In Japan, a single-family home built on your own land is a traditional Japanese concept of housing. Rental housing and common housing (collective housing, apartments) are only transitional means for most residents to achieve the goal of self-built housing. However, with the rise of land prices, the nuclear family (the lifestyle of children living with their parents before marriage and living independently after marriage), the reduction of the average usable area of single-family housing, and the emergence of satellite towns, urban residential districts and high-rise apartments in the suburbs, the proportion of common housing has gradually increased. Beginning in 1960, there was an overall long-term decline in the occupancy of individual single-family dwellings.
I. Classification of Japanese Housing
From the perspective of residential structure, among the newly built residential buildings in 2003, wooden structure residential buildings accounted for 45.1%, steel-concrete structure residential buildings accounted for 28.5%, and steel structure residential buildings accounted for 20.5%. The data show that although the proportion of wooden structure houses is decreasing year by year in recent years, and the proportion of reinforced concrete structure and steel structure houses is increasing year by year, the proportion of wooden structure houses in single-family houses is still about 80%. With the development of cities and the high utilization of land, it is expected that the high-rise apartment houses will increase significantly in the future, and the proportion of wooden structure houses will decrease year by year.
From the perspective of construction methods, there are mainly three kinds of construction methods: pre-fabricated construction method, 2 × 4 construction method and traditional construction method (wooden shaft assembly construction method).
Pre-fabricated construction method is the main construction method of large residential construction enterprises. The main components of residential buildings, such as walls, columns, floors, patios, stairs and other components, are produced in batches in factories and assembled on site. In 2003, 158,000 new houses were built using the pre-fabricated method, accounting for 13.5% of all new houses. The highest level ever was in 1992, when 253,000 dwellings were built using the pre-fabricated method, accounting for 17.8% of all new dwellings. Judging from the current Japanese housing market, Pre-fabricated housing has not really played its advantages of standardized production and cost reduction. The main reason is that most consumers still prefer traditional wooden houses in Japan. Secondly, the cost of non-standard design and processing other than standard components increases the overall cost of residential buildings constructed by this method, and the price advantage can not be brought into play.
2 × 4 construction method is to use 2 inch × 4 inch wood as the backbone, combined with the wall, floor, patio and other surface components as the main frame of the house to build the house. Compared with the traditional axis construction method, this method has higher construction efficiency. There is no need for skilled workers and multi-skilled workers during construction, so it is suitable for small and medium-sized enterprises to use this method for housing construction. This construction method is different from the prevailing American-style standardized and normalized construction method at that time. The characteristics of the 2 × 4 construction method residence are various forms of housing structure, high anti-seismic and fire-resistant functions, and Western-style appearance design. In 1988, 42,000 new residential households in Japan adopted this construction method, accounting for 2.5% of all new residential households. Since then, it has continued to grow, reaching 83,000 households in 2003, accounting for 7.2% of all dwellings.
The traditional wooden shaft assembly construction method is mostly adopted by local small and medium-sized construction enterprises such as Dagong Public Works Shop, which is the oldest and most widely used residential construction method. Under normal circumstances, the site of the wooden residence of Dagong Public Works Shop is under the unified command of the person in charge of the Public Works Shop. The wooden main structure of the residence is mostly constructed by the technical workers of the public works shop, and the roof, decoration and other works are undertaken by the external workers. However, it is difficult to count the number of residential buildings using this method. The reason is that smaller construction projects (with a construction cost of less than 15 million yen) do not require a construction permit.
II. Reasons for the development of prefabricated housing in Japan
As we mentioned earlier, the main structural parts of prefabricated housing, such as walls, beams, floors, roofs and steps, are produced in factories by machining methods, and then these components are transported to the construction site for assembly. It is a unique construction method in Japan to use steel frame and wood as residential structural materials to supply residential buildings, especially to put residential buildings into the residential supply market with brand packaging like other commodities, and thus to cultivate a number of enterprises with annual turnover of tens of millions of yen or even trillions of yen, which is a unique phenomenon in Japan's housing industry.
The reason for the development of prefabricated housing industry in Japan and the development of industrialized housing in Europe is the same, which is to solve the problem of insufficient housing supply after World War II. According to statistics, after World War II, the number of housing demand households in Japan reached 4.2 million. In response to this residential demand, the construction work in a simple sense basically came to an end in the early 1950s. However, the industrial revival and economic development that began in the second half of the 1950s resulted in a large influx of rural population into cities, which once again resulted in the supply crisis of urban housing. Thus, in the early 1960s, enterprises were born to try to solve the housing demand by means of industrialization.
Daiwa Residential was born in 1955. Since the 1960s, the company has positioned its main business in residential construction and development, and still adheres to the business policy of taking the residential industry as the center. In order to open up new business areas, Sekisui Chemical established a residential business department within the company in March 1960. In August of the same year, it separated the residential business department on the grounds of "different business contents" and changed its name to Sekisui Residential Industry. Matsushita Electric also set up a residential business department in 1961, but the company's decision-makers believed that the residential business was only a sideline of the company. In 1963, Matsushita Electric and Matsushita Electric jointly invested 300 million yen to set up a new legal person to establish Matsushita Residential Building Materials Co., Ltd. (The predecessor of Matsushita Residential). The above three companies are enterprises that produce prefabricated residential buildings with light steel structure as the main structure. In contrast, Misawa Wood focused on wood structure prefabricated housing, and set up a residential business department in 1962, which became independent in 1967, creating Misawa Housing. The first generation of Japanese industrialized housing enterprises are the above-mentioned Daiwa, Sekisui, Matsushita and Misawa housing.
At the beginning of its establishment, the first generation of enterprises experienced difficulties in operation and new business development, and finally got on track in the second half of the 1960s. The background of the success of this step is: the social situation of housing shortage, the establishment of the public treasury system of housing finance, the inclination of financial institutions to the housing loan policy, and of course, the unremitting efforts of relevant enterprises have jointly created this preliminary result.
Japan's economy has entered a period of rapid development since the late 1960s, with a large number of new enterprises pouring into the emerging industry of housing industry. Large contractors, which are closest to the housing industry and are recognized as being qualified to succeed in the industry, also actively entered the trend at that time; but today, almost all contractors have been eliminated, and the only one still in the industry has not entered the top 10 of the industry ranking. The main reason is that the specialty of large contractors is the reinforced concrete technology of building large buildings, while the Japanese who are accustomed to wooden houses do not welcome concrete houses very much. At the same time, large contractors are engaged in the development and construction of single-family housing. Compared with the construction of general large-scale buildings that they are good at, the business content is cumbersome and the construction profit is low, which directly leads to the reduction of business efficiency. The construction market for single-family housing is very different from the general construction market in terms of cost structure. The system of managing the construction of large buildings, which is routine for large contractors, is also inconsistent with the system of single-family housing construction.
The focus of housing construction promoted by the Japanese government after the war was to solve the housing crisis through "quantity". Therefore, two problems had to be solved. One was that relying on traditional manual labor could not solve a large number of housing supply in a short time. The other was that there was not enough timber to meet the needs of traditional wooden housing construction in Japan. Under this social background, prefabricated housing enterprises try to use new construction methods to improve this situation. In the late 1950s, the foundation structure system was developed, in the early 1970s, the large-scale panel structure method (Matsushita House, Misawa House) and the residential unit structure method (Sekisui Chemical) were developed, and in the 1990s, various technical development activities were carried out according to market needs. For example, the development of healthy housing and step-free housing technology to solve VOC problems. At present, the focus of technological development and design system of enterprises has basically shifted to the track of adapting to market changes.
III. Development Policy of Prefabricated Housing in Japan
When the prefabrication of housing becomes a realistic issue that must be faced, it is necessary to establish relevant policies for the development of the prefabricated housing industry, such as the long-term demand for prefabricated housing, the construction law and the establishment of industrial structure policies for long-term development. At the same time, the prefabricated housing industry has attracted the attention of all walks of life under the social background of a large number of market demand, the shortage of construction technicians and the increase of labor costs. The government has also issued corresponding policies to promote and cultivate the development of industrialized housing industry. In 1965, the government formulated the first five-year housing plan, the "five-year plan for new housing construction", which pointed out that the ratio of industrialized housing, that is, the factory rate (factory rate = the number of prefabricated housing construction households/the total number of housing construction households), should reach 15%. As a result, public housing reached 8% and private housing reached 4%. In 1971, the five-year plan for new housing construction was formulated again, which stipulated that the industrialization rate of public housing should reach 28% and that of private housing should reach 14%.
In order to achieve this goal, some corresponding measures have been formulated, among which the technical competition in the design and construction of prefabricated housing and the performance certification system of industrialized housing have played a great role in promoting the development of prefabricated housing industry. Matsushita and Misawa later commercialized the award-winning results and later became the pillar products of the enterprise. In addition to this direct effect, the competition has promoted the development of Japan's prefabricated housing industry as a whole and improved the quality of housing products. The establishment of industrialized housing performance certification system guides the development of prefabricated housing industry, which plays a leading role in the housing industrialization industry, and improves the overall level of housing construction in Japan.
The popularization of industrialized housing and the government's promotion of the industrialization process have not only contributed to the growth of the industrialized housing industry, but also promoted the overall development of the housing construction industry to a large extent. The dry construction method promoted by industrialized housing has also been widely used in the traditional construction method. The growth of industrialized housing industry has stimulated the overall development of housing construction, especially the development of traditional construction methods. The initial stage of industrialized housing, mostly through new building materials, equipment to improve the quality of products. With the growth of industrialized housing industry, the market of residential building materials and equipment has been expanded, and the development of residential peripheral industries has been promoted. At present, all kinds of building materials and equipment circulating in this market have been widely used in the construction of modern general construction methods.
IV. Marketing Methods of Prefabricated Housing in Japan
The means of promoting the new living room type of prefabricated housing to customers adopts the way of exhibition field. The dreamlike display of living space and the advertisement of building a beautiful home promote and advocate a new way of life to people, while the traditional contracted construction method of modern construction method can not show people its construction products through the exhibition hall. Prefabricated housing production enterprises have participated in the comprehensive exhibition hall and competed in the exhibition hall, thus improving the continuous development and improvement of product types and quality. At that time, when customers were faced with the situation of buying a house, they first went to the residential exhibition to experience it. So the field designers at that time were not expected to play the same role as they do now.
While prefabricated housing has gradually gained social recognition as a commodity, it has also exposed unexpected blind spots. It's about the design of the house itself. At that time, commodities took the new lifestyle as their sales strategy, accepted the guidance of government departments in terms of performance, and actively adopted a cooperative attitude towards energy conservation, which was different from modern construction methods. These specialties are the specialties of prefabricated residential enterprises, and they are also brought into play in the sales link. However, the CS questionnaire on prefabricated housing and the satisfaction survey within the company reflect that a considerable number of residents still have a lot of opinions. Especially in the aspect of design, the explanation is insufficient, the meeting with the designer is not possible, and the opinion of budget inequality is more common. According to this situation, Seeper Housing has made the assumption of "improving customer understanding and satisfaction", and actively transmits information to consumers in the future residential construction, and believes that timely communication of information is the most convenient way. It is in this context that "Nade Workshop" has emerged as a new channel to communicate with customers. The Nader Workshop, which promotes residential prototypes, involves customers in the planning process, explains the company's attitude and captures new opportunities, is still an ideal place for customer-oriented residential construction enlightenment education. Nade workshop can also be flexibly used in the member education of sales and design personnel.
The basis for technology development comes from feedback from the field. From the perspective of information accumulation, all enterprises and relevant departments play their respective functions well. In addition, the frequent occurrence of housing construction quality problems and the disaster situation of the Great Hanshin Earthquake have improved the evaluation of industrialized housing from different aspects.
When choosing a residential manufacturer, customers are interested in the attitude of the enterprise and the functions of various departments, but they are most concerned about the design of the house type. That is to say, they care about what their home will be like. The era of satisfying the amount of housing construction is over, the era of housing as a manifestation of their social status is about to pass, and housing has become a completely private act. The commercialization of design began to attract people's attention, through the design system and the customers who want to realize their self-worth to design houses together. In the context of this era, enterprises through their own residential production system, and the use of design to create different characteristics of goods. Future designs may have to be flexible to meet the individual requirements of the customer.
V. Technological Development of Prefabricated Housing in Japan
Prefabricated housing is a residential product completed in the form of housing by installing prefabricated components on the construction site. From this definition, the development of residential components is the starting point for the development of a complete set of industrialized housing.
The residential construction industry, including prefabricated housing, is a process of listening to the customer's living requirements, designing the ideal living space in advance, and materializing (spatializing) the content of its requirements, so it can also be called a business of understanding customers and helping them fulfill their wishes. In the stage of development and serialization of interior decoration components, prefabricated residential enterprises began to incorporate the standardization and serialization of interior decoration components, which are most closely related to the customer's living space proposal business, into their important business areas.
Therefore, the development of interior decoration components began in the second half of the 1970s. The unit bathroom equipment was developed in the second half of the 1960s and became a unique residential component of the prefabricated residential enterprise. The functionality of the bathroom itself determines that there will be many quality problems in the case of on-site construction. As a countermeasure to solve this problem, the product is developed. At the same time, with the popularity of the bathroom unit, the bathroom can be simply set upstairs, next to the bedroom on the second floor, corresponding to the upper and lower separation of two-storey households, the flexibility of the design of the second and third floors of the three-storey building is enhanced. Prefabricated housing manufacturers, whether social impression or development means in the market, first played a leading role in the development of interior decoration components, which is also an important reason why they can now produce various interior decoration components and establish supporting systems.
a dwelling is equally important as a sheltered building that protects the life and property of its occupants, and as an interior space that provides the amenities needed for the comfort and pleasure of its occupants. In Japan, people's awareness of the quality of interior space is getting higher and higher, which has been gradually formed in the past 20 years. Compared with the appearance design which has not existed for a long time, people's requirements for interior design and the corresponding ability of enterprises are not sufficient. As people realize that the family structure will change with the change of intergenerational relations, which will lead to the change of housing function, and the development of the times will also make the function of housing can not keep up with the requirements of life, so the flexibility and adaptability of housing space are born. Combined with the need to solve the matching problems of the main structure, equipment and interior decoration system of the house itself, Japan has developed the SI residential system, which separates the main structure from the equipment and interior decoration system, and can achieve a real century-old house, effectively solving the above problems.
At the same time, the housing market is characterized by information asymmetry. The residential sales industry is trying to eliminate this asymmetry and explore the common ground between buyers and sellers. The original residential market is a highly regional market, and prefabricated residential enterprises rely on the publicity of their residential buildings to break through this regional barrier. As the main means of publicity, it focuses mainly on the mass media such as the press, TV and, more recently, the Internet. Now the prefabricated housing, relying on its high-quality structure and good after-sales service, has achieved the impression of high quality and high price in the society compared with the original construction method.
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