Model Elemental Estimate

7/29/2019 Model Elemental Estimate

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Guide to

Elemental Cost Estimating&

Analysis for Bui lding Works

1998

THE ASSOCIATION OFSOUTH AFRICAN QUANTITY SURVEYORS


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1

Page

FO REWO RD (ii)

EXPLANATO RY NO TES 1

DEFINIT IO N 3

SUM M ARY O F ELEM ENTS 5

SC HEDULE O F ELEM ENTS 7

EXAM PLES 41

CONTENTS

(i)


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1

This G uide to Elemental Cost Estimating & Analysis for Building Works (the new G uide) replaces the existing

G uide to Elemental C ost Analysis (1982 second edition). A working group of the C onstruction Economics

C ommittee, comprising M artin Smith, P rofessor Paul Bowen, M artin Treadaway and Keith C attell, undertook

the compilation of the new G uide. We are greatly indebted to them for this excellent document.

The primary purpose of the new Guide is to present a system for elemental estimating, however, the

document has been compiled in such a manner as to enable and stimulate dedicated cost analysis and

cost comparison between construction projects.

The elemental list contained in the 1982 second edition has been revised, categories of elements amended

and the format changed. This Guide is more comprehensive than the previous one and has been expanded

to include taking off and pricing notes and a column for analysis purposes.

Hopefully this document will be supplemented in future by further guides to the various other methods and

stages of estimating, ultimately providing a comprehensive estimating manual.

The committee would welcome constructive criticism and suggestions to improve the Guide.

Dave LindenbergChairman

Construction Economics CommitteeAssociation of Quantity Surveyors

September 1998

FOREWORD

(ii)


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1

The primary objective of this Guide is to present a system which sets out principles and a model format

for elemental estimating.

Cost Analysis

M eaningful elemental cost analysis will only be possible if cost data are based on a uniform standard analysis.

The estimator is therefore urged not to deviate from the system proposed in this G uide since only then will

it be possible to use the derived data for comparative elemental estimating and cost planning.

New Guide

The list of elements has been re-organised into the following sections:

Primary Elements

Special Installations

Alterations

External Works and Services

Training

Preliminaries

C ontractors Fee

C ontingency Allowances

Escalation

Value Added Tax

Salient Features of New Guide

A TAK ING O FF/PR IC ING NO TES column has been introduced as part of the element and component list

in order to assist the estimator in compiling and pricing the elemental estimate. Detail is not provided as it

is up to the estimator to allow for all components.

The element P IL IN G falls under Special Installations as it represents an abnormal site condition and wouldadversely affect meaningful cost comparison of typical building projects with different ground conditions.

BASEM ENT EXCAVAT IO NS are deemed to be part of the site preparation and, therefore, have been included

with External Works and Services. There is no longer a separate element called BASEM EN T and the

basement components such as floors, walls, etc., have been included with the appropriate P rimary Elements.

There is a new element IND EPENDENT ST RUC TUR AL C O M PO NENTS applicable to unframed structures

and no longer an UP PER FLO O RS element. A ll slabs and staircases fall under the elements Structural Frame

or Independent Structural Components, as the case may be, and the Guide clearly indicates how these

are to be provided for.

C O NC RET E WALLS, whether reinforced or not, are included with External Envelope or Internal Divisions,

as the case may be, and not with the Structural frame. Concrete walls are included with the External Envelopeor Internal Divisions based on a functional, rather than a construction, definition.

PA RTIT IO NS is a new element which is separate from Internal Divisions.

The category SP EC IAL INSTALLAT IO NS includes all specialist sub-contractor work, except for the conventional

Electrical Installation within the building. There is a comprehensive list of Special Installations which incorporates

all the more frequently encountered specialist work.

An element, M ISC ELLANEO US ITEM S, has been introduced at the end of sections 1, 2 and 4 for any items

which are not catered for within the list of elements.

EXPLANATORY NOTES


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2

TR AIN IN G is a new bill required mainly by government clients to be included in bills of quantities and,

therefore, is a new element of cost.

PRELIM INAR IES has been expanded to include a break-down of components. It is no longer the first section,

but has been moved to the end of the estimate.

C O NTRAC TO R S FEE has been introduced as a separate section. This is an optional approach and the

estimator may wish to include the principal contractors fee on a pro-rata basis within the individual rates

in the estimate. T he Contractors Fee is often a separately identifiable and negotiated amount, as in the

case of multiple procurement contracts, and it may be helpful to reflect this cost separately. However, itshould be realised that this approach will distort the cost analysis data.

C O NT ING ENC Y ALLO WANC E has been expanded to include both Price and Detail Development and

B uilding C ontract C ontingencies as components. The Price and D etail Development C ontingency is there

to take care of design development at the estimating stage, and the Building Contract Contingency is

included to cover unforeseen circumstances during the contract stage.

ESC ALATIO N is a new element of cost, included in order to provide estimated pre-tender and contract

escalation.

VALUE ADDED TAX, introduced after the 1982 second edition guide, is now included as a new element

of cost.


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Sections

The elements are sub-divided into the following sections: P rimary Elements, S pecial Installations, Alterations,

External Works and Services, Training, P reliminaries, C ontractors Fee, C ontingency Allowances, Escalation

and Value Added Tax. Elements are defined and constant for all buildings, thus facilitating the use of

information obtained from a building when estimating the cost of other similar buildings.

Element

Buildings are divided into Elements (e.g. Foundations, External Envelope, Roofs, etc.). An Element is that

part of any building that always performs the same function irrespective of its construction or specification.

Elements should not be combined or divided.

Component

Each Element is sub-divided into Components (e.g. the Element Roofs is sub-divided into the C omponents

of C onstruction, C overings, Insulation, etc.). Where a specific Component forms a high cost part of the

estimate, such Component should be further sub-divided into sub-components.

Measurements Required for Element or Component

The M easurement required is the actual quantitative unit of the Element or Component. Each of the Elements

or Components is considered and evaluated in the plane in which it occurs (e.g. the Element Roofs would

be evaluated per square metre in the various planes of the roof, the Component Downpipes per metre

length and the Component Dormers per unit number). T he quantity of an Element or a Component is

measured and multiplied by a monetary rate thus obtaining an estimated construction cost for that Element

or C omponent.

Unit

Unit denotes the unit of measurement of the individual Element or Component.

Composition of Element or Component

Each Element comprises various Components. Each Component comprises various parts or sub-components.

Taking Off/Pricing Notes

Taking off/pricing notes are guidelines to assist the estimator in the taking off and pricing stages of an

estimate.

Code

The C ode is the numerical identification for each Element of Component.

CostC ost is the cost of an Element and is the aggregate of the Component costs comprising the particular

Element.

Quantity

Q uantity is the actual measured quantity of an Element or Component.

DEFINITIONS


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Cost Per Unit

C ost per unit is the cost of an Element divided by the measured Q uantity of the Element (e.g. the Cost of

the Element Roofs divided by the area of the Element Roofs).

Cost Per Square Metre

C ost Per Square M etre is the Cost of the Element divided by the Construction Area.

Cost (Percentage) %C ost % is the Cost of the Element expressed as a portion of the total cost.

Construction Area

The Construction Area of a building is the total of all the areas of a building measured on plan at each

covered floor level over the external walls or external lines of the outermost vertical enclosing planes or,

where applicable, the centre line of party walls between buildings

The following items are included in the calculation of Construction Area

Internal stairwell and staircase areas

Lift shaft areas

Duct space areas

M ezzanine floor areas

Finished floor areas in attic spaces

Floor areas to penthouses, staff quarters, lift motor rooms, etc.

All open but covered porches, balconies and balcony corridors within the enclosing planes of the main

building

Floor areas to attached sheds, carports, etc., and all partially completed rooms, porches, balconies, etc.,

provided the relevant areas are covered and have at least two of their walls not less than two thirds of

the storey height on which they occur.

The following to be excluded from the calculation of Construction Area

External steps and paved areas

Areas of projecting roof overhangs, hoods, canopies and the like

Enclosed open areas (light or ventilation wells and courtyards)

Areas of open covered ways and carports, etc.

Areas of unenclosed fire escapes

Areas on plan of small projections such a pilasters, attached piers, fins, chimney breasts, etc.

Training

G overnment clients require the inclusion of an amount for training of previously disadvantaged individuals.

Training of candidates shall consist of institutional training on a competency based modular basis and

practical on-site training under competent supervision provided by the contractor.


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SUMMARY OF ELEMENTS


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5

The following new elements and components within the above sections have been introduced:

Primary elements

Foundations

G round Floor C onstruction Structural Frame

Independent Structural C omponents

External Envelope

Roofs

Internal Divisions

Partitions

Floor Finishes

Internal Wall Finishes

C eilings and Soffits

Fittings

Electrical Installation

Internal Plumbing

Fire Services

Balustrading, etc.

M iscellaneous Items

Special installations

P iling

Sun Control Screens, G rilles, etc

Raised Access Floors

Special Fire Protection

Lifts

Escalators

Air C onditioning

Ventilation

H eating

Special Electrical Installations

O ther Services

Compactors

Access C ontrol

Gondolas Stoves

K itchen Equipment

Specialised Equipment

Security Systems

C ommunication Systems

Prefabricated C old Rooms

Signage

Artwork


SUMMARY OF ELEMENTS


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Alterations

Alterations

External works and services

Soil Drainage

Sub-surface Water Drainage

Stormwater Drainage

Water Supplies Fire Service

External Electrical Installations

C onnection Fees, etc

Demolitions

Site C learance

Earthworks

Boundary, Screen and R etaining Walls, etc

Fencing and G ates

Roads, Paving, etc

C overed Parking, Walkways, etc

Pergolas, C anopies, etc

M inor C onstruction Work

Pools, etc

Sports Facilities

G arden Works


Training

Training

Preliminaries

Preliminaries

Contractors Fee

C ontractors Fee

Contingency allowances

Price and Detail Development

Building Contract Contingencies

Escalation

Pre-tender escalation

C ontract escalation

Value Added Tax

Value Added Tax

6


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SCHEDULE OF ELEMENTS


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7

CODESECTION

ANDELEMENT

COD E COM PON EN TM EASUREMENT REQUIRED

FOR ELEMENTOR COMPONENT

QTYUNIT

COMPOSITIONOF ELEMENT

OR COMPONENT

1

100

PRIMARYELEMENTS

Foundations

10 0.10 Unr ei nfo rced s tr ipfootings.

m2

Comprises all work below lowest floor level

to the buildings proper including basementfoundation but excluding structural frame,pili ng and site excavation (refer to 102 Structural frame, 200 Pi ling and 409 Earthworks).

M e

Meawalsup

Sta

Areas on plan of structure having

foundations, measured over walls.

Length on plan. m Compri ses all excavation, risk ofcollapse, backfill ing, worki ng space,concrete, blindi ng and formwork.

m Compri ses all excavation, risk ofcollapse, backfill ing, worki ng space,concrete, bli nding, form work and steel

reinforcement.

100.20 Reinforced stri pfootings.

Length on plan.

m Compri ses all excavation, risk ofcollapse, backfilli ng, working space,concrete, bli nding, form work and steelreinforcement.

100 .30 Straps and foundat ionbeams.

Length on plan.

Compri ses all excavation, risk ofcollapse, backfilli ng, working space,concrete, bli nding, form work and steelreinforcement below the lowest floor level.

100.40 Col um ns, col um nbases and pile caps.

Number.

Compri ses all excavation, risk ofcollapse, backfilli ng, working space,concrete, bli nding, form work and steelreinforcement.

100.50 Lift shaft bases. Number.

no

no

M e

Meawal

supSta

M e

Meawalsup

Sta

M e

Staand

Sta

M eSta


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CODESECTION

ANDELEMENT

COD E COM PON EN T

M EASUREMENT REQUIREDFOR ELEMENT

OR COMPONENT

QTYUNIT


OR COMPONENT

Foundations

(continued)1 00 .6 0 Br ic k an d b lo ck w al ls . m Comprises all brickwork, blockwork, brick

reinforcement and pli nth finishes up tolowest floor level.

Meaof w

Inctria

Sta

Length on plan.

Length on plan. Stadiffe

Sta

m Compri ses all concrete, formwork, steelreinforcement and pli nth finishes up tolowest floor level.

m3

Compri ses rock excavation, removal ofconcrete, brickwork, etc.

100.80 Rock, etc excavation. Volume. Staallo

1 00 .7 0 Rei nfo rced co nc retewalls.

m2

Comprises carting on/away and dewateringitems that apply to 100.10 to 100.70 above(dewatering to be included with 409.70 Dewatering when basements occur).

100.90 Sundries. Area on plan of structure havingfoundations.

Eacunit

Ground floor

construction

101.10 Sol id floors.

m2

Comprises complete ground floorconstruction, incl uding i ntegral steps andramps.

Fini108draSub

Area on plan of ground floorconstruction, measured over walls.

101

m2

Comprises excavation or filli ng under solidfloors, ant proofing, hardcore, underfloorwaterproofing, surface beds, meshreinforcement (if any), expansion joints andthickening out of surface beds under wallsand at edges.

Me

M eout

Sta

Area on plan of the portion havingsolid floors, measured over walls.

101.20 Suspended floors. m2

Comprises excavation, ant proofing, concrete,brickwork and ties to sleeper piers, wall plates,sleepers, bearers, floor joists, b oarding,

battens, slabs, formwor k and m eshreinforcement (if any).

Me

Ap

me

Area on plan of the portion havingsuspended floors, measured overwalls.


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CODESECTION

ANDELEMENT



QTYUNIT


OR COMPONENT

Independentstructuralcomponents

m2

Compri ses ramps, staircases, slabs inunframed structures, independent colum ns,beams and portal frames not form ing partof the structural frame (refer to 102.20 for

ramps and 102.30 for staircases formingpart of the integral structural frame).

Conenv

Construction area.

103.10 Ramps.

103

m2

Compri ses reinforced concrete, formwork(whether sm ooth, patterned or otherwise),steel reinforcement, structural steelworkand sundry items.

Sta

MefiniBal

Area on slope measured over walls.

103.20 Stai rcases. m2


Meastee

MefiniBal

Area on plan measured overenclosing walls at each floor level.

10 3.30 Sl abs i n u nfr am edstructures.

m2


Mea

Sta

Area on plan of floor and roof slabsmeasured over sm all openings(deduct area of staircases and largeopenings).

1 03 .4 0 In dep en den t co lu mn s. m Compri ses reinforced concrete, formwork(whether sm ooth, patterned or otherwise),steel reinforcement, structural steelworkand sundry items.

Mea

Sta

Length.

103.50 Beams. m Compri ses reinforced concrete, formwork(whether sm ooth, patterned or otherwise,steel reinforcement, structural steelworkand sundry items.

Mea

Sta

Length.

103.60 Portal f ram es. m Compri ses reinforced concrete, formwork

(whether sm ooth, patterned or otherwise),steel reinforcement, structural steelworkand sundry items.

StaCombined length of columns and

beams.


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CODESECTION

ANDELEMENT



QTYUNIT


OR COMPONENT

Externalenvelope

m2

Compri ses all vertical comp onentsenclosing the building including gablewalls.

M eund

Me115

Area on elevation of the externalenvelope of the building i n line withthe general faces of the buildingand measured over openings,

columns, slab edges, etc andincluding gable walls.

1 04 .1 0 Br ic k an d b lo ck w al ls .

104

m2

Compri ses brickwork, blockwork, beamfilli ng, gable walls, sundri es (eg damp-proofing, ties to concrete, building cavitiessolid, tanking, etc).

Measep

Area on elevation.

1 04 .2 0 Rei nfo rced co nc retewalls.

m2

Compri ses reinforced concrete, formwork(whether sm ooth, patterned or otherwise),steel reinforcement, waterproofing andtanking.

M easep

Area on elevation.

104.30 Curtai n wal ls. m2

Compri ses the curtain wall compl ete withframing, glass, infil l panels, service ducts,pelmets, etc and any related sundry builderswork.

If distru

Area on elevation.

10 4.40 Pr ecast c laddi ng. m2

Compri ses the complete precast claddingwith fini sh, steel reinforcement, fixingmethod, shims, etc.

Meafinis

Developed area on elevation.

104.50 External finishes. m2

Compri ses all fini shes to the externalenvelope, excluding fi nishes im parted bystonework and openings but includi ng allfinishes to proj ecting slabs, etc.

Mea

M ea

Smocon

Area on elevation.

104.60 Windows. m2

Compri ses windows, lintols, internal andexternal cills, pelmets, curtain tracks, remotecontrol, reveals, glass and p aint.

Measep

Mea

Area on elevation.


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CODESECTION

ANDELEMENT



QTYUNIT


OR COMPONENT

Externalenvelope(continued)

m2

Comprises the shopfronts, shop entrances,doors, stallboard ri sers and bulkheadsabove including finishes and appurtenantsundry builders work.

Measep

Sta

Dooove

Sta

Meafinis

Area on elevation measured overdoors and stallboard risers.

1 04 .7 0 Sh op fron ts an d si m il arentrance screens.

Comprises doors, frames, lintols, fanlights,sidelights, anchors, ironmong ery, doorclosers, dowels, reveals, glass and paint.

Meadoo

Sta

Mea

Measep

Number.104.80 Doors. no

Compri ses doors, frames, lintols, fanlights,

sidelights, anchors, ironmong ery, doorclosers, dowels, reveals, glass and paint.

M e

elec

Number.104.90 Speci al doors. no

Comprises the complete roof includingconcrete flat roofs.

ExcArea of the roof covering andwaterproofing measured i n thevarious planes of the roof overparapets, box gutters, etc.

m2

Roofs105

105.10 Constructi on(other than concrete)

Comprises the complete roof constructionincludi ng wall plates, ties, trusses,windbracing, etc.

M econ

Area on flat or on slope, excludingroof lights.

m2

105.15 Coverings. Comprises roof and dome coverings,treatment, battens, purl ins, boarding, hipand ridge coverings.

Mea

Ded

Area on flat or on slope, excludingroof lights and dormers.

m2

10 5.20 Roo f, lanter n andsouthlights.

Compri ses construction, glass orpolycarbonate, paint, etc.

MeaArea. m2


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CODESECTION

ANDELEMENT



QTYUNIT


OR COMPONENT

Roofs(continued)

m2

Compri ses screeds for and waterproofingto roofs, gutters, canopies, etc, turnups,sundry i tems and paint.

Mea

Ded

Area measured over parapets, etcbut excluding roof li ghts anddormers.

Waterproofing.105.25

m2 Compri ses all i nsulation materials andappurtenant sundr y items.

DedArea on flat or on slope butexcluding roof lights and dormers.

Insulation.105.30

m2

Compri ses the materials forming thetrafficable sur face including appurtenantsundry items.

Me

M e

Area of waterproofi ng fini shed withtrafficable surfaces.

Trafficabl e surfaces.105.35

m Compr ises eaves soffit and edge treatmentand eaves gutters.

Me

M e

Sta

Length.Eaves.105.40

m Comprises sof fi t and edge treatment. Me

Me

Length.Verges.105.45

m Comprises flashings, lightning conductorsand valley details.

Sta

M e

Length.Accessories andflashings.

105.50

m Compri ses downpipes cast-i n or surfacemounted, sundries and paint incl udingoutlets, rainwater heads, etc.

MeLength.Downpipes.105.55

no Compri ses ridge ventilators, revolvingventilators, powered ventilators, sl opeventilators, etc.

MeNumber.Ventilators.105.60

no Comprises construction, cladding, covering,flashing, window, etc.

MeNumber.Dormers.105.65

no Comprises construction, finishes, cowls,etc. Mesep

Sta

Number.Chimneys.

105.70


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CODESECTION

ANDELEMENT



QTYUNIT


OR COMPONENT

Internaldivisions

m2

Comprises all vertical components dividingthe interior of the building excludingpartitions (refer to 107 Partitions).

Area on elevation of internaldivisio ns measured over allopenings, columns, etc.

Brick and block walls.106.10 m2

Comprises all brickwork, blockwork andsundries.

Measep

Area on elevation excludingopenings.

106

Reinforced concretewalls.

106.20 m2

Compri ses reinforced concrete, formwork(whether sm ooth, patterned or otherwise),steel reinforcement, etc.

MeaArea on elevation excludingopenings.

Borrowed lights.106.30 m2


MeaArea on elevation.

Doors.106.40 no Mesep

Sta

Number.


Special door s.106.50 no Mesep

Sta

Number.

Compri ses demountable, fixed, fi re ratedand glazed partitions, frames, doors,fanlights, borrowed lights, ironmongery,finishes, attached skirting s and corn ices,glass, etc.

Partitions.107.10

m2

M e

M e

Sta

Areas on elevation o f partitionsmeasured over doors, si delights,fanlights and borrowed lights.

Partitions107

Compri ses demountable, fixed, fi re ratedand glazed partitions, borrowed li ghts,finishes, attached skirting s and corn ices,glass, etc.

m2

Area on elevation.

Doors.107.20 Compri ses doors, frames, fanligh ts,sidelights, ironmongery, door cl osers, paintand glass and formi ng openings inpartitioning.

noNumber. Mea

Dooove

Compri ses internal windows, borrowedlights, vi ew panels, etc, cill s, glass andpaint.


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CODESECTION

ANDELEMENT



QTYUNIT


OR COMPONENT

Floor finishes m2

Compri ses all fi nishes to floors, stairs,ramps, etc.

Area on plan of floors measuredover walls, sm all openings andstaircases.

108.10

108

m2

Comprises screeds and floor finishes of alltypes of floor construction, raised accessfloors, etc including dividing strips, etc.

Applied floor finishes.108.10 Me

Sta

M eund

Area on plan of those portions ofthe building having applied floorfinishes measured over walls andsmall openings (deduct area ofstaircases, lift shafts and largeopenings).

Applied floor finishes.

108.20 m2

Compri ses finishes to treads, risers,landings and edges.

Me

Sofund

Area on plan of the staircase andramps measured over walls at eachfloor above lowest floor l evel.

Stair and ramp finishes.

108.30 m Comprises all skirtings including finishesexcept where integral with partitions andpanelling.

MeLength.Skirtings, etc.

109.10

m2

Compri ses all fi nishes to internal walls,includi ng internal columns, reveals,projecting beams, etc including i nternalfinishes to external walls.

Area on elevation of internalfinishes to all walls measuredbetween unfinished floor andceiling and over doors, windows,etc.

Finishes.

Internal wallfinishes

109

m2

Compri ses all fi nishes to internal walls,includi ng fini shes to lift shaft and otherconcrete walls (except where finish isimparted by formwork), internal columns

reveals, projecting beams, etc.

Area on elevation but excludingarea of finishes imparted byformwork, openings, etc.

Me

Sta

Me

109.20 Rai ls, etc. Compri ses all picture rails, hat and coatrails, etc, includi ng fini shes, except whereintegral with partitions and panelling.

Length. Mem


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CODESECTION

ANDELEMENT



QTYUNIT


OR COMPONENT

Ceilings andsoffits

Area on plan of those portions ofthe building having soffit fini shesand ceilings measured over walls,small openings and staircases

(deduct area of lift shafts and largeopenings).

110

110.10 m2

Compri ses soffit finishes and ceilings.

Slab soffit finishes. Dedlarg

Area on plan measured over walls,small openings and staircases.

Compri ses plaster and paint fini shes tosoffits of slabs, stairs, ramps, landing s andsides and soffits of beams.

110.20 m2

Nailed-up ceilings. Me

Dedlarg

Area measured over walls and smallopenings.

Compri ses joists, bearers, hangers,brandering, boarding, finishes, trap doors,etc.

m2

Suspended ceili ngs. Me

Dedlarg

Sta

Area on plan measured over wallsand small openings.

Compri ses construction, hangers, tees,panels, finishes, etc.

110.30

mBulkheads. Me

Sta

Length on plan. Comprises the compl ete construction, fixingand finishes thereof.

110.40

mCornices, etc. MeLength on plan. Comprises all cornices, etc includingfinishes.

110.50

m2

Chalk boards, etc.

Sta

Sanfittinplu

Construction area. Compri ses fittings complete withironm ongery, steelwork, fini shes, etc.

111.05

Fittings111

m

2

MeSta

Area on elevation. Compri ses chalk boards, white boards, etc.

Pinning boards, etc.111.10 m2

Me

Sta

Area on elevation. Comprises pinning boards, notice boards,etc.

m2


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CODESECTION

ANDELEMENT

COD E COM PON ENTM EASUREMENT REQUIRED


QTYUNIT


OR COMPONENT

Fittings(continued)

m2

Area on plan. Comprises raised platforms not formingpart of the floor.

111.15 Raised platforms. Sta

mLength. Comprises cupboards built into recesses

in walls, between walls, etc.

111.20 Built- in cupboards. M e

Sta

mLength. Comprises cupboards attached to face ofwalls.

1 11 .2 5 C up bo ards p lu gg ed towalls.

Me

Sta

mLength. Comprises pigeon hole fittings, magazinedisplay racks, etc.

111.30 Pigeon hole fittings, etc. M e

Sta

mLength. Comprises work benches and work topsincluding integral cupboards or framingbelow.

1 11 .3 5 Wo rk ben ch es an d w orktops.

Me

Sta

mLength. Comprises room dividers of all types otherthan built-in cupboards or cupboards

plugged to walls.

111.40 Room dividers. M e

Sta

mLength. Comprises counters.Counters. M e

Sta

111.45

mLength. Comprises kitchen units at floor level.Kitchen floor units.111.50 Me

Sta

mLength. Comprises kitchen units fixed to walls butnot touching the floor.

Kitchen wall uni ts.111.55 Me

Sta

mLength. Comprises shelving, brackets, cleats,bearers, grounds, etc.

Shelving.111.60 Me

Sta

Me

Sta

mLength. Comprises pews.Pews.111.65 Me

mLength. Comprises benches for seating purposes.Single seating benches.111.70 Me


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CODESECTION

ANDELEMENT



QTYUNIT


OR COMPONENT

Fittings(continued)

mLength. Comprises back to back benches for seatingpurposes.

111.75 Double seating benches. M e

noNumber. Comprises tables forming part of fi ttings.111.80 Tables. M e

noNumber. Comprises pulpits, lecterns, etc.111.85 Pulpits, lecterns, etc. M e

Meabuisep

113.05

noNumber. Comprises staff, sport, firearm, etc lockers.111.90 Lockers.

Electricalinstallation(refer also to 209and 405)

m2

Construction area. Compri ses the complete electricalinstallation including light fittings andbuilders work.

112

112.10 Installation. m2Area. Compri ses the complete electricalinstallation including power skirting or railsand general ligh t fittings but excludingtranformers and builders work.

Mea112.20 Special l ight fi tti ngs. Number. Comprises special li ght fittings not includedelsewhere.

no

112.30 Builders work. Construction area. Comprises builders work in connectionwith 112.10 and 112.20 above, profit andattendance, sleeves, duct covers, etc.

m2

Internalplumbing

113 Geyscoun

Eachshow

Number of sanitary fittings. Comprises the complete internal plumbinginstallation.

no

Number. Comprises fittings and units complete wihtaps, service pipes, stop cocks and trapsand those combined with cupboards orworktops.

noSanitary fittings. State

State

noNumber. Comprises fittings that cannot be includedabove.

111.95 M iscellaneous M e

Sta


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19

CODESECTION

ANDELEMENT



QTYUNIT


OR COMPONENT

Internalplumbing(continued)

noNumber. Comprises soap dishes, toilet paper holders,mirrors, towel rails, medicine cabinets, etc.

113.10 Sani tar y fi tti ngssundries.

Number. no Comprises anti-siphonage, waste, soil andvent stacks, paint on pipes, a proportion ofholes and cutting to tili ng, etc.

113.15 Sani tar y pl um bi ng.

Hotsup

Number. no Compri ses covers, framing, fi nishes, etc.1 13 .2 0 Pl umbi ng d uc t co vers.

Number. no Compri ses all col d water services includingpaint on pipes, a proportion of hol es andcutting to ti ling, wheel valves, etc.

1 13 .2 5 C ol d w ater su pp li es.

StaNumber. no Comprises tanks, ball valves, tank stands,trays and overflow pipes.

113 .30 Water s to rage tanks .

Sta

Number. no Comprises piping, lagging, paint on pi pes,

a proportion of holes and cutting to tiling,wheel valves, etc.

1 13 .3 5 H ot w ater su pp li es .

Number. no Comprises geysers, stands, trays andoverflow pipes (i f any) and those combinedwith cupboards.

113.40 Geysers.

StaNumber. no Comprises boilers and hot water cylinders,laggings, etc.

113.45 Boilers.

Statan

Number. no Compri ses pumps, motors, etc.113.50 Booster pum ps.

Number. no Comprises solar heating installation, panels,support- and pipework and associatedstorage tanks.

11 3.55 Sol ar h eati ng.

Number. no Compri ses heat pump installation, support-and pipework.

11 3.60 Sup pl y heat pum ps.


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20

CODESECTION

ANDELEMENT

CODE COM PONENTM EASUREMENT REQUIRED


QTYUNIT


OR COMPONENT

Fire services(refer also to 203)

noN umber o f fi re s ervi ce fi tti ng s. Compr ises compl ete fi re servi ce i nstal lati onexcluding sprinkl er installation and otherspecial fi re fighting i nstallations (refer to203 Special fire protection).

114

Fire stops to verticalservice shafts, etc.

M eina

114.10 Area. m2

Comprises fire stopping.

Fire resistant paint, etc.

Me

114.20 Area. m2

Compri ses fire resistant (i ntumescent) paintto structural steelwork, etc.

Extinguishers.114.30 Number. no Comprises extinguishers including backingboards, etc.

MeFire hose reels.114.40 Number. no Compri ses fire hose reels.

Sta

Valve and hosecouplings.

114.50 Number. no Compri ses valves wi th in stantaneousconnectors, booster pum p connections,etc.

Water supply.114.60 Number. no Compri ses piping, paint on pipes, aproportion o f holes and cutting til ing, wheelvalves, etc.

Water storage tanks.114.70 Number. no Compri ses tanks, ball- valves, tankstands,trays and overflow pipes.

Booster pumps.114.80 Number. no Compri ses pumps, motors, etc.

Balustrade walls.115.10 Area on elevation.

m Compri ses balustrading, balustrade andparapet walls.

Balustrading,etc.

115

m

2

Comprises balustrade walls complete withcopings, fini shes, etc.

Length of all balustrading, parapetwalls, etc.

Parapet walls.115.20 Area on elevation. m2 Compri ses parapet walls compl ete with

copings, fini shes, etc.


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21

CODESECTION

ANDELEMENT



QTYUNIT


OR COMPONENT

Balustrading,etc.(continued)

m Compri ses steel balustrading, handrails,sundry fixing i tems, infill panels, finishes,cappings, etc.

Steel balustrading. Me

Sta

115.30 Length.

Compri ses items that cannot be incl udedwith other elements or components above.

m2

116.10

Miscellaneousitems

116

m Comprises tim ber balustrading, handrails,sundry fixing i tems, infill panels, finishes,cappings, etc.

Timber balustrading. MeSta

115.40 Length.

m Compri ses other balustrading, handrails,sundry fixing i tems, infill panels, finishes,cappings, etc.

Other balustrading. Mea

Sta

115.50 Length.

Construction area.

Length. Compri ses construction, finishes, covers,etc.

mFloor ducts. Me

Sta

116.20 Number. Compri ses other i tems that cannot beincluded wi th other elements andcomponents above.

noOther.

Me200.10

Area on plan of lowest floor havingpiled foundations.

Comprises specialist piling and sundrybuilders work.

m2

Sheet pili ng.

SPECIALINSTALLATIONS

2

200 Piling

Area on elevation. Comprises sheet pil ing excluding builderswork.

m2

Sta200.20 Driven piles. Number. Comprises driven piles excluding buil ders

work.

no

Sta200.30 Cast in-situ piles. Number. Comprises cast in-situ piles excludingbuilders work.

no

Meest

200.40 Establishment, etc. Number. Compri ses establishment and de-establishment.

no


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22

CODESECTION

ANDELEMENT



QTYUNIT


OR COMPONENT

Piling(continued)

m2

Compri ses pile testing, etc.Pile testing, etc.200.50 Area on plan of lowest floor havingpiled foundations.

Sta

M eApp

m2

Comprises builders work, cutting down

piling items, etc in connection with 200.10to 200.50 above.

Builders work.200.60 Area on plan of lowest floor h aving

piled foundations.

Sun controlscreens, grill es,etc.

m2

Comprises special sun control features notintegral with the structural frame completewith fini shes and sundry bui lders work.

Sun control screens,gril les, etc.

201.10

Area on elevation of sun controlscreens, gri lles, etc.

201

m2

Comprises special sun control features notintegral with the structural frame completewith finishes excluding builders work.

Area on elevation. Me

Builders work.201.20 m2

Comprises builders work in connectionwith 201.10 above.

Area on elevation.

Raised access floors.202.10

m2

Compri ses all raised access floors.Area on plan of those portions ofthe buildi ng having raised accessfloors measured over walls andsmall openings.

Raised accessfloors

202

m2

Compri ses all raised access floors.Area on plan of those portions ofthe buildi ng having raised accessfloors measured over walls andsmall openings.

StaSprinkler installation.203.10

m2

Compri ses the complete special fireprotection installation and sundry builders

work.

Area on plan of the portions of thebuilding protected.

Special fireprotection

(refer also to 1 14)

203

m2

Compri ses the complete sprinklerinstallation excluding builders work.

Area on plan of the portions of thebuilding protected.


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23

CODESECTION

ANDELEMENT



QTYUNIT


OR COMPONENT

Special fireprotection(Refer also to 114)(continued)

m2

Compri ses the complete smoke detectionsystem excluding builders work.

Smoke detection system.203.20 Area on plan of portions of thebuilding protected.

m2

Comprises the complete early fire warning

system excluding builders work.

Early fire warning

system.

203.30 Area on plan of the portions of the

building protected.

Lifts204

Me

Me

m2

Comprises the complete building evacuationsystem excluding builders work.

Buildi ng evacuation.203.40 Area on plan of the portions of thebuilding protected.

Me

m2

Compri ses other special fire protectionsystems excluding builders work.

Other special fireprotection.

203.50 Area on plan of the portions of thebuilding protected.

Me

m2

Comprises builders work in connectionwith 203.10 to 20 3.50 above.

Builders work.203.60 Area on plan of the portions of thebuilding protected.

Me

Sta

Sta

no Compri ses the complete lift installation andsundry builders work.

Lifts.204.10

Number of lifts.

no Compri ses the complete lift installationexcluding builders work.

Number.

Builders work.204.20 no Comprises builders work in connectionwirh 2 04.10 above.

Number.

Escalators205

Me

Sta

M esep

no Comprises the complete escalatorinstallation and sundry builders work.

Escalators.205.10

Number of escalators.

no Comprises the complete escalatorinstallation excluding builders work.

Number.

Builders work.205.20 no Comprises builders work in connection205.10 above.

Number.


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24

CODESECTION

ANDELEMENT



QTYUNIT


OR COMPONENT

Air conditioning m2

Compri ses the complete air condi tioninginstallation and sundry build ers work.

Area on plan of the airconditioned portions of the building.

m2

Comprises air conditioning installation

excluding builders work.

Air conditioning.206.10 Area on plan of the air cond ition ed

portions of the building.

Ventilation

206

Me

m2

Comprises builders work in connectionwith 206.10 above.

Builders work.206.20 Area on plan of the air cond ition edportions of the building.

Me

Compri ses the complete ventilationinstallation and sundry build ers work.

Ventilation.207.10

Area on plan of the ventilatedportions of the building.

Area on plan of the ventilatedportions of the building.

Heating208

Me

Comprises the com plete heating installationand sundry builders work.

Heating.208.10

Area on plan of the heated portionsof the building.

Compri ses underfloor, wall m ounted, etcheating excluding bu ilders work.


207 m2

Compri ses ventilation installation excludingbuilders work.

m2

Builders work.207.20 Area on plan of the ventilatedportions of the building.

Compri ses builders work in connectionwith 207.10 above.

m2

m2

m2

Builders work.208.20 Compri ses builders work in connectionwith 208.10 above.


m2

Specialelectricalinstallations(refer also to112 and 405)

209 Compri ses the complete special electricalinstallation and sundry builders work.

Tranformers.209.10

Construction area.

Comprises transformers excluding buil derswork.

Number.

m2

no

Emergency generators.209.20 Compri ses emergency generatorsexcluding builders work.

Number. no


30/52


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26

CODESECTION

ANDELEMENT



QTYUNIT


OR COMPONENT

Access control(continued)

no Compri ses the complete access controlincluding installation of parking boomsand/or traffic lights, etc excluding builderswork.

Number.Parking booms and/ortraffic lights.

212.10

Gondolas213 Compri ses the complete window cleaninggondola installation and sundry build erswork.

Gondolas213.10

Number of gondolas.

Number.

no

Stoves214 Compri ses supply and installation of gasor electrical stoves and sundr y buil derswork.

Stoves.214.10

Number of stoves.

Comprises stove excluding builders work.Number.

no

no Me207

no Comprises builders work in connectionwith 212.10 above.

Number.Builders work.212.20

Comprises gondolas excluding builderswork.

no Sta

Builders work.213.20 Number. Comprises builders work in connectionwith 213.10 above.

no

Builders work.214.20 Compri ses builders work in connectionwith 214.10 above.

Number. no

M e112con

Kitchenequipment

215 Compri ses the complete kitchen equipmentinstallation and sundry builders work.

Kitchen equipment.215.10

Area on plan of the portion of thebuildi ng having kitchen equipment.

Compri ses supply and installation of allequipment excluding bu ilders work.

Number.

m2

no

Builders work215.20 Comprises the builders work in connectionwith 215.10 above.

Number. no


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28

CODESECTION

ANDELEMENT



QTYUNIT


OR COMPONENT

Prefabrictedcold rooms(continued)

no Comprises builders work in connectionwith 219.10 on above.

Number.Builders work.219.20

Me

Miscellaneousitems

222 Construction area. Compri ses special items that cannot beincluded with other elements or componentsabove.

m2

222.10 Number. Compri ses fireplaces or u nits, mantles,shelves, hearths, flue linings, cappings, oilburners, paraffin heaters, etc.

Fireplaces, etc. no

Signage220 Construction area. Comprises the complete signage installationand sundry builders work.

m2

Signage.220.10 Number. Compri ses directional, identification andsafety signage excluding bui lders work.

no

Signage pylons, towers,etc.

220.20 Number. Compri ses the complete signage pylonconstruction and installation excludingbuilders work.

no

Builders work.220.30 Number. Comprises builders work in connectionwith 220.10 and 220.20 above.

no

M e

Artworks Number of artworks. Compri ses statues, ornamentation,artworks, murals, fountains, banners, etc.

no

Artworks.221.10 Number.

221

Comprises statues, ornamentation,artworks, murals, fountains, banners, etc.

no

222.20 Number. Compri ses dock levellers installation andsundry builders work.

Dock l evellers. no

222.30 Number. Compri ses miscellaneous items that cannotbe included with other elements orcomponents above.

Other. no


34/52


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30

CODESECTION

ANDELEMENT



QTYUNIT


OR COMPONENT

m Comprises all works in connection withstormwater drainage, gratings or covers,etc.

Length of stormwater channellingand piping measured over catchpitsto connections.

402 Stormwaterdrainage

Length.Surface water chanelling402.10 m Comprises channelling and all sundryitems.

Me

Length.Stormwater drains.402.20 m Comprises stormwater drains and all sundryitems.

Me

Number.Catchpits, inspectionchambers, sumps, etc.

402.30 no Compri ses catchpits, inspection chambers,sumps, etc complete with covers or gratingsand all sundr y items.

Me

Number.Pumps.402.40 no Comprises pumps , mo to rs , etc. Me

m Compri ses water supplies withi n the site,piping , wheel valves, non- return valves,valve chambers, trust blocks, taps tostandpipe, sundry buil ders work, etc.

Length of water piping from mainsto buildi ng and over site.

403 Water supplies

Length.Incoming main.403.10 m Comprises the incoming main within thesite, piping, wheel valves, non-return valves,valve chambers, trust blocks, etc.

Me

Length.Site reticulation.403.20 m Comprises site reticulation piping, wheelvalves, taps to standpipes, sundry buil dersword, etc.

Me

m Comprises fi re service w ithin the s ite,piping , wheel valves, non- return valves,valve chambers, trust blocks, sundr ybuilders work, etc.

Length of water piping from mainsto buildi ng and over site.

404 Fire service

Length.Incoming main.404.10 m Comprises the incoming main w i th in thesite, piping, wheel valves, non-return valves,valve chambers, trust blocks, etc.

Me

Length.Site reticulation.404.20 m Comprises s i te ret icu lat ion, p iping, wheelvalves, etc.

Me


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31

CODESECTION

ANDELEMENT



QTYUNIT


OR COMPONENT

Fire service(continued)

Number.Booster connection,wheel valves, etc.

no

Mea

406 Connectionfees, etc.

Number.Soil drainage.406.10

Number.Stormwater drainage.406.20 no Compri ses the local authority connectionfees, etc.

404.30 Comprises booster connection, wheelvalves, sundry builders work, etc.

Number.Hydrants, pedestals, etc. no404.40 Comprises hydrants, pedestals, sundrybuilders work, etc.

m Comprises electrical i nstallation within thesite, including cables, street lighti ng,floodlighting, sundry, builders work, etc.

Length of cables from m ains tobuild ing and over site.

405 Externalelectricalinstallations(refer also to112 and 209)

Length.Incoming main. m405.10 Comprises cables, etc.

Length.Si te reticulation. no405.20 Comprises cables, etc.

Number.Street, bollard, etclighting.

no405.30 Comprises street, bollard, etc l ightingincluding sundry builders work, etc.

Number.Floodlighting. no405.40 Comprises floodlighting and sundrybuilders work, etc.

Num ber of connecti ons, etc. no Com pri ses the l ocal authori ty connecti onfees, etc.

Compri ses the local authority connectionfees, etc.

no

Number,Water supplies. no406.30 Comprises the local authority connectionfees, etc.

Number,File service. no

Compri ses the local authority connectionfees, etc.

Number,External electricalinstallation.

no406.50

Compri ses the local authority conn ectionfees, etc.

406.40


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35

CODESECTION

ANDELEMENT



QTYUNIT


OR COMPONENT

Mi nor construction work.415.10

Minorconstructionwork

Area on plan of all m inorconstruction work.

m2

Comprises construction work such as gatehouses, switchgear rooms, shelters, etc.

415

Area on plan. Comprises all elements. M e

M eava

Swimming pools, etc.416.10

Pools, etc. Number of pools. no Comprises pool, surrounds, shelters, changerooms, fil tration plant, power connections,etc.

416

Number. Comprises pool, surrounds, filtration plant,power connections, etc.

M esep

Sta

Change rooms, etc.416.20 Area on plan. m2

Compri ses change rooms, shelters, etccomplete.

Sports facilities.417.10

Sports facilities Num ber of sports faci li ti es. no Com pri ses tenni s courts, bowl ing greens,putting greens, etc and change rooms,shelters, etc.

417

Number. no Comprises tennis courts, bowl ing greens,putting greens, etc.

Me

Change rooms, etc.417.20 Area on plan. m2

Comprises change rooms, shelters, etc. Me

m2

no

Garden works Area on plan of garden work. m2

Comprises top dressing, rockeries, grassingand planting, stone pitchi ng and generallandscaping.

Area on plan of garden works.Garden works. m2

418.10 Comprises top, dressing, rockeries,

grassing and planting, stone pitching andgeneral landscaping.

M e

sep

418

Area on plan under irr igation.Irrigation. m2

418.20 Comprises piping, sprinkle heads andprogramming facilities.


41/52

36

CODESECTION

ANDELEMENT



QTYUNIT


OR COMPONENT

Miscellaneousitems

Number of mi scellaneous siteworks.

no Comprises i tems, serv ices, etc that cannotbe included with other elements orcomponents above.

Number.M iscellaneous externalwork and services.

no419.10

ExpexcCo

419

Comprises items, services, etc that cannotbe included with other elements orcomponents above.

TRAINING Construction area. m2

Compri ses the whole of the training bil l.

Additional preliminaries. Item500.10

5

Compri ses additional competentinstructional, supervising administrativepersonnel to carry out the trainingprogramme in a meaningful way, additio naltoilets, safety and fir st aid equipment,computers, offices, clock card and ID card

systems, etc.

Training500

Institutional training. Item500.20 Compri ses the revelant training skil lsobtained from approved training centresaccredited by the applicable IndustriesTraining Boards.

Training skil ls and tradetests.

Item500.30 Compri ses the revelant training skil lsobtained from approved training centresaccredited by the applicable IndustriesTraining Boards.

Practical Training. Item500.40 Comprises practical training on site for thetime period(s) when trainees are notengaged in institutional training or doing

tests but are actively being trained on site.


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37

CODESECTION

ANDELEMENT



QTYUNIT


OR COMPONENT

PRELIMINARIES

Construction area. m2

Compri ses the whole of the preliminariesbil l .

Salaries and wages. Item600.05 Assreqneeallocar

6

Compri ses salaries and wages (incl udingout-of- town bonuses) of personnel(includ ing vehicle allowances whereapplicable). Examples of personnel: Projectmanager, Site agent, Engi neer, Pl anner,Contract Surveyor, General and otherforeman, Cost clerk,Timekeeper, Checker,Tea maker, Messenger, Cleaner, Storeman,Driver, Charge hands, Watchman.

Setting out. Item600.10

Preliminaries600 Expexc

Co

Compri ses materials for setting out,surveying equipment and Land Sur veyorsfees.

Exundabo

Hoarding and gantries. Item600.15 Comprises hoardings, readyfence, gates,temporary footpaths, road, pavement andadjacent property rentals, deposits,temporary roads/hardstanding, l oss ofparking fees.

Signboards. Item600.20 Comprises signboards for:0wner/consultants, main contractor, sub-contractors, no parking, safety.

Offices. Item600.25 Comprises rental of offices for: Clerk ofworks, Foreman, Contract surveyors,Timekeeper, Clerks, Site meetings,

Incdis(re

Office furniture andequipment.

Item600.30 Comprises tables, chairs, fi l ing cabinets,drawing boards, lockers, photocopiers.

Consumables. Item600.35 Comprises stationery, refreshments,cleaning materials, etc.


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42

EXAMPLE B

ESTIMATE OF ESCALATED CONSTRUCTION COST AT CONTRACT COMPLETION DATEINCLUDING VALUE ADDED TAX (16/6/99)

SUMMARY OF CONSTRUCTION COST

Primary elements

Special installations

Alterations

External works and services

Training

Preliminaries

C ontractors fee (spread over all elements)

C ontingency allowances

ESTIM ATE OF CURR ENT CONSTRUC TION CO ST(EXC LU DIN G VAT) (1/04/97)

Pre-tender escalation

C ontract escalation

Value added tax (VAT )

ESTIMATE OF ESCALATED CONSTRUCTION COSTAT CONTRACT COMPLETION DATE INCLUDINGVALUE ADDED TAX (16/06/99)

ConstructionCost

R

Rateper m

2

R

% ofconstruction

cost %

2 781 900

450 050

715 030

278 020

300 000

4 525 000

141 700

351 100

702 500

5 720 300

CONSTRUCTION AREA: 2 704 m2

PROGRAMME ASSUMPTIONS: Date of estimate : 1 April 1997Contract tender date : 16 June 1997

C ontract completion date : 16 June 1999

ESCALATION: Pre-tender contract

escalation : B ased on latest published B ER B uilding C ost Indices

Date of estimate index : 1092,5

C ontract tender date index : 1126,7

C ontract escalation : Based on latest published JBC C C ontract Price

Adjustment Provisions indices (Work group 180) (PO 151)

adjusted for the Haylett formula

C ontract tender date index : 158,4

C ontract completion date index : 183,6

VALUE ADDED TAX (VAT): Value added tax calculated at 14,00%

USER NOTE:

O ther items comprising the total capital investment for the project should be reflected elsewhere eg:

Property costs Promotional costs Financing costs Funding costs

Local authority costs Sundry costs Professional fees Tenanting costs

1 028,81

166,44

264,43

102,82

110,95

1 673,45

52,40

129,84

259,80

2 115,50

61,48

9,95

15,80

6,14

6,63

100,00

3,13

7,76

15,52

126,42

EXCLUSIONS

This estimate of construction cost is based on ruling competitive tender market conditions and excludes the following:

Abnormal foundations Security system Loose furniture and fittings Fencing and gates Professional fees

TYPICAL EXAMPLE OF AN ELEMENTAL ESTIMATE SUMMARY


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NOTES

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