L3 - Quantification and Costing Flashcards
What does JCT SBC describe a Variation as?
the alteration or modification of the design, quality or quantity of the Works
What’s the construction cost of a school £/m2?
Depends on school size/use, check National School Delivery Cost Benchmarking by Infrastructure and Projects Authority
Circa £2,500/m2 on my project
How would you price prelims?
Dependant on the Stage.
Stage 0/1 - Assessment of cost analyses of previous buildings. PERCENTAGE 10% - 20%
Stage 2/3/4 - Cost check prelims using NRM1 (section 9 in part 4). Project particulars may make prelims expensive e.g. cranes/scaffolding/size of project etc.
How would you price OH&P?
Derived from a properly considered assessment of main contractor’s overheads and profit found on previous building projects
How have you priced consultant/design fees on your projects?
I haven’t priced consultant fees, they’ve been excluded (client request) however I would use percentage addition similar to previous projects if I had to.
Design fees - similar projects with similar design scope.
How have you quantified risk on your previous projects?
Not a standard percentage, but a properly considered assessment of the risk, taking into account the completeness of the design
Risk types:
- Design development
- Construction risk
- Employer change
- Employer other
What is included/excluded in GIA?
Included:
- Core areas
- Area measured at ground
- Areas taken up by IW/columns/beams
- Stairwells, vertical projections
- Mezz floors w/ perm access
- Voids over stairwells
- Structural, raked or stepped floors are to be treated as a level floor measured horizontally
Excluded
- Perimeter wall
- Open sided external balconies
- Canopies
- Voids over/under raked/stepped floors
- Voids above GF atria
- Greenhouses, garden stores, fuel stores (resi)
What’s the relationship between the RICS Property Measurement 2nd Edition, RICS Code of Measuring Practice 6th Edition and IPMS?
RICS Property Measurement 2nd Edition 2018 - This is a Professional Statement, states what we should use and when. Office and Residential = use IPMS.
Code of Measuring Practice 6th Edition 2015 = Guidance Note, how to measure GIA, NIA, GEA
IPMS - how to measure IMPS1, IMPS2, IMPS3 for offices, resi, industrial and now retail.
What are the full names for NRM1 and NRM2?
New Rules of Measurement 1: Order of cost estimating and cost planning for capital building works
New Rules of Measurement 2: Detailed measurement for building works
How is NRM1 structured?
1 - Context & definitions
2 - Rules for preparing OCE, how to quantify non-measurable works
3- Rules for cost planning, how to quantify non-measurable works
4 - Tabulated rules of measurement
Appendices
How is NRM2 structured?
1 - Context & definitions
2 - Rules for preparing Bill of Quants, Schedule of Rates, how to quantify non-measurable works such as risk, contractors design works
3 - Tabulated rules of measurement
Appendices
What’s the difference between a cost estimate and a cost plan?
Cost plan is an iterative process, updated and tracked as design progresses, to control the development of the design and ensure the client achieves value
How does NRM break down project costs? (15)
0 - Facilitating works 1 - Substructure 2 - Superstructure 3 - Internal Finishes 4 - Fixtures, Fittings & Equipment 5 - Services 6 - Prefabricated buildings and building units 7 - Works to existing buildings 8 - External works 9 - Main Contractor's Prelims 10 - Main Contractor's OH&P 11 - Project/design team fees 12 - Other project/development costs 13 - Risk allowances 14 - Inflation VAT
What are the elements to the building works estimate? (8)
1 - Substructure 2 - Superstructure 3 - Internal Finishes 4 - Fixtures, Fittings & Equipment 5 - Services 6 - Prefabricated buildings and building units 7 - Works to existing buildings 8 - External works
What’s the works cost estimate?
0 - Facilitating works 1 - Substructure 2 - Superstructure 3 - Internal Finishes 4 - Fixtures, Fittings & Equipment 5 - Services 6 - Prefabricated buildings and building units 7 - Works to existing buildings 8 - External works 9 - Main Contractor's Prelims 10 - Main Contractor's OH&P
What’s included in the cost limit?
0 - Facilitating works 1 - Substructure 2 - Superstructure 3 - Internal Finishes 4 - Fixtures, Fittings & Equipment 5 - Services 6 - Prefabricated buildings and building units 7 - Works to existing buildings 8 - External works 9 - Main Contractor's Prelims 10 - Main Contractor's OH&P 11 - Project/design team fees 12 - Other project/development costs 13 - Risk allowances 14 - Inflation CAN BE INCL OR EXCL INFLATION
Define NIA
The usable area within a building measured to the internal face of the perimeter walls at each floor
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Define GEA
The area of a building measured externally at each floor level.
Define GIA
The area of a building measured to the internal face of the perimeter walls at each floor level
What’s the difference between GIA and IPMS2 office?
- IPMS uses internal dominant face, GIA uses internal face (brick/block work or plaster coat)
- Rooftop terraces included but stated separately
What’s the difference between NIA and IPMS3 office?
- IPMS 3 measured to CL of walls separating two tenancies
- IPMS3 includes columns
What’s included/excluded in NIA?
Included
- Atria, lobbies etc that are tenant sole occupancy
- Kitchens in sole occupancy
- Built in cupboards etc in usable area
- Areas occupied by skirting/trunking
- Areas occupied by non-structural walls subdividing accommodation in sole occupancy
Excluded
- Internal structural walls, walls enclosing excluded areas, columns, piers, chimney breasts, other projections, vertical ducts, walls separating tenancies
- Common use areas (e.g. WCs, lobbies)
- Lift rooms, plant rooms, tank rooms
- The space occupied by permanent and continuous air-conditioning, heating or cooling apparatus, and ducting in so far as the space it occupies is rendered substantially unusable
- The space occupied by permanent, intermittent air-conditioning, heating or cooling apparatus protruding 0.25m or more into the usable area
- Areas with a headroom of less than 1.5m
- Areas rendered substantially unusable by virtue of having a dimension between opposite faces of less than 0.25m
- Areas for vehicle parking
What’s a cost/ft2 for a strip out of a London office?
C. £7/sqft London office based on experience, not too cellularised
Can vary depending on factors such as cellularisation, access to building etc
What would you expect for a cost/sqft London office fit-out shell to cat a?
c. £45 - 55 sqft for high end office London
Cost/ft2 for a 2-bed resi unit in central London?
CHECK - NOT MY SPECIALITY - £250K?
What’s BCIS?
Building Cost Information Services - Cost and price information is collected by BCIS from across the UK construction industry, then collated, analysed, modelled, interpreted and made available to the industry to facilitate accurate cost planning.
Where would you get rates from?
BCIS, historic in house data, SPONs, build up rates, market test
What are the RIBA stages?
0 - Strategic definition 1 - Preparation and brief 2 - Concept design 3 - Developed design 4 - Technical design 5 - Construction 6 - Handover and close out 7 - In use
What purpose does the RIBA PoW 2013 serve?
- Splits project into key project stages w/ defined outcomes
- Shared framework for design and construction
- Offers both a process map and a management tool.
How would you go about market testing?
- Hide name of project/client
- Speak to supplier, give quants, drawings if necessary, get price for materials
- Speak to subcontractor, give quants, drawings if necessary, get price for labour
GET PARTIES TO SIGN NON-DISCOUSURE AGREEMENT
What’s a non-disclosure agreement?
A legal contract between at least two parties that outlines confidential material, knowledge, or information that the parties wish to share with one another for certain purposes, but wish to restrict access to or by third parties
What are the advantages of market testing?
Current day cost for works, bespoke to the projects actual requirements
What are the different waterproofing grades?
Grade 1 – Some water seepage and damp is tolerable depending on the intended use. Car parks etc.
Grade 2 – No water penetration is acceptable, some damp is okay. Garages, workshops etc
Grade 3 – No dampness or water penetration is acceptable – Ventilated residential / commercial spaces e.g. apartments and offices
What’s the difference between waterproofing grades and types?
Grades = 1 - 3, required level of waterproofing
Type = A - C, method of waterproofing
What are the waterproofing types?
Type A - “barrier protection” or basement tanking, layer of waterproof concrete. Good for grade 1 level protection
Type B - The structure itself being an integral water resistant shell. A build of reinforced concrete supplemented with a method of controlling water ingress at construction joints (such as a hydrophilic waterbar). Good for grade 2.
Type C - The structure itself provides the initial resistance against water ingress but also incorporates a drained cavity within the basement structure. Drainage system to collect groundwater ingress through the structure and direct it to drains or a sump pump for removal. Good for grade 3.
What are the component measures for a facade? Incl unit.
- External wall - m2
- EO costs for plinths, ornamental bands, cornices - not stated
- EO for quoin - lm
- EO for forming openings to windows - nr
- EO for forming openings to doors - nr
- EO for PV cells - nr
- EO for openings/vents - nr/m2
See NRM1 for full detail.
What are measurement rules for facade?
- Measure to CL of external wall
- Finish to externall wall is measured to external face not CL
- Areas for different facades captured separately
- Curved works are described and stated separately
- Significant sub-components are to be stated separately (m2, m, nr)
What’s included within facade measures?
- External and internal lining of external wall (i.e. both skins of blockwork)
- parapets and cappings
- chimneys
- columns and beams in unframed structures
- curtain walling, masonry, panelling
- vents, PV panels
What is excluded from facade measures?
- glazing
- doors
- walls and beams that form integral part of structure (incl in structure)
- finish to inner face of external wall (dry lining, etc)
What are the different types of facade? (4)
- Curtain walling
- Rainscreen cladding
- Masonry facades
- Precast concrete panels
What are the component measures for pile foundations? Incl unit.
Piling mat - m2
Piling plant - item
Moving piling rig into position - nr
Piles - unspecified
EO for piling casing - unspecified
Disposal for excavated arisings - m3
EO for breaking through obstructions - nr/m3
Cutting off piling tops - nr
Pile tests - item
Pile caps, ground beams also required
What are some of the rules for measuring piles?
- No allowance for bulk (re - material excavated)
- Linear length of piles etc. taken from CL
- Curved works are described and stated separately
- Significant sub-components are to be stated separately (m2, m, nr)
What’s excluded from pile measurements (NRM1)? (2)
- Dewatering
- Soil stabilisation
What are the component measures for pad foundations? Incl unit.
Pad foundations; size & reinforcement - item
EO for disposal of contaminated material to be stated - m3
What would you consider when chosing a foundation type?
- Surrounding buildings
- Requirements for noise restrictions
- Soil bearing capacity
What are the different functional units you could use to estimate the cost of a building?
Cost/bed
Cost/pupil
Cost/key
What’s the difference between contiguous and secant piling?
Secant piles overlap, contiguous leave a gap between each pile which is filled
What are the component measures for a steel frame? Incl unit.
- Steel (t)
- Fittings and fixings (t)
- Fire protection (t)
- Paint (t)
What is included in steel frame?
- Structural beams, columns, bracing
- Roof trusses where integral to frame
- Fire protection
- Paint
- Fixtures and fixings
- Sundries, subby prelims
What is excluded in steel frame?
- Secondary steel frames (incl in specialist frames)
- Lintels
- Anything that can be separated from the frame (roof, floor beams)
- Upper floors
What are the component measures for a concrete frame? Incl unit.
Columns; grade, reinforcement, nr, finish - lm (BUT BREAK OUT INTO COMPONENTS BELOW TOTAL LM)
Beams; grade, reinforcement, nr, formwork finish - lm
Walls; grade, reinforcement, formwork finish - m2
EO for doors/openings to walls - nr
Designed joints; details to be stated - m
What’s included/excluded?
Incl - everything, concrete, formwork, reinforcement, grouting, finish,
Excl - upper floors, roof slab
How would you value a variation?
Use contract rates if possible. If not, try to build up cost using contract rates.
If not, agree a reasonable rate with contractor using BCIS, historic data, SPONs
What is a CSA?
Contract Sum Analysis - breakdown of the contractors tender sum/contract sum in a DB project
Used by QS to compare/analyse tenders, and basis for payments due to contractor post contract
What’s the contract sum?
The price agreed with the contractor. Stated in the contract.
Why was there a GIA limit on your school project in West London?
Schools are bound to max areas based on Building Bulletin 103: Area Guidelines for Mainstream Schools
Based on pupil count/school usage
How else might you advise to reduce the GIA?
- Make internal spaces external by taking roof off/making open sided with canopy covers
- Make cycle stores external
- Put plant on roof
What are the benefits of measurement moving to IPMS? (3)
Increased transparency of property data.
Consistent language for the property world.
Easier property benchmarking.
What’s the full name for NRM3?
New Rules of Measurement - Order of cost estimating and cost planning for building maintenance works
What are the valuation rules?
Rules for valuing change in a contract
Different rules in different contracts
What are the valuation rules in JCT DB 2016? (8)
- Allowances shall be made for addition/omission of relevant design work
- Addition/substitution shall be consistent with work in CSA
- When there is no similar work in CSA, fair valuation shall be made
- Where the above cannot happen, addition/substitution is valued using Daywork
- Change of conditions for other work shall be valued in accordance with the above
- If works doesnt relate to additional/substitution/omission of work so that the above does not reasonably resolve the issue, a fair valuation shall be made
What are the valuation rules in JCT IC 2016?
- rates/prices in Contract Documents used where possible
- Fair allowance will be made if method of works differs to above, based on rates in contract docs
- Measurement shall be governed by same principles governing preparation of Contract Bills
- Allowances for percentages or lump sum adjustment
- Where there is no comparable work, works shall be valued at fair rates and prices
- Quantity will be determined by approximate quantity if reasonable
- Omissions will be omitted on the basis of rates and quants in Contract Documents
- Daywork used to value works not in Contract Docs
How do you value CDP?
- Similar to valued in CDP Analysis + allowances for change in conditions under which work is carried out and/or significant change in quantity
- If there is no similar work in CDP, a fair valuation will be made
What are dayworks?
a means by which a contractor is paid for specifically instructed work on the basis of the cost of labour, materials and plant plus a mark up for overheads and profit.
What do you need to write a cost plan?
- Location
- Function
- Area/Drawings
- Time start on site
What do you need to write a cost plan?
- Location
- Function
- Area/Drawings
- Time start on site
- Quality
What is a defined PSUM?
A sum provided for work which is not completely designed but for which the following information shall be provided:
– the nature and construction of the work;
– a statement of how and where the work is fixed to the building and what other work is to be fixed thereto;
– a quantity or quantities that indicate the scope and extent of the work; and
– any specific limitations and the like identified
What is an undefined PSUM?
A sum provided for work that is not completely designed, but for which the information required for a defined provisional sum cannot be provided
What is a PSUM?
A sum of money set aside to carry out work that cannot be described and given in quantified items in accordance with the tabulated rules of measurement
Where are PSUMS defined?
NRM2
What were the risk allowances on your project in Central London?
Reviewed at every stage
Stage 1 - 5% design dev, 2.5% construction, 2.5% client change/other
PTE - Same, but design dev 0%
What were the risk allowances on your project in South London?
Stage 1 - 7.5% “design reserve and contingency”
What would you expect the construction risk to be on new build vs refurb?
New build if the site has been cleared will generally be lower risk. No danger of damage/disrupting existing buildings etc.
What would you use BCIS for?
- Tender Price Indices
- Benchmarking
- Cost estimating
What are prime costs?
Never used them but:
- Client will negotiate/agree price with a supplier/subbie before MC appointed
- MC will include cost of supplier in their Tender Sum as a Prime Cost
- PC will be replaced with cost incurred by supplier + MC OHP/prelims
List items that would be included in prelims.
- Site accommodation
- Management and staff
- Site establishment
- Security
- Temporary services (scaffolding)
- Insurance, bonds, guarantees and warranties
Detailed list available in part 4 of NRM1
What would you do if a Client wanted a ‘rogue’ method of measurement?
Advise on why IPMS is preferable
Ultimately we can only advise so may result in us using client rules
Could also measure in IPMS for our benchmarking purposes
How would you advise on the future inflation costs for a project?
Use in house TPI forecast or BCIS
How would you test prelims?
Divide allowance by programme, look at rate per week and compare that to benchmarks.
£80m project, £70k - £85K per week
How is reinforcement measured in NRM?
tonnes
What drawings would you use to measure facades?
Off-plan to capture all of the returns.
Both drawings ideal.
What is the MEP strategy on your project?
Displacement, air treated off site and pumped onto floor plate
