capital costs of secured by design features · capital costs of secured by design accreditation ......

DAVIS LANGDON Capital Costs of Secured by Design Accreditation

2010 02 19 Final SBD New Homes 2009.doc

CONTENTS Executive Summary........................................................................................................................................... 1

Building Inflation............................................................................................................................................. 1 Brief ................................................................................................................................................................ 2 Assumptions................................................................................................................................................... 2 Methodology................................................................................................................................................... 3

APPENDIX A ..................................................................................................................................................... 4 Door & Window Cost Schedule...................................................................................................................... 4 Schedule of Costs – Typical Installation ........................................................................................................ 5 Schedule of Costs – Secured by Design ....................................................................................................... 6

DAVIS LANGDON

Capital Costs of Secured by Design Accreditation

2010 02 23 Final rev1 SBD New Homes 2009 1

CAPITAL COSTS OF SECURED BY DESIGN FEATURES

Executive Summary

The extra over costs to achieve Secured By Design (SBD) accreditation over typical specifications used in house building are summarised as follows:

4 Bed

detached house

3 Bed semi detached

house

2 bed terrace house

2 bed ground floor

apartment

2 bed upper floor

apartment

Typical installation

£ 6410 £ 4930 £ 4130 £ 2530 £ 2630

SBD accredited £ 6610 £ 5100 £ 4300 £ 2770 £ 2700

Extra Over £ 200 £ 170 £ 170 £ 240 £ 70

3.1% 3.4% 4.1% 9.5% 2.7%

Options House /

Garage door

Typical installation

£ 414

SBD accredited £ 442

Extra Over £ 28 per door

The costs shown are for all doors and windows at ground and first floor levels of a typical house type used on mixed estate developments of 60 units. They are not applicable for one-off house designs

For general estate housing with a typical mix of building types we would expect the overall construction cost for the house units to be in the order of £1100 per square metre of gross internal floor area. Typically doors and windows represent 4.4% of this cost; approximately £48 / m2.

It can be seen therefore that the extra over for SBD features represents approximately 0.2% of the unit build cost; i.e. £1.92 / m2, if an average of 4% extra to upgrade doors and windows to SBD standard is assumed.

Most window manufacturers now offer fully glazed windows as a standard item, but they also include additional security features such as multipoint locking. They estimate that this represents approximately 50% of their market and so we have included factory finished fully glazed units as standard within our calculations, with an enhanced locking system for the SBD specification.

These windows are slightly more expensive than the more traditional site glazed options by between £50 and £150 per window depending on its size.

Our research shows that most social housing developments already comply with SBD standards for doors and windows even though the development as a whole may not be compliant or even sought.

Private residential developers are also specifying better security enhancements generally, particularly with regard to burglar alarms and external lighting requirements which would comply with SBD requirements.

Door and window manufacturers are now offering better security enhancements as standard and these products represent a significant percentage of their sales and reduce the extra cost for SBD accreditation.

Building Inflation

The deep recession has forced contractors into reducing their costs and Tender Price Indices (TPI), which reflect the cost to clients, were at the end of 2009 almost the same as they were August 2005.



However, Building Cost Inflation (BCI), which reflect the cost to contractors, over the period from August 2005 to December 2009 show a rise in costs:

Davis Langdon BCI index August 2005 = 660

Davis Langdon BCI index December 2009 = 778

This represents an 18% rise in building costs between the two reports.

Brief

Revise and update the scope of our August 2005 report for The Association of British Insurers (ABI) to take into account the Secured By Design New Homes 2009 standards.

In compiling the 2009 update, we will follow the same methodologies, identifying the scope of SBD accreditation work for a number of different housing types. We will use a combination of recently tendered projects, together with contacts with material suppliers to provide updated costs.

o four bed detached house; o three bed semi detached house; o two bed terraced house; o two bed ground floor apartment; o two bed upper floor apartment

Assumptions

Timber doors and windows.

Window glazing generally of glass to energy rating ‘C’.

Front doors to houses to be of traditional hardwood feature doors with suitable frame, ironmongery etc

Rear doors to be half glazed softwood door with toughened glass with suitable frame, ironmongery etc

House/Garage doors to be flush fire resisting with suitable frame, ironmongery etc

Common entrance door to apartments to be glazed with toughened glass, suitable frame, ironmongery etc

Apartment entrance doors flush fire resisting with suitable frame, ironmongery etc

First floor windows specification would be the same for typical installations as they would be for SBD accreditation requirements.

The number of doors and windows were calculated for each housing unit type and the costs for a typical installation and enhanced SBD accreditation specification obtained.

We have reduced the window sizes from 1770 x 1200 to 1200 x 1200 where used in all but 1 window in the 4 bed detached house. This better reflects the size of windows typically been installed today. See Appendix A for details

First floor windows are the same specification in each option.

Door and Window schedule 4 Bed detached

house

3 Bed semi detached

house

2 bed terrace house

2 bed ground floor

apartment

2 bed upper floor

apartment DOORS

D1 - main entrance 1 1 1 D2 - rear 1 1 1 D3 - house/garage 1 1 D6 - patio 1 1 1 D4 - apartment common entrance (assume block of 4) 0.25 0.25

D5 - apartment entrance 1 1 WINDOWS 630 x 1200 (ground floor) 1 1 1 1 1200 x 1200 (ground floor) 2 2 2 4



1770 x 1200 (ground floor) 1 1st floor (assume 1200 x 1200) 7 5 3 5 CCTV (assume block of 4) 0.25 0.25 External security lighting 2 2 2 0.50 0.50 Intruder alarms - spur only 1 1 1 0.25 0.25

Only the 4 bed detached and 3 bed semi-detached houses have been assumed to have doors leading into the house from the garage.

For the 2 bedroom apartment options we have assume a small block of 4 units serviced by a single communal door and common costs were attributed between them.

Methodology

Costs given are current average costs for the products described, based on manufactures price guides, our own tender data and discussions with contractors and house builders. Costs will vary depending on product supplier and contractor discounts achievable, particularly in the current market.

Suppliers on the “Secured by Design” recommended list were approached, as were market leaders who would supply products typically used by housing developers were also used, particularly for the ‘typical’ installation options.



APPENDIX A Door & Window Cost Schedule

Door and Window schedule Typical installation

£

SBD accredited

£

SBD specification notes

DOORS D1 – main entrance 277 311 D2 - rear 252 280 D3 - house/garage 414 442 D6 - patio 1200 1200

PAS 23 & PAS 24;2007 Locking systems to BS EN 1303 grade 5

D4 - apartment common entrance (assume block of 4)

502 652 Non key release; thumb turn

D5 - apartment entrance 309 335 Same specification as D1 generally but added fire rating requirement to frame and door.

WINDOWS 630 x 1200 (ground floor) 283 301 1200 x 1200 (ground floor) 403 444 1770 x 1200 (ground floor) 676 710 1st floor (average per window)

300 300

Certified to BS 7950 Multi-point locking

CCTV (assume block of 4) 600 600 Entry phone linked to flats External security lighting 45 45 Generally 2 per property or

apartment block Intruder alarms - spur only 25 25


2010 02 19 Final SBD New Homes 2009.doc 5

Schedule of Costs – Typical Installation

TYPICAL INSTALLATION 4 Bed detached house

3 Bed semi detached house

2 bed terrace house

2 bed ground floor apartment

2 bed upper floor apartment

£ Nr Cost Nr Cost Nr Cost Nr Cost Nr Cost

DOORS

D1 - main entrance 277 1 277 1 277 1 277

D2 - rear 252 1 252 1 252 1 252

D4 - apartment common entrance (assume block of 4)

502 0.25 126 0.25 126

D5 - apartment entrance 309 1 309 1 309

D6 - patio 1,200 1 1200 1 1200 1 1200

WINDOWS (pre-glazed)

630 x 1200 (ground floor) 283 1 283 1 283 1 283 1 283

1200 x 1200 403 2 806 2 806 2 806 4 1612

1770 x 1200 676 1 676

1st floor - say average per window

400 7 2800 5 2000 3 1200 5 2000

CCTV (assume block of 4) 600 0.25 150 0.25 150

External security lighting 45 2 90 2 90 2 90 0.5 23 0.5 23

Intruder alarms - spur only 25 1 25 1 25 1 25 1 25 1 25

TOTAL 6410 4930 4130 2530 2630


2010 02 19 Final SBD New Homes 2009.doc 6

Schedule of Costs – Secured by Design

SBD ACCREDITATION 4 Bed detached house

3 Bed semi detached house

2 bed terrace house

2 bed ground floor apartment

2 bed upper floor apartment

£ Nr Cost Nr Cost Nr Cost Nr Cost Nr Cost

DOORS

D1 - main entrance 311 1 311 1 311 1 311

D2 - rear 280 1 280 1 280 1 280

D4 - apartment entrance (assume block of 4)

652 0.25 163 0.25 163

D5 - apartment entrance 335 1 335 1 335

D6 - patio 1,200 1 1200 1 1200 1 1200

WINDOWS (pre-glazed)

630 x 1200 301 1 301 1 301 1 301 1 301

1200 x 1200 444 2 888 2 888 2 888 4 1776

1770 x 1200 710 1 710

1st floor - say average per window

400 7 2800 5 2000 3 1200 5 2000

CCTV (assume block of 4) 600 0.25 150 0.25 150

Lighting 45 2 90 2 90 2 90 0.5 23 0.5 23

Intruder Alarms Spur 25 1 25 1 25 1 25 1 25 1 25

TOTAL 6610 5100 430 2770 2700

TOTAL EXTRA FOR SBD £ 200 £ 170 £ 170 £ 240 £ 70

Extra as a percentage 3.1% 3.4% 4.1% 9.5% 2.7%

capital costs of secured by design features · capital costs of secured by design accreditation ......

Documents