p120-project estimating requirements gsa 2007

7/21/2019 P120-Project Estimating Requirements GSA 2007

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GSA Public Buildings Service

P-120

projectestimating

requirementsforthepublicbuildingsservice


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P-120

projectestimating

requirementsforthepublicbuildingsservice

U.S.GeneralServicesAdministration

OfficeoftheChiefArchitect

January2007


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tableofcontentsintroduction iii

documentorganization iv

acknowledgements v

1 generalrequirementsandprinciples 11 generalphilosophy 3

2 estimatorqualificationandethics 45

requirementsindependentgovernmentestimate(IGE)

ethics duediligenceexpectations penalties

3 costestimatingandmanagementpractices 67

costmanagementprinciples estimatingformats

4 estimatingrequirements 817

generalwarmlitshellversustenantimprovement(TI)costestimates

contentsanddegreeofdetailcostestimatingandcostmanagementtools

2 prospectuslevelprojectsproduct/deliverablerequirements 251 preliminaryplanningandprogrammingprojectrequirements 2728

projectplanningguidelevelandformatrequirements

2 designandconstructionphasecostestimating 2946

basicconcept:forallphasescostestimatesandsummaries

market survey costgrowthreport spacetypecostanalysis lifecyclecostanalyses valueengineeringstudies budget analysis

requirementsforbidsubmissionconstructionawardbidanalysisforprospectuslevelprojects

cost database constructionmodificationsandclaimsanalysisvalueengineeringchangeproposals(VECPs)

risk management occupancyagreementsandtenantimprovementspricing


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table of contents (continued)

3 deliverymethodsanddeliverables 491 overview 51

requirementsforestimates

2 deliverableflowchartsbydelivery 5457

a appendices 59a estimatingformats 6170

uniformatlevel15costelements

masterformatcostelements(2004version)

b estimatetrackingsheets 71c uniformatprojectcostsummary 72

d buildingcostanalysisforms 7475

e sample2630/2631formsfordesignandmaintenance/inspectionservices 7677

f acronyms/glossaryofterms 7879

listoftables1 requirementsforcostestimatingateachdesignphase 14

2 standardsiteanddesigncontingencyguidelines 14

3 costestimatingtaskingmatrix 5457

listoffigures

1 calculationofmarkups,contingencies,andescalation 17

2 generalconstructioncostreviewguide(GCCRG) 19

3 exampleofaPCEProjectCostSummary 204 PCEcostestimatedetailexcerptforaconceptdesignestimate 21

5 uniformatdesigndevelopmentestimatereportexcerpt 22

6 masterformatdesigndevelopmentestimatereportexcerpt 23

ivprojectestimatingrequirementsP120


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introduction

This costestimating and costmanagement criteria document supports building constructionprogramswithinthePublicBuildingsService(PBS)oftheU.S.GeneralServicesAdministration

(GSA). Thisdocument presents thetechnicaland administrativerequirementsforroutine cost

estimatingandcostmanagementtasksinvolvedinaconstructionprojectsplanningandexecution

stages, and defines costestimating practices and standards for professional services. This

documentreplacesthepreviouslyissuedGSAHandbookP3440.5andallassociatedversions.

Theinstructionsandcriteriainthisdocumentareapplicabletoprogramming,design,construction

management, and other professionalservices contracts that involve costestimating andcostmanagement tasks.Thecriteria forpracticesand documentationrequirementsapply toall

professionalservicesactivities,whetherprovidedthroughcontractorbyinhouseGSA/PBSstaff.

Thecostestimatingtasksaddressedinthisdocumentmustestablishaccurateprojectcosts,ensure

thattheyarebasedonprogrammingrequirements,keepcostswithinauthorizedlimits,andcollect

GSAcostdatatorefinebusinesspracticesandfuturecostestimates.

Sinceprojectdeliverymethodsaffecthow,andtosomedegreewhen,costmanagementpractices

areapplied,thisdocumentexplainsthebasicrequirementsassociatedwitheachdeliverymethod.

introductionv


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documentorganization

Thisdocumenthasthreemajorchapters:

1 generalrequirementsandprinciples

Thischapterpresentsthegeneralestimatingpracticesandstandardsrequiredforallestimating

services. Itcoversqualificationsofestimatorsandestimatingfirms,principlesofeffectivecost

management, different types and formats of estimates, approaches to estimating, and the

variouscostestimatingandmanagementtoolsavailable.

2 prospectusprojectrequirements

This chapter defines the estimating service required for prospectus projects, including

deliverablesinthecontextofplanning,design,andconstructionstages.

3 deliverymethodsanddeliverables

Thischapter explainswhen thedeliverablesdefined inChapter2must beprovidedfor the

followingfourdeliverymethods:

Traditional(DesignBidBuild)

DesignBuildPerformance

DesignBuild(Bridging)

ConstructionManagerasConstructor(CMc)

Table3inthischaptershowsthecostestimatingtaskingrequirementsforthedeliverymethods

bysizeandtypeofproject.

viprojectestimatingrequirementsP120projectestimatingrequirementsP120

documentorganization


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acknowledgementsThispublicationwaswrittenas acollaborativeeffortof theOfficeoftheChiefArchitect (OCA)

of GSAs Public Buildings Service costexperts, regional PBScostexperts,andthe consulting

firmFaithfulandGould,acostmanagementconsultant(formerlyHanscomb,FaithfulandGould).

SpecialthanksareduetoLesShepherd,AIA,ActingGSAChiefArchitect,andDavidEakin,PE,

formerChiefEngineer,whoprovidedtheirmanagementsupportinthedevelopmentandpublication

ofthisdocument.

The following individualscontributed theirknowledgeandexpertise inwriting andediting this

document:

gsanationaloffice,officeofthechiefarchitectCharlesMatta,Director CenterforFederalBuildingsandModernizations

GregorySegal CenterforFederalBuildingsandModernizations

CurtSmith CenterforConstructionExcellenceandProjectManagement

DonaldC.Cobb CenterforBorderStationsPrograms

StevenJ.McGibney CenterforFederalBuildingsandModernizations

gsaregionalexpertsLoriJ.Anderson Region1

AnnaRaykis Region2

AnthonyR.DellArciprete Region3

WilliamH.Hunt Region4

StephenR.Wallace Region5

KevinW.Livingston Region6

ElbertEGodwin Region7

FaramarzM.Jafarzadeh Region8

FrederickL.Jang Region9SonnyNeumiller Region10

GeneM.Ransom Region11

consultantfaithful & gould (formerly hanscomb, faithful & gould)TomWiggins SeniorAssociate

ScottW.Cullen VicePresident

acknowledgements vii


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generalrequirementsandprinciples

1


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11 generalphilosophy

The Federal Acquisition Regulation (FAR) 36.203 requires that every Governmentestimate be

prepared as though theGovernment were competingfor theaward. Therefore,all coststhat a

prudent and experienced contractor would incur must be included in project cost estimates.

Alistingof knownfacts,constructiontasks,andsupplemental judgmentsformthebasisofthe

estimateateachstageofdesign.Thisprovidesarealisticapproachtoestimating,anditcreatesa

historyofprojectcostdevelopment.

P100, Facilities Standards for the Public Buildings Service, lists the estimating deliverablerequirementsforeachdesignphase,buttheyareclarifiedhere.


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2 estimatorqualificationandethics1 requirements

Capital project estimate submissions must be prepared by professional cost estimators

unaffiliatedwiththedesignteamortheConstructionManagerasContractor(CMc).Certification

asacostengineerbytheAssociationfortheAdvancementofCostEngineering(AACE),orasa

certifiedprofessionalestimatorbytheAmericanSocietyofProfessionalEstimators(ASPE),is

supportingevidenceofanestimatorsqualifications,althoughitisnotrequired.

2 independentgovernmentestimate(IGE)TheFARrequiresthatanIGEbepreparedforallcontractsexceeding$100,000.Whenlifecycle

costingor othereconomicanalysesarerequiredto supporta designdecision,professional

estimators must establish construction cost estimates forall options if any one of themis

expectedtohaveafirstcostinexcessof$100,000.

Thefinalcostestimatesubmittedforthe100%constructiondocumentsphaseisusedasthebasis

forthefinalIGE,whichthecontractingofficerusestodeterminewhetheranofferorsproposedpriceisfairandreasonableandreflectsanunderstandingoftheprojectrequirements.

A qualifiedGovernmentemployee whose major responsibility iscreating or approving cost

estimatesforGSAmustsignandapprovetheIGE,whichservesasthebasisforcommitmentof

fundsbeforethesolicitationisissued

3 ethics

ThestandardsofpracticedescribedintheCanonsofEthicspublishedbytheAACEandtheASPE,andavailableonboththeirWebsites,applytoallestimatingservices.

4 duediligenceexpectations

GSAexpectsproperdiligenceinthepreparationofestimates,whichwillgrowsteadilymore

accurateasthedesignprogresses.Whiletheestimatormayneedtomakemanyassumptions

inpreparingtheconceptdesignestimate,oncetheconstructiondocumentsphasehasbegun,

4projectestimatingrequirementsP120

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1estimates will no longer contain major assumptions. The project team will designate one

persontocomparesuccessiveprojectestimatesandprepareanorderlyandcomprehensive

reconciliation.

Thearchitectengineer(AE)mustworkcloselywithGSAsindependentestimatortocoordinate

the estimates with design submissions and the scope of work, to review assumptions

concerningexclusionsandinclusions,andgenerallytoensurethattheestimatereflectsGSAs

intent.Theseestimatorsmusthaveathoroughunderstandingofthemarketplaceinwhichthe

projectislocated,researchmarketprices,andobtainpricequotesforspecialtyitems.

5 penaltiesGSAcontractorsareadvisedtobeawareof18UnitedStatesCode1001,whichdealswiththe

FalseStatementsAct.Thiscodestates,inpart:

whoever, in any matter within the jurisdiction of the executive, legislative, or judicial

branch of the Government of the United States, knowingly and willfully -

(1) falsifies, conceals, or covers up by any trick, scheme, or device a material fact;

(2) makes any materially false, fictitious, or fraudulent statement or representation; or

(3) makes or uses any false writing or document knowing the same to contain any materially

false, fictitious, or fraudulent statement or entry;

shall be fined under this title, imprisoned not more than 5 years or, if the offense involves

international or domestic terrorism (as defined in section 2331), imprisoned not more than

8 years, or both.


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3 costestimatingandmanagementpractices1 costmanagementprinciples

designwithinbudget

Unlessotherwisespecifiedindesigncontractdocuments,theAEmustdesigntheproject

sothatconstructioncostswillnotexceedthefundinglimitationsestablishedastheBasis

ofFeeNegotiation.FAR36.6091requiresthattheAEredesigntheprojectat thefirmsownexpensetoensurethataresponsiveconstructionbidamountwillbewithinfunding

limitations.

prospectusauthorization/appropriation

InaccordancewiththePublicBuildingsActof1959(PL86249),asamended,theUnited

StatesCongressmustauthorizethescopeandbudgetofeachmajorcapitalconstruction

project before design begins. Once Congress has approved a projects construction

budget,itcannotbeincreased,sothedesignteammustapproachprospectusfundingasanabsolutelimit.

pursuitofconstructionservices

Constructionbidsmaybesolicitedonlyif theEstimated Costof Constructionat Award

(ECCA) amount at final construction documents is within congressionally authorized

prospectuslimits.

itemizedcostmanagement

Whenprojectfundsaresecuredfromdifferentagenciesor areprovidedasa dedicated

allowance fora specific program goal, independentestimates must be made foreach,

allowingseparatetrackingofexpenditures.Fundingallocatedforsuchprojectsistracked

toconfirm that expendituresare apportionedaccordingto amounts authorized byeach

agency,soasnottoexceedthededicatedallowance.

independentestimates

TheGovernmentrequiresthirdpartyestimatorsformajorconstructionprojectstoverify


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1thattheprojectsscopeandcostarewithinbudget.Theseestimatesarepreparedbyan

independentcostestimatorwhoisnotaffiliatedwiththedesignfirmortheConstruction

ManagerasContractor(CMc).Thedesignteamprovidesallrequireddocumentationfortheestimatortoprovideestimatesfor,ataminimum,thefollowingphases:

FinalConceptDesign

FinalDesignDevelopment

90%ConstructionDocuments

100%ConstructionDocuments

2 estimatingformatsUsingstandardestimatingformatsforcostestimatingandcostmanagement:

Ensures a uniform costcontrol framework throughoutthe various stages ofproject

development.

Definesaproperlevelofdetailtosetexpectationsfortheestimatingeffort.

Servesasachecklisttoensurecompletecoverageofprojectscope.

Providesforastandardizedhistoricaldatabaseorlibrary.

spacetypeestimates

Thisformat,usedprimarilyfornewconstructionprojects,appliesspacetypeunitcoststo

plannedspaceneeds,resultinginasetofspacerelatedconstructioncosts.Thesecosts

maybeadjustedbyaddingknowncostsforspecialrequirementsdefinedthroughother

estimatingformats.Thesumofspacetypecostsandspecialrequirementcostsequalsan

EstimatedConstructionCost(ECC)fortheproject.

SinceGSAsGeneralConstructionCostReviewGuide(GCCRG)usesspacetypeestimates,costestimatorsmust be familiar with this technique (seeChapter 1, Section 4.4foran

explanationofGCCRG).

uniformatestimates

Uniformatestimatingappliesunitcostdatatobuildingsystemandcomponentsiteelements.

Thissystemsapproachusesahierarchicalstructureofcostelements,beginningatLevel

1withbasicsystems,suchasSubstructure,ExteriorEnclosure,andInteriorConstruction,


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andproceedingtosuccessivelymoredetailedsubdivisionsofthesesystemsatLevels25.

Theresultinglevelsofdetailnotonlyservetostructurecostinformationbutalsofacilitate

estimatestowhateverlevelofdetailthedesignteamcanprovideastheprojectisdevelopedthroughthedesignsubmissionphases.Forexample,bythefinalconceptdesignphase,

thedesignteamandestimatormayhaveLevel4 informationonSubstructure,butonly

Level2detailforInteriorConstruction.

Although the construction industry usesseveralvariations on the Uniformat concept,

GSArequiresthatcostestimatorsuseitsparticularversion,forconsistencyinuseand

maintenanceofGSAscostdatabases.GSAsUniformatestimatingformatisillustratedin

Appendix A: Estimating Formats.masterformatestimates

MasterFormat,a productof theConstructionSpecifications Institute (CSI),is themost

widely used standard for organizing buildingproject specifications and detailed cost

estimatingdataintheU.S.Itisusedparticularlywhendrawingsandspecificationsare

sufficientlydetailedtoallowmaterialandequipmentquantitytakeoffs,anditistypically

alignedwithageneralcontractorsapproachtopreparingabid.Visitthe Construction

SpecificationsInstituteWebsite(www.csinet.org)formoreinformation.workitemestimates

GSARepairandAlterations(R&A) projects tend toutilizescopedescriptionsandcost

estimatesorganizedbyworkitems.Whileworkitemsmayvarysignificantlydependingon

thenatureoftheproject,asdefinedbyGSAprogramofficesandclientrequirements,the

followinglistreflectsatypical,butnotcomprehensive,workitemclassificationforR&A

projects:

Buildingexterior Electrical Buildinginterior Lifesafety

Accessibility Elevators

Structural Hazardousmaterialsabatement

Mechanical Roofing

Plumbing Security

8projectestimatingrequirements

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1Traditionally,R&Aprojectshaveusedtheworkitembasisbecauseitallowstheremoval

oradditionofprojectscopetomeetbudgetarylimitationsandallowances.GSAassigns

alphabeticalcodestotheworkitemswhendescribingtheprojectanditscostsforeachR&Aprospectus,asrequiredbytheOfficeofManagementandBudget(OMB)andCongress.

SeeChapter2forfurtherdescriptionofnonprospectusprojects.

otherformats

GSAmayrequirethatestimatesbeformattedinadditionalways.Forinstance,itmaybe

necessarytosubdivideestimatesforindividualbuildingsandothercomponentsintonew

constructionandmajorrenovation.

WorkitemsonnonprospectusprojectsfrequentlyevolvefromBuildingEvaluationReports

(BERs),andestimatesfortheseprojectsmayfollowaWorkBreakdownStructure(WBS).

SituationsthatmightrequireaWBSinclude:

Differingfinancialcommitmentsofmultipletenantsofaproject,requiringseparate

contractsforeachtenantswork.

Theneedforseparatecontractsforbuildingsandtheirsitework,suchasatborder

stations.

Phased renovation projects requiring swing space for a variety of tenants ordepartments.

Projectstobefundedovermorethanoneyear.

Separationofaprojectintobasecontractworkandoptionsoralternates.

Projectsbelow$100,000maybeexecutedunderlineitemorjobordercontracts,forwhich

costestimatesarederivedfromlineitemdatabases.Costproposalsfortheservicesofthe

AEsestimatorandtheindependentgovernmentestimatormustbesubmittedtoGSAon

Form2630/2631,showninAppendixE.


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14 estimatingrequirements

1 general

TheGovernmentrequirescostestimatesfor,ataminimum,thefollowingphasesofdesign

Establishinganinitialprojectbaseline.

Preliminaryconceptdesign,withmultipleschemesofdesign

Finalconceptdesignprecedingvalueengineering

Finalconceptdesign Designdevelopmentprecedingvalueengineering

Finaldesigndevelopment

75%constructiondocuments



Theestimate must includeall elementsof theproposed projectwork (including all designcontract modifications), regardless of the design phase. The estimate must all include

verificationandcontinuity ofcostbudgets inthetransfer fromestimate to thecontractors

scheduleofvalues.Wherecostsareincludedfordetailsnotindicatedonthedrawingsand

specifications, the independent governmentestimator must include designassumptions to

completethescope.Theestimatormustcheckallcostestimatecalculationsforaccuracyand

completeness, including assessingwhetherestimatescompletely and accurately represent

designfeaturesandquantities.

Lumpsumpricingisnotacceptablewithoutdescriptionandquantification.

2 warmlitshellvs.tenantimprovement(TI)costestimates

GSAspricingpolicy callsfor a separatetenantimprovementbreakdownof all tenantspace

fitout,identifiedbyagency.YoucanfindGSAspricingpolicyandtherelatedmodificationsand

clarificationsatthefollowingexternalWebsite: http://www.gsa.gov/rentpricingpolicy


section1.411
http://www.gsa.gov/rentpricingpolicyhttp://www.gsa.gov/rentpricingpolicy


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For further inquiries, contact BethLemanski, David C. Baker, or Kelly Juarez of PBS Real

PropertyAssetManagement.

Theagencyhousingandsupportingfloorplansmustbeusedtoorganizetheestimatedetailby:

Warmlitshell

Tenantagencyfitout

Securityupgrades

3 contentsanddegreeofdetail

Table1illustratestheformatsandminimumlevelofdetailrequiredforcostestimatesateach

designphase.

unitpricing

Unitprice cost estimates are based on detailed design documents and developed by

addingupthedirectcostsofmaterialsandsupplies,labor,andconstructionequipment

foreachindividualtaskofconstructionwork.Thebasisfortheseunitcostsmustbewell

documentedandincludedinthesupportingdataoftheestimate.Tothesedirectcostsare

addedapplicableindirectcosts,suchasoverheadandprofitatasubcontractorlevel,to

reflecttheinplaceconstructioncostperunitofworkrequired.

Forconceptdesignestimates,itisacceptabletouseunitpricescombininglabor,materials,

andequipmentcostsinasinglefigure.Forestimatespreparedatthedesigndevelopment

andconstructiondocumentsphases,GSArequiresseparatelabor,material,andequipment

unitpricing.

Items that are a significant percentage of the total projects cost require the greatest

estimatingeffort.Forsuchitems,indirectcostsandothermarkupsassociatedwitheachtaskorwork itemmustbe separatelyidentifiedandconsidered.Onaprojectbyproject

basisGSArequiresquotesfromsuppliersorspecialtycontractorstodocumentthecostsof

suchmajoritems,andtheestimatormustbepreparedtodiscussthemwithGSA.

Documentation of unitprice data for smaller items could include price quotes, audits,

catalogcuts,andhistoricalcoststoclarifypricebasesandassumptionsmadewhenother

information is not available. The independent government estimator provides a general


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1statementdescribingthesourcesofunitcostsandquantitiesusedforeachcostdivisionor

category,butindividualsourcereferencesforeachitemizedcostelementarenotrequired.

generalconditionsandprofit

Feasibility Studies, Program Development Studies, and Concept Design

A percentage allowancean overall percentage allowance for theGeneralContractors

generalconditions,bonds,insurance,andcorporateoverheadandprofitisappropriate

if theprojectinvolvesnounusual coordination, site preparation, orspecializedsupport

services.

Design Development and Construction Documents

Itisappropriatetoestimatethesecostswithtwobreakdowns:

General Conditions: Comprised of itemized general requirements and jobsite

supervision.

MarkUps: Comprised of generalandadministrativecosts(including state and

localtaxes),profit,bonds,andinsurance.

siteanddesigncontingencies

Contingencies are an integral part of the total estimated costs of a projectand cover

coststhatmayresultfromincompletedesign,unforeseenandunpredictableconditions,

oruncertaintiesconcerningprojectscope.The amountof thecontingencywilldepend

on thestatusof design, procurement, andconstruction,aswell as thecomplexity and

uncertaintiesofthecomponentpartsoftheproject.Contingencyisnottobeusedtoavoid

makinganaccurateassessmentofexpectedcost.GSAmaychoosetosetasideseparate

contingencies for major schedule changes, unknown design factors, unanticipated

regulatorystandardsorchanges,additionstoprojectscope,forcemajeuresituations,or

congressionalbudgetcuts.

Contingenciesmust always be separately identified so that themagnitudeof a contin-

gencysimpactisclear.Forexample,theIndependentGovernmentEstimatormaynever

addcontingencybyconcealingitwithinunitpricingorquantityestimatesortakeoffs.

Siteanddesigncontingenciesstartat10%duringtheprogrammingandplanningstages

andarereducedtozeroasthedesigndevelops(seeTable2).


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table1.requirementsforcostestimatingateachdesignphase

ProjectPhase EstimateWBS Detai lLevel SummaryLevel EstimateBasis TI/Shel l

ConceptDesign GSAUniformat III IIParameterandQuantification

Yes

Design GSAUniformat IV;Note5 III QuantificationandParameter

YesDevelopment CSIMasterformat Note1&5 Note1

75%CDGSAUniformat

CSIMasterformat

N/A

Note2&5

IIIQuantification Yes

Note3

90%CDGSAUniformat

CSIMasterformat

N/A

Note4&5


Note3

100%CDGSAUniformat

CSIMasterformat

N/A

Note4&5


Note3

Note1.Ifthedetaileddrawingsandoutlinespecificationsareavailable,providetheCSIMasterformatcostestimateatthegreatestdetailthatthedrawingsandspecificationswillsupport.

Note2.ThelevelofdetailofthecostestimateinCSIMasterformatcorrespondstoUniformatLevelIV,asdefinedinthisdocument.

Note3.ThesummaryofthecostestimateinCSIMasterformatcorrespondstoUniformatLevelIII,asdefinedinthisdocument.

Note4.ThelevelofdetailofthecostestimateinCSIMasterformatcorrespondstoUniformatLevelV,asdefinedinthisdocument.

Note5.Unitpricesarebrokendownintolabor,materials,andequipment.

table2.guidelinesforstandardsiteanddesigncontingencies

ESTIMATECATEGORY %

Program/Planning 10%

ConceptDesign 7%10%

DesignDevelopment 5%7.5%

IntermediateConstructionDocuments 2 5%

FinalConstructionDocuments 0%


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1escalation

EscalationistheanticipatedincreaseintheprojectsEscalationistheanticipatedincrease

intheprojectscostduetoinflationbetweenthetimetheestimateispreparedandwhentheprojectisfinished,sinceinflationcontinuesduringprojectconstruction.Forsimplicity,the

estimatormustassumethathalfoftheworkwilloccurbeforethemidpointofconstruction

andhalfafter.Therefore,theestimateisescalatedtothemidpointofconstructiontoreflect

thecontractorsprovisionforinflationinitsbid.

Intheplanningstage,escalationratesaretakenfromtheGCCRG.Asthedesignprogresses,

theAEandGSAmustagreeonanannualconstructioncostescalationcompoundingrate,

basedonamarketsurveypreparedbytheAE,foruseinalldesignestimatesandcost

analyses.ItistheresponsibilityofthedesignAEtocontrolthecostoftheprojectsothatwhentheECCAbudgetisreducedbytheforecastedescalationrate,theresidualbudget

amountequalsthecurrentvalueoftheproject.

artinarchitecture

Theartinarchitecturesetasideamountis0.5%ofECCA.

constructioncontingency

The construction contingency is an allowance for cost growth that may occur during

constructionasaresultofunexpectedcircumstancesorincompletedesigndocuments.

GSAcurrentlyrecommends7%fornewconstructionprojectsand10%forrenovations,but

maydirecttheuseofdifferentfiguresonaprojectbyprojectbasis.

applyingmarkups,contingencyandescalation

Figure1demonstrateshowmarkups,contingencies,andescalationshouldbecalculated

andappliedtoprojects.

reviewingandreconcilingestimatesOnprojectsfor whichGSArequiresthe preparationofanIGE,the AEis responsiblefor

designatingamemberofitsteamtoreconciletheIGEwithitsownestimateinanorderlyand

comprehensivemanner.

costmanagementrequirements

AccurateestimatingisanimportantcomponentofGSAscostmanagementprocess,as

wellasanimportantdecisionmakingtoolforthedesignteaminitsselectionofsystems


section1.415


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andmaterials.Inordertoservethesepurposes,carefulconsiderationmustbegiventothe

following:

CostelementcomparisonsPreparedateachmilestonetocomparethecurrentestimatetothepreviousmilestoneestimateandtotheoverallbudgetandtothe

baselineestimatetoascertainwhetherdesignorscopechangeshavebeenmade

orneedtobemade.RefertotheestimatetrackingsheetsinAppendixB.

EarnedvalueaccountingUsedinconjunctionwithcostelementcomparisons,

theearnedvalueprocessallocatescostasitiscommitted,orasapartoftheproject

iscompleted.Decisionsregardingcontingencyandescalationareimportantinthis

process.Foradditionalinformation,seetheWholeBuildingDesignGuidewebsite

atwww.wbdg.org.

Lifecyclecostanalysis Used toevaluatethe implicationsof decisionsmade

duringthedesignprocessnotonlyoninitialcostbutalsoonlifecyclecosts.Issues

considered typically include energyutilization, sustainability, maintenance, and

operations.SeeChapter2,Section2.2fordetails.

Shell and core, security upgrades, and tenant improvement (fitout) GSA

requires subdividing the estimate into costs for the shell and core and tenant

improvements,includingtheassociatedprofessionalservicescostsincludedinthe

occupancyagreementbetweentenantsandGSA.BoththeAEsestimatorandthe

independentgovernmentestimatormustsubmittheircostproposalsforprofessionalservicestoGSAusingForms2630and2631.SeeAppendixEforsampleforms.

Phasing/schedulingpackagesUsedforprojectworkdividedintomorethanone

constructionphase.Separatecostestimates,accompaniedbyanoverallproject

ECCAsummary,supporteachphase.Forphasednewconstruction,aconstruction

management (CM) firm hiredbyGSAmust prepare a postaward construction

costanalysisforeachphase.Aftercontractawardofthelastconstructionphase,

a combined postaward construction analysis for the composite project bid is

prepared.

Multistructure projects Projects involving more than one structure require

separateestimatesforeachstructure.Separatesiteconstructioncostestimates

mustbeassociatedwiththeestimatesforeachstructureinvolved.ACMfirmhired

byGSAmust preparea constructioncost analyses foreachstructure andsite

developmentafterthemultistructureprojectisawarded.

BidalternatesandoptionsACMfirmhiredbyGSAmustprepareseparatecost

estimates forthe basebidandfor eachindividualalternateor optionwhen the

projectrequiresthem.

projectestimatingrequirementsP120

section1.416
http:///reader/full/www.wbdg.orghttp:///reader/full/www.wbdg.org


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figure1. calculationofmarkups,contingencies,andescalation 1


section1.417


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benchmarking

Benchmarkingmaybe requiredtoassess andverifythe costof a projectbyreference

toestablishedcostsforsimilarfacilities.GSAhasaccesstoa numberof toolsuseful toestimatorsinvolvedinbenchmarking.

4 costestimatingandcostmanagementtools

gsacostestimatingtoolsandspreadsheets

GCCRG

GSA developed the General Construction Cost Review Guide (GCCRG) to assist estimating in

the planning phase of new construction projects. Figure 2is an example of a GCCRG estimate.

Project Cost Estimate (PCE)

The PCE wasdesigned forprogramming andpredesign estimates. Applicationsmay

includeBERs,feasibilityand programdevelopmentstudies, siteacquisitionand Market

Surveystudies,anddesign. Figure3isanexampleofaPCEtoolsummary,Figure4isan

excerptofamoredetailedestimatesheet.

Building Life-Cycle Cost (BLCC) and Life-Cycle Cost (LCC) Spreadsheets

SeeChapter2,Section2.2fordetails.

costestimatingsystems

GSAencouragesbutdoesnotrequiretheuseofcomputerbasedcostestimatingprograms

tomitigatemanualcalculation errors andfacilitate changes. Therequirementsdefined

in this documentcan be easily met byusing various commercially availablecomputer

software programsand spreadsheets. Genericspreadsheetsallowuser adaptationand

offerflexibilityinapplyingdifferentcostdatabases.

Figure5isanexcerptfromaUniformatstructuredestimatereportfromacostestimatingsystemusedatthedesigndevelopmentphase.Itillustratestherequirementtobreakdown

unitpricesintolabor,materials,andequipment.ThereportusestheUniformatlevelsto

organizetheestimateanddefinethedetailoftheunitpriceitems.

Figure6isanexcerptfroma MasterFormatstructuredestimatereportdevelopedat the

design developmentphase. It illustratestherequirement tobreakdownunitpricesinto

labor,materials,andequipment.


section1.418

1


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figure2. generalconstructioncostreviewguide(GCCRG) 1


section1.419


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figure3. exampleofaprojectcostsummary


section1.4

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figure4.PCEcostestimatedetailexcerptforaconceptdesignestimate 1


section1.421


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figure5.uniformatdesigndevelopmentestimatereportexcerpt


section1.4

1


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figure6.CSImasterformatdesigndevelopmentestimatereportexcerpt 1


section1.423


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prospectuslevelprojects

product/deliverablerequirements

2


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2


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21preliminaryplanningandprogramming

projectrequirementsThischapterdealswithGSAsrequirementsforcostestimatingduringthedesignandconstruction

phasesofaproject.Itdefinesanddescribesthescopeandlevelofdetailrequiredforeachpotential

deliverableandproductrequired,inthecontextofeachphaseoftheproject.Forinformationon

thefeasibilitystudyandprogramdevelopmentstudy(PDS)phasesofacapitalproject,seeGSAs

ProjectPlanningGuide,availableinPDFformatat www.gsa.gov,whichisbrieflydescribedbelow.

1 projectplanningguide

GSA developed the Project Planning Guide to assist participants in the Capital Program

developmentprocess inevaluating,developing,andimplementingFederalfacilitiesprojects.

Theguideoutlinestheprojectdeliveryprocessandofferssomekeystosuccess.

Theguideisdividedintofivesectionsandseveralappendices:

Overview of GSAs Capital Program Outlines GSAs basic capital program

developmentplanningprocessandthefundamentalrolesof thefeasibilitystudyandtheprogramdevelopmentstudy.

WhatsImportantandWhenDiscussesGSAsprimarybusinessandprogramgoals

aspresentedinthefeasibilitystudyandthePDS.

PrePlanningPhaseDescribestheroleplayedbyGSAsdailymanagementoffacility

requirements, customer needs,and portfolioplanning in theprojectdevelopment

process.

Feasibility Study Phase Outlines the process for beginning, conducting, andcompleting a feasibility study, a process that ends with the submission of the

prospectuspackageforsiteanddesignfunding.Thissectiondescribestheprocess,

deliverables,andkeystosuccessfuldevelopmentofasoundprojectandsite/design-

fundingrequest.

ProgramDevelopment Study (PDS)Phase Outlines theprocess forevaluating

thefeasibilitystudyasthefoundationforthePDS,digestingnewinformation,refining

theproject,anddirectingtheprojectsdesignandconstructionstrategy.Thissection


section2.127
http:///reader/full/www.gsa.govhttp:///reader/full/www.gsa.gov


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discusses the process, deliverables, and keys to successfully supporting a sound

designstartandconstructionfundingrequest.

AppendicesIncludeprocesschecklists,aglossary,worksheetsonteamroles,and

resourcesformoreinformation.

2 levelandformatrequirements

RefertotheconceptdesignphaseestimatingrequirementsinTable1,Chapter1forthetype

ofestimaterequiredatthepreliminaryandplanningphases.

See Section 2.2of thischapter for a discussion of Market Surveysrequired duringthe

Planningphase.


section2.1

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22 designandconstructionphasecost

estimating1 basicconcept:forallphases

Anydesignsubmissiondeliverablesmayinclude,butarenotlimitedto:

costestimatesandreports

marketsurvey

costgrowthreports

spacetypecostanalysis

lifecyclecostanalysis

valueengineeringstudies

independentestimatereviews

budgetanalysis

constructionawardbidanalysis

databaseinformationpreparation

constructionmodifications&claimsanalysis

valueengineeringchangeproposalsanalysis(VECPS)

riskanalysisreports

Thepurposeistoestablishacostmanagementsystemthattracksbudgetsestablishedbased

on the prospectus in a Uniformat Level II, comparing cost growth and cost modificationsfor all Uniformat Level II elements through design, procurement, construction and project

completion.

Asageneralrule,earlyintheprocessUniformatistheprimaryestimateformat,althoughCSI

MasterFormatmaybeselectedonaprojectbyprojectbasis.GSAusuallyrequiresworkitems

onmajorrenovationprojectsorwhentheprojectistobeseparatedintomajorcomponentsor

subbuildings.Thespacetypesummaryisusuallyrequiredatvariousprojectphases.ACost

prospectusproduct/deliverableP120

section2.229


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GrowthReportisrequiredatallsubmissions,andaLifeCycleCostAnalysisisrequiredthrough

design development and potentially during construction documents phases for significant

items.

AnindependentpartyhiredbyGSAconductsavalueengineering(VE)workshop,andVEis

providedinaccordancewiththedesignsubmissionsrequirementsofP100.GSAmayelectto

conductanadditionalVEstudyattheconstructiondocumentsphaseonaprojectbyproject

basis.

WhenGSAcompletesaninternalreviewoftheestimate,orreconcilesanindependentestimate,

andattheconclusionoftheVEstudy,afinalestimateissubmitted.

2 costestimatesandsummaries

summaryofformatrequirements

Table1inChapter1displaysthetypeofestimatetobepreparedatthevariousdesignstages.

preliminaryconcepts

Preconceptestimatinggenerallyrequiresthepreparationofestimatesonthreecompeting

basicschemes/concepts,allowingGSAtoselectitspreferredscheme.

For each scheme, the AEs estimator prepares separate estimates for phased work,

multistructures,andorbidalternates/options.TheAEalsosubmitsestimatesforconcept

design analyses/studies as specified in designprogramming directives and/or design

criteriareferences,andacomparisonsheetformultipleconcepts/schemes.

conceptdesign

Theseestimatingrequirementsapplytoanyconceptlevelsubmission.Ifaprojectsdesign

requiresmultipleconceptsubmissions,eachconceptsubmissionmustbesupportedbytheestimatesdescribedhere.

Estimators must calculate quantities for appropriate systems or apply parameters to

appropriatebuildingareas.Appliedunitcostsmaybebasedoncombinedmaterialand

laborcosts. Conceptestimatesmust matchtheestimate formatof thebudgetestimate

tofacilitatecostbreakdowncomparisons.Forprospectuswork,thistypicallyrequiresthat

UniformatLevel3 estimates beprepared,delineatingcostelement categoriesshown in


section2.2

2


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2Appendix A.1: Uniformat Level 1-5 Cost Elements.However,certainprojects(suchasnonpro-

spectusrepairandalterationwork)mayhavehadtheirbudgetaryestimatesdoneinwork

itemsorCSIMasterFormat.

Backupworksheetsmust support detailed estimates, coveringall costsensitive project

data and defining all major assumptions made. Backup estimating data and quantity

surveyinformationmaybeinanyformat,groupedunderappropriateformatclassification

headings.

TheAEisrequiredtoprovidetheIndependentGovernmentEstimatoradvancecopiesof

allconceptplansanddocumentationearlyenoughtoallowforthepreparationofrequired

estimatesaspartof theconcept designsubmission.Advancedocumentsmust include

floorplans,elevations,sections,andperspectiveviewsinsufficientdetailtoallowarealistic

parametriccostassessment.Inaddition,theAEprovides:

A statement on the conceptualapproach and general features for each major

buildingsystem,includinganitemizedlistingofanticipatedtypesandapproximate

capacities/sizes.Blockloadsforstructural,mechanical,andelectricalsystems.

Quality levels ofmajormaterialsand systems tobe used, including any special

design programming or code requirements relating to fire protection, HVAC,

plumbing,electrical,andstructuralcomponents. A copy of thedesign programtoensurethat theestimator understands goals,

objectives,anddesigndirectivesthatmaynotyetbereflectedinconceptdesign

submissiondocuments.

Toensurethattheprojectisdevelopingonbudget,theAEsestimatormustalsosubmita

listofcostsavingitemsthatcollectivelywouldreducetheprojectscosttoapproximately

10percentbelowbudget.

TheIndependentGovernmentEstimatorisrequiredtoprepareanECCAsummarysheetto

UniformatLevel2,representingallprojectandestimatedata.EachECCAsummarymust

comparethedesigncostbreakdownwithanybudgetcostvaluesescalatedtothemidpointof

construction,includingpersquaremeterorsquarefootcalculationsofoverallprojectcost.

designdevelopment

Tosupportdesigndevelopmentestimating,theAEprovidestheIndependentGovernment

Estimatorthedocumentationnecessarytodescribeproposedtypes,quality,andquantities


section2.231


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ofbuildingfeatures,systems,equipment,andmaterials.Projectschedulingmustallowfor

theearlydeliveryofadvancecopiessothattherequiredestimatescanbeincludedwiththe

designdevelopmentsubmissions.

Asaseparatecostsavingtask,theAEsestimatormustalsosubmitalistofcostsaving

itemsthatcollectivelywouldreducetheprojectscosttoatleast10percentbelowbudget.

The independent governmentestimatorprepares anECCAestimate forthe basebidand

separateestimatesforphasedwork,multistructures,and/orbidalternatesoroptions.Anoverall

projectECCAestimatewillalsobeprepared,incorporatingallprojectsegments,foranalyses

orstudiesspecifiedindesignprogrammingdirectivesanddesigncriteriareferences.

Backupworksheets arerequiredtosupport thedetailed estimates, whichrepresentallcostsensitiveprojectdataanddefineallmajorassumptions.Backupestimatingdataand

quantitysurveyinformationmaybeinanyformat,butmustbegroupedunderappropriate

formatclassificationheadings.TheEstimateTrackingSheetandElementalCostSummary

formsmustbesubmitted,includingpersquaremeterorsquarefootcalculations.

constructiondocuments

Estimating requirements given here apply to all required construction documents

submissions75%, 90%, and 100% CDsunless specified as applicable only to final constructiondocuments.

Ifthe overallprojectsconstructiondocumentsestimateexceeds thebudget,theAEis

againrequiredtoproposecostsavingmeasurestobringtheprojectwithinbudget,atits

ownexpense.Toavoidoverbudgetconstructionbids,theAEsestimatormustidentifyat

leastfiveconstructioncostsavingitems,formulatedasbidalternates,tobringtheprojects

estimateatleast10percentbelowbudget.

The Independent Government Estimator prepares an ECCA estimate for the base bid,including separateestimates forphased work, multistructures,and/or bid alternatesor

options withany addenda.AnoverallprojectECCAestimate isalsoprepared, incorpo-

ratingallprojectsegments,foranalysesorstudies,asspecifiedindesignprogramming

directivesanddesigncriteriareferences.

ECCA estimates are developed using MasterFormat, with detailed material and labor

breakdownandappropriatesubdivisionsasshowninAppendixA.MasterFormatestimates


section2.2

2


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2arealso summarized inUniformatLevel3 estimates andwork items. Forboth formats,

backup worksheet estimates are arranged by cost categories, with a summary sheet

combiningallcategorycosts.The90% and100%ConstructionDocumentestimatesare

preparedatthesamelevelasrequiredforthecontractorperformingtheconstructionwork,

inaccordancewiththeFAR.

Backupworksheets arerequiredtosupport thedetailed estimates, whichrepresentall

costsensitiveprojectdataanddefineallmajorassumptions.Backupestimatingdataand

quantitysurveyinformationmaybeinanyformat,butmustbegroupedunderappropriate

formatclassificationheadings.

Submissions must follow the formats in Appendix A and provide persquaremeter or

squarefootcalculations.

MasterFormatcostestimatesarepreparedtoanequivalentofUniformatLevel5,withunit

pricesseparatelyrepresentingmaterialandlabor.Costelementlumpsumestimatingfor

eitherformatsystemmaybeusedonlybypermissionofGSA.Ifcostelementsaretransferred

fromprevioussubmissionlevels,quantityvaluesmustbeverifiedandunitcostsadjustedto

reflectescalationtotheconstructiondocumentssubmissiondate.Allowancesfordesign

contingencies,generalconditionsandprofit,bonds,andconstructionescalationareadded

tocalculatetheECCAamount.

3 marketsurvey

GSA requires that the design AE preparea Market Survey for everyprojectand for each

submissionindicatedintheTasking Matrix (Table3inChapter3),anddescribedbelow.

A Market Survey explores all factors influencingconstructioncosts relevant to thecurrent

stageofdesign.TheMarketSurveypreparergatherspertinentdatabyinterviewinglocalfirmshavingknowledgeof constructionin thearea.Possiblesourcesinclude,butare notlimited

to,generalcontractorsandsubcontractors,buildersassociations,localgovernmentofficials,

architecturalandengineeringfirms,buildersexchangeandconstructionreportingfirms,and

bankersandcommercialmortgagefirms.Particularemphasismustbeplacedonascertaining

theavailabilityofmechanicaland electricalsubcontractors andtheassociated skilled labor

trades. The Market Survey must reflect recent and expected bidding conditions that may

influencethecostofconstructionandlistallsourcesofdata.


section2.233


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ThepersonwhopreparestheMarketSurveyvisitsthesiteandlocalmarketareastodetermine

thefollowing:

Availabilityandshippingoriginofmajorprojectmaterials. Capabilityoflocalfabricators,precastyards,concreteplants,etc.

Availabilityoflaborcraftsnecessaryfortheproject,especiallyskilledlabor.

Availabilityofspecialerectionequipment.

Anticipatedcapacityoflocalcontractorsduringbiddingperiod.

Specialconditionsthatmightinfluencebidding.

Localescalationexperience.

Siteaccessibility.

Batchplantoptionsforconcreteandasphalt.

Applicablelocaltaxesorgrossreceiptstaxeswheretheprojectwillbeconstructed.

Costsofremoteness,suchaslaborforlosttime,housingallowance,orrequirementfor

onsitehousingormaterialdeliverycosts.

TheMarketSurveyalsoincludes:

Whowascontacted(person,firm,phone,email).

Wheretheyarelocated.

Whencontactwasmade.

Whytheywerecontacted.

Whatinformationwasobtained.

Asummaryassessmentwithspecificrecommendations.

conceptdesign

The AEconductsa MarketSurveyas describedabove andas requiredby theTasking

Matrix (Table3inChapter3).

designdevelopment

During the design development phase, the concept design phase Market Survey is

updated,verified,andrefinedtoincludeallchangesnecessarytoreflectnewinformation


section2.2

2


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2onlocalmarketconditions,suchasregionalbuildingboomsandotherpotentialmajor

projects withcomparableconstructionschedules.These updated MarketSurveysare

submittedasrequiredbytheTasking Matrix (Table3inChapter3).

constructiondocuments

Atthe90%and100%constructiondocumentsphases,thesurveyprocessintensifies,andall

datagatheredisreported.Thereportclearlydepictsthelikelybiddingmarket,otherprojects

likelytobeonthemarket,andhowhungrythemarketislikelytobeatthescheduledtime

ofbid.Thefinalestimatemustincorporatethesurveysconclusionsandreflectthecurrent

biddingclimate,includinginformationontheexpectednumberofbiddersforgeneraland

subcontractors,theamountofcompetitionamongcontractors,andotherconditionsthat

mayhaveanimpactontheconstructionproject.

Notethatinthisphasetheprojectsconstructionmanagerasagentwillbepromotingthe

projectwithintheconstructionindustrytodevelopinterestforgoodcompetition.


section2.235


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4 costgrowthreport

GSA uses the Cost Growth Report (CGR) to track cost growth at each design phase by

comparisonwiththeprojectbudget.ThisisdonebycomparingthepriorsubmissionsUniformat

Level2costsforeachcostelementwiththecurrentsubmissionsLevel2costs,andidentifying

thecauseoflargevariances.TheAEsestimatorpreparesthisreportforeachdesignphase

submission,usingGSAForm3474,ProjectCostComparisonSummary.SeeAppendix B: Estimate

Tracking Sheetsforasampleoftheform.

preliminaryconceptdesign

Eachdesignconceptconsideredduringthissubmissionmustbewithintheprojectsoverall

constructionbudget.TheAEwillberequiredtoredesignanyconceptdesignschemenot

withinthebudgettobringitwithinbudgetconstraintsatitsownexpense.

Foreach conceptscheme, theAEs estimatorlistscostsaving ideas thatcollectivelywill

bringprojectcostswithinbudget.TheIndependentGovernmentEstimatorvalidatesthese

costsavingmeasuresbypreparinganorderofmagnitudeestimateofsavingsforeachofthe

AEsproposedmeasures.TheAEsubmitsitsCostGrowthReportonGSAForm3474.

finalconceptdesign,designdevelopment,andconstructiondocuments

Iftheestimatesfortheconceptdesignanddesigndevelopmentsubmissionsexceedthe

projectbudget,theAEisrequired,atitsownexpense,toproposecostsavingmeasures

tobringtheprojectwithinbudget.Justasdescribedaboveforthepreliminaryconcept

designsCGR,theAEsummarizesthefinalconceptdesignestimateonGSAForm3474

andcomparesittotheprojectbudget.Thisreportissupportedwithcostestimatesforeach

proposedcostsavingitem.Theindependentgovernmentestimatorvalidatesthesecost

savingmeasuresasoutlinedintheparagraphaboveforthepreliminaryconceptdesign

phase.

If theestimate for90% constructiondocumentsexceeds theproject budget, theAE is

requiredtoproposecostreductionsintheformofbidalternatessufficienttoensurereceipt

ofbidswithinbudgetonthescheduledbiddate.TheIndependentGovernmentEstimator

validatesthesecostsavingmeasures,asindicatedintheparagraphabove,fortheconcept

designanddesigndevelopmentsubmissions.


section2.236

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25 spacetypecostanalysis

Aspartofanewconstructionprojectcostestimatesubmission,theIndependentGovernment

Estimatorestimatesconstructioncostsbyspacetypesby:

Identifyingallprojectspacetypes,consideringatleastthosecategorieslistedinthe

GCCRG.

Separatelyitemizingspecialcostsoutsidenormalrequirementsoflistedspacetypes,

addressingatleastthoselistedintheAppendixasSpecialCostsExcluded.

6 lifecyclecostanalysis

Lifecyclecosting(LCC)isthedevelopmentofallsignificantcostsofacquiring,owning,and

usinganitem,system,orserviceoveraspecifiedlengthoftime.Thetimeperiodusedisthe

projectedeffective usefullifeof thefacility,anditsdeterminationincludes considerationof

functionalobsolescenceofmajorcomponentsorsystems.Itisusedtocompareandevaluate

thetotalcostsofcompetingsolutionsbasedontheanticipatedlifeofthefacilityorproductto

beacquired.

Thevalueofanitemincludesnotonlyconsiderationofthecostsofacquiringit,butalsothe

costsofusingitorthecostofperformanceforaslongastheuserneedsit.Costsofrepairs,

operations,preventivemaintenance,logisticsupportutilities,depreciation,andreplacement,

inadditiontocapitalcost,allcontributetothetotalcostofaproducttoauser.

ForfurtherguidancerefertoFacilitiesStandardsforthePublicBuildingsService(PBSP100)

andGSAValueEngineeringGuide(PBSPQ250and251).

7 valueengineeringstudies

Valueengineering(VE)isconductedduringtheconceptdesignanddesigndevelopmentphases

toexplorecostsaving/valueenhancingoptionsbeforeselectingfinaldesignfeatures.GSAmay

conductadditionalstudiesduringthe75%and90%constructiondocumentsphases,andfor

100%constructiondocumentsifdeemednecessaryduetotechnicalorbudgetaryconstraints.

Asinglestudymaybeappropriateonsmaller,lesscomplexprojects.Thebasicapproachisto

considermacrolevelissuesatconceptdesignandmoremicrolevelissuesatdesigndevelopment.


section2.237


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Ingeneral,decisionsmadeasaresultofthefirststudywillnotbereconsideredinthesecond

studyunlesssignificantnewinformationisavailable.Furthermore,designchangesimplemented

asaresultofthestudieswillgenerallybeconsideredwithintheboundsofthenormaldesign

process.Exceptionstothiswillbeconsideredonacasebycasebasis.

baselineprospectus

TranslatetheapprovedprospectuslineitemsintoUniformatLevelIItobeusedasabasis

ofcomparisonandcontrolthroughouttheprojectlifecycle.

designconcept

Formajorcapitalconstructionandcertainotherprojects,aVEstudywillbeincludedasa

requirementfortheconceptdesignsubmissions.GSAcontractswiththeVEconsultantdirectly,ratherthanthroughtheAE,buttheAEparticipatesinandreviewsVEproposals

toaddressproject feasibilityandadherenceto designprogramming requirements.The

AEscostestimatormustbeavailabletoanswertheVEconsultantsquestionsconcerning

theoriginof AEconceptdesignestimateunitcostsandinterpretationof workelement

descriptions. Once GSA determines what VE consultants recommendations are to be

used,thedesignAEmustincorporatetheserecommendationsintodesigndocumentsas

partofthescopeofwork.

Fornewconstructionprojects,thefirststudyatconceptdesignisintendedtoreviewbasic

designdecisionsthatpertaintoareassuchas:

Sitingandbuildingorientation

Buildingform,shape,andmassing

Layout

Proportionofoccupiableareatogrossarea

Designcriteria Buildingsystemsselectionoptions

Spaceprogramoptions

Buildingspace/volumeparameters

Verticalandhorizontalcirculation

Majormechanicalelectricalplumbing(MEP)considerations

Overallenergyconsiderations


section2.238

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2 Siteaccess/egress

Overallphasing/schedulingplans

Subsoilconditionsandgeologicaldata

Utilityavailability

designdevelopment

Thesecondvalueengineeringstudyat thedesigndevelopmentphasefocusesonmore

detaileddesigndecisionsincluding:

Specificbuildingsystemdesign

Specificationandperformancerequirements

Proposeddesigndetails Layoutoptionswithinoverallbuildinggeometry

SpecificMEPsystemselections

Sitepaving,grading,andutilities

Phasingandschedulingplans

Majorconstructabilityissues

TheAEmustincorporatetheVEconsultantsrecommendationsapprovedbyGSAintothe

designaspartofthescopeofwork.

8 budgetanalysis

AnECCAsummaryispreparedateachmilestone,usingtheformatsinAppendixB,tocompare

thecurrentdesigncostbreakdownwiththeprevioussubmissionscostsorthebudget,withall

valuesescalatedtothecurrentsubmissiondate.Thesummarymustincludeallowancesfor

designcontingencies,generalconditionsandprofit,andconstructionescalationandyieldan

overallprojectcostpersquaremeterorsquarefoot.

9 requirementsforbidsubmission

Procurementofficialsensurethatthebidpackagesincludealumpsumbidrequirementfor

eachbidoption,alternate,andunitpricingitem.


section2.239


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2


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210constructionawardbidanalysisforprospectuslevelprojects

bidanalysis

After the construction contract is awarded, the Independent Government Estimator

analyzesthebidcost,usingallavailablecostdata,includingthecontractorsbreakdownof

costssubmittedasthepaymentscheduleformonthlyprogresspaymentsforeachtradeor

subcontract.

TheIndependentGovernmentEstimatorreviewsthefinalcostestimateinUniformatLevel

3andrevisesittoalignwiththeactualbidprice.TheadjustedcostdataisprovidedtoGSA

informatsfoundinAppendicesCandD.

Aftercompletionof theabovecost analysis, theestimatoruses a formatsimilar tothat

foundinAppendixDtoprovideasynopsisoftheprojectspaceplan,efficiency,scope,and

basicdesignparametermeasures.

GSAwillprovidetheAEandtheIndependentGovernmentEstimatorthefollowingdata:

Theabstractofbidsreceivedfortheprocurementwithanindicationoftheaward

amountandthebidsofferedbyallcontractors.

Anybreakdownorverificationofcontractororsubcontractorpricesinthecourse

ofcontractaward.

Thecontractsapprovedscheduleofpricestobeusedforprogresspayments.

11costdatabase

GSAusescostdatacollectedforsimilarbuildingtypestodevelopspacetypecostbenchmark

toolsto improvebudget developmentfor futureprojects. Therefore, GSAsregionalproject

managerprovidescost estimates, reconciledestimates,bid analysis,andconstruction cost

reconciling back to the bid estimate to the regional cost advocate or Central Office costmanagementstafftocompilethisdataintoGSAscostdatabase.

12constructionmodificationsandclaimsanalysis

This sectionprovides information,procedures,andguidance forestimatingandprocessing

constructioncontractmodifications.Contractmodificationsincludechangeorders,contractor


section2.241

l f l l f h h h d k


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claims,formalresolutionofconstructivechanges,theimpactonunchangedwork,suspension

ofwork,andtimeextension.

Anindependentestimate forcontract modificationsrequestedbythe Governmentmustbepreparedbeforetheproposalrequestissenttothecontractor.TheIndependentGovernment

Estimatormustbeprovidedthesamedocumentsconcerningtheproposedmodificationthat

thecontractorwillbeprovided,orhaveaccesstothem.

TheIGEpreparedinresponsetoacontractorinitiatedproposalmustbepreparedtothesame

levelofdetailasthecontractorsproposalandbebasedonthescopeof themodification.A

copyofthecontractorsproposalwiththecostsdeletedcanbeused.

RegulationsrequireanIGEforanyprocurementof$25,000ormore.IftheContractingOfficerdeterminesitisnecessary,heorshemayrequireestimatesoflesseramounts.Inthecaseof

contractmodifications,the$25,000triggerfigureisthesumoftheabsolutevaluesofdecreases

andincreases.Forexample,amodificationresultingindecreasesof$10,000andincreasesof

$16,000wouldsumtotheabsolutevalueof$26,000,andanIGEwouldberequired.Adjustments

inmethodsorformatsfortheprimepurposeofescapingthisrequirementareprohibited.

Forallnegotiatedprocurements,includingcontractmodifications,regulationsstatethataward

mustnotbemadeunless:

ThefinalIGEequalsorexceedsthenegotiatedprice,or

Inthecaseofreductions,whichmustbeconsideredseparatelyfromincreases,the

negotiatedcreditisequaltoorexceedsthefinalIGE,and

The correct final IGE is included in thecontract file, supplemented bya complete

statementjustifyingtheawardatacostdifferentfromtheestimate,andadequatefor

subsequentreview.

Theoverallobjectiveofacontractmodificationnegotiationistoreachanagreementwiththe

contractorthatisinthebestinterestoftheGovernment.Thelowestpossiblepricedoesnot

alwaysmeetthisobjectivenorwouldagenerousprice,ifthatpriceoffersmorepaymentthan

necessarytoincludesufficientincentive.Thenegotiationteamstrivesforsomeintermediate

point,whichisgenerallyregardedasthelowestreasonablepricetheamountatthebottomof

thepricerangethatthenegotiatorconsiderstobefairandreasonable.


section2.242

2T i t thi i th ti t t t l t ti ll l IGE b d


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To arrive at this price the negotiator must at least partially rely upon an IGE based on a

detailedanalysisofthechangeinrequirementsandexistingjobconditions.Forthemostpart,

theestimatemustbesimilarto,andtakeintoaccount,thosesameconditionsandelements

occurringinthecontract,aseachappliestothechangeorderscope.Inlieuofbetterdata,the

IGEfor bid evaluation may beused forassistance.The Independent GovernmentEstimator

mustunderstandthescopeofthechangeandprepareanaccuratequantitytakeoffforeach

directitemofchange,usinglabor,material,andequipmentcostsandsequentiallyapplying

appropriateoverhead,profit,andbondcosts.Sincethisformal,approvedIGEisusedtoevaluate

thereasonablenessof thecontractorsproposal, itmust bepreparedonacomparableand

realisticbasisbyanestimatorfamiliarwiththemodificationandclaimprocesses.Theestimator

mustreviewthecostspresentedinthecontractorsproposalforaccuracy,reasonableness,and

allowableness.Ofthosecostsfoundallowable(seeFAR31.2),eachmustbefurtherreviewed

forapplicabilitytotherequestedmodification.


section2.243

The Independent Government Estimator must:


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TheIndependentGovernmentEstimatormust:

Review the change documents and become familiar with the requirements of the

changedwork.

Determine the status of construction and how the changed work will fit into the

constructionschedule.

Usemethods,capabilities,andlaborratesmatchingthoseofthecontractorperforming

thework.

Priceeachitematratesineffectatthetimethechangedworkwillbedone.

Attempttoagreewiththecontractoronscopeandestimatestructurebeforepreparing

theIGE.

Unlessotherwiseagreed,useMasterFormatwithalevelofdetailusedinthecontract

documents.

UsethesamelevelofdetailtheGovernmentwoulduseifitwerecompetingforthe

award.

Computethenetcostorcreditbysubtractingthetotaloftheoriginalworkfromthe

totaloftherevisedwork.

Clearly and adequately describe and identify schedulerelated and impactrelated

costsasaseparatepartofeachestimate.

Preparetheestimateinatimelymanner.

impactcostconsiderations

Whenamodificationisdirected,settlementincludesnotonlythecostandtimechangeof

theworkdirectlyaffectedbutalsothecostandtimeimpactontheunmodifiedwork.

Generallythecontractorfirstpresentsimpactcostsaspartoftheproposalsclaimed

impactcosts.TheIndependentGovernmentEstimatorlooksforoffsettingcoststoreduce

theimpacttotheGovernment.Thecontractorisrequiredtosubmitdocumentationto

support theclaimedcost,suchasnarrativecalculationsandplannedrescheduling.To

determine theextent of theimpact, the approved costand resourceloadedschedule

furnishedbythecontractormustbedevelopedtoreflectactualconstructionasaccurately

aspossible.Themodificationworkissuperimposedon the original scheduleso asto


section2.2

2minimize delay under the given requirements GSA reviews and accepts or requests


55/92

minimizedelay underthe given requirements.GSA reviews andaccepts, or requests

modificationsto,therevisedschedule.

The Independent Government Estimator classifies each impact cost claimed as either

factualor judgmental. Factualcostsare fixed andestablished andcan be determined

directlyfromrecords,suchasrentalorwagerateagreementsorpurchasedocuments.

Oncetheitemhasbeendeterminedvalidasafactualimpact,theitemcostmaybedirectly

calculated.Theamountofcostchangeiseitherstatedonthecertificationdocumentorcan

bedeterminedfromthescheduledtimechangeoftheconstructionprogressplan.

Examplesoffactualimpactcostsare:

Escalationofmaterialprices. Escalationoflaborwagerates.

Changeinequipmentrates.

Increaseforextendingthestorageperiodformaterialsandequipment.

Increaseforextendingthecontractforlaborandsubsistence.

Increaseforalongerperiodofdirectonsiteoverheadpersonnel,materials,and

utilities.

Increaseforalongerperiodofoverheadandprojectofficeservices.

TheIndependentGovernmentEstimatoridentifiesjudgmentalimpactcosts,whichinclude

thosethataredependentonvariablefactorssuchasperformance,efficiency,ormethodology

andcannotbestatedfactuallypriortoactualaccomplishment.Thecontractorsproposal

mustprovideclearandcrediblesupportforalljudgmentalimpactcosts.

Examplesofjudgmentalimpactcostsare:

Changeofefficiencyresultingfromrescheduling. Lossoflaborefficiencyresultingfromlongerworkhours.

Loss of efficiency caused by disruption of existing orderly processes and

procedures.

Lossofefficiencyduringreschedulingofmanpower.

Inefficiencyincurredfromresubmittalofshopdrawings,samplematerials,etc.


section2.245

The Independent Government Estimator weighs any premium costs allowed in the base


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TheIndependentGovernmentEstimatorweighsanypremiumcostsallowedinthebase

contractchangeproposalagainstanyadditionalimpactcostsrequested.Forexample,the

MechanicalContractorsAssociationsproductivityratescanbehigherthanthoseusedin

competitivelybidwork.Theestimatormustavoidincludingthecontractorsquestionable

impactcostsintheinitialGovernmentestimateunlesseachhasbeendeemedjustifiable.

Anyoffsetstoimpactcostsfromdeletedworkmayincreasethecontractorsefficiencyand

productivity,resultinginacredittoGSA.

estimatorssupportduringnegotiations

AftertheIGEforthemodificationhasbeencompleted,approved,anddeliveredtothe

ContractingOfficer, the Independent Government Estimator continues to support the

negotiations, as directed by the negotiator. The estimator must become thoroughly

familiarwithnegotiatingrequirementsandtechniquesbeforeparticipatingaspartof a

negotiatingteam.HeorshemarksallestimatesFOROFFICIALUSEONLYtopreserve

balanceduringnegotiations.Theoverallamountmustnotbedisclosedunderanycircum-

stancespriortoaward.

13valueengineeringchangeproposals(VECPs)

VECPsmayrequirepreparationofanIGE.SinceaVECPwillbesupportedbycontractorpricing,theestimatorpreparestheIGEinamannersimilartothatdefinedpreviouslyinConstruction

ModificationsandClaimsAnalysissection(inChapter2.2).

14riskmanagement

TheIndependentGovernmentEstimatorassistsinidentifyingandmeasuringrisks,andthen

indeveloping,selecting,implementing,andmanagingoptionsforaddressingthoserisks.The

severaltypesofrisktobeconsideredaspartofariskmanagementmethodologyinclude:

Schedule

Cost

Technicalfeasibility

Environmentalremediation

Archaeological


section2.246

2 Technical obsolescence


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Technicalobsolescence

Dependenciesbetweenanewprojectandotherprojects

Physicaleventsbeyonddirectcontrol Marketandeconomicevents

GSAusestheConstructionIndustryInstitutes(CII)ProjectDevelopmentRatingIndex(PDRI)

toidentifyweakareas,whichareineffectarisklist.

15occupancyagreementsandtenantimprovementspricing

CostelementsareorganizedinaccordancewithGSAspricingpolicy,whichrequiresaseparate

tenantimprovementestimateforeachtenant.

Theagencyhousingplanandthesupportingfloorplansmustbeusedtoorganizetheestimate

detailby:

Warmlitshell

Tenantagencyfitout

Securityupgrades

InadditiontotheECCAtheestimatormust,foreachtenantagency,addtheGSArelatedcost

elementsidentifiedintheSpacePlanningsectionoftheGSA Pricing Desk Guide, (Section

3.2.10,page 19)andin thePricingImplementationfor Project Managers Guide,Chapter II

ProjectDevelopmentPhase.


section2.247


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3

deliverymethodsand

deliverables


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31 overview


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1 overview1 requirementsforestimates

ThematrixofTable3indicatesthedeliverablestypicallyrequiredbydeliverymethodandby

sizeofproject.

matrixrows

ThematrixrowsareorganizedbythefivedistinctstagesofanyprojectPlanning,Design,

Construction Procurement, Construction, and Construction Closeout. Within these are

discretephases,andwithineachphasethereareseveralactivities.Toperformtheactivities,

severaltaskshavetobecompleted,allasshownonthematricesthatfollows.

Planning Stage: Theplanningstagehasfourphases:

1 Preliminaryprojectdevelopment

2 Feasibilitystudy

3 Programdevelopmentstudy(PDS)

4 DesignbuildRFP

5 Baselining

Design Stage: TheDesignstagehasthreephases:

1 Concept

2 Designdevelopment

3 Constructiondocuments

Construction Procurement Stage: Thereisonlyonephaseandoneactivity,buttwotasks

areidentified.

Construction Stage: Thereisonlyonephasehere,butitstwomainactivitiesare:

1 Constructionmodificationsandclaimsanalysis

2 ValueEngineeringChangeProposal(VECP)

Construction Closeout Stage: CloseoutistheonlyphaseandactivityintheConstruction

CloseoutStage.

deliverymethodsanddeliverables

section3.151

matrixcolumns


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Thematrixshowsfourdeliverymethods:

1 Traditional(DesignBidBuild)

2 ConstructionManagerasConstructor

3 DesignBuildwithBridgingorConceptdocuments

4 DesignBuildpureorperformancebased

Thematrixfurtherorganizeseachdeliverymethodbyprojecttype:NewConstruction,and

Repair&Alteration/Modernization.

Projectsizes,definedbyconstructionvalue,subdivideeachprojecttype.Projectsizesare:

1 Under$2million

2 $210million

3 $1025million

4 $25millionandabove

NewConstructiondoesnotusetheunder$2millionprojectsize.


section3.1


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2 deliverable flowcharts by delivery


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2 deliverableflow chartsbydeliverytable3. cost estimatingforconstruction in federalbuildings

tasking matrixtraditional CMc

DB bridging/concepts

DB pure/perform. based

new r&a/mod new r&a/mod new r&a/mod new r&a/mod

activity task

$25M+

$1025M

$210M

$25M+

$1025M

$210M

Under2M

$25M+

$1025M

$210M

$25M+

$1025M

$210M

Under2M

$25M+

$1025M

$210M

$25M+

$1025M

$210M

Under2M

$25M+

$1025M

$210M

$25M+

$1025M

$210M

Under2M

preliminary project development

BER WorkItem Cost Estimates

Blast/Prog.Collapse study

Uniformat or MasterformatCost Estimates

SeismicstudyUniformat or Masterformat

Cost Estimates

NEPAUniformat or Masterformat

Cost Estimates

Master PlanUniformat or Masterformat

Cost Estimates

SpecialstudiesUniformat or Masterformat

Cost Estimates

AEFeeEstimate

Independent GovernmentEstimate

feasibility study

Foreachdevelopmentsubmission

GCCRG/BenchmarkToolsorProjectCost Estimating Tool

ProjectCost Estimating Tool

Risk Analysis

Foreach availablepreliminaryplanning

study

Validate/Update AssociatedEstimate

Foreach incorporatedpreliminaryplanning

studyProjectCost Estimating Tool

AEFeeEstimate

Independent Government CostEstimate

54projectestimating requirements P120

section3.2

tasking matritraditional CMc



3


65/92

programdevelopmentstudy(pds)

taskingmatrix concepts perform. based

new r&a/mod new r&a/mod new r&a/mod new r&a/mod

activity task

$25M+

$1025M

$210M

$25M+

$1025M

$210M

Under2M

$25M+

$1025M

$210M

$25M+

$1025M

$210M

Under2M

$25M+

$1025M

$210M

$25M+

$1025M

$210M

Under2M

$25M+

$1025M

$210M

$25M+

$1025M

$210M

Under2M

Feasibility StudyCritique

Foreach development

submission

Foreach availablepreliminaryplanning

study

Foreach incorporatedpreliminaryplanning

study

Validate Feasibility StudyEstimate

ProjectCost Estimating Tool

GCCRGforBudget Analysis

Market surveys(one submission only)

Validate / Update AssociatedEstimate

Validate / Update AssociatedEstimate

design buildRFP

Estimating SupportIndependent Government

Cost Estimate

concept design

PreliminarySubmission

VE workshop

Final Submission

Cost EstimatesperTable1foreach submission

Uniformat or MasterformatCost Estimate

Market Survey

Review of AEEstimate

Cost EstimatesperPQ250/251

Cost EstimatesperTable1

Uniformat or Masterformat CostEstimate

IndependentEstimate

SpaceType cost analysis

Budget Analysis

delivery methodsanddeliverables

section3.255

tasking matrixtraditional CMc




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Final Submission(continued)

Life CycleCost Analysis(Per P100/Design Program)

Risk Analysis

OCAReview &Estimate

design development

PreValueEngineeringDDSubmission



Life CycleCost Analysis (PerP-100/Design Program)

VE Workshop/Study Cost EstimatesperPQ250/251

FinalDDSubmission


Market Survey

Cost Growth Report

OCAReview &Estimate

IndependentEstimateandreconciliationwith AEEstimate

construction documents

75% CDs



Market Survey

CMcGuaranteedMaximumPrice

90% CDs


Market Survey

IndependentEstimateandreconciliationwith AE

Estimate


Cost Growth Report

tasking matrixnew r&a/mod new r&a/mod new r&a/mod new r&a/mod

activity task

$25M+

$1025M

$210M

$25M+

$1025M

$210M

Under2M

$25M+

$1025M

$210M

$25M+

$1025M

$210M

Under2M

$25M+

$1025M

$210M

$25M+

$1025M

$210M

Under2M

$25M+

$1025M

$210M

$25M+

$1025M

$210M

Under2M

56projectestimating requirements P120

section3.2

3tasking matrix

traditional CMcDB bridging/

conceptsDB pure/

perform. based


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OCAReview&Estimate

Uniformat or MasterformatCost Estimates

100% CDs


Market Survey

IndependentEstimateandreconciliationwith AE

Estimate


CostGrowthReport

construction procurement

Construction AwardBid Analysis

Database Informationpreparation

Cost andPriceAnalysis

construction

Construction Mods &ClaimsAnalysis

Masterformat Cost Estimates

ValueEng. ChangeProperty (VECP)

Cost Estimates

LifeCyclecost analysis review(asrequired)

construction closeout

CloseoutDatabase Information

including ChangeOrders

taskingmatrixnew r&a/mod new r&a/mod new r&a/mod new r&a/mod

activity task

$25M+

$1025M

$210M

$25M+

$1025M

$210M

Under2M

$25M+

$1025M

$210M

$25M+

$1025M

$210M

Under2M

$25M+

$1025M

$210M

$25M+

$1025M

$210M

Under2M

$25M+

$1025M

$210M

$25M+

$1025M

$210M

Under2M

delivery methodsanddeliverables

section3.257


68/92


69/92

a

appendices


70/92

estimatingformats

1 uniformatlevel15costelements

a


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Level 1 Level 2 Level 3 Level 4 Level 5

A1

Substructure

A11

Foundations

A111Standard

Foundations

WallFoundations ColumnFoundations&PileCaps PerimeterDrainage&Insulation

A112Special

Foundations

PileFoundations GradeBeams Caissons Underpinning Dewatering RaftFoundations

PressureInjectedFootings OtherSpecialFoundations

A12

BasementConstruc

tion

A121Basement

Excavation

ExcavationforBasements StructureBackfill&Compact Shoring

A122Basement

Walls

BasementWallConstruction MoistureProtection BasementWallInsulation InteriorSkin

A123 SlabonGrade

StandardSlabonGrade StructuralSlabonGrade

InclinedSlabonGrade TrenchesPits&Bases UnderSlabDrainage&Insulation

A2

Superstructure

A21

Superstructure

A211

FloorandColumn

Construction

SuspendedBasementFloorConstruction UpperFloorsConstruction BalconyFloorConstruction Ramps FloorRacewaySystems OtherFloorConstruction

Roof

Construction

FlatRoofConstruction PitchedRoofConstruction

Canopies OtherRoofConstruction

A2

Superstructure

A21

Superstructure

A212Stair

Construction

RegularStairs CurvedStairs SpiralStairs ExteriorFireEscapes StairHandrailsandBalustrade

A214Special

SuperstructureConstruction

61appendices

appendixa

a Level 1 Level 2 Level 3 Level 4 Level 5B1

Exter

B111

ExteriorWallConstruction

ExteriorWallConstruction Parapets ExteriorLouvers&Screens Sun Control Devices (Exterior)


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E

B11

ior

Walls

1 Construction SunControlDevices(Exterior) BalconyWalls&Handrails

ExteriorSoffitsxterior

B112

SpecialWallElements

Enclos

Exter

B121

Windows Windows CurtainWalls Storefronts

B1

ure

B12

iorGlazing&

Doors B12

2Doors

GlazedDoors&Entrances SolidExteriorDoors RevolvingDoors OverheadDoors OtherDoors&Frames

B123 SpecialGlazing

Ext.Enclos

B13

Roofing

B131

RoofCoverings&Insulation

RoofFinishesTrafficCoatings&PavingMembranes

RoofInsulation&Fill Flashings&Trim RoofEavesandSoffits GuttersandDownspouts

ure B13

2Skylightsand

RoofOpenings

GlazedRoofOpenings RoofHatches GravityRoofVentilators

Partitio

C11

Partitions

FixedPartitions DemountablePartitions RetractablePartitions SiteBuiltToiletPartitions SiteBuiltCompartments&Cubicles InteriorBalustrades&Screens InteriorWindows&Storefronts

C1

InteriorConst

ruction

C11

ns,Doors&Specialties

1

InteriorDoors

InteriorDoors InteriorDoorFrames InteriorDoorHardware InteriorWallOpeningElements InteriorDoorSidelights&Transoms InteriorHatches&AccessDoors DoorPainting&Decoration

C113

Specialties/Fittings

FabricatedToiletPartitions FabricatedCompartments&Cubicles StorageShelvingandLockers OrnamentalMetalsandHandrails IdentifyingDevices ClosetSpecialties

C12

Access/

Platform

Floors

C121

AccessFloors

C122

PlatformFloors


appendixa

Inter

In

C131

WallFinishes WallFinishestoInsideofExteriorWall WallFinishestoInteriorWalls ColumnFinishes

Fl T i

Level 1 Level 2 Level 3 Level 4 Level 5 a


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C1

riorConstruction

C13

teriorFinishes

C132

FloorFinishes

FloorToppings TrafficMembranes

HardenersandSealers Flooring Carpeting Bases,Curbs&Trim

C133

CeilingFinishes CeilingFinishesAppliedtoStructure SuspendedCeilings OtherCeilings

D1

ConveyanceSystems

D11

ConveyanceSystems

D111

Elevators&Lifts

PassengerElevators FreightElevators Lifts Escalators&MovingWalks

Escalators MovingWalks

D112

Escalators,Moving

Walks

&Other

OtherConveyingSystems

Dumbwaiters PneumaticTubeSystems Hoists&Cranes Conveyors Chutes Turntables BaggageHandling&LoadingSystems TransportationSystem

D2

Mechanical

D21

Plumbing

D211

Plumbing

Fixtures

WaterClosets Lavatories Sinks Bathtubs WashFountains

Showers DrinkingFountainsandCoolers Bidets&OtherPlumbingFixtures

D212

Distributionand

DrainageSystems

DomesticWater Distribution

ColdWaterService HotWaterService DomesticWaterSupplyEquipment

SanitaryWaste

WastePiping VentPiping FloorDrains SanitaryWasteEquipment PipeInsulation

RainWaterDrainage

Pipe&Fittings RoofDrains RainwaterDrainageEquipment Insulation

D213

Other

PlumbingSystems

GasDistribution AcidWasteSystem Interceptors PoolPipingandEquipment DecorativeFountainPipingDevices OtherPipingSystem

63appendices

appendixa

a Level 1 Level 2 Level 3 Level 4 Level 5 OilSupplySystem

GasSupplySystem

CoalSupplySystem

C l S l S t


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EnergySupply CoalSupplySystem

SteamSupplySystem HotWaterSupplySystem

SolarEnergySystem

WindEnergySystem

D22 CentralPlant Boilers&Furnaces

1 Equipment HeatGeneratingSystems

BoilerRoomPiping&Specialties

AuxiliaryEquipment

Insulation

M

CoolingGeneratingSystems ChilledWaterSystem

DirectExpansionSystem

D2

echanicala

D22

HVAC

DistributionSystems

AirDistributionSystems ExhaustVentilationSystems SteamDistributionSystem HotWaterDistribution ChilledWaterDistribution

D222

DistributionSystems

ChangeoverDistributionSystem

GlycolHeatingDistributionSystem

Terminal&PackageUnits TerminalSelfContainedUnits PackageUnits

SystemsTesting&Balancing

PipingSystemTesting&Balancing AirSystemTesting&Balancing HVACCommissioning OtherSystemsTesting&Balancing

SpecialCoolingSystems&Devices SpecialHumidityControl Dust&FumeCollectors

SpecialHVACSystems&Equipment AirCurtains

AirPurifiers PaintSprayBoothVentilation GeneralConstructionItems(HVAC)

D22

3

Controls&

Interfacew/Bldg.Automation

HeatingGeneratingSystem Exhaust&VentilatingSystems TerminalDevices EnergyMonitoring&Control BuildingAutomationSystems OtherControlsandInstrumentation


appendixa

D31

1

SprinklerandStandpipe Systems

FireProtectionSprinklerSystems SprinklerWaterSupply SprinklerPumpingEquipment DrySprinklerSystem

Water Supply

Level 1 Level 2 Level 3 Level 4 Level 5 a


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D3

FireProtection

D3

1

F

ireProtection/Alarm

1 StandpipeSystems

StandpipeandHoseSystems WaterSupply StandpipeEquipment

FireHoseEquipment

D31

2

FireAlarmSystems&Interfacew/Bldg.

Automation

D313

SpecialtiesandotherSystems

FireProtectionSpecialties FireExtinguishers FireExtinguisherCabinets

OtherFireProtectionSystems

CarbonDioxideSystem FoamGeneratingEquipment CleanExtinguishingAgentSystem DryChemicalSystems Hood&DuctFireProtection

D4

Electrical

D41

ElectricalService,

Distribution&

EmergencyPower

D411

HighTensionService&Dist.

D412

LowTensionService&Dist.

D413

EmergencyPowerSystems

D414

RenewableElectricGene