Guide to

Elemental Cost Estimating &

Analysis for Building Works
2013

No responsibility for loss or damage caused to any person acting or refraining from action as a result
of the material contained in this guide can be accepted by the Africa Association of Quantity
Surveyors

CONTENTS

Table of Contents

Page

1.

FOREWORD .......................................................................................................................... 3

2.

INTRODUCTION ................................................................................................................... 4

3.

PURPOSE OF ELEMENTAL COST ESTIMATING ......................................................... 5

4.

LIST OF SECTIONS, ELEMENTS AND COMPONENTS .............................................. 9

5.

DEFINITIONS ....................................................................................................................... 20

6.

SALIENT FEATURES OF THIS GUIDE .......................................................................... 23

7.

SCHEDULE OF ELEMENTS / COMPONENTS ............................................................. 25

8.

EXAMPLES ........................................................................................................................ 102

9.

INDEX .................................................................................................................................. 109

1. FOREWORD
In 1998 the Association of South African Quantity Surveyors published the second edition of
the Guide to Elemental Cost Estimating & Analysis for Building Works. An amended
version was issued by the Africa Association of Quantity Surveyors during 2003. This guide
replaces both
A committee comprising Patrick Waterson and Andrew Koen under the chairmanship of
Martin Smith was established at the beginning of 2012 to examine whether there was a need
to revise and possibly expand the 1998 and 2003 editions to accommodate changes that
have taken place in the industry since those versions were published
The committee endeavoured to refine the principles established in the previous editions by
incorporating international advances in the industry to better guide quantity surveyors active
in Africa and further afield
Invaluable insight was gleaned, and is herewith acknowledged, from publications such as
RICS new rules of measurement: Order of cost estimating and elemental cost planning
(February 2009), Measurement of Buildings by Area and Volume (Canadian Institute of
Quantity Surveyors), UNIFORMAT II published by the National Institute of Standards and
Technology (NIST) and the American Society of Testing and Materials (ASTM) and
Uniformat published by The Construction Specifications Institute (CSI) in the United States
of America and Construction Specifications Canada (CSC)
The Services and Model Documentation Board of the Africa Association of Quantity
Surveyors comprising Corn de Leeuw (chairman) (South Africa), Michael Frimpong
(Ghana), Dan Kimoro (Kenya) and Segun Ajamlekoko (Nigeria) also provided input

2. INTRODUCTION
The elemental method is an approach towards calculating the total estimated cost of
construction projects. It considers the major elements of a building and, if properly
implemented, provides a cost estimate based on an elemental breakdown of the building
project
To achieve this goal the measurement and descriptions of building works for estimates
should be consistent. By ensuring that different building projects are measured and
described in the same manner, the data from one can be meaningfully applied to another. A
lack of consistency makes it extremely difficult for the employer and project team to
comprehend what is included in the cost estimate, cost limit or cost target, often casting
doubt about the cost advice provided
This guide presents a system which sets out principles and a model format for elemental cost
estimating which may be understood by all those involved in construction projects thereby aiding
communication between the design team and the employer. It provides a structured basis for
measuring building work and advances a consistent approach for dealing with other key cost
components associated with a building project. It should also assist the quantity surveyor in
providing effective and reliable cost advice
The primary objective of this guide is to present a system which sets out principles and a model
format for elemental estimating. It is not the intention to explain alternative estimating
methods, procurement methods or contract strategies

This guide is not intended to classify elements of major civil works. Buildings, however, are
usually accompanied by roads, utilities, parking areas, and other non-building features. The
building element External works and services is provided in order that users do not have to
resort to multiple elemental classifications for what is primarily a building project

3. PURPOSE OF ELEMENTAL COST ESTIMATING

General
Elemental cost estimating and analysis is one of a number of alternative estimating methods.
In any estimating method the fewer quantities which are measured the more difficult it is to
price. During the design development stages of a development, at which time only minimal
information is available, the measurement should be simplified as far as possible. A square
metre estimate is easy to compile but to some extent less reliable whilst a detailed quantity
take-off is more reliable but time consuming. The elemental method is a compromise
between the relatively easy and quick square metre method and the more cumbersome and
detailed quantity take-off
The primary purpose of an elemental cost analysis is to enable cost information to be
collated and produced in a manner which can assist in the cost controlling of future building
projects. A standard set of building elements and components are a prerequisite. Cost
control is achieved by preparing an estimate of construction cost based on the information
gleaned from this analysis in the very early stages of a development, when little or no design
information is available
The need for an elemental classification is most apparent in the economic evaluation of
building alternatives at the design stage. Cost estimates using a format based on a detailed
measurement are time consuming, costly and inappropriate at the early design stages
By ensuring that elemental estimates are measured in the same manner the cost data can
meaningfully be applied to other building projects. Using this guide ensures consistency in
the economic evaluation of building projects over time and from project to project. The
estimator is therefore urged not to deviate from the system proposed in this guide since only
then will it be possible to use the derived data for comparative elemental estimating
The amount of detail to be measured for each element is related to the cost significance of
the element in the particular design. Where sufficient information is available expensive
items are to be measured in detail. Composite items are measured by combining or grouping
together items to common forms of measurement
Unit rates are applied to each of the elemental quantities. The rates should be inclusive of all
materials, labour and plant that are specifically required to construct the element and any
subcontractors preliminaries, design fees, contingency allowances and overheads and
profit. Unit rates are to exclude main contractors preliminaries and other allowances, such
as development design team fees, other development costs, contingency allowances and
escalation. These items are to be assessed separately and added to the estimate
When using unit rates from cost analyses and benchmark analyses, care should be taken to
ensure that such rates have been adjusted to reflect prices current at the time the estimate is
prepared (ie adjusted to remove allowances included for construction escalation), location
and unique design features
Cost control is achieved by compiling an estimate based on the information contained in the
analysis throughout the various development stages of a development. A major benefit of
performing an economic analysis based on an elemental classification is the reduction in
5

time and costs for evaluating alternatives at the early design stage when economic analysis
is most important in establishing the most efficient choices between building alternatives

Benefits of elemental cost estimating

Some of the benefits from using this guide to structure estimates are the following:
1. Composite elemental costs are used for early design estimates, thereby eliminating the
time-consuming and costly exercise of identifying, quantifying and costing material and
labour for each product
2. Elemental rates communicate the quality level of elements. Elemental estimates can
therefore be initially prepared based on the anticipated quality level of a building project
without knowing the specific products that make up the elements
3. Elemental estimates provide a more realistic distribution of costs for assigning design-tocost targets for each discipline than do arbitrary percentage allocations that do not
necessarily reflect program requirements or anticipated quality levels
4. Elemental costs can be monitored, element by element, from the programming phase
through the final design phase, making it easier to document the "audit trail" required in
quality management programs
5. Most design changes, even major ones, can be quickly evaluated at any phase, because
the total cost of each element is usually proportional to its quantity, thus simplifying
calculations. There is no need to quantify and price individual components or products
that make up the element, a tedious, costly and lengthy exercise
6. Cost overruns are detected earlier because costs are monitored frequently, at each
stage of design. This allows necessary corrective design changes to be made early, with
little effect on the design schedule and minimum impact on the cost of design
7. Consistent, standardised reporting of costs from development to development facilitates
the rapid preparation and analysis of estimates
8. Elemental unit rates that are generated in cost estimates are suitable for recycling in
data banks and can be drawn upon to prepare estimated costs of future building projects
9. Cost risk analyses that quantify the probability and magnitude of cost overruns are easier
to prepare as estimators will always be working with a consistent cost reporting format
from the programming stage to the completion of construction documents. Every cost
estimate could be presented with a risk analysis that shows the probability distribution
associated with that estimate
10. Elemental breakdown of a development provides a standardised format for collecting
and analysing historical data to use in estimating and budgeting future projects and a
checklist for the cost estimating process
11. Facilitates communication amongst members of a project team regarding the scope of
work and costs in each discipline
12. Provides a basis for systemised identification of product standards in relation to cost

Cost analysis parameters

There are two primary reasons for using cost analysis parameters in evaluating estimates:
1. To analyse and monitor costs, element by element, as design progresses, to ensure that
costs are within the allocated budget and within the range of the costs of comparable
historical projects with similar quality levels
2. To identify the likely source of budget overruns as early as possible. This facilitates
making revisions to plans and specifications that may be required to meet the budget
with minimum impact on the design programme and design cost

Building projects comprising multiple floors / buildings

Where a development comprises more than one building function within a building eg
basement parking, retail podium, offices, etc it is recommended that a separate primary
element section be prepared for each function and combined with specialist installations,
equipment, tenant installations, alterations, external works and services, preliminaries,
contingency allowances and escalation for the whole development in an single overall
estimate for the development
Similarly where a development comprises more than one building a separate estimate of
construction cost should be prepared for each building

Sections and elements

Sections
The elements are subdivided into the following sections:
Primary elements
Specialist installations
Equipment
Tenant installations
Alterations
External works and services
Preliminaries
Contingency allowances
Escalation, and
Tax

Elements
Elements are defined as major features, common to most buildings which usually perform a
given function regardless of the design, specification, construction method or materials used,
thus facilitating the use of information obtained from a building when estimating the cost of
other similar buildings
In selecting and defining the elements the following principles were used:
1. Each element should have a significant influence on the cost of a building and a high
frequency of occurrence

2. There should be consistency and simplicity in the definitions of elements. One of the
primary purposes of a standard list of elements and components is to enable cost
analyses to be made of completed projects
3. Wherever possible an element should be capable of measurement. Some of the
elements, such as Structural frame are related primarily to the horizontal surfaces of
the building, while others, such as External facade, are related primarily to the vertical
surfaces. These elements can usually be quantified, even in the very early stages of a
development, thus enabling a more accurate preliminary estimate to be made
4. Elements should apply to any building type
5. Elements separate building elements from building related external works and services
6. Elements should as far as is reasonable and practical relate to other international
elemental classifications such as the UNIFORMAT II (USA) and those of the Canadian
Institute of Quantity Surveyors (CIQS) and the Royal Institute of Chartered Surveyors
(RICS-UK)

4. LIST OF SECTIONS, ELEMENTS AND COMPONENTS

SECTION

ELEMENTS

COMPONENTS

Primary elements

Substructure

Un-reinforced strip footings

Reinforced strip footings
Ground beams
Column bases and pile caps
Lift shaft bases
Columns
Brick and block walls
Concrete walls
Plinth finishes
Rock, etc excavation
Sundries

Ground floor

Solid floors
Insulation
Suspended floors
Steps
Ramps
Service ducts, trenches, etc
Pits and bases
Sub-surface drains
Catch pits, sumps, etc
Pumps

Structural frame

Slabs
Precast / composite decking systems
Ramps
Staircases and fire escapes
Columns
Beams
Portal frames
Space frames
Steel frames
Timber frames

External facade

Brick and block walls

Concrete walls
Waterproofing, drainage, etc
Cladding
Finishes
Curtain walls
Shop fronts and similar glazed screens
Windows
Sun control
Grilles, screens, louvers, etc
Doors
Special doors

Roofs

Construction
Coverings
Glazed roofs
Roof, lantern, skylights and openings
Dormers, hatches, etc
Waterproofing
Insulation
Trafficable surfaces
Eaves
Verges
Rain water drainage
Ventilators and cowls
Chimneys

Internal divisions

Brick and block walls

Concrete walls
Shop fronts and similar glazed screens
Borrowed lights
Hatches and access doors
Screens, etc
Doors
Special doors

Partitions

Office partitions
Toilet partitions
Doors

Floor finishes

Applied floor finishes

Suspended floor finishes
Raised access floors
Stair and ramp floor finishes
Skirtings, etc

Internal wall finishes

Finishes
Rails, corner protectors, etc

Ceiling finishes

Slab soffit finishes

Nailed-up ceilings
Suspended ceilings
Bulkheads
Cornices, etc

Fittings

Built-in cupboards
Cupboards fixed to walls
Pigeon hole fittings, mail boxes, etc
Room dividers
White, chalk, etc boards
Pinning, bulletin, etc boards
Building directories
Raised platforms
Counters
Kitchen floor and wall cupboards

10

Worktops, benches, vanities, etc

Shelving
Seating benches
Lockers
Telephone enclosures
Tables
Lecterns, etc
Miscellaneous
Electrical installation

Main switchboard, etc

Circuit wiring
Luminaires
Emergency lighting
Special light fittings
Builders work
Profit and attendance

Plumbing

Sanitary fittings
Pods
Sanitary fitting sundries
Plumbing
Duct covers
Cold water supplies
Hot water supplies
Steam and condensate distribution
Geysers
Boilers
Solar heating
Heat pumps
Water storage tanks
Booster pumps
Grey water systems
Builders work
Profit and attendance

Fire protection

Fire stops
Fire resistant paint, etc
Extinguishers
Hose reels
Water supply
Water storage tanks
Booster pumps
Builders work
Profit and attendance

Balustrading, handrails, etc

Balustrade walls
Parapet walls
Steel handrails
Timber handrails
Steel balustrading
Timber balustrading
Glazed balustrading

11

Specialist
installations

Miscellaneous items

Catwalks, ladders, etc

Bollards
Other

Special foundations

Sheet piling
Driven piles
Cast in-situ piles
Augured piles
Vibro-compacted columns
Establishment, etc
Pile testing, etc
Caissons
Raft foundations
Underpinning, etc
Shoring
Dewatering
Builders work
Profit and attendance

Special fire protection systems

Sprinklers
Fire detection and alarm
Building evacuation
Foam generating
Fire suppression
Smoke ventilation / control
Builders work
Profit and attendance

Conveyance systems

Passenger lifts
Freight lifts
Car lifts
Wheel chair lifts
Hoists
Dumbwaiters
Pneumatic tubes
Chutes
Turntables
Transportation systems
Funiculars
Escalators
Travelators
Conveyors
Builders work
Profit and attendance

Air conditioning

Energy supply
Heat generating systems
Chillers
Cooling towers, etc
Piping and fittings, etc

12

Supply and return air systems

Ventilation and exhaust systems
Steam, hot water, etc distribution
Heat recovery equipment
Air conditioning units
Reverse-cycle, etc terminal heat
pumps
Self-contained air conditioners, etc
Testing and balancing
Other systems and equipment
Builders work
Profit and attendance
Ventilation

Ventilation
Builders work
Profit and attendance

Heating and cooling

Heat generating systems

Cooling generating systems
Builders work
Profit and attendance

Special electrical systems

Uninterrupted power supply

Clean power supply
Power factor correction
Lightning and grounding protection
Power generating
Other special electrical systems
Builders work
Profit and attendance

Electronic systems

Building management
Voice data
Television
Other electronic systems
Builders work
Profit and attendance

Other services

Gas installation
Other services
Builders work
Profit and attendance

Communications and security

Public address and music systems

Inter-communication and paging
systems
Telephone systems
Call systems
Closed circuit television systems
Local area network systems
Clock and programme systems
Fire alarm systems
Security and detection systems

13

Turnstiles
Builders work
Profit and attendance

Equipment

Signage

Building signage
Signage pylons, towers, etc
Directional, identification, safety, etc
Flagpoles
Builders work
Profit and attendance

Artwork, furnishings, etc

Artwork
Cabinetry, etc
Window treatment
Floor mats, etc
Multiple seating
Interior landscaping
Interior seating benches, rubbish bins,
etc
Builders work
Profit and attendance

Miscellaneous items

Fireplaces, etc
Saunas
Jacuzzis
Other
Builders work
Profit and attendance

Commercial

Security and vault

Teller and service
Registration
Checkroom
Trading
Commercial laundry and dry cleaning
Vending
Office
Builders work
Profit and attendance

Institutional

Ecclesiastical
Library
Theatre and stage
Instrumental
Audio-visual
Detention
Research
Medical
Mortuary
Builders work
Profit and attendance

14

Vehicular

Vehicular service
Parking control
Loading dock
Builders work
Profit and attendance

Other

Maintenance
Faade cleaning
Solid waste handling
Food storage service
Domestic appliances
Commercial kitchen
Cold rooms
Darkroom, etc
Athletic, recreational, playground and
therapeutic
Planetarium
Observatory
Agricultural
Builders work
Profit and attendance

Tenant installations

Tenant installations

Tenant installation allowances

Alterations

Alterations

Temporary barriers, screens, etc

Removal of existing work
Cutting through floors and ceilings
Building up openings
Preparatory work to existing surfaces
Making good of finishes, etc
Openings through existing walls, etc
Cleaning existing surfaces
Protective coatings to existing
surfaces

External works and

services

Demolitions

Buildings
Relocation of buildings and utilities
Breaking up and removing
Taking down and removing
Toxic / hazardous building materials
and components

Site clearance

Site clearing and grubbing

Contaminated land
Trees
Hedges, fences, etc

Earthworks

Grading and excavation

Rock, etc excavation
Filling
Soil stabilisation
Basement excavation

15

Lateral support
Dewatering
Sundries
Soil drainage

Soil drains
Laboratory and industrial liquid waste
drainage
Manholes, inspection chambers, etc
Pump stations
Waste water treatment plants
Septic tanks, etc

Sub-surface water drainage

Sub-surface drains
Catch pits, inspection chambers,
sumps, etc
Pumps, etc

Storm water drainage

Surface water channelling

Piping
Ditches and culverts
Rain water harvesting
Retention ponds
Manholes, catch pits, inspection
chambers, sumps, etc
Pumps

Water supply

Potable incoming main

Potable site reticulation
Non-potable site reticulation
Chilled water reticulation
Steam and condensate distribution
Storage tanks
Well systems, boreholes, etc

Fire service

Incoming main
Site reticulation
Twin booster connections
Hydrants, pedestals, etc

Electrical installation

Electrification
Incoming main
Site reticulation
Site communications and security
Substations and transformers
Emergency power generating
Photovoltaic / wind generation
Fuel tanks
Street, bollard, etc lighting
Floodlighting
Builders work
Profit and attendance

Gas and fuel

Storage and distribution

16

Connection fees, etc

Soil drainage
Storm water drainage
Water supply
Fire service
Electrical installation
Gas and fuel

Boundary, screen, retaining

walls, etc

Boundary walls
Screen walls
Retaining walls
Terrace and perimeter walls
Doors
Gates

Fences and railings

Fences
Railings
Gates

Roads, paving, etc

Roads
Parking areas
Paving
Steps and ramps
Bridges
Kerbs and gutters
Bollards
Rails and barriers
Painted lines, markings and signage

Covered parking, walkways,

etc

Covered parking
Covered walkways

Pergolas, canopies, etc

Pergolas
Canopies

Minor construction work

Minor construction work

Pools, etc

Swimming pools, etc

Decorative fountains and water
courses
Change rooms, etc

Sports facilities

Playing fields
Spectator seating, stands, etc
Change rooms, etc

Garden works

Landscaping
Irrigation systems

Miscellaneous items

Site / street furniture and equipment

Other

17

Preliminaries

Preliminaries

Preliminaries

Contingency
allowances

Price and detail development

contingency
Construction contingency

Price and detail development

contingency
Construction contingency

Escalation

Pre-tender
Contract

Pre-tender
Contract

Tax

Value added tax

Sales tax

Value added tax

Sales tax

General allowances
Preliminaries
As it is a significant cost element in most construction projects it is recommended that the
allowance for principal contractors preliminaries be treated as a separate cost element and
added as a percentage to the total cost of the estimate. Alternatively, it can be assessed as
a lump sum. The allowance can be derived from analyses of past projects of a similar nature
and construction period
Subcontractors preliminaries are to be included in the unit rates applied to measured
quantities
Contingency and escalation allowances
Construction cost summaries should include mark-ups for:
1. Risk and contingency allowances
All building projects involve risk and uncertainty. The risk and uncertainty diminishes as
the building project progresses. The costs of major scope changes are not included in
this allowance. Major scope changes require additional funding or a change in
programme requirements
Contingency allowances should be treated as the following two separate and distinct
cost elements and included in each estimate of construction cost:
1.1. Price and detail development contingency
Considering the limited information about the building and site conditions available
at the initial concept stage the contingency allowance may be a significant
percentage of the total estimated costs. The more complex or unique the project is,
the higher the initial allowance may be. Price and detail development contingency
allowances reduce to zero by completion of the working drawings, when complete
project information is available. This allowance is for additional items or changes
that occur as the design and pricing progresses

18

1.2. Construction contingency

This allowance is for additional items or changes during the construction period due
to unforeseen circumstances such as unknown ground / site conditions, access
restrictions, existing buildings, boundaries, existing services, etc
2. Escalation (fluctuation) allowances
Elemental cost estimates are compiled using unit rates current at the time the estimate is
prepared (estimate base date) and exclude any allowance for escalation. It is, however,
also prudent to consider the expected future escalation in construction costs as follows:
2.1. Pre-tender escalation (the period from the estimate base date to the date of the
tender submission)
2.2. Contract escalation (the period from the date of tender submission up to the date of
construction practical completion)
The amounts of the allowances are determined by adding a percentage to the estimate.
The percentage may be calculated using published tender price or building cost indices
or may be derived from in-house sources. Care should be taken to ensure that the rates
derived from cost analyses, etc and employed to calculate the elemental estimate have
been adjusted to reflect unit rates current at the time the estimate is compiled. Potential
cost increase caused by changing tender market conditions should also be considered
Incorporating these mark-ups in a consistent manner within elemental estimates
facilitates meaningful comparisons of estimated costs from different projects and
different sources
Value added tax (VAT) and sales tax
Tax is indicated as an element of cost
Value added tax in relation to building projects is a complex issue. Specialist advice
should be sought on VAT matters to ensure that the correct rates are applied to the
various components of the project
Estimators should not attempt to indicate sales tax separately if it is not readily
identifiable

19

5. DEFINITIONS
Symbols, abbreviations and definitions
Symbols contained in this guide are as listed below:
Symbols used for measurement
Symbol
mm
m
m
m
No
kg
kN
kW
t

Description
Millimetre
Metre
Square metre
Cubic metre
Number
Kilogram
Kilonewton
Kilowatt
Tonne

Commonly used functional units and functional units of measurement

Function
Parking facilities
Offices
Shops, department stores, shopping centres, etc
Retail warehouses
Factories
Warehouses / stores
Apartments
Hotels / motels
Hotel furniture, fittings and equipment
Churches, chapels, temples, mosques, etc
Hospitals
Prisons
Theatres
Cinemas
Schools

Unit of measurement
Per parking bay
Per m of construction area
Per m of construction area
Per m of construction area
Per m of construction area
Per m of construction area
Per bedroom
Per key
Per bedroom
Per seat
Per bed
Per cell
Per seat
Per seat
Per pupil

Abbr
Ea.
m
m
m
m
m
Ea.
Ea.
Ea.
Ea.
Ea.
Ea.
Ea.
Ea.
Ea.

Definitions
Component - means a measured item which forms part of an element or a sub element.
Each element is subdivided into components (eg the element Roofs is subdivided into the
components of Construction, Coverings, Glazed roofs, etc). Where a specific component
forms a high cost portion of the estimate, such component should be further subdivided into
subcomponents
Construction area means the construction area of a building and is the total of all the
areas of a building measured on plan at each covered floor level over the external walls or
external lines of the outermost vertical enclosing planes or, where applicable, the centre line
of party walls between buildings
The following items are included in the calculation of construction area:
20

 Internal stairwell and staircase areas

Lift shaft areas
Duct space areas
Mezzanine floor areas
Finished floor areas in attic spaces
Floor areas to penthouses, staff quarters, lift motor rooms, etc
All open but covered porches, balconies and balcony corridors within the enclosing planes
of the main building
Floor areas to attached sheds, carports, etc, and all partially completed rooms, porches,
balconies, etc provided the relevant areas are covered and have at least two of their walls
not less than two thirds of the storey height on which they occur
The following items are to be excluded from the calculation of construction area:
External steps and paved areas
Areas of projecting roof overhangs, hoods, canopies and the like
Enclosed open areas (light or ventilation wells and courtyards)
Areas of open covered ways and carports, etc
Areas of unenclosed fire escapes
Areas on plan of small projections such a pilasters, attached piers, fins, chimney breasts,
etc
Contract escalation means an allowance included for escalation during the period from
the date of tender to the construction completion period. Refer also to the definition of pretender escalation
Cost means all the labour, material, plant and equipment, etc required to create an
element including overheads and profit
Cost per functional unit means the total estimated cost divided by the functional unit
Cost per square metre means the cost of the element divided by the construction area
Cost (percentage) % - means the cost of the element expressed as a percentage of the
total cost
Cost per unit means the cost of an element divided by the measured unit quantity of the
element (eg the cost of the element Roofs divided by the area of the element Roofs)
Element - Sections are divided into elements (eg Substructure, Exterior facade, Roofs, etc). An
element is that part of any building that always performs the same function irrespective of its
construction or specification, thus facilitating the use of information obtained from an analysis of
a building when estimating the cost of other similar buildings. Elements should not be combined
Element unit means a unit of measurement which relates to the quantity of the element or
component (eg the area of slabs, number of sanitary fittings, etc)
Element unit rate means the total cost of an element divided by the element unit
quantity
Elemental cost analysis means a comprehensive assessment of costs involved in
previously constructed buildings of a similar kind and is aimed primarily at providing reliable
information which will assist in estimating the cost of future buildings
Elemental method means an estimating method based on an elemental breakdown of a
building. The method involves the use of the element unit quantity and element unit rate
21

Escalation means an allowance included in the estimate for fluctuations in the prices of
labour, plant and equipment and materials. It can be positive or negative. Refer also to pretender escalation and contract escalation
Estimate base date means the date on which the cost of an estimate is determined as a
basis for calculating escalation, etc
Fluctuation Refer to pre-tender escalation and contract escalation
Functional unit means a unit of measurement used to represent the prime use of a
building or part of a building (eg per hospital bed, per hotel room / key and per m of retail
area). It also includes all associated circulation space
Overheads and profit Refer to principal contractors overheads and profit
Preliminaries Refer to principal contractors preliminaries
Pre-tender escalation means an allowance included for escalation during the period
from the base date of the estimate to the contract tender date. Refer also to contract
escalation
Principal contractor means the contractor appointed for the total construction and
completion of the building project
Principal contractors overheads and profit Refer to Principal contractors
preliminaries
Principal contractors preliminaries include costs associated with salaries and wages,
setting out, hoardings and gantries, signboards, offices, office furniture and equipment,
consumables, sheds, toilets, major plant, equipment, gear and loose tools, temporary
services, scaffolding, vehicles / transport, safety measures and equipment, cleaning,
insurances, head office administration proportioned to each project plus the return on capital
invested. It excludes costs associated with subcontractors overheads and profit and
subcontractors preliminaries
Quantity means the actual measured quantity of an element or component
Rentable area means the total revenue-producing area of the building as defined in the
SAPOA Method for Measuring Floor Areas in Buildings or other appropriate definition of
rentable (lettable) area
Sections means the subdivision of elements into the following sections: Primary Elements,
Specialist Installations, Equipment, Tenant installations, Alterations, External Works and
Services, Preliminaries, Contingency Allowances, Escalation and Tax
Subcontractor means a nominated or selected subcontractor who executes specialist
work within the building development
Subcontractors overheads and profit means overheads and profit that relate
specifically to building work which is to be carried out by a subcontractor, which overheads
and profits are to be included in the unit rates
Subcontractors preliminaries means preliminaries that relate specifically to building
work which is to be carried out by a subcontractor, which preliminaries are to be included
in the unit rates

22

Tenant installation allowances means allowances included in the total estimated costs
for all elements and components comprising the anticipated tenant installation costs within
the applicable rentable space
Unit quantity means the quantity (metre, area, number, etc) measured for each element
Unit rate means the monetary rate applied to an element or component per unit of
measurement (eg cost per m, cost per m and cost per m). The term is also relevant to
costs per m of construction area and cost per functional unit

23

6. SALIENT FEATURES OF THIS GUIDE

The element SPECIAL FOUNDATIONS falls under Specialist Installations as it represents an
abnormal site condition and would adversely affect meaningful cost comparison of typical
building projects with different ground conditions
There is no separate element called BASEMENT and the basement components such as floors,
walls, etc are included with the appropriate primary elements. Retaining walls to basements are
included with EXTERNAL FACADE. The slab over the upper basement level is included with the
STRUCTURAL FRAME of the building over. However, where appropriate the estimator may
decide to treat the basement as a separate primary element
BASEMENT EXCAVATIONS are deemed to be part of the site preparation and, therefore, is
included with External Works and Services
STRUCTURAL FRAME includes all slabs, columns, beams, ramps and staircases. Independent
structural components is incorporated with STRUCTURAL FRAME
EXTERNAL FACADE incorporates sun control, screens, grilles, etc as it forms an integral part
thereof
Concrete walls, whether reinforced or not, are included with EXTERNAL FACADE or INTERNAL
DIVISIONS, as the case may be, and not with the STRUCTURAL FRAME based on a functional,
rather than a construction, definition
PARTITIONS is an element which is separate from INTERNAL DIVISIONS
FLOOR FINISHES incorporates raised access floors even though it is a specialist installation
The section SPECIALIST INSTALLATIONS includes all specialist subcontractor work, except for
the conventional electrical Installation within the building. There is a comprehensive list of
specialist installations which incorporates all the more frequently encountered specialist work
CONVEYANCING SYSTEMS comprises lifts and escalators, etc
EQUIPMENT has been introduced as a separate section and comprises COMMERCIAL,
INSTITUTIONAL, VEHICULAR and OTHER equipment. It excludes loose fixtures, fittings and
equipment
A new section ARTWORK, FURNISHINGS, ETC has been introduced. It includes artwork,
window treatment, floor mats, multiple seating, etc
A new section TENANT INSTALLATIONS has been included. It is to provide for tenant
installation costs when adequate design information prevents cost allocations to the various
elements and components
An element, MISCELLANEOUS ITEMS, appears at the end of sections 1, 2 and 5 for any items
which are not catered for within the list of elements in each applicable section
PRELIMINARIES has been amended to contain only a percentage or lump sum allowance. It
appears at the end of the estimate

CONTRACTORS FEE and TRAINING have been omitted as it fell largely in disuse
24

7. SCHEDULE OF ELEMENTS / COMPONENTS

Code
The code is the numerical identification for each element or component

Section and element

An element is that part of any building that always performs the same function irrespective of its
construction or specification

Component
A component is a subdivision of an element
Measurement required for element or component
The measurement required is the actual quantitative unit of the element or component. Each
of the elements or components is considered and evaluated in the plane in which it occurs
(eg the element Roofs would be evaluated per square metre in the various planes of the
roof, the component Downpipes per metre length and the component Dormers per unit
number). The quantity of an element or a component is measured and multiplied by a
monetary rate thus obtaining an estimated construction cost for that element or component
Unit
Unit denotes the unit of measurement of the individual element or component
Composition of element or component
Each element comprises various components. Each component comprises various parts or
subcomponents

Taking off / pricing notes

Taking off/pricing notes are guidelines to assist the estimator in the taking off and pricing stages
of an estimate. It is sometimes difficult to find the appropriate element for an item. For that
reason, a narrative of what is normally included and excluded in each element is provided in
the Taking off / pricing notes column of the schedule of elements / components. The
listings of inclusions and exclusions are not intended to be exhaustive. Rather, they provide
a general outline of what to expect in each element and help users to find items quickly

25

SCHEDULE OF ELEMENTS / COMPONENTS

26

CODE

100

SECTION AND
ELEMENT

CODE

COMPONENTS

MEASUREMENT
REQUIRED FOR ELEMENT
OR COMPONENT

UNIT

COMPOSITION OF ELEMENT
OR COMPONENT

TAKING OFF / PRICING

NOTES

Construction area of lowest

floor having foundations

All work below lowest floor

level of the buildings proper
including basement foundation

Measure superstructure under

102 Superstructure, special
foundations under 200 - Special
foundations, sub-surface drains
under 101.45 Sub-surface
drains and basement
excavations and general
excavations to change levels
under 602 - Earthworks

PRIMARY
ELEMENTS
Substructure

100.10

Un-reinforced strip
footings

Length on plan

Excavation, risk of collapse,

backfilling, compaction, ant
proofing, working space,
concrete, blinding and
formwork

Measure footings for external

and internal walls separately for
use when measuring
superstructure
State depth of excavation and
size of footing

100.15

Reinforced strip
footings

Length on plan

Excavation, risk of collapse,

backfilling, compaction, ant
proofing, working space,
concrete, blinding, formwork
and steel reinforcement

Measure footings for external

and internal walls separately for
use when measuring
superstructure
State depth of excavation and
size of footing
State steel reinforcement kg per
m of concrete allowed

27

100.20

Ground beams

Length on plan

Excavation, risk of collapse,

compaction, ant proofing,
working space, backfilling,
concrete, blinding, formwork
and steel reinforcement

Measure ground beams for

external and internal separately
for use when measuring
superstructure
State depth of excavation and
size of beams
State steel reinforcement kg per
m of concrete allowed

100.25

Column bases
and pile caps

Number

no

Excavation, risk of collapse,

backfilling, compaction, ant
proofing, working space,
concrete, blinding, formwork
and steel reinforcement

State depth of excavation and

size of bases and pile caps
State steel reinforcement kg per
m of concrete allowed

100.30

Lift shaft bases

Number

no

Excavation, risk of collapse,

backfilling, compaction, ant
proofing, working space,
concrete, blinding, formwork
and steel reinforcement

State depth of excavation and

size of bases
State steel reinforcement kg per
m of concrete allowed

100.35

Columns

Length

Concrete, formwork (whether

smooth, patterned or
otherwise), steel
reinforcement, structural
steelwork and sundry items
below the lowest floor level

State size of columns

State steel reinforcement kg per
m of concrete allowed

100.40

Brick and block

walls

Length on plan

Brickwork, block work, brick

reinforcement, filling in cavities,
etc to underside of damp-proof
course

Measure different types and

thicknesses and straight or
curved walls separately
Include horizontal damp proof
course and triangular fillet in

28

walls
State height of wall

101

Ground floor

100.45

Concrete walls

Length on plan

Concrete, formwork (whether

smooth, patterned or
otherwise) steel reinforcement,
etc up to lowest floor level

State thickness of walls and

measure different thicknesses
and straight or curved walls
separately
State height of wall
State steel reinforcement kg per
m of concrete allowed

100.50

Plinth finishes

Area on elevations

Finishes to the external

envelope below the lowest
floor level

Measure different finishes

separately
Measure expensive finishes in
detail
Measure smooth, patterned or
other formwork to concrete
walls under 100.45 Concrete
walls

100.55

Rock, etc
excavation

Volume

Rock excavation, removal of

concrete, brickwork, etc

State percentage hard, soft or

other of excavation volume
allowed

100.60

Sundries

Construction area of lowest

floor having foundations

Carting on/away and

dewatering items that apply to
100.10 to 100.55 above

Measure dewatering to
basements under 602.45
Dewatering
Each component to be
measured in the applicable unit
of measurement

Area on plan of lowest floor

construction, measured over

Complete lowest floor

construction, including integral

Measure floor finishes (screed,

hardeners, sealers, etc) under

29

walls

steps and ramps

107 Floor finishes

101.10

Solid floors

Area on plan of the portion

having solid floors,
measured over walls

Excavation or filling under solid

floors, disposal of excavated
material, compaction, ant
proofing, hard core, under floor
waterproofing, surface beds,
mesh reinforcement ,
expansion joints, thickening
out of surface beds under walls
and at edges, power floating,
broomed finish, etc

Measure different types

separately
Measure expansion joints and
thickening separately
State floor thicknesses
State type of mesh
reinforcement allowed
Measure applied finishes under
107 Floor finishes

101.15

Insulation

Area of insulation below solid

floors

Comprises under floor

insulation

Measure different types

separately

101.20

Suspended floors

Area on plan of the portion of

the building having
suspended floors, measured
over walls

Excavation, disposal of
excavated material, ant
proofing, concrete, brickwork
and ties to sleeper piers, wall
plates, sleepers, bearers, floor
joists, boarding, battens, slabs,
formwork and reinforcement,
etc

Measure different types

separately
Measure applied finishes to
boarding under 107 Floor
finishes
State steel reinforcement kg per
m of concrete allowed

101.25

Steps

Area on plan of the steps,

measured over walls

Excavations, disposal of
excavated material, filling,
compaction, ant proofing, hard
core, under floor waterproofing,
concrete, formwork,
reinforcement, etc

Measure finishes under 107

Floor finishes and balustrades
under 114 Balustrading,
handrails, etc
State steel reinforcement kg per
m of concrete allowed

101.30

Ramps

Area on slope of the ramps,

Excavations, disposal of

State thicknesses of ramps

30

measured over walls

excavated material, filling,

compaction, ant proofing, hard
core, under floor
waterproofing, concrete,
reinforcement, ribbed finishes,
etc

Measure finishes under 107

Floor finishes and balustrades
under 114 Balustrading,
handrails, etc
State steel reinforcement kg per
m of concrete or type of mesh
reinforcement allowed

101.35

Service ducts,
trenches, etc

Length on plan

Excavations, disposal of
excavated material,
compaction, ant proofing,
under floor waterproofing,
concrete, formwork,
reinforcement, brickwork,
gratings, covers, etc

Measure different types and

sizes separately
State depth and width
State thickness of sides and
bottom
State steel reinforcement kg per
m of concrete or type of mesh
reinforcement allowed
Measure different types of
gratings, covers, etc separately

101.40

Pits and bases

Number

no

Excavations, disposal of
excavated material,
compaction, under floor
waterproofing, concrete,
reinforcement, gratings,
covers, etc

Measure different types and

sizes separately
State thickness of sides and
bottom
State steel reinforcement kg per
m of concrete or type of mesh
reinforcement allowed
Measure different types of
gratings, covers, etc separately

101.45

Sub-surface
drains

Length

Excavations, disposal of
excavated material, subsurface drains, stone chips,
geofabric filter blanket, floor

Measure different types and

diameters separately
Measure site sub-surface water
drainage under 604.10 Sub-

31

102

outlets, internal manholes, etc

surface drains
Measure different types of
gratings, covers, etc to internal
manholes separately

101.50

Catch pits, sumps,

etc

Number

no

Excavations, disposal of
excavated material,
compaction, under floor
waterproofing, concrete,
reinforcement, gratings,
covers, etc

Measure different types and

sizes separately
State thickness of sides and
bottom
State steel reinforcement kg per
m of concrete or type of mesh
reinforcement allowed
Measure different types of
gratings, covers, etc separately

101.55

Pumps

Number

no

Pumps, motors, etc

Measure different types and

sizes separately

Area on plan of those

portions of the building
having structural floor and
roof slabs, independent
columns, beams, etc
measured over walls, small
openings and staircases
(deduct area of lift shafts and
large openings)

Components above lowest

floor level that form the
skeleton frame of the building

Measure concrete walls with

103 - Exterior enclosure or 105
- Internal divisions
Measure all floor finishes under
107 Floor finishes, all ceiling
finishes under 109 Ceiling
finishes and balustrades and
handrails under 114
Balustrading, handrails, etc
State height of formwork
support and whether permanent

Area on plan of structural

floor and roof slabs
measured over walls and

Concrete, formwork (whether

smooth, patterned or
otherwise), steel

Measure different slab types

(solid, waffle, post tensioned,
and trough, etc) separately

Structural frame

102.10

Slabs

32

small openings (deduct area

of staircases, ramps, lift
shafts and large openings)

reinforcement, structural
steelwork, stressing cables,
tamped finish, power floating,
broomed finish and sundry
items

State thicknesses of slabs

Measure solid portions of coffer
slabs separately
State steel reinforcement kg per
m of concrete allowed
State post tension steel per m
of slab area
State height of formwork
support and whether permanent
Measure hardeners, etc under
107 Floor finishes

102.15

Precast /
composite
decking systems

Area on plan of
precast/composite decking
systems

Solid, hollow, tee or other

section precast
and pre-stressed concrete
plank and slab decks

Measure different types

separately
State thickness of slabs
including structural toppings
State steel reinforcement kg per
m of concrete or type of mesh
reinforcement allowed
Measure hardeners, etc under
107 Floor finishes

102.20

Ramps

Area on slope measured

over supporting walls

Concrete, formwork (whether

smooth, patterned or
otherwise), steel
reinforcement, structural
steelwork, ribbed finishes and
sundry items

State thicknesses of ramps

Measure applied finishes under
107 - Floor Finishes and
balustrades and handrails
under 114 Balustrading,
handrails, etc
State steel reinforcement kg per
m of concrete allowed

102.25

Staircases and
fire escapes

Area on plan measured over

enclosing walls at each floor

Concrete, formwork (whether

smooth, patterned or

Measure different types

separately

33

level

otherwise), steel
reinforcement, metal pan,
structural steelwork, timber and
sundry items

Measure applied finishes under

107 - Floor finishes and
balustrades and handrails
under 114 - Balustrading,
handrails, etc
State steel reinforcement kg per
m of concrete allowed

102.30

Columns

Length

Concrete, formwork (whether

smooth, patterned or
otherwise), steel
reinforcement, structural
steelwork and sundry items

Measure different sizes

separately
State size of columns
Measure column heads
separately stating size
State steel reinforcement kg per
m of concrete allowed

102.35

Beams

Length

Concrete, formwork (whether

smooth, patterned or
otherwise), steel
reinforcement, structural
steelwork and sundry items

Measure different types and

sizes separately
State net size of beams
State steel reinforcement kg per
m of concrete allowed

102.40

Portal frames

Combined length of columns

and beams

Concrete, formwork (whether

smooth, patterned or
otherwise), steel
reinforcement, structural
steelwork, timber and sundry
items

State size of beams and

columns
State steel reinforcement kg per
m of concrete allowed

102.45

Space frames

Area on plan

Structural support framework,

fittings, fixings, factory applied
coatings, fire protective
coatings and site applied

Measure different types

separately

34

decorative paint

103

External facade

102.50

Steel frames

Area on plan

The structural steel frame,

columns, beams, lattice
beams, braces, struts, factory
applied coatings, fire protection
coatings and site applied
decorative paint

Measure different components

separately
State kg per m allowed

102.55

Timber frames

Area on plan

The complete timber frame

systems, including all
components and fixings, panel
system such as off-site
manufactured timber frames,
laminated timber structures
and the like, roof trusses,
where an integral part of the
frame and cannot be separated
from the frame, floor, roof and
structural wall members,
including wall linings and floor
boarding forming an integral
part of the frame, which cannot
be separated from the frame
system

Measure different components

separately

Area on elevation of the

external envelope of the
building in line with the
general faces of the building
including gable walls,
measured over openings,
columns, slab edges, etc

All vertical components

enclosing the building

Measure from lowest floor level

to underside of roof
Measure balustrade and
parapet walls under 114
Balustrading, handrails, etc
applied finishes to interior faces
of external walls under 108

35

Internal wall finishes, columns

and beams in exterior walls
under 102 Superstructure,
window treatments under
211.20 Window treatment
103.10

Brick and block

walls

Area on elevation excluding

openings

Brickwork, block work, beam

filling, gable walls, sundries (eg
damp proofing, ties to
concrete, block filling, building
cavities solid, reinforcement,
etc)

Measure different types and

wall thicknesses separately

103.15

Concrete walls

Area on elevation excluding

openings

Concrete, formwork (whether

smooth, patterned or
otherwise) steel reinforcement,
etc

Measure different wall

thicknesses separately
State steel reinforcement kg per
m of concrete allowed

103.20

Waterproofing,
drainage, etc

Area on elevation

Waterproofing and tanking, soft

board protection, interior skin,
perimeter drainage, catch pits,
sumps, pumps, etc

Measure different types

separately

103.25

Cladding

Developed area on elevation

The complete cladding with

finish, fixing method, shims, etc

Measure different types,

thicknesses and finishes
separately

103.30

Finishes

Area on elevation

All finishes to the external

envelope, excluding openings
but including all finishes to
projecting slabs, etc

Measure different finishes

separately
Measure expensive finishes in
detail
Measure smooth, patterned or
other formwork to concrete

36

walls under 103.15 Concrete

walls
103.35

Curtain walls

Area on elevation

The curtain wall complete with

framing, glass, infill panels,
service ducts, etc and any
related sundry builder's work

If divided vertically and

horizontally by structural frame,
then measure as windows

103.40

Shop fronts and

similar glazed
screens

Area on elevation measured

over doors and stall board
risers

Shop fronts, shop entrances,

doors, stall board risers and
bulkheads above including
finishes and appurtenant
sundry builder's work

Doors to be measured
separately as "extra over".
Measure single, double and
rotating doors separately
State provisional sum net rate if
applicable
State if remote controlled
Measure bulkhead construction,
fixing and finishes thereof
separately

103.45

Windows

Area on elevation

Windows, lintols, internal and

external cills, reveals,
sealants, glass and paint

Measure different types and

windows with different types of
glass separately
Measure window treatments
under 211.20 Window
treatment

103.50

Sun control

Area on elevation

Special sun control features

complete with finishes and
sundry builders work

Measure different types

separately

103.55

Grilles, screens,
louvers, etc

Area on elevation

Grilles, screens, louvers, etc

complete with finishes and
sundry builders work

Measure different types

separately

37

104

103.60

Doors

Number

no

Doors, frames, lintols,

fanlights, sidelights, anchors,
ironmongery, door closers,
dowels, reveals, glass and
paint

Measure different types and

single and double doors
separately
State if doors are non-standard
sizes
Measure door closers / openers
separately

103.65

Special doors

Number

no

Doors, frames, lintols,

fanlights, sidelights, anchors,
ironmongery, door closers,
dowels, reveals, glass and
paint

Measure different types of

doors (eg fire, revolving,
hanger, garage, blast resistant
electronic, etc) separately

Area of the roof covering and

waterproofing measured in
the various planes of the
roof, balconies, terraces,
canopies over parapets, box
gutters, etc

The complete roof including

concrete flat roofs

Measure gable walls under 103

Exterior enclosure
and parapet walls under 114
Balustrading, handrails, etc

Roofs

104.10

Construction

Area on flat or on slope,

excluding roof, lantern, etc
lights and dormers, hatches,
etc

The complete roof construction

(other than concrete), including
trusses, purlins, rafters,
binders, hangers, hip and
valley rafters, ridge boards,
wall plates, ties, wind bracing,
etc

Measure timber and structural

steel construction separately
State whether measured on flat
or on slope
Measure concrete slab roof
construction under 102 Superstructure

104.15

Coverings

Area excluding roof, lantern,

etc lights and dormers,
hatches, etc

Roof and dome coverings (eg

tiling, slating,
sheet coverings and thatching),

Measure different types

separately

38

flashings, treatment, battens,

purlins, boarding, hip and ridge
coverings, valley details,
lightning conductors / spark
arrestors, underlay, vapour
control layers, edge trims and
other components required for
the applicable
cladding/covering system
104.20

Glazed roofs

Area

Construction, patent glazing,

glazed, Perspex,
polycarbonate, etc roofing
systems, roof components,
including flashings, cover
strips, integral drainage
channels, perimeter
treatments, sundry items,
paint, etc

Measure different types

separately

104.25

Roof, lantern,
skylights and
openings

Area

Construction, glazed, perspex,

polycarbonate, paint, etc

Measure different types

separately

104.30

Dormers, hatches,
etc

Number

no

Construction, cladding,
covering, flashing, window,
glass and paint, etc

Measure different types

separately

104.35

Waterproofing

Area measured over

parapets, etc, but excluding
roof, lantern, etc lights and
dormers, hatches, etc

Screeds for and mastic asphalt

roofing, liquid applied roof
coatings and built up felt roof
coverings, including underlay,
vapour control layers,

Measure different types

separately
Measure paving slabs, tiles, etc
under 104.45 Trafficable
surfaces

39

flashings, edge trims, skirtings,

upstands and other boundary
work to roofs, balconies,
terraces, canopies, gutters,
etc, sundry items, protective
paint and stone chips
104.40

Insulation

Area excluding roof, lantern,

etc lights and dormers,
hatches, etc

Insulation materials and

appurtenant sundry items

104.45

Trafficable
surfaces

Area of trafficable surfaces

on waterproofing

Paving slabs, tiles, etc to form

service walkways, terraces,
balconies, etc on
roof surfaces including
appurtenant sundry items

Measure different types

separately
Measure in detail if expensive

104.50

Eaves

Length

Eaves soffit and edge

treatment and gutters
including fittings, gutter outlets,
balloons and gratings to
outlets, etc

Measure different types

separately
Measure in detail if expensive
State eaves projection

104.55

Verges

Length

Soffit and edge treatment

Measure different types

separately
Measure in detail if expensive

104.60

Rain water
drainage

Length

Fullbores, downpipes cast-in or

surface mounted, including
bends, swan necks and
rainwater shoes outlets,
rainwater heads, roof/balcony
drains, sundries, paint, etc

Measure different types and

fullbores separately

40

105

104.65

Ventilators and
cowls

Number

no

Ridge, revolving, powered,

slope, etc ventilators, cowls,
etc

Measure different types

separately

104.70

Chimneys

Number

no

Construction, finishes, cowls,

etc

Measure different types and

sizes separately
State length

Area on elevation of internal

divisions measured over all
openings, columns, etc

All vertical components

dividing the interior of the
building

Measure partitioning under 106

Partitions

Internal divisions

105.10

Brick and block

walls

Area on elevation excluding

openings

All brickwork, block work and

sundries

Measure different types and

thicknesses separately

105.15

Concrete walls

Area on elevation excluding

openings

Concrete, formwork (whether

smooth, patterned or
otherwise), steel
reinforcement, etc

Measure different thicknesses

separately
State steel reinforcement kg per
m of concrete allowed

105.20

Shop fronts and

similar glazed
screens

Area on elevation measured

over doors and stall board
risers

Shop fronts, shop entrances,

doors, stall board risers and
bulkheads above including
finishes and appurtenant
sundry builder's work

Doors to be measured
separately as "extra over".
Measure single, double and
rotating doors separately
State provisional sum net rate if
applicable
State if remote controlled
Measure bulkhead construction,
fixing and finishes thereof
separately

105.25

Borrowed lights

Area on elevation

Borrowed lights, view panels,

Measure different types

41

106

sidelights, etc cills, glass and

paint

separately

105.30

Hatches and
access doors

Number

no

Hatches, frames, lintols,

ironmongery, dowels, reveals,
paint, etc

Measure different types

separately

105.35

Screens, etc

Area on elevation

Timber, wire mesh, etc

screens, gates, posts, frame,
etc

Measure different types

separately
Measure gates separately

105.40

Doors

Number

no

Doors, frames, lintols,

fanlights, sidelights, anchors,
ironmongery, door closers,
dowels, reveals, glass and
paint

Measure different types and

sizes separately
Measure expensive door
closers separately
State if doors are non-standard

105.45

Special doors

Number

no

Doors, frames, lintols,

fanlights, sidelights, anchors,
ironmongery, door closers,
dowels, reveals, glass and
paint

Measure different types (eg fire,

sliding / folding, vault, acoustic,
etc) and sizes separately
Measure expensive door
closers separately

Area on elevation of
partitions measured over
doors, sidelights, fanlights
and borrowed lights

Demountable, operable,
retractable/movable, fixed, fire
rated and glazed partitions,
frames, doors, fanlights,
borrowed lights, ironmongery,
finishes, attached skirtings and
cornices, glass, etc

Area on elevation

Demountable, fixed, operable,

retractable/movable, fire rated

Partitions

106.10

Office partitions

42

Measure each type separately

Measure over doors

107

and glazed partitions,

borrowed lights, sound
attenuation, finishes, attached
skirtings and cornices, glass,
etc

Measure partitioning with sound

attenuation separately
State provisional sum net rate if
applicable

106.15

Toilet partitions

Area on elevation

Toilet partitioning/cubicles,
finishes, attached skirtings, etc

Measure each type separately

Measure over doors
State provisional sum net rate if
applicable

106.20

Doors

Number

no

Doors, frames, fanlights,

sidelights, ironmongery, door
closers, paint and glass and
forming openings in partitioning

Measure different types and

sizes separately
Doors to be measured as "extra
over"
State if doors are non-standard

Area on plan of those

portions of the building
having floor finishes,
suspended, raised access
floors, etc measured over
walls, steps, ramps, small
openings and staircases
(deduct area of lift shafts and
large openings)

All finishes to floors, stairs,

ramps, etc and raised access
floors

Measure floor mats, etc under

211.25 Floor mats, etc

Area on plan of those

portions of the building
having applied floor finishes
measured over walls,
integral steps and small
openings (deduct area of

Hardeners, sealers, screeds,

levelling screeds, wood block
flooring, composition block
flooring, parquet flooring, insitu and tiled, carpet, vinyl,
rubber, PVC, thermoplastic,

Measure different types and

integral step finishes separately
State P C net rate if applicable

Floor finishes

107.10

Applied floor
finishes

43

staircases, ramps, lift shafts

and large openings)

cork, linoleum and antistatic

floor finishes to solid floor
construction, including dividing
strips, etc

107.15

Suspended floor
finishes

Area on plan of those

portions of the building
having floor finishes to
suspended floors measured
over walls, integral steps and
small openings (deduct area
of staircases, ramps, lift
shafts and large openings)

Floor finishes, sealers, etc to

boarding, etc

Measure different types and

integral step finishes separately

107.20

Raised access
floors

Area on plan of those

portions of the building
having raised access floors
measured over walls, steps,
ramps and small openings
(deduct area of staircases,
lift shafts and large
openings)

Proprietary raised access floor

systems, including adjustable
pedestals/supports, floor
panels, ventilation and access
panels, cavity fire barriers, air
plenum barriers, outlet boxes
and trunking, skirtings/edge
trims risers and nosings at
changes of level, adhesives,
bearing pads and shims
integral steps, ramps, etc

Measure different types,

integral steps and ramps
including finishes, separately
State if patent type

107.25

Stair and ramp

floor finishes

Area on plan of staircases

and ramps measured over
walls at each floor level
above lowest floor level

Finishes to treads, risers,

landings and edges

Measure different types

separately

107.30

Skirtings, etc

Length

Skirtings including finishes

except where integral with

Measure different types

separately

44

partitions and panelling

108

109

Internal wall
finishes

Ceiling finishes

Area on elevation of internal

finishes to all walls
measured between
unfinished floor and ceiling
and over doors, windows,
columns, etc

Finishes to internal walls and

internal face of external
envelope including internal
columns, reveals, projecting
beams, etc

Finishes, etc to office and toilet

partitioning are included with
106 Partitions

108.10

Finishes

Area on elevation excluding

area of finishes imparted by
formwork, openings, etc

Finishes to internal walls and

internal face of external
envelope, lift shaft and other
concrete walls, internal
columns, reveals, projecting
beams, etc

Measure different finishes

separately
State PC net rate if applicable
Measure expensive finishes in
detail
Measure smooth, patterned or
other formwork to concrete
walls under 103.15 Concrete
walls or 105.15 Concrete
walls as the case may be

108.15

Rails, corner
protectors, etc

Length

Picture, bumper, dado, hat and

coat rails, corner protectors,
etc, including finishes, except
where integral with partitions
and panelling

Measure different types

separately

Area on plan of those

portions of the building
having soffit finishes and
ceilings measured over
walls, small openings, ramps
and staircases (deduct area
of lift shafts and large

Soffit finishes and ceilings

45

openings)

110

Fittings

109.10

Slab soffit finishes

Area on plan measured over

walls, small openings, ramps
and staircases (deduct area
of lift shafts and large
openings)

Finishes to soffits of slabs,

staircases, ramps, landings
and sides and soffits of beams

Measure different types

separately

109.15

Nailed-up ceilings

Area on plan measured over

walls and small openings
(deduct area of ramps,
staircases, lift shafts and
large openings)

Joists, bearers, hangers,

brandering, boarding, finishes,
trap doors, finishes, etc

Measure different types

separately

109.20

Suspended
ceilings

Area on plan measured over

walls and small openings
(deduct are of ramps,
staircases, lift shafts and
large openings)

Construction, hangers, tees,

panels, integral cornices,
finishes, etc

Measure different types

separately
State provisional sum net rate if
applicable

109.25

Bulkheads

Length on plan

The complete construction,

fixing and finishes thereof

Measure different types

separately
State girth

109.30

Cornices, etc

Length on plan

Cornices, trims, etc to slab

soffits, nailed-up and
suspended ceilings including
finishes

Measure different types

separately

Construction area

All fittings and fixtures normally

included in a construction
contract complete with
ironmongery, steelwork,

State type of material and finish

Measure sanitary fittings, etc
integral to joinery fittings under
112 Plumbing, toilet and

46

finishes, etc

bathroom accessories under

112.20 Fitting sundries, fire
extinguishers under 113.20 Extinguishers and equipment
under 3 - Equipment

110.10

Built-in cupboards

Length

Cupboards built into recesses

in walls, between walls, etc

Measure different types

separately
State height and if patent type

110.15

Cupboards fixed
to walls

Length

Cupboards attached to face of

walls

Measure different types

separately
State height and if patent type

110.20

Pigeon hole
fittings, mail
boxes, etc

Length

Pigeon hole fittings, magazine

display racks, mail boxes, etc

Measure different types

separately
State height and if patent type

110.25

Room dividers

Length

Room dividers of all types

other than built-in cupboards or
cupboards plugged to walls

Measure different types

separately
State height and if patent type

110.30

White, chalk, etc

boards

Area on elevation

White, chalk, etc boards

Measure different types

separately

110.35

Pinning, bulletin,
etc boards

Area on elevation

Pinning, notice, bulletin, etc

boards

Measure different types

separately

110.40

Building
directories

Number

no

Main entrance lobby, upper

floors, etc directories

Measure different types per

floor separately
Measure external building
directory under 210 - Signage

47

110.45

Raised platforms

Area on plan

Raised platforms including

finishes not forming part of the
floor construction

State height and covering

110.50

Counters

Length

Counters

Measure different types

separately
State height and if patent type

110.55

Kitchen floor and

wall cupboards

Length on plan

Kitchen units at floor and wall

level

Measure different types

separately
State height and if patent type
State type of tops

110.60

Worktops,
benches, vanities,
etc

Length on plan

Worktops and work benches

including integral cupboards or
framing below.

Measure different types

separately
State height and if patent type
State type of tops

110.65

Shelving

Length

Shelving, brackets, cleats,

bearers, grounds, etc

Measure different types

separately
State height and if patent type
Measure free standing shelving
separately
State number of shelves

110.70

Seating benches

Length on plan

Single and back-to-back

double seating benches

Measure different types, single

and back-to-back, etc
separately

110.75

Lockers

Number

no

Staff, sport, fire arm, etc

lockers

State size and height

110.80

Telephone

Number

no

Telephone enclosures, etc

Measure different types

48

enclosures

111

separately

110.85

Tables

Number

no

Tables forming part of fittings

Measure different plan shapes

separately

110.90

Lecterns, etc

Number

no

Lecterns, etc

Measure different types

separately

110.95

Miscellaneous

Number

no

Fittings that cannot be included

above

Measure different types

separately

Construction area

The complete electrical

installation including power
skirting or rails, light fittings, etc
and builders work but
excludes primary transformers

Electrical
installation
(refer also to 206,
207 and 608)

111.10

Main switchboard,
etc

Area

Main switchboard, interior

distribution transformers, subdistribution boards, enclosed
circuit breakers, motor control
panels, conduit and wiring to
distribution boards, etc
excluding builders work

111.15

Circuit wiring

Area

Circuit wiring and devices for

lighting fixtures, socket outlets,
equipment connections, etc
excluding builders work

111.20

Luminaires

Area

Luminaires, etc excluding

builders work

49

Measure different use areas

within a building and anticipated
lux levels separately

112

111.25

Emergency
lighting

Area

Emergency lighting fixtures, etc

excluding builders work

111.30

Special light
fittings

Number

no

Special light fittings not

included elsewhere excluding
builders work

111.35

Builder's work

Construction area

Builders work in connection

with 111.10 to 111.30 above,
sleeves, duct covers, etc

111.40

Profit and
attendance

Construction area

Profit and attendance for the

principal contractor in
connection with 111.10 to
111.30 above

Number of sanitary fittings

no

The complete internal

plumbing installation

Geysers, boilers, pumps, etc

not to be counted as fittings
Each 600mm of stall urinal and
each shower to be counted as a
fitting

Plumbing

Measure chandeliers, etc

separately

112.10

Sanitary fittings

Number

no

Sanitary fittings and units

complete with taps, service
pipes, stop cocks and traps
and those combined with
cupboards and worktops
excluding builders work

Measure water closets, urinals,

wash hand basins, sinks,
bathtubs, wash fountains,
showers, drinking fountains and
coolers, bidets and other
sanitary fittings separately
State PC net rate if applicable
State quality and colour.

112.15

Pods

Number

no

Bathroom, toilet and shower

Measure each type separately

50

room pods complete, including

structural framework, floor, wall
and ceiling linings, applied
finishes, sanitary appliances,
all fixtures, furnishings, etc
excluding builders work

Include hoisting, etc under 7

Preliminaries

Measure different types

separately

112.20

Sanitary fitting
sundries

Number

no

Soap dishes, toilet paper

holders, mirrors, towel rails,
medicine cabinets, paraplegic
grab bars, urinal screens, etc
excluding builders work

112.25

Plumbing

Number

no

Anti-siphonage, waste pipe

and fittings, soil and vent
stacks, floor drains, paint on
pipes, a proportion of holes
and cutting to tiling, etc
excluding builders work

112.30

Duct covers

Number

no

Framing, covers, finishes,

etc excluding builders work

112.35

Cold water
supplies

Number

no

Piping, paint on pipes, a

proportion of holes and cutting
to tiling, wheel valves, taps,
where not part of a sanitary
appliance or services
equipment, pressurisation
expansion units, pressure
booster sets etc excluding
builders work

51

112.40

Hot water supplies

Number

no

Piping, lagging, paint on pipes,

a proportion of holes and
cutting to tiling, wheel valves,
taps, where not part of a
sanitary appliance or services
equipment etc excluding
builders work

112.45

Steam and
condensate
distribution

Number

no

Steam distribution pipelines to

and condensate return
pipelines from services
equipment, including fittings,
valves, strainers, pressure
reducing sets, steam reduction
stations, condensate receivers
and storage tanks, condensate
pump sets, steam connection
outlets, taps, where not part of
services equipment, heat
exchangers, storage cylinders,
calorifiers, instrumentation and
control components to steam
and condensate systems,
thermal insulation, etc
excluding builders work

Measure different types

separately

112.50

Geysers

Number

no

Geysers, stands, trays and

overflow pipes excluding
builders work

State capacity of geysers

112.55

Boilers

Number

no

Boilers and hot water cylinders,

lagging, etc excluding builders
work

State capacity of boilers, etc

52

113

Fire protection
(refer also to 201)

112.60

Solar heating

Number

no

Solar heating installation,

panels, support work and
pipework and associated
storage tanks excluding
builders work

112.65

Heat pumps

Number

no

Heat pump installation,

support- and
pipework excluding builders
work

112.70

Water storage
tanks

Number

no

Tanks, ball valves, tank stands,

trays and overflow
pipes excluding builders work

112.75

Booster pumps

Number

no

Pumps, motors, etc excluding

builders work

112.80

Grey water
systems

Number

no

Grey water systems, etc

excluding builders work

112.85

Builders work

Number

no

Comprises builders work in

connection with 112.10 to
112.80 above

112.90

Profit and
attendance

Number

no

Profit and attendance for the

principal contractor in
connection with 112.10 to
112.80 above

Number of fire service

fittings

no

Complete fire service

installation excluding sprinkler

53

State area, type of panels and

capacity of tanks

State capacity of storage tanks

Measure different types

separately

installation and other special

fire protection installations
(refer to 201 Special fire
protection)
113.10

Fire stops

Area

Fire stopping to vertical service

shafts, etc

113.15

Fire resistant
paint, etc

Area

Fire resistant (intumescent)

paint to structural steelwork,
etc

113.20

Extinguishers

Number

no

Extinguishers including
backing boards, etc

Measure different types

separately
State mass/capacity

113.25

Hose reels

Number

no

Hose reels, equipment, etc and

cupboard

Measure different types

separately

113.30

Water supply

Number

no

Piping, paint on pipes, a

portion of holes and cutting to
tiling, wheel valves, etc

Measure twin booster

connections under 607.20
Twin booster connections

113.35

Water storage
tanks

Number

no

Tanks, ball-valves, tank

stands, trays and overflow
pipes

Measure different types

separately
State capacity of tanks

113.40

Booster pumps

Number

no

Pumps, motors, etc

Measure different types and

sizes separately

113.45

Builders work

Number

no

Comprises builders work in

connection with 113.10 to
113.40 above

54

Measure in number or length if

area is inappropriate

113.50

114

Profit and
attendance

Balustrading,
handrails, etc

Number

no

Profit and attendance for the

principal contractor in
connection with 113.10 to
113.40 above

Length of all balustrading,

handrails, balustrade and
parapet walls, etc

Balustrading, handrails,
balustrade and parapet walls

114.10

Balustrade walls

Length

Balustrade walls, complete

with copings, finishes, etc

Measure different types

separately
State height

114.20

Parapet walls

Length

Parapet walls, complete with

copings, finishes, etc

Measure different types

separately
State height

114.25

Steel handrails

Length

Steel handrails, sundry fixing

items, finishes, cappings, etc

Measure different types

separately

114.30

Timber handrails

Length

Timber handrails, sundry fixing

items, finishes, cappings, etc

Measure different types

separately

114.35

Steel balustrading

Length

Steel balustrading, handrails,

sundry fixing items, infill
panels, finishes, cappings, etc

Measure different types

separately
State height

114.40

Timber
balustrading

Length

Timber balustrading, handrails,

sundry fixing items, infill
panels, finishes, cappings, etc

Measure different types

separately
State height

114.45

Glazed

Length

Glass balustrading, handrails,

Measure different types

55

balustrading

115

200

Miscellaneous
items

sundry fixing items, infill

panels, finishes, cappings, etc
Construction area

Items that cannot be included

with other elements and
components above

separately
State height

115.10

Catwalks, ladders,
etc

Length

Catwalk construction,
handrails, finishes, fire escape
ladders, chutes/slides, access,
loft ladders, including hatch
doors, etc

Measure different types

separately
State dimensions

115.15

Bollards

Number

no

Internal bollards, etc

Measure different types

separately

115.20

Other

Number

no

Items that cannot be included

with other elements and
components above

Measure different types

separately

Area on plan of lowest floor

having special foundations
measured over walls

Specialist foundations, piling,

caissons, etc and sundry
builders work

Measure standard foundations,

pile caps and ground beams
under 100 - Substructure

SPECIALIST
INSTALLATIONS
Special
foundations

200.10

Sheet piling

Area on elevation

Sheet piling excluding builders

work

Measure different types

separately

200.15

Driven piles

Number

no

Precast concrete, steel, timber,

etc driven piles excluding
builders work

State type, dimensions and

length
State bearing capacity

56

200.20

Cast in-situ piles

Number

no

Cast in-situ piles excluding

builders work

State type, diameter and length

State steel reinforcement kg per
m of concrete allowed
State bearing capacity

200.25

Augured piles

Number

no

Augured piles excluding

builders work

State type, diameter and length

State steel reinforcement kg per
m of concrete allowed
State bearing capacity

200.30

Vibro-compacted
columns

Number

no

Vibro-compacted columns
excluding builders work

State size and length

State bearing capacity

200.35

Establishment, etc

Number

no

Establishment and deestablishment

Measure establishment and deestablishment separately

200.40

Pile testing, etc

Number

no

Establishment, pile testing, deestablishment, etc

200.45

Caissons

Number

no

Caissons excluding builders

work

State type, diameter, depth, etc

200.50

Raft foundations

Area on plan measured over

walls

Raft foundations excluding

builders work

State thickness, filling, etc

State steel reinforcement kg per
m of concrete allowed

200.55

Underpinning, etc

Length on plan

Underpinning, special
precautions, etc excluding
builders work

Measure different types, curved

work, etc separately

200.60

Shoring

Area on elevation

Shoring, ground / rock

anchors, etc excluding

Measure different, curved work,

etc types separately

57

builders work

201

200.65

Dewatering

Area on plan of lowest floor

having special foundations

Subterranean dewatering, well

pointing, etc excluding builders
work

200.70

Builders work

Area on plan of lowest floor

having special foundations

Builders work, platforms for

piling rigs, stripping back
heads of concrete piles, cutting
off and removing excess length
of precast concrete piles,
disposal of excavated material,
etc in connection with 200.10
to 200.65 above

200.75

Profit and
attendance

Area on plan of lowest floor

having special foundations

Profit and attendance for the

principal contractor in
connection with 200.10 to
200.65 above

Area on plan of the protected

portions of the building
measured over walls (deduct
area of lift shafts)

The complete special fire

protection installation and
sundry builders work

Area on plan of the portions

of the building protected with
sprinklers

The complete installation

including water supply and
pumping equipment, piping,
valves and fittings, sprinkler
heads, release devices,
storage tanks, etc excluding
builders work

Special fire
protection
systems
(refer also to 113)
201.10

Sprinklers

58

Measure different types, curved

work, etc separately

State if double or single system

State if ASIB compliant
Measure different types
separately

202

Conveyance

201.15

Fire detection and

alarm

Area on plan of the portions

of the building protected with
a fire detection and alarm
system

The complete smoke detection

and early fire warning system
installation excluding builders
work

Measure different types

separately

201.20

Building
evacuation

Area on plan of the portions

of the building protected
with a building evacuation
system

The complete building

evacuation system excluding
builders work

Measure different types

separately

201.25

Foam generating

Area on plan of the portions

of the building protected with
a foam generating system

The complete foam generating

system excluding builders
work

201.30

Fire suppression

Area on plan of the portions

of the building protected with
a fire suppression system

The complete Pyroshield gas

extinguishing and Inergen
agent system excluding
builders work

Dry chemical powder and

flooded systems are less
frequently installed in new
buildings

201.35

Smoke ventilation
/ control

Area on plan of the portions

of the building protected with
a smoke ventilation / control
system

Artificial ventilation, openable

louvers, roof mounted smoke
ventilators, etc excluding
builders work

Measure different types

separately

201.40

Builder's work

Area on plan of the protected

portions of the building

Builders work in connection

with 201.10 to 201.35 above

201.45

Profit and
attendance

Area on plan of the protected

portions of the building

Profit and attendance for the

principal contractor in
connection with 201.10 to
201.35 above

Number of installations

no

The complete conveyance

59

Measure lift shaft bases under

systems

installation and sundry

builders work

100.30 Lift shaft bases

202.10

Passenger lifts

Number

no

The complete passenger lift

installation, including lift cars,
doors and equipment, guides
and counter balances,
hydraulic and lifting equipment,
emergency lighting, lift alarms
and telephones excluding
builders work

Measure different types

separately
State number of stops, speed,
capacity, etc
State if traction, hydraulic, etc
Measure upgraded cage
specification / finishes
separately
Measure architraves under
105.40 Special doors

202.15

Freight lifts

Number

no

The complete freight lift

installation, including lift cars,
doors and equipment, guides
and counter balances,
hydraulic and lifting equipment,
emergency lighting, lift alarms
and telephones excluding
builders work

Measure different types

separately
State number of stops, speed,
capacity, etc
State if traction, hydraulic, etc

202.20

Car lifts

Number

no

The complete car lift

installation excluding builders
work

Measure different types

separately
State number of stops,
capacity, etc
State if traction, hydraulic, etc

202.25

Wheel chair lifts

Number

no

The complete wheel chair lifts

installation excluding builders
work

Measure different types

separately

60

202.30

Hoists

Number

no

The complete hoists

installation excluding builders
work

Measure different types

separately
State number of stops, speed,
capacity, etc

202.35

Dumbwaiters

Number

no

The complete dumb waiters

installation, including cages,
doors and equipment, guides
and counter balances,
hydraulic and lifting equipment
excluding builders work

Measure different types

separately
State number of stops,
capacity, etc

202.40

Pneumatic tubes

Number

no

The complete pneumatic tube

system installation excluding
builders work

Measure different types

separately
State length, controls, etc

202.45

Chutes

Number

no

The complete linen, refuse and

mail chutes installation
excluding builders work

Measure different types

separately
State height, number of access
points, etc

202.50

Turntables

Number

no

The complete turntable

installation excluding builders
work

Measure different types

separately
State diameter, whether
mechanical or electrical, etc

202.55

Transportation
systems

Number

no

The complete transportation

system (baggage handling,
aircraft loading, etc) installation
excluding builders work

Measure different types

separately
State length, width, etc

202.60

Funiculars

Number

no

The complete funicular

installation excluding builders

Measure different types

separately

61

203

Air conditioning

work

State incline, length, capacity of

cage, etc

202.65

Escalators

Number

no

The complete installation

including under step lighting,
under handrail lighting,
balustrades, cladding to sides
and soffits excluding builders
work

Measure different types

separately
State step width, whether
circular on plan and rise
Measure soffit and side
cladding separately
State special features (eg voice
recorded system), etc

202.70

Travelators

Number

no

The complete travelators

installation excluding builders
work

Measure different types

separately
State length and width
Measure handrails separately if
not integral

202.75

Conveyors

Number

no

The complete conveyors

installation excluding builders
work

Measure different types

separately
State length, width, speed, rise,
etc

202.80

Builder's work

Number

no

Builders work in connection

with 202.10 to 202.75 above

202.85

Profit and
attendance

Number

no

Profit and attendance for the

principal contractor in
connection with 202.10 to
202.75 above

Area on plan of the portions

of the building having air

The complete air conditioning

installation and sundry

62

conditioning measured over

walls, small openings
(deduct area of lift shafts and
large openings)

builders work

203.10

Energy supply

Area on plan of the portions

of the building having air
conditioning

Oil, gas, solar, wind energy,

steam, hot and chilled water
supply excluding builders work

Measure different types

separately

203.15

Heat generating
systems

Area on plan of the portions

of the building having air
conditioning

Boilers, piping and fittings,

primary pumps, auxiliary
equipment and piping
insulation excluding builders
work

Measure different types

separately

203.20

Chillers

Area on plan of the portions

of the building having air
conditioning

Chillers excluding builders

work

Measure different types

separately

203.25

Cooling towers,
etc

Area on plan of the portions

of the building having air
conditioning

Cooling towers, evaporative

coolers, condensing units, etc
excluding builders work

Measure different types

separately

203.30

Piping and fittings,

etc

Area on plan of the portions

of the building having air
conditioning

Piping, insulation, fittings,

primary pumps, equipment, etc
excluding builders work

Measure different types

separately

203.35

Supply and return

air systems

Area on plan of the portions

of the building having air
conditioning

Supply and return air systems,

air handling units with coils,
filters, ductwork, VAV boxes,
duct heaters, induction units
and grilles, secondary pumps,
heat exchangers, sound

Measure different types

separately

63

attenuation, vibration
insulation, piping and insulation
excluding builders work
203.40

Ventilation and
exhaust systems

Area on plan of the portions

of the building having air
conditioning

Ventilation and exhaust

systems excluding builders
work

Measure different types

separately

203.45

Steam, hot water,

etc distribution

Area on plan of the portions

of the building having air
conditioning

Steam, hot water, glycol and

chilled water distribution,
associated terminal devices
including convectors, fan-coil
units excluding builders work

Measure different types

separately

203.50

Heat recovery
equipment

Area on plan of the portions

of the building having air
conditioning

Heat recovery equipment

excluding builders work

Measure different types

separately

203.55

Air conditioning
units

Area on plan of the portions

of the building having air
conditioning

Window or through-the-wall
units excluding builders work

Measure different types

separately

203.60

Reverse-cycle, etc
terminal heat
pumps

Area on plan of the portions

of the building having air
conditioning

Reverse-cycle, water- or aircooled terminal heat pumps

excluding builders work

Measure different types

separately

203.65

Self-contained air
conditioners, etc

Area on plan of the portions

of the building having air
conditioning

Self-contained, air- or watercooled, floor, ceiling and

rooftop air conditioners, heat
pumps, heating and cooling
generating systems, exhaust
and ventilation systems,
terminal devices, etc excluding

Measure different types

separately

64

builders work

204

203.70

Testing and
balancing

Area on plan of the portions

of the building having air
conditioning

Piping and air systems testing

and balancing excluding
builders work

203.75

Other systems
and equipment

Area on plan of the portions

of the building having air
conditioning

Special cooling systems and

devices, special humidity
control, dust and fume
collectors, air curtains, air
purifiers, paint spray booth
ventilation systems, etc
excluding builders work

203.80

Builder's work

Area on plan of the portions

of the building having air
conditioning

Builders work in connection

with 203.10 to 203.75 above

203.85

Profit and
attendance

Area on plan of the portions

of the building having air
conditioning

Profit and attendance for the

principal contractor in
connection with 203.10 to
203.75 above

Area on plan of the portions

of the building having
ventilation measured over
walls and small openings
(deduct area of lift shafts and
large openings)

The complete ventilation

installation and sundry
builders work

Area on plan of the portion of

the building having
ventilation

The ventilation installation

excluding builders work

Ventilation

204.10

Ventilation

65

Measure different types

separately

Measure kitchen, etc extract

canopies separately

205

204.15

Builder's work

Area on plan of the portion of

the building having
ventilation

Builders work in connection

with 204.10 above

204.20

Profit and
attendance

Area on plan of the portion of

the building having
ventilation

Profit and attendance for the

principal contractor in
connection with 204.10 above

Area on plan of the portion of

the building having heating
or cooling measured over
walls, small openings
(deduct area of staircases,
lift shafts and large
openings)

The complete heating and

cooling installation and sundry
builders work

Heating and
cooling

205.10

Heat generating
systems

Area on plan of the portion of

the building having heat
generating system

Boilers (biomass fuel, gas/oil

fired, coal fired, wood pellet,
electric or other), adjacent
piping and fittings , primary
pumps, including burners, blow
down facilities, coal distribution
equipment, ash handling and
storage equipment, grit
arrestors and pressurisation
plant, auxiliary equipment and
piping insulation for under
floor, wall mounted, etc heating
excluding builders work

Measure different types

separately

205.15

Cooling
generating

Area on plan of the portion of

the building having cooling

Chillers, cooling towers and

evaporative coolers,

Measure different types

separately

66

206

systems

generating systems

205.20

Builder's work

Area on plan of the portion of

the building having heating
or cooling

Builders work in connection

with 205.10 and 205.15 above

205.25

Profit and
attendance

Area on plan of the portion of

the building having heating
or cooling

Profit and attendance for the

principal contractor in
connection with 205.10 and
205.15 above

Construction area

The complete special electrical

systems installation and sundry
builders work

Special electrical
systems (refer
also to 111, 207
and 608)

condensing units, piping and

fittings, primary pumps,
equipment and piping
insulation excluding builders
work

206.10

Uninterrupted
power supply

Number

no

Uninterrupted power supply

excluding builders work

206.15

Clean power
supply

Number

no

Clean power supply excluding

builders work

206.20

Power factor
correction

Number

no

Power factor correction system

excluding builders work

206.25

Lightning and
grounding
protection

Number

no

Lightning and grounding

installation excluding builders
work

67

207

206.30

Power generating

Number

no

Power generating system

excluding builders work

206.35

Other special
electrical systems

Number

no

Other special electrical

systems excluding builders
work

206.40

Builder's work

Construction area

Builders work in connection

with 206.10 to 206.35 above

206.45

Profit and
attendance

Construction area

Profit and attendance for the

principal contractor in
connection with 206.10 to
206.35 above

Construction area

The complete electronic

systems installation and sundry
builders work

Electronic
systems
(refer also to 111,
206 and 608)
207.10

Building
management

Number

no

The building management

system excluding builders
work

207.15

Voice data

Number

no

The voice data system

excluding builders work

207.20

Television

Number

no

The television installation

excluding builders work

207.25

Other electronic
systems

Number

no

Other electronic systems

excluding builders work

68

208

209

207.30

Builders work

Construction area

Builders work in connection

with 207.10 to 207.25 above

207.35

Profit and
attendance

Construction area

Profit and attendance for the

principal contractor in
connection with 207.10 to
207.25 above

Construction area

Such services as gas

installation, etc and sundry
builders work

Other services

208.10

Gas installation

Construction area

Gas installation excluding

builders work

208.15

Other services

Number

no

Other services excluding

builders work

208.20

Builder's work

Construction area

Builders work in connection

with 208.10 and 208.15 above

208.25

Profit and
attendance

Construction area

Profit and attendance for the

principal contractor in
connection with 208.10 and
208.15 above

Area on plan of the portion of

the building having security
systems

The complete communications

and security installation and
sundry builders work

Number

no

The public address and music

system excluding builders
work

Communications
and security

209.10

Public address
and music
systems

69

Measure different types

separately

209.15

Intercommunication
and paging
systems

Number

no

The intercommunication and

paging system excluding
builders work

Measure different types

separately

209.20

Telephone
systems

Number

no

The telephone system

excluding builders work

Measure different types

separately

209.25

Call systems

Number

no

The nurse, etc call system

excluding builders work

Measure different types

separately

209.30

Closed circuit
television systems

Number

no

The closed circuit television

system excluding builders
work

Measure different types

separately

209.35

Local area
network systems

Number

no

The local area network system

excluding builders work

Measure different types

separately

209.40

Clock and
programme
systems

Number

no

The clock and program system

excluding builders work

Measure different types

separately

209.45

Fire alarm
systems

Number

no

The fire alarm system

excluding builders work

Measure different types

separately

209.50

Security and
detection systems

Number

no

Door monitoring, card access,

motion detectors, etc excluding
builders work

Measure different types

separately

209.55

Turnstiles

Number

no

The turnstiles installation

excluding builders work

Measure different types

separately

70

210

209.60

Builder's work

Number

no

Builders work in connection

with 209.10 to 209.55 above

209.65

Profit and
attendance

Number

no

Profit and attendance for the

principal contractor in
connection with 209.10 to
209.55 above

Construction area

The complete signage

installation and sundry
builders work

Measure road and parking area

signage, markings, etc under
612 Roads, paving, etc

Signage

210.10

Building signage

Number

no

The complete exterior building

signage installation excluding
builders work

Measure different types

separately

210.15

Signage pylons,
towers, etc

Number

no

The complete signage pylon

construction and installation
excluding builder's work

Measure different types

separately

210.20

Directional,
identification,
safety, etc

Number

no

Directories, notice boards,

letters, signs, plaques, symbols
and emblems of all kinds for
identification, directional and
safety purposes excluding
builders work

Measure different types

separately
State if illuminated

210.25

Flagpoles

Number

no

Flagpoles excluding builders

work

State height

210.30

Builder's work

Number

no

Builders work in connection

with 210.10 to 210.25 above

71

210.35

211

Profit and
attendance

Artwork,
furnishings, etc

Number

no

Profit and attendance for the

principal contractor in
connection with 210.10 to
210.25 above

Construction area

Statues, ornamentation,
artworks, murals, fountains,
etc

211.10

Artwork

Number

no

Fixed furnishings, statues,

ornamentation, artworks,
murals, banners, etc

Measure different types

separately

211.15

Cabinetry, etc

Number

no

Cabinetry, etc including sundry

builders work

Measure different types

separately

211.20

Window treatment

Number

no

Pelmets, curtain tracks, louver

drapes, venetian blinds,
window remote control, etc
including sundry builders work

Measure different types

separately

211.25

Floor mats, etc

Number

no

Mat recesses, floor mats, etc

including sundry builders work

Measure different types

separately

211.30

Multiple seating

Number

no

Multiple seating including

sundry builders work

Measure different types

separately

211.35

Interior
landscaping

Number

no

Interior landscaping including

sundry builders work

Measure different types

separately

211.40

Interior seating
benches, rubbish
bins, etc

Number

no

Interior seating benches,

rubbish bins (eg inside
shopping malls, etc)

Measure different types

separately

72

212

211.45

Builders work

Number

no

Builders work in connection

with 211.10 to 211.40 above

211.50

Profit and
attendance

Number

no

Profit and attendance for the

principal contractor in
connection with 211.10 to
211.40 above

Construction area

Special items that cannot be

included with other elements or
components above

Miscellaneous
items

212.10

Fireplaces, etc

Number

no

Fireplaces or units, mantles,

shelves, hearths, flue linings,
cappings, oil burners, paraffin
heaters, etc

212.15

Saunas

Number

no

The complete sauna

installation including sundry
builders work

Measure different sizes

separately
State occupancy

212.20

Jacuzzis

Number

no

The complete jacuzzi

installation including sundry
builders work

Measure different sizes

separately
State occupancy

212.25

Other

Number

no

Miscellaneous items that

cannot be included with other
elements or components
above

212.30

Builders work

Number

no

Builders work in connection

with 212.10 to 211.25 above

73

212.35

EQUIPMENT

300

Commercial

Profit and
attendance

Number

no

Profit and attendance for the

principal contractor in
connection with 212.10 to
211.25 above

Construction area

All commercial equipment and

sundry builders work

Excludes loose fixtures, fittings

and equipment

300.10

Security and vault

Number

no

Security and vault equipment

installation excluding builders
work

Measure different types

separately

300.15

Teller and service

Number

no

Bullet resistant teller window,

pass-thru windows, safety
deposit boxes and service
equipment installation
excluding builders work

Measure different types

separately

300.20

Registration

Number

no

Registration equipment
installation excluding builders
work

Measure different types

separately

300.25

Checkroom

Number

no

Checkroom equipment
installation excluding builders
work

Measure different types

separately

300.30

Trading

Number

no

Supermarket checkout counter,

conveyor belt, scanning
equipment, etc installation
excluding builders work

Measure different types

separately

74

301

300.35

Commercial
laundry and dry
cleaning

Number

no

Dry cleaners, dryers, folders

and spreaders, irons and
pressers, coin operated
washers and dryers, etc
equipment installation
excluding builders work

Measure different types

separately

300.40

Vending

Number

no

Vending equipment installation

excluding builders work

Measure different types

separately

300.45

Office

Number

no

Office equipment installation

excluding builders work

Measure different types

separately

300.50

Builders work

Construction area

Builders work in connection

with 300.10 to 300.45 above

300.55

Profit and
attendance

Construction area

Profit and attendance for the

principal contractor in
connection with 300.10 to
300.45 above

Construction area

All institutional equipment and

sundry builders work

Excludes loose fixtures, fittings

and equipment

Institutional

301.10

Ecclesiastical

Number

no

Baptistery, altar, pews,

lecterns, pulpits, individual
seating, wall cross, etc
installation excluding builders
work

Measure different types

separately

301.15

Library

Number

no

Library equipment installation

excluding builders work

Measure different types

separately

75

301.20

Theatre and stage

Number

no

Stages, band risers,

upholstered chairs, control
booths, stage curtains, border
lights, spot lights, telescoping
platforms and risers, rigging
systems and controls, flying
bridges, etc equipment
installation excluding builders
work

Measure different types

separately

301.25

Instrumental

Number

no

Instrumental equipment
installation excluding builders
work

Measure different types

separately

301.30

Audio-visual

Number

no

Projection screens, projectors,

lenses, etc equipment
installation excluding builders
work

Measure different types

separately

301.35

Detention

Number

no

Cell equipment installation

excluding builders work

Measure different types

separately

301.40

Research

Number

no

Thermometer, fume hoods,

exhaust hoods, incubators,
glove boxes, sterilizers, eye
wash, etc laboratory equipment
installation excluding builders
work

Measure different types

separately

301.45

Medical

Number

no

Medical equipment (eg

pendants, theatre operating
lights, bedhead trunking,

Measure different types

separately

76

autoclaves, medical / LP
gases, etc) installation
excluding builders work

302

301.50

Mortuary

Number

no

Autopsy table, refrigerator,

crematory, etc equipment
installation excluding builders
work

301.55

Builders work

Construction area

Builders work in connection

with 301.10 to 301.50 above

301.60

Profit and
attendance

Construction area

Profit and attendance for the

principal contractor in
connection with 301.10 to
301.50 above

Construction area

All vehicular equipment and

sundry builders work

Excludes loose fixtures, fittings

and equipment

Vehicular

Measure different types

separately

302.10

Vehicular service

Number

no

Compressed air , lubrication,

spray painting, etc equipment
installation excluding builders
work

Measure different types

separately

302.15

Parking control

Number

no

Parking control installation,

card readers, parking ticket
dispensers, parking fee
collection equipment, parking
booms, parking booths, traffic
lights, etc excluding builders
work

Measure different types

separately

77

303

302.20

Loading dock

Number

no

Loading dock installation, dock

levellers, scissor lifts, dock
seals and shelters, etc
excluding builders work

302.25

Builders work

Construction area

Builders work in connection

with 302.10 to 302.20 above

302.30

Profit and
attendance

Construction area

Profit and attendance for the

principal contractor in
connection with 302.10 to
302.20 above

Construction area

All other equipment and sundry

builders work

Excludes loose fixtures, fittings

and equipment

Other

Measure different types

separately

303.10

Maintenance

Number

no

Vacuum cleaning, etc

equipment installation
excluding builders work

Measure different types

separately

303.15

Facade cleaning

Number

no

Window and facade cleaning

equipment,
trolleys/cradles/gondolas,
cleaners rails, etc installation
excluding builders work

State if gondola manual or

automatic
State length of cleaners rails

303.20

Solid waste
handling

Number

no

Incinerators, compactors,
shredders, balers, etc
installation excluding builders
work

Measure different types

separately
State compactor capacity

303.25

Food storage
service

Number

no

Refrigerated food cases and

shelving, wine cellar,

Measure different types

separately

78

equipment installation
excluding builders work
303.30

Domestic
appliances

Number

no

Residential cooking range,

microwave oven, deep freeze,
icemaker, refrigerator,
dishwasher, garbage disposal,
ventilation hood, washers,
dryers, etc equipment
installation excluding builders
work

Measure different types

separately

303.35

Commercial
kitchen

Number

no

Cooking range, stove, hob,

oven, deep freeze, icemaker,
refrigerator, dishwasher, etc
installation excluding builders
work

Measure different types

separately

303.40

Cold rooms

Number

no

Prefabricated cold rooms,

freezers, associated
mechanical equipment, etc
installation excluding builders
work

Measure different types

separately
State capacity

303.45

Darkroom, etc

Number

no

Developing sink, dryers,

processors, viewing lights,
projection screens, etc
installation excluding builders
work

Measure different types

separately

303.50

Athletic,
recreational,
playground and

Number

no

Athletic, recreational,
playground and therapeutic
equipment installation

Measure different types

separately

79

therapeutic

400

excluding builders work

303.55

Planetarium

Number

no

Planetarium equipment
installation excluding builders
work

Measure different types

separately

303.60

Observatory

Number

no

Observatory equipment
installation excluding builders
work

Measure different types

separately

303.65

Agricultural

Number

no

Agricultural equipment
installation excluding builders
work

Measure different types

separately

303.70

Builders work

Construction area

Builders work in connection

with 303.10 to 303.65 above

303.75

Profit and
attendance

Construction area

Profit and attendance for the

principal contractor in
connection with 303.10 to
303.65 above

Rentable area

Amounts allowed for undefined

tenant installation costs

Rentable area

All elements and components

comprising the anticipated
tenant installation costs within
the applicable rentable space

TENANT
INSTALLATIONS
Tenant
installations
400.10

Tenant installation
allowances

80

State the net rate per m of

rentable area allowed in
anticipation of future detail
design information
Measure the rentable area

enclosure in detail with the

elements and components
above
Measure shops, offices, etc
separately
5
500

ALTERATIONS
Alterations

Construction area of the

portion of the building having
alteration and/or renovation
works

All alterations and renovations

to existing buildings

500.10

Temporary
barriers, screens,
etc

Area on elevation

Temporary barriers, screens,

etc

Measure in detail

500.15

Removal of
existing work

Area

Removal of existing work, etc

Measure in detail
Measure in number or length if
area is inappropriate
Measure removal of toxic /
hazardous building materials
and components under 600.30
Toxic / Hazardous building
materials and components

500.20

Cutting through
floors and ceilings

Number

no

Cutting through floors and

ceilings, etc

Measure in detail

500.25

Building up
openings

Area

Building up openings, etc

Measure in detail
Measure in number or length if
area is inappropriate

81

EXTERNAL
WORKS AND
SERVICES

600

Demolitions

500.30

Preparatory work
to existing
surfaces

Area

Preparatory work to existing

surfaces, etc

Measure in detail

500.35

Making good of
finishes, etc

Area

Repairs and making good of

finishes, etc

Measure in detail
Measure in number or length if
area is inappropriate

500.40

Openings through
existing walls, etc

Number

no

Openings through existing

walls, etc

Measure in detail

500.45

Cleaning existing
surfaces

Area

Cleaning and removing stains

and deposits from existing
surfaces

Measure in detail

500.50

Protective
coatings to
existing surfaces

Area

Specialist painting/coating
systems, lime washing,
colourless water proofers, antigraffiti colourless coatings,
bird/vermin repellent coatings,
etc to protect existing internal
and external surfaces

Measure different types

separately

Area of items demolished

Demolition of buildings and

removal of paving, rubble, etc

Construction area

Complete demolition of
buildings, removal of rubble,
etc

600.10

Buildings

82

State if removal of foundations

are included

601

600.15

Relocation of
buildings and
utilities

Number

no

The relocation of buildings and

utilities

Measure different types

separately

600.20

Breaking up and
removing

Area

The breaking up and removal

of existing hard pavings,
including concrete, bituminous
bound material etc

Measure in detail
Measure in number or length if
area is inappropriate

600.25

Taking down and

removing

Area

The taking down and removal

of walls, slabs, doors, sanitary
fittings, etc

Measure in detail
Measure in number or length if
area is inappropriate

600.30

Toxic / hazardous
building materials
and components

Area

The removal, employing

special safety measures, of
toxic or hazardous material (eg
asbestos) prior to demolition or
refurbishment works

Measure in detail
Measure in number or length if
area is inappropriate
Allow for special hoarding
requirements under 7
Preliminaries

Area of site clearance

Clearing of site, removal of

trees, etc

Measure breaking up and

removal of paving, etc under
600.20 Breaking up and
removing

Area

Clearing existing site

vegetation (eg shrubs
and undergrowth), including
disposing thereof

Measure breaking up and

removal of paving, etc under
600.20 Breaking up and
removing
Measure dumping charges
separately

Site clearance

601.10

Site clearing and

grubbing

83

602

601.15

Contaminated
land

Area

The removal and/or

treatment of contaminated
ground material using dig and
dump strategy, including safe
disposal of excavated material
to licensed tip (ie nonhazardous and hazardous
material) tipping charges and
landfill tax,

Measure ground material

removal and in-situ treatment
methods, such as dilution,
clean cover, on-site
encapsulation, bio-remediation,
soil washing, soil flushing,
thermal treatment, vacuum
extraction and stabilisation
separately

601.20

Trees

Number

no

Taking down trees, including

grubbing up tree stumps and
roots and disposing thereof

State girth and height

601.25

Hedges, fences,
etc

Length

The removal of hedges,

fences, etc

Measure each type separately

Volume of excavation and/or

filling

Grading, excavation, rock

excavation, carting away and
fill to modify site contours, soil
stabilization and treatment, site
watering and shoring and
embankments

Measure excavations for

foundations under 100
Substructure

Earthworks

602.10

Grading and
excavation

Volume

General grading, excavation,

etc to modify site contours and
carting away material

Measure carting away of

excavated material separately

602.15

Filling

Volume

Bulk filling over site, roof

gardens, etc and carting on
earth filling

Measure carting away / on of

earth filling separately

602.20

Soil stabilisation

Area

Cement or chemical grouting,

Measure different types

84

electrochemical stabilisation,
sand stowing, compacting
surrounding soil and filling with
aggregates or hard fill, by
means of power vibrators, soil
nailing, ground anchors,
pressure grouting, compacting,
freezing of ground water and
subsoil, stabilising soil in situ
by incorporating
cement with a rotovator, etc
soil stabilisation measures

separately

602.25

Basement
excavation

Volume of excavations
measured over external
walls

Excavation, risk of collapse,

backfilling and carting away of
excavated material

State average depth of

excavation

602.30

Rock, etc
excavation

Volume

Rock excavation to basements,

etc, breaking out (or grubbing
up) existing substructures,
extracting old piles, ground
floor slabs, strip foundations,
basement retaining walls,
brick, block and other hard
materials, etc including
disposal

State percentage hard, soft or

other of excavation volume
allowed
Measure rock excavation to
basements separately

602.35

Lateral support

Length

Temporary and permanent

support, shoring, ground
anchors, etc

State height of support and

whether permanent or
temporary

602.40

Dewatering

Number

no

Subterranean dewatering, well

pointing, sumps, pumps, etc

85

602.45

603

Sundries

Soil drainage

Volume of excavations
measured over external
walls

Items that cannot be included

in any of the above elements

Length of soil drains

measured over manholes
from the feet of stacks to the
connections, etc

All works in connection with

soil drainage

603.10

Soil drains

Length

Excavations, piping, concrete

encasing, cleaning eyes, etc

Measure different types and

diameters separately

603.15

Laboratory and
industrial liquid
waste drainage

Length

Excavations, piping, fittings,

including glass drainage, traps,
access points, rodding eyes,
collars, gullies, connections
tanks, storage tanks and
vessels, settlement tanks,
effluent treatment plant, dosing
equipment, sterilisation
equipment, supports integral to
the storage tanks and vessels,
thermal insulation, connections
to equipment, monitoring
equipment, painting, anticorrosion treatments and
coating systems to drainage
pipelines

Measure different systems

separately

603.20

Manholes,
inspection
chambers, etc

Number

no

Manholes, inspection
chambers, etc complete with
channelling, covers, etc

Measure different types and

sizes separately

86

604

605

603.25

Pump stations

Number

no

Complete pump station

installation including pumps,
piping, etc

603.30

Waste water
treatment plants

Number

no

Package waste water

treatment plants, plinth, bund
walls, excavation, associated
piping, etc including sundry
builders work

State capacity
State whether above or below
ground

603.35

Septic tanks, etc

Number

no

Septic tanks, soak away,

conservancy tanks, etc

Measure different types and

sizes separately

Sub-surface
water drainage

Storm water

Length of sub-surface drains

measured over catch pits to
sumps

All works in connection with

sub-surface water drainage,
sumps, pumps, catch pits, etc

604.10

Sub-surface
drains

Length

Excavations, sub-surface
drains, stone chips, geofabric
filter blanket, etc

Measure different types and

diameters separately
Measure sub-surface drains
below the lowest floors under
101.45 Sub-surface drains

604.15

Catch pits,
inspection
chambers, sumps,
etc

Number

no

Catch pits, inspection

chambers, sumps, etc
complete with covers or
gratings and all sundry items

Measure different types

separately

604.20

Pumps, etc

Number

no

Pumps, motors, etc

Measure different types and

sizes separately

Length of storm water

All works in connection with

87

channelling and piping

measured over catch pits to
connections

drainage

606

Water supply

storm water drainage, gratings

or covers, etc

605.10

Surface water
channelling

Length

Channelling and all sundry

items

Measure different types and

sizes separately

605.15

Piping

Length

Excavations, piping and all

sundry items

Measure different types and

diameters separately

605.20

Ditches and
culverts

Length

Excavations, ditches, culverts,

gratings, covers, etc and all
sundry items

Measure different types and

sizes separately

605.25

Rain water
harvesting

Number

no

Rainwater harvesting system

tanks, piping, etc

Measure different types

separately

605.30

Retention ponds

Area

Excavations, banks, outlet

structure, sediment control, etc
and all sundry items

Measure different types and

sizes separately

605.35

Manholes, catch
pits, inspection
chambers, sumps,
etc

Number

no

Manholes, catch pits, roadside

inlet chambers, inspection
chambers, sumps, etc
complete with covers or
gratings and all sundry items

Measure different types and

sizes separately

605.40

Pumps

Number

no

Pumps, motors, etc

Measure different types and

sizes separately

Length of water piping from

connection to building and
over site

Water supplies within the site,

piping, wheel valves, nonreturn valves, valve chambers,

Measure irrigation systems

under 619.15 Irrigation
systems

88

trust blocks, storage tanks,

taps to standpipes, sundry
builders work, etc
606.10

Potable incoming
main

Length

Excavations, piping, wheel

valves, non-return valves,
valve chambers, trust blocks,
meters, sundry builders work,
etc

Measure different diameters

separately

606.15

Potable site
reticulation

Length

Excavations, piping, wheel

valves, taps to standpipes,
meters, sundry builders work ,
etc

Measure different diameters

separately

606.20

Non-potable site
reticulation

Length

Excavations, piping, wheel

valves, taps to standpipes,
meters, sundry builders work ,
etc

Measure different diameters

separately

606.25

Chilled water
reticulation

Length of piping

Chilled water piping, pumping

stations, cooling towers, etc

Measure different types

separately

606.30

Steam and
condensate
distribution

Length of piping

Steam distribution pipelines to

and condensate return
pipelines from services
equipment including fittings,
valves, strainers, pressure
reducing sets, steam reduction
stations, condensate receivers
and storage tanks, condensate
pump sets, steam connection
outlets, taps, where not part of

Measure different types

separately

89

services equipment, heat

exchangers, storage cylinders,
calorifiers, instrumentation and
control components

607

606.35

Storage tanks

Number

no

Tanks, plinth, bunt walls,

excavation, associated piping,
etc including sundry builders
work

State capacity
State whether above or below
ground

606.40

Well systems,
boreholes, etc

Number

no

Well, borehole, sleeves,

associated piping, head gear,
pump, etc

State depth

Length of water piping from

connection to building and
over site

Fire service within the site,

piping, wheel valves, nonreturn valves, valve chambers,
trust blocks, sundry builders
work, etc

Fire service

607.10

Incoming main

Length

Excavations, piping, wheel

valves, non-return valves,
valve chambers, trust blocks,
sundry builders work, etc

Measure different diameters

separately

607.15

Site reticulation

Length

Excavations, piping, wheel

valves, sundry builders work,
etc

Measure different diameters

separately

607.20

Twin booster
connections

Number

no

Booster connections,
standpipe, connection to
mains, etc

90

607.25

608

Hydrants,
pedestals, etc

Electrical
installation (refer
also to 111, 206
and 207)

Number

no

Hydrants, pedestals, sundry

builders work, etc

Length of cables from

connection to main
distribution board within the
building and over site

Electrical installation within the

site including cables, street
lighting, flood lighting, sundry
builders work, etc

608.10

Electrification

Number

no

Electric power generating

plant, sundry builders work,
etc

State capacity

608.15

Incoming main

Length

Overhead and underground

power distribution, cables, duct
banks, grounding, sundry
builders work, etc

Measure different types

separately

608.20

Site reticulation

Length

Overhead and underground

power distribution, cables, duct
banks, grounding, kiosks,
sundry builders work, etc

Measure different types

separately

608.25

Site
communications
and security

Length

Overhead and underground

communications, site security,
surveillance and observation,
detection and alarm systems,
duct banks, grounding, sundry
builders work, etc

Measure different types

separately

608.30

Substations and
transformers

Number

no

Primary and secondary

transformers, fixtures,
switchgear, cable ladders and
trays, sundry builders work,

Measure different types

separately
State capacity

91

etc
608.35

Emergency power
generating

Number

no

Emergency power generating,

sundry builders work, etc

608.40

Photovoltaic /
wind generation

Number

no

Photovoltaic or wind
generation systems, sundry
builders work, etc

608.45

Fuel tanks

Number

no

Generator fuel tanks, plinth,

bund walls, excavation, sundry
builders work, etc

State capacity
State whether above or below
ground

608.50

Street, bollard, etc

lighting

Number

no

External lighting, columns,

poles, bollards, and masts,
luminaires and lamps, cables,
duct banks, controls,
grounding, kiosks, sundry
builders work, etc to external
illumination systems including
lighting to pedestrian areas,
paths and roads, and
illuminated traffic signs

Measure different types

separately

608.55

Floodlighting

Number

no

Floodlighting, sundry builders

work, etc

Measure different types

separately

608.60

Builders work

Number

no

Builders work in connection

with 608.10 to 608.55 above

608.65

Profit and
attendance

Number

no

Profit and attendance for the

principal contractor in
connection with 608.10 to

92

Measure different sizes

separately

608.55 above
609

Gas and fuel

distribution
609.10

610

611

Storage and
distribution

Connection fees,
etc

Boundary,

Length of piping over site

The gas and fuel storage tanks

and distribution installation

Length of piping

Liquefied petroleum gas (LPG)

systems, oil, petrol, diesel
storage tanks and vessels,
piping, equipment, etc

Number of connections, etc

no

The local authority connection

fees, etc

610.10

Soil drainage

Number

no

The local authority connection

fees, etc

610.15

Storm water
drainage

Number

no

The local authority connection

fees, etc

610.20

Water supply

Number

no

The local authority connection

fees, etc

610.25

Fire service

Number

no

The local authority connection

fees, etc

610.30

Electrical
installation

Number

no

The local authority connection

fees, etc

610.35

Gas and fuel

Number

no

The local authority connection

fees, etc

Area on elevation of walls,

Foundations, walls, finishes,

93

Measure different types

separately
State capacity of tanks

etc

screen, retaining
walls, etc

612

copings, doors, screens, etc to

boundary, screen, retaining
walls, etc

611.10

Boundary walls

Area on elevation

Foundations, brick, block or

concrete walls, finishes,
copings, etc

611.15

Screen walls

Area on elevation

Foundations, brick, block or

concrete walls, finishes,
copings, etc

611.20

Retaining walls

Area on elevation

Foundations, brick, block or

concrete walls, finishes,
copings, etc

611.25

Terrace and
perimeter walls

Area on elevation

Foundations, brick, block or

concrete walls, finishes,
copings, etc

611.30

Doors

Number

no

Doors, frames, lintols, anchors,

ironmongery, dowels, paint, etc

Measure different types and

sizes separately

611.35

Gates

Number

no

Gates, stays, ironmongery, etc

Measure different types and

sizes separately

Length of fences and railings

measured over gates

Timber, metal and concrete

fencing, railings, gates,
standards, droppers, posts,
footings, etc

Length

Timber, metal and concrete

fencing systems, noise/light

Fences and
railings

612.10

Fences

94

Measure different types

separately

Measure different types

separately

613

screening, standards,
droppers, posts, footings, etc

State fence height and

overhang (if applicable)

612.15

Railings

Length

Timber, metal and concrete

railings, footings, supports,
ends, etc

Measure different types

separately
State railing height

612.20

Gates

Number

no

Gates, security gates, posts,

stays, footings, ironmongery,
access control systems, entry
systems (audio and visual), etc

Measure different types and

sizes separately
State if electronic, double or
single, etc

Area on plan of roads,

paving, etc

Roads, parking areas, paving,

hard stands, paths, bridges,
etc kerbs, rails and barriers,
painted lines, markings and
signage

Measure surface water

channelling under 605 Storm
water drainage

Roads, paving,
etc

613.10

Roads

Area

Coated macadam and asphalt

including road bases, base
course and wearing courses,
application of binders, forming
channels, perforated units as
protection to grassed areas,
etc

Measure different types

separately
State thickness

613.15

Parking areas

Area

Coated macadam and asphalt,

including bases, base course
and wearing courses,
application of binders,
interlocking bricks and blocks
including sand beds, geotextile
membranes, perforated units

Measure different types

separately
State thickness

95

as protection to grassed areas,

etc
613.20

Paving

Area

Interlocking bricks and blocks,

cobbled pavings, etc including
sand beds, geotextile
membranes, perforated units
as protection to grassed areas,
etc

Measure different types

separately
State thickness
Measure expansion joints
separately

613.25

Steps and ramps

Area

Exterior steps and handicap,

etc ramps

Measure different types

separately

613.30

Bridges

Area

Vehicular and pedestrian

bridges, paving and surfacing,
balustrade walls, handrails, etc

Measure different types

separately
State width and span

613.35

Kerbs and gutters

Length

Kerbs, kerb channels, gutters,

etc including concrete
foundations, and haunchings,
kerbs and kerb accessories
(standard and purpose made
kerbs) for 612.10 to 612.30
above

Measure different types

separately

613.40

Bollards

Number

no

Bollards, etc

Measure different types

separately

613.45

Rails and barriers

Length

Bump, guard, etc rails and

protection barriers for 612.10
to 612.30 above

Measure different types

separately

613.50

Painted lines,

Number

no

Painted lines, zebra crossings,

Measure different types

96

markings and
signage
614

615

616

Covered parking,
walkways, etc

Area on plan of covered

parking, walkways, etc

Foundations, columns, walls,

doors, windows, screens,
roofs, finishes, floor finishes,
etc

separately

614.10

Covered parking

Area on plan

Foundations, columns, walls,

doors, windows, screens,
roofs, finishes, floor finishes,
etc

Measure in detail if information

is available

614.15

Covered
walkways

Area on plan

Foundations, columns, walls,

doors, windows, screens,
roofs, finishes, floor finishes,
etc

Measure in detail if information

is available

Area on plan of pergolas,

canopies, etc

Foundations, construction,
covering, supports, etc

Pergolas,
canopies, etc

Minor
construction
work

markings and traffic signage

for 612.10 to 612.30 above

615.10

Pergolas

Area on plan

Foundations, construction,
covering, supports, etc

Measure different types

separately

615.15

Canopies

Area on plan

Construction, covering,
supports, etc

Measure different types

separately

Area on plan of all minor

construction work

Miscellaneous structures on
site such as gate houses,
guard huts, boiler houses, substation buildings, bicycle
stores, prefabricated/timber
workshops, sheds, stores,

97

switchgear rooms, kennels,

animal shelters, etc
616.10

617

618

Minor construction
work

Pools, etc

Area on plan

All elements

Number of pools

no

Pools, decorative fountains,

watercourses, surrounds,
change rooms, filtration plant,
power connections, piping
system and devices, water
heating, pool equipment, etc

Measure different structures

separately
Measure in detail if information
is available

617.10

Swimming pools,
etc

Number

no

Pool, surrounds, filtration plant,

power connections, piping
system and devices, pool
equipment, etc

Measure swimming, reflection,

etc pools separately
State size and depth range

617.15

Decorative
fountains and
water courses

Number

no

Fountain, surrounds, filtration

plant, power connections,
piping system and devices,
fountain equipment, etc

Measure different structures

separately

617.20

Change rooms,
etc

Area on plan

Change rooms, etc complete

Measure in detail if information

is available

Number of sports facilities

no

Tennis courts, bowling greens,

putting greens, etc and change
rooms, shelters, etc

Number

no

Tennis courts, bowling greens,

Sports facilities

618.10

Playing fields

98

Measure each playing field

619

putting greens, etc

separately

618.15

Spectator seating,
stands, etc

Number

no

Spectator seating, stands, etc

Measure different structures

separately
Measure in detail if information
is available

618.20

Change rooms,
etc

Area on plan

Change rooms, shelters, etc

complete

Measure in detail if information

is available

Area on plan of garden

works

Fine grading and soil

preparation, erosion control
measures, top soil and planting
beds, seeding and sodding,
planting, planters, rockeries,
grassing and planting, stone
pitching, other landscape
features and general
landscaping

Garden works

619.10

Landscaping

Area on plan of landscaping

Fine grading and soil

preparation, erosion control
measures, top soil and planting
beds, seeding and sodding,
planting, planters, rockeries,
grassing and planting, stone
pitching, other landscape
features and general
landscaping

Measure soft and hard

landscaping and different
features separately

619.15

Irrigation systems

Area on plan under irrigation

Piping, sprinkler heads and

programming facilities

Measure different types

separately

99

620

7
700

Miscellaneous
items

800

External works and services

that cannot be included with
other elements or components
above

620.10

Site / street
furniture and
equipment

Number

no

Seats, benches, rubbish bins,

tables, poster display units,
notice boards, cycle stands etc

620.15

Other

Number

no

External works and services

that cannot be included with
other elements or components
above

Construction area

The whole of the preliminaries

bill

Construction area

The whole of the preliminaries

bill

Construction area

Amounts allowed for covering

lack of detail at estimate stage
and unforeseen expenditure

Measure different types

separately
Measure interior rubbish bins
under 211.70 Interior rubbish
bins, etc

PRELIMINARIES
Preliminaries

700.10

Construction area

Preliminaries

CONTINGENCY
ALLOWANCES
Contingency
allowances

100

Express as a percentage of the

total construction cost or as a
lump sum excluding 800
Contingency allowances

10
1000

1001

800.10

Price and detail

development
contingency

Construction area

Amounts allowed for covering

lack of detail until the design is
fully resolved

Express as a percentage of the

total construction cost including
700 Preliminaries

800.15

Construction
contingency

Construction area

Amounts allowed for

unforeseen expenditure during
the construction period

Express as a percentage of the

total construction cost including
700 Preliminaries and 800.10
Price and detail development
contingency

900.10

Pre-tender

Construction area

Amounts allowed for escalation

from date of estimate to
contract tender date

State method of calculation and

source of escalation prediction
information

901.15

Contract

Construction area

Amounts allowed for escalation

from contract tender date to
contract completion date

State method of calculation and

source of escalation prediction
information

Construction area

Amounts allowed for value

added tax (VAT) and / or sales
tax

Only applicable if vendor

cannot recover it as an input
credit

ESCALATION

TAX
Value added tax

1000.10

Value added tax

Construction area

Amounts allowed for value

added tax (VAT)

State current percentage

applicable

1001.10

Sales tax

Construction area

Amounts allowed for sales tax,

if readily separately identifiable

State current percentage

applicable

Sales tax

101

8. EXAMPLES
Elemental estimate cost summaries
The proposed summary sheet for presenting building and site work elemental costs with cost
analysis parameters provides an efficient tool for communicating economic information to
decision makers in a quickly understood, concise format that helps them make project
choices
The summary format helps them:
1. Understand the cost profile of the entire project
2. Analyse cost using analytical parameters. This can be done for most elements without
having to refer to back-up information contained in the detail sheets
3. Identify potential cost overruns early to initiate corrective action

Preparing an elemental cost analysis

Elemental costs include material and labour costs and subcontractor overheads and profit.
At any stage of cost estimating elemental estimates can be based on elemental rates and
quantities or the summing of component costs, or both. Using one approach for some
elements does not restrict the use of other approaches for other elements in the same
estimate
All elements of a cost analysis should be shown in the same sequence for easy reference. If
no cost is attributable to an element, a zero or dash should be entered in the cost column
For analysis purposes, the cost of each element is expressed in a separate column as a
price per square metre of the gross construction area. Where appropriate, each element
should also be expressed with an elemental quantity, a ratio and an elemental unit price
Where there is more than one building on a single site, separate elemental cost analysis
should be compiled for each building and for the site work with preliminaries, fee and
contingency allowances proportioned between them. Floors within a high rise development
fulfilling different functions (eg retail, parking, offices, etc) should be dealt with similarly
Items to include
Items included in and excluded from the estimated cost are to be clearly communicated
when presenting estimates of construction cost
Typical items to be included are as follows:
Project description
Project reference
Report number
Date of report
Owners name
Principal agents name
102

Site
Drawing numbers
Scale
Status of cost plan
Basis of cost plan (ie assumptions)
Estimate base date
Inclusions and exclusions

Headings for estimate of construction cost

Code
The code is the numerical identification for each element or component

Description
The list of sections and elements

Cost
Cost is the cost of an element and is the aggregate of the component costs comprising the
particular element
Quantity
Quantity is the actual measured quantity of an element or component
Unit
Unit denotes the unit of measurement of the individual element or component

Cost per unit (elemental rate)

Cost per unit is the cost of an element divided by the measured quantity of the element (eg the
cost of the element Roofs divided by the area of the element Roofs)
Cost per square metre or functional unit

Cost per square metre is the cost of the element divided by the construction area. Where
appropriate and/or required by an employer, costs may also be expressed as a cost per
functional unit as an alternative to, or in addition to, the cost/m. The functional unit may be
an employer defined unit. It is therefore essential to define the functional unit clearly when
costs are expressed in this way
Cost (percentage) %

Cost % is the cost of the element expressed as a proportion of the total cost

103

EXAMPLE A
TYPICAL EXAMPLE OF THE LAYOUT OF AN ELEMENTAL ESTIMATE
ELEMENT 103: EXTERNAL FACADE
Elements
Component
Description

103 External
facade
103.10 Brick
and block walls
103.30 Finishes
103.35 Curtain
walls
103.45 Windows
103.60 Doors

230mm Brick walls

Cement plaster and
PVA paint to walls
Colour anodised
aluminium curtain
walls
Colour anodised
windows
FLB door size 813 x
2032mm

Details of Element and Component

Unit Quantity Cost per
Cost
unit
R*
R*
m

5 860

622.03

3 645 125

956

375.00

358 500

1 809

125.00

226 125

142

1 650.00

234 300

1 946

1 450.00

2 821 700

no

4 500.00

4 500

Element
Rate

Cost

R*

193.61

Notes: Construction area = 18 827 m; Elemental area = 5 860 m

Details included in descriptions will depend upon the extent of information available.
*Or other currency denomination

104

3.53

EXAMPLE B
TYPICAL EXAMPLE OF AN ELEMENTAL ESTIMATE SUMMARY
ESTIMATE OF ESCALATED CONSTRUCTION COST AT CONTRACT COMPLETION
DATE INCLUDING VALUE ADDED TAX (VAT)** (28/02/2014)
SUMMARY OF CONSTRUCTION COST

Construction
Cost

Primary elements
Specialist installations
Equipment
Tenant installations
Alterations
External works and services
Price and detail development
contingencies
Preliminaries
ESTIMATE OF CONSTRUCTION COST
EXCLUDING CONSTRUCTION
CONTINGENCIES (04/07/2012)

Construction contingencies
ESTIMATE OF CURRENT
CONSTRUCTION COST EXCLUDING
VAT** (04/07/2012)

Pre-tender escalation
Contract escalation
ESTIMATE OF ESCALATED
CONSTRUCTION COST AT CONTRACT
COMPLETION DATE EXCLUDING
VALUE ADDED TAX (VAT)** (28/02/2014)

Value added tax (VAT)**

ESTIMATE OF ESCALATED
CONSTRUCTION COST AT CONTRACT
COMPLETION DATE INCLUDING VALUE
ADDED TAX (VAT)** (28/02/2014)
CONSTRUCTION AREA:
PROGRAMME ASSUMPTIONS:
Construction cost estimate date
Building contract tender date
Construction commencement date
Construction completion date
Opening date

R*
49 962 950
19 483 050
14 215 300

R*
2 653.79
1 034.85
755.05

% of
construction
cost
%
48.36
18.86
13.76

4 183 700

222.22

4.05

10 542 000

559.94

10.20

98 387 000

5 225.85

95.23

4 923 000

261.49

4.77

103 310 000

5 487.33

100.00

9 480 100
7 312 500

503.54
388.40

9.18
7.08

120 102 600

6 379.27

116.26

16 814 360

893.10

16.28

136 916 960

7 272.37

132.54

18 827m
:
:
:
:
:

4 July 2012
1 February 2013
1 March 2013
28 February 2014
1 March 2014

105

Rate
per m

ESCALATION:
Pre-tender escalation

Contract escalation
:

Based on latest published tender price index

Construction cost estimate date index
Building contract tender date index
Based on latest published building cost index
(escalation during building period) adjusted for
cash flow and fixed portion
Building contract tender date index
Construction completion date index

: 159.5
: 174.0

: 456.2
: 503.2

VALUE ADDED TAX (VAT)**

Value added tax calculated at 14.00%

EXCLUSIONS
This estimate of construction cost is based on ruling competitive tender market conditions and
excludes the following:
Abnormal foundations
Security system
Loose furniture and fittings
Fencing and gates
Professional fees

USER NOTE:
Other items comprising the total capital investment for the project should be reflected elsewhere eg:
Property costs
Local authority costs

Promotional costs
Sundry costs

*Or other currency denomination

Financing costs
Professional fees

Funding costs
Tenanting costs

**Adjust if Sales Tax is applicable

106

EXAMPLE B - continued

ELEMENTAL ESTIMATE OF CONSTRUCTION COST

Code

100
101
102
103
104
105
106
107
108
109
110
111
112
113
114
115
2
200
201
202
203
204
205
206
207
208
209
210
211
212
3
300
301
302
303
4
400
5
500

Description

PRIMARY ELEMENTS

R*
49 962 950

18 827

Cost per
unit
R*
2 653.79

Substructure
Ground floor
Structural frame
External facade
Roofs
Internal divisions
Partitions
Floor finishes
Internal wall finishes
Ceiling finishes
Fittings
Electrical installation
Plumbing
Fire protection
Balustrading, handrails, etc
Miscellaneous items

2 097 660
1 313 000
14 139 400
8 402 130
2 144 660
2 305 540
4 000 500
2 418 010
1 603 890
3 503 400
271 000
5 289 500
944 650
480 850
1 048 760
-

5 252
5 252
18 889
5 860
5 806
3 393
5 931
18 168
8 712
19 632
18 827
18 827
93
226
883
-

m
m
m
m
m
m
m
m
m
m
m
m
no
no
m
m

399.40
250.00
748.55
1 433.81
369.39
679.50
674.51
133.09
184.10
178.45
14.39
280.95
10 157.53
2 127.65
1 187.72
-

111.42
69.74
751.02
446.28
113.91
122.46
212.49
128.43
85.19
186.08
14.39
280.95
50.18
25.54
55.71
-

2.03%
1.27%
13.69%
8.13%
2.08%
2.23%
3.87%
2.34%
1.55%
3.39%
0.26%
5.12%
0.91%
0.47%
1.02%

SPECIALIST
INSTALLATIONS

19 483 050

18 827

1 034.85

1 034.85

18.86%

3 360 590

5 252

639.87

178.50

3.25%

2 125 680

10 504

202.37

112.91

2.06%

1 840 000
8 603 700
1 553 080
1 325 000
-

3
7 667
5 252
18 827
-

no
m
m
m
m
m
m

613 333.33
1 122.17
295.71
70.38
-

97.73
456.99
82.49
70.38
-

1.78%
8.33%
1.50%
1.28%
-

515 000

18 827

27.35

27.35

0.50%

135 000
25 000

18 827
18 827

m
m
m

7.17
1.33

7.17
1.33

0.13%
0.02%

EQUIPMENT

Commercial
Institutional
Vehicular
Other

m
m
m
m

Tenant installations

ALTERATIONS

Alterations

Special foundations
Special fire protection
systems
Conveyance systems
Air conditioning
Ventilation
Heating and cooling
Special electrical systems
Electronic systems
Other services
Communications and
security
Signage
Artwork, furnishings, etc
Miscellaneous items

Cost

Quantity

Unit

Cost per
m
R*
2 653.79

Cost %

48.36%

TENANT INSTALLATIONS

107

EXAMPLE B continued

ELEMENTAL ESTIMATE OF CONSTRUCTION COST

Code

Description

Cost

Quantity

Unit

R*
EXTERNAL WORKS AND
SERVICES

600
601
602
603
604
605
606
607
608
609
610
611
612
613
614
615
616
617
618
619
620

Demolitions
Site clearance
Earthworks
Soil drainage
Sub-surface water drainage
Storm water drainage
Water supply
Fire service
Electrical installation
Gas and fuel distribution
Connection fees, etc
Boundary, screen, retaining
walls, etc
Fences and railings
Roads, paving, etc
Covered parking,
walkways, etc
Pergolas, canopies, etc
Minor construction work
Pools, etc
Sports facilities
Garden works
Miscellaneous items

Price and detail

development contingencies
8
Preliminaries
ESTIMATE OF CURRENT
CONSTRUCTION COST
EXCLUDING CONSTRUCTION
CONTINGENCIES (04/07/2012)
9
Construction contingencies
ESTIMATE OF CURRENT
CONSTRUCTION COST
EXCLUDING VALUE ADDED TAX
(VAT)** (04/07/2012)
10
ESCALATION
1000
Pre-tender
1001
Contract
11
TAX
1100
Value added tax (VAT)**
1101
Sales tax
ESTIMATE OF ESCALATED
CONSTRUCTION COST AT
CONTRACT COMPLETION DATE
INCLUDING VALUE ADDED TAX
(VAT)** (28/02/2014)
7

Cost per
unit
R*

Cost per
m
R*

Cost %

14 215 300

18 827

755.05

755.05

13.76%

1 204 520
10 146 330
31 000
198 050
44 500
32 800
115 000
895 000

5 619
26 258
100
667
182
120
62
5

m
m
m
m
m
m
m
m
m
m
no

214.37
386.41
310.00
296.93
244.51
273.33
1 854.84
179 000.00

63.98
538.92
1.65
10.52
2.36
1.74
6.11
47.54

1.17%
9.82%
0.03%
0.19%
0.04%
0.03%
0.11%
0.87%

265 800
932 300

184
2 688

m
m

1 444.57
346.84

14.12
49.52

0.26%
0.90%

350 000
-

3 354
-

m
m
no
no
m
no

104.35
-

18.59
-

0.34%
-

4 183 700

18 827

222.22

222.22

4.05%

10 542 000

18 827

559.94

559.94

10.20%

98 387 000

18 827

5 225.85

5 225.85

95.23%

4 923 000

18 827

261.49

261.49

4.77%

103 310 000

18 827

5 487.33

5 487.33

100.00%

16 792 600
9 480 100
7 312 500

18 827
18 827
18 827

563.55
257.14
306.41

563.55
257.14
306.41

16.26%
9.18%
7.08%

16 814 360
-

18 827
-

m
m
m
m
m
m

847.12
-

847.12
-

16.28%
-

136 916 960

18 827

7 272.37

7 272.37

132.54%

NOTE: Contractors fee spread over all elements

* Or other currency denomination ** Adjust if sales tax is applicable

108

8. INDEX
Africa Association of Quantity Surveyors . 3
Agricultural ....................................... 15, 80
Air conditioning ................................ 12, 62
Air conditioning units ........................ 13, 64
Altar........................................................ 75
Alterations .................................... 7, 15, 81
Animal shelters ...................................... 97
Applied floor finishes ........................ 10, 43
Artwork, furnishings, etc ................... 14, 72
Association of South African Quantity
Surveyors ................................................. 3
Athletic, recreational, playground and
therapeutic ....................................... 15, 79
Audio-visual ..................................... 14, 76
Augured piles ................................... 12, 57
Autoclaves ............................................. 76
Autopsy table ......................................... 77
Baggage handling .................................. 61
Balers ..................................................... 78
Balustrade walls ..................................... 55
Balustrading, handrails, etc .............. 11, 55
Band risers ............................................. 76
Banners.................................................. 72
Basement excavation ....................... 15, 85
Beams ................................................ 9, 34
Bedhead trunking ................................... 76
Benefits of elemental cost estimating ...... 6
Bicycle stores ......................................... 97
Boiler houses ......................................... 97
Boilers .............................................. 11, 52
Bollards ................................ 12, 17, 56, 96
Booster pumps ........................... 11, 53, 54
Borrowed lights ................................ 10, 41
Boundary walls................................. 17, 94
Boundary, screen, retaining walls, etc17, 93
Bowling greens ...................................... 98
Breaking up and removing ............... 15, 83
Brick and block walls........ 9, 10, 28, 36, 41
Bridges ............................................. 17, 96
Builders work11, 12, 13, 14, 15, 16, 50, 53,
54, 58, 59, 62, 65, 66, 67, 69, 71, 73, 75,
77, 78, 80, 92
Building directories........................... 10, 47
Building evacuation .......................... 12, 59
Building management ...................... 13, 68
Building signage............................... 14, 71
Building up openings........................ 15, 81
Buildings .......................................... 15, 82
Built-in cupboards ............................ 10, 47
Bulkheads ........................................ 10, 46
Bullet resistant teller window .................. 74
Cabinetry, etc ................................... 14, 72
Caissons .......................................... 12, 57
Call systems ..................................... 13, 70
Canopies .......................................... 17, 97
Car lifts ............................................. 12, 60
Card access ........................................... 70

Card readers ......................................... 77

Cast in-situ piles .............................. 12, 57
Catch pits, inspection chambers, .......... 16
Catch pits, inspection chambers, sumps,
etc.................................................... 16, 87
Catch pits, sumps, etc ....................... 9, 32
Catwalks, ladders, etc ..................... 12, 56
Ceiling finishes ................................ 10, 45
Cell equipment ...................................... 76
Change rooms, etc .................... 17, 98, 99
Checkroom ...................................... 14, 74
Chilled water reticulation ................. 16, 89
Chillers ............................................ 12, 63
Chimneys ........................................ 10, 41
Chutes ............................................. 12, 61
Circuit wiring .................................... 11, 49
Cladding ............................................ 9, 36
Clean power supply ......................... 13, 67
Cleaners rails........................................ 78
Cleaning existing surfaces .............. 15, 82
Clock and programme systems ....... 13, 70
Closed circuit television systems ..... 13, 70
Code ...................................................... 25
Coin operated washers and dryers ....... 75
Cold rooms ...................................... 15, 79
Cold water supplies ......................... 11, 51
Column bases and pile caps ............. 9, 28
Columns ...................................... 9, 28, 34
Commercial ..................................... 14, 74
Commercial kitchen ......................... 15, 79
Commercial laundry and dry cleaning14, 75
Communications and security ......... 13, 69
Compactors ........................................... 78
Component ...................................... 20, 25
Composition of element or component .. 25
Compressed air ..................................... 77
Concrete walls ................. 9, 10, 29, 36, 41
Connection fees, etc........................ 17, 93
Conservancy tanks ................................ 87
Construction .................................... 10, 38
Construction area .................................. 20
Construction contingency ........ 18, 19, 101
Contaminated land .......................... 15, 84
Contingency allowances.................. 7, 100
Contract ............................................... 101
Contract escalation................................ 22
Contract escalation.......................... 19, 21
Contractors overheads and profit ......... 22
Control booths ....................................... 76
Conveyance systems ...................... 12, 59
Conveyors ....................................... 12, 62
Cooking range ....................................... 79
Cooling generating systems ............ 13, 66
Cooling towers, etc .......................... 12, 63
Cornices, etc ................................... 10, 46
Cost ....................................................... 21
Cost (percentage) % ............................. 21
109

Cost per functional unit .......................... 21

Cost per square metre ........................... 21
Cost per unit........................................... 21
Counters .......................................... 10, 48
Covered parking, walkways, etc ...... 17, 97
Coverings ......................................... 10, 38
Cradles................................................... 78
Crematory .............................................. 77
Cupboards fixed to walls .................. 10, 47
Curtain tracks ......................................... 72
Curtain walls ...................................... 9, 37
Cutting through floors and ceilings ... 15, 81
Cycle stands ........................................ 100
Darkroom, etc .................................. 15, 79
Decorative fountains and water courses17,
98
Deep freeze ........................................... 79
Definitions .............................................. 20
Demolitions ...................................... 15, 82
Design development ................................ 5
Detection and alarm systems ................. 91
Detention.......................................... 14, 76
Developing sink...................................... 79
Dewatering ........................... 12, 16, 58, 85
Diesel storage tanks .............................. 93
Directional, identification, safety, etc 14, 71
Dishwasher ............................................ 79
Ditches and culverts ......................... 16, 88
Dock levellers ......................................... 78
Dock seals and shelters ......................... 78
Domestic appliances ........................ 15, 79
Door closers ........................................... 38
Door monitoring ..................................... 70
Doors ................... 9, 10, 17, 38, 42, 43, 94
Dormers, hatches, etc ...................... 10, 39
Downpipes ............................................. 40
Driven piles ...................................... 12, 56
Dry cleaners ........................................... 75
Dryers .............................................. 75, 79
Duct covers ...................................... 11, 51
Dumbwaiters .................................... 12, 61
Early fire warning system ....................... 59
Earthworks ....................................... 15, 84
Eaves ............................................... 10, 40
Ecclesiastical ................................... 14, 75
Electric power generating plant .............. 91
Electrical installation 11, 16, 17, 49, 91, 93
Electrification.................................... 16, 91
Electronic systems ........................... 13, 68
Element .................................................. 21
Element unit ........................................... 21
Element unit rate .................................... 21
Elemental cost analysis ........................... 5
Elemental cost analysis ......................... 21
Elemental cost estimating ........................ 5
Elemental method .................................. 21
Elemental rates ........................................ 6
Elements .................................................. 7

Emergency lighting .......................... 11, 50

Emergency power generating ......... 16, 92
Energy supply.................................. 12, 63
Equipment ................................... 7, 14, 74
Escalation ............................ 7, 18, 22, 101
Escalation (fluctuation) allowances ....... 19
Escalators........................................ 12, 62
Establishment, etc ........................... 12, 57
Estimate base date................................ 22
Evaporative coolers ............................... 63
Exhaust hoods....................................... 76
Exterior building signage ....................... 71
External facade ................................. 9, 35
External works and services........ 7, 15, 82
Extinguishers ................................... 11, 54
Eye wash ............................................... 76
Facade cleaning .............................. 15, 78
Fences and railings ......................... 17, 94
Filling ............................................... 15, 84
Finishes ................................. 9, 10, 36, 45
Fire alarm systems .......................... 13, 70
Fire detection and alarm.................. 12, 59
Fire protection ................................. 11, 53
Fire resistant paint, etc .................... 11, 54
Fire service .......................... 16, 17, 90, 93
Fire stops......................................... 11, 54
Fire suppression .............................. 12, 59
Fireplaces, etc ................................. 14, 73
Fittings ................................................... 10
Flagpoles ......................................... 14, 71
Floodlighting .................................... 16, 92
Floor finishes ................................... 10, 43
Floor mats, etc................................. 14, 72
Fluctuation ............................................. 22
Flying bridges ........................................ 76
Foam generating ............................. 12, 59
Folders and spreaders .......................... 75
Food storage service ....................... 15, 78
Freight lifts ....................................... 12, 60
Fuel tanks ........................................ 16, 92
Fume hoods .......................................... 76
Functional unit ....................................... 22
Funiculars ........................................ 12, 61
Garbage disposal .................................. 79
Garden works .................................. 17, 99
Gas and fuel .............................. 16, 17, 93
Gas and fuel distribution........................ 93
Gas installation ................................ 13, 69
Gate houses .......................................... 97
Gates ......................................... 17, 94, 95
Geysers ........................................... 11, 52
Glazed balustrading ........................ 11, 55
Glazed roofs .................................... 10, 39
Gondolas ............................................... 78
Grading and excavation .................. 15, 84
Grey water systems ......................... 11, 53
Grilles, screens, louvers, etc ............. 9, 37
Ground anchors..................................... 85
110

Ground beams ................................... 9, 28

Ground floor ....................................... 9, 29
Guard huts ............................................. 97
Hatch doors............................................ 56
Hatches and access doors ............... 10, 42
Heat generating systems ..... 12, 13, 63, 66
Heat pumps ...................................... 11, 53
Heat recovery equipment ................. 13, 64
Heating and cooling ......................... 13, 66
Hedges, fences, etc ......................... 15, 84
Hoists ............................................... 12, 61
Hose reels ........................................ 11, 54
Hot water supplies ........................... 11, 52
Hydrants, pedestals, etc .................. 16, 91
Icemaker ................................................ 79
Incinerators ............................................ 78
Incoming main............................ 16, 90, 91
Incubators .............................................. 76
Institutional ....................................... 14, 75
Instrumental ..................................... 14, 76
Insulation................................ 9, 10, 30, 40
Inter- communication and paging systems
............................................................... 70
Inter-communication and paging systems13
Interior landscaping.......................... 14, 72
Interior seating benches, rubbish bins, etc
......................................................... 14, 72
Internal divisions .............................. 10, 41
Internal wall finishes......................... 10, 45
Irons and pressers ................................. 75
Irrigation systems ............................. 17, 99
Jacuzzis ........................................... 14, 73
Kennels .................................................. 97
Kerbs and gutters............................. 17, 96
Kitchen floor and wall cupboards ..... 10, 48
Laboratory and industrial liquid waste
drainage ........................................... 16, 86
Landscape features ............................... 99
Landscaping..................................... 17, 99
Lateral support ................................. 16, 85
Lecterns ..................................... 11, 49, 75
Library .............................................. 14, 75
Lift shaft bases ................................... 9, 28
Lightning and grounding protection .. 13, 67
Loading dock.................................... 15, 78
Local area network systems ............ 13, 70
Local authority connection fees, etc ....... 93
Lockers ............................................ 11, 48
Loft ladders ............................................ 56
Louver drapes ........................................ 72
Lubrication ............................................. 77
Luminaires ....................................... 11, 49
Main switchboard, etc ...................... 11, 49
Maintenance .................................... 15, 78
Making good of finishes, etc ............ 15, 82
Manholes, catch pits, inspection chambers,
sumps, etc........................................ 16, 88
Manholes, inspection chambers, etc 16, 86

Measurement required for element or

component............................................. 25
Medical ............................................ 14, 76
Medicine cabinets.................................. 51
Microwave oven .................................... 79
Minor construction work ............ 17, 97, 98
Mirrors ................................................... 51
Miscellaneous............................ 11, 12, 49
Miscellaneous items .... 14, 17, 56, 73, 100
Mortuary .......................................... 14, 77
Motion detectors .................................... 70
Multiple seating ............................... 14, 72
Murals.................................................... 72
Nailed-up ceilings ............................ 10, 46
Non-potable site reticulation ............ 16, 89
Notice boards ........................................ 71
Observatory ..................................... 15, 80
Office ............................................... 14, 75
Office partitions ............................... 10, 42
Openings through existing walls, etc 15, 82
Ornamentation....................................... 72
Other ......... 12, 14, 15, 17, 56, 73, 78, 100
Other electronic systems ................. 13, 68
Other services ................................. 13, 69
Other special electrical systems ...... 13, 68
Other systems and equipment ........ 13, 65
Overheads and profit ............................. 22
Package waste water treatment plants . 87
Painted lines, markings and signage17, 96
Parapet walls ................................... 11, 55
Paraplegic grab bars ............................. 51
Parking areas .................................. 17, 95
Parking booms ...................................... 77
Parking booths ...................................... 77
Parking control ................................ 15, 77
Parking ticket dispensers ...................... 77
Partitions ......................................... 10, 42
Passenger lifts ................................. 12, 60
Pass-thru windows ................................ 74
Paving ............................................. 17, 96
Pedestrian bridges ................................ 96
Pelmets ................................................. 72
Pendants ............................................... 76
Pergolas, canopies, etc ................... 17, 97
Pews...................................................... 75
Photovoltaic / wind generation ........ 16, 92
Pigeon hole fittings, mail boxes, etc 10, 47
Pile testing, etc ................................ 12, 57
Pinning, bulletin, etc boards ............ 10, 47
Piping .............................................. 16, 88
Piping and fittings, etc ..................... 12, 63
Pits and bases ................................... 9, 31
Planetarium ..................................... 15, 80
Planting ................................................. 99
Plaques ................................................. 71
Playing fields ................................... 17, 98
Plinth finishes .................................... 9, 29
Plumbing ................................... 11, 50, 51
111

Pneumatic tubes .............................. 12, 61

Pods ................................................. 11, 50
Pools, etc ......................................... 17, 98
Portal frames...................................... 9, 34
Poster display units .............................. 100
Potable incoming main ..................... 16, 89
Potable site reticulation .................... 16, 89
Power distribution .................................. 91
Power factor correction .................... 13, 67
Power generating ............................. 13, 68
Precast / composite decking systems ...... 9
Precast/composite ................................. 33
Prefabricated cold rooms ....................... 79
Preliminaries ........................ 7, 18, 22, 100
Preparatory work to existing surfaces15, 82
Pre-tender ............................................ 101
Pre-tender escalation ....................... 19, 22
Price and detail development contingency
....................................................... 18, 101
Primary elements ........................... 7, 9, 27
Principal contractor ................................ 22
Principal contractors overheads and profit
............................................................... 22
Principal contractors preliminaries ........ 22
Processors ............................................. 79
Profit and attendance11, 12, 13, 14, 15, 16,
50, 53, 55, 58, 59, 62, 65, 66, 67, 68, 69,
71, 72, 73, 74, 75, 77, 78, 80, 92
Projection screens ................................. 76
Projector screens ................................... 79
Projectors ............................................... 76
Protection barriers .................................. 96
Protective coatings to existing surfaces 15,
82
Public address and music systems .. 13, 69
Pulpits .................................................... 75
Pump stations .................................. 16, 87
Pumps .............................. 9, 16, 32, 87, 88
Putting greens ........................................ 98
Quantity.................................................. 22
Raft foundations ............................... 12, 57
Railings ............................................ 17, 95
Rails and barriers ............................. 17, 96
Rails, corner protectors, etc ............. 10, 45
Rain water drainage ......................... 10, 40
Rain water harvesting ...................... 16, 88
Raised access floors ........................ 10, 44
Raised platforms .............................. 10, 48
Ramps .......................................... 9, 30, 33
Refrigerated food cases ......................... 78
Refrigerator ...................................... 77, 79
Registration ...................................... 14, 74
Reinforced strip footings .................... 9, 27
Relocation of buildings and utilities .. 15, 83
Removal of existing work ................. 15, 81
Rentable area ........................................ 22
Research.......................................... 14, 76
Retaining walls ................................. 17, 94

Retention ponds .............................. 16, 88

Reverse-cycle, etc terminal heat pumps13,
64
Risk and contingency allowances ......... 18
Roads, paving, etc........................... 17, 95
Rock anchors ........................................ 57
Rock, etc excavation ............. 9, 15, 29, 85
Roof mounted smoke ventilators ........... 59
Roof, lantern, skylights and openings10, 39
Roofs ............................................... 10, 38
Room dividers ................................. 10, 47
Rubbish bins........................................ 100
Safety deposit boxes ............................. 74
Sales tax........................................ 18, 101
Salient features of this guide ................. 24
Sanitary fitting sundries ................... 11, 51
Sanitary fittings ................................ 11, 50
Saunas ............................................ 14, 73
Scanning equipment.............................. 74
Scissor lifts ............................................ 78
Screen walls .................................... 17, 94
Screens, etc .................................... 10, 42
Seating benches.............................. 11, 48
Section and element.............................. 25
Sections................................................. 22
Security and detection systems ....... 13, 70
Security and vault ............................ 14, 74
Seeding and sodding............................. 99
Self-contained air conditioners, etc . 13, 64
Septic tanks, etc .............................. 16, 87
Service ducts, trenches, etc .............. 9, 31
Sheds .................................................... 97
Sheet piling...................................... 12, 56
Shelving........................................... 11, 48
Shop fronts and similar glazed screens . 9,
10, 37, 41
Shoring ...................................... 12, 57, 85
Shredders .............................................. 78
Signage ........................................... 14, 71
Site / street furniture and equipment17, 100
Site clearance.................................. 15, 83
Site communications and security ... 16, 91
Site reticulation .......................... 16, 90, 91
Site security ........................................... 91
Skirtings, etc .................................... 10, 44
Slab soffit finishes ........................... 10, 46
Slabs ................................................. 9, 32
Smoke ventilation / control .............. 12, 59
Soak away ............................................. 87
Soap dishes........................................... 51
Soil drainage ....................... 16, 17, 86, 93
Soil drains........................................ 16, 86
Soil stabilisation............................... 15, 84
Solar heating ................................... 11, 53
Solid floors......................................... 9, 30
Solid waste handling ....................... 15, 78
Space frames .................................... 9, 34
Special doors......................... 9, 10, 38, 42
112

Special electrical systems ................ 13, 67

Special fire protection systems ........ 12, 58
Special foundations.......................... 12, 56
Special light fittings .......................... 11, 50
Spesialist installations ........................ 7, 56
Spectator seating, stands, etc .......... 17, 99
Sports facilities ................................. 17, 98
Spray painting ........................................ 77
Sprinklers ......................................... 12, 58
Stage curtains ........................................ 76
Stages .................................................... 76
Stair and ramp floor finishes ............ 10, 44
Staircases and fire escapes ............... 9, 33
Statues ................................................... 72
Steam and condensate distribution. 11, 16,
52, 89
Steam, hot water, etc distribution ..... 13, 64
Steel balustrading ............................ 11, 55
Steel frames ....................................... 9, 35
Steel handrails ................................. 11, 55
Steps .................................................. 9, 30
Steps and ramps .............................. 17, 96
Sterilizers ............................................... 76
Storage and distribution ................... 16, 93
Storage tanks ................................... 16, 90
Stores..................................................... 97
Storm water drainage ........... 16, 17, 87, 93
Street, bollard, etc lighting ............... 16, 92
Structural frame ................................. 9, 32
Subcontractor......................................... 22
Subcontractors overheads and profit .... 22
Subcontractors preliminaries ................. 22
Substation buildings ............................... 97
Substations and transformers .......... 16, 91
Substructure....................................... 9, 27
Sub-surface drains ................. 9, 16, 31, 87
Sub-surface water drainage ............. 16, 87
Subterranean dewatering ....................... 85
Sumps, etc ............................................. 16
Sun control ......................................... 9, 37
Sundries ................................. 9, 16, 29, 86
Supermarket checkout counter .............. 74
Supply and return air systems ......... 13, 63
Surface water channelling ................ 16, 88
Surveillance and observation ................. 91
Suspended ceilings ................................ 10
Suspended floor finishes .................. 10, 44
Suspended floors ............................... 9, 30
Swimming pools, etc ........................ 17, 98
Switchgear rooms .................................. 97
Symbols used for measurement ............ 20
Tables ...................................... 11, 49, 100
Taking down and removing .............. 15, 83
Taking off / pricing notes ........................ 25
Tax ................................................... 7, 101
Telephone enclosures...................... 11, 48
Telephone systems .......................... 13, 70
Telescoping platforms and risers ........... 76

Television ........................................ 13, 68

Teller and service ............................ 14, 74
Temporary barriers, screens, etc .... 15, 81
Tenant installation allowances .. 15, 23, 80
Tenant installations ..................... 7, 15, 80
Tennis courts ......................................... 98
Terrace and perimeter walls ............ 17, 94
Testing and balancing ..................... 13, 65
Theatre and stage ........................... 14, 76
Theatre operating lights......................... 76
Thermometer ......................................... 76
Timber balustrading......................... 11, 55
Timber frames ................................... 9, 35
Timber handrails.............................. 11, 55
Toilet paper holders............................... 51
Toilet partitions ................................ 10, 43
Top soil .................................................. 99
Toxic / hazardous building materials and
components ..................................... 15, 83
Trading ............................................ 14, 74
Traffic lights ........................................... 77
Traffic signage ....................................... 96
Trafficable surfaces ......................... 10, 40
Transformers ......................................... 91
Transportation systems ................... 12, 61
Travelators ...................................... 12, 62
Trees ............................................... 15, 84
Trolleys .................................................. 78
Turnstiles ......................................... 14, 70
Turntables ....................................... 12, 61
Twin booster connections................ 16, 90
Underpinning, etc ............................ 12, 57
Uninterrupted power supply ............ 13, 67
Unit quantity .......................................... 23
Unit rate ............................................. 5, 23
Un-reinforced strip footings ............... 9, 27
Upholstered chairs ................................ 76
Urinal screens ....................................... 51
Vacuum cleaning ................................... 78
Value added tax ............................ 18, 101
Value added tax (VAT) and sales tax .... 19
Vehicular service ............................. 15, 77
Vending ........................................... 14, 75
Venetian blinds ...................................... 72
Ventilation........................................ 13, 65
Ventilation and exhaust systems ..... 13, 64
Ventilation hood..................................... 79
Ventilators and cowls ...................... 10, 41
Verges ............................................. 10, 40
Vibro-compacted columns ............... 12, 57
Viewing lights ........................................ 79
Voice data ....................................... 13, 68
Wall cross .............................................. 75
Washers ................................................ 79
Waste water treatment plants.......... 16, 87
Water storage tanks .................. 11, 53, 54
Water supply ........... 11, 16, 17, 54, 88, 93
Waterproofing .................................. 10, 39
113

Waterproofing, drainage, etc .............. 9, 36

Well systems, boreholes, etc ........... 16, 90
Wheel chair lifts................................ 12, 60
White, chalk, etc boards ................... 10, 47
Window treatment ............................ 14, 72

Windows ............................................ 9, 37
Wine cellar, equipment .......................... 78
Worktops, benches, vanities, etc..... 11, 48
Zebra crossings ..................................... 96

114