Académique Documents
Professionnel Documents
Culture Documents
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1st edition
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Acknowledgments
The project stages from the RIBA Outline Plan of Work 2007 (Amended November 2008), copyright Royal Institute of
British Architects, are reproduced here in clause 1.2, with the permission of the RIBA.
The new rules of measurement for maintenance recommend the use of the Life Expectancy of Building Components
(2nd revised edition 2006), copyright of the Building Cost Information Service, and one of the tables and component
life data and factors to be considered has been reproduced here in clause 3.17 with the permission of the BCIS.
The new rules of measurement for maintenance work recommend the use of Economic life factors and methodology
regarding economic service life data for building engineering services, providing in CIBSE Guide M Maintenance
engineering and management (2nd Edition planned to be published in April 2012), copyright of the Chartered
Institution of Building Services Engineers, and some of the methodology has been reproduced here in clauses 3.15,
3.16 and 3.17 with the permission of the CIBSE.
The cost categorises and definitions for maintenance works and life cycle costing, included in Appendix B, copyright
of British Standards Institution, (from BS 8544 - in drafting) are reproduced here with the permission of the BSI.
The calculation templates M1 to M6 and worked examples provides for asset specific cost estimating of asset based
maintenance task schedules, in item 3.12, copyright of the Heating and Ventilating Contractors Association (HVCA),
are reproduced here with the permission of the HVCA.
The calculation templates R1 to R3 for generating renewals work cost plan, included in item 3.16 and 3.17, copyright
of the British Standards Institution (from BS 8544 in drafting) are reproduced here with the permission of the BSI.
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Cost categories and definitions for maintenance works and the other elements of life cycle
costing (as item 1.8 and Appendix C) - with the BSI technical working group/ industry experts.
Aligning the reporting templates with the constituents of an order of estimate and formal cost
plans (items 2.4, 3.6 with the Reporting Templates in Appendix F2 and F3)
Measurement rules for the element method of maintenance cost planning (as item 3.7 tables)
Commonly used functional types and functional units of measurement (item 3.9 and
Appendix B)
Information requirements for costing the maintain (M) and renewals (R) works (items 3.13,
3.17 and Appendix E1 and E2)
Tabulated rules of measurement for asset specific cost planning of the maintain (M) and
renewal (R) works - (as item 4.4 and the tables; Group elements 0 to 14).
Text for item, 4.7 planned inspections of buildings ; physical condition surveys and assessment forms
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Contents
Acknowledgments
Status of the technical drafting and industry consultation
Foreword for the first edition
Introduction
Status of the RICS new rules of measurement
The RICS new rules of measurement suite of documents in context
Identity
Enquiries
Part 1: General
1.1
1.2
1.3
1.4
1.5
1.6
1.7
1.8
1.9
1.10
1.11
1.12
Introduction
Measurement in context with the RIBA Plan of Work and OGC Gateway Process
Purpose of the rules
Use of the rules
Structure of the rules
Benefits from having rules of measurement for maintenance works
CROME clarifying how maintenance costs relate to construction costs and life cycle costing
Cost categories and definitions for maintenance works and other elements of whole life costs
Levels of costing undertaken, depending on the stage in the procurement life cycle process.
Preparation rules for defining the brief and the project particular requirements
Projects comprising multiple buildings or facilities
Symbols, abbreviations and definitions
Introduction
Purpose and methods of order of estimating
Information requirements for order of cost estimating
Constituents of an order of cost estimate for maintenance works
Unit rates used to estimate the order of estimates
Measurement rules for order or cost estimating for maintenance works (maintain and renewals)
Measurement rules for maintenance contractors management and administration costs
Measurement rules for maintenance contractors overheads and profit
Measurement rules for consultants fees and specialist works costs
Measurement rules for other employer definable maintenance-related costs
Measurement rules for risk
Measurement rules for inflation/deflation
Taxation and other incentives
Value added tax (VAT)
Other considerations
Present value, inflation and discounting
Reporting of order of estimates
Introduction
Purpose of cost planning for maintenance works
Formal cost planning during the RIBA work stages
Pre tender and post tender estimates
Reviewing and approving maintenance cost plans
Constituents of a formal cost plan for maintenance works
Elemental method of estimating and the use of element unit rates
Measurement rules for the elemental method of estimating and maintenance cost planning
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3.9
3.10
3.11
3.12
3.13
3.14
3.15
3.16
3.17
3.18
3.19
3.20
3.21
3.22
3.23
3.24
3.25
3.26
3.27
3.28
3.29
3.30
Part 4: Tabulated rules of measurement for asset specific cost planning of maintenance works
4.1
4.2
4.3
4.4
4.5
4.6
4.7
Introduction
UK standardised maintenance cost structure (integrating construct with maintain and renewals)
Logic and arrangement for integrating construct (level 1 to 3) to maintain (M) and renewals (R)
Use of tabulated rules of measurement for asset specific costing of maintain and renewals works
Method of codification and cost data structures for asset specific maintenance cost management
Maintenance strategies application of types of maintenance service strategies (by asset types)
Planned inspections of buildings; - physical condition surveys and other forms of assessments
Tables: for asset specific cost planning of maintain and renewals (using level 4/5M, 4/5R codes)
Group element 0:
Group element 1:
Group element 2;
Group element 3:
Group element 4:
Group element 5:
Facilitated works
Substructures
Superstructures
Internal finishes
Fittings, furnishings and equipment
Services
Supplementary listing of miscellaneous ancillaries (e.g. pumps, values, fans etc)
Group element 6: Completed buildings [Not applicable to maintenance works]
Group element 7; Works to existing buildings - Dealt with in other group elements
Group element 8: External works
Group element 9: Maintenance contractors management and administration costs
Group element 10: Maintenance contractors overhead and profit
Group element 11: Other maintenance costs / consultant fees
Group element 12: Employer definable maintenance costs
Group element 13: Risks
Group element 14: Inflation
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Appendices
Appendix A1: Core definition of gross internal floor area (GIFA)
Appendix A2 Core definitions of net internal area (NIA)
Appendix B:
Appendix C:
Cost categories and definitions for maintenance works and for wider life cycle costing
Appendix D1: Methods of economic evaluation and discounting (time value of money)
Appendix D2 Discounting equations
Appendix E1: Information required for defining the brief and project particulars
Appendix E2 Checklist of Information required for estimating and cost planning maintenance works
Appendix F1
Appendix F2
Appendix F3
Appendix G
Bibliography
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Introduction
Status of the RICS new rules of measurement
These measurement rules have the same status as RICS guidance notes. The rules provide advice to
RICS members on aspects of the profession. Where procedures are recommended for specific
professional tasks, these are intended to embody industry accepted and best practices, i.e. procedures
which in the opinion of RICS meet a high standard of professional competence.
Members are not required to follow the advice and recommendations contained in these rules. They
should, however, note the following points.
When an allegation of professional negligence is made against a surveyor or maintenance cost advisor,
the court is likely to take account of the contents of any relevant guidance notes published by RICS in
deciding whether or not the surveyor / maintenance cost advisor had acted with reasonable competence.
In the opinion of RICS, a member conforming to the practices recommended in these rules should have
at least a partial defence to an allegation of negligence by virtue of having followed these practices.
However, members have the responsibility of deciding when it is inappropriate to follow the guidance.
On the other hand, it does not follow that members will be adjudged negligent if they have not followed
the practices recommended in these rules. It is for each individual surveyor, or maintenance cost advisor,
to decide on the appropriate procedure to follow in any professional task. However, where members
depart from the practice recommended in these rules, they should do so only for a good reason. In the
event of litigation, the court may require them to explain why they decided not to adopt the recommended
practice. Also, if they have not followed this guidance, and their actions are called into question in an
RICS disciplinary case, they will be asked to justify the steps they did take and this may be taken into
account.
In addition, guidance notes (and equivalent materials) are relevant to professional competence in that
each surveyor, or maintenance cost advisor, should be up to date and should have informed him or
herself of guidance notes within a reasonable time of their promulgation.
RICS new rules of measurement: Order of cost estimating and cost planning for capital building
works;
RICS new rules of measurement: Order of cost estimating and cost planning for maintenance,
works;
RICS new rules of measurement: Detailed measurement of building works for procurement.
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1.
RICS new rules of measurement: Order of cost estimating and cost planning for capital
building works
This volume provides the rules of measurement for the quantification of capital building works for
the purpose of preparing cost estimates and cost plans. Direction on how to quantify other items
forming part of the cost of a construction project, but which are not reflected in the measurable
building work items, is also provided i.e. preliminaries, overheads and profit, project team and
design team fees, risk allowances, inflation, and other development and project costs.
The RICS new rules of measurement: Order of cost estimating and elemental cost planning is the
cornerstone of good cost management of construction projects enabling more effective and
accurate cost advice to be given to clients and other project team members, as well as facilitating
better cost control.
Although written primarily for the preparation of order of cost estimates and cost plans, the rules
will be invaluable when preparing approximate estimates.
In addition, the rules can be used as a basis for capturing historical cost data in the form required
for order of cost estimates and elemental cost plans, thereby completing the construction cost
management cycle.
2.
RICS new rules of measurement: Order of cost estimating and cost planning for
maintenance works
The RICS new rules of measurement: Order of cost estimating and cost planning for
maintenance works provide essential guidance on the quantification and description of
maintenance works for the purpose of preparing initial order of cost estimates during the
preparation stages of a building project, elemental costs plans during the design development
stages and detailed asset-specific cost plans during the procurement of construction and the post
construction, or in use phases of a building project or facility. The guidance provided by the rules
also aids the procurement and cost control of maintenance works.
The rules follow the same framework and premise as the RICS new rules of measurement: Order
of cost estimating and cost planning for capital building works. Consequently, they give direction
on how to quantify and measure other items associated with maintenance works, but which are
not reflected in the measurable maintenance work items i.e. maintenance contractors
management and administration charges, overheads and profit, other maintenance-related costs,
consultants fees and risks in connection with maintenance works.
Unlike capital building works projects, maintenance works are required to be carried out from the
day a building or asset is put to use until the end of its life. Accordingly, while the costs of a
capital building works project are usually incurred by the building owner/developer over a
relatively short-term, costs in connection with maintenance works that are incurred through out
the life of the building over the short, medium and long-term. Therefore, in addition to giving
guidance on the measurement of inflation, the rules provide guidance on the measurement and
calculation of the time value of money, as well as VAT, and taxation and other incentives.
The RICS new rules of measurement: Order of cost estimating and cost planning for
maintenance works, together with the RICS new rules of measurement: Order of cost estimating
and cost planning for capital building works, present the basis of life cycle cost management of
capital building works and maintenance works enabling more effective and accurate cost advice
to be given to clients and other project team members, as well as facilitating better cost control.
3.
RICS new rules of measurement: Detailed measurement for building works procurement
This volume provides fundamental guidance on the detailed measurement and description of
building works for the purpose of obtaining a tender price. The rules address all aspects of bill of
quantities (BQ) production, including setting out the information required from the employer and
other construction consultants to enable a BQ to be prepared, as well as dealing with the
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quantification of non-measurable work items, contractor designed works and risks. Guidance is
also provided the content, structure and format of BQ, as well as the benefits and uses of BQ.
Whilst written mainly for the preparation of bill of quantities and quantified schedules of works, the
rules will be invaluable when designing and developing standard or bespoke schedules of rates.
These rules provide essential guidance to all those involved in the preparation of bill of quantities,
as well as those who wish to be better informed about the purpose, use and benefits of bill of
quantities.
INFORMATIVE GRAPHIC
Figure 1.1 below summarises the RICS new suite of measurement documents and how they
inter-relate, as well as illustrating the link to the BCIS Standard Form of Cost Analysis
(Note the planned 4th edition of SFCA is aligned with the new rules of measurement suite)
Maintenance Works
Order
Orderofofcost
cost
estimates
estimates
Order
Orderofofcost
cost
estimates
estimates
Elemental
Elemental
cost
costplans
plans
Elemental
Elemental
cost
costplans
plans
Detailed
Detailed
Measurement
Measurement
Asset
Assetspecific
specific
cost
costplans
plans
Cost Analysis
BCIS
BCIS
Standard
Standard
Form
Form
of
ofCost
Cost
Analysis
Analysis
NRM
aligned
NRM
aligned
44ththEdition
Edition
2012
2012
Identity
The rules are called the RICS new rules of measurement: Order of cost estimating, elemental cost
planning and asset specific cost planning for Maintenance works.
Enquiries
Enquiries concerning the rules may be made in the first instance to Quantity Surveying and Construction
Professional Group at RICS.
Any suggestions for future revisions are welcomed and may be sent to the Quantity Surveying and
Construction Professional Group at RICS.
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Part 1: General
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Part 1: General
1.1 Introduction
1.1.1
This part places the order of estimating and cost planning of maintenance works in context with the
RIBA Plan of Work and OGC Gateway Process and explains the symbols, abbreviations and
definitions used in the rules.
1.1.2
In addition this part describes the purpose and methods of the measurement of order of cost
estimating and cost planning of maintenance works and also what cost categories constituent
maintenance works, which have split into maintain and renewal works
Throughout this document, references are made to both the RIBA Plan of Work and the OGC
Gateway Process and the RIBA Work Stages/OGC Gateways within.
1.2.2
The RIBA Plan of Work is a construction industry recognised framework that organises the process
of managing and designing building projects and administering building contracts into a number of
key work stages. The RIBA Plan of Work has 11 sequential steps. Despite its apparent linear nature,
it should be recognised that the sequence or content of RIBA Work Stages may need to be varied or
overlapped to suit the proposed procurement method. Consequently, when two or more work stages
are combined, it is not always transparent when a building project is moving from one stage to
another. As such, it is an ideal tool, provided that it is conceptualised as providing the basic outline
of the building project life cycle process.
1.2.3
As an alternative to the RIBA Plan of Work, central civil government, the health sector, local
government and the defence sector have adopted the OGC Gateway Process as best practice for
managing and designing building projects over its life cycle. The process examines programmes and
projects at key decision points in their life cycle. It looks ahead to provide assurance that the
employer can progress to the next stage. Project reviews are carried out under OGC Gateway
Reviews 1 to 5. Typically a project will undergo three reviews before commitment to invest, and two
looking at service implementation and confirmation of the operational benefits.
1.2.4
Both models are recognised frameworks for managing and designing the build as well as the post
construction operation and maintain, or in use stages i.e. project life cycle cost management.
1.2.5
Cost estimates and cost plans will need to be prepared by the quantity surveyor/cost manager at
various stages of the RIBA Plan of works or at various gateways in the OGC Gateway process,
whichever management process is applicable. To address the requirement RICS has determined a
series of formal cost estimates and cost plans, during the construction procurement and
maintenance cost planning during the in use phases of the building or constructed assets. These
formal stages are shown in Figure 1 on the next page, in the context of the RIBA Work Stages and
OGC Gateways. Notwithstanding this, some employers may require the preparation of cost plans at
different RIBA Work Stages.
1.2.6
The various points at which measurement is carried out by the Quantity Surveyor/Cost Manager for
the purpose of preparing annualised maintenance programmes of works (maintain), and/or
quantified periodic life cycle major repairs and replacement schedules of works (renewals), in the
context of the RIBA Work Stages and OGC Gateways is shown in Figure 2 on the next page.
1.2.7
Details rules of measurement for the build, or construction, order of cost estimates and elemental
cost plan are as defined in RICS new rules of measurement: Order of cost estimating and cost
planning for capital building works. This volume links the construction cost data structure and rules
of measurement with those in RICS New rules of measurement: Order of cost estimating and
elemental cost planning to align with the annualised maintenance (maintain) and life cycle
repairs/replacements aspects (renewal) in this part, creating a totally integrated cost data structure
for construct, maintain and renewals.
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MAINTENANCE WORKS - Order of cost estimating and cost planning during construction procurement
and for asset specific cost planning during the in use phases of buildings and/or constructed facilities.
Preparation
Design
Appraisal
Design Brief
Concept
Design Development
Technical Design
Pre-Construction
Construction
In Use
Tender Documentation
Tender Action
Construction to Practical
Completion
Delivery Strategy
3A
3B
3C
Investment Decision
Production Information
Mobilisation
Business Justification
1
Order of Cost Estimate
Construct - Maintain & Renewal
OGC Gateways
(Applicable to Projects)
Figure 1.2 : Maintenance works - Order of cost estimating, elemental cost planning and tender work package
procurement stages and asset specific cost planning during the in use phases of a building or constructed assets - in
context with the RIBA Plan of Work and OGC Gateways (adapted from RIBA Outline Plan of Works 2007).
The project stages from the RIBA Outline Plan of Works 2007, copyright Royal Institution of British Architects, are
reproduced with the permission of the RIBA
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The RICS new rules of measurement: Order of cost estimating and cost planning for maintenance
works has been written to provide a standard set of measurement rules that are understandable by
all those involved in budgeting for, cost managing and procuring maintenance works on discrete
buildings, building portfolios, establishments and or estates, including the employer; thereby aiding
communication between the project team and the employer and parties associated with the delivery
of future maintenance works. In addition, the RICS new rules of measurement: Order of cost
estimating and cost planning for maintenance works should assist the quantity surveyor/cost
manager, as well as the facilities manager, in providing effective and accurate cost advice to the
employer and other project stakeholders throughout the life cycle cost management process.
1.3.2
The document provides rules of measurement for the preparation of order of cost estimates and cost
plans during construction procurement and asset specific cost plans for maintenance works
undertaken post practical completion (i.e. during the use of the building). Direction on how to
describe and deal with costs and allowances forming part of the cost of maintaining a building or
constructed asset or its parts, but which are not reflected in the measurable maintenance work
items, is also provided.
1.3.3
The rules also provide a cost management framework which can be used to develop labour
resource plans for the annualised maintenance works and for predicting the intermittent or periodic
forecast of life cycle major repairs and replacement (renewal) works, for the defined period of
analysis.
1.3.4
The RICS new rules of measurement do not explain in detail estimating methods, cost planning
techniques, procurement methods or contract maintenance strategies. More detailed advice on
these aspects is obtainable in other RICS publications and from other external publications.
1.3.5
The RICS new rules of measurement are based on UK practice, but the requirements for a
coordinated set of rules and underlying philosophy behind each section have worldwide application.
The RICS new rules of measurement: Order of cost estimating and cost planning for maintenance
works provides a structured basis for measuring annualised maintenance and life cycle repairs and
replacement of building components, which are to be carried out post project completion. It also
presents a consistent approach for dealing with other key cost components associated with the
procurement of maintenance, repairs and replacement works when preparing order of cost
estimates, elemental and asset specific cost plans. The rules represent the essentials of good
practice.
1.4.2
order of cost estimates for maintenance and repairs and replacement works;
elemental cost models for maintenance, repairs and replacement works;
pre-construction phase cost plans for maintenance, repairs and replacement works;
post-completion phase cost plans for maintenance, repairs and replacement works
cost reporting and analyses for maintenance, repairs and replacement works; and
cost benchmark analyses for maintenance, repairs and replacement works.
1.4.3
Users of the rules are advised to adopt metric units as the standard system of measurement. Where
the Employer requires reference to imperial units these may be provided as supplementary
information (e.g. in parenthesis).
1.4.4
Although the British Standard BS 8888: 2006 Technical Product Specification (for defining,
specifying and graphically representing products) recommends the inclusion of a comma rather than
a point as a decimal marker, and a space instead of a comma as a thousands separator, the
traditional UK convention has been adopted in these rules (i.e. a point as a decimal marker and a
comma as a thousands separator). Users should take care to ensure that this does not conflict with
employer requirements.
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The RICS new rules of measurement: Order of cost estimating and cost planning for maintenance
works is divided into four parts with supporting appendices:
Part 1 - places order of cost estimating and cost planning in context with the RIBA Plan of Work and
the OGC Gateway Process; defines the purpose, use and structure of the rules; clarifies how
maintenance relates to other aspects of life cycle costing; what cost categorises and definitions that
constituents maintenance works; provides preparation rules for defining the brief and project
particular requirements (e.g. scoping the costs included/ excluded, period of analysis, base dates
and methods of economic evaluations etc): guidance on dealing with projects comprising multiple
buildings or facilities; and explains the symbols, abbreviations and definitions used in the rules.
Part 2 describes the measurement rules for order of cost estimating for maintenance works;
explains the purpose and methods used and information required to do an order of estimate; defines
its key constituents; explains how to prepare an order of cost estimate using the floor area method
and functional unit method; provides measurement rules for annualised maintenance and periodic
life cycle repairs and replacements, during the initial phases of a construction project; together with
the measurement rules for dealing with Maintenance Contractors management and administration,
overheads and profit, other project specific costs/ consultant fees, employer definable maintenance
related costs, risks, inflation plus present value, discounting and taxation and other incentives and
considerations. Guidance is also provided on rules on cost reporting of order of estimates, including
the analysis and benchmarking of the maintenance works cost.
Part 3 describes the measurement for cost planning for maintenance works; explains the methods
used for elemental and asset specific cost planning ; explains the constituents of an elemental
and/or asset specific cost plan: defines the information required to enable preparation of elemental
cost planning during construction procurement and for asset specific cost planning during in use
phases of buildings or constructed facility: together with the method of dealing with Maintenance
Contractors management and administration costs, overheads and profit, project/ consultants fees,
other relevant maintenance /project costs, risks, inflation and taxation Also gives cost guidance
rules for asset data collection, physical condition and remaining life surveys and other forms of
assessments.
Part 4 comprises the tabulated rules of measurement and quantification of asset specific cost plans
for annualise maintenance and periodic life cycle repairs and replacement works; also provides a UK
standardised cost structures for the maintain and renewal works; methods of codification of cost
planning of annualised maintenance and service life planning of renewal works; level codes and
naming conventions; methods of coding for asset surveys and condition/ remaining life
assessments; highlights the need to apply specific maintenance strategies and to undertake planned
inspections of buildings and services to identify and quantify the repairs and replacement works
(Note. more detailed guidance obtainable from other RICS and external publications). For ease of
application this part also provides the logic and arrangements of levels 1 to 3 (group, element, sub
element cost structure) linked to a menu for selecting the applicable maintain works (4M and 5M
assets/components) and the applicable life cycle renewal works (4R and 5R assets/components)
together with supporting measurement rules and related guidance in the form of industry practice
norms.
Appendices:
Appendix A1:
Appendix A2:
Appendix B:
Appendix C:
Appendix D1:
Appendix D2
Appendix E1:
Appendix E2
Appendix F1
Appendix F2
Appendix F3
Appendix G
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At various stages during the building projects life cycle process the relevant stakeholders will need
to quantify the extent of maintenance and life cycle repairs and replacement works to be executed;
whether it be the employers quantity surveyor/cost manager, the building contractor or the
maintenance contractors, for the purpose of cost budgeting, cost planning, informing specific option
studies; or for obtaining a price for completing the building life cycle maintenance works: and/or for
valuing the extent of work complete for purposes of payment, valuing variations in the content or
extent of building maintenance works; and/or to support applications for tax or other financial
accounting / commercial considerations. Consequently, having rules of measurement for
maintenance and life cycle asset replacement works (order of estimating and elemental cost plans in
construction procurement and for asset specific cost planning during the in use phases of buildings
or constructed facilities), is beneficial for a number of reasons:
(1)
Provide a consistent basis for estimating and detailed cost planning at various stages
throughout the building life cycle cost management (improves confidence/ cost certainty).
(2)
During the inception and investment planning stages, having more accurate and
transparency of maintenance and life cycle replacement forecasts will enable key project
stakeholders to make better informed business case decisions, regarding which option is
most viable and sustainable and represents best value for money.
(3)
During the conceptual and early stages of scheme design using key cost groups and
elemental maintenance and life cycle replacement cost plans will inform the selection of
fundamental, or cost significant elements, such as structure, envelope, services etc
(4)
During the detailed development and technical option appraisals will enable the cost
managers to better evaluate alternative options based on robust through life cycle costing
(5)
Saves cost and time of several Contractors measuring the same maintainable assets and
life cycle repairs and replacement works, in order to calculate their competitive bids.
(6)
During the tendering process the new rules of measurement provides a consistent basis
for obtaining and evaluating competitive maintenance bids; testing if deliverable.
(7)
During the construction and handover stages the rules of measurement will enable the
relevant parties to determine the minimum and optimized maintenance strategies and life
cycle repairs /replacement programmes i.e. fit for function based on as built assets
(8)
During the life time use of a constructed assets enable the client, and or their agents, to
set and defend the appropriate maintenance and life cycle repairs and replacements
budgets based on business needs/risks and making maximum use of available funding.
(9)
Provides a precise transparent statement of the specific maintenance and life cycle repairs
and replacement works to be executed; basis for tracking /monitoring compliance
(10)
Provides a very robust basis for budgetary control and accurate cost reporting of the
total building and maintenance contracts (i.e. construction life cycle cost control), such as:
(a)
(b)
(c)
preparation of the annualised budgeting and life cycle cash flow forecasts;
basis for valuing variations; and
basis for the preparation of progress payments (i.e. interim payments).
(11)
Having maintenance works codified, will enable robust reconciliation and any necessary
transfers / adjustments to be made to the cost plan, plus facilitate effective benchmarks.
(12)
When priced and/ or final accounted, provides data to support claims for tax benefits (e.g.
capital allowances) and payment of value added tax (VAT); annualised reconciliations.
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(13)
Provides one of the best sources of real-time cost data which can be used for estimating
the cost of future building and maintenance projects (i.e. historic cost information from
analysis, collection and storage of cost data) basis for comparative future cost models.
1.7 CROME
1.7.1
The acronym CROME is a useful phrase which simply describes the key elements of life cycle
costing of a building or constructed facility - which splits out the maintenance costs into renewal
costs and maintain costs and broadly indicates how they relate to the construction costs and to the
other key elements of life cycle costing:
C
R
O
M
E
Construct costs
Renewal costs
Operation and occupancy costs
Maintain costs
Environmental and/or end of life costs
1.7.2
The RICS new rules of measurement: Order of cost estimating and cost planning for maintenance
works deals with the renewal works (R) and the maintain (M) aspects of the building and/or
constructed facility. The rules also address other aspects of the life cycle costing, such as
improvements and upgrades for environmental reasons, end of interest and/or end of life
considerations, and other related obligations (E) which may be included as part of costing scope.
1.7.3
Construct (C) includes for subsequent refurbishment and adaptation works to the building or facility.
The quantification of the initial construction or renovation of a building or facility, as well as the
demolition of buildings and facilities (E), is dealt with under the RICS new rules of measurement:
Order of cost estimating and cost planning for capital building works.
1.7.4
Appendix C provides the cost categories and definitions for maintain (M) and renewal (R) and the
wider aspects of life cycle costing (O&O) and whole life costing (WLC). Notwithstanding this, some
of these aspects can be included in with the maintenance works, if required by the employer to be
included in the scope of works.
1.7.5
Figure 1.3 on the next page clarifies what are the key cost categories included in a life cycle costing
and those wider non construction related costs, incomes and externalities, which together will life
cycle costs, are referred to as whole life costs.
Note For more detailed guidance refer to ISO 15686; 2008 Buildings & Constructed assets
Service life planning; Part 5 Life Cycle Costing - for the international definition of what costs
constituent maintenance and the wider life cycle costing and whole life costing (including income
and other non construction related costs and externalities)
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Figure 1.3 indicates what key costs categories are included in the life cycle costing and those wider
costs and incomes that should be referred to as life cycle costing and whole life costing respectively.
Whole
Wholelife
lifecost
cost
(WLC)
(WLC)
Non Construction
Non Construction
costs
costs
Life
Lifecycle
cyclecost
cost
(LCC)
(LCC)
Construction
Construction
costs
costs
Renewal
Renewal
costs
costs
Operation
Operation&&
Occupancy
Occupancy
costs
costs
Income
Income
Maintain
Maintain
costs
costs
Externalities
Externalities
Environmental
Environmental
and
and
End
Endofoflife
life
costs
costs
Figure 1.3 Key cost categorises of life cycle costing and whole life costing
1.8.2
The scope and parameters of the key cost categories that constituent the maintenance works and
how this relates to the construction key cost categorises, is summarised in Figure 1.4 below:
Construct
Maintain
Renewals
Annualised maintenance:
Forward maintenance
Construction works
Refurbishment works
End of life costs (demolition)
Main contractors:
- preliminaries
- overheads and profit
Maintenance contractors:
- management & admin cost
- overheads and profit
Maintenance contractors:
- management & admin cost
- overheads and profit
Note; For in use asset specific cost plans include asset registers and assessment data.
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Other
Aspects
Renewals
Maintain
Construct
1.9.1
Grouped (1)
Element (2)
Asset/Component
GIFA/m2 or
Function OCE
Key Building
Items O of CE
(GIFA/m2)
Elemental
Cost Plan 1
Elemental
Cost Plan 2
(GIFA/ m2)
Elemental
Cost Plan 1
Elemental
Cost Plan 2
Asset Specific
Cost Plans
(GIFA/ m2/pa)
Quantified asset
specific register &
maintenance plan
Elemental
Cost Plan 1
Elemental
Cost Plan 2
Asset Specific
Cost Plans
(GIFA/m2/ap)
Quantified asset
register and life
cycle forward plans
Relevant
maintenance
considerations
Relevant
maintenance
considerations
Relevant
maintenance
considerations
GIFA/m2/pa or
Function OCE 1
GIFA/m2/pa or
Function OCE 1
As agreed in
scope e.g. end
of interest
Key Building
Items OCE 2
(GIFA/m2/pa)
Key Building
Items OCE 2
(GIFA/m2/pa)
Relevant
maintenance
considerations
Figure 1.5 Levels of measurement undertaken during the procurement life cycle
1.10 Preparation rules for defining the brief and the project
specific requirements
1.10.1 The main steps in the process of order of cost estimating and cost planning maintenance works are:
1
2
3
4
5
6
7
8
9
10
11
Define and agree the brief and specific requirements for costing of maintenance works
Plan the procedure
Establish the rules of measurement to be applied;
Compile the available information and record the data assumptions
Undertake the calculations and validate the results
Apply risk and sensitivity analysis
Interpret the results carefully
Report the results and document the information and assumptions used
Review the report with the employer and obtain agreement to the final outputs
Whether to do an analysis for comparative benchmarking purposes (optional)
Release a final authorised and signed copy of the maintenance cost plan report.
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1.10.2 Before attempting to undertake order cost estimates, elemental or asset specific cost plans, agree
the specific project requirements. The key preparation rules for formalizing the brief are:
a)
b)
c)
d)
e)
f)
g)
h)
i)
Base dates
Unit of time and costs
Levels of the construction and maintenance (M) and renewal (R)works
Costing methodology (refer to clauses 3.11, 3.12, 3.13 and 3.14,3.15, 3.16, 3.17)
(Note including localisation and tender pricing adjustments as item 3.23)
The level at which the costs are to be reported and required format (item 3.28 /3.29)
Compile a list of available information and record data assumptions used (as 3.13/17)
Factoring methods/ techniques used to prioritise/optimise the renewal work (as 3.15)
Extent of risks and uncertainty and other sensitivity analysis to be applied (as 3.22)
Inflation / deflation (3.23) and taxation and other incentives (as 3.24 and 3.25)
Establish the specific commercial considerations to be taken into account (as 3.26)
Confirm if the costs are to be discounted and the inflation rates to be applied (3.27)
Obtain from the project sponsor their formal sanction to the specific requirements
1.10.3 Base date year shall be stated, i.e. the point in time from which the maintenance costing period
commences. All relevant costs used for the maintenance and life cycle repairs and replacement
study shall be adjusted to the base date(s) for comparative prediction purposes, e.g. design date,
construction base date, maintenance commencement base date and replacement period.
1.10.4 The unit of time shall be stated. The units of time are the increments to which the calculations refer,
e.g. years, six monthly intervals, months, weeks, days etc. All factors in the calculations, e.g. interest
rates, will relate to the stated unit of time.
1.10.5 The period of analysis of the annualised maintenance and forward repairs and replacement works
(and wider life cycle costing elements study) shall be stated. The period is the time from the agreed
base date year to a given point in time in the future, and over which the calculations pertain.
1.10.6. There are various methods of economic evaluation (defined in Appendix D) that are commonly used
in the UK maintenance and construction industry. The most common used methods are;
a)
b)
c)
d)
e)
Annual equivalent maintenance costs (AEC) used for annualised maintenance works
Discounted cash flow (NPV) used for predicting life cycle replacement programmes
Discounted cash flow (NPV) used for option appraisals, based on multiple scenarios
Present day value (PDV) for non discounted cash flow used for short term scenarios
Payback periods (PBP) for assessing period of time to recover the investment monies
1.10.7 The level of the study may cover a single asset or multiple assets. Possible levels of study are:
o
o
o
o
o
o
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1.10.8 The costing must state whether the data used have been built up from first principles or whether
comparative and benchmark data have been used, stating the source (e.g. Client historic data,
published data or other specific information sources, such as BCIS, BRE, CIBSE and the HVCA)
1.10.9 Information should be input into the estimates and cost plans in a structured way, in accordance with
the rules of measurement (in parts 2, 3 and 4) for all the cash flow and option appraisals. This will
enable a meaningful comparison and facilitate data sharing and analysis/ benchmarking.
1.10.10 The method or techniques and the criteria used for undertaking sensitivity and/or risks and impact
based analysis shall be stated on key cost significant elements, such as discount rates, factoring
component service life, critical maintenance schedules, labour rates and subcontracted works.
1.10.11.Sources of design and reference service life data for component replacement should be stated,
together with confirmation of the predicted range of replacement life used and the associated basis
for factoring these to relate to the specific project circumstances, e.g. 24/7 use of the facilities
Refer to item 3.15 for guidance on how to determining the life expectancy and factors to consider.
1.10.12 Assumptions with regard to obsolescence and the asset residual values should be stated.
1.10.13 Assumptions with regard to end of interest and/or end of contract obligations shall be stated.
1.10.14 Assumptions relating to interest rates and discount rates shall be stated, if required.
1.10.15 Iterations of the process may be required, and the level of detail and form of cost estimating,
planned and reporting will change over the period of construction procurement and during the in use
phases.
1,10.16 The brief will need to tailored to the employers specific project requirements. In some cases the
quantity surveyor/cost manager may need to propose the specific preparatory inputs for the
maintenance cost estimating, elemental and/or asset specific cost planning, particularly when the
employer is unfamiliar with the new rules of measurement for maintenance works.
1.10.17 Certain factors may significantly affect the outcomes. It is therefore important to undertake the
implications of applying certain factors (such as the period of analysis, the discount rate to be used)
and to make sure these are properly considered at the outset.
Summary
Maintenance and
Renewals Works
Cost Plan
Cost Plan 1
Cost Plan 2
Cost Plan 3
Cost Plan 4
Cost Plan 5
Offices and
Administration
Buildings
Single Living
Accommodation
Hazardous Aircraft
Shelters
External Landscape
Maintenance
Figure 1.6: Part of a typical cost plan breakdown structure for an establishment
comprising multiple buildings or facilities
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hectare
hour
kilogramme
kilonewton
kilowatt
linear metre
square metre
cubic metre
millimetre
square millimetre
cubic millimetre
minutes
number
system
tonne
week
1.12.2 Abbreviations
Cost/ft of GIFA
Cost per square foot of gross internal floor area
Cost/m2 of GIFA
Cost per square metre of gross internal floor area
Costm2 of GIFA /pa
Cost per square metre of gross internal floor area per annum
Cost/task
Cost per maintenance task
Cost/element
Cost per element
Cost/year
Cost per year
Cost/function
Cost per function types (e.g. pupil, bed space etc)
CIBSE
Chartered Institution of Building Services Engineers
CRC
Carbon reduction commitment
CRV
Capitalised replacement values
DRC
Depreciation reinstatement cost
EPC
Energy performance certificate
ECP
Elemental cost plans
EUQ
Elemental unit quantity
EUR
Elemental unit rate
FaCI
Facilities condition indexation
FCI
Function condition indexation
GEA
Gross external area
GIFA
Gross internal floor area
HVCA
Heating and Ventilating Contractors Association
LCC
Life cycle cost or life cycle costing
LCR
Life cycle repairs /replacement
NIA
Net internal area
NPC
Net present cost
NPV
Net present value
NRM
New rules of measurements
OCE
Order of cost estimating
OGC
Office of Government Commerce
PPM
Planned preventative maintenance
PV
Present value
RIBA
Royal Institute of British Architects
RICS
Royal Institution of Chartered Surveyors
RSL
Reference service life
SA
Site area
TPI
Tender price index (or indices)
WLC
Whole life costing
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1.12.3 Definitions
Abnormal costs means the costs other than typically encountered for the project funding route,
including costs accruing due to circumstances outside the project managers control.
Examples of abnormal costs include issues such as; access constraints; legacy data issues;
unforeseen events due to nature of assessment of works; statutory bodies (listed buildings) etc.
Annual equivalent cost means the uniform annual amount equivalent to the project real costs,
taking into account the time value of money throughout the period of analysis
Annualised maintenance cost means the yearly cost of maintaining the building or facility or
asset, comprising preventative, reactive and proactive maintenance (see the related definitions)
Assets means either the whole buildings, element, system, sub element, and/or a specific asset,
or component or part thereof.
NOTE. Assets classification can be at portfolio / estate level (offices, schools) down to specific
maintainable assets (e.g. boilers). NRM 3 applies to all levels of building or constructed assets that
are applicable to maintenance and life cycle major repairs and replacement work.
Asset registers means a record of applicable maintainable assets, including information such as
constructional, operational, financial and technical details about each.
Authorised budget (or approved estimate) see definition for cost limit
Base cost, or benchmark cost means the cost of an existing or selected situation against which
improvement options or a specific solution selected as a benchmark against which other options can
be compared.
Base cost estimate means an evolving estimate of known factors without any allowances for risk
and uncertainty, or element of inflation. The base cost estimate is the sum of the works cost
estimate, including maintenance contractors management and overheads, profit and other project
specific costs (e.g. consultants fees, employer definable costs as agreed to be in scope).
Base date means the date at which the rates and prices included within the cost estimate or plans
are based. Also see definition of estimated base date.
Base rate means the interest rate selected as the basis of the discount rate. This could be the
current bank rate or clients opportunity cost of capital. The base rate is commonly adjusted by the
inflation rate to give the discount rate.
Breakdown means the failure resulting in the non availability of an item or asset.
Capital building works costs means the cost of initial construction of building and associated
external works
Capital cost means the initial construction costs and the costs of initial adaptation where these
are treated as capital expenditure
Cost control means the process of planning and controlling the costs of building(s) and
maintenance works. Takes place throughout complete duration a project construction life cycle.
Cost checks (cost check or cost checking) take place during all stages of a project life cycle
and are concerned with comparing current estimated costs against cost targets previously set for
elements, sub elements of the building related maintenance works (in scope).
Cost limit (or authorised budget or approved estimate) means the maximum expenditure that
the employer is prepared to a make in relation to the completed building or maintenance work
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Cost per functional unit (or functional unit cost) is the unit rate which, when multiplied by the
number of functional units, gives the total base maintenance works estimate (i.e. works cost
estimate less maintenance contractors management and admin/ overheads and profit). The total
recommended cost limit (i.e. cost limit, including inflation) can be expressed as a cost per functional
unit when reporting costs.
Cost plan see definition for elemental cost plan
Cost plan for maintenance and renewal works is the critical breakdown of the cost limits for
maintenance and renewal works into cost targets for each element of a built asset. It provides a
statement of how the available budgets is to be distributed among the elements, a frame of
reference form which to ascertain the future maintenance and renewal requirements, a tool to inform
the costs of future maintenance and renewal requirements, a tool to inform design development and
maintain cost control of future expenditure on maintenance and renewal works. It also provides both
a work breakdown structure (CBS) which, by codifying, can be used to redistribute maintenance
works into specific maintenance work packages for purposes of procurement (e.g. general
mechanical and electrical building engineering services, lifts, catering equipment, refrigeration plant
and systems, and landscape management). A maintenance / renewal works cost plan considers
estimated maintenance and renewal costs over the life of the building, facility or asset (see definition
of life cycle cost plan)
Cost targets means the recommended total expenditure for an element. The cost target for each
element is likely to be derived from a number of sub elements and components.
Design life means the service life intended by the designed.
Directors adjustment means a reduction or addition to the tender price derived by the specific
contractors estimating team offered by the Director(s) of the maintenance contractor.
Discounting means translating projected cash-flows into present value terms using specified
discount factors
Discounted cash flows (DCF) means TO DO DEFINITION
Discount rate (selected) means the percentage rate required to calculate the present value of a
future cash flow (i.e. used for bringing future costs to a comparable time base). For example, if
investing at 3% interest, then the present value is discounted by 3% as it is worth less than future
earnings due to interest. Discount rate is a factor or rate reflecting the time value of money that is
used to convert cash flows occurring at different times to a common time.
Disposal costs means the costs associated with disposal of the asset at the end of its life cycle,
including taking into account any asset transfer obligations.
Degradation means the process whereby an action on an item causes deterioration of one or
more properties
Durability means the ability of an item to perform a required function under given conditions of
use and maintenance, until a limited state is reached. Note a limited state of an item may be
characterized by the end of the useful life, unsuitability for any economic or technological reasons or
relevant factors.
Element means a major part of a group element (e.g. the elements that create a group element) A
separate cost target can be established for each element.
Elemental cost analysis (or cost analysis) is the full appraisal costs involved in maintaining and
life cycle replacement of previously constructed buildings and is aimed mainly at providing reliable
information which will assist in accurately estimating cost of future buildings. It provides a product
based cost model, providing data on which initial elemental estimates and elemental cost plans can
be based.
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Elemental cost plan (or cost plan) means in the context of maintenance the critical breakdown
of the cost limits for the maintenance works into cost targets for each element of a built asset.
Elemental method is a budget setting technique which covers the major elements of a building
and provides an order of cost estimate based on an elemental breakdown of a building and
maintenance project. The elemental method can also be used to develop an initial cost model as a
prerequisite to developing an elemental cost plan. The method involves the use of elemental unit
quantities (EUQ) and elemental unit rates (EUR).
Elemental unit quantities (EUQ) is the unit of measurement which relates solely to the quantity of
the element or sub element itself (e.g. the area of external walls, the area of windows etc)
Elemental unit rates (EUR) means the total cost of an element divided by the element unit quantity
(EUQ). EURs includes all the cost of all labour materials, plant and subcontractors costs
preliminaries, design fees and subcontractors overheads and profit. EURs exclude maintenance
contractors preliminaries/ overheads and profit and other allowances, such as project/design fees,
risk allowances and inflation. These cost items are to be assessed separately.
Emergency maintenance means unplanned or unscheduled maintenance works that requires
immediate action to restore services, to remove problems that could adversely interrupt user
activities, or to protect life and or property. (see definition for unplanned and unscheduled
maintenance)
Employer means the owner and/or the developer of the building; in some cases the ultimate user.
The terms Senior Responsible Owner (SRO) and Project Sponsor are used by central civil
government and the defence sector; being the representatives empowered to manage the building
project and make project specific decisions. For the purpose of these measurement rules, the term
Employer shall also mean Senior Responsible Owner (SRO) or Project Sponsor.
End of life cost means the net cost or fee of disposing of an asset at the end of its service life or
interest period, including; costs resulting from decommissioning, deconstruction and demolition or a
building: recycling and making environmentally safe; recovery and disposal of components and
materials; and transport and regulatory costs.
Estimate base date means the date on which the cost limit (excluding inflation i.e. the sum of
the works cost estimate, project / design team fees estimate, other related costs estimate and risk
allowance estimate) is established as the basis for calculating inflation, changes or other related
variances.
Externality means the quantifiable costs, or benefits that specifically occurs when the actions of
organisations and individuals have an effect on people other than themselves, such as non
construction costs, income and wider social and business costs.
Factor method - modification of reference service lifes by factors to take account of the specific in
use conditions [BS 15686-1 and guidance in CIBSE Guide M chapter 13 for building services]
Fixed charge is for work the cost of which is to be considered independent of duration.
Function means the purpose or activity of users and other stakeholders for which an asset or a
facility is designed, used or required to be used
Functional type is the prime use of a facility or part of building (NB list included in appendix B)
Functional unit means a unit of measurement used to represent the prime use of a building or
part of a building including all associated circulation spaces (i.e. per bed space, per house and per
m2 of retail area shape).
Functional unit method is a rough budget setting technique which consists of selecting a suitable
standard functional unit to use for the project, and multiplying the projected number of units by the
appropriate cost per functional unit.
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Functional condition indexation (FCI) the ratio of the functional cost estimate of predicted life
cycle major repairs or replacements, identified by a condition and remaining life assessment, to the
capital reinstatement/replacement value (CRV) expressed over an agreed period of analysis
Functional maintenance indexation (FMI) the ratio of the functional unit cost estimate of
annualised maintenance (i.e. planned, reactive and proactive maintenance) to the capital
reinstatement or replacement value (CRV) expressed over an agreed period of analysis (e.g. 1 2,
3 to 5 years, 6 to 10 years and 11 years plus)
Functional investment indexation (FII) the ratio of the functional cost of major repairs or
replacements identified by a condition and other forms of asset assessment, to the capital
reinstatement or replacement value (CRV) expressed over an agreed period of analysis (1 to 5, 6
to 10, 11 plus)
Gross external area (GEA) is the area of a building measured externally (i.e. to the external face
of the perimeter walls). The rules of measurement of gross external floor area are defined in the
RICS Code of Measuring Practice (6th edition)
Gross internal floor area (GIFA) is the area of a building measured to the internal face of the
perimeter walls at each floor level. The rules of measurement of gross internal floor area are defined
in the RICS Code of Measuring Practice (6th Edition). Refer to Appendix A of these rules.
Group element means the main headings used to describe the facets of an elemental cost plan
i.e. substructure; superstructure; internal finishes; fittings, furnishings and equipment; services etc
Inspection (technical inspection) - means the examination of an asset or a product, and/or
building engineering services installations (including plant and equipment) and the determination of
their conformity with specific requirements, or, on the basis of professional judgement.
Immediate maintenance necessitated by unforeseen breakdown or damage, resulting in works
needing to be put in hand immediately at avoid business risks/non compliance (i.e. emergency
works).
Inflation / deflation means an allowance included in the order of estimate or elemental costs
plans for fluctuations in the basic prices of labour, plant and equipment and materials.
Life cycle means the consecutive and interlinked stages of the object under construction
Life cycle cost means the cost of an asset or its parts throughout its life cycle, while fulfilling the
performance requirements.
Life cycle costing is a methodology for systematic economic evaluation of life cycle costs over a
period of analysis, as defined in the agreed scope of assessment.
Maintenance contractor (or Prime Contractor) means the Contractor responsible for the total
maintenance and completion process. The term Prime Contractor is often used to mean Main
Contractor in central civil government and the defence sector.
Maintenance contractors overheads and profit means the Maintenance Contractors costs
associated with head office administration proportioned to each building maintenance contract plus
the Maintenance Contractors return on capital investment.
Maintenance contractors management and administration are items which cannot be
allocated to a specific element, sub-element or component. Maintenance Contractors management
and administration include the Maintenance Contractors costs associated with management and
staff, site establishment, temporary services, security, safety and environmental protection, control
and protection, common used plant and equipment, relevant temporary works, the maintenance of
site records, completion and post-completion requirements, waste disposal, fees and charges, sites
services and insurances, bonds, guarantees and warranties. Maintenance Contractors management
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MAINTENANCE WORKS
and administration exclude costs associated with subcontractors or work package contractors
management and administration costs.
Maintenance costs total of necessarily incurred labour, material and other related costs incurred
to retain a building or its part in a state in which it can perform its required functions.
Maintenance programme means a time based plan allocating specific maintenance tasks of an
item.
Management and administration means items which can not be allocated to a specific element,
sub element or component. Maintenance contractors management and administration include the
costs associated with management and staffing, site accommodation, temporary services, security,
safety and environmental protection, control and use of mechanical plant and equipment, and
keeping site records and running a computer maintenance management systems and interfaces with
other computer aided facilities management (CAFM) systems and finance systems as applicable.
Maintenance contractors management and administration exclude costs associated with
subcontractors management and administration, which are to be included in unit rates or sums
applied to the subcontracted works.
Maximum repair cost liability TO DO DEFINITION The term of contract is for a period of 1 to 5
years or more and the price includes one off repairs up to a specified maximum cost per repair.
Minor replacement, repairs and maintenance cost cost of scheduled replacement,
maintenance and minor repairs to components or parts together with associated making good and
minor redecorations
Net internal area (NIA) is the usable area within a building measured to the internal face of the
perimeter walls at each floor level
Net present value (NPV) is the aggregated sum of the future income and expenditure discounted
back to a common base date, usually the present day, at a given compound interest rate. Where
only costs are included, this can be termed net present cost (NPC)
Normal working hours means working hours 8.30 to 5.30 Monday to Friday (excluding statutory
holidays)
Out of hours working means working outside of normal working hours, and includes a uplift to
rates for the extra hours worked Monday to Friday and additional time at weekend and bank
holidays. Premium rates uplifts to be stated as a multiplier of normal working hour rates (i.e. 1.5)
Occupancy cost means the cost, relating to the occupation of the building, incurred by the
occupant such as rent, taxes, insurances on buildings and contents, depreciation and amortization
expenses (refer to detailed list included in appendix C)
OGC Gateway Process is a process that examines programmes and projects at key decision
points in their lifecycle. It looks ahead to provide assurance that the Employer can progress to the
next stage. Project reviews are carried under OGC Gateway reviews 1 to 5.Typically a project will
undergo three reviews before a commitment to invest, and two looking at service implementation
and confirmation of the operational benefits. The process is best practice in central civil government,
the health sector, local government and the defence sector. The emphasis of the OGC Gateway
Process is to examine the business case, which requires an assessment of the total development
cost of the building project.
OGC Gateways (or OGC Gateway) are key decision points within the OGC Gateway Process.
Off-site maintenance means maintenance performed at a location different from where the item
is used
Optimisation - means the least costs that provide the maximum benefit from an asset over the life
cycle period defined and with respect to specified criteria.
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Other maintenance related costs means cost that is not necessarily directly associated with the
cost of maintaining the building or constructed assets, but form part of the total cost of the
maintenance to the Employer.
Out of hours working (or out of normal hours working) means working outside of normal
working hours, and includes a uplift to rates for the extra hours worked Monday to Friday and
additional time at weekend and bank holidays. Premium rates uplifts to be stated as a multiplier of
normal working hour rates (i.e. 1.5)
Overheads and profit See definition for Maintenance Contractors overheads and profit.
Period of analysis means the period of time over which life cycle costs or maintenance, or whole
life cycle building and maintenance costs are analysed (if as pre-agreed in the scope)
Planned (or scheduled) maintenance means the maintenance organised and carried out with
forethought, control and the use of records to a predetermined plan.
Note. Planned preventative maintenance is always part of planned maintenance, whereas corrective
maintenance may or may not be.
Post tender estimate means a cost estimate carried out after the evaluation of tenders to
corroborate the funds required by the Employer to complete the building maintenance contract.
Pre-tender estimate means a cost estimate prepared immediately before calling tenders for
servicing and maintenance and life cycle replacement works.
Preventative maintenance means the planned and controlled programme of maintenance and
inspection carried out at predetermined intervals or corresponding to prescribed criteria and
intended to reduce the probability of failure or degradation of the functioning of an item. For
example, inspections, adjustment, cleaning, lubrication and or selective parts replacement of
components (e.g. filters) and minor repairs, as well as performance testing and analysis intended to
maximise the reliability, performance and life cycle of building systems, equipment etc. Preventative
maintenance consists of many check point activities on items, which if disabled, may interfere with
an essential installation operation, endanger life or property, or involve high cost or long lead time for
replacement.
Price stability means boundary between inflation and deflation.
Proactive maintenance means maintenance work that is undertaken to avoid failures or to
indentify defects that could lead to failure (failure finding). They are the tasks to eliminate the root
cause of the failure and include routine preventive and predictive maintenance activities and work
tasks identified from them. This can include plant tours, targeted inspections and monitoring tasks
Reliability centred maintenance (RCM) means a process used to determine what must be done
to ensure that any physical asset continues to do what its users want it to do in its present operating
context.
Reference service life service life which is expected under a particular set i.e. a reference set, of
in use conditions and which might form the basis of estimating the service life under other in use
conditions.
Remaining life means the period of time during which a building or component may reasonably
be expected to continue to fulfil its present function provided it is given normal routine maintenance.
Remaining life is the future expected life of an asset at a given point in time.
Repair means work that is performed to return equipment to service after failure, or to make its
operation more efficient. The restoration of an asset or a component thereof to such a condition that
it may be effectively utilised for its designed purpose by overhaul, reprocessing, or replacement of
constituent parts or materials that have deteriorated by action of the elements or usage and have not
been corrected by maintenance.
Residual service life is the remaining service life to an asset at the end of the period of analysis.
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Residual risk (or retained risk) means the risks retained by the Employer.
RIBA Outline Plan of Work summarises the deliverables required under each RIBA Work Stage.
RIBA Plan of Work is a model procedure dealing with basic steps in decision making for a
medium-sized building project. The RIBA Plan of Work sets out a logical structure for building
projects, starting with the brief and ending with post-occupancy evaluation. The procedures identify
the responsibilities of the design team at each stage of the design and contract administration
process. Each step is referred to as a RIBA Work Stage. The full title of the RIBA Plan of Work is
The Architects Plan of Work, published by RIBA, but it is commonly known and referred to as the
RIBA Plan of Work in the building construction industry.
RIBA Work Stage means the stage into which the process of designing building projects and
administering building contracts may be divided. Some variations of the RIBA Work Stages apply for
design and build procurement.
Risk is likelihood of an event or failure occurring and the consequences or impact of that event
failure. Uncertainty is the lack of certainty, deterministic values for the variable outputs in a life cycle
costing analysis of an asset.
Risk allowance means the amount added to the base cost estimate for items that can not be
precisely predicted to arrive at the cost limit.
Risk register (or risk log) means a schedule of identified risks.
Risk value means an estimate of the cost of individual risks.
Scheduled maintenance means the preventative maintenance carried out in accordance with
predetermined intervals, number of operations, hours run etc. Note in certain instances, used for
time read operating hours, distance travelled etc, as appropriate.
Site area means the total area of the site within the title boundaries (or the total area within the
site title boundaries defined by the employer as the site for the building or facilities), measured on a
horizontal plane, excluding the area of the building footprint. Excludes any area used temporarily for
building works that do not form part of the delivered programme of maintenance.
Subcontractor means a Contractor employed by the Maintenance Contractor to undertake
specific work within the building project; also known as specialist, works, trade, work package, and
labour only contractors.
Subcontractors management and administration are the management and administration that
relate specifically to maintenance and replacement works carried out by subcontractors. Costs
associated with subcontractors management and administration to be included in the unit rates to
sub elements, components and individual assigned maintenance task schedules.
Sub-element means the part of an element. Similar to elements, a separate cost target can be
established for each sub element.
Sunk cost is the cost of goods and services already incurred and/or irrevocably committed.
Time value of money is the measurement of the difference between future monies and the
present day value of monies.
Time-related charge is for work the cost of which is to be considered dependent on duration.
Tender inflation means the allowance included in the order of estimate of cost plan for
fluctuations in the basic prices of labour, plant, equipment and materials during the period from the
estimate base to the date of tender return.
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Treasury discount rate the rate specified as the discount rate by the UK Government Treasury to
be used as the discount rate for public sector whole life costing calculations. (see also definition for
discount rate and discount factor)
TUPE Regulations means the Transfer of Undertakings (Protection of Employment). These
regulations protects employees' terms and conditions of employment when a business is transferred
from one owner to another
Uncertainty means the lack of certainty, deterministic values for the variable inputs used in a life
cycle costing of maintenance analysis study. See definition of risk.
Unit rate(s) means the monetary rate applied to an element, sub element, or component per unit
of measurement (e.g. cost per m, cost per m2 and cost per m3). The term also includes cost.m2 of
GIFA, or cost/m2 per annum and cost per functional unit (or functional unit cost)
Unplanned (or unscheduled) maintenance means reactive and non emergency work activities
that occur in the current annual program (i.e. maintenance carried out to no predetermined plan).
Activities may range from unplanned/ unscheduled maintenance of a nuisance nature requiring low
levels of skill for correction, to non emergency tasks involving a moderate to major repair or
correction requiring skilled labour. (see also immediate maintenance definition)
Utilities cost cost of different fuels, water and drainage charges identified separately and reported
on an annual basis, including in the net utilities cost any income generated from selling energy back
to the national grid, or generated for other usages.
What if analysis process of changing the value of variables in calculations in order to explore the
various options for funding v available budgets and specific outcome results
Whole life cost all significant and relevant initial and future costs and benefits of a building facility
or an asset, throughout its life cycle, while fulfilling the performance requirements.
Whole life costing is a methodology for systematic economic evaluation consideration used to
establish the total cost of ownership, or the whole life costing an option appraisals. It is a structured
approach that addresses all costs in connection with a building or facility (including construction,
maintenance, renewals, operation, occupancy, environmental and end of life) and can be used to
produce expenditure profiles of a building or facility over its anticipated life span, or defined period of
analysis.
Works cost estimate means the combined total estimated cost of the maintenance works
estimate, the maintenance contractors management and administration and overheads and profit
prepared using prices current at the time the estimate is prepared (or updated). The works cost
estimate contains no allowance for other project specific / employer definable costs, or risk
allowances and inflation allowances and taxation.
Work order means a written or automated instruction detailing the work to be carried out and the
methods to be used.
Work package contractor means a specialist contractor who undertakes particular identifiable
aspect of maintenance or replacement work; e.g. maintenance of non specialist mechanical and
electrical engineering services; maintenance of specialist installations such as building management
systems, fuel installations etc; maintenance of building fabric, structure, finishes and fittings,
furnishings and equipment; landscaping management and grounds maintenance works or labour
only. Depending on the contract strategy, works contractors can be employed directly by the
Employer, or by the Maintenance Contractor.
Works package contractors management and administration are management and
administration costs that relate specifically to work which is to be carried out by a works package
contractor.
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Part 2 describes the measurement rules for order of cost estimating for maintenance works;
explains the purpose and methods used and information required to do an order of estimate;
defines its key constituents; explains how to prepare an order of cost estimate using the floor
area method and functional unit method; provides measurement rules for annualised
maintenance and forecasting life cycle repairs and replacements, during the initial phases of
a construction project and post practical completion (in use); together with the measurement
rules for dealing with Maintenance Contractors management and administration, overheads
and profit, other project specific costs/ consultant fees, employer definable maintenance
related costs, risks, inflation plus present value, discounting and taxation and other
incentives and considerations. Guidance is also provided on rules on cost reporting of order
of estimates, including the analysis and benchmarking of the maintenance works cost.
Order of cost estimates for capital building works are produced as an intrinsic part of RIBA
Work Stages A: Appraisal and B: Design Brief, or OGC Gateways 1 (Business Justification)
and 2 (Delivery Strategy). Likewise, initial order of cost estimates for maintenance works,
repairs and replacement works over the life of the building, should be prepared at the same
time to predict the likely cost of such works over the life of the building, asset or
establishment. This also permits different development and/or design options to be
compared at an early stage in the design development process. Following the decision to
build by the employer, the order of cost estimate can be used to set the budgetary
parameters for future maintenance, repair and replacement costs, which are to be treated
as cost targets and refined as the design is developed (i.e. used to inform the employers
Forward Maintenance Plan/Programme (FMP), as well as for the employers building
management team to formulate a business case for funding the FMP). Consequently, the
requirements of RIBA Work Stages A and B, as described in the RIBA Outline Plan of Work,
are equally applicable to capital works and maintenance works:
(a)
(b)
Project stages from the RIBA Outline Plan of Work 2007, copyright Royal Institute of
British Architects, are reproduced here with the permission of the RIBA.
2.2.2
Order of cost estimates consider the likely costs in connection with maintaining and replacing
building components or assets from the point of practical completion of the building (i.e.
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readiness for service) to the end of the buildings life (e.g. demolition, major rehabilitation
mothballing) or the defined period of analysis of the building or asset to ascertain if the
proposed maintenance, repair and replacement programme is affordable and, if affordable,
to establish a realistic cost limit for the future maintenance and repair work. The cost
limit is the maximum expenditure that the employer is prepared to make in relation to the
maintenance of the completed building, which will be managed by the project team (i.e.
authorised budget). Together, the order of cost estimate for capital works and the order of
cost estimates for maintenance works, repairs and replacement works give the life cycle
costs of a building, asset and/or an establishment.
2.2.3
Order of cost estimates are commonly presented in the form of an initial life cycle cost plan
(LCCP). The constituents of an integrated LCCP are illustrated in the worked example (i.e.
combining the construct, maintain and renewal cost plans) in Appendix F1 of these rules.
The LCCPs for capital building works and maintenance works costs may be used by the
employer to inform a wider investment appraisal (or whole life cost plan), in which other
costs will be considered (e.g. operations, occupancy, environmental, end of life costs and
other relevant not construction costs and/or incomes and externalities, as agreed in scope).
2.2.4
The calculation of an order of cost estimate for a building project generally involves the
appraisal of options, each option having different capital and future maintenance, repairs and
replacement costs. To determine the future cost of annualised maintenance and the periodic
repairs and replacement (renewal) works, it is necessary to consider:
(1)
The building or facility life (or period of analysis, as agreed in the brief)
(2)
The discount rate (which expressed simply, is the difference between the interest
rate and inflation rate and is used to convert future payments to present values)
(3)
The cost and frequency of future payments (at the elemental or total building level
as appropriate)
(4)
2.3.2
For the purposes of an order of cost estimate, the costs of annualised maintenance and
periodic repairs and replacement (renewal) works must be considered over a period of time
(i.e. the life cycle of the building or facility). Therefore, an essential element of an order of
cost estimate is defining the life cycle period to be adopted. An assessment must therefore
be made of the life of the investment the building life.
2.3.3
For the purpose of order of cost estimates, the building life of the whole building is
considered. This is because, at this very early stage of design development,
extremely limited or no information will be known about the components and subcomponents that will form the building structure, fabric, finishes and services. As
the design is developed, more design information will become available (together
with details of products, plant and equipment to be incorporated) on which more
detailed life assumptions can be made. This will help inform the cost planning
process (see item 3.8; Measurement rules for elemental method of cost planning)
(2)
Typically the relevant building life will be the period over which the employer, for
whom the estimate is being prepared, will be expected to hold an interest in the
building or facility, and would take into account the residual value.
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(3)
At the end of the life of a building or facility there will be one of two situations.
Either the building or facility will have reached the end of its life, with no alternative
use, or the building or facility will have reached the end of the life for its planned
purpose, but does have an alternative use. In either situation the residual value of
the building or facility (and/or the land) may be significant and will need to be
carefully assessed as it might well have a substantial effect on life cycle costing
calculations. Residual values will be of particular significance if the time horizon
used for the life cycle costing calculations is relatively short. Consequently,
residual values can be a very significant factor in determining the optimum life
cycle cost options
(4)
(5)
Building or facility life will also be influenced by obsolescence, the causes of which
are as summarised in Table 2.1:
Type of
obsolescence
Definition of types of
obsolescence
Examples of factors
leading to
obsolescence
Physical
Deterioration of
external brick walls
affecting their
structural stability.
Economic
Deterioration of
structural steel frame
affecting structural
stability of the
building.
Churches converted
to restaurants, retail
units and residential
dwellings.
Cinemas converted
into bingo halls.
Railway stations
converted into
residential dwellings.
Bus depots
converted into
industrial, retail and
residential dwellings.
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Technological
Prestige offices
unable to
accommodate
introduction of high
level of computing
facilities.
Storage warehouse
unable to
accommodate
introduction of
robotics for goods
handling.
2.3.4
(6)
Every building and facility has a predicted length of life at the end of which a
physical collapse is possible. However most buildings and facilities never reach
that point and are demolished or replaced beforehand, generally due to economic
obsolescence.
(7)
Buildings usually end their life before the end of their physical life. The most
common reasons for buildings becoming obsolete are normally economic and
functional considerations. Buildings and facilities designed for a specialised use,
with little or no flexibility for changing their use, are therefore likely to have shorter
lives than buildings and facilities offering flexibility for change of function of the
building or facility.
(8)
(9)
(3)
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decision on a discount rate for a building project, some judgement will need to be
made about the degree of risk return (interest) and the likely levels of future
interest.
(4)
Interest rates are particular to the employer and the degree of risk. It is essential,
therefore, to involve the employer (and his accountant if appropriate) in the
process and reach agreement on the discount rate to be used.
(5)
There are diversities of views about future levels of inflation and interest rates.
Some forecasters might take the view that a different categories of inflation, these
differences should be taken into account in setting discount rates. These involve
establishing the discount rate to be used. In making the decision on a discount
rate for a building project, some judgement will need to be made about the degree
of risk return (interest) and the likely levels of future interest. These diversities of
views before the fact make it difficult to recommend any firm guidelines for
quantity surveyors/cost managers to adopt for selecting discount rates.
(6)
(7)
2.3.5
2.3.6
use a rate which implies inflation of future costs and values (in this case
future costs and values will be costed at todays prices).
use a rate which requires an explicit treatment of inflation in relation to
future costs and values (in this case future costs and values will be costed
at todays prices and adjusted by a factor to reflect future inflation)..
(8)
It is suggested that it is easier to deal with the former approach where future costs
and values are assessed at current prices (i.e. present value).
(9)
Costs are generally dealt with using current prices (using the discount rate to allow
for inflation), with assumptions made regarding when payments will occur in the
future. Again, due to the very early stage of design development, the quantity
surveyor/cost manager will need to estimate costs based on assumptions about
future events. Such assumptions must be clearly stated. Indeed, any additional
advantage of life cycle costing for maintenance and replacement works is that they
require design, maintenance and replacement assumptions to be stated explicitly
rather than implied.
(2)
Although current costs can be used, it is important that future cost assessment of
maintenance and replacement works reflect any expected divergence of a specific
cost from the level of inflation allowed in the discount rate. For example, it would
be unwise to assume that market conditions will remain unchanged for any
extended period when tender levels for maintenance and replacement works are
very depressed. Consequently, some allowance should be made to adjust current
prices and rates for maintenance and replacement works to more normal market
conditions when estimating the cost of future maintenance and replacement works.
(3)
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Y1
Y2
Y3
Yn
Y1
Y2
Y3
...
Yn
Y1
Y2
Y3
...
Yn
Y1
Y2
Y3
...
Yn
Maintenance contractors
management(4)and administration costs
estimate for
Y1
Y2
Y3
...
Yn
Y1
Y2
Y3
...
Yn
Y1
Y2
Y3
...
Yn
Y1
Y2
Y3
...
Yn
Y1
Y2
Y3
...
Yn
Y1
Y2
Y3
...
Yn
Y1
Y2
Y3
...
Yn
Y1
Y2
Y3
...
Yn
Y1
Y2
Y3
...
Yn
Y1
Y2
Y3
...
Yn
Y1
Y2
Y3
...
Yn
Y1
Y2
Y3
...
Yn
Y1
Y2
Y3
...
Yn
Y1
Y2
Y3
...
Yn
Y1
Y2
Y3
...
Yn
Y1
Y2
Y3
...
Yn
Y1
Y2
Y3
...
Yn
If required
Discount Factor (DF) (17)
DF1
DF2
DF3
...
DFn
Y1
Y2
Y3
...
Yn
Y1
Y2
Y3
...
Yn
Sub-total
Sub-total
(3)
(5)
(2)
(10)
(11)
(1)
(15a)
(15b)
(15c)
(15d)
(18)
[(18) = (16) x
(12)
(13)
Reference/Notes
(20)
Yk
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Notes:
Y1 = Year 1 costs
Y2 = Year 2 costs
Y3 = Year 3 costs
Yn = Final year costs in which either maintenance or replacement works are to be
undertaken
DF1 = Year 1 discount factor
DF2 = Year 2 discount factor
DF3 = Year 3 discount factor
DFn = Discount factor for final year in which either maintenance or replacement works are to
be undertaken
2.4.2
Order of works estimates are normally calculated using the floor area method or functional
unit method, and the cost estimates expressed as cost/m2 of GIFA, per annum
2.4.3
The base maintenance order of cost estimate is the total for the maintenance and life cycle
repairs and replacement (renewals) works, plus maintenance contractors preliminaries and
overheads and profit. This contains no allowances for risks; other employer definable works.
2.4.4
Allowances for non measurable works such as risks, inflation and commercial / other
considerations are to be costed separately and added to the base maintenance works order
of cost estimates to determine the maintenance cost limit for the project specific period of
analysis, as agreed in the study scope.
2.4.5
To enable the preparation of an order of estimate, information will be required, as defined in:
Clause 3.13 - Information requirements for cost estimating/ planning annual maintenance
Clause 3.17 -Information requirements for service life planning of life cycle renewals work
Note - Information required for undertaking an elemental and/or asset specific cost plans
also refer to the minimum information requirement list in included in Appendix E1 and E2.
Unit rates used are to be current at the time the order of cost estimate is produced. That is,
they must exclude any allowances for future inflation and/or deflation (refer to clause 2.12
(Measurement rules for inflation).
2.5.2
Unit rates applied to measured quantities are to be applicable to the method of measurement
used (i.e. rates based on cost/m of GIFA to be used for measured quantities determined
using the floor area method, a cost per functional unit for measured quantities calculated
using the functional unit method (as item 2.6) and for appropriate element unit rates (EURs)
where measured quantities are derived using the elemental method as item 3.7 in Part 3).
2.5.3
Both unit rates (i.e. cost/m of GIFA or cost per functional unit (or functional unit cost)) and
element unit rates (EURs) used to estimate the total cost of maintain and renewal works are
to include the cost of all materials, labour and plant that are specifically required to maintain
and renew the building or element.
2.5.4
Unit rates and EURs are also to include allowances for any subcontractors or suppliers
design fees, subcontractors preliminaries and subcontractors overheads and profit.
2.5.5
Unit rates and EURs are to exclude allowances for maintenance contractors operating costs,
maintenance contractors overheads and profit and other allowances, such as consultants
fees, other related costs, risk allowances and inflation.
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For the purpose of developing order of cost estimates, costs in connection with
maintenance works, repairs and replacement works are to be initially ascertained under two
separate cost categories as follows:
(1)
Annual maintenance costs, which are divided into the following sub-categories:
(a)
Preventative costs annualised maintenance programme such as
preventative maintenance work, includes minor repairs and replacement
items (e.g. consumables such as filters, belts etc)
(b)
Reactive costs annualised unscheduled of responsive maintenance,
included minor repairs and replacement items (within set level of costs)
(c)
Proactive maintenance such as planned inspection of buildings,
audits, testing / monitoring regimes and specific management procedures
(2)
Forward maintenance costs, which are divided into the following sub-categories:
(a)
Forecast maintenance plans includes cyclical maintenance works
(e.g. redecoration and scheduled major repairs and replacement works).
(b)
Unscheduled repair costs e.g. emergency and corrective maintenance
(c)
Unscheduled replacement costs .emergency/corrective maintenance
2.6.2
A more detailed breakdown of estimated costs will evolve through cost planning as the
design of the building is developed. The rules for the cost planning of maintenance, repairs
and replacement works are at Part 3 (Cost planning of maintenance works) of these rules.
2.6.3
Quantities for the annualised maintenance work (maintain) and the forward maintenance
scheduled forecasts and the unscheduled repairs and replacement works (renewals), shall
each be determined by measuring the total GIFA of the building or buildings (using the floor
area method) or by projecting the number of functional units (using the functional unit
method). In certain circumstances, a combination of both floor area methods and functional
unit methods may need to be employed.
(1)
The total gross internal floor area (GIFA) of the building or buildings is
measured and multiplied by an appropriate cost/m of GIFA.
(i)
(ii)
(iii)
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C3 = a x r3
where:
a = GIFA
r3 = cost/m of GIFA for replacement works
(forecast/unscheduled)
c3 = replacement works estimate (i.e. total estimated cost of
replacement works)
(2)
(b)
(c)
Where measurement is for more than one building, the measurement for
each building is to be shown separately.
(d)
Where a single building comprises more than one user function (e.g.
residential, retail and offices), then the GIFA of each function is to be
calculated and quantified separately. The sum total of the GIFA for each
separate function is to be equal to the GIFA for the whole building. For the
purpose of establishing the GIFA of each separate building function, the
centre line of the party wall shall be used to delineate the functions.
(e)
Where the external works are to be measured separately, the site area
(SA) is to be measured. The SA is the total area of the site within the site
title boundaries (or the total area within the site title boundaries defined by
the employer as the site for the building), excluding the footprint of the new
building(s), measured on a horizontal plane.
(f)
Unit rates (i.e. cost/m of GIFA) used are to be current at the time the order of
cost estimate
(g)
(h)
(i)
Based on the cost estimates prepared for each year of the buildings or
facilities life cycle, an initial Life Cycle Cost Plan can be prepared. A Life
Cycle Cost Plan is sometimes referred to as a Discounted Cash Flow
(DCF).
(b)
A suitable functional unit of use for the building is to be selected. The total
number of functional units is determined and multiplied by an appropriate
cost per functional unit (or functional unit cost).The equation for calculating
the total estimated cost of annualised maintenance and the periodic repairs
or replacement works (renewals), is therefore:
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c=axr
where:
a = number of functional units
r = cost per functional unit (or functional unit cost)
c = maintenance, repairs and replacement works estimate (i.e.
total estimated cost of maintenance, repairs and replacement
works)
(c)
Where measurement for the functional unit is to be net internal area, the net
internal area (NIA) is to be measured in accordance with the Core definition:
net internal area (NIA) of the RICS Code of Measuring Practice, which is
reproduced in Appendix A2 of these rules.
(d)
(e)
(f)
(g)
Unit rates (i.e. cost/m of GIFA) used are to be current at the time the order of
cost estimate
(h)
(i)
(j)
Based on the cost estimates prepared for each year of the buildings or
facilities life cycle, an initial Life Cycle Cost Plan can be prepared. A Life
Cycle Cost Plan is sometimes referred to as a Discounted Cash Flow
(DCF).
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2.7.2
2.7.3
If known during the early stages, costs relating to known site constraints (e.g. access, special
security or operational conditions, sequencing of works, or other employer or site specific non
standard requirements) are to be assessed and identified separately.
2.7.4
Allowances for sub contractors and suppliers management and administration design fees
and risk allowances and overheads and profit are to be incorporated in the cost/m2 of GIFA,
cost per functional unit (or functional unit cost); or element unit rates (EURs) if used to
estimate the cost of maintenance works (i.e. to calculate the maintenance works estimate).
2.7.5
A list of typical items found within maintenance contractors management and administration
costs is provided as Part 4 table 9 and has been broadly summarised below:
2.7.6
Employers requirements:
o Site accommodation may not be charged to the contractor (but part of client
costs)
o Site records
o Completion requirements
For the most part, management and administration are the cost of administering a
maintenance contract and providing plant, site staff, facilities, and site based services and
other items not included in the rates for measured works. For the avoidance of doubt, or
double accounting, specifically state what is included or excluded, or by others (i.e. employer
costed items) in the maintenance contractors management and administration.
When preparing a cost estimate for maintenance contractors overheads and profit, can be
either combined as a single cost centre or treated as two separate cost centres (i.e. one
being maintenance contractors overheads and the other maintenance contractors profit).
Maintenance contractors overheads and profit are to be based on a percentage addition. The
estimated cost of any maintenance contractors overheads and profits is to be calculated by
applying the selected percentage addition for overheads and profit to the combined total cost
of the maintenance works estimate (maintain and renewals) and the maintenance
contractors management and administration estimate.
2.8.2
The percentage addition to be applied for maintenance contractors overheads and profit is to
be derived from a properly considered assessment of maintenance contractors overheads
and profit found from previous projects or as submitted with a competitive tender for the
maintenance works.
2.8.3
It is recommended that the allowance for maintenance contractors overheads and profit be
treated as a separate cost target.
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Consultants fees and specialist works are the costs associated with the maintenance works.
A typical list of consultants fees and specialist works costs is provided at Part 4: Tabulated
rules of measurement for cost planning (Group element 11: Consultants fees and Specialist
works costs). This list is not meant to be definitive or exhaustive, but is simply a guide.
2.9.2
Consultants fees and specialist work costs are to be included in order of cost estimates
unless specifically excluded at the request of the employer.
2.9.3
It is recommended that a single allowance be made for consultants fees and specialist works
costs, including stating the specific purpose as applicable to the maintenance works in scope.
2.9.4
For the purpose of order of cost estimates, it is recommended that consultants fees be based
on a percentage addition consultants fees are to be calculated by applying the selected
percentage addition for consultants fees to the Annual Maintenance/Replacement Works
Estimate. The equation for calculating consultants fees and specialist works is therefore:
c
= (a + b) x p
a
b
p
c
=
=
=
=
Where:
2.9.5
The consultants fees and specialist works cost estimate is added to the Annual Maintenance
(maintain) Works and Forward Renewal Works Estimates.
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(b)
(c)
(d)
(e)
Risk avoidance: where risks have such serious consequences on the project
outcome that they are totally unacceptable. Risk avoidance measures might include a
review of the employers brief and a reappraisal of the project, perhaps leading to an
alternative design solution, or its cancellation.
Risk reduction: where the level of risk is unacceptable. Typical action to reduce risk
can take the form of:
(i)
Redesign: combined with improved value engineering.
(ii)
More detailed design and related maintenance considerations, or site
investigations: to improve the information on which cost estimates and
programmes are based.
(iii)
Different materials or engineering services: to avoid new technology or
unproven systems and in order to assess the level of potential obsolescence.
(iv)
Different approaches to maintenance and renewal works: to avoid inherently
risky maintenance techniques.
(v)
Changing the contract strategy: to allocate risk between the contracting
parties in a different way.
Risk transfer: where accepting the risk would not give the employer best value for
money. The object of transferring risk is to pass the responsibility to another party
able to better control the risk. Whenever risk is transferred there is usually a premium
to be paid (i.e. the receiving partys valuation of the cost of the risk). To be
worthwhile, risk transfer should give better overall value for money to the employer
(the total cost of the risk to the employer is reduced by more than the cost of the risk
premium). Risk transfer measures include taking out insurance cover where
appropriate.
Risk sharing: occurs when risk is not entirely transferred and the employer retains
some element of risk.
Risk retention: risks retained by the employer that are not necessarily controllable.
This remaining risk is called the residual risk exposure.
2.11.3 Considering the limited information about the building projects maintenance requirement, the
risk allowance at the RIBA Preparation Work Stage (i.e. A: Appraisal and B: Design Brief) and
the OGC Business Justification and Delivery Strategy Gateways can be a significant
percentage of the total estimated cost; whereas, after completion (when all accounts are
settled) the requirement for a risk allowance will be zero. Proper risk identification,
assessment, monitoring and control are therefore a prerequisite of realistic cost estimates
and of minimising the consequential costs arising from the employers residual risk exposure.
2.11.4 It is recommended that risk allowances are not a standard percentage, but a properly
considered assessment of the risk, taking into account the completeness of the design and
other uncertainties such as the amount of site investigation done.
2.11.5 It is recommended that separate allowances be made for each of the following:
(a)
(b)
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(c)
Employer change risks an allowance for use during both the design process and
the construction process to provide for the risks of employer driven changes (e.g.
changes in scope of works or brief, changes in maintenance levels; changes in time).
(d)
Employer other risks an allowance for other employer risks (e.g. unconventional
contracts and or tender action, supplementary conditions of contract, and special
contract arrangements).
2.11.6 Lists of typical risks for each category of risk are at Part 4: Tabulated rules of measurement
for elemental cost planning (group element 14: Risk allowances).These lists are not meant to
be definitive or exhaustive, but are simply a guide.
2.11.7 Risk allowances are to be included in the order of cost estimates. Even at the RIBA
Preparation Work Stage and the OGC Business Justification and Delivery Strategy
Gateways, it is recommended that the size of the initial risk allowance is based on the results
of a formal risk analysis. If the risk characteristics are not acceptable to the employer, it is
advisable that the risk allowance is not determined until management action has been taken
to review the employers risk exposure and to identify suitable risk responses that will
reduce this exposure to an acceptable level. It is recommended that a revised risk
analysis is undertaken to determine the most likely out-turn cost and the risk allowance.
2.11.8 Throughout the RIBA Preparation Work Stage and the OGC Business Justification and
Delivery Strategy Gateways of a building project, it is advisable that effort is concentrated
upon the main sources of risk. It may be beneficial, even at this stage of the project, to
prepare a maintenance-specific risk register incorporating the major risks identified and a risk
management strategy. It is recommended that risks are not excluded without due
consideration. Take care not to allow the natural optimism which surrounds the early stages
of a building project to influence the realism of judgments which are to be made.
2.11.9 The risks, which can influence the cost of maintenance, repairs and replacement works,
change as the building project progresses through the subsequent RIBA Work Stages. It is
recommended that risk registers and risk estimates are reassessed at regular intervals
throughout the various formal stages of cost planning which follow once the cost limit has
been authorised by the employer.
2.11.10 For the purpose of order of cost estimates, risk allowances for design development risks,
unplanned/unscheduled maintenance risks and employers risks based on the application of
percentage additions are to be calculated by multiplying the base cost estimate by the
selected percentage additions. The equation for calculating the risk allowances for design
development risk, construction risk and employers risk are therefore:
for design development impact on associated maintenance risks: R1 = a x p1
for unplanned/unscheduled maintenance risks: R2 = a x p2
for employer change risks: R3 = a x p3
for employer other risks: R4 = a x p4
where:
a
p1
p2
p3
p4
R1
=
=
=
=
=
=
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MAINTENANCE WORKS
2.11.11 The equation for calculating the total risk allowance estimate is therefore:
RA = R1 + R2 + R3 + R4
where:
R1
R2
R3
R4
RA
=
=
=
=
=
2.11.12 The risk allowance estimate is added to the base cost estimate. This gives the proposed cost
limit (excluding inflation). The equation for calculating the cost limit (excluding
inflation/deflation) is therefore:
CL = a + b
where:
a = base cost estimate
b = risk allowances estimate
CL = cost limit (excluding inflation/deflation)
2.12.3 For the purpose of order of cost estimates, the period used to ascertain the effects of inflation
are as follows:
(a)
(b)
Tender inflation: the period from the estimate base date to the date of tender return.
Construction inflation: the period from the date of tender return to the date of
completion of the building project (e.g. the date of practical completion and handover
for use).
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Inflation during the period of the study will be covered by the discount rate in Net Present
Value and discounting factor calculation.
2.12.7 The amount of tender inflation is ascertained by applying a single percentage rate for tender
inflation to the cost limit (excluding inflation). The addition of tender inflation gives the
projected cost limit (excluding construction inflation) for the building project. The equation for
calculating the amount of tender inflation is therefore:
t
= CL x p
where:
CL = cost limit (excluding inflation)
p = percentage for tender inflation
t
= tender inflation estimate
The percentage for tender inflation (p) can be computed using published indices (i.e.
maintenance price indices, tender price indices (TPI), building cost indices or retail price
indices (RPI)). Alternatively, the percentage addition can be derived from in-house sources of
indices.
2.12.8 The tender inflation estimate is added to the cost limit (excluding inflation). This gives the
proposed cost limit (excluding construction inflation). The equation for calculating the cost
limit (excluding construction inflation) is therefore:
CL2
CL1 + t
where:
CL1 = cost limit (excluding inflation)
CL2 = cost limit (excluding construction inflation)
t
= tender inflation estimate
2.12.9 The amount of construction inflation is ascertained by applying a single percentage rate for
construction inflation to the cost limit (excluding construction inflation). The addition of
construction inflation gives the projected cost limit (including inflation) for the building project.
The equation for calculating the amount of construction inflation is therefore:
c
= CL x p
where:
CL = cost limit (excluding inflation)
p = percentage for construction inflation
c = construction inflation estimate
The percentage for construction inflation (p) can be computed using published indices (i.e.
maintenance price indices, tender price indices (TPI), building cost indices or retail price
indices (RPI)). Alternatively, the percentage addition can be derived from in-house sources of
indices.
2.12.10 The construction inflation estimate is added to the cost limit (excluding inflation). This gives
the proposed cost limit (including inflation). The equation for calculating the cost limit
(including inflation) is therefore:
CL2
CL1 + c
where:
CL1 = cost limit (excluding construction inflation)
CL2 = cost limit (including inflation)
c = construction inflation estimate
Note: Care should be taken to ensure that the rates used to calculate an order of cost
estimate that were derived from cost analyses or benchmark analyses have been adjusted to
reflect prices current at the time the order of cost estimate is prepared (i.e. adjusted to
remove allowances included for construction inflation).
2.12.11 It is recommended that potential cost increases/decreases caused by tendering conditions
and the effects of changes in the market are also considered, such as price
RICS NEW RULES OF MEASUREMENT
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Finance accounting (i.e. asset depreciation/write downs. Not covered by these rules)
Service credits or non performance rebates
Defects and warranty implications
[Note others to be defined during the industry consultation as applicable?]
2.15.2 Service credits or performance rebates maybe applied during the execution of the
maintenance, but are not applicable to be considered for order of cost estimates purposes.
2.15.3 Defects and warranty considerations is outside of the scope covered by these rules.
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2.16.3 To estimate net present value, future benefits and costs must be discounted. Discounting
translates projected cash flows into present value terms using specified discount factors (or
present value factors (PVF)). The equation for calculating discount factors (DF)) for each year
of the building life is therefore:
DF = 1/(1 + r) n
where:
DF = Discount factor
r = Discount rate as a factor of 1
n = Number of years from the date of practical completion or handover of the building
project i.e. from the point at which the in-use phase commenced (i.e. 1, 2, 3 25,
etc.)
project title;
project description;
a statement of cost (including cost limit);
details of the information and specification on which the cost plan was prepared;
a statement of the floor areas;
basis of cost estimates (i.e. assumptions);
estimate base date (i.e. to which inflation has been applied);
estimated costs of and a request for decisions on any alternative proposals (i.e.
summary of option costs); and
inclusions and exclusions (i.e. a clear and unambiguous statement of what is
included in and excluded from the order of cost estimate).
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Part 3 of the rules describes the purpose, methods, content and types of cost plans used for
maintenance works, as well as explaining the rules of measurement for the preparation of
formal cost plans. The formal cost planning stages are also put in context with the RIBA Plan
of Work and the OGC Gateway Process.
3.1.2
The content and application of unit rates to measured quantities to generate the base cost of
the maintenance, repairs and replacement works is also described; together with the method
of dealing with cost allowances for maintenance contractors management and administration
charges, maintenance contractors overheads and profit, project/design team fees, other
maintenance-related costs, consultants fees , risk allowances, inflation, and discounting for
time-value of money, Value Added Tax (VAT) and taxation allowances and other incentives.
3.1.3
In addition, the basic information requirements needed (from the employer and other project /
maintenance team members) by the quantity surveyor/cost manager to complete a cost plan
at each stage are outlined. The essential content of the quantity surveyors/cost managers
cost reports to the employer is also described.
3.1.4
The measurement rules for cost planning can also be used as a basis for measuring
quantities application for asset specific cost planning during the pre and post construction (in
use phases). Also how it can be used in life cycle cost plans and/or whole life cost studies.
3.1.5
In addition, Part 4 of the rules deals with other aspects regarding maintenance cost planning
in use, including asset data assessments, condition surveying and use of factoring methods.
3.1.6
Guidance is also provided rules on cost reporting and maintenance management, including
the analysis and benchmarking of annualised maintenance costs and the forecast periodic
repairs and replacement programmes and unscheduled expenditure.
Maintenance works cost plans, as the cost plans for capital building works, are produced as
an intrinsic part of RIBA Work Stages C: Concept, D: Design Development, E: Technical
Design, F: Production Information and L; Post Practical Completion; or, when the OGC
Gateway Process is used, Gateways 3A (Design Brief and Concept Approval), 3B (Detailed
Design Approval), 3C (Investment decision) and 4 Readiness for Service. The requirements
of RIBA Work Stages C, D, E, F and L, as described in the RIBA Outline Plan of Work, are as
follows:
(a)
(b)
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(c)
OGC Gateway 3B (Detailed Design Approval) can be compared with RIBA Work
Stages D and E.
(d)
OGC Gateway 3B (Detailed Design Approval) can be compared with RIBA Work
Stages D and E.
(e)
RIBA Work Stage L; Post Construction; In Use Phases [Asset Specific Cost Plan]
Note - Preparation of information post practical completion, required for maintenance
contracts.
OGC Gateway 4 (Readiness for service) can be compared with RIBA Work
Stages L.
Project stages from the RIBA Outline Plan of Work 2007, copyright Royal Institute of British
Architects, are reproduced here with the permission of the RIBA.
3.2.2
The main purposes of cost planning during the construction work stages is to:
(a)
(b)
(c)
(d)
(e)
(f)
3.2.3
3.2.4
ensure that employers are provided with value for money in terms of both capital
costs and the maintenance, repairs and replacement costs and other costs in scope
(over the defined life cycle of the building project);
make employers and designers aware of the cost consequences of their desired and
alternative proposals;
provide advice to designers that enable them to arrive at practical, balanced and
optimised designs within budget, based on maintenance plans that are sustainable
and meet the employers requirements in respect of future maintenance costs;
provide advice to maintenance teams to arrive at optimal plans within budget, which
also meet the employers requirements in respect of future maintenance costs;
keep life cycle expenditure within the cost limit approved by the employer; and
provide robust cost information upon which the employer can make informed
decisions.
Maintenance works cost planning is a budget distribution technique that is first implemented
during the design stages of a building project. It involves a critical breakdown of the cost limit
(i.e. the employers authorised budget) for maintenance and repairs/replacement works into
cost targets for each element of the building(s). Cost targets are the recommended
expenditure for each element (e.g. maintenance of roof, internal finishes and services etc).
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MAINTENANCE WORKS
3.2.5
The cost plan that results is a statement of how the project team proposes to distribute the
available maintenance budget among the elements of the building. It provides a frame of
reference from which to develop the design and maintain cost control. It also provides both a
work breakdown structure (WBS) and a cost breakdown structure (CBS) which, by codifying,
can be used to redistribute works in elements to construction works packages for the purpose
of procurement.
3.2.6
Asset specific cost plans can be produced once designed detailing is available, along the
same lines as for cost planning of the capital building works. It is more commonly used post
construction handover, as the basis for setting up the annualised maintenance cost plans and
for establishing the forward repair and replacement programmes of works.
3.2.7
Maintenance asset specific cost plans differs from elemental cost plans in that they can be
derived from a maintenance asset register, or from detailed production information based or
as built final accounted construction cost plans. It is an iterative process, which is performed
annually to reset the annual maximum expenditure that the employer is prepared to make in
relation to the total cost of maintenance.
3.2.8
The main purposes of asset specific cost planning of the maintain and renewal works, is to:
3.2.9
determine the target cost limit for the annualised maintenance and life cycle
repairs/replacement programmes needed to maintain and undertake renewal works
on the applicable in scope assets, to a defined standard, over the period of analysis;
inform setting the annualised maintenance budgets .vs. available funding constraints;
and prioritisation of maintenance expenditure against competing risks, liabilities etc
provide the basis for procuring the maintenance work as a whole or in work packages
provide robust cost information upon which the employer can to make informed
decisions (e.g. whether to refurbish or disinvest in an asset or part thereof);
inform what asset investment are funded, or not funded and then track and
monitoring the expenditure of sanctioned works, including revising life cycle cost plan
ensure the employer is provided with best value for money from maintenance spend.
There are a number of formal cost planning stages, which are comparable with the RIBA
Design and Pre-Construction Work Stages and OGC Gateways 3A (Design Brief and
Concept Approval) and 3B (Detailed Design Approval) for a building project.
3.3.2
For most building projects, formal life cycle cost plans are be completed, and submitted to the
employer for approval, for each of the following RIBA Work Stages or OGC Gateways:
Formal Cost Plan
C: Concept
D: Design Development
F: Production Information
K: Construction to Practical Completion
L: Post Practical Completion
OGC Gateway
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3.3.3
Formal Cost Plan 1 is prepared at a point where the scope of work is fully defined and key
criteria are specified, but no detailed design development or maintenance planning will have
commenced.
3.3.4
Formal Cost Plans 2 and 3 does not involve the preparation of a completely new cost plan; it
is a progression of Formal Cost Plan 1, which is developed through the cost checking of the
maintenance and renewal costs applicable to the buildings elements and components and
cost targets, as more design information and further information about the elements and
components becomes available.
Note. Formal Cost Plan 1 will provide the frame of reference for Formal Cost Plan 2.
Likewise, Formal Cost Plan 2 will provide the frame of reference for Formal Cost Plan 3.
3.3.5
Formal Cost Plan 4 (Asset Specific Cost Plan, post construction) is prepared at a point where
the quality, operational and performance criteria has been fully defined and specified and is
normally based on the asset register as built maintainable elements. Formal Cost Plan 4 is
an asset-specific cost plan which, in addition to elements, sub-elements and sub-elements,
considers sub-components (using level 4 and 5 codes refer to the Part 4 tables).
3.3.6
Whether or not a formal cost plan is prepared at each RIBA Work Stage or OGC Gateway is
dependent on the procurement strategy selected. For example, the preparation of an updated
cost plan might not be required at Work Stage F: Production Information where a design and
build contract strategy is selected.
3.3.7
The cost targets within each formal cost plan approved by the employer will be used as the
baseline for future cost comparisons. Each subsequent cost plan will require reconciliation
with the preceding cost plan and explanations relating to changes made. In view of this, it is
essential that records of any transfers made to or from the risk allowances and any
adjustments made to cost targets are maintained, so that explanations concerning changes
can be provided to both the employer and the project team.
3.3.8
The employer is required to approve the cost plan on completion of each RIBA Work Stage
before authorising commencement of the next RIBA Work Stage.
3.3.9
Costs are normally at reported at building elemental level on the entire asset. Information
may be a mix of typical benchmark costs for key elements, comparable cost modelling or
approximate estimates during the concept stage. As more detailed design development is
produced then more detailed elemental cost estimates can be produced, however the level of
services information may not to sufficient to effective cost plan the building services element
for 4M and 4R applicable asset levels, during the pre construction work stages.
3.3.10 Sub elemental and component level cost planning at Design Development stage is commonly
used for cost planning specification choices of systems, elements or component levels during
design development and also for optimizing the life cycle costing for the preferred options
based on more detailed information. Costs to be included will depend on the purpose and
scope of study agreed and the stage in the asset life cycle at which the study is carried out
and availability of level of information required to undertake the study (see Appendix E).
3.3.11 The cost plans are should be expressed as cost per square metre of GIFA and presented for
elemental analysis using the standard form of reporting (as the reporting templates in
Appendix F2 and F3), aligned to the level of capital building works formal cost plans.
3.3.12 To avoid unnecessary conflict, it is essential that employers and other project/design and
maintenance team members are aware of what is included in each element of the cost plan.
3.4313 While the process of establishing the life cycle costing of construction and maintenance and
repairs/replacement works will be the same at each stage, the context in which is being
prepared will set the level of detail, the need for iterations, the need for component option
appraisals, the type of report (i.e. specific outputs and format to suit the clients defined
required outputs) and the requirement to share data and assumptions with other interested
parties.
RICS NEW RULES OF MEASUREMENT
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Pre Tender Estimate and Post Tender for Maintenance Cost (Maintain and Renewal works) To enable the preparation of construction and maintenance works tenders (including life cycle
replacement, if in agreed scope), the information required as the outcome of RIBA Work
Stages E (Technical Design) and F (Production Information) will be required.
(1)
During the tender documentation, tender action and post tender stages having
maintenance rules of measurement will enable the production of detailed
maintenance tender documents, which can provide transparency for the client / key
decision makers to compare the robustness and competitiveness of bids and test the
affordability of overall project (life cycle costing) as well as also help establish and set
an appropriate budgets for maintenance and life cycle replacement works (over the
defined period of analysis.
(2)
NOTE Detailed measurement for maintenance works procurement is not covered in this
document.
Refer to the RICS new rules of measurement; detailed measurement of building works
procurement and how this can be applied for maintenance related construction works.
Prior to the employer authorising commencement of the next RIBA Work Stage or OGC
Gateway, the formal cost plan for the preceding RIBA Work Stage or OGC Gateway is to be
reviewed by the employer and the project team to ensure that:
(a)
(b)
(c)
3.5.2
the capital costs and future maintenance and replacement costs are affordable;
the cost target for each element is reasonable and up to date; and
the cost limit has not been exceeded.
Following the review, the employer will sign off the cost plan and give any necessary
instructions and/or authorise commencement of the next RIBA Work Stage or OGC Gateway.
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The key constituents of a cost plan for maintenance works are as follows:
Constituent (Cost Centre)
Y1
Y2
Y3
Yn
Y1
Y2
Y3
...
Yn
Y1
Y2
Y3
...
Yn
Y1
Y2
Y3
...
Yn
Y1
Y2
Y3
...
Yn
Y1
Y2
Y3
...
Yn
Y1
Y2
Y3
...
Yn
Y1
Y2
Y3
...
Yn
Y1
Y2
Y3
...
Yn
Y1
Y2
Y3
...
Yn
Y1
Y2
Y3
...
Yn
Y1
Y2
Y3
...
Yn
Y1
Y2
Y3
...
Yn
Y1
Y2
Y3
...
Yn
Y1
Y2
Y3
...
Yn
Y1
Y2
Y3
...
Yn
Y1
Y2
Y3
...
Yn
Y1
Y2
Y3
...
Yn
Reference/Notes
(1b)
(c) Superstructure
(1c)
(1d)
(1e)
(1f)
(1g)
(1h)
Total
- Maintenance works estimate
(1)
[ (1) = (1a) + (1b) + () + (1h)]
(2b)
(c) Superstructure
(2c)
(2d)
(2f)
(2g)
(2h)
(3)
(2e)
(2)
Maintenance contractors
management and administration
costs estimate (4) [(4) = (4a) + (4b)]
Y1
Y2
Y3
...
Yn
Y1
Y2
Y3
...
Yn
Y1
Y2
Y3
...
Yn
(4a)
Y1
Y2
Y3
...
Yn
(4b)
Y1
Y2
Y3
...
Yn
Y1
Y2
Y3
...
Yn
Y1
Y2
Y3
...
Yn
Y1
Y2
Y3
...
Yn
Y1
Y2
Y3
...
Yn
Y1
Y2
Y3
...
Yn
Y1
Y2
Y3
...
Yn
Y1
Y2
Y3
...
Yn
Sub-total
(5)
(8)
(10)
Carried forward
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Y1
Y2
Y3
Yn
Y1
Y2
Y3
...
Yn
Y1
Y2
Y3
...
Yn
Y1
Y2
Y3
...
Yn
Y1
Y2
Y3
...
Yn
Y1
Y2
Y3
...
Yn
Y1
Y2
Y3
...
Yn
Y1
Y2
Y3
...
Yn
Y1
Y2
Y3
...
Yn
Y1
Y2
Y3
...
Yn
Y1
Y2
Y3
...
Yn
Y1
Y2
Y3
...
Yn
Y1
Y2
Y3
...
Yn
Y1
Y2
Y3
...
Yn
Y1
Y2
Y3
...
Yn
Y1
Y2
Y3
...
Yn
Y1
Y2
Y3
...
Yn
Reference/Notes
Brought forward
Sub-total (10) [(10) = (7 + (8) + (9)]
Risk allowance estimate (11) [(11) =
(11a) + (11b) + (11c) + (11d)]
(11b)
(13)
(11xc)
(11d)
(12)
[(13) = (13a) +
(13a)
(13b)
(15a)
(15b)
(15c)
(15d)
(17)
(18)
[(18) = (16) x
(20)
DF
DF
DF
...
DFn
Y1
Y2
Y3
...
Yn
Y1
Y2
Y3
...
Yn
Yk
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3.6.2
The base cost estimate is the total estimated cost of the maintenance works, maintenance
contractors management and administration costs and maintenance contractors overheads
and profit. The base cost estimate is to contain no allowances for risk or inflation and taxation
3.6.3
Allowances for risk and inflation are to be calculated separately and added the base cost
estimate to determine the cost limit for the maintenance works for the project.
The elemental method is an alternative approach to using the floor area method or functional
unit method for order of cost estimates. The elemental method considers the major element
of the building maintenance works (in scope) and provides an order of estimate based on an
elemental breakdown of the applicable maintenance related to the works agreed in scope.
3.7.2
Originally the group elements and elements used in the elemental method are the same as
those used in the elemental cost planning process for construction. However, the choice and
number of elements used to breakdown the cost of maintenance works will be dependent on
the applicable maintainable assets in scope and also the information available. The major
elements commonly used when preparing elemental cost plans and/or asset specific cost
planning works, using the elemental method - are listed in the following table 3.4 below;
Group element
Element
1-3
STRUCTURE, FABRIC
& FINISHES
1.0
2.1
2.2
2.3
2.4
2.5
2.6
2.7
2.8
3.1
3.2
3.3
Substructures
Frame
Upper floors
Roof
Stairs and ramps
External walls
Windows and external doors
Internal walls and partitions
Internal doors
Wall finishes
Floor finishes
Ceiling finishes
FF&E
4.1
SERVICES
5.1
5.2
5.3
5.4
5.5
5.6
5.7
5.8
5.9
5.10
5.11
5.12
5.13
5.14
Sanitary installations
Services equipment
Disposal installations
Water installations
Heat source
Space heating and air conditioning
Ventilation
Electrical installations
Fuel installations
Lift and conveyor installations/systems
Fire and lightning protection
Communication, security & control systems
Special installations/ systems
Builders work in connection with services
WORKS TO EXISTING
EXTERNAL WORKS
8.1
8.2
8.3
8.4
8.5
8.6
8.7
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3.7.3
The method of measuring and unit of measurement for each of the elements are set out in
clause 3.8 tables; Measurement rules for elemental method of cost planning.
3.7.4
The elemental method can also be used to generate an initial cost estimate (or an outline
elemental cost plan) at the commencement of RIBA Work Stage C Concept or OGC
Gateway 3A; Design Brief and Concept Approval, whichever is applicable. This elemental
breakdown provides a frame of reference from which formal cost plan 1 can be developed.
The initial EUQs and EURs will eventually be superseded by more detailed measurement of
elements, sub elements and components and unit rates once suitable design information has
been prepared and the elemental cost plan evolved.
3.7.5
The unit rates (including element unit rates (EURs) and composite unit rates) used to
estimate the total cost of maintenance works are to include the cost of all labour, materials
and plant and equipment that are specifically required to undertaken the item of work. Costs
are also to include any subcontractors management on costs, design fees, risk allowances
and overheads and profit.
3.7.6
Unit rates used to estimate the cost of maintenance works (i.e. maintenance work estimate)
are to exclude maintenance contractors management and administration costs, overheads
and profit, other consultants fees, risks and inflation/ deflation. These items are to be
assessed separately and added to the maintenance works estimate.
3.7.7
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 cost plan is
prepared (i.e. adjusted to remove allowances for inflation/ deflation)
Note. Refer to clause 3.12 in the RICS new rules of measurement for capital building works;
updating unit rates and other costs to current estimate base date.
3.7.8
If suitable information is available, then element unit quantities (EUQ) are measured for an
element in accordance with the rules and priced with suitable element unit rates (EUR) to
ascertain the cost target for an element. Where insufficient information is available for a
particular element, the EUQ for the element is based on the GIFA. The equation for
calculating the cost target for an element is therefore:
c=axb
Where:
a = EUQ
b = EUR
c = cost target (for element)
3.7.9
The total estimated cost of maintenance works (i.e. the maintenance works estimate) is
ascertained by adding together the cost target for each element. The equation for calculating
the building works estimate using the elemental method is therefore:
b = (a0 + a1 + a2 + a3 + a 4 + a5 + a6 + a7 + a8)
Where:
a0, a1, a2, a3, etc. = cost target for element
b = maintenance works estimate
3.7.10 Where measurement is to be based on the GIFA, the area is to be measured in accordance
with the core definition: gross internal floor area (GIA) of the RICS Code of Measuring
Practice, which is reproduced in Appendix A of these rules.
3.7.11 Where a building project comprises more than one building, the measurement for each
building is to be shown separately.
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MAINTENANCE WORKS
This table comprises the rules of measurement for elemental unit quantities (EUQ), which can
be used to develop an order of cost estimate and/or elemental cost plan, using the elemental
method of estimating. The rules are tabulated.
3.8.2
Table 3.4 included in this item comprises the elemental rules of measurement for cost
planning of maintenance works.
The table is structured as follows:
o
o
o
o
o
Horizontal lines divide the tables to denote the end of group element or element
3.8.3
The definitions of each group element and element used in the elemental method of cost
estimating are the same as those defined for elemental cost plans in RICS New rules of
measurement: Order of cost estimating and cost planning for capital building works
tabulated rules of measurement elemental cost planning (as revised in the drafted 2nd edition)
3.8.4
If suitable information is available, then elemental unit quantities (EUQs) are measured for a
group element, or element, or sub element, in accordance with the rules and priced with
suitable elemental unit rates (EUR) to ascertain the cost target for an element.
3.8.5
Where insufficient information is available for a particular element, the EUQ for that element
is to be the gross internal floor rate (GIFA).
3.8.6
The measurement rules for elemental method of estimating in Table 3.6 can also be used as
a basis for measuring element unit quantities (EUQs) for the purposes of preparing cost
analysis and benchmark analysis of maintenance works and life cycle repairs/ replacement
works associated directly with building construction projects. Refer to clause 3.29 and 3.30.
3.9.1
Table 3.6: Rules of measurement for elemental method of maintenance cost planning on the
follow page.
NOTE:
(a) Also used to develop order of cost estimates using the elemental method of estimating
(b) Where insufficient information is available for a particular element, the EUQ for that
element is to be the gross internal floor area (GIFA or GIA)
NBTHESE TABLES ARE BEING REFINED IN CONJUNCTION WITH INDUSTRY GROUPS.
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MAINTENANCE WORKS
Element
Unit
Measurement rules
Notes
1 Substructure
1 Substructure
1 The area measured is the area of the lowest floor measured to the
internal face of the external perimeter walls.
2 The area of the lowest floor shall be measured in accordance with the
rules of measurement for ascertaining the gross internal floor area (GIFA).
3 Areas of basements to be shown separately.
4 The area of basements shall be measured in accordance with the rules
of measurement for ascertaining the GIFA.
Note rules are applicable to life cycle renewal costing if the scope of the
study includes replacement and /or demolition, at the end of life
2 Superstructure
1 Frame
2 Upper floors
1 The area measured is the area of the floors related to the frame.
2 The area of the frame shall be measured in accordance with the rules of
measurement for ascertaining the gross internal floor area (GIFA).
Note rules are applicable to life cycle renewal costing if the scope of the
study includes replacement and/or demolition, at the end of life
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MAINTENANCE WORKS
Element
Unit
Measurement rules
Notes
3 Roof
Note rule are applicable to life cycle renewal costing if the scope of the
study includes replacement and/or demolition, at the end of life
5 External walls
nr
Note rules are applicable to life cycle renewal costing if the scope of the
study includes replacement and/or demolition, at the end of life
The area measured is the area of the external wall, measured on the
internal perimeter (i.e. the internal face) of the external wall. No deductions
for windows or external doors.
Note rules are applicable to life cycle renewal costing if the scope of the
study includes replacement and/or demolition, at the end of life
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MAINTENANCE WORKS
Element
Unit
Measurement rules
Notes
The area measured is the area of windows and external doors measured
over frames.
Note rules are applicable to life cycle renewal costing if the scope of the
study includes replacement and/or refurbishment, at the end of life
The area measured is the area of internal walls and partitions, measured
on the centre line of the internal wall or partition. No deduction is made for
door openings, screens or the like.
Note rules are applicable to life cycle renewal costing if the scope of the
study includes replacement and/or demolition, at the end of life
8 Internal doors
nr
Note rules are applicable to life cycle renewal costing if the scope of the
study includes replacement and/or upgrades, at the end of life
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MAINTENANCE WORKS
Element
Unit
Measurement rules
Notes
3 Internal finishes
1 Walls
The area measured is the total area of wall finishes (i.e. the area of wall to
which finishes are applied).
Note rules are applicable to life cycle renewal costing if the scope of the
study includes for finishes replacement linked to a redecoration strategy
2 Floors
The area measured is the total area of floor finishes (i.e. the area of floor
to which finishes are applied).
Note rules are applicable to life cycle renewal costing if the scope of the
study includes for finishes replacement linked to a redecoration strategy
Redecorations works as required by the maintenance strategy
3 Ceilings
The area measured is the total area of ceiling finishes (i.e. the area of
ceiling to which finishes are applied).
Note rules are applicable to life cycle renewal costing if the scope of the
study includes for finishes replacement linked to a redecoration strategy
Redecoration works as required by the agreed maintenance strategy
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MAINTENANCE WORKS
Element
4 Fittings, furnishings
and equipment
Unit
Measurement rules
Notes
For life cycle replacement works costing state the total number of fittings,
furnishings and equipment enumerating the total number of items below;
(a) general fittings, furnishings and equipment - by component type (nr)
(b) domestic kitchen units and equipment by component type (nr)
(c) signs/notices by component type (nr)
(d) works of art by component type (nr)
(e) non mechanical equipment by component type (nr)
(f) special FF&E by particular building type (nr)
(g) internal planting by component type (nr)
(1)
(2)
(3)
(4)
Define the asset specific make/ model and materials to determine the
reference service life expectancy and factors to be considered fit for
function application for the life cycle repairs / replacement works.
5 Services
1 Sanitary installations
nr
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MAINTENANCE WORKS
Element
Unit
Measurement rules
Notes
2 Services equipment
nr
3 Disposal installations
nr
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MAINTENANCE WORKS
Element
Unit
Measurement rules
Notes
4 Water installations
m2
nr
nr
Define the asset specific make/ model and materials to determine the
reference service life expectancy and factors to be considered (fit for
function) application for the life cycle repairs and replacement works.
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MAINTENANCE WORKS
Element
Unit
Measurement rules
Notes
7 Ventilation
8 Electrical installations
Define the asset specific make/ model and materials to determine the
reference service life expectancy and factors to be considered (fit for
function) application for the life cycle repairs/ replacement works.
9 Fuel installations
For fuel installations stated the number
of enumerated components by system
type;
(a) fuel storage
(b) fuel distribution systems
10 Lift and conveyor
installations / systems
nr
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MAINTENANCE WORKS
Element
Unit
Measurement rules
Notes
(d) moving pavements; also state length
of travel (m)
(e) powered stair lifts
(f) conveyors (passenger or goods); also
length of travel(m)
(g) dock levellers and scissor lifts; also
state total rise(m) and designed load
(kN)
(h) cranes and unenclosed hoists; also
state total rise(m) and designed load
(kN)
(i) car lifts; also state number of levels
served
(j) car stacking systems; also state
capacity
(k) car/lorry turntables and the like
(l) document handling systems
(m) other lift and conveyor installations.
12 Communication,
security and control
systems
Define the asset specific make/ model and materials to determine the
reference service life expectancy and factors to be considered (fit for
function) application for the life cycle repairs and replacement works.
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MAINTENANCE WORKS
Element
Unit
Measurement rules
13 Specialist
installation/ systems
14 Builders work in
connection with
services
Notes
For specialist installations/systems state
the number of enumerated components
by system type:
(a) specialist piped supply
(b) specialist refrigeration systems
(c) other specialist mechanical
systems
(d) specialist electronic
installations
(e) water features
State if costs include for testing and resetting the systems to works.
6 Complete buildings
and building units
1 Prefabricated
buildings
1 The area measured is the gross internal floor area (GIFA) of the
complete buildings or prefabricated room units.
2 The area measured is measured in accordance with the rules of
measurement for ascertaining the GIFA.
7 Work to existing
buildings
1 The area measured is the gross internal floor area (GIFA) of the
building(s) demolished or altered.
2 The area measured is measured in accordance with the rules of
measurement for ascertaining the GIFA.
1 The area measured is the gross internal floor area (GIFA) of the room(s)
treated.
2 The area of the rooms treated is measured in accordance with the rules
of measurement for ascertaining the GIFA.
2 Repairs to existing
services
3 Damp-proof
courses/fungus and
beetle eradication
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MAINTENANCE WORKS
8 External works
Element
Unit
Measurement rules
Notes
4 Facade retention
5 Cleaning existing
surfaces
6 Renovation works
3 Planting
4 Fencing, railings walls
5 Site/street furniture
and equipment
6 External drainage
7 External services
8 Minor building works
and ancillary buildings
1 The area measured is the gross internal floor area (GIFA) of the
building(s).
2 The area measured is measured in accordance with the rules of
measurement for ascertaining the GIFA.
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MAINTENANCE WORKS
The functional unit method is an alternative approach to calculating the total estimated cost for the
maintenance works (i.e. the maintenance works estimate). The functional unit method when used
for maintenance cost planning, considers all of maintainable assets applicable to the specific
functional unit or type of function being measured (e.g. house, shop, school, fire or train station)
and originates from an asset specific maintenance cost plan, based on an elemental, sub element
and component breakdown of the maintenance items for each function unit being measured,
which is then used to calculate the maintenance works estimate.
3.9.2
A list of commonly used functional unit and functional units of measurement is provided in
Appendix B.
3.9.3
Suitable functional unit types of use for the maintenance works is to be selected. The total
number of functional units is determined and multiplied by an appropriate cost per functional unit
(or functional unit cost). The equation for calculating the total estimated cost of building works, is
therefore:
c=axb
where
a = number of functional unit
b = cost per functional unit (or functional unit cost)
c = maintenance works estimate (i.e. total estimated cost of maintenance works)
3.9.4
Where measurement for the functional unit is to be net internal area the net internal should be
measured in accordance with the Core definitions; net internal area (NIA) defined in appendix A.
3.9.5
A functional unit includes all circulation necessary. Where external works is to be measured
separately, the site area (SA) is to be measured. The SA is the total area of the site within the site
title boundaries (or the total area within the site title boundaries defined by the employer as the
site for the built assets, excluding the footprint of the new building(s) measured on horizontal plan.
.
3.10.3 Functional maintenance standards can be specifically defined by using the common maintenance
service strategies (as informative illustrated on figure 3.7 below).
Note This method can be used to customise the functional maintenance standards to suit the
specific project circumstances. Refer to clause 3.13 for more details on how to customise the
planned preventative maintenance standards.
Note - BS 8544 Guide to life cycle costing of maintenance works provides detailed guidance on
how to apply functional maintenance standards by functional types.
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MAINTENANCE WORKS
Maintenance
Maintenance
Planned
Planned
Unplanned
Unplanned
Before
Before
Failure
FailureEvent
Event
After
After
Failure
FailureEvent
Event
Emergency
Emergency
Maintenance
Maintenance
Preventative
Preventative
Maintenance
Maintenance
Corrective
Corrective
Maintenance
Maintenance
Run To
Run To
Failure
Failure
Immediate or
Immediate or
Deferred
Deferred
Immediate or
Immediate or
Deferred
Deferred
Pre
Predetermined
determined
(standard)
(standard)
Condition
Condition
based
based
Scheduled
Scheduled
Scheduled
Scheduled
3.10.4 The common maintenance strategies shown in the figure 3.7 can be broadly summarised as
below:
PLANNNED
Legal /mandatory compliance - i.e. the statutory/ legal /mandatory minimum maintenance levels
required to ensure legal/mandatory compliance; i.e. must do scheduled maintenance
Fit for function - i.e. determine business focused, or criticality risk based maintenance to set the
maintenance standards to align to the core functional activities, taking account of business risks,
resilience and performance of maintainable assets in order to ensure the design, functional,
environmental, contractual obligations and other user definable required standards, are achieved.
Discretionary - i.e. the optimal maintenance levels used to help to reduce the risk of unplanned
failures; and set optimal frequency of when non critical maintenance works are done, or not done.
UNPLANNED
Emergency or Corrective -i.e. the unscheduled maintenance level applicable for responsiveness
service levels. (see the definitions included for emergency and corrective maintenance in Part 1)
RENEWALS
Proactive - i.e. includes for the proactive use of planned inspections of buildings, specific plant
room checks, site tours and inspection and energy monitoring etc focusing on critical assets.
Repairs and replacement i.e. major repairs and replacements to maintain the required asset
performance level; also to avoid significant business disruption or downtime / loss of productivity.
Improvements and upgrades TO DO
Spend to save i.e. interventions which result in future savings (e.g. reduce energy consumption)
Note More detailed guidance on how to apply Functional maintenance standards will be
obtainable from the BSI in the new BS 8544(currently in drafting).
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MAINTENANCE WORKS
This is the first formal cost plan. It coincides with the completion of the concept
design at the point where the scope of works is fully defined and key criteria are
specified but no detailed design has commenced.
(ii)
Cost Plan 1 will provide the frame of reference for Cost Plan 2.
(iii)
The key information required from the employer and other project/design
and maintenance team members to enable preparation of Formal Cost Plan 1.
(iv)
For Cost Plan 1, a condensed list of elements is used, which will be developed
into a full list of elements, sub-elements and components as more design and
other information becomes available as the building project progresses.
(v)
(vi)
(vii)
| 75
MAINTENANCE WORKS
(b)
(c)
This is the second formal cost plan, which coincides with the completion of the
design development. Formal Cost Plan 2 is a progression of Formal Cost Plan 1.
It is developed by cost checking of cost significant cost targets for elements as
more detailed design information is made available from the design team.
(ii)
Cost Plan 2 will provide the frame of reference for Cost Plan 3.
(iii)
The key information required from the employer and other project/design
and maintenance team members to enable preparation of Formal Cost Plan 2.
(iv)
The cost checks are to be carried out against each pre-established cost target.
(v)
(vi)
Formal Cost Plan 3 (during the construction procurement) and Formal Cost Plan 4 (post
construction, based off of a maintenance asset register and condition survey data.)
(i)
This third formal cost plan stage is based on technical designs, specifications
and detailed production information for construction. Formal Cost Plan 3 is a
progression of Formal Cost Plan 2.
(ii)
Cost Plan 3 and 4 will provide the frame of reference for appraising tenders.
(iii)
The key information required from the employer and other project/design
and maintenance team members to enable preparation of Formal Cost Plan 3
and 4.
(iv)
The cost checks are to be carried out against each pre-established cost target.
(v)
Formal cost plan 4, if it is an asset-specific cost plan, can be used to aid the
procurement and cost management of a maintenance programme (whatever
the length of programme). Because it is asset-specific, the maintenance works
required to elements, components and sub-components of the assets
incorporated in the building or facility are to be measured in detail.
(vi)
(vii)
The rules for measuring and describing maintenance and renewals works for
formal cost plan 3 are set out at clauses 3.12 to 317 of these rules.
(viii)
Unless otherwise stated in clauses 3.12 to 3.17 of these rules, quantities for
asset specific maintenance works shall be determined in accordance with Part
4: Tabulated rules of measurement for asset specific cost planning (i.e. Group
elements 1 to 8).
(ix)
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MAINTENANCE WORKS
Items to be maintained (the asset maintenance register for applicable assets in scope)
Maintenance strategy adopted for applicable assets (i.e. legal compliance/ fit for function)
Work to be done - (defining applicable asset types and quantification of assets, in scope,
then assigning and customising the relevant maintenance task schedules to asset types)
Note including preventative, reactive, proactive maintenance and unallocated activities
Labour required (i.e. total annualised hours by skilling or trade and by competency types)
Specific sub contracted/ supplier work elements (i.e. specialist tasks, as applicable)
Material resources required (including critical spares and stocks and storage provisions)
Plant, equipment and sundry items (as applicable)
Note Post construction asset specific cost plans will be based on asset registers and customised
maintenance service standards (fit for function) for the applicable maintainable assets in scope.
3.12.2 In addition, costs need to reflect:
(i)
When the work is undertaken (I.e. during normal working hours, or outside of normal
working hours. Works to be undertaken outside of normal working hours will attract a
higher labour charge.
(ii)
How the maintenance programme will be administered (e.g. contract management, works
supervision and monitoring, use of computer maintenance management systems, etc)
(iii)
Who is responsibility for minor repairs, major repairs and replacements (i.e. clearly define
maximum repair liabilities and responsibilities for maintenance and repairs/ replacement)
(iv)
How the asset performance will be recorded, monitored and analysed (e.g. Function
maintenance indexing FMIs and Functional condition indexing FCIs and any other
performance indicators, as agreed in the project brief)
3.12.3 The measurement rules for the maintain (M) works cost planning in these rules are structured
into four steps as follows:
1.
Calculation of total annualised hours, by labour trade types (labour resources required)
2.
Costing of labour resources for preventative, reactive, proactive and unallocated activities
3.
4.
Costing of materials (including spares) and the plant, equipment and other sundry items
Refer to Appendix C for more details of the maintenance cost categories and definitions of what
costs are included and excluded and how to express them.
| 77
QUANTIFICATION
NRM 3 Standard
Unit of
Measure
Asset
Task
Quantity Frequency
(Q)
(Months)
Standard Times
Estimated
Total
Out of Hours
Time
Particularised
Adjustment
(Minutes)
Time (PT)
SKILLING /TASK
Default from C
Calculation
Annualised
Total Annualised
Trade Type
Calculated
Required Time
(Competency)
Frequency
(Q x PT x CF)
(CF)
Mechanical
(Hours)
Calculation
Calculation
Calculation
Calculation
Contractor /
Electrician Building Trade
Painter (Hours) Specialist
(Hours)
(Hours)
(Hours)
HS BOI 1
nr
26
12M
240
240
6,240 CONTRACTOR
0.00
0.00
0.00
0.00
104.00
HS BUR 1
nr
14
6M
60
60
1,680 CONTRACTOR
0.00
0.00
0.00
0.00
28.00
HS BUR 1
nr
14
12M
120
120
840 CONTRACTOR
0.00
0.00
0.00
0.00
14.00
HS BUR 2
Burners - Atmospheric
nr
12
12M
30
30
360 CONTRACTOR
0.00
0.00
0.00
0.00
6.00
HS CON 1
nr
20
12M
15
15
300 MECHANICAL
5.00
0.00
0.00
0.00
0.00
HS CON 2
nr
14
12M
30
30
420 MECHANICAL
7.00
0.00
0.00
0.00
0.00
HS CON 3
nr
26
12M
15
15
390 MECHANICAL
6.50
0.00
0.00
0.00
0.00
HS CON 4
nr
12
12M
15
15
180 MECHANICAL
3.00
0.00
0.00
0.00
0.00
HS CON 5
nr
26
12M
15
15
390 MECHANICAL
6.50
0.00
0.00
0.00
0.00
HS CON 7
nr
26
12M
15
15
390 MECHANICAL
6.50
0.00
0.00
0.00
0.00
HS FIR 3
nr
26
6M
15
15
780 MECHANICAL
13.00
0.00
0.00
0.00
0.00
HS FIR 3
nr
26
12M
15
15
390 MECHANICAL
6.50
0.00
0.00
0.00
0.00
HS FLU 1
nr
26
1M
15
15
12
4,680 MECHANICAL
78.00
0.00
0.00
0.00
0.00
HS FLU 1
nr
26
12M
60
60
1,560 MECHANICAL
26.00
0.00
0.00
0.00
0.00
Room Conditioners
nr
35
6M
30
30
60
4,200 MECHANICAL
70.00
0.00
0.00
0.00
0.00
SH AC 1
Room Conditioners
nr
35
12M
12
420 ELECTRICAL
0.00
7.00
0.00
0.00
0.00
SH AC 2
Split Systems
nr
16
6M
120
120
3,840 MECHANICAL
64.00
0.00
0.00
0.00
0.00
5.6
SH AC 1
| 78
3.12.4 The measurement process for asset-specific cost plans for the maintain works is as follows:
(Step 1) Calculation of total annualised hours, by labour trade types (i.e. resources required)
(a)
Step A Compile list of, and codify, applicable maintainable assets and
insert the asset specific project data into Template M1.
(ii)
(iii)
Step C:
(a)
Insert the task frequency sets for each maintainable asset (e.g.
daily, weekly, fortnightly, monthly, three monthly, six monthly or
annually) into the Template M1. Refer to industry standard
schedules and then customise them to the project specific brief.
(b)
(b)
Insert estimated standard task times (i.e. the norm) (in minutes)
against each maintainable asset, into Template M1. Note task
times exclude access and other unallocated activities see 3.12.4.
Review, accept and or adjust task frequency and estimated tasks times
and the out of normal hours working, for all maintainable assets, in scope:
(i)
(ii)
(c)
Step E - Accept or adjust the task frequency and standard task times (in
minutes) for maintainable assets for non-typical task completion times
(e.g. input appropriate specific-task frequency and task completion
times) in Template M1
Assign resource type to each maintainable asset (e.g. type of labour or skill
type and/or use of a works contractor or specialist):
Step F:
(i)
Use, or by exception amend the default trade types (e.g. mechanical,
electrical, combustion, plumber etc, and/or contracted or subcontracted).
(d)
(ii)
Add labour types for non-typical maintenance tasks (i.e. any additional
industry tasks peculiar to the organisations such as laboratory assets).
(iii)
Fix the skilling/trade types for all the labour types (by competency) for
labour trade rate costing purposes later:
Step G:
(i)
Insert competency grades (e.g. skilled, semi-skilled, non-skilled
operatives)
(ii)
Code labour constants (i.e. trade types and training skill level).
| 79
Maintain Work
A
A
B
C
Planned tasks
Proactive tasks
Reactive tasks
Unallocated activity
Calculated
E1
E2
Calculated
Mechanical
Painter
Contractor /
Specialist
4,540
0
2,105
0
600
7,388
0
4,762
0
500
0
3,189
1,855
0
400
2,480
0
548
0
100
1,268
0
255
255
0
7,245
12,650
5,444
3,128
1,778
55
75
42
55
35
45
35
45
Total Cost of Annualised Labour Resources 398,448 531,312 190,540 109,466 115,599
| 80
Template M3; Calculation template for labour trade rates cost build ups
Including management /administration (based on annual resource profiles)
Refer to Item 3.12 (2) for rules of measurement for quantification and costing of labour resources for planned maintenance (outputs from steps A to G); unallocated activities
(H); labour costing of PPM hours by trade /skill summary, including working hours adjustments (J) and staff costing for management & administration support
Total PPM hrs
NWHrs
BUILDING
Total PPM
ONWHrs
Non-Productive
NWHrs
Non-Productive
ONWHrs
Rea ctive
Atte ndance
NWHrs
Re a ctive
Atte ndance
ONW Hrs
Tota l NWHrs
Tota l ONWHrs
Trade Code
Mech
Elec
Plum
Fab
H/M
Refr
Cont
Comb
M/Ser
Contract Manager
Contract Administrator
Contract Supervisor
Attendance on Specialist
Other Unallocated PPM Tasks
CM
CA
CS
Specialist
NWHrs
ONWHrs
NWHrs
ONWHrs
Total
Key: NWHrs = Normal Working Hours
Discipline
Director
Contracts Manager
Project Surveyor
Planning Supervisor
Maintenance Administrator
Secretary
Contract Supervisor
No Off
Annual Cost
for FTE
Annual
Total
Total
Total
Total
Key: FTE = Full Time Equivalent
| 81
(Step 2))
(ii)
(2)
View and validate the total hours (i.e. review number of hours
and when task will be carried out (e.g. undertaken during or
outside of normal working hours) and check and validate results
(3)
(iv)
(1)
(2)
(v)
Add hours for unallocated activities (i.e. extra over task specific times)
Include additional resource time by trade, for the following activities (this
is to be expressed as sum of hours or as a percentage of the total
annualised hours of planned maintenance tasks) such as:
(1)
(2)
(3)
(4)
(5)
(6)
(7)
| 82
(vi)
(Step 3)
Using the Calculation Template M3, on the next page (Template for
subcontracted costing of asset-specific maintenance tasks). The rules and
method of costing of specialist subcontracted/ supplier PPM works, should follow
the same rules of measurement as described in steps A to G in item 3.12.4 (1).
(b)
Add hours for reactive and proactive maintenance provisions as agreed in scope.
(e.g. emergency and unscheduled call-out cover on specialist assets subject to
sub-contract arrangements that are applicable to the project)
(Step 4)
Calculating the cost of consumables, spares, and sundry items used for
the maintenance of building components, and mechanical and electrical
plant and equipment:
(a)
(b)
(2)
input estimates for the cost of consumables, spares, and sundry items:
Costing consumables:
Consider the following:
(1)
(2)
(3)
(4)
(c)
| 83
2.3 - Roof
Safety Latchway System
2.6 - Windows and External Doors
WD MECH 9 Roller Shutter Doors
WD MECH 1D Auto Revolving Doors
5.2 - Services Equipment
SE M CAT 17 Refrigeration Equipment
SE M CAT 23 Cold rooms
5.6 -Space Heating and Air Conditioning
SH V CHL 1 Packaged Chiller Units
SH V DIS 1
Refrigerant Distribution System
5.8 - Electrical Installations
S LAT 1
Dly
2 Mnth
3 Mnth
4 Mnth
6 Mnth
nr
4 Yrly
Specialist
Specialist
Specialist
Specialist
Specialist
Specialist
Specialist
Specialist
nr
nr
1-9
1-2
nr
nr
1-16
nr
m
1-15
1, 2, 4, 6
Labour Type
(Skilling)
1-16
1 - 13
Asset
Quantity
TOTAL Yearly
SSP Cost 1
EI E UPS 1
nr
EI E BAT 1
nr
1-6
EI E BAT 2
nr
1-9
Specialist
Specialist
Specialist
Specialist
Specialist
LI L HYD 1
FL E EAR 3
FL A FIR 9
FL A FIR 10
FL A FIR 11
FL A FIR 12
FL A FIR 13
nr
nr
CS
CS
CS
CS
BMS Communications
BMS - Outstations
Intruder Alarms
CCTV
nr
nr
nr
nr
1-8
9 - 12
13
m
nr
nr
nr
nr
nr
CS C BMS 1
C BMS 4
C BMS 5
E ALS 1
ELEC 1
1-13
1-2
1-5
1-6
1-9
1-9
1-7
A1-A4
A5-A14,
B, C
1-4
1-10
1-6
1-10
Specialist
Specialist
Specialist
Specialist
Specialist
Specialist
Specialist
Specialist
Specialist
Specialist
5.10 - Lift and Conveyor Installations/Systems Sub5.11 - Fire and Lightning Protection Sub-total
| 84
HS
HS
HS
HS
HS
HS
HS
HS
H BOI 1
H BUR 2
H CON 3
H CON 4
H CON 5
H CON 7
H FIR 3
H FLU 1
SH V A/C 1
SH V CHL 1
SH V CON 2
SH V COO 3
SH V AHU 1
SH V DUC 1
SH V DUC 2
SH V DUC 3
SH V EXC 2
SH V EXC 4
SH V FIL 1
SH V GRI 1
SH V GRI 2
SH H FAN 4
SH H PUM 1
SH H PUM 2
V
V
V
V
V
V
V
V
V
V
V
V
FAN 1
FAN 2
FAN 3
FAN 4
FAN 6
FAN 7
Unit of
Measure
Filter Media
Drive Belts
Boiler / Burner
Thermocouples
etc
Lubricating
materials, fixing
materials etc
Water treatment
chemicals, salt,
descaling
chemicals etc
Other minor
maintenance
items
TOTAL Yearly
Cost
Asset
Quantity
nr
nr
Mech
| 85
BF COV 1
S LAT 1
EI
EI
EI
EI
EI
EI
EI
EI
E
E
E
E
E
E
E
E
ARM 1
CIR 1
CIR 2
CIR 3
DIS 1IEE
EAR 1
PAN 1
PAN 1A
2.3 - Roof
Pitched and Flat Roof Coverings
Safety Latchway System
5.8 - Ele ctrica l Insta lla tions
Armoured Cables and Conduits
Ring Main & Sub-circuits
Ring Main & Sub-circuits - spur outlets
Three Phase Circuits - Power outlets
Distribution Boards
Earthing
Main Switchgear and Circuit Distribution System
Isolators
Unit of
Me a sure
La bour Type
(Skilling)
m
nr
Fab
Specialist
Asset
Quantity
Pla nt &
Equipme nt Costs
m
m
m
m
nr
m
nr
nr
EI E PDU 1
nr
EI
EI
EI
EI
EI
EI
m
m
m
m
m
nr
EI E UPS 1
nr
EI E BAT 1
nr
EI E BAT 2
nr
Item
Item
E
E
E
E
E
E
LIG
LIG
LIG
LIG
LIG
LIG
1
2
3
4
5
8
CS
CS
CS
CS
CS
CS
CS
CS
CS
CS
CS
CS
CS
CS
CS
CS
CS
BMS Communications
BMS - Outstations
DBAC BMS Controller - software
Controller - Timer Type
Controller - Multi Input Type
Speed Controller - Inverter Type
Control Panel General
Drive Elements - Starter
Temperature Measurement Sensors
Smoke Detectors
Gas Detector Sensors
Selector Switches and Push Buttons
Intruder Alarms
CCTV
Fire alarm System
Fire alarm System - Associated Equipment
Fire Alarms - Fire Doors
C BMS 4
C BMS 5
C BMS 6
C CON 4
C CON 9
C CON 17
C PAN 1
E STA 1
C SEN 2
C SEN 9
C SEN 10
C SWI 2
E ALS 1
ELEC 1
E ALF 1
E ALF 2
E ALF 12
nr
Specialist
Cont
nr
Specialist
nr
nr
nr
nr
nr
nr
nr
nr
nr
nr
nr
nr
nr
nr
Item
Item
nr
Specialist
Specialist
Cont
Cont
Cont
Cont
Cont
Cont
Cont
Cont
Cont
Specialist
Specialist
Elec
Mech
| 86
specialist contractors,
annualised consumables and materials and
plant and equipment and other sundry items
Quantifying and estimated the cost of Maximum Repair Cost Liabilities (i.e. the cost of unplanned
one-off repairs up to a specified maximum cost per repair (e.g. 250, 500, 1,000, 2,500, etc)
How is the quantity surveyor to estimate the annual cost of maximum repair cost liabilities of a maintenance
contractor? This can be based on labour only or labour and material costs. Material costs should be uplifted
annually.
The period of maintenance contracts needs to be considered by the quantity surveyor/cost manager. Is it
I year, 3 years, 5 years, etc? If longer than 1 year, how are subsequent costs to be adjusted for inflation at
each anniversary of the contract? What is the formula?
| 87
Refer to appendix E1 which provides a summary list of the minimum level of information required
during each type of costing (construct, maintain and replace..
3.13.3 Other preparation items are covered in item 1.9 - to be dealt with as applicable.
3.13.4 Grounds maintenance may be dealt with as a separate works package, if so cost plan separately.
3.13.5 Other project specific costs such as consultants fees/ employer definable costs to be defined.
3.13.6 Compile a risk log and develop a mitigation plan upon which to base the risk cost provision.
Refer to the table 13 in part 3 for the checklist of potential risks related to maintenance works.
3.13.7 The requirement to annualise of maintain costs to a base date and any future years to be defined.
3.13.8 Any other considerations which need to be taken into account should be stated at the outset.
3.13.9 Before attempting to begin the cost exercise obtain formal agreement to the brief and the
associated information requirements as part of the sanction to proceed.
3.13.10 As more detailed information becomes available include this on the information register and
confirm how this has influenced the revised cost planning (e.g. tendered prices v estimates rates).
| 88
Responsibilities for maintenance and renewals i.e. landlord and tenant/ operator scenarios
Criticality of the assets i.e. defined by risk assessments and impact/consequences of failure
Efficiency and leaner /greener agendas energy efficiency / carbon reduction commitments
Hours of operation and usage e.g. 24/7 facility in use 365 days a year (no vacate space)
3.13.15 The customised maintenance standards will need to be tailored to specific project or estate/
facilities functional requirements by explicitly establishing the precise asset by asset service
level specification to create the appropriate maintenance regime to suit the business needs, risks
and service strategies taking accounting of tenure, contractual obligations and budget constraints.
3.13.16 Care should be taken to consider the full range of maintenance activities not just the routine
planned scheduled maintenance regimes. Include for all relevant maintenance activities, such as:
3.13.17 Customisation of maintenance standards can often be used to control the costs to suit various
wider estate strategies and footprint rationalisation programmes. Alternative maintenance regimes
may be created and used to apply to different types of buildings or functional types, across a
portfolio of assets. Then the maintenance service levels should to be costed by functional types.
| 89
3.14.3 To generate the renewal forecast cost per replacement event the capital building works unit cost
rates needs to be adjusted to reflect the renewal costs for each of the items, by applying agreeing
the replacement cycles (i.e. reference service life); agreeing an uplift factor (%) and then
quantity of replacement (%), which can then be used to calculate a cost per replacement event.
For example:
Window with a capital cost of 500 each (i.e. element unit rate).
(a)
Replacement cycles
- Window
20 years
- Ironmongery 5 years
b)
- Window
15% on build costs for refit price
- ironmongery 25% on build costs for refit price
c)
Window
Cost per replacement event = a) 500 x b) +15% x c) 80% = 460 /event (for 20 year life item)
Ironmongery
Cost per replacement event = a) 500 x b) + 25% x c) 20% = 125 /event (for 5 year life item)
3.14.4. Replacement life frequencies need to be applied all to the relevant work component, quantities
and costs, in order to then generate the related life cycle replace costs over the period of analysis.
Note: Refer to item 3.15 for more detailed instructions on determining the asset life expectancy;
applying uplift factors % and quantity of replacement % and replacement lifing frequencies.
3.14.5 Compiling all of the relevant replacement assets replace cost forecasts will create a first cut of the
life cycle replacement cost plan for the period of analysis. Further review and analysis of the
forecast is required, using various factoring and sensitivity analysis techniques, in order to cost
check and validate the results. Refer to item 3.15 for details on factoring and sensitivity analysis.
3.14.6 In option appraisal may use the life cycle replace forecasts, or cash-flows of multiple replace
forecast cost plans, in order to compare the results with or without a base case comparator.
Life cycle repairs and replacement works - during the in use stages (i.e. post construction)
3.14.7 Life cycle renewal cost plans during the in-use phase are fundamentally different to the method
used during construction work stages. The cost plan will be based on asset register information,
as construction as built cost plan records are unlikely to be available and are generally inaccurate
as the facility may have had alterations and adaptations since it was built. Before using any
| 90
existing assets maintenance register they must be verified, as it may not have been kept fully up
to date. Refer to clause 3.14 to 3.17 for more detailed rules of measurement for in use cost plans
3.14.8. Should the project stakeholders require a replacement plan for a longer period of analysis beyond
the next 3 to 5 years, then typical condition surveys will normally only have short term views on
identified repairs and replacement based on asset condition and remaining life assessments.
Therefore the scope of the condition survey will need to be widened to include all relevant replace
items (from applicable 4R and 5R list in part 3) include asset quantification for all assets in scope.
o
o
o
o
o
3.15.4 This document provides an initial reference point for life expectancy information for inputs into:
35
Softwood Windows
30
25
Frequency
Mean
Median
Mode
Sample
20
15
36
30
26 to 30
74
10
10
0+
10
0
95
to
96
90
to
91
85
to
to
86
80
81
75
to
to
76
66
71
65
to
60
to
to
61
55
56
50
to
51
45
to
to
41
46
40
35
to
36
30
to
to
31
25
26
20
to
to
to
21
15
16
10
11
to
5
to
0
70
Source BCIS: Life Expectancy of Building Components (2nd revised edition 2006)
| 91
3.15.5. The level of reference service life planning information data needed to produce a life cycle renewal
cost estimate will vary depending on the purpose, use of the LCC output, scope of costs and the
stage in the project. Refer to items 3.16 and 3.17 for detailed instructions.
3.15.6 For replacement elemental costs plans the reference service lives and expectancies for the asset
components can be derived from the following industry available sources:
(1)
(2)
(3)
(4)
(5)
(6)
Note - All reference service lives should be factored in accordance with the proposed use,
environment and level of maintenance for the project.
Determining the asset and component life expectancy; key factors to consider
3.15.7 In order to identify the appropriate asset/ component life expectancy the quantity surveyors/ cost
managers need to make an assessment of the expected life of an asset, or its constituent parts
thereof. Note Important to first understand the distinction regarding what is difference between
design life and service life. ISO 15686 Part 1 defines the terms as follows:
Service life;- period of time after installation during which a building or its part meets or exceeds
the functional performance requirements.
Design life; intended service life, or expected service life, or service life included by the designer.
3.15.8 In practice the term lifing of assets when applied to a constructed asset can be defined in a
number of ways depending on the interests and objectives of the user. Lifing factors to consider:
Physical life (from construction to demolition or replacement). Every asset has a predicted length
of life at the end of which a physical collapse is possible. However most assets never reach that
point and are demolished or replaced beforehand, generally due to economic obsolescence. Note
the physical life corresponds to the ISO 15686 part1 definition of service life.
Economic life (from construction to economic obsolescence). Economic obsolescence happens
when a further use of an asset is no longer the most economic solution among alternatives.
Functional life (from construction to the point when the asset ceases to function for its intended
purpose). An asset reaches the end of functional life when it can no longer function for the
purpose for which it was intended.
Technological life (from construction to the point when the asset is technologically obsolete).
End of technologically life occurs when an asset, typically a system or component, is no longer
technologically equal to or better than available alternatives
Social/legal life (from construction to the point when replacement is required for social or
regulatory reasons). An asset reaches the end of its social or legal life when requirements other
than economic dictate replacement or change, e.g. health and safety or legislative issues.
Contractual / duration of interest life (for any period of time during the duration the physical life
of an asset). This period of analysis covers the length of a contract for a particular service.
Arbitrary life (length of time e.g. 25, 30, 50 years), assumed due to national practice, local best
practices, clients stipulation etc
| 92
3.15.9 Factors affecting life expectancy BS 7543; 1992 Guide to Durability of Buildings and
Building Elements, Components and Materials (BSI 2003) states that the basic causes of
deterioration in buildings are due to the action of weathering, biological infestation, stress,
chemical interactions, physical interactions and normal use. The standard also states that
deterioration will be accelerated by:
3.15.10 These factors all result from human endeavours and therefore do not lend themselves to accurate
prediction. This is the key problem associated with determining component and material life
expectancy.
3.15.11 Industry recognised sources for reference services lives, provide indicative lives only and should
be used with caution as they assume that appropriate maintenance will be undertaken. In
addition to the impact of the environment as described above, it states that the hours of
occupation and hours run should be taken into consideration. All factorings applied should be
recorded as part of the assumptions.
3.16.12 Location factors can be applied however this needs to be with caution as the life cycle
replacement costs are derived from the construction costs, which will already have the location
factor applied. Location factors for local resource to carry out the replacement works may
however, differ from the factors applied by the construction provider.
(ii)
(iii)
Work Item (A column 6): For each component and/or sub-component, identify,
describe and insert the replacement work required (e.g. take up existing vinyl
sheet floor covering and renew with same).
| 93
Template R1: Calculation template for generating the renewal works cost
Worked example (floor finishes) generated from a construction cost plan.
Refer to item 3.16 for rules of measurement for the quantification and costing of life cycle replacement forecast schedules of works from a capital cost plan
2Q11
Quantity
Unit of
Measure
2Q11
Period
Total
CUR
Event Cycle
Scale of
Unit of
Replace
Quantity
CUR Uplift
Replacement
Measure
Unit Rate
%
FLOOR FINISHES
Lifing
(RSL)
Cost per
Event
FLOOR FINISHES
82
m2
30.60
100%
82
m2
50%
45.90 10 yrs
1.00
10 yrs
10 yrs
3,764
133
m2
21.00
80%
106
m2
50%
25.20 10 yrs
1.00
10 yrs
10 yrs
2,681
20%
27
m2
50%
25.20 10 yrs
0.50
5 yrs
5 yrs
670
100%
1,073
m2
20%
45.00 10 yrs
1.00
10 yrs
10 yrs
48,285
100%
816
50%
19.50 50 yrs
1.00
50 yrs
50 yrs
15,912
100%
816
n/a**
5.00
6 yrs
1.00
6 yrs
6 yrs
4,080
100%
nr
n/a**
72.17
10 yrs
0.80
8 yrs
8 yrs
72
100%
nr
n/a**
106.63
20 yrs
0.80
16 yrs
16 yrs
107
calculated
1,073
m2
37.50
40,237.50
816
13.00
nr
149.00
Prior to undertaking the following steps, ensure the preparation rules in establishing
the brief/specific inputs, as outlined in 2.4, has been followed.
calculated NRM 3
calculated
substituted rate
calculated
| 94
Template R2: Calculation template for generating the renewal work costs
Worked example (windows/doors) generated from construction cost plan
WINDOW & DOORS Example
Base dates
2Q11
Quantity
Unit of
Measure
EXTERNAL DOORS
External Doors; Double; 1
hr fire rated
1,181
nr
Construct
Unit Rate
Total
400.00
20
nr
nr
nr
500.00
300.00
7,500.00
Scale of
Unit of Uplift on Replace
Quantity
Replacement
Measure CUR
Unit Rate
10,608.00
10,608.00
Lifing
(RSL)
Lifing
Factor
Cost per
Event
100%
1,181
nr
10%
440.00
40 yrs
0.71
28 yrs
28 yrs
519,640
15%
177
nr
10%
66.00
16 yrs
1.00
16 yrs
16 yrs
11,692
80%
110
nr
10%
440.00
40 yrs
1.00
40 yrs
40 yrs
48,576
Replace ironmongery
15%
21
nr
10%
82.50
20 yrs
1.00
20 yrs
20 yrs
1,708
Replace seals
5%
nr
10%
27.50
20 yrs
1.00
20 yrs
20 yrs
190
80%
16
nr
10%
264.00
20 yrs
1.00
20 yrs
20 yrs
4,224
Replace ironmongery
15%
nr
10%
49.50
20 yrs
1.00
20 yrs
20 yrs
149
Replace seals
5%
nr
10%
16.50
20 yrs
1.00
20 yrs
20 yrs
17
80%
nr
10%
6,600.00
20 yrs
1.00
20 yrs
20 yrs
5,280
20%
nr
10%
1,650.00
20 yrs
1.00
20 yrs
20 yrs
1,650
calculated
EXTERNAL DOORS
10,608.00 Replace external doors; double; 1 hr fire
rated
Prior to undertaking the following steps, ensure the preparation rules in establishing
the brief/specific inputs, as outlined in 2.4, has been followed.
Event Cycle
%
EXTERNAL WINDOWS
10,608.00 Place aluminium; polyester powder coated;
double glazed units
Replace ironmongery
138
Period
CUR
EXTERNAL WINDOWS
Aluminium; polyester
powder coated; double
glazed units
2Q11
calculated NRM 3
calculated
substituted rate
calculated
| 95
(b)
Using Calculation Template with worked example, (Template R1 for costing the
life cycle repairs/replacement renewals works), to record data for cost plan.
(ii)
Scale of replacement (B column 7): Determine and insert the extent of the
component or sub-component to be replaced. The quantity is to be expressed as
a percentage of the component or sub-component to be repaired or replaced (up
to but not exceeding 100%). Notwithstanding this, the percentage of the
component or sub-component at each interval might not be the same. For
example the first interval may require a 30% replacement activity, whereas the
second interval may trigger a 100% replacement activity.
(iii)
Quantity and unit of measure (columns 8 and 9): Insert the actual quantity to
be replaced and the unit of measure. The quantity is calculated by multiplying
the quantity from the capital building works cost plan by the scale of replacement.
(iv)
Uplift and unit rate for replacement works (C) - columns 10 and 11: This is
the required increase to the unit rate in the capital building works cost plan (i.e.
for new works) for replacement works. This uplift is sometimes referred to as a
re-fit uplift. The uplift allows for such items as removal/stripping out, disposal, redesign work, making good, access requirements (including access scaffolding),
management on costs and allowances for out of normal hours working. The unit
rate in the capital building works cost plan is uplifted by the uplift to give the unit
rate for maintenance works.
(v)
Lifing (Reference service life (RSL) (D column 12): This is the frequency at
which the repair or replacement activity will occur after the first year of action.
This is measured in years. Reference service life is the expected service life of
an asset.
(vi)
Lifing Factor (E column 13): This is the adjustment that is applied to take into
account factors that affect the frequency of repair or replacement such as hours
run, material quality, environment, usage and location etc. This can be
expressed either as a percentage or fraction of the replacement frequency.
(vii)
(viii)
First intervention point/remaining life (F column 15): This is the first year
that the repair or replacement activity for a component or sub-component of an
asset will occur. This year of action will be derived either by applying service life
information to the capital building works cost plan or from remaining life data from
the condition survey.
(ix)
Cost per event (column 16): This is the total cost, at current price levels, of
replacing components and sub-components at each occasion. It is calculated by
TO DO INSERT CALCULATION & FORMULA
| 96
(2)
(b)
Work Item (A - column 1): Identify and insert a description of the repair or
replacement works required.
(b)
Quantity and unit of measure (B - columns 2 and 3): Where the repair or
replacement works have been quantified in the condition survey reports, the
quantities can be directly inserted. Where not included in the condition survey
report, the quantity surveyor/cost manager will be required to ascertain the
quantity from record drawings or physically measure the works on-site (column
3). The unit of measurement is inserted in column 3. The unit of measurement
is to be in accordance the tabulated rules of measurement at Part 4 (Tabulated
rules of measurement for cost planning of maintenance works).
(c)
Replace unit rate (C column 4): - This is the unit rate, at current price levels,
applicable to the component or sub-component to be repaired or replaced. The
unit rate is to include the cost of all materials and labour, appropriately adjusted
for local and regional variations, and access /other considerations.
(d)
Lifing (Reference service life (RSL) D column 5): This is the frequency at
which the repair or replacement activity will occur after the first year of action.
This is measured in years. Reference service life is the expected service life of
an asset.
RSL of windows from published source
Reference service
Factors
life assumptions
Project conditions
Factors
Quality of components
Average
Design level
not known
average
Work standard
good practice
good practice
Indoor environment
not relevant
not relevant
Exterior environment
Uk average
In-use conditions
external envelope
external envelope
Maintenance level
regular cleaning
no cleaning
Overall factor
Reference service life
years
1.1
1
0.8
1
0.8
0.704
project life
25 years
18
Table 3.10. Example of a reference service life; Factoring table for windows.
| 97
2Q11
2Q11
Period of analysis
10 years
Event Cycle
Quantity
Cost per
Event
m2
45.90 10 yrs
1.00
10 yrs
7 yrs
3,764
3,764
m2
25.20 10 yrs
1.00
10 yrs
7 yrs
2,671
2,671
m2
25.20 10 yrs
0.50
5 yrs
1 yrs
680
m2
45.00 10 yrs
1.00
10 yrs
3 yrs
48,285
816
19.50 50 yrs
1.00
50 yrs
47 yrs
15,912
816
5.00 6 yrs
1.00
6 yrs
3 yrs
4,080
Replace matting
nr
72.17 10 yrs
0.80
8 yrs
2 yrs
72
nr
106.63 20 yrs
0.80
16 yrs
12 yrs
107
Note
calculated
680
10
Total 1-10
3,764
2,671
680
1,361
48,285
48,285
0
4,080
4,080
72
680
C
72
8,160
72
52,365
680
6,435
4,080
72
144
0
64,385
calculated
| 98
2Q11
2Q11
Period of analysis
20 years
Event Cycle
Quantity
Cost per
Event
1-11
12
13
14
15
16
17
18
nr
440.00 40 yrs
0.71
28 yrs
25 yrs
519,640
177
nr
66.00 16 yrs
1.00
16 yrs
13 yrs
11,692
110
nr
440.00 40 yrs
1.00
40 yrs
37 yrs
48,576
Replace ironmongery
21
nr
82.50 20 yrs
1.00
20 yrs
17 yrs
1,708
1,708
Replace seals
nr
27.50 20 yrs
1.00
20 yrs
17 yrs
190
190
16
nr
264.00 20 yrs
1.00
20 yrs
17 yrs
4,224
4,224
Replace ironmongery
nr
49.50 20 yrs
1.00
20 yrs
17 yrs
149
149
Replace seals
nr
16.50 20 yrs
1.00
20 yrs
17 yrs
17
17
nr
6,600.00 20 yrs
1.00
20 yrs
17 yrs
5,280
5,280
nr
1,650.00 20 yrs
1.00
20 yrs
17 yrs
1,650
1,650
Note
calculated
EXTERNAL DOORS
Replace external doors; double; 1 hr fire
rated
20
Total 1-20
0
0
1,181
Replace ironmongery
19
0
11,692
48,576
48,576
11,692
0
48,576
11,692
13,217
1,708
190
4,224
149
17
5,280
1,650
73,484
calculated
| 99
(e)
Lifing Factor (E column 6): This is the adjustment that is applied to take into
account factors that affect the frequency of repair or replacement such as hours
run, material quality, environment, usage and location etc. This can be
expressed either as a percentage or fraction of the replacement frequency.
(f)
(g)
First intervention point/remaining life (F column 7): This is the first year that
the repair or replacement activity for a component or sub-component of an asset
will occur. This year of action will be derived either by applying service life
information to the capital building works cost plan or from remaining life data from
the condition survey.
(h)
Cost per event (column 8): This is the total cost, at current price levels, of
replacing components and sub-components at each occasion. It is calculated by
STILL TO DO - INCLUDE FORMULA AND CALCULATION
(i)
Repair and replacement cash flow forecast (columns 9 to 19): This will be
generated off of the cost per event and factored life (in years) as shown on the
template in appendix H2.
(j)
Life cycle cost plan: An example of how the floor finishes repair and
replacement forecast costs have been pulled through into the combined
elemental cost plan is shown on the Calculation worked example of a life cycle
renewal cost plan, as Template R3 generated from elemental cost plans in
Templates R1 or R2..
Note:
The life cycle repair /replacement cost plan in Template R3 includes a cumulative
cost per annum and also provides an example of using Net present value cost
per annum (optional) on the following page.
| 100
Substructure
2
2.1
2.2
2.3
2.4
2.5
2.6
2.7
2.8
Superstructure
Frame
Upper Floors
Roof
Stairs and Ramps
External Walls
Windows and External Doors
Internal Walls and Partitions
Internal Doors
3
3.1
3.2
3.3
Internal Finishes
Wall Finishes
Floor Finishes
Ceiling Finishes
5
5.1
5.2
5.3
5.4
5.5
5.6
5.7
5.8
5.9
5.10
5.11
5.12
5.13
5.14
Services
Sanitary Installations
Services Equipment
Disposal Installations
Water Installations
Heat Source
Space Heating and Air Conditioning
Ventilation
Electrical Installations
Fuel Installations / Systems
Lift and Conveyor Installations / Systems
Fire and Lightning Protection
Communication, Security and Control Systems
Special Installations / Systems
Builders Work in Connection with Services
Subtotal
Subtotal
1,650
439
2,089
Subtotal
851
851
-
72
72
-
52,365
52,365
-
19,950
19,950
-
Subtotal
Subtotal
Subtotal
40,000
43
25,000
65,043
Subtotal
Subtotal
2
-
External Works
Total Base Maintenance Works Cost Estimate
Other Costs (in scope)
Management / admin costs
Overheads and profit @ 5%
Project costs/ consultant fees
Employer definable costs
Subtotal
Cost Limit (exclduing risks and inflation/VAT)
Risks / Inflation estimate
Risk allowance
Inflation
Other considerations
Total cost of risks and inflation / other
TOTAL LIFE CYCLE REPLACEMENT COST LIMITS
Cumulative total
NPV of Total LC Replace Cost (3.5% Discount factor)
8
-
TOTAL
10
-
2,830
1,414
6,968
11,212
1,650
439
2,089
2,830
4,714
878
6,968
15,390
7,103
7,103
-
17,532
30,616
48,148
-
4,080
4,080
-
19,950
19,950
-
57,432
64,470
30,616
152,518
-
4,940
4,940
6,587
6,587
9,880
9,880
209
573
2,534
2,447
10,380
16,143
279
764
3,379
3,262
1,700
9,998
19,381
418
1,146
5,465
18,524
2,266
7,587
19,313
54,719
906
2,482
11,378
24,234
3,966
49,371
19,313
111,650
37
50
18,242
18,329
40,000
4
25,000
65,004
40,000
2,618
25,000
67,618
40,000
25,000
65,000
40,000
1,349
25,000
66,349
40,000
329
25,000
25,000
90,329
40,000
1,410
25,000
66,410
40,000
3,216
25,000
68,216
40,000
1,176
25,000
66,176
40,000
4,750
25,000
25,000
94,750
400,000
14,894
250,000
50,000
714,894
30,000
10,000
5,000
45,000
30,000
10,000
5,000
45,000
30,000
10,000
5,000
45,000
30,000
10,000
5,000
45,000
30,000
10,000
5,000
45,000
30,000
10,000
5,000
45,000
30,000
10,000
5,000
45,000
30,000
10,000
5,000
45,000
30,000
10,000
5,000
45,000
30,000
10,000
5,000
45,000
300,000
100,000
50,000
450,000
110,893
110,893
107,143
110,076
220,969
102,757
164,983
385,952
148,805
110,000
495,952
95,859
138,328
634,280
116,468
141,916
776,196
115,449
139,604
915,800
109,728
177,545
1,093,345
134,829
134,687
1,228,032
98,824
234,751
1,462,782
166,419
1,462,782
1,196,281
| 101
m x p1
m=
where:
p1 =
c1 =
(b)
r xp2
r =
p2 =
renewal works estimate (i.e. total estimated cost of forward renewal works)
percentage for maintenance contractors management and administration
costs
maintenance contractors management and administration cost estimate
(i.e. total estimated cost of maintenance contractors management and
administration costs)
where:
c2 =
3.18.5 Alternatively, the estimated cost of all or part of the maintenance contractors management and
administration charges for either or both maintenance (M) works and forward renewal (R) works
can be assessed as a lump sum.
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3.18.6 The maintenance contractors management and administration charges estimate is added to the
annualised maintenance works estimate or periodic renewal works estimate as appropriate.
3.18.7 Allowance for subcontractors management and administration charges is to be made in the unit
rates applied to measured quantities.
3.18.8 It is recommended that the allowance for maintenance contractors management and
administration charges be treated as a separate cost targets.
= (a + b) x c
= maintenance works estimate (i.e. total estimated cost of maintenance
works)
| 103
b
c
d
(a)
= (a + b) x c
= maintenance works estimate (i.e. total estimated cost of maintenance
works)
= maintenance contractors management and administration charges estimate
(i.e. total estimated cost of maintenance contractors management and
administration charges)
= percentage for maintenance contractors profit
= maintenance contractors overheads estimate (i.e. total estimated cost of
maintenance contractors profit)
3.19.6 The percentages addition to be applied for maintenance contractors overheads and maintenance
contractors profit are to be derived from a properly considered assessment of maintenance
contractors overheads and profit found on previous maintenance works contracts.
3.19.7 The maintenance contractors overheads and maintenance contractors profit estimates are
added to the combined total of the maintenance works estimate and the maintenance contractors
management and administration charges estimate. This gives the works cost estimate. The
equation for calculating the works cost estimate is therefore:
e
= a+b+c+d
a
b
c
d
e
=
=
=
=
=
Where:
maintenance works estimate
maintenance contractors management and administration charges
maintenance contractors overheads estimate
maintenance contractors profit estimate
annual maintenance (maintain) repairs and replacement (renewal) works estimates
3.19.8 It is recommended that the allowances for maintenance contractors overheads and profit be
treated as either single cost target or separate cost targets.
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(2)
(3)
(4)
Where actual consultants fees are known (e.g. for the consultant constructing the asset
register), the actual fee is to be included in the cost plan. Any compensating adjustments
are to be made to the applicable cost targets.
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3.22.3 Risk registers and risk estimates are to be reassessed at regular intervals throughout the various
RIBA Work Stages and OGC Gateways to ensure that estimates, formal cost plans and cash
flows realistically reflect the potential impact of any residual risks.
3.22.4 Successive assessments are to show decreasing risk due to reducing uncertainty as a
consequence of the increasing definition of the project itself and decreasing uncertainty as a
result of decisions which are made as the project progresses. However, it should be noted that
risk does not always decrease.
3.22.5 It is recommended that risk allowances be treated as four separate cost targets, which are used
to top up other overspending cost targets as the project progresses. As an element overruns its
cost target, a transfer is made from the appropriate risk allowance to allow for the increase.
Similarly, if a cost target is likely to under run, the surplus is transferred into the appropriate risk
allowance. The recommended cost targets are:
(a)
(b)
(c)
(d)
Note: See clause 2.11 (Risk allowances) in Part 2: Measurement rules for order of cost estimating
for definitions of the above categories of risk allowance. Examples of risks are provided in Part 4;
Tabulated rules or measurement for cost planning (Group element 13; risks checklist). These
examples do not provide a definitive or exhaustive list of risk items, but are simply a guide.
3.22.6 Where any aspects of risk allowances for unplanned or unscheduled maintenance and/or renewal
risks, emergency maintenance risks and employer risks are to be based on a percentage
addition, the allowances are to be calculated by multiplying the base cost estimate by the selected
percentage additions. The equations for calculating the risk allowances for unplanned or
unscheduled maintenance and/or replacements risks, emergency maintenance risks and
employer risks are therefore:
for unscheduled maintenance and/or replacements risks: R1 = a x p1
for emergency maintenance risks: R2 = a x p2
for employer change risks: R3 = a x p3
for employer other risks: R4 = a x p4
where:
a =
p1 =
p2 =
p3 =
p4 =
R1 =
| 106
3.22.9 The risk allowance estimate is added to the combined total of the base cost estimate,
project/design and maintenance team fee estimate and the other maintenance related costs
estimate. This gives the proposed cost limit (excluding inflation). The equation for calculating
the cost limit (excluding inflation) is therefore:
CL = a + b
Where:
a = base cost estimate
b = risk allowances estimate
CL = cost limit (excluding inflation)
3.22.10 Other examples of typical commercial and regulatory risks to be considered include:
Commercial considerations
o
o
o
o
o
o
Other considerations - as defined in item 3.28 includes taking into account of the following:
o
o
o
o
TUPE implications
Disability Discrimination Acts 1995 and 2005
Regional variations (i.e. location adjustment factors)
International working conventions in country differences
| 107
3.24.6 In addition to taxation allowances and taxation relief, development and other types of grant might
be available to the employer.
3.24.7 Taxation allowances, taxation relief and grants can provide valuable financial aid to an employer
on certain types of building, as well as on maintenance and replacement programmes. However,
due to the complexity of, and constantly changing, legislation, it is recommended that specialist
advice is sought to maximise the availability and quantum of taxation allowances, taxation relief
and grants. For that reason, unless specifically requested by the employer, it is recommended
that allowances in connection with taxation allowances, taxation relief and grants be excluded
from cost plans.
3.26.3 Service credits or performance rebates maybe applied during the execution of the maintenance
works, which are often a contract condition, which entitle the employer to make deductions to
payment for not performing some of the contracted maintenance services. It is recommended that
any cost credits or rebates are excluded from the order of estimates and elemental cost planning.
3.26.4 Defects and warranty liabilities DB/JM rules for costing maintenance defects and warranty
period - to clarify who is responsible for defects /warranties impact of inappropriate maintenance
3.26.5 It is recommended that specialist advice is sought on asset depreciation/ write downs matters.
| 108
that the functional unit is clearly identified when costs are expressed in this way. Refer to
Appendix B for types of functional units
3.28.3 Items included in and excluded from the estimated cost are to be clearly communicated to the
employer when reporting maintain and replace and/or the combined maintenance cost plans.
3.28.4 Typical items to be included in maintenance cost plan reports are as follows:
project title;
project description;
status of cost plan;
a statement of cost (including cost limit);
details of the information and service standards on which the cost plan was prepared:
a statement of the floor areas;
the cost plan;
basis of cost estimates (i.e. assumptions):
estimate base date (i.e. to which inflation has been applied)
reasons for changes to previous cost targets (explaining the transfers and adjustments
that has taken place against the previous cost plan);
estimated costs of and a request for decisions on any alternative proposals
cash flow forecast, where appropriate; and
inclusions and exclusions (i.e. a statement of what is included in and excluded from the
order of cost estimate or elemental cost plans)
others as relevant to maintain, replace and /or the total combined maintenance cost plans
Below is a table which summarises the level of cost reporting and analysis, during the RIBA work stages:
Level of Cost Reporting Applications during each of the RIBA Work Stages
Order of Estimate
Maintain
Construct
Maintain
Construct
Maintain
Replace
Pre Construction
New Build or Refurbishment
Stage A - Appraisals
Stage C - Concept
Elemental
Whole Building
Elemental
Sub element
Whole building
Sub element
Sub element
Whole building
Sub element
Post Construction
Stage L - Generated from
Construction cost plan
Capital cost plan (adjusted as built)
Building fabric/structure
Building services
Other maintainable assets
Asset condition/RSL survey
Building fabric/structure
Building services
Other maintainable assets
Appendix F1
Appendix F2
Appendix 1
Appendix F3
Appendix F1
Appendix F4
Note - Refer to Appendix F2 and F3 which provides standard templates for cost reporting and analysis.
| 109
/kw/year (boilers)
/point/year (sanitary ware)
/lift
3.29.2 Derived cost indexation by expressing the ratios of the functional unit cost of maintenance (FMI)
and functional condition (FCI), versus the capital reinstatement value (CRV), or rebuild costs.
3.29.3 If other forms of assessment data are used to identify the asset investment risks and liabilities
then this can be expressed as a function re-investment index (FRI), being the ratio of identified
actions versus the RICS Reinstatement Costs, or rebuild costs.
TO DO TEXT TO EXPLAIN the FMI and FMI and the use of RICS Depreciation Reinstatement
Costs (guidance note).
Note BS 8544 Guide for life cycle costing of maintenance works (currently in drafting)
provides more detailed guidance on how to apply functional maintenance and condition indexing
for investment scenario modelling (i.e. how to assess the impact of funding or not funding renewal
works) and for cost analysis and cost benchmarking purposes (.
| 110
| 111
Part 4 of the rules comprises the rules of measurement for asset specific cost planning of the
maintain (M) and renewal (R) works. It explains the use of the tabulated rules and describes how
to codifying asset specific cost elements. Advice is also given on how to reallocate costs form
elements and sub elements to work packages where building maintenance works are to be
procured through the use of work packages.
4.1.2
Maintenance works shall fully describe and accurately represent the quantity and quality of the
works to be carried out. More detail than is required by these rules shall be given where
necessary in order to define the precise nature and extent of the required work.
4.1.3
The rules of measurement for asset specific cost planning can also be used as a basis for
measuring quantities for the application of maintain (M) works and life cycle renewal (R) works
(i.e. integrating capital building works with the annualised maintenance works and periodic life
cycle renewal works cost estimates and cost plans).
Part 4 of this document includes an standardised cost data structure which links the RICS New
rules of measurement: Order of cost estimating and elemental cost planning for capital building
works, detailed inclusions listing at the building works component level (or constructed assets) to
the applicable maintainable assets and to the assets applicable for service life planning life cycle
repairs/ replacement (renewal) works thereby creating a fully integrated and standardised
construction and maintenance works cost breakdown data structure (i.e. construct with maintain
and renewals based on the level 3 inclusions listing). See the logic and arrangement tables.
4.2.2
Where ever the detailed rules of measurement, and/or units of measurement, differ between the
capital building works rules and the maintenance and life cycle replacement works rules, then this
has been highlighted by exception in the Part 4 tabulated rules of measurement (Group
elements 0 to 14)
The table on the next page provides the reproduction of the logic and arrangements, as published
in Appendix F (revised in 2nd edition) of the RICS new rules of measurement; order of cost
estimates and cost planning for capital building works and then links the logic to the relevant
maintain (M) items and renewal (R) work items.
4.3.2
Unique abbreviation codes have been added to each of the group element and element items,
for example; upper floors (UF) and ventilation systems (VS) and external drainage (ED) etc
Column 4 - links the group element code to the maintain items, where applicable to maintenance
Column 5 links the group element code to the renewal items, where applicable to maintenance
Note The detail listing of the specific maintain and renewal items is provided in Part 4;
Tabulated rules of measurement for asset specific cost planning (group element tables 0 to 8).
| 112
4.3 Logic and arrangements for integrating construct (level 1 to 3 codes) to the maintain (4M) and renewal (4R) work items
Revisions to the published NRM Part 1 elements are highlighted in italics
Note
N/
A
Not applicable to maintenance and/or repairs & replacements - (i.e. is a Construction works item)
LEVEL 1 codes
LEVEL 2 codes
LEVEL 3 codes
Construct Element
Construct Sub-element
Substructure (BFM)
Superstructure (BFM)
Contaminated land
Demolition works
LEVEL 4M / 5M
codes
Maintain items
Renewal items
N/A
THW items
N/A
N/A
THW items
THW items
N/A
DEM items
SGR items
SGR items
N/A
N/A
SGR items
SGR items
N/A
TDW items
Archaeological investigation
N/A
ESI items
N/A
ESI items
N/A
ESI items
Standard foundations
N/A
SUB items
N/A
SUB items
N/A
SUB items
Basement excavation
N/A
N/A
N/A
SUB items
Steel frames
N/A
FRA items
Space decks
N/A
FRA items
N/A
FRA items
Concrete frames
N/A
FRA items
Timber frames
N/A
FRA items
N/A
FRA items
Substructure (SUB)
Frame (FRA)
| 113
6
7
Roof (ROO)
Floors
N/A
UF items
Balconies
UF list
UF items
Drainage to balconies
UF list
UF items
Roof structure
ROO items
ROO items
Roof coverings
ROO items
ROO items
ROO items
ROO items
Roof drainage
ROO items
ROO items
ROO items
ROO items
Roof features
ROO items
ROO items
STR items
STR items
STR items
STR items
STR items
STR items
STR items
STR items
EWAL items
EWAL items
EWAL items
EWAL items
EWAL items
EWAL items
External soffits
EWAL items
EWAL items
EWAL items
EWAL items
EWAL items
EWAL items
External windows
External doors
IWAL items
IWAL items
IWAL items
IWAL items
IWAL items
IWAL items
Cubicles
IWAL items
IWAL items
Internal doors
IDR items
IDR items
Finishes to walls
WF items
WF items
Finishes to floors
FF items
FF items
FF items
FF items
| 114
Services (BES)
Finishes to ceilings
CF items
CF items
False ceilings
CF items
CF items
CF items
CF items
FFE items
FFE items
FFE items
FFE items
FFE items
FFE items
Signs / Notices
FFE items
FFE items
Works of art
FFE items
FFE items
Equipment
FFE items
FFE items
Internal planting
FFE items
N/A
FFE items
FFE items
Sanitary appliances
SA items
SA items
Sanitary ancillaries
SA items
SA items
Pods
N/A
N/A
Services equipment
SE items
SE items
DI items
DI items
2
3
DI items
DI items
DI items
DI items
WI items
WI items
WI items
WI items
WI items
WI items
WI items
WI items
WI items
WI items
HS items
HS items
Heat source
Central heating
SHAC items
SHAC items
Local heating
SHAC items
SHAC items
Central cooling
SHAC items
SHAC items
Local cooling
SHAC items
SHAC items
SHAC items
SHAC items
SHAC items
SHAC items
| 115
9
10
11
12
SHAC items
SHAC items
SHAC items
SHAC items
Central ventilation
VS items
VS items
VS items
VS items
VS items
VS items
EI items
EI items
Power installations
EI items
EI items
Lighting installations
EI items
EI items
EI items
EI items
EI items
EI items
EI items
EI items
Fuel storage
FI items
FI items
FI items
FI items
LCI items
LCI items
Escalators
LCI items
LCI items
Moving pavements
LCI items
LCI items
LCI items
LCI items
Conveyors
LCI items
LCI items
LCI items
LCI items
LCI items
LCI items
8
9
LCI items
LCI items
LCI items
LCI items
10
LCI items
LCI items
FLP items
FLP items
FLP items
FLP items
Lightning protection
FLP items
FLP items
Communication systems
CSC items
CSC items
Security systems
CSC items
CSC items
CSC items
CSC items
| 116
13
14
SI items
SI items
SI items
SI items
SI items
SI items
SI items
SI items
Water features
SI items
SI items
BWIC items
BWIC items
DEC items
DEC items
BWIC items
BWIC items
Complete buildings
N/A
SPECIALIST
Building units
N/A
N/A
N/A
N/A
Excluded
RES items
Existing services
N/A
N/A
N/A
N/A
Excluded
FR items
Faade retention
N/A
N/A
N/A
N/A
Masonry repairs
Excluded
RW items
Concrete repairs
Excluded
RW items
Metal repairs
Excluded
RW items
Timber repairs
Excluded
RW items
Plastics repairs
Excluded
RW items
Site clearance
N/A
N/A
RPP items
RPP items
RPP items
RPP items
SL items
SL items
External planting
SL items
SL items
1
2
3
| 117
5
6
Irrigation systems
SL items
SL items
FRW items
FRW items
FRW items
FRW items
Retaining walls
FRW items
FRW items
FRW items
FRW items
EF items
EF items
Ornamental features
EF items
EF items
ED items
ED items
ED items
ED items
ED items
ED items
ED items
ED items
ES items
ES items
ES items
ES items
ES items
ES items
ES items
ES items
ES items
ES items
5
6
Maintenance Contractors
Management / Administration
ES items
ES items
ES items
ES items
ES items
ES items
ES items
ES items
10
ES items
ES items
11
ES items
ES items
Excluded
MBW items
Excluded
MBW items
Excluded
MBW items
Site accommodation
ER items
ER items
Site records.
ER items
ER items
ER items
ER items
| 118
MCC items
MCC items
2
3
Site establishment
MCC items
MCC items
Temporary services
MCC items
MCC items
Security
MCC items
MCC items
MCC items
MCC items
MCC items
MCC items
Mechanical plant
MCC items
MCC items
Temporary works
MCC items
MCC items
Site records
MCC items
MCC items
10
MCC items
MCC items
11
MCC items
MCC items
12
MCC items
MCC items
13
Site services
MCC items
MCC items
14
MCC items
MCC items
10
MCOP item
MCOP item
11
PCF items
PCF items
PCF items
PCF items
PCF items
PCF items
PCF items
PCF items
MCPF items
MCPF items
MCPF items
MCPF items
MCPF items
MCPF items
MCPF items
MCPF items
MCDF item
MCDF item
N/A
N/A
N/A
OMPC items
OMPC items
OMPC items
3
12
| 119
12
Charges
Planning contributions
Insurances
Archaeological works
10
11
Marketing costs
12
13
14
Risk
Inflation
OMPC items
OMPC items
N/A
N/A
OMPC items
OMPC items
N/A
OMPC items
OMPC items
OMPC items
OMPC items
OMPC items
OMPC items
OMPC items
N/A
N/A
OMPC items
OMPC items
Business Risks
Risk items
Risk items
Performance Risks
Risk items
Risk items
Risk items
Risk items
Risk items
Risk items
Risk items
Risk items
Risk items
Risk items
Risk items
Risk items
Risk items
Risk items
Tender Inflation
Inflation items
Inflation items
Maintenance Inflation
Inflation items
Inflation items
| 120
The rules of measurement for asset specific cost planning of maintain works and renewal works,
are set out in tables.
4.4.2
Facilitating works
Substructure
Superstructure
Internal finishes
Fittings, furnishings and equipment
Services
- Supplementary list of miscellaneous common asset types
Not applicable to maintenance (is a capital building work item)
Works to existing buildings e.g. redecorations
External works
Maintenance contractors management and administration cost
Maintenance contractors overheads and profit
Other maintenance related costs / consultant fees
Employer definable maintenance related costs
Risks allowances
Inflation
4.4.3
Building maintenance works The tables for Group elements 1 to 8 comprise the rule of
measurement for the maintenance works, which are aligned to RICS New rules of measurement:
Order of cost estimating and cost planning capital building works measurement rules (2nd edition).
4.4.4
4.4.5
The symbol / used between two or more units of measurement or within text, means or
4.4.6
The logic and arrangement of levels to link construction code with maintenance tasks and service
life plans for life cycle renewal programming is shown item 4.3 in part 4 of this document.
4.5.2
Codes for levels 1 to 3 are as stipulated in the RICS New rules of measurement: Order of cost
estimating and cost planning for capital building works, while codes for level 4 (i.e. components)
will be user defined. This is because of the number of variable components that could be
generated for any one sub element. (Note the maintenance plan for different component types will
vary depending on the make and material specification e.g. cast iron or plastic gutter).
| 121
4.5.3
It is recommended therefore, that each component measured be named and codified within each
sub element. This will allow a unique level 4 code to be established for each component and
where applicable the key sub components at level 5. For example:
Level 1
Level 2
Level 3
Level 4
Level 5
Group elements
Element
Sub element
Component (inclusions)
Sub component
Services
Heat Source
Heat Source
Boiler (Gas fired)
Burner
Coding 5
Coding 5.5
Coding 5.5.1
S HS BOI 01
S HS BUR 01
4.5.4
These levels provide the basis for a codified framework for elemental and asset specific cost
planning, which can be used both as a frame of reference for cost checking cost targets and the
overall cost limit as more design information and/or asset specific information becomes available.
They are both a work breakdown structure (elements) and a cost breakdown structure (cost
targets) for a building and a maintenance project.
4.5.5
Naming convention for level 4 components uses S being first letter of the level 1 description;
HS abbreviation from level 2 element and BOI is abbreviate the specific component type Boiler.
As there are a number of boiler types 01 denotes a specific make or specification of boiler,
namely an Atmospheric gas burner free standing boiler unit. Part 4 includes a list of other types.
Note The data structure listing in part 3 for all maintainable assets has been aligned with the
HVCA SFG 20 standard maintenance task schedules and the naming convention and codification
of maintenance tasks to the construction works sub elements has been aligned.
4.5.6
For repair/replacement life planning the life cycle replace works for specific makes and
specification will need to be stated and then the applicable Reference Service Life (RSL) or
otherwise known as the Life expectancy of the building component in years, be assigned
accordingly. For example:
Level 2/3
Level 4
Level 5
Heat Source
Coding 5.5/ 5.5.1
Boiler (Gas fired) RSL Norm 20 years
Burner
RSL Norm 15 years
Note CIBSE Guide M provides Indicative life expectancy factors for all building services
equipment items. The BCIS Life Expectancy of Building Components Surveyors experiences of
buildings in use, provides a published source of reference service life for components split down
into typical make and material specification items, for all element groups (fabric and services).
4.5.7.
The asset specific list of elements, sub element and components applicable to each functional
unit will determine the cost breakdown structure to be used for maintenance cost planning. Refer
to item 4.3, which gives the logic and arrangement of levels 1 to 3 aligned to maintainable assets;
and the tables provide the detailed component listing for 4M maintain items and 4R replace items,
and measurement rules to be used for selecting applicable assets for maintain and replace items
EXTRACT LISTING THE APPLICABLE MAINTAINABLE ASSETS - BY FUNCTIONAL TYPE
--------------------------------------------------------------------------------------------------------------------------------Functional Unit
Fire Station
Maintainable Assets Applicable Asset Types
Maintain
Replace
--------------------------------------------------------------------------------------------------------------------------------Group/Element
RSL (years)
Boiler (Atmospheric)
Burner (Gas fired)
S HS BOI O1
S HS BUR 01
20 years
15 years
---------------------------------------------------------------------------------------------------------------------------------
| 122
4.5.8.
Asset coding also needs to allow for cost estimating and analysis at a variety of levels, such as;
Geographical location, economic, administrative (i.e. regional) or organisation groups
Site / establishment multiple buildings/ blocks and functional types on one campus
Buildings/ function space standard portfolio estate protocols and function classifications
Asset attributes individual buildings (listed), archetypes (Victorian, 1960 constructions etc)
Other information that will be collected from wider economic and sustainability evaluations
Land/ Establishment / Site
Level 1
Level 2
Level 3
Level 4
Building &
Structures
Fabric &
Structures
Building
Services
Process plant
& machinery
Establishment
Infrastructure
Plant
Machinery
The rules of measurement are intended to be provide a standardised basis for asset surveying
to allow asset information to be structured logically for surveyors to capture information easily
without ambiguity and enable robust analysis of the collected data to address the questions
required form the condition surveys and remaining life assessments.
4.5.10
Coding options as asset information will be captured from existing data sources as well as
fresh asset verification and future condition and remaining life surveys, it is likely that the
existing coding structure will need to be retained as well as the new rules of measurement
coding. Typical coding options to be accommodated in addition to the NRM3 coding, could
include;
Using existing codes from the employer
Industry standards (e.g. RICS/ BCIS and the HVCA SFG20 maintenance task codes)
In house codes (as required)
The group element tables included in part 3 for asset specific cost planning of maintain and
replace include a reference to normal industry maintenance strategies categorised as below:
(i)
(ii)
(iii)
(iv)
(v)
(iv)
Bespoke or Specialist
Planned Inspections (RO)
Planned Inspections (RR)
Routine maintenance
Management procedures
End of life or interest
4.6.2
For comparative analysis and robust cost management purposes this document includes rules of
measurement for asset specific cost planning based on adoption of the use of maintenance
strategies from each group/element and sub elements, based good industry practices norms.
4.6.3
Important that the Quantity surveyors/ cost manager ensure that they agree and apply the
appropriate maintenance strategies applicable to the specific project.
| 123
4.7
Note BS 8544 Guide for life cycle costing of maintenance works provides more detailed
guidance on how to apply maintenance strategies and also covers capturing asset data via asset
identification and verification surveys and physical condition and remaining life assessments
| 124
Group element 0:
Group element 1:
Group element 2:
Group element 3:
Group element 4:
Group element 5:
Facilitated Works
Substructure
Superstructures
Internal finishes
Fittings, furnishings and equipment
Services
- Supplementary list of miscellaneous items
Group element 6; Complete buildings and building units - Not applicable to NRM 3
Group element 7: Works to existing buildings e.g. redecorations
Group element 8: External works
Group element 9; Maintenance contractors management and administration
Group element 10: Maintenance contractors overheads and profits
Group element 11; Other maintenance costs /consultants fees
Group element 12; Employer definable maintenance costs
Group element 13: Risk allowances
Group element 14: Inflation/ deflation
NOTE The following group tables will be subject to final changes once the various industry working group have completed cross checking and validating
the detailed rules for measurement
| 125
Facilitating works
MAINTENANCE
Normal Practice
Quantification of the
'MAINTAIN' work
items
In specific
circumstances only
Maintenance
strategy (M&R)
Define as applicable
Quantification of the
RENEWAL work items
Unit of
Measure
Maintainable asset
description
Applicable to Maintain
(4M) and Replace (4R)
Select the 'applicable
maintainable asset type'
Note use common asset
types to link the construct,
maintain and replace cost
planning (unless stated by
exception)
Toxic or hazardous
material removal
Item
0.1.2
m2/m3
Contaminated land
0.1.3
m2/m3
Removal of toxic or
hardardous material
FW PIB - Specialist
not maintainable
Eradication of plant
growth
FW PIB Specialist
| 126
0.2
Major demolition
works
0.2.1
not maintainable
included in construction or
replacement
m2
Demolition works
0.3.1
Item
0.3.2
m2
0.3.3
m2
Item
Not maintainable
0.5.1
Item
Archaeological investigation
Taken elsewhere
0.5.2
Item
Taken elsewhere
0.5.3
Item
Site investigation
measures
0.3
0.4
Specialist ground
works
Reactive & Proactive
FW PIB Specialist
Not maintainable
Ground gas vending
measures
FW PIB Specialist
Temporary diversion
works
0.4.1
0.5
Extraordinary site
investigation works
FW PIB Specialist
| 127
MAINTENANCE
Normal Practice
Substructure
Quantification of the
'MAINTAIN' work items
Quantification of the
RENEWAL work items
Maintenance
strategy (M&R)
Define as applicable
Decide the
appropriate
maintenance regime
for each applicable
asset type in scope
Unit of
Measure
Maintainable asset
description
Applicable to Maintain
(4M) and Replace (4R)
Select the 'applicable
maintainable asset type'
Note use common asset
types to link the construct,
maintain and replace cost
planning (unless stated by
exception)
(Note - Industry
normal practice
provided)
Standard
foundations
Item
Item
1.1.2
1.1.3
Specialist
foundation systems
Lowest floor
construction
m2
m
nr
Standard foundations
PIB (RO)
Underpinning
PIB (Specialist)
Specialist foundation
systems
PIB (RO)
PIB (RO)
Service ducts
BF SUB DUCT 1
BF SUB DRAIN 1
| 128
Item
1.1.4
Basement
excavation
1.1.5
Basement retaining
walls
nr
m2
m/ m2
PPM, Reactive
and Proactive (RO)
(PIB specialist)
Internal manholes
BF SUB DRAIN 3
(i.e. PIB of drains)
PIB (RO)
BF SUB DRAIN 2
( i.e. PIB of drains)
Not maintainable
| 129
MAINTENANCE
Normal Practice
2.1
2.2
Frame
Upper floors
2.3
Roof
2.4
2.5
External walls
2.6
2.7
2.8
Internal doors
Quantification of the
'MAINTAIN' work items
Quantification of the
RENEWAL work items
Norm is to do scheduled
tasks for specific items
only
| 130
Unit of
Measure
Maintainable asset
description
Applicable to Maintain
(4M) and Replace (4R)
Select the 'applicable
maintainable asset type'
Note use common
asset types to link the
construct, maintain and
replace cost planning
(unless stated by
exception)
Maintenance
strategy (M&R)
Define as applicable
Decide the
appropriate
maintenance regime
for each applicable
asset type in scope
(Note - Industry
normal practice
provided)
Steel frames
item
2.1.2
Space decks
item
Space frame/decks
2.1.3
item
2.1.4
Concrete frames
item
Concrete frames
2.1.5
Timber frames
2.1.6
PIB
Timber frame systems
m2
Other frame systems
BF FR PIB specialist
BF FR PIB specialist
BF FR PIB specialist
Concrete frames
BF FR PIB specialist
BF FR PIB specialist
BF FR PIB specialist
BF UF PIB specialist
Precast / composite
decking systems
BF UF PIB (RO)
Floors
m2
m2
Balconies
nr
BF UF TIM SF 1
Balconies
BF UF PIB (RO)
| 131
2.2.3
Drainage to balconies
nr
m2
Drainage to balconies
BF UF BAL DRAIN 2
Roof structure
PIB (RO)
PIB (RR)
BF ROO COV 1
BF ROO COV 2 3,4,5,6,7
(as applicable to type of
coverings)
PIB specialist
Gutters
PIB (RO)
Rainwater downpipes
PIB (RO)
BF RWD 1
PIB (RO)
BF DRAIN 3
PIB (RO)
included in RW
PIB (RO)
BF ROOLIG 1
PIB (RO)
BF ROOI 4
Enclosures to conceal
plant, rooflines and the like
PIB (RO)
BF ROO ENC 1
PIB specialist
BF ROO FAS 1
PIB specialist
BF ROO FAV 1
PIB specialist
BF ROO SEB 1
PIB (DEC)
BF ROO DEC
Roof structure
Roof coverings
2.3.3
2.3.4
Roof drainage
m2
System
m
M
System
nr
2.3.5
nr
nr
2.3.6
2.3.7
Roof features
nr
nr
nr
nr
m2/nr
BF RWG 1
state material types
(e.g. cast iron, uPVC, aluminium,
other)
and identified work items
details to be stated
| 132
nr
Staircases (including
spiral)
PIB (RO)
BF STA 1& 2
PIB (RO)
BF STA 1& 2
PIB (RO)
BF STA 1& 2
PIB (RR)
PIB (RR)
BF STA HAN 1
PIB (RR)
BF STA HAN 1
2.4.2
2.4.3
nr
nr
nr
nr
nr
2.4.4
2.4.5
nr
nr
nr
Access ladders.
nr
nr
m2/nr
PIB (RR)
PIB (RR)
Access ladders
PIB (RR)
PIB (RR)
PIB (RR)
PIB (DEC)
BF STA DEC
PIB (RO)
BF EWAL 1,2,4,6,7,13,14
and PIB walls
Gable walls
PIB (RO)
BF EWAL 1,2,4,6,7,13,14
and PIB walls
m2
m2
M2
m2
Curtain walling
PIB (RO)
BF EWAL 1,2,4,6,7,13,14
and PIB walls
PIB (RO)
BF EWAL 8, 9 and 12
and PIB walls
| 133
m2
m2
m2
m2
m2
2.5.4
External soffits
Subsidiary walls,
balustrades, handrails,
railings and proprietary
balconies
PIB (RO)
BF EWAL 8, 9 and 12
PIB (RO)
BF EWAL 8, 9 and 12
and BF PIB walls
PIB (RO)
BF EWAL 3,5
PIB (RO)
BF CLA 2
PIB (RO)
BF CLA 3 & 4
and PIB walls
Finishes applied to
external walls (state the
material)
PIB (RO)
BF EWAL 1,2,4,6,7,13,14
and PIB wall finishes
m2
PIB (RO)
BF EWAL 8, 9 and 12
m2
PIB (RO)
BF EWAL 9
PIB (RO)
BF CLA 2 -4
Demountable suspended
ceilings
PIB (RR)
BF DEMCEI 7
PIB (DEC)
BF CEI 4,5 10
Subsidiary walls,
balustrades, handrails,
railing and the like
PIB (RR)
m2
m2
m2
2.5.5
Refer to 5.8.5
BF EWAL 2
and BF PIB walls
m2
2.5.3
PIB (RO)
PIB (RO)
m2
Masonry walls
m2
2.5.2
| 134
2.5.6
2.5.7
nr
m2/nr
BF MECH 10
PIB (DEC)
BF EWAL DEC
PIB (RR)
Element 2.6: Windows and external doors (BF WIN & EDR)
nr
2.6.1
External windows
nr
nr
nr
nr
Nr
Nr
Nr
Nr
2.6.1a
2.6.2
nr
nr
Nr
Windows to dormers
PIB (RR)
PIB (RR)
PIB (RR)
Integral blinds
PIB (RR)
BF WIN BLI 1
PIB (SPEC)
Canopies
PIB (RR)
BF CANOPY (SPEC)
PIB (RR)
BF BLI 1
PIB (RR)
BF WIN 1-8
PIB (DEC)
BF WIN DEC
PIB (RR)
BF EDR 1-5
nr
Revolving doors
nr
Patio doors
nr
Garage doors
nr
nr
nr
PIB (RR)
BF EDR 1-5
BF EDR MECH 1D
Patio door
PIB (RR)
BF EDR 1-5
Garage doors
PIB (RR)
BF EDR 1-5
PIB (RR)
BF EDR 1-5
| 135
nr
nr
nr
nr
Canopies
PIB (RR)
SPEC
Grilles
PIB (RR)
PIB (LRR)
Ironmongery
PIB (RR)
BF EDR 1-5
PIB (RR)
PIB (RR)
BF EDR 1-5
PIB (RR)
SPEC
PIB (DEC)
BF EDR DECS
PIB (RO)
BF IWAL 1, 2, 4, 6, 7, 13,
14
Masonry walls
PIB (RO)
BF IWAL 2
nr
nr
2.6.3
m2/nr
m2
m2
2.7.2
m
Balustrades and handrails
2.7.3
m2
2.7.4
Cubicles
nr/m2
2.7.5
m2/nr
PIB (RR)
BF HAN 1
PIB (RR)
BF IWAL RD
Cubicles
PIB (RR)
BF CUBICLES
PIB (DEC)
BF IWAL DECS
| 136
2.8.1
2.8.2
Internal doors
nr
nr
nr
Door sets
nr
PIB (RR)
BF IDR 1 -5
MECH 1B
PIB (RR)
BF IDR 1 -5
PIB (RR)
BF IDR 1 -5
PIB (RR)
BF IDR 1 -5
nr
PIB (RR)
MECH 1A, 1C
nr
PIB (RR)
MECH 1E, 1F
nr
Ironmongery
Ironmongery
PIB (RR)
BF IDR 1 -5
nr
PIB (DEC)
BF IDR DECS
| 137
Wall finishes
Floor finishes
Ceiling finishes
Quantification of
the 'MAINTAIN'
work items
Quantification of the
RENEWAL work items
Arising from Planned Inspections
(PIB) repairs only and end of life
asset replacement
Norm is to do
scheduled tasks for
specific items only
Maintenance
strategy (M&R)
Define as applicable
Decide the
appropriate
maintenance
regime for each
applicable asset
type in scope
Unit of
Measure
Maintainable asset
types description
Applicable to Maintain
(4M) and Replace (4R)
Select the 'applicable
maintainable asset type'
Note use common asset
types to link the construct,
maintain and replace cost
planning (unless stated by
exception)
(Note - Industry
normal practice
provided)
Finishes to walls
m2
m2
m2
PIB (RR)
BF WF 3
Sprayed monolithic
coatings
PIB (RR)
BF WF XX?
PIB (RR)
BF WF 6
| 138
m2
m2
m2
m2
m2
m2
Decorative sheet
coverings
PIB (RR)
PIB (RR)
BF WF 10
BF WF 1, 5, 7
BF WF INSUl
PIB (RR)
PIB (RR)
BF WF 3
BF WF 1, 5, 7
PIB (RR)
PIB (RR)
Latex screeds
PIB (RR)
PIB (RR)
BF FF 1
Floating floors
PIB (RR)
BF FF 1
PIB (RR)
BF FF 9
PIB (RR)
BF FF 5, 6, 14
PIB (RR)
BF FF 8
PIB (RR)
BF FF 2, 12
PIB (RR)
BF FF PIB (GEN)
PIB (RR)
PIB (RR)
BF WF 8, 9
Finishes to floors
m2
m2
m2
m2
Floating floors.
m2
m2
m2
m2
m2
m2
BF FF 1
BF FF 1, 10
BF FF 7
| 139
m2
3.2.2
m2
m2
m2
m2
m2
PIB (RR)
BF FF 3
PIB (RR)
BF FF 4, 16, 17
PIB (RR)
BF FF PIB (GEN)
PIB (RR)
BF FF 11, 18
Finishes to swimming
pools
PIB (RR)
BF FF PIB (GEN)
PIB (RR)
BF FF 1 18
PIB (RR)
BF FF 1 18
Finishes to ceilings
m2
m
m2
Linings to ceiling
PIB (RR)
PIB (RR)
BF CF 3, 11, 12
PIB (RR)
BF CF 2, 3, 6, 8, 10, 12
Sprayed monolithic
coatings
PIB (RR)
BF CF PIB (GEN)
BF CF 1, 4, 5
m2
m2
PIB (RR)
PIB (RR)
m2
PIB (RR)
BF CF 3, 11, 12
BF CF PIB (GEN)
BF CF PIB (SPEC)
| 140
3.3.2
False ceilings
m2
m2
m2
m2
M
PIB (RR)
PIB (RR)
Plaster finishes
PIB (RR)
BF CF 2, 6, 8, 10,
PIB (RR)
BF CF 1, 4, 5
PIB (RR)
PIB (RR)
BF CF 1,4,5
Proprietary suspended
ceiling
PIB (RR)
BF CF 7
PIB (RR)
BF CF 7
Acoustic suspended
ceiling
PIB (RR)
BF CF 7
Specialist suspending
ceiling
PIB (RR)
BF CF 7
BF CF 9
state the type of finishes for life
cycle expectancy purposes; state
details of identified repairs and
replacement works arising from
planned inspections
BF CF CORN
Demountable
suspended ceilings
m
m2
m2
m2
m2
m2
BF CF PIB (GEN)
insulation (used as ceiling
finish)
Shadow gaps and the like
PIB (RR)
PIB (RR)
BF CF 1, 4, 5
| 141
MAINTENANCE
Normal Practice
Quantification of the
'MAINTAIN' work items
Quantification of the
'RENEWAL' work items
Unit of
Measure
Maintainable asset
types description
Applicable to Maintain
(4M) and Replace (4R)
Select the 'applicable
maintainable asset type'
Note use common
asset types to link the
construct, maintain and
replace cost planning
(unless stated by
exception)
Maintenance
strategy (M&R)
Define as applicable
Decide the
appropriate
maintenance
regime for each
applicable asset
type in scope
(Note - Industry
normal practice
provided)
4.1.2
General fittings,
furnishings and
equipment
Domestic kitchen
fittings and
equipment
nr
nr
nr
nr
nr
FFE FIR 8 - 13
Vacuum cleaners,
cleaning equipment
FFE PAT 1
FFE PAT 1
Taken elsewhere
FFE PAT 1
| 142
nr
nr
nr
nr
4.1.3
4.1.4
4.1.5
4.1.6
Special purpose
fittings, furnishings
and equipment
Signs / notices
nr
nr
nr
nr
nr
4.1.7
Internal planting
4.1.8
nr
FFE PAT 1
FFE PAT 1
FFE PAT 1
Taken elsewhere
FFE SPFFE 1
maintenance or planned
inspections of FFE
Works of art
Equipment
Refrigerators, freezers
and the like.
Dishwashers.
Clothes washing
machines, clothes
dryers, ironing cabinets
and the like.
nr
nr
nr
Taken elsewhere
Taken elsewhere
Nameplates, plaques
and identification
symbols
Objects d'art; fish tank;
decorative features and
panels and the like
Non mechanical and
non electrical equipment
(state details of asset )
Natural and artificial
internal planting
Wires, nets, traps and
the like.
Electronic and sonic
systems.
Excluded -Specialist
Excluded - Specialist
Excluded
FFE Specialist
INT Planting
INT Planting
| 143
Sanitary installations
Services equipment
Disposal installations
Water installations
Heat source
Space heating and air
conditioning
Ventilation systems
Electrical installations
Fuel installations/ systems
Lift and conveyor
installations
Fire and lightning protection
Communication, security
and control systems
Specialist installations
Builders work in connection
with services
Testing and commissioning
of services (resetting to
works)
NOTE This table is being
reviewed by the CIBSE
maintenance task group to
align with Guide M revisions
| 144
Unit of
Measure
Maintainable asset
description
Applicable to Maintain
(4M) & Replace (4R)
Maintainable sub
components (Level
5 Maintain /Replace)
Maintenance
strategy (M&R)
Define as
applicable
Decide the
appropriate
maintenance
regime for each
applicable asset
type in scope
(Note - Industry
normal practice
provided)
Maintain work
items
Select the
applicable
scheduled tasks
HVCA SFG20 core
task schedules
and/or sector,
organisation specific
plus additional not
typical PPM tasks.
Alternatively
prepare bespoke
scheduled
maintenance tasks.
nr
nr
nr
nr
nr
nr
nr
nr
WC
Cisterns
Urinals and cisterns
Automatic controls and
sensors
Slop hoppers
Water saving devices and
meters
Sinks , baths and bidets
SA SAN 3A
SA SAN 3B
SA SAN 3C
SA SAN 3D
SA SLH 1
SA CON 1
SA SBB 01
SA SAN 1
nr
SA SHO 1
| 145
nr
nr
nr
nr
nr
nr
nr
nr
5.1.2
SA TAP 1
SA TAP 2
SA TAP 3
SA TAP 4
SA VAL 13
SA SHO 1
SA SHO 2
SA DISP 1
SA WPF 01
nr
Drinking fountains
nr
Mains water
dispenser
Sanitary ancillaries
nr
Saunas equipment
Taken in SI
nr
Shower cubicles
Shower cubical
SA PIB San
nr
Bath/shower curtain
rails
Proactive PIB
(RR)
Proactive PIB
(RR)
nr
Grab/support rails
Proactive PIB
(RR)
SA PIB San
nr
Proactive PIB
(RR)
SA PIB San
nr
Hand dryers
Hand dryers
SA HAN 1
nr
Sanitary fittings
general
Proactive PIB
(RR)
SA PIB San
nr
Sanitary incinerators
SA DOMS 1
nr
Sanitary macerators
Incinerator (sanitary
towel disposal)
Sanitary macerators
SA SAN 1
nr
SA DOMS 13
SA PIB San
| 146
Item
5.1.3
nr
Electrical checks on
sanitary appliances
SA ELECTS 2
Pods complete
NOT APPLICABLE
nr
Bathroom pods
Construction Item
nr
Toilet pods
Construction Item
nr
Construction Item
nr
Catering equipment
(designed for use in provision
of food and drink on a
communal or commercial
scale)
Definition - Services
equipment designed for use
on a communal or
commercial scale
specialist catering
maintenance (see
supplementary list)
SE SAN 3
specialist catering
maintenance (SUP)
nr
specialist service
equipment
maintenance
specialist service
equipment
maintenance
SE STE 1C
nr
Steriliser (mechanical)
SE STE 1M
nr
Steriliser (electric
powered steam)
Medical equipment
SE MED 2
SE MED 3
Portable appliance
testing (PAT)
SE PAT 1
nr
nr
nr
nr
nr
Specialist catering
maintenance
Refer to 5 M
supplementary list
specialist catering
maintenance
Refer to 5 M
supplementary list
| 147
specialist service
equipment
maintenance
Ironing machine
specialist service
equipment
maintenance
SE LAUN 01
nr
Steam press
SE LAUN 02
nr
nr
Dryers,
Washer/dryers
Washer extractor
SE LAUN 04
nr
Washing machine
SE LAUN 05
nr
Washing machine
(industrial steam)
Portable appliance
testing
Note
For all the different
facilities or functional
types identify the
relevant services
equipment items that
are maintainable
assets.
nr
nr
nr
entertainment buildings,
community centres and clubs
sports buildings, swimming
pools, marinas and stadia
religious and funerary
buildings
educational buildings
nr
nr
special residential
buildings, hotels and elderly
care homes
rail road, water and air
transport buildings and
terminals
agricultural, fishing and
forestry buildings
communications, power
supply, mineral supply and
water supply buildings
factories, industrial
buildings for food, drink,
chemicals, engineering,
textiles and the like
shops, showrooms, stores,
shopping centres and
warehouses
defence, police, prison and
fire service buildings
nr
nr
nr
nr
nr
nr
nr
nr
SE LAUN 03
SE LAUN 06
SE PAT 1
Note
For all the different
facilities or
functional types
identify the relevant
services equipment
items that are
maintainable
assets.
| 148
nr
Element 5.3
5.3.1
nr
m2
m2
m2
m2
m2
DI SAN 2
D1 SAN 4
D1 SAN 5
D1 SAN 6
DI PIBS (DI)
D1 VAL 14
Prefabricated floor
channels and gratings
nr
Proactive PIB
(RR)
DI PIBS (DI)
nr
Sump pumps
Sump Pumps
Proactive PIB
(RR)
PPM & Reactive
DI PIBS (DI)
Item
5.3.2
m
m
General routine
inspections
Painting, anti-corrosion
treatments and coating
systems to drainage pipelines
Painting - anti
corrosion treatments
DI CHECKS 2
DI PGLAS 01
DI PACT 01
| 149
DI TRAPS 01
DI GULL 01
DI CS TANK
DI SET TANK
DI CONTR 01
DI CONM 02
Effluent treatment
plant
Dosing equipment
DI ETP 01
DI DOS 01
Steriliser
DO STER 01
DI MOU 01
Thermal insulation
DI INS 01
DO REFU 01
nr
nr
Settlement tanks
Chemical Storage
Tank
Settlement tanks
nr
Connections to equipment
Not maintainable
nr
nr
nr
nr
Dosing equipment
nr
Sterilisation equipment
Not maintainable
control components
located externally
monitoring equipment
located externally
Refuse disposal
Nr
Mountings
Thermal insulation
Refuse input devices (note
chutes and ducts taken
separately)
Plant for the
compacting/macerating of
refuse ready for collection
nr
Compactor
DI MECH 2C
nr
Bailing Machines
DI MECH 2D
nr
Shredding Machines
DI MECH 2G
| 150
nr
nr
nr
nr
Paper shredders
nr
Safety devices
Item
5.4.1
DI RECE 01
Incineration plant
DI INCIN 01
Safety devices
Painting/anti-corrosive
treatments
Final connection to services
m2
nr
Item
Element 5.4:
Refuse collection
equipment
DI GASE 43
See shredding
machine above
DI SAFETY 01
DI PACT 01
DO RESCD 01
WI WATS 19
Valves
Refer to list of
supplementary valves
Item
Thermal insulation
item
nr
Refer to list of
valves
Thermal insulation
Rising mains to
storage tanks
nr
nr
WI ISU 1
WI RISM 1
Meters (Utilities)
WI MET 1
Water meter
Item
Trace heating
Trace heating
WI CONT 10.03
WI HEA 1
Item
Sundry items
General routine
inspections
WI CHECKS 2
| 151
5.4.2
m2
m2
m2
m2
nr
nr
nr
Rainwater harvesting
systems (internal) including
collection pipelines
nr
system
m2
nr
nr
nr
nr
nr
WI SYS 1
WI WAT 1A
WI WAT 1B
Refer to
supplementary list
of valves
WI CON 19
Rainwater harvesting
systems
WI RW HAR 01
Rainwater
gutters/down pipes
Grey water collection
pipe systems
WI SAN 7
WI GREY 1
Thermal insulation
WI INS 1
WI PRES 1
Refer to
supplementary list of
values
Water saving devices
Refer to list of
component types
below
| 152
nr
nr
nr
frost protection
devices
trace heating
nr
Instrumentation and control
components to cold water
distribution systems
nr
nr
5.4.3
m2
m2
m2
m2
m2
Thermal insulation
Frost protection
devices
refer to
supplementary list of
controls
Pumps and fan speed
inventer
motors (drive
elements)
Control transducer
(pneumatic to
electrical and
electrical to
pneumatic)
Control relays
nr
nr
Item
WI TAN 1
WI TAN 2
Refer to list of
components as
below
WI FROST
WI HEA 1
Refer to
supplementary list
of controls
WI CON 17v
WI EMO 1
WI CON 18
WI SWI 3
WI BEL1 &
WI STA 1
Trace heating
nr
nr
General routine
inspections
DHWS/CWS pipe
work, Hot Water
Services, open &
closed pipe work
systems
Domestic central
heating & hot water
systems
Unvented hot water
systems
Hot water servicesgeneral
Thermal insulation
WI SYS 1A
WI SYS 1
WI WAT 1
WI INS 1
| 153
nr
nr
Valves
nr
- Refer to Valves as
listed with cold water
distribution
Pumps
nr
Taps
Values
Heat exchangers
nr
nr
Trace heating
nr
WI PUM 2
WI EXC 1
WI EXC 2
WI EXC 3
WI STAN 1
WI HEA 1
Refer to
components listed
below
Expansion vessels DHWS calorifer
HWS Cylinder, Hot
Water Services,
Domestic HW
cylinder
Unvented hot water
systems
Hot water calorifers
inc load levellers
nr
nr
nr
nr
Immersion heaters
nr
WI FROST
PPM & Reactive
nr
frost protection
devices
trace heating
Hot water storage vessels
and expansion vessels
Refer to
supplementary list
of valves
Storage cylinders,
calorifiers
nr
nr
Heat exchangers
nr
Values
Pumps
nr
nr
Refer to
supplementary list of
values
nr
nr
Immersion heaters
Insulated
Combination Unit, Hot
Water Services
WI IMER 01
WI INCOM 01
| 154
nr
Water softeners
nr
nr
nr
nr
nr
5.4.4
nr
nr
nr
nr
nr
nr
nr
WI WAT 12
WI WAT 13
WI WAT 18
WI SEN 2
WI HEAT 60
WI INS 1
WI FWH 1
WI HWS 1
WI CAL 3
WI CYL 1
WI EWH 1
WI EWH 2
Instrumentation &
controls components
to HWDS
nr
Item
Water treatment
(Ionisation)
Refer to
components listed
below
WI WAT 2
Water softeners
Temperature
measurement
sensors
Sundry items - e.g. hot water
heating coil
Instantaneous water heaters
(including shower heaters)
and storage water heaters,
including flue pipes and
terminals
| 155
nr
Refreshment point
water dispensers
Hot water cylinder
nr
Item
5.4.5
m2
nr
Definition - Steam
distribution and condensate
return pipelines to and from
services equipment within
the building
WI EWH 3v
WI HOT 1
WI HEAT 60
WI STE 1
Refer to
supplementary list
of valves
WI VAL (see
supplementary list)
WI PRES 1
Thermal insulation
WI INS 1
WI
TBD
Values
nr
nr
Refer to
supplementary list of
values
strainers
pressure reducing
sets
m2
Thermal insulation
nr
nr
Condensate receivers
Steam reduction
stations
Condensate receivers
nr
Condensate pump
WI PUMP 03
nr
Steam connection
outlets
TBD
WI TAPS (see
supplementary list)
WI EXC 1
Steam calorifiers
WI CAL 2
instrumentation and
controls to steam etc
WI CON ST
WI STEA 01
WI STEA 02
nr
nr
nr
nr
nr
nr
Taps
Plate Heat
Exchanger, Hot Water
Services
Taps
Ancillary steam
appliances
Ancillary steam
equipment
| 156
Heat source
nr
nr
nr
nr
nr
nr
nr
nr
HS BIOMAS 1
HS BOI 2
HS BOL 2A
HS BOI 2B
HS BOI 1
nr
HS BOI 7
HS BOI 8
HS BOI 10
HS BOI 11
HS BOI 12
HS BUR 1
nr
nr
nr
nr
HS BOI 6
nr
nr
| 157
nr
nr
nr
nr
nr
Oil Fired Boilers
nr
nr
nr
nr
nr
nr
nr
nr
nr
nr
nr
nr
Atmospheric Gas
Burners
Blown Gas Burners
Atmospheric Gas
Burners/ Condensing
Combination Boiler
Gas/oil burners - dual
fuel
Gas fired blow down
facilities
Oil fired boilers (state
type as list below)
Condensing Boiler Forced Draught Oil
Burner
Fuel Oil Burner
Light Oil Pressure Jet
Burner
Fuel oil burners using
220/960 sec oil
Oil fired blow down
facilities
HS BUR 2
HS BUR 6
HS BUR 7
HS BUR 9
HS BOI 13
HS BUR 3
HS BUR 5
HS BUR 8
HS OIL BDF 01
HS BOI CF
HS BOI SFB
HS BOI CFBDF
HS BOI 14
HS BOI 15
HS BOI 16
| 158
feed stokers
Coal feed
mechanisms - chain
gate stokers
Ash handling system
nr
nr
nr
Electrode boilers
Electric boilers
Electric blow down
facilities
Packaged steam
generators
Packaged steam blow
down facilities
nr
nr
nr
nr
HS BOI 3
HS BOI 19
HS BOI ELEC
HS PS GENE
HS PS BDF 1
nr
nr
HS BOI 18
nr
nr
HS BOI 17
nr
nr
nr
nr
HS BUR 10
HS BUR 11
HS BUR 12
CHP Plant
HS CHP 1
Pumps - general,
heating system
(Refer to
supplementary list of
pumps)
Refer to
supplementary list
of pumps
| 159
nr
Ground source
heating(GSH)
nr
Boreholes
HS BOREH 1
nr
HS CLOOP 1
nr
HS OLOOP 1
nr
nr
Pumps
nr
Water Valves
PPM & Reactive
HS WAT MAIN
Pumps (see
supplementary list)
Refer to HWS
Valves list
nr
Other water
equipment
Steam mains
(strainers)
Other steam
equipment
HS OWE 01
HS STR 1
HS STEM 1
Calorifiers - step
down/ non storage
HS CAL SDNS
Steam boilers
HS BOI 9
Water tanks
HS WAT TANK 1
Refer to
supplementary list
of controls
HS CON 10
HS CON 17v
nr
nr
nr
Step down/non-storage
calorifiers connected to
external heat source
Other heat sources
nr
nr
nr
nr
| 160
nr
nr
nr
nr
HS FIR 1
HS FIR 3
HS EMO 1
Refer to
supplementary list
of fans
Gantries
HS GANT 01
Flue system
HS FLU 1
HS RAD 4
Vibration isolation
mountings
HS MOUN 1
Sundry Items
HS CHECKS 2
nr
Pipe coils
HS HEAT 63
nr
General belts
HS BEL 1
nr
HS STEA 07
nr
Operation of steam
plant
Starters - all types
HS STEA 09
HS STA 1
nr
Gantries
nr
nr
nr
m2
item
nr
Element 5.6: Space heating and air conditioning (SHAC)
5.6.1
Central heating
Definition - Systems where
heating is generated at a
central point and distributed
to the spaces and/or
locations being treated
m2
m2
SHAC SYS 1A
| 161
m2
m2
In screed embedded
pipelines (i.e. under floor
heating)
LTHW/ChW pipe
work, Heating
System, Open &
Closed pipe work
systems
In screed embedded
pipelines
SHAC SYS 1
SHAC VEH 3
Fan assisted
convection systems
m2
system
system
system
system
system
Heating emission
units, such as:
Heat emitters
nr
nr
Skirting heaters
(i.e. natural
convectors and
perimeter skirting
heaters)
SHAC WARM 01
SHAC CONV 01
SHAC FAN 1
SHAC (CHS)
SHAC (PLEN)
SHAC (OPHS)
SHAC (TOWEL)
SHAC RAD 2
SHAC RAD 5
| 162
nr
SHAC RAD 6
nr
Radiant panel
systems
Natural convectors
nr
Fan convectors
SHAC FAN 2
nr
Unit heaters
nr
SHAC FAN 3
SHAC RADS
SHAC HEAT 52
SHAC CONV
Refer to
supplementary list
of valves
Refer to
supplementary list
of ventilation
SHAC AHU 1
nr
nr
nr
nr
Continuous
convectors
nr
m2
Ductwork
nr
nr
system
m2
item
Sundry items
nr
nr
Ductwork
Air handling unit
(equipment)
SHAC EXC 6
PPM & Reactive
SHAC GRI 1
SHAC CABLES
Refer to
supplementary list
of controls
SHAC INS 1
Thermal insulation
Plate recuperator
Duct heater battery electric
nr
Actuators
SHAC EXC 2
| 163
5.6.2
Local heating
nr
nr
Definition - Systems where
heating is generated in or
adjacent to the spaces
and/or locations being
treated
nr
nr
nr
system
Item
5.6.3
SHAC FAN 4
SHAC EXC 4
fires
SHAC (FIRES)
Renaming as item
below
flue System
SH FLU 1
instrumentation and
controls to heating
systems
SH (INS CON)
SH (SUNDRY)
Sundry Items
Central cooling
m2
Chilled beams
m2
m2
nr
nr
m2
nr
nr
nr
nr
nr
Chilled beams
SHAC CBC 1v
SHAC FCS 1
SHAC COO 3
SHAC EVA 2
SHAC VRV 1
SHAC CHI 1
SHAC PAC 1
SHAC CON 1
SHAC CON 2
| 164
nr
nr
nr
nr
Cooling towers
- Cooling towers water treatment /
Legionella prevention
nr
nr
nr
m2
Cooling towers
- Legionella
disease (legionella
pneumophila)
Distribution pipelines
and pipeline fittings
SHAC COO 2
SHAC EVA 1
SHAC (CRP)
SHAC COO 1
SHAC COO 3
SHAC WAT 1
SHAC PWK 1
m2
- Refrigerant Distribution
system
LTHW/ChW pipe
work, Refrigeration
Plant/ Chiller, Open &
Closed pipe work
system
SHAC DIS 1
m2
SHAC CON 3
m2
- Condenser - chilled
water circulating pipes
LTHW/ChW pipe
work, Refrigeration
Plant/Chillers, Open &
Closed pipe work
system
LTHW/ChW pipe
work, Refrigeration
Plant/Chiller, Open &
Closed pipe work
system
SHAC CON 4
m2
Valves
nr
nr
nr
Valves
Pumps
Pumps
Refer to
supplementary list
of valves
Refer to
supplementary list
of pumps
| 165
nr
SHAC CHL 4
SHAC CHL 5
SHAC CHL 6
Refer to listing as
5.6.1. above
SHAC GRI 1
SHAC AHU 1
Emission units
Refer to emissions
as 5.6.3 listing
nr
nr
m2
nr
nr
m2
m2
Instrumentation and
controls to cooling
systems
Relative humidity
sensor
Absolute humidity
sensor
nr
nr
m2
Thermal insulation
Sundry items
Thermal insulation
SHAC SEN 14
SHAC INS 1
Refer to the list
below
| 166
nr
nr
nr
5.6.4
SHAC CON 3
SHAC CON 4
SHAC CON 7
SHAC CON 9
nr
Sample cooler
SHAC CON 10
nr
Compressors &
Relays
Refer to
supplementary list
of pneumatics
SHAC GRI 1
SHAC COM 1
SHAC COM 2
SHAC COM 3
Local cooling
nr
nr
Grilles
Grilles
nr
Vapour compression chillers
nr
nr
Compressor - Screw
Compressors
Refrigeration Centrifugal using
R123/134a
nr
nr
nr
nr
nr
Vapour compression
chillers (state type)
Compressor
Refrigeration Reciprocating
Absorption chillers
(state type)
Gas Fired Absorption
Chillers up to 18 kW
Cooling Capacity
Lithium Bromide
Water/Absorption
Chillers
Solar thermal
absorption chillers
and the like
SHAC CHL 2
SHAC CHL 3
| 167
5.6.5
Definition - Combined
systems where heating and
cooling are performed at a
central point and distributed
to the spaces and locations
being treated.
m2
m2
SHAC (VAV)
m2
SHAC (RCHPS)
nr
nr
nr
Vapour compression
chillers
Absorption chillers
Refer to listing as
5.6.3. above
Refer to listing as
5.6.3. above
nr
item/m
nr
nr
item/m
Solar thermal
absorption chillers
and the like
Distribution pipelines
and pipeline fittings
- Pumps
Distribution ductwork and
ductwork fittings and
ancillaries, egg supports,
hangers, access openings
and dampers (control, fire
and smoke)
Valves
Pumps
Refer to
supplementary list
of valves
Refer to
supplementary list
of pumps
Distribution ductwork
and ductwork fittings
and ancillaries, e.g.
supports, hangers,
access openings and
dampers (control, fire
and smoke)
Refer to
supplementary list
of ventilation
- Fans
Fans
SHAC (FANS)
nr
- Filters
Filters
SHAC (FIL)
nr
- Grilles
Grilles
Refer to listing as
5.6.1. above
SHAC (ANC)
nr
nr
nr
Other ancillary
components of
central heating and
cooling systems
Air handling
equipment and the
| 168
like
nr
m2
m2
5.6.6
5.6.7
nr
nr
SHAC EXC 7
SHAC MOU 1
SH EXC 4
nr
Valves
Valves
Refer to
supplementary list
of valves
Refer to
supplementary list
of pumps
Refer to listing as
5.6.3. above
SHAC (PLEN)
nr
Pumps
Pumps
nr
Grilles
Grilles
Central air
conditioning
m2
m2
SHAC (CVAC)
Multi-zone air
conditioning systems
Induction Units
SHAC (MZAC)
SHAC (INDU)
m2
nr
Grilles
Refer to listing as
5.6.3. above
m2
m2
Grilles
| 169
5.6.8
nr
nr
Self-contained air
conditioning units providing
conditioned air to rooms or
areas
nr
nr
nr
nr
nr
nr
Instrumentation and
control components
to central air
conditioning systems
Self-contained air
conditioning units
providing conditioned
air to rooms or areas
m2
nr
Air supply
Refer to
supplementary list
of controls
Refer to the list
below
Room Air
Conditioners - Unitary
reverse cycle heat
pump terminal units
with electric heating
and reversing valve
SH A/C 1
sate details of make/model
and material for life cycle
expectancy forecasting ;
SH A/C 2
SHAC CAC 1
SHAC LIE 1v
SHAC STZ 1v
SHAC UNI 1
Refer to listing as
5.6.3. above
VS (AIR EXTR)
Ventilators - Electric
VS FIRE/40
Extract systems
VS (EXTR)
Extract units/terminal
units
Unitary Air
Conditioners
nr
Central ventilation
nr
nr
Extract systems
nr
| 170
spaces. No environmental
control or air treatment
except filtration when
required.
nr
Fan units
m2
nr
nr
Filters
Fan units
nr
nr
Other ancillary components
of central ventilation systems
m2
m2
Valves
Other ancillary
components of central
ventilation systems
Distribution pipelines
and pipeline fittings
- Pipe work
System - General
Valves
nr
Pumps
Pumps
m2
m2
nr
nr
refer to
supplementary list of
fans
Refer to
supplementary list
of fans
Refer to listing as
5.6.1 above
Refer to listing as
5.6.3. above
refer to list below
VS FIL 1
VS FIL 5
VS (ANX)
VS (PIPEWK)
Refer to
supplementary list
of valves
Refer to
supplementary list
of pumps
Vibration isolation
mountings
m2
Mountings
VS MOU 1
nr
Instrumentation and
control components to
central ventilation
Refer to
supplementary list
of controls
| 171
systems
nr/item
Sundry items
nr
nr
nr
nr
5.7.2
nr
Sundry items
- Ventilators Manual
- Actuators
- General Belts
- General Routine
Inspection
- Starters - All
Types
nr
VS VENT 22.04
Refer to
supplementary list
of controls
VS BEL 1
VS CHECKS 2
VS STA 1
sate details of make/model
and material for life cycle
expectancy forecasting ;
VS FAN 1
nr
VS FAN 7
nr
VS FAN 7A
VS VENT/19
nr
nr
nr
Hoods, , Kitchen
extract hood
Grease Filters
VS PSTO/04
PPM & Reactive
| 172
nr
nr
nr
system
nr
nr
VS VENT/13
VS ANC 3
Cyclone separator
VS ANC 4
VS FIRE 37
nr
system
nr
nr
VS ANC 1
VS ANC 2
VS ANC 5
nr
Vehicle Exhaust
| 173
5.7.3
nr
nr
nr
system
- Smoke Relief
and/or Natural Fire
Ventilators
Smoke Relief
Ventilators
VS EXF 1
VS EXF 4
Smoke Curtain
VS EXF 3
Automatic smoke
compartmentalisation
systems
nr
Distribution of LV electricity
from the building main
switchgear panel to (and
including) the area
distribution boards
nr
nr
Definition The distribution of LV
electricity from (and
including) the building main
switchgear panel to (and
including) the area
distribution boards.
nr
Power Distribution
Unit (PDU)
Maximum Demand
and Power Factor
Correction
EI PDU 1
EI PFC 1
EI PAN 1
nr
nr
Distribution Boards
EI DIS 1
nr
Switchgear
nr
HV Switch panel
EI SWITCH GEAR
EI ELEC/13
Earthing
EI EAR 1
Transformers - power
EI TRX 1
nr
m2
HV switchgear
m2
nr
nr
nr
Transformers
| 174
nr
nr
Item
nr
nr
Power installations
m2
system
Definition - Sub-circuit
power installations from subdistribution boards
terminating at socket outlets,
fuse connection units and
other accessories. Including
final connections to
permanent mechanical and
electrical equipment.
system
nr
nr
EI ELEC/14
110v Transformer
EI ELEC/26
Sundry items
m2
5.8.2
HV Transformer
General Routine
Inspection
Hazardous Area
(Electrics) - Flame
Proof Equipment
5 Yearly Full
Electrical Testing
EI CHECKS 2
EI HAZ 1
EI TES 1
EI (LV POW)
EI (LV SUPPLY)
EI (DC INSTAL)
nr
UPS Inverter
EI UPS 1
nr
UPS Inverter
EI UPS 1v
system
m2
m2
m2
m2
system
system
Socket outlets
m2
EI ARM 1
EI CIR 1
EI CIR 2
EI CIR 3
EI EARB 1
EI SWI 1
| 175
m2
EI SWI 2
m2
Fuse connection
units
Other outlet
accessories
EI (FUSE CU)
EI (OUTLET)
Sundry items
EI (SUNDRY)
m2
5.8.3
Lighting installations
Definition - Sub-circuit
installations from subdistribution boards to provide
lighting.
Item
Sundry items
m2
General Internal
Lighting
m2
Re-lamping
m2
EI LIG 3
m2
Hazardous Area
(Electrics) - Lighting
EI HAZ 2
m2/nr
Emergency lighting
m2
m2
m2
m2
EI LIG 2A
m2
nr
nr
Sundry items
Presence Detectors
(Lighting Control)
Sundry items
EI LIG 1
PPM & Reactive
EI C SEN 18
EI CONT/15
EI (TBD)
| 176
5.8.4
Specialist lighting
installations
nr
Definition - Specialist or
special effects internal
illumination systems
nr
nr
m2
m2
m2
Arena lighting
m2
m2
m2
m2
Illuminated Signage
EI BLDG 14A
Illuminated Signage
EI BLDG 14B
EI (LIG SPEC)
Auditorium lighting
(stage lighting and the
like)
Arena lighting
EI LIG 8
EI (LIG ARENA)
EI (LIG OPT)
EI (LIG SPEC)
m2
item
5.8.5
Local electricity
generation systems
nr
Definition - Local
generation equipment for the
production of electrical
energy, including emergency
and or standby generator
plant.
nr
nr
nr
Sundry items
EI (GANTRIES)
EI SWI 3
Sundry items
EI (TBD)
Emergency/standby
generator plant - gas
- Generator - Portable
Standby Power
Generator (Portable)
Emergency/standby
generator plant - oil
EI TOOL/08
Refer to list below
Stand-by Power
Equipment
EI GEN 1
| 177
nr
nr
nr
nr
m2
Photovoltaic devices,
including cells, panels,
modules and the like
Solar collectors, including
supporting framework
(including fish plate
collectors, evacuated tube
collectors and the like)
nr
nr
nr
nr
Earthing and bonding
systems
m2
m2
EI GEN 1A
EI GEN 1B
EI GEN 1v
EI (WIND TUR)
Photovoltaic devices,
inc. cells, panels,
modules and the like
EI (PV DEVICE)
EI SOL 1
EI BAT 1
EI BAT 1A
EI BAT 2
EI ELEC/01
nr
5.8.6
EI EAR 3
| 178
m2
- Hazardous Area
(Electrics) Earthing
-
Hazardous Area
(Electrics) Earthing
EI HAZ 3
Fuel storage
Definition - tanks and
vessels, for storage of oil,
petrol, diesel or liquefied
petroleum gas (LPG)
nr
nr
nr
m2
m2
5.9.2
m2
m2
Terminal control
equipment
FI OIL 1
with gas appliance
Mountings
FI MOU 1
FI FUE 1
m2
Oil systems
FI (OIL SYS)
m2
Petrol systems
FI (PETROl SYS)
m2
Diesel systems
FI (DIESEL SYS)
m2
Liquefied petroleum
gas (LPG) systems
FI (LIQ PETRO)
nr
LPG Storage
Tank
Pipelines and fittings
FI LPG 1
FI (PIPEWORK)
item/nr
item/m
m2
nr
Fuel distribution
pipelines
Valves
Values
Refer to
| 179
nr
Pumps
supplementary list
of valves
Refer to
supplementary list
of pumps
FI PUM 8
nr
nr
item/m
nr
Pipeline
components/ancillaries
Manifolds, local meters, gas
governors, gas boosters, gas
connection outlets
Pipeline components/
ancillaries
FI PUM 12
FI FUE 1
nr
As listed below
nr
Meters - utilities
FI MET 1
nr
Gas Meter
Meter - oil tanks
FI CONT/10.01
FI CONT/10.02
nr
Gas governors
FI (GAS GOV)
nr
FI GBP 1
nr
FI PUMP/02
nr
Gas connection
outlets
Insulation - general
FI INS 1
nr
Thermal insulation
m2
Element 5.10: Lift and conveyor installations / systems (LI)
5.10.1
nr
Complete lift
installations
Lift - Electric
LI EGL 1
nr
Lift - Hydraulic
LI HYD 1
nr
Lifts - Passenger,
Goods, Dumb Waiter
LI LIFT/07
| 180
nr
LI FIREL 01
nr
LI WCL 01
m2
nr
Gantries
LI GANT 01
nr
Trolleys
LI TROL 01
nr
nr
Chain Block
LI LIFT/01
nr
LI LIFT/02
nr
LI LIFT/03
nr
D Shackle
LI LIFT/04
nr
LI LIFT/09
LI LIFT/10
nr
LI LIFT /11
nr
Pendant
LI LIFT /12
LI CONT 01
nr
nr
nr
nr
LI HOIST 01
nr
LI HOIST 01
nr
Dumb waiters
LI DUMW 01
LI CHECKS 2
nr
nr
item
Complete hoist
installation
General Routine
Inspection
| 181
5.10.2
Escalators
nr
Escalators
Definition - Permanently
fixed lifting equipment, either
electro-mechanical or
hydraulically operated, for
the raising or lowering of
persons, goods or
equipment.
m2
Ancillary components,
including under step lighting,
under handrail lighting,
balustrades, cladding to sides
and soffits, chairs
Under step lighting,
LI ESCAL 01
m2
Under handrail
lighting
Balustrades
LI ESCAL 01
LI ESCAL 01
LI ESCAL 01
LI ESCAL 01
LI MOVP 01
m2
m2
5.10.4
Moving pavements
LI ESCAL 01
m2
nr
5.10.3
Escalator
m2
Moving pavements
m2
Travelators
m2
Stair lifts
nr
Moving pavements
Travelators
LI TRAV 01
Stair lifts
LI STRL 01
LI PSTR 01
| 182
5.10.5
5.10.6
Conveyors
nr
nr
m2
m2
m2
- Roller Conveyor
Systems
Specialist systems (e.g.
baggage handling systems
and the like)
5.10.7
5.10.9
Scissor lifts
LI MECH 8
Specialist
LI BAG HS
LI MECH 2A
LI CANO 01
LI MECH 2B
LI MECH 2B
Cranes
Scissor lifts
Cranes
nr
Travelling cranes
Travelling cranes
nr
nr
Car lifts
Car lifts
LI HOIST 01
LI CAR 01
nr
LI CAR 02
nr
Vehicle turntables
Vehicle turntables
LI MECH 11
Document handling
systems
m2
Document handling/delivery
systems, warehouse picking
systems and the like
Definition - Specialist
document handling/delivery
m2
Levellers
LI CRAN 01
Dock levellers
nr
nr
Specialist systems
(e.g. baggage
handling systems and
the like)
Backstage Equipment
- Dock Leveller &
Winni Bridges
Canopy
m2
nr
Complete conveyor
systems
Document
handling/delivery
LI CRAN 02
LI DOCH 01
| 183
5.10.10
systems
nr
nr
Paternoster lifts
Definition - Transport
systems not covered by subelements 5.10.1 to 5.10.10.
nr
Warehouse picking
systems
LI WPS 01
LI PATN 01
Paternoster lifts
nr
FLP FIR 1
nr
FLP FIR 2
nr
LI HOIST 01
PPM & Reactive
LI OTS 01
maintenance or planned
inspections of services
nr
nr
nr
nr
nr
FLP FIR 3
FLP FIR 4
FLP SEN 12
FLP DISP 1
nr
m2
| 184
5.11.2
m2
Definition - Piped
distribution systems within
the confines of the building
for fire suppression
purposes.
item/m2
item/m2
item/m2
m2
m2
nr
m2
Thermal insulation
nr
Control components
FLP FIR 6A
FLP FIR 6B
FILPFIR 6C
FLP DELU 1
FLP FIR 5
Foam Dispensing
System,
FLP FIR 7
Distribution pipelines,
pipeline ancillaries
and fittings
FLP DISP 1
FLP WATC 01
Thermal insulation
FLP CHECKS 2
Control components
FLP CONT 01
m2
item/m
m2
m2
| 185
5.11.3
Lightning protection
nr
Definition -Lightning
protection installations.
nr
m2
Grounding/earthing
FLP FARA 01
Lightning Conductor
and Earth, Lightning
Protector
FLP GCAT 01
Communication systems
Definition - Systems for
communicating, including
visual, audio and data
installations
m2
Telecommunication systems,
including wiring, handsets
and equipment, telex
equipment, facsimile
equipment, combined
systems (e.g. PAX, PAXB
and PNBX systems), and the
like
Telecommunication
systems
m2
Data transmission
systems
nr
nr
nr
nr
nr
nr
Disabled Alarm
System
Disabled WC Alarm
System
Hospital Patients Call
Points
Cell Call Systems
CSC DAS 1
Refer to list below
CSC SECU/11
CSC SECU/03
CSC PSTO/03
| 186
system
Public Address
System,
system
Radio systems
CSC (RADIO)
system
Projection systems
(cinematographic etc)
m2/zone
CSC ALF 1
CSC ALF 2
CSC ALF 3
CSC ALF 4
m
m
nr
CSC ALF 5
nr
CSC ALF 6
nr
CSC ALF 7
CSC ALF 8
CSC ALF 9
m
nr
| 187
nr
CSC ALF 12
Smoke Detectors,
IT Smoke Detection
System
Batteries - Lead Acid
- Unsealed
Batteries - Sealed
CSC SEN 9
CSC SEN 9A
CSC BAT 1
CSC BAT 1A
Battery Charging
Equipment
Fire Alarm System
(5900)
CSC BAT 2
CSC SECU/07
CSC LEA 1v
CSC CONT/09
CSC (CLOCK)
TBD
CSC ELEC/25
CSC (TV)
Gas Detector
Sensors
Carbon Dioxide
Sensor
Alarm - Flood
CSC SEN 16
CSC DRAI/01
General Routine
Inspection
CSC CHECKS 2
m
nr
nr
nr
m
m2
Liquid detection
alarms
Leak Detection
Systems
Leak Detection
m
nr
nr
Clock
nr
nr
Flexitime installations
Television systems, including
cable and satellite systems
Television systems
nr
nr
Pneumatic or mechanical
message systems
nr
Pneumatic or
mechanical message
systems
nr
nr
nr
Sundry items
nr
Sundry items
| 188
5.12.2
Security systems
Definition - Observation and
access control installations
and the like.
m2
Surveillance equipment
nr/m2
CSC CCT 1
nr/m2
CSC ELEC 1
CSC SECU/02
CSC SECU/29
n/m2
nr/m2
Security detection equipment
nr/m2
Intruder Alarms
CSC ALS 1
nr/m2
Temperature
Measurement
Sensors
Occupancy Sensor
CSC SEN 2
CSC SEN 18
CSC SECU/01
CSC SECU/15
CSC (PHOTON)
Intruder Alarm
CSC SECU/12
CSC ELEC/27
nr/m2
nr/m2
nr/m2
Burglar and security alarms
nr/m2
Door entry systems (audio
and visual)
nr
- Door Entry
System
- Intercom System
nr
Security lights and lighting
systems
nr/m2
Emergency lighting
CSC PSTO/09
nr/m2
Security Lighting
CSC SECU/18
CSC SECU/01
Other security
systems (state
details)
Active Infra Red
| 189
nr/m2
Hand Geometry
CSC SECU/09
nr/m2
CSC SECU/13
CSC SECU/14
CSC SECU/25
nr/m2
Microwave Security
System
Passive Infra Red
System
X Ray Equipment and
Metal Detection
Portals
Pegging System
CSC SECU/26
nr
Security UV Scanner
CSC SECU/27
item
S Wire
CSC SECU/28
CSC SECU/33
nr/m2
nr/m2
nr
Hand Geometry
System
Sundry items
item/m2
nr
5.12.3
m2
nr/m2
nr/m2
nr/m2
nr/m2
nr/m2
nr/m2
nr/m2
nr/m2
Control panels
building management
systems
CSC SECU/17
Refer to list below
Control Panel
General
Control Panels Indicator Lamps
Control Panel
Metering (voltmeter)
Control Panel
Metering - Ammeter
Control Panel - Alarm
Integrator
Control Panel Smoke Alarm Unit
Control Panel Ventilation
Selector Switches
and Push Buttons
CSC PAN 1
CSC PAN 2
CSC PAN 4
CSC PAN 5
CSC PAN 6
CSC PAN 7
CSC PAN 8
CSC SWI 2
| 190
Building management
systems (BMS), including
central and satellite computer
terminal software
nr/m2
Building Management
Systems - Central
Station,
CSC BMS 1v
CSC BMS 1
CSC BMS 1v
nr/m2
Building Management
Systems - Outstation
CSC BMS 2v
nr/m2
Building Management
Systems - Outstation
CSC BMS 3v
nr/m2
- Building
Management System
- Communications
- Building
Management System
- Outstations
Building Management
Systems - Outstation
CSC BMS 4
CSC BMS 5
CSC BMS 6
Refer to
supplementary
controls list
Refer to
supplementary
pneumatics list
Refer to
supplementary list
of controls
Refer to
supplementary list
of pneumatics
Refer to list below
nr/m2
nr/m2
nrm2
nr/m2
nr/m2
Controlling terminal
units and switches
Compressed air and
vacuum operating
controls
Sundry items
nr
CAFM System
CSC CONT/25
nr
CSC STA 1
(*Wave machines)
Sauna
SIS (SAUNA)
Other specialist
mechanical installations /
systems
nr
(*Wave machines)
Definition - Specialist
installations not covered by
elements 5.1 to 5.12 or sub-
nr
Sauna
| 191
nr
Jacuzzi
inspections of services
Whirlpool / spa baths
nr/m2
Swimming pools
nr/m2
item
Specialist electrical /
electronic installations
systems
nr
nr/m2
item
Water features
nr
nr
Ornamental Fountains
nr
nr
nr
SI SWI 1, SI SWI 3
SI SWI 2
General Routine
Inspection
SI CHECKS 2
- Radio studio
equipment
- Television studio
equipment
SI RADIO STUDIO
EQUIPMENT
SI TV STUDIO EQ
- General Routine
Inspection
Water features,
including fountains
and waterfalls
SI CHECKS 2
Ornamental Fountains
SI FOU 1
Water filtration
equipment
Nutrient treatment
and equipment
SI WAT FIL EQ
SI NUT TREAT EQ
Refer to list of
controls
SI CHECKS 2
Sundry items
nr
5.13.5
nr/m2
Definition - Radio and
television studios or the like.
SI WHI 1
Sundry items
nr
5.13.4
nr
General Routine
Inspection
Builders work in
connection
m2
General builders
works - associated
with the installation of
water, gas, electrical,
heating, ventilation
above ground
drainage,
| 192
telecommunications
and other services
m2
nr
Testing equipment
and consumables;
calibration, site
installation tests;
static testing,
performance testing
including recording
results
Testing
Commissioning including
preliminary checks setting
systems and installations to
work and regulation thereof
and commissioning records.
Fuels required for testing and
commissioning. Temporary
operation of equipment to
employers requirements
Commissioning
5.15.1
%
Testing and
commissioning and
resetting to works
Resetting to works
inspections
Commissioning
Resetting to Works
commissioning details,
including type of service
installation to be stated
re-commissioning details,
including type of service
installation to be stated
| 193
Maintenance
norm
nr
nr
Pneumatic Actuators
Pneumatic Actuators
RM (PPM)
C ACT 2
nr
RM (PPM)
C ACT 4
nr
Thermal Actuators
Thermal Actuators
RM (PPM)
C ACT 5
nr
Hydraulic Actuators
Hydraulic Actuators
RM (PPM)
C ACT 6
nr
RM (PPM)
C ACT 7
nr
RM (PPM)
C ACT 8
RM (PPM)
E SWI 1
Switches On/Off
Switches On/Off
RM (PPM)
E SWI 2
nr
Control Relays
Control Relays
RM (PPM)
E SWI 3
nr
RM (PPM)
E STA 1
nr
RM (PPM)
C CON 1
nr
RM (PPM)
C CON 11
nr
RM (PPM)
C CON 17
nr
RM (PPM)
C CON 18
nr
RM (PPM)
C CON 2
nr
RM (PPM)
C CON 3
nr
RM (PPM)
C CON 4
nr
RM (PPM)
C CON 7
nr
RM (PPM)
C CON 8
nr
RM (PPM)
C CON 9
nr
Control Optimiser
Control Optimiser
RM (PPM)
C SEN 11
nr
RM (PPM)
C SEN 15
nr
Velocity Sensor
Velocity Sensor
RM (PPM)
C SEN 17
nr
RM (PPM)
C SEN 2
nr
RM (PPM)
C SEN 13
nr
RM (PPM)
C SEN 14
| 194
nr
Pneumatics
nr
Air Compressors
nr
RM (PPM)
nr
Air Compressors
Compressors Air Dryers - Refrigeration
Type
Compressors Air Dryers - Water Absorption
Type
RM (PPM)
C PNE 3
RM (PPM)
C PNE 4
Pneumatic Relays
Pumps
Pneumatic Relays
RM (PPM)
C PNE 5
nr
RM (PPM)
C PNE 1
RM (PPM)
C PNE 2
RM (PPM)
nr
Pumps - General
Pumps - General
RM (PPM)
H PUM 1
nr
Circulating Pumps
Circulating Pumps
RM (PPM)
H PUM 2
nr
Pressurisation Pumps
Pressurisation Pumps
RM (PPM)
H PUM 3
nr
Centrifugal Pumps
Centrifugal Pumps
RM (PPM)
H PUM 4
nr
RM (PPM)
H PUM 6
nr
RM (PPM)
H PUM 7
nr
Pumps - General
Pumps - General
RM (PPM)
A PUM 1
nr
RM (PPM)
A PUM 2
nr
RM (PPM)
A PUM 11
m2
RM (PPM)
H VAL 1
RM (PPM)
C VAL 1
RM (PPM)
C VAL 3
Solenoid Valves
Solenoid Valves
RM (PPM)
C VAL 4
RM (PPM)
C VAL 5
RM (PPM)
C VAL 6
Seat Valves
Seat Valves
RM (PPM)
C VAL 7
RM (PPM)
A VAL 5
RM (PPM)
CONT/19
m
m
Valves - Gate
Pipe work System General
Valves - Gate
Pipe work System General
RM (PPM)
RM (PPM)
A VAL 1
H SYS 1
Others as applicable
| 195
Ventilation
m2
RM (PPM)
V DUC 1
RM (PPM)
V DUC 2
Ducting - Acoustics
Ducting - Acoustics
RM (PPM)
V DUC 3
Ductwork - Cleaning
Fans, Grilles, Diffusers and Terminal Units
Ductwork - Cleaning
RM (PPM)
V DUC 4
nr
Centrifugal Fans
Centrifugal Fans
RM (PPM)
V FAN 1
nr
RM (PPM)
V FAN 2
nr
Axial Fans
RM (PPM)
V FAN 3
nr
Propeller Fans
Propeller Fans
RM (PPM)
V FAN 4
nr
Mixed Flow
Mixed Flow
RM (PPM)
V FAN 5
nr
Bifurcated Fans
RM (PPM)
V FAN 6
nr
Extract Fans
RM (PPM)
V FAN 7
nr
Bifurcated Fans
General Fans, Central Ventilation, Smoke
Extract
General Fans, Central Ventilation, Smoke
Extract
RM (PPM)
V FAN 7A
nr
RM (PPM)
V FIL 1
nr
Electrostatic Filters
Electrostatic Filters
RM (PPM)
V FIL 3
nr
RM (PPM)
V FIL 5
nr
RM (PPM)
V GRI 1
nr
RM (PPM)
V TER 1
nr
RM (PPM)
V TER 2
nr
RM (PPM)
V TER 3
nr
RM (PPM)
V TER 4
nr
RM (PPM)
V TER 5
nr
RM (PPM)
V TER 6
nr
br
RM (PPM)
RM (PPM)
V TER 8
V TER 9
nr
Others as applicable
| 196
RM (PPM)
E LIG 2
RM (PPM)
E CIR 1
RM (PPM)
E CIR 2
E CIR 3
m
m
General
m2
RM (PPM)
E ARM 1
nr
RM (PPM)
E EMO 1
nr
nr
General Belts
Portable Equipment (PAT Test)
General Belts
Portable Equipment (PAT Test)
RM (PPM)
RM (PPM)
C BEL 1
E PAT 1
nr
Others as applicable
| 197
Maintainable Assets
No Maintainable Assets
| 198
Quantification of
'MAINTAIN' cost
items
Not applicable
Construction Items
Industry
Norm
Quantification of
RENEWAL cost items
Construction items
Not applicable
Construction Items
Construction items
Not applicable
Not applicable
Construction Items
Construction Items
Not applicable
routine maintenance
Construction items
Construction items
Excluded part of operation
costing
Arising from planned inspections
of buildings (PIB)
Painting and decorating
programme
| 199
| 200
Unit of
Measure
Element 8.1:
Site Clearance
m2
8.1.2
Preparatory ground
works
m2
8.2.1
Maintenance
strategy (M&R)
Define as
applicable
Decide the
appropriate
maintenance
regime for each
applicable asset
type in scope
(Note - Industry
normal practice
provided)
8.1.1
Element 8.2:
Maintainable asset
types description
Applicable to Maintain
(4M) and Replace (4R)
Select the 'applicable
maintainable asset type'
not maintainable
not maintainable
m2
nr
Roundabouts
nr
Road crossings
nr
Steps
nr
nr/m
Ramps
Traffic calming accessories
nr
Tree grilles
PIB (RR)
BF ROA 1
PIB (RR)
BF FOO 1
PIB (RR)
BF CAR 1
Roundabouts
PIB (RR)
BF ROA 1
Road crossings
PIB (RR)
Steps
PIB (RR)
RPP (STEPS)
Ramps
Traffic calming
accessories
PIB (RR)
BF ROA 1
PIB (RR)
Tree grilles
Vehicle protection
barriers
PIB (RR)
PIB (RR)
| 201
m
Nr/m
Element 8.3:
8.3.1
8.3.2
8.3.3
Bumpers
Pavement markings
PIB (RR)
RPP (BUMPERS)
PIB (RR)
RM (Grounds)
BF SLP 1
RM (Grounds)
SL GM (TBD)
RM (Grounds)
BF SLP 1
RM (Grounds)
SL GM (TBD)
Maintenance of grassed
areas
RM (Grounds)
SL GM (TBD)
Bumpers
Pavement markings
External planting
Irrigation systems
m2
Grassed areas
m2
m2
m2
m2
m2
Planting
m2
Hedges
nr
Trees
Grassed areas
Marking out of sports
pitches
Reinforced grass
proprietary systems
Work to existing
grassed areas
Planting
RM (Grounds)
BF SLP 1
RM (Grounds)
BF SLP 1
Hedges
RM (Grounds)
BF SLP 1
Trees
RM (Grounds)
BF SLP 1
Woodland planting
Tree surgery, thinning
and pruning
Maintenance work to
plants, shrubs and
planting beds
Maintenance work to
trees
RM (Grounds)
SL GM (TBD)
RM (Grounds)
SL GM (TBD)
RM (Grounds)
SL GM (TBD)
RM (Grounds)
SL GM (TBD)
RM (Grounds)
SL GM (TBD)
RM (PPM)
SL GM (TBD)
RM (PPM)
SL GM (TBD)
m2
Woodland planting
nr
m2
nr
Maintenance work to
hedges
Irrigation systems
item/m2
| 202
8.4.2
Fencing
Railings
nr
Gates
Walls
Screens
nr
Gates
8.4.3
Retaining Walls
Retaining walls
8.4.4
Element 8.5:
8.5.1
nr
nr
nr
Ornamental Features
PIB (RR)
BF FEN 1,2
Railings
PIB (RR)
BF FEN 1,2
Gates
PIB (RR)
FRW (TBD)
Walls
PIB (RR)
BF FEN 3
Screens
PIB (RR)
BF FEN 1
Gates
PIB (RR)
FRW (TBD)
Retaining walls
PIB (RR)
FRW (TBD)
Rising Bollard
Vehicle Barriers Automatic & rising pole
PIB (RR)
Turnstiles
Vehicle and pedestrian
control barriers and
gates
PIB (RR)
FRW (TBD)
PIB (RR)
BF GAT 1, 2, BF VEH 1
RM (PPM)
EF (TBD)
RM (PPM)
EF (TBD)
RM (PPM)
EF (TBD)
RM (PPM)
EF (TBD)
Water features
RM (PPM)
EF (TBD)
Pumping stations
Taken elsewhere
Ejector stations
Taken elsewhere
PIB (RR)
nr
8.5.2
Fencing
nr
nr
Water features
nr
Pumping stations
nr
Ejector stations
nr
nr
m2
External lighting to
pedestrian areas
External lighting to
paths
External lighting to
roads
illuminated traffic signs
Ancillary Drainage
Systems
Storage / retention
tanks and vessels
Sewage treatment
systems
Sustainable urban
drainage schemes
Taken elsewhere
Taken elsewhere
Taken elsewhere
| 203
8.6.2
8.6.3
8.6.4
Land Drainage
Testing and
Commissioning of
External Drainage
Installations
Element 8.7:
8.7.1
8.7.2
nr
m
nr
m2
Drainage blankets
ha
Taken elsewhere
Taken elsewhere
PIB (SPEC)
EF PIB (TBD)
PIB (SPEC)
EF PIB (TBD)
PIB (SPEC)
EF PIB (TBD)
PIB(SPEC)
EF PIB (TBD)
PIB (SPEC)
EF PIB (DRAIN)
Taken elsewhere
Drainage of
waterlogged ground
Manholes and the like
Drainage blankets
Land drainage to
parkland
Testing equipment and
consumables,
calibration, site
installation tests, static
testing including test
records.
details to be stated
state details of any identified
repairs and replacement works
arising from maintenance or
planned inspections
nr
nr
nr
Service runs
nr
nr
nr
Service runs
nr
Transformer sub-stations
nr
Connections to statutory
undertaker's water
mains
Connections to external
plant and equipment;
Service runs
Rainwater harvesting
systems
Grey water systems
Connections to statutory
undertaker's electricity
mains
Service runs
Transformer substations
External electricity
generation installation /
plant
Taken elsewhere
Taken elsewhere
Taken elsewhere
Taken elsewhere
Taken elsewhere
Taken elsewhere
Taken elsewhere
Taken elsewhere
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8.7.3
8.7.4
8.7.5
8.7.6
External Transformation
Devices
Electricity Distribution to
External Plant and
Equipment
Telecommunications
and Other
Communication System
Connections
nr
nr
Photovoltaic devices
nr
nr
nr
nr
Service runs
nr
Service runs
Nr
Governing stations
nr
Telecommunication connections
nr
nr
Telecommunication
connections
Cable television
connections
Other communication
connections; details to
be stated
Taken elsewhere
Taken elsewhere
Taken elsewhere
Taken elsewhere
Taken elsewhere
Taken elsewhere
Taken elsewhere
Taken elsewhere
Taken elsewhere
Taken elsewhere
Taken elsewhere
Taken elsewhere
Taken elsewhere
m
8.7.7
nr
m
Service runs
Service runs
Fuel storage and piped
distribution systems
Service runs
details to be stated
details, including surface area
of units (m2), to be stated
details to be stated
Taken elsewhere
Taken elsewhere
| 205
8.7.8
External Security
Systems
Taken elsewhere
External lighting to
pedestrian areas
External lighting to
paths
External lighting to
roads
RM (PPM)
RM (PPM)
RM (PPM)
RM (PPM)
Taken elsewhere
item/nr
Item/nr
Item/nr
nr
Surveillance equipment
Surveillance equipment
Security detection
equipment
Security alarm
equipment
Gas access control
systems
Taken elsewhere
Taken elsewhere
Taken elsewhere
Taken elsewhere
nr
item/nr
Taken elsewhere
Taken elsewhere
item/nr
8.7.9
Service runs
nr
nr
nr
nr
Service runs
state details of any identified
repairs and replacement works
arising from maintenance or
planned inspections
| 206
8.7.10
8.7.11
Builder's Work In
Connection With
External Services
item/nr
m
Service runs
nr/m
Testing and
Commissioning of
External Services
Element 8.8:
item/nr
Fuel bunds
Protective compounds, fencing, storage racks
associated with LPG installations
Item/nr
item/nr
item
Resetting to works
Taken elsewhere
Taken elsewhere
Taken elsewhere
RM (PPM)
ES DUCTS (TBD)
Supports to external
storage tanks
RM (PPM)
TBD
RM (PPM)
TBD
RM (PPM)
TBD
RM (PPM)
TBD
RM (PPM)
TBD
TBD
RM (PPM)
TBD
not maintainable
N/A
N/A
Taken elsewhere
Fuel bunds
Protective compounds,
fencing, storage racks
associated with LPG
installations
Protective compounds
connected with
transformer sub stations
and the like
Bases for services
equipment
8.8.1
8.8.2
8.8.3
Item/nr
item/nr
8.7.12
Underpinning to
External Site Boundary
Walls
nr
nr
Taken elsewhere
nr
not maintainable
N/A
N/A
| 207
Site records
Unit
Included components
Excluded
per week
per week
per week
per week
per week
per week
Sum
Sum
Sum
1
2
3
4
5
6
7
8
9
Item
Item
Item
Item
Item
Item
1
2
3
4
5
6
Item
Item
Item
Item
| 208
Unit
man hours per week
man hours per week
man hours per week
Item
Item
Item
Item
Item
Included components
1
2
3
4
5
6
7
8
Management personnel
Supervisory personnel
Administration personnel (including wages / stores management etc)
Staff travel and subsistence
Visiting management and support staff
Training
Vehicle costs and car leases
Others (to be defined)
Item
Item
Item
Item
Item
Item
Sum
Item
Item
Item
Security
item
item
Item
item
Item
Item
Item
Item
Item
Item
Item
Item
1 Safety gear, tools and tool hire, testing equipment and the like
2
Others (to be defined)
Item
Excluded
| 209
Mechanical plant
Other plant and equipment
Handover and exit requirements
TUPE
Temporary services
Site services
Insurances, bonds, guarantees and warranties
Other cost items
Item
Item
Item
Item
Item
Item
Item
Item
Item
Item
xxxx
Item
xxxx
Item
xxxx
Item
xxxx
Item
xxxx
Item
xxxx
Item
xxxx
Item
xxxx
Item
1 Mothballing maintenance
Item
| 210
Included
1 Generally, the costs of head office set up and administration proportioned to each contract by
the maintenance contractor.
Excluded
1 Visiting management and staff for which an
allowance has been made within the
maintenance contractors management and
administration (included in 9). Visiting
management and staff
2 Extraordinary support costs for which an
allowance has been made within the
maintenance contractors management and
administration ( included in 9.xxx extraordinary
costs)
1 The amount of net profit that the maintenance contractor needs to achieve
| 211
Unit
Consultant fees
Sum
Sum
Sum
Sum
1
2
3
4
Sum
Sum
Sum
1 Bid costs (that are not included as part of the overheads and profits)
2 TUPE costs
3 Others (to be defined)
1 XXXXX
2 XXXXX
3 xxxxxx
Sum
Sum
1 XXXXXX
Sum
Sum
Sum
Sum
Sum
1
2
3
4
5
Included components
Excluded
| 212
Excluded
1 Capital allowances
2 Asset depreciation/ write down provisions (impairment costs)
3 Others (to be defined)
1
2
3
4
| 213
Business risks
Performance risks
Procurement and delivery risks
Design and installation risks
Maintenance contract risks
Life cycle asset replacement risks
Employer change risks
Employer other risks
Element
Business risks
1 External to facility
- electrical supply outage
- fuel for mechanical services
- flood
- fire
- security breach
2 Internal to facility
- power failure
- critical system failures
- flood, fire and vandalism
non compliance (serious breach; prosecution/ reputational damage)
3 Business impact
loss of productivity due to business downtime
reputation / image risk in event of occurrence of a serious breach of compliance
availability of data about failure rates and repair times - i.e. robust predicted for interventions
lack of effective assessment of impact of maintenance on the business
lack of assurance of compliance and not under or over maintaining the assets
lack of evidence to inform asset investment decision making - understanding risks/liabilities
procurement strategy may adversely impact operational delivery of maintenance/ renewals
| 214
13.2
Performance risks
1 System failure
2 Environmental conditions
3 Non compliance
13.3
1
2
3
4
5
6
13.4
1.
-
Design standards
design solution does not comply with required asset life cycle performance standards
availability of installation information and the accuracy of O&M, E164as built and CDM files etc
inadequate maintenance considerations during design and installations, such as:
- health and safety / local risks assessments implications
- access for maintenance and servicing not appropriately addressed
- lack of provision for lifting arrangements for replacing components
2. Quality of materials and workmanship
- impact of construction using substandard materials and workmanship
- ineffective testing and commissioning
- latent defects
3. Handover documentation
- ineffective handover procedures
- Accuracy and completeness of O&M manuals and CAD information
- Occupancy of facilities significant different to original design parameters
- reliability of estimating data - changes in labour, materials, equipment and plant costs
- insurance and inspection implications - e.g. inadequate policies put into practice
4 Legislation and changing future regulations
13.5
1.
-
Quality of brief
Contract terms
Maintenance strategy not deliverable
Resources and competence
Budget constraints
Mobilisation
Maintenance delivery
scope of service provided (not in accordance with fit for function maintenance standards)
inappropriate servicing and maintenance regimes (not fit for function maintenance standards)
organisation and staffing arrangements - (agility and adequacy to cover critical risk events)
emergency response provisions
relationship with employer and contract support staff
- ineffective contract mobilisation and operating procedures and controls
- non compliance with statutory/legal and regulatory requirements
- critical maintenance is not being implemented by contractor
| 215
13.6
13.7
business disruption and leading to significant loss of productivity and cost to the end user
lack of transparency of service standards and accountability
asbestos and hazardous materials
weather and seasonal implications
quality of asset information made available and subsequently not being kept up to date
incompatibility of asset management databases or ineffective use of IT /CMMS systems
- change on key personnel
2. Financial
- actual costs much higher than estimated (undermining the incentive to deliver maintenance)
- labour costs vary due to labour market/ economic climate
- provision for unscheduled maintenance (e.g. historical data) significantly more in reality
- extent of repairs and replacements works required to done under maintenance contract
1. Life cycle replacement works
- actual costs much higher than predicted
- inappropriate service life planning forecasts - impacts on actual frequency of renewals works
- legacy data - inconsistent and missing asset information
- condition data short term and lack of residual life data to predict longer term replacement plans
- early failure of asset and components
- product failing prior to predicted life due to manufacturers defect
Maximum repair obligations and unclear lines of responsibilities (confusion over who pays?)
- competency to affecting predict 1 to 5 to 10 year forward life cycle replacement schedules
1.
2
3.
-
Scope creep
specific changes in requirements (e.g. scope of works; time horizon, facilities to maintained)
agility and mechanism to change the contract and realise cost / performance efficiencies
change of purpose and use of LCC exercise
carbon reduction commitments and taxation implications
System redundancy
lack of resilience to prevent major business disruption
obsolescence - technology and system changes ( e.g. renewables)
disposal risks associated with removal of plant and equipment from occupied areas
Timescales
replacement frequency forecasts wrong
peaks in expenditure versus forecast profile of life cycle replacement costs
change in periods of analysis
base dates altered or not clearly stated from the outset
| 216
13.8
1 Maintenance brief
- inadequate or unclear brief
- end user requirements
- uncertainty over who is responsibility for repairs and maintenance
- environmental and sustainability considerations
- employer's specific requirements (e.g. functional standards, site of establishment rules and
regulations and standing orders)
- changes in use or function of facilities
- impact of estate rationalisation - e.g. impact of footprint reductions and disposal of sites
2 Timescales
- reference service life data predictions
- product fails prior to predicted life due to manufacturer defect
- timescales for decision making
3 Third party
contractual obligations related to third party agreements (e.g. full repairing / permits to work)
historical / listed building obligations
requirements relating to sites of scientific interest (SSI)
4 Management
unclear roles and responsibilities
ineffective cost control procedures
ineffective performance measures and audit and monitoring procedures
ineffective or no risk management strategy
inadequate design and maintenance review procedures
ineffective change control procedures
ineffective reporting and information management systems
5. Financial
- availability of funds to do minimum maintenance standards
- availability of competent resources
- cash flow effect on timing of approval of extra works
- existing risks and liabilities (e.g. backlog maintenance/ condition status)
- service charging obligations - landlord and tenant ( could lead to non recovery of costs)
- changing inflation / economic climate conditions
| 217
14
Element
Unit
14.1
14.2
14.3
14.4
Other considerations
Not Applicable
Included components
Excluded
| 218
Appendix:
Appendix A1: Core definition of gross internal floor area (GIFA)
Appendix A2 Core definitions of net internal area (NIA)
Appendix B:
Appendix C:
Cost categories and definitions for maintenance works and wider life cycle costing
Appendix D1: Methods of economic evaluation and discounting (time value of money)
Appendix D2 Discounting equations
Appendix E1: Information required for defining the brief and project particulars
Appendix E2 Checklist of Information required for estimating and cost planning of maintenance works
Appendix F1
Appendix F2
Appendix F3
Worked example of an order of cost estimating combining construct maintain and renewal
Reporting template for an order of cost estimate for maintenance works (level 0 codes)
Reporting template for cost plans for maintenance works (level 1 codes)
Appendix G
| 219
2.1
2.2
2.3
2.4
2.5
2.6
2.7
2.8
2.9
2.10
2.11
2.12
2.13
2.14
2.15
2.16
2.17
2.18
2.19
Excluding
Perimeter wall thicknesses and
external projections
External open-sided balconies,
covered ways and fire escapes
2.20
Canopies
2.21
2.22
| 220
3.1
Including
Atria with clear height above, measured
at base level only (but see 3.11)
3.11
3.2
3.12
3.3
3.13
3.4
Kitchens
3.14
3.5
3.15(a)
3.6
3.15(b)
3.7
3.16
3.8
3.17
3.9
3.18(a)
Pavement vaults
3.18(b)
3.10
Excluding
3.19
3.20
3.21
and
subdividing accommodation in sole
occupancy continuous airconditioning, heating or cooling
apparatus, and ducting in so far as the
space it occupies is rendered
substantially unusable
The space occupied by permanent,
intermittent air-conditioning, heating or
cooling apparatus protruding 0.25m or
more into the usable area
Areas with a headroom of less than
1.5m
Areas rendered substantially unusable
by virtue of having a dimension
between opposite faces of less than
0.25m. See diagram E
Vehicle parking areas (the number
and type of spaces noted)
| 221
Residential facilities
Houses (private developer and affordable)
Bungalows (private developer and affordable)
Apartments/flats (private developer and affordable)
Hotels /motels/ guesthouses
| 222
Function
Creamatoria
Convents/ monastries
Education, scientific, information facilities
Schools
Universities, colleges and the like
Research facilities and laboratories
Observatories
Botanical gardens, zoos, aviaries, aquaria
Museums, art galleries and the like
Exhibition halls
Libraries
Computer buildings/data centres
Record, archive, patent offices
Common facilities
Conference centres
Kitchens
Public conveniences
Laundries
Boiler houses
Health and welfare facilities
Hospitals
Nursing homes
Specialist care and treatments units
Specialist care homes
Hospital laboratories, pharmacies
Observation and assessment centres
Medical research facilities
Doctors surgeries
Dentists surgeries
Animal clinics and hospitals
Animal rearing, caring and research facilities
Protective /Custodial facilities
Fire stations and ancillary buildings
Ambulance stations and ancillary buildings
Law courts
Police stations and ancillary buildings
Prisons including young offenders units
Police stables and kennels
Recreational facilities
Theatres/opera houses
Cinemas
Concert halls/function rooms/and the like
Drama and music rehearsal studios
Restaurants/cafes/refectories
Public houses/clubs
Community centres and the like
Squash courts, tennis courts and the like
Sports stadia
Swimming pools/ indoor sports centres
Indoor motor sports centres
Gymnasia and sports halls
Golf/ rifle ranges
Riding schools
Indoor Ice rinks
Club houses and pavilions
Casinos
Military facilities
Accommodation blocks messes, junior, officers, WO &
Sgt
Accommodation blocks multi occupancy (armoury, air
traffic control tower, communications facility, guard
room, fire and police stations, telephone exchange)
Agricultural buildings
| 223
Function
xxxxx
NOTE This table will be revised after wider public and private sector consultation.
| 224
Note BS 8544 Guide for life cycle costing of maintenance works provides detailed
guidance on the cost categorises and definitions for maintenance works.
The maintenance cost categorises and definitions of what is included/ excluded, is
provided in Table C.1 on the following pages;
| 225
Maintenance Category
A),B)
a)
regime AM)
NOTES
| 226
Maintenance Category
MAINTAIN WORKS
Annualised Maintenance
(AM)
Planned Preventative
Maintenance (PPM regime)
unscheduled component
replacement and repairs costs
NOTES
A)
B)
C)
| 227
Maintenance Category
Costs to include:
a) Site surface treatment (e.g. grass cutting)
b) Soft landscaping, planting and irrigation systems
(e.g. tree felling/ replacement, lawn mowing and soft
landscape maintenance).
c) Roads, paths and pavings /crossways
d) Fencing, railing and walls;
e) Site / street furniture and equipment;
f)
External drainage and
g) Ancillary and minor buildings
h) Other elements (to be defined)
NOTES
| 228
Maintenance Category
RENEWALS
Periodic Maintenance Plan
(Repairs/Replacements)
B)
Costs to
a)
b)
c)
d)
e)
f)
g)
include:
Replacement of major assets and plant etc
Access and location adjustment factors
Travel, transport and subsistence costs
Pre inspection costs
Landfill tax and income/ disposal costs
Preliminaries and associated works
Maintenance contractors on costs
NOTES
| 229
Maintenance Category
Other cost and benefits required to be included in the life cycle cost
plan for example:
mothball maintenance,
end of life liabilities ; recycling; salvage etc
hand back contractual obligations
energy efficiency initiatives (upgrades)
churn costs (internal moves)
capital allowances,
asset depreciation/write down
other elements (to be defined)
| 230
Maintenance Category
Operation costs
(see Note 2)
Occupancy costs
(see Note 2)
costs
o
o
o
o
Whole life costing and wider Whole life costing and wider sustainability considerations
sustainability considerations
o finance costs
(See Note 2)
o taxes and incentives (carbon tax/ tariffs)
o third party income during in use
o loss of income
o capital allowances
o asset depreciation /impairment costs
o facilitating works
o employer definable costs (to be defined)
NOTE 1
NOTE 2
Refer to Appendix D for more detailed guidance on inputs into wider economic
evaluations and discounting (time value of money)and discounting equations (D2)
| 231
NS/NB is the present value of savings/benefits in the operation in use phase less the present value
of the additional investment costs to achieve them. It provides a measure of cost effectiveness and of
the benefits to be achieved from investment options. NS/NB greater than 0 (zero) indicates positive
cost effectiveness.
(e) Savings to Investment Ration (SIR)
The SIR is a measure of the cost effectiveness of a proposed investment (an SIR greater than 1 is
positive) and can be used to prioritise and select investment options.
(f) Adjusted Internal Rate of Return (AIRR)
The AIRR is a measure of the annual yield from a project over the period of analysis taking into
account reinvestments of interim receipts, indicating projects with greater net savings. An AIRR
greater than the minimum acceptable rate of return (i.e. the discount rate) is positive.
| 232
The opportunity cost of capital is the cost of foregoing an alternative investment. This approach
assumes that finance for public sector projects is withdrawn from private savings and which would
otherwise have gone into private investment. Hence the discount rate is equated to the pre tax rate of
return available to private capital.
The societal rate of time preference is the interest rate that reflects a governments judgement about
the relative value which society as a whole assigns (or which the government feels it ought to assign)
to present versus future consumption. The societal time preference rate is not observed in the market
and bears no relation to the rates of return in the private sector, interest rates, or any other
measurable market phenomena.
The rationale of the Cost of borrowing funds approach is that the interest rate should match the rate
paid by government for borrowed money.
| 233
Annual equivalent (AE) of present value (PV) over N years at discount rate (r%) =
AE = PV
-----PVA
Note More detailed guidance on the use of discounting equations available from XXXXX (include in
final version of Bibliography)
Fixed price contract. The client will pay for work at the prices in the tender documents,
therefore an estimate of the maintenance contractors allowance for inflation during the period
of contract is required. This can be calculated by applying inflation on an annual basis to
estimates but should to totalled for the contract period and spread equally to the years.
(b)
Fluctuating contracts with annual index linking. An estimate of annual inflation will need to
be applied.
(c)
Cost reimbursement contracts or where direct labour costing is being used. An estimate of
the annual inflation will need to be applied.
| 234
Project particulars
1.1:
Sub-heading 1
Sub-heading 2
Information Requirements
Unit
1.
1.
The Project.
Descriptive
2.
3.
1.2:
Project particulars:
Sub-heading 1
Sub-heading 2
Information Requirements
Unit
1.
1.
Descriptive
Exceptions to be stated.
2.
Asset classification
3.
Space utilisation
1.
2.
(1)
3.
(2)
2.
1.3:
Building usage
Hours of operations
Sub-heading 1
Sub-heading 2
Information Requirements
Unit
Supplementary Information/Notes
1.
Descriptive
2. Existing buildings on or
adjacent to the site.
3.
1.
On the Site
2.
The Site
4.
5.
Site visits
| 235
1.4:
Sub-heading 1
Sub-heading 2
Information Requirements
Unit
1.
Number of storeys
Descriptive
Floor areas
3.
Maintainable areas
4.
2.
1.5
(GIFA rules)
Sub-heading 1
Sub-heading 2
Information Requirements
Unit
Descriptive
1.
The Works
2.
Works by others
3.
Subcontract works
4.
Existing workforce
1.6
Supplementary Information/Notes
Supplementary Information/Notes
Sub-heading 1
Sub-heading 2
Information Requirements
Unit
Supplementary Information/Notes
1.
As unit defined
for applicable
assets in scope
2.
3.
5.
See tables in
part 3
| 236
1.7
Sub-heading 1
Sub-heading 2
Information Requirements
Unit
1.
Drawings:
Descriptive
Exceptions to be stated.
2.
Other documents
1.
3.
4.
Condition survey reports and remaining
life and related costed schedule of works, if
available. Included last date of survey.
Sub-heading 1
Sub-heading 2
Information Requirements
Unit
Supplementary Information/Notes
1.
Descriptive
1.8
Contract Conditions
Conditions of Contract
2.
Termination obligations
3.
| 237
E2 Checklist of information required for costing the Maintain and Replace during the RIBA Work Stages
Order of Estimate
Agree purpose
Scope of costs
Base date
Level of detail
Period of
analysis
Method of
economic
evaluation
Agree purpose
Scope of costs
Base date
Level of detail
Period of analysis
Method of
economic
evaluation
Extent of risks
Reinstatement
value
Report format
Analysis
Base case to
be used as a
comparator
Discounted or not
Extent of risks
Reinstatement
value
Report format
Analysis
Base case to be
used as a
comparator
Elemental
GIFA & EURs
Whole Building
GIFA &/or FUR
Elemental
GIFA & EURs
Sub element
GIFA & EUR's
Whole building
GIFA &/or FUR
Sub element
GIFA & EURs
Refit uplift to rate
Scale of replace
Agree purpose
Scope of costs
Base date
Level of detail
Agree purpose
Scope of costs
Base date
Level of detail
Period of
analysis
Method of
economic
evaluation
Discounted or
not
Extent of risks
Reinstatement
value
Report format
Analysis
Base case to be
used as a
comparator
Period of analysis
Method of
economic
evaluation
Note - appendix D
During Construction
New Build or Refurbishment
Replace
Extent of risks
Reinstatement
value
Report format
Extent of Analysis
Base case to be
used as a
comparator
Construct
Maintain
Preparation rules
Establish the specific brief
(Refer to item 2.4)
Maintain
Construction
value
Construct
Construction
value
Maintain
Replace
Agree purpose
Scope of costs
Base date
Level of detail
Agree purpose
Scope of costs
Base date
Level of detail
Period of analysis
Period of analysis
Method of economic
evaluation
Method of economic
evaluation
Extent of risks
Discounted or not
Extent of risks
Reinstatement value
Report format
Analysis
Base case to be
used as a
comparator
Reinstatement value
Report format
Analysis
Base case to be used
as a comparator
| 238
Building fabric/structure
Other maintainable assets
Surveys Asset condition & PIB's
Building fabric/structure
Building services
Other maintainable assets
GIFA areas
Element unit
rate
Element unit
rate
GIFA areas
GIFA areas
| 239
Key Information Requirements for setting up and costing maintenance and renewal cost plans:
Refer to the project particulars for details of general particulars, building usage and hours of operation; the
site, existing buildings and services; number of storey and floor areas; description of the works; assets
required to be maintained; drawings and other documents and key contract conditions.
Other salient information from the key stakeholders is listed below:
(a) From the employer (establish and formalise the brief) minimum information
o
o
o
o
o
o
o
o
o
o
Agree the cost limit (i.e. the authorised budget). Where alternative cost options are being considered
Agree the scope of maintenance and life cycle replacement works including client definable works
Agree the period of analysis for the maintenance works and life cycle replacement forecasting
Agree the base dates for maintenance and life cycle replacement exercise
Agree the level of detail to be applied and the method of economic evaluation
Agree the required outputs and how to express them
Agree the risks and sensitivity analysis to be used
Confirm whether there is current maintenance and/or life cycle replacement model, or a base case,
to be used as a comparator
Establish the specific purpose and requirements for study (refer to 2.4)
Obtain formal agreement to the client brief before proceeding with estimating and cost plans
(b) From the construction project team/ consultant or advisors (desirable information, if available)
o
o
Confirmation of the project design brief, including a statement of functional usage and performance
requirements (applicable to maintenance and life cycle replacement works)
As built drawings and O&M documentation and H&S files and other documents:
o Outline specification / design intent for all main elements
o Outline specification for components, materials and finishes
o Schedules of finishes
o Schedules of fittings, furnishings and equipment
o Schedules of services
o Room data sheets
Confirmation of requirements in respect of:
o phasing of completion of construction works and handover
o defects period and warranty obligations
o insurances
o treatment of employers risks
o treatment of inflation
o treatment of value added tax(VAT)
o other considerations (approach to dealing with capital allowances, grants and incentives)
(c) From the site / facilities management team (desirable information, if available)
o Details of current maintenance arrangements, if applicable e.g. contract renewal date, notice
period, termination obligations and liabilities, etc
o Copy of existing asset register and maintenance regimes, if available
o Historical trends and volumetric data for reactive maintenance preferably over last two/three years
o Details of specialist subcontractor arrangements work packages (e.g. lifts, catering etc)
o Details of stock and consumables, plant and equipment and sundry items if available
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(d). From the mechanical and electrical services engineer (desirable information, if available)
o
o
o
o
o
(e). From the maintenance contractor cost manager and life cycle replacement advisor (minimum)
Appropriate to the annualised maintenance (maintain) works
o
o
o
o
o
o
o
o
o
o
o
o
Existing asset condition survey reports and other forms of assessment data
List of known defects and backlog maintenance items
Assign reference service life expectancy for all applicable in scope assets to be life cycle replaced
Agree factors likely to affect the life expectancy and cause early deterioration of asset life span
Agree costing methodology and use of base unit rates + localisation price adjustments
Establish condition status and remaining economic lifes including verification and condition/age
survey, if no existing information available, or deemed to be inaccurate and not relevant to use.
Agree intervals of costing and level of sensitivity analysis to be applied (cost significant elements)
Other considerations e.g. warranties /defects period; hand back obligations and salvage treatment
Obsolescence e.g. technology ; product discontinued etc
NOTE This list is not meant to definitive or exhaustive, but is simply a guide.
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14,500,000
(c )
1,450 x (a)
Cost Code
1
1.1
1.2
1.3
1.4
1.5
1.6
Included in 1.1
Excluded
included
x (c)
Sum
Included in 1.1
Nil
1,812,500
200,000
0
16,512,500
av /m2/pa
- Consultant's fees
30 year
7.1
2.2
0.5
(axb)
Excluded
(axb)
2,130,000
660,000
150,000
0
9.8
(axb)
(axb)
av /m2/pa
8.8
9.5
3.6
(axb)
(axb)
Excluded
sum
2,640,000
2,850,000
1,080,000
0
0
21.9
(axb)
Excluded
(axb)
(axb)
(axb)
3.3 (axb)
3.50% %(i+o)
1.7
1.5
(axb)
(axb)
Excluded
sum
Excluded
sum
Excluded
sum
(axb)
(f)
(g)
(h)
2,940,000
sum of (i+o+t+z)
(e+f+g+h)
(j)
(k)
(l)
(m)
(n)
6,570,000 (j+k+l+m+n)
(p)
(q)
510,000
450,000
750,000
818,000
0
0
2.5
(e)
990,000
367,000
2.4
2.4.1
2.4.2
2.4.3
2.4.4
2.4.5
(d)
(r)
(s)
2,317,000
(p+q+r+s)
(u)
(v)
(w)
(x)
(y)
1,568,000 (u+v+w+x+y)
At Q411
13,395,000
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Project Title:
Cost Plan No:
GIFA
Period of Analysis
6500 m2
Functional Type:
Size Range
Classification
OFFICE
Air Conditioned
over 5000 m2
Traditional Build
MAINTAIN
COST
CENTRE
REPLACE
TOTAL COST OF
ELEMENT
(TARGET COST)
W
/m2/pa
TOTAL
TOTAL COST OF
ELENENT (TARGET
COST)
TARGET COST
COMBINED BY
ELEMENT
W x GIFA = X
Y x GIFA = Z
X+Z
/pa
/m2/pa
/pa
/pa
Faclitating works
0
1 to 3
Services
10
11
12
13AB
13C
14
14
15
See Footnote
1.
2.
All transfers are to be to/ from the risk allowance cost centres and balanced by an equal but
opposite adjustment to the risk allowance centres.
Note: Value Added Tax (VAT) in relation to buildings is a complex area. Therefore, it is recommended that VAT
be excluded from order of cost estimates. It is recommended that specialist advice is sought on VAT matters to
ensure that the correct rates are applied to the various aspects of a building project..
NOTE This reporting template is to be revised to align with the rules of measurement, as defined in 3.5 and 3.6.
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Appendix G
Other useful terms and definitions associated with maintenance works
Accepted condition means the condition an item agreed for each particular usage. Attention is drawn to
the fact that statutory/legal and regulatory requirements and also functional maintenance standards may
exist governing minimum acceptable conditions.
Accessibility means a qualitative or quantitative measure of the ease of gaining access to a component
or space/location for the purposes of maintenance.
Authorised person means a competent person who is given authority to perform a given task or tasks.
Availability (performance) means the ability of an item to be in a state to perform a required function
under given conditions at a given instant of time or over a given time interval, assuming that the required
external resources are provided.
Backlog maintenance level of unfunded maintenance, at day1 of the maintenance contract (or the
assessment period baseline) which has been accumulated over past years; and/ or continues to
accumulate if not included, or if the constructed asset/estate is under maintained.
Business focused (or criticality risk based) maintenance prioritisation of maintenance according to
the core business activities, taking account of business risk, resilience and performance of the built asset or
installed plant item to ensure the function of the business is optimised.
Capital replacement value means the current cost of reinstatement of the buildings in their present form
(unless otherwise stated) including demolition, site clearance and fees, but excluding VAT.
Note sometimes incorrectly termed fire insurance valuation. Guidance is provided in ABI/BCIS House
Rebuilding Cost (RICS Valuation Standards Red Book 2010)
Classification means the act of grouping items into classes of structured data sets
Codification means the act of systematically sequencing, identifying and presenting items within their
class or classes.
Commissioning means advancement of an installation from the stage of static completion to full working
order and achievement of the specified operational and functional requirements.
Competence means the ability to perform a specific activity or range of activities satisfactorily and safely
by virtue of training and experience.
Compliance means an affirmative indication or judgement that the supplier of a product or service has
met the requirements of the relevant specifications, contract or regulation; also the state of meeting the
requirements.
Condition assessment means a formal and systematic assessment of the condition of an item in
respect of its ability to perform its required function.
Condition based maintenance work initiated by trends highlighted by routine or continuous monitoring
of the condition of the asset, such as general performance or specific parameters (e.g. bearing vibration
and motor winding temperatures)
Condition monitoring means the continuous or periodic measurement and interpretation of data to
indicate the condition of an item to determine the need for maintenance and/or repairs and replacement
intervention.
Consumable stock means expendable materials (for example oils, lubricants, nails, packing) that are
held available for maintenance purposes.
Corrective maintenance means the maintenance carried out after fault recognition and intended to put
an item into a state in which it can perform a required function.
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Criticality analysis means a quantitative analysis of events or faults and the ranking of these in order of
the seriousness of their consequences.
Credit means a rebate for authorised maintenance works not undertaken, or for a refund offered by the
maintenance contractor to the employer in return for the benefit of taking ownership of materials, goods,
items, mechanical and electrical plant and equipment, etc arising from demolition or strip out works.
Day work means the method of valuing work on the basis of time spent by the maintenance contractors
workpeople, the materials used and the plant employed.
Deferred maintenance means the corrective maintenance which is not immediately initiated after
occurrence of a failure or detection of a fault, but is delayed in accordance with given maintenance rules
Defect means the non fulfilment of an intended requirement or an expectation for an entity, including one
concerned with safety. This requirement or expectation should be reasonable under the relevant
circumstances
Designed out maintenance other forms of maintenance may be inappropriate, therefore maintenance
needs are designed out to achieve the required level of reliability.
Depreciation means the distribution of the monetary value of an asset over the period of time commonly
related to its productive or useful life.
Depreciation replacement costs (DRC) method means the current cost or replacing an asset with its
modern equivalent asset less deductions for physical deterioration and all relevant forms of obsolescence
and optimization.
Fault modes and effects analysis (FMEA) means the qualitative method of reliability analysis which
involves the study of the fault modes which can exist in every sub item of the item and the determination of
the effects of each fault mode on other sub items of the item and on the required functions of the item
History record means a record of the history of an operation of an asset for use in the analysis and
design of that item.
Internal rate of return means the discount rate that, when applied to a cash flow containing positive and
negative amounts, gives a net present value of zero. Agreed with employer at outset
Life cycle replacement cost means the cost of scheduled replacement of major systems and
components, forming part of capital not revenue budgets, excluding annual planned preventative
maintenance, minor repairs and unscheduled (reactive) and proactive maintenance.
Level of maintenance means the set of maintenance actions to be carried out at a specified indenture
level
Maintainability means the probability that a given active maintenance action for an item under given
conditions of use can be carried out within a stated time interval, when the maintenance is performed under
stated procedures and resources.
Maintenance history means a record of past maintenance tasks that is used for the purpose of
maintenance planning.
Maintenance planning means deciding in advance the jobs, methods, materials, tools, machines,
labour, time required and timing of maintenance actions, or tasks and/ or work orders.
Net present cost (NPC) means the sum of discounted future cost cash flows
Nominal cost expected price which will be paid when a cost is due to be paid, including estimated
changes in price due to, for example, forecast change in efficiency, inflation or deflation and technology.
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On site maintenance means maintenance performed at the location where the item is used.
Operations means all the activities associated with the day to day use, support and maintenance of a
building or facility, inclusive of security, cleaning, utilities, pest control, snow removal, ground care,
insurances (full listing as defined in appendix C). Operations activities may involve some routine
maintenance and minor new works which are incidential to the operations but they do not include any
significant amount of maintenance or repair work that would be included in a separate budget item.
Operations cost means the costs incurred in running and managing the facility or built environment,
including administration costs.
Permit to work means a signed document, authorising access to an item that defines conditions,
including safety precautions, under which work may be carried out. This may include a document, signed
on completion of maintenance, stating that an item is safe and ready for use.
Physical service life of a component is the time (in years) at which a component, part or building fails
to meet the performance criteria required of it and has to be removed and replaced.
Predicted means qualified values, assigned to a quantity, before the quantity is actually observable,
computed on the basis of earlier observed or estimated values of the same quantity or of other quantities
using a mathematical model.
Present day cost (PDC) Monies accruing in the future that have been discounted to account for the fact
that they are worth less at the time of calculation.
Re Investment indexation see definition for functional investment indexation
Real cost cost expressed as a value at the base date, including estimated changes in price due to
forecast changes in efficiency and technology, but excluding general price inflation/deflation.
Run to failure maintenance the consequences are such that the asset or plant item can be run safely
and cost effectively run to destruction without serious loss of service and there is no risk of failing to comply
with statutory/legal compliance requirements. This may assume there is a standby unit that will
automatically operate as a back up asset.
Sensitivity analysis test of the outcome of an analysis by altering one or more parameters from initial
value(s)
Strategic spares means spares held against circumstances that are not expected to arise routinely or
frequently during the life of an asset, or item, but which would have serious consequences if they did occur.
Spares stock (or spares) means items that are held available for maintenance purposes or for repairs
and replacement of defective parts.
Statutory undertakings - means the organisations such as water, gas, electricity and telecommunications companies which are authorised by statute to construct and operate public utility
undertakings.
Technical operation and maintenance (O&M) manual means a document that communicates
appropriately and effectively specific direction, data and information about the product or asset, to cover the
subjects of a) purpose and planning (what the product is for); b) operating instructions (how to use and
maintain the product); c) technical description (how the product works); d) handling, installation, storage,
transit; e) maintenance schedules; f) parts lists; g) modification instructions: h) disposal instructions.
Termination cost cost incurred by the occupant at the end of the in use, or contract period.
Termination value is the scrap value of a component or asset at the point of its replacement.
Through life costs is an alternative term used to mean the same as the whole-life costs of a facility and
comprises the costs of acquisition (including consultancy, design and construction costs, and equipment),
the costs of operating the facility and the costs of maintaining it over its whole life through to its disposal
i.e. the total ownership costs.
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Bibliography
Key reference documents used for the technical drafting the NRM for Maintenance works:
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Back Cover
The RICS new rules of measurement are a suite of documents issued by the RICS Quantity Surveying
and Construction Professional Group. The rules have been written to provide a standard set of
measurement rules that are understandable by all those involved in a construction projects and
maintenance of the constructed facility. They provide advice and best practice guidance to RICS
members involved in the cost management of construction and maintenance projects worldwide.
The rules provide essential guidance to all those involved in, as well as those who wish to be better
informed about, the cost management of construction and maintenance projects.
The RICS new rules of measurement: Order of cost estimating and cost planning for maintenance works,
provide essential guidance on the quantification and description of maintenance works for the purpose of
preparing initial order of cost estimates during the preparation stages of a building project, costs plans
during the design development stages and detailed asset-specific cost plans during the pre-construction
phases of a building project and also post construction, during the in use phases. The guidance provided
by the rules also aids the procurement and cost control of maintenance works.
This volume follows the same framework and premise as the RICS new rules of measurement: Order of
cost estimating and cost planning for capital building works. Consequently, they give direction on how to
quantify and measure other items associated with maintenance works, but which are not reflected in the
measurable maintenance work items i.e. maintenance contractors management and administration
charges, overheads and profit, other maintenance-related costs, consultants fees and risks in connection
with maintenance works.
Unlike capital building works projects, maintenance works are required to be carried out from the day a
building or asset is put to use until the end of its life. Accordingly, while the costs of a capital building
works project are usually incurred by the building owner/developer over a relatively short-term, costs in
connection with maintenance works are incurred through out the life of the building over the short,
medium and long-term. Therefore, in addition to giving guidance on the measurement of inflation, the
rules provide guidance on the measurement and calculation of the time value of money, as well as VAT,
and taxation and other incentives.
The RICS new rules of measurement: Order of cost estimating and cost planning for maintenance works,
together with the RICS new rules of measurement: Order of cost estimating and cost planning for capital
building works, present the basis of good life cycle cost management of capital building works and
maintenance works enabling more effective and accurate cost advice to be given to clients and other
project team members, as well as facilitating better cost control. Together they can be used to
development and manage life cycle cost plans for construction, maintenance, replacement and demolition
(or decommissioning) works, which can be used to inform investment appraisals and for the selection of
options.
Although the RICS new rules of measurement are principally based on UK practice, the requirements for
a coordinated set of rules and underlying philosophy behind each volume have worldwide application.
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