Transcript Cost, Floor area and Cost/m2

Code of Measurement for Cost Planning
Defining cost planning standards internationally
Comité Européen des Economistes de la
Construction CEEC
Meeting 11. April 2008 in Prague
Presentation by Martin Wright, PBK AG, Switzerland
[email protected] www.pbk-ag.ch
on behalf of the Swiss Delegation
Association Suisse pour l'Economie de la
Construction AEC www.aec.ch
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CEEC Code: Starting Point
Colloquium CEEC / AEC / EPFL 2. October 1998
Comparison of internation examples of costs planning
for a standard building (Bent's Building)
• All countries used functional elements as a basis
but …
• They used different elemental classifications
• Reference areas are defined differently
• Scope of costs is not directly comparable
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Gross Floor Area: national definitions
"Bent's building"
Switzerland
Holland
France
UK
Ireland
Finland
Denmark
Spain
2'875 m2
3'007 m2
3'412 m2
2'585 m2
2'585 m2
2'758 m2
1'800 m2
1'800 m2
100%
105%
119%
90%
90%
96%
63%
63%
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Examples of scope of costs
Country
Switzerland
Holland
France
UK
Ireland
Finland
Denmark
Belgium
Building
External Planning
works
fees
0
Land
costs
Finance
0
0
0
0
0
0
0
0
0
0
0
0
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CEEC Working group
Working Group:
• Martin Wright (Switzerland, chairman)
• Gerry O'Sullivan (Ireland / CEEC vice president)
• Joe Martin (UK)
• Peter Schmid and Ulrike Frauendorf (Germany)
Additional input :
• Michel Coubès (Switzerland)
• Michel Ducroux / Jaques Moreau (France)
• Pekka Montin (Finnland)
• Peter van der Pijl / David Meijer (Holland)
• Sabine Pierson (Belgium)
• Yollanda Garcia Prada (Spain)
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CEEC-Comparative data (Cornelissen-model)
An excellent model, but without definitions!
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European Code of Measurement: Objectives
Quantites:
• Definition of basic quantities
• Definition of principle of net measurement
• Definition of references to national standards
Costs:
• Definition of high level cost groups
• Definition of references to national contents
• Creation of a standard analysis format
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European Code of Measurement: Concept
european
European code:
• cost groups
• basic quantities
national codes
SN506 502, DIN 276,
SfB, BCIS, UNTEC,
B1801, etc.
Elemental data
BQ items
Labour & materials
degree of information
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General principles
• The structure is designed to permit the use of the
existing national classifications at a more detailed level
of information (subsidiarity principle)
• Not all Cost Groups or Basic Quantities will be
applicable in every country.
Where Cost Groups or Basic Quantities are not used this
will be clear and avoid misunderstandings on scope and
content
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CEEC Code of Measurement: Contents
•
•
•
•
•
List of cost groups and basic quantities
Definitions of Cost Goups
Definitions of Basic Quantities
Standard form of cost analysis
Documentation
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Cost Groups (English, French and German)
A
B
C
D
E
F
G
H
I
L
M
P
Q
U
V
CONSTRUCTION COSTS
Preliminaries
Substructure
External superstructure / envelope
Internal superstructure
Internal finishings
Services installations
Special equipment
Furniture and fittings
Site and external works
etc.
DESIGN AND INCIDENTAL COSTS
Design Team fees
Ancillary costs and charges
etc.
COSTS IN USE
Maintenance
Operation
etc.
LAND AND FINANCE
Land costs
Finance
etc.
COUTS DE CONSTRUCTION
A Installations de chantier, échafaudages
B Fondations
C Structure externe / enveloppe
D Structure interne
E Finitions intérieures
F Installations
G Equipement spéciaux
H Fourniture équipements
I
Aménagements extérieurs
etc.
DESIGN ET COÛT ACCIDENTELS
L Honoraires design
M Charges et coûts auxiliaires
etc.
COUTS D'EXPLOITATION
P Maintenance
Q Exploitation
etc.
TERRAIN ET FINANCE
U Terrain
V Finance
etc.
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Definitions (English, French and German)
E
Internal finishings
Definition
Internal floor, wall and ceiling finishes including screeds,
raised floors, internal panelling and cladding, suspended
ceilings, decoration and finishes to balconies.
Belgium / Switzerland SN 506.502/2000
M3 Floor finishes
M4 Wall finishes
M5 Ceiling finishes
Germany: DIN 276 / 1993
336 Internal wall linings (of external walls)
345 Internal linings (of internal walls)
364 Roof linings
352 Floor coverings
353 Ceiling linings
Holland
Architectural costs (sub-division)
E
Finitions inté
Définition
Les finitions d
revêtements d
parois, plafond
Belgique / Su
M3 Revêtem
M4 Revêtem
M5 Plafonds
Germany: DIN
336 Außenw
345 Innenwa
364 Dachbek
352 Deckenb
353 Deckenb
Hollande
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Architec
Basic quantities / Quantités de base
#01 Site area / Surface terrain
#02 Footprint area / Surface bâtie
#03 Floor area not fully enclosed - Surface plancher externe
#4 Gross external floor area - Surface plancher brute
(External
construction not
defined)
#5 Gross internal floor area - Surface plancher nette
#6 Internal divisions
- Surface de
construction des
parois intérieures
#7 Area Ancillary to
main function
Surface utile
secondaire
#8 Ancillary area
for services Surface
installations
#9 Circulation
area - Surface
dégagement
#10 Usable floor
area - Surface
utile principale
#11 Primary functional units / 1. Unités fonctionnelles
#12 Secondary functional units / 2. Unités fonctionnelles
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CEEC Code: Definition Basic Quantities
#04 m2 Gross external floor area
Definition
The area of all floor space which is covered and
enclosed to its full height, including the area of
basements, measured to the outside face of outside
walls and including the area of all internal walls,
columns and the like measured at each floor level,
excluding floor area not fully enclosed (see #03)
Germany: DIN 277 / 1987
m2 Brutto-Grundfläche BGF a
Ireland
m2 not defined
Switzerland SIA 504 416 / 2003
m2 Geschossfläche GF / Surface plancher SP
United Kingdom:
m2 RICS: Code of Measurement Practice GEA
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Examples of Standard form of cost analysis (1)
Standard form of cost analysis
Project reference
Country of origin
Location
Currency/Price base date
Period for costs in use (years)
Quantity used for analysis
Basic quantities
#01 Site area
#02 Footprint area
#03 Floor area not fully enclosed
#04 Gross external floor area (GEFA)
#05 Gross internal floor area
#06 Area of internal divisions
#07 Area ancillary to main function
#08 Ancillary area for services
#09 Circulation area
#10 Usable floor area
#11 No. of workplaces
#12 Secondary functional units
Office building with bank
branch office
BKI: 1300-062
Germany
Konstanz
Administrative centre
crb: 065/113
Switzerland
Langenthal
€ (1 € = 1.58
2005
CHF)
Gross external floor area (GEFA) Gross external floor area (GEFA)
€
2005
41'009
1'346
5'301
1'280
181
777
2'589
120
-
774%
25%
100%
24%
3%
15%
49%
-
7'971
1'383
1'698
8'792
200
-
91%
16%
19%
100%
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Examples of Standard form of cost analysis (2)
Standard form of cost analysis
Office building with bank
branch office
€
CONSTRUCTION COSTS
A Preliminaries
B Substructure
C External superstructure/envelope
D Internal superstructure
E Internal finishings
F Services installations
G Special equipment
H Furniture and fittings
I Site and external works
J Construction contingencies
K Taxes on construction
DESIGN AND INCIDENTAL COSTS
L + M Design team fees
N Project budget contingencies
O Taxes on design and incidental costs
5'906'451
242'794
393'960
1'916'905
972'217
449'957
862'213
22'527
1'199
158'710
0
885'968
606'669
515'669
0
91'000
€/m2 GEFA
1'114
46
74
362
183
85
163
4
0
30
0
167
114
97
0
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Administrative centre
€
13'209'121
397'405
242'925
3'625'658
3'261'429
732'754
2'433'137
0
1'217'604
294'315
0
1'003'893
2'459'781
2'272'838
0
186'943
€/m2 GEFA
1'502
45
28
412
371
83
277
0
138
33
0
114
280
259
0
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CEEC Code of Measurement: The next steps
•
•
•
•
Revision January 2008 with minor corrections
Gain experience with use
Repeat the Lausanne excercise (Bent's building)
Collection of analysis
(Model Willum Cornelissen)
• Coordinate with other professional bodies
eg. TEGoVA (European group of Valuers Associations)
• FIG Working week in Stockholm (June)
• New input and update
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Code of Measurement
Thank you for your attention!
Please provide new input!
Martin Wright, PBK AG, Switzerland
[email protected] www.pbk-ag.ch
on behalf of the Swiss Delegation
Association Suisse pour l'Economie de la Construction
AEC www.aec.ch
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