ICMS: Global Consistency in Presenting
Construction and Other Life Cycle Costs
2nd edition
ICMS CoalitionICMS

ICMS: Global Consistency in Presenting
Construction and Other Life Cycle Costs
2nd edition, September 2019
ICMS Coalition

Cover image: Chongqing, China. Photo by Yu Wei via Unsplash

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Contents
Welcome to ICMS 2nd edition		 1
ICMS Coalition			 2ICMS Standards Setting Committee		 4Part 1 Context										 61.1		Introduction.....................................................................................................................................................

6

1.2		

Aims

.............................................................................................................................................................

7

1.3		

Use of the Standards.......................................................................................................................................

8

Part 2 ICMS Framework								 92.1		Overview...........................................................................................................................................................

2.2		

Hierarchical Levels ......................................................................................................................................... 11

2.3		

Project Attributes and Values........................................................................................................................ 17

2.4		

Life Cycle Cost Considerations...................................................................................................................... 17Part 3 Project Attributes and Values						Part 4 Definitions

919									444.1		Defined Terms.................................................................................................................................................. 44

4.2		

Substructure and Structure Delineation .................................................................................................... 48

Appendices											52General Notes ............................................................................................................................................................. 52
Appendix A – Acquisition Costs Sub-Groups........................................................................................................... 54
Appendix B – Construction | Renewal | Maintenance Costs Sub-Groups: Buildings........................................ 55
Appendix C – Construction| Renewal | Maintenance Costs Sub-Groups: Civil Engineering Works............... 68
Appendix D – Operation Costs Sub-Groups............................................................................................................ 78
Appendix E – End of Life Costs Sub-Groups............................................................................................................. 79
Appendix F – Process Flow Charts............................................................................................................................. 80
Appendix G – Reporting Templates........................................................................................................................... 83
Appendix H – ICMS Coding Structure....................................................................................................................... 100
Appendix I – Interface with International Property Measurement Standards (IPMS)..................................... 102
Appendix J – Revision Notes for ICMS, 2nd edition................................................................................................ 105
Appendix K – Bibliography.......................................................................................................................................... 107
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Welcome to ICMS, 2nd edition
Life cycle costs (LCC) play a pivotal role in the financial management of construction projects aroundthe world. As a part of the whole life cost (WLC), they allow critical decisions to be made about theimportance of capital and longer-term costs that ultimately affect asset performance, longevity, disaster
resilience and sustainability. It is for this reason that the ICMS Coalition has revised and extended thescope of International Construction Measurement Standards (ICMS) to incorporate this broader costclassification. This new edition supersedes the first edition of ICMS (July 2017) although this second
edition can still be used solely for capital cost reporting.
Since its inception, the driving principle behind ICMS has been that consistent practice in presenting
construction costs globally will bring significant benefits to construction cost management. As such ICMS
aim to provide global consistency in classifying, defining, measuring, recording, analysing, presenting
and comparing entire life cycle costs of construction projects at regional, state, national or international
level. ICMS are a high-level cost classification system. The globalisation of the construction businesshas only increased the need to make this meaningful comparative analysis between countries, not leastby international organisations such as the World Bank Group, the International Monetary Fund, various
regional development banks, non-governmental organisations and the United Nations.
Since their introduction to the market in 2017, ICMS have already been adopted by a number of highprofile bodies seeking to benchmark project costs internationally. To date this includes large public sector
project sponsors, global cost consultancies, constructors, and other construction sector stakeholders (fora list of business support partners visit https://icms-coalition.org/).
ICMS have been created through a transparent, detailed and inclusive standards-setting process. The
second edition has followed the same development method as the first. A second independent Standards
Setting Committee (the SSC) was formed, including experts in life cycle costing as well as some of theexperts who developed the first edition. The SSC worked virtually and met twice, once in Dubai and oncein London.
It is accepted that standards-setting is a continuous and dynamic process. The SSC will be listening
carefully to the global construction cost management community to ensure necessary updates arecaptured for continued improvement.
Many key stakeholders are being engaged in the process of implementation. A list of ICMS-supporting
partners is shown on the ICMS Coalition website (https://icms-coalition.org/) – these organisations arecommitted to the adoption of ICMS.
For further information on ICMS, please visit the Coalition website.
On behalf of the ICMS Coalition Trustees:
Ken Creighton – (Royal Institution of Chartered Surveyors) – Chair
Craig Bye – (Canadian Institute of Quantity Surveyors) – Vice Chair
Julie de la Cruz – (Philippine Institute of Certified Quantity Surveyors) – General Secretary.

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ICMS Coalition
The Coalition is a non-governmental, not-for-profit professional coalition. A wide range of professionalorganisations are represented in the Coalition and the SSC. They were generous in providing their national
standards, which again provided the basis for the early deliberations of the SSC. The Coalition originallyformed on 17 June 2015 at the International Monetary Fund in Washington DC, USA. The Coalition aims
to bring about consistency in construction project cost reporting standards internationally through thedevelopment and adoption of ICMS.
The Coalition members for the second edition are:Africa Association of Quantity Surveyors (AAQS)
Association for the Advancement of Cost Engineering International (AACE)
Association of Cost Engineers (ACostE)
Association of South African Quantity Surveyors (ASAQS)
Australian Institute of Quantity Surveyors (AIQS)
Brazilian Institute of Cost Engineers (IBEC)
Building Surveyors Institute of Japan (BSIJ)
Canadian Association of Consulting Quantity Surveyors (CACQS)
Canadian Institute of Quantity Surveyors (CIQS)
Chartered Institute of Building (CIOB)
Chartered Institution of Civil Engineering Surveyors (ICES)
China Electricity Council (CEC)
China Engineering Cost Association (CECA)
Commonwealth Association of Surveying and Land Economy (CASLE)
Conseil Européen des Economistes de la Construction (CEEC)
Consejo General de la Arquitectura Técnica de España (CGATE)
Dutch Association of Quantity Surveyors (NVBK)
European Federation of Engineering Consultancy Associations (EFCA)
Fédération Internationale des Géomètres (FIG)
Fiji Institute of Quantity Surveyors (FIQS)
Ghana Institution of Surveyors (GhIS)
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Hong Kong Institute of Surveyors (HKIS)
Ikatan Quantity Surveyor Indonesia (IQSI)
Indian Institute of Quantity Surveyors (IIQS)
Institute of Engineering and Technology (IET)
Institute of Quantity Surveyors of Kenya (IQSK)Institute of Quantity Surveyors Sri Lanka (IQSSL)
Institution of Civil Engineers (ICE)
Institution of Surveyors of Kenya (ISK)
Institution of Surveyors of Uganda (ISU)International Cost Engineering Council (ICEC)
Italian Association for Total Cost Management (AICE)
Korean Institution of Quantity Surveyors (KIQS)
Fachverein für Management und Ökonomie im Bauwesen (maneco)
New Zealand Institute of Quantity Surveyors (NZIQS)
Nigerian Institute of Quantity Surveyors (NIQS)
Pacific Association of Quantity Surveyors (PAQS)
Philippine Institute of Certified Quantity Surveyors (PICQS)
Property Institute of New Zealand (PINZ)Real Estate Institute of Botswana (REIB)Royal Institute of British Architects (RIBA)Royal Institution of Chartered Surveyors (RICS)
Royal Institution of Surveyors Malaysia (RISM)
Singapore Institute of Building Limited (SIBL)
Singapore Institute of Surveyors and Valuers (SISV)
Sociedad Mexicana de Ingeniería Económica, Financiera y de Costos (SMIEFC)
Society of Chartered Surveyors Ireland (SCSI)
Union Nationale des Economistes de la Construction (UNTEC).
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ICMS Standards Setting Committee
The Standards Setting Committee (SSC) comprises experts selected by the Coalition and representing
a wide range of professional construction organisations in the built environment. The SSC acts
independently from the Coalition and its members.
The SSC members and co-authors of ICMS, 1st edition (July 2017) are:Ong See-Lian (Malaysia) 				Alan Muse (UK) 				Gerard O’Sullivan (Republic of Ireland) 		

ChairmanVice-Chairman
Executive Secretary

Alexander Aronsohn (UK)
Dainna Baharuddin (Malaysia)
Tolis Chatzisymeon (Greece)
William Damot (Philippines)
Ruya Fadason (Nigeria)
Roger Flanagan (UK)Mark Gardin (Canada)
Malcolm Horner (UK)Roy Howes (Canada)
Guo Jing Juan (China)
Philip Larson (USA)Patrick Manu (Ghana)Charles Mitchell (Republic of Ireland)
Sinimol Noushad (UAE)
Antonio Paparella (Belgium)
David Picken (Australia)
Anil Sawhney (India)
Peter Schwanethal (UK)Koji Tanaka (Japan)
Tang Ki-Cheung (Hong Kong).

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In January 2018, the SSC started drafting the second edition to incorporate other life cycle costs. Experts
in life cycle costing, therefore, joined the SSC.
The SSC members and co-authors of the second edition are:Ong See-Lian (Malaysia) 				Alan Muse (UK) 				Gerard O’Sullivan (Republic of Ireland)		

ChairmanVice-Chairman
Executive Secretary

Alexander Aronsohn (UK)
Dainna Baharuddin (Malaysia)
Tolis Chatzisymeon (Greece)
Ruya Fadason (Nigeria)
Andrew Green (UK)
Malcolm Horner (UK)Roy Howes (Canada)
Francis Leung (Hong Kong)
Patrick Manu (Ghana)
Brian McBurney (Canada)Charles Mitchell (Republic of Ireland)
Sinimol Noushad (UAE)
Antonio Paparella (Belgium)
David Picken (Australia)
Anil Sawhney (USA)Koji Tanaka (Japan)
Tang Ki-Cheung (Hong Kong)
Luizviminda Villacan (Philippines).

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Part 1 Context
1.1 Introduction
Research from the World Economic Forum has shown that improvements in the design and construction
process can be achieved by using international standards like ICMS to gain comparable and consistentdata. ICMS provide a high-level structure and format for classifying, defining, measuring, recording,analysing and presenting construction and other life cycle costs. This will promote consistency andtransparency across international boundaries. The ICMS have focused only on issues directly related to thecosts associated with the constructed asset so that cross-boundary costs can be benchmarked and thecauses of differences in costs identified.
The ICMS project followed work on the development of International Property Measurement Standards(IPMS). IPMS established standards for measuring the floor areas of buildings. For ICMS, a key element
was that ICMS would be compatible and accord with IPMS.
ICMS offer a high-level framework against which construction costs and other life cycle costs can beclassified, defined, measured, recorded, analysed, presented and compared. The hierarchical frameworkhas four levels:• Level 1: Project or Sub-Project• Level 2: Cost Category• Level 3: Cost Group• Level 4: Cost Sub-Group.
The composition of Levels 2 and 3 is the same for all Projects and Sub-Projects, although discretion isallowed at Level 4. Examples of the contents of Level 4 are given in Appendices A to E.
ICMS provide definitions, scope, attributes and values, units of measurement and explanatory notes foreach type of Project. Guidance is given on:• how the Standards are to be used
• the level of detail to be included while presenting costs• the method of dealing with Projects comprising different Sub-Projects, and• the approach for ensuring that like is compared with like, especially considering different currencies andtimeframes.
For buildings, the existing cost analysis standards worldwide require the measurement of either the Gross
External Floor Area (GEFA) or Gross Internal Floor Area (GIFA). This permits the representation of overall
costs in terms of currency per GEFA or GIFA. Research shows that floor area measurement standards varyconsiderably between countries. The linking of ICMS with IPMS provides a valuable tool for overcoming
these inconsistencies. ICMS require a cost report to include both GEFA (IPMS 1 (EXTERNAL)) and GIFA(IPMS 2 (INTERNAL)) measured in accordance with the rules set out in IPMS. These are summarised inAppendix I.
For selected types of civil engineering projects, ICMS also provide units of measurement describing their
physical sizes and functional capacities for comparison. The second edition extends the number of civilengineering Projects or Sub-Projects to include ‘Dams and reservoirs’, and ‘Mines and quarries’.

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ICMS are high-level standards. The transparent and inclusive standards-setting process described has
resulted in full analysis and appreciation of standards and practices in many more countries than those
directly represented by SSC members. ICMS are not a hybrid of those standards but do introduce someconcepts that may be new to some markets. Markets that do not have established standards are, however,encouraged to adopt ICMS. Markets that do have established local standards should adopt ICMS tocompare cost data prepared using different standards from different markets on a consistent, like-forlike basis. The aim is not to replace existing local standards, but to provide an internationally accepted
reporting framework into which data generated locally can be mapped and analysed for comparison. In
time, it is expected that ICMS will become the primary basis for both global and local construction cost
reporting.
In drafting ICMS, the SSC has been conscious of the need for compatibility with other established or
emerging standards. It has aimed to strike a balance between the need to be compatible with different
standards and the need for flexibility to accommodate detailed cost classification systems that exist
across the world.
Thus, the types of Project are generally compatible with the United Nations International Standard
Industrial Classification of all Economic Activities. The Cost Sub-Groups are generally compatible with theelements in ISO 12006-2:2015, Building construction – Organization of information about construction
works – Part 2: Framework for classification and can be adapted to be compatible with most other costclassification systems. The Cost Groups and Cost Sub-Groups for Life Cycle Costs are generally compatible
with ISO 15686-5:2017 Buildings and constructed assets – Service life planning – Part 5: Life-cycle costing.
In addition, it has been recognised that a work breakdown structure (WBS) approach to cost reporting is
widely used around the world, particularly in civil engineering projects. Therefore, examples of mapping
to and from various national standards and WBS are included on the Coalition website (https://icmscoalition.org/).
As the use of Building Information Modelling (BIM) becomes more widespread, the link between BIM and
ICMS takes greater importance. ICMS may be used as the cost breakdown structure in BIM-based costmanagement practice.
Part 4 provides definitions of terms commonly used throughout the Standards. Definitions specific toparticular types of Projects are provided in Appendices A to E.

1.2 Aims
ICMS aim to provide global consistency in classifying, defining, measuring, recording, analysing andpresenting entire construction and other life cycle costs at a project, regional, state, national orinternational level. ICMS allow:• construction and other life cycle costs to be consistently and transparently benchmarked (comparative
benchmarking)• the causes of differences in life cycle costs between projects to be identified (option appraisal)• properly informed decisions on the design and location of construction projects to be made at the bestvalue for money (investment decision making) and• data to be used with confidence for construction project financing and investment, decision-making, andrelated purposes (certainty).
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1.3 Use of the Standards
The second edition of ICMS can be used to present Acquisition Costs, Construction Costs, Renewal Costs,
Operation Costs, Maintenance Costs, and End of Life Costs using the template provided in Appendix G.
Those interested in simply presenting the Construction Costs can use the templates entitled ‘Construction
Costs only’.
Wherever a cost report has been prepared in compliance with ICMS, this should be stated in the report.
ICMS can be used to classify, define, measure, record, analyse, present, and compare historical, current
and future construction and other life cycle costs of new build and Major Adaptation programmes andprojects. This can be applied throughout the various stages of construction and/or after completion of
construction through to the end of life or a shorter Period of Analysis.
Applications include, but are not limited to:• global investment decisions• international, national, regional or state cost comparisons• feasibility studies and development appraisals• project work including cost planning and control, cost analysis, cost modelling and the procurement andanalysis of tenders• dispute resolution work
• reinstatement costs for insurance, and• valuation of assets and liabilities.
Process flow charts set out the comprehensive steps for the use of the Standards and are provided inAppendix F.
The cost report should make clear precisely what costs have been included or excluded, to avoid
confusion or omissions in comparing alternative project options and to inform decision making. The mostappropriate available data sources should be used. These may be in the public domain or not, but theorigin should be recorded.

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Part 2 ICMS Framework
2.1 Overview
Figure 1 sets out the broader context and scope for the second edition of ICMS, including what is covered
beyond the scope of the 1st edition.
Figure 1: The relationship between ICMS, LCC and WLC‘Occupancy Costs’ are considered part of the ‘Non-Construction Costs’.

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Figure 2 presents the overall taxonomy used in the second edition of ICMS. The taxonomy consists of fourlevels with Level 1 through Level 3 being mandatory while Level 4 is discretionary.
Figure 2: ICMS Framework including Level 1 Projects and Sub-Projects

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2.2 Hierarchical Levels
Figure 3 shows the hierarchical links between the four levels of the ICMS taxonomy, from the highest to
the lowest level of detail.
Figure 3: ICMS Hierarchy

The description of each level in Figure 3 is as follows.

Project and Sub-Project (Level 1)
ICMS classify Projects according to their essence and principal purpose. The Projects shown in theframework are not exhaustive and will be further developed in future editions of the Standards. Projects
have been assigned the following codes:
Table 1: ICMS Projects with their corresponding codes
01.

Buildings

08.

Pipelines

02.

Roads, runways and motorways

09.

Wells and boreholes

03. Railways

10.

Power-generating plants

04. Bridges

11.

Chemical plants

05.

12.

Refineries

06. Waste water treatment works

13.

Dams and reservoirs

07.

14.

Mines and quarries

Tunnels
Water treatment works

When a Project is too large or complex to be described by a single set of Project Attributes and Values, it
is to be subdivided for cost reporting into Sub-Projects, each described by a single set of Project Attributes
and Values. A Project can have multiple Sub-Projects. It is also possible to use a combination of SubProjects within a Project to report a collection of Projects under the names of ‘programme’ or ‘portfolio’.

Cost Categories and Cost Groups (Levels 2 and 3)
The Cost Categories at Level 2 and Cost Groups at Level 3, as defined in Table 2, are mandatory andstandardised for all Projects to enable high-level comparison between different Projects and Sub-Projects.

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Table 2: Definitions of Cost Categories (Level 2) and Cost Groups (Level 3)• Accepted alternative terms are separated with a vertical slash ( | ).
• All individual costs reported should be those paid or payable by the Client and include the payees’
overheads and profits where applicable.
• Different levels of Cost Codes are to be linked together with a ‘.’ in between.
• ‘Load bearing work’ refers to work bearing the load of the whole building or construction, not just one
satisfying its structural integrity. If a piece of work can be removed without the need for temporary
structural support or strengthening to the remaining construction, then it should be treated as a piece of‘non-load bearing work’.
Cost
Code

Description
Cost Categories (Level 2)AC

CC

RC, OC, MC andEC

Cost Groups (Level 3)

1.
2.
3.
4.
5.
6.
1.

Life Cycle Cost (CC plus NPV of RC, OC, MC, and EC)
Acquisition Costs (AC) [Part of Non-Construction Costs]
Construction Costs (CC)Renewal Costs (RC)Operation Costs (OC)
Maintenance Costs (MC)End of Life Costs (EC)
Acquisition Costs (AC)01. Site acquisition
Scope: All payments required to acquire the site, excluding physical construction.
02. Administrative, financial, legal and marketing expenses

2.
3.
5.

Scope: All other expenses associated with Project realisation, from inception to putting the
Project into use, excluding physical construction.
Construction Costs (CC)Cost Categories CC, RC and MC use
the same Cost Groups
Renewal Costs (RC)
Maintenance Costs (MC)01. Demolition, site preparation and formation
Scope: All necessary advance or facilitating work to prepare, secure and form the site toenable substructure [construction | renewal | maintenance]

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Cost
Code

Description
Cost Categories (Level 2)AC

CC

RC, OC, MC andEC

Cost Groups (Level 3)
02. Substructure
Scope: All the load bearing work underground or underwater up to and including thefollowing (including related earthwork, lateral support beyond site formation, and non-loadbearing components and services and equipment forming an integral part of composite or
prefabricated load bearing work) and as illustrated in Part 4.2:
• for buildings: lowest floor slabs, and basement sides and bottom including related
waterproofing and insulation• for roads, runways and motorways: sub-base to pavements• for railways: sub-base to rail track structures• for bridges: pile caps, footings, bases nearest ground level or water level if constructed inwater• for tunnels: external faces of structural tunnel linings• for tanks and the like underground: external faces of tanks• for tanks and the like above ground: bases supporting tanks• for pipelines underground: beds and surrounds to underground pipes• for pipelines above ground: bases to structures supporting pipes• for wells and boreholes: bases to structures supporting well heads• for dams and reservoirs: seepage ditch, drainage layer/blanket, drain channels, foundation,base, footings, cut-off wall, heel and toe• for mines and quarries: underground mines: bases to structures supporting shaft headgear;
open pits: bases to structures; processes: bases to structures, tanks, and bases to major
process equipment.
03. Structure
Scope: All the load bearing work, including non-load bearing components and services
and equipment forming an integral part of composite or prefabricated load bearing work,
excluding those included in Substructure and Architectural works | Non-structural works.
04. Architectural works | Non-structural works
Scope: All architectural and non-load bearing work excluding services, equipment, andsurface and underground drainage.

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Cost
Code

Description
Cost Categories (Level 2)AC

CC

RC, OC, MC andEC

Cost Groups (Level 3)
05. Services and equipment
Scope: All fixed services and equipment required [to put the completed project into use
for Construction Costs | to sustain the use after completion of construction for Renewal
and Maintenance Costs], whether they are mechanical, hydraulic, plumbing, fire-fighting,transport, communication, security, electrical or electronic, excluding external surface andunderground drainage.
06. Surface and underground drainage
Scope: All underground or external surface drainage systems excluding those insidebasement or underground construction.
07. External and ancillary works
Scope: All work outside the external face of buildings or beyond the construction entity
required to fulfil the primary function of the Project and not included in other Cost Groups.
08. Preliminaries | Constructors’ site overheads | general requirements
Scope: Constructors’ site management, temporary site facilities, site services, and expenses,
not directly related to a particular Cost Group, but commonly required to be shared by all
Cost Groups.
09. Risk Allowances
Scope: As defined in section 4.1 but related to [Construction | Renewal | Maintenance] Costs
and not included in other Cost Groups.
10. Taxes and Levies
Scope: As defined in section 4.1 and not included in other Cost Groups.
11. Work and utilities off-site
Scope: All payments to government authorities or public utility companies to connect | keep
connected public work and utilities to the site, or services diversions, to enable the Project,including related risk allowances, taxes and levies.
12. Post-completion loose furniture, fittings and equipment
Scope: Those provided for the Project to perform its function close to or after completion of
construction, including related risk allowances, taxes and levies.
13. Construction | Renewal | Maintenance-related consultancies and supervision
Scope: Fees and charges payable to Service Providers not engaged by the Constructors,
including related risk allowances, taxes and levies.

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Cost
Code

Description
Cost Categories (Level 2)AC

CC

RC, OC, MC andEC

Cost Groups (Level 3)4.

Operation Costs (OC)01. Cleaning
Scope: Periodic, routine and specialist cleaning of internal and external works.
02. Utilities
Scope: Fuel, including gas, electricity, fuel oil solid and other fuel; water and drainage
including water rates, effluents sewerage drainage and other charges.
03. Waste management
Scope: Collection, compaction, removal and disposal and/or recycling general and toxic
waste from the constructed asset.
04. Security
Scope: Physical security (such as access control, CCTV camera) including staff or contractors
involved in providing security controls via remote support centres, to the constructed asset.
05. Information and communications technology
Scope: Information communications systems (such as Public address and Communications
cabling and IT support services built as a constructed asset, as well as technology used formonitoring assets (i.e. Building Management Systems) and physical sensors.
06. Operators’ site overheads | general requirements
Scope: Operators’ site management, temporary site facilities, site services, and expenses, notdirectly related to a particular Cost Group, but commonly required to be shared by all Cost
Groups.
07. Risk Allowances
Scope: As defined in Part 4.1 but related to Operation Costs and not included in other Cost
Groups.
08. Taxes and Levies

Scope: As defined in Part 4.1 but related to Operation Costs.
6.
End of Life Costs (EC)
01. Disposal inspection
Scope: Inspections carried out in connection with demolition, dilapidations or othercontractual requirements.
02. Decommissioning and decontamination
Scope: All post-occupation activities required to render the constructed asset ready for
demolition.
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Cost
Code

Description
Cost Categories (Level 2)AC

CC

RC, OC, MC andEC

Cost Groups (Level 3)
03. Demolition, reclamation and salvage
Scope: Demolition of the constructed asset at end of life or period of interest, and landfill
and recycling or disposal.
04. Reinstatement
Scope: Dealing with dilapidations, measures to comply with other contractual obligations toreturn the constructed asset to a required standard of repair.
05. Constructors’ site overheads | general requirements
Scope: Constructors’ site management, temporary site facilities, site services, and expenses,
not directly related to a particular Cost Group, but commonly required to be shared by all
Cost Groups.
06. Risk Allowances
Scope: As defined in Part 4.1 but related to End of Life Costs and not included in other Cost
Groups.
07. Taxes and Levies
Scope: As defined in Part 4.1 but related to End of Life Costs.
Cost Sub-Groups (Level 4)
The costs of components of a Project or Sub-Project under each Cost Group serving a specific function orcommon purpose are grouped into one Cost Sub-Group, such that the costs of alternatives serving thesame function can be compared, evaluated and selected. Cost Sub-Groups are chosen irrespective of theirdesign, specification, materials or construction.
ICMS do not mandate the classification of the Cost Sub-Groups (Level 4), but the following appendicesprovide examples of what might be included:• Appendix A – Acquisition Costs Sub-Groups• Appendix B – Construction | Renewal | Maintenance Costs Sub-Groups: Buildings• Appendix C – Construction | Renewal | Maintenance Costs Sub-Groups: Civil Engineering Works• Appendix D – Operation Costs Sub-Groups• Appendix E – End of Life Costs Sub-Groups.
Users of ICMS may adopt a Cost Sub-Group classification based on trades, work breakdown structure orwork results according to their local practice.

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Cost Codes
Cost Codes are a unique identifier for digital purposes. They have been assigned to the ICMS hierarchy
down to Level 4. However, since the classification of the Cost Sub-Groups at Level 4 is not mandatory,these Cost Codes may be suitably adjusted.
Note: Costs should, as far as practicable, be stated in their payment currencies. When it is necessary to
carry out a currency conversion, the exchange rates or conversion factors used and the applicable dates
should be stated.

2.3 Project Attributes and Values
To enable consistent and concise evaluation and comparison between different Projects or different
design schemes, ICMS provide a set of Project Attributes and Values in Part 3 describing the principal
characteristics of each Project or Sub-Project.

2.4 Life Cycle Cost Considerations
Setting the scope of the Life Cycle Costs
Life Cycle Costing (LCC) is an economic evaluation method that takes account of all relevant costs overa time horizon (Period of Analysis). Presentation of life cycle costs should make clear the scope of thosecosts included or excluded (as defined in the Cost Categories and Cost Group tables) and the relevant levelof costs for the LCC purpose, as well as dealing with the time value of money.
LCC may be reported at a lesser level of detail than the underlying analysis. For example, the detailed
cost analysis may be at Level 4 Cost Sub-Groups, whereas reporting may be at Constructed Asset Level 1
Project or Sub-Project Costs or Level 2 Cost Categories or Level 3 Cost Groups.
LCC may be part of a wider economic project evaluation that considers the whole life costs (including
non-construction costs such as finance, business income from sales and disposals, occupancy costs andexternalities).
Expected asset life
The design life of the Constructed Asset is a key performance requirement and should be defined in the
project brief. The estimated expected service life of the Constructed Asset should be at least as long as thedesign life.
Renewals of Constructed Assets during the expected service life should be included in the life cycle cost’s
Period of Analysis, as well as any associated end of life or handback obligations.
Time value of money
The initial Construction Costs reported should be the forecast or actual final costs to complete theconstruction of the Project. Forecast costs should include an adjustment for price level fluctuations until
the completion of the Project using published market indices and an agreed Base Date.
The rest of the LCC should be the forecast costs after the completion of construction until the end oflife or a shorter Period of Analysis (e.g. one to ten years). This should be defined in the project scope,
discounted to a Common Date not earlier than the completion of construction and made using Discount
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Rates mandated by government authorities for public projects or published Discount Rates for the market
where the Project is located for private projects or other rates such as those designated by the Client.
These interrelated terms of LCC are illustrated in Figure 4.
Figure 4: LCC Calculations and Period of Analysis

ICMS can be used to report and compare actual costs which have been collected, recorded and analysed.
Actual costs should be recorded in the amounts paid. When historic actual costs are used for forecasting
future costs, Price Level Adjustments should be made to bring the historic costs to the desired date ofpayment. LCC has certain cost variables. It is therefore important to record the purpose, scope, form andmethod of the economic appraisal as well as the Common Date and the underlying assumptions, risks anduncertainty, information and data sources.
Net Present Value Calculations
For option appraisal based on LCC the Net Present Values (NPV) of different options should be compared.
The NPV of an option should be a single figure that sums up the present values of all relevant future LCC
occurring during the Period of Analysis. NPV is the normal measure for discounted LCC.
To convert a future cost to the present value (cost) at the Common Date, the following formulae, using $as an example currency, can be used:
Present value = future cost × discounting factor
R% = Discount Rate per annum
Discounting factor for the same cost spent at the end of year N after the Common Date
= PV of $1 after N years= 1 / (1 + R%) N
Discounting factor for a cost spent annually for N years after the Common Date
= PV of $1 per annum after N years= [1 - 1 / (1 + R%) N] / R%

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Part 3 Project Attributes and Values
This part of the standard sets out the Project Attributes and Values to be used when presenting costs.
These attributes have been carefully selected and are limited to those that have a direct bearing on thecosts. Cost comparisons are made possible within project types by these Project Attributes and Values.
Note 1: All Values should be given so long as the attributes are relevant.
Note 2: Alternative Values are separated with a vertical slash ( | ). More than one alternative Value may
be chosen. Some Attributes are multi-valued requiring the entry of sets of sub-attributes and Values, e.g.
more than one set of dimensions or quantities are to be stated when more than one size is involved.
Note 3: All quantities should be rounded to the nearest whole number unless considered inappropriate in
special circumstances.
Note 4: These Project Attributes and Values capture the minimum principal cost-significant characteristics
of a Project or Sub-Project. Users may add more Project Attributes and Values to suit their needs.
Note 5: The values of functional units refer to the designed values.
Table 3: Common Project Attributes and Values
Project Attributes

ValuesCommon for all Projects and Sub-Project Types(Project level only)
ReportProject title
Status of cost report

Date of cost report
Revision number of cost report
Brief description of the Project• client’s name• main Project type (principal Sub-Project)• brief scope
Location and country

pre-construction forecast | at tender | during
construction | actual costs of construction postcompletion | renewal forecast during use | end oflife forecast(month and year)

International Organization for Standardization(ISO) country code (e.g. CN) | address of buildingsite(s) | start and end locations for linear civilengineering works

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Project Attributes

ValuesCommon for all Projects and Sub-Project Types(Project level only)
Sub-Projects included

Construction Cost Price Level
ISO currency code
Base date of costs (if individual cost is
exclusive of Price Level Adjustments afterthat date)
Price basis
Construction Cost Currency Conversion
Conversion date
Exchange rates or other conversion factors(used to convert a cost report of multicurrencies into a single currency)
Construction Programme
Project status
Construction period• number of months• start date (planned or actual)• end date (planned or actual)
Site
Existing site status• state of use• type of use
Legal status of site
Site topography
Ground conditions (predominant)Seismic zones (state more than one if
applicable based on location)
Site conditions and constraints• access problems• extreme climatic conditions

buildings | roads, runways and motorways| railways | bridges | tunnels | waste water
treatment works | water treatment works |pipelines | wells and boreholes | power-generating
plants | chemical plants | refineries | dams andreservoirs | mines and quarries | common |other stated(e.g. USD)
(month and year)

fixed unit rates | unit rates subject to fluctuating
adjustment(numeric conversion and currency codes)

initiation and concept phase | design phase |construction and commissioning phase | complete(Month and year)(Month and year)

greenfield | brownfieldurban | rural | agricultural
freehold | leasehold | joint venture | not owned |other statedprincipally flat | principally hilly | mountainous |offshore | other statedsoft | rocky | reclaimed | submerged | swampy

difficult | average | easydifficult | average | easy
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Project Attributes

ValuesCommon for all Projects and Sub-Project Types(Project level only)• environmental constraints• statutory planning constraints
Construction Procurement
Funding
Project delivery• pricing method• mode of procurement• joint venture foreign Constructor• predominant source of Constructors
Life Cycle Cost RelatedLife cycle costing• purpose• method of presentation of costs• common date (to which all costs are
discounted or compounded)• project status at common date• discount ratedifficult | average | easydifficult | average | easy
private | public | public and private in partnershiplump sum | stipulated price | re-measurement |cost reimbursement | other stateddesign bid build | design and build (turnkey) | build
operate and transfer | public private partnership| management contracting | construction
management | engineer procure construct | target| other stated
yes | nolocal | foreign

for a business case | for option appraisals | forproducing a sinking fund | for cost analysis | otherstatednet present value(month and year)
initiation and concept phase | design phase |construction and commissioning phase | in use |close to end of life
real discount rate | nominal discount rate(% per annum)

Expected constructed asset life span after
completion of construction
Period of analysis for life cycle costing• until• from• to• number of months l years
Primary usage type constraints affecting
expected life and life cycle costs (ifapplicable)

design life | alternative life span(years)end of life | end of interest(month and year)(month and year)(months l years)

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Project Attributes

ValuesCommon for all Projects and Sub-Project Types(Project level only)• hours of operation (e.g. office hours 9 to5.30 Monday to Friday)• access restrictions• environmental• statutory• contractual• others
Renewals planned (during period ofanalysis)• scope of renewal (stating key Cost
Groups/Sub-Groups included)• (a) =
• (b) =• (c) =

• respective cycle (e.g. every 5 years)• etc• (a) =
• (b) =• (c) =
• etc.
(years)• number of renewal cycles included(during the period of analysis)• (a) =
• (b) =• (c) =
• etc.

End of Life Costs• handback obligations at end of life/
period of analysis (if applicable)

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Project Attributes

ValuesTable 4: Buildings(A construction with a cover and enclosure to house people, equipment or goods)
Code
Local functional classification standard• name of standard• code number of construction
Works
Functional typeresidential | office | commercial | shopping
centre | industrial | hotel | car park | warehouse |educational | hospital | airport terminal | railway
station | ferry terminal | plant facility |other stated
Naturenew build | major adaptation | temporary
Grade (qualitative description to be read in ordinary quality | medium quality | high quality
conjunction with the location)
Hotel gradeinternational below 4-star | international 4-star| international 5-star | international over 5-star| local below 4-star | local 4-star | local 5-star |local over 5-star
Environmental grade• grade and name of environmental
certification• statustargeted | achieved | none
Principal design features• structural (predominant)timber | concrete | steel | load bearing masonry |other stated• external walls (predominant)stone | brick/block | render/block | curtain walling| other stated• environmental control
non-air conditioned | air conditioning• degree of prefabrication
less than 25% | up to 50% | up to 75% | up to
100%, of Construction Costs• major prefabricated work
suites (inclusive of toilets, kitchens and the like)| standalone toilets, bathrooms, shower rooms
and the like | standalone kitchens | classrooms| heathcare rooms | operating theatres | plantrooms, pipe ducts and the like | soundproof rooms| computer rooms | cold rooms | kiosks | balconies| corridors | staircases | other stated
Project Complexity• shape (on plan)
circular, elliptical or similar | square, rectangular,
or similar | complex• shape (vertical section)
circular, elliptical or similar | square, rectangular,
or similar | complex
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Project Attributes

ValuesTable 4: Buildings(A construction with a cover and enclosure to house people, equipment or goods)• design
simple | bespoke | complex• method of working
sectional completion | out-of-hours working |confined working | other stated
Design life
(years)Average height of site above or below sea(m | ft)level
Dimensions (overall length × width × height(m | ft)of each building to highest point of thebuilding)
Typical storey height (floor level to floor(m | ft)level)
Other storey heights and applicable floors(m | ft)
Number of storeys above groundhouse | low rise | medium rise | high rise(qualitative description to be read in
conjunction with the location)
Number of storeys above ground
specific number 0–3 | 4–7 | 8–20 | 21–30 | 31–50 |(quantitative)
over 50
Number of storeys below ground
specific number
Project Quantities
Site area (within legal boundary of building(m² | ft²)
site, excluding temporary working areas
outside the site)
Covered area on plan(m² | ft²)
Gross external floor area as IPMS 1(m² | ft²)
(EXTERNAL)
Gross internal floor area as IPMS 2(m² | ft²)
(INTERNAL)
Functional units
number of occupants | number of bedrooms| number of hospital beds | number of hotel
rooms | number of car parking spaces | numberof classrooms | number of students | number ofpassengers | number of boarding gates | otherstated24

ICMS

Project Attributes

ValuesTable 5: Roads, Runways and Motorways(A pavement providing a thoroughfare, route, or way for vehicular traffic on land between two
or more places including but not limited to alley, street, collector and rural roads, motorways,
county and interstate highways, hardstandings. Elevated roads and motorways that are an
integral part of bridges shall be included in bridges). Roads in tunnels shall be included
in tunnels
Code
Local functional classification standard• name of standard• code number of construction
Works
Functional typemotorway | highway | freeway | expressway | road |lane | runway | hardstanding
Naturenew build | major adaptation | temporary
Environmental grade• grade and name of environmental
certification• statustargeted | achieved | none
Principal design features• position
at grade | in cutting | on embankment | elevated• design speed(km | miles per hour)• number of carriageways• number of lanes per carriageway• lane width(m | ft)• hard shoulders
yes | no• footways
yes | no• footway width(m | ft)• surfacing
flexible construction | concrete pavement• vertical profile
switchbacks | undulating | flat
• plan profile
straight | winding
Project Complexity• number of grade-separated intersections• number of at-grade intersections• number of crossings over other roads,
railways, waterways, valleys and the like• number of access ramps
Design life
(years)
Altitude• minimum height of passageway above or(m | ft)
below sea level

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Project Attributes

ValuesTable 5: Roads, Runways and Motorways(A pavement providing a thoroughfare, route, or way for vehicular traffic on land between two
or more places including but not limited to alley, street, collector and rural roads, motorways,
county and interstate highways, hardstandings. Elevated roads and motorways that are an
integral part of bridges shall be included in bridges). Roads in tunnels shall be included
in tunnels• maximum height of passageway above or(m | ft)
below sea level
Dimensions
Total width of metalled surface of each(m | ft)road, runway or motorway (including hardshoulders but excluding footways)
Project Quantities
Total length (between two places,(km | miles)
irrespective of number of lanes)
Equated lane length (being the length of(km | miles)
all lanes along the route, including those inpassing loops, sidings and depots reduced toa single length)
Total paved area
(m² | ft²)
Functional units• capacity(vehicles per hour)

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Project Attributes

ValuesTable 6: Railways(A permanent way comprising a rail track composed of two parallel rails fixed to sleepers, or
single monorail that includes spurs, sidings and turnouts for train traffic or the like, including
tramways, metro rails, light rails and other rapid mass transit systems)
CodeLocal functional classification standard• name of standard• code number of construction
Works
Functional typehigh speed | express | light rail | tram | freight |mixed traffic | other stated
Naturenew build | major adaptation | capacity
enhancement
Environmental grade• grade and name of environmental
certification• statustargeted | achieved | none
Principal design features• position
at grade | in cutting | on embankment | in tunnel |elevated | other stated• design speed(km | miles per hour)• maximum axle loading of traffic(tonnes | ton)
• train power systems
overhead AC | overhead DC | third or contact rail(s)DC | diesel electric | bi-mode | other stated• number of tracks• track gauge(m | ft)• track rigidity
flexible | rigid | other stated | not applicable• rail joints
fish-plated | welded• control system
European Train Control System | in cab | block
signalling | centralised traffic control | other stated• signalling system
European Railway Traffic Management System |semaphore | coloured light | inductive loop
Project Complexity• number of point ends
• number of intersections with roads andother railways• number of crossings over roads, otherrailways, waterways, valleys and the like
Design life
(years)
Altitude• minimum height of track bed above or(m | ft)
below sea level
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Project Attributes

ValuesTable 6: Railways(A permanent way comprising a rail track composed of two parallel rails fixed to sleepers, or
single monorail that includes spurs, sidings and turnouts for train traffic or the like, including
tramways, metro rails, light rails and other rapid mass transit systems)• maximum height of track bed above or(m | ft)
below sea level
Dimensions• average width of rail corridor between(m | ft)
legal boundaries
Project Quantities
Route length (between start and finish(km | miles)
points of longest route plus start and finish
points of ancillary routes irrespective of
number of tracks)
Equated track length (being the length of(km | miles)
all tracks along the route, including those inpassing loops, sidings and depots reduced toa single length)
Functional units• weight of traffic expressed as estimated(M tonnes | M tons/year)
gross million tonnes or tons per annum• passenger journeys(million journeys per year)

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Project Attributes

ValuesTable 7: Bridges(A structure designed to span across a physical obstacle)
Code
Local functional classification standard• name of standard• code number of construction
Works
Functional type (serving)roads | rail | conveyors | pipeline | canal |pedestrians | other stated
Naturenew build | major adaptation | temporary
Environmental grade• grade and name of environmental
certification• statustargeted | achieved | none
Principal design features• supportarch | post and beam | cantilever | suspension |cable-stayed | other stated• mobility
fixed | movable | temporary• materials
natural materials | wood | concrete | steel |advanced materials | other statedTypes of obstacles crossed
river and canal | roads and motorways | railways |other stated
Project Complexity• curvature (predominant)straight | curved• number of access ramps• number each of abutments/piers/towers
with foundations in water• number each of abutments/piers/towers
with foundations not in water
Design life
(years)
Altitude• average height of deck above or below sea above | below
level(m | ft)
Dimensions• width (including walkways, hard shoulders(m | ft)and the like)• maximum height above the lowest point(m | ft)land/water• minimum clearance height(m | ft)

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Project Attributes

ValuesTable 7: Bridges(A structure designed to span across a physical obstacle)
Project Quantities
Deck length measured from face to face of(km | miles)
abutments
Surface area of deck(m² | ft²)
Functional units• capacity(vehicles | litres | gallons | tonnes | tons per hour)

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Project Attributes

ValuesTable 8: Tunnels(An artificial underground or underwater passageway, completely enclosed except for
openings for entrance and exit, commonly at each end, and for ventilation)
Code
Local functional classification standard• name of standard• code number of construction
Works
Functional typeroad | railway | pipeline | conveyor | other stated
Naturenew build | major adaptation | temporary
Environmental grade• grade and name of environmental
certification• statustargeted | achieved | none
Principal design features• tunnelling method
cut and fill | tunnel-boring machine | drill and blast| immersed | other stated• in compressed air
yes | no• lining
iron | steel | concrete | not lined• curvature (predominant)straight | curved | other stated• underwater
yes | no• ventilated
yes | no• number and size of portal structures• number of cross passages separated by adividing wall
• number of shafts• average depth below water or ground level(m | ft)
Project Complexity• number of intersections• horizontal profile (predominant)flat | undulating• cross sectional shapecircular | oval | rectangular | other stated
Design life
(years)
Altitude• minimum height of passageway above or(m | ft)
below sea level• maximum height of passageway above or(m | ft)
below sea level
Dimensions• overall cross section area of the tunnel(m² | ft²)
(range stated in case of varying crosssections)
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Project Attributes

ValuesTable 8: Tunnels(An artificial underground or underwater passageway, completely enclosed except for
openings for entrance and exit, commonly at each end, and for ventilation)• overall dimensions (width x height |(m | ft)diameter) (range stated in case of varying
cross sections)
Project Quantities
End to end length(km | miles)
Equated track length (being the length of all(km | miles)
tracks inside the tunnel)
Equated lane length (being the length of all(km | miles)
tracks inside the tunnel)
Volume of excavation(m³ | yd³)
Functional units• capacity(vehicles | litres | gallons | tonnes | tons per hour)

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Project Attributes

ValuesTable 9: Waste Water Treatment Works(A facility for the cleaning and improvement of water that contains waste products,
contaminants or pollutants to make it safe for discharge to land or water)
Code
Local functional classification standard• name of standard• code number of construction
Works
Functional type (descriptions of primary,secondary and tertiary treatment processes)
Naturenew build | major adaptation
Environmental grade• grade and name of environmental
certification• statustargeted | achieved | none
Principal design features• plant technology• number of processes• tank materials for each processsteel | concrete | other stated• term of use
fixed | temporary
Project Complexity• standard of cleanliness of treatedwater (expressed in terms of significant
parameters, e.g. Biological Oxygen Demand,
Suspended Solids, etc.)
Design life
(years)
Altitude• average height of site above or below sea(m | ft)level
Dimensions• overall external diameter or length × width(m | ft)× height of each major structure
Project Quantities
Site area (area of land covered by permanent(hectares | acres)work, excluding temporary working areas
outside the site)
Functional units• capacity(litres | gallons per day)

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Project Attributes

ValuesTable 10: Water Treatment Works(A facility for the cleaning and improvement of water to make it potable)
Code
Local functional classification standard• name of standard• code number of construction
Works
Functional type (descriptions of processes
screening | pre-ozonation | coagulation |involved)
flocculation | clarification | filtration | pHcorrection | chemical dosing | chlorination |other stated
Naturenew build | major adaptation
Environmental grade• grade and name of environmental
certification• statustargeted | achieved | none
Principal design features• plant technology• number of processes• tank materials for each processsteel | concrete | other stated• term of use
fixed | temporary
Project Complexity• standard of cleanliness of treatedwater (expressed in terms of significant
parameters e.g. microbial, chemical,
radiological, appearance, etc.)
Design life
(years)
Altitude• average height of site above or below sea(m | ft)level
Dimensions• overall external diameter or length × width(m | ft)× height of each major structure
Project Quantities
Site area (area of land covered by permanent(hectares | acres)work, excluding temporary working areas
outside the site)
Functional units• capacity(litres | gallons per day)

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Project Attributes

ValuesTable 11: Pipelines(A series of pipes and tubing for the transfer of liquid, gas or powder)
Code
Local functional classification standard• name of standard• code number of construction
Works
Functional type (for transporting)liquid | gas | powder
Naturenew build | major adaptation | temporary
Environmental grade• grade and name of environmental certification• statustargeted | achieved | none
Principal design features• principal materials
steel | cast iron | precast concrete | uPVC |other stated• minimum and maximum depths below ground(m | ft)• minimum and maximum heights above ground(m | ft)• drilling/boring method
cut and cover | directional drilling/boring | none
• insulation type, if insulated• corrosion protection measures
Project Complexity• positionon land | underwater• number of intersections• number of piping specials (e.g. tie-ins, hot
tap and other interface requirements before
commissioning)• number of crossings over roads, railways,
waterways, valleys and the like• number of pumping stations, inspection points,pressure relief points
Design life
(years)
Altitude• minimum height above or below sea level(m | ft)• maximum height above or below sea level(m | ft)
Dimensions• length of each diameter of pipes(m diameter x km long | ft diameter x miles long)
Project Quantities
Total length of pipes(km | miles)
Length from servicing inlets to outlets(km | miles)
Functional units• capacity(litres | gallons | m³ | ft³ per hour)
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Project Attributes

ValuesTable 12: Wells and Boreholes(Process of drilling or boring in the ground for extraction of a natural resource or the
injection of a fluid, or for the evaluation/monitoring of subsurface formations)
Code
Local functional classification standard• name of standard• code number of construction
Works
Functional type (for extracting)water | gas | oil | other stated
Naturenew build | major adaptation
Environmental grade• grade and name of environmental
certification• statustargeted | achieved | none
Principal design features• lining material
steel | concrete | other stated
Project Complexity• position
onshore | offshore• direction
vertical | directional
Design life
(years)
Altitude• commencing height above sea level(m | ft)• commencing height below sea level(m | ft)
Dimensions• number of wells/boreholes• length of each diameter of vertical drilled/(m diameter x m long | ft diameter x ft long)bored wells/boreholes• length of each diameter of inclined or(m diameter x m long | ft diameter x ft long)horizontal drilled/bored wells/boreholes
Project Quantities
Total length drilled/bored(m | ft)
Functional units• capacity(m³ | ft³ | litres | gallons per hour)

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Project Attributes

ValuesTable 13: Power-Generating Plants(A facility for the generation of electrical power. Major buildings and civil engineering works
shall be reported under separate Sub-Projects under a power-generating plant Project)
Code
Local functional classification standard• name of standard• code number of construction
Works
Functional type
nuclear | wind | solar | hydroelectric | geothermal| biomass | gas | coal | oil | other stated
Naturenew build | major adaptation
Environmental grade• grade and name of environmental
certification• statustargeted | achieved | none
Principal design features• generator containment material
concrete | steel | other stated• coolant
water | gas | other stated• cycleopen | closed• number and size of turbines(MW)
Project Complexity• cooling systemwind | water | other stated
Design life
(years)
Altitude• average height of site above or below sea
above | below
level(m | ft)
Dimensions• overall external diameter or length × width(m | ft)× height of each major structure
Project Quantities
Site area (area of land covered by permanent(hectares | acres)work, excluding temporary working areas
outside the site)
Functional units• capacity
(MW)

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Project Attributes

ValuesTable 14: Chemical Plants(A facility for the creation of chemical products excluding petro-chemicals. Major buildings
and civil engineering works shall be reported under separate Sub-Projects under a chemicalplant Project)
Code
Local functional classification standard• name of standard• code number of construction
Works
Functional type (product description: specify
the products produced and the principal
source of energy (oil, gas, electricity etc.) andnumber of types or varieties of products)
Naturenew build | major adaptation
Environmental grade• grade and name of environmental
certification• statustargeted | achieved | none
Principal design features• principal processes (more than one ifoxidation | reduction | hydrogenation |applicable)
dehydrogenation | hydrolysis | hydration |dehydration | halogenation | nitrification |sulphonation | ammoniation | alkaline fusion| alkylation | dealkylation | esterification |polymerisation | polycondensation | catalysis |waste treatment | storage facility | other stated• principal reactor materials
mild steel | stainless steel | concrete | otherstatedProject Complexity• number of processes
Design life
(years)
Altitude• average height of site above or below sea(m | ft)level
Dimensions• overall external diameter or length × width ×(m | ft)height of each major structure
Project Quantities
Site area (area of land covered by permanent(hectares | acres)work, excluding temporary working areas
outside the site)
Functional units• output of products(m³ | ft³ | tonnes | tons | litres | gallons per day)
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Project Attributes

ValuesTable 15: Refineries(A downstream facility for the creation of petro-chemical products. Major buildings and civilengineering works shall be reported under separate Sub-Projects under a refinery Project.
Wells and boreholes are upstream and Pipelines are midstream)
CodeLocal functional classification standard• name of standard• code number of construction
Works
Functional typeoil | petrol | other stated
Naturenew build | major adaptation
Environmental grade• grade and name of environmental
certification• statustargeted | achieved | none
Principal design features• principal processes
upstream | downstream• principal reactor materials
mild steel | stainless steel | concrete | other stated
Project Complexity• number of processes• number of products
Design life
(years)
Altitude• average height of site above or below sea
above | below
level(m | ft)
Dimensions• overall external diameter or width x height(m | ft)of each major structure
Project Quantities
Site area (area of land covered by permanent(hectares | acres)work, excluding temporary working areas
outside the site)
Functional units• input of crude oil(tonnes | tons | litres | gallons | barrels per day)• output of products(tonnes | tons | litres | gallons | barrels per day)

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Project Attributes

ValuesTable 16: Dams and Reservoirs(A barrier that stops or restricts the flow of water (i.e. fresh water, sea water, coral reefwater) or underground streams. A reservoir created by dams may provide water for
irrigation, human consumption, industrial use, recreation, aquaculture and navigation.
Dams generally serve the primary purpose of retaining water.)
CodeLocal functional classification standard• name of standard• code number of construction
Works
Functional typefresh water | waste water | sea water
Functional purpose
power generation | water supply | stabilisation ofwater flow | flood prevention | land reclamation |irrigation | water diversion | navigation |other stated
Naturenew build | expansion of existing
Environmental grade• grade and name of environmental
certification• statustargeted | achieved | none
Principal design features• structurearch | gravity | embankment | barrage |other stated• corecompaction | earth fill | clay | asphaltic |other stated(m3 | cubic yard)• facing• location• infrastructure• principal materials
Project Complexity• water balance
Number of layers• geotechnical• flow rate

concrete | clay | other stated(m2 | square feet)above ground | underground | other statedaccess roads | hydro-electric plant | site works |power supply | water supply | pipelinesrock fill | earth fill | concrete | timber | steel | clay
| rock | other statedpositive | negative | clean water | dirty water| spillway
natural depression | flat ground | slope design| thickness of dam wall | saddle dam (fill void
between peaks)(m3 per second | cubic feet per second)
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Project Attributes

ValuesTable 16: Dams and Reservoirs(A barrier that stops or restricts the flow of water (i.e. fresh water, sea water, coral reefwater) or underground streams. A reservoir created by dams may provide water for
irrigation, human consumption, industrial use, recreation, aquaculture and navigation.
Dams generally serve the primary purpose of retaining water.)
Design life
(years)
Altitude• average height of site
above or below sea level(m | ft)
Dimensions• number of dam structures• principal dam wall height• principal dam crest length• principal dam min thickness• principal dam max thickness
Project Quantities
Site area (surface area of stored liquid at
maximum capacity)
Functional units• reservoir capacity• power generation capacity

main wall | saddle dam walls
Each(m | ft)(m | ft)(m | ft)(m | ft)(square km | square miles)(million m3 | million cubic yards)
(MW)

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Project Attributes

ValuesTable 17: Mines and Quarries(The identification of potential sites, the extraction by mining, quarrying or pumping ofminerals and/or other geological materials from the earth, usually from an orebody, lode,vein, seam, reef or placer deposit, and the processing operation that uses heat and/or
chemicals to separate the metal or other substance of interest. A quarry is similar to an
open-pit mine from which minerals are extracted.)
Code
Local functional classification standard• name of standard• code number of construction
Works
Functional type
diamonds | precious metals | base metals |natural solid inorganic material (i.e. alumina,
bauxite, rock etc.) | organic material (coal etc.) |hydrocarbons (solid and liquid)
Naturenew build (greenfield) | major adaptation(brownfield)
Terrainforest | desert | urban | rural
RegionDepth to ore body(m | ft)
Environmental grade• grade and name of environmental
certification• statustargeted | achieved | none
Principal design features• excavation typesurface | underground (hard rock) | underground(coal and soft rock) | mineral sands | underwater• metallurgical processes
beneficiation (comminution, concentration,material handling) | leaching and calcining |solvent extraction (ion exchange, carbon-in-pulp,
carbon-in-leach, electrolytic) | smelter | waste
handling and storage | other stated• infrastructureaccess roads | airstrips | port facilities | site works| power station | power line | water supply |desalination plant | fuel storage | solid waste
disposal | communications | railroad | slurry
pipeline | river | camp facilities | workshop
facilities | administration | township• waste handling and storage
waste handling | waste storage | tailings |management facility• reclamation and closure
salvage | rehabilitation of land | pollution
monitoring | other stated

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Project Attributes

ValuesTable 17: Mines and Quarries(The identification of potential sites, the extraction by mining, quarrying or pumping ofminerals and/or other geological materials from the earth, usually from an orebody, lode,vein, seam, reef or placer deposit, and the processing operation that uses heat and/or
chemicals to separate the metal or other substance of interest. A quarry is similar to an
open-pit mine from which minerals are extracted.)
Project Complexity• number of processes• number of products
Design life
(years)
Altitude• average height of site above or below sea
above | below
level(m | ft)
Dimensions• number of shafts• average shaft diameter(m | ft)• average shaft depth(m | ft)• average drift and adit cross-section area
(m2 | ft2)
• total drift and adit length(m | ft)
Project Quantities
Site area (area of land covered by permanent(hectares | acres)work, excluding temporary working areas
outside the site)
Functional units• ore extraction(tonnes | tons per annum)• throughput of product(tonnes | tons per day)

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Part 4 Definitions
4.1 Defined Terms
Acquisition Costs: All payments or considerations required to acquire/lease/purchase the land, property
or existing Constructed Asset, and all other expenses associated with the acquisition, excluding physicalconstruction.
Base Date: The date at which the individual Construction Costs in ICMS cost reports apply exclusiveof Price Level Adjustments after that date. However, there can be a separate allowance for Price Level
Adjustments under the Risk Allowances Cost Group. A different date (the Common Date) may apply toLife Cycle Costs.
Client: The person(s) or entity that pays for the works and services provided. This may include externalclients as well as internal.
Coalition: The International Construction Measurement Standards Coalition, comprising not-for-profit
organisations, each with a public interest mandate.
Common Date: The date to be used in conjunction with Life Cycle Costing, being a date not earlier thanthe completion of construction. All future cash flows occurring at different times are discounted orcompounded as if the costs are incurred at that date.
Constructed Asset (or Asset): The output from any building or civil engineering project.
Construction Costs: Expenditures incurred as a direct result of construction including labour, materials,
plant, equipment, site and head office overheads and profits as well as taxes and levies. They are thetotal price payable for all permanent and temporary works normally included in construction contracts,
including goods or materials supplied by the Client for the Constructor to install.
Constructor: The organisation (or the Contractor) paid by a Client to implement the construction of a
Project or part thereof, in some cases including providing funding, design, management, maintenance andoperation services as applicable. In the context of other Life Cycle Costs after construction, it means theorganisation undertaking the renewal or maintenance works.
Conversion Date: The date or dates at which any currency conversion was made.
Cost Category: A division of Project or Sub-Project costs into Acquisition Costs, Construction Costs,
Renewal Costs, Maintenance Costs, Operation Costs, and End of Life Costs.
Cost Code: The recommended numeric coding structure that may be used to uniquely identify Projects,
Sub-Projects, Cost Categories, Cost Groups, and Cost Sub-Groups within a submitted ICMS report.
Cost Group: A division of costs under a Cost Category into broad groups to enable easy estimation or
extraction of cost data for quick, high-level comparison by design discipline or common purpose.
Cost Management Professional: A Service Provider competent to calculate, interpret, analyse, apportionand report using ICMS.

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Cost Sub-Group: A division of costs under a Cost Group solely according to their functions, services,or common purposes to enable the costs of alternatives serving the same function to be compared,
evaluated and selected.
Discount Rate: Factor or rate reflecting the time value of money that is used to convert cash flows
occurring at different times (ISO 15686-5).
Discounted Cost: The resulting cost when the real cost is discounted by the real discount rate or when thenominal cost is discounted by the nominal discount rate (ISO 15686-5).
End of Life Costs: The net costs or fees for disposing of an asset at the end of its service life after
deducting the salvage value and other income due to disposal, including costs resulting from disposal
inspection, decommissioning and decontamination, demolition and reclamation, reinstatement, asset
transfer obligations, recycling, recovery, disposal of components and materials, and transport andregulatory costs.
External Costs: Costs associated with an asset that are not reflected in the transaction costs between
provider and consumer, collectively referred to as Externalities. These costs may include business staffing,productivity, social impact costs and user costs and can be considered in a Life Cycle Cost analysis when
explicitly identified (ISO 15686-5).
Externalities: Quantifiable cost or benefit that occurs when the actions of organisations and individuals
have an effect on people other than themselves, e.g. non-construction costs, income and wider social andbusiness costs (ISO 15686-5).
GEFA: Gross External Floor Area measured according to IPMS 1 (EXTERNAL) as set out in IPMS andprovided in Appendix I.
GIFA: Gross Internal Floor Area measured according to IPMS 2 (INTERNAL) as set out in IPMS andprovided in Appendix I.
ICMS: International Construction Measurement Standards.
Income: Money received from sales and other activities during the life of an Asset.
Inflation/Deflation: Sustained increase/decrease in the general price level of resources (ISO 15686-5).
IPMS (International Property Measurement Standards): The global standards that aim to enhance thetransparency and consistency in the way property is measured across markets. It was developed by the
IPMS Coalition, an independent group of professional bodies from around the world.
IPMS 1 (EXTERNAL): The total of the areas of each floor level of a Building measured to the outer
perimeter of External Walls or other external construction features, Sheltered Areas and External Floor
Areas, as further defined and detailed in Appendix I.
IPMS 2 (INTERNAL): The total of the areas of each floor level of a Building measured to the Internal
Dominant Face of all External Walls and External Floor Areas on each level, as further defined inAppendix I.

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Life Cycle Cost (LCC): Cost of a Constructed Asset or its parts throughout its life cycle from construction
through use, operation, maintenance and renewal till the end of life or a shorter Period of Analysis, while
fulfilling the performance requirements (see Figure 1).
Maintenance Cost: The total cost of labour, material and other related costs to retain a Constructed Assetor its parts so that it can perform its required functions (ISO 15686-5). Maintenance includes conducting
corrective, responsive and preventative maintenance on a Constructed Asset or its parts and all associatedmanagement, cleaning, services, repainting, repairing or replacing of parts as needed for the Constructed
Asset to be used for its intended purpose. It does not include Renewal Costs.
Major Adaptation: A one-off substantial modification/adaptation/extension of, or improvement to, themain parts of an existing Constructed Asset that is not classified as a Renewal.
Net Present Value or Cost: The sum of the discounted future cash flows (SO 15686-5).
Nominal Cost: The expected price that will be paid when a cost is due to be paid, including estimatedchanges in price due to, for example, forecast change in efficiency, inflation or deflation and technology(ISO 15686-5).
Nominal Discount Rate: The factor or rate used to relate present and future money values in comparable
terms, taking into account the general inflation/deflation rate.
Non-Construction Costs: Includes finance costs, service charges, parking charges and charges for
associated facilities.
Occupancy Costs: Costs that arise exclusively as a result of the occupation of a Constructed Asset,
including reception, library services and porterage. Occupany Costs are part of the Non-Construction
Costs.
Operation Costs: Costs incurred in running and managing a Constructed Asset, including administrative
support services, rent, insurances, energy and other environmental/regulatory inspection costs, taxes andcharges.
Operator: The entity responsible for the running and operation of a Constructed Asset, whose costs
should be included under the Operation Costs.
Period of Analysis: Period of time over which Life Cycle Costs are analysed as determined by the Client. It
may cover the entire life (physical, technical, economic, functional, social, or legal life) or a selected stage
or stages or periods of interest as required by the Client.
Present Day Value: Monies accruing in the future which have been discounted to account for the fact thatthey are worth less at the time of calculation (ISO 15686-5).
Price Level Adjustment: An allowance for the increases or decreases in the price levels, due to inflation or
deflation, over a defined period.
Project Attributes and Values: Attributes being the principal characteristics of a Project or Sub-Project
relating to time, cost, the scope of works, design, quality, quantity, procurement, location and othercontextual features that might impact its life cycle cost. Values being standard set of descriptions and/or
measurements for each of the Project Attributes.

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Project Complexity: The relative intricacy of a Project or Sub-Project by reference to its form, design, site
constraints, method or timing of construction, renewal, operation, maintenance or end of life activities.
Project Quantities: The physical quantities (numbers, lengths, areas, volumes and weights), functional
quantities (capacities, inputs, outputs) and degree of repetition required to be captured in the Project
Attributes and Values so the costs of different projects or design schemes can be converted to a unit cost
per the desired Project Quantity for evaluation and comparison. Both physical and functional quantities
are required for each Project or Sub-Project.
Project: A single or series of construction intervention(s) with a single purpose or common purposes tocreate a series of or single Constructed Asset commissioned by a Client, or group of Clients, with a defined
start and end date. A Project may comprise a number of Sub-Projects.
Real Cost: The cost expressed as a value at the Common Date, including estimated changes in price due
to forecast changes in efficiency and technology, but excluding general price inflation or deflation (ISO15686-5).
Real Discount Rate: The factor or rate used to relate present and future money values in comparable
terms, not taking account of general or specific inflation in the cost of a particular asset (ISO 15686-5).
Renewal Costs: The costs of replacing a Constructed Asset and/or major components once they reachthe end of their life, and which the Client decides are to be included in the capital rather than the revenue
budget.
Reporting Date: The date at which the report describing construction or Life Cycle Costs is compiled.
Risk Allowance: A quantitative allowance set aside as a precaution against risks and future needs to allow
for the uncertainty of outcome.
Risk: Probability of an event occurring multiplied by its consequences. Risks may have a positive or
negative influence on a Project’s outcome (ISO 15686-5).
Service Provider: Any organisation or individual providing advice or a service to a Client at any point in a
Project’s life including, but not limited to, project managers, architects, engineers, technical architects orengineers, surveyors, Cost Management Professionals, constructors, facilities managers, planners, valuers,
property managers, asset managers, agents and brokers.
Sub-Project: A subdivision of a Project that can be described by a single set of attributes and values.
Taxes and Levies: Mandatory costs taxed or levied in connection with any phase of the Project by national
governments, states, municipalities or governmental organisations, whether paid by the Client, theConstructor or the Operator.

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4.2 Substructure and Structure Delineation
Figure 5: Substructure and Structure Delineation

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Figure 6: Dams and Reservoirs

Figure 7: Mining

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Figure 8: Process Plant

ICMS

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Appendices
General Notesa. Accepted alternative terms are separated with a vertical slash ( | ). Numbered items under Cost SubGroups serve to illustrate the scope but without limitation.
b. In the case of projects where there are sub-projects, allocate costs to their most relevant Sub-Project,
Cost Group and Cost Sub-Group as far as possible without omissions or duplications. Add a separate
Sub-Project called ‘Common’ to capture costs that are common to all or most Sub-Projects and whichshould better be shown separately to permit reallocation in the appropriate way when the specificneed arises.
c. Add a Cost Sub-Group ‘All Other Costs’ within the relevant Cost Group to take account of the costsof those Cost Sub-Groups whose value is insufficient to warrant a separate Cost Sub-Group (typicallywhose value is less than 5% of the relevant Cost Group). The Cost Code should end with ‘.999’.
d. All costs should represent those payable by the Client and include the payees’ overheads and profits
where applicable.
e. Include design fees payable by the Constructor under Construction | Renewal | Maintenance Costs in
the Cost Group and Cost Sub-Group for which the design is provided, as much as possible, otherwise
include in the ‘Preliminaries | Constructors’ site overheads | general requirements’.
f. Group costs of preparatory or enabling work with the principal items they are serving.
g. (1) Group costs of ancillary items, such as temporary lateral supports/temporary drainage/dewatering/slope treatment and protection for earthwork, falsework/formwork/reinforcement for concrete work,
ironmongery/hardware, fixing accessories, inline fittings for pipes/drains/conduits/cables, painting/coating, spares, etc. with their principal items unless otherwise shown as a Cost Sub-Group. (2) Group
costs of testing and commissioning with the relevant services. Include first-fill consumables. (3) Split
costs of composite or prefabricated work into the relevant Cost Groups and Cost Sub-Groups as muchas possible to facilitate cost analysis and comparison. (4) Include in the ‘composite or prefabricatedwork’ only if the composite or prefabricated work integrates different construction components acrossdifferent Cost Groups and Cost Sub-Groups serving the functions of more than one Cost Sub-Groupand is priced without further breakdown in contract.
h. Group costs of pre-treatment, pre-finishes and built-in components (including services andequipment) with their relevant composite or prefabricated work.
i. Round off costs suitably and commensurate with the accuracy of the amounts.
j. State ‘Excluded’ if the cost exists but is not reported. State ‘N/A’ (not applicable) if the cost does notexist.
k. Apportion the costs of cost code [2 | 3 | 5].08–[2 | 3 | 5].10 into cost code [2 | 3 | 5].01–[2 | 3 | 5].07 incase of simplified presentation.
l. As the Project develops, the Risk Allowances under cost code [2 | 3 | 5].09 may be gradually expended
and the expended costs would be reflected in the costs of other items. The allowances may be
explicitly shown in the Constructor’s contract sum build-up or reserved in the Client’s own budget not
known to the Constructor. For cost reports on actual costs after construction, any surplus allowances
should not be included.

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m. The ‘Design development allowance’ under cost code [2 | 3 | 5].09 is an allowance in a preconstruction forecast estimate or cost plan for unforeseen extra costs due to the development of thedesign as it evolves. Once the design is complete, this allowance should become zero.
n. The ‘Construction contingencies’ under cost code [2 | 3 | 5].09 is an allowance for unforeseen extra
costs during construction. Typically, it is to cover unforeseen events after awarding a construction
contract. After the completion of the final account for the construction contract, this allowanceshould become zero.
o. Typically, a pre-construction cost estimate may be prepared based on the price level at a certain date,
which may be current at the time of preparing the estimate or at an earlier base date, with or without
allowance for the possible increases or decreases due to inflation or deflation during construction. A
construction contract may be priced based on the price levels at a certain Base Date around the timeof tendering and permit adjustments for rises or falls in the costs during construction. A provisional
allowance should be made inside or outside the contract for the possible increase or decrease andshould gradually be replaced with the actual outcome. The ‘Price Level Adjustments’ under cost code
[2 | 3 | 5].09 are to allow for the aforesaid possible change until the time of tendering, and further
change during construction.

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Appendix A – Acquisition Costs Sub-Groups
Table A-1: Acquisition Costs Sub-Groups
Cost
code

1.
01.
01.01001.02001.03001.04001.05001.06002.
02.01002.020Description

Note

Cost Category (Level 2)
AC
Cost Group (Level 3)
Cost Sub-Group (Level 4)
Acquisition Costs (AC) (each Cost Sub-Group includes Risks Allowances)
Site acquisition
Costs and premium required to procure site
Compensation to existing occupiers
Demolition, removal and modification of existing properties by way of
payment to existing owners instead of carrying out physical work
Contributions for the preservation of heritage, culture and environment
Related fees to agents, lawyers, and the like
Related taxes and statutory charges
Administrative, finance, legal and marketing expenses
Client’s general office overheads
Client’s project-specific administrative expenses:
010 – in-house project management and design team
020 – supporting project staff
030 – project office venue, furniture and equipment if not included inConstructor’s preliminaries | site overheads
040 – stores and workshops
050 – safety and insurances
060 – staff training

02.03002.04002.05002.06002.07002.080070 – accommodation and travelling expenses for in-house team andexternal parties
Interest and finance costs
Legal expenses
Accounting expenses
Sales, leasing, marketing, advertising and promotional expenses
Taxes and statutory charges related to sales and lease
License and permit charges for operation and use

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Appendix B – Construction | Renewal | Maintenance Costs Sub-Groups:
Buildings
Table B-1: Construction | Renewal | Maintenance Costs Sub-Groups: Buildings
Cost
code

2.
3.
5.

01.
01.01001.02001.03001.04001.05001.06001.07001.08001.09001.10001.11002.
02.010Description

Note

Cost Category (Level 2)CC
RC or MC
Cost Group (Level 3)
Cost Sub-Group (Level 4)Construction Costs (CC)Renewal Costs (RC)
Maintenance Costs (MC)(CC, RC, and MC share the same Cost Groups below, so far as applicable.
Those separated by ‘|’ in [ ] are respective alternative terms.)
Demolition, site preparation and formation
Site survey and ground investigation
Environmental treatment
Sampling of hazardous or useful materials or conditions
Temporary fencing
Demolition of existing buildings and support to adjacent structures
Site surface clearance (clearing, grubbing, topsoil stripping, tree felling,minor earthwork, removal)
Tree transplant
Site formation and slope treatment
Temporary surface drainage and dewatering
Temporary protection, diversion and relocation of public utilities
Erosion control
Substructure
Foundation piling and underpinning:
010 – mobilisation and demobilisation
020 – trial piles and caisson
030 – permanent piles and caisson
040 – pile and caisson testing
050 – underpinning

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Cost
code

02.020Description
Cost Category (Level 2)
CC
Cost Group (Level 3)
Cost Sub-Group (Level 4)Foundations up to top of lowest floor slabs:

Note
RC or MC

010 – excavation and disposal
020 – lateral supports
030 – raft footings, pile caps, column bases, wall footings, strap beams,
tie beams
040 – substructure walls and columns
050 – lowest floor slabs and beams (excluding basement bottom slabs)
060 – lift pits

02.030070 – composite or prefabricated work
Basement sides and bottom:
010 – excavation and disposal
020 – lateral supports
030 – bottom slabs and blinding
040 – sides
050 – vertical waterproof tanking, drainage blanket, drains and skin wall
060 – horizontal waterproof tanking, drainage blanket, drains andtopping slab
070 – insulation
080 – lift pits, sump pits, sleeves

03.
03.010090 – composite or prefabricated work
Structure
Structural removal and alterations

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Cost
code

03.020Description

Note

Cost Category (Level 2)CC
RC or MC
Cost Group (Level 3)
Cost Sub-Group (Level 4)
Basement suspended floors (up to top of ground floor slabs):
010 – structural walls and columns
020 – beams and slabs

03.030030 – staircases
Frames and slabs (above top of ground floor slabs):
010 – structural walls and columns
020 – upper floor beams and slabs
030 – roof beams and slabs
040 – staircases

03.04003.05004.
04.01004.020050 – fireproofing to steel structure
Tanks, pools, sundries
Composite or prefabricated work
Architectural works | Non-structural works
Non-structural removal and alterations
External elevations:010 – non-structural external walls and features
020 – external wall finishes except cladding
030 – facade cladding and curtain walls
040 – external windows
050 – external doors
060 – external shop fronts
070 – roller shutters and fire shutters

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Cost
code

04.030Description

Note

Cost Category (Level 2)CC
RC or MC
Cost Group (Level 3)
Cost Sub-Group (Level 4)
Roof finishes, skylights and landscaping (including waterproofing andinsulation):
010 – roof finishes
020 – skylights
030 – other roof features

04.040040 – roof landscaping (hard and soft)
Internal divisions:010 – non-structural internal walls and partitions
020 – shop fronts
030 – toilet cubicles
040 – moveable partitions
050 – cold rooms
060 – internal doors
070 – internal windows
080 – roller shutters and fire shutters090 – sundry concrete work

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Cost
code

04.050Description
Cost Category (Level 2)
Cost Group (Level 3)
Cost Sub-Group (Level 4)
Fittings and sundries:

CC

Note
RC or MC

010 – balustrades, railings and handrails
020 – staircases and catwalk not forming part of the structure, catladders
030 – cabinets, cupboards, shelves, counters, benches, notice boards,
blackboards
040 – exit signs, directory signs
050 – window and door dressings
060 – decorative features
070 – interior landscaping
080 – access panels, fire service cabinets

04.060090 – sundries
Finishes under cover:
010 – floor finishes (internal and external)
020 – internal wall finishes and cladding

04.070030 – ceiling finishes and false ceilings (internal or external)
Builder’s work in connection with services:010 – plinth, bases
020 – fire-proofing enclosure030 – hoisting beams, lift pit separation screens, lift shaft separator
beams
040 – suspended manholes
050 – cable trenches, trench covers

04.080060 – sleeves, openings and the like not allowed for in ‘Fittings andsundries’
Composite or prefabricated work
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Cost
code

05.
05.010Description

Note

Cost Category (Level 2)CC
RC or MC
Cost Group (Level 3)
Cost Sub-Group (Level 4)Services and equipment
Heating, ventilating and air-conditioning systems/air conditioners:
010 – seawater system
020 – cooling water system
030 – chilled water system
040 – heating water system
050 – steam and condensate system
060 – fuel oil system
070 – water treatment
080 – air handling and distribution system
090 – condensate drain system
100 – unitary air-conditioning system
110 – mechanical ventilation system
120 – kitchen ventilation system
130 – fume and smoke extraction system
140 – anaesthetic gas-extraction system
150 – window and split-type air conditioners
160 – air-curtains
170 – fans
180 – related electrical and control systems
190 – submissions, testing and commissioning

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Cost
code

05.020Description
Cost Category (Level 2)
Cost Group (Level 3)
Cost Sub-Group (Level 4)
Electrical services:

CC

Note
RC or MC

010 – high-voltage transformers and switchboards
020 – incoming mains, low-voltage transformers and switchboards
030 – mains and submains
040 – standby system
050 – lighting and power
060 – uninterruptible power supply
070 – electric underfloor heating
080 – local electrical heating units
090 – earthing/lightning protection and bonding

05.03005.040100 – submissions, testing and commissioning
Fitting out lighting fittings
Extra low voltage electrical services:010 – information and communications technology system
020 – staff paging/location
030 – public address system
040 – building automation
050 – security and alarm
060 – close circuit television
070 – communal aerial broadcast distribution and the like
080 – submissions, testing and commissioning

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Cost
code

05.050Description

Note

Cost Category (Level 2)CC
RC or MC
Cost Group (Level 3)
Cost Sub-Group (Level 4)
Water supply and drainage above ground or inside basement:
010 – cold water supply
020 – hot water supply
030 – flushing water supply
040 – grey water supply
050 – cleansing water supply
060 – irrigation water supply
070 – rainwater disposal
080 – soil and waste disposal
090 – planter drainage disposal
100 – kitchen drainage disposal
110 – related electrical and control systems

05.06005.070120 – submissions, testing and commissioning
Supply of sanitary fittings and fixtures (installation included in ‘Water
supply and above ground drainage’ unless not separable from costs of‘Fittings and sundries’)
Disposal systems:
010 – refuse
020 – laboratory waste
030 – industrial waste
040 – incinerator
050 – submissions, testing and commissioning

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Cost
code

05.080Description
Cost Category (Level 2)
Cost Group (Level 3)
Cost Sub-Group (Level 4)Fire services:

CC

Note
RC or MC

010 – fire hydrant and hose reel system
020 – wet risers
030 – sprinkler system
040 – deluge system
050 – gaseous extinguishing system
060 – foam extinguishing system
070 – audio/visual advisory system
080 – automatic fire alarm and detection system
090 – portable hand-operated appliances and sundries
100 – related electrical and control systems

05.090110 – submissions, testing and commissioning
Gas services:010 – coal gas
020 – natural gas
030 – liquid petroleum gas
040 – medical gas/laboratory gas
050 – industrial gas/compressed air/instrument air
060 – vacuum
070 – steam
080 – submissions, testing and commissioning

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Cost
code

05.100Description
Cost Category (Level 2)
Cost Group (Level 3)
Cost Sub-Group (Level 4)
Movement systems:

CC

Note
RC or MC

010 – lifts | elevators
020 – platform lifts
030 – escalators
040 – travellators | moving walkways
050 – conveyors

05.11005.12005.13005.14005.15005.16005.17005.17505.18005.19005.20005.21005.22005.23005.24005.25005.26006.
06.01006.02006.03006.04006.05006.06007.
07.010060 – submissions, testing and commissioning
GondolasTurntables
Generators
Energy-saving features
Water and waste water treatment equipment
Fountains, pools and filtration plant
Powered building signage
Audio/visual entertainment system
Kitchen equipment
Cold room equipment
Laboratory equipment
Medical equipment
Hotel equipment
Car park or entrances access control
Domestic appliances
Other specialist services
Builder’s profit and attendance on services
Surface and underground drainage
Surface water drainage
Storm water drainage
Foul and waste water drainage
Drainage disconnections and connections
CCTV inspection of existing or new drains
Buried Process Pipe
External and ancillary works
Permanent retaining structures
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Cost
code

07.02007.03007.04007.05007.06007.070Description
Cost Category (Level 2)
Cost Group (Level 3)
Cost Sub-Group (Level 4)Site enclosures and divisions
Ancillary structures
Roads and paving
Landscaping (hard and soft)
Fittings and equipment
External services:

CC

Note
RC or MC

010 – water supply
020 – gas supply
030 – power supply
040 – communications supply
050 – external lighting

08.
08.01008.02008.03008.04008.05008.06008.07008.08008.09008.10008.11008.12008.13009.
09.01009.020060 – utility disconnections and connections
Preliminaries | Constructors’ site overheads | general requirements
Construction management including site management staff andsupport labour
Temporary access roads and storage areas, traffic management anddiversion (at the Constructors’ discretion)
Temporary site fencing and securities
Commonly shared construction plant
Commonly shared scaffolding
Other temporary facilities and services
Technology and communications: telephone, broadband, hardware,
softwareConstructor’s submissions, reports and as-built documentation
Quality monitoring, recording and inspections
Safety, health and environmental management
Insurances, bonds, guarantees and warranties
Constructor’s statutory fees and charges
Testing and commissioning
Risk Allowances
Design development allowance
Construction contingencies(j)(j), (k)
(l)
(m)

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Cost
code

09.030Description
Cost Category (Level 2)
Cost Group (Level 3)
Cost Sub-Group (Level 4)
Price Level Adjustments:

CC

Note
RC or MC

010 – until tendering

09.04010.
10.01010.02011.
11.010020 – during construction
Exchange rate fluctuation adjustments
Taxes and Levies
Paid by the Constructor
Paid by the Client in relation to the construction contract payments
Work and utilities off-site (including related risk allowances, taxes andlevies)Connections to, diversion of and capacity enhancement of public utility
mains or sources off-site up to mains connections on-site:

(n)

(j)

010 – electricity
020 – transformers
030 – water
040 – sewer
050 – gas

11.02012.
12.010060 – telecommunications
Public access roads and footpaths
Post-completion loose furniture, fittings and equipment (including
related risk allowances, taxes and levies)
Production, process, operating and loose furniture, furnishing andequipment not normally provided before completion of construction

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Cost
code

13.
13.010Description

Note

Cost Category (Level 2)CC
RC or MC
Cost Group (Level 3)
Cost Sub-Group (Level 4)Construction-related consultants and supervision (including related risk
allowances, taxes and levies)
Consultants’ fees and reimbursable:
010 – architects (architectural, landscape, interior design, technical, etc.)
020 – engineers (geotechnical, civil, structural, mechanical, electricaland plumbing, technical, etc.)
030 – project managers
040 – surveyors (quantity surveying, land surveying, building surveying,cost engineering, etc.)
050 – specialist consultants (environmental, traffic, acoustic, facade,
BIM, etc.)

13.02013.03013.040060 – value management studies
Charges and levies payable to statutory bodies or their appointed
agencies (in connection with planning, design, tender and contract
approvals, supervision and acceptance inspections)
Site supervision charges (including their accommodation and travels)
Payments to testing authorities or laboratories

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Appendix C – Construction | Renewal | Maintenance Costs Sub-Groups:
Civil Engineering Works
A bullet indicates that the Cost Sub-Group is likely to apply. Cost Sub-Groups without a bullet can also be
included if applicable.

01.04001.05001.060

•

•

•

•

•

•

•

•

•

•

•

•

•

•

•

•

•

•

•

•

•

•

•

•

•

•

•

•

•

•

•

•

•

•

•

•

•

•

•

•

•

•

•

•

•

•

•

•

•

•

•

•

•

•

•

•

•

•

•

•

•

•

•

•

•

•

•

•

•

•

•

•

•

•

•

•

Note

•

Pipelines
Wells and boreholes•

Water treatment
works

Mines and quarries

01.02001.030Refineries
Dams and reservoirs

01.010Chemical plants

01.

Power generating
plants2.
3.
5.

Cost Category (Level 2)
Cost Group (Level 3)
Cost Sub-Group (Level 4)Construction Costs (CC)Renewal Costs (RC)
Maintenance Costs (MC)(CC, RC, and MC share thesame Cost Groups below,
so far as applicable. Thoseseparated by ‘|’ in[ ] are alternative terms
for respective Cost
Groups)Demolition, site
preparation and formation
Site survey and groundinvestigation
Environmental treatment
Sampling of hazardous
or useful materials or
conditions
Temporary fencing
Demolition of existing
structures and support toadjacent structures
Site surface clearance(clearing, grubbing,topsoil stripping, tree
felling, minor earthwork,
removal)Tunnels
Waste water
treatment works

Cost Category (Level 2)CC
RC or MC

Bridges

Description

Railways

Cost
code

Roads, runways andmotorways

Table C-1: Construction | Renewal | Maintenance Costs Sub-Groups: Civil Engineering Works68

01.12002.
02.01002.02002.03002.04002.05002.06002.07002.08002.09002.100

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Pipelines
Wells and boreholes•

Water treatment
works

Mines and quarries

01.110Refineries
Dams and reservoirs

01.100Chemical plants

01.090Power generating
plants01.07001.080

Cost Category (Level 2)
Cost Group (Level 3)
Cost Sub-Group (Level 4)Tree transplant
General site formationand slope treatment
Temporary surface
drainage and dewatering
Temporary accessroads and storage areas(provided under anadvance contract)
Temporary protection,
diversion and relocation of
public utilities
Erosion control
Substructure
Embankments/cuttings
Excavation, disposal
and lateral supports(specifically to receive any
substructure construction
but excluding generalsite formation and slope
treatment)
Trenching
Drilling/boring
Piling/anchoring
Structural backfill/ground
remediation
Earth-retaining structures
Abutments/wing walls
Pile caps/footings/bases(nearest to the groundlevel or water level if
constructed in water)
Sub-base to pavements
and rail track structures

Tunnels
Waste water
treatment works

Cost Category (Level 2)CC
RC or MC

Bridges

Description

Railways

Cost
code

Roads, runways andmotorways

ICMS

•

69

03.
03.01003.02003.03003.04003.05003.06003.07003.08003.09003.10003.11003.12003.13003.14004.
04.01004.02004.03004.04004.05004.060

Mines and quarries

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Note

Refineries
Dams and reservoirs•

Pipelines
Wells and boreholes•

Water treatment
works

Chemical plants

02.120Power generating
plants02.110

Cost Category (Level 2)
Cost Group (Level 3)
Cost Sub-Group (Level 4)
Bases to supports fortanks, pipes, well heads
and the like
Beds and surrounds tounderground pipes
Structure
Piers and towers
Suspension system
Decks
Bearings
Tunnel lining
Road/track base
Pavement
Service roads andapproaches
Parapets/edge treatment
Main structures
Tanks, rigs, storage
containers and the like
Supports for tanks, pipes
and the like
Civil pipework
Valves and fittings
Non-structural works
Non-structural removal
and alterations
Non-structural
construction
Running surface
Signage, markings and thelikeGantries and the like
Safety facilities

Tunnels
Waste water
treatment works

Cost Category (Level 2)CC
RC or MC

Bridges

Description

Railways

Cost
code

Roads, runways andmotorways

ICMS

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70

05.060
05.07005.08005.09005.10005.11005.12006.
06.01006.02006.03006.04006.050

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Note

•

Pipelines
Wells and boreholes•

Water treatment
works

Mines and quarries

05.
05.01005.02005.03005.04005.050Refineries
Dams and reservoirs

04.09004.100Chemical plants

04.080Power generating
plants04.070

Cost Category (Level 2)
Cost Group (Level 3)
Cost Sub-Group (Level 4)
Barriers/rails and meansof accessSpecial equipment andfittings
Interior landscaping
Builders’ work inconnection with services
Services and equipment
Mechanical systems
Lighting systems
Illuminations
Low-voltage power supply
High-voltage power
supplyCables/cable trays
Other electrical services
Control systems andinstrumentation
Pipe racks/supports
Water supply and drainage
above ground or insideunderground construction
Fire services
Movement systems: lifts/
elevators/ conveyors
Surface and undergrounddrainage
Surface water drainage
Storm water drainage
Foul and waste waterdrainage
Pumping systems
Drainage connections

Tunnels
Waste water
treatment works

Cost Category (Level 2)CC
RC or MC

Bridges

Description

Railways

Cost
code

Roads, runways andmotorways

ICMS

71

07.05008.

08.01008.02008.03008.04008.05008.06008.070

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•

Pipelines
Wells and boreholes•

Water treatment
works

Mines and quarries

07.040Refineries
Dams and reservoirs

07.02007.030Chemical plants

07.010Power generating
plants07.

Cost Category (Level 2)
Cost Group (Level 3)
Cost Sub-Group (Level 4)External and ancillary
works
Site enclosures anddivisionsAncillary structures
Roads and paving (notamounting to a SubProject)
Landscaping (hard andsoft)
Fittings and equipment
Preliminaries |Constructors’ site
overheads | general
requirements
Construction
management includingsite management staff
and support labour
Temporary access roads
and storage areas,
traffic managementand diversion (at theConstructors’ discretion)
Temporary site fencing
and securities
Commonly sharedconstruction plant
Commonly sharedscaffolding
Other temporary facilities
and services
Technology andcommunications:
telephone, broadband,
hardware, software

Tunnels
Waste water
treatment works

Cost Category (Level 2)CC
RC or MC

Bridges

Description

Railways

Cost
code

Roads, runways andmotorways

ICMS

(j)

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72

08.12008.13009.

09.010 Design development
allowance
09.020 Construction
contingencies
09.030 Price level adjustments
010 – until tendering
020 – during construction
09.040 Exchange rate fluctuation
adjustments
10.
Taxes and Levies
10.010 Paid by the Constructors

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•

Pipelines
Wells and boreholes•

Water treatment
works

Mines and quarries

08.110Refineries
Dams and reservoirs

08.100Chemical plants

08.090Power generating
plants08.080

Cost Category (Level 2)
Cost Group (Level 3)
Cost Sub-Group (Level 4)Constructor’s submissions,
reports and as-built
documentation
Quality monitoring,recording and inspections
Safety, health andenvironmental
management
Insurances, bonds,
guarantees and warranties
Constructor’s statutory
fees and charges
Testing andcommissioning
Risk Allowances

Tunnels
Waste water
treatment works

Cost Category (Level 2)CC
RC or MC

Bridges

Description

Railways

Cost
code

Roads, runways andmotorways

ICMS

(j),
(k)
(l)
(m)

(n)

(j)
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73

Refineries
Dams and reservoirs

Mines and quarries

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Note

Chemical plants•

Pipelines
Wells and boreholes•

Water treatment
worksPower generating
plantsCost Category (Level 2)
Cost Group (Level 3)
Cost Sub-Group (Level 4)10.020 Paid by the Client
in relation to theconstruction contract
payments
11.
Work and utilities off-site(including related risk
allowances, taxes andlevies)11.010 Connections to,diversion of and capacity
enhancement of public
utility mains or sources
off-site up to mains
connections on-site:

Tunnels
Waste water
treatment works

Cost Category (Level 2)CC
RC or MC

Bridges

Description

Railways

Cost
code

Roads, runways andmotorways

ICMS

010 – electricity
020 – transformers
030 – water
040 – sewer
050 – gas

11.020060 – telecommunications
Public access roads andfootpaths

74

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Note

Mines and quarries•

Refineries
Dams and reservoirs•

Pipelines
Wells and boreholes•

Water treatment
works

•

Chemical plants

12.010Power generating
plants12.

Cost Category (Level 2)
Cost Group (Level 3)
Cost Sub-Group (Level 4)
Post-completion loose
furniture, fittings andequipment (including
related risk allowances,taxes and levies)
Production, process,operating and loose
furniture, furnishingand equipment notnormally provided
before completion of
construction

Tunnels
Waste water
treatment works

Cost Category (Level 2)CC
RC or MC

Bridges

Description

Railways

Cost
code

Roads, runways andmotorways

ICMS

75

•

•

•

•

Note

Mines and quarries•

Refineries
Dams and reservoirs•

Pipelines
Wells and boreholes•

Water treatment
works

•

Chemical plants

13.010Power generating
plants13.

Tunnels
Waste water
treatment works

Cost Category (Level 2)CC
RC or MC

Bridges

Description

Railways

Cost
code

Roads, runways andmotorways

ICMS

Cost Category (Level 2)
Cost Group (Level 3)
Cost Sub-Group (Level 4)Construction-related
consultants andsupervision (including
related risk allowances,taxes and levies)
Consultants’ fees andreimbursable:
010 – architects(architectural, landscape,interior design, technical,
etc.)
020 – engineers(geotechnical, civil,
structural, mechanical,
electrical and plumbing,technical, etc.)
030 – project managers

•

•

•

•

•

040 – surveyors (quantity
surveying, land surveying,building surveying, costengineering, etc.)
050 – specialist
consultants(environmental, traffic,
acoustic, facade, BIM, etc.)
060 – value management
studies76

Refineries
Dams and reservoirs

Mines and quarries

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Note

Chemical plants•

Pipelines
Wells and boreholes•

Water treatment
worksPower generating
plantsCost Category (Level 2)
Cost Group (Level 3)
Cost Sub-Group (Level 4)13.020 Charges and levies
payable to statutory
bodies or their appointed
agencies (in connection
with planning, design,tender and contract
approvals, supervision andacceptance inspections)13.030 Site supervision
charges (including theiraccommodation andtravels)
13.040 Payments to testing
authorities or laboratories

Tunnels
Waste water
treatment works

Cost Category (Level 2)CC
RC or MC

Bridges

Description

Railways

Cost
code

Roads, runways andmotorways

ICMS

77

ICMS

Appendix D – Operation Costs Sub-Groups
Table D-1: Operation Costs Sub-Groups
Cost
code

4.
01.
01.01001.02001.03002.
02.01002.02003.
03.01003.02004.
04.01004.02005.
05.01005.02006.
06.01006.02007.
07.01007.02008.
08.01008.020Description
Cost Category (Level 2)
OC
Cost Group (Level 3)
Cost Sub-Group (Level 4)
Operation Costs (OC)
Cleaning
External cleaning (routine and periodic)
Internal cleaning (routine and periodic)
Specialist cleaning (define type)Utilities
Fuel (state type: gas/electricity/oil and other fuel sources)
Water, drainage and sewerage
Waste management
Waste collection and disposal
Recycling and savage
Security
Physical security
Remote monitoring
Information and communications technology
Communication systems
Specialist technology / sensors
Operators’ site overheads | general requirements
Administration
Property insurance
Risk Allowances
Operation related (user definable)
Contractual obligations
Taxes and Levies
Taxes
Levies78

ICMS

Appendix E – End of Life Costs Sub-Groups
Table E-1: End of Life Costs Sub-Groups
Cost
code

6.
01.
01.01001.02002.
02.01002.02003.
03.01003.02003.03004.
04.01004.02005.
05.01005.02006.
06.01006.02007.
07.01007.02007.030Description
Cost Category (Level 2)EC
Cost Group (Level 3)
Cost Sub-Group (Level 4)
End of Life Costs (EC)
Disposal inspection
Dilapidations report
Contractual handback obligations
Decommissioning and decontamination
Shutdowns and decommissioning
Decontamination
Demolition, reclamation and salvage
Demolition
Reclamation
Salvage
Reinstatement
Agreed reinstatement works
Contractual obligations
Constructors’ site overheads | general requirements
Administration
Overheads (project specific)
Risk Allowances
End of life specific (user definable)
Abnormal risks (user definable)
Taxes and Levies
Taxes
LeviesCredit for grants

79

ICMS

Appendix F – Process Flow Charts
The process flow charts in this appendix provide the steps needed to present Life Cycle Costs for a Project,programme or portfolio.
Figure F-1: Step 1

80

ICMS

Figure F-2: Step 2

81

ICMS

82

ICMS

Appendix G – Reporting Templates
Specific notes for Appendix G• Project Attributes and Values are not shown in this template but should be provided in the actual cost
report.
• ‘$M’ = $ million.

Grand Summary – mixed Project
Table G-1: Template for Grand Summary for a Mixed Project• Bring all costs to the Common Date, which is assumed to be not earlier than the completion of
construction.
• State whether the payments at the time of payment are based on Real Costs or Nominal Costs. Take this
into account when determining the Discount Rate and discounting factors.
• <P>, <Q>, <R>, <S> are different numbers of years lapsed.
• <T> is number of years of annual payments.
Item

A
1
2
3
4
5
6
7

8
B
1
2
3

Description
Years lapsed after
construction to incur
one-time payment
Number of years ofannual payments
after construction
Buildings

AC

CC

RC
<P>

RC
<Q>

RC
<R>

OC

MC

<T>

<T>

EC
<S>

Total Cost

Project Qty and Discount Rate
IPMS 1 (EXTERNAL) Floor Area (m2)IPMS 2 (INTERNAL) Floor Area (m2)Roads, runways andPaved Area (m2)motorways
Railways
Route Length (km)Bridges
Surface Area of Deck (m2)Tunnels
Volume of Excavation (m3)Dams and reservoirs
Reservoir capacity (million m3)
Common (insert Qty’s
Attribute of main
Project Type (Principal
Sub-Project))
OthersDiscount rate used (% per annum)
Total Cost $M brought to the Common Date (= D x E)
Buildings
Roads, runways andmotorways
Railways
83

ICMS

Item

4
5
6
7
8
C

Description
Years lapsed after
construction to incur
one-time payment
Number of years ofannual payments
after construction
BridgesTunnels
Dams and reservoirs
Common
Total

AC

CC

RC
<P>

RC
<Q>

RC
<R>

OC

MC

<T>

<T>

EC
<S>

Total Cost

Unit cost $ / Project Qty (= B/A)
IPMS 1(EXTERNAL)

1

Buildings

2

Roads, runways andmotorways
Railways
BridgesTunnels
Dams and reservoirs
Common
One time or one annual payment $M at the time of payment
Buildings
Roads, runways andmotorways
Railways
BridgesTunnels
Dams and reservoirs
CommonDiscounting factor to bring one time or one annual payment from year of payment to the
Common Date (using present value factor for RC and EC and present value in annuity factor
for OC or MC)
Buildings
Roads, runways andmotorways
Railways
BridgesTunnels
Dams and reservoirs
Common

3
4
5
6
7
D
1
2
3
4
5
6
7
E

1
2
3
4
5
6
7

IPMS 2(INTERNAL)

84

ICMS

Construction Costs only – a Project
Table G-2: Template for Construction Costs only for a Project• Add columns for unit costs calculated using additional Project Quantities, if required.
• Replace ‘Qty’ in ‘$/Qty’ with the unit of the Project Quantity.
• The Project Quantity to be IPMS 1 (EXTERNAL) and IPMS 2 (INTERNAL) floor areas, paved area, route
length, surface area of deck, volume of excavation, reservoir capacity, etc.
• Give totals in the heading row.
Cost
code

Description
Project Quantity

2.
2.01.
2.02.
2.03.
2.04.
2.05.
2.06.
2.07.
2.08.
2.09.
2.10.
2.11.
2.12.
2.13.

Construction Costs (CC)Demolition, site preparation and formation
Substructure
Structure
Architectural works | non-structural works
Services and equipment
Surface and underground drainage
External and ancillary works
Preliminaries | Constructor’s site overheads | general
requirements
Risk Allowances
Taxes and Levies
Work and utilities off-site
Post-completion furniture, furnishing and equipment
Construction-related consultants and supervision<Insert Project Type>
$M
$/Qty
%
(insert Qty)
(insert
Qty’s
Attribute)
100%

85

ICMS

Construction Costs only – a Building Project
Table G-3: Template for Construction Costs only for a Building Project• Show unit costs per two Project Quantities, IPMS 1 (EXTERNAL) and IPMS 2 (INTERNAL) floor areas.
Cost
code

Description$M
Project Quantity<insert Building Type>
$/m²
$/m²
(insert area) (insert area)
IPMS 1(EXTERNAL)
Floor Area
(m²)

2.
2.01.
2.02.
2.03.
2.04.
2.05.
2.06.
2.07.
2.08.
2.09.
2.10.
2.11.
2.12.
2.13.

Construction Costs (CC)Demolition, site preparation and formation
Substructure
Structure
Architectural works | non-structural works
Services and equipment
Surface and underground drainage
External and ancillary works
Preliminaries | Constructor’s site overheads | general
requirements
Risk Allowances
Taxes and Levies
Work and utilities off-site
Post-completion furniture, furnishing and equipment
Construction-related consultants and supervision%

IPMS 2(INTERNAL)
Floor Area
(m²)

100%

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Total Capital Cost – a Project
Table G-4: Template for Total Capital Cost for a Project• Give sub-totals and totals in the heading rows
Cost
code

Description$M
Project Quantity

1.
2.

<Insert Project Type>
$/Qty
% by
% by
Category(insert
Qty)(insert
Qty’s
Attribute)

Total Capital Cost (AC+CC)
Acquisition Costs (AC)Construction Costs (CC)1.
Acquisition Costs (AC)1.01. Site acquisition
1.02. Administrative, finance, legal and marketing
expenses2.
Construction Costs (CC)
2.01. Demolition, site preparation and formation
2.02. Substructure
2.03. Structure
2.04. Architectural works | non-structural works
2.05. Services and equipment
2.06. Surface and underground drainage
2.07. External and ancillary works
2.08. Preliminaries | Constructor’s site overheads| general requirements
2.09. Risk Allowances
2.10. Taxes and Levies
2.11. Work and utilities off-site
2.12. Post-completion furniture, furnishing andequipment
2.13. Construction-related consultants andsupervision

% of
Total

100%

100%

100%

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ICMS

Total Capital Cost – a Building Project
Table G-5: Template for Total Capital Cost for a Building Project
Cost
code

Description$M
Project Quantity<Insert Building Type>
$/m²
$/m²
% by
% of
Category Total(insertarea)(insert
area)

IPMS 1IPMS 2(EXTERNAL) (INTERNAL)
Floor Area
Floor Area
(m²)
(m²)

1.
2.
1.
1.01.
1.02.
2.
2.01.
2.02.
2.03.
2.04.
2.05.
2.06.
2.07.
2.08.
2.09.
2.10.
2.11.
2.12.
2.13.

Total Capital Cost (AC+CC)
Acquisition Costs (AC)Construction Costs (CC)
Acquisition Costs (AC)Site acquisition
Administrative, finance, legal and marketing
expenses
Construction Costs (CC)Demolition, site preparation and formation
Substructure
Structure
Architectural works | non-structural works
Services and equipment
Surface and underground drainage
External and ancillary works
Preliminaries | Constructor’s site overheads |general requirements
Risk Allowances
Taxes and Levies
Work and utilities off-site
Post-completion furniture, furnishing andequipment
Construction-related consultants andsupervision

100%

100%

100%

88

ICMS

Life Cycle Costs – a Project
Table G-6: Template for Life Cycle Costs for a Project• $M NPV = $M as paid × Discounting Factor.
• $M as paid = amount at the time of payment.
• Discounting Factor should take into account the effect of different times of payments more than once.
Cost
code

Description
$M as
paid
Project Quantity

1.

2.
3.
4.
5.
6.
1.
1.01.
1.02.

2.
2.01.

2.02.
2.03.
2.04.
2.05.

<Insert Project Type>
Discounting $M NPV
$/Qty
% by
FactorCategory(insert
Qty)(insert
Qty’s
Attribute)

Life Cycle Cost (CC plus
NPV of RC, OC, MC, andEC)
Acquisition Costs(AC) [Part of NonConstruction Costs]
Construction Costs (CC)Renewal Costs (RC)Operation Costs (OC)
Maintenance Costs (MC)End of Life Costs (EC)
Acquisition Costs (AC)Site acquisition
Administrative, finance,
legal and marketing
expenses
Construction Costs(CC)
Demolition, site
preparation andformation
Substructure
Structure
Architectural works |non- structural works
Services and equipment

% of
Total

100%

100%

100%

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ICMS

Cost
code

2.06.
2.07.
2.08.

2.09.
2.10.
2.11.
2.12.

2.13.

3.
3.01.

3.02.
3.03.
3.04.
3.05.
3.06.
3.07.
3.08.

3.09.
3.10.

Description

Project Quantity<Insert Project Type>
Discounting $M NPV
$/Qty
% by
FactorCategory(insert
Qty)(insert
Qty’s
Attribute)

Surface and undergrounddrainage
External and ancillary
works
Preliminaries |Constructors’ site
overheads | general
requirements
Risk Allowances
Taxes and Levies
Work and utilities offsite
Post-completion
furniture, furnishing andequipment
Construction-related
consultants andsupervision
Renewal Costs (RC)
Demolition, site
preparation andformation
Substructure
Structure
Architectural works |non-structural works
Services and equipment
Surface and undergrounddrainage
External and ancillary
works
Preliminaries |Constructors’ site
overheads | general
requirements
Risk Allowances
Taxes and Levies

100%

$M as
paid

% of
Total

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ICMS

Cost
code

Description
$M as
paid
Project Quantity

3.11.
3.12.

3.13.

4.
4.01.
4.02.
4.03.
4.04.
4.05.

4.06.

4.07.
4.08.
5.
5.01.

5.02.
5.03.
5.04.
5.05.
5.06.
5.07.

Work and utilities offsite
Post-completion
furniture, furnishing andequipment
Construction-related
consultants andsupervision
Operation Costs (OC)
Cleaning
Utilities
Waste management
Security
Information andCommunication
Technology
Operators’ site
overheads | general
requirements
Risks Allowances
Taxes and Levies
Maintenance Costs(MC)
Demolition, site
preparation andformation
Substructure
Structure
Architectural works |non- structural works
Services and equipment
Surface and undergrounddrainage
External and ancillary
works<Insert Project Type>
Discounting $M NPV
$/Qty
% by
FactorCategory(insert
Qty)(insert
Qty’s
Attribute)

% of
Total

100%

100%

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Cost
code

Description
$M as
paid
Project Quantity

5.08.

5.09.
5.10.
5.11.
5.12.

5.13.

6.
6.01.
6.02.
6.03.
6.04.
6.05.

6.06.
6.07.

Preliminaries |Constructors’ site
overheads | general
requirements
Risk Allowances
Taxes and Levies
Work and utilities offsite
Post-completion
furniture, furnishing andequipment
Construction-related
consultants andsupervision
End of Life Costs (EC)
Disposal inspection
Decommissioning anddecontamination
Demolition andreclamation
Reinstatement
Constructors’ site
overheads | general
requirements
Risks Allowances
Taxes and Levies<Insert Project Type>
Discounting $M NPV
$/Qty
% by
FactorCategory(insert
Qty)(insert
Qty’s
Attribute)

% of
Total

100%

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ICMS

Life Cycle Costs – Column Headings for a Building Project
Table G-7: Template for Life Cycle Costs for a Building Project (Column Headings)
Cost
code

Description
$M as
paid

Discounting
FactorProject Quantity<Insert Building Type>
$M
$/m2
$/m2
NPV
(insert(insert
area)
area)

% by
% of
Category Total

IPMS 1IPMS 2(EXTERNAL) (INTERNAL)
Floor Area
Floor Area
(m²)
(m²)

Use of More columns – Comparison Between Two Design Schemes
Table G-8: Template for Comparison Between Two Design Schemes for a Project• Add columns for other schemes as appropriate.
• Only Construction Costs used for illustration.
Cost
code

Description

Scheme A$M

Project Quantity

2.
2.01.

2.02.
2.03.
2.04.
2.05.
2.06.
2.07.

Construction Costs(CC)
Demolition, site
preparation andformation
Substructure
Structure
Architectural works |non-structural works
Services andequipment
Surface andunderground drainage
External and ancillary
works

$/Qty

Scheme B
% of
Total

(insert
Qty)(insert
Qty’s
Attribute)

$M

$/Qty

B–A
% of
Total

(insert
Qty)(insert
Qty’s
Attribute)
100%

$M

$/Qty
(insert
Qty)(insert
Qty’s
Attribute)

100%

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ICMS

Cost
code

Description

Scheme A$M

Project Quantity

2.08.

2.09.
2.10.
2.11.
2.12.

2.13.

$/Qty

Scheme B
% of
Total

$M

(insert
Qty)(insert
Qty’s
Attribute)

$/Qty

B–A
% of
Total

$M

$/Qty

(insert
Qty)(insert
Qty’s
Attribute)(insert
Qty)(insert
Qty’s
Attribute)

Preliminaries |Constructors’ site
overheads | general
requirements
Risk Allowances
Taxes and Levies
Work and utilities
off-site
Post-completion
furniture, furnishingand equipment
Construction-related
consultants andsupervision

Comparison Between Two Design Schemes – for a Building Project
Table G-9: Template for Comparison Between Two Design Schemes for a Building Project
Cost Description
code

Scheme A
$M

$/m2

$/m2

Scheme B
% of
Total

$M

$/m2

$/m2

B–A
% of
Total

$M

$/m2

$/m2

Project
Quantity
IPMS 1IPMS 2IPMS 1IPMS 2IPMS 1IPMS 2(EXTERNAL)(INTERNAL)(EXTERNAL)(INTERNAL)(EXTERNAL)(INTERNAL)

Floor Area(m²)

Floor Area(m²)

Floor Area(m²)

Floor Area
(m²)

Floor
Area (m²)

Floor Area
(m²)

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ICMS

Use of more columns – a Project Consisting of Various Parts
Table G-10: Template for a Project Consisting of Various Parts• A ‘part’ may be:• a project within a collection, a programme, a portfolio, etc. of Projects; or• a Sub-Project of a Project; or• apartment blocks, hotel blocks, and external works of a mixed development; or• basement, podium, and tower of a building; or• a phase or contract package of a Project; or• in-situ construction and prefabricated construction of a Project; or• any other sub-division to suit the need of the Project.
• Add a set of columns for ‘Common’ before the ‘Total’ to show the costs that may be commonly sharedby all or most parts, and worthwhile to be shown separately for the time being to permit reallocation in
the appropriate way when the need arises.
• Use landscape paper as appropriate.
• Only Construction Costs used for illustration.
Cost
code

Description

Part A$M

Project
Quantity

2.
2.01.

2.02.
2.03.
2.04.

2.05.

Construction
Costs (CC)Demolition,site
preparation
andformation
Substructure
Structure
Architectural
works | nonstructural
works
Services andequipment$/Qty

Part B
% of
$M
Total

$/Qty

Common
% of
$M
Total

$/Qty

Total
% of
$M
Total

$/Qty

(insert Qty)

(insert
Qty)(insert
Qty)(insert
Qty)(insert Qty’s
Attribute)(insert
Qty’s
Attribute)(insert
Qty’s
Attribute)(insert
Qty’s
Attribute)

100%

100%

100%

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ICMS

Cost
code

Description

Part A$M

Project
Quantity$/Qty

Part B
% of
$M
Total

$/Qty

Common
% of
$M
Total

$/Qty

Total
% of
$M
Total

$/Qty

(insert Qty)

(insert
Qty)(insert
Qty)(insert
Qty)(insert Qty’s
Attribute)(insert
Qty’s
Attribute)(insert
Qty’s
Attribute)(insert
Qty’s
Attribute)

2.06. Surface andundergrounddrainage
2.07. External andancillaryworks
2.08. Preliminaries |Constructors’site overheads| general
requirements

2.09. Risk
Allowances
2.10. Taxes andLevies2.11. Work andutilities offsite
2.12. Postcompletion
furniture,
furnishingandequipment
2.13. Constructionrelated
consultants
andsupervision

96

ICMS

Handling Two Currencies
Table G-11: Template for Handling Two Currencies• Additional column may be added to show the conversion date.
Cost
code

Description<Insert Project Type>
Payment
Currency
A

Payment Conversion
Currency B
Factorfrom A to B

Equivalent
Currency A

Project Quantity
A

2.
2.01.

2.02.
2.03.
2.04.
2.05.
2.06.
2.07.
2.08.

2.09.
2.10.
2.11.
2.12.

2.13.

Construction Costs(CC)
Demolition, site
preparation andformation
Substructure
Structure
Architectural works |non-structural works
Services and equipment
Surface andunderground drainage
External and ancillary
works
Preliminaries |Constructor’s site
overheads | general
requirements
Risk Allowances
Taxes and Levies
Work and utilities offsite
Post-completion
furniture, furnishingand equipment
Construction-related
consultants andsupervision

B

C

AxC+B

Equivalent
Currency
A/Qty(insert
Qty)(insert
Qty’s
Attribute)

%

100%

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ICMS

Handling Many Currencies
Table G-12: Template for Handling Many Currencies• Additional column may be added to show the conversion date.
• The ‘check sum’ rows are to be used to verify calculations.
Cost
code

Description<Insert Project Type>
Payment Conversion Equivalent
Currency Factor to A Currency A

Project Quantity
M2.
Construction Costs (CC)
2.01. Demolition, site
preparation and formation
Currency B
2.02. Substructure
Currency B
2.03. Structure
Currency B
2.04. Architectural works | nonstructural works
Currency A
Currency B
Currency C
2.05. Services and equipment
Currency A
Currency B
Currency C
2.06. Surface and undergrounddrainage
Currency B
2.07. External and ancillary
works
Currency B
2.08. Preliminaries |Constructor’s site
overheads | general
requirements
Currency A
Currency BN

MxN

Equivalent
Currency
A/Qty(insert Qty)
(insert
Qty’s
Attribute)

%

100%

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ICMS

Cost
code

Description<Insert Project Type>
Payment Conversion Equivalent
Currency Factor to A Currency A

Project Quantity
M

N

MxN

Equivalent
Currency
A/Qty(insert Qty)
(insert
Qty’s
Attribute)%

2.09. Risk Allowances
Currency A
2.10. Taxes and Levies
Currency B
2.11. Work and utilities off-site
Currency B
2.12. Post-completion furniture,
furnishing and equipment
Currency A
Currency B
Currency C
2.13. Construction-related
consultants andsupervision
Currency A
Currency B
Currency C
Check sum
Currency A
Currency B
Currency C

99

ICMS

Appendix H – ICMS Coding Structure• Example Cost Code: 01.2.03.030 = Buildings: Construction Costs: Structure: Frames and slabs (above topof ground floor slabs)

Level 1: Projects and Sub-Projects
Table H-1: ICMS Cost Codes for Projects and Sub-Projects
01.

Buildings

08.

Pipelines

02.

Roads, runways and motorways

09.

Wells and boreholes

03. Railways

10.

Power-generating plants

04. Bridges

11.

Chemical plants

05.

12.

Refineries

06. Waste water treatment works

13.

Dams and reservoirs

07.

14.

Mines and quarries

Tunnels
Water treatment works

Level 2: Cost Categories
Table H-2: ICMS Cost Codes for Cost Categories
1.
2.
3.
4.
5.
6.

Acquisition Costs (AC) [Part of Non-Construction Costs]
Construction Costs (CC)Renewal Costs (RC)Operation Costs (OC)
Maintenance Costs (MC)End of Life Costs (EC)

Level 3: Acquisition Cost Groups
Table H-3: ICMS Cost Codes for Acquisition Costs Group01.
02.

Site acquisition
Administrative, finance, legal and marketing expenses

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ICMS

Level 3: Construction | Renewal | Maintenance Costs Group
Table H-4: ICMS Cost Codes for Construction | Renewal | Maintenance Costs Group
01.
02.
03.
04.
05.
06.
07.
08.
09.
10.
11.
12.
13.

Demolition, site preparation and formation
Substructure
Structure
Architectural works | Non-structural works
Services and equipment
Surface and underground drainage
External and ancillary works
Preliminaries | Constructors’ site overheads | general requirements
Risk Allowances
Taxes and Levies
Work and utilities off-site
Post-completion loose furniture, fittings and equipment
Construction | Renewal | Maintenance -related consultancies and supervision

Level 3: Operation Costs Group
Table H-5: ICMS Cost Codes for Operation Costs Group
01.
02.
03.
04.
05.
06.
07.
08.

Cleaning
Utilities
Waste management
Security
Information and Communications Technology
Operators’ site overheads | general requirements
Risk Allowances
Taxes and Levies

Level 3: End of Life Costs Cost Group
Table H-6: ICMS Cost Codes for End of Life Costs Group
01.
02.
03.
04.
05.
06.
07.

Disposal inspection
Decommissioning and decontamination
Demolition and reclamation
Reinstatement
Constructors’ site overheads | general requirements
Risk Allowances
Taxes and Levies

Code Codes have been suggested in Appendix A to E for Level 4 Cost Sub-Groups but these are
discretionary.

101

ICMS

Appendix I – Interface with International Property Measurement
Standards (IPMS)
Measurement of Floor Areas for Buildings for ICMS Cost Reports
The various cost analysis standards worldwide require the measurement of a Gross Floor Area (either
External (GEFA) or Internal (GIFA)) or similar variations thereof to permit the representation of overall
costs in terms of currency per floor area. However, even though the use of these terms is commonly
understood, the definitions and interpretations of these terms are also subject to considerable regionalvariations. Measurement guidelines and definitions vary considerably between countries.
Linking ICMS with IPMS provides a valuable tool for overcoming these inconsistencies. ICMS require a cost
report to include both GEFA (IPMS 1 (EXTERNAL)) and GIFA (IPMS 2 (INTERNAL)) measured in accordancewith the rules set out in IPMS. IPMS are evolving on a building-sector basis (offices, residential, retail,etc.). These rules are summarised below, but reference to the specific Standards for the building type isrecommended.
IPMS 1 (EXTERNAL): Gross external floor area

IPMS 2 (INTERNAL): Gross internal floor area
Use
IPMS 1 (EXTERNAL) is used for measuring the
IPMS 2 (INTERNAL) is a whole building measurement
area of a building including External Walls. IPMS that is used for measuring the interior boundary area
1 (EXTERNAL) is a whole building measurement of a building. IPMS 2 (INTERNAL) is a whole building
and is consistent for all building types.
measurement and is consistent for all building types.
Selected Definitions
IPMS 1 (EXTERNAL) is the total of the areas
IPMS 2 (INTERNAL) is total of the areas of each floorof each floor level of a Building measured tolevel of a building measured to the Internal Dominant
the outer perimeter of External Walls or other
Face of all External Walls and External Floor Areas on
external construction features, Sheltered Areas each level.
and External Floor Areas. The definition for
IPMS 1 (EXTERNAL) is the same for all classes ofbuilding.
Balcony: An external platform at an upper floor level with a balustrade to the open sides projecting fromor recessed from an External Wall and including in this definition generally accessible rooftop terraces.
Balustrade: A protective barrier formed by a solid wall, railings or other features.
Catwalk: An internal or external walkway above the surrounding area that provides higher level access.
Covered Area: The extent of the area of a building covered by one or more roof(s) and the perimeter ofwhich is sometimes referred to as the drip line, being the outermost permanent structural extension,
exclusive of ornamental overhangs.
External Wall: The enclosing element of a building, including windows and walls, that separates theexterior area from the interior area.
Finished Surface: The wall surface directly above the horizontal wall-floor junction, ignoring skirting
boards, cable trunking, heating and cooling units, and pipework.
Floor Area: The area of a normally horizontal, permanent, load bearing structure for each level of abuilding.
Internal Dominant Face (IDF): The inside surface area comprising more than 50% of the first 2.75 metresmeasured vertically from the floor, or to the ceiling if lower, for each IDF Wall Section. If such does notoccur, then the Finished Surface is deemed to be the IDF.
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ICMS

IPMS 1 (EXTERNAL): Gross external floor area
IPMS 2 (INTERNAL): Gross internal floor area
Loading Bay(s): Area(s) designed for vehicle access next to or adjacent to a Loading Dock.
Loading Dock(s): Elevated platform(s) at an opening of a building designed for receiving or dispatchinggoods or equipment.
Mezzanine: An intermediate or partial floor, other than a Catwalk, that is usually fully or partially open
on one or more sides.
Sheltered Area: Any part of the Covered Area that is not fully enclosed but excluding insignificant areas
under the eaves.
Structure: A construction that provides shelter or serves an ancillary function but is not necessarily fully
enclosed.
Temporary Structure: A physical element within a building installed on an interim or permanent basis,the removal of which would not damage the physical integrity of the building.
Veranda: An open or partly enclosed area on the outside of a building at ground level (Level 0) andcovered by a roof that is an integral part of the building.
Inclusions• all areas, walls and pillars• all internal areas, including internal walls and pillars• enclosed walkways or passages between
separate buildings, available for direct orindirect use• enclosed void areas such as atria – only
included at their lowest floor level• enclosed void areas such as atria – only included attheir lowest floor level• exterior wall thickness of basement –estimated if there are no available plans for abasement• to follow the principal external perimeter lineof the building across roller shutters and otheropenings
Measurements included (but each area must be stated separately)• External Floor Areas and Mezzanines –• External Floor Areas and Mezzanines – measured tomeasured to the outside edge of the floor
the inner face of the balustrade, but not beyond theconstruction
outside edge of the floor construction• Sheltered Areas – measured to the Covered
Area• Verandas• internal Loading Bays
• enclosed walkways or passages between separatebuildings, available for direct or indirect use

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ICMS

IPMS 1 (EXTERNAL): Gross external floor area
IPMS 2 (INTERNAL): Gross internal floor area
Exclusions (each area must be stated separately if measured)• Temporary Structures• Same as IPMS 1 (EXTERNAL)• open light wells or the upper level voids of an
atrium• open external stairways that are not an
integral part of the building, for example, an
open framework fire escape• any Structure beyond the Covered Area
• any other ground-level areas or structures
beyond the Covered Area

• areas outside the External Wall such as Sheltered
Areas and external Loading Bays
• Sheltered Areas – measured to the Finished Surface
of any walls or otherwise to the outer perimeter of
the Covered Area

© International Property Measurement Standards Coalition

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ICMS

Appendix J – Revision Notes for ICMS, 2nd edition• Expanded to incorporate the full scope of life cycle costs of Constructed Assets, adding Renewal Costs,
Operation Costs, Maintenance Costs and End of Life Costs.
• Extended to include ‘Dams and reservoirs’, and ‘Mines and quarries’ as Project Types.
• ‘Site Acquisition and Client’s Other Costs’ changed to ‘Acquisition Costs’.
• Definition of ‘Base Date’ revised to match the General Notes in the Appendices.
• ‘Capital Construction Costs’ changed to ‘Construction Costs’.
• Associated Capital Costs merged as Cost Groups under Construction Costs.
• Cost code assigned for Projects and Sub-Projects and renumbered for Cost Categories.
• ‘major refurbishment’ as a nature of Works changed to ‘major adaptation’• Delineation between above ground and underground drainage clarified.
• A note added to Part 3 (formerly Schedule 1) to clarify that some attributes are multi-valued requiring
the entry of sets of sub-attributes and values.
• Project Attribute ‘Ground conditions’ qualified with ‘predominant’.
• Project Attribute ‘Seismic zones’ added under Common Attributes.
• Life cycle cost related Project Attributes added under Common Attributes.
• Project Attribute ‘Hotel grade’ added for Buildings.
• Project Attribute ‘shape (vertical section)’ added for Buildings.
• Hardstandings included in the scope of Roads, runways and motorways.
• Project Attribute ‘spans’ for Bridges deleted.
• Project Attribute ‘number each of abutments/piers/towers with foundations not in water’ added for
Bridges.
• Project Attribute ‘number of shafts’ added for Tunnels.
• Project Attribute ‘number and diameter of each pipe’ changed to ‘length of each diameter of pipes’ withcorresponding change of Project Quantity for Pipelines.
• Project Attribute ‘Length of pipes (sum of number x each length)’ changed to ‘Total length of pipes’ for
Pipelines.
• Project Attribute ‘number of wellheads’ changed to ‘number of wells/boreholes’ for Wells and boreholes.
• Project Attribute ‘number of each diameter of drilled/bored holes’ deleted from Wells and boreholes.
• Project Attribute ‘vertical length drilled/bored (sum of number x each depth)’ changed to ‘length of eachdiameter of vertical drilled/bored wells/boreholes’ with corresponding change of Project Quantity for
Wells and boreholes.
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ICMS

• Project Attribute ‘inclined or horizontal length drilled/bored (sum of number x each depth)’ changed
to ‘length of each diameter of inclined or horizontal drilled/bored wells/boreholes’ with corresponding
change of Project Quantity for Wells and boreholes.
• Project Attribute ‘Length of drilled/bored depth’ changed to ‘Total length drilled/bored’ for Wells andboreholes.
• Note added that more than one pre-set option may be selected for Project Attribute ‘principal processes’for Chemical plants.
• Order of Appendices adjusted.
• Appendices A to D expanded to Appendices A to E with subsequent Appendices re-numbered.
• Cost Sub-Group ‘Site survey and investigation’ changed to ‘Site survey and ground investigation’ toinclude ground investigation.
• Cost Sub-Group ‘Sampling for construction, geophysical, geological or similar purposes’ renamed as‘Sampling of hazardous or useful materials or conditions’.
• Cost Sub-Group ‘Erosion control’ added under ‘Demolition, site preparation and formation’.
• Appendix H has been added to explicitly define the coding structure of the 2nd edition of ICMS.
• Item ‘hoisting beams, lift pit separation screens’ changed to ‘hoisting beams, lift pit separation screens,lift shaft separator beams’ under Builder’s work in connection with services.
• Item ‘communications’ changed to ‘information and communications technology system’ under Extra
Low Voltage Electrical Services.
• Cost Sub-Group ‘Supply of sanitary fittings’ changed to ‘Supply of sanitary fittings and fixtures’ with
explanatory note added.
• Item ‘portable hand-operated appliances’ changed to ‘portable hand-operated appliances and sundries’
under Fire services.
• Cost Sub-Group ‘Audio/visual entertainment system’ added under Services and equipment Cost
Category.
• Reporting Templates showing life cycle costs and currency conversion added.
• Interface with IPMS updated and tabulated.
• Bibliography updated.
• Colouring of tables revised.

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ICMS

Appendix K – Bibliography
International Standards
International Ethics Standards (IES): www.ies-coalition.org
International Land Measurement Standards (ILMS): www.ilmsc.org
International Property Measurement Standards (IPMS): www.ipmsc.org
International Valuation Standards (IVS): www.ivsc.org

References
Eurostat: www.ec.europa.eu/eurostat
International Standard Industrial Classification of all Economic Activities (ISIC), Rev.4:
www.unstats.un.org/unsd/publications/seriesm_4rev4e.pdf
ISO 3166-2:2013, Codes for the representation of names of countries and their subdivisions – Part 2: Country
subdivision code
ISO 4217:2015, Codes for the representation of currencies
ISO 6707-1:2014, Buildings and civil engineering works – Vocabulary – Part 1: General terms
ISO 12006-2:2015, Building construction – Organization of information about construction works – Part 2:
Framework for classification
ISO 15686-5:2017, Buildings and constructed assets – Service life planning – Part 5: Life-cycle costing
Prices and purchasing power parities (PPP): www.oecd.org/std/prices-ppp/

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