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Robert P. Charette

Harold E. Marshall
ASTM Uniformat II Classification for Building Elements (E1557-97)

Level 1

Major Group Elements

Level 2

Group Elements

Level 3

Individual Elements

A10 Foundations A1010 Standard Foundations

A1020 Special Foundations

A1030 Slab on Grade

A SUBSTRUCTURE

A20 Basement Construction A2010 Basement Excavation

A2020 Basement Walls

B10 Superstructure B1010 Floor Construction

B1020 Roof Construction

B20 Exterior Enclosure B2010 Exterior Walls

B2020 Exterior Windows

B2030 Exterior Doors

B SHELL

B30 Roofing B3010 Roof Coverings

B3020 Roof Openings

C10 Interior Construction C1010 Partitions

C1020 Interior Doors

C1030 Fittings

C20 Stairs C2010 Stair Construction

C2020 Stair Finishes

C INTERIORS

C30 Interior Finishes C3010 Wall Finishes

C3020 Floor Finishes

C3030 Ceiling Finishes

D10 Conveying D1010 Elevators & Lifts

D1020 Escalators & Moving Walks

D1090 Other Conveying Systems

D20 Plumbing D2010 Plumbing Fixtures

D2020 Domestic Water Distribution

D2030 Sanitary Waste

D2040 Rain Water Drainage

D2090 Other Plumbing Systems

D30 HVAC D3010 Energy Supply

D3020 Heat Generating Systems

D3030 Cooling Generating Systems

D3040 Distribution Systems

D3050 Terminal & Package Units

D3060 Controls & Instrumentation

D3070 Systems Testing & Balancing

D3090 Other HVAC Systems &

 Equipment

D40 Fire Protection D4010 Sprinklers

D4020 Standpipes

D4030 Fire Protection Specialties

D4090 Other Fire Protection Systems

D SERVICES

D50 Electrical D5010 Electrical Service &

Distribution

D5020 Lighting and Branch Wiring

D5030 Communications & Security

D5090 Other Electrical Systems

E10 Equipment E1010 Commercial Equipment

E1020 Institutional Equipment

E1030 Vehicular Equipment

E1090 Other Equipment

E EQUIPMENT &

 FURNISHINGS

E20 Furnishings E2010 Fixed Furnishings

E2020 Movable Furnishings

F10 Special Construction F1010 Special Structures

F1020 Integrated Construction

F1030 Special Construction Systems

F1040 Special Facilities

F1050 Special Controls and

 Instrumentation

F SPECIAL CONSTRUCTION

 & DEMOLITION

F20 Selective Building

 Demolition

F2010 Building Elements Demolition

F2020 Hazardous Components

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Robert P. Charette

Concordia University

Montreal, Canada

and

Harold E. Marshall

Office of Applied Economics

Building and Fire Research Laboratory

National Institute of Standards and Technology

October 1999

U.S. DEPARTMENT OF COMMERCE

William M. Daley, Secretary

Technology Administration

Cheryl L. Shavers, Under Secretary for Technology

National Institute of Standards and Technology

Raymond G. Kammer, Director

i

Abstract

This report describes UNIFORMAT II, a format for classifying building elements and

related sitework. Elements, as defined here, are major components common to most

buildings. Elements usually perform a given function, regardless of the design

specification, construction method, or materials used. Using UNIFORMAT II ensures

consistency in the economic evaluation of building projects over time and from project to

project, and it enhances project management and reporting at all stages of the building

life cycle—planning, programming, design, construction, operations, and disposal.

UNIFORMAT II is a significant advance over the original UNIFORMAT classification

in that it has added elements and expanded descriptions of many existing elements. This

report proposes a fourth level of definition to augment the three hierarchical levels

provided in the original UNIFORMAT II. Starting from Level 1, the largest element

grouping, it identifies Major Group Elements such as the Substructure, Shell, and

Interiors. Level 2 subdivides Level 1 elements into Group Elements. The Shell, for

example, includes the Superstructure, Exterior Closure, and Roofing. Level 3 breaks the

Group Elements further into Individual Elements. Exterior Closure, for example,

includes Exterior Walls, Exterior Windows, and Exterior Doors. The proposed Level 4

breaks the individual elements into yet smaller sub-elements. Standard Foundation subelements, for example, include wall foundations, column foundations, perimeter drainage,

and insulation. A major benefit of performing an economic analysis based on an

elemental framework instead of on a product-based classification is the reduction in time

and costs for evaluating alternatives at the early design stage. This encourages more

economic analyses and more economically efficient choices among buildings and

building elements. Other UNIFORMAT II benefits include providing a standardized

format for collecting and analyzing historical data to use in estimating and budgeting

future projects; providing a checklist for the cost estimation process as well as the

creativity phase of the value engineering job plan; providing a basis for training in cost

estimation; facilitating communications among members of a project team regarding the

scope of work and costs in each discipline; and establishing a database for automated cost

estimating. This report focuses on the benefits of applying UNIFORMAT II in design

specifications, cost estimating, and cost analysis. A proposed summary sheet for

presenting building and sitework elemental costs with cost analysis parameters provides

an efficient tool for communicating economic information to decision makers in a

quickly understood, concise format that helps them make project choices. Owners,

developers, programmers, cost planners, project managers, schedulers, architects and

engineers, operating and maintenance staff, manufacturers, specification writers, and

educators will find the classification useful.
ii
iii

Preface

This is the seventh in a series of National Institute of Standards and Technology (NIST)

reports on recommended standards related to applying economic evaluation methods to

building decisions.1 The first four dealt with the theory and application of economic

methods of analysis, including life-cycle costing, net benefits, benefit-to-cost and

savings-to-investment ratios, internal rate of return, and payback. These reports were

used as the bases for standard practices published by the American Society for Testing

and Materials (ASTM). The fifth NIST report was a recommended guide that focused on

techniques that account for uncertainty in project input values and techniques that

measure the risk that a project will have a less favorable economic outcome than what is

desired or expected. ASTM used it as the basis for a standard guide for selecting among

techniques for handling uncertainty and risk in project evaluation. The sixth NIST report

was a recommended classification of building elements, UNIFORMAT II, for ensuring

consistency in the format used for reporting the economic evaluation of projects over

time and from project to project. ASTM used the report as the basis for a standard

classification of building and site-related elements.

This report differs from the 1992 NIST UNIFORMAT II report in four ways. First, it

provides for all elements alphanumeric designators that conform to those of the ASTM

UNIFORMAT II standard. Second, it adds to the classification a fourth level of subelements. Third, it provides more explanations and illustrations of applications of

UNIFORMAT II, with a focus on design specification, cost estimates, and cost analysis.

Fourth, it introduces a standardized elemental cost summary format that helps users

present their estimates in a way that is concise, consistent, easily understood, and adapted

to design cost analysis.

The report supports ongoing standards development activities by ASTM’s Building

Economics Subcommittee (E06.81) and is in response to requests from the building

community for a fourth hierarchical level of building elements. The report will be

proposed as the technical basis for revisions to the existing ASTM standard classification

for elements of buildings and related sitework. It will complement the existing set of

ASTM practices, guides, and adjuncts by providing a more detailed and improved

 

1

 The previous six reports are as follows: Rosalie T. Ruegg, Stephen R. Petersen, and Harold E. Marshall,

Recommended Practice for Measuring Life-Cycle Costs of Buildings and Building Systems, National

Bureau of Standards Interagency Report 80-2040, June 1980; Harold E. Marshall and Rosalie T. Ruegg,

Recommended Practice for Measuring Net Benefits and Internal Rates of Return for Investments in

Buildings and Building Systems, National Bureau of Standards Interagency Report 83-2657, October 1983;

Harold E. Marshall and Rosalie T. Ruegg, Benefit/Cost and Savings-to-Investment Ratios for Buildings

and Building Systems, National Bureau of Standards Interagency Report 81-2397, November 1981; Harold

E. Marshall, Recommended Practice for Measuring Simple and Discounted Payback for Investments in

Buildings and Building Systems, National Bureau of Standards Interagency Report 84-2850, March 1984;

Harold E. Marshall, Techniques for Treating Uncertainty and Risk in the Economic Evaluation of Building

Investments, National Institute of Standards and Technology Special Publication 757, September 1988, and

Brian Bowen, Robert P. Charette, and Harold E. Marshall, UNIFORMAT II: A Recommended

Classification for Building Elements and Related Sitework, National Institute of Standards and Technology

Special Publication 841, August 1992.
iv

classification for collecting and evaluating costs in the economic evaluation of buildings

and building systems. The report’s format for presenting an elemental cost summary will

be proposed as the basis of a new ASTM standard classification for elemental cost

summaries.

Note: The policy of the National Institute of Standards and Technology is to use the

International System of Units (SI) for all measurements in its publications. However, in

the construction and construction materials industries in North America, certain non-SI

units are so widely used that it is more practical and less confusing to include

measurement values for customary units only in the document. For example, much of the

tabular material in the report comes from cost estimating guides, which use customary

units. The appendix entitled “Symbols” lists all of the measurement symbols and their

meanings as used in the report.

Disclaimer: Certain trade names and company products are mentioned in the text or

identified in an illustration in order to adequately specify the experimental procedure and

equipment used. In no case does such an identification imply recommendation or

endorsement by the National Institute of Standards and Technology, nor does it imply

that the products are necessarily the best available for the purpose.
v

Acknowledgments

Thanks are due to the ASTM members and others who participated in the discussions of

an improved UNIFORMAT II for building elements and thereby helped determine the

framework of this report. Technical support from professional societies and the public

and private sectors contributed to arriving at a consensus for the new fourth level of

classification. Special appreciation is extended to Brian Bowen, President of Hanscomb,

Inc., for his contribution to the development of the Level 4 UNIFORMAT II; to Robert

Chapman of NIST for his technical contributions; to Sandra Kelley and Cathy Linthicum

for their typing and preparation of the document for printing; and to Amy Boyles for her

assistance in computer formatting of tables. Thanks are also due to John Ferguson, R.S.

Means Co., Inc., for his help in identifying appropriate costs for inclusion in the charts

and tables, and to Ayers Saint Gross, Architects and Planners, for the cover artwork of

the Johns Hopkins University School of Nursing.
vi
vii

Table of Contents

Abstract ........................................................................................................................... i

Preface ...........................................................................................................................iii

Acknowledgments........................................................................................................... v

Table of Contents.......................................................................................................... vii

List of Figures................................................................................................................ ix

List of Tables.................................................................................................................. x

List of Charts ................................................................................................................. xi

1. Introduction................................................................................................................ 1

1.1 Background ........................................................................................................ 1

1.2 History................................................................................................................ 2

1.3 Purpose and Benefits .......................................................................................... 3

1.4 The Building Life Cycle ..................................................................................... 5

1.5 Organization....................................................................................................... 8

2. UNIFORMAT II ...................................................................................................... 11

2.1 Standard Classification of Elements.................................................................. 11

2.2 Criteria for Classification.................................................................................. 11

2.3 The Relationship of UNIFORMAT II to Other Elemental Classifications ......... 13

2.4 Additional Levels of Definition ........................................................................ 14

3. Applying UNIFORMAT II For Specifications.......................................................... 15

3.1 Overview.......................................................................................................... 15

3.2 Performance Specifications............................................................................... 17

3.3 Technical Requirements.................................................................................... 18

3.4 Preliminary Project Description (PPD) ............................................................. 18

4. UNIFORMAT II For Elemental Estimates and Design Cost Analysis....................... 23

4.1 Overview of Design and Construction Cost Estimates....................................... 23

4.2 Benefits of Elemental Design Estimates............................................................ 25

4.3 Elemental Costs................................................................................................ 26

4.3.1 Unit Rates and Quantities ....................................................................... 27

4.3.2 Assembly Costs...................................................................................... 28

4.3.3 Component Costs ................................................................................... 29

4.3.4 Units of Measurement ............................................................................ 29

4.4 Cost Analysis Parameters ................................................................................. 31

4.5 Elemental Cost Estimate Summary Format and Case Illustration ...................... 31
viii

4.5.1 Office Building Data .............................................................................. 32

4.5.2 Elemental Estimate Cost Summaries....................................................... 34

4.5.3 Allowances, Overhead, and Profit........................................................... 34

4.5.4 Detailed Elemental Cost Estimates ......................................................... 35

4.6 Converting UNIFORMAT II Estimates to MasterFormat 95TM......................... 46

4.7 Sources of Elemental Cost, Engineering, and Design Data................................ 46

4.7.1 Elemental Cost Data ............................................................................... 46

4.7.2 Engineering and Design Data ................................................................. 48

5. Recommended Level-4 Classification....................................................................... 49

6. Summary and Suggestions for Further Work ............................................................ 55

6.1 Summary .......................................................................................................... 55

6.2 Suggestions for Further Work.......................................................................... 56

APPENDIX A Author Profiles..................................................................................... 59

APPENDIX B UNIFORMAT II, Level-3 ELEMENT DESCRIPTIONS—List of

Inclusions and Exclusions........................................................................................ 61

APPENDIX C CSI MasterFormat 95TM Titles for Divisions 1-16 .................................. 85

APPENDIX D Abbreviations and Symbols.................................................................. 87

APPENDIX E References............................................................................................ 89
ix

List of Figures

Figure 1.1 Five Phases of the Building Life Cycle .......................................................... 6

Figure 4.1 Office Building Plans and Elevation............................................................. 32

Figure 6.1 Framework of the Built Environment ........................................................... 57
x

List of Tables

Table 4.1 B2010 Exterior Walls—Quality Levels and Unit Costs................................. 26

Table 4.2 Assembly Costs for Floor Construction, Element B1010................................ 28

Table 4.3 UNIFORMAT II Building Elemental Cost Summary for Buildings .............. 36

Table 4.4 UNIFORMAT II Elemental Cost Summary for Sitework.............................. 37

Table 4.5 Total Construction Cost Summary (TCC)..................................................... 37

Table 4.6 Detailed Elemental Cost Estimates for Buildings.......................................... 38

Table 4.7 Detailed Elemental Cost Estimates for Sitework ........................................... 43

Table 4.8 Elemental Cost Calculations for Element A1010, Standard

 Foundations................................................................................................. 45
xi

List of Charts

Chart 1.1 Elemental Classifications................................................................................ 4

Chart 2.1 ASTM UNIFORMAT II Classification for Building Elements (E1557-97)... 12

Chart 2.2 ASTM UNIFORMAT II Classification for Building-Related Sitework

(E1557-97)................................................................................................. 13

Chart 3.1 Program and Design Specifications............................................................... 16

Chart 3.2 Performance and Descriptive Specifications For Element B3010, Roof

Coverings................................................................................................... 17

Chart 3.3 Examples of UNIFORMAT II Used in Presenting Technical Program

Requirements ............................................................................................. 19

Chart 3.4 Preliminary Project Description (PPD).......................................................... 20

Chart 4.1 UNIFORMAT II Links Elemental Preliminary Project Descriptions and

Design Cost Estimates................................................................................ 24

Chart 4.2 Unit Rates for Brick Face Composite Wall, Element B2010.......................... 27

Chart 4.3 Component Costs for Element D3020, 100 MBH Heat Generating System ... 30

Chart 4.4 UNIFORMAT II Elemental Project Description (Level 2) — 8 Storey

Office Building........................................................................................... 33

Chart 4.5 Relationship of UNIFORMAT to MasterFormatTM ....................................... 47

Chart 5.1 Suggested Level 4 for the UNIFORMAT II Classification of Building

Elements .................................................................................................... 50

Chart 5.2 Suggested Level 4 for the UNIFORMAT II Classification of BuildingRelated Sitework........................................................................................ 53
xii
1

1. Introduction

1.1 Background2

The building community needs a classification framework to provide a consistent

reference for the description, economic analysis, and management of buildings during all

phases of their life cycle. This includes planning, programming, design, construction,

operations, and disposal. The elemental building classification UNIFORMAT II meets

these objectives. Elements are major components, common to most buildings, that

usually perform a given function regardless of the design specification, construction

method, or materials used. Examples of elements are foundations, exterior walls,

sprinkler systems, and lighting.

The need for an elemental classification is most apparent in the economic evaluation of

building alternatives at the design stage. One way of obtaining an estimate of the lifecycle costs of design alternatives is to perform detailed quantity takeoffs of all materials

and tasks associated with the construction, operation, and maintenance of the buildings.

MasterFormat 95TM,3 a classification that is based on products and materials, is a logical

format choice when preparing detailed cost estimates. But a cost estimate prepared using

a format based on a listing of products and materials is time consuming, costly, and

inappropriate at the early design stages. Yet, it is in the early stages of design that

economic analysis is most important in establishing the economically efficient choices

among building alternatives. Only estimates based on an elemental classification such as

UNIFORMAT II provide the necessary cost information for the analyst to evaluate

building alternatives in a cost-effective manner.

UNIFORMAT II is the elemental classification proposed in this report because it was

developed through an industry/government consensus process and has been widely

accepted as an ASTM standard.4 A “standard” set of elements that are uniformly applied

is essential to achieve the benefits of the elemental system approach. Shared databases of

historical elemental costs, for example, are of little help in estimating future costs unless

the user defines elements the same as the categories in the database.

 

2

 For additional background information, see Bowen, Charette, and Marshall, UNIFORMAT II,

NIST Special Publication 841.

3 The Construction Specifications Institute, MasterFormat 95TM, 1995 edition (Alexandria, VA: The

Construction Specifications Institute, 1995).

4American Society for Testing and Materials, ASTM E 1557-97: "Standard Classification for Building

Elements and Related Sitework-UNIFORMAT II" (West Conshohocken, PA: American Society for

Testing and Materials, 1997).
2

1.2 History

Hanscomb Associates in the United States developed for the American Institute of

Architects (AIA) in 1973 an elemental format called MASTERCOST.5 The General

Services Administration (GSA) was also developing an elemental format, which was

called UNIFORMAT. AIA and GSA ultimately agreed on a common format which

became known officially as UNIFORMAT. It was incorporated into AIA's practice on

construction cost management 6 and GSA's project estimating requirements.7

UNIFORMAT never gained "standard" status or Federal recognition as an official

elemental classification. Yet, it is the basis of most elemental formats used in the United

States.

In 1989, the E06.81 ASTM Subcommittee on Building Economics, representing a wide

spectrum of the construction industry, initiated the development of an ASTM Standard

Classification for Building Elements based in part on the original UNIFORMAT. The

new classification was called UNIFORMAT II to emphasize its ties to the original

UNIFORMAT.

In August of 1992, NIST issued Special Publication 841 entitled UNIFORMAT II - A

Recommended Classification for Building Elements and Related Sitework.8 The purpose

of the publication was to obtain consensus from the design and construction industry in

preparation for writing an ASTM standard on UNIFORMAT II. ASTM Standard E1557,

"Standard Classification for Building Elements and Related Sitework-UNIFORMAT II,"

approved in 1993, was the result. The standard was revised in 1997 and designated as

E1557-97.9

UNIFORMAT II provides significant advances over the original UNIFORMAT produced

for GSA and AIA. UNIFORMAT II takes into consideration a broader range of building

types than those originally considered, and numerous suggestions for improvement made

by practitioners using the original UNIFORMAT were incorporated. These included

suggestions of the United States defense agencies that were also using variants of

UNIFORMAT.

Elemental formats were developed in other countries prior to UNIFORMAT in a search

for a better framework to help perform economic analyses of building projects. British

quantity surveyors first developed an elemental format after World War II while helping

the Department of Education develop a cost planning and cost control approach in

 

5 American Institute of Architects, MASTERCOST Instruction Manual (Washington, DC: American

Institute of Architects, 1974).

6

 American Institute of Architects, "Practice 3.73—Construction Cost Management," The Architects

Handbook of Professional Practice—7th Edition (Washington, DC: American Institute of Architects, 1992),

pp. 681-702.

7 General Services Administration, Handbook PBS P3440.5, Project Estimating Requirements

(Washington, DC: General Services Administration, August 24, 1981).

8 Bowen, Charette, and Marshall, UNIFORMAT II, NIST Special Publication 841.

9

 ASTM Standard E 1557-97: "Standard Classification for Building Elements and Related Sitework."
3

rebuilding and expanding the British school system.10 This led to the Royal Institution of

Chartered Surveyors (RICS) publishing a standard list of elements11 in 1969 that the

building community uses routinely in the United Kingdom. As quantity surveyors who

trained in Britain performed their jobs around the globe, they took the elemental format

with them. By 1972, the Canadian Institute of Quantity Surveyors promulgated its own

standard classification of elements for buildings12 which was subsequently adopted by the

Royal Architectural Institute of Canada (RAIC). The United Kingdom, Belgium,

Germany, France, Ireland, Switzerland, Denmark, South Africa, Japan, the Netherlands,

Hong Kong, and many of the former British colonies now have an elemental

classification system. The need for a universal elemental system has encouraged the

International Council for Building Research Studies and Documentation (CIB) and the

Construction Economics European Committee (CEEC) to establish an elemental format

to collect costs for international exchange. A major objective of the CEEC format is to

make it compatible with the existing formats of as many European countries as possible.

However, the CEEC format has not been widely adopted.

Chart 1.1 summarizes the four elemental classifications referred to earlier —

UNIFORMAT, sponsored by GSA and AIA, variants of which are used informally in the

United States; the Canadian CIQS classification; the United Kingdom RICS

classification, and the European CEEC classification for data exchange.

1.3 Purpose and Benefits

There are three purposes of this report: (1) to expand the classification to a fourth level of

definition which would form the basis for revising and expanding the UNIFORMAT II

ASTM standard, E1557-97; (2) to describe several applications of the UNIFORMAT II

classification and the benefits of its use over the phases of a building project's life cycle,

with particular emphasis on specifications and estimates during programming and design;

and (3) to recommend a standard format for summarizing an elemental cost estimate

using UNIFORMAT II.

The prime benefit of applying UNIFORMAT II as described in this report is to increase

efficiency in carrying out each phase of the building life cycle defined in section 1.4.

Applying UNIFORMAT II at each step of the building process provides significant

savings to industry. Data entered in a consistent format will not have to be reentered at

subsequent phases of the building life cycle. Users will understand and be able to

compare information at every phase because it is linked to a common, uniform,

standardized, elemental classification structure. Better information, generated at less

 

10 For a history of the quantity surveying profession in the United Kingdom, see Nisbet, James, Called to

Account—Quantity Surveying 1936-1986 (London, England: Stokes Publications, 1989).

11 Royal Institution of Chartered Surveyors (RICS), Standard Form of Cost Analysis (London, England:

The Building Cost Information Service, 1969 (reprinted December 1987).

12 Canadian Institute of Quantity Surveyors, Elemental Cost Analysis—Method of Measurement and

Pricing (Toronto, Ontario, Canada: Canadian Institute of Quantity Surveyors, first issued 1972, revised

1990).
4

Chart 1.1 Elemental Classifications

UNIFORMAT

General Services Administration (GSA)

CANADIAN INSTITUTE OF QUANTITY

SURVEYORS (CIQS)

THE ROYAL INSTITUTION OF CHARTERED

SURVEYORS (RICS-UK)

CONSTRUCTION ECONOMICS EUROPEAN

COMMITTEE (CEEC)

01 FOUNDATIONS A1 SUBSTRUCTURE 1.0 SUBSTRUCTURE (1) SUBSTRUCTURE

 011 Standard foundations A11 Foundations 2.0 SUPERSTRUCTURE SUPERSTRUCTURE

 012 Special foundations A12 Basement excavation 2.1 Frame (2) Frame

02 SUBSTRUCTURE A2 STRUCTURE 2.2 Upper floors (3) External walls

 021 Slab on grade A21 Lowest floor construction 2.3 Roof (4) Internal walls

 022 Basement excavation A22 Upper floor construction 2.4 Stairs (5) Floors

 023 Basement walls A23 Roof construction 2.5 External walls (6) Roofs

03 SUPERSTRUCTURE A3 EXTERIOR ENCLOSURE 2.6 Windows and exterior doors (7) Stairs

 031 Floor construction A31 Walls below grade 2.7 Interior walls & interior partitions (8) Windows & external doors

 032 Roof construction A32 Walls above grade 2.8 Interior doors (9) Internal doors

 033 Stair construction A33 Windows & entrances 3.0 INTERNAL FINISHES FINISHES

04 EXTERIOR CLOSURE A34 Roof covering 3.1 Wall finishes (10) Internal wall finishes

 041 Exterior walls A35 Projections 3.2 Floor finishes (11) External wall finishes

 042 Exterior doors & windows B1 PARTITIONS & DOORS 3.3 Ceiling finishes (12) Floor finishes

05 ROOFING B11 Partitions 4.0 FITTINGS AND FURNITURE (13) Ceiling finishes

06 INTERIOR CONSTRUCTION B12 Doors 4.1 Fittings and furnishings (14) EQUIPMENT AND

 061 Partitions B2 FINISHES 5.0 SERVICES FURNISHINGS SERVICES

 062 Interior finishes B21 Floor finishes 5.1 Sanitary appliances (15) Plumbing

 063 Specialties B22 Ceiling finishes 5.2 Services equipment (16) Heating

07 CONVEYING SYSTEMS B23 Wall finishes 5.3 Disposal installations (17) Ventilating & air08 MECHANICAL B3 FITTINGS & EQUIPMENT 5.4 Water installations conditioning

 081 Plumbing B31 Fittings & equipment 5.5 Heat source (18) Internal drainage

 082 HVAC B32 Equipment 5.6 Space heating & air treatment (19) Electrics

 083 Fire Protection B33 Conveying systems 5.7 Ventilation systems (20) Communication

 084 Special mechanical systems C1 MECHANICAL 5.8 Electrical installation (21) Lifts, escalators, etc.

09 ELECTRICAL C11 Plumbing & drainage 5.9 Gas installation (22) Protective installations

 091 Distribution C12 Fire protection 5.10 Life & conveyor installation (23) Miscellaneous services

 092 Lighting & power C13 HVAC 5.11 Protective installations inst.

 093 Special electrical systems C14 Controls 5.12 Communication installations EXTERNAL SITE WORKS

10 GENERAL CONDITIONS & PROFIT C2 ELECTRICAL 5.13 Special installations (24) Site preparation

11 EQUIPMENT C21 Services & distribution 5.14 Builders work in connection with (25) Site enclosure

 111 Fixed & moveable equipment C22 Lighting, devices & heating services (26) Site fittings

 112 Furnishings C23 Systems & ancillaries 5.15 Builders profit & attendance on (27) Site services

 113 Special construction D1 SITE WORK services (28) Site Buildings

12 SITE WORK D11 Site development 6.0 EXTERNAL WORKS (29) Hard and soft landscaping

 121 Site preparation D12 Mechanical site services 6.1 Site works (30) PRELIMINARIES

 122 Sit improvements D13 Electrical site services 6.2 Drainage

 123 Site utilities D2 ANCILLARY WORK 6.3 External services

 124 Off-Site work D21 Demolition

 D22 Alterations

 6.4 Minor building work

Source:Bowen, B. and Charette, R.P., "Elemental Cost Classification Standard for Building Design,"1991 American Association of Cost Engineers (AACE) Transactions, Seattle, Washington, 1991,

p. H2-1 to H2-5.
5

cost, will help owners, project managers, designers, builders, facility managers, and users

build and manage their buildings for lower life-cycle costs.

1.4 The Building Life Cycle

UNIFORMAT II has applications throughout the life cycle of a building. Figure 1.1

shows the five phases of the building life cycle that we use in this report.13 They are

planning, programming, design, construction, and operations. UNIFORMAT II's

elemental classification of building elements is recommended as the common thread for

data description, monitoring, and evaluation throughout the five phases. This report

shows in chapters 3 and 4 why UNIFORMAT II is useful over these phases, with

particular emphasis on its applications for developing specifications and estimates at the

programming and design stages.

Phase 1 - Planning: The period during which a need/problem is identified and

alternatives are developed and analyzed for satisfying the need. An example of planning

is to identify and analyze several alternatives, such as leasing, building, and renovating,

in response to the client's goals of accomplishing specific functions. Site requirements

are defined and analyzed for each option. Preliminary schedules and cost estimates are

made. If a decision to build is made, necessary authorizations and appropriations are

obtained to proceed with the programming phase.

Phase 2 - Programming: The period during which project requirements in terms of

scope, quality, cost, and time are defined in a program. The program defines user needs

and sets objectives and guidelines for design professionals. In addition, owners, users,

designers, and project managers use the program to evaluate the suitability of proposed

design solutions. Commitments are obtained from all stakeholders, including policy

makers and investors, based on the program. Design consultants must commit to meeting

the program requirements, including those related to the budget and schedule, before

being awarded a mandate and given authorization to proceed with the design.

We consider the program as having four principal sections:14 (1) a functional program;

(2) a technical program; (3) a master schedule; and (4) a program cost estimate. The

functional program documents and analyzes spatial relations; the number of occupants

and their functional responsibility; space requirements expressed in both net and gross

areas; and constraints. Site functional requirements are also documented and analyzed.

 

13 The description of phases throughout this report is generally consistent with the phases described in The

American Institute of Architects, The Architect’s Handbook of Professional Practice — 7th Edition

(Washington, D.C.: American Institute of Architects, 1992).

14 The composition of Phases 2 and 3 is shown in figure 1.1. We treat the programming phase and the

following design phase in greater detail than the other phases because the focus of our UNIFORMAT II

applications in chapters 3 and 4 is on these two phases.
6

Figure 1.1 Five Phases of the Building Life Cycle

 Phase 1 Phase 2 Phase 3 Phase 4 Phase 5

Project TIME LINE Project

Conception Disposition

Planning

Programming

• Functional program

• Technical program

• Master schedule

• Program cost

estimate

Design

• Schematic design

• Design

development

• Construction

documents

Construction Operations
7

The technical program provides designers the performance specifications and technical

requirements for the building elements and individual spaces. Performance specifications

describe requirements in a manner that (1) indicates required results and (2) provides the

criteria for verifying compliance with the specifications without stating how to achieve

the results. Technical requirements are specific client directives and other technical

information given to designers with respect to building systems, products, materials,

design criteria, standards, practices, codes, and constraints. Organizations that construct

facilities on a continuing basis, such as government agencies, the military, universities,

large corporations, restaurant franchises, and chain stores generally incorporate technical

requirements in their "Design Standards" documentation.

The master schedule for design and construction presents a plan of the major project

tasks/milestones and completion dates. Project delivery options are analyzed in preparing

the program schedule to determine the most cost-effective alternatives that meet the

client's objectives.

The program cost estimate is based on the functional and technical program

requirements. It provides a distribution of costs by building elements within the allocated

budget. These costs reflect the performance and quality levels (See Table 4.1)

anticipated by the client. This estimate is also a cost plan for comparing subsequent

estimates and for monitoring and controlling costs as design progresses.

Phase 3 - Design: The period during which stated needs in the program are translated to

plans and specifications. Detailed solutions to program requirements, updated cost

estimates, and revised schedules are submitted for client approval as design progresses.

Funds are appropriated, bids requested, and contracts awarded.

The facilities design is typically prepared in a series of three, sequential, design subphases (Phase 3 block in figure 1.1). In each, the architect brings the design to an interim

level of development, updates estimates, has the owner review and approve the work, and

moves the project forward to the next level. The three sub-phases are schematic design,

design development, and construction documents.

Schematic design establishes the general scope, conceptual design, and the scale

relationships among the parts of the project. The primary goal is to clearly define a

feasible concept within the allocated budget in a form that clients understand and approve

before proceeding to design development.

In design development, all aspects of the design for each discipline are developed and

coordinated. Drawings and specifications include floor plans, sections, exterior

elevations, and for some parts of the building, interior elevations, reflected ceiling plans,

wall sections, and key details. Basic mechanical, electrical, plumbing, and fire protection

systems are also defined. Design development ends with approval by the owner of the

plans, projected cost, and schedule.
8

In the construction documents sub-phase, the design team works on the final material and

system selections, details, and dimensions. Final plans and construction specifications

are provided to bidders, and contracts are awarded.

Phase 4 - Construction: The period during which plans and specifications are

implemented into a finished structure which conforms to the specification requirements,

construction schedule, and budget. Following commissioning, the building is ready for

occupancy by the user.

Phase 5 - Operations: The longest phase of a building's life cycle, during which it is

operated to fulfill the owner's objectives. It is initiated at the date of beneficial

occupancy. During this phase, a building may be retrofitted or recycled for a new

function any number if times. Its life is terminated when the building is decommissioned

and removed from the site.

1.5 Organization

Chapter 2 introduces the ASTM E1557-97 UNIFORMAT II classification that comprises

three hierarchical levels for both building elements and related sitework elements. The

chapter also presents the criteria used to determine which categories of elements were

included and in what part of the hierarchy to include them. This classification differs

from the 1992 version of UNIFORMAT II in NIST SP 841 in two respects: it has (1) an

alphanumeric organizational system for all elements in the hierarchy and (2) revisions

brought about by five years of the ASTM consensus process.

Chapter 3 describes how to apply UNIFORMAT II in writing performance specifications,

technical requirements, and preliminary project descriptions. The chapter also lists and

explains many of the benefits from using UNIFORMAT II in these applications.

Chapter 4 distinguishes elemental estimating from product-based estimating and explains

the advantages of using elemental estimates in the design of buildings. Examples show

the three ways to calculate element costs--using element unit rates and quantities,

assembly costs and quantities, or component costs and quantities. Cost analysis

parameters are defined and benefits from applying them are described. The chapter

presents a two-page summary of an elemental estimate for an eight-story office building

and explains how such a summary format aids communication among project

stakeholders. A list of sources of elemental cost, engineering, and design data completes

the chapter.

Chapter 5 presents a proposed list of Level-4 sub-elements for UNIFORMAT II. The

advantages of having Level-4 sub-elements are described in detail.

Chapter 6 concludes the report with a summary and suggestions for further work.
9

Appendix A provides professional profiles of the authors. Appendix B lists the building

elements that are included and excluded in UNIFORMAT II level 3 categories.

Appendix C lists the titles of the 16 Divisions in CSI's MasterFormat 95TM. Appendix D

lists abbreviations and symbols. Appendix E lists references.
10
11

2. UNIFORMAT II

2.1 Standard Classification of Elements

The 1997 ASTM UNIFORMAT II standard classification of elements is shown in charts

2.1 and 2.2.15 Chart 2.1 presents UNIFORMAT II for Building Elements Levels 1 to 3

— Major Group Elements for Level 1, Group Elements for Level 2, and Individual

Elements for Level 3. Chart 2.2 presents UNIFORMAT II for Building-Related Sitework

Levels 1 to 3.

Given that there are 57 Level-3 building elements, and 22 Level-3 sitework elements, it is

sometimes difficult to find the appropriate element designator for an item in chart 2.1 or

2.2. For that reason, a list of what is normally included and excluded in each Level-3

element is provided in Appendix B. The listings of inclusions and exclusions are not

intended to be exhaustive. Rather, they provide a general outline of what to expect in

each element and help users find items quickly. For example, an elemental format might

show exterior load bearing walls under B2010 Exterior Walls or B1010 Floor

Construction. UNIFORMAT II puts them under B2010 Exterior Walls based on

technical judgment and current practice. In Appendix B, under the exclusion list of

B1010 Floor Construction, a cross-reference to B2010 Exterior Walls directs the person

to the appropriate element.

The list of inclusions and exclusions is important in applying the 3-level UNIFORMAT

II. Adopting a formal Level-4 sub-element classification, however, as suggested in

Chapter 5, eliminates the uncertainty as to where to locate an item. Thus the

UNIFORMAT II list of inclusions and exclusions would no longer be required.

2.2 Criteria for Classification

The framework for the UNIFORMAT II classification (including Level 4), the selection

of items to include, and the decisions in which parts of the classification to include the

items are based on the following criteria:

• framework is hierarchical to allow aggregation and summarization at different levels

• framework is suitable for a range of applications, including cost control and

schematic phase preliminary project descriptions

• framework accommodates unlisted items based on the judgment of building

professionals

• selected items have a significant influence on project cost

• selected items have high frequency of occurrence

• selected items are distinctive

• professional judgment used to place elements where building professionals in current

practice would normally look for such items in a classification

 

15 The classification of elements appears in figures 2 and 3 of the ASTM Standard E1557-97.
12

Chart 2.1 ASTM UNIFORMAT II Classification for Building Elements (E1557-97)

Level 1

Major Group Elements

Level 2

Group Elements

Level 3

Individual Elements

A10 Foundations A1010 Standard Foundations

A1020 Special Foundations

A1030 Slab on Grade

A SUBSTRUCTURE

A20 Basement Construction A2010 Basement Excavation

A2020 Basement Walls

B10 Super Structure B1010 Floor Construction

B1020 Roof Construction

B20 Exterior Enclosure B2010 Exterior Walls

B2020 Exterior Windows

B2030 Exterior Doors

B SHELL

B30 Roofing B3010 Roof Coverings

B3020 Roof Openings

C10 Interior Construction C1010 Partitions

C1020 Interior Doors

C1030 Fittings

C20 Stairs C2010 Stair Construction

C2020 Stair Finishes

C INTERIORS

C30 Interior Finishes C3010 Wall Finishes

C3020 Floor Finishes

C3030 Ceiling Finishes

D10 Conveying D1010 Elevators & Lifts

D1020 Escalators & Moving Walks

D1090 Other Conveying Systems

D20 Plumbing D2010 Plumbing Fixtures

D2020 Domestic Water Distribution

D2030 Sanitary Waste

D2040 Rain Water Drainage

D2090 Other Plumbing Systems

D30 HVAC D3010 Energy Supply

D3020 Heat Generating Systems

D3030 Cooling Generating Systems

D3040 Distribution Systems

D3050 Terminal & Package Units

D3060 Controls & Instrumentation

D3070 Systems Testing & Balancing

D3090 Other HVAC Systems &

 Equipment

D40 Fire Protection D4010 Sprinklers

D4020 Standpipes

D4030 Fire Protection Specialties

D4090 Other Fire Protection Systems

D SERVICES

D50 Electrical D5010 Electrical Service & Distribution

D5020 Lighting and Branch Wiring

D5030 Communications & Security

D5090 Other Electrical Systems

E10 Equipment E1010 Commercial Equipment

E1020 Institutional Equipment

E1030 Vehicular Equipment

E1090 Other Equipment

E EQUIPMENT &

 FURNISHINGS

E20 Furnishings E2010 Fixed Furnishings

E2020 Movable Furnishings

F10 Special Construction F1010 Special Structures

F1020 Integrated Construction

F1030 Special Construction Systems

F1040 Special Facilities

F1050 Special Controls and

 Instrumentation

F SPECIAL CONSTRUCTION

 & DEMOLITION

F20 Selective Building

 Demolition

F2010 Building Elements Demolition

F2020 Hazardous Components

 Abatement
13

Chart 2.2 ASTM UNIFORMAT II Classification for Building-Related Sitework

(E1557-97)

Level 1

Major Group Elements

Level 2

Group Elements

Level 3

Individual Elements

G10 Site Preparation G1010 Site Clearing

G1020 Site Demolition and Relocations

G1030 Site Earthwork

G1040 Hazardous Waste Remediation

G20 Site Improvements G2010 Roadways

G2020 Parking Lots

G2030 Pedestrian Paving

G2040 Site Development

G2050 Landscaping

G30 Site Mechanical Utilities G3010 Water Supply

G3020 Sanitary Sewer

G3030 Storm Sewer

G3040 Heating Distribution

G3050 Cooling Distribution

G3060 Fuel Distribution

G3090 Other Site Mechanical Utilities

G40 Site Electrical Utilities G4010 Electrical Distribution

G4020 Site Lighting

G4030 Site Communications & Security

G4090 Other Site Electrical Utilities

G BUILDING SITEWORK

G90 Other Site Construction G9010 Service and Pedestrian Tunnels

G9090 Other Site Systems & Equipment

The classification was designed to meet the following additional requirements:

• applies to any building type, although it is designed for commercial buildings

• allows for specific details required for describing specialized buildings

• separates the classification of building elements from the classification of buildingrelated sitework

• relates to other elemental classifications such as the original UNIFORMAT and those

of the Canadian Institute of Quantity Surveyors (CIQS) and the Royal Institute of

Chartered Surveyors (RICS-UK)

UNIFORMAT II is not intended to classify elements of major civil works. Buildings,

however, are usually accompanied by roads, utilities, parking areas, and other

nonbuilding features. The UNIFORMAT II classification of building-related sitework is

provided for exclusive use in support of construction of buildings so users do not have to

resort to multiple elemental classifications for what is primarily a buildings project.

2.3 The Relationship of UNIFORMAT II to Other Elemental Classifications

Many of the elements in UNIFORMAT II are found in other North American elemental

formats such as the GSA/AIA UNIFORMAT classification, the TRACES16 Work

 

16 TRACES stands for Tri-Services Automated Cost Engineering Systems. Information on TRACES may

be found in The Delta Research Corporation Report TRACES Generic Work Breakdown Structure

(Washington, DC: Tri-Services WBS Subcommittee, 1992) and in The National Institute of Building
14

Breakdown Structure (WBS), and the CIQS and RAIC classifications. UNIFORMAT II

also has similarities to international classifications such as the RICS and the CEEC.

2.4 Additional Levels of Definition

The original UNIFORMAT classification had 7 levels of definition that extended to

products and materials. The current UNIFORMAT II ASTM standard has 3 levels of

definition, with Level 3 being the most detailed. Chapter 5 provides a Level-4 subelement classification as an additional formal level of elemental breakdown to be

considered for inclusion in the UNIFORMAT II ASTM standard.

 

Sciences (NIBS) Construction Criteria Base (CCB) CD-ROM in the "Costs" section (Washington, DC:

National Institute of Building Sciences).
15

3. Applying UNIFORMAT II For Specifications

3.1 Overview

While the original UNIFORMAT classification was developed specifically for design

phase estimates, UNIFORMAT II is applicable in all phases of a building’s life cycle.

The classification is currently applied for:

• Planning Estimates

• Program Performance Specifications

• Program Technical Requirements

• Program Estimates

• Preliminary Project Descriptions

• Preliminary Construction Schedules and Cash Flow Projections17

• Design Phase Estimates

• CAD Layering

• Cost Risk Analysis18

• Life-Cycle Cost Analysis Reporting

• Function-Cost Models and Brainstorming Checklists in Value Engineering19

• Checklists for Technical Design Reviews

• Design-Build Facilities Procurement

• Construction Progress Reporting for Interim Payments

• Construction Claims Analysis

• Building Condition Evaluation

• Scope of Work Definition for Building Renovations and Retrofits

• Long-Term Capital Replacement Budgeting

• Classifying and Filing Product Literature

• Organizing Design, Engineering, and Cost Information for Manuals and Databases

• Organizing Maintenance and Life-Cycle Cost Data

In this Chapter and Chapter 4, we focus on selected applications of UNIFORMAT II in

the programming and design phases of the building life cycle. Chapter 3 treats

specifications, and Chapter 4 treats estimates. We select these applications for

illustration for two reasons: each building construction project requires specifications and

estimates, and significant benefits are expected from the use of UNIFORMAT II.

 

17 Ahuja, N. Hira, and Campbell, Walter J., Estimating from Concept to Completion (Englewood Cliffs, NJ:

Prentice-Hall, Inc., 1988), and The Royal Architectural Institute of Canada, "Cost Planning and Cost

Control Techniques," Volume 3, Canadian Handbook of Practice for Architects, 1st Edition (Ottawa,

Ontario, Canada: The Royal Architectural Institute of Canada, 1978), pp. 43-49.

18 American Society for Testing and Materials, ASTM E1496: "Standard Practice for Measuring Cost Risk

of Buildings and Building Systems" (West Conshohocken, PA: American Society for Testing and

Materials, 1998).

19 Dell'Isola, Michael, "Value Engineering Applications Using UNIFORMAT II," Proceedings of the

Society of American Value Engineers (SAVE) (Atlanta, GA: 1998), pp.72-82.
16

The term "specification" in this report describes any written document developed during

programming and design that describes the performance or technical aspects of a building

project, as shown in Chart 3.1.

Program specifications are comprised of "Performance Specification" and "Technical

Requirements."

Design specifications are comprised of "Preliminary Project Descriptions" (PPD) at the

Schematic Design stage; "Outline Specifications" at the Design Development stage; and

"Construction Specifications" at the Construction Documents stage.

This chapter recommends how to structure performance specifications, technical

requirements, and preliminary project descriptions according to UNIFORMAT II.

Outline Specifications and Construction Specifications are not addressed since these are

normally structured according to MasterFormat 95TM Divisions 1-16, as shown in Chart

3.1.

The impetus for applying the UNIFORMAT II classification to specifications came in

1989 when CSI recommended that projects at the schematic stage be described in a

simple narrative form by building elements in lieu of products. The CSI

recommendations are incorporated in the FF/180 Practice — "Preliminary Project

Descriptions and Outline Specifications."20 Prior to that time, the UNIFORMAT

classification had been utilized primarily for estimating and cost control.

Chart 3.1 Program and Design Specifications

PROGRAM

 SPECIFICATIONS

DESIGN

SPECIFICATIONS

TECHNICAL PROGRAM SCHEMATIC DESIGN

• Performance Specifications

 (UNIFORMAT II)

• Technical Requirements

 (UNIFORMAT II)

• Preliminary Project Description (PPD)

(UNIFORMAT II)

DESIGN DEVELOPMENT

• Outline Specifications

(MasterFormat 95TM)

CONSTRUCTION DOCUMENTS

• Construction Specifications

(MasterFormat 95TM)

 

20 Construction Specifications Institute, Practice FF/180, “Preliminary Project Descriptions and Outline

Specifications," Manual of Practice (Alexandria, VA: The Construction Specifications Institute, 1996).
17

3.2 Performance Specifications

Performance specifications set forth results to be achieved but not the means for

achieving them. Performance specifications thus differ from prescriptive or descriptive

specifications that describe specific products or systems. With performance

specifications there is more freedom of choice for the materials, fabrication technique,

and method of installation. Performance specifications encourage the use of creativity

and innovation in fulfilling requirements in a manner that is most economical to the

owner. By using UNIFORMAT II to structure the performance specification, an object

reference base is created for evaluating and monitoring the performance of building

elements throughout the project's life cycle.

Examples of performance and descriptive specifications for Element B3010, Roof

Coverings, is presented in Chart 3.2. With a performance specification, a product that

meets the stated performance is considered acceptable, no matter what technical solution

is advanced. With a prescriptive specification, the choice is restricted to solutions with

PVC membranes and polysocyanurate roof insulation, thus precluding any search for

alternatives that might be less costly, perform better, or both.

Chart 3.2 Performance and Descriptive Specifications For Element B3010, Roof

Coverings

PERFORMANCE

SPECIFICATIONS

DESCRIPTIVE/PRESCRIPTIVE

SPECIFICATIONS

• "Roof: UL Class A Roof Assembly with a

flame spread of 25 or less, consisting of

insulation having a thermal resistance

rating of R-14, and a membrane attached

in a manner to obtain FM I-90 wind uplift

rating"

• "Roof: 0.19 inch thick PVC mechanically

attached membrane over 2 inch thick

polylsocyanurate roof insulation"

Source: Adapted from CSI FF/180, p. 2.

Design-build projects are usually bid on the basis of performance specifications.

PerSpectiveTM is a design-build performance specification template based on

UNIFORMAT that was developed as a joint project of the Design-Build Institute of

America (DBIA) and the Construction Specification Institute (CSI).21 In the United

Kingdom, the Chartered Institute of Buildings and the Royal Institution of Chartered

 

21 Construction Specification Institute and Design-Build Institute of America, PerSpectiveTM, The

Performance System for Project Teams (Alexandria, VA: Construction Specification Institute;

Washington, DC: Design-Build Institute of America, April 1999). Web site - www.perspective.net.com.
18

Surveyors also recommend elemental performance specifications for design-build

projects.22

3.3 Technical Requirements

Technical requirements provide consultants with written design guidelines, directives,

and other pertinent information prior to design being initiated. This information pertains

to building systems, products, materials, design criteria, standards, codes, and constraints.

Technical requirements reflect decisions of the client as to the technologies to be used.

An example is the requirement for low-pressure boilers to eliminate the need for

operators that are required with high-pressure boilers. Such information transmitted in

writing rather than verbally minimizes misunderstanding and design delays, and results in

increased design efficiency.

Structuring the program's technical requirements according to UNIFORMAT II

simplifies access to the information by all project team members. Information can be

provided at any of the three (or four) levels of the classification that seems appropriate.

The hierarchical structure of UNIFORMAT II greatly facilitates the transmittal of

technical data. Chart 3.3 shows examples of UNIFORMAT II used in presenting

program technical requirements for a variety of elements.

3.4 Preliminary Project Description (PPD)

During the Schematic Design stage (Phase 3 in Figure 1.1), consultants prepare concept

drawings and a description (specification) of building systems proposed by each

discipline. These documents must be approved by the client and other stakeholders

before proceeding with the Design Development stage.

CSI's FF/180 Practice23 recommends the preparation of a PPD based on UNIFORMAT

elements at the schematic design stage to communicate in a clear, concise manner the

scope and relationship of major building systems and to expedite approval. Since the

selection of most products has not been made or finalized at this stage, a product

classification such as MasterFormat 95TM Divisions 1-16 is not as effective as an

elemental classification such as UNIFORMAT II in communicating design information

to the client, consultants, and other stakeholders. An example of a Preliminary Project

Description from the CSI FF/180 Practice is presented in Chart 3.4.

CSI’s FF/180 Practice also recommends an "Outline Specification" for the Design

Development stage based on the MasterFormatTM Division 1-16 product classification

(Appendix C). This specification is the basis for the construction specifications of the

Construction Documents stage.

 

22 Martin, J. and Rumble, P., An Elemental Approach to Design and Build Contracts (Berkshire, England:

The Chartered Institute of Buildings, Construction Papers No. 79, 1997), and Royal Institution of Chartered

Surveyors (RICS)—Building Cost Information Service Ltd. (BCIS), Elements for Design and Build

(London, England: Royal Institution of Chartered Surveyors, 1996).

23 Construction Specification Institute, Practice FF/180, p.1.
19

Chart 3.3 Examples of UNIFORMAT II Used in Presenting Technical Program

Requirements

ELEMENT TECHNICAL REQUIREMENTS

A1010—Standard Foundations Provisions for supporting future additional

floors

B1010—Floor Construction For major retrofit projects, existing seismic

studies and estimates for upgrading

existing structures

B2010—Exterior Walls Matching wall cladding to that of adjacent

buildings; mock-up requirements.

D2010—Plumbing Fixtures Wall-hung fixtures (client standard)

D1010—Elevators and Lifts Optional annual maintenance contracts

with bids to supply and install

D3020—Heat Generating Systems Maximum allowable steam boiler pressure

to eliminate the need for operators required

by code.

D5010—Electrical Service and

Distribution

Ownership of high tension electrical

transformer sub-station (utility or client)

D5020—Lighting and Branch Wiring Motion detectors and daylight sensors to

control lighting for energy conservation

F2020—Hazardous Components

Abatement

Availability of original plans and

specifications; existing studies and

estimates on asbestos abatement
20

Chart 3.4 Preliminary Project Description (PPD)24

B SHELL

B10 SUPERSTRUCTURE

B1010 FLOOR CONSTRUCTION

A. Floor System: Two-hour fire-rated, composite steel beam, steel deck, and

concrete slab system in 20-foot by 25-foot bay dimensions capable of

supporting 75 PSF live load.

B1020 ROOF CONSTRUCTION

A. Roof System: Two-hour fire-rated, composite steel beam, steel deck, and

concrete slab system in 20-foot by 25-foot bay dimensions capable of

supporting 30 PSF live load.

B20 EXTERIOR CLOSURE

B2010 EXTERIOR WALLS

A. Masonry Cavity Wall Construction:

1. Modular face brick installed in running bond with tooled concave

joints.

2. Extruded polystyrene board installed between horizontal masonry

reinforcing.

3. Bituminous dampproofing applied over concrete masonry units.

4. Load-bearing concrete masonry units with galvanized horizontal

joint reinforcement.

5. Concrete masonry unit lintel units over openings; concrete

masonry unit bond beams at top of wall.

B. Loose galvanized steel lintels over brick openings with 8-inch minimum

bearing on each side of opening

C. Elastomeric masonry flashing at sills, lintels, and other cavity

interruptions.

D. Open weep holes in brick masonry at flashing locations on 24-inch

centers.

B2020 EXTERIOR WINDOWS

A. Windows: Commercial-grade, aluminum double-hung windows with clear

anodized finish and clear insulating glass.

B2030 EXTERIOR DOORS

A. Doors and frames: Insulated, exterior flush steel doors set in steel frames.

B. Hardware: Ball bearing butts, closers, locksets, thresholds, and weatherstripping.

 

24 Construction Specification Institute, Practice FF/180, p. 5.
21

Some of the benefits from using UNIFORMAT II to structure PPDs at the Schematic

Design stage are the following.

Requiring all disciplines to think the project through at the Schematic Design stage rather

than at the later Design Development stage reduces cycle time and design costs. The

UNIFORMAT II structure on which the PPD narrative is based makes the project more

understandable to all disciplines and stakeholders—the client, project manager, designers,

facility managers, and end users. The PPD organized according to the UNIFORMAT II

framework encourages comments more quickly than usual, thereby facilitating and

encouraging design changes early in the design process when they are least costly.

Using Levels 3 and 4 of UNIFORMAT II as checklists for all disciplines when defining

the project reduces the probability of omissions in the PPD.

Defining baseline systems in the PPD facilitates preparing elemental cost estimates and

allows the analyst to compare them early to established budgets, both for initial

investment costs and operations and maintenance costs over the project life. This results

in fewer allowances for unknowns, reduced contingencies, and more detailed and

accurate estimates, thereby reducing the likelihood of future cost overruns and costly

redesigns.

Using the UNIFORMAT II framework for constructing the PPD and initial elemental

cost estimate encourages the project team to carry out life-cycle costing, energy analysis,

and value engineering before design development begins. This helps designers make

cost-effective choices early in the building life cycle, when the greatest savings are to be

achieved.

Having an elemental PPD makes it easier to establish an audit trail as called for in ISO

9000 Quality Management Programs.25

Using UNIFORMAT II consistently in preparing PPDs, regardless of the project type,

location, or design team, improves communication among all stakeholders. It encourages

the coordination of building systems to start earlier among all disciplines. Possible

benefits are project managers having more time to manage, a reduced cycle time for

project commissioning, and owners seeing more projects completed within the budget.

 

25 International Organization for Standardization, ISO 9001, "Standard Model for Quality Assurance in

Design, Development, Production, Installation, and Servicing," Element 4.9—Process Control (Geneva,

Switzerland: International Organization for Standardization), p. 6.
22
23

4. UNIFORMAT II For Elemental Estimates and Design Cost Analysis

Chapter 4 compares elemental and product estimates, describes the benefits from

elemental design estimates, and illustrates with examples different ways to calculate

elemental costs. An elemental estimate format incorporating cost analysis parameters is

recommended to facilitate comparisons with targeted costs and those of similar projects

in historical databases. An example of an elemental estimate is illustrated with an eightstory office building. Sources of elemental cost, engineering, and design data are

provided.

4.1 Overview of Design and Construction Cost Estimates

Cost estimates for building construction projects in North America are generally based on

either a product classification or an elemental classification.

Construction product estimates prepared by contractors (trade estimates) usually

reference the CSI MasterFormat 95TM Divisions 1-16 product classification (Appendix C)

that was initially developed for specifications. MasterFormat 95TM is also used

extensively for design estimates because designers use it for specifications and are

familiar with it. However, with more emphasis being placed on controlling building

construction costs during design, it is becoming evident that Divisions 1-16 estimates are

not suitable for design cost analysis and monitoring of costs as design progresses,

particularly during early design phases.

UNIFORMAT II elemental estimates, on the other hand, facilitate design cost analysis

and monitoring of costs from the programming phase through the completion of

construction documents.26 In addition, at the schematic design stage, elemental estimates

are linked directly to the PPD as shown in Chart 4.1, since both are structured according

to UNIFORMAT II. Organizing cost information at the schematic design stage with the

same elemental designators used for the PPD is a relatively recent and innovative

approach that yields several benefits for building project stakeholders.

First, at the schematic design stage, all project participants, technical and non-technical,

can relate costs directly to the scope as described in the PPD. Second, the early release of

project description and cost data encourages stakeholders to make design tradeoffs early

on the basis of both performance and costs, thereby reducing cycle time and lowering

project costs. Finally, elements with a high degree of uncertainty regarding costs or time

to completion will be identified early so that action can be taken to minimize the

associated risks.

 

26 Note that UNIFORMAT II is not recommended for preparing product-based MasterFormat 95TM

estimates.
24

Chart 4.1 UNIFORMAT II Links Elemental Preliminary Project Descriptions and Design Cost Estimates

 Preliminary Project Description

B SHELL

B10 SUPERSTRUCTURE

B1010 FLOOR CONSTRUCTION

A. Floor System: Two-hour fire-rated, composite steel beam,

steel deck, and concrete slab system in 20-foot by 25-foot

bay dimensions capable of supporting 75 PSF live load.

B1020 ROOF CONSTRUCTION

A. Roof System: Two-hour fire-rated, composite steel beam,

steel deck, and concrete slab system in 20-foot by 25-foot

bay dimensions capable of supporting 30 PSF live load.

B20 EXTERIOR CLOSURE

B2010 EXTERIOR WALLS

A. Masonry Cavity Wall Construction:

1. Modular face brick installed in running bond with

tooled concave joints.

2. Extruded polystyrene board installed between

horizontal masonry reinforcing.

3. Bituminous dampproofing applied over concrete

masonry units.

4. Load-bearing concrete masonry units with

galvanized horizontal joint reinforcement.

5. Concrete masonry unit lintel units over openings;

concrete masonry unit bond beams at top of wall.

B. Loose galvanized steel lintels over brick openings with

8-inch minimum bearing on each side of opening.

C. Elastomeric masonry flashing at sills, lintels, and other

cavity interruptions.

B2020 EXTERIOR WINDOWS

A. Windows: Commercial-grade, aluminum double-hung

windows with clear anodized finish and clear insulating

glass.

B2030 EXTERIOR DOORS

A. Doors and frames: Insulated, exterior flush steel doors

 set in steel frames.

B. Hardware: Ball bearing butts, closers, locksets,

 thresholds, and weather stripping.

Cost Estimate Summary

Project Example - 8 Story Office Bldg Design GFA 54,000 SF

LEVEL 2 GROUP ELEMENTS Ratio Element Cost Per %

Level 3 Elements Qty/GFA Quantity Unit Rate Cost Unit GFA Trade Cost

A10

A1010

A1020

A1030

FOUNDATIONS

 Standard Foundations

 Special Foundations

 Slab on Grade

-

0.11

-

0.11

-

6,000.00

-

6,000.00

SF

SF

-

7.67

-

3.95

69,726.50

46,026.50

-

23,700.00

1.29

0.85

0.44

1.6%

A20

A2010

A2020

BASEMENT CONSTRUCTION

 Basement Excavation

 Basement Walls

-

0.05

0.07

-

2,700.00

3,840.00

CY

SF

-

5.91

15.50

75,467.20

15,950.00

59,507.20

1.40

0.30

1.10

1.7%

B10

B1010

B1020

SUPERSTRUCTURE

 Floor Construction

 Roof Construction

-

0.89

0.11

-

48,000.00

6,000.00

-

SF

SF

-

13.37

7.82

688,569.96

641,632.56

46,937.40

12.75

11.88

0.87

15.8%

B20

B2010

B2020

B2030

EXTERIOR ENCLOSURE

 Exterior Walls

 Exterior Windows

 Exterior Doors

-

0.47

0.12

0.00

-

25,500.00

6,600.00

5.00

SF

SF

LVS

-

18.43

47.58

2,040.00

794,141.00

469,900.00

314,041.00

10,200.00

14.71

8.70

5.82

0.19

18.2%

B30

B3010

B3020

ROOFING

 Roof Coverings

 Roof Openings

-

0.11

0.00

-

6,000.00

11.30

SF

SF

-

3.25

70.53

20,269.00

19,472.00

797.00

0.38

0.36

0.01

0.5%
25

4.2 Benefits of Elemental Design Estimates

Some of the benefits from using UNIFORMAT II to structure program and design

estimates are the following:

• Elemental designators are identical to those of the technical program and the

preliminary project descriptions. The relationship between project scope and

cost can therefore be understood more readily.

• "Composite" elemental costs are used for early design estimates, thereby

eliminating the time-consuming and costly exercise of identifying,

quantifying, and costing material and labor for each product. (See the example

of computing a component versus elemental estimate in section 4.3, Elemental

Costs.)

• Elemental rates communicate the quality level of elements as shown in Table

4.1. For example, for element B2010, Exterior Walls, a rate of $32.00/SF

indicates standard corporate office building quality. A rate of $65.00/SF, on

the other hand, indicates that the quality level is that of a monumental type

building. Elemental estimates can therefore be initially prepared based on the

anticipated quality level of a building project without knowing the specific

products that make up the elements. This approach is explained in "Project

Budgeting for Buildings."27

• Elemental program estimates provide a more realistic distribution of costs for

assigning design-to-cost targets for each discipline than do arbitrary

percentage allocations that do not necessarily reflect program requirements or

anticipated quality levels.

• Elemental costs can be monitored, element by element, from the programming

phase through the final design phase, making it easier to document the "audit

trail" required in quality management programs.

• Most design changes, even major ones, can be quickly evaluated at any phase,

because the total cost of each element is usually proportional to its quantity,

thus simplifying calculations. There is no need to quantify and price

individual components or products that make up the element—a tedious,

costly, and lengthy exercise.

• Cost overruns are detected earlier because costs are monitored frequently, at

each stage of design. This allows necessary corrective design changes to be

made early, with little effect on the design schedule and minimum impacts on

the cost of design.

• Consistent, standardized reporting of costs from project to project facilitates

the rapid preparation and analysis of estimates.

• Elemental unit rates that are generated in cost estimates are suitable for

recycling in data banks and can be drawn upon to prepare estimated costs of

future projects.

 

27 Parker, Donald E., and Dell'Isola, Alphonse J., Project Budgeting for Buildings (New York, New York:

Van Nostrand Reinhold, 1991), pp.67-72.
26

• Cost risk analyses that quantify the probability and magnitude of cost

overruns are easier to prepare because cost analysts will always be working

with a consistent cost reporting format from the programming stage to the

completion of construction documents. Every cost estimate could be

presented with a risk analysis that shows the probability distribution

associated with that estimate. An example of a cost risk analysis based on a

UNIFORMAT II estimate is included in ASTM Standard E1496.28

• Project Managers will save time because design estimates presented by

UNIFORMAT II elements will preclude their having to unscramble the

content of estimates whose formats vary extensively from project to project.29

Table 4.1 B2010 Exterior Walls—Quality Levels and Unit Costs

Quality Level Element Description Element Cost/SF

1. Monumental Granite $ 65.00

2. Federal Brick $ 42.00

3. Corporate Curtain Wall $ 32.00

4. Commercial Precast $ 22.00

4.3 Elemental Costs

UNIFORMAT II elemental costs include material costs, labor costs, and sub-contractor

overhead and profit. An element's cost is calculated by (a) multiplying the unit cost (also

called unit rate) times the quantity of the element, (b) summing the costs of the

assemblies that constitute the element, or (c) summing the material and labor costs of the

system components that make up the element. At any stage of cost estimating, elemental

estimates can be based on elemental rates and quantities or the summing of assembly and

component costs, or both. Using one approach for some elements does not restrict the

use of other approaches for other elements in that same estimate.

 

28 ASTM E1496: "Standard Practice for Measuring Cost Risk of Buildings and Building Systems."

29 Charette, Robert P., New Design Management Tools for Project Managers, The Association for Project

Managers (APM) Journal, Volume 5, Issue 3, May 1998. Available on the APM website,

www.construction.st/UNIFORMAT.htm.
27

4.3.1 Unit Rates and Quantities

Chart 4.2 provides an elemental unit rate, measured in cost per square foot, for a brick

face, composite, exterior wall. Rather than each time estimating separately the material,

labor, and overhead costs, and adding that sum to the subcontractor’s profit, go directly to

the table and use the composite rate of $19.25 to quickly estimate the cost of the total

wall area required. Simply multiply the unit rate ($19.25/SF) times the estimated number

of units. If the estimated wall area were 1,000 SF, for example, then the estimated cost of

the element would be $19,250.

Chart 4.2 Unit Rates for Brick Face Composite Wall,30 Element B2010

Exterior Closure A4.1-272 Brick Face Composite Wall

$ COST PER SF

SYSTEM COMPONENTS QUANTITY UNIT MAT. INST. TOTAL

SYSTEM 4.1-272-1120

 COMPOSITE WALL, STANDARD BRICK, 6”

C.M.U.BACKUP,PERLITE FILL

Face brick veneer, standard, running bond

Wash brick

Concrete block backup, 6” thick

Wall ties

Perlite insulation, poured

Flashing, aluminum

Shelf angle

Control joint

Backer rod and sealant

Collar joint

1.000

1.000

1.000

 .300

1.000

 .100

1.000

 .050

 .100

1.000

SF

SF

SF

EA

SF

SF

 LB

LF

LF

SF

2.77

 .24

1.24

 .04

 .28

 .09

 .66

 .08

 .02

 .31

 7.10

 .61

 3.92

 .10

 .20

 .27

 .62

 .04

 .26

 .40

 9.87

 .85

 5.16

 .14

 .48

 .36

 1.28

 .12

 .28

 .71

TOTAL 5.73 13.52 19.25

 

30 Adapted from R.S. Means Co., Inc., Means Assemblies Cost Data, 24th Annual Edition (Kingston, MA:

R.S. Means Co., Inc., 1999), p. 274.
28

4.3.2 Assembly Costs

The assemblies approach to estimating element costs requires the estimator to add up the

assembly costs that constitute an element. Table 4.2 lists the three assembly costs of

Element B1010, Floor Construction, for a selected building. The total cost of the

assemblies is $563,640.

Based on the given quantity of 55,000 SF of Floor Construction, an elemental unit rate of

$10.25/SF can be derived by dividing the $563,640 total cost of assemblies by the 55,000

SF of floor area. The unit rate can be incorporated in a historical data base for directly

estimating the cost of similar floors for other buildings.

Table 4.2 Assembly Costs for Floor Construction, Element B1010

Assembly

Code

Description Quantity Unit

Rate

Assembly

Costs

$ $

3.5-540-3600 Steel Frame With Composite

Deck And Slab, 25' X 30' Spans,

75 PSFa Superimposed

55,000 SF 9.01 495,550

Load

3.1-130-5800 12' Steel Columns

400 KIPsb

986 VLFc 56.65 55,857

3.1-190-3650 Column Fireproofing 600 VLF 20.39 12,234

B1010 Floor Construction 55,000 SF 10.25d 563,640

a

 PSF is pounds per square foot.

b

KIP is a unit of weight equal to 1000 pounds.

c

VLF is vertical lineal feet.

d The elemental rate of $10.25/SF is determined by dividing the total element cost of $563,640 by the

element quantity 55,000 SF.

Note that assembly cost data manuals will in some cases have assemblies that correspond

to UNIFORMAT II elements, whereas in other cases several assemblies will have to be

combined to construct a UNIFORMAT II elemental cost.
29

4.3.3 Component Costs

The component approach is similar to the assemblies approach for estimating elemental

costs, except that individual component costs are summed to estimate the cost of an

element. Chart 4.3 shows how the cost of a 100 MBH heat generation system is

calculated from the cost of its individual components, such as the boiler, piping, pumps,

insulation, and chimney. The sum of the costs of components for this element is

$7,576.90.

To calculate a unit rate for estimating costs of similar-sized heat generating systems,

divide the $7,576.90 by the unit measure 100 MBH. This resulting elemental rate of

$75.77 per MBH can be incorporated in a historical database for estimating future project

costs.

4.3.4 Units of Measurement

Suitable units of measurement are needed for estimating elemental costs by multiplying

elemental rates times quantities. Furthermore, these units of measurement are an

essential part of the historical database of unit rates that will be used in preparing future

budgets and estimates. Examples of units of measurement and corresponding unit rates

are as follows:

• A1010, Standard Foundations, are measured in square feet of footprint area (FPA). If

the cost of element A1010 is $30,433 for an FPA of 6,000 SF, the unit rate is

$5.07/SF of FPA.

• B3010, Roof Coverings, are measured in square feet of roof area. If the cost is

$17,506 for a 6,000 SF roof, the rate is $2.92/SF of roof area.

• C1010, Partitions, are measured in terms of square feet area of partition area. If the

cost of C1010 is $160,846 for a quantity of 28,979 SF, the unit rate is $5.55/SF of

partition area.

• D2040, Rain Water Drainage, is measured in square feet of roof area. If the cost of

D2040 is $6,137 for a 6000 SF roof, the unit rate is $1.02/SF of roof area.

• D3030, Cooling Generation, is measured in tons of refrigeration (TR). If the cost of

D3030 is $137,200 for a 150 ton chilled water cooling system, the rate is $915/TR.

Cost data sources based on appropriate units of measurement are listed in Section 4.7.1.
30

Chart 4.3 Component Costs for Element D3020, 100 MBH Heat Generating

System31

HVAC A8.7-220 Boilers, Gas or Gas/Oil

$ COST EACH

System Components Quantity Unit Mat. Inst. Total

SYSTEM 8.7-220-1010

BOILER, CAST IRON, HOT WATER, 100MBH

Boilers, gas fired, std controls, insulated,

 gross output, 100MBH

Pipe, black steel, Sch 40, threaded, W/coupling &

hangers, 10’ 0C, 3⁄4’dia

Pipe, black steel, Sch 40, threaded, W/coupling &

hangers, 10’ OC, 1” dia

Elbow, 90°, black straight, 3⁄4” dia.

Elbow, 90°, black straight, 1”dia.

Tee, black, straight, 3⁄4” dia.

Tee, black, straight, 1” dia.

Tee, black, reducing, 1” dia.

Union, black with brass seat, 1” dia.

Pipe nipples, black, 3⁄4” dia.

Pipe nipples, black, 1” dia.

Valves, bronze, gate, threaded, class 150,

3⁄4” size

Valves, bronze, gate, threaded, class 150,

 1” size

Gas cock, brass, 3⁄4” size

Thermometer, stem type, 9” case, 8” stem, 3⁄4”

Tank, steel, liquid expansion, ASME, painted, 15

gallon capacity

Pump, circulating, bronze, flange connection, 3⁄4” to

1-1/2” size, 1/8 HP

Vent chimney, all fuel, pressure tight, double wall,

SS, 6"dia.

Vent chimney, elbow, 90ofixed, 6"dia.

Vent chimney, Tee, 6"dia.

Vent chimney, ventilated roof thimble, 6"dia.

Vent chimney, adjustable roof flashing, 6"dia.

Vent chimney, stack cap. 6" diameter

Insulation, fiberglass pipe covering, 1" wall, 1"

pipe size

 1.000

20.000

20.000

 9.000

 6.000

 2.000

 2.000

 2.000

 1.000

 2.000

 2.000

 2.000

 2.000

 1.000

 2.000

 1.000

 1.000

20.000

 2.000

 2.000

 1.000

 1.000

 1.000

20.000

EA

LF

LF

EA

EA

EA

EA

EA

EA

EA

EA

EA

EA

EA

EA

EA

EA

LF

EA

EA

EA

EA

EA

LF

1,350.00

31.95

38.92

12.15

14.10

4.32

7.32

8.20

1.51

11.40

14.70

51.00

66.00

11.35

108.00

355.00

570.00

750.00

426.00

280.00

187.00

52.00

148.00

23.60

1,125.00

 146.25

 160.18

 252.00

 183.00

 88.00

 99.00

 99.00

 12.35

61.00

66.00

39.50

 42.00

 17.95

 28.30

 42.00

 119.00

 237.00

 47.00

 59.00

 27.50

 23.50

 15.45

 64.40

2,475.00

178.20

199.10

264.15

197.10

92.32

106.32

107.2

13.86

72.40

80.70

90.50

108.00

29.30

136.30

397.00

689.00

987.00

473.00

339.00

214.50

75.50

163.45

88.00

TOTAL 4,522.52 3,054.38 7,576.90

 

31 Adapted from R.S. Means Co., Inc., Means Mechanical Cost Data, 22nd Annual Edition (Kingston, MA:

R.S. Means Co., Inc., 1999), p. 466.
31

4.4 Cost Analysis Parameters

Cost analysis parameters developed in building and sitework elemental estimate

summaries facilitate analysis, control, and monitoring of costs from the programming

phase through design completion. Estimates using MasterFormat 95TM Divisions 1-16,

based on products and materials, are less effective for these purposes.

Summaries of building elemental cost estimates (as shown in Table 4.3) contain the

following cost analysis parameters:

• Building construction cost (BCC) per unit GFA32 that includes all mark-ups.

• Level 3 elemental costs per unit of measurement.

• Level 3 elemental costs per unit of GFA.

• Level 2 group elemental costs per unit of GFA.

• Quantity of element per unit of GFA.

Corresponding parameters for the sitework cost summary are included in Table 4.4.

There are two primary reasons for using cost analysis parameters in evaluating estimates.

The first is to analyze and monitor costs, element by element, as design progresses, to

ensure that costs are within the allocated budget and within the range of the costs of

comparable historical projects with similar quality levels.

The second reason is to identify the likely source of budget overruns as early as possible.

This facilitates making revisions to plans and specifications that may be required to meet

the budget with minimum impact on the design schedule and design cost.

4.5 Elemental Cost Estimate Summary Format and Case Illustration

This section proposes an elemental estimate summary format. It communicates cost

information in a concise, consistent manner to the client and project team members. The

summary format helps them (1) understand the cost profile of the entire project,

(2)analyze costs using analytic parameters, and (3) identify potential cost overruns early

to initiate corrective action. We present a case illustration of an elemental estimate for an

8-story office building. Cost data come from several Means Cost Manuals, primarily the

1999 Means Assemblies Cost Data.33

 

32 Note that four of the five cost analysis parameters are based on Gross Floor Area (GFA). Thus, the GFA

must be determined in a consistent manner to produce reliable estimates and cost analysis parameters. We

have chosen the AIA method of measurement for GFA in this report as described in AIA Document

D101—The Architectural Area and Volume of Buildings (Washington, DC: The American Institute of

Architects, 1980).

33 R.S. Means Co., Inc., Means Assemblies Cost Data, 1999.
32

4.5.1 Office Building Data

The example of an elemental estimate is based on an office building with a 6,000 SF

footprint area, eight stories above grade level, one basement parking level, and a total

GFA of 54,000 SF. The total site area is 43,560 SF of which 6,000 SF is the foot print

area. The front elevation and plans are shown in Figure 4.1. A preliminary project

description (PPD) is shown in Chart 4.4. Note that the elemental PPD is relatively simple

and based on Level-2 group elements of UNIFORMAT II.

Figure 4.1 Office Building Plans and Elevation34

 

34 R.S. Means Co., Inc., Means Square Foot Costs, 20th Annual Edition (Kingston, MA: R.S. Means Co.,

Inc., 1999), p. 225.
33

Chart 4.4 UNIFORMAT II Elemental Project Description (Level 2) — 8 Story

Office Building35

GENERAL: Building size — 60' x 100', 8 floors, 12' floor to floor height, 4' high parapet, full basement with 11'8"

floor to floor, bay size 25' x 30', ceiling heights are 9' in office area and 8' in core area, 43,560 SF site.

A10 FOUNDATIONS — Concrete spread and strip footings, 4" concrete slab on grade, normal soil conditions.

A20 BASEMENT CONSTRUCTION — 12' high, 12" thick waterproofed basement walls.

B10 SUPERSTRUCTURE — Steel columns, wide flange; 3 hour fire rated; floors, composite steel frame and deck

with concrete slab; roof, steel beams, open web joists and deck.

B20 EXTERIOR CLOSURE — Walls; North, East and West, brick and lightweight concrete block with 2" cavity

insulation, 25% window; South, 8" lightweight concrete block insulated, 10% window. Doors, aluminium and glass at

1st floor level, insulated automatic basement garage door. Windows, aluminium, 3'-0" x 5'-4" insulating glass.

B30 ROOFING — Tar and gravel, 4 ply, 2" rigid insulation, R15; one roof access hatch.

C10 INTERIOR CONSTRUCTION —Core, 6" lightweight concrete block partitions, full height. Corridors — 1st and

2nd floor, 3 5/8" steel studs with fire rated gypsum board, full height steel fabricated toilet partitions. Doors — hollow

metal; Specialities — toilet accessories, directory board.

C20 STAIRCASES — Steel with concrete fill.

C30 INTERIOR FINISHES — Wall Finishes: lobby, mahogany panelling on furring, remainder plaster finish to ceiling

height (partition and wall surfaces), paint. Floor Finishes: 1st floor lobby, corridors, and toilet rooms, terrazzo,

remainder, concrete; tenant developed 2nd thru 8th; toilet rooms, ceramic tiles; office and corridor, carpet. Ceiling

Finishes — 24" x 48" fibreglass board on Tee grid.

D10 CONVEYING SYSTEMS — two, 2500 lb capacity, 200 F.P.M., geared elevators, 9 stops.

D20 PLUMBING — Vanity top lavatories, wall hung urinals and water closets; service sinks. Gas fired domestic hot

water heater and reservoir; copper distribution piping throughout. Cast iron sanitary waste piping; drains in each

washroom floor and parking level. 4" CI roof drains and PVC piping.

D30 HVAC — Cast iron gas-fired 1088 MBH water boiler and 150 ton water-cooled chiller in penthouse. Perimeter

hot water finned tube radiation with wall to wall enclosures. 52800 CFM built-up VAV air handling unit for office

floors. VAV air supply and low pressure return air distribution. 5500 CFM direct gas-fired parking garage air handling

ventilation unit with air supply and exhaust duct systems. Pneumatic control system with central control.

D40 FIRE PROTECTION — Standard sprinkler system in office area; dry sprinklers in basement parking area; 4"

standpipe, 9 hose cabinets.

D60 ELECTRICAL — Service, panel board and feeder, 2000 amps. Lighting, 1st thru 8th, 15 fluorescent fixtures /

1000 SF, 3 watts/SF. Basement 10 fluorescent fixtures / 1000 SF, 2 Watts/ SF. Receptacles 1st thru 8th, 16.5 / 1000 SF,

2 Watts/SF. Basement, 10 receptacles / 1000 SF, 1.2 Watts/SF. Air conditioning, 4 Watts/SF; miscellaneous

connections 1.2 Watts/SF; Elevator power, two, 10 HP 230 volt motors; wall switches, 2/1000 SF. Fire detection

system, pull stations, signals, smoke and heat detectors. Emergency lighting generator, 30 kW.

E10 EQUIPMENT — Automatic parking garage access gate, dock leveller, waste handling compactor.

E20 FURNISHINGS — Vertical PVC interior blinds for all exterior windows. Washroom vanities.

G SITEWORK — The one acre site (43,560 SF) must be cleared and excavated in part to obtain required elevations;

paved parking stalls with barriers and painted lines; shrubs, trees and hydroseeding for landscaping; water supply,

sanitary and storm sewers; gas service piping; underground electrical power and cabling in conduit, exterior HPS

lighting, duct bank for telephone cabling; lawn sprinkler system.

 

35The data in this table came in part from R.S. Means Co., Inc., Means Square Foot Costs, 1999, p. 224.
34

4.5.2 Elemental Estimate Cost Summaries

A major advantage of the elemental estimate summaries presented here is that they

provide cost analysis parameters and other information necessary to make a quick initial

analysis of costs. This can be done for most elements without having to refer to back-up

information contained in the detail sheets.

The estimate cost summaries are presented in three tables36—Table 4.3 for the Building,

Table 4.4 for the Sitework, and Table 4.5 for Total Construction Cost. Note that it is

important that sitework costs be separated from building costs for meaningful cost

analysis.

Table 4.3, UNIFORMAT II Elemental Cost Summary for Buildings, displays the

estimated building costs only. It includes design and inflation allowances plus general

contractor overhead and profit. The estimated building construction cost (BCC) for the

8-story building is $5,461,571 ($101.14/SF of GFA).

Table 4.4, UNIFORMAT II Elemental Cost Summary for Sitework, displays estimated

costs for sitework only. It too includes design and inflation allowances, plus the general

contractor overhead and profit. The estimated sitework construction cost (SCC) is

$236,895 ($6.31/SF of NSA or net site area).

Table 4.5, Total Construction Cost Summary, lists Level 3 elemental costs without design

allowances, design allowances, overhead and profit, and inflation allowances for a total

construction cost (TCC) of $5,698,466.

4.5.3 Allowances, Overhead, and Profit

Construction cost summaries include mark-ups for (1) design allowances (contingencies),

(2) the general contractor's overhead and profit (OH&P), and (3) inflation allowances.

Incorporating these mark-ups in a consistent manner within UNIFORMAT II estimates

facilitates meaningful comparisons of estimated costs from different projects and

different sources.

In Tables 4.3 (buildings) and 4.4 (sitework), all mark-ups are shown with "Z"

designators. Note that these designators are not incorporated in the ASTM E1557

standard because E1557 is a classification of building elements only, and not an

estimating standard. The "Z" designators in the estimate summaries are the following:

• Design Allowances — Z10 (buildings), Z50(sitework)

 

36 The estimate cost summary format proposed in this report is incorporated in software available from G/C

EMUNI, Inc., www.gcei.ca The three cost summary tables in this report were produced using that

software.
35

These allowances are for additional items or changes that occur as design progresses.

The more complex or unique is the project, the higher will be the initial design

allowance. Design allowances set at the Programming phase reduce to zero by

completion of the Construction Documents stage, when complete project information is

available. The costs of major scope changes are not included in this allowance. Major

scope changes require additional funding or a change in program requirements.

• Overhead and Profit37 — Z20, Z60

Overhead and profit are the general contractor's direct costs and profit that are added to

the sum of elemental costs and design allowances. The amount established is a function

of the complexity of the project, the construction period, and market conditions.

• Inflation Allowance — Z30, Z70

Inflation allowances cover material and labor cost escalation calculated from the date of

the estimate through the completion of construction.

4.5.4 Detailed Elemental Cost Estimates

Table 4.6 provides detailed calculations of element costs for the 8-story office building,

and Table 4.7 provides detailed calculations for the sitework costs. The total cost, unit of

measurement, and quantity of each element are transferred from the detail sheets to the

building and sitework summaries in Tables 4.3 and 4.4. Note that these costs are Level-3

elemental costs that include the sub-contractor overhead and profit. As noted previously,

the General Contractor's overhead and profit, however, and the design and inflation

allowances, are added as "Z" designators in both the building and sitework summary

sheets.

The following headings are incorporated in the estimate detail sheets (Table 4.6 for the

Building and 4.7 for the Sitework).

• The INPUT CODE of the item. 38

• The DESCRIPTION of the item.

• The QUANTITY of the item.

 

37 Elemental Level-3 costs in the summaries are inclusive of subcontractor overhead and profit. Means'

costs manuals include these items.

38 The input code references the data source from which the unit is taken. R.S. Means Cost Manuals would

be one example.
36

Table 4.3 UNIFORMAT II Elemental Cost Summary for Buildings
37

Table 4.4 UNIFORMAT II Elemental Cost Summary for Sitework

Table 4.5 Total Construction Cost Summary (TCC)
38

Table 4.6 Detailed Elemental Cost Estimates for Buildings
39

Table 4.6 Detailed Elemental Cost Estimates for Buildings (cont.)
40

Table 4.6 Detailed Elemental Cost Estimates for Buildings (cont.)
41

Table 4.6 Detailed Elemental Cost Estimates for Buildings (cont.)
42

Table 4.6 Detailed Elemental Cost Estimates for Buildings (cont.)
43

Table 4.7 Detailed Elemental Cost Estimates for Sitework
44

Table 4.7 Detailed Elemental Cost Estimates for Sitework (cont.)
45

• The UNIT of measurement of the item.

• The RATE or cost per unit of the item.

• The COST of the item.

• The OUTPUT CODE for sorting line item costs into other breakdowns, such as by

MasterFormat 95TM; by construction trades, bid packages, or functional areas; or by

other cost organizing principles. This code is blank in Tables 4.6 and 4.7 because at

the early stage of design, which these tables portray, the assemblies and elements

have not yet been designed in detail.

Table 4.8, taken from the detail sheets of Table 4.6, illustrates the elemental cost

calculations for A1010 Standard Foundations. The "INPUT CODE" and cost data come

from the 1999 "Assemblies Cost Data."39 The last row of the Table shows the total

elemental cost for the five assemblies listed to be $46,026.50, the total "QUANTITY" to

be 6,000 SF footprint area, and the rate for the element to be $7.67 per SF. Note that

these amounts were transferred from the detail sheet to Table 4.3, the Building Elemental

Cost Summary.

Table 4.8 Elemental Cost Calculations for Element A1010, Standard Foundations

INPUT

CODE

DESCRIPTION QUANTITY UNIT RATE

 $

 COST

 $

AO1.1-120-

7900

Corner Spread

Footings

4 EA 1,360.00 5,440.00

AO1.1-120-

8010

Exterior Spread

Footings

8 EA 1,820.00 14,560.00

AO1.1-120-

8300

Interior Spread

Footings

3 EA 3,400.00 10,200.00

AO1.1-140-

2700

Strip Footings 210 LF 26.45 5,554.50

AO1.1-294-

3000

Foundation

Underdrain

640 LF 16.05 10,272.00

A1010 Standard

Foundations

6,000 SF

FPA

7.67 46,026.50

 

39 R. S. Means Co., Inc., Means Assemblies Cost Data, 1999.
46

4.6 Converting UNIFORMAT II Estimates to MasterFormat 95TM

Elemental formats can be tied to product formats. For example, the elements of the

original UNIFORMAT have been related to the CSI MasterFormatTM for a specific

design, as shown in Chart 4.5. It is drawn from Chapter B5, "Design and Construction

Cost Management," of the American Institute of Architects Handbook of Professional

Practice (1984).40 This mapping of one format to the other is useful in converting pre-bid

elemental estimates to MasterFormat 95TM Divisions 1-16, and from there to the trade

costs of the project. A publication41 that lists product and material codes for elements is

available to facilitate this conversion.

4.7 Sources of Elemental Cost, Engineering, and Design Data

4.7.1 Elemental Cost Data

Elemental cost data structured according to UNIFORMAT or UNIFORMAT II is

available in the following publications:

• Means Assemblies Cost Data, 24th Annual Edition, 1999, R. S. Means, Co. Inc.,

Kingston, MA

• Means Facilities Maintenance and Repair Cost Data, 7th Annual Edition, 1999, R. S.

Means Co. Inc., Kingston, MA

• The Assemblies Sections of the following Annual Means Publications

− Means 1999 Electrical Cost Data

− Means 1999 Interior Cost Data

− Means 1999 Mechanical Cost Data

− Means 1999 Plumbing Cost Data

− Means 1999 Residential Cost Data

− Means 1999 Sitework and Landscape Cost Data

− Means 1999 Square Foot Costs

− Hanscomb's 1999 Yardsticks for Costing (Composite Unit Rate Section—

Canadian Institute of Quantity Surveyors Format)

• Dell'Isola and Kirk, Life-Cycle Costing for Design Professionals42

• The Whitestone Building Maintenance and Repair Cost Reference: 199943

 

40 Table 6.1 also appeared in General Services Administration Handbook PBS P 3440.5, Project Estimating

Requirements, August 24, 1981. Note that it is based on UNIFORMAT — not UNIFORMAT II.

41 Construction Specifications Institute, UniFormatTM: A Uniform Classification of Construction Systems

and Assemblies (Alexandria, VA: The Construction Specifications Institute, 1998 Edition).

42 Dell'Isola, A.J. and Kirk, S.J., Life Cycle Costing for Design Professionals—2nd Edition (New York, NY:

McGraw-Hill, Inc., 1995).

43 Whitestone Research, The Whitestone Building Maintenance and Repair Cost Reference (Santa Barbara,

CA: Whitestone Research Corporation, 1999).
47

Chart 4.5 Relationship of UNIFORMAT to MasterFormatTM

Note: CSI's MasterFormat has superseded the UCI (Uniform Construction Index).

Source: The American Institute of Architects, "Chapter B5, Design and Construction

Management, "Architect's Handbook of Professional Practice (Washington, DC:

American Institute of Architects, 1984), p.6.
48

4.7.2 Engineering and Design Data

The following publications have engineering and design data structured according to

UNIFORMAT or UNIFORMAT II.

• Cox and Horsley, Square Foot Estimating Methods.

44

• Killingsworth, Cost Control in Building Design.

45

• Means Assemblies Cost Data, Reference Section, 24th Annual Edition 1999, R.S.

Means Co. Inc., Kingston, MA.

• Means Building Construction Cost Data, Reference Section, 57th Annual Edition

1997, R.S. Means Co. Inc., Kingston, MA.

• Means Graphic Construction Standards, 1986, R.S. Means Co., Inc., Kingston, MA

• McGraw-Hill Time Saver Standards for Architectural Design, 7th ed., McGraw Hill,

1997.

 

44 Cox, B.J. and Horsley, William, Square Foot Estimating Methods, 2nd Edition (Kingston, MA: R.S.

Means Co., Inc., 1995).

45 Killingsworth, Roger, Cost Control in Building Design (Kingston, MA: R.S. Means Co., Inc., 1988).
49

5. Recommended Level-4 Classification

ASTM's UNIFORMAT II incorporates three hierarchical levels. Some users of

UNIFORMAT have felt the need, however, for a fourth level of sub-elements. We used

the lists of exclusions and inclusions in Appendix B associated with Level-3 descriptions

as a starting point to construct and formalize a suggested UNIFORMAT II Level-4

breakdown. The Level-4 sub-elements are presented in Charts 5.1 for buildings and 5.2

for sitework.

The Level-4 sub-elements are based in part on the original UNIFORMAT Level-4 subelements46 and the Tri-Services TRACES Work Breakdown Structure (WBS).

Standardizing Level 4 has the following advantages.

Better Cost Data—Increasing the number of designators in the classification by adding an

additional level facilitates the development of more comprehensive databases, thereby

providing more information for cost estimating and cost control. For example, this

broader framework of classification will help estimators to prepare more accurate and

detailed estimates, and reduce the magnitude of allowances and contingencies. Project

descriptions can be more specific with the addition of the recommended 274 designators

for the building and 128 for the sitework.

Consistency—Expansion of UNIFORMAT II to 4 levels ensures consistency as to where

items belong. For example, without Level 4, there is ambiguity as to whether the interior

finish to exterior walls belongs to B2010 (Exterior Walls) or C3010 (Wall Finishes).

Knowing that an item consistently goes to a specific element category will reduce labor

costs of estimating and improve coordination among users of UNIFORMAT II.

More Comprehensive Historical Database—Having a deeper hierarchy of data for a given

stock of buildings will strengthen the validation of current cost estimates against the costs

of similar buildings constructed in the past.

Interface with MasterFormat 95TM—Level-3 elements are general in character. A more

detailed level of description is needed to relate UNIFORMAT II elements to

MasterFormat 95TM. For example, in the case of B3010, Roof Coverings, Level 4 would

categorize several components that would map directly to MasterFormat 95TM, including

the membrane, vapor retarder, and insulation.

Preliminary Construction Schedules—Preliminary elemental construction schedules can

be prepared in more detail during early design because construction tasks can be defined

in more detail with Level-4 sub-elements. The more detailed schedule is useful in

establishing cash flow requirements for the project since construction costs can be

established for sub-elements of the project.

 

46 Hanscomb Associates, Inc., Automated Cost Control & Estimating System (Washington, DC: General

Services Administration, 1975).
50

Chart 5.1 Suggested Level 4 for the UNIFORMAT II Classification of Building

Elements

Level 3

Elements

Level 4 Sub-Elements Level 3

Elements

Level 4 Sub-Elements

A1010

Standard

Foundations

A1011 Wall Foundations

A1012 Column Foundations & Pile Caps

A1013 Perimeter Drainage & Insulation

B2020

Exterior Windows

B2021 Windows

B2022 Curtain Walls

B2023 Storefronts

B2030

Exterior Doors

B2031 Glazed Doors & Entrances

B2032 Solid Exterior Doors

B2033 Revolving Doors

B2034 Overhead Doors

B2039 Other Doors & Entrances

A1020

Special

Foundations

A1021 Pile Foundations

A1022 Grade Beams

A1023 Caissons

A1024 Underprinting

A1025 Dewatering

A1026 Raft Foundations

A1027 Pressure Injected Grouting

A1029 Other Special Conditions

B3010

Roof Coverings

B3011 Roof Finishes

B3012 Traffic Toppings & Paving Membranes

B3013 Roof Insulation & Fill

B3014 Flashings & Trim

B3015 Roof Eaves and Soffits

B3016 Gutters and Downspouts

A1030

Slab on

Grade

A1031 Standard Slab on Grade

A1032 Structural Slab on Grade

A1033 Inclined Slab on Grade

A1034 Trenches, Pits & Bases

A1035 Under-Slab Drainage & Insulation

B3020

Roof Openings

B3021 Glazed Roof Openings

B3022 Roof Hatches

B3023 Gravity Roof Ventilators

A2010

Basement

Excavation

A2011 Excavation for Basements

A2012 Structure Back Fill & Compaction

A2013 Shoring

C1010

Partitions

C1011 Fixed Partitions

C1012 Demountable Partitions

C1013 Retractable Partitions

C1014 Site Built Toilet Partitions

C1015 Site Built Compartments Cubicles

C1016 Interior Balustrades and Screens

C1017 Interior Windows & Storefronts

A2020

Basement

Walls

A2021 Basement Wall Construction

A2022 Moisture Protection

A2023 Basement Wall Insulation

A2024 Interior Skin

C1020

Interior Doors

C1021 Interior Doors

C1022 Interior Door Frames

C1023 Interior Door Hardware

C1024 Interior Door Wall Opening Elements

C1025 Interior Door Sidelights & Transoms

C1026 Interior Hatches & Access Doors

C1027 Door Painting & Decoration

B1010

Floor

Construction

B1011 Suspended Basement Floors

Construction

B1012 Upper Floors Construction

B1013 Balcony Floors Construction

B1014 Ramps

B1015 Exterior Stairs and Fire Escapes

B1016 Floor Raceway Systems

B1019 Other Floor Construction

C1030

Fittings

C1031 Fabricated Toilet Partitions

C1032 Fabricated Compartments & Cubicles

C1033 Storage Shelving and Lockers

C1034 Ornamental Metals and Handrails

C1035 Identifying Devices

C1036 Closet Specialties

C1037 General Fittings & Misc. Metals

B1020

Roof

Construction

B1021 Flat Roof Construction

B1022 Pitched Roof Construction

B1023 Canopies

B1029 Other Roof Systems

C2010

Stair Construction

C2011 Regular Stairs

C2012 Curved Stairs

C2013 Spiral Stairs

C2014 Stair Handrails and Balustrades

B2010

Exterior

Walls

B2011 Exterior Wall Construction

B2012 Parapets

B2013 Exterior Louvers, Screens, and Fencing

B2014 Exterior Sun Control Devices

B2015 Balcony Walls & Handrails

B2016 Exterior Soffits

C2020

Stair Finishes

C2021 Stair, Tread, and Landing Finishes

C2022 Stair Soffit Finishes

C2023 Stair Handrail & Balustrade Finishes
51

C3010

Wall

Finishes

C3011 Wall Finishes to Inside Exterior

 Walls

C3012 Wall Finishes to Interior Walls

C3013 Column Finishes

D2090

Other Plumbing

Systems

D2091 Gas Distribution

D2092 Acid Waste Systems

D2093 Interceptors

D2094 Pool Piping and Equipment

D2095 Decorative Fountain Piping Devices

D2099 Other Piping Systems

C3020

Floor

Finishes

C3021 Floor Toppings

C3022 Traffic Membranes

C3023 Hardeners and Sealers

C3024 Flooring

C3025 Carpeting

C3026 Bases, Curbs and Trim

C3027 Access Pedastal Flooring

D3010

Energy Supply

D3011 Oil Supply System

D3012 Gas Supply System

D3013 Coal Supply System

D3014 Steam Supply System

D3015 Hot Water Supply System

D3016 Solar Energy System

D3017 Wind Energy System

C3030

Ceiling

Finishes

C3031 Ceiling Finishes

C3032 Suspended Ceilings

C3033 Other Ceilings

D3020

Heat Generating

Systems

D3021 Boilers

D3022 Boiler Room Piping & Specialties

D3023 Auxiliary Equipment

D3024 Insulation

D1010

Elevators &

Lifts

D1011 Passenger Elevators

D1012 Freight Elevators

D1013 Lifts

D3030

Cooling

Generating

Systems

D3031 Chilled Water Systems

D3032 Direct Expansion Systems

D1020

Escalators &

Moving

Walks

D1021 Escalators

D1022 Moving Walks

D3040

Distribution

Systems

D3041 Air Distribution Systems

D3042 Exhaust Ventilation Systems

D3043 Steam Distribution Systems

D3044 Hot Water Distribution

D3045 Chilled Water Distribution

D3046 Change-over Distribution System

D3047 Glycol Distribution Systems

D1090

Other

Conveying

Systems

D1091 Dumbwaiters

D1092 Pneumatic Tube Systems

D1093 Hoists & Cranes

D1094 Conveyors

D1095 Chutes

D1096 Turntables

D1097 Baggage Handling & Loading

 Systems

D1098 Transportation Systems

D3050

Terminal &

Package Units

D3051 Terminal Self-Contained Units

D3052 Package Units

D2010

Plumbing

Fixtures

D2011 Water Closets

D2012 Urinals

D2013 Lavatories

D2014 Sinks

D2015 Bathtubs

D2016 Wash Fountains

D2017 Showers

D2018 Drinking Fountains and Coolers

D2019 Bidets and Other Plumbing Fixtures

D3060

Controls &

Instrumentation

D3061 Heating Generating Systems

D3062 Cooling Generating Systems

D3063 Heating/Cooling Air Handling Units

D3064 Exhaust & Ventilating Systems

D3065 Hoods and Exhaust Systems

D3066 Terminal Devices

D3067 Energy Monitoring & Control

D3068 Building Automation Systems

D3069 Other Controls & Instrumentation

D2020

Domestic

Water

Distribution

D2021 Cold Water Service

D2022 Hot Water Service

D2023 Domestic Water Supply Equipment

D3070

Systems Testing &

Balancing

D3071 Piping System Testing & Balancing

D3072 Air Systems Testing & Balancing

D3073 HVAC Commissioning

D3079 Other Systems Testing and Balancing

D2030

Sanitary

Waste

D2031 Waste Piping

D2032 Vent Piping

D2033 Floor Drains

D2034 Sanitary Waste Equipment

D2035 Pipe Insulation

D3090

Other HVAC

Systems &

Equipment

D3091 Special Cooling Systems & Devices

D3092 Special Humidity Control

D3093 Dust & Fume Collectors

D3094 Air Curtains

D3095 Air Purifiers

D3096 Paint Spray Booth Ventilation

D3097 General Construction Items (HVAC)

D2040

Rain Water

Drainage

D2041 Pipe & Fittings

D2042 Roof Drains

D2043 Rainwater Drainage Equipment

D2044 Pipe Insulation

D4010

Sprinklers

D4011 Sprinkler Water Supply

D4012 Sprinkler Pumping Equipment

D4013 Dry Sprinkler System
52

D4020

Standpipes

D4021 Standpipe Water Supply

D4022 Pumping Equipment

D4023 Standpipe Equipment

D4024 Fire Hose Equipment

E2010

Fixed Furnishings

E2011 Fixed Artwork

E2012 Fixed Casework

E2013 Blinds and Other Window Treatment

E2014 Fixed Floor Grilles and Mats

E2015 Fixed Multiple Seating

E2016 Fixed Interior Landscaping

D4030

Fire Protection

Specialties

D4031 Fire Extinguishers

D4032 Fire Extinguisher Cabinets

E2020

Movable Furnishings

E2021 Movable Artwork

E2022 Furniture & Accessories

E2023 Movable Rugs and Mats

E2024 Movable Interior Landscaping

D4090

Other Fire

Protection

Systems

D4091 Carbon Dioxide Systems

D4092 Foam Generating Equipment

D4093 Clean Agent Systems

D4094 Dry Chemical System

D4095 Hood & Duct Fire Protection

F1010

Special Structures

F1011 Air Supported Structures

F1012 Pre-engineered Structures

F1013 Other Special Structures

D5010

Electrical Service

& Distribution

D5011 High Tension Service & Dist.

D5012 Low Tension Service & Dist.

F1020

Integrated

Construction

F1021 Integrated Assemblies

F1022 Special Purpose Rooms

F1023 Other Integrated Construction

D5020

Lighting &

Branch Wiring

D5021 Branch Wiring Devices

D5022 Lighting Equipment

F1030

Special Construction

Systems

F1031 Sound, Vibration & Seismic Const.

F1032 Radiation Protection

F1033 Special Security Systems

F1034 Vaults

F1039 Other Special Construction Systems

D5030

Communications

& Security

D5031 Public Address & Music Systems

D5032 Intercommunication & Paging

 System

D5033 Telephone Systems

D5034 Call Systems

D5035 Television Systems

D5036 Clock and Program Systems

D5037 Fire Alarm Systems

D5038 Security and Detection Systems

D5039 Local Area Networks

F1040

Special Facilities

F1041 Aquatic Facilities

F1042 Ice Rinks

F1043 Site Constructed Incinerators

F1044 Kennels & Animal Shelters

F1045 Liquid & Gas Storage Tanks

F1049 Other Special Facilities

D5090

Other Electrical

System

D5091 Grounding Systems

D5092 Emergency Light & Power Systems

D5093 Floor Raceway Systems

D5094 Other Special Systems & Devices

D5095 General Construction Items (Elect.)

F1050

Special Controls &

Instrumentation

F1051 Recording Instrumentation

F1052 Building Automation System

F1059 Other Special Controls &

 Instrumentation

E1010

Commercial

Equipment

E1011 Security & Vault Equipment

E1012 Teller and Service Equipment

E1013 Registration Equipment

E1014 Checkroom Equipment

E1015 Mercantile Equipment

E1016 Laundry & Dry Cleaning Equipment

E1017 Vending Equipment

E1018 Office Equipment

F2010

Building Elements

Demolition

F2011 Building Interior Demolition

F2012 Building Exterior Demolition

E1020

Institutional

Equipment

E1021 Ecclesiastical Equipment

E1022 Library Equipment

E1023 Theater & Stage Equipment

E1024 Instrumental Equipment

E1025 Audio-visual Equipment

E1026 Detention Equipment

E1027 Laboratory Equipment

E1028 Medical Equipment

E1029 Other Institutional Equipment

F2020

Hazardous

Components

Abatement

F2021 Removal of Hazardous Components

F2022 Encapsulation of Hazardous

 Components

E1030

Vehicular

Equipment

E1031 Vehicular Service Equipment

E1032 Parking Control Equipment

E1033 Loading Dock Equipment

E1039 Other Vehicular Equipment

E1090

Other Equipment

E1091 Maintenance Equipment

E1092 Solid Waste Handling Equipment

E1093 Food Service Equipment

E1094 Residential Equipment

E1095 Unit Kitchens

E1097 Window Washing Equipment

E1099 Other Equipment
53

Chart 5.2 Suggested Level 4 for the UNIFORMAT II Classification of BuildingRelated Sitework

Level 3 Elements Level 4 Sub-Elements Level 3 Elements Level 4 Sub-Elements

G1010

Site Clearing

G1011 Clearing & Grubbing

G1012 Tree Removal &

 Thinning

G3020

Sanitary Sewer

G3021 Piping

G3022 Manholes & Cleanouts

G3023 Septic Disposal Systems

G3024 Lift Stations

G3025 Packaged Water Waste Treatment

Plants

G3026 Septic Tanks

G3027 Drain Fields

G1020

Site Demolition &

Relocation

G1021 Building Demolition

G1022 Demolition of Site

 Components

G1023 Relocation of Building

 & Utilities

G1024 Utilities Relocation

G3030

Storm Sewer

G3031 Piping

G3032 Manholes

G3033 Headwalls & Catch Basins

G3034 Lift Stations

G3035 Retention Ponds

G3036 Ditches & Culverts

G1030

Site Earthwork

G1031 Site Grading Excavation

G1032 Borrow Fill

G1033 Soil Stabilization & Treatment

G1034 Site Dewatering

G1035 Site Shoring

G1036 Embankments

G1037 Erosion Control

G3040

Heating Distribution

G3041 Steam Supply

G3042 Condensate Return

G3043 Hot Water Supply System

G3044 Pumping Stations

G1040

Hazardous Waste

Remediation

G1041 Removal of Contaminated Soil

G1042 Soil Restoration &

 Treatment

G3050

Cooling Distribution

G3051 Chilled Water Piping

G3052 Wells for Cooling/Heating

G3053 Pumping Stations

G3054 Cooling Towers on Site

G2010

Roadways

G2011 Bases and Sub-Bases

G2012 Paving & Surfacing

G2013 Curbs Gutters & Drains

G2014 Guardrails and Barriers

G2015 Painted Lines

G2016 Markings & Signage

G2017 Vehicular Bridges

G3060

Fuel Distribution

G3061 Fuel Piping

G3062 Fuel Equipment

G3063 Fuel Storage Tanks

G3064 Fuel Dispensing Stations

G2020

Parking Lots

G2021 Bases and Sub-Bases

G2022 Paving & Surfacing

G2023 Curbs, Rails & Barriers

G2024 Parking Booths & Equipment

G2025 Markings & Signage

G3090

Other Site Mechanical

Utilities

G3091 Industrial Waste Systems

G3092 POL (Petroleum Oil &

 Lubricants) Distribution Systems

G2030

Pedestrian Paving

G2031 Paving & Surfacing

G2032 Edging

G2033 Exterior Steps

G2034 Pedestrian Bridges

G4010

Electrical Distribution

G4011 Substations

G4012 Overhead Power Distribution

G4013 Underground Power Distribution

G2040

Site Development

G2041 Fences & Gates

G2042 Retaining Walls

G2043 Terrace & Perimeter Walls

G2044 Signage

G2045 Site Furnishings

G2046 Fountains, Pools, &

 Watercourses

G2047 Playing Fields

G2048 Flagpoles

G2049 Miscellaneous Structures

G4020

Site Lighting

G4021 Fixtures & Transformers

G4022 Poles

G4023 Wiring Conduits & Ductbanks

G4024 Site Lighting Controls

G2050

Landscaping

G2051 Fine Grading & Soil Preparation

G2052 Erosion Control Measures

G2053 Top Soil and Planting Beds

G2054 Seeding and Sodding

G2055 Planting

G2056 Planters

G2057 Irrigation Systems

G2059 Other Landscape Features

G4030

Site Communication &

Security

G4031 Site Communications Systems

G4032 Site Security & Alarm Systems

G3010

Water Supply

G3011 Potable Water Distribution

 and Storage

G3012 Non Potable Water Distrib.

 and Storage

G3013 Well Systems

G3014 Fire Protection Distribution

 and Storage

G3015 Pumping Stations

G3016 Package Water Treatment

 Plants

G4090

Other Site Electrical

Utilities

G4091 Cathodic Protection

G4092 Site Emergency Power Generation

G9010

Service & Pedestrian

Tunnels

G9011 Service Tunnels

G9012 Trench Boxes

G9013 Pedestrian Tunnels

G9090

Other Site Systems

G9091 Snow Melting Systems
54

Improved Life-Cycle Costing—A Level-4 classification permits a more comprehensive

level of building detail for assembling operation, maintenance, and repair costs in

addition to initial construction costs. Having lower level costs early in the design process

helps users select cost-effective sub-elements and whole building alternatives on a lifecycle cost basis.

Building Condition Assessment—Evaluating building conditions for Level-4 subelements as opposed to higher levels allows facility managers to track conditions at a

level that corresponds to typical operation, maintenance, and repair activities. This

facilitates reporting physical condition and estimating costs for correction, as well as

preparing long-term capital replacement budgets.

Library of Technical Data—By classifying and filing technical and product data

according to a Level-4 format, users will be able to find data more quickly.

Civil Works Sitework—The addition of 128 sub-elements in Level-4 sitework makes

UNIFORMAT II feasible as a tool for organizing sitework on small and medium civil

works projects, such as parks.

Detailed Checklist—A formal Level-4 definition can be used as a checklist for most

UNIFORMAT II applications described in Sections 3 and 4. These include

specifications, estimates, technical design reviews, and building condition assessment. A

greater level of detail will enhance project control and improve cost effectiveness.
55

6. Summary and Suggestions for Further Work

6.1 Summary

The building community needs a building classification framework to provide a

consistent reference for the description, economic analysis, and management of buildings

during all phases of their life cycle. This includes the planning, programming, design,

construction, operations, and disposal phases. An elemental classification best satisfies

this need because it facilitates economic analysis early in the design stage before

adequate information has been developed to generate product-based estimates of project

costs. Building elements are major components that are common to most buildings and

that perform a given function regardless of the design specification, construction method,

or materials. Building foundations, exterior walls, and lighting are examples of elements.

UNIFORMAT II is an elemental classification that has been standardized by ASTM and

is being widely adopted. It is proposed in this report as the appropriate classification for

use in every phase of the building process. Data entered in a consistent format will not

have to be reentered at subsequent phases of the building life cycle. Users will

understand and be able to compare information at every phase because it is linked via

common, uniform, physical elements or activities—the standard elements of

UNIFORMAT II. Better information, generated early in the construction process and at

less cost, will help owners, builders, designers, facility managers, and occupants build

and manage their building for lower life-cycle costs.

Chapter 2 presents the 1997 ASTM UNIFORMAT II classification in three hierarchical

levels for both building elements and related sitework elements. The criteria for deciding

in which part of the framework to locate each element is described in detail. Although

this 3-level hierarchy has been successfully implemented, some Level-3 elements are

sufficiently general that it is not always clear where to classify more finely detailed items.

For this reason we introduce a fourth hierarchical level (presented in detail in Chapter 5).

Having a fourth-level category will improve communication, enhance project control, and

increase cost effectiveness in the building process.

Chapter 3 lists the many applications of UNIFORMAT II now in practice in all phases of

the building life cycle. Selected applications in writing performance specifications,

technical requirements, and preliminary project descriptions are described in detail. An

example of a major benefit from using UNIFORMAT II in preliminary project

descriptions at schematic design is that value engineering, life-cycle costing, and energy

analysis can be initiated before the design development stage is initiated. This allows

optimization when there is potential for significant cost savings—i.e., before the project

design becomes locked in.

Chapter 4 treats elemental estimating, how it differs from product estimates, and the

importance of design cost analysis parameters. An elemental estimate format

incorporating cost analysis parameters is recommended to facilitate comparisons with
56

targeted costs and those of similar projects in historical databases. The elemental

estimate format is illustrated with cost estimates generated for an eight-story office

building. Underlying estimate data sheets are also provided to help explain the derivation

of the building’s summary elemental costs. To facilitate using UNIFORMAT II , sources

of elemental cost and engineering data are provided.

Chapter 5 presents a recommended fourth level of sub-elements for UNIFORMAT II.

The Level-4 sub-elements provide numerous advantages over the current three levels of

UNIFORMAT II. Improved cost data emerge, resulting in better cost estimates and an

improved historical cost database. Most importantly, a Level-4 classification permits

more comprehensive building details for assembling operation, maintenance, and repair

costs as well as initial construction costs. This helps users better estimate life-cycle costs

and thereby make life-cycle, cost-effective building selections early in the design process

when the potential for cost savings is greatest. Finally, having Level-4 sub-elements

allows facility managers to assess building conditions at a level that corresponds to

typical operation, maintenance, and repair activities. This facilitates the reporting of

building condition, the estimation of maintenance, repair, renovation, and retrofit costs,

and the preparation of long-term capital replacement budgets.

6.2 Suggestions for Further Work

Five suggestions are proposed for further work. The first is to revise the ASTM

UNIFORMAT II classification to incorporate the Level-4 sub-elements described in

Chapter 5. This will require collaboration among users of the classification and writers

of the standard to arrive at a consensus of enhancements that will better help

UNIFORMAT II meet user needs. A Level-4 classification of sub-elements in buildingrelated sitework with 128 designations would produce a framework that could be

applicable for small-to-medium-sized civil works projects such as parks, thus expanding

significantly the user base for the standard.

The second suggestion is to develop counterpart formats to UNIFORMAT II for nonbuilding applications. Figure 6.1 shows potential industry users of UNIFORMAT II.

The shaded building and site-related boxes indicate that a standard format exists for those

applications. The dark-bordered box for bridges indicates that there is a “standard in

process” on UNIFORMAT II for bridges. The other boxes represent potential areas for

the development of specialized UNIFORMAT II standard formats. Note that the

anticipated benefits of a UNIFORMAT II for bridges or any of these other applications

are similar to what we described in this report for buildings.

The third suggestion is to develop standard elemental units of measurement and cost

analysis parameters or factors for use in comparing cost estimates among similar projects

and to a database of elemental costs. These units of measurement and cost analysis

factors would be candidates for ASTM standards.
57

Figure 6.1 Framework of the Built Environment

The fourth suggestion is to present to ASTM a standard summary format (based on

Tables 4.3, 4.4, and 4.5) for presenting elemental cost estimates of buildings during

design. Using the same UNIFORMAT II format consistently over time and over all

projects will ensure that managers and other audiences of economic presentations will

understand exactly what elements contain and what they are projected to cost.

UNIFORMAT II becomes the thread that ties project information together through all

phases of the building’s life cycle.

The fifth suggestion is to use the UNIFORMAT II format to record information on the

National Construction Goals (NCGs). The NCGs were formulated by a broad cross

section of the construction industry to promote the competitiveness of the U.S.

Construction industry. The program provides baseline measures of industry practices and

tools and information on ways to reduce construction cycle time, first costs, life-cycle

costs, and injuries and illnesses. By providing a definitive and consistent format,

UNIFORMAT II would promote performance improvement efforts through reference to

information on industry norms (e.g., first costs for Levels 3 and 4) and the ability to

identify and benchmark against industry leaders.

Site

Acquisitions

Buildings

(Chart 2.1)

Related

Sitework

(Chart 2.2)

Construction

Buildings Bridges Roads Dams Tunnels Railroads Other

Built

Environment
58
59

APPENDIX A Author Profiles

ROBERT P. CHARETTE

Mr. Charette, a professional engineer, is an associate adjunct professor at Concordia

University. He led the ASTM Building Economics Subcommittee in developing ASTM's

UNIFORMAT II Standard Classification for Building Elements and Related Sitework.

He is accredited as a Certified Value Specialist by the Society of American Value

Engineers and qualified as a Professional Quantity Surveyor with the Canadian Institute

of Quantity Surveyors. He was formerly National Director of the Value Engineering and

Life-Cycle Costing Services for Hanscomb Consultants in Canada and the United States.

Mr. Charette is a member of the Architectural Engineering Institute of the American

Society of Civil Engineers, the Construction Specification Institute, the Design-Build

Institute of America, and the Association for Project Managers. He has lectured and

presented seminars on Value Engineering, Life-Cycle Costing, and UNIFORMAT II for

Design Management at both the undergraduate and post graduate levels at McGill

University's School of Architecture, Design and Modelling Centre; Schools of

Architecture and Engineering at the University of Montreal; Ecole de Technolgie

Superieure; Concordia University; Harvard Graduate School of Design; and the

University of Wisconsin.

HAROLD E. MARSHALL

Dr. Marshall heads the Office of Applied Economics at the National Institute of

Standards and Technology. His specialty is developing standard economic methods and

risk analysis techniques for evaluating investment projects. Dr. Marshall is co-author of

a book on building economics, and has published over 40 articles, chapters in books, and

technical papers. He chairs for the American Society for Testing and Materials the

Building Economics Subcommittee which has produced thirteen standard economic

methods used worldwide for evaluating investments in buildings and construction. As

advisory editor to the international journal Construction Management and Economics and

to AACE International's Cost Engineering, he keeps abreast of developments at home and

abroad in building economics. A graduate of the George Washington University (Ph.D.

in 1969, M.A., 1965, and B.A., 1964), Dr. Marshall's early career included teaching

economics for the George Washington University, George Mason University, and for two

years on World Campus Afloat's around-the-world shipboard college. In recognition of

his contributions in building economics, Dr. Marshall received in 1986 the American

Association of Cost Engineers' highest honor, the Award of Merit, and in 1988 the

American Society for Testing and Materials Award of Merit and accompanying honorary

title of Fellow of the Society.
60
61

APPENDIX B UNIFORMAT II, Level-3 ELEMENT

DESCRIPTIONS—List of Inclusions and Exclusions

The following lists show what items are included and excluded at Level 3 in the 1997

version of the ASTM Standard Classification for Building Elements and Related

Sitework. Note that the listings of inclusions and exclusions are not intended to be an

exhaustive listing. Rather, they provide a general outline of what to expect in each

element consistent with the selection criteria outlined in section 2.2. Exclusions are listed

to help users find items quickly. For example, a user might place exterior load bearing

walls under B2010 Exterior Walls or B1010 Floor Construction. UNIFORMAT II puts

them under B2010 Exterior Walls based on technical judgment and current practice.

Putting under B1010 Floor Construction a cross-reference to B2010 Exterior Walls

directs the person who looks first under Floor Construction to the appropriate element,

Exterior Walls.

B.1 Description of Building Elements

A 10 Foundations

 A 1010 Standard Foundations

Includes

• wall & column foundations

• foundation walls up to level of top of slab

on grade

• pile caps

• backfill & compaction

• footings & bases

• perimeter insulation

• perimeter drainage

• anchor plates

• dewatering

Excludes

• general excavation to reduce levels (see

section G 1030, Site Earthwork)

• excavation for basements (see section

A 2010, Basement Excavation)

• basement walls (see section A 2020,

Basement Walls)

• under-slab drainage and insulation (see

section A 1030, Slab on Grade)

A 1020 Special Foundations

Includes

• piling

• caissons

• underpinning

• dewatering

• raft foundations

Excludes

• pile caps (see section A 1010, Standard

Foundations)

• rock excavation (unless associated with

Special Foundations) (see section A 1010,

Standard Foundations & section A 2010,
62

• grade beams

• any other special foundation conditions

Basement Excavation)

 A 1030 Slab on Grade

Includes

• standard

• structural

• inclined slabs on grade

• trenches

• pits

• bases

• under-slab drainage

• under-slab insulation

Excludes

• applied floor finishes (see section C 3020,

Floor Finishes)

• hardeners & sealers to the slab (see section

C 3020, Floor Finishes)

 A 20 Basement Construction

 A 2010 Basement Excavation

Includes

• additional excavation required for

construction of basement

• backfill & compaction

• excavation support system

Excludes

• general grading to reduce levels over site

(see section G 1030, Site Earthwork)

 A 2020 Basement Walls

Includes

• basement wall construction

• moisture protection

Excludes

• walls above grade that enclose basements

(see section B 2010, Exterior Walls)

• perimeter drainage (see section A 1010,

Standard Foundations)

 B 10 Superstructure

 B 1010 Floor Construction

Includes

• floor structural frame

• interior structural walls

Excludes

• exterior load bearing walls (see section

B 2010, Exterior Walls)
63

• floor slabs & decks

• inclined & stepped floors

• expansion & contraction joints

• balcony construction

• suspended ramps

• exterior stairs and fire escapes

• other floor construction (e.g., catwalks,

space frames, etc.)

• applied & suspended ceiling & floor

finishes (see section C 3020, Floor

Finishes & section C 3030, Ceiling

Finishes)

• stair construction (see section C 2010,

Stair Construction)

• balcony walls & railings (see section

B 2010, Exterior Walls)

 B 1020 Roof Construction

Includes

• roof structural frame

• structural interior walls supporting roof

• roof decks, slabs & sheathing

• canopies

• other roof construction

Excludes

• roof coverings (see section B 3010, Roof

Coverings)

• skylights & roof openings (see section

B 3020 Openings)

• stair construction (see section C 2010,

Stair Construction)

 B 20 Enclosure

 B 2010 Exterior Walls

Includes

• exterior wall construction with facing

materials, exterior applied finishes,

• back-up construction, framing, wallboard,

parapets, insulation & vapor retarders,

sheathing, wallboard

• exterior load-bearing wall construction

• exterior louvers & screens

• exterior sun control devices

• balcony walls & railings

• exterior soffits

Excludes

• applied finishes to interior faces of

exterior walls (see section C 3010, Wall

Finishes)

• columns and beams in exterior walls (see

section B 10, Superstructure)

• venetian blinds (see section E 20,

Furnishings)

• other interior sun control devices (see

section E 20, Furnishings)

• roof eaves and eaves soffits (see section

B 3010, Roof Coverings)

• glazed curtain walls (see section B 2020,

Windows)
64

 B 2020 Exterior Windows

Includes

• windows

• storefronts

• curtain walls

• exterior painting of windows

• wall opening elements such as lintels,

sills, flashings, etc.

Excludes

• window treatments (see section E 20,

Furnishings)

 B 2030 Exterior Doors

Includes

• personnel doors

• revolving doors

• overhead doors

• other doors (e.g., hanger doors, blastresistant doors, etc.)

 B 30 Roofing

 B 3010 Roof Coverings

Includes

• roofing membranes

• traffic coatings

• waterproof membranes below paving

• expansion joints

• vapor retarder1

• roof & deck insulation

• roof fill

• flashings & trim

• gutters & downspouts

• eaves & eaves soffits

Excludes

• roof openings (see section B 3020, Roof

Openings)

• roof drains (see section D 2040, Rain

Water Drainage)

• parapets (see section B 2010, Exterior

Walls)

 

1

 A vapor retarder was formerly referred to as a vapor barrier.
65

 B 3020 Roof Openings

Includes

• skylights

• area glazing

• roof hatches

• gravity roof ventilators

• smoke vents

Excludes

• powered & ducted ventilators (see section

D 3040, Distribution Systems)

 C 10 Interior Construction

 C 1010 Partitions

Includes

• fixed partitions

• demountable partitions

• retractable & movable partitions

• operable partitions

• interior balustrades & screens

• interior window & storefronts

• Though not in standard, C1010

includes field constructed toilet partitions

Excludes

• stair balustrades (see section C 2010, Stair

Construction)

• interior load bearing & shear walls (see

section B 10, Superstructure)

• applied wall finishes (see section C 3010,

Wall Finishes)

• Fabricated toilet partitions ( see section

C1030, Fittings)

 C 1020 Interior Doors

Includes

• standard swinging doors

• glazed doors

• sliding & folding doors

• fire doors

• other doors

• door frames

• door hardware

• door opening elements

• door painting & staining

• hatches & access doors

Excludes

• vault doors (see section E 10, Equipment)

• operable partitions (see section C 1010,

Partitions)
66

 C 1030 Fittings

Includes

• chalk & tack boards

• identifying devices

• lockers

• toilet & bath accessories

• storage shelving

• handrails & ornamental metals

• fabricated toilet partitions

• fabricated compartments and cubicles

• closet specialties

Excludes

• equipment (see section E 10, Equipment)

• furniture (see section E 20, Furnishings)

• special construction (see section F 10,

Special Construction)

• fire extinguishers (see section D 4030,

Fire Protection Specialties)

• manufactured case work (see section

E 20, Furnishings)

 C 20 Stairs

 C 2010 Stair Construction

Includes

• stair treads, risers and landings

• handrails and balustrades

Excludes

steps in structural slabs (see section B 1010,

Floor Construction)

 C 2020 Stair Finishes

Includes

• finishes to treads, risers, landings &

soffits

• finishes to handrails & balustrades

 C 30 Interior Finishes

 C 3010 Wall Finishes

Includes

• concrete wall finishes

• wall plastering

• wallboard

• tile & terrazzo

• painting

• wallcoverings

• acoustic wall treatment

• other coatings & finishings

Excludes

• wallboard integral to interior walls &

partitions (see section C 1010, Partitions,

B2010, Exterior walls)
67

 C 3020 Floor Finishes

Includes

• floor toppings and traffic membranes

• hardeners & sealers

• tile, terrazzo, wood & resilient flooring

• carpeting

• masonry & stone flooring

• other flooring (e.g., conductive, armored)

• painting & staining

• access pedestal flooring

Excludes

• stair finishes (see section C 2020, Stair

Finishes)

 C 3030 Ceiling Finishes

Includes

• exposed concrete finishes

• plaster ceiling finishes

• wallboard ceiling finishes

• acoustic ceiling tiles & panels

• painting & staining

• metal strip ceilings

• other ceilings

• all suspended systems

Excludes

• finishes to stair soffits (see section C

2020, Stair Finishes)

• finishes to exterior soffits (see section

B 2010, Exterior Walls)

 D 10 Conveying

 D 1010 Elevators and Lifts

Includes

• passenger elevators

• freight elevators

• people lifts

• wheel chair lifts

Excludes

• elevator pits (see section A 1030, Slab on

Grade)

 D 1020 Escalators and Moving Walks

Includes

• escalators

• moving walks
68

 D 1090 Other Conveying Systems

Includes

• hoist & cranes

• conveyors

• dumbwaiters

• pneumatic tube systems

• linen, trash & mail chutes

• turntables

• operable scaffolding

• transportation systems (for example

baggage handling and aircraft loading

systems)

 D 20 Plumbing

 D 2010 Plumbing Fixtures

Includes

• water closets

• urinals

• lavatories

• sinks

• showers

• bathtubs

• drinking fountains

• bidets

Excludes

• domestic hot water heaters (see section

D 2020, Domestic Water)

• hose bibbs (see section D 2020, Domestic

Water)

• other equipment (see section D 2090,

Other Plumbing Systems)

D 2020 Domestic Water Distribution

Includes

• pipes & fittings

• valves, hydrants & hose bibbs

• water heaters

• domestic water supply equipment

• insulation

Excludes

• plumbing fixtures (see section D 2010,

Plumbing Fixtures)
69

 D 2030 Sanitary Waste

Includes

• waste pipe & fittings

• vent pipe & fittings

• floor drains

• sanitary waste equipment

• insulation

 D 2040 Rain Water Drainage

Includes

• pipe & fittings

• roof drains

• insulation

Excludes

• gutters & downspouts (see section B

3010, Roof Coverings)

 D 2090 Other Plumbing Systems

Includes

• other piping systems

• gas distribution

• acid waste systems

• pool equipment

• fountain piping systems & devices

 D 30 HVAC

 D 3010 Energy Supply

Includes

• oil, gas, & coal supply

• steam, hot & chilled water supply

• solar energy supply

• wind energy supply

Excludes

• electrical energy supply systems (see

section D 5090, Other Electrical Systems,

and section D 5010, Service &

Distribution)
70

 D 3020 Heat Generating Systems

Includes

• boilers, including electric

• piping and fittings adjacent to boilers

• primary pumps

• auxiliary equipment

• equipment & piping insulation

Excludes

• electric space unit heaters & baseboard,

fuel fired unit heaters, furnaces (see

section D 3050, Terminal & Package

Units)

controls & instrumentation (see section D

3060, Controls & Instrumentation)

 D 3030 Cooling Generating Systems

Includes

• chillers

• cooling towers & evaporative coolers

• condensing units

• piping & fittings

• primary pumps

• direct expansion systems

• equipment & piping insulation

Excludes

• secondary chilled water pumps (see

section D 3040, Distribution Systems)

• distribution piping (see section D 3040,

Distribution Systems)

• controls & instrumentation (see section D

3060, Controls & Instrumentation)

 D 3040 Distribution Systems

Includes

• supply & return air systems, including air

handling units with coils (electric

included), filters, ductwork, & associated

devices such as VAV boxes, duct heaters,

induction units & grilles

• ventilation & exhaust systems

• steam, hot water, glycol & chilled water

distribution

• associated terminal devices including

convectors, fan-coil units, & induction

units, but not water & steam unit heaters

• heat recovery equipment

• auxiliary equipment such as secondary

pumps, heat exchangers, sound

attenuation, & vibration isolation

• piping, duct, & equipment insulation

Excludes

• electric, gas, or oil fired unit heaters (see

section D 3050, Terminal & Package

Units)

• furnaces (gas or oil) (see section D 3050,

Terminal & Package Units)

• floor, ceiling, & rooftop package units

(see section D 3050, Terminal & Package

Units)

• controls & instrumentation (see section D

3060, Controls & Instrumentation)
71

 D 3050 Terminal and Package Units

Includes

• electric baseboard

• electric or fossil fuel fired unit heaters,

unit ventilators, & radiant heaters

• window or through-the-wall air

conditioners, with or without heating of

any type

• reverse-cycle, water- or air-cooled,

terminal heat pumps

• wall sleeves where required

• electric or fossil fuel fired air-handling

units or furnaces

• self-contained, air- or water-cooled, floor,

ceiling, & rooftop air conditioners, & heat

pumps

• ductwork and accessories, including flue

stacks

• factory-integrated controls

Excludes

• piping & accessories (see section D 3040,

Distribution Systems)

• hydronic or steam convectors, fan-coil

units (see section D 3040, Distribution

Systems)

• cooling towers, remote air-cooled

condensers, evaporative coolers (see

section D 3030, Cooling Generation

Systems)

• air-handling units with only hydronic

heating or steam coils (see section D

3040, Distribution Systems)

• air-handling units with chilled water or

direct expansion cooling coils (see section

D 3040, Distribution Systems)

 D 3060 Controls and Instrumentation

Includes

• heating generating systems

• cooling generating systems

• heating/cooling air handling units

• exhaust & ventilating systems

• terminal devices

• energy monitoring & control

• building automation systems

Excludes

• factory-installed controls, when an

integral part of terminal & package units

(see section D 3050, Terminal & Package

Units)

 D 3070 Systems Testing and Balancing

Includes

• piping systems testing & balancing

• air systems testing & balancing
72

 D3090 Other HVAC Systems and Equipment

Includes

• special cooling systems and devices

• special humidity control

• dust and fume collectors

• air curtains

• air purifiers

• paint spray booth ventilation systems

• general construction items associated with

mechanical systems

 D 40 Fire Protection

 D 4010 Sprinklers

Includes

• water supply equipment

• piping valves & fittings

• sprinkler heads & release devices

 D 4020 Standpipes

Includes

• water supply equipment

• piping valves & fittings

• cabinets & hoses

 D 4030 Fire Protection Specialties

Includes

• fire extinguishers

• fire extinguisher cabinets
73

 D 4090 Other Fire Protection Systems

Includes

• carbon dioxide systems

• clean agent systems

• foam generating systems

• dry chemical systems

• exhaust hood systems

 D 50 Electrical

 D 5010 Electrical Service and Distribution

Includes

• primary transformers

• secondary transformers

• main switchboard

• interior distribution transformers

• branch circuit panels

• enclosed circuit breakers

• motor control centers

• conduit and wiring to circuit panels

Excludes

• outdoor transformers (see section G 4010,

Electrical Distribution)

• emergency power (see section D 5090,

Other Electrical Systems)

• branch wiring (see section D 5020,

Lighting & Branch Wiring)

 D 5020 Lighting and Branch Wiring

Includes

• branch wiring & devices for lighting

fixtures

• lighting fixtures

• branch wiring for devices & equipment

connections

• devices

• exterior building lighting

Excludes

• underfloor raceways (see section D 5090,

Other Electrical Systems)

• exterior site lighting (see section G 4020,

Site Lighting)

 D 5030 Communications and Security

Includes

• fire alarm systems

Excludes

• other electrical systems (see section D

5090, Other Electrical Systems)
74

• call systems

• telephone systems

• local area networks

• public address & music systems

• intercommunication systems & paging

• clock & program systems

• television systems

• security systems

 D 5090 Other Electrical Systems

Includes

• emergency generators

• UPS

• emergency lighting systems

• power factor correction

• lightning & grounding protection systems

• raceway systems

• power generation systems

Excludes

• electric baseboard (see section D 3050,

Terminal & Package Units)

• electric coils & duct heaters (see section

D 3040, Distribution Systems)

• building automation & energy monitoring

systems (see section D 3060, Controls &

Instrumentation)

• communications & security systems (see

section D 5030, Communications &

Security)

 E 10 Equipment

 E 1010 Commercial Equipment

Includes

• security and vault equipment

• teller and service equipment

• registration equipment

• checkroom equipment

• mercantile equipment

• commercial laundry and dry cleaning

equipment

• vending equipment

• office equipment
75

 E 1020 Institutional Equipment

Includes

• ecclesiastical equipment

• library equipment

• theater and stage equipment

• instrumental equipment

• audio-visual equipment

• detention equipment

• laboratory equipment

• medical equipment

• mortuary equipment

E 1030 Vehicular Equipment

Includes

• vehicular service equipment

• parking control equipment

• loading dock equipment

E 1090 Other Equipment

Includes

• maintenance equipment

• solid waste handling equipment

• food service equipment

• residential equipment

• unit kitchens

• darkroom equipment

• athletic, recreational, and therapeutic

equipment

• planetarium equipment

• observatory equipment

• agricultural equipment
76

E 20 Furnishings

E 2010 Fixed Furnishings

Includes

• fixed artwork

• fixed casework

• window treatment

• fixed floor grilles and mats

• fixed multiple seating

• fixed interior landscaping

E 2020 Movable Furnishings

Includes

• movable artwork

• furniture and accessories

• movable rugs and mats

• movable multiple seating

• movable interior landscaping

 F 10 Special Construction

 F 1010 Special Structures

Includes

• air-supported structures

• pre-engineered structures

• other special structures

Excludes

• solar & wind energy supply (see section

D 3010, Energy Supply)

F 1020 Integrated Construction

Includes

• integrated assemblies

• special purpose rooms

• other integrated construction
77

F 1030 Special Construction Systems

Includes

• sound, vibration, and seismic construction

• radiation protection

• special security systems

• other special construction systems

F 1040 Special facilities

Includes

• aquatic facilities

• ice rinks

• site constructed incinerators

• kennels and animal shelters

• liquid and gas storage tanks

• other special facilities

F 1050 Special Controls and Instrumentation

Includes

• recording instrumentation

• building automation systems

• other special controls and instrumentation

 F 20 Selective Building Demolition

 F 2010 Building Elements Demolition

Includes

• demolition of existing building

components

Excludes

• site demolition (see section G 1020, Site

Demolition & Relocations)

 F 2020 Hazardous Components Abatement

Includes

• removal or encapsulation of hazardous

building materials & components
78

B.2 Description of Building-Related Sitework

 The following lists show what items are included and excluded in the sitework

classification at Level 3. Note again that the numbers are for the purpose of organizing the

report and are not classification numbers for the elements.

 G 10 Site Preparation

 G 1010 Site Clearing

Includes

• clearing & grubbing

• tree removal & thinning

 G 1020 Site Demolition and Relocations

Includes

• complete building demolition

• demolition of site components

• relocation of buildings & utilities

Excludes

• selective demolition within building (see

section F 20, Selective Building

Demolition)

 G 1030 Site Earthwork

Includes

• grading, excavating & fill to modify site

contours

• soil stabilization & treatment

• site watering

• site shoring

• embankments

Excludes

• building excavation for foundations and

basements (see section A 10, Foundations

& section A 20, Basement Construction)

 G 1040 Hazardous Waste Remediation

Includes

• removal & restoration of contaminated

soil
79

 G 20 Site Improvement

 G 2010 Roadways

Includes

• paving sub-base

• paving & surfacing

• curbs & gutters

• rails & barriers

• painted lines

• markings & signage

 G 2020 Parking Lots

Includes

parking lot paving & surfacing

• curbs, rails & barriers

• parking booths & equipment

• markings & signage

 G 2030 Pedestrian Paving

Includes

• paving & surfacing

• exterior steps

Excludes

• waterproof membranes under terrace &

plaza paving (see section G 3010, Roof

Coverings)

 G 2040 Site Development

Includes

• fences & gates

• retaining walls

• terrace & perimeter walls

• signs

• site furnishings

• fountains, pools, & watercourses

• playing fields

• flagpoles

• miscellaneous structures

• site equipment (for example car wash,

banking system and theatre equipment

located on the site)

Excludes

• signs (see section G 2010, Roadways &

section G 2020, Parking Lots)
80

 G 2050 Landscaping

Includes

• fine grading & soil preparation

• top soil & planting beds

• seeding & sodding

• planting

• planters

• other landscape features

• irrigation systems

Excludes

• interior planters & planting (see section

E 20, Furnishings)

• site grading (see section G 1030, Site

Earthwork)

 G 30 Site Mechanical Utilities

 G 3010 Water Supply

Includes

• potable & non-potable water systems

• well systems

• fire protection systems

• pumping stations

• water storage

Excludes

• irrigation systems (see section G 2050,

Landscaping)

 G 3020 Sanitary Sewer

Includes

• piping

• manholes

• septic tanks

• lift stations

• package waste water treatment plants
81

 G 3030 Storm Sewer

Includes

• piping

• manholes

• catch basins

• lift stations

• retention ponds

• ditches & culverts

 G 3040 Heating Distribution

Includes

• steam supply

• condensate return

• hot water supply systems

Excludes

• Service tunnels (see section G 9090,

Service and Pedestrian Tunnels)

 G 3050 Cooling Distribution

Includes

• chilled water piping

• wells for cooling

• pumping stations

• cooling towers on site

Excludes

• service tunnels (see section G 9090,

Service and Pedestrian Tunnels)

 G 3060 Fuel Distribution

Includes

• piping

• equipment

• storage tanks

G3090 Other Site Mechanical

Utilities

Includes

• industrial waste systems

• POL (Petroleum Oil & Lubricants)

distribution systems
82

 G 40 Site Electrical Utilities

 G 4010 Electrical Distribution

Includes

• substations

• overhead power distribution

• underground power distribution

• ductbanks

• grounding

G 4020 Site Lighting

Includes

• fixtures & transformers

• poles

• wiring conduits & ductbanks

• controls

• grounding

G 4030 Site Communications and Security

Includes

• overhead & underground communications

• site security & alarm systems

• ductbanks

• grounding

 G 4040 Other Site Electrical Utilities

Includes

• cathodic protection

• emergency power generation
83

 G 90 Other Site Construction

 G 9010 Service and Pedestrian Tunnels

Includes

• constructed service and pedestrian

tunnels

• prefabricated service tunnels & trench

boxes

 G 9090 Other Site Systems

Includes

• snow melting systems
84
85

APPENDIX C CSI MasterFormat 95TM Titles for Divisions 1-16

1. GENERAL REQUIREMENTS

2. SITE CONSTRUCTION

3. CONCRETE

4. MASONRY

5. METALS

6. WOOD AND PLASTICS

7. THERMAL AND MOISTURE PROTECTION

8. DOORS AND WINDOWS

9. FINISHES

10. SPECIALTIES

11. EQUIPMENT

12. FURNISHINGS

13. SPECIAL CONSTRUCTION

14. CONVEYING SYSTEMS

15. MECHANICAL

16. ELECTRICAL
86
87

APPENDIX D Abbreviations and Symbols

BCC Building construction cost

BTC Building trade cost

BTU British thermal unit

CAB Cabinet

CFM Cubic feet per minute

CI Cast iron

CY Cubic yards

EA Each

FIX Fixtures

FLT Flight

FPA Footprint area

GFA Gross floor area

HDS Heads

HP Horsepower

HR Hour

KIP Unit of weight equal to 1000 pounds

kW Kilowatt

LB Pounds

LF Lineal feet

Lot Lot

LVS Leaves

MBH Thousand BTU per hour

NPT National pipe thread

NSA Net site area

PR Pair

PSF Pounds per square foot load

SCC Sitework construction cost

SF Square feet

STC Sitework trade cost

STOP Stop for elevator

TCC Total construction cost

TR Tons of refrigeration

TSA Total site area

VAV Variable air volume

VLF Vertical lineal feet

"

'

Inches

Feet
88
89

APPENDIX E References

Ahuja, N. Hira, and Campbell, Walter J. Estimating from Concept to Completion

(Englewood Cliffs, NJ: Prentice-Hall, Inc., 1988).

American Institute of Architects. “Chapter B5—Design and Construction Cost

Management,” Architect’s Handbook of Professional Practice (Washington, DC:

American Institute of Architects, 1984).

American Institute of Architects. MASTERCOST Instruction Manual (Washington, DC:

American Institute of Architects, 1974).

American Institute of Architects. AIA Document D101— The Architectural Area and

Volume of Buildings (Washington, DC: The American Institute of Architects, 1980).

American Institute of Architects. The Architect’s Handbook of Professional Practice —

7th Edition (Washington, DC: American Institute of Architects, 1992).

American Society for Testing and Materials. ASTM E 1496-98, “Standard Practice for

Measuring Cost Risk of Buildings and Building Systems" (West Conshohocken, PA:

American Society for Testing and Materials, 1998).

American Society for Testing and Materials. ASTM E 1557-97, "Standard Classification

for Building Elements and Related Sitework- UNIFORMAT II" (West Conshohocken,

PA: American Society for Testing and Materials, 1997).

Bowen, Brian and Robert P. Charette. "Elemental Cost Classification Standard for

Building Design," 1991 American Association of Cost Engineers (AACE)

Transactions (Seattle, WA: American Association of Cost Engineers, 1991).

Bowen, Brian, Robert Charette, and Harold Marshall. UNIFORMAT II – A

Recommended Classification for Building Elements and Related Sitework, Special

Publication 841 (Gaithersburg, MD: National Institute of Standards and Technology,

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UNIFORMAT II Classification of Building-Related Sitework (E1557-97)

Level 1

Major Group Elements

Level 2

Group Elements

Level 3

Individual Elements

G10 Site Preparation G1010 Site Clearing

G1020 Site Demolition and Relocations

G1030 Site Earthwork

G1040 Hazardous Waste Remediation

G20 Site Improvements G2010 Roadways

G2020 Parking Lots

G2030 Pedestrian Paving

G2040 Site Development

G2050 Landscaping

G30 Site Mechanical Utilities G3010 Water Supply

G3020 Sanitary Sewer

G3030 Storm Sewer

G3040 Heating Distribution

G3050 Cooling Distribution

G3060 Fuel Distribution

G3090 Other Site Mechanical Utilities

G40 Site Electrical Utilities G4010 Electrical Distribution

G4020 Site Lighting

G4030 Site Communications & Security

G4090 Other Site Electrical Utilities

G BUILDING SITEWORK

G90 Other Site Construction G9010 Service and Pedestrian Tunnels

G9090 Other Site Systems & Equipment