estimate residential construction—by the entire structure...

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Estimate residential construction—by the entire structure, by major components, or by unit costs

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Cheryl Elsmore

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34th annual edition


Related RSMeansProducts and ServicesTable ofContents

Foreword iv How the Book Is Built: An Overview v Absolute Essentials for a Quick Start vi Estimating with RSMeans Unit Price Cost Data vii How to Use the Book: The Details ix Square Foot Cost Section 1Assemblies Cost Section 97Unit Price Section 283 Reference Section 659 Construction Equipment Rental Costs 661 Crew Listings 673 Location Factors 707 Reference Tables 713 Abbreviations 734 Estimating Forms 738

Index 740 Other RSMeans Products and Services 762 Labor Trade Rates includingOverhead & Profit Inside Back Cover

iii


1

Square Foot Cost Section

Table of Contents Page

Introduction General . . . . . . . . . . . . . . . . . . . . . . . . . . 3 How to Use . . . . . . . . . . . . . . . . . . . . . . . 4 Building Classes . . . . . . . . . . . . . . . . . . . . 8 Configurations . . . . . . . . . . . . . . . . . . . . . 9 Building Types . . . . . . . . . . . . . . . . . . . . 10 Garage Types . . . . . . . . . . . . . . . . . . . . . 12 Building Components . . . . . . . . . . . . . . . 13 Exterior Wall Construction . . . . . . . . . . . . 14

Residential Cost Estimate WorksheetsInstructions . . . . . . . . . . . . . . . . . . . . . . 15 Model Residence Example . . . . . . . . . . . . 17

Economy Illustrations . . . . . . . . . . . . . . . . . . . . . . 23 1 Story . . . . . . . . . . . . . . . . . . . . . . . . . 24 1-1/2 Story . . . . . . . . . . . . . . . . . . . . . . 26 2 Story . . . . . . . . . . . . . . . . . . . . . . . . . 28 Bi-Level . . . . . . . . . . . . . . . . . . . . . . . . . 30 Tri-Level . . . . . . . . . . . . . . . . . . . . . . . . 32 Wings & Ells. . . . . . . . . . . . . . . . . . . . . . 34

Average Illustrations . . . . . . . . . . . . . . . . . . . . . . 37 1 Story . . . . . . . . . . . . . . . . . . . . . . . . . 38 1-1/2 Story . . . . . . . . . . . . . . . . . . . . . . 40

Page

2 Story . . . . . . . . . . . . . . . . . . . . . . . . . 42 2-1/2 Story . . . . . . . . . . . . . . . . . . . . . . 44 3 Story . . . . . . . . . . . . . . . . . . . . . . . . . 46 Bi-Level . . . . . . . . . . . . . . . . . . . . . . . . . 48 Tri-Level . . . . . . . . . . . . . . . . . . . . . . . . 50 Solid Wall (log home) 1 Story . . . . . . . . . . 52 Solid Wall (log home) 2 Story . . . . . . . . . . 54 Wings & Ells. . . . . . . . . . . . . . . . . . . . . . 56

Custom Illustrations . . . . . . . . . . . . . . . . . . . . . . 59 1 Story . . . . . . . . . . . . . . . . . . . . . . . . . 60 1-1/2 Story . . . . . . . . . . . . . . . . . . . . . . 62 2 Story . . . . . . . . . . . . . . . . . . . . . . . . . 64 2-1/2 Story . . . . . . . . . . . . . . . . . . . . . . 66 3 Story . . . . . . . . . . . . . . . . . . . . . . . . . 68 Bi-Level . . . . . . . . . . . . . . . . . . . . . . . . . 70 Tri-Level . . . . . . . . . . . . . . . . . . . . . . . . 72 Wings & Ells. . . . . . . . . . . . . . . . . . . . . . 74

Luxury Illustrations . . . . . . . . . . . . . . . . . . . . . . 77 1 Story . . . . . . . . . . . . . . . . . . . . . . . . . 78 1-1/2 Story . . . . . . . . . . . . . . . . . . . . . . 80 2 Story . . . . . . . . . . . . . . . . . . . . . . . . . 82 2-1/2 Story . . . . . . . . . . . . . . . . . . . . . . 84

Page

3 Story . . . . . . . . . . . . . . . . . . . . . . . . . 86 Bi-Level . . . . . . . . . . . . . . . . . . . . . . . . . 88 Tri-Level . . . . . . . . . . . . . . . . . . . . . . . . 90 Wings & Ells. . . . . . . . . . . . . . . . . . . . . . 92

Residential Modifications Kitchen Cabinets . . . . . . . . . . . . . . . . . . 93 Kitchen Countertops . . . . . . . . . . . . . . . . 93 Vanity Bases . . . . . . . . . . . . . . . . . . . . . 94 Solid Surface Vanity Tops . . . . . . . . . . . . 94 Fireplaces & Chimneys . . . . . . . . . . . . . . 94 Windows & Skylights . . . . . . . . . . . . . . . . 94 Dormers . . . . . . . . . . . . . . . . . . . . . . . . . 94 Appliances . . . . . . . . . . . . . . . . . . . . . . . 95 Breezeway . . . . . . . . . . . . . . . . . . . . . . . 95 Porches . . . . . . . . . . . . . . . . . . . . . . . . . 95 Finished Attic . . . . . . . . . . . . . . . . . . . . . 95 Alarm System . . . . . . . . . . . . . . . . . . . . . 95 Sauna, Prefabricated . . . . . . . . . . . . . . . 95 Garages . . . . . . . . . . . . . . . . . . . . . . . . . 96 Swimming Pools . . . . . . . . . . . . . . . . . . . 96 Wood & Coal Stoves . . . . . . . . . . . . . . . . 96 Sidewalks . . . . . . . . . . . . . . . . . . . . . . . 96 Fencing . . . . . . . . . . . . . . . . . . . . . . . . . 96 Carport . . . . . . . . . . . . . . . . . . . . . . . . . 96


97

AssembliesSection

1 Site Work1-04 Footing Excavation............................... 1021-08 Foundation Excavation ........................ 1041-12 Utility Trenching ................................. 1061-16 Sidewalk................................................ 1081-20 Driveway............................................... 1101-24 Septic ..................................................... 1121-60 Chain Link Fence................................. 1141-64 Wood Fence........................................... 115

2 Foundations2-04 Footing................................................... 1182-08 Block Wall............................................. 1202-12 Concrete Wall ....................................... 1222-16 Wood Wall Foundation ........................ 1242-20 Floor Slab .............................................. 126

3 Framing3-02 Floor (Wood).......................................... 1303-04 Floor (Wood).......................................... 1323-06 Floor (Wood).......................................... 1343-08 Exterior Wall......................................... 1363-12 Gable End Roof..................................... 1383-16 Truss Roof............................................. 1403-20 Hip Roof................................................ 1423-24 Gambrel Roof ....................................... 1443-28 Mansard Roof........................................ 1463-32 Shed/Flat Roof ...................................... 1483-40 Gable Dormer....................................... 1503-44 Shed Dormer......................................... 1523-48 Partition ................................................ 154

4 Exterior Walls4-02 Masonry Block Wall............................. 1584-04 Brick/Stone Veneer............................... 1604-08 Wood Siding.......................................... 1624-12 Shingle Siding ....................................... 164

4-16 Metal & Plastic Siding......................... 1664-20 Insulation .............................................. 1684-28 Double Hung Window......................... 1704-32 Casement Window............................... 1724-36 Awning Window................................... 1744-40 Sliding Window .................................... 1764-44 Bow/Bay Window ................................. 1784-48 Fixed Window....................................... 1804-52 Entrance Door....................................... 1824-53 Sliding Door.......................................... 1844-56 Residential Overhead Door ................. 1864-58 Aluminum Window............................. 1884-60 Storm Door & Window ....................... 1904-64 Shutters/Blinds ..................................... 191

5 Roofing5-04 Gable End Roofing ............................... 1945-08 Hip Roof Roofing ................................. 1965-12 Gambrel Roofing .................................. 1985-16 Mansard Roofing .................................. 2005-20 Shed Roofing......................................... 2025-24 Gable Dormer Roofing ........................ 2045-28 Shed Dormer Roofing .......................... 2065-32 Skylight/Skywindow............................ 2085-34 Built-up Roofing ................................... 210

6 Interiors6-04 Drywall & Thincoat Wall ................... 2146-08 Drywall & Thincoat Ceiling............... 2166-12 Plaster & Stucco Wall.......................... 2186-16 Plaster & Stucco Ceiling ..................... 2206-18 Suspended Ceiling................................ 2226-20 Interior Door......................................... 2246-24 Closet Door........................................... 2266-60 Carpet .................................................... 228

6-64 Flooring ................................................. 2296-90 Stairways............................................... 230

7 Specialties7-08 Kitchen.................................................. 2347-12 Appliances............................................. 2367-16 Bath Accessories................................... 2377-24 Masonry Fireplace ................................ 2387-30 Prefabricated Fireplace......................... 2407-32 Greenhouse ........................................... 2427-36 Swimming Pool .................................... 2437-40 Wood Deck............................................ 244

8 Mechanical8-04 Two Fixture Lavatory........................... 2488-12 Three Fixture Bathroom ...................... 2508-16 Three Fixture Bathroom ...................... 2528-20 Three Fixture Bathroom ...................... 2548-24 Three Fixture Bathroom ...................... 2568-28 Three Fixture Bathroom ...................... 2588-32 Three Fixture Bathroom ...................... 2608-36 Four Fixture Bathroom ........................ 2628-40 Four Fixture Bathroom ........................ 2648-44 Five Fixture Bathroom......................... 2668-60 Gas Fired Heating/Cooling.................. 2688-64 Oil Fired Heating/Cooling................... 2708-68 Hot Water Heating ............................... 2728-80 Rooftop Heating/Cooling..................... 274

9 Electrical9-10 Electric Service ..................................... 2789-20 Electric Heating.................................... 2799-30 Wiring Devices ..................................... 2809-40 Light Fixtures ....................................... 281

Table of ContentsTable No. Page Table No. Page Table No. Page


283

Unit PriceSection

General Requirements01 11 Summary of Work .............................. 29201 21 Allowances .......................................... 29201 31 Project Management

and Coordination ................................ 29301 41 Regulatory Requirements .................. 29301 54 Construction Aids .............................. 29301 56 Temporary Barriers and Enclosures .. 29601 71 Examination and Preparation ............ 29701 74 Cleaning and Waste Management .... 29701 76 Protecting Installed Construction ..... 297

Existing Conditions02 21 Surveys ................................................ 30002 32 Geotechnical Investigations .............. 30002 41 Demolition .......................................... 30002 83 Lead Remediation ............................... 304

Concrete03 01 Maintenance of Concrete .................. 30803 05 Common Work Results

for Concrete ........................................ 30803 11 Concrete Forming ............................... 30803 15 Concrete Accessories ......................... 31003 21 Reinforcement Bars ............................ 31203 22 Fabric and Grid Reinforcing .............. 31203 23 Stressed Tendon Reinforcing ............. 31303 24 Fibrous Reinforcing ............................ 31303 30 Cast-In-Place Concrete ....................... 31403 31 Structural Concrete ............................ 31503 35 Concrete Finishing ............................. 31703 39 Concrete Curing ................................. 31803 41 Precast Structural Concrete ............... 31803 48 Precast Concrete Specialties .............. 31803 54 Cast Underlayment ............................ 31903 63 Epoxy Grouting ................................... 31903 82 Concrete Boring .................................. 319

Masonry04 01 Maintenance of Masonry ................... 32204 05 Common Work Results

for Masonry ......................................... 32204 21 Clay Unit Masonry ............................. 32504 22 Concrete Unit Masonry ..................... 32704 23 Glass Unit Masonry ........................... 32904 24 Adobe Unit Masonry .......................... 32904 27 Multiple-Wythe Unit Masonry ......... 33004 41 Dry-Placed Stone ................................ 33004 43 Stone Masonry .................................... 33004 51 Flue Liner Masonry ............................ 33204 57 Masonry Fireplaces ............................. 33204 72 Cast Stone Masonry ........................... 333

Metals05 05 Common Work Results for Metals ... 33605 12 Structural Steel Framing .................... 33905 31 Steel Decking ...................................... 34005 41 Structural Metal Stud Framing ......... 34105 42 Cold-Formed Metal Joist Framing .... 34405 44 Cold-Formed Metal Trusses .............. 35005 51 Metal Stairs ......................................... 35105 52 Metal Railings ..................................... 35105 58 Formed Metal Fabrications ................ 35205 71 Decorative Metal Stairs ..................... 353

Wood, Plastics & Composites06 05 Common Work Results for Wood,

Plastics, and Composites ................... 35606 11 Wood Framing ..................................... 37006 12 Structural Panels ................................ 38106 13 Heavy Timber Construction ............. 38206 15 Wood Decking ..................................... 38406 16 Sheathing ............................................. 38406 17 Shop-Fabricated Structural Wood ...... 38706 18 Glued-Laminated Construction ........ 38806 22 Millwork .............................................. 39106 25 Prefinished Paneling ........................... 40206 26 Board Paneling .................................... 404

06 43 Wood Stairs and Railings ................... 40406 44 Ornamental Woodwork ..................... 40606 48 Wood Frames ....................................... 40806 49 Wood Screens and Exterior Wood

Shutters ................................................ 40906 51 Structural Plastic Shapes

and Plates ............................................ 41006 63 Plastic Railings ................................... 41106 65 Plastic Trim ......................................... 41106 80 Composite Fabrications ..................... 41206 81 Composite Railings ............................ 412

Thermal & Moisture Protection07 01 Operation and Maint. of Thermal

and Moisture Protection .................... 41607 05 Common Work Results for Thermal

and Moisture Protection .................... 41607 11 Dampproofing ..................................... 41707 19 Water Repellents ................................. 41807 21 Thermal Insulation ............................. 41807 22 Roof and Deck Insulation .................. 42107 24 Exterior Insulation and Finish

Systems ................................................ 42307 25 Weather Barriers ................................. 42307 26 Vapor Retarders ................................... 42307 27 Air Barriers .......................................... 42407 31 Shingles and Shakes ........................... 42407 32 Roof Tiles ............................................ 42507 33 Natural Roof Coverings ..................... 42607 41 Roof Panels .......................................... 42707 42 Wall Panels .......................................... 42707 46 Siding ................................................... 42807 51 Built-Up Bituminous Roofing ............ 43107 52 Modified Bituminous Membrane

Roofing ................................................ 43207 57 Coated Foamed Roofing ..................... 43207 58 Roll Roofing ........................................ 43307 61 Sheet Metal Roofing ........................... 43307 62 Sheet Metal Flashing and Trim ......... 43407 65 Flexible Flashing ................................. 43407 71 Roof Specialties ................................... 43507 72 Roof Accessories ................................. 43907 76 Roof Pavers .......................................... 44007 91 Preformed Joint Seals ......................... 44007 92 Joint Sealants ...................................... 441

Openings08 01 Operation and Maintenance

of Openings ......................................... 44408 05 Common Work Results

for Openings ........................................ 44408 11 Metal Doors and Frames .................... 44608 12 Metal Frames ...................................... 44608 13 Metal Doors ........................................ 44708 14 Wood Doors ......................................... 44808 16 Composite Doors ................................ 45408 17 Integrated Door Opening

Assemblies .......................................... 45508 31 Access Doors and Panels ................... 45608 32 Sliding Glass Doors ............................ 45608 36 Panel Doors ......................................... 45708 51 Metal Windows ................................... 45808 52 Wood Windows ................................... 45908 53 Plastic Windows ................................. 46808 54 Composite Windows .......................... 47008 61 Roof Windows ..................................... 47108 62 Unit Skylights ..................................... 47108 71 Door Hardware ................................... 47208 75 Window Hardware .............................. 47708 79 Hardware Accessories ........................ 47708 81 Glass Glazing ...................................... 47808 83 Mirrors ................................................. 47908 87 Glazing Surface Films ........................ 47908 91 Louvers ................................................ 48008 95 Vents .................................................... 480

Finishes09 01 Maintenance of Finishes .................... 48209 05 Common Work Results for Finishes 48209 22 Supports for Plaster and Gypsum

Board .................................................... 48309 23 Gypsum Plastering ............................. 48609 24 Cement Plastering .............................. 48709 25 Other Plastering .................................. 48709 26 Veneer Plastering ................................ 48709 28 Backing Boards

and Underlayments ............................ 48809 29 Gypsum Board .................................... 48809 30 Tiling .................................................... 49209 34 Waterproofing-Membrane Tiling ....... 49409 51 Acoustical Ceilings ............................ 49409 53 Acoustical Ceiling Suspension

Assemblies .......................................... 49509 61 Flooring Treatment ............................. 49609 62 Specialty Flooring ............................... 49609 63 Masonry Flooring ................................ 49709 64 Wood Flooring ..................................... 49709 65 Resilient Flooring ............................... 49809 66 Terrazzo Flooring ................................ 50009 68 Carpeting ............................................. 50009 72 Wall Coverings .................................... 50209 91 Painting ................................................ 50309 93 Staining and Transparent Finishing .. 51609 96 High-Performance Coatings .............. 517

Specialties10 28 Toilet, Bath, and Laundry

Accessories .......................................... 52010 31 Manufactured Fireplaces .................... 52110 32 Fireplace Specialties ........................... 52210 35 Stoves ................................................... 52310 44 Fire Protection Specialties ................. 52310 55 Postal Specialties ................................ 52310 56 Storage Assemblies ............................. 52310 57 Wardrobe and Closet Specialties ....... 52410 73 Protective Covers ............................... 52410 74 Manufactured Exterior Specialties .... 52510 75 Flagpoles .............................................. 526

Equipment11 30 Residential Equipment ....................... 52811 32 Unit Kitchens ...................................... 53011 41 Foodservice Storage Equipment ........ 53011 81 Facility Maintenance Equipment ...... 531

Furnishings12 21 Window Blinds .................................... 53412 22 Curtains and Drapes ........................... 53412 23 Interior Shutters .................................. 53512 24 Window Shades ................................... 53512 32 Manufactured Wood Casework ......... 53512 34 Manufactured Plastic Casework ....... 54012 36 Countertops ......................................... 540

Special Construction13 11 Swimming Pools ................................. 54413 12 Fountains ............................................. 54413 17 Tubs and Pools .................................... 54513 24 Special Activity Rooms ...................... 54513 34 Fabricated Engineered Structures ...... 546

Conveying Equipment14 21 Electric Traction Elevators ................ 54814 42 Wheelchair Lifts .................................. 548

Fire Suppression21 05 Common Work Results for Fire

Suppression ......................................... 55021 11 Facility Fire-Suppression

Water-Service Piping .......................... 55021 12 Fire-Suppression Standpipes .............. 55321 13 Fire-Suppression Sprinkler Systems .. 554

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285

Plumbing22 05 Common Work Results

for Plumbing ....................................... 55822 07 Plumbing Insulation ........................... 56022 11 Facility Water Distribution ............... 56122 13 Facility Sanitary Sewerage ................. 56922 14 Facility Storm Drainage ..................... 57222 31 Domestic Water Softeners ................. 57222 33 Electric Domestic Water Heaters ...... 57222 34 Fuel-Fired Domestic Water Heaters .. 57222 41 Residential Plumbing Fixtures .......... 57322 42 Commercial Plumbing Fixtures ........ 57622 51 Swimming Pool Plumbing Systems .. 577

Heating Ventilation Air Conditioning23 05 Common Work Results for HVAC ... 58023 07 HVAC Insulation ................................ 58023 09 Instrumentation and Control

for HVAC ............................................. 58123 13 Facility Fuel-Storage Tanks ............... 58123 21 Hydronic Piping and Pumps .............. 58223 23 Refrigerant Piping ............................... 58223 31 HVAC Ducts and Casings ................. 58323 33 Air Duct Accessories .......................... 58423 34 HVAC Fans .......................................... 58423 37 Air Outlets and Inlets ........................ 58523 41 Particulate Air Filtration ................... 58623 42 Gas-Phase Air Filtration .................... 58723 43 Electronic Air Cleaners ...................... 58723 51 Breechings, Chimneys, and Stacks ... 58723 52 Heating Boilers .................................... 58823 54 Furnaces ............................................... 58923 62 Packaged Compressor

and Condenser Units .......................... 59123 74 Packaged Outdoor HVAC

Equipment ........................................... 59223 81 Decentralized Unitary HVAC

Equipment ........................................... 592

23 82 Convection Heating and CoolingUnits .................................................... 593

23 83 Radiant Heating Units ....................... 594Electrical

26 05 Common Work Resultsfor Electrical ........................................ 598

26 24 Switchboards and Panelboards .......... 60726 27 Low-Voltage Distribution

Equipment ........................................... 60826 28 Low-Voltage Circuit Protective

Devices ................................................ 61026 32 Packaged Generator Assemblies ....... 61026 33 Battery Equipment .............................. 61126 36 Transfer Switches ............................... 61126 41 Facility Lightning Protection ............ 61126 51 Interior Lighting .................................. 61126 55 Special Purpose Lighting .................... 61326 56 Exterior Lighting ................................. 61326 61 Lighting Systems and Accessories .... 614

Communications27 41 Audio-Video Systems ......................... 616

Electronic Safety & Security28 16 Intrusion Detection ............................ 61828 31 Fire Detection and Alarm .................. 618

Earthwork31 05 Common Work Results

for Earthwork ...................................... 62031 11 Clearing and Grubbing ....................... 62031 13 Selective Tree and Shrub Removal

and Trimming ..................................... 62031 14 Earth Stripping and Stockpiling ........ 62031 22 Grading ................................................ 62131 23 Excavation and Fill ............................. 62131 25 Erosion and Sedimentation

Controls ............................................... 63331 31 Soil Treatment .................................... 633

Exterior Improvements32 01 Operation and Maintenance

of Exterior Improvements .................. 63632 06 Schedules for Exterior

Improvements ..................................... 63632 11 Base Courses ....................................... 63632 12 Flexible Paving .................................... 63732 13 Rigid Paving ........................................ 63832 14 Unit Paving ......................................... 63832 16 Curbs, Gutters, Sidewalks,

and Driveways .................................... 63932 31 Fences and Gates ................................ 64032 32 Retaining Walls ................................... 64232 33 Site Furnishings .................................. 64432 84 Planting Irrigation .............................. 64432 91 Planting Preparation ........................... 64432 92 Turf and Grasses ................................. 64532 93 Plants ................................................... 64632 94 Planting Accessories ........................... 64832 96 Transplanting ...................................... 648

Utilities33 05 Common Work Results

for Utilities .......................................... 65033 11 Water Utility Distribution Piping ..... 65033 12 Water Utility Distribution

Equipment ........................................... 65133 21 Water Supply Wells ............................ 65133 31 Sanitary Utility Sewerage Piping ...... 65233 36 Utility Septic Tanks ........................... 65233 41 Storm Utility Drainage Piping .......... 65333 44 Storm Utility Water Drains ............... 65433 46 Subdrainage ......................................... 65433 49 Storm Drainage Structures ................ 65433 51 Natural-Gas Distribution ................... 654

Electrical Power Generation48 15 Wind Energy Electrical Power

Generation Equipment ....................... 658

Table of Contents (cont.)Sect. No. Page Sect. No. Page Sect. No. Page


All the reference information is in one section,making it easy to find what you need to know. . . and easy to use the book on a daily basis. Thissection is visually identified by a vertical blackbar on the page edges.In this Reference Section, we’ve includedEquipment Rental Costs, a listing of rental andoperating costs; Crew Listings, a full listingof all crews, equipment, and their costs;Location Factors for adjusting costs to the regionyou are in; Reference Tables, where you willfind explanations, estimating information andprocedures, or technical data; an explanation ofall the Abbreviations in the book; and sampleEstimating Forms.

Table of ContentsConstruction EquipmentRental Costs 661

Crew Listings 673

Location Factors 707

Reference Tables 713R01 General Requirements.......................... 713R02 Existing Conditions .............................. 721R04 Masonry ................................................. 722R05 Metals .................................................... 724R06 Wood, Plastics & Composites ............. 725

Reference Tables (cont.)

R07 Thermal & Moisture Protection ......... 725R08 Openings................................................ 726R09 Finishes .................................................. 728R13 Special Construction ............................ 731R22 Plumbing ............................................... 732R32 Exterior Improvements......................... 732R33 Utilities.................................................. 733

Abbreviations 734

Estimating Forms 738

ReferenceSection

659


estimate residential construction—by the entire structure...

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