p120-project estimating requirements gsa 2007
TRANSCRIPT
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GSA Public Buildings Service
P-120
projectestimating
requirementsforthepublicbuildingsservice
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P-120
projectestimating
requirementsforthepublicbuildingsservice
U.S.GeneralServicesAdministration
OfficeoftheChiefArchitect
January2007
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tableofcontentsintroduction iii
documentorganization iv
acknowledgements v
1 generalrequirementsandprinciples 11 generalphilosophy 3
2 estimatorqualificationandethics 45
requirementsindependentgovernmentestimate(IGE)
ethics duediligenceexpectations penalties
3 costestimatingandmanagementpractices 67
costmanagementprinciples estimatingformats
4 estimatingrequirements 817
generalwarmlitshellversustenantimprovement(TI)costestimates
contentsanddegreeofdetailcostestimatingandcostmanagementtools
2 prospectuslevelprojectsproduct/deliverablerequirements 251 preliminaryplanningandprogrammingprojectrequirements 2728
projectplanningguidelevelandformatrequirements
2 designandconstructionphasecostestimating 2946
basicconcept:forallphasescostestimatesandsummaries
market survey costgrowthreport spacetypecostanalysis lifecyclecostanalyses valueengineeringstudies budget analysis
requirementsforbidsubmissionconstructionawardbidanalysisforprospectuslevelprojects
cost database constructionmodificationsandclaimsanalysisvalueengineeringchangeproposals(VECPs)
risk management occupancyagreementsandtenantimprovementspricing
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table of contents (continued)
3 deliverymethodsanddeliverables 491 overview 51
requirementsforestimates
2 deliverableflowchartsbydelivery 5457
a appendices 59a estimatingformats 6170
uniformatlevel15costelements
masterformatcostelements(2004version)
b estimatetrackingsheets 71c uniformatprojectcostsummary 72
d buildingcostanalysisforms 7475
e sample2630/2631formsfordesignandmaintenance/inspectionservices 7677
f acronyms/glossaryofterms 7879
listoftables1 requirementsforcostestimatingateachdesignphase 14
2 standardsiteanddesigncontingencyguidelines 14
3 costestimatingtaskingmatrix 5457
listoffigures
1 calculationofmarkups,contingencies,andescalation 17
2 generalconstructioncostreviewguide(GCCRG) 19
3 exampleofaPCEProjectCostSummary 204 PCEcostestimatedetailexcerptforaconceptdesignestimate 21
5 uniformatdesigndevelopmentestimatereportexcerpt 22
6 masterformatdesigndevelopmentestimatereportexcerpt 23
ivprojectestimatingrequirementsP120
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introduction
This costestimating and costmanagement criteria document supports building constructionprogramswithinthePublicBuildingsService(PBS)oftheU.S.GeneralServicesAdministration
(GSA). Thisdocument presents thetechnicaland administrativerequirementsforroutine cost
estimatingandcostmanagementtasksinvolvedinaconstructionprojectsplanningandexecution
stages, and defines costestimating practices and standards for professional services. This
documentreplacesthepreviouslyissuedGSAHandbookP3440.5andallassociatedversions.
Theinstructionsandcriteriainthisdocumentareapplicabletoprogramming,design,construction
management, and other professionalservices contracts that involve costestimating andcostmanagement tasks.Thecriteria forpracticesand documentationrequirementsapply toall
professionalservicesactivities,whetherprovidedthroughcontractorbyinhouseGSA/PBSstaff.
Thecostestimatingtasksaddressedinthisdocumentmustestablishaccurateprojectcosts,ensure
thattheyarebasedonprogrammingrequirements,keepcostswithinauthorizedlimits,andcollect
GSAcostdatatorefinebusinesspracticesandfuturecostestimates.
Sinceprojectdeliverymethodsaffecthow,andtosomedegreewhen,costmanagementpractices
areapplied,thisdocumentexplainsthebasicrequirementsassociatedwitheachdeliverymethod.
introductionv
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documentorganization
Thisdocumenthasthreemajorchapters:
1 generalrequirementsandprinciples
Thischapterpresentsthegeneralestimatingpracticesandstandardsrequiredforallestimating
services. Itcoversqualificationsofestimatorsandestimatingfirms,principlesofeffectivecost
management, different types and formats of estimates, approaches to estimating, and the
variouscostestimatingandmanagementtoolsavailable.
2 prospectusprojectrequirements
This chapter defines the estimating service required for prospectus projects, including
deliverablesinthecontextofplanning,design,andconstructionstages.
3 deliverymethodsanddeliverables
Thischapter explainswhen thedeliverablesdefined inChapter2must beprovidedfor the
followingfourdeliverymethods:
Traditional(DesignBidBuild)
DesignBuildPerformance
DesignBuild(Bridging)
ConstructionManagerasConstructor(CMc)
Table3inthischaptershowsthecostestimatingtaskingrequirementsforthedeliverymethods
bysizeandtypeofproject.
viprojectestimatingrequirementsP120projectestimatingrequirementsP120
documentorganization
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acknowledgementsThispublicationwaswrittenas acollaborativeeffortof theOfficeoftheChiefArchitect (OCA)
of GSAs Public Buildings Service costexperts, regional PBScostexperts,andthe consulting
firmFaithfulandGould,acostmanagementconsultant(formerlyHanscomb,FaithfulandGould).
SpecialthanksareduetoLesShepherd,AIA,ActingGSAChiefArchitect,andDavidEakin,PE,
formerChiefEngineer,whoprovidedtheirmanagementsupportinthedevelopmentandpublication
ofthisdocument.
The following individualscontributed theirknowledgeandexpertise inwriting andediting this
document:
gsanationaloffice,officeofthechiefarchitectCharlesMatta,Director CenterforFederalBuildingsandModernizations
GregorySegal CenterforFederalBuildingsandModernizations
CurtSmith CenterforConstructionExcellenceandProjectManagement
DonaldC.Cobb CenterforBorderStationsPrograms
StevenJ.McGibney CenterforFederalBuildingsandModernizations
gsaregionalexpertsLoriJ.Anderson Region1
AnnaRaykis Region2
AnthonyR.DellArciprete Region3
WilliamH.Hunt Region4
StephenR.Wallace Region5
KevinW.Livingston Region6
ElbertEGodwin Region7
FaramarzM.Jafarzadeh Region8
FrederickL.Jang Region9SonnyNeumiller Region10
GeneM.Ransom Region11
consultantfaithful & gould (formerly hanscomb, faithful & gould)TomWiggins SeniorAssociate
ScottW.Cullen VicePresident
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generalrequirementsandprinciples
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11 generalphilosophy
The Federal Acquisition Regulation (FAR) 36.203 requires that every Governmentestimate be
prepared as though theGovernment were competingfor theaward. Therefore,all coststhat a
prudent and experienced contractor would incur must be included in project cost estimates.
Alistingof knownfacts,constructiontasks,andsupplemental judgmentsformthebasisofthe
estimateateachstageofdesign.Thisprovidesarealisticapproachtoestimating,anditcreatesa
historyofprojectcostdevelopment.
P100, Facilities Standards for the Public Buildings Service, lists the estimating deliverablerequirementsforeachdesignphase,buttheyareclarifiedhere.
generalrequirementsandprinciples
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2 estimatorqualificationandethics1 requirements
Capital project estimate submissions must be prepared by professional cost estimators
unaffiliatedwiththedesignteamortheConstructionManagerasContractor(CMc).Certification
asacostengineerbytheAssociationfortheAdvancementofCostEngineering(AACE),orasa
certifiedprofessionalestimatorbytheAmericanSocietyofProfessionalEstimators(ASPE),is
supportingevidenceofanestimatorsqualifications,althoughitisnotrequired.
2 independentgovernmentestimate(IGE)TheFARrequiresthatanIGEbepreparedforallcontractsexceeding$100,000.Whenlifecycle
costingor othereconomicanalysesarerequiredto supporta designdecision,professional
estimators must establish construction cost estimates forall options if any one of themis
expectedtohaveafirstcostinexcessof$100,000.
Thefinalcostestimatesubmittedforthe100%constructiondocumentsphaseisusedasthebasis
forthefinalIGE,whichthecontractingofficerusestodeterminewhetheranofferorsproposedpriceisfairandreasonableandreflectsanunderstandingoftheprojectrequirements.
A qualifiedGovernmentemployee whose major responsibility iscreating or approving cost
estimatesforGSAmustsignandapprovetheIGE,whichservesasthebasisforcommitmentof
fundsbeforethesolicitationisissued
3 ethics
ThestandardsofpracticedescribedintheCanonsofEthicspublishedbytheAACEandtheASPE,andavailableonboththeirWebsites,applytoallestimatingservices.
4 duediligenceexpectations
GSAexpectsproperdiligenceinthepreparationofestimates,whichwillgrowsteadilymore
accurateasthedesignprogresses.Whiletheestimatormayneedtomakemanyassumptions
inpreparingtheconceptdesignestimate,oncetheconstructiondocumentsphasehasbegun,
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1estimates will no longer contain major assumptions. The project team will designate one
persontocomparesuccessiveprojectestimatesandprepareanorderlyandcomprehensive
reconciliation.
Thearchitectengineer(AE)mustworkcloselywithGSAsindependentestimatortocoordinate
the estimates with design submissions and the scope of work, to review assumptions
concerningexclusionsandinclusions,andgenerallytoensurethattheestimatereflectsGSAs
intent.Theseestimatorsmusthaveathoroughunderstandingofthemarketplaceinwhichthe
projectislocated,researchmarketprices,andobtainpricequotesforspecialtyitems.
5 penaltiesGSAcontractorsareadvisedtobeawareof18UnitedStatesCode1001,whichdealswiththe
FalseStatementsAct.Thiscodestates,inpart:
whoever, in any matter within the jurisdiction of the executive, legislative, or judicial
branch of the Government of the United States, knowingly and willfully -
(1) falsifies, conceals, or covers up by any trick, scheme, or device a material fact;
(2) makes any materially false, fictitious, or fraudulent statement or representation; or
(3) makes or uses any false writing or document knowing the same to contain any materially
false, fictitious, or fraudulent statement or entry;
shall be fined under this title, imprisoned not more than 5 years or, if the offense involves
international or domestic terrorism (as defined in section 2331), imprisoned not more than
8 years, or both.
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3 costestimatingandmanagementpractices1 costmanagementprinciples
designwithinbudget
Unlessotherwisespecifiedindesigncontractdocuments,theAEmustdesigntheproject
sothatconstructioncostswillnotexceedthefundinglimitationsestablishedastheBasis
ofFeeNegotiation.FAR36.6091requiresthattheAEredesigntheprojectat thefirmsownexpensetoensurethataresponsiveconstructionbidamountwillbewithinfunding
limitations.
prospectusauthorization/appropriation
InaccordancewiththePublicBuildingsActof1959(PL86249),asamended,theUnited
StatesCongressmustauthorizethescopeandbudgetofeachmajorcapitalconstruction
project before design begins. Once Congress has approved a projects construction
budget,itcannotbeincreased,sothedesignteammustapproachprospectusfundingasanabsolutelimit.
pursuitofconstructionservices
Constructionbidsmaybesolicitedonlyif theEstimated Costof Constructionat Award
(ECCA) amount at final construction documents is within congressionally authorized
prospectuslimits.
itemizedcostmanagement
Whenprojectfundsaresecuredfromdifferentagenciesor areprovidedasa dedicated
allowance fora specific program goal, independentestimates must be made foreach,
allowingseparatetrackingofexpenditures.Fundingallocatedforsuchprojectsistracked
toconfirm that expendituresare apportionedaccordingto amounts authorized byeach
agency,soasnottoexceedthededicatedallowance.
independentestimates
TheGovernmentrequiresthirdpartyestimatorsformajorconstructionprojectstoverify
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1thattheprojectsscopeandcostarewithinbudget.Theseestimatesarepreparedbyan
independentcostestimatorwhoisnotaffiliatedwiththedesignfirmortheConstruction
ManagerasContractor(CMc).Thedesignteamprovidesallrequireddocumentationfortheestimatortoprovideestimatesfor,ataminimum,thefollowingphases:
FinalConceptDesign
FinalDesignDevelopment
90%ConstructionDocuments
100%ConstructionDocuments
2 estimatingformatsUsingstandardestimatingformatsforcostestimatingandcostmanagement:
Ensures a uniform costcontrol framework throughoutthe various stages ofproject
development.
Definesaproperlevelofdetailtosetexpectationsfortheestimatingeffort.
Servesasachecklisttoensurecompletecoverageofprojectscope.
Providesforastandardizedhistoricaldatabaseorlibrary.
spacetypeestimates
Thisformat,usedprimarilyfornewconstructionprojects,appliesspacetypeunitcoststo
plannedspaceneeds,resultinginasetofspacerelatedconstructioncosts.Thesecosts
maybeadjustedbyaddingknowncostsforspecialrequirementsdefinedthroughother
estimatingformats.Thesumofspacetypecostsandspecialrequirementcostsequalsan
EstimatedConstructionCost(ECC)fortheproject.
SinceGSAsGeneralConstructionCostReviewGuide(GCCRG)usesspacetypeestimates,costestimatorsmust be familiar with this technique (seeChapter 1, Section 4.4foran
explanationofGCCRG).
uniformatestimates
Uniformatestimatingappliesunitcostdatatobuildingsystemandcomponentsiteelements.
Thissystemsapproachusesahierarchicalstructureofcostelements,beginningatLevel
1withbasicsystems,suchasSubstructure,ExteriorEnclosure,andInteriorConstruction,
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andproceedingtosuccessivelymoredetailedsubdivisionsofthesesystemsatLevels25.
Theresultinglevelsofdetailnotonlyservetostructurecostinformationbutalsofacilitate
estimatestowhateverlevelofdetailthedesignteamcanprovideastheprojectisdevelopedthroughthedesignsubmissionphases.Forexample,bythefinalconceptdesignphase,
thedesignteamandestimatormayhaveLevel4 informationonSubstructure,butonly
Level2detailforInteriorConstruction.
Although the construction industry usesseveralvariations on the Uniformat concept,
GSArequiresthatcostestimatorsuseitsparticularversion,forconsistencyinuseand
maintenanceofGSAscostdatabases.GSAsUniformatestimatingformatisillustratedin
Appendix A: Estimating Formats.masterformatestimates
MasterFormat,a productof theConstructionSpecifications Institute (CSI),is themost
widely used standard for organizing buildingproject specifications and detailed cost
estimatingdataintheU.S.Itisusedparticularlywhendrawingsandspecificationsare
sufficientlydetailedtoallowmaterialandequipmentquantitytakeoffs,anditistypically
alignedwithageneralcontractorsapproachtopreparingabid.Visitthe Construction
SpecificationsInstituteWebsite(www.csinet.org)formoreinformation.workitemestimates
GSARepairandAlterations(R&A) projects tend toutilizescopedescriptionsandcost
estimatesorganizedbyworkitems.Whileworkitemsmayvarysignificantlydependingon
thenatureoftheproject,asdefinedbyGSAprogramofficesandclientrequirements,the
followinglistreflectsatypical,butnotcomprehensive,workitemclassificationforR&A
projects:
Buildingexterior Electrical Buildinginterior Lifesafety
Accessibility Elevators
Structural Hazardousmaterialsabatement
Mechanical Roofing
Plumbing Security
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1Traditionally,R&Aprojectshaveusedtheworkitembasisbecauseitallowstheremoval
oradditionofprojectscopetomeetbudgetarylimitationsandallowances.GSAassigns
alphabeticalcodestotheworkitemswhendescribingtheprojectanditscostsforeachR&Aprospectus,asrequiredbytheOfficeofManagementandBudget(OMB)andCongress.
SeeChapter2forfurtherdescriptionofnonprospectusprojects.
otherformats
GSAmayrequirethatestimatesbeformattedinadditionalways.Forinstance,itmaybe
necessarytosubdivideestimatesforindividualbuildingsandothercomponentsintonew
constructionandmajorrenovation.
WorkitemsonnonprospectusprojectsfrequentlyevolvefromBuildingEvaluationReports
(BERs),andestimatesfortheseprojectsmayfollowaWorkBreakdownStructure(WBS).
SituationsthatmightrequireaWBSinclude:
Differingfinancialcommitmentsofmultipletenantsofaproject,requiringseparate
contractsforeachtenantswork.
Theneedforseparatecontractsforbuildingsandtheirsitework,suchasatborder
stations.
Phased renovation projects requiring swing space for a variety of tenants ordepartments.
Projectstobefundedovermorethanoneyear.
Separationofaprojectintobasecontractworkandoptionsoralternates.
Projectsbelow$100,000maybeexecutedunderlineitemorjobordercontracts,forwhich
costestimatesarederivedfromlineitemdatabases.Costproposalsfortheservicesofthe
AEsestimatorandtheindependentgovernmentestimatormustbesubmittedtoGSAon
Form2630/2631,showninAppendixE.
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14 estimatingrequirements
1 general
TheGovernmentrequirescostestimatesfor,ataminimum,thefollowingphasesofdesign
Establishinganinitialprojectbaseline.
Preliminaryconceptdesign,withmultipleschemesofdesign
Finalconceptdesignprecedingvalueengineering
Finalconceptdesign Designdevelopmentprecedingvalueengineering
Finaldesigndevelopment
75%constructiondocuments
90%constructiondocuments
100%constructiondocuments
Theestimate must includeall elementsof theproposed projectwork (including all designcontract modifications), regardless of the design phase. The estimate must all include
verificationandcontinuity ofcostbudgets inthetransfer fromestimate to thecontractors
scheduleofvalues.Wherecostsareincludedfordetailsnotindicatedonthedrawingsand
specifications, the independent governmentestimator must include designassumptions to
completethescope.Theestimatormustcheckallcostestimatecalculationsforaccuracyand
completeness, including assessingwhetherestimatescompletely and accurately represent
designfeaturesandquantities.
Lumpsumpricingisnotacceptablewithoutdescriptionandquantification.
2 warmlitshellvs.tenantimprovement(TI)costestimates
GSAspricingpolicy callsfor a separatetenantimprovementbreakdownof all tenantspace
fitout,identifiedbyagency.YoucanfindGSAspricingpolicyandtherelatedmodificationsand
clarificationsatthefollowingexternalWebsite: http://www.gsa.gov/rentpricingpolicy
generalrequirementsandprinciples
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For further inquiries, contact BethLemanski, David C. Baker, or Kelly Juarez of PBS Real
PropertyAssetManagement.
Theagencyhousingandsupportingfloorplansmustbeusedtoorganizetheestimatedetailby:
Warmlitshell
Tenantagencyfitout
Securityupgrades
3 contentsanddegreeofdetail
Table1illustratestheformatsandminimumlevelofdetailrequiredforcostestimatesateach
designphase.
unitpricing
Unitprice cost estimates are based on detailed design documents and developed by
addingupthedirectcostsofmaterialsandsupplies,labor,andconstructionequipment
foreachindividualtaskofconstructionwork.Thebasisfortheseunitcostsmustbewell
documentedandincludedinthesupportingdataoftheestimate.Tothesedirectcostsare
addedapplicableindirectcosts,suchasoverheadandprofitatasubcontractorlevel,to
reflecttheinplaceconstructioncostperunitofworkrequired.
Forconceptdesignestimates,itisacceptabletouseunitpricescombininglabor,materials,
andequipmentcostsinasinglefigure.Forestimatespreparedatthedesigndevelopment
andconstructiondocumentsphases,GSArequiresseparatelabor,material,andequipment
unitpricing.
Items that are a significant percentage of the total projects cost require the greatest
estimatingeffort.Forsuchitems,indirectcostsandothermarkupsassociatedwitheachtaskorwork itemmustbe separatelyidentifiedandconsidered.Onaprojectbyproject
basisGSArequiresquotesfromsuppliersorspecialtycontractorstodocumentthecostsof
suchmajoritems,andtheestimatormustbepreparedtodiscussthemwithGSA.
Documentation of unitprice data for smaller items could include price quotes, audits,
catalogcuts,andhistoricalcoststoclarifypricebasesandassumptionsmadewhenother
information is not available. The independent government estimator provides a general
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1statementdescribingthesourcesofunitcostsandquantitiesusedforeachcostdivisionor
category,butindividualsourcereferencesforeachitemizedcostelementarenotrequired.
generalconditionsandprofit
Feasibility Studies, Program Development Studies, and Concept Design
A percentage allowancean overall percentage allowance for theGeneralContractors
generalconditions,bonds,insurance,andcorporateoverheadandprofitisappropriate
if theprojectinvolvesnounusual coordination, site preparation, orspecializedsupport
services.
Design Development and Construction Documents
Itisappropriatetoestimatethesecostswithtwobreakdowns:
General Conditions: Comprised of itemized general requirements and jobsite
supervision.
MarkUps: Comprised of generalandadministrativecosts(including state and
localtaxes),profit,bonds,andinsurance.
siteanddesigncontingencies
Contingencies are an integral part of the total estimated costs of a projectand cover
coststhatmayresultfromincompletedesign,unforeseenandunpredictableconditions,
oruncertaintiesconcerningprojectscope.The amountof thecontingencywilldepend
on thestatusof design, procurement, andconstruction,aswell as thecomplexity and
uncertaintiesofthecomponentpartsoftheproject.Contingencyisnottobeusedtoavoid
makinganaccurateassessmentofexpectedcost.GSAmaychoosetosetasideseparate
contingencies for major schedule changes, unknown design factors, unanticipated
regulatorystandardsorchanges,additionstoprojectscope,forcemajeuresituations,or
congressionalbudgetcuts.
Contingenciesmust always be separately identified so that themagnitudeof a contin-
gencysimpactisclear.Forexample,theIndependentGovernmentEstimatormaynever
addcontingencybyconcealingitwithinunitpricingorquantityestimatesortakeoffs.
Siteanddesigncontingenciesstartat10%duringtheprogrammingandplanningstages
andarereducedtozeroasthedesigndevelops(seeTable2).
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table1.requirementsforcostestimatingateachdesignphase
ProjectPhase EstimateWBS Detai lLevel SummaryLevel EstimateBasis TI/Shel l
ConceptDesign GSAUniformat III IIParameterandQuantification
Yes
Design GSAUniformat IV;Note5 III QuantificationandParameter
YesDevelopment CSIMasterformat Note1&5 Note1
75%CDGSAUniformat
CSIMasterformat
N/A
Note2&5
IIIQuantification Yes
Note3
90%CDGSAUniformat
CSIMasterformat
N/A
Note4&5
IIIQuantification Yes
Note3
100%CDGSAUniformat
CSIMasterformat
N/A
Note4&5
IIIQuantification Yes
Note3
Note1.Ifthedetaileddrawingsandoutlinespecificationsareavailable,providetheCSIMasterformatcostestimateatthegreatestdetailthatthedrawingsandspecificationswillsupport.
Note2.ThelevelofdetailofthecostestimateinCSIMasterformatcorrespondstoUniformatLevelIV,asdefinedinthisdocument.
Note3.ThesummaryofthecostestimateinCSIMasterformatcorrespondstoUniformatLevelIII,asdefinedinthisdocument.
Note4.ThelevelofdetailofthecostestimateinCSIMasterformatcorrespondstoUniformatLevelV,asdefinedinthisdocument.
Note5.Unitpricesarebrokendownintolabor,materials,andequipment.
table2.guidelinesforstandardsiteanddesigncontingencies
ESTIMATECATEGORY %
Program/Planning 10%
ConceptDesign 7%10%
DesignDevelopment 5%7.5%
IntermediateConstructionDocuments 2 5%
FinalConstructionDocuments 0%
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1escalation
EscalationistheanticipatedincreaseintheprojectsEscalationistheanticipatedincrease
intheprojectscostduetoinflationbetweenthetimetheestimateispreparedandwhentheprojectisfinished,sinceinflationcontinuesduringprojectconstruction.Forsimplicity,the
estimatormustassumethathalfoftheworkwilloccurbeforethemidpointofconstruction
andhalfafter.Therefore,theestimateisescalatedtothemidpointofconstructiontoreflect
thecontractorsprovisionforinflationinitsbid.
Intheplanningstage,escalationratesaretakenfromtheGCCRG.Asthedesignprogresses,
theAEandGSAmustagreeonanannualconstructioncostescalationcompoundingrate,
basedonamarketsurveypreparedbytheAE,foruseinalldesignestimatesandcost
analyses.ItistheresponsibilityofthedesignAEtocontrolthecostoftheprojectsothatwhentheECCAbudgetisreducedbytheforecastedescalationrate,theresidualbudget
amountequalsthecurrentvalueoftheproject.
artinarchitecture
Theartinarchitecturesetasideamountis0.5%ofECCA.
constructioncontingency
The construction contingency is an allowance for cost growth that may occur during
constructionasaresultofunexpectedcircumstancesorincompletedesigndocuments.
GSAcurrentlyrecommends7%fornewconstructionprojectsand10%forrenovations,but
maydirecttheuseofdifferentfiguresonaprojectbyprojectbasis.
applyingmarkups,contingencyandescalation
Figure1demonstrateshowmarkups,contingencies,andescalationshouldbecalculated
andappliedtoprojects.
reviewingandreconcilingestimatesOnprojectsfor whichGSArequiresthe preparationofanIGE,the AEis responsiblefor
designatingamemberofitsteamtoreconciletheIGEwithitsownestimateinanorderlyand
comprehensivemanner.
costmanagementrequirements
AccurateestimatingisanimportantcomponentofGSAscostmanagementprocess,as
wellasanimportantdecisionmakingtoolforthedesignteaminitsselectionofsystems
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andmaterials.Inordertoservethesepurposes,carefulconsiderationmustbegiventothe
following:
CostelementcomparisonsPreparedateachmilestonetocomparethecurrentestimatetothepreviousmilestoneestimateandtotheoverallbudgetandtothe
baselineestimatetoascertainwhetherdesignorscopechangeshavebeenmade
orneedtobemade.RefertotheestimatetrackingsheetsinAppendixB.
EarnedvalueaccountingUsedinconjunctionwithcostelementcomparisons,
theearnedvalueprocessallocatescostasitiscommitted,orasapartoftheproject
iscompleted.Decisionsregardingcontingencyandescalationareimportantinthis
process.Foradditionalinformation,seetheWholeBuildingDesignGuidewebsite
atwww.wbdg.org.
Lifecyclecostanalysis Used toevaluatethe implicationsof decisionsmade
duringthedesignprocessnotonlyoninitialcostbutalsoonlifecyclecosts.Issues
considered typically include energyutilization, sustainability, maintenance, and
operations.SeeChapter2,Section2.2fordetails.
Shell and core, security upgrades, and tenant improvement (fitout) GSA
requires subdividing the estimate into costs for the shell and core and tenant
improvements,includingtheassociatedprofessionalservicescostsincludedinthe
occupancyagreementbetweentenantsandGSA.BoththeAEsestimatorandthe
independentgovernmentestimatormustsubmittheircostproposalsforprofessionalservicestoGSAusingForms2630and2631.SeeAppendixEforsampleforms.
Phasing/schedulingpackagesUsedforprojectworkdividedintomorethanone
constructionphase.Separatecostestimates,accompaniedbyanoverallproject
ECCAsummary,supporteachphase.Forphasednewconstruction,aconstruction
management (CM) firm hiredbyGSAmust prepare a postaward construction
costanalysisforeachphase.Aftercontractawardofthelastconstructionphase,
a combined postaward construction analysis for the composite project bid is
prepared.
Multistructure projects Projects involving more than one structure require
separateestimatesforeachstructure.Separatesiteconstructioncostestimates
mustbeassociatedwiththeestimatesforeachstructureinvolved.ACMfirmhired
byGSAmust preparea constructioncost analyses foreachstructure andsite
developmentafterthemultistructureprojectisawarded.
BidalternatesandoptionsACMfirmhiredbyGSAmustprepareseparatecost
estimates forthe basebidandfor eachindividualalternateor optionwhen the
projectrequiresthem.
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figure1. calculationofmarkups,contingencies,andescalation 1
generalrequirementsandprinciples
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benchmarking
Benchmarkingmaybe requiredtoassess andverifythe costof a projectbyreference
toestablishedcostsforsimilarfacilities.GSAhasaccesstoa numberof toolsuseful toestimatorsinvolvedinbenchmarking.
4 costestimatingandcostmanagementtools
gsacostestimatingtoolsandspreadsheets
GCCRG
GSA developed the General Construction Cost Review Guide (GCCRG) to assist estimating in
the planning phase of new construction projects. Figure 2is an example of a GCCRG estimate.
Project Cost Estimate (PCE)
The PCE wasdesigned forprogramming andpredesign estimates. Applicationsmay
includeBERs,feasibilityand programdevelopmentstudies, siteacquisitionand Market
Surveystudies,anddesign. Figure3isanexampleofaPCEtoolsummary,Figure4isan
excerptofamoredetailedestimatesheet.
Building Life-Cycle Cost (BLCC) and Life-Cycle Cost (LCC) Spreadsheets
SeeChapter2,Section2.2fordetails.
costestimatingsystems
GSAencouragesbutdoesnotrequiretheuseofcomputerbasedcostestimatingprograms
tomitigatemanualcalculation errors andfacilitate changes. Therequirementsdefined
in this documentcan be easily met byusing various commercially availablecomputer
software programsand spreadsheets. Genericspreadsheetsallowuser adaptationand
offerflexibilityinapplyingdifferentcostdatabases.
Figure5isanexcerptfromaUniformatstructuredestimatereportfromacostestimatingsystemusedatthedesigndevelopmentphase.Itillustratestherequirementtobreakdown
unitpricesintolabor,materials,andequipment.ThereportusestheUniformatlevelsto
organizetheestimateanddefinethedetailoftheunitpriceitems.
Figure6isanexcerptfroma MasterFormatstructuredestimatereportdevelopedat the
design developmentphase. It illustratestherequirement tobreakdownunitpricesinto
labor,materials,andequipment.
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figure2. generalconstructioncostreviewguide(GCCRG) 1
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figure3. exampleofaprojectcostsummary
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figure4.PCEcostestimatedetailexcerptforaconceptdesignestimate 1
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figure5.uniformatdesigndevelopmentestimatereportexcerpt
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figure6.CSImasterformatdesigndevelopmentestimatereportexcerpt 1
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prospectuslevelprojects
product/deliverablerequirements
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21preliminaryplanningandprogramming
projectrequirementsThischapterdealswithGSAsrequirementsforcostestimatingduringthedesignandconstruction
phasesofaproject.Itdefinesanddescribesthescopeandlevelofdetailrequiredforeachpotential
deliverableandproductrequired,inthecontextofeachphaseoftheproject.Forinformationon
thefeasibilitystudyandprogramdevelopmentstudy(PDS)phasesofacapitalproject,seeGSAs
ProjectPlanningGuide,availableinPDFformatat www.gsa.gov,whichisbrieflydescribedbelow.
1 projectplanningguide
GSA developed the Project Planning Guide to assist participants in the Capital Program
developmentprocess inevaluating,developing,andimplementingFederalfacilitiesprojects.
Theguideoutlinestheprojectdeliveryprocessandofferssomekeystosuccess.
Theguideisdividedintofivesectionsandseveralappendices:
Overview of GSAs Capital Program Outlines GSAs basic capital program
developmentplanningprocessandthefundamentalrolesof thefeasibilitystudyandtheprogramdevelopmentstudy.
WhatsImportantandWhenDiscussesGSAsprimarybusinessandprogramgoals
aspresentedinthefeasibilitystudyandthePDS.
PrePlanningPhaseDescribestheroleplayedbyGSAsdailymanagementoffacility
requirements, customer needs,and portfolioplanning in theprojectdevelopment
process.
Feasibility Study Phase Outlines the process for beginning, conducting, andcompleting a feasibility study, a process that ends with the submission of the
prospectuspackageforsiteanddesignfunding.Thissectiondescribestheprocess,
deliverables,andkeystosuccessfuldevelopmentofasoundprojectandsite/design-
fundingrequest.
ProgramDevelopment Study (PDS)Phase Outlines theprocess forevaluating
thefeasibilitystudyasthefoundationforthePDS,digestingnewinformation,refining
theproject,anddirectingtheprojectsdesignandconstructionstrategy.Thissection
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discusses the process, deliverables, and keys to successfully supporting a sound
designstartandconstructionfundingrequest.
AppendicesIncludeprocesschecklists,aglossary,worksheetsonteamroles,and
resourcesformoreinformation.
2 levelandformatrequirements
RefertotheconceptdesignphaseestimatingrequirementsinTable1,Chapter1forthetype
ofestimaterequiredatthepreliminaryandplanningphases.
See Section 2.2of thischapter for a discussion of Market Surveysrequired duringthe
Planningphase.
28projectestimatingrequirementsP120
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22 designandconstructionphasecost
estimating1 basicconcept:forallphases
Anydesignsubmissiondeliverablesmayinclude,butarenotlimitedto:
costestimatesandreports
marketsurvey
costgrowthreports
spacetypecostanalysis
lifecyclecostanalysis
valueengineeringstudies
independentestimatereviews
budgetanalysis
constructionawardbidanalysis
databaseinformationpreparation
constructionmodifications&claimsanalysis
valueengineeringchangeproposalsanalysis(VECPS)
riskanalysisreports
Thepurposeistoestablishacostmanagementsystemthattracksbudgetsestablishedbased
on the prospectus in a Uniformat Level II, comparing cost growth and cost modificationsfor all Uniformat Level II elements through design, procurement, construction and project
completion.
Asageneralrule,earlyintheprocessUniformatistheprimaryestimateformat,althoughCSI
MasterFormatmaybeselectedonaprojectbyprojectbasis.GSAusuallyrequiresworkitems
onmajorrenovationprojectsorwhentheprojectistobeseparatedintomajorcomponentsor
subbuildings.Thespacetypesummaryisusuallyrequiredatvariousprojectphases.ACost
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GrowthReportisrequiredatallsubmissions,andaLifeCycleCostAnalysisisrequiredthrough
design development and potentially during construction documents phases for significant
items.
AnindependentpartyhiredbyGSAconductsavalueengineering(VE)workshop,andVEis
providedinaccordancewiththedesignsubmissionsrequirementsofP100.GSAmayelectto
conductanadditionalVEstudyattheconstructiondocumentsphaseonaprojectbyproject
basis.
WhenGSAcompletesaninternalreviewoftheestimate,orreconcilesanindependentestimate,
andattheconclusionoftheVEstudy,afinalestimateissubmitted.
2 costestimatesandsummaries
summaryofformatrequirements
Table1inChapter1displaysthetypeofestimatetobepreparedatthevariousdesignstages.
preliminaryconcepts
Preconceptestimatinggenerallyrequiresthepreparationofestimatesonthreecompeting
basicschemes/concepts,allowingGSAtoselectitspreferredscheme.
For each scheme, the AEs estimator prepares separate estimates for phased work,
multistructures,andorbidalternates/options.TheAEalsosubmitsestimatesforconcept
design analyses/studies as specified in designprogramming directives and/or design
criteriareferences,andacomparisonsheetformultipleconcepts/schemes.
conceptdesign
Theseestimatingrequirementsapplytoanyconceptlevelsubmission.Ifaprojectsdesign
requiresmultipleconceptsubmissions,eachconceptsubmissionmustbesupportedbytheestimatesdescribedhere.
Estimators must calculate quantities for appropriate systems or apply parameters to
appropriatebuildingareas.Appliedunitcostsmaybebasedoncombinedmaterialand
laborcosts. Conceptestimatesmust matchtheestimate formatof thebudgetestimate
tofacilitatecostbreakdowncomparisons.Forprospectuswork,thistypicallyrequiresthat
UniformatLevel3 estimates beprepared,delineatingcostelement categoriesshown in
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2Appendix A.1: Uniformat Level 1-5 Cost Elements.However,certainprojects(suchasnonpro-
spectusrepairandalterationwork)mayhavehadtheirbudgetaryestimatesdoneinwork
itemsorCSIMasterFormat.
Backupworksheetsmust support detailed estimates, coveringall costsensitive project
data and defining all major assumptions made. Backup estimating data and quantity
surveyinformationmaybeinanyformat,groupedunderappropriateformatclassification
headings.
TheAEisrequiredtoprovidetheIndependentGovernmentEstimatoradvancecopiesof
allconceptplansanddocumentationearlyenoughtoallowforthepreparationofrequired
estimatesaspartof theconcept designsubmission.Advancedocumentsmust include
floorplans,elevations,sections,andperspectiveviewsinsufficientdetailtoallowarealistic
parametriccostassessment.Inaddition,theAEprovides:
A statement on the conceptualapproach and general features for each major
buildingsystem,includinganitemizedlistingofanticipatedtypesandapproximate
capacities/sizes.Blockloadsforstructural,mechanical,andelectricalsystems.
Quality levels ofmajormaterialsand systems tobe used, including any special
design programming or code requirements relating to fire protection, HVAC,
plumbing,electrical,andstructuralcomponents. A copy of thedesign programtoensurethat theestimator understands goals,
objectives,anddesigndirectivesthatmaynotyetbereflectedinconceptdesign
submissiondocuments.
Toensurethattheprojectisdevelopingonbudget,theAEsestimatormustalsosubmita
listofcostsavingitemsthatcollectivelywouldreducetheprojectscosttoapproximately
10percentbelowbudget.
TheIndependentGovernmentEstimatorisrequiredtoprepareanECCAsummarysheetto
UniformatLevel2,representingallprojectandestimatedata.EachECCAsummarymust
comparethedesigncostbreakdownwithanybudgetcostvaluesescalatedtothemidpointof
construction,includingpersquaremeterorsquarefootcalculationsofoverallprojectcost.
designdevelopment
Tosupportdesigndevelopmentestimating,theAEprovidestheIndependentGovernment
Estimatorthedocumentationnecessarytodescribeproposedtypes,quality,andquantities
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ofbuildingfeatures,systems,equipment,andmaterials.Projectschedulingmustallowfor
theearlydeliveryofadvancecopiessothattherequiredestimatescanbeincludedwiththe
designdevelopmentsubmissions.
Asaseparatecostsavingtask,theAEsestimatormustalsosubmitalistofcostsaving
itemsthatcollectivelywouldreducetheprojectscosttoatleast10percentbelowbudget.
The independent governmentestimatorprepares anECCAestimate forthe basebidand
separateestimatesforphasedwork,multistructures,and/orbidalternatesoroptions.Anoverall
projectECCAestimatewillalsobeprepared,incorporatingallprojectsegments,foranalyses
orstudiesspecifiedindesignprogrammingdirectivesanddesigncriteriareferences.
Backupworksheets arerequiredtosupport thedetailed estimates, whichrepresentallcostsensitiveprojectdataanddefineallmajorassumptions.Backupestimatingdataand
quantitysurveyinformationmaybeinanyformat,butmustbegroupedunderappropriate
formatclassificationheadings.TheEstimateTrackingSheetandElementalCostSummary
formsmustbesubmitted,includingpersquaremeterorsquarefootcalculations.
constructiondocuments
Estimating requirements given here apply to all required construction documents
submissions75%, 90%, and 100% CDsunless specified as applicable only to final constructiondocuments.
Ifthe overallprojectsconstructiondocumentsestimateexceeds thebudget,theAEis
againrequiredtoproposecostsavingmeasurestobringtheprojectwithinbudget,atits
ownexpense.Toavoidoverbudgetconstructionbids,theAEsestimatormustidentifyat
leastfiveconstructioncostsavingitems,formulatedasbidalternates,tobringtheprojects
estimateatleast10percentbelowbudget.
The Independent Government Estimator prepares an ECCA estimate for the base bid,including separateestimates forphased work, multistructures,and/or bid alternatesor
options withany addenda.AnoverallprojectECCAestimate isalsoprepared, incorpo-
ratingallprojectsegments,foranalysesorstudies,asspecifiedindesignprogramming
directivesanddesigncriteriareferences.
ECCA estimates are developed using MasterFormat, with detailed material and labor
breakdownandappropriatesubdivisionsasshowninAppendixA.MasterFormatestimates
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2arealso summarized inUniformatLevel3 estimates andwork items. Forboth formats,
backup worksheet estimates are arranged by cost categories, with a summary sheet
combiningallcategorycosts.The90% and100%ConstructionDocumentestimatesare
preparedatthesamelevelasrequiredforthecontractorperformingtheconstructionwork,
inaccordancewiththeFAR.
Backupworksheets arerequiredtosupport thedetailed estimates, whichrepresentall
costsensitiveprojectdataanddefineallmajorassumptions.Backupestimatingdataand
quantitysurveyinformationmaybeinanyformat,butmustbegroupedunderappropriate
formatclassificationheadings.
Submissions must follow the formats in Appendix A and provide persquaremeter or
squarefootcalculations.
MasterFormatcostestimatesarepreparedtoanequivalentofUniformatLevel5,withunit
pricesseparatelyrepresentingmaterialandlabor.Costelementlumpsumestimatingfor
eitherformatsystemmaybeusedonlybypermissionofGSA.Ifcostelementsaretransferred
fromprevioussubmissionlevels,quantityvaluesmustbeverifiedandunitcostsadjustedto
reflectescalationtotheconstructiondocumentssubmissiondate.Allowancesfordesign
contingencies,generalconditionsandprofit,bonds,andconstructionescalationareadded
tocalculatetheECCAamount.
3 marketsurvey
GSA requires that the design AE preparea Market Survey for everyprojectand for each
submissionindicatedintheTasking Matrix (Table3inChapter3),anddescribedbelow.
A Market Survey explores all factors influencingconstructioncosts relevant to thecurrent
stageofdesign.TheMarketSurveypreparergatherspertinentdatabyinterviewinglocalfirmshavingknowledgeof constructionin thearea.Possiblesourcesinclude,butare notlimited
to,generalcontractorsandsubcontractors,buildersassociations,localgovernmentofficials,
architecturalandengineeringfirms,buildersexchangeandconstructionreportingfirms,and
bankersandcommercialmortgagefirms.Particularemphasismustbeplacedonascertaining
theavailabilityofmechanicaland electricalsubcontractors andtheassociated skilled labor
trades. The Market Survey must reflect recent and expected bidding conditions that may
influencethecostofconstructionandlistallsourcesofdata.
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ThepersonwhopreparestheMarketSurveyvisitsthesiteandlocalmarketareastodetermine
thefollowing:
Availabilityandshippingoriginofmajorprojectmaterials. Capabilityoflocalfabricators,precastyards,concreteplants,etc.
Availabilityoflaborcraftsnecessaryfortheproject,especiallyskilledlabor.
Availabilityofspecialerectionequipment.
Anticipatedcapacityoflocalcontractorsduringbiddingperiod.
Specialconditionsthatmightinfluencebidding.
Localescalationexperience.
Siteaccessibility.
Batchplantoptionsforconcreteandasphalt.
Applicablelocaltaxesorgrossreceiptstaxeswheretheprojectwillbeconstructed.
Costsofremoteness,suchaslaborforlosttime,housingallowance,orrequirementfor
onsitehousingormaterialdeliverycosts.
TheMarketSurveyalsoincludes:
Whowascontacted(person,firm,phone,email).
Wheretheyarelocated.
Whencontactwasmade.
Whytheywerecontacted.
Whatinformationwasobtained.
Asummaryassessmentwithspecificrecommendations.
conceptdesign
The AEconductsa MarketSurveyas describedabove andas requiredby theTasking
Matrix (Table3inChapter3).
designdevelopment
During the design development phase, the concept design phase Market Survey is
updated,verified,andrefinedtoincludeallchangesnecessarytoreflectnewinformation
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2onlocalmarketconditions,suchasregionalbuildingboomsandotherpotentialmajor
projects withcomparableconstructionschedules.These updated MarketSurveysare
submittedasrequiredbytheTasking Matrix (Table3inChapter3).
constructiondocuments
Atthe90%and100%constructiondocumentsphases,thesurveyprocessintensifies,andall
datagatheredisreported.Thereportclearlydepictsthelikelybiddingmarket,otherprojects
likelytobeonthemarket,andhowhungrythemarketislikelytobeatthescheduledtime
ofbid.Thefinalestimatemustincorporatethesurveysconclusionsandreflectthecurrent
biddingclimate,includinginformationontheexpectednumberofbiddersforgeneraland
subcontractors,theamountofcompetitionamongcontractors,andotherconditionsthat
mayhaveanimpactontheconstructionproject.
Notethatinthisphasetheprojectsconstructionmanagerasagentwillbepromotingthe
projectwithintheconstructionindustrytodevelopinterestforgoodcompetition.
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4 costgrowthreport
GSA uses the Cost Growth Report (CGR) to track cost growth at each design phase by
comparisonwiththeprojectbudget.ThisisdonebycomparingthepriorsubmissionsUniformat
Level2costsforeachcostelementwiththecurrentsubmissionsLevel2costs,andidentifying
thecauseoflargevariances.TheAEsestimatorpreparesthisreportforeachdesignphase
submission,usingGSAForm3474,ProjectCostComparisonSummary.SeeAppendix B: Estimate
Tracking Sheetsforasampleoftheform.
preliminaryconceptdesign
Eachdesignconceptconsideredduringthissubmissionmustbewithintheprojectsoverall
constructionbudget.TheAEwillberequiredtoredesignanyconceptdesignschemenot
withinthebudgettobringitwithinbudgetconstraintsatitsownexpense.
Foreach conceptscheme, theAEs estimatorlistscostsaving ideas thatcollectivelywill
bringprojectcostswithinbudget.TheIndependentGovernmentEstimatorvalidatesthese
costsavingmeasuresbypreparinganorderofmagnitudeestimateofsavingsforeachofthe
AEsproposedmeasures.TheAEsubmitsitsCostGrowthReportonGSAForm3474.
finalconceptdesign,designdevelopment,andconstructiondocuments
Iftheestimatesfortheconceptdesignanddesigndevelopmentsubmissionsexceedthe
projectbudget,theAEisrequired,atitsownexpense,toproposecostsavingmeasures
tobringtheprojectwithinbudget.Justasdescribedaboveforthepreliminaryconcept
designsCGR,theAEsummarizesthefinalconceptdesignestimateonGSAForm3474
andcomparesittotheprojectbudget.Thisreportissupportedwithcostestimatesforeach
proposedcostsavingitem.Theindependentgovernmentestimatorvalidatesthesecost
savingmeasuresasoutlinedintheparagraphaboveforthepreliminaryconceptdesign
phase.
If theestimate for90% constructiondocumentsexceeds theproject budget, theAE is
requiredtoproposecostreductionsintheformofbidalternatessufficienttoensurereceipt
ofbidswithinbudgetonthescheduledbiddate.TheIndependentGovernmentEstimator
validatesthesecostsavingmeasures,asindicatedintheparagraphabove,fortheconcept
designanddesigndevelopmentsubmissions.
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25 spacetypecostanalysis
Aspartofanewconstructionprojectcostestimatesubmission,theIndependentGovernment
Estimatorestimatesconstructioncostsbyspacetypesby:
Identifyingallprojectspacetypes,consideringatleastthosecategorieslistedinthe
GCCRG.
Separatelyitemizingspecialcostsoutsidenormalrequirementsoflistedspacetypes,
addressingatleastthoselistedintheAppendixasSpecialCostsExcluded.
6 lifecyclecostanalysis
Lifecyclecosting(LCC)isthedevelopmentofallsignificantcostsofacquiring,owning,and
usinganitem,system,orserviceoveraspecifiedlengthoftime.Thetimeperiodusedisthe
projectedeffective usefullifeof thefacility,anditsdeterminationincludes considerationof
functionalobsolescenceofmajorcomponentsorsystems.Itisusedtocompareandevaluate
thetotalcostsofcompetingsolutionsbasedontheanticipatedlifeofthefacilityorproductto
beacquired.
Thevalueofanitemincludesnotonlyconsiderationofthecostsofacquiringit,butalsothe
costsofusingitorthecostofperformanceforaslongastheuserneedsit.Costsofrepairs,
operations,preventivemaintenance,logisticsupportutilities,depreciation,andreplacement,
inadditiontocapitalcost,allcontributetothetotalcostofaproducttoauser.
ForfurtherguidancerefertoFacilitiesStandardsforthePublicBuildingsService(PBSP100)
andGSAValueEngineeringGuide(PBSPQ250and251).
7 valueengineeringstudies
Valueengineering(VE)isconductedduringtheconceptdesignanddesigndevelopmentphases
toexplorecostsaving/valueenhancingoptionsbeforeselectingfinaldesignfeatures.GSAmay
conductadditionalstudiesduringthe75%and90%constructiondocumentsphases,andfor
100%constructiondocumentsifdeemednecessaryduetotechnicalorbudgetaryconstraints.
Asinglestudymaybeappropriateonsmaller,lesscomplexprojects.Thebasicapproachisto
considermacrolevelissuesatconceptdesignandmoremicrolevelissuesatdesigndevelopment.
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Ingeneral,decisionsmadeasaresultofthefirststudywillnotbereconsideredinthesecond
studyunlesssignificantnewinformationisavailable.Furthermore,designchangesimplemented
asaresultofthestudieswillgenerallybeconsideredwithintheboundsofthenormaldesign
process.Exceptionstothiswillbeconsideredonacasebycasebasis.
baselineprospectus
TranslatetheapprovedprospectuslineitemsintoUniformatLevelIItobeusedasabasis
ofcomparisonandcontrolthroughouttheprojectlifecycle.
designconcept
Formajorcapitalconstructionandcertainotherprojects,aVEstudywillbeincludedasa
requirementfortheconceptdesignsubmissions.GSAcontractswiththeVEconsultantdirectly,ratherthanthroughtheAE,buttheAEparticipatesinandreviewsVEproposals
toaddressproject feasibilityandadherenceto designprogramming requirements.The
AEscostestimatormustbeavailabletoanswertheVEconsultantsquestionsconcerning
theoriginof AEconceptdesignestimateunitcostsandinterpretationof workelement
descriptions. Once GSA determines what VE consultants recommendations are to be
used,thedesignAEmustincorporatetheserecommendationsintodesigndocumentsas
partofthescopeofwork.
Fornewconstructionprojects,thefirststudyatconceptdesignisintendedtoreviewbasic
designdecisionsthatpertaintoareassuchas:
Sitingandbuildingorientation
Buildingform,shape,andmassing
Layout
Proportionofoccupiableareatogrossarea
Designcriteria Buildingsystemsselectionoptions
Spaceprogramoptions
Buildingspace/volumeparameters
Verticalandhorizontalcirculation
Majormechanicalelectricalplumbing(MEP)considerations
Overallenergyconsiderations
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2 Siteaccess/egress
Overallphasing/schedulingplans
Subsoilconditionsandgeologicaldata
Utilityavailability
designdevelopment
Thesecondvalueengineeringstudyat thedesigndevelopmentphasefocusesonmore
detaileddesigndecisionsincluding:
Specificbuildingsystemdesign
Specificationandperformancerequirements
Proposeddesigndetails Layoutoptionswithinoverallbuildinggeometry
SpecificMEPsystemselections
Sitepaving,grading,andutilities
Phasingandschedulingplans
Majorconstructabilityissues
TheAEmustincorporatetheVEconsultantsrecommendationsapprovedbyGSAintothe
designaspartofthescopeofwork.
8 budgetanalysis
AnECCAsummaryispreparedateachmilestone,usingtheformatsinAppendixB,tocompare
thecurrentdesigncostbreakdownwiththeprevioussubmissionscostsorthebudget,withall
valuesescalatedtothecurrentsubmissiondate.Thesummarymustincludeallowancesfor
designcontingencies,generalconditionsandprofit,andconstructionescalationandyieldan
overallprojectcostpersquaremeterorsquarefoot.
9 requirementsforbidsubmission
Procurementofficialsensurethatthebidpackagesincludealumpsumbidrequirementfor
eachbidoption,alternate,andunitpricingitem.
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210constructionawardbidanalysisforprospectuslevelprojects
bidanalysis
After the construction contract is awarded, the Independent Government Estimator
analyzesthebidcost,usingallavailablecostdata,includingthecontractorsbreakdownof
costssubmittedasthepaymentscheduleformonthlyprogresspaymentsforeachtradeor
subcontract.
TheIndependentGovernmentEstimatorreviewsthefinalcostestimateinUniformatLevel
3andrevisesittoalignwiththeactualbidprice.TheadjustedcostdataisprovidedtoGSA
informatsfoundinAppendicesCandD.
Aftercompletionof theabovecost analysis, theestimatoruses a formatsimilar tothat
foundinAppendixDtoprovideasynopsisoftheprojectspaceplan,efficiency,scope,and
basicdesignparametermeasures.
GSAwillprovidetheAEandtheIndependentGovernmentEstimatorthefollowingdata:
Theabstractofbidsreceivedfortheprocurementwithanindicationoftheaward
amountandthebidsofferedbyallcontractors.
Anybreakdownorverificationofcontractororsubcontractorpricesinthecourse
ofcontractaward.
Thecontractsapprovedscheduleofpricestobeusedforprogresspayments.
11costdatabase
GSAusescostdatacollectedforsimilarbuildingtypestodevelopspacetypecostbenchmark
toolsto improvebudget developmentfor futureprojects. Therefore, GSAsregionalproject
managerprovidescost estimates, reconciledestimates,bid analysis,andconstruction cost
reconciling back to the bid estimate to the regional cost advocate or Central Office costmanagementstafftocompilethisdataintoGSAscostdatabase.
12constructionmodificationsandclaimsanalysis
This sectionprovides information,procedures,andguidance forestimatingandprocessing
constructioncontractmodifications.Contractmodificationsincludechangeorders,contractor
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claims,formalresolutionofconstructivechanges,theimpactonunchangedwork,suspension
ofwork,andtimeextension.
Anindependentestimate forcontract modificationsrequestedbythe Governmentmustbepreparedbeforetheproposalrequestissenttothecontractor.TheIndependentGovernment
Estimatormustbeprovidedthesamedocumentsconcerningtheproposedmodificationthat
thecontractorwillbeprovided,orhaveaccesstothem.
TheIGEpreparedinresponsetoacontractorinitiatedproposalmustbepreparedtothesame
levelofdetailasthecontractorsproposalandbebasedonthescopeof themodification.A
copyofthecontractorsproposalwiththecostsdeletedcanbeused.
RegulationsrequireanIGEforanyprocurementof$25,000ormore.IftheContractingOfficerdeterminesitisnecessary,heorshemayrequireestimatesoflesseramounts.Inthecaseof
contractmodifications,the$25,000triggerfigureisthesumoftheabsolutevaluesofdecreases
andincreases.Forexample,amodificationresultingindecreasesof$10,000andincreasesof
$16,000wouldsumtotheabsolutevalueof$26,000,andanIGEwouldberequired.Adjustments
inmethodsorformatsfortheprimepurposeofescapingthisrequirementareprohibited.
Forallnegotiatedprocurements,includingcontractmodifications,regulationsstatethataward
mustnotbemadeunless:
ThefinalIGEequalsorexceedsthenegotiatedprice,or
Inthecaseofreductions,whichmustbeconsideredseparatelyfromincreases,the
negotiatedcreditisequaltoorexceedsthefinalIGE,and
The correct final IGE is included in thecontract file, supplemented bya complete
statementjustifyingtheawardatacostdifferentfromtheestimate,andadequatefor
subsequentreview.
Theoverallobjectiveofacontractmodificationnegotiationistoreachanagreementwiththe
contractorthatisinthebestinterestoftheGovernment.Thelowestpossiblepricedoesnot
alwaysmeetthisobjectivenorwouldagenerousprice,ifthatpriceoffersmorepaymentthan
necessarytoincludesufficientincentive.Thenegotiationteamstrivesforsomeintermediate
point,whichisgenerallyregardedasthelowestreasonablepricetheamountatthebottomof
thepricerangethatthenegotiatorconsiderstobefairandreasonable.
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To arrive at this price the negotiator must at least partially rely upon an IGE based on a
detailedanalysisofthechangeinrequirementsandexistingjobconditions.Forthemostpart,
theestimatemustbesimilarto,andtakeintoaccount,thosesameconditionsandelements
occurringinthecontract,aseachappliestothechangeorderscope.Inlieuofbetterdata,the
IGEfor bid evaluation may beused forassistance.The Independent GovernmentEstimator
mustunderstandthescopeofthechangeandprepareanaccuratequantitytakeoffforeach
directitemofchange,usinglabor,material,andequipmentcostsandsequentiallyapplying
appropriateoverhead,profit,andbondcosts.Sincethisformal,approvedIGEisusedtoevaluate
thereasonablenessof thecontractorsproposal, itmust bepreparedonacomparableand
realisticbasisbyanestimatorfamiliarwiththemodificationandclaimprocesses.Theestimator
mustreviewthecostspresentedinthecontractorsproposalforaccuracy,reasonableness,and
allowableness.Ofthosecostsfoundallowable(seeFAR31.2),eachmustbefurtherreviewed
forapplicabilitytotherequestedmodification.
prospectusproduct/deliverableP120
section2.243
The Independent Government Estimator must:
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TheIndependentGovernmentEstimatormust:
Review the change documents and become familiar with the requirements of the
changedwork.
Determine the status of construction and how the changed work will fit into the
constructionschedule.
Usemethods,capabilities,andlaborratesmatchingthoseofthecontractorperforming
thework.
Priceeachitematratesineffectatthetimethechangedworkwillbedone.
Attempttoagreewiththecontractoronscopeandestimatestructurebeforepreparing
theIGE.
Unlessotherwiseagreed,useMasterFormatwithalevelofdetailusedinthecontract
documents.
UsethesamelevelofdetailtheGovernmentwoulduseifitwerecompetingforthe
award.
Computethenetcostorcreditbysubtractingthetotaloftheoriginalworkfromthe
totaloftherevisedwork.
Clearly and adequately describe and identify schedulerelated and impactrelated
costsasaseparatepartofeachestimate.
Preparetheestimateinatimelymanner.
impactcostconsiderations
Whenamodificationisdirected,settlementincludesnotonlythecostandtimechangeof
theworkdirectlyaffectedbutalsothecostandtimeimpactontheunmodifiedwork.
Generallythecontractorfirstpresentsimpactcostsaspartoftheproposalsclaimed
impactcosts.TheIndependentGovernmentEstimatorlooksforoffsettingcoststoreduce
theimpacttotheGovernment.Thecontractorisrequiredtosubmitdocumentationto
support theclaimedcost,suchasnarrativecalculationsandplannedrescheduling.To
determine theextent of theimpact, the approved costand resourceloadedschedule
furnishedbythecontractormustbedevelopedtoreflectactualconstructionasaccurately
aspossible.Themodificationworkissuperimposedon the original scheduleso asto
44projectestimatingrequirementsP120
section2.2
2minimize delay under the given requirements GSA reviews and accepts or requests
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minimizedelay underthe given requirements.GSA reviews andaccepts, or requests
modificationsto,therevisedschedule.
The Independent Government Estimator classifies each impact cost claimed as either
factualor judgmental. Factualcostsare fixed andestablished andcan be determined
directlyfromrecords,suchasrentalorwagerateagreementsorpurchasedocuments.
Oncetheitemhasbeendeterminedvalidasafactualimpact,theitemcostmaybedirectly
calculated.Theamountofcostchangeiseitherstatedonthecertificationdocumentorcan
bedeterminedfromthescheduledtimechangeoftheconstructionprogressplan.
Examplesoffactualimpactcostsare:
Escalationofmaterialprices. Escalationoflaborwagerates.
Changeinequipmentrates.
Increaseforextendingthestorageperiodformaterialsandequipment.
Increaseforextendingthecontractforlaborandsubsistence.
Increaseforalongerperiodofdirectonsiteoverheadpersonnel,materials,and
utilities.
Increaseforalongerperiodofoverheadandprojectofficeservices.
TheIndependentGovernmentEstimatoridentifiesjudgmentalimpactcosts,whichinclude
thosethataredependentonvariablefactorssuchasperformance,efficiency,ormethodology
andcannotbestatedfactuallypriortoactualaccomplishment.Thecontractorsproposal
mustprovideclearandcrediblesupportforalljudgmentalimpactcosts.
Examplesofjudgmentalimpactcostsare:
Changeofefficiencyresultingfromrescheduling. Lossoflaborefficiencyresultingfromlongerworkhours.
Loss of efficiency caused by disruption of existing orderly processes and
procedures.
Lossofefficiencyduringreschedulingofmanpower.
Inefficiencyincurredfromresubmittalofshopdrawings,samplematerials,etc.
prospectusproduct/deliverableP120
section2.245
The Independent Government Estimator weighs any premium costs allowed in the base
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TheIndependentGovernmentEstimatorweighsanypremiumcostsallowedinthebase
contractchangeproposalagainstanyadditionalimpactcostsrequested.Forexample,the
MechanicalContractorsAssociationsproductivityratescanbehigherthanthoseusedin
competitivelybidwork.Theestimatormustavoidincludingthecontractorsquestionable
impactcostsintheinitialGovernmentestimateunlesseachhasbeendeemedjustifiable.
Anyoffsetstoimpactcostsfromdeletedworkmayincreasethecontractorsefficiencyand
productivity,resultinginacredittoGSA.
estimatorssupportduringnegotiations
AftertheIGEforthemodificationhasbeencompleted,approved,anddeliveredtothe
ContractingOfficer, the Independent Government Estimator continues to support the
negotiations, as directed by the negotiator. The estimator must become thoroughly
familiarwithnegotiatingrequirementsandtechniquesbeforeparticipatingaspartof a
negotiatingteam.HeorshemarksallestimatesFOROFFICIALUSEONLYtopreserve
balanceduringnegotiations.Theoverallamountmustnotbedisclosedunderanycircum-
stancespriortoaward.
13valueengineeringchangeproposals(VECPs)
VECPsmayrequirepreparationofanIGE.SinceaVECPwillbesupportedbycontractorpricing,theestimatorpreparestheIGEinamannersimilartothatdefinedpreviouslyinConstruction
ModificationsandClaimsAnalysissection(inChapter2.2).
14riskmanagement
TheIndependentGovernmentEstimatorassistsinidentifyingandmeasuringrisks,andthen
indeveloping,selecting,implementing,andmanagingoptionsforaddressingthoserisks.The
severaltypesofrisktobeconsideredaspartofariskmanagementmethodologyinclude:
Schedule
Cost
Technicalfeasibility
Environmentalremediation
Archaeological
projectestimatingrequirementsP120
section2.246
2 Technical obsolescence
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Technicalobsolescence
Dependenciesbetweenanewprojectandotherprojects
Physicaleventsbeyonddirectcontrol Marketandeconomicevents
GSAusestheConstructionIndustryInstitutes(CII)ProjectDevelopmentRatingIndex(PDRI)
toidentifyweakareas,whichareineffectarisklist.
15occupancyagreementsandtenantimprovementspricing
CostelementsareorganizedinaccordancewithGSAspricingpolicy,whichrequiresaseparate
tenantimprovementestimateforeachtenant.
Theagencyhousingplanandthesupportingfloorplansmustbeusedtoorganizetheestimate
detailby:
Warmlitshell
Tenantagencyfitout
Securityupgrades
InadditiontotheECCAtheestimatormust,foreachtenantagency,addtheGSArelatedcost
elementsidentifiedintheSpacePlanningsectionoftheGSA Pricing Desk Guide, (Section
3.2.10,page 19)andin thePricingImplementationfor Project Managers Guide,Chapter II
ProjectDevelopmentPhase.
prospectusproduct/deliverableP120
section2.247
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3
deliverymethodsand
deliverables
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31 overview
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1 overview1 requirementsforestimates
ThematrixofTable3indicatesthedeliverablestypicallyrequiredbydeliverymethodandby
sizeofproject.
matrixrows
ThematrixrowsareorganizedbythefivedistinctstagesofanyprojectPlanning,Design,
Construction Procurement, Construction, and Construction Closeout. Within these are
discretephases,andwithineachphasethereareseveralactivities.Toperformtheactivities,
severaltaskshavetobecompleted,allasshownonthematricesthatfollows.
Planning Stage: Theplanningstagehasfourphases:
1 Preliminaryprojectdevelopment
2 Feasibilitystudy
3 Programdevelopmentstudy(PDS)
4 DesignbuildRFP
5 Baselining
Design Stage: TheDesignstagehasthreephases:
1 Concept
2 Designdevelopment
3 Constructiondocuments
Construction Procurement Stage: Thereisonlyonephaseandoneactivity,buttwotasks
areidentified.
Construction Stage: Thereisonlyonephasehere,butitstwomainactivitiesare:
1 Constructionmodificationsandclaimsanalysis
2 ValueEngineeringChangeProposal(VECP)
Construction Closeout Stage: CloseoutistheonlyphaseandactivityintheConstruction
CloseoutStage.
deliverymethodsanddeliverables
section3.151
matrixcolumns
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Thematrixshowsfourdeliverymethods:
1 Traditional(DesignBidBuild)
2 ConstructionManagerasConstructor
3 DesignBuildwithBridgingorConceptdocuments
4 DesignBuildpureorperformancebased
Thematrixfurtherorganizeseachdeliverymethodbyprojecttype:NewConstruction,and
Repair&Alteration/Modernization.
Projectsizes,definedbyconstructionvalue,subdivideeachprojecttype.Projectsizesare:
1 Under$2million
2 $210million
3 $1025million
4 $25millionandabove
NewConstructiondoesnotusetheunder$2millionprojectsize.
52projectestimatingrequirementsP120
section3.1
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2 deliverable flowcharts by delivery
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2 deliverableflow chartsbydeliverytable3. cost estimatingforconstruction in federalbuildings
tasking matrixtraditional CMc
DB bridging/concepts
DB pure/perform. based
new r&a/mod new r&a/mod new r&a/mod new r&a/mod
activity task
$25M+
$1025M
$210M
$25M+
$1025M
$210M
Under2M
$25M+
$1025M
$210M
$25M+
$1025M
$210M
Under2M
$25M+
$1025M
$210M
$25M+
$1025M
$210M
Under2M
$25M+
$1025M
$210M
$25M+
$1025M
$210M
Under2M
preliminary project development
BER WorkItem Cost Estimates
Blast/Prog.Collapse study
Uniformat or MasterformatCost Estimates
SeismicstudyUniformat or Masterformat
Cost Estimates
NEPAUniformat or Masterformat
Cost Estimates
Master PlanUniformat or Masterformat
Cost Estimates
SpecialstudiesUniformat or Masterformat
Cost Estimates
AEFeeEstimate
Independent GovernmentEstimate
feasibility study
Foreachdevelopmentsubmission
GCCRG/BenchmarkToolsorProjectCost Estimating Tool
ProjectCost Estimating Tool
Risk Analysis
Foreach availablepreliminaryplanning
study
Validate/Update AssociatedEstimate
Foreach incorporatedpreliminaryplanning
studyProjectCost Estimating Tool
AEFeeEstimate
Independent Government CostEstimate
54projectestimating requirements P120
section3.2
tasking matritraditional CMc
DB bridging/concepts
DB pure/perform. based
3
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programdevelopmentstudy(pds)
taskingmatrix concepts perform. based
new r&a/mod new r&a/mod new r&a/mod new r&a/mod
activity task
$25M+
$1025M
$210M
$25M+
$1025M
$210M
Under2M
$25M+
$1025M
$210M
$25M+
$1025M
$210M
Under2M
$25M+
$1025M
$210M
$25M+
$1025M
$210M
Under2M
$25M+
$1025M
$210M
$25M+
$1025M
$210M
Under2M
Feasibility StudyCritique
Foreach development
submission
Foreach availablepreliminaryplanning
study
Foreach incorporatedpreliminaryplanning
study
Validate Feasibility StudyEstimate
ProjectCost Estimating Tool
GCCRGforBudget Analysis
Market surveys(one submission only)
Validate / Update AssociatedEstimate
Validate / Update AssociatedEstimate
design buildRFP
Estimating SupportIndependent Government
Cost Estimate
concept design
PreliminarySubmission
VE workshop
Final Submission
Cost EstimatesperTable1foreach submission
Uniformat or MasterformatCost Estimate
Market Survey
Review of AEEstimate
Cost EstimatesperPQ250/251
Cost EstimatesperTable1
Uniformat or Masterformat CostEstimate
IndependentEstimate
SpaceType cost analysis
Budget Analysis
delivery methodsanddeliverables
section3.255
tasking matrixtraditional CMc
DB bridging/concepts
DB pure/perform. based
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Final Submission(continued)
Life CycleCost Analysis(Per P100/Design Program)
Risk Analysis
OCAReview &Estimate
design development
PreValueEngineeringDDSubmission
Cost EstimatesperTable1
Review of AEEstimate
Life CycleCost Analysis (PerP-100/Design Program)
VE Workshop/Study Cost EstimatesperPQ250/251
FinalDDSubmission
Cost EstimatesperTable1
Market Survey
Cost Growth Report
OCAReview &Estimate
IndependentEstimateandreconciliationwith AEEstimate
construction documents
75% CDs
Cost EstimatesperTable1
Review of AEEstimate
Market Survey
CMcGuaranteedMaximumPrice
90% CDs
Cost EstimatesperTable1
Market Survey
IndependentEstimateandreconciliationwith AE
Estimate
Review of AEEstimate
Cost Growth Report
tasking matrixnew r&a/mod new r&a/mod new r&a/mod new r&a/mod
activity task
$25M+
$1025M
$210M
$25M+
$1025M
$210M
Under2M
$25M+
$1025M
$210M
$25M+
$1025M
$210M
Under2M
$25M+
$1025M
$210M
$25M+
$1025M
$210M
Under2M
$25M+
$1025M
$210M
$25M+
$1025M
$210M
Under2M
56projectestimating requirements P120
section3.2
3tasking matrix
traditional CMcDB bridging/
conceptsDB pure/
perform. based
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OCAReview&Estimate
Uniformat or MasterformatCost Estimates
100% CDs
Cost EstimatesperTable1
Market Survey
IndependentEstimateandreconciliationwith AE
Estimate
Review of AEEstimate
CostGrowthReport
construction procurement
Construction AwardBid Analysis
Database Informationpreparation
Cost andPriceAnalysis
construction
Construction Mods &ClaimsAnalysis
Masterformat Cost Estimates
ValueEng. ChangeProperty (VECP)
Cost Estimates
LifeCyclecost analysis review(asrequired)
construction closeout
CloseoutDatabase Information
including ChangeOrders
taskingmatrixnew r&a/mod new r&a/mod new r&a/mod new r&a/mod
activity task
$25M+
$1025M
$210M
$25M+
$1025M
$210M
Under2M
$25M+
$1025M
$210M
$25M+
$1025M
$210M
Under2M
$25M+
$1025M
$210M
$25M+
$1025M
$210M
Under2M
$25M+
$1025M
$210M
$25M+
$1025M
$210M
Under2M
delivery methodsanddeliverables
section3.257
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a
appendices
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estimatingformats
1 uniformatlevel15costelements
a
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Level 1 Level 2 Level 3 Level 4 Level 5
A1
Substructure
A11
Foundations
A111Standard
Foundations
WallFoundations ColumnFoundations&PileCaps PerimeterDrainage&Insulation
A112Special
Foundations
PileFoundations GradeBeams Caissons Underpinning Dewatering RaftFoundations
PressureInjectedFootings OtherSpecialFoundations
A12
BasementConstruc
tion
A121Basement
Excavation
ExcavationforBasements StructureBackfill&Compact Shoring
A122Basement
Walls
BasementWallConstruction MoistureProtection BasementWallInsulation InteriorSkin
A123 SlabonGrade
StandardSlabonGrade StructuralSlabonGrade
InclinedSlabonGrade TrenchesPits&Bases UnderSlabDrainage&Insulation
A2
Superstructure
A21
Superstructure
A211
FloorandColumn
Construction
SuspendedBasementFloorConstruction UpperFloorsConstruction BalconyFloorConstruction Ramps FloorRacewaySystems OtherFloorConstruction
Roof
Construction
FlatRoofConstruction PitchedRoofConstruction
Canopies OtherRoofConstruction
A2
Superstructure
A21
Superstructure
A212Stair
Construction
RegularStairs CurvedStairs SpiralStairs ExteriorFireEscapes StairHandrailsandBalustrade
A214Special
SuperstructureConstruction
61appendices
appendixa
a Level 1 Level 2 Level 3 Level 4 Level 5B1
Exter
B111
ExteriorWallConstruction
ExteriorWallConstruction Parapets ExteriorLouvers&Screens Sun Control Devices (Exterior)
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E
B11
ior
Walls
1 Construction SunControlDevices(Exterior) BalconyWalls&Handrails
ExteriorSoffitsxterior
B112
SpecialWallElements
Enclos
Exter
B121
Windows Windows CurtainWalls Storefronts
B1
ure
B12
iorGlazing&
Doors B12
2Doors
GlazedDoors&Entrances SolidExteriorDoors RevolvingDoors OverheadDoors OtherDoors&Frames
B123 SpecialGlazing
Ext.Enclos
B13
Roofing
B131
RoofCoverings&Insulation
RoofFinishesTrafficCoatings&PavingMembranes
RoofInsulation&Fill Flashings&Trim RoofEavesandSoffits GuttersandDownspouts
ure B13
2Skylightsand
RoofOpenings
GlazedRoofOpenings RoofHatches GravityRoofVentilators
Partitio
C11
Partitions
FixedPartitions DemountablePartitions RetractablePartitions SiteBuiltToiletPartitions SiteBuiltCompartments&Cubicles InteriorBalustrades&Screens InteriorWindows&Storefronts
C1
InteriorConst
ruction
C11
ns,Doors&Specialties
1
InteriorDoors
InteriorDoors InteriorDoorFrames InteriorDoorHardware InteriorWallOpeningElements InteriorDoorSidelights&Transoms InteriorHatches&AccessDoors DoorPainting&Decoration
C113
Specialties/Fittings
FabricatedToiletPartitions FabricatedCompartments&Cubicles StorageShelvingandLockers OrnamentalMetalsandHandrails IdentifyingDevices ClosetSpecialties
C12
Access/
Platform
Floors
C121
AccessFloors
C122
PlatformFloors
62projectestimatingrequirementsP120
appendixa
Inter
In
C131
WallFinishes WallFinishestoInsideofExteriorWall WallFinishestoInteriorWalls ColumnFinishes
Fl T i
Level 1 Level 2 Level 3 Level 4 Level 5 a
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C1
riorConstruction
C13
teriorFinishes
C132
FloorFinishes
FloorToppings TrafficMembranes
HardenersandSealers Flooring Carpeting Bases,Curbs&Trim
C133
CeilingFinishes CeilingFinishesAppliedtoStructure SuspendedCeilings OtherCeilings
D1
ConveyanceSystems
D11
ConveyanceSystems
D111
Elevators&Lifts
PassengerElevators FreightElevators Lifts Escalators&MovingWalks
Escalators MovingWalks
D112
Escalators,Moving
Walks
&Other
OtherConveyingSystems
Dumbwaiters PneumaticTubeSystems Hoists&Cranes Conveyors Chutes Turntables BaggageHandling&LoadingSystems TransportationSystem
D2
Mechanical
D21
Plumbing
D211
Plumbing
Fixtures
WaterClosets Lavatories Sinks Bathtubs WashFountains
Showers DrinkingFountainsandCoolers Bidets&OtherPlumbingFixtures
D212
Distributionand
DrainageSystems
DomesticWater Distribution
ColdWaterService HotWaterService DomesticWaterSupplyEquipment
SanitaryWaste
WastePiping VentPiping FloorDrains SanitaryWasteEquipment PipeInsulation
RainWaterDrainage
Pipe&Fittings RoofDrains RainwaterDrainageEquipment Insulation
D213
Other
PlumbingSystems
GasDistribution AcidWasteSystem Interceptors PoolPipingandEquipment DecorativeFountainPipingDevices OtherPipingSystem
63appendices
appendixa
a Level 1 Level 2 Level 3 Level 4 Level 5 OilSupplySystem
GasSupplySystem
CoalSupplySystem
C l S l S t
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EnergySupply CoalSupplySystem
SteamSupplySystem HotWaterSupplySystem
SolarEnergySystem
WindEnergySystem
D22 CentralPlant Boilers&Furnaces
1 Equipment HeatGeneratingSystems
BoilerRoomPiping&Specialties
AuxiliaryEquipment
Insulation
M
CoolingGeneratingSystems ChilledWaterSystem
DirectExpansionSystem
D2
echanicala
D22
HVAC
DistributionSystems
AirDistributionSystems ExhaustVentilationSystems SteamDistributionSystem HotWaterDistribution ChilledWaterDistribution
D222
DistributionSystems
ChangeoverDistributionSystem
GlycolHeatingDistributionSystem
Terminal&PackageUnits TerminalSelfContainedUnits PackageUnits
SystemsTesting&Balancing
PipingSystemTesting&Balancing AirSystemTesting&Balancing HVACCommissioning OtherSystemsTesting&Balancing
SpecialCoolingSystems&Devices SpecialHumidityControl Dust&FumeCollectors
SpecialHVACSystems&Equipment AirCurtains
AirPurifiers PaintSprayBoothVentilation GeneralConstructionItems(HVAC)
D22
3
Controls&
Interfacew/Bldg.Automation
HeatingGeneratingSystem Exhaust&VentilatingSystems TerminalDevices EnergyMonitoring&Control BuildingAutomationSystems OtherControlsandInstrumentation
64projectestimatingrequirementsP120
appendixa
D31
1
SprinklerandStandpipe Systems
FireProtectionSprinklerSystems SprinklerWaterSupply SprinklerPumpingEquipment DrySprinklerSystem
Water Supply
Level 1 Level 2 Level 3 Level 4 Level 5 a
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D3
FireProtection
D3
1
F
ireProtection/Alarm
1 StandpipeSystems
StandpipeandHoseSystems WaterSupply StandpipeEquipment
FireHoseEquipment
D31
2
FireAlarmSystems&Interfacew/Bldg.
Automation
D313
SpecialtiesandotherSystems
FireProtectionSpecialties FireExtinguishers FireExtinguisherCabinets
OtherFireProtectionSystems
CarbonDioxideSystem FoamGeneratingEquipment CleanExtinguishingAgentSystem DryChemicalSystems Hood&DuctFireProtection
D4
Electrical
D41
ElectricalService,
Distribution&
EmergencyPower
D411
HighTensionService&Dist.
D412
LowTensionService&Dist.
D413
EmergencyPowerSystems
D414
RenewableElectricGene