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Pre -Construction Cost Control Pre-Construction

Pre-Construction Cost Control…the art and science of bringing certainty.
NWCCC February 27, 2002 Bellingham, WA Rider Hunt Levett & Bailey

Pre -Construction Cost Control Pre-Construction

Problem of cost control is not new! Desire of British industrialists in the 18th Century to build factories and mansions that lead to establishment of professions of quantity surveying and cost engineering.

Rider Hunt Levett & Bailey

Pre -Construction Cost Control Pre-Construction

When we mean to build, We first survey the plot, then draw the model, And when we see the figure of the house, Then must we rate the cost of erection, Which if we find outweighs ability What do we do then but draw anew the model If fewer office, or, at least, desist To build at all? Henry IV (Part III) Act 1, Scene III
Rider Hunt Levett & Bailey

Pre -Construction Cost Control Pre-Construction

Do alternative procurement methods obviate need for cost control?

Rider Hunt Levett & Bailey

Pre -Construction Cost Control Pre-Construction

THE SINKING OF THE LARGEST OFFSHORE OIL PLATFORM March 2001

Rider Hunt Levett & Bailey

Pre -Construction Cost Control Pre-Construction

For those of you who may be involved in project cost control (at whatever level),

Rider Hunt Levett & Bailey

please read this quote from a Pre Construction Cost Control Pre-Construction Petrobras executive,

Rider Hunt Levett & Bailey

Pre -Construction extolling Cost Control Pre-Construction the benefits of
cutting quality assurance and inspection costs,

Rider Hunt Levett & Bailey

on the project that Pre Construction Cost Control Pre-Construction

sunk into the Atlantic Ocean off the coast of Brazil in March 2001.

Rider Hunt Levett & Bailey

Pre -Construction Cost Control Pre-Construction

"Petrobras has established new global benchmarks for the Rider Hunt Levett & Bailey generation of exceptional shareholder wealth

Pre -Construction Cost Control Pre-Construction

through an aggressive and innovative programme of Rider Hunt Levett & Bailey cost cutting on its P36 production facility.

Pre -Construction Cost Control Pre-Construction
Conventional constraints have been successfully challenged

Rider Hunt Levett & Bailey

Pre -Construction Cost Control Pre-Construction
and replaced with new paradigms appropriate to the globalised corporate market place.

Rider Hunt Levett & Bailey

Pre -Construction Cost Control Pre-Construction

Through an integrated network of facilitated workshops, Rider Hunt Levett & Bailey

the project successfully rejected the established constricting and negative Pre -Construction Cost Control Pre-Construction influences of prescriptive engineering,

Rider Hunt Levett & Bailey

onerous quality Pre requirements, and -Construction Cost Control Pre-Construction outdated concepts of inspection and client control.

Rider Hunt Levett & Bailey

Pre -Construction Cost Control Pre-Construction

Elimination of these unnecessary straitjackets has empowered the project's suppliers Rider Hunt Levett & Bailey and contractors to propose highly economical solutions,

Pre -Construction Cost Control Pre-Construction

with the win-win bonus of enhanced profitability margins for themselves.

Rider Hunt Levett & Bailey

Pre -Construction Cost Control Pre-Construction

The P36 platform shows the shape of things to come Rider Hunt Levett & Bailey

in unregulatedPre global market economy of the 21st Century.“ -Construction Cost Control Pre-Construction

Rider Hunt Levett & Bailey

Pre -Construction Cost Control Pre-Construction

And now you have seen the final result of this proud achievement by Petrobras.
Rider Hunt Levett & Bailey

Pre -Construction Cost Control Pre-Construction

QUIZ: 1. How many lives were lost? 2. How much was really saved? 3. Does your company have a new paradigm for achieving cost savings? If so, you’d better know how to swim.

Rider Hunt Levett & Bailey

Pre -Construction Cost Control Pre-Construction

Design phase cost control requires design phase cost planning. Delivery on budget = good practice

Rider Hunt Levett & Bailey

Pre -Construction Cost Control Pre-Construction

For Owners to retain control of the cost of a project... Instigate an ‘Owner Oriented’ Cost Control Philosophy...
Rider Hunt Levett & Bailey

Pre -Construction Cost Control Pre-Construction

Cost Planning: “facilitating the design process by systematic application of cost criteria so as to maintain a sensible and economic relationship between cost, quality, function and aesthetics to achieve the owner’s requirements within the agreed budget”
Rider Hunt Levett & Bailey

Pre -Construction Cost Control Pre-Construction

Anderson’s Maxim ‘Estimating ≠ Cost Planning’

Rider Hunt Levett & Bailey

Pre -Construction Cost Control Pre-Construction

Cost Planning: •Preliminary Estimate •Cost Plan / Cost Model •Cost Checking •Comparative Cost Studies •Life-Cycle Cost Studies •Value Management
Rider Hunt Levett & Bailey

Pre -Construction Cost Control Pre-Construction
PHASE
CONCEPT DESIGN SCHEMATIC DESIGN DESIGN DEVELOPMENT CONSTRUCTION DOCUMENTATION BID CONSTRUCTION

OUTPUT TO OWNER

Concept Cost Alternatives

Cost Model Updated Cost Estimate thru’ Cost Checks

Updated Cost Estimate thru’ Cost Checks

Final Bid Documents Cost Estimate thru’ Cost Checks

Bid Report

Final Account

ACTIVITIES
Study Brief Prepare Cost Model. Cost Checks Cost Checks Cost Checks Check bid breakdown Contract administration

DD Revisions SD Revisions

DD/CD Revisions

COST PLANNING

Rider Hunt Levett & Bailey

Pre -Construction Cost Control Pre-Construction

Cost Planning: •Preliminary Estimate •Cost Plan / Cost Model •Cost Checking •Comparative Cost Studies •Life-Cycle Cost Studies •Value Management
Rider Hunt Levett & Bailey

Pre -Construction Cost Control Pre-Construction

Cost Planning: •Preliminary Estimate •Cost Plan / Cost Model •Cost Checking •Comparative Cost Studies •Life-Cycle Cost Studies •Value Management
Rider Hunt Levett & Bailey

Pre -Construction Cost Control Pre-Construction
COST MODEL
project project type location contract period client Boeing Commercial Airplane Group Facilities Asset Mangement PO Box 3707, MS 20-30 SEATTLE, WA 98195 Boeing Commercial Airplane Group New Headquarters Office Building Renton, Washington project cost $ project rate $ estimate date 5/23/97 architect Loschly Marquardt & Nesholm 801 Second Avenue, Suite 501 SEATTLE, WA 98104 191.95 59,178,843 project no W20024-500

ANALYSIS OF BUILDING

ANALYSIS OF COST ELEMENT GROUP $ $/GFA

GFA No. of Stories

308,310 sf 5 story office building Foundations (1,2,3) Basement Construction Superstructure (4,5) Exterior Closure (6,7) Roofing (8,9) Interior Construction (10-12) Staircases (13,14) Interior Finishes (15,16,17) Conveying Systems (18) Plumbing (19-23) HVAC (24) Fire Protection (25) Electrical (26, 27,28) Equipment (29) Furnishings (30) Special Construction (31) Selective Building Demolitiion Site Preparation (32,33,34) Site Improvements (35-38) Site Civil/Mech. Utilities(39-42) Site Electrical Util. (43,44,46) Other Site Construction(45,47) General Requirements 2,937,634 7,639,165 9,302,468 895,395 4,124,268 948,891 5,142,387 1,098,000 2,015,206 7,100,650 807,518 6,473,672 746,945 3,172 402,482 1,071,502 1,702,645 3,469,955 1,612,504 1,684,384 9.53 38.81 47.26 4.55 20.95 4.82 26.13 5.58 10.24 36.07 4.10 32.89 3.79 0.02 2.04 5.44 8.65 17.63 8.19 8.56 -

Construction

The building is set on pile concrete footings, with concrete frame to upper floors and roof. External walls include metal siding and concrete with feature glazed windows and curtain wall. The roof is clad with metal deck, concrete, and skylights. Interior finishes include terrazzo flooring, wood wall paneling to lobby, ceramic floor and tiles and wall tiles to toilet areas, carpet, vinyl tile, wall coverings and paint, interior glazing, curtian walls. Washington State Sales Tax A/E, CM, and Professional Fees Owner furnished and installed furniture, furnishings and equipment Post contract contingency Architectural Contingency Owners administration Off-site work Haz-Mat removal

Exclusions

Net Project Cost
Sales Tax (Excluded)

59,178,843
-

Total Project Cost

59,178,843

191.95 191.95

Land and legal costs

Rider Hunt Levett & Bailey

Pre -Construction Cost Control Pre-Construction
project name Boeing Commercial Airplane Group New Headquarters GFA project # W20024 Value % of total cost 308,310 $59,178,843 Estimate date Element Unit Quantity 308,310 SF 5/23/97 Element Unit Rate 2.03

Ref

Code

Element

$

$/SF gfa

Specification

1

FD

Standard Foundations

626,444

2.03

1.1% Concrete pile caps and duct bank support beam 2.5% Concrete cassion, including drilling 1.4% Concrete slab on grade, including grading, bedding, vapor barrier, joints & finish 10.5% Concrete shear walls, structural steel frame, concrete frame, metal deck and concrete slab 2.4% Concrete shear walls, concrete slab structural steel frame and metal deck 15.4% Curtain wall, metal siding, sheathing metal stud framing, insulation, entry canopies, interior lining, guard rails 0.3% Aluminum framed entrance doors, hollow metal doors, automatic roller doors 33.6%

2 3

SF SG

Special Foundations Slab on Grade

1,461,348 849,842

4.74 2.76

308,310 70,420

SF SF

4.74 12.07

4

FL

Floor Construction

6,220,265

20.18

308,310

SF

20.18

5

RC

Roof Construction

1,418,900

4.60

74,247

SF

19.11

6

EW

Exterior Walls

9,119,761

29.58

83,903

SF

108.69

7

ED

Exterior Doors

182,707

0.59

57

EA

3,205.39

c/f

19,879,267

64.48

Rider Hunt Levett & Bailey

Pre -Construction Cost Control Pre-Construction
b/f 8 RF Roof Coverings 19,879,267 782,749 64.48 2.54 33.6% 1.3% Single ply flat roof, metal standing seam pitched roof, flashings, gutters, roof hatch and louvers 0.2% Ladders, hatches, skylights 76,394 SF 10.25

9

RO

Roof Openings

112,646

0.37

308,310

SF

0.37

10

PT

Partitions

1,721,722

8.75

4.7% GWB metal stud partitions and furrings, interior curtain wall, masonry walls, shaftwall, insulation, glass wall & sealant 2.0% Wood and hollow metal doors including hardware & finish, overhead coiling grills, fire doors, sidelights 4.6% Casework, access doors, handrails, toilet accessories and blocking, display boards, signage, lockers, operative wall, wire mesh partitions, window blinds, window washing equip. 1.7% Steel pan concrete infill fire stair, steel open tread staircase, guardrails

180,020

SF

9.56

11

ID

Interior Doors

725,599

3.69

428

EA

1,695.32

12

SP

Specialties

1,676,947

8.52

308,310

SF

5.44

13

SC

Stair Construction

619,608

3.15

222 FT/R

2,791.03

c/f

25,518,538

190.74

43.1%

Rider Hunt Levett & Bailey

Pre -Construction Cost Control Pre-Construction

Cost Planning: •Preliminary Estimate •Cost Plan / Cost Model •Cost Checking •Comparative Cost Studies •Life-Cycle Cost Studies •Value Management
Rider Hunt Levett & Bailey

Pre -Construction Cost Control Pre-Construction
PHASE
CONCEPT DESIGN SCHEMATIC DESIGN DESIGN DEVELOPMENT CONSTRUCTION DOCUMENTATION BID

CONSTRUCTION

OUTPUT TO OWNER

Concept Cost Alternatives

Cost Model Updated Cost Estimate thru’ Cost Checks

Updated Cost Estimate thru’ Cost Checks

Final Bid Documents Cost Estimate thru’ Cost Checks

Bid Report

Final Account

ACTIVITIES
Study Brief Prepare Cost Model. Cost Checks Cost Checks Cost Checks Check bid breakdown Contract administration

DD Revisions SD Revisions

DD/CD Revisions

COST PLANNING

Rider Hunt Levett & Bailey

Pre -Construction Cost Control Pre-Construction
COST CHECK STATEMENT
project project type location contract period Boeing Commercial Airplane Group New HQ Office Building Renton, Washington project cost $ 59,178,843 project rate $ estimate date cost check date 191.95 5/23/97 7/20/97 project no W20024-500

ELEMENT GROUP

Cost Model 5/23/97
2,937,634 7,639,165 9,302,468 895,395 4,124,268 948,891 5,142,387 1,098,000 2,015,206 7,100,650 807,518 6,473,672 746,945 3,172 402,482 1,071,502 1,702,645 3,469,955 1,612,504 1,684,384 59,178,843 59,178,843

Cost Check 7/20/97
3,200,000 7,450,000 9,420,000 950,000 4,250,000 920,000 5,350,000 1,100,000 2,150,000 6,900,000 815,000 6,500,000 725,000 5,000 395,000 1,100,000 1,750,000 3,550,000 1,635,000 1,720,000 59,885,000 59,885,000

Cost Check 9/15/97
3,100,000 7,455,000 9,400,000 936,000 4,235,000 925,000 5,250,000 1,100,000 2,120,000 6,950,000 812,000 6,550,000 720,000 4,000 395,000 950,000 1,687,000 3,256,000 1,625,000 1,700,000 59,170,000 59,170,000

Cost Check

Cost Check

Foundations (1,2,3) Basement Construction Superstructure (4,5) Exterior Closure (6,7) Roofing (8,9) Interior Construction (10-12) Staircases (13,14) Interior Finishes (15,16,17) Conveying Systems (18) Plumbing (19-23) HVAC (24) Fire Protection (25) Electrical (26, 27,28) Equipment (29) Furnishings (30) Special Construction (31) Selective Building Demolitiion Site Preparation (32,33,34) Site Improvements (35-38) Site Civil/Mech. Utilities(39-42) Site Electrical Util. (43,44,46) Other Site Construction(45,47) General Requirements

Net Project Cost
Sales Tax (Excluded)

Total Project Cost

Rider Hunt Levett & Bailey

Pre -Construction Cost Control Pre-Construction

Cost Planning: •Preliminary Estimate •Cost Plan / Cost Model •Cost Checking •Comparative Cost Studies •Life-Cycle Cost Studies •Value Management
Rider Hunt Levett & Bailey

Pre -Construction Cost Control Pre-Construction
PHASE
CONCEPT DESIGN SCHEMATIC DESIGN DESIGN DEVELOPMENT CONSTRUCTION DOCUMENTATION BID CONSTRUCTION

OUTPUT TO OWNER

Concept Cost Alternatives

Cost Model Updated Cost Estimate thru’ Cost Checks

Updated Cost Estimate thru’ Cost Checks

Final Bid Documents Cost Estimate thru’ Cost Checks

Bid Report

Final Account

ACTIVITIES
Study Brief Prepare Cost Model. Cost Checks Cost Checks Cost Checks Check bid breakdown Contract administration

DD Revisions SD Revisions

DD/CD Revisions

COST PLANNING

Rider Hunt Levett & Bailey

Pre -Construction Cost Control Pre-Construction

Cost Planning: •Preliminary Estimate •Cost Plan / Cost Model •Cost Checking •Comparative Cost Studies •Life-Cycle Cost Studies •Value Management
Rider Hunt Levett & Bailey

Pre -Construction Cost Control Pre-Construction
PHASE
CONCEPT DESIGN SCHEMATIC DESIGN DESIGN DEVELOPMENT CONSTRUCTION DOCUMENTATION BID CONSTRUCTION

OUTPUT TO OWNER

Concept Cost Alternatives

Cost Model Updated Cost Estimate thru’ Cost Checks

Updated Cost Estimate thru’ Cost Checks

Final Bid Documents Cost Estimate thru’ Cost Checks

Bid Report

Final Account

ACTIVITIES
Study Brief Prepare Cost Model. Cost Checks Cost Checks Cost Checks Check bid breakdown Contract administration

DD Revisions SD Revisions

DD/CD Revisions

COST PLANNING

Rider Hunt Levett & Bailey

Pre -Construction Cost Control Pre-Construction

Cost Planning: •Preliminary Estimate •Cost Plan / Cost Model •Cost Checking •Comparative Cost Studies •Life-Cycle Cost Studies •Value Management
Rider Hunt Levett & Bailey

Pre -Construction Cost Control Pre-Construction
PHASE
CONCEPT DESIGN SCHEMATIC DESIGN DESIGN DEVELOPMENT CONSTRUCTION DOCUMENTATION BID CONSTRUCTION

OUTPUT TO OWNER

Concept Cost Alternatives

Cost Model Updated Cost Estimate thru’ Cost Checks

Updated Cost Estimate thru’ Cost Checks

Final Bid Documents Cost Estimate thru’ Cost Checks

Bid Report

Final Account

ACTIVITIES
Study Brief Prepare Cost Model. Cost Checks Cost Checks Cost Checks Check bid breakdown Contract administration

DD Revisions SD Revisions

DD/CD Revisions

COST PLANNING

Rider Hunt Levett & Bailey

Pre -Construction Cost Control Pre-Construction

Finally... Through the technique of Cost Planning an Owner can retain control of the cost of their construction project.
Rider Hunt Levett & Bailey

Pre -Construction Cost Control Pre-Construction

Cost Planning will…
•Confirm the project is feasible •Establish a Cost Plan setting targets for quality and cost •Undertake Comparative Cost Studies •Consider Life-Cycle Issues and Value Management •Ensure, through Cost Checking, what is being designed meets budget
Rider Hunt Levett & Bailey

Pre -Construction Cost Control Pre-Construction

Thank you...

Rider Hunt Levett & Bailey

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