page Directions 105 Cost Indices 106 RIBA Stage A/B Preparation 109 RIBA Stage C/D/E Design 114 Approximate Estimating Rates– 5 Services 120 Building Models– Elemental Cost Summaries 138
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Building Services Handbook 7th Edition
Fred Hall & Roger Greeno
This seventh edition of Hall and Greeno’s leading textbook has been reviewed and updated in relation to the latest building and water regulations, new technology, and new legislation, and even more design calculations have been added. In addition, topics such as: alternative sources of natural energy, solar, ground source, heat pumps, renewable energy sources, geothermal methods, and wind power, are now covered.
Building Services Handbook summarises the application of all common elements of building services practice, technique and procedure, to provide an essential information resource for students as well as practitioners working in building services, building management and the facilities administration and maintenance sectors of the construction industry. Information is presented in the highly illustrated and accessible style of the best-selling companion title Building Construction Handbook.
THE comprehensive reference for all construction and building services students, Building Services Handbook is ideal for a wide range of courses including NVQ and BTEC National through Higher National Certificate and Diploma to Foundation and three-year Degree level.
The clear illustrations and complementary references to industry Standards combine essential guidance with a resource base for further reading and development of specific topics.
April 2013: 234x165: 736pp Pb: 978-0-415-63140-2: £29.99
The prices shown in this section of the book are average prices on afixed price basis for typical buildings tendered during the second quarter of 2014. Unless otherwise noted, they exclude external services and professional fees.
The information in this section has been arranged to follow more closely the order in which estimates may be developed, in accordance with RIBA work stages.
a) Cost Indices and Regional Variations– These provide information regarding the adjustments to be made to estimates taking into account current pricing levels for different locations in the UK.
b) Feasibility Costs– These provide a range of data (based on a rate per square metre) for all-in engi-neering costs, excluding lifts, associated with a wide variety of building types. These would typically be used at work stage A/B (feasibility) of a project.
c) Elemental Rates– The outline costs for offices have been developed further to provide rates for the alternative solutions for each of the services elements. These would typically be used at work stage C, outline proposal.
Where applicable, costs have been identified as Shell and Core and Fit Out to reflect projects where the choice of procurement has dictated that the project is divided into two distinctive contractual parts.
Such detail would typically be required at work stage D, detailed proposals.
d) All-in Rates– These are provided for a number of items and complete parts of a system i.e. boiler plant, ductwork, pipework, electrical switchgear and small power distribution, together with lifts and escalators.
Refer to the relevant section for further guidance notes.
e) Elemental Costs– These are provided for a diverse range of building types; offices, laboratory, shopping mall, airport terminal building, supermarket, performing arts centre, sports hall, luxury hotel, hospital and secondary school. Also included is a separate analysis of a building management system for an office block. In each case, a full analysis of engineering services costs is given to show the division between all elements and their relative costs to the total building area. A regional variation factor has been applied to bring these analyses to a common London base.
Prices should be applied to the totalfloor area of all storeys of the building under consideration. The area should be measured between the external walls without deduction for internal walls and staircases/lift shafts i.e. G.I.A.
(Gross Internal Area).
Although prices are reviewed in the light of recent tenders it has only been possible to provide a range of prices for each building type. This should serve to emphasize that these can only be average prices for typical requirements and that such prices can vary widely depending on variations in size, location, phasing, specification, site condi-tions, procurement route, programme, market conditions and net to gross area efficiencies. Rates per square metre should not therefore be used indiscriminately and each case needs to be assessed on its own merits.
The prices do not include for incidental builder's work nor for profit and attendance by a Main Contractor where the work is executed as a subcontract: they do however include for preliminaries, profit and overheads for the services contractor. Capital contributions to statutory authorities and public undertakings and the cost of work carried out by them have been excluded.
Where services works are procured indirectly, i.e. ductwork via a mechanical subcontractor, the reader should make due allowance for the addition of a further level of profit etc.
DIRECTIONS
Approximate Estimating 105
The following tables reflect the major changes in cost to contractors but do not necessarily reflect changes in tender levels. In addition to changes in labour and materials costs, tenders are affected by other factors such as the degree of competition in the particular industry, the area where the work is to be carried out, the availability of labour and the prevailing economic conditions. This has meant in recent years that, when there has been an abundance of work, tender levels have tended to increase at a greater rate than can be accounted for solely by increases in basic labour and material costs and, conversely, when there is a shortage of work this has tended to result in keener tenders. Allowances for these factors are impossible to assess on a general basis and can only be based on experience and knowledge of the particular circumstances.
In compiling the tables the cost of labour has been calculated on the basis of a notional gang as set out elsewhere in the book. The proportion of labour to materials has been assumed as follows:
Mechanical Services– 30:70, Electrical Services – 50:50, (1976 = 100) Mechanical Services
Year First Quarter Second Quarter Third Quarter Fourth Quarter
2001 401 401 405 411
2002 411 411 410 442
2003 443 446 447 456
2004 458 464 467 482
2005 486 488 492 508
2006 513 522 527 533
2007 535 541 546 555
2008 555 560 567 584
2009 582 578 577 577
2010 576 583 585 592
2011 600 606 607 605
2012 607 607 605 607
2013 613 618 617 619
2014 P 620 P 622 F 624 F 635
2015 F 637 F 639 F 641 F 653
Electrical Services
Year First Quarter Second Quarter Third Quarter Fourth Quarter
2001 485 484 484 487
2002 508 508 508 513
2003 530 533 533 541
2004 571 574 576 589
2005 607 608 607 615
2006 631 636 641 649
2007 665 666 668 676
2008 693 697 700 710
2009 720 721 724 737
2010 760 766 766 768
2011 777 780 778 783
COST INDICES
106 Approximate Estimating
Electrical Services
Year First Quarter Second Quarter Third Quarter Fourth Quarter
2012 776 776 775 789
2013 789 788 786 797
2014 P 798 P 798 F 799 F 806
2015 F 821 F 821 F 822 F 830
(P = Provisional) (F = Forecast)
COST INDICES
Approximate Estimating 107
Regional variations
Prices throughout this Book apply to work in the London area (see Directions at the beginning of the Mechanical Installations and Electrical Installations sections). However, prices for mechanical and electrical services installa-tions will of course vary from region to region, largely as a result of differing labour costs but also depending on the degree of accessibility, urbanization and local market conditions.
The following table of regional factors is intended to provide readers with indicative adjustments that may be made to the prices in the Book for locations outside of London. Thefigures are of necessity averages for regions and further adjustments should be considered for city centre or very isolated locations, or other known local factors.
Greater London 1.03 Yorkshire & Humberside 0.89
South East 1.00 (Excl GL) North West 0.87
South West 0.96 Northern 0.90
East Midlands 0.90 Scotland 0.94
West Midlands 0.90 Wales 0.91
East Anglia 0.95 Northern Ireland 0.69
COST INDICES
108 Approximate Estimating
Item Unit Range £
Typical square metre rates for Engineering Services
The following examples indicate the range of rates within each building type for engineering services, excluding lifts etc., utilities services and professional fees.
Based on Gross Internal Area (GIA).
Industrial Buildings Factories
Owner occupation: Includes for rainwater, soil/waste, LTHW heating via HL
radiant heaters, BMS, LV installations, lighting,fire alarms, security, earthing m² 110.00 to 130.00 Owner occupation: Includes for rainwater, soil/waste, sprinklers, LTHW
heating via HL gasfired heaters, local air conditioning, BMS, HV/LV
installations, lighting,fire alarms, security, earthing m² 160.00 to 190.00 Warehouses
High bay for owner occupation: Includes for rainwater, soil/waste, LTHW heating via HL gasfired heaters, BMS, HV/LV installations, lighting, fire
alarms, security, earthing m² 86.00 to 105.00
High bay for owner occupation: Includes for rainwater, soil/waste, sprinklers, LTHW heating via HL radiant heaters, local air conditioning, BMS, HV/LV
installations, lighting,fire alarms, security, earthing m² 170.00 to 210.00 Distribution Centres
High bay for letting: Includes for rainwater, soil/waste, LTHW heating via HL gasfired heaters, BMS, HV/LV installations, lighting, fire alarms, security,
earthing m² 110.00 to 130.00
High bay for owner occupation: Includes for rainwater, soil/waste, sprinklers, LTHW heating via HL radiant heaters, local air conditioning, BMS, HV/LV
installations, lighting,fire alarms, security m² 180.00 to 220.00
Office Buildings 5,000 m² to 15,000 m² Offices for Letting
Shell & Core and Cat A non-air conditioned: Includes for rainwater, soil/waste, cold water, hot water via local electrical heaters, LTHW heating via radiator heaters, toilet extract, controls, LV installations, lighting, small power
(landlords),fire alarms, earthing, security & IT wireways m² 240.00 to 300.00 Shell & Core and Cat A non-air conditioned: Includes for rainwater, soil/waste,
cold water, hot water, LTHW heating via perimeter heaters, toilet extract, controls, LV installations, lighting, small power (landlords),fire alarms,
earthing, security wireways, IT wireways m² 255.00 to 310.00
Shell & Core and Cat A air conditioned: Includes for rainwater, soil/waste, VRV 3 pipe heat pumps, toilet extract, BMS, LV installations, lighting, small
power (landlords),fire alarms, earthing, security & IT wireways m² 355.00 to 435.00 Shell & Core and Cat A air conditioned: Includes for rainwater, soil/waste,
cold water, hot water via local electrical heaters, LTHW heating via perimeter heaters, 2 pipe, toilet extract, BMS, LV installations, lighting, small power
(landlords),fire alarms, earthing, security & IT wireways m² 390.00 to 480.00 RIBA STAGE A/B PREPARATION
Approximate Estimating 109
Item Unit Range £
Typical square metre rates for Engineering Services– cont Office Buildings 5,000 m² to 15,000 m² – cont
Offices for Owner Occupation
Non-air conditioned: Includes for rainwater, soil/waste, cold water, hot water via local electrical heaters, dry risers, LTHW heating via radiator heaters, toilet extract, controls, LV installations, lighting, small power (landlords),fire
alarms, earthing, security, IT wireways m² 255.00 to 310.00
Non-air conditioned: Includes for rainwater, soil/waste, cold water, hot water, dry risers, LTHW heating via perimeter heaters, toilet extract, BMS, LV installations, lighting, small power (landlords),fire alarms, earthing, security,
IT wireways m² 275.00 to 335.00
Air conditioned: Includes for rainwater, soil/waste, cold water, hot water via electrical heaters, dry risers, LTHW heating via perimeter heating, 4 pipe air conditioning, toilet extract, kitchen extract, sprinkler protection, BMS, LV installations, life safety standby generators, lighting, small power,fire alarms, earthing, security, IT wireways small power,fire alarms L1/P1, earthing,
security and IT wireways m² 445.00 to 540.00
Health and Welfare Facilities District General Hospitals
Natural ventilation: Includes for rainwater, soil/waste, cold water, hot water, dry risers, medical gases, LTHW heating via perimeter heating, toilet extract, kitchen extract, BMS, LV installations, standby generation, lighting, small power,fire alarms, earthing/lightning protection, nurse call systems, security,
IT wireways m² 390.00 to 480.00
Natural ventilation: Includes for rainwater, soil/waste, cold water, hot water, dry risers, LTHW heating via perimeter heaters, localized VAV air
conditioning, kitchen/toilet extract, BMS, LV installations, standby generation, lighting, small power,fire alarms, earthing/lightning protection, nurse call
systems, security, IT wireways m² 550.00 to 680.00
Private Hospitals
Air conditioned: Includes for rainwater, soil/waste, cold water, hot water, dry risers, medical gases, LTHW heating, 2 pipe air conditioning, toilet extract, kitchen extract, BMS, LV installations, standby generation, lighting, small
power,fire alarms, earthing, nurse call systems, security, IT wireways m² 620.00 to 750.00 Air conditioned: Includes for rainwater, soil/waste, cold water, hot water, dry
risers, medical gases, LTHW heating, 4 pipe air conditioning, kitchen/toilet extract, BMS, LV installations, standby generation, lighting, small power,fire
alarms, earthing, nurse call system, security, IT wireways m² 660.00 to 810.00 Day Care Unit
Natural ventilation: Includes for rainwater, soil/waste, cold water, hot water via local electrical heaters, medical gases, LTHW heating, toilet extract, kitchen extract, BMS, LV installations, lighting, small power,fire alarms, earthing,
security, IT wireways m² 390.00 to 480.00
Comfort cooled: Includes for rainwater, soil/waste, cold water, hot water, medical gases, LTHW heating, DX air conditioning, kitchen/toilet extract, BMS, LV installations, lighting, small power,fire alarms, earthing, security, IT
wireways m² 420.00 to 510.00
RIBA STAGE A/B PREPARATION
110 Approximate Estimating
Item Unit Range £
Entertainment and Recreation Buildings Non-Performing
Natural ventilation: Includes for rainwater, soil/waste, cold water, central hot water, dry risers, LTHW heating, toilet extract, kitchen extract, controls, LV
installations, lighting, small power,fire alarms, earthing, security, IT wireways m² 280.00 to 345.00 Comfort cooled: Includes for rainwater, soil/waste, cold water, hot water via
electrical heaters, sprinklers/dry risers, LTHW heating, DX air conditioning, kitchen/toilet extract, BMS, LV installations, lighting, small power,fire alarms,
earthing, security, IT wireways m² 485.00 to 590.00
Performing Arts (with Theatre)
Natural ventilation: Includes for rainwater, soil/waste, cold water, central hot water, sprinklers/dry risers, LTHW heating, toilet extract, kitchen extract, controls, LV installations, lighting, small power,fire alarms, earthing, security,
IT wireways m² 450.00 to 550.00
Comfort cooled: Includes for rainwater, soil/waste, cold water, central hot water, sprinklers/dry risers, LTHW heating, DX air conditioning, kitchen/toilet extract, BMS, LV installations, lighting including enhanced dimming/scene setting, small power,fire alarms, earthing, security, IT wireways including
production, audio and video recording, EPOS system m² 610.00 to 740.00 Sports Halls
Natural ventilation: Includes for rainwater, soil/waste, cold water, hot water gasfired heaters, LTHW heating, toilet extract, BMS, LV installations, lighting,
small power,fire alarms, earthing, security m² 200.00 to 250.00
Comfort cooled: Includes for rainwater, soil/waste, cold water, hot water via LTHW heat exchangers, LTHW heating, air conditioning via AHU's, toilet extract, BMS, LV installations, lighting, small power,fire alarms, earthing,
security m² 315.00 to 385.00
Multi-Purpose Leisure Centre
Natural ventilation: Includes for rainwater, soil/waste, cold water, hot water gasfired heaters, LTHW heating, toilet extract, BMS, LV installations, lighting,
small power,fire alarms, earthing, security, IT wireways m² 290.00 to 350.00 Comfort cooled: Includes for rainwater, soil/waste, cold water, hot water
LTHW heat exchangers, LTHW heating, air conditioning via AHU, pool hall supply/extract, kitchen/toilet extract, BMS, LV installations, lighting, small
power,fire alarms, earthing, security, IT wireways m² 495.00 to 610.00 Retail Buildings
Open Arcade
Natural ventilation: Includes for rainwater, soil/waste, cold water, hot water, sprinklers/dry risers, LTHW heating, toilet extract, smoke extract, BMS, LV installations, life safety standby generators, lighting, small power,fire alarms,
public address, earthing/lightning protection, security, IT wireways m² 290.00 to 360.00 Enclosed Shopping Mall
Air conditioned: Includes for rainwater, soil/waste, cold water, hot water, sprinklers/dry risers, LTHW heating, air conditioning via AHUs, toilet extract, smoke extract, BMS, LV installations, life safety standby generators, lighting, small power,fire alarms, public address, earthing/lightning protection, CCTV/
security, IT wireways people counting systems m² 430.00 to 520.00
RIBA STAGE A/B PREPARATION
Approximate Estimating 111
Item Unit Range £
Typical square metre rates for Engineering Services– cont Retail Buildings– cont
Department Stores
Air conditioned: Includes for sanitaryware, soil/waste, cold water, hot water, sprinklers/dry risers, LTHW heating, air conditioning via AHUs, toilet extract, smoke extract, BMS, LV installations, life safety standby generators, lighting, small power,fire alarms, public address, earthing, lightning protection, CCTV/
security, IT installation wireways m² 340.00 to 410.00
Supermarkets
Air conditioned: Includes for rainwater, soil/waste, cold water, hot water, sprinklers, LTHW heating, air conditioning via AHU's, toilet extract, BMS, LV installations, lighting, small power,fire alarms, earthing, lightning protection,
security, IT wireways, refrigeration m² 490.00 to 600.00
Educational Buildings Secondary Schools (Academy)
Natural Ventilation: Includes for rainwater, soil/waste, cold water, central hot water, LTHW heating, toilet extract, BMS, LV installations, lighting, small
power,fire alarms, earthing, security, IT wireways m² 280.00 to 345.00 Natural vent with comfort cooling to selected areas (BB93 compliant):
Includes for rainwater, soil/waste, cold water, central hot water, LTHW heating, DX air conditioning, general supply/extract, toilet extract, BMS, LV
installations, lighting, small power,fire alarms, earthing, security, IT wireways m² 340.00 to 410.00 Scientific Buildings
Educational Research
Comfort cooled: Includes for rainwater, soil/waste, cold water, central hot water, dry risers, compressed air, medical gasses, LTHW heating, 4 pipe air conditioning, toilet extract, fume, BMS, LV installations, lighting, small power,
fire alarms, earthing, lightning protection, security, IT wireways m² 630.00 to 770.00 Air conditioned: Includes for rainwater, soil/waste, laboratory waste, cold
water, central hot water, specialist water, dry risers, compressed air, medical gasses, steam, LTHW heating, VAV air conditioning, Comm's room cooling, toilet extract, fume extract, BMS, LV installations, UPS, standby generators, lighting, small power,fire alarms, earthing, lightning protection, security, IT
wireways m² 1125.00 to 1375.00
Commercial Research
Air conditioned; Includes for rainwater, soil/waste, laboratory waste, cold water, central hot water, specialist water, dry risers, compressed air, medical gasses, steam, LTHW heating, VAV air conditioning, Comm room cooling, toilet extract, fume extract, BMS, LV installations, UPS, standby generators, lighting, small power,fire alarms, earthing, lightning protection, security, IT
wireways m² 1175.00 to 1425.00
RIBA STAGE A/B PREPARATION
112 Approximate Estimating
Item Unit Range £
Residential Facilities Hotels
1 to 3 Star: Includes for rainwater, soil/waste, cold water, hot water, dry risers, LTHW heating via radiators, toilet/bathroom extract, kitchen extract, BMS, LV installations, lighting, small power,fire alarms, earthing, lightning protection,
security, IT wireways m² 380.00 to 470.00
4 to 5 Star: Includes for rainwater, soil/waste, cold water, hot water, sprinklers, dry risers, 4 pipe air conditioning, kitchen extract, toilet/bathroom extract, BMS, LV installations, life safety standby generators, lighting, small power,
fire alarms, earthing, security, IT wireways m² 680.00 to 830.00
RIBA STAGE A/B PREPARATION
Approximate Estimating 113
Item Unit Range £
Elemental Rates for Alternative Engineering Services Solutions– Offices The following examples of building types indicate the range of rates for alternative design solutions for each of the engineering services elements based on Gross Internal Area for the Shell and Core and Net Internal Area for the Fit Out. Fit Out is assumed to be to Cat A Standard.
Consideration should be made for the size of the building, which may affect the economies of scale for rates, i.e. the larger the building the lower the rates.
Mechanical and Electrical Services Shell & Core
5.1 Sanitary Installations
Building up to 3,000 m² m² GIA 8.25 to 10.10
Building over 3,000 m² up to 15,000 m² (low rise) m² GIA 6.90 to 8.40
5.3 Disposal Installations
Building up to 3,000 m² m² GIA 18.40 to 22.50
Building over 3,000 m² up to 15,000 m² m² GIA 16.50 to 20.00
5.4 Water Installations
Building up to 3,000 m² m² GIA 18.40 to 22.50
Building over 3,000 m² up to 15,000 m² m² GIA 18.40 to 22.50
5.6 Space Heating and Air Conditioning
LPHW Heating Installation; including gas installations
Building up to 3,000 m² m² GIA 37.00 to 45.00
Building over 3,000 m² up to 15,000 m² m² GIA 39.00 to 48.00
Comfort cooling;
2 pipe fan coil for building up to 3,000 m² m² GIA 57.00 to 70.00
2 pipe fan coil for building over 3,000 m² up to 15,000 m² m² GIA 53.00 to 64.00 2 pipe variable refrigerant volume (VRV) for building up to 3,000 m² m² GIA 41.00 to 51.00 Full air conditioning;
4 pipe fan coil for building up to 3,000 m² m² GIA 83.00 to 100.00
4 pipe fan coil for building over 3,000 m² up to 15,000 m² m² GIA 83.00 to 100.00 4 pipe variable refrigerant volume for building up to 3,000 m² m² GIA 71.00 to 87.00 Ventilated (active) chilled beams for building over 3,000 m² up to 15,000 m² m² GIA 83.00 to 100.00
4 pipe fan coil for building over 3,000 m² up to 15,000 m² m² GIA 83.00 to 100.00 4 pipe variable refrigerant volume for building up to 3,000 m² m² GIA 71.00 to 87.00 Ventilated (active) chilled beams for building over 3,000 m² up to 15,000 m² m² GIA 83.00 to 100.00