Appendix A: BCIS Standard Elements
6 E XTERNAL W ORKS 6A Site works
6A1 Site preparations
Clearance and demolitions. Preparatory earth works to form new contours.
6A2 Surface treatments Roads and associated footways Vehicle parks
Paths and paved areas Playing fields
Playgrounds Games courts Retaining walls Land drainage Landscape work
6A3 Site enclosure and division
Gates and entrances. Fencing, walling and hedges.
6A4 Fittings and furniture
Notice boards, flag poles, seats, signs.
6B Drainage
Surface water drainage. Foul drainage. Sewage treatment.
6C External services 6C1 Water mains
Main from existing supply up to external face of building.
6C2 Fire mains
Main from existing supply up to external face of building; fire hydrants.
6C3 Heating mains
Main from existing supply or heat source up to external face of building.
6C4 Gas mains
Main from existing supply up to external face of building.
6C5 Electric mains
Main from existing supply up to external face of building.
6C6 Site lighting
Distribution, fittings and equipment.
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6C7 Other mains and services
Mains relating to other service installations (each shown separately).
6C8 Builder’s work in connection with external services
Builder’s work in connection with external mechanical and electrical services: e.g. pits, trenches, ducts, etc.
6C9 Builder’s profit and attendance on external mechanical and electrical services.
6D Minor building work
6D1 Ancillary buildings
Separate minor buildings such as sub-stations, bicycle stores, horticultural buildings and the like, inclusive of local engineering services.
6D2 Alterations to existing buildings
Alterations and minor additions, shoring, repair and maintenance to existing buildings.
7 PRELIMINARIES
Priced items in preliminaries bill and summary but excluding contractors’
price adjustments. This is not classed as an element but is included for allocation of costs.
8 EMPLOYERSCONTINGENCIES
This is not classed as an element but is included for allocation of costs.
Notes
1 Substructure
(a) Where lowest floor construction does not otherwise provide a platform, the flooring surface shall be included with this element (e.g. if joisted floor, floor boarding would be included here).
(b) Stanchions and columns (with relevant castings) shall be included with
‘Frame’ (2A).
(c) External enclosing walls to basements shall be included with ‘External walls’ (2E).
2A Frame
(a) Structural walls which form an integral part of the loadbearing framework shall be included either with ‘External walls’ (2E) or ‘Internal walls and partitions’ (2G) as appropriate.
(b) Beams which form an integral part of a floor or roof which cannot be segregated therefrom shall be included in the appropriate element.
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(c) In unframed buildings roof beams and trusses and floor beams shall be included with ‘Upper floors’ (2B) or ‘Roof structure’ (2C1) as appropriate.
(d) If the ‘Stair structure’ (2D1) has had to be included in this element it should be noted.
2B Upper floors
(a) Where floor construction does not otherwise provide a platform the flooring surface shall be included with this element (e.g. if joisted floor, floor boardings would be included here).
(b) Beams which form an integral part of a floor slab shall be included with this element.
(c) If the ‘Stair structure’ (2D1) has had to be included in this element it should be noted.
2C1 Roof structure
(a) Trusses which form part of a whole building framework shall be included in ‘Frame’ (2A).
(b) Beams which form an integral part of a roof shall be included with this element.
(c) Roof housings (e.g. lift motor and plant rooms) shall be broken down into the appropriate constituent elements.
2D1 Stair structure
(a) The cost of external escape staircases shall be shown separately.
(b) If the stair structure has had to be included in the elements ‘Frame’ (2A) or ‘Upper floors’ (2B) this should be stated.
2E External walls
(a) If walls are self-finished on internal face, this shall be stated.
3A Wall finishes
(a) Surfaces which are self-finished (e.g. self-finished partitions, fair-faced work) shall be included in the appropriate element.
(b) Insulation which is a wall finishing shall be included here.
3B Floor finishes
(a) Where the floor construction does not otherwise provide a platform the flooring surface will be included either in ‘Substructure’ (1A) or ‘Upper floors’ (2B) as appropriate. Access floors.
3C Ceiling finishes
(a) Where ceilings principally provide a source of heat, artificial lighting or ventilation, they shall be included with the appropriate ‘Services’ element.
4A1 Fittings, fixtures and furniture
(a) Ironmongery to ‘Windows and external doors’ and ‘Internal doors’ should be included in (2F) and (2H) respectively.
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4A3 Works of art
(a) Where items in this element have a significant effect on other elements a note should be included in the appropriate element.
5B Services equipment
(a) Local incinerators shall be included with ‘Refuse disposal’ (5C2).
5C1 Internal drainage
(a) Rainwater gutters are included in ‘Roof drainage’ (2C3).
5D2 Cold water services
(a) Header tanks, cold water supplies, etc. for heating systems should be included in ‘Heat source’ (5E).
5D4 Steam and condensate
(a) Steam and condensate pipework installed in connection with space heating, or the like, shall be included as appropriate with ‘Heat source’ (5E) or ‘Space heating and air treatment’ (5F).
5E Heat source
(a) Chimneys and flues which are an integral part of the structure shall be included with the appropriate structural element.
(b) Local heat source shall be included with ‘Local heating’ (5F4).
5F Space heating and air treatment System described as having:
(a) ‘Air treated locally’ shall be deemed to include all systems where air treatment (heating or cooling) is performed either in or adjacent to the space to be treated.
(b) ‘Air treated centrally’ shall be deemed to include all systems where air treatment (heating or cooling) is performed at a central point and ducted to the space being treated.
5F3 Space heating and air treatment - Electricity (heating only)
(a) Electrically-operated heat emission units other than storage radiators should be included under ‘Local heating’ (5F4).
5H1 Electric source and mains
(a) Installation for electric heating (‘built-in’ systems) shall be included with
‘Space heating and air treatment’ (5F3).
5J1 Lifts and hoists
(a) Special structural work, e.g. lift walls, lift motor rooms, etc., shall be included in the appropriate structural elements.
(b) Remaining electrical work shall be included with ‘Electrical power supplies’
(5H2).
(c) Each type of lift or hoist shall be stated separately where appropriate.
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5K1 Sprinkler installations
(a) Electrical work shall be included with ‘Electrical power supplies’ (5H2).
5L Communication installations
(a) Each installation shall be stated separately where appropriate.
(b) The cost of the work in connection with electrical supply shall be included with ‘Electrical power supplies’ (5H2).
5M Special installations
(a) The cost of each installation shall, where appropriate, be shown separately.
(b) Items deemed to be included under ‘Refrigerated stores’ comprises all plant required to provide refrigerated conditions (i.e. cooling towers, compressors, instrumentation and controls, cold room thermal insulation and vapour sealing, cold room doors, etc.) for cold rooms, refrigerated stores and the like other than that required for ‘Space heating and air treatment’ (5F8 and 5F9).
5N Builder’s work in connection with services
(a) Builder’s work in connection with each of the services elements shall, where possible, be shown separately.
(b) Where tank rooms, housings and the like are included in the gross floor area, their component parts shall be included under the appropriate elements.
Where this is not the case the items shall be included here.
5O Builder’s profit and attendance on services
(a) The profit and attendance in connection with each of the services elements shall, where possible, be shown separately.
6B Drainage
(a) To include all drainage works (other than land drainage included with
‘Surface treatment’ (6A2)) outside the building, to and including disposal point, connection to sewer or to treatment plants.
6C8 Builder’s work in connection with external services
(a) Builder’s work shall be stated separately for each installation where appropriate.
6C9 Builder’s profit and attendance on external mechanical and electrical services (a) Profit and attendances shall be stated separately for each installation where appropriate.
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