ASTM E1804-2012 Standard Practice for Performing and Reporting Cost Analysis During the Design Phase of a Project 《项目设计阶段的执行和成本分析报告的标准操作规程》.pdf

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1、Designation: E1804 12Standard Practice forPerforming and Reporting Cost Analysis During the DesignPhase of a Project1This standard is issued under the fixed designation E1804; the number immediately following the designation indicates the year oforiginal adoption or, in the case of revision, the yea

2、r of last revision. A number in parentheses indicates the year of last reapproval. Asuperscript epsilon () indicates an editorial change since the last revision or reapproval.1. Scope1.1 This practice covers an arranged method for providingcost analysis during the design phase of a building project.

3、1.2 The use of this practice increases the level of commu-nication between the design professional, owner, and the costprofessional providing the cost consulting services.1.3 The practice establishes a structured method to supportdesign decisions.1.4 The practice provides design and cost professiona

4、ls witha framework for historically tabulating information to be usedon relevant future projects.2. Referenced Documents2.1 ASTM Standards:2E631 Terminology of Building ConstructionsE833 Terminology of Building EconomicsE1369 Guide for Selecting Techniques for Treating Uncer-tainty and Risk in the E

5、conomic Evaluation of Buildingsand Building SystemsE1557 Classification for Building Elements and RelatedSiteworkUNIFORMAT II3. Terminology3.1 DefinitionsFor definitions of general terms used inthis practice, refer to Terminology E631; and for general termsrelated to building economics, refer to Ter

6、minology E833.4. Summary of Practice4.1 This practice provides an organized approach for costanalysis during the design phase of a building project. Thepractice presents the necessary information for the designprofessional and owners to make decisions.4.2 This practice establishes a recommended proc

7、edure forformatting the final project information for its use in forecast-ing the cost of future projects.5. Significance and Use5.1 This practice increases the level of communication,provides an organized approach to cost control during thedesign of a project, and also provides a means of identifyi

8、ngextraordinary cost items and changes in assumptions betweenestimates.5.2 The users of this practice include owners, developers,contractors, cost professionals, estimators, architects, engi-neers, specification writers, quantity surveyors, and anyonecharged with the responsibility of successfully m

9、anaging thedesign of a building and its related site work within a specifiedproject budget.5.3 Use this reporting format during the following:5.3.1 Contracting for design cost analysis services,5.3.2 Comparing the current design costs to a previousestimate, and5.3.3 Responding to each design phase.5

10、.4 This practice provides a tool for analyzing designoptions and examining strategies to maintain the projectbudget.6. Types of Estimates and Level of Detail6.1 Purpose of Estimate:6.1.1 The cost analysis procedure consists of providinginformation in text and estimate form at the completion of eachs

11、ignificant phase of the design process: program, schematic,design development, and construction documents. Apply thisformat for each component when the construction project iscomprised of several definable building types.1This practice is under the jurisdiction of ASTM Committee E06 on Perfor-mance

12、of Buildings and is the direct responsibility of Subcommittee E06.81 onBuilding Economics.Current edition approved Apr. 1, 2012. Published April 2012. Originallyapproved in 1996. Last previous edition approved in 2007 as E1804 07. DOI:10.1520/E1804-12.2For referenced ASTM standards, visit the ASTM w

13、ebsite, www.astm.org, orcontact ASTM Customer Service at serviceastm.org. For Annual Book of ASTMStandards volume information, refer to the standards Document Summary page onthe ASTM website.1Copyright ASTM International, 100 Barr Harbor Drive, PO Box C700, West Conshohocken, PA 19428-2959, United S

14、tates.6.1.2 Comparisons of UNIFORMAT II estimates to a con-tractors proposal will require the estimate to be resummarizedto MasterFormat.36.2 Program Phase Estimate:6.2.1 The program/predesign estimate includes constructioncosts, construction impact fees, and construction related ex-penditures. It i

15、s prepared from the early stage of the designprocess to assemble project data in a systematic format fromestablished project criteria. The resulting report provides thebaseline criteria and costs for the design team.6.2.2 The program predesign estimate is prepared in anelemental form using UNIFORMAT

16、 II (Classification E1557).Elemental analysis allows the estimate to be prepared usingbasic elements, costs per square foot (meter) of gross floorarea, ratios, and, where necessary, lump sum allowances.Calculate the design allowance using risk evaluation tech-niques as described in 7.7 of Guide E136

17、9.6.3 Schematic Design Phase Estimate:6.3.1 The schematic design estimate provides for the firstcost analysis based on project specific design criteria. Preparethe estimate in UNIFORMAT II, Level 3 (ClassificationE1557) based on preliminary floor plans, preliminary specifi-cation outlines, general f

18、inish schedule information, and typicalstructural, mechanical, and electrical information. Use buildingparameters in establishing the project base line costs. Whenspecific criteria are not yet established, use target costs(allowances). Target costs provide design team guidance dur-ing the continuati

19、on of the design. Calculate the designallowance using risk evaluation techniques in 7.7 of GuideE1369.6.3.2 Compare the schematic design estimate to the pro-gram estimate. The comparison provides information to thedesign professional on the changes since the last estimate.6.4 Design Development Phas

20、e Estimate:6.4.1 Preparation of the design development estimate in-cludes the quantifying of key building elements. Quantities ofmaterials are calculated and multiplied by material and laborunit prices to develop the total cost for each element. Use thismethod to arrive at a total cost for each elem

21、ent. Quantify andprice key building systems to replace the building parametersused in the previous estimate. Calculate the design allowanceusing risk evaluation techniques in 7.7 of Guide E1369.6.4.2 Summarize the design development estimate in Mas-terFormat. Restructure the design development estim

22、ate inUNIFORMAT II (Classification E1557) when comparing withthe schematic design estimate. The reformatted design devel-opment estimate will provide the basics for the translationbetween the schematic and design development estimates.6.5 Construction Document Phase Estimate:6.5.1 The construction d

23、ocuments estimate is the finalestimate of a projects construction costs based on detailedproject information. Prepare quantity information in Master-Format. Subdivide pricing into material, labor, and equipmentcosts.6.5.2 Use MasterFormat to compare the final constructiondocuments estimate to the de

24、sign development estimate.Calculate the design allowance using risk evaluation tech-niques in 7.7 of Guide E1369.6.5.3 Reformat the construction documents estimate toUNIFORMAT II, Level 2 (Classification E1557) to providehistorical data for future building costs.6.6 Reconciliation of Estimate with G

25、eneral Contractor:6.6.1 ReconciliationComparison of independent esti-mates for the project. Summarize estimates using MasterFor-mat to facilitate comparison with the general contractorsformat.6.6.2 Reconciliation of estimates can be required at anydesign phase.7. Report Format7.1 Use this standard f

26、ormat for every cost report andexpand as necessary to respond to project requirements.7.1.1 Title PageReport the following information:7.1.1.1 Name of the project,7.1.1.2 Location of the project,7.1.1.3 Type of estimate,7.1.1.4 Date of the estimate report,7.1.1.5 Design team name and address,7.1.1.6

27、 Cost consulting firms name and address, and7.1.1.7 Owner name and address (unless confidential).7.1.2 Table of ContentsInclude the name of each sectionand page number.7.1.3 Task OutlineBriefly describe the cost assignmentundertaken by the firm.7.1.4 Project DescriptionBriefly describe the project l

28、o-cation, site area, site development, building size and function,exterior materials, interior finishes, and special functions of thefacility.7.1.5 Notes Concerning the EstimateInclude observa-tions, assumptions, and information obtained from the designprofessionals, site observations, and research

29、conducted forthis project. Include opinions and project documentation ob-tained from sources other than the current construction docu-ments. The following outline is a basis for organizing the notessection.7.1.5.1 General notes include discussion of general condi-tions of the project, profit/fee pro

30、jections, and general com-ments about the proposed construction project or localeconomy where applicable.7.1.5.2 Site work notes include discussion of site relateditems and concerns.7.1.5.3 Building notes are organized per the UNIFORMATII structure (Classification E1557) or MasterFormat specifica-ti

31、on divisions.7.1.5.4 Provide analysis for degree of risk used to establishthe design allowance, construction contingency (GuideE1369), and escalation values.7.1.6 Summaries are presented from the most global to thespecific. Reduce costs to a commonly understood element forthe overall report (for exa

32、mple, cost/sf, cost/key, cost/acre,cost/bed). Include the following:7.1.6.1 Overall summary,7.1.6.2 Site development summary,3Available from Construction Specifications Institute (CSI), 10 South UnionStreet, Suite 100, Alexandria, VA 22314, http:/www.csinet.org.E1804 1227.1.6.3 Building work summary

33、,7.1.6.4 Special structures summary (when appropriate), and7.1.6.5 UNIFORMAT II summary (contract document esti-mate only).7.1.7 Cost Comparison Summaries shall include informa-tion and opinions on how the project has changed from theprevious cost estimate. When the report is the first estimate, the

34、program design shall be used as the initial benchmark forcomparison.7.1.7.1 Costs are compared in UNIFORMAT II for program,schematic design, and design development estimates. Theconstruction documents estimate is compared to the designdevelopment estimate using major specification divisions.Format t

35、he cost comparison summary report as follows:Sub-Grouping Previous Estimate Current Estimate VarianceSite work $450 000 $475 000 $25 0007.1.7.2 Organize the detailed explanation of changes be-tween the estimates as follows:Sub-Grouping Variance Reasons/CommentsSite work $25 000 Allowance for landsca

36、ping increased($5 000). Earthwork quantities in-creased ($25 000). Allowance for sitelighting decreased ($5 000).7.1.8 Design alternatives are alternate solutions that aremutually acceptable to the design team and cost engineer.Include a summary of the proposed costs of the alternates andnotations i

37、f these costs are mutually exclusive or overlap withother suggested alternates. Each alternate detail report shallconsist of the following:7.1.8.1 Description of the related base estimate criteria,7.1.8.2 Description of the proposed alternate,7.1.8.3 Summary of costs for additions and deductions fro

38、mthe base estimate, and7.1.8.4 Adjustment for general conditions, fee, and escala-tion.8. Information Needed at Each Design Stage8.1 The following list shows what documents and informa-tion are the minimum to be provided by the design professionalat each estimate level.8.1.1 Program Phase EstimateTh

39、e program phase estab-lishes the building budget. The cost estimate consists ofbuilding parameters, finish levels, and general site develop-ment activities. The cost professional requires the followinginformation:8.1.1.1 Design ProgramDetailing the project function,purpose, and characteristics. The

40、program includes materialinformation relating to the gross floor area of prime buildingspaces, equipment, and building systems,8.1.1.2 Cost limitations and allowances,8.1.1.3 Site configuration, limitations, known soil and rockinformation, and the location of available utility services to thebuildin

41、g, and8.1.1.4 General information about the exterior buildingelevations and floor plan configuration.8.2 Schematic Design Phase EstimateThe cost profes-sional requires the following documents:8.2.1 Site Development:8.2.1.1 Paving and parking requirements,8.2.1.2 Finish building grades,8.2.1.3 Origin

42、al site drawings,8.2.1.4 Storm drainage solution,8.2.1.5 Existing utility location,8.2.1.6 Site retaining walls, and8.2.1.7 Site lighting requirements.8.2.2 Building Work:8.2.2.1 Principal floor plans,8.2.2.2 Specification outline,8.2.2.3 Exterior wall sections,8.2.2.4 Mechanical/electrical/plumbing

43、 systems outline(suggested equipment requirements),8.2.2.5 Finish schedule by room types,8.2.2.6 Structural foundation system,8.2.2.7 Typical structural framing system, and8.2.2.8 Roof system selections.8.2.3 Specialty Structures:8.2.3.1 Structure type (bridge, gazebo, etc.) and8.2.3.2 Height and fl

44、oor plan dimensions.8.3 Design Development Phase EstimateThe cost profes-sional requires the following documents:8.3.1 Site Development:8.3.1.1 Site plans, indicating building locations and siteimprovements (including all paved areas, site utilities, land-scaping ideas, and building or vertical stru

45、cture locations),8.3.1.2 Topographical information (current and engineeredtopographical information),8.3.1.3 Utility location (showing all underground structuresand lines), and8.3.1.4 Demolition plans and information.8.3.2 Building and Specialty Structures:8.3.2.1 Current floor plans,8.3.2.2 Project

46、 specification outline with selected equipmentand acceptable manufactures,8.3.2.3 Exterior wall sections,8.3.2.4 Building elevations and sections,8.3.2.5 Mechanical, electrical, and plumbing system de-scriptions and one line diagrams reflecting the design of theHVAC, plumbing, fire protection, and e

47、lectrical systems, andriser diagrams with panel information,8.3.2.6 Structural foundation design, typical structural fram-ing,8.3.2.7 Preliminary finish schedule with material selections,8.3.2.8 Typical interior wall types, and8.3.2.9 Acoustical guidelines.8.4 Construction Documents Phase EstimateTh

48、e costprofessional requires the following documents:8.4.1 Site Development:8.4.1.1 Final site drawings showing current and engineeredtopographical information,8.4.1.2 Utility locations and design showing all under-ground structures and utility lines,8.4.1.3 Demolition, landscaping, miscellaneous sit

49、e struc-tures and related details,8.4.1.4 Elevations and sections, andE1804 1238.4.1.5 Details, schedules, and notes to be used in theconstruction of the project.8.4.2 Building and Specialty Structures:8.4.2.1 Project specifications, completely describing mate-rials and manufactures,8.4.2.2 Current floor plans,8.4.2.3 Building elevations and building sections,8.4.2.4 Exterior wall sections,8.4.2.5 Details of exterior walls, stairs, toilet rooms, etc.,8.4.2.6 Finish schedule and notes,8.4.2.7 Typical interior partition details with notes,8.4.2.8 Special details