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4clicks Introduction To Rsmeans Estimating: 4clicks Online Virtual Training
4clicks Introduction To Rsmeans Estimating: 4clicks Online Virtual Training
4Clicks Introduction to
RSMeans Estimating
This Training Guide has been specifically developed to provide training in Unit Cost Estimating. Some names, contracts, contractors, customers, companies, and other data used in
examples herein are fictitious unless otherwise noted.
4Clicks Introduction to RSMeans Estimating
The information found in this document is subject to change without notice and does not represent a commitment on the part of 4Clicks Solutions, LLC (4Clicks).
Although every precaution has been taken in the preparation of this document, 4Clicks assumes no responsibility for errors or omissions. Nor is any liability
assumed for damages resulting from the use of the information contained herein. Companies, names, and all other data used in examples herein are fictitious
unless otherwise noted.
Portions of the class will be lecture format with segments including hands-on exercises. Our e4Clicks software and other tools will also be used during the
presentation. 4Clicks Introduction to RSMeans Estimating is designed to provide you with a baseline knowledge base you can build on. Wouldn’t it be nice to
estimate your own projects and not have to wait on sub-contractors quotes? The vast majority of our clients are doing just that!
Did you know 4Clicks is developing other estimating classes? 4Clicks will offer multiple Unit Line Item Cost Estimating Classes. These classes will challenge the
young intern or even the seasoned estimator and will range from:
Some estimators estimate single, multiple or all trades; others reach-out for estimating support. Our estimating classes will give you the knowledge to perform Unit
Cost Estimating in-house. No more waiting on Sub-Contractor quotes, you’re in control! Please let us know if there is anything else we can do to help you and
your team reach your goals.
Some companies say “we listen.” We don’t say it; we just do it! This might be one of the reasons we have earn the trust and business of over 85% of the Air
Force. We continue to expand with other Department of Defense (DOD) and non-DOD agencies, and their supporting contractors, subs, and AEs. We take
comments from new and seasoned users and integrate them into our training and software. Many of our new training materials and software features are based on
customer requests and or suggestions on how to make their jobs easier and more productive. On behalf of the 4Clicks team we thank you for your business and
wish everyone the best!
Michael, Belinda, Amanda, Amy, Bruce, Chelsi, Courtney, Dave, Greg, Jeff, Jesse, Josh, Katie, Peter, Ryan, Sharon, and Tom
RSMeans Cost Data Books, References, Tips, and Cost City Index ................................................................................................ 13
RSMeans Cost Data Books ........................................................................................................................................................................................14
RSMeans References ..................................................................................................................................................................................................17
RSMeans Estimating Tips ..........................................................................................................................................................................................23
RSMeans Illustrated Construction Dictionary .........................................................................................................................................................44
RSMeans Cost City Index ...........................................................................................................................................................................................45
Requirements
Attendees should have a basic understanding of buildings, systems, components, and construction. Attendees are not required to use computers. A calculator is
recommended.
We all understand the importance of producing truly accurate estimates in a timely fashion. Our experienced and dedicated staff has focused our programming
and training approach to provide our government and commercial estimators with reliable and accurate estimating and project management tools. We also believe
it’s important to do everything we can, to increase knowledge and understanding to develop accurate estimates. Our product provides estimators with the tools to
develop a complete punch-list line item estimate. We define a punch-list line item estimate as an audible estimate.
Since 1989 the 4Clicks Team has developed remarkably powerful cost engineering software. We are the leading software providers for Department of Defense
(DoD) contracts. Our software has managed hundreds of Simplified Acquisition for Base Engineering Requirements (SABER), Job Order Contracting (JOC), and
Indefinite Delivery, Indefinite Quantity (IDIQ) contracts totaling billions of dollars’ worth of work, in the DoD alone. This background has provided a vast array of
experience, enabling us to truly understand the government’s unique requirements as well as provide accurate cost data throughout the DoD.
We quickly saw the need to not only provide estimating tools but also project management features. The estimate is only one piece of the whole management
effort. Your Project Estimator has incorporated (and continues to evolve and improve) many tools you need to manage every portion of your project. In fact your
entire contract or even multiple contracts can be managed through your Project Estimator.
In addition to providing a robust and complete estimating and project management program, we firmly believe that it should be easy to use and increase efficiency.
Our new tools help generate quality detailed estimates quickly and effectively. e4Clicks software includes functionality for detailed quantity take-offs using various
pricing guides (including but not limited to RSMeans). You now also have the ability to quickly report project costs in various forms and format as well as produce
project or contract reports in a matter of clicks.
4Clicks is a strategic partner of RSMeans. This allows us to enhance the RSMeans cost data base. We’ve increased about 80,000 line items to about 400,000. In
laymen’s terms we incorporated the main line items with the modifiers. Estimators no longer have to look for line item modifiers; they are now at the line item level.
RSMeans is North America’s leading supplier of construction cost information. As a member of the Reed Construction Data, RSMeans provides accurate and up-
to-date cost information that helps owners, architects, engineers, contractors, and others to carefully and precisely project and control the cost of both new building
construction and renovation projects. 4Clicks has an exclusive agreement with them to present the electronic data in the same format as the in the written books,
including all references, images and line items. This partnership has brought enormous benefits to the information that you now have at your fingertips.
eTakeoff is a tool we provide with our software that produces the most powerful virtual quantifying tools available. They have taken electronic tracing of digital
drawings and created industry-evolving tools, including customizable extensions and quantity worksheets.
All of these strengths benefit facility owners and contractors alike. Increased efficiency benefits everyone. The information from RSMeans ensures that each
project can be win-win. Contractors can be ensured that they can account for everything they need to provide facility owners with the complete final product that
they desire, and owners will see that they are paying a fair price. This common tool also allows you to share information extremely quickly without the threat of
losing any information. In fact, much of the information can become paperless while maintaining its integrity.
For over 70 years, RSMeans has provided clients with the most detailed, trusted construction cost data. They are North America's leading supplier of construction
cost information. A product line of Reed Construction Data, RSMeans provides accurate and up-to-date cost information that helps about 80% of JOC owners,
developers, architects, engineers, estimators, contractors and others to carefully and precisely estimate the cost of both new building construction and renovation
projects. Here are some additional facts about RSMeans:
1942 – Published its first cost book, Building Construction Cost Data, the first of 20 cost data titles
1978 – Conducted its first training seminar, based on Building Construction Cost Data book
1980 – Published its first reference publication, Means Scheduling Manual, the first of 60 professional reference titles
1995 – Formed Business Solutions group, offering consulting expertise in cost engineering, research and database management
In addition to its collection of annual construction cost data books, RSMeans also offers electronic cost databases and reference books. RSMeans has a number
of product solutions for construction professionals who focus on construction in Canada, Mexico, and Russia. RSMeans provides localized construction costs for
all 50 states and Guam and Canada. They developed average Construction Cost City Indexes for over 731 U.S. and Canadian Cities covering over 930 three-digit
zip code locations.
As we mentioned earlier, unit cost pricing enables the most accurate estimates you can develop. Unit cost pricing is based on very detailed cost data that is
updated annually. RSMeans construction cost research is based on a methodology that produces the most widely recognized and utilized pricing guides in North
America. It is understood and used daily by: contractors, AE’s, owners, and oversight groups. RSMeans cost research is conducted first hand by a staff of 15
professional Architects, Engineers, and Cost Researchers. Over 5,500 hours are invested annually in cost research and productivity rates for its pricing guides.
This cost engineering process constantly crosschecks national and local pricing to increase accuracy. RSMeans organizes their Cost Data under the latest
variations of the Construction Specifications Institute (CSI) numbering systems (UniFormat II and MasterFormat 04). The following is a list of RSMeans cost data
books:
Check for
Site Access--Can loaded trucks move into and out of the site easily?
Is the site in/near a residential area?
Are there height/weight restrictions?
How far away are the utilities that can be hooked into for temporary power?
Site Drainage--Is the area marshy?
Will there be water problems when it rains?
Do any utilities need to be relocated?
Will any adjacent structures be affected?
The associated costs of the following must be estimated and included in the project bid/estimate. The cost for temporary utilities, especially lighting, may be
included in the specifications for the respective trades. Check this out to avoid adding unnecessary cost to the estimate.
Division 3 – Concrete
Concrete Block-outs
When estimating quantities of concrete for floor slabs or walls; don’t bother to deduct small areas (two square feet or so) unless there are a large number of these
areas. Small areas can take up more estimating time than the areas are worth. Also remember that you will be adding approximately 3% to the total volume for
waste, thereby making these small areas even less significant.
Testing Concrete
When estimating the amount of concrete compression testing that will be necessary for a project, figure on a minimum of ten tests per pour on smaller pours and a
minimum of one test for each fifty yards of concrete placed. Each test should consist of taking a set of three cylinders minimum.
Finishing Concrete
A rule of thumb for finishing concrete is to allow one person for each 1,000 square feet of slab.
Division 4 – Masonry
Masonry Wall Block-outs
When estimating quantities for masonry walls, you should not deduct areas less than two square feet in area. They will more than likely use cut whole block and
should be figured as such.
Site Cleanup
If the plan at the time of the estimate is to erect masonry walls after concrete slabs have been poured, keep in mind that the masonry contractor will be responsible
for cleaning the dropped mortar off the concrete slab. Allow for this cleanup.
Bracing
Bracing is a commonly overlooked item in masonry estimating. Allow an allowance for bracing walls; until the structural system is tied into the masonry wall
systems, the wall can be blown over relatively easily.
Panelization
Plan ahead; your next project, which is not scheduled to start until later, may be built with pre-assembled panels. If you have the manpower available today, it
might be economical to have the contractor pre-build the walls in panelized sections in their yard then deliver and quickly erect them at the site. This could save
quite a bit of time on the project.
Special Brick
When a project calls for special brick such as utility sized for glazed. Remember that these (especially glazed) more than likely will be special order. The order and
manufacture time can be surprisingly long. Paying a premium or extra charges may be the only way to ensure faster "on-time" delivery.
Bricklaying Productivity
The national average productivity for laying brick ranges from 400 bricks per day (considered "low productivity") to 600 bricks per day (considered "high
productivity").
Economy in Bricklaying
The following guidelines may be used to obtain economy in bricklaying. Plan to have adequate supervision. Be sure bricklayers are always supplied with
materials; so there is no waiting. Place the best bricklayers at corners and openings. Use only screened sand for mortar. Otherwise, labor time will be wasted
picking out pebbles. Use seamless metal tubs for mortar; they do not leak or catch trowel. Locate stack and mortar for easy wheeling. Have brick delivered for
Anti-graffiti Products
If not specified, consider adding as an option the application for one of the various anti-graffiti or vandalism products. These coatings are rolled, brushed, or spray-
applied to close the pores of the brick; thereby preventing permanent damage. Remember that graffiti and vandalism are present in all cities and towns, not just
the major metropolitan areas.
Division 5 – Metals
Plates and Connections
When estimating the total tonnage of structural steel, as a rule of thumb, add 10% to the total weight to allow for plates, connections, and waste.
Joist Bridging
It generally costs less to install joist systems that can utilize horizontal bridging (as opposed to cross or other types of bridging).
Item Search
The search for carpentry items must include roof sections, wall sections, and all detail drawings.
Treated Lumber
Treated lumber should always be used when the lumber will come in direct contact with concrete, masonry, or the earth. Bridging even when bridging is not shown
on joist drawings, always include it, as it helps to distribute concentrated loads to the adjacent joists.
Blocking
One of the most overlooked areas of wood blocking is at roof edges. Almost always, a built-up roof or membrane roof system will require some sort of blocking and
or cant strip system.
Millwork
When budgeting millwork, a rule of thumb is the total cost of millwork items will be two to three times the cost of the materials required; don’t overlook adding
protection to all millwork, especially if the work is by others.
Pricing
Do not rely on yesterday's material quotes. Due to pricing, possible shortages in lumber, and the resultant fluctuations in the market, caution is warranted.
Estimating Help
Short of time? Many lumber yards retain competent estimators who will provide material lists/estimates from your plans for little or no cost. This is also a good
method for checking your own takeoff.
Door Schedule
If the drawings don’t include a door schedule, it may be worth the estimator's time to develop one, especially if the project is large or complicated. The schedule
should include the opening number, door type, size, material, glass or louver requirements, and remarks. The door schedule should include a frame schedule
listing the frame material, type, and jamb, head, and sill details. Hardware requirements should be listed on the door schedule as well. Keep in mind the fact that
hardware can, in some instances, be more costly than the door itself.
Handicap Access
While the drawings may not show it, local codes may require special hardware and opening systems to allow a structure to be accessible to the handicapped.
Contact the local authorities for their codes and requirements.
Special Doors
Special attention should be given to any oversized or unusual type of doors. The costs of special doors can skyrocket, especially if they involve exotic woods,
special finishes, or special attention (which usually means higher labor costs). Special doors may require a considerable amount of lead time for ordering and
shipping.
Window Schedule
As with all doors to be included in the project, all windows should be listed on the drawings in a window schedule. If none is included, it may be well worth the time
to create one. The schedule should contain the opening number, window type, window size, glass type, frame material and details, and required accessories and
hardware.
Division 9 – Finishes
General Note on Finishes
If, during the course of a project, the owner decides to cut back on costs, this is not a good area in which to do it. When a project is finished and the owner and
prospective tenants walk through, they will not be able to see a complicated foundation, nor the marvelously engineered subsystems. What they will see are the
finishes. If the project is "cheapened" at this point; it will show and may dull the luster of an otherwise shining project.
Plaster Allowances
Deductions for openings in plaster partitions vary by the preference and experience of the estimator, from 0% for openings of less than 2 square feet to 50% for
openings greater than 2 square feet. For curved walls with a radius less than 6 feet, allow twice as much plaster. Pricing a plaster and lath job depends on the
quality of work desired. A first class project will have variations in the wall level of less than 1/16" in ten feet. An ordinary plaster job (or commercial grade) may
have waves of 1/8" to 3/16" in ten feet. Overall, labor for first class work is approximately 20% higher than ordinary or commercial grade work.
Drywall Deductions
A rule of thumb when estimating materials for drywall is to not deduct for door or window openings of less than 32 square feet.
Wallcoverings
A single roll of wallpaper will cover approximately 36 square feet. Allow approximately 6 square feet per roll for waste. This means take the total square foot area
to be covered and divide by 30 to determine the number of rolls needed. For vinyl and grass cloth coverings with no patterns to match, allow approximately 10%
(three square feet per roll) for waste. For patterns requiring matching, allow up to 25% to 30%. Waste can run as high as 50% to 60% for coverings with large,
bold, or intricate patterns. Always specify wallcoverings from the same batch with identical batch numbers. This will help to ensure that the colors and patterns will
match.
Surplus Finishes
Review the specifications to determine if there is any requirement to provide certain amounts of extra floor tile, ceiling pads, paint, wallcoverings, etc. In some
cases, the owner may require a substantial amount of materials, especially if it is a special order or long lead time item.
Support Systems
Note that many Division 10 items require some type of support system not usually supplied with the item -- such as support brackets, blocking, plates, or angles.
These must be accounted for and may need to be added to the appropriate division. Specifications may gloss over support system and thus make it difficult to
recover any added costs. The following quote is an example of a typical specification: "The contractor shall install all products in accordance with the
manufacturers' recommendations.” It’s more costly to install a behind-the-wall support system after the wall is in place.
Preparation of Items
In some cases, Division 10 items may require some assembly before installation. This assembly time can often exceed the time required for installation.
Shop Smart
There can be a wide variance in costs for the exact same item. Smart shopping for these items can help lower your overall bid.
Division 11 – Equipment
Faulty Assumptions
Don’t assume that Division 11 items will be purchased and installed by others, outside of your contract. This can be a very costly error. Check all drawings for
these items and for terms such as "NIC" (Not in Contract) or "By Others." If these or similar terms are not in evidence, then it is safe to conclude that these are in
your scope of work.
Installation of Items
In many cases Division 11 items are purchased by others, but their installation is the contractor's responsibility. Check all drawings and specifications carefully for
these items.
Support Systems
Note that Division 11 items may require some type of support system not usually supplied with the item, such as support brackets, plates, or angles. These need to
be accounted for and may need to be added to the appropriate division. Specifications may gloss over support system and thus make it difficult to recover any
added costs. The following quote is an example of a typical specification: "The contractor shall install all products in accordance with the manufacturers'
recommendations.” It’s more costly to install a behind-the-wall support system after the wall is in place.
Preparation of Items
In some cases, Division 11 items may require assembly before installation. Be aware that the assembly time can often exceed the time required for installation.
Division 12 – Furnishings
Faulty Assumptions
Don’t assume that items covered in Division 12 will be purchased and installed outside of your contract, especially if any furnishings or typical arrangements are
shown on the drawings. This could be costly assumption. Check all drawings and specifications for these items and if any are found, check for the terms "NIC"
(Not in Contract). If these or similar terms are not present, it is safe to conclude that these items are in your scope of work.
Installation of Items
In many cases, Division 12 items are purchased by others, but the contractor is responsible for them. Check all drawings and specifications for these items.
Handling Charges
In cases where Division 12 items are purchased by others but are to be installed by the contractor, many contractors add a handling charge. (10% of the estimated
material cost is common practice.) This charge covers the receiving, handling, storage, protection, and final delivery of these items.
Preparation of Items
In some cases, Division 12 items may require some assembly before installation. The assembly time can often exceed the time required for installation.
Cleaning Time
When installing materials purchased by others, be sure to allow for cleaning time. Invariably, these items will need some cleaning and this responsibility will fall
upon the installer.
Interfaces
Review all documentation to ensure that all interfaces, such as electrical connections and control wiring, are accounted for. These items have a habit of falling
through the cracks of an estimate.
Hydraulic Piston
When figuring the cost for a hydraulic elevator, make sure that the excavation for the elevator piston is included in the estimate. For each floor above grade that
the elevator is to travel, there should be an equal length of piston below grade.
Fire Stops
When estimating any vertical conveying system, make sure all openings for doors, dumbwaiter access panels, etc., are fire-rated per the applicable codes. In case
of a fire emergency, their shaft-ways will otherwise act as a conduit for smoke and heat.
Help
When in doubt about price or what is standard on elevators, material selection, availability, etc. Don’t hesitate to call on any of the elevator manufacturing
companies directly. The competition of your business can be fierce, and they will try to assist you in any way they can.
Tie-in
Make sure that the conveying system estimate, the electrical estimate, or mechanical estimates include the tie-in to the rest of the electrical and control systems.
This is another item that people often assume someone else has covered.
Non-specialty estimators who are unfamiliar with the details of plumbing systems may choose to take off fixtures only, and use general percentage markups for the
various elements of the plumbing system.
Most pipe is priced first as straight pipe with a joint (coupling, weld, etc.) every 10’ and a hanger usually every 10’. There are exceptions with hanger spacing, such
as for cast iron pipe (5’) and plastic pipe (3 per 10’).
Fittings
When preparing an estimate, it may be necessary to approximate the fittings. They usually run between 25% and 50% of the cost of the pipe. The lower
percentage is for simpler runs, and the higher for complex areas, such as mechanical rooms.
Division 23 – Mechanical
Plans and Specifications
Review all construction documentation before proceeding with the estimate for these divisions. It is not unusual to find items on the plans, but not in the
specifications, or they may be in the specifications but not on the drawings. Also check any and all communications; the owner may have requested a change (or
expressed a concern or a specific need) and not have had it included in your drawings or specifications.
Non-Listed
It is important to include items that are not shown on the plans, but must be priced. These items include, but are not limited to, roof penetrations and pitch-pots,
dust protection, coring floors and walls, temporary water supply, testing and balancing HVAC systems, cleaning piping, purifying potable water systems, clean-up,
and final adjustments.
Division 26 – Electrical
Division 26 may be applied toward Division 27 Communications and 28 Electronic Safety and Security.
Conduit
Conduit should be taken off in three main categories: power distribution, branch power, and branch lighting. All conduit quantities may not have to be taken off in
one session. Instead the estimator can concentrate on systems and components, thereby making it easier to ensure that all items have been accounted for.
Aluminum Wiring
Remember that aluminum wiring of equal ampacity is larger in diameter than copper and may require larger conduit. Some specification will not allow aluminum
wiring.
Switchgear
When estimating the costs for the installation of switchgear, especially large items, factors to review include access to the site, access and setting at the installation
site, required connections, uncrating, pads, anchors, leveling, final assembly of the components, and temporary protection from physical damage, including from
exposure to the environment.
Installation Equipment
Don’t overlook the costs for equipment used in the installation. If highlifts, scaffolding, or cherry pickers are available, the field will use them in lieu of the proposed
ladders.
Material Weights
The estimator should take the weights of materials into consideration when completing a takeoff. Topics to consider include: How will the materials be supported?
What methods of support are available? How high will the support structure have to reach? Will the final support structure be able to withstand the total burden?
Is the support material included or separate from the fixture/equipment/material specified?
Mechanical Connections
Clarify who is responsible for the connecting of the electrical wiring to mechanical items. It has been argued that the electrician is responsible only for bringing the
wiring to the unit, while others say it is the electrician's job to connect the wiring.
Special Systems
When estimating material costs for special systems, it is always prudent to obtain manufacturers' quotes for equipment prices. Also, some installations will require
special accessories. Often, the sales engineers are a good source of information on these requirements.
Division 31 – Earthwork
Common Work Results
Estimating the actual cost of performing earthwork requires careful considerations of the variables involved. These include type of soil, whether water will be
encountered, dewatering, whether banks need bracing, disposal of excavation earth, and length of haul to fill or spoil sites, etc. If the project has large quantities of
cut or fill, consider raising or lowering the site to reduce costs, while paying close attention to the effect his has on site drainage and utilities.
It is very important to consider what time of year the project is scheduled for completion. Bad weather can cause large cost overruns from dewatering, site repair,
and lost productivity.
Pit Excavation
When figuring the slope areas of pit excavation, remember that the slope areas usually form a right triangle when viewed as a section. Since the area of two right
triangles equals the area of one rectangle with equal base and height dimensions, the volume of the slope area will equal the depth of the pit (the height) times the
cut back distance of the slope (the base) times 1/2 the perimeter of the pit.
Site Access
One of the most common mistakes made in site work estimating involves site access. Estimators should visit the site not only to review site conditions, but to trace
the route that the general or subcontractors' equipment will take to get to the site. If the equipment that is to be used on this project cannot get to the site, the
estimate may be completely inaccurate.
Subsurface Investigations
Many companies, eager to get started on their projects, shortchange the site investigation process. For the relatively short time and small amount of money
involved, it is not a good idea to skimp on this important item. The untimely discovery of even one subsurface "abnormality" can be a painful lesson. An example is
finding that the site was unknowingly used "way back when" as a spoils site for the rest of the industrial park and that there are ten feet of bad soils to excavate
from under the stiff clay cap you assumed you would build on. Investigate the site thoroughly!
Recycling of asphalt pavement is becoming very popular and is an alternative to removal and replacement of asphalt pavement. It can be a good value-
engineering proposal if removed pavement can be recycled either at the site or another site that is reasonably close to the project site.
Planting
The timing of planting and guarantee specifications often determines the costs for establishing tree and shrub growth and a stand of grass or ground cover. Plan
the work schedule to coincide with the local planting season. Maintenance and growth guarantee can add from 20% to 100% to the total landscaping cost. The
cost to replace trees and shrubs can be as high as 5% of the total cost, depending on the planting zone, soil conditions, and the time of year.
Division 33 – Utilities
Drainage Utilities
Never assume that the water, sewer, and drainage lines will go in at the early stages of the project. Consider the site access needs before dividing the site in half
with open tranches, loose pipe, and machinery obstructions. Always inspect the site to establish that the site drawings are complete. Check off all existing utilities
on your drawings as you locate them. If you find any discrepancies, mark up the site plant for further research. Differing site conditions can be very costly if
discovered later in the project.
New Materials
Use of new types of piping materials (particularly for restoration of pipe where removal/replacement may be undesirable) can reduce the overall project cost.
Owners/design engineers should consider the installing contractor a valuable source for information on utility products and local conditions, which could lead to
significant cost savings.
Division 34 Transportation
Rail Tracks
This subdivision includes items that may involve either repair of existing, or construction of new, railroad tracks. Additional preparation work, such as roadbed
earthwork, will be found in Division 31.
Use division 31 for earthwork and structural items, concrete items can be found in division 03, and fixed pier timber construction is found in division 06.
When pricing power generation, be aware of the equipment supports, pads, and vibration isolators. Don’t overlook the structure that supports the components.
Review the site and structural drawing for items that may have been overlooked. Some items that must be priced but may not have been documented include
testing, dust protection, roof penetrations, core drilling (wall and floors), patching, cleanup, utility connection fee, and final adjustments.
The project size and scope will have a significant impact on costing. RSMeans cost data provides a benchmark cost so the Owners, Engineers, and Contractors
have a comfortable preliminary number.
These projects were located throughout the U.S. and reflect a tremendous variation in square foot (S.F.) and cubic foot (C.F.) costs. This is due to differences, not
only in labor and material costs, but also in individual owners’ requirements. For instance, a bank in a large city would have different features than one in a rural
area. This is true of all the different types of buildings analyzed. Therefore, caution should be exercised when using these square foot costs. For example, for
courthouses, costs in the database are local courthouse costs and will not apply to the larger, more elaborate federal courthouses. As a general rule, the projects
None of the figures ‘‘go with’’ any others. All individual cost items were computed and tabulated separately. Thus, the sum of the median figures for plumbing,
HVAC and electrical will not normally total up to the total mechanical and electrical costs arrived at by separate analysis and tabulation of the projects.
Each building was analyzed as to total and component costs and percentages. The figures were arranged in ascending order with the results tabulated as shown.
The 1/4 column shows that 25% of the projects had lower costs and 75% had higher. The 3/4 column shows that 75% of the projects had lower costs and 25% had
higher. The median column shows that 50% of the projects had lower costs and 50% had higher.
There are two times when square foot costs are useful. The first is in the conceptual stage when no details are available. Then square foot costs make a useful
starting point. The second is after the bids are in and the costs can be worked back into their appropriate categories for information purposes. As soon as details
become available in the project design, the square foot approach should be discontinued and the project priced as to its particular components. When more
precision is required, or for estimating the replacement cost of specific buildings, the current edition of RSMeans Square Foot Costs should be used.
In using the figures in this section, it is recommended that the median column be used for preliminary figures if no additional information is available. The median
figures, when multiplied by the total city construction cost index figures (see city cost indexes) and then multiplied by the project size modifier at the end of this
section, should present a fairly accurate base figure, which would then have to be adjusted in view of the estimator’s experience, local economic conditions, code
requirements, and the owner’s particular requirements. There is no need to factor the percentage figures, as these should remain constant from city to city. All
tabulations mentioning air conditioning had at least partial air conditioning.
The editors of this book would greatly appreciate receiving cost figures on one or more of your recent projects, which would then be included in the averages for
next year. All cost figures received will be kept confidential, except that they will be averaged with other similar projects to arrive at square foot cost figures for next
year’s book. See the last page of the book for details and the discount available for submitting one or more of your projects.
The RSMeans construction dictionary features over 20,000 terms, phrases and abbreviations, as well as over 1,400 illustrations. Your reliable source for:
• Updated and expanded coverage of new trends in the industry such as building automation, green building, energy conservation, and more
• Extensive reference section with plan symbols, contact listings for professional organizations, conversions and equivalents, and more
This is an outstanding reference for architects, contractors, facility owners, and managers, as well as insurance and real estate professionals, attorneys, and
anyone else who needs an understand of construction terminology. Whether you are young or seasoned, this is a great reference for your field or corporate office.
As pricing change (labor rates, and equipment rental rates including fuel costs), these changes are accurately measured by change in the CCI for each particular
city (as compared to the 30 City Average). Therefore, if you know (or have estimated) building costs in one city today, you can easily convert those costs to
expected building costs in another city, by changing the CCI to that City. In addition, by using the Historical Cost Index, you can easily convert National Average
building costs at a particular time to the approximate building costs for some other time. The CCI can then be applied to calculate the costs for a particular city.
The RSMeans CCI is an extremely useful tool to use when you want to compare costs from city to city and region to region.
The CCI is updated quarterly – five times a year. The publication or data is available in January and is updated in February, May, August, and November. If you
are awarded a five year contract, if stated in the contract, you may update the CCI quarterly. The CCI may increase or decrease, per the economy and other
factors. This dynamic book exposes the Contract and or the Contractor to less risk then a fixed (static) book.
Next we can see under the city on the right are the three digit zip codes to which the CCI’s are applied to. The material corresponds to the material part of the
line item, the installation to the labor and the total which is the weighted average of the material and installation (labor).
In the past line items were 9ea digits; now they are 12ea. Here is an example of the breakdown of a line item.
The Labor Hours column is the amount of labor required to perform one unit of work. See Crew detail above; the amount of labor required to construct one 4' x 4'
equipment pad. This figure is calculated by dividing the number of hours of labor in the crew by the daily output (48 labor hours divided by 30 pads = 1.6 hours of
labor per pad). Multiply 1.600 times 60 to see the value in minutes: 60 x 1.6 = 96 minutes. Note: the labor hour figure is not dependent on the crew size. A
change in crew size will result in a corresponding change in daily output, but the labor hours per unit of work will not change.
Unit of Measure
All unit cost data includes the typical Unit of Measure used for estimating that item. For concrete-in-place the typical unit is cubic yards (C.Y.). For installing carpet
it’s square yard (S.Y.), and for gypsum board it is square foot (S.F.). The estimator needs to take special care that the unit in the data matches the unit in the
takeoff. Unit conversions may be found in the Reference Section of the Cost Data Books.
Don’t forget to divide by 100 if you are estimating in L.F. and the line item unit is C.L.F.!
UniFormat II
UniFormat is a method of arranging construction information based on functional elements, or parts of a facility characterized by their functions, without regard to
the materials and methods used to accomplish them. These elements are often referred to as systems or assemblies. UniFormat is often seen in performance
specifications and preliminary project descriptions. UniFormat II is normally used as a format for estimators to present cost estimates during the schematic design
phase. UniFormat breaks a facility into systems and assemblies that perform a predominating function, such as substructure, shell, interiors, and services, without
defining the technical solutions to provide these functions. This allows the facility to be priced at the initial level allowing design alternatives to be better evaluated.
This allows facility performance to be established at the system level as the project design is being refined. Again, Uniformat II is a system to organize your
estimates and uses assemblies to develop complete estimates. See chart on the following pages.
MasterFormat 04
MasterFormat is a publication of CSI; MasterFormat 04 is a master list of numbers and titles classified by work results. It’s a specific format used primarily to
organize project manuals, detailed cost information, and other information in later stages of design and construction than UniFormat. MasterFormat 04 is the
master list of titles and numbers used to organize specifications and other project information for most commercial building design and construction projects in
North America. It lists titles and section numbers for organizing data about construction requirements, products, and activities. By standardizing such information,
MasterFormat facilitates communication among architects, contractors, and suppliers, which helps them meet building owners’ requirements, timelines, and
budgets. Prior to MasterFormat 04 there was MasterFormat 95. There were only 16 divisions in MasterFormat 95. See chart on the following pages. RSMeans
uses the MasterFormat 04 to format estimates and uses Unit pricing or line items to develop an estimate.
UniFormat II Classification
Level 1 Level 2 Level 3
Major Group Elements Group Elements Individual Elements
A SUBSTRUCTURE A10 Foundations A1010 Standard Foundations
A1020 Special Foundations
A1030 Slab on Grade
A20 Basement Construction A2010 Basement Excavation
A2020 Basement Walls
UniFormat II Continued
Level 1 Level 2 Level 3
Major Group Elements Group Elements Individual Elements
D SERVICES D10 Conveying D1010 Elevators & Lifts
D1020 Escalators & Moving Walks
D1090 Other Conveying Systems
D20 Plumbing D2010 Plumbing Fixtures
D2020 Domestic Water Distribution
D2030 Sanitary Waste
D2040 Rain Water Drainage
D2090 Other Plumbing Systems
D30 HVAC D3010 Energy Supply
D3020 Heat Generating Systems
D3030 Cooling Generating Systems
D3040 Distribution Systems
D3050 Terminal & Package Units
D3060 Controls & Instrumentation
D3070 Systems Testing & Balancing
D3090 Other HVAC Systems & Equip
UniFormat II Continued
MasterFormat 04
Division Number Division Title Division Number Division Title
03 Concrete 34 Transportation
10 Specialties
11 Equipment
12 Furnishings
13 Special Construction
14 Conveying Equipment
21 Fire Suppression
22 Plumbing
26 Electrical
27 Communications
31 Earthwork
Ground-Up
When setting the project up you could organize the estimate from the ground up – literally! Start with the dirt and work your way up to the roof, if applicable.
Floor
In some cases there could be a requirement for building or renovating a multi-story structure. You can setup your estimates by floor. If reducing scope is
necessary, it is very easy to remove a floor by omitting an estimate.
Phase
When you have a project that must be built by a section or phase, organizing your estimates by phase works well.
Bid Estimate
If your company has a Base Ordering Agreement (BOA) or a Multiple Award Construction Contract (MACC) type contract, you could organize your estimate as a
Bid Estimate. A bid estimate may be a summary of work by trade. It could be a summary item with a brief description, unit of measure, and material, equipment,
labor, and a total cost. This is a very simple way to organize an estimate.
Discipline
You could organize your estimate by Discipline. This is also referred to as “by Sub-Contractor Quotes.” This is a very logical way to organize the estimate and
makes it very easy to manage the process and buyout the jobs.
Summary
As we can see there is several ways to organize an estimate. There may be no right or wrong way; just like construction, it’s gray.
Site Visit
The Site visit is a powerful tool, for both the Owner and Contractor. As an Owner, have you ever received a bid from a Contractor that was much higher than your
budget? Or, flip it, as a Contractor have you provided a bid that was higher than the Owners? It all starts at the Site Visit; scoping is extremely important element
to an accurate bid. For this to occur, everybody needs to be in the same page. After the site visit either the Contractor or Owner will provide the site visit minutes.
It’s usually ends up being the Contractor to incorporate the minutes in the revised SOW.
• Performance period
• Dumpster placement
• Existing furnishings
• Contractor shall omit area from SOW
• Discuss any work-arounds
• Discuss any safety issues
• Discuss any Owner supplied materials
• Recycling
A job walk was conducted present at this meeting was Contracting, Engineering, and John Doe, our Project Estimator. During this meeting the scope of work for
this Request for Proposal was discussed.
We have engineered this for maintainability, effectiveness, and reasonableness. Value engineering is ongoing process through-out the design phase and of
course we insure the Owner is provided with the Best Value.
We have reviewed your requirements for this Request for Proposal and propose the following:
Provide all labor, plant, materials, equipment, and transportation required to provide a PEB classroom. The work shall include, but not limited to the following.
1.2. We shall notify the Contracting Officer (CO) or their representative if the following occur:
1.2.1. When a work stoppage of more than 48 hours is anticipated.
1.2.2. At least 48 hour of advance notice shall be given prior to returning to work.
1.4. Normal working hours shall be between 0730 and 1800 hours, excluding Saturday, Sunday, and Federal Holidays. If we desire to work non-standard
hours, we shall notify Contracting as to the special needs.
1.5. The project dumpster was approved, and shall be located at a pre-determined location.
1.7. This project shall be built in accordance with the Contract Specifications, plans, local and Federal codes, and the Unified Facilities Criteria (UFC).
1.8. Contract Drawings – They shall be available on site at all times for changes and documentation of the work performed. After completion of the
project, we will review them for measurement, accuracy, etc., and then submit cad drawings as final as-builts.
1.9. Project Schedule – A contract progress schedule and a progress report may be required for this project. It will be provide before Notice to Proceed
(NTP). We used calendar days to compute days for this project.
1.10. Material shall match existing color, size, shape, texture, content, etc., unless otherwise approved by the Contracting Officer or Representative.
1.11. Upon completion of work the project shall be suitable for it intended use.
3.0. Concrete
3.1. Form and provide 30’ x 16’ x 4” thick concrete pad. Concrete shall be 3000 pounds per square inch (P.S.I.) with reinforcement. Provide rebar, see
drawings.
3.2. Provide 20 linear feet (L.F.) of sidewalk from Southeast (SE) door to existing parking lot. Insure to tie sidewalk to existing American with Disabilities
Act (ADA) ramp. The SE sidewalk shall ramp up to the exterior door for ADA access. Sidewalk shall be 5’ wide with 10 L.F. of handicap railing next to
bldg. Provide 10’ x 10’ x 4” 3000 P.S.I. concrete pad on rear of building, see drawings.
8.0. Openings
8.1. Provide three insulated exterior doors, see plans. Steel doors shall be 18 gauge (G.A.) with 16 G.A. knock down frame (KDF). Provide panic
hardware and small doors lites on two entry/exit doors. Northeast (NE) door shall have exit only. Provide keyed lockset on one door electrical door.
Provide US26D hinges, 8” X 36” aluminum kick plates, door closure (4-way), aluminum threshold, weather stripping, and door stops.
8.2. Provide one hollow core 18 G.A. steel door and a 16 G.A. knock-down frame for the bathroom. Door shall have a lockable (privacy) lockset, US26D
hinges, door closure, and 8” x 36” aluminum kick plates. All door hardware shall have a brushed silver/aluminum finish or equal to US26D.
9.0. Architectural
9.1. Provide steel stud furring as per drawings. All exterior walls shall be furred out with 20 G.A. 3 5/8” steel studs, 16” on center. Provide 5/8” finished
type “X” drywall over furred walls. Drywall shall be textured and painted with three coats of zero VOC latex paint. All furred walls shall be 10’ high.
Greenboard shall be used in the restrooms.
9.2. Provide three coats of zero VOC latex paint for all doors and frames.
9.4. Provide 12”x12”, 1/8” thick, marbleized VCT in the restroom and electrical room. Provide 4” rubber cove base in the electrical room, restroom, and
classroom. Provide 28 ounce nylon level loop carpet in the Classroom. The carpet shall have a pattern and brand-named specific fiber. Colors style and
color shall be selected by Owner.
9.5. Provide 2’x2’ suspended ceiling with tegular tile on 9/16” grid.
12.2. Provide stock 24” wide, with backsplash, maximum, plastic laminate counter top with back splash. Owner shall pick pattern of laminate and color of
cabinets shall be medium oak finish.
22.0. Plumbing
22.1. Provide 1” Polyvinyl chloride (PVC) water pipe from point of connect (POC) to building. Provide type “L” copper pipe as needed, see P-1. Provide
1” valve at POC. Provide 1” water meter.
22.2. Provide 4” drain line from POC to building. Provide drain/vent pipe as needed, see P-1.
23.3. Provide one ADA water closet with flush valve, and ADA wall mounted sink. Provide small water heater above ceiling, see P-1.
23.2. Provide 4” ducting with wall louver and for outside air. Provide ducting and diffuser for return.
26.0. Electrical
26.1. Provide power from the existing panel board 50 L.F. away from the building. Provide a 200 amp (a) circuit breaker in the existing panel. Provide
conduit and wire from the existing panel to the new 225 amp 3-phase panel board. Provide 1ea 225 amp 3-phase panel board. Panel board shall be
fused with a 200 amp main breaker.
26.3. Provide branch circuits as per drawings for HVAC, lighting, fire alarm panel, and power circuits, etc., see drawings.
27.0. Communication
27.1. Provide three communication/data stub-ups.
27.2. Provide a piece of 4’ x 4’ treated plywood for communication block in room 102.
28.2. Provide an addressable FA panel, heat detectors above the ceiling, and in the restroom. Provide smoke detectors in the suspended ceiling. Provide
one horn strobe, one strobe, and pull stations by the exterior doors, see drawings.
28.3. Provide one radio transmitter that is compatible with the addressable panel and the Owner’s fire alarm monitoring equipment.
31.0. Earthwork
31.1. Fine grade site for building and flat work; insure to preserve proper drainage. Excavate trenches for electrical, communication, water, and sewer.
Provide backfill and compact trenches. Provide traceable tape in all trenches. Over excavate pad to accommodate 6” of compacted base. Building shall
be above finished grade to insure proper drainage.
If there are any questions or concerns in this matter, please contact the undersigned.
Respectfully,
___________________________________
Project Estimator
4Clicks Instructors
Michael Brown
The team is led by Michael Brown, President of 4Clicks. Mr. Brown was a plumber in the United States’ Air Force where he originally began writing software to
estimate and manage one of the original SABER programs. After separating from the Air Force, he partnered with a small construction company, and together they
enjoyed tremendous growth. His program allowed the company to increase their efficiencies many times over. In 2001, Mr. Brown started 4Clicks, and since then
has been setting the bar for construction estimating and project management software. He is known as one of the foremost authorities on RSMeans and
Construction Specifications Institution (CSI) pricing guides. 4Clicks utilizes this experience to present the pricing guides in an intuitive and user friendly way, which
allows users to electronically navigate through the pages of the book with greater ease and speed than ever before.
Bruce Sarty
Bruce Sarty, retired United States Air Force, has a career spanning over 30 years of construction, preventive maintenance, project management, and training in the
DOD and private sectors. Just for starters, Bruce has used e4Clicks Project Estimator since 2001 as well as applied all aspects of RSMeans Reference Cost Data
and methodology. He has served as Deputy Base Civil Engineer in the Philippines, SABER Project Manager at March AFB in California, and in the private sector
as Operations Manager for a multi-million dollar contractor/construction management firm successfully directing and supporting all aspects of multiple JOC/SABER
and IDIQ projects from RFP to completion.
Tom Cassidy
Tom Cassidy spent over a decade as an engineer and project manager with the Air Force. His experiences have encompassed design and construction
management on a vast range of project requirements as well as execution vehicles. He worked with line item, parametric, and square foot estimating, and Mr.
Cassidy was also the lead technical expert in developing one of the largest SABER contracts in the Air Force. Since joining the 4Clicks team, he has put his skills
to work in a variety of areas, including: training, marketing, and program development.
Jesse Smith
Jesse Smith joined our Training and Technical Services Group; he will help Bruce Sarty provide the best possible materials, and programs to enable you to get the
most out of e4Clicks, and our new CEASEL cloud computing product. He brings years of experience in the public works sector and CAD. Jesse previously worked
for the Arizona Water Company for several years as in CAD, designing plans for jobs up to two million dollars. He maintained and updated maps for eighteen
separate systems in the Arizona and oversaw the transition to full digital maps and design. Jesse is proficient in MicroStation and AutoCAD. A California native,
Jesse migrated to Arizona and met a lovely lady who became his wife. It turns out that the lady was my daughter - the rest is history!
4Clicks Introduction to RSMeans Estimating Page A-2 4Clicks Solutions, LLC
4Clicks Introduction to RSMeans Estimating – Syllabus
Start Time End Time Topic Outline
RSMeans Cost Data Books, Introduce Cost Data Books, Reference Books, General Information, RSMeans Tips, Estimating Tips,
8:15 AM 8:50 AM
References, Cost City Index Display RSMeans Cost City Indexes
Unit Cost Pricing and Estimate Unit Cost Pricing with RSMeans, Breakdown and Display a Line Item and Discuss the Different
9:00 AM 9:50 AM
Format Aspects, Discuss MasterFormat 04 and UniFormat II
Discuss different ways to Organize an Estimate, Review the SOW, Divisions used, and Line Items
10:30 AM 10:50 AM Organizing an Estimate, SOW
used for the Estimate
Exercise #1 – Provide Finishes Using SOW, Drawings, and RSMeans; Perform Takeoff; Use the Index; Find and Place Line Items in
11:00 AM 11:45 AM
in Classroom #100 Estimate Worksheet. Be sure to separate Line Items by Division.