QS Report Example 6

QUANTITY SURVEY REPORT
Not for Bank Use
Source: Google Maps
Project: Proposed Boarding House Development

At No. 3 Homebush Road
Strathfield NSW 2135
Applicant: Urban Link Pty Ltd
Builder: Developer Managed
Report Date: 1 May 2017

Table of Contents
1. Instruction .............................................................................................................. 3
2. Brief Development Description ............................................................................. 3
3. Construction Cost Estimate ................................................................................... 3
4. Areas ...................................................................................................................... 4
5. Quality of Finishes .................................................................................................. 5
6. Documentation ...................................................................................................... 5
7. Exclusions ............................................................................................................... 5
8. Design Assumptions / Parameters ......................................................................... 6
9. Contingency Allowance.......................................................................................... 6
10. Disclaimer .............................................................................................................. 6
Appendix A Council Schedule

Appendix B Elemental Cost Estimate Summary
Appendix C Assumed Schedule of Finishes
Appendix D Reduced Architectural Drawings
Construction Consultants (QS)

Quantity Surveyor Report – DA Submission only (Not for Bank Use)
3 Homebush Rd, Strathfield
2|P a g e
1. Instruction
We have undertaken a study of the probable cost of construction for the above project,
based on the supplied architectural drawings and other information provided.
We have also taken into consideration the proposed method of procurement (Developer
Managed).
2. Brief Development Description
The proposal includes the demolition of existing structure(s) and the construction of a four
(4) storey Boarding House with associated basement car parking, at No. 3 Homebush Rd,
Strathfield.
The proposed development consists of:
• Ten (10) x Car Parking Spaces within a single basement level;

• Thirty six (36) x Boarding Rooms within Ground Floor to Level 3;
• One (1) x Common Room within Ground Floor.
Typically, each boarding room comprises an open plan bedroom/living area, bathroom and
kitchenette.
3. Construction Cost Estimate
Description Amount ($)

Total Construction Cost 3,541,090
Add Consultants Fees 75,289
Total Development Cost (excl. GST) 3,616,379
Add GST 361,638
Total Development Cost (incl. GST) 3,978,017
The required Council Schedule is attached in Appendix A. Also, please refer to Appendix B
for an Elemental Cost Estimate Summary prepared in accordance with the Environmental
Planning and Assessment Regulation 2000 (Reg 25J) - Section 94A Levy - Determination of
proposed cost of Development. A detailed report may be obtained upon request.
Our Construction Cost Estimate may be considered as reasonable, based on the proposed
level of finishes and in the absence of the Structural and Services drawings, the Contract
Documents and DA Conditions.

3|P a g e
4. Areas
According to the architectural drawings, the proposed approximate Floor Areas may be
presented as follows:
F.E.C.A* U.C.A** G.F.A***

Building Level Description (m2) (m2) Total (m2)
Basement Parking 455 455
Ground Floor Boarding Rooms 252 252
Common Area (incl.
Ground Floor Common Lounge) 97 97
Level 1 Boarding Rooms 263 2 265
Level 1 Common Area 62 62
Level 2 Common Area 62 62
Level 3 Common Area 15 55 71
Total 1,688 61 1,749
*F.E.C.A (Fully Enclosed Covered Area): The sum of all such areas at all building floor levels, including
basements (except unexcavated portions), floored roof spaces and attics, garages, penthouses,
enclosed porches and attached enclosed covered ways alongside building, equipment rooms, lift
shafts, vertical ducts, staircases and any other fully enclosed spaces and useable areas of the
building, computed by measuring from the normal inside face of exterior walls but ignoring any
projections such as plinths, columns, piers and the like which project from the normal inside face of
exterior walls. It shall not include open courts, light wells, connecting or isolated covered ways and
net open areas of upper portions of rooms, lobbies, halls interstitial spaces and the like which extend
through the storey being computed.
**U.C.A (Unenclosed Covered Area): The sum of all such areas at all building floor levels, including
roofed balconies, open verandahs, porches and porticos, attached open covered ways alongside
buildings, undercrofts and useable space under buildings, unenclosed access galleries (including
ground floor) and any other trafficable covered areas of the building which are not totally enclosed
by full height walls, computed by measuring the area between the enclosing walls or balustrade (ie.
from the inside face of the UCA excluding the wall or balustrade thickness). When the covering
element (i.e. roof or upper floor) is supported by columns, is cantilevered or is suspended, or any
combination of these, the measurements shall be taken to the edge of the paving or to the edge of
the cover, whichever is the lesser. UCA shall not include eaves overhangs, sun shading, awnings and
the like where these do not relate to clearly defined trafficable covered areas, nor shall it include
connecting or isolated covered ways.
***G.F.A (Gross Floor Area): The sum of the 'Fully Enclosed Covered Area' and 'Unenclosed Covered
Area' as defined. The G.F.A definition used here is different to the Gross Building Area defined in the
ANZRPGN 4 Methods of Measurement used by Valuation and Property Industry Professionals.

4|P a g e
5. Quality of Finishes
Finishes may be considered of Standard commercial quality, as described in the attached

Schedule of Finishes (Appendix C), prepared by Construction Consultants (QS) and based on
information supplied by the Developer.
The quality of finishes proposed, are appropriate to the type, scale and location of this
project.
6. Documentation
Our Cost Estimate was based on Architectural Drawings prepared by Urban Link Pty Ltd,
Project No. 2017-020, Drawing Nos. DA0001 to DA1001, DA1002, DA2001_A, DA2003_A to
DA2005_A, DA2901 to DA2904, DA3001, DA3002, DA4001, DA6301 and DA6302, Revision A,
Dated 10/02/2017.
Please refer to Appendix D for a reduced copy of part of these drawings.
7. Exclusions
Our Cost Estimate does not include the following:
- Land Acquisition;
- Marketing and financing;
- Legal costs;
- Project Management;
- Building insurance costs;
- Major services diversions, external connections and /or improvement;
- Amplification / amendment to existing services;
- Underpinning of existing structure;
- Amendments to plans, incomplete documentation;
- Taxes, levies and charges;
- Disabled access;
- Energy and water efficiency;
- Decontamination works (Asbestos Removal, etc);
- Rock excavation;
- Dewatering / Drainage pit & pump-out;
- Blinds / Fly screens;
- Loose Furniture / FF&E’s
- External roadworks / Public domain works.
- Authorities Fees (S94 Contribution and the like);
- Contingency allowance;

5|P a g e
8. Design Assumptions / Parameters
In the absence of engineering drawings, the structure of the proposed buildings was
assumed of conventional nature, comprising the following:
- Reinforced concrete soldier piles / shotcrete to basement shoring;

- Reinforced concrete strip / pad footings;
- Reinforced concrete columns and floor slabs (Framed structure).
Our Indicative Cost Estimate was based on the assumption that the whole development will
be constructed in a single stage (i.e. not a staged development). If the building is to be
completed in stages, the cost of preliminaries and Building services may increase.
This Cost Estimate may provide no more than a rough guide to the probable cost of the
proposed development. Costs may vary considerably, due to a range of variables:
- Further Geotechnical investigation;

- Structural and services documentation;
- Contract conditions;
- Final PC Items and Provisional Allowances;
- Variations in the proposed fixtures and finishes;
- DA Conditions.
9. Contingency Allowance
A Contingency Allowance (generally between 5% and 10%) will not be included for the
purpose of this Report.
10. Disclaimer
This Certificate has been prepared for the sole purpose of providing an Initial Cost Estimate
for DA Council Submission only (not for bank use). This Quantity Survey Certificate is not to
be used for any other purpose. This Report is confidential to the developer. The Writer does
not accept any contractual, tortuous or other form of liability for any consequences, loss or
damage which may arise as a result of any other person acting upon or using this report.
Report and estimate prepared by
Michael M. Dakhoul B. Build (Hons. 1) AAIQS MAIB MCIOB ICECA

AAIQS Reg. No. 3618

6|P a g e
Appendix A
Council Schedule
Appendix B
Elemental Cost Estimate Summary
Elemental Summary
Code Item % Cost ($) / m2 Total Cost ($)

PR Preliminaries 12.06 249 436,196
AR Demolition 0.88 18 31,667
XP Site Preparation 0.09 2 3,167
Substructure (Shoring, Excavation and Basement
SB Structure) 9.94 205 359,405
CL Columns 1.75 36 63,333
UF Upper floors 6.92 143 250,166
SC Staircases 1.36 28 49,083
RF Roof 1.31 27 47,500
EW External Walls 8.45 175 305,582
WW Windows 3.15 65 114,000
ED External Doors 0.70 14 25,333
NW Internal Walls 4.82 100 174,166
NS Internal Screens 0.66 14 23,750
ND Internal Doors 2.71 56 98,166
WF Wall Finishes 3.37 70 121,949
FF Floor Finishes 3.10 64 111,970
CF Ceiling Finishes 2.22 46 80,304
FT Fitments 3.69 76 133,478
PB Hydraulic Services (incl. External Services) 6.26 129 226,332
Mechanical Services (Basement and wet areas
AC Ventilation, Air Conditioning if applicable) 2.22 46 80,316
FP Fire Services 0.85 17 30,606
LP Electrical Services 5.62 116 203,415
TS Transportation Services (Lifts, Escalators and the like) 2.98 62 107,666
XR/XN Siteworks (Boundary walls, Fencing and Gates, etc.) 1.32 27 47,817
XL Landscaping and Improvements 2.41 50 87,083
BM Builder's Margin 9.09 188 328,641
Total Construction Cost (excl. GST) 3,541,090
Add Consultants Fees 2.08 43 75,289
Total Development Cost (excl. GST) 100.00 2,068 3,616,379
Add GST 361,638
Total Development Cost (incl. GST) 3,978,017

1 of 1
1/05/2018
Appendix C
Assumed Schedule of Finishes
Proposed Boarding House
ASSUMED SCHEDULE OF FINISHES

BUILDING INTERIOR
Internal finishes and Fittings

Internal Bathroom Doors Hollow core / plain / painted
Room Front Doors Fire rated / plain / painted
Door Handles Lockset to room doors
Metal lever to internal doors
Kitchen Stone benchtop and polyurethane doors
Walls Generally face brickwork
Ceilings Set plaster / painted
Cornices Standard Cove
Bathroom Fittings
Shower Screens Powder coated alum. Semi-Frameless / Safety glass
WC Suite Vitreous China Suite with 6/3 dual flush
Vanity Unit Laminated top with Semi-recessed basin
Mirror Wall mounted mirror above each vanity unit
Tapware Single Lever Mixer / Chrome
Bathroom Fittings Stainless steel
Floor Finishes
Rooms Carpet
Hallways Carpet
Bathrooms Ceramic tiles
Fixtures
Hot water unit Basic
Air conditioning Split system
Intercom Excl.
Alarm Excl.
Transportation 1 Lift
Exclusions – FF&Es
Loose furniture
Artworks
Signage
Beds & Mattresses
Bedside tables
Coffee table and kettle
Office table and chairs
Manchester and curtains
Utensils
Fridges / Microwaves
Washing Machine / Dryers
Heaters
1/05/2018
1
BUILDING EXTERIOR
External walls Refer to architectural drawings

Windows and sliding doors Powder coat / aluminum framed
Handrails / balustrades Powder coated metal
Roof Refer to architectural drawings
Individual Garage Doors N/A
Main Garage Door Overhead / automatic
Letterboxes Powder coated classic

1/05/2018
2
Appendix D
Reduced Architectural Drawings
Copyright URBAN LINK PTY LTD ©
Notes
CONTRACTOR MUST VARIFY ALL DIMENSIONS ON SITE BEFORE
COMMENCING WORK OR PREPARING SHOP DRAWINGS.
DO NOT SCALE DRAWINGS.
12 10 9 8 7 6 5 4 3 2 1
8,199
2,120 22,500 1:8 1:4 1:8 1:20

2.0m 6.0m 2.0m 6.0m
CP 10 MOTOCYCLE
C C
W/ 09 MOTOCYCLES 10,400
09 BIKES
5,800
1
2
3
4
5
6
7
8
9
10
11
1 DISABLE
1,000 7,200 300 7,200 700 2,700 2,400 2,400 300 7,200 300 3,725
BOLLARD STORAGE
LIFT
SHARED
B SPACE BICYCLE B
RACK
A A
12 10 9 8 7 6 5 4 3 2 1
BASEMENT 1:100
A PRELIMINARY 10.02.17
Rev Description Date App'd

Project
3 HOMEBUSH RD STRATHFIELD
BOARDING HOUSE
3 HOMEBUSH ROAD
STRATHFIELD NSW 2135
Business Address: Level 10, 11-15 Deane Street, Burwood NSW 2134
Postal Address: PO BOX 2223 Burwood North NSW 2134
Phone Number: +61 29745 2014
Drawing Title
BASEMENT 01
Date of Issue Checked Approved

18/04/2018 JE TJ
Scale
AS SHOWN
@A1 Sheet Size 50mm on original
Project Number Drawing Number Revision

2017 - 020 DA2001_A
Status
PRELIMINARY
2017-020 3 Homebush Road, Strathfield - 180410(B).plnU:\Data\2017 Jobs\2017-020 3 Homebush Road, Strathfield\A Architectural\A.10 CAD\2017-020 3
Homebush Road, Strathfield - 180410(B).pln18/04/20184:04 PM
Notes
12 10 9 8 7 6 5 4 3 2 1
7,580 3,800 3,800 4,200 2,525 3,800 3,800 3,800 3,800 3,800 6,697
3,000
3,000
3,000
3,000
3,000
3,000
3,000
3,000
13 m2
POS POS POS POS POS 22 m2 POS POS POS1:8 1:4 1:8 1:20
PROPOSED
12 m2 12 m2 12 m2 12 m2 2.0m 6.0m 2.0m 6.0m DRIVEWAY
12 m2 12 m2
C C
6,726
901
1,035
24 m2 24 m2 24 m2
F
DOUBLE DOUBLE
DOUBLE
1
2
3
4
5
6
7
8
9
10
11
BIN
GF.04 GF.06 DOUBLE

GF.03 21 m2 GF.07
1,530
4,500
X1.02 17 m2 18 m2
COS 22 m2 18 m2 18 m2 GF.07
W / DR
DOUBLE GF.05 21 m2
1,035
8
9,000 7,200
7,200
22 m2 19 m2 DOUBLE DOUBLE
F
7 9
W / DR
ROBE
9,000
9,000
9,000
9,000
6 10
COMMON
5 11
17 x 180 = 3,060
4 12
LOUNGE 3 13
3,524
27 m2
F
F
2 14
1,550
2 LIFT
1 15
GF.07
26 m 16
26 m2
STORE
18 m2
29 m2
4,500
W / DR
W / DR
W / DR
W / DR
W / DR
BIN
W / DR F
B B
2
27 m 820c GF 13,400
1,800
1,800
207 m2 820c
MAILBOXES
A A
2,997
2,997
3,000
2,997
3,000
3,000
3,000
BIN AREA
4,000 6,000 2,500 3,800 3,800 3,800 3,800 3,800 3,770 2,530 7,025 16,831 9,806
12 10 9 8 7 6 5 4 3 2 1
Rev Description Date App'd

Project
BOARDING HOUSE
3 HOMEBUSH ROAD
GROUND FLOOR 1:100
Phone Number: +61 29745 2014
Drawing Title
GROUND FLOOR PLAN

18/04/2018 JE TJ
Scale
AS SHOWN

2017 - 020 DA2003_A
Status
PRELIMINARY
Notes
12 10 9 8 7 6 5 4 3 2 1
3,000
3,000
3,000
3,000
3,000
PRIVACY SCREENS PRIVACY SCREENS
C C
1,035
F
24 m2 24 m2 21 m2 24 m2 24 m2 2 m2
DOUBLE BIN DOUBLE 22 m2
X1.04 X1.06 X1.07 X1.09
1,530
X1.02 X1.03 17 m2
22 m2 18 m2 18 m2 18 m2 X1.08 18 m2
X1.05
W / DR
W / DR
16 m2
1,035
19 m2
8
7,200
X1.01 DOUBLE DOUBLE DOUBLE DOUBLE 24 m2

F
7 9
21 m2 W / DR DOUBLE
ROBE
9,000
9,000
9,000
9,000
BIN 6 10
5 11
17 x 180 = 3,060
19 m2
4 12
F
3 13
STORE
F
2 14
1,550
1 15
LIFT 16
X1.10
DOUBLE 29 m2
24 m2
W / DR
W / DR
W / DR
W / DR
W / DR
B B
27 m 2
L1-3
1,800
253 m2
BIN
BIN
F STORE ROBE W / DR W / DR F
A A
2,997
2,997
2,997
3,000
3,000
12 10 9 8 7 6 5 4 3 2 1
LEVEL 01 1:100 Rev Description Date App'd
Project
BOARDING HOUSE
3 HOMEBUSH ROAD
Phone Number: +61 29745 2014
Drawing Title
LEVEL 01

18/04/2018 JE TJ
Scale
AS SHOWN

2017 - 020 DA2004_A
Status
PRELIMINARY
Notes
#DrgID
#LayID
#DrgID
#LayID
#LayID
#DrgID
DA3002
DA3002
12 10 9 8 7 6 5 4 3 2 1
1
1
DA3001 DA3001
1 1
3,000
3,000
3,000
3,000
3,000
DA4001 DA4001
1 1

C C
1,035
F
24 m2 24 m2 24 m2 2 m2
24 m2
DOUBLE BIN 24 m2
#DrgID #DrgID
X1.04 X1.06 X1.07 X1.09
1,530
#LayID #LayID
X1.02 X1.03 17 m2
22 m2 18 m2 18 m2 18 m2 X1.08 18 m2
X1.05 21 m2
W / DR
W / DR
18 m2
1,035
19 m2
8
7,200
X1.01 24 m2
F
7 9
21 m2 W / DR
ROBE
9,000
9,000
9,000
9,000
6 10
5 11
1
17 x 180 = 3,060
19 m2
4 12
3 13
F DA4001
STORE
F
2 14
1,550
1 15
16
X1.10
DOUBLE 29 m2
24 m2
W / DR
W / DR
W / DR
W / DR
W / DR
B B
L1-3
#LayID
#DrgID
2
27 m
1,800
254 m2
BIN
BIN
F STORE ROBE W / DR W / DR F
A A
#LayID
#DrgID
2,997
2,997
2,997
3,000
3,000
12 10 9 8 7 6 5 4 3 2 1
DA3002
DA3002
1 1
1
1
DA3001 DA3001
#LayID
#DrgID
Project
BOARDING HOUSE
3 HOMEBUSH ROAD
Phone Number: +61 29745 2014
Drawing Title
LEVEL 02

18/04/2018 JE TJ
Scale
AS SHOWN

2017 - 020 DA2005_A
Status
PRELIMINARY
Notes
#DrgID
#LayID
#DrgID
#LayID
#LayID
#DrgID
DA3002
DA3002
12 10 9 8 7 6 5 4 3 2 1
1
1
DA3001 DA3001
1 1
3,000
3,000
3,000
3,000
3,000
DA4001 DA4001
1 1

C C
BIN
BIN
W / DR F F F
2 m2
BIN
24 m2 F
DOUBLE
#DrgID #DrgID
W / DR
X1.02
#LayID
X1.09 #LayID
30 m2 27 m2 18 m2
STORE
2
29 m X1.05
W / DR
W / DR
W / DR
18 m2
8
F
W / DR
X1.05 X1.05
7,200
W / DR
BIN 7 9
24 m2
DOUBLE
DOUBLE BIN 23 m2 22 m2
X1.01 STORE DOUBLE
ROBE
ROBE
ROBE
9,000
9,000
9,000
9,000
STORE
6 10
DOUBLE DOUBLE DOUBLE
16 m2 22 m2 5 11
1
17 x 180 = 3,060
21 m2
4 12
ROBE
3 13 STORE STORE F DA4001
F 2 14
1 15
16
X1.10
25 m2
B DOUBLE B
24 m2 L1-3
#LayID
#DrgID
1,800
250 m2
BIN
W / DR F
A A
#LayID
#DrgID
STORE
2,997
2,997
2,997
3,000
3,000
12 10 9 8 7 6 5 4 3 2 1
DA3002
DA3002
1 1
1
1
DA3001 DA3001
#LayID
#DrgID
Project
BOARDING HOUSE
3 HOMEBUSH ROAD
Phone Number: +61 29745 2014
Drawing Title
LEVEL 03

18/04/2018 JE TJ
Scale
AS SHOWN

2017 - 020 DA2005_A
Status
PRELIMINARY

QS Report Example 6

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QS Report Example 6

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QUANTITY SURVEY REPORT

Not for Bank Use

Source: Google Maps

Project: Proposed Boarding House Development

Applicant: Urban Link Pty Ltd

Builder: Developer Managed

Report Date: 1 May 2017

Appendix A Council Schedule

Construction Consultants (QS)

2. Brief Development Description

The proposed development consists of:

• Ten (10) x Car Parking Spaces within a single basement level;

3. Construction Cost Estimate

Description Amount ($)

Construction Consultants (QS)

F.E.C.A* U.C.A** G.F.A***

Construction Consultants (QS)

Finishes may be considered of Standard commercial quality, as described in the attached

Please refer to Appendix D for a reduced copy of part of these drawings.

Our Cost Estimate does not include the following:

Construction Consultants (QS)

- Reinforced concrete soldier piles / shotcrete to basement shoring;

- Further Geotechnical investigation;

Report and estimate prepared by

Michael M. Dakhoul B. Build (Hons. 1) AAIQS MAIB MCIOB ICECA

Construction Consultants (QS)

Code Item % Cost ($) / m2 Total Cost ($)

TS Transportation Services (Lifts, Escalators and the like) 2.98 62 107,666

Construction Consultants (QS)

ASSUMED SCHEDULE OF FINISHES

Internal finishes and Fittings

External walls Refer to architectural drawings

Construction Consultants (QS)

2,120 22,500 1:8 1:4 1:8 1:20

Rev Description Date App'd

Date of Issue Checked Approved

Project Number Drawing Number Revision

GF.04 GF.06 DOUBLE

Rev Description Date App'd

GROUND FLOOR PLAN

Date of Issue Checked Approved

Project Number Drawing Number Revision

X1.01 DOUBLE DOUBLE DOUBLE DOUBLE 24 m2

Date of Issue Checked Approved

Project Number Drawing Number Revision

PRIVACY SCREENS PRIVACY SCREENS

Date of Issue Checked Approved

Project Number Drawing Number Revision

PRIVACY SCREENS PRIVACY SCREENS

Date of Issue Checked Approved

Project Number Drawing Number Revision

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F.E.C.A* U.C.A G.F.A*