CCE 4003: Introduction to the Construction Industry

Summer 2016

“Take-Home” Assignment
Intro

Assemblies estimating, also called systems estimating, involve examining and costing the many
different systems that make up a project. An assemblies estimate is best accomplished concurrently with
the design phase of a project, since the cost information provided by the estimate can help guide the
design. This is the base information for value engineering since the owner and designer are able to see
the true cost of design decisions and are able to make these decisions early enough in design for
implementation.
In a ROM (Rough Order of Magnitude) estimate, a gross unit such as the number of hospital beds
is used; in a square foot estimate, the estimator works with the overall project area. In an assemblies
estimate, the estimator uses more detailed information such as the bay size, square feet of partition wall,
number of plumbing fixtures, or square feet of carpet. Because the units are smaller, the estimate
becomes more flexible and accurate but requires more designer input and takes longer to prepare. The
first system estimates are accomplished during the schematic design stage and generally take a day or
longer, providing accuracy in the ±10% range.

What is an Assembly?

An assembly is a grouping of different construction components that work together to create a

workable unit. Example: in a partition wall, drywall is used on each side with metal or wood studs as the
supporting structure. The partition may or may not be insulated and the drywall is taped and finished.
Instead of estimating each component separately, the estimator can calculate the cost per square foot
(labor, material, and equipment) for the entire system and then multiply that by the total square footage of
partitions in the building. Assemblies can be created for all the building systems used in a building and
when combined form an estimating model for the project.

Approach

An estimator making an assemblies estimate begins by learning as much as possible

about the size, occupancy requirements, site, building configuration, and cost and quality
limitations. The estimator should obtain the latest drawing and specification information as well
as information about the proposed site.
Assemblies estimates for building projects are prepared utilizing the uniformat II method
of classification (figure 1). The uniformat II classification facilitates the systematic comparison
of major building elements.
The assemblies estimate starts with uniformat II division A, substructure, and works
through division G, Building Site Work.
 Figure 1: Estimates can be organized to follow either the masterformat or uniformat II methods

Division A: Substructure

Division A covers footings and foundations, special foundations, the supporting

excavation, and the slab on grades.

Division B: Shell

 Division B, Shell, is made up of three subsections:

o B10, Superstructure
o B20, Exterior Closure
o B30, Roofing
 B20: Exterior Closure

Subsection B20 covers the exterior "skin" of the building. Doors,

windows, window frames, and wall systems are included within this division (Figure 6.10). The
visual appearance of the building is determined by the choices that arc made at this time. The
architect or owner may demand the usc of certain ardutectural clements or a certain look tltat
needs to be provided in the project.
Window, door, and wall system selections also affect the thermal characteristics of the
building. Elements witlt greater tltermal characteristics (i.e., a larger "R value") contribute to
lower heating and cooling costs over tltc life of the building.
Zoning requirements should be checked as well as local building codes to determine the
natural light requirements for the project.

B30: Roofing

Subsection B30 includes the costs associated with the roofing membrane, insulation,
flashing, gutters, downspouts, gravel stops and hatches, and skylights.
On sloped roofs, 3” per foot or greater, metal roofing, shingles, or tiles may be used.
Metal roofs are generally made of preformed, usually corrugated, sheets of varying lengths that
are nailed or screwed into place.
Flashing needs to be figured in where penetrations occur in the membrane such as around
chimneys, skylights, roof hatches, roof drains, plumbing stacks, or where other discontinuities
occur.
Insulation can be of either a rigid or nonrigid material. The estimator and designer must
weigh the long-term energy benefits of higher “R value” insulation against the higher initial cost.

Division C: Interior Construction

Interior doors; partitions; wall, ceiling, and floor finishes; and stairs are included within
division C.
Figure 1 below can be used to approximate the linear footage of required partitions.
Stairs are estimated by the flight, defined as a set of stairs running from finish floor to
finish floor.
 Figure 2: Partition/ Door Guidelines

Division D: Services
 Division D is made up of five subsections:
 D10, Conveying Systems
 D20, Plumbing
 D30, Heating, Ventilating, and Air Conditioning
 D40, Fire Protection
 D50, Electrical
In a commercial office building, Services (Division D) represents over 40% of the project cost,
making it the most expensive system.

D10: Conveying Systems

Elevators, escalators, conveyors, hoists, cranes, and dumbwaiters are included in

subsection D10. These items are costly, are specialized in nature, and may require the input of a
consultant or manufacturer.
This section focuses on the process involved in estimating the elevators included in the
example building. Since an elevator is like a subway system running vertically, the size and
number of elevators is dependent on the building’s use and population.

D20: Plumbing

The plumbing assembly includes, piping, fixtures, valves, meters, and equipment
necessary to support all sanitary, water, storm, and gas systems.
The plumbing assembly, like the elevator system, is sized and prices as a factor of use
and building population.

Figure 3: determining elevator capacity required for different building types during peak periods

D30: Heating, Ventilating, and Air Conditioning

 The HVAC system includes all pipes, valves, ducts, boilers, furnaces, radiators, fans,
coils, and equipment required to heat, cool, and ventilate the building.
The detailed design and estimate of these systems will consider the exact configuration
and thermal characteristics of the facility.
At the systems estimating level, first determine whether the building will be heated and
cooled or just heated.
If the building requires both heating and cooling, the appropriate-size system is computed by
using the table below.

Figure 4: Table for approximating a building’s cooling load

D40: Fire Protection

The occupants must be allowed to either exit safely or, in the case of a high-ride, take
refuge. Surrounding buildings must be protected so that a fire does not spread. State and local
building codes have been created to address some of these issues. Building codes define the
minimum number of acceptable exits and the maximum distance that occupants can be from
them. Codes also specify the minimum fire ratings for doors, windows, and walls to provide safe
refuge within a building.

Standpipes can also be equipped with a hose to allow occupants to fight a fire until the fire
department arrives. Standpipes are typically summarized by class as follows:

 Class 1: For use by fire department personnel only (2 ½“ hose connection)

 Class 2: Fir general use of building occupants (1 ½“ hose connection)
 Class 3: For use by both fire department personnel and building occupants (1 ½“ 2 ½“
hose connections)

D50: Electrical
 The ability to estimate electrical costs by assembly is beneficial, since the electrical
components for a facility are a major investment and a specialized field. The estimate includes
all building lighting, receptacles, and switches. The electrical estimating process needs to
consider the electrical loads for the facility, the type of facility, the distance of available power,
and the voltage available from the utility company.
Two approaches can be followed to estimate the electrical costs. One method is to
determine the electrical needs for the building and the available voltage, then to select and price
the required electrical components. The table below can be used for approximating power needs
for different building types.

Figure 5: Table for approx electrical load

A second method utilized the table in figure 6. This estimating method is faster than the
assembly approach, but it does not allow for individual fixture selection or take into account
utility company voltage availability.

Division E: Equipment and Furnishings

This division addresses the cost of providing the specialty items that would be placed in
the completed structure. Some equipment items would be kitchen equipment such as
commercial ovens, dishwashing equipment, or refrigerators.

Division F: Special Construction and Demolition

Most of the items in this division are usually estimated, purchased, and supplied as a
single unit by one or more subcontractors. Examples of items that would be found in this
division include air-supported structures, clean rooms, pre-engineered structures such as a
control tower, and lead paint abatement.

Division G: Site Work

The site work division covers clearing and excavation of the site, construction of
underground utilities, paving and landscaping.
Site work begins with the clearing and grubbing of the site and the excavation for the
foundation. If demolition work is necessary, it is added here. Sheeting, drilling and blasting,
equipment mobilization, and dewatering are included if necessary. The cost of all manholes and
their installation is included in division G as well.

Division H: General Conditions

General conditions include the costs to administer and run the field office. Every
estimate needs to cover the “hard” costs – labor, material, and equipment – as well as the “soft”
costs, which include the administrative costs to run both the home and field offices.
In assemblies estimating, general conditions are typically calculated last, since the actual
costs to the contractor are a factor of the amount of work that is being self-performed.
Typical general condition items include fencing, sanitary facilities, signage, and
temporary offices.

Compilation and Adjustment

Once each of the major elements of the project has been quantified and priced by its
major assemblies, the project is summarized as illustrated in Figure 6 below.
Figure 6: Complete cost summary, Divisions A-H, costs are tabulated and extended to cover tax,
overhead, profit, architect/engineer fee, and contingency

As shown in figure 6, the project can be adjusted for location as well as time. Project
contingency is added in at the end to allow some room for adjustment in owner scope.

Presentation
 An assemblies estimate might be done several times throughout the course of the design
and should be considered an integral part of the design process. The schematic estimate is a
complete assemblies estimate, whereas the design development estimate includes some
assemblies pricing combined with some unit pricing.
It is important in the estimate to highlight the design elements that are generating the
greatest project cost, particularly work items that have some degree of flexibility as to owner
choice. In some cases, it may make sense to select more expensive options such as an upgraded
mechanical system that has a longer life or may operate at a lower cost and provide a reasonable
payback period.
The key, however, is to get an accurate, early budget for the project, verifying that the
design is within the owner’s budget. If the design exceeds the owner’s budget, design
alternatives may be investigates, the scope of the project reduced, or additional funding pursued.
The earlier and more accurate the estimate, the greater will be the opportunity for such decisions
to be made.