ECONOMICS
analysis / facts / forecast
COST MODEL OFFICE REFURBISHMENT
A slowdown in the office market combined with an increasingly prominent sustainability agenda is
creating opportunities for refurbishment specialists. Simon Rawlinson and Max Wilkes of Davis
Langdon discuss how to maximise a building’s value with a well-targeted refurbishment programme
01 / INTRODUCTION
Commercial development is
concerned with optimising the
capital value of property assets.
Development is a high-risk
business, involving a large
investments, long project
durations and a highly cyclical
pattern of supply and demand.
Total redevelopment is usually
the preferred option in a rising
market, as this makes the best
use of a site and provides a
product tailored to market
expectations. However, for some
projects, either timing or site
constraints such as historic
building status or the existing
planning consent can mean that a
refurbishment provides a better
balance of risk and return.
Even in an office market as
uncertain as the present one,
tenants still need space. In
responding to this, refurbishment
projects have several advantages
over new build. These include:
 Speed to market Simplified
planning, reduced demolition and
the ability to reuse elements of
the existing building can provide
considerable programme
advantages.
 Cash flow and tenant
retention Many city-centre
schemes mix office, retail and
sometimes residential uses, each
with different lease terms.
Refurbishment options often
allow retail to be retained while
upper floor space is reconfigured.
 Cost Avoidance of total
demolition and the
reconstruction of major elements
of the building fabric should
result in capital cost savings of at
least 20%, even on major projects.
 Retention of the value drivers
of the original building These
may include permitted
20.06.2008 BUILDING MAGAZINE
development density and
massing, parking allocations and,
with older buildings, style and
character. Refurbishment
The interior of the Unilever House in central London, complete with this striking
atrium. Opposite: The exterior. The architect was Kohn Pedersen Fox
consents can also be obtained
without an additional section 106
requirement for housing
contributions and the like.
 Sustainability The reuse of the
building fabric and
improvements to the building’s
performance in use mean that the
overall environmental impact of a
refurbishment is likely to be
lower than for a new-build.
High-profile refurbishment
schemes in London, such as
125 Broad Street and 55 Baker
Street, as well as projects in all
major cities, show how reuse
options continue to make
financial sense.
In summary, the timing of lease
expiries and the evolving needs of
tenants mean that there will
always be a demand for
attractive, efficient space, even in
a downturn. With the introduction
of energy performance
certificates from 2008 onwards,
occupiers are expected to become
even more aware of their energy
consumption, prompting further
investment in existing buildings
to maintain their value.
Refurbishment options involve
uncertainty but overall carry a
smaller development risk, which
can be mitigated further by
varying the scope of the
refurbishment investment in
response to market demand. For
developers, consultants and
contractors with the skills,
uncertain market conditions will
create further opportunities to
deliver value-adding solutions.
This cost model is concerned
with large projects that involve
the reconfiguration and extension
of floorplates and services to
provide the highest standard of
accommodation. Many of the
issues raised, however, also
apply to smaller-scale
refurbishments.
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02 / KEY ISSUES

Refurbishment projects face the
twin challenges of delivering
space that meets the expectations
of the letting market while
responding to the opportunities
of the building. The utility and
value of most buildings decline
as their systems and fabric age.
Changing ways of working, which
are based on higher occupational
densities and which demand
reconfigured floorplates and
enhanced environmental control,
further accelerate obsolescence.
The scope of a refurbishment
will largely determine the degree
of value uplift that can be
achieved and the extent to which
a building’s life can be extended.
Although the potential of a
building may be easy to see,
getting the right outcome
requires a combination of
creativity, experience and graft.
The actual scope of work will be
determined by a number of
factors, including:
 A building’s location, and as a
result, its potential for rental
uplift
 Its layout and potential for
extension or floorplate
optimisation
 The benefits of scale and
massing based on the original
planning consent relative to
new-build options
 Architectural features that
differentiate the building from a
new-build offering
 The physical constraints that
limit the extent to which the
client’s vision can be delivered.
For buildings offering limited
potential for sustained uplift in
value, a small refurbishment
might provide an opportunity to
enhance rental income ahead of a
comprehensive redevelopment. A
more extensive refurbishment
will close off the opportunity for
redevelopment for more than
15 years, so a developer should
evaluate its options. The options
available are minor, medium and
major refurbishment.
Minor refurbishment
The object of a minor
refurbishment is to extend
economic life by about five years.
Investment is usually focused on
common areas and involves
essential repairs only.
Increasingly stringent Building
Regulations discourage anything
but minimal improvements to
building services owing to
requirements for “consequential
improvements”.
Medium refurbishment
Medium refurbishment projects
generally have an investment
timeframe of 15 years. They
usually involve a full update of
the existing building services and
finishes but stop short of major
structural alterations. Since the
introduction of Part L 2006, the
work will probably involve some
improvements to fabric
performance such as window
films or secondary glazing.
Structural changes will be limited
to the formation of new service
risers and the remodelling of
reception areas and the like.
Major refurbishment
Major refurbishments aim to
deliver top-grade space while
maintaining the building’s
advantages, such as a beneficial
planning consent or a distinctive
facade. Where there are
opportunities to improve aspects
of performance, a building's
future value and usefulness can
be improved. Constraints
imposed by the structure or
building fabric may limit the
scope of a major refurbishment,
where the aim must be to secure
levels of performance equivalent
to new build.
A comprehensive development
behind retained facades might
also be considered as an
alternative to a refurbishment
proposal, and may deliver higher
value, particularly if the building
has listed status.

03 / MAXIMISING A BUILDING’S POTENTIAL

Organisations change much faster than their
buildings. As well as providing the
opportunity to free up space and to provide
an up-to-date environment, a refurbishment
should focus on producing flexible workspace
on floorplates that suit modern approaches to
team-based, open-plan office work. With
refurbishment, the challenge for the
developer’s team is to overcome the effects of
building-related constraint while making the
most of a building’s qualities both internally
and externally.
For major refurbishment projects, the need
to reconfigure floor space to provide
relatively column-free floorplates, typically
with a depth of 15-18m is likely to require
major structural alterations. However, the
combined benefits of rental uplift for
better-quality space and an increase in
lettable floor area can, given the right
location, make these schemes particularly
valuable to investors.
Depending on the age of the building, the
scope of alterations can comprise:
 Insertion of a new framed structure to
replace load-bearing masonry, opening up
floors and increasing usable floor area. A lot
of space can be freed up in older buildings
through this form of alteration, which should
also improve the daylighting of internal
spaces. This work involves a high degree of
uncertainty and can be complex to
sequence.
 Rationalisation of vertical circulation and
service cores. The removal of circulation
space and services from the main office
floors helps to open out floorplates and can
create opportunities for new features such as
atriums that will improve circulation around
the floorplate as well as between floors. Core
rationalisation will also enable floorplates to
be configured for multiple tenancy. This
work involves major changes to a building’s
load-bearing structure.
 The infill of lightwells and courtyards.
Adding new space through infill can be a key
aspect of floorplate rationalisation but will
succeed only if the additional space is bright
and of good quality. Infill can provide space
for new cores, although an internal atrium
may need to be retained to provide
daylighting and to facilitate stack ventilation
on larger floorplates. Infill schemes may also
require a significant degree of structural
intervention if, for example, planning consent
or the continued occupation of ground-floor
spaces does not allow the insertion of new
columns.
 The extension of floorplates at the
perimeter. This option is typically adopted on
towers or shallow-plan buildings where there
is no opportunity to increase floor area by the
rationalisation of the core, and where the
facade is due to be upgraded as part of the
refurbishment. Floorplate extension has
been a big feature of projects such as
99 Bishopsgate and 125 Broad Street in the
City of London.
 Vertical extension. This might involve the
addition of new office or residential space, or
be limited to the formation of plant rooms
and plant platforms for a modern,
high-capacity building services installation.
 Alterations to facades to improve thermal
performance and daylighting. Works to
facades can be constrained by planning
issues, party walls and so on. As part of a
project to deliver modern floor space, the
priority of introducing natural daylight into a
deeper space, which contributes to lower
operational lighting costs, must be balanced
against the need to provide a high degree of
thermal performance under the Building
Regulations.

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04 / BUILDABILITY AND RISK MANAGEMENT

Dealing with an existing building
introduces many sources of
uncertainty affecting the scope of the
work, cost and programme. Every
project is different, but the main
sources of risk include:
 Availability of details of the original
design and construction, including the
presence of unrecorded alterations
 Condition of the building, together
with uncertainty about the quality of
the original construction and the
effects of settlement, wear and tear
 Predictability of the effects of
demolition, alteration and temporary
works on the progress of the works
and on the retained fabric
 Limits on the ability to complete
investigation works ahead of
possession of the site, together with
the need for the project team to be
able to respond quickly to discovery
items during the construction process
 The resolution of issues with
neighbouring buildings such as party
or boundary walls.
In addition to the risks associated
with the physical fabric, refurbishment
projects may also face challenges in
relation to site occupiers – in particular,
ground-floor retail – or complex liaison
with neighbouring users. Good
management of these relationships by
the client can make a huge difference
in securing co-operation.
There are also heightened general
safety risks in working on existing
buildings.
For contractors, the ability to plan
and sequence a construction
programme that balances
safety and stability with buildability
and speed of construction is a critical
skill – particularly as the chosen
method may have to be adapted to
take account of changes in response
to existing conditions. Ideally, the
working method is developed with the
input of the structural engineer.
Other key planning and management
issues include the scale of temporary
works and the amount of protection
required, the logistics of working
within the existing structure and the
varied workface conditions that need
to be taken into account when
preparing method statements and
short-term programmes.
A characteristic of refurbishment is
that if risk situations such as
structural weakness or the
unexpected presence of asbestos
appear, they must be dealt with. Risk
avoidance is not usually an option.
The best mitigation options involve
thorough investigation
as part of a condition-based design
process, well-defined responsibilities
for risks and quick responses by all
members of the team in
seeking proven solutions to problems.
Realistic clients can make a great
contribution to driving a project
forward, recognising that it may not
be possible to achieve the levels of
certainty of a new-build scheme, while
being prepared to support the
project team with prompt
decision-making and additional
resources when necessary.
In order to minimise the impact of
unexpected, yet inevitable, events,
clients can help by appointing settled
project teams which are capable of
responding decisively to change. In
refurbishment, approach and attitude
in adversity are as important as
technical capacity.

05 / INDICATIVE COSTS

The costs of refurbishment are driven by the

design and condition of the building,
constraints on the design and construction
solutions adopted, and construction, as well
as by the scope of work required to meet the
project objectives. All projects are unique,
and as a result, cost ranges are much
broader than for new build. Furthermore,
substantial allowances for additional costs
associated with design development and risk
should ideally be retained in project budgets
until a late stage in the programme, to take
into account the potential for further
changes in scope based on better knowledge
of the building.

Extent of refurbishment Indicative cost

(£/m2 gifa)
Minor refurbishment 300–825
Medium refurbishment 825–1,450
Major refurbishment* 1,450–2,100-plus
*includes category A fit-out.
Costs current at 2Q08 for central London location

Unilever’s new circulation spaces maximise daylighting

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06 / BUILDING SERVICES AND SUSTAINABILITY ISSUES
Offices at 180 Portland Street by Great Portland Estates cover 80,000ft2 on five floors. Below right: Unilever’s office space has good access to sunlight
The installation of modern
building services is essential to
successful refurbishment –
particularly on schemes where
there are limits to the extent to
which the thermal performance
of the envelope can be improved.
High-quality services will ensure
that the building can compete on
equal terms with new space,
while delivering improvements
over the original system in terms
of efficiency, emissions and
running costs.
Increasingly stringent
requirements under the Building
Regulations have amplified the
challenges for major
refurbishment projects, which
are required to provide a level of
performance and carbon
emissions reduction equivalent
to new-build space. Although the
refurbishment of older buildings
can sometimes obtain waivers
from the Building Regulations
on grounds of practicality, the
introduction of the energy
20.06.2008 BUILDING MAGAZINE
performance certificates means
that these buildings may be less
attractive to tenants than other,
more efficient refurbishments.
The challenges that building
services engineers are required
to address on a refurbishment
scheme include:
 Upgrading the performance of
the building fabric to provide
improved thermal insulation,
reduced air infiltration and
control of glare, while
optimising the use of natural
light in office space. Many older
buildings have only a low
proportion of glazing, which
reduces the need for measures
such as solar-control louvres.
 Providing fresh air supply and
cooling to meet modern office
standards. Limited availability
of riser space for ducts may
require alternative approaches
to providing fresh air.
 Resolution of physical
constraints related to slab-to-
slab and floor-to-ceiling heights,
riser capacity, plant-room space,
limits on floor or ceiling loads,
and so on.
 Practicality of distributing air
ducts and wet services across
office floors.
 Availability and size of floor
and ceiling voids for services
distribution.
Engineers have a wide range of
available options, ranging from
all air displacement systems
based on central air treatment,
to active systems such as fan
coil units or a below-floor Hiross
unit, to static cooling
installations based on chilled
ceilings or higher-capacity
chilled beams.
Displacement systems are
popular as they provide clients
with the opportunity to specify
uninterrupted ceilings – which
can be an attractive and
cost-effective feature in an
existing building. The final
system selection will have
implications for the building’s
potential intensity of use and
the stability of specified comfort
conditions.
The use of displacement
ventilation with static cooling,
together with high-efficiency
boilers and chillers, can make a
big contribution to reducing
in-use carbon emissions. Other
measures include high-efficiency
luminaires with daylight
dimming control, together with
the use of simple ventilation
ductwork routes designed to
minimise pressure drops.
Another area where
refurbishment can score is the
minimisation of demolition
waste and embodied carbon
emissions through the reuse of
elements of the existing
building. Sorting of demolition
waste also reduces impacts.
Major refurbishments can save
in the region of 30-40% of their
embodied carbon footprint
against a comparable new-build
scheme.
 economics / cost model / 77

07 / COST MODEL

The cost breakdown is based on the major the creation of fully Location factors
refurbishment of a five-storey, city-centre building, open-plan, grade A office floors, specified to The cost breakdown should be adjusted by the
originally built as apartments, with retained modern standards, with raised floors and an following location factors for schemes in regions
ground-floor retail and leisure tenants. The scope underfloor Hiross air-conditioning system. The outside central London:
of the work is focused on structural alterations. works also include the upgrading of external walls
The building, dating from the early 20th century, and windows to improve performance, Inner London 1.00
was constructed in load-bearing masonry, construction of a large, roof-level plant platform, Outer London 0.94
arranged around internal light wells. The cellular and the creation of a distinctive, high-quality South-east England 0.92
office space was heavily interrupted by cores, reception space. South-west England 0.88
chimneys and load-bearing cross-walls. The rates in the breakdown are related East Midlands 0.85
Demolitions, alterations and structural works are to a competitively tendered lump-sum design-and- West Midlands 0.85
very extensive, but little work is needed to upgrade build contract with contractor’s designed portions. East Anglia 0.88
the external facade. Rates relate to the second quarter of 2008, based Yorkshire and Humberside 0.88
The scope of the refurbishment includes the on a central London location. Demolitions are North-west England 0.83
insertion of a new load-bearing frame and included, as are the costs of variations related to Northern England 0.91
construction of new cores in existing lightwells. the building fabric. External works, tenant fit-out, Scotland 0.92
The removal of the load-bearing structure enables professional fees and VAT are excluded. Wales 0.87
Northern Ireland 0.69

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A / COST BREAKDOWN – SHELL AND CORE

£ £/m2 GIFA % £ £/m2 GIFA %

Demolition and alterations 3,163,300 265.82 17.57 Secondary glazing to existing windows, including blinds: 1,000m2 @ £190
Allowance for strip-out: item @ £500,000 Allowance for renovations to existing windows and glazed doors, including
Allowance for general demolition works, services strip-out, asbestos removal, replacement ironmongery: item @ £250,000
temporary propping: item @ £560,000 Plant area louvres: 560m2 @ £300
Alterations to existing lightwell walls, including blocking up and enlarging existing Allowance for temporary hoardings to retail units, 4m high: 480m2 @ £40
openings, work to windows, etc: item @ £340,000
Breaking out local areas of existing load-bearing masonry, temporary support, Internal walls and partitions 82,900 6.97 0.46
forming new padstones, disposal: item @ £100,000 Reinforced concrete walls to lift pit, 100mm-thick: 28m2 @ £120
Demolish load-bearing walls and chimneys and adjacent upper-floor structure, 150mm-thick blockwork walls: 930m2 @ £50
temporary support, padstones, new steel structure: item @ £600,000 Additional masonry in core walls and infill to voids: item @ £33,000
Propping load-bearing wall structure to allow insertion of structural steel: item @
£150,000 Internal doors 285,800 24.02 1.59
Demolish existing non-load-bearing walls, disposal: 1,860m2 @ £35 MDF-faced non-fire-rated doors, ironmongery (average rate per leaf): 175 nr @
Break out floor slabs in isolated areas: 1,035m2 @ £120 £850
Localised breaking out of slabs to insert structural steel: 800 nr @ £340 Laminated-faced, 30-minute fire-rated doors, ironmongery (average rate per leaf):
Infill existing slabs where structure removed: 1,600m2 @ £260 70 nr @ £1,100
Alterations to pavement lights to form ventilation openings, waterproofing: Glass doors, 30-minute fire-rated doors, ironmongery, single-leaf only: 20 nr @
item @ £36,000 £3,000

Substructure 257,900 21.67 1.43 Wall finishes 529,600 44.50 2.44

Alterations to drainage: item @ £65,000 Reception finishes, stone cladding and timber panels: item @ £140,000
Underpinning existing structure: item @ £80,000 Lobby finishes, timber panels: 90m2 @ £400
New core foundations, including breaking through existing slabs, excavation, Plasterboard lining to existing perimeter walls and window reveals, skim coat:
disposal, 1,000mm-deep reinforced concrete raft foundation: 170m2 @ £570 6,400m2 @ £30
New basement slab to cores, 150mm thick: 200m2 @ £80 Column casings; skim coat: 1,000m2 @ £60
Emulsion paint to existing perimeter walls, lightwell walls, columns: 7,400m2 @ £4
Frame and upper floors 3,053,400 256.59 16.96 Dust sealer to basement and ground-floor walls: 2,000m2 @ £6
Structural steelwork generally; UB and UC sections, erection, fire protection: Allowances for enhanced finishes: item @ £60,000
470t @ £2,500
Extra over for erection within existing structure, including connection details, Floor finishes 138,800 11.66 0.77
splicing, etc: 470t @ £2,000 Stone and composite floor tiling, average rate: 280m2 @ £200
130mm-thick reinforced concrete slab on permanent formwork, including Extra for lightweight concrete infill: 100m2 @ £300
reinforcement as infill to stair cores and lightwells: 1,090m2 @ £110 Rubber and vinyl tiles including skirtings, screeds, average rate: 290m2 @ £80
Alterations to retained upper-floor structure, strengthening and sealing on both Carpet tiles including skirtings, screeds: 160m2 @ £60
sides in structural plywood: 7,350m @ £100
2
Entrance mats: item @ £10,000
Fire barriers to risers with open-mesh plant platforms: 250m2 @ £190 Allowance for floor sealers: item @ £10,000
Allowance for the testing and replacement of existing eye-bolts: item @ £36,000
Ceiling finishes 359,900 30.24 2.00
Roof 1,233,000 103.61 6.85 Plasterboard suspended ceiling: 795m2 @ £40
Allowance for repairs to existing roof: item @ £340,000 2 layers of plasterboard as ceiling lining: 795m2 @ £40
Roof-level steelwork, erection, fire protection: 78t @ £2,000 1 layer of plasterboard ceiling to offices areas including skim coat: 7,350m2 @ £30
Insitu concrete roof slab; metal deck and insitu concrete, including upstand and Paint finish: 8,940m2 @ £4
works to existing parapet: 280m2 @ £170 Allowance for feature ceilings in landlord’s areas: item @ £40,000
Single-ply roof membrane, including insulation, paving slabs: 320m2 @ £160
Open mesh flooring to plant deck: 440m2 @ £150 Furniture and fittings 179,200 15.06 1.00
Mansard roof, including rafters, slate tiles, flashings, etc: 1,190m2 @ £280 Reception desk: item @ £35,000
Allowance for new aluminium rainwater goods; detailing to existing building: item @ Allowance for additional furniture in landlord’s areas: item @ £15,600
£125,000 Fitting out to WCs, including vanity units, towel rails etc: 31 nr @ £2,600
Sheet cladding to new lightwell: 400m2 @ £160 Signage – directory and statutory: item @ £30,000
Access ladders, latchway, stairs to platforms and galvanized roof balustrading: Fire extinguisher cabinets: item @ £18,000
item @ £50,000
Sanitary fittings 100,500 8.45 0.56
Stairs 184,000 15.46 1.02 WCs, basins and sundry fittings: 31 nr @ £2,750
Main steel internal staircases; handrails and balustrades (rate per flight): 18 nr @ Extra for fittings for disabled toilets: 11 nr @ £950
£8,000 Cleaners’ sink and taps: 6 nr @ £800
Additional stairs, balustrades and handrails: item @ £40,000
Disposal installations 123,000 10.34 0.68
External walls, windows and doors 1,177,200 98.92 6.54 Waste, soil and vent pipework: 10,250m2 @ £8
Allowance for repairs and cleaning to existing facade, including upgrade to Rainwater installation: 10,250m2 @ £4
insulation: item @ £410,000
New glazed office entrance screens: item @ £140,000 Hot and cold water installations 82,000 6.89 0.44

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A / COST BREAKDOWN - SHELL AND CORE (CONTINUED)

£ £/m2 GIFA % £ £/m2 GIFA %

Hot and cold water installation; incoming supply, localised water heaters: Fire alarm and smoke detection: 10,250m2 @ £9
10,250m2 @ £8 Intruder alarm: item @ £20,000
Disabled WC alarm system and wheelchair refuge call points: item @ £21,000
Heating air treatment and ventilation 854,800 71.83 4.75 CCTV allowance for six cameras: item @ £15,500
Modular boiler plant, plant room and riser distribution: 10,250m2 @ £28 IT containment and security wireways: item @ £68,000
Chiller, plant room and riser distribution: 10,250m2 @ £19
Air-handling unit and riser ductwork: 10,250m2 @ £32 Specialist installations 164,000 13.78 0.91
Entrance area ventilation and cooling: item @ £21,000 BMS controls: 10,250m2 @ £16
Toilet extract ventilation: item @ £24,000
Builder’s work in connection 420,000 35.29 2.33
Electrical installation 823,500 69.20 4.58 Builder’s work generally: item @ £420,000
New incoming supply: item @ £173,000
LV mains and sub-mains distribution: 10,250m2 @ £24 Preliminaries and contingencies 4,125,900 346.55 22.91
Small power to landlord’s areas: 10,250m2 @ £6 Management costs, site establishment and site supervision. Contractor’s
Electrical supplies to mechanical plant: 10,250m2 @ £8 preliminaries, overheads and profit @ 22%: item @ £3,070,000
Lighting to basement and landlord’s areas: 3,650m2 @ £40 Allowance for design reserve @ 3%: item @ £970,000
Enhanced lighting in reception and other areas: item @ £105,000 Testing and commissioning of building services installations: item @ £60,000
Allowance for capped-off supply to retail units: item @ £10,000
Total construction cost (shell and core) 18,000,000 1,512.60 100.00
Gas installations 12,000 1.01 0.20 (m2 rate based on GIFA)
Incoming gas supply: item @ £12,000

Lift installations 396,000 33.28 2.14

13-person (1,000kg) electric passenger lifts, 1.6m/s: 3 nr @ £132,000

Protective installations 38,500 3.24 0.21

Lightning protection: item @ £14,500
Earthing and bonding: item @ £24,000

Communication installations 216,800 18.22 1.21

B / COST BREAKDOWN – CATEGORY A FIT-OUT

£ £/m2 GIFA % £ £/m2 GIFA %

Floor finishes 555,100 54.16 17.59 Small power: 7,350m2 @ £6

Raised access floor: 7,525m @ £40
2

Allowance for mechanical fixing of pedestals: item @ £30,000 Communications installations 58,800 5.74 1.86
Carpet to raised access floor: 7,525m2 @ £25 Fire alarms: 7,350m2 @ £8
Hardwood skirtings, painted: 1,800m @ £20
Special installations 51,500 5.02 1.63
Furniture and fittings 30,000 2.93 0.95 BMS: 7,350m2 @ £7
Window blinds: item @ £30,000
Preliminaries and contingencies 757,000 73.85 23.92
Heating, air treatment and ventilation 1,021,700 99.68 32.28 Management costs, site establishment and site supervision; contractor’s
Low-temperature hot-water distribution to Hiross units: 7,350m2 @ £11 preliminaries, overheads and profit @ 22%: item @ £530,000
Chilled water distribution to Hiross system, condensate drain: 7,350m2 @ £20 Testing and commissioning of building services installations: item @ £25,000
Hiross under-floor air-conditioning units, return air grilles: 7,350m2 @ £108 Allowance for design reserve and construction contingency @ 7%: item @
£202,000
Electrical installation 690,900 67.40 21.83
Distribution boards: 7,350m2 @ £4 Total construction cost (cat A fit-out) 3,165,000 308.78 100%
Lighting installation and controls: 7,350m2 @ £18 (m2 rate based on GIFA)
Luminaires, emergency lighting: 7,350m2 @ £66

08 / ACKNOWLEDGEMENTS

Thanks to David Happell and Fiona Corcoran of Davis Langdon, Paul Sandilands of Lifschutz Davidson
Sandilands and Neil Smith of ISG InteriorExterior for their assistance in the preparation of this article

BUILDING MAGAZINE 20.06.2008