1、Designation: E1804 16Standard Practice forPerforming and Reporting Cost Analysis During the DesignPhase of a Project1This standard is issued under the fixed designation E1804; the number immediately following the designation indicates the year oforiginal adoption or, in the case of revision, the yea
2、r of last revision. A number in parentheses indicates the year of last reapproval. Asuperscript epsilon () indicates an editorial change since the last revision or reapproval.1. Scope1.1 This practice covers an arranged method for providingcost analysis during the design phase of a building project.
3、1.2 The use of this practice increases the level of commu-nication between the design professional, owner, and the costprofessional providing the cost consulting services.1.3 The practice establishes a structured method to supportdesign decisions.1.4 The practice provides design and cost professiona
4、ls witha framework for historically tabulating information to be usedon relevant future projects.2. Referenced Documents2.1 ASTM Standards:2E631 Terminology of Building ConstructionsE833 Terminology of Building EconomicsE1369 Guide for Selecting Techniques for Treating Uncer-tainty and Risk in the E
5、conomic Evaluation of Buildingsand Building SystemsE1557 Classification for Building Elements and RelatedSiteworkUNIFORMAT IIE2514 Practice for Presentation Format of Elemental CostEstimates, Summaries, and Analyses3. Terminology3.1 DefinitionsFor definitions of general terms related tobuilding cons
6、truction used in this practice, refer to Terminol-ogy E631; and for general terms related to building economics,refer to Terminology E833.4. Summary of Practice4.1 This practice provides an organized approach for costanalysis during the design phase of a building project. Thepractice presents the ne
7、cessary information for the designprofessional and owners to make decisions.4.2 This practice establishes a recommended procedure forformatting the final project information for its use in forecast-ing the cost of future projects.5. Significance and Use5.1 This practice increases the level of commun
8、ication,provides an organized approach to cost control during thedesign of a project, and also provides a means of identifyingextraordinary cost items and changes in assumptions betweenestimates.5.2 The users of this practice include owners, developers,contractors, cost professionals, estimators, ar
9、chitects,engineers, specification writers, quantity surveyors, and any-one charged with the responsibility of successfully managingthe design of a building and its related site work within aspecified project budget.5.3 Use this reporting format during the following:5.3.1 Contracting for design cost
10、analysis services,5.3.2 Comparing the current design costs to a previousestimate, and5.3.3 Responding to each design phase.5.4 This practice provides a tool for analyzing designoptions and examining strategies to maintain the projectbudget.6. Types of Estimates and Level of Detail6.1 Purpose of Esti
11、mate:6.1.1 The cost analysis procedure consists of providinginformation in text and estimate form at the completion of eachsignificant phase of the design process: program, schematic,design development, and construction documents. Apply thisformat for each component when the construction project isc
12、omprised of several definable building types.6.1.2 Comparisons of UNIFORMAT II estimates to a con-tractors proposal will require the estimate to be resummarizedto MasterFormat.31This practice is under the jurisdiction of ASTM Committee E06 on Perfor-mance of Buildings and is the direct responsibilit
13、y of Subcommittee E06.81 onBuilding Economics.Current edition approved Oct. 1, 2016. Published October 2016. Originallyapproved in 1996. Last previous edition approved in 2012 as E1804-12. DOI:10.1520/E1804-16.2For referenced ASTM standards, visit the ASTM website, www.astm.org, orcontact ASTM Custo
14、mer Service at serviceastm.org. For Annual Book of ASTMStandards volume information, refer to the standards Document Summary page onthe ASTM website.3Available from Construction Specifications Institute (CSI), 110 South UnionStreet, Suite 100, Alexandria, VA 22314, http:/www.csinet.org.Copyright AST
15、M International, 100 Barr Harbor Drive, PO Box C700, West Conshohocken, PA 19428-2959. United States16.2 Program Phase Estimate:6.2.1 The program/predesign estimate includes constructioncosts, construction impact fees, and construction related ex-penditures. It is prepared from the early stage of th
16、e designprocess to assemble project data in a systematic format fromestablished project criteria. The resulting report provides thebaseline criteria and costs for the design team.6.2.2 The program predesign estimate is prepared in anelemental form using UNIFORMAT II (Classification E1557and Practice
17、 E2514). Elemental analysis allows the estimate tobe prepared using basic elements, costs per square foot (meter)of gross floor area, ratios, and, where necessary, lump sumallowances. Calculate the design allowance using risk evalua-tion techniques as described in 7.7 of Guide E1369.6.3 Schematic De
18、sign Phase Estimate:6.3.1 The schematic design estimate provides for the firstcost analysis based on project specific design criteria. Preparethe estimate in UNIFORMAT II, Level 3 (Classification E1557and Practice E2514) based on preliminary floor plans, prelimi-nary specification outlines, general
19、finish schedule information,and typical structural, mechanical, and electrical information.Use building parameters in establishing the project base linecosts. When specific criteria are not yet established, use targetcosts (allowances). Target costs provide design team guidanceduring the continuatio
20、n of the design. Calculate the designallowance using risk evaluation techniques in 7.7 of GuideE1369.6.3.2 Compare the schematic design estimate to the pro-gram estimate. The comparison provides information to thedesign professional on the changes since the last estimate.6.4 Design Development Phase
21、 Estimate:6.4.1 Preparation of the design development estimate in-cludes the quantifying of key building elements. Quantities ofmaterials are calculated and multiplied by material and laborunit prices to develop the total cost for each element. Use thismethod to arrive at a total cost for each eleme
22、nt. Quantify andprice key building systems to replace the building parametersused in the previous estimate. Calculate the design allowanceusing risk evaluation techniques in 7.7 of Guide E1369.6.4.2 Summarize the design development estimate in Mas-terFormat. Restructure the design development estima
23、te inUNIFORMAT II (Classification E1557 and Practice E2514)when comparing with the schematic design estimate. Thereformatted design development estimate will provide thebasics for the translation between the schematic and designdevelopment estimates.6.5 Construction Document Phase Estimate:6.5.1 The
24、 construction documents estimate is the finalestimate of a projects construction costs based on detailedproject information. Prepare quantity information in Master-Format. Subdivide pricing into material, labor, and equipmentcosts.6.5.2 Use MasterFormat to compare the final constructiondocuments est
25、imate to the design development estimate.Calculate the design allowance using risk evaluation tech-niques in 7.7 of Guide E1369.6.5.3 Reformat the construction documents estimate toUNIFORMAT II, Level 2 (Classification E1557) to providehistorical data for future building costs.6.6 Reconciliation of
26、Estimate with General Contractor:6.6.1 ReconciliationComparison of independent estimatesfor the project. Summarize estimates using MasterFormat tofacilitate comparison with the general contractors format.6.6.2 Reconciliation of estimates can be required at anydesign phase.7. Report Format7.1 Use thi
27、s standard format for every cost report andexpand as necessary to respond to project requirements.7.1.1 Title PageReport the following information:7.1.1.1 Name of the project,7.1.1.2 Location of the project,7.1.1.3 Type of estimate,7.1.1.4 Date of the estimate report,7.1.1.5 Design team name and add
28、ress,7.1.1.6 Cost consulting firms name and address, and7.1.1.7 Owner name and address (unless confidential).7.1.2 Table of ContentsInclude the name of each sectionand page number.7.1.3 Task OutlineBriefly describe the cost assignmentundertaken by the firm.7.1.4 Project DescriptionBriefly describe t
29、he projectlocation, site area, site development, building size andfunction, exterior materials, interior finishes, and special func-tions of the facility.7.1.5 Notes Concerning the EstimateIncludeobservations, assumptions, and information obtained from thedesign professionals, site observations, and
30、 research conductedfor this project. Include opinions and project documentationobtained from sources other than the current constructiondocuments. The following outline is a basis for organizing thenotes section.7.1.5.1 General notes include discussion of general condi-tions of the project, profit/f
31、ee projections, and general com-ments about the proposed construction project or localeconomy where applicable.7.1.5.2 Site work notes include discussion of site relateditems and concerns.7.1.5.3 Building notes are organized per the UNIFORMATII structure (Classification E1557) or MasterFormat specif
32、ica-tion divisions.7.1.5.4 Provide analysis for degree of risk used to establishthe design allowance, construction contingency (GuideE1369), and escalation values.7.1.6 Summaries are presented from the most global to thespecific. Reduce costs to a commonly understood element forthe overall report (f
33、or example, cost/sf, cost/key, cost/acre,cost/bed). Include the following:7.1.6.1 Overall summary,7.1.6.2 Site development summary,7.1.6.3 Building work summary,7.1.6.4 Special structures summary (when appropriate), and7.1.6.5 UNIFORMAT II summary (contract document esti-mate only).E1804 1627.1.7 Co
34、st Comparison Summaries shall include informa-tion and opinions on how the project has changed from theprevious cost estimate. When the report is the first estimate, theprogram design shall be used as the initial benchmark forcomparison.7.1.7.1 Costs are compared in UNIFORMAT II for program,schemati
35、c design, and design development estimates. Theconstruction documents estimate is compared to the designdevelopment estimate using major specification divisions.Format the cost comparison summary report as follows:Sub-Grouping Previous Estimate Current Estimate VarianceSite work $450 000 $475 000 $2
36、5 0007.1.7.2 Organize the detailed explanation of changes be-tween the estimates as follows:Sub-Grouping Variance Reasons/CommentsSite work $25 000 Allowance for landscaping increased($5 000). Earthwork quantities in-creased ($25 000). Allowance for sitelighting decreased ($5 000).7.1.8 Design alter
37、natives are alternate solutions that aremutually acceptable to the design team and cost engineer.Include a summary of the proposed costs of the alternates andnotations if these costs are mutually exclusive or overlap withother suggested alternates. Each alternate detail report shallconsist of the fo
38、llowing:7.1.8.1 Description of the related base estimate criteria,7.1.8.2 Description of the proposed alternate,7.1.8.3 Summary of costs for additions and deductions fromthe base estimate, and7.1.8.4 Adjustment for general conditions, fee, and escala-tion.8. Information Needed at Each Design Stage8.
39、1 The following list shows what documents and informa-tion are the minimum to be provided by the design professionalat each estimate level.8.1.1 Program Phase EstimateThe program phase estab-lishes the building budget. The cost estimate consists ofbuilding parameters, finish levels, and general site
40、 develop-ment activities. The cost professional requires the followinginformation:8.1.1.1 Design ProgramDetailing the project function,purpose, and characteristics. The program includes materialinformation relating to the gross floor area of prime buildingspaces, equipment, and building systems,8.1.
41、1.2 Cost limitations and allowances,8.1.1.3 Site configuration, limitations, known soil and rockinformation, and the location of available utility services to thebuilding, and8.1.1.4 General information about the exterior buildingelevations and floor plan configuration.8.2 Schematic Design Phase Est
42、imateThe cost profes-sional requires the following documents:8.2.1 Site Development:8.2.1.1 Paving and parking requirements,8.2.1.2 Finish building grades,8.2.1.3 Original site drawings,8.2.1.4 Storm drainage solution,8.2.1.5 Existing utility location,8.2.1.6 Site retaining walls, and8.2.1.7 Site li
43、ghting requirements.8.2.2 Building Work:8.2.2.1 Principal floor plans,8.2.2.2 Specification outline,8.2.2.3 Exterior wall sections,8.2.2.4 Mechanical/electrical/plumbing systems outline(suggested equipment requirements),8.2.2.5 Finish schedule by room types,8.2.2.6 Structural foundation system,8.2.2
44、.7 Typical structural framing system, and8.2.2.8 Roof system selections.8.2.3 Specialty Structures:8.2.3.1 Structure type (bridge, gazebo, etc.) and8.2.3.2 Height and floor plan dimensions.8.3 Design Development Phase EstimateThe cost profes-sional requires the following documents:8.3.1 Site Develop
45、ment:8.3.1.1 Site plans, indicating building locations and siteimprovements (including all paved areas, site utilities, land-scaping ideas, and building or vertical structure locations),8.3.1.2 Topographical information (current and engineeredtopographical information),8.3.1.3 Utility location (show
46、ing all underground structuresand lines), and8.3.1.4 Demolition plans and information.8.3.2 Building and Specialty Structures:8.3.2.1 Current floor plans,8.3.2.2 Project specification outline with selected equipmentand acceptable manufactures,8.3.2.3 Exterior wall sections,8.3.2.4 Building elevation
47、s and sections,8.3.2.5 Mechanical, electrical, and plumbing system de-scriptions and one line diagrams reflecting the design of theHVAC, plumbing, fire protection, and electrical systems, andriser diagrams with panel information,8.3.2.6 Structural foundation design, typical structuralframing,8.3.2.7
48、 Preliminary finish schedule with material selections,8.3.2.8 Typical interior wall types, and8.3.2.9 Acoustical guidelines.8.4 Construction Documents Phase EstimateThe cost pro-fessional requires the following documents:8.4.1 Site Development:8.4.1.1 Final site drawings showing current and engineer
49、edtopographical information,8.4.1.2 Utility locations and design showing all under-ground structures and utility lines,8.4.1.3 Demolition, landscaping, miscellaneous site struc-tures and related details,8.4.1.4 Elevations and sections, and8.4.1.5 Details, schedules, and notes to be used in theconstruction of the project.8.4.2 Building and Specialty Structures:8.4.2.1 Project specifications, completely describing mate-rials and manufactures,E1804 1638.4.2.2 Current floor plans,8.4.2.3 Building elevations and building sections,8.4.2.4 Exterior wall sections,8.4.2.
