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4Clicks Online Virtual Training 4Clicks Introduction to RSMeans Estimating 4Clicks Solutions, LLC

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 of 76 4Clicks Solutions, LLC

4Clicks Introduction to RSMeans Estimating Copyright © 2001 - 2015 by 4Clicks Solutions, LLC. All Right Reserved. 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. Microsoft and Windows are registered trademarks of Microsoft Corporation, Inc.®. Adobe PDF is a registered trademark of Adobe Systems, Inc. ®. RSMeans is a registered trademark and product of RSMeans Company, LLC® and The Gordian Group®. eTakeoff is a registered trademark and product of eTakeoff, LLC®. All other brand and product names are trademarks or registered trademarks of their respective companies and owners.

4Clicks Solutions, LLC Post Office Box 20635, Cheyenne, WY 82003, USA

Corporate Office 719.574.7721 or 866.438.4254 Facsimile 719.466.6494 www.4Clicks.com [email protected]

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Welcome Congratulations on your decision to enroll in our 4Clicks Introduction to RSMeans Estimating class! You’ll find this course to be an enormous help to become familiar with RSMeans Cost Data for construction cost estimating.

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:

Architectural - 02 Day Class Civil, Introduction - 01 Day Class Civil, Paving - 01 Day Class Electrical, Introduction - 01 Day Class Electrical, Intermediate - 01 Day Class Fire Protection, Introduction - 01 Day Class Mechanical, Introduction - 01 Day Class Mechanical, Intermediate - 01 Day Class Painting, Introduction - 01 Day Class Roofing, Introduction - 01 Day Class 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


Objectives The objective of this course is to introduce RSMeans Cost Data and unit cost estimating. There are many people in the industry that have heard of RSMeans but have never pursued unit cost estimating. This course will enlighten you to another way to estimate.


Table of Contents


Table of Contents 4Clicks Introduction to RSMeans Estimating ...................................................................................................................................... 1

Welcome ......................................................................................................................................................................................................................... 3

Objectives ....................................................................................................................................................................................................................... 4

Table of Contents .................................................................................................................................................................................. 5

Table of Contents .......................................................................................................................................................................................................... 6

Description & Requirements ................................................................................................................................................................ 8

Description ..................................................................................................................................................................................................................... 9

Requirements ................................................................................................................................................................................................................. 9

Introductions 4Clicks and RSMeans .................................................................................................................................................. 10

4Clicks Introduction .................................................................................................................................................................................................... 11

RSMeans Introduction ................................................................................................................................................................................................ 12

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

Unit Cost .............................................................................................................................................................................................. 48

Unit Cost Pricing with RSMeans ................................................................................................................................................................................ 49


Estimate Format .................................................................................................................................................................................. 58

Estimate Format .......................................................................................................................................................................................................... 59

Organizing an Estimate ....................................................................................................................................................................... 64

Organizing an Estimate .............................................................................................................................................................................................. 65

Provide Pre-Engineered Building ....................................................................................................................................................... 67

Provide Pre-Engineered Building - Building 405 ..................................................................................................................................................... 68

Attachment A: Schedule ................................................................................................................................................................... A-1

Personal Introductions ............................................................................................................................................................................................. A-2

4Clicks Introduction to RSMeans Estimating – Syllabus ..................................................................................................................................... A-3

Attachment B: Exercises .................................................................................................................................................................. B-1

Practice Exercise - Remove and Replace Vinyl Composite Tile in Room 102 ................................................................................................... B-2

Exercise One - Provide Finishes in Building 405, Room 100 ............................................................................................................................... B-3

Attachment C: RSMeans Index & RSMeans Facilities Data ............................................................................................................ C-1

Attachment D: Estimate Worksheets ............................................................................................................................................... D-1

Attachment E: Exercise Drawings .................................................................................................................................................... E-1


Description & Requirements


Description This is an introductory construction cost estimating course designed for those who wish to learn the basics of how to efficiently use RSMeans Cost Data and to create detailed line item estimates for: renovation, repair (maintainability/sustainability), and minor and new construction. Our class will be lecture format with segments including hands-on exercises.

Requirements Attendees should have a basic understanding of buildings, systems, components, and construction. Attendees are not required to use computers. A calculator is recommended.


Introductions 4Clicks and RSMeans


4Clicks Introduction 4Clicks Solutions, LLC (4Clicks) is a veteran-owned small business specializing in the development and maintenance of premier cost estimating and project management software. e4Clicks Project Estimator is specifically designed to estimate at any design level (square footage, assembly, or line item) as well as manage projects, contracts, and even complete owner construction programs.

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.


RSMeans Introduction RSMeans was founded by Robert Snow Means in 1942 and was built on the principal to “always deliver a quality product.” Maintaining that high level of commitment to quality, RSMeans provides up-to-date, regionally-customizable data that reflects costs in more than 930 locations within the United States and Canada. Based on a recent independent study, RSMeans has been identified as the clear market leader for construction cost data, outranking the competition five-to-one! It continues to offer dependable cost data that is locally relevant, accurate, and up-to-date. RSMeans tools are designed to help owners, developers, architects, engineers, and contractors estimate and control construction costs.

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.


RSMeans Cost Data Books, References, Tips, and Cost City Index


RSMeans Cost Data Books

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:


Assemblies Cost Data This book provides thousands of building assemblies and component costs.

Building Construction Cost Data This was the first RSMeans book to be published; in 1942 this book was aimed primarily at commercial and industrial projects or large multi-family projects costing $3.5 million and up. For civil engineering structures such as bridges, dams, highways, etc., refer to RSMeans Heavy Construction Cost Data.

Commercial Renovation Cost Data Create accurate repair and remodeling estimates anywhere in the country.

Concrete & Masonry Cost Data This book contains a complete concrete and masonry guide with very accurate line items.

Electrical Change Order Cost Data This book contains more than 20,000 unit cost entries for use in estimating electrical change orders.

Electrical Cost Data This book includes a complete database of electrical data – exterior high voltage to residential and low voltage.

Facilities Construction Cost Data This book is devoted to the needs of professionals for the maintenance, construction, and renovation of commercial, industrial, municipal, and institutional projects. (It is often used in JOC and SABER contracts.)

Facilities Maintenance & Repair Cost Data This first-ever publication to address the cost of all aspects of maintaining your facility: maintenance and repair, preventive maintenance, general maintenance, and complete details about the cost and repair frequencies of thousands of work items.

Green Building Cost Data This books helps construction professionals estimate, plan, and budget the costs of green construction, both new commercial construction and renovation.


Heavy Construction Cost Data RSMeans Heavy Construction Costs Data is used for all types of heavy construction: highways, bridges, utilities, rails, marine projects, sanitary and storm sewer projects.

Interior Cost Data The Interior Cost Data provides over 14,000 unit costs including: productivity data for new facilities, upgrades, renovation projects, and even down-sizing.

Labor Rates for the Construction Industry The Labor Rates Cost Data Book provides a quick convenient way to obtain current union wage rates for every major metropolitan area, includes United States and Canada.

Light Commercial Cost Data The book includes all aspects of light commercial construction pricing for a variety of building types. This data does not use union wages.

Mechanical Cost Data The Mechanical Cost Data book includes every type of mechanical estimating.

Open Shop Building Construction Cost Data The Open Shop is a great reference for materials, equipment, and labor costs to develop reliable cost estimates for even the most complex construction projects. This data does not use union wages.

Plumbing Cost Data This book provides reliable plumbing and Fire Suppression budgets, estimates, and cost comparisons.

Residential Cost Data The Residential Cost Data book organizes every aspect of residential construction pricing into four major estimating sections: square foot costs, assemblies, unit cost, and location factors. This book uses residential wages not union wages.

Site Work & Landscape Cost Data This book provides you with planning, budgeting, and estimate site work construction with 100% confidence.


Square Foot Costs This book provides rapid budget cost estimates. Architects, design-build contractors, real estate developers, planners, appraisers, and assessors find this a valuable, time-saving tool.

Master Composite Cost Data The Master Composite Cost data book includes the following RSMeans data: Building Construction, Concrete & Masonry, Electrical, Heavy Construction, Interior, Mechanical, Plumbing, Site Work & Landscape, and Green Cost Data. This is a fantastic tool for IDIQ Contracts and may be used for SABER or JOC Contract.


RSMeans References RSMeans has several different types of references: General Information, Tips, and References.

RSMeans General Information RSMeans Tips Residential Location Factors RSMeans Division 01 General Requirements Tips Abbreviations RSMeans Division 01-53-33 Rental Equipment Tips Absolute Essentials for a Quick Start RSMeans Division 02 Existing Conditions Tips Change Orders RSMeans Division 03 Concrete Tips City Cost Indexes RSMeans Division 04 Masonry Tips Crews – Metric RSMeans Division 05 Metals Tips Crews - Open Shop RSMeans Division 06 Wood, Plastics, & Composites Tips Crews - R&R RSMeans Division 07 Thermal & Moisture Protection Tips Crews – Residential RSMeans Division 08 Openings Tips Crews – Standard RSMeans Division 09 Finishes Tips Equipment Rental Tips RSMeans Division 10 Specialties Tips Estimating with RSMeans Unit Price Cost Data RSMeans Division 11 Equipment Tips Foreword RSMeans Division 12 Furnishings Tips Historical Cost Indexes RSMeans Division 13 Special Construction Tips How the Book Is Built An Overview RSMeans Division 14 Conveying Systems Tips How to Use the Book The Details RSMeans Division 17 Square Foot & Cubic Foot Costs Tips How to Use the City Cost Indexes RSMeans Division 21 Fire Suppression Tips How to Use the Unit Price Pages RSMeans Division 22 Plumbing Tips Installing Contractor's Overhead & Profit - Open Shop RSMeans Division 23 Heating, Ventilating, & Air Conditioning Installing Contractor's Overhead & Profit - R&R RSMeans Division 26 Electrical Tips Installing Contractor's Overhead & Profit – Residential RSMeans Division 27 Communications Tips Installing Contractor's Overhead & Profit – Standard RSMeans Division 28 Electronic Safety & Security Tips Location Factors RSMeans Division 31 Earthwork Tips RSMeans Division 32 Exterior Improvements Tips RSMeans Division 33 Utilities Tips RSMeans Division 34 Transportation Tips RSMeans Division 35 Waterway & Marine Tips RSMeans Division 41 Material Processing & Handling Equipment Tips RSMeans Division 44 Pollution Control Equipment Tips RSMeans Division 46 Waste and Wastewater Equipment Tips RSMeans Division 48 Electrical Power Generation Tips RSMeans Division 50 Square Foot Tips


RSMeans References R011105-05 Tips for Accurate Estimating R011105-10 Unit Gross Area Requirements R011105-20 Floor Area Ratios R011105-30 Occupancy Determinations R011105-40 Weather Data and Design Conditions R011105-50 Metric Conversion Factors R011105-60 Weights and Measures R011110-10 Architectural Fees R011110-30 Engineering Fees R012153-10 Repair and Remodeling R012157-20 Construction Time Requirements R012909-80 Sales Tax by State R012909-85 Unemployment Taxes and Social Security Taxes R012909-90 Overtime R013113-40 Builder’s Risk Insurance R013113-50 General Contractors Overhead R013113-60 Workers Compensation Insurance Rates by Trade R013113-80 Performance Bond R015113-65 Temporary Power Equipment R015423-10 Steel Tubular Scaffolding R015423-20 Pump Staging R015433-10 Contractor Equipment R015433-15 Heavy Lifting Hydraulic Climbing Jacks R019313-10 Facility Maintenance - Frequency Table R019313-20 Facilities Maintenance Labor-Hours R019313-30 A Review of Major Building Materials R024119-10 Demolition Defined R026510-20 Underground Storage Tank Removal R028213-20 Asbestos Removal Process R028319-60 Lead Paint Remediation Methods R031113-10 Wall Form Materials R031113-30 Slipforms R031113-40 Forms for Reinforced Concrete R031113-60 Formwork Labor-Hours R032110-10 Reinforcing Steel Weights and Measures R032110-20 Metric Rebar Specification - ASTM A615-81 R032110-25 Comparison of U.S. Customary Units and SI Units R032110-40 Weight of Steel Reinforcing Per Square of Wall R032110-50 Minimum Wall Reinforcement Weight (PSF) R032110-70 Bend, Place and Tie Reinforcing R032110-80 Shop-Fabricated Reinforcing Steel R032205-30 Common Stock Styles of Welded Wire Fabric R033053-10 Spread Footings R033053-50 Industrial Chimneys R033053-60 Maximum Depth of Frost Penetration in Inches R033105-10 Proportionate Quantities R033105-20 Materials for One C.Y. of Concrete R033105-30 Metric Equivalents of Cement Content R033105-40 Metric Equivalents of Common Concrete Strengths R033105-50 Quantities of Cement, Sand and Stone R033105-65 Field-Mix Concrete R033105-70 Placing Ready-Mixed Concrete R033105-80 Slab on Grade R033105-85 Lift Slabs R034105-30 Prestressed Precast Concrete Structural Units R034136-90 Prestressed Concrete, Post-tensioned R034513-10 Precast Concrete Wall Panels R034713-20 Tilt Up Concrete Panels R035216-10 Lightweight Concrete R040130-10 Cleaning Face Brick R040513-10 Cement Mortar (material only) R040519-50 Masonry Reinforcing R042110-10 Economy in Bricklaying R042110-20 Common and Face Brick R042110-50 Brick, Block & Mortar Quantities R042210-20 Concrete Block R042210-30 Fully Grouted Reinforced Masonry Wall Capacities R050516-30 Coating Structural Steel R050521-20 Welded Structural Steel R050523-10 High Strength Bolts


RSMeans References R051223-10 Structural Steel R051223-15 Structural Steel Estimating for Repair and Remodeling

Projects R051223-20 Steel Estimating Quantities R051223-25 Common Structural Steel Specifications R051223-30 High Strength Steels R051223-35 Common Steel Sections R051223-45 Installation Time for Structural Steel Bldg Components R051223-50 Subpurlins R051223-80 Dimensions and Weights of Sheet Steel R&R R053100-10 Decking Descriptions R061110-30 Lumber Product Material Prices R061636-20 Plywood R073126-20 Roof Slate R075113-20 Built-Up Roofing R075213-30 Modified Bitumen Roofing R078413-30 Firestopping R081313-20 Steel Door Selection Guide R085123-10 Steel Sash R085216-10 Window Estimates R085313-20 Replacement Windows R087120-10 Hinges R088110-10 Glazing Productivity R092000-50 Lath, Plaster and Gypsum Board R092910-10 Levels of Gypsum Drywall Finish R096613-10 Terrazzo Floor R097223-10 Terrazzo Floor R099100-20 Painting R131113-20 Swimming Pools R133113-10 Air Supported Structures R133113-90 Seismic Bracing R133419-10 Pre-engineered Steel Buildings R133423-30 Dome Structures R142000-10 Freight Elevators R142000-20 Elevator Selective Costs R142000-30 Passenger Elevators R142000-40 Elevator Cost Development R143110-10 Escalators R143210-20 Moving Ramps and Walks R211226-10 Standpipe Systems R211226-20 NFPA 14 Basic Standpipe Design R211313-10 Fire Suppression Sprinkler Systems (Automatic) R211313-20 Fire Suppression System Classification R211313-30 Sprinkler Quantities for Various Sizes R211313-40 Adjustment for Sprinkler/Standpipe Installations R220105-10 Demolition Selective vs. Removal for Replacement R220523-80 Valve Materials R220523-90 Valve Selection Considerations R221113-40 Plumbing Approximations for Quick Estimating R221113-50 Pipe Material Considerations R221113-70 Piping to 10 High R221316-10 Drainage Requirements R221316-20 Allowable Fixture Units for Branches and Stacks R224000-10 Hot Water Consumption Rates R224000-20 Fixture Demands in Gallons Per Fixture Per Hour R224000-30 Minimum Plumbing Fixture Requirements R224000-40 Plumbing Fixture Installation Time R224000-50 Water Cooler Application R230500-10 Subcontractors R233100-10 Loudness Levels for Moving Air R233100-20 Ductwork R233100-30 Duct Fabrication/Installation R233100-40 Sheet Metal Calculator R233100-50 Ductwork Packages (per Ton of Cooling) R233400-10 Recommended Ventilation Air Changes R233700-60 Diffuser Evaluation R235000-10 Heating Systems R235000-20 Heating Approximations for Quick Estimating R235000-30 The Basics of a Heating System R235000-35 Heating (42° degrees latitude) R235000-50 Factor for Determining Heat Loss R235000-70 Transmission of Heat R235000-80 Transmission of Heat (Low Rate)


RSMeans References R235616-60 Solar Heating (Space and Hot Water) R236000-10 Air Conditioning R236000-20 Air Conditioning Requirements R236000-30 Psychrometric Table R236000-90 Quality/Complexity Adjustment for AC R238313-10 Heat Trace Systems R238313-20 Spiral-Wrapped Heat Trace Cable (Pitch Table) R260105-30 Electrical Demolition (Removal for Replacement) R260519-20 Armored Cable R260519-80 Undercarpet Systems R260519-90 Wire R260519-91 Maximum Circuit Length R260519-92 Minimum Copper and Aluminum Wire Size R260519-93 Metric Equivalent, Wire R260519-94 Size Required and Weight R260526-80 Grounding R260533-20 Conduit To 15 High R260533-21 Hangers R260533-22 Conductors in Conduit R260533-23 Metric Equivalent, Conduit R260533-24 Conduit Weight Comparisons Lbs./100' Empty R260533-25 Conduit Weight Comparisons Lbs./100' Cable fill R260533-60 Wireway R260533-65 Outlet Boxes R260533-70 Pull Boxes and Cabinets R260533-75 Weight Comparisons of Common Size Cast Boxes R260536-10 Cable Tray R260536-11 Cable Tray R260539-30 Conduit In Concrete Slab R260539-40 Conduit In Trench R260543-50 Underfloor Duct R260580-75 Motor Connections R260590-05 Typical Overhead Service Entrance R260913-80 Switchboard Instruments R262213-10 Electric Circuit Voltages R262213-11 3 Wire, 1 Phase, 120/240 Volt System R262213-12 4 Wire, 3 Phase, 208Y/120 Volt System R262213-13 3 Wire, 3 Phase, 240 Volt System R262213-14 4 Wire, 3 Phase, 240/120 Volt System R262213-15 3 Wire, 3 Phase, 480 Volt System R262213-16 4 Wire, 3 Phase, 480Y/277 Volt System R262213-17 3 Wire, 3 Phase, 600 Volt System R262213-17 3 Wire, 3 Phase, 600 Volt System R262213-20 kW Value/Cost Determination R262213-25 kVA Value/Cost Determination R262213-26 Multiplier Values for kVA to Amperes R262213-27 Central Air Conditioning Watts per S.F. R262213-60 Oil Filled Transformers R262213-65 Transformer Weight (Lbs.) by kVA R262416-50 Load Centers and Panelboards R262419-60 Motor Control Centers R262419-65 Motor Starters and Controls R262419-80 Distribution Section R262419-82 Feeder Section R262419-84 Switchgear R262513-10 Aluminum Bus Duct R262513-15 Weight (Lbs./L.F.) of 4 Pole Aluminum and Copper R262716-40 Standard Electrical Enclosure Types R262726-90 Wiring Devices R262816-80 Safety Switches R263213-45 Generator Weight (Lbs.) by kW R263353-80 Uninterruptible Power Supply Systems R263413-30 HP Value/Cost Determination R263413-31 Ampere Values Determined by HP R263413-32 Worksheet for Motor Circuits R263413-33 Maximum Horsepower for Starter Size R263623-60 Automatic Transfer Switches R265113-40 Interior Lighting Fixtures R265723-05 Comparison - Operation of HID Lamps R265723-10 For Other than Regular Cool White (CW) Lamps R265723-20 Lamp Comparison Chart R265723-25 Energy Efficiency Rating for Luminaires R271323-40 Fiber Optics R271513-75 High Performance Cable


RSMeans References R312316-40 Excavating R312316-45 Excavating Equipment R312319-90 Wellpoints R312323-30 Compacting Backfill R314116-40 Wood Sheet Piling R314116-45 Steel Sheet Piling R314513-90 Vibroflotation and Vibro Replacement Soil Compact R316000-20 Pile Caps, Piles and Caissons R316326-60 Caissons R317100-10 Tunnel Excavation R320113-70 Pavement Maintenance R329219-50 Seeding R329343-10 Plant Spacing Chart R329343-20 Trees and Plants by Environment and Purposes R329343-30 Zones of Plant Hardiness R331113-80 Piping Designations R337116-60 Average Transmission Line Material Requirements R337119-30 Concrete for Conduit Encasement R347216-10 Single Track R.R. Siding R347216-20 Single Track, Steel Ties, Concrete Bed


RSMeans Estimating Tips Much of the information in this section is taken from the excellent information provided in the RSMeans Estimating Handbook, Third Edition.


Division 1 – General Requirements When figuring general requirements, you should not include the salaries of the project managers or any other personnel who are not directly site-related. Their wages are included in the "Main Office" expenses. Always allow for cleanup in the estimate. No matter how clean a subcontractor leaves an area, it’s almost always necessary to clean the area again. In locations where snow is likely, allow for the expense of snowplowing if the project begins, ends, or works through the winter season. Another consideration is melting snow, which inevitably ends up in trenches, pits, or other low areas. Consequently, pumping costs should also be carried. Always visit the proposed site. Don’t rely on someone else's judgment unless statements in the contract require it.

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 2 – Existing Conditions 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 isn’t 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!

Demolition and Structure Moving The costs shown for selective demolition don’t include rubbish handling or disposal. These items should be estimated separately using RSMeans data or other sources. Historic preservation often requires that the contractor remove material from the existing structure rehab them, and replace them. The estimator must be aware of any related measures and precautions that must be taken when doing selective demolition and cutting and patching. Requirements mat include special handling and storage, as well as security. In addition to subdivision 02 41 00, you can find selective demolition items at the beginning of each division.


Building Deconstruction The section provides cost for the careful dismantling and recycling of most low-rise building materials.

Containment of Hazardous Waste This subdivision includes information on hazardous waste handling, asbestos, remediation, lead remediation, and mold remediation. See reference R028213-20 and R028319-60 for further guidance in these unit price lines.

Monitoring Chemical Sampling, Testing Analysis This section provides cost for on-site sampling and testing hazardous waste.

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.

Reinforcing Steel Adds When estimating the amount of reinforcing steel, either bar or mesh, if no lap specifications are given, add 10% to your quantities for lapping, splices, and waste.

Check All Plans It can’t be stressed enough that all plans for concrete must be checked. Concrete has been known to show up in all sections of construction drawings in various forms and uses (e.g., equipment pads location only on mechanical or electrical drawings, grouting requirements on steel drawings, etc.). Assuming all concrete requirements are indicated on the structural and architectural drawings can be a very costly error.

Cold Weather Pouring of Footings When placing concrete in cold weather, it may not always be necessary to use heating devices to keep concrete warm while it cures. In many cases, insulating blankets and straw are all that is needed. Each situation must be evaluated individually, a worthwhile exercise in view of the considerable expense that can be saved.

Concrete Placement – Direct Chute When estimating the placement of concrete by direct chute, the forms available generally determine the volume of concrete placed per hour. The more you have available, the more concrete can be placed in the course of a day.


Form Uses When estimating the number of forms and reuses for a job, remember to have enough forms on hand to keep the forming crew(s) busy while the previously poured concrete sets and starts to cure.

Concrete Placement – Bucket, Pump, or Conveyor When placing concrete by methods involving a bucket and crane, pumping system, conveyor belt system, or other mechanical system, set up enough forms to keep the system productive for the entire day. Usually the cost for the use of the equipment for a full day will be charged to you even if you only use it for part of a day.

Sequencing the Pour During the estimating phase of the project, whatever method or sequence you envision for placing concrete, document it thoroughly. The main reasons for complete documentation are that it lets the field know how you arrived at the estimated cost, manpower, and equipment costs as well as what methods they should use or try to out-do (in terms of cost effectiveness). Another reason for detailed documentation is that during the documenting process, it may become evident that you can’t place the concrete as you planned or that you can do it differently, more efficiently, or at less cost.

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.

Drilling Anchor Bolts Consider drilling anchor bolts into the concrete to save time, manpower, and materials on layout and templates during the pour.

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.


Masonry Accessories Remember to include miscellaneous items in your masonry estimate; they tend to get overlooked. These items include but are not limited to: flashing, reinforcing, anchors, wall ties, inserts, bearing plates, lintels, support angles and channels, allowance for joist pockets, waterproofing, cleanup, final cleaning and pointing, steam cleaning, acid or power wash, color for mortar, and control joints.

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.

Split Face Block Split face block will take longer than common block to set. This is due to the fact that these blocks have a somewhat irregular depth dimension (on account of the splitting process). They don’t look "right" if set by lining up the squared corners. Adjustments must be made to have them line up properly.

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


stacking. This makes for faster handling, reduces chipping and breakage, and requires less storage space. This affords quick handling with a crane or forklift, and easy tonging in units of ten, which reduces waste. Use wider brick for one wythe wall construction. Keep scaffolding away from walls to allow mortar to fall clean and not stain walls. On large jobs, develop specialized crews for each type of masonry unit. Consider designing for prefabricated panel construction on high-rise projects. Avoid excessive corners or openings. Each opening adds about 50% to the labor cost for the area of the opening. Bolting stone panels and using window frames as stops reduces labor costs and speeds up erection.

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.

Shop-Applied Finish Paint When the specifications call for the finish coat of paint to be applied prior to installation, allow considerable time for touching up the paint. Every time you lift, move, weld, bolt, or alter the position of a piece of steel, you will need to touch up the finish.

Joist Bridging It generally costs less to install joist systems that can utilize horizontal bridging (as opposed to cross or other types of bridging).

Division 6 – Wood & Plastics Items Listed Note that on construction documents not all rough carpentry items are listed or noted. Protective treads, inserts, and rails are examples of necessary but not listed items that the contractor must provide.

Item Search The search for carpentry items must include roof sections, wall sections, and all detail drawings.


Temporary Construction Temporary construction should be included in Division 01, though it may sometimes be listed in Division 06. Check to assure that you are not double-pricing these items.

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.

Division 7 – Thermal & Moisture Protection Roof Walkways When estimating the installation of a membrane roof, be sure to include the cost for walkway pavers to create a path to roof-mounted mechanical equipment. You will more than likely be required to install these in order to obtain a warranty.

Single Ply Roofing Sources In many locations, manufacturers make their materials available through one distributor/contractor franchise. If only one type of roofing is specified, you may not have much choice as far as acquiring costs or quotes.


Estimating the Specified System Even though it may be less expensive to use a "suitable substitute," the system that is specified is the one that should be estimated. If you include as part of your estimate a non-specified system and get the job, you may be required to furnish the originally specified, more expensive roof system.

Sheet Metal Work Don’t assume that all sheet metal items are "off-the-shelf" items. Gutters and downspouts as well as termite shields, gravel stops, expansion joints, and reglets may need to be shop-fabricated. Checking into information catalogs could save time and money.

Division 8 – Doors and Windows Interior Door Ratings For walls to be considered fire-rated, any doors in those walls must be fire-rated. Most plans don’t spell out which interior partitions are to be considered fire-rated. In commercial applications, a rule of thumb is that all partitions that have drywall (or masonry) from the floor to the above structure and few, if any, penetrations should be considered fire-rated.

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.


Building Hardware As a rule of thumb, building hardware for an average quality building can be expected to run in the neighborhood of 2% of the entire building cost.

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.

Room Finish Schedule A complete set of plans should contain a room finish schedule. If one is not available, it would be well worth the time and effort to put one together. A room finish schedule should contain the room number, room name (for clarity), floor materials, base materials, wainscot materials, wainscot height, wall materials (for each wall), ceiling materials, and special instructions. It’s handy and easier to work out a room finish schedule on a grid system.

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.


Division 10 – Specialties Item Takeoff When taking off Division 10 items, list each item called for, along with the specified manufacturer. Often no substitutions are allowed for specified Division 10 items.

Labor Cost for Installation When receiving bids for Division 10 items, make sure that the costs of installation are included. In many cases these items are sold per unit without installation. If installation is not included, inquire if delivery is included. Items sold by the piece without installation usually don’t include any shipping costs.

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.


Handling Charges In cases where Division 11 items are purchased by others but installed by the contractor, contractors often add a handling charge (10% of the estimated material costs is a common practice). This charge covers the receiving, handling, storage, protection, and final delivery of 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.


Division 13 – Special Construction Covering All Bases If you take outside quotes as an aid to estimating Division 13, review the scope of work covered in those quotes. It may be that the outside agent has wrongfully assumed that you will provide traditionally supplied items such as excavation or an unloading crane. Check to make sure that it is covered somewhere in your estimate, and that it is not carried by both parties.

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.

Division 14 – Conveying Systems Elevator Doors When preparing an estimate for elevators, check to make sure that doors have been included, not only for the elevator itself, but for each floor where the elevator stops.

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.


Division 22 – Plumbing Plans and Specifications Review all construction documentation before proceeding with the estimate for Division 22. 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.

Plumbing Piping and Pumps It is important to note that Division 22 addresses basic piping materials and related materials. Pipe may be used by any of the mechanical disciplines, i.e. plumbing, fire protection, heating, ventilation, and air conditioning.

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.

Historic Restoration Projects For historic restoration projects, the systems must be as invisible as possible, and pathways must be sought for pipes, conduit, and ductwork. While installation in accessible spaces (such as basements and attics) is relatively straightforward to estimate, labor costs may be more difficult to determine when delivery systems must be concealed.

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.


Review All Drawing Divisions It is important to review all of the drawings available to ensure that the systems called for will physically fit where they are supposed to. For example, sometimes the architect subcontracts out the HVAC design function as well as the structural design. If the drawings are not carefully coordinated, a conflict may result, such as inadequate space under deep trusses where main ductwork was supposed to be installed and a required finished ceiling height maintained.

Check Drawing Scales When utilizing drawings from different sections of the plans; always check to see if the drawing scales are accurate and the same. It has happened that an estimator has ended up with twice the length of piping needed (or worse, half) because he/she was not aware that the drawing scales varied from structural to mechanical.

Document All Inconsistencies All inconsistencies with standard practice, conflicts, omissions, and other concerns should be addressed before the final estimate is resolved. Don’t rely on memory which can become quickly overloaded in a rush situation.

Temperature Control System When estimating the cost of an HVAC system, check to see who is responsible for providing and installing the temperature control wiring system. In many cases, this item is overlooked, as it was assumed that it would be included in the electrical estimate. This can be a costly assumption.

Connecting to an Existing System When tapping into an existing system for water, drainage or waste, check with the local authorities (or building owner, in the case of interior work) to see if it is required that they or their designated contractor make the tap. Such surprises could lead to an unexpected expense or stoppage.

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.

Cutting and Patching Not all projects will be completed under ideal conditions; wide open spaces with no interferences. Many times the mechanical contractor will have to run duct or piping through pre-existing partitions or partitions that have been recently installed. Allowances must be made for cutting into the partition and then patching. Otherwise a statement may be included with the estimate that “all cutting and patching will be the responsibility of others”.


Electrical Connections Clarify who is responsible for connecting 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 maintain that it is the electrician's job to connect the wiring.

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.

Pads, Supports, and Panel Backing While supports and pads may be shown on drawings for the larger equipment, in many cases nothing is shown for smaller pieces such as panelboards and area transformers. Whether a special floor-to-ceiling support system is required, or just a piece of plywood for the back of a panel, it must be included in the costs.

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?


Non-Listed Items It is important to include items that are not documented in the plans but must be priced. These items include, but are not limited to: testing, equipment hookups, motor controls, disconnect switches, special systems, dust protection, roof penetrations, pitch pots for the roof, coring concrete floors and walls, cleanup, and final adjustments.

Temporary Light and Power Examine all contract documents to determine if providing temporary power and lighting is included in your scope of work. In many cases, temporary lighting and power requirements are not specified in contract documents. Either way, you will probably be required at some point to provide a cost for these items. Depending on your bidding strategy, you may or may not want to list this item as an alternate to your estimate. However, if it is stated in the contract documents, then you will be fully responsible for providing this service.

Cutting and Patching Not all projects will be performed under ideal conditions – that is, wide open spaces with no interferences. Many times the electrical contractor will have to run conduit through pre-existing partitions or partitions that were recently installed. Allowances must be made for this cutting into the partition and the ensuing patching. Allowances must be made for cutting into the partition and then patching. Otherwise a statement may be included with the estimate that “all cutting and patching will be the responsibility of others”.

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.

Fixture and Device Counts Performing a fixture takeoff is a good way to become familiar with a proposed project. Fixtures should be taken off room-by-room, using the fixture schedule (if provided), specifications, and the ceiling plan. While performing the count, it is a good idea to also take off the controlling devices and add accessories (plaster rings, outlet boxes, cover plates, etc.). A spreadsheet may work for this purpose or some estimating programs include a takeoff calculator which also works well. When finished, this takeoff can be used for purchasing, accounting, billing, and cost control.

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 27 – Communication Audio and Video Communication When estimating material costs for special systems, it’s always prudent to obtain manufacturers’ quotations for equipment prices and special installation requirements which will affect the total costs.

Division 28 – Electronic Safety and Security Electronic Safety and Security When estimating material costs for special systems, it’s always prudent to obtain manufacturers’ quotations for equipment prices and special installation requirements which will affect the total costs.

Fire Alarm Systems Fire alarm (FA) systems consist of control panels, annunciator, battery and rack, charger, and FA actuating and indicating devices. Some FA systems (Mass Notification Type) may include speakers, telephone lines, door closer controls, and other components. Be careful not to overlook the cost related to installation for these items. Also be aware of costs for integrated automation instrumentation and terminal devices, control equipment, control wire, and programming.

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.


Cut and Fill If a project has a large quantity of cut or fill, consider inquiring whether the site grade can be raised or lowered to economize the earthwork portion of the estimate. If the project requires a large quantity of fill, consider creating a borrow pit on the site. This can lower the estimate significantly, as the cost for suitable fill material can be quite high in some areas of the country. The borrow pit can also be helpful as a receptacle for on-site spoil or other excavated materials, in this case saving dump charges. It is very important to keep in mind while estimating earthwork the location and availability of dump sites for spoil. Unexpectedly large costs can accrue if the only site open to receive spoil is quite a distance away.

Clearing and Grubbing Often one of the most expensive parts of clearing and grubbing is the disposal of tree stumps. It is a good idea to know how and where this task can be carried out before completing the estimate.

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!

Division 32 – Exterior Improvements Paving When estimating paving, keep in mind the overall project schedule. Although it is common to wait until the end of the project before paving, consider what time of the year the project is scheduled for completion. In colder climates, many concrete plants close for the season in late November and are thus very busy just before then. The supply or availability may be limited, and the prices may be higher.

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.

Quick Quantity for Asphalt Concrete Paving A quick rule of thumb for asphaltic concrete is that for each inch of pavement thickness, one square yard is equivalent to 110 pounds.


Bases, Ballasts, and Paving When estimating paving, keep in mind the project schedule. If an asphaltic paving project is in a colder climate and runs through to the spring, consider placing the base in the autumn and then topping it in the spring just prior to completion. This could save considerable costs in spring repair. Keep in mind that prices for asphalt and concrete are generally higher in the cold seasons.

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.

Division 35 Waterway and Marine New unit price line items are for pile cleaning and pile wrapping for protection. This division includes gates, barges, and shore dredging systems, breakwaters, bulkheads, and revetments for ocean and river inlets, levee construction, and floating construction.

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.


Division 41 Material Processing and Handling Equipment This is a very unique division. Trained installers may be required. Long lead items are normal for this type of equipment. Purchase early to avoid material delays.

Division 44 Pollution Control Equipment This division includes costs for air, noise, and odor pollution control systems. When estimating for these items, ensure complete systems are estimated. Air pollution equipment may include dust and air-entrained particles that have to be collected. Vacuum systems may be noisy and may require silencers. In order to prevent solid pollution, collected solids may need to be removed from site.

Division 46 Water and Wastewater Equipment This new division contains information about water and wastewater equipment and systems, which was formerly located in Division 44. The main areas of focus are total wastewater treatment plants and components of wastewater treatment plants. Also included in this section are oil/water separators for wastewater treatment.

Division 48 Electrical and Power Generation When installing power generation equipment; factors to consider may be access to job site, setting at the site, connections, uncrating pads, anchors, leveling, assembly of components, and temporary protection from damage, including protection from the environment.

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.

Division 50 Square Foot Tips This division is divided into three major groups: Residential, Commercial/Industrial/Institutional, and Assemblies. The cost figures in this Square Foot Cost section were derived from approximately 11,000 projects contained in the RSMeans database of completed construction projects. They include the contractor’s overhead and profit, but do not generally include architectural fees or land costs. The figures have been adjusted to January of the current year. New projects are added to our files each year, and outdated projects are discarded. For this reason, certain costs may not show a uniform annual progression. In no case are all subdivisions of a project listed.

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


in the 1/4 column do not include any site work or equipment, while the projects in the 3/4 column may include both equipment and site work. The median figures do not generally include site work.

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.


RSMeans Illustrated Construction Dictionary

The RSMeans construction dictionary features over 20,000 terms, phrases and abbreviations, as well as over 1,400 illustrations. Your reliable source for:

• Comprehensive coverage of the construction trades, practices, and equipment

• Easy-to-understand, illustrated definitions of building materials and methods

• Updated and expanded coverage of new trends in the industry such as building automation, green building, energy conservation, and more

• Regional terminology and slang expressions

• 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.


RSMeans Cost City Index (CCI) As we previously mentioned, RSMeans produces the Cost Data. The Cost Data is used throughout the Country: from CA to NY and from FL to WA (including HI and other countries). How can the same Cost Data be valid in TX and CA? Simply stated it can’t and that’s why RSMeans developed the CCI. The CCI is a factor that is used in conjunction with the Cost Data and thus customizes the Cost Data for your area. RSMeans produces the CCI to adjust the pricing based on your location. They analyze 30 major cities to produce the CCI, which serves as the National Average. Their publications contain average construction cost indexes from 731 U.S. and Canadian cities covering over 930 three-digit zip code locations. The Index figures both material and installation (labor). The index for each division is computed from representative material and labor quantities for that division. The weighted average for each city is a weighted total of labor and material.

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.


This is just a snapshot of what the CCI looks like in the book but there are some features here that we should take a look at. First off we can see the Division section on the left side of the page. It is broken down into sections that correspond to the numbers shown on the right. Some are broken down by Division while others are broken down by parts of the division or even multiple divisions lumped together. 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).


Here we can see the weighted average of the entire book broken down by city, ordered by state. This table works well for any contracts that call for the weighted average of all the divisions rather than picking and choosing the divisions.


Unit Cost


Unit Cost Pricing with RSMeans As we mentioned earlier unit cost pricing is the most accurate type of estimating you can develop. Unit cost pricing is based on very detailed cost data that is updated annually, than multiplied by the Cost City Index (CCI) for your area. RSMeans construction cost research is based on a methodology that produces the most widely recognized and utilized pricing guides in North America. It is used daily by contractors, design professionals, 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 annually are spent 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 line items under the latest variation of the Construction Specifications Institute (CSI).

Line Items and Modifiers The typical RSMeans Facilities Cost Data Book has about 80,000 line items. Now these can be full line items or they can be modifiers of the “parent” line item. When using the Cost Data books the modifiers are not all placed in a convenient area to find; in fact there are times they are very difficult to locate. Parent line items are always at the beginning of the section with the modifiers at the end. Modifiers usually start with a “For” at the beginning. Modifiers are line items that may increase or decrease the value of a line item. This increase or decrease is based on the installation situation, material used, etc. Depending on which line items you are choosing, the modifiers can add up to 70% more to the cost of the parent line item. There are tens of thousands of modifiers available for use. While some line items may have no modifiers, many line items can have one or even numerous modifiers. The line items in divisions 08, 09, 21, 22, 23, 26 and 33 give you an example of the line items that have quite a few modifiers to choose from. Always make sure you get every line item you can when building your estimates.


Break Down Line Item Numbers 03 30 53 40 3550 Each unit price line item has been assigned a unique 12-digit code based on the CSI MasterFormat classification.

In the past line items were 9ea digits; now they are 12ea. Here is an example of the breakdown of a line item. 03- Concrete (Level 1 Division) 03 30- Cast-In Place Concrete (Level 2) 03 30 53- Miscellaneous Cast-In-Place Concrete (Level 3) 03 30 53 40- Concrete In-Place (Level 4) 03 30 53 40 3550- Equipment Pad (3000psi) 4’ x 4’ x 6” thick (RSMeans 12 digit Line Item Number)


Reference Information RSMeans engineers have created reference information to assist you in your estimating. The RSMeans References may be an estimating procedure or technical information that should be read before estimating. If a reference is used, there will be a reference number after the line item description. Here is an example of a RSMeans reference:


Crews Crews include labor or labor and equipment necessary to accomplish each task. A crew doesn’t include any material. In this case, Crew C-14H is used. RSMeans selects a crew to represent the workers (labor) and equipment that are typically used for that task. Crew C-14H consists of one carpenter foreman (outside), two carpenters, one rodman, one laborer, one cement finisher, and one gas engine vibrator. Details of all crews can be found in the reference section, in the back of the book.


Productivity (Daily Output and Labor Hours) The Daily Output is the amount of work that the crew can do in a normal 8-hour workday, including mobilization, layout, movement of materials, and cleanup. As per the Crew detail above; Crew C-14H can install thirty 4' x 4' x 6" thick concrete pads in a day. Daily output is variable, based on many factors, including the size of the job, location, and environmental conditions. RSMeans data represents work done in daylight (or adequate lighting) and temperate conditions.

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.!

Bare Cost & Total Including O & P Bare Cost Bare Costs are the costs of materials, labor, and equipment that the installing contractor pays. They represent the cost, in U.S. dollars, for one unit of work. They do not include any markups for profit or labor burden. The Bare Total column represents the total bare cost for the installing contractor. In this case, the sum of $66 for material + $69.50 for labor + $.91 for equipment is $136.41.

Total Including Overhead & Profit (O&P) The Total Includes O&P column is the total cost; including overhead and profit that the installing contractor will charge the customer. This represents the cost of materials plus 10% profit, the cost of labor plus labor burden and 10% profit, and the cost of equipment plus 10% profit. It does not include the general contractor's overhead and profit. Note: See the inside back cover for details of how RSMeans calculates labor burden.

Material +10% Profit Labor + Labor burden +10% Profit Equipment +10% Profit


Green Line Items RSMeans pricing guides provide costs for environmentally friendly, or “green,” line items. RSMeans has denoted thousands of their line items as “green.” Currently, their line items are not governed by a specific standard nor do they usually include all of the costs related to actually making them green. They are working with green standard experts to develop costs and get to an industry standard. Right now the line items that are listed as green need to be examined to see what additional line items are needed to capture all of the costs of making a line item green. An example would be demolishing carpet. Carpet can be recycled, and this line item could be green. However, we also would need to pay for the proper cutting, palletizing, storing, etc. that may need to be done to recycle the carpet. These costs are not usually included in the RSMeans line item costs.


Estimate Format


Estimate Format MasterFormat 04 or Uniformat II There are two major formats you may use to organize or set-up estimates: UniFormat or MasterFormat. Both Uniformat and MasterFormat are produced by the Construction Specification Institute (CSI). Construction projects use different kinds of delivery methods, but one thing is common to all: the need for effective teamwork by the parties involved, ensuring the correct and timely completion of work. The successful completion of projects requires effective communication, and that in turn requires easy access to essential project information. Efficient information retrieval is only possible when the same standard organizational system is used by everyone. MasterFormat and UniFormat help organize a project’s information at every stage, from conception to completion, streamlining communication, information analysis, and retrieval. Master Format 04 is organized by 1-50 divisions and uses unit cost pricing. Consistency is key to an Organization.

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

UniFormat II Classification Level 1

Major Group Elements Level 2

Group Elements Level 3

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

B SHELL B10 Superstructure B1010 Floor Construction B1020 Roof Construction

B20 Exterior Enclosure B2010 Exterior Walls B2020 Exterior Windows B2030 Exterior Doors

B30 Roofing B3010 Roof Coverings B3020 Roof Openings

C INTERIORS C10 Interior Construction C1010 Partitions C1020 Interior Doors C1030 Fittings

C20 Stairs C2010 Stair Construction C2020 Stair Finishes

C30 Interior Finishes C3010 Wall Finishes C3020 Floor Finishes C3030 Ceiling Finishes


UniFormat II Continued

UniFormat II Continued Level 1

Major Group Elements Level 2

Group Elements Level 3

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

D40 Fire Protection D4010 Sprinklers D4020 Standpipes D4030 Fire Protection Specialties D4090 Other Fire Protection Systems

D50 Electrical D5010 Electrical Service & Distribution D5020 Lighting and Branch Wiring D5030 Communications & Security D5090 Other Electrical Systems




Level 1 Major Group Elements

Level 2 Group Elements

Level 3 Individual Elements

E EQUIPMENT & FURNISHINGS E10 Equipment E1010 Commercial Equipment E1020 Institutional Equipment E1030 Vehicular Equipment E1090 Oth E i t * E20 Furnishings E2010 Fixed Furnishings E2020 Movable Furnishings

F SPECIAL CONSTRUCTION & DEMOLITION F10 Special Construction F1010 Special Structures F1020 Integrated Construction F1030 Special Construction Systems F1040 Special Facilities F1050 Special Controls and

Instrumentation F20 Selective Building Demolition F2010 Building Elements Demolition

F2020 Hazardous Components Abatement

G BUILDING SITEWORK G10 Site Preparation G1030 Site Earthwork

G20 Site Improvements G2010 Roadways G2020 Parking Lots G2030 Pedestrian Paving G2040 Site Development

G30 Site Mechanical Utilities G3010 Water Supply G3020 Sanitary Sewer G3030 Storm Sewer G3060 Fuel Distribution

G40 Site Electrical Utilities G4020 Site Lighting

H GENERAL CONDITIONS H10 Construction Aids H1043 Construction Aids


MasterFormat 04

MasterFormat 04 Division Number Division Title Division Number Division Title

01 General Requirements 32 Exterior Improvements

02 Existing Conditions 33 Utilities

03 Concrete 34 Transportation

04 Masonry 35 Waterway and Marine Construction

05 Metals 41 Material Processing and Handling Equipment

06 Wood, Plastics, and Composites 44 Pollution Control Equipment

07 Thermal and Moisture Protection 46 Water and Wastewater Equipment

08 Openings 48 Electric Power Generation

09 Finishes 50 Square Foot Cost

10 Specialties

11 Equipment

12 Furnishings

13 Special Construction

14 Conveying Equipment

21 Fire Suppression

22 Plumbing

23 Heating, Ventilating, and Air-Conditioning (HVAC)

26 Electrical

27 Communications

28 Electronic Safety and Security

31 Earthwork


Organizing an Estimate


Organizing an Estimate There are several ways to organize estimates. A very small project can be organized using one estimate, while a large project may require up to 10 or even 15 estimates. The majorities of 4Clicks users have multi-year contracts; most are five years in duration. During a 5 year contract, many projects may be duplicates or at a minimum similar projects; we recommend multiple estimates. Why look up line items on future projects? If you organize your estimates, you can locate and use them again, sometimes over and over, just copy, paste, update the pricing and correct the quantities. Why build the perfect estimate over and over again?

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.

Base Bid and Alternates The base bid and alternates estimate is quite common. There are times a project requires you to breakout the estimate in this manner. This allows the Owner to easily review the pricing and may award the base bid and one or more of the Alternates.

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.


Division A very popular way to organize an estimate is by division. Again this could also be referred to as “by Sub-Contractor quote.” This makes it very easy to separate costs for your budgeting. Whether you sub-contract work out or perform the majority in-house, estimating by division is a great way to organize your estimates.

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.


Provide Pre-Engineered Building


Provide Pre-Engineered Building - Building 405 In this section we will discuss the estimate process for a typical project. As discussed early in the guide a large amount of projects may be interior renovations or additions. In this estimate we will concentrate on the very basics.

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.

The following is an example of site visit minutes:

• 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

Again these items will be incorporated in the final SOW.

Review SOW and Re-write After the site visit, the Contractor may develop a SOW that provides greater detail and calls out quantities. There are times the Owner Statement of Objectives (SOO) is spot on and other times it may be very generic. You may get a SOO that is ten pages long or on a napkin! When a re-write is required, be very specific on the details. Remember your proposal may include the SOW, estimate, and drawings, and it must conform to the Owner’s specification. Organize your SOW like you would an estimate, by division is always a good choice.

The following is an example of a SOW:


Statement of Work Project Title: Provide Pre-Engineered Building (PEB) Building 405 Project Number: PROJ 13-1000 Contract Number: FA1234-11-D-0015 Project Manager: Lee Greenwood Location: City, USA We are pleased to submit our statement of work for your review and approval. We shall provide all plant, labor, equipment, and materials in accordance (IAW) with the contract clauses, specifications, and Statement of Objectives (SOO). 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. 1.0. General Conditions 1.1. All work shall meet or exceed all acceptable State and local codes and specs as per requirement.

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.

1.3. We shall notify the Contracting Office if the following occurs:

1.3.1. Different site conditions are encountered. 1.3.2. If other work needs to be accomplished that was not negotiated or part of this project.

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.


1.6. Water and power are accessible and located on site. 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.

2.0. Site Work 2.1. Field verify elevations and existing conditions. 2.2. Survey for new building. 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.


9.3. Provide R-19 insulation on exterior walls and R-13 for interior walls.

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.

12.0. Furnishing - Cabinets

12.1. Provide seven linear feet of pre-finished stock base and upper oak cabinets, see drawings. Base cabinets shall be 24” deep and 35” high; one shall be 12” wide the other two shall be 36” wide. The wall cabinets shall be 12” deep and 30” high; one shall be 12” wide, and the other two shall be 36” wide. 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. 12.3. Provide pulls for drawers and doors (minimum).

13.0. Special Construction – Pre-Engineered Building (PEB)

13.1. Provide 30’ x 16’ PEB. Building shall have an eave height of 12’. Metal walls and roof shall be 26 G.A. painted panels. Roof shall have a 4:12 pitch and a live load of 30 psf (pounds per square foot), 15 psf snow load, and 2 psf dead load. Building shall be rated for a wind speed of 80 mile per hour (mph).

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. 23.0. Heating & Ventilation Air Conditioning

23.1. Provide 1.5 ton split system. System shall be a heat pump type. Condensing unit shall be installed at the rear of the building and the air handler (A/H) shall be installed in the above the suspended ceiling. Provide copper lines to interconnect units. Provide ducting, diffusers, thermostat as per drawings. Provide pan and condensate drain for condensing unit.

23.2. Provide 4” ducting with wall louver and for outside air. Provide ducting and diffuser for return.

23.3. Provide programmable thermostat with cover. 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.


26.2. Provide dedicated circuits for condensing unit, fan coil, two for cabinet area, and water heater. Insure there is enough room in the panel for future circuits for projector, motorized screen, etc.

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. 28.0. Fire Alarm (FA) 28.1. Provide a fire alarm system as per the drawings. Stamped engineered drawings will be provided upon award as a submittal.

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.

31.2. Excavate footings for columns, see drawings. 31.3. Trench depths shall be a minimum of the following: Electrical 24” Water 24” Sewer- as per code varies (insure proper slope to existing) If there are any questions or concerns in this matter, please contact the undersigned. Respectfully, ___________________________________ Project Estimator cc: Contracting Office Project File


Review Drawings and Specifications Design drawings may be 100% design drawing from an A&E firm or 35% from the General Contractor (your design department). We will concentrate on 35% design drawings. With 35% design drawings it is essential to have a very detailed SOW. In order to develop the estimate, you must reference the Contract Specification (Spec’s), SOW, SOO, and drawings. The SOW, drawings, and estimate make up the package. Keep in mind who ever works on the project, your in-house crews, or sub-contractors, they must be able to read the SOW and “run” with the drawings. Meaning the contractor and or workers needs to complete the project with minimal questions and or issues for the Superintendent.

4Clicks Introduction to RSMeans Estimating Page A-1 4Clicks Solutions, LLC

Attachment A: Schedule


Personal Introductions The 4Clicks team is comprised of an excited group of people stemming from a wide variety of backgrounds and experiences. Each brings a wealth of knowledge as well as a vast array of skill sets. We have been designing estimating and project management tools since 1989.

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 – Syllabus Start Time End Time Topic Outline

8:00 AM 8:15 AM Conference Introduction Welcome, Introductions, Objective, Schedule, Survey

8:15 AM 8:50 AM RSMeans Cost Data Books, References, Cost City Index

Introduce Cost Data Books, Reference Books, General Information, RSMeans Tips, Estimating Tips, Display RSMeans Cost City Indexes

9:00 AM 9:50 AM Unit Cost Pricing and Estimate Format

Unit Cost Pricing with RSMeans, Breakdown and Display a Line Item and Discuss the Different Aspects, Discuss MasterFormat 04 and UniFormat II

10:00 AM 10:30 AM Practice Class – Remove and Replace Vinyl Composite Tile (VCT) in Room 102

Using SOW, Drawings, and RSMeans; Perform Takeoff; Use the Index; Find and Place Line Items in Estimate Worksheet

10:30 AM 10:50 AM Organizing an Estimate, SOW Discuss different ways to Organize an Estimate, Review the SOW, Divisions used, and Line Items used for the Estimate

11:00 AM 11:45 AM Exercise #1 – Provide Finishes in Classroom #100

Using SOW, Drawings, and RSMeans; Perform Takeoff; Use the Index; Find and Place Line Items in Estimate Worksheet. Be sure to separate Line Items by Division.

11:45 AM 12:00 PM Q&A and Review Q&A and Review

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