Facility Condition Assessment
Final Report
Ferris State University
August 2006
1900 West Loop South, Suite 400, Houston, TX 77027 T: 713-871-7000 F: 713-871-7171 www.3di.com
Ferris State University
Facility Condition Assessment
Final Report
Table of Contents
Executive Summary............................................................................................. 2
Objectives
Approach
Summary of Findings
Interpreting Results
Conclusions
Summary of Results............................................................................................. 5
Background
Deficiency Categories
Building System Classifications
Replacement vs. Renewal
Facility FCI by Building
Capital Renewal................................................................................................... 9
Funding Requirements – 10 Year Renewal Projection
10 Year Capital Renewal Forecast
COMET Assessment ......................................................................................... 12
Level 2 Facilities Assessment Methodology
Priorities ........................................................................................................... 12
Categories ......................................................................................................... 13
Definitions ........................................................................................................ 15
Comet Reports……………….………………………………………...……….17
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3D/I
Ferris State University
Facility Condition Assessment
Final Report
In February 2005 Ferris State University (FSU) authorized 3D/I to conduct a
Facilities Assessment of 131 buildings, totaling approximately 3,752,778
square feet. This effort is a Level 2 assessment.
Objectives
Executive
Summary
The primary objectives of the Facilities Assessment were to identify overall
deferred maintenance in each facility, while providing cost estimates for
corrections to return the facility to reliable operating condition.
Approach
The Facilities Assessment performed for the Ferris State University was a
detailed visual inspection of each building. The result of the inspection is a
database that catalogs every deficiency with a direct project cost. COMET
(Condition Management Estimation Technology) is used as the database
software for recording all deficiencies.
Craig Anding, Frank Orts, Bill Cadle, Phil Trenbath, Chuck Gulley, Tim
Marcus and Varun Chandra were the assessment team for the project. Brian
Crum served as Student Intern for the project and provided valuable
assistance to the assessment teams. Matt Stanke of FSU was our point of
contact during the assessment.
Research was conducted for existing data prior to visiting the facility. This
research included a review of drawings and other facility information
provided by FSU staff. The assessment teams then conducted site visits to
verify data already gathered as well as to record additional information found
during the inspection. Based on visual observations and discussions with
facility occupants and maintenance staff, the assessors determined what
deficiencies existed in addition to the general conditions of key building
systems. A written description of the facility, including an overview of the
facility’s construction, building systems and general condition, was then
developed.
All assessments were conducted from February 28th, 2005 through May 27th,
2005. The teams visited all facilities to collect data on individual deficiencies
and life cycle information.
The information was compiled in the field on a handheld computer made by
Viewsonic. This information was downloaded to the main COMET database,
located on the 3D/I server in Houston. Once downloaded, the assessors
priced each deficiency, using R.S. Means as the cost basis. In addition, the
assessors added a smart icon with deficiency information for each item on
the floor plan drawings attached to the database.
In addition to data collected in the field, we also incorporated roofing
information provided by TSK Roofing Consulting, Inc.
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Ferris State University
Facility Condition Assessment
Final Report
Summary of Findings
The costs presented below are a summary of the findings of the project for
the assessed deficiencies. The table lists total costs without regard to priority
of particular deficiencies. The data includes soft costs associated with a
rehabilitation project.
Gross
Area(Sq.Ft.)
Facility Name
Total Cost of Assessed
Deficiencies
Replacement
Value
FCI %
Ferris State University
3,752,778
$209,701,395
$647,943,055
32.36%
Big Rapids Campus
3,476,798
$190,271,143
$583,795,856
32.59%
1,712,140
$113,615,541
$245,919,077
46.20%
260,800
$16,734,381
$43,101,991
38.83%
1,451,340
$96,881,160
$202,817,086
47.77%
1,764,658
$76,655,602
$337,876,779
22.69%
275,980
$19,430,252
$64,147,199
30.29%
Auxiliary
Non-Residential
Residential
General Funded
Grand Rapids Campus
Interpreting Results
The FCI is a ratio of the cost of assessed deficiencies divided by the
replacement value of the facility. It describes the relative state or physical
condition of a building (or its components, or a group of buildings) against a
cost model of a similar building as if it were at the beginning of its useful
life, fully “renewed” to today’s standards. The FCI calculation is shown in
the following formula:
FCI =
Cost of Assessed Deficiencies
Replacement Value
For example, if a building's replacement value is $10,000,000 and the cost of
correcting its assessed deficiencies is $1,000,000, the building's FCI is
$1,000,000 ÷ $10,000,000 = 0.10, or we might say the facility is 10 percent
deficient. The FCI is particularly useful when comparing similar facilities or
campuses within the same portfolio.
Flite Library
The Association of Higher Education Facility Managers (APPA) and the
National Association of College and University Business Officials
(NACUBO) have established standard guidelines currently used by owners
across the country. These guidelines are shown in tabular form in the second
column of the table below. 3D/I has assessed over 1 billion square feet for
educational clients across the country and our experience, shown in the third
column of the table differs somewhat from the industry guidelines. These
figures are provided to help you interpret the results of this survey.
Assessed Condition
Good
Fair (Functional &
Repairable)
Poor (Needs Significant
Attention)
Suggests beyond useful
life
APPA/NACUBO
Guidelines
3D/I Experience
0 to 5%
0 to 15%
5.01 to 10%
15.01 to 25%
> 10%
> 25%
> 60%
> 70%
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Ferris State University
Facility Condition Assessment
Final Report
Conclusions
The overall FCI of the facilities at Ferris State University is 32.36%. This is
typical of what we find for facilities of similar age and function, across the
nation. While this is a “poor” FCI the facilities are generally well maintained.
While the majority of the deferred maintenance requirements are of the type
that can be renewed without major renovation of the facility, a substantial
number require major renovations. This does not say that all facilities should
be renovated; rather, renovation may be the best option as the planners
consider new buildings, high growth areas, population, and other factors.
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Ferris State University
Facility Condition Assessment
Final Report
Background
Ferris State University is located in Big Rapids, Michigan. Founded in 1884
by Michigan educator and statesman Woodbridge N. Ferris, the University
has developed a modern 880-acre campus in west central Michigan's
vacation-recreation country.
Deficiency Categories
Summary
Summary
Executive
of of
Summary
Results
Results
The deficiency costs identified in the assessment are grouped in to Capital
Renewal, Deferred Maintenance, Modernization, Plant Adaptation and
Routine Maintenance categories (see Categories section on Page 13 for more
information): The following chart gives a breakdown of the recorded
deficiencies by their respective category for the assessment.
$62,367
$13,458,352
$56,682,770
$139,497,904
Capital Renewal
Plant Adaptation
Deferred Maintenance
Routine Maintenance
Building Systems Classifications
In general, the majority of the costs identified in the assessment are for
HVAC, Electrical, Exterior Enclosure and Plumbing. Exterior enclosure
deficiencies include doors and windows. The majority of the electrical
system costs are for replacement of lighting fixtures, wiring and renewal of
the main service and branch circuits. The HVAC costs include air handlers,
piping, controls and central heating and cooling equipment. Plumbing costs
are mainly for replacement of aging piping systems. Within finishes, the bulk
of the costs are for replacing ceilings, wall and floor finishes. Although good
maintenance has extended the life of many of these systems, you can expect
failure where systems have exceeded their predicted useful life.
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3D/I
Ferris State University
Facility Condition Assessment
Final Report
The following chart gives a breakdown of the recorded deficiencies by their
respective Building Systems for the assessment.
$7,535,519
$2,465,027
$3,096,601
$4,952,243
$8,852,514
$10,750,171
$68,052,574
$17,986,069
$21,250,357
$40,447,221
$24,313,096
HVAC
Interior Finishes
Conveying
Electrical
Fire Protection
Special Construction
Exterior Enclosure
Interior Construction
Various
Plumbing
Roofing
Replacement vs. Renewal
It is generally held in the property management industry that when an FCI is
60% or greater, replacement of the asset should be considered instead of
renewal. For any Ferris State University facilities that may later have an FCI
in or near this range, the master planning process should carefully weigh
issues such as:
•
Gym-Student Recreation Center
•
•
•
The generally good condition of the existing foundations and
superstructures.
The need for additional space, i.e., new construction.
The appropriateness of the location of current assets.
Adequacy of the renewed facility to perform its functional mission
for the next 30 years.
The costs to renovate the Ferris State University facilities are the estimated
costs to repair the existing facilities or build new facilities to comply with
current building codes, construction practices and provide modern
infrastructure.
The general functions within a given building, as well as associated
amenities, are not significantly different (we did not add a new functional
area that does not exist today), however, code and livability issues are
included in the cost models. We chose this methodology because the cost
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3D/I
Ferris State University
Facility Condition Assessment
Final Report
estimates generated by this assessment are more relevant to the planning
process than the costs associated with replacing a building in kind.
Facility FCI by Building
The following is a list of Ferris State University facilities, displaying the FCI:
Cost Per
Sq. Ft.
Gross
Area
(Sq.Ft.)
Total Current
Repair Cost
Replacement
Value
FCI %
Allied Health
$228.17
67,400
$2,402,609
$15,378,658
15.62%
Alumni Building
$203.47
34,600
$3,104,486
$7,040,062
44.10%
Arts & Sciences Commons
$180.80
79,259
$894,178
$14,330,027
6.24%
Automotive Center
$152.36
77,000
$6,355,680
$11,731,720
54.18%
Facility Name
Birkham Health Center
$137.05
18,400
$2,066,705
$2,521,720
81.96%
Bishop Hall
$148.14
50,900
$2,775,850
$7,540,326
36.81%
Bond Hall
$163.51
90,500
$5,602,493
$14,797,655
37.86%
Brophy Hall
$138.46
47,000
$3,960,472
$6,507,620
60.86%
Business Building
$153.50
90,600
$3,117,701
$13,907,100
22.42%
Carlisle Hall
$147.83
47,200
$3,462,968
$6,977,576
49.63%
Carrillon Tower
$11,836
44
$5,781
$520,762
1.11%
Clark Hall
$138.71
41,500
$3,900,671
$5,756,465
67.76%
Copy Center
$133.54
4,064
$298,216
$542,707
54.95%
Cramer Hall
$138.71
91,700
$3,636,131
$12,719,707
28.59%
Creative Arts Center
$140.78
7,200
$872,323
$1,013,616
86.06%
East Campus Apartments
$129.46
72,603
$7,093,536
$9,399,103
75.47%
Flite Library
$219.74
173,484
$628,082
$38,121,374
1.65%
General Services Annex
$124.64
13,289
$0
$1,656,341
0.00%
General Services Building
$158.61
27,143
$1,041,568
$4,305,151
24.19%
Grand Rapids Art Museum
$332.85
75,000
$9,566,570
$24,963,750
38.32%
Granger Center
$277.35
75,298
$48,171
$20,883,900
0.23%
Grounds Facility
$75.48
9,100
$168,464
$686,868
24.53%
Hallisy Hall
$138.27
44,700
$2,743,815
$6,180,669
44.39%
Heavy Equipment Center
$150.33
52,000
$1,804,342
$7,817,160
23.08%
Helen Ferris Hall
$134.82
44,300
$3,336,839
$5,972,526
55.87%
Henderson Hall
$138.47
44,900
$1,986,969
$6,217,303
31.96%
Ice Arena
$234.34
69,460
$5,195,322
$16,227,285
31.92%
Instructional Res Ctr *
$209.91
54,700
$4,121,963
$11,482,077
35.90%
Johnson Hall
$148.58
33,600
$3,127,962
$4,992,288
62.66%
Katke Club House
$149.51
5,700
$10,371
$852,207
1.22%
$56.40
2,800
$93,004
$157,920
58.89%
Katke Golf Cart Storage
Katke Golf Course Maint.
$72.14
3,200
$68,520
$230,848
29.68%
Kendall - 110 Ionia Street
$197.93
104,914
$5,276,193
$20,765,628
25.41%
Kendall - 111 N. Division
$197.93
85,670
$4,580,639
$16,956,663
27.01%
Kendall - 17 Fountain
$140.55
10,396
$6,850
$1,461,158
0.47%
Knollcrest
$142.77
27,676
$2,450,455
$3,951,303
62.02%
Masselink Hall
$162.92
104,700
$8,430,993
$17,057,724
49.43%
McKessy Barn
$47.44
2,000
$43,903
$94,880
46.27%
McKessy House
$124.17
2,800
$158,263
$347,676
45.52%
McNerney Hall
$140.34
47,000
$3,354,423
$6,595,980
50.86%
Merrill Hall
$140.67
51,700
$2,796,351
$7,272,639
38.45%
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3D/I
Ferris State University
Facility Condition Assessment
Final Report
Facility Name
Merrill/Travis Commons
Cost Per
Sq. Ft.
Gross
Area
(Sq.Ft.)
Total Current
Repair Cost
Replacement
Value
FCI %
$154.25
10,720
$965,057
$1,653,560
58.36%
Miller Hall
$139.09
47,382
$2,772,041
$6,590,362
42.06%
Music Activity Center
$146.54
10,000
$473,652
$1,465,400
32.32%
National Elastomer Center
$185.42
43,392
$934,641
$8,045,745
11.62%
North (Kirby) Storage Bldg
$85.93
10,711
$430,176
$920,396
46.74%
Pennock Hall
$211.96
50,900
$5,173,061
$10,788,764
47.95%
Pharmacy Building
$196.10
62,200
$3,816,121
$12,197,420
31.29%
Pickell Hall
$138.66
50,400
$2,993,763
$6,988,464
42.84%
Power Plant **
$482.46
19,900
$3,460,035
$9,600,954
36.04%
Prakken Building
$151.78
42,100
$2,806,620
$6,389,938
43.92%
Puterbaugh Hall
$137.83
46,400
$2,405,760
$6,395,312
37.62%
Racquet & Fitness Ctr
$118.65
38,800
$836,667
$4,603,620
18.17%
Rankin Student Center
$151.11
109,100
$7,781,826
$16,486,101
47.20%
Science Building
$213.70
107,300
$4,575,779
$22,930,010
19.96%
South Campus Apartments
$133.60
53,200
$5,217,233
$7,107,627
73.40%
South Commons
$156.60
32,460
$1,375,598
$5,083,236
27.06%
Southwest Commons
$142.79
32,745
$3,312,286
$4,675,659
70.84%
Southwest Power Plant
$483.11
2,200
$98,124
$1,062,842
9.23%
Sports Complex
$216.87
83,852
$2,030,019
$18,184,670
11.16%
Starr Education Center
$191.55
86,400
$3,606,101
$16,549,658
21.79%
Student Recreation Center
$180.44
116,051
$3,510,815
$20,940,242
16.77%
Swan Building
$168.75
131,600
$7,770,759
$22,207,618
34.99%
Taggart Hall
$138.67
47,800
$2,604,686
$6,628,426
39.30%
24.37%
Technology Transfer Ctr
$139.70
18,142
$617,778
$2,534,498
Timme Center
$193.76
57,000
$77,032
$11,044,320
0.70%
Travis Hall
$140.03
51,700
$2,908,814
$7,239,551
40.18%
Vandercook Hall
$138.98
41,500
$3,239,723
$5,767,670
56.17%
Ward Hall
$139.12
41,320
$3,346,101
$5,748,438
58.21%
West Building
$146.40
23,700
$2,951,926
$3,469,680
85.08%
West Campus Apartments
$124.83
262,125
$15,186,939
$32,721,062
46.41%
W Campus Community Ctr
$131.85
5,785
$247,498
$762,752
32.45%
West Commons
$152.83
19,800
$1,501,795
$3,026,034
49.63%
Wheeler Pavilion
$202.67
10,593
$83,136
$2,146,883
3.87%
$172.66
3,752,778
$209,701,395
$647,943,055
32.36%
Totals
* scheduled for renovation in 2006
** this report does not include data from Utility Master Plan and Condition Assessment
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Ferris State University
Facility Condition Assessment
Final Report
Funding Requirements – 10 Year Renewal Projection
Capital
Renewal
The following chart illustrates the 10-year total funding requirements for the
Ferris State University for three (3) funding scenarios. It shows the combined
funding needed for the assessed deficiencies and the predicted capital
renewal requirements. Using this chart, we can query:
•
•
•
“How much funding is required to maintain the current FCI?”
“What level of funding is required to achieve an FCI of 15%?”
“What trend does the University’s maintenance budget have on the
FCI?”
$
,
,
Current FCI = 32.36%
30.0%
$50,000,000
25.0%
$40,000,000
20.0%
$30,000,000
15.0%
$20,000,000
10.0%
$10,000,000
5.0%
$0
0.0%
Year
Funding Plan 1
Funding Plan 2
Funding Plan 3
FCI% Progress 1
FCI% Progress 2
FCI% Progress 3
Carillon Tower
COMET P i t d
8/21/2006
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Facility Condition Assessment
Final Report
We chose to show these three scenarios:
•
Current FCI: Keep the current FCI Stable (Red)
The red line assumes no spending in the current year (2005) for current
deficiencies but capital renewal costs over the next 10 years will be
required to maintain the current FCI level.
•
Required funding: Reduce the FCI to 25% (Blue)
The blue line assumes no spending in the current year (2005) for all
current deficiencies. It assumes the required level of funds for capital
renewal over the next 10 years, in addition to a premium to buy-down the
current deficiencies to achieve an FCI of 25%. (Poor standard as
published by APPA; Fair per 3D/I Experience.)
•
Required funding: Reduce the FCI to 15% (Green)
The green line assumes no spending in the current year (2005) for all
current deficiencies. It assumes the required level of funds for capital
renewal over the next 10 years, in addition to a premium to buy-down the
current deficiencies to achieve an FCI of 15%. (Poor standard as
published by APPA; Good per 3D/I Experience.)
Supporting data for this chart with a listing of current deficiencies can be
found in the “Deficiency Analysis” reports for each building. Future failure
data can be found in the “Facility Renewal Schedule” report for each
building. These reports are located in the COMET Reports section.
The table below shows the 10 year annual capital renewal funding
requirements from the chart above.
Year
2006
2007
2008
2009
2010
2011
2012
2013
2014
2015
2016
$
$
$
$
$
$
$
$
$
$
Current FCI
$
10,650,900
9,849,330
15,111,200
13,315,800
12,852,500
15,119,200
14,434,100
9,329,980
15,969,800
38,628,700
$
$
$
$
$
$
$
$
$
$
FCI 25%
$
15,565,700
14,911,500
20,325,200
18,686,300
18,384,000
20,816,700
20,302,500
15,374,400
22,195,600
45,041,300
$
$
$
$
$
$
$
$
$
$
FCI 15%
$
22,239,500
21,785,500
27,405,500
25,978,900
25,895,500
28,553,500
28,271,400
23,582,400
30,649,800
53,749,100
Total
$155,261,510
$211,603,200
$288,111,100
Average
$ 15,526,151
$ 21,160,320
$ 28,811,110
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Facility Condition Assessment
Final Report
10 Year Capital Renewal Forecast
$
,
,
$30,000,000
$25,000,000
$20,000,000
$15,000,000
$10,000,000
$5,000,000
$0
2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016
Year
Big Rapids Campus
Grand Rapids Campus
The cost models for each building give us a method to predict future needs
for capital renewal. Each model allows us to assess the remaining life of
each of the main systems in the building, and to enter into the cost model the
expected time of replacement. Although that is only a rough approximation
for one building, over a larger sample it produces a reliable estimate of the
yearly cost to replace building systems. This chart illustrates a 10-year
projection of capital renewal funding requirements, excluding current
deficiencies for each facility. The data supporting this chart can be found on
the Facility Renewal Schedule report for each building included in the Comet
Reports section.
The rule of thumb accepted by APPA/NACUBO suggests an annual target
range of 1.5% to 3% of CRV for funding of capital renewal. Note that
removing buildings from the portfolio can have a dramatic effect on your
overall FCI and future funding requirements.
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Facility Condition Assessment
Final Report
COMET
Assessments
Condition Management Estimation Technology
3D/International Facility Management Software
Level 2 Facilities Assessment Methodology
A Level 2 (L-2) assessment is a detailed physical survey of hundreds or
thousands of current deficiencies, which are added to the L-1 component
building system life cycles. Together they determine a Facilities Assessment
of both current deficiencies and future renewal costs. It is a tactical tool for
facility managers to identify specific deferred maintenance and capital
renewal items to repair or replace.
For this type of assessment, we collected data from a review of drawings and
other current documents as well as a complete visual inspection of facilities.
All areas of a building are investigated including areas such as crawl spaces,
attic spaces, roofs, mechanical rooms, and exterior support areas to include
landscaping, parking and sidewalks.
The first phase of this L-2 assessment is the review of the drawings of each
facility to be assessed. Once reviewed, a “tree” structure, a flow chart of the
facility’s rooms and spaces, is designed in the COMET software. The tree
structure provides the assessor a road map of the building, and the lowest
level of the tree structure is where each deficiency will be recorded. The next
step is to develop cost models made up of pertinent building systems.
Finally, each room in the building is visited by the assessment team to collect
individual deficiencies.
Priorities
Frequently, many of the buildings assessed are over 40 years old and will
have high FCI’s. In order to help prioritize which buildings should be
addressed most immediately, we establish repair priorities. These are the
priorities established for Ferris State University:
. PRIORITY 1 - Currently Critical (Immediate)
Projects in this category require immediate action to:
1. Return a facility to normal operation
2. Stop accelerated deterioration
3. Correct a cited safety hazard
PRIORITY 2 - Potentially Critical (Year One)
Projects in this category, if not corrected expeditiously, will become
critical within a year. Situations in this category include:
1. Intermittent interruptions
2. Rapid deterioration
3. Potential safety hazards
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PRIORITY 3 - Necessary - Not Yet Critical (Year Two - Five)
Projects in this category include conditions requiring appropriate
attention to preclude predictable deterioration or potential downtime
and the associated damage or higher costs if deferred further.
PRIORITY 4 - Recommended (Year Six - Ten)
Projects in this category include items that represent a sensible
improvement to existing conditions. These items are not required for
the most basic function of a facility; however, Priority 4 projects will
either improve overall usability and/or reduce long term
maintenance.
With these priorities assigned, we can compare two facilities with similar
FCI’s to help determine the most critical need.
Categories
Categories
To further enhance reporting, each Project is assigned a category based on
the structure below.
Plant Adaptation: Expenditures required to adapt the physical plant to the
evolving needs of the institution and to changing standards. These
are expenditures in addition to normal maintenance. Examples
include compliance with changing codes (e.g., handicapped
accessibility), and improvements occasioned by the adoption of
modern technology (e.g., the use of personal computer networks).
Routine Maintenance: Means the day-to-day efforts to control deterioration
of facilities (up keep expenses) through scheduled repetitive
activities (e.g. cleaning), periodic scheduled work (e.g., inspections
and equipment adjustments) and minor repairs made on an as-needed
basis.
Deferred Maintenance: Refers to expenditures for repairs which were not
accomplished as a part of normal maintenance or capital repair
which have accumulated to the point that facility deterioration is
evident and could impair the proper functioning of the facility. Costs
estimated for deferred maintenance projects should include
compliance with applicable codes even if such compliance requires
expenditures additional to those essential to affect needed repairs.
Deferred maintenance projects represent catch up expenses.
Capital Renewal: A subset of regular or normal facility maintenance which
refers to major repairs or the replacement/rebuilding of major facility
components (e.g., roof replacement at the end of its normal useful
life is capital repair; roof replacement several years after its normal
useful life is deferred maintenance).
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Modernization: Refers to system improvement associated with replacement
of major facility components (e.g., replacement of the heating and
ventilating systems at the end of their normal useful life is capital
repair; adding air conditioning to the replacement project is a
modernization cost).
Loss
Control: Refers to expenditures for implementation of
recommendations made by FM Global or current university loss
control consultant in their quarterly reports.
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Definitions
City Cost Index
The R.S. Means data used to develop the cost models is a national average.
As such, we modified the costs using a standard index published by the R.S.
Means Corporation. The current index for Big Rapids, Michigan is 84.2% of
the national average.
Facility Condition Index
The facility condition index (FCI) represents the relative physical condition
of facilities. The FCI measures the estimated cost of the current year
deficiencies, including recommended improvements and grandfathered
issues, and compares it to the projected replacement cost of the facility. The
total cost of the repairs is divided by the current replacement cost for the
facility, resulting in the FCI. The higher the FCI is, the poorer the relative
condition of the facility. For example, if a building has a replacement value
of $1,000,000 and has $100,000 of existing deficiencies, the FCI is
$100,000/$1,000,000 or 0.10.
Facility Replacement Cost
Replacement cost represents the hypothetical expense of rebuilding the
existing facilities in a manner similar to the original construction, including
appropriate upgrades to meet contemporary codes and standards. It is
determined by multiplying the gross area of the facility by a per-square-foot
cost estimate. The estimate excludes site development, fixtures, furnishings,
and equipment (FF&E).
Soft Costs
Soft costs are additional costs that are necessary to accomplish the corrective
work but are not directly attributable to a deficient system. Soft costs vary by
user but can include: construction contingency; design; specialized
investigations such as geotechnical, environmental, or hazardous material;
program management fees whether in-house or through a consultant; and
various administrative fees. Soft costs must be added to the R.S. Means unit
costs used in our estimates to show the true cost of the corrections. The costs
used in this assessment of these buildings are as follows:
General Contract =
R.S. Means Unit Prices
+ General Conditions/Overhead/Profit @12%
+ Testing @.03% + Performance Bond @1%
Owner’s Soft Costs =
Contingency @10%
+ A/E Fees @7%
+ Construction Mgmt @5%
+ Project Management @5%
+ Escalation @3%
+ Advertising @.01%
+ Special Consultants @3%
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Final Report
Based on these percentages, the prices shown on the reports have a total
multiplier of 1.518 over R.S.Means unit prices.
An additional soft cost factor of 50% was added to all deficiencies identified
in historic buildings.
It is important to note that these costs may vary once plans for executing the
work are created.
Building Systems
Buildings are divided into systems, as follows: (with expected life cycles and
renewal factors noted)
SYSTEM
A1010 Standard Foundations
A1020 Special Foundations
A1030 Slab on Grade
A2020 Basement Walls
B1010 Floor Construction
B1020 Roof Construction
B2010 Exterior Walls
B2020 Exterior Windows
B2030 Exterior Doors
B3010 Roof Coverings
B3020 Roof Openings
C1010 Partitions
C1020 Interior Doors
C1030 Fittings
C2010 Stair Construction
C3010 Wall Finishes
C3020 Floor Finishes
C3030 Ceiling Finishes
D1010 Elevators and Lifts
D2010 Plumbing Fixtures
D2050 Plumbing Piping
D3030 Heating/Cooling Generating Systems
D4010 Sprinklers
D4030 Fire Protection Specialties
D5010 Electrical Service/Distribution
D5020 Lighting and Branch Wiring
D5030 Communications and Security
E1010 Commercial Equipment
E1020 Institutional Equipment
E1030 Vehicular Equipment
E2010 Fixed Furnishings
E2020 Moveable Furnishings
Life
100
100
100
100
100
100
25
25
25
15
20
40
40
40
40
10
15
20
30
30
30
25
25
25
30
20
10
20
20
20
15
15
Renewal
Premium
100%
100%
100%
100%
100%
100%
105%
105%
105%
120%
100%
110%
107%
100%
125%
100%
100%
120%
100%
90%
100%
100%
100%
100%
100%
90%
100%
100%
100%
100%
100%
100%
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Final Report
Comet Reports
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