Cost Per Square Foot - The Myth & Math of Fast & Accurate
Estimating & Budgeting ©
© Copyright 2006
Venue: NAHB IBS - Orlando - 2006
Date: January 12, 2006
Speaker: Dennis A. Dixon - Dixon Ventures, Inc. Flagstaff, AZ
(928) 774-2223
Fax (928) 774-7733 E-mail [email protected]
©Copyright 2006: All material contained within this document is protected by US
Copyright Laws. Authorization for reprinting, commercial use or reproduction is by
written permission only as authorized by Dennis A. Dixon, Dixon Ventures, Inc.
Purpose of This Seminar:
Identify, Exemplify and Demonstrate Systems To Streamline Your Estimating Process,
Policies, Procedures & Management
Does Fast & Accurate Estimating Ever Exist?
- Tract Homes
- Townhouses
- Semi-Custom Homes
- In Custom Work…It’s An Oxymoron!
- Don’t Be Afraid To Admit When You’re Outgunned!
The Marketplace Myth of Cost / SqFt
- Realtors Quoting Market Prices
- Always Assuming That Cost Determines Value or PRICE!
- Everyone Always Goes To The Baseline (Custom Work for Tract Home Unit Costs)
- The $60,000 Stove
…4,000 SqFt Home = $15 / SqFt Cost Impact!
- The Appraiser Doesn’t Care!
- The Banker Says Great House, But We’ll Only Loan 60%
Marketplace vs. Builders Interpretations of Cost / SqFt
- The Real Price Rules All!
- Livable SqFt vs. Total Under Roof
- 2 Car Garage vs. 3 Car …and the RV Storage
- How Much Does It Cost to Extend the Side of the House 4 ft?
- How Much Does It Cost to Add a Basement?
Wording For Your Contract About Plans & Square Footage
- 15.1 It is not the General Contractor’s or the Subcontractors or Suppliers responsibility
to review work (ARCHITECTURAL PLANS & PLAN DETAILS) generated by others
outside of the employment of the Contractor. It is also not the professional function or
liability of the Contractor to proof-read and critique the Plans for potential building code
compliance, decorating, design flaws, engineering compliance, errors, finishing details,
mistakes, omissions, subdivision code compliance, or to foresee problems generated by
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the interpretation of two-dimensional paper plans to a three dimensional, building
structure.
- 15.2 Areas, square footages and dimensions shall be as determined by the American
Institute of Architects definition per a specific portion of AIA Document D-101 which
calculates square footage area (Architectural Area of a Building) as exterior faces of
exterior wall to exterior face wall (outside wall to outside wall) on each floor of the
building, including the summation of all floors such as: basements, living areas,
mezzanines, mechanical and storage spaces, all with minimum height clearance as
defined per the 1997 UBC (Uniform Building Code). Adjacent spaces are to be measured
to the centerline of common walls separating buildings.
- 15.3 Dimensions and details provided on the Plans shall be assumed correct.
Cost Variation Example
(Attendee to Draw In 3,850 SqFt Footprints)
How Can These Two Homes Be Anywhere Near The Same Cost To Produce?
3,850 SqFt
vs.
3,850 SqFt
Quick Estimating Tools - Example
Is Cost Per Sq Ft Applicable in Today’s Marketplace?
Building Footprint A (100 SqFt)
10
(Attendee to Draw a 10x10 Box)
10
Building Footprint B (100 SqFt)
2
(Attendee to Draw a 2x50Rectangle)
50
RESULTS: Building A has 40 lineal ft of footprint
Building B has 104 lineal ft of footprint
* Building B contains 2.6 times (260%) the amount of excavation, footing, stemwall,
exterior wall, insulation, drywall, base, painted area, etc.
2
How Much Time & (Money) is Required For An Accurate Estimate?
4,250 SqFt Home $700,000 Project 9 Pages of Blueprints & No Finish Details or Specs
…2 Man-Hrs.?
15 Hrs?
Or
35 Hrs?
…Supt. @ $70 / Hr. = $2,450
You @ $150 / Hr. = $5,250
But, What About Other Duties? (That Produce Real Work with Real Income?)
Interaction of Estimating & Contract Methods
- Fixed Price vs. Cost Plus vs. T&M vs. Construction Management
- Time Required to Prepare an Estimate
- Skills Required to Prepare an Estimate
- Plans Are Seldom Ever 100% Complete
- Surprises and Open Ended Issues Rule the Custom Home Business
- Charging For Estimates?
Ask For a Retainer…Applicable Toward the CONTRACT
What Is the Sole Purpose of Estimating?
- Accurate Prediction of Costs and Profits as Part of the Management System
The PARTS & COMPONENTS of a Managed Estimating System
The Pie Assembly Estimating Formula
1. Management Costs To Estimate & Sign-Up the Project
2. Production Costs
3. Overhead Costs
4. Equipment Costs
5. Supervision Costs
6. Profit
7. Costs of Errors & Omissions (1-10%)
8. Double Check the Estimate
9. Always Use the Same Form, Methods and People to Estimate
The Why’s & Wherefore’s of the Estimating Process! …How Do I Improve My Estimating Skills?
1. Know What Time & Work is Required
2. Know Which Projects Fit Your Company Profile
3. Facts & Figures Don’t Lie…Guessing is Unreliable
4. Mr. Big Shot “$150 Per SqFt” is a Bankruptcy Waiting to Happen!
5. Don’t Put A Band-Aid on a 40 Stitch Cut!
Major Cost Components (That Fluctuate By Project)
Appliances, Cabinetry, Electronic Systems, Electrical Programmable Systems, Finishwork Package,
Floor Coverings, HVAC System, Media Rooms, Plumbing Package, Roofing (everything), Windows
Pitfalls in Preparing the Estimate
1. Guessing Costs of Unknown Products (Sub Costs)
2. Turning In Bid Price Pre-Maturely
3. Architect, Designer or Owner Hearsay on “What That Should Cost”
4. Thinking Your Estimate is 100% Correct!
3
Should You Estimate?
* Customer Custom Home Budget is $400,000 for 4,000 SqFt?
* How Can 3 Contractors Bid A Project That is 5 Sheets of Blueprint and No Details?
* Know When to Say No!
…(Politely)
Quick Estimating To Qualify Jobs
* Cost To Construct Ranges Can Be Misleading
* Comparing a Current Job to a Similar Job (Historical Cost Records Are a Must)
*Quality of the Plans & Specs
* Acceptable Cost Error Range?
5% - 7% or 25%
Using Cost “Shell Structure” History
Shell Structure = Permits, Util Hookups, Footing, Stemwall, Floor, Walls, Roofing,
Siding, Ext Doors, Windows, Garage Doors, Fireplace(s), Elec, HVAC, Plumb,
Insulation, Drywall, Siding. (No OVH or Profit or Sales Tax).
Johnson Project: 3,750 SqFt + 750 SqFt Garage = 4,500 SqFt
1-Story
Shell Cost = $398,025
Shell Cost / SqFt = $88.45
Shell Cost / Volume = $8.33
Forest Meadows: 2,810 SqFt + 550 SqFt Garage = 3,360
1-Story
Shell Cost = $365,971
Shell Cost / SqFt = $108.92
Shell Cost / Volume = $8.73
Amberwood: 3,947 SqFt + 710 SqFt Garage = 4,647 SqFt
1-Story
Shell Cost = $446,577
Shell Cost / SqFt = $96.10
Shell Cost / Volume = $8.31
Sedona Oaks: 4,578 SqFt + 725 SqFt Garage = 5,303 SqFt
1-Story
Shell Cost = $415,490
Shell Cost / SqFt = $78.35
Shell Cost / Volume = $8.28
Toca Sierra: 5,560 SqFt + 800 SqFt Garage + 604 SqFt Basement = 6,964 SqFt
2-Story
Shell Costs = $662,276
Shell Cost / SqFt = $95.10
Shell Cost / Volume = $8.12
Percentage Error Comparison Is Reduced With More Cost Category Line Items
Project Budget: $350,000
30 Line Item Budget: Avg Cost Category = $11,666
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90 Line Item Budget: Avg Cost Category = $3,888
10% Error @ $3,888 is 1/3 Impact Than 10% of $11,666
Cardinal Rule: If You Guess, Guess HIGH!
Historical Causes of Estimating That Leads Nowhere!
- Customer Budget is Unrealistic…Builder Kids Himself About Reality!
- Projects with More Than 3 Bidders
- Partnering Up With Owners or Architects to “Value Engineer” the Project
- Providing Line Item Summary Costs (Cost Breakdowns)
… For Incomplete Plans & Specs (Ask For a Retainer)
Initial Contact: Customer & Builder - Can I Have This Dance?
- Costs, Sizes & Project Durations
- Historical Contract Price Ranges Are Best!
“Over the Past 3 Yrs. Our Company has Completed Projects Ranging from 3,000 to
6,000 SqFt with Costs $165 to $385 SqFt, with project durations of 8 to 18 months”.
“Our Company Specializes In… ____________________”
Initial Contact: Customer & Builder - Questions For Your Potential Dance Partner!
1. What Services Are You Seeking From Your Ideal Contractor?
2. Prioritize Your Project Goal: Time, Cost or Quality?
3. What Are Your Cost Expectations? (Budget)
4. What Degree of Supervision Are You Anticipating?
5. Have You Built or Remodeled Before? How’d That Go?
6. What’s Your Favorite Aspect About the Project? And Your Spouse?
…Ultimately… LISTEN VERY CAREFULLY!
…Know When To Proceed, But Also When to Say NO!
“Outside” Influences of Architects, Bankers, Realtors & This Old House
- The American Way is…Cost Comparison & Qualification
- Seldom Do Consumers Get “Realistic” Information
- Architects & Others Only Know “Their” Experiences
- Architects Want To Keep The Clients Happy!
- Consumers Repeat Cost Info That’s Mostly Gossip!
- Production Cost and Marketplace Value Seldom Align
- Non-Builders Always Want To Project Their Knowledge
…And This Info Is Always Used Against The Builder!
Cost Is Relative
…The Builders Profit Always Becomes Suspect @ Budget Problems
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- Ask the Architect…What Are Your Hourly Rates For Design Work?
- What Does It Cost Per Page For Design Work & Plans?
- What Is Your Site Visit Hourly Rate?
Standard Marketplace “Blockades” & Perceptions
- House Contract Cost is $1.2 MM ($240 / SqFt)
- House Contract Selling Price: $2.7 MM ($540 / SqFt) *Lot is included
- Remodeling Cost Quotes vs. New Construction
- “We Want Custom, But We’re Not Building the Taj Mahal Here!”
Circumstances When Cost / SqFt Estimating Works!
- Line Item Unit Costs (Same Quality & Same Type of Work)
- Same Sections, Detailing or Portions of a Project
Making Sure Your Preliminary “Ballpark” Estimate Isn’t Outside the Stadium!
Conditions Needed To Prepare An Accurate Estimate
Your Company Policies Should Include:
1. 100% Complete Plans & Specs
2. Allowance Conditions
3. Change Order Procedures
4. Owner Friendly Specifications
5. Your Contract
6. Builder Is Primary Authority (Not 2nd 3rd or 10th)
Job Cost Data Base (New Construction)
Project:
Size:
Garage:
FM 235
FM 129
Wkpf
Bons
Dryfs
3,845 SqFt 3,960 SqFt 4,874 SqFt 7,248 SqFt 3,598 SqFt
3 Car
3 Car
3 Car
4 car
2+ Car
Appliances:
$17,355
18,228
22,459
18,235
39,884
Cabinetry:
$22,840
29,685
116,583
24,765
88,223
Cleanup Costs:
Countertops:
Driveway Costs:
Drywall:
$5,745
$18,262
$5.45/ft
$4.00/ft
Electrical:
$7.54/ft
(Per Elec Opening) $24.06
5,677
12,220
5.48/ft
3.60/ft
6.94/ft
$22.62
6,349
19,401
5.72/ft
3.72/ft
6.98/ft
$21.18
5,578
13,340
5.40/ft
7.55/ft
6.43/ft
$27.80
5,592
28,655
14.88/ft *
3.66/ft
6.45/ft
$23.98
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Excav– Lot Clear: $7,240
$4,100
$5,330
Finishwork:
$18.57/ft
$21.10/ft $33.25/ft $12.22/ft
$12.21/ft
Floor Coverings: $18,540
$21,755
$1,340
$19,663
$28,344
Floors Conc 4”: $3.40/sqft $3.42/sqft
Wood
Footings:
16.83/lft
$16.60/lft
31.66/lft
$29,428
$3.95/sqft $7.60/sqft
22.83/lft
N/A
HVAC:
$3.24/sqft
$3.20
$3.60
$3.35
Insulation:
$1.88/sqft
2.35/sqft
2.37/sqft
1.30/sqft 2.25/sqft
Painting:
$6.25/ft
7.38/ft
7.55/ft
12.40/ft
Roofing:
(Per Square)
$38,240
______
$16,720
$145
Sub Finishwork: $12.38
Sub Frame Pack: $36.73
Tilework:
$11,380
Windows:
$19,520
(Per Window) $530/W
$33,635
______
$18,210
$145
$29.76/ft
21.65/lft
Framing Costs:
Plumbing:
(Per Fixture?)
$18.60/ft
$4,210
$32,210
______
$28,457
$148
$45.21/ft
$33,610
______
$38,029
$285
N/A
N/A
$19.10/ft
$4.22 (a/c)
13.80/ft
$33,488
_______
$21,212
$238
N/A
N/A
N/A
N/A
N/A
N/A
$16,400
$14,340
$44,561
$16,880
$24,635
$348/W
$29,447
$357/W
Incl
$740/W
$39,560
$682/W
NOTE: Data is for educational purposes only. Not all line item costs are listed,
documented and / or priced.
Determining Allowance Amounts
1. Quantify Your Allowances
2. Qualify Pre-Lim Allowance Owner Directives (Select Something!)
3. Use Calculated Allowances (In the Specs)
Cost Per SqFt For Calculated Allowances
1. Can Be Used For Almost Every Line Item Cost
2. Quantify Allowance Amounts
…Use Area, Amounts, Counts, Time Requirements
3. Average Historical Costs
4. Use Wording To Qualify EVERYTHING!
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Calculated Allowance Example 1
Carpet: 3,345 SqFt x 7% Waste / 9 SqFt per Yd. = 398 SqYards
398 Sq Yards x $41 per Sq Yard = $16,318
Carpeted Areas: Living Room, Dining, 4 Bedrooms and Bedroom Hallway
Client is leaning toward a commercial use “quality” carpet with 3/16” pad.
Carpet Selection (Decision) is Required by: October 15, 2004
Calculated Allowance Example 2
Roofing: Client cannot decide about the roofing style and color. Choice is between a
raised seam metal roof and architectural asphalt shingle.
Allowance Amount is based upon Elk Roofing (40 year) @ $173 per square x 5% waste
x 132 squares = $5,813
Decision must be finalized by December 12, 2004
Client understands that a raised seam metal roof will cost $250 to $500 per square
depending upon color, thickness, pattern, etc.
Changing to a metal roof will also add additional cost for adjustments to the framing,
fascia, drip edge, rain gutters, flashing details, etc. Those costs will be tabulated if client
proceeds with a metal roof system.
Contractor research, quotes and subcontractor inquiries will be invoiced to the client @
$85 per hour for metal roof systems.
Cost Differences in 3,500 SqFt vs. 4,500 SqFt (Same Kitchen & MBR Bath)
- Homes are both on flat lots.
- Homes have similar exterior detailing and Rooflines.
- Homes have similar garages (both 3 car) 900 SqFt
3,500 SqFt Home Contract = $868,000
$248 / SqFt
$197.27 (Total Framed Area)
4,500 SqFt Home Contract = $925,000
$205 / SqFt
$171.30 (Total Framed Area)
Cost Comparison # 1 - Sq Ft Pricing: Kitchen Upgrades
- Two Identical 3,850 SqFt homes have requested Kitchen Upgrades
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- Same Floor Plans, Lot Conditions, Subdivision & Exteriors
- Base Contract Amount: $758,450 ($197 / SqFt)
- Using Smith Contracting “standard” cabinets, appliances, flooring, etc.
Owner A Upgrades/Selections
Owner B Upgrades/Selections
1. Windows:
$9,258.00
1.
N/A
2. Plumb Fixtures: $8,280.00
2. $500.00
3. Butcher Block: $3,950.00
3.
N/A
4. Tile Selections: $9,540.00
4. $950.00
5. Elec Fixtures:
$6,520.00
5.
N/A
6. Cabinetry:
$87,688.00
6. $742.00
7. Appliances:
$39,527.00
7. $3,529.00
------------------------------------------------------------------------------------------Total Selections: $164,763.00
$5,721.00
CONCLUSIONS: Base Contract Cost: $197 / SqFt = $758,450
Owner A “Adds”
$42.80 / SqFt = New Contract = $923,213
$239.80 / SqFt
Owner B “Adds”
$1.49 / SqFt = New Contract = $764,171
$198.49 / SqFt
Cost Comparison # 2 - Sq Ft Pricing: FLAT vs. Sloped Lot
- Two Identical 3,850 SqFt homes
- Same Floor Plans, Same Subdivision, Same Interior Details & Exteriors
- Base Contract Amount: $758,450 ($197 per SqFt)
- Lot A is FLAT
- Lot B is Sloped
Lot A Cost Upgrades
Lot B Cost Upgrades
1. Site Engineering:
N/A
1. $3,859.00
2. Topography Map:
N/A
2. $580.00
3. Soils Test:
N/A
3. $5,140.00
3. Excavation:
N/A
4. $8,945.00
4. Step Footing:
N/A
5. $19,970.00
5. Stemwall:
N/A
6. $24,260.00
6. Wood Floor Frame: N/A
7. $10,789.00
7. Waterproofing:
N/A
8. $1,850.00
8. Finish Grading:
N/A
9. $3,654.00
--------------------------------------------------------------------------------Building Cost Difference: N/A
$79,047.00
+ Cost of 36 Days Additional Construction:
$5,860.00
+ Builder Supervision & Management Time:
$9,789.00
+ Additional Estimate Expense Cushion:
$6,000.00
+ Additional Profit OVH & Risk:
$29,500.00
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$130,196.00
Total Added Costs:
-0-
$130,096.00 ($33.82 SqFt)
CONCLUSIONS: Base Contract Cost: $197 / SqFt
Flat Lot Home
-0- / SqFt = Contract
$758,450
$197.00 / SqFt
Sloped Lot Home $33.82 / SqFt = New Contract $888,546
$230.82 / SqFt
Generating Useful Job Cost History Data
Cost Amounts Without Areas, Sizes, Figures Are Worthless!
All Costs of a Line Item Category Should Be Included
Conc Sub Phone Quote: $3.35 / SqFt (Finished) 4” depth
Concrete Floors (Flatwork):
1. Compaction Test
$295
2. Concrete @ Garage
$2,663*
3. Cleanup Conc Dump
$31
4. Conc Pump @ Garage $325
5. Concrete @ House
$8,238*
6. Conc Sawing
$305
7. Conc Finishing
$5,973
8. Insulation Blankets
$365
9. Insul Blanket Labor
$93
10. Backhoe to Build Ramp $480
11. Gravel For Mud
$285
Total Cost:
6” instead of 4”
* Per Spec Footnote
Added #3 Rebar Grid @ 24” On-Center
* Per Spec Footnote
$18,728 / 4,241 SqFt = $4.42 Per SqFt
Phone Quote: $3.35 x 4,241 SqFt = $14,207
Potential Under Estimate = $4,521
(+32%)
Calculating Job Cost Line Items & Categories - Footings:
1.
2.
3.
4.
Layout.
Excavation.
Labor to prep trenches, lay rebar, build dams, and set grades.
Inspection
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5. Pour concrete; materials, pump & concrete cleanout cleanup.
312 lineal ft of 12” deep x 24” wide, 2 #4’s, 2,500 psi concrete footings.
Data Base Costs:
Total Footing:
Cost / Ln Ft:
Lot 59
$7,251
$11.52
Lot 723
$13,318
$17.25
Sanderson
$14,843
$18.10
Jokake
$21,820
$16.67
Job is similar to Lot 723 & Sanderson: Use $18.10 x 312 Lin ft = $5,648.00
Framing: Sub-Contracted
3,750 SqFt + 3 Car Garage (990 SqFt); 5-12 Roof with Gable Ends
Data Base Costs:
Lot 59
Total Framing (L&M): $89,541
Cost / SqFt (Livable):
$31.25
Cost / SqFt (Total):
$25.84
Lot 723
$154,767
$37.53
$32.57
Sanderson
$144,890
$36.62
$31.89
Jokake
$131,228
$29.15
$26.10
Project Being Estimated is Most Similar to Lot 723:
* Use $36.62 per SqFt x 3,750 SqFt = $137,325.00
Or
* Use $32.57 per Total SqFt x 4,700 SqFt = $153,079.00
Increasing Garage Depth 3ft. (Adds 126 SqFt)
- 4,500 SqFt + 900 SqFt Garage = $891,000 ($165 / SqFt)
- Pre-Construction = Adds $165 / SqFt to Contract Price ($20,790)
- At Framing Stage = Adds = + permit + demo + shoring + rebuild + time delay
+ supervision + inspections = $31,185 + $165 / SqFt
- At Drywall Stage = Adds = + Frame Stage + Add’l Demo = $40,000 ($317/SqFt)
Flat Roof Parapet “Santa Fe” Design: Raise Garage Door Headers: 7 Ft. to 8 Ft.
- House is Framed & Styro Prepped for Stucco
- Roof is Sheathed & Dried-In
- 3 Car Garage (3 Doors) + Golf Cart Cubicle
- Garage Area = 1,150 SqFt (25 x 46)
- Tapered “W” Web Roof Trusses Bear On Continuous GLB Door Header
* Delay finished roofing, stucco and exterior painting and driveway pour.
* Completion Schedule is bumped out 26 days.
* Change will take 18-23 days.
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* What should this cost?
* How do you estimate and price the cost?
* Does other work suffer?
Do other projects suffer?
* What should be the CO Amount?
Allocating Your Overhead Costs: $257,328 Per Year
$257,328 / $2.6 MM in Sales = 9.9%
$257,328 / 6 Projects = $42,888 Per Job
$257,328 / 256 Working Days = $1,005 Per Day
$257,328 / 2,304 Working Hours = $111.70 Per Hour
Allocating Your Supervision Costs: $68,437 Per Year (Cash Cost Supt.)
$68,437 / $2.6 MM = 2.63%
$68,437 / 6 Projects = $11,406 Per Project
$68,437 / 256 Working Days = $267.33 Per Day
$68,437 / 2,304 Working Hours = $29.70 … ($30 Per Hour)
Estimate Calculation:
40 hrs. per week @ $30 / Hr. @ Jones Project x 74 weeks = $88,800
How Do I Know When My Estimate Is Reasonably Correct?
…Count Up the Sticks and Bricks: ESTIMATING FORM EXAMPLE
Bid Form: Dixon Ventures, Inc.
Contract Amount Cost Calculation Form
(12-1-2005 last update)
1. Estimating Time & Cash Costs Calculations:
Office Time _________ hrs. x $95 / hr = $______________
Telephone Time_______hrs. x $95 / hr = $______________
Digitizer Time ________ hrs. x $95 / hr = $_____________
Solving Plan Problems __________hrs. x $95 / hr = $_____________
Spec Writing Time _____________ hrs. x $95 / hr = $_____________
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2. General Jobsite Conditions & Expenses:
3. Lot / Land Costs (Speculative Building):
Calcs based Upon Time Frame of: 6 mos. 10 mos.
A. Purchase Price:___________________
B. Closing Costs:___________________
C. Financing Expense:______________
D. Property Taxes:__________________
E. Subdivision Expense:_____________
F. Misc. Expense:__________________
12 mos.
(Spec 18 months)
4. Insurance Costs: Liability:_____ Fire Coverage:______ Theft / Damage:_______
5. Office Overhead Expense:
6. Pre-Construction Fees & Expenses:
7. Value Engineering Costs:
8. Demolition (Remodeling):________________________________________
9. Architectural / Design Cost / Plan Expense:
10. Building Permit:
11. Development Fees / Impact Fees / Subdivision Fees
12. Safety Fence:
13. Survey / Topography:
14. Tree Removal / Site Prep: $_______________________________________
A. Tree Cutdown & Haul @ $35 / Tree x ________ Trees = $______________
B. Dumpster Fees: $_______________________________________________
C. Trash Haul/Dump Fees: $________________________________________
15. Tree Protection: $______________________________________________
16. Excavation to Prep Lot: $________________________________________
Minimal
Standard
Extensive
Get Excavation Bid
17. Access to House Expense: $____________________________________
18. Rough Driveway:
A. Excavation Prep @ $75 / hr x ______ hrs. = $______________________
B. Loads of Cinder Fill @ $125 per load x ______ loads = $_____________
C. Loads of ABC Gravel @ $190 per load x _____ loads = $____________
C. Culvert Cost @ $25 per lineal ft x _________ ft = $_________________
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19. Utility Hookups:
A. Package Bid Price: $_________________
B. Elec Trench @ $12.40 per lineal ft x _________ ft = $_________________
C. Gasline Trench @ $18.80 per lineal ft x _______ ft = $________________
D. Phone Cable @ $____________ ln ft x ________ ft = $________________
E. TV Cable/Conduit @ $________ ln ft x ________ ft = $_______________
F. IMPACT Fees: $_______________________________________________
G. Water/Sewer “Buy-In Fees: $_____________________________________
H. Well Expense: $_______________________________________________
I. Special Conditions per Subdivision: $______________________________
J. Street Excavation / Protection / Repair:_____________________________
K. Curbing Removal and Replacement Costs:__________________________
20. Utility Costs:
A. Electric bill @ __________ per month x __________ months = $_______________
B. N-gas bill @ ___________ per month x __________ months = $________________
C. Water/Sewer @ _________ per month x _________ months = $_________________
D. Hauling Water to Site @ $__________ per truck x ________ truckloads =
$____________
E. Temporary (Rental) Heating Cost = $__________________
F. Phone Hookup & Usage: $___________________________
G. Jobsite Trailer Heating/Cooling Costs: $_________________
21. Footings:
A. 6 x 18 Footing @ $_________ ft x __________ lineal ft = ____________________
B. 12 x 24 Footing @ $________ ft x __________ lineal ft = ____________________
C. Specialty Footing Size ____________ @ $_______ per Lin Ft = _______________
D. Poured Stems @ 8” x 48” @ $21 per lineal ft x _______ lin ft = _______________
E. Fireplace Footings @ Grid + Conc = $_________ per Footing x ____ FP’s = ______
F. Deck Piers @ $_____per 3x3 Footing x _____ pads = _________________________
G. Sonotube Prep/ Pour @ ___ Size Tube @ $_______per Tube x______ Tubes Needed
= ________________________
H. Mailbox Footing @ $125 = $________________
I. Elec Lamp Footings @ $125 = $_____________
J. BBQ Footings @ ___________________ = $___________________
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K. Footing Excavation Bid: $___________________________________
L. Backfill & Grading Expense: $________________________________
21. Drainage:
A. Standard ADS Perf Pipe @ $4.40 per lineal ft. x _______ ft = $_______________
B. Yard Drains:_______________________________________
C. Specialty Drainage:_________________________________
D. Drywell:__________________________________________
E. Rain Gutter Drains:_________________________________
F. Stemwall Seal & Waterproof:_________________________
G. Gravel Loads @ ________ $125 per load x ___________ loads = $______________
22. Stemwall Masonry:
23. Stemwall Poured Concrete:
24. Termite Treatment:
25. Floors - Frame:
26. Floors – Concrete:
27. Fill for Floors:
28. Grade Seal & Insulation:
30. In-Floor HVAC System:
31. Fireplaces – Masonry:
32. Fireplaces – Zero Clearance:
33. Waterproofing:
34. Sub Framing Costs:
35. Frame Walls:
36. Frame Roof:
37. Trusses:
38. Steel – Structural:
39. Metal Brackets / Hangers:
40. Ruffup Beams:
41. Decks:
42. Deck Railings / Stairs:
43. Patios – Concrete:
44. Windows:
45. Glazing (Storefront):
46. Glass Block:
47. Skylights:
48. Crane Rental:
49. Weather Costs / Delays / Expense:
50. Electrical Rough-In:
51. Plumbing Rough-In:
52. HVAC Rough-In:
53. Audio Visual System (Rough-In & Trim):
54. Security System:
55. Fire Sprinklers:
15
56. Roofing:
57. Flashing Expense:
58. Insulation:
59. Drywall:
60. Plaster – Interior:
61. Plaster – Exterior:
62. Doors – Interior:
Door Style: Panel______ Slab_____ French_______ Custom______ Carved______?
Door Heights:
6-8______ 7-0_______
Slab Thickness: 1-3/8” 1.5”
1.75”
8-0_______
Custom_________?
_______”
Jamb Type: Standard__________ Full Mortise_______Finger-Joint or Solid______?
Door Stops: ¼”_________ ½”___________?
Hinge Details: 2 per door
3 per door
Solid Rabbited Jambs?
Ball Bearing
Custom Finish
Lock Boring & Prep:
Standard_____ 2-3/8” or 2-3/4” Backset
_____Jobsite Boring & Dapping?
Paint or Stain Grade?
Pine
D-Fir
Birch
Oak
Wood Quality & Appearance:
Clear Semi-Knotty
Specialty Shapes:
Round-Top
Arched
Luan Alder
Rustic Laminate
Dutch Door
Axle Pivots?
Poplar
Synthetic
Tambor Doors
A. 6 Panel Doors ______ @ $_____ per Door x _____________Doors = ____________
B. Multi-Panel Doors @ $________per Door x ____________ Doors = ____________
C. CIW* Doors @ $____________ per Door x ____________ Doors = ____________
D. Custom Doors @ $___________per Door x _____________ Doors = ____________
E. French Doors @ $___________ per Door x _____________ Doors = ____________
F. Metal Doors @ $____________ per Door x _____________ Doors =____________
G. Fire Doors @ $_____________ per Door x _____________ Doors = ____________
H. Undersized Doors @ ________ per Door x _____________ Doors =_____________
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I. Pocket Doors @ $___________ per Door x _____________ Doors = _____________
J. Double Pocket Doors @ $_____per Door x _____________ Doors = ____________
K. By-Pass Doors @ $___________per Door x _____________ Doors = ____________
L. Bi-Fold Doors @ $___________ per Door x _____________ Doors =____________
M. Wood Veneered Slab Doors @_______per Door x ________ Doors =____________
N. Freight/Crating/Misc. Expense:___________________________________________
63. Finishwork Materials:
Baseboard @ ____________Lineal Ft. x __________Lineal Ft. = $________ + waste
Casing @ ______________ Lineal Ft. x __________ Lineal Ft. = $________ + waste
Window Jamb @ ________ Lineal Ft. x __________ Lineal Ft. = $________ + waste
Chair Rail @____________ Lineal Ft x __________ Lineal Ft. = $________ + waste
Crown Molding @ _______ Lineal Ft x __________ Lineal Ft = $_________+ waste
Multi Piece Trim @ ______ Lineal Ft x __________ Lineal Ft = $_________ + waste
Foam Trim @___________ Lineal Ft x __________ Lineal Ft = $_________+ waste
64. Finishwork Labor Expense:
A. Hang Interior Doors @ _______per Door x ____________ Doors = $____________
B. Bore & Dap Interior Doors @ ______ per Door x _______ Doors = $____________
C. Cutoff Inter. Doors (post flooring) @ ____ per Door x ____Doors = $__________
D. Case Interior Doors @ _______per Door x _____________ Doors = $__________
E. Case Interior of Exterior Doors @ _______per Door x ____ Doors = $___________
F. Jamb Windows @ _________ per Window x _________Windows = $__________
G. Case Windows @ __________per Window x _________ Windows = $__________
H. Install Baseboard @ ________per Lineal Ft. x ________ Lineal Ft. = $__________
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I. Install Chairrail @ _________per Lineal Ft. x ________ Lineal Ft. = $__________
J. Install Crown Mold @ _______per Lineal Ft. x ________ Lineal Ft. = $__________
K. Install Paneling @ __________ per SqFt x_____________ SqFt = $______________
L. PANEL DETAILS:_____________________________________________________
M. Install T&G 1x6 @ __________ per SqFt x___________ SqFt = $______________
N. Install Handrail @ ___________ per Lineal Ft. x ______ Lineal Ft. = $__________
O. Install Wallcap @ ___________per Lineal Ft. x _______ Lineal Ft. = $___________
65. Closets:
66. Sub Finishwork Bid:
67. Painting – Interior:
68. Painting – Exterior:
69. Stonework:
70. Brickwork:
71. Pre-Cast:
72. Stucco / Ext Plaster:
73. Driveway:
74. Exterior Concrete (Except Patios):
75. Electrical Fixtures:
76. Plumbing Fixtures:
77. HVAC Trim:
78. Cabinetry:
79. Countertops:
80. Tilework:
A. Tilework Areas:
B. Granite Areas:
C. Marble Areas:
D. Corian Areas:
E. Silestone / Zodiac Areas:
81. Appliances:
82. Floor Coverings:
A.
B.
C.
D.
E.
Carpet:
Concrete Floors - Paint/Stain
Stone Floors:
Tile:
Wood Floor:
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F. Vinyl:
81. Hardware – Doors:
83. Hardware Front Entry Door:
84. Hardware – Baths:
85. Bath Glass (Mirrors / Shower Doors):
86. Punch List Labor:
87. Cleanup:
A.
B.
C.
D.
Daily Cleanup @ ____per Day x $____ per hr labor cost x ____ Days = $________
Weekly Cleanup @ __ per Week x $___per hr labor cost x ____ Weeks = $_______
Final Cleanup Cost @ _______hrs. labor @ ____per hr = $____________________
Dumpsters @ $400 per dump x _____ loads = $_____________________________
88. Landscaping:
89. Grading to House:
90. Final House Cleaning:
91. Window Cleaning:
92. Supervisor Labor Cost:
A.
B.
C.
D.
E.
F.
G.
Steve D. @ $235 per day x _________ days = $_________________
John F. @ $210 per day x __________ days = $_________________
Francis K @ $304 per day x ________ days = $_________________
Insurance Overhead Expense:________________________________
Job Trailer Expense:_______________________________________
Work Comp Expense:______________________________________
Site Security Cost (after hours):_______________________________
93. Smith Builders Management Fees:__________________________
94. Total Cash Expense & Outlay Costs:________________________
95. Smith Builders Profit:_____________________________________
96. Overall Project SALES TAX:_______________________________
97. Total Contract -Client Project Price:________________________
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Reality Unit Costs vs. Sub Bids & Quotes - Cabinetry Package Price: Example
1.
2.
3.
4.
5.
6.
7.
8.
Is the Entertainment Center Included?
Are the Closet Dresser Drawer Units Included?
Medicine Cabinets That Match Cabinets?
Silverware Trays & Pan Dividers
Door-Drawer Pulls?
Full Extension Glides? ...No Those are OPTIONAL!
Are These KraftMaid brand? …No, But No One Can Tell!
Has the Finish Been Quoted Correctly?
Reality Unit Costs vs. Sub Bids & Quotes - Roofing Category Line Item Example
43. Roofing was quoted at $310 per square, 4:12 Pitch
-
BHP 16” Panel, Raised Seam, 22 gauge, painted metal (Bronze)
Freight Included
Fasteners Included
Flashing, Silicone, Trim Included
Underlayment 30Lb. & Ice Guard Included @ Eaves
Install Square Skylights @ $125 each (under 4x4 ft)
53 Square x $310 = $16,430
4 Skylights (Install) @ $125 = $500
Estimating Adjustment: $1,550 (Flashing, caulking, roof jacks, etc.)
TOTAL (#43) Roofing Line Item Cost = $18,480 …NOT $16,430
Knowing Your Numbers Makes For Excellent Management
- Knowing Your Overhead and Supervision Costs (Per Hr and Per Day)
- Pricing a Change Order
- Cost of a Delay
- Owners Postponing a Decision
CONCLUSIONS
1. Do Some Dating Service Matchup…Before You Commit To an Estimate
2. Don’t Be Afraid To Ask For a Deposit or Retainer (To Finish the Plans & Specs)
& Estimate
3. Cost / SqFt Is Relative …Remember 10x10 and 2x50
4. Make Sure You Qualify and Tame the SqFt MONSTER!
5. Be Wary of “Ballpark Quotes” Using Cost / SqFt
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