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Cost

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CHAPTER 2
QUANTITY TAKE-OFF

The quantity “takeoff” is an important part of the cost estimate. It must be as accurate as possible and should be based on all available engineering and design data. Use of appropriate automation tools is highly recommended. Accuracy and completeness are critical factors in all cost estimates. An accurate and complete estimate establishes accountability and credibility of the cost engineer, therefore, providing greater confidence in the cost estimate. The estimate contingencies for programming purposes reflect the estimate confidence.
2.1

Importance of Quantity Takeoff and Required Documents

The quantity of material in a project can be accurately determined from the drawings.
The estimator must review each sheet of the drawings, calculate the quantity of material and record the amount and unit of measure. Each estimator must develop a system of quantity takeoff that ensures that a quantity is not omitted or calculated twice. A wellorganized check-list of work will help reduce the chances of omitting an item. The estimator must, also, add an appropriate percentage for waste for those items where waste is likely to occur during construction. The material quantity takeoff is extremely important for cost estimating because it often establishes the quantity and unit of measure for the costs of labor and contractor’s equipment.
2.1.1

Contract documents

The contract is defined by the contract documents, which are developed from the tender documents. In a logical order, these documents refer to the following subjects:

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Input from the client (task description).



Output of the contract (specifications, results to be achieved).



Prices for the contractor's contribution.



Responsibilities and procedures (liability, resources provided, time schedule, payment conditions, changes procedures, etc).

Contract documents are usually arranged according to the following sequence:


General (for any project).



Special (for a specialty area of the project).



Supplementary (unique to a given project).



Additional (during bidding or negotiation).



Agreement form (for singing very important and particular clauses).



Modifications (during contract fulfillment).

The complete contract agreement usually consists of the following documents:


Conditions (general, special, supplementary).



Drawing and specifications.



Addenda.



Agreement form.



Modifications.

The most important document from the legal point of view is the agreement. It is sometimes called the contract. Since so many documents are included as contract documents, the agreement is the better term for this particular one. The form of the agreement can be standardized and used for many projects, or a unique document can be prepared for each project. The standard form of agreement prescribed by the American
Institute of Architects has proved to be satisfactory and has been used on many building projects with good results. The form followed for non-building projects is often more varied. Man: agencies have own standard forms, which are used on all their projects.
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Information usually included in the agreement of three parts. The first part is a short introductory paragraph which defines the parties, gives the date of the agreement, and state that each party agrees to what follows. The second part contains the elements of contract and defines the work to be undertaken. The final paragraph confirms the agreement and provides space for signatures of the parties. Thus, the agreement usually composed of the following articles:
1. A short introductory paragraph.
2. Scope of the work.
3. Time of completion.
4. Contract documents.
5. Performance bond.
6. Contractor's insurance.
7. Owner's insurance.
8. Laws, regulations and permits.
9. Payments.
10. Extensions of time.
11. Changes in the work.
12. Owner's right to terminate the work.
13. Contractor's right to terminate the work.
14. Confirmation and signatures.
2.1.2

Quantity take-off: Why?

Owner perspective:
-

Initial (preliminary) estimate of the project costs at the different stages of the project. -

Preparing the BOQ as a requirement of the contract documents.

-

Estimating the work done for issuing the contractor payments.

Contractor perspective:
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-

Identifying the needed resources (Labor, Equipment, etc.).

-

Project schedule.

-

Preparing invoices for work done.

-

Subcontractors’ payments.

2.2

Pricing different work items.

Review and control of crews’ production rates.

Quantity Development

After the scope has been analyzed and broken down into construction tasks, each task must be quantified prior to pricing. Equal emphasis should be placed on both accurate quantity calculation and accurate pricing. Quantities should be shown in standard units of measure and should be consistent with design units. Assistance for preparing
“takeoffs” may be provided by others within the organization in support of cost engineering; however, the responsibility for the accuracy of the quantities remains with the cost engineer. Distinction should be made between “net” quantities without waste versus quantities that include waste or loss. This is necessary to ensure duplication does not occur within the estimate.
The detail to which the quantities are prepared for each task is dependent on the level of design detail. Quantity calculations beyond design details are often necessary to determine a reasonable price to complete the overall scope of work for the cost estimate.
A simple example would be fabrication waste material that is a material cost to the project. Project notes will be added at the appropriate level in the estimate to explain the basis for the quantity calculations, to clearly show assumed quantity allowances or quantity contingencies, and to record quantities determined by cost engineering judgment that will be reconciled upon design refinement. Use the following recommended guidelines in quantity development:
-

Coordinate the quantity takeoff process and plan with the estimator.

-

Ensure full project scope is reflected within the estimate.

-

Include a list of materials in quantity takeoffs.
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-

Utilize a process that easily records the quantity development, i.e., document source and date, estimator name and date, location within the project, demonstrated calculations and additions such as waste or loss.

-

Use a systematic approach similar to the construction methodology required.

-

Check scales and dimensions on each drawing sheet.

-

Highlight or mark drawing areas where quantities have been determined to ensure all scope is captured but not double counted.

-

Consider items that have no material but still require cost, e.g., job office overhead (JOOH), task setup, training and certifications, and labor preparation.

-

Develop quantities within a reasonable range for the work using decimals where critical. -

Add a certain amount of waste, loss, drop off, or length related to the material purchases for a bulk order. Ensure this addition is separate from the original quantity measured.

-

Select a natural stopping point during work interruptions.

-

Coordinate with designers if the design appears in error, if a better approach is discovered, or a value engineering process is warranted.

2.3

Bill of Quantities

The Bill of Quantities (BOQ) is defined as a list of brief descriptions and estimated quantities. The quantities are defined as estimated because they are subject to admeasurement and are not expected to be totally accurate due to the unknown factors which occur in civil engineering work. The objective of preparing the Bill of Quantities is to assist estimators to produce an accurate tender efficiently and to assist the postcontract administration to be carried out in an efficient and cost-effective manner. It should be noted that the quality of the drawings plays a major part in achieving theses aims by enabling the taker-off to produce an accurate bill and also by allowing the estimator to make sound engineering judgments on methods of working. Figure 2.1 shows a sample of a bill of quantities.

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Fig. 2.1: Bill of quantities sample
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The bill of quantities, when completed, is traditionally presented in trade format; that is, in a given order, for example:
-

Demolition and alteration

-

Groundwork

-

Concrete work

-

Masonry

-

Etc.

Also, the bill of quantities is classified into the following work groups:
-

Civil works which includes: Earth works (leveling, excavation, backfilling, transportation of excavated soil); Foundation works (plain and reinforced concrete, piling foundations); Brick works (internal and external); Skelton reinforce concrete (columns, beans, slabs and stairs); Water proofing; Staircases;
Plastering, Flooring; Painting; Metal works (windows, doors, accessories); etc.

-

Sanitary works which includes: Water feeding systems; Internal and external plumbing works; Finishes of plumbing works; etc.

-

Electrical works which includes: Electrical cables; Wiring; Accessories; Internal connections; etc.

2.4

Mechanical works which includes: Air conditioning systems; Elevators; etc.
Measurement Practice

It is vitally important that measurement practice applied to buildings is both accurate and consistent. There are a number of situations that require a quantity surveyor to measure and record dimensions from both drawings as well as on site, depending on the stage of the project. In order to standardize measurement rules and conventions, there are a number of standard codes and methods of measurement that are available. These are outlined below.
There are various approaches to measurement for bills of quantities and these are as follows: -

Each (numbers): Piles, doors, Windows, Precast concrete, etc.

-

Length (meter): Windows sills, Pipes, Skirts, stair steps, etc.
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Area (Square meter): Flooring, painting, plastering, Brick walls (12 cm or less),

-

etc.
Volume (Cubic meter): Brick walls (>12 cm thick), Excavation, Backfilling,

-

Reinforced Concrete, etc.
-

Weight (Ton): Metallic works, Reinforcement steel, etc.

-

Lump Sum: Some electrical and plumbing works, Manholes, etc.

-

Effort (Man-day): Renting of equipment or labor, etc.

Figure 2.2 shows a sample of the quantity surveying table for quantity take-off.

Fig. 2.2: Quantity take-off table
2.4.1

Earth works

Earth works comprises site level, excavation, backfilling and transportation of excavated materials. Cost Estimating

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Excavation:
-

Quantities are calculated based on the dimensions of the foundation in plans from the owner perspective.

-

Contractors should consider the excess of material excavated to all for safe operations. -

Prices differ based on the soil type, deep of excavation, ground water level, site location, shoring system, Equipment used, etc.

-

Unit of measurement is cubic meter (volume).

-

Consider the following example (Figure 2.3).

Fig. 2.3: Plan and cross section of building foundation
The length of excavation = 5.4 × 2 + (4.4 – 2) × 2 = 15.6 m
Depth of excavation = 1.8 m
Width of excavation = width of plain concrete footing = 1.0 m
Volume = 15.6 × 1.8 × 1.0 = 18.8 m3
-

Consider another example (Figure 2.4). Plain concrete dimensions (1.2 × 2.0 × 0.2
m), reinforced concrete footings dimensions (0.8 × 1.6 × 0.4 m); depth of excavation 1.2 m and ground beams cross section is (0.25 × 0.4 m). Find the

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volume of the excavated material (see Figure 2.4). Distance between centerlines is
5 m.

Fig. 2.4: Footing foundation plan and cross section
Excavation for footings = 2 × 1.2 × 2.0 × 1.2 = 5.76 m3
Excavation for smell = (5 – 2 × 1) × 0.6 × 0.25 = 0.45 m3
Volume = 5.76 + 0.45 = 6.21 m3
Backfilling:
-

Unit of measurement is cubic meter (volume)

-

Backfilling = Excavation – volume of all works inside the excavated pit (footings, smells, column necks, brickwork, etc.) + amount above GL (or – amount below
GL) as shown in Figure 2.5.

Fig. 2.5: Backfilling quantities calculations
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-

Consider the example shown in Figure 2.4, the volume of backfilling could be calculated as follow:
Volume of backfilling = excavation – concrete – brick
Volume of concrete = 15.6 × 1 × 0.4 = 6.24 m3
Volume of brick = 15.6 × 0.4 × 1.4 = 8.736 m3
Volume of backfilling = 18.8 – (6.24 + 8.736) = 3.824 m3

Site leveling:
-

Measured in m2 (area) if thickness less than 30 cm.

-

Measured in m3 (volume) if thickness more than 30 cm.

Soil transportation:
-

Transported soil = vol. of exc. – vol. of backfilling + additional soil at site

-

Add swelling factor based on the soil type: 5% sandy soil. 15% clayey soil and
25% for demolition material. (owner or contractor)

2.4.2

Concrete works:

Concrete works comprises of both plain concrete (PC) and reinforced concrete (RC).
Plain concrete (PC):
-

Measured in m2 (area) if thickness < 20 cm.

-

Measured in m3 (volume) if thickness ≥ 20 cm.

-

Average thickness should be mentioned when measurement is done by area.

Reinforced concrete (RC):
-

All RC elements measured by volume (m3) except hollow block slabs measured by area (m2).

-

Domes, cylindrical roofs and shells measured by area in the horizontal projection.

2.4.3

Brick works:

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The rules and precautions that should be followed when measuring brick works are
(Figure 2.6):
-

Measured in m2 (by area) if thickness

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Cost Control

...growing, you’re dying. But companies also need to focus on controlling costs. Without constant vigilance, companies can find themselves in an uncompetitive situation with bloated overhead. The episodic slashing and burning that then becomes necessary can significantly damage a company. These efforts risk producing exceptions on the financial statements, drive “one-time” charges, and hurt company culture. The better way to maintain the appropriate cost structure is to control them in a sustained fashion. Here are 5 ways to control costs. 1) Renegotiate all contracts annually. For whatever reason, American businesses presume that multiple year contracts will result in lower costs. Maybe sometimes, but not always. A smart company policy is not to have the life of a contract exceed one year. This forces annual bidding or at least renewal discussions with the current suppliers. Almost always these discussions will result in lower cost of goods. A multi-year contract will usually favor the vendor. Of course this is a lot of work. But it sure pays out. 2) Ask your customers. Annual planning sessions with customers have many benefits. Naturally these discussions primarily should focus on ways to grow the business. But too often these discussions fail to address costs. By discussing costs holistically up and down the combined supply chains, customers often can recommend ways to reduce costs. For example, how to take wasted steps out of the process, or how to...

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