FUNDACIÜN DE LA UNIVERSIDAD:

2.1.2.1 It is recommended, as a matter of importance, that before and during the formulation of the client’s brief (Design Stage B: Feasibility), the quantity surveyor, in consultation with other members of the design team and the client, should undertake such feasibility studies as may be necessary to ensure that the client’s requirements can be reasonably accommodated within the finance that is available for the project. The client’s budget is established as a result of these studies. (See 2.1.3.)

2.1.3 Budget

2.1.3.1 DEFINITION

Budget is the total expenditure authorised by the client which is the responsibility of the design team at the end of the feasibility stage (Design Stage B).

2.1.3.2 OBJECTIVES

(a) To establish the limit of expenditure necessary to meet the client’s brief.

The client’s and project’s status with regard to VAT (Value Added Tax) will also need to be established;

(b) to provide the client with a statement of the likely area and quality of building, which is achievable within the limit of expenditure;

(c) to provide a statement of the recommended methods of construction and of the contractual procedures to achieve the required occupation date; and (d) to provide the client with alternative budgets for different occupation dates and qualities of building, if appropriate.

2.1.3.3 INFORMATIONREQUIREMENTS

(a) The ideal requirements from the client and members of the project team to the quantity surveyor are given below. On projects where this level of information is not available, the quantity surveyor should state clearly any assumptions made. It is possible to produce a typical elemental estimate for I

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a particular type of building from very little information, but it is important to clarify as many information issues as possible before such an estimate is accepted as the budget for a particular project.

(b) Information required from the client:

• location of the site; availability of the site for commencement of construction work;

• in conjunction with the designer, architect or building surveyor, a schedule of accommodation;

• names of other similar buildings of broadly suitable quality if appropriate;

• the required occupation date or phased occupation dates;

• any specific requirements relating to life-cycle costs;

• any specific requirements as to specification and/or procedures;

• requirements in respect of the treatment of inflation;

• instructions regarding Construction (Design and Management) Regulations; and

• the client’s VAT status and any other tax matters which may affect the overall cost of the project.

(c) Information required from the designer, architect, building surveyor, or other source:

• approximate location of the building on the site;

• advice on necessary storey heights for any specialist areas shown on schedule of accommodation;

• advice on statutory regulations;

• advice on routes of public sewers and the like;

• designer’s concept of building; and

• names of similar projects previously designed by the practice.

(d) Information required from the structural engineer:

• advice on probable ground conditions;

• advice on probable floor loadings; and

• any information on structural solutions.

(e) Information required from the services engineer:

• advice on areas of building which will require specialist engineering services;

• any information on the types of systems; and

• advice on availability of public utility services.

Note: If the quantity surveyor is not responsible for cost planning the engineering services, this should be clearly stated in the budget and cost plan.

The information from the quantity surveyor to the design team is as follows:

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(An example of a format for the quantity surveyor’s report is given in Appendix B to this Section.)

(f) Information to be provided to the client involves a report containing:

• the budget, with alternative proposals if appropriate;

• a statement of the basis of the budget calculation including any important assumptions made;

• a statement setting out the programme for design and construction on which the budget is based;

• an outline cash-flow forecast;

• a statement of any items not included; and

• assumptions in respect of inflation forecasts and current/future market conditions.

(g) Information to be provided to the designer:

• a copy of the report sent to the client; and

• a more detailed statement of the quantity and quality parameters included in the calculations.

(h) Information to be provided to other consultants:

• such quantity and quality parameters as relate to their area of design.

2.1.3.4 METHODS OFPREPARATION

(a) The method of preparation depends on the type of project involved.

Unusual projects, projects of great complexity and projects containing a large element of alterations are more difficult to budget accurately at an early stage.

(b) For most types of project, it is possible to build up an elemental budget using the parameters set out under 2.1.3.5. This can be based on cost information from previous projects, from the RICS Building Cost Information Service (BCIS), other published sources, or on an appropriate cost model.

(c) The main elemental quantities of hypothetical buildings can be generated using agreed parameters, to which rates applicable to agreed quality and performance standards can be applied. An example of a method of calculating hypothetical quantities is described in Appendix C to this Section.

(d) Once the budget has been established, it provides the first cost plan for the project, and the framework for the actual design to be developed.

2.1.3.5 STATEMENT OFQUANTITY ANDQUALITYPARAMETERS

The main parameters which should normally be incorporated in the calculation are as follows (the list is not exhaustive):

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(a) Quantity

• in addition to the briefed areas, a statement of the allowances (e.g.

circulation) used to calculate a gross floor area;

• the number of storeys of a possible solution;

• the storey height(s);

• the square index or wall/floor ratio (see appendix C to this section);

• the density of vertical division or partition/floor ratio (see appendix C to this section);

• proportion of window area;

• floor loadings;

• thermal resistance values of fabric;

• air change rates;

• heating and hot-water loads;

• lighting levels;

• total electrical load;

• areas of the brief with special functions of significant cost;

• road area and number of car parking spaces;

• paved pedestrian areas; and

• length of boundary walls or fencing.

(b) Quality

• A general statement of quality and specification which relates to the rates used for the budget calculation. This should cover specifically at least the following: foundations, roof, external walls, floors and vertical circulation, internal vertical division, internal finishes, lighting and other services. External works should include roads, paths, landscape, boundary walls and fences, and service mains, planting and the like.

2.1.3.6 INFLATION

(a) The prediction of future inflation may not be necessary for some clients, and a statement of cost at current prices may be adequate. Where an assessment of inflation is required for more than a few months ahead, a range of probable inflation is best provided. This can be calculated using predictions published, for example by BCIS or the Department of Trade and Industry. The assumptions upon which the prediction is made should be stated.

(b) Some clients, particularly in the public sector, have their own inflation controls. Where the client requests that a particular level of inflation be included in the budget, the quantity surveyor should inform the client if he or she believes it to be unrealistic.

2.1.3.7 COSTREPORTING

If at any time during the design process it becomes apparent that the agreed budget is likely to be exceeded without the brief being changed, the client should be informed and instructions requested. Likewise, if it becomes G

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apparent that the whole of the agreed budget will not be required, the client should be informed.