Introduction

Building information modelling [or management] (BIM) is a digital representation of a

building’s geometric and non-geometric data, and is used as a reliable, shared knowledge
resource to make decisions on a facility throughout its lifecycle (NBIMS 2010). BIM has been
in use internationally for several years, and its use continues to grow. A survey covering BIM
adoption rates across North America found that 67% of engineers, 70% of architects, and 74%
of contractors used BIM (McGraw-Hill Construction 2012). In the UK, the National BIM
Report found that only 39% of survey respondents in 2012 were both aware of, and actually
using, BIM (National BIM Survey 2013). In Australia, a survey found that 49% of architects,
and 75% of both engineers and contractors used BIM, and on average, that BIM is used on
36% (engineers) to 59% (architects) of projects (BEIIC 2010). New Zealand’s only national
BIM survey recently found that the proportion of BIM users increased from 34 % [2012] to
57% [2013], with a year-on-year increase in overall BIM awareness in the construction
industry, from 88 % [2012] to 98 % [2013] (Masterspec 2012;2013).
BIM extends its use to incorporate a 4th dimension (4D), ‘time’ and a 5th dimension (5D),
‘cost,’ which specifically concerns the quantification, modification and extraction of data
contained within the model in order to become the primary source of information for quantity
surveying (QS) services. This
research focuses on the cost
dimension of BIM (5D BIM), and
aims to present a “snapshot” of
Auckland QSs’ perceptions on the
benefits of, and barriers to, the
implementation of 5D BIM for
quantity surveying.

5D BIM
5D BIM contains objects and
assemblies in the BIM model that
have a cost dimension added to
them, either by incorporating cost
data within the BIM model objects
themselves, or which can be “live
linked” to estimating software
tools, which is current practice in
New Zealand (Boon & Prigg
2012). Parametric modelling then,
facilitates the creation of a
relationship between elements,
and includes the specification and
properties of individual elements
and objects, [potentially] enabling
the extraction of comprehensive
and accurate information from the
model which can be directly used for costing (Eastman et al. 2011). However, progress in the
take up of 5D BIM is slow; in the UK, a recent survey of BIM users found that only 14%
thought that BIM makes traditional bills [schedules in NZ] of quantities (BOQs) redundant
(National BIM Survey 2013)
Walter Davis, the Estimating Market Manager for Sage said, “One of the most time-taking and
error-prone activities are literally the process of taking off measurements and quantities from
a set of drawings. Generally, this process has involved physical blueprints or, today, digital
versions of those blueprints. Being able to access this information in a 3D model, without
manually measuring or counting everything in the project, well, you might imagine that it can
productivity by an order of magnitude.”
BIM has been identified as a paradigm which could help the construction industry move
towards a position of significantly improved efficiencies, fostering a new culture of better
partnering and collaborative practices.
Time and cost are two major critical processes in construction management, to conduct
estimation must plans and specification are completed. Manually, estimate is time consuming
and error prone because of human activities. Building Information Modelling (BIM) can be
used to automate these processes in short time an accurate estimate. The 3D model is the
geometry model and when attached time will ne 4D and 5d when attached cost.
3D – parametric design models and space programming tools, i.e. use of spatial dimensions of
width, length to represent an object, which enables 3D visualizations and walkthroughs, clash
detection and coordination, and item scheduling. 4D – this is 3D plus “time”. The ability to
link the individual 3D parts or assemblies with the project delivery timeline, including
scheduling of resources and quantities, and modular prefabrication to assist tracking and project
phasing. In addition to collaboration, 4D simulations function as communication tools to reveal
potential bottlenecks. Both planners and contractors can use BIM onsite for verification,
guidance and tracking of construction activities. 5D – this is 4D plus “cost”. Integration of
design with estimating, scheduling and costing, including generation of Bills of Quantities, and
derivation of productivity rates and labour costs.
Application
For project managers, planners and quantity surveyors, integrated 5D BIM will enable the users
to explore several scenarios, i.e. illustrating how a change in design impacts both the
programme and budget. Cost estimates can be linked to the BIM model so that a change in the
design would be immediately reflected in the budget and programme. As part of Integrated
Project Delivery, it is possible to work on a “live model”, meaning that a change in the
geometry of the facility (3D model) will change the calculations for the programme and cost.
This will also provide the project teams with resource-loaded schedules, accurate cash flow
forecasts, detailed project risk analyses, and even resource forecasts for major subcontractors.
5D allows more people to be involved in the conversation from the onset instead of working in
isolation waiting to provide information about their piece of the project when it is time. This
technology also allows automatic generation of quantities to be processed quicker, provides
more accurate data and allows the estimator to explore new ways of providing efficient designs,
performance and costs.
A better way to understand 5D BIM is, if we take that same idea and apply it to brands and
social media. When using social media, brands have a way to assist more consumers quicker
than in the original phone or email customer service ways, a “generation of quantities to be
processed quicker.” It allows a brand to have a direct voice to the consumer, “likes”, “dislikes”,
and opinions on their product in order to provide future “efficient design, performance and
costs.”
Hence, 5D functionality can integrate design, cost, and schedule in a 3D output.

Benefits of Implementing
5D BIM:
Many researchers have
been studying the benefits
of BIM. One of the most
important benefits is the
accuracy of representation
of building within an
informative environment.
In BIM visualization it is
possible to see the design in more detail and in a comprehensive way. The design processes
have become more efficient by using BIM, which gave the ability of dealing with informative
environment design that allows simulating the model quickly and benchmarking performance.
In the same context, BIM supports to evaluate different design alternatives and study multiple
scenario of the building design. BIM also allows easy and quick extraction of any plans, details,
and sections for the building without needing to draw it.
4D BIM model is useful in both design and construction stages; in design stage, it enables the
owner to leverage great value out by visualizing construction sequences to develop phasing
sequence in construction document. It can let the contractor to evaluate design by ensuring it
that constructible and feasible. In construction stage, the 4D BIM model provides a better
visualization of planned construction activities compared with actual, the contractor also can
arrange site according to virtual 4D model such as location of movement and crew movement.

Literature Review
BIM Terminology
A variety of terminology is used to describe BIM, subsets of BIM systems and allied
technologies. ArandaMena et al. (2009), Goucher & Thurairajah (2013), Brewer et al. (2012)
and BuildingSmart (2012) have highlighted the need for consistent definitions and terminology
to address the considerable confusion and misunderstanding about BIM in an industry still
grappling to evolve with this technology. A widely cited definition of BIM is provided by the
US National Institute of Building Sciences - ‘a digital representation of physical and functional
characteristics of a facility...and a shared knowledge resource for information about a facility
forming a reliable basis for decisions during its life-cycle; defined as existing from earliest
conception to demolition’ (NIBS 2007, p. 21).
The various subsets of BIM are commonly described in terms of dimensions – 3D (object
model), 4D (time), 5D (cost), 6D (operation), 7D (sustainability) and even 8D (safety).
Eastman et al. (2011) and Karmeedan (2010) have defined this multidimensional capacity of
BIM as ‘nD’ modeling as it has the capacity to add an almost infinite number of dimensions to
the Building Model.
Kameedan (2010, p. 285) provides the following explanations of the various dimensions. ‘4D
is a planning process to link the construction activities represented in time schedules with 3D
models to develop a real-time graphical simulation of construction progress against time.
Adding the 4th dimension ‘Time’ offers an opportunity to evaluate the buildability and
workflow planning of a project. Project participants can effectively visualize, analyse, and
communicate problems regarding sequential, spatial and temporal aspects of construction
progress. As a consequence, much more robust schedules, and site layout and logistic plans
can be generated to improve productivity. Integrating the 5th dimension ‘cost’ to the BIM
model generates the 5D model, which enables the instant generation of cost budgets and
genetic financial representations of the model against time. This reduces the time taken for
quantity take-off and estimation from weeks to minutes, improves the accuracy of estimates,
minimizes the incidents for disputes from ambiguities in CAD data, and allows cost consultants
to spend more time on value improvement. 6D allows extending the BIM for facilities
management. The core BIM model is a rich description of the building elements and
engineering services that provides an integrated description for a building. This feature
together with its geometry, relationships and property capabilities underpins its use as a
facilities management database. Incorporating sustainability components to the BIM model
generates 7D models, which enable designers to meet carbon targets for specific elements of
the project and validate the design decisions accordingly or test and compare different options.
The 8th dimension incorporates safety aspects in both design and construction. In summary,
BIM allows designers to more easily predict the performance of projects before they are built,
respond to design changes faster, optimize designs with analyses, simulations and
visualization, and deliver higher quality construction documentations’.
BIM Implementation Trends
In Australia BIM use in the construction industry is not currently widespread and there has not
been any government mandates to use BIM on projects of any note. But the past five years has
since interest in BIM adoption intensifying as a result of a number of initiatives to engage and
inform project stakeholders about the potential productivity gains and gaining competitive
advantage (CIBER 2012). These initiatives include the development of Australasian BIM
guides such as the ‘National BIM Guide’ by the National Specification (NATSPEC), ‘National
Guidelines for Digital Modelling’ by the Corporate Research Centre for Construction
Innovation (CRC-CI), the ‘Australian and New Zealand Revit Standards’ (ANZRS) and the
BIM-MEPAUS guidelines and models. The ‘buildingSmart’ organisation (previously called
the International Alliance for Interoperability) continue to play a major leading role in BIM
development and implementation in Australia that includes establishing an ‘Open BIM
Alliance of Australia’ that involves an alliance with a number of software vendors to promote
the concept of ‘Open BIM’ (CIBER 2012).
North America and the Scandinavian regions are generally regarded as the construction
industry leaders in BIM development and implementation (Wong et al. 2009). McGraw Hill
Construction (2013) found that BIM adoption by project team professionals in the North
American industry had grown from 17% in 2007 to 71% in 2012 which demonstrates that BIM
is now in the mainstream in the industry. This indicates that this region is leading the way on
a global scale. A major catalyst for this dates back to 2003 when the General Services
Administration (GSA) established a National 3D-4D-BIM program through its Public
Buildings Service (PBS) Office. As a major public sector client with approximately 8700
buildings across the United States this program has had a tremendous influence on BIM
adoption thus demonstrating the importance of major client and government leadership for the
industry (Building Smart 2012).
Brown (2008) also found that there was a significant increase in support for BIM in the United
States following the publication of two major reports by the National Institute of Standards and
Technology (NIST) that measured the cost consequences of inadequate interoperability in the
capital facilities sector of the US construction industry. They estimated the annual cost burden
to US$15.8 billion.
BIM Implementation Issues
BIM implementation issues in Australia are not dissimilar to those experienced in other
countries. The AIA (2010, p.2) highlight leadership as the key requirement. ‘Leadership is
required to move the AEC industry forward. Users of BIM are taking different approaches to
solving the issues that are presented, and the resulting fragmented approach across the
industry has made it difficult to capitalise on the considerable benefits of a coordinated
approach based on trust, communication and commitment’
To this end government is widely cited as the key driving force for change and that leadership
should stem from that level (CIBER 2012, AIA 2010). The AIA (2010) contend that the
Australian federal government should provide the leadership to facilitate a coordinated
approach across all state and territory boundaries.
The AIA (2010) also emphasised the need for industry and professional associations to be more
proactive and to help lead the many changes required in the industry. They developed a series
of key recommendations for BIM implementation which also provide insight into the industry
issues:
 Leadership and coordination across the industry with government mandates for BIM
use and industry/professional association partnerships to work together
 Industry skills development with coordinated approaches to training
 Multi-disciplinary approaches to education with universities and colleges providing
BIM courses across disciplines and faculties
 Software compatibility development
 Client BIM awareness and education strategies (AIA 2010, p. 12)
A major industry BIM study into implementation issues in the United Kingdom came to similar
conclusions. The UK Department of Business, Innovations and Skills (2011) developed a BIM
strategy paper for the UK construction industry that has been widely referred to. They described
it as a ‘Push-Pull’ Strategy. They contended that to enable effective BIM delivery the BIM
information on the client side and the delivery side must be aligned both in terms of expectation
and capability.
‘Push’ Element
This looks at the supply chain and methods to make it easier for them to make use of BIM
approaches such as BIM more easily. There are many vendors in the market all with their
offerings purporting to be the best BIM solution; there are many in the supply chain who are
at differing points in the maturity curve, and all think that their flavour of BIM is the answer to
all. There is also a dearth of guidance, training, materials and common processes available to
offer consistent advice to the processes, data definitions or deliverables specifications. The
proposal is package products, standards, guides and training to support clear simple delivery.
Packages are identified by their maturity
‘Pull’ Element
This element of the strategy looks at the client ‘Pull’ and how the Government client and other
clients should be very specific and consistent about what they specify. This includes the need
to specify a set of information (data) to be provided by the supply chain to the client at specific
times through the delivery and operational life of the asset. This would rely on the careful
definition of what data deliverables would be needed and when and linking to the standards
and specification process above. This data delivery would have the dual benefit of ensuring
that complete information sets are delivered on time, enabling commercial checks and
handover information delivery and consistent digital handover information is delivered,
enabling access to the design, costs, carbon and performance of the asset’ (UK Department of
Business, Innovations and Skills 2011, p.5)
Additional benefits of BIM are:
 Enhanced information exchange and added document control, including sharing
models, meeting minutes, project images etc.
 BIM aids design of sustainable facilities. Environmental Performance Modelling entails
analytical and simulation technologies. Simulations can be used to find the ideal
building orientation, and to calculate the potential return in energy and the feasibility
of each system, until performance is optimised.
 Interoperability, i.e. the ability to share data across applications.
 Elimination of unbudgeted changes on projects.
 Cost estimation accuracy to within 3%.
 Up to 80% reduction in time taken to generate a cost estimate.
 Clash detections, particularly services, providing time and cost savings.
 Reduction in project delivery time.
 Reduction in remedial works due to enhanced quality control and design coordination.
 Built-in structural analysis capabilities, which are key for fabricators.
5D BIM Implementation
The development of 5D (Cost) capabilities is gaining momentum and leading edge project cost
management firms are starting to realize the competitive advantages by embracing this ‘new-
age’ approach to cost management. A major catalyst for the profession using this technology
occurred in 2008 in the United States. The Association for the Advancement of Cost
Engineering International (AACE), the American Society of Professional Estimators (ASPE),
the United States Army Corps of Engineers, the General Services Administration (GSA) and
the National Institute of Building Sciences (NIBS) formed an agreement to work together to
solve cost engineering related problems for the facilities industry under the building SMART
Alliance. The purpose was to develop systems and protocols for collaboration and coordination
of cost engineering and estimating through the project lifecycle. ‘The consortium continues to
adjust to, and coordinate with ever-changing standards, so that the process of extracting and
processing the 5D (cost) information from the BIM model is clearly defined, especially as the
design evolves’ (Construch Tech 2013, p.1).
In 2012 the Royal Institution of Chartered Surveyors (RICS) published new guidelines known
as the Black Book (Quantity Surveyor and Construction Standards) and New Rules of
Measurement (NRM). The Black Book is a comprehensive suite of documents that defines
good technical standards for Quantity Surveying and Construction. The New Rules of
Measurement suite provides a common measurement standard for cost comparison through the
life cycle of cost management. “The suite has been developed as a result of industry
collaboration to ensure that at any point in a building’s life there will be a set of consistent
rules for measuring and capturing cost data, thereby completing the cost management life cycle
and supporting the procurement of construction projects from cradle to grave. A better
understanding of costs during the construction process will increase certainty for business
planning and support a reduction in spending on public and private sector construction
projects in the long run” (Property Wire 2012, p.1). The New Rules of Measurement are
integrally linked with BIM and enables a consistent approach to estimating and cost planning
within BIM platforms. The RICS are currently looking at developing international standards in
collaboration with other kindred associations and industry.
The extent of firms effectively implementing 5D technology is difficult to gauge. An
innovative project cost management firm in Australia provides a good example of what is
starting to happen. Mitchell Brandtman are a medium sized quantity surveying firm in Australia
that market their firm as ‘5D Quantity Surveyors and BIM Advocates and Specialists’. Their
Managing Director, David Mitchell, contends that the modern day cost manager should be a
5D cost manager utilising electronic models to provide detailed 5D estimates and living cost
plans in real time. Mitchell believes that the cost manager provides greatest value through their
cost planning role at the conceptual front end stages of a project by providing cost advice and
estimates on various design proposals and then refining those estimates as the design evolves.
Using traditional 2D approaches this cost planning advice takes considerable time and inhibits
rigorous comparative analysis within the allocated time frame for the design development
process (Mitchell 2012). Mitchell argues that the ‘5D Cost Manager can do this extremely
quickly, an endless number of times and in a complexity of combinations. A 5D Cost Manager
can also re-estimate the developing design an endless number of times providing feedback on
the estimate variances and corrective suggestions’ (Mitchell 2012, p.4).
Mitchell (2012) refers to this as the 5D ‘Living Cost Plan’. He argues that these modern
techniques can be used within traditional frameworks but that it is the behaviour and how the
technology is used that is more important than the software.
Research into 5D BIM and the role of the project cost manager is also gaining momentum
(Wong et al. 2011, Cheunga et al. 2012, Thomas 2012, Zhou (2012), Olatunji (2010) and Frei
et al. 2013). This emerging research correlates with the emerging nature of 5D BIM
implementation in the construction industry.
The benefits of using 5D BIM are limited to increased efficiency, accuracy, control, and
visualisation of current cost management processes.
The need for 5D BIM in the coming digitalised workplace can be traced back to an earlier and
comparable crossroads in the construction industry, when there was no quantity surveying
practise and all costs were handled by accountants. However, there was a push to better manage
construction costs at all stages of the construction cycle, from conception to completion. As a
result, a specialist was required (Quantity Surveyor or Cost Engineer). Hence, the identification
of the appropriate 5D BIM solutions with the intended requirements in cost management is one
of the fundamental steps in the complete digitalisation process in the future.
Presently, the entire building process and costing are managed using software with less
capabilities such as AutoCad and Excel, which often leads to data duplication, inevitable time
wasting, and high risk of error propagation.
Traditional Costing Approach carries out a variety of other tasks to ensure that the final cost
information is within the budgeted amount's cost targets. Cost estimation, cost planning,
procurement advice, measurement, Bill of Quantities (BoQ) preparation, cost control and
analysis, tender documentation, variants, progress valuations, contractual claims, whole life
cycle costing, risk analysis and management, detailed measurement works, and final account
are examples of these operations. Because of the manual engagement of 2D drawings and take-
off procedures, these tasks have traditionally been time consuming and complex. Human errors
are common in manual cost procedures involving a large amount of cost data from a 2D design.
Construction suppliers traditionally determine project cost, requirements and material
quantities by performing manual takeoffs, interpreting data manually while completing costing
tasks, a process integrated with potentials for human error (RICS, 2015). Traditionally, a CAD
drawing is scanned and manually interpreted to calculate quantities that make up building cost
(Pittard and Sell, 2016) in contrast to digital measurement software like CostX 6.6 that allows
users to strip a building model of its layers, analyze and examine individual designs in isolation
for visual takeoff. This eliminates error prone process for manual takeoff and manual
spreadsheet reporting formats improving management of cost information, structured
information exchange, management of cost data, efficient cost modelling and accurate data
interpretation. With 5D BIM process, digital construction information allows contractors,
employers and the project team to generate accurate cost and essential estimating information
with model element attributes like size, area, object family type, and productivity projections
(Davies and Barnes, 2015). 5D BIM model is the linking of the fifth dimension to the 3D BIM
model extracting non-graphical data and model attributes to generate cost information and
material quantities within a level 2 BIM collaborative environment. Evolving design changes
within the model automatically adjusts to improve progressive accuracy of cost performance.
5D model is expected to link BIM model to cost data through a digital model information for
quantity takeoff generating accurate project cost estimation. The ability of BIM models to
generate cost information and quantity schedules will allow for faster cost value of a given
design (RIBA, 2012). However, given that the 51 model mapping of item properties is not yet
embedded in BIM objects, Crowley (2013); Monteiro and Martins (2013) observes that the
current QS practice appends object properties in the estimating tool for takeoff suitability. If
the model objects are not properly coded in the design software to suit the QS functions then
the first step towards supporting cost and quantity schedule, would be to develop a Cost
Breakdown Structure (CBS) associated to a Work Breakdown Structure (WBS) and units that
enables the QS populate cost plan easily (Drogemuller and Tucker, 2003).
Option appraisal of different design alternatives at the early stage is more accurately assessed
and with the designers in possession of the cost information at their fingertips, the iterative
design process will be accelerated, making it more likely that the designs are aligned with
client’s budget. How cost consultants will provide and integrate cost information into the model
along with the methods of outputting area and quantity information in a way that will translate
into a reliable cost plan that takes due cognizance of project specific cost drivers and market
trend will need serious consideration.
Challenges of Implementation of 5D BIM:
Although BIM offers many benefits to project, there are many challenges BIM implementation
faces. Potential challenges of BIM implementation like resistance to change, adaption of
existing workflow to lean- oriented programs, training of staff, understanding responsibilities,
and lack of qualified staff.
Tulenheimo investigated challenges of implementation of BIM in construction engineering in
Finland. The findings were 23 challenges that categorized in five groups including customers'
expectations, company's own organizational context, social aspects, and information and
communication technologies. Navendren et al. investigate for discovering challenges of BIM
implementation in UK design firms, the results showed that in these firms project-related,
technology-related, cost-related, and training related are the most important challenges
RICS Survey of BIM Implementation by the Quantity Surveying Profession
The RICS (2011) undertook a survey of BIM usage by Quantity Surveyors in the United
Kingdom and the United States which is likely to be the most comprehensive survey of its type
around the world to date. The survey provides a snapshot of the level of BIM adoption by the
quantity surveying profession and the issues encountered that may well be applicable to many
other countries in which quantity surveyors operate.
The survey was sent to 8,500 RICS members in April 2011 asking about their firm’s
engagement with BIM with 298 responses from quantity surveyors (156) and building
surveyors (96). The following outlines the key findings from the quantity surveyor responses.
Only 10% of QS firms used BIM regularly with a further 29% having limited engagement with
BIM. Accordingly 61% of QS firms had no engagement with BIM. For the QSs that were using
BIM the most frequent use was for construction scheduling (14%) followed by the extraction
of quantities and facilities/asset management (both 8%). Only 4% of QS firms regularly invest
in BIM training and only 10% actively assessing BIM tools for potential adoption (RICS 2011).
This indicates that the QS profession in this region is not embracing BIM to the level that is
needed. However, given that the UK government mandate for BIM usage was introduced at
the time of this survey it would be interesting to see what effect this has had on QS firms since
then. The biggest barriers for QS firms adopting BIM were cited as the lack of client demand,
training, application interfaces and software.
High Rise Structure
According to Bye laws
 High rise is a tall building used as residential or office building.
 If residential, they are termed as Multi Dwelling Units
 Serve as technical and economic advantages in areas of high population density
 Accommodate more inhabitants per unit area of land and decrease the cost of municipal
infrastructure
  A multi-storey structure between 35-100 meters tall, or a building of unknown height
from 12–39 floors
 One with four floors or more, or 15 meters or more in height International Conference
on Fire Safety in High-Rise Buildings defined a high-rise as ‘any structure where the
height can have a serious impact on evacuation’
 Most building engineers, inspectors, architects and similar professions define a high-
rise as a building that is at least 75feet (23m) tall.
Demand for High Rise Structure
 Scarcity of land in urban areas
 Increasing the demand for business and residential space
 Economic growth
 Technological advancements
 Innovations in structural systems
 Desire for aesthetics in urban settings, Concept of city-skyline
 Cultural significance and prestige
 Human aspiration to building higher
High Rise in Indian Context
 The law makes it mandatory to have a lift for any building above four floors, two lifts
and fire fighting system for any building above seven floors, and a earthquake-resistance
structural design if a high-rise is situated in a seismically active region, or if the under
lying soils have geo-technical risk factors such as high 'compressibility’.
 In India, the definition of a high-rise again differs from city to city, because of the
parameters dictated by each city’s available infrastructure for fire fighting, solid waste
disposal, water supply and sewerage facilities
 It takes roughly around 18-36 months to build a high-rise, but this period can vary
according to who the developer's funding flow, who the architect, building contractor
and structural consultant are, and on local development and environmental clearances
laws.
Pros and Cons of High Rise
 Tend to have well-established occupier profiles
 Offer all the conveniences of modern life
 Property prices in a high-rise are higher –extra amenities and features
 Isolate their occupants –closed environments
 Serious challenges to both fire-fighters and occupants
Guidelines for high rise building
 The Brihanmumbai Municipal Corporation (BMC)- building with a height of 30m (nine
floors) be categorized as a high rise.
 This is an increase of 6m from the existing definition (24m or seven floors).
 High rise should comply with fire safety regulations.
 Refuge area requirements arise only for buildings with heights over 30m.
  Buildings up to 30m in height, the terrace floor of the building will be treated as the
refuge area.
 Refuge area- an area clearly demarked in any commercial or residential building where
people can take shelter in case of an emergency.
 Difficulty for fire fighters, critical for children, elderly etc.
 Mandatory to provide a dedicated refuge area at every 7th floor after the first 24meters
of the high rise building.
 After the first refuge area, every subsequent 15m height floor must have the same refuge
area in the building.
 A fire check floor in a building having height more than 70m will be mandatory
 Special buildings –
 To procure special fire-fighting permissions
 Safety equipment like other multi-storeyed buildings
 To provide a second staircase
 And seek the chief fire officer's clearance
 Educational institutions will now be termed as 'special buildings' if they exceed a height
of 15m or a total built-up area of 600sqm.
 Hotels and centrally air-conditioned buildings.
 Min Plot Area=1000m²
 Abutting Road and Access Road-Min 12m wide
 All sides must not be less than 8.00m for buildings above 70.00m height, however, 6m
allowed planning/site constraint by High Rise Committee.
Parking Spaces
 The location of parking spaces shall be well ventilated.
 Toilet for drivers at suitable locations.
 Parking floor height shall not be more than 4.27m.
 Parking floors shall not have any features except parapet wall of 1.5m height.
 Additional space should be earmarked for two wheelers and cycles within the parking
area, preferably on ground levels.
 Provision of sprinklers
 Max. height allowed for parking including basement - 21m
 All floors must be open on all sides with max.1.5m parapet wall
 Entry to the car parking area shall be accessed/gained through air lock room with 3hours
fire resistant & smoke check door.
 Separate car park tower with automatic car parking shall be provided.
 All car park floors should be open from all sides. No windows are to be provided.
Staircase
 As per the provisions of NBC minimum 2 Nos. of stair cases shall be provided.
 Direct exit on the external side, Natural ventilation, Passages should be naturally
lit and ventilated.
 Clear width of main staircase and fire escape staircase shall be1.50m minimum for
Residential, Commercial & Mixed occupancies
 Riser -190mm for residential, and 150mm – other buildings.
 In case of parking floors, sufficient nos. of additional staircases shall be provided from
parking floors to Ground for easy evacuation
Refuge Area
 No furniture shall be permitted in the refuge area. One toilet and drinking water facilit
y shall be provided in every refuge floor.
 The maximum permissible Refuge Area shall be 4% of Built up area of serving floors.
 Adequate emergency lighting facility shall be provided
 Automatic Sprinkler Arrangement shall be provided in entire building area and
horizontal parking area as per NBC-2005 with proper (BMS) accessible and having
connectivity from nearest Fire Station.