BSR 562

ELEMENTAL COST
ANALYSIS

NOREHAN HAJI MOHD NOOR

SENIOR LECTURER
PROGRAM DEGREE OF BUILDING SURVEYOR
FACULTY OF ARCHITECTURE, PLANNING & SURVEYING,
UiTM PERAK.
The MEANING OF :-

ELEMENTAL COST ANALYSIS (ECA)

– means a comprehensive assessment of costs
involved in previously constructed buildings of
a similar kind and is aimed primarily at
providing reliable information which will assist
in estimating the cost of future buildings.
The METHOD OF
preparing cost analysis is based on the standard form
of cost analysis published by standard manual, for
example, the Building Cost Information Services
(BCIS) of the RICS.

The aim of using BCIS format is to ensure

standardisation of cost analysis and a single format
for presentation.
THE PURPOSE/BENEFIT OF ECA IS:-
The primary purpose of an elemental cost analysis is
1) To provide data that allows comparisons to be made between the costs of achieving various building
functions in a project, with those of achieving equivalent functions in other projects. It is the analysis
of the cost of a building in terms of its elements.

2) To enable cost information to be collated and produced in a manner which can assist in the cost
controlling of future building projects. A standard set of building elements and components are a
prerequisite.

3) Cost control is achieved by preparing an estimate of construction cost based on the information
gleaned from this analysis in the very early stages of a development, especially when little or no
design information is available.
The primary purpose of an elemental cost analysis is (Cont’d)
4) The need for an elemental classification is most apparent in the economic evaluation
of building alternatives at the design stage. Cost estimates using a format based on a
detailed measurement (e.g. taking off) are time consuming, costly and inappropriate
at the early design stages.

5) An element for cost analysis purposes is defined as a major physical part of a

building that fulfils a specific function or functions irrespective of its design,
specification or construction.

The list of elements, however, is a compromise between this definition and what is
considered practical.
The primary purpose of an elemental cost analysis is

6) The elemental cost analysis allows for varying degrees of detail related (or a
systematic breakdown) to the design process;
broad costs for building types are needed during the initial period and
progressively more detail is required as the design is developed.

7) The elemental costs are related to square metre of gross internal floor area and
also to a parameter more closely identifiable with the elements function – the
element unit quantity (EUR).
TOOL TO PREPARE ECA
This INFORMATION are required during prepare the Elemental
Cost Analysis:-

 Priced bills of quantities of successful tenderer

 A set of tender drawings – plans, elevations, detailed drawings
etc
 BCIS/RISM list of elements and rules of analysis
The Elemental Cost Analysis process:

The cost analysis documents can be located from;

• Estimating assessment > Finalisation > Job Analysis II > Element
Analysis - these documents can be customised to requirements.

The document below analyses the Elemental rate per unit as well as
the cost per GFSA as well as the Sub-Elemental rate per unit. The GFSA
rate as below, is one of up to 10 functional quantities that can be used
to compare the rate of an Element. To change the GFSA quantity insert
the new quantity in the Quantity column.
The Basic Principle
of Elemental Cost
Analysis Practice by
PWD/JKR:
 INST IT UTION OF SURVEYORS MALAYSIA BUILDING
COST INFORMAT ION CENT RE

ELEMENTAL COST ANALYSIS - FORM 1 3 - Administrative Buildings

A - 2 - 1089
JOB TITLE : Cadangan Membina dan Menyiapkan Sebuah Dewan Serbaguna, Asrama dan CLIENT : Government
Pejabat Serta Kerja-kerja Berkaitan Dengannya di Kompleks Perhutanan Bukit
Bakar, Jajahan Machang, Kelantan. (De wa n Se rba guna )
LOCATION : Machang, Kelantan Darul Naim TENDER DATE : October/05

INFORMATION TOTAL PROJECT

Project a nd Contra ct Informa tion
Project De ta ils a nd Site Condition : Contra ct :
Proposed two storey multiple-purpose hall comprising office at first floor, including associated Standard PWD Form203A (Rev. 10/83)
external works within lot boundries.
Other specialist works are included under Provisional Sums.
No problem in accessibility and the site condition generally is flat and slightly sloping.

Market Conditions : COMPETITIVE

Contra ct particula rs : Competitive Te nde r List
RM Int (JV)/L
Type of Contract : Standard PW D Form203A (Rev. 10/83) Cost Fluctuation: Yes /
4,546,550.87 L
Basis of Tender : No
Bills of Quantities / Open / Selected / 4,280,494.30 L
Competition Government /
1,997,464.55 L
Bills of Appr. Quant. Negotiated Private
3,899,071.45 L
Provisional Sums RM 350,000.00
Schedule of rates / Serials 3,789,000.00 L
Spec. & Drawings Prime Cost Sums RM -

The ECA by Contract Period Stipulated by Client:

Contract Period Offered by Builders:

28 weeks

28 weeks
Preliminaries

Contigencies
RM

RM
177,157.15

PWD/JKR:
Numbers of Tenders Issued : 32 Contract Sum RM 3,931,663.80

Numbers of Tenders Received : 25

FORM 1
ANALYSIS OF SINGLE BUILDING
Design/Shape Informa tion
Accomodation a nd Design Fea tures:
The rectangular shape multi-purpose hall comprising of 2 storey with hall area, VIP room, office, meeting room, audio room, toilet and changing room.

Are a s :
Functiona l unit: 612 m² De sign / Sha pe s
Lower Ground Floor 92 m² Percentage of Gross Floor Area
Ground floor 760 m²
Upper Floors 237 m² External Wall Area = 910 (a) Below Ground Floor %
Gross Floor Are a 1089 m² Gross Floor Area 1089
(b) Single-Storey
%
Usable Area 612 m² = 0.84 Construction
Circulation Area 173 m²
Ancillary Area 291 m² (c) Two-storey
100 %
Internal Division 14 m² Store y Heights: Construction
Gross Floor Are a 1089 m²
Av. Below Ground Floor 1.52 m (d) 3-storey
N/A
Floor Spaces NOT Enclosed: 199 m² Construction
At Ground Floor 3.05 m
Roof Area : 1172 m² (e) 20-storey
N/A
(Structural and Plant Rooms) Above Ground Floor 3.96 m Construction
(average)

Brie f Cost
Contract sum RM 1,997,464.55 Functional Unit Costs :
excluding external works RM 2,508.64 per m2
Provisional Sums RM 350,000.00

Prime Cost Sums RM -

Preliminaries RM 177,157.15 being 9.73 % of remainder

Contigencies RM - being % Contract Sum

Contract Sum less Contingencies RM 1,997,464.55

 INSTIT UT ION OF SURVEYORS MALAYSIA
BUILDING COST INFORMATION CENT RE
ELEMENTAL COST ANALYSIS - Form 2
3 - Administrative Buildings
A - 2 - 1089
SUMMARY OF ELEMENT COSTS

Gross Floor Area : 1,089 m² TENDER DATE : October-05

Preliminaries Shown Separately
Total Cost Cost per m2 Element Element Element Reinforced Rein- Formwork
of Element GFA Unit unit rate Ratio per Concrete forcement
RM RM Quantity RM m2 GFA m3 kg m2
1. Substructure
1A Piling
1B W ork Below Lowest Floor 118,016.30 108.37 759 m2 155.49 0.70 242.38 7,113.00 704.20
Finish

Group Ele me nt Total : 118,016.30 108.37 242.38 7,113.00 704.20

2 Superstructure
2A Frame 88,793.60 81.54 1,089 m² 81.54 1.00 121.00 14,366.00 1,163.00
2B Upper Floor 7,754.20 7.12 237 m² 32.72 0.22 16.13 22.00 111.40
2C Roof 137,900.00 126.63 1,347 m² 102.38 1.24 4.00 32.00
2D Stairs 9,413.20 8.64 11.00 522.00 58.00
2E External W all 28,337.50 26.02 910 m² 31.14 0.84
2F W indows & External Doors 27,769.50 25.50 125 m² 222.16 0.11
2G Internal W alls & Partitions 10,690.00 9.82 391 m² 27.34 0.36

ECA:
2H Internal Doors 8,452.50 7.76 47 m² 179.84 0.04

Group Ele me nt Total : 319,110.50 293.03 152.13 14,910.00 1,364.40

FORM 2
3. Finishes
3A Internal W all Finishes 40,852.00 37.51 1,836 m² 22.25 0.02
3B Internal Floor Finishes 113,459.50 104.19 1,090 m² 104.14 0.10
3C Internal Ceiling Finishes 46,112.00 42.34 1,308 m² 35.25 0.03
3D External Finis hes 51,608.60 47.39

Group Ele me nt Total : 252,032.10 184.04

P.C.Sums Allowed Tendered
4. Fittings and Furnishing 85,360.00 78.38
(RM) Sums (RM)

5. Services
5A Sanitary Appliances 12,090.00 11.10 83 Nos 145.66 0.08
5B Plumbing Installation 43,775.00 40.20
5C Refuse Disposal
5D Air-conditioning & Ventilation 100,089.00 91.91
System
5E Electrical Installation 384,382.50 352.97
5F Fire Protection Installation 42,038.45 38.60
5G Lift & Conveyor Installation
5H Communication Installation
5J Special Installation
5K Builder's Profit & Attendance
on Services
5L Builder's W ork in Connection
W ith Services

Group Ele me nt Total : 582,374.95 534.78 - -

Sub-total excluding External

1,356,893.85 1,198.61
W orks, Preliminaries and
Contingencies

6. External W orks
6A Site W ork 322,342.10 296.00
6B Drainage 62,765.25 57.64
6C External Services
6D Ancillary Buildings 78,306.20 71.91
6E Recreational Facilities

Group Ele me nt Total : 463,413.55 425.54

Preliminaries 177,157.15 162.68

TOTAL ( le ss Contige ncie s ) 1,997,464.55 1,786.83

 ECA:
FORM 3
 CADANGAN MEMBINA DAN MENYIAPKAN SEBUAH DEWAN SERBAGUNA,
ASRAMA DAN PEJABAT SERTA KERJA-KERJA BERKAINTAN DENGANNYA
DI KOMPLEKS PERHUTANAN BUKIT BAKAR, JAJAHAN MACHANG,
KELANTAN DARUL NAIM.
SUMMARY OF TENDER

BILL NO. DESCRIPTION AMOUNT (RM)

1 PRELIMINARIES 177,157.15

2 BUILDING WORKS
NEW PRICE FOR THE a) ASRAMA 603,339.90
PROPOSED BUILDING b) DEWAN SERBAGUNA & PEJABAT 701,248.90

3 FITTINGS & FURNISHING 201,350.00

4 EXTERNAL WORKS 926,827.90

5 MECHANICAL & ELECTRICAL WORKS 971,739.95

6 PROVISIONAL SUMS 350,000.00

TOTAL AMOUNT 3,931,663.80