-
Principles of elemental classification for buildings
(International)For use with building costs and
specificationIncluding the BCIS standard classification of
functional Elements for buildings
Elemental classification is used for:Client briefCost analysis
and benchmarkingCost modellingCost planningLifecycle
costsProcurement Performance specificationValue engineering
-
Principles of elemental classification for buildings
(International)For use with building costs and
specificationIncluding the BCIS standard classification of
functional Elements for buildings
-
Principles of elemental classification for buildings
(International)For use with building costs and
specificationIncluding the BCIS standard classification of
functional Elements for buildings
Published by BCIS
RICS 2012
ISBN 978 1 907196 33 1
BCISParliament SquareLondonSW1P 3ADwww.bcis.co.uk
[email protected]
BCIS is the Building Cost Information Service of RICS
All rights reserved. No part of this publication may be
reproduced, stored in a retrieval system, or transmitted in any
form or by any means, electronic, mechanical, photocopying,
recording, or otherwise without the prior permission of the
Copyright owner.
While all reasonable care has been taken in the compilation of
this document, BCIS, The Royal Institution of Chartered Surveyors
and the compilers will not be under any legal liability in respect
of any mis-statement, error or omission contained therein or for
the reliance any person may place thereon.
-
RICS Principles of elemental classification 1
ContentsIntroduction 3
TheapplicationsofElements 4 Client brief 4 Cost analysis and
benchmarking 4 Cost modelling 4 Cost planning 4 Lifecycle costs 4
Procurement 4 Performance specification 4 Value engineering 4
Internationalusage 5
TheBCISElements 6 Table 1 BCIS Elements data structure 6 Table 2
BCIS Elements definitions and measurement 7
RelationshipofBCISElementstootherelementalclassifications 12
FurtheradvicefromBCIS 12
Glossary 13
-
RICS2 Principles of elemental classifi cation RICS2 Principles
of elemental classifi cation
-
RICS Principles of elemental classification 3
IntroductionBuilding clients, consultants and contractors need a
standard classification framework to provide a consistent means of
communicating functional requirements, costs and specification
throughout the life cycle of a project and a building.
This document presents a classification of the major parts of a
building by their function. These are called Elements.
BCIS defines a building as a structurally self supporting,
enclosed, usable floor space. Elements are therefore the parts that
make a building structurally self supporting, enclose it, provide
the floor space and make it usable.
AnElementisdefinedas:
Amajorphysicalpartofabuildingthatfulfilsaspecificfunctionorfunctions,irrespectiveofitsdesign,
specificationorconstruction.
The concept of Elements was developed in the UK in the 1950s to
structure costs in such a way that a robust budget could be put on
a project before design had started. This approach allowed projects
to be designed to a cost rather than costing a design as had
happened previously.
Today the elemental approach has been taken up as a framework
for structuring performance specifications and is widely used
for:
Client brief Cost analysis and benchmarking Cost modelling Cost
planning Lifecycle costs Procurement Performance specification; and
Value engineering
The application of Elements is seen around the world. Many
developed countries have their own classification of Elements.
Almost invariably, these country codes are based on the elemental
structures that BCIS originated.
BCIS has produced this summary of the classification at the
group element and elemental level for use internationally and in
countries where there is no local standard.
The classification is abstracted from the BCIS
ElementalStandardFormofCostAnalysis:Principles,Instructions,ElementsandDefinitions,
ISBN 9781907196294, April 2012. This contains guidance on preparing
cost analyses for benchmarking and the treatment of the
non-elemental costs such as preliminaries, facilitating works,
contingencies, etc.
-
RICS4 Principles of elemental classification
The applications of ElementsClient briefElements define the
functions of a building. Designing the building to fulfil those
functions so that they meet the needs of the user is the design
process. Therefore, Elements provide an invaluable checklist in
setting out the clients brief.
Cost analysis and benchmarkingAnalysing a project cost into
Elements provides the 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.
For example, it allows costs to be collected that will give data
on the cost of an external wall of a hospital irrespective of how
its constructed.
This allows project costs to be benchmarked because they are all
presented on the same basis at an elemental level.
Cost modellingHaving costs presented in an elemental form allows
budget cost estimates to be generated from minimal information,
e.g. a block model from a Computer Aided Design (CAD) or Building
Information Modelling (BIM) system. This can then be varied for
different options for shape, size and level of specification.
Cost planning As the design develops, the elemental structure
continues to be a good discipline to develop the costs to reflect
the specification and construction choices made, and allows
continual checking back to the original budget so that appropriate
adjustments can be made either to the design or the funding.
Lifecycle costsAn elementally structured capital costs plan
provides a good platform for projecting lifecycle costs as the
design develops.
Procurement Elements provide a good format for presenting the
costing documents in a procurement process. Even where a bill of
quantities provides the basis of a tender, it is common to
structure the bill in Elements, adopting the prevailing trade rules
of measurement underneath that.
For many procurement methods, e.g. Design & Build, Target
Cost, etc. the elemental cost plan will become the basis of
procurement forming the structure for the contract sum analysis or
target.
Performance specificationSince Elements reflect the parts of a
building that need to be designed in order to fulfil the functional
requirements of the building, they have proved a very useful way of
presenting performance specifications. For example, the
requirements for thermal insulation, sound insulation, colour, look
and feel can be established before the final choice of material and
construction is made. Costs can also be reflected as a requirement,
which ensures that the clients wishes can be fulfilled at this
detailed level.
Value engineeringValue engineering matches the expenditure to
the clients perception of value. These are usually expressed as
functional performance requirements. Mapping the clients ranking of
the function of the building to the elemental costs, which reflect
how the money is being spent in fulfilling these requirements,
provides a useful structure for examining value.
For example, if the building is a national archive where the
preservation of the books and historic documents is the key
function then expenditure on the control of the temperature,
humidity, lighting, and so on will be more important than money
spent on finishes.
If budgets need to reduce, this approach helps to ensure that
cost reductions are made in areas that do not affect the core
client value.
-
RICS Principles of elemental classification 5
International usageInternational clientsAdoption of the BCIS
elements structure for benchmarking project costs will provide
international clients with a standard method of reporting building
costs.
For organisations building in different countries, it is
difficult to produce meaningful benchmarks and comparisons when the
costs are reported in the form that reflects local procurement
practices.
Implementing a standard reporting structure in elemental form
and building a central data base for the project costs will provide
an organisation with consistent benchmark data, forming a basis for
planning, cost control and cost checking.
Understanding where the money goes on a project is the first
step in controlling costs.
BCIS can advise on the development of databases and benchmarking
processes.
Countries without a recognised elemental data structureIn
countries where there is no accepted local elemental structure,
this document provides a framework that can be adopted as a
solution.
The concept of elements is international but different countries
have slightly varying building requirements, which leads to
slightly different implementation. For example, in warmer climates
functional spaces of the building may not need to be enclosed, so
the rules for analysing external walls may need to be adjusted.
However, the BCIS Elemental data structure has been adopted in
many countries and has been a well established starting point in
many others.
BCIS can advise government, government agencies and national
standards bodies on the use and implementation of an elemental data
structure.
-
RICS6 Principles of elemental classification
The BCIS ElementsAn Element is defined as: A major physical part
of a building that fulfils a specific function or functions,
irrespective of its design, specification or construction.
Table 1. BCIS Elements data structure
BCISElements1 Substructure1.1 Substructure2 Superstructure2.1
Frame2.2 Upper Floors 2.3 Roof2.4 Stairs and Ramps2.5 External
Walls 2.6 Windows and External Doors2.7 Internal Walls and
Partitions 2.8 Internal Doors3 Internal Finishes3.1 Wall
Finishes3.2 Floor Finishes3.3 Ceiling Finishes4 Fittings,
Furnishings and Equipment4.1 Fittings, Furnishings and Equipment5
Services5.1 Sanitary Installations5.2 Services Equipment5.3
Disposal Installations5.4 Water Installations5.5 Heat Source 5.6
Space Heating and Air Conditioning5.7 Ventilation Systems5.8
Electrical Installations5.9 Fuel Installations5.10 Lift and
Conveyor Installations5.11 Fire and Lightning Protection5.12
Communication, Security and Control Installations5.13 Specialist
Installations5.14 Builders Work in Connection with Services6
Prefabricated Buildings and Building Units6.1 Prefabricated
Buildings and Building Units7 Work to Existing Building7.1 Minor
Demolition and Alteration Works (Strip Out)8 External Works8.1 Site
Preparation Works8.2 Roads, Paths, Pavings and Surfacings8.3 Soft
Landscaping, Planting and Irrigation Systems8.4 Fencing, Railings
and Walls8.5 External Fixtures8.6 External Drainage8.7 External
Services8.8 Minor Building Works and Ancillary Buildings
-
RICS Principles of elemental classification 7
Table 2. BCIS Elements definitions and measurement
Element Functional definition Includes Measurement
1.1 Substructure To transfer the load of the building to the
ground and to isolate it horizontally from the ground
All work below underside of screed or, where no screed exists,
to underside of lowest floor finishes including damp-proof
membrane, together with relevant excavations and foundations
(includes walls to basements designed as retaining walls)
Area of lowest floor measured to the internal face of the
external wall (as for Gross Internal Floor Area) (m2)
2.1 Frame To provide a full or partial system of structural
support, where this is not provided by other Elements
Loadbearing framework. Main floor and roof beams, ties and roof
trusses of framed buildings; casing to stanchions and beams for
structural or protective purposes
Area of floors related to the frame measured to internal face of
external walls (as for Gross Internal Floor Area) (m2)
2.2 Upper Floors To provide floor space on upper levels (i.e.
above the lowest floor level)
Upper floors including suspended floors over or in basements,
service floors, balconies, sloping floors, walkways and top
landings, where part of the floor rather than part of the
staircase, e.g. in-situ floor slab and PCC stairs
Total area of upper floor measured to the internal face of the
external wall (as for Gross Internal Floor Area) (m2)
2.3 Roof To provide the horizontal component of the external
enclosing envelope
Roof structure, roof coverings, roof drainage, rooflights and
roof features
Area on plan measured to the internal face of the external wall
(m2)
2.4 Stairs and Ramps To allow vertical circulation
Construction of ramps, stairs, ladders, etc. connecting floors
at different levels
Number of storey flights (Nr), i.e. the number of staircases
multiplied by the number of floors served (excluding the lowest
floor served in each case)
-
RICS8 Principles of elemental classification
Element Functional definition Includes Measurement
2.5 External Walls To provide the vertical component of the
external enclosing envelope in conjunction with 2.6 Windows and
External Doors
External enclosing walls including walls to basements but
excluding walls to basements designed as retaining walls and items
included with 2.3 Roof and 2.6 Windows and External Doors
Area of external walls measured on the inner face (excluding
openings measured as for 2.6 Windows and External Doors) (m2). NB:
the total of the area of 2.5 External Walls and 2.6 Windows and
External Doors should equal the area of the vertical enclosure
2.6 Windows and External Doors
To allow access through external walls for physical movement,
natural ventilation and light and provide the vertical component of
the external enclosing envelope in conjunction with 2.5 External
Walls
Windows, doors and openings in external walls
Total area of windows and external doors measured over frames
(m2). NB: the total of the area of 2.5 External Walls and 2.6
Windows and External Doors should equal the area of the vertical
enclosure
2.7 Internal Walls and Partitions
To divide the floor space
Internal walls, partitions, balustrades, moveable room dividers,
cubicles and the like
Total area of internal walls and partitions measured on the
centreline over door openings and the like (m2)
2.8 Internal Doors To allow physical circulation between
internally divided floor space
Doors, hatches and other openings in internal walls and
partitions
Number of doors (door openings) (Nr)
3.1 Wall Finishes To provide a functional and/or decorative
finish to walls
Preparatory work and finishes to surfaces of walls and other
vertical surfaces internally
Total area of finished walls (m2), i.e. the area of wall to
which the finish is applied
3.2 Floor Finishes To provide a functional and/or decorative
finish to floors
Preparatory work and finishes to internal floor surfaces
Total area of finished floor, i.e. area of floor to which finish
is applied (m2)
3.3 Ceiling Finishes To provide a functional and/or decorative
finish to ceilings
Preparatory work and finishes to internal ceiling surfaces
Total area of finished ceilings, i.e. area of ceiling to which
finish is applied (m2)
-
RICS Principles of elemental classification 9
Element Functional definition Includes Measurement
4.1 Fittings, Furnishings and Equipment
To provide functional and/or decorative items
Fittings, fixtures, furniture; works of art, and non-mechanical
and electrical equipment. Note: Includes domestic kitchen equipment
supplied with kitchen fittings
Gross Internal Floor Area (m2)
5.1 Sanitary Installations To provide sanitary appliances
Baths, basins, sinks, WCs and the like
Number of fittings (Nr)
5.2 Services Equipment To provide serviced equipment
Mechanical and electrical equipment
Number of fittings (Nr)
5.3 Disposal Installations To remove liquid and solid waste from
the building
Internal drainage, refuse disposal and chemical and industrial
liquid waste disposal to the external face of the external
walls
Number of fittings serviced (Nr)
5.4 Water Installations To provide water and steam
Mains supply, hot and cold water services, steam and condensate
services
Floor area serviced by water installation (m2)
5.5 Heat Source To provide a central source of heat
Boilers and other sources of heat production for heating, hot
water and power generation, including combined heat and power and
ancillary installations
Rating in kilowatts (kW)
5.6 Space Heating and Air Conditioning
To control the internal temperature and/or air quality
Heating, cooling and air conditioning systems and fixed
equipment
Treated floor area (m2)
5.7 Ventilation Systems To provide the movement of air
Ventilating system not incorporating heating or cooling
installations
Treated floor area (m2)
5.8 Electrical Installations To provide electrical power, and to
control the light levels (electrically)
Electric source and mains, power distribution, electric lighting
distribution and fittings
Floor area serviced by electrical installation (m2)
5.9 Fuel Installations To provide fuel as a source of energy
Fuel services from meter or from point of entry to appliances
and equipment
Floor area serviced by the systems using the fuel (m2)
-
RICS10 Principles of elemental classification
Element Functional definition Includes Measurement
5.10 Lift and Conveyor Installations
To provide vertical and horizontal mechanical transportation
Lifts, hoists, escalators, moving pavements, stair lifts,
conveyors, cranes, document handling and the like
Number of stops (Nr), i.e. the number of lifts multiplied by the
number of floors served (excluding the lowest floor served in each
case), include non-stopping floors of express lifts
5.11 Fire and Lightning Protection
To protect the building and its inhabitants from hazards
Fire suppression systems, fire fighting and lightning protection
installations
Floor area serviced (protected) (m2)
5.12 Communication, Security and Control Installations
To provide systems for communication to and between inhabitants
for information and security
Communication, warning, access and building control
installations
Floor area serviced (m2)
5.13 Specialist Installations To provide electrical and
mechanical systems related to the user function of the building,
not included elsewhere
All other mechanical and/or electrical installations (separately
identifiable), related to the user function of the building, which
have not been included elsewhere
Floor area serviced (m2)
5.14 Builders Work in Connection with Services
To provide builders work for services
Work carried out solely to facilitate the provision of services
installations not provided by other Elements
Gross Internal Floor Area (m2)
6.1 Prefabricated Buildings and Building Units
To provide enclosed usable floor area installed as a
prefabricated unit. Note: Not a building Element, included to
account for general works that cannot be allocated to Elements
Prefabricated complete building and room units
Floor area measured as for Gross Internal Floor Area for each
unit (m2)
-
RICS Principles of elemental classification 11
Element Functional definition Includes Measurement
7.1 Minor Demolition and Alteration Works
Not a functional Element; included to account for the cost of
general works that cannot be allocated to Elements
Minor demolition and stripping out for refurbishment or
conversion that cannot be allocated to Elements
Floor area of building subject to stripping out (m2)
8.1 Site Preparation Works
To prepare the site for building
Site preparation Area of external works (m2), i.e. site area
excluding the building footprint
8.2 Roads, Paths, Pavings and Surfacings
To provide unenclosed usable hard surfaces
Roads, paths, pavings and other hard surfaces
Area of external works (m2), i.e. site area excluding the
building footprint
8.3 Soft Landscaping, Planting and Irrigation Systems
To provide unenclosed usable soft surfaces and decorative and
usable planting
Soft landscaping and planting
Area of external works (m2), i.e. site area excluding the
building footprint
8.4 Fencing, Railings and Walls
To enclose and divide the site
Fences, railings and walls Area of external works (m2), i.e.
site area excluding the building footprint
8.5 External Fixtures To provide fittings required to make the
site usable
Site, street, park and play furniture, equipment and ornamental
features
Area of external works (m2), i.e. site area excluding the
building footprint
8.6 External Drainage To remove liquid waste from the building
and the site
Drainage from the building and the site, on-site waste water
treatment, etc.
Area of external works (m2), i.e. site area excluding the
building footprint
8.7 External Services To provide services to the building and
the site
Service supplies to the building and services to external
works
Area of external works (m2), i.e. site area excluding the
building footprint
8.8 Minor Building Works and Ancillary Buildings
To provide buildings required by external services and minor
buildings to support the function of the building
Ancillary buildings; alterations to existing buildings; other
buildings, and work included in the contract
Area of external works (m2), i.e. site area excluding the
building footprint
Note:The table shows Group Elements and Elements. The BCIS
ElementalStandardFormofCostAnalysis1breaks the Elements down into
Sub-Elements; theRICSNewRulesofMeasurementNRM12provides a further
breakdown into Designed Elements and Components, andNRM33 will
include a further level of detail for classifying maintainable
assets.
1 BCIS Elemental Standard Form of Cost Analysis : Principles
Instructions, Elements and Definitions, ISBN 9781907196294, April
2012.2 RICS New Rules of Measurement Order of cost estimating and
cost planning for capital building works (NRM1), ISBN
9781842197684, April 2012.3 RICS New Rules of Measurement Order of
cost estimating and cost planning for building maintenance works
(NRM3), to be published late 2012.
-
RICS12 Principles of elemental classification
Relationship of BCIS Elements to other elemental
classificationsThe need for elemental classification is
acknowledged in International Standard Building Construction
Organization of information about construction works Part 2:
Framework for a classification of information (ISO 12006.2)
Within this, standard Elements is one of the recommended
classification tables. It defines Elements as a part of an entity
(building) which, in itself or in combination with other such
parts, fulfils a predominating function of the construction entity
[building].
Elemental tables are produced by many national standards
organisations and professional institutions.
For example, in the United States ASTM International (formerly
known as the American Society for Testing and Materials, ASTM),
publish Standard Classification for Building Elements and Related
Siteworks UNIFORMAT II.
Also in the US, the OmniClass Construction Classification System
(known as OmniClass or OCCS) is a complete set of ISO tables that
includes an Elements table (Table 21). In Europe, many countries
have elemental tables, all of them slightly different. The European
Council of Construction Economists (CEEC), agreed a common
elemental cost grouping, the CEEC Code of Measurement for Cost
Planning, which provides links back to the national elemental cost
planning systems in the UK, Germany, Switzerland, Belgium, Holland
and Ireland. The CEEC code, which BCIS helped to prepare, enables
costs prepared in one system to be compared with costs in another
system on a common basis. This has established a methodology for
mapping any elemental classification.
A BCIS International survey of Elements also identified
elemental classification systems in Australia, South Africa,
Canada, Hong Kong and Malaysia. The survey is available on the BCIS
website at http://bit.ly/ies2009
Further advice from BCISElements have become an established way
of presenting costs and specification from the earliest stages of a
project and will become increasingly important with the
implementation of Building Information Modelling.
This elemental data structure has been made freely available by
BCIS in support of the wider adoption and application of Elements
across the construction sector worldwide. Electronic versions are
available.
BCIS is able to provide advice on local adaptation of these
Elements and the setting up of elemental databases.
For further information, please contact BCIS at
[email protected]
-
RICS Principles of elemental classification 13
GlossaryBuilding: A structurally self supporting, enclosed,
usable floor space.
Building life cycle: All the stages of a buildings life, from
construction, operation and maintenance, to end of life including
decommissioning, deconstruction and disposal (BS ISO 15686-5).
Client brief: Statement of the clients requirements for the
performance of a building at the outset of a project.
Component: A product or group of products that forms part of an
Element or Sub-Element manufactured or designed to serve a specific
function or functions.
Cost management: The total process, which ensures that the final
cost is within the clients budget or cost limit. It is the process
of helping the design team design to a cost rather than the
quantity surveyor (cost consultant), costing a design.
Cost planning: A technique by which the budget is allocated to
various Elements of a building project to provide the design team
with a balanced cost framework within which to produce a successful
design. It allows for redistribution of the budget between Elements
as the design develops.
Designed Element: Element on a project for which the work
result(s) have been defined (ISO 12006-2), i.e. the prescriptive
specification that fulfils the function of the Element has been
defined.
Element: A major physical part of a building that fulfils a
specific function or functions, irrespective of its design,
specification or construction (BCIS SFCA).
Elemental cost analysis: The analysis of costs of a project into
Elements and cost categories for contractors overheads, temporary
works, etc. in a standard format to facilitate the comparison with
other buildings analysed in the same way.
Entity: Independent construction of significant scale classified
by its physical form/basic function (Uniclass - BCIS Standard Form
of Civil Engineering Cost Analysis).
Functional requirement: What an Entity, building, Element, etc.
is designed to do as distinct from how it is to be built.
Group Element: Grouping of Elements defined by their overarching
function.
Life cycle costing: Methodology for the systematic economic
evaluation of life cycle costs over a period of analysis, as
defined in the agreed scope (BS ISO 15686-5).
Performance specification: A specification for a building,
Element, Sub-Element or component written in terms of its
performance.
Prescriptive specification: A specification of the materials and
workmanship of what is to be built.
Project life cycle: The process from project inception to
completion. It includes initiation, business case, outline design,
detailed design, procurement, construction, handover and sign
off.
Sub-Element: Part of an Element that fulfils a specific function
or functions, irrespective of its design, specification or
construction (BCIS SFCA).
Value engineering: A systematic approach to delivering the
required functions to the required quality at the least cost.
-
The development of elementsThe concept of elements was developed
in the UK in the 1950s to structure costs in such a way that a
robust budget could be put on a project before design had started.
This approach allowed projects to be designed to a cost rather than
costing a design as had happened previously.
This elemental approach has been taken up as a framework for
structuring performance specifications and is now widely used
for:
Client brief Cost analysis and benchmarking Cost modelling Cost
planning Lifecycle costs Procurement Performance specification; and
Value engineering
BCISBCIS (The Building Cost Information Service) is a business
of the Royal Institution of Chartered Surveyors (RICS). It was
established in 1961 to provide comparative building cost
information in elemental form.
Today, BCIS continues to provide information in elemental form.
It publishes information on the capital and refurbishment costs of
buildings, occupancy costs, rebuilding costs, maintenance costs and
lifecycle costing. It analyses and interprets information collected
from clients, cost consultants, and others working in the
construction industry as well as sourcing information directly. The
elemental approach has been developed so that it can also be
applied on infrastructure projects. BCIS also provides consultancy
to government clients on price movement and measurement.
BCIS is the leading independent expert on rebuilding costs and
its residential rebuilding cost models are accepted as standard by
surveyors and loss adjusters. It has been consulting to the
Association of British Insurers (ABI) for over 30 years.
www.bcis.co.uk
Royal Institution of Chartered Surveyors With around 100,000
qualified members and over 50,000 students and trainees in some 140
countries, the Royal Institution of Chartered Surveyors (RICS)
provides the worlds leading professional qualification in land,
property, construction and associated environmental issues.
An independent organisation, RICS acts in the public interest
setting and regulating the highest standards of competence and
integrity among its members, and providing impartial, authoritative
advice on key issues for business, society and governments
worldwide.
RICS was founded in London in 1868 and granted a Royal Charter
by Queen Victoria in 1881. The Charter requires the Institution: To
maintain and promote the usefulness of the profession for the
public advantage.
The commitment to act in the interests of society continues to
be the guiding principle of RICS. www.rics.org