ElementsforDesignandBuild.pdf

Elements for Design and BuildGuide to the use of elementsfor structuring contract documentationon design and build projects.

Includes:

Elemental Form of Contract Sum Analysis

Definition of Standard BCIS Elements

BCIS Elements for Design and Build

Published by BCIS

The Royal Institution of Chartered Surveyors 1996

Printed in England by Connelly-Manton (Printing) LtdLondon EC4

ISBN 1 900858 05 3

BCIS3 Cadogan Gate

London SW1X 0AS

BCIS is trading division of RICS Business Services Ltd

All rights reserved. No part of this publication may be reproduced, stored in a retrieval system, or transmitted inany 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 ofChartered 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.

ELEMENTSFOR

DESIGN AND BUILD

Introduction to the use of elementsfor structuring contract documentation

on design and build projects

Elemental Form of Contract Sum Analysis

Definitions of Standard BCIS Elements

Concise Definitions for Inclusion in Documentation

©BCIS

CONTENTS Page

Part 1

Introduction 3

Elements 3

BCIS Elements 4

Project Cost Plan 4

Employer’s Requirements 4

Specifications 4

Contract Sum Analysis 4

Preparing a Tender 5

Contractor’s Proposals 5

Evaluation of Tender Proposals 5

Interim Payments 6

Elements and Trades 6

Feedback of Information 6

BCIS Databank 6

Part 2

Elemental Form of Contract Sum Analysis 7

Part 3

BCIS Standard Elements – Definitions 16

BCIS Standard Elements – Notes 24

BCIS Standard Elements 28Concise Definitions for inclusion in documentation

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Part 1: AN ELEMENTAL APPROACH TO DESIGN AND BUILD CONTRACTS

INTRODUCTION

The rapid growth in the use of Design and Build contracting in recent years has led to a wide variety of practicesin presenting both tendering documentation and the tenders themselves.

BCIS has noted with interest the growth in use of elements to structure both Employer’s Requirements and thecontract sum analysis. We have noted with alarm the inconsistency in the use and definition of the elementsthemselves.

Some contract documents specify the use of the BCIS elements, some have defined ad hoc elements, whileothers have not defined the scope of each element at all. This produces problems in comparing tenders,producing and agreeing interim payments, and in making use of the information, both cost and specification, onfuture projects.

This report sets out clear definitions for each of the standard BCIS elements and is intended as a referencedocument for those preparing Employer’s Requirements and tenders.

It is clear that in many circumstances the documentation may need to be expanded below the level of elementsto identify different specifications and different locations within a project, and in some circumstances elementsmay need to be combined. However, starting from a consistent set of definitions will clarify the contractdocumentation in all circumstances.

The use of standard elements will encourage a more structured thought process and produce more coherentEmployer’s Requirements. This will help to avoid some of the conflicting statements that can arise in contractdocuments at the moment.

Standard Contract Sum Analyses and a single sheet of concise definitions of the elements are included in Parts2 and 3 of this report. BCIS is happy that these be photocopied and reproduced in contract documentation if sodesired.

Full definitions of the BCIS elements are in included in Part 3.

For instructions on the preparation of an Elemental Cost Analysis using the BCIS elements, refer to theStandard Form of Cost Analysis – Principles, Instructions and Definitions.

ELEMENTS

An element is a part of a building which fulfils a specific function or functions irrespective of its design,specification or construction, eg the element external walls provides the external vertical envelope to a building,separating the internal and external environment irrespective of how it may be constructed.

An elemental breakdown, therefore, allows comparisons to be made between the cost of fulfilling the variousfunctions of a building in one design solution with that of achieving equivalent functions in other solutions.

Elements relate to the design process. Therefore, on traditionally procured projects, budget estimates arenormally prepared in elemental form and developing designs are normally costed in this manner. The early costadvice and outline designs prepared by consultants employed by clients on design and build schemes will alsofollow an elemental approach. Furthermore, the design and build contractor’s design is also likely to bedeveloped elementally. It seems appropriate, therefore, to present the Employer’s Requirements and tenderdocumentation in this form.

The standard BCIS elements and their definitions are set out in Part 3. The elements and their definitions are thesame as those used by BCIS for analysing tenders and are the industry standard for cost planning.

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BCIS ELEMENTS

The BCIS elements were designed for use in cost planning ie the development of a design within a pre-setbudget.

The collection and dissemination of cost information in this form has been the primary function of BCIS for thepast 35 years. The BCIS Standard Form of Cost Analysis (SFCA), Principles, Instructions and Definitions setsout how to prepare a cost analysis based on the BCIS elements.

Elemental Cost Analyses of accepted tenders are held on the BCIS database and are available both on-line andin hard copy. The availability of a body of historic cost information in this form has led to it being the requiredformat for cost reporting, cost management specifications, and procurement for both public and private sectorclients.

PROJECT COST PLAN

The client’s Quantity Surveyor will normally be responsible for giving early cost advice and developing a costplan on both client led design projects and contractor led design projects. It is highly likely that this advice willbe developed in elemental format from the outset of the project.

EMPLOYER’S REQUIREMENTS

The JCT Practice Note on Design and Build Contracts* states that the Employer’s Requirements may be littlemore than a description of accommodation required, or may be anything up to a full ‘Scheme Design’ or further,prepared for the employer by his own consultants or other professional advisors.

Any design input from the employer must be embodied in the Employer’s Requirements as there is no provisionfor design input from the employer in the course of the contract.

There is no set format for the Employers Requirements but if anything beyond basic accommodationrequirements is being given, particularly where an outline specification is being prepared, setting it out in designelements will be helpful to both the employer and the contractor.

Using the element headings to structure the requirements will act as a checklist for the employer and hisrepresentatives in producing any design requirements they may have and will present these to the contractor in aform that will assist him in developing his design proposal.

SPECIFICATIONS

Elements are the most helpful form for structuring specifications to be included in the Employer’sRequirements. Performance Specifications and Outline Specifications will naturally fit into an elemental format.Where a more detailed specification is required, it may be more helpful to give performance requirements inelemental form, with the more detailed specification in trade form, where necessary.

CONTRACT SUM ANALYSIS

Design and Build contracts are for a lump sum price but the Standard Forms of Contract provide for a ContractSum Analysis for assisting the employer in assessing tenders, checking interim payments and valuation ofchanges in the Employer’s Requirements.

Two alternative pro forma Contract Sum Analyses presented in standard elemental format are contained in Part2. One presents BCIS main elements, the other, a more detailed analysis including main and sub elements, bothwith the addition of an allowance for design fees.

* Joint Contract Tribunal for the Standard Form of Building Contracts (JCT) Practice Note CD/1A

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For completeness, dayworks, fluctuations and supplementary provisions have also been included in these proformas with clause references based on JCT Standard Form of Building Contact with Contractor’s Design 1981(amendments will be required for other forms of contract). Notes on further details which may be useful in somecircumstances have also been given.

PREPARING A TENDER

Building up a tender in elemental form is fairly common practice for industrial buildings where quantifying theelements and the elemental solutions are fairly familiar to the contractor. On more complex schemes, developingthe design proposal in elemental form will allow contractors and their consultants to use existing data to assessvarious alternative solutions at an early stage and to adjust proposals for individual elements as the design andtender are developed.

Elemental cost planning allows an outline budget to be expressed in elemental form from an early stage in thedesign process. As the design for each element develops, this can be controlled within the budget for theelement and the effect of any variance from the budget can be seen at an early stage while changes to otherelements are still possible. Alternative design proposals can easily be compared if they are costed in elementalformat. This process should provide the optimum design solution, both in terms of economy and specificationwithin the parameters set out in the Employer’s Requirements.

The development of the design in an elemental manner also facilitates the introduction of value engineering, ifthis required.

Use of elemental cost planning from an early stage should prevent expensive abortive design work later in thedesign process, or in the case of design and build, an expensive extra if the tender has been based on an outlinedesign. As the chosen design is worked up, the use of an elemental cost plan allows the design to be continuallycost checked element by element, as it progresses from an outline scheme to the working drawing stage. Eachelement can be cost checked as it is designed and any necessary adjustment to elements which occur later in thedesign process can be made, without necessitating abortive design work. The final adjusted cost plan can then beused as a basis for cost checking during the construction stage.

It may still be necessary to produce bills of quantities for trades to obtain quotes from sub-contractors and,where necessary, these can be included as sub-sections of elements to assist in assessing interim valuations. Forexample, where there are different treatments to certain elevations of the external wall, it may be helpful toshow the costs and the relevant quantities separately.

CONTRACTOR’S PROPOSALS

The Contractor’s Proposals should follow the format the Employer’s Requirements. The preparation of thespecification for materials and workmanship in elemental form will facilitate the development of thespecification alongside the design and tendering process. It will also highlight any amendments to theEmployer’s Requirements proposed by the contractor or requested by the client.

EVALUATION OF TENDER PROPOSALS

On client led design projects where tenders are based on a detailed set of Employer’s Requirements and a highlydeveloped design the employer should, in theory, be able to accept the lowest tender. Comparison of the tenderwith the cost plan, element by element, will help in assessing the contractor’s compliance with the employer’sdesign. Where alternative solutions have been put forward for particular elements, the existence of an elementalcost plan and an elemental Contract Sum Analysis will prove invaluable in assessing its value.

Contractor’s Proposals on contractor led design projects should be systematically checked to ensure that theymeet the Employer’s Requirements. The structuring of the Requirements, the Proposal and the Contract SumAnalysis in consistent elemental form will greatly assist this process. Indeed, it is difficult to imagine anydetailed technical check of a tenderer’s proposal that does not follow a design elemental form. If theContractor’s Proposals are not structured in this way, this process becomes very much more difficult.

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Contract Sum Analyses presented in consistent elemental form will allow comparison both with the client’squantity surveyor’s original cost plan and between the competing tenders. This will identify where individualtenders have proposed elemental solutions with a significantly different cost.

INTERIM PAYMENTS

The Standard Form of Building Contract with Contractor’s Design 1981 provides for the use of one of twomethods for Interim Payments. Alternative A is by stage payments and Alternative B is by periodic payments.

If the Contract Sum Analysis has been set out elementally it lends itself to Alternative A, as elements and sub-elements would provide easily definable stages.

With Alternative B, periodic payments, an elemental breakdown of the Contract Sum Analysis makes valuationsrelatively easy, particularly if different design solutions with a single element are identified separately. Forexample, a periodic payment for the external walls will be a simple task of proportioning the amount of externalwall completed to the total. This overcomes some of the problems that arise in checking interim valuationswhere the Contract Sum Analysis has been prepared in trade format but no bill of quantities or quantifiedschedule of rates has been provided.

ELEMENTS AND TRADES

The procurement of work from sub-contractors and specialists will require the quantification of the proposeddesign into trades. Also, in some circumstances where the design has been developed to a degree of detail by theclient, they may require the successful tenderer to prepare a full bill of quantities for the scheme. Neither of theforegoing preclude the presentation of the Employer’s Requirements on the Contract Sum Analysis in elementalform.

FEEDBACK OF INFORMATION

Cost planning within the construction industry has relied on feedback from accepted tenders of information inelemental form, either in-house within individual firms, or through BCIS or other published sources.

Design teams working for contractors will find elemental cost analyses of previous projects, together withrecords of the contractor’s expense in competing the projects, invaluable in cost planning future design andbuild projects, and in speaking to clients at the briefing stage of a project.

Similarly, regular clients will find information on previous schemes, held in a consistent format, helpful inplanning future schemes and development programmes.

BCIS would exhort both clients and contractors to join in the exchange of this information within the service,for their own benefit in being able to access a wider range of projects, and for the benefit of the industry at large.More reliable benchmarking of information on building costs will benefit all those who take part in theexchange of information.

BCIS DATA BANK

The BCIS Data Bank currently consists of details of 15,00 accessible projects; 3,776 full elemental analyses,4,230 group elemental analyses and 7,400 total building costs. This information together with tender priceindices, pricing adjustment factors for location, size of contract etc and benchmark studies based on the data, isavailable from BCIS Online or in hardcopy.

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PART 2: ELEMENTAL FORM OF CONTRACT SUM ANALYSIS

Design and Build Contract Sum Analysis – Main ElementsREF NO. ELEMENT TOTAL £SUBSTRUCTURE1 SubstructureSUPERSTRUCTURE2.A Frame2.B Upper floors2.C Roof2.D Stairs2.E External walls2.F Windows and external doors2.G Internal walls and partitions2.H Internal doorsFINISHES3.A Wall finishes3.B Floor finishes3.C Ceiling finishesFITTINGS AND FURNISHINGS4 Fittings and furnishingsSERVICES5.A Sanitary appliances5.B Services equipment5.C Disposal installations5.D Water installations5.E Heat source5.F Space heating and air treatment5.G Ventilating systems5.H Electrical installations5.I Gas installations5.J Lift and conveyor installations5.K Protective installations5.L Communication installations5.M Special Installations5.N Builder’s work in connection with services5.O Builder’s profit and attendance on servicesEXTERNAL WORKS6.A Site works6.B Drainage6.C External services6.D Minor building worksPRELIMINARIES7 PreliminariesEMPLOYER’S CONTINGENCIES AND PROVISIONAL SUMS8 Employer’s contingencies and provisional sumsDESIGN FEES9.A Work complete before commencement of construction9.B During construction

TOTAL £

The Contract Sum Analysis is reproduced with the permission of BCIS.

©BCIS

DAYWORK

The Contractor is to add the required percentage addition to the Prime Cost of Daywork for each of the following:

Clause 12.5.4.1

Labour ……….%Plant ……….%Materials ……….%

Clause 12.5.4.2

Labour ……….%Plant ……….%Materials ……….%

FORMULA FLUCTUATIONS

If clause 38, Use of Price Adjustment Formula is operative (as stated in the Employer’s Requirements), the following section shall be completed by the Contractor and thenecessary information provided.

RuleAllocation of structural steelwork 7 *(i) Part I, rules 9 to 28 using Work Category 2/27

*(ii) Part II, rules 29 to 39 using Work Category 2/27*(iii) Part III, rules 63 to 67 shall apply*(Delete as applicable)

Method of dealing with ‘Fix only’ items 8 Rule 8 *(i), *(ii), *(iii) shall apply*(Delete as applicable)

A Schedule indicating allocation and, whereappropriate, grouping

11c, 32, 42

The Contract Sum Analysis is reproduced with the permission of BCIS.

©BCIS

RuleInsert the weightings of labour and 43,50,54 Electrical Installations Heating etc Installationsmaterials for Electrical Installations,Heating, Ventilating and Air Conditioning Weighting allocated to labour ………………… …………………Installations and Sprinkler Installations

Weighting allocated to materials ………………… …………………

Separate materials index for *applies/does not applySprinkler Installation 55a *(Delete as applicable)

Time of adjustment in respect of shopfabrication of lift components 61a *Upon completion of manufacture of all fabricated components

*Upon delivery of fabricated components to site*(Delete as applicable)

Average price per tonne of steel 63,64 Delivered to fabricator’s works …………………

For erection of steelwork …………………

Apportionment of value of catering 70a (i) materials and shop fabrication …………………equipment Installations (ii) supply of factor items …………………

(iii) site installations …………………

SUPPLEMENTARY PROVISIONSIf these provisions apply and the Employer’s Requirements state that work is to be executed by a person or persons named as a sub-contractor(s) under clause S4, the Contractor shall list thesub-contractor(s) below and show his/their price.

Name of sub-contractor Price (£)…………………………………………… ……………………

…………………………………………… ……………………

…………………………………………… ……………………

…………………………………………… ……………………

The Contract Sum Analysis is reproduced with the permission of BCIS.

©BCIS

Design And Build Contract Sum Analysis – Sub-ElementsREF NO. ELEMENT SUB TOTAL £ TOTAL £SUBSTRUCTURE1 SubstructureSUPERSTRUCTURE2.A Frame2.B Upper floors2.C.1 Roof structure2.C.2 Roof coverings2.C.3 Roof drainage2.C.4 Roof lights2.C Roof2.D.1 Stair structure2.D.2 Stair finishes2.D.3 Stair balustrades and handrails2.D Stairs2.E External walls2.F.1 Windows2.F.2 External doors2.F Windows and external doors2.G Internal walls and partitions2.H Internal doorsFINISHES3.A Wall finishes3.B Floor finishes3.C.1 Finishes to ceilings3.C.2 Suspended ceilings3.C Ceiling finishesFITTINGS AND FURNISHINGS4.A.1 Fittings, fixtures and furniture4.A.2 Soft furnishings4.A.3 Works of art4.A.4 Equipment4 Fittings and furnishingsSERVICES5.A Sanitary appliances5.B Services equipment5.C.1 Internal drainage5.C.2 Refuse disposal5.C Disposal installations5.D.1 Water - mains supply5.D.2 Cold water services5.D.3 Hot water services5.D.4 Steam and condensate5.D Water installations5.E Heat source5.F.1 Water and/or steam (heating only)5.F.2 Ducted warm air (heating only)5.F.3 Electricity (heating only)5.F.4 Local heating (heating only)5.F.5 Other heating systems (heating only)5.F.6 Heating with ventilation (air treated locally)5.F.7 Heating with ventilation (air treated centrally)5.F.8 Heating with cooling (air treated locally)5.F.9 Heating with cooling (air treated centrally)5.F Space heating and air treatment

C/FWD £

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B/FWD £5.G Ventilating systems5.H.1 Electric source and mains5.H.2 Electric power supplies5.H.3 Electric lighting5.H.4 Electric light fittings5.H Electrical installations5.I Gas installations5.J.1 Lifts and hoists5.J.2 Escalators5.J.3 Conveyors5.J Lift and conveyor installations5.K.1 Sprinkler installations5.K.2 Fire-fighting installations5.K.3 Lightning protection5.K Protective installations5.L Communication installations5.M Special installations5.N Builder’s work in connection with services5.O Builder’s profit and attendance on servicesEXTERNAL WORKS6.A.1 Site preparation6.A.2 Surface treatments6.A.3 Site enclosure and division6.A.4 Fittings and furniture6.A Site works6.B Drainage6.C.1 Water mains6.C.2 Fire mains6.C.3 Heating mains6.C.4 Gas mains6.C.5 Electric mains6.C.6 Site lighting6.C.7 Other mains and services6.C.8 Builder’s work in connection: external services6.C External services6.D.1 Ancillary buildings6.D.2 Alterations to existing buildings6.D Minor building worksPRELIMINARIES7 PreliminariesEMPLOYER’S CONTINGENCIES AND PROVISIONAL SUMS8 Employer’s contingencies and provisional sumsDESIGN FEES9.A Work complete before commencement of

construction9.B During construction9 Design fees

TOTAL £

The Contract Sum Analysis is reproduced with the permission of BCIS.

©BCIS

DAYWORK

The Contractor is to add the required percentage addition to the Prime Cost of Daywork for each of the following:

Clause 12.5.4.1

Labour ……….%Plant ……….%Materials ……….%

Clause 12.5.4.2

Labour ……….%Plant ……….%Materials ……….%

FORMULA FLUCTUATIONS

If clause 38, Use of Price Adjustment Formula is operative (as stated in the Employer’s Requirements), the following section shall be completed by the Contractor and thenecessary information provided.

RuleAllocation of structural steelwork 7 *(i) Part I, rules 9 to 28 using Work Category 2/27

*(ii) Part II, rules 29 to 39 using Work Category 2/27*(iii) Part III, rules 63 to 67 shall apply*(Delete as applicable)

Method of dealing with ‘Fix only’ items 8 Rule 8 *(i), *(ii), *(iii) shall apply*(Delete as applicable)

A Schedule indicating allocation and, whereappropriate, grouping

11c, 32, 42

The Contract Sum Analysis is reproduced with the permission of BCIS.

©BCIS

RuleInsert the weightings of labour and 43,50,54 Electrical Installations Heating etc Installationsmaterials for Electrical Installations,Heating, Ventilating and Air Conditioning Weighting allocated to labour ………………… …………………Installations and Sprinkler Installations

Weighting allocated to materials ………………… …………………

Separate materials index for *applies/does not applySprinkler Installation 55a *(Delete as applicable)

Time of adjustment in respect of shopfabrication of lift components 61a *Upon completion of manufacture of all fabricated components

*Upon delivery of fabricated components to site*(Delete as applicable)

Average price per tonne of steel 63,64 Delivered to fabricator’s works …………………

For erection of steelwork …………………

Apportionment of value of catering 70a (i) materials and shop fabrication …………………equipment Installations (ii) supply of factor items …………………

(iii) site installations …………………

SUPPLEMENTARY PROVISIONSIf these provisions apply and the Employer’s Requirements state that work is to be executed by a person or persons named as a sub-contractor(s) under clause S4, theContractor shall list the sub-contractor(s) below and show his/their price.

Name of sub-contractor Price (£)…………………………………………… ……………………

…………………………………………… ……………………

…………………………………………… ……………………

…………………………………………… ……………………

The Contract Sum Analysis is reproduced with the permission of BCIS.

©BCIS

CONTRACT SUM ANALYSIS

Notes

1 All elements can be broken down into separate specified elements or specific trades or locations ifrequired to facilitate payments etc, eg

SubstructurePilingFoundationsLowest floor slab

External Walls (broken down into different specifications)

Brick/block cavity wall (facades)Curtain walling front facade

2 Preliminaries

Preliminaries could be further broken down to identify costs in more detail eg

Site administrationHead office chargesSite accommodationPlant, tools, vehicles and scaffoldingTemporary worksInsurancesCleaning, drying and commissioningPerformance bondContractor’s contingencyetc

3 Services

The classification of individual installations to match Employer’s Requirements is desirable eg thecommunication installations element 5E could be sub-divided into:

Intruder alarmsFire alarmsCCTV

or element 5M, specialist installations, could be sub-divided as follows:

Window cleaning equipment and cradlesWater treatment plant

Design manuals, testing and commissioning should also be included in the appropriate installationsection.

4 External Works can be broken down where necessary to reflect the extent and value of the works eg

Site preparationRoadsCar parksPavingsSoft landscapingFencesGates and barriers

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5 Design fees should include all statutory fees and design insurance which can be shown separately.

6 If the employer includes Provisional Sums for Prime Cost of Daywork in the Employer’s Requirementsto which the contractor is to apply percentage additions which are to be extended and included in thetender, these should be included in the Employer’s Contingencies and Provisional Sums section.

7 An appendix to the Contract Sum Analysis for the estimated value of goods and services subject toadditions for Value Added Tax may be included.

8 Where projects involve refurbishment of existing buildings, demolition work should be included inelement 6.D.2. Alteration to existing buildings, and all new work, such as new partitions, finishes etc,should be included in the appropriate element as for new build projects.

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Part 3: BCIS STANDARD ELEMENTSPlease also refer to the notes which follow the definitions

1 Substructure All work below underside of screed or where no screed exists tounderside of lowest floor finish including damp-proof membrane,together with relevant excavations and foundations

2 Superstructure

2.A Frame Loadbearing framework of concrete, steel or timber. Main floor androof beams, ties and roof trusses of framed buildings. Casing tostanchions and beams for structural or protective purposes.

2.B Upper floors Upper floors, balconies and structural screeds, suspended floors overor in basements.

2.C Roof

2.C.1 Roof structure

Construction, including eaves and verges, plates and ceiling joists,trusses, gable ends, internal walls and chimneys above plate level,parapet walls and balustrades.

2.C.2 Roof coverings

Roof screeds and finishings. Battening, felt, slating, tiling and thelike. Flashings and trims. Insulation. Eaves and verge treatment.

2.C.3 Roof drainage

Gutters where not integral with roof structure, rainwater heads androof outlets. (Rainwater downpipes to be included in ‘Internaldrainage’ (5.C.1)).

2.C.4 Roof lights

Roof lights, opening gear, frame, kerb and glazing. Pavement lights.

2.D Stairs

2.D.1 Stair structure

Construction of ramps, stairs and landings other than at floor levels.Ladders. Escape staircases.

2.D.2 Stair finishes

Finishes to treads, risers, landings (other than at floor levels), rampsurfaces, strings and soffits.

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2.D.3 Stair balustrades and handrails

Balustrades and handrails to stairs, landings and stairwells.

2.E External walls External closing walls including that to basements but excludingitems included with ‘Roof structure’ (2.C.1). Chimneys forming partof external walls up to plate level. Curtain walling, sheeting rails andcladding. Vertical tanking. Insulation. Applied external finishes.

2.F Windows and external doors

2.F.1 Windows

Sashes, frames, linings and trims. Ironmongery and glazing. Shopfronts. Lintels, sills, cavity damp-proof courses and work to reveals ofopenings.

2.F.2 External doors

Doors, fanlights and sidelights. Frames, linings and trims.Ironmongery and glazing. Lintels, thresholds, cavity damp-proofcourses and work to reveals of openings.

2.G Internal walls and partitions Internal walls, partitions and insulation. Chimneys forming part ofinternal walls up to plate level. Screens, borrowed lights and glazing.Moveable space-dividing partitions. Internal balustrades excludingitems included with ‘Stair balustrades and handrails’ (2.D.3)

2.H Internal doors Doors, fanlights and sidelights. Sliding and folding doors. Hatches.Frames, linings and trims. Ironmongery and glazing. Lintels,thresholds and work to reveals of openings.

3 Finishes

3.A Wall finishes Preparatory work and finishes to surfaces of walls internally. Picture,dado and similar rails.

3.B Floor finishes Preparatory work, screeds, skirtings and finishes to floor surfacesexcluding items included with ‘Stair finishes’ (2.D.2) and structuralscreeds included with ‘Upper floors’ (2.B).

3.C Ceiling finishes

3.C.1 Finishes to ceilings

Preparatory work and finishes to surfaces of soffits excluding itemsincluded with ‘Stair finishes’ (2.D.2) but including sides and soffits ofbeams not forming part of a wall surface. Cornices, coves.

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3.C.2 Suspended ceilings

Construction and finishes of suspended ceilings.

4 Fittings and Furnishings

4.A Fittings and furnishings

4.A.1 Fittings, fixtures and furniture

Fixed and loose fittings and furniture including shelving, cupboards,wardrobes, benches, seating, counters and the like. Blinds, blindboxes, curtain tracks and pelmets. Blackboards, pin-up boards, noticeboards, signs, lettering, mirrors and the like. Ironmongery, other thanto doors and windows.

4.A.2 Soft furnishings

Curtains, loose carpets or similar soft furnishing materials.

4.A.3 Works of art

Works of art if not included in a finishes element or elsewhere.

4.A.4 Equipment

Non-mechanical and non-electrical equipment related to the functionor need of the building (eg gymnasia equipment).

5 Services

5.A Sanitary appliances Baths, basins, sinks etc. WC’s, slop sinks, urinals and the like. Toilet-roll holders, towel rails etc. Traps, waste fittings, overflows and tapsas appropriate.

5.B Services equipment Kitchen, laundry, hospital and dental equipment and other specialistmechanical and electrical equipment related to the function of thebuilding.

5.C Disposal installations

5.C.1 Internal drainage

Waste pipes to ‘Sanitary appliances’ (5.A) and ‘Services equipment’(5.B). Soil, anti-syphonage and ventilation pipes. Rainwaterdownpipes. Floor channels and gratings and drains in ground withinbuildings up to external face of external walls.

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5.C.2 Refuse disposal

Refuse ducts, waste disposal (grinding) units, chutes and bins. Localincinerators and flues thereto. Paper shredders and incinerators.

5.D Water installations

5.D.1 Water – mains supply

Incoming water main from external face of external wall at point ofentry into building including valves, water meters, rising main to (butexcluding) storage tanks and main taps. Insulation.

5.D.2 Cold water services

Storage tanks, pumps, pressure boosters, distribution pipework tosanitary appliances and to services equipment. Valves and taps notincluded with ‘Sanitary appliances’ (5A) and/or ‘Services equipment’(5.B). Insulation.

5.D.3 Hot water services

Hot water and/or mixed water services. Storage cylinders, pumps,calorifiers, instantaneous water heaters, distribution pipework tosanitary appliances and services equipment. Valves and taps notincluded with ‘Sanitary appliances’ (5A) and/or ‘Services equipment’(5.B). Insulation.

5.D.4 Steam and condensate

Steam distribution and condensate return pipework to and fromservices equipment within the building including all valves, fittingsetc. Insulation.

5.E Heat source Boilers, mounting, firing equipment, pressurising equipment,instrumentation and control, ID and FD fans, gantries, flues andchimneys, fuel conveyors and calorifiers. Cold and treated watersupplies and tanks, fuel oil and/or gas supplies, storage tanks etc,pipework, (water or steam mains) pumps, valves and other equipment.Insulation.

5.F Space heating and airtreatment

5.F.1 Water and/or steam (heating only)

Heat emission units (radiators, pipe coils etc.), valves and fittings,instrumentation and control and distribution pipework from ‘Heatsource’ (5.E)

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5.F.2 Ducted warm air (heating only)

Ductwork, grilles, fans, fittings etc, instrumentation and control.

5.F.3 Electricity (heating only)

Cable heating systems, off-peak heating system, including storageradiators.

5.F.4 Local heating (heating only)

Fireplaces (except flues), radiant heaters, small electrical or gasappliances etc.

5.F.5 Other heating systems (heating only)

5.F.6 Heating with ventilation (air treated locally)

Distribution pipework ducting, grilles, heat emission units includingheating calorifiers, except those which are part of ‘Heat source’ (5.E)instrumentation and control.

5.F.7 Heating with ventilation (air treated centrally)

All work as detailed under (5.F.6) for system where air treatedcentrally.

5.F.8 Heating with cooling (air treated locally)

All work as detailed under (5.F.6) including chilled water systemsand/or cold or treated water feeds. The whole of the costs of thecooling plant and distribution pipework to local cooling units shall beshown separately.

5.F.9 Heating with cooling (air treated centrally)

All work as detailed under (5.F.8) for system where air treatedcentrally.

5.G Ventilating systems Mechanical ventilating system not incorporating heating or coolinginstallations including dust and fume extraction and fresh airinjection, unit extract fans, rotating ventilators and instrumentationand controls.

5.H Electrical installations

5.H.1 Electric source and mains

All work from external face of building up to and including localdistribution boards including main switchgear, main and sub-maincables, control gear, power factor correction equipment, stand-byequipment, earthing etc.

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5.H.2 Electric power supplies

All wiring, cables, conduits, switches from local distribution boardsetc, to and including outlet points for individual installations.

5.H.3 Electric lighting

All wiring, cables, conduits, switches etc, from local distributionboards and fittings to and including outlet points.

5.H.4 Electric light fittings

Light fittings including fixing.

5.I Gas installations Town and natural gas services from meter or from point of entrywhere there is no individual meter: distribution pipework toappliances and equipment.

5.J Lift and conveyorinstallations

5.J.1 Lifts and hoists

The complete installation including gantries, trolleys, blocks, hooksand ropes, downshop leads, pendant controls and electrical work fromand including isolator.

5.J.2 Escalators

As detailed under 5.J.1.

5.J.3 Conveyors

As detailed under 5.J.1.

5.K Protective installations

5.K.1 Sprinkler installations

The complete sprinkler installation and CO2 extinguishing system.Including tanks, control mechanism, etc.

5.K.2 Fire-fighting installations

Hose, reels, hand extinguishers, asbestos blankets, water and sandbuckets, foam inlets, dry risers (and wet risers where only servingfire-fighting equipment).

5.K.3 Lightning protection

The complete lightning protection installation from finials conductortapes, to and including earthing.

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5.L Communication installations Warning installations (fire and theft)

Burglar and security alarmsFire alarms

Visual and audio installations

Door signalsTimed signalsCall signalsClocksTelephonesPublic addressRadioTelevisionPneumatic message systems

5.M Special installations All other mechanical and/or electrical installations (separatelyidentifiable) which have not been included elsewhere, eg chemicalgases; medical gases; vacuum cleaning; window cleaning equipmentand cradles; compressed air; treated water; refrigerated stores.

5.N Builder’s work in connectionwith services

Builder’s work in connection with mechanical and electrical services.

5.O Builder’s profit andattendance on services

Builder’s profit and attendance in connection with mechanical andelectrical services.

6 External Works

6.A Site works

6.A.1 Site preparation

Clearance and demolitions. Preparatory earth works to form newcontours.

6.A.2 Surface treatments

Roads and associated footwaysVehicle parksPaths and paved areasPlaying fieldsPlaygroundsGames courtsRetaining wallsLand drainageLandscape work

6.A.3 Site enclosure and division

Gates and entrances. Fencing, walling and hedges.

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6.A.4 Fittings and furniture

Notice boards, flag poles, seats, signs.

6.B Drainage Surface water drainage. Foul drainage. Sewage treatment.

6.C External services

6.C.1 Water mains

Main from existing supply up to external face of building.

6.C.2 Fire mains

Main from existing supply up to external face of building; firehydrants.

6.C.3 Heating mains

Main from existing supply or heat source up to external face ofbuilding.

6.C.4 Gas mains

Main from existing supply up to external face of building.

6.C.5 Electric mains

Main from existing supply up to external face of building.

6.C.6 Site lighting

Distribution, fittings and equipment.

6.C.7 Other mains and services

Mains relating to other service installations (each shown separately).

6.C.8 Builder’s work in connection with external services.

Builder’s work in connection with external mechanical and electricalservices: eg pits, trenches, ducts etc.

6.D Minor building work

6.D.1 Ancillary buildings

Separate minor buildings such as sub-stations, bicycle stores,horticultural buildings and the like, inclusive of local engineeringservices.

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6.D.2 Alterations to existing buildings

Alterations and minor additions, shoring, repair and maintenance toexisting buildings.

7 Preliminaries Priced items in Preliminaries Bill and Summary but excludingcontractors’ price adjustments.

8 Employers Contingencies andProvisional Sums

This is not classed as an element but is included for allocation ofcosts.

9 Design Fees

9.A Work complete beforecommencement ofconstruction

This is not classed as an element but is included for allocation ofcosts.

9.B During construction This is not classed as an element but is included for allocation ofcosts.

Notes:

1 Substructure

i) Where lowest floor construction does not otherwise provide a platform, the flooring surface shallbe included with this element (eg if joisted floor, floor boarding would be included here).

ii) Stanchions and columns (with relevant casings) shall be included with ‘Frame’ (2.A).

iii) External enclosing walls to basements shall be included with ‘External walls’ (2.E).

2.A Frame

i) Structural walls which form an integral part of the loadbearing framework shall be included eitherwith ‘External walls’ (2.E) or ‘Internal walls and partitions’ (2.G) as appropriate.

ii) Beams which form an integral part of a floor or roof which cannot be segregated therefrom shallbe included in the appropriate element.

iii) In unframed buildings, roof beams and trusses and floor beams shall be included with ‘Upperfloors’ (2.B) or ‘Roof structure’ (2.C.1) as appropriate.

iv) If the ‘Stair structure’ (2.D.1) has had to be included in this element, it should be noted.

2.B Upper Floors

i) Where floor construction does not otherwise provide a platform, the flooring surface shall beincluded with this element (eg if joisted floor, floor boarding would be included here).

ii) Beams which form an integral part of a floor slab shall be included with this element.

iii) If the ‘Stair structure’ (2.D.1) has had to be included in this element, it should be noted.

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2.C.1 Roof structure

i) Trusses which form part of a whole building framework shall be included in ‘Frame’ (2.A).

ii) Beams which form an integral part of a roof shall be included with this element.

iii) Roof housings (eg lift motor and plant rooms) shall be broken down into the appropriateconstituent items.

2.D.1 Stair Structure

i) The cost of external escape staircases shall be shown separately.

ii) If the staircase structure has had to be included in the elements ‘Frame’ (2.A) or ‘Upper floors’(2.B), this should be stated.

2.E External Walls

i) If walls are self-finished on internal face, this shall be stated.

3.A Wall Finishes

i) Surfaces which are self-finished (eg self-finished partitions, fair faced work) shall be included inthe appropriate element.

ii) Insulation which is a wall finishing shall be included here.

3.B Floor Finishes

i) Where the floor construction does not otherwise provide a platform, the flooring surface will beincluded either in ‘Substructure’ (1.A) or ‘Upper floors’ (2.B) as appropriate. Access floors.

3.C Ceiling Finishes

i) Where ceilings principally provide a source of heat, artificial lighting or ventilation, they shall beincluded with the appropriate ‘Services’ element.

4.A.1 Fittings, Fixtures and Furniture

i) Ironmongery to ‘Windows and external doors’ and ‘Internal doors’ should be included in (2.F) and(2.H) respectively.

4.A.3 Works of Art

i) Where items in this element have a significant effect on other elements, a note should be includedin the appropriate element.

5.B Services Equipment

i) Local incinerators shall be included with ‘Refuse disposal’ (5.C.2).

5.C.1 Internal Drainage

i) Rainwater gutters are included in ‘Roof drainage’ (2.C.3).

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5.D.2 Cold Water Services

i) Header tanks, cold water supplies etc for heating systems should be included in ‘Heat source’(5.E).

5.D.4 Steam and Condensate

i) Steam and condensate pipework installed in connection with space heating, or the like, shall beincluded as appropriate with ‘Heat source’ (5.E) or ‘Space heating and air treatment’ (5.F).

5.E Heat Source

i) Chimneys and flues which are an integral part of the structure shall be included with theappropriate structural element.

ii) Local heat source shall be included with ‘Local heating’ (5.F.4).

5.F Heating and Air Treatment

Systems described as having:

i) ‘Air treated locally’ shall be deemed to include all systems where air treatment (heating orcooling) is performed either in or adjacent to the space to be treated.

ii) ‘Air treated centrally’ shall be deemed to include all systems where air treatment (heating orcooling) is performed at a central point and ducted to the space being treated.

5.F.3 Space Heating and Air Treatment – Electricity (Heating Only)

i) Electrically-operated heat emission units other than storage radiators should be included under‘Local heating’ (5.F.4).

5.H.1 Electric Source and Mains

i) Installations for electric heating (‘built-in’ systems) shall be included with ‘Space heating and airtreatment’ (5.F.3).

5.J.1 Lifts and Hoists

i) Special structural work, eg lift walls, lift motor rooms etc, shall be included in the appropriatestructural elements.

ii) Remaining electrical work shall be included with ‘Electric power supplies’ (5.H.2).

iii) Each type of lift or hoist shall be stated separately where appropriate.

5.K.1 Sprinkler Installations

i) Electrical work shall be included with ‘Electric power supplies’ (5.H.2).

5.L Communication Installations

i) Each installation shall be stated separately where appropriate.

ii) The cost of the work in connection with electrical supply shall be included with ‘Electric powersupplies’ (5.H.2).

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5.M Special Installations

i) The cost of each installation shall, where appropriate, be shown separately.

ii) Items deemed to be included under ‘Refrigerated stores’ comprise all plant required to providerefrigerated conditions (ie cooling towers, compressors, instrumentation and controls, cold roomthermal insulation and vapour sealing, cold room doors etc) for cold rooms, refrigerated stores andthe like other than that required for ‘Space heating and air treatment’ (5.F.8 and 5.F.9).

5.N Builder’s Work in Connection with Services

i) Builder’s work in connection with each of the services elements shall, where possible, be shownseparately.

ii) Where tank rooms, housings and the like are included in the gross floor area, their component partsshall be included under the appropriate elements. Where this is not the case, the items shall beincluded here.

5.O Builder’s Profit and Attendance on Services

i) The profit and attendance in connection with each of the services elements shall, where possible,be shown separately.

6.B Drainage

i) To include all drainage works (other than land drainage included with ‘Surface treatment’ (6.A.2))outside the building, to and including disposal point, connection to sewer or to treatment plant.

6.C.8 Builder’s Work in Connection with External Services

i) Builder’s work shall be stated separately for each installation where appropriate.

6.C.9 Builder’s Profit and Attendance on External Mechanical and Electrical Services

i) Profit and attendances shall be stated separately for each installation where appropriate.

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BCIS Standard Elements

1 SUBSTRUCTUREAll work below underside of screed or where no screedexists to underside of lowest floor finish including damp-proof membrane, together with relevant excavations andfoundations.

2 SUPERSTRUCTURE2A Frame – Loadbearing framework of concrete, steel ortimber. Main floor and roof beams, ties and roof trusses offramed buildings. Casing to stanchions and beams forstructural or protective purposes.2B Upper Floors – Upper floors, continuous accessfloors, balconies and structural screeds, suspended floorsover or in basements.2C Roof – Roof Structure – Construction, includingeaves and verges, plates and ceiling joists, gable ends,internal walls and chimneys above plate level, parapetwalls and balustrades. Roof Coverings – Roof screeds andfinishings. Battening, felt, slating, tiling and the like.Flashings and trims. Insulation. Eaves and vergetreatment. Roof Drainage – Gutters where not integralwith roof structure, rainwater heads and roof outlets.(Rainwater downpipes to be included in ‘InternalDrainage’ (5.C)). Roof Lights – Roof lights, opening gear,frame, kerb and glazing. Pavement lights.2D Stairs – Stair Structure – Construction of ramps,stairs and landings other than at floor levels. Ladders.Escape staircases. Stair Finishes – Finishes to treads,risers, landings (other than at floor levels), ramp surfaces,strings and soffits. Stair Balustrades and Handrails –Balustrades and handrails to stairs, landings and stairwells.2E External Walls – External enclosing walls includingthat to basements but excluding items included with ‘Roofstructure’ (2.C). Chimneys forming part of external wallsup to plate level. Curtain walling, sheeting rails andcladding. Vertical tanking. Insulation. Applied externalfinishes.2F Windows and External Doors – Windows – Sashes,frames, linings and trims. Ironmongery and glazing. Shopfronts. Lintels, sills, cavity damp-proof courses and workto reveals of openings. External Doors – Doors, fanlightsand sidelights. Frames, linings and trims. Ironmongery andglazing. Lintels, thresholds, cavity damp-proof coursesand work to reveals of openings.2G Internal Walls and Partitions – Internal walls,partitions and insulation. Chimneys forming part ofinternal walls up to plate level. Screens, borrowed lightsand glazing. Moveable space-dividing partitions. Internalbalustrades excluding items included with ‘Stairbalustrades and handrails’ (2D).2H Internal Doors – Doors, fanlights and sidelights.Sliding and folding doors. Hatches. Frames, linings andtrims. Ironmongery and glazing. Lintels, thresholds andwork to reveals of openings.

3 FINISHES3A Wall Finishes – Preparatory work and finishes tosurfaces of walls internally. Picture, dado and similar rails.3B Floor Finishes – Preparatory work, screeds, skirtingsand finishes to floor surfaces excluding items included

with ‘Stair finishes’ (2D) and structural screeds includedwith ‘Upper floors’ (2B). Access floors.3C Ceiling Finishes – Finishes to Ceilings - Preparatorywork and finishes to surfaces of soffits excluding itemsincluded with ‘Stair finishes’ (2D) but including sides andsoffits of beams not forming part of a wall surface.Cornices, coves. Suspended Ceilings – Construction andfinishes of suspended ceilings.

4 FITTINGS AND FURNISHINGS4A Fittings and Furnishings – Fittings, Fixtures andFurniture – fixed and loose fittings and furnitureincluding shelving, cupboards, wardrobes, benches,seating, counters and the like. Blinds, blind boxes, curtaintracks and pelmets. Blackboards, pin-up boards, noticeboards, signs, lettering, mirrors and the like. Ironmongery.Soft Furnishings – Curtains, loose carpets or similar softfurnishing materials. Works of Art – Works of art if notincluded in a finishes element or elsewhere. Equipment –Non-mechanical and non-electrical equipment related tothe function or need of the building (eg gymnasiaequipment).

5 SERVICES5A Sanitary Appliances – Baths, basins, sinks etc. WC’s,slop sinks, urinals and the like. Toilet-roll holders, towelrails etc. Traps, waste fittings, overflows and taps asappropriate.5B Services Equipment – Kitchen, laundry, hospital anddental equipment and other specialist mechanical andelectrical equipment related to the function of the building.5C Disposal Installations – Internal Drainage – Wastepipes to ‘Sanitary appliances’ (5A) and ‘ServicesEquipment’ (5B). Soil, anti-syphonage and ventilationpipes. Rainwat.er downpipes. Floor channels and gratingsand drains in ground within buildings up to external faceof external walls. Refuse Disposal – Refuse ducts, wastedisposal (grinding) units, chutes and bins. Localincinerators and flues thereto. Paper shredders andincinerators.5D Water Installations – Mains Supply – Incomingwater main from external face of external wall at point ofentry into building including valves, water meters, risingmain to (but excluding) storage tanks and main taps.Insulation. Cold Water Services – Storage tanks, pumps,pressure boosters, distribution pipework to sanitaryappliances and to services equipment. Valves and taps notincluded with ‘Sanitary appliances’ (5A) and/or ‘Servicesequipment’ (5B). Insulation. Hot Water Services – Hotwater and/or mixed water services. Storage cylinders,pumps, calorifiers, instantaneous water heaters,distribution pipework to sanitary appliances and servicesequipment. Valves and taps not included with ‘Sanitaryappliances’ (5A) and/or ‘Services equipment’ (5B).Insulation. Steam and Condensate – Steam distributionand condensate return pipework to and from servicesequipment within the building including all valves, fittingsetc. Insulation.5E Heat Source – Boilers, mounting, firing equipment,pressurising equipment, instrumentation and control, IDand FD fans, gantries, flue and chimneys, fuel conveyorsand calorifiers. Cold and treated water supplies and tanks,fuel oil and/or gas supplies, storage tanks etc, pipework

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(water or steam mains), pumps, valves and otherequipment. Insulation.5F Space Heating and Air Treatment – Water and/orSteam (Heating Only) – Heat emission units (radiators,pipe coils etc), valves and fittings, instrumentation andcontrol and distribution pipework from ‘Heat source’ (5E).Ducted Warm Air (Heating Only) – Ductwork, grilles,fans, filters etc, instrumentation and control. Electricity(Heating Only) – Cable heating systems, off-peak heatingsystem, including storage radiators. Local Heating(Heating Only) – Fireplaces (except flues), radiantheaters, small electrical or gas appliances etc. OtherHeating Systems (Heating Only). Heating withVentilation (Air Treated Locally) – Distributionpipework ducting, grilles, heat emission units includingheating calorifiers, except those which are part of ‘Heatsource’ (5E), instrumentation and control. Heating withVentilation (Air Treated Centrally) – All work asdetailed above for system where air treated centrally.Heating with Cooling (Air Treated Locally) - All workas detailed above including chilled water systems and/orcold or treated water feeds. The whole of the costs of thecooling plant and distribution pipework to local coolingunits shall be shown separately. Heating with Cooling(Air Treated Centrally) - All work as detailed above forsystem where air treated centrally.5G Ventilating System – Mechanical ventilating systemnot incorporating heating or cooling installations includingdust and fume extraction and fresh air injection, unitextract fans, rotating ventilators and instrumentation andcontrols.5H Electrical Installations – Electric Source and Mains– All work from external face of building up to andincluding local distribution boards including mainswitchgear, main and sub-main cables, control gear, powerfactor correction equipment, stand-by equipment, earthingetc. Electric Power Supplies – All wiring, cables,conduits, switches from local distribution boards etc to andincluding outlet points for individual installations. ElectricLight Fittings – Light fittings including fixing.5I Gas Installations – Town and natural gas services frommeter or from point of entry where there is no individualmeter: distribution pipework to appliances and equipment.5J Lift and Conveyor Installations – Lifts and Hoists –The complete installation including gantries, trolleys,blocks, hooks and ropes, downshop leads, pendantcontrols and electrical work from and including isolator.Escalators – As detailed above. Conveyors – As detailedabove.5K Protective Installations – Sprinkler Installations –The complete sprinkler installation and CO2 extinguishingsystem including tanks control mechanism etc. Fire-Fighting Installations – Hose-reels, hand extinguishers,asbestos blankets, water and sand buckets, foam inlets, dryrsisers (and wet risers where only serving fire-fightingequipment). Lightning Protection – The completelightning protection installation from finials, conductortapes, to and including earthing.5L Communication Installations – Warning installations(fire and theft). Burglar and security alarms. Fire alarms.Visual and Audio Installations – Door signals, timedsignals, call signals, clocks, telephones, public address,radio, television, pneumatic message systems.

5M Special Installations – All other mechanical and/orelectrical installations (separately identifiable) which havenot been included elsewhere, eg chemical gases; medicalgases; vacuum cleaning; window cleaning equipment andcradles; compressed air; treated water; refrigerated stores.5N Builder’s Work in Connection with Services -Builder’s work in connection with mechanical andelectrical services.5O Builder’s Profit and Attendance on Services -Builder’s profit and attendance in connection withmechanical and electrical services.

6 EXTERNAL WORKS6A Site Works – Site Preparation – Clearance anddemolitions. Preparatory earth works to form newcontours. Surface Treatments – Roads and associatedfootways; vehicle parks; paths and paved areas; playingfields; playgrounds; games courts; retaining walls; landdrainage; landscape work. Site Enclosure and Division –Gates and entrances. Fencing, walling and hedges.Fittings and Furniture – Notice boards, flag poles, seats,signs.6B Drainage – Surface water drainage. Foul drainage.Sewage treatment.6C External Services – Water Mains – Mains fromexisting supply up to external face of building. Fire Mains- Mains from existing supply up to external face ofbuilding; fire hydrants. Heating Mains - Mains fromexisting supply or heat source up to external face ofbuilding. Gas Mains - Mains from existing supply up toexternal face of building. Electric Mains - Mains fromexisting supply up to external face of building. SiteLighting – Distribution, fittings and equipment. OtherMains and Services – Mains relating to other serviceinstallations (each shown separately). Builder’s Work inConnection with External Services - Builder’s work inconnection with external mechanical and electricalservices: eg pits, trenches, ducts etc.6D Minor Building Work – Ancillary Buildings –Separate minor buildings such as sub-stations, bicyclestores, horticultural buildings and the like, inclusive oflocal engineering services. Alterations to ExistingBuildings – Alterations and minor additions, shoring,repair and maintenance to existing buildings.

7 PRELIMINARIESPriced items in Preliminaries Bill and Summary butexcluding contractors’ price adjustments. This is notclassed as an element but is included for allocation ofcosts.

8 EMPLOYER’S CONTINGENCIESThis is not classed as an element but is included forallocation of costs.

9 DESIGN FEES (on Design and Build Schemes)9A Work Complete Before Commencement ofConstruction.9B Work During Construction – These are not classedas elements but are included for allocation of costs.

BCIS Standard Elements are reproduced with thepermission of BCIS.

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