Client Requirement - Preliminary Estimate of Project
Client Requirement - Preliminary Estimate of Project
Client Requirement - Preliminary Estimate of Project
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Client’s Requirement
• Client’s brief
• Pre-qualification of contractor
• Preliminary estimate of projects
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Cost Estimating
Critical for:
a) Determining whether to make an investment to provide a product for
the consumer market
b) Deciding if a company should quote on a product for sale to another
company
c) Construction of project
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Purpose of Estimating
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Fin.&Eval. Organization
Risk
Estimating
Planning
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Conceptual Detailed
Feasibility Pre-bid Construction
design design
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Project Constraints
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• Decide Feasibility
• Categories:
– Time-referenced Cost Indices
Complexity
Accuracy
– Cost-capacity Factors
– Parameter Costs
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Data Structure
Cost Estimate
Labor Material Machine Out Sourced Overhead
Fringe Benefits
Mark-ups
Indirect Labour
Cost
Manufacturing
Burden
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Categories of Overheads
• Plant supervisor • Work safety
• Plant administrator • Plant security etc.
• Plant engineer
• Quality control
• Production control
• Laboratory
• Health department
• Maintenance
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Purpose of an Estimate
To know in advance the expected cost in varying degree of accuracy, at
different phases of the project.
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Comparison of
Contractor’s and Engineer’s Estimator
• Contractor’s Estimator • Engineer’s Estimator
– Determines actual cost of – Determines expected cost.
project for bidding purposes. – Does not know who will receive
– Has detailed company cost data award, therefore does not know
for labor and equipment. contractor’s exact resource
costs. Does not know actual
– Knows which construction
labor rates.
methods are to be used.
– Must assume probable
– Has knowledge of actual
construction methods to be
materials’ suppliers to be used
used.
and quantity discount prices.
– Does not know who project
supplier will be. Must use local
list prices.
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Types of Estimates
1. Preliminary
2. Unit price
3. Assembly or Conceptual Cost
4. Detailed estimate
2 Million dollars building
Accuracy
within
20% Preliminary
10% Assembly
5% Detailed
Time
5min 1hour 1day 3 weeks
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Cost Indices
• Show changes of costs over time by upgrading the cost of similar facilities
from the past to the present
Cost indices show the changes of a certain facility’s costs over time
Year 1913 = 100, …Year 2007 = 4432
If Facility A is similar to my ‘wish’ facility and I know the value of Facility A at 1913,
I can assume my ‘wish’ facility’s value at 2007.
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Source: http://www.enr.com/features/conEco/
Cost Indices
• Show changes of costs over time by upgrading the cost of similar facilities
from the past to the present
• ENR’s Building Cost Index (BCI): Changes of facility’s costs over time
– Facility’s components are:
• 1,088 Board Feet of Lumber (2x4, 20-city Average)
– 1 Board Feet = 1’ x 1’ x 1” = 144 in3
(e.g., 2×4 - 10 ft long contains [(2×4)×10] × 12] = 960 in3 → 6.67 board feet)
• 2500 Pounds of Structural-Steel Shapes (20-city Average, Base Mill Price before 1996,
Fabricated after 1996)
• 1.128 Tons of Portland Cement (Bulk, 20-city Average)
• 66.38 Hours of Skilled Labor (20-City Average of Bricklayers, Carpenters, and Structural
Ironworkers)
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Source: http://www.enr.com/features/conEco/
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1990 2664 2668 2673 2676 2691 2715 2716 2716 2730 2728 2730 2720 2702
1991 2720 2716 2715 2709 2723 2733 2757 2792 2785 2786 2791 2784 2751
1992 2784 2775 2799 2809 2828 2838 2845 2854 2857 2867 2873 2875 2834
1993 2886 2886 2915 2976 3071 3066 3038 3014 3009 3016 3029 3046 2996
1994 3071 3106 3116 3127 3125 3115 3107 3109 3116 3116 3109 3110 3111
1995 3112 3111 3103 3100 3096 3095 3114 3121 3109 3117 3131 3128 3111
1996 3127 3131 3135 3148 3161 3178 3190 3223 3246 3284 3304 3311 3203
1997 3332 3333 3323 3364 3377 3396 3392 3385 3378 3372 3350 3370 3364
1998 3363 3372 3368 3375 3374 3379 3382 3391 3414 3423 3424 3419 3391
1999 3425 3417 3411 3421 3422 3433 3460 3474 3504 3505 3498 3497 3456
ANNUAL
JAN. FEB. MARCH APRIL MAY JUNE JULY AUG. SEPT. OCT. NOV. DEC.
AVG.
2000 3503 3523 3536 3534 3558 3553 3545 3546 3539 3547 3541 3548 3539
2001 3545 3536 3541 3541 3547 3572 3625 3605 3597 3602 3596 3577 3574
2002 3581 3581 3597 3583 3612 3624 3652 3648 3655 3651 3654 3640 3623
2003 3648 3655 3649 3652 3660 3677 3684 3712 3717 3745 3766 3758 3694
2004 3767 3802 3859 3908 3955 3996 4013 4027 4103 4129 4128 4123 3984
2005 4112 4116 4127 4167 4188 4194 4196 4209 4218 4265 4312 4329 4203
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Source: http://www.enr.com/features/conEco/
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• Example:
– Warehouse Estimate: Assume you have an estimate to a similar warehouse
located nearby and completed in 1993 for a cost of $4,200,000. We are
planning to build a new warehouse in Feb. of 2007. The Building Cost Index
from ENR for 1993, relative to the base date of 1913, was 2996% and Building
Cost Index from ENR for Feb. 2007 is 4432%. What is the estimated project
cost if you establish the estimate using Building Cost Index from ENR?
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Adapted from: Barrie & Paulson, 1992
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Adapted from: Barrie & Paulson, 1992
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– Components:
• 2,500 Pounds of Structural-Steel Shapes (20-city Average, Base Mill Price Before
1996, Fabricated after 1996)
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• Problems could arise if the project on which the Index is based has very
little in common with the project under consideration
• Some types of indices do not consider factors such as: productivity,
changes in technology, and competitiveness of contractors
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Adapted from: Barrie & Paulson, 1992
Outline
Conceptual & Preliminary Estimates
Cost indices
Cost capacity factor
Parameter Cost
Detailed Estimates
Estimates
Cost classification
Calculation
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Cost-Capacity Factor
• Apply to changes in size, scope, or capacity of projects of
similar types
• Reflect the nonlinear increase in cost with size (economies of
scale, learning curves)
• C2 = C1 (Q2/Q1) x
– Where
• C2 = estimated cost of the new facility w/capacity Q2
• C1 = known cost of facility of capacity Q1
• x = the cost-capacity factor for this type of work
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Cost-Capacity Factor
• Q is a parameter that reasonably reflects the size of the
facility (e.g., barrels per day produced by a refinery, tons of
steel per day produced by a steel mill, gross floor area for a
warehouse)
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Source: Barrie & Paulson, 1992
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Source: Barrie & Paulson, 1992
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Source: RS Means, Square Foot Costs Data, 2006
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Source: Barrie & Paulson, 1992
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Source: RS Means, Square Foot Costs Data, 2006
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Source: RS Means, Square Foot Costs Data, 2006
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Source: RS Means, Square Foot Costs Data, 2006
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Source: RS Means, Square Foot Costs Data, 2006
Perimeter
&
Height
Adjustment
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Source: RS Means, Square Foot Costs Data, 2006
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Perimeter
&
Height
Adjustment
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Source: RS Means, Square Foot Costs Data, 2006
Basement
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Source: RS Means, Square Foot Costs Data, 2006
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Additives
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Source: RS Means, Square Foot Costs Data, 2006
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Source: RS Means, Square Foot Costs Data, 2006
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Source: RS Means, Square Foot Costs Data, 2006
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Source: RS Means, Square Foot Costs Data, 2006
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Source: RS Means, Square Foot Costs Data, 2006
60’ × 191’
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Source: RS Means, Square Foot Costs Data, 2006
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Source: RS Means, Square Foot Costs Data, 2006
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Source: RS Means, Square Foot Costs Data, 2006
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Source: RS Means, Square Foot Costs Data, 2006
– Perimeter Adjustment
– Basement Addition
– Location Modifier
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Source: RS Means, Square Foot Costs Data, 2006
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Source: RS Means, Square Foot Costs Data, 2006
• Basic SF Cost in R.S. Means for S.F Area=80000, L.F Perimeter = 530, Story
Height = 10’ & No Basement
– $128.35/SF when exterior walls are Brick w/ Concrete Block Backup (North)
– $122.25/SF when exterior walls are Decorative Concrete Block (East, West,
south)
N
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Source: RS Means, Square Foot Costs Data, 2006
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• Basic SF Cost in R.S. Means for S.F Area=80000, L.F Perimeter = 530, Story
Height = 10’ & No Basement
– $128.35/SF when exterior walls are Brick w/ Concrete Block Backup (North)
– $122.25/SF when exterior walls are Decorative Concrete Block (East, West,
south)
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Source: RS Means, Square Foot Costs Data, 2006
– Perimeter Adjustment
– Basement Addition
– Location Modifier
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Source: RS Means, Square Foot Costs Data, 2006
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Source: RS Means, Square Foot Costs Data, 2006
• Perimeter Adjustment:
– Apartment building perimeter is 28 L.F (530 -502) less than the M.020 model building in
RS Means
– Perimeter adjustment factor: $2.65 per 100 L.F
– $124.6 – ( $2.65/100 L.F * 28 L.F ) = $123.9/S.F
• Height Adjustment:
– Apartment building story height is 1’ 4” (11’ 4’’-10’) more than the M.020 model
building in RS Means
– Height adjustment factor: $1.20 per ft
– $123.9 + $1.20 * 1.3 = $125.5/S.F.
• Apartment Building initial total cost: $125.5 * 80,220 S.F = $10,067,610
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Source: RS Means, Square Foot Costs Data, 2006
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– Perimeter Adjustment
– Basement Addition
– Location Modifier
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Source: RS Means, Square Foot Costs Data, 2006
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Source: RS Means, Square Foot Costs Data, 2006
– Perimeter Adjustment
– Basement Addition
– Location Modifier
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Source: RS Means, Square Foot Costs Data, 2006
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Location Modifier
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Source: RS Means, Square Foot Costs Data, 2006
• Basement Addition:
– $10,182,270
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Source: RS Means, Square Foot Costs Data, 2006
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Source: RS Means, Square Foot Costs Data, 2006
– Perimeter Adjustment
– Basement Addition
– Location Modifier
– Depreciation Adjustment
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Source: RS Means, Square Foot Costs Data, 2006
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Depreciation Adjustment
Factor
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Source: RS Means, Square Foot Costs Data, 2006
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Source: RS Means, Square Foot Costs Data, 2006
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Outline
Conceptual Estimates
Cost indices
Cost capacity factor
Parameter Cost
Detailed Estimates
Estimates
Cost classification
Calculation
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Source: Barrie & Paulson, 1992
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Conceptual Detailed
Feasibility Pre-bid Construction
design design
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• Always consider:
– What are assumptions behind the estimate?
– What factors are being ignored?
– How might these factorsSBEQ3513-b-saidin@utm.my
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Detailed Estimates
• After most or all of the detail design work is complete,
approximate estimates are refined using detailed estimates
– Engineer’s Detailed Estimates
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Conceptual Detailed
Feasibility Pre-bid Construction
design design
Engineer’s
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– Steel erection
• Structural steel
– Columns
– Beams
• Detail steel
• Concrete decks
• Stairs
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Conceptual Detailed
Feasibility Pre-bid Construction
design design
Engineer’s Bid
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Steel erection
Structural steel
Columns
Beams
Detail steel
Concrete decks
Stairs
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Source: Barrie & Paulson, 1992
Conceptual Detailed
Feasibility Pre-bid Construction
design design
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Definitive Estimates
• There comes a time when a definitive estimate can be prepared that will
forecast the final project cost with little margin for error…
• This error can be minimized through the proper addition of an evaluated
contingency
• Engineer’s estimates can complete this process
• The proper time to classify an estimate as ‘definitive’ will vary according to
the characteristics of the project. For example:
– Traditional
– Unit-price
– Professional CM
– Design-Build
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Definitive Estimates:
Traditional & Unit Price
• DBB definitive estimate
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Definitive Estimates:
CM & Design-Build
• CM definitive estimate
Outline
Conceptual Estimates
Cost indices
Cost capacity factor
Parameter Cost
Detailed Estimates
Estimates
Cost classification
Calculation
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Cost Classification
• Direct Cost
– Labor Cost
• Direct Labor
• Indirect Labor
– Material Cost
– Equipment Cost
– Subcontractor Price
• Indirect Cost (i.e., Job Overhead)
– Project Overhead
• Markup
– General Overhead
– Profit
– Contingency SBEQ3513-b-saidin@utm.my
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Source: Shtub et al., 1994
• Material Cost
– All materials that are utilized in the finished structure.
• Equipment Cost
– Costs Includes: ownership, lease or rental expenses, and operating costs
• Subcontractor Price
– Includes quotations from all subcontractors working on the project
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Source: Clough et al., 2005; Barrie & Paulson, 1992
– Quotations submitted by the subcontractor usually require extensive review by the
general contractor’s estimator to determine what they include & do not include
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Source: Clough et al., 2005
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× 1.24
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Outline
Conceptual Estimates
Cost indices
Cost capacity factor
Parameter Cost
Detailed Estimates
Estimates
Cost classification
Calculation
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Example:
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Labor Costs
• Categorized Bid Estimate (not overall unit prices)
• Basic Unit Labor Cost = P / LP ($/unit)
– P = Price of all money elements ($/hours)
– LP = Labor Productivity (units/hour)
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Productivity Considerations
• Considerations
– Location of jobsite (local skill base, jurisdiction rules – hiring & firing)
– Learning curves
– Work schedule (overtime, shift work)
– Weather
– Environment
• Location on jobsite, noise, proximity to materials
– Management style (e.g., incentive)
– Worksite rules
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Learning Curves
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1. Preliminary Estimate
“Order of Magnitude”
A cost prediction based solely on size and/or capacity of a proposed
project.
Before any engineering or design is completed.
Rely on broad data from already executed similar project
– relate cost in dollar to the main capacity/size parameter
• number of beds in hospital
• square feet of office space
• number of students in school
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• Purpose:
1. Ranking alternatives
2. Evaluate economics and financial feasibility
3. As a check on more detailed estimates
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1. Time (Cont.)
Cost Indices
Published by JKR
Used to update old cost information
• Uses
1. To update known historical costs for new estimates
2. To estimate replacement cost for specific assets
3. To provide for contract escalation
• Limitations
1. They represent composite data, average of many projects.
2. They fail to recognize technological changes.
3. There is a reporting time log.
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2. Location
Some factors affecting cost in different locations are:
1. Transport cost
2. Taxes
3. Labor supply and local productivity
4. Codes and local inspection
Construction costs also vary in different regions
ENR and Means publishes periodically the indices of local
construction costs in the major cities.
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2. Location (Cont.)
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3. Size
• As the quantity built increases, the unit cost
decreases:
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2.000
Unit Price Cost Multiplier
1.500
(UCM)
1.000
0.500
0.000
0.1 1.0 10.0
Size Factor
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2.000
1.500
1.000
0.500
0.000
0.1 1.0 10.0
Size Factor
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4. Shape
40M
50M
Bldg B
Bldg A
30M
Area =1500M2
40M
15M 15M
Wall height = RM50 x 160 x 3 = RM24,000
= RM10.00 of floor area
Bldg. A
Wall cost = RM50 x 160 x 3 = RM16,000
= RM10.00 of floor area
Bldg B
Wall cost = RM50 x 180 x 3 = RM18,000
= RM11.25 of floor area
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5. "Learning Effect"
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6. Other Factors
• Hard to quantify but should be evaluated:
– Quality
– Soil condition
– Weather Condition
– Competition
– Productivity
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THANK YOU
b-saidin@utm.my
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