Trade Topics
April 2007
Assembly costs in "Cold
Shell" T.I.
TiCon recently completed an interior improvement in a new industrial
condo in San Jose - a 6,000 square foot project that provides the
source for current "assembly" costs for interior improvements
in a cold shell. The figures given are intended to get you into
the ballpark not to 3rd base. Final pricing for the job
will depend on market and job specific factors. Don't hesitate to
call for an investigation and estimate. In many cases budget estimates for office build outs do not require professional drawings.
Cold Shell: A building interior having rudimentary
electrical, fire protection (sprinkler) and plumbing systems. Exterior
walls generally will not have sheet rock on the interior surfaces.
The "shell" may or may not have insulation at the underside
of the roof. The building will be watertight.
Assembly: A combination of materials and labor
making a whole and distinct component of an interior improvement.
The purpose of identifying assemblies is to simplify the conceptual
estimating of the eventual project cost.
Finishes: The word "Finishes" refers
to the manner in which the space is finished - Essentially those
things visible when the space is complete such as acoustic ceiling,
floor covering, blinds , wall texture, door frames and hardware,
cabinetry, paint etc.
This Model: Is a 6,000 square foot project built
out as 100% office use (finishes of medium or better quality), in
a single story concrete tilt up building in south San Jose. The
assembly costs will be too low for high rise class A office buildings.
Project duration is 7.5 weeks.
How to use this model and its costs: Cost #1 is
to be multiplied by the entire area of the space- this step
# 1 is essential to maintain integrity of succeeding costs. Cost #2 is to be multiplied by the desired number of individual
rooms within the space, Cost # 3 is to be multiplied by the number
of restrooms desired (minimum for a space this size is two). The
balance of the 'costs' may be be truly optional depending on the
characteristics of the building and the intention and pocketbook
of the client.
What to remember: This model (and its assembly
costs) represents a project value of about $300,000.00. When applying
these costs to improvements of a different size it important to
remember that costs decline gently as the size increases but may
shoot up dramatically as the size decreases. One cannot
"cherry pick" any of the costs # 2 through 13.
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Cost
# 1 |
|
Conditioned space: Air conditioning,
ceiling, lighting, sprinkler modifications paint on perimeter
walls, carpet throughout. |
S.F. |
$ 24.00 |
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Cost
# 2 |
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Individual offices or rooms (not including
restrooms) Walls, paint, baseboard, 8 foot prefinished maple
doors, 2 electrical outlets, 1 data |
EA |
$4,400.00 |
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Cost
# 3 |
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Single accommodation restroom, Door, toilet
, lavatory, upgrade carpet to sheet vinyl, walls, exhaust fan,
accessories, FRP in lieu of tile |
EA |
$13,046.00 |
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Cost
# 4 |
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Break area: not a separate room, cabinets and
sink, electrical outlet above counter - no appliances |
EA |
$6,171.00 |
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Cost
# 5 |
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Cabinets for office supplies and such, uppers
and lowers, cost basis is 12 linear feet, one quadplex outlet |
EA |
$3,425.00 |
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Cost
# 6 |
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Furr the exterior concrete with metal studs
and drywall finish. Install R-13 insulation in wall cavity,
Insulation may or may not be mandatory |
L.F. |
$51.00 |
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Cost
# 7 |
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Full height demising wall separating one occupant
from the other. Non fire rated (wall between like uses need
not be rated) Height of 16 feet |
L.F. |
$77.00 |
Options: Costs not included in the
table above which may be requested by the owner or required by the
city.
Cost
# 8 |
|
2 foot
wide tempered glass sidelight integrated with door frame - add
for each |
EA. |
$487.00 |
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Cost
# 9 |
|
Perimeter concrete
wall insulation above the grid - Title 24 energy conservation
measure which may be required - based on SF of exterior concrete
wall surface |
S.F. |
$1.40 |
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Cost
# 10 |
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200 AMP subpanel -
If there is none at the main switch gear then add |
EA |
$4,250.00 |
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Cost
# 11 |
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Parabolic light fixture
diffusers, cost difference between flush prismatic lenses and
18 cell parabolic. |
EA |
$45.00 |
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Cost
# 12 |
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Structural support
for AC units, budgetary estimate- where not intrinsic in roof
design |
EA |
$1,200.00 |
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| Cost # 13 |
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Power for client provided
cubicle power poles.1 circuit for 2 cubes |
Cube |
$150.00 |
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Cost
# 14 |
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Design drawings and
energy and structural calculations |
S.F. |
$ 2.00 |
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Cost
# 15 |
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Building
and trade permit cost 3.5 %to 8.5% depending on City
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The
most important number in this newsletter:..................... 408.866.1500
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TiCon — "You
get it on time or you get my car keys" - Sam Burkhouse
Quotations, From Your Plans
And Specs, Are Always Free Of Charge.
Pre-Construction Services Available.
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