Estimates编制估算概算.docx
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Estimates编制估算概算
1.Overview总纲
(a)PreparingCostEstimates编制估算概算
(b)PreparingCashFlowTables编制资金流量表
(c)AttendingDesignMeetings叁与设计会议
(d)MonitoringtheDesign设计监控
(e)AdjustingtheCostEstimatesandReconciling估算概算调整及检讨
(f)Comparingalternatives替代方案的比较
(g)Valueengineering价值工程
(h)Lifecyclecosting生命周期成本
2.NeedforPre-constructionEstimates为何需要概算
(a)Knowingthecostsforinvestmentdecisions知道成本造价以作投资决定
●Calculatinglandbidprice计算买地投标价
●Calculatingacceptablerental计算可接受的租金
●Evaluatingthefeasibilityoftheinvestment评估投资的可行性
(b)Establishingaproject(development)budget确定发展项目的投资预算
(c)Formulatingadesignbriefwhichdefinesthescopeandstandardoftheproject制订设计任务书,说明发展项目的范围及标准
(d)Obtainingfunding获取拨款
(e)Borrowingmoneyfromthebank向银行贷款
(f)Monitoringthedesigndevelopmenttocontrolthecostswithinbudget监控设计的深化以控制不超出投资预算
(g)Estimatingfees估算顾问费
3.CharacteristicsofQuantitySurveyinginHongKong香港工料测量的特色
(a)Fullservicesfrominceptionofprojecttocompletionofconstruction由项目构思到建造完成的全过程造价咨询服务
(b)Nowextendingtopostcompletionmaintenanceuntilredevelopment现在申延到建造後的维修直至重建
(c)Dynamicmanagementwithconstantreviewandupdating不断检讨及更新的动态管理
4.BestTimetoPlanandControltheCosts造价控制的最佳时机
(a)Asearlyaspossibleduringthedevelopmentprocess在项目发展阶段中越早越好
(b)Betterchancestomakedesignchangestofindabettersolution较有机会修改设计取得更好的方案
(c)Toreduceabortivedesigncosts减少设计返工
5.Differentnamesofpre-constructioncostestimates概算的不同名称
(a)PreliminaryIndicationofCosts初步估算指标
(b)PreliminaryCostEstimates概算
(c)ElementalCostEstimate功能分部概算
(d)RoughIndicationofCosts大約估算
(e)CostPlans成本计划
(f)CostModels(AnAmericanterm)成本概算及计划(美式用词)
(g)Pre-tenderEstimate标底
6.CostEstimate,CostPlanandBudget概算,计划及投资预算
(a)ACostEstimatereflectstheestimatedcostsofacurrentdesign概算反映某个现有设计的估计造价
(b)ACostPlanisadetailedcostframeworkforcontrollingfuturedesign成本计划乃控制将来设计的详细造价框架
(c)ABudgetisthemaximumsumaDeveloperiswillingandabletospendonaproject投资预算乃建设单位愿意及有能力投资於某项目的最大金额
(d)ACostEstimatefornow,ifsatisfactoryandapproved,willbecometheCostPlanforthefuturedesign现行的概算(若满意及获批准)便作为将来设计的成本计划
7.CostandPrice成本与造价
(a)“Cost”and“Price”oftenusedinterchangeably”成本”与”造价”常常互通使用
(b)Betweenthetwopartiestoatransaction,thepricetotheSeller/ContractoristhecosttotheBuyer/Employer就某个交易而言,卖方/承包方的造价即买方/发包方的成本
(c)Forthesameparty,Cost+Profit=Price就同一方而言,成本+利润=造价
8.WaystoCalculatetheCostEstimates计算概算的方法
(a)Estimatesshouldbedoneusingexpedientmethods,approximationsandshortcutstoreduceestimatingtimeandcostsinordertoaffordmoreestimates概算应以便捷的方法、框算和捷径以减少编制的时间及费用以便能多做概算
(b)Costperfloorareaestimates按楼面积计算
(c)Costestimatespreparedbymeasuringthemostsignificantcostparameters按最有效应的造价叁数计算
(d)Costestimatespreparedbymeasuringelementalquantities按功能分部工程量计算
(e)Costestimatespreparedbymeasuringapproximatequantities按分项大约工程量计算
(f)Costestimatespreparedbypricingthebillsofquantitiesreadyforissuanceoralreadyissuedfortendering按工程量清单计算
9.Estimatingapproach四字真言
(a)Frombigtosmall由大到小
(b)Fromroughtofine从粗到细
(c)Focusingontheimportant重点出击
(d)Makingboldassumptions大膽假設
(e)Verifyingcarefully小心求証
(f)Comparingwiththeunlike触类旁通
(g)Conductingselfchecking自我复核
(h)Reconcilingwiththeprevious瞻前顾后
(i)EmpathizingwiththeClient设身处地
10.CostParameters造价叁数
(a)FloorArea楼面面积
(b)GroundAreaandRoofArea地、屋面面积
(c)ExternalElevationArea外立面面积
(d)ExternalArea室外面积
(e)Numberofequipment台数
(f)RefrigerationTonnage冷吨
(g)Otherelementalquantities其他功能分部工程量
11.CostGeometry造价幾何
(a)Appreciatingwhichcostportionsshouldbearmoredirectproportionstoeachparameter了解那部份的成本内容与那个造价叁数有较直接的比例关系
(b)Appreciatinghowchangesinthesizeandshapeofabuildingwouldchangethecostproportions了解楼宇的大小及形状的变化如何影响造价的分布
12.BuildingupCompositeRates组合单价的测算
(a)Usingcompositeratestosimplifymeasurementofdetails用组合单价来简化细项的计算
(b)Allowanceinquantitiesorratesforunmeasureditems数量或单价内要考虑不另行计算的内容
13.SourceofData数据来源
(a)QuantityFactors含量
●OtherProjects其他工程
●Analysisbysampling抽样测算
(b)Rates单价
●TenderPrices投标价
●FinalAccountPrices结算价
●NewEnquiries询价
(c)CostAnalysisofOtherProjects其他工程项目的造价分析
14.Element功能分部
(a)Anelementisapartofabuildingwhichservesthesamefunctionfordifferentbuildingsirrespectiveofthematerialsanddesignused,andwhichcostscaneasilybeseparatedfromothers功能分部乃楼宇内不论所用的材料或设计是什麽通常都是在不同的楼宇有同一功能的组成部份,而其计价可容易与其他部份分开的
(b)Classifyingthecostsofabuilding(orotherconstruction)intoelementswouldfacilitate:
把楼宇(或其他建设)的造价按功能分部分拆可利於:
●Comparisonofthecostsofdifferentdesignoptionsservingthesameelementalfunction达到同一功能的不同设计方案按功能分部的造价比较
●Comparisonwithcostsofotherprojectsbyelements按功能分部与其他发展项目的造价比较
●Rationalizingthebudgetallocationbetweendifferentelementsforbetteruse把投资按不同功能分部更合理地分配使用
●Quickerestimatingbasedonelementalquantitieswhichareeasiertomeasure使用较易计算的功能分部数量加快估算
●Analysisofdatafordifferentprojectsonthesamebasisandclassification以同一的基准及分类分析不同项目的数据
(c)DifferentQSpracticesandArchSDhavedifferentelementalclassifications不同的测量师事务所及建筑署有不同的功能分部分类方法
15.Elementgroups(example)功能分部裙组(例子)
(a)Builder’sWorks/StructureandFabric楼房土建/结构及框架
(b)FinishesandFittings楼房装饰
(c)BuildingServices楼房机电安装
(d)SiteandExternalWorks前期及外围工程
(e)ProfitsandAttendanceonSub-ContractorsandSuppliers分包管理配合费
(f)Preliminaries开办经营费
(g)DesignContingencies设计深化增项预留费
(h)ConstructionContingencies施工不可预见费
(i)Developer’sSoftCosts建设单位其他费用
16.Builder’sWorks/StructureandFabric楼房土建/结构及框架
(a)Foundationpiling基桩
(b)Foundations基础
(c)Basementbottomandsides地下室底板及外牆
(d)Structure结构
(e)ExternalElevations(ExternalWalls,ExternalWallFinishes,Windows,CurtainWalls)外立面(外墙、外饰面、窗、幕墙)
(f)InternalWallsandPartitions内间断
(g)Doors门
(h)RollerShuttersandFireShutters卷帘
(i)RoofFinishes屋面
17.FinishesandFittings楼房装饰
(a)FloorFinishes楼地面
(b)InternalWallFinishes内墙面
(c)CeilingFinishes天棚
(d)Signs,FixturesandSundries标志、固定装置、杂项
(e)SanitaryFittings洁具
(f)Furniture家具
(g)LightingFittings灯具
18.BuildingServices楼房机电安装
(a)UndergroundDrainage地下排水
(b)Above-groundDrainage地上给排水
(c)SewageTreatment污水处理
(d)PoolFiltrationPlant泳池过滤系统
(e)Fountain喷泉
(f)Gas燃气
(g)FireServices消防
(h)Heating,VentilatingandAir-conditioning暖通空调
(i)Electrical电气
(j)Security,TelephoneandPublicAddress保安、电话及广播系统
(k)Lifts电梯
(l)Escalators电扶梯
(m)Gondola擦窗机
(n)Turntable旋转台
(o)KitchenEquipment厨房设备
(p)SpecialEquipment特殊设备
19.SiteandExternalWorks前期及外围工程
(a)Demolition拆卸工程
(b)SiteFormation场地平整
(c)RetainingStructures挡土墙
(d)Dewatering排水
(e)Utilities机电主管道
(f)BoundaryWalls围墙
(g)AncillaryStructures构筑物
(h)ExternalPaving路面
(i)Landscaping园林绿化
20.ProfitsandAttendanceonSub-ContractorsandSuppliers分包管理配合费
21.Preliminaries开办经营费
22.DesignContingencies/DesignDevelopmentAllowance设计深化增项预留费
23.ConstructionContingencies施工不可预见费
24.Developer’sSoftCosts建设单位其它费用
(a)LandCostsandPremium地价及土地使用费
(b)EvacuationCosts拆迁补偿费
(c)CostsofCapacityUpgrading,Diversion,ConnectionandInstallationofUtilities市政增容费、改道费、接驳费及初装费
(d)WorkoutsidetheSiteBoundaries红线外工程费
(e)ProductionandProcessEquipment,SupermarketStalls,Showcases生产工艺设备、超市货架、专柜
(f)Operating,OfficeandBackofHouseFurnitureandEquipment营业、办公及后勤家具及设备
(g)SurveyandDesignFees,ExpensesandSiteStaffCosts勘察设计费、开支及驻现场代表费
(h)SiteSupervisoryCosts施工监理费
(i)Pre-OpeningExpenses,AdministrationCostsandWorkingCapital开幕前费用、经营费用及流动资金
(j)FinanceandLegalExpenses财务和法律上的费用
25.ContentsofACostEstimate概算的内容
(a)GrandSummary大汇总
●TotalCostofEachSectionoftheProject建设项目每区域的总造价
●FloorAreaofEachSection每区域的楼面面积
●UnitCostperFloorArea每区域的楼面面积的单价
(b)Descriptions编制说明
(c)ElementalSummaryofeachSection每区域的功能分部汇总
●FloorAreaoftheSection该区域的楼面面积
●TotalCostofEachElementoftheSection该区域的每功能分部总造价
●UnitCostperFloorArea每功能分部的楼面面积单价
●%ProportionofeachElement每功能分部所占百分比
(d)DetailedBuild-up具体项目
●ArrangedbyElements按功能分部排列
●ItemReference编码
●Descriptions子目说明
●Quantitiesroundedofftotensorthousands拾位或百位整数的数量
●Ratesroundofftotwosignificantfigures两个有效数字的单价
●Extensionroundedoff万位整数的合价
●ElementalTotals功能分部总价
(e)Possibleadditionalinformation可能的附加资料
●ElementalQuantities功能分部数量
●UnitCostsperElementalQuantities功能分部单价
26.DescriptionsoftheCostEstimates估算编制说明
(a)ProjectName项目名称
(b)ProjectLocation项目地点
(c)ScopeoftheEstimate估算范围
(d)Areas面积
●ConstructionFloorArea/CoveredFloorArea建筑面积/有盖楼面面积
●GroundArea地面面积
●SiteArea地块面积
●LeaseGrossFloorArea地契楼面面积
●(Non-)AccountableGFA可豁面/不豁面地契楼面面积
●BayWindowArea窗台面积
(e)BasisoftheEstimate估算依据
●Drawingsused依据的图纸
(f)PriceLevels价格水平
●CurrentPrices现行价格
●FluctuationsfromDateofPreparingtheEstimatetoTendering由编制到招标的价格浮动
●FluctuationsfromTenderingtoCompletionofConstruction由招标到竣工的价格浮动
(g)OutlineSpecificationofDesignandMaterials分部设计及用料大纲
(h)FinishesSchedule裝飾表
(i)Exclusions不包项目
27.RateBuild-up单价组成
(a)Labourcosts人工费
●Dalyratestoincludefordailybasicwage,travellingandmealallowances,allowancesforhandtoolsandpersonalaccessories,allowancesforholidayswithpay,MPFcontribution,yearendbonus,incentivepayments,leviesandinsurancesifnotpricedseparately,etc.日工单价应包括基本日工资、交通及伙食津贴、工具及个人用品津贴、有薪假期、公积金、年终奖金、鼓励性奖金、未另行计算的政府徵费和保险、等等
●Timetoconsidertakingfromstores,ho