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2009 National Construction Estimator w/CD-ROM Overview
Free Monthly National Estimator Updates – Updates to the 2009 costbooks and zip code modification factors are updated monthly. Monthly price updates on the Web are free and automatic all during 2009. You'll be prompted when it's time to collect the next update. A connection to the Web is required.
56th Annual Edition - Current building costs for residential, commercial, and industrial construction. Estimated prices for every common building material. Provides manhours, recommended crew, and gives the labor cost for installation.
Includes a CD-ROM with an electronic version of the book with National Estimator, a stand-alone Windows estimating program, plus an interactive multimedia video that shows how to use the disk to compile construction cost estimates. Revised annually.
Included with National Estimator CD-ROM:
- Job Cost Wizard – turns estimates into invoices and exports both in QuickBooks
- Free Online Technical Support – for the National Estimator Software
- Free Monthly National Estimator Updates – Updates to the 2009 costbooks and zip code modification factors are updated monthly. Monthly price updates on the Web are free and automatic all during 2009. You'll be prompted when it's time to collect the next update. A connection to the Web is required.
Back Cover
Labor & Material Costs, Manours and City Cost Adjustments
For All Residential, Commercial and Industrial Construction
Assemblies – Carpentry, Concrete, Electrical, Masonry, Plumbing, Roofing
Cabinets – Corner, Custom, Island, Metal, Utility, Wall, Wood
Carpentry – Assemblies, Framing, Glulam Beams, Molding, Paneling, Piecework
Rates, Sheathing
Concrete – Beams, Finishing, Forming, Foundations, Pouring, Reinforcing,
Slabs
Cooling – Air Handlers, Chillers, Condensers, Cooling Fans, Cooling
Towers, Heat Pumps
Demolition – Asbestos, Building, Curbs, Flooring, Foundations, Framing,
Roofing, Walkways
Doors – Closet, Colonial, Entrance, Fire, French, Glazed, Screen, Sliding
Electrical – Breakers, Conduit, Fixtures, Lighting, Panels, Switches,
Wiring
Excavation – By Equipment Type and Hand, Backfilling, Clearing, Grading,
Trenching
Finishes – Acoustical Ceilings, Lath and Plaster, Paint, Wallboard, Wallpaper
Flooring – Carpet, Composition, Masonry, Tile, Treads and Risers, Vinyl,
Wood
Hardware – Door Closers, Framing Connectors, Locksets, Straps, Weatherstripping
Heating – Baseboard, Ducting, Fans, Furnaces, Heat Pumps, Hydronic, Radiant,
Steam, Wall
Insulation – Fiberglass, Foil, Perlite, Polystyrene, Urethane, Vermiculite
Lumber – Cedar, Fir, Pine, Plywood, Posts, Redwood, Siding, Spruce, Trim
Masonry – Accessories, Assemblies, Block, Brick, Flagstone, Marble, Pavers,
Reinforcing
Metals – Decking, Joists, Pre-Engineered Buildings, Structural Steel,
Trusses
Pipe – Cast Iron, Concrete, Corrugated Metal, Clay, Ductile Iron, PVC,
Transite
Plumbing – Cleanouts, Drains, Fire Protection, Pumps, Rough-in, Sinks,
Tubs, Water Closets
Roofing – Assemblies, Built-up, Corrugated, Elastomeric, Flashing, Shingles,
Slate, Tile
Site Work – Clearing, Curb and Gutter, Fencing, Irrigation, Landscaping,
Paving, Piping
Windows – Awning, Casement, Double Hung, Louvered Glass, Sliding, Skylights
2009 National Construction Estimator w/CD-ROM Contents
How to Use This Book, 3-5
Abbreviations and Symbols, 6
Craft Codes and Crews, 7-9
Residential Division Labor Cost, 10
Adjusting Labor Costs, 11
Area Modification Factors, 12-15
Credits and Acknowledgments, 16
Residential Division, 17-315
Adhesives, 17
Basement doors, 23
Building permit fees, 29
Cabinets, kitchen, 30
Carpentry, rule of thumb, 32
Carpentry, assemblies, 34
Carpentry, piecework rates, 38
Carpentry, detailed breakdown, 40
Carpentry, finish work, 52
Carpentry, steel, 57
Ceilings, suspended, 81
Concrete work, 86
Decking, 99
Demolition, 101
Doors, jambs, frames, and trim, 106
Electrical work, subcontract, 128
Elevators and lifts, subcontract, 131
Excavation and backfill, 134
Fences, 141
Fire sprinkler systems, 149
Flooring, 152
Framing connectors, 159
Garage doors, 164
Glass, glazing, 165
Gutters and downspouts, 167
Gypsum drywall and accessories, 168
Hardware, 169
Heating and cooling, 172
Insulation, 176
Insurance and bonding, 179
Landscaping, 182
Lighting fixtures, 187
Log Home Construction, 189
Lumber and plywood, 191
Markup (Overhead and Profit), 217
Masonry, 218
Mouldings, 228
Paint removal, lead-based, 239
Paints, coatings, and supplies, 240
Paneling, 248
Paving, 250
Plastering, 250
Plumbing fixtures and equipment, 251
Plumbing and heating piping, 256
Roofing, 266
Sheet metal, 278
Siding, 285
Skylights, 289
Stairs, 293
Taxes, 297
Tile, 299
Wallcoverings, 305
Windows, 309
Construction Economics Division, 320
Industrial & Commercial Division Labor Cost, 322
Industrial and Commercial Division, 322
01 General Requirements, 323-344
02 Existing Conditions, 345-351
03 Concrete, 351-383
Concrete formwork, 352
Reinforcing steel, 358
Foundations, 379
04 Masonry, 384-395
Reinforcing and flashing, 384
Brick and block walls, 386
05 Metals, 395-402
Structural steel, 395
Steel floor and roof decking, 397
06 Wood and Composites, 402-410
Framing carpentry, 402
07 Thermal & Moisture Protection, 410-424
Thermal insulation, 410
Roof insulation, 411
Membrane roofing, 414
08 Openings, 424-434
Metal doors, 424
Hardware, 430
09 Finishes, 434-451
Gypsum wallboard, 434
Ceilings and flooring, 441
10 Specialties, 451-461
Partitions, 454
11 Equipment, 461-478
12 Furnishings, 478-481
13 Special Construction, 482-488
14 Conveying Equipment, 488-491
21 Fire Suppression, 491-493
22 Plumbing, 493-531
Pipe and fittings, 493
Hangers and supports, 513
Valves, pumps, gauges, 515
23 HVAC, 531-537
Gas fired heaters, 531
Hydronic & steam heating, 533
26 Electrical, 537-581
Rigid steel conduit and wire, 539
EMT conduit and wire, 541
PVC conduit and wire, 544
Conduit hangers & supports, 550
Wire and cable, 553
Lighting, 574
27 Communications, 581-587
31 Earthwork, 587-601
Excavation and backfill, 589
Shoring, bulkheads, piles, 597
32 Exterior Improvements, 601-617
Paving and curbs, 601
Fencing and gates, 609
33 Utilities, 617-630
Pressure water pipe, 617
Drain pipe, 623
Index, 631
2009 National Construction Estimator w/CD-ROM
Introduction
This Book Is an Encyclopedia of 2009 Building Costs
The 2009 National Construction Estimator
lists estimated construction costs to general contractors performing the work
with their own crews, as of mid-2008. Overhead & profit are not included.
This Manual Has Two Parts; the Residential
Construction Division begins on page 17. Use the figures in this division when
estimating the cost of homes and apartments with a wood, steel or masonry frame.
The Industrial and Commercial Division begins on page 320 and can be used to
estimate costs for nearly all construction not covered by the Residential
Division.
The Residential Construction Division is arranged
in alphabetical order by construction trade and type of material. The Industrial
and Commercial Division follows the 16 section Construction Specification
Format. A complete index begins on page 636.
National Estimator (inside the back cover)
is an electronic version of this book. To watch an interactive video guide to
National Estimator, click on the tool bar. Then click ShowMe tutorial.
Material
Costs
 Material Costs for each item are listed in
the column headed “Material.” These are neither retail nor wholesale prices.
They are estimates of what most contractors who buy in moderate volume will pay
suppliers as of mid-2009. Discounts may be available for purchases in larger
volume.
Monthly Price Updates on the Web are free and
automatic all during 2009. You'll be prompted when it's time to collect the next update.
A connection to the Web is required
Add Delivery Expense to the material cost
for other than local delivery of reasonably large quantities. Cost of delivery
varies with the distance from source of supply, method of transportation, and
quantity to be delivered. But most material dealers absorb the delivery cost on
local delivery (5 to 15 miles) of larger quantities to good customers. Add the
expense of job site delivery when it is a significant part of the material cost.
Add Sales Tax when sales tax will be
charged to the contractor buying the materials.
Waste and Coverage loss is included in the
installed material cost. The cost of many materials per unit after installation
is greater than the purchase price for the same unit because of waste, shrinkage
or coverage loss during installation. For example, about 120 square feet of
nominal 1" x 4" square edge boards will be needed to cover 100 square
feet of floor or wall. There is no coverage loss with plywood sheathing, but
waste due to cutting and fitting will average about 6%.
Costs in the “Material” column of this book
assume normal waste and coverage loss. Small and irregular jobs may require a
greater waste allowance. Materials priced without installation (with no labor
cost) do not include an allowance for waste and coverage except as noted.
Labor
Costs
Labor Costs for installing the material or
doing the work described are listed in the column headed “Labor.” The labor
cost per unit is the labor cost per hour multiplied by the manhours per unit
shown after the @ sign in the “Craft@Hours” column. Labor cost includes the
basic wage, the employer’s contribution to welfare, pension, vacation and
apprentice funds and all tax and insurance charges based on wages. Hourly labor
costs for the various crafts are listed on page 10 (for the Residential
Division) and page 319 (for the Industrial and Commercial Division).
Hourly labor costs used in the Industrial and
Commercial Division are higher than those used in the Residential Division,
reflecting the fact that craftsmen on industrial and commercial jobs are often
paid more than craftsmen on residential jobs.
Supervision Expense to the general
contractor is not included in the labor cost. The cost of supervision and
non-productive labor varies widely from job to job. Calculate the cost of
supervision and non-productive labor and add this to the estimate.
Payroll Taxes and Insurance included in
the labor cost are itemized in the sections beginning on pages 176 and 293.
Manhours per Unit and the Craft performing the work are listed in the
“Craft@Hrs” column. Pages 7 through 9 explain the “Craft@Hrs” column. To
find the units of work done per man in an 8-hour day, divide 8 by the manhours
per unit. To find the units done by a crew in an 8-hour day, multiply the units
per man per 8- hour day by the number of crew members.
Manhours Include all productive labor
normally associated with installing the materials described. This will usually
include tasks such as:
- Unloading and
storing construction materials, tools and equipment on site.
- Moving tools and
equipment from a storage area or truck on site at the beginning of the day.
- Returning tools and
equipment to a storage area or truck on site at the end of the day.
- Normal time lost for
work breaks.
- Planning and
discussing the work to be performed.
- Normal handling,
measuring, cutting and fitting.
- Keeping a record of
the time spent and work done.
- Regular cleanup of
construction debris.
- Infrequent
correction or repairs required because of faulty installation.
Adjust the Labor Cost to the job you are
figuring when your actual hourly labor cost is known or can be estimated. The
labor costs listed on pages 10 and 319 will apply within a few percent on many
jobs. But labor costs may be much higher or much lower on the job you are
estimating.
If the hourly wage rates listed on page 10 or
page 319 are not accurate, divide your known or estimated cost per hour by the
listed cost per hour. The result is your adjustment for any figure in the
“Labor” column for that craft. See page 11 for more information on adjusting
labor costs.
Adjust for Unusual Labor Productivity.
Costs in the labor column are for normal conditions: experienced craftsmen
working on reasonably well planned and managed new construction with fair to
good productivity. Labor estimates assume that materials are standard grade,
appropriate tools are on hand, work done by other crafts is adequate, layout and
installation are relatively uncomplicated, and working conditions don’t slow
progress.
Working conditions at the job site have a major
effect on labor cost. Estimating experience and careful analysis can help you
predict the effect of most changes in working conditions. Obviously, no single
adjustment will apply on all jobs. But the adjustments that follow should help
you produce more accurate labor estimates. More than one condition may apply on
a job.
- Add 10% to 15% when
working temperatures are below 40 degrees or above 95 degrees.
- Add 15% to 25% for
work on a ladder or a scaffold, in a crawl space, in a congested area or
remote from the material storage point.
- Deduct 10% when the
work is in a large open area with excellent access and good light.
- Add 1% for each 10
feet materials must be lifted above ground level.
- Add 5% to 50% for
tradesmen with below average skills.
- Deduct 5% to 25% for
highly motivated, highly skilled tradesmen.
- Deduct 10% to 20%
when an identical task is repeated many times for several days at the same
site.
- Add 30% to 50% on
small jobs where fitting and matching of materials is required, adjacent
surfaces have to be protected and the job site is occupied during
construction.
- Add 25% to 50% for
work done following a major flood, fire, earthquake, hurricane or tornado
while skilled tradesmen are not readily available. Material costs may also
be higher after a major disaster.
- Add 10% to 35% for
demanding specs, rigid inspections, unreliable suppliers, a difficult owner
or an inexperienced architect.
Use an Area Modification Factor from pages
12 through 15 if your material, hourly labor or equipment costs are unknown and
can’t be estimated.
Here’s how: Use the labor and material costs in
this manual without modification. Then add or deduct the percentage shown on
pages 12 through 15 to estimated costs to find your local estimated
Equipment Costs
Equipment Costs for major equipment (such
as cranes and tractors) are listed in the column headed “Equipment.” Costs
for small tools and expendable supplies (such as saws and tape) are usually
considered overhead expense and do not appear in the Equipment cost column.
Equipment costs are based on rental rates listed
in the section beginning on page 330 and assume that the equipment can be used
productively for an entire 8- hour day. Add the cost of moving equipment on and
off the site. Allow for unproductive time when equipment can’t be used for the
full rental period. For example, the equipment costs per unit of work completed
will be higher when a tractor is used for 4 hours during a day and sits idle for
the remaining 4 hours. Generally, an 8- hour day is the minimum rental period
for most heavy equipment. Many sections describe the equipment being used, the
cost per hour and a suggested minimum job charge.
Subcontracted Work
Subcontractors do most of the work on
construction projects. That’s because specialty contractors can often get the
work done at competitive cost, even after adding overhead and profit.
Many sections of this book cover work usually
done by subcontractors. If you see the word “subcontract” in a section
description, assume that costs are based on quotes by subcontractors and include
typical subcontractor markup (about 30% on labor and 15% on material). Usually
no material or labor costs will appear in these sections. The only costs shown
will be in the “Total” column and will include all material, labor and
equipment expense.
If you don’t see the word “subcontract” in
a section description, assume that costs are based on work done by a general
contractor’s crew. No markup is included in these costs. If the work is done
by a subcontractor, the specialty contractor may be able to perform the work for
the cost shown, even after adding overhead and profit.
Markup
The General Contractor’s Markup is not
included in any costs in this book. On page 218 we suggest a 20% markup on the
contract price for general contractors handling residential construction. Apply
this markup or some figure you select to all costs, including both subcontract
items and work done by your own crews.
To realize a markup of 20% on the contract price,
you’ll have to add 25% to your costs. See page 218 for an example of how
markup is calculated. Markup includes overhead and profit and may be the most
difficult item to estimate.
Keep In Mind
Labor and Material Costs Change. These
costs were compiled in the fall of 2005 and projected to mid-2006 by adding 1%
to 4%. This estimate will be accurate for some materials but inaccurate for
others. No one can predict material price changes accurately.
How Accurate Are These Figures? As
accurate as possible considering that the estimators who wrote this book don’t
know your subcontractors or material suppliers, haven’t seen the plans or
specifications, don’t know what building code applies or where the job is, had
to project material costs at least 6 months into the future, and had no record
of how much work the crew that will be assigned to the job can handle.
You wouldn’t bid a job under those conditions.
And we don’t claim that all construction is done at these prices.
Estimating Is an Art, not a science. On
many jobs the range between high and low bid will be 20% or more. There’s room
for legitimate disagreement on what the correct costs are, even when complete
plans and specifications are available, the date and site are established, and
labor and material costs are identical for all bidders.
No cost fits all jobs. Good estimates are custom
made for a particular project and a single contractor through judgment, analysis
and experience.
This book is not a substitute for judgment,
analysis and sound estimating practice. It’s an aid in developing an informed
opinion of cost. If you’re using this book as your sole cost authority for
contract bids, you’re reading more into these pages than the editors intend.
Use These Figures to compile preliminary
estimates, to check your costs and subcontract bids and when no actual costs are
available. This book will reduce the chance of error or omission on bid
estimates, speed “ball park” estimates, and be a good guide when there’s
no time to get a quote.
Where Do We Get These Figures? From the
same sources all professional estimators use: contractors and subcontractors,
architectural and engineering firms, material suppliers, material price
services, analysis of plans, specifications, estimates and completed project
costs, and both published and unpublished cost studies. In addition, we conduct
nationwide mail and phone surveys and have the use of several major national
estimating databases.
We’ll Answer Your Questions about any
part of this book and explain how to apply these costs. Free telephone
assistance is available from 8 a.m. until 5 p.m. California time Monday through
Friday except holidays. Phone 760-438-7828 x2. We don’t accept collect calls and
won’t estimate the job for you. But if you need clarification on something in
this manual, we can help.
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