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Starting an Interior Project
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SCOPE OF PROJECT
As the design of a small project is further developed, it is important to work with a contractor
who will estimate the project costs based on drawings and specications that the designer
provides. For small projects, estimates should not be based on square footage, but rather,
should identify and price all construction materials and labor costs. For medium to large proj-
ects, either a cost estimator or a construction manager will prepare the budget. Cost estima-
tors are hired exclusively to put together construction estimates. Construction managers are
contractors/builders that are hired early in the design process to manage the cost of a project
through the design phases. These experts typically have signicant market experience and
can establish a project budget based on a dollar value per square foot; however, the budget
should always be tested against a detailed breakdown based on project scope. For very large
projects, it is standard to request several estimates to test the market value of the project.
When large discrepancies appear in prices, quantity surveyors might be hired to verify material
quantities. Price variations are more symptomatic of different material quantities than of dif-
ferent unit prices, and the quantity surveyor can help resolve these disputes.
municates the scope of the work and the level of finishes. Project budgets are divided into hard
include, but are not limited to, designer’s fees, consultant’s
projects, it may not be realistic to have an estimator or a contractor on board at the initial stage.
are several types of contingencies, whose percentages of the total estimate will change as the
that are not known
cies should be. As the design is further documented, this per-
centage decreases—until the category disappears at the end
in construction. Change orders typically occur due to a change
in scope, schedule, or a combination of the two. These contin
-
dition of the existing building. Generally, the older the building,
due
to time lapses from the initial pricing study to actual construc
-
BUDGET TERMINOLOGY
Change Order Document submitted by the contractor indicating a change in
the cost, schedule, or scope of service required to complete
a project.
Competitive Bid Open request for bids on a project based on completed con-
struction documents and specifications. Whether the client is a
government agency, institution, or private business owner, the
job is typically awarded to the lowest bidder.
Guaranteed Maximum Price
(GMP)
Cost for construction, guaranteed by a construction manager
based on incomplete design documents. Given the risk of pric-
ing with incomplete documents, the client and construction
manager must agree to the timing of the GMP. If set too early
in the process, the scope can easily shift, and change orders
will upset the GMP.
Invitation to Bid Request for prequalified contractors to bid on a project based
on completed construction documents and specifications.
Value Engineering (VE) Effort to reduce project costs by eliminating or downgrading
items that add costs without benefiting a particular function
oransweringthe programreuirements.Vreuiresthein-
volvement of the client, construction manager/contractor, and
designer.
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THE INTERIOR DESIGN REFERENCE + SPECIFICATION BOOK
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Budget Formats
For small projects, budgets are typically itemized based on how a general contractor would
ask a subcontractor to bid the job. The trades may be broken down in general categories such
as carpentry, plumbing, electrical, plaster and paint, millwork, and so on. For medium to large
projects, budgets should be formatted according to the Construction Specification Institute’s
(CSI) index, a standard index that breaks down construction costs by trade. This helps the
designer evaluate where most of the construction costs are concentrated. The following table
outlines the CSI index and expands on the divisions that are most relevant to interior projects.
CSI INDEX
Index No. Divisions Subdivisions
01000 General Conditions
02000 Site Work
03000 Concrete
04000 Masonry
05000 Metals 05010 Metal Materials
05030 Metal Finishes
05700 Ornamental Metal
06000 Woods & Plastics 06200 Finish Carpentry
06400 Architectural Woodwork
06600 Plastic Fabrications
07000 Thermal & Moisture
Protection
08000 Doors & Windows 08100 Metal Doors & Frames
08200 Wood & Plastic Doors
08250 Door Opening Assemblies
08400 Entrance & Storefronts
08500 Metal Windows
08600 Wood & Plastic Windows
08700 Hardware
08800 Glazing
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ask a subcontractor to bid the job. The trades may be broken down in general categories such
as carpentry, plumbing, electrical, plaster and paint, millwork, and so on. For medium to large
Construction Specification Institute’s
designer evaluate where most of the construction costs are concentrated. The following table
outlines the CSI index and expands on the divisions that are most relevant to interior projects.
09000 Finishes 09100 Metal Support Systems
09200 Lath & Plaster
09230 Aggregate Coatings
09250 Gypsum Board
09300 Tile
09400 Terrazzo
09500 Acoustical Treatment
09540 Special Surfaces
09550 Wood Flooring
09600 Stone Flooring
09630 Unit Masonry Flooring
09650 Resilient Flooring
09680 Carpet
09700 Special Flooring
09780 Floor Treatment
09800 Special Coatings
09900 Painting
09950 Wall Coverings
10000 Specialties 10100 Chalkboards & Tackboards
10260 Wall & Corner Guards
10500 Lockers
10600 Partitions
10650 Operable Partitions
10670 Storage Shelving
10800 Toilet & Bath Accessories
10900 Wardrobe & Closet Specialties
11000 Equipment
12000 Furnishings 12050 Fabrics
12100 Artwork
12300 Manufactured Casework
12500 Window Treatment
12600 Furniture & Accessories
12670 Rugs & Mats
12700 Multiple Seating
12800 Interior Plants & Planters
13000 Special Construction
14000 Conveying Systems
15000 Mechanical
16000 Electrical 16500 Lighting
16700 Communications
16900 Controls
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