Contract - January 2009 - (Page 94)

process deconstructing costs What makes clients more knowledgeable about the construction process ultimately benefits the entire design profession By Ted Hammer, FAIA, LEED AP, with research by Chris Baxter and Oliver Hamm Introduction by Jennifer Thiele Busch Construction costs—and unreasonable client expectations surrounding them—is one of the biggest challenges facing commercial interior designers and architects today. “Any time people have to enter into this unscientific and human process called construction, they may question what they are buying and what they are getting for their money,” says Ted Hammer, FAIA, LEED AP, managing partner of the New York office of HLW. To help its designers more clearly address these questions from clients, HLW has collaborated with construction consultancy Faithful+Gould to create a construction cost index for commercial office space—dubbed by the firm the “Rules of Thumb for Interior Construction”—that concisely explains what clients can expect for their money. The index takes into account the typical characteristics of the type of space needed as well as the level of design (basic versus high-end), and even spells out the estimated costs of individual components in the space and what materials can be provided within various cost ranges. A companion chart helps designers adjust costs by geographic location. lack of business opportunities outside of construction are causing firms to cut their workforces, and the unemployment rate is now at its highest level in more than a decade. Consumers also are being more cautious in their spending, creating added pressures on manufacturing and retail sectors. Financial services have experienced a significant blow, with projects being cancelled on a massive scale. Hospitality has been maintained through the early economic turbulence by the low U.S. dollar, in the form of tourism from Europe, the Middle East, and Asia. However, the recent rise of the dollar against major currencies, coupled with economic problems spreading worldwide, is now breeding caution in this sector. Rules of Thumb Electrical Light Fixtures HVAC Carpentry (ceilings) Carpentry (partitions) Carpet Millwork (basic) Data Cabling Security Sprinkler • • • • • • • • • • • • • • • Market Predictions by Sector A number of factors are combining to create continuing downward pressures on the construction market across the country. The tightening of credit markets is directly affecting firms’ abilities to fund projects, so speculative developments, particularly retail and offices, will be the first to suffer. A Basic Interiors (construction cost per rsf) Type of space What are typical spaces like? Type of Space Needed High End Enhanced Interiors Interiors (construction (construction cost per rsf) cost per rsf) law offices Class A Windowed offices Center core for maximum perimeter offices Interconnecting monumental stair Consistent window mullions for equal size offices Large legal library and condensed filing Maximum load capacity High-end dining facility, Conference center Many corner offices requireda Secure entry, Secured information $120± $145+ $175-$275+ call centers Many small workstations on a raised floor Specific electrical requirements 24/7 operation requiring supplemental air Large, open, warehouse-like space $80± $90+ $110-$125+ $20 - $25 $8 - $11 $18 - $25 $9 - $13 $10 - $14 $6 - $8 $6 - $10 $8 - 12 or $1,000/seat $2 - $3 $5 - $7 What do you get for $90 - $120/rsf? Carpet (material cost $20/SY) VCT Flooring, Vinyl Base, Ceramic Tiles No or Minimal Millwork (plastic laminate finish) Basic Drywall Construction Standard 2’x4’ Acoustical Ceilings Standard Hollow Metal Doors & Frames Minimal Lighting (2’x2’, 2’x4’ or high-hats) Minimal Architectural Finishes Standard Paint Finished (Maximum 4/6 Colors) Basic Wallcovering No Exposed Ductwork No Exposed Structural Elements No Interconnecting Stairs No Slab Openings Standard Pantry Appliances creative services Nice reception with expressed identity Creative dept is innovative, but inexpensive Perimeter office with clusters of workstations Workflow for communication Flexible Universal plan on numerous floors with shared amenities Office/workstation ratio varies Perimeter workstations Interior offices, Executive area Specialized desks Small workstations Redundant data/electric Visual interaction with others Secured areas, Loud, Late night/early morning Open, flexible areas Can hold large events Freight elevator Controlled lighting Flow from elevator to reception Nice area of arrival Interconnecting stair Interesting building details High profile address $85± $90+ $110-$170+ financial services Class A High-profile address Regular-shaped plan with central core $95± $115+ $150-$200+ newsrooms What do you get for $130/rsf and up? Raised floor High ceilings Indirect lighting $145± $215+ $300-$500+ • • • • • • • • • • • • • • • • • showrooms Loft spaces with high ceilings Adjacency to potential clients $120± $145+ $100-$175+ training centers Numerous, large flexible conference spaces with large breakout areas AV requirements Large, open plan Fewer columns Many bathroom facilities Controlled lighting $130± $150+ $250-$350+ Custom Carpet (material cost $40-$50/SY) Carpet Tiles Custom Millwork Detailed Drywall Construction Sheetrock or Acoustical Ceilings w/ Soffit & Fascias Custom Doors & Frames w/Sidelights Extensive Array of Lighting Fixtures High-end Architectural Finishes Specialized Paint Finishes Custom Wallcovering Exposed Ductwork (round, oval) Exposed Structural Elements Interconnecting Staircase Slab Penetrations Ornamental Metal Architectural Glass Exotic Materials (Stone, Marble, Granite, Ebony, Mahogany, etc.) *Construction costs are based upon Union construction, which typically results in higher quality, on-time construction and therefore, is more expensive. 94 contract january 2009

Table of Contents for the Digital Edition of Contract - January 2009

Contract - January 2009
Urban Elegance
Beyond Fad
Designers of the Year
Legend Award
The 30th Annual Interiors Awards
Large Office
Small Office
Public Space
Environmental Design
Designers Rate: Furniture Systems
Leader, Not a Follower
Deconstructing Costs
Ad Index

Contract - January 2009