In the Commercial Estimator, the actual costs used are final costs to the owner and will include average architect's and engineer's fees. These, in turn, include plans, plan check and building permits, and survey to establish building lines and grades.
Normal interest on only the actual building funds during period of construction and processing fees or service charges are included. Typically, this will average half of the going rate over the time period plus the service fee.
Appropriate local, state and federal sales taxes, GST taxes, etc. on material and/or labor costs.
Normal site preparation including finish, grading and excavation for foundation and backfill for the structure only.
Utilities from structure to lot line figured for typical setback.
Contractor's overhead and profit including job supervision, workmen's compensation, fire and liability insurance, unemployment insurance, equipment, temporary facilities, security, etc. are included.
Costs of buying or assembling land such as escrow fees, legal fees, property taxes, right of way costs, demolition, storm drains or rough grading, are considered costs of doing business or land improvement costs.
Pilings or hillside foundations must be priced separately and are considered an improvement to the land. This also refers to soil compaction and vibration, terracing, etc.
Costs of land planning or preliminary concept and layout for large developments inclusive of developer's overhead and profit or entrepreneurial incentive are not included, nor is interest or taxes on the land, feasibility studies, certificate of need, E.I.R., hazardous materials testing, appraisal or consulting fees, etc.
Discounts or bonuses paid for financing are considered a cost of doing business, as are funds for operating start up, project bond issues, developmental overhead or fixture and equipment purchases, etc.
Yard improvements, including signs, landscaping, paving, walls, yard lighting, pools or other recreation facilities, etc., which can be priced separately.
Offsite costs including roads, utilities, park fees, jurisdictional hookup, tap-in, impact or entitlement fees and assessments, etc.
Furnishings and fixtures, usually not found in the general contract, that are peculiar to a definite tenant, such as seating or kitchen equipment, etc.
Marketing costs to create first occupancy including model or advertising expenses, leasing or broker's commissions or temporary operation of property owners associations.