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Файл:Pricing and cost estimation in construction. Educational and methodical manual.pdf
1.8. The procedure for determining the initial maximum price of the contract (agreement), contract price
The procedure for the formation of documentation for bidding
The contract system in the field of procurement is based on the principles of openness, transparency
of information about the contract system in the field of procurement, ensuring competition, professionalism
of customers, stimulating innovation, unity of the contract system in the field of procurement, responsibility
for the effectiveness of meeting state and municipal needs, and the efficiency of procurement.
Currently, in the investment and construction sector, a significant amount of work and purchases
are carried out from the budget of various levels. On the territory of the Russian Federation, Federal
Law 44 dated 05.04.
services to meet state and .
To determine suppliers (contractor, performers), government customers need to correctly determine
the initial maximum price of government contracts. The initial (maximum) contract price (IMCP) is the
price limit, which is indicated in the notice of the procurement, procurement documentation, invitation
to participate in a closed procurement.
The initial (maximum) price of the contract is determined and justified by the customer by applying
one or more of the following methods:
1) method of comparable market prices (market analysis);
2) normative method;
3) tariff method;
4) design and estimate method;
5) costly method.
In investment and construction activities, the design estimate method prevails.
The basis for determining the IMCP for the construction, reconstruction, overhaul of a capital
construction object, carrying out work to preserve cultural heritage sites (monuments of history and
culture) of the peoples of the Russian Federation, with the exception of scientific and methodological
guidance, technical and architectural supervision, is project documentation (including budget cost
of work), developed and approved in accordance with the legislation of the Russian Federation.
If the construction, reconstruction or technical re-equipment (if such re-equipment is associated
with the construction or reconstruction of a capital construction object) of a capital construction object
is planned to be carried out in whole or in part at the expense of the federal budget, then regardless
of the obligation to conduct a state examination of project documentation, the reliability of determining
the estimated cost is checked capital object construction
The procedure for calculating the initial maximum price of the contract (agreement)
The IMCP is determined for the construction of capital construction facilities in the course of the
following purchases by order of the Ministry of Construction of Russia dated 23.12.2019 841/pr:
a) services for the performance of the functions of a technical customer;
b) works on engineering surveys and (or) preparation of project documentation;
c) for the performance of contract work for the construction of capital construction projects.
Consider the procedure for determining the IMCP to perform contract work in construction.
The definition of IMCP is carried out using:
a) official statistical information on price indices for products (costs, services) for investment purposes
by type of economic activity (construction) published by the Federal State Statistics Service for the
relevant period or actual inflation indices (if any) established by authorized executive authorities of the
constituent entities of the Russian Federation, in the case of purchases at the expense of the budget of a
constituent entity of the Russian Federation (hereinafter referred to as the actual inflation index);
or information on indices of changes in the estimated cost, posted by the Ministry of Construction
of Russia in the Federal State Statistics Service, effective as of the date of determining the cost estimate.
31
Actual inflation indices are used to recalculate the estimated cost of construction from the price level
as of the date of approval of the project documentation to the price level as of the date of determination
of the IMCP;
b) deflator indices of the Ministry of Economic Development of the Russian Federation in the line
the authorized executive body of a constituent entity of the Russian Federation, in case of procurement
at the expense of the budget of a constituent entity of the Russian Federation Federation (hereinafter
referred to as the forecast inflation index). Forecast inflation indices are used to recalculate the estimated
cost of construction from the price level as of the date of determining the IMCP to the price level
of the corresponding project implementation period.
The definition of the IMCP for the performance of contract work in construction is determined
in the following order:
a) the estimated cost of contract work is recalculated from the price level as of the date of
approval of the design documentation to the current price level as of the date the IMCP is determined
to perform contract work using actual inflation indices for the corresponding period;
b) indicators of the estimated cost of contract work for the chapters of the consolidated estimate
of the cost of construction at the current price level are multiplied by the forecast inflation index for
the construction period. The forecast inflation index for the construction period is calculated as the
arithmetic mean between the forecast inflation indices for the dates of commencement and completion
of work, taking into account the period of work in accordance with the project documentation.
IMCP for the performance of contract work in construction, the period of which passes to the
second and (or) subsequent years of construction, is determined taking into account the construction
deadlines established by the contract according to the formula:
,
wrere Tsp IMCP for the performance of contract work for the construction, reconstruction, overhaul,
demolition of capital construction facilities, work to preserve cultural heritage sites (monuments of
history and culture) of the peoples of the Russian Federation, as well as the construction of non-capital
buildings and structures;
C estimated cost of contract work to be performed by the contractor;
,
where D1, D2, Di the share of the estimated cost of work to be performed by the contractor,
respectively in the 1st, 2nd, 3rd, ith years of the facility construction;
i year of completion of the construction of the facility;
K1 forecast inflation index for the first year of construction of the facility, defined as the arithmetic
mean between the forecast inflation index for the date of commencement of construction of the facility
and the forecast inflation index for December of the first year of construction of the facility;
K2 forecast inflation index, taking into account inflation for the first and second years of
construction of the facility. It is calculated as the product of the forecast inflation index, set on an
accrual basis for December of the first year of construction of the facility, and the forecast inflation
index for the second year of construction of the facility, defined as the arithmetic mean between the
forecast inflation index for January of the second year of construction of the facility and the forecast
inflation index for December of the second year of construction object;
Ki forecast inflation index, taking into account inflation for the entire period of construction
of the facility. The specified index is calculated as the product of the forecast inflation index, set on
a cumulative basis for December of the previous year of construction of the facility, and the forecast
inflation index for the last year of construction of the facility, defined as the arithmetic average between
the forecast inflation index for January of the last year of construction of the facility and the forecast
inflation index for the completion date construction of the facility in the last year.
32
PRACTICAL WORK 1.8
Name
Data for calculation
Date of determination of the IMCP
March 2024
Start of work execution
April 2024
Completion of work execution
October 2024
Time period
Index, %
December2020 / December2019
104,31
December2021 / December2020
110,15
December2022 / December2021
110,31
December2023 / December2022
106,60
January2024 / December2023
100,16
February2024 / January2024
100,59
March2024 / February2024
100,14
Indicator
2022
2023
2024
2025
2026
Report
Estimate
Forecast
Investments in fixed assets
deflator
114,6
107,0
105,3
104,8
104,6
Task 1.21. A. Determine the actual inflation index for the formation of the initial (maximum)
price of the contract for the performance of construction contracting works, if the price level of the
approved estimate documentation is Q4 2019, the date of determination of the IMCP is March 2024.
B. determine the forecast inflation index to form the initial (maximum) price of the contract for
the performance of construction contracting works according to the data of table 1.23.
Table 1.23
Initial data
Solution of task 1.21.
A. Calculate the actual inflation index by applying the Price Indices for investment products
(costs, services) by type of economic activity (construction) (https://fedstat.ru/indicator/57795) (table 1.24).
Table 1.24
Price indices for investment products (costs, services) by types of economic activity (construction)
in fixed (https://www.economy.gov.ru/material/directions/makroec/prognozy_socialno_
ekonomicheskogo_razvitiya/prognoz_socialno_ekonomicheskogo_razvitiya_rf_na_2024_god_i_na_
planovyy_period_2025_i_2026_godov.html).
The index-deflator of the Ministry of Economic Development of the Russian Federation for the
Table 1.25
The index-deflator for 2024
One-month forecast inflation index:
The period from the date of determination of the IMCP to the date of completion of the works is 7
months. Forecast inflation index for the period of works performance not exceeding one calendar year:
= 1,0043.
33
Task 1.22 (for self-fulfillment). Calculate the starting (maximum) and final price of the state contract
Name of works and services
Approved estimated construction cost for January 2023, rub.
Construction and installation works
745 861 263,15
Other works and costs
92 723 921,05
Equipment
26 349 722,55
Security
2 240 000
Tender decline, %
10
for the execution of contract works in March 2024 prices based on the approved construction cost estimate
(January 2023), if you know:
1. Start of construction July 2025.
2. Construction period 10 months.
3. Approved estimated cost of construction and the amount of the tender reduction (table 1.26).
Table 1.26
Initial data
1.9. Formation of the actual cost of construction and cost control
Calculations for the work performed
Acceptance and payment for the work performed, including their individual stages, is carried out
on the basis of primary accounting documents confirming their implementation, drawn up after the
completion of the implementation of design solutions (elements), complexes (types) of work (stages
of work) on the basis of the contract estimate, implementation schedule construction and installation
works and the payment schedule for the work performed (if any), the terms of the contract, in accordance
with the Civil Code of the Russian Federation. If the necessary funds are available in connection
with the redistribution of funding from subsequent periods to earlier periods, the customer, in
agreement with the contractor in accordance with an additional agreement to the contract, accepts
the work performed ahead of schedule by the contractor and pays for the work performed in accordance
with the contract estimate. In this case, the estimate of the contract does not change.
When accepting the work performed, in order to confirm the volume and quality of the actually
performed contract work on design solutions (elements) and (or) complexes (types) of work included
in the contract estimate, the contractor submits a set of primary accounting documents, which is determined
by the contract, as well as executive documentation.
When accepting the work performed, no comparison is made between the production technology
of the actually performed work and the technologies adopted in the development of estimated standards.
Also, when accepting the work performed, the cost of structural solutions (elements) and (or) complexes
(types) of work of the contract estimate, other works and costs (including winter appreciation, work on a
rotational basis, secondment of workers, relocation of construction and installation organizations), and the
cost of construction of title temporary buildings and structures, unforeseen work and contractors costs.
The primary accounting document, which is the basis for payment for works performed in accordance
with the schedule for the implementation of construction and installation works and (or) the schedule
for payment for the work performed, upon completion of the implementation of the relevant design
solutions (elements), complexes (types) of work, including works, performed in stages, is an act of
acceptance of work performed, drawn up and signed in the manner prescribed by the contract.
34
The cost of the scope of work performed, accepted by the customer and payable for the design
solution (element) and (or) for the complex (type) of work, including work performed in stages (),
is determined by the formula
= V,
where unit price of the ith constructive solution (element) and (or) complex (type) of work
in the contract estimate, rub.;
V the volume of work performed, accepted by the customer and payable for the ith constructive
solution (element) and (or) complex (type) of work in the accepted meters. The volume of payable
works does not exceed the volume of these works included in the estimate of the contract.
Payments for completed construction and installation and repair and construction works can be carried
out for structural elements (percentage of technical readiness of these elements), for individual stages
specified in the contract, monthly or after completion of all work under the agreement (contract),
including turnkey.
PRACTICAL WORK 1.9
Task 1.23. Answer the questions:
1. On what basis are work performed:
a) expert assessments;
b) building permits;
c) acts of work performed;
d) schedule for the removal of communications.
2. Upon acceptance of work performed:
a) comparison of actual and normative work production technologies;
b) assessment of the quality of work;
c) allocation of costs for temporary structures;
d) assessment of actual winter price rises.
3. The cost of the work performed depends on:
a) actual number of workers;
b) work performance technologies;
c) prices of structural elements;
d) amount of work performed.
4. What is the frequency of acceptance of works:
a) monthly;
b) by stages;
c) once every five years;
d) upon completion of construction.
5. The work acceptance certificate is signed:
a) contractor and customer;
b) contractor and designer;
c) designer and customer;
d) contractor only.
35
6. The cost of work performed may include:
a) costs for construction and installation works;
b) rest time;
c) downtime for organizational reasons;
d) fixing a marriage.
7. What are the acts of KS-2 intended for:
a) confirmation of work completion;
b) overhead calculation;
c) definition of estimated profit;
d) calculation of the terms of production of works.
8. The statement of the cost of work performed does not include:
a) overhead;
b) execution by complexes, stages;
c) data by type of equipment;
d) total cost.
9. Total cost of accepted works:
a) must not exceed the agreed price;
b) should provide savings;
c) must be equal to the contract price;
d) must be more than the contract price.
10. What is the purpose of the KS-3 form certificate:
a) determination of the cost of work performed;
b) financial incentives;
c) replenishment of working capital;
d) income tax calculation.
36
2. COURSE WORK
2.1. General requirements for the course work
Course work is devoted to the formation of the cost of construction at various stages of the life cycle
of an investment and construction project. The student in the course work is invited to perform calculations
of the cost of construction: the estimated (marginal) cost of construction to justify investments,
the estimated cost of construction, determined during the development of project documentation,
the initial maximum price of the contract (agreement) during the formation of documentation for
bidding and a firm contract price approved by trading results.
A residential building in Moscow is considered as a construction object with technical and economic
characteristics and design solutions presented by options in Appendix.
In the process of completing the course work, it is necessary to solve the following tasks:
determine the estimated (marginal) cost of building a capital construction facility at the pre-project
stage;
calculate the cost of construction of a capital construction object at the design stage;
to form the initial (maximum) prices of contracts (agreements) in the preparation of documentation
for procurement for the performance of design and survey work, contract work and work to perform
the functions of the customer;
perform calculations of firm contractual prices based on the results of purchases.
The course work consists of an introduction, three sections and a conclusion.
The introduction describes the objectives of the course work.
In the first section of the course work, information is provided on the capital construction object,
its technical characteristics, and on their basis, the estimated (marginal) cost of building the object
is calculated.
In the second section, calculations of the cost of certain types of work are performed and a summary
estimate of the cost of building an object is formed.
In the third section, the initial (maximum) prices of contracts (agreements) and fixed contract
prices are calculated based on the results of procurement for design and survey work, contract work
and work to perform customer functions.
The conclusion is the logical conclusion of the course work, containing an analysis of the results
of calculations of the cost of construction of a capital construction object at various stages of the
implementation of an investment and construction project.
Course work is done on A4 paper, Times New Roman 14 (12), line spacing 1,5, the volume of the
course work should be 2550 pages. Intermediate calculations are made in tabular form using MS Excel.
When writing the work, the regulatory legal documents of the Government of the Russian Federation,
the Ministry of Construction and Housing and Communal Services of the Russian Federation are used,
which regulate the issues of pricing and estimated rationing in the field of urban planning. As the main
sources of information, it is recommended to use official electronic information resources in the field
of pricing in construction: the website of the Ministry of Construction and Housing and Communal Services
of the Russian Federation, the website of the Federal State Information System for pricing in construction,
the website of the Moscow City Committee on pricing policy in construction and state expertise of projects.
37
2.2. The procedure for calculating the cost of construction
Name of work
packages, types
of work and costs
Justifica-
tion
Units
of meas-
urement
Quantity
Unit cost as
of January 1,
20_, thousand
rub.
Total cost as
of 01.01.20__,
thousand rub.
Cost in the current
(forecast) price level
as of 01.01.20__,
thousand rub.
1
Residential building
1.1
House
NCS
1.2
Automated control
and dispatching system
Analogue
object
1.3
Fire automatics system
Analogue
object
1.4
Automatic fire alarm
Analogue
object
2
Underground car park
Analogue
object
3
Individual heating point
Analogue
object
4
Non-residential
premises
Analogue
object
5
External engineering
networks
NCS
6
Small architectural forms
NCS
7
Landscaping
NCS
Total
VAT
Total with VAT
of a capital construction object at various stages
of the implementation of an investment and construction project
2.2.1. Calculation of the estimated (marginal) cost
of construction of a capital construction object at the pre-project stage
The calculation of the estimated (marginal) cost of construction is carried out in the form presented
in table 2.1, using the aggregated estimated construction price standards (NCS).
Calculation of the estimated (marginal) cost of construction of a capital construction object
Table 2.1
When performing the calculation, you should familiarize yourself with the technical part of the
collection NCS. It is necessary to single out the work packages, types of work and costs that are not
included in the NCS, and additionally include them in the calculation of the estimated (marginal) cost
with justification (link to the points of the technical part of the NCS). If it is permissible to use these
objects that are similar in purpose and design capacity (analogue objects), the calculated indicators
of table 2.2 are applied.
As data of objects similar in purpose and design capacity, data of objects included in the register
of standard design documentation for reuse.
If there are no necessary data for the calculation, then they are assigned independently and indicated
in the course work.
The estimated (marginal) cost of building an object at the current price level is determined in
the work as of January 1 of the current calendar year using the deflator index determined for the industry
of the Russian Federation for the forecast of social economic development of the Russian Federation.
38
Recommended cost certain types of work (work packages)
Name of work packages, types of work and costs
Units of
measurement
Unit price
without VAT, rub.
Site preparation
1
The device of geodetic signs
PCS
9000
2
Setting out the building axes and checking the building fit
An object
210 000
3
Removal of 0,4 kV cable lines (cable dismantling, excavation,
soil removal, waterproofing, pipeline installation, cable installation,
landscaping restoration)
m cable
removal / m
cable installation
8000
4
Drain removal (dismantling of pipes, earthworks, soil removal,
installation of pipelines and wells, restoration of landscaping)
m pipe
dismantling / m
pipe installation
19 000
Underground part
5
Wall drainage device
m
24 000
Aboveground part
6
Arrangement of entrance groups (monolithic structures)
k-s
4 200 000
7
Mounting, dismantling and operation of scaffolding
m2
520
8
Installation of sanitary hatches
PCS
1 186,18
9
Roof over the garage without top coating (without landscaping)
m2
4890
10
Roof above ground
m2
4890
11
Roof of the above-ground part (operated)
m2
5287
12
Finishing works of common areas (floors, walls, ceilings)
m2 total sq.
7223,68
13
Garbage chute
k-s
920 600,55
14
Miscellaneous work (drilling and sealing holes, stairs, fences,
soundproofing of ventilation chambers and switchboards, entrances,
pits, ducts, etc.)
m2 total sq.
250
Engineering systems
16
Heating
m2 total sq.
3559,5
17
Heat supply
m2 total sq.
122
18
Water pipes
m2 total sq.
2000
19
Sewerage
m2 total sq.
805
20
Automatic fire extinguishing system (AUPT)
m2 total sq.
130,95
21
Ventilation and air conditioning
m2 total sq.
1278,6
22
Smoke ventilation
m2 total sq.
680
23
Water measuring unit
k-s
1 250 000
24
ETC
m2 total sq.
524,89
25
Electric lighting
m2 total sq.
1417
26
Power equipment
m2 total sq.
1420
27
Radiofication
m2 total sq.
112,13
28
Telephonization
m2 total sq.
180,00
29
TV
m2 total sq.
166,13
30
Structured cabling systems
m2 total sq.
320,77
31
Automatic fire alarm (APS)
m2 total sq.
459,00
32
Fire warning and evacuation management system (SOUE)
m2 total sq.
250,22
33
Fire-fighting automation system (PA)
m2 total sq.
300,24
34
Gas control system (car park) (SZ)
m2 total sq.
22,48
35
Automated control and dispatching system (ASUD)
m2 total sq.
152
36
Access control and management system (ACS)
m2 total sq.
79,00
37
Video surveillance system (SVN)
m2 total sq.
188,52
38
Entrance security system (SOV)
m2 total sq.
148,00
39
Automatic system for commercial accounting of energy resources
(ASKUE)
m2 total sq.
220,39
Table 2.2
39
End of the table 2.2
Name of work packages, types of work and costs
Units of
measurement
Unit price
without VAT, rub.
40
Lifts (capacity 1000 kg, capacity 400 kg)
PCS
6 000 000
41
Security and protection deratization system (OZDS)
k-s
517 000
42
Other costs (thermal imaging inspection, monitoring)
m3 of building
3 200 000
43
Vertical transport
m2 total sq.
1200
Landscaping
44
Vertical layout
m2
8000
45
Small architectural forms
PCS
158 077
Outdoor networks
46
Drainage
m
9948,56
47
Drain m 45 000,00
48
Cable duct
m
1979,88
49
External dispatch networks
m
1979,88
50
Outdoor lighting
m
5698,39
Name of work packages,
types of work and costs
Cost in the current (forecast)
price level as of 01.01.20__,
thousand rub.
Specific
weight,
%
Specific cost indicators in the current
(forecast) price level as of 01.01.20__,
thousand rub./m2 of total area
1
Residential building
1.1
House
1.2
Automated control
and dispatching system
1.3
Fire automatics system
1.4
Automatic fire alarm
2
Underground car park
3
Individual heating point (ITP)
4
Non-residential premises
5
External engineering networks
6
Small architectural forms
7
Landscaping
Total
VAT
Total with VAT
Table 2.3 defines the specific weight of the components of the estimated (marginal) cost of
construction and specific cost indicators per 1 m2 of the total area.
The structure of the estimated (marginal) cost of construction of a capital construction object
Table 2.3
As a result of the calculations, it follows:
1) graphically present the structure of the estimated (marginal) cost of construction by work package,
calculated using aggregated construction price standards and data of objects similar in purpose and
design c-
2) analyze the structure of the estimated (marginal) cost of construction.
40