独立提供建造环境的成本信息

Principles of elemental classification

for buildings (International)

建筑物构件分类原则（国际版）
建筑成本与技术规范
含BCIS建筑物功能构件标准分类

构件分类可应用于以下领域：
业主简介成本分析与成本基准
成本建模
成本规划
寿命周期成本
采购
性能规范
价值工程
 独立提供建造环境的成本信息

建筑物构件分类原则（国际版）
建筑成本与技术规范
含BCIS建筑物功能构件标准分类
建筑物构件分类原则（国际版）
建筑成本与技术规范
含BCIS建筑物功能构件标准分类

BCIS出版

© RICS 2012

ISBN 978 1 907196 34 8

BCIS
Parliament Square
London
SW1P 3AD
www.bcis.co.uk
contactbcis@bcis.co.uk
BCIS是RICS附属的建筑成本信息服务公司。

BCIS保留所有权利。未事先征得版权所有方同意，本出版物的任何部分均不得被复制、存储在检索系统中或
通过任何形式或方式传播，包括电子、机械、影印、录像或其它方法。

虽然BCIS已尽力确保本文件的编纂准确，英国皇家特许测量师学会及本书编者不对本文件包含的任何误报、
错误或遗漏承担法律责任，亦不会对依靠本文件提供的资讯引致的申索承担责任。
目录
导言 3

构件的应用 4
业主简介 4
成本分析与成本基准 4
成本建模 4
成本规划 4
寿命周期成本 4
采购 4
性能规范 4
价值工程 4

国际应用 5

BCIS构件 6
表1—BCIS构件数据结构 6
表2—BCIS构件—定义与计量 7

BCIS构件与其它构件分类的关系 12

更多BCIS的建议 12

术语 13

© RICS Principles of elemental classification 1

2 Principles of elemental classification © RICS
导言
业主、顾问与承包商均需要标准构件分类框架，使建设参与各方在项目和建筑物寿命周期内以一贯的方式沟通
其功能需求、成本与技术规范。

本文件根据建筑物主要部分（即“构件”）的功能分类。

BCIS将建筑物定义为“结构上稳定的、围封的、可用的地面空间”。因此，建筑物的构件即为在结构上为建
筑物提供支撑、实现建筑物的围封、为建筑物提供楼板空间以及令空间可用的部分。

构件的定义为：
“在建筑物中，不论设计、规范和建造方式如何，只要是实现了某项或某些具体功能的主要物质部
分，即为建筑构件。”

“构件”的概念于二十世纪50年代在英国提出，旨在编制成本框架，以便在项目设计开始前制定合理的项目预
算。该方法可使项目设计按其预算成本展开，而不是像之前那样反其道而行之。

如今建筑构件方法已经成为制定实施规范的框架，被广泛用于以下领域：

• 业主简介
• 成本分析与成本基准
• 成本建模
• 成本规划
• 寿命周期成本
• 采购
• 性能规范
• 价值工程

构件方法已通行于全世界。许多发达国家颁布自己国家的构件分类。这些国家的构件代码几乎全部以BCIS创
建的构件结构为基础。

BCIS提供构件群组和构件水平的分类总结，可以在国际上通用，也可应用到暂缺国家标准的国家。

本分类节选自BCIS于2012年4月出版的的《用于成本分析的构件标准表：原则、指导、构件及定义》，ISBN
9781907196294。后者包含为成本基准制定成本分析的指南，以及开办费、协调成本、不可预见费用等非构
件成本的处理指南。

© RICS Principles of elemental classification 3

构件的应用
业主简介
构件定义了建筑的功能。通过设计实现这些功能，满足用户需求。因此，构件为业主简介提供了重要的核查清
单。

成本分析与成本基准
基于构件分析项目成本，提供相关数据，比较本项目多种功能的实现成本与其它项目同等功能的实现成本。

例如，利用构件方法收集数据获取某医院的某面外墙的成本，不必考虑其具体的建造方式。

因为所有的成本都基于相同基础和水平，该方法可以实现项目成本的基准化。

成本建模
成本列入元件表格可以根据少量信息生成成本估算，如从计算机辅助设计（CAD）或建筑信息建模（BIM）系
统中建立街区模型。建模后，可以根据不同形状、大小和规格水平进行调整。

成本规划
设计过程中，构件结构有助于制定成本计划反映建筑物规格和建造方式，能在过程总与原预算进行比较，有利
于适当调整设计方案或融资计划。

寿命周期成本
设计过程中，根据构件建立的资本成本规划可以为寿命周期成本预测提供优质平台。

采购
以构件为单位可以很好地反映建筑成本，有利于采购工作开展。即使有些项目以“工料清单”作为招标基础，
在通常情况下，工料清单是以元件为内容编制的，是在其基础上执行测量行业的通用规则。

对边设计边建造、目标成本等诸多采购方法而言，基于构件的成本计划是采购的基础，也是承包合同标的分析
或目标分析的基础。

性能规范
由于构件能够表明为满足建筑物功能需求所需设计的建筑物分部分项内容，同时也有助于制定实施技术规范。
例如，在决定原材料和建造方式的最终选择之前，明确隔热、隔音、颜色、外观和感受的相关要求。成本同样
可以作为需求得到反映，从而确保在详细规格水平上满足客户的要求。

价值工程
价值工程是指通过功能需求定位，根据业主价值期望制定项目开支。依据业主设定的建筑物功能需求顺序，使
用元件成本构建系统，该方法能够反映满足功能所需成本，衡量建筑物价值。

例如，如果我们讨论的建筑物是一家国家档案馆，保存书籍和历史资料就是关键功能。在温度、湿度、照明等
功能的控制上花费的成本将比装潢成本更多。

如果需要降低成本，构件方法可以协助确保成本的削减不发生在影响核心业主价值的部分。

4 Principles of elemental classification © RICS

国际应用
国际业主
采用BCIS构件结构来建立项目成本基准，可以为国际业主提供建筑成本报告的标准手段。

对于在不同国家进行建筑开发的机构而言，当地操作实践总结的成本数据很难提供有意义的成本基准和比较分
析结果。

实施基于构件的标准报告结构，建设项目成本的中央数据库，能够为公司提供同一的基准数据，并为规划、成
本控制和成本核查提供基础。

厘清项目资金的流向是实现成本控制的第一步。

BCIS可以为相关数据库和基准流程提供咨询建议。

缺乏公认构件数据结构的国家
对于那些缺乏通行本国构件结构的国家而言，本文件提供的框架可以作为这一问题的解决方案。

构件的概念是国际通行的，但不同的国家可能有不同的建筑需求，这可能导致实施过程出现些微不同。例如，
有的国家气候温暖，建筑空间可能不需要围封，因此分析外墙的规则可能需要调整。

BCIS构件数据结构在许多国家得到采用，还有很多国家采用BCIS构件数据结构作为公认的数据呈现基础。

BCIS可以为政府、政府机构和国家标准机构提供构件数据结构的使用和实施方面的建议。

© RICS Principles of elemental classification 5

BCIS构件
构件的定义为：“在建筑物中，不论设计、规范和建造方式如何，只要是实现了某项或某些具体功能的主要构
成部分，即为建筑构件。”

表1. BCIS构件数据结构

BCIS 构件
1 下部结构
1.1 下部结构
2 上部结构
2.1 框架
2.2 上层楼面
2.3 屋顶
2.4 楼梯与坡道
2.5 外墙
2.6 窗户与外门
2.7 内墙与隔墙
2.8 内门
3 内部装修
3.1 墙面装修
3.2 地板装修
3.3 天棚装修
4 固定设备配件与装置
4.1 固定设备配件与装置
5 服务
5.1 卫生器具安装
5.2 服务设备
5.3 垃圾处理安装
5.4 给水安装
5.5 采暖
5.6 采暖与空调
5.7 通风系统
5.8 电气安装
5.9 燃气安装
5.10 电梯与传送带安装
5.11 防火与防雷
5.12 通讯、保安与控制装置
5.13 专业安装
5.14 建造商与服务相关的工作
6 预制建筑物与建筑物构件
6.1 预制建筑物与建筑物构件
7 已有建筑物改造工程
7.1 小型爆破与改造工程（拆除）
8 外部工程
8.1 地面平整工程
8.2 公路、道路、铺设与铺面
8.3 软环境美化、种植与灌溉系统
8.4 围栏、栏杆和墙壁
8.5 脚手架
8.6 明沟排水
8.7 外部服务
8.8 小规模建筑工程与配套建设

以下表格主要词语翻译可参照上表修改意见。

6 Principles of elemental classification © RICS

表2. BCIS构件—定义与测量

构件 功能定义 包含内容 测量
1.1 下部结构 将建筑荷载转移到 （1）所有底面找平 最低地板饰面的面
底下，并在地上进 以下的工程；（2） 积沿外墙内侧测量
行荷载的水平隔离 若无底面找平，则 （同套内总建筑面
找平最低地板饰 积）（m2）
面，包括防潮膜及
相关开挖和地基
（包括设计为挡土
墙的地下室墙体）
2.1 框架 提供其它构件不提 承重结构。包括主 框架相关的楼层面
供的完整或部分结 要的地面和顶梁、 积沿外墙内侧测量
构支护系统 系梁和屋架；用于 （同套内总建筑面
结构和防护的支柱 积）（m2）
和衡量套管
2．2 上层 提供上层楼层空间 包括地下层以内及 上层总面积沿外墙
（即在最低楼层以 以上的架空层，服 内侧测量（同套内
上的各楼层） 务层，阳台，斜楼 （m2）
总建筑面积）
板、步道与楼顶的
楼层而非楼梯部
分，如楼板和 PCC
楼梯
2.3 屋顶 提供外部围封结构 屋顶结构、屋顶覆 规划屋顶面积沿外
的水平组件 盖层、屋顶排水、 墙内侧测量（同套
屋顶照明及屋顶功 内总建筑面积）
能 （m2）
2.4 楼梯与坡道 允许垂直环流 连接各层楼面的坡 各层楼梯总数，即
道、楼梯、扶梯等 楼梯数*有楼梯服务
的建造 的层数（除去每一
案例中有楼梯服务
的第一层）

© RICS Principles of elemental classification 7

构件 功能定义 包含内容 测量
2.5 外墙 同 2.6：窗户与外 外部围封墙体，包 外墙面积沿内面测
门一同提供外部围 括地下室墙体，但 量（除去 2.6：窗
封的垂直组件 不包括设计为挡土 户与外门的测量面
墙的墙体，以及 积）（m2）。注意：
2.3：屋顶和 2.6： 2.5 外墙与 2.6：窗
窗户与外门包括的 户与外门的面积之
构件 和应等于围封的垂
直总面积
2.6 窗户与外门 外墙上的出入口， 窗户、门与外墙上 窗户与外门的总面
以便于身体移动、 的开口 积应按框架测量
自然通风和照明， （m2 ）。注意：2.5
并与 2.5：外墙一 外墙与 2.6：窗户
通提供外部围封的 与外门的面积之和
垂直组件 应等于围封的垂直
总面积
2.7 内墙与隔墙 分割楼层空间 内墙、隔墙、栏 内墙与隔墙的总面
杆、可移动房间隔 积应按门洞等的中
断、柜体等等 线测量（m2）
2.8 内门 支持内部隔开的楼 内墙和隔墙的门、 门的数量（门洞）
层面积之间的物理 舱口及其它开口 (Nr)
流通
3.1 墙面装修 功能性与/或装饰性 墙体与其它内部垂 装 修 墙 面 面 积
的墙面装修 直表面的装修准备 （m2）即装修的墙
及装修 面的总面积
3.2 地板装修 功能性与/或装饰性 内部楼层表面的装 装修楼层总面积，
的地板装修 修准备及装修 即装修的地板的总
面积（m2）
3.3 天棚装修 功能性与/或装饰性 内部天棚表面的装 天棚装修总面积，
的天棚装修 修准备及装修 即装修的天棚的总
面积（m2）

8 Principles of elemental classification © RICS

构件 功能定义 包含内容 测量
4.1 固定设备配件与装 提供功能性与/或装 固定设备配件与装 套内总面积（m2）
置 饰性配件 置；艺术品及非机
械、电子装置。
注意：包含厨房橱
柜及附带的装置
5.1 卫生器具安装 提供卫生器具 浴缸、台盆、水 装置数量（Nr）
槽、马桶等
5.2 服务设备 提供服务设备 机械和电子设备 装置数量（Nr）
5.3 垃圾处理安装 移除建筑物的液体 内部排水、垃圾处 服 务 装 置 数 量
与固体垃圾 理，以及将化学及 （Nr）
工业液体废料处理
至外墙外表面
5.4 给水安装 提供给水与蒸汽 提供冷热水服务、 给水安装楼层面积
蒸汽与冷凝水服务 （m2）
5.5 采暖 提供中央采暖 热水器及其它产采 千瓦数（kW）
暖，以满足加温、
热水和发电功能，
包括热电联产和配
套装置
5.6 采暖与空调 控制内部温度与/或 加热、制冷与空调 服 务 楼 层 面 积
空气质量 系统及固定装置 （m2）
5.7 通风系统 空气流通 通风系统不包括加 服 务 楼 层 面 积
热或制冷装置 （m2）
5.8 电气安装 提供电源，控制 电源与维护、配 有电气装置服务的
（电气）照明水平 电、电气照明分布 楼层面积（m2）
及配件
5.9 燃气安装 提供能源燃气 从燃油表或进户口 使用燃气的系统服
至燃气用具和设备 务 的 楼 层 面 积
的燃气服务 （m2）

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构件 功能定义 包含内容 测量
5.10 电梯与传送带安装 提供垂直和水平的 电梯、起重机、自 停层数（Nr）,即电
机械运输服务 动扶梯、自动人行 梯数量乘以服务楼
道、机械爬楼装 层数（除每一案例
置、传送带、吊 的最低服务楼层
车、文档处理等 外 ）， 包 括 快 速 电
梯的非停靠楼层
5.11 防火与防雷 保护建筑物及其居 防火、灭火系统、 服 务 楼 层 面 积
户免遭危险 防雷装置 （m2）
5.12 通讯、保安与控制 提供面向居户及居 通讯、预警、门禁 服 务 楼 层 面 积
装置 户之间的保安及信 与建筑物控制装置 （m2）
息通讯系统
5.13 专业安装 为建筑物用户定制 其它部分不包含 服 务 楼 层 面 积
的其它电气与机械 的、为建筑物用户 （m2）
系统 定制的所有其它机
械与/或电气安装
（单独列出）
5.14 建筑商与服务相关 建筑商的服务工作 其它构件不提供 套内总面积（m2）
的工作 的、协助服务安装
的工作
6.1 预制建筑物及建筑 提供作为预制构件 预制的完整建筑物 楼层面积按每个构
物构件 安装的、围封的、 及房间构件 件的套内总面积测
可用的楼层面积。 量（m2）
注意：此部分不属
于建筑构件，加入
这一部分的 目的
是将构件之外的一
般工程也纳入考虑
范围

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构件 功能定义 包含内容 测量
7.1 小型爆破及改装工 此部分不属于建筑 为重新装潢或改装 被拆除的建筑楼层
程 构件，加入这一部 目的实施的小型爆 面积（m2）
分的 目的是将构 破与拆除，无法归
件之外的一般工程 入构件范围
也纳入考虑范围
8.1 地盘平整工程 建筑物地盘准备 地盘平整 外 部 工 程 面 积
（m2 ），即地盘面
积
8.2 公路、道路、铺路 提供未围封的、可 公路、道路、铺路 外 部 工 程 面 积
与堆焊 用的硬表面 及其它硬表面 （m2 ），即除掉建
筑物足迹的地盘面
积
8.3 软环境美化、种植 提供未围封的、可 软环境美化与种植 外 部 工 程 面 积
与灌溉系统 用的软表面及装饰 （m2 ），即除掉建
性的、可用的植被 筑物足迹的地盘面
积
8.4 围栏、栏杆和墙壁 围封、分割地盘 围栏、栏杆与墙壁 外 部 工 程 面 积
（m2 ），即除掉建
筑物足迹的地盘面
积
8.5 外固定架 提供所需的固定装 地盘、街道、公园 外 部 工 程 面 积
置，令地盘可用 与游乐设施、设备 （m2 ），即除掉建
及装饰设施 筑物足迹的地盘面
积
8.6 明沟排水 将液体垃圾从建筑 建筑物及地盘的排 外 部 工 程 面 积
物和地盘移除 水系统、现场废水 （m2 ），即除掉建
处理等 筑物足迹的地盘面
积
8.7 外部服务 为建筑物与地盘提 为建筑物和外部工 外 部 工 程 面 积
供服务 程提供的服务 （m2 ），即除掉建
筑物足迹的地盘面
积
8.8 小规模建筑工程与 为建筑物提供所需 配套建筑物；现有 外 部 工 程 面 积
配套建设 外部服务及小规模 建筑物的改造；其 （m2 ），即除掉建
建筑，完成建筑物 它建筑物，以及合 筑物足迹的地盘面
的配套建设 同包含的其它工程 积

注意：上表为构件组及构件列表。BCIS发布的《用于成本分析的构件标准表》将构件分为了次构件，RICS发
布的《NRM1测量新规则》则将次构件进一步分为设计构件与组件，而NRM3提供了更为细致的可维护资产分
类。

1. BCIS《用于成本分析的构件标准表：原则、指导、构件与定义》，ISBN 9781907196294,2012年4
月。
2. RICS《测量新规则：资本建筑工程的成本估算与成本规划》（NRM1），ISBN 97811842197684，
2012年4月。
3. RICS《测量新规则：建筑维护工程的成本估算与成本规划》（NRM3），将在2012年稍后出版。

© RICS Principles of elemental classification 11

BCIS构件与其它构件分类的关系
构件分类的需要，在《国际标准建筑建造》“建造工程的信息组织”第二部分：信息分类框架（ISO
12006.2）中得到了承认。

在这一前提下，标准“构件”列表已经成为广受推荐的分类清单之一。构件被定义为“（建筑）实体中的一部
分，它们或独立、或与其它部分一同完成某个建造实体（包括建筑物）的主导的功能”。

许多国家标准机构和专业机构都编纂了构件列表。

例如，美国的ASTM国际组织（即以前的美国测试和材料协会，ASTM）发布了《建筑物构件及相关地盘工
程》，即UNIFORMAT II。

美国还有OmniClass建筑分类系统（也称为OmniClass或OCCS系统），提供了ISO的全套列表，其中包括构
件列表（表21）。

在欧洲，许多国家有构件列表，它们之间只有些微的差异。欧洲建筑经济学家委员会（CEEC）推出了共同的
构件成本分组，即“CEEC成本规划测量代码”，其中提供了英国、德国、瑞士、比利时、荷兰和爱尔兰的国
内构件成本规划系统。CEEC代码由BCIS协助编制，有助于在共同基础上比较不同国家编制的成本规划。这也
为构件分类提供了方法基础。

一项BCIS发布的构件国际调查发现，澳大利亚、南非、加拿大、香港和马来西亚同样存在构件系统。这一调
查的报告可登陆BCIS网站获得，网址是：http://bit.ly/ies2009。

更多BCIS的建议
作为项目初期呈现成本和规格的方法，构件方法已经得到广泛采纳。它必将在建筑物信息建模的实施中扮演日
渐重要的角色。

以上构件数据结构由BCIS免费提供，以支持其在全世界建造业的广泛使用和应用。我们亦提供这一数据结构
的电子版。

BCIS可以就如何令构件方法适应本地情况以及构件数据库的建立提供咨询建议。

更多信息请联系BCIS，联系网址是：contactbcis@bcis.co.uk。

12 Principles of elemental classification © RICS

术语表
建筑物：结构上自足的、围封的、可用的地面空间。

建筑物寿命周期：建筑物生命的各个阶段，包括建造、运行、维护，乃至周期最后的退役、拆除和处理（BS
ISO 15686-5）。

客户简报：项目初期客户关于建筑物性能的需求陈述。

组件：为实现某个或某些具体功能而制造或设计的一个或一组产品，构成构件或次构件的一部分。

成本管理：确保最终成本在客户预算或成本限制范围内的整个流程，它可以协助设计团队根据成本展开设计，
而不是反过来让工料测量师（成本顾问）根据设计来估算成本。

成本规划：将预算分配到建筑项目的各种构件的技巧，以便为设计团队提供平衡的成本框架，提交成功的设
计。这一技巧还允许在设计发展的过程中重新分配构件的预算。

设计构件：可以定义工程成果的项目构件（ISO 12006-2）,即构件功能完成的指令性规范。

构件：在建筑物中，不论设计、规范和建造方式如何，只要是实现了某项或某些具体功能的主要物质部分，即
为建筑构件（BCIS SFCA）。

构件成本分析：以标准格式将项目成本按照构件和承包商间接成本、临时工程等成本类别列出，以便与执行类
似分析的建筑物进行比较。

实体： 具有一定规模的、可根据其物理形式/基本功能进行分类的独立建造物（Uniclass—BCIS土木工程成本
分析标准表）。

功能需求：实体、建筑物、构件等设计的功能，与建造方式相区别。

构件群组：将具备共同功能的构件分至相同的群组。

寿命周期成本：在共同协定的范围内，对特定分析期间建筑物寿命周期成本的系统的经济评估方法。

性能规范：建筑物、构件、次构件或组件的书面性能规范。

指令性规范：原料和建造工艺的规范。

项目寿命周期：从项目启动到结项的全过程。它包括项目启动、商业案例分析、概要设计、详细设计、采购、
建造、交接与验收。

次构件：无论其设计、规范和建造方式如何，只要是完成某个或某些功能的构件的一部分，均称为次构件
（BCIS SFCA）。

价值工程：按照质量要求，使用最低成本交付所需功能的系统方法。

© RICS Principles of elemental classification 13

14 Principles of elemental classification © RICS
Principles of elemental classification
for buildings (International)
For use with building costs and specification
Including the BCIS standard classification of functional
Elements for buildings
Contents
Introduction 3

The applications of Elements 4

Client brief 4
Cost analysis and benchmarking 4
Cost modelling 4
Cost planning 4
Lifecycle costs 4
Procurement 4
Performance specification 4
Value engineering 4

International usage 5

The BCIS Elements 6

Table 1 – BCIS Elements data structure 6
Table 2 – BCIS Elements – definitions and measurement 7

Relationship of BCIS Elements to other elemental classifications 12

Further advice from BCIS 12
Glossary 13

© RICS Principles of elemental classification 1

2 Principles of elemental classification © RICS
Introduction
Building clients, consultants and contractors need a standard classification framework to provide a consistent means of
communicating functional requirements, costs and specification throughout the life cycle of a project and a building.

This document presents a classification of the major parts of a building by their function. These are called ‘Elements’.

BCIS defines a building as ‘a structurally self supporting, enclosed, usable floor space’. Elements are therefore the parts that
make a building structurally self supporting, enclose it, provide the floor space and make it usable.

An Element is defined as:

‘A major physical part of a building that fulfils a specific function or functions, irrespective of its design,
specification or construction.’

The concept of ‘Elements’ was developed in the UK in the 1950s to structure costs in such a way that a robust budget could
be put on a project before design had started. This approach allowed projects to be ‘designed to a cost rather than costing
a design’ as had happened previously.

Today the elemental approach has been taken up as a framework for structuring performance specifications and is widely
used for:

• Client brief
• Cost analysis and benchmarking
• Cost modelling
• Cost planning
• Lifecycle costs
• Procurement
• Performance specification; and
• Value engineering

The application of Elements is seen around the world. Many developed countries have their own classification of Elements.
Almost invariably, these country codes are based on the elemental structures that BCIS originated.

BCIS has produced this summary of the classification at the group element and elemental level for use internationally and
in countries where there is no local standard.

The classification is abstracted from the BCIS Elemental Standard Form of Cost Analysis: Principles, Instructions, Elements and
Definitions, ISBN 9781907196294, April 2012. This contains guidance on preparing cost analyses for benchmarking and the
treatment of the non-elemental costs such as preliminaries, facilitating works, contingencies, etc.

© RICS Principles of elemental classification 3

The applications of Elements
Client brief
Elements define the functions of a building. Designing the building to fulfil those functions so that they meet the needs
of the user is the design process. Therefore, Elements provide an invaluable checklist in setting out the client’s brief.

Cost analysis and benchmarking

Analysing a project cost into Elements provides the data that allows comparisons to be made between the costs of
achieving various building functions in a project with those of achieving equivalent functions in other projects.

For example, it allows costs to be collected that will give data on the cost of an external wall of a hospital irrespective of
how it’s constructed.

This allows project costs to be benchmarked because they are all presented on the same basis at an elemental level.

Cost modelling
Having costs presented in an elemental form allows budget cost estimates to be generated from minimal information,
e.g. a block model from a Computer Aided Design (CAD) or Building Information Modelling (BIM) system. This can then be
varied for different options for shape, size and level of specification.

Cost planning
As the design develops, the elemental structure continues to be a good discipline to develop the costs to reflect
the specification and construction choices made, and allows continual checking back to the original budget so that
appropriate adjustments can be made either to the design or the funding.

Lifecycle costs
An elementally structured capital costs plan provides a good platform for projecting lifecycle costs as the design
develops.

Procurement
Elements provide a good format for presenting the costing documents in a procurement process. Even where a ‘bill of
quantities’ provides the basis of a tender, it is common to structure the bill in Elements, adopting the prevailing trade rules
of measurement underneath that.

For many procurement methods, e.g. Design & Build, Target Cost, etc. the elemental cost plan will become the basis of
procurement forming the structure for the contract sum analysis or target.

Performance specification
Since Elements reflect the parts of a building that need to be designed in order to fulfil the functional requirements of the
building, they have proved a very useful way of presenting performance specifications. For example, the requirements
for thermal insulation, sound insulation, colour, look and feel can be established before the final choice of material and
construction is made. Costs can also be reflected as a requirement, which ensures that the client’s wishes can be fulfilled
at this detailed level.

Value engineering
Value engineering matches the expenditure to the client’s perception of value. These are usually expressed as functional
performance requirements. Mapping the client’s ranking of the function of the building to the elemental costs, which
reflect how the money is being spent in fulfilling these requirements, provides a useful structure for examining value.

For example, if the building is a national archive where the preservation of the books and historic documents is the key
function then expenditure on the control of the temperature, humidity, lighting, and so on will be more important than
money spent on finishes.

If budgets need to reduce, this approach helps to ensure that cost reductions are made in areas that do not affect the core
client value.

4 Principles of elemental classification © RICS

International usage
International clients
Adoption of the BCIS elements structure for benchmarking project costs will provide international clients with a standard
method of reporting building costs.

For organisations building in different countries, it is difficult to produce meaningful benchmarks and comparisons when
the costs are reported in the form that reflects local procurement practices.

Implementing a standard reporting structure in elemental form and building a central data base for the project costs will
provide an organisation with consistent benchmark data, forming a basis for planning, cost control and cost checking.

Understanding where the money goes on a project is the first step in controlling costs.

BCIS can advise on the development of databases and benchmarking processes.

Countries without a recognised elemental data structure

In countries where there is no accepted local elemental structure, this document provides a framework that can be adopted
as a solution.

The concept of elements is international but different countries have slightly varying building requirements, which leads
to slightly different implementation. For example, in warmer climates functional spaces of the building may not need to be
enclosed, so the rules for analysing external walls may need to be adjusted.

However, the BCIS Elemental data structure has been adopted in many countries and has been a well established starting
point in many others.

BCIS can advise government, government agencies and national standards bodies on the use and implementation of an
elemental data structure.

© RICS Principles of elemental classification 5

 The BCIS Elements
An Element is defined as: ‘A major physical part of a building that fulfils a specific function or functions, irrespective of its
design, specification or construction’.

Table 1. BCIS Elements data structure

BCIS Elements
1 Substructure
1.1 Substructure
2 Superstructure
2.1 Frame
2.2 Upper Floors
2.3 Roof
2.4 Stairs and Ramps
2.5 External Walls
2.6 Windows and External Doors
2.7 Internal Walls and Partitions
2.8 Internal Doors
3 Internal Finishes
3.1 Wall Finishes
3.2 Floor Finishes
3.3 Ceiling Finishes
4 Fittings, Furnishings and Equipment
4.1 Fittings, Furnishings and Equipment
5 Services
5.1 Sanitary Installations
5.2 Services Equipment
5.3 Disposal Installations
5.4 Water Installations
5.5 Heat Source
5.6 Space Heating and Air Conditioning
5.7 Ventilation Systems
5.8 Electrical Installations
5.9 Fuel Installations
5.10 Lift and Conveyor Installations
5.11 Fire and Lightning Protection
5.12 Communication, Security and Control Installations
5.13 Specialist Installations
5.14 Builder’s Work in Connection with Services
6 Prefabricated Buildings and Building Units
6.1 Prefabricated Buildings and Building Units
7 Work to Existing Building
7.1 Minor Demolition and Alteration Works (Strip Out)
8 External Works
8.1 Site Preparation Works
8.2 Roads, Paths, Pavings and Surfacings
8.3 Soft Landscaping, Planting and Irrigation Systems
8.4 Fencing, Railings and Walls
8.5 External Fixtures
8.6 External Drainage
8.7 External Services
8.8 Minor Building Works and Ancillary Buildings

6 Principles of elemental classification © RICS

Table 2. BCIS Elements – definitions and measurement

Element Functional definition Includes Measurement

1.1 Substructure To transfer the load All work below Area of lowest floor
of the building to the underside of screed or, measured to the internal
ground and to isolate where no screed exists, face of the external wall
it horizontally from to underside of lowest (as for Gross Internal
the ground floor finishes including Floor Area) (m2)
damp-proof membrane,
together with relevant
excavations and
foundations (includes
walls to basements
designed as retaining
walls)
2.1 Frame To provide a full or Loadbearing framework. Area of floors related to
partial system of Main floor and roof the frame measured to
structural support, beams, ties and roof internal face of external
where this is not trusses of framed walls (as for Gross
provided by other buildings; casing Internal Floor Area) (m2)
Elements to stanchions and
beams for structural or
protective purposes
2.2 Upper Floors To provide floor space Upper floors including Total area of upper floor
on upper levels (i.e. suspended floors over measured to the internal
above the lowest floor or in basements, service face of the external wall
level) floors, balconies, sloping (as for Gross Internal
floors, walkways and top Floor Area) (m2)
landings, where part of
the floor rather than part
of the staircase, e.g. in-
situ floor slab and PCC
stairs
2.3 Roof To provide the Roof structure, roof Area on plan measured
horizontal component coverings, roof drainage, to the internal face of the
of the external rooflights and roof external wall (m2)
enclosing envelope features
2.4 Stairs and Ramps To allow vertical Construction of ramps, Number of storey flights
circulation stairs, ladders, etc. (Nr), i.e. the number of
connecting floors at staircases multiplied by
different levels the number of floors
served (excluding the
lowest floor served in
each case)

© RICS Principles of elemental classification 7

 Element Functional definition Includes
2.5 External Walls To provide the
vertical component
of the external
enclosing envelope in
conjunction with 2.6
Windows and External
Doors
2.6 Windows and External To allow access Windows, doors and
Doors through external openings in external
walls for physical walls
movement, natural
ventilation and light
and provide the
vertical component
of the external
enclosing envelope in
conjunction with 2.5
External Walls
2.7 Internal Walls and To divide the floor
Partitions space
2.8 Internal Doors To allow physical
circulation between
internally divided
floor space
3.1 Wall Finishes To provide a
functional and/or
decorative finish to
walls
3.2 Floor Finishes To provide a
functional and/or
decorative finish to
floors
3.3 Ceiling Finishes To provide a
functional and/or
decorative finish to
ceilings
8 Principles of elemental classification
External enclosing
walls including walls
to basements but
excluding walls to
basements designed as
retaining walls and items
included with 2.3 Roof
and 2.6 Windows and
External Doors
Internal walls, partitions,
balustrades, moveable
room dividers, cubicles
and the like
Doors, hatches and other Number of doors (door
openings in internal openings) (Nr)
walls and partitions
Preparatory work and
finishes to surfaces of
walls and other vertical
surfaces internally
Preparatory work and
finishes to internal floor
surfaces
Preparatory work and
finishes to internal
ceiling surfaces
Measurement
Area of external walls
measured on the inner
face (excluding openings
measured as for 2.6
Windows and External
Doors) (m2). NB: the total
of the area of 2.5 External
Walls and 2.6 Windows
and External Doors
should equal the area of
the vertical enclosure
Total area of windows
and external doors
measured over frames
(m2). NB: the total of the
area of 2.5 External Walls
and 2.6 Windows and
External Doors should
equal the area of the
vertical enclosure
Total area of internal
walls and partitions
measured on the
centreline over door
openings and the like
(m2)
Total area of finished
walls (m2), i.e. the area of
wall to which the finish is
applied
Total area of finished
floor, i.e. area of floor to
which finish is applied
(m2)
Total area of finished
ceilings, i.e. area of
ceiling to which finish is
applied (m2)
© RICS
Element Functional definition Includes Measurement
4.1 Fittings, Furnishings To provide functional Fittings, fixtures, Gross Internal Floor Area
and Equipment and/or decorative furniture; works of art, (m2)
items and non-mechanical and
electrical equipment.
Note: Includes domestic
kitchen equipment
supplied with kitchen
fittings
5.1 Sanitary Installations To provide sanitary Baths, basins, sinks, WCs Number of fittings (Nr)
appliances and the like
5.2 Services Equipment To provide serviced Mechanical and Number of fittings (Nr)
equipment electrical equipment
5.3 Disposal Installations To remove liquid and Internal drainage, refuse Number of fittings
solid waste from the disposal and chemical serviced (Nr)
building and industrial liquid
waste disposal to the
external face of the
external walls
5.4 Water Installations To provide water and Mains supply, hot and Floor area serviced by
steam cold water services, water installation (m2)
steam and condensate
services
5.5 Heat Source To provide a central Boilers and other sources Rating in kilowatts (kW)
source of heat of heat production
for heating, hot water
and power generation,
including combined heat
and power and ancillary
installations
5.6 Space Heating and Air To control the internal Heating, cooling and air Treated floor area (m2)
Conditioning temperature and/or conditioning systems
air quality and fixed equipment
5.7 Ventilation Systems To provide the Ventilating system not Treated floor area (m2)
movement of air incorporating heating or
cooling installations
5.8 Electrical Installations To provide electrical Electric source Floor area serviced by
power, and to control and mains, power electrical installation (m2)
the light levels distribution, electric
(electrically) lighting distribution and
fittings
5.9 Fuel Installations To provide fuel as a Fuel services from Floor area serviced by the
source of energy meter or from point of systems using the fuel
entry to appliances and (m2)
equipment

© RICS Principles of elemental classification 9

 Element Functional definition Includes Measurement
5.10 Lift and Conveyor To provide vertical Lifts, hoists, escalators, Number of stops (Nr),
Installations and horizontal moving pavements, stair i.e. the number of
mechanical lifts, conveyors, cranes, lifts multiplied by the
transportation document handling and number of floors served
the like (excluding the lowest
floor served in each case),
include non-stopping
floors of express lifts
5.11 Fire and Lightning To protect the Fire suppression Floor area serviced
Protection building and its systems, fire fighting (protected) (m2)
inhabitants from and lightning protection
hazards installations
5.12 Communication, To provide systems Communication, Floor area serviced (m2)
Security and Control for communication warning, access and
Installations to and between building control
inhabitants for installations
information and
security
5.13 Specialist Installations To provide electrical All other mechanical Floor area serviced (m2)
and mechanical and/or electrical
systems related to the installations (separately
user function of the identifiable), related to
building, not included the user function of the
elsewhere building, which have not
been included elsewhere
5.14 Builder’s Work in To provide builder’s Work carried out solely Gross Internal Floor Area
Connection with work for services to facilitate the provision (m2)
Services of services installations
not provided by other
Elements
6.1 Prefabricated To provide enclosed Prefabricated complete Floor area measured as
Buildings and usable floor area building and room units for Gross Internal Floor
Building Units installed as a Area for each unit (m2)
prefabricated unit.
Note: Not a building
Element, included to
account for general
works that cannot be
allocated to Elements

10 Principles of elemental classification © RICS

 Element Functional definition Includes Measurement
7.1 Minor Demolition and Not a functional Minor demolition Floor area of building
Alteration Works Element; included to and stripping out subject to stripping out
account for the cost for refurbishment or (m2)
of general works that conversion that cannot
cannot be allocated be allocated to Elements
to Elements
8.1 Site Preparation To prepare the site for Site preparation Area of external works
Works building (m2), i.e. site area
excluding the building
footprint
8.2 Roads, Paths, Pavings To provide Roads, paths, pavings Area of external works
and Surfacings unenclosed usable and other hard surfaces (m2), i.e. site area
hard surfaces excluding the building
footprint
8.3 Soft Landscaping, To provide Soft landscaping and Area of external works
Planting and unenclosed usable planting (m2), i.e. site area
Irrigation Systems soft surfaces and excluding the building
decorative and usable footprint
planting
8.4 Fencing, Railings and To enclose and divide Fences, railings and walls Area of external works
Walls the site (m2), i.e. site area
excluding the building
footprint
8.5 External Fixtures To provide fittings Site, street, park and play Area of external works
required to make the furniture, equipment (m2), i.e. site area
site usable and ornamental features excluding the building
footprint
8.6 External Drainage To remove liquid Drainage from the Area of external works
waste from the building and the site, (m2), i.e. site area
building and the site on-site waste water excluding the building
treatment, etc. footprint
8.7 External Services To provide services to Service supplies to the Area of external works
the building and the building and services to (m2), i.e. site area
site external works excluding the building
footprint
8.8 Minor Building To provide buildings Ancillary buildings; Area of external works
Works and Ancillary required by external alterations to existing (m2), i.e. site area
Buildings services and minor buildings; other excluding the building
buildings to support buildings, and work footprint
the function of the included in the contract
building

Note: The table shows Group Elements and Elements. The BCIS Elemental Standard Form of Cost Analysis1 breaks the Elements
down into Sub-Elements; the RICS New Rules of Measurement NRM12 provides a further breakdown into Designed Elements
and Components, and NRM33 will include a further level of detail for classifying maintainable assets.

1 BCIS Elemental Standard Form of Cost Analysis : Principles Instructions, Elements and Definitions, ISBN 9781907196294,
April 2012.
2 RICS New Rules of Measurement – Order of cost estimating and cost planning for capital building works (NRM1),
ISBN 9781842197684, April 2012.
3 RICS New Rules of Measurement – Order of cost estimating and cost planning for building maintenance works (NRM3),
to be published late 2012.

© RICS Principles of elemental classification 11

 Relationship of BCIS Elements to
other elemental classifications
The need for elemental classification is acknowledged in International Standard Building Construction –Organization of
information about construction works – Part 2: Framework for a classification of information (ISO 12006.2)

Within this, standard ‘Elements’ is one of the recommended classification tables. It defines Elements as ‘a part of an entity
(building) which, in itself or in combination with other such parts, fulfils a predominating function of the construction
entity [building]’.

Elemental tables are produced by many national standards organisations and professional institutions.

For example, in the United States ASTM International (formerly known as the American Society for Testing and Materials,
ASTM), publish Standard Classification for Building Elements and Related Siteworks – UNIFORMAT II.

Also in the US, the OmniClass Construction Classification System (known as OmniClass or OCCS) is a complete set of ISO
tables that includes an Elements table (Table 21).

In Europe, many countries have elemental tables, all of them slightly different. The European Council of Construction
Economists (CEEC), agreed a common elemental cost grouping, the ‘CEEC Code of Measurement for Cost Planning’, which
provides links back to the national elemental cost planning systems in the UK, Germany, Switzerland, Belgium, Holland and
Ireland. The CEEC code, which BCIS helped to prepare, enables costs prepared in one system to be compared with costs in
another system on a common basis. This has established a methodology for mapping any elemental classification.

A BCIS International survey of Elements also identified elemental classification systems in Australia, South Africa, Canada,
Hong Kong and Malaysia. The survey is available on the BCIS website at http://bit.ly/ies2009

Further advice from BCIS

Elements have become an established way of presenting costs and specification from the earliest stages of a project and
will become increasingly important with the implementation of Building Information Modelling.

This elemental data structure has been made freely available by BCIS in support of the wider adoption and application of
Elements across the construction sector worldwide. Electronic versions are available.

BCIS is able to provide advice on local adaptation of these Elements and the setting up of elemental databases.

For further information, please contact BCIS at contactbcis@bcis.co.uk

12 Principles of elemental classification © RICS

Glossary
Building: A structurally self supporting, enclosed, usable floor space.

Building life cycle: All the stages of a building’s life, from construction, operation and maintenance, to end of life including
decommissioning, deconstruction and disposal (BS ISO 15686-5).

Client brief: Statement of the client’s requirements for the performance of a building at the outset of a project.

Component: A product or group of products that forms part of an Element or Sub-Element manufactured or designed to
serve a specific function or functions.

Cost management: The total process, which ensures that the final cost is within the client’s budget or cost limit. It is the
process of helping the design team design to a cost rather than the quantity surveyor (cost consultant), costing a design.

Cost planning: A technique by which the budget is allocated to various Elements of a building project to provide the
design team with a balanced cost framework within which to produce a successful design. It allows for redistribution of
the budget between Elements as the design develops.

Designed Element: Element on a project for which the work result(s) have been defined (ISO 12006-2), i.e. the prescriptive
specification that fulfils the function of the Element has been defined.

Element: A major physical part of a building that fulfils a specific function or functions, irrespective of its design,
specification or construction (BCIS SFCA).

Elemental cost analysis: The analysis of costs of a project into Elements and cost categories for contractors’ overheads,
temporary works, etc. in a standard format to facilitate the comparison with other buildings analysed in the same way.

Entity: Independent construction of significant scale classified by its physical form/basic function (Uniclass - BCIS Standard
Form of Civil Engineering Cost Analysis).

Functional requirement: What an Entity, building, Element, etc. is designed to do as distinct from how it is to be built.

Group Element: Grouping of Elements defined by their overarching function.

Life cycle costing: Methodology for the systematic economic evaluation of life cycle costs over a period of analysis, as
defined in the agreed scope (BS ISO 15686-5).

Performance specification: A specification for a building, Element, Sub-Element or component written in terms of its
performance.

Prescriptive specification: A specification of the materials and workmanship of what is to be built.

Project life cycle: The process from project inception to completion. It includes initiation, business case, outline design,
detailed design, procurement, construction, handover and sign off.

Sub-Element: Part of an Element that fulfils a specific function or functions, irrespective of its design, specification or
construction (BCIS SFCA).

Value engineering: A systematic approach to delivering the required functions to the required quality at the least cost.

© RICS Principles of elemental classification 13

© RICS Principles of elemental classification 15
“构件”概念的发展
“构件”的概念于二十世纪50年代在英国提出，旨在规划成本结构，以便在项目设计开始前制定良好的项目
预算。建筑构件方法可以令项目按成本展开设计，而不是像之前那样反其道而行之。

如今建筑构件方法已经成为制定性能规范的框架，被广泛用于以下领域：

• 客户简报
• 成本分析与成本基准
• 成本建模
• 成本规划
• 寿命周期成本
• 采购
• 性能规范
• 价值工程

BCIS
BCIS（建筑成本信息服务）成立于1961年，是皇家特许测量师学会（RICS）的下属机构，旨在通过构件表
比较建筑物的成本信息。

今天，BCIS仍在通过构件表提供相关信息。我们发布的信息包括建筑的资本和翻新成本、居住成本、重建成
本、维护成本和寿命周期成本分析。我们还从客户、成本顾问以及其他建造业业内人士那里收集信息或是直
接获取信息，并对这些信息展开分析和解读。我们开发的构件方法可应用于基础设施项目。BCIS也为政府客
户提供价格走势和测量方面的意见。

BCIS是在重建成本领域领先的独立专家机构，它建立的居民楼宇重建成本模式成为了测量师和理赔师普遍接
受的标准。BCIS已为英国保险协会（ABI）提供了长达30多年的咨询服务。

英国皇家特许测量师学会
英国皇家特许测量师学会（RICS）在全球140个国家拥有100,000名会员、超过50,000名学员和培训生，是
土地、物业、建造业和相关环境问题领域全球领先的专业认证机构。

作为一家独立的机构，RICS为公众利益服务，它在其会员内部设立和执行最高的专业胜任能力和职业操守标
准，并就行业、社会和全球政府面临的关键问题提供公正、权威的建议。

RICS于1868年创立于伦敦，于1881年获得维多利亚女王的皇家宪章。宪章要求学会“保持并提升本行业为
公众利益服务的水平”。

RICS始终将按照社会利益行事作为指导性原则。
www.rics.org

16 Principles of elemental classification © RICS