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The Cathedral of All Souls Restoration
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Asheville, NC
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Schematic Design Programming Cost Estimates
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Basis of Estimate
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Information Provided for Preparation of the Estimate
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Document Title/Reference
Document Dated / Received
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•Schematic Design ReportSeptember 24, 2025
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•Schematic Design Programming AppendicesSeptember 23, 2025
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Source of Cost Data
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The unit pricing reflected in this estimate is based upon a combination of sources that include: (1) Local historical costs for similar projects of size and location (2) Vendor quotes (3) Industry recognized cost pricing database such as RS Means (4) Estimator Judgment - many of the prices used are the result of first principles estimating; a determination of the actual time required to perform the activity using local labor rates, plus material costs that reflect the typically small quantities required, plus equipment rental costs as applicable.
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Subcontractor mark-ups have been included in each line item unit price. These markups cover the cost of home office overhead and profit.
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Mark-Ups included in each line item price
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•Design Contingency25.00%
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•General Conditions12.00%
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•Home Office Overhead5.00%
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•Bonds & Insurances3.00%
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•CM Fee5.00%
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•Escalation to Mid-Point5.83%
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General Estimate Assumptions
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•It is assumed that the project will be competitively bid to at least three general contractors.
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•Estimate assumes normal working hours for the duration of construction.
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•Estimate assumes a 12 month construction duration, with start date to be approximately June 29, 2026.
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•Design contingency: An allowance of 25% has been included in the estimate to cover for design document development and to cover scope gaps between the current assumed scope of the project and final design.
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•Escalation is included in the estimate for 14 months from the date of estimate at an annual escalation rate of 5%, to the projected mid-point of approximately December 31st, 2026.
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Organization of the Estimates
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•The cost estimates are arranged in a Matrix style, with each discipline grouped separately. Architecture generally only includes architectural scope, Structural the same, Mechanical items included in that section, etc. Where an option adds enclosed space such as Porch Options B2 and B3, or the 2nd floor addition, all costs associated with those added space concepts such as HVAC are included in the Architectural section.
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Estimate Exclusions
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The following possible additional project costs are not included in this cost estimate:
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•Legal fees or other insurance claim costs
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•Utility company charges/fees, impact fees and permits
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•Design and consultant fees or owner project management costs
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•Any special site security requirements
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•Any overtime or night time work
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•Building movement monitoring (assumed by a 3rd party consultant retained by owner if required)
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•Audio Visual equipment, final wiring and installation (rough ins/empty conduit included in the estimate)
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•Construction contingency (owner's contingency for changes during construction)
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•Unforeseen/hidden conditions
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•Non competitive bid conditions or sole-source specifications of materials or products
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•Off-site work
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