and profit (or the construction manager’s fee and general conditions). It
is also customary and prudent to include a design contingency fee in the
Our numbers omit the following major purchased items:
FF&E (furniture, fixtures and equipment) costs. These inclue desks,
workstations, chairs, furniture for conference rooms and common/
break areas, file cabinets, coat hooks, and more.
Moveable and benchtop equipment.
IT, telecom, computer cabling and telephone systems.
Signage and artwork.
In addition, this report does not include so-called “soft costs,” such as:
Architect/engineer design service and consultant fees.
Construction change orders and owner’s contingency.
Permits and filing fees.
Unpredictable costs, such as land, financing, moving and relocation
costs, associated with renovations.
Cost indexing is based on construction costs in the Tri-State New York
Island) are excluded from the base cost index because of higher labor
rates and logistical costs.
COSTS BY TRADE
COSTS BY FACILITY TYPE
Figure 2 shows the range of construction costs per gross square foot by
the type of research facility. Assumptions for each facility and the forecast
average percentage changes (for a mid-cost range facility) are as follows:
Biomedical. A mix of biology and chemistry functions, typical of uni-
versity and medical school life sciences facilities. Cost increase from
Animal research. Discovery-phase animal research, procedural spaces,
non-GLP systems. Cost increase from 2012: 5.0%.
Toxicology. Safety evaluation phase R&D, Phase 1-4 testing, GLP systems. Cost increase from 2012: 2.0%.
Chemistry research. Oriented toward organic/synthetic combinatorial,
medicinal and structural chemistry. Cost increase from 2012: 2.0%.
Biology research. Full range of basic and developmental biology sciences. Cost increase from 2012: 2.2%.
Analytical chemistry. Development-phase quality control (QC), and
QC in support of manufacturing. Cost increase from 2012: 2.1%.
Software development. Mix of dry labs with raised floors, and office
space. Cost increase from 2012: 2.1%.
Hardware development. Same as software, with some physics and wet
labs and some environment and cleanroom spaces. Cost increase from
GMP production. The following facilities are part of a larger building
or facility. They represent only a part of the full building cost. Class
10,000 spaces encompass staging, cleaning and assembly. Cost increase
from 2012: 1.9%. Class 1,000 spaces may be used for solid dosage form
production. Cost increase from 2012: 1.8%. Class 100 facilities are suitable for sterile filling and preparations. Cost increase from 2012: 6.2%.
BSL- 3 lab spaces. Cost increase from 2012: 2.0%.
BSL- 4 lab spaces. Cost increase from 2012: 1.9%.
LaboratoryDesign|JUL|AUG 2013 7