Cost model: Hotel refurbishment | Features

Guest room refurbishment
	Element cost	cost/m² gta £	% of total cost
Alterations and demolitions	504,200	72.03	5.82
Strip out finishes, fittings and services to bedrooms, make good walls, form openings for wardrobes 250 @ 760
Strip out finishes, fittings and services to bathrooms 250 @ 500
Strip out finishes, fittings, services to corridors 990 m2 @ 85
Break out existing risers and strip out services 20 @ 5250
Windows and external doors	75,000	10.71	0.86
Refurbish windows; replace ironmongery 250 @ 300
Internal walls and partitions	87,500	12.50	1.01
Boxing out to form shower/bath enclosures 250 @ 350
Internal doors	497,000	71.00	5.74
Redecorations to bedroom doors and frames, new stainless steel ironmongery 250 @ 425
New doors to bathrooms including ironmongery, redecorations to frame 250 @ 800
Thresholds to bedroom doors, stainless steel 250 @ 110
Redecorations to corridor doors, new ironmongery; average cost per door leaf 160 @ 320
New doors to risers, half hour fire rating 160 @ 700
Wall finishes	698,900	99.84	8.07
Lining paper, emulsion paint to bedroom walls 14,000 m2 @ 12
Timber wall panelling to bedrooms 1000 m2 @ 250
Skim plaster to bathrooms 5000 m2 @ 10
Emulsion paint to bathrooms 2500 m2 @ 5
Ceramic tiling to bathrooms, 100 × 100 tiles; dado detail 3000 m2 @ 50
Floor finishes	508,000	72.57	5.86
Latex screed; supply and lay carpet and underlay; to bedrooms 4000 m2 @ 47
Redecorate skirtings to bedrooms 5000 m @ 10
Skirting trunking 2500 m @ 35
Sika screed; ceramic tiles and skirtings; 300 × 300 tiles; to bathrooms 1000 m2 @ 125
Making good floor screed; supply and lay carpet and underlay; to corridors 800 m2 @ 55
Redecorate skirtings; to corridors 1350 m @ 10
Ceiling finishes	261,400	37.34	3.02
Skim plaster and emulsion paint to bedroom ceilings 3500 m2 @ 10
New suspended ceiling to bedroom lobbies 500 m2 @ 50
MF suspended ceiling, moisture resistant, to bathrooms1000 m2 @ 37
MF suspended ceiling to corridors 800 m2 @ 40
Access panels in MF ceilings 50 @ 300
Fibrous plaster cornice; to bedrooms 5000 m @ 17
Cornice to corridors 1350 m @ 24
Furniture and fittings	578,800	82.69	6.68
Headboards, veneered MDF 250 @ 350
Wardrobes, veneered MDF 250 @ 1,200
Bathroom accessories; soap holders, toilet roll holders, robe hooks etc 250 @ 165
Bathroom mirrors 250 @ 80
Wash hand basin pedestal; reconstituted stone top; MDF casings 250 @ 520
Sanitary fittings	750,000	107.14	8.66
Fittings to bathrooms; white vitreous wall hung WCs, feature glass wash hand basin, glass screen, ceramic shower tray or steel bath, heated towel rail 250 @ 3000
Disposal installations	350,000	50.00	4.04
Soil, waste and vent connections to risers (rate per bathroom) 250 @ 420
New soil and waste stacks in risers; connecting to existing drainage system at base 7000 m2 @ 35
Water installations	349,000	49.86	4.03
Hot and cold water distribution from risers (rate per point) 1300 @ 80
New hot and cold water pipework in risers; including soil stack connections (20 risers) 7000 m2 @ 35
Space heating and air treatment	1,052,500	150.36	12.15
New four-pipe fan coil units, pipework, power supply, controls and grilles 250 @ 3,500
New hot and cold water pipework in risers (20 risers) 7000 m2 @ 20
Replacement extract grilles to bathrooms; clean out existing extract ducts 250 @ 150
Electrical installations	999,300	42.76	11.54
Mains and sub-mains installation; including distribution to bedroom consumer units 7000 m2 @ 12
Small power installation; generally 7000 m2 @ 27
Lighting installation; to bedrooms 250 @ 500
Extra for; decorative lighting to bedrooms (9 fittings) 250 @ 800
Lighting installation; to bathrooms 250 @ 375; to corridors,
including decorative luminaires (900) 800 m2 @ 375
Demista pads to bathroom mirrors 250 @ 30
Protective installations	98,000	14.00	1.13
Fire detection and alarm system, analogue, detectors and sounders, local on-floor control panels 7000 m2 @ 12
Earthing and bonding 7000 m2 @ 2
Communications installation	105,000	15.00	1.21
TV/FM, data and phone installations (650 points) 7000 m2 @ 15
Builders’ work in connection	350,000	50.00	4.04
Builders’ work in connection with services 7000 m2 @ 50
Preliminaries and contingencies	1,398,000	199.71	16.14
Preliminaries 12.5% Item @ 908,000
Contingency sum 6% item @ 490,000
Total construction cost
Guest rooms only	8,662,600	1237.51	100.00

Public areas refurbishment
	Element cost	cost/m² gta £	% of total cost
Alterations and demolitions	1,682,500	186.94	21.31
Strip out redundant M&E services, fittings and fixtures 9000 m2 @ 20
Remove existing wall finishes 12,000 m2 @ 10
Remove existing floor finishes including breaking up of screed 9000 m2 @ 38
Extra for allowance for minor making good to existing floor slabs 2500 m2 @ 5
Remove existing ceiling finishes 9000 m2 @ 12
Demolish existing staircases and canopies Item @ 100,000
Miscellaneous works to exterior; soft strip to facades; minor alterations to metal railings Item @ 20,000
Demolish existing partitions 6000 m2 @ 20
Demolitions and infill works to staircases and upper floors, including relocation of two staircases Item @ 275,000
Demolitions and alterations to form new entrances Item @ 50,000
Allowance for renovating and upgrading existing doors (average rate) 100 @ 350
Allowance for reconfiguration of the layout of back of house/support areas 3000 m2 @ 100
Refurbish existing finishes and fittings to existing WCs Item @ 20,000
Stairs	42,500	4.72	0.54
New main staircase; 4 m rise Item @ 20,000
Metal handrails; to new and reconfigured staircases 150 m @ 150
External walls	16,000	1.78	0.20
New stone facings; to entrance 60 m2 @ 150
Replacement soffit; to existing entrance canopy 100 m2 @ 70
Windows and external doors	130,000	14.44	1.65
Refurbishment and redecorate existing windows; replacement ironmongery Item @ 30,000
Allowance for additional glass canopies to entrance Item @ 50,000
Revolving entrance door with pass doors Item @ 50,000
Internal walls and partitions	385,000	42.78	4.88
140 mm blockwork 500 m2 @ 40
Plasterboard partitions 1500 m2 @ 60
Etched glazed partitions to food and beverage areas
Internal walls and partitions 400 m2 @ 550
Double height, frameless feature glazed partitions to entrance areas 50 m2 @ 1100
Internal doors	235,700	26.19	2.99
Glazed automatic sliding doors 6 @ 12,000
Glazed manual doors with stainless steel ironmongery, double leaf 8 @ 3000
Hardwood doors and frames; ironmongery; single and double doors, average rate per leaf 90 @ 930
Metal doors; single and double doors; average rate per leaf 32 @ 1750
Wall finishes	286,300	31.81	3.63
Plaster; generally 500 m2 @ 12
Emulsion paint to plaster or lined walls 11,000 m2 @ 7
Dry lining to walls and columns 2500 m2 @ 30
Ceramic wall tiling to WCs, 100 × 100 tiles 250 m2 @ 85
Hygienic board finish to walls and columns in the kitchen 700 m2 @ 50
Decorative feature columns, integral lighting 6 @ 12,000
Floor finishes	800,100	88.90	10.14
Form ramp at entrance 90 m2 @ 120
Raised floors 300 m2 @ 100
Stone flooring and skirtings including screed to public areas, average rate 2450 m2 @ 185
Ceramic floor tiling and skirtings including screed 300 m2 @ 80
Carpet tiles, underlay, screed to public areas 2800 m2 @ 60
Carpet tiles, MDF skirtings, screed to back-of-house areas 130 m2 @ 45
Vinyl safety floor; screed; to public areas 2000 m2 @ 42
Floor paint; back of house areas 600 m2 @ 12
Painted softwood skirtings 1000 m @ 10
Hardwood skirtings; stained 50 m @ 20
Paint to existing skirtings 1200 m @ 5
Ceiling finishes	328,900	36.54	4.17
Suspended ceiling, plasterboard on MF, including allowancefor shadow gaps/detailing, to public areas 5640 m2 @ 35
Suspended ceilings, mineral fibre tiles, to public areas 300 m2 @ 30
Suspended ceiling; metal panel on exposed grid; to selected back-of-house areas 1000 m2 @ 40
Suspended ceiling to kitchens, hygienic finish 300 m2 @ 45
Bulkheads Item @ 20,000
Allowance for access hatches 70 @ 200
Feature ceilings in front-of-house areas Item @ 35,000
Furniture and fittings	556,000	61.78	7.04
Decorative screens 50 m @ 600
Reception desk and concierge desks, MDF construction, veneer finish Item @ 75,000
Allowance for features and permanent artwork Item @ 150,000
Allowance for additional external signage Item @ 10,000
Stone-topped bar and back bar (2) Item @ 80,000
Allowance for restaurant fixed furniture, banquette seating, waiter stations, serving counters etc Item @ 156,000
WC cubicles, front-of-house areas only 12 @ 1500
Stone-topped vanity units to WCs 6 @ 2000
Allowance for fittings to cloakrooms, meeting rooms etc Item @ 25,000
Sanitary fittings	15,100	1.68	0.19
WCs, urinals, wash hand basins, cleaners' sinks; generally (average rate used) 46 @ 300
Allowance for disabled WC Item @ 1250
Services equipment	300,000	33.33	3.80
Allowance for kitchen equipment; including modifications to existing, plus gas connection Item @ 300,000
Disposal installations	45,500	5.06	0.58
Allowance for disposal, soil and vent installation to local stacks Item @ 5500
Allowance for drainage from kitchen, bar and back of house areas Item @ 40,000
Water installations	50,000	5.56	0.63
Adapting and extending existing hot and cold water installation (350 points) Item @ 50,000
Heating and air treatment	150,000	16.67	1.90
Adapting and extending the existing space heating and air
Electrical installations	877,500	97.50	11.12
Lighting and emergency lighting installation; to selected treatment systems Item @ 150,000
front of house areas 4000 m2 @ 120
Extra for scene-setting lighting and control systems to entrance, lobby and reception areas 1400 m2 @ 30
Replacement and adapted small power installation to selected front of house areas 2200 m2 @ 10
Allowance for enhanced small power to specialist areas Item @ 20,000
Replacement and adaption of existing lighting and emergency lighting installation to back-of-house areas 2800 m2 @ 40
Allowance for enhanced lighting in kitchen areas 300 m2 @ 60
Replacement and adaption of small power installation to back-of-house areas 2800 m2 @ 20
Extra for enhanced LV switch, sub mains distribution cabling and distribution boards to selected back-of-house areas 1100 m2 @ 25
Earthing and bonding; generally Item @ 20,000
Allowance for central battery emergency power system Item @ 50,000
Allowance for controls and patch panels to meeting room suite Item @ 30,000
Gas Installations	3,000	0.33	0.04
Allowance for extending the gas supply to the kitchen, capped off supply (connection included with the kitchen equipment) Item @ 3000
Communications installation	301,000	33.44	3.81
Allowance for new wireways and adaptation of existing for security and fire alarms in selected public areas 2000 m2 @ 40
Allowance for new wireways and adaptation of existing for security and fire alarms in back-of-house areas Item @ 11,000
Allowance for additional works to wireways Item @ 10,000
Allowance for upgraded fire detection and alarm installation Item @ 100,000
Allowance for voice and data cabling Item @ 100,000
Builders’ work in connection	180,000	20.00	2.28
Builders' work in connection with services 9000 m2 @ 20
Preliminaries & contingencies	1,508,000	167.56	19.10
Preliminaries @ 15% Item @ 958,000
Contingency sum @ 7.5% Item @ 550,000
Total construction cost
Public areas only	7,893,100	877.01	100.00

Furniture, fittings and equipment
	Element cost	cost/m² gta £
Total cost of FFE	4,500,000	281.25
Guest rooms
Curtains, blinds @ £1,500
Sofa and armchair @ £900
Throws and cushions @ £100
Writing desk and chair @ £400
Coffee table @ £200
Bed @ £650
Wardrobe/armoire @ £1,200
Decorative wall panelling @ £500
Bedside tables @ £150
Mirrors @ £400
Artwork @ £200
Bathroom fittings @ £150
Bed cover and valance @ £300
Standard and table lamps @ £150
Ceiling light and wall lights @ £200
Other areas/costs
Public lobby, lounge, bars and restaurants 2200 m2 @ 350
Meeting and conference areas 4000 m2 @ 250
Back of house areas 3800 m2 @ 150
FF&E procurement manager's fee @ 5% Item 200,000
Contingency @ 5% Item 210,000

Regional variations
Location cost adjustment factors (where central London = 1)
Outer London	0.94
South-east	0.92
South-west	0.88
East Midlands	0.85
West Midlands	0.86
East Anglia	0.86
Yorkshire & Humberside	0.81
North-west	0.85
Northern England	0.84
Scotland	0.82
Wales	0.80
Northern Ireland	0.73