💰

Cost Plan Template

A free cost plan template for construction projects. Elemental cost breakdown following NRM1 structure with benchmarks, allowances, and contingencies.

What is a Cost Plan Template?

A cost plan is an estimate of the total cost of a construction project, organised by building elements (substructure, superstructure, services, etc.) rather than by trade. Prepared by quantity surveyors at various stages of design development, cost plans are used to set budgets, control costs, and inform design decisions. In the UK, cost plans typically follow the NRM1 (New Rules of Measurement: Order of cost estimating and cost planning) structure published by the RICS.

Key Sections to Include

1. Project Information - Description, gross internal floor area (GIFA), and basis of estimate. 2. Elemental Cost Breakdown - Costs organised by NRM1 elements (facilitating works, substructure, superstructure, internal finishes, fittings, services, external works). 3. Preliminaries - Contractor's site costs and management. 4. Contingencies - Design development risk and construction risk allowances. 5. Professional Fees - Design team and other professional fees. 6. Other Costs - Planning fees, building control, party wall costs, VAT. 7. Cost Summary - Total project cost with cost per m2 benchmarks.

Free Template

COST PLAN

Project: [Project Name]
RIBA Stage: [1/2/3/4]
Date: [DD/MM/YYYY]
Prepared by: [QS Name]
GIFA: [X,XXX] m2
Base Date: [Quarter/Year]
Location Factor: [X.XX]

ELEMENTAL COST SUMMARY
| Element | Description | Cost | Cost/m2 |
|---------|------------|------|---------|
| 0 | Facilitating Works | | |
| 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 | | |
| 4 | Fittings, Furnishings and Equipment | | |
| 5 | Services | | |
| 5.1 | - Sanitary Installations | | |
| 5.2 | - Disposal Installations | | |
| 5.3 | - Water Installations | | |
| 5.4 | - Heat Source | | |
| 5.5 | - Space Heating and Air Conditioning | | |
| 5.6 | - Ventilation | | |
| 5.7 | - Electrical Installations | | |
| 5.8 | - Fire and Lightning Protection | | |
| 5.9 | - Communication and Security | | |
| 5.10 | - Lifts | | |
| 5.11 | - Builder's Work in Connection | | |
| | BUILDING WORKS TOTAL | | |
| 6 | Prefabricated Buildings and Modules | | |
| 7 | Work to Existing Buildings | | |
| 8 | External Works | | |
| | TOTAL CONSTRUCTION COST | | |
| | Preliminaries ([X]%) | | |
| | Overheads and Profit ([X]%) | | |
| | WORKS COST TOTAL | | |
| | Design Development Risk ([X]%) | | |
| | Construction Risk ([X]%) | | |
| | BASE COST ESTIMATE | | |
| | Tender Inflation to [Date] | | |
| | COST LIMIT (excl. VAT) | | |
| | Professional Fees ([X]%) | | |
| | Other Costs | | |
| | VAT (if applicable) | | |
| | TOTAL PROJECT COST | | |

NOTES AND ASSUMPTIONS
1. [Key assumption 1]
2. [Key assumption 2]
3. [Exclusions]

When Do You Need This?

At each RIBA stage to refine the estimate. When design changes are proposed to assess cost impact. When the client needs a budget or funding approval. For cost comparison between design options.

Who Uses This Template?

Quantity Surveyors prepare cost plans. Project Managers use them for budget management. Clients use them for funding decisions. Design teams use them to understand cost constraints.

Generate This with AI

AI can help generate preliminary cost plans by applying benchmark rates to your GIFA and project type. Provide the AI with the building type, size, location, and specification level, and it will produce an elemental cost breakdown. Always verify rates against current market data and your own cost database.

Template Details

Cost: Free
Format: Copy-paste ready
Industry: Construction

Related AI Workflows

Want to generate this document automatically with AI? Check our AI workflows for step-by-step prompts.

Try our software

Want these prompts pre-built?

AI Construction Copilot has all these workflows ready to run — no copy-pasting needed. Built specifically for construction professionals.

Try Free