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Quantity Surveyors Fees A survey of the fees charged by professional quantity surveying practices
2021
E This sample is intended for evaluation purposes only, to show the type of inforL P mation covered and examples of the layout. Data has been amended - these M Y are NOT the published tables / charts. SA NL The Fees Bureau 21st QS Fees Survey O
2021 edition
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Background 0.1 How the fees data is collected and analysed 4 0.2 Definitions 4 0.3 How to use the data 5
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Quantity Surveyors Charge-out Rates 1.1 Charge-out rates overview 1.2 How charge-out rates vary by practice size 1.3 How charge-out rates vary by region
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Quantity Surveyors Fees 2.1 Fees overview 12 2.2 Fees - Project Management &Employer’s Agent 14 2.3 Fee range 16 2.4 How fees vary by contract 17 2.5 How fees vary by region 18
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Changes & Trends 3.1 Changes in hourly rates and fees 32 Long-term changes in charge-out rates 3.3 Changes in fee levels, 2019 to 2020 3.4 Quantity Surveyors Fees Index
20 21 22 23
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Market Sectors Private Housing 26 Leisure 30 Offices 33 Industrial 36 Retail 38 Public & Community 40
Published by The Fees Bureau, a division of Mirza & Nacey Research Ltd ISBN: 978-1-913403-10-2 Š Mirza & Nacey Research Ltd 2020 The information in this publication is based on a survey of architectural practices undertaken over the 24 month period ending in July 2020. Whilst every effort has been made to ensure the accuracy of information in this publication, Mirza & Nacey Research Ltd can accept no responsibility for any errors of fact, omissions, or opinions expressed. The information supplied should be used as an aid to decision making and not as the sole basis for taking such decisions. Quantity Surveyors Fees is copyright Mirza & Nacey Research Ltd. No extract or quotation may be published or broadcast without prior consent. www.feesbureau.co.uk
MIRZA & NACEY RESEARCH
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background
Definitions
How fees data is collected A question relating to hourly charge-out rates was inserted into the July 2020 questionnaire.
This report has been compiled using data collected from professional quantity surveying practices throughout the UK by way of a postal and on-line survey. This survey is conducted amongst a sample of quantity surveying practices every three months. The sample aims to reflect the profile of the profession, both by size of practice and region.
The data collection period for this research is the 24 months to July 2020, although data from the previous survey periods is included and adjusted using the QS Fees Index. Well over 100 quantity surveying practices have contributed to this survey. Together, fees data for approximately 250 separate jobs have been reported. The total construction cost of these jobs is over £1,000 million.
The questionnaire seeks information about new jobs received by the practice - type of work, sector, whether new build or refurbishment, contract type, construction cost and fees charged. Fees data is supplied by respondents as either a percentage or flat rate fee. As the construction contract value of individual jobs is also supplied, all fees data has been converted to percentages.
Please note, the information presented in this report is derived from data collected by way of a survey of quantity surveying practices. We accept in good faith the raw data provided to us by survey respondents.
How fees data is analysed
12 10 8
The example chart below shows how the average fees line is created from a sample of data points.
extreme outliers are examined and may be removed
all data points are plotted on Fee, per cent of total construction cost the chart
6 4 2 0 0
2
examined and a decision is made whether to exclude or not. A ‘line of best fit’ is created through the data points using a modified regression analysis. This line is the average fees line.
The fees data is grouped by main building sector (private housing, retail, offices etc.) and within that by building type (new build or refurbishment) and by contract type (JCT or design & build). This provides up to four possible permutations for each building sector analysis. The data is plotted as a scatter chart, the x axis is total construction cost, the y axis is percentage fees charged. Any unusually high or low values are
3.012 2.510 8 2.0 6 1 1.54 1.0 2 0.5 0 0
2
0
3
1
4
2
3
5
4
a line of best fit through all the data points is created
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5
6
7
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Total construction cost £ million
Quantity Surveyors 2021 edition
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Fees The full service provided by quantity surveyors, both pre- and post-contract, from initial appointment to final certification of the contractor’s account. Professional Quantity Surveying Practice A firm which provides quantity surveying consultancy and is owned and/or staffed by one or more fully qualified Surveyors. These exclude in-house surveying departments, local authority property, surveying or architects’ departments and consultancy practices which offer quantity surveying services but are not owned by, or do not employ, qualified Quantity Surveyors (examples include building surveyors’ practices, or architects’ practices) Principal The owner of a practice, whether Partner, Sole Principal or Director. Ownership may be by way of holding equity (partnership) or shares (Director in a limited company). The term includes Sole Principals, many of whom are practising on their own as sole traders. Quantity Surveyor A person who has fully qualified as a Professional Quantity Surveyor. For the purposes of the hourly rates data Quantity Surveyors are divided into Senior Quantity Surveyors, who have five or more years’ post qualification (charter) experience; and Quantity Surveyors, who have under five years’ post qualification experience.
Surveying Staff All staff who have some surveying training. The term used here includes: principals, partners and directors; quantity surveyors; postgraduate and 10 junior surveyors. Practice Size Measured in terms of the number of surveying staff (as defined above) but excluding support staff and administrative staff.
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This sample is intended for evaluation purposes only, to show the type of information covered and examples of the layout. Data has been amended - these are NOT the published tables / charts.
How to use these statistics Hourly rates tables
Percentage fee charts
Hourly charge-out rates, on pages 6 to 9, are presented overall, by size of practice and by region for each of the main categories of quantity surveying staff. All data refers to the rates in effect on 1st July 2020.
The fees data is presented as a series of tables and charts based on the data collected by a survey of quantity surveying practices. Fees are expressed as a per cent of total building construction cost. The average fees line on each chart is an indicative ‘line of best fit’. Reported fees charged vary around this line; the range of fees charged for jobs is discussed on page 16.
Figures are presented as averages (medians), together with lower and upper quartiles. It is felt that the median is a more representative average than the mean as it is unaffected by any extremely high, or low, rates. - the MEDIAN average is the middle value, when all data from survey respondents is listed in order of magnitude. - the UPPER QUARTILE is the value which appears three quarters the way up this ordered list of data and marks the 75 per cent point in the data - the LOWER QUARTILE is the value which appears one quarter the way up this ordered list of data and marks the 25 per cent point in the data.
‘Fees’ relate to the full service provided by quantity surveyors, both pre- and post-contract. This full service will include: preparing full bills of quantities; tender documents; tender reports and contracts; valuation of works in progress; preparing final accounts. Fees exclude expenses and VAT.
you will find charts with the average fees line which reports on the data collected. In some cases insufficient jobs have been reported to us so it is not possible to include the full range of four charts for all work and contract type combinations. On the bottom scale (x axis) of this chart find the construction cost of your job. Follow this point up until you reach the average fees line. From this point on the average fees line follow across to the left hand scale (y axis) to read off the percentage fees value. When considering the fees data please bear in mind the following: the ‘line of best fit’ on each chart is exactly that - a ‘best fit’ of the individual values reported. Some fee values reported will lie above the line, others below it.
Start by gaining an overview of these figures with the summary tables and charts on pages 12 and 13. These show average fees lines for the main types of building work (new build or refurbishment) and for two contract types (JCT or design & build).
the indicative lines of best fit take no account of complexity of the work.
Next, find the building sector closest to the job you are seeking from the list on page 26. Once in the appropriate sector,
the scale on each chart may vary. The range of construction costs charted reflects the range of jobs reported to us.
Worked example
How to calculate the average fee for a £3 million project, under Traditional Contract
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In Section 2 (page 25), select sector and sub-sector
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Then choose the appropriate chart by choosing New Build or Refurbishment; and select JCT or Design & Build contract
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Read off the left axis to find the average fee, in this example the average fee = 2.4%
Fee, per cent of total construction cost 4.0 3.5 3.0 2.5 2.0
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1.5
On the appropriate chart, find the construction cost of your job by reading off the bottom axis - in this example it is £3 million. Follow this point up until you reach the appropriate average fees line
1.0 0.5 0.0 0
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Total construction cost £ million
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quantity surveyors rates
1.1 Charge-out rates overview The figures presented here are average (median and quartile) charge-out rates as at 1st July 2020. Sole Principals report an average charge-out rate of £ an hour. Partners or Directors in practices with at least two Principals record a higher average, of £ an hour. Rates within private practice then decline in reducing order of seniority; average rates for Associates are £ , followed by Senior Surveyors (£ for those with five or more years’ experience) and Surveyors (£ for surveyors with less than five years’ experience). Postgraduate and Junior Surveyors (part-qualified Quantity Surveyors) have the lowest hourly charge-out rates, averaging £ per hour.
The inter-quartile range for salaried staff is relatively narrow, typically £ and no more than £ , although the range becomes substantially wider for Sole Principals and Partners & Directors. Average charge-out rates rise fairly evenly in line with practice size. The largest practices (over 30 staff) record higher average rates than other sizes for almost all employment groups. Regionally, average rates are highest in London. Next highest is the South East. The regional multiplier (table 2-14), shows the average uplift in rates for each region.
CHART 1-1 Average hourly charge-out rates for Principals by region
n/a 50
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50
£ per hour
50
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100
90
90
60 CHART 1-260 Average (median) charge-out rates and inter-quartile range
between lower and upper quartiles 40 40
Inter-quartile range
Lower quartile Sole Principal
50
50 50
Senior Surveyor
0
50
50
2018
Upper quartile
50
0
50
50 0
2010 2018
50
50
Postgraduate/ Junior Surveyor
80
50
50
Surveyor
2010
50
Partner & Director Associate
80
20
0
40
20 60
40 80
60
80
50 50 50
50 50
50 50
50
500
50
050
£ per hour
50 50
50 50
50 50
50 50
50
50
£ per hour
apply changeapply to thechange data point to the markers data point markers default is square default is square select the markers, select the markers, open Appearance open panel Appearance (Windows>Appearance) panel (Windows>Appearance) select “elipse”select “elipse”
TABLE 1-1 To create theTo shape create forthe theshape first time: for the first time:
select markers, selectcharge-out markers, Average hourly rates, main category of Effect>Convert Effect>Convert to shape>Ellipse to shape>Ellipse > absolute>10pt > absolute>10pt Quantity Surveying Staff
55
£ per hour Sole Principal
Partner & Director
ALL Principals, Partners, Directors Associate
Senior Surveyor* Surveyor**
Postgraduate/Junior Surveyor
70
85
100
£ per hour
Lower quartile 50
MEDIAN 50
Upper quartile 50
50
50
50
50 50 50 50 50
50 50 50 50 50
50 50 50 50 50
* Senior Surveyor = with five years’ or more experience ** Surveyor = with under five years’ experience
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1.2 How charge-out rates vary by practice size TABLE 1-4 Average hourly charge-out rates, practice size 3 to 5 surveying staff £ per hour Principal, Partner, Director Associate
Senior Surveyor Surveyor
Postgraduate/Junior Surveyor
Lower quartile 50
MEDIAN 50
Upper quartile 50
50
50
50
50
50 50
50
50
50
50
50
50
TABLE 1-5 Average hourly charge-out rates, practice size 6 to 10 surveying staff £ per hour Principal, Partner, Director Associate
Senior Surveyor Surveyor
Postgraduate/Junior Surveyor
Lower quartile 50
MEDIAN 50
Upper quartile 50
50
50
50
50 50 50
50
50
50
50
50
50
TABLE 1-6 Average hourly charge-out rates, size 11 to 30 surveying staff £ per hour Principal, Partner, Director Associate
Senior Surveyor Surveyor
Postgraduate/Junior Surveyor
Lower quartile 50
MEDIAN 50
Upper quartile 50
50
50
50
50 50 50
50 50 50
50 50 50
TABLE 1-7 Average hourly charge-out rates, practice size over 30 surveying staff £ per hour Principal, Partner, Director Associate
Senior Surveyor Surveyor
Postgraduate/Junior Surveyor
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Lower quartile 50
MEDIAN 50
Upper quartile 50
50
50
50
50 50 50
50 50 50
50 50 50
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This sample is intended for evaluation purposes only, to show the type of information covered and examples of the layout. Data has been amended - these are NOT the published tables / charts.
1.3 How charge-out rates vary by region TABLE 1-8 Average hourly charge-out rates, London £ per hour Principal, Partner, Director
Associate
Senior Surveyor Surveyor
Postgraduate/Junior Surveyor
Lower quartile 50
MEDIAN 50
Upper quartile 50
50
50
50
50 50 50
50 50 50
50 50 50
TABLE 1-9 Average hourly charge-out rates, South East £ per hour Principal, Partner, Director Associate
Senior Surveyor Surveyor
Postgraduate/Junior Surveyor
Lower quartile 50
MEDIAN 50
Upper quartile 50
50
50
50
50 50 50
50 50 50
50 50 50
TABLE 1-10 Average hourly charge-out rates, Midlands / East Anglia £ per hour Principal, Partner, Director Associate
Senior Surveyor Surveyor
Postgraduate/Junior Surveyor
Lower quartile 50
MEDIAN 50
Upper quartile 50
50
50
50
50 50 50
50 50 50
50 50 50
TABLE 1-11 Average hourly charge-out rates, North £ per hour Principal, Partner, Director Associate
Senior Surveyor Surveyor
Postgraduate/Junior Surveyor
Lower quartile 50
MEDIAN 50
Upper quartile 50
50
50
50
50 50 50
50 50 50
50 50 50
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LE P M Y SA NL O
This sample is intended for evaluation purposes only, to show the type of information covered and examples of the layout. Data has been amended - these are NOT the published tables / charts.
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quantity surveyors fees 2.1 Fees overview Quantity Surveyors’ fees are expressed throughout this report as a percentage of construction cost (contract value). This includes jobs where fees are calculated at a flat rate or an hourly rate. As we have data for both the fees charged and the total building cost we have converted all fees to a percentage of building costs - standardising fees in this way is equally valid regardless of how the fee is charged. The percentage fee charged varies, depending on the type of project, its complexity, and the type of contract. Data is analysed separately for new build and refurbishment work; and for jobs undertaken using the JCT contract or Design & Build. Overall, the level of fees charged, expressed as a percentage of construction cost, decreases as construction cost increases - see charts 2-1 and 2-2. So the average
percentage fee charged for a £1 million JCT contract new build job ( per cent) is nearly one percentage point higher than the fee charged for a £10 million job ( per cent). Jobs carried out under the JCT and D&B forms of contract record similar average fees for small new build jobs worth up to £250,000. By £2 million the average fees for JCT is per cent, compared with the reported for D&B jobs. This same gap of percentage points is still evident at £10 million. The average fees line for Refurbishment work is higher for JCT than D&B for all job values. At £1 million, for example, the average fee for a refurbishment JCT job is per cent, compared with per cent for D&B.
TABLE 2-1 Average Fees for Specimen Job Values JCT and Design & Build Contracts ‘Fees’ relate to the full service provided by quantity surveyors, both pre- and post-contract, from initial appointment to final certification of the contractor’s account.
Construction cost £250,000 £500,000
£1 million £2 million £5 million
£10 million
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Average fees (per cent of total construction cost) JCT 4.5 4.5 4.5 4.5 4.5 4.5
New Build
Refurbishment
Design & Build
JCT
Design & Build
4.5
4.5
4.5
4.5 4.5 4.5 4.5 4.5
4.5 4.5 4.5 4.5 4.5
4.5 4.5 4.5 4.5 4.5
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CHART 2-1 Average Fees New Build Jobs JCT and Design & Build Contracts Design & Build
JCT Fee, per cent of total construction cost 10
8
5
3
0 0
2
4
6
8
10
12
14
16
18
20
Total construction cost ÂŁ million
CHART 2-2 Average Fees Refurbishment Jobs JCT and Design & Build Contracts Design & Build
JCT Fee, per cent of total construction cost 10
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5
3
0 0
1
2
3
4
5
6
7
8
9
10
Total construction cost ÂŁ million
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This sample is intended for evaluation purposes only, to show the type of information covered and examples of the layout. Data has been amended - these are NOT the published tables / charts.
2.5 How fees vary by region Average fees are highest in London. Fees are highest in the capital for all project sizes except the very smallest projects. Next highest are
average fees in the South East and the Midlands/East Anglia. Fees reported in the North of England are the lowest in the UK.
CHART 2-9 How much fees in each region are above or below the overall average, selected job sizes New Build JCT contract only Above average fees
Below average fees
£250,000
£500,000
£1 million
£5 million
London South East South West Midlands/ East Anglia North Wales Scotland Northern Ireland
-1.0
-0.5
0.0
0.5
1.0
-1.0
-0.5
0.0
0.5
1.0
-1.0
-0.5
0.0
0.5
1.0
-1.0
-0.5
0.0
0.5
How many percentage points each region’s average fee varies from the UK average
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CHART 2-10 Regional Fees Multiplier UK average Multiplier equals 1.0
1.0
Lower
Higher
0.95 0.95
0.95 0.95 0.95
0.95 0.95
0.95
TABLE 2-5 Average Fees for Specimen Job Values Analysed by Region New Build, JCT Contract Per cent fee
New Build, total construction cost Fees Multiplier £250,000 £500,000 £1 million £2 million
£5 million
London
0.95
4.5
4.5
4.5
4.5
4.5
South West
0.95
4.5
4.5
4.5
4.5
4.5
South East
Midlands/East Anglia North
Wales
Scotland
Northern Ireland
0.95 0.95 0.95 0.95 0.95 0.95
4.5 4.5 4.5 4.5 4.5 4.5
4.5 4.5 4.5 4.5 4.5 4.5
4.5 4.5 4.5 4.5 4.5 4.5
4.5 4.5 4.5 4.5 4.5 4.5
4.5 4.5 4.5 4.5 4.5 4.5
The Regional Fees Multiplier is calculated by comparing the mean average of the percentage fees calculated for typical values in each region, with the same average nationally. The national average figure becomes the Multiplier base of 1.0. Regional Multipliers over 1.0 imply the average percentage fees for these typical values in that region are higher than the UK average; and vice versa. The Regional Fees Multiplier is based on the largest sector only, i.e. new build JCT jobs. The base for each region is all jobs reported. The spread by type of work, building sector, size and complexity can vary considerably between regions. The data has not been weighted to reflect these variations.
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changes & trends
3.1 Changes in hourly rates and fees Over the last five years, the biggest movement has been in rates charged by Sole Principals, but this has trended down in 2018 and 2019 but flat-lined in 2020.
Average hourly rates have been broadly static this year. Several rates are unchanged, some have increased (Partners & Directors, for example while others have fallen (Senior Surveyors). But an overall ‘no change’ is actually an improvement on what has happened in the previous two years, when rates fell back slightly.
CHART 3-1 Average Hourly Charge-out Rates and Changes 2015 to 2020
Average rate £, 2020 PD
SP
100
75
AS QS5+ QS<5
50 JQS
25
-20
-10
0
10
Percentage change last five years, 2015 to 2020
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Abbreviations: PD Partner & Director SP Sole Principal AS Associate QS5+ Senior Surveyor QS<5 Surveyor JQS Junior Surveyor
E L P M Y SA NL O
This sample is intended for evaluation purposes only, to show the type of information covered and examples of the layout. Data has been amended - these are NOT the published tables / charts.
3.4 Quantity Surveyors Fees Index Stability is the key word this year, for both hourly rates and average fees as recorded by the Fees Index. The Quantity Surveyors Fees Index measures movements in the average fees charged for an average sized job in each of the main sectors. It takes into account fees charged for both traditional contract new build work and
refurbishment. The Quantity Surveyors Fees Index is unchanged this year. There is a slight nuance, in that the Index for public work and to a lesser extent commercial work has increased, but the index for private housing has fallen back this year.
CHART 3-5 Quantity Surveyors Fees Index Trends, 2000 to 2020
Fees index year 2000 = 100 130
Financial crisis & recession
120
110
100
90
80
2000
2005
2010
2015
2020
TABLE 3-2 Quantity Surveyors Fees Index Changes 2000 to 2020 By building type & Overall Private Housing
Commercial
Public
TOTAL
2000
100
100
100
100
2006
125
94
99
111
Fees index (2000 = 100) 2004 2008 2010 2012 2014 2016 2018 2019 2020
116 124 104 109
94
109
90
103
102
121
116
90 103
131
120
132 129
105
99
119 123
106
107 116 117
102 104 116 117 120
114 99
110 123 121 121
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This sample is intended for evaluation purposes only, to show the type of information covered and examples of the layout. Data has been amended - these are NOT the published tables / charts.
Quantity Surveyors 2021 edition
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This sample is intended for evaluation purposes only, to show the type of information covered and examples of the layout. Data has been amended - these are NOT the published tables / charts.
market sectors
4
All Private Housing
All Public Housing 40 26 Public Flats 41 Developer housing 27 Housing Association 41 Repair / Alteration 27 House Extension 27 All Public Non-Housing 42 Flats 28 All Education 43 House Conversion 29 School 44 House One-off 29 University buildings 45 Education alterations 45 All Leisure 30 Sports 31 All Health 46 Pub / Bar 31 Hospital 47 Restaurant 32 GP Surgery 48 Hotel 32 Care home 48 Community Centre 49 All Office 33 Listed Buildings 49 Office alteration 34 Church 50 Office fit-out 34 Mixed development 50 Laboratories 35 Business Park 35 Special Needs Housing 50 All Industrial 36 Factory / Industrial units 37 Warehousing 37 All Retail 38 Supermarket 39 Retail fit-out 39 Car showroom 39
Statistical Basis
This section presents a detailed analysis of the fees data. A total of 40 sectors have been identified as suitable for analysis. Data is analysed by type of contract (JCT or design & build) and whether new build or refurbishment. The permutations presented reflect the number of jobs for which data is available. The results presented here are derived from data relating to specific jobs gathered by way of a survey. Individual job data has been checked and any unusually high or low values have been excluded. Each average fees line showing a specific sub-sector / contract type (e.g. restaurant refurbishment, JCT contract) is based on a minimum number of ten jobs or, exceptionally, is based on fewer than ten only if the variance between jobs data and the ‘line of best fit’ is small. In general, sectors where the variance is high have been excluded. The ‘line of best fit’ is calculated using a modified regression analysis. This line should be regarded as an indication of the pattern of fees charged for various sizes of jobs. The scales on each chart reflect the sizes of the jobs reported in that specific sector. The size range of new build jobs tend to be larger than that for refurbishment jobs.
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Industrial
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All Industrial New Build
Design & Build
JCT
Fee, per cent of total construction cost
4.0 3.5 3.0 2.5 2.0 1.5 1.0 0.5 0.0 0
1
2
3
4
5
6
Total construction cost £ million
All Industrial Refurbishment
Design & Build
JCT
Fee, per cent of total construction cost
4.0 3.5 3.0 2.5 2.0 1.5 1.0 0.5 0.0 0
1
2
3
4
5
6
Total construction cost £ million
Industrial - All Work Average fees (per cent of total construction cost) Construction cost
Refurbishment
JCT
Design & Build
JCT
Design & Build
£250,000
4.5
4.5
4.5
4.5
£750,000
4.5
4.5
4.5
4.5
£500,000 £1,000,000 £2,500,000 £5,000,000 £7,500,000
£10,000,000
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New Build
Quantity Surveyors 2021 edition
4.5 4.5 4.5 4.5 4.5 4.5
4.5 4.5 4.5 4.5 4.5 4.5
4.5 4.5 4.5 4.5 4.5 4.5
4.5 4.5 4.5 4.5 4.5 4.5
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Design & Build
JCT
Fee, per cent of total construction cost
4.0 3.5 3.0 2.5 2.0 1.5 1.0
Industrial
Factory Units New Build
0.5 0.0 0
1
2
3
4
5
6
Total construction cost £ million
Warehousing New Build
Design & Build
JCT
Fee, per cent of total construction cost
4.0 3.5 3.0 2.5 2.0 1.5 1.0 0.5 0.0 0
1
2
3
Total construction cost £ million
Light Industrial Units New Build
4
5
Design & Build
JCT
Fee, per cent of total construction cost
6
4.0 3.5 3.0 2.5 2.0 1.5 1.0 0.5 0.0 0
1
2
3
Total construction cost £ million
4
5
6
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Other publications from The Fees Bureau: Architects Fees Architects Fees - Minor Works Engineers Fees M&E Services Engineers Fees Architects Earnings Engineers Performance Architects Performance Architects Markets Construction Futures (quarterly) The Fees Bureau is a division of Mirza & Nacey Research Ltd. Southdown House Ford, Arundel West Sussex BN18 0DE Tel: 01243 555302 www.feesbureau.co.uk