Section 5: element definitions

5.1 Sanitary installations

Definition: Baths, basins, sinks, WCs and the like.

Functional definition: To provide sanitary appliances.

Measurement: Number of fittings (Nr).

Notes on measurement:

• Count sanitary fittings only, exclude ancillary items.
• Include the designed number of occupants for continuous urinals and the like.

Show costs and measurement separately for:

• domestic sanitary fittings; and
  
• specialist sanitary fittings

Design criteria to be stated: None.

5.1.1 Sanitary appliances

Sanitary appliances and fittings provided in connection therewith.

Includes	Excludes
Baths, basins, sinks, slop sinks, drinking fountains, etc.	Sinks supplied with domestic kitchen fittings (see 4.1 Fittings, furnishings and equipment)
Jacuzzi baths, domestic saunas and the like	Sinks included with catering, medical equipment, etc. (see 5.2 Services equipment)
WCs, urinals, showers and the like	Commercial Jacuzzis, saunas and the like (see 5.13 Specialist installations/systems)
Special hygiene fittings such as medic baths, sluices, etc.	Waste pipes (see 5.3 Disposal installations)
Vanity units supplied with appliances	Hot and cold water distribution (see 5.4 Water installations)
Traps, waste fittings, overflows and taps as appropriate	Toilet/bathroom pods (see 6.1 Prefabricated buildings and building units)
Integrated plumbing systems, booster pumps, water saving devices

5.1.2 Sanitary ancillaries

Includes	Excludes
Shower, bath cubicles, screens, curtains and rails	Proprietary WC cubicles and the like (see 2.7 Internal walls and partitions)
Toilet-roll holders, towel rails, etc.
Hand dryers, towel dispensers
Sanitary incinerators, macerators

5.2 Services equipment

Definition: Mechanical and electrical equipment.

Functional definition: To provide serviced equipment.

Measurement: Number of fittings (Nr).

Notes on measurement:

• Count fittings only: exclude ancillary items.

Show costs and measurement separately for:

• domestic level fittings, e.g. fridge to office tea point;
• commercial level fittings, e.g. laundry equipment in commercial laundry; and
  
• specialist fittings, e.g. health equipment in a hospital, clinic and the like

Design criteria to be stated: None.

Includes	Excludes
Free standing or fixed mechanical and electrical equipment	Non-mechanical and electrical equipment (see 4.1 Fittings, furnishings and equipment)
Mechanical and electrical equipment related to the function of the building, e.g. medical, dental, entertainment, sports, religious, education, scientific, etc.	Equipment supplied with domestic kitchen fittings (see 4.1 Fittings, furnishings and equipment)
Kitchen (catering) equipment	Drainage (see 5.3 Disposal installations)
Laundry equipment	Local incinerators (see 5.3 Disposal installations)
Free standing non-ducted fume cupboards	Water supply (see 5.4 Water installations)
	Electrical power supply (see 5.8 Electrical installations)
	Ducted fume cupboards and fume extraction systems (see 5.7 Ventilation)
	Sanitary incinerators, macerators (see 5.1 Sanitary installations)
	Fuel supply (see 5.9 Fuel installations)

5.3 Disposal installations

Definition: Internal drainage, refuse disposal and chemical and industrial liquid waste disposal to the external face of the external walls.

Functional definition: To remove liquid and solid waste from the building.

Measurement: Number of fittings serviced, i.e. total of items listed below (Nr).

Show costs and measurement separately for:

• Foul drainage: Number of sanitary appliances (5.1) and services equipment fittings (5.2) (Nr).
• Chemical, toxic and industrial liquid waste entry points (Nr)
• Refuse disposal:
  • number of self-contained fittings (Nr)
  • number of entry points to rubbish chutes, etc. (Nr)

Design criteria to be stated: None.

5.3.1 Foul drainage above ground

Waste pipes to sanitary appliances, services. equipment, etc.

Includes	Excludes
Waste pipes, traps and fittings	Rainwater gutters and downpipes (see 2.3 Roof)
Soil, anti-syphonage and ventilation pipes	Drainage to balconies (see 2.2 Upper floors)
Floor channels, gratings and drains within buildings up to external face of external walls	Collection pipework to rainwater/grey water harvesting systems (see 5.4 Water installations)
Sump pumps, etc.	Drainage below or within lowest floor slab (see 1.1 Substructure)

5.3.2 Chemical, toxic and industrial liquid waste drainage

Includes	Excludes
Separate waste systems for chemical, industrial, process and toxic waste
Storage and treatment tanks and equipment within the building

5.3.3 Refuse disposal

Refuse chutes, local incinerators and the like.

Includes	Excludes
Refuse ducts, chutes and bins	Water distribution (see 5.4 Water installations)
Waste disposal units including grinding, shredding, compaction, etc. units	Electrical power supply (see 5.8 Electrical installations)
Local incinerators and flues thereto	Central vacuum cleaning (see 5.13 Specialist installations/systems)

5.4 Water installations

Definition: Mains supply, hot and cold water services, steam and condensate services.

Functional definition: To provide water and steam.

Measurement: Floor area serviced by water installation (m²).

Show costs and measurement separately for:

• mains supply draw-off points;
• cold water draw-off points;
• hot water draw-off points; and
  
• steam and condensate draw-off points.

Design criteria to be stated: Total number of draw-off points (Nr).

5.4.1 Mains water supply

Incoming water main from external face of external wall at point of entry into buildings.

Includes	Excludes
Water main pipework	Water storage tanks
Pipework fittings	Taps to sanitary fittings (see 5.1 Sanitary installations)
Valves	Taps and valves to services equipment (see 5.2 Services equipment)
Water meters
Rising main to (but excluding) storage tanks
Mains supply to fittings
Insulation, trace heating, etc.

5.4.2 Cold water distribution

Cold water supply from storage tanks to appliances and equipment.

Includes	Excludes
Storage tanks	Taps to sanitary fittings (see 5.1 Sanitary installations)
Distribution pipework to sanitary appliances and to services equipment	Taps and valves to services equipment (see 5.2 Services equipment)
Pipework fittings	Header tanks, cold water supplies, etc. for heating systems (see 5.5 Heat source)
Pumps, pressure boosters	External rainwater harvesting systems (see 8.7 External services)
Valves and taps to pipework
Insulation, trace heating, etc.
Internal rainwater/grey water harvesting systems including collection pipework

5.4.3 Hot water distribution

Hot water and/or mixed water supply from, and including, storage cylinders, etc. to appliances and equipment.

Includes	Excludes
Storage cylinders, calorifiers	Taps to sanitary fittings (see 5.1 Sanitary installations)
Distribution pipework to sanitary appliances and services equipment	Taps and valves to services equipment (see 5.2 Services equipment)
Pipework fittings
Pumps, pressure boosters
Valves and taps to pipework
Insulation, trace heating, etc.

5.4.4 Local hot water distribution

Local hot water heaters.

Includes	Excludes
Instantaneous water heaters and the like

5.4.5 Steam and condensate distribution

Steam distribution and condensate return pipework to and from services equipment within the building.

Includes	Excludes
Incoming steam heating main from external face of external wall to heat exchanger	Taps and valves to services equipment (see 5.2 Services equipment)
Steam distribution and condensate return pipework to and from services equipment	Steam and condensate pipework installed in connection with space heating or the like (see 5.5 Heat source or 5.6 Space heating and air conditioning as appropriate)
Pipework fittings	Locally generated steam equipment and installations (see 5.2 Services equipment or 5.13 Special installations/systems)
Valves and taps to pipework
Insulation

5.5 Heat source

Definition: Boilers and other sources of heat production for heating, hot water and power generation, including combined heat and power and ancillary installations.

Functional definition: To provide a central source of heat.

Measurement: Rating in kilowatts (kW).

Show costs and rating for each heat source separately.

Design criteria to be stated: None.

Includes	Excludes
Boilers	Heat distribution and delivery (see 5.6 Space heating and air conditioning)
Combined heat and power (CHP) installations	Fuel storage not supplied in connection with heat source (see 5.9 Fuel installations)
Step down/non-storage calorifiers connected to external heat source	Chimneys and flues, which are an integral part of the structure, shall be included with the appropriate structural element
Heat extraction heat pumps on extract vents	Local heat source (see 5.6 Space heating and air conditioning)
Solar heating panels	Building management systems (see 5.12 Communication, security and control systems)
Geothermal earth heat exchange systems and the like	Photovoltaic tiles, panels and the like (see 5.8 Electrical installations)
Water or steam mains, pumps, valves and other equipment from district heating systems	Other electricity generation plant that does not directly produce heat (see 5.8 Electrical installations)
Mounting	Fuel storage tanks not supplied with the heat source (see 5.9 Fuel installations)
Firing equipment, pressurising equipment	Fuel storage installations external to the buildings (see 8.7 External services)
Instrumentation and controls to heat source
Forced draft fans
Gantries
Flues and chimneys including forced draft extract
Fuel storage supplied in connection with heat source
Fuel conveyors
Cold and treated water supplies and tanks supplied in connection with the heat source
Fuel storage pipework, etc.
Insulation

5.6 Space heating and air conditioning

Definition: Heating, cooling and air conditioning systems and fixed equipment.

Functional definition: To control the internal temperature and/or air quality.

Measurement: Treated floor area (m²).

Show costs and measurement for each system separately .

Show costs separately for:

• central plant;
• primary distribution;
• secondary distribution; and
  
• heat emission units.

Design criteria to be stated: Also state treated volume (m³), i.e. the floor area of treated spaces multiplied by their storey height. Note: Measure atriums, etc. full height.

5.6.1 Central heating

Systems where heating is generated centrally or electric systems designed to service more than one space.

Includes	Excludes
Radiator systems	Heat source (see 5.5 Heat source)
Convection systems	Building management systems (see 5.12 Communication, security and control systems)
Fan-assisted convection systems
Plenum air heating systems
Electric cable heating systems
Electric heating system, including storage radiators
Under floor systems
Distribution pipework and pipework fittings
Heat emission units (radiators, pipe coils, etc.)
Valves and fittings
Ductwork
Air handling equipment
Grilles, fans, filters, etc.
Cables
Instrumentation and control to system
Insulation

5.6.2 Local heating

Systems where heating is generated in or adjacent to the space to be treated.

Includes	Excludes
Fireplaces, radiant heaters, small electrical or gas appliances, etc.	Fire place surrounds, hearths and the like (see 4.1 Fittings, furnishings and equipment)
Chimneys and flues to local heating, which are not an integral part of the structure	Invlice chimneys and flues, which are an integral part of the structure, with the appropriate structural element (see 2.5 External walls and 2.7 Internal walls and partitions)
Instrumentation and controls	Building management systems (see 5.12 Communication, security and control systems)
Insulation

5.6.3 Central cooling

Systems where cooling is performed at a central point and distributed to the space being treated.

Includes	Excludes
Chilled beams	Building management systems (see 5.12 Communication, security and control systems)
Fan coil systems for cooling only	External cooling towers (see 8.8 Minor Buildings works and ancillary buildings)
Air based systems – variable air volume (VAV) for cooling only
Variable refrigerant volume (VRV) systems
Chillers and central refrigeration plant
Distribution pipework and pipework fittings
Cold and treated water feeds
Ductwork
Grilles, fans, filters, etc.
Air handling units
Valves and fittings
Emission equipment incl. fan coil units, chilled beams, etc.
Cooling towers
Instrumentation and control to system
Insulation

5.6.4 Local cooling

Systems where cooling is performed in or adjacent to the space to be treated.

Includes	Excludes
Local cooling units including those with remote condensers	Building management systems (see 5.12 Communication, security and control systems)
Distribution pipework and pipework fittings
Ductwork
Grilles, fans, filters, etc.
Valves and fittings
Instrumentation and control to system
Insulation

5.6.5 Central heating and cooling

Combined systems where heating and cooling are performed at a central point and distributed to the space being treated.

Includes	Excludes
Fan coil systems for heating and cooling	Heat source (see 5.5 Heat source)
Air based systems – variable air volume (VAV) for heating and cooling	Building management systems (see 5.12 Communication, security and control systems)
Reverse cycle heat pump systems
Chillers
Distribution pipework and pipework fittings
Ductwork
Grilles, fans, filters, etc.
Air handling units
Valves and fittings
Emission equipment including fan coil units, etc.
Instrumentation and control to system
Sound attenuators
Insulation

5.6.6 Local heating and cooling

Combined systems where heating and cooling are performed in or adjacent to the space to be treated.

Includes	Excludes
Local heating and cooling units including those with remote condensers	Building managementsystems (see 5.12 Communication, security and control systems)
Distribution pipework and pipework fittings
Ductwork
Grilles, fans, filters, etc.
Valves and fittings
Instrumentation and control to system
Insulation

5.6.7 Central air conditioning

Combined systems where heating, cooling, dehumidification and other air treatments are performed at a central point and ducted to the space being treated. State the air treatments included in the systems; for example:

• heating;
• cooling;
• humidification/dehumidification;
• filtration; and
  
• pressurisation.

Includes	Excludes
Plenum air heating systems	Heat source (see 5.5 Heat source)
Air based systems – variable air volume (VAV) and constant volume systems	Building management systems (see 5.12 Communication, security and control systems)
Dual duct and induction systems
Chillers
Air handling units
Emission equipment
Distribution pipework and pipework fittings
Ductwork
Grilles, fans, filters, etc.
Valves and fittings
Instrumentation and control to system
Sound attenuators
Insulation

5.6.8 Local air conditioning

Combined systems where heating, cooling dehumidification and other air treatments are performed in or adjacent to the space to be treated. State the air treatments included in the systems; for example:

• heating;
• cooling;
• humidification/dehumidification;
• filtration; and
  
• pressurisation.

Includes	Excludes
Local air conditioning units including those with remote condensers	Building Management Systems (see 5.12 Communication, security and control systems)
Separate clean room or other local systems requiring air management
Independent air curtains to entrances
Distribution pipework and pipework fittings
Ductwork
Grilles, fans, filters, etc.
Valves and fittings
Instrumentation and control to system
Insulation

5.7 Ventilation systems

Definition: Ventilating system not incorporating heating or cooling installations.

Functional definition: To provide the movement of air.

Measurement: Treated floor area (m²).

Show costs and measurements for each system separately.

Design criteria to be stated: Also state the treated volume (m³), i.e. the floor area of treated spaces multiplied by their storey height. Note: measure atriums, etc. full height.

5.7.1 Central ventilation

Systems where ventilation is performed at a central point and distributed to the space being treated.

Includes	Excludes
Extraction units	Space heating and cooling installations (see 5.6 Space heating and air conditioning)
Fan units	Building management systems (see 5.12 Communication, security and control systems)
Supply and extract ductwork including fittings, dampers, etc.
Grilles, filters, etc.
Fire dampers
Valves and fittings
Mounting
Gantries
Instrumentation and control to system
Sound attenuators
Insulation

5.7.2 Local and special ventilation

Systems where ventilation is performed in or adjacent to the space to be treated.

Includes	Excludes
Toilet ventilation	Space heating and cooling installations (see 5.6 Space heating and air conditioning)
Kitchen ventilation	Free standing non-ducted fume cupboards (see 5.2 Services equipment)
Ducted fume cupboards and fume extraction systems	Building management systems (see 5.12 Communication, security and control systems)
Dust extraction systems
Cyclone systems
Unit extract fans
Rotating ventilators
Roof mounted ventilation units
Ductwork
Grilles, fans, filters, etc.
Valves and fittings
Instrumentation and control to system
Sound attenuators
Insulation

5.7.3 Smoke extract/control

Includes	Excludes
Extraction units	Space heating and cooling installations (see 5.6 Space heating and air conditioning)
Fan units	Building management systems (see 5.12 Communication, security and control systems)
Supply and extract ductwork including fittings, dampers, etc.
Grilles, filters, etc.
Fire dampers
Valves and fittings
Mounting
Gantries
Instrumentation and control to system
Sound attenuators
Insulation

5.8 Electrical installations

Definition: Electric source and mains, power distribution, electric lighting distribution and fittings.

Functional definition: To provide electrical power, and to control the light levels (electrically).

Measurement: Floor area serviced by electrical installation (m²).

Show costs and measurements for each system separately.

Design criteria to be stated:

• number of power outlet points and light fittings;
• total electric load (kVA);
• illumination levels (lux);
• total capacity of local electricity generation (percentage of total electric load);
• total capacity for emergency generation (percentage of total electric load); and
  
• total capacity and period for uninterruptible power supply (percentage of total electric load and minutes of provision)

5.8.1 Electric mains and submains distribution

All work from external face of building (the supplier’s meter), up to and including local distribution boards.

Note: Show high voltage and low voltage supplies separately.

Includes	Excludes
Main switchgear	External electricity generation, photovoltaic panels, wind turbines, etc. (see 8.7 External services)
Transformer equipment
Main and submain cables
Control gear, power factor correction equipment
Conduits, trunking and trays; fittings and supports
Earthing

5.8.2 Power installations (Small power)

General purpose power supplies and supply to other services installations.

Includes	Excludes
Wiring and cables from local distribution boards, etc. to and including outlet points	Electric heating installations (see 5.6 Space heating and air conditioning)
General purpose socket outlets	Final connections to installations and equipment in other elements carried out by supplier.
Other outlet points
Uninterruptible power supply (UPS) systems and other rechargeable stand-by equipment
Power to installations in other elements, e.g. heat source, lifts, etc. (Note: where possible, show power supply to each installation separately)
Conduits, trunking and trays; fittings and supports
Switches
Earthing

5.8.3 Lighting installations

Electrical power supply to lighting.

Includes	Excludes
Wiring and cables from local distribution boards and fittings to outlet points and switches	External lighting (see 8.7 External services)
Outlet points, standard fitments, roses, pendants and the like	Building management systems (see 5.12 Communication, security and control systems)
Light fittings, luminaires and lamps including fixing
Switches
Lighting fixed to the exterior of the building supplied as part of the interior system
Emergency lighting
Conduits, trunking and trays; fittings and supports
Controls and sensors
Earthing

5.8.4 Specialist lighting installations

Specialist lighting installations, e.g. display lighting, illuminated signs, stage lighting, studio lighting, operating theatre lighting and the like.

Includes	Excludes
Wiring and cables from local distribution boards and fittings to outlet points and switches	Building management systems (see 5.12 Communication, security and control systems)
Outlet points
Light fittings, luminaires and lamps including fixing
Switches
Conduits, trunking and trays; fittings and supports
Controls and sensors
Earthing

5.8.5 Local electricity generation systems

Local electric generation, emergency power supplies, etc.

Includes	Excludes
Emergency power supply (EPS) generators	Central heat and power (CHP) boilers (see 5.5 Heat source)
Photovoltaic tiles, panels and the like not forming part of the roof covering	Photovoltaic tiles, sheets, etc. forming an integral part of the roof covering (see 2.3 Roof)
Wind turbines, etc.	Solar heating panels (see 5.5 Heat source)
Fuel storage, pipework, etc. for generators	External electricity generation, photovoltaic panels, wind turbines, etc. (see 8.7 External services)
Ancillary wiring, fittings, equipment and controls	External fuel storage (see 8.7 External services)
Earthing	Building management systems (see 5.12 Communication, security and control systems)

5.8.6 Earthing and bonding systems

Separate earthing systems.

Includes	Excludes
Tapes
Earthing rods
Cabling and connectors
Earthing provided with individual systems

5.9 Fuel installation/systems

Definition: Fuel services from meter or from point of entry to appliances and equipment.

Functional definition: To provide fuel as a source of energy.

Measurement: Floor area serviced by the systems using the fuel (m²).

Show different types of supply, e.g. gas, oil, petrol, diesel, liquefied petroleum gas (LPG), etc. separately.

Design criteria to be stated: Number of draw-off points (Nr).

5.9.1 Fuel storage

Fuel storage tanks and vessels.

Includes	Excludes
Fuel storage tanks not supplied with the heat source	Medical and specialist gas supply (see 5.13 Special installations/systems)
Solid fuel bunkers	Fuel storage supplied in connection with heat source (see 5.5 Heat Source)
	Fuel storage installations external to the building (see 8.7 External services)
	Building management systems (see 5.12 Communication, security and control systems)
	Fuel bunds (see 5.14 Builder’s work in connection with services)

5.9.2 Fuel distribution systems

From external face of building or point of mains connection within buildings up to user draw-off points.

Includes	Excludes
Pipework, fittings, pumps, etc.	Fuel distribution systems and mains connections external to the building (see 8.7 External services)
Insulation
Solid fuel conveyors and feed systems

5.10 Lift and conveyor installations/systems

Definition: Lifts, hoists, escalators, moving pavements, stair lifts, conveyors, cranes, document handling and the like.

Functional definition: To provide vertical and horizontal mechanical transportation.

Measurement: Number of stops (Nr), i.e. the number of lifts multiplied by the number of floors served (excluding the lowest floor served in each case); include non-stopping floors of express lifts.

Also show:

• passenger lifts: number of stops (Nr) (show wall climbing and conventional lifts separately);
• goods lifts: (in enclosed shafts): number of stops (Nr);
• escalators: number of storey flights (Nr), i.e. the number of escalators multiplied by the number of floors served (excluding the lowest floor served in each case);
• travelators: length of travel (m);
• hoists, cranes, etc. (not enclosed in shafts): total rise (m);
• conveyors: length of travel (m) (show people conveyors and goods conveying systems separately); and
  
• dock levellers, scissor lifts: total rise (m).

Show costs and measurement for each type of lift, escalator, etc separately.

Design criteria to be stated:

• lifts – peak passenger numbers and designed waiting times;
• lifts – number, capacity, speed, number of doors and height served;
• escalators – rise and travel of escalators (m);
  
• conveyors – rise and travel of escalators (m); and
  
• goods lifts, hoists, cranes, dock levellers, scissor lifts, etc. – designed load (kN).

5.10.1 Lifts and enclosed hoists

Passenger and goods lifts and hoists enclosed in shafts.

Includes	Excludes
Complete lift installation	Shafts formed by the building structure
Wall climbing lifts	General purpose power supplies (see 5.8 Electrical installations)
Dumbwaiters and other enclosed vertical goods delivery systems	Building management systems (see 5.12 Communication, security and control systems)
Gantries, trolleys, blocks, hooks and ropes, downshop leads, pendants, etc.
Controls and electrical work from and including isolator where supplied with the installation

5.10.2 Escalators

Escalators, travelators, stair lifts, etc. for the movement of people.

Includes	Excludes
Escalator installation	General purpose power supplies (see 5.8 Electrical installations)
Controls and electrical work from and including isolator where supplied with the installation	Building management systems (see 5.12 Communication, security and control systems)

5.10.3 Moving pavements

Moving pavements, travelators for the movement of people.

Includes	Excludes
Moving pavements, travelators and the like	General purpose power supplies (see 5.8 Electrical installations)
Controls and electrical work from and including isolator where supplied with the installation	Building management systems (see 5.12 Communication, security and control systems)

5.10.4 Powered stairlifts

Stairlifts for the movement of people.

Includes	Excludes
Stairlifts	General purpose power supplies (see 5.8 Electrical installations)
Controls and electrical work from and including isolator where supplied with the installation	Building management systems (see 5.12 Communication, security and control systems)

5.10.5 Conveyors

Conveyors, etc. for movement of materials and goods.

Includes	Excludes
Complete conveyor systems	General purpose power supplies (see 5.8 Electrical installations)
Specialist systems, e.g. baggage handling systems and the like	Building management systems (see 5.12 Communication, security and control systems)
Controls and electrical work from and including isolator where supplied with the installation

5.10.6 Dock levellers and scissor lifts

Localised lifting systems for goods and people.

Includes	Excludes
Dock levellers	General purpose power supplies (see 5.8 Electrical Installations)
Scissor lifts
Controls and electrical work from and including isolator where supplied with the installation

5.10.7 Cranes and unenclosed hoists

Moveable lifting systems primarily for goods.

Includes	Excludes
Cranes	General purpose power supplies (see 5.8 Electrical installations)
Travelling cranes
Hoists and other lifting systems for materials and goods
Controls and electrical work from and including isolator where supplied with the installation

5.10.8 Car lifts, car stacking systems, turntables and the like

Vehicle lifting and moving systems.

Includes	Excludes
Car lifts, car stacking systems, etc.	General purpose power supplies (see 5.8 Electrical installations)
Vehicle turntables
Controls and electrical work from and including isolator where supplied with the installation

5.10.9 Document handling systems

Systems for the delivery of documents and commodities.

Includes	Excludes
Document handling/delivery systems	General purpose power supplies (see 5.8 Electrical installations)
Warehouse picking systems
Controls and electrical work from and including isolator where supplied with the installation

5.10.10 Other lift and conveyor installations

Systems for movement of people and goods not covered elsewhere.

Includes	Excludes
Powered hoists for moving people with a disability	General purpose power supplies (see 5.8 Electrical installations)
Controls and electrical work from and including isolator where supplied with the installation

5.11 Fire and lightning protection

Definition: Fire suppression systems, fire fighting and lightning protection installations.

Functional definition: To protect the building and its inhabitants from hazards.

Measurement: Floor area serviced (protected) (m²).

Costs and measurement should be shown separately for each installation.

Design criteria to be stated: None.

5.11.1 Fire fighting systems

Services and equipment for manual fire fighting.

Includes	Excludes
Hose-reels	Water supply (see 5.4 Water installations)
Foam inlets	Hand extinguishers, fire suppression blankets, water and sand buckets (see 4.1 Fittings, furnishings and equipment)
Dry risers
Wet risers where only serving fire fighting equipment
Pipework, valves, etc.
Insulation

5.11.2 Fire suppression systems

Sprinkler, dry chemical, foam and inert gas extinguishing installations and the like.

Includes	Excludes
Sprinkler and deluge installation	Water supply (see 5.4 Water installations)
Dry chemical, foam and inert gas extinguishing systems	Fire detection and alarm systems (see 5.12 Communication, security and control systems)
Tanks, control mechanism, pipework, discharge heads, etc.	Building management systems (see 5.12 Communication, security and control systems)
Insulation	General purpose power supplies (see 5.8 Electrical installations)
Controls and electrical work from and including isolator where supplied with the installation

5.11.3 Lightning protection

Lightning protection installations

Includes	Excludes
Bonded steel frame and other tape based systems	Earthing systems (see 5.8 Electrical installations)
Finials
Conductor tapes
Grounding/earthing

5.12 Communication, security and control systems

Definition: Communication, warning, access and building control installations.

Functional definition: To provide systems for communication to and between inhabitants for information and security.

Measurement: Floor area serviced (m²).

Show costs and measurement for each installation separately.

Design criteria to be stated: None.

5.12.1 Communication systems

Communications, fire and other emergency warning systems.

Includes	Excludes
Telephone systems	Radio and television studio installations (see 5.13 Specialist installations/systems)
Data cabling installations	General purpose power supplies (see 5.8 Electrical installations)
Public address and piped music
Radio, television including cable and satellite
Projection systems
Fire/smoke/water detection and alarm systems
Nurse call system
Door entry systems
Timed signals
Call signals
Clocks including timers
Induction loops
Pneumatic or mechanical message systems
Power supply where supplied as part of installation independent of the general power supply
Controls and electrical work from and including isolator where supplied with the installation

5.12.2 Security systems

Observation and access control installations and the like.

Includes	Excludes
Burglar and security alarms	General purpose power supplies (see 5.8 Electrical installations)
CCTV
Access control systems
Panic and attack alarms
Metal detection systems, etc.
Power supply where supplied as part of installation independent of the general power supply

5.12.3 Central control/building management systems

Central and remote control and management systems for mechanical, electrical, and other building services systems.

Includes	Excludes
Central control panels for mechanical and electrical installations	Separate controls to individual heating, air conditioning installations, etc. to be included with appropriate element
Building management systems including central and satellite computer terminals and software
Controlling terminal units and switches
Control cabling and containment

5.13 Specialist Installations

Definition: All other mechanical and/or electrical installations (separately identifiable), related to the user function of the building, which have not been included elsewhere.

Functional definition: To provide electrical and mechanical systems related to the user function of the building, not included elsewhere.

Measurement: Floor area serviced (m²).

Costs and measurement should be shown separately for each installation.

Design criteria to be stated: None.

5.13.1 Specialist piped supply installations

Piped installations not covered elsewhere.

Includes	Excludes
Medical and specialist gas supply	Specialist document delivery systems, warehouse picking systems and the like (see 5.10 Lift and conveyor installations)
Centralised vacuum cleaning systems	Free standing or fixed equipment (see 5.2 Services equipment)
Treated water	Baggage handling systems and the like (see 5.10 Lift and conveyor installations)
Swimming pool treatment, filtration, etc.	Pneumatic or mechanical messaging systems (see 5.12 Communications, security and control systems)
Compressed air systems
Compressed air and vacuum operated control systems
Pipes, ducts, ancillaries and fittings
Insulation
Controls and electrical work from and including isolator where supplied with the installation

5.13.2 Specialist refrigeration systems

Includes	Excludes
Refrigeration	Central refrigeration plant and chillers (see 5.6 Space heating and air conditioning)
Cold rooms	Cooling towers (see 5.6 Space heating and air conditioning)
Ice pads	General purpose power supplies (see 5.8 Electrical installations)
Controls and electrical work from and including isolator where supplied with the installation

5.13.3 Specialist mechanical installations

Includes	Excludes
Wave machines	Domestic Jacuzzi baths, saunas and the like (see 5.1 Sanitary installations)
Jacuzzi, sauna and the like	Water supply (see 5.4 Water installations)
Controls and electrical work from and including isolator where supplied with the installation	General purpose power supplies (see 5.8 Electrical installations)

5.13.4 Specialist electrical/electronic installations

Includes	Excludes
Radio and television studio installations	General purpose power supplies (see 5.8 Electrical installations)
Theatre performance and sound systems
Cinema projection and display systems
Controls and electrical work from and including isolator where supplied with the installation

5.13.5 Water features

Includes	Excludes
Fountains, water falls and the like	Water supply (see 5.4 Water installations)
Pumps, filtration, etc.	General purpose power supplies (see 5.8 Electrical installations)
Controls and electrical work from and including isolator where supplied with the installation	Drinking fountains (see 5.1 Sanitary installations)

5.14 Builder’s work in connection with services

Definition: Work carried out solely to facilitate the provision of services installations not provided by other elements.

Functional definition: To provide builder’s work for services.

Measurement: Gross internal floor area (m²).

Costs and measurement should be shown separately for each installation.

Design criteria to be stated: None.

Includes	Excludes
Tank rooms not included in the gross internal floor area	Tank rooms included in the gross internal floor area (analyse into elements)
Machine bases
Tank supports
Fuel bunds
Holes, chases and ducts
Fire stopping, fire proofing