What's Important and When
PBS's pricing policy separately accounts for the costs of building shell, TI, and other
Pricing documents and
amortized costs in rent (e.g., security, raised flooring). This process is modeled on the
are available from the
private sector's approach to real estate development. The shell, TI, and security budgets
Office of Real Property
are initially set in the Feasibility Study. These budgets are refined during the PDS and
Asset Management and
design process. A boundary between building shell (including security improvements)
the Office of the Chief
and tenant work constitutes an impermeable barrier, or "firewall," across which funding
Architect's (OCA) Con-
struction Excellence and
cannot move. Shell and TI budgets are independent and may not be commingled.
The best source for navigating this process during the Feasibility Study and PDS phases
Division (see "Appendix G").
is the GSA Pricing Desk Guide.
Maintains accurate occupancy and billing data in PBS systems to establish
a true baseline.
Establishes building shell, TI, and security budgets.
Defines a firewall between GSA's budget responsibility (shell, including
security improvements) and the customer's budget responsibility (TI).
Program Development Study
Revalidates and refines the estimates for specific buildouts and systems
that affect shell, TI, and security costs. However, the firewall set during the
Feasibility Study should not change significantly.
Physical Plant and Structure
The requirements of a building's physical plant and structure must be addressed
during program development. Valid project proposals for repair and alteration (R&A)
must be based on updated and comprehensive Building Evaluation Reports (BERs).
Requirements for renovation and new construction projects must be defined to meet
Building Systems and Envelopes
Choices for building systems are considered throughout the project's development.
Balance in performance, alternative energy sources, high-efficiency systems, life-cycle
costs, and initial investment are key areas of analysis. It is important to recognize the
significance of integrated building systems design in the overall efficiency of the design.