Help/Support

If you need some help using ProCalc, follow these steps:

Future vs Current Pricing

ProCalc provides ‘current market’ rates. It does not forecast into the future. So, we suggest you update your report for the client every few months to ensure they understand likely costs. ProCalc’s numbers include builder’s contingency.

Fixed Expenses, Overheads

These costs typically amount to 8-12% of revenue. In extreme cases they can vary but ProCalc reports work to industry norms.

Outdoor Roof

The Outdoor ‘Roof’ Type (Pergola, Carport, Al Fresco, Veranda) is applied only to pergola’s, carports, alfresco and verandas only. No roofing treatment needs to be applied to the dwelling itself as the algorithm caters for those elements automatically.

Delete or Archive Project

For legal reasons, ProCalc does not delete projects. However, you can archive them to push the project to the bottom of the project list in your dashboard.

Curtains, Blinds & Window Furnishings

Curtain, blinds and window furnishings are all included in ProCalc’s figures.

Residential vs Commercial Projects

ProCalc’s algorithm is tested for residential projects only.

First Floor Mezzanine or Void

A void or mezzanine should be treated as an actual 1st floor, measured in the standard manner.

Update Latest Algorithm

To ensure you use the latest algorithm on older reports, go to your dashboard and click “Update the Algorithm” under the version control column.

Plumbing & Electrical

Plumbing and electrical are automatically included in ProCalc’s figures. So, rough ins, fit-off, fixtures and appliances are included in your final OPC. Please select the standard of fit off for kitchen, butlers, bathrooms and laundry from budget, mid-range, premium and super premium.

GST

GST is included in ProCalc’s figures

White Goods & Appliances

ProCalc presumes the builder is supplying all products as part of their quote. These items are automatically included in kitchens or wet areas. If the client is supplying these items, deduct them from extras allowances using a “-” sign in front of the dollar value of the items. The value of the white goods or...

Add a Lift/Elevator

Lifts/Elevators should be added as an extra allowance. Operating over 2 levels is $50-$60k. Operating over 3 levels is $80-$100k

Queenslander Lift & Raise

If you’re lifting and raising a Queenslander, there are a few steps to take:

Mouse Instructions, Moving, Zooming In/out plans

The instructions on how to use the mouse are shown for each variable in the top right hand corner of the measuring tool. You can also use the mouse roller to zoom in and out.

Calibrate/Calibration

The sliding calibration bar is available when we first do a tutorial and calibration for subscribers who are builders. Subscribers, can further calibrate if required by creating a report, then contacting us for a short call to set up the calibration for projects into the future. Re-calibration is often needed when you increase your margins,...

Passive House

If you’re costing a passive house project, we recommend adding 5 – 10% of the ‘mid’ cost as an extra. So, calculate the value of a ‘normal’ project. Then, calculate 5-10% of the mid price and insert it as an extra. Then click calculate again to create the new total.

Dual Occupancy or Multi-Dwelling

ProCalc offers estimations for up to 4 dwellings on a site, including basement, ground floor and elevated floors.

Training/Tutorial

Further training is available to paying ProCalc subscribers. However, we ask that you watch this tutorial video (26mins) which gives a complete overview first. Visit https://youtu.be/VFQPFwC9MEw

Scaling or Scale Tool

Each page in a plan set comes with its own scale. So, to measure accurately, you should scale each one. ProCalc offers scales of: Select “custom scale” from the scale drop down menu when plans are scaled unusually or you’re not 100% sure. The plans will need to have both horizontal and vertical dimensions that...

Measurements Were Too Inaccurate

Occasionally, the plan take off tool will tell you your measurements are ‘too inaccurate’ when you’re custom scaling a plan. This is typically caused by:

Roof Deck or Rooftop Garden

To add a rooftop, apply the deck measuring tool. This will cover decking & substrates but if you’re building hard/soft landscaping up there, you’ll need to add an extras allowance for these items. Don’t forget to allow for stairs, if required.

Ground floor vs 1st, 2nd or 3rd Floor

ProCalc allows for two ‘types’ of non basement floors: If you’re adding a second or third floor, you should treat this as an ‘elevated’ level. That is, add the dimensions for this ‘elevated’ work to your 1st floor measurements. Please note: If you’re adding a first floor to an existing dwelling, ProCalc’s algorithm automatically includes...

Roof Replacement

Roof replacement is included in ProCalc’s extension calculations. However, if you’re replacing a roof over a renovation, you will need to add in an extras allowance for any roofing works.

Flooring

Flooring – Carpet, polished boards/concrete, floating floor, vinyl floor, etc ProCalc automatically costs for flooring when you select the client design expectation so you don’t need to make manual adjustments. For example, a client design expectation of 1 or 2 will allow for lower cost flooring while 3, 4 or 5 allows for a higher...

Plan Uploader

The plan uploader allows you to upload plans into ProCalc so you can then do take offs on screen. It saves time and supports accuracy because it eliminates keying errors while placing ‘safety rails’ on the way you use ProCalc because it’s more systemised. Plans should: >Be combined into one PDF document >Not exceed 25MB...

Tender Pricing

Negotiated Tender – A price negotiated with one builder Closed Tender – Tenders invited from a ‘regular’ group of builders Open Tender – Tender is advertised or promoted to fresh builders Typically, pricing becomes more competitive as the tenders become more competitive. So, ProCalc allows for this when creating a price guide.

Cabinetry

Cabinetry is included in ProCalc’s calculations. We factor it in for all wet areas plus dry rooms. The quality level is managed by your selection of “Wet Area Quality for Finishes/Appliances” classified by budget, mid-range, premium and super premium. Should your project has a huge amount of cabinetry, we suggest you apply a PS allowance...

Client Support Requirements

This variable identifies the time required by the builder to manage client expectations. It is not published in the ProCalc report.

Who Sources Builder

Why does this matter?

Construction Contract

Different construction contracts operate in different ways. So, builders need to cost for the different elements. ProCalc applies costs according to the contract chosen.

Client Design Expectations

This variable address the detail of the finishes for the project and has a dramatic effect on the final price guide value. Generally speaking they fall into the following categories:

Swimming Pool or Spa

Caters for both fiberglass and concrete pools/spas. It also allows for safety fencing and deck/pavers within one metre of the pool edge

Project Type

Please note: Once a project has been saved, you cannot change the project type. Instead, you will need to create another project.

Walls Measurement

You want to capture: Note: Double brick walls are within tolerances if counted once. For example, adding a square extension (100m2) to an existing dwelling plus moving a 4m wall (in existing dwelling) might require: Adding 3 x 10m external walls for extension 30 lm Creating a new 3m opening from the existing dwelling to...

Walls – Cladding vs Masonry

ProCalc’s algorithm places a slightly higher value on masonry walls. To avoid client surprises, we recommend selecting the more expensive option of masonry if the design calls for various materials. More expensive external finishes are captured in your selection of the “Client Design Expectations” variable

Timeframe (Validity), Forecast, Escalation

ProCalc’s figures are valid for 30 days. We recommend undertaking a new report every 90 days for each project to capture price changes.

Stairs External

Please apply a PS allowance or extra

Stairs

Stairs should be calculated both upstairs and down. For example, a new 1st floor extension would require the ground floor around the stairs to be renovated. So, downstairs renovation area would include the stair area and upstairs extension area nominated would also include the stairs. Similarly for a ground and 1st floor extension, the ground...

Solar/Heat Pumps

Please obtain a suppliers price estimate and insert as an extra/PS item

Skylights

Please insert the m2 value into the skylights field. Windows are treated separately.

Site Complications

Retaining Walls

Apply an extra or PS allowance. We suggest you obtain a suppliers estimate.

Renovation Definition

Renovations are defined as rooms within the existing envelope where floors/plaster are being removed to expose frame/subfloor/slab. This also includes internal walls being added/removed. For wet areas such as kitchen, butlers, bathroom, ensuite, powder room and laundry, you should also apply those variables for fitout of those rooms. Renovations calculations do not include subfloor, restumping...

Price Range

ProCalc calculates the mid-point then adds/subtracts 10% as our goal is to mimic the market place. We do this for three reasons: a.     Design is highly conceptual at this stage so + or – 10% provides a sensible range, b.    Truly competitive tenders typically generate a range whereby the lowest price is 20% below the...

Pergola, Alfresco, Outdoor Area

m2 – should also be used for carports. Does not include decking, pavers or outdoor slab. These are added separately in ‘decking/outdoor slab’ Vergolas should be treated as an extras allowance

Paving

Paving on slab only. Do not include paving on sand. In the event of an expensive artisan paver, add an extra or PS item

Laundry

Laundry is a yes/no selection but informed by quality fitout and selected finishes in other wet areas. For Euro laundries, select no but add it as an Extra/PS item. Rough Guide: $5,000-$10,000

Kitchen/Bathroom Fixture/Appliances/Fitoff

The fitout for a wet area should be added in addition to any floor area nominated as new, extension or renovated. Appliances are automatically included in these fitout variables. The quality (and allowances) of these products are captured in the variable “Quality level for Finishes/Appliances in Wet Areas” To specify quality levels, ProCalc uses: For...

Kitchen Measurement

Take the full m2 foot print of the kitchen including cabinetry and circulation space. That is the full length and width are defined as a kitchen (including the island bench) If there is a pantry without services, include that in the kitchen measurement. Pantries with services (sink, dishwasher or oven, etc.) are defined as a...

Hot Water Service, HWS, Water Heater

A hot water service (electric or gas) is included. Solar/Heat pumps should be treated as extra/PS

Glass Windows or Doors, Openings

Procalc’s range assumes windows are double glazed with timber, aluminium or PVC frames. You should measure the m2 of the actual windows. Openings for full height glazing should be counted as structural wall lengths Single or triple glazing plus steel frames should be managed using extras/ps allowances. For single glazing, deduct $300/m2 (of glass) in...

Garage Door

If you’re building a new wall that contains the garage door, the lineal metre measurements captures the cost of a ‘regular’ garage door. That is, you do not have to allocate a cost for garage doors unless they’re extraordinary (eg glass).

Garage, Shed or Unfinished Spaces

Include the m2 in the calculations for the dwelling. However, if the space does not have plastered walls with simple concrete floor deduct $500/m2 (floor area) as a negative PS item.

Fencing

Please apply a PS allowance or extra

Extras & PS Allowances,

Every project is different so ProCalc includes this section for you to add any items that are unique to your specific project. Please note: Extras should be the total retail price to the consumer. That is, you should include costs plus builder’s margin/fees/GST/etc For negative deductions, insert a “-” sign in front of the cost...

Excavation & Soil Removal, Dig, Site Cut, Sloping

Usually measured in m3, ProCalc uses m2 of any site cut exceeding 300mm (or site scrape). We’ve done this for ease of use. You do not have to allow for edge trenches for example or a standard waffle slab. Instead it’s for a site cut into a sloping block or basement excavations (if you select...

European Laundry

Don’t tick yes for laundry. Instead allocate a PS extra. Rough Guide: $5,000 to $15,000 depending upon quality & appliances

Demolition (By Hand vs By Machine)

Full demolition means subfloor, walls and roof (m2) stripped back to soil. Note: Light demolition for internal renovations (eg strip out) are already included in the renovation rates and therefore not allocated as demolition. Apply demo to each level of the building. That is, for ground floor demo add that m2, then do the same...

Decking, Driveways, Outdoor Concrete Slab, Balcony

These items are captured together.

Cosmetic Touch Ups, Light

Cosmetic touch ups are defined as rooms just receiving a light touch such as painting, floor treatments (including polishing, carpet & floating floors) and light fittings up dates. This might also include bedrooms, hallways, common areas and wet areas. They should be excluded from any area nominated for renovation m2.

Consultancy Costs

Consultant costs such as engineering services, land surveys, geo tech etc are not included in ProCalc’s reports.

Construction or Builder’s Contingency

Just like a competent builder, ProCalc applies a small risk contingency to each project. Please note, you should assume typical builders’ exclusions such as discovery of asbestos or sub terrain floaters. That is, the report does not include ‘future’ or unforeseen variations.

Concrete Slab (outdoors), Carport

m2 of slab measurement for driveway, paths, carports, etc

Client Supplied

ProCalc assumes all materials, fixture and fittings are purchased by the builder. However, you can allow for client supplied goods by applying a negative Extra/PS. For example, if the client is supplying $5,000 of tapware, then nominate “Client Supplied Tapware” with a value of “-5000” in the extras allowances

Chimney Removal

Answer yes when a project requires a chimney removal (and make good) to an extension or renovation – particularly where town planning requirements mean the stack must still appear from the street. For example, if engineering is required to remove a chimney, answer yes If a chimney is being completely demolished as part of a...

High Ceiling Heights, Cathedral

Ceiling heights over 3.3m should have a PS extra applied. Rough Guide: $300/m2 for ceilings over 3.3m Ceiling heights under 3.3m are standard and included in ProCalc’s default numbers

Carport, Car Parking

For carports, use two variables – apply m2 for pergola for roof and outdoor concrete slab in m2 for the slab.

Butlers Pantry

Select yes if pantry includes sink, closed cabinetry and/or hardwired appliances. If it’s just open cabinetry in the pantry, include in kitchen area. The butler’s pantry variable is informed by quality fitout and selected finishes in kitchen.

Builder Preliminaries & Project Management

Typical preliminaries such as site set up, temporary fencing, power poles etc and project management costs are included in ProCalc’s numbers.

Bathroom vs Powder Room, Water Closet, Toilet

Treat bathrooms and powder rooms separately. A bathroom contains vanity, bath and/or shower, and toilet. A powder room contains a toilet & (usually) a vanity.

Bathroom – New Vs Renovate Existing

ProCalc classifies a bathroom as new if there’s no existing plumbing to that room (or in the case of a new build doesn’t exist). If there is plumbing to the existing room, you’re renovating the existing wet area Bathroom dimensions are the footprint of the room

Heating, Cooling, Air Conditioning, Split-Systems

“Regular” heating and cooling is included in ProCalc’s figures. Hydronic heating, slab heating or fireplaces should added as extras/ps allowances. Renovation, extension and new builds all presume the inclusion of standard heating/cooling.