BMS Project Cost Calculator

• Equipment Total = Σ(qty × unit cost)
• Labor Total = Σ(hours × hourly rate)
• Direct Subtotal = Equipment Total + Labor Total
• Overhead = Direct Subtotal × (Overhead% / 100)
• Contingency = Direct Subtotal × (Contingency% / 100)
• Profit = (Direct Subtotal + Overhead + Contingency) × (Profit% / 100)
• Tax/VAT = (Direct Subtotal + Overhead + Contingency + Profit) × (Tax% / 100)
• Grand Total = Direct Subtotal + Overhead + Contingency + Profit + Tax/VAT
• Cost per Point = Grand Total / Total Points

1) Define scope with point counting

A building management system estimate is strongest when it separates hardware, software, and services. Start by confirming the point count from drawings and schedules, because points drive controller sizing, wiring effort, programming, and commissioning time. For many projects, 250–600 points is common, so a quick cost-per-point check helps validate early budgets.

2) Build a realistic equipment bill

Accurate device pricing comes from a clear bill of materials. Controllers, sensors, actuators, meters, and panels should be priced with freight and spares in mind. If a sensor averages 35 each and you need 120 units, that line alone is 4,200. Small variances across high quantities can move the total materially.

3) Separate labor into controllable buckets

Labor is typically the largest uncertainty. Split hours into engineering, programming, installation, commissioning, and project management so you can adjust each based on site complexity. For example, programming at 55 per hour for 120 hours equals 6,600, while commissioning at 60 per hour for 100 hours equals 6,000. Tracking these buckets improves future estimates.

4) Apply markups consistently and transparently

Markups should mirror your internal policy and client contract. This calculator applies overhead and contingency on direct costs, then profit, then tax or VAT. Using 10% overhead, 7% contingency, and 12% profit provides a transparent, reviewable ladder of additions that stakeholders can approve.

5) Validate results and communicate assumptions

Finally, use the result outputs to communicate scope and assumptions. Share the equipment and labor breakdown, and export CSV or PDF for approvals, tender submissions, or change control. Revisiting inputs as quotations arrive keeps the estimate aligned with the real market.

As a benchmark, divide the grand total by total points. If the calculated cost per point is far above historical norms, re-check point counting rules, panel quantities, and installation hours. If it is far below, confirm whether networking, software licensing, graphics, and training are included. Document assumptions in the notes section so revisions are controlled and defensible during review cycles.

Should I include software points in total points?

Yes, if your standards count soft points that require graphics, trends, alarms, or logic. Keep the counting rule consistent across projects so cost per point comparisons remain meaningful.

How do I price controllers when brands differ?

Use vendor quotes where possible. If early design is brand-agnostic, price a conservative average and add contingency. Update unit costs as soon as the preferred manufacturer and protocol are confirmed.

What labor hours are typical for commissioning?

It depends on system complexity and integration. A rough starting range is 0.2–0.6 hours per point, then adjust for after-hours work, seasonal testing, and third‑party witnessing requirements.

Where do training and handover costs go?

Add them to labor, usually under project management or commissioning, depending on who delivers training. If training is a separate line item in your contract, keep it as a dedicated cost bucket.

How should I handle tax or VAT?

Apply the percentage to the taxable base your jurisdiction requires. Some projects tax materials only, others tax services too. Set the rate accordingly and document what is included in the taxable base.

Why is my cost per point unusually high?

Check for double-counted devices, inflated installation hours, or expensive licensing. Also confirm point count rules and whether you included integration, graphics, trending, and warranty support that past projects excluded.

Can I use this for change orders?

Yes. Duplicate the baseline inputs, then modify only the changed quantities, hours, and markups. Export both versions to show deltas clearly and support negotiation with transparent assumptions.