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Introduction to NRM 3 and Maintenance Cost Planning
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1.1 Scope, purpose and structure of NRM 3
1.2 Terminology: “order of cost,” “cost planning,” “maintenance works”
1.3 How NRM 3 interfaces with NRM 1 (cost management) & NRM 2 (preparation of bills)
1.4 Benefits of applying NRM 3 to maintenance projects
Classification of Maintenance Works
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2.1 Planned Preventive vs. Reactive Maintenance
2.2 Routine Inspections and Minor Repairs
2.3 Refurbishment, Overhaul and Improvement Works
2.4 Lifecycle vs. Day-to-Day Maintenance
Lifecycle Costing & Whole-Life Value
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3.1 Principles of lifecycle costing for buildings
3.2 Predictive modelling of repair and replacement cycles
3.3 Balancing initial vs. long-term costs
3.4 Incorporating sustainability and resilience
Data Collection & Condition Surveys
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4.1 Survey methods: visual, technical and instrumental
4.2 Recording and coding defects in line with NRM 3
4.3 Using historic maintenance records
4.4 Assessing remaining life and priority ranking
Quantification & Measurement for Maintenance
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5.1 Measurement rules for common building elements
5.2 Units of measurement and conventions (area, length, count)
5.3 Allowances for access, protection and making good
5.4 Applying the NRM 3 measurement checklist
Rate Building & Cost Databases
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6.1 Components of a maintenance rate
6.2 Labour, plant and material breakdown
6.3 Adjustments for location, contract type and site conditions
6.4 Developing and using a cost database
Order of Cost Estimating (Analogous & Unit-Rate)
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7.1 Analogous (historical) estimating techniques
7.2 Elemental unit-rate estimating
7.3 Factor (parameter) estimating for high-level budgets
7.4 Accuracy ranges and confidence levels
Cost Planning Process & Stages
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8.1 Setting cost objectives and tolerances
8.2 Developing the cost plan: Part A (strategy)
8.3 Developing the cost plan: Part B (detailed estimates)
8.4 Cost plan reporting and sign-off
Risk, Contingency & Inflation
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9.1 Identifying cost risks in maintenance works
9.2 Quantifying contingency sums
9.3 Allowance for inflation and indexation
9.4 Presenting risk-based cost options
Budgeting & Funding Strategies
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10.1 Aligning cost plan with available budgets
10.2 Phasing maintenance works for cashflow control
10.3 Grant funding and external finance considerations
10.4 Prioritisation frameworks for limited budgets
Contract Strategies for Maintenance
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11.1 Traditional vs. Framework and Term contracts
11.2 Provisional sums, prime cost items and dayworks
11.3 Performance-based and target cost contracts
11.4 Measurement and remeasurement provisions
Cost Control & Monitoring
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12.1 Establishing cost control thresholds
12.2 Reporting cycles and dashboard indicators
12.3 Change control: variations and client instructions
12.4 Forecasting final outturn cost
Procurement & Tendering for Maintenance
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13.1 Preparing pre-qualification documents
13.2 Tender documentation aligned with NRM 3 cost plan
13.3 Tender analysis and pricing comparisons
13.4 Award recommendations and negotiation
Case Studies & Practical Application
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14.1 Hospital facility maintenance cost plan example
14.2 School campus cyclic maintenance budgeting
14.3 Heritage building conservation works estimate
14.4 Workshop: develop a mini cost plan from condition survey