FAQ: How Much Does A New Rehearsal Hall Cost: Budgeting For Planning Music Rehearsal Facilities

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Casper College Instrumental Rehearsal Hall

Across the country, music educators are making do with the facilities they inherited, often with their programs hampered by the limitations of these spaces.  Renovating or building new music facilities is an inherently complicated exercise, but it is one of our specialties at HMS Architects.  At the risk of oversimplification, here are some ballpark figures based on our current and previous projects, to educate the educators on what is involved in planning a music rehearsal facility.

Detail level of estimates

Estimates typically increase in detail level as the design progresses, and could include costs by rough overall building square footage numbers, room-by-room square footage numbers, or even detailed accounting of every element at the end of design.  However, at the end of the day, all of this is done to estimate the final bids of several contractors who have their own individual methodologies and pressures that affect their bids. 

However, for the purposes of planning projects some years in the future, here are some rough figures and considerations.

Building Efficiency

Building efficiency measures the net usable area in relation to the more commonly used gross overall building area.  This building efficiency varies by building type, but in our experience, music facilities have historically tended to be particularly inefficient, around the 40-60% range.  This means that about half of the overall building area is devoted to non-programmed spaces, including walls, chases, corridors, stairs, restrooms, janitor’s closets, mechanical rooms, etc.

It is worth noting that the building efficiency numbers will rise and fall based on which spaces count as programmed.   Here we are using one of the least forgiving definitions, for simplicity, but it is not uncommon to count restrooms or janitorial areas as programmed spaces, and that would therefore artificially bump up the building efficiency.

For reference, above is a color-coded first floor plan of the HMS-designed Casper College School of Music.   The overall area is shown in grey and black, while only the red areas are programmed spaces, only 56% of the total area, but relatively high for a performing arts facility.  This particular floor is 27,000 SF, and with the second floor above it, the building was 35,000 SF total. The cost of construction was about $12.7 million, in 2012 dollars, a relatively cost-effective $370 per square foot. It is also worth noting that this building includes a performance hall, which is outside the scope of these estimates.

Music facilities tend to be relatively inefficient for many reasons, including increased acoustical wall thickness, wider hallways, etc., that are uniquely necessary for music facilities.   In addition, this ratio will vary based on many factors, including room quantity, site constraints, program or adjacency constraints, and the skill of the architect.  However, all of these factors will historically affect the ballpark 50% efficiency value (and therefore size of the building, and the price) by about 10%. 

For example, if a department is looking for a 6,000 square foot (SF) rehearsal hall, with 3,200 SF of storage, and eight 100 SF practice rooms to round it out, it would add up to 10,000 SF net, but the building may end up being approximately 20,000 SF gross, or about 100 by 200 feet.  Conversely, if someone mentions a 20,000 SF building, there is probably only 10,000 SF of usable space in it.

Cost per Square Foot

The most common comparison of building cost is cost per square foot, usually measured by construction cost divided by gross square footage.  Based on our previous projects, and checked against other music facilities, in 2015, we expect the cost per square foot to be approximately $300-$600 per square foot in 2015 dollars for music facilities.  For the purposes of this article, we will assume $500 per square foot as a reasonable, safe, and round value.  This figure is considerably higher than most building types.  This is a result of the specialty construction necessary to address the acoustic needs of these spaces, including acoustic treatments, theatrical and recording equipment, structure for large open spaces, heavy double walls, acoustically separate structures, and sometimes even entirely separate mechanical systems within the same building.

Cost of Construction (Hard Costs)

The cost of construction is the most common cost referenced.  It is estimated by the architect, but the final cost is the actual bid cost by the contractor who will construct the building.   This price will include all of the labor, materials and profit involved in the construction of the building.

Going back to our example, at $500 per square foot, that 20,000 SF building would be approximately $10M in construction cost.

Soft Costs

This includes furniture, removable equipment, permitting, surveyors, construction testing, and professional design fees for architecture and engineering.   This cost will vary, but is usually about an additional 25% of the cost of construction. 

In our example, that would come out to an additional $2.5M.

Total Project Cost

The total project cost contains the hard cost of construction, combined with the other project soft costs. 

Going back again to our example, the project’s $10M construction cost would translate to a $12.5M overall project cost.

Inflation adjustments

It’s also important to account for inflation and cost increases when planning for future projects.  Construction is subject to market forces, and while there is some volatility, things tend to cost more in the future.

Our example $12.5M 2015 project would have cost only $11.4M only 5 years ago, in 2010, and only 10.2M 10 years ago, in 2005.  Historically, this has amounted to  2-3% a year, or a 10% increase in all costs for every 5 years, but any year could be different.   The data we have has shown an annual increase of 3-8 % in both 2013 and 2014.  This trend is expected to continue at 3-8%, depending on location, in 2015

Common Spaces

Below is a chart showing the approximate costs of common spaces.  Not every building will need every space, and certain programs may be able to easily squeeze into smaller spaces than the full-sized theoretical optimum.  Usually, programs grow from existing spaces, and can re-purpose those spaces for new uses that fit.  Every program, every site, and every need will be different per project, and every building should be carefully tailored by knowledgeable experts to meet those needs, which is why we are here.  However, these numbers should be enough to allow for some long term planning for the future of your music programs.

(As reprinted in the program for the 2015 annual conference of the International Council of Fine Arts Deans)
Pdf version is downloadable here
More about HMS-designed Performing Arts Projects
More about HMS-designed Educational Projects
More about Casper College School of Music

Tulane Catholic Center is Substantially Complete

The Tulane Catholic Center has been completed on August 7th, 2015 by F. H. Meyers construction. This three-story, 8,400 square foot building is constructed with a rain screen siding system on structural metal studs. This building contains a social area, a chapel with a sacristy, a conference room, two classrooms, and a small library with a study room.

Construction took about a year, starting in August of 2014, and has been completed in August of 2015. The final building cost of the project was approximately two million dollars.

The grand opening will occur on Friday August 21st, 2015. We thank the Archdiocese of New Orleans and F. H. Meyers for working with us on the project, and wish them the best in the future.

More information about the Tulane Catholic Center
More information about the Archdiocese of New Orleans
More information about F.H. Meyers Construction Corporation

Case Study: Renderings vs Reality at Casper College School of Music

In the course of designing the new School of Music building at Casper College, in 2011, we created several renderings to aid in our design decisions for the major spaces, to make sure they look & feel right.  These were also used to show the owner what they could expect as a final product, and also distributed to them to use as promotional materials to drum up support.

The program we used (the then-cutting edge Autodesk Revit 2011&2012,) allowed us (and our consultants) to model the entire building in the computer before anything was built, allowing us to more accurately visualize how the finished product will generally look.  There are several schools of thought in terms of renderings, but we generally strive towards accuracy, minimizing the amount of embellishment.   There are, of course, levels of detail that are not always present.  For example, often we don't need to spend time modeling the light switches and exit signs to get a good sense of the space, but in general, with a more accurate rendering, the client is made aware of the final appearance of the space, and if any problems are found early on, they can be addressed before they become expensive change orders during construction.

When the project was completed, HMS hired a photographer to document the same spaces.  See below for the comparison, to show how closely the renderings (created entirely in the computer while the site was a grass field) compared to the real world building, more than a year later.

Concert hall from back rear.  Rendering is on top, final picture below.  This rendering is from relatively early in the process, and there has been some subtle tweaking of the design during the final CD stage and construction, notably in the upper ceiling and wall panels, and the lower railings.

Concert hall from center.  This rendering has been updated, showing the revised railings, wall panels, and ceiling panels, changed during value engineering.

Instrumental Rehearsal hall.  Rendering is on top, final picture below.   Both views are from the back of the room towards the front, but are from opposite corners - the whiteboard is the same.  For reference, the room is more or less symmetrical, except for the window.  The curtain is adjustable, and can be opened or closed to suit the acoustics of the room.

Choir Room.  Rendering on top, final picture below.  Rendering is fairly accurate, other than missing furniture and curtains, and some slight material inaccuracies with the wooden slats at the top, the ceiling tile material, and the wall diffuser material.

Percussion Suite.  Rough rendering on top, final photo on bottom.   Views are from opposite corners of the same room, facing the same windows.  All the acoustic panels and casework is modeled correctly, although the same ceiling and wall diffuser material issues are present, and the carpet tile was laid in a slightly different pattern.  Notably, the curved acoustic hanging panels needed to be shifted slightly during construction.

Front Lobby.  Rendering at top, final image below.  All the elements are in place, minus the owner-supplied furniture.  The color balance differs slightly, with reality feeling brighter and fresher than the warm and dark rendering.

Main Stair.  Rendering at top, final photo below.  Note how the stair, railing, lights, and benches are all built more or less as drawn, except for a few finishes, selected later.

Upstairs Lobby  Rendering is on the top, with final photo on the bottom.  Geometry is essentially identical, along with colors.   There are only a few  special system and owner-supplied elements missing from the renderings, and the room in general "feels" darker than reality.

For reference, this building was modeled in then-cutting edge Autodesk Revit 2011 and 2012, and rendered in the same program, on our local computers.  Since then, we have continually improved our rendering technology and skills to create better and more-accurate renderings.

Construction underway for the Tulane Catholic Center

The Tulane Catholic Center is now under construction by F. H. Meyers construction. This three-story, 8,400 square foot building will be constructed with a rain screen siding system on structural metal studs. This building will contain a social area, a chapel with a sacristy, a conference room, two classrooms, and a small library with a study room.

Construction took about a year, starting in September of 2014, and is anticipated to take about a year to construct, for approximately 2 million dollars. 

More information about the Tulane Catholic Center

More information about the Archdiocese of New Orleans
More information about F.H. Meyers Construction Corporation

LSU M&DA Wins AIA Gulf States Award

The Louisiana State University Music and Dramatic Arts building has been given an Honor Award by the Gulf States region of the American Institute of Architects.  According to the jury:  

The architect lovingly restored the existing building and made additions that did not detract or compete with the original structure. The proscenium theater, in particular, was restored to its original glory. The architect inserted new life safety systems unobtrusively, preserving the high spirits of this glorious Art Deco building.

HMS is honored by the building's selection.

From the HMS website:

Louisiana State University built the original Music & Dramatic Arts Facility in 1932. This large Italian Renaissance building is recognized in the State Register of Historic Places, but lacked the modern amenities necessary to properly support the college’s music and theater programs. In addition, the basic common areas were substandard in function and safety.
HMS managed the programming for the entire renovation. The performance spaces needed a significant overhaul, however the academic and support spaces were the largest challenge. The facility needed new classrooms, faculty offices, research rooms, libraries and storage. HMS Team had to first understand the department goals, changing curriculum and class scheduling.
The final design brought new clarity to the circulation and visual balance to a discordant series of prior additions and related buildings. Our solution restores and enhances the distinctive art deco elements of the original 400-seat proscenium theatre and main lobby
The new design overhauls an obsolete building infrastructure while working within the boundaries of a very restricted site and budget.

More about the award at the AIA website (see fourth slide)
More about the award-winning LSU Music and Dramatic Arts Building at the HMS Architects website
More about HMS-designed music schools and other performance Projects