In this step of determining the quantitative requirements, one must reconcile the available budget with the quantity of enhancements desired in the project timeframe. First, a listing of spaces is developed to accommodate all the activities desired. The space standards investigated are the foundation of this list of space wants.The space needs are listed as net assignable sq. feet (NASF), making reference to the space allotted to an activity, excluding circulation to that space.

A percentage for "tare" space is added to the total NASF. Tare space is the area required for circulation, walls, mechanical, electric and phone apparatus, wall thickness, and public toilets. Building potency is the proportion of NASF to gross square feet (GSFs), the whole area including the NASF and tare areas. Building potency equals NASF/GSF. The building potency of an existing space utilised by a customer can inform the choice of the net-to-gross proportion. The example below of an office suite inside an office building illustrates the areas of net assignable sq. feet and tare area.

Notice that some space inside an office is considered circulation, although it's not delineated with walls. We call this circulation as ghost corridor. An office suite inside an office building illustrates the areas of net assignable sq. feet and tare area. In the case of a renter improvement inside a bigger building, one creates the "internal gross" of the leased space. Further support space or tare area like mechanical rooms and public toilets wouldn't be included in the calculation for this project type. The required GSF is then tested against the available budget. In drafting the total project cost, the programmer uses the price tag per square foot of the amount researched.

Factors for inflation should be included, based on the project schedule. Costs of project should be projected to the date of the mid-point of construction because bidders work out guesses on the presumption that costs could change from the time of the bid date. The total project cost contains the construction cost (for building and site work), and amounts for architect's costs, furniture and apparatus, communications, contingency, printing for bid sets, contingency, soils tests, topological surveys, and any other costs that comes from the owner's budget.

The objective is to help the owner get ready for all the project costs, not just those costs allotted to construction. If the base line for the project costs is more than the budget, 3 things can occur:

1) Space can be trimmed back to a later phase (a reduction in quantity).
2) The price per square foot can be reduced (a decrease in quality).
3) Both. This reconciliation of the required space and the available budget is crucial to outlining a realistic scope of work.