This paper reveals the non-technical elements that affect construction project costs, known as soft cost elements (SCEs). These elusive elements have received little attention although they are significant in influencing management decisions of a project. There is much interest in the mitigation of cost for green projects, but the focus is generally leaning towards hard cost aspects. Information about SCEs remains obscure. Qualitative approach is adopted in this research using face-to-face unstructured interviews with 12 respondents consisting of green building project experts who have been involved in many projects certified by the Malaysia Green Building Index (GBI). A total of 4 project cost datasheets were also analysed to confirm the SCEs in the project budget and to enable a clear definition of the SCEs term. The results show that SCEs are tangible and not hidden in nature. Although they constitute smaller percentage in the project cost, the implications of SCEs are far-reaching and can influence critical management decisions. There are 8 SCEs identified which are divided into 3 main categories: 1) Design Influence (project brief preparation, consultant fees and green certification); 2) Authority Requirement (pre-development charges and contribution charges); and 3) Development Provision (marketing, project overheads and security of funding). This study is practical and relevant for both green and conventional construction project, with an additional of ‘green certification’ element for green projects. The paper provides new insight into the understated elements that drive project cost from a managerial perspective and indicates key areas for future studies on project cost.

本文揭示了影响建设项目成本的非技术要素，称为软成本要素（SCE）。尽管这些难以捉摸的元素在影响项目的管理决策中起着重要作用，但它们却很少受到关注。减轻绿色项目成本的兴趣很大，但重点通常放在硬性成本方面。有关SCE的信息仍然不清楚。本研究采用定性方法，对12名受访者进行了非结构化访谈，这些受访者包括绿色建筑项目专家，这些参与者参与了马来西亚绿色建筑指数（GBI）认证的许多项目。还对总共4个项目成本数据表进行了分析，以确认项目预算中的SCE，并能够明确定义SCE术语。结果表明，SCE是有形的，没有隐藏在自然界中。尽管它们在项目成本中所占的比例较小，但SCE的影响深远，并且会影响关键的管理决策。确定了8个SCE，分为三个主要类别：1）设计影响力（项目简要准备，顾问费和绿色认证）；2）权限要求（开发前费用和贡献费用）；3）开发规定（市场营销，项目间接费用和资金安全）。这项研究对于绿色和常规建筑项目都是实用且相关的，另外还为绿色项目提供了“绿色认证”要素。