英国的全生命成本计价

1、1,30th May 2006,Whole Life Costing in the United Kingdom,Michael Byng FRICS AAIQS ACIArb MPWI Chairman RICS Quantity Surveying these include replace and/or maintenance over the life of the asset. In outline design During the choice of components in detailed design. In bid appraisal Assessment of pro

2、posed construction change orders. Effectiveness of construction on occupancy evaluation。 为达到目的，全生命成本计价理论须运用于建设全过程的各个阶段： 在前期评估和决定购买或租赁时； 在选择建设方法的可行性评估时，包括资产整个生命期间的重置和/或维护； 在概念设计时； 在详细设计阶段选择设备部件时； 在评标时； 在评价建议的施工变更指令时； 在使用阶段评估建筑物的效应,30th May 2006,9,Phases in Construction life建筑生命期的划分,Based on draft ISO

3、15686 5 根据草案ISO15686-5,30th May 2006,10,Acquisition Costs to consider获得-应考虑的费用,By construction建设 Site costs; purchase, clearance and preparation土地购买、清理和准备 Design设计 Construction施工 Commissioning/handover移交 Transaction costs fees转让费 In-house administration and costs内部行政管理和费用 By purchase/renting购买/租赁 Pu

4、rchase price购买价格 Cost of purchase/adaptation购买/改造的费用 Transaction costs fees转让成本/相关费用 In-house administration and costs内部行政管理和费用,30th May 2006,11,Use and Maintenance Costs and income使用与维护-成本和收入,Costs成本 Management costs; cleaning, energy utilities, janatorial services, land and grounds including lands

5、caping 管理费用，包括清洁、能源、设备、服务、景观 Maintenance; commissioning or fitting out 维护，佣金和装修 Repairs and renewals “churn costs” 维修和翻新各种费用,Income收入 Receipts of ownership of the asset 资产权益收入 Rents from surplus space (less any loss of income during interim refurbishment or failure of facilities) 富余空间出租收入（减去室内装修或设备故

6、障期租金损失,30th May 2006,12,Disposal Costs and income废物处理-支出和收入,Costs支出 Disposal including demolition, 废物处理，包括拆除 Obligation under repairing obligation under leases修复义务和租赁责任 Site clean up, decontamination场地的清理；污染物的清除 Costs of sale销售费用,Income收入 Sale of interest in asset. 资产权益的出售 Sale of materials for recy

7、cling 可回收使用材料的出售,30th May 2006,13,Why consider these costs and with whom?为什么考虑这些费用及由谁来考虑,In the UK, the Construction Clients Form said:- “(we) want whole life (cycle) costs to be appraised and the supply chain to commit themselves to build on time, budget and quality and provide genuine value for mo

8、ney throughout the life of the construction” Constructing Improvement The Clients Pact with the Industry 在英国，建筑业的业主说： - “（我们）希望（建筑物）整个生命周期的成本被评估，供应链能履行诚诺按约定工期、预算、质量将项目完成，提供能贯穿建筑物终生的真正物有所值的产品。 建筑业的成就业主与行业公约,30th May 2006,14,WLCC Key decisions (1)全生命成本计价关键决定,Client involvement in the process Setting t

9、he whole life span 业主全程参与-设定建筑物的寿命 To agree the decision on the required life span of the asset. 同意关于建筑所要求寿命的决定 The balance required between capital and running costs. 建设成本与运营成本间的平衡 The maintenance strategy; planned or reactive? 保养维护的策略预先计划或随机应变？ Fall back plans to mitigate the effects of premature

10、failure of components or loss of functionality 缓和构件潜在失效或功能丧失的影响的补救计划。 “Clients should seek to evaluate all tenders on the basis of quality, likely cost-in-us and known past performance as well as (bid) price” Sir Michael Lathams report “Constructing the Team” ”业主应在比较投标报价的同时，设法在质量、使用期可能发生的成本和过往表现等方面上

11、评价各个标书。“ 迈克.雷森爵士的报告”缔造队伍,30th May 2006,15,WLCC Key decisions (2)全生命成本计价关键决定,Project team involvement in the process Setting the cost parameters. 项目组全程参与设定成本核算的参数. Considering relationship between capital and operating costs. 考虑投资成本与运营费用之间的关系。 Setting realistic levels of costs and receipts. 设定成本和收益的实

12、际水平。 Reviewing allowances to be made future inflation. 检讨未来通货膨胀的幅度。 Agreeing discount rates to calculate NPV (Net Present Value); NB in publicly procured schemes this rate is set by the Treasury. 商定计算净现值的折算率。注意：在公共生产部门这个比率由英国财政部厘定。 “Members seek objective value based sourcing throughout the supply c

13、hain by establishing and implementing selection criteria designed with business objectives and understood by suppliers” Construction Round Table Agenda for Change 通过供应连，让项目组建立，执行和理解设定的商业目标，以达到业主寻求的目标和价值。 班,30th May 2006,16,A step by step project appraisal guide (1) Initial Investment Appraisal项目评估分步

14、指引初期投资评估,Criteria to review The need to define functional requirements. Consideration of alternative forms of construction Buy or build or repair or adaptation of existing assets. Review clients priorities to achieve the required rate of return on capital investment. Length of design life or in the

15、case of PFI/PPP, the length of the concession 检查的准则- - 功能性要求的定义 - 建筑形式的选择 - 购买、兴建、修复或改造使用现成的建筑 - 检讨达到要求资产回报率关键要点 - 设计寿命，或在PFI/PPP情况下协议 商定的建筑寿命,Assumptions required to satisfy these criteria 满足检查准则的假定； Performance requirements for the completed projects. 项目表现要求； Timing of cost and income flows and pe

16、riod between review or re-appraisal 成本的时效性、收入流 及回顾与 再评估的时间间隔； Programme of major component repair or replacement during the project life. 在项目生命期内，主要部件修复或置换的计划； Cost of alternative fuels. 使用不同燃料的成本,30th May 2006,17,A step by step project appraisal guide (2) Design and construction appraisal项目评估分步指引 设

17、计与建造评估,Prepare WLCC plan; develop and refine with design development. 准备全生命成本计价计划，并随设计发展逐步优化. Involve the supply chain in all decisions; contractors, suppliers and manufacturers. 将供应链考虑在内: 承建商, 供货商 和工厂. Define components requiring long life and those for which a short life is required. 定义要求长期使用和短期使用

18、的构件。 Include WLLC criteria in construction procurement documents. 将全生命成本计价评价准则包括在采办大纲文件中。 And Develop WLCC with the design and the overall investment plan, gradually replacing historic data with accurately predicted costs. 配合设计进展和总体投资计划,逐步用准确的预测成本取代全生命成本计价的历史数据,30th May 2006,18,A step by step projec

19、t appraisal guide (3) Completion and post-occupation appraisal项目评估分步指引竣工和使用评估,Develop the WLCC plan to include: - Durability information Reconciliation of maintenance profile with asset design life. Anticipated whole life costs of components and services. 修订全生命成本计划,包括: - 耐久性资料 - 按建筑设计寿命调整维护指引 - 预测构件

20、及设备的全生命成本 Monitor the performance and cost of the completed construction to highlight: - Variations from cost predictions Effects of the variations on operating and maintenance plans. Increases in the cots of major periodic replacement of major repair of assets. Over-cautious of optimistic durabilit

21、y or cost estimates. 监测已交工项目的表现和成本,着重: - 在成本预测范围内的变更 - 变更对营运和维护计划的影响 - 建筑主要维修和更换费用的提高 - 特别留意耐久性的估计和成本的估算 For major refurbishment works, assess:- Residual service life of retained assets. Remaining service life of assets and Validity of original design life when set against achieved service lives. 对大

22、型翻新工程,评估; - 被保留建筑的剩余使用寿命 - 保留设备的可使用寿命,和 - 当达到设备服务期时，原设计寿命的有效性,30th May 2006,19,A step by step project appraisal guide (4) Disposal appraisal项目评估分步指引废物处理评估,The end of service life:- As planned, sale or demolition; NB in PFI/PPP projects there are contractual obligation to transfer the assets in a pre-agreed condition. Early obsolescence not predicted or brought about by unforeseen circumstances. Unforeseen opportunities; early sale delivering benefits in place of the cost of demolition and environmental refurbishment 服务期的结束: - 按计划,出售或拆除.注意:在PFI/PPP项目中有按预定条件让度资产的合约义务. - 没有预