英國(guó)的全生命成本計(jì)價(jià)

2006ConstructionCostManagementInternationalConferenceShenzhenChina130thMay2006WholeLifeCostingintheUnitedKingdomMichaelByngFRICSAAIQSACIArbMPWIChairmanRICSQuantitySurveying&ConstructionFaculty30thMay20062006ConstructionCostManagementInternationalConferenceShenzhenChina2英國(guó)的全生命成本計(jì)價(jià)麥克·彬英國(guó)皇家測(cè)量師協(xié)會(huì)工料測(cè)量及建筑部主席英國(guó)皇家測(cè)量師協(xié)會(huì)會(huì)員澳大利亞測(cè)量師協(xié)會(huì)會(huì)員英國(guó)注冊(cè)仲裁協(xié)會(huì)會(huì)員英國(guó)鐵路協(xié)會(huì)會(huì)員

建筑成本管理國(guó)際研討會(huì)中國(guó)深圳2006.0530thMay20062006ConstructionCostManagementInternationalConferenceShenzhenChina3Whatiswholelifecyclecosting?

什么是全生命成本計(jì)價(jià)計(jì)價(jià)?“….atooltoassistinassessingthecostperformanceofconstructionwork,aimedatfacilitatingchoiceswheretherearealternativemeansofachievingtheclient’sobjectivesandwherethosealternativesdiffer,notonlyintheirinitialcostbutalsointhesubsequentoperationalcosts”DefinitionfromtheemergingISPStandard15686onservicelifeplanning“(全生命成本計(jì)價(jià))是一個(gè)協(xié)助評(píng)估建筑工程成本表現(xiàn)的工具。旨在對(duì)達(dá)到業(yè)主目的的多種不同質(zhì)的可選擇手段提供一個(gè)便利比選的方法。其不僅考慮建設(shè)期的成本，而且要考慮建成投產(chǎn)后運(yùn)營(yíng)使用的成本?！?摘自《theemergingISPStandard15686onservicelifeplanning》30thMay20062006ConstructionCostManagementInternationalConferenceShenzhenChina4Why-wholelifecyclecosting?(1)

為什么要全生命成本計(jì)價(jià)?“Increasingly,clientsaretakingtheviewthatconstructionshouldbedesignedandcostedasatotalpackage,includingcostsinuseandfinaldecommissioning”ConstructionTaskForceReport-“RethinkingConstruction”“越來(lái)越多地，業(yè)主接受這樣的觀念—建筑應(yīng)該作為一個(gè)完整生命體，即包括使用期的成本和最后拆除的費(fèi)用—去設(shè)計(jì)和核算成本?！?摘自《ConstructionTaskForceReport》之“建筑業(yè)的再思考”30thMay20062006ConstructionCostManagementInternationalConferenceShenzhenChina5Why-wholelifecyclecosting?(2)

為什么要全生命成本計(jì)價(jià)?IntheUKandelsewhereintheEuropeanUnion,publicauthoritiesareturningtoPrivateFinanceInitiative(PFI)orPublicPrivatePartnership(PPP)routestodelivernewbuildingandinfrastructureprogrammesandassociatedservices.在英國(guó)和其它歐盟國(guó)家，政府正在轉(zhuǎn)向采用民營(yíng)資本先投入（PFI）或政府民營(yíng)合作伙伴（PPP）的途徑去提供新的公共建筑、基礎(chǔ)設(shè)施和其它服務(wù)。Elsewhereindevelopingcountries,wheretheseisinsufficientrevenuefromcurrenttaxation,governmentsseektomakeuseofPFIandPPPmethodstodeliverprojectsonadeferredpaymentbasis.在其它發(fā)展中國(guó)家，由于其當(dāng)前的稅務(wù)體制下的財(cái)政收入不足，政府尋求運(yùn)用PFI和PPP的方式分期付款地去興建項(xiàng)目。Intheseareas,PFI/PPPtechniquesarebeingappliedtohealth,education,securityandroadandrailtransportationprogrammes.在這些地區(qū)，PFI和PPP策略被廣泛運(yùn)用于衛(wèi)生、教育、安全、道路及鐵路交通等發(fā)展計(jì)劃。Thekeyfactorsinmakingtheawardofthesecontractsaretheoperationalcostofrunningthefacilities,theconditionoftheassetonterminationandtheoperatingagreementand/orthecostofdecommissioningordisposal.應(yīng)用PFI和PPP協(xié)議的關(guān)鍵因素是：設(shè)備運(yùn)行成本、資產(chǎn)最終狀況、操作協(xié)議、拆除和廢物處置成本。30thMay20062006ConstructionCostManagementInternationalConferenceShenzhenChina6Whatarethebenefitstoclients?

什么是業(yè)主的好處?WLCC

全生命成本計(jì)價(jià)Encouragesthebiddertoanalysetheclient’sbusinessneedsbythebidderwhocommunicatesthemtohisprojectteam.

通過(guò)投標(biāo)人與業(yè)主項(xiàng)目組的溝通,鼓勵(lì)投標(biāo)人分析業(yè)主的需求。Evaluatesthealternativecostofownership(construction,purchaseorrenting)overthewholelifeoftheasset(s).對(duì)各種可選擇的資產(chǎn)權(quán)屬關(guān)系（興建、購(gòu)買或租賃），評(píng)估其全生命成本。Optimisesthetotalcostofownershipbybalancinginitialcapitalandrunningcosts.

通過(guò)比較初期投入資本和后期運(yùn)行費(fèi)用，對(duì)相應(yīng)權(quán)屬關(guān)系的總成本進(jìn)行優(yōu)化。Analysestherisksandcostsoffunctionalperformanceduetofailureofmaintenance.

分析由于維護(hù)不當(dāng)引起的功能損失的風(fēng)險(xiǎn)和成本。Promotesrealisticbudgetingforoperationmaintenanceandrepairs.

為運(yùn)行期的維護(hù)和修理提出切實(shí)可行的預(yù)算。Encouragesdiscussionandrecordingofdecisionsaboutdurabilityofmaterialsandcomponentsattheoutsetoftheproject.-鼓勵(lì)討論并記錄在項(xiàng)目開(kāi)始時(shí)對(duì)材料和構(gòu)件的耐久性所作的決定。Providea“ValueforMoney”approachtoprojectsolutions.

對(duì)項(xiàng)目的解決方案提供“經(jīng)濟(jì)合理性”評(píng)價(jià)Providesdataonactualperformanceandoperationcomparedwithpredictionsasabenchmarkforfutureprojects.

提供實(shí)際使用表現(xiàn)的數(shù)據(jù)與預(yù)期指標(biāo)相對(duì)比,并以此數(shù)據(jù)作為未來(lái)項(xiàng)目發(fā)展的依據(jù)。

30thMay20062006ConstructionCostManagementInternationalConferenceShenzhenChina7Culturechangesrequiredtorealisethebenefits

認(rèn)識(shí)業(yè)主利益要求相應(yīng)的文化改變MakeWLCCpartoftheprocurementbrief.把全生命成本計(jì)價(jià)作為采辦策略大綱的一部分。Spendmoretimeearlierintheproject,withdesignersandconstructorstoreviewdataandagreeresults.

在項(xiàng)目的早期，多花點(diǎn)時(shí)間與設(shè)計(jì)師和承建商分析數(shù)據(jù)和商量結(jié)果。Ensurethattheresultsarepresentedwithanindicationofthesensitivityofvariables.

確信這些結(jié)果表現(xiàn)了可變因素的敏感性指征。Logdecisionsondurabilityareavailableforfeedbackoneventsduringoperation.

耐久性的決定日志可供運(yùn)行過(guò)程中回顧。EnsurethatprocurementdecisionsarelinkedtoHealth&Safetyfileandtooperatingandmaintenancedocumentsathandoverfromtheacquisitiontotheuseandmaintenancestages.

保證采辦方式的確定從取得到使用直至維護(hù)階段,都符合”健康與及安全守則”和竣工移交后的”運(yùn)行與維護(hù)指引”。Toconclude:MakeWLCCasadecisionmakingtoolinprocurement。結(jié)論：以全生命成本計(jì)價(jià)作為采辦方式?jīng)Q策的工具。30thMay20062006ConstructionCostManagementInternationalConferenceShenzhenChina8WLCC–when?

何時(shí)考慮全生命成本計(jì)價(jià)？Tobeeffective,WLCCmustbeappliedattheallphasesofconstruction.

Duringtheinitialappraisalandthedecisiontopurchaseorlease.Feasibilityassessmentofalternativeconstructionsolutions;theseincludereplaceand/ormaintenanceoverthelifeoftheasset.InoutlinedesignDuringthechoiceofcomponentsindetaileddesign.InbidappraisalAssessmentofproposedconstructionchangeorders.Effectivenessofconstructiononoccupancyevaluation。為達(dá)到目的，全生命成本計(jì)價(jià)理論須運(yùn)用于建設(shè)全過(guò)程的各個(gè)階段：在前期評(píng)估和決定購(gòu)買或租賃時(shí)；在選擇建設(shè)方法的可行性評(píng)估時(shí)，包括資產(chǎn)整個(gè)生命期間的重置和/或維護(hù)；在概念設(shè)計(jì)時(shí)；在詳細(xì)設(shè)計(jì)階段選擇設(shè)備部件時(shí)；在評(píng)標(biāo)時(shí)；在評(píng)價(jià)建議的施工變更指令時(shí)；在使用階段評(píng)估建筑物的效應(yīng)。30thMay20062006ConstructionCostManagementInternationalConferenceShenzhenChina9PhasesinConstructionlife

建筑生命期的劃分

BasedondraftISO15686–5根據(jù)草案ISO15686-5Acquisition獲得UseandMaintenance使用及維護(hù)Disposal廢物處理RenewalandAdaption翻新和接受30thMay20062006ConstructionCostManagementInternationalConferenceShenzhenChina10Acquisition–Coststoconsider

獲得-應(yīng)考慮的費(fèi)用Byconstruction建設(shè)Sitecosts;purchase,clearanceandpreparation土地購(gòu)買、清理和準(zhǔn)備Design設(shè)計(jì)Construction施工Commissioning/handover移交Transactioncosts–fees轉(zhuǎn)讓費(fèi)In-houseadministrationandcosts內(nèi)部行政管理和費(fèi)用Bypurchase/renting購(gòu)買/租賃Purchaseprice購(gòu)買價(jià)格Costofpurchase/adaptation購(gòu)買/改造的費(fèi)用Transactioncosts–fees轉(zhuǎn)讓成本/相關(guān)費(fèi)用In-houseadministrationandcosts內(nèi)部行政管理和費(fèi)用30thMay20062006ConstructionCostManagementInternationalConferenceShenzhenChina11UseandMaintenance–Costsandincome

使用與維護(hù)-成本和收入Costs成本Managementcosts;cleaning,energyutilities,janatorialservices,landandgroundsincludinglandscaping管理費(fèi)用，包括清潔、能源、設(shè)備、服務(wù)、景觀Maintenance;commissioningorfittingout

維護(hù)，傭金和裝修Repairsandrenewals“churncosts”

維修和翻新各種費(fèi)用Income收入Receiptsofownershipoftheasset資產(chǎn)權(quán)益收入Rentsfromsurplusspace(lessanylossofincomeduringinterimrefurbishmentorfailureoffacilities)

富余空間出租收入（減去室內(nèi)裝修或設(shè)備故障期租金損失）30thMay20062006ConstructionCostManagementInternationalConferenceShenzhenChina12Disposal–Costsandincome

廢物處理-支出和收入Costs支出Disposalincludingdemolition,廢物處理，包括拆除Obligationunderrepairingobligationunderleases修復(fù)義務(wù)和租賃責(zé)任Sitecleanup,decontamination場(chǎng)地的清理；污染物的清除Costsofsale銷售費(fèi)用Income收入Saleofinterestinasset.資產(chǎn)權(quán)益的出售Saleofmaterialsforrecycling

可回收使用材料的出售30thMay20062006ConstructionCostManagementInternationalConferenceShenzhenChina13Whyconsiderthesecostsandwithwhom?

為什么考慮這些費(fèi)用及由誰(shuí)來(lái)考慮？IntheUK,theConstructionClient’sFormsaid:-“(we)wantwholelife(cycle)coststobeappraisedandthesupplychaintocommitthemselvestobuildontime,budgetandqualityandprovidegenuinevalueformoneythroughoutthelifeoftheconstruction”ConstructingImprovement–TheClient’sPactwiththeIndustry

在英國(guó)，建筑業(yè)的業(yè)主說(shuō)：

-“（我們）希望（建筑物）整個(gè)生命周期的成本被評(píng)估，供應(yīng)鏈能履行誠(chéng)諾按約定工期、預(yù)算、質(zhì)量將項(xiàng)目完成，提供能貫穿建筑物終生的真正物有所值的產(chǎn)品。

建筑業(yè)的成就—業(yè)主與行業(yè)公約30thMay20062006ConstructionCostManagementInternationalConferenceShenzhenChina14WLCC–Keydecisions(1)

全生命成本計(jì)價(jià)—關(guān)鍵決定Clientinvolvementintheprocess–Settingthewholelifespan

業(yè)主全程參與-設(shè)定建筑物的壽命Toagreethedecisionontherequiredlifespanoftheasset.

同意關(guān)于建筑所要求壽命的決定Thebalancerequiredbetweencapitalandrunningcosts.建設(shè)成本與運(yùn)營(yíng)成本間的平衡Themaintenancestrategy;plannedorreactive?

保養(yǎng)維護(hù)的策略—預(yù)先計(jì)劃或隨機(jī)應(yīng)變？Fallbackplanstomitigatetheeffectsofprematurefailureofcomponentsorlossoffunctionality

緩和構(gòu)件潛在失效或功能喪失的影響的補(bǔ)救計(jì)劃?！癈lient’sshouldseektoevaluatealltendersonthebasisofquality,likelycost-in-usandknownpastperformanceaswellas(bid)price”SirMichaelLatham’sreport–“ConstructingtheTeam””業(yè)主應(yīng)在比較投標(biāo)報(bào)價(jià)的同時(shí)，設(shè)法在質(zhì)量、使用期可能發(fā)生的成本和過(guò)往表現(xiàn)等方面上評(píng)價(jià)各個(gè)標(biāo)書?！斑~克.雷森爵士的報(bào)告—”締造隊(duì)伍”30thMay20062006ConstructionCostManagementInternationalConferenceShenzhenChina15WLCC–Keydecisions(2)

全生命成本計(jì)價(jià)—關(guān)鍵決定Projectteaminvolvementintheprocess–Settingthecostparameters.項(xiàng)目組全程參與—設(shè)定成本核算的參數(shù).Consideringrelationshipbetweencapitalandoperatingcosts.考慮投資成本與運(yùn)營(yíng)費(fèi)用之間的關(guān)系。

Settingrealisticlevelsofcostsandreceipts.

設(shè)定成本和收益的實(shí)際水平。Reviewingallowancestobemadefutureinflation.

檢討未來(lái)通貨膨脹的幅度。AgreeingdiscountratestocalculateNPV(NetPresentValue);NBinpubliclyprocuredschemesthisrateissetbytheTreasury.

商定計(jì)算凈現(xiàn)值的折算率。注意：在公共生產(chǎn)部門這個(gè)比率由英國(guó)財(cái)政部厘定。“Membersseekobjectivevaluebasedsourcingthroughoutthesupplychainbyestablishingandimplementingselectioncriteriadesignedwithbusinessobjectivesandunderstoodbysuppliers”ConstructionRoundTable–AgendaforChange

通過(guò)供應(yīng)連，讓項(xiàng)目組建立，執(zhí)行和理解設(shè)定的商業(yè)目標(biāo)，以達(dá)到業(yè)主尋求的目標(biāo)和價(jià)值。

班30thMay20062006ConstructionCostManagementInternationalConferenceShenzhenChina16Astepbystepprojectappraisalguide(1)–InitialInvestmentAppraisal

項(xiàng)目評(píng)估分步指引—初期投資評(píng)估Criteriatoreview–Theneedtodefinefunctionalrequirements.ConsiderationofalternativeformsofconstructionBuyorbuildorrepairoradaptationofexistingassets.Reviewclient’sprioritiestoachievetherequiredrateofreturnoncapitalinvestment.LengthofdesignlifeorinthecaseofPFI/PPP,thelengthoftheconcession

檢查的準(zhǔn)則--功能性要求的定義

-建筑形式的選擇

-購(gòu)買、興建、修復(fù)或改造使用現(xiàn)成的建筑

-檢討達(dá)到要求資產(chǎn)回報(bào)率關(guān)鍵要點(diǎn)

-設(shè)計(jì)壽命，或在PFI/PPP情況下協(xié)議商定的建筑壽命Assumptionsrequiredtosatisfythesecriteria

滿足檢查準(zhǔn)則的假定；Performancerequirementsforthecompletedprojects.項(xiàng)目表現(xiàn)要求；Timingofcostandincomeflowsandperiodbetweenrevieworre-appraisal成本的時(shí)效性、收入流及回顧與再評(píng)估的時(shí)間間隔；Programmeofmajorcomponentrepairorreplacementduringtheprojectlife.在項(xiàng)目生命期內(nèi)，主要部件修復(fù)或置換的計(jì)劃；Costofalternativefuels.

使用不同燃料的成本。30thMay20062006ConstructionCostManagementInternationalConferenceShenzhenChina17Astepbystepprojectappraisalguide(2)–Designandconstructionappraisal

項(xiàng)目評(píng)估分步指引—設(shè)計(jì)與建造評(píng)估PrepareWLCCplan;developandrefinewithdesigndevelopment.

準(zhǔn)備全生命成本計(jì)價(jià)計(jì)劃，并隨設(shè)計(jì)發(fā)展逐步優(yōu)化.Involvethesupplychaininalldecisions;contractors,suppliersandmanufacturers.將供應(yīng)鏈考慮在內(nèi):承建商,供貨商和工廠.Definecomponentsrequiringlonglifeandthoseforwhichashortlifeisrequired.定義要求長(zhǎng)期使用和短期使用的構(gòu)件。IncludeWLLCcriteriainconstructionprocurementdocuments.將全生命成本計(jì)價(jià)評(píng)價(jià)準(zhǔn)則包括在采辦大綱文件中。AndDevelopWLCCwiththedesignandtheoverallinvestmentplan,graduallyreplacinghistoricdatawithaccuratelypredictedcosts.

配合設(shè)計(jì)進(jìn)展和總體投資計(jì)劃,逐步用準(zhǔn)確的預(yù)測(cè)成本取代全生命成本計(jì)價(jià)的歷史數(shù)據(jù)。30thMay20062006ConstructionCostManagementInternationalConferenceShenzhenChina18Astepbystepprojectappraisalguide(3)–Completionandpost-occupationappraisal

項(xiàng)目評(píng)估分步指引—竣工和使用評(píng)估DeveloptheWLCCplantoinclude:-DurabilityinformationReconciliationofmaintenanceprofilewithassetdesignlife.Anticipatedwholelifecostsofcomponentsandservices.修訂全生命成本計(jì)劃,包括:-耐久性資料

-按建筑設(shè)計(jì)壽命調(diào)整維護(hù)指引

-預(yù)測(cè)構(gòu)件及設(shè)備的全生命成本Monitortheperformanceandcostofthecompletedconstructiontohighlight:-VariationsfromcostpredictionsEffectsofthevariationsonoperatingandmaintenanceplans.Increasesinthecotsofmajorperiodicreplacementofmajorrepairofassets.Over-cautiousofoptimisticdurabilityorcostestimates.監(jiān)測(cè)已交工項(xiàng)目的表現(xiàn)和成本,著重:-在成本預(yù)測(cè)范圍內(nèi)的變更

-變更對(duì)營(yíng)運(yùn)和維護(hù)計(jì)劃的影響

-建筑主要維修和更換費(fèi)用的提高

-特別留意耐久性的估計(jì)和成本的估算Formajorrefurbishmentworks,assess:-Residualservicelifeofretainedassets.RemainingservicelifeofassetsandValidityoforiginaldesignlifewhensetagainstachievedservicelives.對(duì)大型翻新工程,評(píng)估;-被保留建筑的剩余使用壽命

-保留設(shè)備的可使用壽命,和

-當(dāng)達(dá)到設(shè)備服務(wù)期時(shí)，原設(shè)計(jì)壽命的有效性30thMay20062006ConstructionCostManagementInternationalConferenceShenzhenChina