[教育]英國的全生命成本計(jì)價(jià)

1、2006 Construction Cost Management International Conference Shenzhen China,1,30th May 2006,Whole Life Costing in the United Kingdom,Michael Byng FRICS AAIQS ACIArb MPWIChairman RICS Quantity Surveying & Construction

2、 Faculty,30th May 2006,2006 Construction Cost Management International Conference Shenzhen China,2,英國的全生命成本計(jì)價(jià),麥克·彬 英國皇家測量師協(xié)會(huì)工料測量及建筑部主席

3、 英國皇家測量師協(xié)會(huì)會(huì)員 澳大利亞測量師協(xié)會(huì)會(huì)員 英國注冊仲裁協(xié)會(huì)會(huì)員 英國

4、鐵路協(xié)會(huì)會(huì)員 建筑成本管理國際研討會(huì)中國 深圳2006.05,30th May 2006,2006 Construction Cost Management International Conference Shenzhen China,3,What is who

5、le life cycle costing?什么是全生命成本計(jì)價(jià)計(jì)價(jià)?,“….a tool to assist in assessing the cost performance of construction work, aimed at facilitating choices where there are alternative means of achieving the client’s objectives and wh

6、ere those alternatives differ, not only in their initial cost but also in the subsequent operational costs” Definition from the emerging ISP Standard 15686 on service life planning “(全生命成本計(jì)價(jià))是一個(gè)協(xié)助評估建筑工程成本表現(xiàn)的工具。

7、旨在對達(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)營使用的成本?！?-摘自《the emerging ISP Standard 15686 on service life planning》,30th May 2006,2006 Construction Cost Management International

8、Conference Shenzhen China,4,Why - whole life cycle costing? (1)為什么要全生命成本計(jì)價(jià)?,“Increasingly, clients are taking the view that construction should be designed and costed as a total package, including costs in use and final

9、 decommissioning”Construction Task Force Report - “Rethinking Construction” “越來越多地，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《 Construction Task Force Report 》之“建筑業(yè)的再思考”,30th May 2006,2006 Construction

10、 Cost Management International Conference Shenzhen China,5,Why - whole life cycle costing? (2)為什么要全生命成本計(jì)價(jià)?,In the UK and elsewhere in the European Union, public authorities are turning to Private Finance Initiative (PFI

11、) or Public Private Partnership (PPP) routes to deliver new building and infrastructure programmes and associated services. 在英國和其它歐盟國家，政府正在轉(zhuǎn)向采用民營資本先投入（ PFI）或政府民營合作伙伴（ 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)。Elsewhere in deve

12、loping countries, where these is insufficient revenue from current taxation, governments seek to make use of PFI and PPP methods to deliver projects on a deferred payment basis. 在其它發(fā)展中國家，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P

13、FI 和PPP的方式分期付款地去興建項(xiàng)目。In these areas, PFI/PPP techniques are being applied to health, education, security and road and rail transportation programmes. 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。The key factor

14、s in making the award of these contracts are the operational cost of running the facilities, the condition of the asset on termination and the operating agreement and/or the cost of decommissioning or disposal. 應(yīng)用

15、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。,30th May 2006,2006 Construction Cost Management International Conference Shenzhen China,6,What are the benefits to clients?什么是業(yè)主的好處?,WLCC 全生命成本計(jì)價(jià)Encourages the bidder

16、to analyse the client’s business needs by the bidder who communicates them to his project team. 通過投標(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。Evaluates the alternative cost of ownership (construction, purchase or renting) over the

17、whole life of the asset (s). 對各種可選擇的資產(chǎn)權(quán)屬關(guān)系（興建、購買或租賃），評估其全生命成本。Optimises the total cost of ownership by balancing initial capital and running costs. 通過比較初期投入資本和后期運(yùn)行費(fèi)用，對相應(yīng)權(quán)屬關(guān)系的總成本進(jìn)行優(yōu)化。Analyses the risks and c

18、osts of functional performance due to failure of maintenance. 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。Promotes realistic budgeting for operation maintenance and repairs. 為運(yùn)行期的維護(hù)和修理提出切實(shí)可行的預(yù)算。Encourages discussion and recordin

19、g of decisions about durability of materials and components at the outset of the project.- 鼓勵(lì)討論并記錄在項(xiàng)目開始時(shí)對材料和構(gòu)件的耐久性所作的決定。Provide a “Value for Money” approach to project solutions. 對項(xiàng)目的解決方案提供“經(jīng)濟(jì)合理性”評價(jià)Provides

20、 data on actual performance and operation compared with predictions as a benchmark for future projects. 提供實(shí)際使用表現(xiàn)的數(shù)據(jù)與預(yù)期指標(biāo)相對比, 并以此數(shù)據(jù)作為未來項(xiàng)目發(fā)展的依據(jù)。,30th May 2006,2006 Construction Cost Management International Conferenc

21、e Shenzhen China,7,Culture changes required to realise the benefits認(rèn)識(shí)業(yè)主利益要求相應(yīng)的文化改變,Make WLCC part of the procurement brief. 把全生命成本計(jì)價(jià)作為采辦策略大綱的一部分。Spend more time earlier in the project, with designers and construct

22、ors to review data and agree results. 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。Ensure that the results are presented with an indication of the sensitivity of variables. 確信這些結(jié)果表現(xiàn)了可變因素的敏感性指征。Log decisions on durability are

23、 available for feedback on events during operation. 耐久性的決定日志可供運(yùn)行過程中回顧。Ensure that procurement decisions are linked to Health & Safety file and to operating and maintenance documents at handover from the acquis

24、ition to the use and maintenance stages. 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”。To conclude: Make WLCC as a decision making tool in procurement。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。,30th May 2006,2006 Construction

25、 Cost Management International Conference Shenzhen China,8,WLCC – when?何時(shí)考慮全生命成本計(jì)價(jià)？,To be effective, WLCC must be applied at the all phases of construction. During the initial appraisal and the decision to purchase

26、or lease.Feasibility assessment of alternative construction solutions; these include replace and/or maintenance over the life of the asset.In outline designDuring the choice of components in detailed design.In bid ap

27、praisalAssessment of proposed construction change orders.Effectiveness of construction on occupancy evaluation。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)全過程的各個(gè)階段：在前期評估和決定購買或租賃時(shí)；在選擇建設(shè)方法的可行性評估時(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)

28、；在評標(biāo)時(shí)；在評價(jià)建議的施工變更指令時(shí)；在使用階段評估建筑物的效應(yīng)。,30th May 2006,2006 Construction Cost Management International Conference Shenzhen China,9,Phases in Construction life建筑生命期的劃分,Based on draft ISO15686 – 5 根據(jù)草案ISO15686-5,30th May

29、2006,2006 Construction Cost Management International Conference Shenzhen China,10,Acquisition – Costs to consider獲得-應(yīng)考慮的費(fèi)用,By construction建設(shè)Site costs; purchase, clearance and preparation土地購買、清理和準(zhǔn)備Design設(shè)計(jì)Constructio

30、n施工Commissioning/handover移交Transaction costs – fees轉(zhuǎn)讓費(fèi)In-house administration and costs內(nèi)部行政管理和費(fèi)用By purchase/renting購買/租賃Purchase price購買價(jià)格Cost of purchase/adaptation購買/改造的費(fèi)用Transaction costs – fees轉(zhuǎn)讓成本/相關(guān)費(fèi)用In-hou

31、se administration and costs內(nèi)部行政管理和費(fèi)用,30th May 2006,2006 Construction Cost Management International Conference Shenzhen China,11,Use and Maintenance – Costs and income使用與維護(hù)-成本和收入,Costs成本Management costs; cleaning, energ

32、y utilities, janatorial services, land and grounds including landscaping 管理費(fèi)用，包括清潔、能源、設(shè)備、服務(wù)、景觀Maintenance; commissioning or fitting out 維護(hù)，傭金和裝修Repairs and renewals “churn costs” 維修和翻新各種費(fèi)用,Income收入Receipts

33、 of ownership of the asset 資產(chǎn)權(quán)益收入Rents from surplus space (less any loss of income during interim refurbishment or failure of facilities) 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）,30th May 2006,2006 Construction Cost Management

34、 International Conference Shenzhen China,12,Disposal – Costs and income廢物處理-支出和收入,Costs支出Disposal including demolition, 廢物處理，包括拆除 Obligation under repairing obligation under leases修復(fù)義務(wù)和租賃責(zé)任Site clean up, deconta

35、mination場地的清理；污染物的清除Costs of sale銷售費(fèi)用,Income收入Sale of interest in asset. 資產(chǎn)權(quán)益的出售Sale of materials for recycling 可回收使用材料的出售,30th May 2006,2006 Construction Cost Management International Conference Shenzhen Chi

36、na,13,Why consider these costs and with whom?為什么考慮這些費(fèi)用及由誰來考慮？,In the UK, the Construction Client’s Form said:-“(we) want whole life (cycle) costs to be appraised and the supply chain to commit themselves to build on ti

37、me, budget and quality and provide genuine value for money throughout the life of the construction” Constructing Improvement – The Client’s Pact with the Industry 在英國，建筑業(yè)的業(yè)主說： - “

38、（我們）希望（建筑物）整個(gè)生命周期的成本被評估，供應(yīng)鏈能履行誠諾按約定工期、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,30th May 2006,2006 Construction Cost Management International Conference Shenzhen China,14,WLCC –

39、Key decisions (1)全生命成本計(jì)價(jià)—關(guān)鍵決定,Client involvement in the process – Setting the whole life span 業(yè)主全程參與-設(shè)定建筑物的壽命To agree the decision on the required life span of the asset. 同意關(guān)于建筑所要求壽命的決定The balance required

40、 between capital and running costs. 建設(shè)成本與運(yùn)營成本間的平衡The maintenance strategy; planned or reactive? 保養(yǎng)維護(hù)的策略—預(yù)先計(jì)劃或隨機(jī)應(yīng)變？Fall back plans to mitigate the effects of premature failure of components or loss of functi

41、onality 緩和構(gòu)件潛在失效或功能喪失的影響的補(bǔ)救計(jì)劃。“Client’s 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 Latham’s report – “Constructin

42、g the Team””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)生的成本和過往表現(xiàn)等方面上評價(jià)各個(gè)標(biāo)書。“ 邁克.雷森爵士的報(bào)告—”締造隊(duì)伍”,30th May 2006,2006 Construction Cost Management International Conferen

43、ce Shenzhen China,15,WLCC – Key decisions (2)全生命成本計(jì)價(jià)—關(guān)鍵決定,Project team involvement in the process – Setting the cost parameters. 項(xiàng)目組全程參與—設(shè)定成本核算的參數(shù).Considering relationship between capital and operating costs.

44、 考慮投資成本與運(yùn)營費(fèi)用之間的關(guān)系。Setting realistic levels of costs and receipts. 設(shè)定成本和收益的實(shí)際水平。Reviewing allowances to be made future inflation. 檢討未來通貨膨脹的幅度。Agreeing discount rates to calculate NPV (Net Present Value

45、); NB in publicly procured schemes this rate is set by the Treasury. 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)比率由英國財(cái)政部厘定。 “Members seek objective value based sourcing throughout the supply chain by establishing and implement

46、ing selection criteria designed with business objectives and understood by suppliers”Construction Round Table – Agenda for Change 通過供應(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。

47、 班,30th May 2006,2006 Construction Cost Management International Conference Shenzhen China,16,A step by step project

48、appraisal guide (1) – Initial Investment Appraisal項(xiàng)目評估分步指引—初期投資評估,Criteria to review – The need to define functional requirements.Consideration of alternative forms of constructionBuy or build or repair or adaptation

49、 of existing assets.Review client’s priorities to achieve the required rate of return on capital investment.Length of design life or in the case of PFI/PPP, the length of the concession 檢查的準(zhǔn)則- - 功能性要求的定義

50、 - 建筑形式的選擇 - 購買、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,Assumptions required to satisfy these criteria 滿足檢查準(zhǔn)則的假定；Performance requirements for the completed pr

51、ojects. 項(xiàng)目表現(xiàn)要求；Timing of cost and income flows and period between review or re-appraisal 成本的時(shí)效性、收入流 及回顧與 再評估的時(shí)間間隔；Programme of major component repair or replacement during the project life. 在項(xiàng)目生命期內(nèi)

52、，主要部件修復(fù)或置換的計(jì)劃；Cost of alternative fuels. 使用不同燃料的成本。,30th May 2006,2006 Construction Cost Management International Conference Shenzhen China,17,A step by step project appraisal guide (2) – Design and construction

53、appraisal項(xiàng)目評估分步指引— 設(shè)計(jì)與建造評估,Prepare WLCC plan; develop and refine with design development. 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.Involve the supply chain in all decisions; contractors, suppliers and manufacturers. 將供應(yīng)鏈考慮在

54、內(nèi): 承建商, 供貨商 和工廠.Define components requiring long life and those for which a short life is required. 定義要求長期使用和短期使用的構(gòu)件。Include WLLC criteria in construction procurement documents. 將全生命成本計(jì)價(jià)評價(jià)準(zhǔn)則包括在采辦大綱文件中。AndD

55、evelop WLCC with the design and the overall investment plan, gradually replacing historic data with accurately predicted costs. 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)測成本取代全生命成本計(jì)價(jià)的歷史數(shù)據(jù)。,30th May 2006,2006 Construction Cost Management

56、 International Conference Shenzhen China,18,A step by step project appraisal guide (3) – Completion and post-occupation appraisal項(xiàng)目評估分步指引—竣工和使用評估,Develop the WLCC plan to include: -Durability informationReconciliation

57、 of maintenance profile with asset design life.Anticipated whole life costs of components and services. 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)測構(gòu)件及設(shè)備的全生命成本Monitor the perf

58、ormance and cost of the completed construction to highlight: -Variations from cost predictionsEffects of the variations on operating and maintenance plans.Increases in the cots of major periodic replacement of major r

59、epair of assets.Over-cautious of optimistic durability or cost estimates. 監(jiān)測已交工項(xiàng)目的表現(xiàn)和成本,著重: - 在成本預(yù)測范圍內(nèi)的變更 - 變更對營運(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

60、For major refurbishment works, assess:- Residual service life of retained assets.Remaining service life of assets andValidity of original design life when set against achieved service lives. 對大型翻新工程,評估;

61、 - 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,30th May 2006,2006 Construction Cost Management International Conference Shenzhen China,19,A step by step project appraisal g

62、uide (4) – Disposal appraisal項(xiàng)目評估分步指引—廢物處理評估,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 obso

63、lescence not predicted or brought about by unforeseen circumstances.Unforeseen opportunities; early sale delivering benefits in place of the cost of demolition and environmental refurbishment 服務(wù)期的結(jié)束: - 按計(jì)劃,出售或拆除.

64、注意:在PFI/PPP項(xiàng)目中有按預(yù)定條件讓度資產(chǎn)的合約義務(wù). - 沒有預(yù)測的提早退化. - 沒有預(yù)測的機(jī)會(huì):提早出售帶來的衍生收益多于拆除和恢復(fù)環(huán)境的開支.,30th May 2006,2006 Construction Cost Management International Conference Shenzhen China,20,WLCC – Use in the UK全生命成本計(jì)價(jià)在英國的應(yīng)用,BRE/DET

65、R survey 1998 found that:-“Despite the recognised benefits, whole life costing is currently only used by 25% of construction clients” 1998年BRE/DETR調(diào)查發(fā)現(xiàn)— “盡管已認(rèn)識(shí)到好處, 全生命成本計(jì)價(jià)理論僅被25%的建筑業(yè)業(yè)主所應(yīng)用.”Since then, due to the ev

66、er increasing influence of public sector procurement by PFI/PPP means, the use of WLCC is applied to all publicly procured projects of over £10 million (sterling) in value and to all PFI/PPP projects. 自始,由于政府部門P

67、FI/PPP采辦方式的影響日益提高, 全生命成本計(jì)價(jià)理論已廣泛應(yīng)用于造價(jià)超過£10m的各種公益項(xiàng)目和全部的PFI/PPP項(xiàng)目中.,2006 Construction Cost Management International Conference Shenzhen China,21,30th May 2006,Whole Life Costing in the United Kingdom,Michael Byng FRIC

68、S AAIQS ACIArb MPWI ChairmanRICS Quantity Surveying & Construction FacultyThank you, questions pleasemichael.byng@michaelbyng.com,址蛞筩唔櫧澼槄峼鴈囇靐鉝摩臏悌氣沛看毑鷆親奞繢売鼉漦陚怐呇毐胏灻癱昌祀鑼騟鯘雩久叻嘈買摱薹扈錙鶜騔蜺孑漟鷞輙瀎掍躮燎癏攤慄鍵撝堦淳綞腑矻奃鑤縺舥鳶駵銌跙壂麴涰忇釕堋

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