英國的全生命成本計價

2006ConstructionCostManagementInternationalConferenceShenzhenChina130thMay2006WholeLifeCostingintheUnitedKingdomMichaelByngFRICSAAIQSACIArbMPWIChairmanRICSQuantitySurveying&ConstructionFaculty英國的全生命成本計價共21頁，您現(xiàn)在瀏覽的是第1頁!30thMay20062006ConstructionCostManagementInternationalConferenceShenzhenChina2英國的全生命成本計價麥克·彬英國皇家測量師協(xié)會工料測量及建筑部主席英國皇家測量師協(xié)會會員澳大利亞測量師協(xié)會會員英國注冊仲裁協(xié)會會員英國鐵路協(xié)會會員

建筑成本管理國際研討會中國深圳2006.05英國的全生命成本計價共21頁，您現(xiàn)在瀏覽的是第2頁!30thMay20062006ConstructionCostManagementInternationalConferenceShenzhenChina3Whatiswholelifecyclecosting?

什么是全生命成本計價計價?“….atooltoassistinassessingthecostperformanceofconstructionwork,aimedatfacilitatingchoiceswheretherearealternativemeansofachievingtheclient’sobjectivesandwherethosealternativesdiffer,notonlyintheirinitialcostbutalsointhesubsequentoperationalcosts”DefinitionfromtheemergingISPStandard15686onservicelifeplanning“(全生命成本計價)是一個協(xié)助評估建筑工程成本表現(xiàn)的工具。旨在對達到業(yè)主目的的多種不同質(zhì)的可選擇手段提供一個便利比選的方法。其不僅考慮建設期的成本，而且要考慮建成投產(chǎn)后運營使用的成本?！?摘自《theemergingISPStandard15686onservicelifeplanning》英國的全生命成本計價共21頁，您現(xiàn)在瀏覽的是第3頁!30thMay20062006ConstructionCostManagementInternationalConferenceShenzhenChina4Why-wholelifecyclecosting?(1)

為什么要全生命成本計價?“Increasingly,clientsaretakingtheviewthatconstructionshouldbedesignedandcostedasatotalpackage,includingcostsinuseandfinaldemissioning”ConstructionTaskForceReport-“RethinkingConstruction”“越來越多地，業(yè)主接受這樣的觀念—建筑應該作為一個完整生命體，即包括使用期的成本和最后拆除的費用—去設計和核算成本?！?摘自《ConstructionTaskForceReport》之“建筑業(yè)的再思考”英國的全生命成本計價共21頁，您現(xiàn)在瀏覽的是第4頁!30thMay20062006ConstructionCostManagementInternationalConferenceShenzhenChina5Whatarethebenefitstoclients?

什么是業(yè)主的好處?WLCC

全生命成本計價Encouragesthebiddertoanalysetheclient’sbusinessneedsbythebidderwhomunicatesthemtohisprojectteam.

通過投標人與業(yè)主項目組的溝通,鼓勵投標人分析業(yè)主的需求。Evaluatesthealternativecostofownership(construction,purchaseorrenting)overthewholelifeoftheasset(s).對各種可選擇的資產(chǎn)權屬關系（興建、購買或租賃），評估其全生命成本。Optimisesthetotalcostofownershipbybalancinginitialcapitalandrunningcosts.

通過比較初期投入資本和后期運行費用，對相應權屬關系的總成本進行優(yōu)化。Analysestherisksandcostsoffunctionalperformanceduetofailureofmaintenance.

分析由于維護不當引起的功能損失的風險和成本。Promotesrealisticbudgetingforoperationmaintenanceandrepairs.

為運行期的維護和修理提出切實可行的預算。Encouragesdiscussionandrecordingofdecisionsaboutdurabilityofmaterialsandponentsattheoutsetoftheproject.-鼓勵討論并記錄在項目開始時對材料和構(gòu)件的耐久性所作的決定。Providea“ValueforMoney”approachtoprojectsolutions.

對項目的解決方案提供“經(jīng)濟合理性”評價Providesdataonactualperformanceandoperationparedwithpredictionsasabenchmarkforfutureprojects.

提供實際使用表現(xiàn)的數(shù)據(jù)與預期指標相對比,并以此數(shù)據(jù)作為未來項目發(fā)展的依據(jù)。

英國的全生命成本計價共21頁，您現(xiàn)在瀏覽的是第5頁!30thMay20062006ConstructionCostManagementInternationalConferenceShenzhenChina6WLCC–when?

何時考慮全生命成本計價？Tobeeffective,WLCCmustbeappliedattheallphasesofconstruction.

Duringtheinitialappraisalandthedecisiontopurchaseorlease.Feasibilityassessmentofalternativeconstructionsolutions;theseincludereplaceand/ormaintenanceoverthelifeoftheasset.InoutlinedesignDuringthechoiceofponentsindetaileddesign.InbidappraisalAssessmentofproposedconstructionchangeorders.Effectivenessofconstructiononoccupancyevaluation。為達到目的，全生命成本計價理論須運用于建設全過程的各個階段：在前期評估和決定購買或租賃時；在選擇建設方法的可行性評估時，包括資產(chǎn)整個生命期間的重置和/或維護；在概念設計時；在詳細設計階段選擇設備部件時；在評標時；在評價建議的施工變更指令時；在使用階段評估建筑物的效應。英國的全生命成本計價共21頁，您現(xiàn)在瀏覽的是第6頁!30thMay20062006ConstructionCostManagementInternationalConferenceShenzhenChina7Acquisition–Coststoconsider

獲得-應考慮的費用Byconstruction建設Sitecosts;purchase,clearanceandpreparation土地購買、清理和準備Design設計Construction施工Commissioning/handover移交Transactioncosts–fees轉(zhuǎn)讓費In-houseadministrationandcosts內(nèi)部行政管理和費用Bypurchase/renting購買/租賃Purchaseprice購買價格Costofpurchase/adaptation購買/改造的費用Transactioncosts–fees轉(zhuǎn)讓成本/相關費用In-houseadministrationandcosts內(nèi)部行政管理和費用英國的全生命成本計價共21頁，您現(xiàn)在瀏覽的是第7頁!30thMay20062006ConstructionCostManagementInternationalConferenceShenzhenChina8Disposal–Costsandine

廢物處理-支出和收入Costs支出Disposalincludingdemolition,廢物處理，包括拆除Obligationunderrepairingobligationunderleases修復義務和租賃責任Sitecleanup,decontamination場地的清理；污染物的清除Costsofsale銷售費用Ine收入Saleofinterestinasset.資產(chǎn)權益的出售Saleofmaterialsforrecycling

可回收使用材料的出售英國的全生命成本計價共21頁，您現(xiàn)在瀏覽的是第8頁!30thMay20062006ConstructionCostManagementInternationalConferenceShenzhenChina9WLCC–Keydecisions(1)

全生命成本計價—關鍵決定Clientinvolvementintheprocess–Settingthewholelifespan

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

同意關于建筑所要求壽命的決定Thebalancerequiredbetweencapitalandrunningcosts.建設成本與運營成本間的平衡Themaintenancestrategy;plannedorreactive?

保養(yǎng)維護的策略—預先計劃或隨機應變？Fallbackplanstomitigatetheeffectsofprematurefailureofponentsorlossoffunctionality

緩和構(gòu)件潛在失效或功能喪失的影響的補救計劃?！癈lient’sshouldseektoevaluatealltendersonthebasisofquality,likelycost-in-usandknownpastperformanceaswellas(bid)price”SirMichaelLatham’sreport–“ConstructingtheTeam””業(yè)主應在比較投標報價的同時，設法在質(zhì)量、使用期可能發(fā)生的成本和過往表現(xiàn)等方面上評價各個標書?！斑~克.雷森爵士的報告—”締造隊伍”英國的全生命成本計價共21頁，您現(xiàn)在瀏覽的是第9頁!30thMay20062006ConstructionCostManagementInternationalConferenceShenzhenChina10Astepbystepprojectappraisalguide(1)–InitialInvestmentAppraisal

項目評估分步指引—初期投資評估Criteriatoreview–Theneedtodefinefunctionalrequirements.ConsiderationofalternativeformsofconstructionBuyorbuildorrepairoradaptationofexistingassets.Reviewclient’sprioritiestoachievetherequiredrateofreturnoncapitalinvestment.LengthofdesignlifeorinthecaseofPFI/PPP,thelengthoftheconcession

檢查的準則--功能性要求的定義

-建筑形式的選擇

-購買、興建、修復或改造使用現(xiàn)成的建筑

-檢討達到要求資產(chǎn)回報率關鍵要點

-設計壽命，或在PFI/PPP情況下協(xié)議商定的建筑壽命Assumptionsrequiredtosatisfythesecriteria

滿足檢查準則的假定；Performancerequirementsforthepletedprojects.項目表現(xiàn)要求；Timingofcostandineflowsandperiodbetweenrevieworre-appraisal成本的時效性、收入流及回顧與再評估的時間間隔；Programmeofmajorponentrepairorreplacementduringtheprojectlife.在項目生命期內(nèi)，主要部件修復或置換的計劃；Costofalternativefuels.

使用不同燃料的成本。英國的全生命成本計價共21頁，您現(xiàn)在瀏覽的是第10頁!30thMay20062006ConstructionCostManagementInternationalConferenceShenzhenChina11Astepbystepprojectappraisalguide(3)–Completionandpost-occupationappraisal

項目評估分步指引—竣工和使用評估DeveloptheWLCCplantoinclude:-DurabilityinformationReconciliationofmaintenanceprofilewithassetdesignlife.Anticipatedwholelifecostsofponentsandservices.修訂全生命成本計劃,包括:-耐久性資料

-按建筑設計壽命調(diào)整維護指引

-預測構(gòu)件及設備的全生命成本Monitortheperformanceandcostofthepletedconstructiontohighlight:-VariationsfromcostpredictionsEffectsofthevariationsonoperatingandmaintenanceplans.Increasesinthecotsofmajorperiodicreplacementofmajorrepairofassets.Over-cautiousofoptimisticdurabilityorcostestimates.監(jiān)測已交工項目的表現(xiàn)和成本,著重:-在成本預測范圍內(nèi)的變更

-變更對營運和維護計劃的影響

-建筑主要維修和更換費用的提高

-特別留意耐久性的估計和成本的估算Formajorrefurbishmentworks,assess:-Residualservicelifeofretainedassets.RemainingservicelifeofassetsandValidityoforiginaldesignlifewhensetagainstachievedservicelives.對大型翻新工程,評估;-被保留建筑的剩余使用壽命

-保留設備的可使用壽命,和

-當達到設備服務期時，原設計壽命的有效性英國的全生命成本計價共21頁，您現(xiàn)在瀏覽的是第11頁!30thMay20062006ConstructionCostManagementInternationalConferenceShenzhenChina12WLCC–UseintheUK

全生命成本計價在英國的應用BRE/DETRsurvey1998foundthat:-“Despitetherecognisedbenefits,wholelifecostingiscurrentlyonlyusedby25%ofconstructionclients”

1998年BRE/DETR調(diào)查發(fā)現(xiàn)—“盡管已認識到好處,全生命成本計價理論僅被25%的建筑業(yè)業(yè)主所應用.”Sincethen,duetotheeverincreasinginfluenceofpublicsectorprocurementbyPFI/PPPmeans,theuseofWLCCisappliedtoallpubliclyprocuredprojectsofover￡10million(sterling)invalueandtoallPFI/PPPprojects.

自始,由于政府部門PFI/PPP采辦方式的影響日益提高,全生命成本計價理論已廣泛應用于造價超過￡10m的各種公益項目和全部的PFI/PPP項目中.英國的全生命成本計價共21頁，您現(xiàn)在瀏覽的是第12頁!30thMay20062006ConstructionCostManagementInternationalConferenceShenzhenChina13Why-wholelifecyclecosting?(2)

為什么要全生命成本計價?IntheUKandelsewhereintheEuropeanUnion,publicauthoritiesareturningtoPrivateFinanceInitiative(PFI)orPublicPrivatePartnership(PPP)routestodelivernewbuildingandinfrastructureprogrammesandassociatedservices.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、基礎設施和其它服務。Elsewhereindevelopingcountries,wheretheseisinsufficientrevenuefromcurrenttaxation,governmentsseektomakeuseofPFIandPPPmethodstodeliverprojectsonadeferredpaymentbasis.在其它發(fā)展中國家，由于其當前的稅務體制下的財政收入不足，政府尋求運用PFI和PPP的方式分期付款地去興建項目。Intheseareas,PFI/PPPtechniquesarebeingappliedtohealth,education,securityandroadandrailtransportationprogrammes.在這些地區(qū)，PFI和PPP策略被廣泛運用于衛(wèi)生、教育、安全、道路及鐵路交通等發(fā)展計劃。Thekeyfactorsinmakingtheawardofthesecontractsaretheoperationalcostofrunningthefacilities,theconditionoftheassetonterminationandtheoperatingagreementand/orthecostofdemissioningordisposal.應用PFI和PPP協(xié)議的關鍵因素是：設備運行成本、資產(chǎn)最終狀況、操作協(xié)議、拆除和廢物處置成本。英國的全生命成本計價共21頁，您現(xiàn)在瀏覽的是第13頁!30thMay20062006ConstructionCostManagementInternationalConferenceShenzhenChina14Culturechangesrequiredtorealisethebenefits

認識業(yè)主利益要求相應的文化改變MakeWLCCpartoftheprocurementbrief.把全生命成本計價作為采辦策略大綱的一部分。Spendmoretimeearlierintheproject,withdesignersandconstructorstoreviewdataandagreeresults.

在項目的早期，多花點時間與設計師和承建商分析數(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行過程中回顧。EnsurethatprocurementdecisionsarelinkedtoHealth&Safetyfileandtooperatingandmaintenancedocumentsathandoverfromtheacquisitiontotheuseandmaintenancestages.

保證采辦方式的確定從取得到使用直至維護階段,都符合”健康與及安全守則”和竣工移交后的”運行與維護指引”。Toconclude:MakeWLCCasadecisionmakingtoolinprocurement。結(jié)論：以全生命成本計價作為采辦方式?jīng)Q策的工具。英國的全生命成本計價共21頁，您現(xiàn)在瀏覽的是第14頁!30thMay20062006ConstructionCostManagementInternationalConferenceShenzhenChina15PhasesinConstructionlife

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Disposal廢物處理RenewalandAdaption翻新和接受英國的全生命成本計價共21頁，您現(xiàn)在瀏覽的是第15頁!30thMay20062006ConstructionCostManagementInternationalConferenceShenzhenChina16UseandMaintenance–Costsandine

使用與維護-成本和收入Costs成本Managementcosts;cleaning,energyutilities,janatorialservices,landandgroundsincludinglandscaping管理費用，包括清潔、能源、設備、服務、景觀Maintenance;missioningorfittingout

維護，傭金和裝修Repairsandrenewals“churncosts”

維修和翻新各種費用Ine收入Receiptsofownershipoftheasset資產(chǎn)權益收入Rentsfromsurplusspace(lessanylossofineduringinterimrefurbishmentorfailureoffacilities)

富余空間出租收入（減去室內(nèi)裝修或設備故障期租金損失）英國的全生命成本計價共21頁，您現(xiàn)在瀏覽的是第16頁!30thMay20062006ConstructionCostManagementInternationalConferenceShenzhenChina17Whyconsiderthesecostsandwithwhom?

為什么考慮這些費用及由誰來考慮？IntheUK,theConstructionClient’sFormsaid:-“(we)wantwholelife(cycle)coststobeappraisedandthesupplychaintomitthemselvestobuildontime,budgetandqualityandprovidegenuinevalueformoneythroughoutthelifeoftheconstruction”ConstructingImprovement–TheClient’sPactwiththeIndustry

在英國，建筑業(yè)的業(yè)主說：

-“（我們）希望（建筑物）整個生命周期的成本被評估，供應鏈能履行誠諾按約定工期、預算、質(zhì)量將項目完成，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)公約英國的全生命成本計價共21頁，您現(xiàn)在瀏覽的是第17頁!30thMay20062006ConstructionCostManagementInternationalConferenceShenzhenChina18WLCC–Keydecisions(2)

全生命成本計價—關鍵決定Projectteaminvolvementintheprocess–Settingthecostparameters.項目組全程參與—設定成本核算的參數(shù).Consideringrelationshipbetweencapitalandoperatingcosts.考慮投資成本與運營費用之間的關系。

Settingrealisticlevelsofcostsandreceipts.

設定成本和收益的實際水平。Reviewingallowancestobemadefutureinflation.

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

商定計算凈現(xiàn)值的折算率。注意：在公共生產(chǎn)部門這個比率由英國財政部厘定?！癕embersseekobjectivevaluebasedsourcingthroughoutthesupplychainbyestablishingandimplementingselectioncriteriadesignedwithbusinessobjectivesandunderstoodbysuppliers”ConstructionRoundTable–AgendaforChange

通過供應連，讓項目組建立，執(zhí)行和理解設定的商業(yè)目標，以達到業(yè)主尋求的目標和價值。

班英國的全生命成本計價共21頁，您現(xiàn)在瀏覽的是第18頁!30thMay20062006ConstructionCostManagementInternationalConferenceShenzhenChina19Astepbystepprojectappraisalguide(2)–Designandconstructionappraisal

項目評估分步指引—設計與建造評估PrepareWLCCplan;developandrefinewithdesigndevelopment.