英国的全生命成本计价

2006ConstructionCostManagementInternationalConferenceShenzhenChina130thMay2006WholeLifeCostingintheUnitedKingdomMichaelByngFRICSAAIQSACIArbMPWIChairmanRICSQuantitySurveying&ConstructionFaculty30thMay20062006ConstructionCostManagementInternationalConferenceShenzhenChina2英国的全生命成本计价麦克·彬英国皇家测量师协会工料测量及建筑部主席英国皇家测量师协会会员澳大利亚测量师协会会员英国注册仲裁协会会员英国铁路协会会员

建筑成本管理国际研讨会中国深圳2006.0530thMay20062006ConstructionCostManagementInternationalConferenceShenzhenChina3Whatiswholelifecyclecosting?

什么是全生命成本计价计价?“….atooltoassistinassessingthecostperformanceofconstructionwork,aimedatfacilitatingchoiceswheretherearealternativemeansofachievingtheclient’sobjectivesandwherethosealternativesdiffer,notonlyintheirinitialcostbutalsointhesubsequentoperationalcosts”DefinitionfromtheemergingISPStandard15686onservicelifeplanning“(全生命成本计价)是一个协助评估建筑工程成本表现的工具。旨在对达到业主目的的多种不同质的可选择手段提供一个便利比选的方法。其不仅考虑建设期的成本，而且要考虑建成投产后运营使用的成本。”-摘自《theemergingISPStandard15686onservicelifeplanning》30thMay20062006ConstructionCostManagementInternationalConferenceShenzhenChina4Why-wholelifecyclecosting?(1)

为什么要全生命成本计价?“Increasingly,clientsaretakingtheviewthatconstructionshouldbedesignedandcostedasatotalpackage,includingcostsinuseandfinaldecommissioning”ConstructionTaskForceReport-“RethinkingConstruction”“越来越多地，业主接受这样的观念—建筑应该作为一个完整生命体，即包括使用期的成本和最后拆除的费用—去设计和核算成本。”-摘自《ConstructionTaskForceReport》之“建筑业的再思考”30thMay20062006ConstructionCostManagementInternationalConferenceShenzhenChina5Why-wholelifecyclecosting?(2)

为什么要全生命成本计价?IntheUKandelsewhereintheEuropeanUnion,publicauthoritiesareturningtoPrivateFinanceInitiative(PFI)orPublicPrivatePartnership(PPP)routestodelivernewbuildingandinfrastructureprogrammesandassociatedservices.在英国和其它欧盟国家，政府正在转向采用民营资本先投入（PFI）或政府民营合作伙伴（PPP）的途径去提供新的公共建筑、基础设施和其它服务。Elsewhereindevelopingcountries,wheretheseisinsufficientrevenuefromcurrenttaxation,governmentsseektomakeuseofPFIandPPPmethodstodeliverprojectsonadeferredpaymentbasis.在其它发展中国家，由于其当前的税务体制下的财政收入不足，政府寻求运用PFI和PPP的方式分期付款地去兴建项目。Intheseareas,PFI/PPPtechniquesarebeingappliedtohealth,education,securityandroadandrailtransportationprogrammes.在这些地区，PFI和PPP策略被广泛运用于卫生、教育、安全、道路及铁路交通等发展计划。Thekeyfactorsinmakingtheawardofthesecontractsaretheoperationalcostofrunningthefacilities,theconditionoftheassetonterminationandtheoperatingagreementand/orthecostofdecommissioningordisposal.应用PFI和PPP协议的关键因素是：设备运行成本、资产最终状况、操作协议、拆除和废物处置成本。30thMay20062006ConstructionCostManagementInternationalConferenceShenzhenChina6Whatarethebenefitstoclients?

什么是业主的好处?WLCC

全生命成本计价Encouragesthebiddertoanalysetheclient’sbusinessneedsbythebidderwhocommunicatesthemtohisprojectteam.

通过投标人与业主项目组的沟通,鼓励投标人分析业主的需求。Evaluatesthealternativecostofownership(construction,purchaseorrenting)overthewholelifeoftheasset(s).对各种可选择的资产权属关系（兴建、购买或租赁），评估其全生命成本。Optimisesthetotalcostofownershipbybalancinginitialcapitalandrunningcosts.

通过比较初期投入资本和后期运行费用，对相应权属关系的总成本进行优化。Analysestherisksandcostsoffunctionalperformanceduetofailureofmaintenance.

分析由于维护不当引起的功能损失的风险和成本。Promotesrealisticbudgetingforoperationmaintenanceandrepairs.

为运行期的维护和修理提出切实可行的预算。Encouragesdiscussionandrecordingofdecisionsaboutdurabilityofmaterialsandcomponentsattheoutsetoftheproject.-鼓励讨论并记录在项目开始时对材料和构件的耐久性所作的决定。Providea“ValueforMoney”approachtoprojectsolutions.

对项目的解决方案提供“经济合理性”评价Providesdataonactualperformanceandoperationcomparedwithpredictionsasabenchmarkforfutureprojects.

提供实际使用表现的数据与预期指标相对比,并以此数据作为未来项目发展的依据。

30thMay20062006ConstructionCostManagementInternationalConferenceShenzhenChina7Culturechangesrequiredtorealisethebenefits

认识业主利益要求相应的文化改变MakeWLCCpartoftheprocurementbrief.把全生命成本计价作为采办策略大纲的一部分。Spendmoretimeearlierintheproject,withdesignersandconstructorstoreviewdataandagreeresults.

在项目的早期，多花点时间与设计师和承建商分析数据和商量结果。Ensurethattheresultsarepresentedwithanindicationofthesensitivityofvariables.

确信这些结果表现了可变因素的敏感性指征。Logdecisionsondurabilityareavailableforfeedbackoneventsduringoperation.

耐久性的决定日志可供运行过程中回顾。EnsurethatprocurementdecisionsarelinkedtoHealth&Safetyfileandtooperatingandmaintenancedocumentsathandoverfromtheacquisitiontotheuseandmaintenancestages.

保证采办方式的确定从取得到使用直至维护阶段,都符合”健康与及安全守则”和竣工移交后的”运行与维护指引”。Toconclude:MakeWLCCasadecisionmakingtoolinprocurement。结论：以全生命成本计价作为采办方式决策的工具。30thMay20062006ConstructionCostManagementInternationalConferenceShenzhenChina8WLCC–when?

何时考虑全生命成本计价？Tobeeffective,WLCCmustbeappliedattheallphasesofconstruction.

Duringtheinitialappraisalandthedecisiontopurchaseorlease.Feasibilityassessmentofalternativeconstructionsolutions;theseincludereplaceand/ormaintenanceoverthelifeoftheasset.InoutlinedesignDuringthechoiceofcomponentsindetaileddesign.InbidappraisalAssessmentofproposedconstructionchangeorders.Effectivenessofconstructiononoccupancyevaluation。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。30thMay20062006ConstructionCostManagementInternationalConferenceShenzhenChina9PhasesinConstructionlife

建筑生命期的划分

BasedondraftISO15686–5根据草案ISO15686-5Acquisition获得UseandMaintenance使用及维护Disposal废物处理RenewalandAdaption翻新和接受30thMay20062006ConstructionCostManagementInternationalConferenceShenzhenChina10Acquisition–Coststoconsider

获得-应考虑的费用Byconstruction建设Sitecosts;purchase,clearanceandpreparation土地购买、清理和准备Design设计Construction施工Commissioning/handover移交Transactioncosts–fees转让费In-houseadministrationandcosts内部行政管理和费用Bypurchase/renting购买/租赁Purchaseprice购买价格Costofpurchase/adaptation购买/改造的费用Transactioncosts–fees转让成本/相关费用In-houseadministrationandcosts内部行政管理和费用30thMay20062006ConstructionCostManagementInternationalConferenceShenzhenChina11UseandMaintenance–Costsandincome

使用与维护-成本和收入Costs成本Managementcosts;cleaning,energyutilities,janatorialservices,landandgroundsincludinglandscaping管理费用，包括清洁、能源、设备、服务、景观Maintenance;commissioningorfittingout

维护，佣金和装修Repairsandrenewals“churncosts”

维修和翻新各种费用Income收入Receiptsofownershipoftheasset资产权益收入Rentsfromsurplusspace(lessanylossofincomeduringinterimrefurbishmentorfailureoffacilities)

富余空间出租收入（减去室内装修或设备故障期租金损失）30thMay20062006ConstructionCostManagementInternationalConferenceShenzhenChina12Disposal–Costsandincome

废物处理-支出和收入Costs支出Disposalincludingdemolition,废物处理，包括拆除Obligationunderrepairingobligationunderleases修复义务和租赁责任Sitecleanup,decontamination场地的清理；污染物的清除Costsofsale销售费用Income收入Saleofinterestinasset.资产权益的出售Saleofmaterialsforrecycling

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

为什么考虑这些费用及由谁来考虑？IntheUK,theConstructionClient’sFormsaid:-“(we)wantwholelife(cycle)coststobeappraisedandthesupplychaintocommitthemselvestobuildontime,budgetandqualityandprovidegenuinevalueformoneythroughoutthelifeoftheconstruction”ConstructingImprovement–TheClient’sPactwiththeIndustry

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30thMay20062006ConstructionCostManagementInternationalConferenceShenzhenChina14WLCC–Keydecisions(1)

全生命成本计价—关键决定Clientinvolvementintheprocess–Settingthewholelifespan

业主全程参与-设定建筑物的寿命Toagreethedecisionontherequiredlifespanoftheasset.

同意关于建筑所要求寿命的决定Thebalancerequiredbetweencapitalandrunningcosts.建设成本与运营成本间的平衡Themaintenancestrategy;plannedorreactive?

保养维护的策略—预先计划或随机应变？Fallbackplanstomitigatetheeffectsofprematurefailureofcomponentsorlossoffunctionality

缓和构件潜在失效或功能丧失的影响的补救计划。“Client’sshouldseektoevaluatealltendersonthebasisofquality,likelycost-in-usandknownpastperformanceaswellas(bid)price”SirMichaelLatham’sreport–“ConstructingtheTeam””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评价各个标书。“迈克.雷森爵士的报告—”缔造队伍”30thMay20062006ConstructionCostManagementInternationalConferenceShenzhenChina15WLCC–Keydecisions(2)

全生命成本计价—关键决定Projectteaminvolvementintheprocess–Settingthecostparameters.项目组全程参与—设定成本核算的参数.Consideringrelationshipbetweencapitalandoperatingcosts.考虑投资成本与运营费用之间的关系。

Settingrealisticlevelsofcostsandreceipts.

设定成本和收益的实际水平。Reviewingallowancestobemadefutureinflation.

检讨未来通货膨胀的幅度。AgreeingdiscountratestocalculateNPV(NetPresentValue);NBinpubliclyprocuredschemesthisrateissetbytheTreasury.

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。“Membersseekobjectivevaluebasedsourcingthroughoutthesupplychainbyestablishingandimplementingselectioncriteriadesignedwithbusinessobjectivesandunderstoodbysuppliers”ConstructionRoundTable–AgendaforChange

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30thMay20062006ConstructionCostManagementInternationalConferenceShenzhenChina16Astepbystepprojectappraisalguide(1)–InitialInvestmentAppraisal

项目评估分步指引—初期投资评估Criteriatoreview–Theneedtodefinefunctionalrequirements.ConsiderationofalternativeformsofconstructionBuyorbuildorrepairoradaptationofexistingassets.Reviewclient’sprioritiestoachievetherequiredrateofreturnoncapitalinvestment.LengthofdesignlifeorinthecaseofPFI/PPP,thelengthoftheconcession

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Assumptionsrequiredtosatisfythesecriteria

满足检查准则的假定；Performancerequirementsforthecompletedprojects.项目表现要求；Timingofcostandincomeflowsandperiodbetweenrevieworre-appraisal成本的时效性、收入流及回顾与再评估的时间间隔；Programmeofmajorcomponentrepairorreplacementduringtheprojectlife.在项目生命期内，主要部件修复或置换的计划；Costofalternativefuels.

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

项目评估分步指引—设计与建造评估PrepareWLCCplan;developandrefinewithdesigndevelopment.

准备全生命成本计价计划，并随设计发展逐步优化.Involvethesupplychaininalldecisions;contractors,suppliersandmanufacturers.将供应链考虑在内:承建商,供货商和工厂.Definecomponentsrequiringlonglifeandthoseforwhichashortlifeisrequired.定义要求长期使用和短期使用的构件。IncludeWLLCcriteriainconstructionprocurementdocuments.将全生命成本计价评价准则包括在采办大纲文件中。AndDevelopWLCCwiththedesignandtheoverallinvestmentplan,graduallyreplacinghistoricdatawithaccuratelypredictedcosts.

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。30thMay20062006ConstructionCostManagementInternationalConferenceShenzhenChina18Astepbystepprojectappraisalguide(3)–Completionandpost-occupationappraisal

项目评估分步指引—竣工和使用评估DeveloptheWLCCplantoinclude:-DurabilityinformationReconciliationofmaintenanceprofilewithassetdesignlife.Anticipatedwholelifecostsofcomponentsandservices.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

-预测构件及设备的全生命成本Monitortheperformanceandcostofthecompletedconstructiontohighlight:-VariationsfromcostpredictionsEffectsofthevariationsonoperatingandmaintenanceplans.Increasesinthecotsofmajorperiodicreplacementofmajorrepairofassets.Over-cautiousofoptimisticdurabilityorcostestimates.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Formajorrefurbishmentworks,assess:-Residualservicelifeofretainedassets.RemainingservicelifeofassetsandValidityoforiginaldesignlifewhensetagainstachievedservicelives.对大型翻新工程,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30thMay20062006ConstructionCostManagementInternationalConferenceShenzhenChina