Comparative Façade Lifecycle Costing

Transcription

1 Comparative Façade Lifecycle Costing By Michel Francis Chief Architect & Design Director DEC Consultants

2 Founded in 1984 In Abu Dhabi since 1995 DEC Introduction History Our Services Building & Infrastructure Design and Engineering Project Management LEED & Estidama Consultancy Oil & Gas Fields Services Specialized Engineering Services

3 Comparative Façade Lifecycle Costing Outline Introduction to the concept of life cycle cost analysis (LCCA) of buildings and materials Outlining how LCCA how this is key to determining the true cost of buildings Comparative LCCA of façade systems for different building types Using LCCA principles to develop façade design and construction strategies that reduce environmental impact and also reduce costs over a building s life cycle Lessons learnt from real world case studies Q & A

4 Function of the Façade Structure Barrier Lighting Safety Aesthetic and appearance

5 Façade Implementation and Technology Innovation and Technology Materials and components Structural Integrity Glazing Weather tightness and thermal Performance Fire safety Acoustic Procurement Aesthetic Opportunity

6 Environment Sustainability Economy Society

7 Function of the Façade SUSTAINABILITY

8 Whole Life Cycle of the Façade

9 Whole Life Cycle of the Façade Improvement Emissions Carbon Footprint

10 What is Life Cycle Cost Analysis cost of ownership account for building Present alternatives

11 Why Life Cycle Cost Analysis Engineering Economic Analysis Compare competing alternatives Account for management decisions Address needs Decision- Support Tool When and how What assumptions Address uncertainties

12 LIFE-CYCLE COST ANALYSIS STEPS Determine activity timing Estimate costs (agency and user) Compute lifecycle costs Analyze the results Establish design alternatives

13 Life Cycle Cost Analysis Procedure 1 Development of alternatives 2 Define activities 3 Estimate activities costs 4 Discount to present value 5 Choose cost-effective alternative

14 Life cycle cost impact of materials

15 Initial and total Life cycle cost Source: Sustainable Building Technical Manual / Joseph J. Romm,

16 Life Cycle Cost Analysis and facade

17 Life expectancy of building materials

18 Initial Costs Fuel Costs Life Cycle Cost Analysis Building-related costs Operation, Maintenance, Replacement Costs Residual Values Finance Charges Non-Monetary

19 LCCA Example 1 Comparing various alternatives of wall insulation

20 LCCA Example 2 Energy Savings using High Performance Glass Location: Abu Dhabi WWR : 80% Glass Combination 6mm outer pane + 16mm air gap + 6mm inner pane SHGC U-Value LT(%) Selectivity No silver coated glass Single Silver coated glass Double Silver coated glass Base Case Non Performance Performance Glass High Performance Glass

21 Stone and LEED Credits Energy and Atmosphere Prerequisite Minimum Energy Performance And Stone Credit Optimize Energy Performance (2 to 10 points) Proven durability Reuse is easy Panels and paving tiles can be easily handled Stone cladding can reduce Heating & cooling needs Also reduce O+M cost Stone Imperviousness extends building life Stone Wool for insulation Stone products for building envelope increases HVAC performance. Examples for LCCA consideration strategies: 21

22 Life Cycle Cost Analysis Parameters for Present-Value Analysis Discount Rate Cost Period Convention Inflation

23 Life Cycle Cost Analysis Life-cycle Cost Calculation LCC Equation LCC = I + Repl Res + E + W + OM&R + O

24 WORKED EXAMPLE

25 Additional Insulation on the External Walls and Efficient Glazing We take an example of an office in Dubai with an area of 1000 m 2 The office is located in an old building that does not match the current green standards The Owner wants to decide on the worth of adding wall insulation and replacing glazing with double eco glass panels Expected life cycle 15 years

26 Initial Costs External Wall Area: 189 m 2 Windows Area: 24 m 2 Additional Wall Insulation Initial Cost including installation: 189 x AED35/m 2 = AED6,615 Windows Replacement Initial Cost including installation and re-sale of old windows: 24 x AED450/m 2 = AED10,800 Total Initial Cost: AED6,615 + AED10,800 = AED17,415

27 Energy Costs Current yearly Electricity consumption: 50,000 kwh/year Energy Cost per unit: AED0.45/kWh Current yearly Electricity cost: 50,0000 kwh x AED0.45/kWh = AED22,500 Current yearly Expected O & M cost: None (no additional maintenance needed)

28 Energy Savings Reduction of 30% in HVAC Electricity consumption due to increased insulation Energy cost savings per year: AED22,500 x 30% = AED6,750

29 The simple Calculation Life Cycle Cost Outcome Break-Even Point or Pay-Back Period: AED17,415 / AED6,750= 2 Years and 7 Months Simple Life Cycle Savings: AED6,750x 15 Years - AED17,415 = AED83,835

30 Simple Calculation Life Cycle Cost using spreadsheet Inputs Results Study Period (Years) 15 Simple Payback Years (SPB) 2.58 M&O Inflation Rate 0.0% Simple Return on Investment (ROI) 38.76% Electricity Inflation Rate 0.0% Hurdle (Re-invest) Rate 0.0% Net Present Value of Savings (NPV) AED 82,835 Discount Rate 0.0% Internal Rate of Return (IRR) Modified Internal Rate of Return (MIRR) 38% 12% Initial Incremental Cost AED 17,415 Annual Electricity Savings AED 6,750 Similar spreadsheets are available on the web. Simply search for: life cycle cost calculation excel format

31 Time-sensitive Calculation Life Cycle Cost Outcome Assume the life expectancy of insulation and window assembly to be 15 years, the discount rate can be considered as 6.7% Assume energy rates inflation of 3% Assume a capital re-invest rate of 12%

32 Time-sensitive Calculation Life Cycle Cost Outcome Inputs Results Study Period (Years) 15 Simple Payback Years (SPB) 2.58 Electricity Inflation Rate 3.0% Simple Return on Investment (ROI) 38.76% Hurdle (Re-invest) Rate 12.0% Discount Rate 6.7% Net Present Value of Savings (NPV) AED 59,142 Internal Rate of Return (IRR) 42% Initial Incremental Cost AED 17,415 Modified Internal Rate of Return (MIRR) 21% Annual Electricity Savings AED 6,750 Similar spreadsheets are available on the web. Simply search for: life cycle cost calculation excel format

33 WHOLE LIFE CYCLE: THE BIG PICTURE

34 THANK YOU FOR ATTENDING Request a copy of our presentations at PLEASE DON T FORGET TO COLLECT YOUR ATTENDANCE CERTIFICATE