1、 ISO 2017 Buildings and constructed assets Service life planning Part 5: Life-cycle costing Btiments et biens immobiliers construits Prvision de la dure de vie Partie 5: Approche en cot global INTERNATIONAL STANDARD ISO 15686-5 Second edition 2017-07 Reference number ISO 15686-5:2017(E) ISO 15686-5:
2、2017(E)ii ISO 2017 All rights reserved COPYRIGHT PROTECTED DOCUMENT ISO 2017, Published in Switzerland All rights reserved. Unless otherwise specified, no part of this publication may be reproduced or utilized otherwise in any form or by any means, electronic or mechanical, including photocopying, o
3、r posting on the internet or an intranet, without prior written permission. Permission can be requested from either ISO at the address below or ISOs member body in the country of the requester. ISO copyright office Ch. de Blandonnet 8 CP 401 CH-1214 Vernier, Geneva, Switzerland Tel. +41 22 749 01 11
4、 Fax +41 22 749 09 47 copyrightiso.org www.iso.org ISO 15686-5:2017(E)Foreword v Introduction vi 1 Scope . 1 2 Normative references 1 3 T erms and definitions . 1 3.1 Costs . 1 3.2 Analysis/measures 3 3.3 Elements of calculation 4 3.4 Other terms 5 4 Principles of life-cycle costing 6 4.1 Purpose an
5、d scope of life-cycle costing . 6 4.2 Costs to include in LCC analysis . 6 4.2.1 Defining scope of costs included in the analysis 6 4.2.2 Classification of costs . 7 4.3 Typical analysis at different stages of the life cycle . 9 4.4 Analysis based on client requirements and the intended use of the r
6、esults 10 4.4.1 Scope based on client requirements 10 4.4.2 Decisions informed by LCC analysis .11 4.4.3 Strategic level project planning Evaluation of strategic alternatives .12 4.4.4 System and detailed decision level Integrating life-cycle costing into design appraisals 13 4.4.5 Service life plan
7、ning LCC plans .14 4.4.6 Major repairs, replacements and adaptations 14 4.4.7 End of life .15 4.5 Data for analysis at different stages of the project life cycle 15 4.5.1 General.15 4.5.2 Benchmark LCC analysis 15 4.5.3 Detailed LCC analysis 15 4.6 Cost variables 16 4.7 Calculating cost variables an
8、d the form of future costs analysis 16 4.8 Discounting costs to present values 17 4.9 Approval and validation .17 4.10 Reporting LCC analysis .17 5 Setting the scope for LCC analysis 17 5.1 Relevance and importance of setting parameters for the use of life-cycle costing .17 5.2 Service life, life cy
9、cle and design life .18 5.3 Period of analysis .18 5.4 Cost variables 19 5.4.1 Acquisition costs .19 5.4.2 Operation, maintenance and replacement costs .19 5.4.3 Costs at disposal 21 5.4.4 End-of-life residual valuations 21 5.4.5 Discount rate 22 5.4.6 Inflation 22 5.4.7 Taxes and subsidies 22 5.4.8
10、 Changes in costs over time .23 5.4.9 Energy and utilities costs 23 6 WLC variables used in some investment appraisals 23 6.1 General 23 6.2 Externalities .23 6.3 Costs related to environmental impacts 24 6.4 Social costs and benefits 24 ISO 2017 All rights reserved iii Contents Page ISO 15686-5:201
11、7(E)6.5 Contribution of the construction works to sustainability and sustainable development .24 6.6 Intangibles Impact on business reputation, functional efficiency, etc. .25 6.7 Future income streams .25 6.8 Financing costs 25 7 Decision variables Basis of calculating costs 26 7.1 Real costs 26 7.
12、2 Nominal costs 26 7.3 Discounted costs .26 7.4 Present value .27 7.4.1 General.27 7.4.2 Net present value (NPV) or net present cost (NPC) .27 8 Uncertainty and risks .28 8.1 General 28 8.2 Identification of the causes of uncertainty and risks 28 8.3 Monte Carlo analysis and confidence modelling 29
13、8.4 Sensitivity analysis and modelling the effects of changing key assumptions 29 9 Reporting .30 9.1 LCC analysis Presenting the results and supporting information 30 9.2 Reporting costs 31 9.3 Approvals and audit trail .31 Annex A (informative) Worked examples Analysis techniques used in life-cycl
14、e costing 32 Annex B (informative) Measures of comparison in whole life costing/life-cycle costing 35 Annex C (informative) Demonstrating sensitivity analysis 37 Annex D (informative) Graphical representation of WLC/LCC analysis39 Annex E (informative) Example of levels of LCC analysis .41 Bibliogra
15、phy .42 iv ISO 2017 All rights reserved ISO 15686-5:2017(E) Foreword ISO (the International Organization for Standardization) is a worldwide federation of national standards bodies (ISO member bodies). The work of preparing International Standards is normally carried out through ISO technical commit
16、tees. Each member body interested in a subject for which a technical committee has been established has the right to be represented on that committee. International organizations, governmental and non-governmental, in liaison with ISO, also take part in the work. ISO collaborates closely with the In
17、ternational Electrotechnical Commission (IEC) on all matters of electrotechnical standardization. The procedures used to develop this document and those intended for its further maintenance are described in the ISO/IEC Directives, Part 1. In particular the different approval criteria needed for the
18、different types of ISO documents should be noted. This document was drafted in accordance with the editorial rules of the ISO/IEC Directives, Part 2 (see www .iso .org/ directives). Attention is drawn to the possibility that some of the elements of this document may be the subject of patent rights.
19、ISO shall not be held responsible for identifying any or all such patent rights. Details of any patent rights identified during the development of the document will be in the Introduction and/or on the ISO list of patent declarations received (see www .iso .org/ patents). Any trade name used in this
20、 document is information given for the convenience of users and does not constitute an endorsement. For an explanation on the voluntary nature of standards, the meaning of ISO specific terms and expressions related to conformity assessment, as well as information about ISOs adherence to the World Tr
21、ade Organization (WTO) principles in the Technical Barriers to Trade (TBT) see the following URL: w w w . i s o .org/ iso/ foreword .html. This document was prepared by Technical Committee ISO/TC 59, Buildings and civil engineering works, Subcommittee SC 14, Design life. This second edition cancels
22、and replaces the first edition (ISO 15686-5:2008), which has been technically revised. The main changes compared to the previous edition are as follows: several clauses have been technically revised to clarify the distinction between normative content and guidance text; Annexes C and D have been tec
23、hnically revised to make them clearer; the bibliography has been updated. A list of all parts in the ISO 15686 series can be found on the ISO website. ISO 2017 All rights reserved v ISO 15686-5:2017(E) Introduction Objectives The key objectives of this document are to: establish clear terminology an
24、d a common methodology for life-cycle costing (LCC); enable the practical use of LCC so that it becomes widely used in the construction industry; enable the application of LCC techniques and methodology for a wide range of procurement methods; help to improve decision making and evaluation processes
25、 at relevant stages of any project; address concerns over uncertainties and risks and improve the confidence in LCC forecasting; make the LCC and the underlying assumptions more transparent and robust; set out the guiding principles, instructions and definitions for different forms of LCC and report
26、ing; provide the framework for consistent LCC predictions and performance assessment, which facilitates more robust levels of comparative analysis and cost benchmarking; provide a common basis for setting LCC targets during design and construction, against which actual cost performance can be tracke
27、d and assessed over the asset life span; provide guidance on when to undertake LCC, to what level and what cost headings are appropriate for consideration; help unlock the real value of effectively doing LCC in construction by using service life planning; clarify the differences between life-cycle c
28、osting and whole-life costing (WLC); provide a generic menu of costs for LCC/WLC compatible with and customizable for specific national or international cost codes and data-structure conventions; provide cross-references to guidance on associated activities within the other parts of ISO 15686. Life-
29、cycle costing, service life planning and other performance requirements Life-cycle costing is a valuable technique that is used for predicting and assessing the cost performance of constructed assets. Life-cycle costing is one form of analysis for determining whether a project meets the clients perf
30、ormance requirements. Analyses can necessitate the use of other parts of ISO 15686 and current economic data from clients and the construction industry (see Figure 1). It is possible to use this document without extensive reference to others, although a number of the terms and techniques described a
31、re covered in more detail in the other parts. Where applicable, this is referenced in the text. The other parts of ISO 15686 that are most relevant for life-cycle costing are ISO 15686-1 and ISO 15686-3.vi ISO 2017 All rights reserved ISO 15686-5:2017(E) Technical assessment ISO 15686-1 Requirements
32、 Targets Performance requirements Regulations Client brief Planning Construction Operation Design Audit and review ISO 15686-3 Cost assessment ISO 15686-5 Environmental assessment ISO 15686-6 Other assessment End of life Design and construction documents Figure 1 Performance requirements in the cont
33、ext of the project life cycle The Bibliography includes some informative national standards and guidance that provide more detail on aspects such as levels of cost analysis, examples of analysis and application of the principles for practical projects. Who can use this document? The provisions of th
34、is document are intended primarily for: procurers of constructed assets, with an interest in long-term ownership; these may be public or private, or lessees with a reasonably long period of interest in the property and/or responsibility for maintenance and/or operational costs; designers; constructo
35、rs and their specialist suppliers of materials and components; facility operators (to help them input more effectively into the design process); cost consultants and other specialists. ISO 2017 All rights reserved vii ISO 15686-5:2017(E) The provisions in this document are particularly relevant to p
36、ublic clients, where the lack of any projected income from some constructed assets can make traditional investment appraisals more challenging. They are also relevant to the work of specialists providing information on service life and on environmental performance. The period of interest of the clie
37、nt and the contractual responsibilities/liabilities for meeting costs tend to determine the requirements for life-cycle costing. Life-cycle costing is relevant at portfolio/estate management, constructed asset and facility management levels, primarily to inform decision-making and for comparing alte
38、rnatives. Life-cycle costing allows consistent comparisons to be performed between alternatives with different cash flows and different time frames. The analysis takes into account relevant factors from throughout the service life, with regard to the clients specified brief and the project-specific
39、service life performance requirements.viii ISO 2017 All rights reserved Buildings and constructed assets Service life planning Part 5: Life-cycle costing 1 Scope This document provides requirements and guidelines for performing life-cycle cost (LCC) analyses of buildings and constructed assets and t
40、heir parts, whether new or existing. NOTE 1 Life-cycle costing takes into account cost or cash flows, i.e. relevant costs (and income and externalities if included in the agreed scope) arising from acquisition through operation to disposal. NOTE 2 Life-cycle costing typically includes a comparison b
41、etween alternatives or an estimate of future costs at portfolio, project or component level. Life-cycle costing is performed over an agreed period of analysis, clearly identifying whether the analysis is for only part of or for the entire life cycle of the constructed asset. 2 Normative references T
42、he following documents are referred to in the text in such a way that some or all of their content constitutes requirements of this document. For dated references, only the edition cited applies. For undated references, the latest edition of the referenced document (including any amendments) applies
43、. ISO 6707-1, Building and civil engineering works Vocabulary Part 1: General terms ISO/TR 15686-11, Building and constructed assets Service life planning Part 11: Terminology ISO Guide 73, Risk management Vocabulary 3 T erms a nd definiti ons For the purposes of this document, the terms and definit
44、ions given in ISO Guide 73, ISO 6707-1, ISO/TR 15686-11 and the following apply. ISO and IEC maintain terminological databases for use in standardization at the following addresses: ISO Online browsing platform: available at h t t p :/ www .iso .org/ obp IEC Electropedia: available at h t t p :/ www
45、 .electropedia .org/ 3.1 Costs 3.1.1 acquisition cost all costs included in acquiring an asset by purchase/lease or construction procurement route, excluding costs during the occupation and use or end-of-life phases of the life cycle (3.3.4) of the constructed asset (3.4.1) 3.1.2 capital cost initia
46、l construction costs and costs of initial adaptation where these are treated as capital expenditure Note 1 to entry: The capital cost may be identical to the acquisition cost (3.1.1) if initial adaptation costs are not included. INTERNATIONAL ST ANDARD ISO 15686-5:2017(E) ISO 2017 All rights reserve
47、d 1 ISO 15686-5:2017(E) 3.1.3 discounted cost resulting cost when the real cost (3.1.12) is discounted by the real discount rate (3.3.7) or when the nominal cost (3.1.10) is discounted by the nominal discount rate (3.3.5) 3.1.4 disposal cost costs associated with disposal (3.4.2) of the asset (3.4.1
48、) at the end of its life cycle (3.3.4), including taking account of any asset transfer obligations Note 1 to entry: Asset transfer obligations could include bringing the assets up to a predefined condition. Note 2 to entry: Income from selling the asset is part of whole-life costing (3.1.15), where
49、the residual value (3.3.8) of the building, components, materials and appliances can be included. 3.1.5 end-of-life cost net cost or fee for disposing of an asset (3.4.1) at the end of its service life or interest period Note 1 to entry: End-of-life costs can include costs resulting from decommissioning, deconstruction and demolition of a building, site decontamination/remediation, recycling, recovery, and disposal of components and materials; and transport and re
