1、Designation: E917 15E917 17Standard Practice forMeasuring Life-Cycle Costs of Buildings and BuildingSystems1This standard is issued under the fixed designation E917; the number immediately following the designation indicates the year oforiginal adoption or, in the case of revision, the year of last
2、revision. A number in parentheses indicates the year of last reapproval. Asuperscript epsilon () indicates an editorial change since the last revision or reapproval.INTRODUCTIONSeveral methods of economic evaluation are available to measure the economic performance of abuilding or building system ov
3、er a specified time period. These methods include, but are not limitedto, life-cycle cost (LCC) analysis, the benefit-to-cost ratio, internal rate of return, net benefits,payback, multiattributemulti-attribute decision analysis, risk analysis, and related measures (seePractices E964, E1057, E1074, E
4、1121, E1765, and E1946). These methods differ in their measure and,to some extent, in their applicability to particular types of problems. Guide E1185 directs you to theappropriate method for a particular economic problem. One of these methods, life-cycle cost (LCC)analysis, is the subject of this p
5、ractice. The LCC method sums, in either present-value or annual-valueterms, all relevant costs associated with a building or building system over a specified time period.Alternative (mutually exclusive) designs or systems for a given functional requirement can becompared on the basis of their LCCs t
6、o determine which is the least-cost means of satisfying thatrequirement over a specified study period.1. Scope1.1 This practice establishes a procedure for evaluating the life-cycle cost (LCC) of a building or building system and comparingthe LCCs of alternative building designs or systems that sati
7、sfy the same functional requirements.1.2 The LCC method measures, in present-value or annual-value terms, the sum of all relevant costs associated with owningand operating a building or building system over a specified time period.1.3 The basic premise of the LCC method is that to an investor or dec
8、ision maker all costs arising from an investment decisionare potentially important to that decision, including future as well as present costs. Applied to buildings or building systems, theLCC encompasses all relevant costs over a designated study period, including the costs of designing, purchasing
9、/leasing,constructing/installing, operating, maintaining, repairing, replacing, and disposing of a particular building design or system.1.4 The values stated in inch-pound units are to be regarded as standard. The values given in parentheses are mathematicalconversions to SI units that are provided
10、for information only and are not considered standard.1.5 This international standard was developed in accordance with internationally recognized principles on standardizationestablished in the Decision on Principles for the Development of International Standards, Guides and Recommendations issuedby
11、the World Trade Organization Technical Barriers to Trade (TBT) Committee.2. Referenced Documents2.1 ASTM Standards:2E631 Terminology of Building ConstructionsE833 Terminology of Building EconomicsE964 Practice for Measuring Benefit-to-Cost and Savings-to-Investment Ratios for Buildings and Building
12、Systems1 This practice is under the jurisdiction of ASTM Committee E06 on Performance of Buildings and is the direct responsibility of Subcommittee E06.81 on BuildingEconomics.Current edition approved Oct. 1, 2015Sept. 1, 2017. Published October 2015November 2017. Originally approved in 1983. Last p
13、revious edition approved in 20132015as E917 13.E917 15. DOI: 10.1520/E0917-15.10.1520/E0917-17.2 For referencedASTM standards, visit theASTM website, www.astm.org, or contactASTM Customer Service at serviceastm.org. For Annual Book of ASTM Standardsvolume information, refer to the standards Document
14、 Summary page on the ASTM website.This document is not an ASTM standard and is intended only to provide the user of an ASTM standard an indication of what changes have been made to the previous version. Becauseit may not be technically possible to adequately depict all changes accurately, ASTM recom
15、mends that users consult prior editions as appropriate. In all cases only the current versionof the standard as published by ASTM is to be considered the official document.Copyright ASTM International, 100 Barr Harbor Drive, PO Box C700, West Conshohocken, PA 19428-2959. United States1E1057 Practice
16、 for Measuring Internal Rate of Return and Adjusted Internal Rate of Return for Investments in Buildings andBuilding SystemsE1074 Practice for Measuring Net Benefits and Net Savings for Investments in Buildings and Building SystemsE1121 Practice for Measuring Payback for Investments in Buildings and
17、 Building SystemsE1185 Guide for Selecting Economic Methods for Evaluating Investments in Buildings and Building SystemsE1369 Guide for Selecting Techniques for Treating Uncertainty and Risk in the Economic Evaluation of Buildings and BuildingSystemsE1765 Practice forApplyingAnalytical Hierarchy Pro
18、cess (AHP) to Multiattribute DecisionAnalysis of Investments Related toProjects, Products, and ProcessesE1946 Practice for Measuring Cost Risk of Buildings and Building Systems and Other Constructed ProjectsE2204 Guide for Summarizing the Economic Impacts of Building-Related Projects2.2 Adjuncts:Adj
19、unct:3Discount Factor Tables Adjunct to PracticesE917 E917,Standard E964,Practice E1057,for E1074, Measuring Life-Cycle Costsof Buildings and E1121Building SystemsIncludes Excel and PDF Files3. Terminology3.1 DefinitionsFor definitions of general terms related to building construction used in the pr
20、actice, refer to TerminologyE631; and for general terms related to building economics, refer to Terminology E833.4. Summary of Practice4.1 This practice outlines the recommended procedures for computing the LCCs associated with a building or building systemover a specified time period. It identifies
21、 and gives examples of objectives, alternatives, and constraints for an LCC analysis;identifies project data and general assumptions needed for the analysis; and presents alternative approaches for computing LCCs.This practice requires that the LCCs of alternative building designs or systems be comp
22、ared over a common time period todetermine which design or system has the lowest LCC.This practice also states that uncertainty, unquantifiable effects, and fundingconstraints shall be considered in the final analysis. It identifies the recommended contents of an LCC report, describes properapplicat
23、ions of the LCC method, provides examples of its use, and identifies limitations of the method.Acomprehensive exampleof the LCC method applied to a building economics problem is provided in Appendix X1. A comprehensive example illustratingthe treatment of uncertainty within the LCC method is provide
24、d in Appendix X2. Appendix X3 provides a detailed exampleanalyzing the life-cycle cost implications resulting from energy efficiency improvements in a high school building. Appendix X4provides a description of the Adjunct.5. Significance and Use5.1 LCC analysis is an economic method for evaluating a
25、 project or project alternatives over a designated study period. Themethod entails computing the LCC for alternative building designs or system specifications having the same purpose and thencomparing them to determine which has the lowest LCC over the study period.5.2 The LCC method is particularly
26、 suitable for determining whether the higher initial cost of a building or building system iseconomically justified by reductions in future costs (for example, operating, maintenance, repair, or replacement costs) whencompared with an alternative that has a lower initial cost but higher future costs
27、. If a building design or system specification hasboth a lower initial cost and lower future costs relative to an alternative, an LCC analysis is not needed to show that the formeris the economically preferable choice.5.3 If an investment project is not essential to the building operation (for examp
28、le, replacement of existing single-pane windowswith new double-pane windows), the project must be compared against the “do nothing” alternative (that is, keeping the singlepane windows) in order to determine if it is cost effective. Typically the “do nothing” alternative entails no initial investmen
29、t costbut has higher future costs than the proposed project.6. Procedure6.1 Follow these steps in calculating the LCC for a building or building system:6.1.1 Identify objectives, alternatives, and constraints (see Section 7).6.1.2 Establish basic assumptions for the analysis (see 8.1).6.1.3 Compile
30、cost data (see 8.2).6.1.4 Compute the LCC for each alternative (see Section 9).6.1.5 Compare LCCs of each alternative to determine the one with the minimum LCC (see 10.1).3 Available from ASTM International Headquarters. Order Adjunct No. ADJE091703ADJE091717-EA. Original adjunct produced in 1984. A
31、djunct last revised in1985.2017.E917 1726.1.6 Make final decision, based on LCC results as well as consideration of risk and uncertainty, unquantifiable effects, andfunding constraints (if any) (see 10.2, 10.3, 10.4, and 10.5).7. Objectives, Alternatives, and Constraints7.1 Specify the design or sys
32、tem objective that is to be accomplished, identify alternative designs or systems that accomplishthat objective, and identify any constraints that limit the available options to be considered.7.2 An example is the selection of a space heating system for a new house. The system must satisfy the therm
33、al comfortrequirements of the occupants throughout the heating season. Available alternatives (for example, various gas furnaces, oilfurnaces, heat pumps, and electric baseboard heaters) may have different types of fuel usage with different unit costs, different fuelconversion efficiencies, differen
34、t initial costs and expected maintenance and repair costs, and different lives. System selection willbe constrained to those fuel types available at the building site.8. Data and Assumptions8.1 Basic AssumptionsEstablish the uniform assumptions to be made in the economic analysis of all alternatives
35、. Theseassumptions usually include, but are not limited to, the consistent use of the present-value or annual-value calculation method, thebase time and study period, the general inflation rate, the discount rate, the marginal income tax rate (where relevant), thecomprehensiveness of the analysis, a
36、nd the operational profile of the building or system to be evaluated.8.1.1 Present-Value Versus Annual-Value CalculationsThe LCCs of project alternatives must be calculated uniformly inpresent-value or annual-value terms. In the former, all costs are discounted to the base time; in the latter, all c
37、osts are convertedto a uniform annual amount equivalent to the present value when discounted to the base time.8.1.2 Study PeriodThe study period appropriate to the LCC analysis may or may not reflect the life of the building or systemto be evaluated.The same study period must be used for each altern
38、ative when present-value calculations are used.An annual-valueLCC may, under certain restrictive assumptions, be used to compare alternatives with different study periods (see 9.2.3). Thefollowing guidelines may be useful for selecting a study period for an LCC analysis:8.1.2.1 When analyzing a proj
39、ect from an individual investors standpoint, the study period should reflect the investors timehorizon. For a homeowner, the study period for a house-related investment might be based on the length of time the homeownerexpects to reside in the house. For a commercial property owner, the study period
40、 might be based on the anticipated holding periodof the building. For an owner/occupant of a commercial building, the study period might correspond to the life of the building orbuilding system being evaluated. For a speculative investor, the study period might be based on a relatively short holding
41、 period.For investments by government agencies and large institutions, specific internal policies often direct the choice of study period.8.1.2.2 When LCC analyses of alternative building systems or design practices are performed for general information ratherthan for a specific application (for exa
42、mple, government or industry research to determine the cost effectiveness of thermalinsulation or high-efficiency heating and cooling equipment in typical installations), the study period will often coincide with theservice life of the material or system (but be limited to the typical life of the ty
43、pe of building where it is to be installed). Whenthe service life is very long, a more conservative choice for the study period might be used if the uncertainty associated with thelong-term forecasting of costs substantially reduces the credibility of the results.8.1.2.3 Regardless of the type of in
44、vestor or purpose of the analysis, use the same study period for all categories of costs whencalculating the present value of any cost associated with a project. Furthermore, when comparing alternative designs or systemson the basis of their present-value LCCs, use the same study period for each inv
45、estment alternative.8.1.2.4 When the study period selected is significantly shorter than the service life of the building or system evaluated, it isimportant that a realistic assessment of the projects resale (or residual) value at the end of the study period be included in the LCCanalysis. Even if
46、the building will not be sold at that time, the resale value will likely have a significant impact on the LCC.8.1.3 InflationGeneral price inflation is the reduction in the purchasing power of the dollar from year to year, as measured,for example, by the percent increase in the gross national produc
47、t (GNP) deflator over a given year. LCC analyses can be calculatedin constant-dollar terms (net of general inflation) or in current-dollar terms (including general inflation). If the latter is used, aconsistent projection of general price inflation must be used throughout the LCC analysis, including
48、 adjustment of the discount rateto incorporate the general inflation rate.8.1.3.1 When income tax effects are not included in the LCC analysis, as in the case of LCC evaluations of nonprofit buildingsand owner-occupied houses (without financing), it is usually easier to express all costs in constant
49、 dollars. Price changes forindividual cost categories that are higher or lower than the rate of general inflation can be included by using differential rates ofprice change for those categories.8.1.3.2 When income tax effects are included in the LCC analysis, it is usually easier to express all costs in current dollarsbecause income taxes are tied to current-dollar cash flows rather than constant-dollar cash flows.8.1.4 Discount RateThe discount rate selected should reflect the investors time value of money. That is, the discount rateshould reflect the rate of interes
