1、BSI Standards PublicationGuide for life cycle costing of maintenance during the in use phases of buildingsBS 8544:2013ENDOFLIFEDESIGNCONSTRUCTIONMAINTAINPLANNINGRENEWALBS 8544:2013 BRITISH STANDARDPublishing and copyright informationThe BSI copyright notice displayed in this document indicates when
2、the document was last issued. The British Standards Institution 2013. Published by BSI Standards Limited 2013ISBN 978 0 580 71085 8ICS 91.040.01The following BSI references relate to work on this document: Committee reference CB/101 Draft for comment 12/30218913 DCPublication historyFirst published
3、September 2013Amendments issued since publicationDate Text affected The British Standards Institution 2013 iBS 8544:2013BRITISH STANDARDContentsForeword iii0 Introduction 11 Scope 22 Normative references 33 Terms, definitions and abbreviations 44 Process and applications 105 Guiding principles and i
4、nstructions 126 Methods, rules and techniques for identifying, prioritizing and presenting the LCC plans 237 Maintenance costs for inclusion or exclusion and how to express them 338 Interoperability of LCC of maintenance with BIM 489 Information sources and data required to undertake LCC of maintena
5、nce 5010 Informing the decision-making process 55AnnexesAnnex A (informative) Example of standardized and integrated asset data structure 60Annex B (informative) Examples of methods, rules and techniques 64Annex C (informative) Menu and cost mapping to various standards and classification structures
6、 71Annex D (informative) Example of methods of economic evaluations, discount techniques and equations used for LCC of maintenance works 76Annex E (informative) Example of a LCC risk log and mitigation guidance 78Annex F (informative) Information and data assumptions used for undertaking LCC of main
7、tenance 82Bibliography 95List of figuresFigure 1 Life cycle costing during the various phases of a facilitys life 1Figure 2 Key stages of life cycle costing of maintenance 2Figure 3 Key stages and steps for LCC of maintenance 13Figure 4 Maintenance costs (renewal and maintain), as part of the wider
8、LCC 34Figure 5 Alignment of NRM 1 cost data structure 1 with COBIE data structure (BIM) 49Figure 6 Information sources and data required to undertake LCC of maintenance 51Figure A.1 Example of a portfolio level data structure 61Figure A.2 Example of elemental levels linked to a maintainable asset da
9、ta structure 62Figure A.3 Example of elemental, sub elemental and component level aligned to a maintainable assets data structure and service life codes 63Figure B.1 Example of asset criticality-based prioritization of maintenance expenditure (by priority 1, 2 and 3) 66Figure B.2 ACR and PARL method
10、s 67Figure B.3 Formula for FCI for rating how assets are performing 68Figure B.4 Example of FCI benchmarking by function types over a number of establishments: graphical summary 70Figure C.1 Menu for scoping the costs included in LCC of maintain and renewal works with links to the construction cost
11、categories 72List of tablesTable 1 Key constituents of maintenance work cost estimates and cost plans 34Table 2 Cost breakdown structure for maintenance and wider LCC 35Table 3 Key LCC metrics for maintain and LCR 47Table 4 Examples of factoring the RSL 54BS 8544:2013ii The British Standards Institu
12、tion 2013BRITISH STANDARDTable B.1 Example: how to prioritize the PPM maintenance service levels, by using the ACR method 65Table B.2 Example of method and rules of condition categories, descriptions and definitions 67Table B.3 Example of FCI: summary output by size and function type over a 5 and 10
13、 year period 69Table C.1 Cost mapping BS 8544 to PD 156865 and BS ISO 15686-5 73Table C.2 Cost mapping BS 8544 to the ITOC codes and the RICS service charging cost structures 74Table C.3 Cost mapping BS 8544 to BS EN 15643-4: building life cycle information 75Table E.1 General risks log applicable t
14、o all elements of LCC of maintenance 78Table F.1 Information for the brief and capture stages 82Table F.2 Information for the evaluate and implement stages 88Summary of pagesThis document comprises a front cover, an inside front cover, pages i to iv, pages 1 to 96, an inside back cover and a back co
15、ver. The British Standards Institution 2013 iiiBS 8544:2013BRITISH STANDARDForewordPublishing informationThis British Standard is published by BSI Standards Limited, under licence from The British Standards Institution, and came into effect on 30 September 2013. It was prepared by Technical Committe
16、e CB/101, Service life planning. A list of organizations represented on this committee can be obtained on request to its secretary.The initial drafting of this British Standard was produced in association with BIS as part of their ongoing programme of support for standardization.Relationship with ot
17、her publicationsThis British Standard is the second supplementary guide to BS ISO 15686-5. The first supplementary guide is PD 156865, which covers the life cycle cost during construction projects.Information about this documentThe guidance in this British Standard is aligned with industry cost plan
18、ning data structures and methodology given in the RICS New Rules of Measurement (NRM) 1 1.This British Standard gives an approach to life cycle costing that places the focus on maintenance costs.Clause 4 and Clause 5 describe the integrated LCC processes, key stages and the guiding principles and in
19、structions for undertaking LCC of maintenance works. Clause 5 details how to undertake the cyclical process of LCC of maintenance through each of its stages and how this can be periodically updated throughout the in use phases of a building, facility or constructed asset. Clause 6 describes various
20、methods, rules and techniques used in the process to agree the brief and subsequently plan, capture, evaluate, implement and review the LCC for maintenance works. Clause 7 categorizes and defines which maintenance costs to include or exclude and how to express them; it also provides a maintenance br
21、eakdown structure and cost categorization definitions. Clause 8 provides guidance on how the building data should be structured and classified to be interoperable with BIM data exchange formats. Clause 9 gives advice regarding the applicable information sources and data required to cost maintain and
22、 renewal works during the in use phases. Clause 10 provides practical guidance on how to inform the decision-making processes; it also helps the user to input information into other economic evaluations relating to wider property estate asset management and maintenance strategies.Use of this documen
23、tAs a guide, this British Standard takes the form of guidance and recommendations. It should not be quoted as if it were a specification or a code of practice and claims of compliance cannot be made to it.Presentational conventionsThe guidance in this standard is presented in roman (i.e. upright) ty
24、pe. Any recommendations are expressed in sentences in which the principal auxiliary verb is “should”.Commentary, explanation and general informative material is presented in smaller italic type, and does not constitute a normative element.BS 8544:2013iv The British Standards Institution 2013BRITISH
25、STANDARDContractual and legal considerationsThis publication does not purport to include all the necessary provisions of a contract. Users are responsible for its correct application.Compliance with a British Standard cannot confer immunity from legal obligations. The British Standards Institution 2
26、013 1BS 8544:2013BRITISH STANDARD0 IntroductionThe objectives of this British Standard are to provide:a) standardized rules and a methodology for the life cycle costing (LCC) of maintenance during in use phases that fully integrate the process of creating and implementing two plans: maintain and ren
27、ewal; NOTE In this British Standard the term “in use” (see 3.1.26) covers the life cycle period after handover and prior to decommissioning; this is highlighted in Figure 1, which also shows its relationship to other cost headings within whole life costing.b) guidance on how to capture the appropria
28、te asset information required for specific LCC outcomes;c) guidance on how to evaluate and prioritize the maintenance works when carrying out budgeting and funding scenarios;d) guidance on the implement stage of LCC management of maintenance works.Figure 1 Life cycle costing during the various phase
29、s of a facilitys lifeENDOFLIFEDESIGNCONSTRUCTIONMAINTAINPLANNINGRENEWALAn overview of the key stages of life cycle costing of maintenance (see Figure 2) and their purpose is as follows:1) brief: to define the scope and specific requirements for each of the typical LCC applications and plan the proce
30、ss of LCC of annualized maintenance (maintain) and forecasting the renewal programmes;2) capture: to record the relevant data required to generate and update annualized maintenance (maintain) and/or life cycle renewal cost programmes, based on various forms of assessments;BS 8544:20132 The British S
31、tandards Institution 2013BRITISH STANDARD3) evaluate: to inform budget setting and fund modelling by optimizing the planned maintain works and the renewal works cost programmes of work, including how to targeting and defend the maintenance and investment planning outputs;4) implement: to schedule, t
32、ender, implement and cost manage works, including monitoring, auditing and reviewing the maintenance and renewal works cost expenditure against budget limits.The context of the proposed application of LCC of maintenance is relevant to each stage given in 1) to 4).Figure 2 Key stages of life cycle co
33、sting of maintenance1 ScopeThis British Standard gives guidance and recommendations on undertaking LCC of maintenance during the in use phases of facilities or constructed assets. It covers buildings, systems, assemblies, components, tasks/actions, resources and materials.NOTE 1 The guidance covers
34、maintenance planning during the in use (see 3.1.26) phases of a facilitys life cycle.This British Standard also gives guidance and recommendations on the planning and prioritization, budget-setting, optimization, implementation and monitoring of life cycle programmes of maintain and/or renewal works
35、.The guidance includes asset surveys and employers maintenance management aspects of operation (as defined in BS ISO 15686-5) that are needed to plan and manage maintenance delivery including life cycle works. The British Standards Institution 2013 3BS 8544:2013BRITISH STANDARDThis British Standard
36、is intended for:a) public and private sector employers; b) PFI/PPP/PF2 consortia;c) property portfolio owners and occupiers and their investors/funders;d) estate managers, managing agents and facilities managers;e) building surveyors and engineers;f) engineering services and maintenance contractors;
37、 g) quantity surveyors and cost management practitioners;h) designers, constructors, insurers and procurement groups.This British Standard applies to most types of facility. Its application is, therefore, wider than buildings alone and extends to other structures and forms of construction to accommo
38、date diverse needs.NOTE 2 See RICS NRM 1, Appendix B 1 for a list of functional unit types of facility and equivalent functional units associated with each.NOTE 3 See B this should be done for specific outcomes, such as maintaining an acceptable level of performance of the asset(s), i.e. fit for the
39、 functional usage, including replacing the assets with like-for-like or modern equivalent.The typical purposes and required outputs are:a) budgeting and obtaining funding for:1) annualized maintenance plans (maintain); 2) LCR plans (over the agreed period of analysis: 1 to X years);3) asset deprecia
40、tion/sinking fund requirements (if required);b) programmes of annualized maintenance and life cycle renewal works, including:1) prioritizing expenditure (e.g. based on conformity to obligatory compliance requirements and meeting defined fit-for-function maintenance standards, as applicable);2) fundi
41、ng and scenario modelling (i.e. do, defer and not do);3) planning the work schedule and timing, including expenditure monitoring, auditing and periodic updates;4) capturing feedback and lessons learnt to better inform future LCC programming.4.2.2 Typical applicationsLCC of maintenance may be used fo
42、r the following applications: a) the evaluation of total facility options, functional or operational reviews, e.g. what level to maintain and invest in the asset (at whole building level or functional unit level); b) the evaluation of detailed options, (e.g. when to do repairs or refurbishment and w
43、hen to replace, based on various forms of assessment), which can be done at elemental, system, sub-elemental and component level; c) the auditing, monitoring and due diligence reviews of the maintenance provisions on behalf of project funders (or review boards) and other stakeholder groups responsib
44、le for maintenance; ord) the use of LCC of maintenance information as part of a wider estate review covering analysis of relocation or consolidation strategies.4.3 Fundamental attributes required in order to undertake the LCC of maintenanceWhen undertaking the LCC of maintenance, the approach and me
45、thodology should be:a) outcome driven: the plan should provide assurance that the LCC of maintenance achieves the stakeholders specific needs and obligations/constraints so it should: 1) be driven by the business needs of the organization and key stakeholders/end users;2) ensure that there is compli
46、ance with legal and organizational mandatory obligations;BS 8544:201312 The British Standards Institution 2013BRITISH STANDARD3) avoid under- or over-maintaining assets (i.e. criticality risk-based maintenance); 4) target investment and intervention decisions (i.e. what to do and when to do it, what
47、 to defer and what to abstain from doing);5) be suitable for the facilitys intended functional usage and occupancy status (i.e. fit-for-function operational use, or appropriate to vacant space such as mothball regimes);6) support the delivery of a safe, secure, environmental and sustainable operatio
48、n.b) holistic: the process should generate an integrated plan that combines the LCC of the annualized maintenance and the LCR programmes of works; c) inter-operable: the process should have a standardized asset data structure and costing methodology used for LCC of maintain and renewal works that ca
49、n be aligned to BIM models;d) optimal: it should achieve the optimal balance between the maintain works and renewal strategies within the defined parameters set in the project brief;e) systematic: the approach should sequentially cover the stages of the process within the life cycle;f) transparent: it should provide access to information for the employer or owner to manage and make informed decisions; g) flexible: it should accommodate and control changes in needs, resources, risks, condition stat
