Building Evaluation TechniquesBuilding Evaluation Techniques

By; Engr, Attaullah Shah By; Engr, Attaullah Shah

BSc Engg ( Gold Medlaist), MSc Engg ( Strs), MBA, MA ( Eco) BSc Engg ( Gold Medlaist), MSc Engg ( Strs), MBA, MA ( Eco) MSc Envir Design, PGD Computer Sc, PhD Scholar UET Taxila MSc Envir Design, PGD Computer Sc, PhD Scholar UET Taxila Tel: 051-9250100Tel: 051-9250100E-mail: pdaiou@yahoo.com.E-mail: pdaiou@yahoo.com.

Building art is a synthesis of life in materialized form. We should try to bring Building art is a synthesis of life in materialized form. We should try to bring in under the same hat not a splintered way of thinking, but all in harmony in under the same hat not a splintered way of thinking, but all in harmony together. together.

Alvar AaltoAlvar Aalto

When I design buildings, I think of the overall composition, much as the parts When I design buildings, I think of the overall composition, much as the parts of a body would fit together. On top of that, I think about how people will of a body would fit together. On top of that, I think about how people will approach the building and experience that space. approach the building and experience that space. Tadao AndoTadao Ando

The higher the building the lower the morals. The higher the building the lower the morals. Noel CowardNoel Coward

No architect troubled to design houses that suited people who were to live in No architect troubled to design houses that suited people who were to live in them, because that would have meant building a whole range of different them, because that would have meant building a whole range of different houses. It was far cheaper and, above all, timesaving to make them identical. houses. It was far cheaper and, above all, timesaving to make them identical.

Michael EndeMichael Ende

The building is a national tragedy - a cross between a concrete candy box and The building is a national tragedy - a cross between a concrete candy box and a marble sarcophagus in which the art of architecture lies buried. a marble sarcophagus in which the art of architecture lies buried.

Ada Louise HuxtableAda Louise Huxtable

Clearly, if a building is not functionally and technically in order, then it isn't Clearly, if a building is not functionally and technically in order, then it isn't architecture either, it's just a building. architecture either, it's just a building.

Arne JacobsenArne Jacobsen

Building Evaluation Techniques.Building Evaluation Techniques.What is Building Evaluation:What is Building Evaluation: A systematic assessment of building performance relative to defined A systematic assessment of building performance relative to defined objectives and requirements. objectives and requirements.

Benefits: Benefits: Better matching of Demand and Supply Better matching of Demand and Supply Improved Productivity Improved Productivity Minimization of occupancy costs.Minimization of occupancy costs.Increased User satisfaction Increased User satisfaction Certainty of decision making.Certainty of decision making.Higher ROI Higher ROI Identification of and solutions to problems in facilitiesIdentification of and solutions to problems in facilitiesProactive facility management responsive to building user values.Proactive facility management responsive to building user values.Improved space utilization and feedback on building performance,Improved space utilization and feedback on building performance,Improved attitude of building occupants through active involvement Improved attitude of building occupants through active involvement in the evaluation process, in the evaluation process, Understanding of the performance implications of changes dictated Understanding of the performance implications of changes dictated by budget cuts, and better-informed design decision-making and by budget cuts, and better-informed design decision-making and understanding of the consequences of design.understanding of the consequences of design.

Roles In Evaluation Process: Managing & DoingRoles In Evaluation Process: Managing & Doing

Four Possible role based structures: Four Possible role based structures: User Only Evaluation: User Only Evaluation:

User groups Do and Manage User groups Do and Manage Provider Driven evaluation: Provider Driven evaluation:

Providers groups Do and Manage.Providers groups Do and Manage. User Driven Evaluation: User Driven Evaluation:

User groups plan and manage the evaluation and User groups plan and manage the evaluation and employ provider groups as experts to conduct employ provider groups as experts to conduct evaluation.evaluation.

Provider Only Evaluation: Provider Only Evaluation: Manage and Done by Providers. Manage and Done by Providers.

Four Basic Phases in the Building Four Basic Phases in the Building Evaluation Process. Evaluation Process.

Initiate: Initiate: Formal request for evaluationFormal request for evaluation.- .- (Managing and Doing) (Managing and Doing)

Need purpose and motivation for evaluation.Need purpose and motivation for evaluation. ( (Managing)Managing)

AuthorizationAuthorization: : Statutory approvalStatutory approval. . ( Managing)( Managing)

Plan. ( Feasibility studies) Plan. ( Feasibility studies) Detailed Plan for evaluation. Detailed Plan for evaluation. Managing Managing Key problems and issues are identifiedKey problems and issues are identified Managing Managing Sources for sharing the knowledge.Sources for sharing the knowledge. Managing Managing Who will take part in the evaluation? Who will take part in the evaluation? Managing and DoingManaging and Doing

Scope of inquiry Scope of inquiry Managing and Doing Managing and Doing Modes and methods of inquiry Modes and methods of inquiry Managing and Doing Managing and Doing Time and Financial constraints Time and Financial constraints (Managing ).(Managing ). Identify and organize human and Human Resources Identify and organize human and Human Resources

Managing Managing

and Doingand Doing . . Evaluation plan documented and submitted for approval. Evaluation plan documented and submitted for approval.

(Managing)(Managing)

Execute: Execute: Appropriate tool and techniques are selected.Appropriate tool and techniques are selected. Questionnaire, Surveys, mail letters etc.Questionnaire, Surveys, mail letters etc. New knowledge ( Primary data) New knowledge ( Primary data) Validity of result findings are tested, Reliable.Validity of result findings are tested, Reliable. Repeated if the final findings not sufficient.Repeated if the final findings not sufficient.

Use: Use: Results openly discussed with stakeholders.Results openly discussed with stakeholders. Implementation plan negotiated and worked out.Implementation plan negotiated and worked out.

Building Evaluation ApproachesBuilding Evaluation Approaches Narrow and deep focused.Narrow and deep focused.

In depth investigation of few topics of special In depth investigation of few topics of special interest.interest.

Example: Relationship between design and Morale Example: Relationship between design and Morale of the employees.of the employees.

More precise and focused data.More precise and focused data. More particular problems.More particular problems.

Broad, Shallow or wide ranging evaluation.Broad, Shallow or wide ranging evaluation. Exploratory evaluation.Exploratory evaluation. More qualitative than quantitative.More qualitative than quantitative. Group discussion, Panel discussion ect.Group discussion, Panel discussion ect.

How to make building more user’s How to make building more user’s responsive:responsive:

Avoid complexity of the building. Avoid complexity of the building. Identify major areas of the expected conflicts.Identify major areas of the expected conflicts. Address the conflicts and facilitate smooth operations.Address the conflicts and facilitate smooth operations.

Focus on the Individual comfort.Focus on the Individual comfort. Minimize sources of discomfort and possibly eliminate.Minimize sources of discomfort and possibly eliminate. Highly responsive complaints addressing system.Highly responsive complaints addressing system. Better Feedback system.Better Feedback system.

Integrate the physical and managerial Integrate the physical and managerial environment. environment.

Physical Building Audit/Building Physical Building Audit/Building Condition Report/Facility audit.Condition Report/Facility audit.

Why Physical Building Audit: Why Physical Building Audit:

Systematic gathering of information and subsequent Systematic gathering of information and subsequent reporting the physical conditions of the building.reporting the physical conditions of the building.

Identical building within the same facility may have different Identical building within the same facility may have different economic lives.economic lives.

Good schedules and preventive maintenance and repairs Good schedules and preventive maintenance and repairs and replacement of some components may increase its and replacement of some components may increase its service life.service life.

The ultimate goal of the facility managers is to extend the The ultimate goal of the facility managers is to extend the life of facilities.life of facilities.

Basic Stages in the Physical Audit:Basic Stages in the Physical Audit:

Scope of Audit.Scope of Audit. Extents and limits of audit.Extents and limits of audit. To make the exercise more focused.To make the exercise more focused.

Information Gathering: Information Gathering: Review of the existing published documents.Review of the existing published documents. Physical Inspection of the building.Physical Inspection of the building. Interview the facility managersInterview the facility managers Select the audit team.Select the audit team. Prepare Time and Cost estimates.Prepare Time and Cost estimates. Inform knowledgeable staff to be available.Inform knowledgeable staff to be available.

Reporting: Reporting: Standardized Numbering of building elements.Standardized Numbering of building elements. Rating of building from Urgent to Excellent ( 1-9) Rating of building from Urgent to Excellent ( 1-9) Further Investigation ( FI) label.Further Investigation ( FI) label. Create Perpetual Inventory.Create Perpetual Inventory.

Further Stages ( If required)Further Stages ( If required) Resolve items marked as FI Resolve items marked as FI Budget and Cost estimates Budget and Cost estimates Assigning priorities to works required.Assigning priorities to works required. Value of money and opportunity cost of Value of money and opportunity cost of

investment evaluated.investment evaluated. Upgrade and improve the building documentation.Upgrade and improve the building documentation.

Building Evaluation TechniquesBuilding Evaluation Techniques Building Quality Assessment ( BQA) Building Quality Assessment ( BQA)

Research based methodology to assess the building Research based methodology to assess the building quality.quality.

Scoring of building performance in relation to user Scoring of building performance in relation to user requirements.requirements.

Relative than absolute Relative than absolute Common requirements to both are considered.Common requirements to both are considered. Focused mainly on occupants requirements.Focused mainly on occupants requirements. Scores under different heads are added and buildings Scores under different heads are added and buildings

are ranked.are ranked. Decide first about the requirements and then evaluate Decide first about the requirements and then evaluate

Case Study: Case Study: To determine property specific qualities such as age, services provision, configuration, appearance etc. on their effects on the

perception of quality in office buildings at Sydney. Four groups of respondents in Sydney were surveyed namely owners,

designers, property managers and office users in general.

Conclusions Preference on the efficiency of the work space and comfort level of

occupants. More emphasis and resources are needed in raising the standards and

performance of functionality and services aspects of the building. Owners and designers should try to understand more about what their

customers (ie. the office users) want and try to fulfill them without compromise to objectives of their own.

The data on preference is useful in future research on building quality assessment, office design, post-occupancy evaluation and in building management.

Ref: Preferences on Office Quality Attributes by Daniel C. International Real Estate Conference, 26-31 January, 1999 Kuala Lumpur, Malaysia

Real Estate Norms ( REN) Real Estate Norms ( REN) Used for location of the building Used for location of the building Developed in Holland to bridge communication between Developed in Holland to bridge communication between

office building users and professional providers.office building users and professional providers. Salient features include: Salient features include:

Defining user requirements Defining user requirements Accommodation check Accommodation check Investment portfolio analysisInvestment portfolio analysis Negotiation Negotiation Communication aid Communication aid

Two heads and Five Sub headings Two heads and Five Sub headings LocationLocation

Surrounding and Site Surrounding and Site Building Building

General General Working area Working area Facilities.Facilities.

Serviceability Tools and Methods ( STM) Serviceability Tools and Methods ( STM) Quality of building to perform certain desired level of Quality of building to perform certain desired level of

performance and facilities.performance and facilities. Bridge the facility program in user language and Bridge the facility program in user language and

specification in performance language.specification in performance language. Include occupants requirements and supply-Serviceability) Include occupants requirements and supply-Serviceability)

sides.sides.

Factors of affecting selection of Factors of affecting selection of Evaluation TechniquesEvaluation Techniques

Customer Orientation: Customer Orientation: STM & REN to communicate between users and STM & REN to communicate between users and

providers.providers. BQA is tool for facility providers and owners for BQA is tool for facility providers and owners for

comparison. comparison. REN and STM can be operated by non experts.REN and STM can be operated by non experts. BQA requires certain desired level of knowledge BQA requires certain desired level of knowledge

and skills.and skills.

Scope and Content. Scope and Content. STM and REN focuses on present needs.STM and REN focuses on present needs. BQA also caters for futures needsBQA also caters for futures needs Scope of these methods change with potentials uses. Scope of these methods change with potentials uses. STM compares demand and supply STM compares demand and supply BQA provides professional views of what occupants need.BQA provides professional views of what occupants need. All methods exclude the cost estimates.All methods exclude the cost estimates.

Methods of Measurement: Methods of Measurement: REN is rough and gives a picture of the building.REN is rough and gives a picture of the building. BQA and STM are more detailed.BQA and STM are more detailed. Scoring approaches of three methods differ.Scoring approaches of three methods differ. BQA aggregates the score of various aspects into a single of score.BQA aggregates the score of various aspects into a single of score. STM and REN avoids single score approach and develops STM and REN avoids single score approach and develops

complete picture of the building.complete picture of the building. BQA is more experts based method.BQA is more experts based method.

Potential uses of generic process.Potential uses of generic process. Fixing: Focus study Fixing: Focus study Selecting: From range of accommodation and Selecting: From range of accommodation and

facilities.facilities. Programming: For designing and briefing on new Programming: For designing and briefing on new

and refurbishing of building and refurbishing of building Developing Knowledge: For corporate knowledge Developing Knowledge: For corporate knowledge

database. database.

User participation process in Building User participation process in Building Evaluation.Evaluation.

Stages in Generic Evaluation Stages in Generic Evaluation ProcessProcess

Introductory meeting: Introductory meeting: Touring Interview Touring Interview Review MeetingReview Meeting

Pre-Qualification of Consultants: 15.07.07Pre-Qualification of Consultants: 15.07.07 Meeting with the Users about their requirements.Meeting with the Users about their requirements.

01.08.200701.08.2007 Invitation of bids from the consultants based on the user Invitation of bids from the consultants based on the user

requirements. requirements. 05.08.200705.08.2007 Award of Work based on technical and financial proposal: Award of Work based on technical and financial proposal:

30.08.200730.08.2007 Award of Work:Award of Work: 05.08.200705.08.2007 First proposal developedFirst proposal developed 25.08.2007 25.08.2007 Discussion on proposal and User comments: 05.09.2007Discussion on proposal and User comments: 05.09.2007 Communication to designer: 10.09.2007Communication to designer: 10.09.2007 Revised plan and design: 25.09.2007Revised plan and design: 25.09.2007 Review meeting on the plan with User: 05.10.2007Review meeting on the plan with User: 05.10.2007 Finalizing design: 15.10.2007.Finalizing design: 15.10.2007. Invitation of Tenders: 05.11.2007 ………Invitation of Tenders: 05.11.2007 ………

Case Study: Construction of Academic Complex Case Study: Construction of Academic Complex

At AIOU Lahore Campus.At AIOU Lahore Campus.

Subject: Architectural planning and designing of Proposed Book ware house at AIOU main Campus Islamabad. Reference: Joint meeting dated: Dear Sir; Kindly refer to the above meeting, wherein the requirements of the proposed extension of book ware house were discussed. The following points may be kept in mind while designing the building;

1. The design shall be based on the basic principles of Sustainable and Environment friendly design as;

i. Resource Conservation ii. Minimum Life Cycle Costing ( Pre-building, Building and Maintenance Costs)

iii. Humane Design ( User friendly design)

2. The proposed facilities must be adjusted in the approved area of 40,000 S.ft, in Lower GF, GF and FF, providing suitable connections with the existing book ware house and paper store. The halls must be designed to make best use of the spaces.

3. The proposed storage plan and workflow diagram of the hall must also be developed. 4. Enough space for natural heating and ventilation (Passive sources) must be provided and active heating and cooling through electrical means

shall be provided only at selected places. 5. Provision for cargo/passenger lift preferably at the outer walls to be accessed from the outside as well. 6. Provision for stand by power generation spaces. 7. Landscaping of the adjoining areas, where required. 8. Any other technical requirement for the eco-friendly design of the building. 9. Toilets stair cases and other utility areas. 10. In addition to main storage space, the following offices/spaces may be incorporated in the design, preferably on the terrace of existing paper

store;

a. Proof reading room: 3-4 persons : 120-160 Sft b. Assistant Treasurer Office: 120 Sft c. 2 Halls of Size 20 ft x20 ft d. Superintendent and staff of 3 persons: 160 S.ft

Expecting best quality and expedient services from your end.

User Designers and ManagersUser Designers and Managers

Missed communicationMissed communication

As Purchasing ordered it.

As the Art Dept. designed it.

As the Supervisor implemented it.

As the Manager Requested it.

As Marketing wrote it up.

What the Employee really wanted!