Table 13 Tailored WLC framework...

Table 13

Tailored WLC framework structure with levels 1–5, including localised risk factors and additional cost elements

Level 1		Level 2		Level 3		Level 4		Level 5
1	Whole Life Cost (WLC)	1	Non-Construction Costs	1.1	Acquisition Costs	1.1.1	Site acquisition	1.1.1.1	Foreign exchange
								1.1.1.2	Method of financing
								1.1.1.3	Legislative and economic changes
						1.1.2	Administrative, financial, legal, and marketing expenses	1.1.2.1	Regional and geographical conditions
								1.1.2.2	Taxation
								1.1.2.3	Upfront Acquisition cost
								1.1.2.4	Regulatory compliance
		2	Life Cycle Costs	2.1	Construction, Renewal, and Maintenance Costs	2.1.1	Demolition, site preparation, and formation	2.1.1.1	Building resilience to natural hazards
								2.1.1.2	Regulatory compliance
								2.1.1.3	Taxation
						2.1.2	Substructure/Structure	2.1.2.1	Materials availability
								2.1.2.2	Material durability
								2.1.2.3	Material quality
								2.1.2.4	Material selection
								2.1.2.5	Serviceability of materials
								2.1.2.6	Demand and supply of materials
								2.1.2.7	Construction Quality
								2.1.2.8	Construction technology
								2.1.2.9	Comparability with other building systems
								2.1.2.10	Seismic Resilience
								2.1.2.11	Fire resistance
								2.1.2.12	Wind bracing upgrades
								2.1.2.13	Weather Resilience
								2.1.2.14	Climate Conditions/Geographical variations
						2.1.3	Architectural works/Non-structural works	2.1.4.1	Consideration of design alternatives
								2.1.4.2	Shape of facility
								2.1.4.3	Efficiency of materials/equipment
								2.1.4.4	Flood mitigation
								2.1.4.5	Design efficiency
								2.1.4.6	Coastal erosion allowances
								2.1.4.7	Insurance premiums for high-risk zones
						2.1.4	Services and equipment	2.1.5.1	Building automation and smart systems
								2.1.5.2	Renewable energy system
								2.1.5.3	Installation practice/quality
								2.1.5.4	Stormwater upgrades
								2.1.5.5	Technology depreciation
						2.1.5	External and ancillary works	2.1.6.1	Water management system
								2.1.6.2	Building orientation and solar gain
								2.1.6.3	Greenstar rating
						2.1.6	Preliminaries and constructors' site overheads	2.1.7.1	Effectiveness of on-site communication and coordination
						2.1.6	Preliminaries and constructors' site overheads	2.1.7.2	Availability of skilled labour
						2.1.7	Risk allowances	2.1.8.1	Unforeseen circumstances
								2.1.8.2	Level of uncertainty
								2.1.8.3	Continuity of supply chain
						2.1.8	Post-completion loose furniture, fittings, and equipment	2.1.9.1	Residual value
				2.2	Operation Costs	2.2.1	Cleaning, utilities, waste management	2.2.1.1	Building occupancy type
								2.2.1.2	Occupancy behaviour
								2.2.1.3	Estimated annual occupancy hours
						2.2.2	Security, ICT, site overheads	2.2.2.1	Building a security system
								2.2.2.2	Health and well-being
								2.2.2.3	Acoustic performance
						2.2.3	Maintenance and replacement costs	2.2.3.1	Maintenance frequency
								2.2.3.2	Replacement frequency
								2.2.3.3	Resistance to wear and tear
								2.2.3.4	Building maintenance technologies
						2.2.4	Energy and sustainability costs	2.2.4.1	Energy-saving measures
								2.2.4.2	Renewable resources used
								2.2.4.3	Environmental cost
								2.2.4.4	Carbon sequestration
								2.2.4.5	Green Building Certification Cost
				2.3	End-of-Life Costs	2.3.1	Disposal inspection, decommissioning	2.3.1.1	Environmental impact evaluation
						2.3.1	Disposal inspection, decommissioning	2.3.1.2	Sustainable deconstruction practices
						2.3.2	Demolition and reclamation cost	2.3.2.1	Risk allowances
						2.3.2	Demolition and reclamation cost	2.3.2.2	Insurance and risk mitigation
						2.3.3	Site reinstatement	2.3.3.1	Government incentives and subsidies
						2.3.3	Site reinstatement	2.3.3.2	Taxation
3	Income					3.0.1	Rental Income
3	Income					3.0.2	Disposals
4	Externalities					4.0.1	Social impact costs	4.0.1.1	Community displacement
								4.0.1.2	Infrastructure burden
								4.0.1.3	Public health impacts
						4.0.2	User costs	4.0.2.1	Travel time
								4.0.2.2	Accessibility issues
								4.0.2.3	Long-term affordability

Level 1		Level 2		Level 3		Level 4		Level 5
1	Whole Life Cost (WLC)	1	Non-Construction Costs	1.1	Acquisition Costs	1.1.1	Site acquisition	1.1.1.1	Foreign exchange
								1.1.1.2	Method of financing
								1.1.1.3	Legislative and economic changes
						1.1.2	Administrative, financial, legal, and marketing expenses	1.1.2.1	Regional and geographical conditions
								1.1.2.2	Taxation
								1.1.2.3	Upfront Acquisition cost
								1.1.2.4	Regulatory compliance
		2	Life Cycle Costs	2.1	Construction, Renewal, and Maintenance Costs	2.1.1	Demolition, site preparation, and formation	2.1.1.1	Building resilience to natural hazards
								2.1.1.2	Regulatory compliance
								2.1.1.3	Taxation
						2.1.2	Substructure/Structure	2.1.2.1	Materials availability
								2.1.2.2	Material durability
								2.1.2.3	Material quality
								2.1.2.4	Material selection
								2.1.2.5	Serviceability of materials
								2.1.2.6	Demand and supply of materials
								2.1.2.7	Construction Quality
								2.1.2.8	Construction technology
								2.1.2.9	Comparability with other building systems
								2.1.2.10	Seismic Resilience
								2.1.2.11	Fire resistance
								2.1.2.12	Wind bracing upgrades
								2.1.2.13	Weather Resilience
								2.1.2.14	Climate Conditions/Geographical variations
						2.1.3	Architectural works/Non-structural works	2.1.4.1	Consideration of design alternatives
								2.1.4.2	Shape of facility
								2.1.4.3	Efficiency of materials/equipment
								2.1.4.4	Flood mitigation
								2.1.4.5	Design efficiency
								2.1.4.6	Coastal erosion allowances
								2.1.4.7	Insurance premiums for high-risk zones
						2.1.4	Services and equipment	2.1.5.1	Building automation and smart systems
								2.1.5.2	Renewable energy system
								2.1.5.3	Installation practice/quality
								2.1.5.4	Stormwater upgrades
								2.1.5.5	Technology depreciation
						2.1.5	External and ancillary works	2.1.6.1	Water management system
								2.1.6.2	Building orientation and solar gain
								2.1.6.3	Greenstar rating
						2.1.6	Preliminaries and constructors' site overheads	2.1.7.1	Effectiveness of on-site communication and coordination
						2.1.6	Preliminaries and constructors' site overheads	2.1.7.2	Availability of skilled labour
						2.1.7	Risk allowances	2.1.8.1	Unforeseen circumstances
								2.1.8.2	Level of uncertainty
								2.1.8.3	Continuity of supply chain
						2.1.8	Post-completion loose furniture, fittings, and equipment	2.1.9.1	Residual value
				2.2	Operation Costs	2.2.1	Cleaning, utilities, waste management	2.2.1.1	Building occupancy type
								2.2.1.2	Occupancy behaviour
								2.2.1.3	Estimated annual occupancy hours
						2.2.2	Security, ICT, site overheads	2.2.2.1	Building a security system
								2.2.2.2	Health and well-being
								2.2.2.3	Acoustic performance
						2.2.3	Maintenance and replacement costs	2.2.3.1	Maintenance frequency
								2.2.3.2	Replacement frequency
								2.2.3.3	Resistance to wear and tear
								2.2.3.4	Building maintenance technologies
						2.2.4	Energy and sustainability costs	2.2.4.1	Energy-saving measures
								2.2.4.2	Renewable resources used
								2.2.4.3	Environmental cost
								2.2.4.4	Carbon sequestration
								2.2.4.5	Green Building Certification Cost
				2.3	End-of-Life Costs	2.3.1	Disposal inspection, decommissioning	2.3.1.1	Environmental impact evaluation
						2.3.1	Disposal inspection, decommissioning	2.3.1.2	Sustainable deconstruction practices
						2.3.2	Demolition and reclamation cost	2.3.2.1	Risk allowances
						2.3.2	Demolition and reclamation cost	2.3.2.2	Insurance and risk mitigation
						2.3.3	Site reinstatement	2.3.3.1	Government incentives and subsidies
						2.3.3	Site reinstatement	2.3.3.2	Taxation
3	Income					3.0.1	Rental Income
3	Income					3.0.2	Disposals
4	Externalities					4.0.1	Social impact costs	4.0.1.1	Community displacement
								4.0.1.2	Infrastructure burden
								4.0.1.3	Public health impacts
						4.0.2	User costs	4.0.2.1	Travel time
								4.0.2.2	Accessibility issues
								4.0.2.3	Long-term affordability

Source(s): Developed by the authors

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