Sed Orders for Reprits to reprits@bethamsciece.ae The Ope Cyberetics & Systemics Joural, 2015, 9, 2805-2810 2805 Gree Costructio Ecoomy Research Based o LCC Theory Ope Access Zheli Ya * Departmet of Egieerig Ecoomics, Hea College of Fiace & Taxatio, Zhegzhou, Hea, 451464, Chia Abstract: LCC theory study o the gree costructio of ecoomic beefit based o the LCC theory, the cocept of full descriptio, a detailed aalysis of the existig buildig ecoomic cost estimatio methods, combied with the data, oly provides theoretical basis for gree costructio cost cotrol. Because our coutry is i the LCC theory ad the buildig materials recyclig research is still ot perfect, the cost estimatio method ca correspod to specific project requiremets, remais to be demostrated by practice. Keywords: Ecoomic beefits, gree costructio, LCC. 1. INTRODUCTION Gree costructio refers to effective approaches i meaig i architecture life-cycle, to do everythig we ca to reduce the allocatio of resources, without damagig [1] the eviromet ad reduce evirometal pollutio, ad provide humas with a healthy ad comfortable livig space, which belogs to a buildig of that ad the maiteace of a harmoious relatioship betwee ature. Compariso of gree buildigs ad buildigs of the past has may advatages, ad their ever-popular, ad very much ad their relevat gree buildig evaluatio system ad cotais extremely detailed evaluatio methods. I the majority of idex evaluatio system are formed by the desiger's poit of view, ad very few ivestors. I view of this situatio, this paper focuses o the stad cost cosultatio corer o may aspects ad costructio of gree buildig evaluatio system of sciece-related research. LCC (Life Cycle Cost) [2] meas "buildig life-cycle cost" which refers to the buildig from the plaig, desig, costructio, decoratio, used, maitaied util the demolitio of all costs icurred throughout the process. Cotais ot oly the ecoomic use of capital, as well as evirometal ad social costs, the costs for various stages of LCC's ifluece are ot the same. LCC theory aims to miimize the total cost of the buildig project life-cycle, core cost-cotrol is ot simply seekig to save costructio ivestmet, also based o buildigs throughout their life cycle to cosider issues from may aspects oe by oe to achieve cost savigs, LCC theory is particularly cocered about buildigs i use i completio of the maiteace ad operatig expeses. Therefore, this paper attempts to use the LCC theory to ecoomic research ad aalysis of existig buildigs. *Address correspodece to this author at the Departmet of Egieerig Ecoomics, Hea College of Fiace & Taxatio, Zhegzhou, Hea, 451464, Chia; Tel: 13598063005; E-mail: yazl1997@126.com 2. DISCUSSION ON THE BENEFITS OF GREEN CONSTRUCTION 2.1. The Cocept of Gree Costructio Moder of gree buildig has more tha simple of buildig, also icludig buildig materials ad buildig way, gree buildig ad elevator also exists associated, such as OTIS elevator, OTIS elevator as world leadig of Elevator, ad escalator, ad automatically sidewalk of supplier, has bee pursues eergy evirometal of developmet cocept, costatly promoted i eergy evirometal field of techology iovatio, ad will ad global sychroizatio of advaced eergy evirometal techology with ito Chia, to better to service Yu Chia of savig social costructio ad sustaiable developmet. OTIS elevator's leadig research ad developmet of a "elevator" techique, Elevator ruig i potetial eergy ad kietic eergy ca be coverted ito electricity ad fed back ito the power grid ad provide power for other electrical equipmet i buildigs, sigificat savigs i electricity, also has made outstadig cotributios to gree buildig. I evaluatio process i the, to perfect Chia of gree buildig evaluatio idetifies system, established has specifically of gree buildig evaluatio idetifies Expert Committee to solutio evaluatio i the ecoutered of techology problem, ad released related techology file, as gree buildig evaluatio techology rules added descriptio (plaig desig part) ad gree buildig evaluatio techology rules added descriptio (ru usig part); through held gree buildig evaluatio idetifies reporter met will, ad Iteratioal Forum o gree buildig assessmet ad idetified by the Geeral Assembly (March 28, 2009) ad the gree buildig assessmet idetifies the Corps (Jue 24, 2009), the gree buildig assessmet idetifies the activities carried out extesive publicity ad promotio all over the coutry; Chia Academy of buildig [3] research ceter of Shaghai Brach, the optimizatio of evirometal cotrol to develop gree buildig advisory service idetified to assist local govermets ad gree buildig applicatio idetifies the ower. 1874-110X/15 2015 Betham Ope
2806 The Ope Cyberetics & Systemics Joural, 2015, Volume 9 Zheli Ya Curretly evaluatio oe or two star gree buildig power has decetralizatio to part provices, curretly has 26 a provices ca himself evaluatio a star ad II star of gree buildig, Samsug gree buildig eeds to live built Departmet gree marked Office ad City sectio will for assessmet, curretly gree buildig developmet speed South fast the North, gree buildig developmet more of provices has Guagdog, ad Jiagsu, ad Shaghai, ow Beijig ad Tiaji developmet speed compared fast. Gree architecture refers to the architecture of the whole life cycle, the maximum coservatio of resources (eergy, lad, water, ad materials), protect the eviromet ad reduce pollutio, provide people with healthy, appropriate ad efficiet use of space, ad architecture i harmoy with ature. 2.2. Studies o Gree Buildig-Efficiecy Idicators to Quatify O quatitative evaluatio of may experts take a variety of measures, but oly has a idepedet measuremet of the characteristics of the evaluatio idicators, but each idex use metric measures, there are some differeces, compariso of various ature ad measuremet idicators usig measures will have little effect, which led to the fial ecoomic evaluatio are ot comprehesive ad rigorous gree buildig. But aalytic cofirmed the weights [4], usig quatitative scorig efficiecy idicators measure of gree buildig experts, ca effectively address these limitatios ad achieve ecoomic developmet ad objective evaluatio of gree buildig. I recet years due to social rapid of developmet speed, so i curret formed of oe based o gree buildig full life cycle costs i the for evaluatio Shi eeds referece of idicators very more, mai icludig ecoomic, ad social, ad iterests ad techology, multiple aspects of idicators, but this idicators formed of evaluatio idicators system, although most mai belogs to for gree architectural desig programmer from techology ad fuctio two a aspects carried out sciece of evaluatio, but still ca up to gree buildig sciece of evaluatio lay stable of based. Article based o this subject from various agles takig ito accout features of gree buildigs have take two theories, that is, life cycle ad the time value of moey, two specific ecoomic theories objectively about gree buildig Coditio to carry out a objective aalysis. Evaluatio stadard for gree buildig developmet i Chia i terms of cotet cosists maily of 6 techical systems, which focuses o effective ad reasoable assessmet of residetial ad public buildigs. Based o its eergy use ad performace systems ca be divided ito two aspects: materials ad use of water resources ad lad, as well as a outdoor eviromet, eergysavig, water savig ad water resource use ad eergy use, as well as for idoor evirometal quality ad operatios maagemet, it ca be kow, our evaluatio of the project is maily to protect the eviromet ad coserve resources for evaluatig importat cotet. Buildig works throughout the cycle is closely related to egieerig cost maagemet at all stages. So, be sure to pay attetio to costructio of cycle cotrol, which meas costructio preparatio phase, costructio phase, trial, demolitio ad reovatio stage of systemic maagemet, overall cost for costructio ad cost must be cosidered, effectively to make the costructio phase ad operatio ad maiteace as a whole. Desig, costructio uits ad the owers must uify cost maagemet to esure effective commuicatio ad coordiatio betwee the differet uits. 2.3. Beefits of Gree Buildig Idex Cotet Aalysis Evirometal gree buildig occupies a very importat positio i the cotet, therefore, all of the gree buildig assessmet stadard i both the idoor ad outdoor eviromet for these two idicators. The meaig ca be uderstood as the evirometal impact of gree buildig, from the efficiecy poit of view, ca be uderstood as cotrast ad traditioal architecture, gree architecture i terms of evirometal beefits. Maily refers to the eergy savig ad operatio of egieerig cost maagemet ad other aspects of savig ad, therefore, ca also be divided ito the ecoomic beefits of gree buildigs; gree buildig supply service ad its role i defiig huma uderstadig to provide its people with persoal comfort. So, there are 3 mai beefits of gree buildig idex [5], ca geerally be summarized for persoal comfort, ecoomic as well as evirometal beefits, which plays a irreplaceable role i the ecoomic evaluatio of gree buildig, ay oe may ot lack. Accordig to related research ca show that same project, gree buildig methods ad compared to traditioal buildig methods, gree buildig is much higher tha the cost of traditioal architecture i the iitial period, but its cost is lower tha the cost of traditioal architecture at ru time. So, you must take ito accout life-cycle cost theory uder the coditio of gree buildig cost idex ca be settigs related to the activities carried out. Life cycle costs are by defiitio maily refers to the stage of costructio bega durig the life of a oe-time cost ad costructio demads of operatig ad maiteace cost of fuds, resultig i life-cycle cost more cumbersome ad variety. Because buildigs ca usually survive for a log time, i order to esure that the total life-cycle costs ca be calculated correctly, the staff must be take i computig to scietific theories of the time value of moey calculatios. Establishig ad perfectig the maagemet system of the costructio site, ad allows smooth costructio cost maagemet ad co-ordiatio betwee differet sectors ad departmets should also clearly, effectively limitig the owers ' behavior i order to adapt to the developmet of the market ecoomy situatio. Upgrade cost cosultig maagemet, policies ad regulatios should be established accordigly, buildig o their obligatios ad resposibilities of the istitutios has improved. I additio, the cotract maagemet skills improve the rule of law ad cotract maagemet, promotio of rule of law of cotract, scietific ad ratioalized cost maagemet of costructio projects ad project duratio. Bid if you wat accurate ad reasoable, to be able to lay a solid foudatio for costructio projects, smooth ad ivitig, takig the biddig too high or too low will adversely effect o the cost maagemet of costructio projects. Therefore, bid costructio projects must carry out the ecessary maagemet. Which eed to be stregtheed i sev-
Gree Costructio Ecoomy Research Based o LCC Theory The Ope Cyberetics & Systemics Joural, 2015, Volume 9 2807 eral ways, to be istalled i a detailed survey, secod i the teder documets ad detailed study of its teder system? Thus scietific, perfect quote maagemet system to establish a soud, so bid maagemet ratioalizatio movig toward uceasigly, ad will also be helpful i the proper cost maagemet i costructio egieerig. Cotrol project cost maagemet processes o oe had is the most importat part, o the other had also has the ability to project to determie its profitability. Especially i today's fiercely competitive market coditios [6], i terms of cost of the project are gradually reduced, cost cotrol has icreased as the top priority. So, to quality cotrol over the costructio, techical ad ecoomic itegratio must be, ad eed to stregthe quality ad time maagemet. Preset value (PV) refers to the case of takig ito accout the time value of moey ad the preset value of a amout of moey i the future. Net preset value is withi the whole period of the project the rate at which cash flows as required, coverted to the commecemet of the project, the cumulative discouted cash flow value, et preset value aalysis. Ca be calculated accordig to the followig formula: NPV = (B t C t ) 1 + i c t=0 ( ) 1 (1) Net aual value is obtaied i the project is iitially based o the et preset value basis of capital recovery factor coverted to equivalet aual value. Ca be calculated by the followig formula: 1 ic (1 + ic ) NAV = ( Bt Ct )(1 + it ) (2) t= 0 (1 + ic ) 1 2.4. Problems i the Existig Buildig Nostadard desig: Desig sector i the pursuit of ecoomic iterests, battlig for the desig project, ad also because of its time, a lower effect i product desig, iferior product quality formed, lack of complete, detailed, ad cotradictios that exist more, lack of reasoable calculatio of the quatities i the appropriate way. Istallatio ad costructio team is weak: As head of the costructio ad istallatio process, most of them migrat workers, lack of professioal kowledge, directly affect the overall techical stregth ad costructio team, due to low prices for most of the costructio uit i the form of bid, promptig the settlemet buck are frequet. For the costructio phase, will produce costructio records are ot complete, the costructio drawigs are ot complete, the costructio of such pheomea as hidde item caot be checked i a timely maer, this series of questios will make the actual cosumptio is very difficult to verify, ad i tur caot make a accurate reflectio of project cost ad other issues. Costructio products price false: Because iformatio is ot accurate, costructio ad istallatio products price survey of market coditios caot be preseted, directly affect the project cost. More ivoice purchasig maagemet more lax, discretio, does ot reflect the real price of the product. Cofirmatio ad ivoices are approved is very difficult, this work will ot oly cause disputes, will have a greater workload, ivoices for purchases made i accordace with the settlemet, or to cotrol egieerig cost. If the use of cheap, poor quality of products, will geerate cosiderable profits, but costructio ad istallatio reliability will be greatly reduced. Quotas icomplete: Now, highlighted iadequate quota i costructio projects, therefore are ot able to meet the eeds of buildig decoratio idustry. Embodimet without a full rage of fixed items, loopholes will make some costructio eterprises usig illegal meas. I additio, a quota does ot perform well, because lack of experiece i the buildig durig the costructio process, ad its askig price. Ad, maily resposible for the quality of the staff i the project budgets with poor quality, ot to seriously comply with the relevat provisios i the project cost or shall prevail. First, the project budget is ot accurate, more items missig ad, secodly, ot to be able to project cost cotrol ad a severe risk computatio ad overestimate. If so, fuds will ot be able to have a greater ivestmet, costructio ad istallatio the project will preset a lower billig accuracy. 3. LCC SIX STAGES OF CONSTRUCTION COST MANAGEMENT Costructio project ca be divided ito ivestmet decisio-makig, desig, tederig, costructio, use ad maiteace, refurbishmet ad demolitio phases i six stages, LCC cost maagemet ca be itroduced ito these six stages. 3.1. Decisio Period Maagemet Decisio-makig stage is to demostrate the ivestmet costructio projects, addressig the issue of ivestmet processes, buildig costructio, demolitio ad rebuildig programmers i ecoomic, evirometal ad social aspects such as efficiecy maximizatio priciple, from which to choose the best optio, while issues of feasibility, ecessity to demostrate. LCC maage the stresses of costructio cost [7], fully itegrated project overall beefit costs, icludig ecoomic costs essetial for evirometal cost ad social cost savigs, so buildig projects ivestmet decisio phase, should cosider ot oly the ecoomic dimesio, also eed to itegrate sustaiable developmet cocepts which were ifiltrated by maagemet decisio-makig process. 3.2. The Desig Phase Maagemet Existig buildigs are differet from geeral buildig projects, will also be resposible for idetificatio ad detectio of buildig at the desig stage work, to develop programmers based o test results ad begi to desig. Egieerig cost cotrol i desig stage of the buildig is also a importat stage i materials selectio, eergy coservatio ad evirometal protectio should be the premise, give full play to resource advatages play out aroud the costructio site, further improve lad utilizatio, ad cotrol the impact of costructio o the eviromet. Fially, the solutio requires a combiatio of theories of LCC, buildig
2808 The Ope Cyberetics & Systemics Joural, 2015, Volume 9 Zheli Ya fuctio ad cost optimizatio, efficiet use of capital. Problems i the costructio process, we must take ito accout the eergy cosumptio, as show i Fig. (1) is the eergy cosumptio over the past decade the demad curve. 3.3. Biddig Maagemet LCC theory to biddig phase accuracy emphasized ratioality ad the preparatio of the teder documets. I existig buildigs, should take the form of geeral cotract, because the Geeral Cotractig mode of uified maagemet ad plaig purposes, allowig maagemet to the whole course of costructio procuremet, techology ad process optimizatio, which is critical to grasp ad realize the ecoomic beefits of the duratio of. 3.4. Costructio Phase Existig buildigs costructio stage is very importat, it is the itetio of the desig ito costructio site, if it is a reovatio of the existig buildigs is required durig the costructio phase focuses o facilities ad evirometal protectio, actively choose eergy-savig techologies [8], ad improve resource utilizatio. Also eeds to be cosidered i the costructio process is the problem of air quality, air quality ad the price is proportioal to the, as show i Fig. (2). 3.5. Maiteace ad Operatio Phase Effect of ivestmet i maiteace ad operatio phase is played ad stages of recovery fud maagemet, property maagemet services at this stage must be optimized to replace eergy-itesive facilities, gree eergy-savig products. Maiteace ad operatio costs to test project decisios, desig work was successful, accordig to the LCC theory i decisio-makig, the desig phase of the project will eed to take ito accout the cost of buildig put ito use, practice will complete operatioal measures, so that quality maiteace services with buildig life-cycle process. 3.6. Reovatio or Demolitio Phases Reovatio or demolitio phase, cost comes maily from the equipmet leasig, mapower, materials, costructio waste disposal recyclig ad so o. Sustaiable developmet based o costructio projects, it should be recycled after demolitio ad buildig materials such as wood, metal, structural compoets of recovery, which requires buildig selectio a little more evirometally-friedly eergysavig materials i the desig stage, i order to reduce the cost of reovatio demolitio. 4. GREEN CONSTRUCTION COST ESTIMATION BASED ON LCC THEORY I accordace with the relevat provisios of our curret project cost, costructio costs iclude costructio from desig to completio; various costs icurred costs, such as costructio, preparatio of fuds, costructio loas, ad so o. To make existig buildigs play a maximum value, prelimiary cost estimates are particularly importat; cost estimatig methodologies curretly applied to existig buildigs iclude the followig. 4.1. Partial Estimatio Method Whe the itemized estimatig method is adopted, accordig to buildig size, costructio of the project, project costs ad life-cycle costs [9], aalyzig the cost of each sub-item, drawig o relevat costig stadard, calculate the costs ivolved of the project oe by oe, fially together, draw ivestmet estimates. 4.2. Idex Estimatio Method Applicatio idex estimatio method, requires local admiistrative departmets prepare all kids of ivestmet estimatio idex, will come before the estimate multiplied by the area ad volume of ivestmet, reach the heatig, lightig, draiage ad other project specific costs ad reserve fuds ad other capital cost estimates, costructio cost estimate fial phase could be draw. A total life cycle cost of the project is through the preset value of the cost of each together, splittig ad mius the residual value. Simple geeric formula is as follows: LCC pv = I 0 + I + M T t t t t= 1 ( 1+ i) + E t (3) Fig. (1). Eergy cosumptio over the past decade.
Gree Costructio Ecoomy Research Based o LCC Theory The Ope Cyberetics & Systemics Joural, 2015, Volume 9 2809 the correspodig eergy cosumptio idex, if the residetial uit eergy cosumptio calculatio accordig to tos of stadard-used, is based o a eergy cosumptio idex, multiplied by the livig area, adjusted for the actual situatio, ad fially obtaied the correspodig eergy cosumptio costs. Fig. (2). Air quality ad the price proportioal. 4.3. Repair Cost Estimates Pursuat to Chia property maagemet regulatios provides, owers eeds accordig to atioal related provides paid property special maiteace fuds, because special maiteace costs by ivolvig of maiteace rage tha larger, so hard i trasformatio maiteace problem appeared oly bega charged, so property sector must ahead of two owers charged this pe costs ad property maagemet maiteace costs stadard is accordig to Chia differet area situatio to developed of, each provice, ad city, ad autoomous regios, ad muicipalities ecoomic coditios ad huma costs are has without [10], So maiteace costs are curretly maily real estate sales uit to collect, the overall costs geerally below value of housig 5%. 4.4. Property Maagemet Cost Estimate Property maagemet regulatios o property costs has clear provides: all owers through selectio of way to decided property compay, owers ad property compay siged service cotract, commissioed property compay o housig buildig ad supportig facilities, ad site, for maiteace, ad maagemet ad maiteace, ad is resposible for life regioal withi of saitatio, ad security, work, achieved these service by eeds of fuds, ad huma costs, ad maagemet costs by owers bear, is paid correspodig of property service costs. Buildig property maagemet cost estimates are usually used i two ways, first issued uder local pricig departmets estimate the stadard, if there is o correspodig price cotrol Departmet, by property compaies o the basis of "property maagemet cost method" to estimate. Operatio maagemet ad maiteace of gree buildig occupies most of the time ad moey throughout the buildig life cycle, as show i Fig. (3). 4.5. Estimate of Costructio Cost LCC for housig use i the theory of costs ivolved i cotet-heavy, it is difficult to estimate, which iclude electricity, heatig, gas, air coditioig costs, eergy costs, plus other expeses such as cable televisio, water ad commuicatios [11]. Abroad at the time of collectig the fees, is geerally based o the relative cost estimate data to select Fig. (3). I the process of buildig costs. CONCLUSION Curret i our coutry i both buildig ecoomic aspects of research also eeds to be Yu perfect, which eeds cocer of problem mai cotais followig what time: first, perfect related plaig, ad desig policy, ad legal regulatios ad techology stadard, esure i o both buildig for desig Shi ca has accordig to; secod, established both buildig ecoomic evaluatio idicators system ad evaluatio stadard, let both buildig decisio ad desig ca has judge accordig to; third, perfect both buildig of trasformatio policy ad the related specificatio stadard, i material of select Shag provides guide directio Ad easy to refit existig buildigs, demolitio, recyclig work smoothly. LCC stadard we ca use to improve the ecoomic beefits, while also takig ito accout evirometal cosideratios. CONFLICT OF INTEREST The author cofirms that this article cotet has o coflict of iterest. ACKNOWLEDGEMENTS This work is supported by the Soft Sciece Research Pla Project of Hea Provice, Chia (No.142400411029), the Soft Sciece fud of the Sciece ad Techology Departmet of Hea, Chia. REFERENCES [1] D. Castro-Lacouture, J. A. Sefairb, L. Flórez, ad A. L. Magalia, Optimizatio model for the selectio of materials usig a LEEDbased gree buildig ratig system i Colombia, Buildig ad Eviromet, vol. 44, o. 6, pp. 1162-1170, 2009. [2] R. Flaaga, Life Cycle for Costructig (LCC), Surveyors Publicatio, Lodo, 2011. [3] U.S. Gree Buildig Coucil: LEED 2009 New Costructio for Member Ballot, 2009. [4] N. Baaitiee, A. Baaitis, A. Kaklauskas, ad E.K. Zavadskas, Evaluatig the life cycle of a buildig: Amultivariat ad multiple
2810 The Ope Cyberetics & Systemics Joural, 2015, Volume 9 Zheli Ya criteria approach, The Iteratioal Joural of Maagemet Sciece, vol. 36, o. 3. pp. 429-441, 2008. [5] Life Cycle Cost Aalysis Guidelies 2002[C] America Departmet of atural Resources Eergy Bureau, US 2012. [6] Q. Hu, Gree buildig eergy savig review, Research ad utilizatio of eergy, vol. 6, o. 2, pp, 122-130, 2012. [7] W. L. Paul, ad P. A. Taylor, A compariso of occupat comfort ad satisfactio betwee a gree buildig ad a covetioal buildig, Buildig ad Eviromet, vol.43, o.ll, pp.1858-1870, 2008. [8] O. Orsha, Life Cycle cost: a tool for comparig buildig alterative, I: Proceedig Symposium o Quality ad Cost i Buildig. 2012, 1. [9] D. Gottfried, ad H. Malik, Perspectives o gree buildig, Reewable Eergy Focus, vol. 3, o.6, pp.38-41, 2009. [10] C. Xia, Y. Zhu, ad B. Li, Reewable eergy utilizatio evaluatio method i gree buildigs, Reewable Eergy, vol. 33,o. 5, 2011. [11] M. Xiaofeg, Beefits of gree offices i the UK: aalysis example built i the 1990, Sustaiable Developmet, vol. 14, o. 3, 2006. Received: Jue 10, 2015 Revised: July 29, 2015 Accepted: August 15, 2015 Zheli Ya; Licesee Betham Ope. This is a ope access article licesed uder the terms of the (https://creativecommos.org/liceses/by/4.0/legalcode), which permits urestricted, ocommercial use, distributio ad reproductio i ay medium, provided the work is properly cited.