Lifetime costs: partitioning systems | Features

Lifetime costs
Blockwork and plaster
Blockwork and plaster partition: lightweight aggregate or aerated blocks to BS 6073-1 and -2. Higher strength premixed lightweight undercoat to BS 1191-2, type A, with enhanced resistance to impact and faster drying, with finish to BS 1191–1: class B, types b1 or b1/b2.	Capital cost £44/m²
	Net present value for 60-year life £67/m²
	Service life 60 years
Blockwork and plaster partitions as above, but with no proportion demolished for relocation.	Capital cost £44/m²
	Net present value for 60-year life £51/m²
	Service life 60 years
Concealed frame and sheet partition systems
Timber studwork and plasterboard: untreated softwood. Gypsum baseboard to BS 1230-1, Types 6 or 7, with a gypsum plaster finish to BS 1191-1: class B, types b1 or b1/b2.	Capital cost £48/m²
	Net present value for 60-year life £72/m²
	Service life 40 years
Mild steel studwork and plasterboard: pre-galvanized mild steel studs and channels, minimum 275 g/m² zinc. Gypsum baseboard to BS 1230-1, Types 6 or 7, with a finish to BS 1191-1: class B, types b1 or b1/b2.	Capital cost £54/m²
	Net present value for 60-year life £78/m²
	Service life 40 years
Exposed frame and sheet or panel partition systems
Timber frame and plasterboard: untreated softwood. Gypsum baseboard to BS 1230-1, Types 6 or 7, with a finish to BS 1191-1: class B, types b1 or b1/b2.	Capital cost £55/m²
	Net present value for 60-year life £80/m²
	Service life 40 years
Mild steel frame and plasterboard: pre-galvanized mild steel studs and channels, minimum 275g/m² zinc. Gypsum baseboard to BS 1230-1, types 6 or 7, with a finish to BS 1191-1: class B, types b1 or b1/b2.	Capital cost £64/m²
	Net present value for 60-year life £91/m²
	Service life 40 years
Aluminium frame and plasterboard: aluminium to BS EN 755-1. Gypsum baseboard to BS 1230-1, Types 6 or 7, with a gypsum plaster finish to BS 1191-1: class B, types b1 or b1/b2.	Capital cost £72/m²
	Net present value for 60-year life £101/m²
	Service life 40 years
Plasterboard partition systems
Laminated plasterboard partition: gypsum planks to BS 1230-1 type 1. Minimum 50 mm overall thickness.	Capital cost £39/m²
	Net present value for 60-year life £66/m²
	Service life 30 years
Gypsum wallboard panels to BS 4022:1970.	Capital cost £37/m²
	Net present value for 60-year life £68/m²
	Service life 25 years
Panel partition systems
Double-skin mild steel monobloc panel. Mild steel minimum 0.8 mm thick. Powder coated finish minimum 25 microns thickness.	Capital cost £120/m²
	Net present value for 60-year life £159/m²
	Service life 40 years
Table notes:
Costs are based on a functional unit of 1 m² of internal partitioning. The m² rate is an average for a typical 1500 m² city office. There is an extensive range of partition options, only a limited number have been included in this article, typically with plasterboard sheeting.
Costs include initial supply and installation, removal, and replacement of partitioning at the end of its service life. Work and materials to maximise sound insulation have been included. Doors and glazing, and relocation of services such as power supplies or communications are not included in the analysis.
Costs are discounted to net present values at a discount rate of 6%.
Service lives represent typical averages to enable a comparison of whole-life costs. In reality, the life will be dictated by business needs such as office reorganisations and change of occupancy.
The 60-year period reflects a typical design life to BS ISO 15686–1:2000.