Whole-life cost model | Features

Whole-life cost summary for three model buildings over 25 years
	40 000 ft²			100 000 ft²			200 000 ft²
	Total cost £	Cost £/ft²	% of total cost	Total cost £	Cost £/ft²	% of total cost	Total cost £	Cost £/ft²	% of total cost
Capital
Build cost	3 536 000	88.40	11.47	8 566 000	85.66	13.03	23 600 000	118.00	17.74
Less capital allowance	328 848	8.22	1.07	796 638	7.97	1.21	2 194 800	10.97	1.65
Subtotal	3 207 152	80.18	10.41	7 769 362	77.69	11.82	21 405 200	107.03	16.09
Finance cost (real)	4 505 785	112.64	14.62	10 915 314	109.15	16.60	30 072 544	150.36	22.61
Total building cost	7 712 937	192.82	25.03	18 684 676	186.85	28.42	51 477 744	257.39	38.70
Occupancy
M&E maintenance	2 025 000	50.63	6.57	3 000 000	30.00	4.56	5 500 000	27.50	4.14
Lifts	50 000	1.25	0.16	100 000	1.00	0.15	150 000	0.75	0.11
Fabric	500 000	12.50	1.62	1 250 000	12.50	1.90	2 500 000	12.50	1.88
External land	206 000	5.15	0.67	352 500	3.52	0.54	605 000	3.02	0.45
Internal planting	149 400	3.73	0.48	309 800	3.10	0.47	559 800	2.80	0.42
Cleaning	1 200 000	30.00	3.89	3 000 000	30.00	4.56	6 000 000	30.00	4.51
Waste	77 000	1.93	0.25	196 750	1.97	0.30	400 000	2.00	0.30
Electricity	2 360 000	59.00	7.66	5 900 000	59.00	8.97	11 800 000	59.00	8.87
Gas	150 000	3.75	0.49	375 000	3.75	0.57	750 000	3.75	0.56
Water	120 000	3.00	0.39	300 000	3.00	0.46	600 000	3.00	0.45
Reception service	809 600	20.24	2.63	809 600	8.10	1.23	1 214 400	6.07	0.91
Communications	3 380 900	84.52	10.97	4 584 475	45.84	6.97	5 680 000	28.40	4.27
Post room	379 200	9.48	1.23	733 400	7.33	1.12	833 400	4.17	0.63
Porterage	379 200	9.48	1.23	733 400	7.33	1.12	1 087 600	5.44	0.82
Internal moves	4 620 000	115.50	14.99	11 805 000	118.05	17.96	24 000 000	120.00	18.04
Security	1 528 800	38.22	4.96	3 057 600	30.58	4.65	4 586 400	22.93	3.45
Catering	2 154 075	53.85	6.99	4 560 665	45.61	6.94	4 586 400	22.93	3.45
Management	1 125 000	28.13	3.65	1 875 000	18.75	2.85	3 000 000	15.00	2.26
Replacement	1 890 766	47.27	6.14	4 117 241	41.17	6.26	7 670 912	38.35	5.77
Subtotal	23 104 941	577.62	74.97	47 060 431	470.60	71.58	81 523 912	407.62	61.30

Whole-life cost over 25 years	30 817 878	770.45	100.00	65 745 107	657.45	100.00	133 001 656	665.01	100.00

Statistics
Cost £/ft²		770.45			657.45			665.01
Number of occupants		308			787			1600
Cost £/head		100 158			83 539			83 126

Comparison of service provision in the three sizes of office
	40 000 ft2	100 000 ft2	200 000 ft2
	308 occupants	787 occupants	1600 occupants
M&E maintenance	All planned and reactive mechanical and electrical maintenance – one resident engineer and a “mate”	All planned and reactive mechanical and electrical maintenance – one resident engineer and a “mate”	All planned and reactive mechanical and electrical maintenance – working site manager, two resident engineers
Lifts	Two hydraulic lifts	Four hydraulic lifts	Six hydraulic lifts
Fabric	All reactive fabric maintenance	All reactive fabric maintenance	All reactive fabric maintenance
External land	Soft and hard landscape maintenance	Soft and hard landscape maintenance	Soft and hard landscape maintenance
Internal planting	Maintenance of internal plants – planting to reception, lift lobbies, corridors and sporadically through office	Maintenance of internal plants – planting to reception, lift lobbies, corridors and sporadically through office	Maintenance of internal plants – planting to reception, lift lobbies, corridors and sporadically through office
Cleaning	Accommodation and window cleaning of offices Monday to Friday plus periodics	Accommodation and window cleaning of offices Monday to Friday plus periodics	Accommodation and window cleaning of offices Monday to Friday plus periodics
Reception service	Two receptionists Monday to Friday 9am-5.30pm	Two receptionists Monday to Friday 9am-5.30pm	Three receptionists Monday to Friday 9am-5.30pm
Communications	Calls and line rental	Calls and line rental	Calls and line rental
Post room	One post room operative Monday to Friday	Two post room operatives Monday to Friday	Two post room operatives Monday to Friday
Porterage	One porter Monday to Friday	Two porters Monday to Friday	Three porters Monday to Friday
Internal moves	Based on churn rate of 60%	Based on churn rate of 60%	Based on churn rate of 60%
Security	24-hour security	24-hour security	24-hour security
Catering	Subsidised catering plus corporate entertaining	Subsidised catering plus corporate entertaining	Subsidised catering plus corporate entertaining
Management	One resident facilities manager	One resident facilities manager and assistant	One resident facilities manager and two assistants

Whole-life cost summary for Friars Bridge Court over 25 years compared with model office building
	Whole-life cost of 100 000 ft² Model (787 occupants)			Whole-life cost of 93 423 ft² Friars Bridge Court (800 occupants)			Cost variance from model
	Total cost (£)	£/ft²	£/occupant	Total cost (£)	£/ft²	£/occupant	%/ft²	%/head
M&E maintenance	3 000 000	30.00	3 812	3 500 000	37.46	4 375	25	15
Lifts	100 000	1.00	127.00	75 000	0.80	94.00	–20	–26
Fabric	1 250 000	12.50	1 588	750 000	8.03	938.00	–36	–41
Replacement	4 117 241	41.17	5 232	4 412 719	47.23	5 516	15	5

External land	352 500	3.52	448.00	12 500	0.13	16.00	–96	–97
Internal planting	309 800	3.10	394.00	147 500	1.58	184.00	–49	–53
Cleaning	3 000 000	30.00	3 812	4 112 500	44.02	5 141	47	35
Waste	196 750	1.97	250.00	250 000	2.68	313.00	36	25
Electricity	5 900 000	59.00	7 497	4 500 000	48.17	5 625	–18	–25
Gas	375 000	3.75	476.00	710 000	7.60	888.00	103	86
Water	300 000	3.00	381	425 000	4.55	531.00	52	39
Reception service	809 600	8.10	1 029	628 173	6.72	785.00	–17	–24
Post room	733 400	7.33	932	1 277 400	13.67	1 597	86	71
Security	3 057 600	30.58	3 885	1 846 000	19.76	2 308	–35	–41
Catering	4 560 665	45.61	5 795	2 425 000	25.96	3 031	–43	–48
Facilities management	1 875 000	18.75	2 382	1 929 250	20.65	2 412	10	1
Cost over 25 years	29 937 556	299.38	38 040.10	27 001 042	289.02	33 751.30	–3	–11

Internal moves	11 805 000	118.05	15 000	2 249 600	24.08	2 812	–80	–81

Service provision at Friars Bridge Court, London, compared with a model building of similar size
	Model office	Friars Bridge Court
	(100 000 ft2,787 occupants)	(93 423 ft2, 800 occupants)	Comment on cost differences
M&E maintenance	All planned and reactive mechanical and electrical maintenance – one resident engineer and a “mate”	All planned and reactive mechanical and electrical maintenance – one resident engineer	The higher maintenance costs for Friars Bridge Court reflect the quality of specification for building components
Lifts	Four hydraulic lifts	Five lifts
Fabric	All reactive fabric maintenance	All reactive fabric maintenance – resident handyman
External landscaping	Soft and hard landscape maintenance	Hard landscape maintenance	The model building is set in grounds, whereas Friars Bridge Court has no soft landscaping
Internal planting	Maintenance of internal plants – planting to reception, lift lobbies, corridors and sporadically through office	Maintenance of internal plants – planting to reception, lift lobbies, corridors and sporadically through office
Cleaning	Accommodation and window cleaning of offices Monday to Friday plus periodics	Accommodation and window cleaning of offices Monday to Friday plus periodics	The higher cleaning costs at Friars Bridge Court are because the building is multi-tenanted and in central London
Waste			The higher disposal costs at Friars Bridge Court reflect the difference between its use and that of the model building
Electricity, gas and water			The difference in utility costs between Friars Bridge Court and the model is attributable to the varying level of M&E services and the buildings’ use
Reception service	Two receptionists Monday to Friday 9am-5.30pm	One receptionist Monday to Friday 8am-6pm	Friars Bridge Court has one less receptionist than the model building
Communications	Calls and line rental	Calls and line rental
Post room	Two post room operatives Monday to Friday	Two post room operatives Monday to Friday	The costs for Friars Bridge Court are higher because it is multi-tenanted
Porterage	Two porters Monday to Friday	Carried out by handyman
Security	24-hour security	24-hour security	Costs at Friars Bridge Court reflect the fact that the building has only one entrance and is considered a low-risk building, whereas the model office has two entrances
Catering	Subsidised caterings and corporate entertaining	Subsidised catering	The difference in catering costs between the two buildings reflects the higher subsidies and level of hospitality in the model building and the low take-up rate at Friars Bridge Court because of its central location
Facilities management	One resident facilities manager and assistant	One resident facilities manager	The building has six tenants, whereas the model has one – this is a factor in the low churn costs.