Whole Life Cycle Cost

v
Table of Contents
1.0 Introduction.............................................................................................................................1
2.0 Analyze the Functional requirements based on the Employer’s Brief....................................2
2.1 Employer’s Brief.................................................................................................................2
3.0 Types of Floor Finishes Available in Sri Lanka .....................................................................3
3.1 Floor Finishes......................................................................................................................3
3.1.1 Cement Rendering...........................................................................................................4
3.1.2 Cement Concrete Flooring Material in Buildings...........................................................4
3.1.3 Flag Stone Floor Finishes ...............................................................................................4
3.1.4 Marble / Terrazzo Floor Finishes....................................................................................5
3.1.5 Floor Tiles.......................................................................................................................5
3.1.6 Plastic Flooring Material in Buildings............................................................................5
3.1.7 Mud and Murram Flooring .............................................................................................6
3.1.8 Wood Flooring Material..................................................................................................6
3.1.9 Rubber Flooring Material................................................................................................6
3.2 Selection of Suitable Floor Finishes for Whole Life Cost Comparison..........................7
4.0 Whole Life Cost Comparison .................................................................................................8
4.1 Whole Life Cost.....................................................................................................................8
4.2 General Assumption...............................................................................................................8
4.3 Initial Cost Calculation ..........................................................................................................9
4.3.1 Cement Concrete Assumption .......................................................................................9
4.3.2 Floor Tiles......................................................................................................................9
4.3.3 Cement Rendering...........................................................................................................9
4.4 Comparison...........................................................................................................................10
4.4.1 Cement Concrete...........................................................................................................10
4.4.2 Tiles...............................................................................................................................11
4.4.3 Cement Rendering.........................................................................................................12
5.0 Performance Criteria Assessment .........................................................................................13
5.1 Performance Criteria.........................................................................................................13
5.2 Selection method based on the performance criteria ........................................................16
6.0 Conclusion ............................................................................................................................18
7.0 References.............................................................................................................................19
8.0 Annex....................................................................................................................................20

QS/OFF/16/001 Page 1
1.0 Introduction
The construction industry is more complex than the other industries. The main reason for that
is the product cost is very high so the monetary risk also very high. The parties who enters in
the construction activities do a deep study and investigation before start the project because
of that it takes long period for the design stage rather than construction stage. Before take any
small decision, a deep analysis take part. The Quantity surveyors are the people who take an
important part during this stage.
Quantity surveyor (QS) is professional working within the construction industry concerned
with construction costs and contracts. Services provided by a quantity surveyor may include
Cost planning and commercial management throughout the entire life cycle of the project
from inception to post-completion this project report in is to allow the school authority to
make an informed decision about choice of floor finishes for their new school project so the
role of consultant QS need for this works.
According to the task brief as a Consultant QS of the XYZ consultancy I have to propose the
suitable floor finish for the ABC private school for that I discussed the following sequences
Figure 1.1 Floor Finishes Selection Process
Propose the Suitable Floor Finish
Deeply Discuss the Performance Criteria factors of Floor finishes
Prepare Whole Life Cost Comparision for the Alternative Floor finsishes
Identify Available type of Floor Finishing Materials and Application in Sri Lanka
Analyze the Functional Requirements based on the Employer's Brief

2.0 Analyse the Functional requirements based on the Employer’s Brief
2.1 Employer’s Brief
The Employer is the ABC private school. Who are planned to build a new school project in
Rajagriya. Even though the main intention is to provide education they have some other
target also specially Attract the parents and students to choose this school, competition with
other schools, earn profit with the less expenditures and Building should satisfy the
requirement of the schools according to the government regulation.
The proper construction required to satisfy the all expectation of the Employer. This is a
three-story building consist with 16 class rooms. When consider about the floor finishes, it
should same for every classes. This is a school project the functioning time between 0700 to
1400 and the age of the students 6 years to 18 years. The behaviors of the students will take
important part in the selection of the floor finish. Even though they have reasonable time for
maintenance the chances for the damages is high so according to the clients brief I prepared a
list of multi criteria for the assessment of the floor finishes
• Less Initial cost
• Lowest whole life cost
• Good appearances
• Strength and stability
• Resistance to weather and ground moisture
• Durability and free from maintenance
• Fire resistance
• Resistance to passage of heat
• Resistance to passage of sound

3.0 Types of Floor Finishes Available in Sri Lanka
3.1 Floor Finishes
There are various types of floor finishes are used in Sri Lankan building construction and
their selection depends on applications, aesthetics and choice of user. A floor in building
construction is a leveled surface which can support the objects, occupants etc. Different
flooring types are there based on different factors. The floor Finishes are chosen as per
requirement of the user and based on applications which provides the most satisfying results
for objective, either it may be economically or durability wise.
Following are the different types of floor Finishes generally used in building construction
works in our country. Firstly, I am going to select three suitable floor finishes which are
satisfying the Employer Requirements mentioned in Chapter Two. The Selected floor finishes
further included in the deep Compare of the whole life/ life cycle costs for sixty years Life
cycle
When we select three material I am going to select the most suitable type in each selection
per example for Tiles there are number of sizes and the Products are available from that most
suitable one selects and justify according to the Employer’s requirement.
3.1.1 Cement or lime concrete
3.1.2 Cement Rendering
3.1.3 Flagstones
3.1.4 Marble / Terrazzo
3.1.5 Ceramic Tiles
3.1.6 Plastic
3.1.7 Mud and marram
3.1.8 Wood
3.1.9 Rubber

This is the most common floor finish in Sri Lanka specially Schools, Religious places, and
Houses. Cement rendering is the application of a premixed layer of sand and cement to brick,
cement, stone, or mud brick. It is often textured, colored, or painted after application
generally it applied above the Screed Concrete.
3.1.2 Cement Concrete Flooring Material in Buildings
Concrete is most commonly used flooring material. It is suitable for any type of construction
and is cheaper than others and durable. Cement Concrete mix of 1:3:6 to 1:5:10 or lime
concrete with 40% 1:2 lime sand mortar and 60% coarse aggregate is used as base course.
After hardening, 1:2:4 cement concrete mix with 40 mm thick layer is laid as topping. In
industrial buildings, granolithic finish is provided to obtain hard wearing surface. Granolithic
finish can be obtained from rich concrete with tough quality coarse aggregate mix.
3.1.3 Flag Stone Floor Finishes
Flagstone is a type of sedimentary rock which is obtained by splitting along bed planes. It
consists silica, calcite and iron oxide. Flag stone is used to manufacture tiles of different sizes
in different shapes.

3.1.4 Marble / Terrazzo Floor Finishes
Marble is a type of metamorphic rock and is used widely for floorings in commercial
buildings, kitchens, bathrooms etc. they are stain proof and easily cleanable. Hence, they are
used where extra cleanliness is required especially in bathrooms. They are also available in
different colors and designs.
3.1.5 Floor Tiles
Ceramic Floor tiles are famous floor covering materials. Ceramic is inorganic material and it
possess properties like good compressive resistance, brittleness and hardness etc.
3.1.6 Plastic Flooring Material in Buildings
Plastic tiles or poly vinyl chloride (PVC) tiles are widely used nowadays which are laid on
concrete base. These tiles are available in different shapes, sizes and colors. Plastic tiles are
of slippery nature and can get easily damaged by fire.

3.1.7 Mud and Murram Flooring
This is very common in the Village Sides. Mud is nothing but moist earth which is being used
as flooring material in since olden days. It has good thermal insulation property. Chopped
straw is added to mud to prevent it from the cracking. Sometimes cow dung is also used in
this mixture. Murram is also direct nature product which is obtained from the disintegration
of rock. It also has similar properties like mud. It is also being used as flooring material like
mud
3.1.8 Wood Flooring Material
Wood or timber is one of the most common method of flooring. It is preferred when the
timber is cheaply available, such as in hilly areas. Timber blocks or timber bards are provided
as flooring covers. Wooden floors are most suitable for dance floors, auditoriums etc. Damp
proof course below the flooring is necessary for wooden floors.
3.1.9 Rubber Flooring Material
Rubber tiles or sheets are also available in market for flooring purposes. They are made from
pure rubber which is mixed with cotton fibers, asbestos fiber. Suitable adhesives are used to
fix the rubber tiles with concrete or wooden base. Rubber flooring is noiseless and provided
in libraries, offices etc.

3.2 Selection of Suitable Floor Finishes for Whole Life Cost Comparison
Multi Criteria Assessment
Factors
Cement
Rendering
Cement
Concrete
Flagstone
Terrazzo
Tiles
Plastic
Mud
Wood
Rubber
Less Initial cost √ √ × × √ × √ × ×
Good Appearances √ √ √ √ √ √ × √ √
Fire resistance
Resistance to passage of heat
√ √ √ √ √ × √ × ×
Strength and stability √ √ √ × √ × × × ×
Resistance to weather and
ground moisture
√ √ √ √ √ × × × ×
Durability and free from
maintenance
√ √ × × √ × × × ×
Resistance to passage of sound √ √ √ √ √ √ × × √
Table 3.1 Suitable Finishes Selective Method
√ - Satisfy the Requirement of the Employer
×- Not Satisfy the Requirement of the Employer
According to this chart can come for a conclusion that the Cement Rendering, Cement
concrete and Ceramic Tiles are the suitable finishes for this building. The task is given to me
that to recommend the most suitable one for this building for that I did the deep analyse on
the whole life cost comparison among the selected products based on my assumptions.

4.0 Whole Life Cost Comparison
4.1 Whole Life Cost
Whole-life costs consider all costs associated with the life of a building, from inception
to construction, occupation and operation and disposal.
Whole-life costs for a building include:
▪ Procurement costs (including land acquisition, design, construction, equipment, etc).
▪ Maintenance and refurbishment costs.
▪ Operational costs (including running costs and one-off costs associated with the
project such as change management).
▪ Disposal costs.
Whole-life costs are considered a better way of assessing value for money than construction
costs, which can result in lower short-term costs but higher ongoing costs through the life of
the building.
According our project we have to find out the Whole life cost for the following floor finishes
for 60 years
• Cement Rendering
• Ceramic Floor Tiles
• Cement Concrete Finishes
4.2 General Assumption
We had to take some general assumption regarding the design before start the Comparison
• This is a three-Story Building
• Consist with 16 Class rooms
• Comparison did for the Ground floor
• Cost break down prepare based on BSR
• Measurement included Floor area with skirting (Excluding Screed)
• Maintenance and Replacement Periods vary according to the material

4.3 Initial Cost Calculation
The Initial cost calculation and the break down calculated based on the BSR. There is some
particular assumption taken for every floor Finishes.
• The Actual floor area based on the Drawing – 190m2
• The calculation will do only for the ground floor Class Room G 4 – 48m2 and
Based on that other Class room and Upper floors measured.
• BSR Rate calculation based on the per square- The initial cost multiplied by
5.0525 (48m2
)
• Mark up Assumed as 20%
• Rates for the Materials Labour and Plant as on 31 March 2018 (Market Rate)
• The taken rates for the unit rate calculation has annexed in – “Annex A”
4.3.1 Cement Concrete Assumption
• Thickness 6′′ - Item No 26 of BSR
• Concrete mixture 1:2:4
4.3.2 Floor Tiles Assumption
• Pressed floor tiles bedded in ½ ′′ cement mortar 1:2 and pointing in neat
cement in Ground floor – Item No 63 of BSR
• The tile size chooses 2′x 2′
• The Lanka tiles selected as the material
4.3.3 Cement Rendering Assumption
• ¾ ′′ Thickness Rendering in Cement and Sand 1:2 in coloured cement floors
finished smooth – Item No 109 of BSR

4.4 Comparison
According to the Unit Cost Break down calculation the initial cost for the three Floor
materials have identified and They are
❖ Cement Concrete 157,714.00
❖ Floor Tiles 198,159.00
❖ Cement Rendering 70,740.00
This rate shows that the cement rendering is cheaper than the other finishes. but we can’t
choose the material with only this factor for the detail analyse we need to do the Whole life
cost calculation for 60 years for that the current discount rate of Sri Lanka chart is Required.
Discount PV Factor =
1
(1+𝑟) 𝑛
r- Discount Rate
n- Number of Periods
The current discount rate is 11% because the Scholl going to fund the capital from the School
fixed deposit fund the interest of that taken as the discount factor
4.4.1 Cement Concrete
When consider the Cement concrete finishes we selected 1:2:4 even though there are some
other mixtures from 1:3:6 up to 1:5:10 we choose the mixture 1:2:4 because it is a school
building and According to the Brief they plan to accommodate 40 students per a class so to
provide an attract smooth surface with less cost this ratio is enough.
The maintenance period can allocate 20 years because of it durability and the strength this
period is enough also I assume the maintenance cost allocation as 20000.00
The replacement period is 40 years because the concrete high strength compares to other
materials
• Initial cost 157,714.00
• Maintenance Cost 20,000 (Every 20Years)
• Replacement – Every 40 years

Whole Life Cost Calculation for Cement Concrete
Table 4.1 NPV for Cement Concrete
4.4.2 Tiles
There are several types of tiles are available in Sri Lanka. It varies according to the sizes such
as 8′′x8′′,1′x1′,1′x2′,2′x2′ and brand such as Lanka tiles, Rocell, etc.
I proposed the 2′x2′ Lanka tiles because it is a school project and the main requirement is the
less initial cost, durability and appearance so to satisfy those three requirement this is the
suitable tile. when the tile become the big size, the time taken for fixing will reduce and the
Lanka tiles are the low price strong tiles. Also, the 1:2 Cement, Sand ratio proposed.
The maintenance period can allocate 10 years because the chances for dirt and get damage is
very high. I assume the maintenance cost allocation as 40000.00 to maintain the required
standard. The replacement period is 30 years because the Lanka tiles have the medium
durability.
• Initial cost - 198,159.00
• Maintenance Cost - 40,000 (Every 10 Years)
• Replacement - Every 30 years
Years Description Cost Discount Factor PV
Present Initial cost 157,714.00 - 157,714.00
20 Years Maintenance 20000.00 0.1240 2,480.60
40 Years Replacement 157,714.00 0.01538 2,425.64
60 Years Demolished - - -
NPV 162,620.24
Discount Factor for PV =
Cement Concrete
Whole life cost( )

Whole Life Cost Calculation for Floor Tiles
Table 4.2 NPV for Floor Tiles
There are two types of mixtures used in Cement rendering they are 1:2 and 1:3. According to
the requirement for a smooth and strong surface I recommender the 1:2 ratio rendering with
3/4′′ thickness. Then I proposed colour cement for a good appearance. The maintenance
period can allocate 6 years because the chances for get damage is very high. I assume the
maintenance cost allocation as 30000.00 to maintain the required standard. The replacement
period is 12 years because we are expecting it will get damage very easily.
• Initial cost - 70,740.00
• Maintenance Cost - 30,000 (Every 6 Years)
• Replacement - Every 12 years
Whole Life Cost Calculation for Cement Rendering
Table 4.3 NPV for Cement Rendering
10 Maintenance 40000.00 0.3522 14,087.20
20 Maintenance 40000.00 0.1240 4,961.20
30 Replacement 198,159.00 0.0437 8,655.59
40 Maintenance 40,000.00 0.01538 615.20
50 Maintenance 40000.00 0.00542 216.80
NPV 226,694.99
Floor Tiles
Whole life cost( )
6 Maintenance 30,000.00 0.5346 16,039.20
12 Replacement 70,740.00 0.2858 20,220.32
18 Maintenance 30,000.00 0.1528 4,584.60
24 Replacement 70,740.00 0.0817 5,779.46
30 Maintenance 30,000.00 0.04368 1,310.40
36 Replacement 70,740.00 0.02335 1,651.78
42 Maintenance 30,000.00 0.01249 374.70
48 Replacement 70,740.00 0.00668 472.54
54 Maintenance 30,000.00 0.00357 107.10
NPV 121,280.10
Cement Rendering
Whole life cost( )

5.0 Performance Criteria Assessment
5.1 Performance Criteria
According to the whole life cost comparison we identified the lowest cost material but with
that it is difficult to come for a conclusion. According to the chapter two based on the clients
brief I prepared a multicriteria assessment list in that we discussed about the initial cost and
the whole life cost only. This chapter discussed the other criteria specially the performance
criteria for the selection of suitable finishes.
5.1.1 Strength and Stability of Floors in Buildings
Floor strength depends on the properties of material such as timber, reinforce concrete, and
steel that are employed to construct the structure of the floor. The strength of floor structure
should be adequate to carry dead load of the floor, finishes, fixtures, partitions, services and
expected imposed loads of occupants.
According this project this is a school building for a one floor expecting children and the
academic people nearly 200 so the selected floor material should have the high loading
capacity. The cement concrete is providing high strength compare to Tiles and Cement
Rendering.
5.1.2 Resistance of Floors to Weather and Ground Moisture
This is a school building, for educational activities the students need comfortable
environment. Providing protection from the weather changes is most important for the
comfortable environment. The floor is generally affected by the moisture penetration, there
are various factors which affect the moisture penetration level from the ground to the floor
includes the nature of subsoil, water table, and whether the site is horizontal or sloping.
The suitable solution to resist moisture penetration is the capable floor finish according to
that concrete cement finish is better than the other two materials. Rajagriya is located in
Colombo very closer to coastal area the soil is the coarse grain sand because water table level
is below the surface during the whole year so the concrete is the only solution for that.

5.1.3 Durability of Floors and Free from Maintenance
The selection of the floor finishes also should base on the behaviours of occupants. The
school students always try to enjoy their free time specially they like to play inside the class
and move the chairs and tables here and there. It causes damages to the floor.
This is a private school even though they have the time for clean and maintenance the
management will not like to spend more money for that so they expect the durability and free
from maintenance from floor finishes it is rely on the nature of materials applied when
consider tiles and cement rendering it will get damage easily and have to do maintenance
always in that factor also the cement concrete is more capable than the other two materials.
5.1.4 Fire Resistance of Floors
Floors should withstand fire for enough period during which the occupant can get out of the
building. According to the school building that is the most essential factor because the
students will get panic in those situations so to protect them from fire the other building
materials should fire resistance and reduce the fire spread. The concrete and the cement
rendering floors will combat fire for longer period compare with floor tiles.
5.1.5 Resistance to Passage of Heat
Floors have to withstand heat release in situation that there are large air temperature
differences on both opposite sides of the floor. For instance, like the moisture heat also
disturb the learning environment of the students. Generally, Ground floor can be constructed
in a way that prevents heat transfer from the floor to the ground or from ground to the floor
by applying hardcore and a damp-proof membrane.
The placement of dampproof membrane depend on the floor finishes. The all three selected
materials have the capable to lead to decline heat that is necessary to make comfortable
condition and decrease transfer of heat in that floor tiles will give more comfortable
environment.

5.1.6 Resistance to Passage of Sound
The sound is the one of big issues in schools. The classrooms are very closer to other and
during the free time the sound creating from one class effect the educational activities of the
other classes. The people think the sound penetrate through the walls and partisans only but
the better floor finish work better in preventing transmission of airborne sound. The second
issue is the unwanted sound are produced when students Run and walk on floors or hard
paved paths due to poor finishing of the floor surface, specially it happens in concrete cement
surface to avoid that smooth finishes additional cost has to spend. The floor tiles are the
suitable material for the sound resistance.
5.1.7 Good Appearance
The floor finishes are the one of the material is giving good appearance for the building.
When consider about schools normally they don’t like to go for a most attractive one. This is
a private school project so the management has the intention to attract the parents to send
their children for that they expect a nice appearance on finishes. The floor tiles are the
material which is giving nice appearance compare to the Cement concrete and Cement
rendering

5.2 Selection method based on the performance criteria
Table 5.1 Matrix charts score table
SN Performance
Criteria
Priority
score
Reasons for selecting of score Tiles Cement
Rendering
Cement
Concrete
1 Good
Appearance
3 This is the school project not
a hotel or residential project.
even though it is a private
school, their brief mention
appearance is not the most
essential.
100 80 60
2 Strength and
stability
5 The load is high so to carry
that load and he chances for
making damage by the
students also high so the
strength and stability is high
essential
40 60 100
3 Resistance to
weather and
ground
moisture
4 Maintain and Provide suitable
environment is the most
essential task in the school
construction for that should
take the action to protect
from weather conditions
60 80 100
4 Durability
and free from
maintenance
5 Generally, in the school
building the chances for
getting damage is high and
the client always expect a
material which take more
years for next replacement
40 60 100
5 Fire
resistance
4 Protection from fire and the
other precautions are very
essential but the requirement
of floor for the fire resistance
is the second option first is
the other fire safety measures
80 90 100
6 Resistance to
passage of
heat
3 Taking precautions to reduce
from heat level is important
but other than the floor
finishes other components
take big part for this task
80 60 60
7 Resistance to
passage of
sound
4 The Noise is the most
important issue in schools.
The sound easily passes
through the solid so it is an
essential to consider every
element to Resistance to
passage of sound
80 70 60

Table 5.2 Performance Criteria Valuation Matrix
The performance criteria Evaluation mention that the Cement Concrete is the most suitable
floor finishing material according to the Client’s requirement at the same time when consider
the whole life cost analysis Cement rendering is the material which is having low whole life
cost.
After the discussion of the Whole life cost and the performance criteria analyse I could
identified the two most suitable floor finishes from that the best material selected with some
assume decision which are discussed in the Conclusion.
5
4
3
2
Do Without 1
Good appearances
3 60 180 100 300 80 240
Strength and stability
5 100 500 40 200 60 300
Resistance to weather and ground moisture 4 100
400 60 240
80
320
Durabilityand free from maintenance
5 100 500 40 200 60 300
Fire resistance
4 100 400 80 320 90 360
Resistance to passage of heat
3 60 180 80 240 60 180
Resistance to passage of sound
4 60 240 80 320 70 280
PERFORMANCE CRITERIA EVALUATION MATRIX
Utility
Score
Utility
Score
Utility
Score
Cement Concerete FloorTiles
Desirable
Essential
Total
Performance Criteria
198018202400
Cement Rendering

6.0 Conclusion
The ABC private School required to identify the most suitable floor finish for their new
school construction. The task has given to me from the XYZ consultancy to propose the most
suitable material. I prepared this report based on the whole life cost analysis and the
performance criteria matrix. The final results of the both analysis is.
Whole life cost Comparison
Cement Rendering - 121,280.10
Floor Tiles - 227,426.60
Cement Concrete - 162,620.24
Performance Criteria Matrix analysis scores
Cement Rendering - 1980
Floor Tiles - 1820
Cement Concrete - 2400
The whole life comparison included with the Replacement cost and maintenance cost, in that
the cement rendering required more maintenance works and more times for replacement but
in Concrete there is only one times for maintenance and one time for replacement. The Whole
life analysis did according to the fixed deposit interest rate on 2018 (11%) so there are
chances for the changes in legislation and the price fluctuation. The above particular incidents
may influence on the whole life cost. When the attempts of maintenance and replacement
increase the chances for the WLC increase also high so I recommend the cement concrete as
the suitable floor finish even though the WLC more than the cement rendering
The Performance Criteria score clearly mention that the Cement concrete is the most suitable
floor finish. The performance criteria matrix prepared according to the Client’s brief specially
for the school managements’ requirement. The matrix chart prepared based on the selected
materials which are satisfying the requirement and the weightage given according to my
assumption, however the changes in assumption may adopt for every material so my final
recommendation is that Cement Concrete finish is the most suitable finish for the above
particular project.

7.0 References
Anon., 2017. Project Appraisal and Cost Control-Whole life cost comparison, s.l.: s.n.
Anon., 2018. The Constructor Civil Engineering Home. [Online]
Available at: https://theconstructor.org/building/types-of-flooring-materials-uses-
building/16992/
[Accessed 02 May 2018].

8.0 Annex

Whole Life Cycle Cost

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