Building Economics

*Jit Kumar Gupta
Former Director
College of Architecture, IET Bhaddal
Mail- jit.kumar1944@gmail.com
Mob- 90410-26414

Buildings- Role and Importance
 Buildings- anti-thesis to natural environment-
 Buildings--constitute manmade environment
 Buildings- constitute major component of any city
 Buildings- give distinct character and personality to
a city
 Buildings- are living organism
 Buildings -- invariably used by all human beings
 Buildings--- Provider of space where all indoor
human activities are performed
 -living, working, care of body & spirits
 Buildings-- vital for human growth
 Buildings --provide optimum/worst living
conditions
 Buildings - make people healthy/sick

Buildings- Role and Importance
 Buildings – vital for human growth- 80% of human life spent in
buildings
 Buildings – largest consumers of energy (50%)
 Buildings - largest consumers of resources
 Buildings---major generators of waste
 Buildings – responsible for large carbon footprints
 Buildings – responsible for global warming
 Buildings -- major determinant of global sustainability
 Buildings -- integral part of human journey
 Buildings-- will continue to define human growth
development and Civilizations
 Buildings- needs to be planned, designed and constructed as
sustainable buildings and maintained with care to make them
 -- qualitative,
 --cost-effective,
 least consumers of energy
 least consumers of resources
 least generators of waste

Buildings- Built Environment
 Operational domain of professions of
Architecture/Engineering revolves around:
 -- planning, designing, construction, operation,
maintenance and creating state of art built environment..
 Besides consuming resources/energy-Buildings cost lot of
money to construct
 Each building unique, requires different options to plan,
design , construct and manage
• Considering Earth Planet to be finite with finite resources --
As professionals, we have important role /responsibility to
make value addition to;
• resources ,
• environment
• ecology and cost of buildings
• - by creating
• sustainable built environment and
• making building economical and cost-effective

Importance of Built Environment
 Construction industry :
 -- an important indicator of development
 -- creates investment opportunities in other sectors-
Housing Construction leverages 290 Industries
 Industry fragmented, with handful of companies
involved in construction
 In 2011-- slightly over 500 construction equipment
manufacturing companies in India.
 120,000 class A contractors registered with various
government construction bodies.
 In addition, thousands of small contractors compete
for small jobs or work as sub-contractors .
 Total sales of construction industry doubled in 2004- 05
from 2000-01 with almost 20% contributed by large
contracts
 .

Indian Building Sector Construction -- major economic driver in India ( 6 % share of GDP,
employing 35 millions(1/6th working population) in 2011-12
 India would need around 76.5 million workers in building, construction
and real estate sector by 2022,
 Affordable housing--expected to need 38 million workforce by 2030 from 29
million at present-- predicted to be key job creator
 -Between 2004 and 2005 additions made were about 22 msqm commercial ,
and 19 msqm of residential buildings.
 India would need 700-900 msqm of built space annually to meet demand for
additional constructed space
 -Most new commercial buildings equipped with air conditioning
 - Buildings sector -largest share of India’s final energy use between 1995 and
2005. In 2005, Building sector consumed 47% whereas
 Residential buildings accounted for (93%) of total building energy use (IEA,
2007).
 Air conditioning /lighting -Two major energy users within buildings
 Energy efficient lighting, air conditioning and electrical systems could save
about 20% energy used in existing buildings
 Studies indicate new buildings can save up to 40% of energy with design
interventions and ECBC Code- makes building operational cost much lower

IMPLICATIONS OF
ENERGY,
ENVIRONMENT /
RESOURCES
ON BUILDINGS-

BUILDINGS AS CONSUMERS OF RESOURCES and Money
•Built environment has significant impact on Cost, Environment and
Consumption of resources:
16% of world’s fresh water withdrawal.
25% of wood harvested.
30% of consumption of raw material.
50% of global energy consumption.
35% of world's CO2 emission
40% of Municipal solid waste.
50% of Ozone depleting CFC’s still in use.
30% residents have sick building syndrome
• 70% of global warming outcome of built environment / transportation
•Majority of existing buildings have low concern for energy conservation.
•Considering large quantity of existing built space / space to be added- 700-
900 msqm-- Money/ energy/ environment implications of buildings will be
critical.
•Buildings need to be designed with utmost care/ considerations for cost-
effectiveness / economy/ energy/ sustainability.

BUILDING
ECONOMICS-
Introduction
&
Importance

Building Economics Economics -is the study of
 Demand and supply of goods and services through a medium
which produces goods/services
 Economics is also the study of production and consumption of
goods and transfer of wealth to produce and obtain those goods.
 Building Economics is a branch of general economics
 It is based on application of principles of economics related to
construction industry
 Building Economics is concerned with:
 -- construction industry
 -- its place in economy
 -- role of construction firms
 -- role of designers and constructors (builders),
 -- processes employed in construction and
 -- final building product
 Present scope of Building Economics lays emphasis on
 --Building Product and
 --how to make it more economical, effective and efficient
 -- But does not involve resources and accounting practices

Importance of Building Economics
 Need to introduces /integrate Economy in Building Project in early design stage
 Economy made integral part of project planning, construction and management
 Helps in managing cost over-run
 Helps in managing time over-run through time management-
 Ensuring Building design completed within schedule time
 Provides complete picture of total cost of project
 Helps designer integrating aesthetics and economy
 Helps in meeting clients needs within given resources
 Helps in meeting clients needs within given Time
 Helps in creating product without sacrificing quality
 Looks at life cycle cost rather than initial cost
 Provides most economical solution to building construction / operational costs
 Reduces maintenance cost to minimum
 Provides value for money to client
 Provides highest building efficiency in design
 Helps in making planning choices/ bringing economy in buildings
 Helps Architect to bring innovation in design and construction of building

PURPOSE
FOR WHICH
BUILDINGS
CONSTRUCTIONS

Options for Buildings constructed
There are three purposes for constructing buildings—
1 BUILD & SELL
2 BUILD & RETAIN:
 – SELF USE
 -- LEASE/ RENT
3. BUILD ON BEHALF OF OTHERS

NEED & MEANING
OF
COST-EFFECTIVE
BUILDINGS

Need for Cost-effective Buildings Buildings in which we
 live, work, and play
 protect us from nature's extremes
 yet they also affect our Economy,
 health and environment in countless ways.
 --All building activities including designing, construction, use,
re-furbishment , demolition and re-construction------
directly/indirectly impact Cost , environment and energy
 -Considerable reduction of Cost /energy / green house gas
emission by built environment possible-- by changing --way
buildings are planned, designed, constructed and operated
Buildings can planned and designed to;
 -- reduce cost of construction,
 -- promote economy,
 -- save resources,
 -- save energy/ environment and
 -- more productive for owners and users

What is Cost Effective Building
 Every owner wants a cost-effective building.
 But what does this mean?
 interpretation influenced by individual's interests
and objectives,
 --how individual defines "cost-effective".
 Is it lowest first-cost structure that meets the
program?
 Is it design with the lowest operation and
maintenance costs?
 Is it building with the longest life span?
 Is it facility in which users are most productive?
 Is it building that offers the greatest return on
investment?

What is Cost Effective Building
 Cost of construction is influenced largely by a wide
range of factors including :
 -- identity and priorities of client,
 -- nature of the project and
 -- Designer of project-- Architect,
 -- choice of procurement options
 --Planning of Work
 --Execution of work at site
 --- prevailing market conditions and
 -- legislative constraints.
 Client expects that:
 effective project management will enable project
completion;
 -- by time when it is wanted,
 -- of a standard/ quality that is required and
 -- at price that is competitive”

Changing construction perceptions

COST OF BUILDING-
-Life cycle cost
-- Initial Cost
-Operational Cost

What constitutes Cost of Building
 Cost of building viewed in two contexts—
 :- Initial Cost of building- --short term cost
 Life cycle cost of building--- Long term cost
 Initial Cost --- cost which goes into making of the
building
 Whole life cost of building includes:- Cost which is incurred over
the entire life span of building and includes--
 the initial cost of building
 operational cost of building- HVAC, lighting, water supply etc
 Cost of maintenance -- parts replacement cost
 Disposal cost or salvage value
 --Depends on useful life of building
 --To promote economy in building– Life cycle
cost of building would be critical
 - Life cycle cost helps in promoting cost-
effective living rather than cost-effective
housing

Buildings- life cycle costs
Operating Cost 89%
Maintenance/
Consumables 1%
Initial Cost
10%

COST OF BUILDING PROJECT-initial cost
 Initial Building Project cost comprises of:
i Cost of Land, Land Registration, land survey
ii Cost of Designing , plan approval
iii Cost of developing Site
iv Cost of Construction
v Cost of Money
vi Carrying Charges
vi Government fees and Taxes
vii Cost of Advertisement
viii Legal expenses
ix Cost of Supervision
x Cost of Manpower and Security
xi. Cost of Equipment and Furniture
xii Transportation and Travel Charges
xiii Cost of Making buildings Green, Energy efficient
xiv Cost of Time
xv Contractor’ Margin
xvi Builder’s Margin
xvii Miscellaneous and Unforeseen Charges

INITIAL COST OF THE BUILDING
 Initial Cost of the BUILDING means the total cost spent on:
 land, planning, designing and
 construction
 till the time of occupancy.
 The components of Initial cost include:
1. Land Cost: Cost incurred in acquiring land and Registration.
It Includes( when land directly purchased from landowners)
--Cost of land
-- cost prior to registration
-- Cost of Documentation
-- Bank Charges – transaction –charges for making payment of land
-- Registration Charges of land
-- Other statutory Charges and fees
-- Miscellaneous Charges
When allotted through any Government Agency
-- Allotment cost
--Interest Cost
--Documentation Cost
-Land Registration Charges
- Fees Charged by Authority

2. Cost of Designing Building - includes:
 Cost of Surveying
 Cost of testing soil/ bearing capacity/water table
 Fee of the Architect
 Building Plan Approval fee/ charges
 - Scrutiny fee
 --Malba Fee
 -- Labour Cess
 -Superseded Plan Scrutiny fee
 --Revised Building Plan Scrutiny Fee
 -- Cost of Structure Design
 -- Cost of designing Public Health services
 - Cost of designing Electric Services
 --Cost of Designing HVAC
 -- Cost of mechanical services- lifts, escalators, fire services
 -- Cost of other Consultants-Green Rating of Building/ waste
management etc
 --- Cost of Feasibility Analysis Report
 -- Cost of Environment Impact Studies
 -- Miscellaneous

3. Cost of Developing Site:
-- Cost of developing the site includes--
-- clearing the site,
-Cutting and filling
-- providing temporary roads, water supply( water storage)
lighting, fencing,
-- getting temporary water connection
-- getting Temporary electric connection.
---providing site utilities like-
-- site office for project manager/staff and
-- other facilities -- office- stores,
-Cost of Providing space for Parking
- Cost of providing shelter to the workers etc

 4. Cost of Construction of Building :
i. total cost of construction of building.
-cost of civil construction
-- cost of Public health services
--- water supply,
-- sewerage,
-- storm water drainage
-- cost of electrical services
--cost of HVAC services
--cost of mechanical services- lifts, escalators etc
ii Cost of materials
iii Cost of labour
iv Cost of Transportation
v Cost of Hiring Equipment
vi Government levies/fees
.

5. Cost of Money
 Amount of money involved
 Amount of money garnered from own resources
 Amount of money raised from market, financial institutions
etc
 Rate of Interest of borrowed money
 Time duration of projection
 Amount of Interest to be paid
 Penal interest to be paid, if any
 Interest charges on construction loan till project
completion
 Contingency funds
 Cost of money involved -- to be kept low to promote
economy in building

6.Carrying Charges:
 Cost of owning of project
 Cost of maintaining site in order before / during
construction like-
 site security,
 fencing
 security personnel
 -- Cost of services to be paid
 Electric charges
 Water Charges

 7. Government Charges and Fees include:
 Cost of approvals of projects
 Change of landuse
 Cost of obtaining licences, extension of license
 Internal Development Charges
 External Development Charges
 Plan Scrutiny fee
 Registration Charges for land and Building
 Taxes, levies, fee and Charges--Labour Cess, Goods and
Service Tax, malba fee

INITIAL COST OF THE PROJECT
vii Contractor Margin
viii Builder’s Margin
ix Cost of Advertisement
x Legal expenses
xi Cost of Supervision
xii Cost of Manpower and Security
xiii. Cost of Equipment and Furniture
xiv Transportation and Travel Charges
xv Cost of Making buildings Green, Energy efficient
xvi Miscellaneous and Unforeseen Charges
XVII Cost OF Time
The Sum total of all shall be called- INITIAL COST OF
BUILDING

BUILDING COST- Role of Design Time
 Critical Design Time: time where the important design
decisions are made
 Determines project’s ultimate success –
architecturally, functionally, economically.
 Increase in critical design time means—
 -- additional fees of architect / other consultants and
 --delay in projected start of project.
 -- loss of rental for increased amount of time .
 However, additional input in critical design can lead to
Savings due to :
--Reduction in initial cost of project
--Savings on operation, maintenance and energy costs of
project– translating to a large amount considering entire
life cycle of project.
 Reduction in personnel costs ( By employing lesser people
in operations)

ISSUES IN
COST- EFFETIVE
HOUSING

a) Non- availability of Urban Land at
affordable cost
b) Rising Cost of Construction
c) Rising cost of materials
c) High degree of Government charges
d) Rigid land use planning
e) Irrational Building Bye-Law
f) Delayed approval of projects /building plans (16-
24months)-
g) Lack of access to finance
h) Outdated technologies
i) Quality of construction

l) Time -over run
m) Cost– overrun
n) Poor Project management
o) Architectural Design-- Poor utilization of space, low building
efficiency, low carpet area, large circulation area, etc
p) Services- over planning
q) Toilets-large Number of toilets and public health services
r) Large openings- windows/doors- involving increased wood work
and use of glass
s) Large number of on -site components
t) Limited use of pre-fab /off -site units
u) High degree of non- standardization
v) Waste /loss of material
w) Non-availability of trained work-force
x) Lack of research and development
y) Lack of focus of Industry on mass production of building
components- high cost

Promoting
Cost-Effectiveness
in buildings

How to save on Cost of Building
 Buildings can be made cost-effective by:
 Sourcing land at most competitive price
 Design--By adopting optimum Design solutions- architecturally,
structurally, Services etc
 Materials--By using cost-effective local materials, pre-cast, pre-
fabricated , re-cycled materials , materials requiring minimum
maintenance, having longer life
 Technologies--Using state of art technology in construction to save
on time , labour, space materials and money
 Management--Managing construction in most optimum manner
 Time--Using minimum Time for construction and completion of
building/project
 Green--Designing Green Buildings –to reduce cost of
electricity/water and generating its own energy
 Money--Keeping cost of money minimum- based on rates and time
 Profit Margins--Keeping Builders, contractor margins at lowest level
 Taxes/Fees--Reducing Government levies and fees

Promoting Economy through Good Design
Good Building Design -- most powerful tool to
achieve cost- effectiveness
Good building design important because it :
 --Optimises land and space utilisation
 --promotes sustainable development
 -- Improves aesthetic and environment
 -- Improves quality of life and economic growth.
 -- creates successful and sustainable society
 -- Puts water, drainage, energy, community, economic, infrastructure and other
such resources to best possible use – over long as well as short term
 Good Design Makes building highly ;
i cost effective,
ii energy efficient
Iii more livable,
iv promoter of building efficiency
v promoter of optimistion of land
Vi minimiser of maintenance and upkeep
 Three key principles of creating well designed building:
•-Good design -does not cost more when measured across lifetime of building
•-- Good design--- flows from employment of skilled/ multidisciplinary team
• --Starting point-- of good design is client commitment

Promoting Economy through Good Design
 Project designed must be effective for purposes for which
intended.
 A well designed building need not be to a high level of
specification.
 Buildings when over- specified become unnecessarily costly.
 A well deigned project will ensure —
 -- satisfaction of client and end user
 -- comfort and well being of its occupants,
 -- --Quality of built space
 --Optimum utilisation of space
 --Minimisation of the cost- initial/operational
 - minimum consumption of energy
 --minimum consumption of resources
 - minimum generator of waste
 - making value addition to the neighborhood /community –where
located
 -- optimises productivity and performance

Cost- effectiveness through Good Design
 While constructing building -- consider impact of design throughout
lifetime of buildings on:
 -- place in which building is located and
-- on all stakeholders/ who will use the building.
 building’s costs /benefits expressed as impact upon its occupiers/ users
 Good building design involves creating places/ buildings/ spaces that :
 --work well for everyone
 -- look good
 -- last well and
 -- adapt to needs of future generations
 A well designed hospital-- helps patients get better quickly
• A well designed school --- makes learning easy --improves
educational achievement of its pupils-
• A well designed department store-- have direct impact on
stock turnover
• A well designed neighbourhood -- benefits from lower crime
and higher house value
- A well designed home – makes people happy and healthy

Designing cost-effective Buildings
 Principles of Cost- Effective Design
 Buildings need to be designed by adopting integrated approach to
building design which include;
 Optimizing the macro climate- climatic zone
 Optimizing the local climate
 Optimizing the Site Climate
 Optimizing the Orientation-
 Optimizing the Solar movement-- to maximizes use of free solar energy
for heating /lighting- Generating electricity
 Optimizing Wind direction-air flow
 Optimizing site planning--- planning with nature, making best use of
site climate/ site potential/ climate, orientation, landscaping
 Optimizing space planning in the building-
 Optimizing Design of Building envelop- Height, openings, projections,
shading devices -- with minimum energy implication
 Optimizing structural planning
 Optimizes planning of services

Designing with nature-
making best use of
Macro -Climate-
Climate Zones in India

Integrated Design Process
 Five Climatic Zones In India-
 Hot and Dry
 Warm and Humid
 Moderate / Temperate
 Cold (Cloudy/Sunny)
 Composite
All zones have specific requirements regarding:
--light,
--heat,
--ventilation and
--thermal comfort
-- Safety
 Different zones require different design strategies regarding --
building envelop,
 --HVAC, lighting ,
 -- fenestration,
 -- performance standards
 -- Safety of structure

CLIMATIC ZONES AND THEIR
CHARACTERISTICS


Cost – Effectiveness through Good Design
The main design factors which impact on cost are:
 Plan shape,
 Size of building,
 Wall to floor ratio
 Degree of circulation space,
 Storey heights
 total height of the building
 Grouping of buildings
 Compact buildings with
 --simple, rectangular,
 -- regular floor plans and elevations
 will be less expensive per sq.m. of floor area
 -- than spread, complex shaped, curved or angular buildings.

 Good Architectural design is based on principles of—
 Design a compact building with minimum footprints
 Design buildings based on specified norms and standards to avoid
their over/under-designing
 Design with least amount of waste & negative spaces.
 Stick to right angles and simple room shapes to minimize
complexity of construction.
 Build multi- storied construction- since foundation and roofing
costs per square foot are high.
 Don't increase slab heights
 Don't design for additional floors if not required
 Adopt a shape which leads to minimum ratio- length / walls area
 Building must achieve high space efficiency- Carpet Area-- i.e
usable area x100/gross area-- with minimum area under walls
circulation and amenities
 Minimising area under walls-- using pre-cast concrete blocks, 7
1/2 “ walls instead of 9” walls/ pre-cast concrete blocks
 Evolving design having low wall area/floor area ratio

Economy through Good Design
 Adopt a system of Sharing --building common walls between adjoining
houses to economise on space, materials, time / structure
 Club public health services together--on a floor to minimise cost.
 For multi-storeyed buildings--- repeat them one above other ie Keep
your spaces that need plumbing close together or above each other to
minimize cost
 Design all public health services near to supply / drainage network to
reduce length of pipes and cost
 Design Green Buildings – saves lot of water and electric energy- makes
building cost- effective over entire life cycle
 Provide standard sized doors with limited variations
 All finishing/fittings- floor, windows, glass, paneling etc designed based
on standard size products available in market- to minimise wastage etc
 Build to match standard material dimensions- for example Plywood is
4' x 8'. Thus it is best to build in 4' modules..
 Using pre-caste /pre-fabricated products to the extent possible- doors/
windows cupboards etc
 Avoid fancy/false/decorative structures in building

Economy through Good Design
 Make your rooms versatile- to optimise space utilisation—
 -- example - do you really need a living room --same space
can serve many uses. A guest room can be an expensive
luxury
 Avoid corridors to extent possible- Corridors can be dead
space-- only used for moving between adjacent spaces
 Think long term --as cost of ownership spans may be many
years. Some extra insulation and passive heating / cooling
may be beneficial over the length of your home ownership. .
 Select window placement well-- they are costly - in first cost
and in energy loss---select standard window sizing.
 Keep bathrooms to a minimum, --- most expensive room per
square foot in home.
 Try to design multi use bathrooms--- with private enclosures
for shower, toilet and sink-- have 3 people using one
bathroom at same time.

 Evolving design on optimum structural grid
 Design lean --to reduce structural load to minimise use of
steel/concrete
 Use innovative technologies-- Rat-Trap brick walls to reduce
number of bricks and mortar used, compact mud block
 Use new cost- effective materials ---aerated cement concrete
blocks to reduce the width of walls, number/ size of joints,
use of cement etc
 Use UPVC/ Aluminium Windows instead of teak wood, same
goes for doors, use flush doors instead.
 Use same flooring material in all rooms/ toilets, this
reduces wastage.
 Don't compromise on quality--reduce your requirements to
fit your budget
 Use local & contemporary materials
 Plan properly Electrical/Plumbing-
 Plan to use lightweight bricks to CC blocks ---reduces load
in structural design

Site Planning Principles
.
i) Considering the Neighbourhood Character
ii) Making use of Physical Characteristics of the site-
shape, orientation, access, existing structures etc
iii)Respecting site--Minimise changing the Site and
Slopes- least cutting filling
iv) Minimise Fingerprints of Building- low site
covered area
v) Respecting nature--Minimum damage to site
vi) Design with Nature and local Culture
vii) Promoting Pedestrianisatio
viii)viii) Plan along contours and not across contours
in a hilly site
ix) Adopt a policy of -- Preservation, -- Conservation
and -- Regeneration

Site Planning-impact of buildings-
minimizing Building Footprints

MANAGING SITE- MIN. CUTTING &FILLING

Saving Cost
Through –
Green
Buildings

DESIGNING GREEN BUILDINGS
•Adopting integrated approach to building design for reducing
energy in buildings involve :
Site planning- planning with nature, making best use
of site potential/climate, orientation, landscaping
building envelop design – with minimum
energy implication
High building efficiency-
Integrating renewable energy resources- to generate
energy on site.
Using Ecologically sustainable/ low energy
materials- local and in natural form.
Using eco- friendly construction methodologies.
Effective water and waste management.
Innovative options used for heating, cooling, lighting
and ventilation.
•Role of Architects, Engineers, Structural Engineers,
Builders critical in evolving Energy Efficient buildings.
•Town Planners to contribute to energy reduction by :
evolving layout plans with energy as focus,
making best use of sun and wind

DaylightingLocal materials
Indian Way of approaching design
 Rediscovery of Indian ethos
 We worship 5 elements of Nature (Panchabhutas)
Prithvi (Earth) Sustainable Sites
Jal (Water) Water Efficiency
Agni (Energy) Energy Efficiency
Vayu (Air) Indoor Environmental Quality
Akash (Sky) Daylight
ViewsWater body

Name of Building Year of
constructio
n
Area
in(sq.ft)
IGBC
Rating
%
Increase
in cost
Payback
(Yrs)
CII-Godrej GBC,
Hyderabad
2003 20,000 Platinum 18 % 7 years
ITC Green Centre,
Gurgaon
2004 1,70,000 Platinum 15 % 6 years
Wipro,
Gurgaon
2005 1,75,000 Platinum 8 % 5 years
Technopolis, Kolkata 2006 72,000 Gold 6% 3 years
Spectral Services
Consultants Office, Noida
2007 15,000 Platinum 8% 4 years
Kalpataru Square 2008 3,00,000 Platinum 2% 2 years
Suzlon One Earth, Pune 2010 8,00,000 Platinum 2% 2 years
Cost of Green Buildings-Indian Experience

Energy efficiency- Embodied &Operating energy

Energy efficiency- Embodied energy

Energy efficiency– Day Lighting
 .

Sun pipe
Sun Pipes used to lit
basement,
Viswa Syamalam, IGBC Platinum

Reducing Cost of Building-Land
Making land market more efficient
by:
 streamlining the land ownership record,
 rationalising stamp duties,
 minimising benami transactions,
 eliminating speculation by taxing vacant urban lands,
 minimising monopolisation,
 regulating land use conversion,
 rationalising building bye-laws,
 zoning regulations ,
 development controls,
 rationalising densities,
 ground coverage,
 Floor area ratio,
 height etc

Saving Cost
Through
Materials

Cost efficiency through Building Materials
No mode of creation is more direct / naturally arrived
at than accumulation and agglomeration of
materials found close at hand.
• Using Local Materials
• --reduce transportation cost ,
• --Save time, --
• --Make products more cost effective
--Reduce embodied energy requirement of building
• Buy low-maintenance building materials —
--Even if more expensive at installation
-- pay in long run due to less repair, replacement, or repaint
•. Use salvaged materials from demolition sites. –
Old wood, used bricks, distinctive wood doors add inexpensive
character to home without exorbitant cost– One can have
materials at no cost, if willing to haul them away.
•Use low energy materials

Building Materials
Using Green Building materials :
-- rapidly renewable plant materials --
bamboo and straw,
 stone, recycled stone, recycled metal ,
--- Non-toxic, reusable, renewable, and/or
recyclable Products include--
- Recycled industrial goods,
-- Coal combustion products, foundry
sand,
--Demolished debris in construction
projects.

Green Material - Fly Ash Bricks

Fly Ash Bricks- Advantages
 Reduced Embodied Energy: using Fly ash- lime- Gypsum
bricks-- 40% reduction in embodied energy of masonry.
 Environment Friendly:-- Fly ash brick uses unfired Fly Ash
technology hence the CO2 emissions in manufacturing process
limited..
 Excellent Thermal Insulation: Buildings using fly ash bricks
are cool in summers and warm in winters.
 • Fire Resistance: very high-- as these bricks composed of fly
ash as its major constituents, which is un-burnt residue of the
coal fired in a thermal power plant.
 • No Efflorescence: Fly ash bricks resist salt and other sulphate
attack, ensuring no efflorescence in structure.

- Autoclaved Aerated Concrete
Autoclaved Aerated Concrete (sand,
calcined gypsum, lime (mineral), cement,
water and Aluminum powder,)-- versatile
lightweight construction material used
as blocks which are:
- Lightweight
- low density with
--excellent insulation properties.
-- good acoustic properties
-- durable
--- good resistance to :
--sulfate attack and
-- Least damage by fire and frost.
-- used for inner leaf of a cavity wall.
-- also used in outer leaf, when they are
usually rendered and in foundations.
--Autoclaved aerated concrete is easily
cut to any required shape.

Autoclaved Aerated Concrete•quick and easy to install
•can be routed, sanded, or cut to size on site
using standard carbon steel power tools
•suited for urban areas with high rise
buildings with high temperature variations
•Due to lower density-- high rise buildings
require less steel /concrete for structure
•requirement of mortar for laying of AAC
blocks is reduced due to lower
number/thickness of 1/8” of joints
•material required for rendering -also lower
due to dimensional accuracy of AAC
•suitable for extreme temperatures, --
eliminates need for separate materials for
construction and insulation--- faster
construction and cost savings
•can be coated with stucco/plaster
compound to guard against
elements/covered with siding materials such
as brick or vinyl.

UPVC( Unplastisized Polyvinyl
chloride) doors and Windows
The Vinyl windows
--- excellent insulators :
--Reduce heating and cooling
loads by:
- preventing thermal loss
through frame / sash material .
-- not affected by :
-- weather/ air pollution /
--salt, acid rain
--industrial pollution
--pesticides
-smog
--discoloration and
-- structural damage .
- user friendly and Eco- Friendly ,-
- readily accepted and safe .

Bamboo
i. Strength at par with hard wood--- Bamboo extremely strong
natural fibre, on par with hardwoods-- when cultivated,
harvested, prepared and stored properly
-- Bamboo, like true wood, is a natural composite material with a
high strength-to-weight ratio-- useful for structures.
--Bamboo has higher compressive strength than wood,
brick or concrete and a tensile strength that rivals steel
 ii High Flexibility - Bamboo highly flexible--during growth
trained to grow in unconventional shapes.
-- After harvest, may be bent /utilized in archways / curved
areas.
iii. Earthquake- Resistance - Great capacity for shock
absorption, -- makes it useful in earthquake- prone areas.
iv. Lightweight - Bamboo extremely lightweight.
 -- Building with bamboo can be accomplished faster with
simple tools than building with other materials.
-Cranes and other heavy machinery rarely required.
 v. Cost-effective – Economical--- especially in areas where
cultivated and readily available.
 --Transporting cost -- also much lesser.
 -- Helps achieve cost effective construction.

Bamboo
vi. vi. Durable - Long-lasting --as its wooden correlates, when properly
harvested and maintained.
 ·vii. Fast Growing--Bamboo fast growing species / renewable resource
which can be cultivated in most types of soil. ·
 viii. Simple designing- Designs of Bamboo components being
simple, there is no need of highly skilled labour.
 ·ix Reducing use of wood-- Dependency on natural forests for wood
reduced thus contributing to the protection of the environment.
 ·x Eco- friendly-- As it can grow in many types of soil, bamboo
cultivation is suitable for rehabilitation of degraded forests and other
waste lands thus converting them into fertile lands to some extent.
 xi Promoting Employment– Creating employment opportunities
especially for rural people --as Bamboo mats manually woven before
making them into Bamboo Mat / Boards, Bamboo Mat Veneer
Composites and Bamboo Mat Corrugated Sheets.
 ·xii Promoting Welfare of society/poor- Promotes overall welfare
of the society, particularly of economically weaker section.
 xiii Reducing GLOBAL warming- Captures 17 mts CO2 per hectare
per year- more than any specie
 xiv Improves indoor air Quality- By removing carbon and adding
oxygen when used as Indoor plant

Compressed Earth Block
A compressed earth block, also known as a pressed earth block
or a compressed soil block, is a building material made
primarily from damp soil compressed at high pressure to form
blocks

Compressed Earth Block
 Uniform building component sizes, which results in faster
construction.
• Use of locally available materials
 --reduction of transportation- produced locally by transporting
equipment /machine at work site).
• Modular elements like sheet-metal roofing, and pre-cast
concrete door/window frames can be easily integrated into a CEB
structure.
• Use of locally available manpower-- helps in improving local
economy rather than spending
• Earth used is subsoil --top agricultural soil remains intact.
• Reduction of transportation -- makes CEB more environment-
friendly .
• CO2 emission -- practically nil in production of CEBs.
• If compressive strength -- more than 20 kg / sq. cm, then - RCC
roof can be laid and a second storey can be built .
 If blocks have more than 8% cement stabilization-- then a three-
storey, load bearing structure can be built.- expert advice
suggested7
• Good quality blocks-- having lesser water absorption- safely
used in areas with high rainfall.

COST- EFFECTIVE BUILDING- RECYCLING

Reducing Cost
Through Building
 Technologies

Adopting Modular/Pre-fab construction
 'Modular construction' -- term used to describe the-
 use of factory-produced
 pre-engineered building units
 that are delivered to site and
 assembled as large volumetric components
 or as substantial elements of a building
 Requires selection of most suitable dimensions of structural elements- slab ,
walls, beam, columns etc
 Promotes simplification and speedier construction leading to economy.
 Creates possibility of using alternatives materials in difficult terrain or areas of
non- availability
 Offer off- the- shelf standard components for buildings- Reduced construction
time, materials and cost
 Adopting modular components in planning and designing helps in -
 simplifying working,
 saving time,
 reducing wastage/ loss
 improving building performance and
 saving money-
 - Requires less manpower—
 --No need to provide shelter for workers employed
 -- minimum requirement of supervision

Reducing Cost of Building--Pre- Fabrication
 Standardisation and Pre-fabrication of building components brings
 --Speed, safety, quality and sustainable construction
 Using Pre-fabrication technologies also promote cost- effectiveness , economy
in time and cost ,
 Adopting standardisation and pre-fabrication, of various building
components based on available size of materials promotes:
 Reduces cost of construction many time
 Ensures highest degree of Quality control
 Ensures less waste and
 high consistency in strength- steam curing instead of manual/water curing
 Suited to mass Construction/ Housing
 -- promotes quality of construction and
 -- achieves economy of scale
 -- reduces time frame of construction and
 --Reduces labour component.
 -- Ensures mass production of products
 -- Eliminates need for;
 -- on site fabrication
 - collection/storage of material/ machinery / labour
 -- eliminates watering of structure,
 -construction not impacted by weather
 - possibility of construction in difficult areas /disasters / extreme weather

Advantages of Pre- Fabrication
 Factory made products provide assured quality of
products—rational/efficient mechanical processes, skilled
workers, repetitive processes, quality controls etc
 Self-supporting, ready made components- reduces formwork,
shuttering and scaffolding
 Reduced Construction time- due to mechanical processes and
use of moulds number of time
 Allowing earlier return of the capital invested- due to lesser
time
 Assured Quality Control- Assembly line setting vs Site line
setting
 Minimize Time lost during bad weather/ hazardous
environment --
 Produces Less waste -- due to recycling of waste
 Pre- fabrication units are normally located- where there is
demand, availability/cost of skilled labour, power, materials,
space and overheads are minimum

Dis-Advantages of Pre- Fabrication
 Requires Careful handling of products – concrete,
glass, steel panels
 Issue of Joining pre-fabricated Units – to avoid
failure
 Leakages /corrosion at joints- if not handled
properly
 Higher Transportation cost- particularly heavy
components
 Mechanical equipment required for Loading,
unloading, erection- cranes
 Skilled manpower requirement- involving higher
cost
 In case of damage/breaking- replacement time and
higher cost

COST- EFFECTIVE BUILDING-
Using Innovative Construction
techniques for
 Foundation
Wall
Lintel
Roof

Innovative Construction techniques

Rat-trap bond- main features
 Strength equal to standard 10″ (250 mm) brick wall,
 -- consumes 25% less bricks.
 -- overall saving on materials used for construction
compared to traditional 10″ wall -- about 26%.
 -- Air maintains good thermal comfort inside building
 --minimises heat gain/heat loss.
 Since construction involves aligning bricks from both
sides-- with plain surface facing outwards-- plastering
not necessary can be avoided
 Buildings up to two stories can easily be constructed
 Baker has pioneered this construction
 built houses more than 40 years ago,
 -- without showing any signs of distress till now.
• In RCC framed structures-- filler walls can be made of
rat-trap bond

Brick arches
 Brick arches:
 -- The traditional RCC lintels are costly
 -- can be replaced by brick arches for small spans
 --save construction cost up to 30–40% over
traditional method of construction
 -- By adopting arches of different shapes
 -- blended with brick corbelling
 -- Good architectural can be given to external wall
surfaces of brick masonry

Reducing Cost Through
- Project Management
- Long Term tie up for
ConventionalMaterials

Cost –Effectiveness --- Project Management
 For promoting economy, critical to adopt
 --strong project and
 -- cost- management approach
 in planning, designing and construction of project.
 Promoting strong project / cost- management helps in:
 -- minimising time span for completion of project,
 -- bringing high degree of operational efficiency
 -- eliminating time overrun
 -- eliminating cost-over run,
 --optimizing manpower and resources
 --minimizes material inventory
 --minimizes wastage

Saving Cost
Through
Reducing Taxes

Reducing Cost of Building
Long term tie up of conventional
materials
 Due to longer gestation period of projects/ other
externalities
 -- Cost of essential materials invariably goes up
 -- sometimes their supply also disrupted
 -- adversely impacting sustainability of project.
 To hedge project against the:
 -- cost-escalation and
 ---assured supply
----of essential materials --cement, steel, bricks, tiles sand,
wood etc during project life cycle,
 have long term tie up with producers/suppliers of such
materials.

Reducing Cost of Building- Taxes
 Government charges, fees, taxes form considerable
proportion of total cost of housing.
 To reduce building cost -- charges need
rationalisation
 Rationalising would involve redefining:
 -- land use conversion charges,
 -- plan scrutiny fee,
 -- Internal Development Charges
 -- External development charges.
 --Goods and Services Tax ( GST)

CHANDIGATH
EXPERIMENT WITH
COST-EFFECTIVE
HOUSING

Chandigarh Experiment with cost-
effective Housing
 Chandigarh Desigers including Pierre Jeanneret , Jane B.
Drew and Maxwell Fry – achieved--high degree of economy
in the housing cost through :
 Architectural design efficiency.
 Structural simplicity
 Functional efficiency
 Economy in layout of housing clusters-sharing
 Small openings
 Local building materials
 Economizing on services- clubbing
 Improved building technologies

Chandigarh Experiment with cost-effective Housi
Pre-cast system for roofing in term of
battens and tiles
Brick jallis for openings
Clustering of services
Terraced/row housing
Optimization of building heights
External facades with exposed brick surface
Minimum use of wood, glass, steel and
concrete

effective Housing
 Cost effectiveness in these houses has been achieved
by:
 Adopting a design solution providing for optimum
utilization of space with high degree of design
efficiency.
 Using row housing to minimize area under walls.
 Using mechanism of common walls between adjoining
houses to economize on space/ cost.
 Using most economical building material i.e bricks,
available at that time for construction.
 Using a modular system of design based on most
optimum grid of 8’-3”.
 Using walls as structural elements to support the roof.
 Using pre-cost battens and tiles for the roof (12’ X 6” X
2”).

effective Housing
 Clubbing of services within the house and of adjoining
houses to minimize the cost of services.
 Extensively using brick jallis for perforation to ensure air,
light and ventilation.
 Minimizing size of openings to economize on cost of wood.
 Using battened door with cross braces.
 Bringing large area under exposed brick work in natural
form on facades.
 Variety in design achieved through recessed entrances, small
square windows, projecting structural walls, exposed roof
battens.
 Using pre-cast gargoyles for draining rain water instead of
rain water pipes..
 Variation on heights of building with maximum height of
room placed at 9’-6”
 Using simple floors made of plain cement

BUILDING CODE
-definition, history,
purpose, contents, users

BUILDING CODE- DEFINITION
 Building code -also building control or building regulations is a:
 -- set of rules which
 -- specify standards for constructed objects such as buildings structures.
 Main purpose of building codes is to:
 --Ensure provision of basic amenities and services
 --Ensures appropriate air , light and ventilation in buildings
 -- Creating Design on specified space standards
 Ensures provision of basic public health amenities-
 --water supply,
 --sewerage,
 --sanitation,
 --storm water drainage
 Provision of electricity/power/
 -- Promote safety of building- natural/manmade disasters—Earthquake and fire
 Specifies who can design / supervise the building
 --Regulate use of materials in Construction
 - means of movement horizontal and Vertical
 -- Promote general/users welfare
 -- relating to the construction / occupancy / structures of building.
 -- Building code becomes law when formally enacted by the appropriate
government

HISTORY OF BUILDING CODE
 Building codes have long history.
 Earliest written building code -- Code of Hammurabi--
dates from 1772 BC.
 Book of Deuteronomy in Hebrew Bible stipulated ---
that parapets must be constructed on all houses to
prevent people from falling off.
 Modern Era
 After Great Fire of London in 1666-- Rebuilding of
London of London Act passed same year -- first
significant building regulation by Sir Matthew Hale,
 Act regulated rebuilding of city,
 required housing to have --
 -- fire resistance capacity ,
 -- open spaces and wide roads.
 The Laws of the Indies-- passed in 1680s by Spanish
Crown-- regulated the-- urban planning for colonies
throughout Spain's worldwide imperial possessions.

HISTORY OF BUILDING CODE
 First systematic national building standard was
established in UK--- London Building Act of 1844
providing for:
 --builders required to give district surveyor two days'
notice before starting construction of building :
 Code regulated
-- thickness of walls,
-- height of rooms,
-- materials used in repairs,
-- dividing existing buildings .
-- placing and designing of
---chimneys,
-- fireplaces and
--- drains
--- streets to be built to minimum requirements

PURPOSE OF BUILDING CODE
 The purpose of building codes are to provide minimum standards for:
 safety,
 health, and
 general welfare including
 --structural integrity,
 --mechanical integrity (including sanitation, water supply, light, and
ventilation),
 --means of egress,
 --fire prevention and
 --control, and
 --energy conservation.
 So the purpose of code is to promote/ensure—
 quality, strength, compatibility, effectiveness, fire and water resistance,
durability and safety of buildings
 Building code helps in --bringing uniformity in building operations- Planning,
designing, construction
 Prevents ---under/over designing in the buildings
 Prevents --subjectivity of designer and brings objectivity
 Promotes -- economy in buildings through adopting standards in designing and
construction
 Provides guidelines --for Architect to design the building and provide necessary
supportive infrastructure
 Ensures building --meets the needs of the end- user.

 Fire code provide Rules—
 to minimize risk of a fire and
 to ensure safe evacuation in the event of such an emergency
 Requirements for earthquake (seismic code, hurricane, flood,
and tsunami resistance
 in disaster prone areas or
 for very large buildings where a failure would be catastrophic
 Requirements for specific building uses
-- storage of flammable substances/housing a large number of
people)
 Energy provisions and consumption.
 Specifications of components
 Allowable installation methodologies
 Minimum and maximum room and exit sizes and location
 Qualification of individuals or corporations doing the work

 Designers-- use building code standards as reference books
during design
 Building departments-- review plans submitted before
construction, issue permits
 Inspectors-- verify compliance to these standards at the site
during construction.
 There are additional codes/ sections of the same building code
that have more specific requirements that apply to
 -- dwellings or places of business and
 -- special construction objects such as:
 -- canopies,
 signs,
 pedestrian walkways,
 parking lots, and
 radio and television antennas.

BUILDING CODE Provides for- Contents
 Building codes generally include:
 Norms for Ground coverage
 Building Height, Floor Area Ratio, Set backs, Height,
basement
 Standards for structure, --placement, size, usage, wall
assemblies
 fenestration-- size/locations, egress rules
 size/location of rooms
 foundations
 floor assemblies
 roof structures/assemblies
 energy efficiency
 stairs and halls,
 mechanical, electrical, plumbing
 site drainage & storage, appliance
 lighting, fixtures standards,
 occupancy rules, and

BUILDING CODE- Users Building codes intended to be applied by----
 -- Government, parstatal agencies, Architects, Engineers,
Service Providers, individuals, corporate sector and all
stakeholders involved in planning ,designing, construction,
maintenance ,management etc of the built environment
 --- Also used for various purposes–
 ---by safety inspectors,
 --- environmental scientists,
 ---real estate developers,
 --- sub--contractors,
 -- manufacturers of building products and materials
 --- insurance companies,
 ---facility managers
 -- tenants, and others.
 Codes regulating the design and construction of structures
are adopted into law.

HANDBOOK OF LOW COST
HOUSING– A.K.LAL

Thanks for
your time and
attention

Lauri Baker
factors which are involved in
Architecture.
 Site,
 Topography
 Geology
 climate
 vegetation
 available local materials
 Religious & cultural-- patterns of living


Cluster Planning
 CLUSTER PLANNING AROUND A COMMON OPEN
SPACE Helps in :
 OPTIMUM UTILIZATION OF SAPCE
 -PROVIDING SPACE FOR COMMUNAL WORK
 - PLAY AND
 - FOR BULLOCK CART PARKING ETC
 CUTS DOWN PUKKA ROAD LENGTHS,
 ALLOWS FOR A VARIETY OF HOUSE DESIGNS,
 AND ENCOURAGES NEIGHBOURLINESS.
 AN OPEN NARROW SPACE BETWEEN CLUSTERS
 CAN CONTAIN FUEL AND FODDER AND
 FRUIT TREES,
 SPACE FOR SANITATION
 COMMUNAL GAS PLANTS ETC

COST EFFICIENCY
 With millions homeless families-- money available used ONLY for
essentials, and not it for fancy frills!-
 Aim- “ Cost Efficiency” – Which can be achieved through following
things;
 MATERIALS – use materials for building LOCALLY AVAILABLE?
 Must ALWAYS keep CLIENT in mind
 Remember CLIENT is beneficiary – not a Government Department
 --Will he be able to accommodate comfortably all his dependants?
 --Will he be able to extend house when, later, his sons grow up and earn
money?
 --Will the house be STRONG and SECURE?
 --Can sheds or verandas be added by him for home occupations, like
carpentry or weaving etc?
 --Does plan allow for local cultural / religious ways of living?
 What about water and sanitation?
 And what about approachability?
 If there are any trees – keep them – incorporate them in Plan

CONCEPT OF A CORE HOUSE- expandable House

Building Economics

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