International Journal of Civil Engineering and Technology (IJCIET)
Volume 10, Issue 04, April 2019, pp. 259–269, Article ID: IJCIET_10_04_028
Available online at http://www.iaeme.com/ijmet/issues.asp?JType=IJCIET&VType=10&IType=4
ISSN Print: 0976-6308 and ISSN Online: 0976-6316
© IAEME Publication
Scopus Indexed
LCC ANALYSIS MODEL OF BUILDING
MATERIAL THAT CAN BE USED IN BIM
ENVIRONMENT
Jongsik Lee
Professor, Department of Architectural Engineering, Songwon University, Gwangju, 61756,
Republic of Korea
ABSTRACT
Various construction methods are being developed in accordance with the BIM
(Building Information Modeling) is a technology for managing various information
generated from the planning phase of a construction project to the design phase,
construction phase and maintenance phase. In particular, LCC (Life Cycle Cost)
information of many materials used in buildings can be efficiently managed and
utilized by building a database that can be used in the BIM (Building Information
Modeling) environment. In this study, LCC analysis method that can be used in the
BIM environment was established and LCC information of building materials was
built as database and suggested a method to utilize effectively. This study verified the
consistency of the study model through case studies. This study also analyzed the LCC
changes according to the persisting period and the real discount rate of buildings
through the sensitivity analysis. When this model is used, it is considered that it is
possible to support rational decision- making when selecting the optimal building
materials in terms of economy through LCC analysis.
Key words: Building Material, Lifecycle Cost, LCC Analysis, Decision- Making.
Cite this Article: Jongsik Lee, LCC Analysis Model of Building Material that Can be
Used in BIM Environment, International Journal of Civil Engineering and
Technology 10(4), 2019, pp. 259–269.
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1. INTRODUCTION
The size and complexity of buildings are increasing and the types of materials that make up
buildings are also becoming diverse. Building materials and construction methods affect the
quality of buildings [1]. This implies an increase in the proportion of the building materials
and costs. Building materials have a great influence on the life cycle cost (Hereinafter, LCC)
of buildings. However, material selection depends on limited information provided by the
manufacturer and construction cost. LCC, one of the characteristics of materials, has not been
considered [2]. The benefits and applications of LCC have been well documented and there
are a number of standards and guidelines published to provide support to quantity surveying
carrying out LCC. However, due to barriers that prevent LCC being widely practiced, these
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benefits have not materialized [3]. A lot of information is generated at every phase of a
construction project. Building Information Modeling (Hereinafter, BIM) has been used to
manage and integrate information generated during a building's life cycle [4]. LCC
information of many materials used in buildings can be efficiently managed and utilized by
building a database that can be used in the BIM environment. This study established the LCC
analysis method that can be used in the BIM environment and suggested a method to build
LCC information of building materials as a database and utilize it effectively. This can
support rational decision-making in selecting optimal building materials in terms of economy
through LCC analysis.
2. THEORETICAL REVIEW
2.1. Concept and characteristic of BIM
BIM is a technology for managing various information generated from the planning phase of
a construction project to the design phase, construction phase and maintenance phase. BIM is
one of the most promising developments in the Architecture, Engineering and Construction
industries. BIM simulates the construction project in a virtual environment. With BIM
technology, an accurate virtual model of a building is digitally constructed. When completed,
the computer-generated model contains precise geometry and relevant data needed to support
the construction, fabrication and procurement activities required to realize the building [5].
A building information model can be used for the following purposes [6]:
1) Visualization: 3D renderings can be easily generated in-house with little additional effort.
Fabrication/shop drawings: it is easy to generate shop drawings for various building systems,
e.g, the sheet metal ductwork shop drawing can be quickly produced once the model is
complete.
2) Code reviews: fire departments and other officials may use these models for building
projects review. Forensic analysis: a building information model can easily be adapted to
graphically illustrate potential failures, leaks, evacuation plans, etc.
3) Facilities management: facilities management departments can use BIM for renovations,
space planning, and maintenance operations.
4) Cost estimating: BIM software(s) have built-in cost estimating features. Material quantities
are automatically extracted and changed when any changes are made in the model.
5) Construction sequencing: a building information model can be effectively used to create
material ordering, fabrication, and delivery schedules for all building components.
6) Conflict, interference and collision detection: because BIM models are created, to scale, in
3D space, all major systems can be visually checked for interferences.
2.2. Review of previous study
According to previous studies, it has been confirmed that the running cost after the building
construction is larger than the initial cost, which is construction cost [7].
Therefore, the importance of LCC analysis is emphasized in the planning of the
construction project. However, previous studies mainly focused on the performance of
materials and construction cost, which is the initial cost. Consideration of the maintenance
cost incurred during the maintenance phase in selecting building materials is insufficient. The
process of selecting building materials should be objective and methods that minimize
individual subjective judgment should be used [8]. However, existing studies on LCC analysis
are lacking in accuracy of LCC analysis result because life cycle cost is estimated using a case
of similar building [9], [10], [11], [12]. LCC analysis is also limited because it focuses on the
specific materials and the selection of the construction method. BIM provides data in a
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LCC Analysis Model of Building Material that Can be Used in BIM Environment
compatible format. The data used in the LCC analysis in the BIM environment is an
international standard data format in the form of IFC (Industry Foundation Classes) and
gbXML (The Green Building XML schema). This type of data format enables smooth
communication among experts in various fields at the planning phase. In addition, when a
design change is required, interference and collision can be prevented by using a 3D
parametric model between related objects. Since BIM expresses all information in 3D form, it
can help the client to understand correctly. BIM is superior in quantity surveying ability and
quantity surveying accuracy than subjective analysis of existing 2D drawings. The accuracy
of quantity surveying affects the accuracy of LCC analysis result of the building. These
advantages are more effective in atypical large buildings that are limited by handwork.
Therefore, BIM can be used as a tool for LCC analysis of the building. However, there is a
lack of study to improve the utility of BIM through LCC analysis.
3. BIM-BASED BUILDING MATERIAL LCC ANALYSIS METHOD
3.1. LCC analysis concept in BIM environment
In order to analyze the LCC of the building materials, various information such as material
cost, construction cost, repair and replacement cycle, and repair and replacement rate are
required. Also, the LCC analysis method for the construction phase and the maintenance
phase is different. When LCC analysis algorithm and the database of the building materials
are constructed and linked with the BIM, the above difficulties can be effectively solved. BIM
is easy to extract attribute information for each object, and it can smoothly calculate accurate
quantity and interwork with other programs. In addition, when using BIM, it is possible to
confirm instantaneous LCC change due to material change.
3.2. LCC analysis conditions
3.2.1. Persisting period of building
The persisting period of a building is the life of the building. In order to analyze the LCC of
the building materials, it is necessary to set the persisting period of the building to be
analyzed. The persisting period of the building depends on the physical environment and the
structure of the building. In Korea, the persisting period of the building is divided into 20
years or 40 years. Table 1 shows the persisting period and persisting period range of buildings
used in Korea.
Table 1 Standard persisting period and persisting period range of building
Standard persisting period
and persisting period range
Structure of the building
Brick structure, block structure, concrete structure, chamber, earthen
wall structure, wooden structure, timber-framed mortar structure and all
other buildings (including auxiliary facilities)
All buildings (including auxiliary facilities) of steel-framed & reinforced
concrete structure, reinforced concrete
structure, stone structure, stone brick structure and reinforced structure
and fixtures
20 years
40 years
3.2.2. Repair and replacement cycle and repair and replacement rate
Maintenance of the building is generally intended to restore the damaged part and to provide
convenience and safety for the user. In other words, it means activities such as pre-inspection,
repair and replacement for preserving functions and performance after completion of the
building construction. Assuming that the performance is 100% immediately after the
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completion of the building construction, the performance of the building gradually
deteriorates due to various factors such as climate and physical environment. Repair or
replacement should occur if a certain level of performance degradation occurs. These
activities are repeated until the life of the building is completed [15]. The repair and
replacement cycle and repair and replacement rate of building materials are determined by the
conditions of use and the durability of the materials. In Korea, the criteria for establishing
long-term repair plan is prepared as shown in Table 2 and used for maintenance of the
building. The criteria for establishing the long-term repair plan is analyzed using the
accumulated data of the main materials used in the building.
Table 2 Repair and replacement cycle and repair and replacement rate for the exterior of the building
Roof
Work classification
Repair method
Mortar Finishing
Liquid-applied
membrane
waterproofing
Sheet-applied
membrane
waterproofing
Metal shingle roofing
Overall repair
Overall repair
Repair and
replacement
cycle (Year)
10
15
Overall repair
20
100
Partial repair
Overall replacement
Partial repair
Overall replacement
Partial repair
Overall painting
Overall replacement
5
20
5
20
25
5
15
10
100
10
100
5
100
100
Asphalt shingle roofing
Exterior
Exterior
window
Stone pitching
Water-based paint work
Door
Repair and
replacement
rate (%)
100
100
Remarks
Liquid
waterproofing
cement)
3.2.3. Real discount rate
LCC analysis includes the process of converting the future incurred costs into their present
value. Discount rates are used to convert future incurred costs into present value. A discount
rate is a rate that represents a change in the value of a cost over time. Discount rates vary
according to countries and regions. The discount rate has a nominal discount rate and a real
discount rate. The nominal discount rate does not take into account the inflation rate. On the
other hand, the real discount rate takes into account the inflation rate. For accurate LCC
analysis, the real discount rate that takes into account the inflation rate should be used.
3.3. LCC Analysis Algorithm
For overall cost optimization in the building, it is necessary to consider the cost generated in
the construction and maintenance phases [13]. Therefore, the cost of building materials is
constituted the initial cost and maintenance cost, and LCC is analyzed. The initial cost is the
construction cost and the construction phase is set as the present point when analyzing LCC.
Thus, the construction cost itself is the present value. Maintenance cost is the future cost of
maintenance during the use of the building after construction. Maintenance cost is divided
into annual recurring cost (Hereinafter, recurring cost) and nonrecurring cost, which is not
repeated every year. Running cost performs equivalent conversion to the value of the same
point in time as the construction cost by using the present value method. At this time, in order
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to convert the future cost into the present value, it is necessary to consider the change in value
of money with time. In this study, the real discount rate considering the effect of price
fluctuation is used for accurate LCC calculation in order to develop a BIM-based LCC
analysis method. The real discount rate is calculated by using the nominal discount rate and
the inflation rate as the following equation (1). The recurring cost is converted into the present
value using equation (2) and the nonrecurring cost is converted into the present value using
equation (3).
(
{
)
}
{
}
Here,
is the present value of the recurring cost,
is the present value of the nonrecurring
cost, is the recurring Cost, is the nonrecurring cost, is the period of occurrence of the
recurring cost, is the time of occurrence of the nonrecurring cost, is the real discount rate,
is the nominal discount rate, is the inflation rate.
The initial cost,
and
of the building materials calculated above can be substituted
into equation (4) to calculate the LCC of the material constituting the evaluation target
element. The LCC of the BIM object is calculated by summing the LCC of each building
material as shown in equation (5).
∑
∑
Here,
is the LCC of the BIM object of the LCC analysis target,
is the LCC of the
building material of the LCC analysis target, is the construction cost,
is the present
value of the recurring cost,
is the present value of the nonrecurring cost, is the building
material of the LCC analysis target constituting the object, is the LCC analysis target object.
3.4. LCC database design of building material for LCC analysis
The building material database is for effectively extracting and applying the material
information necessary for LCC analysis. The building material database consists of the
building object, material name, unit, size, initial cost, repair and replacement cycle, and repair
and replacement rate for LCC analysis of building materials. The object ID of the LCC data of
the building material is composed of Main ID and Sub ID. Main ID is the name of the
building material constituting the building object. Sub ID is used to distinguish the repair and
replacement cycle and the repair and replacement rate of the same building material. The
initial cost of LCC data was used as 'the type and unit price of standard construction market
price applied in the second half of 2017' announced by the Ministry of Land, Infrastructure
and Transport, the organization of Korea's leading construction industry. When the LCC
analysis model driven by the add-in type of BIM software is executed, the running cost is
calculated based on the initially set real discount rate, the initial cost of the database, the
repair and replacement cycle, and the repair and replacement rate.
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Figure 1. Shows the structure of LCC data
3.5. LCC analysis model
The LCC analysis model can be developed using the C language. It is based on the LCC
analysis algorithm consisting of equations (1), (2), (3), (4) and (5) and LCC data of building
materials. The operation of the BIM-based LCC analysis model is performed in the following
order.
Step 1: Design buildings using BIM software. Step 2: Execute the LCC analysis model and
input the persisting period and the real discount rate of the building to match the project
characteristics. Step 3: Select the BIM building object and extract property information
necessary for the quantity surveying of the building object such as area, volume, length, etc.
necessary for LCC analysis. Step 4: Calculate the quantity of the material constituting the
object, based on the property information of the building object. Step 5: Calculate the LCC of
the building material to be analyzed by using the LCC analysis model and the LCC data of the
building material. Figure 2 is a schematic diagram showing the interrelationship between the
BIM object and the LCC analysis model.
Drawing BIM object
LCC data base
Input the persisting period of
the building
LCC analysis
algorithm
Select object
Object property information
(area, volume, length, etc.)
Initial Cost
Running Cost
Object ID
Input the real discount rate
LCC
Figure 2. BIM-based LCC analysis process
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4. CASE STUDY
4.1. Setting the case analysis target and LCC analysis condition
As shown in the following figure 3, the consistency of the BIM-based LCC analysis model
proposed in this study was examined using two types of indoor flooring materials available
for residential buildings in Korea. The living room floor finishing material of design A is
carpet tiles. The living room floor finishing material of design B is a wooden floor. The
persisting period of the case analysis target building is 40 years. The real discount rate is
2.7%, which is calculated by substituting the nominal discount rate of 3.51% and inflation
rate of 1.5% in Equation (1) in 2017 in Korea. The living room floor finish replacement cycle
of design A and design B was set by applying Korea's facility management standards. The life
cycle of carpet tiles of design A is set to replace 15% every 7 years and 100% every 25 years.
The wood floor of design B is set to replace 10% every 10 years and 100% every 20 years.
Table 3 below shows the LCC analysis conditions set for the case study
Material name
Carpet tiles
Wood floor
Repair and replacement cycle (Year)
7
14
21
25
32
39
10
20
30
Repair and replacement rate (%)
15
15
15
100
15
15
10
100
10
Figure 3. Object selection screen for LCC analysis
4.2. Result of LCC analysis
The LCCs of design A and design B were analyzed using BIM-based LCC analysis model.
The initial cost of design A is $999.60 and the initial cost of design B is $1,024.80. Table 4
summarizes the initial cost calculation process using the LCC analysis program.
Table 4 Initial cost calculation process and result
Design A
Design B
Material name
Carpet tiles
Wood floor
Unit
m2
m2
Size
THK9
THK8
Unit price ($)
11.90
12.42
Area (m2)
84
84
Total ($)
999.60
1,043.28
Design A and design B require repair for aging for 40 years, which is the initial persisting
period of the building. Design A requires six repairs in total for 40 years and the running cost
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calculated is $943.88. Design B requires three repairs in total for 40 years and the running
cost calculated is $726.09. Table 5 shows running costs of design A and design B calculated
using LCC analysis program.
Table 5 Running cost calculation process and result
Design A
Repair and
replacement cycle
(Year)
Repair and
replacement rate
(%)
Running Cost ($)
7
15
{
}
14
15
{
}
21
15
{
}
25
100
32
15
{
}
39
15
{
}
{
}
Total
Design B
10
15
20
100
30
15
943.88
{
}
{
}
{
Total
78.51
}
726.09
Since the construction cost of the initial cost is a current cost, it is regarded as the present
value. Therefore, the LCC is calculated by adding the initial cost and running cost. The LCC
of design A is $1,943.48. The LCC of design B is $1,769.37. Thus, the initial cost of design A
was analyzed to be superior. However, the design B of the LCC including the initial cost and
the running cost for 40 years was analyzed to be superior. Figure 4 is a graph comparing
initial costs, running costs and LCC differences between design A and design B.
Figure 4. LCC analysis result
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4.3. Sensitivity analysis
The main variables in the LCC analysis are the persisting period of the building and the real
discount rate. Sensitivity analysis was conducted by varying the persisting period of the
building and the real discount rate, which is the LCC analysis condition. The real discount
rate was fixed at 2.7% and the persisting period of the building was set from 30 years to 100
years. The persisting period variation width of the building was set at 5 years. The difference
between LCC of design A and LCC of design B was the smallest at the time when the
persisting period of the building was 35 years. The difference between LCC of design A and
LCC of design B was the largest at the time when the persisting period of the building was 40
years and 45 years. When the persisting period of the building is 100 years, LCC is not
generated because the building is dismantled. Table 6 and Figure 5 show the results of the
sensitivity analysis according to the change of the persisting period of the building.
Table 6 Sensitivity analysis result 1 (Variable: Persisting period of the building)
Persisting period LCC of design A LCC of design B LCC of design A ($)- Increase / decrease rate
(Year)
($)
($)
LCC of design B ($)
(%)
30
1,826.51
1,750.49
$76.02
4.34
35
1,890.43
1,910.49
$20.06
-1.05
40
1,947.90
2,263.52
$315.62
-13.94
45
1,947.90
2,263.52
$315.62
-13.94
50
2,255.74
2,290.57
$34.83
-1.52
55
2,255.74
2,290.57
$34.83
-1.52
60
2,288.58
2,497.78
$209.20
-8.38
65
2,315.83
2,497.78
$181.95
-7.28
70
2,315.83
2,513.66
$197.83
-7.87
75
2,338.45
2,513.66
$175.21
-6.97
80
2,490.85
2,635.28
$144.43
-5.48
85
2,490.85
2,635.28
$144.43
-5.48
90
2,504.85
2,728.45
$223.60
-8.20
95
2,587.38
2,728.45
$141.07
-5.17
100
0
0
0
0
Figure 5. LCC trend according to the change of the persisting period of the building
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Next, the persisting period of the building was fixed at 40 years and the real discount rate
was set from 0% to 5%. The change in the real discount rate was set at 0.5%. When the real
discount rate is set at 0.5%, the difference between LCC of design A and design B is the
largest. As the actual discount rate increased from the actual discount rate of 1.0%, the
difference between LCC of design A and design B decreased gradually. Table 7 and Figure 6
show the results of the sensitivity analysis according to the real discount rate change.
Table 7 Sensitivity analysis result 2 (Variable: Actual discount rate)
Real discount
rate (%)
0
0.5
1.0
1.5
2.0
2.5
3.0
3.5
4.0
4.5
5.0
LCC of design A LCC of design B LCC of design A ($)- Increase / decrease rate
($)
($)
LCC of design B ($)
(%)
2,598.96
2,273.04
325.92
14.34
2,552.93
2,156.52
396.41
18.38
2,381.78
2,051.96
329.82
16.07
2,232.05
1,958.03
274.02
13.99
2,100.81
1,873.59
227.22
12.13
1,985.58
1,797.60
187.98
10.46
1,884.23
1,729.16
155.07
8.97
1,794.93
1,667.47
127.46
7.64
1,716.12
1,611.81
104.31
6.47
1,646.43
1,561.56
84.87
5.43
1,584.72
1,516.14
68.58
4.52
Figure 6. LCC trend according to the real discount rate change
5. CONCLUSIONS
The BIM-based LCC analysis model proposed in this study enables quick and accurate
calculation of quantity using the shape information and property information of BIM.
The accuracy of LCC analysis is expected to be improved by using the BIM-based LCC
analysis model proposed in this study model. This will enable the client to make reasonable
decisions early in the project. Also, since the parametric modeling of BIM is used, the
productivity can be improved by shortening the working time when reanalyzing the LCC
according to the design change. Since the data of BIM is processed and stored in a standard
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format such as IFC (Industry Foundation Classes) and gbXML (The Green Building XML
Scheme), a certain standard system can be secured in the LCC analysis process. This may
reduce confusion among participants in the project and improve communication skills. In this
study model, LCC data for each BIM object is input in the initial setting stage, and the ID of
the BIM object and the ID of the LCC database should be matched. LCC analysis for large
buildings requires large amounts of data input. In addition, additional data input work is also
needed when new building materials are developed. Therefore, in order to improve the
efficiency of BCC-based LCC analysis, it is necessary to mount LCC information as a basis
when developing new objects.
ACKNOWLEDGEMENTS
This research was supported by Basic Science Research Program through the National
Research Foundation of Korea (NRF) funded by the Ministry of Education
(2017R1D1A3B03028597).
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