In reviewing the January 1994 "Amazon Family Housing Condition Survey" performed by Endex Engineering Inc., I find that the conclusions I reach from the data in the report is considerably different from the conclusions presented in the study itself.
SUMMARY
Adjustment of some replacement costs, proper crediting the economic and financial value of the existing structural investment in place, use of available and more durable replacement components, and inclusion of the debt service costs for constructing new units creates a remarkably different comparison between extending the life of existing buildings and their replacement with new ones.The "construction" lifecycle cost of the "New" option would be approximately 62% more than the "Maintenance" option.
The full project cost of the "New" option would be approximately 3.5 times greater than that of the "Maintain" option. The "Maintain" option would be approximately 71% less expensive than the "New" option.
This is a difference of over $111,000/unit over the 50 year period.
This represents a total project saving of over $27 million compared to the
"New" option.
With a 60% larger size of the proposed replacement units factored in, the disparity in costs would be even greater (+30% $194,634/unit) resulting in $38,639,000 total project cost savings.
Including both larger unit size and taxpayer bond subsidy results in an additional cost over the "Maintenance" Option of $208,000 per unit, or a total difference in project cost for 244 units of $50,782,000. Such units would cost 4.7 times as much as the "extended-life" units in the "Maint" Option.
Further savings over those figures may be possible through sweat equity,
introduction of other, more durable replacement elements, and other strategies
to extend the life of existing components or avoid need for their replacement.
A third option, of relocating some of the "maintained"
units on the site, constructing up to 26 more units (co-housing or accessible
units) over covered parking and "Commons" facilities, and elimination
of some parking through a cooperative vehicle rental could offer additional
opportunities for costs savings and maximizing the use potentials of the
site. Final details of the "Historical" designation would determine
the potentials of this option.
FINANCIAL COSTS OF MAINTAINING VS REPLACEMENT
The EEI analysis appears to not credit the "Maintain" option
with the economic and financial value of the existing structural materials,
or to allow for component life cycles which in many cases realistically
can exceed 50 years. Replacement costs for some elements such as plumbing
fixtures appear excessive ($880 to replace a kitchen sink?), while replacements
with more durable and less repair-prone components are not factored in
in either repair or replacement costs. The wisdom of adding perimeter foundations
rather than less expensive, less flood-prone, isolated footings is not
evaluated. Asbestos abatement in demolition of existing units is not listed
in the new construction option.
Because of the magnitude of its cost impact, a temptation always exists
to avoid considering debt service in cost comparisons. This practice of
focusing on "construction" costs rather than total project costs
misrepresents true project costs, as debt service is a real cost
of options that require it, and usually by far the largest single item
of initial cost of a project. It is overall project costs, not just
"construction" lifecycle costs that are properly compared in
a review such as this. Project costs also include site and development
(similar here), design fees, financing, sales charges (not applicable here),
etc.
The revised "Maintain" option, for example, would cost $44,750
per unit in the 4plexes, vs. $72,451 for the "New" option, -
if financing is ignored and we only look at "construction" costs.
Including soft costs and financing, however, the real project lifecycle
cost of the "New' option jumps to $156,235 per unit (assuming 6.5%
financing of initial construction for 30 years). In comparison with that,
the "Maintain" option represents a 71% savings! This is an immense
difference - $111,485 per unit!
Applying the same savings ratio to the whole project results in a
project cost savings of $27,202,000 dollars if the "Maintain"
option is chosen.
ADDITIONAL FACTORS
This data from the EEI study compares replacement of existing housing with
identical sized units. If, however, the replacement units would be 800
sq.ft. as suggested, or 60% larger, a commensurate increase in both construction
and total project cost would occur, making the cost disparity even great.3
Similarly, if the cost to Oregon taxpayers of the "tax-free"
bonds is considered, the financing cost of the "New" option increases
by 35% 2, and its lifecycle cost to $181,359. The total cost difference
per unit then equals $136,609, for a total of $33,333,000 for the project.
ECONOMIC VALUE VS. FINANCIAL VALUE
Conventional economic analysis fails to distinguish between financial costs
(and who pays) and the real economic costs of material, energy and human
resource creation, consumption, and disposal associated with a project.
Financial laws and practices can disguise the true financial and economic
costs of a project. For example, laws that permit the issuing of "tax
free" bonds hide the fact that every dollar of such bonds issued represents
a loss to the citizens of the state of taxes avoided by the purchasers
of the bonds. The real financial cost of the bonds is considerably greater
than their face rate, only the public unknowingly pays the difference through
loss of tax revenues.
Even were the financial costs the same for extended life vs. replacement
of the Amazon Housing, the economic costs would be considerably different.
In the "Maintain" option, existing investment in site development,
foundations, structural framing, insulation, and other elements of the
building with long life cycles would not be abandoned or need replacement.
No trees would be cut for framing lumber or siding, as would be necessary
in the "New" option. Electric boxes and wiring, interior walls
and ceilings, etc. would not be thrown away and require resources to replace,
nor the landfill impacts of the demolition of the existing buildings incurred.
The financial costs of "Maintain" also represent a greater ratio
of employment to resource use, a strong argument in its favor when viewed
from the standpoint of sustainable economics.
A life cycle cost analysis, such as prepared by EEI, makes clear the immense
benefit of durability in all components of building. Emergency repair,
maintenance and replacement costs are all avoided or dramatically reduced.
Thirty- and 50-year roofs, stainless steel electric services, long-life
and quiet exhaust fans, and more durable counter and floor surfaces are
easily available. Their lifecycle costs represent considerable savings,
especially when revenue financing on an incremental basis is available,
as in the case of the "Maintain" option.
THE VALUE OF DURABILITY AND OF RETAINING INVESTED VALUE The value
of extending the life of existing structures and emphasizing durability
in the construction of new ones is being increasingly recognized today,
along with the major role which debt service plays in the life cycle costs
of a project. The State of California, in its 1981 Affordable Housing
Competition, and the AIA/UIA in their 1993 Sustainable Community
Solutions International Competition have both given top awards to entries
which demonstrated the vital role which long and debt-free life plays and
strategies available to achieve it.
This comparison makes clear the necessity for viewing the full costs of
project alternatives, and the major savings possible through understanding
of full-costing. Such savings can go a long way towards meeting our needs
more effectively and with less drain on resources so our society can move
to operation on a sustainable basis. It is time that projects acknowledge
and incorporate such full-cost accounting in their decision-making.
Amazon Family Housing provides a unique opportunity to demonstrate the
significant savings inherent in making what we have serve us longer and
better. Your advocacy of such options is commendable, and I wish you the
best of luck in your efforts.
TOM BENDER
38755 Reed Rd.
Nehalem OR 97131 USA
503-368-6294
© April 1994
tbender@nehalemtel.net