Re-Lifing Commercial Buildings - Design and construction solutions for existing buildings

As a building owner, are you concerned that your building:

• may be obsolete in 10 years?
• may not be able to meet the energy-efficiency demands of federal or state government tenants?
• may see outgoings spiral as utility costs increase?
• might not be able to attract the best tenants?
• could be part of the problem, rather than part of the solution?

If you or your clients answered 'yes' to any of these questions, you may need to 're-Life' your building ...

What is re-Lifing?

This resources below describe the design and construction opportunities available to building owners who wish to re-Life their properties. They do not yet examine management opportunities, which may also help owners improve the efficiency of their existing stock.

Re-Lifing is the process whereby existing buildings undergo significant refurbishment or transformation in order to extend their useful life.

It allows owners to improve the serviceability of their buildings and apply the principles of ecologically sustainable development (ESD).

Key elements to re-Lifing a commercial building include:

• project management
  • analysing market demands by building type, location and tenancy
• floor space optimisation and structural capacity
  • providing flexible internal spaces to allow for changes in work practices
• recycling and waste management
  • minimising construction waste
• residual service life
  • understanding the condition of the building
• sustainability and building efficiency
  • enhancing the building's green rating through façade and building services engineering solutions
    
    

Business case and benefits of re-Lifing

There is increasing reason for owners of existing buildings to re-Life their properties to maximise their efficiency and retain their appeal to tenants.

By re-Lifing their building, a property owner can:

• deliver reduced operating and maintenance costs
• reduce energy and water consumption, saving money on utility costs
• deliver improved returns on investment and potentially higher rental income
• help to improve an organisation's reputation and corporate reporting results
• be future-proofed against future tenant demands and government regulation
• reduce the environmental footprint of an existing building
• deliver sustainability improvements for reduced construction expenditure
• deliver indoor environment quality improvements, making it a more enjoyable workspace and improving productivity
• make a building more attractive to investors and tenants alike.
  
  

Critical steps in re-Lifing

The resources provided here outline the decision-making processes required during a re-Life by focussing on the critical steps listed below.

Project management
Nature and scope of work (objective and market research)
Nature and scope of work (type of contract)
Market demand by type and location
Financial planning (current value vs potential value)
Capital allowances / Taxation depreciation considerations
Planning authority restrictions / considerations
Perceptions of tenants
Pre-commitments by tenants
Key project risks (cost, quality and schedule)
Selection and appointment of consultants
Decanting
Occupational health and safety issues
Modifying existing documents
Management of tenants

Floor space optimisation and structural capacity
Structural condition appraisal
Change of use of floors
Relocate/ renew services
Structural capacity

Recycling and waste management
Hazardous waste
Impacts of incorporating ecologically sustainable development
Waste transportation costs
Recycling potential

Residual service life
Condition assessment
Defects - structural
Defects - functional
Status of structural health
Life of elements and components of building
Performance monitoring
Security

Sustainability and building efficiency
Purpose of refurbishment
Pollution
Indoor air quality
Cost analysis sustainability and bid efficiency
Energy saving potential
Lighting and noise
Building fire safety
Disability access
Project life cycle assessment
Advantage of recycling over new
Influence of / on National Emissions Trading Scheme

Re-Lifing commercial buildings - on-line resources

'Delivering a Re-Life Project'
The project examined the re-Lifing of three 30- to 40-year-old government buildings in Brisbane, Melbourne and Sydney to bring them up to the standards of modern office operation and environmental performance.

Re-Lifing paper
Re-Lifing Commercial Buildings: Critical steps and decision-making flowcharts

Project reports on re-Lifing

• Delivering a Re-Life Project - research report
• Appendix B1 - A summary of state-of-the-art residual service life methods/models
• Appendix B2 - Condition survey record
  
  

'Regenerating Construction to Enhance Sustainability'
Project reports focusing on sustainability and building efficiency

• Eco-efficiency Assessment of Building Refurbishment - eco-efficiency re-design to achieve a smaller ecological footprint within budget
• Design Guidelines for Delivering High Quality Indoor Environments - improved indoor environment quality and performance, as demonstrated by improved health, well-being and productivity
• Occupant Health, Well-being and Productivity - healthier and more productive working environments as measured by the performance of occupants determined pre- versus post-refurbishment
• Guidelines for Waste Minimisation in Office Building Refurbishments - waste minimisation through re-design for dis-assembly
  
  

Supporting material

• Building certification - a Queensland-based review. Submissions from other states invited to enquiries@yourbuilding.org.
• Handbook on Applying Energy Efficiency Provisions to New Building Work on Existing Class 2 to 9 Buildings - This handbook contains information on the general approach taken under building law when applying the BCA energy efficiency provisions to new work associated with an existing building.
  
  

Case study development

Case studies on re-Lifing projects are sought for submission to Your Building. If you have suitable material or if you need assistance in its development, please contact enquiries@yourbuilding.org

Contacts

Cooperative Research Centre for Construction Innovation

9th Floor, L Block, QUT Gardens Point
2 George St, Brisbane QLD 4000
07 3138 9291

enquiries@construction-innovation.info
www.construction-innovation.info

Property Council of Australia

Level 1
11 Barrack Street
Sydney NSW 2000

advocacy@propertyoz.com.au
www.propertyoz.com.au