DETE-G A REAABEITATION CONSTRUCTION STANDARD FACTOR FOR COBRA

MAJ David A. Smith

1. mse: Determine the cost to rehabilitate existing military construction in the Cost of Base Realignment Actions (COBRA) model. Chmntly, the algorithm determines the cost for new construction and then multiplies the cost by a factor of 0.75 to arrive at a value for facility rehabilitation (Conpss caps a rehabilitation at 75% of military construction (MILCON). Intuitively tbis nwnber seems too bigb and W not accurately reflect the potential savings from rehabilitating buildings. The purpose of this report is to develop a more accur&te factor. Based on the information provided below, .47 or 47% s recommended as the new planning factor.

2. References:

a. Appendix F, Building Systems Work Breakdown Structure (WBS), from TM 5-800-4, Progmmmhg Cost Estimates for Military Construction and the

b. The Army Installation Status Report (A' 2002).

3. Definitions:

a. Substructure - Includes all work Mow floor construction (usually slab on grade) and the enclosing hokmntal and vertical elements requhd to form a bmment, together with the necessary mass excavation and backfii.

b. S u m c t u r e -Includes all structural slabs, decks, and supports within the basements and above grade. Structural work includes both horizontal item and vertical structure components. Exterior load bearing walls are not included in the system.

c. Roohg - Includes all waterproof roof coverings and insulation, together with skylights, hatches, ventilators, and all required trim In addition to roof coverings, roofing includes all waterprod membrane and traffic toppings over below grade enclosed areas, balconies, etc.

d. Exterior Closure - Consists of the exterior facing of the facility including all vertical and horizontal exterior closure features exclnding the roof.

e. Interior Closure - Construction inside the exterior wall or exterior skin. It does not include interior strwtud walls.

f. Tnterior Pinishes - Finishes applied to interior surfaces, including the interior skin of exterior walls.

g. Specialties - Specialty items permanently fixed in place.

h. Plumbing -Tncludes all water supply and waste items withib the building.

DCN: 8438

i. Heating, Ventilating, and Air Conditioning W A C ) -Includes all equipment, disttibution systems, controls, and energy supply systems required by HVAC systems.

j. Special Mechanical -Includes standard fire protection and suppression systems.

k. Electrical - 'Includes electric power andlighting.

1. Special Electrical - Includes provisions for communications, security, and alarm systems.

m. Equipment - fixed and moveable equipment.

n. Conveying Systems - Includes elevators, escalators, pneumatic tube sys tm~, conveyom, chutes, and others.

o. Amber Building - Amy tern for a building that will impair mission p e r f m e .

p. Red Building -Army term for a building that will sigdlcantly impair mission performance.

4. Assumptions:

a. Since the analysis uses data from the &my,I assume that installations in the other Service8 have buildings with similar Building System Work Breakdown Structure (COBRA is a joint analysis tool).

b. I dso assumed that the overall status of the other Services is similar to the overall st- of a l l buildings in the Army.

c. A building in a "mi" condition only has an adequate substructure, superstructure, and exterior closure. All other parts of the structure need to be replaced.

d An "amber" condition has the same adequate systems as a "red" building, but it also has adequate roofing, plumbing, HVAC, iind electrical.

5. Background:

a. The Building Work Breakdown Structure (WBS) divides a building into 14 different "systems". Eaoh type of building has a different set of ratios of WBS system costs to facility costs. For example, the substmctw of an administrative building has a ratio of 11.00, which means the substructure is 11% of the building's total cost, The WBS in TM 5-800-4 contab 32 different building types. Thirteen of the 32 facility types matched the list of facilities that are included in the COBRA model. The list of COBRA facility types is found in Appendix 1. The8e 13 facility types make up 23.79% of fhe totalDoD PRV. There are 398 other facility types that make up the other 76.21 96 of PRV, so the

13 facility types chosen for analysis make up a large part of the total. The only facility not included in the WBS that has a significant PRV percentage is family housingwith a PRV percentage of 7.41%.

b. The rehabilitation factor was determined using a two-step process. Pirst, a factor to rehabilitate a "red" building for each facility type was calculated Red buildings were assumed to have an adequate substructure, super~ttu~Nre, and exterior closure. The cost factor was derived by adding the 11 system ratios together produced a percentage of facility cost required for repairing or replacing the remaining systems. A copy of the spreadsheet used to calculate the factors can be found in Appendix 1. The red factors are listed in Table 1.

Facility Type drninlstration Facility

Table 1

Applied Instruction Building Enlisted Barracks Brigade Headquarters Battalian Headquarters General Instruction Building General Purpose Warehouse Physical Fltness Center Aircraft Maintenance Hanger Dhlng Facillty ~eafth clinic Reserve Center GS Vehicle Maintenance Shop

Second, a similar method was used to find a factor for amber buildings. In addition to the adequate systems in a red building, an amber building also has adequate roofing, plumbing, WAC, and electrical systems. The amber cost factor was defived by adding the remaining seven system ratios to produce a percentage of facility cost required to repair or replace the remaining systems derived the amber cost factor. The amber factm can be found in Table 2.

67.87 72.10 59.24 59.08 63.65 54.82 80.22 60.80 80.01 87.28 65.86 47.35

Applied Instruction Building Enlisted Barracks Brigade Headquarters Battallon Headquarters General lnsmrctlon Building General Purpose Warehouse Physical Fitness Center Aimaft Maintenance Hanger Dining Facility Health Clinic Rasewe Center GS Vehicle Mafntenanoe Shop

Table 2.

c. Because the COBRA model uses one factor to determine the costs to rehabilitate a building, we needed to reduce 26 different values down to 1. Calculating an overall red factor and amber factor far all buildingdfacilities did this. Appendix 1 has the percent DoD PRV for all of the facilities included in the COBRA model. The total percent DoD PRV of the 13 building chosen for analysis was 23.79. To determine the red factor, a weighted average red factor was calculated by summing the products of the individual building red factors and the individual building percent DoD PRV, then dividing that sum by 23.79. The same method was used to find the amber factor. The red factor is 64.3 1 while the amber factor is 29.46 (see Appeudixl, weighted average).

d The second step was to determine a single factor for rehab construction. COBRA does not delineate between red and amber buildings. The Army's Installation Status Report @R) was used to &ennine the weighted averages for the total square footage of Army Facilities that are considered red and amber (see Appendix 2). All of the possible square footage of red classified buildings was summed and divided by the total aquare footage of buildings in the Army. The same method was used to find the percentage of amber buildings. Twenty-four percent of the Army's square footage is red and 43% is amber. The remaining facilities are green and do not require rehab.

e. There are several concerns with using ISR data. First, the data is from fiscal year 2002, so may not include facilities upgrades over the past two yeam. Second, the ISR includes only buildings reported in units of square feet. Bgtracks tlnd family housing am reported using different units. To account for these f d t i e s a one to one ratio was used. This should produce a higher standard factor and simplify the calculation. The final factor is the average of the two factors. This gives a value of .46885, or 0.47.

6. Recommendation: Recommend that the PAT change the rehab standard factor from 0.75 to 0.47. The 0.75 value was based on a sumtory requirement with no structaral analysis behind it. The 0.75 value is too conservative. If we use it, then the COBRA model c d d lose the potential savings involved in rehabbing building&. The 0.47 value was determined ming the most up to date technical manual published by the Army Corps of Engineers. The ISR data shows that using a one to one ratio is a conservative estimate. Finally, the 0.47 value is close to the 0.4 value recommended by the contractor R&K that resulted from their analysis.

M . J , AR ORSA Analyst

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