Keeping the Costs of Schools Down!

[Michelle Honey, FAIA]

Have you experienced any unique ways to keep the rising costs of school facilities down? Do you have any ideas if not experience in doing so?

[Tim Dufault]

Construction processes, systems and costs are very regionally specific so it is hard to identify specific tactics that will result in lower costs across the board. The primary factors influencing cost are the quality of the products used, the quantity built and the timeframe required for completion. While developers are able to consistently build for less than institutions, which is commonly used against the institutional builder, the quality of the systems used for that construction tend to be lower than typical for instituional work, focused more on first cost than long term cost.

Given all of that, some things to think about include:

Flexibility - Be flexible in the type of systems you consider for the project. This can include the structural system, the mechanical/electrical system, exterior enclosures, interior partitions, lighting, communications, and finishes. 95% of the total life cost of a building occurs after the initial construction is complete. As such, I strongly encourage you to consider the long term/life cycle costs of each system. This cost vs. value approach provides a good way to assess the overall investment in capital by the institution. This is particularily import with regard to interior partitions and mechanical/electrical systems. While it is impossible to plan for all the changes that might happen over the life of the building, one should plan for the evolution of the facility over time.

Adaptability - Can the facility be used for other uses? Can an existing facility be used or adapted for this use? The most economical facilitiy to build is the one that is already built. Re-using buildings and re-investing in them can be an effective way to limit your cost impact. This is not always the case, especially in some areas of the country, but it is an another option to consider. Ultimately, this will add value to the institution as they have an asset that either continues to be used or can be sold and used for some other use.

Limit your scope - Building less always results in lower costs. If the institution can look at partnering with other community resources to provide some aspect of the program - ex. using a YMCA for its gym space - that reduces the overall amount of space required to build. This requires flexibility on the part of the institution and some hefty partnership agreements. The flip side of these types of agreements is that the institution may need to allow others to use their space as well.

Finally, work closely with your architect - Good design is not more expensive! The institution and the design team need to work closely to establish the Vision, goals and objectives of the project. When these are all aligned, along with the budget, great things happen and they happen within the economic constraints of the institution.

[Catherine Fritz]

Good thoughts, Tim. I would add one more:

"Letting the Architecture Speak" - that is, not being afraid to use the inherent qualities of the materials as the aesthetic. For example, polished grey concrete floors are beautiful - do we really need to cover them with tile (vinyl, ceramic, or stone)? Exposed duct work, piping, and structure is fascinating (and a learning tool). We go to great measures, and costs, to hide things in our buildings. I say, "Let it all hang out!"

Tim Dufault said:

Construction processes, systems and costs are very regionally specific so it is hard to identify specific tactics that will result in lower costs across the board. The primary factors influencing cost are the quality of the products used, the quantity built and the timeframe required for completion. While developers are able to consistently build for less than institutions, which is commonly used against the institutional builder, the quality of the systems used for that construction tend to be lower than typical for instituional work, focused more on first cost than long term cost.

Given all of that, some things to think about include:

Flexibility - Be flexible in the type of systems you consider for the project. This can include the structural system, the mechanical/electrical system, exterior enclosures, interior partitions, lighting, communications, and finishes. 95% of the total life cost of a building occurs after the initial construction is complete. As such, I strongly encourage you to consider the long term/life cycle costs of each system. This cost vs. value approach provides a good way to assess the overall investment in capital by the institution. This is particularily import with regard to interior partitions and mechanical/electrical systems. While it is impossible to plan for all the changes that might happen over the life of the building, one should plan for the evolution of the facility over time.

Adaptability - Can the facility be used for other uses? Can an existing facility be used or adapted for this use? The most economical facilitiy to build is the one that is already built. Re-using buildings and re-investing in them can be an effective way to limit your cost impact. This is not always the case, especially in some areas of the country, but it is an another option to consider. Ultimately, this will add value to the institution as they have an asset that either continues to be used or can be sold and used for some other use.

Limit your scope - Building less always results in lower costs. If the institution can look at partnering with other community resources to provide some aspect of the program - ex. using a YMCA for its gym space - that reduces the overall amount of space required to build. This requires flexibility on the part of the institution and some hefty partnership agreements. The flip side of these types of agreements is that the institution may need to allow others to use their space as well.

Finally, work closely with your architect - Good design is not more expensive! The institution and the design team need to work closely to establish the Vision, goals and objectives of the project. When these are all aligned, along with the budget, great things happen and they happen within the economic constraints of the institution.