Building Design and Construction Handbook - Merritt - Ventech!

1.28 SECTION ONE
all the necessary tasks that comprise a value analysis. The procedure should provide
an expedient format for recording the study as it progresses, assure that consideration
has been given to all information, some of which may have been overlooked
in development of the proposed system, and logically resolve the analysis into
components that can be planned, scheduled, budgeted, and appraised.
The greatest cost reduction can be achieved by analysis of every component of
a building. This, however, is not practical, because of the short time usually available
for the study and because the cost of the study increases with time. Hence, it
is advisable that the study concentrate on those building systems (or subsystems)
whose cost is a relatively large percentage of the total building (or system) cost,
because those components have possibilities for substantial cost reduction.
During the initial phase of value analysis, the analysts should obtain a complete
understanding of the building and its major systems by rigorously reviewing the
program, proposed design and all other pertinent information. They should also
define the functions, or purposes, of each building component to be studied and
estimate the cost of accomplishing the functions. Thus, the analysts should perform
a systems analysis, as indicated in Art. 1.2, answer the questions listed in Art 1.2
for the items to be studied, and estimate the initial and life-cycle costs of the items.
In the second phase of value analysis, the analysts should question the costeffectiveness
of each component to be studied. Also, by use of imagination and
creative techniques, they should generate several alternative means for accomplishing
the required functions of the component. Then, in addition to answers to the
questions in Art. 1.2, the analysts should obtain answers to the following questions:
Do the original design and each alternative meet performance requirements?
What does each cost installed and over the life cycle?
Will it be available when needed? Will skilled labor be available?
Can any components be eliminated?
What other components will be affected by adoption of an alternative? What
will the resulting changes in the other components cost? Will there be a net
saving in cost?
In investigating the possibility of elimination of a component, the analysts also
should see if any part of it can be eliminated, if two parts or more can be combined
into one, and if the number of different sizes and types of an element can be
reduced. If costs might be increased by use of a nonstandard or unavailable item,
the analysts should consider substitution of a more appropriate alternative. In addition,
consideration should be given to simplification of construction or installation
of components and to ease of maintenance and repair.
In the following phase of value analysis, the analysts should critically evaluate
the original design and alternatives. The ultimate goal should be recommendation
of the original design and alternative, whichever offers the greatest value and costsavings
potential. The analysts also should submit estimated costs for the original
design and the alternative.
In the final phase, the analysts should prepare and submit to the client or the
client’s representative who appointed them a written report on the study and resulting
recommendations. Also, they should submit a workbook containing detailed
backup information.
Value engineering should start during the conceptual phase of design. Then, it
has the greatest impact on cost control and no cost is involved in making design
changes. During later design phases, design changes involve some cost, especially