1. Economy meets environment – an integrated life cycle approach, H. Floegl1 Helmut Floegl Department for Building and Environment Danube University Krems 4 th July 2013 Economy meets environment – an integrated life cycle approach European Real Estate Society 20th Annual Conference 3rd-6th July 2013

2. Economy meets environment – an integrated life cycle approach, H. Floegl2 The project: LEKOECOS a combined economic-environmental life cycle model for real estate 03-01,2012 to 01-31, 2014 The team: Helmut Floegl, Department for Building and Environment Christina Ipser Danube University Krems Susanne Geissler SERA energy & resources Vienna, Austria Hildegund Mötzl IBO – Österreichisches Institut für Bauen und Ökologie GmbH, Vienna, Austria Ulrike Radosch Austrian Energy Agency Vienna, Austria The Funding: FFG The Austrian Research Promotion Agency Haus der Zukunft plus

3. Economy meets environment – an integrated life cycle approach, H. Floegl3 The combination of economy and environment – two basically different goals of sustainability Goals of the project open accessible easy to use tool for the calculation of life cycle costs and life cycle environmental impacts Consistency combined economic and environmental life cycle calculation model consistent calculation over the whole life span Standardised Base The calculation model ist based on standards to ensure comparable results supplies standardised parameters Easiness Underlying data base Careful assortment of default values (overwriteable) Accessibility tools and user interface

4. Economy meets environment – an integrated life cycle approach, H. Floegl4 LECOECOS ECOSOFT Excel based tool for life cycle assessment for constructions and buildings (IBO) is used (amongst other things) for the calculation of the OI3-Index Further development LIFE CYCLE ASSESSMENT LEKOS calculation model for life cycle costs of buildings realised in excel (Floegl – Danube University) developed 2009 in the research project „Nachhaltig massiv“ further developed to ABK LEKOS commercial life cycle cost tool CALCULATION OF LIFE CYCLE COSTS

5. Economy meets environment – an integrated life cycle approach, H. Floegl5 Methods LIFE CYCLE ASSESSMENT Life cycle assessment - LCA ISO 14044:2006 Environmental management - Life cycle assessment - Requirements and guidelines) systematic analysis of the environmental impact of products, services and processes during defined stages of life or over the whole life cycle CALCULATION OF LIFE CYCLE COSTS based on Standards: Austrian standard B 1801-2 "Object follow-up costs" pr Austrian Standard B 1801-4 "life cycle cost calculations" Calculation of construction costs and follow-up costs during utilisation stages or over the whole life span

6. Economy meets environment – an integrated life cycle approach, H. Floegl6 Building life cycle costs and resources Building lifespan Useful life 1 Useful life 2 Life cycle of building Building life cycle costs (with pre- and post-processes) Construction costs Follow-up costs C to Gate Cradle to Grave Cradle to Cradle Production of building materials and components Production of building materials and components Recycling and recovery Planning and construction Demolition and disposal Completion Refurbishment Operation and use

7. Economy meets environment – an integrated life cycle approach, H. Floegl7 Structure of the results of LEKOS to be applied to LEKOECOS

8. Economy meets environment – an integrated life cycle approach, H. Floegl8 Costs and environmental impacts in a building’s life cycle Building life cycle (with pre- and post-processes) Construction costs Follow-up costs Environmental impact of shell and modification materials Environmental impact of transport to site Environmental impact of loss of materials during construction LEKOS ECOSOFT Add-ons Environmental impact of HVAC materials Environmental impact of disposal and recycling Environmental impact of modification and refurbishment materials Environmental impact of energy consumption during operation Environmental impact of services Production of building materials and components Production of building materials and components Recycling and recovery Planning and construction Demolition and disposal Completion Refurbishment Operation and use

9. Economy meets environment – an integrated life cycle approach, H. Floegl9 Environmental impacts of products, processes, and services Production of materials Production of components Carriage of goods Passenger transportation Cleaning supplies Energy during construction Energy during use Disposal procedure Production of materials Production of components Carriage of goods Passenger transportation Cleaning supplies Energy during construction Energy during use Disposal procedure 0 Ground 1 Ground development 2 Building shell 3 Building engineering 4 Building fitout 5 Furnishings 6 Outdoor facilities 7 Planning services 8 Auxiliary services 9 Reserves Construction 1 Administration 2 Technical operation 3 Supply and disposal 4 Cleaning 5 Facility Services 1 Administration 2 Technical operation 3 Supply and disposal 4 Cleaning 5 Facility Services Repairs for 2 Shell 3 Engineering 4 Fitout 5 Furnishings 6 Outdoor facilities 7 Planning services 8 Removal 9 Reserves Repairs for 2 Shell 3 Engineering 4 Fitout 5 Furnishings 6 Outdoor facilities 7 Planning services 8 Removal 9 Reserves Services Conversion, refurbishment Environmentally relevant components and services Planning and constructionOperation and use

10. Economy meets environment – an integrated life cycle approach, H. Floegl10 Results of the economical-environmental evaluation Structure of the results LEKOS Construction costs acc. to Austrian standard B 1801-1 – element classification Follow-up costs acc. to Austrian standard B 1801-2 Structure of the results LEKOECOS Combined cost position and environmental impact Position in accordance with B 1801-1 and 2 Examples CostsGWP E2.C.04 Floor construction€kg CO 2 eq. F3.1.b Auxiliary power€/yearkg CO 2 eq./year F7.1-4.C Repair of façade€/repairkg CO 2 eq./repair

11. Economy meets environment – an integrated life cycle approach, H. Floegl11 Economic-environmental life cycle assessment Lessons learned 1.In a short-term consideration the goals and demands of economy are widely spaced – considering the whole life cycle of a real estate these goals and demands converge. 2.The LEKOECOS model enables a coordinated optimisation of of economic and enviromental impacts of buildings over the whole life span. 3.methods and tools of an economic consideration can yield important inputs for the environmental consideration and vice versa. Economy and environment benefit from a combined consideration.