ࡱ> dfabc7 YbjbjUU .7|7|Ulpppp8R> |h!!"!!!iii$A ai)@iiiEpp!!+%TEEEip*!!EiEE=2:!! =(23Z.y`&33EppppBENCHMARKING OF CONSTRUCTION COSTS IN THE MEMBER STATES (PILOT STUDY) Draft Final Report Executive Summary- March March 2006December January 20065 1.0 Introduction 1.1 This summary has been prepared by Bernard Williams Associatesd (BWA) in respect of the Pilot Study into Benchmarking of Construction Costs in the Member States commissioned by ECDG Enterprise and Industry Construction UnitBWA 1.2 The Studys Terms of Reference required BWA to: investigate the factors which influence the relative resource usage and competitiveness in construction industries with particular reference to national framework conditions 1.3 In this context five specific areas of work awere identified, namely: to undertake a review of related construction industry studies carried out over the past 20 years (at both European and national levels); to draw conclusions from the studies identified as to the relative efficiency of resource usage between different Member States construction industries; to identify the various factors that affect resource usage in the construction process; to draw conclusions as to the impact that these factors have on the efficiency of resource usage; to survey a representative sample of public and private construction industry stakeholders to ascertain their views as to the findings of the preceding areas of work 1.4 The results obtained in the process of satisfying each of these five key deliverables is detailed below 2.0 Programme versus progress 2.1 BWAs original proposal contained a preliminary Schedule of Activities. However, as is to be anticipated with any research based project, BWA have had to undertake a certain amount of rescheduling of activities to take account of changing circumstances. Notwithstanding this the Study was completed within the prescribed period after an extension of one month was granted by the Commission due to unavoidable extenuating circumstances 2.2 The findings were presented to a Validation Workshop in Brussels on 160 January 2006 following which the Final Report was concluded and submitted together with an Addendum containing further relevant research and development completed after the Final Report. 3.0 Literature Review 3.1 The objective of the review was to gather as much information as possible at both European and national levels in respect of: how such comparisons should be undertaken and how they should not; first indications of whether there are apparent differences exist between countries in the efficiency and effectiveness with which they use resources; first list of the main factors at international, national, regional, industry and project levels that contribute to national differences; indications of which factors are most significant and whether and how these change over time; views on how construction might usefully be disaggregated in the context of physical, functional and financial performance; any indications of how the selected countries* might benchmark against each other and how this might change over time; other important messages (*Note: The short list of countries to be examined as part of a First Strike Benchmarking activity was discussed at MSG Meeting No1, where it was agreed that the 10 would be selected from: France, Spain, Italy, Germany, UK, Ireland, Belgium, Netherlands, Finland, Denmark, Czech Republic, Poland, Hungary. In the event, Poland and Hungary were omitted from the set and the Research Team also included Norway and Sweden on which some good data was readily available) 3.2 The review was carried out in the following stages: Stage 1 prior to the project being awarded the proposers had pooled their knowledge of existing research in the field and collected together copies of each relevant report Stage 2 once the project had commenced these reports were reviewed specifically for the purpose of tracing material identified in the references. This snowball process generated a very large number of leads (approx. 1500), although only relatively few of these contain directly relevant material Stage 3 the list of reports, etc thus collected was initially set up using an Excel spreadsheet program for ease of reference Stage 4 at MSG Meeting No.1 and the first meeting of the Advisory Group in July 2005, attendees were requested to advise the researchers of any relevant projects being carried out in their own countries. This produced references to some further significant research projects and those available for public consumption were added in to the snowball list Stage 5 a system of classifying the reports and papers was then developed using an alpha-numerical reference system Stage 6 having assembled and classified the material the next stage was to distil from the material relevant information regarding names and contact details of researchers who might be able to assist the project in some way; assessment of the quantity and quality of information available in respect of each of the short-listed countries and analysis of material in the context of its potential use within the First Strike Benchmarking activity etc 3.3 Work on the review continued throughout the project with the final version being produced in a separate document as part of the final report (Annex 1) (Annex 1) 3.4 As described elsewhere, because of the volume of material uncovered it was considered appropriate to construct a database using Microsoft Access. This has been made available separately as a by-product of the Study. The coding system that has been developed will enable researchers to interrogate the database by topic, country, title of report, author, key word(s) etc., etc 3.5 A press notice sent to key EU Associations and technical/professional journals in September drew attention to the accessibility of this data-base via the projects web-site  HYPERLINK "http://www.bwaassoc.co.uk/eucon" www.bwaassoc.co.uk/eucon. 3.6 Relevant extracts from the literature were classified and included in Appendix I; this data was subsequently merged with similarly classified data from the Key Informant Interviews at Appendix M and merged electronically into an Excel file with data filter at Annex 3 4.0 First-strike Benchmarking study Stage 1 Resource Driver Analysis 4.1 The basis of the benchmarking model was constructed at the outset and preliminary estimates of construction costs/resource consumption in each country for major building types compiled. The model was populated with provisional data which was replaced with further and better data as and when received. 4.2 Work commenced concurrently on the Stakeholder Survey; the objective of this being to obtain informed views on certain key issues relevant to the study, i.e: the full range of resource drivers the resources upon which they impact their significance and comparative weightings 4.3 The Survey form was pilot-tested by members of the MSG and BWAs Advisory Group. It can was designed to be be completed manually or electronically and was made available from the project website as well as by direct e-mail. It was available in German, French, Spanish, Italian, Dutch and Czech as well as English 4.4 The Survey form is self-explanatory; a brief resume of its contents is: stakeholder details country specified building type specified and questions/answers regarding: weight of importance of resource drivers (theoretical) achievements in optimising them (where possible) in the country specified by the stakeholder their actual impact where outside of the influence of the project team 4.5 Specifically with regards to the ability of the project team to influence resource drivers, questions are asked separately in respect of: project-controllable resource drivers being those which members of the project team can influence non-project-controllable resource driver being those which are outside the sphere of influence of members of the project team 4.6 In the course of the study BWA compiled a comprehensive database of public and private sector construction industry stakeholders 4.7 The Survey was circulated to all organisations/individuals included on this database with the request that they forward it on to their members/colleagues. Further, its availability to access via the project web-site was advised to over 70 trade and professional journals across the EU. 4.8 By these means it was hoped (but not necessarily expected) that a meaningful number of survey responses would be received. 4.9 In the event the number of responses was very disappointing; nevertheless, the calibre of those returned was generally high, indicating that the purpose and content of the survey form had been properly appreciated. In some cases responses were the results of collaboration between 3 or more people. In many cases it was possible for the team to discuss responses with their authors, thereby establishing key informant status. 4.10 The weights of importance for each of the resource drivers as recorded by all respondents to the survey were averaged and the results compared with the information gathered by the Research Team from desk research and key informant interviews. 4.11 The Research Team accepted these average weightings and justified their reasons in detail in an Appendix. 4.12 The levels of achievement against each resource driver were assessed directly by the Research Team having due regard to the scores given by the respondents as modified by the findings of the Desk Research and Key Informant interviews; again, the reasons were justified in detail in an Appendix. 4.13 The Resource Driver Efficiency index achieved by multiplying the average weights of importance and assessed levels of achievement for each controllable resource driver and aggregating the totals is given at Figure NP from the Draft Final Report. FiFigure NP - Resource usage efficiency index based on ڶ 2005 Survey Index of efficiency of resource usage based on analysis of the resource drivers (Resource Driver Efficiency Index)  Source: Bernard Williams Associates 4.14 A similar process has beenwas carried out for the uncontrollable resource drivers; the index thus produced showed no significant differences between the countries so was not used will either be incorporated iin the benchmarking model at this stage.or used alongside it as a qualifying source of information. [see Final Report] 5.00 First-strike benchmarking study Stage 2 inter-country comparisons of outturn efficiency 5.1 The Research Team considered all available options and sources for measuring and comparing the actual efficiency of resource usage between countries. In the final event one main approach and source was adopted i.e.; however a number of alternative approaches and s was adopted ie: the analysis of project costs from an extensive and reliable source of reasonably comparable data. However, a number of alternative approaches and sources were also used to carryources were also used to carry out due diligence testing of the proposed methodology and the results. 5.2 Methods involving macro-economic statistics and Construction Purchasing Power Parity were investigated but found to be unsuitable for comparison of resource-usage efficiency. Detailed grounds for this conclusion were given in the Report 5.3 5.234 The basic data source adopted was Spons European Handbook of ڶ Costs 2nd edition 2000 edited by Davis Langstdon and Everest 5.345 This was selected because it contained directly comparable data on the costs per square meter of gross internal area for over 60 different categories of buildings in each of the countries in the set. Descriptions clearly indicated the use, size and scope of each building type although there were no indications as to the actual materials specified 5.456 The fact that the data was 5 years old was considered to be of little disadvantage given the perceived lack of major changes in the industry generally in that period. Further, the comprehensive nature of the data far outweighed any other potential disadvantages 5.567 The same source provided basic and all-in hourly rates for all grades of workers in each country 5.678 Both the costs/sq.m and the hourly rates were checked against other data sources and found to be generally reliable. A few isolated anomalies were readily identified by the expert cost consultants in the research team and appropriate adjustments made 5.789 The efficiency of usage of site labour was calculated issue of the potential inaccuracy of purchasing power parity (PPP) was addressed in two ways: - by dividing the costs/sq. meter in each country by the average hourly rate of workers to generate an index free of PPP calculations. - by using the Construction Purchasing Power Parity Indicators to adjust the costs/sq. meter rates for each building category as a comparison to the Hourly-rate index. 5.109 The results of theis hourly rate efficiency index are given in figure QS (taken from the Draft Final Report) Figure Q - Resource usage efficiency index based on Spons European Handbook 2000 weighted analysis over all sectors Figure QS - Resource usage efficiency index based on Spons European Handbook 2000 weighted analysis over all sectors  Source: Bernard Williams Associates 5.91011 The hourly-rate index iwas also broken down into sectors Residential Commercial Industrial Other and the finaloverall index calculated by weighting the significance of each sector in each country by reference to the respective proportions of the GDP of construction in each country 5.1012 A further test was taken using the ratio of the estimated annual cost headcount of the workforce to the GDP of the whole sector (including civil engineering and repairs/maintenance) after adjustment for the relatively low levels of output in the repairs and maintenance sectors. [NB The Final Report will contain a graphic representation of the results of this and all the various alternative methods used to test the validity of the index at Fig. Q] 5.123 Although BWA were sceptical about the use of such macro-economic statistics as a primary source of data, it was to some extent comforting to see that the results of the output per employee calculation generally correlated well with the Resource hourly rateConsumption eEfficiency index. 5.1134 The effects of the declared and undeclared migrant workforce on hourly rates and levels of efficiency were considered in depth; it was found that the extent of the phenomenon and its effects, though difficult to unpredictable accurately, were not sufficiently significant to merit any adjustment to the results 5.125 Similarly, the material content of the total resources, though variable as a proportion of the total as between the different cultures, was not at this stage considered fundamental to the levels and rankings of the hourly-rate-based index but see below re later research and development included at Addenmdum 1 to the Report. 6.0 First-strike benchmarking Stage 3 Ddeveloping the prototype benchmarking model 6.1 As anticipated at the outset of the research the relative indices for each country as established by the theoretical Resource Driver-based Index at Figure. NP and the project cost-related Resource Consumption Efficiency index at Figure. QS were closely correlated. 6.2 It was therefore possible to combine them into one (Average) Resource Usage Efficiency Index as which was shown at Figure. XS from in the Draft Final Report. 6.3 The Resource Consumption Efficiency index was amended following the Validation Workshop to take into account the labour costs incurred in component manufacture. This index, called Total Project Labour Input (TPLI) index, was fairly close to the original but was more holistic and mathematically more logical when used to compare the efficiency of resource usage between different construction industry cultures. It replaced the Resource Consumption Efficiency index in the construction of the final Resource Usage Efficiency benchmarking model see Figure A1/F from Addendum 1. Figure SXA1/F cComparison of indices based on resource drivers and out-turn pricesproject costs  Source: Bernard Williams Associates 6.4 The model thereby derived effected a direct link between a countrys level of achievement in respect of each controllable Rresource Ddrivers and its Average Resource Consumption Efficiency Iindex see Fig T taken from DraftAppendix U and Annex 2 in the Final Report. The principles of operation of the model are shown at Figure Y from the Report; changes in the scores for each resource driver automatically vary the Resource Usage Efficiency index. . 6.4 Following the development of the Total Project Labour Input (TPLI) index as described in Addendum 1 this model was revised accordingly nby substituting the TPLI index for the hourly rate/cos per m index. The construction of the labour-efficiency index is only strictly valid in a quantitative mode when comparing similar construction processes; it is nevertheless generally valid in ranking terms when comparing different processes. It has nevertheless been incorporated in its raw form in the model for illustrative purposes; the averaging with the resource efficiency index minimises any potential for significant misstatement of the differentials. Figure YT - tThe principles of the rResource Uusage Efficiency benchmarking model  Source: Bernard Williams Associates An overview of the project outcome 7.1 The project delivered a number of important innovative elements The quality and reliability of the data and the findings were subjected to extensive due diligence The report highlights a number of problems encountered and suggests how they might be addressed in future projects Numerous excellent contacts were made with stakeholders of all categories in most countries, although the teams rigorous attempts to forge contacts with Spain and Italy proved to be generally unrewarding. There was generally considerable enthusiasm for the project and the prospect of involvement in any further developments. 8.0 Conclusions The review of previous literature highlighted a general absence of material dealing in depth with construction resource usage drivers Much Some of the reports reviewed based on macro-economic data were apparently flawed due to misinterpretation and misunderstanding of complicated industry statistics The indices and rankings must not be taken as definitive. Nevertheless it was clear that the highest ranking countries benefited from most or all of the following factors: extensive industrialisation of the process total or partial delegation of detailed design to the contractor (or, as in Germany, to a highly trained professional construction engineer) a well-paid, well-trained, industrious workforce limited scale of sub-contracting well-developed, lean construction management single point of responsibility for design and construction 8.4 8.4 With one or two notable exceptions there was no correlation between site health andd safety performance and resource use efficiency. Levels of innovation generally reflected levels of investment in Research and Development and correlated with the efficiency rankings. Apart from Bauteam working no form of construction management (ie direct trades or general contracting) was readily linked to efficiency or otherwise. The influence of the design/construction process on the effectiveness (ie value) of a project was not part of the terms of reference; consequently, the very important issue of liability for design and failure and methods of insuring against the risks involved was not required to be addressed. It was nonetheless apparent that the use of total projectdecennial insurance on large projects in Belgium correlated with a high level of resource-usage efficiency. It proved possible and fruitful to create a benchmarking model along the lines envisaged in the terms of reference. 8.9 The Total Project Labour Input (TPLI) index developed at the end of the project and described in Addendum 1 has largely overcome the perceived problem of addressing the variable split between on-site and off-site production evident in different construction industry cultures. 8.10 8.10 It also allows the effects of varying labour costs in manufacturing industry to be incorporated in the results for each country thereby largely addressing the issue of parity of material prices an essential feature of Construction Purchasing Power Parity (CPPP) 8.11 The use of macro-economic statistical tools such as Construction Purchasing Power Parity and Total Factor Productivity for comparing construction performance between countries was explored and discussed in depth. Such tools were considered to be unsuitable due to the unreliability of the measures of headcount and gross output plus the inability of CPPP to differentiate between variations in the split of labour and materials in different cultures. 8.121 A revised version of the Resource Usage Efficiency benchmarking model incorporating the TPLI index is included in Addendum 1. 8.132 The use of indices for adjusting the results for differences in quality of design and specification and also as-built construction quality is also describeddiscussed in Addendum 1. 8.143 The project identified a number of areas for potential research and development and follow-up initiatives with a view to: further validation and development of the benchmarking model immediate pursuit of the areas for improvement and best performance processes identified by the Research Bernard Williams Associates December 2005FebruaryMarch 2006 PAGE  PAGE 1 GM\]mrsy}揄v_B%_9Hh[&5CJOJQJ^JaJcHdhJmH sH 9HhZ&5CJOJQJ^JaJcHdhJmH sH 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