Startseite Model supporting decisions on renovation and modernization of public utility buildings
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Model supporting decisions on renovation and modernization of public utility buildings

  • Robert Bucoń EMAIL logo
Veröffentlicht/Copyright: 11. Juli 2019
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Abstract

The aim of the research is to develop a model to support renovation and modernization decisions in the process of maintaining public buildings. The scope of the research includes, first of all, the development of a method of building assessment on the basis of many criteria, applied also in the evaluation of residential buildings, but also specific ones, related to public utility facilities, i.e.: environmental compatibility of buildings, adaptation to the elderly and disabled, fire safety. On the basis of this assessment, a set of proposed renovation and modernisation measures will be determined. In the next stage, knowledge will be acquired from experts (including property managers), who will indicate the ranges of criteria values for the adopted assessments of building utility value. This knowledge will be used to build a rules base of fuzzy inference system for assessing building utility value. The next stage of research will be conducting computer simulations with the use of a mathematical model assessing the impact of the above mentioned decisions on the increase in the building utility value and the renovation cost and modernization activities. All calculations will be carried out in the Matlab Simulink environment with the use of optimization and fuzzy methods. Knowledge of the relationship between decisions on the scope of renovation and modernization solutions and the quality measures of the maintenance process is the basis for decisions in the area of buildings maintenance. The results of these studies can contribute to improving the quality of maintenance of public buildings.

1 Introduction

Public buildings are a group of buildings for which the utility requirements cover a wider range than residential buildings [7]. The requirements to be met by newly designed buildings include construction, fire and utility safety, hygiene and health conditions, energy savings, noise and environmental protection. In case of public utility building, the law also imposes an obligation to make the use of the building accessible to people with disabilities. Unfortunately, many existing buildings do not meet modern requirements [15]. Most of them were designed at a time when such high requirements were not in force. The situation is even worse in the case of buildings which were originally designed for other purposes and later adopted for public purposes. Many public buildings do not meet modern requirements and this is a situation resulting from the provisions of the Construction Law,which only impose on the manager the obligation to maintain the building in a proper technical and aesthetic condition. In the case of some of the requirements, as is the case, for example, with thermal protection of the building, the improvement was spontaneously forced by economic considerations. In the case of some of the requirements, as is the case, for example, with thermal protection of the building, the improvement was spontaneously forced by economic considerations. Due to the high heating costs of the building, the managers were forced to carry out thermo-modernization activities [4]. These measures have also made a positive contribution to improving working conditions by providing better thermal and acoustic comfort and improving the visual aspect of the building. A noticeable weakness of old buildings intended for use by the general public is inadequate fire safety and protection systems. In particular, there are no monitoring and fire warning systems in place. However, the biggest problem that occurs in the majority of older public utility buildings is the lack of compliance with the requirements concerning environmental protection and adaptation of the building for use by disabled people. The issue of improving environmental protection has been slightly changed by, for example, thermomodernisation activities leading to a reduction in energy

consumption. However, there is a need for much deeper changes aimed at protecting the environment [9, 11]. They should be focused on replacing equipment that is harmful to the environment with the one which uses renewable energy sources. The second requirement faced by older buildings is that they are not adapted to the needs of people with reduced mobility. Modernisation activities to be carried out in this respect must ensure the necessary conditions for the efficient and safe use of public buildings without unnecessary architectural barriers for people with all levels of disability, in particular for wheelchair users.

The maintenance of existing public buildings in the situation when there is a lack of their adaptation to modern functional requirements should not be limited only to the preservation of the existing building substance in good technical condition [16]. The maintenance of such buildings must also take into account the need to modernise them in order to improve environmental protection and accessibility for people with disabilities. However, in order for these measures to be included in the renovation plans, a comprehensive assessment of the condition of the building, including requirements not yet taken into account, is necessary. The tools proposed in many works are often very complex models using advanced computing techniques [1, 8]. Their main purpose is to support the manager in the decision making process at the building maintenance stage. Examples of multi-criteria methods used worldwide to assess the condition of a building include LEED, BREEAM, CASBEE [12] and other methods supporting the manager in making renovation decisions, including the optimal allocation of financial resources [2, 3, 6, 10].

The article presents a comprehensive model supporting the Manager both in the assessment of the building, as well as in indicating the scope of necessary corrective actions. Proposed model assuming as the criterion of optimization the minimum cost of execution, allows to indicate among the proposed repairs the optimal renovation value to obtain the assumed requirements values.

2 The decision-making model

The proposed model is a complex computational and decision-making problem. It consists of five main stages presented in Figure 1. The first one assumes an extended assessment of the condition of the building according to the adopted assessment criteria. On the next stage a fuzzy rule base is develop based on expert knowledge. The next stage consists of calculating an indicator of building utility value which is based on assessment of accepted. criteria. The third stage is to calculate the impact of the proposed repairs on the improvement of the value assessments of the individual criteria. In the last stage, optimisation is carried out in order to indicate the most favourable repair variant to obtain the assumed values of the criteria.

Figure 1 Model supporting renovation and modernization decisions
Figure 1

Model supporting renovation and modernization decisions

2.1 Building evaluation

The ’weighted average’ method was adopted for the evaluation of individual criteria kj, in which the individual elements ith influencing the criterion jth are evaluated using a five-level scale of linguistic grades, i.e.: very good VG (5 points), good G (4 points), average A (3 points), bad B (2 points), very bad VB (1 point). The choice of criteria and elements according to which a criterion is assessed is presented in a calculation example (section 3).

(1)kj=i=1nwijOijj=1,2,,m,

where:

wij, Oij – weighting and assessment of ith element for jthcriterion, respectively,

n – number of evaluated building elements of jth criterion.

2.2 Development of fuzzy rules database

Adaptive system of neural-fuzzy ANFIS (Adaptive neuro-fuzzy inference system) inference was used to develop the fuzzy rules database. It gives the possibility to tune the

fuzzy system using the learning method using multilayer neural networks. A hybrid method (a combination of the method of reverse propagation of error with a gradient and the method of least squares) was used to learn the network. In the learning process the number of fuzzy sets was determined and the characteristics and shape of the membership functions describing them were determined. Learning data for ANFIS are the opinions of experts who were asked to assign the value of the assessments (expressed in linguistic assessments) of each criterion to five indicators of building utility value BUV, i.e.: very high VH (5 points), high H (4 points), average AV (3 points), low L (2 points), very low VL (1 point). Table 1 shows the data obtained from one of the ten experts involved in the study.

Table 1

Criteria values adopted by the expert for indicators of building utility value

Number and value of jth criteriaIndicators of BUV
j = 1j = 2j = 3j = 4j = 5j = 6j = 7
VGVGG - VGVGVGVGG - VGVH
G - VGG - VGG - VGGG- VGGG- VGH
AA-GA-GA- GAAAAV
BB-AB- ABBBBL
VBVB -BVB - BVBVBVBVBVL
  1. The value of the range ratings is averaged, e.g. (G – VG) = 4.5 points

2.3 Assessment of building utility value

To assess the building utility value BUV, a fuzzy inferencesystem based on the Takagi-Sugeno model was used [14]. The calculations are carried out in three main steps, i.e.: 1. Fuzzification, 2. Inference, 3. Defuzzification.

In the first step (fuzzification) it is determined whether the values of the assessments jth of these criteria - belong to the corresponding degrees of membership to a fuzzy sets Ajl of input variable. The values of the input variables are the seven criteria adopted for the assessment of the building and the output variable is the building utility value BUV. Each assessed criterion is represented by a linguisticvariable kj described by triangular membership functionsAijexpressed by fuzzy sets in a certain space Kj.

(2)Aij=xj,μAlj(kj):xjXj,μAlj(k)[0,1],

where:

μAij(kj)– membership degree of jth criterion to a fuzzy setAlj,

l – number of fuzzy set for each jth criteria.

In the second step, an inference is carried out on the basis of the fuzzy rule database (developed according to point 2.2). Output value (the rule conclusion) in the adopted Takagi-Sugeno model is written in the form of functional dependence BUV = f (k1, k2, . . . , km) between inputs and outputs, and in the premise part the rule is fuzzy, which can be written as follows:

(3)ifk1=Al1andk2=Al2andandkm=Almthenfk1,k2,,km,

In the third step (defuzzification) the building utility valueBUV is calculated. It is the result of activation of the conclusion of individual system rules. In the process of defusification, for the Takagi-Sugeno model the method of "weighted sum" [14] was adopted. The defuzzificated building utility value BUV is determined as a weighted average of the values of the obtained activated rules:

(4)BUV=f(k1,k2,,km)=c0+c1k1+c2k2++cmkm.

2.4 Assessment of building repairs

The evaluated building elements Oij are the basis for determining the necessary renovation activities, i.e. repairs. The proposed repairs may improve the various criteria to different degrees. Some of the repairs are alternative solutions (they cannot be used together). Repairs differ in terms of materials used, manufacturing technology and costs of their execution. The increase estimation of qth repair for each of the adopted criteria jth is carried out according to equation (5):

(5)pijq=(OiOij)OijqOqwiji=1,2,,n,j=1,2,,m,q=1,2,,s,

where:

Oi – the maximum value of the ith element assessment (VG= 5 points),

Oq – the maximum value of qth repair (5 points),

Oijq – impact qth repair on condition improvement of ithelement adopted for evaluation jth criterion which is assessed using linguistic terms, i.e. very large VL (5 points), large L (4 points), medium M (3 points), small S (2 points), very small VS (1 point).

2.5 Optimisation in the selection of repairs

When determining the scope of repairs for a building, the most advantageous solution to achieve the assumed values of jth criteria is searched. The optimisation task is to search for the cheapest variant of the renovation, which will allow to improve the value of criteria assessments up to assumed level zj. The assessment of the criterion pj increment resulting from the adopted repairs is carried out on the basis of equation (9). The search for the best solution is determined by the target function (6). The optimal solution is a repair variant consisting of qth repairs VR = {r1, r2, r3, . . . , rs) whose the cost C is the lowest (7). The mathematical model of this approach is written down as follows:

(6)minz:z=C,
(7)C=q=1sh=1tcqxh,
(8)pjujj=1,2,,m,
(9)pj=i=1nh=1tq=1spijqxhj=1,2,,m,
(10)uj=zjoj,
(11)ojp=kj+pjj=1,2,,m,
(12)h=1kxh=1xh0,1h=1,2,,t,
(13)xh=1,when renovation injthvariant ofith element,0,otherwise,

where:

C – cost of renovation variant,

cq – cost of qth repair,

xh – binary variable,

pj – increase in assessment value of jth criterion,

zj – assumed (minimum) assessment value for jth criterion,

kj – value assessment of jth criterion before repair,

ojp – value assessment of jth criterion after repair,

pijq – increase in value of ith element of jth criterion for qthrepair,

uj – desired minimum increase in assessment value of jthcriterion.

3 Calculation example

The analysis was based on a four-storey public utility building with dimensions of 40×15 m, constructed in prefabricated technology. It was a building originally designed for industrial use, at a later stage it was changed into a public utility building. The assessment of the building was based on a set of seven criteria: k1 – construction safety, k2 – thermal protection, k3 – acoustic protection, k4 – occupational health and safety, k5 – fire safety, k6 – accessibility for people with disabilities, k7 – environmental protection. Each of these criteria jth is evaluated by a set of elements ith for which the weights of elements wij have been determined using the AHP method [5, 13]. Then, on the basis of equation (1), the building was evaluated withrespect to the criteria adopted for evaluation (Table 2, 3, 4).

Table 2

Evaluation of the building according to the criteria k1, k2, k3

iName of elementElement assessment Oij / element weight wij
Number of assessed criterion
j = 1j = 2j = 3
1WallsA0.39B0.54B0.28
2FloorsG0.24B0.05B0.16
3Flat roofB0.21B0.14B0.10
4StairsA0.12----
5External joineryB0.04B0.27B0.47
Criterion assessment kj [pt]k1 = 2.99k2 = 2k3 = 2.02
Table 3

Evaluation of the building according to the criteria k4, k5, k6

iName of elementElement assessment Oij / element weight wij
Number of assessed criterion
j = 4j = 5j = 6
6Entrances and access to the buildingA0.09--B0.33
7ElevatorsA0.17--A0.23
8Stairs and rampsB0.15Z0.23B0.23
9CorridorsB0.06Z0.23B0.09
10OfficesB0.03S0.4A0.04
11Hygienic and sanitary roomsA0.51Z0.14B0.07
Criterion assessment kj [pt]k4 = 2.79k5 = 2.4k6 = 2.25
Table 4

Evaluation of the building according to the criterion k7

iName of elementElement assessment Oij / element weight wij
Number of assessed criterion
7
12Water and sewerage systemB0.1
13Central heating installationB0.47
14Ventilation installationB0.28
15Electrical installationB0.16
Criterion assessment kj [pt]k7 = 2.02

On the basis of the assessment of the condition of theelements Oij of each of the jth criteria, 28 possible repairswere proposed. Each of the repairs allows to obtain an increase in value for one or more criteria. Some of the proposed repairs are alternative, which means that only one variant can be selected. The proposed set contains six repairs in two mutually exclusive variants: r1 or r23, r3 or r24, r4 or r25, r5 or r26, r6 or r27 and one in three: r8 or r9 or r28. Each repair was assessed using the linguistic terms described in section 2.4. Estimation of their increment for each of the jth criteria was carried out on the basis of equation (5) and the results are presented in Table 5.

Table 5

Evaluation of criteria assessment values increase of proposed repairs

The increase value of qth repair of the ith element of the jth criterion (pijq)
j = 1j = 2j = 3j = 4j = 5j = 6j = 7
i = 1i = 6i = 12
r1(0.78)r1(1.62)r1(0.84)r8(0.18)-r8(0.792)r9(0.12)
r23(0.78)r23(1.62)r23(0.504)r9(0.144)-r10(0.198)r20(0.18)
r10(0.036)
r28(0.108)
i = 2i = 7i = 13
r2(0.048)r2(0.15)r2(0.096)--r14(0.46)r18(1.41)
r6(0.192)r6(0.384)i = 8
r27(0.192)r27(0.288)r4(0.27)r15(0.414)r7(0.138)
r7(0.18)r16(0.276)r11(0.594)
r11(0.18)
r25(0.18)
i = 3i = 9i = 14
r3(0.63)r3(0.42)r3(0.3)r6(0.09)r15(0.414)r13(0.27)r17(0.84)
r24(0.504)r24(0.336)r24(0.18)r27(0.144)r16(0.276)
i = 4i = 10i = 15
r4(0.24)--r6(0.593)r15(0.48)r13(0.08)r21(0.384)
r25(0.24)r27(0.072)r16(0.32)r22(0.096)
i = 5i = 11
r5(0.12)r5(0.81)r5(1.41)r6(1.02)r15(0.252)r12(0.21)
r26(0.12)r26(0.648)r26(1.128)r27(0.816)r16(0.168)
  1. r1 – insulation of external walls (variant 1), r2 – insulation of the basement ceiling, r3 – insulation of the roof (variant 1), r4 – replacement of staircase linings, r5 – replacement of window joinery (variant 1), r6 – replacement of floors (variant 1), r7 – replacement of balustrades and handrails, r8 – construction of driveway and reconstruction of entrance stairs, r9 – reconstruction of entrance stairs (variant 1), r10 – installation of automatic entrance doors, r11 – installation of markings and protection for the blind, r12 – bathroom equipment for the disabled, r13 – Braille plates, guiding paths, radiator covers, r14 – lift replacement, r15 – fire alarm system, r16 – fire extinguishers and markings, r17 – mechanical ventilation with recuperation, r18 – central heating installation with heat pump, r19 – solar installation, r20 – utility water recovery installation, r21 – photovoltaic installation, r22 – automation and LED lighting, r23 – insulation of walls (variant 2), r24 – insulation of roof (variant 2), r25 – replacement of stair cladding (variant 2), r26 – replacement of woodwork (variant 2), r27 – replacement of floors (variant 2), r28 – reconstruction of entrance stairs (variant 2).

In the next step, calculations were carried out (according to point 2.5), the aim of which was to find the most advantageous scope of building renovation in order to obtain the assumed value of assessments of individual operating requirements zj, assuming the lowest cost of renovation as the criterion of optimisation. There were 9 cases for which solutions meeting different scenarios of the assumed criteria values were searched for. In the first three cases, solutions were searched for in order to obtain the assessment value of each criterion accordingly: zj = 3, 4, 5 for j = 1,2, . . . , 7. In a further six cases, solutions were sought for the assessment value of the criteria: zj = 4, 5 for j = 4, 5, 6, j = 1, 2, 3, j = 7. For each renovation variant, the cost and utility value of the building after the repair was calculated. The results are shown in Table 7.

Table 6

Cost of proposed repairs for the building expressed in thousands PLN.

Repair number q1234567891011121314
Cost [PLN]198361321920432481911102218,51695
Repair number q1516171819202122232425262728
Cost C [PLN]83,57114057647815171,6114121782889
Table 7

Repairs and the cost of their execution for the assumed criteria values.

RepairAssumed (minimum) zj / gainedRepairBuildingCost
variantojp values of jth criteria [pt]numberutility valueC
VRj = 1j = 2j = 3j = 4j = 5j = 6j = 7qBUV [pt][PLN]
15/55/55/55/55/55/55/51, 2, 3, 4, 5, 6, 8, 10,5.01,530,000
11, 12, 13, 14, 15, 16,
17, 18, 19, 20, 21, 22
24/4.14/4.44/4.24/4.14/54/44/4.35, 8, 10, 11, 13, 15,4.31953, 100
16, 17, 18, 23, 27
33/3.73/3.13/3.53/3.13/3.43/3,3/3.03, 7, 8, 16, 17, 20, 262.99475, 500
2
4−/3.2−/2−/2.34/4.14/54/4,−/2.08, 10, 11, 13, 15, 16,3.01366, 500
227
5−/3.4−/2−/2.45/55/55/5−/2.04, 6, 8, 10, 11, 12, 13,3.77535, 000
14, 15, 16
64/4.14/4.44/4.3−/3−/2.4−/2.3−/21, 5, 252.98414, 000
75/55/55/5−/4.7−/2.4−/2.3−/21, 2, 3, 5, 6, 253.37906, 000
8−/3−/2−/2−/2.8−/2.4−/2.34/4.317, 182.69211, 000
9−/3−/2−/2−/3−/2.4−/2.35/517, 18, 19, 20, 21, 222.97425, 000
  1. -No assumptions for criteria value

From the proposed set of 28 repairs, to obtain a maximum assessment value (5 points) of all the criteria, 20 repairs were identified, which will allow to obtain increase BUV to 5 points. The cost of such renovation variant is 1,530,000 PLN. In order to obtain a very good rating of the building only in the range of three criteria k4 – occupational health and safety, k5 – fire safety, – accessibility for people with disabilities 10 repairs, performance of which will allow to obtain increase to 3.77 points. The cost of renovation in this case is 535,000 PLN. Much more expensive is the cost of renovation in order to obtain a very good rating for the criteria k1 – construction safety, k2 – thermal protection, k3 – acoustic protection. The cost of renovation is 906,000 PLN and provides a smaller increase BUV to 3.37 points. Improvement of the building in terms of k6– environmental protection is cheaper than previous renovation variants, but concerns only one criterion. The cost to obtain a very good rating for a building is 425,000 PLN and provides increase BUV to 2.97 points, which is very beneficial up to the amount of costs incurred.

4 Conclusions

Renovation and modernization of buildings is a commonproblem faced by every property manager. It mainly concerns older public utility buildings that do not meet modern standards. With regard to such facilities, there are no clear legal regulations imposing an obligation to modernize them. There are also no methods that would allow for a comprehensive assessment of the condition of such facilities and support the manager in making decisions on renovation and modernization. The attempt to develop such a model in this study is a response to the above problem. The presented model is a multistage approach to the assessment of the utility value of public buildings and the selection of the most advantageous repairs and modernization. It allows to determine the costs of the optimal renovation variant, which will enable to achieve the assumed values of the building evaluation criteria. The development of the model required the use of appropriate calculation tools to solve the tasks at different stages of the model. In order to assess the utility value of the building, a fuzzy inference system was used. Its operation is based on fuzzy rules, for the generation of which the neuron-fuzzy ANFIS system was used. To solve the optimization task of selecting the most advantageous solutions, linear programming was used, which was carried out using the BINTPROG Matlab solver. Other tools and methods were also used to solve particular tasks in the model. An example is the use of the AHP method to determine the importance of elements of particular criteria. Linguistic assessments were used to assess both the building criteria and the proposed repairs. The whole model has been implemented in the Matlab Simulik environment and is a ready-made tool that can support the manager in making renovation and modernization decisions.

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Received: 2019-02-13
Accepted: 2019-05-09
Published Online: 2019-07-11

© 2019 R. Bucoń, published by De Gruyter

This work is licensed under the Creative Commons Attribution 4.0 International License.

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