Conflict of Interest :
1. Project Engineering wants to minimize capital costs as the
only criteria,
2. Maintenance Engineering wants to minimize repair hours as
the only criteria,
3. Production wants to maximize uptime hours as the only criteria,
4. Reliability Engineering wants to avoid failures as the only criteria,
5. Accounting wants to maximize project net present value as
the only criteria, and
6. Shareholders want to increase stockholder wealth as the only criteria.
LCC can be used as a management decision tool for harmonizing the never ending conflicts by focusing on facts, money, and time.
Life Cycle Costing is a process to determine
the sum of all the costs associated with an
asset or part thereof, including acquisition,
installation, operation, maintenance,
refurbishment and disposal costs.
The total cost throughout its life including
planning, design, acquisition and support
costs and any other costs directly attributable
to owning or using the asset
The total costs of owning the building over its
predicted life span including initial capital cost,
occupation costs, operating costs, and the cost
incurred or benefit derived from the disposal of
the asset at the end of its life
A technique to ascertain a suitable balance
between capital cost on initial provision and costs
incurred as a consequence of use
Metode untuk mengevaluasi alternatif
investasi proyek bangunan berdasarkan
biaya inisial, biaya operasional, dan biaya
pemeliharaan selama umur ekonomis
bangunan
to estimate the overall costs of project
alternatives and to select the design that
ensures the facility will provide the lowest
overall cost of ownership consistent with its
quality and function
7 Biaya siklus-hidup (life-cycle costing) adalah proses yang
logis dan sistematis untuk menyusun total biaya aset mulai dari konsepsi sampai dengan Penghapusannya. Life-cycle costing harus mencakup penilaian terhadap
biaya-biaya dari: - Perencanaan; - Pengadaan;
- Operasi dan pemeliharaan; dan - Penghapusan. 8 Acquisition Operation & Maintenace Disposal • Identifikasi kebutuhan • Review pilihan • Cost/benefit
• Non assets alternatives • Evaluasi resiko • Core –aset milik • Aset sewa • Kerjasama • Habis ekonomis • Replacement • Renewel • Redeployment • Optimalisasi kinerja • Program maintenance • Penilaian aset • Kondisi dan penggunaan
Monitoring and Performance management • Continous monitoring • Pengukuran • Pencapaian hasil “SUSTAINING ASSETS” SUSTAINABLE DEVELOPMENT Planning
Biaya Perencanaan : Biaya yang terkait dengan penyusunan solusi aset sampai pada tahap aset siap deiperoleh/diadakan ◦Studi ilmiah
◦Lamporan dampak lingkungan
◦Studi kelayakan
Biaya Pengadaan : Terkait dengan pengadaan awal aset ◦Biaya bangunan/konstruksi
◦Biaya komisi
◦Biaya pengangkutan dan pemasangan/instalasi
Biaya Operasi dan Pemeliharaan : Pengeluaran atas operasi sehari-hari dari suatu peralatan/aset.
◦Biaya energi
◦Pembersihan
◦Pemeliharaan
◦Operator
Biaya Penghapusan : Mencakup kerugian finansial atas penghapusan aset sebelum berakhirnya umur manfaat yang diharapkan
the assessment and comparison of
options/alternatives during the design/
acquisition phase
Considers all cost components within asset options over the
asset’s life
Does not directly consider benefits or revenue streams that are
generally assumed to be equal amongst the options being compared (benefits and revenues are considered in the evaluation of options).
The purpose of an LCCA is to estimate the
overall costs of project alternatives and to
select the design that ensures the facility will
provide the lowest overall cost of ownership
consistent with its quality and function.
TYPES OF LIFE CYCLE DATA OCCUPANCY DATA Occupancy Profile Functionality Hours of Life Particular Features PHYSICAL DATA Superficial floor area Types of Boilers/Heating
System Windows area Functional area Number of Occupants
Walls & Ceilings Number of Sanitary Fittings COST DATA Acquisition Cost Capital Cost Taxes Inflation Discount Rate Management Cost Replacement Cost Maintenance Cost Operating Cost Cleaning Cost Demolition Cost Insurance PERFORMANCE DATA Maintenance Cycles Cleaning Cycles Thermal Conductivitiy Occupancy Time Electricity Gas QUALITY DATA Condition of : -Sanitary Fittings -Pipework -Furnishing -Boiler -Decoration -Fabric -Road Surfing
Formula Dasar :
LCC = Initial Cost + Future Cost – Salvage value
LCC Calculation (for Building) :
LCC = I + Repl + E + W + OM&R + O - Res
I = PV investment costs (if incurred at base date, they need not be
discounted)
Repl = PV capital replacement costs E = PV of energy costs
W = PV of water costs
OM&R = PV of non-fuel operating, maintenance and repair costs O = PV of other costs
Res = PV residual value (resale value, salvage value) less disposal costs
Initial Costs—Purchase, Acquisition,
Construction Costs
Fuel Costs
Operation, Maintenance, and Repair Costs
Replacement Costs
Residual Values—Resale or Salvage Values or
Disposal Costs
Finance Charges—Loan Interest Payments, Tax
Non-Monetary Benefits or Costs
Initial costsmay include capital investment costs for land
acquisition, construction, or renovation and for the equipment needed to operate a facility
Energy and Water Costs
Replacement Costs : depend on the estimated life of the
system and the length of the study period
Residual Values : is its remaining value at the end of the
study period, or at the time it is replaced during the study period. Residual values can be based on value in place, resale value, salvage value, or scrap value, net of any selling, conversion, or disposal costs
component performance
(detail design,
workmanship, building use, client attitude to maintenance, exposure, weather climate and so on that effect to the building condition)
building life
(the assumption on the economiclife span of the building)
inflation
technological change and fashion
Alternatif A :
◦Capital Cost $ 100.000
◦Predicted annual maintenance $ 2000
Alternatif B :
◦Capital Cost $ 120.000
◦Predicted annual maintenance $ 500
Result (after 60 years operation) : Total Outlay of A $ 220.000 Total Outlay of B $ 150.000 Is that so simple ?
Cash Flow Year (s) Discount Factor Present Value
100.000 1 1 100.000 2.000 1 - 60 11,48 22.096 (x 60 years) 220.000 122.096 ALTERNATIF A
Cash Flow Year (s) Discount Factor Present Value
120.000 1 1 120.000 500 1 - 60 11,48 5.524 (x 60 years) 150.000 125.524 ALTERNATIF B
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25/05/2011 22 1. Payback Method
The length of time taken for the returns from an investment to equal the intial outlay. Where the proceeds are the same each year the payback period is obtained by dividing the initial outlay by the annual proceeds
If roof insulation will cost $100 and the annual saving on fuel is estimated as $20 the payback period is 5 years. This can be compared with the payback periods for other type of insulation; e.g. cavity-wall filling or double glazing to determine which type offers the best value
Metode ini mengukur seberapa cepat investasi bisa kembali. Bila periode payback ini lebih pendek daripada yang diisyaratkan, maka proyek dikatakan
menguntungkan, sedang kalau lebih lama maka proyek ditolak.
Metode ini mengukur seberapa cepat suatu investasi bisa kembali, maka dasar yang dipergunakan adalah aliran kas, bukan lab. Untuk itu kita hitung aliran kas proyek tersebut.
Problem utama dari metode ini adalah sulitnya
menentukan payback maksimum. Dalam prakteknya yang dipergunakan adalah payback umumnya dari perusahaan-perusahaan sejenis.
Kelemahan metode payback
1.Diabaikan nilai waktu uang
2.Diabaikan aliran kas setelah periode payback Payback period (PBP) adalah jangka waktu tertentu yang
menunjukkan terjadinya arus permintaan (Cash in Flow) secara kumulatif sama dengan jumlah investasi dalam bentuk Present Value
Also known the present worth method and involves discounting all future cash flows to a common base year. The formulas given earlier in this chapter for PV of $1 and PV of $1 per annum may be used for this purpose although it is probably easier to look up the factors in the standard tables. It should be noted that the analysis is particulary sensitive to the rate of interest used and, therefore, this must be choosen with care.
For e.g. the total PV of repainting a building every 5 years over an anticipated life of 39 years (last repainting in year 25) will vary as follows for different rate of interest. For the purpose of this example the repainting cost has been estimated to be $200 and no allowance made for inflation.
25/05/2011 25
NPV adalah kriteria invetasi yang banyak
digunakan dalam mengukur apakah suatu
proyek feasible atau tidak. Perhitungan
NPV merupakan net benefit yang telah
didiscount dengan menggunakan social
opportunity cost of Capital (SOCC)
sebagai Discount Factor. Secara singkat
Formula untuk Net Present Value adalah
sebagai berikut :
25/05/2011 26 Dimana NB = Net Benefit = Benefit – Cost
C = Biaya Invetasi + Biaya Operasi B = Benefit yang telah didiscount I = discount factor n = Tahun (waktu)
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25/05/2011 27Apabila hasil perhitungan Net Present
Value lebih besar dari nol dikatakan
usaha/proyek tersebut feasible (go) untuk
dilaksanakan. Hasil perhitungan Net
Present Value sama dengan nol ini berarti
proyek tersebut berada dalam keadaan
Break Even Point (BEP) dimana TR = TC
dalam bentuk Present Value
25/05/2011 28
Lowest LCC (for determining
cost-effectiveness)
NS > 0 (for determining cost-effectiveness)
SIR > 1 (for ranking projects)
AIRR > discount rate (for ranking projects)
SPB, DPB < than study period (for screening
projects)
NS = Net Savings: operational savings less difference in capital investment costs
SIR = Savings-to-Investment Ratio: ratio of
operational savings to difference in capital investment costs
AIRR = Adjusted Internal Rate of Return: annual yield from an alternative over the study period, taking into account reinvestment of interim returns at the discount rate
SPB = Simple Payback: time required for the cumulative savings from an alternative to recover its initial investment cost and other accrued costs, without taking into account the time value of money DPB = Discounted Payback: time required for the
Sebuah mesin yang telah beroperasi selama 3 tahun dengan teknologi lama dan mempunyai biaya operasional lebih tinggi dibandingkan mesin baru.
Alternatif A :
Memperbaiki mesin lama dengan biaya $ 100.000 dan biaya operasional $ 2.000 pertahun. Mesin ini masih bisa beroperasi 6 tahun lagi.
Alternatif B :
Membeli mesin baru seharga $ 150.000 dengan biaya operasional $ 500 pertahun. Mesin baru ini memiliki usia ekonomis selama 10 tahun.
Net Discounting Presentday TAHUN Cost Factor @9% Cost
0 100.000 1,0000 100.000 1 2.000 0,9174 1.835 2 2.000 0,8417 1.683 3 2.000 0,7722 1.544 4 2.000 0,7084 1.417 5 2.000 0,6499 1.300 6 2.000 0,5963 1.193 7 8 9 10 TOTAL 112.000 4,4859 108.972
Metode Equivalent Annual Cost Proposal A
Equivalent Annual Cost =Net Present Value Present value of $1 per annum = 108.972
4,485919 = 24.292
ALTERNATIF A
Net Discounting Presentday TAHUN Cost Factor @9% Cost
0 150.000 1,0000 150.000 1 500 0,9174 459 2 500 0,8417 421 3 500 0,7722 386 4 500 0,7084 354 5 500 0,6499 325 6 500 0,5963 298 7 500 0,5470 274 8 500 0,5019 251 9 500 0,4604 230 10 500 0,4224 211 TOTAL 155.000 6,4177 153.209
Metode Equivalent Annual Cost Proposal A
Equivalent Annual Cost = Net Present Value Present value of $1 per annum = 153.209 6,417658 = 23.873 ALTERNATIF B
