carbon

World Green Building Week special: When value engineering costs the earth

In the run up to World Green Building Week, we’ve been thinking about its #ActOnClimate campaign. In particular, we’ve been thinking about how project managers and quantity surveyors can drive design teams to improve an area that is often missed out on in climate talks: value engineering.

Carbon reduction in buildings has come a long way but we are still behind the curve compared to other industries. Why? Put simply, the willingness to pay for it is still lacking. Quantity surveyors control the purse strings and understand how funds can be spent wisely, but can we factor more sustainable decisions in to the process?

This week, we are releasing an article written by Natalia Ford, Energy & Sustainability Consultant at TFT and Eva MacNamara, Associate at Expedition Engineering to highlight how the design team can do better for our future.


When value engineering costs the Earth

As part of multidisciplinary project teams, members collaborate to achieve a balance of several drivers whilst meeting the client’s brief.

Over the last year, over 1500 organisations comprising architects, engineers, contractors, consultants, and project managers have signed up to the ‘Declare’ movement[i], committing to undertake design and construction with significantly less carbon. This is a leap forward in terms of sustainable development intentions by a large portion of the built environment sector.

However, moving away from bolt on sustainability services towards integrated, holistic and sustainable system design requires a fundamental rethink of the design process. And yet one of the fundamental steps that the sector needs to take is to integrate three key gatekeepers of our build processes: project managers, quantity surveyors and the procurement chain.

“Value engineering is used to solve problems and identify and eliminate unwanted costs, whilst improving function and quality.”


Designing Buildings Wiki

Value engineering for good

In its best possible incarnation, value engineering can get the best out of a design. Some everyday examples of how value engineering can benefit the environment around us include:

  • Using a salvaged/reconditioned raised access floor system instead of installing a brand new one. 
  • Prolonging the life of well-maintained HVAC systems rather than automatically replacing them because the original systems have exceeded CIBSE life expectancy guidelines.
  • Using natural materials to replace more carbon intensive, mass produced materials such as PVC.
  • Designing out components – e.g. avoiding the use of mastic and sealants to waterproof joints.
  • Careful modelling of building performance in use to optimise plant size.

However, at its worst, value engineering could literally cost us the earth. The decisions designers and contractors make now must move us towards Net Zero and it is fundamentally important that those in control of budgets understand the impact of changes to an optimised low carbon design. A tight specification that integrates carbon is essential for good intentions not to be undermined by contractual ‘opportunities’.

Never has a good brief been more important

Clients need to lead in their requirements for moving towards Net Zero. Our respective Declare movements demand that we design and build in the right way. However, if the same goal isn’t shared by our clients, it is quite possible that whilst the value engineering process may satisfy increases in value for cost, programme and quality, the effect on climate and carbon isn’t quantified in the same way. 

So, how do we change our processes to achieve a sustainable built environment?

1. Baking and knitting skills – a Project Manager’s discipline

Firstly, project managers are responsible for a setting the tone and the ambition of the project, not to mention the considerable amount of “knitting” that has to happen between the different disciplines. Knowing that sustainability should be baked in from RIBA Stage 1, and not the last thing on the DTM agenda, or bringing in sustainability consultants purely for a planning submission, changes how sustainability is managed and considered throughout the design phase. Advocating to clients at RIBA Stage 0 for a sustainability process to be included can drastically change the project outcomes and value (Yes, even at RIBA Stage 0 there are issues that sustainability professionals can shed light on such as future proofing and circular economy!)

2. Carbon – a Quantity Surveyor’s dream

Secondly, the best Quantity Surveyors (QS) understand the balance of drivers that a design team works with and how best value is attained. Many of these drivers are qualitative and subjective. Carbon, on the other hand, is mostly quantitative* and is highly suited to being part of the QS domain. They measure what they can measure very well, and not what they can’t. Carbon needs to be another column on the QS cost plan.

*Using PAS 2080, EN 15978, the RICS Methodology and some LCA software

3. Procurement – a direct cost link we can’t ignore

Procurement is where the rubber meets the road in terms of carbon. Whether the years of low carbon design work and planning is seen through to the end of construction will be determined by how closely the procurement chain, which can be highly fragmented, follows the product and performance specification.

Designers and contractors need to bring the PM and QS communities and the procurement chain with us on the multiple sustainability narratives we are working through as a sector including low carbon, whole life carbon and cost, and circular economy. Sustainability professionals understand how a value engineering tweak can significantly impact on these sustainability outcomes. QS professionals are well placed to understand how the desirable sustainability outcomes can impact on the other traditional client drivers. Striking that balance and finding our new normal is difficult but currently, the balance is still weighted towards cost and business directives.


Including these disciplines to achieve the sustainability objectives of a project will contribute to making sustainability a front runner in the value engineering balancing act.

Let’s value engineer the Earth in.

[i] Construction Declares www.constructiondeclares.com covering Architects, Building Services, Civil Engineers, Contractors, Landscape Architects, Project Managers and Structural Engineers Declare pages.

Sustainable buildings: climate adaptation and whole life costing

As investors and occupiers place sustainability outcomes higher on their strategic priorities, TFT advice is helping project teams align their sustainable and commercial agendas. Here, we talk about climate change adaptation and whole life costing – two topics which directly marry up commercial and the sustainable concerns.

There are many opportunities to contribute to more sustainable outcomes across the building life-cycle, and to prove the commercial benefits of doing so. TFT Sustainability Associate, Oliver Morris, spoke at the RICS conference on this topic, drawing on TFT’s experience in project teams and as client advisers for building investors and occupiers alike.

Looking for an introduction to aligning commercial and sustainable outcomes? This article explains the importance of long-term thinking and TFT’s approach to design for performance, here.

In this article, we’ll discuss two issues which affect the whole project team and directly impact building longevity and value.

Climate change adaptation

One of the most acute risks to sustainable building performance for investors and building owners is the impact of extreme weather patterns.

The obvious impacts can include physical damage from wind, rain and flooding. But more extreme seasonal temperatures could negatively impact thermal comfort, or increase HVAC use to keep occupants comfortable through the year, which means more frequent plant maintenance or replacement.

Mitigating these risks means designing and building with future weather and climate projections in mind. The most adaptable and durable buildings will maintain their physical integrity and the comfort and wellbeing of its users – adding up to a better-performing asset in the long term.

Whole life cost analysis

In following a strategy for in-use performance, and factoring in the risks of climate change on a building’s future, whole-life costing analysis can help identify the value of building materials in terms of their contribution to a more useful lifespan.

Whole Life Costing allows us to understand the full picture of a building’s requirements across its lifecycle. It provides a commercial basis for improving specification and justifying sustainable materials or systems which improve the financial outlook across a building’s life.

By providing more transparency of potential costs through a building’s life cycle can give investors, development and asset managers more confidence in moving towards business ‘as unusual’ and realising the economic benefits of embedding sustainability as a core design principle. With the increasing Net Zero Carbon agenda within the industry undertaking Whole Life Costing with Whole Life Carbon (Confusingly the same acronym) assessments can highlight the relationship between reducing a building’s operational and embodied carbon emissions with operational costs.

These areas impact all aspects of the building lifecycle, and we at TFT have the scope to identify the opportunities and drive collective responsibility for acting on them. Challenging project teams and other stakeholders to move away from business as usual will be crucial to help us all advance better buildings for the future – and not a moment too soon.

Would you like more information on any of the subjects discussed in this article? Contact Mat Lown, TFT Partner and Head of Sustainability.