Terotechnological optimality in construction

Conditions for optimum utilisation as measured by minimum total life cycle cost of initial capital, maintenance, energy and other recurrent costs for a given level of building service have been studied theoretically. Evaluation of these conditions suggests that, for Australian conditions, society is paying a surcharge above the minimum cost for its buildings over their whole life cycles. This surcharge provides a measure of the trade-off between price and convenience for a given level of utility to building owners. Action to reduce it to anywhere near the theoretical limit would revolutionise building design, practises, standards and regulations. Although technological constraints probably prevent the theoretical optimum from being attainable, savings of 10% in capital costs with corresponding savings of 7% in discounted total life costs for commercial buildings appear to be practically achievable. The economic, technical and social significance of these tentative conclusions suggest the need for more detailed research, the direction of which is outlined.