Factors influencing the implementation of the raised floor system in Australian office buildings

Raised floor systems (RFS) were initially developed for computer room applications. As an alternative for general office space fitout, they have not been widely accepted, particularly in Australia. Despite the potential exhibited, such as improved ventilation and air quality when used with underfloor sub-systems, and the flexibility for office space reconfiguration, RFS implementation had encountered problems, ranging from the excessive costs perceived by owners and developers, to the lack of technical expertise among builders and contractors on the installation of RFS and specialized components. In the research work reported in this article, these problems were identified together with the highlighting of 44 Significant Influence Factors (SIFs). This was achieved through RFS product study, questionnaire survey, interviews and site observations. These SIFs and problems were then amplified in the research by industry focus groups and life cycle cost comparison between RFS and ceiling based fitout methods. The resulting 36 Project Level Critical Factors (PLCFs) pertaining to fitout design, construction, operation and maintenance were then considered in a constructability study, which established an integrated constructability framework for RFS fitout implementation, the most appropriate contracting strategy, and a process-based model for RFS product selection under local conditions. A set of guidelines that recommend main activities and subsidiary tasks through five stages of RFS project implementation was also presented. These findings will contribute to improved awareness, adoption rate and implementation efficiency of RFS fitout in the Australian office building industry.