Efficiency and Economy

Progress, Volume XI, Issue 2, 1 October 1915, Page 446

Efficiency and Economy

By J. W. Hoggson in “ Building Management ”

Modern Building Practice

Building economically does not mean to spend the smallest possible amount of money on a building to cover a given space. It means to obtain the most convenient arrangement of space, the most appropriate type of building for the purpose, and the greatest value for the money expended. The first and greatest economy to be sought in the construction of a building is in apportioning the space to the best advantage, and this means not the ordinary planning by the architect, but a further minute arrangement of space to suit the use of the occupant. A perfectly good plan by an architect, well balanced, symmetrical and admirable so far as it goes architecturally, may contain fatal flaws when the furniture or paraphernalia to fit it for the use of the occupant is placed, hence the logical method is to plan from the inside out, to use the services of a building manager, or interior designer, who represents the owner, in collaboration with the architect, who, deeply immersed in the problems of construction, fails to recognise the enormous importance of arrangement, if, indeed, he has the knowledge or experience to successfully cope with the subject. The height of ceilings, the distance light will carry in an office room or apartment, the proper and economical width and lighting of corridors, the size of rooms .or offices, the arrangement of lighting, the possible position of furniture, and ventilation, are all questions among the rudimentary ones to the interior designer, and as he is being consulted more and more in the planning of space, buildings are being reduced in size to a given area— rentable space at a better price, and by reducing the initial investment increasing the rate of income very materially. The selection of an architect to design a building is a most serious matter. Architecture is only slightly like medicine or law, for most architects are yet ‘ general practitioners” and cheerfully essay to design any kind of a structure, previous inexperience causing no qualms nor fears of failure. A man who has made a success of picturesque country buildings, to start on a modern skyscraper is pretty apt to cost the owner a considerable sum through his inexperience. So the selection of a designer for a building should be made of some one who has learned through long experience and practice, and, finding the troubles, comes to the problem with knowledge and experience gained through work of similar nature. If the building owner can obtain the aid of some one who is familiar with the work of many architects and who is competent to select a specialist, the owner will never regret it; the specialist’s fee is earned many times over by the special training he is able to bring to the solution of the problem. -

And now, as to what is ordinarily meant by economy. It is the expenditure of as little time, effort and money as possible to secure the desired result in a building operation. The waste of time in preparing plans and specifications is enormous and occurs principally because the designer does not know costs and hence draws plans for something that he finds out afterwards cannot be built. A knowledge of what a thing ought to cost is. the safeguard that a man in any business must have to make a successand in building, with the price of labour and material constantly fluctuating, no one but an organization combining both the features of designing and constructing buildings is able to figure the unit of value on each part of the work and can possibly tell what the cost of a certain building ought to be.

In reference to the cost of labour and material in the buildings, and the best way to get the best value, competition is of some value to the man or firm that knows values. Though two merchants having the same article on their shelves and offering it for sale in competition would ultimately reach a point where they would probably, by agreement, place on their wares a price that was sufficient to support the two merchants. It must be borne in mind, however, that in a building operation the large item is labour, and granting all the advantages that good purchasing does for a job, the services to be renderedthe labour cost is the principal expense. It seems to be overlooked by many owners that it is often as dangerous to employ contractors by competition and force them to execute a contract that is a

Competition demonstrates nothing and is of no help whatever to the owner if he has no one to tell him whether the lowest of several bids is high or low. Therefore, the first saving to make is to be sure that the building proposed can be built within the appropriation. As to a saving in effort, bother, worry and annoyance: Why should not an owner who determines to put up a building, and is willing to expend a reasonable amount of money for the purpose, be able to go to some one firm and order a building, as a navigation company orders a ship, complete, ready for sea? I firmly believe that the time is coming, and soon, when this will be possible. There is no reason why a man who builds in the expectation of receiving a return on his investment of 8 per cent, should find out when his building is finished that his return is less than half this percentage; and this is what happens, very, very often.

hardship for them, as it would be to employ in the same way a doctor or a lawyer. The service to be rendered can vary so much and still be within the strict terms of the contract. I say then, select a builder as you would a lawyer for the service he is to render, and agree on his remuneration, obtaining a filling enthusiastic service. Look well into his record, his ability to purchase, to take advantage of all cash discounts, his organisation, equipment, and his method of handling the work. See if he uses up-to-date management in his scheduling of jobs and in the fabrication as well as the manufacture of parts in his . mill. : All these things are of more importance than the price he quotes, for no bond, no guarantee, no promise by an incompetent contractor can make good his failure in these essentials. Employ first your interior designer or building manager, make him responsible for the arrangement of space and for the furnishing of such

space for the occupants of the building (whether you buy the furniture or not), hire then your builder and agree with him on a remuneration that you know to be a fair one for him and you, and obtain all his enthusiasm and experience in adjusting practical details and costs with the architect, make him responsible for a satisfactory result—that is, a satisfactory building within a price you are willing to spend. The elimination of waste of time and effort in the preparation of plans under this method as well as the saving effected in obtaining bids, and adjusting costs which ordinarily the architect undertakes, and which

gressed and not to finish up all the drawings, have them approved by the owner, and find afterwards that the bids were all over 25 per cent, higher than the appropriation, necessitating a revision of his work or new plans. This method allows the architect a greater profit than he obtains in the competitive way— the more efficient manner of going at it, and the reduced expense necessary to accomplish his task. If an owner proceeds to build without absolute assurance as to the limit of cost, the operation partakes more of the nature of a speculation than of safe investment. . .

Only when he has provided a financial safeguard against all contingencies, of which the above are but a few, is he making a sound investment. A building operation may be considered successful when the owner is fully satisfied regarding all of the following seven essentials:— 1. Cost, The building to be worth all that it cost, and, if a renting building, to produce a satisfactory yield on the total investment. Z. Appearance. The building to possess architectural character suitable to its location and purpose, and to deserve admiration as long as it stands.

7. Service. The building operation to have been conducted in such a manner as to leave the owner free from every care and responsibility, excepting the approval of plans and materials, and the meeting of payments, ' Any building may measure up to one, or perhaps several, of these essentials. Pew buildings measure up to all of them, Nothing concerning a contemplated building should be definitely decided until all things concerning it are ready to decide. To prevent excessive expenditure en one part, and inadequate expenditure upon an-

New Zealand’s Parliament Buildings

This illustration diom thenfhdU Parliament Building together with the temporary legislative building, formerly Government House, marked “A.” The first portion of the new Parliament Building contract is shown in the centre of the photograph B indicates the centre of the new building which when finished will extend to the left as far as the porch of old Government House. “C” is the position of the new House of Representatives, where the brickwork and steelwork have reached roof level. 1 U is the beddon statue by the famous English sculptor Brock, recently unveiled, and "I E ” the Parliament Library. Tho facade of the new building will reach the same level as this building.

should be taken care of by the business organisation of the builder entirely fitted for such work, will allow the architect to give much more attention to your job than he ordinarily can afford to. It has been said that no architect makes any money until he has more business than he can properly attend to, and if this is so it is a way to enablii|vhim to put in his personal time and give proper attention to work of the people who employ him, for such an arrangement would allow him to get his costs as hjs plans pro-

Usually the owner does go ahead without adequate guarantee of the limit of cost. He does not protect himself against errors in plans, specifications and estimates. If the discovery of errors necessitates extra charges later, he must pay them ; if they go undetected his building may be defective and he may suffer from its diminished equity and earning power ; if plans and specifications are slighted in execution—if mismanagement occurs— the building is not ready to earn income when expected, he must suffer loss

3. Arrangement. The building to afford maximum facilities to its occupants. 4. _ Decoration and furnishing. The interior of the building to possess artistic unity, appropriateness and to afford comfort and convenience. 5. Stability. The building to withstand properly the wear and tear of time and use. 6. Speed. The building operation to have oceupied the shortest time consistent with the quality and extent of the work.

other, work is not begun until all features have been brought to proper financial relationship. Under a building method which guarantees a limit of cost, no work can proceed until the wishes of the owner and his appropriation reach a well-balanced meeting point. If this meeting point is not reached, the owner should not be obliged to proceed. He should not be committed to spend a sovereign on his building until he is fully satisfied as to plans, specifications and cost.