Three World Trends Building and Construction revisited Transactions or Value growing New Economy at horizon

1. OPEN
BUILDING
AS
ENTRY
TO
CIRCULAR
ECONOMY
BUILDINGS
@remkozuidema
remko.zuidema@briqs.org

2. Agenda
• Three
World
Trends
• Building
and
Construc<on
revisited
• Transac<ons
or
Value
growing
• New
Economy
at
horizon
>>
>>
>>

3. Implemen<ng
circular
economy
in
urban
build
environment
in
The
Netherlands
Remko
Zuidema
Research
-­‐
Educate
-­‐
Organize
Fit-­‐Out
Mastery
new
economy

4. My
past
performance
Duurzaam
Grondstoffen
Beheer.nl

5. Circular
Economy
Basis
materials
tracing
based
on:
• Concentra<on
• Purity
• Structure
Buildings
cover
1/3rd
of
materials!

6. When
does
economy
work?
Scarcity
+
Prosperity
According
to
em.prof.dr.Heertje
Value
is
an
opinion!
Whoever
calls
upon
this
opinion?

7. “The
only
constant
is
change”
Heraclitus,
Greek
philosopher
(app.
500
BC)
Use
in
movement?

8. User
interests
(B2C)
Trends:
-­‐ Ac<vi<es
change
faster
-­‐ Mutual
differences
enlarge
-­‐ Value
more
important
Health
as
Mega
trend:
Nutri<on
>>
Clothing
>>
Housing
!!
-­‐ Do
we
have
control?

9. 3
types
of
investment
• Shares
(piece
of
company
ownership)
• Bonds
(loan
to
country
or
company)
• Real
Estate
(owning
or
funds)
Totally
different
approach;
non-­‐technical!

10. Investors
interests
(B2B)
Trends:
-­‐ Maximal
return
on
investment
-­‐ Cash
vs
value
-­‐ Minimal
risk
on
unlefable
merchantability
Transparency
on
what?
Secrecy
on
how
much?

11. From
linear
to
circular
Steps
to
take
–
value
to
make

12. Material
track
value
break!

13. Anyone
new
on
the
planet?
Explosion?
2025:
Asia
to
60%

14. Difference
Building
vs
Product?
• Change
from
hun<ng
to
farming
• makes
us
stay
at
one
place
• able
to
make
stone
homes
• and
mul<ple
stories

15. #
<mes
in
lifecycle:
0x
Site
forever
1x
Structure
50-­‐100
years
3x
Skin
30-­‐40
years
4x
Services
20-­‐40
years
5x
Services
10-­‐20
years
7x
Spaces
5-­‐10
years
9x
Stuff
1-­‐5
years
Beyond
structure
life
you
find
demoli<on
and
materials
Average
building
part
life
span
User
<>
Owner
<>
Soc
Steward
Brand
1994

16. What
to
do
differently?
From
Linear
to
Circular
Buildings
requests
for
arranging
ownership
aper
demolishing!
Especially
for
products
and
materials!

17. Remaining
aper
build
/
prepare
+
maintain
Registrate
building
materials
Fase:
Level:
Strategic
Plan
Make
Use
Structure/
foundaGon
Report
Report
Report
Skin/
façade
Report
Report
Services/
uGlity
Report
Report
SeparaGons
/
interior
Report
Report
Report
Report
Report
Report
Site/
area
Report
Report
Report
Report
Discard
Report
Report
Report
Report
Stuff/
furniture
Report
Report
Report
Report
Report
End
User<>
Investor
<>
Society

18. Building
industry
&
trade
Real
Estate
Linear
from
Cradle
to
Grave
Elements
Materials
Products
Wholesale
Builder
Investor
Sub
builders
Service
provider
Governance
(Law
&
control)
RA
Agent
b/s
Bank/
finance
Administrator
Re-­‐use
Constr.
engineer
Building
physics
Service
consultant
Construc<on
costs
Architect
User
Administrator
/
Commissioner
Designer
/
Consultant
Builder
/
Service
provider
Industry
/
Materials
Demoli<on
Design
&
Construc?on
Materials
Developer
User

19. Circular
from
Cradle
to
Cradle
Organizing
Materials
Products
Governance
(Laws
&
control)
Buy
/
Rent
Finance
Administrator
Recycling
Disassembly
Construc<on
Building
physics
Service
system
LCA
Costs
Esth.
Design
Improvements
Adjustments
Investor
Wholesale
Building
industry,
construc?on
and
real
estate
Materials
Design
&
Pre-­‐Construc?on
Concepts
book
Owning
User
Administrator
/
Commissioner
Designer
/
Consultant
Builder
/
Service
provider
Industry
/
Materials
Performance
Contract
User

20. 9
circular
levels
in
products
① Avoid
use
② Reduce
use
③ Product
reuse
④ Repair
&
Maintain
⑤ Product
refurbishing
⑥ Product
remake
⑦ Product
reuse
elsewhere
⑧ Reuse
materials
⑨ Energy
recovery
materials
Labour:
Much
(re)use
Lifle
(re)use
Materials:
Lifle
(re)use
Much
(re)use
Level
of
circularity:

21. How
the
world
turns
Real
Estate
Design
&
RealisaGon
Industry
and
trade
Occupants
&
Tenants
Basic
Materials
Project
PorEolio
Buildmarket
Ac?vi?es
Market
Elsewhere?
Shops,
Internetshop,
Buildingmarket
etc.

22. Five
worlds
of
building
business
Real
Estate
Design
&
RealisaGon
Industry
and
trade
Occupants
&
Tenants
Basic
Materials
Project
PorEolio
Buildmarket
Ac?vi?es
Market

23. From
material
to
End-­‐User
Real
Estate
Design
&
ConstucGon
Industry
and
trade
Occupants
&
Tenants
Basic
Materials
Project
PorEolio
Buildmarket
Ac?vi?es
Market
Skin
Nuts-­‐/Building
Services
User
Services
Separa<ons
Structure
Stuff/
Fixed
Furniture
Investor
Base
Building
User
Fit-­‐Out
Stone/
Glass
Plas<cs
Sand/
Grind
Metals
Wood
Tex<le
(Etcetera)
(Etcetera)
(Etcetera)
Window
frames
Airco
system
Wallssytem
Kitchen
Floor
slabs
Energy
storage
Owner
Civil
Engineering
B2G
Furniture
B2B
/
B2C
Urban
Tissue
/
Site
User
/
loose
Furniture
&
Stuff

24. Three
separated
economic
areas
Real
Estate
Design
&
ConstucGon
Industry
and
trade
Occupants
&
Tenants
Basic
Materials
Project
PorEolio
Buildmarket
Ac?vi?es
Market
Building
Industry
B2C
Building
Industry
B2B
Investor
Base
Building
User
Fit-­‐Out
Urban
Tissue
/
Site
Civil
Engineering
B2G
User
/
loose
Furniture
&
Stuff
Furniture
B2B
/
B2C

25. Transac<on
of
Cash
vs
Value
Who
needs
/
gets
value?
End-­‐User,
Investor
and
local
Government
NEW:
Building
industry
B2G+B2B+B2C
Everybody
else
needs
Transac<on
Profit!

26. Contract
(re)forms
in
Real
Estate
Five
different
lease
agreement
op<ons
between
investor
and
end-­‐user
Fase:
Level:
FullOwner
Landlease
O
O
O
End
User
<>
Investor
Type:
Level:
Base
Building
Fit-­‐Out
Site
/
Area
Furniture
/
Stuff
BuyRent
O
O
Rent
O
O
FullRental
O

27. Circular
building
ownership?
Tastes
of
law:
(NL)
Merge?
(B)
Return?
(D)
Share?
(F)
Revive?
(EU)
Split?
download
at:
briqs.org
2015:
ECB
in
charge
for
major
EU
banks?

28. What
do
we
need?
• Financial
models
in
real
estate
including
material
value
in
<me
• Ownership
revised
staying
simple
and
transparent
• Contract
models
for
building
industry
to
stay
user
involved
• Real
<me
measuring
of
performance,
costs
and
value
opportuni<es

29. Five
economics
needing
a
twist
• End-­‐User
• Investor
• Local
Government
• Building
Industry
B2B
• Building
Industry
B2C
No
pilot,
just
projects
to
do:
Circular
Building
Hoofddorp
(Schiphol)

30. @RemkoZuidema
remko.zuidema@briqs.org
September
2015
ETH
Zurich
|
Circular
Build
Environment