Definition And Concepts In Building Refurbishment Construction Essay

Definition And Concepts In Building Refurbishment Construction Essay Although building cannot have an infinite economic life, it is widely acknowledged that the process of fabric and structural decline can be slowed down by routine maintenance programs. Occasionally, a shortsighted slumlord will direct a property manager to operate a property to get the maximum returns in term of rental. This usually occurs when an owner refuses to make any repairs except those necessary to keep the property operating. This type of owner treats building as an operating asset in state of an investment. Nowadays, this kind of situation is getting lesser and lesser cause more and more office building is being held as investment by public listed company of good reputation. This is true especially for building acquired and maintained by REITs company as the property portfolio. Nowadays, more building owners treat their property as an investment. This is especially true when they engage the service of a property manager. In this situation, property is being exploited by achieving the best return on capital possible and generates productivity from occupier. At the same time, the property will also be well managed in order to add capital appreciation to the property. Failure to maintain the property regularly can impair the structural integrity of the fabric, accelerating the decline in investment returns until the point where refurbishment options need to be considered (John R. Mansfield, 2000). Technically, refurbishment is the process of making as good as new, including essential modernization and renovations. But, Quah suggests that à ¢Ã¢â€š ¬Ã…“refurbishmentà ¢Ã¢â€š ¬Ã‚  has become a generic, interchangeable term, apparently distinguishable from other specialist activities. Therefore, a clear definition of refurbishment is being quoted from other researchers to clear the doubts. Egbu (1996) considers à ¢Ã¢â€š ¬Ã…“refurbishmentà ¢Ã¢â€š ¬Ã‚  to encompass rehabilitation, alteration, adaption, extension, improvement, modernization and repair work carried out to an existing building to permit it reuse for various specific reasons. This definition tells the main reasons of refurbishment, which is to make sure a building is able to operate continuously, and offer better services that suit the demand of the tenants. Normally owners have different perspective when it comes to decide whether to refurbish or redevelop their office building. There are also no rules in the decision-making for refurbishment or redevelopment of office building. But, Reginald Lee from university of Reading has formulated three important issues when it comes to the stage when decision is required. The existing condition of the building needs to be surveyed. If the structural was sound, refurbishment might be considered. If it was very dilapidated, demolition and redevelopment mould probably be the only realistic course of action. This might occur where the structure has been allowed to deteriorate over a no of years, beyond useful refurbishment. The third issue concerning desirable level of refurbishment cannot be considered in isolation. As construction resource is limited and required a large amount of capital, a correct decision is important. Refurbishment by arresting decay extends the physical life of a building, thereby delays and defers expenditure on redevelopment to a large extend this will depend upon the degree to which it is possible to modify the internal layout to accommodate changing tenants requirements there is thus a relationship between the adaptability of the design, building life, maintenance costs and new construction cost. Older building do not make the best possible use of space for modern-day use. Normally in Malaysia, a design efficiency of 75% is considered the desirable norm of an office building. New high rise building aim to have a design efficiency of above 75% whereas buildings constructed between 1920 and 1970 have at best 60% to 70% efficiency. In order to adapt a building for today processes, refurbishment may become so intensive to make redevelopment a better alternative. Better use of space can often be achieved by a completely new design. If the existing space available is insufficient, the possibility of extending the premises may be considered. If space around the site does not permit this approach, some form of redevelopment may become essential. Te efficiency ratio (net let table area divided by gross floor area) of older buildings. A well conceived building today can have an efficiency ratio of about 80% If building cost is expected to rise drastically in the future, it is better not to postponed the decision for redevelopment by choosing refurbishment. The expected rise in building cost will have an effect on the decision

Latin American Hydroelectricity Research :: essays papers

Latin American Hydroelectricity Research Financial Analysis of Latin America Opportunity The following is an illustration of the financial feasibility of a joint venture hydro electricity power plant project in Central America. Estimating the estimated costs of our proposed project, our group chose to use Commonwealth Edison as a comparison. Commonwealth Edison, a subsidiary of Unicom Corp, is used as an assessment of our hypothetical costs of providing electricity for Central America. Using Commonwealth Edison we feel provides a good measure of the validity of estimated costs our corporation would incur. Generally Accepted Accounting Principals (GAAP), used by all U.S. corporations, is the highest standard in the world in determining the validity of a corporation's financial statements. In the subsequent paragraphs, we will demonstrate costs of the joint venture project. Future growth rates in Central America market share for electricity will be projected as well. One of the benefits that our corporation will have in expansion to Central America is a lower cost of capital. A substantially larger pool of investors would provide a larger supply of loanable funds. Having a greater selection of borrowers in the international market will reduce the cost of starting our firm in Central America. Portfolio diversification is another advantage that our firm will attain, in regards to foreign investment in the financing of our project. The projections of the percentage of debt our firm will incur will be discussed in the following paragraphs. In looking at the average debt to equity ratio (D/E) of hydroelectric firms in the U.S., we feel that a 67% debt / 33% equity structure would be feasible to initially launch our firm in Central America. To use a comparison, Commonwealth Edison's plant and equipment assets total $28.245 billion. Com Ed provides electricity for over 6.5 million residents in Chicago, and other segments of Illinois. The total population of Central America - (Belize, Costa Rica, El Salvador, Guatemala, Honduras, Panama, and Nicaragua) total to 35.5 million. Taking account these statistics, plant and equipments costs for our firm providing the Central American region would cost $154.22 billion. Using this cost estimate, we would finance $103.33 billion though new market issuance in the U.S. 30 -year Treasury market. At a $100,000/ per U.S. Treasury bond face amount, we would need to have access to 1.03 million 30 yr bond contracts, at the prevailing market interest rate of 6.

Intraspecific Competition: The response of the sunflower (genus Helianthus) to increasing density :: essays research papers

INTRASPECIFIC COMPETION: THE RESPONSE OF THE SUNFLOWER (genus HELIANTHUS) TO INCREASING DENSITY. INTRODUCTION All species, including plants, are impacted by density. Plants, of course, cannot leave their habitat as animals can, so they tend to respond in different ways to density. As populations grow more dense, they compete for resources such as food and space and are more prone to disease. Less dense populations are more susceptible to predation pressure. It is hypothesized that as plants in small spaces compete for space, the plants compensate by reducing individual stem weight and frequency of bud formation as density increases. This would be intraspecific competition. A factor is density-dependent when it kills more of a population at higher densities and less at lower densities (Stilling 2002). The factor of competition between individual plants of the same species would be considered density dependent. METHODS The experiment was designed to test the hypothesis by planting an increasing number of genus Helianthus (sunflower) seeds in pots to see how they respond to increased density in limited space. Two replicates each of 2, 4, 8, 16, 32, 64, and 128 seeds were planted in similar size pots containing an equal mix of potting soil and perlite. All plants were kept in greenhouse conditions exposed to similar light and temperatures settings and were watered at equivalent intervals. At the end of the time period each pot was evaluated for number of seeds that had germinated as well as number of stems with blooms. Stems and blooms were cut and weighed. RESULTS Table 1 shows averages of each replicate for each series of seeds relating to mortality rate/germination rate, budding rate, and mean plant weight (total, with buds, and without buds). Figure 1 indicates an increasing mortality rate (positive slope) in plants as density increases; Figure 2 shows the corresponding germination rate reflecting the exact opposite trend. Mortality remains zero until 8 seeds are planted (6% mortality), then is reduced to zero at 16 seeds then increases to 14 percent (32 seeds), 32 percent (64 seeds), and more than half (57 %--128 seeds). Figure 3 shows a dramatic decrease in bud formation of approximately 20 percent from four to eight seed plantings, followed by slight decreases of 3 percent of less in bud formation as significantly greater quantities of seeds are planted. Figure 4 reflects a decreasing mean weight per plant as density of planted seeds increases-- from a high of 11.73 grams (2 seeds) decreasing gradually from between 3 to .

The Importance of Using a Condom Essays -- Argumentative Persuasive Ar

The Importance of Using a Condom In a recent study performed at the University of New Orleans by Dr. Bruce M. King, only 20% of men reported using a condom consistently, while only 50% reported using protection with a new partner. The results of condom use or lack there of is clear: ? 2/3 of all STIs occur in people 25 years of age or younger ? By the age of 24, 1 in 3 sexually active people will have contracted an STI ? In 2000, 15- to 19-year-old women had the highest rate of gonorrhea compared to all other age categories. (Sources: American Social Health Association, Centers for Disease Control, and Planned Parenthood.) There are many stigmas about using condoms. Many sexually active college students simply don?t find sexual intercourse with condoms as satisfying as sex without them. Often students find it inconvenient, or expensive to use condoms. However, all of these excuses are minuscule compared to the dangerous and life-altering results of not using protection, in addition all of these issues can be overcome. First it may be true that not using ... The Importance of Using a Condom Essays -- Argumentative Persuasive Ar The Importance of Using a Condom In a recent study performed at the University of New Orleans by Dr. Bruce M. King, only 20% of men reported using a condom consistently, while only 50% reported using protection with a new partner. The results of condom use or lack there of is clear: ? 2/3 of all STIs occur in people 25 years of age or younger ? By the age of 24, 1 in 3 sexually active people will have contracted an STI ? In 2000, 15- to 19-year-old women had the highest rate of gonorrhea compared to all other age categories. (Sources: American Social Health Association, Centers for Disease Control, and Planned Parenthood.) There are many stigmas about using condoms. Many sexually active college students simply don?t find sexual intercourse with condoms as satisfying as sex without them. Often students find it inconvenient, or expensive to use condoms. However, all of these excuses are minuscule compared to the dangerous and life-altering results of not using protection, in addition all of these issues can be overcome. First it may be true that not using ...

Reaction paper about National Museum Essay

The only time I went to National Museum was when we were required visiting and taking a photo of the manunggul jar, as part of our historic appreciation in our History subject. On July 26, 2013, my peers and I went to National Museum to see antique and prehistoric things about the early times. I feel humiliated and embarrass for not visiting a museum while I find time to go to arcade doing nonsense things. I didn’t know that there are two museums, but we were informed by the guard on duty when we went to one of these museums that there is only one museum. However, the main museum is actually the Museum of the Filipino People located in the former Department of Finance Building. And the National Museum that we know is currently called the National Gallery of Art, which is an extension of the museum. With a wage of 50.00 per head, me and my comrades were mesmerized and was amazed by the beauty of the systematize preservation of the ancient items inside the museum. We were instructed to leave our things in a room. More like a baggage room. And bring with us important things like gadgets and wallets. It is not allowed to use pen inside the galleries. However, a pencil is accepted. We were escorted by a steward which we can ask questions regarding some information about the entities inside the gallery. I was very startled when we walked by to the first gallery. The colonnade is about the Treasures of the San Diego: The Wreck Site, wherein we feel fascinated by the different survived apparatuses in San Diego. We saw their defensive weapons which included the breastplates, leather doublets, shields, and protective helmets. Also, we saw the offensive weapons for hand-to-hand combat like daggers and swords. With 27 steps in the stair, we reach the second destination. The second gallery was composed of different things in the Philippines and Southeast Asian Contacts. There, we were quenched by thirst of excitement when our eyes lay upon the manunggul jar. Because finally we were able to take a picture . End the goal in this visit. But to be able to redeem the payments, we continued the voyage. I am so captivated about the artifacts. I have also seen a pitzel and some types of kettles. It has a smooth texture. We have also seen vessels and basins. Plates from the Chinese people during the barter period were also displayed in this part  of gallery. Like the first gallery there are some armors and weapons. We saw different types of jars in their different, styles, shapes, sizes and designs which enthrall my feelings. Some paintings hung in the wall allure me. It somehow brought different charisma to me. These paintings are about the Philippine culture during the Spanish era. My eyes were magnetized by the piece of metals that later I discovered to be elements like a piece of copper, gold,lead, and silver. The different types and sizes of teeth entice me. In this part of the gallery I was able to see some portraits of voyagers and colonizers with their works like Morga and Magellan. I was stunned when I saw the different insects like butterfly, grasshoppers and lizards in their different sizes and looks. But what surprised me most is the lizard with wings, later I learned that this insect was discovered by our National Hero, Dr. Jose Rizal. There are also some types of crabs. Shells are also spectacled in this gallery. With 24 steps upward the stairs; we are already on the colony of our third journey. We were greeted by the astounding different objects that were conserved in the gallery. Jars- the first object who welcomed us. Different kinds of jars like Spanish jars, Siamese jars, Dragon jars, Martaban jars, Brown-glazed jars from Thailand and etc. There was this sculpture or something like a exhibit of a true-volcano in this part of gallery. I was so wow because of the artisticity of these thing. There was also a painting of how the Cagayan people catch food by hunting wild animals and fishing. I feel a little bit scared when I look at the skullcap of a Tabon woman. I sense I was back when I saw the paraphernalia during the time of gardening. I was staggered by the ships and things for the water usage hung on the wall. There were also some kinds of weapons like bow, arrow, bolos, and sharp things. I wondered for what the map when we passed by. I was amused when I later inform that you press the button, the place where the light appeared is the place where you can find jade, carnelian and glass. The great thing was the Philippines is one of the luckiest country who possesses this luxury goods. I was staggered by the architectural type of structure about the early Filipino type of habitation. Again for the third time, I saw collections of jars, plates, and bowls. There was also an exhibit of the destroyed ship. It shows how they find some things on this wrecked ship. With 24 steps we entered the fourth gallery naming Don Vicente Gallery where we have seen the dresses and clothing of  the Filipino. Their ornaments and things for beautification. We saw musical instruments like gongs, flutes, xylophones, and stringed instruments. There was also wallpapers about how the ancient Filipinos’ education. I was enchanted and was feeling excited about entering a huge exhibit of a kubo gallery . I was careful in walking because the floor is slippery. However, I still enjoyed the gallery for it reminds me that Filipino culture is still the best among all. Gallery 5 is still close because of some renovation. I received an information that gallery 5 is about the modern technology. Going to the National Museum is a experience that I would never ever forget. This place reminds me of who I am and where did I come from. This shows how the ancient people survived in the early period. How their living was and how aggressive they are when it comes to merchandising things. I feel am again baptize not as a Catholic but as proud citizen of the Philippines. This serves as the evidence that it is truly more fun in the Philippines!

Native American DBQ

In an attempt to overcome conflicts with the possession of Native American and, the United States set in place policies that were Often inconsiderate to the Natives, but that they believed to be better economically, politically, and morally. These policies varied from government provided food for the Natives, to the distribution of the new land, and the treatment of Native for their various practices. All of these things greatly affected the course of Native American people and their cultures to this day. As Americans took over more land in the west, they began to kill the buffalo that lived there for supplies in massive amounts.Document C, Figure 16. 2, wows a mound of buffalo skeleton bones that would be shipped to the East for various fertilization purposes and represents the â€Å"extent of the devastation† to the buffalo population. Document C also shows the numerous ways that Native Americans used the buffalo in their everyday life. Various purposes that the buffalo serv ed were food from meat and fat, tools and weapons from the bones, clothing from the hide of the buffalo, and many others uses on the long list. No part of the buffalo was wasted by the Natives.When Americans came to their land and slaughtered the population, the Natives were left without any supplies for living. The Natives were forced to live off of food that was provided for them by the government, even though it was the same white settlers who took away their food supply in the first place (Document C). Economically, this helped the United States. They had more land to sell and make money from, and they benefited off of the buffaloes. This was not equally beneficial to the Natives however. They were not even considered by the government that continued to invade their homes and lives.The government may have thought they were helping the Natives by providing them with the small food rations that they did, but the government as actually the root of the Natives food dilemma. There wa s discussion amongst the nation's leaders over what should be done with the newly ceded land. Secretary of the Interior Carl Scours argued that the tribes are â€Å"in the way Of the development Of the country as an obstacle. † To overcome that, his suggestion was to give the Natives portions of the land as reservations, but that sections within that land be used by the government (Document B).In 1 887, Congress passed the Dates Severalty Act that allowed the President to resurvey Native American land reservations if e see fit that the land could be advantageous for agricultural and grazing purposes (Document E). Then in 1889, Theodore Roosevelt stated that it was obvious for them to â€Å"break up the Indian reservations, disregard the tribal governments, allot the land in severalty, and treat Indians as we do other citizens,† and that they are respecting Natives more than the Natives have respected them (Document F).It is made clear though that the Natives wish to be left unbuttered, both them and the land. In a letter to Roosevelt and the â€Å"Washington Chiefs† they express their concerns with how they farm and retreat the Hopi land. The Natives had a certain cycle for farming the land that could be ruined by the settlers (Document H). The Americans did not consider this Hopi petition though. This was a political move to prove to the Natives that they were a â€Å"weaker race† and also to pass legislation that supported it.The Americans may have thought they were doing well to the Natives, as Carl Scours said himself â€Å"To civilize them†¦ And absolute necessity if we mean to save them,† but they Were only disrespecting their land and their requests. One thing that created such a strong barrier between the Natives and the Americans were cultural differences. The Dates Severalty Act allowed for the united States â€Å"to ban crucial aspects of Indian culture, including native practices related to religion, educati on, language, and even dress and hairstyles† (Document C).This shows the type of ignorance that the American people had towards the Native American cultures. They knew nothing about them, yet they banned their practices. These sometimes harsh judgments were driven from fear. Some of the Native American practices legitimately frightened the Americans, particularly, the tribal gatherings where â€Å"men, omen, and children participated in the ritual dance, moving in a circle and singing. † These rituals scared them so much, that in December 1 890, â€Å"U. S. Troops attacked and killed several hundred Indians† (Document G).The American people again may have thought they were cleansing the Natives, but were only being inconsiderate to them as people. Their actions were morally unjustifiable. This time period has a long lasting effect on the world. Entire tribes and cultures died because of the mistreatment and misjudgment of the Natives. Whether or not the American people thought they were helping in some way r another, they were only destroying lives as if they truly were just â€Å"obstacles' and the nation's course of development.

My Journey to Life Introduction

My Autobiography â€Å"When my Parents First Met† Sometime in 1974 when Christmas is approaching, accordingly my parents told me that they happened to meet at a certain canteen in Green Hills San Juan, Rizal and came to know each other while they were still studying in College. Late after one year they came to be engaged with each other. Knowing more each family background, and accepted by both. After my father had graduated his course in Manila, they decided with both parental onsent’s to get marry. They went home to Batanes to receive their matrimony of marriage at the Miraculous Medal of Virgin Mary at Itbud, Uyugan, Batanes. In their continuous companionship, in the hardship of living, they were blessed with three children, all girls. They were Cheryl, Richel, and Louelle. Even in their hardship of bringing up my sisters, still they never quit seeking better information which is getting into college. They survived with the effort.My father and mother both graduated the course of Bachelor of Science in Commerce major in Accounting at Saint Dominic College, Basco, Batanes, sometime in 1990. For better qualification, they were both employed on level 2 ranked and file positions. My mother is still employed to the now Provincial Agriculturists Office as HRMO-II; and my father has just retired from the DPWH Batanes, their employment helps so much as the source to carry on in racing their first 3 children until they were in college. 6 years later blessed with another baby girl whom my father named Dandy. Dandy means according to him a child who hold up and down sweetly. After weeks, they brought their child to receive her baptism at Saint Dominic Paris Chapel. The child received her baptismal feminine name Dandelle which I am carrying on. I wrote this when I was still in Third Year High School for an Auto biography project. I only included the introduction part of it for my Autobiography is long and I don't want to tell much about me.