Measuring the obsolescence of office property through a user based appraisal of building quality

Buildings are constructed in circumstances of high uncertainty concerning their medium to long term lives. However, the act of construction is a commitment to physical permanency and spatial fixity. This, together with the fact that most buildings are durable, means that they have to function in changing political, economic, social and technological conditions. The result is that every building undergoes a process of obsolescence as it exhibits a diminishing capability to meet evolving user expectations through time. In recent decades, the process of building obsolescence has been particularly problematic for office property, as building life spans have become increasingly ephemeral (Gann, 2000). Technological advances and changing occupier needs have resulted in many office buildings being demolished after only 20 years life (Khalid, 1993). Furthermore, due to rapid innovation and development, future office buildings are likely to enjoy even shorter useful life spans. Such a trend is considered to represent a widespread inefficiency in the use of physical resources, the costs of which are borne by property owners, occupiers and non-users. The trend has implications for the way in which office buildings are designed and managed. Previous studies into office property obsolescence have focused almost entirely upon the financial impact for the property owner (Baum, 1991; Khalid, 1993). However, the limitations of this traditional approach have become increasingly apparent (Pinder and Wilkinson, 2000). The research discussed in this paper suggests that building obsolescence in office property can be examined from the perspective of the building occupant. In so doing, the research explores the gap that develops between the expected and perceived utility of office property, the results of which will form the basis of a model for highlighting approaching problems of building obsolescence in public sector operational property. Such a model will be of practical worth in assisting facilities managers and designers to minimise the risk of building obsolescence. Both theoretical and methodological issues pertaining to the research undergo critical discussion in this paper, and the underlying aims and objectives are examined. The paper considers the first round of empirical research currently nearing completion, and before concluding, maps out the continuing programme of research.