Habitação unifamiliar de baixo custo: projeto USP para a ArcelorMittal

Francisco CARDOSO

Contribuição técnica nº 25

ArcelorMittal International Network in Steel Construction

• Brazil• Belgium• Canada• China

• Czech Republic• France• Germany• India

• Luxembourg• Poland• Portugal• Romania

• South Africa• Sweden• Turkey• United States

Affordable Housing Project International Network

• Brazil• China

• Czech Republic• India

• Poland• Portugal• Romania

• Sweden

Pre design phase: overview

Source: FGV / Ernest Young – Brasil Sustentável (*) 2007 Prices

2,7 X

Class C participation (%) in the main metropolitan regions (NERI, 2008)

Brazilian families incoming distribution (E&Y, 2008).

Investment on housingR$ bi (x 0,40 euros)2007/2030

Class C: 33,0 bi eurosClass B: 25,2 bi euros

What does the private market offer to the target market?

9

Tecnisa: Bosques da Vila – Cotia, SP

Site

3 bedrooms

82 m² private area

10

Trisul: Vila Nova Suzano Horizonte – Suzano, SP

Facade

3 bedrooms

78,34 m² private area

78,34 m²Site

Premises to define the final price of one low-cost housing:

• Construction cost: 380 euros / m2

• Family gross incomings share: 25%• Market interest: 8.66% plus inflation (~ 4 to 6 %)• Total financing time: 30 years• Down payment: 20% of the building price

Over the construction cost and the selling prices incur additional average cost according to:

Premises to define the final price of one low-cost housing:

• Construction cost: 380 euros / m2

• Family gross incomings share: 25%• Market interest: 8.66% plus inflation (~ 4 to 6 %)• Total financing time: 30 years• Down payment: 20% of the building price

Gross incoming

Financing value (euros)

Selling price (euros)

Construction area (m2)

8 SM 37,105 46,382 709 SM 39,756 49,694 7510 SM 42,405 53,006 80

Conclusions: the minimum family gross incoming must go from 8 to 10 MS; the maximum sales prices is 53 K euros; the maximum construction area is 80 m2.

Premises to define the final price of one low-cost housing:

• Construction cost: 380 euros / m2

• Family gross incomings share: 25%• Market interest: 8.66% plus inflation (~ 4 to 6 %)• Total financing time: 30 years• Down payment: 20% of the building priceGross incoming

Financing value (euros)

Selling price (euros)

Construction area (m2)

8 SM 37,105 46,382 709 SM 39,756 49,694 7510 SM 42,405 53,006 80

• Project characteristics:• the target are low Middle-Class families (classes C and B), trying to use programs like Minha Casa

Minha Vida, with subsides from the Federal Government;

• focus on Sao Paulo and Rio de Janeiro characteristics – they represent a housing deficit of 1.15 millions of dwellings (2007) and a new demand of 3.81 millions up to 2023;

• adoption of the paradigm of the traditional architecture - classes C and B are traditional;

• Conception of a solution which can be used in a set of houses (usually from 20 up to 100 units or more); the scale effect must be considered to make industrialized solutions more adequate (market 400,000 houses / year);

• adoption of the paradigm of the innovative techniques – the solution must be based on on-site industrialization and on product and process industrialization’s principles;

• adoption of the paradigm of the performance – the solution must offers not only price but also best performance, and must be environmental friendly;

• adoption of the paradigm of the steel use – the solution must use different steel components: light steel framing, steel roofing, PVC windows structured with steel, steel door liners, etc.

Principles of Brazilian project

• Architectural brief:• construction area ~ 80 m2 (site area ~ 100 m2)• row / twin houses (2) (basic unit) X 1 up to … (~ 100)• 2 floors house• 1 living / dinning room + 1 kitchen + 1 lavabo + 1 service area on the

ground floor• 1 suite + 2 bedrooms + 1 additional bathroom on the 1st floor• two different options for the layout (2 suites on the 1st floor + inverse

organization of rooms on the ground floor)• a solar water heating system

Principles of Brazilian project

Final design and detailed description of the technical

solutions

• Foundation:• “radier”

Technical solutions

• Main Structure:• Steel framing

Technical solutions

• Horizontal Sealing – Structural Slab:• OSB - Oriented Strand Board panels + gypsum board ceiling + ceramic

tiles or vinyl floor

Technical solutions

• Vertical Sealing – Walls:• External: OSB + 3,0 mm of a

polymeric plaster coat + painting• Internal: gypsum board - standard (dry

areas in the first floor) and humidity resistant (wet areas of the the first floor and in the ground floor)

Technical solutions

• Doors and windows:• PVC windows structured with steel, and

steel door liners

• Hydraulic and Electric systems:• Hydraulic system: PEX (Cross-linked

polyethylene) + PVC (Polyvinyl chloride)• Electric system: PVC

Technical solutions

• Roofing:• Corrugated steel roofing tiles with polyurethane

Innovative aspects

• Layout flexibility• Light steel framing + dry construction

Advantages

• Light weight – use in poor soils• Speed – payback (developers) and answer to

customers demand (governement)• Rationalization and industrialization - costs, site

organization and wastes reduction• Recyclability – mainly of steel components

                                                       

Disadvantages

• “Light” and not “heavy” construction – durability in the mind of customers?

• Lack of construction worker (tradesmen) – level of competencies and number

• Cost of steel components - variation (international price – commodity)

                                                                 

Final architecture design

Detailed structural design

Sections Summary Table

Section Total length Weight Sub-total(meter) ( ton ) ( ton )

Cold formed sections:Ue# 90x40x12#1.25 592.17 1.049 1.049

2Uef# 90x40x12#0.95 24.17 0.0652Uef# 90x40x12#1.25 35.54 0.126

2Uef# 200x40x12#1.25 233.42 1.317

2Uef# 140x40x12#0.95 60.15 0.205 1.713

TOTAL Cold formed = 2.763

Built up sections:Property no. 7 244.17 0.069 0.069

TOTAL Built up = 0.069

Total weight: 2.832

Detailed constructive design

Quantity survey: cost estimative

Affordable House ProjectUniversity of Sao Paulo - Orçamento 1 casa (geminada)

Insumos diversos Unidade

Custo unitári

oQuant Custo item Custo

total%

FUNDAÇÃO - Radier- Execução de lastro de brita m² 6,33 56,00 354,48 - Execução do radier com concreto fck=25MPa / slump 6 +/- 1 cm e armação m³ 470,00 5,60 2.632,00 2.986,48 3,0%

ESTRUTURA- Estrutura - fornecimento perfis kg 5,20 2584 13.434,20 - Estrutura - montagem perfis kg 0,80 2584 2.066,80 - Estrutura - parafusos unid 0,07 4000 288,00 15.789,00 15,8%

LAJE- Placa OSB (25 mm) (material e mão de obra) m² 40,41 49,00 1.980,09 - Parafusos kg 7,20 9,80 70,56 2.050,65 2,1%

COBERTURA- Painel Termilor TP com chapa superior pré-pintada, inferior galvalume e espuma de poliuretano de 38 kg/m3 (fornecimento) kg 2,93 1781 5.223,77 - Painel Termilor T-P (montagem) kg 0,25 1781 445,32 5.669,09 5,7%

FACHADA - Placa OSB (18 mm) (material e mão de obra) m² 34,69 120,00 4.162,80 - Revestimento Quimicryl (material) m² 19,74 120,00 2.368,54 - Mão de obra empreitada revestimento m² 7,00 120,00 840,00 7.371,34 7,4%

PAINEL DE GESSO ACARTONADO (DRY WALL) - Paredes- Sistema Dry Wall - chapa ST (montada sobre estrutura - Mat e MO) m² 35,00 85,86 3.005,10 - Sistema Dry Wall - chapa RU (montada sobre estrutura - Mat e MO) m² 42,00 66,78 2.804,56 - Sistema Dry Wall completo #0,95 perf 72 mm com chapa ST (Mat e MO) m² 110,00 12,10 1.330,83 - Sistema Dry Wall completo #0,95 perf 72 mm com chapa RU (Mat e MO) m² 140,00 35,39 4.954,89 - Isolante (lã mineral) m² 8,67 123,81 1.073,00 13.168,39 13,2%

PAINEL DE GESSO ACARTONADO (DRY WALL) - Tetos- Sistema Dry Wall - material m² 32,00 70,98 2.271,41 - Mão de obra empreitada m² 26,00 70,98 1.845,52 4.116,93 4,1%

ESQUADRIAS - PVC com aço- Maxim-ar com vidro mini boreal 0,75x0,80 - banhos unid 255,00 2 510,00 - Maxim-ar com vidro mini boreal 0,60x0,80 - lavabo e AS unid 227,00 2 454,00 - Janela 2 follhas de vidro com veneziana superior fixa 1,68x1,00 - cozinha unid 825,00 1 825,00 - Janela de correr com 2 folhas de vidro 1,08x1,00 + persiana - dormitórios unid 882,00 4 3.528,00 - Porta de madeira folha 0,70x2,20 com batente em aço e guarnições em madeira unid 395,21 1 395,21 - Porta 2 folhas móveis de abrir 1,684x2,20 - Sala unid 1.243,00 1 1.243,00 - Porta de madeira 1 folha 0,80x2,20 com batente em aço e guarnições em madeira unid 472,81 4 1.891,25 - Porta de madeira 1 folha 0,90x2,20 com batente em aço e guarnições em madeira unid 849,07 3 2.547,22 - Porta com 2 vidros (superior: normal e inferior: laminado) 1,00x2,20 - Hall social unid 1.014,00 1 1.014,00 12.407,67 12,4%

HIDRÁULICA - EMPREITADA GLOBAL - Contrato com terceiros para fornecimento de materiais e mão de obra m² 113,20 84 9.535,97 9.535,97 9,5%

ELÉTRICA - EMPREITADA GLOBAL - Contrato com terceiros para fornecimento de materiais e mão de obra m² 113,20 84 9.535,97 9.535,97 9,5%

AQUECEDOR SOLAR- Aquecedor solar (painel e reservatórios) verba 2.400,00 1 2.400,00 2.400,00 2,4%

IMPERMEABILIZAÇÃO FLEXÍVELMoldada in loco com solução asfáltica elastomérica (3 demãos) + tela poliester (banheiros, lavabo, cozinha e área de serviço)- Preparo de superficie, esp. 0,2 cm m² 3,30 5,78 19,07 - Solução asfáltica m² 16,00 5,78 92,46 111,54 0,1%

REVESTIMENTOS- Revestimento vinílico áreas secas (material e mão de obra) m² 52,40 52,23 2.737,04 - Cerâmica áreas molhadas Cecrisa Linha White Plain Matte 20 x 20 cm m² 21,00 18,75 393,71 - Azulejo - liso 20x20 cm Cecrisa Linha White Plain Matte 20 x 20 cm m² 21,00 81,77 1.717,16 - Mão de obra empreitada colagem de azulejo/piso m² 15,00 100,52 1.507,76 6.355,67 6,4%

PINTURA INTERNA- Latex e massa corrida PVA sobre vedação (material e mão de obra) m² 6,04 165,85 1.001,72 - Latex e massa corrida PVA sobre forro (material e mão de obra) m² 6,50 72,26 469,72 1.471,43 1,5%

PINTURA EXTERNA- Textura acrílica (material e mão de obra) m² 12,00 120,00 1.440,00 1.440,00 1,4%

SERVIÇOS COMPLEMENTARES- Áreas externas verba 5.500,00 1,00 5.500,00 5.500,00 5,5%

99.910,14 99.910,14 100,0%TOTAL

Construction cost: 40,000 euros (43,161 euros)

Construction area: 84,25 m2

Construction cost: 512,00 euros/m2

Target cost: 380,00 euros/m2

Plus 1/3

Achieved quality and performance

• Which will be the durability of the facades (less then 10 years of experience in Brazil)?• Technical Evaluation / Avis Technique / SINAT

• Partnership with Quimicryl

• Thermal comfort:• good isolation, but light components (inertia)

• Thermal comfort:• good isolation, but light components (inertia)• windows - need external solar protection (not included; traditional

solution: curtain)• need good natural ventilation

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COBERTURA PAREDES AREA ENV. PESSOAS EQUIP. ILUM.

Bedroom #2 – Summer comfort (W)

Window without solar protection Window with solar protection

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COBERTURA PAREDES AREA ENV. PESSOAS EQUIP. ILUM.

Socio economical assessment

Economical evaluationDirect cost (R$) 99.910,14 39.964,06 Euros

Area (m2) 84,24Direct cost (R$/m2) 1.186,02 474,41 Euros/m2

Pre-operational cost (8%) 7.992,81 Total cost (R$) 107.902,95 1.280,90 R$/m2

512,36 Euros/m2

Land (15% of sales price) (R$) 32.850,50 Marketing (3% of sales price) (R$) 6.570,10

Commercial (4% of sales price) (R$) 8.760,13 Tax (7% of sales price) (R$) 15.330,23 (MCMV = 1%)

Tax overs profits (6,73% of sales price) (R$) 14.738,93 (MCMV = 1%)Profit (15% of sales price) (R$) 32.850,50

Sales price (R$) 219.003,35 2.599,75 R$/m2Sales price (euros) 87.601,34 1.039,90 Euros/m2

Traditional house (concrete structure +

masonry)Light steel framing house

Site area = 125 m2 Site area = 100 m2

(- 25%)

Construction area = 79,4 m2 Construction area = 84,2 m2

(+ 6%)Isolated Row / twin

2 floors house 2 floors house

Ground floor: 1 living / dinning room + 1 kitchen

Ground floor: 1 living / dinning room + 1 kitchen + 1 lavabo +

1 service area

1st floor: 2 bedrooms + 1 bathroom

1st floor: 1 suite + 2 bedrooms + 1 additional bathroom

No solar heating system Solar heating systemConstruction cost:

R$ 1.173,00 / m2 (470 euros / m2)

Construction cost: R$ 1.280,00 / m2

(512 euros / m2)

More 9,2%

Economical evaluation

• Answer to Brazilian public housing program’s needs (fast construction)

• Construction site: less environmental impacts and better safety conditions

Possible deployment• Adequate to condominium real estate projects, which seams

to be the most adopted by developers• Adequate to class B family income, which will grown from 3.3

milions (2007) to 11.0 milions (2030)

Social advantages

Possibility for demonstration and conclusions

• A prototype can be built• Better development and knowledge of technical

solutions, construction time (less then 20 working days), and construction costs (less 9.2%?)

• Development of partnerships

Faculties:Francisco CARDOSO – Civil Eng., PhD - CoordinatorMercia BARROS – Civil Eng., Dr. Eng.

 

Undergraduation Students (USP):Camila CONTI (Archi.)Daniel GALLARDO-ALARCON (Eng.)Douglas ITO\ (Eng.)Herbert GOMES (Eng.)Lígia de AQUINO (Archi.)Marcio TEIXEIRA (Eng.)Bruno SALES (Archi.) – Rendering 3DErica MITIE UMAKOSHI (Archi.) – Comfort Simulation

 

Consultants:Cláudio ALENCAR - Civil Eng., Dr. Eng. - Real EstateRosa MESSAROS – Civil Eng. – Structure

 

Participation:Alexandre MARIUTTI – Archi. (Seqüência)Edson de MIRANDA – Civil Eng. (Perfilor)Marcelo CANÇADO – Civil Eng. (Flasan)

Project Team

Obrigado

francisco.cardoso@poli.usp.br