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2 (Fig.2-1) i U.S., 103yrs. U.K., 141yrs. Germany, 87yrs. France, 86yrs. Japan, 30yrs. Fig.2-1 International Comparison of the Life span of Dwelling houses (1) i

3 Fig.2-2 ( unit : 1000, yrs. ) Dwelling Stock Construction of New Dwellings Life Nomber AV. Span year (a) (b) (a/b) Japan ,922 1,685 1,663 1,707 1,370 1,403 1,486 1,570 1,470 1,643 1,387 1,198 1, Kitakyushu U.S ,191 1,488 1,376 1,193 1,013 1,200 1,288 1,313 1,413 1,474 1, U.K , Germany , France , U.S U.K Germany France Japan 29.1 Kitakyushu yrs. Fig.2-2 International Comparison of the Life span of Dwelling houses (2) Notes: Base Data from Housing and Building Statistics (UN) etc. Fig.2-3

4 ( unit : 1, yrs. ) Construction of New Dwellings Dwelling Life Real Number Moving Av. for 5yrs. (a) Stock (b) Span (b/a) , , ,733 10, ,093 12, , ,694 12, ,071 11, ,081 10, ,335 10, ,437 8, , ,911 9, ,502 9, ,805 9, ,796 8, ,476 8, , , , Fig.2-3 The Life span of Dwelling houses of Kitakyushu Notes: Base Data from Kitakyushu Building Statistics yrs. Fig.2-4 Japan Kitakyushu U.S. U.K. Germany France ( unit : m 2 ) year Useful Floor Space per Unit Useful Floor Space Total Owned Rented per Person Fig.2-4 International Comparison of the Useful Floor Space of Dwelling houses Notes: Data from Annual bulletin of Housing and Building Statistics for Europe, American Housing Survey etc.

5 Fig.2-5 Japan Fukuoka area U.S. U.K. Germany Year Unit Price of a New-Building Residence (a) National Currency Purchasing Power Parity (1000Yen) Household Annual Income (b) National Currency Purchasing Power Parity (1000Yen) Magnificatio n to Annual Income (a/b) Yen 40,153 40,153 7,122 7, Yen 33,810 33,810 6,514 6, USD 146,000 24,090 44,568 7, GBP 75,600 19,161 21,398 5, DM 533,695 43,642 95,169 7, Fig.2-5 International Comparison of the Cost for Acquiring a Residence Notes: Base Data from The Government Housing Loan Corporation (JPN), Ministry of Land, Infrastructure and Transport (JPN) etc. Fig.2-6

6 Total (Lifetime Wages), 250.0Myen, 100.0% Other, 192.5Myen, 77.0% Land, 20.0Myen, 8.0% Building, 18.0Myen, 7.2% Initial Investment, 38.0Myen, 15.2% Loan Interest, 11.5Myen, 4.6% Maintenance, 8.0Myen, 3.2% Lifetime Expenditure for the Residence, 57.5Myen, 23.0% Fig.2-6 Lifetime Wages and Lifetime Expenditure for the Residence in Kitakyushu Fig.3-1 Fig.3-2 Fig.3-3

7 (%) Japan U.S. U.K. Germany France Republic of Korea (%) Japan U.S. U.K. Germany France Republic of Korea Fig.3-1 The Ratio of Compensation of Employees to GDP Notes: Base Data from Comparative Economic and Financial Statistics Japan and Other Major Countries (Bank of Japan), National Accounts (UN) etc.

8 (unit : yen per month) Japan 276, , , , , ,100 U.S. 381, , , , , , , , ,289 U.K. 364, , , , , , , , ,462 Germany 343, , ,470 France 329, ,466 Republic of Korea People's Republic of China 221, , , , , , , , ,597 4,819 5,034 5,364 4,231 4,827 6,160 7,208 9,274 Fig.3-2 Wages and Salaries (manufacturing) Notes: Base Data from Yearbook of Labor Statistics (ILO). The conversion rate adopts the purchasing power parity of OECD. The exchange rate is applied to People s Republic of China. Bonus is not included in wages of Japan. Family allowance and payment in kind are included in the wages of People s Republic of China and Republic of Korea. (%) Overseas Production Rate-1 Overseas Production Rate-2 Fig.3-3 Trend of Overseas Production Rate of Japanese Companies (manufacturing industry) Notes: Data from Financial Statements Statistics of Corporations by Industry (Ministry of Finance, Japan) Rate-1 all companies base, Rate-2 overseas expansion company base

9 Fig.3-4 Automobile Industry Industries which Produce Intermediate Goods Intermediate Input Derived Demand Derived Demand Derive Infinitely Labor Input Value Added Labor Input Other Value Added Intensity Other Value Added Fig.3-4 Concept of Labor Intensity Q 11 Q 12 Q 11 +Q 12 F 1 X 1 Q 21 Q 22 Q 21 +Q 22 F 2 X 2 Q 11 +Q 21 Q 12 +Q 22 Q F X W 1 W 2 W V 1 V 2 V X 1 X 2 X Fig.3-5 The Simplest I-O Table

10 Q 12 Q 22 W 2 V 2 X 2 Q 21 Q 22 F 2 X 2 X 2 Q 12 Q 22 W 2 Q 12 Q 12 Q 11 Q 21 Q12 Q12 X 1 X1 W 1 V 1 Q12 Q12 X 1 X 1

11 a 11 (=Q 11 /X 1 ) a 12 (=Q 12 /X 2 ) a 21 (=Q 21 /X 1 ) a 22 (=Q 22 /X 2 ) a 11 +a 21 a 12 +a 22 w 1 (=W 1 /X 1 ) w 2 (=W 2 /X 2 ) v 1 (=V 1 /X 1 ) v 2 (=V 2 /X 2 ) 1.00(=X 1 /X 1 ) 1.00(=X 2 /X 2 ) Fig.3-6 Intermediate Input Coefficient a ij w j v j x1 X = x2 a11 a12 =, W = w, a21 a 1 w 2 V = ( v 1 v 2 ) 22 A ( ) X 0 0 X 0 = 1 1 a11 a12 0 a12 X1 = A X 0 = = a21 a 22 1 a22

12 0 W X 0 = ( w 1 w2 ) = w1 0 + w2 1 = w2 1 X 1 X 1 W X1 = W A X 0 X 2 = A X1 = A A X 0 X W X 0 + W A X 0 + W A X 0 + W A X 0 + L W 1 ( I A) X 0 I ii Fig.3-7

13 Japan U.S. Europe Asia Domestic Intermediate Input Domestic Intermediate Input Value Added Compensation of Employees Other Total Direct Input of Auto Industry Direct Input of Direct Input of Direct Input of Intensity Intensity Intensity Intensity Auto Industry Auto Industry Auto Industry 56.97% 57.20% 52.98% 39.46% 2.35% 7.89% 13.53% 17.69% 11.69% 18.54% 20.20% 28.67% 40.68% 92.11% 29.27% 82.31% 35.33% 81.46% 40.34% 71.33% 23.50% 50.55% 19.42% 50.41% 26.60% 52.73% 15.78% 29.39% 17.18% 41.57% 9.85% 31.90% 8.73% 28.73% 24.57% 41.94% % % % % % % % % Fig.3-7 International Comparison of the Labor Intensity of the Automobile Industry iii Fig year 2000 Direct Input of Auto Industry Intensity Intermediate Input Value Added Compensation of Employees Consumption of Fixed Capital Operating Surplus Other Total 76.40% 23.60% % 13.86% 55.20% 4.78% 18.96% 3.03% 15.71% 1.93% 10.14% % % Fig.3-8 The Labor Intensity of the Automobile Industry in Japan (1)

14 Automobile Industry Industries which Produce Intermediate Goods Value Added Intermediate Input Labor Input Other Value Added Output: (100) 50.9 (66.7) 14.9 (19.5) 10.5 (13.8) 50.9 (100) 31.8 (62.3) 10.5 (20.6) 8.7 (17.1) Intensity 31.8 (100) 19.0 (59.8) 6.7 (20.9) (19.3) Consumption of Fixed Capital 19.0 Operating Surplus 15.7 Other 10.1 Labor Intensity 55.2% Capital Intensity 44.8% Fig.3-9 Derivation Process of Labor Input (1)

15 Fig.3-8

16 iv Fig

17 (Un-modified) 2000 (Modified Domestic Intermediate Input Domestic Intermediate Input Value Added Compensation of Employees Consumption of Fixed Capital of witch Labor Cost Operating Surplus of witch Land Distribution Other Total Direct Input of Direct Input of Direct Input of Intensity Intensity Intensity Auto Industry Auto Industry Auto Industry 56.97% 72.21% 76.40% 2.35% 7.89% - % 5.49% 15.22% 40.68% 92.11% 23.60% % 22.30% 84.78% 23.50% 50.55% 13.86% 55.20% 13.10% 47.12% 6.40% 14.85% 4.78% 18.96% 4.52% 16.07% 55.29% 8.17% 8.64% 21.69% 3.03% 15.71% 2.86% 13.12% 0.99% 2.15% 5.02% 1.93% 10.14% 1.82% 8.47% % % % % % % Fig.3-10 The Labor Intensity of the Automobile Industry in Japan (2) Automobile Industry Industries which Produce Intermediate Goods Value Added Domestic Intermediate Input Imported Intermediate Input Labor Input Other Value Added Output: (63.0) 4.0 (5.5) (100) (18.4) 9.4 (13.0) 72.2 (100) 2.5 (5.5) 26.8 (58.9) Intensity 8.8 (19.4) 7.4 (16.2) 1.5 (5.5) 15.1 (56.5) 5.3 (19.8) 26.8 (100) 4.9 (18.2) Consumption of Fixed Capital 16.1 Other 8.5 Import 15.2% Compensation of Employee 47.1% Modify Capital Intensity 33.7% Labor Intensity 55.3% of witch Labor costs 8.2 Fig.3-11 Derivation Process of Labor Input (2)

18 (Life Cycle Assessment) (Skeleton-Infill) Fig.4-1 the Outline of Models Occupation White-Collar Worker, Standard College-Graduate Owner Lifetime Wages 250 million yen Financing Own:30%, Loan:70% with the rate of 2.5% Place Kitakyushu, Japan Usual Type Long-Life Type Notes Life Span Skelton 180 yrs. 30 yrs. Infill 30 yrs. New Acquisition New Acquisition 250 m m 2 Land 80,000 yen/m 2 80,000 yen/m 2 The 1st 20,000 K-yen 20,000 K-yen Generation New Acquisition New Acquisition (30yrs.) Building 120 m m 2 150,000 yen/m 2 225,000 yen/m 2 * * Increase of +50% 18,000 K-yen 27,000 K-yen Land Non-acquisition Non-acquisition The 2nd Full Rebuild Infill Renewal Generation and more Building (30yrs. each) 150,000 yen/m 2 67,500 yen/m 2 ** ** 30% of the Initial 18,000 K-yen 8,100 K-yen Fig.4-1 The Outline of Models

19 Usual Type Long Life Type (unit: 1000yen) Generation 1st 2nd 3rd 4th 5th 6th Total Initial 38,000 18,000 18,000 18,000 18,000 18, ,000 Maintenance 8,000 8,000 8,000 8,000 8,000 8,000 48,000 Interest 11,500 5,500 5,500 5,500 5,500 5,500 39,000 Total 57,500 31,500 31,500 31,500 31,500 31, ,000 Ratio to 1st Initial 47,000 8,100 8,100 8,100 8,100 8,100 87,500 Maintenance 7,200 8,400 9,600 10,800 12,000 13,200 61,200 Interest 14,300 2,500 2,500 2,500 2,500 2,500 26,800 Total 68,500 19,000 20,200 21,400 22,600 23, ,500 Ratio to 1st Rate to Usual (unit: million yen) Usual Type Long-Life 1st 2nd 3rd 4th 5th 6th Fig.4-2 The Analysis Result of Life Cycle Cost

20 Usual Type (unit: ton-c) Generation 1st 2nd 3rd 4th 5th 6th Total Construction of Skeleton Construction/Renewal of Infill Maintenance Operation Demolition Long Life Type Total Construction of Skeleton Construction/Renewal of Infill Maintenance Operation Demolition Total Rate to Usual (unit: ton-c) Usual Type 1st 2nd 3rd 4th 5th 6th Long-Life T Fig.4-3 The Analysis Result of Life Cycle CO 2

21 Usual Type Long Life Type (unit: ton) Generation 1st 2nd 3rd 4th 5th 6th Total Demolition of Skeleton Demolition of Infill Maintenance Total Demolition of Skeleton Demolition of Infill Maintenance Total Rate to Usual Usual Type 2nd 3rd 4th 5th 6th (unit: ton) 1st Long-Life Fig.4-4 The Analysis Result of Life Cycle Waste

22 Fig.3-10 Fig.4-5 Domestic Intermediate Input Value Added Compensation of Employees Consumption of Fixed Capital Labor Cost Other Operating Surplus Land Distribution Other Other Total Usual Case Rate of Reduction Case of Long-Life House Amount of Reduction Result of Reduction 15.22% ±0.00% 15.22% 84.78% 1.88% 82.90% 47.12% 3.4% 1.60% 45.52% 16.07% 0.28% 15.79% 8.17% 3.4% 0.28% 7.89% 7.90% ±0.00% 7.90% 13.12% ±0.00% 13.12% 0.99% ±0.00% 0.99% 12.13% ±0.00% 12.13% 8.47% ±0.00% 8.47% % 1.88% 98.12% Fig.4-5 The Analysis Result of Influence in the Production Cost

23 Fig.5-1 Fig.5-2 Line1 Line2

24 The standpoint of Valuation Cost Benefit Marketability Physical Deterioration Functional Obsolescence Internal Obsolescence Value Reproduction Cost External Obsolescence Potential Economic Value Market Value Fig.5-1 The concept of the Valuation by Cost Approach Value Physical Life (Useful Life) Reproduction Cost Line 1 Potential Economic Value External Line 2 Obsolescence Market Value Physical Deterioration Functional Obsolescence Economic Life Time Fig.5-2 The Time Transition of Value of a Usual House

25 i KATO, H. (1991), Report on research study of the expected life span of distribution of dwelling houses, Annual Report of Housing Research Foundation, ii Ministry of International Trade and Industry, Japan (1999), The 1990 Japan-US-EU-Asia Input-Output Table iii Ministry of Economy, Trade and Industry, Japan (2002), The Updated Input-Output Table 2000 (Quick Estimation) iv Cabinet office, Government of Japan, Report on National Accounts v MATSUMOTO, T. et al. (2001), Evaluation methodology for life cycle modeling in analysis of time-dependent scenarios application of long-lived housing to diffusion simulation, Environmental Systems Research, Vol.29, 2001 vi ENOMOTO, H. et al. (2002), Study on the reduction of LCW and LCCO2 by spreading WPRH part 2, Calculation of the amount of LCW and LCCO2, Architectural Institute of Japan, 2002

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