★Turnover and startup（交付 试车）

After the construction is complete, the project must be turned over to the owner for use. Often this turnover involves complicated technical issues and problems. For example the turnover of a industrial building. The turnover work must be down in conjunction（联合） with the owner's employees who will be the ultimate operators of the facility. Commonly, the installing contractor trains the user's personnel in the operation and maintenance of the more complex systems.

Turnover is also a legal（法律的） process during which the building becomes the legal property and responsibility of the owner. This involves obtaining various legal certifications.

★Operation of the facility（设施运行）

This phase is the responsibility of the owner and/or the tenant（租户） of the building and usually does not involve either the architect or the construction professional. It is the period in which the building is put to the use for which it was intended. The period can last for many years before a major renovation is necessary, kicking the building back into the design/build cycle. This phase is also the period of greatest expenditure（支出） on the project since the total operating costs for a building are significantly greater than the construction costs. Knowing these operating costs is important in the planning of future facilities. It may often be more economical to buy more efficient mechanical equipment, easier-to-maintain（易于维修） flooring systems, and a better curtain-wall system. More money will be invested up front, but the payback can be realized in the operating costs of the facility. This is an economic analysis that compares the life expectancy of the facility, the design/build costs, the operating costs, and the cost of capital. Facility owners and managers usually need advice about the best model to use in making decisions during the planning stages of the project.

During the operating phase, the facility is staffed entirely by the owner's employees. During the first year, many elements of the project fall under warranties(在保修期）. The contractor therefore, continues to have some involvement. The owner's staff members serve as the first contact for any problems; but they in return call the contractor, or the subcontractor, or the supplier directly depending on the nature of the problem. It is in the contractor's interest to be responsive during this phase.

都江堰水利工程如何运行

★Disposal of the facility （设施处置）

At the end of its useful life, a project or facility may meet any one of a number of fates. It may be closed down or simply abandoned（废弃）. It may be disassembled（拆解） or removed. It may also be renovated（翻新） or overhauled（大修） and thereby brought back to peak（巅峰的） operating condition or may be remodeled and converted to another use. For a project to undergo renovation or remodeling, the owner must perform an economic and financial analysis to determine if the new investment is viable（可行的，可实施的）. Thus, the facility and the owner begin a new life cycle.

Conclusion

Many people are involved in the life cycle of a building. First are those who analyze the need for the facility and decide whether it is economically feasible. Then the project enters design/build phase. Architects are hired to design it, construction professionals are hired to carry out the actual assembly and erection process. All parties, no matter what the contractual agreement, need to work in harmony（协调） to fulfill many functions that must be performed. 

工程项目全生命流程

Reviewing questions(复习思考):

How many phases does a construction project always go through?