Refurbish vs rebuild
NAO-framed decision aid for the refurbishment vs rebuild choice on UK school capital.
The whole-life model
Compare 30-year cost-of-ownership: capital + operating energy + planned maintenance + reactive maintenance + end-of-life. Refurb saves on capital but typically loses on operating and maintenance over the period. The break-even point shifts on energy prices, carbon costs, and whether Spec21 fabric performance can be delivered.
The case for refurb
- Condition grade B or better.
- Structure sound (no RAAC, no concrete-cancer, no significant settlement).
- M&E plant has 10+ years of life left, or can be uplifted within the project.
- Fabric can hit Spec21 with a sensible insulation / glazing intervention.
- Embodied carbon of retained structure is meaningful in the case.
The case for rebuild
- Condition grade C or D across multiple elements.
- RAAC or other structural condition risk.
- M&E end-of-life requiring full backbone replacement.
- Fabric below Spec21 with no economic uplift path.
- Site layout would be more efficient with a clean slate.
Funding alignment
Refurb is CIF / SCA territory[CIF]; rebuild is SRP territory[SRP]. The decision is not just about money: it is about evidence.