Facility

Management
Part 1: Deni-on

Overview
General framework for fm? European Norm EN 15221 Facility Management in the hirarchy Life cycle

Fast changing economy

Globalisa-on of markets Decentralized workingspaces Rapid development of informa-on and communica-on technologies Short produc-on cycles, short life cycles (products, goods, services

Eects to building processes

Buildings change the use more than once within the lifecycle repeated reconstruc-on due to the use(r)-change The building services technology is of shorter life dura-on than construc-on repeated reconstruc-on due to modernisa-on Decreased dura-on of produc-on cycle extremely short planning- and construc-on periods ie in the car/chip industry
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Status quo
Architect is general planner and designer Assigned by the investor Op-miza-on of the rentable space Design has priority HVAC, Electric, Fire detec-on etc. are sub experts

Economic eects
Tendency towards minimal construc-on costs resul-ng in high following LC costs construc-on costs : Following LCC 20% : 80% Resul-ng high environmental loads through opera-on during the whole lifecycle Resources consump-on and waste produc-on as consequence of frequent reconstruc-ons due to the change of func-on or moderniza-on
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Focus of the user is missing

user
Companies tenants employees customers

User needs have to be known User has to be in the focus of design Demand analysis Solu-on: Facili-es Management as a strategy for the op-miza-on of the processes and infrastructure
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EN 15221

Strategic level
is to achieve the objec-ves of the organiza-on on corporate level in the long term through: Dening the overall Facility Management strategy; Policymaking, elabora-ng guidelines for space, assets, processes and services; Ac-ve input and response at corporate level; Ini-a-ng risk analysis and providing the direc-on to adapt changes in the organiza-on Ini-a-ng and monitoring key performance indicators (KPI's); Managing the impact of facili-es on the primary ac-vi-es, external environment and community; Maintaining rela-ons with authori-es, leasers and tenants, strategic partners, associa-ons etc.
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Tac-cal level
is to implement the strategic objec-ves on business unit level in the medium term through: Implemen-ng and monitoring guidelines to follow strategies; Developing budget plans; Transla-ng business objec-ves to opera-onal level; Dening and interpre-ng KPIs (performance, quality, risk and value); -- Monitoring compliance to laws and regula-ons; Managing projects, processes and agreements; Managing the Facility Management team; Op-mising the use of resources; Interpre-ng, adap-ng and repor-ng changes; Communica-ng with internal or external service providers on a
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Opera-onal level
Delivering services; Monitoring and checking the service delivery processes; Monitoring the service providers; Receiving requests for service e.g. via help desk or service line; Collec-ng data for performance evalua-ons, feedback and demands from end users; Repor-ng to tac-cal level; Communica-ng with internal or external service
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Property triangle
user
-service quality -opera-ng costs

Prot maximiza-on

Owner (investor)

Service provider

-Revenue -Customer sa-sfac-on

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Outsourced FM Organisa-on

Facility Services can be provided internally or externally

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co st tra ns pa ra nc y Se rv ic e & Q ua liy im pr st en re du kt io n t ov em en

Ko pr od uc tiv ity en la rg em en tc or e N bu ac si hh ne al ss tig ke it y em pl oy ee s

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Strategy of Facili-es Management departments

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Cost inuence capability

%
1 0 0 %

Inuence capability on costs (%) Sum of costs (%)

9 0 %

8 0 % 7 0 %

6 0 %

5 0 %

4 0 %

3 0 %

2 0 % 1 0 %

Project development phase

Opera8on phase

Zeit

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LCC during 40 years

Kosten
180

160

140

120

100

80

60

40

Standard Planung
Lebenszyklus Planung orien-erte

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1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 Zeit (Jahre)

Umbau
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LC building costs
construc-on planning demoli-on opera-ng

building costs
15% 10% 1%

74%

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Deni-on by IFMA
Facility Management is the prac-ce of co- ordina-ng the physical workplace with the people and work of the organisa-on. It integrates the principles of business administra-on, architecture and the behavioural and engineering sciences. 3 P's: Place, People and Process
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Deni-on by EURO-FM
Facility Management is responsible for the co- ordina-on all eorts related to planning, designing and managing buildings and their systems, equipment and furniture to enhance the organisa-ons ability to compete successfully in a rapidly changing world.

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Building Management
Building management concerns the opera-ng period of the building (comple-on end of use) = opera-ve Facili-es Management elds
Technical (maintenance) nancial/commercial (controlling, accoun-ng,) infrastructural BM (cleaning, security, post,)
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sustainable building
Integrated planning process Implementa-on of innova-ve technologies and construc-ons for energy eciency (green buildings) Life-cycle analysis of building elements (ie HVAC, windows, facades,...) Proac-ve FM methods respec-ve energy management and maintenance 40% of energy consump8on in the EU is used for the hea-ng and cooling of the buildings
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The requirements of the European Commission

the minimiza-on of CO2 emissions of 20% increase in the ra-o of renewable energies of 20% up to 2020 Austrian percentage of current 24% ra-o of water-, wind-, solar- and biomass energy should be risen to 35% Sustainability: a concept, with the goal to preserve the natural environment and the related natural resources capital stock so far, in order to guarantee the life quality of future genera;ons.
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ques-ons ?
Horst Pichlmller osiris Management & Consul-ng GmbH
mailto: horst.pichlmueller@osiris .fm Web: www.osiris.fm phone: +43-664-3080080
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