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Advancing Construction and Program Management Worldwide
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Expanding Facility Condition Assessment in the Information Age
Michael D. Dell’Isola, PE, CVS, FRICS
Benjamin Dutton, BSc (Hons), MRICS
Faithful + Gould
Advancing Construction and Program Management Worldwide
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Today’s Presentation
Condition assessment basics How information management can improve the
process Our approach to condition assessment –
Strategic Facility Consulting Examples
Advancing Construction and Program Management Worldwide
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Condition Assessment Basics
What assets do we have? What are the quantities of those assets? Where are they & what condition are they in? Are those assets being used to their full potential? Are they compliant with applicable legislation and/or
standards? How do we better manage those assets? What needs to be done to bring these assets into
acceptable condition/compliance? How much funding do we need in order to maintain or
improve the current conditions? When do we need to complete recommended capital
projects? How do we prioritize recommended capital projects? What will the condition be as a result of a given funding
level? Where can we achieve cost savings?
Advancing Construction and Program Management Worldwide
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Condition Assessment Basics – Cont.
Avoid emergency repairs and catastrophic incidents – 20 to 60% saving
Promote competitive bid contracting – 15% savings Bulk purchasing – 10% savings Avoid construction cost increases – 10% savings Reduce labor costs – time saved in budget preparation
and reduction in lost productivity Ensure business continuity Brand consistency Unnecessary project cost avoidance Replace when most effective Reduce liability
Advancing Construction and Program Management Worldwide
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Facility Condition Index
Several government studies in the 1990’s concluded that annual funding equal to 2 to 4 percent of the current replacement value (CRV) is necessary in order to avert building failure.
This led to the creation of a Facility Condition Index - a ratio somewhere between 0.00 and 1.00.
Advancing Construction and Program Management Worldwide
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History of Condition Assessment
1990’s – Generally a one time static report Early 2000’s evolution of database structured
assessments More recently
Interaction with planning/programming systems Interaction with Facility Management systems Progressive connection to Building Information
Modeling (BIM) Future – Fully integrated information
management through BIM
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Building Life Cycle
Building Life Cycle
100%
90%
80%
70%
60%
50%
40%
30%
20%
10%
0 5 10 15 20 25 30 35 40 45 50 55 60 65 70
Time
Per
form
ance
Optimal Performance(not reasonable to maintain)
Minimal acceptable Performance
Design Service Life(Capital Replacement Required)Likely Aging
(Without renewal butwith normal maintenance)
Likely Aging(Without normal maintenance)
Service life lost
2% - 4% annual investment
Advancing Construction and Program Management Worldwide
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DesignerData
Owner / Occupier (FCA)
EnvironmentalistData
SpecifierData
FinancialData
SustainersData
GeospatialData
BIMBIMBIMBIM
BIM – The Broadest View
Advancing Construction and Program Management Worldwide
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Simulations-Comfort-Ventilation, heating-Life cycle cost-Light, sound-Insulation-Fire, usage-Environment-Life time predictions
Specifications-Specification sheets-Classification standards-Estimates, accounting
Building Building Information Information
ModelModel
Briefing-Functional req.-Estimates-Conditions-Requirements
Knowledge databases-Best practise knowledge-Own practice
Laws and regulations-Building regulations-Building specifications
CAD software-Drawings, calculations-Architect, engineer,…
VRML-Visualisation, 3D models
Procurement-Product databases-Price databases
Facility management-Letting, sale, operations-Maintenance-Guaranties
Demolition, refurbishment-Rebuild-Demolition-Restoration
Construction management-Scheduling-Logistics, 4D
Lifecycle Information
Advancing Construction and Program Management Worldwide
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Integrated Approach
Source: National Institute of Building Science,BIM Standards, 2006
Paradigm shift from fragmented information approach to integrated and focused one
Interaction
Advancing Construction and Program Management Worldwide
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Why BIM and Information Management?
Numerous studies show: Wasted effort Duplicated effort
(information entered 6 times)
Inadequate information
Incorrect information
Potential savings are enormous over the facility life
Advancing Construction and Program Management Worldwide
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Benefits
BIM is “object oriented” Elements Systems Components Space and space types Etc.
Information is most valuable when attached to objects
Objects can be defined, tracked and assessed over their life
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Services Over the Facility Life Cycle
Bu
dg
et &
Co
st
Man
agem
ent
Sch
edu
lin
g &
R
eso
urc
e M
anag
emen
t
Co
ntr
act
Man
agem
ent
RF
I M
anag
emen
t
Ch
ang
e M
anag
emen
t
Invo
ice
Man
agem
ent
Do
cum
ent
Man
agem
ent
Mee
tin
g M
inu
tes
Dra
win
g M
anag
emen
t
Su
bm
itta
l M
anag
emen
t
Co
nd
itio
n A
sses
smen
t
Mai
nte
nan
ce
Man
agem
ent
Planning and Programming • o • o o • • • • o • o
Design and Engineering • • • • • • • • • • o •Construction • • • • • • • • • • o o
Commissioning • • • o • • • • • • o •Operation and Maintenance (O & M) • • • • • • • • • • • •
Legend:Limited Application o
Moderate Application •Major Application •
Advancing Construction and Program Management Worldwide
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OUR APPROACH - SFC
Reduce facility costs
Develop defendable and transparent short, medium and long-term budgets
Speak to all levels of an organization
Prioritize expenditures by KPI
Align facilities with business mission
Streamline facility operations
Advancing Construction and Program Management Worldwide
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SPACE UTILIZATION ENVIRONMENTAL
PERFORMANCESAFETY, SECURITY & COMPLIANCE
FUNCTIONAL SUITABILITY
PHYSICAL CONDITION & REMAINING LIFE FINANCIAL
OUR APPROACH - SFC
Advancing Construction and Program Management Worldwide
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FUNCTIONAL SUITABLITY Do our facilities meet our physical needs? Do our facilities support our current and future
business needs? Based upon other facility related factors, do our
facilities support our needs?
SPACE UTILIZATION How much of our space are we using? What is our occupant density? Should we change our occupancy based upon
other facility factors?
OUR APPROACH - SFC
Advancing Construction and Program Management Worldwide
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ENVIRONMENTAL PERFORMANCE Where can we achieve energy savings? Where should our energy use be? What is our carbon footprint? What should our carbon footprint be? How can we achieve LEED certification?
SAFETY, SECURITY & COMPLIANCE What threats should we consider? What security level should we achieve? How secure are we? What improvements should be made?
OUR APPROACH - SFC
Advancing Construction and Program Management Worldwide
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CLIENT EXAMPLE – DISTRICT OF COLUMBIA
15M SF Significant deferred maintenance Missing capital investment Conflicting priorities
Advancing Construction and Program Management Worldwide
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Realize cost savings through improved sustainable operational performance
Manage, measure and improve performance of your built environment
Prioritize expenditures to optimize capital, operating IRR and business objectives
Mitigate risk and avoid costs through improved governance and decision-making
Identify and meet energy consumption reduction goals Reduce green house gas emissions and manage carbon
footprint Comply with regulations & reporting requirements Inform stakeholders through sustainability reporting
CLIENT EXAMPLE – DISTRICT OF COLUMBIAThe Joint Objectives
Advancing Construction and Program Management Worldwide
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Information Technology
Lifecycle capital planning and forecasting
Capital planning and funds management Capital performance management Stakeholder reporting Condition, energy and security
assessments Energy efficiency and emissions analysis Cost segregation analysis
Advancing Construction and Program Management Worldwide
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Our Particular Solution
iPlan is a web-native technology platform that serves an organization’s capital planning, operational and performance management, and stakeholder reporting needs