Sample of an Assignment for Advanced Building and Facilities Managment

7/21/2019 Sample of an Assignment for Advanced Building and Facilities Managment

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ZAMZUL KHAIRI B ZULKIFLI PROF S VENKATESWARAN

EMBA-BFM-781009145455 ADVANCED BUILDING FACILITIES

MANAGEMENT

1.0 Introduction

There is a belief that a nations wealth can be measured by the number of buildings erected

and the number of cranes hovering throughout the nations cities. This can be well related to

Malaysia, where myriads of structures have been mushrooming for the past decades. Accordingto UNI!" #$%&'(, Malaysias urbani)ed population was at *+. percent in $%&$ with an average

annual growth rate of urban population of +.- percent between &--% and $%&$. Taing into

consideration of the opportunities available in the cities, mass urban migration will continue to

grow, though at a slower rate at an average of &./ percent between $%&$ and $%&+%.

0ith the combinations of a healthy construction sector, a strong economic fundamentals

#1amil, $%&( and significant average gross domestic product #234( of 5 percent for the last +

years #6234 2rowth7, $%&(, Malaysia continues to construct new buildings for the use of

commercial, retail, and residential to cater the needs of a highly urbani)ed population. 8ationally,

anything that has a physical state will deteriorate over the years, in which can be best described

through a life cycle process. 9uman being is a good e:ample, where the life cycle of an

individual starts at the time of birth and ends at the time of death. In between this two milestones,

the individual has undergone the growth and deterioration processes. ;uildings, lie human

beings share the same concept. A building begins its life cycle process when it is fully built and it

will be demolished when it defeats its purpose. To avoid falling ill, human beings will perform

routine e:ercises and consume supplements. ( electrical systems are a few e:amples of facilities installed in

buildings. ;oth building and facilities complement each other to benefit the occupants. Implicit

to the management of building and facilities are issues pertaining to public safety, comfort, and

return on investment #8?I(.

4revious years, there were news about children falling from flats due to the negligence of

improper maintenance. The most recent incident happened in @anuary $%& at 1ota 3amansaras

4roe 4erumahan 8ayat #448( where a year old boy plunged to his death from the 5 thfloor

while playing with his brother along the common area corridor. The boy fell through the gap of

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MANAGEMENT

the railing, which was found to be rusted and unworthy #@oibi, $%&(. Improper maintenance of

the railing cost the life of a boy and continue to pose a threat to public safety. 0hen public safety

is not addressed, the comfort is compromised too. ?ther residents feel uneasy thining of the

safety of their wellBbeings, especially their children. Issues related to public safety and comfortcan have a negative impact on the return on investment for the building owners resulting to

inability of the building to attract potential tenants. Therefore, an efficient building and facilities

management is imperative in ensuring public safety and comfort, and achieving positive return

on investments.

"rom a global standpoint, building and facilities management is well recogni)ed as a

profession and the industry has matured throughout the years. In the United


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MANAGEMENT

management and facilities management are fundamentally linedD nevertheless, facilities

management has a wider definition.

International "acilities Management Association #I"MA( has identified && core

competencies leading to an effective and an efficient facilities management. These competencies

are communication, emergency preparedness and business continuity, environmental stewardship

and sustainability, finance and budget, human factors, leadership and strategies, promotion and

mareting, proect management, Euality, real estate and property management, and technologies.

;uilding ?wners and Managers Association #;?MA(, on the other hand, has identified 5

ey areas that need to be focused in achieving better building management which are building

operations and management, energy management, environmental performance and sustainability,

life safety, security and ris management, tenant relations and community involvement, training

and education for building personnel.There are similarities when comparing both I"MAs && core competencies and ;?MAs 5

ey areas, the similarities can be categori)ed as people and communication, operation and

maintenance, finance and budget, security, safety and environment, and technology. These

categories are the factors that will contribute to an efficient building and facilities management.

!ach of these categories will be e:plained further to provide a better understanding.

$.& 4eople and ommunication

In the field of facilities management, communication is vital and interaction among

people cannot be avoided. A good building and facilities manager will find ways to ensure people

are wellBmanaged and staeholders are properly communicated.


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strategy implementation. A graphical representation of developing a facilities management

strategy is shown in "igure &.

"igure &F

3eveloping "acilities

Management


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MANAGEMENT

"ostering relationships between the building and facilities management and tenants are

essential in achieving smooth operation and avoiding unnecessary conflicts. The ;8! team that

manages ;uilding $%& on &*th


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MANAGEMENT

taes up between 5% to *% percent of the monthly utilities bill. ;y retrofitting the system with

newer technologies and upgrading obsolete components that are energy efficient, the utility

consumption will be reduced. "or e:ample, University of alifornia


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MANAGEMENT

wormanship Euality, avoid unnecessary cost due to rewors, enhance the lifespan of assets, and

ensures compliance to safety standardsD thus better return on investment can be achieved.

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"igure $F


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$.'. Inspections and Audits

4eriodic safety inspection and audit must be performed throughout the building premises

in ensuring the place is safe to be occupied. The e:ercise includes live testing of fire safety

eEuipment and review of fire safety and emergency procedures. "urthermore, the inspection and

audit will determine whether the building is complying with local regulations.

$. Technology

=ie any other industry, building and facilities management is moving forward

concurrently with the advancement in technology. Nowadays, there are software and hardware

designed specifically for building and facilities management. The following computeri)ed

management systems are commonly used in the industry. MM< significantly boost the

performance of the building and facilities management team. "urthermore, the performance of

the eEuipment is closely monitored systematically. ertain software provide real time

monitoring.

$..& omputeri)ed Maintenance Management


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MANAGEMENT

A:iata Tower 1=


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!ven though there were no fatalities and maor damage to the property and its

surrounding, the conseEuences could have been more severe. As we all now, 1uala =umpur is

densely populated and during the woring hours, there are many people passing by buildings.

onsidering a worst case scenario, not only the cleaning worers can be accounted as casualties,there were also possibilities that passerBby can be hit by the falling gondola resulting to death.

Another possible conseEuence was hat the gondola may fall onto a pared or passing vehicle

which can cause inury or fatality.

It is imperative that the building and facilities management tae into consideration of the

worst case scenario that may happen and find ways to prevent from occurring before approving

the cleaning wors. Any wors perform within the building premises is under the purview of the

building and facilities management.

Te:as Instrument Malaysia


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only blowing untreated air. Tenants began to emailing complains and through phone calls. The

incident lasted for 5 hours. This incident provides a clear understanding as to what can happen

when the occupants feeling discomfort.

Another incident happened at the same building in the month of April $%&. There was a

water supply interruption from the &*thuntil $%thApril $%& whereby the building and facilities

management was repairing a maor lea at level &%. 3uring this period, the tenants were advised

to use the restrooms at the nearby buildings. !ven though the management assured us that water

supply will be bac to normal on the $% thApril $%&, they were unable to do so due to another

maor lea located at level / that occurred during the normali)ation process. The water supply

interruption lasted another day. This incident incited the anger of the tenants. They were forced to

wal a considerable distance ust to use the restrooms and perform prayers.

A failed pipe oint was the root cause for the first incident while the second incident was

due to human error. The valve was opened at a fast rate resulting to water gushing to the system

at a high flow rate. The mass of water that filled in the empty pipes created a water hammer and

disointing a 5 inch pipe at level /.

It is important for the building and management team to have a standard operation

procedure when normali)ing the water supply system. Ine:perience personnel also can contribute

to human error. Therefore, a combination of e:perienced personnel and the presence of a

standard operation procedure will ensure that the building and facilities management performs

efficiently and will not compromise the comfort of the occupants.

+.+ The 8ole and Impact of !fficient ;uilding and "acilities Management in !nhancing 8eturn

of Investment #8?I(

The revenues generated by a property depends on the office rental collection, service

charges imposed, rental of paring bays, and at some buildings rental of halls. The main factor

that affects revenue is the total operation e:penditures. The bigger the amount of e:penses

allotted to operate the building the smaller the revenue margin is. 4erforming planned preventive

maintenance diligently will minimi)e system breadownD hence minimi)ing ad hoc and

emergency spending.

!:ecuting system and eEuipment upgrading can help in enhancing the return of

investment. Newer energy efficient eEuipment and implementing a building automation and

management system can optimi)e electricity consumption leading to lower electricity cost.

4airing with an effective energy management program, better electricity consumption can be

achieved.

The 2as ompany Tower in =os Angeles, alifornia is an e:ample where systems are

retrofitted with energy efficient eEuipment. According to the building manager, these proactive

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measures have a direct impact on the operating e:penses, in which the e:penses are relatively

lower #;ates et all, $%&(.

The Madison Theater ;uilding in 3etroit Michigan is nearly &%% years old. ;edroc 8eal

!state

Documents

Sample of an Assignment for Advanced Building and Facilities Managment