Multi-Site Facility Renovation, Repair, Maintenance, & Sustainability

Facilities operations involving multiple sites and building types/ages can be efficiently managed with the right mix of global oversight and local execution as well as consistent application of LEAN best management practices.

strategic facility management and BIM

Visibility and communication at global and local levels is critical, including the ability to track the  work order status and cost from concept thru warranty period.

Ad hoc, pen-and-paper based, systems must be replaced with appropriate technology that can provide a permanent record of core activities.

Procurement must be based upon BEST VALUE,  and also used standardized terms, definitions and data sets, and rely upon the support of internal and external teams, as well be integrated with collaborative construction delivery methods such as Job Order Contracting, JOC.

Automated work order system and electronic cost estimating and project management capability  provide  visibility and control of facilities maintenance and repair processes.

True collaboration and longer term relationships with contractors and subcontractors, where both parties share common goals, risk/reward, and mutual respect is equally important.

Work orders should be request and managed locally with appropriate global oversight, including regular audits.  “Trust but measure” is a core component of LEAN, as are continuous improvement, and key performance indicators, KPIs.

Robust LEAN construction delivery processes must be implemented consistently throughout the organization, while also taking into account local requirements and conditions.

Any effort or resource expended should be Outcome-based.  The goals is to improve the ability to track progress and to accelerate the time-to-resolution of prioritized open work orders, in order to maximize limited resources.

Value-based selection of contractors and longer term relationships provide local knowledge of building and service requirements, on-demand quality service, and maximized efficiency.  Operational efficiency is improved, while costs are reduced due to the reduction of change orders, improved quality, and a higher percentage of projects delivered on-time and on-budget.

Key performance indicators, KPI’s provide metrics that to hold both Owners and service providers more accountable with quantitative, current, and actionable information.

Owners and oversight groups must provide leadership and be capable of understanding the processes and value of collaborative construction delivery and associated life-cycle facility management methodology.  Without this leadership, Owners don’t stand a chance of efficiently managing their real property portfolios.

job order contracting

Alternative LEAN construction delivery provides significantly higher  visibility into overall maintenance and repair spending.    Properly implement project delivery timelines can be reduced from years to months, or from months to weeks.   Significant reductions in costs can also be achieved, in the range of 15% to 50%.

Comprehensive Facility Maintenance Plan

Comprehensive Facility Maintenance Plan / CFMP

job order contracting

The cornerstone of any CFMP should be preventive maintenance.  A regularly-scheduled preventive maintenance,  mitigates the frequency of unplanned failures, extends the longevity of building systems beyond industry standards, and best suits organization needs for a safe and functional physical environment.

Commons CFMP objectives include:

  1. Maintenance of the physical environment in support of the organization’s  mission
  2. Extending the lifespan of building systems
  3. Maintaining the asset value of the property
  4. Mitigating catastrophic building system failures, fires, accidents, and other safety hazards.
  5. Providing buildings that function at requisite efficiency
  6. Providing continuous use of facilities without disruptions
  7. Energy conservation
  8. Regulatory compliance

Staffing,  delivery methodology,  standardized and timely information, and supporting technology are core aspects in the execution of;

  1. Scheduled Maintenance – Description of activities that can be forecast and for which expenditures of parts and labor are based on a predictable time table or use schedule. Main components include: Preventive Maintenance, Modifications and Alterations, and Scheduled Replacement.
  2. Unscheduled Maintenance – Description of activities that cannot be programmed or forecast, including emergency repairs and corrections of breakdowns.
  3. Deferred Maintenance – Description of scheduled activities, delayed or postponed for reasons such as lack of funds or personnel, changes in priorities and change of use.

Staffing

Operations and maintenance departments, based upon size, may have multiple departments, each with an area of specialization, or a single department.  Examples of specialized areas include: 1. Environmental, Health, and Safety, 2. Central Maintenance Shops, 3. Cluster Maintenance Program, 4. Custodial Services, and 5. Energy and Recycling.

Tasks

Ongoing tasks associated with operations and maintenance departments vary widely, and may include:

  • Preventive maintenance program execution for all facilities
  • Work order service requests management
  • Regular inspections of equipment and building systems, such as roofs, boilers, chillers, sprinkler systems, fire alarms, elevators, fire extinguishers…
  • Repair services
  • Maintain regulatory compliance for select building systems (e.g., elevators, fire suppression systems, pressure vessels)
  • Computerized maintenance management system software operation.
  • Administration of renovation, repair, and maintenance contracts
  • General –  grounds maintenance program, custodial, etc.
  • Utility-billing data collection and analysis (including electric, natural gas, heating oil, propone, water/sewer, solid waste, and recycling).
  • Procurement of energy and solid waste services.
  • Manage contracts associated with energy and solid waste services.
  • Monitor the energy market to direct procurement decisions.
  • Coordinate with State and local officials on issues associated with energy, water/sewer utilities, and solid waste management.
  • Development and oversee energy reduction programs
  • Manage resource reduction and recycling program
  • Direct capital improvement projects related to lighting retrofits and solar power
  • Provide energy audits

Key Performance Indicators

The typical key performance indicators may include the following:

  • Top ten work order trouble codes
  • Quantity of temperature complaints (“too hot”, “too cold”)
  • Workforce productivity and utilization
  • Preventive maintenance versus corrective (or “reactive”) maintenance
  • Preventive maintenance schedule completion rate
  • Percent of major building systems operating within industry standard lifespan
  • System life-cycle performance
  • Deferred maintenance backlog reduction

Execution

Best value procurement, LEAN collaborative construction delivery methods such as Job Order Contracting, standard terms, definitions, as well as standardized cost and data architectures, and a documented Operations & Maintenance Execution Guide all contribute to maximizing return-on-investment and improving outcomes.

System Life-spans

  • Boilers (Steel, fire-tube) 25 years
  • Boilers (Cast iron) 35 years
  • Chillers (Air-cooled, reciprocating compressor) 20 years
  • Chillers (Water-cooled, screw compressor) 25 years
  • Chillers (Water-cooled, centrifugal compressor) 28 years •
  • HVAC (Rooftop units) 20 years
  • HVAC (Room unit ventilators) 25 years
  • HVAC (Penthouse/Interior mounted air handlers) 40 years
  • Flooring (Carpet) 15 years
  • Roofs (Asphalt Built-Up Roof, sloped) 25 years
  • Roofs (Metal) 30 years
  • Paving 25 years

Improving Construction Productivity = Collaboration & Alternative Project Delivery

 

Eight Steps Toward Improving Construction Productivity

Partnering and collaboration must be a key performance metric by which real property owners and facility management professionals are measured.  Until this occurs, there is little hope for construction sector productivity improvement.

 

  1. Owners Foster and Mandate Collaborative Construction
  2. Best Value versus Lowest Bidder Procurement
  3.  Full Financial Transparency
  4.  Shared Risk / Reward
  5.  Mutual Goals & Trust
  6.  Common Terms, Definitions, and Data Architectures
  7.  Continuous Education, Improvement and Monitoring
  8. Adoption of LEAN Alternative Construction Delivery Methods – Job Order Contracting, JOC & Integrated Project Delivery (IPD)

JOB ORDER CONTRACTING

BIM has stagnated, and the construction industry (Architecture, Engineering, Construction, Operations, and Real Property Owners) as a whole remains unproductive due lack of focus upon process change management.

While most of us are aware that early and ongoing communication among all renovation, repair, or new construction stakeholders is the path to success, its rare that a team is established that is both clear on objectives and working towards common objectives.

Successful outcomes should be the objectives of ALL participants and partnering must not only be encouraged but mandated by real property owners.

Partnering is can not be accomplished solely through the implementation of technology. Nor is excessive management and control the path to success.  Adopting and fostering of LEAN best management practices, specifically developed for construction and which focus upon outcomes, is the path to productivity improvement.

Job order contracting and integrated project delivery are two examples of LEAN construction delivery methods that share decades of successful implementation and enable higher quality and a higher percentage of projects to be completed on-time and on-budget.

The most important element to successful project delivery is an educated and capable Owner.  An Owner that understands collaborative construction delivery and is focused upon successful outcomes for ALL project participants and stakeholders.

Technology will do little to solving the construction industry’s productivity issues. Despite the marketing of software vendors, technology is simply an enabler for faster and lower cost consistent deployment.  The key to success is the best management practices and processes embedded within technology.

Real property owners required training and ongoing professional development.  This includes real property executives, facility management, technical/engineering teams, cost estimators, purchasing/procurement, and facility users.   Educational institutions must also alter their programs.   Examples of competencies and content include; life-cycle management of the built environment, total cost of ownership practices, LEAN best management practices, and collaborative and/or alternative construction delivery methods.

Mandatory Partnering

While mandatory partnering may seem contradictory, it is not.   All construction contracts, projects, and programs should include a operational manual.  The manual describes the roles, responsibilities, deliverables, and outcomes for all parties.  While each manual can, and should be tailored to each owner’s requirements, common components of the core framework are ever present.  The operations manual spells out all requirements, terms, etc., associated with the collaborative construction delivery process.  An example of a job order contracting process is shown below.

job order contracting

OpenJOCcycle

Common elements to any LEAN Collaborative Construction Delivery Method

Common elements to implementing a productive LEAN construction delivery methods include the following:

 

Owner Leadership of Team Collaboration

Best Value Procurement

Mutually Beneficial Goals and Outcomes

Performance-based Reward System

Shared Risk/Reward

Common Terms, Definitions, and Data Archtectures

Outcome-based Key Performance Metrics – KPIs

Continuous Monitoring, Improvement, and Education/Training

Global Oversight with Local Implementation

 

” Great care is taken to establish an IPD team where participants can work together as a collaborative unit. Team formation considers capability, team dynamics, compatibility, communication, trust building and commitment to an integrated process….Once a team is formed, it’s important to create a team atmosphere where collaboration and open communication can flourish.” – AIA

 

One of the most important life lesson that I have learned is that success or failure is generally not determined by a problem, issue, or even an opportunity, but rather by how we react and deal with the situation.   Whether it’s a construction project, or other situation,  if we react and act as a team versus as individuals, outcomes are ultimately improved.

“The goal of everyone in the industry should be better, faster, more capable project delivery created by fully integrated, collaborative teams. Owners must be the ones to drive this change, by leading the creation or collaborative, cross-functional teams comprised of design, construction, and facility management professionals.” – CURT