“Building-IN”THE FM
There are at least a million reasons why consultation from experienced facilities managers and occupiers on each construction project improves the finished product, says Claire Saeki.
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If you are a callous and bitter developer who is building shoddily to flip properties without a care for the environment, human well-being or your long term reputation then stop reading now. If not take a moment to consider talking to the people who will manage your buildings before handing it over as a fait accompli. The main benefits from facility manager and end-user’s expertise fall into roughly three categories. These are cost, usability and social responsibility, with the latterthe FM’s know-how is a vital tool for learning how to avoid damaging finishes and installation of lighting fixtures, and what strategies will help maximise future efficiency.
usability
Hotel groups know this well, during the design process world class organisations such as the Shangri-La ask housekeeping staff and bell boys what works for them in terms of use of the space. Not only will they know what work best for cleaning, maintenance of even just getting around the building, they are also experts in what guests appreciate and will continue to use.
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Hongkong Land has taken this approach in office buildings, contacting large occupiers and workplace management specialists at the design stage of both Chater House and One Raffles Quay. Both these projects were snapped up by multinational banking tenants.
social responsibility
A building that uses less water, wastes less electricity and provides a healthy environment for its occupants is, any one would say, desirable. No one is in a better position to advise on that than the lowly FM (and of course, the occupants). As the realisation about the harm that buildings are doing to the environment and are potentially doing to ourselves continues to spread around the globe fewer and fewer occupants (yes this means paying tenants, hotel guests and staff) will be prepared to put up with a negligent attitude towards them. Build for the future when there will be competition between your building and another 10 years younger. Ask the people who have seen it done before.
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CASE STUDY
In the Middle East, developers have begun to speak to FMs up front. Many, including some of the first round of FM consultancies there such as Reliance Facility Management, earn as much of their money from consultancy work as they wait for the monoliths to rise. Dan Davies, Facilities Manager, Limitless, one of the UAE’s leading developers, explains his role.
Are facilities managers consulted about usability of technology?
Limitless has developed a structure and strategy that ensures that Facilties Managers are consulted and included from the early conceptual stages of all of our developments, be they master planned or individual buildings. In many cases, the FMs actually recommend and advise on how technology can help in the operation of a building or master development. Where necessary, for example if in depth investigation and appraisal is required, consultants will be engaged and guided by the FM team.
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What sorts of building technologies are used in these buildings?
Technology in buildings has advanced immensely over the last 10 to 15 years: technology can now be applied to almost every area of a building and service category. For example, integrated Building Management Systems and CAFM packages can run a section of a building as a model or an entire portfolio. This can include HVAC systems monitoring and controlling, energy management, fire safety, security, helpdesk, asset management and accounting.
It is important to ensure that technology installed is used to its full potential by trained staff or contractors. In some cases, expensive technology is implemented but only a small amount of its capability is used, making it nothing more than a glorified and expensive on/off switch. For example, sensor and alarm parameters that are wrongly set means that the information is either not received or simply ignored by staff who cannot understand or use the data.
Do you or will you undertake any training for building managers?
Comprehensive induction and training for buildings managers is essential and should be included in the main contractor’s scope of work.
What are the benefits for commercial tenants of technology infrastructure provided in buildings they occupy?
The main benefit to the tenant is a more efficiently run and sustainable building which will reduce running costs and service charges. In addition, a quality working environment will increase staff productivity. Higher productivity means the reduction in the loss of time due to sickness and assist staff retention.
More and more potential tenants have corporate environmental policies which include sustainability and energy management insisting this as a pre requisite. As Limitless targets long term relationships with blue chip global companies we aim to provide consistently high standards wherever the development is in the world.
