chapter meeting july 9, 2014 five things every fm should know about the value of asset...
TRANSCRIPT
Chapter MeetingJuly 9, 2014
Five things every FM should know about the Value of Asset Evaluations/Condition Assessments
AgendaPanel Introductions
1. Are there different kinds of Asset Evaluations (or Condition Assessments?)
2. What is included in the assessment?3. What is the deliverable (and what should I ask for to be
sure I get what I need?)4. What are specific items that are hidden trouble for a
building?5. Costs, costs, costs!
Other Questions
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Introductions
• Jolie Lucas, CFM, AICP, LEED AP
• IFMA Chapter Member/Board Member• Certified Facility Manager• Certified Planner• Leadership in Energy and
Environmental Design Accredited Professional• AECOM Planning Project
Manager
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Introductions
• John Van Whervin, Associate AIA
• AECOM Arch. Project Mgr.• Studio Lead, Facilities
Conditions Assessments, Orange • Currently Project Lead for Los
Angeles County Assessments (over 800 structures)• Former Facilities Director for
Los Angeles Superior Court
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Introductions
• Mike Braund, PE, SE, Assoc. DBIA
• Board member of Structural Engineers Association of San Diego (SEAOSD)– Chair of SEAOSD Existing
Buildings Committee– State Chair 2012/2013
• National Standards Committee for Seismic Evaluation and Retrofit of Existing Buildings
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Introductions
• Bob Craig, Associate AIA• IFMA member• Electrical Inspector/Building
Inspector (ICC)• EIFS Inspector (AWCI)• Certified Air Barrier Auditor • Registered Roof Observer• Construction Document
Technician
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Asset Evaluation. . . Or Condition Assessment?
Asset Evaluation • High level/Holistic
• Functional
• Assists in big picture decisions
• Typically important in management of larger portfolios/multiple departments/campuses
Condition Assessment• Specific
• Detailed
• Assists in developing capital improvement plan
• Universal to all facilities owner-managers
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Asset Evaluation. . . Or Condition Assessment?
Condition Assessment Global• General Condition
• Identify Global Issues/Preventive Maintenance
Condition Assessment Detailed• Lifecycle Costs
• Specific System Analysis
Condition Assessment • Maintenance/Deficiency
• Deferred Maintenance
• Capital Improvement Plans
Customized• Populate existing database
• Candidate for Renovation or Demolition
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What’s included in an evaluation/assessment?
Depends upon Building Type and Client Needs
Functional (Asset Evaluation)
•Room Type•Room Function•Occupant•Floor Plan Validation
Building Shell/Exterior
•Walls•Windows / Doors•Structural •Roofing
Mechanical and Electrical Systems
•Electrical•Conveyance•Plumbing•HVAC•Communications
Sustainability Related Items
•Energy Use•Water Use•Logistics•Performance Analysis
•Life Cycle Analysis
Interior Finishes
•Carpeting and Flooring
•Ceiling Tiles•Paint/Wall Finishes
Site Improvements
•Parking•Berms•Retention Ponds
Safety
•Fire and Life Safety Systems
•ADA/Accessibility•Seismic Risks
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Asset Evaluation. . . Or Condition Assessment?
The Key to Managing Risk is Knowledge:
What are my hazards?
What are my risks?
What are my options?
What are my plans?
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What is the deliverable?
Asset Evaluation:• Descriptive data• Photos• Floor plans
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What is the deliverable?
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What is the deliverable?
Condition Assessment:• Qualitative description of state of
building and its components, with costs for: – replacement of building and/or systems
today and some point in future• Assists in preparing Capital Improvement Plans
– Replacement of deficient systems today and some point in the future• Assists in preparing Deferred Maintenance
Plans
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What is the deliverable?
Condition Assessment:• Descriptive data• Photos• Costs
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What is the deliverable?
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What is the deliverable?
Specific Assessment (Roofing):• Scaled roof plan with notations and/or
photos of special features or typical deficiencies
• Previously known data (components, manufacturer, installation contractor, leak history, repairs, etc.)
• Newly gathered data
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What is the deliverable?Specific Assessment (Roofing):
Attention: XXXXXXXXX
Property: XXXXXXXXXXX XXXXXXXXXXX
Dear XXXXXXXX,
On XXXXXXXXX the roof of the above referenced building was inspected by XX Professional Roofing Services, Inc. This roof condition assessment report contains the following:•Description of the roof system and components.•Notes on any known historical roof problems.•Identification of any deficiency items and repair recommendations.•Identification of current or ongoing maintenance items.•Identification of preventative maintenance items.•Projected life span of the roof system.•Text and pictures to illustrate this roof assessment report.
This is a comprehensive report, which addresses all of the key elements of the roof system. If we may be of any further service, please feel free to call.
Sincerely,
XXXX
PM
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What is the deliverable?
Roofing Example:
• PART 1 BACKGROUND INFORMATION • PART 2 SPECIFIC NOTES AND DEFICIENCIES OF THE ROOF• PART 3 CONDITION REPORT• PART 4 RECOMMENDATIONS
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What is the deliverable?
Risk Strategies:
Credit: FEMA
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What is the deliverable?
Seismic Survey:
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What is the deliverable?
Seismic Survey:
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Hidden Troubles
• Poor Seismic Systems• Corrosion of critical
structural elements • Hardscape deterioration• Lack of mechanical
maintenance• “There’s no sense in
replacing the carpet if the roof is leaking!”
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Hidden Troubles
DETERIORATION:
Are there unsafe conditions?
Is there deterioration present that could lead to bigger issues?
Are there changes to my maintenance plan needed to limit future issues?
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Hidden Troubles
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Hidden Troubles
Do I understand how my facility will perform in the event of an earthquake?
The Building Code:“The purpose of the earthquake provisions herein is primarily to safeguard against major structural failures and loss of life, not to limit damage or maintain function.”
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Hidden Troubles
Building Performance Levels
Operational
Life Safe
Immediate Occupancy
Typical Code Building
Collapse Prevention
Unsafe
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Hidden Troubles
Seismic Risk A function of seismic hazard and building
performance Not if, when…
Group Magnitude Annual Average Number
Great 8 and higher 1
Major 7 – 7.9 18
Strong 6 – 6.9 120
Moderate 5 – 5.9 800
Light 4 – 4.9 6,200 (estimated)
Minor 3 – 3.9 49,000 (estimated)
Very Minor < 3.0M2-3: ~1,000/day; M1-2:
~8,000/day
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Costs, Costs, Costs!
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Costs, Costs, Costs!
Assessment
Lifecycle, Maintenance, Replacement, and Risk
Next Steps: Mitigate, Repair, Replace
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Costs, Costs, Costs!
Lifecycle Costs
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Costs, Costs, Costs!
Plant Replacement Value
Deficiencies
Equipment
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Costs, Costs, Costs!
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Costs, Costs, Costs!
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Costs, Costs, Costs!
Current CostsModerate
Earthquake Loss
Major Earthquake Loss
(Design Event)
Building Cost $40,000,000 $2,000,000 $6,000,000
Equipment Cost $25,000,000 $500,000 $1,500,000
Inventory Cost $80,000,000 $1,600,000 $5,000,000
Annual Revenue $1,600,000,000$92,000,000
(21 days down)$307,000,000
(70 days down)
Total Cost $95,000,000 $320,000,000
Financial Seismic Loss Potential
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Costs, Costs, Costs!
Structural Studies:
• Condition Assessments - $• Preliminary Seismic Evaluations/ PML’s – $• Post-Earthquake Planning - $$• Building Inventory/ Portfolio Analysis - $$• Seismic Program (after inventory) - $$• Detailed Seismic Evaluations/ Retrofits - $$$+
Take Aways1. Yes there are different kinds of Asset Evaluations and
Condition Assessments.2. To be of value, be sure the assessment includes what
you need.3. Think about how you will utilize the data and then ask
for what you need.4. Hidden troubles include deterioration, energy loss, and
potential systems failure.5. Doing nothing is NOT free.
How often should an assessment be done?
I can do this myself (can’t I?)
Other Questions?
Jolie Lucas, CFM, AICP, LEED [email protected](760) 702-5005
John Van Whervin, Associate AIA [email protected](714) 567-2589
Mike Braund, PE, SE, Assoc. [email protected](619) 814-7008
Robert Craig, Associate AIA, RRO, EIFS,ABAA [email protected](858) 737-9141
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Other Questions
Mitigating Seismic Risks:Develop standards for your facilities
Assess the risks of all facilities
Understand the consequences
Address the problems systematically
Create and adopt a post-disaster plan
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Other QuestionsOriginal Building
Moderate EQ Loss (21days) = $95M
Major EQ Loss (70days) = $320M
Basic Upgrade
Upgrade Cost ($90/sf) = $20M
Moderate EQ Loss (7 days) = $35M
Major EQ Loss (30 days) = $131M
Cost ROI at Major = 9.45
IO Upgrade
Upgrade Cost ($130/sf) = $30M
Moderate EQ Loss (0 days) = $0.4M
Major EQ Loss (5 days) = $22M
Cost ROI at Major = 9.93