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Effective Facilities Limited: Improving performance, reducing cost
Standards: Issues and Challenges
Dave Wilson CFM
Steve Maslin RIBA NRAC Director
Effective Facilities Limited: Improving performance, reducing cost
Effective Facilities Limited: Improving performance, reducing cost
Do we need Standards in FM?
Facilities Management is:
• a management discipline
• relatively young and immature industry
It is NOT:
• universally understood in terms of scope
• outsourcing
• Standards about buildings and equipment are NOT about FM (or are at best tangential)
Effective Facilities Limited: Improving performance, reducing cost
Management standards which apply:
• PAS 55 Optimized Management of Physical Assets
• ISO 55001 Asset Management
• ISO 9001 Quality Management
• ISO14001 Environmental Management
• ISO 11000 Collaborative Business Relationships
• prEN37500 Guidance on Outsourcing
Effective Facilities Limited: Improving performance, reducing cost
The FM set:
• BS EN 15221-1 Terms and definitions • BS EN 15221-2 Guidance on how to prepare FM agreements • BS EN 15221-3 Guidance how to achieve/ensure quality in FM • BS EN 15221-4 Classification and Structures • BS EN 15221-5 Guidance on the development … of processes • BS EN 15221-6 Area and Space Measure • BS EN 15221-7 Guidance on Benchmarking
• BS 8536 Facility management briefing: Code of practice • BS 8572 Procurement of facility-related services • BS 8587: 2012 Guide to facility information management • BS 8210: 2012 Guide to facilities maintenance management • BS 8544 Planned Preventative Maintenance ACOP / FSG 20 plus
Effective Facilities Limited: Improving performance, reducing cost
Sales to July 2013:
Effective Facilities Limited: Improving performance, reducing cost
But: no sales in…
Germany
France
Sweden
Austria
Belgium
Effective Facilities Limited: Improving performance, reducing cost
Is there a problem?
• Are occupiers specifying the FM Standards?
• Are service providers meeting them?
Does anyone really want FM Standards?
If not, then why are we developing more?
Effective Facilities Limited: Improving performance, reducing cost
Some “FM” standards:
Effective Facilities Limited: Improving performance, reducing cost
How many of these do you know? • BS 1192 Construction drawing practice.
• BS 1710 Specification for identification of pipelines and services
• BS 18004 Guide to achieving effective occupational health and safety performance
• BS 1876 Specification for automatic flushing cisterns for urinals
• BS 25999 Business continuity management.
• BS 3044 Guide to ergonomics principles in the design and selection of office furniture
• BS 4428 Code of practice for general landscape operations (excluding hard surfaces)
• BS 4737 COP for Intruder alarm systems in buildings.
• BS 4884 Technical manuals. Spec. for presentation of essential information & contents
• BS 4899 Guide to the users’ requirements for technical manuals
• BS 5266 Emergency lighting
• BS 5306 Fire extinguishing installations and equipment on premises.
• BS 5357 Code of practice for installation and application of security glazing
• BS EN 1560 Energy performance of buildings – Overall energy use / definition of ratings
Effective Facilities Limited: Improving performance, reducing cost
How many of these do you know? • BS EN 527 Office Work tables and desks. Dimensions, safety requirements, Testing
• BS EN 54 Fire detection and fire alarm systems
• BS EN 60598 Luminaires.
• BS EN 62305 Protection against lightning.
• BS EN 671 Fixed fire fighting systems - Hose systems.
• BS EN 694 Fire-fighting hoses - Semi-rigid hoses for fixed systems
• BS EN 795 Protection against falls from height. Anchor devices. Requirements and testing
• BS EN 81 Safety rules for the construction and installation of lifts.
• BS EN 8522 Furniture removal activities - Commercial moving services
• BS EN ISO 11064 Ergonomic design of control centres
• BS EN ISO 17624 Guidelines for noise control in offices … by means of acoustical screens
• BS EN ISO 22000 Food safety - Requirements for any organization in the food chain
• BS EN ISO 9241 Ergonomic requirements for work with visual display terminals (VDTs).
• BS ISO 15686 Buildings and constructed assets - Service life planning.
• PD 156865 Standardized method of life cycle costing for construction procurement
• BS ISO 15686 Buildings and constructed assets - Service life planning - Life cycle costing
• PD CEN/TR 15628 Maintenance - Qualification of Maintenance personnel
Effective Facilities Limited: Improving performance, reducing cost
• BS 5499 Safety signs, including fire safety signs. Code of practice etc
• BS 5588 Fire precautions in the design, construction and use of buildings.
• BS 56555 Lifts and service lifts.
• BS 5839 Fire detection and alarm systems. COP for design, installation and servicing
• BS 6037 COP for the planning, design, installation and use of permanently installed access equipment
• BS 6150 Painting of buildings - Code of practice
• BS 6173 Specification for installation and maintenance of gas-fired catering appliances
• BS 6180 Barriers in and about buildings - Code of practice
• BS 6262 Glazing for buildings - Codes of practice
• BS 6396 Electrical systems in office furniture and office screens - Specification
• BS 6440 Sanitary installations. Code of practice
• BS 7036 Code of practice for safety at powered doors for pedestrian use.
• BS 7042 Specification for high security intruder alarm systems in buildings
• BS 7255 Code of practice for safe working on lifts
• BS 7370 Grounds maintenance (various).
How many of these do you know?
Effective Facilities Limited: Improving performance, reducing cost
How many of these do you know? • BS 7499 Static site guarding and mobile patrol services - Code of practice
• BS 7543 Guide to durability of buildings and building elements, products etc.
• BS 7592 Sampling for Legionella bacteria in water systems - Code of practice
• BS 7671 Requirements for electrical installations. IEE Wiring Regulations. 17th edition
• BS 7858 Security screening of individuals employed in a security environment - COP
• BS 7883 COP for design, selection, installation, use & maintenance of anchor devices conforming to BS EN 795
• BS 7958 Closed circuit television (CCTV) - management and operation. Code of practice
• BS 7984 Key holding and response services - Code of practice
• BS 8206 Lighting for buildings. Code of practice for day lighting
• BS 8207 Code of practice for energy efficiency in buildings
• BS 8210 Guide to building maintenance management
• BS 8213 Windows, doors and rooflights. Design for safety in use and during cleaning
• BS 8220 Guide for security of buildings against crime.
• BS 8221 Code of practice for cleaning and surface repair of buildings
Effective Facilities Limited: Improving performance, reducing cost
How many of these do you know? • BS EN 12056 Gravity drainage systems inside buildings.
• BS EN 12097 Ventilation for buildings - ductwork
• BS EN 12170 Heating systems in buildings
• BS EN 12354 Building acoustics - Estimation of acoustic performance of buildings
• BS EN 12464 Light and lighting - Lighting of work places.
• BS EN 12599 Ventilation for buildings - Test procedures
• BS EN 12845 Fixed fire fighting systems - Automatic sprinkler design, installation and maintenance
• BS EN 13269 Maintenance - Guidance on preparation of maintenance contracts
• BS EN 1335 Office work chair. Determination of dimensions & Safety requirements
• BS EN 13460 Maintenance - Documents for maintenance
• BS EN 13549 Cleaning services - Basic requirements … for quality measuring systems
• BS EN 13565 Fixed fire fighting systems - foam systems. Design, construction and maintenance
• BS EN 13761 Office furniture - Visitors chairs
Effective Facilities Limited: Improving performance, reducing cost
How many of these do you know?
• BS EN 14336 Heating systems - Installation and commissioning of water based heating
• BS EN 14604 Smoke alarm devices
• BS EN 15004 Fixed fire fighting systems - gas extinguishing systems. Design, installation and maintenance
• BS EN 15193 Energy performance of buildings - energy requirements for lighting
• BS EN 15217 Energy performance of buildings - Methods for expressing energy performance and certification
• BS EN 15459 Energy performance of buildings - Economic evaluation procedure for energy systems in buildings
• BS EN 1838 Lighting applications. Emergency lighting
• BS EN 1869 Fire blankets
• BS EN 1886 Ventilation for buildings - Air handling units - Mechanical performance
• BS EN 31010 Risk management - risk assessment techniques
• BS EN 340 Protective clothing - General requirements
Effective Facilities Limited: Improving performance, reducing cost
How many of these do you know?
• BS 8300 Design of buildings and their approaches to meet the needs of disabled people
• BS 8418 Installation and remote monitoring of detector activated CCTV systems - COP
• BS 8437 COP for selection, use and maintenance of personal fall protection systems
• BS 8501 Graphical symbols and signs - Public information symbols
• BS 8549 Security consultancy - Code of practice
• BS 9251 Sprinkler systems for residential and domestic occupancies - Code of practice
• BS 9990 Code of practice for non-automatic fire-fighting systems in buildings
• BS 9999 Code of practice for fire safety in the design, management and use of buildings
Effective Facilities Limited: Improving performance, reducing cost
How many of these do you know? • BS EN 354 Personal protective equipment against falls from a height. Lanyards
• BS EN 355 Personal protective equipment against falls from a height. Energy absorbers
• BS EN 358 Personal equipment for work positioning and prevention of falls from a height - positioning systems
• BS EN 361 Personal protective equipment against falls from a height. Full body harnesses
• BS EN 362 Personal protective equipment against falls from a height. Connectors
• BS EN 363 Personal protective equipment against falls from a height. Fall arrest systems
• BS EN 364 Personal protective equipment against falls from a height. Test methods
• BS EN 365 Personal protective equipment against falls from a height. General requirements for instructions for use
• BS EN 50131 Alarm systems - Intrusion and hold-up systems.
• BS EN 50133 Alarm systems - Access control systems for use in security applications.
• BS EN 50172 Emergency escape lighting systems
Effective Facilities Limited: Improving performance, reducing cost
Some confusing things happen…
• BS 5864:2004 Waste management in buildings - Code of practice
• BS 5906:2005 Waste management in buildings. Code of practice
Effective Facilities Limited: Improving performance, reducing cost
Effective Facilities Limited: Improving performance, reducing cost
So…
If we want to create more Standards
we need to have
a very good reason …
Effective Facilities Limited: Improving performance, reducing cost
If there were no Standards:
Effective Facilities Limited: Improving performance, reducing cost
We need to move FM from this ..
Effective Facilities Limited: Improving performance, reducing cost
To this …
Effective Facilities Limited: Improving performance, reducing cost
Seeing the wood for trees?
building user design
Effective Facilities Limited: Improving performance, reducing cost
Lots to Digest?
Yes …. and yet no!
building user design
Effective Facilities Limited: Improving performance, reducing cost
Engage = talk, talk, talk
it’s not what you know its who you know!
building user design
Effective Facilities Limited: Improving performance, reducing cost
Standards = currency of engagement
who you know…know what you want to know!
building user design
Effective Facilities Limited: Improving performance, reducing cost
Why?
design for operability and users
building user design
design solution
? management onus
Gold Standard Design Solution?
or Gold Standard Management!
building user design
Because:
Effective Facilities Limited: Improving performance, reducing cost
User Focused
Consultancy
Design Team
Construction Team
Estates Team
HR & FM Team &
Stakeholders
User
Focused
Advice
Operational
Management
Responsibility
!?
building user design
Problem:
Effective Facilities Limited: Improving performance, reducing cost
Why did I get involved? BS 8536 Facility management briefing
Engage
BS 8587 Guide to facility information management
BS 8572 Procurement of facility-related services
To Operate
building user design
Effective Facilities Limited: Improving performance, reducing cost
Otherwise… who gets it in the neck?
building user design
Effective Facilities Limited: Improving performance, reducing cost
Why listen to me?
speaking as an architect:
insist project teams listen to
you and your stakeholders
building user design
Effective Facilities Limited: Improving performance, reducing cost
…and inspire for the benefit of
users and sustainability
= added value
building user design
Effective Facilities Limited: Improving performance, reducing cost
Thanks for listening…
Contact : [email protected] [email protected]
building user design
Effective Facilities Limited: Improving performance, reducing cost
Effective Facilities Limited: Improving performance, reducing cost
My “Road to Damascus” …
Effective Facilities Limited: Improving performance, reducing cost
But why in FM?
• Established body of experience
• Global growth of industry and discipline
• Need to stop re-inventing the wheel
• Need to focus on Value Add, not routine
• Need to cut operational procurement costs
• Free up management to create and inspire
Effective Facilities Limited: Improving performance, reducing cost
What do Facility Managers need?
• Structure to the industry / profession / discipline • Commonality on basic activities • Common standards from the supply chain • Perhaps “Guidance” for:
– Checklists and processes – Specifications – Contracts – Pricing models – Performance measurement – Procurement techniques
What would YOU add?
Effective Facilities Limited: Improving performance, reducing cost
How do we address that?
• Focus on what Occupiers and Service Providers need
= Improved engagement • To create Standards that are:
– Useable
– Used
• Continual development