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

3

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

4

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

5

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

6

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

7

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

8

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

9

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

10

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?

11

What is the deliverable?

Asset Evaluation:• Descriptive data• Photos• Floor plans

12

What is the deliverable?

13

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

14

What is the deliverable?

Condition Assessment:• Descriptive data• Photos• Costs

15

What is the deliverable?

16

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

17

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

18

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

19

What is the deliverable?

Risk Strategies:

Credit: FEMA

20

What is the deliverable?

Seismic Survey:

21

What is the deliverable?

Seismic Survey:

22

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!”

23

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?

24

Hidden Troubles

25

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.”

26

Hidden Troubles

Building Performance Levels

Operational

Life Safe

Immediate Occupancy

Typical Code Building

Collapse Prevention

Unsafe

27

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

28

Costs, Costs, Costs!

29

Costs, Costs, Costs!

Assessment

Lifecycle, Maintenance, Replacement, and Risk

Next Steps: Mitigate, Repair, Replace

30

Costs, Costs, Costs!

Lifecycle Costs

31

Costs, Costs, Costs!

Plant Replacement Value

Deficiencies

Equipment

32

Costs, Costs, Costs!

33

Costs, Costs, Costs!

34

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

35

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 APjolie.lucas@aecom.com(760) 702-5005

John Van Whervin, Associate AIA john.vanwhervin@aecom.com(714) 567-2589

Mike Braund, PE, SE, Assoc. DBIAmbraund@degenkolb.com(619) 814-7008

Robert Craig, Associate AIA, RRO, EIFS,ABAA Auditorbob@lohse2.com(858) 737-9141

41

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

42

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