D 4 1-5 1 Guidance Book and Reference Manual_ Method_final

Guidance book and reference manual Methodological description

Energy Performance Integration in Corporate Public Real Estate Management EC Contract: EIE/07/129/S12.467632 www.epi-crem.org

Title of contact:

Ren Leeuw Ministry of VROM, RGD The Hague, the Netherlands Telephone: + 31 70 339 17 77 Email: [email protected]

EPI-CREM, Guidance Book and Reference Manual, Description of Method, January 2010, WP5 2 of 80

Guidance book and reference manual Methodological description

Author/s

Ren Leeuw Ministry of VROM, RGD The Hague, the Netherlands Telephone: + 31 70 339 17 77 Email: [email protected]

Chantal Tiekstra BuildDesk Arnhem, the Netherlands Telephone: +31 26 3537272 Email: [email protected]

Ipek Gursel Design Informatics Chair Faculty of Architecture Delft University of Technology Delft, The Netherlands Email: [email protected]

Date:

January 2010

EC Contract

EIE/07/129/S12.467632

www.epi-crem.org Project co-ordinator

Ministry of VROM (RGD), The Hague, The Netherlands Mr. Ren Leeuw [email protected]

Disclaimer The sole responsibility for the content of this publication lies with the authors. It does not represent the opinion of the Community. The authors and the European Commission are not responsible for any use that may be made of the information contained therein.


Contents

1 Summary (languages: EN, DE, NL, FR) ....................................................... 6

2 Introduction ................................................................................................. 23

3 Starting bottom-up...................................................................................... 28

3.1 Introduction 28

3.2 Integral ReDesign or Utilization Period 28 3.2.1 How to think and work out of the traditional CREM boxes 28 3.2.2 The three domains 28

3.3 Integrated inspections and inspection information 29 3.3.1 Suboptimal inspections 29 3.3.2 From suboptimal inspections to integral inspections, information/data 31

4 The role of maintenance ............................................................................. 33

4.1 From suboptimal inspections to integral information/data 33

4.2 What is maintenance and what does it contribute to? 33

4.3 Maintenance decisions 35

4.4 Policy and policy process 36

4.5 Maintenance process 37

4.6 Maintenance planning 38

5 Frame of reference for condition measurement....................................... 40

5.1 Introduction 40

5.2 The frame of reference as resource of registration 40 4.2.1 Condition decline and scale division 41

5.3 Defects 42 5.3.1 Kind of defects 42 3.4.2 Detailed definition of the condition 43 3.4.3 Brief definition of the condition 45

6 Description of the building......................................................................... 47

6.1 Introduction 47

6.2 Description of a building and installations 47 6.2.1 Need for information 47


6.2.2 Description along two lines 48 6.2.3 Spatial and functional categories 48 6.2.4 Physical/technical categories 48

7 Standard element list and data storage model......................................... 50

7.1 Element lists 50 7.1.1 The need for information for embedding SHEEQ aspects in CREM 50

7.2 Data in maintenance management 51 7.2.1 The need for a Standard Element List 51 7.2.2 Requirements of users 51

8 EPI-CREM functional model and phases .................................................. 53

8.1 The EPI-CREM software tool 53

8.2 The EPI-CREM data-storage model 55 8.2.1 Building Element List and Performance Indicators 55

9 Methodology for determining classification and recommendation of actions............................................................................................................... 58

9.1 Introduction 58

9.2 Classification assessment methodology 58 9.2.1 Condition and energy classification based on actual inspections 58 9.2.2 Condition classification based on length of life 58 9.2.3 Energy classification based on rules of thumb 60

9.3 Equalisation method for unlike elements 61

9.4 Recommendation of actions based on the classification of elements 63

10 Introduction to risk management............................................................... 66

10.1 Introduction 66

10.2 Risk management 66 10.2.1 Strategy for risk management 67 10.2.2 Prioritization of risk 67 10.2.3 Process steps in risk management 67 10.2.4 Potential risk treatments 69

10.3 Risk analysis 70 10.3.1 Risk classification 70

11 Consideration model for decision making and scenario analysis.......... 72

11.1 Introduction 72

11.2 Consideration based on action risk assessment 72

11.3 Data analysis and scenario generation 75


Annex 1 Literature concerning Risk Management ........................................ 77

Project Description........................................................................................... 79

Project Partners................................................................................................ 80


1 Summary (languages: EN, DE, NL, FR)

English summary : Introduction EPI-CREM The abbreviation EPI-CREM stands for Energy Performance Integration in Corporate Real Estate Management. The project aims to improve energy efficiency and rational use of energy across public building stock in Europe by embedding energy issues in decision making processes within Corporate Real Estate Management (CREM). With this aim, EPI-CREM contributes to existing CREM-processes and global environmental benefits. EPI-CREM adds value on economic and sustainable grounds for the corporate public building management sector. The EPI-CREM project started in December 2007 and ended in June 2010 and was sponsored by the Intelligent Energy Europe program.

Starting points Until now, most public building organisations dont pay much attention to energy efficiency in real estate management decision making. Inspections and their technical information are not integral executed and integrated in maintenance or investment plans. Although environmental awareness is more and more a social and organizational item, energy efficiency awareness for CREM organizations is usually not a main objective in decision-making. One of the reasons is the lack of tools to facilitate integral decision-making. An integral approach and a connection between integral inspections, technical information, SHEEQ aspects (Safety, Health, Energy, Environment and Quality) and management information (like facility, financial and asset consideration) are necessary in decision-making. EPI-CREM provides in an approach and a set of tools for building owners and users to integrate energy in decision making in Corporate Real Estate Management.

The EPI-CREM method in detail Maintenance and the connection to energy Due to rising energy prices, climate change, energy dependence and increasing shortage of fossil fuels, energy is high on the political and social agenda. Drastic energy savings and reorientation on sustainable energy sources are major challenges we face these days. This applies especially for Public CREM organizations, because they have a social responsibility. Tenants (end users) and real estate owners have to deal with the impact of the energy efficiency questions that society has to react to. Therefore, energy should be integrated in CREM and be specifically linked to maintenance since, besides major renovation activities, regular maintenance measures that are executed provide opportunities to improve energy efficiency of building elements and therefore of buildings as a whole. For this reason the EPI-CREM method to integrate energy in CREM has maintenance as a starting point. Inspections and technical building information CREM decisions with regard to maintenance are often taken based on technical information concerning the state of the building, in combination with the CREM strategy and policy targets. However, at the moment (public) CREM organizations work sub-optimal in a lot of European Member States. Inspections and their technical information are not executed in an integral way, and not integrated into maintenance exploration or investment plans, either. So an overall integral approach and a connection between integral inspections, technical information, SHEEQ aspects consideration and decision making (on technical, facility, financial and asset aspects) does not exist, but is necessary. The EPI-CREM approach provides support for an integral approach by making it possible to collect inspection data from different inspections (on building element level) in one system to make this data integrally available for building management purposes and by this means to integrate energy efficiency in CREM decisions. It also provides a good starting point for multidisciplinary inspections.


Integral building information and data storage Many systems or processes for energy efficiency programs start TOP DOWN. Building and installations are classified on the highest level. There is no hierarchy and separation in systems, processes, functions and elements. To embed SHEEQ-aspects, and especially energy, into a CREM organization, a functional hierarchy and classification of the elements is needed. Therefore we should start BOTTOM UP, working our way from element level to building level. This way inspection information on element level can be the starting point for decisions in maintenance and real estate management. To connect inspections and technical building information to each other theres a need for standardised, interchangeable and mutual comparable elements. The Database Integrated Information System (part of the EPI-CREM software tool) is based on a method for data storage of building information that is derived form a Standard Element List (SEL) structure. Within this structure a building or a building component is described by the hierarchy of System, Process, Function and Element. On element level the database is designed to hold Performance Indicator (PI) information about the (functioning of) specific elements. This information can be added to the database based on the available building information from (multidisciplinary) inspections, drawings etc. In the Database Integrated Information System a description of the building is made. All possible building elements are listed in a Standard Element List (SEL), which is the basis for the digital footprint of the actual building in the Building Element List (BEL). In this BEL, all elements of a building are described, with their performance indicators. This information can be used to base CREM decisions on.

Energy

Maintenance

Installations

Fire

From Sub optimal

Inspections and

information

To

multidisciplinairy

inspections and

integral

information/data

Fire

Portfolio

management

Long Term

Maintenance Plan

Energy

Performance

Building

Directive

inspection

Energy/installation

monitoring

Energy

Service

Directive

Legislation

and regulations

Electrical safety

Energy

Maintenance

Installations

Fire

From Sub optimal

Inspections and

information

To

multidisciplinairy

inspections and

integral

information/data

Energy

Maintenance

Installations

Fire

EnergyEnergy

MaintenanceMaintenance

InstallationsInstallations

FireFire

From Sub optimal

Inspections and

information

To

multidisciplinairy

inspections and

integral

information/data

FireFire

Portfolio

management

Portfolio

management

Long Term

Maintenance Plan

Long Term

Maintenance Plan

Energy

Performance

Building

Directive

inspection

Energy

Performance

Building

Directive

inspection

Energy/installation

monitoring

Energy/installation

monitoring

Energy

Service

Directive

Energy

Service

Directive

Legislation

and regulations

Legislation

and regulations

Electrical safetyElectrical safety


Condition and energy classification To make accurate decisions in CREM, it is important to property managers that they obtain reliable, objectively collected data on the maintenance situation of those building and system components that are most important for specifying maintenance actions and costs. To this end, inspectors that collect information about the state of a building should have a common frame of reference available when describing and specifying the maintenance situation. The EPI-CREM method provides in an objective description of the condition of building elements and the building as a whole by means of classification of elements on condition and energy efficiency. Within the classification system, an element is classified on a scale of 1 to 6. The scales represent the following classification on condition and energy: Classification 1 = excellent Classification 2 = good Classification 3 = reasonable Classification 4 = mediocre Classification 5 = bad Classification 6 = very bad Based on the available performance information from inspections and documents the elements are classified on condition and energy. The basis for the classification method on maintenance/condition is the Dutch NEN 2767, which has been in practice in the Netherlands for many years. In this system the condition of elements is classified based on actual inspection results from maintenance inspections. A series of reference descriptions is provided for, which help to determine the classification of an element based on inspection. However, not in all European countries maintenance inspections like the Dutch example are common practice. When detailed maintenance inspection results are not available, the EPI-CREM method provides in an alternative by means of a theoretical classification based on length of life of elements by which the condition of an element can be estimated. For energy classification, within the EPI-CREM method a classification method has been developed that is derived from the method for condition classification. This is a new method, based on energy rules which indicate a certain level of energy efficiency that corresponds to an energy classification level for a specific element.

If statement Then statement

Rc >= 4,0 energy classification = 1

4,0 > Rc >= 3,0 energy classification = 2



1,0 > Rc > 0,0 energy classification = 5

Rc = 0,0 energy classification = 6

Applicability of the classification method The classification method for condition and energy which has in basis been made applicable for different European Member States is a very interesting result of the EPI-CREM project. The classification method has been very positively received in the partner countries France and Austria, as a new and particularly useful method, and in the Netherlands as a further development of the existing condition classification method which has been extended with an energy classification method. In all three Members States this system will surely find continuation within Corporate Real Estate Management practices. From classification to measure After the classification on element level, the EPI-CREM method and software tool is designed to propagate the classification on condition and energy and the cost information concerning the replacement value of elements to a higher level. This way performance and cost information becomes available on a higher level (on function, process, system or entire building level) to base decisions in real estate management on. Based on the available information on the different levels that has been entered in the database system, the EPI-CREM software can generate a list of possible measures/recommended actions to take with corresponding costs to improve the condition and/or the energy efficiency of specific building parts.


Scenario analysis and decision making Based on the list of possible measures that can be implemented, the software is able to generate scenarios of logical and interesting combinations of measures to take. This takes place in the Scenario Analysis Module part of the software tool. In this phase the available building information with condition and energy classification in the Database can be used to integrate energy efficiency in decision making within real estate management with the assistance of generated scenarios that present different management options and their pros and cons. This is done based on risk management and the consideration of CREM specific policy targets. Whereas the data specification and performance classification phases require technical information, eventual decision-taking on energy-saving and performance measures is performed while considering strategic aspects beyond technical aspects. Throughout the process, energy and maintenance experts play a key role. At first on an operational level in the phase of inspection and the entering of building data in the data specification and classification phases, and later more strategic in the scenario analysing and implementation phase in selecting the best scenarios for implementation.


German summary: Einfhrung Die Abkrzung EPI-CREM steht fr Energy Performance Integration in Corporate Real Estate Management, also die Integration von Energieperformance ins Betriebliche Energiemanagement. EPI-CREM zielt darauf ab, die Energieeffizienz und den rationellen Einsatz von Energie im Bereich ffentlicher Gebude in Europa anzuheben, und zwar durch die Integration von Energiefragen in die Entscheidungsprozesse des Betrieblichen Immobilienmanagements (CREM). Damit leistet EPI-CREM einen Beitrag zu bereits existierenden CREM-Prozessen und zum globalen Umweltschutz. Aus konomischer wie aus Nachhaltigkeitssicht schafft EPI-CREM einen Mehrwert fr das ffentliche Betriebliche Immobilienmanagement. Das EPI-CREM-Projekt startete im Dezember 2007 und endete im Juni 2010. Es wurde vom EU-Programm Intelligent Energy Europe gefrdert.

Ausgangslage Bis heute schenkt man im Bereich ffentlicher Gebude der Energieeffizienz bei Entscheidungen in der Immobilienverwaltung wenig Aufmerksamkeit. Inspektionen und die dazu gehrigen technischen Informationen erfolgen nicht ganzheitlich und werden auch nicht in die Instandhaltungs- oder Investitionsplanung integriert. Obwohl Umweltbewusstsein in der Gesellschaft und in Organisationen zunehmend Platz greift, ist das Bewusstsein fr Energieeffizienz im ffentlichen Immobilienmanagement blicherweise noch kein wesentlicher Entscheidungsfaktor. Einer der Grnde dafr besteht darin, dass es kaum Werkzeuge oder Programme gibt, um solche ganzheitlichen Entscheidungsprozesse zu untersttzen. Ein integraler Ansatz und eine Verbindung zwischen ganzheitlichen Inspektionen, technischen Informationen, SHEEQ-Aspekten (SHEEQ: Safety, Health, Energy, Environmant and Quality Sicherheit, Gesundheit, Umwelt und Qualitt) und Managementinformationen (wie Facility-, Finanz- und Asset-berlegungen) sind bei derartigen Entscheidungen jedoch notwendig. EPI-CREM bietet einen Ansatz (Approach) und eine Reihe von Werkzeugen fr Gebudeeigentmer und nutzer, um Energiefragen in die Entscheidungsprozesse des Betrieblichen Immobilienmanagements zu integrieren.

Die EPI-CREM-Methode im Detail Wartung/Instandhaltung und Energie Steigende Energiepreise, Klimawandel, Energieabhngigkeit und zunehmende Verknappung fossiler Brennstoffe fhren dazu, dass Energiefragen auf der politischen und gesellschaftlichen Agenda weit oben stehen. Drastische Energieeinsparungen und eine Umorientierung in Richtung nachhaltiger Energiequellen sind die wesentlichen Herausforderungen unserer Tage. Dies gilt speziell fr Betriebliches Immobilienmanagement in ffentlichen Hnden, da diese auch eine gesellschaftliche Verantwortung haben. Mieter (Endnutzer) und Immobilieneigentmer haben sich mit den Auswirkungen von Energieeffizienzfragen zu befassen, auf welche die Gesellschaft reagieren muss. Energiefragen sollten daher in das Betriebliche Immobilienmanagement integriert und speziell mit Instandhaltung verknpft werden. Denn, abgesehen von greren Sanierungen, bieten gerade regulre Wartungs- und Instandhaltungsaktivitten Gelegenheit, die Energieeffizienz von Gebudebestandteilen und daher von Gebuden als Ganzes zu verbessern. Daher beginnt die EPI-CREM-Methode zur Integration von Energie ins Betriebliche Immobilienmanagement bei der Wartung und Instandhaltung. Inspektionen und technische Gebudeinformationen Wartungs- und Instandhaltungsentscheidungen der Immobilienverwaltungen erfolgen oft auf Basis technischer Informationen betreffend Gebudezustand, in Verbindung mit strategischen Bewirtschaftungszielen der Immobilienverwaltung. Gegenwrtig arbeiten jedoch ffentliche Betriebliche Immobilienverwaltungen in vielen EU-Mitgliedslndern suboptimal. Inspektionen und die daraus folgenden technischen Informationen erfolgen nicht integral und sind nicht in Instandhaltungs- oder Investitionsplne integriert. Daher gibt es keine integrale Herangehensweise und Verbindung zwischen umfassenden Inspektionen, technischen Informationen, Bercksichtigung von SHEEQ-Aspekten und Entscheidungen (ber technische, betriebliche, finanzielle und Vermgensaspekte),was aber notwendig wre. Die EPI-CREM-Methode bietet Untersttzung fr einen ganzheitlichen Ansatz, indem sie es mglich macht, Inspektionsdaten von verschiedenen Inspektionen auf Gebudebestandteilsebene in einem System zu erfassen und diese Daten integriert verfgbar zu machen fr Gebudemanagementzwecke, und auf diese Weise die Energieeffizienz in CREM-Entscheidungen zu integrieren. Sie bietet auch einen guten Ausgangspunkt fr multidisziplinre Inspektionen.


Energie

Instandhaltung

Installationen

Brandschutz

Von suboptimalen

Inspektionen und

Informationen

zu

multidisziplinren

Inspektionen und

ganzheitlichen

Informationen/

Daten

Portfolio-

management

Langfristiger Instandhaltungsplan

EPBD

Inspektion

Energie-/Installations

monitoring

Energy

Service

Directive

Rechts-

vorschriften,

Regelungen

Elektrische Sicherheit

Brandschutz

Integrale Gebudeinformation und Datenspeicherung Viele Systeme oder Prozesse fr Energieeffizienzprogramme beginnen Top-down. Gebude und Installationen werden auf hchster Ebene klassifiziert. Es gibt keine Hierarchie und Unterteilung in Systeme, Prozesse, Funktionen und Elemente. Um jedoch SHEEQ-Aspekte, vor allem Energie, in eine CREM-Organisation zu integrieren, bedarf es einer funktionalen Hierarchie und Klassifikation der Bestandteile. Daher sollten wir Bottom-up beginnen und uns von einer Elementenebene zur nchsten hinaufarbeiten. Auf diese Weise knnen Inspektionsinformationen auf Elementenebene Ausgangspunkt fr Entscheidungen in der Wartung und Instandhaltung, und generell in der Immobilienverwaltung sein. Um Inspektionsergebnisse und technische Gebudeinformationen miteinander zu verbinden, bedarf es standardisierter, austauschbarer und miteinander vergleichbarer Elemente. Das Database Integrated Information System (Teil des EPI-CREM Softwaretools) basiert auf einer Datenspeicherungsmethode von Gebudeinformationen, das sich von der Struktur einer Standard-Element-Liste (SEL) herleitet. Innerhalb dieser Struktur wird ein Gebude oder eine Gebudekomponente durch die Hierarchie von System, Prozess, Funktion und Element beschrieben. Auf Elementenebene ist die Datenbank so designed, dass sie Performance-Indikator-Informationen ber das Funktieren der spezifischen Elemente bereitstellt. Diese Informationen knnen zu jener Datenbasis hinzugefgt werden, die auf Gebudeinformationen aus (multidisziplinren) Inspektionen, Plnen etc. beruht. Im Integrierten Datenbankinformationssystem (Database Integrated Information System) wird eine Gebudebeschreibung erstellt. Alle mglichen Gebudeelemente werden in einer Standard-Elemente-Liste (SEL) angefhrt, welche die Basis fr den digitalen Fuabdruck des aktuellen Gebudes in der Gebudeelementeliste (Building Element List BEL) bildet. In dieser Liste werden alle Gebudeelemente mit ihren Performance-Indikatoren beschrieben. Diese Informationen knnen als Grundlage fr CREM-Entscheidungen verwendet werden.


Zustands- und Energieklassifikation Um richtige CREM-Entscheidungen zu treffen, ist es fr Immobilienverwalter notwendig, dass sie verlssliche, objektiv gesammelte Daten ber den aktuellen Ist-Zustand jener Gebude- und Systemkomponenten erhalten, die fr die Spezifizierung von Instandhaltungsarbeiten und -kosten am wichtigsten sind. Zu diesem Zwecke sollten Inspektoren, die Informationen ber den Gebudezustand sammeln, einen gemeinsamen Referenzrahmen zur Verfgung haben, wenn sie die Erhaltungssituation beschreiben und spezifizieren. Die EPI-CREM-Methode bietet eine objektive Beschreibung vom Ist-Zustand eines Gebudeelementes und des Gebudes als Ganzes durch eine Klassifikation der Elemente nach Zustand und Energieeffizienz. Innerhalb des Klassifikationssystems wird ein Element auf einer Skala von 1 bis 6 klassifiziert. Die Skalen reprsentieren die folgende Klassifikation fr Zustand und Energie: Klassifikation 1 = exzellent Klassifikation 2 = gut Klassifikation 3 = akzeptabel Klassifikation 4 = mittelmig Klassifikation 5 = schlecht Klassifikation 6 = sehr schlecht Auf Basis der erhltlichen Performanceinformationen von Inspektionen und aus Dokumenten werden die Elemente im Hinblick auf ihren baulichen wie auch auf ihren Energiezustand klassifiziert. Die Basis fr die Klassifikationsmethode betreffend Zustand und Energie ist die niederlndische Norm NEN2767, die in den Niederlanden bereits seit vielen Jahren in Kraft ist. In diesem System wird der Zustand der Gebudeteile aufgrund von aktuellen Inspektionsergebnissen aus Wartungs- und Instandhaltungsinspektionen klassifiziert. Eine Reihe von zur Verfgung gestellten Referenzbeschreibungen soll helfen, die Klassifikation eines Gebudeelementes aufgrund einer Inspektion festzulegen. Es sind jedoch nicht in allen europischen Lndern Wartungs- und Instandhaltungsinspektionen, wie das niederlndische Beispiel, gngige Praxis. Wenn keine detaillierten Ergebnisse aus Wartungs- und Instandhaltungsinspektionen verfgbar sind, bietet die EPI-CREM-Methode eine Alternative in Form einer theoretischen Klassifikation basierend auf der Lebensdauer von Elementen, die es mglich macht, den Zustand von Elementen abzuschtzen. Fr die Energieklassifikation wurde im Rahmen der EPI-CREM-Methode eine Klassifikationsmethode entwickelt, die von der Methode zur Klassifizierung des Gebudezustandes abgeleitet ist. Es handelt sich dabei um eine neue Methode, die auf Energie-Regeln basiert, die ein bestimmtes Niveau von Energieeffizienz anzeigen, das einem Energieklassifikationsniveau eines spezifischen Elements entspricht.








Anwendbarkeit der Klassifikationsmethode Die Klassifikationsmethode fr den baulichen ebenso wie fr den energetischen Zustand, die grundstzlich fr alle EU-Mitgliedslnder anwendbar gemacht wurde, ist ein sehr interessantes Ergebnis des EPI-CREM-Projekts. Die Klassifikationsmethode wurde in den Partnerlndern Frankreich und sterreich sehr positiv aufgenommen, als eine neue und besonders ntzliche Methode, und in den Niederlanden als eine Weiterentwicklung der bestehenden Zustandsklassifikationsmethode, die um eine Energieklassifikationsmethode erweitert wurde. In allen drei Lndern wird dieses System sicherlich Fortsetzung innerhalb des Betrieblichen Immobilienmanagements finden.


Von der Klassifikation zu den Manahmen Nach der Klassifikation auf Bestandteilsebene sind EPI-CREM-Methode und Softwaretool dafr designed, die Zustands- und Energieklassifikation sowie die Kosteninformationen betreffend den Austauschwert von Elementen auf ein hheres Niveau anzuheben. Auf diese Weise wird Performance-Information auf einem hheren Niveau Funktion, Prozess, System oder ganzes Gebude erhltlich. Basierend auf den verfgbaren Informationen betreffend die verschiedenen Ebenen, die ins DB-System eingetragen wurden, kann die EPI-CREM-Software eine Liste mglicher Manahmen bzw. empfohlener Aktionen generieren, mit korrespondierenden Kosten, um den Zustand und/oder die Energieeffizienz des jeweiligen Gebudeteils zu verbessern.

Szenario-Analyse und Entscheidungsfindung Basierend auf der Liste mglicher Manahmen, die man implementieren knnte, kann die Software Szenarios mit logischen und interessanten Manahmenkombinationen generieren. Dies geschieht im Scenario Analysis Module-Teil des Software-tools. In dieser Phase kann die verfgbare Gebudeinformation mitsamt Zustands- und Energieklassifikation aus der Datenbank verwendet werden, um Energieeffizienz in die Entscheidungen des Immobilienmanagements zu integrieren, und zwar mit Hilfe der generierten Szenarios, welche verschiedene Managementoptionen und deren Fr und Wider enthalten. Dies geschieht auf Basis von Risikomanagement und der Bercksichtigung von CREM-spezifischen strategischen Zielen. Whrend die Datenspezifizierung und die Performance-Klassifikationsphasen technische Informationen brauchen, wird die schlussendliche Entscheidung ber Energiespar- und Performance-Manahmen unter Bercksichtigung strategischer Aspekte jenseits der technischen Aspekte getroffen. Whrend des gesamten Prozesses spielen Energie- und Instandhaltungsexperten eine Schlsselrolle. Zunchst auf einer operativen Ebene bei der Inspektion und Erfassung der Gebudedaten in den Phasen der Datenspezifikation und Klassifikation, und spter eher strategisch in den Phasen der Szenario-Analyse und Implementierung, wenn die besten Szenarios fr die Umsetzung ausgewhlt werden.


Dutch summary: Introductie EPI-CREM De afkorting EPI-CREM staat voor Energy Performance Integration in Corporate Real Estate Management oftewel de integratie van energieprestatie in vastgoedmanagement. Het project is gericht op het verbeteren van energie efficintie en het rationeel gebruik van energie in de publieke gebouwvoorraad binnen Europa, door het inbedden van energie aspecten in het besluitvormingsproces binnen vastgoedmanagement. Met deze doelstelling draagt EPI-CREM bij aan de verdere ontwikkeling van vastgoedmanagement en grootschalige milieuwinst. Daarnaast voegt EPI-CREM op het gebied van economie en duurzaamheid waarde toe aan de (publieke) vastgoed sector. Het EPI-CREM project is uitgevoerd over de periode december 2007 tot en met juni 2010.

Startpunt Tot nu toe wordt er binnen veel (publieke) vastgoedmanagement organisaties weinig aandacht besteed aan energie efficintie bij het nemen van beslissingen in het vastgoedmanagement. Inspecties, die technische informatie opleveren, worden niet integraal uitgevoerd en gentegreerd in onderhoud- en investeringsplannen. Hoewel milieubewustzijn een steeds belangrijker sociaal en organisatorisch aspect wordt, is energie efficintie voor vastgoedorganisaties vaak geen wezenlijk element binnen de besluitvormingsprocessen. Een van de redenen is het ontbreken van instrumenten om het integrale besluitvormingsproces te faciliteren. Een integrale aanpak en een verbinding tussen integrale inspecties, technische gebouwinformatie, SHEEQ-aspecten (Engelse afkorting voor veiligheid, gezondheid, energie, milieu en kwaliteit) en management informatie (zoals facility, financile en asset overwegingen) is nodig in het besluitvormingsproces. EPI-CREM voorziet in een set met instrumenten voor gebouweigenaren en gebruikers om energie te integreren in de besluitvorming binnen vastgoedmanagement.

De EPI-CREM methode in detail Onderhoud en de relatie met energie Door de stijgende energie prijzen, klimaatverandering, de afhankelijkheid van energie en toenemende tekorten aan fossiele brandstoffen staat energie hoog op de politieke en sociale agenda. Drastische energiebesparing en herorintatie op duurzame energie bronnen zijn grote uitdagingen die we aan moeten gaan. Dit geldt vooral voor publieke vastgoedorganisaties, want zij hebben een extra maatschappelijke verantwoordelijkheid. Huurders, gebruikers en vastgoedeigenaren zullen moeten leren omgaan met de vragen op het gebied van energie efficintie die de maatschappij heeft. Om deze reden moet energie worden gentegreerd in vastgoedmanagement en specifiek worden gekoppeld aan onderhoud. Naast grootschalige renovatie biedt ook regulier onderhoud kansen om de energie efficintie van gebouwelementen, en daarmee van het gebouw als geheel, te verbeteren. Hiertoe biedt de EPI-CREM methodiek om energie te integreren in vastgoedmanagement een startpunt. Vastgoedmanagement beslissingen met betrekking tot onderhoud worden vaak genomen op basis van de technische informatie betreffende de staat van onderhoud van het gebouw, in combinatie met de vastgoedstrategie en het vastgoedbeleid. Momenteel werken veel vastgoedorganisaties echter sub-optimaal in veel Europese Lidstaten. Inspecties, die technische informatie opleveren, worden niet op een integrale manier uitgevoerd en worden vaak ook niet gentegreerd in onderhoud- en investeringsplannen. Een integrale aanpak die een relatie legt tussen inspecties, technische informatie, SHEEQ-aspect overweging en besluitvorming is noodzakelijk. De EPI-CREM methode biedt ondersteuning aan een integrale aanpak door het mogelijk te maken om inspectiegegevens van verschillende inspecties (op gebouw element niveau) te verzamelen in n system en deze informatie integraal beschikbaar te maken voor de integratie van energie efficintie in vastgoedmanagementbeslissingen. De methode biedt ook een goed startpunt voor multidisciplinaire inspecties.

Energy

Maintenance

Installations

Fire

From Sub optimal

Inspections and

information

To

multidisciplinairy

inspections and

integral

information/data

Fire

Portfolio

management

Long Term

Maintenance Plan

Energy

Performance

Building

Directive

inspection

Energy/installation

monitoring

Energy

Service

Directive

Legislation

and regulations

Electrical safety

Energy

Maintenance

Installations

Fire

From Sub optimal

Inspections and

information

To

multidisciplinairy

inspections and

integral

information/data

Energy

Maintenance

Installations

Fire

EnergyEnergy

MaintenanceMaintenance


FireFire

From Sub optimal

Inspections and

information

To

multidisciplinairy

inspections and

integral

information/data

FireFire

Portfolio

management

Portfolio

management

Long Term

Maintenance Plan

Long Term

Maintenance Plan

Energy

Performance

Building

Directive

inspection

Energy

Performance

Building

Directive

inspection

Energy/installation

monitoring

Energy/installation

monitoring

Energy

Service

Directive

Energy

Service

Directive

Legislation

and regulations

Legislation

and regulations

Electrical safetyElectrical safety


Integrale gebouwinformatie en data opslag Veel systemen of processen voor energie efficintie programmas beginnen TOP DOWN. Het gebouw en de installaties worden geclassificeerd op het hoogste niveau. Er is geen hirarchie en scheiding tussen systemen, processen, functies en elementen. Om de SHEEQ-aspecten, waaronder energie, in te bedden in een vastgoedorganisatie, is een functionele hirarchie en classificatie van elementen nodig. Daarom moeten we BOTTOM UP beginnen, en werken van element niveau naar gebouwniveau. Op deze manier kan inspectie informatie op element niveau het startpunt zijn voor beslissingen in onderhoud en vastgoedmanagement. Om inspecties en technische gebouwinformatie met elkaar te verbinden is er behoefte aan gestandaardiseerde, uitwisselbare en onderling vergelijkbare elementen. Het Database Integrated Information System (als onderdeel van de EPI-CREM software tool) is gebaseerd op een methode voor de opslag van gebouwinformatie die is afgeleid van een standaard elementen lijst (SEL) structuur. Binnen deze structuur wordt een gebouw of een gebouwgedeelte beschreven aan de hand van de hirarchie van systeem, proces, functie en element. Op het elementniveau is de database voor gebouwinformatie ontworpen om prestatie indicator (PI) informatie over het functioneren van een element te kunnen opslaan. Deze prestatie informatie van elementen kan worden opgeslagen in de database op basis van beschikbare gebouwinformatie vanuit inspecties, tekeningen enz. In het Database Integrated Information System wordt een beschrijving van het gebouw gemaakt. Alle mogelijke elementen zijn opgenomen in de standaard elementen lijst (SEL). Dit is de basis voor de digitale voetafdruk van het werkelijke gebouw in de Gebouw Elementen Lijst (BEL). In deze gebouw elementen lijst zijn alle werkelijke elementen van een gebouw beschreven, met hun prestatie indicator informatie uit inspecties en andere databronnen. Deze informatie kan gebruikt worden om vastgoedmanagementbeslissingen op te baseren.

Conditie en energie classificatie Om accurate beslissingen te nemen in vastgoedmanagement, is het van belang voor vastgoedbeheerders dat zij betrouwbare en objectieve gegevens m.b.t. de onderhoudsituatie van een gebouw tot hun beschikking hebben. Dit is vooral belangrijk voor die elementen die belangrijk zijn voor het specificeren van onderhoudsacties en kosten. Voor dit doel verzamelen inspecteurs informatie over de staat van een gebouw en zouden zij een algemeen referentiekader beschikbaar moeten hebben om de onderhoudssituatie van een gebouw te kunnen beschrijven. De EPI-CREM methode voorziet in een objectieve beschrijving van de conditie van gebouwelementen en het gebouw als geheel door classificatie van elementen op conditie en energie efficintie. Binnen dit classificatiesysteem wordt een element geclassificeerd op een schaal van 1 tot 6. De schaalverdeling heeft de volgende betekenis: Classificatie 1 = excellent Classificatie 2 = goed Classificatie 3 = redelijk Classificatie 4 = matig Classificatie 5 = slecht Classificatie 6 = heel slecht


Op basis van de beschikbare informatie vanuit inspecties en documenten worden de elementen geclassificeerd voor conditie en energie. De basis voor de classificatiemethode is de Nederlandse NEN 2767 norm, die in Nederland al jaren in praktijk is. In dit systeem worden de elementen geclassificeerd op basis resultaten van onderhoudsinspecties. Er wordt voorzien in referentiebeschrijvingen, die kunnen helpen om de classificatie van een element op basis van inspectie te kunnen doen. Niet in alle Europese landen worden onderhoudsinspecties echter algemeen uitgevoerd. Wanneer gedetailleerde resultaten van onderhoudsinspecties niet beschikbaar zijn, biedt de EPI-CREM methodiek een alternatief door middel van een theoretische classificatie op basis van de gemiddelde levensduur van elementen, waardoor de conditie van een element kan worden ingeschat. Voor wat betreft de energie classificatie is binnen de EPI-CREM methode een classificatiemethode ontwikkeld die afgeleid is van de methode voor conditie classificatie. Dit is een nieuwe methode, gebaseerd op energie-regels die wijzen op een bepaalde mate van energie efficintie die correspondeert met een energie classificatie voor een specifiek element.








Toepasbaarheid classificatiemethode De classificatiemethode voor conditie en energie is in de basis toepasbaar gemaakt voor verschillende Europese lidstaten en is een interessante uitkomst van het EPI-CREM project. De classificatiemethode is heel positief ontvangen in de partner landen Frankrijk en Oostenrijk, als zijnde een nieuwe en bijzonder bruikbare methode. In Nederland is de bestaande classificatiemethode voor conditie verder doorontwikkeld in een classificatiemethodiek voor energie. In alle drie betrokken lidstaten zal de methodiek zeker navolging vinden binnen de vastgoedmanagement praktijk. Van classificatie naar maatregelen Na de classificatie op elementniveau, kan de classificatie-informatie worden overgedragen op een hoger schaalniveau, bijvoorbeeld op functieniveau. Binnen de EPI-CREM methodiek wordt dit propageren genoemd. Dit betekent dat de classificatie informatie voor conditie en energie en informatie over de kosten van vervanging van een element ( de waarde van het element) worden doorgegeven naar een hoger niveau. Op deze manier kan prestatie informatie van gebouwdelen beschikbaar worden gemaakt op een hoger schaalniveau (functie, proces, systeem of geheel gebouwniveau) om beslissingen binnen vastgoedmanagement op te baseren. Op basis van de beschikbare informatie op de verschillende niveaus die in het database system is ingevoerd, kan men met de EPI-CREM software een lijst genereren van mogelijke of aanbevolen maatregelen met corresponderende kosteninformatie om de conditie en/of de energie efficintie van specifieke gebouwdelen te verbeteren.


Scenario analyse en besluitvorming Op basis van de lijst met mogelijke maatregelen, kan de software scenarios genereren van logische en interessante combinaties van maatregelen die genomen kunnen worden. Dit gebeurt in de Scenario Analyse Module. In deze fase kan de beschikbare gebouwinformatie met conditie en energie classificatie in de database worden gebruikt om energie efficintie in de besluitvorming te integreren binnen vastgoedmanagement. Dit kan met behulp van de gegenereerde scenarios die verschillende managementopties weergeven. De afweging van de scenarios in het besluitvormingsproces gebeurt op basis van risicomanagement en met inachtneming van de gestelde beleidsdoelstellingen en de vastgoedmanagement strategie. Hoewel de data specificatie- en classificatiefase voornamelijk technische informatie vereist, wordt het uiteindelijke besluitvormingsproces m.b.t. energie besparende en conditie verhogende maatregelen vervuld met het in acht nemen van strategische aspecten die verder gaan dan techniek alleen. Door het hele proces spelen energie experts een belangrijke rol. In het begin, op een operationeel niveau, in de fase van de inspectie, het invoeren van technische gebouwgegevens in de software en de classificatie van elementen. Later op een meer strategische wijze in de scenario analyse en de implementatie fase waarbinnen de best passende scenarios moeten worden geselecteerd en uitgevoerd.


French summary: Projet EPI-CREM Le projet EPI-CREM1 vise amliorer lefficacit nergtique et utiliser lnergie de manire plus rationnelle dans le parc de btiments publics europens en intgrant les questions lies lnergie dans les processus dcisionnels de la gestion immobilire. Dans cette optique, le projet EPI-CREM apporte une contribution aux processus de gestion de patrimoines immobiliers existants, au bnfice de lenvironnement en gnral. Il apporte au secteur de la gestion des btiments publics une valeur ajoute en termes darguments conomiques et de durabilit. Lanc en dcembre 2007, le projet EPI-CREM sachvera en juin 2010.

Points de dpart Jusqu prsent, la majorit des organismes de gestion de patrimoine de btiments publics accordaient une modeste importance lefficacit nergtique dans les dcisions concernant la gestion immobilire. Les inspections et les informations techniques associes sont dans certains cas, ni excutes dans leur intgralit, ni intgres dans des plans de maintenance ou dinvestissement. Bien que la sensibilisation lenvironnement soit de plus en plus une question dordre social et organisationnel, la sensibilisation lefficacit nergtique pour les organismes de gestion immobilire nest pas, en rgle gnrale, un objectif majeur dans la prise de dcisions. Lune des raisons est le manque doutils qui faciliteraient la prise de dcisions globale. Il sest alors avr ncessaire dadopter une dmarche globale qui permet une prise en compte intgrale travers des indicateurs de performance homognes, les donnes issues des diffrentes inspections. Ces donnes sont relatives aux performances techniques des btiments et leurs quipements, leur fonctionnement oprationnel, leur gestion et leur maintenance ainsi quaux aspects financiers damliorations en lien avec les investissements et la gestion des actifs. Les inspections quant elles, concernent la scurit, la sant, lnergie, lenvironnement et la qualit (SHEEQ2 aspects) Le projet EPI CREM fournit aux matres douvrages et aux professionnels impliqus dans la gestion de patrimoines immobiliers une approche, une mthode et une palette doutils destins intgrer dans le processus de gestion de patrimoines immobiliers les aspects lis lefficacit nergtique et lutilisation rationnelle de lnergie.

Dtails de la mthode EPI-CREM Maintenance et lien avec la composante Energie Etant donn la hausse du prix des nergies, la dpendance nergtique, les changements climatiques et la pnurie croissante en combustibles fossiles, lnergie occupe une place de premier plan dans lagenda politique et social. Les conomies nergtiques drastiques et la rorientation vers des sources dnergie durables constituent les principaux dfis que nous devons actuellement relever. Cette remarque sapplique tout particulirement aux organismes publics car ils ont une responsabilit sociale. Les locataires (utilisateurs finaux) et les matres douvrages doivent faire face limpact des questions defficacit nergtique auxquelles la socit est confronte. Par consquent, lnergie doit tre intgre la gestion de patrimoines immobiliers des btiments publics de ltat et tre spcifiquement lie la maintenance car, outre les activits de rnovation majeure, les mesures de maintenance excutes de manire rgulire offrent des opportunits pour amliorer lefficacit nergtique de certaines parties de btiments, et donc de tout un patrimoine immobilier. Cest la raison pour laquelle la mthode EPI-CREM, qui vise intgrer lnergie dans la gestion immobilire, utilise la maintenance comme point de dpart. Inspections et informations techniques sur les btiments Les dcisions de gestion immobilire concernant la maintenance sont souvent prises en se basant sur des informations techniques concernant ltat du btiment et de ses quipements. Toutefois, lheure actuelle, les organismes (publics) travaillent de manire non optimale dans un grand nombre dEtats-membres europens. Les inspections et les informations techniques associes ne sont pas excutes intgralement et ne sont souvent incorpores ni dans des plans dtude de la maintenance ni dans des plans dinvestissement. Par consquent, bien quelle soit ncessaire, il nexiste aucune approche intgrale globale et aucun lien nest tabli entre les diffrentes inspections techniques effectues sur les btiments et leurs quipements, les informations techniques, la considration des aspects lis la Scurit, la sant, lnergie lenvironnement et la qualit SHEEQ et la prise de dcisions (bases sur les aspects techniques, matriels et financiers). Lapproche EPI-CREM fournit un support pour une approche intgrale en permettant de collecter les donnes des diffrentes inspections dans un seul et mme systme afin de mettre intgralement ces donnes disposition pour la gestion des btiments et, par ce biais, dintgrer lefficacit nergtique dans les dcisions de gestion immobilire. Elle constitue galement un point de dpart utile pour les inspections pluridisciplinaires.

1 Energy Performance Integration in Corporate Real Estate Management

2 SHEEQ : Security, Health, Energy, Environment, Quality


Capitalisation intgrale des donnes et des informations sur les btiments De nombreux systmes ou processus de "programmes" defficacit nergtique adoptent une approche TOP-DOWN (descendante). Le btiment et les locaux sont classs au niveau le plus haut. Il ny a aucune hirarchie ou sparation entre les systmes, le processus, les fonctions et les composants (ou lments). Pour incorporer les aspects SHEEQ dans la gestion de patrimoines immobiliers au sein des organismes, et en particulier lnergie, il est ncessaire dtablir une hirarchie fonctionnelle et une classification des lments. Par consquent, une approche BOTTOM UP (ASCENDANTE) serait adopte, en partant du niveau des composants (lments) pour aller vers le niveau du btiment. De cette manire, les informations dinspection collectes au niveau des composants peuvent servir de point de dpart pour les dcisions relatives la maintenance et la gestion immobilire. Pour mettre en relation les inspections et les informations techniques sur les btiments, il est ncessaire de dfinir des lments standardiss, interchangeables et mutuellement comparables. Le systme dinformation intgr dans une base de donnes (partie de loutil logiciel EPI-CREM) est bas sur une mthode de capitalisation dinformations sur les btiments qui drive dune liste dlments standards structurs (SEL : Standard Element List). Dans cette structure, un btiment ou lun de ses composants est dcrit travers une hirarchie comportant les niveaux Systme, Processus, Fonctions et Composants (lments) . Au niveau des composants (lments), la base de donnes est conue pour contenir des informations sur les indicateurs de performance (PI) concernant les lments spcifiques Ces informations peuvent tre ajoutes dans la base partir de celles dj disponibles sur le btiment et obtenues partir dinspections (pluridisciplinaires), de plans, etc. Le systme dinformation intgr dans une base de donnes fournit une description du btiment et de ses quipements. Tous les composants possibles du btiment apparaissent dans la liste dlments standard (SEL) qui constitue la base de "lempreinte numrique" du btiment rel partir de la liste dlments de btiments (BEL : Building Element ListL). Cette liste dcrit tous les lments dun btiment ainsi que les indicateurs de performance associs. Ces informations peuvent servir de base pour les dcisions de gestion immobilire.

Energie

Installations

A partir des

inspections et des

informations non

optimales

Vers des inspections

pluridisciplinaires et

un systme

dinformation intgr

Gestion de

portefeuille

Plan de maintenance long terme

Inspection

EPBD

Surveillance de

lnergie/

installation

Directive sur le

service de lnergieLgislation et

rglementation

Scurit lectrique

EnergieEnergie


A partir des

inspections et des

informations non

optimales

Vers des inspections

pluridisciplinaires et

un systme

dinformation intgr

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portefeuille

Gestion de

portefeuille



Inspection

EPBD

Inspection

EPBD

Surveillance de

lnergie/

installation

Surveillance de

lnergie/

installation

Directive sur le

service de lnergie

Directive sur le

service de lnergieLgislation et

rglementation

Lgislation et

rglementation

Scurit lectriqueScurit lectrique


Buiding elements composants (Elments) du btiment Digital building footprint Empreinte numrique du btiment Chimney Chemine Roof structure Structure de toiture Wall insulation Isolation de paroi verticale Window Fentre Heat generation Production de chaleur Building Btiment System Systme Process Processus Function Fonction Element Composant (Elment) Classification des nergies et de ltat du btiment Pour prendre des dcisions avises en matire de gestion immobilire, il est important de fournir aux gestionnaires immobiliers des donnes fiables et collectes de manire objective, harmonise et si possible normalise sur la maintenance du btiment et de ses composants qui sont les plus importants pour spcifier les actions et les cots de maintenance. A cet effet, les inspecteurs qui collectent les informations relatives ltat dun btiment doivent disposer dun cadre de rfrence commun pour dcrire et spcifier la situation en termes de maintenance. La mthode EPI-CREM fournit une description objective de ltat des lments du btiment ainsi que du btiment dans son ensemble, en tablissant une classification des lments en fonction de leur tat ( tat de fonctionnement) et de leur efficacit nergtique. Dans le systme de classification, un lment est not sur une chelle de 1 6. Les notes ont la signification suivante: Niveau 1 = excellent Niveau 2 = trs satisfaisant Niveau 3 = satisfaisant Niveau 4 = mdiocre Niveau 5 = insatisfaisant Niveau 6 = trs insatisfaisant Sur la base des informations disponibles sur la performance nergtique et obtenues partir des inspections et de diffrentes autres sources, les lments sont classs en fonction de leur tat et de leur performance nergtique. La mthode de classification de ltat dun composant qui relate sa maintenance et son fonctionnement oprationnel est base sur la norme hollandaise NEN 2767 qui est applique en Hollande depuis de nombreuses annes. Dans ce systme, ltat de llment est class partir des rsultats des inspections relles portant sur la maintenance et donc de lobservation. Une srie de descriptions de rfrence est tablie pour aider dterminer la classification dun lment lors dune inspection. Toutefois, les inspections portant sur la maintenance, telles que effectues en Hollande selon la norme NEN 2767, ne se sont pas gnralises dans tous les pays europens. Si aucun rsultat dtaill dinspection de maintenance nest disponible, la mthode EPI-CREM fournit une alternative par le biais dune classification thorique base sur la dure de vie des composants (lments) qui permet destimer la classification de ltat dun composant. Pour la classification nergtique, une mthode de classification spcifique drivant de la mthode de classification de ltat a t dveloppe.


facade, floor, roof insulation Isolation de faade, plancher, toiture no insulation Aucune isolation 150 mm > Insulation >= 110 mm 150 mm > isolation >= 110 mm 70 > insulation >= 20 mm (cavity), 30 mm (z. cavity) 70 > isolation >= 20 mm (cavit), 30 mm (sans cavit) YoCr before1975 YoCr anne de construction avant 1975








If statement Si le rsultat est : Then statement alors : Applicabilit de la mthode de classification La mthode de classification de ltat base sur la norme hollandaise NEN 2767 est en principe applicable dans les diffrents Etats-membres europens. Cette mthode nouvelle a t accueillie trs positivement chez les pays partenaires que sont la France et lAutriche. La classification de lefficacit nergtique des composants dans une chelle allant de 1 6 a t trs apprcie par les gestionnaires immobiliers des projets pilotes. De la classification laction Aprs la classification de ltat au niveau des composants, la mthode et loutil logiciel EPI-CREM sont conus pour propager au niveau hirarchique suprieur la classification relative ltat, ainsi que les informations de cot concernant la valeur de remplacement des lments. De cette manire, les informations sur la performance et le cot sont accessibles un niveau suprieur (au niveau Fonction, Processus, Systme ou Btiment complet) et peuvent tre intgres dans les dcisions de gestion immobilire. A partir des informations disponibles aux diffrents niveaux et qui ont t entres dans le systme de base de donnes, le logiciel EPI-CREM peut gnrer une liste de mesures possibles et dactions recommandes, ainsi que les cots correspondants, afin damliorer ltat et/ou lefficacit nergtique de parties de btiment spcifiques.


Action Action is a est un(e) repairs Rparations Defects Dfauts Repair Rparation Replace Remplacement is a est une Maintenance Replace action de maintenance Energy Replace action avec un impact nergtique Repair element Rparer llment Replace element Remplacer llment Replace with an energy efficient element Remplacer par un lment nergtiquement efficace Analyse de scnarios et prise de dcisions A partir de la liste des mesures possibles qui peuvent tre mises en uvre, le logiciel est capable de gnrer des scnarios de combinaisons logiques et intressantes de mesures prendre. Cette phase se droule dans la partie Module danalyse des scnarios de loutil logiciel. Au cours de cette phase, les informations disponibles sur le btiment ainsi que la classification de ltat et de lefficacit nergtique dans la base de donnes peuvent servir intgrer lefficacit nergtique dans la prise de dcisions dans le processus de gestion immobilire, laide des scnarios gnrs qui prsentent diffrentes options de gestion ainsi que leurs avantages et inconvnients. Ces scnarios sont bass sur la gestion des risques et tiennent compte des politiques cibles en matire de gestion immobilire. Bien que les phases de spcification des donnes et de classification de performance ncessitent des informations techniques, les ventuelles dcisions concernant les mesures dconomie dnergie et de performance sont prises en considrant les aspects stratgiques au-del des aspects techniques. Tout au long du processus, les experts en nergie et en maintenance jouent un rle cl : tout dabord un niveau oprationnel lors de la phase dinspections et lors de la saisie des donnes du btiment et de spcification des donnes et de classification, puis plus stratgique dans les phases danalyse de scnarios et de mise en uvre lors de la slection des meilleurs scnarios appliquer.


2 Introduction

Energy in Corporate Real Estate Management At the moment (public) CREM

3 organizations work sub-optimal a lot of time. Inspections and their

technical information are not integral executed and integrated in maintenance or investment plans. Although environmental awareness is more and more a social and organizational item, energy efficiency awareness for CREM organizations is usually not a main objective in decision-making. An integral approach and a connection between integral inspections, technical information, SHEEQ aspects (Safety, Health, Energy, Environment and Quality) and management information (like facility, financial and asset consideration) are necessary in decision-making. If a connection is made between energy performance, energy prices and policy fields such as comfort, product quality and costs, all at once an interesting combination with added value will arise. In this respect this can be an important first contribution to the improvement of the energetic quality of the building stock. The EPBD

4 directive is also an important starting point for improving energy efficiency in buildings.

However, the implementation of the directive not only has a technical, but especially an organizational impact, which is relevant for CREM-organizations. Tenants will have questions about certification, linked to the directive and EPBD-labeling, and want to be informed about the meaning of the energy labels and the possibilities to limit the energy consumption and to increase the energy efficiency. The strong relation with the political and social role of (public) CREM organizations turns energy performance, together with the other SHEEQ aspects, into a logical component of portfolio, asset, facility and property & maintenance policies. All this means that energy consumption and efficiency is an ongoing concern and responsibility at all levels of management and policy. The integration of the energy topics in all the organization levels and processes leads to sustainable and efficient operational management and operating results. The CREM-process To embed SHEEQ-aspects, and especially energy, in CREM-organizations its important to know how CREM processes work. This information is needed to point out the different places in the CREM process and the different levels where the energy-efficiency themes have to be integral embedded. The field of Real Estate Management processes is occupied with four specialized management fields or CREM functions on three organizational levels:

Portfolio Management (strategical level)

Asset Management and (tactical level)

Facility Management (tactical level)

Property & Maintenance Management (operational level) These management fields and organizational levels are related to each other, as shown in the figure below. Information about SHEEQ aspects and the financial and planning aspects is circulating in the process. Policy is travelling top down in the process. For every specific function on all levels a strategy with a mission, goal and tools must be made to embed energy items (see figure 1).

3 Corporate Real Estate Management

4 Energy performance of Buildings Directive, 91/EG/2002


Portfolio

management

Strategic level

Tactical level

Operational Level

Asset

Management

Bewoner

Facility

management

Property & Maintenance

management

figure 1: Four management fields and main functions in CREM

Due to relevant organizational matters (like organization type, policy, ambition, politics, legislation, questions of customers/facility managers, knowledge and time) specific aspects become more important, these aspects are;

Quality & Functionality,

Safety & Health,

Energy & Environment. Almost every EU member state has SHEEQ aspects as a starting point for building legislation. The role of inspections At the moment there is great diversity with regard to building inspections in Europe, like inspections for fire safety, maintenance, energy or installations. The reasons for carrying out an inspection are also very diverse. A reason for carrying out an inspection could be the following:

Obtaining a picture of the maintenance condition, energy performance, fire safety, Electrical safety, Installation performance, comply with legislation etc of the property with its installations,

Alterations in rational production and/or use of buildings or installations, Changes in legislation and regulations, Changes in market/social demand, Media influences, Social responsibility, Image improvement, exemplary role, Energy and/or environmental economies

The strong relation with the political and social role of (public) CREM organizations turns energy performances, together with the other SHEEQ aspects, into a logical component of portfolio, asset, facility and property & maintenance policies. This means that SHEEQ-aspects, such as maintenance, fire safety, energy consumption and efficiency, are an ongoing concern and responsibility at all levels of management and policy. The integration of SHEEQ aspects in all the organization levels and processes leads to sustainable and efficient operational management and operating results.


If SHEEQ aspects are embedded in the CREM process, they are mostly embedded on the operational level due to property & maintenance management and on the tactical level due to facility and asset management. On the strategically level (portfolio management), these aspects are usually not an item for policy, strategy and decision-making. To embed the SHEEQ-aspects, and especially energy, in the whole CREM process, its important that these aspects are integral connected to each other. Making the connections Technical inspectors undertake a multidisciplinary evaluation of the SHEEQ condition of building system elements within buildings. This includes the maintenance situation, energy and fire safety quality. The parties responsible for processing this inspection data on behalf of housing quality are counting on the data supplied by the inspectors on the condition of the maintenance being objective, straightforward and reliable. Technical advisors weigh pros and cons and give an integral advice relating to the SHEEQ situation of a building and system elements within buildings. They do this based on technical data obtained from the inspections including the maintenance situation, quality, energy and fire safety. The parties responsible for decisions related to investment, disposal, consolidation, stock management and functionality concerning the housing quality, are counting on the considerations concerning the SHEEQ aspects to objective and reliable. The EPI-CREM approach provides a method to integrally connect building information obtained by inspections on different aspects. The building information becomes available in a structured form so it can be used for building management purposes and the integration of energy in building management. For this reason the EPI-CREM approach consists of an Integrated Real Estate Management Approach which assists building managers to integrate energy in CREM and the EPI-CREM method, which provides necessary tools to be able to integrate energy in CREM (software tools with supporting tools). Besides this a training program has been developed to support the application of the EPI-CREM approach. Overview: the EPI-CREM Methodological Description within the Guidance Book and Reference Manual The EPI-CREM Guidance Book and Reference Manual consists of three main parts:

1. The EPI-CREM Approach, with:

General introduction to EPI-CREM

The EPI-CREM integrated real estate management approach

Attention to requirements to design and engineer energy saving measures

Attention to energy and tenancy agreements

Attention to recommendations for introducing energy into public procurement practices 2. The EPI-CREM Methodological Description (see overview below) 3. The EPI-CREM Reference Descriptions

This EPI-CREM Methodological Description describes the bases of the EPI-CREM method to integrate energy in corporate real estate management decisions with maintenance and condition assessment as a starting point (part 1). Furthermore it provides insight in the EPI-CREM system for data storage/model for storing building information (part 2) and in the basis/background for consideration and decision making within the scenario analyse module (part 3). The EPI-CREM Reference Descriptions are specifically related to part 2 of this EPI-CREM Methodological Description and are worked out in separate documents.


Part 1: Inspections, Maintenance and Classification This first part of the methodological description provides background on inspections and maintenance and provides the basic method for the classification (maintenance, energy).


3 Starting bottom-up

3.1 Introduction Many systems or processes for energy saving programs start TOP DOWN. Building and installations are classified on the highest level. There is no Hierarchy and separation in systems, processes, functions and elements. To embed SHEEQ and especially energy into a CREM organization, a functional hierarchy and classification of the elements is needed. Therefore we should start BOTTOM UP, working our way from element level to building level. Inspection information on element level is often the starting point for decisions in maintenance and real estate management.

3.2 Integral ReDesign or Utilization Period One issue within embedding energy efficiency, among the other SHEEQ aspects, within public real estate management is to improve the way to take these aspects into account throughout the CREM-process by incorporating integral energy efficiency and building quality into the integral (re)design or the integral utilization period. This will greatly affect awareness of energy use, comfort, safety and maintenance levels in buildings, and is intended to lead to substantial increases in investments in energy, safety, maintenance and efficiency measures within buildings.

3.2.1 How to think and work out of the traditional CREM boxes To learn how to think and work out of the traditional CREM boxes, the principals of integrated Design or Integral Utilization period can be useful. In the Traditional domain a team of experts of various disciplines will work together to make a design for a building. When a building is built and delivered, often it is not clear who is responsible for integrating SHEEQ-aspects, maintenance, durability etc. Even worse: after a while we often have to conclude that we do not know if what is designed and delivered is what was wished and asked for. The cost for Life Cycle and dissolving are often not accounted for either. Thinking out of the box in Integral Utilization Period can be very helpful.

3.2.2 The three domains Within integrated (re)Design or Integral Utilization Period there are three domains in realizing a building:

Costumer/User : A costumer has abstract and theoretical ideas that must be translated and executed into the Organization and the Processes

Organization : The several actors concerned with the realization have to work together (not only the architect with the costumer and the building designer, but also with the financial manager, Electro, Climate, transport designer, maintenance, Information designs, maintenance managers etc.)

Processes : Integration of life cycle aspects Within these three domains there is a need for skills. Like social skills, project based skills and organizational skills. When there is a need for the optimum situation keep in mind that; The last aspect on the line is the first aspect we should know about. Function goes for structure and form. Reuse (durability) goes for maintaining, executing and design. Costs of several aspects during the life cycle go for information technology and multidisciplinary techniques. Organizational skills go before team, project and personal skills. Also see figure below.


Figure 2: Integral Design or Integral Utilization Period is way of thinking and working

3.3 Integrated inspections and inspection information

3.3.1 Suboptimal inspections At the moment in Europe (public) CREM organizations work sub-optimal. Inspections and their technical information are not executed in an integral way, not integrated into maintenance exploration or investment plans, either. So an overall integral approach and a connection between integral inspections, technical information, SHEEQ aspects consideration (technical, facility, financial, asset) and decision making does not exist, but is necessary. The EPI-CREM approach provides support for an integral approach by making it possible to collect inspection data from different inspections (on element level) in one system to make this data integrally available for building management purposes. This is a good starting point for multidisciplinary inspections.


2008 2009 2010 2011 2012 2013 2014 2015 2016 2017

elektrotechnical safety

condition assessment of building and installation quality

fire safety assessment of building and installation

Functional Controll Measurements Testing

Energy Performance Building Directive

Intelligent Building Information Management

comfort assessment of building

legislation assessment

Inspection air-conditioners (artikel 9)

Inspection of boilers (artikel 8)

Long Term Maintenance Plan

elektrotechnical safety

condition assessment of building and installation quality

fire safety assessment of building and installation

Functional Controll Measurements Testing

Energy Performance Building Directive

Intelligent Building Information Management

comfort assessment of building

legislation assessment

Inspection air-conditioners (artikel 9)

Inspection of boilers (artikel 8)

Long Term Maintenance Plan

ST

OC

K 2

INSPECTION PLAN FOR SEVERAL INSPECTIONS

nr kind of inspection

ST

OC

K 1

Figure 3: Sub optimum inspection execution, planning and consulting

Figure 4: From sub optimal inspections to multidisciplinary ones and integral information and data


3.3.2 From suboptimal inspections to integral inspections, information/data Consider for example inspections for the Buildings Decree, Health and Safety legislation, Environmental Management Act, the NEN (Dutch Standardization Institute) / DIN (German Standardization Institute), fire safety, personal safety etc. The results of these inspections overlap each other or do not adequately supplement each other. Moreover, carrying them out separately leads to increases in costs and to great lack of clarity for the property and facility managers. The costumer/user of the building sees and receives various companies for inspections, and attending to the companies conducting inspections on Real Estate owner instructions takes time. Connecting inspections and their technical information to each other (Integral Inspections) due to interchangeable and mutual comparable elements could solve this.

NR. Catogory of Inspections 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017

Maintenance

Installations

Fire

Energy

Long Term Maintenace Plan (Risk management)

Maintenance

Installations

Fire

Energy


Maintenance

Installations

Fire

Energy


Maintenance

Installations

Fire

Energy


Maintenance

Installations

Fire

Energy


ST

OC

K 5

ST

OC

K 4

ST

OC

K 3

ST

OC

K 2

MULTIDISCIPLINAIRY INSPECTIONS AND INTEGRAL INFORMATION

ST

OC

K 1

Figure 5: Multidisciplinary inspection plan and integral information/data executing


Figure 6: Multidisciplinary inspections and integral information/data

Policy within real estate organisations in recent years has increasingly been directed at maintaining existing buildings by means of good maintenance and management. Re-build and the construction of new buildings is now taken less for granted, due to shortage of space and environmental objections. Moreover, existing buildings have a high replacement value. The owner therefore chooses to meet housing requirements by keeping buildings up-to-date technically and functionally. An integral approach that provides connected inspection data and building information can be very useful in this matter and also provides an opportunity to specifically integrate energy in CREM-processes.


4 The role of maintenance

4.1 From suboptimal inspections to integral information/data Due to rising energy prices, climate change, energy dependence and increasing shortage of fossil fuels, energy is high on the political and social agenda. New information about these topics is available on large scale and the sense of urgency is clear. Drastic energy savings and reorientation on sustainable energy sources are the major challenges we face these days. This applies especially for Public CREM organizations, because they have a social responsibility. Tenants (end users) and real estate owners have to deal with the impact of the energy efficiency questions that society has to react to. Therefore, energy should be integrated in CREM and be specifically linked to maintenance since, besides major renovation activities, regular maintenance measures that are executed provide opportunities to improve energy efficiency of building elements and therefore of buildings as a whole. For this reason specific attention is paid to maintenance in this chapter, as one of the pillars to cling to within the EPI-CREM method and approach. Consider the Buildings Decree, Health and Safety legislation, Environmental Management Act or a NEN (Netherlands Standardization Institute) / DIN (German Standardization Institute), fire safety, personal safety etc, in this connection for example. The results of these inspections overlap each other or do not adequately supplement each other. Moreover, carrying them out separately leads to increases in costs and to great lack of clarity for the property and facility managers. The costumer/user sees and receives various companies, and attending to the companies conducting inspections on Real Estate owner instructions costs time. Connecting Inspections and their technical information to each other (for instance through Integral Inspections) due to interchangeable and mutual comparable elements can help to make decision making more effective. EPI-CREM aims to make multi purpose inspection information available for decision making on maintenance and energy.

4.2 What is maintenance and what does it contribute to? definition maintenance technical maintenance versus renovation day-to-day maintenance: delaying reduction in quality

Buildings are continually subjected to wear and tear and are damaged by use and exposure to the elements. The result of this is that the technical quality of the building deteriorates in all its components and the function that the building or system must fulfil (for instance living, working etc.) is endangered. Maintenance is focused on keeping or restoring a system in such a technical state, that the function attributed to the system is maintained. Maintenance is by definition directed to the complete or partial restoration of the condition of a property or building component at the start of or during a period of use. We thus do not count renovation activities (also termed development operations) as maintenance, whereby the building is adapted to a new pattern of requirements (for example by changes in working methods, technological developments). To make it clear that maintenance is not involved in functional adaptations in a building, we often use the term technical maintenance as opposed to renovation. When speaking of maintenance and technical maintenance, we differentiate between day-to-day maintenance and systematic maintenance. Day-to-day maintenance concerns work delaying the reduction in quality of building and system components. Involved here is: - Periodic, preventative work whether or not on contract basis, and work as a result of testing that is statutory obligatory; - Incidental work for resolving breakdown and solving complaints and


systematic maintenance: restoring quality losses

unforeseeable circumstances (corrective maintenance). We speak of systematic maintenance if work is intended to restore building and system components to an acceptable level, where the technical state has gradually declined. Systematic maintenance is the absolutely preferred means for restoration of loss of quality. In addition for monuments, systematic maintenance is directed at delaying the inroads made by the ravages of time where possible and thereby maintaining the monuments value.

technical maintenance renovation/development

day-to-day (preventive)

systematic (corrective)

adaptation to new functional requirements

- delay quality loss - resolve breakdowns

- restore quality loss

maintenance stock

The inspector determines the necessary maintenance work. A frequently used term for the costs of the maintenance work, including the costs of the daily maintenance work to be expected, is maintenance stock. The maintenance stock is thus expressed in money. Although it still remains to be seen whether this money will in fact be made available for maintenance, either partially or completely. For maintenance is not the only option; various factors playing a role have to be considered. Is it still cost-effective to spend money on maintenance and instead of this, should the building rather be closed down.

maintenance contributes to

There are various reasons for maintenance, both from the standpoint of the user as from that of the owner: Maintenance contributes to good working conditions, avoidance of health risks for the user and to a positive experiential value of the building. By a positive experiential value we mean that according to the user it is possible to work well in the building.

A well maintained building also has a positive effect on its surroundings, which in its turn has a positive influence on the experiential value of the user. Thus the use of a stately and atmospheric monument makes a contribution to the experiential value for user and surroundings. Above all, the quality of the maintenance of technical systems, such as central heating, lighting and the health aspects connected to this, has a direct influence on absenteeism (sick building syndrome).

Carrying out maintenance well and in time greatly reduces the risks of breakdowns during industrial operations (for example due to technical defects) and thus irritation for users. This contributes to good operational management. Carrying out maintenance well and in time avoids the destruction of capital. For badly maintained components must often be replaced too quickly. Good maintenance contributes in this way to guaranteeing the economic value of the building. This increases the chance of the highest possible profit when the building is disposed of. Although it is important here that pros and cons are weighed against each other (what does this contribute to the economic value). Often relatively minor adjustments are effective in raising the market value of buildings. One might consider a painting job with an attractive use of colour, or replacing an old central heating boiler by a high performance variant. Carrying out careful maintenance in good time is especially important for monuments because keeping them has priority over renovation. Maintenance, repair or regaining monumental value raises the market value considerably.


The life of a building is lengthened by good maintenance. This makes a positive contribution to the environment in that the production of waste is reduced. Moreover, good maintenance contributes to limitation of energy use in the case of technical systems. Due to maintenance, buildings are kept in or put into a technical state in accordance with statutory requirements. Although unless safety or working conditions are at issue, legislation applies these requirements less strictly to existing buildings than to new build. Specialised exceptions also apply to monuments but also restrictions in use. Examples of requirements which existing buildings must meet are: reliable escape route stairs, safe heating systems, presence of fire alarm systems, etc. .

4.3 Maintenance decisions user desires context of maintenance various purposes for one building considerations in maintenance decisions

The property market (Corporate Real Estate companies) increasingly focuses on the users of property, their requirements and wishes. The customer orientation of its policy is apparent from, among other things, the fact that the technical service has been changed into a general and technical service organization. The primary aim of this organization is no longer the maintaining of buildings in itself, but the service of these buildings for users. Use performance of buildings are thus increasingly seen as important. Integrally considered SHEEQ data with maintenance, energy, fire safety and the statutory obligatory inspections as basic information should contribute to whether a building or a building component retains or regains its performance. Maintenance, however, costs money. It is self-evident that investments in day-to-day and systematic mai

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