Total Building Management—From Cradle to Grave Facility ... · FCA: Facility Condition Assessment...
Transcript of Total Building Management—From Cradle to Grave Facility ... · FCA: Facility Condition Assessment...
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12th Annual
Total Building Management—From Cradle to Grave
Presented By: Joel Davis, Principal, Director of Research
Doug Smith, Director of Engineering
Facility Condition AssessmentsBasic & Enhanced:
Proactive Facilities Asset Management
5/3/2016 1
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MENG Analysis
• Performance Assessment based on 2015 EFC Theme: “Staying Smarter than your Buildings”
• 2015 EFC Presentation “Learn what your Buildings are telling You” through “Performance Assessment” in conjunction with AM/FCA programs.
• Packed room with strong interest, but many not familiar with basic FCA; hence this 2016 “FCA Basic & Enhanced (101 & 102)” presentation.
May 3, 2016 2
Basic & Enhanced FCAProactive Asset Management
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MENG Analysis
Introduction to FCA• 2% Rule• WA State FCA Programs: JLARC; SBCTC; DSHS• GASB 34, FCA & PCA
Fundamental FCA• Prepare, Survey, Report
Exercise!• UNIFORMAT II ‐ Assessment
Enhanced FCA• Costs Audits, Studies & Testing
Future of FCA• ISO 55 Asset Management• Performance Assessment
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Basic & Enhanced FCAProactive Asset Management
Presentation Overview
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MENG AnalysisMay 3, 2016 4
Basic & Enhanced FCAProactive Asset Management
INTRODUCTIONS
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MENG AnalysisMay 3, 2016 5
Basic & Enhanced FCAProactive Asset Management
FCA EXPERTS• Local Systems• Local Costs• Local FCA Team
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MENG AnalysisMay 3, 2016 6
O Romeo, Romeo! wherefore art thou Romeo?....….
What's in a name? that which we call a roseBy any other name would smell as sweet;
Basic & Enhanced FCAProactive Asset Management
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MENG AnalysisMay 3, 2016 7
BCE: Building Condition EvaluationsBCA: Building Condition Assessment
(qualitative buildings, + systems to 5’ from perimeter)FCS: Facility Condition SurveysPCA: Property Condition Assessment – real estate
due diligence (Purchase/Sale) ‐ ASTM 2018baseline PCA of commercial real estate…PCA should be conducted by a field observer…not to be construed as technically exhaustive… representative observations is to convey to the user the expected magnitude of commonly encountered or anticipated conditions…
FCA: Facility Condition Assessment(buildings + site infrastructure + options)process of a qualified group of trained industry professionals performing an analysis of the condition of a facility or group of facilities that may vary in terms of age, design, construction methods, and materials…
Basic & Enhanced FCAProactive Asset Management
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MENG Analysis
• OSPI: BCEF – Building Condition Assessment (BCA)• GASB 34 – Federal Condition Assessment (FCA)• ASTM 2018 – Property Condition Assessment (PCA)• Navy & NASA Parametric FCA• Facility Condition Index (FCI)• Deferred Maintenance (DM)• Backlog in Maintenance & Repair (BMAR)• Current Replacement Value (CRV)• Remaining Useful Life (RUL)• Rapid Visual Inspection (RVI)
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TERMINOLOGY, TAXONOMY & ACRONYMITY
MUST MEASURE TO MANAGE
Basic & Enhanced FCAProactive Asset Management
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MENG AnalysisMay 3, 2016 9
CRADLE TO GRAVE?
Basic & Enhanced FCAProactive Asset Management
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MENG Analysis
What about the fun before the cradle?
Or the lingering memories of life after death?
TOTAL BUILDING MANAGEMENT: CRADLE TO GRAVE?
Basic & Enhanced FCAProactive Asset Management
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MENG Analysis
TEPCO’s Fukushima Legacy
Basic & Enhanced FCAProactive Asset Management
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MENG Analysis
or….
From Lust… to Dust…
TOTAL BUILDING MANAGEMENT: CRADLE TO GRAVE?
Basic & Enhanced FCAProactive Asset Management
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MENG AnalysisMay 3, 2016 13
TOTAL BUILDING MANAGEMENT: CRADLE TO GRAVE?
Basic & Enhanced FCAProactive Asset Management
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MENG AnalysisMay 3, 2016 14
Basic & Enhanced FCAProactive Asset Management
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MENG AnalysisMay 3, 2016 15
CollectData
AnalyzeData
PlanBudget
Implement
Condition Performance
“Fair” “Excellent!”
FUNDAMENTAL FCA PROCESS
Basic & Enhanced FCAProactive Asset Management
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MENG Analysis
1. Preparation• Facility List, Site & Floor Plans, Historical Data, O&M Workshop
2. Condition Surveys• Field Survey using RVI• Data Entry
3. Reporting• Analysis• Project Planning & Budgeting
Periodic Updates: 3 ‐ 6 yearsMay 3, 2016 16
Basic & Enhanced FCAProactive Asset Management
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MENG AnalysisMay 3, 2016 17
Basic & Enhanced FCAProactive Asset Management
FCA Roadmap
Milestones
SOW
MESSAGE
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MENG AnalysisMay 3, 2016 18
Basic & Enhanced FCAProactive Asset Management
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MENG AnalysisMay 3, 2016 19
Basic & Enhanced FCAProactive Asset Management
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MENG AnalysisMay 3, 2016 20
Basic & Enhanced FCAProactive Asset Management
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MENG AnalysisMay 3, 2016 21
1) THOROUGHNESS OF ORGANIZATIONUNIFORMAT II – ASTMUniFormat TM – CSI
2) CONSISTENCY OF SCORING1 – 5: Excellent ‐ Unsatisfactory
3) TRACKING CONDITION SCORES OVER TIMEConsistent Replication of Assessment Process
Basic & Enhanced FCAProactive Asset Management
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MENG AnalysisMay 3, 2016 22
WHY FCAs ????• Government Reporting Requirements (GASB 34; 2% Rule)• Lender Financial Risk Mitigation• Pre‐Purchase Due Diligence: Real Estate Negotiation• Establish Lease Rate Models (i.e., O&M cost recovery)• Establish Maintenance Reserve Funds• Capital Planning• O&M Planning
Beyond the Curb Appeal: O&M Funding ‐ Victims of Success
Basic & Enhanced FCAProactive Asset Management
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MENG AnalysisMay 3, 2016 23
Basic & Enhanced FCAProactive Asset Management
PVC w/Hydronics???
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MENG AnalysisMay 3, 2016 24
Basic & Enhanced FCAProactive Asset Management
System is atEnd of Useful Life…but roof locationIs out of sight, andOut of Mind.
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MENG AnalysisMay 3, 2016 25
Basic & Enhanced FCAProactive Asset Management
Pneumatic T‐StatsUser Modifications
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MENG AnalysisMay 3, 2016 26
Basic & Enhanced FCAProactive Asset Management
Lift Station Debris
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MENG AnalysisMay 3, 2016 27
Basic & Enhanced FCAProactive Asset Management
Obsolete TechnologyRelay vs. DigitalElevator Controls
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MENG AnalysisMay 3, 2016 28
Basic & Enhanced FCAProactive Asset Management
Roof Drainage toFoundation
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MENG AnalysisMay 3, 2016 29
Basic & Enhanced FCAProactive Asset Management
Green Roofs
Painted Metal
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MENG AnalysisMay 3, 2016 30
Basic & Enhanced FCAProactive Asset Management
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MENG AnalysisMay 3, 2016 31
Basic & Enhanced FCAProactive Asset Management
Group Exercise
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MENG AnalysisMay 3, 2016 32
WHY FCAs ????• Government Reporting Requirements (GASB 34; 2% Rule)• Lender Financial Risk Mitigation• Pre‐Purchase Due Diligence: Real Estate Negotiation• Establish Lease Rate Models (i.e., O&M cost recovery)• Establish Maintenance Reserve Funds• Capital Planning• O&M Planning
Beyond the Curb Appeal: O&M Funding ‐ Victims of Success
Basic & Enhanced FCAProactive Asset Management
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MENG AnalysisMay 3, 2016 33
Good!
Bad!
Typical
Move your portfolio to left using FCA
FCA – Funding vs. FCI
Basic & Enhanced FCAProactive Asset Management
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MENG AnalysisMay 3, 2016 34
Basic & Enhanced FCAProactive Asset Management
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MENG AnalysisMay 3, 2016 35
Basic & Enhanced FCAProactive Asset Management
MAINTENANCE RESERVE FUNDS
2% Rule
110% Capital Funding
Do Nothing• Accelerated Deterioration• Cost Escalation• Compounded BMAR
CAPITAL CENTRICFacility Replacement
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MENG AnalysisMay 3, 2016 36
STRATEGIC ASSET MANAGEMENTBE MORE THAN A SQUEAKY WHEEL
Enhance your MessageCREDIBLE DATA & COST PROJECTIONS
SHORT‐TERM COST PROJECTIONS ‐ ODsLONG‐TERM COST PROJECTIONS ‐ PRs
Basic & Enhanced FCAProactive Asset Management
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MENG Analysis
• Observed Deficiencies (ODs) are short term:• “Boots on Ground” observed by RVI• Major Maintenance >$5K • Under 5 to 6 years• Reactive
• Predicted Renewals (PRs) are long term:• Major Maintenance and Repair (MM&R)• Theoretically based costs on original date and system life• AKA “life cycle”• Proactive
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Catch‐up
Keep‐up
REPORTING COST PROJECTIONS
Basic & Enhanced FCAProactive Asset Management
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MENG AnalysisMay 3, 2016 38
Facility Summary Report
Basic & Enhanced FCAProactive Asset Management
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MENG AnalysisMay 3, 2016 39
Basic & Enhanced FCAProactive Asset Management
Observed Deficiencies – Raw Costs
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MENG AnalysisMay 3, 2016 40
Project Soft Costs include:Design Fees 13% SnoCo Management 10%Permitting 2% Project Contingency 15%Art 1% Sales Tax 9%
RAW COSTS + MARKUPS = PROJECT COSTS
Basic & Enhanced FCAProactive Asset Management
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MENG AnalysisMay 3, 2016 41
Basic & Enhanced FCAProactive Asset ManagementODs by FACILITY
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MENG AnalysisMay 3, 2016 42
Basic & Enhanced FCAProactive Asset Management
ODs by System
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MENG AnalysisMay 3, 2016 43
Basic & Enhanced FCAProactive Asset Management
Long‐Term Liabilities
Renewal Model Factors: • Age of System; • Condition Scores; • Typical Lifecycle; • Adjusted Lifecycles; • CRVs
Predicted Renewals
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MENG Analysis
• By Building or Use Type• Public Safety• Revenue Generating• General Use
• By System Type• Life/safety• Productivity
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Basic & Enhanced FCAProactive Asset Management
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MENG AnalysisMay 3, 2016 45
Basic & Enhanced FCAProactive Asset Management
Prioritization of Deficiencies
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MENG Analysis
Messaging Need:• Project Packaging• Prioritization
Opportunities: “Step up” with non‐condition related improvements.
May 3, 2016 46
RAISING THE BAR
Basic & Enhanced FCAProactive Asset Management
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MENG Analysis
FCA Opportunities – A chance to do better• Non‐required Code/ADA• Energy/Utility Conservation• Improved facility utilization• Increased safety & security (CPTED)• Speed‐up technology• Improved IAQ• Environment
May 3, 2016 47
Step‐up!
OPPORTUNITIES
Basic & Enhanced FCAProactive Asset Management
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MENG Analysis
ENHANCEMENTS• Infrared Thermography• Seismic ASCE 41 Checklist• ADA Assessments• Energy Audits• CPTED/Security Audits• Inventory/CMMS• Critical Areas / Risk Assessments• Preventive Maintenance Analysis• Building Envelope ‐ Air Barrier Testing• Planning: Utilization; Level of Service; Educational Adequacy
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Basic & Enhanced FCAProactive Asset Management
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MENG AnalysisMay 3, 2016 49
ENERGY COMPARSION ‐ EUI
Basic & Enhanced FCAProactive Asset Management
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MENG AnalysisMay 3, 2016 50
Basic & Enhanced FCAProactive Asset Management
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MENG Analysis
• Asset Management – from reactive to proactive• Performance Assessment – fact based decision making
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Basic & Enhanced FCAProactive Asset Management
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MENG AnalysisMay 3, 2016 52
ISO: 55000
Basic & Enhanced FCAProactive Asset Management
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MENG AnalysisMay 3, 2016 53
Performance Assessment!
Basic & Enhanced FCAProactive Asset Management
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MENG AnalysisMay 3, 2016 54
Basic & Enhanced FCAProactive Asset Management
Basic Condition Assessments: Condition Based;Qualitative
Enhanced FCA: Condition;Quantitative Costs;Options…. +, +, +,
Effective Messaging of …Financial Risks & Liabilities
Take Aways
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MENG Analysis
Please Remove from FCA survey list!
May 3, 2016 55
Basic & Enhanced FCAProactive Asset Management
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MENG Analysis
Questions?
Joel Davis, MA, [email protected]‐587‐3797Doug Smith, PE, [email protected]‐587‐3797
May 3, 2016 56
Basic & Enhanced FCAProactive Asset Management