FM - Basics

Facility Management Basics
Photo reference: www.sjg.com
INSTITUTE FOR TECHNOLOGY AND MANAGEMENT IN CONSTRUCTION
KIT University of the State of Baden-Wuerttemberg and

National Research Center of the Helmholtz Association
www.kit.edu
Definition FM
TOP 10 of the mentioned key words given in wellestablished definitions
building
15
planning
12
holistic
10
enhancement in value
08.09.2011
equipement
life-cycle
process
integration
strategic
optimise
Prof . Dr.-Ing. Kunibert Lennerts
Institute f or Technology and Management in Construction Dept. Facility Management,

Am Fasanengarten Bldg. 50.31, 76131 Karlsruhe
Facility Management in the USA
08.09.2011


Basis: Facilities Impact on Productivity
Workplace Surrounding
Workplace Equipment
Form of Organisation
08.09.2011
Work Process
Employees Productivity
Result


Tasks of a Facility Manager:
Managing and coordinating interrelated people, process
and place issues
long-range and annual facility planning
facility financial forecasting
real estate acquisition and/or disposal
work specifications, installation and space management
architectural and engineering planning and design
new construction and/or renovation
maintenance and operations management
telecommunications integration, security and general administrative
services
IFMAs nine related job responsibilities
5
08.09.2011


IFMA-Definition Facility Management
Facility Management is the practice of coordinating

the physical workplace with the people and work of
the organization; integrates the principles of business
administration, architecture, and the behavioural and
engineering sciences
08.09.2011

Facility Management in Europe
08.09.2011


EuroFM-Definition Facility Management
Facility Management is a holistic, strategic frame for

coordinated programmes to provide buildings, their
systems and facilities, to keep them able to work and
to adjust them to different using demands. Hereby the
maximum using mobility and value keeping is
reached.
08.09.2011


Education in GB
Education Standards of BIFM (Great Britain) since 1996
Direct
examination
Higher
examination
Professional
competence
BIFM
examination
part l + ll
Degree or postgrad diploma

from BIFM
accredited
course
Previous
experience
and/or relevant
qualification
Demonstration of professional competence in FM

(up to 2 years to complete this stage)
BIFM Professional Qualification in FM

Award of BIFM (Qual)
9
08.09.2011


Education in GB
BIFM Professional Qualification in FM is based on:
KEY
MANAGEMENT AREAS
UNDERSTANDING BUSINESS ORGANISATION
MANAGING PEOPLE
MANAGING PREMISES
MANAGING SERVICES
MANAGING THE WORKING ENVIROMENT
MANAGING RESOURCES
10
08.09.2011


Education in NL
Hanzehogeschool
Faculty of Economics - School of Facility Management (SFM)
Management/Organisation
Communication/Information
Facility Management
Facility Technology
General
1. and 2. year
11
08.09.2011
3. and 4. year

Education in NL
Content of the Basic Modules
Management/Organisation
12
Business Simulation
Accounting
Marketing
Law & contracts

Behaviour
Inside Facility
Managing people
Management Systems
Business simulation
Strategic management
08.09.2011
Communication/Information
Report writing
Strategic communication
Computerscience
Communicationman. skills
English
Policy Paper
Research methods
IT
Cultures & business


Education in NL
Content of the Facility Modules
Facility Management
Facility Technology
13
Nutrition
Hygiene
Energy & Appliances
Building Workspace
Building accommodation
Facility Practical
Restaurant Practice
Building Process
Space Planning
Building Installation & controll
Cleaning maintenance
Catering
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Project FM
International Management
International Placement FM
Spezialization
Graduation assignment
(thesis)

Facility Management in Germany
14
08.09.2011

Facility Management in Germany

GEFMA-Definition Facility Management
GEFMA defines FM as a management discipline which fulfils
peoples basic requirements at work, supports companies
primary processes and increases return on capital by
economic use of facilities and services within the framework
of planned, managed and controlled facility processes.
15
08.09.2011

FM Market
The biggest FM companies developed from construction companies and
classical service providers
The Top-25 provide only 15% of their services abroad
Company
Domestic sales
2009 in Mio
Total 2009
in Mio
Employees
1.
Bilfinger Berger FS
971,0
1.416,0
10.640
2.
Dussmann
893,0
1.440,0
25.900
3.
Strabag PFS
844,0
917,0
5.425
4.
Compass Group Germany
649,0
649,0
19.000
5.
6.
Hochtief FM
Wisag
601,3
550,0
645,8
575,0
4.259
21.230
Source: Lnendonk Liste, 2010
16
08.09.2011
Prof
. Dr.-Ing.
Kunibert Lennerts
Prof . Dr.-Ing.
Kunibert
Lennerts
FM Market
Market volumen in the field of FM (outsourced services)
FM-Market development in
Germany [bn ]
Market volume 1997:

12 bn 1
Market volume 2009:

56,6 bn 2
17
24 Mrd. DM, Mercer FM-Marktstudie; 2Lnendonk Studie 2009; Diagramm: OC&C Strategy Studie, 2010
08.09.2011
Prof
. Dr.-Ing.
Kunibert Lennerts
Prof . Dr.-Ing.
Kunibert
Lennerts
FM Market
Contribution of FM to gross value added in cross-sectorial comparison
Facility Management
= 5,03 % of German gross domestic product
* 52 Bn Euros of gross value added result
from external value added
Quelle: GEFMA FM-Branchenreport 2010
18
08.09.2011
Prof
. Dr.-Ing.
Kunibert Lennerts
Prof . Dr.-Ing.
Kunibert
Lennerts
Standardization
19
08.09.2011
Prof
. Dr.-Ing.
Kunibert Lennerts
Prof . Dr.-Ing.
Kunibert
Lennerts
Different Views on FM
Comparison of the international FM - Definitions
IFMA:
Facility Management is the practice of coordinating the physical workplace with the people and
work of the organization; integrates the principles of business administration, architecture, and
the behavioural and engineering sciences.
EUROFM:
Facility Management is a holistic, strategic frame for coordinated programmes to provide
buildings, their systems and facilities, to keep them able to work and to adjust them to different
using needs. Hereby the maximum using mobility and value keeping is reached.
GEFMA:
Facility Management is a management discipline which fulfils peoples basic requirements at
work, supports companies primary processes and increases return on capital by economic use
of facilities and services within the framework of planned, managed and controlled facility
processes.
20
08.09.2011

CEN- Advantage of Standardization

Higher ability to compete in a global market
Higher effectiveness of the core processes and the
support services
More transparency within purchasing and awarding
Improvement of output quality
Support for certification
Communication basis for all parties involved
Development of tools and systems
21
08.09.2011

Different Cultures and FM Understandings

Cultures
Cultures
FM understanding
Energy
management
Technical
installations
Architecture
22
08.09.2011
Cultures
FM understanding
Architecture
User
satisfaction
Energy management
Prof
. Dr.-Ing.
Kunibert Lennerts
Prof . Dr.-Ing.
Kunibert
Lennerts
Different Cultures and FM Understandings

Cultures
Cultures
Cultures
Definition of Facility Management

The integration of processes within an organisation to maintain
and develop the agreed services which support and improve the
effectiveness of its primary activities.
Space &
Infrastructure
e.g.:
Structure Maintenance
Cleaning
23
08.09.2011
Space
Management
People &
Organisation
e.g.:
ICT
Accounting
Transport Services
Prof
. Dr.-Ing.
Kunibert Lennerts
Prof . Dr.-Ing.
Kunibert
Lennerts
CEN - FM Model
PRIMARY
PR OCESSES
O
R
G
A
N
I
S
A
T
I
O
N
Client
Customer
End user
User
D
E
M
A
N
D
S
P
E
C
I
F
Y
I
N
G
SUPPORT
PROCESSES
STRATEGIC
S
L
A
s
D
E
L
I
K V
P E
I R
s I
N
G
TACTICAL
OPERATIONAL
PRIMARY
AC TIVITIES
S
U
P
P
L
Y
Internal
and / or
external
P
R
O
V
I
D
E
R
FACILITY
SERVICES
Facility Management agreement
Agreement
24
08.09.2011

CEN - Interpretation of the Definition

Level process model
processes
services
(services)
core business
(main activities)
services
are
optimized
core business:
is supported and
effectiveness
is enhanced
Level impact of FM
processes
get
integrated
25
08.09.2011

CEN - Strategic Level
FM contract / agreement
Transformation of the company goals in long term FM
planning
Reporting and legal compliance, control of budgets
Suggestions for improvement of the core processes
Demonstration of FM contribution to the value added
Company standards for space, service and processes
Knowledge management and HR in FM
26
08.09.2011

CEN - Tactical Level
Transform strategic goals into operative tasks

Checking quality, risk and performance
Processes and project management, SLA
Planning, budgeting and reporting
Policies and guidelines
27
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CEN - Operational Level
Service provision
Query of customer demands
Measure customer satisfaction
Gather data, reporting
Recommendations improvement of efficiency
28
08.09.2011

strategic
CEN - FM Model - Typecasting
buyer:
company
FM-contract
tactical
frame
operational
08.09.2011
SLA, projects
sub-contract
intern/extern
goals
customer:
agent:
management.: SLA
department
staff/comp.
staff/comp.
query
29
contractor:
Facility
Manager
user:
staff
additional
work orders
service performance
work order
provider:
staff/comp.
sub-contactor:
extern

CEN TC 348 WG4 Taxonomy

Scope of work - benefits
With defined terms and structures in a taxonomy of FM focusing on enabling
benchmarking the following benefits/added values for organisations can be
achieved:
Faster, transparent and comparable specifications for submission/tendering
Different structures are linked together and are compatible with each other
Basis for the development of tools and systems (eg. Computer Aided Facility
Management CAFM)
Linking construction (e.g. buildings) orientated data with operational data
Necessary framework to create interfaces between (computer) systems
Defined Products for key performance indicators (KPI) and benchmarking
Idea of Facility Management can be made understood more easily and made
more widely applicated
30
08.09.2011

31
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32
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33
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34
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35
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36
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37
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Facilities
How does it all fit

together?
Space&
Infra
structure
Peopl e&
Organi
sation
FMmodel
3Levels
(Demand<>
Suppl y)
FaciityProcesses/ActivitiesMatrix
Strategic
FMProcesses/Acti viti es
FM
StrategicIntegration
Tactical
FMProcesses/Acti viti es
Tact.
Integr.
Operational
FacilityServicesProcesses/Acti viti es
FacilityProduct=Output
ofFacil ityprocess
Prod.
Prod.
Tact.
Integr.
Prod.
Act
Prod.
Check
Prod.
Do
Prod.
Plan
ProductMap
Income
Contract
Agreement
Pri ci ng
FMagreement
SLA
asrentor
byvolumeor
asservice
Capital
Personnel
Materi al
Depreciat.
Costcodes/Resources
38
08.09.2011

Facility Management services

Classic Definition
Facility Management
39
Commercial FM
Technical FM
contract management
insurances
rent adaptations
rent surface care
bookkeeping
dunning
budgeting
cost input
cost planning and
control
accounting
reporting
inventory
space management
heating engineering
ventilation engineering
sanitary facilities
refrigeration
measuring and
controlling technology
central building control
systems
electrical engineering
communications
engineering
safety engineering
lock and key service
energy management
08.09.2011
Infrastructural FM
care taker services

security services
cleaning
disposal management
catering
car pool management
reception, switchboard
mail services
winter maintenance
removal management

Elements of Facility Management
Facility Management
Regular Performances
Singular Performances
-Object Business-
-Project Business-
Commercial Facilities
Management
Additional Costs
Operational Management
Techniques
Infrastructural FM
Contract
Management
40
08.09.2011
Evaluate
Maintain
Technical FM
Space Management
IT-Tools
Construction on existing
real estate grounds
IT - Tools
Modernize
IT - Tools

Facility Management Overview

Idea
Planning
Construction
Using
Demolition
Facility Management
Project Management
Data capture,
sale/rental, shut-down management
Construction on existing real estate
Operational Management Techniques
technical / infrastructural
Commercial Facilities Management
User internal / external
Owner / Investor
Project manager / architect / specialised
planner
General contractor
General contractor
Owner
Building Management service provider
build operate transfer (bot) / life-cycle-cost-contracts / PPP

41
08.09.2011

Lifecycle - Influenceability of Costs

Costs
100 %
20 %
Planning Construction
42
08.09.2011
Utilisation
Demolition Time

Fever Curve of Building Services Engineering

1.200
power (kW)
1.000
800
600
400
200
0
planned
43
08.09.2011
requested
by
supplier
built
measured
Source: Frankfurter Energieforum

Space
44
08.09.2011

DIN 277 Part 1

DIN 277 part 1 (DIN 277-1:2005-02)
Floor spaces and volumes of buildings
gross floor area (GFA)
construction
floor area (CFA)
net floor area (NFA)

usable floor
area (UFA)
45
08.09.2011
functional
circulation
floor area (FA) floor area (CA)

DIN 277 GFA

gross floor area (GFA)
The sum of the areas of one or more floors of the building, including
basements, mezzanine and intermediate-floored tiers and
penthouses of headroom height, measured from the exterior faces of
exterior walls or from the centerline of walls separating buildings, but
excluding:
Covered walkways, open roofed-over areas, porches and
similar spaces.
Pipe trenches, exterior terraces or steps, chimneys, roof
overhangs and similar features.
46
08.09.2011

DIN 277 NFA

net floor area (NFA)
It is the total floor area of a structure minus the square footage

devoted to elevator shafts, stairwells, interior space used for parking
or loading, equipment and utility rooms and most basement areas.
47
08.09.2011

DIN 277 CFA

construction floor area (CFA)
Sum of the areas for constructional elements like walls, columns

including chimneys, doorways, alcoves and trenches.
Calculation:
48
08.09.2011
CFA = GFA NFA

DIN 277 UFA

usable floor area (UFA)
Part of the net floor area, that has to be used to fulfil the purpose of
the building.
Calculation: see calculation NFA.
49
08.09.2011

DIN 277 FA
functional floor area (FA)
Part of the net floor area which is used for the occupation of the
operational equipment.
water supply systems
telecommunications
heating systems/process
water heating
ventilation systems
electric power supply

50
08.09.2011
lift systems / conveyor system

other operational equipments
DIN 277 CA
circulation area (CA)
Part of the net floor area, which is used for the entrance to the
rooms, the traffic inside the building and the emergency exit.
halls
stairs
shafts for conveyor systems
traffic areas (ramps,)
51
08.09.2011

DIN 277 UFA

usable floor area (UFA)
52
usage type
structure
living / lounge
office work
production
storage
education / culture
nurse / heal
other (storage, toilets,)
UFA 1
08.09.2011
UFA 2
UFA 3
UFA 4
UFA 5
UFA 6
UFA 7
DIN 277
living / lounge UFA 1
living space, common rooms, staff rooms, holding areas, dining areas,
office work UFA 2

office rooms, open-plan offices, conference rooms, halls,...
production UFA 3
garages, laboratories, kitchens, working rooms for special purpose,
storage UFA 4
stores, archives, cold storage rooms, showrooms, exhibition rooms,
education / culture UFA 5

classrooms, libraries, assembly rooms, sacral rooms,
nurse / heal UFA 6

rooms with medical equipment, bedrooms in hospitals,
other UFA 7
storage, toilets,...
53
08.09.2011

Graphical Representation
archive
pressroom
W
C
elec.
div.
stairway
W
C
tea
room
storage
hall
office 1
UFA
office 2
08.09.2011
office 4
+ CA + FA = NFA
NFA
54
office 3
+ CFA = GFA

DIN 277
gross volume (GA)
Cubic footage (volume) of the building or structure determined by

the outside dimensions of the building or structure excluding:
foundations
exterior stair
roof overhangs.
net volume (NV)

Sum of volumes of all rooms, whose areas are part of the net floor
area.
55
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Contact
Karlsruhe Institute of Technology
Institute for Technology and Management in Construction
Facility Management
Prof. Dr.-Ing. Dipl.-Wi.-Ing. Kunibert Lennerts
Am Fasanengarten, Bldg. 50.31
76128 Karlsruhe
Germany
Phone: +49 721- 608 48226
Fax:
+49 721- 608 44351
Email: kunibert.lennerts@kit.edu
56
08.09.2011


FM - Basics

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FM - Basics

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Facility Management Basics

Photo reference: www.sjg.com

INSTITUTE FOR TECHNOLOGY AND MANAGEMENT IN CONSTRUCTION

KIT University of the State of Baden-Wuerttemberg and

Prof . Dr.-Ing. Kunibert Lennerts

Institute f or Technology and Management in Construction Dept. Facility Management,

Facility Management in the USA

Prof . Dr.-Ing. Kunibert Lennerts

Institute f or Technology and Management in Construction Dept. Facility Management,

Facility Management in the USA

Prof . Dr.-Ing. Kunibert Lennerts

Institute f or Technology and Management in Construction Dept. Facility Management,

Facility Management in the USA

Prof . Dr.-Ing. Kunibert Lennerts

Institute f or Technology and Management in Construction Dept. Facility Management,

Facility Management in the USA

Facility Management is the practice of coordinating

Prof . Dr.-Ing. Kunibert Lennerts

Institute f or Technology and Management in Construction Dept. Facility Management,

Facility Management in Europe

Prof . Dr.-Ing. Kunibert Lennerts

Institute f or Technology and Management in Construction Dept. Facility Management,

Facility Management in Europe

Facility Management is a holistic, strategic frame for

Prof . Dr.-Ing. Kunibert Lennerts

Institute f or Technology and Management in Construction Dept. Facility Management,

Facility Management in Europe

Degree or postgrad diploma

Demonstration of professional competence in FM

BIFM Professional Qualification in FM

Prof . Dr.-Ing. Kunibert Lennerts

Institute f or Technology and Management in Construction Dept. Facility Management,

Facility Management in Europe

Prof . Dr.-Ing. Kunibert Lennerts

Institute f or Technology and Management in Construction Dept. Facility Management,

Facility Management in Europe

Prof . Dr.-Ing. Kunibert Lennerts

Facility Management in Europe

Law & contracts

Prof . Dr.-Ing. Kunibert Lennerts

Institute f or Technology and Management in Construction Dept. Facility Management,

Facility Management in Europe

Prof . Dr.-Ing. Kunibert Lennerts

Institute f or Technology and Management in Construction Dept. Facility Management,

Facility Management in Germany

Prof . Dr.-Ing. Kunibert Lennerts

Institute f or Technology and Management in Construction Dept. Facility Management,

Facility Management in Germany

Prof . Dr.-Ing. Kunibert Lennerts

Institute f or Technology and Management in Construction Dept. Facility Management,

Compass Group Germany

Source: Lnendonk Liste, 2010

Market volume 1997:

Market volume 2009:

Quelle: GEFMA FM-Branchenreport 2010

Prof . Dr.-Ing. Kunibert Lennerts

Institute f or Technology and Management in Construction Dept. Facility Management,

CEN- Advantage of Standardization

Prof . Dr.-Ing. Kunibert Lennerts

Institute f or Technology and Management in Construction Dept. Facility Management,

Different Cultures and FM Understandings

Different Cultures and FM Understandings

Definition of Facility Management