Professional Documents
Culture Documents
Facalities Management
Facalities Management
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Facilities management
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For new facilities managers
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12/22/2015
G.W. Bissett
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Table of Contents
1. Introduction
2. Definitions
3. Facilities manager
4. Facilities
5. Assets
6. Helpdesk
7. Security
8. Projects
9. Human resources
10. Support
11. Occupational Health and Safety
12. Risk
13. Finances
14. Contracts
15. Strategy
16. Contingencies
17. HVAC Systems
18. Electrical systems
19. Fire systems
20. Drainage systems
21. Security systems
22. BMS
1. Introduction
2. Definitions
“Facilities”
The buildings and other facilities that
accommodates the client, includes the external
area to a perimeter. This is unique to every
environment and client requirements.
“Fixed Assets”
Property, plant, and equipment (PP&E)
This would be any asset that is not easily movable,
like a generator and a chiller.
“Gantt chart”
The Gantt chart is used in project management; it is
the visual display of the tasks and timeframes of
the project.
Reactive Maintenance
Reactive maintenance is maintenance that is
conducted once the equipment has already failed,
this has the highest cost impact as not all spares
might be readily available and the breakdowns are
not planned.
“Insurances”
Insurances is required for all facilities, it works hand
in glove with the contingencies and risk assessment
of the facilities, the insurance needs to be informed
if any work is carried out on the facilities that has a
risk to the facilities.
“Small Works”
Any change to the Works requested by the Client
having an individual cost not exceeding the relevant
restriction by the client or procurement processes.
“Tender Process”
The process, by which the facilities management
requests proposals from any parties interested in
entering into an agreement to deliver on certain
requirements, evaluates the responses and
negotiates the conclusion with a service provider.
“Tenderer”
A tenderer is a company or Service provider who
meets the Qualification Criteria having submitted a
Tender that complies with the requirements of the
facilities management team.
3. Facilities Manager
The role of the Facilities manager contains multiple
disciplines. The difficulty in obtaining the perfect Facility
manager is practically impossible.
a. Skills
Strategic Planning
Financial skills
IT skills
Analytical skills
Leadership skills
Excellent organizational and planning skills
b. Key Competencies
The right person must have the following
established competencies:
•Judgment
•Customer focus
•Business acumen
•People development
•Empowering
•Problem analysis
•Relationship building
•Decisiveness
•Initiative/Proactivity
•Interactive reasoning
4. Engineering:
From an engineering perspective, what type of
equipment is installed on the facilities?
The layout and design, rationale of each service, and the
integration.
Chiller
Dry air in
Air flow
Hot water
Chiller
condenser Cooling
tower Air flow
Cold water
The hot water is sprayed into the top of the cooling tower
with the fan drawing in air from the bottom of the cooling
tower; the heat is then transferred and expelled through the
fan at the top of the cooling tower. In the top of the cooling
tower drift eliminators is installed to prevent too much water
loss through this cooling process.
The water falls to the bottom basin and pumped back though
the chiller unit.
The first item that I will discuss here is the High voltage
transformers, the high voltage transformer has a long life
span and preventative and predictive maintenance is a must
on these units.
Power factor does not affect the operation directly but does
have a cost impact on the operation.
Identify
Mitigate
Communicate and escalate
manage
Location of asset
Condition of asset
Procurement date of asset
Description of asset
Asset number
Responsible person
Asset value
BIM can be utilised for asset management to automate
the process and cut down on human error.
Legal;
the legal requirement is the understanding of the
agreement drawn up between the facilities
management team and the client, the agreement drawn
up between the facilities management team and their
sub-contractors.
Reading and understanding of these contracts is very
important to manage the processes and services as
required by these agreements.
6. Asset
In the Facilities environment we talk about fixed assets
which can be described as:
Assets will have a life cycle; this will show how long the
asset will be usable before it must be replaced.
The life cycle of an asset is also affected by the quality
and frequency of the maintenance of the asset.
A chairs life cycle or usable time will depend on the
quality of the chair, if we have procured a chair that has
a life cycle of 3 years; it needs to be replaced by end of
year 3 if all maintenance schedules were complied with
as per manufacturer’s specification.
7. Helpdesk