Professional Documents
Culture Documents
Green Facility
Green Facility
Green Facility
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GREEN FACILITY MANAGEMENT – BETWEEN CONTRACTS, ERTIFICATION
AND SERVICE PROVISION
Environmental protection and the responsible handling of resources have been an integral part of the
property sector for some years now. In addition to the construction of buildings, their management and
use are now moving to the fore. As a further development of new building certificates, certification
systems therefore assess not only existing buildings but increasingly consider criteria of management
and use.
The spectrum of building management usually comprises asset, property and facility management
building level, operative management is generally included in property and facility management,
whereby property management may also include strategic services. By contrast, investment decisions
are located on the investment or portfolio level and fall under the heading of asset management. Whilst
property management primarily concerns planning, steering and controlling, facility management is
responsible for an efficient implementation of the designated strategies in the individual property.
In some cases, instead of using property or facility management companies, parts of operative and
strategic management are also provided by the property departments of companies within the
framework of corporate real estate management. With the aim of developing standards for sustainable
building management at the level of property management, a working group was set up at the end of
2012 consisting of The international property consultant Cushman & Wakefield, ■ The German
certifying body of the BREEAM certification system, DIFNI (Deutsches Privates Institut für
Nachhaltige Immobilienwirtschaft), and ■ The international law firm DLA Piper. This working group
was extended at the end of 2013 to include the■ FM service provider WISAG Facility Management
(referred to in the following as “working group”) with the objective of extending the concept for
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sustainable property management presented in October 2013 to include the area of facility
management. Since facility management is responsible for the on-site operative work, it is essential
that it be included in the implementation of the sustainability strategies developed. The result of the
working group is a catalogue of recommended clauses and action both for property management and
for facility management. The property management aspect has been presented in summary in a
brochure, which has been available since October 2013. The positive resonance to this brochure
encouraged the working group to prepare this brochure. The basic building blocks of sustainable
building management for the area of facility management comprise the following: ■ LAW: legally
certification, and■ CONTENT: differentiated and clearly formulated specifications of services and
coordinated processes.
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1. BACKGROUNDS AND OBJECTIVES
on the life cycle of the buildings and the requirements of the users:
whilst subjects such as financing, marketing and yield are initially paramount, issues of operation,
management and leases then become important in direct succession. By contrast, sustainability requires
the integration of economic, ecological and social qualities in every phase of the life cycle. In view of
these shifting interests, the dependency of value creation on ecological and social qualities must be
constantly reassessed. Planned sustainability is already being implemented in new buildings in many
respects. However, if it is not continued during the management and use phase, its potential cannot be
used in full.
and content. The aim is to unite the qualities of sustainability in the operative management of buildings
with economic interests such that they become an integral and constant part of value creation. Complex
Property management generally has a key position as a coordinating party between owners,
operators and users. Facility management supplements the situation with detailed knowledge at the
level of the building and the users. This usually leads to the following process:
1. Facility management collects and provides the requisite data for the assessment of
sustainability. These data are summarised and analysed by facility management in consultation with
property management.
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2. The conclusions drawn from this assessment are incorporated in the secondary processes of
facility management.
The repeated application of this process and the operative implementation of the findings thus
obtained by facility management serve to set into motion a continuous process of improvement in an
Facility management has an important role in the structured organisation of data management. The
loss of information – for example when facility management handovers take place – is a basic problem
of poor management of buildings. In view of the fact that customers are increasingly insisting on
specific proof of core process sustainability, the working group places value on the organisation of
continuous data capture and transfer processes as a condition for sustainable value creation in operative
building management. The survey procedures of internationally recognised certification methods have
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2.4 SUPPLEMENTING RECOGNISED FACILITY MANAGEMENT PROCESSES
The individual services of facility management may touch all three dimensions of sustainability
simultaneously: economic efficiency, environmental friendliness and social compatibility. Whilst these
recommended clauses and actions deliberately forgo a division of the catalogue of services in
accordance with the traditional triad, all dimensions are equally considered in the individual services.
The overall package thus created combines qualitative indicators and ratios with respect to
In order to seamlessly follow traditional facility management processes, the working group
structured the concept presented here in accordance with recognised performance levels (so-called
service levels) in order to create and maintain an integrated sustainability structure for operative
building management by clearly specifying content and procedures. A further objective of the working
group was to base the form and content of the building blocks on given industrial standards (for
example GEFMA 160). The working group therefore supplements existing approaches in this brochure
and does not therefore pursue any special path of its own.
The area of sustainability is very complex and subject to constant change in the property industry.
This also applies to building management which is faced with great challenges due to the constant
pressure of costs and high fluctuations in service providers at an individual building level. This
brochure addresses the currently relevant points which are necessary to achieve environmentally
friendly and cost-efficient building management which also takes social aspects into consideration.
Even if these recommended clauses and action have been developed in accordance with Part 2 of
the BREEAM Certification System for existing buildings, they have been deliberately formulated in an
open manner. They are also conceivable in connection with other certification systems or without a
current or aspired-to certification. These recommended clauses and action are not restricted to
premium properties but are intended to achieve building management which is as sustainable as
possible irrespective of the state of repair of a building. A decisive criterion of the working group in
formulation and selection was the quality required for sustainable management of individual buildings
The Green Facility Management Agreement is usually a standard contract which has been extended
clauses are to be found both in the contractual wording of a facility management agreement and in the
The following recommended clauses are individual contractual clauses of a facility management
agreement which are aimed at achieving sustainable management. They are to be understood as a
supplement to established rules and regulations designed to promote sustainability standards (for
example, DIN EN ISO standards) and the facility management specimen agreement of the industrial
association GEFMA. The sustainability criteria of the GEFMA guidelines 160 – which are currently at
the draft stage – are further specified by the following recommended clauses and the recommended
The contractual clauses suggested here have a special importance because so far there are no
management. However, this is not a catalogue set in stone which must be implemented in its entirety.
Rather, the intention is to provide an overview of individual exemplary clauses. The parties are at
liberty to decide which individual clauses they wish to agree to what extent and in which form.
Adjustments may be necessary to align the Facility Management Agreement with the specific
characteristics of the individual building and the interests of the parties and of the user. Sustainable
facility management services do not just affect the contracting parties. Frequently tenants, users,
property management companies or other third parties are affected by them. Their economic,
ecological and social interests must similarly be incorporated in order to achieve sustainable building
management.
As is always the case when contractual clauses are used which are intended for several contracting
parties and which have not been individually agreed with the other party, it must be considered that
they are subject to a more stringent efficacy control in accordance with the law pertaining to the
General Terms and Conditions of Business pursuant to Sections 305 et seq. German Civil Code
(BGB). Also when drafting facility management agreements aimed at sustainable building
management it should be ensured that clearly formulated provisions are used which do not lead to the
contracting partner of the user of the clauses being inappropriately disadvantaged. Otherwise,
individual clauses may become null and void. Since the area of sustainable building management is
only at the start of a development, it is not as yet possible to draw on pertinent court rulings.
The following recommended clauses use the definitions usual in the drafting of agreements. This is
to be borne in mind even in the preliminary remark. In addition to the definition of the contracting
parties and the property to be managed, information on the type of use, any certificates and other
recognitions of the property and of the facility management company can be included here:
programme clause which stipulates the common understanding of the parties of the term “sustainable
building management”. So far there is no statutory definition of the term of sustainability. Therefore,
this clause sets out an interpretation criterion according to which the Green Facility Management
some respects. One possibility of assessment is to examine and analyse the degree of user satisfaction.
In addition, the recognition for facility management services by way of auditing by an independent
certifying body of a certification system guarantees compliance with quality standards. Otherwise, the
recognition will neither be awarded for the first time nor re-awarded after expiry of the period of
So far, there is no certification system on the German market which assesses the facility
management services themselves and awards a certificate to the provider of the services – and not to
the building – if specific requirements are met. However, there is the possibility for providers of
building management services, i.e. both property and also facility management services, to have their
services assessed within an established building certification system and to receive recognition for this.
The so-called Badge of Recognition, which is granted by DIFNI in accordance with Part 2 of the
sustainability standard of the respective structure and user behaviour, is an example of a recognition of
this type. In implementation of its guidelines 160, GEFMA is planning a certification system for
sustainable facility management services. However, the “Badge of Recognition” is currently the only
recognition system on the German market for sustainable building management services.
The following recommended clauses address the incorporation of the recognised services and the
The collection, storage and processing of data play a large role in the management of property. The
facility management company is usually responsible here for the collection and analysis of information
and for developing concepts for sustainable building management on this basis in accordance with the
objectives.
However, this can only be provided by the facility management company if it has access to all data.
This applies in particular to data collected by companies which were commissioned with building
management at an earlier date and users. The following recommended clause takes this fact into
consideration:
The use and management of buildings is responsible for a considerable part of global energy
consumption and greenhouse gas emissions (approx. 32 per cent of energy consumption and approx.
19 per cent of greenhouse gas emissions, see Fifth Assessment Report, Intergovernmental Panel on
Careful energy monitoring and management permit the savings potential in buildings to be used and
improved. In addition, environmental burdens and energy costs can also be increasingly reduced in this
way. The agreement of the so-called PDCA cycle is advisable here in which the facility management
company firstly prepares an energy concept (“Plan”) tailored to every individual property. Energy is
then monitored during the entire term of the agreement (“Do”). The energy concept and the actual
consumption figures are checked regularly (“Check”) using benchmarks. Finally, the owner and the
facility management company regularly agree improvement measures to achieve new objectives
(“Act”). The property management company which is entrusted with higher ranking monitoring tasks
can provide support here where necessary. There is frequently no direct contractual relationship
between facility and property management companies. In this case, on concluding the Green Property
Management Agreement the owner must ensure that a corresponding cooperation duty on the part of
Individual provisions and content of sustainable facility management services may extend beyond
the spheres of interest of the contracting parties. It should be clarified here whether these provisions
affect separate sets of contracts (leases, property management agreements, supply and service
All agreements aimed at sustainable building management and use should be harmonised with each
other. If there are no direct contractual relationships between individual parties involved, for example
between the facility Management Company and tenants, duties – in particular communication and
The following recommended clauses contain proposals for the shaping of the triangular relationship
between owner and tenant on the one hand and owner and facility Management Company on the other.
The property-related supplementation of the user manual which is usually to be prepared by the
property management company and the preparation of an operator manual are further aspects of the
Whilst the user manual serves as an information source for users as to how they can influence the
sustainability of building management through their actions, the operator manual concentrates and
explains the core functions of sustainable building management for all parties directly involved in the
operative activities with respect to the property (property and facility management companies as well
as third companies etc.). It is aimed at achieving a common understanding of all parties. Chapter 5 of
and operator manuals. It is, of course, up to the parties to agree further powers or duties of the facility
management company with respect to the preparation, implementation and revision of the user and
operator manuals:
particularly due to the steady increase in energy prices. Heating and electricity costs rose steeply once
again in 2013 compared to the previous year by 3 and 5 per cent respectively1.
The following recommended clause is a suggestion for the shaping of the caps to consumptionbased
operating costs, which has been a subject of much discussion in recent years. More and more tenants
favour an agreement of this nature in the leases but meet with opposition from the owners.
Owners are usually dependent on the facility management company for the agreement of cost or
consumption caps of this nature in leases; on the one hand so as not to endanger the competitiveness of
the rented areas through excessively high flatrates or caps and on the other so as not to have to bear the
If the facility management company assumes responsibility for observing the cost and consumption
limits, it is advisable to agree a lead phase in order to become acquainted with the special features of
the property. It is furthermore strongly advised that the owner guarantees that the tenants follow the
rules of
conduct prepared by the facility management company and provide corresponding evidence of this.
If any misconduct becomes evident here, the facility management company should then be released
from its responsibility for adhering to the cost or consumption caps. Depending on the wording of the
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lease agreements, costs which exceed the limit stipulated by the facility management company after
expiry of the lead phase must be borne by the owner or the tenants.
The following recommended clause is aimed at management in line with requirements which
promotes the satisfaction of the tenants and avoids the superfluous provision of services on the part of
line with requirements in the Facility Management Agreement through direct communication between
tenant
The facility management company can provide valuable support in determining and improving the
Only through regular communication between owner, property and facility management companies,
providers of operating services and ideally the tenants can the entire potential of a property be
place value on flexibility and are calling for provisions in leases which permit them to extend and
return space also during the current lease. Accordingly, there is no longer just a demand for closed
office space, but increasingly also for individual workstations in addition to the accompanying
equipment, such as filing and meeting rooms, as well as services such as secretariat and IT. The facility
management company can exert a decisive influence to ensure that these workstations are sustainably
equipped, managed and used. The following recommended clause deals with this issue:
Binding contractual rules are essential if the sustainability concept is to be effective. The amount of
damage is frequently difficult to quantify if it arises from a breach of regulations which are aimed at
sustainable building management. Therefore, it may be advisable to supplement with a penalty system.
It is up to the parties to decide for which breaches of contractual duty and to which degree of fault a
contractual penalty is to be paid (only in the case of wilful intent or gross negligence, for example):
The working group expects that the certification trend will continue in the property sector in the
coming years. Certification systems have already been checking not only the sustainability qualities of
new buildings but also those of existing properties and of building management and use for a long
time. In a further development of the building certificates, there will be systems for facility
management processes in the future. Due to the absence of statutory requirements for this area, only
the examination by an independent certifying body creates the transparency, comparability and quality
substantial sustainability potential will go unused. The past years have shown that non-binding
declarations of intent on sustainability in leases are not very effective. The working group expects the
introduction of certification systems for user behaviour which will make a considerable contribution to
On introduction of a certification system after conclusion of agreement, the contracting parties agree
in the following clause that the facility management services are to be certified in accordance with this
system. In this case, they will also include further duties of the facility management company in the
agreement.
The facility management company is usually dependent on the cooperation of the principal here. In
addition to agreeing a new or extended specification of services, the principal must adjust the
contractual relationships with any third parties in connection with the management and/or use of the
property. These are, for example, other providers of operator services, utility companies and tenants:
Sustainable building management is characterised amongst other things by the fact that the facility
management company is directly involved in coordination processes with the tenants. The
management of tenants, i.e. the conclusion, termination or extension of leases and correspondence with
tenants, is usually the responsibility of the property management company as part of commercial
building management. However, in view of its comprehensive knowledge of the property, the facility
management company can provide valuable input to optimise the management and use of the rented
to the landlord and to the tenant, possibly in close coordination with the property management
company:
3. RECOMMENDED ACTION
building management and is attached to the Green Facility Management Agreement. This chapter
In the same way as the Green Property Management specification of services, the Green Facility
■ Maintenance
■ Tenant relations.
A classification of this type is intended to guarantee that the same understanding of sustainable
building management exists between all providers of sustainable building management services and
the owner and that interface issues and problems of understanding are prevented.
It is advisable for specific individual requirements for each category to be agreed between the
principal (for example the property management company or owner) and the facility management
company which may be assigned to the description of services set out below as excerpts and examples.
In this way, an important condition for the measurability of sustainable building management is
satisfied.
4. MAINTENANCE
are essential for efficient building operations. Furthermore, strategies must be developed which
The consideration and implementation of the following aspects within the framework of the
specification of services would appear to be advisable with respect to the maintenance strategy:
■ Methodical requirements and procedures for correct auditing under consideration of safety,
accident prevention, health and hygiene requirements, operational safety ordinances, auditing
■ Description of maintenance duties on expiry of the warranty period with respect to buildings
components, structural elements, technical installations and equipment under consideration of the
■ Description of operative procedures to ensure the adaptability of the property to altered climatic,
systems (water, air), specifying the requirements placed on the documentation of leaks and agreement
of communication duties and deadlines (for example within three calendar days);
environmentally relevant substances (for example of light liquid separators in underground car
parks/parking spaces or fat interceptors in [large] kitchens) under consideration of statutory
requirements;
■ Regular documentation on the implementation of the maintenance strategy. This proof also
comprises content and methodical adjustment of strategic requirements under consideration of the
■ Systematic assessment of the state of repair of the building and presentation of any need to take
action under consideration of the maintenance strategy in accordance with the following:
– Updating on the basis of the initial assessment of state of repair under consideration of the
respective use;
■ Drafting of service and operational flow charts to secure a technically perfect operation with
– Identification of the relevant installations and components of the technical building equipment;
– Promotion of regular service work on the basis of the maintenance strategy to extend the life
Furthermore, a selective use of sustainable materials for repair measures is desirable. The
low-emitting materials and products. This also applies to servicing and to structural changes (such as
repairs);
■ Concept for a property-related maintenance strategy geared to the state of repair as developed in
accordance with DIN 31051 in the sense of predictive servicing and preventive measures and their
annual updating. The maintenance strategy serves here to maintain or restore the target state of repair
Using a building consumes valuable resources such as energy and water. Therefore, it is essential to
measure the impact of building use in order to control facility management processes with the
It is advisable to formulate the following requirements in particular for the preparation of the
■ Regular meter readings to determine energy consumption according to building zones and
■ Annual analysis of the meter readings to obtain consumption data which serve as benchmarks for
■ Presentation of the energy performance of the building using a procedure which has been
regulated by law or standardized in a different manner (for example procedure to create energy
certificates).
Provisions should be incorporated in the specification of services to promote the checking and
which is coordinated with the owner and/or the property management company and the tenant
concerned;
■ Regular meter readings and additional identification of the respective specific main, special and
use-specific end consumers and furthermore a comparison with the water bills and actual use of rain
■ Preparation of the meter readings using flowcharts to determine the main consumer groups;
■ Integration of the meter readings in a strategy to minimize water consumption, for example in the
use of the bathrooms, tea kitchens, canteens, for cleaning purposes and further implementation by the
optimum setting of technical installations such as heating and room ventilation technology;
■ Presentation of the reduced water consumption in the developed strategy for the handling of
water;
■ Development and submission of a separate strategy on handling water if this has not already been
■ Annual transmission of data in digital form and comparison of the property-related performance
ratios with recognized benchmarks under consideration of the objectives of the strategy and the
increasing user comfort. A healthy and productive indoor climate is an important prerequisite here.
Therefore, the following tasks of the facility management company should be agreed in the
specification of services:
■ Regular checks and preparation of proof of compliance with statutory requirements placed on
ambient air parameters such as temperature, humidity, carbon dioxide, carbon monoxide and nitrogen
■ Identification of workstation zones and definition of the air quality aspired to (target situation)
■ Functional description of the control of ventilation at the workplace, for example by opening
documentation;
■ Coordination with the owner and/or the property management company about the target and
actual situation;
■ Regular (annual) measurement and documentation of the actual situation, of the deviation analysis
This chapter in the specification of services should in particular contain requirements on compliance
with environmental and social standards such as structural and technical precautions for fire, water and
atmosphere protection.
Furthermore, the following regulations are advisable to also motivate the users to sustainably use
■ Support in the development and implementation of an environmental management system for the
by the facility management company in coordination with the respective user can be specifically
agreed here:
– Collection of data and stipulation of objectives to reduce energy and water consumption;
– Collection of data and definition of objectives to reduce waste and increase recycling;
– Measures and objectives to enhance the overall environmental performance, for example by
example requirements of the Water Act, Federal Immission Control Act, Federal Soil Protection Act,
Federal Nature Conservation Act and the Act on the Transportation of Hazardous Goods), regional
– Provision of proof required for a certification (such as ISO 14001) and/or validation (EMAS,
address and solve property-related environmental issues and introduce a standardised procedure for the
The following duties can be incorporated in the specification of services to promote the
procurement of sustainable materials, products and services in connection with sustainable building
■ Drafting and verification of procurement guidelines for materials, products and services which
take into consideration the location of the property and contain the following in particular:
– Strategy for the handling and avoidance of VOC emissions as part of the maintenance
guidelines;
■ Reduction in CO2 emissions through optimisation of means and paths of transport for material
procurement;
■ Efficiency requirements for the first time procurement and the replacement of sanitary
installations;
■ Regular reporting on location-related use of the procurement guidelines and the implementation of
8. TENANT RELATIONS
The following can be regulated in the specification of services to determine and implement
measures which are aimed at promoting tenant satisfaction and increase tenant acceptance for
– Identification of sustainable and in particular ecological aspects which fall within the area of
responsibility of the facility management company and may be influenced by the tenant;
– Target definition, development of areas for action and regulations on approval by the owner
■ Complaints management:
– Provision and implementation of a system to record and track tenant complaints (“trouble ticket
system”);
content, communication paths and platforms) and coordination with the owner and/or the property
management company.
– Energy certificate;
The recommended action presented above clearly shows that the objective of sustainable building
management cannot be fully achieved without incorporating the user. It is therefore evident that the
user should be provided with information about sustainable building operations and the aspired-to
A suitable instrument here is the training of users. Alongside this, a property-related user manual
should be created and the users trained in its use. A user manual is created and instructions provided on
its use are based on cooperation between property and facility management companies. The user
Some confusion frequently surrounds the terms of user and operating manual. Whilst both have the
common aim of promoting and ensuring sustainable building management including safety aspects,
they are aimed at different readerships: the operating manual describes different scenarios for the
service providers responsible for operations, i.e. facility management company and other operators,
whilst the user manual serves to provide users with information and recommendations as to the
behaviour in the building which leads to a reduction in the consumption of resources. Furthermore, the
– Public transport;
Building, property such as
“All office, conference, kitchen and canteen areas are conditioned using heating/cooling
ceilings. The heating and cooling cannot be regulated individually, i.e. there is no individual room
control.”
■ Building operation:
– Copiers, printers;
– Telephone;
– Mail;
– Canteen;
“Paper, residual waste, organic waste and special waste are separated in the building.
– Cleaning;
– Office furniture;
– IT support;
– Coffee points;
10. OUTLOOK
This brochure contains basic building blocks using which sustainable building management may be
realised at the level of facility managment. It is primarily aimed at owners, asset and property
managers, providers of operator services and property departments of companies whose core business
is not property with the objective that they align their cooperation with the requirements of LAW,
The working group selected this format for its concept of a sustainable property management (see
brochure “Green Property Management Agreements” – Recommended clauses and action for
sustainable property management”) and has kept this format here in the knowledge that the dynamism
of the market and the perception of the subject of sustainability will also continue to change. It is
therefore to be expected that some of the recommended clauses and action will become less important
whilst others will have a greater practical impact. The results presented in this brochure are by no
means to be understood as an unalterable set of regulations but as a contribution on the path towards
comprehensive sustainable building management. The working group is planning to adjust the current
building blocks or to supplement with further building blocks whenever the market calls for new
The members of the working group would like to encourage you, the readers of these
recommendations, to become actively involved in the discussion surrounding the further development
of sustainable building management. We would be delighted to receive your suggestions and