Macmillan Building and Surveying Series

Transcription

1 Macmillan Building and Surveying Series Accounting and Finance for Building and Surveying A. R. Jennings Advanced Building Measurement, second edition Ivor H Seeley Advanced Valuation Diane Butler and David Richmond Applied Valuation, second edition Diane Butler Asset Va/uation Michael Rayner Auctioning Real Property R. M. Courtenay Lord Building Economics, fourth edition Ivor H Seeley Building Maintenance, second edition Ivor H Seeley Building Maintenance Technology Lee How Son and George C. S. Yuen Building Procurement, second edition Alan E. Turner Building Project Appraisal Keith Hutchinson Building Quantities Explained, fifth edition Ivor H Seeley Building Services George Hassan Building Surveys, Reports and Dilapidations Ivor HSeeley BuildingTechnology, fifth edition Ivor H Seeley Civil Engineering Contract Administration and Controi second edition Ivor H. Seeley Civil Engineering Quantities, fifth edition Ivor H Seeley Commercial Lease Renewals - a practical guide Philip Freedman and Eric F. Shapiro Computers and Quantity Surveyors A. j. Smith Conflicts in Construction - avoiding, managing, resolving Jeff Whitfield Constructability in Building and Engineering Projects Alan Griffith and Tony Sidwell Construction Contract Claims Reg Thomas Construction Economics Stephen L Gruneberg Construction Marketing - strategies for success Richard Pettinger Construction Planning, Programming and Control Brian Cooke and Peter Williams Construction Economics - an introduction Stephen L. Gruneberg Construction Law Michael F. James Construction Marketing Richard Pettinger Contract Planning Case Studies B. Cooke Cost Estimation of Structures in Commercial Buildings Surinder Singh Design-Build Explained D.E.L. Janssens Economics and Construction Andrew j. Cooke Environmenta/ Management in Construction Alan Griffith Environmental Science in Building, fourth edition R. McMulian Estimating, Tendering and Bidding for Construction A. j. Smith European Construction - procedures and techniques 8. Cooke and G. Walker Facilities Management, second edition Alan Park Greener Buildings - environmental impact of property Stuart Johnson Housing Management - changing practice Christine Davies (Editor) Information and Technology Applications in Commercial Property Rosemary Feenan and Tim Dixon (Editors)

2 Introduction to Building Services, second edition E. F. Curd and C. A. Howard Introduction to Valuation, third edition D. Richmond Marketing and Property People Owen Bevan Measurement of Building Services George P. Murray 1980 ]CT Standard Form of Building Contract, second edition R. F. Fellows Principles of Property Investment and Pricing, second edition W D. Fraser Project Management and Control David Day Property Development Appraisal and Finance David Isaac Property Finance David Isaac Property Investment David Isaac Property Management - a customer focused approach Gordon Edington Property VaJuation Techniques David Isaac and Terry Steley Public Works Engineering Ivor H. Seeley Quality Assurance in Building Alan Griffith Quantity Surveying Practice, second edition Ivor H. Seeley Real Estate in Corporate Strategy Marion Weatherhead Recreation Planning and Development Neil Ravenscroft Resource Management for Construdion M. R. Canter Small Building Works Management Alan Griffith Social Housing Management Martyn Pearl Structural Detailing, second edition P. Newton Sub-Contracting under the]ct Standard Form of Building Contract Jennie Price Urban Land Economics and Public Policy, fifth edition Paul N. Balchin, Jeffrey l. Kieve and Gregory H. Bull Value Management in Construction Brian Norton and William McEliigott Macmillan Building and Surveying Series Series Standing Order ISBN 978-' You can receive future titles in this series as they are published by placing a standing order. Please contact your bookseller or, in the case of difficulty, write to us at the address below with your name and address, the title of the series and the ISBN quoted above. Customer Services Department, Macmillan Distribution ltd Houndmills, Basingstoke, Hampshire, RG21 6XS, England.

3 Facilities Management An Explanation Second Edition Alan Park FR/es, MClOB, AClArb., FB/FM, MaPS Managing Director, Stride Project Management Ud Director, Stride Treg/own Ud Fadlities Manager, Stride FM Planning Supervisor ~ MACMlUAN

4 J. A. Park 1994,1998 All rights reserved. No reproduction, copy or transmission of this publication may be made without written permission. No paragraph of this publication may be reproduced, copied or transmitted save with written permission or in accordance with the provisions of the Copyright, Designs and Patents Act 1988, or under the terms of any licence permitting limited copying issued by the Copyright licensing Agency, 90 Tottenham Court Road, london W1 P 9HE Any person who does any unauthorised act in relation to this publication may be liable to criminal prosecution and civil claims for damages. The author has asserted his right to be identified as the author of this work in accordance with the Copyright, Designs and Patents Act First edition 1994 Reprinted twice Second edition 1998 Published 1998 by MACMlllAN PRESS LTD Houndmills, Basingstoke, Hampshire RG21 6XS and london Companies and representatives throughout the world ISBN ISBN (ebook) DOI / A catalogue record for this book is available from the British library. This book is printed on paper suitable for recycling and made from fully managed and sustained forest resources Copy-edited and typeset by Povey-Edmondson Tavistock and Rochdale, England

5 Contents List of Figures and Examples Foreword by Ivor H. Seeley Preface to the First Edition Preface to the Second Edition Acknowledgements IX XI xiii xiv xv 1 Origins and Objectives 1 2 Space Planning Visuallndexing Active Space Modelling Existing and New Buildings Trial Layouts Estate Development Plans 18 3 Space Planning Data in Cost Control Workspace Cost Controlling Location-Related Cost Proportional Costs Cheapest Solution v. Best Space 27 4 Maintenance and Feedback Routine Preventive Maintenance Emergency Cover Control of Maintenance Personnel Cost Contra I Health and Safety Feedback 42 5 Operational Services Security Catering and Staff Welfare 47 v

6 vi Contents 5.3 Creche Provisions CleaningIWaste Disposal Internal Communications Energy Distribution Partnering Benchmarking 57 6 Assets Asset Registers Tracking Equipment Performance Servicing Vandalism and Damage Emergency Equipment People Tracking Risk Assessment Multi-location Asset Values 71 7 Life Cycle Costing Introduction Use within FM Data Collection load Monitoring Operational Requirements Who Provides Ufe Cyde Cost Data? Warranties Classification of Components leased Equipment Quality of Product Value Engineering Condusion 86 8 Systems and Software TheDilemma The System Purpose Bespoke Systems v. Flexibility Selection of Systems for In-house Use 91

7 Contents vii 9 Worked Examples Introduction Component Renewal Annual Vehicle Statistics Workspace Cost Calculation Services Introduction Cable Management Zoning and Distribution Power and Light Telephones and Communications Security Systems Pipework Ductwork and Ventilation Intelligent Buildings Central Stations Waste Disposal Cost Accounting Specialist Services Allied Activities Introduction Quality Assurance Examples Contract and Procurement Options Organisation and Methods Logistics Disaster Recovery Conclusion Health and Safety The Regulations Risk Assessment Health and Safety Policy Manual Handling Operations Display Screen and Associated Equipment Work Equipment 140

8 viii Contents 12.7 Personal Protective Equipment The Construction (Design and Management:) Regulations The Health and Safety File Designers' and Principal Contractor's Responsibilities The Client's Responsibilities Conclusions The Property Portfolio Introduction Acquisition Refurbishment, Alteration or Relocation Case Study Managing the Portfolio The Health and Safety File Conclusion Case Studies Introduction Study Study Study Study Study Study Commentary Study Conclusion 171 Recommended Further Reading and References 173 Index 175

9 List of Figures and Examples Figures 1.1 Unmanaged and Managed Overheads 2.1 Estate location Plan 2.2 Floorspace Allocation Plan 2.3 Space Allocation: Extract Report 2.4 Departmental Space Use: Fragmented 2.5 Departmental Space Use: Planned 3.1 Pie Chart: Workspace Costs 3.2 Property Budget Cashflow 3.3 Interaction of Workspace Costs and Value for Money 4.1 Maintenance Reference Plan 4.2 Maintenance Database: lock Servicing Report 4.3 Work Docket 4.4 Responsibility Trail 4.5 Maintenance Database: 7 -Day Activity listing 4.6 Maintenance Database: Breakdown Extract Report 5.1 Staff location Plan 5.2 Internal Telephone Directory 6.1 Traditionallnventory 6.2 Asset Location Plan 6.3 Asset Register: Room Inventory Extract Report 6.4 Risk Analysis 7.1 Photocopier life Cyde 9.1 Annual Vehide Statistics 9.2 Vehide Activity Profile 11.1 Cleaning Frequency Plan 12.1 Checklist of dient's duties 13.1 Refurbishment, Alteration or Relocation Flow Diagram Examples Component Renewal Renewal Analysis ix

10 x List 01 Figures and Examples Workspace Cost Allocation Annual Vehicle Statistics (Figure 9.1) Vehicle Activity Profile (Figure 9.2)

11 Foreword to the Rrst Edition It gives me great pleasure to write the foreword to this instructive and authoritative book on Faci/ities Management with which I have had the privilege to be associated throughout the writing of the book. Facilities management is becoming an increasingly important area of professional activity as the management of many dasses of property becomes more sophisticated and the requirements of both owners and occupiers of buildings assume greater importance, accompanied by the increasing expectations of the occupants of properties. The development of facilities management as an operational process has been accompanied by rapid changes in computer aided techniques which have such an invaluable and far-reaching effect on the total facilities management process, as is so effectively described and illustrated in this book. The book examines in substantial detail, yet in a succinct and masterly way, the many facets of facilities management and discusses their relevance and the operation of techniques that culminate in an efficient service to building occupiers. The text is supported throughout with excellent practical examples wh ich will be of great value to the reader. Alan Park is to be complimented for devoting so much time, care and skill to the writing of the book and for the enthusiasm and dedication with which he approached this quite daunting task, amidst his own professional activities in this field. His time-consuming efforts have been amply rewarded in the production of this comprehensive, yet concise, practical guide for professional advisers as an invaluable and much needed service to occupiers of property. It encompasses advice on the many interrelated aspects of space planning and costing, building maintenance management, life cyde costing, control of all operational services, including such important activities as security, cleaning and internal communications, registering and monitoring assets, health and safety, building services management, and dealing with a variety of related yet important activities. I am confident that this book will soon become a recognised source of reference by both professionals and students alike in this rapidly developing area of activity, in which a number of professional bodies xi

12 xii Foreword are taking an active interest and where an increasing number of universities are including it in the curriculum of building and surveying courses. Professor Ivor H. Seeley Series Editor Macmillan Building and Surveying Series

13 Preface to the First Edition The purpose of this book is to provide a definitive introduction to facilities management (FM) of premises. The subject is of interest to students wishing to follow a career in FM, new recruits from other management disciplines and existing professional consultants seeking diversification in their skills. This book seeks to stimulate the inventive thought processes necessary for facilities managers to be successful in the field. It does not therefore set out to be an in depth academic research paper as the diversity of problems to be overcome prevents this book from anticipating and addressing each and every possible event exactly, but it does contain examples and methods that can be applied universally with the minimum of adaptation to solve many tasks. Above all it demonstrates to potential managers that FM is a mix of organised research and pre-planning together with an ability to react decisively with logic to unannounced events. FM is a stimulating career on the threshold of professional status that will reward the ambitious with a route to the highest levels of management. Bristol Autumn 1993 Alan Park xiii

14 Preface 10 the Second Edition Progress of facilities management and its reeognition as a strategie management funetion has neeessitated this seeond edition of Faci/ities Management. There are two new ehapters dealing with the management of the property portfolio and aseries of ease studies drawn from eurrent experienee plus additional material in five other ehapters. Above all, the growing awareness of environmental issues and the drive towards conservation and sustainability of resourees further promotes the key importanee of effeetive facilities management. The support of government, and international opinion, for our environment further emphasises the eontribution expeeted from facilities management, and this book will alert praetitioners to the fascinating diversity of this subject. Bristo/ Autumn 1997 Alan Park xiv

15 Acknowledgements For the opportunity to research and develop the facilities management services on which this book is based I am grateful to: Stride Treglown Limited STRIDE TREGLOWN MANAGEMENT ProJec., M'''''lemeftl F'(llllles Mll'Ilterne", Cost Man.atme... PI. I'II'II I'I' SUDc'... or and Stride FM The late Professor Ivor Seeley, as the Series Editor, who was a source of encouragement and advice throughout the long hours of writing the first edition. I would also like to acknowledge my gratitude to Steve T wigg for the cover design. Also, many thanks to JiII Sage who has wordprocessed my handwriting willingly into a usable manuscript. Finally, to my wife lou, daughters Caroline and Amy, for their support and understanding throughout. xv