Guide M - with Geoff Prudence
- 1. CIBSE Guide M And Effective Maintenance Strategies Geoff Prudence Chairman CIBSE Facilities Management
- 2. Guide M - Maintenance Engineering and Management • How to operate and maintain…. • A guide for designers, maintainers, building owners, operators, facilities managers • Update of 2008 version • Previously ‘Guide to ownership, operation and maintenance of building service’ • In collaboration with: RICS BSRIA B&ES CIOB
- 3. Chapter 4 Maintenance Contracts
- 4. Chapter 5 and 6 Chapter 5 Energy Chapter 6 Controls
- 5. Chapter 7, 8 and 9 7 - Commissioning and testing Management, seasonal, recommissioning, continuous, mothballing and decommissioning 8 - Handover procedures Checklist, snagging and information 9 - O&M documentation Content, roles and responsibilities
- 6. Chapters 10, 11, 13, 14, 16, 17 • 10 - Operational Risk • 11 – O&M costs • 13 – Audits • 14 – Condition surveys • 16 – Health and comfort • 17 - Training
- 7. Chapters 10, 11, 13, 14, 16, 17 • 10 - Operational Risk
- 8. Chapters 10, 11, 13, 14, 16, 17 • 11 – O&M costs • Capturing costs • Benchmarking • Information for planning & control – Building / function – Systems / components – Maintenance tasks • Budget checklist
- 9. Chapters 10, 11, 13, 14, 16, 17 • 13 – Audits • Management • Maintenance service • Communication • Health and Safety • Technical Proficiency • Energy use and management • Environment and sustainability • Financial management
- 10. Chapters 10, 11, 13, 14, 16, 17 • 14 – Condition surveys • Frequency • Level (depth and reason) • Non-intrusive techniques • Grading – Priority and Condition • Information captured
- 11. Chapters 10, 11, 13, 14, 16, 17 • 16 – Health and comfort
- 12. Chapters 10, 11, 13, 14, 16, 17 • 17 - Training • Competency • Fgas – Handling Refrigerants • Gas Safety – City & Guilds • EPC /DEC • Policy, needs and plan • Evaluation and Records
- 13. Chapter 12 • 12 – Life cycle • Element • Component • Specification • Maintenance task • Indicative economic life expectancy
- 14. Table 12.A1 Indicative economic life expectancy
- 15. Chapter 15 Legislation and Compliance • Tasks undertaken at specific intervals – Statutory – Operational – Risk Assessment • Records
- 17. Further reading • ISO 55000 Asset Management: Overview, Principles and Terminology • PAS 1192-3 Specification for Information Management for the Operational Phase of Assets Using Building Information Modelling • BS 8544 Guide for Life Cycle Costing of Maintenance during the In Use Phases of Buildings • BS EN 15221-7 Facility Management. Guidelines for Performance Benchmarking • BSRIA BG (54/2014) Business Focused Maintenance – will be 52/ 2015
- 18. The Reality…….. Geoff Prudence 2014 © geoffprudence@hotmail.co.uk The increasing Value of FM
- 19. “All Buildings Require a Level of Maintenance” Further guidance Geoff Prudence 2014 © geoffprudence@hotmail.co.uk The value of BIM for FM
- 20. Added Value -Effective Maintenance Strategies and Delivery CIBSE Guide M Maintenance engineering & management Design Standards Plan of Design Standards Plan of Work BIM/1192.3/4 BIM/1192.3/4 SFG 20 BS 8544 NRM 3 “Plan, Do, Check, Act - Build, Maintain, Renew” Building Operational Risk Management and Compliance © Effective Maintenance Strategies and Delivery-Geoff Prudence Sept 2014© Effective Maintenance Strategies and Delivery-Geoff Prudence Sept 2014© Effective Maintenance Strategies and Delivery-Geoff Prudence Sept 2014© Effective Maintenance Strategies and Delivery-Geoff Prudence Sept 2014© Effective Maintenance Strategies and Delivery-Geoff Prudence Sept 2014© Effective Maintenance Strategies and Delivery-Geoff Prudence Sept 2014© Effective Maintenance Strategies and Delivery-Geoff Prudence Sept 2014© Effective Maintenance Strategies and Delivery-Geoff Prudence Sept 2014© Effective Maintenance Strategies and Delivery-Geoff Prudence Sept 2014© Effective Maintenance Strategies and Delivery-Geoff Prudence Sept 2014 Source: Geoff Prudence 2014 CIBSE Guide M Maintenance engineering and management November 2014
- 21. CIBSE Guide M - Maintenance Strategy A significant Opportunity • Without a Strategy- Cannot have Robust Plans. • Previously- Various Views and Formats. • No Defined links to Design- Experiential Planning. • Now a Defined, Overarching Approach. • Design, Through Operational Life & Retrofitting. • Consistency of Approach-Linking Industry Best Practice • Real Data, to Make Informed Decisions against Risk and Cost. CIBSE Guide M Maintenance engineering and management November 2014
- 23. Maintenance Strategies Planned /Preventative/Scheduled Maintenance Corrective Maintenance Breakdown Maintenance (Run to Failure) Condition Based Maintenance Reliability Centred Maintenance/Risk Based Business Focused Maintenance/Risk-Impact Combinations of all/ System Design N+1? CIBSE Guide M Energy Focussed Maintenance? Geoff Prudence 2014 © geoffprudence@hotmail.co.uk The increasing Value of FM
- 24. CIBSE Guide M - Maintenance Strategy • Link to Core Business • Client, Policy & Strategy • Priorities-Business Operations Compliance • Design Stage, Operations Stage. • Assets, Buildings, Portfolio Level. • Types of Maintenance & Techniques. • Delivery Models. Provides • Defined Basis for Tendering-Linked to Best Practice • Flexibility, Prioritised-Budget & Risk Discussions. • Drive Future Designs (See also Chapter 2). • Standardisation for BIM considerations. CIBSE Guide M Maintenance engineering and management November 2014 Estate Importance Building Rating - ABC Function Priority - 1234 Asset Performance Function ABCDEFX • Condition/remaining life • Energy efficiency • Space utilisation • Resilience/capacity • Other form of assessments
- 25. 25/11/2015 BS 8544 Communications Event at One Drummond Gate, Victoria, London on 18th September 2013 SPACE UTILISATION ENERGY & ENVIRONMENTAL PERFORMANCE FUNCTIONAL SUITABILITY (CAPACITY & RESILIENCE) PHYSICAL CONDITION & REMAINING LIFE FINANCIAL (LCC PLANS) SAFETY, SECURITY & COMPLIANCE Understand how well critical asset are performing v needs? RISKBANDING P1 – Statutory/Legal P2 – ServiceCritical P3 – OtherCriteria BUILDING OPERATIONAL RISK MANAGEMENT Geoff Prudence 2014© geoffprudence@hotmail.co.uk The increasing Value of FM
- 26. •Further guidance Geoff Prudence 2014 © geoffprudence@hotmail.co.uk The increasing Value of FM “B I M” End to End Efficient Effective Designs and Buildings that Work , over their Lifetime In reality?...... Asset/Engineering Standards/Strategies Handover Period/ Soft Landings • Asset Survey? • Maintenance Strategy? Develop Information/Documentation
- 27. The UCL Journey BS 8544 Communications Event at One Drummond Gate, Victoria, London on 18th September 2013 • World Class Institution • Over 200 Buildings • Diverse Estate- Age, Type, Criticality, Use and Location 1826 to present. • Previous incremental growth linked now with future aspirations. Geoff PrudenceGeoff Prudence 2014 © geoffprudence@hotmail.co.uk The increasing Value of FM
- 28. The UCL Journey- The Start BS 8544 Communications Event at One Drummond Gate, Victoria, London on 18th September 2013 • Existing Regime- Variable, Pockets of Excellence • Experience /Skills- Some Silo working • Refreshed Estates Leadership Team and Strategy • Future Masterplan • Existing Estate- Baseline for Change Geoff PrudenceGeoff Prudence 2014 © geoffprudence@hotmail.co.uk The increasing Value of FM
- 29. The UCL Journey- Drivers for Change BS 8544 Communications Event at One Drummond Gate, Victoria, London on 18th September 2013 • HE Sector/Funding? • Burning Platforms? • Latent Issues with aged Estate • Overarching Strategy • Consistent System Information- And links to other Industry initiatives including Revised Plan of Work, BIM, Soft Landings • Recognised Leading Industry Standards- CIBSE, NRN, SFG 20 BS 8544 • Opportunity for dynamic approach to business needs and priorities. Geoff PrudenceGeoff Prudence 2014 © geoffprudence@hotmail.co.uk The increasing Value of FM
- 30. The UCL Journey- First Step BS 8544 Communications Event at One Drummond Gate, Victoria, London on 18th September 2013 • Clear Organisational Priorities • Defined Maintenance Strategy • Existing Gap Analysis- Risk Based • Infrastructure Review Engineering Leadership Skills Geoff PrudenceGeoff Prudence 2014 © geoffprudence@hotmail.co.uk The increasing Value of FM
- 31. The UCL Journey- Work In Progress BS 8544 Communications Event at One Drummond Gate, Victoria, London on 18th September 2013 • Strategic Maintenance Programme- Framework Defined • Categorisation of Buildings – (A, B, C) • Defined Priorities (Aligned to Industry Best Practice-including Guide M) • Utilising Approach from Guide M, SFG 20 BS 8544, NRM 3 to develop One Defined Portfolio wide approach that is accurate, Dynamic and to enable effective decision making to meet the needs of UCL moving forward. • Agreed Standards to drive future designs-Operational Life – BIM? Geoff PrudenceGeoff Prudence 2014 © geoffprudence@hotmail.co.uk The increasing Value of FM
- 32. Guide M - Maintenance Engineering and Management A Great Document!
- 33. Pragmatic, focussed Approach Geoff Prudence 2014© geoffprudence@hotmail.co.uk Asset/Structure Baseline Maintenance Standards Cost/Performance Measurement Drive Consistency of Approach
- 34. “ Operational Expertise and Systems Thinking in the Design Process- is Essential” Further guidance Geoff Prudence 2014 © geoffprudence@hotmail.co.uk The increasing Value of FM
- 35. Remember A Building is for Life! -Not Just for Commissioning! •Further guidance Geoff Prudence 2014© geoffprudence@hotmail.co.uk The increasing Value of FM