Guide M - with Geoff Prudence

CIBSE Guide MAnd Effective Maintenance Strategies

Geoff Prudence

Chairman CIBSE Facilities Management

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

Chapter 4 Maintenance Contracts

Chapter 5 and 6Chapter 5 Energy

Chapter 6 Controls

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

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

Chapters 10, 11, 13, 14, 16, 17

• 10 - Operational Risk

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

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

Chapters 10, 11, 13, 14, 16, 17

• 14 – Condition surveys

• Frequency

• Level (depth and reason)

• Non-intrusive techniques

• Grading – Priority and Condition

• Information captured

Chapters 10, 11, 13, 14, 16, 17

• 16 – Health and comfort

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

Chapter 12• 12 – Life cycle

• Element

• Component

• Specification

• Maintenance task

• Indicative economic life expectancy

Table 12.A1 Indicative economic life expectancy

Chapter 15 Legislation and Compliance

• Tasks undertaken at specific intervals

– Statutory

– Operational

– Risk Assessment

• Records

Compliance spreadsheet

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

The Reality……..

Geoff Prudence 2014 © [email protected] The increasing Value of FM

“All Buildings Require a Level of Maintenance”

Further guidance

Geoff Prudence 2014 © [email protected] The value of BIM for FM

Added Value

-Effective Maintenance Strategies and Delivery

CIBSE Guide M

Maintenance engineering & management

Design StandardsPlan of Design StandardsPlan 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

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.


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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?


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.


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

25/11/2015 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?

RISK BANDING

P1 – Statutory /Legal

P2 – Service Critical

P3 – Other Criteria

BUILDING OPERATIONAL

RISK MANAGEMENT

Geoff Prudence 2014© [email protected] The increasing Value of FM

•Further guidance


“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

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 © [email protected] The increasing Value of FM

The UCL Journey- The Start


• Existing Regime- Variable, Pockets of Excellence

• Experience /Skills- Some Silo working

• Refreshed Estates Leadership Team and Strategy

• Future Masterplan

• Existing Estate- Baseline for Change


The UCL Journey- Drivers for Change


• 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.


The UCL Journey- First Step


• Clear Organisational Priorities

• Defined Maintenance Strategy

• Existing Gap Analysis- Risk Based

• Infrastructure Review

Engineering Leadership Skills


The UCL Journey- Work In Progress


• 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?


Guide M - Maintenance Engineering and

Management

A Great Document!

Pragmatic, focussed Approach

Geoff Prudence 2014© [email protected]

Asset/Structure

Baseline Maintenance Standards

Cost/Performance Measurement

Drive Consistency of Approach

“ Operational Expertise and

Systems Thinking in the Design

Process- is Essential”

Further guidance


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Remember

A Building is for Life!

-Not Just for Commissioning!

•Further guidance

Geoff Prudence 2014© [email protected] The increasing Value of FM

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