Kasper Fabritius, Senate Properties Facility and Property Management

Space for Success

SENATE PROPERTIESFacility and Property Management -Aalto University 13.10.2016

Kasper Fabritius

CONTENT

TRENDS

FINLAND

SENATE PROPERTIES

SENATE PROPERTIES SOLUTIONS

MARKETING

CASE STUDIES

CENTRAL GOVERNMENT IN TRANSITION

PROPERTY MANAGEMENT PERSPECTIVE

TRENDS

4

MEGATRENDS

4

• Virtual reality• Crowd sourcing• Interactive media• Sharing economy

SHARING ECONOMY

5

6

FINLAND

FINLAND

8

Finland Population 5,5 milj

GDP (nominal) per capita 51 $

Government spanding to GNP 59%

Government debt to GNP 57%

Youth unimpolyment rate 21%

Government employees of total workforce (2011) 22,8%

Ministries 12

Source: www.tradingeconomics.com, OECD, wikipedia

http://en.wikipedia.org/wiki/File:Flag_of_Finland.svg

http://en.wikipedia.org/wiki/File:Flag_of_Finland.svg

http://www.tradingeconomics.com/

CURRENT SITUATION IN FINLAND

• Serious economic problems with growth and employment• Structural deficit of the public sector• Need for downsizing of the public sector spending

9

10

STILL, WHAT’S FANTASTIC ABOUT FILAND

• Situated in the northern hemisphere – a gateway betweenEurope and Asia

• Average temperature: 6 C• Innovative - smart resource efficient solutions• High level of education• Competetive business environment• Access to public research and development funding

11

https://www.google.fi/url?sa=i&rct=j&q=&esrc=s&source=images&cd=&cad=rja&uact=8&ved=0ahUKEwjg-L-l2MjPAhVBkSwKHcGoCWIQjRwIBw&url=https://commons.wikimedia.org/wiki/File:Slush_Black_Logo.png&psig=AFQjCNFUSsmJ_QJzbutNgktGexsDOUozog&ust=1475929581832039

https://www.google.fi/url?sa=i&rct=j&q=&esrc=s&source=images&cd=&cad=rja&uact=8&ved=0ahUKEwjg-L-l2MjPAhVBkSwKHcGoCWIQjRwIBw&url=https://commons.wikimedia.org/wiki/File:Slush_Black_Logo.png&psig=AFQjCNFUSsmJ_QJzbutNgktGexsDOUozog&ust=1475929581832039

CENTRAL GOVERNMENTIN TRANSITION

Working practices and culturehave changed

The central government will

become more dynamic

Structural changeswill continue

Security will grow in importance

The objectives of sustainable

development will beemphasised

Digitaalisation willprogress

Sparseness is the newnorm

The need forcooperation will grow

ORGANISATIONS DEVELOP

Steep hierarchies -> flat organizational models

Knowledge work

and organizational

models are

changing.

Centralized organizational structure -> Distributed organizational structure

Direct processes -> Dynamic processes

Individual routine work -> Multidimensional networking

CHANGES IN KNOWLEDGE WORK

CHANGES IN THE OPERATING ENVIRONMENT

Demands on productivity

Economical situation

New technologies

Ways of working

Safety issues

Goals for energy efficiency



CHANGES IN THE OPERATING

ENVIRONMENTDemands on productivity

Economical situation

New technologies

Ways of working

Safety issues

Goals for energy efficiency

NEW WAYS OF WORKING

Information and communication

devices

Flexibility and mobility

Working environments

Management and culture

SHIFTS IN WAYS OF WORKING

Cooperation between organisations

Team work and team operating manners

Digital collaborationdevices

Sharing of know-how and tacit information

Document management

systems

Meeting conventions

Paperfreepolicies

Multilocation work/ flexible work

WHAT DOES THE GOVERNMENT SAY ABOUT ITS REAL ESTATE POTRTFOLIO?

STRATEGIES AND POLICIES BY THE FINNISH GOVERNMENT

21

State Premisesstrategy 2014

(Demand)

State realestate strategy2010 (Supply)

Principles of ownershipPrinciples of use of premises

The goal is to ensure that premises

support productivity and are cost-

efficient. Special premises are

expected to have a higher utilisation

rate, while offices are expected to

improve space efficiency.

AVERAGE GOVERNMENT OFFICE SPACE EFFICIENCY

25 m2/FTE

SAVINGS ON PREMISE COSTS

FLEXIBLE RENTAL AGREEMENTS AND PREMISES

SENATE PROPERTIES AS A WORK ENVIRONMENTAND PREMISES EXPERT

HEALTH, SAFETY AND COMFORT

SUITABLE FOR MULTI-LOCATION AND REMOTE WORK

NEW BUILDINGS

Max. 15 m2/FTE

RENOVATED BUILDINGS

Max. 18 m2/FTE

Efficiency goals

SOCIAL AND ENVIRONMENTAL RESPONSIBILITY

GOVERNMENT PREMISES STRATEGY GUIDES WORK ENVIRONMENT PLANNING

SENATE PROPERTIES

OUR VISION

“The Finnish government is apioneer in new ways of working

and work environments.”

WE ARE THE WORK ENVIRONMENTPARTNER OF THE FINNISH GOVERNMENT

• We are a pioneer of new ways of working and work environments.

• Our centralised solutions help our customers improve operations and save on facility costs.

• The diverse skills of Senate Properties' professionals help the government look after its varied property assets and manage their efficient use.

Space for success.

26

http://www.city.fi/artikkeli/Nuoret+mysteerishoppaajat+viinanostoon/4607/

http://www.city.fi/artikkeli/Nuoret+mysteerishoppaajat+viinanostoon/4607/

Senate Properties

Ministry of Finance

Government

Parliament

Customers

General policies, legislation

Owner LeaseBu

dget talks

ORGANISATIONAL MODEL

28

NEW GOVERNMENT RENTAL SYSTEM

2016

PROPERTY VALUE IS RETAINED, WITH NO RENOVATION DEBT

COST-BASED, FLEXIBLE AND CONSISTENT

RENTS REDUCED BY 15 %

12-MONTH NOTICE PERIOD IN NEW AGREEMENTS

SENATE PROPERTIES ASSUMES RESPONSIBILITY FOR ALL GOVERNMENT PREMISES AND PREMISES DATA MANAGEMENT

RENTS BASED ON USE OF SPACE ENSURES EFFICIENT USE OF PREMISES

NEW GOVERNMENT RENTAL SYSTEM 2016• A new cost-based rental system - a step away from the market paradigm• For in-house customers in state-owned buildings• Short notice time of contracts: 12 months.• Cost-based = required return on equity will equal to the average debt cost of the state• Return of equity 3%->1,5%. Required return on investments will decrease from 7% to 6,8%• In practise this lowered the rents 15%• Cost based on portfolio level not on customer/building or project level• “Fiscal” determination of rent – no commercial-type negotiation anymore• The decision to accept a project/new contract is still based on DCF-analysis i.e. is the

investment “profitable” over the life-cycle. The Board of Senate makes the decision.• No variation of risk-premia across projects/buildings• Exit-value payment for pre-planned termination of contract is based on remaining book-

value of special purpose investments• A general purpose modern office space that can be rented out again easily can be vacated

without penalty

29

STRATEGIC GOALS 2015-2018

€100 m

annual savings in premise costs for thegovernment

IN 8 YEARS

ORGANISATIONAL PERFORMANCE

IS IMPROVED BY NEW WAYS OF WORKING AND

BY A NEW WORK ENVIRONMENT MINDSET

THROUGHOUT THE PUBLIC ADMINISTRATION

VISION: The Finnish government is a pioneer in new ways of working and work environments.

Social responsibilityleads the way

improvement in

organisational

performance

M

1%

Economic

significance

approx.

€ 40

DID YOU KNOW?

POTENTIAL OF DEVELOPING KNOWLEDGE WORK PERFORMANCE

31

Personnel costs

Occupancy costs

Furniture

ICT and equipment

In addition to savings in

occupancy costs,

considerable added value

can be achieved by

improving the

performance and

productivity of knowledge

work.

Source: VTT Rakennus-ja yhdyskuntatekniikka, Toimistorakennuksen kustannusmalli

SENATE PROPERTIES IN BRIEF

Buildings

9,700State-owned facilities

6,200,000Employees

309Locations

11Rentals from the private market, approx.

1,000,000

Assets

4.4 billion euros

Turnover

622MEUR

Investments

268 MEUR

Overall result

199 MEUR

SENATE PROPERTIES IN NUMBERS

Invested capital profits, rental activities

2.9 %

Invested capital profits, all activities

5.4 %

Equity ratio

62 %

STATE PROPERTY ASSETS

9,700BUILDINGS

6.2 Mm2

TOTAL AREA

500LISTED BUILDINGS

RENTED FROM PRIVATE LESSORS

approx. 1 Mm2

SHARE (m2)

MILITARY PREMISES…………….............. 46 %

OFFICES………......................................... 21 %

HERITAGE PROPERTIES………………....... 8 %

PRISONS…............................................... 7 %

POLICE FACILITIES.................................. 4 %

COURTHOUSES....................................... 3 %

BORDER GUARD AND CUSTOMS FACILITIES… 3 %

MUSEUMS............................................... 1 %

OTHER...................................................... 7 %VALUE OF

PROPERTIES

€ 4.5BILLION

GOVERNMENT PROPERTY COSTS 2015

Share of facility costs in government spending on operations, recruitingand pensions

9 %

GOVERNMENTFACILITY COSTS

€950M/YEAR

PM`S OFFICE............................... 1 %

FOREIGN AFFAIRS….................... 3 %

JUSTICE……………………………….…... 12 %

INTERIOR………………………… ........ 12 %

DEFENCE………….…………………….... 33 %

FINANCE………………………………....... 8 %

EDUCATION & CULTURE................. 7 %

AGRICULTURE & FORESTRY…………… . 4 %

TRANSPORT & COMMUNICATIONS.... 5 %

EMPLOYMENT & ECONOMY… ... 10 %

SOCIAL AFFAIRS & HEALTH… ....... 3%

ENVIRONMENT……………………....... 1 %

SHARE BY BRANCH

CUSTOMER SATISFACTION IMPROVING

36

USERS

74%Very orquite

satisfied

+ improved attitude towardsservice+ facility location+ cleanliness and appearanceof facilities+ services and outdoor area

care

DECISION MAKERS

66%Very orquite

satisfied

+ professional skill and expertise+ smooth customer service+ availability+ facility location+ security services

SENATE PROPERTIES OFFERS THEBEST PROPERTY INVESTMENTOPPORTUNITIES IN FINLAND

• The state is selling its non-strategicproperties and other, unused propertiesaccording to its property strategy.

• We develop the state property assets allocated for sale so that they can be marketed and sold at market value.

• We sell the properties mainly based on offers,offering public notifications on properties for sale.

The sale of unused state propertiesbrings annual profits of

€ 100 M

38

Sales portfolio

0,5+ Mrd €

Objects for sale

500+OBJECTS

Sales target 2016

135 M€

Sales target 2016

100 OBJECTS

REAL ESTATE SALES TARGETS

Senate Properties leases from the market

~ 50 M€ / YEAR

Public Sector leases from the market

~ 130 M€ / YEAR

39

WE OFFER THE BEST PROPERTY INVESTMENT OPPORTUNITIES

IN FINLAND

40

www.statepropertiesforsale.fi

http://www.statepropertiesforsale.fi/

WE BASE OUR ACTIVITIES ON SOCIAL RESPONSIBILITY

Well functioningwork

environments

Responsibleemployees

Safe premises

Healthyfacilities

Energy-efficientbuildings

BASED ON SOCIAL RESPONSIBILITY

• Values• Eethical guidelines• Social responsibility policy• Comprehensive guidelines for corporate

governance• ISO 14001 Environmental Management System

MOST SIGNIFICANT FACTORSOF SOCIAL RESPONSIBILITY

• Development of working environments that support client operations

• Providing clients with efficient space solutions• Improving energy efficiency• Proactive indoor air solutions• Active cooperation with users and experts• Prevention of white-collar crime• Development of security contract models

SUSTAINABILITY

44

If an organization

improves its space

efficiency by a third, its

carbon footprint gets

almost equally smaller.

© Copyright Codema 2009

Sources:

Viiden toimiston ilmastovaikutusanalyysi. Toimitilojen ympäristöjohtaminen. Seppo Junnila ja Mikko

Nousiainen, TKK rakentamistalouden raportteja 225, 2004.

Työympäristökehittämisen ympäristövaikutukset, Päivi Hietanen (KIINKO KIPA-kurssi/projektityö

15.05.2009), laskelma Juha Muttilainen/Senaatti-kiinteistöt (23.4.2009)

Strategy, Development and Information Management

Financial Management

Human Resources and Development

Internal Auditing

Marketing and Communications

Operating Unit

ConstructingManagement

Region South FinlandRegion West FinlandRegion East FinlandRegion North Finland

ORGANISATIONBoard of Directors

CEO

Defence and Security

Ministries and Special

PremisesOffices

Real Estate Developmentand Sales

Workplace and MaintenanceServices

PERSONNEL

Employees

309Work satisfaction

72.4 (good)

Permanently employed

94.8 %

Average age

46.8

SENATE EMPLOYEE VALUES

I work in an open manner

I achieve results

through collaboration

I am a responsible

pioneer

As a Senate employee…

3.9.1811Intendent's office

1865Finland Board of Public Building

1936National Board of Public Building

1995State Real Property Agency

THE HISTORY OF SENATE PROPERTIES

1999From agency to government enterprise

1.3.2001Senate Properties

GOVERNMENT AND REAL ESTATE 1990->2016

49

1990 2015

State agency

Conglomeratewithin internal

marketsCost cutting

State as a single entity, horizontal cooperation

No silosshared competences

digitalization

Efficiency, productivityCorporate mimicking

Privatization

”Superministries”

2010 – Finnish Government’sdecision on cutting xx costs

New publicmanagement

State agency

Governmentowned

enterprise

IncorporationE.g. Destia

Cost pressure, influencingdemand

End user focus

Senate’smission to cut

15%

Sustainability gapHard structural

changes

Digitize processes to improvequality and efficiency

Government’sfocus

Milestones

Trend

SenateProperties’

focus

Productivity programme

2008 – Financial crisis

1995 –Finland member of EU

Centralized decision makingStrict financial maangement

”Savings”

Decision maker focus

90s recessionEvent

Forerunner, partner

HOW GOVERNMENT REAL ESTATE THINKING HAS EVOLVED…

50

1990 2015

No pricingmechanism

Demandmechanism7% av. yield +

risk premium –curbs spending

State agency - owner-lessor conflict

Balance sheet

Service provider,”market player”

Solution provider

Income statemet

Customer orientedaccountability

2000 - Key AccountManager –

organizationalstructure

2010 - Real estatestrategy – selling out

properties in state’s use

Total cost of occupation

New ways of working 1.0

2003- Cabinet Finance Committee – steering

mechanism

Demand basedofferings

– master plans

2015 – Government’sworking premisises

strategy 2Rental system2


2005 – Government’sworking premises

strategy 1


Customerorientation

2000 2010

SenateProperties

Government

Perspective

Event

1995- Government’srental system 1

Order taker

Coordination, general benefit of the government

CENTRALIZATION OF THE STATEPORTFOLIO INTO ONE UNIT

51

National Board of Public Buildings

Education

Defence

PrisonsCulture

Border Guard

Universities

1995/1999 20102001 2003

Road and Rail administraion properties

Border Guard

Separation between ownership and operations

Economies of scope and scale

Market

Customer focus

- 1995

2000

2011->

Solution providerExpert services

CUSTOMER SEGMENTS

53

Properties M€

1 374 1 637

999 286

Ministries and Special Properties

Defence and security

Offices Development properties

PROPERTY MANAGEMENT PERSPECTIVE

55

SUB-SUPPLIERS SUPPLIERS

BUYING FIRM CUSTOMER

Gadde & Håkansson 2001

OTHER BUYER

SUPPLY NETWORK PERSPECTIVE PARTNERSHIP NETWORK

MANUFACTURING PARADIGM

56

CONTRACT MANAGERS

SERVICE PROVIDERS

CUSTOMERSOPERATIONAL MANAGEMENT

CO

NTRACT

MAN

AG

EM

EN

T

STR

ATEG

Y A

ND

STAN

DAR

DS

Modified from Larson 1998

SERVICE NETWORK PERSPECTIVE PARTNERSHIP NETWORK

SERVICE NETWORK TRIAGE

57

MAINTENANCE FRAMEWORK AGREEMENT

Open

quality

Compe-

tition

4-year framework4-year framework

Price and Quality competition of clusters of buildings

&

selecting a set of ”preferred partners” reduce the risk of public conflicts

Open

qualityCompe-

tition

http://www.yit.fi/main.asp?path=1&fin=true


MAINTENANCE FRAMEWORK AGREEMENT

• Incentive contracts

• Carrot and stick (bonus and sanctions)

• Parameters: Energy, User-satisfaction and Quality

• Improves how we measure things

• Makes co-operation more intense

• Hopefully improves end-result

&



59

MAINTANANCE COSTS 2006-2014 – TOTAL COSTS WITHOUT REPAIRS

59

0,00

0,50

1,00

1,50

2,00

2,50

3,00

3,50

4,00

2006 2007 2008 2009 2010 2011 2012 2013 2014

€ / m2 / kk Senaatti-kiinteistöt KTI - benchmark

> 0,5 €/m2/kk

60

Palkki

Prop

erty

Mgm

t

Optimaze.net(Rapal Oy)

Construction ICTinfra-

structure

ConctructionMgmt

Consultants

PhRakl

Tenantsservices

Developmentand Sales

The degree of difficulty involved in partnership replacement

Easy Difficult

The s

trate

gic

sig

nific

ance

of

the p

art

ners

hip

Small

Large PERMANENT PARTNER STRATEGIC PARTNER

SPECIAL PARTNERSERVICE PROVIDER

EnergyProcurement

Servicesdelivered by

tenants

TOWARDS STRATEGIC PARTNERING?

SENATE WORK ENVIRONMENT

SOLUTIONS

TOMORROW´S WORK ENVIRONMENT SUPPORTS NEW WAYS OF WORKING

SocialWays of working are up to date

PhysicalFunctional, safe and comfortablefacilities

VirtualRequired equipment and software, and sufficient support

TOMORROW´S WORK ENVIRONMENT

SocialLeadership and ways of working are up to date

PhysicalFunctional, safe and comfortablefacilities

VirtualRequired equipment and software,

and sufficient support

TOMORROW´S WORK ENVIRONMENTSoftware supports

natural ways of working, and

information systems used through social

interactions.

ICT needs taken into account, and all

devices and software in use

suitable for multi-facility offices.

Facilities are used in a flexible way

that supports new ways of working.

Activity-based environment

Minimumoverbooking

rate of

30 %

Safety zonesEvolving ways of

working: mobility and multiple locations

At least

50 %unassigned desks

THE GOVERNMENT PREMISES STRATEGY GUIDESWORK-ENVIRONMENT PLANNING

Space efficiency

max. 18 m2/FTE

in premises to be fully renovated

max. 15 m2/FTE

in new buildings

SOLUTIONS WITH PROVEN EFFICIENCY (2015)

Clients save an average of

19% per FTE in premises costs

after applying Senate`s solutions

Property maintenance costs more than

10%Less than the market average*

Client space efficiency improved by

28%with Senate`s solutions including development of the work environment

Our solutions are based on space-efficiency objectives of the Government premises strategy

15 m2/FTE for new buildings

18 m2/FTE for fully renovated properties

Since 2015 measured with

knowledge work performance metricswhen transitioning to an activity-based environment

* compared to comparable companies; KTI Benchmarking survey 2014

PHASES OF THE WORK ENVIRONMENT SOLUTION

• Proposing a suitable facility

• Signing a rental agreement

• Initiating possible actions related to needed changes

• Work environment development and planning

• Deployment and collaborative audit of new work environment

DEPLOYMENTWe deploy a solution that

fits your needs

• Goals, preconditions and organisation-specific needs

• Work-environment vision

• Knowledge work performance metrics

• Description of a work environment and service package that support your operations

PLANNINGWe assess what

your organisation needs

• Supported deployment of new work environment and new working methods

• Change management

• Knowledge work performance metrics

• Work environment management coaching

NEW WORK ENVIRONMENT

We support your transitionto new ways of working

The social work environmentin cooperation with the client

Management services• Strategic facility management• Work environment development• Change management support• Safety consultation

Physical work environment• Offices• Campuses• Specialised premises• Co-working space• Facility services

Virtual work environmentIn cooperation with Government ICT

Centre Valtori

TOMORROW’S WORK ENVIRONMENT SOLUTION

Management services

Needs• Your organisation is transitioning to

new ways of working and work environments that support them.

• You need a work-environment solution that offers savings and improves results and employee satisfaction.

Benefits• More efficient facility and work

environment management• Savings on premise expenses• Improved information work

performance• Simple organisational reform

SOCIAL WORK ENVIRONMENT – MANAGEMENT SERVICES

> Strategic facility management

> Change management support> Work environment development

> Safety consultation

> Strategic facility management

> Change management support

> Work environment development

> Safety consultation

Management services



Strategic facility management

• See your premises as a strategic resource and get support for the management and development of your organisation's facilities and work environments

• Gain insight into your current situation and set guidelines for future operations• Outline your goals and plans for facility utilisation and development in the long term• Make smart decisions

Service products• Facility strategy creation

• Facility portfolio analysis and management

A SHIFT FROM MEASURING EFFICIENCY TO MEASURING PERFORMANCE

73

Work performance

Individual work habits

Contextual factors - work

environment

Efficiency

Wellbeing

Physical, virtual and social work environment

A Proactive, flexible and mobile ways of working +

efficient use of ICT

Work efficiency and effectiveness (outcomes,

skills, quality)

Motivation, satisfaction, drive, ambiance, stress,

work-life balance

Source: SmartWOW-työkalu tietotyön suorituskyvyn kehittämiseen, NOVI Research Center, Tampere Universityof Technology, 2014

A KNOWLEDGE WORKER – NOT IN THE ASSEMBLY LINE BUT IN THE MIDDLE OF COMPLEX NETWORKS

74

FACTORS AND ASSETS OF KNOWLEDGE WORKPERFORMANCE AND PRODUCTIVITY

75

PRACTICAL MEASUREMENT APPROACH OF KNOWLEDGEWORK PERFORMANCE• Indexes describing the maturity level of ways of working

• Ways and skills of utilizing ICTs• Ways to utilize physical work environment refelcting the work modes• Individual working methods• Group level working methods• Work wellbeing impcats• Subjective productivity

• Organization specific human resource inputs• Organization specific outputs and results

• Measurement before and after workenvironment change

• Development of national data base of knowledge work performance

76

NATIONWIDE OFFICE AND WORKPLACE CONCEPTS

77

• For organizations that have a nationwide network of offices and a customer service network

• Objective to achieve scale benefits• Unified procedures and space

utilization principles• Applied on several different

administrative sectors: e.g. Taxadministration, National Land Survey, Public employment and business services

WHAT ARE GOVERNMENT WORKPLACE CONCEPTS IN THE FINNISH CONTEXT?• The Finnish government has a long history of

localised decision-making processes with a strong emphasis on guiding the governmental agencies through information (e.g. strategies).

• Recently, ministries and central agencies have strengthened their control through corporate real estate management models. One tool has been to create governmental workplace concepts for branches of administration.

• This development has been done in close cooperation with Senate Properties. Senate Properties is a government-owned enterprise that acts as the government’s expert on the work environment and work premises.

78Anne Sundqvist 29.1.2016

Työpistetilat Työpistetilat

Työpistetilat

Työpistetilat

Julkiset yhteis-käyttötilat

Kokous /

Yhteiskehittely-

keskus

Julkiset tilatCafe/ravintola

Tukitila

t

Tukitila

t

Tukitila

t

Sisäiset yhteis-käyttötilat

Työkahvila

Yhteiskäyttöiset työpisteet

Vetäytymistiloja Hiljaisia tiloja

Tulostus, WC

Työpistetilat ja tukitilat

Julkiset tilat Julkiset yhteiskäyttötilat

Sisä

iset

yh

teis

käyt

töti

lat

(työ

-ker

roks

issa

)

Sisäiset yhteis-käyttötilat katu-tasossa/kellarissa

1. krs.

2-N. krs.

Kulunvalvonta-alue

Asiakaspalvelu

Aula

Ravintola

Muut tilat

Lounge ja kokouskeskus

Hupi-tila

Sisäisin työtiloihin

Julkiset tilat Julkiset yhteiskäyttötilat

Ulo

s

Yhteis- ja yksilötyöhön sopiva

nimeämätön malli

Yhteistyöintensiivisempi järjestely,

nimeämätön

Yhteistyöpainotteisempi nimetty

työpistejärjestelyYksityinen nimetty työpistejärjestely

TYÖPROFIILIT Hlömäärä Buukkausaste(elimonellekotyöpiste)

1:ANKKURI(toimistolla,työpisteellä) 225,0 100%

2:YHDISTELIJÄ(toimistolla,paljonliikkeellä) 225,0 80%

3:KERÄILIJÄ(vähäntoimistolla,paljonliikkeellä) 225,0 60%

4:NAVIGOIJA(hyvinvähäntoimistolla) 225,0 40%

6,5 tehollinenpalveluaika(tuntia/päivä)

KÄYNTIASIAKKAAT/VKO Itsepalvelussa Palvelutiskillä Palveluhuoneissa

Lyhytpalvelutilanne(15min) 900 450 450 Huomvoitpyytääasiakkaaltatodellisettapaamistilastotjatäyttäänepunaisiinkohtiin

tilatarvearvio=> 6,9 3,5 3,5

Pitkäpalvelutilanne(45min) 450 225 900


6,5 tehollinenkokousaika(tuntia/päivä)

SIDOSRYHMÄKOKOUKSET/VKO 20-30hlöneuv. 8-12hlöneuv. 4-6hlöneuv.

60minkokoukset 90 180 270 Huomvoitpyytääasiakkaaltatodellisettapaamistilastotjatäyttäänepunaisiinkohtiin


120minkokoukset 90 180 270


Henkilötyövuosia(htv) 900

Työntekijöitäyhteensä: 900 ,

Työpisteitäyhteensä: 630

Työpisteitälaskennallisesti: 70% :lletyöntekijöistä

ALUSTAVATULEVATILAOHJELMA,EsimerkkiohjelmaPinta-alayhteensä(m2): 12637 8206 Pinta-alasisäisettoimistoalueet

Tilatehokkuus(m2/htv): 14,0 9,1 Tilatehokkuus(m2/htv):

Tilatehokkuus(m2/työntekijä): 14,0 9,1 Tilatehokkuus(m2/työntekijä):

Tilatehokkuus(m2/työpiste): 20,1 13,0 Tilatehokkuus(m2/työpiste):

Julkisettilat(katutasossa) m2yht. lkm m2á

Aula,vastaanotto&postitustila,asiakas-wc:t 176,0 1 176,0

Ravintola/Cafe(työkahvila-tyyppinen,jotavoikäyttäämuinaaikoinatyöskentelyyn) 315,0 158 2,0 4

Asiakaspalvelutilat:Itsepalvelupisteetitsepalvelualueella 72,0 18 4,0

Asiakaspalvelutilat:Palvelutiskit(1+2hlö,sis.odotusalueenjataustatilat) 135,0 9 15,0

Asiakaspalvelutilat:Palveluhuoneet(2+2hlöasiakastapaamisiintaipalveluunvideoyhteydellä) 375,0 25 15,0

Muuttilat:esim.showroomjatalonkirjasto 176,0 1 176,0

muutila,mikä? 0,0 0 0,0


Primäärikäytävienosuus(arvio) 416,3 25%

TOTALm2 1665 13% pinta-alasta

Julkisetyhteiskäyttötilat(ensisijaisestikatutasossa)HUOMpäällekkäisyys/synergiatjulkistentilojenkanssa m2yht. lkm m2á

Loungetilat 35,0 1 35,0

Isoneuvottelutila(20-30hlö),joistaosaravintolankabinetteina 400,0 8 50,0

Keskikokoinenneuvottelutila(8-12hlö),joistaosaravintolankabinetteina 510,0 17 30,0

Pienineuvottelutila(6hlö),joistaosaravintolankabinetteina 375,0 25 15,0

Hupi-tila(n.10hengenmonitilaympäristö) 206,0 1 206,0

Mahdollisuusn.100hlötilaisuuksiinmuitatilojamuuntamalla/yhdistämällä

Hyvinvointi-jaliikuntatilat(1kpl,keskitetty) 126,0 126 1,0 5





Sisäisetyhteiskäyttötilat(katutasossajosmahdollistataiesim.kellarissa) m2yht. lkm m2á

Sosiaalitilat(suihkut,pukukaapitym.toimiimyösväestösuojana) 236,3 157,5 1,5 4

Asiakirja-jamuutvarastotilat 186,0 1 186,0





Sisäisetyhteiskäyttötilattyökerroksissa("kerroskeidas") m2yht. lkm m2á

Työkahvila 550,0 5 110,0 150

Keskikokoinenneuvottelutila(8-12hlö) 315,0 11 30,0 60

Pienineuvotteluhuone/projektihuone/ideointitilat(4-8hlö) 315,0 13 25,0 50

Vetäytymistilat/hiljaisentyöntilat 126,0 21 6,0 30

Yhteiskäyttöisettyöpisteet(luotavissahiljaisentyönalueeksi,vierailijapisteiksitaipuhelintyötilaksi) 84,0 21 4,0 30

Muuttilat:mm.skannaus-/tulostussekäpostitustiloja,WC-tiloja 147,0 4 35,0 150





Työpistetilat m2yht. lkm m2á

Työpiste1:Henkilökohtainen140x80cmtyöpöytä+2,4hmsäilytystilaaomallatyöpisteelläja2,4hmkeskitetysti 1350,0 225,0 6,0 Laskeetyöpistemääränprofiilista1

Työpiste2:Nimeämätön140x80cmtyöpöytä+omalokeroja2,4hm(hyllymetriä)säilytystilaakeskitetysti 900,0 180,0 5,0 Laskeetyöpistemääränprofiilista2

Työpiste3:Nimeämätön140x80cmtyöpöytä+omalokeroja0,8hm(hyllymetriä)säilytystilaakeskitetysti 607,5 135,0 4,5 Laskeetyöpistemääränprofiilista3

Työpiste4:Nimeämätön140x80cmtyöpöytä+omalokerokeskitetysti 360,0 90,0 4,0 Laskeetyöpistemääränprofiilista4





Lähitukitilat(työpisteidenlähellä) m2yht. lkm m2á

Pienineuvotteluhuone/projektihuone/ideointitilat(4-6hlö) 195,0 13 15,0 50

Vetäytymistilat 315,0 63 5,0 10

Skannaus/-tulostustila,toimistotarvikevarasto 130,0 13 10,0 50

Vaate-jatavarasäilytys 390,0 13 30,0 50

Lähisäilytysjavarastotiloja 130,0 13 10,0 50

WC-tilat 240,0 16 15,0 40





Huomvoitpyytääasiakkaaltatodellisettapaamistilastotjatäyttäänepunaisiinkohtiin

Huomvoitpyytääasiakkaaltatodellisettapaamistilastotjatäyttäänepunaisiinkohtiin

yksiyhteinentilaorganisaatiolle.Koko=50m2+0,2m2/työpiste(pyöristettynäylös)

1laskennallinenpaikka/Xtyöpistettä

Itsepalvelupisteidenlukumääräasiakasmääristäpyöristettynäylöspäinlähimpäänkokonaislukuun

Palvelutiskienlukumääräasiakasmääristäpyöristettynäylöspäinlähimpäänkokonaislukuun

Palveluhuoneidenlukumääräasiakasmääristäpyöristettynäylöspäinlähimpäänkokonaislukuun

Käyttäjäsidonnainen,skaalautuva,mahdollistaetteituleollenkaan.Oletuskoko:Koko=50m2+0,2m2/työpiste(pyöristettynäylös)

Voidaanyhdistääjulkistentilojenaulaan

kokousmääristäjohdettuna,pyöristettynäylös/alaspäinlähimpäänkokounaislukuun



skaalautuva,mahdollistaetteituleollenkaan.Oletuskoko:Koko=80m2+0,2m2/työpiste(pyöristettynäylös)

1laskennallinenkäyttäjä/Xtyöpistettä

1laskennallinenkäyttäjä/Xtyöpistettä

yksiyhteinentilaorganisaatiolle.Koko=60m2+0,2m2/työpiste(pyöristettynäylös).Muutettavissaesim.liikuntajaneuvottelutiloiksi

1tilaperXtyöpistettäpyöristettynäylöspäinlähimpäänkokonaislukuunTAI1kpl/kerros

1tilaperXtyöpistettäpyöristettynäylös-taialaspäinlähimpäänkokonaislukuunTAI2kpl/kerros





Laskeetyöpistemääränprofiilista1




1tilaperXtyöpistettäpyöristettynäylöspäinlähimpäänkokonaislukuun






1867250

4290

800

2049

300

563

200

2203

300

1665

400

ARVIOTILATARPEESTA,kaikki lat:12637m2,toimisto lat:8206m2

NYKYINENTILANKÄYTTÖ,kaikki lat:2250m2,toimisto lat:1550m2

Julkiset lat(katutasossa)

Julkisetyhteiskäy ö lat(ensisijaises katutasossa)

Sisäisetyhteiskäy ö lat(katutasossataikellarissa)

Sisäisetyhteiskäy ö lat("kerroskeidas")

Työpiste lat

Lähituki lat(työpisteidenlähellä)

14.-15.06.2016

STATE GENERIC WORKPLACE CONCEPT

Work environment development

• Learn how your employees work and what kind of work environment best supports their work

• Renew the ways of working within your organisation and support these with a professional work environment design

• Gain a work environment where your employees are comfortable and productive

Service products• Work environment development project that improves, defines or renews facility

utilisation

• Conceptualisation of office networks

• Work environment management


Change management support

• Linking work environment changes with strategic development• Controlled implementation of changes according to organisational needs and culture• Engaging change process• Ensuring organisational performance in change situations

Service content• Knowledge work performance metrics and development

• Change management services

• Deployment of the new work environment

• Coaching for new ways of working


Resisting

Time

Supportive

Safety consultation

• Cost-efficient risk management• As possible risks are identified in advance, protective measures can be taken.

This will usually cost less than repairing damage or having to make changes at a later date.

Service products• Haukka safety mapping• Safety planning• Implementation and inspection of safety measures


> Offices

> Campuses

> Special premises

> Hupi facilities and joint-use facilities

> Facility services

Physical work environment

• We'll find a facility solution that fits your needs from

our database or from the private market.• If the private sector is used, we set out your options,

negotiate contracts and supervise the change work.• If required, we will also assist with reorganising any

rental agreements that are no longer required.

PHYSICAL WORK ENVIRONMENT

Correctly dimensioned and supportive facilities

Office premises that support new ways of working

• We start with an adjustable, acitivity-based environment based on the work environment concept set by the government.

• As work becomes more mobile, space requirements are reduced.

• Wireless networks, portable devices and smart facility planning encourage taking full advantage of available facilities.

• The goal is to offer turnkey solutions and promote joint-use facilities.

• Choices and activities are driven by sustainable development.

Office premises


AN ACTIVITY-BASED ENVIRONMENT LETS YOUCHOOSE SPACES BASED ON YOUR NEEDS

Collaboration Concentration Confidential discussions and materials

Informal meetings

Meetings Calls and online meetings

Customer service Breaks and randomencounters

Public administration campuses bring synergy benefits

• Collaboration and joint use of facilities across organisational boundaries

• Centrally sourced and professionally managed facility services

• Safety infrastructure that fulfils government requirements

Campuses


• We plan and implement facilities for multi-faceted operations such as: • prisons• garrisons• laboratories

• Special premises are developed through conceptualisation to further improve operations.

• We are currently developing specific performance metrics for different facility types.

• Utilisation rates can be improved e.g. by promoting joint use and with smart facility planning.

Special premises


Senate Properties provides:

• Survey of service requirements• Tendering• Acquisition• Agreement management• Quality control

Facility services

HANSELIN PUITESOPIMUKSET

SERVICES MANAGEMENT

RECEPTON SERVICES

CONFERENCE AND RESTAURANT SERVICES

CLEANING SERVICES

OFFICE SERVICES

SECURITY SERVICES

HANSEL FRAMEWORK AGREEMENTS


We provide public administration with flexible co-working environments for work and for meetings.

Hupi• A free modern environment for work and for

networking for all public administration.• A flexible resource for occasional facility

needs.• The first Hupi was opened in Pasila in Helsinki,

and the network is growing.• www.senaatti.fi/hupi

Co-working space


• Wireless network• Electronic meeting-room reservation systems, up-to-date AV equipment and

accessories• Access control and timesheets• Secure printing• Lobby technology

Our partner in virtual work environment solutions is the Government ICT Centre Valtori.

VIRTUAL WORK ENVIRONMENT

A functional work environmentpromotes virtual work

Indoorconditions

Lighting

Ergonomics

Mobility

Motivation

Sense of community

Flexibility Acoustics

Look & Feel

Collaboration

Atmosphere

EMPLOYEE WELL-BEING

A STRONG SALES & MARKETING APPROACH

Senaatti-areena was organized in six towns in autumn 2015Theme: New ways of working and work environment solutions, internal motivationTarget group: Central government administration and experts, 390 participants

SENAATTI-AREENA

Senaatin Tori was organized in autumn 2015Theme: Finnish state’s property development and sales Target group: Real estate desicion-makers, 200 participants

SENAATIN TORI

SENATE PROPERTIES IN SOCIAL MEDIA

https://www.linkedin.com/company/senate-properties


http://www.slideshare.net/SenaattiSome


https://twitter.com/SenaattiK


https://www.youtube.com/channel/UCunSUhMjKd5KqASPgBrndkQ


https://www.facebook.com/SenaattiKiinteistot


CASE-STUDIES

CASE-STUDIES

Finnish Customs

Population RegisterCentre

Ministry of theEnvironment

TE Services of Uusimaa The District Court of

Southwest Finland

Valtori

Services provided by Senate Properties• Creation of facility strategy• Development of work

environment• Facility acquisition• Facility services

FINNISH CUSTOMS“Centralised facilities improve collaboration and offer savings from premise expenses.”

“It was great to be able to bring together the operations and people that needed to be connected – more efficiently, in a smarter and more cost-efficient way. Our new work environment allows us to work in new ways. It promotes encounters and makes meetings easy to organise.”

HANNU LAPPICEO, CUSTOMS

Starting point• Operations in 12 different offices• 21,400 m2, 850 people,

rents €4.0 m/year

Goals• Focus operations at one location and

support organisational reform• Save on rental costs

Solution• A 750-person work

environment in the Pasilaoffice hub that promotes new ways of working

• Rental savings: €0.7 m/year• State profit for selling old

facilities: €26m

Services provided by Senate Properties• Facility mapping• Development of work

environment• Facility services, such as

reception and security and cleaning services

HANNU LUNTIALADIRECTOR GENERAL,POPULATION REGISTER CENTER

“The change from a large room to a multi-facility environment was quite a challenge. The most important thing was to have the whole staff involved in the planning and preparation. We are excited about our new work environment because our common facilities promote a new kind of communality as well as spontaneous encounters.”

Starting point• Rental agreement in Kalasatama, Helsinki

was about to end, some staff transferred to Kokkola

• Facilities totalling 6,750 m2, with rents of €1.5 m/year

Goal• A work environment that fits the needs of

changed space requirements, new ways of working and a younger generation of state officials

Solution• Multi-facility environment in

government premises at the Sörnäinen campus in Helsinki

• Total facilities area: 3,150 m2

• Rental savings: 0.7 m per year

POPULATION REGISTER CENTRE” From resisting change to a positive surprise."

Services provided by Senate Properties• Nationwide facility concept• Adaptation of concepts• Facility search, acquisition and

subletting• Supervision of change work and

project management• Office-specific change coaching• User services (in some locations)

TE SERVICES OF UUSIMAA

MARJA KYYTSÖNENSPECIALIST

Starting point• Nationwide organisational reform• Facility efficiency: approx. 35 m2/FTE• Number of offices: 18

Goals• Build a new service model and improve

customer service and customer experience • Save on premise costs• Improve well-being and comfort at work

Solution• Facility efficiency average

22 m2/FTE (improvement of 37%)

• Number of offices: 10

• Premise rents decreased by €0.5 m/year after the renewal

“Our new premises provide amplesupport for our new service model.”

Services provided by Senate Properties• Development of work

environment• Change management support• Facility acquisition and

subletting

MINISTRY OF THE ENVIRONMENT

HARRI HAKASTESENIOR ARCHITECT

Starting point• Locations rented from three different

landlords• Maze-like spaces in poor condition

Goals• Improve well-being and comfort at work• Improve cooperation between units• Minimise effect on the environment with an

efficient facility solution, e.g. reduce heating and electricity usage by 60% and travel by 13%

• Enable new office property metrics

Solution• Comfortable multi-facility

environment• Rental savings: approx.

€220,000/year (2013–2015)• Facility efficiency improved by

40% (previously 10,340 m2, now 6,252 m2)

• Substantial energy savings

“Our greatest benefits have been improved facility efficiency and increased cooperation between ministries.”

Services provided by Senate Properties• Facility strategy• Work environment and

interior design• Furniture as a service

VALTORI

“Work motivation here has improved a great deal. Our team has adapted to the new practices really well. I feel like our staff were eagerly waiting to see what would come out of this change.” JORMA AIRAKSINEN

ICT MANAGER, VALTORI

Starting point• Employees scattered around the metro

area in 35 different locations

Goals• Compact the organisation’s network in

such a way that there would be a single office in each location

• Improve efficiency• Save on premise costs

Solution• Three floors on

Lintulahdenkatu, Sörnäinen• 3,160 m2 in use• No reserved work desks• Overbooking principle: 320

Valtori employees, 260 workstations

THE DISTRICT COURT OF SOUTHWEST FINLAND

SEIJA LEHTONENADMINISTRATIVE ASSISTANT, THE

PROSECUTOR´S OFFICE OF WESTERN FINLAND

Starting point• District court, enforcement office and

prosecutor all located in different places• Staff of 260, facility efficiency

25–40 m2/FTE

Goals• Focus operations at the District Court of

Varsinais-Suomi in Turku• Make all facilities of the judicial

administration uniform, cost-efficient and supportive

Solution• Customer services grouped

together• Safety improved with zones• Annual saving on rents:

approx. €206,500 • Facility efficiency: approx.

19–22 m2/FTE

“Our new premises have improvedour sense of solidarity. Working has also become smoother thanks to the retreat rooms available for tasks that require intense focus.”

Services provided by Senate Properties• Facility and work environment

concept

REMOTE AND FLEXI WORK

Spaces for working…

108

Time and

place become

irrelevant for

working.

THANK YOU

Kasper [email protected]

Senate Properties Multi-Space video

http://vimeo.com/111627001











http://vimeo.com/111627001

Date post:	12-Apr-2017
Category:	Real Estate
Upload:	senaatti-kiinteistoet
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