University College Cork (Ireland) Department of Civil and Environmental Engineering

Performance KPI for Flexible Business Modelling

Karsten Menzel

University College Cork, Ireland

University College Cork (Ireland) Department of Civil and Environmental Engineering

The Facilities Management SectorBUSINESS MODELS

01|Oct|2014 Karsten Menzel, Sustainable Places 2014 page 2

Strategic Level

TacticalLevel

Operational Level

Process multi-site CIP Internation-alisation

Human Resources Innovation

Design ITQuality

KPI

SLA Reporting

Owner-Occupier

Asset Mgr,

HV

AC

Esc

alat

ors

Ser

vice

bund

les

Ren

ovat

ion

Anc

illar

yco

sts

Acc

ount

ing

Jani

tor

Aut

omat

ion

Ligh

ting

Sta

ff m

ove

Cat

erin

g

Cle

anin

g

Ve

rtic

al b

un

dlin

g

Modular Service

Provision

Horizontal bundling Full Service Provision

CAFM

Total F

M

(technical)

Operations

Cor

pora

teR

eal E

stat

e

ServiceProvider

Life

cycl

e

University College Cork (Ireland) Department of Civil and Environmental Engineering

The Facilities Management Sector AREAS FOR PERFORMANCE EVALUATION

o The 4 main pillars for performance evaluation

01|Oct|2014 Karsten Menzel, Sustainable Places 2014 page 3

University College Cork (Ireland) Department of Civil and Environmental Engineering

The Facilities Management Sector DIMENSIONS FOR PERFORMANCE EVALUATION

o Dimensions are used to ‘roll up’ or ‘drill down’ performance indicators,

o Dimensions mirror ‘reporting obligations’

01|Oct|2014 Karsten Menzel, Sustainable Places 2014 page 4

University College Cork (Ireland) Department of Civil and Environmental Engineering

The Facilities Management SectorUSER COMFORT – USER SATISFACTION

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University College Cork (Ireland) Department of Civil and Environmental Engineering

The Facilities Management SectorUSER COMFORT – LEGISLATIVE REQUIREMENTS

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Overview of evaluation criteria

Evaluation Criterion Lower limit Upper limit StandardIndoor air temperature (offices) 18 26 CIBSE Guide ARelative humidity 40% 70% CIBSE Guide AOutdoor level 350 ppm n.a. BS EN 13 779Acceptable level n.a. 700 – 750 ppm BS EN 13 779

Acceptable level (20cfm air exch. rate) n.a. 800 ppm ASHRAE 62-1989

Acceptable level (15cfm air exch. rate) n.a. 1000 ppm ASHRAE 62-1989

Illuminance (floors) 200 lux n.a. CIBSE Guide AIlluminance (rooms) 350 lux n.a. CIBSE Guide AIlluminance (workplace) 500 lux n.a. CIBSE Guide A

University College Cork (Ireland) Department of Civil and Environmental Engineering

The Facilities Management SectorCOMFORT RELATED PARAMETERS

Comfort levels monitored:• Room temperature, • Relative humidity, • CO2, • Lux-level

o UPT : Underperformance Timeo UPR : Underperformance Ratioo UPP : Proportional Underperformanceo UPI : Underperformance Index

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University College Cork (Ireland) Department of Civil and Environmental Engineering

The Facilities Management SectorFLEXIBLE INTERPRETATION

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ECCalculated Absolute Values

PI = f(Dimension)

Time D.

LocationD.

Organis.D.

SystemD.

air Incompliant Room Temperature

UPTtemp

UPRtemp

UPPtemp

UPItemp

RH IncompliantRelative Humidity

UPTRH

UPRRH

UPPRH

UPIRH

air / RH Incompliant air/ RH-ratio

UPTt/RH

UPRt/RH

UPPt/RH

UPIt/RH

IAQ Incompliant IAQ-CO2-level

UPTIAQ

UPRIAQ

UPPIAQ

UPIIAQ

Ev IncompliantLux-level

UPTE

UPRE

UPPE

UPIE

University College Cork (Ireland) Department of Civil and Environmental Engineering

The Facilities Management SectorSYSTEMS RELIABILITY and EFFICIENCY

01|Oct|2014 Karsten Menzel, Sustainable Places 2014 page 9

University College Cork (Ireland) Department of Civil and Environmental Engineering

The Facilities Management SectorSYSTEMS’ RELATED INDICATORS

Systems monitored: Heating, ventilation, cooling, lighting,

operable windows, operable blinds

UIa, comp : absolute use intensity

– component level

UIa, sys : use intensity

- system level

UIa, subsys : use intensity

- subsystem level

01|Oct|2014 Karsten Menzel, Sustainable Places 2014 page 10

University College Cork (Ireland) Department of Civil and Environmental Engineering

The Facilities Management SectorUPSCALING of PERFORMANCE EVALUATION

01|Oct|2014 Karsten Menzel, Sustainable Places 2014 page 11

UIa, comp = ActPoc

𝑈𝐼𝑎 , 𝑠𝑢𝑏𝑠𝑦𝑠=∑

𝑎𝑙𝑙𝑐𝑜𝑚𝑝𝑜𝑛𝑒𝑛𝑡𝑠

𝑈𝐼𝑎, 𝑐𝑜𝑚𝑝

𝑛𝑐𝑜𝑚𝑝𝑜𝑛𝑒𝑛𝑡𝑠 𝑠𝑢𝑏𝑠𝑦𝑠

𝑈𝐼𝑎 , 𝑠𝑦𝑠=𝑊𝑚𝑒𝑡𝑒𝑟𝑒𝑑

𝑊 max 𝑐𝑎𝑝𝑎𝑐𝑖𝑡𝑦

University College Cork (Ireland) Department of Civil and Environmental Engineering

The Facilities Management SectorEVALUATION of CONCURRENT OPERATION

01|Oct|2014 Karsten Menzel, Sustainable Places 2014 page 12

Building System

Services Combination

1 2 3 4 5

Heating UI C1 UI C1      

Ventilation     UI C1    

Cooling UI C2     UI C1  

Lighting         UI C1

Operable Windows   UI C2 UI C2    

Operable Blinds       UI C2 UI C2

University College Cork (Ireland) Department of Civil and Environmental Engineering

The Facilities Management SectorOWNER’s VIEW: EFFICIENT USAGE of RESOURCES

01|Oct|2014 Karsten Menzel, Sustainable Places 2014 page 13

University College Cork (Ireland) Department of Civil and Environmental Engineering

The Facility Management SectorOCCUPANT DENSITY – MULTIPLE IMPACTS

Deviation from planned to real room occupation

ρoccup : Occupant Density of a space

01|Oct|2014 Karsten Menzel, Sustainable Places 2014 page 14

𝜌𝑜𝑐𝑐𝑢𝑝=𝑂𝑟𝑒𝑎𝑙

𝑂𝑚𝑎𝑥

University College Cork (Ireland) Department of Civil and Environmental Engineering

The Facility Management SectorOCCUPANT DENSITY – SIMPLE GROUPS

01|Oct|2014 Karsten Menzel, Sustainable Places 2014 page 15

ODxSpace Usage

Interpretation

OD=100 fully used Provided services are fully required

OD=75 normally used Provided services are required on standard level

OD=40 underutilised Provided services are underutilised

University College Cork (Ireland) Department of Civil and Environmental Engineering

The Facility Management SectorDASHBOARDS and KPI - COMBINED EVALUATION

Average KPI depending on detail of monitoring

wherePI = {UPT, UPR, UPP, UPI, ρoccup,UIa, comp, UIa, sys, UIa, subsys}

m = number of PI available (or selected)

NOTE:

KPIs need to be calculated at same granularity level

01|Oct|2014 Karsten Menzel, Sustainable Places 2014 page 16

University College Cork (Ireland) Department of Civil and Environmental Engineering

The Facility Management SectorENERGY CONSUMPTION

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University College Cork (Ireland) Department of Civil and Environmental Engineering

The Facility Management SectorCLEARLY DEFINED SYSTEM BOUNDARIES

o Monitoring strategy for energy flows coversa) Energy from grid

b) Energy (co)generated

01|Oct|2014 Karsten Menzel, Sustainable Places 2014 page 18

University College Cork (Ireland) Department of Civil and Environmental Engineering

The Facility Management SectorSCALABILITY of EVALUATION is REQUIRED

o Campus level: CCN: CoP for Campus Networks

o Space related: ECA: Energy Cons. per area

o System Related: CSZ: CoP for single Supply Zone

01|Oct|2014 Karsten Menzel, Sustainable Places 2014 page 19

𝐶𝐶𝑁=𝑊 𝑔𝑒𝑛 ,𝑖𝑛

𝑊 𝑔𝑒𝑛 ,𝑜𝑢𝑡

University College Cork (Ireland) Department of Civil and Environmental Engineering

SummarySCALABLE, FLEXIBLE EVALUATION SYSTEM PROVIDED

01|Oct|2014 Karsten Menzel, Sustainable Places 2014 page 20

Scalability

CAFM

Total F

M

(technical)

Operations

Cor

pora

teR

eal E

stat

e

ServiceProvider

Life

cycl

e

Flexibility from Stakeholder Perspective

Supports various FM-Business

Models

University College Cork (Ireland) Department of Civil and Environmental Engineering

Performance KPI for Flexible Business Modelling

k.menzel@ucc.ie+353 21 420 5400http://zuse.ucc.ie