BUILDING CONDITION ASSESSMENT. A Comprehensive Approach in Energy and Facility Management

Transcription

1 BUILDING CONDITION ASSESSMENT A Comprehensive Approach in Energy and Facility Management

2 Presentation Outline Page Nadine International Company Profile.. 3 FCI -Industry Preferred Formula FCI -Other Formula for the FCI Calculation. 5 Deferred Maintenance Deficiencies Defined... 6 Current Replacement Value Defined Why FCI?. 8 Strategic Asset Management & Capital Renewal Plan 9 Why BCA? Building Condition Assessment (BCA) 12 BCA Approach, Detailed and Intrusive Audit. 13 BCA Radio Frequency Identification Device (RFID) 14 BCA Approach, Detailed and Intrusive Audit 15 & 16 BCA Reports 17 Basic BCA Reports, Part I Life Cycle Cost Chart 18 Basic BCA Reports, Part II Annual Expenditures Chart 19 Basic BCA Reports, Part II Equipment Database 20 How BCA Provides Quality and Accuracy 21 & 22 Strategic Asset Management & Capital Renewal Plan. 23 Operations 24 Budgets and Funding. 24 Job Costing and Project Tracking 26 Work Orders Demand & Corrective. 27 Strategy. 28 Reserve Fund Planning 29 Risk Management. 31 Capital Renewal Needs 32 Planned Preventive Maintenance 34 Validation & Summary 36 Analysis. 37 Prioritizing Repairs/Replacement/Upgrades 38 Case Study ABC Long Term Care (LTC)

3 Nadine International Company Profile Multi-Discipline Consulting Engineering Firm ISO 9001 Certified A One Stop Shop for Engineering Services Registrations: - Association of Professional Engineers of Ontario - Consulting Engineers of Ontario - Consulting Engineers of Canada - Ministry of Municipal Affairs and Housing - Winner of 2008 Consulting Engineers of Ontario Award 3

4 FACILITY CONDITION INDEX (FCI) Industry Preferred Formula FCI = total cost of existing repairs or deferred maintenance (DM) current replacement value (CRV) X 100 Good Good Fair Poor... 5% 10% Greater than 10% 4

5 FACILITY CONDITION INDEX (FCI) Other Formula for the FCI Calculation FCI=(1 - Total Deficiencies Replacement Costs ) X 100 Good Good Fair Poor

6 Deferred Maintenance Deficiencies Defined The total dollar amount of existing major maintenance repairs and replacement, identified by a comprehensive Building Condition Assessment of building, grounds, fixed equipment, and infrastructure needs. It does not include projected maintenance and replacements, or other types of work, such as program improvements or new construction; these items are viewed, as separate capital needs. 6

7 Current Replacement Value Defined - Current Replacement Value (CRV) is defined as the total amount of expenditure in current dollars required to replace the asset - Meet the current acceptable standards of construction, and comply with regulatory requirements. - CRV is not the Insurance Replacement Value, Book Value, or the Market Value 7

8 Why FCI? Strategic Asset Management Tool Building / Facility Performance Indicator Useful tool for setting renewal priorities Useful tool for the allocation of funding and resources Benchmark to compare conditions of a group of facilities, or portfolio 8

9 Strategic Asset Management & Capital Renewal Plan Asset Management & Capital Renewal Plan FCI BCA Analysis Strategy Operations 9

10 Strategic Asset Management & Capital Renewal Plan Strategy ASSET ASSET MANAGEMENT MANAGEMENT & CAPITAL CAPITAL RENEWAL RENEWAL PLAN PLAN Operations Reserve Fund Planning Risk Management FACILITY FACILITY CONDITION CONDITION INDEX INDEX (FCI) (FCI) Budgets & Funding Capital Renewal Needs Planned PM ANALYSIS ANALYSIS Job Costing & Project Tracking Work Orders Validation & Summary BUILDING CONDITION ASSESSMENT BUILDING CONDITION ASSESSMENT 10

11 Why BCA? BCA is a comprehensive condition inspections, generally performed every three (3) years, and used to assess the performance of a system, subsystem or component. In addition to providing a detailed inventory, short/long term replacement strategies, and life cycle costs, Building Condition Assessment (BCA) provides a key data for Accurate Facility Condition Index (FCI) calculations, and energy savings. What do you own? What is it worth? What is its condition? What is the remaining service life? What are the project priorities? What is the deferred maintenance, repairs, replacements, and upgrades required? Is the asset energy efficient? 11

12 Building Condition Assessment (BCA) - BCA provides an accurate data for FCI Calculations - Establishes the baseline conditions for the building and its systems - Identifies, classifies and prioritizes building deficiencies - Recommends corrective action for each deficiency - Estimates cost for proposed corrective actions - Maintains building condition and cost data current - Identify and prioritize the necessary short and long term maintenance and repair requirements - Better allocation of the funding - Identifies areas of energy saving - Assessment performed by professional architects and engineers (with/or without RFID) 12

13 BCA Approach, Detailed and Intrusive Audit Preliminary Site Audit: - Review drawings and Annual Inspection Reports - Review existing documentation (Studies, Reports, etc.) - Interview Building Management Staff a) Interview Checklist b) Equipment History c) Performance d) Future Planning - Digital pictures - Install Radio Frequency Identification (RFID) tags (recommended) 13

14 BCA Radio Frequency Identification Device (RFID) RFID tagging will help reduce the FCI in the following ways: - Reduce the cost of future BCA - Improve Asset Management - Reduce operating/maintenance expenditures - Improve tracking of assets, asset condition, repairs and upgrades - Integration with Computerized Maintenance Managements Systems (CMMS) will provide better control over FCI across the portfolio - Improve the quality of the strategic decision making, due to the accurate and current data 14

15 BCA Approach, Detailed and Intrusive Audit Detailed Audit: - Visual Inspection of the entire building Intrusive Assessment: a) Review existing documentation b) Conduct Inspection as per Checklists c) Open the equipment panels d) Conduct performance tests e) Record actual condition of the equipment f) Take digital picture of the deficiencies g) Identify opportunities for improvements (Energy Efficiency, accessibility, Codes, etc.) 15

16 BCA Approach, Detailed and Intrusive Audit Intrusive Audit: - Conduct Inspections as per Checklists - Infrared Scanning of the Electrical Panels: a) Radiometer b) Graphic profile of the terminal c) Determine trouble spots - Generator Test: a) Generator run test - Chain Drag Test: a) Underground parking garage floor slab b) Damaged areas are identified and quantified 16

17 BCA Reports Projected annual/overall sustainment costs based on the condition of the facility Condition analysis spreadsheets Capital Planning Analysis spreadsheet Deferred Maintenance data Cash flow analysis Reserve fund analysis Individual Uniformat II component, and total portfolio reporting for user-defined periods Capability to relate actual work performed to projected budgets for each Uniformat II component, or by portfolio. 17

18 Basic BCA Reports Part I Life Cycle Cost Chart Uniformat Code Component Name Description Observations Recommendations Uniformat Categories Cost Allowance Service/Actual and Remaining Life Scope of Work Quantities/Units Rates Photos/Attachments Percentage of quantity scheduled Estimated future cost 18

19 Basic BCA Reports Part II Annual Expenditures Chart Uniformat Code Budget Cycles Annual Projections 19

20 Basic BCA Reports Part III Equipment Database Equipment Naming Convention Equipment Name Manufacturer s Name Service Life Equipment Location Installation Date Model/Serial # Capacity Power Supply 20

21 BCA How BCA Provides Quality and Accuracy Use comprehensive Checklists to ensure a thorough Assessment Interview appropriate Property Management Staff to gather information on: - Equipment History - Performance - Future Planning Conduct detailed intrusive Assessments by specialized professionals to obtain: - Accurate information for developing Scope of Work, and reliable business case Identify deficiencies with respect to applicable Codes, Standards, and Manufacturer s recommendations 21

22 BCA How BCA Provides Quality and Accuracy Analyze deficiencies and make sound Engineering recommendations Apply Good Engineering Practice Ensure proposed upgrades are in line with Client s Corporate Objectives 22

23 Strategic Asset Management & Capital Renewal Plan Strategy ASSET ASSET MANAGEMENT MANAGEMENT & CAPITAL CAPITAL RENEWAL RENEWAL PLAN PLAN Operations Reserve Fund Planning Risk Management FACILITY FACILITY CONDITION CONDITION INDEX INDEX (FCI) (FCI) Budgets & Funding Capital Renewal Needs Planned PM ANALYSIS ANALYSIS Job Costing & Project Tracking Work Orders Validation & Summary BUILDING CONDITION ASSESSMENT BUILDING CONDITION ASSESSMENT 23

24 OPERATIONS Budgets and Funding - Multiyear Capital Plan - Based on BCA or SWOT (Strength, Weakness, Opportunities and Threats) Analysis - Gap Analysis (Funding/Needs) - Long Term Service and Replacement Issues - Setting priorities from funding 24

25 Strategic Asset Management & Capital Renewal Plan Strategy ASSET ASSET MANAGEMENT MANAGEMENT & CAPITAL CAPITAL RENEWAL RENEWAL PLAN PLAN Operations Reserve Fund Planning Risk Management FACILITY FACILITY CONDITION CONDITION INDEX INDEX (FCI) (FCI) Budgets & Funding Capital Renewal Needs Planned PM ANALYSIS ANALYSIS Job Costing & Project Tracking Work Orders Validation & Summary BUILDING CONDITION ASSESSMENT BUILDING CONDITION ASSESSMENT 25

26 OPERATIONS Job Costing and Project Tracking - Based on accurate information from BCA - Class D Estimate - Includes Contingencies - Life Cycle Costs 26

27 Strategic Asset Management & Capital Renewal Plan Strategy ASSET ASSET MANAGEMENT MANAGEMENT & CAPITAL CAPITAL RENEWAL RENEWAL PLAN PLAN Operations Reserve Fund Planning Risk Management FACILITY FACILITY CONDITION CONDITION INDEX INDEX (FCI) (FCI) Budgets & Funding Capital Renewal Needs Planned PM ANALYSIS ANALYSIS Job Costing & Project Tracking Work Orders Validation & Summary BUILDING CONDITION ASSESSMENT BUILDING CONDITION ASSESSMENT 27

28 Strategic Asset Management & Capital Renewal Plan Strategy ASSET ASSET MANAGEMENT MANAGEMENT & CAPITAL CAPITAL RENEWAL RENEWAL PLAN PLAN Operations Reserve Fund Planning Risk Management FACILITY FACILITY CONDITION CONDITION INDEX INDEX (FCI) (FCI) Budgets & Funding Capital Renewal Needs Planned PM ANALYSIS ANALYSIS Job Costing & Project Tracking Work Orders Validation & Summary BUILDING CONDITION ASSESSMENT BUILDING CONDITION ASSESSMENT 28

29 STRATEGY Reserve Fund Planning - Have the management policies shortened the life of the building? - Have the unfunded liability been identified? - Are any parts of the building reaching, or have reached functional obsolescence? - Have the depreciated value of physical deterioration, and obsolescence been identified? - Has the quality of the original construction been assessed against life cycle and the gap identified? 29

30 Strategic Asset Management & Capital Renewal Plan Strategy ASSET ASSET MANAGEMENT MANAGEMENT & CAPITAL CAPITAL RENEWAL RENEWAL PLAN PLAN Operations Reserve Fund Planning Risk Management FACILITY FACILITY CONDITION CONDITION INDEX INDEX (FCI) (FCI) Budgets & Funding Capital Renewal Needs Planned PM ANALYSIS ANALYSIS Job Costing & Project Tracking Work Orders Validation & Summary BUILDING CONDITION ASSESSMENT BUILDING CONDITION ASSESSMENT 30

31 STRATEGY Risk Management - Is the present condition of the assets? a) Acceptable b) Below Standard c) Well below Standard d) Will likely fail imminently e) Has failed - What will happen if this asset Fails? a) No Risk b) Local Inconvenience c) Significant Inconvenience d) Critical or Life Safety - What would happen if the Repair is delayed? a) No Significance b) Reduction in efficiency c) Deterioration of the Asset d) Major deterioration of the Asset 31

32 Strategic Asset Management & Capital Renewal Plan Strategy ASSET ASSET MANAGEMENT MANAGEMENT & CAPITAL CAPITAL RENEWAL RENEWAL PLAN PLAN Operations Reserve Fund Planning Risk Management FACILITY FACILITY CONDITION CONDITION INDEX INDEX (FCI) (FCI) Budgets & Funding Capital Renewal Needs Planned PM ANALYSIS ANALYSIS Job Costing & Project Tracking Work Orders Validation & Summary BUILDING CONDITION ASSESSMENT BUILDING CONDITION ASSESSMENT 32

33 Strategic Asset Management & Capital Renewal Plan Strategy ASSET ASSET MANAGEMENT MANAGEMENT & CAPITAL CAPITAL RENEWAL RENEWAL PLAN PLAN Operations Reserve Fund Planning Risk Management FACILITY FACILITY CONDITION CONDITION INDEX INDEX (FCI) (FCI) Budgets & Funding Capital Renewal Needs Planned PM ANALYSIS ANALYSIS Job Costing & Project Tracking Work Orders Validation & Summary BUILDING CONDITION ASSESSMENT BUILDING CONDITION ASSESSMENT 33

34 STRATEGY Planned Preventive Maintenance Establish a reasonable set of Planned Preventive Maintenance procedures to keep the asset base to an acceptable level Develop an internal and external process to perform these tasks Evaluate the effects of the Preventive Maintenance Program 34

35 Strategic Asset Management & Capital Renewal Plan Strategy ASSET ASSET MANAGEMENT MANAGEMENT & CAPITAL CAPITAL RENEWAL RENEWAL PLAN PLAN Operations Reserve Fund Planning Risk Management FACILITY FACILITY CONDITION CONDITION INDEX INDEX (FCI) (FCI) Budgets & Funding Capital Renewal Needs Planned PM ANALYSIS ANALYSIS Job Costing & Project Tracking Work Orders Validation & Summary BUILDING CONDITION ASSESSMENT BUILDING CONDITION ASSESSMENT 35

36 STRATEGY Validation & Summary Are the Capital Projects, Planned Maintenance and Emergency Repairs keeping the Assets at the acceptable level? Is there a process to validate the BCA information, and the ongoing maintenance projects for the assets? 36

37 Strategic Asset Management & Capital Renewal Plan Strategy ASSET ASSET MANAGEMENT MANAGEMENT & CAPITAL CAPITAL RENEWAL RENEWAL PLAN PLAN Operations Reserve Fund Planning Risk Management FACILITY FACILITY CONDITION CONDITION INDEX INDEX (FCI) (FCI) Budgets & Funding Capital Renewal Needs Planned PM ANALYSIS ANALYSIS Job Costing & Project Tracking Work Orders Validation & Summary BUILDING CONDITION ASSESSMENT BUILDING CONDITION ASSESSMENT 37

38 ANALYSIS Prioritizing Repairs/Replacement/Upgrades Priority 1 Immediate Safety, Building Code, Accreditation Immediate/Critical: Priority 2: Short term deficiencies, correct within 1 to 2 years Potentially Critical: Priority 3: Long term deficiencies correct within 3 to 5 years Necessary / May become critical: Priority 4: Improvements required to improve the performance Potentially Critical: of the building and its systems Priority 5: New code requirements, to be addressed in any Current Code major renovation Compliance: 38

39 Strategic Asset Management & Capital Renewal Plan Strategy ASSET ASSET MANAGEMENT MANAGEMENT & CAPITAL CAPITAL RENEWAL RENEWAL PLAN PLAN Operations Reserve Fund Planning Risk Management FACILITY FACILITY CONDITION CONDITION INDEX INDEX (FCI) (FCI) Budgets & Funding Capital Renewal Needs Planned PM ANALYSIS ANALYSIS Job Costing & Project Tracking Work Orders Validation & Summary BUILDING CONDITION ASSESSMENT BUILDING CONDITION ASSESSMENT 39

40 FACILITY CONDITION INDEX (FCI) Case Study ABC LTC 40

41 FCI - Case Study ABC LTC Current Replacement Value (CRV) ABC LTC Building Type: 2 North Pole Avenue, Canada Long Term Care Centre with Face Brick & Concrete Block Back-up / Bearing Walls Floor Area (SM): 13,481 Gross Floor Area (SM): 11,352 Cost Per Square Meter: $3, Cost Per Square Foot: $ Building Cost: $42,773, Description Cost Per S.M. Cost A Substructure $ $1,430, BShell $ $7,882, C Interiors $ $6,927, D Services $1, $12,562, E Equipment & Furnishings $79.28 $900, Sub-Total $2, $29,703, Contractor Fees (General Conditions, Overhead, Profit) - 18% $ $5,346, Architectural, Engineering, Project Management, and Building Permit Fees - 15% $ $4,455, User Fees - 3% $78.50 $891, Contingency - 8% $ $2,376, CURRENT REPLACEMENT VALUE (CRV): $3, $42,773,

42 FCI - Case Study ABC LTC Current Replacement Value (CRV) A - Substructure 2 North Pole Avenue, Canada Building Type: Long Term Care Centre with Face Brick & Concrete Block Back-up / Bearing Walls Floor Area (SM): 13,481 Gross Floor Area (SM): 11,352 Cost Per Square Meter: $3, Cost Per Square Foot: $ Building Cost: $42,773, Description Cost Per S.M. Cost A Wall Foundations - General $25.77 $292, A Perimeter Drainage $6.30 $71, A Slab on Grade $53.48 $607, A Basement Excavation $10.71 $121, A Basement Walls $29.77 $338, A Substructure $ $1,430,

43 FCI - Case Study ABC LTC Current Replacement Value (CRV) B -Shell 2 North Pole Avenue, Canada Building Type: Long Term Care Centre with Face Brick & Concrete Block Back-up / Bearing Walls Floor Area (SM): 13,481 Gross Floor Area (SM): 11,352 Cost Per Square Meter: $3, Cost Per Square Foot: $ Building Cost: $42,773, Description Cost Per S.M. Cost B Floor Construction $ $1,654, B Roof Construction $ $1,909, B Exterior Walls $ $2,756, B Exterior Windows $59.66 $677, B Exterior Doors $10.36 $117, B Roof Coverings $66.42 $754, B Roof Openings $1.10 $12, BShell $ $7,882,

44 FCI - Case Study ABC LTC Current Replacement Value (CRV) C - Interiors 2 North Pole Avenue, Canada Building Type: Long Term Care Centre with Face Brick & Concrete Block Back-up / Bearing Walls Floor Area (SM): 13,481 Gross Floor Area (SM): 11,352 Cost Per Square Meter: $3, Cost Per Square Foot: $ Building Cost: $42,773, Description Cost Per S.M. Cost C Partitions $ $1,701, C Interior Doors $ $1,876, C Fittings $13.48 $153, C Stair Construction $33.69 $382, C Wall Finishes $77.42 $878, C Floor Finishes $87.76 $996, C Ceiling Finishes $82.66 $938, C Interiors $ $6,927,

45 FCI - Case Study ABC LTC Current Replacement Value (CRV) D - Services Description Cost Per S.M. Cost D Elevators and Lifts $43.00 $488, D Plumbing Fixtures $ $2,965, D Domestic Water Distribution $11.31 $128, D Sanitary Waste $6.17 $70, D Rain Water Drainage $6.17 $70, D Energy Supply $38.71 $439, D Heat Generating Systems $85.16 $966, D Cooling Generating Systems $ $2,197, D Distribution Systems $23.19 $263, D Terminal & Package Units $38.71 $439, D Controls & Instrumentation $7.74 $87, D Sprinklers $54.00 $613, D Standpipes $11.00 $124, D Electrical Service/Distribution $38.52 $437, D Lighting and Branch Wiring $ $1,968, D Communications and Security $ $1,145, D Other Electrical Systems $13.85 $157, D Services $1, $87,346,

46 FCI - Case Study ABC LTC Current Replacement Value (CRV) E Equipment & Furnishings Building Current Replacement Value (CRV) Estimate Name: ABC (Long Term Care Centre) 2 North Pole Avenue, Canada Building Type: Long Term Care Centre with Face Brick & Concrete Block Back-up / Bearing Walls Floor Area (SM): 13,481 Gross Floor Area (SM): 11,352 Cost Per Square Meter: $3, Cost Per Square Foot: $ Building Cost: $42,773, Description Cost Per S.M. Cost E Other Equipment $79.28 $900, E Equipment & Furnishings $79.28 $900,

47 FCI - Case Study ABC LTC Annual Estimated Expenditures/Total Cost of Existing Repairs UNIFORMAT CODE 2011 A -Substructure $ 117, B - Shell $ 340, C -Interiors $ 445, D- Services $ 522, E- Equipment & Furnishings $ 205, G- Site Work $ 573, H- General Requirements $ 160, Annual Estimated Expenditures / Total Cost of Existing Repairs $ 2,363,

48 FCI - Case Study ABC LTC FCI Calculations total cost of existing repairs current replacement value FCI = X 100 ABC LTC $ FCI = 2,363, $42,773, X 100 = 5.53% As per standard industry norms, the 5.53% is classified as a FAIR Facility Condition Index. 48

49 FCI - Case Study ABC LTC Graphical Presentation FCI poor 10% 5% 0% ABC LTC FCI = 5.53% fair good YEAR

50 FCI - Case Study ABC LTC Annual Estimated Expenditures from 2010 BCA ( ) UNIFORMAT CODE A -Substructure $ 117, $ - $ - $ - $ - B - Shell $ 340, $ - $ 340, $ - $ - C -Interiors $ 445, $ 59, $ 59, $ 161, $ 59, D- Services $ 522, $ 180, $ 205, $ 110, $ 487, E- Equipment & Furnishings $ 205, $ - $ - $ 7, $ - G- Site Work $ 573, $ - $ - $ - $ - H- General Requirements $ 160, $ - $ - $ 60, $ - Annual Estimated Expenditures $ 2,363, $ 239, $ 605, $ 338, $ 546,

51 FCI - Case Study ABC LTC Annual Estimated Expenditures from 2010 BCA ( ) UNIFORMAT CODE A -Substructure $ - $ - $ - $ - $ - B - Shell $ - $ - $ - $ - $ - C -Interiors $ 59, $ 155, $ 59, $ 59, $ 155, D- Services $ 1,491, $ - $ - $ 400, $ 60, E- Equipment & Furnishings $ 29, $ - $ - $ 30, $ - G- Site Work $ 189, $ - $ - $ - $ - H- General Requirements $ - $ - $ 60, $ - $ - Annual Estimated Expenditures $ 1,769, $ 155, $ 119, $ 489, $ 215,

52 FCI - Case Study ABC LTC Annual Estimated Expenditures from 2010 BCA Ten (10) Years Graphical Presentation $ 2,500,000 $2,363, $ 2,000,000 $1,769, $ 1,500,000 Ser ies1 Ser ies2 $ 1,000,000 $ 500,000 $605, $546, $338, $239, $489, $155, $215, $119, $

53 FCI - Case Study ABC LTC Funding Option I - Keep current FCI stable at 5.53% - The red line in the following chart assumes that there will be no spending in 2011 YEAR ESTIMATED EXPENDITURE FUNDING FCI 2011 $2,363, $ $239, $239, $605, $605, $338, $338, $546, $546, $1,769, $1,769, % 2017 $155, $155, $119, $119, $489, $489, $215, $215,

54 FCI - Case Study ABC LTC Funding Option I Graphical Presentation Current FCI 5.53% $2,500,000 $2,000,000 $1,500,000 $1,000,000 $500,000 $

55 FCI - Case Study ABC LTC Funding Option II - No funding in 2011, 2012, 2013, 2014, 2015, 2016, and The FCI increases to 14.07% in A funding of $6,018, in 2017, and $119, in 2018 will be required to reduce the FCI to 0.28% in 2018 YEAR Estimated Expenditure Funding 2011 $ 2,363, $ % Fair 2012 $ 239, $ % Fair 2013 $ 605, $ % Fair 2014 $ 338, $ % Fair 2015 $ 546, $ % Fair 2016 $ 1,769, $ % Poor 2017 $ 155, $ 6,018, % Poor 2018 $ 119, $ 119, % Good 2019 $ 489, $ % Good 2020 $ 215, $ % Good FCI 55

56 Thank you. 56