Facilities Management Handbook

Facilities Management Handbook

John Molnar, P. E.

rnmt VAN NOSTRAND REINHOLD COMPANY ~ NEW YORK CINCINNATI TORONTO LONDON MELBOURNE

Copyright © 1983 by Van Nostrand Reinhold Company Inc.

Softcover reprint of the hardcover 1 st edition 1983

Library of Congress Catalog Card Number: 82-24768

ISBN-13: 978-1-4612-9772-7 e-ISBN-13: 978-1-4613-2815-5 DOl: 10.1007/978-1-4613-2815-5

All rights reserved. No part of this work covered by the copyright hereon may be reproduced or used in any form or by any means-graphic, electronic, or mechanical, including photocopying, recording, taping, or information storage and retrieval systems-without permission of the publisher.

Manufactured in the United States of America

Published by Van Nostrand Reinhold Company Inc. 135 West 50th Street, New York, N.Y. 10020

Van Nostrand Reinhold 480 Latrobe Street Melbourne, Victoria 3000, Australia

Van Nostrand Reinhold Company Limited Molly Millars Lane Wokingham, Berkshire, England

15 14 13 12 11 10 9 8 7 6 5 4 3 2 I

Library of Congress Cataloging in Publication Data

Molnar, John. Facilities management handbook.

Bibliography: p. Includes index. 1. Building-Handbooks, manuals, etc. 2. Building

management-Handbooks, manuals, etc. I. Title. THI51.M59 1983 690' .068 82-24768

To my wife Elaine Naden Molnar

and our children Susan and Jay

Preface

Facilities Management Handbook was written from practical experience to con­solidate, under one cover, all the necessary information at an adequate depth to guide you effectively through the intricacies of a project that may begin with site search, progress through leasing, new building construction or remodeling, and on to oc­cupancy. This is not a theoretical exposition, but instead is a practical approach based on 30 years experience with every aspect of the material covered. These methods and concepts have been successfully used in actual situations.

The book's purpose is to bring together, in one handy volume, information usually found in separate, specialized, technical publications, in an easy-to-read style readily comprehensible and usable by both technical and nontechnical people. It was written to serve anyone responsible for building design and construction, facilities manage­ment and operations, and real estate leasing; particularly building owners and managers, industrial, commercial, and institutional facilities department personnel, plant engineering, and real estate departments. It could also be valuable to students and others planning careers in these fields. The book provides necessary information to assist sales personnel handling products and services serving the need of the above.

To obtain the greatest benefit from this book, it is important to become familiar with its contents. At first reading, the book should be skimmed from cover to cover for familiarization with the method and sequence of material presented, and to get a feel for the author's technique. Then proceed to the chapter or chapters that address your specific problem. While the chapters are organized sequentially to follow a nor­mal progression starting with site search on through occupancy, chapters may be used individually to address specific problems, or may be combined for broad scope proj­ects. For example, chapter 1 deals with site search and selection. This may be con­sidered as a stand-alone chapter to deal with that particular problem. But if the proj­ect also includes new building construction on that site, other chapters are included that address additional necessary functions, such as, selecting design consultants, cost estimating techniques, construction administration, mechanical systems and equip­ment, electrical systems and equipment, and move and occupancy. Depending upon the scope of the project and the degree of your participation, you will find the necessary information in one or more chapters as required.

This book contains numerous checklists, developed by the author, designed to serve as guides in dealing with problems. Checklists are useful because they provide a written list of items that must be addressed and to eliminate the probability of over­sight or omission. A typical commercial lease is included in chapter 2, and it is essen­tial reading if you are involved in a leasing situation. Chapters 9 and 10 include typical

vII

viii FACILITIES MANAGEMENT HANDBOOK

specifications to illustrate the manner in which specifications are written, and to describe essential items that must be included. These may be used as a guide to write your own specifications when necessary or to review specifications written by con­sultants. Specifications and drawings are contract documents that form the basis for an agreement between an owner and contractor and should be treated accordingly.

Last, and probably most important, are the chapter summaries. They were written in the checklist technique to provide a simple step-by-step summary of the material presented or problem-solving procedure which was applicable.

In this book, like in a typical lease agreement from which it was excerpted, the words of any gender shall mean to include any other gender.

JOHN MOLNAR

Acknowledgments

In a book of this type the author depends considerably upon the generosity of manu­facturers, associations, and societies for their cooperation in supplying information on the latest techniques, procedures, equipment, and systems. The following are the names of those that have supplied data and photographs, and have assisted in other ways:

• Buffalo Forge Company, Buffalo, NY • Crane Co. New York, NY • Gould Inc., Electric Fuse Division, Newburyport, MA • Gould Inc., Electric Motor Division, St. Louis, MO • ITT, Fluid Handling Division, Morton Grove, IL • Jenkins Bros., Norwalk, CT • Sprague Electric Company, North Adams, MA • The Trane Company, LaCrosse, WI • American Society of Heating, Refrigerating and Air-Conditioning Engineers,

Inc., Atlanta, GA • Building Owners and Managers Association International, Washington, DC

Some of the material in this book has appeared in some form, written by the author, in the trade magazines listed below.

"Selecting the Right Site," Area Development, June, 1974. "Real Estate & Leasing Procedure," Area Development, March, 1974. "How to Compare Office Rental Costs," Area Development, November, 1974. I'The Role of Consulting Services in Facilities Planning," Area Development,

December, 1977. "How to Zero in on Specific Site," Area Development, April, 1980. "Determining Plant Office Space Requirements," Plant Engineering, May 16,

1974. "Cost Estimating Techniques," Building Operating Management, March, 1975. "Space Planning," Building Operating Management, June, 1976. "Remodeling Decision Making Process," Building Operating Management,

August, 1979.

ix

Preface/vii

1. Site Search and Selection/l

Reasons for Site Searchl2 Use of Sitel2

Contents

Physical Facility Requirements/3 Physical Site Requirements/5 Regional Considerations/6 Zeroing in on a Specific Site/9 Summary/13

2. Leasing Considerations/14

Types of Leases/14 Organization Chart/14 Space and Furniture Standards/14 Determining Space Requirements/17 Real Estate Leasing Procedure/22 Preliminary Investigation Report and Summary126 Typical Commercial Lease/30 Summary/46

3. Comparing Rental Costs/47

Common Terms/47 Gross Area/47 Usable Area/49 Rentable Area/49

Building Efficiency/50 Fixed Cost/51 Variable Costs/51 Comparing Rental Costs/52 Summary/58

4. Consulting and Contracting Services/59

Consulting Services/60 Real Estate Consulting/60

xi

xii CONTENTS

Architectural Services/63 Engineering Services/65

Contracting Services/66 Design/Build Contracting/67 Construction Management with Multiple Separate-trade Contracting/68 Single Prime (General) Contracting/68 Multiple Separate-trade Contracting/69

Summary170

5. Selecting Design Consultants/72

Design Consultant Services/72 Basic Services173

Predesign Phase173 Schematic Design Phase175 Preliminary Design Phase179 Construction Contract Documentation Phase/82 Bidding or Negotiating Phase/82 Construction Administration Phase/83

Additional Services/84 Selecting Design Consultants/84 Fee Schedules/86 Summary/88

6. Cost Estimating Techniques/90

Types of Estimating/90 Conceptual Cost Estimate/91 Preliminary Cost Estimate/96 Final Cost Estimate/iOO

Developing Estimating Skills/103 Summary/106

7. Remodeling Existing Buildings/108

Reasons for Remodeling/108 Planning Remodeling/lIO

Remodeling Procedure/lID Project Scope/Ill Responsibility for Planning and Design/Ill Budget Controll 111 Project Schedule/112 Select Consultant! 113 Evaluate Results/I 15

Space Utilization/I 17 Estimating Remodeling Costs/l20 Summaryl122

8. Construction Administration/l24

Bidding Period/l24 Construction Contract Documentation Phase/125

Changes in the Work/125 Unit Price Work/125 Nonunit Price Work/127

Construction Progress Schedule/128 Shop Drawing Submission Schedule/128 Schedule of Values/129 Manpower Loading/132 Cash Flow/132

Construction Administration/134 Drawings and Specifications (Project Manual)/135 Product Specifications/136 Changes During Construction/138 Record Keeping/139 Shop Drawings/140 Operating and Maintenance Manuals/141

Summary/141

9. Mechanical Systems and Equipment/143

Refrigeration Cyc1e/143 Refrigeration System/146 Cooling Towers/149 Air Handling Units/152

. Selection and Application of Fans/154 Propeller Fans/156 Tubeaxial Fans/156 Vaneaxial Fans/156

Air Distribution System/160 Terminal Devices/161 Diffusers, Grilles, and Registers/162 Sheet Metal Ductl163

Constant-Velocityl164 Velocity-Reduction/l64 Equal-Friction/l64 Static-Regain/l64

Testing and Balancing/170 Valves/l72 Pumps and Piping/181

Selection and Application of Centrifugal Pumps/183 Piping Systems/186

Summary/195

10. Electrical Systems and Equipment/197

Power Distribution/197 Transformers/199

CONTENTS xiii

xlv CONTENTS

Motors1204 Short Circuit Calculations1212 Circuit Breakers and Fuses1219

Circuit Breakers1219 Fuses1220

Power Factor Correction1222 Major Source of Low Power Factor1225 Effects of Low Power Factor 1225 Power Factor Clauses1226 Advantages of Power Factor Correction1227 Capacitor Application1230 Capacitor Installation1230 Capacitor Installation Considerations1231

Summary1233

11. Move and OccupancY/234

Planning and Preparation1234 Furniture Standards1236 Space Standards1237 Space Utilization1237 Furniture Layout1237 Receptacle and Telephone Outlets1238 Special Electronic Terminals1238 Finish Schedule1238 Graphics1238 Construction Completion Schedule1238 Move Contractl239 Occupancy Schedule (By Floor and/or Area)/270 Certificate of Occupancy /240

Physical Move/242 Economic Consideration/242 Scheduling Facilities1243 Supervision/243 Packing1243 Marking/244 Move/245 Post move/245

Summary /245

Index/247

Facilities Management Handbook