04.12.2012 1

Standards EN 15221/1-7

Development in Switzerland

M. Christen

Presentation

Paris, 29.11.2012

Existing Cost Codes

04.12.2012 2

OPIK ITOCC-OPD

Danish FM cost structure

France - Apogee

UK Building Cost

Information Service JELLEMA

QUICKSCAN

BOMA CHART OF ACCOUNTS

NEN

IFMA WORKPOINT

ACCOUNTING

IFMA/GLOBAL FM

BENCHMARKS

GEFMA/IFMA SUBMISSION CODES

GEFMA 200

Nordic Life Cylce Cost Structure LCC

CEEC Cost groups

DIN 18960

CRB Nutzungskosten NKS

ProLeMo IFMA

BMI – Property occupancy cost analysis

ÖNorm

ISO/FDS 15686-5

CREIS Pom+

04.12.2012 3

Benchmarking

• Most widespread FM-benchmarking in CH: FM-Monitor by pom+

-> Privat consulting company (marketing initiative)

• Adaptation to EN 15221 is being investigated

• Master students work on selecting a benchmarking system

Pes

t co

ntr

ol

FM-Monitor compared to EN15221

Acquisition Administration/Maintenance/Operation = running costs

Space (fabric and technic) 1100

Workplace 1400

Primary activities specific 1900

Outdoors 1200

Cleaning 1300

Facility Management – Integration of processes on strategic level (Total support costs)

Rea

l est

ate

dev

elo

pm

ent

Tech

nic

al m

ain

ten

ance

Bu

ildin

g o

per

atio

n

Hel

p d

esk

incl

. jan

ito

r

Imp

rove

men

ts,

add

itio

ns

Tech

nic

al o

per

atio

n

Exte

rnal

str

uct

ure

Inte

rnal

str

uct

ure

Bu

ildin

g te

chn

iqu

e

Was

te

Ener

gy

Wat

er

Init

ial/

bas

e b

uid

ling

incl

. te

chn

ic /

inve

stem

nt

Bu

ildin

g m

ain

ten

ance

CA

FM

Art

Exte

rnal

wo

rkp

lace

s

Pri

mar

y p

roce

ss r

elat

ed u

tilit

ies

Lan

d, s

ite,

lot

Occ

up

ier

fito

ut

an

d a

dap

tati

on

s

Spac

e m

anag

emen

t

Pro

per

ty a

dm

inis

trat

ion

Bu

ildin

g in

itia

l per

form

ance

Par

kin

g fa

cilit

ies

Furn

itu

re

Ass

et r

epla

cem

ent

and

ref

urb

ish

m.

Po

rtfo

lio O

pti

mis

atio

n

Uti

litie

s

Mai

nte

nan

ce a

nd

op

erat

ion

Ad

dit

ion

al s

pac

e o

n s

ite

Ro

uti

ne

clea

nin

g (p

erio

dic

<1

yea

r)

Spec

ial c

lean

ing

(ord

ered

)

Enh

ance

men

t o

f in

itia

l per

form

ance

Space & Infrastructure – Integration of processes on tactical level 1000 (Real estate support management) accommodation & workplace – building efficiency (p& o = effectiveness)

Bewirtschaftung

HSSE (Health. Safety, Security & Environment) 2100

Main-tenance

op

erat

ion

Overview Facility Products and comparison with Dutch Standards

04.12.2012 5

EN15221/1-7

Source: NFC 2011

ProLeMo (IFMA CH)

• Prozess-Leistungs-Modell (Engl: Process Activities/Services Model)

• Developed by IFMA Switzerland

• Describing Processes/Services e.g. as a structure for tendering

• More detailed descriptions are part of a follow-up project

-> Building administration oriented (strategic level <-> tactical level)

-> Diverting attention away from EN 15221

• Adaptation to EN 15221 is announced/investigated by IFMA

04.12.2012 7

Art

Exte

rnal

wo

rkp

lace

s

Pri

mar

y p

roce

ss r

elat

ed u

tilit

ies

Lan

d, s

ite,

lot

Occ

up

ier

fito

ut

an

d a

dap

tati

on

s

Spac

e m

anag

emen

t

Rea

l est

ate

dev

elo

pm

ent

Pro

per

ty a

dm

inis

trat

ion

Bu

ildin

g in

itia

l per

form

ance

Tech

nic

al m

ain

ten

ance

Bu

ildin

g o

per

atio

n

Hel

p d

esk

incl

. jan

ito

r

Pes

t C

on

tro

l

Par

kin

g fa

cilit

ies

Hierarchical structure of Facility Products - part 1 Space & Infrastructure

Furn

itu

re

Ass

et r

epla

cem

ent

and

ref

urb

ish

men

t

Acquisition

Po

rtfo

lio O

pti

mis

atio

n

Imp

rove

men

ts,

add

itio

ns

Tech

nic

al o

per

atio

n

Exte

rnal

str

uct

ure

Inte

rnal

str

uct

ure

Bu

ildin

g te

chn

iqu

e

Uti

litie

s

Mai

nte

nan

ce a

nd

op

erat

ion

Was

te

Ener

gy

Wat

er

Ou

tsid

e fa

cilit

ies

Inte

rnal

mo

ves

Ro

uti

ne

clea

nin

g (p

erio

dic

<1

yea

r)

Spec

ial c

lean

ing

(ord

ered

)

Init

ial/

bas

e b

uid

ling

incl

. Te

chn

ic /

inve

stem

nt

Bu

ildin

g m

ain

ten

ance

Administration/Maintenance/Operation = running costs

Enh

ance

men

t o

f in

itia

l per

form

ance

Space (fabric and technic) Workplace Primary activities specific

Outdoors Cleaning

Space & Infrastructure – Integration of processes on tactical level(Real estate support management) accommodation & workplace – building efficiency (p& o = effectiveness)

Facility Management – Integration of processes on strategic level (Total support costs)

CA

FM

ProLeMo

EN15221-4

<->

ProLeMo

Serv

ice

des

k

Trai

nin

g (I

CT)

Safe

ty &

Hea

lth

Mee

tin

g ro

om

s an

d E

ven

ts

Wo

rkw

ear

and

oth

er t

exti

les

Rec

epti

on

an

d c

on

tact

cen

ter

Flee

t m

anag

emen

t M

ob

ility

Structure of Facility Products - part 2.1 People & Organisation

Secu

rity

s

ecu

rin

g P

eop

le

Cat

erin

g an

d v

end

ing

Ass

ets

Ph

ysic

al a

. so

ftw

are

and

Inte

llect

ual

pro

per

ty

Imp

lem

enti

ng

Lega

l an

d

org

. ob

ligat

ion

s le

gal

com

plia

nce

Tele

com

mu

nic

atio

sn a

nd

Co

nn

ecti

vity

IT e

nd

use

r se

rvic

es

Cen

tral

an

d d

istr

iub

ute

d s

ervi

ces

Off

ice

sup

plie

s, s

tati

on

ary

Do

cum

ents

Man

agem

ent

Lib

rary

Logistics

Envi

ron

men

tal p

rote

ctio

n

Health. Safety, Security & Environment HSSE

Peo

ple

occ

uo

pat

ion

. hea

lth

Imp

lem

enti

ng

Lega

l + o

rg

ob

ligat

ion

leg

al c

om

plia

nce

Hospitality

ICT

Imp

lem

enti

ng

Lega

l + o

rg

ob

ligat

ion

leg

al c

om

plia

nce

see

par

t 2

.2

Lau

nd

ry

Po

st r

oo

m, i

nte

rnal

dis

trib

.

Rep

ro a

nd

Arc

hiv

es

Tran

spo

rt

Trav

else

rvic

es

People & Organisation – Integration of processes on tactical level

Facility Management – Strategic Integration (Total support costs)

For further subdivision of ICT products please refer to table A.2.

EN15221-4

<->

ProLeMo

Pro

cure

men

t

Mar

keti

ng

Bu

sin

ess

sup

po

rt H

RM

Bu

sin

ess

sup

po

rt F

inan

ce

Bu

sin

ess

soft

war

e

Secr

etar

ial s

ervi

ces

Facility Management – Strategic Integration (Total support costs)

People & Organisation – Integration of processes on tactical level (part 2)

Insu

ran

ce

Lega

l ad

vice

Structure of Facility Products - part 2.2 People & Organisation

Lega

l co

un

sel a

nd

co

ntr

acts

Business Support (Management support)

Organisation specific

Ris

k p

olic

y

Co

ntr

acts

Sala

ries

an

d p

ensi

on

s

Trai

nin

g &

Dev

elo

pm

ent

Rec

ruit

ing

Acc

ou

nti

ng,

Bu

dge

tin

g

Rep

ort

ing

Co

ntr

olli

ng

Life

cyc

le

pla

nn

ing/

engi

nee

rin

g Su

stai

nab

ility

ISO

14

00

0

Qu

alit

y IS

O 9

00

0

Ris

k m

anag

emen

t

Iden

tity

Central or Horizontal Functions

EN15221-4

<->

ProLeMo

Theme

Plan Do Check Act

Strategic

levelClient interface Alignment with client Consulting of client Reporting to client

Change mngt. on

strategic level

QM quality management

strategic level

Identifying demand

Needs and demand

Specifications

n/aFullfillment of

requirementsrefer to below

FM-organisation FM-agreement Lead FM organisation Control FM

organisation

Managing

improvement process

StrategyStrategic planning and

strategy developm.

Strategic projects

(strategy

implementation)

Strategic controllingCommunication

External relations

Tactical

level Customer interface

Alignment with

customer

Coordination

client/customer

Consulting of cust.

Reporting to customer

Change mngt. on

tactical level

Com. w. customer

QM quality management

tactical levelSL elaboration n/a

Compare results

Quality controlrefer to below

FS-organisationService level

agreement (SLA)Manage FM team

Evaluation

performance

Cost control

Continuous improvem.

process

Tactics and central

functions / Resources

Tactical planning

a. central functions

Service coordinat.

Manage central

functions

Monitoring

performance

Provider manag.

Com. w. end users

Operational

level Facility products and

facilty servicesProduct planning

Refer to

Product mapEvaluation, Reporting Operational measures

QM quality management

operational level

Organizing

Measurement

(I/T/O)

Data collection Measure results Improve measurement

Facili

ty M

anager

Facili

ty S

erv

ices M

anager

Opera

tion

EN15221-4

<->

ProLeMo

04.12.2012 11

Cost structure in CH-hospitals

• New tarif system being introduced (Fallpauschalen = flat rate per case)

• Hospitals have little knowledge about their FM costs

• New cost structures needed for more transparency

• Departments are eager to reduce costs -> everything is shed into FM

• FM knows how to optimise support services

1 9 Nutzerspezifische Betriebseinrichtungen Gemäss SLA

1 9 1 Ver- und Entsorgung Kerngeschäft dito

1 9 2 Externe Arbeitsplätze dito

1 9 9 Branchenspezifische Produkte (z.B. Gesundheitswesen)dito

1 9 9 H1 Instandhaltung von Medizintechnik dito 8 Support und Services

1 9 9 H1 Kinderkrippe 71 Kinderkrippen

1 9 9 H2 Personalunterkuft 73 Personalunterkunft

1 9 9 H3 Kommerzflächen 74,75 Blumenladen, Coiffeur

1 9 9 H4 Schwimmbad 76 Schwimmbad

1 9 9 H5 Geschützte Operationssääle 78 Geschützte Operationssääle

1 9 9 H6 Militärspital 79 Militärspital

1 9 9 H7 Arztpraxen 80 Arztpraxen

2 9 Organisationsspezifisch dito

2 9 1 Business application providing dito

2 9 9 Branchenspezifisch (z.B. Gesundheitswesen) dito

2 9 9 H1 Hotellerie dito

2 9 9 H2 1 Zimmer SLA (pro Bett) 41 Hotellerie Zimmer

2 9 9 H3 2 Küche SLA (pro Essen) 42 Hotellerie Küche

2 9 9 H4 3 Services SLA (Tarife) 43 Hotellerie Service

2 9 9 H2 Patient transport SLA (pro km) 8 Support und Services

2 9 9 H3 Bed sterilization SLA (pro Bett) 8 Support und Services

2 9 9 H4 Maintenance of biomedical equipment SLA (pro Gerät) 8 Support und Services

2 9 9 H5 Sterilization service SLA (pro Auftrag) 18 Zentralsterilisation

2 9 9 H6 Labor SLA (pro Auftrag) 29 Labor

2 9 9 H7 Aphotheke SLA (Preis) 14 Apotheke

2 9 9 H8 Ambulanzdienste SLA (Preis, km, h) 77 Rettungs bzw. Ambulanzdienst

2 9 9 H9 Notfallzentrale SLA (Anrufe, Präsenzzeit) 81 Notfallzentrale

2 9 9 H10 Broadcasting services SLA 8 Support und Services

1 9 Primary activity specific

2 9 Organisation specific (industry sector)

Str

ate

gic

level

Tactical le

vel

Level 1

Level 2

Level 3 Verrechnung Bsp.

REKOLE

Kostenstellen

04.12.2012 13

Maintenance budgeting

Raised common standards

Additional performance/

functionality

Building initial performance

(at time of acquisition) 1110

Value (Condition)

Time

Devaluation

(decline depending partly on maintenance and operation)

Asset replacement and refurbishment 1120

(maintenance listed as an asset)

Enhancement of initial performance 1130

04.12.2012 14

EN 15221/1-7 in CH - Summary

• Activities and influences on different levels

• Universities are teaching the standard

• Low selling figures of standards (included in membership?)

• Small interest in presentations (50 listeners in 3)

• Practical instruments are needed

• People believe in standards, but they have to know them