JAN / FEB 2017
FM No. 012
SMART BUILDINGS AND CONTROLS
THE NEW AGE IN THE TECHNOLOGY DRIVEN DIGITAL REVOLUTIONâ€¦
LEVERAGE THE MOVE TO ENABLE GREATER BUSINESS RESULTS
SERVICE LEVEL AGREEMENTS; WHERE WOULD WE BE WITHOUT THEM?
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Welcome to 2017 2
News & Products
FM from a different perspective
The future of smart buildings and controls
Top 5 technologies to wach: 2017 to 2021
A stomach’s contents and service delivery
Cleaning in the corporate space
Top 5 mistakes in a workplace transformation
Innovation in FM
Green cleaning practices and products
WELL Building Standard
Bidvest launches energy management solution
ast year was a tough one for many people and for many companies. We also had the drought, which is still a problem for a lot of the country. I am sure that things will improve in 2017 and that we will all feel the benefit. We are delighted to announce that we are launching Facilities Management Expo – Cape Town! A great opportunity to bring together all those in the world of FM in the Western Cape. The expo will feature a great variety of exhibitors with new ideas, alternatives and knowledge to share with you.
Plus, SAFMA will be holding their Western Cape conference alongside the expo to give an unparalleled opportunity to gain new knowledge and ideas. In this edition of FM magazine we are also very much focussed on the future with some great articles on the internet of things, innovation and more. If you have any comments or suggestions on the content or what you would like to see in the magazine, please get in touch. Phil
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NEWS & PRODUCTS
I Gallagher Convention Centre Midrand, Johannesburg The largest FM event in Southern Africa Not to be missed, the FM Expo brings you all that is new, innovative and practical for the facilities manager. A great opportunity to learn, be informed, see new products and network with your peers. Co-located alongside the FM Expo is the SAFMA Conference, an ideal opportunity to hear from some of the country’s leading experts in the field. The line-up and topics will be announced soon.
August 2014 Jan / Feb 2017 FM jFM
f you travel up the east coast from Cape Town to Durban you always have to drive inland for quite a distance to get around the wild coast between Port St John and Port Shepstone. The reason being that the wild coast area is particularly ‘wild’ and rugged with many steep sided valleys. For some time there has been a proposal in place for a route across this area and SANRAL has established an independent environmental monitoring committee for the N2 Wild Coast Toll Road “The environmental authorisation by the Department of Environmental Affairs for the construction of the N2WCTR was subject to conditions including the establishment of a representative Environmental Monitoring Committee (EMC), with an independent chairperson,” said Mpati Makoa, Environmental Manager of SANRAL. “With the developments relating to conventional engineering and construction of the haul roads to construction sites and the construction of the two mega-bridges progressing at a satisfactory pace, we are now pleased to announce the establishment of an oversight committee responsible for monitoring environmental compliance,” Makoa said. “The committee will perform watchdog, monitoring and auditing functions to ensure compliance with specific conditions of the environmental authorisation and the requirements of the approved
N2 route - Mtentu
N2 route- Msikaba environmental management programme (EMP) for the N2WCTR, as well as conditions of all other environmental permits issued for the project,” she said. “The main agenda points at the first meeting were the confirmation of members and representatives, the administrative functioning, including the terms of reference, as well as the strategic role and future engagements of the committee.” The environmental monitoring committee for the route comprises representation of South African conservation and wildlife organisations, environmental subject matter experts, and various government departments and/or state entities, local municipalities and representatives of the Traditional Authorities of Mpondoland. This is in line with the recommendations and requests of the Department of Environmental Affairs.
The committee will also provide a forum for discussing and resolving environmental issues, promote participation of stakeholders in environmental monitoring and provide the opportunity to reach common understanding between interested groups about the nature, scope and results of monitoring. It is also expected that the project will benefit from potential synergies with the project’s authorities coordination committee, which has already been established. “The route has been planned to minimize the impact on environmentally sensitive biomes and existing human communities and settlements, and in addition to the EMP, a number of measures have been put in place to ensure this, and where possible to enhance positive environmental outcomes. “These measures include a ‘Search and Rescue’ process through which rare, endangered and endemic species and species of conservation value will be translocated to suitable nurseries with the aim to both assist with the rehabilitation of disturbed areas after construction and to re-establish in an existing conservation area where applicable. “The establishment of the environmental monitoring committee is another level of assurance to concerned groups or individuals that the environment of the Wild Coast is one of our key priorities,” he said
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AUG / SEP 201
FM No. 010
TRENDS SHAP ESTATE AND ING REAL FACILITIES MANAGEME NT
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cophon, a division of Saint-Gobain, a world leader in the habitat and construction markets, has once again introduced a revolutionary multipurpose product into South Africa that not only looks great, but also significantly improves indoor sound quality and noise absorption. Saint-Gobain Ecophon develops, manufactures and markets acoustic products and systems that contribute to a good working environment by enhancing peoples’ wellbeing and performance. The introduction of Akusto One complements an already impressive array of products which have been developed over the last 50 years to create indoor environments that better resemble what is experienced in nature. Most people spend up to 90% of their time indoors, in closed environments, not optimal for the human ear which is best designed for hearing outdoors, in nature. Akusto absorbers are ideal for reducing echoes and
enhancing speech clarity within an office, education and healthcare environment. When developing the Akusto range, Saint-Gobain Ecophon worked with well-known Swedish designer Mario Westerberg, resulting in sound absorbers which are pleasing to the eye, the ear and the mind and are available in striking colours and shapes,
enabling clients to create the atmosphere of their choice. The new Ecophon Akusto wall panel ranges are available as a series of circular, square and rectangular absorbers in smaller dimensions, all 40 mm in depth, which solve acoustic challenges whilst also providing opportunities to create feature design installations.
“Akusto One is a unique product range which enables excellent sound absorption and design - a combination previously not found in this market, “ says Daryl Coull, National Sales Manager SaintGobain Ecophon South Africa, “Furthermore, the Akusto range is as easy to install as hanging a painting.”
Artificial grass? Well maybe….
modern solution that could prove very useful to facilities managers who have outdoor areas to look after. Tom Nell, recently appointed as the Durban Easigrass partner, explains that his client had long struggled with patchy grass, mud, poor drainage and levelling. His problems grew as the recent drought spread along the KZN North Coast. “Although our client’s property has stunning views, the natural establishment of grass had taken years. Unfortunately, as the property was exposed to the harsh salty conditions of any beachfront area, the grass remained patchy and uneven. Recent water restrictions exacerbated the problem, leaving the grass to die in our very hot sun,” says Nell. According to Nell, they quickly solved a number of this
Jan / Feb 2017 FM
homeowner’s headaches – water restrictions, no longer having to deal with garden services, weeds, uneven levels and hefty water bills. Easigrass is a cut above the norm as it does not require irrigation. The land was properly levelled and good drainage installed. Weeds are now a thing of the past as an approved weed barrier is used ahead of installation. The only problem was that, as there was no direct access from the main road to the garden, work could only be done from the beach. An added complication was that dumping of crusher or sand was not possible on the main road which meant that a crusher dump site had to be located on another property about 100m away from the clients’ house. “We overcame the challenges and delays by bringing in additional teams to assist with clean-up operations, security, logistics, deliveries and beach logistics. We
used wheel barrows to move the crusher from the beach to the site. This equated to just over 1 000 wheel barrow trips along the beach!” Nell remembers. After the duro textile was fitted, the crusher and sand was then installed in place, the Easigrass was installed and silica sand spread across it. This absorbs
impact and also protects the backing whilst also keeping the grass upright and “providing the real feel of grass.” Nell completed the project by paving the edges of the flower beds with cobbles, planting where necessary and then reinstalling the irrigation systems in the flower beds.
NEWS & PRODUCTS
Counter terrorism for FMs
recent UK Security Expo in London focussed on counter terrorism for FMs, aiming to give them the help they need to evaluate the risks to their buildings and then understand what they should do about them. The workshop covered everything FMs need to know to protect their business. Chris Phillips, former Head of NACTSO, who lead the workshop, comments: “It’s a fact that FMs often come into their role without a security background but make important security decisions and purchases.
frica’s infrastructure investment spending decreased in 2016 compared 2015, according to Deloitte 2016 African construction trends report. In 2016, 286 projects worth R50m and more were being built in Africa, down from 301 in 2015. The fall in overall capital value was $51bn — from a total of $375bn in 2015 to a total of $324bn in 2016. The recently released report discloses that there were 109 projects worth a total of $140bn in Southern Africa in 2015. For 2016, project numbers had fallen to 85, worth $93bn. “Africa has seen a downturn in both the number and value of projects included this year, in contrast to previous years,” said Jean-Pierre Labuschagne, Deloitte Africa infrastructure and capital projects leader. “Global economic headwinds,
SMART END-TO-END FACILITIES MANAGEMENT
Be assured the plans you have to react to a fire may well be the last thing you want to do in the event of a terrorist incident”. A panel of expert speakers demonstrated how to make a building terrorism resistant, communicating in a crisis and the importance of building links with safety and security. The Designing Out Terrorism conference included specialist sessions relevant to FMs on SABRE, intelligent buildings and mitigating the terrorist threat. A Crisis Management training workshop delivered by NYA requires attendees to structure a response to an unfolding
crisis incident. and the Securing Crowded Places Immersive Demonstrator, in association with the Home Office, JSARC
and CPNI, uses the event venue itself as the place to be protected. A full review will be published in our next issue.
low growth and lower commodity prices have all contributed to this,” he said. The international consulting group said there was an uneven focus on infrastructure and capital project development. Projects included human settlements and associated water, sewerage, roads, electricity, schools and health infrastructure, and not just large construction works such as energy, dams, mines, ports and oil and gas facilities. The report identified gross fixed capital formation on a continental and regional level, and compared data collected over the last four years. Regionally, West Africa had 92 projects — the largest number and worth the most at $120bn. SA had the largest number of projects at 41 for a single country, followed by Nigeria with 38. “Several large mining projects on the continent have been suspended,” Labuschagne said.
These included three iron-ore projects worth a total of $30bn. Meanwhile, the rise in oil prices had seen countries, including Nigeria and Angola, scrambling for foreign currency. This had led to Angola suspending the building of the $8bn Lobito oil refinery. The focus of this year’s report was the water sector. There was underinvestment in the provision of water on the continent, Labuschagne said. Water costs and human rights issues plagued the sector, as well as related food and energy security concerns. “It does not have great returns for the private sector, and is quite politically charged,” he said. “We feel this is especially relevant, as the need for investment in this sector is far outstripping the actual investment … and is a growing cause for concern in the light of the growth of megacities on the continent and the political and social pressure this will potentially place on governments.”
The three existing African megacities of more than 10 million people each — Cairo, Lagos and Kinshasa — would be joined by six more cities over the next 10 years: Abidjan, Dar es Salaam, Johannesburg, Khartoum, Nairobi and Luanda, Labuschagne said. Meanwhile, the EU Chamber of Commerce and Industry of Southern Africa, said that EU investors feared for the future of SA’s acclaimed renewable energy plan. “There is an urgent need for the outstanding purchase power agreements with Eskom to be signed,” Stefan Sakoschek, regional director of the EU chamber, said. “Unfortunately … the current delays in the signing, awarding, and implementation of the IPP [independent power producer] contracts and the lack of communication [by Eskom] have raised doubts about the resilience of SA’s renewable energy targets,” he said.
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FM FROM A DIFFERENT PERSPECTIVE
Facilities managers work in many commercial areas and the buildings they manage can be varied and diverse. They are also subject to some very challenging problems. This was brought home to me whilst on holiday in Mozambique and no, I am not going to bore you with all my holiday photos. The estate manager is lady by the name of Lynne Pol, a South African lady who has been running the estate for about 6 years.
he place in question is a holiday estate called Daghatane, just south of Inhambane, about 460km from the capital, Maputo. The N1 connects the two. Now please bear with me here with the geography lesson. The N1 sounds like a highway and all other roads have a different designation. However, it is not a highway, but a normal road, one lane in both directions. Speed traps, pot holes and lots of small towns and villages abound, all making for a challenging journey by road. Whilst staying at the estate I got talking to
Jan / Feb 2017 FM
her one day about running the estate and the highs and lows that it presents. The high points are pretty much based around the location, the work life balance and the people she works with and the ones she meets as guests. She says that her working day is varied and always interesting, with the odd unexpected challenge thrown in. One such challenge involved trying to replace a cracked piece of glass in a door for one of the guest cottages. Being a door, it required safety glass, a product that is apparently not easily obtainable
in Inhambane, or Maputo, it would seem. Having located a supplier in Maputo, the order was placed. Due to the challenges of road transportation and the delightful N1, it then took a further month for the glass to be delivered to a depot in Inhambane. Lynn then needed to organise collection from this depot and get the glass safely to the estate for installation. This took another two weeks because of the nature of the roads from Inhambane to Daghatane. As you can see from the photo, they are quite challenging and the biggest concern was to get the glass there without it breaking, cracking, or being chipped. Eventually it arrived and her onsite team were able to install without a problem. Her team, can pretty much repair anything if it is made out of timber or palm leaves, but man made products present all kinds of challenges due to the location. Whilst we were there, Richard, the maintenance manager was trying to locate a replacement septic tank, it took him most of the day to organise. Other issues are mainly those that can also affect us here in SA, such as power outages, however, they do not have a generator, again because they cannot source a supplier willing to deliver fuel to the location. The biggest problem with a prolonged outage is the water supply. It is stored in tanks on a hill above the estate and these are kept topped up by an electric pump. After about 36 hours these tanks run dry and then the guest and staff resort to using the swimming pool water for their ablutions etc.
down and varnishing the wood is a must. They have also recently developed a way to hopefully ensure that the thatching lasts that little bit longer. The wind can be particularly damaging to these roofs as can be seen in the photo, however, with the installation of the tailored netting, they hope to prolong the life of the roofing. Sadly, while we were there, we experienced a particularly ferocious storm and the newly thatched roof started leaking. Not a repair that Lynne is looking forward to organising. Yes life in South Africa can be frustrating, however, if your supplier has let you down with a delivery, maybe give a thought to Lynne and hopefully you may see thigs from a different perspective. Incidentally, they are building additional accommodation, which Lynne is not involved in, however, the construction interested me in the use of a lattice framework to reduce the amount of timber used in construction of the joists. n
The accommodation is constructed in wood with Balinese style roofs of thatch over the top. Being on the coast, the salty air plays a significant part in the deterioration of the buildings. A regular program of sanding
Jan / Feb 2017 FM
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THE FUTURE OF SMART BUILDINGS AND CONTROLS
Original ‘buildings’ and dwellings for pre-historic humans would be nothing more than a cave or a simple shelter made from sticks, grass and leafs. Enter the post ice age period where humans learnt basic brick making in order to construct houses. The first full on civilisations would have large houses made of brick for the elite members of society whilst the average ‘peasant’ would live in simple huts. With the advent of the industrial revolution cities became exceptionally advanced compared to pre-historic dwellings but still primitive compared to the modern homes we have the pleasure of living in today. This is the new age in the technology driven digital revolution… By Nathan Neethling
ith better, faster and more intelligent technology being released every fortnight and everyday household items becoming ‘smarter’ each day, it only makes sense that building facilities would follow suit. Ten years ago, except for the odd Blackberry mobile Personal Digital Assistant (PDA), nobody would ever expect that mobile phones would be able to do half of what they are capable of doing in the present day. Everything is smarter today from televisions and watches and all the way to fridges and washing machines. Most smart technology on the market today is also controllable from your smart phone allowing you ease of use as well as access.
Technology companies are trying to start the robot revolution a little bit earlier than expected with new technology aiming to replace the mundane things humans perform by themselves. Tasks like driving, taking pictures and even turning on a light. All of these everyday tasks are streamlined and made simpler via technology. This article explores how smart technology integrated into traditional security and early warning systems can ensure that buildings are safer as well as more efficient in their everyday operations and running. Imagine this scenario, yourself as the facilities manager, leaves the building and goes home after a long day. When you return to work the next day you arrive to find that a leak in an air-conditioning pipe resulted in an entire
Ten years ago, except for the odd Blackberry mobile Personal Digital Assistant (PDA), nobody would ever expect that mobile phones would be able to do half of what they are capable of doing in the present day.
Jan / Feb 2017 FM
floor being flooded overnight. Now imagine that there was a simple smart phone app that would not only allow you to monitor when leaks occur, but also give you the power to turn the water supply off at the source and thus save the day and save the floor from flooding. Did anyone call for Superman? With new progresses in smart technology, the average facility manager will not need Lois Lane nor any of the members of the Justice League in order to monitor buildings and all the facilities that come with it. Problems will be solved before major damage can occur and lasting solutions will be developed using smart technology programmes. In the present tech savvy world, buildings are becoming ‘smarter’ than ever before. Various processes such as monitoring, access control, lighting control, fire detection, gas and water leak detection, energy efficiency, temperature monitoring and also heating, ventilation and air-conditioning control are now available on one simple integrated control unit. Smart access control allows business owners and management teams to use technology to monitor people that enter and exit the building premises or parking lot from wherever the facilities manager may be. This results in stricter security measures for trespassers, whilst offering simplified access to authorised persons who need to enter or exit the building. This technology may help to reduce costs in the long run by lessening the amount of security guards your building may need whilst drastically improving security. In the field of lighting control, scientists and engineers have spent many years researching and creating smarter lighting solutions for businesses and commercial buildings. This is in an effort to create more energy efficient solutions whilst simultaneously cutting future costs and stress on a city’s electricity grid. The smart lighting technology will allow facility managers infinite control over a building’s lighting system. Solutions include various control panels that are mounted on the wall of a building as well as digital applications that could be used on a smartphone, tablet or computer. Smart lighting involves two main types, these are sensor integrated lights and nonsensor integrated lights. Sensor integrated lighting, as the name suggests, incorporates sensors to monitor movement and light which then allows the lighting system to switch the light on when it detects people in the room and also to switch it off when people leave the room. It also monitors daylight which is helpful when it comes to both interior and exterior lighting.
Interior daylight monitoring lights would turn any lights that might have been left on, off when it senses that the sun is rising and it can also turn exterior lights on when the sun sets and off when the sun rises. Sensor integrated lighting also affords users the ability to manually operate the lighting system should the need arise. Non-sensor integrated lighting on the other hand does not contain sensors. However, they are still programmable and thus, they are still considered smart. Another development that is still in the works involves solar panels being installed on windows as a new type of renewable
Various processes such as monitoring, access control, lighting control, fire detection,gas and water leak detection, energy efficiency, temperature monitoring and also heating, ventilation and air-conditioning control are now available on one simple integrated control unit.
Jan / Feb 2017 FM
energy source for commercial buildings. According to research, the windows could generate up to 25% of the energy needs of a building while also reducing the infrared radiation of smart buildings in the future. Fire is one of the most destructive of all elements and it can destroy buildings in minutes if not contained. Fire can also cause severe injury and death to staff members if they are not alerted and do not exit the building quick enough. In buildings of yesteryear people would rely on a fire detector, fire alarm and sprinkler system in which the sprinklers would activate when smoke was detected and the alarm would sound, notifying people to exit the building due to fire. Smarter fire detection technology exists today drastically improving building safety. Smart smoke detectors have the ability to notify you on your mobile phone when a fire is detected. They also have the ability to notify your local fire station when the first particles of smoke are detected. Another element that can wreak havoc on your building and its operation is water. Water leaks can grow from a few drops into a small puddle, into a bigger puddle and before you can contain it, bam! an entire building floor has flooded.
Jan / Feb 2017 FM
Smart technology in the plumbing industry now allows water leaks to be accurately detected as soon as they appear. When the water detector sensor detects water where water shouldn’t be, it automatically sends a notification to your cell phone or to a centralised computer hub alerting you of the leak and a siren is also triggered. This allows you to contain it before any damage can be caused. This type of monitoring is suitable for toilet and tap leaks but for more serious leaks such as a pipe burst within the building, the smart water sensor notifies you immediately and also automatically turns off the water supply to the affected pipe thus preventing the serious damage that goes along with burst pipes. The device saves you the money that businesses usually lose as a result of high water bills as well as the expensive excess that needs to be paid when you need to register an insurance claim for the damage to your business. In the facility manager’s quest to make buildings more energy efficient, the heating, ventilation and air conditioning (HVAC) system is one of the areas where massive savings can be made. HVAC systems are well known for being major consumers of a buildings energy supply due to the several complex processes involved in heating and cooling air, their sheer size and the fact that in an air conditioner equipped property most rooms or offices would have access to the system. Even though it is estimated that modern HVAC systems consume 30% to 50% less power than units built in the 1970’s, electricity prices have also risen exponentially since then. Smart HVAC aims to reduce electricity consumption whilst still performing as well or even better as more traditional HVAC systems. Smarter HVAC systems allow the user to operate the HVAC system of a building from one central hub or via a tablet or computer application. Communication between the sensors, thermostat and the monitoring apps will allow HVAC systems to be as efficient as possible. The HVAC systems also contain
monitoring sensors that automatically shut off the system when there are no people detected in a room. Smart buildings as a whole are built to adapt to different conditions using various smart sensors and controllers in order to save energy. These devices are able to monitor the amount of occupants inside a building and adjust the conditions accordingly. In essence they conserve energy when less people are inside the building. Take an empty office for example, with smart lighting and HVAC systems constantly monitoring the work environment, these systems ensure that no unnecessary lights or air conditioning are left on in unoccupied offices. In order to power these new smart buildings a city will need a stable electricity supply. South Africa is currently facing a power crisis with load shedding still an issue that could return in the future. However the South African government has plans in place to address the crisis and get the country’s power grid back up to world class standards. Some of these plans include improving the maintenance of the country’s power stations, enhancing the electricity generation and finally managing the demand for electricity. Government also called on citizens to be more energy efficient in their everyday operations and smart buildings will be the start of that quest. Some facilities managers and building operators feel that the smart technology being introduced and implemented is too great a cost to pay, however extensive research suggests that making your building smarter does pay off. The high initial costs of installation normally pay themselves off within 12 to 24 months due to extensive energy saving and efficient maintenance of the smart systems. The new smart age the world finds itself in will be even smarter and more connected in the future. Technology is aimed at developing and bettering our lives and it has certainly lived up to that task. Buildings of the future will be more eco-friendly and more efficient regarding their energy usage and that will always be a good thing for us and for our planet’s future. So we bid you welcome, welcome to the future. n
TOP FIVE TECHNOLOGIES TO WATCH: 2017 TO 2021 FM is changing and so is the world we live in. Technology is changing our lives exponentially as time passes. Cell phones, robotics, battery power and computing power are continually changing the way we do things. How the future will impact on FM is hard to guess at this point in time.
ontrol of ‘things’ is one area, reporting is another, but what of the actual job? Below is a snap shot of a report titled ‘The Top Emerging Technologies to Watch: 2017 To 2021’. Research and analysis firm Forrester identified 15 emerging technologies that will change consumer expectations and the way businesses operate over the next five years. Brian Hopkins, VP and principal analyst at Forrester, believes five of them will significantly shift how organisations and consumers engage, and ultimately change the world by 2021.
Internet of Things (IoT) software and solutions
By 2021, IoT will drive new levels of customer insight and engagement for some. Specialised IoT software will be readily available from vendors, and they will expand their core software to incorporate IoT. The company also says by 2021, the technology for specific use cases will be mature, but technology diversity and the need for organisational changes will still stymie or delay many firms.
2 Intelligent agents
As outlined in a previous report on the future of the workplace, it’s predicted that by 2021, intelligent agents and related robots will have eliminated a net 6% of jobs. AI within intelligent agents will evolve significantly beyond today’s relatively simple machine learning and natural language processing (NLP).
and virtual 3 Augmented reality
The fifth key technology disruptor will be hybrid wireless. The report states that 5G will be rolling out by 2021, creating a high bandwidth cellular backbone to support IoT devices. In addition, Bluetooth and Wi-Fi will expand their capabilities to support IoT devices.
“We don’t think we are going to see dramatic disruption in 2017. Our report found that the next round of disruptive tech won’t really start to have a disruptive impact until 2019. So we are in a holding period while change brews. “Some disruption will continue in financial services but this has been a long slow process due to the strong grip large banks have on the core banking system. However mobile and intelligent agent assisted apps will continue to tear away add-on services that banks have been using for years to bolster their profitability. Transportation is another industry that is undergoing change. First car sharing, then Uber, next is self driving cars. But change will be gradual in 2017. We will see more self driving cars, but this still won’t affect automotive insurance quite yet. But that is coming.” Looking at the effects of the emerging technologies identified in the report, the company says they are “poised to unleash another cycle of raised consumer expectations, changing behaviours, and disruption”. The stakes for CIOs are high, where a wrong investment could result in a company going out of business, but a savvy investment could give an organisation a significant competitive advantage. n
Speaking about the findings of the report and the possible effects of these technologies on various sectors, Hopkins says he does not see significant disruption in the immediate future.
Source: “The Top Emerging Technologies to Watch: 2017 To 2021”, September 12, 2016. Authors Brian Hopkins, with Srividya Sridharan, Sharyn Leaver, Ted Schadler and Frank E. Gillett.
By 2021 AR will be commonplace, while VR will remain niche. Within five years, AR technologies will project digital information on many surfaces. Headsets will be incrementally smaller but unwieldy enough to limit widespread consumer uptake. By 2021, however, Forrester says we will be fully into a transition period between separated and tightly blended physical and digital experiences in our work and lives.
intelligence and cognitive technology 4 Artificial
By 2021, the company believes a disruptive tidal wave will begin and that solutions powered by AI/cognitive technology will displace jobs. Citing a Citibank and University of Oxford report, Forrester says the biggest impact will be felt in transportation, logistics, customer service, and consumer services.
5 Hybrid wireless
Jan / Feb 2017 FM
FM MANAGEMENT INSIGHT
Jan / Feb 2017 FM
A STOMACH’S CONTENTS AND SERVICE DELIVERY! Service Level Agreements – where would we be without them? A lot better off in the case of most of those that I have inherited and I would like to tear them all up. The need to be specific about things is self-evident, but it needs to be thought through. Sadly common sense seems to be one of the first things that vanishes when people get into the nitty-gritty of the SLA; take this example. By John J Bowen - Thatconsutlantbloke.com
t one of the sites that I am helping out at, the cleaning was outsourced more than 20 years ago. There have been a few changes of contractor along the way, but the contract specification, SLA and KPIs are pretty much unchanged since the outsourcing. Also, some of the cleaning team are folks who were once direct employees at the site. One of the buildings has a tiled area running across the entire frontage. As part of the original cost saving it was decided that instead of mopping the whole of the frontage only a portion in front of the main entrance would be cleaned on the daily schedule with the rest to be done monthly. So far so good, but where does the daily clean stop? Someone came up with the answer that the daily clean should be the area in front of reception plus a three paving slab width either side. Now this site is not fenced off and is open to the public with the inevitable consequence that people pass through at all hours of the day and night and some
leave evidence of their passage. One such passer-by had left behind the contents of their stomach and by chance their gift to us straddled the joint between the third and fourth rows of slabs from the entrance. You know where this is going; the cleaner had cleaned the mess from their area and left the rest. Oh, the joys of demarcation. The cleaning company manager was apologetic, but they have their targets to meet and are under pressure, like the rest of us, to do more with less, but this is where poorly thought out SLAs and KPIs fail us all, clients, suppliers and end users. If not done well, they do not encourage sharing the objectives and become divisive. It is all done with the best of intentions; ensuring accountability, value for money, measuring performance and more, but the end result is all too often inflexible, confrontational and more of an impediment to progress. A far better way is to have agreements and measures that are about how we all contribute to delivering the objective; it is about us, not us and them. And don’t
A far better way is to have agreements and measures that are about how we all contribute to delivering the objective; it is about us, not us and them.
be afraid to change measures over time. Holding on to something that was a valid measure 2 years ago (let alone 20) really has little value. To move measure along and have them evolve with changing needs is far more practical, adds value and helps to motivate those who have to deliver. If anyone is still wondering about the puke on the pavement, well I cleaned that up; leadership starts at the top. n
Jan / Feb 2017 FM
Today’s decision makers need to stay abreast of the latest industry trends and developments, no matter where they are. They need the right information at their fingertips to ensure the optimal and efficient use of resources.
Facilities Management incorporating Urban Green File provides cutting-edge information on the latest issues and procedures regarding facilities management. Our audience is the INCORPO
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CLEANING IN THE CORPORATE SPACE Cleaning, next to safety, is one of the most important facets regarding the maintenance of your building. A clean building exudes the feeling of professionalism and hygiene maintenance to any guests and staff entering it and maintaining the cleanliness and hygiene standards should be of utmost importance. By Nathan Neethling
orking and socialising in a clean environment is great for both the image of your company and your own personal health and hygiene. A clean office will see clients leaving your office impressed and with complete and utter faith in your companyâ€™s ability to handle important portfolio they might entrust you with. It will also leave staff members and guests healthier and less prone to sickness due to the large amount of germs and bacteria present on many office workstations. The influenza virus is able to survive on hard surfaces such as desks and computers for up to 24 hours. Think of how many co-workers or guests are present at your workstation in one day and that statistic becomes scary. South Africaâ€™s facilities management industry ontains scores of organisations who specialise in cleaning among other services. Some of the most famous of these organisations include Bidvest, Servest, Blendwell Chemicals and Ultra Window and High Level Cleaning Services. These facilities management and cleaning companies offer several specialised cleaning services for a wide variety of office spaces with some even specialising in the exterior cleaning of high rise buildings within the Central Business Districts across the major South African cities of Johannesburg, Durban and Cape Town and also the smaller towns in between. One particular company specialising in the exterior cleaning of high rises in South Africa is Ultra Window and High Level Cleaning Services based in the Florida Hills area in Johannesburg. (Visit ultrahighlevel.co.za for more)
Jan / Feb 2017 FM
Jan / Feb 2017 FM
The company has over 25 years of experience in the high rise building cleaning industry with the approach of looking for the safest and most cost effective way to clean the specific building assigned to them. Rob Urquhart, one of the Directors of Ultra Window says that high level cleaning is not a simple cut and shut process due to the fact that there are several variables to consider before taking on the mammoth task of cleaning high rise buildings. “Different buildings usually have different designs and with different designs come different safety installations and so forth. The actual height of the area that needs cleaning and weather conditions also have to be considered before cleaning begins”, he explains. There are several methods employed by Ultra Window regarding the cleaning process with each having its own pro’s and con’s. If a building is being cleaned from the bottom to the top, the following methods are used: • Water pole systems can be utilised whereby a brush is attached to the end of a telescopic pole and a stream of two or three stage filtered water exits through an opening in the brush, allowing easy cleaning of the window surface. This is the safest and quickest method as no person is actually working at height. Long poles (over 15m) do need to be stabilised from the top which does require a person being on a roof. The major drawback is it does use quite a lot of water and with our current water crisis, environmental concerns must be considered. Poles also have another drawback in that they do not remove marks such as dried paint. They can also be used up to a height of 22 metres. • Mobile Elevating Work Platforms (MEWP’s), colloquially known as “Cherry Pickers”, are relatively quick and easy to use, however quite costly to hire and they are also limited to areas where ground conditions are level and stable. Machines are often quite heavy and care must be taken that the machine will not cause a collapse of the ground, paving or slabs. • Aluminium towers are quite time consuming to erect and dismantle and they are also very limited in the heights which they can be used to access. They have to be erected by trained erectors. These can be used up to a height of 8 metres. • Steel scaffolding is very rarely used as erecting and dismantling the scaffolding
is a time consuming and costly exercise. Scaffolding is usually used when construction work has been completed just prior to the scaffolding being dismantled and removed. • Regular ladders are the most common and (apart from pole systems) quickest and most cost effective method. Contrary to common perceptions, ladders, when in good condition, and used properly by trained people, are safe. Ladders are normally limited to a height of 20 metres. When a building is being cleaned from the top to the bottom it gets a bit more complex and other cleaning methods are then used… • Rope access or “abseil cleaning” is quite often the only method of accessing areas due to building design and also usually the most expensive due to costs of training and equipment. The long term costs to clients for testing and certification of anchors, bolts or rails can be high. The legal and safety requirements for anchors are stringent, and unfortunately, there are companies which ignore these and install and use anchors which are not compliant nor safe. • Building maintenance units which are devices permanently attached to the roof of a building and specifically made for cleaning, normally house two workers allowing them to traverse the sides of a building as well as allowing them to raise or lower the platform to clean higher and lower levels respectively. This method is very safe to use and the client is responsible for servicing, testing and the certification of the system • Bosun’s/boatswain’s chairs are wooden platforms suspended from ropes that are attached to the roof anchors allowing window cleaners the benefits of rope access cleaning without the client having to fork out money for the high costs of rope access. The chairs also attach to full body harnesses allowing workers an added safety measure. • Temporary Suspended Platform’s (TSP) are not commonly used for cleaning because hiring and installing is quite costly and time consuming. In a similar way to steel scaffolding, TSP’s are usually used in construction and for post construction cleaning. (All information has been provided by Rob Urquhart Director of Ultra Window and High Level Cleaning) “All of these access methods are safe, as long as the equipment is serviced and
Jan / Feb 2017 FM
maintained properly, and the people using the equipment are medically fit and trained and competent in using the equipment. A full health and safety file, which includes a fall protection plan and risk assessment, explained to everyone working on a site, must be available on every site” Urquhart said. These cleaning methods ensure that the safety of workers is top priority whilst performing the task. It also ensures that the building is not damaged by the equipment in any way and also protects people on the ground from falling objects. The future of
Jan / Feb 2017 FM
high level cleaning will continue to advance with new progresses in safety measures and equipment technology happening every year. Now that the exterior of your building is looking clean and sparkly, you would need to attend to the interior of your building. Interior cleaning tends to be the easier of the two processes obviously because you are not suspended hundreds of metres in the air. Most corporate offices in South Africa, and the rest of the world in fact, tend to go through periods of extremely high pressure where the last thing on their mind would be the cleanliness of their office environment. Offices are deadline driven, hardworking madhouses. However interior cleanliness should not be neglected. South Africa’s interior cleaning services are synonymous with their influence in the facilities management arena. Major players include companies like Bidvest, Servest, Neledzi and Blendwell Chemicals as well as many others. Many business environments in the country often deal with prospective clients face to face and this is where building cleanliness is of even greater importance as this has a direct effect on the client’s perception of your company. If your business environment cannot be kept clean, why would prospective clients trust you with their business or private interests? These companies use specialised cleaning equipment to leave your corporate space hygienically clean and sparkling.
Floor care: Floor care is important in corporate space because it tends to contain the largest surface area of your building and it also
takes the most damage due to hundreds or thousands of people walking across the surface each day. For this reason floor cleaning has to be performed religiously. Floor cleaning helps to ensure that tripping and slipping does not occur, especially on level floors where slipping or tripping is a common cause of workplace injury. It is important to also remember that should the floor be wet during cleaning, the appropriate safety warnings should be clearly visible to people in the workplace. Cleaning the floor assists in beautifying the floor by removing stains and dirt as well as items that people could fall over for example, dust bins and wiring. Cleaning also helps in maintaining the floor as it removes sand and other rough materials that can scratch the floor. It also gets rid of dust build-up which is a major cause of allergies among people. Depending on the floor type, several cleaning methods are available.
Wood floors: Wooden floors require daily sweeping to rid the floor of dust and other contaminants that could scratch and damage the floor. Wood should also be mopped at a frequency of about once or twice a week, as daily mopping tends to damage the wood by causing the wood to swell. Wood is also a highly porous material which means that if excess water is applied, it could result in mould and bacterial spores forming which tends to cause respiratory problems in certain individuals.
Tile floors: Tile flooring has the advantage of being extremely low maintenance and it is an
extremely common flooring method for corporate work places. Although they are low maintenance compared to other surfaces, spills should be cleaned up as soon possible to prevent the stain from settling into the tile and becoming extremely hard to remove. The most efficient way to clean tiled surfaces is to firstly sweep or vacuum the floor to remove dust and other particles that can damage the tile. Thereafter, one can mop the floor with warm water and a detergent that is recommended for tiled surfaces.
Carpets: Carpets can harbour many dust particles that cause allergic reactions and respiratory problems in people and thus requires specialised cleaning systems. Hot water extraction: This process is sometimes incorrectly thought of as “steam cleaning” however there are differences as authentic steam can damage carpet fibres. The water extraction method utilises machines that spray heated water into the carpet fibres with additional cleaning chemicals used when necessary. The water is simultaneously vacuumed back up during this process creating the look of steam and causing the confusion between the different techniques. Bonnet method: According to jondon. com, the bonnet method involves thoroughly vacuuming the carpet and applying a cleaning solution to the carpet fibres. Thereafter, a round buffer or “bonnet” scrubs the mixture into the carpet in a circular motion. The bonnet should be replaced frequently as it gets soiled extremely quickly. Encapsulation method: This method involves the spraying of encapsulating chemicals onto the carpet and then rubbing the chemical into the carpet using a rotary or cylindrical brush machine or bonnet. The encapsulation method crystallizes each soiled particle which can then be easily removed via regular vacuuming.
Desk and countertop cleaning: Scientists estimate that the average office work station desk contains 400 times more bacteria than the average toilet seat. This is a scary statistic concerning how easily bacteria is transferred from your desk to your body using your hands. People can get extremely serious medical conditions when exposed to such heavy concentrations of bacteria resulting in staff members taking sick days off work, productivity being affected and ultimately losing money.
Simple measures can be put in place to limit the number and spread of office desk bacteria. Shared workspaces for example in the media or tele sales field tend to have more bacteria because they are shared by several people throughout the day. The three dirtiest areas on a desk are the phones, desktop counters and computer systems. Frequent hand washing can drastically reduce the amount of bacteria found on the common desk. Studies by Professor Charles Gerber, a world famous microbiologist, have shown that wiping your desktop counter down with antibacterial wipes daily will result in the killing of a large percentage of germs. Gerber also suggests that the breakroom or lunchroom as it is also known should be wiped down thrice a day using anti-bacterial cleaners to assist in preventing the spread of germs. Here are statistics on the average amount of germs located in an office. The information comes courtesy from The Cleaning Services Group in the United Kingdom:
Lunch room germ statistics: • 91% of sink tap handles contain germs • 80% of microwave door handles • 69% of refrigerator door handles • 53% of water fountain buttons • 48% of coffee pots and dispensers • On the desk side of things it is estimated that 69% of keyboards, 51% of computer mice and 51% of phones harbour harmful bacteria. With so many germs lurking on everything we touch during the day it might be time to reconsider the cleaning regimen you apply in your office. Also remember that should a worker be sick with a contagious disease such as the influenza virus or common cold, it is better to let them recover at home rather than risk contaminating multiple surfaces at work and spreading the germs to other members of staff. (visit blendwell.co.za for a comprehensive look at all the cleaning chemicals they supply) Be safe out there and always remember to wash your hands frequently and to keep a handy supply of antibacterial wipes and hand disinfectant for those quick rubdowns.
Jan / Feb 2017 FM
TOP FIVE MISTAKES IN A WORKPLACE TRANSFORMATION Many companies consider their move or workplace redesign as a distraction or a necessary evil. A strategic facility manager (FM) sees it as a larger opportunity to meet business objectives. Unfortunately, they are often without the power, resources and authority to leverage the move to enable greater business results. By Diane Coles Levine and Susan Wiener
y avoiding the five following slipups, “Facilities” can be viewed as a strategic partner that drives change rather than a costoptimization centre remaining in its expected operational role.
of boardroom 1 Lack understanding
Even though Facilities is not often at the board table, it is in an opportunity to explain how a well-designed workplace can benefit employees, customers and the bottom line.
Jan / Feb 2017 FM
When organizations “simply” see a move as a tactical effort, they fail to realize the following unexpected business results: • Better employee engagement • Increase in talent attraction and retention • Lower staff turnover rate • Higher employee productivity • Enhanced corporate sustainability and wellness initiatives • Improved processes and ways of working • Increased collaboration • Introduction of strategic technology into a new environment
“Facilities” can be viewed as a strategic partner that drives change rather than a cost-optimization centre remaining in its expected operational role.
everyone’s roles, responsibilities and timing. Getting everybody on the same page removes assumptions and: • Keeps people from running in opposite directions • Guarantees efficient spend of resources • Diminishes surprises A manufacturing company in California neglected to include their IT and HR departments in the operational planning of their new office. This proved to be a costly error. It was only after construction started that they realized a generator was required for systems backup and that the company was planning a new fitness centre and cafeteria. This cost $1.3 million in design, engineering and construction delays — all of which could have been avoided had IT and HR been involved earlier in the process.
A workplace transformation is an opportunity to examine how new ways of working can improve return on investment in individual functions (Facilities, Human Resources, IT) and for the organization as a whole.
to engage and align 3 Failure all “external” stakeholders early enough
In addition to these impacts, one true area for results is cost savings. A workplace transformation is an opportunity to examine how new ways of working can improve return on investment in individual functions (Facilities, Human Resources, IT) and for the organization as a whole. For example, implementing employee mobility not only reduces real estate costs, it also increases management span of control, decreases employee costs, increases productivity, and lowers technology spend as employees become less dependent on IT support.
Failure to engage and align 2 all “internal” stakeholders early enough When creating the operational plan to execute the agreed upon strategy, it is important to communicate early the strategy, goals and objectives to those responsible for its execution early. This seems obvious, but often the internal functions (e.g., Facilities, Real Estate, HR, IT, Sustainability) are not aware of their part in the overall picture. Early involvement ensures buy-in of the plan and an understanding of
Managing a move is like conducting an orchestra. There are a lot of players and each enter and exit the musical piece (e.g. project) at varying times. The conductor (e.g. project manager) must carefully lead the musicians (e.g. architect, engineers, contractors, movers) through the crescendos and fortissimos to the finale while at the same time ensuring an engaged audience (e.g. employees) enjoy the experience and recommend the concert (e.g., company) to their friends. It’s important to have a skilled conductor that understands the meaning (e.g. strategy), nuances and intricacies of the piece. Although the conductor doesn’t need to know how to play each instrument, they do need to understand their part, provide guidance, and elicit the best from the musicians to satisfy the audience. A health care company in Los Angeles engaged their architect too late (after lease execution) and paid an additional $1.9 million in unnecessary expenses, delays and holdover rent. Without the architect at the start, this company neglected to perform a facility condition assessment or test fit of their new building. Once hired, the architect found major structural issues with the building and determined the space was too small to meet future workforce and technology requirements, causing the agency to lease more square footage nearby at year two of their new five-year lease.
space 4 Inadequate forecasting
Right-sizing the lease can be challenging for the inexperienced. It takes a village
Jan / Feb 2017 FM
to get it right. Critical data should be considered when forecasting square footage requirements including workforce projections, space occupancy data, desired ways of working (e.g. heads down, collaborative, hoteling, work anywhere), desired building amenities (e.g. cafeteria, fitness centre), technology requirements, and workplace satisfaction. This data comes from both internal and external players. A growing retail company in San Diego, California ran out of space nine months into a five-year lease of their new headquarters. This poor space forecasting cost an additional $1.4 million. The cause was several factors: 1. Inaccurate workforce projections 2. New programs outlined in the company strategic plan were not included in the space calculations 3. A new employee lounge, customer centre and fitness centre were added at the last minute, after the lease was signed 4. IT required a larger infrastructure room to accommodate additional equipment and staff The project manager had limited experience and didn’t know what he didn’t know. Had IT been consulted, the project manager would have found that their outsourcing contract was being cancelled (and adding 30 new staff) and that they were expanding their server room. Had the Project manager
Jan / Feb 2017 FM
spoken to HR, he would have discovered that the company was planning to add an additional 75 employees in the following year. While it is difficult for some companies to forecast future employees, flexibility can be built into the lease (e.g. expansion and contraction clauses) to accommodate many of these unknowns. Knowing this would have helped the project manager better leverage the lease to plan for unforeseen factors.
Changing space without 5 addressing organizational change A major international bank in New York lost many top talent after moving senior managers from private hard walled offices to 6×6 cubes with low panels and, finally to trading desks. The employees felt devalued when it was revealed, at the last minute, where they were moving. The company did not address their resistance to the change nor did they have a formal workplace change management program in place. While this bank saved money by reducing real estate, their approach ultimately meant an outlay in unplanned expenses for lost productivity, hiring and training new talent, and managing morale issues. One of the best ways to address employees’ resistance to change is by involving them early in the process. Our client, an international sportswear company
with $1 billion in revenue, did it right and reduced their turnover rate after moving into their new headquarters. They worked with employees to understand their needs and concerns and addressed upstream performance management issues as well as designing a workplace for maximum productivity. Decisions and progress were communicated through videos from the CEO, tours, weekly emails, town hall meetings and training sessions. This company was recently named one of the best places to work in Orange County, California. n
A workplace move or redesign can be a fortuitous event for a Facilities Manager to take a strategic leadership role. It is the perfect opportunity to: • Explain to the board/boss how a redesign can impact business results • Ensure that all stakeholders, both internal and external, understand their role, are involved and aligned • Engage all parties to better forecast space • Integrate change management early in the project
INNOVATION IN FACILITIES MANAGEMENT
Innovation, this is a word that has been tossed around a lot lately, whether it be in the advertising spiel of the latest car, phone or even television. Manufacturers are constantly ‘innovating’ every item around us. By Nathan Neethling
tandard dictionary definitions of the word describe things such as a ‘new idea, device or method with innovation sometimes being considered as the application of better solutions that meet new requirements or the existing needs of various markets. Innovation is accomplished by introducing new products, processes, services and technologies that are more effective than those they replace’. This is the basic definition of the process of innovating items to simplify our lives. In the field of Facilities Management, the practice of innovating tends to be a more difficult process compared to other fields. According to Andrew Wilkinson, Strategy and Marketing Director of Sodexo
Corporate Services, this is because in the past, Facilities Management providers would compete with each other based on who could deliver the same value of services at a reduced cost. This was due in large part to the recession that began in 2008 and rocked the economies of numerous countries around the world, including South Africa. Now however, as markets are in the process of emerging or have already emerged from the devastating effects of the recession, there will be an increased emphasis on who can provide the most value even if that means that there will be a slight increase in cost to benefit from added services that other FM companies will not be able to provide. In today’s FM arena
Innovation is accomplished by introducing new products, processes, services and technologies that are more effective than those they replace.
Jan / Feb 2017 FM
providing exceptional service delivery is not nearly enough to keep clients happy. Radical new developments have to be introduced by leaders in the FM field in order to stay relevant and competitive in today’s ever changing industry. In the present industry however, innovative ideas remain only ideas and nothing more. “When it comes to the day to day delivery of FM services on the ground, innovation often takes a back seat in the race to reduce costs, meet targets, provide data and avoid financial penalties. To reiterate, all of these are critically important – but to be able to deliver them sustainably requires innovation and not ‘business as usual’ thinking. Without embracing a sustainable approach, you will find yourself entering into a perpetual cycle of searching for the cheapest service provider and be left wanting in terms of innovation”, says Alex Berndl, Group Sales and Marketing Director for Servest South Africa. According to Berndl, after studying the results of various other academic studies, the two main contributing factors to zero innovation are that firstly, many procurement processes leave no room for incentivising innovative practices. There exists plenty of ways in which the money a company spends each month can be reduced and a great deal of effort goes into designing systems and processes to help in this cost reduction. This is a positive aspect however, it does not assist in developing innovative programmes in the field of Facilities Management. The second reason is because Facilities Management service providers will speak about innovation but like the procurement processes, will not incentivise it nor do they promote the culture of innovation and thus it does not occur. David Pierre-Eugene, Head of Group Facilities for Discovery South Africa, believes that innovating is the only way forward in the
Jan / Feb 2017 FM
FM industry otherwise the industry will cease to remain relevant in the future. “I believe that innovation is key for the future of FM. Technological innovations are driving change in all industries, for example Uber revolutionising the meter taxi industry, drones revolutionising the surveillance and photography industry and that will be no different in the FM industry if not more so. Innovation is changing and will change the way we do things and we need to be prepared if we still want to be relevant in the future. Relevance for me as an FM professional is figuring out ways to add value to businesses, and I believe we can do that by managing their four bottom lines, yes not three namely; people, planet, profit as well as wellbeing. Innovations like the “Internet of things” whereby every element that an FM looks after for example; lighting, equipment and space can be monitored, will help us manage workplaces more efficiently. It will help us in not only looking after the business’ bottom line but also for its occupant’s wellbeing, and that is where the opportunities for innovation in FM lie. The challenge will be for us to show the business case in implementing those innovations. “FM people must look at themselves as problem solvers for businesses rather than just managers of assets and through keeping in touch with new innovations that are happening in the world, see how we can add value to the organisation,” he says. Despite innovations in the FM arena being few and far between for now, there are still major trends to look out for in shaping the future of FM. According to United Kingdom based Outsourced Client Solutions, these are the latest innovations in Facilities Management.
• Building Information Modelling (BIM) Building Information Modelling or BIM are digital and highly advanced renderings of buildings that are created before construction begins. The BIM software visualises each aspect of a building and thus assists in helping businesses make better decisions about their buildings before they are constructed and it is too late to make changes. There are various benefits associated with the use of BIM and one of the most important benefits is the creation of eco-friendly and sustainable buildings by allowing businesses to set environmental targets and figuring out ways to achieve these targets before the building has even broken ground. The most eco-friendly building materials can also be determined prior to construction. BIM also allows for co-ordination and collaboration between engineers, architects, the building team and the business owners. Finally, BIM provides dynamic data about the building to business owners and this allows the owners to neutralise inefficient processes and malfunctions at the earliest stage possible. • Smart buildings As mentioned in our previous issue (Nov/ Dec 2016), smart buildings are one of the greatest innovations in modern day
facilities management. Allowing complex control of various building systems including HVAC; fire, water and gas detection, lighting and security. Every business should strive to implement smart technology in their buildings. • The Internet of Things (IOT) The Internet of Things involves the internetworking of physical devices, smart devices and buildings and the network connectivity that enable these objects to collect and exchange data. Machine-toMachine (M2M) technological advances will have great impacts on sustainability due to the endless advances in digital technology. • Space utilisation Efficient space utilisation will result in large cost reductions for property owners as way too many businesses pay for space that doesn’t end up being used. As companies downsize operations based on staff complement, physical building size should also be looked at as a way to cut costs. • Automated systems Automated systems are currently playing a significant role in the International healthcare sector where the use of robots to provide portering, waste management and catering services are on the increase. In the near future, robots are expected
to become mainstream across a wide variety of sectors around the world. Robots can help cut costs and improve efficiency across various career markets, however there is a social cost in that this reduces job opportunities for humans. • Increased integration Computers are expected to play an even greater role in FM in the future due to advancement in technologies such as Computer-Aided Facilities Management (CAFM). CAFM involves software that can be used and integrated into the systems of other departments. When CAFM is used in conjunction with environmental management systems, a more sustainable business is then created. • Super mobility With the frequent increases in smartphone technology, cloud computing and wearable technology such as the Samsung Galaxy Gear Watch and Apple Watch; a shift in the way that facilities managers conduct their business continues. This has given rise to the term “super mobility” which means that you are able to carry out the tasks needed at your office from anywhere in the world. With a host of specialised mobile apps specifically for the facilities management industry, managers will be able to look after their operations remotely which means quicker response time and more data for future prevention without even visiting the work site. This solution along with the others, are all aimed at creating more sustainable facilities and even though this is a big ask, it is possible with a dedicated team. n
Jan / Feb 2017 FM
GREEN CLEANING PRACTICES AND PRODUCTS Green cleaning provides opportunities to influence all areas of the triple bottom line: reduced water and energy use are environmental gains, while reduced toxic chemical use benefits both the environment and the health of occupants.
o ensure building operational goals are met in these three areas, the design and implementation of a sustainable maintenance program for green cleaning should integrate the following: • Focus on reducing chemical use • Establish clear green product selection criteria • Identify sustainable equipment selection options or practices • Pursue ergonomics and noise level management
Reducing Chemical Usage A major benefit of a green cleaning program is the emphasis on more efficient procedures to reduce the overall reliance on chemicals. The use of microfiber cleaning rags and mops ensures clean surfaces without additional chemicals. As the UC Davis Medical Centre found, microfibers attract dust and debris using static electricity and eliminates at least 95% of bacteria from surfaces. They are
reusable, as well. The cost of microfiber rags is usually quickly defrayed by fewer purchases of disposable paper towels. The next step is to equip the machines that dispense cleaning chemicals, such as automated floor scrubbers, with calibrated metering equipment to optimize chemical usage. An even more effective solution may be to switch from using chemical cleaners to clean tap water to further reduce reliance on potentially harmful substances. Reducing the volume of chemicals and using green chemicals helps minimize the impact of cleaning activities on building occupants, cleaning staff, and the surrounding environment. When chemicals absolutely are needed, concentrated chemicals have much smaller transportation and storage costs. A case of four 2-liter (4.23-pint) bottles can replace 20 cases of ready-to-use cleaner, keeping a facility from spending extra money to purchase and ship what is essentially water. Cost savings associated with purchasing concentrated chemicals can be as high as 30 percent. The use of diluted chemicals reduces product packaging waste and, as a result, can ultimately affect waste disposal costs for a given building. Depending on the size of the operation and the volume of materials used and stored throughout the building or facility, concentrated chemicals may make it possible to shrink the area occupied by janitorial storage closets and offer opportunities to lease these areas for other purposes, such as tenant storage space.
Product Selection Criteria Standards for janitorial paper products, trash liners, and hand soaps are common in green cleaning guidelines. Paper products
Jan / Feb 2017 FM
and trash liners should be selected with high recycled-fibre content to reduce the consumption of virgin timber used to manufacture these items. Using products derived from rapidly renewable fibre sources (which can be planted and harvested in fewer than ten years) reduces the demand for fibre from oldgrowth forests. Products that use efficient packaging, as well as recyclable packaging and shipping cartons, should be selected so these materials can be diverted from landfills. Antimicrobial hand soaps may pose a significant health impact beyond their sanitary intent, according to the US Food and Drug Administration (FDA). Using antimicrobial soaps should be discouraged because they contribute to the mutation of antibiotic-resistant bacteria by increasing the resistance of pathogens to antibiotics. According to the American Medical Association, antibacterial agents triclosan and triclocarban—the active antimicrobial agents in many soaps—has been linked to allergies, immune system disruptions, and hormone-related problems. The FDA is now requiring proof that antibacterial soaps are safer and more effective than plain soap and water, as packaging often claims. When selecting cleaning products, ecolabels can serve as reliable resources for identifying options that are both effective and environmentally safe. Products certified by Green Seal, Environmental Choice, and others have been audited to ensure compliance with very specific specifications. According to Diversey, a provider of commercial cleaning, sanitation, and hygiene solutions, most green alternatives for cleaning chemicals are cost-neutral. Cost advantages emerge from purchasing efficiencies created by replacing many different usage-specific cleaning products with one ecolabeled cleaner. As there are many cleaning chemical products and vendors on the market, it can be difficult to judge from product labeling the best solutions to buy. The following are general criteria to consider as you select which products to purchase: • No ozone-depleting substances • Reduced bio-concentration factors • Lower flammability risks • No dyes, except when added for safety purposes • Minimized, reduced, or eliminated fragrances • Few or no skin irritants • Low or no VOCs
Equipment Selection and Use Cleaning equipment should not be selected solely based on the ability to maintain building cleanliness, but also on its ability to reduce potential damage to surfaces and furniture. Common criteria to consider as you determine strategies for pursuing green equipment and supplies are: • Purchase vacuum cleaners that are certified by the Carpet & Rug Institute “Green Label” Testing Program for vacuum cleaners. • Use carpet extraction equipment for restorative deep cleaning that is certified by the Carpet & Rug Institute’s “Seal of Approval” Testing Program for deep-cleaning extractors. • Ensure powered floor maintenance equipment, including electric and batterypowered floor buffers and burnishers, is equipped with vacuums, guards, and/or other devices for capturing fine particulates, and that it operates with a sound level of less than 70 decibels. • Pursue the use of propane-powered floor equipment that has high-efficiency, lowemissions engines with catalytic converters and mufflers that meet the California Air Resources Board (CARB) or EPA standards for the specific engine size, and that it operates with a sound level of less than 90 decibels. • Focus on automated scrubbing machines that use only tap water with no added cleaning products, or scrubbing machines equipped with variable-speed feed pumps and on-board chemical metering to optimize the use of cleaning fluids.
A major benefit of a green cleaning program is the emphasis on more efficient procedures to reduce the overall reliance on chemicals.
Ergonomics and Noise Levels Ergonomics and noise levels associated with equipment selection should also be addressed to minimize health concerns for occupants and cleaning staff. Both groups benefit from cleaning equipment that is designed to trap dust and other fine particles rather than redistribute them into the breathing zone. The improved IEQ achieved by reducing both noise levels and dust provides a healthier environment for cleaning staff and other building occupants. The use of quiet HEPA vacuums and nonVOC cleaners could allow daytime cleaning, which can save lighting, heating, and cooling energy costs typical of night time cleaning schedules. If daytime cleaning is not feasible, then cleaning crews should be encouraged to perform section-by-section cleaning, completing all tasks in an area before moving to the next. This allows more efficient use of lighting and conditioning. n BOMI International
Jan / Feb 2017 FM
RETURNS ON INVESTMENT BY TREATING BUILDING OCCUPANTS WELL
An overview of the WELL Building Standard and its links to LEED.
id you know that if you break down the total cost of building operations for an office building, employers spend more than 95% of their annual operating costs on the occupants rather than the building itself? This means that personnel expenses such as employee salaries and benefits outweigh the cost of energy, water, and other resource consumption dramatically. It also means that even a small impact on productivity, engagement and satisfaction in the workplace can
Jan / Feb 2017 FM
have major returns on investment. “We engineers have been over here trying to squeeze water from stones and find energy cost savings,” Michael Arny, Leonardo Academy President, engineer and a WELL Accredited Professional says, “as a result there’s been a whole human performance area of green buildings that’s gone largely unaddressed. Of course energy savings remain very important, but facility managers should also be cognizant of additional opportunities in the human performance area of green buildings.”
The new WELL Building Standard™ does just that. The first of its kind, WELL focuses entirely on the health and wellbeing of building occupants. It aims to connect the best practices in design, construction and operations with health and wellness actions with the ultimate goal of encouraging healthy, more active lifestyles, reducing occupant exposure to harmful pollutants and ultimately improving the physical health, mental health, and productivity of building occupants. This is of critical importance since most people now spend the vast majority of their waking hours in commercial buildings. WELL functions by identifying performance metrics, design strategies, and policies that can be implemented by the building owners, operators, designers, engineers, contractors and everyday users. The process starts with an assessment / gap analysis to determine which of the WELL requirements apply to a building, are already met, or are practical to meet. Then the project team develops an implementation strategy to identify how the desired level of achievement will be met. The gap analysis can be updated throughout the process to show progress towards meeting WELL requirements. To earn WELL certification, the building registers in the WELL program and is then assigned a WELL Assessor to review documentation and verify the level of achievement though an onsite evaluation. In terms of scope, the WELL standard
applies to commercial and institutional buildings that fall into the following project types: New and Existing Buildings, New and Existing Interiors, and Core and Shell. There are also pilot programs available for Multifamily Residential, Educational Facilities, Retail, Restaurants, and Commercial Kitchens. Future pilots, or those currently in various stages of development, include Communities, Exercise Facilities, Public Assembly, and Healthcare. For those familiar with the LEED® rating system, these categories may sound familiar. The WELL Building Standard is one of a range of sustainability standards that the US Green Building Council has joined under its expanding umbrella. In fact, Rick Fedrizzi, founding CEO of the U.S. Green Building Council, has transitioned into the position of CEO of the International WELL Building Institute (IWBI), the administrating body for the WELL standard. In addition to the different focal points of each standard—LEED on building performance and WELL on human health and wellbeing—the two standards maintain some key operational differences as well. Where LEED uses “prerequisites” and “credits” to refer to specific requirements and creditearning opportunities for certification, the WELL standard actions are called “features,” which are divided into sets of “preconditions” and “optimizations” that must be achieved to earn certification. WELL requires that 100%
This is of critical importance since most people now spend the vast majority of their waking hours in commercial buildings. of preconditions be met for and certain percentages of optimizations be met to earn Silver, Gold, or Platinum certification. Like LEED, WELL utilizes a “scorecard” to allow project teams to track and record their achievements. WELL’s scorecard is organized according to 7 concepts that collectively address occupant health and wellbeing. They are Air, Water, Nourishment, Light, Fitness, Comfort, and Mind. Although LEED and WELL overall are very different, there is a level of reciprocity between the two standards. If you implement WELL for a building, it will give you a leg up on some LEED credits and if you implement LEED O+M for a building, it will give you a leg up on some WELL features. Both standards present unique opportunities for businesses to improve operational efficiency and earn significant returns on internal investment. n
Jan / Feb 2017 FM
GREEN FM NEWS
BIDVEST FACILITIES MANAGEMENT LAUNCHES ENERGY MANAGEMENT SOLUTION
idvest Facilities Management recently showcased its energy management solution, which augments its existing utilities management offering. The newly launched energy management solution is aimed at providing more efficient energy usage resulting in reduced utilities bills. Dr David Leslie, CEO at Bidvest Facilities Management comments, “We cannot continue ignoring the negative environmental impact around us, buildings are one of the main contributors to climate change and this requires industry to begin using resources efficiently to address the impacts of climate change. Our utilities and energy management solution aims to do exactly this.” This solution has a range of features that include utilities account analysis, verification and optimisation; tariff & supply capacity analysis and optimisation; energy assessments, energy business case development; turnkey energy project delivery, as well as measurement and verification of energy and water savings. In addition, the solution enables an analysis of energy usage trends and identification of utilities cost optimisation initiatives. Onisms Manyewe, head of energy at Bidvest Facilities Management, says that the solution comprises a software system at its heart, which is used to capture both financial and technical data. “This software processes data and shows trend analysis. All the tariffs are programmed into this software system
affording the customer insight into present consumption and any flags indicating how the bill could have deviated from the general trend,” explains Manyewe. “Our partnership with our sister company, Bidvest Electrical allows us to offer automated remote metering and reporting. This collaboration ensures differentiation and strength of our offering. Moreover, as a registered energy services company with Eskom, there are great savings and benefits for customers and their bottom line, as our solutions ensure productivity in the environments they operate in,” he says.
The utilities and energy management solution has been implemented at one of SA’s leading telecoms operations and shown excellent results. According to Manyewe, these solutions are now available to the broader market as it has proven cost and environmental benefits. The Bidvest Facilities Management utilities and energy management solution provides clients with benefits that include; accurate billing & cost savings, efficient resource usage, carbon footprint reduction and compliance with regard to governance and risk management. n
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My Office Magazine
Jan / Feb 2017 FM
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