ish A magazine on new design eengl dition special issue : Developing maintenance
04 07
No. 1/2014 0â‚Ź
10 Senate PropertiesÂmotivates users 20 FInZEB defines limits
Citycon’s comprehensive energy management Extensive restructuring of consumption metering
s.16
Was our maintenance efficient yesterday?
02 ½done 1_2014
Contents
07
03 04 07 10 13 15 16 17 19 20 22
Foreword
Citycon’s comprehensive energy
management
Extensive restructuring of consumption metering at University Properties of Finland Ltd
Senate Properties motivates users
Developing Maintenance through Co-operation
Granlund Manager strengthens in Sweden
Was our maintenance efficient yesterday?
Benchmarking supports development
Maintenance supported by energy
simulation FInZEB defines limits
Data center maintenance enjoys speedy
progress
Publisher: Granlund Oy Malminkaari 21, PL 59, 00701 Helsinki Editor in chief: Juhani Pekkonen +358 107592241, juhani.pekkonen@granlund.fi ISSN 2242-4997 (printed version) ISSN 2242-5004 (online version)
Graphic design: Porkka & Kuutsa Oy Place of printing: Alocon Oy Cover photo: Petri Juntunen Cover models: Jenni Rusama, Petra Tiainen, Asta Varpio, Sara Grotell
photo: Granlund
photo: Granlund
22
photo: Citycon
04
Foreword
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Developing maintenance Petri Juntunen, photo
03
A child at school, an employee at an office, a customer at a store: it is because of these that
real estate maintenance has to function. Some of the indirect results include, inter alia, a good indoor environment and energy efficiency. Naturally, the final goal is to create good settings for learning: for engineering
work at the office or shopping at the store, for instance. For some reason, the goals mentioned above have not been very highly regarded in real estate maintenance.
“One of the most important needs for change in maintenance is real-time management.”
In high-quality facilities supported by highquality services, this kind of transparency could be a facility asset. By providing real estate data that is graphic and interesting (in real time), we could get users also to become more
In the industry sector, it is the process (i.e. doing itself)
enthusiastic about using
that defines everything, but in office facilities, no such
their facilities efficiently.
position has been granted to the people on site, in action.
One of the most important needs for change in
The real estate industry, and especially the construc-
maintenance is real-time management. Traditional
tion sector, has allocated many resources to data transfer
maintenance management focuses on scheduled jobs
standards and data modelling. With the help of these,
and problem solving, although developed, central-
professionals do transfer data deftly between themselves.
ised control rooms and data transfer on the Web have
The end user of the facilities, however, has hardly been
helped to remedy the situation. Reactions to problems
acknowledged in this development. Any technical building
are now faster, and centralisation does increase ca-
component visible in the equipment facilities typically
pacity. What is still missing is a way of managing the
has an encrypted user interface, and data on the building
whole ensemble (i.e. the condition of the entire portfo-
or the facilities is not shared with users. At the same time,
lio of real estate) effectively, of analysing key targets,
we know that the greatest office electricity consumption
such as real-time indoor environment and energy ef-
potential, for example, lays in changing the behaviour of
ficiency fulfilment, and of sizing maintenance on the
the users. Typically, however, they are not very familiar
basis of this data. In our opinion, it is just that kind of
with indoor environment quality issues.
approach and tools that have now been developed, and
Would it be possible for each office building user to have real-time access to ×× the indoor environment quality data of his/her own facilities,
the pages of this magazine are devoted to telling you about it. This issue of “½done” describes new possibilities in real estate maintenance. It includes both descriptions of
×× the energy efficiency of his/her organisation,
actual, practical projects and initiations of new products
×× data on the success of the real
and services.
estate and facility services, ×× an easy feedback channel with opportunities to influence the mentioned data?
Pekka Metsi Granlund
04 ½done 1_2014
Citycon’s comprehensive
energy management Pekka Metsi, text Citycon, photos
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04
The goals of sustainable development and pursuit of those goals along with actual business activities have been top priorities at Citycon Oyj for a good many years. The annual report for 2013, for instance, gives a tangible presentation of some of these goals. In the autumn of 2013, Citycon and Granlund signed a comprehensive agreement on energy management consultancy and real estate maintenance data management software. The agreement covers all Citycon sites in Finland. The goal of the agreement is comprehensive energy efficiency management, 01 Citycon goals in an annual
starting with individual
report.
meter readings and end-
02 Citycon owns the Iso Omena shopping centre, among others.
ing with the sustainability reports of this exchangelisted company. The goal
is to activate both Citycon and its stakeholders and, naturally, to bring about positive development. Monitoring and reporting, however, are only instruments to achieving the true goal of improving energy efficiency: in a word, of bringing about change. In practice, the agreement between Citycon and Granlund involves hourly remote readings of energy and water as well as fault situation management for the data transfers, redirected invoicing of energy expenses, energy reporting and continuous energy efficiency monitoring, as well as guidance services, to name a few. Additionally, technological projects or campaigns aimed for users can be implemented by separate agreement. The future goal is to pursue strong development of Citycon’s energy metering and to implement a metering strategy. Large masses of real estate invariably have technology, some of which is also dated. In the next stage, the purpose is to launch an overhaul of such technology, using the most reliable solutions. According to Marko Juhokas, Citycon’s senior VP of group development and sustainability: “Sustainable development is an important part of our
Marko Juhokas
Some of the most important factors in comprehensive energy management: Factor
Impact
Important
Harmonious processes and
Efficiency and reliability
Responding to problems quickly;
integrated data systems
flaws reduce reliability
Expertise and proper definition of policy
Expenses under control; no trial and error
Avoiding solutions that are too complicated
Active communication and reporting
Activation of stakeholders
Inspiring users; plain engineering
Employing all means
You can always improve it
Required skills: technology, ICT,
reports are insufficient management, behavioural sciences …
06 ½done 1_2014
strategic and operational management. Environmental responsibility is a top priority at Citycon, in addition to economic and social responsibility. The most important single topic is energy, but certainly environmental responsibility includes many other things as well. Through
“Shopping centres and commercial facilities are a favourable environment for active energy management.”
this energy co-operation with Granlund, we’re looking for reliable and well-integrated data management as well as opportunities for continued joint development of operations. As we had already been using Granlund Manager previously, this launch was significantly more effective. The expansion of our energy co-operation has taken off nicely with active operations on many different forums. It’s important for us to have a partner with extensive substance management and a capacity for flexible service.” Shopping centres and commercial facilities are a favourable environment for active energy management. There are strong variations in operational intensity, a relatively good deal of technology and large volumes. While metering systems and technology (e.g. controlled according to ventilation demand) have developed, expenses have fallen. It is thus easier to achieve operational cost-effectiveness, and the savings can be significant. Good results can be achieved through engineering skills and ensuing technology even with the current provisions. The next big challenge will be to get the tenant customers and their customers involved in the wondrous world of energy efficiency as well. Where are the “sweet spots” that improve your commercial sales, customer fidelity or brand, while saving expenses? They can be found through sustainable development and improved co-operation.
03 Good results can be achieved through engineering skills and ensuing technology even with the current provisions. The next big challenge will be to get the tenant customers and their customers involved in the wondrous world of energy efficiency as well.
Extensive
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restructuring of consumption metering at University Properties of Finland Ltd
01 Faculty of Sport and Health Veikko Martiskainen, text Granlund, photos
07
You can’t manage what you can’t measure. You can’t develop what you can’t manage. The effective metering of consumption lays the foundation for energy management and development of energy efficiency. Consumption metering must be reliable, automatic, hourly based and, at minimum, building-specific. Based on these criteria, University Properties of Finland Ltd set out to extensively restructure its consumption metering in co-operation with Granlund.
Sciences, University of Jyväskylä.
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“An open and flexible model was chosen for the metering solution. In the implementation, there is no commitment to a single equipment or systems provider: only to the requirement level specified.”
University Properties of Finland Ltd (UPF) owns the premises of universities outside the Helsinki Capital Region. A majority of the premises are located on eleven different university campuses. Its over 1,100,000 m2 (11,840,000 ft2), 80 properties and nearly 400 buildings make UPF one of the biggest property owners in all of Finland. The initial situation in consumption monitoring was rather confused and not at all satisfactory. Consumptions were usually metered in large blocks. Comprehensive, building-specific metering was missing. A substantial portion of the main readings were, however, already being taken automatically. The buildings had hundreds of sub-readings but these had to be taken manually. Also, the data actually being metered was often incomplete. It was impossible to form a comprehensive and reliable overview of building-level energy consumption. In 2011, UPF and Granlund signed an extensive energy management co-operation agreement. One of the main goals was to develop a metering solution supporting this activity. The minimum requirement set was building-specific, automatic and hourly based consumption metering, which could be supplemented by sub-metering where necessary. As a part of functional energy management co-operation, it was natural for UPF to begin development of metering in co-operation with Granlund. We have been responsible for
02 TUT Campus Arena square.
the project’s overall co-ordination, planning guidance, contracting, oversight and a significant portion of the design. An open and flexible model was chosen for the metering solution. In the implementation, there is no commitment to a single equipment or systems provider: only to the requirement level specified. The implementation solutions are based on various suppliers’ meters and equipment that meet the set requirements. Extensive mapping of the system provided an overview of the current metering situation. The data produced also served as the basis for design. Along with the design of the pilot site, design and documentation guidelines, as well as requirements for the metering of both existing sites and new construction, were also produced. An individual meter info card was created for each meter. The location and metering service areas of the meters were separately marked on drawings for this purpose. An agreement was also reached on data archiving and maintenance thus creating a model, which will be used to indicate where the meters are located and what they are measuring. Nearly 800 new meters were included in the first phase of the metering restructuring. In the second phase, metering will be supplemented by sub-metering, in which the individual consumption monitoring needs of users in particular are taken into consideration. UPF’s new metering solution can be used to quickly and accurately locate any deviations in consumption. It
“The consumption monitoring software itself should be able to analyse data and display any deviations in an effective manner.”
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also makes it possible to
04 TUT Campus Arena main
analyse various consump-
square.
tion profiles, such as nighttime base loads, and respond to any changes in them. Granlund Manager energy management tools will be used for the analysis and reporting of consumption data. The amount of consumption data produced in the UPF metering restructuring is so enormous that occasional searching for deviations by examining building or meter-specific consumption levels is not an effective approach. The consumption monitoring software itself should be able to analyse data and display any deviations in an effective manner. UPF is committed to achieving a 6% energy savings through its energy efficiency agreement. The goal is not savings at any cost: it is to provide good indoor air conditions at an optimal level of energy consumption. Indoor air conditions and HVAC performance are metered in addition to consumption levels. Granlund Manager Metrix software has been used as the pilot tool. The experiences have been positive and there are plans to
03 Nearly 800 new meters were included in the first phase of the metering restructuring. An individual meter card was created for each meter.
adopt the operating model for more comprehensive use. Combining energy, indoor air and HVAC performance monitoring provides an excellent foundation for a completely new approach to energy efficiency management.
10 ½done 1_2014
Senate Properties
motivates
users Granlund, text Senaatti-kiinteistöt, photos
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10
Esa Halmetoja, development manager at Senate Properties explained property maintenance to ½done. 1. Senate Properties has, among other things, been developing space utilisation efficiency and energy concepts in co-operation with users. Is it easy to inspire them with these kinds of projects, and how have you been getting users to participate? It’s the master’s voice that echoes in state administration
space utilisation. A tight state economy compels organisations to cut back on their expenses. Among the significant items of expenditure are the premises. Many Senate Properties customers thus have no alternative, but to raise the efficiency of their space utilisation. As these processes are rapid, there isn’t always time for the personnel to adjust to changes that are happening. This is unfortunate for both the personnel and the acting operator, Senate Properties. We wouldn’t like to play the role of premise police, so to speak, but it can’t always be avoided. In challenging conditions, constructive co-operation with the customers’ local organisations works best. The keywords are transparency and trust building. We have to go on a level with the customers and aim to support their transformation process to the best of our ability. It’s easier to face things as they are if and when the customers feel that we’re genuinely trying to understand their personnel sentiments and needs. It’s important for people to meet each other as people. Even though these are matters on the job, tools don’t matter as much. Here like elsewhere, we naturally try to go by the means available in the 2010s and to utilise the various communication channels provided by modern technology. We make use of the Internet and dynamic info display boards, for example, without forgetting conventional e-mail. Certainly, there are also conditions, where customers voluntarily aim to raise the efficiency of their space utilisation. We respond to such needs by offering our expertise and ready solution models for customer use. A better result is attained through co-operation. This is something it’s easy to agree on with customers. 2. What have you learned in these projects? What works, and what doesn’t? What was mentioned before applies also to energy savings projects. Saving energy on orders “from the top” may work for awhile, but it won’t take you very far. An excellent example of working together is the user electricity project launched by Sen01 The property located at
ate Properties in 2010. The
Hakaniemenranta 6, Helsinki,
goal of the project is to re-
is home to the Finnish National Board of Education, among others.
duce property users’ electrical power consumption
12 ½done 1_2014
consumption declines, we send these customers a refund that is proportional to the savings. For the customers, this is extrabudgetary money, so it can be used to enhance the well-being of the personnel, for example. Euros saved on electricity have been used for gym equipment, among other things. We recommend this kind of means of action also to people who procure electricity on their own. 4. What development would you like to see, so that this kind of activity could be more widely practiced? Nothing in itself is preventing co-operation practices of this kind with customers. It’s a question of effort. 02 Esa Halmetoja, development manager at Senate Properties.
Obstacles are mainly between the ears, or in attitudes. Going beyond your own comfort zone calls for a bit
by changing use habits. The project has fulfilled the expectations that were set for it. In just a few years we’ve achieved total savings of a six-figure sum; and the first number isn’t one! The user electricity project keyword is attitude change. We aim to influence people’s way of thinking
of courage. You have to first
“Every personal choice genuinely matters.”
change your own attitude. We have to first become motivated ourselves before we can motivate others. I can mention a couple
by increasing their awareness on energy consumption
of aspects that need devel-
and the environmental impact of energy use. Although
opment. Currently, the energy consumption metering
euro-denominated savings do have their own important
of buildings doesn’t support this kind of co-operation.
significance, they play a side role. Participating in gov-
Electricity metering is seldom user-specific, the meter-
ernment austerity measures concerns each one of us.
ing of water and heating even more so. The amount of
We’re bringing a positive point of view to a matter that in
electricity consumed by users often has to be evaluated
itself is serious, by emphasising the effect an individual
as a percentage of total consumption. This places user
can have. The essential content of this message is that
organisations in unequal positions with one another. For
every personal choices genuinely matters.
example, in a house with two users, the economies made
3. How is activeness maintained after the project?
by one user also benefit the other user, who isn’t neces-
The duration of the user electricity project is two years. Dur-
sarily doing anything to further the cause. At the same
ing the project, the aim is to tighten the belt on electricity
time, if the other user is being wasteful, the economies
consumption. Users are actively informed via e-mail, as
made by the first one may be lost.
well as by organising competitions and various surveys, for
Leasing agreement models, as well, are often inflex-
instance. The media and Internet are utilised actively. Basic
ible and don’t provide for electricity bill distribution
level electricity consumption is ordinarily achieved within
according to the polluter pays principle. This requires
two years. Active operations end after this, but the info
flexibility on the part of both the property owner and the
display indicating energy consumption and the Web pages,
customer, and with good will, it can be managed.
for example, remain in permanent use. Also, the quarterly
The user electricity project currently covers approxi-
e-mail bulletins continue to be sent. In addition to this, we
mately 70 properties. At the beginning of the project, the
continue to participate in the customers’ internal info ses-
target was set at 100 properties. We’ll be likely to reach
sions, where we talk about energy consumption conditions.
that target by the beginning of 2015. In the future, this
The euro is also an excellent motivating factor. Some
kind of activity will become part of the permanent ap-
of the customers pay electricity reimbursements based
proach at Senate Properties. The project has thus turned
on the number of square metres rented. As the electricity
into a process, which isn’t a bad thing at all in this case.
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Developing maintenance
through co-operation Reetta Räsänen ja Jack Westrén-Doll, text LähiTapiola, Shutterstock, photos
13
LocalTapiola Real Estate Asset Management, a company owned by LocalTapiola Group, provides real estate investment and real estate management services, managing real estate assets of more than 3 billion euros.
01 Maintenance tenant
edited and scheduled by real
communication via foyer
estate managers and techni-
display.
02 Director Reetta Räsänen, LocalTapiola Real Estate Asset Management.
cal experts at LocalTapiola Real Estate Asset Management. This enabled investment optimisation in a way that provided the best support
The task of maintenance management is to maintain the
for business activities. Through consistent courses of
organisation of real estate operations and services, and
action and increased co-operation, the maintenance
to create and sustain optimal and appropriate operating
sector was developed as a result.
conditions for tenants.
The next development step to be recognized was
At the beginning of the 2000s, LocalTapiola Real
raising the competence of real estate management and
Estate Asset Management began to develop an upkeep
maintenance service network superintendence. It became
approach with the target of systematic maintenance
topical to compile monitoring instrumentation, through
based on identified demand. A course of action was taken,
which an overall picture of process functionality could be
in which identified repairs and replacements demand
formed and properties/operations demanding response
data was transferred by conditions assessment consul-
could be identified. Both instrumentation functionality
tants directly to LocalTapiola’s (LähiTapiola) Granlund
and increasing the efficiency of service procurement
Manager database. Taking the real estate strategy and
demanded harmonisation of real estate management and
leasing scene into account, the data was supplemented,
maintenance service descriptions. This was implemented
14 ½done 1_2014
in the form of Manager maintenance books. The develop-
“In the area of energy efficiency, LocalTapiola Real Estate Assets Management has been a forerunner for the real estate industry.”
ment led to a decline in the number of service providers, but to the strengthening of the co-operative and superintending aspects. Maintenance management was thus developed through co-operation and meterage. LocalTapiola Real Estate Assets Management has been allocating resources significantly for the improvement of energy efficiency, with excellent results. Con-
Development of specific energy consumption Heating (weather-adjusted), kWh/m3 Electricity, kWh/m
3
Water, dm3/m3
2012
2013
Difference %
sumption monitoring targets include collecting and
19,0
17,4
–8,3
analysing data as well as influencing consumption. In
13,3
12,0
–9,6
principle, this is easy, but in a major portfolio of real
47,8
43,8
–8,2
estate it becomes quite challenging. The development and operational effectiveness of the systems used for consumption reading management play a central role in
Heating (weather-adjusted) [kWh/m3] 32,0
the analysis of consumption deviations and the imple-
28,0
mentation of measures. In the area of energy efficiency, LocalTapiola Real Estate Assets Management has been
24,0
a forerunner for the real estate industry. At a very early
20,0
stage, it was decided to introduce data collection and
16,0
management extensively throughout the entire port-
12,0
folio of real estate. This demanded clear delegation of
8,0
responsibility, regarding manually readable meters, to
4,0
real estate administration service providers. Resources were allocated especially for ensuring data integrity.
0 2006
2007
2008
2009
2010
2011
2012
2013
Conditions were soon reached for accessible, up-to-date consumption data, which could be used for both social
Electricity [kWh/m3]
responsibility reporting and action to improve the effi-
20,0
ciency of energy consumption. With active continuation of this development work in co-operation with Granlund,
16,0
the results speak for themselves. Maintaining real estate conditions and active commu-
12,0
nication with real estate users is of key importance to the improvement of energy efficiency, although active tenant
8,0
communication related to real estate upkeep has traditionally hardly been undertaken in Finland. LocalTapiola Real
4,0
Estate Assets Management wanted to be a forerunner in this and launched a development program some years
0 2006
2007
2008
2009
2010
2011
2012
2013
ago, in which data on the key issues of maintenance was conveyed in graphic form to facility users via foyer displays and service request user interfaces. The results have
Water [dm3/m3] 70,0
been encouraging. Activating the key actor of the value
60,0
chain (i.e. the tenant) to monitor upkeep operations spurs the development of these operations in a sustainable way.
50,0
Today, the LocalTapiola Real Estate Asset Management
40,0
course of action with regard to maintenance is based on
30,0
continually developing, long-term partnerships. The maintenance data system supplier is Granlund, with Corbel Oy
20,0
and Realia Group acting as managing parties. There is intensive, long-span co-operation between these partners.
10,0
Although the number of parties co-operating to provide real
0 2006
2007
2008
2009
2010
2011
Volume (m ) indicates the total volume of the site. 3
2012
2013
estate services is lower than before, their significance to target achievement is all the more important.
½done 1_2014 15
Granlund Manager strengthens in Sweden Otto Åkerberg, text Porkka & Kuutsa, illustration
15
Granlund Manager has been on the Swedish market already for more than a decade. The application first became familiar mainly as an energy monitoring application. Now Manager is recognized as a comprehensive system that supports maintenance management and provides versatile reports. The history of Granlund Manager in Sweden began al-
“Granlund Manager is proceeding country by country toward the Atlantic in parallel with Sweden. The next target country is Denmark.”
ready back in the 90s. Operations began with a development project, in which the TAC Vista building automation system was integrated with Granlund Manager. As a Vista supply option, Granlund Manager was sold to hundreds of sites over the years. Although nowadays TAC is part of Schneider-Electric, the co-operation remains active. Taking Sweden with new momentum. Following its new business strategy, Granlund decided to add momentum to taking Sweden. Good provisions for allocating efforts effectively were gained from the results of a market survey. This survey revealed that there are no players in Sweden providing their customers with comprehen-
one, real estate service procurement service descriptions
sive service in addition to IT solutions. The strength of
have been standardised with AFF concepts. For another,
Granlund Manager has always been the practical service
the practical meaning of OVK-besiktning (Obligatorisk
ensemble surrounding the application itself. With this
ventilationskontroll), or mandatory ventilation inspec-
kind of support, the service can be used effectively, and
tion, is that ventilation equipment is inspected at inter-
the system provides the best possible benefit.
vals of three or six years. All the same, Manager adapts
In the autumn of 2013, a partner search was launched
to these differences conveniently.
in Sweden. The goal was to find a partner who could offer
Swedish and Finnish markets also have many com-
a similar service ensemble to the one Granlund offers in
mon features. For one, major maintenance players, such
Finland in connection with Manager.
as Caverion Corporation, ISS, Sodexo Group, etc. are
Now, the first co-operation agreements have already
strong in both countries. For another, energy regulations
been signed. In addition to Schneider-Electric, Ebab Instal-
follow the pace set by the EU. Also, data modelling has
lationsteknik AB has joined as a new retailer. Ebab, a com-
lately been an source of mutually increasing interest.
pany producing project management and expert services
Customers and development trends. Granlund Manager
for the real estate industry, is now expanding its operations
customers in Sweden include: AB Familjebostäder in
also to data systems. There is great enthusiasm with these
Stockholm, Swedavia (Swedish Aviation Group) at all
new operations that are aimed to be launched immediately.
airports in Sweden, Malmö University, Malmö Hospistal,
Special features of the Swedish market. The notion
Steen & Strøm AS (with the shopping centre, Emporia)
of a maintenance book is unfamiliar in Sweden, and
and the City of Karlskrona, to name a few.
compilation of maintenance books in connection with construction projects is not regulated by law. There are a few maintenance book systems on the market, but their use is not as extensive as it is in Finland. Swedish real estate business practices differ in some respects from those that are customary in Finland. For
During this year, the goal is to extend this group substantially. Granlund Manager is proceeding country by country toward the Atlantic in parallel with Sweden. The next target country is Denmark. The goal there is to bring about a partner model similar to the one in Sweden.
16 ½done 1_2014
Was our maintenance efficient yesterday? Heikki Ihasalo, text Shutterstock, photo
16
The question is surprisingly difficult to answer, because currently we have only little metered data available on the efficiency of maintenance activities. Performance measurement, which has already for long been utilised to monitor company finances, for example, has not yet reached real estate maintenance.
Admittedly, real estate maintenance has not tradition-
Demand-controlled real estate maintenance is not
ally been regarded as a spearhead of development. It
just a vision for the future, as the supporting technol-
has rather been viewed as a necessary evil. Mainte-
ogy is already being used today. The Granlund Manager
nance activity is currently based mainly on corrective
maintenance management system offers indicators for
or scheduled maintenance. In corrective maintenance,
monitoring real estate energy efficiency, indoor air con-
equipment is repaired only following malfunction. This
ditions and technical systems functionality. The system
can have unpredictable consequences for the health
processes technical data collected from real estate into
and safety of facility users. It can also cause extensive
indicators, which can be used to ensure real estate per-
damage to real estate assets. In order to avoid these
formance and to locate equipment that may have been
disadvantages, maintenance also uses scheduled main-
causing deviations. Metering data can be displayed via
tenance. Here equipment is maintained according to a
Internet browsers, the company Intranet pages or real
schedule set in advance. The performance frequency
estate foyer displays. Thus, real estate maintenance
of scheduled maintenance is based on average values,
management and real estate users both can easily verify
not on the actual use of the real estate. For this reason,
whether our maintenance was efficient yesterday or not.
resources are wasted by replacing equipment that is
New technologies function as enablers. Apart from
still serviceable.
these, new business models are needed—and from cli-
A more effective maintenance approach is based on
ents, a new kind of management. Are the leading, top
demand, so that maintenance actions are implemented
players interested in restructuring of this kind? Which
in a timely manner: not too late, but on the other hand, not
of them would have the confidence in their own profes-
too early. The date of demand is determined according
sional skills and management systems to boldly guaran-
to available, metered data on equipment condition and
tee conditions and energy efficiency? In so doing, would
use. The metering also ensures that demand-controlled
they also be willing to take an authentic risk themselves?
maintenance does not endanger the quality of the final
As for the clients, which of them would participate in
products of maintenance activities—such as indoor air
an SLA (Service Level Agreement) type of service level
conditions and real estate energy efficiency. By shifting
definition on a large scale? In doing so, would they also
from monitoring the work to monitoring the final product
give the supplier an opportunity to make something
of maintenance, new maintenance innovations, as well
through innovations and good results? Only stories of
as work productivity development, are enabled.
success will bring about authentic market changes.
“The system processes technical data collected from real estate into indicators, which can be used to ensure real estate performance.”
Benchmarking supports development Antti Andelin, text Suomen Ilmakuva Oy / Hospital District of Southwest Finland, photo
17
Benchmarking involves the comparison of one another’s operations with the goal of learning from each other. Data offered by similar organisations, regarding operational effectiveness and various implementation methods, supports learning the best practices and developing one’s own operations. Benchmarking is a continuing process that offers the tools for monitoring and developing operations throughout the process. The advantage of benchmarking is also its suitability for a diversity of organisations, regardless of sector or industry.
A need for comparison. During the past decade, the requirements imposed by cost-effectiveness have become common in the real estate management industry. This trend in the overall real estate sector has been reflected also in the health care and hospital sectors, for example. Both of these have been struggling with the restructuring of care activity, caused by cost-effectiveness requirements. Pressure for change in core activities has tightened the requirements of support services. Of these, real estate services form a part that is significant in terms of managing operations. This has caused a rising need to compare different real estate services and to find possible savings in this way. Metering and comparison of real estate efficiency can thus be viewed as being a highly important management instrument for detecting deviations and for comparing one’s own operations with those of similar organisations. However, a problem has often been posed by a lack of transparent data and unifying models of comparison. This can lead to wrong conclusions, or it can prevent comparison entirely. “The lack of unifying meters is evident in the fields of both real estate and health care, where the things to be measured are roughly defined, especially with regard to costs, due to the lack of unifying standards,” states Juha Rantasalo, technical director at Turku University Hospital. Developing hospital facility maintenance. University hospital facility maintenance benchmarking, compiled by Granlund Oy and the Federation of Hospital Engineering, created a unifying model of comparison for hospital organisations. This aimed to provide Finnish
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18 ½done 1_2014
hospital organisations with the opportunity of learning
“The results showed that Finnish hospitals fare well.”
the best facility maintenance practices from each other. Through this, co-operation between hospital facility units could be facilitated as well. The comparison involved a review of arrangements for hospital facility maintenance. The review was based on a comparison of operational processes and practices in relation to a set optimal level of maintenance activities. For the assessment of best operational practices, a basis of comparison was provided by 11 European hospitals that are members of the International Federation of Hospital Engineering (European Union). The results showed that Finnish hospitals fare well in comparisons of maintenance
■ Finnish university hospitals
orderliness and monitoring practices. Especially existing
■ European hospitals
maintenance management systems and service request
100
systems proved to be at a high level in Finnish hospitals. The comparison showed that some of the best operational practices in the various areas of maintenance activi-
75
ties could be found in certain hospitals, regardless of their diverse organisational structures and practices. One of these hospitals is able to operate high level maintenance
50
at a more reasonable cost. Another hospital has achieved high customer satisfaction with its approaches. This shows that comparison with one another provides oppor-
25
tunities for development, regardless of the present state of an organisation. These opportunities would not necessarily appear through monitoring one’s own activities alone.
0 Documented maintenance designs
Active monitoring of maintenance task implementation
Electronic maintenance book / operations control system
Electronic notice of defect system
01 The frequency of maintenance activities practices and systems for some properties in Finnish and European hospitals that were compared.
322,4 300
Despite the similarities in maintenance activities, the numerical review showed even significant differences between hospital facilities. For example, with regard to facility energy consumption under review, the difference between the least and the greatest consumption was 170 kWh per square meter annually. In a computationally average-sized control hospital, this would mean a rough estimate of over 1.5 million euros in additional annual costs. As the proportion of energy in hospital mainte-
281,6
nance costs is approximately one half, questions of energy continue to hold significant development potential. “This process of comparison gathered various hospital
189,4
200
190,5
key persons together to consider, in terms of their own organisations, the practices and monitoring of the opera-
156,2
tions that had been compared. This opened discussion between these organisations on alternative approaches,” states Juha Rantasalo, technical director at Turku Uni-
100
versity Hospital, who participated in the comparison. In terms of comparison, it is the data collection process that forms a highly important part: producing data leads 0
organisations to review their operational practices and Hospital 1
Hospital 2
Hospital 3
Hospital 4
Hospital 5
the sufficiency of current monitoring critically. The benefits of a systematic process of comparison
02 Annual heating energy consumption per square meter in hospitals that were reviewed.
will see further growth in the future, as participation in monitoring and comparison increases..
½done 1_2014 19 01 Energy efficiency management in Alfons-Kern School supported by monitoring (Manager Metrix) and simulations (RIUSKA)
Operation and Maintenance supported by energy simulationa Tuomas Laine, text Alfons-Kern School, photo
19
24,000 employees and a turnover of 7.4 billion euros, which has targeted to develop its energy efficiency management within its own PPP (Public-Private Partnership) projects. The development has been made in the EU project HESMOS (www.HESMOS.eu), where also Granlund has participated. As a result of this co-operation, BAM installed Granlund systems for a total of four school buildings, located
Energy simulation is becoming an important tool in the design of energy-efficient buildings that uti-
lise natural resources efficiently. Entirely new possibilities
are opening, especially for the preliminary design stage, through utilisation of optimisation and cloud computing, for instance. With these methods, the number of design alternatives to be considered can easily be increased from a few options to at least hundreds—if not thousands. Although energy simulation is normally regarded
in the City of Pforzheim in
“Simulation can bring true benefits to energy efficiency management.”
to belong only to the design stage, simulation can also
southwest Germany. Granlund Manager Metrix and RIUSKA software are being used for monitoring of energy efficiency and energy simulation during operation in these buildings. Having been responsible for the construction and
provide great benefits for operation and maintenance. In
O&M of these schools, BAM presented the utilisation of
monitoring of energy efficiency and indoor conditions,
energy monitoring and simulation at a workshop organ-
measurements are compared with simulation-based
ised in Amsterdam at the end of November (http://hes-
targets. Furthermore, this energy simulation model,
mos.eu/events---meetings/index.html). Marie-Christine
which was created along with the design, and which is
Geißler from BAM described the results by telling, for
updated during the guarantee period, can also be utilised
instance, of how the system can optimise technical
for facilities management: when searching for causes of
systems operations to correspond with actual need,
consumption deviations, when there are changes in the
thereby lowering the cost of O&M and reducing carbon
use of the building, when systems and control operations
dioxide emissions.
are being optimised, and when new possibilities for energy
In the future, simulation can bring true benefits to
efficiency improvements are being explored, to name a few.
energy efficiency management in some of the more de-
Especially big benefits from energy simulation can
manding buildings, such as hospitals, laboratories and
be gained for so-called life cycle projects, during which
shopping centres, for instance. As real estate use does
service providers are responsible to clients not only for
vary, and as there will be more energy systems with an
the construction of the site, but also for its operation and
increasing amount of automation, simulations can help
maintenance over a long agreement period (typically 15–
in finding optimal ways of use and in setting energy tar-
30 years). An example of this is the Royal BAM Group, a
gets dynamically. For testing new technological solutions,
leading Dutch construction company with approximately
Granlund aims to find pilot sites in Finland as well.
20 ½done 1_2014
FInZEB defines limits Erja Reinikainen, text Tuukka Rantala, illustration
20
FinZEB, a project launched by the Ministry of Environment, the Confederation of the Finnish Construction Industries RT and the Finnish Association of Mechanical Building Services Industries, is crystallising a joint view for the construction industry of what is meant by “nearly zero-energy buildings” in Finland. At the same time, it is defining the national energy performance requirement levels to be set for different building types. The project began in November 2013 and will end in February 2015.
½done 1_2014 21
The EU Energy Performance of Buildings Directive (EPBD)
report, and drawing up graphic material on the simula-
entails a number of national guidance measures for improv-
tion data and results for stakeholder review, as well as
ing the energy performance of buildings. These include
being responsible for the compilation of the final report.
energy regulations and the practice of energy certification
Energy simulations will be carried out for different
for new and repair construction, for example. Because
building types, with several achitechtonically (architec-
buildings are the biggest single energy users, the EU is
turally?) different solutions and with different HVAC and
next progressing to nearly zero-energy buildings (NZEB).
lighting technologies. This simulation phase involves
As of the beginning of 2019, all new buildings used
identification of the “pain limits” of minimising energy use
by public authorities will have to be nearly zero-energy
in standardised buildings and a review of local renewable
buildings, and from the beginning of 2021 on, this re-
energy production prospects as well as their proportion
quirement applies to other new buildings as well.
in the energy use of these buildings. The final product of
In the definition of a nearly zero-energy building, it
the simulation analysis will be a set of different solution
is stated that this building has a very high energy per-
options, each of which will then undergo a cost review.
formance, and that the nearly zero or very low amount of
The simulation and cost analysis results will finally be
energy required should be covered to a significant extent
brought to expert workshops for testing and comments.
by energy from renewable resources that are based on
Granlund already has NZEB skills. Granlund has long and
and that utilise renewable energy sources produced
extensive experience in computer-assisted energy and
on-site or nearby.
indoor conditions simulations and analysis. Our company
The FInZEB project. The goal of this project, launched
has dozens of energy simulation professionals, and we
by the Ministry of Environment, the Confederation of the
have a number of different calculation tools at our disposal.
Finnish Construction Industries RT and the Finnish As-
We have co-operated with our customers in a number
sociation of Mechanical Building Services Industries, is
of architecture, design and implementation competi-
to identify technically feasible and cost-optimal solution
tions and in various types of customer projects. These
suites that will serve as a basis and reference material for
have involved finding prospects for reducing energy
the definition of national NZEB requirements in Finland.
consumption levels (E-values) significantly from the
The intention is for the project results to have a direct
level required by current building regulations, with
impact on norm control and training in the industry.
cost-effective solutions that are feasible for current tech-
This project aims for extensive co-operation between the real estate and construction industries. A vision of
nologies. These reviews have often involved a review of regional or on-site level energy solutions as well.
nationally suitable solutions and threshold values will
Experience has shown, that there is no single, easy
be gained by computational analysis of different build-
trick to implementing a nearly zero-energy building. It is
ing types, by utilising feedback data available from pilot
thus imperative, that designer co-operation is successful,
sites, and by discussing the results with experts and
that design solutions are developed, and that new think-
stakeholders. The goal is that the project results will
ing patterns are found. Furthermore, the technology for
provide tangible proposals regarding national NZEB
the various technology areas must make progress in
levels for different building types as well as technical
significant leaps.
solutions for achieving these levels.
NZEB will not stop your energy meter. The indicator
The nearly zero-energy requirement is limited to
for the future description of a nearly zero-energy build-
single buildings, but it does involve perspectives of
ing will be a simulated (calculated?) quantity defined
regional (i.e. nearby) energy production that are more
by certain rules. In other words, it will function like the
extensive than those of decentralised, building-specific
present E-value, which was adopted by the 2013 building
and plot-specific energy production. Changes that may
regulations. Thus, it will be an indicator for demonstrat-
potentially be caused by the NZEB regulations on levels
ing compliance with regulations and for comparing
above the single property level, as renewable energy
buildings; not for trying to describe the actual energy
is produced and sold to energy networks, are being
consumption of any single building.
reviewed in connection with the project.
Target energy consumption, which functions as a
Granlund Oy as main consultant in the FInZEB project.
tool for maintenance and use, will have to be calculated
Granlund has the role of energy simulation and NZEB
separately anyway, by taking into account the actual
solutions expert in the project, performing the needed
use and load factors of a building as well as its specific
energy and indoor climate conditions simulations. Gran-
technical systems features. It is important to be aware,
lund is also producing a summary of the various interest
that the actual delivered energy consumption will not
group interviews, compiling an energy production chains
approach zero for a long time yet.
22 ½done 1_2014
Data center maintenance enjoys speedy progress Jari Innanen, text Granlund, photo
22
Finns know how to design energyefficient data centers of international dimensions. Both client awareness of the goals and the requirements of the design are generally well considered. Design often includes references to TIER classifications, maintained by the Uptime Institute, and the national VAHTI guidelines. Regarding building service engineering redundancy (i.e. backup levels) and availability, many companies have their own requirements as well.
An examples of this is that all sites requiring maintenance have to enable maintenance without interruption of site operations, and even without loss of redundancy in IT distribution. The design level and right redundancy has to be evaluated in each project separately, and solutions have to be worked to the right level. The tools, processes and approaches related to maintenance are not yet as precisely defined or standardised as what is customary for the real estate industry in Finland. Will top solutions and stiff requirements move into maintenance as well? Digital maintenance books replaced traditional models in Finland over ten years ago already, and service and maintenance management is carried out with digital tools for all the bigger sites. Granlund has been a forerunner in the development of these approaches, and the maintenance of hundreds of data centers and equipment facilities, as well as thousands of other sites, is already managed by Granlund Manager. New models of data center maintenance and service design have seen strong development in recent years. Earlier, so-called basic level maintenance was sufficient for data centers. However,
Datacenter PUE Period = 9/2011–8/2012
1.9 1.8 1.7 1.6
is big time allocation of resources in construction, the
1.5
same standards must be held in maintenance as well.
1.4
there is work to be done. So, together with its key data center customers, Granlund has allocated resources to the development of a data center maintenance tool.
–6,0 %
2.0
practical projects have clearly shown that when there
In this regard, the industry still has much to learn, and
9/2011–8/2012 1,41 9/2010–8/2011 1,50
PUE prev. PUE site PUE mean
1.3 1.2 1.1 1.0
9/11 10/11 11/11 12/11 1/12 2/12 3/12 4/12 5/12 6/12 7/12 8/12
“Operations must be reliable and effective, and reporting on these has to be easy.”
½done 1_2014 23
How does data center maintenance differ from the maintenance of the rest of the building stock? Data center operations in Finland have become quite international, and this is another factor that adds to the thrust for further improvement of programs and services to support maintenance. Operations must be reliable and effective, and reporting on these has to be easy. During 2013, Granlund developed a service and maintenance tool, Granlund Manager for DataCenters, which is customised for data centers. The work has been carried out in close co-operation with our customers. Judging by the feedback, the program, library, and reporting have seen significant development. “It’s especially important for us that the equipment data, maintenance descriptions, designs and other documents related to data center maintenance are quickly and easily available, regardless of time or place. Granlund Manager provides us with these features, and most importantly, features for monitoring maintenance work on monitoring itself. In time, Manager has become the hub of data center operations for us, in active use by our maintenance management and maintenance staff in their daily work. With the Manager reporting tool, we’re able to compile reports for our various needs on the maintenance of our properties,” says Kalle Koski, senior data center manager at Telecity Group. International benchmarking is another necessity that has to be practiced all the time in data center operations. Visits to Amsterdam and London, for instance, have been made for learning and sharing experiences concerning maintenance and design implementation solutions. This software is being developed on the basis of customer feedback. “In the near future, I hope to see Granlund Manager with more automation related to overdue maintenance procedure alarms, for example. Furthermore, I’d like to see greater clarity in the interface between equipment cards, main01 Kalle Koski, Jari Innanen and John Bull rounding up a visit to Telecity Group’s biggest data center (24 MW), Power-Gate, in London.
tenance descriptions and maintenance occurrences, for instance. Software dynamics could also be
02 One of the most important meters in data centers is the PUE value, which indicates the energy efficiency. Reporting utilises on-site energy metering systems, from which the data is transferred automatically to
improved by giving customers the opportunity to create various dashboard views for themselves,” says Kalle
Granlund Manager. The same data and database are used also for a number
Koski in relating his vision for the steps to follow. In his
of other KPI reports as well as energy consumption reporting in general.
view, business activities related to data centers have
One of Granlund’s significant customers in the area of data center maintenance and design is Telecity Group, a leading European data
been steadily rising in Finland for the past few years,
center provider. Granlund has been involved in projects with Telecity
and he believes that the growth of this trend will further
for over five years already, and their co-operation is very extensive. In
escalate in the coming years.
Kalle Koski’s view, the designers of Granlund DataCenter have played together well in these projects. “This has made it possible to gain an overall picture right from the first stages of the design and has enabled
Granlund designed its first data centers about 20
rapid response to changes in the design. Granlund has succeeded in
years ago. In the beginning of 2012, a data center
centralising its data center design by forming its own DataCenter design
group was established, which under the manage-
unit, which is able to provide comprehensive data center design very
ment of Jari Innanen is responsible for skills devel-
quickly and efficiently,” he says.
opment and data center project management.
One number says it all. The condition of your property in real time.
84% Metrix is a Granlund Manager product group application focused on processing real estate metering data into capacity indicators. From a great mass of data, it automatically brings out the most essential information and reveals things from the data that would have gone undetected before. Granlund Manager Metrix is a cost-effective means of monitoring real estate technology operations and of achieving results within a brief payback period. Contact us. We’ll tell you more. www.granlundmanager.fi