Our audits provide valuable information which assist in your decision making.
All our Building Services Audits meet Australian Standards and/or designed to discover opportunities for Energy Management, maintenance management, life term, and Resource Management improvements within your Facility.
First and foremost, the HVAC audit provides data for the next important decision. The heating, ventilation and air conditioning (HVAC) system, in most facilities, is the highest energy consuming component and the most critical. The air conditioning serves the tenants for their indoor environment and is typically the source of most tenant complaints.
The purpose of your HVAC Audit is primary designed to discover what is working, what isn’t working and how effective the system is. We don’t redesign or re-engineer, that some thing else, this audit investigates how your HVAC system is operations and what are the current losses.
The results of the HVAC audit can be delivered in a spread sheet format, this will assist to convert the data for energy management, costs, life cycle and obsolescence into an asset register. We can create the asset register for you based upon your overall requirements. We can include various parameters such as:
If there are possibilities to extend HVAC Equipment life term;
All these items and the additional peripheral equipment can be considered and incorporated into the investigation.
Investment into the current building’s technology can provide further opportunities for improved sustainability outcomes.
Programming code and sub-routines can be modified or updated to deliver better efficiency. Programming opportunities may exist to improve building efficiency, for example;
Modern equipment manufacturing is driven by environmentally friendly markets, returns on investment are not just in equipment functionality, but also in lower running costs for energy, reduced maintenance, longer life term, and multiple vendor opportunities.
Current technology is also easier to interface, especially at high level (data communications instead of variable voltage or “dry” relay contacts) which can be interface to your existing building management system or energy management system for more holistic building performance and efficiency. This, in turn, can have a positive effect upon your Nabers assessment and the overall value of your building
The initial consultation with our client my involve other parameters, these include sustainability outcomes, energy consumption, billings from service providers, coordination between tenants and service providers and so forth. The audit is tailored toward your greatest concern on site. We support any and all our investigations with photos in our report, we provide documentation and web site links to suppliers for your opportunity to do your checks on costing and recommendations, we aim to be transparent and just put the results on the table.
Proper and effective Maintenance processes, which, includes record keeping and tracking to maximize or extend the life cycle of your HVAC equipment. Effective Maintenance reduces waste in terms of capital cost. there is also opportunity to delay or reduce the hidden environmental impact encumbered in the Manufacturing of the Machine because your are not replacing the equipment and adding the waste to landfill, you are extending it’s life, at least for now.
Proper maintenance, record keeping and monitoring with or without technology, will reduce mismanagement costs and help extend the life term of most facility plant equipment.
The results of a HVAC audit has the potential to reduce your “Reactive Management” maintenance costs.
The information, in the results, delivers evidence to either replace equipment or improve maintenance processes, including whether changing the mechanical services vendor is a viable solution.
HVAC Equipment, which is difficult to access is often missed by service agents; eventually the equipment will run poorly and inefficiently and then will eventually fail. If equipment is nearing the end of it’s life cycle and is performing ineffectively, consideration for the budget to replace rather, than repair, may be in order.
The Audits and Assessments produce reports on how a property is currently performing and suggestions for areas of improvement. Our team can monitor the performance of a property against its own historic performance and other related bench marks offering “fine tuning”.
Results of these audits form an active control document as the basis to set performance indicators as as a review tool to measure the recommendations that have been implemented over time. NABERS is an annual assessment under legislation for many commercial facilities, consequently, the Nabers process is encouraging owners to improve their position in the market place. Technology is available to assist, streamline, record and monitor these on going improvements.
We look at your building with you, in it’s entirety; to investigate it’s overall technological performance and where the opportunities are to deliver measurable improvements. Our aim is to use the synergies between the different building services to reduce the environmental impact of your facility.
Building Audits – Essential and Non-Essential Services, in particular, the services which support the building’s functions, offers the opportunity to create a “control point” from which the building is being measured from to improve it’s performance; to investigate it’s overall technological performance and where the opportunities are. Our Aim is to use the synergies between […]
How Can we improve automated sustainability with BMS Systems To Develop and expand your BMS for greater automated sustainability should be financially viable. As you might imagine, developing and expanding you building management system to improve control of energy consuming resources, within your facility, such as the mechanical services HVAC plant and lighting systems, is […]
Fixed Plant Management – Legal Obligations Understanding you legal obligations for Council and Government compliance Just a few questions for your thoughts, if you don’t know the answers, you need to call us…today. Elevator Certification’s Here are a few questions to ask your self,especially if you are self managing a commercial property. Do the elevators […]
Commercial Property Air Conditioning, HVAC, Mechanical Services Do you have an air-conditioning issue? The answer is nearly always yes, the real question is: Do you have a reliable air conditioning system? Does the current building management or facility management company understand how it works in your building? Our practical approach serves our clients circumstances, with […]
Essential Services Essential Services Generator Test Regular generator testing is a critical part of any essential services management. Typically the Generator test is completed every month for running, and a load test is carried out about once every three months. Within the load test in the test of the “auto transfer switch” to ensure this […]
What is a Methodology Statement The steps the task or scope of works requires from start of finish. Simple enough right! The exercise is not a political or documentation for the sake of it, the exercise is to ask the stakeholders of the vendor, including the workers, and the managers to “think” about some “what […]
Ensuring Compliant water storage methods in Commercial buildings The Responsibility At some point in time, it will occur that an owner/occupier or manager will be confronted by a requirement from an external regulatory body for compliance regarding compliance of various water system components. Not everyone is aware of the components requiring legislative compliance until they […]
Abatement versus Incentive | What Do These Terms Actually Mean Abatement versus Incentive: The Lease agreement or contract between the Landlord (lessor) and the Tenant (Lessee) has various parameters for negotiation, one of the points of opportunity, for both parties is rent abatement or incentive. The terms are not mutually exclusive but rather codependent. WIFM […]
Your Property Manager or Client Wants a “Business Case”. a justification for a proposed project or undertaking on the basis of its expected commercial benefit. Your day had been relatively uneventful until, the email from your client or manager, asking you for a “business case” for the project you are proposing. The manager seeks justification […]
Typical Water pumps which serve our buildings It is surprising exactly how many water pumps there in a building, often with separate plumbing circuits and often more than one pump serving the same task. A major source of energy consumption there are often opportunities to install variable speed drives to soften the start up of […]
Asset Register importance! Backstory We found ourselves in an a situation, which I thought, had an unfortunate outcome for an employee of one of our competitors. I’m sure you’ve heard the expression “thrown under the bus”, this person was thrown under the entire bus depot. Regardless of the parameters, which are too lengthy to revise […]
What is Facility Performance: When we talk about Facility Performance (or Building Performance) we refer to costs versus income, that is the building operations, Energy management, Building Systems management, such as Air conditioning, vertical rise, lighting Control, Fire, Generators, etc are all working as a single holistic unit to minimize costs and maximize value. Facility […]
The false economies if reusing commercial furniture in an office space The Commercial Furniture Fail .We look at a few different scenarios and none of them prove themselves to be the money saver a tenant might think. In fact it can cost a tenant more! As Facility Managers we are often asked by the Landlord […]
More Commercial Tenancy Fit Out Faux Pas – The Faux Pas of Fit series Continues; In out last post project management fit out faux pas we looked at Noise, tenant access, fire systems and tripping the circuit breakers and not telling anyone……….(most annoying) so today, in this post “More Commercial Tenancy Fit Out Faux Pas” […]
Commercial building Manager Questions you might consider asking You’re considering a move to new commercial office building, everything ticks the box, but you’re looking for a little additional “comfort”; as a potential long term home for your business, you’re mindful of employees, visitors, contractors and most of all, your clients whom come into your office […]
What Happens Behind the Scenes During a Commercial Fit Out Sometimes a project is completed seamlessly, without fuss, in a timely manner, and without dispute. So how does this happen? Tenancy Access Arranging with tenants via the facility or building manager is typically easy, just “breaking-in” to the tenancy will often set off an alarm […]
Facilities Management – Single Source Supplier Facility Services Management is a diverse and critical operations function, which effects all stakeholders, including, commercial Landlords, tenants, visitors, workers and the local community. Engaging a facility management instead doing it your self gives you back your time, reduces your risk, and offers single point of responsibility via the […]
“If it ain’t broke, don’t fix it” Why should a Landlord Upgrade building management system technology in their commercial Building? Installed in the Commercial building you, as the facility manager, are there to look after, is a perfectly good Building Management System. The Property Manager or Landlord talks to you about getting prices to upgrade […]
Which Maintenance means What Action: A definition of Maintenance We’re writing about this because it comes up in conversation with clients and vendors a like; for example, a vendor whom provides mechanical services was asked to provide our client with a preventative maintenance agreement for “X” services in “Y” building. Logical enough, we thought, but […]
Switchboard Refurbishments Upgrade Mechanical Services Switchboard | Your Existing Switchboard can be saved………well maybe. Why Refurbish your Switchboard? The switchboard might simply be at the “End of Life” and needs to be upgraded. A few points to consider: The Carcass of the switchboard might be reusable. the Back board, if it contains asbestos, don’t risk […]
Climate Bonds – Investment Climate Bonds: Mobilizing debt capital markets for climate change solutions “Bonds” are a financial investment instrument, so why are we talking about them here, in a facility management blog. We we’re not, not directly, we’re just flagging an investment vehicle called “Climate Bonds” which have a greater benefit across the community […]
A few Helpful Hints for correct Elevator Etiquette Many of us use elevators every day from the city to the suburbs, in commercial office buildings, to apartment buildings, to the shopping center car park. There are times when you ride solo and there are time when you ride with others. So what are the rules […]
Vendor Management Save Money, get it Right, With Experienced Diligent Managers What is Vendor Management? Contractor co-ordination and supervision Basic tasks and duties include: Scope of works are “fit for Purpose” Contractors are licensed and insured Invoicing is correct and correlates with the relevant purchase order and the work completed Safety method statements are submitted […]
Building Technology Sustainability Building Technology Sustainability: The opportunities to implement Technology in Facilities can often be discovered and improved at low cost and achieve sustainable outcomes for energy conservation which benefit the building’s performance in both financial terms, esthetics and indoor environmental conditions. In real terms, in our physical daily work in commercial buildings, what […]
Outsourcing your Facility Management Services Outsourcing the Facility Management for some is an easy and logical decision, similar to outsourcing the maintenance on your car, you know how it works and you might be able to do a large component yourself, but, you know it has risk attached to it. There ae the idiosyncrasies and […]
Time Management Software Which team do you subscribe to? The affirmative, that is Time Management or Facility Management Software Helps you to be Organized OR the Negative, that is, Software is a Complete Waste of Money. A privileged example: Chapter 1 – The Scene It’s been a good week, most of our buildings are ticking […]
Understanding Single vendor Captivity Definition “Single Vendor captivity” crystallizes when a system or major asset can only be repaired and maintained by a single supplier. The System or asset which has been purchased, is typically specialized in its purpose and unique in it’s technical nature. Hence, there are few, if any, alternative vendors to seek […]
Time Management, a Case for Facility Management Software: Yes, Facility Management Software Helps to be Organized OR No, Software is a Complete Waste of Money. Which team do you subscribe to? A privileged example: Chapter 1 – The Scene It’s been a good week, most of our buildings are ticking along nicely, typical dramas, but […]
Tenant Lease In the larger commercial buildings and retail centers a tenant might find a condition in their lease instructing them to use the base building cleaning company for their janitorial requirements; why would the landlord have such a requirement. This requirement is actually in the benefit for both the landlord and the tenant, as […]
What is the Number One Task for any Building Manager? Risk Management. The first thing in building management, the number one priority, in our view, for the building manager, is risk management. Reduce, negate, remove, and avoid risk for all stakeholders in the facility. We view risk in two forms, the first is tangible risk, […]
What is the Real Cost of “putting off” a Corrective Maintenance Repair False economies are found everywhere in building maintenance and compliance, which is why outsourcing the facility management pays dividends in the long term. Building systems knowledge, building services knowledge, and understanding the limitation of suppliers secures market value in corrective repairs and ensure […]
Pest Control Pigeons Are Pigeons leaving unsightly droppings on your building and car park pipes, ledges, and facades? Have the pigeons damaged your property? Is the property devalued or less inviting as a result? What are you doing about it? Pigeons find favorite places to nest in Commercial buildings, residential apartment buildings, warehouses, industrial; there […]
Is the Landlord Always Right? The Landlord is keen to protect his Nabers investment in the assessment rating of their building, and so they should; but at what cost, especially, when the foundations and protocols of the Nabers assessment are not fully understood by either party negotiating the commercial lease, consequently clouding the process. Tenant […]
One strategy which will make your day better in operations management Operations Strategy for Commercial Buildings Engaging vendors, suppliers and contractors which communicate status information with you, as the facility manager, even when there is bad news, keeps you, the facility manager, “in the loop”. These contractors are more useful in managing a commercial building […]
Facility Management Software Benefits include: Mitigating Risk Automated Planned maintenance Schedules Contractor Management WH & S Management Simplify Day to Day Work Document Management Real time updates, Reports and info via web Portal Sustainability Management Automated Scheduled Reports Report across the entire Portfolio FM Innovations®, an Australian company based in Melbourne, is the specialist in […]
Asset Register Core Information Implementing and maintaining an asset register, which serves to document the building’s service’s and fixed assets, offer the opportunity to improve the overall performance of the building in more than one discipline and often, with little cost. It’s not until an operator such as a building manager, or engineering manager, look […]
Crisis Management We all have different ideas of what a crisis within your facility really is, and we all have different priorities based upon the commercial landlord, the purpose of the building, the tenants priorities and the location of the building. We all have our limitations of what we can cope with and what we […]
Outsourcing Property Services to improve Building performance and Control Risk Why Outsource when we can do it ourselves Outsourcing is not about whether you can do it yourself, its about spending money in the most effective and efficient way possible. “Bang for your Buck!” How do we loose “Value for Money” when we Do our […]
Reactive maintenance/Run to Fail or preventative maintenance, which one and why?: Maintenance Strategy, which Type of Maintenance is the most suitable, and strategic? Facility Managers are engaged for many reasons, one of their priorities is to reduce costs and manage the site’s daily issues, so is a reactive maintenance process better than a proactive maintenance […]
The One Question to Ask Your Facility Manager: Do you keep an Asset register for the building? Creating and Maintaining an Asset register is not always on the priority list of the facility manager, but, it’s a good indication as to the work load the manager has, and if there is time enough to maintain […]
Fire Sprinkler System – Looking From the Inside Out Do you love our picture, it has a certain volcanic, interplanetary look to it I think. It is, in fact, the inside of a sprinkler pipe, which is just over 30 years old. Boring I hear you say! Well, if you’re a metallurgist its fascinating and […]
Reactive Maintenance Risk – DIY Facility Management. A huge financial risk when it goes wrong…and it did! “A privileged observation” No one was hurt, but the situation had the financial exposure to the building owner was and still is, huge. We need to emphasis here we were involved only with the energy conservation strategy for […]
Property Management Good, Fast, Cheap! Contractor Management “101” “Good, Fast, Cheap, choose any two!” Its an old “adage” in business which applies well in project management; to explain: In the project management role their is a necessity to hire various sub-contractors and professionals. The sub-contractors are providing engineering, installation and commissioning for building services such […]
Small Project Management Why install a variable speed drive? “Several contractors have suggested we install a VSD in our pump and fan motors, Why”. What is a VSD or VFD?, The acronym, VSD, is for Variable Speed Drive, and the acronym VFD stands for Variable Frequency Drive; for our purposes, in building management, they are […]
Outsourcing Facility Management There are “Pro’s and Con’s” with any business strategy, Facility Management outsourcing is an important business strategy decision for Fund Managers, Building Owners and Corporate Real-Estate Agents (CRE) alike. The point of this article is to clarify the viability of outsourcing facility management services and what parameters might be considered in choosing […]
Outsourcing Maintenance – DIY: (published in “hotel engineer”) Outsourcing Maintenance: The conversation went a little like this: “Who’s idea was that, that is like out sourcing the Engineers job, “what am I gonna all day?” and What about the manager that turns up, he doesn’t know this Hotel like I do, he doesn’t know the […]
HVAC Mechanical Services Audit Any audit is about saving money or understanding where money is being spent to reduce further loss; the HVAC mechanical services audit is essentially designed to serve this purpose, so, do you need an audit? and how much is it going cost? A brief definition of a HVAC Mechanical Services Audit: […]
Incoming Urgent Phone Call For Maintenance or Repair. Incoming Urgent Phone call for maintenance or repair, to panic or not to panic. In this article we have tried to offer just a few ideas to help to offer a system to establish what to do about an urgent maintenance issue which has come to your […]
Energy Bills Audit WIIFM (what’s in it for me) What’s this about? We must admit, the title of this post, Energy Bill Audit, sounds totally boring, but, this post will hopefully sow the seed for a process which, in these tightening economic times, will offer a chance to improve returns without a big spend. It’s about […]
Measurement and Verification – DIY Systems Integration, Asset register, Building Management System, Energy Management System, BIM, Measurement In a previous life these terms were mutually exclusive, they required different vendors, different software and varying degrees of mutually exclusive expertise. These terms had this “black box” specialized and expensive connotation, with single vendor “captive client” pricing […]
Energy Conservation versus Profit? A privileged observation Energy Conservation can be at odds with Profit and overall performance of the building, so which one? Let us briefly set the scene. Picture a Conference room or function room, which has three solid form dividing curtains to split the room into three sub rooms as such. One […]
How to Reduce or Eliminate False Economies in Corrective Maintenance in Commercial Property. All of these events creating false economies in corrective maintenance are easy to avoid, the methodology, is in the processes and procedures adopted by the facility management company. The first thought which comes to mind is the Building Manager and their role […]
Data Center did not have an Energy Management System So we “Winged” it and saved $3000 a month “Energy Management by Observation” Data Center Energy: One of our most important clients facilitates a decent size, Tier 2, data center with about 12 Computer Room Air Conditioning Units or CRAC units as the technicians like to […]
Is there a conflict of Interest? Should you engage the construction company Should you engage the building company, which built your new apartment building, to manage your apartment building? A slightly controversial discussion: The construction company, which built the apartment building, is often engaged for the on-going building management. Legally or morally there is nothing […]
Work Orders – 101 Devil is in the Detail. Work orders are the number 1 item for “move it over there, follow up tomorrow, it 4:45pm, it can wait, …blah blah blah” you know and we know it also the greatest catalyst for a poor corrective maintenance result, misunderstandings between management and sub-contractors, invoice disputes […]
Building Management Who is the Building Caretaker? “Property Manager, Building Manager, Strata Manager, Somebody tell me, Who is the Building Caretaker?”. History Many people have mixed ideas about titles and the responsibility of those titles within the property industry. the Functions of the roles of managers can be blurred especially when we cross between property […]
A Contract Management Fail An outline of this privileged observation: Contract Management: In a nut shell, a HVAC contractor is a given a task to replace a Fan Coil Unit (FCU). The contractor submitted his price, received the order and began the job. He didn’t consult with any other trades, tenancies or technicians involved in […]
We Found ourselves in a situation where we had to terminate a vendor | What are your thoughts? Let us set the Scene. Residential apartment block, common basement of three levels, 7 towers, total of 182 apartments. Circa 6 years old An Air conditioning contractor whom looks after the water treatment, the chiller, and associated […]
Energy and Resource Sub-Metering? Facility Managers can no longer just wait for the resource bills to pass over their desk and sign them off. Facility owners are concerned with value, nabers ratings and maintaining a sustainable outlook. Owners are more diligent requiring more knowledge as to where their resource dollar is being spent. Marketing pressures, […]
Outsourcing the House Keeping for the Hotel – “What a Stupid Idea!!” The conversation went a little like this: “Who’s idea was that, no one does that!”, “what am I gonna all day?” and “how we gonna know what goes where, like we do now!” “We gonna have to have double of everything”. I think […]
Small Project Management What is the Scope of works? “It’s just a little Project, we’re getting a few quotes”. Let’s set the scene, You are a member of the Executive Committee or a Strata Manager whom has been given the “Project Manager” responsibility for a small project you’re not quite familiar with. The project is […]
False Economies in Building Operations Investigating and eliminating False economies has the potential to save some serious money for both the Facility Manager and the Owner. Where to begin, there are two major areas of loss, the first being labour the second being energy and natural resources. The labour side is actually the least obvious, […]
Energy Management and a strategic Plan for Commercial Buildings The Simplest Strategic Energy Plan is sometimes the best, results are results! The Project saved over 8% on the previous January’s energy, yet it was the hottest January (2013) to date. Energy conservation, a strategic plan Our team were recently involved in a Chiller upgrade project […]
Outsourcing Facility Services Facility Services delivery includes more than just attending site and organizing corrective maintenance, it encompasses many solid attributes of good business and the foundation of many long term business relationships, for example: communications, transparency, trust, accountability, reporting Mile stones Key Performance Indicators just to name a few These all form part […]
Contract Management Clauses Contract Management gone wrong: There many strategies involved in contract management which pursue outcomes aligned with goals and objectives. In recent months, we have found ourselves bidding for various Facility Management and Services opportunities to find the business at the “top of the tree”, wanting to split and split contracts. The division […]
Property Management Why a Bank Guarantee? “The Commercial Real Estate Agent has asked us for a Bank Guarantee, Why?”. What is a Bank Guarantee, Simply put, it is a request of your bank to stand as a guarantor on your behalf. The bank guarantee is a document telling the person or entity that it is […]
Negating the “Management by Crisis” Scenario! Experienced Managers Know this Expression. Typically, a result of lack of resources, every industry manager has had the experience and every manager looks forward to the crisis coming to a swift and economic conclusion. So how do we avoid or reduce the occurrence of situations which envelop us, sometimes […]
Commercial Real Estate Types Offices, Retail, and Industrial There are three main types of commercial properties which attract a tenant and consequently a yield: Offices, Retail and Industrial. These properties vary in characteristics as per any other property investment, but the sectors of office, retail and industrial offer there own synergies and advantages. Commercial Offices […]
Can you use Social media in Building Management? Whether Social Media is your “thing”; it is here to stay Social Media is definitely not my thing, writing a public notice that I had Weeties for breakfast and forgot to put the cat out is not entirely in my comfort zone, however, there is no escaping […]
Building Managers, and sub-contractors; an under-used resource? In our efforts to reduce costs, increase sustainability and improve the economics of operations in commercial buildings, we sometimes bypass the people, who can help us the most. Building Managers are a library of data. Building Managers, being on the front line of operations, have access to a […]
Building Management vendor Change: Should you change your building management vendor? Why should you change? What are the benefits and liabilities? Will it help you? We will set the scene: Residential apartment block, common basement of two levels, 5 towers, total of 161 apartments. Circa 8 years old The issue: basically the place is in […]
Building Intelligence and Energy Management What is Building Intelligence and Energy Management? A Quick Definition Lets begin with a quick definition, there are energy monitoring systems, these collect data, trend this data in a file some where and that’s it. when the NABERs assessor arrives he likes to see this information. An Energy Management System […]
Frustration! The greatest industry challenge we regularly witness is the frustrated client whom wants to use another a vendor and feels trapped with the vendor they have now, “Vendor captivity” in BMS, Automation, HVAC and Access Control cna cost landlords and property manager more money than it should. Our goal is to “unwrap” the client […]
Return on Energy Management Investment Energy Management Metering. Energy management investment is the application of energy metering your building’s performance and understanding it’s efficiency is critical part of BIM, “Building Information Modelling”; Given any commercial building, with a lower grade and has a few years of reliable service in its history, there is still good […]
Trend Logging Energy Data Trend Logging in the Building Management System Trend Logging data within the Building Management System can be one of the most productive and useful tools within a system. Trend logging energy data an exporting the data in programs such as Microsoft’s excel for analysis is typically a right click and your […]
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