ffffiirrss..iinndddd ii 3300//0088//1122 44::2277 PPMM Technology for Facility Managers The Impact of Cutting-Edge Technology on Facility Management IFMA IFMA Foundation Eric Teicholz, IFMA Fellow, Editor JOHN WILEY & SONS, INC. ffffiirrss..iinndddd ii 3300//0088//1122 44::2277 PPMM Cover images: (left) Reproduced by permission of Design 1 Construction Strategies; (right) Reproduced by permission of Integrated Environmental Solutions (IES) Cover design: Anne Michele Abbot This book is printed on acid-free paper. Copyright © 2013 by John Wiley & Sons, Inc. 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Some material included with standard print versions of this book may not be included in e-books or in print-on-demand. If this book refers to media such as a CD or DVD that is not included in the version you purchased, you may download this material at http://booksupport.wiley.com. For more information about Wiley products, visit www.wiley.com. Library of Congress Cataloging-in-Publication Data: FM technology update. Technology for facility managers : the impact of cutting-edge technology on facility management / IFMA, IFMA Foundation ; Eric Teicholz, IFMA fellow, editor. pages cm Includes bibliographical references and index. ISBN 978-1-118-38283-7 (hardback); 978-1-118-41728-7 (ebk.); 978-1-118-42077-5 (ebk.); 978-1-118-43434-5 (ebk.); 978-1-118-44172-5 (ebk.); 978-1-118-44173-2 (ebk.) 1. Facility management—Technological innovations. 2. Intelligent buildings. 3. Electronic apparatus and appliances. I. Teicholz, Eric. II. IFMA Foundation. III. Title. IV. Title: Impact of cutting-edge technology on facility management. TH6012.F63 2012 658.200285—dc23 2012032667 Printed in the United States of America 10 9 8 7 6 5 4 3 2 1 ffffiirrss..iinndddd iiii 3300//0088//1122 44::2277 PPMM Contents ACKNOWLEDGMENTS / xiii IFMA FOUNDATION / xv FOREWORD / xvii INTRODUCTION / xix History and Overview / xix Content / xx Crosswalk / xx Part 1 Technology / xxiii Part 2 Applications / xxiii CHAPTER ABSTRACTS / xxv Chapter 1: CAFM/IWMS—Balancing Technology, Processes, and Objectives / xxv Chapter 2: Building Information Modeling / xxvi Chapter 3: Building Automation and Control Systems / xxvii Chapter 4: Roles of GIS in Facility Management / xxviii Chapter 5: Radio Frequency Identification / xxviii Chapter 6: Information and Communications Technology / xxix Chapter 7: Workflow Technology: Knowledge in Motion / xxx Chapter 8: Sustainability / xxxi Chapter 9: Condition Assessment in Facility Asset Management / xxxii Chapter 10: Computer Modeling / xxxii Chapter 11: Technology and the Workplace / xxxiii Chapter 12: The Role of People and Process in Technology / xxxiv Chapter 13: Social Media / xxxv AUTHOR BIOS / xxxvii iii ffttoocc..iinndddd iiiiii 3300//0088//1122 44::2266 PPMM iv CONTENTS PART 1: Technology CHAPTER 1 CAFM/IWMS—Balancing Technology, Processes, and Objectives / 3 Chris Keller Executive Summary / 3 Introduction / 4 Overview and Objectives / 5 Value of Facility Management Automation to the Organization / 6 Interoperability / 6 Opportunity for Reorganization / 7 Conveying Culture / 8 Facility Management Technology / 8 Balancing Act / 10 Technology of the (Near) Future / 12 Trends in Facility Management / 12 Trends in Business / 13 Trends in Technology / 14 CHAPTER 2 Building Information Modeling / 21 Louise A. Sabol Introduction / 21 BIM for Facilities Management / 24 Standards and Data Exchange / 31 Challenges of BIM for FM / 33 FM BIM in Practice: Health Care Building Consortium’s BIM Initiatives / 36 CHAPTER 3 Building Automation and Control Systems / 41 Terry Hoffmann History of Building Automation Systems / 41 Building Automation Systems Today / 47 The Future of Building Automation Systems / 51 Case Study: Ave Maria University, Naples, Florida / 53 CHAPTER 4 Roles of Geographic Information Systems in Facility Management / 55 William P. Witts Jr. Enhancing FM Capabilities with GIS / 55 GIS Technology / 55 GIS with Facilities Management / 56 ffttoocc..iinndddd iivv 3300//0088//1122 44::2266 PPMM CONTENTS v GIS Data / 56 Location / 56 Vector Data / 56 Raster Data / 57 Attribute Data / 58 Mapping for FM / 59 Location Mapping / 59 Thematic Mapping / 61 Mapping Density / 62 Mapping Change / 64 Spatial Analysis for FM / 64 Attribute Selection / 64 Nearest Selection / 65 Inside Selection / 66 Buffering Selection / 67 Geocoding / 68 Current Use of GIS at MIT Facilities / 68 MIT History / 68 Access to GIS through the Internet / 69 GIS Analysis within the Building / 71 Mobile Technologies / 73 Conclusion / 73 CHAPTER 5 Radio Frequency Identification / 75 Geoff Williams Introduction / 75 Origins and Evolution / 76 Standardization / 76 Beyond Barcode / 77 Corporate Real Estate and Facility Management Leverage Use of RFID / 78 Theft Detection and Mitigation / 78 Asset Management / 79 Personnel and Guest Access and Tracking / 79 Move Management / 79 RFID with Sensors / 79 Components of RFID / 80 Applications (Middleware) / 80 RFID Interrogators or Readers / 81 RFID Tags / 81 ffttoocc..iinndddd vv 3300//0088//1122 44::2266 PPMM vi CONTENTS Extra Sensory Identification to Optimize FM Operation / 82 Conclusion / 83 CHAPTER 6 Information and Communications Technology / 85 Richard Hodges Summary / 85 Introduction / 86 Technology Primer: Wired ICT Networks in Buildings / 88 Wireless Networks: A Quick Review / 89 ICT Networks in Buildings—A Changing Paradigm / 91 Overbuilding / 91 Inflexibility / 91 Lack of Integrated Planning / 91 ICT Networks in Buildings—New Design Concepts / 92 New Design Concepts in Practice: Case Studies / 93 Elementary School / 93 Research Laboratory / 94 Commercial Office / 95 Conclusion / 95 CHAPTER 7 Workflow Technology—Knowledge in Motion / 97 Paul Head Introduction / 97 Technology Evolution / 98 Foundations / 98 Formalization / 99 Trends Driving Workflow Automation / 100 Business: Economy and Efficiency / 101 Facilities: Business Objectives and Environmental Awareness / 102 Workflow Explained / 103 Types / 103 Transactional Activities / 103 Systematic Activities / 104 Guidelines / 105 FM Community Workflow Technology Case Studies / 106 Facilities Move Management / 107 Vendor Bid and Selection Management / 108 Knowledge in Motion / 112 ffttoocc..iinndddd vvii 3300//0088//1122 44::2266 PPMM CONTENTS vii PART 2: Applications CHAPTER 8 Sustainability / 115 Louise A. Sabol Overview / 115 Sustainability for Buildings / 116 Certification for Sustainability / 116 ENERGY STAR Building Certification / 118 Assessment and Planning / 118 Software for Sustainable Facilities Management / 120 The Importance of Visualization / 121 Life-Cycle Cost Analysis / 123 Carbon/Greenhouse Gas Calculations / 125 Enterprise Software Applications / 126 Energy Analysis Tools and Applications / 126 Building Information Model / 127 The Future / 129 Management of Sustainability / 129 Building Performance and Monitoring / 129 Building Commissioning / 130 Data Management / 130 Case Study: The State of Missouri Building Information Management System / 130 Project Details / 131 Project Results / 132 Further Development / 133 CHAPTER 9 Condition Assessment in Facility Asset Management / 137 James B. Clayton Background / 137 Asset Management / 138 Adapting Asset Management Principles to Facilities Management / 141 Phases of the Facility Asset Management Process / 142 Phase 1: Executive Direction / 142 a. Goals and Policies / 142 b. Standards / 142 c. Schedules / 142 Phase 2: Collect Data and Compute Metrics / 143 ffttoocc..iinndddd vviiii 3300//0088//1122 44::2266 PPMM viii CONTENTS Phase 3: Create Business Intelligence / 143 Phase 4: Support Decision Making / 143 Condition Assessment in Facility Asset Management / 144 Overview of Facility Condition Assessment / 144 Building Condition Assessment Methods and Techniques / 145 Origin of the Monetary Method for Building Condition Assessment / 146 Foundation of the Monetary Method: Backlog and FCI / 146 The Deficiency-Based Technique / 149 Phases of the Deficiency-Based Technique / 150 Phase 1: Executive Direction / 150 Phase 2: Collect Data and Compute Metrics / 150 Phase 3: Create Business Intelligence / 152 Dissatisfaction with the Expense of Deficiency-Based Techniques / 152 Description of the Rating-Based Technique / 154 Description of the Inventory-Based Technique / 156 Dissatisfaction with the Monetary Method Spurs Research / 158 The Engineered Method—Product of Published Government Research / 159 Differences between Knowledge-Based and Deficiency-Based Techniques / 160 Phase 1: Executive Direction / 162 Phase 2: Collect and Process Data / 163 Additional Benefits of the Engineered Method / 165 Deciding Which Technique Is Best for Your Organization / 166 Organizations that Should Consider Using the Deficiency-Based Technique / 168 Organizations that Should Consider Using Rating-Based or Inventory-Based Techniques / 168 Organizations that Should Consider Using the Engineered Method / 169 Conclusion / 169 CHAPTER 10 Computer Modeling / 171 Eric Teicholz Introduction / 171 Computer Models and Simulation – A Brief Overview / 171 Simulation / 172 Models in Facility Management / 173 Building Visualization: CAFM and BIM Models / 173 Space Allocation Models / 175 Desired Adjacency Requirements between Spatial Elements / 175 Space Inventory Phase / 176 ffttoocc..iinndddd vviiiiii 3300//0088//1122 44::2266 PPMM