Property Management Services

by barb

In the array of daily tasks and skills required to ensure facility operations are streamlined, building energy management looms large. Energy is vital for a building’s ongoing security and asset operation, and poor or excessive energy use comes at a monetary and environmental cost.

Effective management of an organization’s energy also impacts tenant and market perceptions of a brand and its building operations. In fact, studies by ENERGY STAR have shown that when compared to typical buildings, energy-efficient buildings have a resale value that’s up to 31 percent higher and deliver rental premiums that are up to 16 percent higher.

Not only that, according to a 2024 joint report issued by PwC and the World Economic Forum (WEF), if organizations implement energy-saving measures (such as using AI to control existing lighting and HVAC systems) by the end of this decade, it’s possible to achieve up to a 31 percent reduction in global energy consumption. This reduction could result in annual savings of $2 trillion at current energy prices.

These numbers illustrate that energy-efficient improvements in processes and equipment can decrease energy intensity (the amount of energy used per unit of gross domestic product) by enabling over-utilized or wasted energy to be funneled into more productive activities. Using building energy management to facilitate the capture of wasted energy for productive use not only boosts economic growth but also saves money, strengthens competitiveness, and reduces carbon emissions.

Studies by ENERGY STAR have shown that when compared to typical buildings, energy-efficient buildings have a resale value that’s up to 31 percent higher and deliver rental premiums that are up to 16 percent higher.

So, what are the best ways to keep on top of building energy management? We take a look at this crucial area to see how you can start taking steps this year to optimize energy management in your building.

Building Energy Management: Modifications and Maintenance

Modifications that optimize building energy management range from moderate operations and maintenance changes that require little or no cost to large capital expenditures like replacing equipment.

Although it’s true that large energy savings can be gained from projects that require an upfront investment—such as replacing an HVAC system—small adjustments can also save energy, and a lot of small changes can add up to significant cost savings with minimal effort. To get you started, here is a list of energy-saving modifications and maintenance strategies that don’t require a huge dollar investment.

Lighting

Optimize daylight. Relying on daylight instead of electric lights can reduce costs by 10 to 40 percent, so make the best use of natural light by opening and closing blinds strategically.
Replacing fluorescent and incandescent lighting with LEDs can reduce energy consumption by up to 90 percent. And since LEDs last up to 50 times longer than conventional lightbulbs, you’ll also save on labor costs. Keep in mind that parking lot lamps and exit signs can also use LEDs.
Look at areas with low traffic use and install occupancy sensors. This can save between 15 to 30 percent in lighting costs. And make sure that light sources aren’t blocked by drapes, bookcases, etc.
Consider changing custodial schedules to reduce the hours per day that lights are turned on. In other words, consider having cleaning staff work during the day. Some facilities have found that cleaning a building during a time when occupants are in the building can actually help reduce tenant complaints—perhaps because tenants are more aware of the work being performed.

Maintenance and Repair

Conduct a visual inspection of equipment insulation, ductwork, and piping, looking for tears, stains, etc. Repairing these will increase energy efficiency.
Check that vents are not blocked by furniture or other items. Efficiency can be reduced by as much as 25 percent when air vents are covered.
Ensure HVAC filters are changed regularly. When filters are dirty, the system must work harder, lowering indoor air quality and costing more to operate.
For a more efficient HVAC, install variable frequency drives (VFDs). VFDs allow better flow control, so the system doesn’t run at full throttle when it’s not needed.
Adjust building automation system (BAS) controls to automatically reduce the thermostat setting for times when the building isn’t occupied.
Take advantage of your facility’s energy management systems (EMS) by ensuring staff are fully trained in all control capabilities. If the system is only used to turn equipment on and off or for time-of-day control, you may be missing out on energy-saving strategies.
Regular HVAC check-ups are essential. An annual maintenance contract should include pre-season tune-ups, which will make the system more efficient and prolong its life.
Keep refrigerator condenser coils clean and maintain an air gap of at least three inches between the wall and the back of office refrigerators or water coolers.
Perform an afterhours/nighttime audit to find out which equipment is using energy unnecessarily. Then update the sleep settings on all office equipment to ensure that they automatically go into low-power mode when not in use.
Revisit equipment sequencing to optimize start-up and power-down times.

Consider Commissioning

Commissioning your commercial buildings is like tuning up your car. In the ordinary course of operations, building systems naturally “drift” from their optimal settings over time. Commissioning makes sure these systems—many of which impact energy costs—are running the way they should be.

Whether you conduct a retro-commission (for buildings that have never been commissioned) or a re-commission (if it’s been more than three to five years since the last commissioning), “tuning up” your facilities can yield substantial energy savings.

Measure Consumption

If you’re unsure which modifications to make and want to take a systematic and customized approach to saving energy in your facility, then an energy audit is a good way to start. A whole building energy audit can range from a walk-through assessment to an in-depth report that will include vendor quotes for large projects. ASHRAE (American Society of Heating, Refrigerating and Air-conditioning Engineers) has three levels of energy audits set out in their Standard 211:

Level 1 – This level is comprised of a walk-through that looks at the building envelope, HVAC, lighting, and water infrastructure. It also includes a utility bill analysis to understand historical energy consumption patterns. This level is a good initial assessment for small to medium-sized buildings, or if you have budget constraints. The audit typically results in a brief report that identifies energy-efficiency measures (EEMs), many of which will likely fall in the low- to no-cost category.

Level 2 – With a Level 2 energy audit, auditors spend more time on site, speaking with facility staff and conducting a thorough building survey. This audit involves a detailed analysis of energy systems, historical data, and visual observations. The resulting audit report summarizes current energy consumption and costs and provides an analysis of recommended EEMs, including implementation costs, expected savings, and payback periods.

Level 3 – This type of analysis builds on the Level 2 energy audit and focuses on the feasibility of large capital-intensive projects that will save energy. The report provides engineering recommendations based on computer modeling, and includes a financial analysis (including lifecycle cost analysis and return on investment (ROI) calculations) of the benefits and risks associated with installing and maintaining energy-saving upgrades, such as new equipment.

ASHRAE audits take a “whole building” approach, but there are instances where you may have a more focused need—such as when an HVAC system is getting old and inefficient. In this case a targeted audit will reveal the best time to replace the system and how long it will take for the investment to pay off.

Alternatively, it’s possible to conduct an in-house energy audit. Keep in mind, however, that performing your own audit will require a detailed plan that clearly defines what data is needed, and a collaborative effort among employees to collect it.

If you choose to conduct an in-house energy assessment, consider using energy modeling tools such as those provided by the EPA’s ENERGY STAR. These tools will enable you to set and measure building energy targets in an apples-to-apples comparison against existing buildings from a national database. And if your city or state already requires energy benchmark reporting for your facility, you have a head start on your information gathering efforts.

Ongoing Monitoring and Building Energy Management Through Technology

Smart use of IoT and AI is the future of energy optimization in commercial facilities. Upgrading to AI-driven, smart equipment can increase energy efficiency by 30 percent, resulting in a payback period of fewer than 15 years, according to the PwC and WEF 2024 report.

A significant advantage of IoT in building energy management is its ability to continuously monitor systems and equipment, eliminating the need for a human to do physical checks. But to reap the benefits of smart systems, you’ll need to first choose the technology that’s right for your facility and invest in staff training to get the most from your system. Most importantly, you should understand what these new technologies can and can’t deliver.

How do IoT and AI tools work to improve building energy management?

Connectivity: Through an infrastructure of information gathered by connected equipment, devices, and systems, IoT allows communication and information sharing in real time.
System Control: By using sensors and actuators (the components responsible for adjusting system parameters), IoT delivers more precise control of energy use.
Analysis: With AI, vast amounts of data can be analyzed, providing valuable insights that allow for informed energy-saving decisions to be made.

How do IoT and AI enhance building energy management?

Recognition of Energy Patterns: IoT platforms can identify when and how energy is used within a building. This information allows facilities managers to implement cost-reduction strategies, such as curbing energy consumption at peak times to avoid paying higher rates for electricity.
Occupant Activity Analysis: Understanding the behavior patterns, activity levels, and comfort preferences of occupants is crucial for optimizing energy efficiency. IoT can track and analyze occupants’ behavior, enabling tailored energy-saving measures.
Weather Data: Weather conditions directly impact energy usage, particularly with HVAC systems. IoT platforms can collect, analyze, and correlate weather data with other building information (such as occupancy levels) and adjust energy management strategies based on weather forecasts.
Total Energy Consumption: IoT technology can track the total energy consumption of a facility’s systems and equipment—for both systems that operate continuously and intermittently used assets—providing a clear picture of overall energy usage and the role of individual devices.

Using IoT and AI technology allows real-time data updates from sensors and fast action from actuators to provide occupants with the same level of comfort while using less energy.

Investing in Energy Efficiency Pays Off

Studies like the PwC/WEF analysis show that optimizing energy management translates to lower operating costs, increased tenant satisfaction, and a smaller carbon footprint. Taking the steps to measure, modify, and monitor your facility’s energy use will lower energy consumption, but there is no one-size-fits-all solution. Good building energy management requires an in-depth analysis of your facility’s unique characteristics and energy consumption patterns, as well as a customized plan to optimize energy use.

Fortunately, even small changes can yield savings. Every step counts, from simple interventions to building retrofits. Whether it’s optimizing airflow and daylight by rearranging furniture, or investing in sophisticated IoT and AI systems, improving energy efficiency is a win-win for your business and the planet.

An Energy-Saving Partner

PRIDE Industries has over 35 years of experience in facility management, energy systems maintenance, engineering services, and preventive and predictive maintenance. We can help you optimize your facility’s systems, lowering energy and other costs while maximizing operations and occupant comfort.

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by barb

Most people don’t give commercial elevator technology much thought, unless they get stuck in a lift or spend several minutes waiting for a car that never arrives. For facility managers, of course, it’s a different matter. For them, elevator function is often front of mind, as the need for safe, quick, and reliable transportation up and down a building is vital for occupants.

Elevators are quite literally at the core of high-rise commercial and residential buildings, and their function is integral to tenant mobility and comfort. Yet despite their vital importance, the fundamental systems and technology behind this transportation mode haven’t radically changed since the first commercial elevator was installed in 1857.

But now that’s about to change.

From Ropes to Magnets

Elevator technology is steadily moving into the digital age, incorporating IoT and AI technologies to make its functions safer, customizable, and efficient.

In 1854, at the Crystal Palace Emporium in New York City, an engineer named Elisha Otis stepped on to an open-air elevator cab. His assistants then hoisted the cab up above the crowd before unexpectedly cutting the rope that was holding it up. But instead of crashing to the ground, the elevator cab stayed where it was, and Otis proved his point: His innovative brake design worked.

In addition to showing off his new invention, Otis’ stunt was designed to set aside public fears that elevators were dangerous (which they certainly had been up to that point). His safety mechanism worked, and now, more than 160 years later, Otis’ invention—the traction elevator—can be found in buildings all around the world.

Since Otis’ famous demonstration, the commercial elevator has undergone multiple improvements that have made it more comfortable and easier to operate. But its fundamental mechanics have remained the same—until now. Today, companies are developing new and revolutionary vertical transportation systems that could render both traction and hydraulic elevators a thing of the past.

TK Elevator (TKE) is at the forefront of making this new technology a reality. Instead of using cables and pulleys like a traction elevator, or the pistons and cylinders of a hydraulic elevator, the company’s system relies on linear drive technology, which harnesses the power of magnets to move the elevator car. This technology, also known as maglev (short for magnetic levitation) is the same technology used in some high-speed trains, such as the Shinkansen—or bullet train—in Japan.

The maglev elevator system works like a continuous train but with the ground-breaking ability to alternate from vertical to horizontal travel. By using swivel points (like those found in a railway turntable) that can rotate the cab when it stops at a floor, the traveler has the option to go in any one of four directions: left, right, up, or down. Routes can be planned and monitored by software, avoiding congestion and bottlenecks.

This new elevator design is a game changer for commercial buildings. With this system, cars can operate independently of one another. This allows more than two cabins per shaft, increasing capacity by up to 50%. Maglev elevators also offer designers and architects greater flexibility in building design, and even enable buildings to be connected via elevator skybridges. Now offices can connect directly to transportation, hotels, or restaurants.

Not only that, but this multi-directional elevator also works with smaller cars that can run simultaneously in a single shaft. And the option of multiple shafts (or tracks) within a building enables even greater choice and mobility.

Another advantage of maglev elevators is their ability to travel far higher than conventional elevators, which are limited to approximately 150 stories. Past this height, the load is too heavy for traction elevators (and not an option for hydraulic elevators, which are best suited to low-rise applications). That’s why, currently, taller skyscrapers add additional shafts, requiring passengers to change elevators midway in order to get to the top of the building.

TKE’s system, called MULTI, is currently undergoing safety tests in the company’s 807-foot-high elevator test tower in Germany. The company has announced plans to install a working system in their U.S. offices in the near future.

Smart Tech and the Commercial Elevator

Enabling elevator cabs to move sideways is undoubtedly the most noticeable shift in elevator technology. But it’s not the only one. Even conventional traction and hydraulic elevators are undergoing significant changes. Elevator technology is steadily moving into the digital age, incorporating IoT and AI technologies to make elevators safer, customizable, and efficient. Here are seven developments to look out for.

Digital Twins

Facility engineers are replacing the clipboard and wrench for an iPad, and this trend is likely to pick up speed as digital twin technology is more widely implemented.

Digital twins are already making an impact in other sectors (such as electronics manufacturing) and could be a game-changer in elevator maintenance as well. Digital twin technology involves creating a virtual replica, or twin, of the physical elevator, allowing technicians to monitor and analyze its performance in a virtual environment.

Digital twins facilitate predictive maintenance by simulating potential problems, enabling technicians to identify and address issues before they manifest in the physical system. This not only reduces downtime but also optimizes maintenance schedules, leading to cost savings and enhanced elevator reliability.

Smart Equipment Monitoring

Advanced sensors are rapidly becoming standard elevator equipment, enabling real-time monitoring and smart diagnostics. These sensors collect data on various components, from motors and cables to control systems, providing a comprehensive view of the elevator’s health. Data can then be analyzed for anomalies, enabling the early detection of potential issues. This improves diagnostic accuracy and allows maintenance practices to shift from reactive to proactive interventions, thus ensuring that elevators consistently operate at peak efficiency.

Traffic Control and Destination Dispatch Optimization

Sophisticated software is now available to optimize elevator traffic, increasing energy efficiency and reducing passenger wait times. Destination dispatch systems are one of these new developments. These systems operate by having occupants input their destination floor at a lobby console, which uses software to group passengers with the same or neighboring destinations, so that they share the same elevator.

By strategically grouping individuals heading to the same or nearby floors, and intelligently assigning elevator routes, this technology minimizes unnecessary stops and decreases wait times—an improvement any passenger can appreciate. The system is also ADA-aware and can accommodate people with disabilities by allocating lifts that are equipped with ramps, have wider doorways, and will hold the cabin doors open longer.

In addition to reducing passenger wait times, this same software reduces elevator energy consumption by managing traffic flow during peak usage intervals. Motion, temperature, and vibration sensors gather occupancy information, enabling AI software to predict which floors will be busy at any given time. By monitoring this real-time data and adjusting elevator availability and location, these new systems can mitigate unnecessary stops and adapt to passenger demands, reducing both occupant travel time and energy consumption.

Smart Cabin Sensors

Sensors also play a pivotal role inside the elevator cabin, enabling additional energy efficiency and optimizing the user experience. Advanced sensors can detect whether an elevator is in use or idle, allowing for intelligent adjustments to lighting and ventilation. These sensors utilize motion detection technology to identify the presence of passengers, triggering changes in the elevator’s environment. When the elevator is unoccupied, for example, lights are dimmed and the ventilation system is switched to energy-saving mode. These adjustments can significantly reduce energy consumption, without compromising the occupant experience.

Biometrics

The biometric market is expected to grow to $82.9 billion by 2027, and the commercial elevator is sure to be part of this market growth. Cutting-edge biometric systems, such as fingerprint and retina scanners, are already being used in some elevators to confirm identities and grant access to authorized individuals. These systems add an extra layer of building security beyond traditional keycards and passcodes, ensuring that only approved personnel can access specific floors or areas within a building.

Other biometric technologies are on the horizon. Facial, palm print, and even vein pattern recognition technologies are being explored as possible modes of access control for elevators. And as AI continues to advance, it’s expected that biometric systems will become more adaptive and capable of identifying and responding to subtle changes in user biometrics over time—compensating, for example, for a new scar or other facial change an employee might experience. These biometric developments will not only enhance elevator security but also reflect the ongoing evolution toward more seamless and personalized systems.

Voice Recognition

AI advancements in language processing make voice recognition a promising user interface technology—one that can certainly enhance elevator functionality. By allowing users to control elevator functions, provide building information, and answer questions in a hands-free manner, this technology could be particularly beneficial for individuals with mobility challenges, or anyone carrying packages.

There are challenges, however. Voice commands are sometimes processed inaccurately, especially in noisy environments. There are also privacy and data security concerns. As with any AI technology, the success of voice recognition in elevators hinges on continuous improvement, addressing these challenges, and ensuring a balance between convenience and user privacy.

Virus Mitigation

Given the safety and reliability of modern elevators, the greatest danger they pose to occupants is likely viral. Businesses are aware of this and are taking steps to mitigate this health issue. While it’s not possible to ensure that elevator cabins are 100 percent virus free, new technologies make it possible to significantly reduce viral transmission.

In addition to biometric devices that enable voice and face recognition, there is software available that lets elevator occupants use their smart phones to select the floor they want, eliminating the need to touch a public panel. And even the button panels themselves are becoming touchless. Screens are being developed that incorporate infrared sensors in the interface, allowing passengers to select a floor by simply hovering a finger a few centimeters in front of the panel. And for areas where touchless screens are not viable, the commercial elevator of the future will be fitted with walls and handles that are made from natural antimicrobial materials such as copper.

Finally, thanks to research by NASA, air purification systems (some of which use photocatalytic oxidation) have been approved by the FDA and are now being incorporated into elevator cabins.

The Commercial Elevator Is Leveling Up

Once Elisha Otis convinced the public that the commercial elevator was safe to use, it quickly transformed the urban landscape. Structures could now reach up towards the sky, enabling taller office buildings. Even residential real estate was turned on its head, as the cheap apartment at the top of the stairs became the desirable penthouse with a view away from the smells and noises of the city.

Now innovative technologies appear set to make similar radical changes to the commercial elevator. In the near future, both office employees and apartment dwellers will have the ability to move horizontally as well as vertically, and for greater distances than currently possible. This development could, conceivably, allow you to move from your office, up to and across a skybridge to your apartment building, then down to your apartment’s floor—without ever leaving the elevator cabin. That change in living would likely be as significant as the one Elisha Otis ushered in when he stepped on to his elevator platform in 1857.

Facilities Expertise that You Can Rely On

Whether you need elevator maintenance, solar installation, sustainable landscaping, or general facilities maintenance, we can help you bring all your facility’s assets into an efficient and optimized future. Contact us today to learn more.

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by barb

As organizations grow and change, so must the facilities that house them. Sounds simple enough, but how do facilities managers and owners ensure that the company’s vision for the future is reflected and supported by its infrastructure and assets? The answer lies in the facilities master plan (FMP).

With the myriad of daily tasks involved in keeping a facility running smoothly, devising a plan can take time, but having a facilities master plan gives you a clear, detailed map of your facility’s capabilities, expansion goals, and upkeep requirements—in short, an overview of your facilities as it pertains to your organization’s goals and mission. It’s a tool that enables strategic and responsible fiscal planning for capital improvements, and enables you to meet your maintenance goals in the most cost-effective manner.

Maybe you already have a facilities master plan that you review every quarter. (In that case, congratulations!) Or maybe you’re trying to remember where the FMP is stored (or which dusty shelf it’s sitting on). Or possibly, you’ve never quite gotten around to creating a facilities master plan. In any case, now is a good time to revisit your FMP, and make sure it’s as comprehensive and useful as possible. Let’s take a look at what’s involved.

Defining the Facilities Master Plan

Revisiting the FMP can be challenging for busy facilities managers, but consistent review is a must to keep things up-to-date and on target. Budgets change, strategies shift, and keeping an eye on regulations is a must.

According to the International Facility Management Association (IFMA) the definition of a facility master plan (aka facilities master plan) is: “A detailed long- or mid-term set of specifications and schedule for implementing elements of a strategic facility plan.” This is important to note because the term “facility master plan” is sometimes used interchangeably with “strategic facility plan” (SFP), but as the definition above indicates, while the two are related, they’re not the same thing.

The SFP sets the overall strategic direction for the organization, and the FMP details the steps needed to achieve these goals, providing a detailed and tangible plan for the facility. For some facilities, the SFP is incorporated into the master plan and referred to as the FMP, while other facilities have a separate but linked SFP. Either way, for an FMP to be effective it needs to work in step with a strategic facility plan that lays out the business or organization’s vision and goals for the facility.

Mapping Out a Facilities Master Plan

Given the vast range of facilities, it goes without saying that FMPs vary according to organizational type, industry cultures, and strategic approaches. Nevertheless, the general format remains the same. All FMPs begin with a current assessment of facility conditions, taking into account future organizational needs as laid out in the strategic plan. Then, based on this assessment, projects are planned and prioritized.

With that in mind, let’s take a closer look at the key points to consider when drawing up a facilities master plan.

Current Facility Assessment

If an FMP is a detailed roadmap that aligns facilities with the organization’s future goals, the starting point has to be an assessment of current facility conditions. Information on all buildings, leased or owned, utilized or not, must be collected and organized. This should include data on building capacity, condition, age, and estimated life expectancy. The information should also include data about energy consumption, waste generation, water usage, and other environmental factors.

If your facility does not currently collect this data digitally, then now is an excellent time to consider using technology such as CMMS software, which enables real-time monitoring and management, giving you the data you need to further hone your FMP. Gathering detailed information will shine a light on how maintenance is conducted and enable you to refine maintenance strategies.

Knowledge is power, and pulling together data on your building portfolio and assets will help you identify strengths and opportunities in addition to weaknesses and gaps. This will allow you to better decide where future capital investments should go.

Organizational Objectives and Strategic Alignment

Since the facilities master plan is driven by the strategic facility plan, it’s critical to be well-versed in the vision laid out by the SFP. This will ensure that the FMP aligns with your organization’s goals for growth and serves these goals instead of holding them back.

Whether your company’s strategic plan is embedded in the FMP or is linked to a separate SFP, it’s important to know what the strategic plan is focused on. Does it account for objectives such as environmental changes, supply chain concerns, or new technologies? What about planned expansions or needed upgrades?

Whatever the strategies are, in order to carry out the objectives, you will likely need to coordinate with multiple stakeholders, including executive leadership and outside bodies such as planning and zoning agencies. Meeting with teams across your organization (for plan development and regular reviews) keeps everyone aware of progress and ensures alignment with the plan. It also ensures that everyone is aware of and in agreement with the FMP’s goals.

Revisiting the FMP can be challenging for busy facilities managers, but consistent review is a must to keep things up-to-date and on target. Budgets change, strategies shift, and keeping an eye on regulations is a must.

Bridge the Gaps Using Scenarios

Once you’ve assessed your facility’s current conditions and reviewed your organization’s goals for the future, the next step is to identify and bridge gaps between the two. This involves scenario building—generating and evaluating alternatives or options based on the information at hand.

Scenarios should consider projected growth, industry trends, and evolving technology, together with considerations extending beyond immediate revenue generation such as regulation, environmental concerns, and objective-meeting criteria. In addition to alignment with objectives, scenarios should estimate feasibility and cost as well as impacts and benefits.

For example, consider a growing manufacturing facility that currently handles order fulfillment in house. In this case, a facilities master plan might evaluate whether adding space, using existing underutilized areas, or outsourcing certain tasks aligns best with the strategic facility plan.

Maintenance is another area up for consideration when devising scenarios. Switching from a reactive to a proactive maintenance strategy can reduce both costs and downtime. Adding sensors that monitor equipment health in real-time, streamlining work order processes, and training personnel on CMMS software can make it easier to achieve organizational goals.

Planning and Prioritizing Projects

Scenario planning helps you categorize and rank projects by priority. It may be urgent to replace large, expensive equipment such as HVAC systems. Or perhaps prioritizing your technology upgrades will be most beneficial.

Determining your priorities starts with creating a criteria-based system for evaluating projects. Criteria may include strategic alignment, urgency, impact on operations, compliance requirements, and cost. It’s important to develop a list of criteria that enables you to conduct an apples-to-apples comparison among possible projects. This will allow you to consider all the impacts and benefits, and to address your most urgent needs first.

Continual Development and Review

The final FMP will be a detailed plan that includes building schematics as well as performance measures and projected budgets for each project, and of course an implementation timeline.

Once the plan is approved by the relevant stakeholders, it’s time to get started. But even then, the FMP process isn’t over, because as soon as you start executing on the FMP, you should schedule your first review. Periodic reviews are important to ensure that goals are being met, and that these goals are still in alignment with your organization’s needs.

Reaping the Rewards

Creating a successful FMP requires substantial work: compiling accurate data, careful planning and strategizing, and ensuring stakeholder involvement and continual review. But the rewards are also substantial.

By offering a detailed roadmap that balances short-term needs with long-term visions, FMPs enable efficient resource allocation, enhance operational efficiency, and align facilities with overarching organizational goals. After all, facilities are a cornerstone of an organization’s success, providing the physical infrastructure necessary for its operations. And a well-crafted, forward-looking facilities master plan is a key tool for ensuring the smooth, profitable operation of a company’s facilities.

Facilities Management that Promotes Success

Want to optimize your facilities and ensure they contribute to your company’s success? We’ve been helping businesses do just that for more than 35 years. Turn to us for the management expertise and resources you need to get your facilities running smoothly and cost-effectively.

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by barb

For most of the twentieth century, facilities managers ran their operations with only rudimentary technology. Even railyards and other sprawling facilities were managed with tools that were rarely more sophisticated than paper or punch cards. Then, in the latter part of the century, many large companies adopted a new technology known as a computerized maintenance management system (CMMS). And by the nineties, CMMS software had become inexpensive enough to be a viable option even for smaller companies.

In the decades since, CMMS software has become even more robust, so that today this indispensable technology offers a hefty advantage to those companies looking to streamline operations. The software has found a home in multiple industries, and now whether you operate a complex gas plant or a single office building, this technology can help ensure the safe and efficient functioning of the facility’s equipment, machinery, and building envelope.

Used properly, CMMS software can provide value well beyond paperwork organization and work order management.

Defining CMMS Software

CMMS can also be referred to as CMMIS (computerized maintenance management information system), and is sometimes used interchangeably with EAM (enterprise asset management) or even APM (asset performance management). However, while there are areas where these technologies overlap, there are also some key differences.

Enterprise Asset Management (EAM)

The goal of an EAM system is to optimize an asset’s lifecycle. It enables a holistic approach to managing asset performance from cradle to grave, one that goes beyond tracking maintenance schedules to include planning for the timely decommissioning and replacement of assets.

Asset Performance Management (APM)

APM, although it shares many features with CMMS, is concerned with analyzing the performance of building assets to increase productivity and minimize risk.

Computerized Maintenance Management System (CMMS)

CMMS is dedicated to optimizing MRO (maintenance, repair, and operations). CMMS software is designed to track maintenance activities and scheduling costs. To maximize a facility’s MRO, CMMS software automates the management of workflows, optimizes routing, and enables organized recordkeeping for reporting and auditing.

By gathering disparate information and data into one container, CMMS tools provide facility managers with an easy means by which to schedule and track work orders, a task that, pre-automation, was tedious and time intensive. Used properly, CMMS software can provide value well beyond paperwork organization and work order management.

Maximizing Maintenance and Improving Operations with CMMS Software

CMMS software can make facilities management easier and more effective by increasing productivity and optimizing operations across multiple areas:

Workforce Productivity

CMMS software can streamline communication between maintenance teams and other departments. This results in better coordination, quicker response times, and increased productivity, since personnel can focus on their tasks without unnecessary delays caused by disorganized processes.

When CMMS algorithms predict that maintenance is required, the system can automatically generate work orders for necessary tasks. This proactive approach ensures that maintenance teams are informed well in advance of a needed operation, allowing them to plan and execute maintenance activities without disrupting regular operations.

Predictive Maintenance

Regular preventive maintenance has long been the cornerstone of modern facilities management. But today, new technologies are enabling facilities managers to be even more forward-thinking in their management practices, and embrace what’s known as predictive maintenance.

New, advanced sensors and monitoring devices, attached to critical equipment, can now offer real-time data on the condition of machinery. This crucial performance and condition data include temperature, vibration, and even pressure. CMMS software then analyzes this data to provide insight into the health and longevity of a facility’s assets, helping maintenance teams predict when equipment might require attention.

Downtime Reduction

Equipment downtime, which often causes disruption and lost productivity, is often more expensive than any repair. According to a study by Deloitte, inadequate maintenance procedures can reduce a facility’s overall productive capacity by up to 20 percent.

By analyzing usage and performance patterns, along with historical data and current operating conditions, CMMS software can forecast potential issues and recommend preventive actions. In this way, the system can identify early signs of deterioration or discover unexpected anomalies, so that maintenance crews can investigate and repair, avoiding a breakdown that interrupts normal operations.

Whether your maintenance strategy is preventive, predictive, or a combination of both, CMMS technology can automate work orders and maintenance schedules to reduce asset downtime and extend equipment life, thus enhancing overall operational efficiency. Uninterrupted uptime means production continues, deadlines are met, orders are filled, and customers or occupants remain happy.

Metrics and Analytics

The task of tracking and managing all the parts that make up a facility can be complex, which is why having real-time access to comprehensive data is one of the biggest advantages of maintenance software. This data not only facilitates quick decision-making, but also ensures that all stakeholders are well informed about the status of equipment, work orders, and overall facility health. It ensures that assets are utilized optimally, and replacement decisions are based on sound analysis.

CMMS analyses also enable companies to optimize spare parts management. Instead of either maintaining excess inventory or facing shortages, businesses can manage their spare parts stock based on actual usage patterns and predicted maintenance needs. This minimizes deliveries and the overstocking that leads to wasted parts, which in turn not only reduces costs, but also the facility’s ecological footprint.

Consistency and Compliance

CMMS software can make regulatory compliance easier by compiling the extensive data and documentation that are needed to prove adherence to laws and regulations. Computerized maintenance systems have the ability to create audit trails by building documentation from logged work order history, gathering the information needed to pass audits, and even submitting records to prove compliance via electronic signature. This not only saves valuable time, but also offers greater accuracy and timely submissions.

Emission Control

Another benefit of monitoring assets for performance is the ability to identify emissions, energy use, or hazardous leaks that may affect the environment, building occupants, or customers. With CMMS software, a facility’s energy usage can be monitored in real time. Blips in usage serve as an alert that enables maintenance crews to investigate a potential problem before it escalates, so that the facility consistently maintains energy efficiency across operations. Facility managers can also leverage energy usage data to assess the environmental impact of operational practices and implement strategies to improve sustainability.

When CMMS Doesn’t Work

As with any technology, when it comes to using CMMS software, the adage “garbage in, garbage out” applies. Technological innovations can improve facility operations, but behind every piece of technology is a human hand. It’s vital that the technicians who use CMMS software are fully trained and knowledgeable, so they can avoid errors and fully leverage the CMMS tool. In order to make sure your CMMS system yields the best results, it’s important to keep three factors in mind:

Integration challenges

Integrating CMMS software with existing systems, such as enterprise resource planning (ERP) systems or building management systems (BMS), can be challenging. Compatibility issues may arise, requiring additional time and resources for seamless integration.

Learning Curve

When implementing a new CMMS, be prepared for a learning period that could temporarily affect productivity. Remember that in addition to the personnel who interact directly with the CMMS software, ancillary staff will also require training.

Data Security

Storing sensitive operational and maintenance data on a digital platform raises concerns about data security. Facilities need robust cybersecurity measures to safeguard against potential breaches that could compromise critical information.

Going Forward with CMMS Software

Advances in CMMS software have the potential to provide transformative leaps in efficiency, sustainability, and predictive maintenance. In the hands of knowledgeable managers and technicians, facility management software offers a centralized hub for all operations, increasing efficiency in MRO scheduling, data management, and asset tracking. The foresight provided by real-time monitoring and predictive analysis ensures that potential issues are addressed before they escalate, minimizing downtime and increasing cost savings.

Although there may be hurdles and hiccups in implementing or upgrading to a robust management system, CMMS software offers businesses operational resilience, enabling them to create and maintain sustainable, cost-effective, and future-ready facilities.

Expert Facilities Management for Optimal Efficiency

Looking to bring greater automation to your facilities maintenance? PRIDE Industries can help. With more than 35 years of facilities management experience, and expertise in the latest management technologies, we can help you minimize energy consumption, reduce waste, and optimize the value of all your facility’s assets.

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by barb

From skyscrapers to manufacturing plants, across all types of industries, and in companies both large and small, facility asset management is the quiet but vital linchpin responsible for optimizing operations, maximizing asset lifecycles, and contributing to a company’s bottom line.

Facility asset management is a broad service that encompasses multiple obvious and not-so-obvious aspects of a business’ day-to-day functions. When operations are running seamlessly it’s easy to forget about facility asset management, especially when it’s handled by a third party. But when things go wrong, the important role of the facility asset manager—and how it affects business efficiency—becomes apparent. This is why it’s so important to pick the right facility asset management service for your company.

Facility Asset Management—What’s Involved?

So, what are facility assets? The precise answer can vary, depending on the organization, but facility assets are generally thought of as those that affect the day-to-day operations of the business and support occupants’ needs inside buildings and on the grounds outside of the facility.

In a Berkshire Hathaway survey of companies across multiple sectors, 70% reported losing productivity due to unexpected asset repairs and replacements.

Traditionally, these assets have been considered the tangible and physical items in a facility. However, with the expansion of technology, intangible assets such as CMMS (computerized maintenance management systems) and HVAC fault detection and diagnostics may also fall under the purview of facility asset management.

Some experts have defined facility assets as anything that needs to be maintained at least once a year or is valued at more than $5,000. While these may be good additional guidelines, relying on a dollar amount or a maintenance standard may miss some critical assets—or conversely, include less relevant ones, depending on your facility.

The official definition of a facility asset comes from ISO 55000, set by the International Organization for Standardization. This standard defines an asset as “an item, thing or entity that has potential or actual value to an organization.” Asset management is defined as a discipline that helps to “better achieve organizational objectives while realizing greater value from their assets.”

In other words, assets are items with actual or potential value to the facility that would cause disruption to operations or business objectives when not functioning. Since ISO recommendations are considered the gold standard for best practices in areas such as quality control and safety, this definition of asset management is a good reference point, so if in doubt, referring to ISO 55000 is a good bet.

Strategies, Methods, and Best Practices

Expert facility asset management is crucial to maximizing the longevity and productivity of your capital assets. To achieve this outcome, a facility’s asset management program should include the following:

Comprehensive Asset Inventory

The first step in effectively managing your assets is to have comprehensive information on each one. That means every asset is tagged and barcoded, and its identifying information is entered into a tracking system that’s accessible by all those who need it. Having up-to-date and organized records of all facility assets promotes informed decision-making. While the labor and time involved in reconciling incomplete or inaccurate data may seem daunting, the effort will be rewarded with less disruption in the long term and greater insights into your facilities’ operations.

Lifecycle Planning and Management

Lifecycle planning is a core part of facilities asset management. Being able to identify when assets are nearing the end of their life and developing strategies around asset lifecycles can provide significant cost savings for your organization.

In fact, a global report on asset management from Deloitte found that the aging of facility assets is a major risk for many companies. But this same report also found that businesses that are able to effectively calculate the lifetime of their assets spend substantially less on reactive maintenance. This is just one way that a robust facilities asset management program can bring greater predictability and value to an organization.

Experienced asset managers know how to analyze annualized ROI to optimize facility investments. To make informed decisions on asset replacement and repair, facilities managers should assess the totality of every asset’s cost: from design, procurement, installation, and startup; through operation and maintenance; and finally, to decommission and removal. In this way, assets can be compared equally, and plans can be made accordingly.

The Power of Analytics to Inform Decisions

Digging into historical and performance data to discover trends, make predictions, and engage in proactive problem-solving can be powerful. By analyzing historical asset performance, trends and patterns can be identified, enabling proactive recommendations, preventing costly breakdowns, and extending the lifespan of the facilities’ assets. Relevant data should be drawn from all sources, including the manufacturer’s history, as well as the asset’s performance and maintenance records.

Compliance and Regulations

Whether it’s safety standards, environmental regulations, or industry-specific mandates, being well-versed in the regulatory landscape and ensuring that assets and operations align with legal requirements must be a priority in facilities management. Failing to comply with environmental and other regulations can have serious repercussions, such as a damaged reputation among customers, and even—in rare cases—legal costs.

It’s essential that every asset in the facility—and the facility as a whole—comply with ICC, OSHA, EPA, and other government regulations. Regular training of in-house technicians is a must to ensure that they are up to date on regulations and keep stringent records.

But it’s not enough for your team to be in compliance, you must also ensure that your third-party vendors and service providers are compliant. Assets serviced by third-party vendors who are non-compliant can come back to bite you. To avoid this scenario, facilities managers should communicate regularly with vendors about compliance issues, and gain as much insight as possible into a contractor’s record. Be prepared to switch providers if there are serious or continuous non-compliance issues—your reputation depends on quick remedial action.

Technology-Aided Predictive Maintenance

Facilities management providers can fall into the trap of reactive maintenance. But a proactive approach is best for the bottom line, as preventing an asset’s failure is less costly than repairing the asset. And predictive maintenance can yield even greater savings, as it takes the forward-looking approach of proactive maintenance to a new level.

If reactive maintenance is about the past, and proactive maintenance is about the present, predictive maintenance is all about the future. While “reactive maintenance” is essentially a synonym for “repair or replace,” and proactive maintenance involves monitoring assets for signs of wear and tear, predictive maintenance collects data about individual and aggregate assets to determine the best schedule for both maintenance and inspection.

Predictive maintenance is still a fairly new discipline, made possible by advances in data analytics and sensor technology. Technologies such as EAM (enterprise asset management) software and CMMS (computerized maintenance management systems) enable technicians to move away from reactive maintenance to a more predictive strategy of maintenance and repair.

Sometimes referred to as CBM+ (condition-based maintenance plus), these technologies use real-time data from sensors, together with machine learning (a type of artificial intelligence) to give facilities managers the information they need to gain greater insight into the condition of facilities assets, allowing for repair schedules to be optimized, and minimizing or even eliminating downtime. These high-tech tools are allowing an increasing number of companies to streamline and optimize facility operations.

Four Benefits of Facility Asset Management

How do the best practices of facility asset management benefit businesses and property owners? The gap between merely adequate facilities management and vigorous asset oversight can be wide.

Asset Performance

The principal thrust of facility asset management is to coordinate activity and efforts that will optimize asset performance. This is achieved through performance monitoring, lifecycle analysis, and predictive repairs that reduce downtime and extend the asset lifecycle.

At its best, facility asset management goes beyond maintaining the status quo to maximizing the potential of every asset. By optimizing performance, businesses can extract maximum value from their investments, directly improving the bottom line. In essence, robust asset management can transform assets from potential liabilities to long-term contributors to company value.

Improved Productivity and Cost Savings

In a Berkshire Hathaway survey of companies across multiple sectors, 70% reported losing productivity due to unexpected asset repairs and replacements. Asset ignorance is costly. In manufacturing alone, studies have shown that unplanned downtime costs companies an average of 800 hours of productivity every year.

This is why it’s essential that the facilities management service provider you use be knowledgeable in proactive and predictive maintenance. Knowledgeable facility asset managers who compile comprehensive asset inventories, embrace proactive maintenance strategies, and provide asset lifecycle management can mitigate lost productivity and reduce costs.

Risk Mitigation and Enhanced Safety

The National Safety Council estimates that the total economic costs of work-related deaths and injuries in 2021 was $167 billion. Robust facility asset management can be a proactive shield against unforeseen risks by ensuring the proper functioning of machinery and equipment and implementing safety protocols that reduce the risk of accidents and breakdowns. Additionally, managers knowledgeable in their facility’s compliance needs can ensure assets and operations align with legal requirements. This not only mitigates legal risks but also fosters a culture of responsibility and accountability.

Sustainability

For any facility, identifying energy consumption, emissions, and areas where efficiency can be enhanced leads not only to improved operations but also to a more sustainable and eco-friendly facility.

By managing assets with sustainability in mind, eco-savvy facility asset managers can optimize energy efficiency, which not only saves money, but is essential in order to earn environmental certifications such as LEED (Leadership in Energy and Environmental Design). LEED is a coveted and globally recognized achievement of sustainability for all building types. By optimizing their building assets and operations, businesses have not only qualified for this certification, they’ve also reduced energy use by as much as 30%.

At a time when environmental responsibility is a business imperative, facility asset management—through energy-efficient practices, waste reduction, and adherence to sustainable standards—can contribute to the company’s ethos of responsible stewardship.

Holistic Gains

Facility Asset Management is crucial for ensuring facility assets don’t just function, but also contribute meaningfully to organizational success. When power plants run smoothly, or high-rise buildings function flawlessly around the clock, that’s often due to the meticulous strategies of a facility asset management team that combines knowledge, foresight, technology, and data to redefine operational excellence.

As industries evolve and businesses navigate the complexities of a rapidly changing world, excellent facility asset management becomes increasingly important. Now more than ever, a tech-savvy, holistic approach to asset management is an essential contributor to a company’s value.

Facilities Management Expertise You Can Count On

If you’re looking to optimize operations and gain the most from your facility’s assets, we can help. PRIDE Industries manages 13,000 buildings and has over 35 years of experience in facility asset management.

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by barb

An iconic cartoon from the 1960s features George Jetson living a futuristic life with his wife Jane, children Judy and Elroy, and their loveable dog Astro. The family’s day is filled with automation, from the cleaning robot, Rosie, to their Dial-a-Meal food creator. While many gadgets highlighted in the show never came to pass (no anti-gravity belts yet), the show’s vision of an automated future was nevertheless eerily accurate. Today, there are robots that scrub floors, wash windows, and clean ducts; other robots move supplies from one floor to another. And now, automation has moved outdoors, with self-driving lawnmowers expanding into the world of commercial landscape maintenance.

From Handheld Cutters to Gas-Powered Mowers

Robotic lawnmowers are the culmination of an evolutionary process that began in the mid-nineteenth century. Up until then, grass on properties, whether business or residential, was kept in check by handheld scythes—the cutting tool that’s typically associated with the Grim Reaper. Back then, cutting grass was slow, arduous work.

But sometime in the early 1800s, a young engineer in England named Edwin Beard Budding had a bright idea. He was visiting a cloth mill when he noticed a machine that was used to trim irregular fabric, and had an idea: What if the same cutting technology used to cut fabric could be used to cut grass? Budding got to work, and a few years later, in 1830, he took out a patent on the world’s first lawnmower. The hand-pushed contraption was a hit, and before long was being used to cut the lawns of sports fields and properties with extensive gardens.

Approximately half of a company’s landscaping budget is spent on labor—assuming the company can find that labor.

Since then, mowing technology has come a long way, but just like Beard’s original invention, the majority of today’s mowers still require someone to drive or push them. But not for long.

Robotics Enter the Picture

The first robotic mower made its appearance the same year that Apollo 11 landed on the moon. In 1969, Spencer L. Bellinger, another intrepid engineer, created the first retail robotic lawnmower. Dubbed the MowBot, it operated through a signal wire that set the boundaries for operation. According to a New York Times article from that era, “. . . the mower [is] entirely safe and so quiet that it can be operated at night.” At the time, however, the MowBot was seen more as a whimsical gadget than a practical piece of landscaping equipment.

That started to change in the 1990s, when more advanced robotic lawnmowers made their debut. In 1995, Husqvarna developed a modern-style, solar-powered version of the self-driving machine. It featured several improvements over its predecessors, including enhanced programmability, smartphone control, and autonomous obstacle avoidance. This time, robotic lawnmowers were taken seriously, leading to further technology advancements. By 2005, robotic lawn mowers represented the second largest category of domestic robots.

Mower technology continues to develop at a fast pace, as more companies enter the market. According to the IBIS World Landscaping Service Industry Report, the landscape service industry is a $129 billion enterprise. Not surprisingly, many companies want to tap into this lucrative market, and they’re doing it with robotic mowers that offer a host of benefits for commercial landscape maintenance.

Addressing Labor Shortages in Commercial Landscape Maintenance

Approximately half of a company’s landscaping budget is spent on labor—assuming the company can find that labor. According to the 2021 Green Industry Benchmark Report, attracting and retaining employees is still the landscaping industry’s biggest problem, with 70% of landscapers reporting difficulties in finding employees. While a self-driving mower still requires some minimal human interface, it’s estimated that in many instances it can reduce labor costs by 90%.

The National Association of Workforce Boards—an organization that connects workforce professionals with Washington, D.C. policymakers—welcomes these advances. “We are embracing technology more than ever, with no fear of worker displacement. Autonomous mowers keep the turf maintained, freeing up workers to focus on more skilled tasks, such as pruning and plant diagnostics,” the association says on its website.

And saving on wages isn’t the only cost benefit of self-driving mowers. Scythe Robotics, which manufactures autonomous lawnmowers, claims the typical landscaper needs to replace a gas-powered mower every three to four years. Although self-driving mowers can be expensive up front, most are electric and so are more economical in the long run, due to longevity and reduced maintenance (no spark plugs, gas, or oil required). Scythe even offers a pay-per-acre model to its customers.

Other companies, like Graze Inc., function on a hardware/software model. The purchaser makes an initial investment in equipment, and then makes a monthly service payment for the software to keep the mower up to date and functioning. Graze claims an investment in one of their machines will increase a landscaping company’s profit margins by fivefold. Another seller of these autonomous machines, Turflynx, claims that switching from traditional to self-driving mowers reduces energy consumption by 80% and maintenance expenses by 40%.

The Eco-Friendly Solution for Commercial Landscape Maintenance

Electric self-driving mowers also have benefits for our planet. According to the U.S. Environmental Protection Agency (EPA), landscaping equipment engines produce up to five percent of our national air pollution. In fact, the California Air Resources Board reports that operating a commercial gas lawnmower for one hour emits as much pollution as driving a passenger car for about 300 miles. Statistics like this are motivating more companies to adopt electric self-driving mowers.

In general, companies today are searching for more sustainable approaches to facilities maintenance. Many have already turned to eco-friendly solutions for cleaning, so eco-friendly landscape maintenance is a logical next step. Fortunately, these businesses now have more practical choices in electric equipment, as battery technology has drastically improved over the past several years.

The Future of Commercial Landscape Maintenance

Adding convenience, cost savings, and other benefits to a company’s landscape maintenance routine doesn’t require sacrificing a beautiful exterior. While some businesses may be hesitant to use new technology such as autonomous mowers, others are embracing it.

In April 2022, the City of Glendale kicked off a pilot program with Graze, in which park staff will test and provide input on Graze’s automated electric mowing equipment. Glendale mayor Paula Devine promoted the partnership, saying, “Well, this is certainly an exciting day for the City of Glendale as we are the first—the very first—to partner with Graze.”

How quickly companies adopt self-driving mowers for their commercial landscaping and maintenance remains to be seen. But as autonomous mowers and battery-powered equipment roll out over the next decade, many expect that the majority of companies will start to embrace this cutting-edge technology. The benefits—lowered costs, increased sustainability—are just too significant to ignore.

A Facilities Management Partner You Can Rely On

No matter what technologies you prefer for your landscape maintenance, our award-winning service can help you maximize savings, manage resources, and plan for the future. Contact us today to learn more.

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