Facilities Management 2.0


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Presentation at be2camp and working buildings - 'the industry formerly known as FM'

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  • FM2.0 So as the internet moves from web1.0 (one way websites) to web2.0 (web interaction / social networks) so FM must move towards a facilities management conversation with end users, clients and staff through application of the web, social media and IT technologies available FM Experience – no longer just about buildings Facilities Management is shifting from hard ‘building’ performance to softer people, social and community based FM performance. A facilities management approach where engaging with, understanding and using end user ‘Experience’ will become critical. Modelling Information A key aspect of a collaborative FM2.0 future. But as yet FM is still to realise the benefits of BIM (Building) Information Modelling despite NIST research showing some loss of $15 billion per annum through more / silo / not shared data and documentation. As such FM will become reactive to BIM, not, as it should be proactive on the the clients behalf. Sustaining FM FM addressing the low and zero carbon agenda is tending to lag behind other built environment sectors. Increasingly the focus on green building is switching from new building to existing building stock and hence FM . BREEAM / LEED assessments are/will increasingly include facilities in use. LZC definitions will include FM. Carbon Management, and water management along with energy management are becoming key elements of FM FM Value FM is constantly questioning, or being questioned as to the value it adds to a business. Value Models (eg 1:5:200) demonstrate FM leverage does not arise from ‘building maintenance’. Value is added through facilities management aligned to business needs but is destroyed through facilities management that is costly to operate and fails business needs, in addition the industry knows little of how it adds long-term value to customers or society. FM Branding The profile and image of a Facilities Management organisation may well impact on organisational success FM Foresight From a strategic function within an organisation to a reactive service. Future scenarios
  • Web 2.0 Social Media Web2.0 is described as conversational web (eg blogs, twitter, facebooks) whereas web1.0 was one pushing of information (eg websites). There exists similar opportunities and threats for FM to move from a silo to a conversational profession, using the tools and approaches web2.0 offers for collaboration, data share and communication. Further we are in danger of restricting the potential of FM people by banning collaborative, knowledge share social media sites. Cloud Computing Replacement of local servers that are energy hungry (power and cooling) and space-costly with cloud computing offers a huge opportunity to reduce costs and carbons. It also frees the desktop station approach to one of more flexible working. There are also savings on installation costs, churn costs and IT support costs. Coupled with cloud computing, organisations are making the switch to SaaS (software as a service) which in the case of Open Source software can result in impressive IT savings. Communications Web communication tools such as twitter, social networks, google chat and other instant messaging are slowly eroding on the dominance of email as primary communications, enabling more collaborative reach. Increase in use of these applications on mobiles will increase flexibility of both facilities users and facilities managers Smart FM Convergence of smart buildings and ubiquitous computing technology is challenging traditional facilities management approaches, eg Pachube and control of facilities environments from within virtual worlds such as Second Life. The use of twitter as a web based application to communicate news, data, building performance, facilities logistics. Likewise, emergence of SPIMES - objects that are aware of their surroundings in space and time will challenge CAFM and FM in general. Virtual Worlds such as second life are providing usability visualisations of proposed facilities (eg Aloft Hotels) and building control of real life buildings through virtual modelling within second life, including the measure and control of carbon emissions. (eg Smart and Pachube). Crowd Sourcing is a distributed problem-solving and production model enabling a more connected and open-minded approach that brings together experts and practioners from around the world to introduce new ideas from all disciplines.
  • A number of buildings and facilities now use Twitter to inform /communicate with end users /tennants (@77Hudson) visitors (@britishmuseum) or just to demonstrate the links between performance and the internet (@LondonBridge) However the most common use of tweeter within traditional FM tends to be for news and vacancy recruitment (@sodexocareers) who also use twitter for internal communications
  • FM must drive the move towards a Facilities Information Model strategy. NIST identified $15billion loss through poor data management in 2004. In the UK, Building Information Modelling is achieving 10% reduction on construction capital costs (Laing O’Rouke). One current push is from Autodesk to add FM to the tail end of its BIM. Suggestions from BIM users are that the biggest barriers are Architects ( not will to share ) and FM (not having the skill levels). Interpretability issues with BIM technologies also prevents widespread adoption BIM or FIM will require a new form of ‘open’ collaborative working that may prove difficult for traditional FM . Yet collaboration across the facilities life cycle (with designers, builders and users) and vertically through the organisations management and services structure is essential to a successful BIM / FIM
  • Localism - cbfm Community based FM: ”the management of facilities and the delivery of services that reflects the community and environment in which they reside and operate” Martin Brown / Keith Alexander 2005. Councils are at the beginning of a process of rethinking how they deliver facility services at community level. In key areas such as education and health, local government is looking for new facilities models that link community needs with mainstream service delivery This will impact on FM as performance measures start to monitor supply spend flow, local employment and skill transfers as part of regeneration projects and in the multi use of space (eg extended schools / business/community mix) User Experience FM has moved along the quality journey from QA to Excellence and now moves to Experience. (for example the Patient Journey or Disney Experience) Servexcel developed through CFM assists clients and FM organisations in m oving understanding from a Service Quality (with single or limited dimensions) to Customer Experience (with stakeholder or multiple dimensions) allowing Customers Experience to shape Service Quality. POE is mistakenly seen as the necessary Post Occupancy Evaluation for FM, yet only measures the performance of the building against its specification (what it was supposed to do). More innovative feedback mechanisms are required (and exist) to understand the users often complex relationship with the facilities environment. Examples such as ‘Continuous Commissioning’ and the use of social networks (Facebook and Twitter) to understand the users relationship with the facilities, enable real time control of the working environment FM Collaborative Capital The synergy and added value derived from working with all stakeholders through the facilities life cycle and importantly facility users. Difficult to evaluate, but use of SROI (Social Return on Investment) helped to understand what the cost/effort of achieving the same added value / improved productivity / user well being would be through other means. Fm look to move away from functional and tactical and move to collaborative from sla to ??? Rather than hard sla
  • Energy management is increasingly a key aspect of FM, yet one that goes beyond switching lights and equipment off at night. A more holistic strategy is required to address rising costs of energy and possible peak oil fuel availability Carbon Management + Trading Increasingly the focus on green building is switching from new building to existing building stock, buildings in use and hence FM. The recent CIB strategy document sees UK 43% of carbon reductions through use of buildings EPC/BREEAM/LEED/Carbon Trust Standard Performance of an FM organisations sustainability approaches is increasingly demonstrated through the attainment of a recognised standard. All public buildings must display an EPC ( Energy Performance Certificate) (with private commercial places of work to follow soon) – this represents a public visual statement of FM performance Route to Zero Green transformation of FM will be driven by combinations of regulation, government incentives and changing market dynamics, yet FM would appear to not have a strategic plan for moving towards a zero carbon industry FM Green Skills / Re-skilling It has been commented that FM skills in respect of green and social FM are too low and that a re-skilling may well be necessary within a short time frame. This aligns with the transition movement context to address a locally based, post peak oil resilient economy. Water Management From managing water from a health and safety perspective ( Legionella, waste water etc) to managing water as a resource Cradle to Cradle Ensuring that redundant buildings materials and assets are used as the basis from a new facility, asset or service
  • Facilities Management 2.0

    1. 2. Facilities Management 2.0 Industry formerly known as FM Martin Brown fairsnape
    2. 4. Messages with emotions Maps with icons that show peoples whereabouts Messages via Twitter Peoples whereabouts via Google Latitude 2004 2009 The future is closer than you think
    3. 5. Industry formerly known as FM <ul><li>Sustaining FM </li></ul><ul><li>Modelling Information </li></ul><ul><li>FM Value </li></ul><ul><li>FM2.0 through Web2.0 </li></ul><ul><li>FM Experience </li></ul><ul><li>FM Foresight </li></ul><ul><li>Events, Conferences, Sharing </li></ul>
    4. 6. Facilities Management 2.0 <ul><li>Web 2.0 and Social Media </li></ul><ul><li>Cloud Computing </li></ul><ul><li>Communications </li></ul><ul><li>Crowd Sourcing </li></ul><ul><li>Virtual Worlds </li></ul><ul><li>Smart FM </li></ul>
    5. 8. Facilities that
    6. 10. FIM - Facilities Information Modelling BIM … An Emerging Democracy All it takes is a willingness to share information .....“The more you horde information, the less we want to work with you,” … . “If you try to close things down, that’s when errors start happening. By making it transparent, you can see problems earlier.
    7. 11. FM Experience – no longer just about buildings <ul><li>Localism - Community based FM </li></ul><ul><li>User Experience </li></ul><ul><li>FM Collaborative Capital </li></ul><ul><li>Post Occupancy Evaluation (RIP) </li></ul><ul><li>User Journey </li></ul>If architecture is frozen music then facilities management is the concert that brings it alive
    8. 13. Controlling buildings through virtual worlds Smart building management from within second life. FM within virtual worlds
    9. 15. Sustaining FM - Current and emerging trends <ul><li>Energy management …rising costs of energy … possible peak oil fuel availability … online </li></ul><ul><li>Carbon Management + Trading Built Environement 43% </li></ul><ul><li>Route to Zero moving towards a zero carbon industry </li></ul><ul><li>EPC/BREEAM/LEED/Carbon Trust Standard public visual statement of FM </li></ul><ul><li>FM Green Skills / Re-skilling … green and social FM are too low … </li></ul><ul><li>Water Management managing water as a resource </li></ul><ul><li>Cradle to Cradle re-cycling is down-cycling and not sustainable </li></ul>
    10. 16. A public visual statement of FM sustainability performance … to From a traditional FM ‘switch off the lights’ energy management approach …to And mashing energy data…. Pachube A recognition of cradle to cradle zero waste, zero footprint, zero Facilities Management?
    11. 18. <ul><li>move the debate from ‘sustainability’ to one of ‘resilience’ </li></ul><ul><li>collaborate through web2 and social media </li></ul><ul><li>engage with open conversations and debates </li></ul><ul><li>push for appropriate open source </li></ul><ul><li>promote web2 as an enabler for CO2 reduction </li></ul><ul><li>join the 10:10 pledge </li></ul><ul><li>cause no unnecessary harm </li></ul>the be2camp sustainability manifesto Make sustainability in the built environment open source . Sustainability is too important an issue to be done behind ‘closed doors’ because … we cannot solve today’s problems by using the same kind of thinking we used when we created the problems…
    12. 19. FM is constantly questioning, or being questioned as to the value it adds to a business. Value Models (eg 1:5:200) demonstrate FM leverage does not arise from ‘building maintenance’. Value is added through facilities management aligned to business needs but is destroyed through facilities management that is costly to operate and fails business needs, in addition the industry knows little of how it adds long-term value to customers or society. Although the 1:5:200 paradigm of thinking may have its critics (not every facility will be 1:5:200) it helps to demonstrate where value and leverage occurs throughout the facilities lifecycle. Defence Estates and NHS sectors amongst others realise this leverage and often procure construction through FM organisations as in the DE Prime Contracting programme of works. FM Value
    13. 20. Events… from conference to un-conference from workshops to barcamps from fee to free*
    14. 21. <ul><li>Be-2-camp: the world‘s first un-conference focused on Web 2.0 and the built environment. </li></ul><ul><li>Be2camp is a place for people interested in latest web 2.0 applications to help build a better, more sustainable built environment - from planning and design through construction to occupation and facilities management </li></ul><ul><li>FREE : participation, attend, web tools, access to materials </li></ul><ul><li>Be2camp Working Buildings 2009 ON NOW in the London Room </li></ul><ul><li>Plans for be2camp in place for Sydney, Chicago and ????? </li></ul>www.be2camp.com
    15. 22. co-founders @pbroviak @fairsnape @eepaul @jodiem Based on @jodiem slide
    16. 23. FM Foresight – FM Future Scenarios - alternative paths
    17. 24. FM Foresight – FM Future Scenarios - alternative paths Market economy to social economy As we move from a primarily finance based economy to a more balanced, even social based economy, so FM will shift from hard ‘building’ performance to softer people, social and community based FM performance. Convergence of web2.0, smart buildings and ubiquitous computing technology will challenge traditional and change facilities management approaches, Smart fm + Web2.0 ubiquitous computing Facilities Management becomes focused only on management of assets as a hard services sector. Asset Management FM continues to be reactive to change and looses ‘collective’ direction, breaking into sectors which have more pull than FM can exert as an holistic sector, for example asset management, services engineering, people management, IT etc Reactive Facilities Management as a sector was created in a Thatcher market driven economy paradigm and as Prof Keith Alexander comments, may not be sustainable within other economies. FM has no future Change in business and office dynamics result in 24/7 operations, often global coupled with a virtual office 24/7 and Virtual FM
    18. 25. Facilities Management 2.0 Martin Brown fairsnape