The document outlines the European standardization in facility management, specifically focusing on EN 15221 Part 3, which provides guidance on quality in facility management. It details the definitions, scope, and methodologies necessary to measure, achieve, and improve quality in facility management practices, while also linking to other related standards. Various types of indicators and quality management processes are also discussed to enhance the effectiveness of facility management agreements and services.

1. European Standardization in Facility Management
Guidance on quality in Facility Management: EN 15221 Part 3
Wolfgang Moderegger, AIS Management GmbH, Munich, Germany

2. Agenda
European Standardization in Facility Management – CEN TC 348
Guidance on quality in Facility Management: EN 15221 – Part 3
Contact

3. Existing Standards
EN 15221-1 und EN 15221-2
EN 15221-1: Facility Management - Part 1:
Terms and Definitions
Version EN 15221-1:2006
This draft European standard gives relevant terms and definitions in the area of Facility Management.
It also provides a structure of facility services.
EN 15221-2: Facility Management - Part 2:
Facility Management — Agreements -Guidance on how to prepare Facility Management
agreements
Version EN 15221-2:2006
This document is a working and standardized tool intended for parties who wish to draw up the Facility
Management agreement within the European Common Market. It offers headings, which are not
exhaustive. Parties may or may not include, exclude, modify and adapt these headings to their own
contracts.
Definition of Facility Management
An integrated process to support and improve the effectiveness of the primary activities of an
organization by the management and delivery of agreed support services for the appropriate environment
that is needed to achieve its changing objectives

4. extract: FM-Model from EN 15221-1
PRIMARY SUPPORT
PROCESSES PROCESSES
O
R
G STRATEGIC P
Client S D
A D P R
E S
N E E L O
C S I
U Internal V
I Customer M I L K V P
S F A TACTICAL P E I
A s P
and / or
D
A Y I R
N I s I L external
E
T
D N N Y R
I End User
user G G
O OPERATIONAL
N
PRIMARY FACILITY
ACTIVITIES SERVICES
Facility Management agreement
Agreement

5. current projects of the CEN TC 348
EN 15221-3: Facility Management - Part 3:
Guidance on quality in Facility Management
Provides guidance how to measure, achieve and improve quality in fm. It gives complementary
guidelines to ISO 9000, ISO 9001 and EN 15221-2 within the framework of EN 15221-1.
EN 15221-4: Facility Management - Part 4:
Taxonomy of facility management
Focused on the concept of classified facility products / services by defining relevant interrelationship of
service elements and their hierarchical structures, associated terms and cost allocation
EN 15221-5: Facility Management - Part 5:
Guidance on the development and improvement of processes
Provides guidance to fm organisations on the development and improvement of their processes to
support the primary activities.
EN 15221-6: Facility Management - Part 6:
Space measurement
Area and space measurement for existing buildings

6. Guidance on quality in Facility Management: EN 15221 – Part 3
Table of content (1)
Foreword
Common Introduction for the European Standards
EN 15221-3, EN 15221-4, EN 15221-5 and EN 15221-6
0 Introduction to Guidance on quality in Facility Management
- General
- Terms product and service – general and in facility management context
1 Scope
2 Normative references
3 Terms, definitions and abbreviations
- Terms and definitions
- Abbreviations
4 Basics of quality management
4.1 Importance of quality in FM
4.2 Criteria, background, elements and influences to quality
4.3 Type of Characteristics
4.4 Pathway from needs to experiencing Delivery
4.5 Quality Management

7. Guidance on quality in Facility Management: EN 15221 – Part 3
Table of content (2)
5 Process of quality management
5.1 General introduction
5.2 Analyze needs and demand
5.3 Specify requirements
5.4 Elaborate Service Level
5.5 Developing measurement metrics (hierarchy of indicators)
5.6 Quality aspects in organizing delivery of facility products
5.7 Quality aspects in delivering facility products
5.8 Measurement and calculation
5.9 Analyze deviation
5.10 Actions based on deviation
5.11 Control and improvement cycles
Annex A (informative) GAP-Model
Annex B (informative) Additional information and recommendation for measurement metrics
B.1 Recommendation for designing a metric system
B.2 Attributes of indicators
B.3 Indicators selection criteria
B.4 Required properties of indicators
B.5 Data gathering techniques
B.6 Domains and categories on indicators

8. WG 3 – Quality: Abstract terms and definitions
Definitions from ISO 9000
Quality:
degree to which a set of inherent characteristics fulfils requirements
Requirement:
need or expectation that is stated, generally implied or obligatory
Characteristic:
distinguishing feature
A characteristic can be inherent or assigned and can be qualitative or quantitative.
There are various classes of characteristics, such as the following:
— physical (e.g. mechanical, electrical, chemical or biological characteristics);
— sensory (e.g. related to smell, touch, taste, sight, hearing);
— behavioral (e.g. courtesy, honesty, veracity);
— temporal (e.g. punctuality, reliability, availability);
— ergonomic (e.g. physiological characteristic, or related to human safety);
— functional (e.g. maximum speed of an aircraft).

9. WG 3 – Quality: abstract of terms and definitions
Product:
result of a process
product categories, as follows:
- services (e.g. transport);
- software (e.g. computer program, dictionary);
- hardware (e.g. engine mechanical part);
grade
category or rank given to different quality requirements for products, processes or systems having the
same functional use. [ISO 9000:2005]
service level
complete description of requirements of a product, process or system with their characteristics
The described set of characteristics in the SL can be graded within boundaries suitable for
measurement and analysis.

10. WG 3 – Quality: abstract of terms and definitions
indicator
Ceasured or calculated characteristic (or a set of characteristics) of a product according to a given
formula, which assess the status or level of performance at defined time.
key performance indicator (KPI)
measure that provides essential information about performance of facility services delivery
[EN 15221-1:2006]
client key performance indicator
indicator that provides essential information about performance of the client organisation
The client key performance indicators have to be given by the client organisation, based on its
strategic goals pursuing the development of the primary activities.
FM-indicator
indicator that measures the quality of facility products
They are used on different levels (e.g. strategic, tactical or operational Level)
FM-key performance indicator (FM-KPI)
FM-indicator influencing the primary activities of the organisation by feeding client key performance
indicators. FM-indicator linked to client's organisation objectives and related facility product which
directly impacts the primary activities.
FM-top indicator
indicator important for the FM activities without being FM-KPI

11. Quality and quality related terms: EN 15221 Part 3
need or expectation
hard characteristics hard and soft soft characteristics
physical temporal functional financial ergonomic sensory behavioral
output sensation
perception - expectation
measure and calculation survey
client / provider measuring client asking costumer / end user
degree of fulfillment
of requirement

12. Process description: Quality Management in FM
Plan Do check
Specification of Organize Measure Compare Results
Needs and Service Levels with needs and
requirements Measurement Results
Demand elaboration requirements
 Client  Input based  Define methods  Audit Compare
 characteristics
 Customer  Output based of measurement  Customer  Agreed
 Grade
 End user  Indicators  Develop and Satisfaction  Delivered
 Indicators
 society provide Tools  …
Act
 analyze deviation
 adapted compensation
reward and penalty
 Rework / subsequent work
 optimize
 Supplier development
supplier management

13. Process description: Quality Management in FM

14. Quality Management in FM – Types of indicators

15. Example of hierarchy and aggregation of indicators

16. Indicators histogram

17. Control and improvement cycles

18. WG 3 – Quality:
GAP-Model on service quality
Personal needs,
expectations
past experience
Gap 1 not measurable, fuzzy
Real demand
demand
for primary activity
Gap 2 translation, conversion
service level Gap 5
Customer satisfaction
Gap 3 objetive, measurable, measurable, fuzzy
Service fulfiled delivered service
Gap 4 not measurable, fuzzy
Perception of Consumer perceived service

19. Quality: GAP-Model on service quality
Gaps in characteristics between expected vs. Planed
and defined vs. delivered

20. Kontakt
Wolfgang Moderegger
Rosenheimer Straße 139
81671 München
Deutschland
Telefon: +49 89 62 81 70-0
Telefax: +49 89 62 81 70-59
E-Mail: w.moderegger@ais-management.de
Homepage: www.ais-management.de