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Five things every FM should know about the Value of Asset Evaluations/Condition Assessments. Chapter Meeting July 9, 2014. Agenda Panel Introductions Are there different kinds of Asset Evaluations (or Condition Assessments?) What is included in the assessment?

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Chapter Meeting July 9, 2014

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Chapter meeting july 9 2014

Five things every FM should know about the Value of

Asset Evaluations/Condition Assessments

Chapter Meeting

July 9, 2014


Chapter meeting july 9 2014

Agenda

Panel Introductions

  • Are there different kinds of Asset Evaluations (or Condition Assessments?)

  • What is included in the assessment?

  • What is the deliverable (and what should I ask for to be sure I get what I need?)

  • What are specific items that are hidden trouble for a building?

  • Costs, costs, costs!

    Other Questions


Chapter meeting july 9 2014

Introductions

  • Jolie Lucas, CFM, AICP, LEED AP

    • IFMA Chapter Member/Board Member

    • Certified Facility Manager

    • Certified Planner

    • Leadership in Energy and Environmental Design Accredited Professional

    • AECOM Planning Project Manager


Chapter meeting july 9 2014

Introductions

  • John Van Whervin, Associate AIA

    • AECOM Arch. Project Mgr.

    • Studio Lead, Facilities Conditions Assessments, Orange

    • Currently Project Lead for Los Angeles County Assessments (over 800 structures)

    • Former Facilities Director for Los Angeles Superior Court


Chapter meeting july 9 2014

Introductions

  • Mike Braund, PE, SE, Assoc. DBIA

    • Board member of Structural Engineers Association of San Diego (SEAOSD)

      • Chair of SEAOSD Existing Buildings Committee

      • State Chair 2012/2013

    • National Standards Committee for Seismic Evaluation and Retrofit of Existing Buildings


Chapter meeting july 9 2014

Introductions

  • Bob Craig, Associate AIA

    • IFMA member

    • Electrical Inspector/Building Inspector (ICC)

    • EIFS Inspector (AWCI)

    • Certified Air Barrier Auditor

    • Registered Roof Observer

    • Construction Document Technician


Chapter meeting july 9 2014

Asset Evaluation. . . Or Condition Assessment?

Asset Evaluation

High level/Holistic

Functional

Assists in big picture decisions

Typically important in management of larger portfolios/multiple departments/campuses

Condition Assessment

Specific

Detailed

Assists in developing capital improvement plan

Universal to all facilities owner-managers


Chapter meeting july 9 2014

Asset Evaluation. . . Or Condition Assessment?

Condition Assessment Global

General Condition

Identify Global Issues/Preventive Maintenance

Condition Assessment Detailed

Lifecycle Costs

Specific System Analysis

Condition Assessment

Maintenance/Deficiency

Deferred Maintenance

Capital Improvement Plans

Customized

Populate existing database

Candidate for Renovation or Demolition


Chapter meeting july 9 2014

What’s included in an evaluation/assessment?

Depends upon Building Type and Client Needs


Chapter meeting july 9 2014

Asset Evaluation. . . Or Condition Assessment?

The Key to Managing Risk is Knowledge:

What are my hazards?

What are my risks?

What are my options?

What are my plans?


Chapter meeting july 9 2014

What is the deliverable?

Asset Evaluation:

  • Descriptive data

  • Photos

  • Floor plans


Chapter meeting july 9 2014

What is the deliverable?


Chapter meeting july 9 2014

What is the deliverable?

Condition Assessment:

  • Qualitative description of state of building and its components, with costs for:

    • replacement of building and/or systems today and some point in future

      • Assists in preparing Capital Improvement Plans

    • Replacement of deficient systems today and some point in the future

      • Assists in preparing Deferred Maintenance Plans


Chapter meeting july 9 2014

What is the deliverable?

Condition Assessment:

  • Descriptive data

  • Photos

  • Costs


Chapter meeting july 9 2014

What is the deliverable?


Chapter meeting july 9 2014

What is the deliverable?

Specific Assessment (Roofing):

  • Scaled roof plan with notations and/or photos of special features or typical deficiencies

  • Previously known data (components, manufacturer, installation contractor, leak history, repairs, etc.)

  • Newly gathered data


Chapter meeting july 9 2014

What is the deliverable?

Specific Assessment (Roofing):

Attention: XXXXXXXXX

Property: XXXXXXXXXXX

XXXXXXXXXXX

Dear XXXXXXXX,

On XXXXXXXXX the roof of the above referenced building was inspected by XX Professional Roofing Services, Inc. This roof condition assessment report contains the following:

•Description of the roof system and components.

•Notes on any known historical roof problems.

•Identification of any deficiency items and repair recommendations.

•Identification of current or ongoing maintenance items.

•Identification of preventative maintenance items.

•Projected life span of the roof system.

•Text and pictures to illustrate this roof assessment report.

This is a comprehensive report, which addresses all of the key elements of the roof system. If we may be of any further service, please feel free to call.

Sincerely,

XXXX

PM


Chapter meeting july 9 2014

What is the deliverable?

Roofing Example:

  • PART 1      BACKGROUND INFORMATION        

  • PART 2      SPECIFIC NOTES AND DEFICIENCIES OF THE ROOF

  • PART 3      CONDITION REPORT

  • PART 4      RECOMMENDATIONS


Chapter meeting july 9 2014

What is the deliverable?

Risk Strategies:

Credit: FEMA


Chapter meeting july 9 2014

What is the deliverable?

Seismic Survey:


Chapter meeting july 9 2014

What is the deliverable?

Seismic Survey:


Chapter meeting july 9 2014

  • Poor Seismic Systems

  • Corrosion of critical structural elements

  • Hardscape deterioration

  • Lack of mechanical maintenance

  • “There’s no sense in replacing the carpet if the roof is leaking!”

Hidden Troubles


Chapter meeting july 9 2014

DETERIORATION:

Are there unsafe conditions?

Is there deterioration present that could lead to bigger issues?

Are there changes to my maintenance plan needed to limit future issues?

Hidden Troubles


Chapter meeting july 9 2014

Hidden Troubles


Chapter meeting july 9 2014

Hidden Troubles

Do I understand how my facility will perform in the event of an earthquake?

The Building Code:

“The purpose of the earthquake provisions herein is primarily to safeguard against major structural failures and loss of life, not to limit damage or maintain function.”


Chapter meeting july 9 2014

Operational

Immediate Occupancy

Typical Code Building

Life Safe

Collapse Prevention

Unsafe

Hidden Troubles

Building Performance Levels


Chapter meeting july 9 2014

Hidden Troubles

Seismic Risk

A function of seismic hazard andbuilding performance

Not if, when…


Chapter meeting july 9 2014

Costs, Costs, Costs!


Chapter meeting july 9 2014

Costs, Costs, Costs!

Assessment

Lifecycle, Maintenance, Replacement, and Risk

Next Steps: Mitigate, Repair, Replace


Chapter meeting july 9 2014

Costs, Costs, Costs!

Lifecycle Costs


Chapter meeting july 9 2014

Costs, Costs, Costs!

Plant Replacement Value

Deficiencies

Equipment


Chapter meeting july 9 2014

Costs, Costs, Costs!


Chapter meeting july 9 2014

Costs, Costs, Costs!


Chapter meeting july 9 2014

Costs, Costs, Costs!

Financial Seismic Loss Potential


Chapter meeting july 9 2014

Costs, Costs, Costs!

Structural Studies:

  • Condition Assessments - $

  • Preliminary Seismic Evaluations/ PML’s – $

  • Post-Earthquake Planning - $$

  • Building Inventory/ Portfolio Analysis - $$

  • Seismic Program (after inventory) - $$

  • Detailed Seismic Evaluations/ Retrofits - $$$+


Chapter meeting july 9 2014

Take Aways

  • Yes there are different kinds of Asset Evaluations and Condition Assessments.

  • To be of value, be sure the assessment includes what you need.

  • Think about how you will utilize the data and then ask for what you need.

  • Hidden troubles include deterioration, energy loss, and potential systems failure.

  • Doing nothing is NOT free.


Chapter meeting july 9 2014

How often should an assessment be done?


Chapter meeting july 9 2014

I can do this myself

(can’t I?)


Chapter meeting july 9 2014

Other Questions?


Chapter meeting july 9 2014

Mike Braund, PE, SE,

Assoc. DBIA

[email protected]

(619) 814-7008

Robert Craig,

Associate AIA, RRO, EIFS,

ABAA Auditor

[email protected]

(858) 737-9141

Jolie Lucas, CFM, AICP,

LEED AP

[email protected]

(760) 702-5005

John Van Whervin,

Associate AIA

[email protected]

(714) 567-2589


Chapter meeting july 9 2014

Other Questions

Mitigating Seismic Risks:

Develop standards for your facilities

Assess the risks of all facilities

Understand the consequences

Address the problems systematically

Create and adopt a post-disaster plan


Chapter meeting july 9 2014

Other Questions

Original Building

Moderate EQ Loss(21days)= $95M

Major EQ Loss(70days)= $320M

Basic Upgrade

Upgrade Cost ($90/sf)= $20M

Moderate EQ Loss(7 days)= $35M

Major EQ Loss(30 days)= $131M

Cost ROI at Major = 9.45

IO Upgrade

Upgrade Cost ($130/sf)= $30M

Moderate EQ Loss(0 days)= $0.4M

Major EQ Loss(5 days)= $22M

Cost ROI at Major = 9.93


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