introducing bs 8544:2013 guide for life cycle costing of...

Copyright © 2012 BSI. All rights reserved.

Introducing BS 8544:2013

Guide for life cycle costing of maintenance during the in use phases of buildings

Communication Event: North Folgate, London Held on the 15th October 2013

Purchase a copy of BS 8544:2013 from http://shop.bsigroup.com/

Copyright © 2012 BSI. All rights reserved. 2

Fantastic Cross Industry Collaboration - ‘6Ps’ who helped to produce BS 8544

1 Procurement policy Government Procurement Unit

2 Professions / Institutions Building Cost Information Service

Chartered Inst. of Building Services Eng. Chartered Institution of Building Construction Confederation Construction Products Association Institution of Structural Engineers Royal Institute of Chartered Surveyors

3 Procurers / Asset Operators & Owners Aviation sector clients Defence Estates Ministry of Justice University College London Many other clients (ongoing)

4 Providers Building &Engineering Services Assoc.

(formerly the HVCA) PFI/PPP Consortia Maintenance contractors

5 Practitioners Asset operators / estate managers

Facilities managers Independent experts Major QS companies

6 Pan Industry bodies Academia and learning centres

BSI and the ‘Durability’ committee Building Research Establishment (BRE) Constructing Excellence


Overview of BS 8544:2013 Guide for LCC of Maintenance during in use phases

What does it contain?

1. Objectives of the standard

2. Integrating LCC of maintain and renewal plans

3. Step by step guidance and instructions

4. Maintenance costs to include/exclude & express

5. Interoperability of LCC data with BIM models

6. Informing the decision making process

7. Informative worked examples (annex A-F)

8. LCC risks and mitigation guidance (E)

2nd Supplement to ISO 15686 part 5 life cycle costing


The objectives of BS 8544 are to provide a standardised methodology for:

• Life cycle costing of maintenance works that fully

integrates the cyclical process of creating and

implementing two plans – ‘maintain & renewal’

• Capturing the appropriate asset information

for specific LCC outcomes (e.g. PPM programmes)

• Evaluating and prioritising the maintenance work

when budgeting and undertaking funding scenarios

• Implementing LCC programmes of works + unlock

interoperable data for BIM and future LCC planning


Process and applications – step by step guidance and instructions (section 4, 5 & 6)


Maintenance costs for inclusion and exclusion and how to express them (section 7)

Renewal Maintain

Maintenance

C R M O E

BS 8544 Section 7 categorises what costs to use:

Table 1 – Key constituents of maintenance costs + wider LCC/WLC Table 2 - Cost breakdown structure for the LCC of maintenance works (which are aligned with the RICS new rules of measurement)

BS 8544 covers:

C – Construction R - Renewals O - (if in scope) M - Maintain E - End of life


Maintain Code NRM 3- Maintain Descriptor Maintain UoM SFG20 Code SFG20 Task Description

1 SUBSTRUCTURE

2 SUPERSTRUCTURE

3 INTERNAL FINISHES

4 FITTINGS, FURNISHINGS AND EQUIPMENT

5 SERVICES

5.1 SANITARY INSTALLATIONS

5.1.1 Sanitary Appliances

5.1.1.M.1 Sanitary appliances (WC & cisterns, basins, sinks, bidets, baths) nr 48-05 Sanitary appliances

5.1.1.M.6 Drinking fountain nr 49-09 Drinking fountains

5.1.1.M.7 Tap and outlet fitting nr 61-02 Taps

5.1.1.M.8 Water saving device nr 48-08 Water saving devices

5.1.1.M.9 Control and sensors nr 50-09 Controls

5.1.1.M.2 Showers nr 51-01 Showers

5.1.1.M.3 Shower units nr 51-01 Showers

5.1.1.M.4 Shower booster pump nr 51-02 Pumps

5.1.1.M.5 Shower valve nr 61-05 Valves

5.2 SERVICES EQUIPMENT

5.3 DISPOSAL INSTALLATIONS

5.4 WATER INSTALLATIONS

5.5 HEAT SOURCE

5.5.1 Heat Source

5.5.1.M.1 Boiler – biomass nr 05-48 Biomass boiler

5.5.1.M.2 Boiler - gas/oil nr 05-03 Atmospheric gas burner - free standing

nr 05-04 Atmospheric gas burner - condensing

nr 05-10 Blown gas burner - condensing

nr 05-11 Blown gas burner - modular

nr 05-12 Forced draught gas burner

nr 05-14 Gas fired boiler - MTHW up to 108*C

nr 05-23 Gas fired boiler - LTHW up to 95*C

NRM 1 - Levels 1 to 3

NRM 1 and NRM 3 aligned to B&ES (formerly HVCA) SFG20 Maintenance Task Schedules & Codes:

Life expectancy yrs


Interoperability of LCC maintenance with BIM data structures - (Section 8)

Efficiency and the BIM agenda: Guidance is provided on how the maintain and life cycle renewal data should be structured and classified to be interoperable with the BIM data exchange formats – fundamental to the UK’s Government’s Construction Strategy (i.e .efficiency drive based on robust whole life costs.’)

Annex A – gives an informative example


Informing the decision making process - (Section 10)

How to:

• set and defend the maintenance budgets

• mitigate risks and liabilities (see annex E)

• drive maintenance prioritisation

• target investment in asset renewals

Plus:

• inform wider estate planning studies

• input into environmental / sustainability

• feedback into future construction projects


Informative examples of methods, rules and techniques – (Annex B)

How to:

• customise maintenance - using a ACR method:

• RED – compliant standards (must do)

• AMBER – business critical (fit for function)

• GREEN - non critical (i.e. not over maintain)

• rules for asset condition grading (AB / CDEFX)

• trigger renewal interventions using PARL method

Plus informative examples of LCC asset’s performance:

• function condition indexing (FCI) simply defined

‘Renewal works costs (by year) v asset rebuild value’


0% 1% 2% 13% 14% 24% 25% 50% 100%

Total cost identified actions (condition/ PARL) £3m -------------------------------------------------------------- = e.g. ---------- = 15% FCI (Poor) Capital reinstatement value (CRV) £20m

Refurbish or De-invest trigger?

Annex B Figure B.3 – Formula for FCI rating how assets are performing

Excellent Good Fair Poor


Illustrative examples of Function Condition Indexing – (Annex B – Table 1)

Table 1 – Example of FCI: summary output by size and function type over a 5 and 10 year period

Function CRV Year Total

£ 1 up to 2 2 up to and including 3

4 up to and including 5

6 up to and including 10

Up to end of year 5

Up to end of year 10

% % % % % %

Administration 2 821 650 0 9 11 9 20 29

Farms 5 970 000 0 0 1 6 2 8

Industries 13 415 700 0 2 1 6 3 9

Inmate accommodation

30 399 000 5 3 5 8 13 21

Perimeter security

533 050 0 1 7 18 8 26

Prisoner activities 5 859 600 0 7 5 11 12 23

Prisoner services 9 195 450 0 9 4 10 13 22

Staff facilities 1 016 750 0 12 14 27 26 53

Works 2 761 200 0 2 2 31 5 35

Site wide total 2 6 4 9 12 22

Sinking fund model (PDV)

73 126 950

(total)

£1 665 778 £4 312 608 £2 866 584 £6 926 522 £8 844 970 £15 771 492

Key: FCI rating

Over 25% = Refurbish or de-investment trigger

14% to 24% = Poor

3% to 13% = Fair

Less than 2% = Good

Less than 1% = Excellent

NOTE 1 Assumptions: FCI is based on condition assessment. An identified backlog of works to bring up to and maintain the sinking fund model at condition B status. The sinking

fund model is the per annum investment funding required to cover renewal works over a defined period of time.

NOTE 2 Year 1 total includes major project works.


Illustrative example of FCI Benchmarking – (Annex B – Figure B.4)


BS 8544 - Linkages to other industry maintenance standards


Linkage to the SFG 20 Maintenance Standards

Bruce Kirton CEO B&ES Publications:

(formerly HVCA)


The New SFG20 Products

Core SFG20 Library: Over 400 industry standard maintenance specifications covering

heating, cooling and ventilation, installation plant, and electrical services, complete with

regular technical updates. The core library task schedules have been extended to include

biomass boilers, solar panels, chilled beams and more (plus ability to add non-core

tasks).

Customizer Compliance: Users can create a bespoke building maintenance task sets

and print bespoke booklets of applicable standards. Includes regular updates and

explicitly links the relevant statutory/ legal regulations - the ‘must-dos’ to keep out of jail.

Customizer Service Model: Prioritise maintenance regimes using simple criticality

ratings. Pre-defined functional models (such as schools, offices, libraries, prisons and car

parks and more to follow........) allow users to simply refine to their specific requirements.


SFG20 Products

Core SFG20 Task Library

Customizer - Compliance

Customizer - Service Model

TECHNICAL UPDATES

FUNCTION UNIT TYPES / MODELS

o Prisons

o Offices

o Schools

o Stations

o Others to come

NON CORE TASKS &

PLANNED INSPECTION

MANAGEMENT TASKS &

SPECIALIST TASKS

Functional Model(s)


USER tailors for specific usages i.e. Tendering and/or CAFM input: Agree format and grouping of the book of standards • Task schedules • Grouping of tasks Future developments ( available in 2014) • Functional models • Asset profiles • Compliance links • Task timings of core tasks • Skilling and resource modelling


SFG 20 – current and future developments 1 Function types

2 Non-core tasks

3 Cost modeller (RYG/£) 4 Mothball regimes (SFG30)

5 Energy focused maintenance

6 Benchmarking

7 BIM

DRAFT

COPY


SFG20 - Industry Benefits

Customer/End users/Operators;

• Assurance of legal and mandatory compliance - Red /Pink tasks + why links

• Not under or over maintaining their assets - Business Focused Maintenance Regime

• Ability to model level to suit business use of space – e.g. Fit for function standards

Financial;

• Baseline to set/defend budgets (set minimum legal and fit for function service model)

• Efficiency savings v old PPM regime (criticality based use of the resource and costs)

• Fairer procurement (comparable basis for tendering) – and demo of value for money


Links to CIBSE Guide M (rev 2014)

Jo Harris BSRIA

Chairman of CIBSE Maintenance Task Group


BS 8544 : Linkage to CIBSE Guide M

Linkage of BS 8544 to CIBSE Guide M:

1. Brief overview of the contents CIBSE Guide M

2. Indicative economic life expectancy and factors

3. Factors to consider when using reference lives

Revision to Guide M (planned for Q1 2014)


Source for those operating and maintaining buildings

Reference for: manufacturers, designers, installers

Contents of Guide M: Good design for maintainability Controls

Maintenance strategies and techniques Commissioning

Handover procedures Information

Risk management Owner and operating costs

Audits Condition surveys

Legislation and health & Safety Training

Competence Energy

Indicative economic life expectancy factors

CIBSE Maintenance Task Group: Brief Overview of CIBSE Guide M Contents


Indicative Economic Life Expectancy – Aligned to Construct / Renewal and Maintain

Equipment - Maintainable Components Indicative Life / Years

Remarks RICS NRM 3 code

B&ES SFG20 Library

SANITARY INSTALLATIONS (SI) Reference Service Life

5.1 Schedule code

Sanitary Appliances (SA) (RSL) 5.1.1

Sanitary Appliances: As below Note – SFG20 48-05 covers items 1 to 5, as well as disposal installations in item 5.3.1.2

5.1.1.1

1. WC pans and cisterns, WC suites, slop hoppers, urinals and cisterns.

- vitreous china/ /fireclay/ uPVC - cast iron and stainless steel

20 40

Note - SFG20 48.05 covers sanitary, waste water, plumbing and drains Depends on the material type

5.1.1.1.1 48-05 (part)

2. Sinks 40/20 Depends on the material type (as item1) 5.1.1.1.2 48-05 (part)

3. Wash basins, hand rinse basins, wash fountains 40/20 Depends on the material type (as item1) 5.1.1.1.3 48-05 (part)

4. Bidets 40/20 Depends on the material type (as item1) 5.1.1.1.4 48-05 (part)

5. Baths (including bath panels and trims) 40/20 Depends on the material type (as item1) 5.1.1.1.5 48-05 (part)

6. Shower trays 40/20 Depends on the material type (as item1) 5.1.1.1.6 51-01

7 Shower unit - including shower head & hose 5 Self contained / electric 5.1.1.1.7 51-01

8 Shower booster pumps As sup list See supplementary pumps list -(at end of tables) 5.1.1.1.8 51-02

9 Shower valves As sup list Including thermostatic mixing valves

See supplementary valves list - (at end of tables)

5.1.1.1.9 61-04 and 61-05

10. Drinking fountains 10 Item 5.13.5.1.1 for ornamental fountains 5.1.1.1.10 48-09

11. Taps and waste fittings As sup list Operational tap temperature testing regime and a risk assessment, for flushing of low use systems See supplementary taps list (after 5.13)

5.1.1.1.11 32-01 & 02, 61-02, 03 and 04

12 Water saving devices NLC Include meters – Also included in 5.4.2.1.3 5.1.1.1.12 48-08

13 Automated controls and sensors 10 Auto flush and hand tap sensor devices NB – Occuupancy lighting sensors, in 5.8,3.1.11.2

5.1.1.1.13 48-05 (part) & 48-08 (part)

Taken elsewhere

Note – Jacuzzi baths – taken in specialist installations (5.13.3.1.1.4.3 –Hydrotherapy pools)


Indicative Economic Life Expectancy Tables – Chapter 13

Life tables - aligned with NRM and cross referenced to B&ES SFG20 tasks

Economic life – ‘Least expensive method of performing its function’

Factors to be consider when using reference service life data: • External environment

• Internal environment

• Technology changes - obsolescence

• Design and specifications

• Unoccupied buildings

• Maintenance

• Hours of operation

• Installation

• Adequate space


Implementing the Standards

Geoff Prudence C.Eng FCIBSE MBIFM

Chairman of CIBSE Facilities Management


What an Opportunity !

1192-3

BS 8544

Added Value

Effective Maintenance Strategies and Delivery

NRM 3

SFG 20

CIBSE Guide M “Plan, Do, Check, Act - Build, Maintain, Renew”

BIM

‘Plan of Work’

A Junction in Our Industry


What’s Happening in the UK Maintenance Market ?

Maintenance is an expense

Innocence Developing Competence Knowledge Based Excellence

Repair as good as before Reactive – fix it

when it breaks

Struggling with management systems

Proactive, preventive maintenance

Systems are a valuable tool - information is an asset

Mai

nte

nan

ce &

Re

new

al S

pe

nd

Pe

rfo

rman

ce &

Re

liab

ility

Maintenance is an investment

Sound knowledge of cost, performance & risk relationships

Proactive predictive maintenance Outsourced contracts to

deliver value & cost savings

Integrated organization, systems & processes

Optimized planning & decision making A “paradigm shift” in attitude from

‘cost focus’ to ‘business focus’

Learning Applying Embedding Integrating Optimizing


The UCL Journey

1. World Class Institution

2. Over 200 Buildings

3. Diverse Estate; Age, Type, Criticality, Use, Location 1826 to now.

4 Previous incremental growth linked now with future aspirations.


The UCL Journey- First Step

• Clear Organisational Priorities

• Defined Maintenance Strategy

• Existing Gap Analysis - Risk Based

• Infrastructure Review

Engineering Leadership Skills


The UCL Journey- Embed Standards

• Strategic Maintenance Programme - Framework Defined

• Categorisation of Buildings – (A, B, C)

• Defined Priorities (Aligned to Best Practice)

• Utilising Approach from Guide M, SFG 20 BS 8544, NRM 3 to develop one standardised portfolio wide approach that is accurate, dynamic and to enable effective decision making to meet the needs of UCL moving forward.


Prioritisation techniques:

Estate Importance: Building Rating - ABCD Function Priority - 1234

Asset Performance Function AB-CDEFX • condition/remaining life • energy efficiency • space utilisation • resilience/capacity • other form of assessments

Standardised Portfolio Asset Data Structure (CAFM Systems and BIM FM Models)

Effective life cycle asset management:


Customised Maintenance Standards (Fit for Function – Business Focused)

Must do – to be complaint with statutory/legal obligations

Must do – to be complaint with Organisational policies

Should do – based on business criticality and risks

Could do/not – to avoid under or over maintaining assets (Return on investment/Energy Efficiency etc)

Copyright © 2012 BSI. All rights reserved. 42 14/10/2013 BS 8544 Communications Event at One Drummond Gate, Victoria, London on 18th September 2013

SPACE UTILISATION

ENERGY & ENVIRONMENTAL PERFORMANCE

FUNCTIONAL SUITABILITY (CAPACITY & RESILIENCE)

PHYSICAL CONDITION & REMAINING LIFE

FINANCIAL (LCC PLANS)

SAFETY, SECURITY & COMPLIANCE

Understand how well critical asset are performing v needs?

RISK BANDING

P1 – Statutory /Legal

P2 – Service Critical

P3 – Other Criteria

BUILDING OPERATIONAL RISK MANAGEMENT


A PRACTICAL VIEWPOINT How BS 8544 can help realise sustainable efficiencies

Current State Future State

15- 20% Savings Agreed

Strategy

Financial Management

v Baseline

Defendable Benchmarks

Service Level Model

RED

AMBER GREEN

Fit For

Function &

Business Focused

Direct Labour Savings

Right Skills

V SLM

regime

Supply Chain Leverage

Innovation &

Best Buy

Process Optimisation

Integrated Approach

To Total LCC

Technology Application

Performance Management

Control of asset

Intelligence

(How well Assets

Performing)

Cost of Change


Tangible Benefits of BS 8544

BS 8544 – Is a key piece of the Jigsaw for the Facilities Management & Maintenance Industry:

1. Consistent basis for maintenance cost planning and comparison. 2. Target precisely what is being spent and where and when

3. Inform option appraisals (e.g. during budgeting and funding scenarios)

4. Basis for improved procurement and avoiding adversarial contracting

5. Provides interoperable data for effective CAFM solutions and the BIM 6. Pivotal to realising bankable efficiencies and Continual Improvements


The UCL Journey- Drivers for Change

“ Why Wouldn’t You?”


PANEL DISCUSSION / Q&A SESSION

Questions – from the audience?

Q1 - BS 8544 and the new UK Industry Standards for Maintenance Q2 - Standardising Asset information – will positively impact on CAFM & BIM agenda Q3 - What will be the impact on the current maintenance of retained estates /assets

Thank You

Copyright © 2012 BSI. All rights reserved.

Introducing BS 8544:2013

Guide for life cycle costing of maintenance during the in use phases of buildings

Purchase a copy of BS 8544:2013 from the bsi bookshop: http://shop.bsigroup.com/

introducing bs 8544:2013 guide for life cycle costing of...

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