Facilitymanagement

Facility Management [ ˌ fəsɪlɪtɪ mænidʒmənt ] ( common abbreviation: FM ), alternative spelling facility management, property management or investment management also called, refers to the administration and management of buildings, facilities and installations ( engl. facilities). In England, Australia and Canada, the term English facility management is common in the United States originally english facilities management. In Germany this technical term in DIN EN 15221-1 is also standardized for use in German.

Overview

The Facilities Management (FM ) is defined in DIN EN15221 - 1 includes the professional handling of secondary processes. This includes technical, infrastructural and commercial tasks that do not fall into the core business of an organization, but this support (see also building management corporate real estate management ). Examples include the maintenance of clean room ventilation in semiconductor manufacturing, the stage lighting in concert halls, but also the procurement management for all types of energy and cleaning machines, which are required in a building.

Due to the increasing outsourcing various tasks of a company, the market for services is growing in this area. The building management is a part of the facility management and next to the property management also includes the structural support of buildings.

As a fundamentally new idea of ​​strategic and tactical approach in facility management plays a crucial role. To buildings, properties and operations are considered in FM holistically. The aim of the coordinated execution of processes is to reduce the operating and management costs permanently to increase the flexibility of fixed costs to ensure the technical availability of the facilities as well as to preserve the value of buildings and facilities in the long term.

Recently, Facilities Management has established itself as a separate science, is offered as a course of study at 22 colleges and developed into an independent management discipline. Various organizations have established Facilities Management on equal footing with other management methods.

Technologies

As computer-aided facility management ( CAFM ), support of administrative facility management is designated by the information technology.

The jobs of facility management themselves are, among others, supported by:

  • Building automation (BA ), ie monitoring, measurement, control and optimization of building installations
  • Fire alarm system (FAS ),
  • Video technology (VT),
  • Electro-acoustic system ( ELA),

Further facilities include technical shelves for safety, security within the meaning of the overall operational safety regulation thereof, which are used, among other things under the umbrella of the building control system as an auxiliary and control systems from facility management within the building management.

Goal of building automation is to craft comprehensive and independently perform functional processes, to facilitate their operation or to monitor. Sensors, actuators, controls, consumers and other technical units in the building are interconnected.

Processes can be grouped into scenarios. The characteristic feature is the decentralized arrangement of the control units (DDC ) and the universal networking by a bus (usually EIB / KNX or DALI lighting at ).

For Facility Management also includes

  • Technical devices that serve the security, see Security
  • Technology for electric and electronic security systems, security system see
  • Home automation devices serving the building security, see Building Services
  • In information technology, the methods of information security

Conceptual derivation

  • Facility; facilities: facilities, equipment
  • Management: handling, administration, management, (business) management, skillful treatment.

The English term "Facility " means a summary of all land, buildings, plant, machinery, utilities and installations that are required for the production, development of services and ensuring all processes within real estate or entire estate. The management of these " facilities " includes the holistic approach to the planning, construction, operation, control, process safety position, the continuous optimization, the performance-based management and marketing.

From a business point is fixed assets and material resources required for the provision of services, but also services and processes within the company.

Definitions

The ever increasing cost pressure on firms causes them constantly to determine their improvement and cost reduction potentials and to implement them. Therefore, it is also necessary facility management of a company strategically to look new, because the real estate costs represent staff costs by the largest cost within a company.

Facility management is a holistic, strategic and lifecycle -related management approach in order to keep building their systems, processes and content continuously provide functional and adapt to the changing organizational and market-driven needs.

It thus optimized the operation, efficiency, utilization, marketing and preservation of the entire premises and equipment including of all the necessary processes and achieved a holistic and comprehensive real estate, interior design and infrastructure creation, deployment and management with the long-term goal to increase the yield, to ensure quality and preserve value.

To ensure this, it must be taken into account by the top management of both the entire Facility Management ( FM) as well as portions of the corporate real estate management ( CREM ) for this purpose. This methodology is then used as Real Estate Facility Management ( REFM ) or referred RealFM.

  • Facility management is the management of secondary processes. In business ( all non -core business processes ) is divided into primary ( core processes ) and secondary processes. Secondary processes in this case represent the needs of core process owners that need to be met in order to execute the core processes optimally. Without cover these requirements limited or no core processes are possible. Limited means here under increased effort for the core process owner and that means increased costs because of this core process owner is more expensive than a service provider. Facility management is the management of these requirements, covers and optimizes them by services and thus contributes to cost savings.
  • "Facility management integrates the basic principles of business administration, architecture and the behavioral, -. Law and engineering sciences in the coordination of the physical workplace with the people and with the work of the organization"
  • " Facility Management ( FM) is a management discipline that caused by result-oriented management of facilities and services in the context of planned, controlled and dominated facility processes a satisfaction of the basic needs of people in the workplace, support the company's core processes and increase the return on capital. "
  • "Facility management is a strategic approach to management, administration and organization of all material resources within a company. "
  • "Facility management covers on the strategic management level competent output orientation for operational support activities outside the core business. "
  • "Facility management is the strategic management discipline, which includes the analysis, documentation and optimization of all cost-relevant processes around a building and its facilities and equipment holistically and over the entire life cycle, with particular emphasis on users ' interests and support the core business. "
  • "Facility management is simply the intelligent integration of line contributions to the satisfaction of customer needs around the property. "
  • "Facility management is a holistic view of all processes and move to a building with all building-specific services, to optimize all costs."
  • "FM is the holistic, integrated and comprehensive needs assessment, planning, construction, commissioning, management and utilization of land, property, facilities, equipment and related processes and infrastructure with the objective of revenue growth and value for the investor and a cost optimization for the user, the customer status has. "

Economic Importance

Facility Management in Germany consists of 176 billion euros and 112 billion euros management volume gross value added, accounting for 5.03 percent of gross domestic product and more than four million workers. Study by Roland Berger Strategy Consultants According to a growing for facility management, the market for energy and resource efficiency in the building management in 2020 to 6.5% per year.

2012 determined the following merchants also instrumental in the German market for Facility Services:

  • * ) Revenue and / or employee figures are partly estimated
  • 1) sales growth, inter alia, due to acquisition of Schubert Holding AG & Co. KG in 2012
  • 2) Exclusive Kursana and Culture department store. Total sales Dussmann Group 2012: € 1,729 million
  • 3) Only the Service Solutions Segment revenue
  • 4) domestic sales including service companies and unities: € 701.2 million
  • 5) Including the acquisition of Proenergy Contracting GmbH & Co. KG in Q4 2010

The inclusion in this ranking is subject to well-defined criteria. At least 66 percent of sales must result from external orders, there are at least 66 percent of facility service revenue from infrastructural and technical building management. The data were adjusted for sales with service companies and inter-company relations.

According to DIN EN 15221, the entire facility management is viewed as a structured power ratio between core business ( Organization) and support processes (provider ). It is now no longer a management costs of buildings and equipment, but the way the provision of secondary services for the actual core business. The facility management market ( FM) active service are both property -related ( building management ) and non -real-estate -related ( eg catering, fleet ) active. These activities are described in their entirety, by definition, as Facility Services (FS ) - in contrast to facility management.

Lünendonk GmbH, Kaufbeuren, continuously since 2004 considered the market for facility services in Germany. Here, the market research firm does not claim to represent the overall market. It focuses rather on the examination of the leading vendors in a particular market segment. In addition, some medium-sized and small facility service providers are included for comparative purposes in the analyzes. These companies together represent the basic structure of the market and such a high share of sales in the market that inferences for the overall situation and development are possible. The analysis of 2013 includes 73 companies, including the Top 25 The latter are listed according to their domestic sales.

As every year, rose Lünendonk in 2013 as part of a written survey figures, data and facts from operating in Germany facility services company. Here Lünendonk focuses on mainly infrastructural and technical services. This is due to the heterogeneity of the FM market. Through this specification data to sales, employees, and structures can be better compared with each other and are derived on this basis also trends.

Lünendonk prized the "visible" market volume of the facility services market in Germany in 2012 to 57.8 billion euros (2011: 57.6 billion euros ). Thus, a percentage growth of the market for infrastructural and technical building management of 0.3 percent. If the visible sales captiv (ie company- internal) active FS companies are not linked to the extrapolation of Lünendonk, the result is a market volume of EUR 53.9 billion (2011: EUR 53.7 billion ). The companies included therein as a result generate 85.9 percent ( 46.3 billion euros ) of its sales in the external market and according to 7.6 billion euros internally

The analyzed by Lünendonk providers think that the market could grow by 3.2 percent in the current fiscal year 2013. Medium and long term, the average market growth is intended to increase by 3.6 percent ( from 2013 to 2018 pa), respectively, 3.9 percent ( 2018 to 2020 pa).

This market size refers only to technical and infrastructural building management that the visible services on the market captive (ie generated within the company ) takes into account sales of facility service companies such as DB Services, RWE Service or Fraport. But there are also companies and business units that operate solely for their own companies and their sales are not visible (eg Bosch). The services of these captive companies are not available and can not be represented accordingly. Would the commercial as well as the often invisible captive FM services included, would increase the market size even in the hundreds of billions ( EUR ).

After the FM sector had quickly recovered from the financial market and economic crisis 2008/2009 and the providers achieved relatively high sales increases, especially in the financial year 2010, the mood within the industry has finally cooled slightly. So expect the provider for the current financial year, a growth in Germany of 5.4 percent, while the market in Germany will "only" increase by 3.2 percent. Both for domestic sales as well as for the market volume almost identical growth rates are up in the period 2018-2020 is estimated ( 0.8 respectively 0.7 % pa).

Overall, the study participants achieved in fiscal 2012 total sales of 15.6 billion euros (2011: 15.0 billion euros ). For the second time in a row, so the growth rate of FS providers has decreased each year on year. Achieved by the study participants in 2011 still show a total sales increase of 5.6 percent, this was in 2012 with "only" 4.8 percent again lower. In addition, the last year even growth targets of 6.4 per cent was clearly missed.

The analyzed companies have in the past year a total of 910 919 employees ( 2011: 870 839 ). In terms of total sales growth of 4.8 percent correlated the average increase in employee numbers (4.1%) with the change in total revenue. In sum, the provider 342 048 employees signed in Germany. On average, 4,751 people are employed per enterprise, which means that compared to the previous year 90 new employees were hired per service (2011: 4,661 ). The mean value is, however, drawn by a few large facility services companies and corporations upwards.

In last year's study for the first time in years, a decline in the share of sales with infrastructural facility management was noted. By that time 57.2 percent of the value was slightly below the previous year (2010: 57.6 %). This development is now confirmed in the current analysis reconsidered: The infrastructural building management loses 3.2 percentage points and now accounts for 54.0 percent of the services provided by the FS provider. In almost identical dimensions ( 2.9 percentage points ) technical building management has gained in importance ( 33.6 %). This trend is based inter alia on the " Commercial Cleaning " obvious. Although it is still not the main source of income FS provider, but the proportion decreased in the power spectrum noticeably to 29.4 percent (2011: 31.2 %). Other classic Services in the infrastructure environment as " Sicherheits-/Wachdienste ", " Catering / Restaurant / Canteen operation" or " Empfangs-/Büro-Services " lose 0.7 to 1.7 percentage points compared to the previous year's value. In response, the FS providers have strengthened their skills in other segments in order to respond to changing requirements. A variety of top 10 companies already occurs rather in the technical environment.

For the first time lands " Haus-/Produktionstechnik property " Second place - with 16.2 percent (up 1.5 percentage points). Behind the already mentioned " Sicherheits-/Wachdiensten " (10.8%) ranked the " production engineering / production maintenance " with 7.7 percent in fourth in the power spectrum. She put a similar rate as the demand for services in the "Energy Management / Contracting " ( 4.8%). Also shares in other services with a technical focus, such as the " (small) plant " and the " industrial cleaning " were increased.

In the supervised sectors of the market amounted in 2012 the proportion of " industry" to 26.6 percent of all customer orders, the " automobile industry " (4.2% ) and the "Mechanical Engineering" (3.7%) represent the largest proportions herein. The importance of the " industry" as a customer industry expected to increase further in the future. Compared to last year the " real estate industry " has been added, which immediately made ​​the leap to second place with 11.1 percent. The sector " authorities, civil service ' is thereby displaced one place to the rear ( 10.9%). This is followed by " banks " (10.4%), "Trade " ( 9.0% ), and " insurance " ( 6.6%). In addition to the growing importance of the industry, especially banks and insurance companies will in future be attributed more relevance.

A total of 40 of the 73 surveyed FS providers rated the statement that Integrated services for them the way of the future are, on a scale from -2 = " strongly disagree " to 2 = " true" with " 1 complications "and " 2 ". Average resulted in a consent value of 1.32. This demonstrates that multi- service providers continue to strive with a broad portfolio to further expand their dominance in the market.

Since the German FM market already has first saturation phenomena, in particular the large FS- service search again reinforces the way abroad, because the growth potential is greater there. However, the domestic market still offers opportunities for growth. Specifically, the subjects of "Energy Management / Contracting" and "sustainability" are becoming increasingly relevant.

How strong market consolidation has recently gained momentum, documenting not only eye-catching acquisitions or sales, but can also make numbers tangible. Mention may be made here - in addition to some smaller M & A projects - the acquisition of the Schubert group of companies by the Wisag January 1, 2012 or the end of June 2013, the sale of Hochtief Service Solutions to the French Group for engineering services SPIE SA The proportion of inorganic revenue gains has risen in the past year to 19.1 percent (2011: 18.4 %).

Strategy in Facility Management

The alignment of the strategic facility management derives directly from the respective corporate strategy.

The strategy determines in which business areas a company should be working, as the competition is to challenge in these areas of business and what is the long-term success basis or core competence of the company.

While be made in almost all areas of the company for many years measures for strategy implementation, this is done in Facility Management inadequate.

This shows that the Facility Management is recognized only to a small extent as a strategic resource by most companies, although this is an increasingly critical success factor in competition is latent. The importance of property activities to achieve a competitive advantage is not sufficiently considered in the instrument, the value chain analysis of Porter.

This neglect of value-based viewing of real estate assets, especially in non -property companies based on the underestimation of its relevance to the overall success of the company by the top management.

However, the following figures illustrate the importance of real estate for the company's success, which stems from the huge capital commitments:

  • The fixed assets of industrial enterprises is 30 to 40 % of ownership of land and real estate.
  • The property-related costs, based on the total assets as a parameter, make up about 10%.
  • According to personnel costs, real estate costs take a second place of the expenditure in the income statement.
  • For industrial companies, real estate costs are about 5% of sales, in service companies even 7-9 %.

The top management that understands real estate as part of the corporate strategy and treated, it can make a positive contribution to the bottom line and increase competitiveness through an active and results-oriented handling. The company thereby achieve a competitive advantage.

Therefore, the importance of the real estate facility management is so important also and especially for non -property companies. However, most companies have not even an information system that holds current, land and building-related data.

So the achievement of all objectives for a company of strategies is bound to involve the chances and risks. In order to achieve the company's goals to meet external expectations, work efficiently and to be able to survive in the market permanently, organizations must know their risks and actively shape by a risk management.

Risk management enables risk-aware management of business processes and ensures that top management is actively engaged on identified threats beyond the future of the company. This always is strategic, financial, technical, infrastructural, legal and economic aspects.

It is clear that there is no absolute security. But if you have recognized potential dangers, one is able to avoid them to reduce by human, technical and organizational measures, or reduce to an economically viable residual risk.

Risk management contributes to the efficiency of organizations, processes and systems across the enterprise. Therefore it is necessary to supplement the facility management of a company through risk management.

Operational Management

It features action from all management core tasks of a property and includes major parts of the classical building management but the building looks from a holistic perspective over its entire lifetime, and of use in coordination with the company's strategic orientation.

A distinction is made in the individual points of view: The view owner has to guarantee the operation of the building and the user's perspective - all things from a single household over management, production to the nursing home. The owners view ( ES) is characterized by all services of the real estate and building management and the user perspective (NS) through the organization of all requirements within the facility management related to the value, which is carried out in the respective property. If the owner = user in an integrated facility management the real estate and building management.

For this purpose, various areas, tasks and programs are distinguished.

  • The Commercial management, the economics of building operation (ES ) and the workplace operation (NS ) safely and covers all commercial services in compliance with the Real Estate Economics ( ES) and business economics of a company ( NS).
  • The Technical Management includes services that the operating and managing construction, technical equipment and facilities of a building ( ES) and the provision of the workplace (NS) and their processes are required.
  • The Infrastructure Management provides and monitors the needs-based building-related (ES) and the value added support (NS) services.
  • Cross-cutting issues concerning their activities all core areas such as land management which organized the administration and use of land and a permanent space optimization in Belegschafts, use changes, new or renovation work carried out.

An important aspect, the operator responsibility; they do is to employees, the environment, third parties and authorities. The Facility Manager is responsible for the organization and implementation. For operator responsibilities include the adoption of safeguard measures in operation, environmental protection, traffic safety obligation and duty authorities to provide information.

Basics

Norms and Standards

  • EN 15221: Facility Management ( seven parts)
  • DIN 32736: Buildings Management - terms and services
  • GEFMA Directive 100-1 FM - The Basics
  • GEFMA Directive 100-2 FM - power spectrum.
  • VDI 6009: Facility Management ( two parts)
  • CRB / IFMA Switzerland Directive ProLeMo - Prozess-/Leistungsmodell in Facilities Management ( 2009). ISBN 978-3-7281-3214-7
  • IFMA Switzerland: Life-cycle cost - identify property brochure and application tool with 35 Excel tables. ISBN 978-3-7281-3364-9

Specialized components

From the GEFMA 600ff careers in facilities management have been published in the guidelines.

The technical components have the following structure:

  • Basics Science / engineering / computer science
  • Economics / Management
  • Technical management, see, inter alia, also maintenance
  • Commercial management, see, inter alia, also management
  • Infrastructure management, see, inter alia, also infrastructure
  • Land Management ( acc. to DIN 32736 )

Areas of expertise

From the perspective of IFMA Facility Management is concerned with the following areas of expertise:

The IFMA Switzerland, based on these areas of expertise, also published in 2005 a profession Facility Manager.

Education and training

Facility Management can be studied in Germany, both at universities and at colleges and distance education in special courses. In addition, there are other fields of study, such as civil engineering or architecture in which Facilities Management is offered as a specialization.

Furthermore, be taught the content of Facilities Management in various training activities. To this end, the seminar series is part of the Business Administrator for Buildings Management ( HWK), which is offered by regional chambers of crafts. It should be noted that building management is not the same as facility management, facility management as an instrument or rather represents an objective, while one understands the operative business is property management. It is therefore equated with Facility Services services, today known as the implementation of facility management.

Organizations, associations, clubs

  • CoreNet Global Inc. International trade association for corporate real estate management
  • EuroFM: European facility management association
  • IFMA International Facility Management Association. Particular attention is paid to the subject of qualified training set ( skills development ).
  • Fmpro ( Swiss association for facility management and maintenance): fmpro is committed to the needs of its members across the width and through its activities promotes the importance and understanding of the FM sector in the economy and the public.
  • GEFMA ( German Facility Management Association ): A focus of activities is in the creation of guidelines. Another focus is the certification of qualified educational institutions for facilities management.
  • RealFM ( Asociacion for Real Estate and Facility Managers): European oriented professional association for real estate and facility managers. The focus of the activities is the link between the tasks of real estate and facility management and the design of the interfaces between all parties involved in these processes.
  • VBI ( Association of Consulting Engineers, Berlin): Development of AHO No. 16 " Facility Management Consulting ," in the current 3rd edition ( Federal Gazette -Verlag).
  • CoreNet Global: Global Association of Corporate Real Estate Manager
  • FM ARENA: Swiss Facility Management Association
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