2. Facility Condition Assessments (FCA)
Over 100 Million Square Feet of FCA Experience
+ Army and Air Force Exchange Service
+ Cincinnati State Technical & Community College
+ Cummins, Inc.
+ Department of Defense Education Activity
+ Illinois State University Facilities & Infrastructure Condition Assessment
+ Illinois State University South Residence Complex
+ Kaiser-Permanente California
+ State of Illinois Department of Human Services
+ State of Illinois Statewide Facility Condition Assessment
+ State of Missouri Office of Administration
+ The Ohio State University Infrastructure Master Plan & GIS
+ U.S. Air Force Services Agency
+ U.S. Fish and Wildlife Services
+ Walter Reed Army Medical Center
+ Washington University North Campus
+ Many more…
3. Facility Condition Assessments (FCA)
FCA Objectives:
+ Obtain an accurate snapshot of current facility conditions based on
professional assessments
+ Obtain prioritized recommendations for corrective actions
+ Obtain a planned project approach to address identified facility
deficiencies
+ Obtain an updatable database of deficiencies and planned projects
4. Facility Condition Assessments (FCA)
Assessment Approach
Project Data Data Reporting Program
Preparation Gathering Analysis and Delivery Planning
1. Establish
Assessment 1. Interview 1. Analyze and 1. Summarize Data 1. Prioritize Projects
Team Facility Officials Apply Life Cycle and Prepare 2. Develop Project
2. Perform and Data Draft Report Schedules
Preliminary Maintenance 2. Prescribe 2. Review Report 3. Assist in Analysis of
Walk-Thru Staff Corrective with Client Funding Sources
3. Obtain and 2. Collect Facility Actions for Each 3. Deliver Final and Requirements
Review Facility and System Deficiency Report to Client 4. Assist Client in
Documents Data 3. Prepare Cost for 4. Finalize Project
4. Refine 3. Identify and Each Corrective Condition Implementation
Assessment Record Facility Action Assessment 5. Provide ongoing
Scope Deficiencies 4. QA/QC Database support for
5. Define 4. Populate Deficiencies and Optimization Tool
Standards Condition Corrective Action
6. Define Assessment 5. Group Tasks into
Condition Database Projects
Assessment
Database
6. Facility Condition Assessments (FCA)
Building System Categories
Building Building
HVAC Plumbing Site
Envelope Interior
+ Roof Membrane • Interior Walls • Equipment • Equipment • Landscaping
+ Foundations • Interior Doors • Ductwork • Fixtures and • Walkways
+ Exterior Windows • Floor Coverings • Piping Hardware • Parking and
+ Exterior Walls • Domestic Water Roadways
• Exterior Doors • Controls
+ Exterior Doors • Drain, Waste and • Lighting
+ Structure • Ceilings
Vent Systems • Utilities
+ Floor Deck • Elevators
Electrical • Storm Drains
• Food Service
Equipment
• Equipment
• Stairs Fire
• Power Distribution Protection
• Interior Finishes
• Interior Lighting
• Equipment
• Exterior Lighting
• Sprinkler
• Fire Alarm Systems
• Security • Stand Pipes
7. Facility Condition Assessments (FCA)
Deficiency Categories
Building Health & Life
Functionality
Integrity Safety
• Equipment Failure • Code Compliance • Energy Consumption
• Maintenance • Hazardous • Appearance
• Planned Materials • Security
Replacement • Indoor Air Quality
• Exceeded Useful Life • ADA/Accessibility
• Hazardous • System
• Poor Condition Condition Misapplication
• Equipment
Misapplication
• Consequential
8. Facility Condition Assessments (FCA)
Deficiency Priorities
Deficiencies that have a direct impact on the health and safety of the building
Priority 1 occupants or violates enforceable building, mechanical or electrical codes.
Deficiencies that impact the building integrity and if not corrected will
Priority 2 cause further damage and in turn affect the health and safety of the
building occupants.
Deficiency corrections that must be performed to maintain or restore
Priority 3 the building systems integrity, reliability and performance.
Deficiency corrections performed to improve the building systems
Priority 4 integrity, reliability and performance.
Deficiency corrections required to conform to codes that are currently
Priority 5 in effect but not required when the building was built.
10. Use the Power of GIS to Manage FCA Data
+ Spatial analysis and modeling
+ Overlay analysis (union, intersect)
+ Proximity analysis (buffer, near)
+ Surface analysis (hill shade, slope)
+ Linear analysis (connectivity, tracing)
+ Raster analysis
+ Geoprocessing tools
+ Database management
+ Rich API
+ Enterprise-ready
+ Integrates with
+ FCA Database
+ CMMS
+ CAFM
+ IWMS
11. GIS Supports Enterprise Applications
Space
Planning Analysis/CAFM
Executive
Dashboard Work Order
Management
Decision
Support Building Automation
Systems
FCA Data Analysis
Management
12. ESRI’s Building Interior Space Data Model
(BISDM) for GIS - A user community effort
+ Started in summer 2007
+ Built template to serve many uses
cases and compatible technologies
+ Support property, building, and asset
objects
+ Models, supporting documentation,
data loading tools, and sample
viewers at www.esri.com/datamodels
+ Can be extended to include FCA Data
13. BISDM Asset Data Feature Classes
BISDM
Mimics the
structure
of IFCs
17. Infrastructure Lifecycle
Stakeholder Plan New
Support Systems Approve
Master
Plans
Plan
Plan Select Design
Consultants
Maintenance
Maintain Design Perform/Approve
Designs
Update
Systems Select
Operate Build Contractors
Prepare As-Builts
Perform Work
Commissioning
Manage Change
Reallocate Space
19. Defining Asset Management
Asset management
means different things to
different people:
+ Asset Management is a work order
system
+ Asset Management is moving from
reactive, planned, preventative, to
reliability centered maintenance
(rcm)
+ Asset Management is regulatory
driven - required by the FRA, EPA,
GASB, etc.
+ Asset Management a process that
directs O & M activities and CIP
planning
20. Defining Asset Management
“Asset management may be defined as managing infrastructure capital
assets to minimize the total cost of owning and operating them, while
delivering the service levels customers desire.”
22. Answering the Five Core Questions
for Sustainable AM
1. What is the current state of my assets?
What do I own?
Where is it?
What condition is it in? What is its performance?
What is its remaining useful life?
What is its remaining economic value?
2. What is my required level of service (LOS)?
What is the demand for my services by my stakeholders?
What do regulators require?
What is my actual performance?
3. Which assets are critical to sustained performance?
How does it fail? How can it fail?
What is the likelihood of failure?
What does it cost to repair?
What are the consequences of failure?
4. What are my best O&M and CIP investment strategies?
What alternative management options exist?
Which are the most feasible for my organization?
5. What is my best long-term funding strategy?
23. Overview of the Asset
Management Elements
Apply to Repair / Rehab /
Replace Decisions 6 Life Cycle Costing
Plan and Execute
PM/PdM/RCM 5 Planned Maintenance
4 Asset Condition Rate Critical Assets
3 Service Levels Set Performance
Standards
2 Asset Criticality Identify Critical Assets
(highest consequence of failure)
1 Asset Inventory Track Asset Inventory Data
24. Criticality Determines
Importance
• Focuses on:
• Managing risk and the assets that pose the most
• Data collection activities and frequency
• Condition assessment remaining useful life
• Melds maintenance and capital planning
practice interdependence
• With technology enables informed decision
making
• Helps “Begin with the end in mind” (Steven
Covey)
25. Customer, Environmental, and Regulatory
Measures are “Service Levels”
Example Measures
• Reliability – Availability of facilities, equipment,
parking, restrooms, etc.
• Quality – customer complaints
• Customer Service – On time performance,
minimal wait times, facility conditions, etc.
• Regulatory – safety, Federal regulations
27. Risk Management
• Risk in AM-speak is the consequence
of failure multiplied by the probability
of failure
• Often used as a measure of “criticality”
• Another term is “business risk
exposure (BRE)”
28. Combining Factors for a Simple
AM Decision Making Model
Aspect Rating Factor
Estimated Life Years Years
Condition 1 to 6 125% to 5%
Performance 1 to 6 125% to 5%
Reliability 1 to 6 125% to 5%
Remaining Life % life consumed or years f(min) of above
remaining (calculated)
Level of Service 1 to 5 Compare to Target (Minimum)
LOS
Redundancy 0%, 50%, 90%, 98% Reduces PoF
Probability of Failure Calculated: 1 to 10
(% consumed x (1 – % Redun) x 10
Consequence of Failure 1 to 10 1 to 10
BRE (Business Risk Exposure) Calculated: 1 to 100
PofF x CoF x % Redundancy
30. Asset Management Infrastructure
Optimization
• Can we build a repeatable process or tool, leveraging
our knowledge, GIS and FCA investment to answer
these questions?
• What and where is the critical infrastructure?
• What do we need to do to maximize useful life?
• How do we properly allocate R&R and CIP budget
dollars to do this?
31. GIS
CMMS Data
Data
FCA Data
?
Infrastructure Optimization 32
33. Infrastructure Optimization Toolset
INFRASTRUCTURE OPTIMIZATION
RISK
RISK REPLACEMENT DECISION
Purpose: Determine Business Risk Exposure
In the context of asset management, risk can be defined as
the [probability of failure multiplied by the consequence of failure]
multiplied by redundancy and is often used as a measure of
„criticality‟. The preferred term used for this is „Business Risk
Exposure‟ (BRE).
Consequence Redundancy Business
Probability of
of Failure RISK
Failure (POF) (R)
(COF) Exposure
34. Risk Workflow
Institutional
GIS Data
Knowledge
Risk
Creation Calibration
Specialized Data CMMS Data
• Historical Analysis
• FCA • Work Activity
• Performance
• Failure History
36. Probability of failure (PoF):
Probability or likelihood of failure / Can be determined based
on an asset’s physical characteristics:
+ Condition proximity to construction activity)
+ Age + Installation information (construction
+ Material techniques, installer ratings, bedding
+ Capacity conditions)
+ Structural integrity + Repair costs
+ Operational / Maintenance history + Hydraulic performance characteristics
(breakage, leakage, defects) + Maintenance practices
+ Design Standards + Asset reliability and performance
+ Physical Location (associated soil information
characteristics, climatic conditions, + Other Factors
Business
Consequence
Probability of Risk
of Failure Redundancy
Failure (POF) Exposure
(COF)
(BRE)
38. IO: Infrastructure Optimization
Apply Probability of Asset
Criticality & R&R Strategy Value and
Failure Factors
Reporting
Risk and CIP Depreciation
Mitigation
Probability of Failure
Number Factor Ranking Percentage Weight Score
Sample Factors Required 1 Percent Consumed Sample Ratings
Passive assets Required Performance
2 Condition
Optional 3 User Defined
Original construction techniques Rating Description Impact
Optional 4 User Defined
Contractor who installed 1 Exceeds / Meets all Performance Targets
125.00%
Optional 5 User Defined
Soil Characteristics Optional 6
2 Minor Performance Deficiencies 100.00%
User Defined
Bedding conditions Optional 7 3 Notable Performance Deficiencies 75.00%
User Defined
Physical loads Optional 8 4 Considerable Performance Deficiencies
User Defined 50.00%
Internal corrosion Optional 9 5 Major Performance Deficiencies
User Defined 25.00%
Optional 10 User Defined
Temperature conditions 6 Does not meet any Performance Targets
5.00%
Weight Must Equal 10
Active Assets
Hours of use (non-linear)
Lack of PM Reliability Rating Description Impact
Climatic conditions 1 As Specified by Manufacturer 125.00%
Replacement or wear parts 2 Rare Breakdown 100.00%
Improper alignment / calibration 3 Occasional Breakdown 75.00%
Lubrication or cooling of parts 4 Periodic Breakdown 50.00%
Reliability 5 Continuous Breakdown 25.00%
Performance 6 Unserviceable 5.00%
39. Consequence of Failure (CoF):
Consequence or impact of failure / Can be determined based
on related asset characteristics:
+ Critical Facilities Served + Health / Welfare Concerns
+ Proximity to Structures + Social Costs
(Roads/Buildings/Lakes/Creeks) + Levels of services (LOS)
+ Accessibility to Repair, + Regulatory Impacts
+ Size + Environmental Impacts
+ Depth + Public Issues
+ Major Expense + Other Factors
+ Safety Concerns
Business
Consequence
Probability of Risk
of Failure Redundancy
Failure (POF) Exposure
(COF)
(BRE)
40. IO: Infrastructure Optimization
Apply Consequence of Asset
Criticality &
R&R
Strategy and
Value and
Reporting
Failure Factors
Risk Depreciation
CIP
Mitigation
Consequence of Failure
Number Factor Ranking Percentage Weight Score
Optional 1 User Defined
Optional 2 User Defined
Sample Factors
Optional 3 User Defined
Size Optional 4 User Defined
Critical Facilities Being Served Optional 5 User Defined
Proximity to Structures Optional 6 User Defined
Optional 7 User Defined
Accessibility to Repair Optional 8 User Defined
Depth Optional 9 User Defined
Optional 10 User Defined
Main Looped System Weight Must Equal 10
Major Expense
Sample Ratings
System Failure
Sewer Main Consequence of Failure
Safety Concerns Consequence Negligible Moderate = Severe =
Contractor Installed Category =1 Low = 2 3 4 SCORE
Social Costs Size <8" 10"-12" 15"-24" >24"
LOS
Regulatory Depth <5' 5' - 13' 14' - 20' >20'
Environmental TOTAL 0
41. Redundancy (R):
* Workflow provided by Asset
Management Fundamentals
Workshop 2007
Business
Consequence
Probability of Risk
of Failure Redundancy
Failure (POF) Exposure
(COF)
(BRE)
44. Replacement Costs
+ Scenario based
+ Configurable costs and activities
+ Generates present and future value costs
+ Inflation factor
+ Made for decision makers
+ Ad-hoc reporting
+ Imbedded in GIS
45. R&R Strategy and Costing
+ Tool used for What IF
maintenance strategies
47. IO Decision Capabilities
+ R & R Reports: Cost based scenarios for rehabilitation, repair and
maintenance strategies
+ Rehabilitation and replacement (R&R) prioritization
+ Capital investment versus enhanced maintenance
+ Capital investment timing
+ Long-term fiscal alternatives
+ Short-term packaging for capital projects
+ Single location for various data sets
52. Probability of Failure
Highest Probability of
Failure
Lowest Probability of
Failure Legend
Sewer Main - POF
0 - 2.50
2.51 - 5.00
5.01 - 7.50
7.51 - 10.00
Probability of Failure
Percent consumed (Weight = 2)
Condition (Weight = 8)
Soils
Ground Water Level
Under Drained
Hydraulic characteristics
56. 50 Year Forecast For Replacement - Sewer Mains
Legend
Sewer Main - BRE
0 - 15.00
15.01 - 30.00
30.01 - 45.00
45.01 - 100.00
Analysis of Sewer Selection from 50
District Year Forecast
58. Other Key Features
+ Can use any asset:
+ Facilities
+ Parks and Recreation
+ Transportation
+ Water, Wastewater, Stormwater
+ Supports linear and non- linear assets
+ Related objects
+ Advanced reporting and charting
+ WPF Version coming soon!
