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Facilities Management

This category contains 63 posts

Things Don’t Have to be Smart to be Managed on the IoT

The industry envisions a connected world of a Things where each has its own IP address, able to communicate over the Internet.   Billions of things will never be smart.  Do they not belong on the IoT?   How can we ever implement the IoT if the Things have to be smart to play? BuiltSpace … Continue reading

How will we secure Things in the IoT?  In Virtual Rooms & Buildings of course!

Connecting Things to the Internet of Things (IoT) is easy.  Controlling access and securing them is more difficult.   Gartner expects 25 Billion Things connected by 2020.   Does that mean 25 Billion passwords to remember? Of course Thing level security will be aggregated through gateways and firewalls that isolate segments and limit access, but … Continue reading

How will we service The Internet Of Things?

There’s lots of hype about The internet of Things. What are these “things” that will each have an Internet address, be addressable by IP, and talk to each other in order to resolve problems, and make our lives better? And how will people manage, maintain and ultimately operate them to our advantage? “Things” will be … Continue reading

Building Energy Efficiency: Why is it so Darn Hard to Sell?

Businesses nationwide would save about $1 billion each year in energy costs if they replaced their 10-20 ton commercial units with units that meet this specification. http://www.advancedrtu.org/find-a-product.html The US Department of Energy launched the Advanced RTU Campaign to encourage the replacement of existing rooftop units (RTU) with new high performance units.  These replacement RTU could … Continue reading

Are Service Records the Real Key to Energy Efficiency?

There is a direct relationship between building equipment maintenance and building energy efficiency.    Dirt, heat, corrosion and lack of lubrication, over time make HVAC and electrical equipment work harder.   That uses more energy and increases operating and maintenance costs. Are maintenance service records the key to energy efficiency and lower operating costs? I … Continue reading

You Can’t Email Knowledge:  Transforming Your Mechanical Sevices Practices.

Many mechanical service contractors operate on a transactional services model.   The final service product is often a document summarizing service hours and cost for the transaction, delivered to the customer by email.  Mechanical services become a commodity, easily replaced by a lower cost offer. Leading mechanical services firms are becoming more knowledge intensive, and knowledge intensity changes … Continue reading

The Economics of RTUs. What is Least Cost Maintenance?

My previous post, Best Practices in Building Maintenance. Reactive, Preventative or Predictive?, summarized a DOE study, which described the costs of reactive ( or “run to fail”), preventative, predictive and even reliability centred maintenance, to maintain existing building assets.  With each improved level of maintenance, the study authors found significant maintenance cost reductions. I believe that there … Continue reading

Run to Complaint. When a tenant complains, the damage is long done.

Response time, to tenant complaints, is one of the primary key performance indicators (KPI) reported by a well known maintenance management software platform. On first look, this measure of service quality is a reasonable metric, but not as a performance indicator for maintenance management. Waiting for a complaint before initiating maintenance actions takes reactive, or … Continue reading

The Economics of RTUs: The R-22 Refrigerant Problem

There could be as many as 17 million rooftop units (RTUs) running banned R-22 refrigerant just servicing our commercial buildings. This creates a huge problem. As of January 1, 2020 the only available source of R-22 will be recycled refrigerant from units that you already own, or reclaimed R-22, processed by an EPA certified reclaimer. … Continue reading

The economics of Rooftop Units (RTU). Energy efficiency depends on your choices.

Rooftop Units (RTUs) are everywhere. Over 45 percent of the commercial real estate space in the US is cooled, and/or heated by packaged units. This equipment is usually exposed to the elements, on a rooftop or outdoor space. Exposure shortens equipment life, so well cared for RTUs have a life expectancy of about 15 years. … Continue reading

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