Predicting Outcomes of Investments in Maintenance and Repair of Federal Facilities (2012) / Chapter Skim
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3 Data, Tools, and Technologies to Support Investments in Maintenance and Repair
3 Data, Tools, and Technologies to Support Investments in Maintenance and Repair
Pages 38-54
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From page 38... ...
A 2004 National Research Council study stated that to implement a portfoliobased facilities asset management program effectively, the following elements are required (NRC, 2004a) : • Accurate data for the entire facilities portfolio to enable life-cycle decision making.
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To the greatest extent possible, data should be collected in a uniform manner across federal agencies to provide greater uniformity and in turn support the development of governmentwide performance measures and the greater use of benchmarking for agency practices and investment strategies. DATA ACQUISITION AND TRACKING SYSTEMS Facilities asset management data should include at least inventory data (number, locations, types, and size of facilities)
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Building automation Monitoring and control of lighting, heating, ventilation, air systems conditioning and other building systems Bar codes Tracking of equipment, components, or other assets Radio frequency Real-time asset tracking identification systems (RFID) Sensors Monitoring of equipment and systems for vibration, strain, energy use, temperature, presence of hazardous materials, and the like Condition assessments Assessment of the physical condition of facilities systems and components Hand-held devices Allowing facility inspectors to enter work-management, condition, and other information directly into CAFM and CMMS Automated inspections Inspection of infrastructure, such as roads and railroads, using an array of technologies Nondestructive testing Monitoring of the condition of systems and infrastructure that are not visible to the human eye Self-configuring systems Control and other building systems, such as HVAC, that are able to diagnose a problem and fix it with minimal human intervention Machine vision An emerging technology for conducting inspections and for developing as-built information to support building information modeling Building information An emerging practice for modeling and exchanging of physical, modeling (BIM)
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From page 41... ...
, technological efficiency or obsolescence, and regulatory and code compliance Building performance An index based on the ratio of a physical building condition index index and a building functionality index Predictive Models for Decision Support Service life and remaining Models to predict the expected service life or remaining service service life models life of systems and components; the purpose of these models is to help determine the appropriate timing of investments in maintenance and repair or replacement Weibull models Models that estimate the probability of failure of building or infrastructure systems or components Engineering analysis Analyses (such as fatigue analysis and wear-rate analysis) used to predict the remaining life of a system or component Parametric models for cost Economic-based (such as depreciation)
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From page 42... ...
However, if the data are accurate, complete, and current, such systems provide a database that can be used for measuring outcomes, for risk analysis, for energy and condition assessment modeling, and for investmentdecision support. Real-Time Active Facility-Data Acquisition Systems Several technologies bring "intelligence" to facilities, systems, and components; allow for automated data entry into CMMS and CAFM systems; and allow real-time monitoring of the performance of facilities systems and components.
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From page 43... ...
Nevertheless, there are no technologic hurdles that need to be overcome to enable BAS to be used for portfolio-based facilities management and resource planning, or to allow coordinated operations of building equipment and systems to achieve high operating efficiency, while minimizing operating times, and reducing energy use. • Bar Codes.
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For a 500,000 square foot facility, that would translate to $35,000 to $300,000. Condition assessments that are undertaken on a multiyear cycle and conducted for an entire portfolio of facilities can be inefficient and expensive and the 1Bar coding is considered less expensive than RFID technology: it is estimated that bar codes cost $0.005 each whereas passive RFID tags cost more than $0.05 each (Shih, 2009)
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Hand-held devices, when used by properly trained maintenance staff, reduce the time spent in recording information, improve data accuracy, and allow more time to be dedicated to hands-on maintenance and repair activities. • Automated Inspections.
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From page 46... ...
Machine vision is an emerging technology for conducting facility inspections. Machine vision uses video imaging and computer software to detect component defects, such as cracks.
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From page 47... ...
Finally, a by-product of BIM is advanced 3-D visualization capabilities, which can help in communicating facility investment requirements and the predicted outcomes of investments of different stakeholders. Although the benefits of BIM for facilities management and operations are apparent, BIM technology in its current form is best categorized as an information repository.
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From page 48... ...
Engineering-Research-Based Condition Indexes. Engineering-researchbased indexes measure the physical condition of facilities, their systems, and their components.
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Inspectors need only collect distress data and they do not make judgments concerning physical condition. The computed building condition index (BCI)
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The 2/3 to 1/3 split was derived through regression analysis and is intended to serve as a measure of rehabilitation needs. TABLE 3.2 Building Functionality Index Categories and Descriptions Category Description Location Suitability of building location to mission performance Building size and configuration Suitability of building or area size and layout to the mission Structural adequacy Ability of structure to support seismic, wind, snow, and mission-related loads Access Ability of building or area to support required entry, navigation, and egress Americans with Disabilities Act (ADA)
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Cost and budget models are also available to support the development of multiyear maintenance and repair programs. Models of Service Life and Remaining Service Life Service life is the expected usable life of a component.
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and a standard CSCI value denoting a physical condition whereby the component should be replaced. Remaining service life (RSL)
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The BUILDER SMS system uses an engineering-based parametric cost model based on component replacement cost and the CSCI. In general, parametric cost models are particularly useful for developing multiyear maintenance and repair programs.
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From page 54... ...
has developed the deterministic Integrated Multiyear Prioritization and Analysis Tool (IMPACT) simulation model.6 The IMPACT model simulates the annual fiscal cycle of work planning and execution and displays building, system, and component condition indexes up to 10 years into the future.
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