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AWC Facilities

Integrated Facilities Management Division

IFM

 

What is IFM?

Integrated Facilities Management (IFM) is a complete bundle of services consisting of janitorial, engineering, security, environmental, landscaping and all its related services. It is a practice of coordinating the physical workplace with the people and work of the organization. IFM integrates the principles of business administration, architecture behavioral and engineering sciences.

In summary,  IFM involves the total management of all services that support the core business of an organization.

The Concerns of Property Owners

Below are some of the common concerns of property owners:

·  High repair cost due to unplanned maintenance

·  Indirect costs factors – business impact from downtime, shift in loyalty

·  Addressing Property Owners’ internal requirements:

  • Improve Service Delivery
  • Integrated Service and Operational management
  • Improve operational productivity
  • Reduce Total Cost Ownership (TOC) of operational assets
  • Customer Satisfaction

            e.g. Assets ownership value, Time to change equipment, total cost of maintenance, etc.

Subcontracting vs Outsourcing

Benefits and Outcome of Outsourcing Facility Management

 

Benefits

 

Outcome

 

· Improve service level and deliverables

· Integrated Service and Operational management

· Opportunity for cost saving – fixed monthly cost

· Strategic Focus

· Innovation

· Accountability

· Improve operational productivity

· Reduce TCO operational assets

· Accountability for all critical assets supporting the business

· Reduce asset downtime, thus allowing them to better serve the customers

· Increase profitability

· Total cost of ownership of critical assets is tracked and managed

· Informed decision making by Management pertaining to business operations

 

Functionality

·  Automated Service Desk  (Problem Resolution and Work Management for Break fix)

·  Asset Lifecycle Management (Asset Tagging, Installations, Moves, Adds and Changes)

·  Preventive Maintenance Scheduling and Automated Work Order dispatching

·  Geographical Information System (GIS)

 

Highlights

Single Point of Contact (SPOC) for one stop centre for reporting problems:

·  Lifecycle tracking of services

·  Service Level Monitoring and Measurements

·  Maintenance Budgeting and Planning

·  Management Reports

·  Preventive Maintenance Scheduling

·  Demand Maintenance/Work Order Generation

·  Centralized Repository of Assets

What We Do

Our objective is to carry out all the operation and maintenance works, services and full facility management of a building based upon our vast experience in the field.  We shall ensure the optimum requirements for the Operation and Maintenance of the above mentioned facilities along with related equipment, systems and services for 24 hours per day, 7 days per week all year round in accordance to the following parameters:

·  Monitor and control performance in normal modes of operation and in optimum operational conditions

·  Changes from one mode of operation to another

·  Operation under emergency conditions

·  Verification of performance in accordance to design requirements
 
·  Ensure the proper functioning of the building components
 
·  Increase the life of the buildings and supporting systems
 
·  Ensure the safety of the buildings, occupants and capital equipment
 
·  Ensure the workflow of the occupants is not impeded
 
·  Carry all kinds of preventive, predictive and corrective maintenance works based on comprehensive computerized planned      
   maintenance program and schedule

 

Responsibilities

We shall operate and carry out all routine/corrective/preventive/predictive maintenance of the building for normal and safe function of the equipment /systems/facilities as per the standard/ procedure/manufacturer’s recommendation.

Our responsibilities would include:
 
·  Day-to-day corrective maintenance and trouble-shooting to enable effective and safe operation and up-keeping of the 
   equipment/systems/facilities
 
·  Supply of skilled experienced manpower, materials, spare parts, consumables, including tools, equipment, transportation and
   scaffolding as necessary for conducting the maintenance
 
·  Execution of non-routine maintenance work during equipment shutdowns, start ups
 
·  Minor modification/alternations/additions to the equipment as necessary within reasonable quantity

·  Preparation of Maintenance schedule to the satisfaction of the building owner
 
·  Maintain Inventory of the spares and consumables as necessary to carryout maintenance in a timely and effective manner
 
·  Keep records of all maintenance/tests/performance of the equipments/systems/facilities as applicable
 
 
Modus Operandi

We shall provide customized solutions that meet the unique needs of building owners.  Our facility management services shall integrate all functions that are necessary to support the daily operations facilities.

IFM shall confer the advantage of a single point of contact and allow building owners to concentrate on its core business.   To achieve this, we shall:

·  Adopt simple and effective management policies in the execution of work to ensure maximum overall efficiency and functional
   reliability
 
·  Establish management policies, with each objective expanded into policy statements, defining and establishing limits of authority 
   and responsibilities and serving to regulate and guide all activities to be performed
 
·  Prepare workforce requirements and establish an accurate computer based work program
 
·  Customize solutions that meet the unique needs of every facility system
 
·  The integration of all functions that support daily operations
 
·  Access to an extensive pool of experts

Benefits of IFM

1. Service Management
 
·  Reduce Maintenance and Repair Cost
 
·  Enhanced work management
 
·  Tracking total cost of ownership
 
 
2. Asset Lifecycle Management
 
·  Manage asset information from a central repository

·  Total visibility of assets, by location

·  Assets managed through lifecycle, prolonging asset life, increasing the Return On Assets (ROA)

·  Enables analysis and planning for equipment selection and deployment, e.g. items affected by location

·  Enables Supplier selection based on assets performance and total cost ownership

Business and Operational Decision Support

Reports
 
·  Equipment performance – by location, item, vendor, etc
 
·  Cost of equipment – by location, item, periods, etc
 
·  Work management – problem resolution time
 
 
Analysis
 
·  Effectiveness measurements
 
·  Facilitates root cause analysis
 
·  Business Analyses – business impact from equipment downtime
 

Building Services Maintenance We Provide

1. Mechanical

Our services includes the supply of labour, material, tools, spares, consumables, equipment, supervision, quality control, inspection, co-ordination and all other necessary items to carry out the proper operations, repairs, servicing and maintenance of the building as follows:

·  Performance of regular preventive maintenance of the site facilities, engineering systems and services including checking units
   for correct functioning and remedying all defects in accordance with the approved preventive maintenance programs
 
·  Thorough overhauling and replacement of parts wherever necessary, proper testing, cleaning and repainting as necessary
 
·  Cleaning of all plant, equipment and distribution systems
 
·  Protection of plant and equipment and distribution systems
 
·  Protection of plant and equipment installation from dampness, dust, sand storms, rain and flooding
 
 
Maintenance Program
 
We execute out planned maintenance programs based on the following criteria:

·    Preventive Maintenance

A maintenance program that is committed to the elimination or prevention of corrective and breakdown maintenance task. The program utilizes regular evaluation tasks of critical equipment, machinery and systems to detect potential problems and immediately schedule maintenance task that shall prevent any degradation in operating conditions.

·    Corrective Maintenance

Action to restore equipment or systems at a specified level of performance.  The principal concept of corrective maintenance shall be complete repair of all incipient problems made on an as needed basis.

·    Predictive Maintenance

Program to prevent the major failure of equipment and shall act as a maintenance scheduling tool that uses vibration and infrared or lubrication oil analysis data to determine the need for corrective maintenance actions chillers, boilers, cooling towers, main pumps, diesel generator sets and others.

 

Maintenance Types

The Mechanical maintenance can be summarized in 3 categories, as summarized below:

 

Maintenance within Building

 

Maintenance of External Area Services

 

 

Special Maintenance

· All plumbing/piping systems  and fittings including pumps, filters, etc

· Fountain systems, water displays including pumping station and distribution network and controls

· Irrigation water pumping plant and distribution network including all controls, water filters, nozzles, etc

· All fire suppression/protection/fighting systems and specialties

· Waste chute compactors, kitchen appliances

· Elevating dock equipment, dumbwaiters, elevators, Escalators, Façade maintenance System, Window Cleaning System, etc

· Mechanical instruments / devices

· Piping systems of the building drainage system, storm/sanitary, overflows, pumping pits, interceptors

 

· Mechanical works at locations outside the buildings

· Fire Hydrants, Fountains, etc

· Underground utilities comprising water supply system, fire water system, irrigation water system, water tanks, sanitary and storm drainage, manholes and inspection pits, pumping pits, etc

· Removal and disposal of oil and grease, etc, from the water systems, fountains

· Operations, maintenance and repairs of external fountain systems including piping, pumps, irrigation controllers and fittings, water filters, nozzles, etc

· Inspection and testing of the equipments by the manufacturer’s service engineers as required for safe operations including boilers, lifts, dumbwaiters, elevators, escalators and other equipment and systems as necessary and as applicable as per the codes, standards, manufacturer’s recommendation

 

2. Electrical

We provide Operation, Prevention Maintenance and Running Maintenance of all the electrical installation works for electrical maintenance services in buildings comprising the following activities:
 
·  Administrative, logistical and supervisory requirements for coordinating activities during Maintenance Period
 
·  Operations of various systems/equipments as per manufacturers’ recommendation and site requirements and maintain records
 
·  Preventive and Running Maintenance, including supply of all consumables, tools and spare parts required as per manufacturer’s
   recommendation. Running Maintenance shall comprise actions to retain equipment or systems at a specified level of performance
   by repairing/restoring the affected equipment/system. All repairs will be planned and implemented by our properly traibed
   craftsmen

·  Keeping plant rooms and areas of work clean and tidy
 
·  Prepare inventories and records of systems, systems components, equipment and control
 
·  Provide procedures and schedules relating to operations, inspection services, repair and replacement
 
·  Maintain Maintenance Records
 
 
3. Parking System

We manage, maintain and operate the car park and its associated equipment to ensure the smooth operation including but not limited to the following:
 
·  Replenishing parking tickets, ribbon and other consumable items
 
·  Handling complaints and enquiries
 
·  Monitoring car park system faults
 
·  Operate, monitor and maintain CCTV for the car park system
 
·  Provide monthly report
 
 
4. Computerized Maintenance Management System (CMMS)
 
CMMS is an Internet based online Maintenance Information System.  It features key elements of a decision support system whereby it allows the scheduling of the Planned Preventive Maintenance (PPM), provides an online register complete with its status, equipment history and monitoring capabilities.  All this can be done on site or remotely.

We have adopted CMMS as one of key systems for a better facilities management as it offers:

·  Improved asset management and preventive maintenance
 
·  Enhanced equipment uptime through equipment repair history analysis
 
·  Improved planning and scheduling with the ability to monitor equipment
 
·  Improved inventory control via the ability to track purchase order and stock outflow
 
·  Centralized IFM Help Desk (single point of contact)
 
·  Better use of current technology in IFM like using SMS and PDA for rapid notification
 
·  Reduced maintenance cost

 

5. Civil and Structure

For civil and structure, our scope of works shall generally consist of, but not be limited to, the following:

·  Wet trades
 
·  Carpentry and joinery
 
·  Painting
 
·  Plumbing and drainage
 
·  Paving repairs
 
·  Roofing
 
·  Glazing repairs
 
·  Waterproofing
 
·  Ironmongery
 
·  Ceiling repairs
 
·  Flooring
 
·  Door locks, hinges and closers (generally hardware)
 
·  Accommodation
 
·  Furniture repairs
 
·  Handyman services
 
·  Fresh/Brackish Water Storage System
 
·  Sanitary Fixtures
 
·  Storm and Wastewater Drainage
 
·  Sanitary Drainage
 
·  Water Display(s)
 
·  Landscape Irrigation
 
We provide Operation, Prevention Maintenance and Running Maintenance of all of the above works and our activities include but not limited to the following:
 
·  Administrative, logistical and supervisory requirements for coordinating activities during Maintenance Period
 
·  Operations of various systems/equipments as per manufacturers’ recommendation and site requirements and maintain records
 
·  Preventive and Running Maintenance, including supply of all consumables, tools and spare parts required as per manufacturer’s
   recommendation. Running Maintenance shall comprise actions to retain equipment or systems at a specified level of performance
   by repairing/restoring the affected equipment/system. All repairs will be planned and implemented by our properly trained 
   craftsmen
 
·  Keeping plant rooms and areas of work clean and tidy
 
·  Prepare inventories and records of systems, systems components, equipment and control
 
·  Provide procedures and schedules relating to operations, inspection services, repair and replacement
 
·  Maintain Maintenance Records
 
 
6. Landscaping and Ground Care Services
 
The services we provide generally consist of the following:
 
·   Undertake service maintenance work
 
·   Undertake maintenance of fences, climbing plants and bushes
 
·   Undertake maintenance of soil green surfaces
 
·   Maintain trees
 
·   Maintain irrigation systems
 
·   Maintain shade plants
 
·   Undertake spraying of insecticides for shades plants and outdoor plants
 
 
7. Cleaning and Housekeeping
 
·  General cleaning
 
·  High rise cleaning and windows
 
·  Carpets and floors
 
·  External areas
 
·  Pest control
 
We provide Operation of all of the above works and our activities include but not limited to the following:
 
·  Administrative, logistical and supervisory requirements for coordinating activities during contract period
 
·  Operations of various systems/equipments as per manufacturers’ recommendation and site requirements and maintain records
 
·  This includes supplying of all consumables and chemical required as per client’s request.  All works will be planned and
    implemented by our properly trained operatives
 
·  Provide procedures and schedules relating to the works
 
·  Maintain Records
 
 
8. Fire Fighting
 
·  Fire service Mains and Hydrants
 
·  Private Fire Service Main
 
·  Fire protection piping including wet hydrant system, fire hose reel system, automatic wet sprinklers systems, automatic foam
   sprinkler and foam deluge systems
 
·  Fire pumps and accessories
 
·  Fire protection specialties

We provide Operation, Prevention Maintenance and Running Maintenance of all of the above equipment and our activities include but not limited to the following:

·  Administrative, logistical and supervisory requirements for coordinating activities during maintenance period

·  Operations of various systems/equipments as per manufacturers’ recommendation and site requirements and maintain records

·  Preventive and Running Maintenance, including supply of all consumables, tools and spare parts required as per manufacturer’s
   recommendation. Running Maintenance shall comprise actions to retain equipment or systems at a specified level of performance
   by repairing/restoring the affected equipment/system. All repairs will be planned and implemented by our properly trained 
   craftsmen

·  Keeping plant rooms and areas of work clean and tidy

·  Prepare inventories and records of systems, systems components, equipment and control

·  Provide procedures and schedules relating to operations, inspection services, repair and replacement

·  Maintain maintenance records

 

9. Vertical Transport

·  Passenger Elevators

·  Freight cum Passenger Elevators

·  Dumb Waiter

·  Escalators

We provide Operation, Prevention Maintenance and Running Maintenance of all of the above equipment and our activities include but not limited to the following:

·  Administrative, logistical and supervisory requirements for coordinating activities during maintenance period

·  Operations of various systems/equipments as per manufacturers’ recommendation and site requirements and maintain records

·  Preventive and Running Maintenance, including supply of all consumables, tools and spare parts required as per manufacturer’s
   recommendation. Running Maintenance shall comprise actions to retain equipment or systems at a specified level of performance
   by repairing/restoring the affected equipment/system. All repairs will be planned and implemented by our properly trained 
   craftsmen

·  Keeping plant rooms and areas of work clean and tidy

·  Prepare inventories and records of systems, systems components, equipment and control

·  Provide procedures and schedules relating to operations, inspection services, repair and replacement

·  Maintain maintenance records