1850 facility perspectives lr by Executive Media

The leading resource for facilities management in Australasia

Volume 7 Number 2 June 2013–August 2013

Encouraging

diversity in the industry’s most diverse sector

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from the CEO

CEO’s message Welcome to the June edition of Facility Perspectives. It is difficult to believe, but we’re already halfway through 2013.

s the financial year draws to a close, I am keen for, and will shortly be seeking, your comments on the carbon tax. The Clean Energy Futures package has been in place for almost 12 months, and it is a good time for your Association to represent the industry to the government and the opposition regarding the challenges and positive outcomes since implementation of this controversial legislation. At National Office, we are taking a deep breath as we continue to collate feedback from our national conference and exhibition, ideaction.2013. Responses from our post-conference survey, as well as anecdotally, have been overwhelmingly positive, with the conference and site visits a resounding success. For those who were not able to attend, our next conference, which will be in Sydney on 21 May 2014, will continue to grow ideaction’s standing as a real opportunity for professionals within the industry. The Association has recently lodged a submission to the prime minister and treasurer regarding the cap on tax deductions for selfeducation expenses. The proposed changes to tax law would see a cap set at $2000 per annum. The feedback received from members indicates that this would stifle their ability to undertake a range of personal and professional development opportunities. In our recent census (launched in May this year), the statistics indicate that only 48 per cent of facilities management professionals believe that their current qualification provides the knowledge needed to undertake their role. This suggests that there is a real need for professional development and continuing education opportunities for our profession. Some significant milestones have been achieved over the past three months. In addition to the ongoing advocacy work on a range of issues, including the cap on self-education expenses, retail lease regulations in Victoria, low-emission HVAC&R, energy efficiency, and sustainable skills and jobs, the Association has established a Diversity Special Interest Group (DSIG). The new group is the result of member feedback, and subsequent conversations with both members and non-members alike interested in a forum for addressing diversity in the industry. Initially the role of the DSIG will focus on supporting greater gender diversity, and already some very interesting ideas are being put in place as the group gets established.

This has opened the door for the development of other SIGs in further areas where the industry may benefit from specific program responses. One such group of facilities management professionals is the residential facilities managers. So if you have an interest in the residential facilities management space or other specialised areas of facilities management, please contact National Office. As previously mentioned, the first FMA industry census was released in early May. The ‘Trends and advocacy activities’ report spearheads a series of research projects to be undertaken in partnership with Programmed Facility Management. The Report contains some very interesting information about the overall demographic of the industry, as well as perceived challenges and opportunities over the coming three years. Interestingly, the greatest opportunity for 2013 is seen as reducing the carbon footprint, while the greatest challenge is the attraction and retention of staff. The FMA continues to analyse the data to ensure it is being responsive to the needs of the industry. As you may be aware, the revised new standard for the Maintenance of Fire Protection Systems and Equipment – AS 1851 – was finalised and introduced in December last year. To ensure that all members are compliant, while understanding their liability and the risks of non-compliance, the FMA has developed a professional development (PD) workshop with key input from the Fire Protection Association of Australia. The PD will cover technical knowledge, legal liability and, importantly, how to procure and monitor the services being delivered by a fire services contractor. For more information about the workshop, please visit www.fma.com.au or contact National Office. For those who were unable to attend ideaction.2013, be sure to visit the website and view the pictures of the events and access the abstracts. Until next time. Nicholas Burt Chief Executive Officer, FMA Australia

Facility PerspectiveS | VOLUME 7 NUMBER 2

Level 6, 313 La Trobe Street Melbourne VIC 3000 Tel: (03) 8641 6666 Fax: (03) 9640 0374 Email: info@fma.com.au Web: www.fma.com.au Published by ABN 30 007 224 204

430 William Street Melbourne VIC 3000 Tel: (03) 9274 4200 Fax: (03) 9329 5295 Email: media@executivemedia.com.au Web: www.executivemedia.com.au Offices also in Adelaide, Brisbane & Sydney Editor: Gemma Peckham Editorial enquiries: Tel: (03) 9274 4200 Email: gemma.peckham@executivemedia.com.au Advertising enquiries: Tel: (03) 9274 4200 Email: media@executivemedia.com.au Layouts Alma McHugh Editorial contributors: Adam Stingemore, Ewan Gebbie, John Casey, Sarah Murray, Romilly Madew, CitySwitch, Jack Noonan, Vyt Garnys, AGGA, Carl Sachs, Esther Bailey. Stock images sourced from: iStock, ThinkStock and Getty Images.

News

Membership survey

CEO’s message Nicholas Burt, FMA CEO, discusses the recent success of ideaction.2013, and looks ahead to the new financial year, in which there will be plenty of action on the carbon tax, advocacy work, and diversity in the industry.

Industry news A brief look at FM industry news from around Australia.

Standards

Imagine a world without Standards Adam Stingemore from Standards Australia discusses why Standards matter in your industry.

The editor, publisher, printer and their staff and agents are not responsible for the accuracy or correctness of the text of contributions contained in this publication or for the consequences of any use made of the products, and the information referred to in this publication. The editor, publisher, printer and their staff and agents expressly disclaim all liability of whatsoever nature for any consequences arising from any errors or omissions contained in this publication whether caused to a purchaser of this publication or otherwise. The views expressed in the articles and other material published herein do not necessarily reflect the views of the editor and publisher or their staff or agents. The responsibility for the accuracy of information is that of the individual contributors and neither the publisher or editors can accept responsibility for the accuracy of information which is supplied by others. It is impossible for the publisher and editors to ensure that the advertisements and other material herein comply with the Trade Practices Act 1974 (Cth). Readers should make their own inquiries in making any decisions, and where necessary, seek professional advice.© 2013 Executive Media Pty Ltd. All rights reserved. Reproduction in whole or part, without written permission is strictly prohibited.

NABERS New Zealand launched The New Zealand FM industry can now implement building energy efficiency assessments and ratings through their adoption of NABERS.

FMA and TEFMA working together to share best practice

Trends and advocacy

Facilities management goes under the microscope An FMA survey has identified the biggest opportunities, priorities and risks for the FM sector.

2012 membership survey focus: communication The recent FMA membership survey revealed a need to hone and improve communications.

ideaction.2013

It’s a wrap! ideaction.2013 broke new ground. Held in Tasmania for the first time, it was also the launching pad for an FM Diversity Special Interest Group and a Good Practice Guide for FM Software. Delegates were constantly challenged and inspired.

COMPANY PROFILES 7 Urban Maintenance Systems 10 Fantech 21 Ecolite 29 Hydroheat 34 Source Separation Systems 39 Schneider Electric 40 Oztech 44 Baltimore Aircoil 47 Northrop

Facility PerspectiveS | VOLUME 7 NUMBER 2

49 Exergy Australia 51 Logical Group 52 Desso/Gibbon Group 58 Classic Architectural Group 65 Interpoint Events 68 The Container Connection 73 BEIMS 76 Allied Pickfords Business Relocations 80 Programmed Property Services

Green buildings

VOCs

Education

Sustainability. It’s here to stay. Romilly Madew, Chief Executive of the Green Building Council of Australia, discusses the longevity of sustainability in Australia’s built environment.

Customer service and the facilities manager – 21st-century best practice models Best practice leasing is vital to commercial real estate, and CitySwitch looks at how current processes can be reworked for asset management.

Putting Green Star – Performance into practice An interview with Paolo Bevilacqua and Paul McKeown of Australand shows us how the GBCA’s new Green Star – Performance rating tool is performing in practice.

Green buildings – retrofitting

Not speaking French at 4 Mort Street The Public Trustee House in Canberra is now reaping the rewards of its 2010 retrofit, including staggering financial results along with impressive energy efficiency.

What’s that smell?! VOCs and the facilities manager Odours and chemicals that emit from building fittings can be detrimental to worker health and wellbeing. Jack Noonan of Cetec discusses how to address these issues.

Maintenance & essential services

Are your glazing contractors qualified? The Australian Glass and Glazing Association points you in the right direction to find accredited glaziers.

Education taking facilities management higher A nationwide qualification in facilities management is rapidly gaining value.

Relocation

Relocation, relocation Moving your business is a huge undertaking, but with the proper preparation and planning, it can be of great benefit to your business.

Cowboy contractor fall fears Of great concern in the FM industry is the lack of safety compliance on rooftops, which, says Carl Sachs of Workplace Access and Safety, is becoming the norm.

Technology & innovation

Clean technologies: how to implement innovation and keep ahead of the game In an era of growing sustainability awareness, clean technology innovation helps us to use fewer resources, reduce costs and avoid pollution.

Facility PerspectiveS | VOLUME 7 NUMBER 2

industry update

FM Industry News IMF World Economic Outlook predicts rosier outlook for Australia

he 2013 IMF World Economic Outlook (WEO) report released in April observed that Australia had a growth of 3.6 per cent GDP in 2012, with projected continual growth of three per cent in 2013 and 3.3 per cent in 2014; however, the supplementary Asia and Pacific Regional Economic Outlook report, released soon after the WEO identified Australia’s double economy, stated that despite peaking at four per cent in the first half of 2012, some nonmining sectors remained under pressure from the strong currency, partly driven by the heightened appetite of international investors for Australia’s government debt. Visit www.imf.org to view the IMF’s World Economic Report and subsequent Regional Outlook reports.

New National Policy Coordinator starts at FMA Australia FMA Australia welcomes John Casey to the role of National Policy Coordinator. With a wealth of experience in the built environment in planning and design, policy development and assessment, his previous work within local government and consultancy makes him well placed to fulfil this crucial role at FMA Australia. To get more involved in policy and advocacy through the Policy Advisory Group, contact John on johnc@fma.com.au or submit a Policy Advisory Group form, downloadable from our website: www.fma.com.au.

Working paper on different forms of work released The Productivity Commission has released a staff working paper on ‘Forms of Work in Australia’, analysing the changes in the prevalence of different forms of work over the decade to 2010. In contrast to the 20 years prior to 2001, during which time the share of casual employees doubled, only permanent employees increased their share of employment between 2001 and 2011. This increase has been coupled with the rise in the share of higher-skilled jobs. Visit www.pc.gov.au/research to download and view the paper.

The ACIF forecasts released The Australian Construction Industry Forum, led by the Construction Forecasting Council, released its forecasting report in May. The report contained a fragmented outlook for the industry, with improving prospects for the residential building sector, bleak prospects for the non-residential sector, and a softening over the next decade for engineering construction. A growing population and changing demographics are identified as leading factors in the revival of residential buildings in most states.

FM credentialing gets revitalised A five-year strategic plan by the International Facility Management Association (IFMA) to revise and expand its CFM credential program is in its final phase. Some exciting changes include updates to the CFM exam, introduction of an optional workshop taught by experienced CFMs, a new resource called the Facility Management Learning System that provides a strategic overview of the areas tested on, and, for existing CFM Exam Review instructors, an updated overview of the new program. For more information on the CFM Program, contact FMA Australia at info@fma.com.au or on 03 8641 6666.

ATO introducing taxable payments reporting within industry As part of the 2011–12 Federal Budget, the government introduced taxable payments reporting for businesses in the building and construction industry. The purpose of this scheme was to improve compliance with tax obligations by those contractors currently not reporting their income properly. As facilities managers, and the many stakeholders in the facilities management supply chain, are included in the ATO definitions, it is advised that you refer to the ATO website for more detailed information: www.ato.gov.au.

New carbon tool released to aid businesses Melbourne goes carbon neutral The City of Melbourne has been certified carbon neutral by Low Carbon Australia as part of its undertaking to become one of the world’s most sustainable cities. The Council is also working with the city’s commercial building owners and high-rise apartment residents to reduce water and energy usage and better manage waste and recycling through its 1200 Buildings program, and unlocking funds through Environmental Upgrade Agreements. For more on Melbourne City’s sustainability initiatives and the 1200 Buildings program, visit www.melbourne.gov.vic.au.

The Carbon Market Institute (CMI) launched a comprehensive guide and tool that enables companies to manage the costs, risks and uncertainty associated with the carbon price, and to examine the impact of their carbon emissions on their operations. Using their own data, companies will be able to use the tool to compare the value of different options to reduce their carbon liability, and assess the performance of these options under different scenarios. Visit www.carbonmarketinstitute.org to find out more.

Industry news continued on page 6

Facility PerspectiveS | VOLUME 7 NUMBER 2

industry update

continued from page 4

Nationwide launch of Smart Blocks Smart Blocks is a new national program designed to help apartment owners and their managers save money by improving energy efficiency in apartment buildings. It is an interactive online tool designed and developed with the assistance of apartment owners, strata managers and facilities managers as part of the Sustainable Strata project. Key stakeholders include Strata Community Australia, City of Sydney, City of Melbourne, Green Strata and Owners Corporation Network of Australia. For more information regarding this initiative and upcoming workshops, visit www.smartblocks.com.au. FMA Australia is proud to be involved in this program as a subject matter expert.

New boss appointed for Standards Australia In late March, the Chairman of Standards Australia, John Castles, announced the appointment of Mr Colin Blair as the new Chief Executive Officer, effective immediately. Mr Blair has been acting in the role of CEO since the end of last year. Mr Blair has worked at Standards Australia since 1987 and has deep and extensive experience in the Standards environment. He is an engineer and Fellow of the Institution of Engineers Australia.

CIA Services appoints new Operations Director Eddie Rutz, previously of Master-Care USA, has recently joined CIA Services Groups as the Operations Director. Eddie brings with him

Facility PerspectiveS | VOLUME 7 NUMBER 2

over 30 years’ experience working within the cleaning industry. As Director of Operations for CIA, Eddie will lead the Operations team while being responsible for strategic operational planning, ensuring implementation of systems and methodologies.

BRIX Survey confirms Improved Outlook in Australia The Australian Institute of Quantity Surveyors released the findings of its recent Building Research Index (BRIX) survey in early May. The survey confirms that 2013 has begun slightly stronger than 2012, and forecasting reveals an increase in escalation generally between two and three per cent per annum for the remainder of 2013. Visit www.aiqs.com.au for more information on the BRIX survey findings.

National Sustainability Council launches its inaugural report The National Sustainability Council has just released its inaugural Sustainable Australia Report 2013: Conversations with the Future, which provides the evidence behind the trends, issues and challenges affecting Australia’s environment, society and collective wellbeing. The establishment of a National Sustainability Council and the sustainability indicators was an important step in government efforts to achieve a sustainable Australia, and the publication of the Council’s inaugural report is the next step in this process. For more information, visit www.environment.gov.au.

company profile

Struggling to manage an ageing property portfolio on a diminishing budget? Don’t cut services – invest in better data!

anaging the facilities management needs of a diverse and aging property portfolio within a tightening budget is not new. But optimising expenditure is not getting the lowest price from suppliers. It requires detailed understanding of the financial, functional and regulatory risk of operating properties. It’s also about finding hidden opportunities to reduce facilities management cost without impacting end-user satisfaction. Access to better data means lower risk, more control, lower cost and the ability to deliver a better service to end users.

That, in turn, comes from deeper understanding of issues, such as: the performance expectations of end users knowing all of the factors that are impacting resources changing functionality for assets now, and into the future does the data capture reflect the analysis requirements? the ability to dispose of redundant assets, or not the resources and expertise to manage future assets. Ultum has almost two decades of experience in providing facilities management services, placing us in a unique position to ask the right questions. From this, Ultum collects and creates insightful property knowledge. 3 3 3 3 3 3

To find out how Ultum can help you to better manage your property portfolio risk within a tight budget, contact: Bret Butler, Executive Manager, Ultum Pty Ltd. Mobile 0413 447 210 | Phone 1300 139 606 Email info@ultum.com.au | www.ultum.com.au

when it comes to strategic property management and maintenance . . .

. . . make your next move with us Whether your property portfolio comprises of one or hundreds of assets, the UMS Group of Companies has the experience and resources to deliver optimal performance that matches your budget and strategy.

Combining the condition, compliance and asset lifecycle expertise of our strategic consulting arm, Ultum, with the proven, comprehensive maintenance and capital works services of Urban Maintenance Systems we can deliver to you the unique total FM solution best tailored to your needs.

“Keeping Property Performing” ®

www.ultum.com.au

FACILITY PERSPECTIVES | VOLUME 7 NUMBER 2

www.ums.com.au

Facility PerspectiveS | VOLUME 7 NUMBER 2

standards

Imagine a world without standards By Adam Stingemore, Standards Australia

There are so many things that we take for granted. We turn on a light and it works. On our way to work in the morning, the traffic lights work. We buy a new computer, plug it in and (most of the time) it starts up and operates as we expect.

e don’t often stop to think about whether or not our food and water are safe to consume. We just assume it to be so. We are able to screw nuts onto bolts. Our houses and buildings are safe and the sprinklers in the buildings work. We hope they never need to be used, but we are grateful that they are there.

Imagine a world without Standards Standards matter. They’re not often the subject of a dinner party conversation or pub talk, but they matter. The process by which Australian Standards are developed is equally worthy of discussion.

The process is robust. It takes time. We get outcomes – often very good outcomes based on the principles of openness, transparency and consensus. a consensus position (which need not be a unanimous position) that we then publish the Australian Standard that has been developed. The process is robust. It takes time. We get outcomes – often very good outcomes based on the principles of openness, transparency and consensus.

Standards and your industry So how are Standards developed? Our process is one of collaboration and consensus. Nationally, it is about bringing together organisations, governments, industry, and consumer representatives to work together in developing a set of requirements to meet a particular need. Internationally, it is about bringing nations together to achieve the same outcomes. We form, maintain and provide the secretariat for Technical Committees that are responsible for developing the technical content, and for bringing the perspective of the industries, governments and consumer interests that they represent. Beyond the role of the Technical Committees, we have a period of public comment whereby anyone may make a comment in relation to the proposed Standard, which must be considered and resolved by our Technical Committees. Once this process is completed, we go through a formal ballot stage where each committee member is required to submit a vote on behalf of the constituent group that they represent. It is only with

Facility PerspectiveS | VOLUME 7 NUMBER 2

There are few industries more touched by Australian Standards than the facilities management industry. Standards matter through the design, construction and commissioning of facilities. These Standards are important. The way that facilities are designed and commissioned is critical to the operation of a facility. Standards matter in the operation of facilities across a wide range of areas, which are too numerous to list. Anyone engaged in the industry at a ‘Standards level’ would know what I mean. There has been a lot of work done in relation to the Standards of your industry over the last few years. The new edition of AS 1851–2012 ‘Routine service of fire protection systems and equipment’ has been developed, refined and improved over the 2005 edition – well beyond the change in title. The Standard, through its development, benefited from substantial industry consultation and input, with the facilities management industry playing a key role in the refinement of the Standard that we have today.

standards

The new edition of AS 1668.2-2012 ‘Ventilation in buildings – mechanical ventilation’ is again a substantial improvement, and a world-class document that brings the industry a long way forward from where it was before the publication of the new Standard. From a facilities management perspective, the new suite of AS/NZS 3666 standards related to ‘Air handling and water systems in buildings’ provides an ‘out of the box’ rigorous and tested solution for the design, installation, commissioning and maintenance of systems (Parts 1 and 2). At the time of revising the current editions, to service the industry demand for performance-based maintenance Standards for cooling water and air handling systems, our Technical Committee revised the Part 3 Standard and developed a new Part 4. These performance-based documents provide the latitude for the facilities managers to tailor a solution to meet the needs of the facilities they are managing. These Standards were developed not only with the facilities management industry in mind, but with technical representatives of the facilities management industry around the table to ensure that the Standards that were developed met industry and market needs, as well as satisfied the community expectations of managing risks related to microbial outbreaks in systems.

More information on these and other projects that we are undertaking can be found on our website: www.standards.org.au.

World-class solutions developed by Australian committees FM Standards internationally What’s in the pipeline? There is a lot going on in Standards development related to facilities management at the moment. The Australian Standards for Energy Audits are under review, to ensure that the Standards provide a guide for organisations when commissioning audits that: 33 assists organisations in deciding what type of audit is appropriate for their needs 33 provides auditors with a uniform basis comparing energy audit proposals 33 establishes best practice for energy auditors 33 complements existing energy and other management and quality systems. Standards Australia has established a committee to develop and define a comprehensive vocabulary for all elements of a smart grid, using current national and international terminologies as a starting point. The Smart Grid Vocabulary Australian Standard will support any existing and future Australian Standards related to smart grids, including smart grid technologies; a critical starting point in the interoperability of systems and elements. We have recently established a Standards Australia Committee focused on Building Information Modelling (BIM), which will meet for the first time in early June 2013. Your industry, represented on this Committee, will play a critical role in shaping the Standards interface in a BIM-enabled world.

When a new International Standards Committee was proposed through the ISO to develop Standards related to the facilities management industry, FMA Australia was there to ensure that Australia was represented and that Australian interests were considered from the first meeting of the International Committee. Australia is now very well positioned to influence and contribute to the development of the first two projects of this Technical Committee, which will define terms and definitions for the industry, and will also provide an International Standard offering guidance on the preparation of facilities management agreements.

Being involved The more an industry is able to contribute to Standards development, the more they will get out of it. Having Technical Committee members on board is important. Contributions through the development of projects, contributing to public comment and letting your industry association know what matters to you with Standards development only ever leads to better outcomes. If you want to know more about the work we are doing, have a look at our website, speak to your industry association representatives, or join our LinkedIn group related to the built environment.

Adam Stingemore is the Standards Engagement Manager with Standards Australia. Email: adam.stingemore@standards.org.au

Facility PerspectiveS | VOLUME 7 NUMBER 2

company profile

Fantech brings car park energy costs under control Fantech continues to lead the way forward in Australian car park ventilation with the EcoVent Control System.

his control package increases the energy efficiency of a car park ventilation system, while ensuring that the ventilation output is optimised so that occupants do not encounter an environment where the air quality is unsafe. Fantech’s Product Manager for Intelligent Ventilation Systems, Peter Henry, recalls how the system came about. ‘A number of developers that were aware of Fantech’s energy saving JetVent fans for car parks approached us to see if we had a system that could deliver the same result in car parks with existing ventilation systems. The result was the EcoVent, and once installed, the system reduces energy costs by ensuring the car park’s exhaust and supply fans are only working when they are needed and at the speed required.’ In periods of high car park traffic, pollutants from exhaust fumes increase, which causes the speed of the exhaust and supply fans to increase and bring the air quality back to safe levels. Likewise, there are also times when there may be few vehicles in the car park, so the pollutant level remains low and fan speed and energy consumption can be decreased. Mr Henry said vehicle exhaust fumes contain carbon monoxide

(CO), nitric oxide (NOx) and other pollutants that pose a danger to human health if allowed to accumulate. Good ventilation is essential to ensure the levels of these pollutants remain below the threshold. ‘CO or NOx sensors mounted in the car park measure the level of pollutants in the air and send these signals to the EcoVent controller. The control system Fantech has developed comes with preset parameters and relays the signal to the variable speed drives that modulate the speed of the fans,’ he said. The EcoVent Control System is an Intelligent ‘Plug and Play’ ventilation package that is quick and easy to install and commission. It includes fans, variable speed drives, CO or NOx pollutant sensors and BMS connection. Up to 22 sensors can be controlled by a single EcoVent controller. Mr Henry said an advantage of the EcoVent controller is that it can be tailored to suit the needs of enclosed or partially enclosed new and existing car parks that are fitted with a ducted or JetVent ventilation system. ‘In existing car parks where timers are used, retrofitting with the proportionally controlled EcoVent system can greatly improve energy efficiency, so the system is likely to pay for itself very quickly,’ he said.

For further information on the EcoVent Control System or any other Fantech product visit www.fantech.com.au.

10 X

Facility PERSPECTIVES PerspectiveS | VOLUME 7 NUMBER 2 FACILITY

Revolutionise efficiency car park ventilation the

of your

EcoVent Control System

Helps conserve energy and maintain good air quality The EcoVent control system is a packaged tailored solution that ensures the car park’s exhaust and supply fans are only working when they are needed and at the speed required. This helps maintain good air quality when the car park is occupied and conserves energy when the car park traffic is low.

EcoVent Controller

Expansion Module

Up to five

expansion Up to 5 expansion modules can becan modules added which means be added, 22 sensors are possible

In existing or older car parks where timers are used, retrofitting with the proportionally controlled EcoVent system can greatly improve energy efficiency. CO/NOx Sensor

Typical applications • • •

New car parks with a ducted ventilation system Existing car parks with a ducted ventilation system Car parks with a JetVent impulse ventilation system

• • •

CO/NOx Sensors

CO/NOx Sensor Supply Fans

Features and benefits •

which means 22 sensors are possible

Variable Speed Drive

Exhaust Fans

An intelligent customised solution package for car parks that includes VSD’s, fans, CO or NOx pollutant sensors and BMS connection Typical system conceptual layout Quick and easy, ‘plug and play’ installation Controller’s preset parameters increase and decrease the fan’s speed in proportion to demand Up to 22 sensors can be controlled by one EcoVent Controller

For further information or an in-office demonstration call: Australia Adelaide Brisbane Canberra Darwin Launceston

(08) 8294 0530 (07) 3299 9888 (02) 6280 5511 (08) 8947 0447 (03) 6344 6888

Melbourne (H.O.) Newcastle Perth Sydney Townsville

(03) 9554 7845 (02) 4961 6088 (08) 9209 4999 (02) 8811 0400 (07) 4775 5222

New Zealand Auckland (H.O.) Christchurch Wellington

(09) 444 6266 (03) 379 8622 (04) 566 0532

www.fantech.com.au

news

NABERS New Zealand launched By Ewan Gebbie, Executive Officer, Energy Management Association of New Zealand (EMANZ) The launch of the NABERS energy rating scheme in New Zealand provides a huge opportunity for building owners, facilities managers and tenants.

t’s also significant for Australia as the first time the country’s star rating system for commercial property has been adopted overseas. Recognition of NABERS’s success has driven the move to introduce it to New Zealand. Kiwi businesses have strongly supported the scheme, with facilities managers providing valuable input through the stakeholder advisory group that helped establish NABERSNZ. NABERS has been licensed for New Zealand use by the Energy Efficiency and Conservation Authority (EECA), adapted by the Energy Management Association of New Zealand (EMANZ) and is administered by the New Zealand Green Building Council (NZGBC). As NABERSNZ, it’s a good fit. Dr Paul Bannister, managing director of Exergy Australia, trained in New Zealand and was inspired to develop the tools that became NABERS by a New Zealand data set compiled by EECA in the 1990s. Dr Bannister has already pointed out that New Zealand has a similarly structured property market to Australia, so can expect many of the same benefits in improved performance and energy efficiency activity over time. New Zealand businesses spend around $1.25 billion annually on electricity: about 10 per cent of overall costs for most. It’s estimated that about $280 million of this could be saved through cost effective energy efficiency measures. Now, building owners and facilities managers need to build on the collaborative momentum that resulted in NABERSNZ – and reap the benefits – by getting offices assessed.

arrange for an accredited assessor to do a certified rating assessment, which can be published. If you want to increase your rating first, an accredited EnergyMasters Specialist can help you lift your building’s energy performance before you apply for certified assessment. Details of EnergyMasters specialists in your area are available at www.emanz.org.nz.

If you’re in New Zealand and want to implement NABERSNZ

Some EMANZ members can provide services to assess new building designs for NABERSNZ ratings. Projects in Christchurch can obtain subsidies from the government. For details of Energy First grants, see www.cafe.gen.nz. Unlike Australia, NABERSNZ has been introduced on a voluntary, rather than mandatory, basis. EMANZ will press for it to become mandatory once it is established and embedded in existing processes, ensuring that rating is affordable and compliance is simple.

The first step is a simple, free self-assessment via the www.nabersnz.govt.nz website. You will need your energy consumption data for the last 12 months, which is available on your energy bills. Also your postcode, square metre floor area of your office space, hours of occupancy and the number of computers in regular use, as a proxy for how many people work in the space being assessed. Then, complete your assessment online and find out roughly where your building or tenancy would rate on a scale of one to six stars. If you are satisfied with the result, you can ask NABERSNZ to

Facility PerspectiveS | VOLUME 7 NUMBER 2

New Zealand has a similarly structured property market to Australia, so can expect many of the same benefits in improved performance and energy efficiency activity over time.

On 15 and 16 August EMANZ is providing a course on energy management for facilities managers in Auckland. For details see the EMANZ website or email admin@emanz.org.nz.

news

FMA and TEFMA working together to share best practice The Facility Management Association of Australia in conjunction with the Tertiary Education Facilities Management Association of Australia will be presenting their first combined workshop on 11–12 July 2013 at the University of NSW.

ocusing on ‘Maintenance – Best Practice Shared’, the workshop is targeted at facilities management professionals looking to keep abreast of and share good practice in facilities maintenance. Expert panellists from the education and commercial sectors will present on four half-day topics, while participants will be given the opportunity to challenge these practitioners and learn how to implement shared knowledge back in the workplace. The topics to be covered over the two days are: 33 Getting value out of maintenance contracts 33 Monitoring contractor performance 33 Choosing a work order management system that is right for you 33 Providing feedback and managing customer expectations.

The workshop is to be held in the Tyree Energy Technology Building, UNSW’s newest 6 Star Green Star building, which is designed to provide a space where research, education and industry can collaborate to develop and then practically implement sustainable energy technologies. The building showcases numerous passive/ active solar features including a thermal labyrinth, a 150-kilowatt rooftop photovoltaic array, and an 800-kilowatt trigeneration plant. The workshop dinner will provide delegates with further opportunities to connect and relax at the Dockside Restaurant, Cockle Wharf Bay. This workshop promises to provide a challenging and thoughtprovoking two days.

Thanks to our Sponsors:

To register, or for more information, visit: www.fmgoodpractice.com.au or call Cathy Hosking on 03 8641 6666.

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Facility PerspectiveS | VOLUME 7 NUMBER 2

trends and advocacy

Facilities management industry goes under the microscope

The biggest opportunities, priorities and risks for Australia’s $20 billion facilities management sector have been revealed in a comprehensive industry survey undertaken by the Facility Management Association of Australia in conjunction with Programmed Facilities Management, a leading provider of facilities management services.

he ‘2012 – 2013 Facilities Management Industry Census: Trends and Advocacy Activities’ report was launched via a series of events across the states, culminating at the FMA National Conference, ideaction.2013. The report has been well received by professionals within the industry, who recognise that it holds key information for their businesses. Issues identified as the biggest risks included skills shortages and wage inflation, the global economic environment and the impact of the carbon price. The greatest opportunities for the industry were increasing/reducing outsourcing, reducing the carbon footprint, and moving towards total integrated facilities management solutions. FMA Chief Executive Officer Nicholas Burt said the findings of the census report will significantly contribute to the body of knowledge and understanding the FMA needs to accurately understand and represent the industry. ‘As the peak industry body,

Facility PerspectiveS | VOLUME 7 NUMBER 2

it will allow us to better focus on the issues that are important to move the industry forward.’ Programmed FM CEO Michael Waymark said the census would form the baseline for assessing future trends affecting the industry. ‘The survey explored a number of critical areas relating to the current and future state of facilities management in Australia, and is a useful way to assist in the development of the industry,’ he said. The census was designed to address the fact that the facilities management industry has been experiencing a significant degree of change over recent years, with very little research undertaken to properly understand how it is changing. It maps all areas of the facilities management environment, including practitioners, purchasers and suppliers, revealing some of the biggest risks, opportunities, and priorities for the industry.

trends and advocacy

Some of the key findings were: 33 Gender and age diversity is a prevalent issue through all areas of

Issues identified as the biggest risks included skills shortages and wage inflation, the global economic environment and the impact of the carbon price. The census was undertaken in late 2012 and had a total of 147 respondents, with a majority being practitioners (62 per cent), followed by purchasers (22 per cent) and suppliers (16 per cent).

the industry. 33 Forty-nine percent of respondents have a Bachelor’s degree or higher, with a large proportion (48 per cent) of respondents’ qualifications being only partially relevant to their roles. 33 In their evaluations and selection, purchasers of facilities management services rate skills, competencies and quality of FM practitioners highly. 33 The top three risks include the global economic environment, skill shortage/wage inflation, and the impact of the carbon price. 33 The top three opportunities include reducing the carbon footprint, managing the increasing flexible work environment, and moving towards an integrated FM solution. FMA Australia and Programmed FM will continue to collaborate on producing an annual industry census over the next five years to benchmark industry trends from all areas of facilities management.

Limited hardcopies of the report are available for members for free from the Facility Management Association of Australia, with electronic copies available for download from the website www.fma.com.au.

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Facility PerspectiveS | VOLUME 7 NUMBER 2

membership survey

2012 membership survey focus: communication The Facility Management Association of Australia is using the results of its recent membership survey to improve and hone communications.

s with any membership-based organisation, the need for the FMA to effectively communicate and engage with its stakeholders is vital to its ongoing ability to represent and advocate on behalf of its membership base and the wider facilities management industry. Late last year, the Association used its 2012 Membership Survey to canvass the insights and opinions of members and non-members. This has provided vital feedback that is now helping the FMA to develop a more nuanced understanding of how members want their information to be delivered, as well contributing to its understanding of the quality and type of information they expect. Survey respondents were asked to identify their preferred methods of contact for events, branch information, industry news, advocacy, member profiles, and research. An overwhelming majority identified email as the preferred method of contact, with the website and Facility Perspectives magazine as secondary sources of information. Additionally, they were asked the level of contact frequency they prefer, with a majority advising that monthly updates were adequate. The survey also asked in what ways the Associationâ&#x20AC;&#x2122;s communications could be improved. The largest proportion of respondents (39 per cent) was satisfied with the current

Facility PerspectiveS | VOLUME 7 NUMBER 2

communication method and content, while about one-third (30 per cent) identified the need to improve content. This group also noted that this should include simplifying how the information is presented. In addition, 13 per cent of respondents identified that the FMA should expand its methods of communication and how communication tools are used, particularly in relation to raising its online presence. These findings are assisting the FMA in developing a communication strategy focused on what is important to its constituents, and which, over time, will deliver substantial results. One of its initial steps was to develop a cleaner and more accessible email format for the FMA Online newsletter to ensure that this method of contact remains effective and relevant. Although an interim step, it does foreshadow some exciting changes ahead. In the coming months, the FMA will be adopting many of the survey findingsâ&#x20AC;&#x2122; suggestions while also becoming more flexible in how it adapts to the shifting expectations of its members in its quest to improve communications. The goal, as always, is to ensure that the Association more effectively supports and represents professionals in the facilities management industry.

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Facility PerspectiveS | VOLUME 7 NUMBER 2

FM industry awards for Excellence 21 November 2013, Grand Hyatt Melbourne

2013 NOMINATIONS NOW OPEN! Recognising leadership in the management, operation and maintenance of Australia’s built environment. • Facilities Manager of the Year • Young Achiever of the Year • Consultant of the Year • Service Provider of the Year • In-House Client Team of the Year

Presented by

• Industry Innovation • Impact on Organisation & Workplace

Award Partners

• Sustainability & Environmental Impact • Contribution to Energy Eﬃciency For more information visit:

www.fma.com.au

2013 Award Partnership opportunities are available. Contact FMA on 03 8641 6666 for more information

ideaction.2013

It’s a wrap! ideaction.2013 broke new ground Once again the facilities management industry came together to scrutinise, debate and share its learnings from the past year, and to look forward to what the next 12 months may, or in some instances may not, hold for the industry.

deaction.2013, the Facilities Management National Conference & Exhibition, run by the Facility Management Association of Australia (FMA), is an annual fixture on the FM calendar, but this year it distinguished itself with a number of firsts, and in the variety of its content and quality of its formatting. For the first time ever, ideaction was held in historic Hobart, thereby celebrating the launch of the FMA Tasmanian Branch Committee, and ensuring the FMA is meeting its mandate as a truly national Association. A Diversity Special Interest Group (DSIG) that formally recognises the challenges the industry still has to overcome, particularly in the area of gender equality, and the 2012–2013 Facilities Management Industry Census: Trends and Advocacy Activities were also launched. Other firsts included a ‘Hypothetical’, with industry leaders mixing it up in response to a not-too-far-fetched ‘building dilemma’, while delegates were also engaged and challenged by workshops designed to push their comfort zones in the areas of building information and managing relationships. The three-day conference, exhibition and site tour program was developed around the theme of ‘building information for the future’, and provided a structure for disseminating technical and compliance information and presenting national and international best practice, and a forum for debate on technical, strategic and public policy issues. This included: 33 three keynote speakers. Jonathan Paine addressing global economics, Carol Fox on relationship management, and Dom Thurbon tackling future innovation. Each in their own way

surprised and engaged delegates with fresh perspectives and new ways of thinking 33 one breakfast panel session presented in conjunction with the Australian Government Clean Technologies Supplier Advocate, looking at clean technologies 33 eleven concurrent session streams on topics of importance to the industry, including energy, risk management, future trends, fire standards, lighting, building information modelling and more 33 thirty-five presenters from across the local and international industry 33 one international panel with FMA, BIFM and IFMA examining the future of FM globally 33 one Hypothetical and two workshops – new to the ideaction program 33 one shotgun panel with BIM in its sights 33 eighteen leading industry companies at the exhibition 33 two social functions, where fun and networking were the highlight of both the Chairman’s Welcome and the Gala Dinner 33 three site visits to iconic Tasmanian facilities: the controversial Museum of Old and New Art (MONA); the Marine National Facility, including the ice-breakers RV Southern Surveyor and P&O Maritime Services’ L’Astrolabe; and the Menzies Centre, University of Tasmania Medical Science Precinct. The conference also provided the ideal opportunity to celebrate the first graduates of the FMA Diploma of Facilities Management, and to thank those FMA members, committees and teams who are going the extra mile for the industry with an FMA Member Award.

Ideaction.2013 supports a battling Aussie This year ideaction.2013 was a proud supporter of the Save the Tasmanian Devil Program. In lieu of speaker gifts, a donation was made to the Program, while the Conference Dinner raffle raised a further $2500 towards Tasmanian Devil Conservation Park (www.tasmaniandevilpark.com). Getting into the spirit of things, delegates donned the Tassie Devil ears at the Dinner – just look at the FMA Life Members!

Facility PerspectiveS | VOLUME 7 NUMBER 2

ideaction.2013

More ideaction.2013 images are available through flickr at www.flickr.com/photos/fmaaustralia/sets/ ideaction.2014 The 2014 National Facilities Management Conference & Exhibition will be held in Sydney, NSW from 18-21 May. More details will be available shortly; to register your interest in ideaction.2014 please email info@fma.com.au or call 03 8641 6666.

FMA launches Diversity Special Interest Group It is no secret that the facilities management industry is a maledominated one, but with the launch of a Diversity Special Interest Group (DSIG) the FMA is now actively engaged in addressing the imbalance. DSIG inaugural Chair, Suellyn DSIG inaugural Chair, Ward, was optimistic about the Suellyn Ward launch of the group and the interest surrounding it. ‘Facilities management is an exciting and growing industry, and more women are entering the field every day. But, for them and their male counterparts to reach their potential, and for the industry to keep moving forward, both the real and perceived barriers need to be addressed. Of course, the group will be looking at diversity in all its variations, but addressing the issues around gender is our first priority.’ The DSIG evolved out of a groundswell of interest in getting the industry to acknowledge and address diversity. The FMA also conducted a survey of female FM professionals, members and nonmembers, which further confirmed the need to establish a group whose prime focus was on improving and promoting diversity in FM. For details on the survey findings, or for more information about the DSIG, send your contact details to info@fma.com.au, subject line: ‘Interest in Diversity Special Interest Group’.

Good Practice Guide for Selecting FM Software launched Selecting the right facilities management software for FM professionals is now a task made easier with the launch of the groundbreaking Good Practice Guide for Selecting FM Software at ideaction.2013. The Facility Management Association of Australia, in partnership with Service Works Global Pty Ltd (SWG), developed the guide to assist industry professionals keep pace with current technologies. FMA Chief Executive Officer Nicholas Burt said, ‘The FM industry has seen some rapid changes over the past decade, but none more so than in the increased usage of technology, allowing FM professionals to efficiently and effectively manage the built environment in ways hardly imagined 10 years ago. Today the industry would not be able to function without it. ‘With the ever-expanding functionality and capabilities of software, combined with the need to continually update and improve business processes, selecting the right software to fit individual facility requirements can be complicated.’ With the launch of the GPG, FMs now have a valuable overview of FM software and information on how to identify what they need and how to select the right product to meet those needs. SWG’s Managing Director, Gary Watkins, said, ‘As an international expert solutions provider of comprehensive facilities, property

and workplace management software, we are thrilled with the opportunity to provide the industry with the guidance needed to ensure that they select and adopt the software that is right for them.’ The Good Practice Guide for Selecting FM Software is the second GPG to be developed by the FMA in conjunction with an industry partner. Limited hard copies and electronic copies are available free to FMA members; email info@fma.com.au or call 03 8641 6666.

Industry celebrates first Diploma graduates In a landmark for the facilities management industry, the first graduates from the Diploma of Facilities Management were celebrated and presented with their diplomas at ideaction.2013. Developed in 2011 by the FMA in conjunction with its industry partners in education – Brookfield Johnson Controls, Programmed, DTZ, and UMS – the inaugural graduates were Jason McMillan and Melissa Cavill, both from Programmed FM, Kristy Duffy from DTZ, and Michael Dutton from Brookfield Johnson Controls. On congratulating these students, the first to complete the required 18 units of study for the diploma, FMA Chief Executive Officer Nicholas Burt said this was not just a significant milestone for these graduates, but for the industry as well. ‘As the first formal qualification to be developed by and tailored for the industry, it means facilities managers are now able to undertake specialist studies in their discipline.’ The next challenge for the industry is to develop a career roadmap. Mr Burt said, ‘This was a key plank of the Association’s Commonwealth budget submission, and the FMA is also aiming to release a ‘Good Practice Guide to Careers in FM’ later this year. These initiatives, together with the Diploma, will ensure facilities managers have well-defined career paths and the opportunity to succeed.’

Michael Dutton (top) and Kristy Duffy are presented their Diplomas by FMA Chair Chris Hunt and CEO Nicholas Burt.

continued on page 22 20

Facility PerspectiveS | VOLUME 7 NUMBER 2

company profile

LED fluoro tubes – it’s all about ROI

nerlite LED has an impressive array of clients who have opted for LED retrofit solutions all around the world. These include Coca Cola, Hisense, SAMSUNG, Toyota Motor Corporation, to name a few. However, according to Australian CEO Phil Cvetovac, the key to success is providing clients with tangible return on investment. ‘We have always been able to deliver to our clients payback periods of between 12 and 24 months. Any greater than that, then it probably doesn’t justify the expense.’ In a market full of hype with LED activity, Enerlite prides itself on 100 lumen per watt output, 50,000 hour lifespans, and power consumption savings of up to 70 per cent. All of this from a company that provides a three-year replacement warranty. That’s pretty hard to beat.

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21 X

ideaction.2013 continued from page 20

The FMA recognises the outstanding work of its Members! Congratulations to this yearâ&#x20AC;&#x2122;s FMA Award winners: National Member of the Year Congratulations Suellyn Ward! A member of the FMA since the mid-1990s, Suellyn has been a dedicated and engaged member for many years. Suellyn is a past Victorian Branch committee member and is currently the inaugural Chair of the recently launched Diversity Special Interest Group. Suellyn is a qualified IFMA CFM and has been the Office Services Manager at Arnold Bloch Leibler Lawyers and Advisers for almost three years, and has also spent time at pWc, BHP Billiton and ANZ. Suellyn Ward accepts her National Member of the Year Award

Branch Member of the Year Australian Capital Territory Stephen Morgan New South Wales John Hesketh Queensland Roger Waalder South Australia Matthew Stein Tasmania Phil Heard Victoria Greg Burnham Western Australia John Monahan Member of the Year Award recipients: Lâ&#x20AC;&#x201C;R Greg Burnham, Victoria; John Hesketh, New South Wales; Stephen Morgan, Australian Capital Territory; Phil Heard, Tasmania.

Branch of the Year Queensland Brad Collins (Chair) Sascha Carlyon Russell Hopkins Greg Edmunds Roger Waalder Murray Wickham Michael Russo David Wright Neal Ives

Award accepted by QLD Chair, Brad Collins

Team of the Year Leighton Contractors

Award accepted by Leighton Contractors Project Director, John Hesketh

GBCA Awards CPD Points Sector partner, the Green Building Council of Australia, awards CPD points to all eligible ideaction.2013 delegates towards the Green Star Accredited Professional Qualification. 33 3 CPD points for attending ideaction.2013 33 1 CPD point per ideaction.2013 site visit

Certificates of Participation have been distributed to ideaction.2013 delegates, but if you have not received yours, or require further information, email: policy@fma.com.au

Facility PerspectiveS | VOLUME 7 NUMBER 2

ideaction.2013

ideaction.2013 streams, topics and presenters There were 11 concurrent streams run over the two days of conference at ideaction, covering a range of subject areas. If you would like to read the available presentations or abstracts for any of the following topics, or wish to know more about the presenters, visit www.fma.com.au.

Energy

Building information modelling

33 What’s the fastest way to cut emissions from buildings?

33 The digitisation of the built environment and what it

Empower the operator Craig Roussac, Buildings Alive 33 Monitoring and verification – proving how your NABERS is better than your neighbours’ Phil Senn, Exergy Australia 33 Energy Management ISO 50001 Ray Ciseau, SGS Australia 33 Dealing with energy upgrade projects – the building manager’s role Caoimhin Ardren, Exergy Australia

means for FM Warwick Stannus, A.G. Coombs Group 33 BIM – Facilities management opportunities Ian Gardner & Jamie Casas, Wood & Grieve Engineers 33 BIM – The FM silver bullet Sam Collard, Steensen Varming 33 Creating an Authorised 3-D virtual world for use in all property-related activities Michael Haines, VANZI Ltd This session was followed by the BIM Shotgun panel with Sumit Oberoi, AMCA; Richard Choy, NATSPEC/Construction Information; and Patrick Hewitt, Building Services Engineers

Indoor environmental quality 33 Energy and IEQ cost savings arising from office building

sustainability upgrades Jack Noonan, Cetec 33 Trust me! A research collaboration project research into office design and organisational trust causality Laurie Aznavoorian, Geyer 33 Activity-based working: The role of FM in Managing the employee experience Rajiv Nagrath, Jones Lang LaSalle 33 NABERS Indoor Environment Review – what will the new NABERS IE look like? Carlos Flores, NSW Office of Environment and Heritage

FM Future Trends 1 33 What will influence FM and real estate decision-making

over the next three years? Tony Wyllie, Jones Lang LaSalle 33 Agile and green. What does the emerging revolution in workplace environments mean for FM? David Craven, Woods Bagot 33 Australian FM market – state of play and outlook Ivan Fernandez, Frost & Sullivan 33 Three technology trends that will change FM Michael Schley, FM:Systems

Ratings and compliance 33 NABERS and BEECs for building managers – should you

care? Phil Senn, Exergy Australia 33 Green Star Performance – the Green Star rating tool for existing building operations Robert Milagre, Green Building Council of Australia

Risk Management 33 Property risk and compliance management – Beware the

pitfalls Ennio Branchi, National Safety Council of Australia 33 Fall prevention: How to do a risk assessment and get it funded Brenton Hampson, Workplace Access & Safety

FM Future Trends 2 33 Transition to a low-emission HVAC&R industry

Phil Wilkinson, AIRAH 33 FM in the future workplace

Donald McDonald, Programmed Facility Management

How we managed it – case studies 33 Restoring power – Tasmanian bushfire response and

recovery David Cornelius, Aurora Energy 33 Ichthys Project – The important FM role John Hesketh, Leighton Contractors 33 Strategic asset management planning for parklands facilities Stuart Dutton, Centennial Park and Moore Park Trust 33 Sustaining facilities management and the role of the landscape as social capital Dr Helen Whitbread, University of Western Australia 33 Maintenance data – How intelligent collection turns data into powerful information Phillip Warren, Verified

User engagement 33 Talking buildings – the future for occupant engagement in

our built environment Peter Tickler, Greensense 33 Premises search and tenant advocacy David Chalmers, Property Dynamics Independent Property Advisers Pty Ltd

Lighting 33 DTZ’s LED solution

Nathaniel Galindo, DTZ a UGL Company 33 Leveraging supply chain: World’s largest lighting

partnership between Jones Lang LaSalle and Philips to transform the real estate landscape William Yip, Jones Lang LaSalle and Phil Payne, Philips 33 Lighting our environment Adele Locke, IESANZ: The Lighting Society

Fire standards 33 AS1851:2012 Routine service of fire protection systems

and equipment. What does the new Standard mean for facilities managers? Glen Talbot, Verified 33 National harmonisation of fire protection management Matthew Wright, Fire Protection Association Australia 33 Integrated fire mode testing to reduce risk for facilities managers Bart Taylor, A.G. Coombs Advisory Pty Ltd.

Facility PerspectiveS | VOLUME 7 NUMBER 2

ideaction.2013

With thanks to the ideaction.2013 sponsors and exhibitors:

Sponsors:

Participating Partner:

Exhibitors:

Facility PerspectiveS | VOLUME 7 NUMBER 2

ideaction.2013

Chairmanâ&#x20AC;&#x2122;s welcome

Facility PerspectiveS | VOLUME 7 NUMBER 2

ideaction.2013

Day One

Facility PerspectiveS | VOLUME 7 NUMBER 2

ideaction.2013

Day Two

Facility PerspectiveS | VOLUME 7 NUMBER 2

company profile

Is it time to replace the heating boilers? Go modular!

oiler plants are often hidden away on the top floor or on the roof of a building. Sometimes the plant room is built around the equipment. Accessibility to the area is of even more concern when the building is in the city centre. The hiring of a crane, employees working on a Sunday, and ensuring safety of overhead powerlines are key examples that contribute to the cost before the job even starts. These can be avoided by using Hydroheat Supplies modular solution. Hydroheat Supplies, the importer of BAXI high-efficiency condensing boilers, has embraced the concept of installations with boilers in cascade following European trends since 2007. This means multiple smaller boilers (modules) work together to achieve the required building heat load (up to 1800 kilowatts) replacing the need for one, two or three very large boilers. The modules are small enough to fit through doors, lifts and stairwells, making the installation flexible for the installer with a minimum of interruptions for the occupier. AGA-approved floor standing and wall-hung boilers are available from 28 kilowattsâ&#x20AC;&#x201C;150 kilowatts. For more information please visit our website on www.hydroheat.com.au or telephone 03 9588 1299, Jan Voorham, Marketing Manager, Commercial Sales.

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Reliable, Versatile, Innovative Working Towards A Greener Future

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FACILITY PERSPECTIVES | VOLUME 7 NUMBER 2

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Facility PerspectiveS | VOLUME 7 NUMBER 2

Multi-Unit Residential

Good Practice Guide

Software

Facilities Management

Electronic Download from www.fma.com.au

Out now! Process Management Business Planning Maintenance Management Asset Management Help Desk/call/request logging Stock and Purchasing Property Management Space Management/Planning Resource Management Financial Management Data Management Service Management Contractor Management Service Level Agreements Occupation Health & Safety Risk Management Sustainability Software Integration Mobile Solutions Internet and Web enabled Solutions Cloud based Solutions

Hard copy Hard copies of the Guide can be purchased for $20.00 (inc GST) by contacting FMA Australia on 03 8641 6666, via email on info@fma.com.au or download the purchase form from www.fma.com.au.

Free member copy A limited number of printed copies are available free of charge to General Members, courtesy of Service Works Global Pty Ltd. To obtain your free copy contact FMA Australia on 03 8641 6666, via email on info@fma.com.au or download the purchase form from www.fma.com.au

Facility PerspectiveS | VOLUME 7 NUMBER 2

green buildings

Sustainability. It’s here to stay. By Romilly Madew, Chief Executive, Green Building Council of Australia It’s true that change is the only constant. The challenges of new governments and regulation, access to finance, shifting public attitudes to climate change and skills shortages have all altered the structure of Australia’s building industry — and will continue to do so for many years to come.

espite these challenges, sustainability is here to stay. The Harvard Business Review has identified sustainability as one of the world’s unstoppable ‘megatrends’, comparable to mass production, globalisation and the IT revolution. The new ‘World Green Building Trends’ report, released in March 2013, finds that green building is accelerating around the world as it is recognised as a long-term business opportunity. The report surveyed professional services firms in more than 60 countries, with just over half anticipating that more than 60 per cent of their work will be green by 2015. This is up from a quarter of firms in 2012 and, even more impressively, just two per cent in 2005. So, what lies ahead for Australia’s built environment? Where do the opportunities and risks lie?

Retrofitting Increasing asset value remains a key driver for green building activity in Australia, and upgrading older buildings is no longer simply an option; it is a commercial imperative. The ‘2012 Johnson Controls Energy Efficiency Indicator’ found that the green building market is favouring existing buildings over new construction. Forty-one per cent of respondents said they planned to pursue green certification

Romilly Madew

Facility PerspectiveS | VOLUME 7 NUMBER 2

green buildings

for existing buildings, compared with 27 per cent for new buildings. The Green Star – Performance rating tool, which is currently being beta tested on a range of projects before its release later in 2013, will transform Australia’s existing building landscape. Green Star – Performance will support the better management of entire portfolios, which will result in financial savings for both owners and tenants.

Scalability Australia is yet to capitalise on the eco-district trend that is shaping other parts of the world. From Freiburg in Germany to Greensburg in Kansas, and from Sweden’s Malmö to China’s Tianjin, sustainability is being embraced at the neighbourhood, precinct or even city level. Australia’s built environment industry is taking the lessons learnt from green buildings and scaling them to communities, districts and cities. More than 25 projects around Australia are currently working with us towards the first Green Star – Communities ratings. The Green Star – Communities rating tool will guide the planning and development process for projects ranging from small, inner-city infill developments to large master-planned communities that will eventually be home to 120,000 people.

Workspaces The old nine-to-five routine may be on the way out, as technology makes working anytime, anywhere possible. People are increasingly viewing the office as a meeting hub – a place to formulate ideas and collaborate, rather than to ‘do work’. This is already changing the way we design and construct offices. Activity-based working structures are increasingly being integrated into high-performance Green Star buildings. In this new world of work, buildings that are not flexible or adaptable to shifting work patterns will become obsolete.

Quality Increasingly, green is synonymous with quality, and Green Star is the method of measurement. The Property Council of Australia’s revised Guide to Office Building Quality has identified 5 Star Green Star and 5 star NABERS Energy ratings as the benchmarks for new Premium Grade buildings. Peter Verwer, Chief Executive of the Property Council of Australia, has said that the new expanded environmental performance metrics in the Guide ‘demonstrate what industry already knows – sustainable design and management of office buildings has become part of core business’.

Financing Some economists may have consigned the global financial crisis to history, but securing finance remains a challenge. More than twothirds of Australia’s property and construction industry firms have faced problems with securing finance over the past 18 months. A survey by professional services firm Grant Thornton, published in late 2012, found that a large number of development projects are being held up due to limited or prohibitively costly funding options. In the

Facility PerspectiveS | VOLUME 7 NUMBER 2

The GreenHouse © Emma Cross Gollings Photography.

current business climate, financiers are increasingly viewing Green Star as an invaluable tool for risk mitigation and future-proofing.

Energy Energy security is a long-term global challenge, particularly in growing economies, such as those of China and India. These countries recognise that energy security also requires unprecedented investment in energy efficiency. Despite living in a country with more sunny days than anywhere else on the planet, we are still lagging behind Asia, Europe and North America in the installation of solar photovoltaic panels. This will change as solar, wind and photovoltaic systems are integrated into buildings and used as building materials, rather than simply being installed ‘on top’.

Technology Technology is transforming the way we design and construct our buildings. Expect a more sophisticated approach to building monitoring as building information modelling (BIM) systems become more comprehensive. BIM will enable cross-disciplinary teams to

green buildings

share knowledge and track data of complex building projects. The result will be greener, healthier buildings.

Affordability Many people associate green with higher costs – but that’s changing. New business models, technologies and high-performance materials are bringing green within reach. At the same time, as utility costs skyrocket, people are beginning to understand that affordability means more than the cost of a building the day the auctioneer’s hammer falls. With Green Star ratings being awarded to social housing projects and low-cost university accommodation, we now have positive proof that green building delivers both environmental and financial sustainability.

Regulation Regulation is already reshaping the built environment, with mandatory disclosure driving higher levels of energy efficiency in commercial buildings, and the carbon price encouraging more informed decision-making across the economy. At the same time, governments are increasingly recognising that Green Star is an assurance of quality and a demonstration of fiscal responsibility. State and local governments are increasingly requiring developers to meet Green Star benchmarks for all new projects and choosing Green Star to future-proof their investments.

CSR The rise and rise of corporate social responsibility is demanding more transparency and accountability from companies in all industries. More than 9800 companies around the world issued sustainability reports last year, up from 5500 the previous year, and about 800 a decade ago. Much of this is being driven from inside the corporate machine. PricewaterhouseCoopers has found that 88 per cent of young workers choose employers based on strong CSR values, and 86 per cent would consider leaving if a company’s CSR values no longer met their expectations. Appealing to the next generation of workers makes operating from a Green Star-rated building a business imperative. Despite the many challenges we face, the signposts are all pointing in one direction. With more than seven billion people in the world, the need to stretch resources even further will secure sustainability as a central design principle. In this light, the Green Building Council of Australia will continue to work with our members across the industry – and with the release of the Green Star – Performance rating tool we will be working even more closely with the facilities managers across Australia – to realise our collective vision for sustainable buildings, communities and cities.

The GreenHouse workstations.

Facility PerspectiveS | VOLUME 7 NUMBER 2

company profile

SLIDE & SORT â&#x20AC;&#x201C; The new fully integrated waste diversion solution The benefits of an effective waste diversion strategy for commercial buildings and offices are now well acknowledged.

reen branding has become increasingly important as organisations strive to differentiate themselves in the market. In this context, an effective waste diversion program can provide an immediate benefit, both environmentally by minimising landfill, and financially by optimising waste collection and disposal costs. However, some leading organisations are now taking their waste management strategy even further, challenging themselves to think about waste as an additional business resource, which can be upcycled and reused. Even international luxury good firms like HermĂ¨s are reviewing their waste streams, and repurposing their near-perfect scraps, such as leather, silk and glass, to create accessories under a new brand developed for this purpose, petit h. The challenge for architects and facilities managers is to balance this increasing demand for effective waste diversion facilities with the need to present a striking modern aesthetic, particularly in high-end office buildings and five star reception areas.

Integrated into the cabinetry to provide a streamlined solution, when required, the diversion system simply slides out via a made-for-purpose sliding mechanism, designed specifically for commercial use. 34 X

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With this challenge in mind, Source Separation Systemsâ&#x20AC;&#x2122; specialised product designers, in collaboration with waste management consultants and architects with a passion for green buildings, have developed the SLIDE & SORT diversion system. The SLIDE & SORT addresses the need for integrated commercial waste diversion solutions in commercial office, reception and common areas. The SLIDE & SORT is a fully integrated system, installed during building construction or office refits. Integrated into the cabinetry to provide a streamlined solution, when required, the diversion system simply slides out via a made-for-purpose sliding mechanism, designed specifically for commercial use. Once revealed, the diversion system integrates best practice features, including Australian standard colours, simple graphics and fit-for-purpose apertures. These features are proven to optimise recycling while minimising contamination in recycling streams. The unit comes in dual and triple stream options, with the waste streams specifically chosen for each unique location, leveraging a large range of interchangeable covers. This ensures waste streams can be conveniently located for separation, and also allows organisations to tailor their waste stream, and so divert any specific waste types for unique collection and reuse. The SLIDE & SORT provides a fully featured, effective waste diversion system with a unique streamlined appearance, which maintains the aesthetics of the best building and office designs. With such a system in place, the only challenge that remains is how to turn your unique waste into renewed resource.

green buildings

Customer service and the facilities manager – 21st-century best practice models The Better Buildings Partnership is championing the reintroduction of best practice leasing into the commercial real estate market.

a strong partnership framework between owner and tenant for ongoing asset improvement is a best practice lease, and it is championing its reintroduction into the commercial real estate market. Best practice leases have been emerging in the industry over the past 10 years, overcoming a mixed reception and concern of risks that are perceived to be higher than they are in practice. Joel Quintal, National Sustainability Manager at Jones Lang LaSalle, notes, ‘What we now see as best practice used to be framed as “green leases” and associated with extra cost. The fact is that sustainable and responsible property management is best practice, and it should be standard. This kind of lease is not just about sustainability; it’s about collaboration.’ Even if sustainability isn’t high on your priority list, achieving a best practice lease should be, because the fact is that it gives you the best possible performance outcomes for your workspaces.

By Esther Bailey, Better Buildings Partnership Manager How frequently do you and your asset manager get in front of your tenants for something other than damage control? How attuned are you to what is going on in their businesses, and how does this impact your ability to plan? Do you feel like you’re constantly oiling the squeaky wheels? Esther Bailey

acilities management is a profession on the move. Old notions of being the basement-dwelling technician and the ‘fixer’ have given way to customer service management, occupant relations and proactive collaborative planning. Not only does this require a new skill set, it requires new tools and processes.

Even if sustainability isn’t high on your priority list, achieving a best practice lease should be, because the fact is that it gives you the best possible performance outcomes for your workspaces.

Facility PerspectiveS | VOLUME 7 NUMBER 2

Colonial First State Global Asset Management is an industry leader in this space. All of its leases go out with green lease clauses now, with 70 per cent including voluntary tenant obligations of some sort to achieve better sustainability outcomes. Rowan Griffin, Head of Sustainability, Property, says, ‘I don’t think enough tenants are getting the information they need on the benefits of sustainable buildings.’ Chair of the Better Buildings Partnership tenant engagement working group and Head of Property Management at AMP Capital, Emlyn Keane, says, ‘Leasing is a long game, and the pace of change is accelerating. Commercial buildings need to be able to adapt to stay optimally competitive, but an operating building will generally have multiple leases in play, and these can handcuff you from making changes that are for the benefit of all parties if you don’t have the right mechanisms in place. ‘Best practice leasing provides a framework to beat the stalemate. It sets out the objectives and priorities of both landlord and tenant, and creates a framework for performance-checking and iterative improvements over time. The new PCA grades expect all Premium and A-grade assets to have regular building management committee meetings and provide environmental education, but a best practice lease puts a frame around that. This clarifies the role and expectations of each party, which is pretty important to keep you focused over a seven- to 10-year lease timeframe.’ Occupants increasingly expect to be able to influence the work environment in which they spend most of their waking lives, and a best practice lease provides a pathway for that. Happy tenants lead to better retention rates, which are a major KPI for landlords; but happy tenants also provide the building manager with a real chance to step out from air conditioning, lifts and cleaning, and add value and asset differentiation.

So, how do you best go about reworking old processes for ongoing asset management? If we take the leasing process as a prime example – where the facilities manager is at the heart of operations when a tenant decides to either move or renew a lease – there’s a multitude of steps within this complex, often convoluted process that can be reworked. The Better Buildings Partnership – a collaboration between Sydney’s major property owners and developers and agents – is part of an industry shift where it’s recognised that the best vehicle for establishing

Site consideration

Ongoing management and improvement

Fit-out design & construction

Site selection

Heads of agreement/ lease signing

The informed facilities manager can add value at each step of the leasing life cycle.

Without a strong competitive advantage or value-add proposition, rental space competes solely as a commodity and is much more exposed to fluctuations in demand and incentive rates.

A best practice lease incorporates both sustainable and responsible property management, and is the most effective way to establish a strong partnership framework between owner and tenant for ongoing asset improvement.

Facility PerspectiveS | VOLUME 7 NUMBER 2

green buildings

As the occupant-facing building representative, the building manager has a vital role to play in communicating with, and for, the building. What is a best practice lease? The Better Buildings Partnership has developed a Leasing Life cycle tool for the industry – www.sydneybetterbuildings.com.au/leasing – that sets out the life cycle of the leasing process, the parties involved and the information that should be considered at each stage; from consideration to site selection and the signing of the agreement itself, to fit-out design and ongoing management and improvement when in situ. The informed facilities manager can add value at each stage. Within best practice lease documents, clauses are included that establish target environmental standards, reporting expectations, and mechanisms for ongoing dialogue between the various parties. It also includes remediation measures should either party not comply with the intent. These measures often vary as per the preferred assignment of risk, and can range from agreement to comply with fitout guides and BCS requirements, all the way up to breach of lease and suspension of rental review.

How does best practice leasing impact on the facilities manager? Site consideration and selection Without a strong competitive advantage or value-add proposition, rental space competes solely as a commodity and is much more exposed to fluctuations in demand and incentive rates. Many Australian metro centres are looking at substantial growth in net lettable area over the next few years. For instance, both the Sydney and Perth markets will add upwards of 26 per cent more office inventory by 2030 (‘Sydney Commercial Property Prospects 2012–2022’, BIS Shrapnel, 2012, and ‘Perth City – Growth needs for the future plot ratio and built form study’, City of Perth, 2008). New building stock invariably has a higher environmental performance and lower outgoings. So, for existing building stock to be able to compete with this new stock, it is going to require a clear asset improvement proposition and ‘brand’ for buildings. As the occupant-facing building representative, the building manager has a vital role to play in communicating with, and for, the building.

Heads of Agreement The Heads of Agreement phase of the negotiation is where the crucial environmental factors are established for the lease. Facilities and building managers need to provide input into any

Facility PerspectiveS | VOLUME 7 NUMBER 2

obligations within the terms of the lease, since they will be held accountable for these obligations through the occupation phase. This requires a close acquaintance with the building’s asset plan, and a good understanding of the sensitivity analysis around its performance, including things like how NABERS ratings are impacted by a tenant with higher-density activity-based working, 24-hour occupation, higher electrical intensity, or increased demand for end-of-trip facilities.

Fit-out design and construction Best practice leases seek to take a more proactive approach to managing a tenant fit-out, including the provision and enforcement of material guidelines, provision of building information modelling systems to reduce services clashes, wastage and inefficiencies, and ensuring compliance with Section J of the Building Services Code, irrespective of the development approvals process. At end of life, the facilities manager can play an important role in exploring fit-out product take-back, reuse and waste avoidance options, and ensuring that adequate planning is in place to optimise outcomes.

Occupation and ongoing management Obviously the most important phase for facilities management is the provision of great service during tenant occupation. Active management of building performance and reporting back to tenants requires good monitoring systems and modern plant and equipment. A recent $3.5 million upgrade project by DEXUS Property Group at 45 Clarence Street, Sydney, not only delivered a $20,000 to $30,000 per month saving in outgoings and 771 tonnes of CO2 in four months, but also raised tenant satisfaction up to 95 per cent and dropped service callouts from 30 per month to three. It is evident that getting on top of the game not only delivers excellent return on investment, but also frees facilities and building managers up for building long-term value for the asset. Commercial buildings are a major piece of the fabric of our cities, and the most obvious way in which we communicate our corporate values. Facilities managers find themselves at the centre of a new world of opportunity to build connected and efficient worker communities using the tools and processes of best practice leasing.

company profile

How smart is your building? BY GARETH O’REILLY, VICE PRESIDENT FOR BUILDINGS AUSTRALIA, SCHNEIDER ELECTRIC

eople who design, own or manage buildings today face a number of challenges. These include a sluggish economy, tighter regulatory requirements, ageing equipment, and, most significant of all, rising energy costs. But just how easy is it to stay competitive and make buildings do more with less? How much lighting energy is your building consuming today? Where are you wasting energy on HVAC? Could you be taking better advantage of off-peak power? The answer to these questions lies in a solution that enables every business to have visibility of its systems, integrate those systems and make informed decisions to optimise them.

SmartStruxure solution To reduce environmental footprint, energy consumption and improve overall energy efficiency, Schneider Electric, a global specialist in energy management, now offers SmartStruxure™, a new solution designed to maximise building efficiency and reduce operating costs across the entire lifecycle of a facility. The SmartStruxure solution is made up of hardware and software that is combined with engineering, installation and services to ensure facilities are energy-efficient and effectively managed. It breaks down traditional information silos and delivers integrated building information and real-time data via web access, powerful graphics and trend visualisations, rich reports, and mobile applications to ensure buildings are running at maximum efficiency. Built on open standards, SmartStruxure solution provides seamless integration through LON®, BACnet®, Modbus®, Web Services and Schneider Electric’s EcoStruxure™ Web Services. SmartStruxure solution also enables numerous advanced building services, such as automatic mechanical equipment analytics and building optimisation. Powered by StruxureWare™ Building Operation software, SmartStruxure solution provides integrated monitoring, control, and management of HVAC, energy, lighting, and other critical building systems. This application will connect easily to other StruxureWare software within suites, developed to address the unique needs of key market segments. Supported by EcoStruxure™ Web Services, the suites will unify key software applications across all levels of an enterprise, providing a scalable platform, easy integration with legacy and third-party systems, and a consistent user experience. StruxureWare software delivers the right information to the right person anytime, anywhere.

Energy savings at the Sheraton Sydney’s Sheraton on the Park Hotel, a SmartStruxure solution installation, is a living and breathing example of achieving greater energy efficiencies through integration.

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Management was keen to take advantage of AusIndustry’s Green Building Fund, which required a reduction in the hotel’s environmental footprint, energy consumption and improvement in overall energy efficiency. Enman, a team of professional engineers and technologists specialising in energy efficiency improvements, recommended a comprehensive list of system upgrades. These included refurbishment of the hotel’s chiller system, building management system, variable speed drive and energy management control, HVAC and lighting control system. Schneider Electric’s new SmartStruxure solution was recommended as part of its BMS upgrade. This solution now extends control and provides energy monitoring, reporting and savings for the building. It also aims to provide CO2 monitoring for the car park, high-level interface to new chillers, and low-level control to the chillers. The system is available to all authorised operators via the internet and can be accessed from anywhere at any time. Importantly, the solution provides for customised work spaces on the hotel’s operating systems for the building managers to make informed decisions on energy usage and control. Although it is early days, the hotel is already achieving double-digit percentage energy savings. ‘We have already saved 15 per cent on our first month’s energy bill since the upgrade was complete,’ says Andrew Smith, Regional Director of Engineering, Starwood Pacific Hotels.

To learn more about how the SmartStruxure solution can future-proof your facilities and ensure a more efficient and sustainable world, visit www.schneider-electric.com/smartstruxure. How smart is your building? Download our FREE Efficiency Quotient (EQ) Tool! Visit www.sereply.com. Key Code 53163K.

Facility PerspectiveS | VOLUME 7 NUMBER 2

company profile

Exceeding tenant expectations Of all the options available to building owners and facilities managers, the Building Management and Control System (BMCS) typically offers the greatest potential for improving energy efficiency in a building.

he decision to upgrade or retrofit an existing BMCS is often viewed with trepidation due to the perceived scale of the project and potential for tenant disruptions in live buildings. However, as with any well-managed project, a live cutover of a building can be achieved with zero services downtime and no measurable disruptions to tenant services. The resulting energy savings and tenant comfort improvements often exceed expectations. A major industry report estimated the cost to improve a buildingâ&#x20AC;&#x2122;s energy rating from 3.5 star NABERS base building to 4.5 stars to be approximately $760 per square metre. This cost is prohibitive, and even with incentives from the government the return on investment is still not attractive to most owners. The upgrade or retrofit of the BMCS can achieve similar if not greater NABERs improvements at significantly lower cost. In 2012 Oztech Intelligent Systems were engaged to upgrade the BMCS in the Customs House Building in Canberra. The building has current 3.5 star NABERS rating. The agenda for the upgrade was to improve the operational efficiency of the air conditioning system while improving the tenant comfort levels. The building received an extensive controls upgrade with an allnew Ethernet network backbone throughout the building connecting the Oztech BACnet floor, plant control hardware and carpark monitoring system. The VAV boxes were retrofitted with new VAV motors and Oztech BACnet VAV controllers. To minimise costs, existing valves and dampers were re-used in the main plant areas. The building was retrofitted while it was fully occupied. The floor controls were completed outside of normal hours; however, the main plant controls were upgraded during normal hours. There was no measurable tenant disruption or loss of service during the upgrade works. The control strategies for the building were developed in cooperation with Oztech and Exergy â&#x20AC;&#x201C; a building energy consultancy. Together with the strategies developed and the introduction of the new controls hardware, the building has demonstrated consistent month-on-month energy improvements of more than 25 per cent since practical completion in September 2012.

The BMCS upgrade was $26 per square metre of net lettable area. Oztech Intelligent Systems is wholly Australian owned, and designs and manufactures its own BACnet BMCS hardware and software. Oztech specialises in upgrade and retrofit installations; however, is equally as effective in new buildings. Typical Oztech systems have a return on investment of approximately three years.

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Building Management and Control Systems Energy Management Software Energy Audits Maintenance

Over 30 years of continued service in the Australian Building Automation industry. Oztech have been providing Australian made and designed Building Automation Solutions Australia-wide for more than 28 years. We take a customised approach to each of our projects regardless of their size and scale. Our systems are fully customisable resulting in Oztech having one of the most diverse BMCS portfolios in the industry ranging from 40,000 metres squared plus commercial buildings to ASX Data Centres, Retail Shopping Centres to Leagues Clubs, CSIRO Pollution Test Facilities to the National Measurement Research Laboratories.

www.oztech.com.au

green buildings

Putting Green Star – Performance into practice Q&A with Australand Over the past several months, the Green Building Council of Australia has been conducting workshops with facilities management teams across Australia to ‘beta test’ the draft credits of the new Green Star – Performance rating tool. We spent five minutes with Australand’s Sustainability Manager, Paolo Bevilacqua, and National Engineering and Compliance Manager, Paul McKeown, to get the inside scoop on beta testing and find out how the rating tool is performing in practice.

Why was it important for Australand to be involved in Green Star – Performance beta testing?

s principal sponsor of Green Star – Performance, Australand has supported the rating tool’s development from the outset, and beta testing was a great opportunity to test how the rating tool works within the context of our own office and industrial assets. This experience and insight will be invaluable to us as we prepare for the release of the PILOT rating tool, which we will also test on our own properties. Testing the Green Star – Performance draft credits is also extremely important to the development of a truly robust rating tool. The fact that credits have been tested on buildings that are in operation now will help to ensure that the Green Star – Performance rating tool achieves industry acceptance and market Paolo Bevilacqua

Most importantly, Green Star – Performance will help to make our portfolio of buildings more efficient and effective places to work

Facility PerspectiveS | VOLUME 7 NUMBER 2

Paul McKeown

penetration once released. This acceptance will be pivotal to our success in making sure Australia’s existing buildings operate to their highest possible potential.

Now that you’ve seen how Green Star – Performance credits could be applied to your own buildings, how valuable do you think the rating tool will be in helping you to plan and implement improvements to the operational performance of your assets? Green Star – Performance provides the impetus for Australand to evaluate and quantify the environmental and economic operating performance of our portfolio, rather than just relying on an abstract or subjective view of how we are managing our properties. Before now, NABERS Energy and Water were the only measures that we applied to our office properties. The fact that Green Star

green buildings

– Performance can be applied to other types of buildings, like our industrial properties, as well as the fact that it provides a more holistic environmental assessment, will be invaluable in determining how we are tracking on environmental performance at the individual property level and more broadly. Most importantly, Green Star – Performance will help to make our portfolio of buildings more efficient and effective places to work, and will help us and our customers to reduce occupancy costs. It will also assist in improving our customer engagement and satisfaction, which can provide immediate and longer-term benefit to the value of our properties.

We now also have a better understanding of the practices we need to establish to improve the performance of our properties under the rating tool.

What has the beta testing process taught you about your buildings, and how will this inform your operational improvement strategy for the properties tested? The beta testing process has taught us that some of our procedures could be better documented and formalised to ensure they are consistently applied across our portfolio and embedded into operational practices. As Green Star – Performance will require operations teams to compile auditable documentation for their management processes, the rating tool will help us to ensure that best practice procedures are followed as operations personnel change and new properties come online. We’ve also gained valuable insight into our sustainability requirements with regards to cleaning, maintenance contractors and procurement, and how we can improve our commissioning and tuning approach for our industrial properties. We now also have a better understanding of the practices we need to establish to improve the performance of our properties under the rating tool. This will be important as we look to review the performance of our portfolio using the Green Star – Performance PILOT rating tool.

Australand has much experience using Green Star Design and As Built rating tools. What were the main differences you observed when undertaking the Green Star – Performance beta testing workshop? The main difference between Green Star – Performance and other rating tools is obviously the focus on operational performance rather than individual project sustainability attributes. More importantly, Green Star – Performance is not simply focused on quantitative performance metrics, but also on operational and management processes and procedures. One of the key benefits that we see in the implementation of the Green Star – Performance rating tool is that it will result in improved operational performance across entire property portfolios. While the application of other rating tools may give a single property the ability to improve its environmental performance, Green Star – Performance will result in entire portfolios being better managed and reducing their environmental impact, which will result in financial savings to owners and tenants alike.

Learn more about Green Star – Performance at www.gbca.org.au/performance.

Green Star Performance Introducing Australia’s most comprehensive rating tool for sustainable building operations.

Principal Sponsor

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company profile

Support Australian industry with BAC

AC Australia believes that, for a business to be sustainable over the longer term, it needs to respect both the community and the environment in which it operates, and it also needs to make a profit. Profit alone, at the cost of the environment in which it operates, is certainly not sustainable, and that’s not good business. We also believe that this thinking is not exclusive to BAC. We are confident that like-minded businesses will support similar businesses attempting to minimise global impact. At BAC, we call this ‘Vision Blue’. Vision Blue is our reference to people, planet and profit. It’s one thing to talk about broader impacts, but what have we actually done about this? The first thing we did was to join the New South Wales Government’s ‘Sustainability Advantage Program’, second was to set ourselves some targets, and third was to get to work. Although we have largely focused on energy and resource consumption in our manufacturing processes (and have made substantial gains), investigation has identified that the biggest impact we have on the environment is through the life-cycle operation of our products by customers. As a result, BAC prides itself on the thermal integrity and operational efficiency of its products. A great local example is Sulo, who managed to substantially reduce energy and water consumption through a BACengineered solution. Without doubt one of our major competitive advantages is our people. Our products are designed for Australian conditions, manufactured in Australia by Australians, and sold to neighbouring Australian companies. As a result, customers can be confident that our products meet the stringent Australian design regulations. Buying local products also reduces carbon miles and supports Australian Industry. So far, our hard work is paying off, we have had great support from customers and have been fortunate enough to be rewarded by winning a number of Business and Sustainability Awards. 3 2012 Central Coast Business Chamber Excellence Award – Finalist and Winner – Sustainability 3 2012 Central Coast Business Chamber Excellence Award – Finalist – Manufacturer of the Year 3 2012 NSW Business Chamber Awards – Finalist – Sustainability

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3 3 3

2012 Hunter Manufacturing Awards – Finalist and Winner – Environmental Practice 2012 Hunter Manufacturing Awards – Finalist – Manufacturer of the Year 2013 Manufacturers’ Monthly Endeavour Awards – finalist in: 3 Enterprise Connect Significant Achievement Award 3 Environmental Solution of the year Award 3 Most Innovative Company Award Sustainability Advantage Program – Bronze Award 2012, with Silver award pending 2013.

Built by Australians. For Australians.

Support Australian Manufacturing Baltimore Aircoil Aust. Pty Ltd 120 Wisemans Ferry Road, Somersby NSW 2250 • Ph (02) 4340 1200 • Fax (02) 4340 1545 www.baltimoreaircoil.com.au

green buildings – retrofitting

Not speaking French at 4 Mort Street

In French, the word mort (or la mort) means death. If you want to put a romantic spin on this tale of energy efficiency transformation, you could say that the retrofit of 4 Mort Street in Canberra is the opposite of la mort: it’s a rebirth.

e read many case studies of retrofit projects that are underway, about their projected cost and energy efficiencies, and about the process of retrofitting. The ACT Public Trustee House building at 4 Mort Street was upgraded in 2010, but the benefit of assessing its impact now is that we have almost three years of statistics to draw upon in order to get the best picture of the results. Back in 2010, the 45-year-old building at 4 Mort Street was not performing at an optimum level of energy efficiency. In addition, the HVAC system had become unreliable, and expensive to run and maintain due to its age, and tenant comfort was compromised as a result. The retrofit at 4 Mort Street was carried out with a view to significantly improving the energy performance and the indoor air and environment quality of the building, with the commonly cited constraints of a limited budget ($1 million, plus a $500,000 Green Building Fund grant) and tenants remaining in the building during the project. The goal at the outset was to increase the NABERS rating of the building from the existing 2.5 star rating to 4.5 stars. In addition to a general need to upgrade the building and its operational performance, the retrofit was also instrumental in meeting requirements of the Energy Efficiency in Government Operations policy (the building housed commonwealth tenants with impending lease expiration), and the government’s imminent Commercial Building Disclosure regulations, which call for the

building’s energy performance data to be disclosed to potential lessees or buyers.

Implementing the retrofit The retrofit was carried out in four stages:

1. A Level 2 Energy Audit This audit is a requirement when undergoing energy efficiency rating upgrades. The audit produces a comprehensive report of the energy consumption of an existing building, which assists with identifying the most cost-effective measures; for example, it can aid in making the decision between optimising existing systems and replacing systems with more energy-efficient alternatives. The audit at 4 Mort Street identified the HVAC system as the main energy consumption culprit – the system was responsible for 90 per cent of base building energy use. Incredibly, the HVAC system for the entire building was left running after hours to service the small retail tenancy that occupied part of the ground floor space. This, unsurprisingly, contributed to a significant amount of energy wastage. A number of recommendations were made based on the audit results, including using natural gas instead of electricity for heating, installing a building management system, installing motorised dampers for after-hours HVAC control, replacing the old R22-type chiller with a high-efficiency centrifugal machine, rezoning the HVAC continued on page 48

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company profile

Northrop: consulting engineers

stablished in 1976, Northrop presents a refreshing and flexible approach to retrofit projects that facilitates practical and holistic design solutions within a multi-disciplinary team environment. We provide a range of engineering consultancy services, with offices in Sydney, Canberra, Newcastle, Wollongong, Central Coast, Western Sydney and Brisbane. Our people have an excellent track record in delivering multidiscipline retrofit engineering works through being proactive and understanding the needs of all project stakeholders. We endeavour to find the clever and appropriate solutions that enhance the project’s environmental, economic and social outcomes. A standout example of a retrofit project that Northrop has been involved with is Juliana House in the Australian Capital Territory. Juliana House is an existing 10- storey building, which will be redeveloped into a self-rated four- star hotel and renamed the Abode Woden; part of the Abode – The Apartment Hotel brand. The building currently exists as an open-office fit-out. The base building mechanical plant, hydraulic services and lighting systems will be replaced; however the building’s external fabric and internal core is to be retained.

This project focuses very strongly on adaptive reuse of existing building stock by revitalising an existing office building and reducing the high embodied energy of materials associated with new building construction. The project is also targeting a ‘zero waste’ philosophy by applying the following priorities: 3 reducing demand for new materials 3 sourcing an alternative use for unwanted materials 3 recycling any remaining materials. Northrop provided all of the sustainability analysis, energy modelling, mechanical services, electrical services and civil design for this project.

“Northrop is a multi disciplinary engineering consultancy, owned by our Senior Engineers. You and your projects will benefit from the personal attention that comes when you work with engineers that own the business.” Jamie Shelton Principal, Northrop Engineers Named in Australia’s top 100 most influential engineers, 2012 & 2011

Our best people working on your projects

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green buildings – retrofitting

continued from page 46

33 BMS monitoring, including chiller energy consumption, electric

Using the results from the audit, the design team engineered solutions that incorporated the options identified, while talking into consideration the necessity of minimising disruptions to the building occupants system to improve occupant comfort, installing split-system cooling in the retail tenancy, and carrying out a lighting retrofit, replacing inefficient downlights with LEDs.

motors, mechanical switchboard and thermal energy for water systems 33 BMS controls and sensors 33 optimised selection for chiller and boiler plant efficiency 33 condensing-type boilers for heating 33 space heating fuel source switch from electricity to gas 33 design for air handling and distribution system efficiency 33 the application of thermal insulation above BCA requirements to all new pipework and existing accessible ducts. Challenges faced during this stage included accessibility issues, including restrictive ceiling void spaces. Innovative means were designed and installed to achieve necessary efficiency gains when it was impractical to implement some measures conventionally.

4. Fine-tuning, monitoring and commissioning This stage of an upgrade is often overlooked – despite its importance – due to time constraints, contractors underplaying the value of commissioning, and inadequate specification by the engineers. For optimal performance and comfort, commissioning, monitoring and fine-tuning are vital, and all three contributed significantly to the success achieved at 4 Mort Street. Importantly, changes to any control strategies were governed by strict protocol, including requirements for documentation of said changes before any adjustments were made that could affect energy use.

2. The building simulation In order to evaluate the energy performance of the building under different HVAC design options, a building simulation was carried out. This involved analysis of the different equipment types selected, based on the model’s predictions of the building’s energy performance after the proposed retrofit works. The simulation also helped to identify potential areas of occupant discomfort, so the design engineers could adjust the air flow rates accordingly through the ductwork. In addition to predicting the energy efficiency gains, the model was able to track the building’s NABERS energy performance after completion of the upgrade. Monthly targets for electricity and gas use were set, which enabled the building’s greenhouse gas emissions to stay below the limits specified for a 4.5 star NABERS Energy rating.

3. Targeted upgrades Using the results from the audit, the design team engineered solutions that incorporated the options identified, while talking into consideration the necessity of minimising disruptions to the building occupants. The following measures were included in the final design: 33 BMS specification, incorporating energy smart control functions to include optimum start and stop, chilled water reset, economy cycle, night purge, and VAV control

Many existing commercial buildings are currently in the same situation that 4 Mort Street was facing in 2010. Performing poorly, with inefficient and obsolete HVAC, and fighting to keep costs under control with increasing energy prices.

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company profile

EXERGY – Australia’s leading energy efficiency retrocommissioning specialist

xergy’s retrocommissioning of existing plant can deliver 20 to 30 per cent savings in an average building, on a remarkably short payback. Too often, people think that energy efficiency is all about big capital and gleaming new plant, only to be disappointed by the results. Exergy’s building tuning services offer an alternative: specialist analysis of your existing system to get your plant working properly. By avoiding the cost of replacing major plant, the financial rewards are highly attractive.

Our services include: identification and rectification of operational and maintenance failures 3 recommissioning of key systems and settings affecting energy use 3 monitoring and targeting to identify new opportunities and issues as they arise. Retrocommissioning is the ultimate win/win, saving energy, money and the environment. Some of Exergy’s results from retrocommissioning based projects include: Freshwater Place, Melbourne: 41 per cent reduction in electricity, 78 per cent reduction in gas use and 50 per cent reduction in CO2 emissions, base building NABERS rating from 2.5 to over 4.5 stars. 3

44 Market St: improved building performance from a 2 star to a 4.5 star NABERS rating with an energy and emissions reduction approaching 50 per cent. Exergy’s unique retrocommissioning services will identify, prioritise and achieve impressive savings for an excellent return on investment.

Exergy Australia Pty Ltd Phone: 02 6257 7066 | Email: office@xgl.com.au Web: www.xgl.com.au

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green buildings – retrofitting

continued from page 48

Retrofitting is a unique experience in every building, but with mounting numbers of successful retrofits achieving expected energy efficiency increases (or exceeding expectations) and evidence of economic gains, the arguments against retrofitting are growing quieter.

To date, the electricity consumption at 4 Mort Street has been significantly reduced, which has led to annual energy cost savings of $120,000 and a 70 per cent reduction in annual greenhouse gas emissions. Along with these results, plant reliability has increased, and occupant comfort has improved. Most impressive, however, is the estimated increase in asset value of $1.4 million. At face value, the payback period for 4 Mort Street is expected to be 12.5 years; however, this estimate does not take into account the asset value increase and the tenancy returns. The asset value increase of $1.4 million effectively reduces the payback period to one year, and with rental returns then factored in, the costs could easily become negative. Some building owners, when assessing retrofits as an option, do not take asset value increase and higher tenancy returns into account, when often these yield the largest financial gains. Many existing commercial buildings are currently in the same situation that 4 Mort Street was facing in 2010. Performing poorly, with inefficient and obsolete HVAC, and fighting to keep costs under control with increasing energy prices. This case study illuminates the gains to be found through retrofitting for energy efficiency, including, importantly, those which are not always included in an overall cost assessment; namely, asset value and rental return. Retrofitting is a unique experience in every building, but with mounting numbers of successful retrofits achieving expected energy efficiency increases (or exceeding expectations) and evidence of economic gains, the arguments against retrofitting are growing quieter. Perhaps la mort could become a signifier of the death of the inefficient building, as 4 Mort Street has demonstrated.

After the retrofit The upgrade work reached completion in November 2010, with the building achieving its target of a 4.5 star NABERS Energy rating in January 2012. Monitoring of the building’s efficiency is ongoing, and the aim is to achieve a 5 Star Energy rating in 2013 via further finetuning and improvements to control strategies.

For more information on the retrofit works at 4 Mort Street, visit www.ee.ret.gov.au. A case study of the project will also be presented at the Retrofit and Refurb Conference and Expo in September 2013. Details of this event can be found at www.retro-fitting.com.au.

The team The 4 Mort Street Project was undertaken by an atypical team and team structure. This included a design consultant, with expertise including ESD, energy auditing, building simulation and system design. A consultant with such an overarching field of knowledge was essential to the consistency and continuity of the project. The design consultant was also the ESD consultant, whereas often these two roles are separate. In an unusual contractor selection process, the project manager was pre-selected based on proven track records, and then a price was negotiated. This is a departure from the usual tender process, and the team is of the opinion that it prioritised relevant and proven experience over least cost. The selected project manager needed to have mechanical expertise with project management capability, due to the major factor in the upgrade being HVAC services.

The team: 33 GHD Canberra – Engineering consultancy services including energy audit, building simulation, detail design and

documentation, monitoring and NABERS Energy rating 33 Waldren Construction – Project management, mechanical and electrical services 33 Allstaff Air-Conditioning – Mechanical sub-contractor 33 MDM Electrical Services: BMS and electrical services sub-contractor

Facility PerspectiveS | VOLUME 7 NUMBER 2

company profile

The leaders in energy efficiency Logical Group are system integration specialists in building automation and building energy management. We deliver high-performance monitoring and control tools using Automated Logic Corporation’s WebCTRL® – a powerful and intuitive front end for building systems. We have designed, implemented and maintained building systems with a focus on top-end applications, including universities, data centres, 6 star Green Star buildings, and energy monitoring systems. This year, we celebrate 10 years of business under our current management.

ebCTRL® – Automated Logic’s building management software – is the technology backbone of our business. WebCTRL® is a mature product and was introduced in 1998 as the first web-based automation system. It includes a suite of powerful tools for handling any size building, and facilitates controls with secure, real-time access from a standard internal or remote web browser. WebCTRL® is fully accredited by the BACnet Testing Laboratory (BTL) as BACnet Advanced Workstation Software (B-AWS). It is manufactured by Automated Logic, one of the largest BMS Tier One manufacturers in the North American market.

WebCTRL® capabilities include: 3

Time-lapse Graphics™ – A revolutionary new feature within WebCTRL® that allows operators to roll back time, up to a 24-hour slice, and play back hours of real-time data in just minutes. This innovative feature provides a quick, visual indication of any problem areas and gives facilities managers a strong diagnostic tool to quickly identify and correct issues that impact energy efficiency and comfort. Energy Reports™ – An energy management suite for facilities managers, complete with energy tracking and reporting capabilities. Environmental Index™ – A single number benchmarking the environmental performance and comfort conditions of a building. BuildingPulse® – A web-enabled air conditioning call and tracking system for after-hour client access.

FACILITY PERSPECTIVES | VOLUME 7 NUMBER 2

CTRL Spec Builder – An online tool for building owners and consultants to manage control functionality and specifications. 3 EIKON® LogicBuilder – The most advanced graphical programming tool in the industry, EIKON® LogicBuilder replaced line-by-line programming with universally understood symbols to construct both standard and custom control algorithms. All of this combines to make EIKON® LogicBuilder the most intuitive, feature-rich product on the market. Logical Group has delivered WebCTRL® BMS systems to over 100 sites, including five strategic projects exceeding $1 million BMS contract value. These sites are: 3 IBM Data Centre, Cumberland Forest – A mission critical site retrofitted over a three-year period. 3 Westpac Data Centre, North Ryde – A primary data centre upgraded with a mission critical BMS as part of a major retrofit. It was completed in late 2011. 3 News Limited, Chullora – News Corporation’s primary printing facility for Australia, retrofitted over a four-year period. 3 University of Sydney – Over 40 projects installed during the past 10 years on three campuses. 3 11 Talavera Road – A premier office campus facility in North Ryde. 3

Find out how the leaders in energy efficiency can deliver exceptional benefits to your business. Email: sales@logicalgroup.net Telephone: (02) 9043 5120 Sydney or (02) 6297 6944 Canberra Website: www.logicalgroup.net

Facility PerspectiveS | VOLUME 7 NUMBER 2

company profile

Desso’s commercial and consumer carpets first to be Cradle to Cradle CertifiedCM Version 3.0 Desso, the European carpet and sports pitches company, reached a new milestone as its commercial and consumer carpet products became the first in the world to be certified under Version 3.0 of the Cradle to Cradle Certified Product Standard administered by the Cradle to Cradle Products Innovation Institute.

substantial part of Desso’s commercial carpet tile range, as well as its commercial and consumer broadloom carpets, have achieved Cradle to Cradle Certified Bronze. The United States-based Cradle to Cradle Products Innovation Institute (C2CPII) is a non-profit organisation that works with leaders from the academic world, the NGO environmental community, government and industry to implement its standard for assessing and continually improving products based upon five categories: 3 material health 3 material reutilisation 3 renewable energy and carbon management 3 water stewardship 3 social fairness. With the aim of continuing to improve human health, resource scarcity and the climate, the Institute developed a new version of its Cradle to Cradle Certified Product Standard that takes the discipline to the next level. Companies currently certified under Version 2.1.1 must start to make the transition to the more advanced 3.0 version, launched in January 2013. In Version 3.0, a new Bronze level has been added to create a more logical progression for product optimisation. This means that there are now five certification levels awarded to products: Basic, Bronze, Silver, Gold and Platinum. At the new Bronze level, product assessment goes deeper. At least 75 per cent of the materials in a product are assessed for chemical safety and potential biodegradability and recyclability. In addition, Desso has met requirements for developing a strategy with respect to renewable energy use and carbon management, and has completed a facility-wide water audit and a full social responsibility self-audit. ‘We are pleased to be the first company to be awarded certification under Version 3.0, which will continue to help us create products that contribute to people’s health and wellbeing, and are positive to the environment,’ says Alexander Collot d’Escury, CEO of Desso. The official certificates were handed over by Roy Vercoulen, Vice President Europe of the Cradle to Cradle Products Innovation Institute to d’Escury and his team.

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‘At the Products Innovation Institute, we are delighted to see Desso, one of the first movers with Certified Cradle to Cradle products, make the transition to the latest version of the standard. We value Desso’s commitment to make products that are positive to human health and the environment,’ says Bridgett Luther, President of the Institute.

Contributing to better workplace environments

The Floor is Yours

management expectations by delivering

Exhibitors at Total Facilities Expo 2013

products of outstanding value in design and functionality.

Desso goes beyond your expectations... Improved acoustics and comfort •

DESSO SoundMaster® backing: carpet tile ranges1

Improved indoor air quality •

DESSO AirMaster® carpet tile 2 is four times lower than with standard carpet solutions (PM10)

Outstanding environmental leadership •

Cradle to Cradle®: the design philosophy that goes beyond sustainability

Gibbon Group are the Australian and New Zealand Distributors for Desso Business Carpets. www.gibbongroup.com.au

Numbers of ranges available with DESSO SoundMaster® backing are subject to change.

Based on tests performed by GUI, with DESSO AirMaster® versus standard structured loop pile carpet. * Please refer to your local Gibbon Group representative for details on which ranges are suitable for your budget and lead times.

Desso a Cradle to Cradle® Company.

VOCs

What’s that smell!? VOCs and the facilities manager

the product; that is, the amount of VOCs that are emitted from the material over a period of time. As such, content is generally measured according to percentage by weight of volatile organic compound (%w/w), whereas emission rate is calculated by measuring concentrations over a set period of time, as micrograms per square metre per hour (µg/m2/hr). In a field setting, such as a commercial office building, there are two main methods for determining the level of VOCs within the indoor air. Field equipment, such as that based on photo ionisation, whilst sensitive for specific compounds, is not suitable for IEQ-VOC assessment and cannot identify individual chemicals. The key practical method is to draw a known amount of air through an adsorption tube, which is then analysed by a certified laboratory for total VOC and individual chemicals. Importantly for the facilities manager and human resources, the World Health Organization recommends that the sum of VOCs within the indoor environment be less than or equal to 500 micrograms per cubic metre (µg/m3), with no individual chemical contributing more than 250µg/m3. This should be considered when implementing strategies relating to materials selection of new fit-outs, cleaning, maintenance regimes, and staff occupancy.

standards and voluntary product performance schemes (for example, Green Star, NABERS) 33 industry requirements (for example, food, auto, chemical, pharmaceutical) 33 life cycle analysis (LCA). Materials selection is one of the most overlooked, but most important, factors in building and product design because it can have a significant effect on: 33 total cost of the product, in situ, for the various stakeholders 33 performance of the product, in situ 33 indoor environmental quality of the facility 33 product stewardship 33 repair 33 litigation.

By Jack Noonan and Dr Vyt Garnys, CETEC

The emergence of green buildings and the emphasis on occupant health and wellbeing are two of the main reasons that many in the property and construction industry know what volatile organic compounds (VOCs) are, and why their importance is no longer ignored.

lthough many product manufacturers, architects, builders and sustainability managers have considered VOCs for a while, other important building stakeholders, such as tenants and facilities managers, are recognising their importance and their effect on day-to-day operations. Furthermore, as the definition and understanding of sustainability grows and matures from a simple focus on energy efficiency to a more holistic ‘triple bottom line’ approach, the importance of VOCs and material selection will continue to expand. The World Health Organization defines VOCs as organic compounds with boiling points between 50 degrees Celsius and 260 degrees Celsius, excluding pesticides. The term encompasses a very large and diverse group of compounds containing carbon, with several thousand synthetic and naturally occurring chemicals that could fall into the category of a VOC. Importantly, over 900 VOCs have been identified in indoor air. Some common VOCs within the built environment, and their sources, can be seen in Table 1 (sourced from Health Canada).

Facility PerspectiveS | VOLUME 7 NUMBER 2

Table 1: Commonly encountered VOCs and their sources

Chemical

Source

Acetone

Paint, coating, finishes, paint remover, thinner, caulking compound

Aliphatic hydrocarbons (e.g. octane, decane, undecane, hexane, isodecane, mixtures)

Paint, adhesive, gasoline, combustion sources, liquid process, photocopier, carpet, linoleum, caulking compound

Aromatic hydrocarbons (e.g. toluene, xylenes, ethylbenzene, benzene)

Combustion sources, paint, adhesive, gasoline, linoleum, wall coating

Chlorinated solvents (e.g. dichlorom ethane or methylene chloride, trichloroethane)

Upholstery and carpet cleaner or protector, paint, paint remover, lacquers, solvents, correction fluid, drycleaner clothes

n-Butyl acetate

Acoustic ceiling tile, linoleum, caulking compound

Dichlorobenzene

Carpet, moth crystals, air fresheners

4-Phenylcyclohexene (4-PC)

Carpet, paint

Terpenes (limonene, a-pinene)

Deodorisers, cleaning agents, polishes, fabrics, fabric softener, cigarettes

Volatile organic compounds can be present within a wide range of building materials, including paint, adhesives, flooring materials, ceiling tiles, chairs, workstations and other products. The importance of materials selection Materials selection refers to the selection of a material (or product) based on a number of performance and cost factors. In its simplest form, it can consist of selecting an end-use appropriate base material (for example, paint, polymer, metal, mineral). In more complex cases, it can extend to selecting an approved product range for a major building project in order to meet requirements that may include: 33 sustainability requirements (environmentally sustainable materials) 33 indoor air quality (IAQ) or indoor environmental quality (IEQ)

Facility PerspectiveS | VOLUME 7 NUMBER 2

VOCs

Table 2. Typical chemical emissions from fit-out items

Fit-out material

Total VOC emission (mg/m2/hr)

Natural wood

0.2 – 0.5

Coated wood

<0.1

Steel/aluminium

<0.01

Plastic

<0.05 – 0.2

Upholstery fabric

<0.05 – 0.2

Solvent-based glue

Water-based glue

<0.05

Having conducted VOC emissions and content testing on building materials and products for over 20 years, Foray Laboratories Pty Ltd, a NATA-accredited subsidiary of CETEC, has established a database of emission results for over 1000 different products. Interestingly, there are some differences that can be seen between the use of local Australian products and products developed overseas. For example, vinyl produced in Australia has been shown to have a typical VOC emission rate of 0.05 to 0.20 mg/m2/hr, in contrast to non-Australian vinyl typically emitting 4 mg/m2/hr, or 20 times that of the Australian variants. Some examples of the VOC emission levels for various building materials are listed in Table 2. Often sealants and adhesives are hidden, and professional help is needed to determine the source of offending VOCs.

Voluntary product performance schemes and regulation In Germany, Scandinavia and South Korea, there are regulations relating to the acceptability of building products for indoor use. Similar regulations do not exist in Australia; however, voluntary product performance schemes exist in order to drive a market change to sustainable and healthy building products. Some of these voluntary schemes include the following: 33 Green Building Council of Australia’s Green Star 33 Australasian Furnishing Research and Development Institute’s Green Tick 33 Carpet Institute of Australia’s Environmental Certification Scheme 33 Ecospecifier’s Global Green Tag 33 Good Environmental Choice Australia’s Ecolabel 33 Carpet and Rug Institute’s Green Label Plus. Methods of measuring the VOC emissions or content from materials in accordance with the voluntary schemes listed above will obviously differ due to the differing requirements of the schemes. For example, some emissions tests are required to be carried out in a chamber for the period of 24 hours, while others may require testing for 7, 14, or 28 days. Within schemes, some tests, such as those for adhesives and sealants, will require an analysis of VOC content only, while others will require additional analyses of VOC emissions. They also differ in the range of VOCs that are analysed. For example, the stringent Green Label Plus scheme requires identification and quantification of numerous ‘chemicals of concern’, such as formaldehyde, acetaldehyde, benzene, caprolactam, 2-ethylhexanoic acid, 1-methyl-2-pyrrolidinone, naphthalene, nonanal, octanal, 4-phenylcyclohexene, styrene, toluene, and vinyl acetate. Importantly, a wide range of Green Star tools have credits relating to indoor environment quality, which includes VOCs. This credit encourages product suppliers, designers and specifiers to use low-

VOC emitting materials. By doing so, the project team can achieve additional Green Star credits (one point each) by using low VOC products for: 33 paints 33 carpets (or other flooring materials) 33 adhesives and sealants. Innovation and development continues to occur within voluntary schemes. For example, in the emerging Green Star Healthcare tool, there is a requirement for mattresses specified in the project to be low-emitting for VOCs. Furthermore, a research project by Cundall recently looked at how green rating systems in Australia had created positive changes within the industry. Interestingly, the green rating systems have not only reduced the environmental impact of products and materials in buildings, but also the accountability and transparency of their green credentials.

...the facilities manager has an important role in establishing the source of poor indoor air quality issues, particularly those resulting from high VOCs in the indoor environment Case Study 1: When material selection goes wrong: a Melbourne commercial office building A flooring system was installed in a highly rated commercial office building in Melbourne’s central business district. Several months after the installation, a significant odour was present, affecting the ability of the remaining unoccupied tenancies to be occupied, as well as an entire floor deciding to walk out of the office, citing nausea, respiratory irritation, and headaches. Facilities management was given the task of ‘fixing’ the problem, and CETEC’s resulting investigation found that while airborne VOC concentrations within the indoor environment were acceptable (less than the 500µg/m2/ hr criteria), the major contributing compound to this total count was toluene, a well-known solvent used in the manufacture of flooring systems, and one that is known to affect occupational asthma, dizziness, headaches, and nausea symptoms. A further investigation, specifically on the flooring system (as opposed to the airborne results) found that levels exceeded the standard total VOC limit of 500 µg/m2/hr by almost 200 per cent, and the major chemical identified was toluene. The air concentrations were lower than those directly sampled from the carpet and adhesive, due to high air exchange rates from the air conditioning

system, but there was still an offensive odour. Given the disruption to occupation and the risk to occupant health, the facilities manager had no choice but to remove the flooring system, causing financial burden to the building owner, as well as the existing tenants.

Case Study 2: When materials selection goes wrong: a residential flooring system The owner of a newly built two-storey residence contracted a builder to apply a finish to the timber floorboards throughout the residence. A low-VOC finish was specifically requested, but concern was raised after occupation that this was not applied. This was evidenced by occupant complaints, including dizziness and nausea up to a few months afterwards, which resulted in additional investigations. Our investigations identified that poor material selection had resulted in airborne VOC concentrations of 2000 µg/m2/hr on the ground floor, and 4000 µg/m2/hr on the first floor of the residence. A breakdown of these emissions identified a high concentration of xylenes, as well as di- and tri-substituted benzenes in particular. These concentrations were respectively seven and four times greater than the current occupational guidelines recommended by the WHO. Xylenes are known to contribute to health effects including irritation, discomfort, lack of muscle coordination, dizziness, and headaches. Out of this list, health effects including dizziness and headaches were experienced by the occupants during these months of high exposure. While this case study identifies VOC emission issues relating to materials selection within a residential property, it can easily be compared and extended to that of an office environment, where the effect on occupant health, wellbeing, and productivity would have had a greater financial impact.

Implications for facilities managers When occupants become sick or when they decide that they can no longer work in an environment with a ‘strange chemical smell’ (like the two case studies presented in this article), it can obviously have wide-ranging implications for the operations of the business. These can vary from financial to marketing/branding and even human resources. As the person often responsible for maintaining a high performing and healthy indoor environment, the facilities manager has an important role in establishing the source of poor indoor air quality issues, particularly those resulting from high VOCs in the indoor environment, remediating the issue as soon as is possible, and maintaining the indoor air quality so that the health and wellbeing of occupants is maximised.

Please note: This article does not aim or intend to determine a source for elevated results presented within any case studies, nor does it intend to imply the suitability of any one material. The case histories are presented within the theme of this materials selection paper to illustrate practical examples of the impact of materials emissions. The data presented in this paper should be considered to be dynamic, since clients, regulators, manufacturers and administration bodies influence continuous improvement in product performance. The authors of this article would like to acknowledge the laboratory team at CETEC, including Mr Travis Hale, Mr Zheng Chen, and Dr Lilliana Apateanu with their assistance in providing the technical data used in this article. Jack Noonan is the Marketing and Relationship Manager of Victoria and a Technical Consultant of CETEC. He has recently presented at ideaction.2013 in Hobart. Dr Vyt Garnys is the Managing Director and Principal Consultant of CETEC. 323990A_Cetec | 1850.indd 1

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company profile

Enhanced safety and appearance for your stairs

ver thought about the amount of people going up and down the stairs at your facility every day? Ever considered how easy it would be for them to trip on those stairs? Fitting stair nosings to your stairs is a proven way to reduce the chance of those costly slip-and-fall accidents. Classic Architectural Group offers a large range of high-quality stair nosings that provide an excellent solution where safety, durability and appearance are a priority. From an OH&S point of view, by fitting stair nosings you’re providing a non-slip surface to reduce the risk of slips and falls, and you’re also making the stairs easier to traverse by highlighting to the users where the edge of the tread is. From an aesthetics point of view, stair nosings provide a quick and economical fix for areas where your concrete or tiles have become chipped, or where your carpet has become worn out. More and more building owners are also fitting stair nosings to the fire escape stairs, because it’s a recognised fact that they make for quicker and safer evacuations in an emergency. The Tredfx stair nosing portfolio from Classic was created to offer the ultimate solution to your stair and ramp safety needs. Making your building code compliant and your public access areas safe and accessible, this product range will also effectively maintain your building’s presentation and longevity. The range includes a variety of profiles that comply with industry recognised standards, such as the BCA and AS1428:1-2009, and are also widely approved by DDA and

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access consultants. No matter if you’re looking to fit these nosings to a new project or retrofitting them to an existing staircase, the team at Classic Architectural Group have the product, the know-how and the resources to meet your needs. Their experienced team of floor safety consultants can assist you with making the right choice, and they’re committed to ensuring that stair nosing solutions result in increased safety and accessibility. Some of the features and benefits of Classic’s stair nosing range are: 3 Enhanced staircase safety and appearance 3 Profiles for all applications and budgets 3 Rated for commercial grade use including high foot traffic zones 3 Minimisation of costly slip-and-fall accidents 3 Quick and easy to install 3 On-site consultancy and inspections offered 3 Environmentally friendly products made using recyclable materials 3 Styles that comply with industry standards, including the BCA and as1428:1-2009 3 Written warranties supplied upon completion of all projects. For peace of mind and to eliminate the risk of costly accidents, it only makes sense that we have our workplaces safe and compliant. If you’re serious about your building’s safety and presentation, you can rely on Classic being serious about helping you in enhancing public space!

maintenance & essential services

Are your glazing contractors qualified? By the Australian Glass and Glazing Association Most glazing problems occur right from the outset. They generally stem from the inappropriate selection and installation of glass, often by unqualified tradespeople.

ou may find it hard to believe, but today there exist untrained, poorly qualified, unaccredited glaziers working in an industry that demands extreme expertise and care in the specification and installation of glass. This applies to all types of projects: from the simplest replacement work to the most complex commercial fit-outs.

You may put lives at risk if you don’t insist on using the services of a glazing expert: a skilled tradesperson who knows and works to the Standard AS1288. Accidents can happen, with costly and possibly life-threatening consequences. You could be legally liable for sizeable damages associated with incorrect glazing unless you have taken due care. All glass installed in buildings must comply with the relevant Australian Standards. It is strongly recommended that you take every step to ensure these measures are taken, and that you demand to view proof of compliance. Employing the services of an accredited glazier is your best protection for ensuring that all works undertaken are in accordance with the Standard. Accredited, qualified and skilled glaziers work throughout Australia. They know the Glass Standard, and will ensure that all glass installed is fit for purpose and fully compliant.

To find an accredited glazier in your state log onto agga.org.au.

1300 666 234 or email service@expressglass.com.au

seeing it through

Facility PerspectiveS | VOLUME 7 NUMBER 2

maintenance & essential services

Cowboy contractor fall fears ‘If you need to use that, you’ll almost certainly die,’ says fall prevention expert Carl Sachs, pointing to a guardrail on the rooftop of a multistorey Melbourne office block.

ixed to flimsy aluminium flashing, the guardrail flies in the face of several mandatory and voluntary standards, but Sachs says non-compliances are more the norm than the exception on Australia’s rooftops. The problem, he says, is that height safety equipment installers need no training or qualifications, and nobody is checking that their work really is capable of saving lives. ‘Australians wouldn’t accept unqualified electricians wiring our houses, but, as it stands, all you need is a ute, a credit card and a cordless drill to install the safety gear that stops us falling off skyscrapers,’ he says. It’s a concern echoed by plumbers, building surveyors, facilities managers and builders. Paul Naylor of the Master Plumbers Association of New South Wales says plumbers risk deadly falls daily. ‘Whilst due diligence principles can be applied and all care taken to ensure that height safety systems are adequate, without some form of regulation or certification, workers are placed at risk of serious injury every day due to a lack of knowledge and regulation specific to fall prevention,’ Mr Naylor says.

Compliance confusion ‘The current Code of Practice for Managing the Risk of Falls at Workplaces refers to over nine separate Australian Codes and Australian/New Zealand Standards, as well as giving consideration to individual manufacturers’ requirements,’ says Mr Naylor.

‘Surely it makes sense to have the installation of engineered structures such as guardrails, anchor points and even access ladders carried out by a licensed specialist who has in-depth knowledge of the standards required, and also experience in the practical application of installation.’ The maze of codes, regulations and standards dealing with fall prevention is all too familiar to Carl Sachs. The managing director of Workplace Access & Safety, Mr Sachs also represents the Master Builder’s Association and Facility Management Association (FMA) on Australian Standards review committees. ‘It’s a very technical field with serious legal ramifications, and workplaces rightly rely on specialist contractors to do their jobs properly,’ Mr Sachs says. ‘In many cases, they don’t, risking the safety of workers and exposing everyone else to hefty penalties and jail terms.’

It’s a very technical field with serious legal ramifications, and workplaces rightly rely on specialist contractors to do their jobs properly

Facility PerspectiveS | VOLUME 7 NUMBER 2

maintenance & essential services

You need to be sure that the accreditation applies to the job you’re doing, and that they were independently verified. Any shonky contractor can spend $500, fill in the blanks of an electronic ISO9001 system or generic off-the-shelf safety plan template, falsify their training records, issue a certificate themselves, sign it and claim compliance. Competence difficult to measure Prominent OHS lawyer and author Michael Tooma says workplaces have every reason to be concerned. We asked Mr Tooma to advise whether those responsible for a site could rely on roof anchors, guardrails, ladders and so on that were designed by engineers, specified by architects, installed by builders and certified by independent certifiers. The answer was ‘no’. ‘You cannot simply always rely on contractor assurances,’ Mr Tooma says, ‘but the extent of your obligations and the inquiries you need to make will depend on the circumstances.’ The WHS Act requires obligation holders to do what is ‘reasonably practicable’ to ensure safety and health, he says, and how that is defined varies with each case. On the other hand, Mr Tooma says there is plenty that workplaces can do to ensure obligations are met. Chief among them is ‘after undertaking appropriate investigations, [to] select a designer with appropriate skills and competence to undertake the task’. General Manager of WorkCover’s Work Health and Safety Division John Watson says ‘competence’ is key, although self-regulated. ‘Installers of these systems would need to be competent,’ Mr Watson says. ‘This requires installers to have, through training, qualification or experience, the knowledge and skill to carry out the task. The basis of safe installation relates to designer/manufacturer instructions that must be followed when installing these systems. This provision is required as per the Work Health and Safety Regulation, Clause 201: duties of persons conducting businesses or undertakings that install, construct or commission plant. ‘So, the controller of the workplace can confirm with the installer whether they are following manufacturers’ instructions and for them to demonstrate this. This may be in the form of safe operating procedures. It can also be confirmed that those individuals installing the system have received training in these procedures. ‘Finally, questions that can be asked directly to the installers include whether they have installed this specific system, where they did this and how long ago.’ Since there is no industry-recognised training or qualification for fall prevention equipment installation, such as a licence, verifying

Facility PerspectiveS | VOLUME 7 NUMBER 2

installers’ assurances of competence can be tricky. Builder Ken Carter of Flexem Constructions says the complexity of the codes and standards make formal qualifications essential. ‘It is essential to understand that no one person is capable of knowing the content and details across all Australian Standards or BCA requirements for even a basic building. That is why we need licensed experts like electricians, plumbers and air conditioning technicians, and why we need to be able to trust them,’ Mr Carter says. Facilities managers are equally troubled, says the Facility Management Association of Australia CEO, Nicholas Burt. ‘Assessing the competency of fall prevention installers can be a real challenge for the facilities manager,’ Mr Burt says. ‘It is vital that they not only work with companies that demonstrate compliance, but that they also develop a good understanding of the current standards themselves. Lack of knowledge can be one of the major hurdles to securing the safety of a site and ensuring it is compliant for work at heights.’

Call for mandatory accreditation To help facilities managers deal with safe work at heights compliance, Workplace Access & Safety runs regular seminars, and Carl Sachs says that attendees are desperate for the reassurance that formal qualifications would bring when engaging contractors. His own firm has attained a variety of accreditations, including Registered Training Organisation (RTO) status, a specialist builder’s licence, and, most recently, ISO9001 accreditation, while staff members sit on Australian Standards review committees to stay ahead of industry developments. While Mr Sachs agrees all of this is also very marketable, he says it is critical that workplaces demand more information from contractors. ‘Ask your contractors for a copy of their accreditations and check the details,’ he recommends. ‘You need to be sure that the accreditation applies to the job you’re doing, and that they were independently verified. Any shonky contractor can spend $500, fill in the blanks of an electronic ISO9001 system or generic off-the-shelf safety plan template, falsify their training records, issue a certificate themselves, sign it and claim compliance.

maintenance & essential services 37580_1_1st Place Building HPH EDIT.pdf

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‘Independent accreditation and certification by a reputable organisation like SAI Global and Bureau Veritas, which has been around for 180 years, means your contractor is actually doing what the system says it must be doing, and that the scope of the accreditation relates to the work. It’s not much use having a contractor whose ISO9001 scope is for general construction or fabrication installing equipment on site.’

Checks and balances inadequate Enforcement of Victorian law seems to be falling through the cracks. Both the Victorian Building Commission and WorkSafe have jurisdiction, but neither undertakes inspections until after a serious injury or death. A spokesperson for the Victorian Building Commission instead said the building surveyor’s fit-for-occupancy inspection should pick up non-compliant installations. Ken Carter says that is unrealistic. ‘In some cases where we have built buildings with roof access systems, a certificate has not been part of the private certifier’s requirements for the granting of an occupancy certificate, so it isn’t even considered as an essential part of the construction,’ Mr Carter says.

‘Each certifier has differing requirements, but all require the basics – structural, fire, emergency signage, electrical, hydraulic and mechanical. ‘In my opinion, both a system for roof access safety (even if it is just an anchor point) and a certificate from a licensed installer should be mandatory on all new buildings.’ The Building Commission’s stance is also flatly rejected by Victorian State President of the Australian Institute of Building Surveyors (AIBS), Con Giazi, who says his organisation is lobbying for urgent change. ‘To those who say that a building surveyor should be able to pick up all non-compliances, I’d point out that building surveyors are only there on limited occasions, and there are provisions for them to rely on certificates issued by qualified or competent installers.’ Given that no qualifications are required, and certificates of installation could be issued by anyone, Mr Giazi says building surveyors cannot assess the competency of installers. ‘The building surveyor’s not there as a site supervisor,’ Mr Giazi says. ‘At the end of the day, the principal contractor wears the responsibility.’ ‘When self-regulation fails, it falls on those with deep pockets and, ultimately, the architect, engineer, builder and building surveyor.

WE PROVIDE A COMPLETE BUILDING SERVICE AND MAINTENANCE SOLUTIONS FOR THE COMMERCIAL, INDUSTRIAL AND RESIDENTIAL SECTORS. Our team of highly skilled and experienced professionals can provide you with a tailored service to meet your exact building and maintenance requirements. We are fully qualified and licensed. All workmanship carried out is guaranteed and fully insured. We value our supply chain and have worked hard to develop long-term relationships with a select group of companies who act as an extension of our team. We are also accredited members of the following WH&S compliance regulators: CM3, ICIX, Trades Monitor. Our extensive client list of leading organisations and satisfied customers is a testament to the fact that we are trusted to deliver a variety of building and maintenance requests on a variety of properties. We provide an extensive maintenance service in the Residential, Industrial and Commercial markets, including: Carpentry Suspended Ceilings Roof Repairs Demolition Ceramic/Stone works Timber & Fire Doors Handyman Services Workstations

Partitioning Plaster Repairs Refurbishments Concreting/Paving Carpark Products Storage Systems Carpet – New/Repairs Light Retubing Service

Renovations Masonary Works Makegoods Rubbish Removal Amenities Products General Maintenance Joinery

CONTACT: City Office Suite 2, 172 Pacific Hwy, North Sydney, 2060 Phone: (02) 9268 0001 Fax: (02) 9268 0007 fixit@1stplacebuilding.com.au www.1stplacebuilding.com.au

“We place a strong emphasis on quality workmanship & leading expert advise”

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12/04/13 11:18 AM

Facility PerspectiveS | VOLUME 7 NUMBER 2

maintenance & essential services

‘The AIBS is lobbying the Victorian Government to have every practitioner – and their subcontractors – on site registered with the building practitioner’s Board to add more rigour. While that may create extra work, it does provide credibility and makes each trade more accountable.’

FMA Australia also calls for a powerful regulator ‘FMA Australia has a strong advocacy and representative role in the development of standards, and any regulatory agency should be properly resourced to undertake their role in ensuring compliance,’ Mr Burt says. Ken Carter, who deals with fall prevention installers daily, says he ‘could write an essay on this question’, when asked what would make Australia’s rooftop workplaces safer. ‘I think a real shake-up in the regulations and standards, plus some sort of enforcement – somewhat similar to the introduction of the fire regulations some years ago. ‘Licensing of installers and professionals in the field should be introduced with a short course and test to ensure that they know what they are doing. Then we could (as builders) rely on any certificates provided for installations with a degree of trust.’ As those whose lives literally hang in the balance, plumbers are also keen to see increased regulation. ‘Having the structures installed, tested and certified by a licensed installer would give peace of mind to our plumbing members through knowing they could confidently work from, or attach to, engineered structures,’ says Paul Naylor.

New push for safer fall prevention installations Calls for improved installation safety are not new. Australian Rope Access Association founder Peter Ferguson says lax regulation has been a ‘bugbear’ of his for many years, but dangerous installations are becoming more common. ‘There is no oversight, and the installation sector is driven by speed, a quick buck and minimal control,’ he says. ‘We have a crisis here.’ ‘As more and more roof anchors are installed, we will begin to see more and more fatalities in line with the frightening United States statistics, where harness-based systems dominate.’ Mr Ferguson says the installation crisis is well-known, but industry attempts to deal with it have failed to date. ‘WorkSafe and the equipment manufacturers know there’s a problem, but we have not been able to improve the competency of people designing and installing fall prevention systems.’ According to the Victorian Building Commission, neither the Building Commission nor the Building Regulations Advisory Committee has considered a specialised category of registration for practitioners who install safety platforms. ‘Stakeholders and lobby groups who believe the building legislation should be amended are encouraged to submit a Regulation Amendment Proposal to the Commission,’ a Building Commission spokesperson said. A group is currently being formed to build a proposal for the licensing of fall prevention installers, and for mandatory training. Carl Sachs says the group is keen to attract more members to ensure all stakeholders are involved.

Facility PerspectiveS | VOLUME 7 NUMBER 2

For more information, contact Mr Sachs at Workplace Access & Safety on 1300 552 984.

company profile

Cleaning’s vital sustainability role on show at AUSCLEAN Pulire 2013

Australia’s Only Dedicated Cleaning & Hygiene Event

The cleaning industry is playing an increasingly vital role in the reduction of building energy usage, as well as enhancing indoor air quality. For the facilities management fraternity, AUSCLEAN Pulire 2013 offers an excellent opportunity to learn first hand the latest developments in this ‘softservice’ sector.

ustralia’s only dedicated cleaning and hygiene event, AUSCLEAN Pulire will be held on 15 and 16 October 2013 at the Grand Pavilion, Rosehill, Sydney. Today’s cleaning equipment and hygiene systems enhance sustainability, and are recognised for their importance in the Green Building Council US’s Leadership in Energy and Environmental Design (LEED), a voluntary, consensus-based, market-driven program that provides third-party verification of green buildings. AUSCLEAN Pulire continues to garner strong local industry backing. The Building Service Contractors’ Association of Australia (BSCAA) is a major sponsor, complemented by support from a number of other industry bodies covering healthcare, hospitality and restoration. Predicated on its high-quality education, training and workshop streams, AUSCLEAN Pulire is positioned as ‘more than just an exhibition’. Aligned with the major international cleaning and hygiene Pulire event organisation, AUSCLEAN Pulire is taking its place on the world stage. The cleaning industry’s supply side is increasingly a very unified global marketplace, and that means Pulire can bring its international experience and resources to AUSCLEAN Pulire 2013.

www.auscleanpulire.com

15 – 16 October 2013 Grand Pavilion, Rosehill, Sydney, Australia AUSCLEAN and Pulire’s strategic alliance... a long term investment that brings great benefits to our industry

More than 80 exhibitors & 2 days of education Visit www.auscleanpulire.com or phone 1300 789 845 Platinum Sponsor

FACILITY PERSPECTIVES | VOLUME 7 NUMBER 2

Supported By

Media Partners

Facility PerspectiveS | VOLUME 7 NUMBER 2

planters, litterbins + furniture

improving your environment

Designed and manufactured in Australia

THE CONTAINER CONNECTION A leading supplier of commercial planters, litterbins and furniture to the “green” industries with outlets across Australia and New Zealand. Connecting with the best designers, manufacturers and suppliers to ensure products reflect the latest trends, with constant improvements in design, materials, colours and shapes. The Container Connection combine the broadest range of high quality, distinctively designed products to meet your needs with service excellence. The Container Connection personnel represent decades of expertise assisting facility managers to find smart, economically viable solutions to difficult challenges, including custom design and manufacture. The Container Connection continues to grow and diversify products for indoor and outdoor spaces.

BUY LOCAL,

Reduce your Carbon Miles Carbon Miles is now firmly part of the new carbon lingo. This is a way of expressing how far an item has travelled before it reaches you, and therefore how much CO2 has been emitted during freighting. Purchasing Australian designed and manufactured products is a carbon-friendly option and will make a positive impact on climate change, and keep your local economy strong.

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company profile

Go green with a true Australian and reap the benefits Facilities managers retrofitting buildings, incorporating eco-friendly Australian-made and designed planters, litter bins and furniture, reap rewards in meeting their key obligation to occupational health and safety and achieve Green Star ratings while increasing the asset value, maximising human assets and protecting against future upward market movement for green outcomes.

ith the introduction of the model workplace health and safety laws, facilities managers’ obligation to ensure that the buildings entrusted to them are truly fit for human habitation has made occupational health and safety a key component of every facilities manager’s duties. In 2000, the World Health Organisation predicted that by 2010 building managers would be legally as well as socially responsible for indoor air quality, and that one way to meet this responsibility would be to go green, retrofitting existing buildings or building ‘green buildings’.

Indoor air pollution ultimately a facilities management responsibility With research showing that Australians spend up to 90 per cent of their time indoors where air pollution is usually higher than outdoors, it is important to filter volatile organic compounds (VOCs) outside. Indoor air may be polluted by several hundred different VOCs. Outdoor urban air pollution (UAP) is derived mainly from fossil fuel emissions (such as CO2, CO, oxides of nitrogen and sulfur, volatile organic compounds [VOCs], and ozone) but indoor pollution is almost always higher. This is because as the air moves indoors, it mixes with pollution from indoor sources, such as more CO2 and more VOCs from plastics/synthetics. Chemical emissions do not only occur during the installation phase of a facility, but also at all later stages. Formaldehyde and other VOCs may be emitted from indoor materials for many years.

Going green with retrofits and new green buildings is the solution Global scientific research conducted by the Centre of Environmental Sustainability, University of Technology, Sydney, has proven the link between green buildings and the improved health of building occupants. Green Building Council of Australia research into green retrofits in the United States supports the global body of scientific research. United States facilities managers of green retrofitted or new green buildings reported increased goodwill and brand equity, improved workforce productivity, greater employee retention and improved employee health, resulting in fewer sick days. With the new legal requirement to meet the OH&S obligation, more and more facilities managers are turning to The Container Connection Group for smart retrofit ideas and new green building solutions.

When going green, go to a trusted Australian Trusted by designers, architects and facilities managers for 25 years for design excellence, attention to quality and durability, and elegant lines – these are the hallmarks of The Container Connection

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Facility FACILITY PerspectiveS PERSPECTIVES || VOLUME VOLUME 77 NUMBER NUMBER 22

company profile

Group (TCC), a wholly Australian-owned and operated company delivering commercial facility furnishings including planters, litter bins and furniture. Combine this with exceptional customer service where you can see the actual product and consult with someone face-to-face, on-time delivery, exceptional product warranty, ongoing product development and market competitiveness, and TCC’s client base of facilities managers continues to grow. Working directly with leading architects, designers, and planners, TCC products are manufactured in Australia, assuring clients the highest-quality workmanship, easy availability of parts, and on-time deliveries. TCC has been a socially responsible Australian business since it began in 1988, having been the only financial Patron of Australia’s Interior Plantscape Industry Association (IPA) since their beginnings. TCC has financially supported research projects conducted by world-renowned ‘indoor plant’ scientists Dr Margaret Burchett and Dr Fraser Torpy from the Centre of Environmental Sustainability within the Department of Environmental Services, Science Facility, University of Technology, Sydney and many exhibitions marketing the result of this research. With outlets across Australia and New Zealand, TCC ensures its product range reflects the latest trends, with constantly improved designs, materials, colours and shapes. TCC personnel represent decades of expertise channelled into assisting facilities managers to find smart, economically viable solutions to their challenges, including custom design and manufacture.

Recognised Australian leader in green refit and green buildings TCC and major manufacturing partner Palamont have aligned themselves with Australia’s leading architects, artists and designers to create outstanding projects, such as the external facade of One Central Park, Sydney, Australia’s first 6 Star residential green building, and products like Limbo Seating by Berry, Limbo Illuminated, Coral Seating by Steendyk and Tot Litter Management by Lotersztain. Santos in Brisbane embraced TCC retrofitting its Brisbane office, gaining Green Star credentials by installing plants and planters colourcoordinated to each floor. Architects for Brisbane’s Energex building liaised with TCC and Palamont on this project, requiring custommade planters with no VOC output contributing to green points. Litter management solutions for recycling stations were designed in conjunction with QANTAS for domestic terminals and a recycling system for Monash and Deakin University campuses across Victoria – the only recycled recycling station made from 100 per cent recycled polyethylene, and ecospecified in 2008. TCC believes that these partnerships are essential to the industry by investing in the future. Engaging The Container Connection is the best answer to facilities managers thinking green refit or new green building in 2013.

FACILITY Facility PERSPECTIVES PerspectiveS | VOLUME 7 NUMBER 2

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technology and innovation

Clean technologies How to implement innovation and keep ahead of the game

Clean technology innovation is changing the way we do business. Companies are looking at alternative solutions to improve their productivity, profitability, sustainability and competiveness, adopting technologies that use fewer resources, reduce costs and avoid pollution.

acilities managers of the 21st century are faced with increased expectations of delivery from tenants and staff who are not only demanding more eco-friendly and healthy working environments, but who are also wanting to be part of an organisation that has invested in innovative sustainable objectives and solutions that address the need to reduce water consumption, reduce greenhouse emissions and incorporate energy-saving measures, while delivering value and cost savings in their operations. This is ultimately impacting tenancy appeal, yields and valuations. Clean technologies provide a wide variety of leading-edge and battle-hardened solutions to many of the energy, water, waste and broader operational and environmental challenges faced by facilities managers. Finding the best-fit solution for a particular property and management style can sometimes seem like a daunting task. Thankfully, avenues that deliver operational efficiency exist to assist property managers with sourcing and implementing clean technologies. Accessing the emerging market of new technologies has become a lot easier for facilities managers through utilising the expertise of the Clean Technologies Supplier Advocate, Dr Marc Newson. Appointed by The Hon. Greg Combet MP, Minister for Industry and Innovation, Dr Newson is committed to accelerating the uptake of clean technologies through increasing competition and providing access to greater opportunities within Australia. As the Clean Technologies Supplier Advocate, Dr Newson leads the Industry

Facility PerspectiveS | VOLUME 7 NUMBER 2

The mentoring program not only benefits the entrants, it also aims to lower the cost and risk profile of participants, which ultimately benefits consumers. Capability Teams, comprising groups of leading Australian cleantech companies who work together to provide solutions to key industry sectors, including manufacturing, food and beverage, mining and mineral processing, and built environment. The expertise within these teams is impressive, with motivated members who will advise facilities managers on how to access capability information,

technology and innovation

identify suitable suppliers and come ready, armed with design and implementation solutions. Under Dr Newson’s leadership and through the collaborative efforts of his teams, facilities managers can have access to leading cleantech companies that are able to provide alternative, innovative and comprehensive solutions. Key to this approach is identifying and understanding the customer’s needs and operational objectives. Technology is still only an enabler, and the ultimate outcome will still be determined by how its interface with people is designed and commissioned.

Showcasing innovation – a way to stimulate with commercial outcomes Joint showcasing is an initiative that has already been used successfully to help connect Clean Technology SMEs with large commercial businesses. ‘There can be a perceived disconnect between clean technology suppliers and end users. Often, consumers are not aware of the cost-effective solutions available at their doorsteps, and showcasing is a means of addressing this misinformation in the market,’ said Dr Newson. Showcasing involves several capability team members presenting their technologies to one or more potential clients. To ensure that the showcases are commercially relevant, clients identify operational challenges for which they are seeking solutions, or new opportunities that they are particularly interested in exploring. Leading building products company CSR provides an example of the effectiveness of using showcasing to access new opportunities. CSR identified a need for innovative solutions in lighting, compressed air optimisation, voltage optimisation and waste heat recovery. After identifying this opportunity, the Supplier Advocate worked with the industry capability teams to source relevant members to showcase their solutions. Six firms went on to present to CSR executives. Over the course of the presentation, CSR found a number of the technologies relevant to their operations, and also provided firms feedback on their products and market fit.

There can be a perceived disconnect between clean technology suppliers and end users. Often, consumers are not aware of the costeffective solutions available at their doorsteps, and showcasing is a means of addressing this misinformation in the market which can make the path to market quicker, and can therefore deliver a commercial benefit,’ Dr Newson explains. Many facilities managers have undertaken a cost–benefit analysis of competition entrants and found that the business case for implementing their technology adds up. The key is then to match the technology with the business operations.

Leading by example The Australian Clean Technologies Competition – seeking Australia’s best and brightest technologies The Australian Clean Technologies Competition offers another means by which facilities managers can be introduced to new technologies and can connect with Australia’s best companies in this emerging area. Currently in its third year, this competition seeks out companies with innovative solutions and exposes them to new customers. Finalists undergo an intensive mentoring and coaching program designed to accelerate their business development. The mentoring program not only benefits the entrants, it also aims to lower the cost and risk profile of participants, which ultimately benefits consumers. ‘An emerging firm can spend several years learning how to operate in a new market, and can have an extremely high cash-burn rate. By putting our most awarded cleantechs on a pedestal, we create gravitas from local and overseas investors and customers,

Since winning in 2011, Adelaide-based company SMAC Technologies has secured over 90 new contracts across Asia and the United States for its pioneering low-energy temperature control system that reduces energy consumption in commercial buildings by up to 85 per cent. SMAC Technologies has also had success in identifying new collaborative partners in the domestic market for their unique service. The technology has been included in several Green Building Fund projects, such as the retrofit of 120 Sussex Street in the Sydney CBD. Using SMAC, 120 Sussex Street moved from a 3.5 Star to 5 star NABERS Base Building Energy rating at an extremely competitive cost per square metre ($160 per square metre compared to a typical estimate of $765 per square metre). The building is now one of the most highly energy-efficient rated office buildings in the Sydney CBD, and indoor environment quality and tenant productivity have improved substantially.

Facility PerspectiveS | VOLUME 7 NUMBER 2

technology and innovation

Leading companies in the facilities management sector have already discovered that being actively involved in initiatives such as the Australian Clean Tech Competition, and showcasing, are effective ways to keep ahead of industry developments Similar success has been achieved by facilities managers working with the 2012 winner, enLighten Australia. enLighten provides high-efficiency LED lighting solutions, which are changing the value proposition of lighting for property managers. enLighten was awarded the supply and install contract for the LED lighting upgrade of the fire stairs of the NAB House commercial office tower in Sydney. The innovative technology supplied by enLighten resulted in a retrofit with estimated electricity savings of 84 per cent and a project ROI of 3.3 years. ‘The lighting upgrade is yet another exciting and highly successful initiative that ensures a high level of sustainability and further reduces the environmental impact of this building,’ said the NAB facilities manager. These examples demonstrate how facilities managers can work with clean technology suppliers to create a demand-pull mechanism that results in much more targeted and effective solutions. In 2013, the competition will be partnering with industry to enable improved channels for the best suppliers to connect with customers. Industryspecific awards will be on offer in targeted industry sectors, including the built environment. ‘Gone are the days when companies can wait for innovation to come to them. Those who are serious about implementing innovation actively seek to develop solutions in their suppliers, and the competition is a great mechanism for achieving this,’ stated Dr Newson.

Approaching innovation Keeping a finger on the pulse of new clean technology developments is a key plank to implementing innovation and staying ahead of the game, but with most things commercial, approaching innovation may, in many cases, need the support of the Board. If their governance structure does not allow them the commercial freedom to invest in emerging technologies, all is not lost. Organisations can

Facility PerspectiveS | VOLUME 7 NUMBER 2

look at collaborating and partnering with other supply chains and invest in new technology suppliers to quarantine and/or share risk. Lend Lease is a great example of an organisation that has done this successfully. They have set up a venture capital fund (Lend Lease Ventures) separate to their main business, which acts as a commercial partner, investing in emerging technologies and companies relevant to their business, with a particular focus on the cleantech sector. By setting up a separate legal entity, Lend Lease has been able to manage a different risk profile from its main commercial business.

Realising the future benefits of collaboration Leading companies in the facilities management sector have already discovered that being actively involved in initiatives such as the Australian Clean Technologies Competition, and showcasing, are effective ways to keep ahead of industry developments. They have realised the operational and cost benefits of working closely with the suppliers of new technologies. The Facilities Management Association of Australia has teamed up with the Clean Technologies Supplier Advocate, Dr Marc Newson, to deliver leading events focused on clean technology risks and opportunities for the facilities management industry. Past events have included one focused on how solar technology can be viewed as a commercial solution when compared to some of the other energy offerings. Other areas of opportunity have been identified for the future, such as efficient water solutions. Any professional committed to improving the performance of their facility should attend such events.

For further information contact Dr Marc Newson, Clean Technologies Supplier Advocate. Email: cleantechadvocate@innovation.gov.au.

company profile

Replacement of capital assets

n important of any Executive Media - BEIMS function - Ad EDIT.pdf

facilities management is 1 19/04/13 11:53 system AM to help determine the replacement of assets. This is never an easy decision, except where the life of the asset is mandated by legislation or by a manufacturer’s warranty regime.

Many different factors may affect these decisions, including: 3

3 3

financial – acquisition costs, replacement costs, depreciation, maintenance costs (past and projected), opportunity costs et cetera legislative and safety – legislative requirements are very often driven by safety or environmental issues technology and obsolescence – rapidly changing technologies and a trend to built-in obsolescence can often force a replacement decision aesthetics and business-driven factors, such as appearance, ‘public relations’ or business needs operational and conditional factors – past and current performances of the assets must be readily measurable and available. This may include the number of breakdowns, the time to repair, unit performance, availability of parts and/or expertise to repair et cetera

Another key criteria when projecting replacement needs is the condition of the asset. In manufacturing environments, predictive condition reporting is commonly used. In the built environment, this is rarely applied in a quantitative manner, and all or most of the above factors play a role. BEIMS allows all of the above to be recorded and reported, including condition ratings to meet standards such as TEFMA, NAMS and DHS.

Why do so many of Australia’s and New Zealand’s leading organisations use BEIMS to manage their facilities? BEIMS has been used by leading organisations, such as hospitals, universities, casinos, prestigious places of entertainment and many others to manage their facilities for over 20 years.

BEIMS is a stable, easy-to-use system that is well supported, and continues to adapt to changing standards and emerging technologies at a pace that organisations can manage and aﬀord.

BEIMS is a valuable CMMS tool to help manage your risk. BEIMS helps to ensure that regulatory, statutory, legislative, OH&S and other AS/NZS standards are met.

BEIMS is a cost-eﬀective, comprehensive facilities management system with a comprehensive asset register and interfaces to most major ﬁnancial/ERP systems.

For further information contact us at sales@beims.com Or call on +61 3 9602 2255 or visit www.beims.com

FACILITY PERSPECTIVES | VOLUME 7 NUMBER 2

Facility PerspectiveS | VOLUME 7 NUMBER 2

education & training

Education taking facilities management higher The facilities management industry has long been one within which experience and skill are highly regarded, but qualification is neither required nor readily available to pursue. With the first graduates of FMA Australia’s Diploma of Facilities Management receiving their diplomas at FMA’s yearly event, ideaction, in May 2013, and a number of universities and tertiary education institutions beginning to incorporate facilities management into their learning programs, the future of FM qualifications looks promising.

ut what’s to gain, particularly for someone already firmly established as an FM professional, from continued education? In March 2013, the National Skills Standards Council (NSSC) released their position paper: ‘Improving Vocational Education and Training – the case for a new system’, which responds to concerns regarding the quality of vocational education and training, and changes in the labour and training market more generally. Though much of the paper discusses regulation with regard to vocational training, it also raises a number of points about the importance of ongoing vocational training in order to deliver and maintain a productive and highly skilled workforce. Many professional industries have concrete qualification systems in place, allowing workers to achieve a level of qualification that satisfies the requirements of the job. The role of a facilities manager has become much more diverse in recent years, and now encompasses tasks ranging from basic maintenance issues, to workplace safety, effecting sustainability changes, managing fleet and room bookings, and endless other duties that extend beyond what facilities management once was. As such, the industry’s expectations regarding qualifications are changing, from both an employer’s and an FM’s perspective. The FMA’s Diploma sits alongside other tertiary education qualifications such as Deakin’s Master of Facilities Management and Holmesglen’s Bachelor of Facilities Management in providing avenues for both aspiring and existing FM employees to enhance their value in the industry. Not only does vocational education and training augment the knowledge already in the possession of an FM worker, the NSSC report states that such training ‘also ensures that individuals who obtain nationally recognised qualifications can be confident that the skills and knowledge they attain are recognised and valued across Australia’. For a facilities manager, recognition of skills and knowledge outside of their current position is an advantage in career advancement that has not previously been available. Where prior experience was once the only marker of a job applicant’s knowledge of the industry, the scope of future employment is broadened by an Australia-wide recognition of FM qualifications. In addition, the workforce is ageing, and younger workers are now being made more aware of facilities management as a potential career path through having the opportunity to study for FM qualifications. The NSSC report notes that ‘by 2015, it is estimated that Australia will need another 2.4 million of its workers

Facility PerspectiveS | VOLUME 7 NUMBER 2

Where prior experience was once the only marker of a job applicant’s knowledge of the industry, the scope of future employment is broadened by an Australia-wide recognition of FM qualifications. to have qualifications at the Certificate III level or above to meet projected industry demand and the replacement of retiring workers. By 2025, it is estimated that Australia could be 2.8 million short of the number of individuals with higher-skilled qualifications that industry will demand.’ Particularly of relevance to the FM industry, which is embracing the rapid onset of technological innovations in the built environment, is the NSSC’s assertion that ‘a higher skilled workforce has the capability to more readily identify, adapt and implement new ideas, positively influencing the introduction of new technologies within Australian businesses.’ Undertaking extra training will take you further in your FM career, and provide you with a solid foundation upon which to build towards your goals.

Information about FMA Australia’s Diploma of Facilities Management can be found at www.fma.com.au.

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company profile

Relax, we carry the load – business relocations

s your business relocating? Allied Pickfords is synonymous with business relocations management and corporate relocation services. We understand the wider issues, the need for careful planning, detailed project management and clear communication with your staff. Our experienced team takes total responsibility for your office or business relocations, leaving you to concentrate on the day-to-day tasks of running your organisation. The process of relocating is more complex than most people realise. Due to business relocations being a relatively infrequent event for most organisations, people underestimate the time involved and the actions required. When you relocate with Allied Pickfords, we appoint an experienced business relocations Project Manager who is committed to your business relocations requirements. Our aim is to ensure a seamless and pain-free experience for both your organisation, and more importantly, your staff.

Eight reasons to choose Allied Pickfords Business Relocations

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Professional consultations – Our friendly and professional business relocations consultants have the experience and expertise to cater for all your requirements. We’ll listen to you and work in partnership to ensure a successful business relocation for your organisation.

Facility PERSPECTIVES PerspectiveS | VOLUME 7 NUMBER 2 FACILITY

Pre-relocation planning assistance – You will be allocated a Business Relocations Project Manager who will work with you to develop a detailed relocation schedule. Nothing is left to chance. From start to finish, your business relocation will run like clockwork. Specialist Business Relocation staff and equipment – As the best business relocations company in the industry, you can expect nothing less at every stage of your business relocation. Professional packing systems – Our packing systems, procedures and equipment are a benchmark in the industry, and are all aimed at ensuring your goods are protected to the highest standards through the duration of the relocation. Safeguard computer protection – Your computers and peripherals are encased in anti-static preformed computer covers, and are transported in enclosed computer trolleys. High security storage – Allied Pickfords’ safe and secure storage facilities are ideal for short- and long-term storage when undertaking a business relocation. Service – We’re there when you need us. Reliability and responsive service are what we have built our reputation on. Experience and expertise – Leave your business relocation to the experts. We have experienced and well-trained staff who will have your business up and running with minimal disruption in the quickest possible time.

Is your business

relocating?

- Office Relocations - Factory & Warehouse Relocations - FF&E Projects - Hospital, Medical & Laboratory - Library Relocations & Book Cleaning - University & School Relocations - Secure Storage - Electronic Inventory Storage Systems - Project Management

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www.alliedpickfords.com.au

relocation

Relocation, relocation

Moving house is a notoriously onerous undertaking; one that takes research, preparation, hard work and people management (family, friends, removalists). Now imagine the process of moving an entire business: furniture, paperwork, computer systems, employees and all. It’s a daunting prospect.

o if it’s such a difficult task, why do it? There are many reasons that businesses make the decision to relocate. If you’re considering whether it’s the right move for you, ask yourself these questions: Are rent costs increasing beyond the company’s budget? Is your client base shifting? Are new markets infiltrating the space in which you operate? More positively, has your business outgrown its current location’s capacity? Has the business expanded to offer more products or services, and relocation will aid in the broadening of the business? Are you seeking to move to more energy efficient premises? If you answered yes to any of these questions, relocation might be a business-boosting move worth making. But first, think about whether a move will actually remedy the problems that the business is experiencing, and ensure that your move will be a step towards repairing what’s broken, rather than merely distracting you from the real issues at hand.

Facility PerspectiveS | VOLUME 7 NUMBER 2

Don’t expect that you will be back up and running straight away. Even if it looks likely that everything will go smoothly, make sure you have a contingency in the event of a hiccup in your relocation plan.

relocation

For example, business may be dropping off. Evaluate the reasons why this is the case. Look at management and the product or service being offered, and if these elements satisfy your evaluation criteria, then it might be time to look at moving the business. Once you have decided that relocation is the right move for your organisation, there are still many decisions to be made, and each of those decisions must consider the future of the business, not just the immediate benefits of relocation (for example, more space, better public transport access). Conduct market research to ensure that the area you have chosen is suitable for your business. Take into consideration the following: 33 the economic standing of the area 33 the type of market that already exists in the area 33 any competitors in close proximity 33 the size of the market 33 the accessibility of the site to clients, suppliers and customers. As a complete business relocation is a significant undertaking, and will presumably not be a short-term move, you need to be confident that you have chosen the right area. Signs that your new location is prosperous and suitable include: 33 large commercial and industrial companies setting up in the area 33 new shopping centres being established 33 well maintained businesses 33 good transport facilities 33 a low number of vacant premises, and/or a high rate of building activity. In addition, you need to be sure that the new site offers what your business needs. For example, what are the rental costs and operating hours of the new building? What is the traffic like in the area? Is the area zoned for the kind of business you conduct? Once you’re happy with the new location of your business, it’s time to get things rolling. The fundamental consideration that you need to make at this stage is how to ensure as little business disruption as possible. Many businesses find the moving stage particularly stressful – which is heightened if operations come to a standstill – but it doesn’t have to be. If you have the time, make sure you plan well in advance of your move. Before the move, dispose of anything that you won’t be using at the new office so you don’t have to do it during the move, and pack as much as you can without disrupting current operations.

Organise for as much to be done on the one day as possible (within reason). Plan your workstation configuration, your Ethernet ports, and other logistical issues. If you need to refit the space, allow enough time for the fit-out to be carried out. Allow extra time, because it’s better to be ahead of time than to have to throw out your entire schedule. Ensure that this planning includes foresight, as your employees and furniture might need to move down the track. Advise suppliers and clients of the move date and new address. Make sure that anyone who uses your services even semiregularly is aware of the transition. As prepared as you are, however, there will be things that happen at the time of the move that you could not have planned for. Know where you can go to access your files (the Cloud is very handy in this situation), print documents if none of your machines are working, or buy cables/boxes/desks if something is damaged or lost in the move. Don’t expect that you will be back up and running straight away. Even if it looks likely that everything will go smoothly, make sure you have a contingency in the event of a hiccup in your relocation plan. One of the most difficult aspects of relocation is transferring or protecting computer files, particularly if you are upgrading your computers at the same time as moving. As mentioned, make use of cloud-based software, but also save old user options and migrate them to new hardware if you are upgrading. The move is not over when you’ve relocated all of your office’s possessions to the new site. You must also return your old building or tenancy to ‘base building’; that is, bring it back to how it was prior to you occupying the space. Once all of these steps have been carried out, the only thing left is to settle yourself and your staff into the space, and try to maintain as seamless of a transition as possible. All clients and suppliers need to know where you are and how to contact you. All employees should be aware of any new building information; for example, sustainability initiatives, fire safety procedures and marshalling areas, and waste disposal. Lastly, enjoy your new space. If you’ve carried out your move sensibly, and with your business, its employees and its future in mind, you should soon begin to see the benefits of relocation.

One of the most difficult aspects of relocation is transferring or protecting computer files, particularly if you are upgrading your computers at the same time as moving.

Facility PerspectiveS | VOLUME 7 NUMBER 2

company profile

More than just shiny and new It’s always a pleasure to help customers achieve the outcomes they want, and Programmed experienced a profound sense of pride with the recent reimaging and repainting of Parmalat factories throughout Australia. Programmed was able to support Parmalat’s cultural change towards best practice, in addition to providing skills and services to improve the appearance of their factories.

armalat is a leading manufacturer of milk, yoghurt and fresh dairy products in Australia. Coming from a very traditional cooperative background, Parmalat’s recent acquisition by multinational group Lactalis instigated a move to bring Parmalat towards best practice. Key initiatives at the outset were to make older factories shine and look new. Parmalat engaged Programmed for painting, corporate imaging and grounds maintenance across all of its Australian sites. They chose Programmed because of their extensive experience working in highly sensitive food hygiene areas, their understanding and record in safety management, as well as their ability to deliver high-quality end results. ‘Programmed brought to us skills and capabilities we didn’t have,’ said Silvio Tenci, Site Manager, Bendigo Operations, Parmalat Australia Ltd., whose factories roll out favourite Australian milk and yoghurt brands like Pauls, Vaalia, Ice Break, Oak and Breaka. These included advice on better ways of preparing surfaces; speciality services, such as abseilers; scaffolding solutions to prepare and paint high structures or silos; the use of specialist

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FACILITY Facility PERSPECTIVES PerspectiveS || VOLUME VOLUME 77 NUMBER NUMBER 22

paint formulations; signage plans; and a post-project report, which incorporates recommendations on repairs that fall outside the ambit of the contract. Parmalat’s rolling long-term maintenance program allows for the majority of the painting and corporate imaging services to be completed at the beginning of the contract, with ongoing maintenance over the rest of the term of the contract to keep the facilities vibrant, tidy and clean. These works are all at a fixed annual fee that makes budgeting simple for Parmalat. New Parmalat logos now identify Parmalat factories across Australia with the completion of the company’s national reimage, which Programmed undertook. ‘The outcome from the initiative with Programmed was not only to have painting delivered in a safe and professional manner, but holistically to support the changes we are making internally in order to drive cultural change on site and help move Parmalat and our employees to best practice,’ said Mr Tenci.

We can help you maintain your property • Painting Services • Signage • Grounds Services

• Building Refurbishments and Repairs • Electrical and Communications

Contact us to find out more about our services: programmed.com.au 1800 620 911 marketing@programmed.com.au Scan to read our brochure

E L IC UE T AR ISS R IS U H O T E E SE SID IN

Outstanding Achievers in Energy Efficiency Logical Group have achieved the first 6 Star Green Star building in NSW, the lowest energy consuming building in the Sydney CBD and the first 4.5 Star ABGR building in NSW. Our robust WebCTRL technology drives three of the first four 6 Star Green Star buildings in Australia. Our accolades speak for themselves. Find out how the leaders in energy efficiency can deliver exceptional benefits to your business.

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Offices in Sydney and Canberra Web www.logicalgroup.net | Email: sales@logicalgroup.net