FM Mar/April 2018 by FM Industry Publications SA

ISSN 2071-9299

MAR / APR 2018

FM EXPO & CONVENTION JOHANNESBURG EXHIBITION AND CONVENTION IS JUST OVER A MONTH AWAY

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EDITOR’S COMMENT

Phil Woods

Contents 2

News & Products

Carillion collapse

Timing is everything

FM in higher education

The life-cycle of a comercial building

Fire preventation strategies

FM Convention 2018

FM Expo 2018

Ford recycling

Building projects

Sollatek

Johannesburg exhibition and convention is just over a month away

he year is, as usual, flying along and what interesting times we live in. The government is hopefully experiencing a shake-up, Cyril has made some changes to his cabinet and hopefully the economy will slowly start to improve as will our faith in the various departments that have given cause for concern in recent times. From our industry perspective, new construction is still being undertaken, new buildings need new approaches to their management and hopefully, the industry is expanding. With this in mind, our Johannesburg exhibition and convention is just over a month away and what a great opportunity this is to see what is new and innovative in our industry. This annual event is now in its 7th year, the show continues to attract a lot of interest from those working in the built environment.

Running alongside the expo is the convention, a not to be missed event with a fantastic speaker line-up and some really useful topics that will get your inspirational juices flowing. Please look at pages 24 & 25 for more information, or visit the website, fmexpo. org and click on the convention button. Following the collapse of UK based Carillon, we have a very interesting take on the whole episode from Andrew Mason and how the rapid overall growth of the company was its downfall and not it’s FM involvement. All this and much more, including articles on education, business and recycling. I will obviously be attending the expo and look forward to meeting you there.

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Phil Woods phil@fmexpo.org

Adam Peters adam@fmexpo.org

Layout

Pholani Sithole pholani@fmexpo.org

Facilities Management (ISSN 2071-9299) is published 6 times a year by T.E. Trade Events together with 12+ email bulletins and an annual FM Supplier’s Directory. All rights reserved. Reproduction in whole or in part without written permission is prohibited. The views expressed in this publication are not necessarily those of the editor, employees or publisher.

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Mar / Apr 2018 FM

NEWS & PRODUCTS

20 18

& Convention

nnovation is the standout quality that differentiates design resolutions and helps define architecture as special and appreciated by one’s peers. Innovation in sync with context provides the delight factor permitting architectural design to compete comfortably on the world stage. This was said by Dirk Meyer, managing director of Corobrik, ahead of the 31st Corobrik Architectural Student of the Year Awards. The winners of each of the regional competitions then go on to compete for the national title at the 31st Corobrik Student Architect of the Year Awards in Johannesburg in April 2018 Su-Elna Bester won first prize of R8 000, second prize of R6 500 went to Wim Boshoff and third prize of R4 500 was presented to Jani Schreuder. An additional prize of R4 500 for the best use of clay masonry was awarded to Jacques Steyn. Su-Elna Bester’s thesis is entitled, ‘The M.CAC / Multi-Cultural Centre of Dubai.’ She says, “The Multicultural Centre is situated next to the famous Dubai Creek. Forming part of the traditional desert like vernacular architecture creating a special vibrant pedestrian waterfront & cultural hub. The centre is home to all different cultures & communities. Wim Boshoff’s thesis

August 2014 Mar / Apr 2018 FM jFM

Su-Elna Bester with left, Ockert van Heerden of Corobrik, Henry Pretorious and Jan Smit from the University

is a Cinematic Arts Centre, an urban activation through breaking the wall. Jani Schreuder’s thesis is entitled “A Dual Education Centre for Woman and Infants.” She proposes an education centre for single mothers and

Su-Elna with model

an early development centre for their children. Jacques Steyn’s Urban Recycling Centre in Bloemfontein won the award for best use of clay brick. His thesis proposed a new age of recycling process within the 21st century city.

cknowledging that the growth of small to mediumsized enterprises (SMEs) is integral to the development and transformation of South Africa, WorleyParsons RSA’s Enterprise Supplier Development (ESD) initiative seeks to partner with independent, sustainable, smallscale black-owned businesses to jointly deliver engineering services in the minerals & metals,

hydrocarbons, power, chemicals and infrastructure sectors. The initiative, which builds on the success of WorleyParsons RSA’s earlier Enterprise Development programme, aims to be a mutually beneficial collaboration between WorleyParsons RSA and sustainable, empowered SMEs. Gladwin Mfolo, Executive Manager of Transformation at WorleyParsons RSA, says that the primary aim of the

ESD initiative is to encourage skills transfer between WorleyParsons RSA and their ESD partners, and to create more opportunities for their partner companies. While WorleyParsons RSA is able to access specialised services from these businesses and vice versa, the SMEs benefit from increased exposure, a larger operating platform, and access to world-class delivery systems. “We view our ESD affiliates as

partners rather than beneficiaries, as we have as much to gain from the association as they do from us,” says Mfolo. Three companies that WorleyParsons RSA has already partnered with as part of the ESD initiative are UNN Surveys, MVD Kalahari, and Blacc Engineering Services, all already accomplished in their own right, and who view the partnership as an opportunity to expand their businesses.

landowners are balanced, with the need to ensure stability and economic growth.” Speaking at a media briefing later in the day at the ANC’s Luthuli House headquarters in Johannesburg, Duarte together with ANC Secretary-General, Ace Magashule, said the land

policy being considered was not going to negatively affect food production or undermine the economy. Duarte said there was no need to panic, describing as “nonsense”, the suggestions that SA was addressing the land issue like Zimbabwe.

ith the thorny issue of land expropriation without compensation now under constitutional review, the SA Property Owners Association (SAPOA) yesterday raised concerns over policy in relation to food security, agricultural production and the economy. But, ANC Deputy Secretary-General Jessie Duarte, has come out saying ‘there is no need to panic’. The country’s largest commercial property industry body has been vocal about the issue in the past. In the wake of the recent motion in the National Assembly to amend the Constitution to allow for land expropriation without compensation, SAPOA has reiterated its concerns. “SAPOA believes that while the historical background of land ownership needs to be addressed, it is critically important that South Africa navigates through the sensitivities with the greater vision to ensure that the imbalance is

dealt with and that the economic stability continues to be reinforced,” it said in a statement released in the morning. Commenting further, SAPOA Chief Executive Officer, Neil Gopal said: “SAPOA supports a land expropriation process where the rights of present and future

Mar / Apr 2018 FM

NEWS & PRODUCTS

rowthpoint Properties, the leading JSElisted international property company, has commenced excavation for its new 35,000sqm premiumgrade office development in Rosebank, called 144 Oxford. In prime position at the gateway to Rosebank, 144 Oxford features two P-grade office towers of some 17,500sqm each. All of this is located directly opposite the landmark Hyatt Regency, and a short walk from the Rosebank Gautrain Station and other public transport which is plentiful in this well pedestrianised quarter. Taking a step out of its front doors will connect you to the vibrant restaurants, food, lifestyle, shopping, hospitality and entertainment offered by the popular hub of Rosebank Mall,

s details emerge of the Listeriosis outbreak and the need for manufacturers, grocery stores, restaurants and the general public to dispose of the potentially infected foodstuffs, another health and safety issue is coming to the fore. Pest control company, Verminator reports a

The Zone @ Rosebank and The Firs. Growthpoint Properties Office Division Director Rudolf Pienaar says: “We are excited to develop this new prime property with

massive spike in work related to cockroach and rat infestations this year as a result of their sewer habitats drying up. The water shortages in the Western and Eastern Cape mean insects and rats are migrating to sources of water, and in the process are spreading infections such as salmonella and gastroenteritis. Rats are known

ater is never far from the news nowadays and just to add to this, new standards have been approved for the manufacture of plastic tanks. The Association of Rotational Moulders of Southern Africa (ARMSA) announced the publication of a South African

Mar / Apr 2018 FM

its prominent Oxford Road address and unrivalled exposure. Growthpoint is creating highperformance workspace in a sustainable office building designed for leading businesses

that want to position themselves optimally for productivity and staff retention and enjoy a healthy and energising working environment where their business, people and partners can thrive.”

carriers of serious diseases, including leptospirosis and haemorrhagic fever. Nilfisk, a leading global provider of professional cleaning products and services warns that retailers and shopping malls need to ensure sufficient levels of hygiene to safeguard the large numbers of shoppers passing through their doors.

National Standard: SANS 1731:2017 for polyethylene chemical and water storage tanks, developed in conjunction with the South African Bureau of Standard (SABS). The SANS 1731:2017 tank standard is proof that the polyethylene tank you purchase has been properly designed and manufactured to be fit for purpose for the length of its

warranty life. “It compels tank manufacturers to conform to world best practise,” explains Wayne Wiid, ARMSA Chairperson, “and it protects members of the broader construction, architecture, plumbing, landscaping and built industries as well as consumers, against tanks of lesser quality.”

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FM MANAGEMENT

CARILLION COLLAPSE: WHAT DOES THIS MEAN FOR THE INDUSTRY

Some people have likened outsourcing to nuclear power, in that it can be used for good or evil. Unfortunately, it comes with a reputation to match. Outsourcing often engenders heated debate on both sides of the argument. The fallout from the Carillion meltdown is no different, but will their effects be felt 10,000kms away here in South Africa? By Andrew Mason, Workplace Fundi What did Carillion Do? Although Carillion was a construction company, it also provided Facilities Management and maintenance services to the UK and Canadian Governments. At the time of its demise, it held a large number of government contracts, including for the construction of the new HS2 high-speed rail link and for the maintenance of roads. Carillion was one of the largest providers of outsourced Facilities Management services in the UK with The National Health Service being heavily reliant on their services. Its responsibilities stretched from fixing faults in hospital buildings, to cleaning and providing meals for patients. It was also building the new 646-bed Royal Liverpool Hospital. Carillion was also a significant provider of FM services to UK schools, including

Mar / Apr 2018 FM

providing school dinners in over 200 schools through its catering arm. Carillion also played a similar role in the UKâ&#x20AC;&#x2122;s prisons, maintaining around half of the Governments estate.

What Went Wrong? In short, the company overreached itself. Carillion just took on too many risky contracts that proved unprofitable. It faced payment delays amounting to £400 million in its Middle East Operations, but the UK was not exempt where it had cost overruns on major public sector construction contracts:

Carillion Implodes

“

Carillion was one of the largest providers of outsourced Facilities Management services in the UK with The National Health Service being heavily reliant on their services. Its responsibilities stretched from fixing faults in hospital buildings, to cleaning and providing meals for patients. It was also building the new 646-bed Royal Liverpool Hospital.

The sudden and cataclysmic collapse of one of the giants of the UK outsourcing industry is being used in SA as further fuel for the #outsourcingmustfall argument. But as is so often the case ‘truth has been the first casualty of war’ in the media mêlée that has followed.

The spectacular nature of these events has naturally thrown the spotlight on problems with the outsourcing model. But like so many issues in South Africa, outsourcing has been politicised to such an extent that it rarely results in a rational debate. If outsourcing is flawed then we need to address the issues, but the Carillion situation requires proper analysis, and the lessons learned applied. If one reads between the lines of the plethora of column inches that have been written in the aftermath three things are clear. 1. The mounting losses were confined to the construction operations. The Facilities Management operations were operating well and profitably.

2. Lucrative long-term FM service contracts and high-margin work in the Middle East were used to hide low grade and risky construction contracts in the UK. 3. Carillion was making its suppliers wait 120 days for payment which was enough to give hedge funds reason to think that cash was tight at Carillion. So rather than Outsourcing itself being the culprit, it was an irrational cost-cutting race to the bottom has proved the undoing of Carillion. This is regrettable, and thousands of jobs and businesses are now at risk, but this is not a fault with outsourcing, merely its application and should not be used as the prime mover in eliminating outsourcing altogether.

We need to keep the baby and the bathwater safe and not confuse the collapse of one mismanaged company with the failure of outsourcing as a business tool.

UK PLC Led the Way In the outsourcing of Facilities Management, all developmental roads lead back to the UK where the growth in the industry was predominantly driven by the public sector with the private sector initially being slow to take up the trend. In South Africa the opposite is true. It has been the private sector has taken up the first mover advantage of outsourcing their operations to FM Service providers in the search for efficiencies. The public sector in South Africa has

Mar / Apr 2018 FM

FM MANAGEMENT

been highly sceptical in its application of outsourcing. This is due in the main to the influence of the Unions and its hold over what is ironically the only democratically elected Communist Government in the world.

Paranoid Schizophrenia Our Government have a collective paranoia regarding what they see as the hidden agenda of the private sector. Outsourcing is seen as infringing upon workers’ rights, and the Carilion debacle is being pushed as just the most recent example of this. This means that outsourcing, as with most issues in SA, is cast as a political issue, not a business one. The undisputed efficiencies and commercial benefits are lost in political rhetoric and the archaic clamour for nationalisation. This paranoia is schizophrenic in its application. As with many political ideologies, Government’s objections to outsourcing is highly selective. It is roundly condemned in public when it suits the politicians and secretly endorsed when the political wind changes. The recent #feesmustfall demonstrations came with a secondary but equally vociferous demand to reinstate outsourced workers in the #outsourcingmustfall social movement. At first, this was roundly opposed by the SA Government. But University campuses became Syrian like war zones, resulting in the SA President Jacob Zuma ignoring the recommendations of his own Commission of Enquiry into Higher Education and Training and backtracking by acceding to the majority of the student’s demands. Contrast this with the SA government’s initiative to promote the outsourcing and offshoring industry in the country. The Business Process Services (BPS) incentive scheme has been successful in creating over 9 000 jobs in three years and has now been extended through to 31 March 2019. The creation of jobs should be applauded in a country that sees unemployment rates hovering around 25%, but because this would the support the outsourcing agenda,

Mar / Apr 2018 FM

this is not publicised by the Government. The truth, of course, is that for many companies to survive and continue to employ people, they need to drive efficiencies and continuously improve their overly manual ways of doing business. Continuing to driving efficiencies may result in job losses, whether those improvements are executed internally or by an outsourced provider. Notwithstanding this, there are many more employees that get retrenched annually because of company failures than job losses caused by efficiencies through outsourcing. At the turn of the millennium, Telkom outsourced their facilities, property and project management functions along with 1400 permanent staff. The outsourced provider, TFMC, was 50% owned by a local South African company whose founder and Chairman at that time was Cyril Ramaphosa. In all outsourcing deals in South Africa transferring employees, rights are protected by legislation enshrined in section 197 of the Labour Relations Act. By 2009 TFMC had achieved over 60% in the operational savings, yet had managed to maintain the original employee count, with no retrenchments. In contrast, over the same period Telkom had reduced their payroll from approximately 66,000 employees to 19,000. If ever there were an example of an outsourcing good news story this is it.

Renaissance in the last decade has seen the competition for FDI in the southern African region intensify dramatically. Consequently, Botswana is now merely one of many possible investments destinations. The Botswanan Government sees quality infrastructure as an essential component in attracting FDI. They are seeking to develop critical infrastructural facilities, intended to provide services to the citizens, and also, as a strategy to promote private sector investment that is necessary for growth and employment creation. The Government recognises that the expertise, capacity and capability exists in the private sector and are far more progressive than their Southern Neighbours in partnering with FM providers.

A New Dawn

The Botswana Strategy

South Africa’s public sector reluctance to outsourcing is in contrast to its success in the private sector. Outsourcing public services would I believe be hugely beneficial to service delivery to a hugely deprived nation as well as making our notoriously ineffective and corrupt civil institutions more efficient. This scenario represents a ripe environment for outsourcing to flourish in-spite of, rather than despite the Governments historic opposition to the philosophy. Recent seismic political events of our own involving the removal of our corrupt President means that there appears to be a new dawn rising over the country. Our New President has experience as a trade unionist, an entrepreneur (not tenderpreneur as some of his peers) a businessman leading and outsourced provider and now a consummate politician. His CV appears to instil a renewed confidence of the business sector, and so far he seems to have made the right moves. All of this bode well for the future of outsourcing in South Africa with Cyril Ramaphosa at the helm. n

South Africa’s northern neighbour Botswana has a pro-outsourcing agenda that exists in stark contrast to South Africa. The Botswana Government is throwing its weight behind a vision that sees the Facilities Management of all Government premises being outsourced to the private sector by 2026. With its historically stable economy and political system, Botswana has long been a primary beneficiary of Foreign Direct Investment (FDI). The economic growth that has been brought about by The African

Andrew Mason, workplacefundi.com

FM INSIGHT

TIMING IS EVERYTHING When you get it right life is good, but the margin between hero and twit can be very small indeed. Luck plays a big part of course, but Lady Luck is a fickle companion and sometimes experience is what you need to avoid landing in the smelly stuff. By John Bowen

t’s January in the UK and our seasons have a wide enough range to make life a bit interesting in the world of FM as this tale illustrates. It all started when one of our clients had an important presentation to make. They were pitching for a piece of business and were keen to make a good impression from start to finish and we had our end of things covered for them. But as the last minute preparations took place late in the afternoon before the big day the client’s MD decided that the conference room windows needed cleaning for it had rained the previous night and there were a few streaks on the glass. One of his team was delegated to sort it out and, as my team had gone home by then, they rang the window cleaner, a local small business, direct. The conversation must have gone something like this: Client – we need the conference room windows cleaning. Just the corner on the ground floor by the railway line. Window Cleaner – no problem. It will have to be first thing and I need an order number from the FM team. If you FAX it over tonight.

C – I don’t think that I can get one at this time of night. WC – well without an order number I don’t get paid, so I can’t do the job. Unless you’ve got a purchasing card; I can do that now over the ‘phone. C – oh great, here’s my card number. So the next morning around 0730 the window cleaner arrives on site. He is spotted by one of my colleagues, but we have other things on our mind and whilst it isn’t his usual day, it’s a bank holiday week and many things are out of synch so we ignore him. One of the things on our mind is that the temperature is hovering around zero and it is about to get light. On a clear morn such as this the temperature can drop a couple of degrees or more as it gets light and the decision whether to grit or not is under debate. Sure enough the lightening sky in the east sends us down to minus two and we get gritting, but then an anguished call comes across the car park from our squeegee ace… Yes, he has just sprayed the windows and they have frozen.

With not much more than an hour before our client’s visitors are due our conference room has frosted windows, some of which are beautifully patterned, but that is beside the point. We send the window cleaner on his way; there is no point in him hanging around, but we scrounge a squeegee off him and wait for the sun. Fortunately we have no tall buildings opposite and within half an hour we have enough of a thaw to clear the majority of the windows as they face south east, but there are a couple around the corner towards the north east and they are not going to thaw in a hurry. We can’t put temporary heat into the conference room, but with the careful application of a couple of tricks of the trade we have them de-iced and clear literally moments before the visitors arrive. Was luck with us? Maybe, but whilst we lacked vigilance; we should have stopped things before they went wrong, we were able to pull ourselves out of trouble through the application of experience. From zero to hero this time, but, as I said at the top, the margin is a fine one and we can’t rest on our laurels for who knows what tomorrow has in store. n

Mar / Apr 2018 FM

FM EDUCATION

FACILITIES MANAGEMENT IN HIGHER EDUCATION.

Higher learning institutions across the country are experiencing an unprecedented changes with the announcement by the national government that it has set aside R57 billion for free higher education. In the past months since the announcement we have seen first time students descending to institutions of higher learning with intentions to advance their skills in various careers. By Lerato Mashiane

n 2013 South Africa saw the opening of two new universities in the Northern Cape and Mpumalanga. The following year an intake of a small number of students was welcomed and former President Jacob Zuma promised an expansion of the number of students in the decade to come. With the pronouncement of free education various universities will be inundated with various people who have various needs and preferences. It becomes very important for facilities professionals in this industry to be armed with as much information and knowledge that will enable them to make the best decisions that will not only affect the current generation but many more to follow. Facilities management is fairly new in South Africa not many people are aware of it and what it entails. It is

Mar / Apr 2018 FM

therefore imperative that there is an existence of organisations that ensure the education and dissemination of information to people who would like to receive such information, especially in the higher learning space. This profession encompasses other aspects of different disciplines like architecture, engineering, business, management and construction, therefore facilities management has never been a fully-fledged programme in any of these disciplines. In some businesses people who do maintenance work will find themselves doing the work of a facilities manager however, in a higher learning institution it is very important to have dedicated professionals that will ensure that every need of the student body and faculty members is taken care of. Considering the diverse needs that an institution of higher learning has to cater

to, one has to be cognizant of the mammoth task that the facilities management has to undertake and manage. Students and lecturers have different needs and preferences that the particular institution has to cater to in order for them to perform at their optimal best. Beyond the learning facilities, the facilities management of the institution has to consider the sporting facilities, the recreational facilities and a plethora of other supporting services that facilitate a wholistic varsity experience. A study was conducted in North America by various scholars in the facilities management industry researching the impact facilities has on student choices of higher learning institutions. The decisions that facilities managers make in higher learning institutions affect the business of the institution. It is thus important to have the right information to ensure that the right decisions are made concerning the support of primary activities in the institutions. It is said

â&#x20AC;&#x153;

Facilities management is fairly new in South Africa, not many people are aware of it and what it entails. It is therefore imperative that there is an existence of organisations that ensure the education and dissemination of information to people who would like to receive such information, especially in the higher learning space.

that student retention in an institution is based on many variables one of which is the characteristics of the institutional environment they are entering into including the physical, academic and psychological variables. Facilities have been one of the most important in those variables. The design of the campus, its openness, wall decorations and privacy areas have been found to be important to students when it comes to staying at a university. William A Daigneau wrote an essay about facilities management practices and he noted that any decision that is made to create spaces to support educational or research processes can and should be viewed as investment decisions. The space that is created should be thought of as an opportunity to expand the institutions intake of students. For a long time higher learning institutions have served a homogenous student population that shared common, goals, interests and needs. However, things have changed and varsities around the world have been accepting a more diverse student body thus the facilities have to also cater for a diverse crowd.

Older spaces that have served the same homogenous student body have to be altered to meet the needs of the times. In a different research paper on the University of the Witwatersrand written by Edoghogho Ogbeifun, stated that â&#x20AC;&#x153;in order to enable the Facilities Management Unit to align its operation effectively to achieve the objectives of the institution, the unit should be recognized and incorporated into the strategic management umbrella of the institution and all functions of Facilities Management should be executed and coordinated under one organâ&#x20AC;? facilities management is still not perceived as an important aspect of organisations. Facilities managers of higher learning institutions need to make the following considerations when altering facilities for the future and to accommodate the changes that have occurred in the student body in recent years. The overarching idea is to consider that the supporting services and facilities need to be thought of as an investment as William A Daigneau stated before. Facilities managers in higher institutions are under immense pressure

Mar / Apr 2018 FM

Postgraduate Diploma in Property Development and Management in the field of Facilities Management (PGDip PDM in the field of Facilities Management)

CREDIT HOURS & DURATION Total credit hours: 150 Part-time: Minimum 2 years

TUITION FEES R64 180 per year

APPLICATION DEADLINE 31 October 2018

The programme is one of the postgraduate programmes in Property Studies in the School of Construction Economics and Management, and was launched in 2017. It focuses on the effective planning, design, management, maintenance and adaptation of building stock so that it functions appropriately and efficiently in order to meet specified needs of FM specialists.

ADMISSION REQUIREMENTS â&#x20AC;˘ Students with bachelors degrees and higher national diplomas in o The built environment and related disciplines o Engineering and Sciences o Business/Commerce/Finance/Economics â&#x20AC;˘ Applicants with a national diploma who have substantial work experience in facilities management may be considered after a 65percent pass in Wits Facilities Management short courses.

PROGRAMME STRUCTURE SEMESTER I - Introduction to Facilities Management - Real Estate Finance - Real Estate Market Analysis - Building Services

SEMESTER II - Strategic Planning - Commercial/Procurement Law - Commercial Real Estate Investments - Space and Workplace Management

SEMESTER III - IT in Facilities Management - Project Management - Environmental Management - Occupational Health and Safety

SEMESTER IV - Advanced Facilities Management - Real Estate and Asset Management

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ONLINE APPLICATION

Applications are welcome from those in these professions: Facilities Management, Property Studies, Construction, Architecture, Business, Engineering, Management, Social Sciences and other related fields.

www.wits.ac.za/applications/

Mar / Apr 2018 FM

Programme Coordinator: Dr Yewande Adewunmi Email: yewande.adewunmi@wits.ac.za Phone: +27 11 717 7656

School of Construction Economics & Management

School Administrator: Mrs Ruth Billett Email: ruth.billett@wits.ac.za Phone: +27 11 717 7652

1 Jan Smuts Avenue, PO Box 20, WITS 2050, Johannesburg

www.wits.ac.za/cem/academic-programmes/postgraduate-by-coursework

“

When making a decision today on what and how much space to build, how will the megatrends affect that decision, and how quickly? While no one knows the answer to that question, there are some current facilities management practices and beliefs that should be seriously reexamined. These are the current “myths” of higher education facilities management.

to devise a strategy that will ensure that the needs of a diverse student body are seen to. For example, students with disabilities have different needs to those who are able-bodied. In the past the facilities manager would not have to think about the diversity of a student body because of policies of exclusion that might have hindered a diverse people from gaining access to higher learning institutions. However, now that things have changed and more people are being accepted into the higher learning fold it has become important to ensure that they too are comfortable in the higher learning institutions. For example, facilities managers need to ensure that people living with disabilities have access to resources that will enable them to be productive and lead a successful student life. The changes that have been announced by the government have created opportunities and challenges for facilities managers in higher learning institutions. They have to make decisions that will affect the student body and faculty members for years to come. Decisions concerning capacity, accessibility and cost have to be thought out carefully. For example, technology is constantly advancing making possible other methods of learning that were otherwise not available before. While technology may seem to solve the challenge of capacity in many higher learning institutions it creates a problem of security and maintenance, these are the sorts of notions facilities managers have to deal with whilst still figuring out how to ensure that the higher institution is regarded as one for the best with regards to facilities and accessibility and its commitment to the green movement. Fortunately facilities managers of

these institutions are not alone in their endeavours to make these institutions better and rivals of the best institutions in the world. For this end the, The tertiary Institution Maintenance Conference (TIMCO) was established as a forum for the mutual discussion and education of maintenance and facility managers at the higher education institutions in South Africa. There was then a need to develop a permanent association for the benefit of facility managers of the higher education institutions of Southern African countries, this led to the establishment of Higher Education Facilities Management Association (HEFMA). The aim of HEFMA is to provide the best professional service to higher education through contant education, information and resource creation. HEFMA Southern Africa is organised and operated exclusively for charitable and educational purposes. In their constitution they are invested in ensuring that “No substantial part of the activities of the association shall involve the carrying on of propaganda or otherwise attempting to influence legislation.” Membership in the organisation is based on affiliation with eligible institutions, dues, individual rights and privileges based on classifications of participating individuals. HEFMA is also dedicated to promoting ideals and standards that would assure the best academic environment, to engage in such other related activities. The future of facilities management in higher education is based on the decisions that are made by the stakeholders in that field and those stakeholders need to be equipped with as much education and resources that will enable them to make the best decisions for the institutions. n

Mar / Apr 2018 FM

IS YOUR BUSINESS GETTING RECYCLING RIGHT? The Paper Recycling Association of South Africa is looking for leading practice examples from companies that are getting paper recycling right in office buildings and commercial centres. A significant amount of recoverable paper, boxes and milk cartons is discarded after use every day in offices and commercial centres around the country. Help us keep recyclable paper products out of landfills and put

Recyclable paper, board and carton products is

too valuable to go to waste. It must be kept clean and dry so it can maintain its value once it gets

them to good use again, through effective recycling.

into the recycling stream and back to the mill.

Weâ&#x20AC;&#x2122;d like to hear from you about office and corporate

thousands of people, not only for informal

Paper recycling sustains employment for

collectors but also within small businesses and

recycling systems that are working well, why and how. This will help us to build case studies and share

large processing and recycling facilities.

effective systems and successes more widely.

GET INVOLVED AND HELP PRASA MAKE A DIFFERENCE: 1. Send us your stories, systems and tips on how your business recycles paper products. 2. Let us know if you would like to participate in a survey and workshops planned for 2018. 3. Email us: ideas@pamsa.co.za.

We look forward to your contributions. www.recyclepaper.co.za Mar / Apr 2018 FM

@PaperRocks_SA

paperrocksza

FM BUILDINGS

THE LIFE-CYCLE OF A COMMERCIAL BUILDING. Have you ever wondered why some buildings have a lifespan of a 120 years while others have one of only 60 years? Particularly in this day and age when everyone is questioning how environmental elements affect them and the facilities they operate in. By Lerato Mashiane

he great American architect Frank Lloyd Wright once said “Buildings too are children of earth and sun,” while Frank might have meant something different however, there is no denying that buildings are vulnerable to the damaging effects of the earth and the sun particularly in this period of changing climates. Therefore, it is important to have tools and support systems available to assist in collecting information about the durability and longevity of a building. The United Nations Environmental Project (UNEP) Sustainable and Climate initiatives estimate that the construction industry contributes as much as 30 percent of the world’s greenhouse emissions and consumes approximately 40 percent of energy globally. The challenge that the construction industry faces is creating sustainable material like cement and steel. The age of a building may be significantly affected by the environment in which it is built. Stable buildings are able to withstand the adverse environmental conditions. Therefore knowing how a building is affected by such conditions will help make better decisions about circumventing the damages

that may be caused. Understanding the climate of the building site is also important to designing stable and sustainable structures. Environmental sustainability has become the focal and most important aspect of evaluating the durability of a building. The Life-Cycle Assessment (LCA) has been used to assess the longevity of products. This model of evaluation has now been used to assess the longevity and sustainability of a building.

History of Life-Cycle Assessment Life-Cycle assessment as an environmental management tool started in the 1960s. It was done differently and went by different names. At some point there was confusion in the similarity of some of the terms that reflected different depths and types of studies, especially in the literature that that was presented in the early 1990s. The term Life-Cycle Assessment has been a term that was adopted to reflect environmental life-cycle studies. The notion of life-cycle thinking can be accredited to the US defense industry. It has been to consider the operational and maintenance

Mar / Apr 2018 FM

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FM BUILDINGS

costs of systems. This line if thought then evolved into a costing technique which was known as the “Life-Cycle Accounting” or “Life-Cycle Costing.” The first appearance of of LCA in its current understanding was in a Coca-Cola study that was used to quantify the environmental effects of packaging from their inception to the point where it was no longer in use. The emphasis and focus at that time was solely on waste reduction rather than on environmental emissions or energy use. The U.K. was first introduced to the lifecycle perspective through a study that was published in a handbook of industrial energy analysis which was authorised by Boustead and Hancock. During that era a lot of life-cycle studies were being published and the public began to have an interest in this perspective. In 1992 The Society of Environmental Toxicology and Chemistry (SETAC) held two LCA workshops. The first workshop was on the life-cycle impact assessment and the second concentrated on data quality. In 1993 the North American and European SETAC LCA met to setup guidelines and code of practice for Life-Cycle assessment, these are sometimes referred to as the “LCA Bible.” In the late 1990s the conception and implementation of Life-Cycle Assessment had already taken hold in the world. Swedish, Finnish, Danish and Norwegian authors were also publishing their own forms of guidelines and codes of practices for LCA. In that period there were many initiatives that sought to standardise the methodology of life-cycle assessment. In 1994 the Canadian Standards Association released the world’s first national LCA guidelines and the International Standards Organisation (ISO) followed suit

with the following standards which have been widely recognised, • ISO 14040 Environmental management, LCA, Principles and framework (1997). • ISO 14041 Environmental management, LCA, Goal definition and inventory analysis (1998). • ISO 14042 Environmental management, LCA, Life-cycle impact assessment (2000). • ISO 14043 Environmental management, LCA, Life-cycle interpretation (2000).

The importance of Life-Cycle Assessment in Buildings. Although LCA has been used in the building sector since 1990, it is an important tool for assessing buildings and it is less developed than in other industries for example the engineering and infrastructure sector. The trend of sustainable production and eco-green has swept through all sectors, The importance of obtaining environmental-related product information by LCA is broadly recognised and LCA is one of the tools to help achieve sustainable building practices. However, using LCA in a building context is a complex task because of a variety of factors, such as the lifetime of a building, which are often 50 years or more. During the lifespan of a building it may undergo a lot of changes in its form and function. Which can be significant, or even more significant than the original product. Man of the environmental effects of a building happen during its use. Proper design and material selection is essential to minimise those in-use environmental loads. The last reason that makes LCA of a building complex is the variety of stakeholders of the building. The designer may conceptualise

the structure and form of the building but he has little control over the material used furthermore, traditionally each building has been uniquely built to the specification and determination of individual designers and therefore the there is little standardisation in whole building designs, therefore new choices have to be made for each specific situation. According to a review in the academic journal review Sustainability, “the assessment will be defined according to a certain level and contain all the materials processes. This level could be called ―whole process of building‖ and there are many tools available to work at this level, e.g.,BREEAM, (UK). If the LCA is concerned with a part of the building, building component or material,the level could be called ―building material and component combination‖ (BMCC), and in this case it is very important to recognize the component impact equivalent according to the functional unit of the building.” The study further states that the LCA has to be part of the design process as a decision making support tool that should be used in conjunction with other aspects like costs and functional requirements. LCA can provide an overview of the environmental impacts in the different stages of a building’s life-cycle. It helps prioritise the optimisation efforts on an informed basis and assess the individual processes against the larger perspective of the building’s total life cycle. LCA allows the possibility of division of processes from those those that are related to energy use during the building’s use stage and those that are related to materials. Environmental impacts from energy use have a traditionally been the greatest contributor to a building’s LCA results.

A building’s life cycle A life cycle assessment of a building normally involves evaluating its whole lifecycle. This includes all of the stages in the assessment for example, the raw material supply, manufacture of construction products, the construction process stage, use stage, demolition and when the materials are dispose of or recycled. There are five stages to the lifecycle of a building. 1. The Products stage The product stage concerns the processes which involve the production of construction products used in the building: Raw material supply, transport to the production site as well as the final production of the construction products. 2. Construction process stage The construction process stage involves the construction products’ journey from production line to the point where they are installed as a

Mar / Apr 2018 FM

FM BUILDINGS

part of the finished building: Transport from the manufacturer to the construction site as well as installation in the building. 3. Use stage The use stage involves the processes related to the construction products’ continued performance as part of the building, e.g. maintenance, replacement, repair. Processes related to the building’s ongoing operational energy and water use are also included. Most often, the processes will be based upon scenarios, i.e. perceptions about how the processes will take place. 4. End-of Life Stage The processes in this stage are also scenario-based. They concern what happens when the building reaches the end of its life, i.e. the building’s demolition and the subsequent processes involved in re-processing or handling the construction products/materials before further use of in other product systems. 5. Benefits and loads beyond the system boundary. This scenario-based stage contains the calculated gains and drawbacks from reusing and recycling construction products/materials. In accordance with the European standards, contributions from this stage must be considered outside the system boundary and be reported separately.

What is needed in order to conduct a LCA Materials and quantities Information on quantities of all of the used materials that will be used to calculate the building’s potential environmental impact in an LCA calculation. Depending on the aim of the LCA the specifications may be more or less detailed. If it is for early screening processes it may then be enough to only make calculations on the main components in the primary building parts. A more detailed assessment would then include more information. Due to the cumbersome nature of collecting information of the consumption of all the individual material components of the building it is often divided into sections such as Tender documents, BIM models, Drawings, Product information for the used construction products. Then all the information is associated with one or more datasets for the processes that are to be included in the life cycle. Service life of buildings and construction products. In the assessment there should be a reference to the number of years that the lifecycle is calculated for. The selected period of time is then very important to the number of replacements of construction products must be included in the calculations and the total operational use of energy for the use stage. The service life of construction products that are included in the building are also very important for the overall building’s LCA results. The more frequently a construction product needs to be replaced, the greater the number of construction products needed to be produced. The increased production will lead to an extended environmental impact. There are many services and procedures that are involved in the assessment of the lifecycle of a building. Even factors that may not seem to be involved because of their external position from the building are included in the assessment because of their impact on the building. For example, the Environmental Product Declaration (EPD) documents a construction product’s environmental qualities, and it is developed in accordance with recognised European and international standards. Basically this is a standardised method for providing information about the consumption of the energy and resources as well as environmental impacts from production, use and disposal of construction products. The assessment is then very important to all the stakeholders of the building. Especially when the operations are projected to continue for decades or possibly centuries then it is important to consider commissioning people to conduct the assessment. n

Mar / Apr 2018 FM

Our specialist floor treatments repair and protect the existing substrate!

Bright colours and decorative finishes brighten the environment!

Our resin flooring systems offer chemical, wear and impact resistance!

With a seamless finish, floors are hygienic and easy to clean!

Aggregates and coloured work zones can be used to improve safety!

Mar / Apr 2018 FM

FIRE

SHOPPING CENTRES NEED TO BUY INTO COMPLIANT FIRE-PREVENTION STRATEGIES

The Mall of Africa shopping centres pose a different fire risk to traditional buildings

Imagine a fire breaking out in a densely-packed shopping centre. Are you sure you know where the nearest emergency exit is, or even if that particular shopping centre has the necessary equipment and evacuation planning in place? ASP Fire CEO Michael van Niekerk argues that many shopping centres are not compliant in this regard at all.

ith about 13 shopping centre fire-risk evaluations under his belt to date, van Niekerk is well-placed to comment on the regulatory and health-and-safety requirements for smaller shopping centres in particular, such as strip malls. He comments that the main reason that many of these smaller malls are not compliant is either because they were built a long time ago, or have had tenants leave and new ones move in. The average shopping centre is very much an environment in flux, van Niekerk adds. However, if anchor tenants occupy a space in excess of 2 500 m2, then sprinkler systems have to be installed. Another problem in terms of fire risk is that, with constraints on storage space, retailers often exceed the stackingheight limitation. “We also find that basic

Mar / Apr 2018 FM

requirements such as the correct number of fire hydrants and fire-hose reels are not adhered to.” Even if fire-hose reels have been installed, the length of the hoses themselves is often inadequate, especially if the effective radius of the reel is obstructed by racking and shelving, for example. Proper fire-detection systems are therefore the first, and best, line of defence for shopping centres in terms of fire prevention. “If you do not detect a fire in time, and cannot evacuate people fast enough, it can be a major issue resulting in fatalities,” van Niekerk warns. Shops larger than 250 m2 in area are required to have manual fire-detection systems in place, while shops in excess of 500 m2 require automatic fire detection and emergency evacuation systems. This also needs to be linked to the shopping centre’s building management system, so that patrons and

“

If you do not detect a fire in time, and cannot evacuate people fast enough, it can be a major issue resulting in fatalities.

Multi-storey malls with inter-connecting floors increase the risk of a fire spreading

other tenants can be forewarned timeously in the event of any emergency. Even if such systems are installed, the fire panels are usually either faulty, or the emergency indicators are ignored. This leads to the critical issue of smoke ventilation, which is mandatory for any enclosure larger than 500 m2. It is essential that such smoke is contained to at least 2.5 m above the highest occupied level, in order to allow evacuees to see where they are going, and for there to be sufficient oxygen as well. Van Niekerk points out that the recognition time for a fire in a shopping centre ranges anywhere from 30 seconds to five minutes. This means that clearlydemarcated evacuation routes are essential. Buildings without sprinkler systems have to allow for evacuation within 45 m, while the common escape path in multi-storey buildings is 30 m. This escape path increases to 60 m in buildings that are equipped with sprinkler systems. Emergency routes have to have concrete floors and roofs and brick walls, with fire doors giving access to these protected thoroughfares. Buildings of more than three storeys require two emergency exit routes. If a designated area has more than 60 occupants, push-bar panic bolts are needed for such fire doors. Van Niekerk highlights that such emergency doors are often either locked, or protected by additional security doors that themselves are locked, thereby preventing escape in the event of an emergency. It is a legal requirement that such exits remain unlocked or, if they are locked, can be opened with a single movement. Security doors may be installed, but have to locked in the open position while the building is occupied. Another hazard is that emergency exits are often used as areas for storage

overflow, while in-store branding can obscure emergency signage. “We also find that occupants tend to respond better to a verbal command than what to a siren, which means it is an excellent idea for a shopping centre to have a functional public-address system in place,” van Niekerk points out. In addition, it is important that all staff are trained in emergency evacuation procedures, and familiarise themselves with the general layout of the shopping centre so they can assist evacuees in the event of an emergency. Another regulation is that shops within malls are to be separated by fire walls, which have to extend to the underside of the roof itself. In terms of glass shopfronts, the glass edges have to be separated by at least 1m to prevent flames from jumping the gap between shops. “Shops often do not comply in this regard because they are simply separated by dry walling, or brick walls that extend to ceiling height,” van Niekerk points out. Any ceiling voids higher than 800mm require fire-detectors to be installed if the shop is equipped with a fire detection system, as well as void sprinklers if there are sprinklers installed in the mall. ASP Fire is able to conduct fire-risk assessments and Rational Fire Designs for shopping centres in order to determine whether the actual fire load exceeds the installed fire-protection system design. “We are able to advise a client accordingly, and assist them with a suitable fireprotection strategy and system design to cater for the likely worst-case scenario that could be faced in the course of normal operations,” van Niekerk elaborates. ASP Fire offers turnkey fire protection projects, which means it can also supply, install, and maintain fire-protection equipment in buildings. n

Mar / Apr 2018 FM

FM CONVENTION

FACILITIES MANAGEMENT CONVENTION 2018 This is the 7th year that we have been producing the facilities management expo and in that time we have seen great change in both the industry and the country. The internet of things is Knowledge is power some say and whilst that might be a little overdramatic, self-improvement, learning from others and mixing with you peers certainly is a major benefit to anyone working in the FM industry. We are bringing together a range of industry experts that will help you to work more effectively in your day to day role, plus give you some great ideas to consider for future improvements to the workspace and the environment. Below we have given you a taster of what you can expect at the convention. firmly established as a useful tool. BIM is making ground in FM and artificial intelligence is just beginning to gain traction.

Topics for discussion... FM best practices, asset management, life cycle sustainability, energy efficiency and strategic sourcing. A panel discussion The panel of industry professionals will share a series of ideas and experiences on these topics that all have an impact on the role of FM. All these factors play a huge role in ensuring a building meets the needs of its stakeholders.

Building Information Management What new value propositions come into the picture for RE & FM? What are good practices for BIM adoption? What is the potential role of FMs in design and construction processes? What is BIMâ&#x20AC;&#x2122;s potential impact on FM processes, and what are the information management aspects for FM of introducing BIM over the life cycle? We review a case study of how BIM has successfully worked within the FM sector

Mar / Apr 2018 FM

Artificial Intelligence and itâ&#x20AC;&#x2122;s impact on FM

Mike Smith, Aurecon The FM industry needs to wake up to the real incursions this fourth industrial revolution is, and will, make on the fundamental work carried out by FM individuals and service providers. This talk encompasses real, current applications of AI in practice within the FM industry, and provides parallels to developments in other sectors. What is the future impact of AI on employment, company culture, future cities and many related economic and political factors, including the moot point of timescales? What is the future impact on the job of FM? Will you have a job?

Retain talent by keeping the workforce happy

Graeme du Bruyn, The Influence Company Corporate Real Estate and Facilities Managers must align with the enterprise objectives of attracting and retaining talent, through not only transforming workplace experience but also cutting

total cost of occupation by up to 30%. This seemingly incongruent set of tasks requires a broad perspective on what makes up the modern workplace. CRE and FM require technology to understand how talent really needs to work, in order to transform the workplace of today to support that demand. This keynote will explore how CRE and FM can combine Integrated Workplace Management Systems (IWMS) with cuttingedge technologies such as augmented reality for workplace design, space utilisation sensors and mobile working platforms; in order to achieve the agile workplace of the future, using the buildings of today

Case Study of FM technology Hearing about a new technology or future innovation is often exciting and intimidating at the same time. Learning how others have used these technologies and the lessons learned can often make adopting them at your organization a smoother process. a presentation of several short case studies of organizations integrating technologies such as IoT and BIM into their real estate and facility management processes.

How to spend 3 Billion

David Pierre-Eugene, Discovery The New Discovery Building in Sandton is a R3 Billion investment and a project worthy of some insight. The building has achieved a 5 star rating from the Green Building Council and has received praise from many. David Pierre Eugene was the lead project manager on behalf of Discovery and he shares some fascinating insights into this development

What can we learn from the Cape Town Water Crisis

Jo Burgess, South African Water Research Commission South Africa is a semi-arid country and the recent crisis in the cape areas have highlighted our dependency on water. The FM industry can do much to help conserve water, from recycling to looking at new ways of doing things. Michael Smith from Allan Gray shares his first hand experiences. The relevance to this topic for those of us in Johannesburg may not be immediately apparent, however, we have already come close to running out of water once.

Smart Cities need smart FM, how will they work together Smart cities, a buzz phrase of the moment, how can FM work with the concept. Are there partnerships that can be made with this development that will improve life for the workforce and therefore increase productivity?

Dispelling work place myths

John Blackwell Quora UK Using a unique cloud-based Workplace Excellence PlatformÂŽ you will see realtime work practice change scenarios and workplace simulation, meaning that for the first-time organisations can model the impact of reprioritising resources, juggling lease breaks, responding to variable occupancy, deploying technologies, changing HR practices, and much, much more â&#x20AC;&#x201C; and immediately see Net Present Value gains, resource implications, and investment timelines. n

Great value at only R1,050 for two days at the early bird rate including lunch To book your place go to www.fmexpo.org and click on the convention tab

Mar / Apr 2018 FM

FM EXPO & CONVENTION

EXPO & CONVENTION

2018

At the 2018 FM Expo we have a great variety of exhibitors eager to show you what they have got. Exhibitions remain one of the greatest means of looking at new products and ideas.

n opportunity to compare and contrast on a face to face basis. They give you the opportunity to engage all your senses and make well informed decisions. We have software suppliers such as Archibus, D30 and Softworx, D27, from project management and space planning to operations and time management. Software packages like these can be a great tool in helping you to manage change and your buildings If you have experienced blocked pipes in the past, you will know just how difficult it can be to fix. Nuflow has a unique, no fuss solution to this without having to dig up old pipes as part of the cure. No need to replace old pipework, just reline with their unique epoxy resin solution. C5 Are you wondering why your water bills are so high? Zednet is web-based water monitoring solution which offers complete water monitoring solution. This includes, Water loss monitoring, Alarm notifications and automatic reporting and a Billing module. B19 Foodserve are a regular at the exhibition and have found that more and more companies are

Mar / Apr 2018 FM

looking at introducing their own onsite catering. With both small and large installations being considered by a wide variety of companies. They are able to help with all your catering needs. C7 Prepaid Meters are able to help you manage your bills much more effectively, don’t miss out on great opportunities to gain control of one of your biggest costs. Their state of the art meters will give you a great return on investment. A1 One of the country’s top facilities managers was once asked what the most important item that they should ensure was available to all in the building. His instant answer was “good coffee”. We have some great suppliers of that wonderful, invigorating pep-up. Nespresso, C1, is a brand that offers a great coffee capsule solution and is easy to use, with a great variety of coffee options. Meanwhile, The Daily Buzz, D10, offer a complete coffee bar solution that will really get your employees running on a full tank of caffeine, or decaf, if you prefer. Apparently people rarely look up when

walking into a building, but if they did, would they make you feel embarrassed about your ceilings? A much neglected area of the workspace, yet your ceilings could be easily refurbished whatever the material they are made from. Giving more light and a great clean look, visit Bright Ceilings on stand A22 for some affordable solutions. Kleen-Tex offer a great solution in keeping your floor space clean, they have an extensive range of mats for your entrance that will ensure your floors stay clean. From their standard solutions to ones customised with your corporate brand or sales message giving you a unique promotional opportunity. In our previous paragraph we mentioned that people rarely look up, conversely, people are always looking down at where they are walking, use that opportunity. B16 Afroteq are a specialist company that focus on providing unique solutions to the built environment. From facilities management to projects and consultation, to design and space planning. Plus they have their own SSETA accredited training

academy offering excellent, industry focussed qualifications. A12 Air-conditioning is of huge importance in ensuring your stakeholders are at their most productive and Midrand AC offer the complete solution to your needs, From supplying new installations to regular maintenance contracts on your existing equipment. D23 Rothe, C16, are a company who specialise in making your work spaces pleasant to work in. There is nothing better than walking into an office that has been subject to some plantscaping, it just lifts your mood and has a great impact on productivity. Paper recycling is an important aspect of our commitment to helping the planet. PRASA represent the paper industry and will give you some great insights into how best to manage your paper waste. What to recycle and how best to do this. B13. React24, C12, is a specialist service provider to the facilities management industry. With a national footprint, they offer bespoke, specialist maintenance services to the sector. Their services range from plumbing to locksmiths to welding and much more. A level 1 BEE company that run 24/7 to help you in your hour of need. Indigas should be your first choice if you are looking for gas solutions, whether it be for a contract supplier of gas, or the installation and maintenance of gas appliances. Gas is becoming more popular as a great alternative to electricity. C10 If you are looking for alternative flooring solutions, look no further that Technical Finishes. They also provide corrosion protection for the most challenging corrosive environments and also a wide variety of construction problems too. A19 Most businesses require suffer from a lack of storage space and Spacebox/EcoBox offer an excellent solution to this problem. They provide stackable storage boxes that are barcoded for easy tracking and retrieval. The company store them in a secure location with easy access when required. B23 The Life Green Group is a renowned for its professional landscaping services, they also maintain your outside spaces and provide plant solutions for indoor and outdoor use. In addition, more of their focus is on providing recycling solutions to the commercial sector. From food waste to water, they have some great products to offer you. A7, B30, C31, E30 & D21 Flowcrete provide a wide range of floor and wall coating solutions that are highly resilient and durable. Ideal for both industrial and commercial applications. A leading manufacturer of polyurethane, acrylic and epoxy resin floor coatings and specialist adhesives, mortars and grouts across the Sub-Saharan region. C27 FRS is focused on being a trusted partner in Fire Protection and Access Control industry, always aware that production never stops. They have an experienced service team and supplier network giving all their clients peace of mind in this important sector. C19 The Lepro Corporation provide a wide range of cleaning services, from regular contract cleaning to deep clean. In addition they have a hygiene division that provide equipment and all the products needed for restrooms and other areas. B8 Ceilspray offer more than the refurbishment and cleaning of suspended ceilings, other specialised services include, spraying of roofs, specialized waterproofing as well as specialized cleaning of hard floors, including porcelain, granite, marble etc. Visit them on stand C28. No one wants to get stuck in a lift, itâ&#x20AC;&#x2122;s just not a great thing to happen to a person. Therefore get regular maintenance and service for Vision Elevators. They also design and build their own commercial lifting solutions and from escalators to lifts and hoists and more. E8

Mar / Apr 2018 FM

Ergotherapy is a furniture supplier that will keep you comfortable and productive at work. We spend around 30% of our life at work and Ergotherapy want that time to be as comfortable as possible for you and your colleagues. Gurumanzi unlocks the benefits of innovative and disruptive water technologies to select niche markets in increasingly water-constrained, national economies in Africa. We provide â&#x20AC;&#x2DC;next generation solutionsâ&#x20AC;&#x2122; to address the complexity arising from our transition to a fundamentally water constrained economy. A8 Green Worx Cleaning Solutions designs, manufactures and supplies innovative, environmentally responsible, biotechnology cleaning products to households, businesses and industries across Africa. With the use of natural microbes and enzymes we offer green solutions that clean better, harm the environment less, and keep your family and staff safe. C24 a.b.e has over the years grown in size and diversity, to become a major supplier of specialised construction products to the building, civil engineering and building maintenance industries. Visit them on stand E10, to see the latest products available when looking at your office renovation requirements. Sanika Waterproofing has been firmly entrenched in the roofing and waterproofing industry since 1987. During this time, they have been instrumental in developing and manufacturing of unique, high quality roofing and waterproofing systems. These include patented roofing systems, a custom developed sheet locking system and numerous waterproofing membranes and compounds. D1. n

RECYCLING

WHAT DO SOYBEANS, TEQUILA, AND PANTYHOSE HAVE IN COMMON? They’re all recycled and used for seats, insulation, and plastic components in Ford cars!

rom an early age, it was drilled into all of us that recycling is good for the environment. Who hasn’t been through a newspaper drive, collected used cans or set aside water bottles? To celebrate Global Recycling Day on 18 March 2018, Ford Motor Company sheds light on some of the surprising materials that make their way into the manufacture of cars and other products. Recycling materials have significant benefits, and items with recycled components can be lighter, which further reduces their environmental footprint.

Soybeans Soybeans have so many uses, including in transportation. Leftover soybeans are squeezed, pulped and transformed into foam for seat cushions and seat backs. Ford introduced this innovation in 2007, and there are now 15 million vehicles on the road using its soy-based foam in its seats. The use of soy foam decreases the dependence on petroleum, and therefore reduces CO² emissions.

Wine Corks Cork comes from the bark of cork oak trees, the majority of which are grown in Portugal and Spain, and it takes nine years to gather a harvest. From Europe, cork material finds its way all over the world, mostly to produce stoppers for wine and champagne bottles, and by recycling them, the useful life of the cork is extended. The material is diverted from landfill and can be used to manufacture a range of everyday products, from floor tiles, to building insulation and even automotive gaskets. So, the next time you pop open on a bottle… the cork’s journey carries on when you dispose of it in the recycling bin.

From Gum to Gum Boots Yes, you read that right: gum that’s already been chewed can be re-purposed. A UK company called Gumdrop has set up drop bins in cities like London and in venues such as Legoland theme parks, to collect discarded chewing gum. Old gum is recycled into mouldable plastic and re-used on lunch boxes and footwear. Even the Gumdrop bin to collect used gum is made from gum waste.

Mar / Apr 2018 FM

Pantyhose Pantyhose and tights are made from synthetic nylon blends, so it takes a long time (around 30 years) for them to decompose once they end up in landfill. So instead of discarding hosiery you don’t plan to use anymore, you can send them to recycling companies like No Nonsense, or your local recycling centre. Recycled nylon is used for clothing, vehicle insulation, playground material and a host of other things.

Tequila Technically it’s the agave plant, from which tequila is derived, that can be repurposed as bioplastic material. The agave ‘heart’ (it looks like a super-sized pineapple) is roasted and pressed to extract the juices that will be distilled into tequila, and then the discarded fibre is mixed with plastic, which results in a composite material. Ford recently teamed up with tequila brand Jose Cuervo® to produce vehicle components made with the agave composite. “There are about 400 pounds of plastic on a typical car,” says Debbie Mielewski, technical leader for Ford’s Materials. “Our job is to find the right place for a green composite like this to help our impact on the planet. It is work that I’m really proud of, and it could have broad impact across numerous industries.”

Pineapple Leaves When Spanish designer Carmen Hijosa visited the Philippines and was introduced to its traditional apparel made with pineapple fibre, she took upon researching and developing a process that would turn the discarded, postharvest plant leaves of the pineapple into a natural and sustainable fashion material. The result is Piñatex, a nonwoven textile that is a great alternative to animal leather, and is used as material for bags, footwear and fashion accessories.

Recycled materials like these are of equal or better quality than the virgin materials they replace – and offer a host of environmental advantages, including diverting waste to landfill, reducing the depletion of natural resources, lowering energy consumption and cutting costs. Something to keep in mind next time you’re comparing products! n

Mar / Apr 2018 FM

FM BUILDING

LOWER PRICED BUILDING PROJECTS COULD BE PUTTING CLIENTS AT RISK

ike many parts of the world, the South African built environment and construction industry is still in a slump. Economic pressure has led to a number of contractors relooking their pricing strategies to see how they can offer services at a lower price than their competitors. While this is a clever marketing strategy, it may expose clients to certain risks, says Henry van de Wall, member of the Association of Quantity Surveyors of South Africa (ASAQS), and Chairperson of its North West chapter.  “Some contractors may be able to absorb the cost of taking on projects that don’t necessarily yield a profit.”   There are many ways that these contractors can lower their rates. A lower price could be offered if they are able to get material discounts from their suppliers, or if they are for example willing to cut their profit margins in certain areas.  “While this can make good business sense in the current economic climate, it does open clients to certain risks,” warns Van de Wall.   Clients being left with uncompleted buildings and legal costs One of the risks is that a contractor could be offering discounted rates to a number of clients and just scraping by or barely making a profit. If one or a number of his clients then defaults on payments, the contractor’s business may not be able to absorb the financial repercussions and be able to complete the

Mar / Apr 2018 FM

work that he has committed to on other projects. In this case, a client’s building could be left uncompleted or the project could be delayed due to cash flow problems, or even worse – bankruptcy.   “While hiring a professional Quantity Surveyor is often seen as something that only commercial clients should invest in, it is becoming more important than ever to obtain professional input regarding a contractor’s prices,” says Van de Wall. “This initial addition to the project costs will assist a great deal in protecting the larger investment.”  Besides getting a market related estimate to confirm the tendered prices from a contractor, a Quantity Surveyor can also provide crucial clarity about the quality of materials and the scope of work that the client and contractor have agreed on.   Avoiding unnecessary surprises in your Bill of Quantities Even with relatively straightforward building projects, the ASAQS has seen many disputes arising from contractors who are trying to bill for ‘extra work’ on building items that any client would rightfully deem to be included as a compulsory part of a building project.  “A Quantity Surveyor can give clients the estimate, Bill of Quantities and professional guidance they need to protect themselves,” says Van de Wall.  Quantity Surveyors aren’t only appointed to protect clients. Many contractors are also creating

“

While hiring a professional Quantity Surveyor is often seen as something that only commercial clients should invest in, it is becoming more important than ever to obtain professional input regarding a contractor’s prices

allowances for Quantity Surveying services in their own projects, which is the responsible way to proceed with building projects.  Contractors are able to negotiate with Quantity Surveyors regarding fees so that they can still offer competitive rates to clients. The contractors then receive the benefit of being able to offer this professional estimation as a perk to clients, so it’s a win-win for all the parties who are involved in a project.   “With this attitude, a Quality Surveyor isn’t seen as a referee, but rather an independent consultant and enabler who can provide the quality checks that both contractors and clients need to rest assured they are getting a valuable, financially suitable and sustainable building,” concludes Van de Wall. n

Mar / Apr 2018 FM

FM INSIGHT

LOW CARBON LEADERS TEAM UP TO LAUNCH REVOLUTIONARY NEW VOLTAGE OPTIMISATION EQUIPMENT One of UK’s leading manufacturers of the voltage optimisation technology has launched an innovative new approach to help businesses save even more. Verifying your reduction in operational costs and CO2 impact with real time monitoring of energy savings is now possible.

Volt has taken the industry by storm by introducing a unique VO unit which is capable of monitoring, in real time, the energy and carbon savings a property is making. Part of the global Sollatek group, the pioneering company is already helping supermarket giants, hotel and restaurant chains, factories, railways and schools save hundreds of thousands of pounds a year in electricity bills as well as reducing carbon emissions by typically 12-20%. Its equipment works by monitoring a building’s incoming power supply and lowering and stabilising it to a steady 220V (+/- 1.5%) – the level at which electrical equipment works best – to deliver reductions in energy consumption of up to 20%. Its variable system not only saves up to 30% more than fixed rate voltage optimisers, but by automatically compensating for fluctuations in the power supply it also prevents brown-outs and protects equipment – reducing the need for maintenance and servicing in the long run and producing further savings. The system has been nominated for a number of green awards and live demonstrations of its integrated Intelligent Real Time (IRT). This patented system enables energy and facility managers to track the savings the iVolt unit is producing at any given time, via a remotely-controlled device. It is also capable of adjusting the power supply from afar, either to increase or decrease the voltage without disrupting business. iVolt founder, Manhal Allos, explained the IRT device is what sets the iVolt apart from its competitors. He believes the product, which is tailored to new buildings and also features

the monitor will be an equal hit. “Voltage optimisations is an energy saving solution that works; it saves money, protects equipment and it reduces carbon output. However, in this economic climate no one wants to invest in a technology based on the theoretical savings it might bring – they need to be able to see what they are actually saving to justify the initial cap-ex, and that is where the iVolt comes in,” said Manhal. “A lot of companies offering VO equipment require several months to demonstrate savings and even then these amounts are calculated through assumptions of usage, footfall, weather and other regression modelling methods. The problem with this is there are too many variables; it is technically impossible to prove that voltage optimisation has saved X% when energy consumption can

be affected by so many factors.” “The IRT system is a dependable method of calculating savings. It works by adjusting the voltage output to compare energy consumption with and without optimization, over a defined period. It then compares the consumption levels and can identify the energy savings being delivered. The data the IRT Energy Monitor provides is a key tool and it is the only accurate way to report savings in an instant that are directly attributable to VO.”

Advertisers’ Index ASPFIRE 20

Flowcrete 21

Rothe OBC

Twinsaver IFC

Broll 14

PRASA 16

Softworx 18

Wilconox 31

Nuflow 5

Ritlee 27

Sollatek IBC

WITS 12

Mar / Apr 2018 FM

MAXIMISE YOUR ENERGY SAVINGS AND REDUCE YOUR CARBON FOOTPRINT

THE SOLLATEK AVR ALLOWS YOU TO: Reduce energy and electricity consumption Reduce your in CO2 (carbon) footprint Improve your power quality Reduce your maintenance and running costs STABLE POWER YOU CAN DEPEND ON. By using microprocessor and solid state technology, Sollatek AVR can rapidly correct voltage variations and output a steady supply to your load equipment with an accuracy of better than ±5%. The AVR boasts a very wide input voltage range (up to ±35%) and has a voltage correction speed of 1250 V per second. SCADA and remote interface options are available.

SOLLATEK AVR AUTOMATIC VOLTAGE REGULATOR S O L I D - S TAT E S TA B I L I S AT I O N FOR ALL INDUS T RIAL, PROFESSIONAL A N D D O M E S T I C A P P L I C AT I O N S

Sollatek’s expertise extends worldwide through local networks With a customer base across the world and a local presence in more than 50 countries, Sollatek is able to provide support services wherever you are.

SOLLATEK UK LTD. Int: sales@sollatek.com SA: sales@sollatek.co.za Tel: +27 11 788 1614 www.sollatek.com

A STAMP OF AUTHENTICITY

™

ISO9001: 2008 accredited company All weights and dimensions are approximate. Specifications are subject to change without prior notice. ©Sollatek (UK) Limited 2012. All Rights Reserved. SOLLATEK and the SOLLATEK device are the trade marks of the Sollatek group of companies.

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