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An ITP Business Publication | June 2010 Vol. 05 Issue 0066
Essential EEss ssseen ent nntial iaall in ia iinformation infor nfor foorrmat fo m ion for FM & strata professionals, building owners, developers & contractors
FM PARTNERSHIP A LOOK AT HOW FM FIRMS ARE AIDING MEP COMPANIES TO BECOME STRONGER
ELEVATOR MAINTENANCE HOW FMS CAN PREVENT FAULTY LIFTS FROM CAUSING FATAL ACCIDENTS
KING KHAN Idama’s Jawed Khan crowned Facilities Manager of the Year
Licensed by Dubai Media City
CONTENTS
CONTENTS VOLUME 5 ISSUE 6 JUNE 2010
02
06
14
20
08
10
43
02 Online
14 Analysis
06 Comment
20 Awards
08 News
43 Sector Analysis
10 Events
48 Janitor’s keys
What’s on the web? The most popular FM stories of the month.
Léonie Yates discusses the state of the FM job market in the GCC and what it takes to be a successful candidate.
A round-up of the regional news making an impact in the FM industry, including fears over a summer blackout and the launch of a new FM company.
Highlights from the Middle East Waste Summit 2010 and the 5th consecutive FM Expo, which were both held in Dubai at the end of last month.
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Eugene and Arkady Siterman explain why LEED is good for the environment and the bottom line.
The winners of this year’s FM awards are revealed in a special report. Find out why they deserved to walk away victorious and which companies were shortlisted.
Facilities Management Middle East discovers the cause of potentially-fatal elevator breakdowns and how FMs can prevent these from happening.
We ask experts in the FM field what their proudest career moments have been and why.
June 2010 1
XXXXXXXXX WHAT’S ON THE WEB
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IN PICTURES
ITP Business Publishing CEO Walid Akawi Managing Director Neil Davies Managing Director Itp Business Karam Awad Deputy Managing Director Matthew Southwell Editorial Director David Ingham VP Sales Wayne Lowery Publishing Director Jason Bowman Editorial Senior Group Editor Stuart Matthews Deputy Editor Sarah Blackman Tel: +971 4 210 8363 email:sarah.blackman@itp.com Contributing Editor Gerhard Hope Contributors Alison Luke,Alan Millin Advertising Publishing Director Jason Bowman Tel: +971 4 210 8351 email: jason.bowman@itp.com Sales Manager Shirley D’souza Tel: +971 4 210 8779 email: shirley.dsouza@itp.com Studio Group Art Editor Daniel Prescott Art Editor Simon Cobon, Nadia Puma Design Lucy McMurray,Angela Ravi Photography
KAUST
The King Abdullah University of Science (KAUST) is Saudi Arabia’s first LEED-related project and the world’s largest project with a platinum rating. It was recently ranked in the top ten green project in the world by the American Institute of Architects. The building’s solar tower draws energy from the sun, resulting in 27.1% annual energy cost savings and 7.8% on-sit renewable energy.
Director of Photography Sevag Davidian Chief Photographer Khatuna Khutsishvili Senior Photographer G-nie Arambulo, Efraim Evidor, Thanos Lazopoulos Staff Photographers Isidora Bojovic, George Dipin, Lyubov Galushko, Jovana Obradovic, Ruel Pableo, Rajesh Raghav Production & Distribution Group Production Manager Kyle Smith Deputy Production Manager Matthew Grant Managing Picture Editor Patrick Littlejohn Image Editor Emmalyn Robles Distribution Manager Karima Ashwell Distribution Executive Nada Al Alami Circulation
For more galleries, check out: www.constructionweekonline.com/in_pictures/
COLUMNS & FEATURES
MOST POPULAR
Head of Circulation & Database Gaurav Gulati Marketing Head of Marketing Daniel Fewtrell Deputy Marketing Manager Annie Chinoy ITP Digital Director Peter Conmy
RAINY-DAY BLUES Alan Millin, guest columnist Explaining the impact heavy rains have on the facilities management industry
READY BUT STEADY
• Al Futtaim Carillion wins Abu Dhabi university job • Marina West investors told: this isn’t going ahead • 1800 jobs to be created at Bahrain steel plant • Shortage of quality contractors in MEP sector
The quietest capital of the GCC may have weathered the economic downturn
2 June 2010
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EDITOR’S CHOICE
THE SCIENCE OF FENG SHUI • Government attendees confirmed for MEWS Shivani Adalja, guest columnist How can feng shui bring us prosperity?
Chairman Andrew Neil Managing Director Robert Serafin Finance Director Toby Jay Spencer-Davies Board of Directors K.M. Jamieson, Mike Bayman,Walid Akawi, Neil Davies, Rob Corder, Mary Serafin
The publishers regret that they cannot accept liability for error or omissions contained in this publication, however caused.The opinions and views contained in this publication are not necessarily those of the publishers. Readers are advised to seek specialist advice before acting on information contained in this publication which is provided for general use and may not be appropriate for the reader’s particular circumstances.The ownership of trademarks is acknowledged. No part of this publication or any part of the contents thereof may be reproduced, stored in a retrieval system or transmitted in any form without the permission of the publishers in writing. An exemption is hereby granted for extracts used for the purpose of fair review.
SEISMIC INFLUENCE Stuart Matthews, Senior Group Editor Who knew that an Icelandic volcano would have an impact on the industry?
ITP Group
• EIMA completes fire training on the world • Safety gets front seat with evac chairs • Green Globe for two regional hotels
Published by and © 2010 ITP Business Publishing, a member of the ITP Publishing Group Ltd. Registered in the B.V.I. under Company Registration number 1402846.
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WOULD LIKE TO CONGRATULATE
AL SHIRAWI US CHILLERS, WINNER OF THE
GCC MEP SERVICE PROVIDER OF THE YEAR
For more information or view picture of the FM Awards 2010, please visit www.constructionweekonline.com/fmawards/
EDITOR’S LETTER
MAIL RE: Emaar’s Muthulakhshmanan wins young FM of the year It brings great pride to India, Muthulakshmanan’s parents and the staff at Emaar. Balusami Gopalakrishnan
Everyone’s a winner had a thought last month; what if there was no facilities management? Unfortunately for me, that thought was provoked by rather painful and itchy bed-bug bites on my arms and legs. Despite my best efforts – cleaning my sheets, vacuuming everything in site and flipping the mattress – nothing got rid of the little mites. It took me two days of attempted extermination to realise I had to call the professionals in, in the form of pest control. And thank goodness I did; I’m now bug-free and no longer have to gas myself out with repellent before retiring for the evening.
I
Prior to this unlucky situation, my water heater leaked and almost flooded my apartment. Once again I tried, and failed to resolve the situation, which resulted in soaking wet clothes and the need to change before work. The experts, however, were there to help me in my hour of need – they stopped the water-leak and the heater was replaced within a couple of days. For myself and so many others, FM is a necessity; it protects us and our belongings from intruders, keeps our environment clean and it sustains our buildings. And, that’s why companies in the field have been commended for their work at the FmME Awards 2010. This month we can reveal the names of the companies and individuals who walked away with a gong and why they deserved to do so. The full list of victors, nominees and judges’ comments can be found in our special feature starting on p15. But, FM services aren’t perfect and they can always improve, which has lead to new technologies and solutions being developed to meet client and consumer needs. Strategies also need to be discussed among industry figureheads to make sure the sector is heading in the right direction. In light of this, there were two exhibitions held in Dubai last month - the 5th annual FM Expo and the Middle East Waste Summit 2010 – and we have covered all the highlights from these events on p35-40.
Sarah Blackman, deputy editor sarah.blackman@itp.com
Subscribe to facilities management Middle East for free Log on to www.itp.com/subscriptions 4 June 2010
RE: Idama’s Jawed Khan named 2010 FM of the Year Excellent Javed, you have done it again. Nizar Congratulations Jawed Khan. Very well done. Sometimes it is easy to reach the highest standards, but it takes a real effort to maintain them. Three cheers for Jawed and his team. Muhammed Afzel RE: World Security signs safety MoU with Dubai Police This is what we expect from Dubai; protect all people living in this country. Mahmoud Congratulations. It is a great achievement to save AED30 million. Kudos to Mr. Javed and his team. Parthasarathy Ramesh RE: World FM Day to be held next month It’s about time we recongised all the hard work that goes on in the industry. Without facilities management and facilities services where on earth would we be? Leanne
To make a comment on Facilities Managment Middle East news and features visit www.ConstructionWeekOnline.com/ news/facilities-management or email sarah.blackman@itp.com
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COMMENT
Positive job prospects Senior recruiter Léonie Yates discusses the state of the FM job market in the GCC and what it takes to be a successful candidate s an experienced recruiter within facilities management in both the UK and GCC I am often asked what the market is really like, if things really are picking up in the UAE, and who is actually recruiting. In today’s changeable market this has been a difficult one to answer, despite talking to as many facilities management professionals within the region as I can. During the last 18 months my response has been mixed, trying to maintain a balance between being positive and being realistic. I always maintain there is a job out there for everyone – with the varied nature of facilities management I am sure there is, but when times are hard even FM, contrary to popular belief, is not recession proof. Six months into 2010 and I feel confident enough to say yes, things are picking up, and the feeling within the FM market from both clients and candidates is more positive than it has been since November 2008. Clients are approaching me, telling me about newly awarded contracts, wanting to recruit and although there is not the volume we experienced before the ‘crash’ opportunities are definitely out there. The market today, is such that there is greater demand for quality. There are jobs, but the market is more focused on quality rather than simply numbers on seats. It is now apparent that clients are willing to invest time and money into recruiting the right people. Having specialised in the recruitment of facilities management in London and Dubai, the emphasis was always on the environmental and personality ‘fit,’ as much as the skills and qualifications of the candidate. I understand and encourage this way of recruiting and how important this is within facilities management. Good recruitment will always add value to a contract or bid
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6 June 2010
“Clients are approaching me, telling me about newly awarded contracts, wanting to recruit and although there is not the volume we experienced before the ‘crash’ opportunities are definitely out there” should you get it right. The UK requirement was always to endeavour to meet and screen candidates thoroughly before presenting their details to any prospective client – something international recruiters do not, or cannot, always do. The UAE is swiftly moving in this direction, clients are becoming very specific and more demanding of their recruiters to make
every placement very specific and each new recruit count. Now that the market is beginning to see recovery and the promise that the UAE and the rest of the GCC will be the biggest market globally for facilities management, understanding how to recruit is crucial to the success of the industry moving forward. Success for clients and candidates involves a good working relationship with recruiters, making sure they understand your business and the type of candidates (personality, skill sets) and jobs you are looking for. A positive and engaging working relationship with your recruiter, whether you are a facilities manager or you are recruiting a facilities manager, will always result in a more efficient and effective recruitment drive – resulting in the right job, for the right candidate every time. Léonie Yates is a senior recruiter for Hays Construction & Property, focusing on facilities and property management recruitment. She moved to Dubai November 2008 to recruit specifically for the increasing FM sector and has recently re-joined Hays Construction and Property, where she continues to be the FM specialist recruiter.
The feeling within the FM market, both from clients and candidates, is more positive than before, says Yates.
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NEWS ROUND UP
Fears raised over summer blackout Energy-saving experts say FM and construction firms need to work together to reduce energy consumption SUSTAINABILITY \\
Industry experts have warned that Dubai may experience a complete blackout this summer if facilities management and construction firms do not work more collaboratively to reduce energy consumption. Executives from Honeywell, which manufactures technology to reduce energy usage, said it is crucial that facilities management companies are involved at the start of project to advice on energy-efficiency systems, reducing the chances of a blackout when energy use increases. Since 60% of all energy consumption is attributable to air conditioning systems, the worry is that supply will exceed
demand during the hottest summer months, making it imperative to have energy monitoring and control systems in place from the outset. Honeywell marketing director for energy solutions, Scott Petersen, explained: “Everyone needs to take responsibility for reducing energy consumption. It is all about long-term sustainability, and balancing supply with demand.” “Construction people need to involve sustainability solution providers and FMs so that they can build buildings in the most cost effective manner and ensure structures are designed to be operationally-efficient in the long-term.”
It’s imperative to have energy monitoring and control systems in place from the outset.
Speaking about the possibility of a blackout, he added: “The [electrical] grid here can just about cope, but if everyone turns on their air-con in the summer, which accounts for
60% of all energy consumed in Dubai, there is a chance we will have a blackout.” “Just one degree Celcius can have a 5-6% impact on energy consumption.”
Dohaland to launch new FM firm for the MENA region BUSINESS/
Dohaland has signed a joint venture with Linc Facility Services and Masraf Al Rayan Bank to provide facilities management in Qatar and other MENA countries. The new company will provide management of buildings, repair and maintenance, building systems manage-
A MONTH IN QUOTES
ment, traffic control, energy conservation, landscaping and grounds keeping, recycling and security. “I am delighted to announce this new initiative which brings together three leading organisations, and provides an opportunity for best practices to be shared for the benefit of the end user,” Dohaland CEO Issa
Union Properties facilities engineer Abdul Whahab explained why the firm has taken over the FM services of Techem’s regional manager Hans Altmann: the Green Community project: “BCS left because the service was not “Consumption very good and there were a lot of based cooling cost allocation is common complaints.” practice with results leading to Focus International Life Cycle up to 25% energy savings. As Management senior facility manager a consequence, they could this Roger Swainson: “In terms of facility way cut down on their energy management, the UAE is a long costs immensely.”
8 June 2010
Dohaland CEO Issa Al Mohannadi.
way behind the likes of Europe and the USA. Indeed there is an ongoing struggle to convince developers of the advantages of facility management.” Frost & Sullivan Research Analyst and author of the Middle East Facilities Management report Suganya Rajan: “The sheer size of construction
Al Mohannadi told Facilities Management Middle East. “Facilities Management in Qatar is a young market today, however the maturity of this partnership that has over 30 years of experience across various industries will help boost customer satisfaction and service delivery through smart resourcing and technology.”
happening is a testimony to the excellent future of facilities management in the Gulf. There is a renewed pressure on developers to be more sustainable and introduce a number of new technologies into the buildings and facilities. As a consequence, the facilities management market in the Middle East is attracting many new entrants.”
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NEWS ROUND UP
World FM Day to be held this month EVENTS //
Facilities management associations around the world will celebrate World FM Day at the end of this month. Members of Global Facility Management Association will recognise the contributions FM makes to the workplace by holding events, award
presentations and campaigns on June 24. “World FM Day is another example of how Global FM is collaborating across boundaries. We are optimistic that individual facilities managers, teams and companies will once again use this day as a way of promoting the strategic value that facilities
management brings to many organisations,” Global FM Chairman Steve Gladwin. This year debuts the Global FM Awards will also take place during the celebrations to recognise excellence in the industry. The main goal of the FM day is to raise the profile of the sector around the world.
Johnson Controls secures Burj Khalifa contract SAFETY AND SECURITY //
Johnson Controls has supplied a system to Burj Khalifa to allow developer Emaar Properties to manage security in the tower’s corporate, residential, hotel and public spaces, including nearly 900 residential suites, hundreds of office suites and the observation deck. “The security system works with the BMS to enable security personnel at the Burj to take quick action during a security breach or threat,” said Johnson Controls’ Middle East vice president and managing director Magdy Mekky. “The interoperability of key building systems ensures a safe environment for all guests and tenants. The safety benefits are immeasurable.” If an unauthorised person accesses a secure area, the
building sub-systems, including cameras and intercoms, are activated immediately. If a fire is detected, the airflow system will deactivate automatically to confine or smother a fire. Additional features include audio/visual systems, including project screens and video displays, and conferencing
The security system is set to benefit residents.
systems installed throughout the tower. In addition to the security management solution, Johnson Controls installed low-voltage systems that enable many of the amenities on offer. Each residence is equipped with a single control system that interfaces with lighting, curtains, HVAC, home theatre and security management. “The state of the economy has forced business owners in the East to take a close look at their facilities and identify opportunities to reduce costs without sacrificing security or comfort,” said Mekky. Additional high-profile energy efficiency projects in the region include the Bahrain Bay Project, the Pearl Development in Qatar, and the Kingdom Tower in Saudi Arabia.
World Security to share knowledge and training in Kuwait SAFETY AND SECURITY //
World Security will provide specialised training to the employees of Al Raed Security Company in Kuwait. The programme will include basic security supervisor training, self defence, VIP protection and an inspector supervisor course and will be handled by training officers licensed by
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Dubai Police Department of Protective Systems. “World Security has a top class system of operation that covers all aspects of security. The training we receive from their professionals will surely enhance Al Raed’s capabilities. We look forward to get the best of what they offer.” said World Security CEO Mahmood Amin.
Last month, World Security signed a MoU with Dubai Police General Directorate’s Al Ameen Service in order to enhance cooperation in public safety. The company’s network of operation covers various areas of security, including port, marine, industrial, building, commercial, technical, patrolling, events, logistics and intelligence.
TENDERS Issuer: Royal Commission for Jubail and Yanbu Tender No: POM A-2028 Description: Collection and disposal of solid waste materials within Yanbu Industrial City. Closes: June 1 Fees: SR7000 Contact: Purchasing and Warehousing Department, PO Box 30031 Issuer: Oman Electricity Transmission Company Tender No: 135/2010 Description: Installation of fire fighting systems at grid stations. Closes: June 14 Fees: OR200 Contact: www.tenderboard.gov.om Issuer: Central Tenders Committee Tender No: 6/2010/2011 Description: Cleaning services and collection of garbage for the Ministry of Interior. Closes: June 22 Fees: KD600 Contact: Ministry of Interior Issuer: Central Tenders Committee Tender No: 9/2010/2011 Description: Cleaning services and collection of garbage in Ahmadi. Closes: June 22 Fees: KD500 Contact: Ministry of Interior Issuer: Royal Commission for Jubail and Yanbu Tender No: POM J-2563 Description: Operation and maintenance for the Royal Commission Medical Centre. Closes: June 27 Fees: SR12,500 Contact: Director, Purchasing and Warehousing Department, PO Box 30031 Issuer: Rural Areas Electricity Company Tender No: 153/2010 Description: Operation and maintenance of power desalination plants. Closes: July 12 Fees: OR1500 Contact: www.tenderboard.gov.om
June 2010 9
EVENT FOCUS
Middle East Waste Summit 2010 The largest waste management event in the region was held at The Palladium, Dubai from May 18-19. Now, Facilities Management Middle East reveals the highlights of the show’s exhibition and conference
Waste management firms call for government help A recycling industry must be created in the UAE so the country can address the souring amount of waste in the country, a leading figurehead said at the Middle East Waste Summit 2010. United Nations Environment Programme officer Fareed Bushehri told delegates on the final day of the event that waste management is lacking financing and technology. Improving waste management practices “depends on how strong regulations are and how strongly they are enforced,” he said. Visitors agreed with this statement and explained that more people need to be made aware about how to recycle their waste.
“Sure, attitudes are changing, but still it is not widespread and we are not collecting a lot,” KEO International Consultants environmental manager Glenn Platt told The National. “We need to look at regulating to encourage recycling practices and industry to participate.” The three-day conference also discussed rapid economic and industrial growth and the expanding population that have been the major forces driving the amount of waste generated by the region. Over 22.2 million tonnes of municipal solid waste and 4.6 million tonnes of industrial solid waste were produced by the GCC in 2009. Waste management needs to be properly regulated by the government, experts in the field say.
Key waste summit conference speakers
Eye-in-the-sky tracks Trascho trucker trips
Leading the debate were representatives from government and municipalities including Fadhel Abbas Yousif, head of Waste Control, Bahrain Ministry of Municipalities and Agriculture; Ahmed Juma Al-Zedjali, head of Waste Management Section, Ministry of Environment and Climate Affairs, Oman; and Yaser Kayed, Head of Environmental Protection, Ajman Municipality.
Waste management company Trashco has deployed a new technology that will aid the Dubai Municipality in cracking down on illegal dumping. Arab:IT initially installed its telemetry system, which is designed to track fleet 24/7, into 100 of Trashco’s vehicles. “The municipalities are demanding AED100 to AED200,000 for illegal dumping,” said Arab:IT managing director John Bergl. “The queue for the dump at Al Awir can be seven hours, so it isn’t surprising that the lorry driver might choose to drive five minutes into the desert.” Vehicles are monitored through “geofences,” which are installed into areas where
50 manufacturers and suppliers showcased their products and services at the Middle East Waste Summit 2010
10 June 2010
Trashco’s Steve Williams and Arab:IT’s John Bergl.
drivers are allowed to discharge at. “Our ‘programmable logic control’ will show that if a door opens for three seconds it isn’t an illegal dump. We are able to monitor very accurately where anything is dumped, and we are able to send an immediate alert
if something is dumped somewhere it isn’t supposed to be.” ArabIT/Telargo is designed to monitor compactors to avoid unneeded and expensive waste pickups and track the fuel consumption of vehicles to reduce carbon emissions. “Until now we have not come across a company that can deliver the after-sales service as well as Arab:IT,” explained Trashco COO Steve Williams. “Trashco has agreed to deploy the solution for its fleet optimisation, scheduling and remote monitoring of portable compactors. Arab:IT has provided a tracking solution that is customised to our specific requirements,” added Trascho CEO Frederic Vigier.
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EVENT FOCUS
Taking out the trash Dulsco waste management services director Prakash Parab spoke at the Middle East Waste Summit 2010 about how better recycling facilities need to be installed into towers cannot go in the same direction as Europe where they recycle seven different types of plastic and seven different containers, we can’t do that straight away, but at least the basics should be there.
What is the main problem associated with collecting waste from buildings in Dubai? When the access to the building’s waste management is planned, designers rarely think of the space required for easy access to the equipment. You see in most of the hotels and apartments that vehicles cannot access the garbage area in the basement section because the height is so low and it becomes very troublesome for the people to collect waste twice or three times a day. Just getting the bins out can be a problem, so it’s a design issue.
What actually happens to the recyclables? Are they shipped overseas? When the recyclables, such as different coloured glass are collected, they are then sorted. Then some are recycled and used here in the Middle East, paper for example. Plastic, glass and other material are just bailed and exported to India, China and similar markets.
Tell us about your waste management plant. The types of equipment we use are portable compactors, static compactors, mobile compactors (dustcarts), balers and various different types of recycling bins. We haven’t found a major change in demand for any particular truck, but what we have found is that the smaller versions of the vehicles are better to use than the heavy equipment. In Dubai you see a lot of vans at different times, and that brings down the utilisation of the vehicle. If your vehicle is small it can be used 24 hours a day.
Are the values of recyclables high enough to justify your costs? At this point of time, as far as the value of the recyclables is concerned, it is not viable for people like us because the price it takes to transport recyclables is much higher than the price we get back [for the recyclables]. The second thing is that people don’t take much interest in investing for them-
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Are you currently involved in landfill management? Purab believes that individuals should take the initiative to recycle household waste.
“We can’t go in the same direction as Europe where they recycle seven different types of plastic but at least the basics should be there” selves – let’s say for example in purchasing recycling bins. If I’m managing a development of 10,000 villas then the price of giving those bins away becomes a huge cost to provide separate bins for recycling paper, plastic and tins. Whereas, if the household invests, it would be a one-time cost of AED500 dirhams. It is easy for them, but this initiative is not taken by the people, because the responsibility is not there. Also, in the industry, it is usually cheaper
to buy new, raw materials than using recycled materials.
Is there anything that you think FM managers of big tower blocks could do to promote recycling at the source? One thing that I learned from the authorities is that a certain percentage of waste should be recycled, whether it be 5%, 10% or 20%. It has to be recycled or reused again. Also, there needs to be clear direction of what needs to be recycled. We
No, at the present time we are not involved in landfill management. We are involved with the recycling and transportation, but not the landfill management.
Dulsco is a firm operates a huge behind-the-scenes logistics operation to make sure the garbage is disposed from buildings without the occupants being aware of it. Emaar, Nakheel, DAFZA and DP World are among the group’s clients
June 2010 11
EVENT FOCUS
FM EXPO 2010 The fifth consecutive FM Expo was held on May 18-19 at the Dubai International Exhibition Centre. Facilities Management Middle East found out who was there and what they had to say about the industry
MEFMA will benchmark region within three years The Middle East Facility Management Association (MEFMA) will “standardise the built and FM environment, and benchmark the entire Middle East region within the next three years.” This was revealed by MEFMA president Jamal Lootah during the association’s official launch at the FM Expo 2010. “GCC neighbours have to adopt the same standards as set in Dubai. This is a long journey, and needs support from all stakeholders, including government and external industry experts,” said Lootah. “What MEFMA is really looking at is placing the FM industry in the Middle East on the global map. We have a lot of things to consider, from sustainability to service charges, due to the massive growth in construction. “The average life cycle of a building in the Gulf is about 30 years. We need to push it to 40 to 50 years. All our efforts will be focused on standardising the current products, services and issues related to FM within the region,” he added. However, Lootah warned that “sometimes what fits in Europe cannot fit here, due to such factors as the climate. When the government decides to promulgate regulations for the industry, they will select what is best for the people in the country. We fall under the auspices of RERA, and will also be able to draw upon global best practice. Any new regulations will have to fit Dubai and be approved by RERA,” said Lootah.
12 June 2010
Service charges One of the initial issues that MEFMA would be tackling is service charges. Sometimes there is a 40% to 50% price difference between companies. The quality of services on offer also differs. Some companies only put in the minimum staff, for example, and do not look at the overall needs of a building. “They may be cheaper in price, but at the end of the day the difference in quality is quite apparent,” said Lootah. “It is not easy to convince people that upfront FM costs have a long-term cost-saving implication. This is our mission as MEFMA, to establish a best-practice platform for the industry in the region for all stakeholders – investors, own-
Ghulaita: clients must do their FM homework.
responsibility to determine what is the right price for the right service – because the market itself cannot afford to continue with high-priced services.”
Inception Speaking at the official launch, RERA CEO Marwan Bin
“But since we are the regulator of owners’ associations, we will be enforcing the general standard that, whenever you contract a company, it should be licenced”– Marwan Bin Ghulaita ers, facilities managers, professionals, students, government, everybody. It is not like before where you just had an owner and an investor. We have to become much more holistic in embracing the broader industry.” Lootah also stressed that transparency is key. “We have to be very clear about our pricing. There might be a need for government to step in to stop price exaggeration. This is a challenge for us as an industry. It is our
Ghulaita explained it was also important for the construction industry to realise that FM should be involved right from the inception of a project. “This is what we are doing as regulator. We are enforcing laws and regulations for any developer who will come to Dubai today, or some even with a project that did not start, to consider the FM homework before they start marketing or selling the project.” Ghulaita was careful
to stress that RERA would not be “stopping any developments; rather we will be correcting any deficiencies in sustainability.” Ghulaita said that two questions were foremost in investors’ minds: how much is the service charge and who is maintaining the building, and how much is there in the reserve or sinking fund? “This is related to when do I need to invest more money for maintenance, and if the FM company in question is strong and well-known, so I can invest with the knowledge that my asset is being maintained properly. This is the assurance that MEFMA is going to give us.” Ghulaita said RERA would also be looking at qualifications in general. “Anybody from another emirate, maybe with no existing licence, can come to any building and service it. But since we are the regulator of owners’ associations, we will be enforcing the general standard that, whenever you contract a company, it should be licenced.” A related issue was the qualification of ancillary contractors. “A plumber may arrive to fix your water heater, but spoil the washbasin in the process. So far we have reached an agreement with the Dubai Department of Economic Development (DED) to put in place a requirement for an FM licence, a requirement for people who will be providing a service to owners’ associations, so that everyone considers the sustainability of a building. This is what MEFMA is going to give the market; this is the challenge.
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EVENT FOCUS
Scope for carbon offsets in FM sector The trend towards energy management in the FM industry in the Middle East is creating a burgeoning market for carbon offsets, according to Farnek Avireal Middle East general manager Marcus Oberlin. The company has just forged a partnership with a world-leading carbon offset foundation to help private sector companies reduce their environmental impact. “This initiative complements the Ecological Footprint Programme of the UAE, the aim of which is to develop environmentally friendly policies, reduce the UAE’s carbon footprint and move towards a sustainable future,” said Oberlin. Farnek Avireal, in partnership with the myclimate non-profit foundation of Switzerland, will provide consultancy, advisory and carbon management services to help UAE companies reduce their environmental impact by offsetting carbon emissions and reducing or, where possible, replacing their use of fossil fuels. Partners and clients of myclimate worldwide include
Farnek Avireal has recently forged a partnership with a world-leading carbon offset foundation.
large, medium and small businesses from across a range of industries. Among the many high-profile international companies involved are Volvo, Virgin Atlantic, HSBC, Lufthansa and Hyundai.
Regional opportunities Speaking about regional opportunities and its partnership with Farnek Avireal, myclimate
CEO René Estermann, said: “We first attended the World Future Energy Summit two years ago in Abu Dhabi and witnessed great regional interest. In Farnek Avireal we have found a partner that we consider to be the market leading consultant in the UAE for carbon reduction and sustainability.” Farnek Avireal has consolidated its market position by helping
private sector companies reduce their environmental impact with efficient monitoring of energy use. It also has a licensing agreement with Green Globe International, the certification label for the tourism and hospitality industry, covering properties throughout the Middle East. “In 2008 the World Wide Fund for Nature published a study that found the UAE had the world’s biggest per capita carbon footprint. However, the country is investing heavily in improving energy efficiency. The Abu Dhabi government has set a goal of generating 7% of electricity from renewables by 2020. It also sees carbon capture as part of its efforts to slow emissions. “Our association with myclimate enables us to provide the full range of life cycle carbon management services for the increasing number of responsible private sector companies in the region who are aiming to become carbon neutral and contribute to regional efforts towards a sustainable future for the world,” said Oberlin.
Energy expert calls for consumption-based cooling cost Rising electricity costs and high levels of energy consumption make energy-saving measures a top priority for FM experts in the Gulf region, said Techem regional manager Hans Altmann, speaking at the FM Expo 2010. In terms of the UAE, recent statistics show that Abu Dhabi is one of the cities worldwide with the highest level of electricity usage. While in the US the yearly average of energy consumption is 11.4 kW per person, in Abu Dhabi a typical resident consumes on average 41 kW of electricity a year.
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“Although it has to be considered that the standard of living is different not only with regards to the climate, but also with Arab properties being generally bigger and having larger families, the numbers still suggest that there is a high level of over-consumption of energy in the Emirate,” said Altmann. The consumption of energy for air-conditioning, electricity and water plays an important role in this scenario, as it accounts for around two thirds of carbon dioxide emissions in the region. “Consumption-based cooling-cost
allocation is established common practice in many countries, with results of up to 25% energy savings,” said Altmann. “At the moment, the residential sector accounts for the highest amount of energy consumption, with 70% of electricity being used for air-conditioning in private households. Currently, however, there are few incentives to reduce energy consumption for private households across the UAE. “At present, energy consumption is measured on an area base, so it is more difficult for consumers
to control their costs. This measurement system can therefore be blamed for excessive energy waste,” said Altmann. Techem is a energy service provider for the housing industry in the fields of allocating and billing data on energy, water and cooling consumption.
20% Visitors to the FM Expo were up by 20% compared to 2009
June 2010 13
ANALYSIS
LEED for less Increasingly, developers are seeing the advantages of ‘being green’. And, LEED has been a ready partner in achieving goals that are both good for the environment and for the bottom line: decreased energy and water use, reduced emissions, and improved indoor environment. By Eugene Siterman and Arkady Siterman, LEED AP ome jurisdictions – such as the City of Los Angeles in the US — already require Leadership in Energy and Environmental Design (LEED) certification from the US Green Building Council on projects that are 4600m2 or larger. Moreover, ever-increasing energy prices may cause developers to consider conservation and energy-efficiency strategies, regardless if LEED certification is required. Nonetheless, LEED certification has become a desirable attribute for many prospective tenants, and developers have caught on that this is just one more way to make their projects stand out from the rest. Increasingly, LEED denotes a premium product. Thus, many developers are seeking more-efficient design that still produces profitable projects. For a lot of builders and investors, the new reality provokes questions of costs and benefits. After all, green is a nice colour — but only when married to black, especially when it hits the bottom line. As a budget item, LEED certification compliance costs can be reduced, especially if value engineers are retained to review strategies.
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The original ‘greenies’ Value engineers, especially if brought into the process early, can identify less-expensive ways to obtain LEED points while optimising energy and water consumption. Worth noting is that value engineers were effectively green before it was called green. Value engineers have long been concerned with optimising MEP and streamlining construction methods. Value engineers have always optimised system designs to reduce energy consumption and waste. Thus value engineers have deep skill sets that can help developers reduce costs and resources, resulting in getting more ‘green’ for less ‘green’. Optimising building systems is the basis of value engineering. The first step in doing that is clearly understanding the building needs, and using the latest codes, rules, standards and regulations to achieve them. Value engineers keep abreast of the latest methodologies and use them to fine-tune MEP building systems. ‘Right-sized’ equipment and systems reduce waste and result in buildings that are more efficient in cost and resource consumption, leading to additional LEED points.
a different strategy, including whether the goal is for a building that is LEED certified, or achieves Silver, Gold, or Platinum levels. A keen review of the LEED strategy should result in either gaining additional points (that is, a higher level) for the same budget, or meeting the point goal in the least expensive way. One example of how to get more out of your LEED budget involves the ‘increased ventilation’ point. To attain this point, breathing-zone outdoor air ventilation rates for all occupied spaces must increase by at least 30% above the minimum rates required by ASHRAE Standard 62.1. Accomplishing higher levels of ventilation, however, also increases energy consumption (cooling, heating and electrical power to fan motors). As well, increased ventilation leads to higher construction costs due to bigger ductwork and larger equipment required, which also reduces usable floor area. To counter the increased energy used, the LEED documents state, for mechanically-ventilated spaces: “Use heat recovery, where appropriate, to minimise the additional energy.” Energy recovery
LEED AP Eugene
Point by point
Siterman
Developing a strategy for obtaining points in the LEED certification process is a necessary step. Each project may have
14 June 2010
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ANALYSIS
Optimising building systems is the basis of value engineering, according to Siterman.
systems that satisfy ASHRAE Standard 90.1 are a good-sized investment. The value engineering solution potentially garners multiple points for similar efforts by substituting the ‘increased ventilation’ point with ‘optimised energy performance’ points (up to ten may be gained). An energy recovery system will decrease energy consumption and improve the overall energy model of the building. Depending on the percentage decreased, more than one point may be achieved for reduction of energy consumption. The same — or potentially more — points are achieved with one action.
“According to the latest LEED version, MEP systems account for roughly 60% of LEED points, so bringing MEP value engineers in early is especially apt when pursuing LEED certification” - Eugene Siterman
This does not mean that ignoring ventilation rates is the right thing to do. Keeping the rates at the minimum comfortable level maintains the LEED intent of “occupant comfort, wellbeing, and productivity” will be achieved. It is ver y important to note that this example is specific to a particular project, and not a rule of thumb for cost-saving solutions. Each project must be analysed as a whole. This example illustrates how a value engineer will look at strategies and bring solutions in a different way. In addition to providing creative solutions, dedicated value engineers are constantly perusing industry innovations in a
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June 2010 15
ANALYSIS
continuous search for better and less-costly techniques and equipment. Since technologies and materials are improving constantly, what may have been an expensive point a year ago, might be less costly today.
Conclusion The earlier that value engineers are brought into the process, the more substantially they can improve the results. According to the latest LEED version, MEP systems account for roughly 60% of LEED points, so bringing MEP value engineers in early is especially appropriate when pursuing LEED certification. With the right team in place, the ecological strategy will be in line with the project’s economic goals at the same time. Whether driven by market or government forces, green building standards are here to stay. It is likely that the future will see a larger array of technologies, equipment and strategies for
“Green building techniques are increasingly becoming the standard within the construction industries” - Eric Bloom gaining LEED certification. Partnering with value engineers can help developers obtain LEED certification in the most efficient manner possible. Eugene Siterman, LEED AP, is a principal at New York-based VE Solutions Group, which also has an office in Dubai. VE Solutions Group has a global reputation for optimising the design functionality and constructability of MEP systems. The value engineering firm has consulted on such premier projects as MGM Mirage CityCenter in Las Vegas, The Lucida in New York City and Trump International Hotel & Tower in Dubai.
GREEN LIGHT FOR BUILDING CERTIFICATION
LEED AP Arkady Siterman
16 June 2010
Green building certification programmes are becoming increasingly important tools to verify that a building meets a set of ‘green’ criteria, including energy efficiency, sustainable materials selection, site location and indoor environmental quality. In addition to their environmental benefits, certified green buildings can sometimes command higher property values and rents, and green building certification can distinguish certain properties in highly competitive real estate markets. According to a new report from Pike Research, space covered by green building certification programmes will increase from 557.4 million m2 worldwide in 2010 to 4.9 billion m2 by 2020. “Green building techniques are increasingly becoming the standard within the architecture and construction industries,” says research analyst Eric Bloom. “There are three major drivers behind green building certifications: environmental responsibility, reducing operating expenses through energy efficiency and regulatory requirements that mandate energy efficiency and certifications.” Bloom adds that, by 2020, about 80% of green-certified building space will be in the commercial building sector, up from 73% today. Within the commercial segment, the majority of green certifications will go to existing buildings as opposed to new construction. In contrast, most of the focus in the residential market is on green certification of new properties. In addition to the well-known LEED programme in the US and the Building Research Establishment Environmental Assessment Method (BREEAM) programme in the UK, there are more than 20 established green building councils around the world, with more than 40 other national-scale groups seeking similar status in the next few years. While LEED and BREEAM will continue to dominate the North American and European green building markets respectively, Pike Research anticipates that newlydeveloped programmes in China and India will represent about 30% of all certified green new construction by 2020.
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ANALYSIS
Sparks fly for regional fire safety Opportunities are endless for the Middle East’s fire detection and suppression sector, according to Frost and Sullivan’s research analyst for environment and building technologies practice Suganya Rajan he Middle East fire detection and suppression systems market is mainly driven by the increasing awareness about fire safety, especially in newly constructed high rises. And, with increasing commercial and industrial activities in the region, the construction sector and the fire safety systems market could witness a bright future. The fire safety sector is influenced by the civil defense authorities of the respective countries, who play a major role in designing the norms and regulations, which in turn influence the demand for such systems. The respective civil defense authorities are consistently trying to improve the safety concerns in the tall concrete structures. All safety laws laid down by the civil defence authorities are strictly implemented and contractors and consultants abide by them.
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Market overview: The Middle East fire detection and suppression systems market is in its growth stage. The GCC states generated cumulative surpluses due to increased oil prices in 2008, and much of this income was directed towards construction projects and industrial development. The influx of expatriates and increasing per capita income has augmented the demand for residential and retail development. Increasing activities in the industrial and commercial
18 June 2010
sectors, where suppression systems are widely used in places, such as refineries and server rooms, have boosted sales figures for such systems. Trends point to a gravitation away from conventional systems to intelligent addressable systems as the Civil Defence does not approve projects that plan to use conventional system, especially in Dubai. The UAE dominated the demand for fire detection and suppression systems in the Middle East and remained the regional leader in terms of market opportunities in 2008. However, there is a distinct shift of focus of attention towards Saudi Arabia and Qatar. Market concentration in Saudi Arabia and Qatar is low and offers good opportunities for new entrants. Surging demand for fire detection and suppression systems in various end-user segments and increasing awareness about safety requirements could help this market grow at a compound annual growth rate of over 12% per year between 2010 and 2013. The market is expected to gradually become more organised and highly competitive. A gradual shift in focus from the UAE to other countries in the region is expected and this could provide better returns with limited competition. Competitive pricing and service offerings are the basis on
which the success of system integrators is judged. End users and consultants are increasingly demanding comprehensive solutions to provide fire safety for their facilities. Competitive pricing is expected to provide fire safety systems providers with a leading edge over their competitors. However, understanding the clients’ needs is of paramount importance to succeed in a market that is highly client-focused. The Middle East market for fire detection and suppression systems witnessed, over the past two years, abundance of growth potential in industrial and commercial end-user segments. In 2008, the top two segments, commercial and industrial, accounted for 46.1% of the revenues for the GCC fire
detection and suppression systems market. High-end office space contributed a major portion of the revenues from the commercial segment. Oil and gas and petrochemicals sectors were the major contributors of revenues from the industrial segment in 2008.
Driving Factors: • Construction boom in the Gulf region has increased the demand for fire detection systems: As a part of diversification efforts, the GCC countries liberalised their investment and residential property laws, thereby attracting huge amounts of foreign investments. This increased the demand for real estate development and fire safety equipment. • Enforcement of building construction codes has created demand for fire alarms: Development of huge civil structures has led to the enforcement of fire regulations in the GCC market. The enforcement of fire regulations is implemented by civil defense authorities. In Dubai, the regulations, which require installing sprinkler systems for fire suppression, have recently been extended to buildings under construction • Growing awareness among end users: With increasing safety and security threats, end users understand the need for fire safety systems. Widespread
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ANALYSIS
Illustrating the market revenue share by geographic markets of the fire and gas detection system market in Middle East in 2008. Oman 2%
Kuwait 4%
UAE 45%
Bahrain 2% Qatar 11%
KSA 3
Source: Frost & Sullivan
end-user acceptance and support have fueled the demand for such systems. • Insurance incentives for buildings with fire detection systems create demand for the products: Insurance companies offer better insurance rates for buildings having fire alarm systems. And, the savings in insurance premia pays for the alarm systems.
Future Outlook: Although the future looks bright for this market, there are some issues clouding the landscape. As the number of manufacturers present in the region is limited, dependence on imports for fire detection and suppression solutions is high. Import dependency has given rise to problems related to supply, demand, and exchange rate volatility. Companies that have not hedged against these currency fluctuations could face tough times with currency volatility against the US dollar. Major multinationals were entering this market through either the organic or the inorganic route, creating further pressure on
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profit margins. Going forward, companies must direct attention towards emerging markets in countries such as Saudi Arabia, Qatar, and Kuwait to flourish in this competitive environment. Sharing a good rapport with consultants and streamlining supply chain management are likely to enable companies to gain a foothold in the market. Product durability is of utmost importance as the harsh weather conditions require systems to withstand extreme environments. Service and maintenance are offered by almost all market participants. This offers them the scope to leverage their potential and helps in retaining clients. Significant investments into construction and infrastructure sectors make the Middle East the most receptive region for supplying the latest technology in fire detection and suppression systems. Market participants can gain a leading edge in this industry by designing foolproof systems that can efficiently improve safety and help their brands gain acceptability.
June 2010 19
fmME AWARDS
THREE CHEERS
The time has come to congratulate the winners of this yearâ&#x20AC;&#x2122;s FmME Awards. Take a look and see which companies, projects, and professionals were successful and how they achieved such recognition
20 June 2010
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fmME AWARDS
he third annual Facilities Management Middle East Awards took place in Dubai this month with over 250 figureheads from the industry in attendance. Hosted at the Park Hyatt Hotel, the ceremony paid tribute to organisations who have inspired and excelled, plus individuals who have gone above and beyond their call of duty over the last 12 months. Also recognised were companies who have implemented best practice in health and safety and contributed towards creating a sustainable environment through various initiatives. This year has been challenging for many industries affected by the financial crisis, but for the facilities management sector, countless opportunities have been created. As construction has slowed down, professionals have had time to reflect on the work they have done
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over the past few years and learn from their mistakes. Developers have realised that if they want their buildings to last, then they have to take care of them, through building management and maintenance. As such, facility managers have stepped in, new technologies have been launched and various solutions have been created to meet this new demand. In the face of so many obstacles, the FM sector has come out on top. Hundreds of FM companies across the Middle East put their work forward for an FmME award this year from IT experts to sanitation specialists and waste managers. Companies which are brand new to the FmME awards also entered, and showed interest in categories such as the health and safety initiative of the year, sustainability initiative of the year and overall FM com-
pany of the year, awards which were hugely popular among candidates. There were 14 award categories in total, covering the entire spectrum of the industry. People and companies were judged on their innovation, initiative and ability to demonstrate a high standard of work. The judging panel consisted of independent consultant Mick Dalton, Wasl Facilities Management Department general manager Mohammed Khoory and independent consultant Alan Millin. “The event is important because it’s one of a kind. And it’s important to have such events, which recognise the talent pool of the FM industry,” said Khoory. Dalton added: “Those that entered were of a good standard and this shows how the industry is developing and growing across the UAE.”
The 14 winners of the FmME Awards 2010 standing proud.
June 2010 21
fmME AWARDS
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1. Companies from
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accross the sector turned up to celebrate. 2. Mick Dalton, a member of the judging panel, hands Pieter Botha the Securty Service Provider of the Year award. 3. Smashingâ&#x20AC;&#x2122;s Leny Day was excited about accepting an award on behalf of her company.
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4. Jamal Lootah from Imdaad presented Drydocks with its third consecutive health and safety initiative award. 5. Partners in crime: James and Leny Day from Smashing! Cleaning Services.
22 June 2010
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fmME AWARDS
FM AWARDS 2010
AWARD GALLERY Take a look at the snaps taken at the Park Hyatt Hotel, Dubai on the night of the biggest FM awards ceremony in the GCC.
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6. Drydocks won two awards at this year’s ceremony. 7. Emaar’s Jeevan D’Mello and Mace Macro’s Bill
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Heath celebrate together. 8. Delegates congratulate their fellow FM professionals. 9. Networking before the main event. 10. Terraverde was shortlisted for the landscaping contractor of the year award.
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June 2010 23
fmME AWARDS
WINNER: EDUCATION AND DEVELOPMENT INITIATIVE
EMAAR COMMUNITY MANAGEMENT n a bid to secure the future of the environment through FM initiatives, the judges looked for ongoing promotion of education and training initiatives and information dissemination vital to the ongoing development of the industry. Emaar Community Management proved it was a worthy candidate for the award by taking active steps to reach out to its communities. Its Community Clean-up Campaign was held at Emirates Living, a cluster of townhouses and independent villas consisting of more than 8500 units, and ran for three weeks, starting from November 20 last year. The first week of the campaign focused on reminding residents
to drive safely by abiding with speed limits and refraining from wrongful parking. The second week was dedicated to educating residents on proper waste disposal, pet waste management and recycling in order to ensure the environment is protected. Emaar promoted safety and security in the final week to create awareness about specific procedures. The judges noted that the winner had initiated a campaign that not only helped maintain the community but also, by educating the residents, helped them keep their community service charges under control. Emaar Community Management was formed in 2006 to assist home owners and their repre-
CATEGORY: SHORTLIST
WINNER: COMMENT
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Imdaad Masdar Institute Emaar Community management
sentatives in managing community affairs across Emaar Properties. The company focuses on four primary areas; management of the communities - assisting in the management of communities to ensure the efficiency and economy to the operations; budget preparation - accounting of all financial activity of the community and assisting the committees in annual service fee budget preparation; liaison services - liaising between Emaar, facilities service providers and home owners; and fostering community spirit and development - organising community building events, creating awareness campaigns and publishing community newsletters and directories.
It’s been a great year and we’ve achieved a lot for the community. We’ve always promised a ‘lifestyle’ and it’s been important to show this to homeowners. Senior director Jeevan D’Mello
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June 2010 25
fmME AWARDS
WINNER: CLEANING SERVICE PROVIDER
SMASHING! CLEANING SERVICES n order to win an FmME award in this category, a contractor or supplier must have excelled in providing cleaning services for a significant project, and Smashing Cleaning services did just that. The company, which offers HVAC system cleaning, high pressure external building wash, cleaning of windows and skylights and deep steam cleaning, among other services, bagged the cleaning contract for the Formula 1 Yas Marina project last year and completed the work in just 21 days before the first grand prix race was held. Smashing also undertook additional works at no extra cost and received a “fantastic referral letter” from the client on the
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project, Aldar, according to Smashing general manager James Day. The letter stated: “Your professionalism, dedication, knowledge and experience were evident throughout the time you were with us and your team worked tirelessly through what can only be described as difficult circumstances.” Independent FM consultant and judge on the FmME Awards panel commented on the reason for the company’s success: “Smashing cleaning excels in its approach and leads the way in many aspects of cleaning as a specialist cleaning service provider. The [F1] project award demonstrates their capability and flexibility.” A+ Securities and Cleaning Services
was commended for its work on the Entrepreneur Business Village a facility located in Dubai, built by Sheikh Mohammed Bin Rashid Al Maktoum, but there can only be one winner.
WINNER: COMMENT
CATEGORY: SHORTLIST
I think it’s all about doing the little extra things for the client. The Abu Dhabi Grand Prix was a big job for us. It went from a total mess of a building sit to a well presented venue.
Smashing provided services for the F1 Yas Marina project.
Smashing! Cleaning Services A+ Securities and Cleaning Services Megarme
Managing partner Leny Day 26 June 2010
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fmME AWARDS
WINNER: FM CONSULTANCY
MACE MACRO ace Macro picked up one of the most sought after FM awards at this year’s event because of the scope of work it carried out for the Government of Jordan. “Mace Macro once again showed how it works to ensure best practice facilities management is put into place,” explained judge Mick Dalton. In 2009, the Executive Privatisation Commission required the firm to conduct a review of over 10,000 government buildings, which have been poorly managed. Macro then proposed strategy, policies and organisation for future FM delivery in the region. In addition, the company provided direction for outsourcing all or part of FM servic-
es, identified steps to improve public services through well maintained government buildings and revealed potential for significant cost savings and efficiencies. In a statement, Executive Privatisation Commission chairman Abdel Rahman El Khatib thanked the consultant for its efforts: “The consultancy work Macro did is likely to become the foundation of Jordan’s future FM industry.” Mace Macro also took home the FM Consultancy Award this time last year because of its engagement with the property management department of the King Abdullah Economic City in June 2008. The company provided a range of FM consultancy support related to estab-
CATEGORY: SHORTLIST
WINNER: COMMENT
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Mace Macro Ginger Group Reliance Facilities Management
lishing the organisational set up for the operational services to the project. Judges looked for an array of evidence, including cost savings, best practice and FM strategy. The winner showed all these and more and impressed the panel with numerous case studies.
Ista’s Tarek El-Far hands Macro’s Bill Heath his award.
Winning for the third year in a row, we’re are very pleased. Thanks go to all at Mace as they made it work, as well as our clients for their faith in us.
Thiess Service Middle East Langmead Associates www.constructionweekonline.com
Managing director Bill Heath June 2010 27
fmME AWARDS
WINNER: MEP SERVICE PROVIDER
AL SHIRAWI US CHILLERS
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udges looked for evidence of innovative MEP service provisions, excellent customer and client relationships and environmental and cost savings when deciding which company should win the MEP award this year. Al Shirawi US Chillers clearly met these criteria by reducing CO2 emissions by over 3000 tonnes, and saving 14 million gallons of water and 3.68 million KWh of electricity in the UAE last year. The company achieved these savings by installing a non-chemical water treatment technology into a Palm District Cooling (PDC) plant. The system has been in operation for over one year and PDC is in the process of placing
orders to have the technology installed in six other plants. In addition to eliminating all chemical usage, this technology has allowed PDC to increase the cooling tower cycles of concentration, thus substantially reducing water requirements and associated water cost. It has decreased the carbon emissions associated with the water production and distribution, allowing PDC to earn LEED points. Last year, US Chillers also developed Condenser Air Pre-Cooler systems, which help air cooled chillers save money by reducing entering condenser air. All systems are designed, engineered and manufactured to attach directly to the con-
denser section of air cooled chillers. The pre-cooler is designed to operate by utilising the airflow from the condenser fan of the existing air-conditioning or refrigeration equipment, relying entirely on the evaporation of water. As water passes downward through the media, the air velocity of the condenser fan causes some of the water to evaporate, ultimately cooling the air before it reaches the condenser coil. Judges commended the scale and ingenuity of the projects worked on by Drake & Scull, but the winning entry demonstrated how it has added value to projects by supporting everything from district cooling plants, to FM companies and their clients.
WINNER: COMMENT
CATEGORY: SHORTLIST
I’m very proud that we won. It’s a challenging environment but we are well placed.
AL Shirawi US Chillers Drake & Scull
CEO Navin Valrani 28 June 2010
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fmME AWARDS
WINNER: HEALTH AND SAFETY INITIATIVE
DRYDOCKS WORLD t was a unanimous decision made by the judging panel to present Drydocks World with the Health and Safety Initiative award this year for the reason that it made notable and verifiable improvements in health and safety track records. The company partnered with clients to implement initiatives such as programme management of comprehensive health and safety framework, enrolment of FM staff in online and health and safety training programmes and participation of facilities management staff in HSE cross functional teams e.g. emergency response teams. It also conducted HSE perception surveys to identify
areas of improvements, determine alternate approaches and enhance employee participation. As a result, 1 million man hours were worked without lost time injuries in three separate facilities – one in Qatar and two in the UAE. It also achieved 100% health and safety compliance at all site. “Drydocks World has led the way with its health and safety management approach, not only by ensuring health and safety is engaged but auditing and training and a real first class approach which most can only aspire to follow,” said judge Mick Dalton. And, judge Alan Millin added: “Drydocks World came out as a clear winner when measured against
CATEGORY: SHORTLIST
WINNER: COMMENT
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Drydocks World Reliance Facilities Management Dulsco
the award criteria.” This year’s awards marked the third straight win for Drydocks World in this category. Last year, it was recognised for being the only entrant certified by the British Safety Council.
Drydocks has led the way with its H&S management.
It’s excellent for us. We are endeavouring to improve systems, which is vital in a high standard environment such as ships.
Emaar Community Management
Safety officer Phil Barren www.constructionweekonline.com
June 2010 29
fmME AWARDS
WINNER: INNOVATIVE USE OF IT IN FM
PARKS AND RECREATIONAL FACILITIES DIRECTORATE OF ABU DHABI MUNICIPALITY arks and Recreational Facilities Directorate (PRFD) walked away with the IT in FM award this year for showcasing technical excellence, energy efficiency and cost effectiveness. The company has designed the Computerised Maintenance Management System, which incorporates the more common functions of IT systems with innovative ideas such as direct irrigation monitoring. The systems are designed to ensure asset life, reduce operation and maintenance costs, standardise asset management practices, track op-
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eration and maintenance contractors’ performance, help manage reporting and payments process and conserve water and electricity. These systems will provide desktop and mobile connectivity for operation and maintenance contractors and will also be interfaced with geographic information system for online identification of location etc. When explaining why PRFD won the FmME award, Mick Dalton said: “The winner shows how a public service can use IT to manage its assets. The Parks and Recreational Directorate of Abu Dhabi
stood out this year in advancing the use of IT in FM by demonstrating best use of supervisory control and data acquisition and technology.”
WINNER: COMMENT
CATEGORY: SHORTLIST
It was a real push to get our project off the ground but we had the confidence from our management that it was a worthwhile project. The award is justification for that confidence.
Al Saeedi recieving his award at the Park Hyatt Hotel.
Parks and Recreational Facilities Mace Macro International Emaar Community management
Engineer Hussain Al Saeedi 30 June 2010
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fmME AWARDS
WINNER: FM OF THE YEAR
JAWED KHAN, IDAMA FACILITIES SERVICES here were several strong candidates hoping to bag the FM of the year award this year, but the winner stood out for his initiatives, which have saved AED30 million through energy conservation. Jawed Khan joined Idama in 2004 and is now responsible for overall delivery of contracted service level agreements for FM services across Tecom Free Zone in Dubai. His role involves managing services and processes that support the core business of the organisation and to ensure it has the most suitable working environment for its employees and their activities. In April, Khan put together a weekly schedule, which would result in high
energy savings. As part of the schedule, the Idama cleaning crew were asked to turn off lights in occupied areas after cleaning up, HLV fixtures in elevator lobbies were selected to be turned off and all under water lights were permanently switched off. Khan also started initiatives such as recycling programmes and an ‘earth watch’ day. He was recommended for the award in an online submission, which said: “He [Khan] always focuses on using best business practice to improve efficiency, by reducing operating costs whilst increasing productivity. He has proven to be an outstanding team player, organising and facilitat-
CATEGORY: SHORTLIST
WINNER: COMMENT
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Mark Richardson, Multiplex Services
ing continued team management to achieve remarkable service delivery. He always displays exemplary character and achieves ‘best in class’ corporate targets.”
Allan Millin was on the judging panel at the FmME awards.
Ian Kennedy, Brookfield Multiplex Services
I can’t believe it – but I can’t take all the credit. The team worked very hard, and this award belongs to them too – it has been a real team effort. I’m really excited about winning.
Jawed Khan, Idama Facilities Services
Senior account manager Jawed Khan
Martyn Potter, Masdar Institute of Science & Tech Mick Redmond, Thiess Services Middle East Solai Subramanian, Imdaad
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June 2010 31
fmME AWARDS
WINNER: OVERALL FM COMPANY
IMDAAD he overall FM company award category proved popular among candidates and attracted many strong nominations. The winning company, Imdaad, was commended for its flagship projects, service record and ability to secure new business. Contracts under Imdaad’s belt include Jebel Ali Port and Free Zone; The Gardens, a residential community comprising 129 low-rise buildings; Dragon Mart in International City, Dubai; The Legends, a development in Dubailand; and Ibn Battuta Mall, which is also located in Dubai. The firm’s main services include waste management, cleaning and pest control, but it also offers maintenance of fire-fighting
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pany on its win, judge Mick Dalton said: “Imdaad’s entry shows it has won new business in FM and done a great job for their clients. Great work.”
equipment and operation and maintenance of heating, ventilation, air conditioning and electrical systems. the firms’ long list of clients are Nakheel, Aldar Properties, Drydocks World, Etisalat and Engineers Office. The company also has a dedicated HSE department, which train staff to achieve better results through the implementation of safe systems at work and develops positive safety culture. Imdaad has been able to showcase good customer feedback and has exhibited a partnership approach to its business, which offers a breadth of outsourced services, and conforms to the highest certified international standards. Congratulating the com-
Imdaad manages the operation of Ibn Battuta Mall, Dubai.
WINNER: COMMENT
CATEGORY: SHORTLIST
We’ve been in facilities management for three years and this is just the beginning. We’ve been recognised as the best company in the region – now we hope to become the best in the world.
Mace Macro International Thiess Services Middle East Able Facilities Management Idama Facilities Management Imdaad
CEO Jamal Lootah Cofely Besix Farnex Avireal 32 June 2010
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fmME AWARDS
WINNER: YOUNG MIDDLE EAST FM OF THE YEAR
NAGANANDH MUTHULAKSHMANAN, EMAAR PROPERTIES n this categor y, the judges noted that all shortlisted candidates had made a positive contribution to their companies, but it was Naganandh Muthulakshmanan who stood out as the winner for his ability to demonstrate a positive attitude toward ser vice while keeping costs at an optimal level. “Nag has taken over Dubai Marina since May 2009. He has done wonders with the communities in terms of technical resolutions, cost savings, budgeting and getting the ser vice providers to deliver results. I’m
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pleased with his performance and wish to give him further responsibilities in the future,” commented Emaar Community management senior director Jeevan D’Mello. Muthulakshmanan has been working at Emaar for 17 months and, within the first five months of his employment, he achieved a cost saving of US $299,470 (AED1.1 million) to the Dubai Marina through reallocation of utility charges and implementation of cost and energy saving measures. Last year, he also assisted the contracts team to ne-
gotiate a reduction of $454,650 with ser vice providers. In his nomination, his employer highly recommended him for this year’s FmME award: “His ability to motivate his team has resulted in a significant increase in productivity. All these efforts paved the way for lower service fees in 2010 for all communities in Dubai Marina (when compared to 2009). Simply put – he is passionately committed to exploring anything and ever ything that helps to operate the communities in the best way possible at the lowest cost.”
WINNER: COMMENT
CATEGORY: SHORTLIST
I’m excited. It’s been such a good year so far for the company and things are really moving in the right direction. It’s really nice that our work has been recognised.
Naganandh Muthulakshmanan, Emaar Properties Bryan Monds, Al Shirawi US Chillers Linda Engstrom, Emaar
Assistant manager Naganandh Muthulakshmanan 34 June 2010
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fmME AWARDS
WINNER: SUSTAINABILITY INITIATIVE OF THE YEAR
DRYDOCKS WORLD r ydocks World was the only nominee to take home two gongs at the FmME Awards 2010 and the company was particularly proud of being recognised for its sustainable initiatives. This award acknowledged the company’s efforts to reduce carbon footprint through corporate social responsibility, energy and water reduction, recycling or procurement practices, and thereby contributing to a better quality of life for all. Over the last year, Dr ydocks implemented major environmental initiatives including an energy management system, which effectively monitored and managed the power supply being
fed to Dr ydocks’ shipyard. The introduction of pressure reducing valves also led to direct savings in water (around 9%). They were implemented at a cost US $29,000, but were paid for in savings within just three months. In addition, the company recycled copper slag (an abrasive blasting material used to prepare surfaces, such as a ship’s hull) in line with its objective of disposing zero waste to landfills. Furthermore, refrigerant gas recover y units were introduced last year to ensure that refrigerant gases used within cooling systems were not purged directly into the atmosphere. Instead, these are now stored in cylinders,
CATEGORY: SHORTLIST
WINNER: COMMENT
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TerraVerde Al Shirawi Drydocks World Masdar Institute TDIC Tadweer Waste Management Imdaad www.constructionweekonline.com
filtered and reused. Member of the FmME Alan Millin commented on Dr ydocks’ win: “[Dr ydocks had a] strong submission with costs, paybacks and benefits clearly noted.”
Mick Dalton, a judge on the panel, congratulated Advani.
It’s been a good year with many innovations, including the implementation of six steps for sustainability. Manager Dilip Advani June 2010 35
fmME AWARDS
WINNER: SANITATION AND WASTE MANAGEMENT
THIESS SERVICES MIDDLE EAST hiess Services Middle East (TSME) showed that it was a deserved winner at the FmME awards 2010 by demonstrating that it has showcased innovative solutions and services for the critical area of sanitation and waste management. The company has also implemented waste strategies across the UAE since it was established in
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25,000 TONNES OF MATERIAL DESTINED FOR THE LANDFILL HAS BEEN RECYCLED BY TSME SINCE 2008
the UAE in 2008. Specifically, TSME has successfully recycled more than 25,000 tonnes of material destined for landfill. All construction and demolition waste is taken to the TSME Material Recovery Facility where wood, metal, plastic, cardboard/ paper are extracted. Remaining materials are then transferred to its crushing operation where aggregate is produced to engineering specifications for re-use in construction projects. The company said in its online submission that its facility delivers the following environmental benefits; reduced haulage miles, reduced environmental impacts associated with aggregate
production and reduced fly tipping. TSME has also implemented office recycling schemes for clients, ensuring resources, such as plastic, paper, glass and cans are recycled.
WINNER: COMMENT
CATEGORY: SHORTLIST
We’re very small, but very aggressive in our approach but we couldn’t have established ourselves any other way. It [the award] shows that hard work, dedication and loyalty pays off.
Thiess was commended by the FmME judges.
Mil-tek Middle East Thiess Services Middle East Dulsco Tadwee Waste Treatment
Waste services manager Steve Patterson Imdaad 36 June 2010
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fmME AWARDS
WINNER: SECURITY SERVICE PROVIDER
GULF FIDELITY SECURITY SERVICES ulf Fidelity Security Ser vices’ (GFSS) most challenging project began in 2009 when it was invited to reduce the overall cost of security, whilst at the same time, increase security efficiency of over 50 sites owned by the Al Tayer Group (ATG). The company had to show ATG that it could provide services such as recruitment, training, site operating procedures, super vision and key performance indicators. GFSS was able to save the client money by adding barriers and equipment to sites, thus reducing the number of security guards needed to man various locations. It was this project which led the company
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to deser vedly win an FmME award, explained Mick Dalton: “Gulf Fidelity has demonstrated excellence in security and clearly supporting Dubai police and clients professionally.” Judges commended the winner for showcasing the difference between simply having a man on guard duty and actually providing security. The winner also impressed the judges through its ability to balance manpower and technology to produce optimum security levels. Launched in October 2006, GFSS is a joint venture between Kamber International Trading and now employs over 1000 security guards who have gone under extensive
training based on their locations. It is currently well established in the retail and real estate sector and is expanding into other industries.
WINNER: COMMENT
CATEGORY: SHORTLIST
We were rather surprised. It’s the second time in three years we’ve won. We pay a lot of attention to matching people’s traits to specific sites.
Botha picked up his award for the second year in a row.
Gulf Fidelity Security Services World Security
Managing director Pieter Botha 38 June 2010
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fmME AWARDS
WINNER: GREEN FM CONTRACTOR OF THE YEAR
RELIANCE FACILITIES MANAGEMENT his year’s green FM contractor award winner demonstrated to the judging panel how a good FM company can save energy at a client’s site by using simple low-cost techniques, resulting in a lower carbon footprint. Such techniques included energy conservation in HVAC, reduction of light usage through light sensors and eco
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74 RELIANCE SAVED 74 TREES FOR GENERAL ELECTRIC CORPORTATE OFFICES IN 2009 CATEGORY: SHORTLIST Mil-tek Middle East Reliance Facilities Management
friendly CFL lamps, discontinuation of paper cups by replacing them with mugs and glasses and switching off 50% of elevators after office hours in the UAE’s General Electric Corporate Offices and the Qatar and Business Central Towers. Reliance also recycled waste paper through ecofriendly shredding and saved the equivalent of 74 trees for General Electric Corportate Offices in 2009. The company offers property management, including building management systems, fire fighting solutions, and plumbing and water treatment plants; soft services, such as cleaning and pest control; risk management - security and safety
and insurance management; and administration services including tennant billing, parking management and planning and budgeting. Key projects the company has worked on include Welcare Hospital in Dubai and the Standard Chartered Bank.
Reliance has saved energy in HVAC for its clients.
WINNER: COMMENT
I didn’t expect this at all, it’s most unexpected – but a real honour.
Thiess Services Middle East
CEO Dilip Khatwani www.constructionweekonline.com
June 2010 39
fmME AWARDS
WINNER: LANDSCAPING CONTRACTOR OF THE YEAR
DEFFUFA DÉCOR effufa Décor provides design, execution and maintenance for projects including high rise buildings, parks, roads, bridges, roundabouts and schools. The company was named landscaping contractor of the year because of its ability to minimise water consumption by using plants with minimal water requirement, implementing appropriate irrigation systems and introducing water retaining additives. “Deffufa Décor has an excellent team and has delivered very good services at multiple sites,” commented judge Mohammed Khoory. The conservation of natural resources was a key entry crite-
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rion for the award, and judges also looked for a cost-effective, sustainable and good looking landscape. In its online submission, Deffufa stated: “We provide our clients with cost effective solutions with great consideration to the environment. We try our best to minimise water consumption and we are keen to be environmentally friendly.” The company also prioritises safety by sending notices to tenants to warn them when maintenance is going on. The judging panel commended the landscaping firm for its ability to maintain quality services and win contracts on prestigious projects. Deffufa Décor has been recognised
by clients such as DREC, Emirates Airlines, Ministry of Interior, the RTA, Al Jaber Group, among others.
WINNER: COMMENT
CATEGORY: SHORTLIST
It’s our quality, cost efficiency and sustainability that make us stand out. We love what we do.
Deffufa has worked on many projects in the region.
Deffufa Décor TerraVerde Proscape
Director Samira Fahim 40 June 2010
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BIG ISSUE
Facilitating MEP The economic downturn has resulted in civil contractors and real-estate developers entering the MEP services sector, while MEP service providers are increasingly looking at facilities management to sustain them through the lean times. We take a closer look at some of the latest developments in the FM industry and what this bodes for MEP ike McGeever, managing director of Transguard, which recently acquired MEP contractor MACAir, says there is a natural dichotomy between contracting and maintenance that the MEP industry, in particular, can take advantage of. “MEP maintenance and FM are two sides of the same coin: I think MEP maintenance is a sub-set of FM. I do not think you can be an FM company if you are not able to provide the full package. What we are doing is making ourselves a supplier of choice to enable customers to sit down and negotiate with us for all sorts of activities. “Many MEP companies have aspired, and some have managed to become, FM companies, particularly in Europe. Similarly, single trick ponies – catering and cleaning companies – have also moved up the value chain to FM. I think MEP is just another example,” says McGeever. He is careful to add that this does not mean a compromise on quality. “I do not think we are in a business of compromising on quality. I do not think you can, particularly with MEP, as health and safety issues are wrapped around it. Very often, particularly with MEP, security issues are also wrapped around it, so I do not think we can cut corners. Short-termism is inimical to longterm quality in both FM and MEP.”
“Systematic post-occupancy evaluation is widely recognised to be a hugely important step in the right direction, but it needs to be linked to a rational methodology for assessing the briefing, design and commissioning stages. This is where Soft Landings comes into its own, closing the loop between design, construction, operation, feedback and into design again. As the name suggests, Soft Landings aims to provide better buildings and a more effective service to the client,” explains Bennetts Associates architect and principal Rab Bennetts.
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Synergies Atkins design director for building services Keith Hill comments that one way that MEP and FM can exploit the natural synergies between the two sectors is to look at implementing a scheme similar to the Soft Landings programme of the Building Services Research and Information Association (BSRIA) and the Usable Buildings Trust of
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Handover
McGeever believes MEP to be a sub-set of facilities management.
the UK. Soft Landings aims to provide the necessary structure for project teams to stay engaged after practical completion of a project, working with the client during the first months of operation to fine-tune and debug systems, and ensure the occupiers understand how to control and optimally utilise their new work environment. Interestingly, the Soft Landings process is designed to extend up to three years post-completion, with a framework that includes procedures and example checklists, which act as signposts for design teams to help end-users get to grips with their often unfamiliar and complex buildings. In addition, it allows for a full programme of post-occupancy evaluation that the project team can use to improve a building’s performance and make it sustainable over the long-term.
“For too long we have assumed that new buildings will perform exactly as their design teams intend, from day one of occupation. However, we know that few new buildings are truly operationally ready at handover, and we also know that energy consumption is often far higher than anticipated. The Soft Landings framework provides a simple mechanism by which project teams can remain involved after practical completion in order to identify emerging problems, resolve causes of energy wastage and help the occupants gain full control over the building’s environmental systems,” comments BSRIA project manager Roderic Bunn. Another opportunity is presented by the US $4 billion worth of stalled projects in the region, argues Langmead Associates (Bahrain) managing director Douglas Langmead. “Halfway through building, it stops, the money gets sucked out of the system, and the whole thing breaks down. You cannot continue to build, and your building is standing out in the desert. What happens if you leave your car out
June 2010 41
BIG ISSUE
in the desert if you run out of petrol, and then you wind down your windows and lift the hood, and just leave it there and walk away? The battery dies, the tyres go, people eventually come and steal the engine, and you wind up with a rusting shell in the middle of the desert if you do nothing. “What you have to do is something. You have to manage, operate and maintain stalled projects in exactly the same way as completed projects, whether they are built and unoccupied or half-built and at risk. All
Middle East Facility Management Association (MEFMA) at the recent FM Expo 2010. Chairman Mick Dalton says it is critical for the FM industry to encompass the construction cycle in its entirety: “MEFMA aims to promulgate regional standards, and it will do this by seeking input from all sectors, including design and MEP. The critical question is: how can all the sectors contribute to optimal maintenance and extending the lifecycle of a building? The average life expectancy of a building in the
“Systematic post-occupancy evaluation is recognised to be an important step in the right direction, but it needs to be linked to a rational methodology for assessing the briefing, design and commissioning stages. This is where Soft Landings comes into its own, closing the loop between design, construction, operation, feedback and into design again”- Rab Bennetts
the elements of FM that occur in normal, finished projects have to be applied to unfinished projects. There is the same scope of work: things need to be looked after and systems maintained. Buildings will deteriorate very rapidly if not finished off and closed up properly. For example, all the distribution boards will rust and have to be replaced. Pumps will rust and fan coil units fill up with pigeon nests.
Obsolescence “Most stalled buildings in the UAE are in the hands of contractors who have not been paid. They say that they are maintaining these assets, of course, but that translates to leaving a watchman on-site. The risk of having a building sitting like that could mean technical and functional obsolescence in up to five years. We are talking about a dynamic property cycle in an economic environment with broad fluctuations. If you leave a building for up to three years and do not maintain it, then that is up to five years of pure rental income gone,” warns Langmead. A strong move towards promoting the lifecycle efficiency of the region’s building stock was the official inauguration of the
42 June 2010
Gulf is around 30 years. We need to push it to 40 to 50 years.” One of the initiatives in this regard is a mooted push from federal government to regulate the MEP industry, says Dalton. “There is talk at federal level of regulating MEP, cleaners and other trades. This is a good thing, but it is going to take a long time, and will not happen overnight. It is in our best interests not to employ the cleaner to do the BMS, or have the security guard as the MEP guy. We have to start doing things properly, which is where the challenge lies in regulating the FM industry.”
the FM party quite late, when everyone was cash-flush and taking quick decisions and actions based on a buoyant market, often resulting in a total disconnect between service pricing and quality. “There are three issues in this regard that are raised repeatedly: transparency, sustainability and cost. Dubai is lucky to have experienced FM players that will allow it to leapfrog ahead of other countries.” However, this means that FM’s importance in the entire design-and-build process will have to be ratcheted up a few notches. “This is what we are doing as a regulator. We are enforcing laws and regulations for any developer who will come to Dubai today, or some even with a project that did not start, to consider the FM homework before they even start marketing or selling the project. So things will be happening gradually as we introduce these laws. We do not want to stop development; we want to correct any deficiencies there may be in sustainability.” Jamal Lootah, president of MEFMA and CEO of Imdaad, says simply: “We have the highest tower in Dubai, the Burj Khalifa, which means we have to have the best FM, in line with Sheikh Mohammed’s injunction for Dubai to be number one. MEFMA is the outcome of two years of hard work, encompassing not only the FM industry but government and ancillary sectors like MEP as well. We now have a big responsibility not only towards Dubai, but the entire Middle East, to introduce uniform standards. This will be a long journey, and will need support from all the stakeholders in order to make it succeed.”
Sustainability Marwan bin Ghalita, the CEO of RERA, under whose auspices MEFMA resides, was also present at the association’s launch. He admits that RERA came to
Atkins design director for building services Keith Hill.
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SECTOR ANALYSIS
Elevator uplift Facilities Management Middle East discovers the cause of potentially-fatal elevator breakdowns and how FMs can prevent these from happening oing through life without facilities management and maintenance can prove to be very difficult. It goes without saying that broken air conditioning in the office or at home causes extreme discomfort, especially in this climate. And, filthy windows both destroy our scenic views of the Gulf and discourage investors from placing a bid on a property. But, the implications of neglecting a building’s plant and equipment can also be deadly, particularly when it comes to elevators. And, due to the huge amount of people using them, the need for individual repairs and services is on the increase. Over the years, lifts have malfunctioned and, as a result, a number of accidents and fatalities have occurred. In November 2008, 11 labourers needed hospital treatment when an elevator they were testing plunged 45 floors to the ground on a construction site in Bahrain. More recently, passengers were left stranded between floors after their lift car broke down inside the Burj Khalifa. And, in March this year, British former F1 driver Stirling Moss broke his ankles after falling down an elevator shaft in London. So why do these incidents arise and how can they be prevented from happening again?
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June 2010 43
ELEVATOR MAINTENANCE
Passengers were left stranded between floors this year after their lift car broke down inside the Burj Khalifa. Visitors were trapped for 45 minutes before they were rescued.
“Elevators should not be seen as a box moving up and down, behind them is complex technology, which needs to be properly monitored and maintained. Regular preventive and proactive maintenance can avert break downs to a large extent, even though they cannot be eliminated totally,” says Joseph Anil Paul, product line manager for Schindler’s elevator department. “It is the responsibility of the owners to ensure that there equipment’s are in the safe hands of a professional and capable maintenance provider.” And, Rajkumar Viswanathan, service manager for Al Futtaim Engineering’s elevator and escalator division says that the cause of breakdowns should be separated into those that are controllable and those that are not. “Controllable breakdowns have a technical cause, which might come down to the quality of production, installation or maintenance. Those that are uncon-
44 June 2010
trollable, from an elevator maintenance perspective, are caused by misuse, vandalism, power supply problems etc,” he reports. “The rate of breakdowns that arise is based on quality of the product, installation and maintenance, usage, power supply etc.” In general, elevators need to be maintained on a monthly basis, but frequency of services and repairs can depend on the life cycle of components. Elevator maintenance includes a thorough inspection, which is based on the manufacturers’ recommendations, and other necessary adjustments are also carried out, according to Viswanathan. “Ser vices include the cleaning of car tops, door mechanism, and machine rooms to keep dust and grime from getting into the equipment. The technicians should also inspect the machine room and ensure that the drives are working properly,” he explains.
Checkups can also include different tests of the elevator’s operation like levelling, door operation, ride quality, operation of buttons, signal fixtures, door sensors, interphone, alarm, emergency landing device, etc. In order to get a first hand account on the maintenance routine, Facilities Management Middle East spoke to ETAMelco technician Jaffar Sadiq during a lift inspection in Dubai. “Lifts need to be inspected once a month. We are checking the ropes, carrying out an oil and grease service and checking the buttons etc. We are giving the lifts a full service,” he reports.
50% An O&G contract is about half the price of an FM contract
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ELEVATOR MAINTENANCE
But, there are many ser vice programmes that a facilities manager can choose from, as ThyssenKrupp vice president of product planning Ror y Smith explains. “All service programmes fall in between two extremes, which are commonly known as Full Maintenance (FM) and Oil and Grease (O&G). FM is essentially an extended warranty where all parts and labour, including trouble calls, are covered. O&G contracts only cover preventive maintenance and consumables, such as oil, grease, rags, and solvents. All parts and labour including trouble calls are provided at extra cost,” he reports.
2008 11 labourers were injured when their elevator car plunged 45 floors
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“Elevators shouldn’t be seen as a box, behind them is technology, which needs to be monitored” - Joseph Paul
“Between the extremes of FM and O&G are many variations with many names that can be misleading. Some contracts include minor parts and minor trouble calls. Others cover all but the most expensive parts such as ropes, motors, and variable speed drives.” There are advantages and disadvantages with each contract. The biggest benefit of opting for a FM service programme is that the cost of maintenance is only known by the facility manager because the lift company only makes money if they
Elevators should be maintained every month, experts say.
June 2010 45
ELEVATOR MAINTENANCE
SELECTING A SERVICE PROVIDER Today, the facility manager can choose who will service his lift. ThyssenKrupp vice president of product planning Rory Smith outlines the advantages and disadvantages of different service providers.
The manufacturer In theory, the manufacturer is always able to provide good quality service. Their technicians should have received training on the lift equipment and parts should be readily available. The big negative aspect of manufacturer’s maintenance is often the high price.
Independent third party service provider In most areas, small companies offer service on many brands of lifts. These companies are usually run by individuals who formerly worked for one of the major manufacturers. The quality of service varies from excellent to terrible. Their pricing is usually very competitive. Such companies may well be a viable service option, particularly for older lifts that do not require specialised service tools.
Multinational third party service provider Some of the major lift manufacturers have developed the ability to offer service on their competitor’s lifts. In order to provide the same level of technical support that is available on the lifts that they manufacturer, these companies have set up engineering centres that develop service tools, service manuals and spare parts for competitors equipment. Because the facility manager has a choice of service providers, these companies offer competitively priced maintenance.
46 June 2010
There are different types of service contracts that facility managers can choose from including an oil and grease contract.
do a good job. However, a full maintenance service has a high initial cost. With Oil and Grease contracts, the initial cost is lower - the basic monthly cost of an O&G contract is about 50% of the cost of a full maintenance contract. “The total cost of a service, in the long run, should be the same for both Oil and Grease of FM agreements. The big difference is that major repairs, such as rope and motar replacements, are costly and will, most likely, be unaccounted for,” adds Smith. There are also different service providers – the manufacturer, which undertakes maintenance of its own equipment; the independent third party service provider – a small company that offers service on many brands of lifts; and a multinational third party service provider – a manufacturer which offers services on competitor’s lifts. So, which type of contract and ser vice provider should a facility manager choose when it comes to elevator maintenance?
“As an FM provider, the service programme we opt for has to be carried out according to the international standard check list, which tests the running condition, door operation, cabin equipment, interphone, hall equipment, shaft equipment and optional equipment,” says Portland Middle East Facilities Management general manager Abdelaziz Rihani. “Human lives are at risk and if things go wrong the FM provider is the only responsible party.” Portland Middle East chooses the original manufacturer to service the lifts inside the projects it manages. “It saves time for the FM provider in terms of follow ups, as it’s their product
25-30 Life expectancy of an elevator
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SECTOR ANALYSIS
An elevator service includes the cleaning of car tops, door mechanisms and machine rooms. The technicians should also inspect the machine room and ensure that the drives are working properly.
“Human lives are at risk and if things go wrong the FM provider is the only responsible party” - Abdelaziz Rihani
and no one could know the product better than the manufacturer or the main supplier,” explains Rihani. But, isn’t opting for the manufacturer to carry out maintenance works more expensive than an independent third party provider? “There are three important elements in a project, which a FM provider should not compromise on - the lifts, the fire system and the AC system. If these things are not taken care of then serious issues can occur. Therefore, we would prefer to pay for quality services. Yes, it’s
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quite costly, but it’s a part of the whole FM cycle.” And, Zabeel Properties director of facilities management explains his company’s policy: “Normally, with our contracts, there is a provision for the first year of maintenance, in which can the service support should be all-encompassing. After which we would opt for the manufacturer or registered agent of the lift to undertake the required maintenance. We would issue a basic maintenance package and look for competitive costing on the required repairs.” Paul, however, believes that change is occurring and that more suppliers and manufacturers are carrying out services on equipment made by their competitors, but there are risks involved. “This requires a certain level of competency so that equipment is maintained adequately. A lack of knowledge will lead to safety risks and break downs.” So maintenance of lifts can prevent accidents and fatalities from happening – that
is the most important thing. But, what is the length of an elevator’s life cycle and how often do they need replacing? “Elevators are designed and manufactured to serve a minimum period of 25-30 years, subject to equipment being maintained by the manufacturer’s trained personnel and hours of operation,” responds Viswanathan. “The equipment should also be upgraded in order to extend its life.” But, Rihani feels that there is no straight forward answer to this question; it all depends on influencing factors, such as the building’s life cycle, changes in international codes and standards and technological life. “Low budget elevators installed 10 years ago may not be designed to have a prolonged life cycle,” he adds. “However, high quality installation may sustain refurbishment even after 25 years to provide a further 10 years of safe and reliable use, if the elevator is well maintained.”
June 2010 47
JANITOR’S KEYS
QUESTION OF THE MONTH
WHAT HAS BEEN YOUR PROUDEST MOMENT DURING YOUR FM CAREER?
Honeywell business development manager Kyle Bashy Alan Millin, independent consultant “The real highlight of my FM career happened in May last year. We carried out our ver y first Emrill employee opinion sur vey and were not too sure what response we’d get. We were going through a massive change programme, Dubai was in the grip of the recession and customers were de-scoping the contracts. However, the sur vey results were quite staggering with 91% of our staf f saying that we are a customer focused organisation and 94% said that they are proud to be part of Emrill.”
“A couple of weeks ago I met with one of facility management company where we discussed a comprehensive facility management plan for a number of schools. The plan will improve comfort, security and deliver awareness about energy saving. I was very proud of my efforts as environmentally sensitive kids would have a positive impact on healthy living.”
Reliance Facilities Management CEO Dilip Khatwani “This [winning the FmME Award for Green FM Contractor of the year] is one of them actually. It was most unexpected and reflects a lot of hard work. Now I can tell my wife that all of those long hours working has been worth it.”
48 June 2010
G4S Facility Services sales manager Rony Sebahieh “My proudest moment was when I got to work with G4S. Having had 12 years of experience in marketing (not related to facility management), I was given the opportunity to work with G4S in the facility division where I got to utilise my experience in selling facility services. The management saw the potential in me and I proved them right by being in the field and building the brand image and services.”
Steve Patterson, Waste Services Manager, Thiess Services “I think it’s the fact that we’ve been able to make such an impact in such a short space of time. We’ve come a long way since the end of 2007 – with a small team and an aggressive approach. It’s paid big dividends, and I’m so proud of the team.”
www.constructionweekonline.com
WOULD LIKE TO CONGRATULATE
THIESS SERVICES MIDDLE EAST, WINNER OF THE
GCC SANITATION AND WASTE MANAGEMENT CONTRACTOR OF THE YEAR
For more information or view picture of the FM Awards 2010, please visit www.constructionweekonline.com/fmawards/
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