# Presentation: 034606

## FDD from an Integrated Facility Management Perspective

- Mark Breuker
- ASHRAE Associate Member
- Services Resources, Inc.
- Marietta, GA

## Outline of Presentation	

- IFM business model
- Existing “high-level” FDD techniques
- Needs assessment for FDD technology
- Assistance with EMS Monitoring
- Handheld technology for technicians
- Conclusions
- Questions

## Integrated Facilities Management

- Integration of facility maintenance, purchasing, operations, and energy services
- Take on budget responsibility for total facilities expenses
- Incentives for reducing cost or improving service levels

**Maintenance**
**34%**

**Materials & Miscellaneous Services          17%**

**Management**
**5%**

**Energy**
**36%**

**Real Estate**
**8%**

## IFM for Distributed Portfolios

- Targeting companies with large portfolios of small to midsize properties
- Mobile service technicians leveraged across multiple clients – can’t afford dedicated facility personnel
- Call center – log complaints and dispatch technicians
- Driving costs out of the facility budget
- Self-perform service – avoid sub contractors
- Utilize “generalists” to perform variety of services at lower cost
- Improve processes with subcontractors – common platform for reporting and analysis
- Utilize information technology to increase awareness of cost and consumption to budget
- Analyze usage anomalies to flag maintenance needs

## High-level FDD Today 

- Problem:  Find & fix facilities not performing as expected
- How?  Utility data analysis and EMS Monitoring
- Interval metering data analysis
- Data obtained through pulse meter & EMS monitoring or interval meter data provider
- Weekly kWh totals vs. plan – flag discrepancies and issue work orders to field for follow-up
- Utility bill analysis and web-based reporting
- Paid in AP previously – no logging of consumption/demand
- Flags raised for significant increases in consumption/demand (+/- 20%)
- Scatter charts for similar facilities
- Adjustment for weather? Not well developed

## Electricity Scatter Charts

## FDD Using EMS Monitoring - Experience

- Standardize improved EMS programming strategies across the portfolio
- Centralized warehouse and response for alarms
- Adjust lighting schedules – extended hours
- Recommissioning of EMS systems
- Investigate excessive overrides
- Alarm for operation outside expected load profile
- Equipment diagnostics – simple assessment without visiting facility
- Complexity depends on level of sensors
- Simple detection of problems – examples
- High differential pressure  filter replacement
- Cycling frequency of cooling stage vs. outdoor temperature
- Mostly a manual process currently – rely on trained technicians
- Results to date:  11% reduction in kWh consumption at major retailer

## Needs for FDD in EMS Center

- Problem:
- Too much data to analyze
- Many different control systems – gateway systems provide partial solution
- FDD software solution would:
- Works on existing generic EMS data
- Able to adapt to different levels of instrumentation
- Self-training for proper building operation
- Detection first and most important – diagnostics is a good next step
- Quantify the benefits of addressing the problem
- Tied into call center / work order system

## FDD Technology for Techs

- T

- T

- P

- database

- wireless

- operations

- tech

- palm computer

- air conditioner

## FDD Technology for Techs

- Advantages:
- Allows generalists to become experts – no need for expensive subcontractors
- Standardize procedures for inspections – reduces time
- Web-based reporting
- Tremendous efficiency and quality control
- Record of service visit with data entry
- Energy efficiency index – quantify benefits of repairs
- Issues
- Training – some techs are resistant to new ways
- Urgency – hard to find time for process improvements
- Cost - must justify cost of technology – need more documented results

## Conclusions

- Integrated Facility Management business model is prime target for FDD products
- Minimize energy and subcontractor costs
- Standardize expectations and improve reporting
- Scale exists to justify the investment and training
- Major area of focus in near term
- Extending capabilities of EMS monitoring center
- Handheld devices for technicians
- Barriers to implementation
- Integrating with existing processes
- Documented cost savings to move from “back-burner” to justify first cost and process changes