An

1
Engineered Management Systems Facility
Management Innovation for the Department Of
Defense and the Nation
An Introduction
Version 2.1.03
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A Few of the Problems...
Aging and neglected facilities put mission,
quality of life, and facility investment at risk
Ad hoc and reactionary management
Inspection is expensive and of questionable
value, per se
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The Solution
A suite of integrated decision support tools to
help facilities managers determine

• What condition their facilities are in
• What MR is needed and when (life-cycle)
• Project priorities
• Consequences of not doing the recommended work

EMS
Pro-Active Mgt
Reactionary Mgt
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Infrastructure Asset Management

• Art

Science
Evolution and Transformation
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Infrastructure Asset Management

• As an Art
• The traditional approach (institutional mindset).
• Little or no formal education.
• Experience, experience, experience
• Job Jar and Squeaky Wheel methods of
  management.

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Infrastructure Asset Management

• As a Science
• The preferred approach (sooner or later)
• Education, education, education
• Technology, technology, technology
• Meaningful metrics
• Logical sets of business rules
• Analysis
• Etc.

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In Short...

• Manage the facilities portfolio effectively
  before it manages you.

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The Goal

• Better management of the maintenance, repair and
  revitalization of our infrastructure
• Mission ready infrastructure
• Best use of resources
• Avoid future shocks
• Realistic, defensible budget projections
• Avoidance of long-term penalties
• Awareness of the consequences of todays decisions

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Need the Right Tools and Data to Address the
Problem
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Its All in the Timing...

• CONDITION
• INDEX

Not just doing the work, but planning it, too!
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EMS Applications

• SEWER
• HEATER
• RAILER
• WPIPER

• BUILDER

with IMPACT
PAVER

ROOFER
WHARFER
WALKER
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Why BUILDER?

• Most facility MR is dedicated to buildings.
• Buildings are complex facilities that consist of
  different, but interacting systems and components
  all with different lives and MR needs.
• Compliance problems exist and require management.

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BUILDER EMS Combines.

• Building engineering technology.
• Facility management principles.
• Models and analysis procedures.
• Computer power and speed.

Into
. a versatile TOOL to help people efficiently
assess conditions and plan the MR of their
buildings.
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IMPACT Integrated, Multi-Year Prioritization,
Analysis, and Coordination Tools

• Initially, models how installation infrastructure
  will evolve under a given set of parameters
• Holistic view
• Established Priorities
• Funding Levels
• Mission Requirements
• Allows comparison of different scenario
  end-states
• A first step in life-cycle approach, optimization
  of business processes, risk management

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IMPACT The Basic Concept
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BUILDER Desktop
Map is optional.
You may view the list, map, or both.
Select building from list or map.
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Assets Inventory

• Building inventory
• Record general building information.
• Optionally, cluster the buildings into logical
  groups and/or complexes.
• Optionally, collect digital images to aid
  inventory.
• System/component inventory
• Determine which of the twelve systems are in each
  building.
• Collect component information for each system
  (qty, material, type).

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Building Level Inventory Data Elements

• Building Number
• Building Name
• Location
• Complex
• Building Use (Cat Code)
• Building Type
• Construction Type
• Area (size)
• Year Constructed
• Number of Floors
• House, Child-occupied, Historic, Vacant, and/or
  Essential?
• Replacement Cost (calculated)

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Building Summary Screen
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Inventory Hierarchywithin the Building
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Building Systems

• Conveying
• Electrical
• Exterior Circulation
• Exterior Closure
• Fire Suppression
• HVAC
• Interior Construction
• Plumbing
• Roofing
• Site
• Specialties
• Structural

Twelve
12
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System Inventory Data Elements(for each
component)
Required
Optional

• Component Name
• Material (or Equipment) Category
• Component Type
• Amount
• Year built, rehabbed, or installed
• Year painted

• Warranty Expiration Date

Plus Equipment only optional data elements
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System Inventory Screen
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How Much Inventory Information Should be
Collected?

• All components may be inventoried and sectioned,
  as necessary.

OR

• Focus on the important ones
• Where failure will disrupt mission
• Where majority of MR money is spent (or should
  be spent)

Perhaps start in a limited way and expand as
needs grow.
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System Inventory Report
Example of one of the many inventory related
reports.
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Rapid Inventory Data Collection

• Army Integrated Facilities System (IFS) Data
• Copy (building clone)
• Building Item Models
• BUILDER Remote Entry Database (BRED)

And in an upcoming version

• Navy Facilities Assets Database (NFADB) data
• ROOFER EMS data import

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Field Inventory Using BRED

• Optional utilization of pen-based electronic
  clipboards and BUILDER RED (BRED) software.
• Supports either initial inventory collection or
  inventory changes as found in the field.
• Download existing inventory from BUILDER to BRED,
  then upload updated inventory data into BUILDER.
• BRED works on laptops, too.

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What About Inspection?

• Multi-purpose
• Quantify condition
• Provide a condition history, including
  deterioration rates
• Determine work needs
• Quantify/refine work needs and costs
• Establish compliance with applicable codes and
  regulations
• Others (QC/QA, PMI, etc.)
• No single approach best serves all purposes.
• Tailor the frequency and level of detail to the
  purpose and condition.
• Allocating inspection resources
• Less detail more often
• vs.
• More detail less often

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Condition Survey Inspection Approaches
Addition of project level inspection procedures
have been proposed for future version.
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Recording or Viewing through BUILDER(Distress
Survey w/Sampling)
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Inspection Checklist through BUILDER
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Recording or Viewing through BUILDER(Direct
Rating w/o Sampling)
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Using BRED for Inspection Data Collection

• Optional utilization of pen-based electronic
  clipboards and BUILDER RED (BRED) software.
• Supports either Distress Survey or Component
  Ratings
• Download inventory and previous inspection data
  from BUILDER to BRED, then upload inspection data
  into BUILDER.

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Last Inspection Date Report
Example of one of the many inspection related
reports.
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Distress Survey Report
Another example of one of the many inspection
related reports.
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Condition Assessment

• Measure health of specific components, systems,
  and buildings.
• Communication tool.
• Form a basis for determining rates of
  deterioration for specific components, systems,
  and buildings.
• Form a basis for predicting condition of
  components, systems, buildings, and building
  groups.
• Compare buildings.
• Determine current and project future budget needs
  and work activities.
• Used to plan and prioritize projects, evaluate
  alternate MR strategies, establish MR trigger
  points.

Objectives
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Condition Assessment Methods in BUILDER

• Remaining Service Life (RSL)
• Remaining Paint Life (RPL)
• Condition Indexes
• Installation Status Report (ISR)
• Facility Condition Index (FCI)

Not Every Method Attains Every Objective
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Condition Indexes (CI)

• Measure of degradation.
• Compute condition index (CSCI) for each component
  section in a building.
• Roll-up the CSCIs to compute the index (BCCI) for
  each component.
• Roll-up the BCCIs to obtain the System Condition
  Index (SCI).
• Roll-up the SCIs to obtain the Building Condition
  Index (BCI).
• Average BCIs to obtain condition of groups,
  complexes and the installation.
• Forms basis for condition prediction.
• Can set levels to use for triggering MR.

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Bottom-up Condition Assessment Process
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Component-Section Condition Index Approach
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Condition Index Approach
The CERL developed CI approach is

• Engineering-based
• Models the rating that would be given by a group
  of experts.
• Automatically computed based on the inspection
  findings
• Objective
• Repeatable
• Affordable

Trained technicians collect the distress
information and BUILDER computes the CI.
Inspector does not subjectively assign a
condition rating.
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CI / RSL Relationship

• CONDITION
• INDEX

BUILDER Models Adjust the RSL Based on the CI
Value
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CI Roll-Ups

• Various algorithms used to roll-up to the higher
  levels.
• Different elements weighted in the algorithms.
• Had to overcome issues such as different units of
  measure.
• Component replacement cost is a common weight
  factor.
• Different building uses not considered in
  development. Uses are considered in CI usage.

Group, Complex, Installation
Roof
Building
Wall
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Installation Status Report (ISR)
Army Requirement

• Condition levels
• Red
• Amber
• Green
• ISR Criteria Published.
• Applied at the building, not the component level.
• BUILDER will import this information so that it
  may be used in the MR decision making process.
• Only available to Army users.

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RSL Summary Report (graph portion)
Example of one of the many condition related
reports.
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RSL Detail Report
Another example of one of the many condition
related reports.
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CI Summary Report (graph portion)
Another example of one of the many condition
related reports.
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Condition GIS Display
Users can easily create specific themes to
display desired building information.
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Non-Condition Metrics Included in BUILDER

• Seismic Ratings
• Compliance Survey Results

These metrics are measures of building
functionality, but generally are independent of
condition.
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Compliance Summary Report
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Additional Metrics (to be included in future
BUILDER versions)

• Mission Dependency Index (MDI) criticality
  measure
• Capability Index
• Critical Component
• Functionality Index
• Others?

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Condition Prediction

• Currently, using remaining service life (RSL) and
  simple CI models.
• Default component life values provided based on
  past Army research and other sources. Users can
  add their own values.
• RSL values are adjusted based on condition index.
• Predicted CIs (simple model) used in MR planning.

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Standards and Policies
Develop a Desired Standard
Selectively Apply the Standard as a Policy
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CI Analysis/Simulation (through IMPACT)
Set variables of policies, budget constraints,
and prioritization. Then run simulation
scenarios .
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CI Analysis/Simulation (contd) (through IMPACT)
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CI Analysis/Simulation (contd) (through IMPACT)
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Analysis/Simulation (Based on CI and Cost
Models through IMPACT)
Costs models use R.S. Means cost data and CI
data. Models can be calibrated.
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Analysis/Simulation (contd)
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Penalty Cost Concept
The Difference in Cost to Repair Between
the Best MR Point and Typical MR Point

Typical MR Point
Cost to Repair
Penalty Cost
Best MR Point
BUILDER helps users reduce their penalty costs
by providing essential information about MR
timing. Actual computation will be in a later
version.
0
Excellent (100)
Failed (0)
Condition Index
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What About the Job Jar?
Prioritized work items with reasonable
expectation of funding (plus a bit more) fill the
job jar.
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EMS/CMMS/RCM Interrelationship
Coming in a future version Concept proven in lab
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Organizational Benefits of Using BUILDER

• MR cost savings, enhanced quality of life and
  mission sustainment.
• Communicate needs.
• Justify budget requests.
• Proactive asset management.
• Better building conditions for expended dollars.

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Individual User Benefits of BUILDER

• Quick and easy access to required facility
  management information (inventory, condition,
  etc.).
• Many reports (screen, text, and graphic) allow
  desired viewing of information.
• Quick and easy condition assessment, plus MR and
  budget planning.
• Perform job more efficiently and effectively.

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BUILDER Can be Quickly and Economically
Implemented

• Harvest Existing Data Sources (real property
  records, condition, etc.).
• Building models will estimate inventory, if
  unknown.
• Clone similar buildings.
• Rapid condition assessment.
• Plan field work, over time, to improve data
  quality, fill gaps, and update, as needed.
• Use BRED.

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CERL EMS Center of Expertise

• Develop, update, implement, and support the use
  of infrastructure engineered management systems
  throughout the Corps of Engineers, U.S. Army
  installations, and other government agencies.

Charter The EMS Center of Expertise shall.
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Center Services

• Complete, turn-key implementations.
• Database creation.
• Implementation QC/QA.
• Inspection and re-inspection.
• Condition assessment.
• Technical support for users.
• Training.
• Development of annual and long range work plans.

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Services (Cont)

• Budget forecasting and justification.
• Development of GIS presentations. (inventory,
  condition, etc.).
• Database maintenance.
• Software customization for specific organization
  requirements.
• Research Development.