Delft University of Technology
Faculty Mechanical, Maritime and Materials Engineering Transport Technology / Logistic Engineering
F. Zijlema Market survey in facility management.
Internship, Report 2002.LT.6681, Transport Technology, Logistic Engineering.
What is Facility Management?
Definition according to IFMA (International Facility Management Association):
Facility management is the practice of coordinating the physical workplace with the people and work of the organization. It integrates the principles of business administration, architecture and the behavioural and engineering sciences.
What is a facility?
Everything that is not core-business but does support the core-business can be seen as a facility to the core-business. Thus a building is a facility, but also certain systems within the facility can also be seen as a facility. All these elements surround the core-business and need to be properly managed and maintained so that the core-business and the employees are not endangered.
Trends
More outsourcing; more and more companies outsource their facility management by tendering multidisciplinary contracts. Furthermore many companies prefer one main contractor that solely responsible for the maintenance and management of the facilities which are seen as none core-business
Integral approach; the figure A outlines the trend of integral approach. The integral approach results in more efficiency, reliability of the facility and its contents and thus lowers the total costs of ownership. With integral approach there is, throughout the entire life cycle, continuously looked at ways to improve the exploitation of the facility in order to lower the exploitation costs.
Figure A: integral approach through total life-cycle
Change in services; facility management for the commercial buildings focuses on services like catering, housekeeping, maintenance and management of workspace for employees, building maintenance and management, security etc. Facility management has also found a place in the industrial building, but here the focus lies on maintenance and management of secondary and sometimes even primary systems. Facility
management in the industrial sector emphasise on technical services, mainly maintenance. For example energy process-utilities like electricity, water, steam, heat, cold and waste are being outsourced more and more, because of the deregulation in Europe. The systems for producing and distributing these process-utilities are secondary systems and for many companies not seen as core-business. The maintenance and management is being outsourced nowadays.
ICT; ict has made a lot of impact, because it has made it possible to give more transparency in the running business of a company. This has given many opportunities in facility management
Major players in facility management in the Benelux and Germany: SUEZ and RWE: their core-business is energy process-utilities
GTI and Imtech: their core-business is maintenance and management of mechanical and electrical systems within commercial and industrial facilities
JohnsonControls and MW-Zander: their core-business is building management of commercial buildings but also high-tech industrial facilities like clean rooms for the chip industry
DTZ and Deutsche Bank: their core-business is real-estate and thus the management of commercial buildings SWOT of Tebodin and Facility Management
Strenghts
Independent engineering consultant International network
Width portfolio of expertise
Through HBG 'economy of scale' is possible Weaknesses
Tebodin culture; Tebodin stops at construction management and walks away. So Tebodin offers no complete integral approach Tebodin has no reference in so-called Design, Build and Operate projects
Opportunities
Tebodin can get more involved with their clients. Tebodin can get long-term relationships with their clients' through long-term projects of 5 or 10 years.
Large market and is still growing Threats
Some competitors are already active in Facility Management like Arcadis, Lockwood Green, Fluor Daniels others may follow Market is maturing
There are more risks involved in this market then Tebodin is used to
Conclusion
Although there are more risks involved than Tebodin is used to, Tebodin should enter this market, because of the great opportunity it has to become more involved with their clients for the long term. Moreover it is important that Tebodin should become active because some direct competitors are already active and maybe others will follow soon in the near future.
Tebodin's role should be that of an intermediary. This role is made clear with figure B.
Figure B: Tebodin's role as intermediary Other recommendations are
Tebodin needs references of complete Design, Build and Operate projects. Now Tebodin has done some small projects in facility management, for instance doing an energy audit. Tebodin should try to get a real major facility management project with role described just earlier.
Before Tebodin starts focussing on getting a complete project, an infrastructure within Tebodin is required. Several options are possible, but very important is that Tebodin attains a workforce of people that have a lot of experience in the field of facility management. Take over a facility management company or hire new people with facility management experience. Tebodin should get a facility management team. The best place to allocate this would be the office of The Hague
Tebodin should benefit from the expertise of the partners Lockwood Green and HBG. Lockwood Green has already got a lot of experience with facility management with their trademark 'total life-cycle advantage'. HBG has also got experience in this field of work through the so-called PFI-contracts. In the Netherlands HBG Services is starting to focus on these PFI-PFI-contracts.
Tebodin should make a thorough analysis of the activities its direct competitors in facility management
Tebodin should make thorough analysis of the risks involved in this market. How much responsibility is Tebodin willing to take and what kind of contracts must be made?
For Tebodin the best way of entering this market is that Tebodin offers this new service in combination with a new EPCM-project. Offering facility management to companies with already 'running businesses' and with their own facility management department is not easy. Tebodin has tried to offer facility management in Germany for a small Telecom company named Telis. The facility manager of that company was not happy with the offer. The cause can simply be explained by the fact that Tebodin imposed itself too much to Telis.
Reports on Logistic Engineering (in Dutch)