Widok Koncepcja facility management jako metoda efektywnego zarządzania nieruchomościami



MonikaȱChojnackaȱ

2^ndȱyearȱSS2,ȱFinanceȱandȱAccounting,ȱFinanceȱandȱInsuranceȱ

Theȱconceptȱofȱfacilityȱmanagementȱasȱaȱmethodȱȱ ofȱeffectiveȱrealȱestateȱmanagementȱ

Introductionȱ

Realȱestateȱmanagementȱplaysȱanȱimportantȱroleȱinȱaȱwholeȱcompany’sȱconȬ trolȱprocess.ȱPropertiesȱrepresentȱaȱlargeȱpartȱofȱaȱfixedȱcapitalȱandȱcouldȱbeȱalsoȱ classifiedȱasȱlongȬtermȱinvestments.ȱTheȱbelongingȱtoȱoneȱofȱtheȱgroupsȱdependsȱ onȱaȱpurposeȱofȱaȱrealȱestateȬȱtheȱfirstȱclassȱincludesȱthose,ȱwhichȱareȱusedȱforȱownȱ needsȱofȱenterprises;ȱtheȱsecondȱonesȱbecomeȱaȱsourceȱofȱincome.ȱTherefore,ȱtheȱ capitalȱ involvementȱ connectedȱ withȱ realȱ estateȱ sectionȱ increases.ȱ Modernȱ conȬ ceptsȱ ofȱ realȱ estateȱ managementȱ areȱ beingȱ introducedȱ toȱ theȱ economy,ȱ amongȱ whichȱisȱplacedȱtheȱfacilityȱmanagementȱ(FM)ȱidea.ȱ

Visibleȱ processesȱ mixedȱ withinȱ theȱ marketȱ economyȱ changeȱ theȱ realȱ estateȱ market.ȱTheȱscopeȱonȱtheȱpropertiesȱandȱtheȱneedȱtoȱmanageȱproperlyȱforȱprofitaȬ bleȱactivitiesȱroseȱdueȱtoȱfewȱfacts.ȱAttachingȱgreaterȱimportanceȱtoȱtheȱcommerȬ cializationȱofȱtheȱbuildingsȱgaveȱthemȱtheȱstatusȱofȱtheȱinvestment.ȱExpansionȱofȱ propertyȱmarketȱisȱsupportedȱbyȱtheȱappreciationȱofȱtheȱroleȱofȱfactorsȱotherȱthanȱ strictlyȱrelatedȱtoȱtheȱproductȱorȱserviceȱinȱachievingȱcompetitiveȱadvantage.ȱȱ

Theȱroleȱofȱbuildingȱinȱbusinessȱisȱrising,ȱasȱwellȱasȱconnectedȱbusinessȱsectorȱ asȱanȱimportantȱcomponentȱofȱaȱwholeȱcompanyȱmanagement.ȱTheȱtransitionȱtoȱaȱ serviceȱ economyȱ increasesȱ theȱ importanceȱ ofȱ realȱ estateȱ asȱ propertyȱ resourceȱ inȱ theȱ assetsȱ structureȱ andȱ theȱ needȱ forȱ economicȱ realȱ estateȱ management.ȱ Dueȱ toȱ that,ȱfacilityȱmanagementȱconcentratesȱonȱvalueȱmanagementȱinsteadȱofȱpropertyȱ managementȱasȱsuch.ȱRisingȱpotentialȱofȱfacilitiesȱmanagementȱindustryȱisȱcausȬ ingȱaȱrapidȱgrowthȱofȱtheȱ marketȱandȱFMȱpracticesȱrequirements.ȱ Regardlessȱofȱ theȱ sizeȱ ofȱ theȱ organization,ȱ companiesȱ areȱ realizingȱ theȱ overwhelmingȱ impactȱ aȱfacilityȱmanagerȱcouldȱhaveȱonȱtheirȱbusiness.ȱ

TheȱaimȱofȱthisȱarticleȱisȱtoȱpresentȱandȱanalyzeȱtheȱfactorsȱinfluencingȱtheȱinȬ novativeȱ featuresȱ andȱ effectivenessȱ ofȱ theȱ FMȱ strategy,ȱ whichȱ isȱ developingȱ inȱ numerousȱ Europeanȱ countries.ȱ Theȱ dataȱ showingȱ internalȱ andȱ externalȱ factorsȱ hasȱ beenȱ collectedȱ andȱ informationȱ processed,ȱ resultingȱ inȱ SWOTȱ analysis.ȱ Theȱ comparisonȱ ofȱ traditionalȱ approachȱ withȱ modernȱ oneȱ hasȱ beenȱ discussedȱ andȱ characteristicsȱdefinedȱforȱaȱmodel.ȱ

1.ȱDefinitionȱandȱcharacteristicsȱofȱfacilityȱmanagementȱinȱtermsȱȱ ȱȱȱȱȱofȱrealȱestateȱadministrationȱ

Definitionȱ ofȱ facilityȱ managementȱ isȱ notȱ clearlyȱ stated.ȱ Onceȱ itȱ isȱ connectedȱ withȱ managementȱ ofȱ facilities¹,ȱ onceȱ withȱ anȱ infrastructure.ȱ Facilitiesȱ isȱ equatedȱ withȱtheȱbuildings,ȱequipment,ȱmachineryȱprovidedȱforȱaȱparticularȱpurposeȱandȱ typeȱofȱaȱ business.ȱConceptȱofȱFMȱcoordinatesȱrulesȱ ofȱadministrationȱandȱinteȬ gratesȱpeopleȱwithȱpurposeȱofȱorganizationȱandȱworkingȱplaceȱ(theȱcommonȱareaȱ indicatesȱFM).ȱFacilitiesȱasȱvaluedȱassetsȱshouldȱbeȱsubjectedȱtoȱaȱprocessȱofȱinteȬ gration,ȱwhichȱincludesȱtheȱplace,ȱfactorsȱdeterminingȱsuccessȱofȱworkȱ(theȱproȬ cess),ȱ documentationȱ ofȱ systemȱ (theȱ technology)ȱ andȱ employeesȱ (theȱ people)².ȱ Propertiesȱ inȱ thisȱ ideaȱ areȱ associatedȱ withȱ instrumentsȱ supportingȱ missionȱ andȱ functionsȱ ofȱ aȱ company.ȱ FMȱ isȱ definedȱ asȱ aȱ separateȱ areaȱ ofȱ nonȬcoreȱ companyȱ infrastructure,ȱbasedȱonȱpropertiesȱresources.ȱAccordingȱtoȱInternationalȱFacilityȱ Managementȱ Associationȱ dictionary,ȱ FMȱ integratesȱ processesȱ inȱ organizationȱ inȱ orderȱtoȱmaintain/ȱdevelopȱtheȱagreedȱservices,ȱwhichȱimproveȱandȱsupportȱtheȱ effectivenessȱ ofȱ primaryȱ activities³.ȱ Asȱ aȱ supportȱ ofȱ primaryȱ processesȱ facilitiesȱ areȱ alsoȱ connectedȱ withȱ managementȱ ofȱ technologicallyȱ advancedȱ equipment.ȱ Maintenanceȱofȱfacilitiesȱandȱprovisionȱofȱsupportiveȱservicesȱwithinȱtheȱrequiredȱ standardsȱinvolvesȱthreeȱelementsȬȱquality,ȱvalueȱandȱrisk.ȱ

Thereȱareȱthreeȱbasicȱapproachesȱconnectedȱwithȱrealȱestateȱmarket:ȱpropertyȱ management,ȱ facilitiesȱ managementȱ andȱ assetȱ management⁴.ȱ Firstȱ ofȱ theȱ menȬ tionedȱapproachesȱrefersȱtoȱcommercialȱpropertiesȱandȱmeansȱcreation,ȱmanageȬ mentȱandȱdispositionȱofȱrealȱestateȱportfolioȱonȱbehalfȱofȱtheȱownerȱtoȱmaximizeȱ returnsȱ forȱ aȱ givenȱ levelȱ ofȱ risk⁵.ȱ Theȱ differencesȱ betweenȱ orientationsȱ areȱ preȬ sentedȱinȱTableȱ1.ȱ

Theȱ subjectȱ ofȱ facilityȱ managementȱ representsȱ complexȱ decisionȬmakingȱ processȱinȱtermsȱofȱplanning,ȱusageȱandȱadaptationȱofȱbuildingsȱandȱobjectsȱusingȱ informationȱ andȱ telecommunicationȱ systems.ȱ Theȱ conceptȱ isȱ aȱ continuum,ȱ connectingȱdifferentȱfunctionsȱstartingȱwithȱplanning,ȱendingȱonȱdisposal⁶.ȱFaciliȬ tyȱ managementȱ meansȱ stronglyȱ userȬorientedȱ managementȱ inȱ propertyȱ areaȱ inȱ termsȱ ofȱ emphasizingȱ workplaceȱ conditionsȱ andȱ managementȱ ofȱ placesȱ ofȱ serȬ vices.ȱ Moreover,ȱ implementingȱ facilityȱ managementȱ shouldȱ beȱ connectedȱ withȱ



1ȱȱ A.ȱgliwiÚski,ȱB.ȱgliwiÚski,ȱFacilityȱmanagement,ȱC.H.ȱBeck,ȱWarszawaȱ2006,ȱp.ȱ2.ȱ

2ȱȱ D.G.ȱ Cotts,ȱ K.O.ȱ Roper,ȱ R.P.ȱ Payant,ȱ Theȱ Facilityȱ Managementȱ Handbook,ȱ 3^rdȱ ed.,ȱ AMACOM,ȱ Newȱ Yorkȱ2010,ȱp.ȱ20–21.ȱ

3ȱȱ OfficialȱwebsiteȱofȱInternationalȱFacilityȱManagementȱAssociation,ȱwww.ifma.plȱ[access:ȱ28.11.2016].ȱȱ

4ȱȱ I.ȱ Dittmann,ȱ Theȱ factorȱ ofȱ recreationȱ andȱ entertainmentȱ inȱ retailȱ andȱ servicesȱ propertiesȱ management,ȱ

„StudiaȱiȱMateriaÙyȱTowarzystwaȱNaukowegoȱNieruchomoïci”ȱ2010,ȱnrȱ2(18),ȱp.ȱ162.ȱ

5ȱȱ Zarz­dzanieȱnieruchomoïciamiȱkomercyjnymi,ȱred.ȱI.ȱForyï,ȱPoltext,ȱWarszawaȱ2007,ȱp.ȱ71.ȱ

ȱȱ D.G.ȱCotts,ȱK.O.ȱRoper,ȱR.P.ȱPayant,ȱTheȱFacility…,ȱp.ȱ21.ȱ



strategicȱ management.ȱ Itȱ meansȱ aȱ changeȱ fromȱ traditionalȱ strategyȱ ofȱ manufacȬ tureȱandȱdictationȱtowardsȱmoreȱmodernȱviewȱofȱmanagementȱandȱfacilitating⁷.ȱ

Tableȱ1.ȱComparisonȱofȱthreeȱmainȱapproachesȱinȱrealȱestateȱmanagementȱ

Categoryȱ Propertyȱmanagementȱ AssetȱManagementȱ Facilityȱmanagementȱ

Definitionȱ ownershipȱsupervisionȱȱ ofȱpropertyȱ

managementȱofȱtheȱȱ propertyȱvalueȱ

ongoingȱmaintenanceȱȱ ofȱrealȱestateȱ

Sourceȱȱ ofȱincomeȱ

commercialȱrealȱestateȱ anȱobject,ȱseveralȱȱ propertiesȱ

allȱtypesȱofȱrealȱestateȱ

Objectiveȱ

profitȬmaximisingȱasȱ incomeȱofȱtheȱownerȱȱ

participationȱinȱtheȱassetsȱ ofȱtheȱcompanyȱ–ȱusefulȬ nessȱinȱachievingȱgoalsȱ

adaptingȱtheȱpropertyȱȱ toȱtheȱneedsȱofȱusersȱ

Majorȱȱ principleȱ

profitabilityȱofȱinvestȬ mentȱ

bestȱsolutionsȱ userȱrequirementsȱ

Roleȱȱ ofȱmanagerȱ

performingȱtheȱdutiesȱofȱ theȱownerȱinȱaccordanceȱ withȱtheȱobjectivesȱ

investmentȱadvisorȱȱ onȱrealȱestateȱmarketȱ

participationȱinȱtheȱwholeȱ processȱofȱinvestmentȱ

Source:ȱ Ownȱ elaborationȱ basedȱ onȱ M.ȱ Rymarzak,ȱ Zarz­dzanieȱ nieruchomoïciamiȱ przedsi¿biorstwȱȱ wȱ Polsce,ȱ CeDeWu,ȱ Warszawaȱ 2009,ȱ p.ȱ 58Ȭ60;ȱ A.ȱ gliwiÚski,ȱ B.ȱ gliwiÚski,ȱ Facilityȱ management,ȱ C.H.ȱ Beck,ȱWarszawaȱ2006,ȱp.ȱ5,ȱ10.ȱ

Theȱmajorȱobjectiveȱofȱassetȱmanagementȱisȱtoȱprovideȱcontinuousȱgrowthȱofȱ assetsȱbelongingȱtoȱaȱcompany,ȱwhichȱincludesȱproperties⁸.ȱThisȱtypeȱofȱmanageȬ mentȱfocusesȱonȱanalysisȱofȱbuildingsȱpartȱinȱtheȱtotalȱstructureȱofȱassets,ȱwhichȱ meansȱ makingȱ decisionsȱ aboutȱ propertyȱ lease,ȱ rent,ȱ sale,ȱ investment.ȱ Propertyȱ managementȱ conceptȱ inȱ turnȱ comparesȱ userȱ requirementsȱ withȱ profitabilityȱ ofȱ investment,ȱ whichȱ isȱ coreȱ rule.ȱ Propertyȱ managerȱ taskȱ mainlyȱ requiresȱ dealingȱ withȱ tenants.ȱ Underȱ theȱ FMȱ rules,ȱ userȱ needsȱ areȱ consideredȱ fromȱ theȱ pointȱ ofȱ viewȱ ofȱ costȱ efficiencyȱ andȱ optimizationȱ processes⁹.ȱ Bothȱ commercial,ȱ corporateȱ buildingsȱandȱonesȱforȱpublicȱpurposesȱareȱinȱscopeȱofȱFM,ȱasȱlongȱasȱtheȱmanȬ agementȱ functionȱ influencesȱ operationȱ standardsȱ andȱ theȱ qualityȱ ofȱ usingȱ suchȱ propertiesȱforȱusersȱinȱresult.ȱRangeȱofȱactivitiesȱformingȱFMȱpresentsȱTableȱ2.ȱ

Actionsȱ takenȱ withinȱ FMȱ couldȱ beȱ dividedȱ intoȱ fourȱ areasȱ connectedȱ withȱ planning,ȱconstruction,ȱ operationȱandȱmaintenanceȱofȱtheȱfacilityȱandȱofficeȱserȬ vices¹⁰.ȱAuxiliaryȱprocessesȱrequiresȱalsoȱcleaningȱservicesȱandȱhealthcare,ȱwhatȱisȱ



ȱȱ J.ȱCox,ȱLeisureȱpropertyȱtrends:ȱConsumerȱmarketsȱandȱbehavior,ȱ“JournalȱofȱRetailȱ&ȱLeisureȱProperty”ȱ 2001,ȱnrȱ1/3,ȱp.ȱ283.ȱ

ȱȱ S.ȱBuczek,ȱM.ȱKoÙatkowski,ȱCharakterystykaȱusÙugȱzarz­dzaniaȱaktywamiȱ[w:]ȱAssetȱManagementȬȱzarz­Ȭ dzanieȱaktywamiȱwȱPolsce,ȱred.ȱS.ȱBuczek,ȱSzkoÙaȱGÙównaȱHandlowaȱwȱWarszawie,ȱWarszawaȱ2006,ȱ p.ȱ9,ȱ11.ȱ

ȱȱ M.ȱRymarzak,ȱZarz­dzanieȱnieruchomoïciami…,ȱp.ȱ60.ȱ

ȱȱ P.ȱ Barrett,ȱ D.ȱ Baldry,ȱ Facilitiesȱ Managementȱ Towardsȱ Bestȱ Practice,ȱ Blackwellȱ Science,ȱ Londonȱ 2003,ȱȱ p.ȱ48.ȱ

lessȱ significantȱ inȱ traditionalȱ approach.ȱ Operationalȱ FMȱ levelȱ includesȱ technicalȱ (maintenance,ȱconstructionȱmanagement),ȱinfrastructuralȱ(transport,ȱsecurity)ȱandȱ economicalȱaspectsȱ(insurances,ȱplanning,ȱaccounting)¹¹.ȱȱ

Tableȱ2.ȱActivitiesȱwithinȱfacilityȱmanagementȱ Activitiesȱ

Facilityȱmanagementȱ

Buildingȱmanagementȱ

Propertyȱandȱequipmentȱmaintenanceȱ Spaceȱallocationȱ

Leaseȱmanagementȱ

Legalȱandȱfinancialȱsupport,ȱaccountingȱ

Operation/maintenanceȱofȱmechanicalȱcomponents,ȱinfrastructureȱ Buildingȱandȱpeopleȱsecurityȱ

Cleaningȱservicesȱ Mediaȱmanagementȱ Projectȱmanagementȱ Officeȱsuppliesȱ

Qualityȱandȱriskȱmanagementȱ Healthcareȱ

Source:ȱ Ownȱ elaborationȱ basedȱ onȱ M.ȱ Rymarzak,ȱ Zarz­dzanieȱ nieruchomoïciamiȱ przedsi¿biorstwȱ wȱ Polsce,ȱ CeDeWu,ȱ Warszawaȱ 2009,ȱ p.ȱ 60;ȱ Internationalȱ Facilityȱ Managementȱ Associationȱ data,ȱ www.ifma.plȱ[access:ȱ26.11.2016].ȱ

2.ȱEffectivenessȱfactorsȱofȱfacilityȱmanagementȱmodelȱ

Facilityȱ managementȱ connectsȱ supplyȱ side,ȱ representingȱ byȱ facilityȱ services,ȱ withȱdemandȱside,ȱindicatingȱprimaryȱprocesses.ȱFMȱpracticesȱorganizeȱcontrolȱatȱ everyȱlevelȱofȱmanagementȱ–ȱfromȱoperationalȱbyȱtacticalȱtoȱstrategicȱoneȱ(Fig.ȱ1).ȱ Hence,ȱactivitiesȱwithinȱFMȱareȱaimedȱatȱsupplementingȱtheȱprimaryȱfunctionsȱofȱ theȱ propertiesȱ user,ȱ whatȱ leadsȱ toȱ increasedȱ effectivenessȱ ofȱ basicȱ andȱ coreȱ proȬ cesses.ȱTheȱintroductionȱofȱtheȱgivenȱapproachȱtoȱtheȱorganizationȱsupportsȱpriȬ maryȱprocessesȱandȱbyȱsoȱdoingȱinfluencesȱachievingȱassumptedȱgoals.ȱȱ

Throughȱtheȱuseȱofȱfacilityȱmanagement,ȱitȱisȱpossibleȱtoȱobtainȱtangibleȱbeneȬ fitsȱinȱtheȱformȱofȱshapingȱtheȱspatialȱenvironment,ȱimprovingȱtheȱqualityȱofȱserȬ vices,ȱcreatingȱtheȱworkingȱconditionsȱandȱtheȱrealȱestateȱcharacteristicsȱbyȱinteȬ gratingȱpeople,ȱtechnologyȱandȱresources.ȱTheȱeffectivenessȱandȱefficiencyȱofȱtheȱ primaryȱfunctionsȱdependsȱonȱtheȱsupportȱprocesses,ȱbothȱexternalȱandȱinternalȱ provided.ȱDifferent,ȱbroaderȱapproachȱtoȱtheȱpropertyȱtakesȱintoȱaccountȱtheȱexȬ ternalȱenvironmentȱandȱ distinguishȱalsoȱtechniqueȱmanagement.ȱ ManagerȱisȱreȬ



ȱȱ A.ȱgliwiÚski,ȱB.ȱgliwiÚski,ȱFacility…,ȱp.ȱ21.ȱ



sponsibleȱ forȱ productionȱ andȱ distributionȱ ofȱ facilitiesȱ complyingȱ withȱ theȱ reȬ quirementsȱofȱtheȱusers¹².ȱ







  

Figureȱ1.ȱFacilityȱmanagementȱmodelȱ

Source:ȱOwnȱelaborationȱbasedȱonȱA.ȱgliwiÚski,ȱB.ȱgliwiÚski,ȱFacilityȱmanagement,ȱ C.H.ȱBeck,ȱWarȬ szawaȱ2006,ȱp.ȱ14.ȱ

TheȱmodernȱcharacterȱofȱanalyzedȱapproachȱrevealingȱalsoȱinȱtheȱaforemenȬ tionedȱ threeȱ areasȱ withinȱ oneȱ concept.ȱ Qualityȱ isȱ definedȱ asȱ continuousȱ imȬ provementȱofȱoperatingȱstandardsȱofȱsupportȱprocesses.ȱValueȱmeansȱrisingȱorȱatȱ leastȱmaintainingȱtheȱvalueȱofȱequipmentȱinȱtheȱareaȱofȱitsȱcontributionȱtoȱproducȬ tion.ȱ Theȱ lastȱ component,ȱ risk,ȱ standsȱ forȱ widelyȱ understoodȱ monitoringȱ ofȱ theȱ performance,ȱsafetyȱandȱcostsȱcontrol¹³.ȱ

Byȱ implementingȱ facilityȱ managementȱ theȱ userȱ needsȱ couldȱ beȱ met.ȱ Onȱ theȱ otherȱ hand,ȱ theȱ incurredȱ costsȱ dueȱ toȱ theȱ newȱ systemȱ increase.ȱ Benefits,ȱ weakȬ nesses,ȱadvantagesȱandȱdisadvantagesȱareȱshownȱinȱTableȱ3.ȱ

ChangingȱconditionsȱandȱnewȱITȱsolutionsȱcouldȱleadȱtoȱproblemsȱwithȱmodȬ ernȱconcept.ȱEnvironmentȱchanges,ȱsuchȱasȱeconomicȱgrowthȱorȱdepartureȱfromȱ traditionalȱapproachȱinȱfavourȱofȱtheȱpropertyȱmanagementȱtrend,ȱcreateȱaȱposiȬ tiveȱgapȱofȱopportunities.ȱ

TheȱeffectivenessȱofȱFMȱmethodȱisȱalsoȱachievedȱthroughȱtheȱinclusionȱofȱrealȱ estateȱ managementȱ intoȱ theȱ strategicȱ management.ȱ Thatȱ isȱ understandableȱ byȱ combiningȱ timeȱ horizonȱ ofȱ costȱ andȱ benefitsȱ analysisȱ withȱ theȱ lifeȱ cycleȱ ofȱ realȱ estate.ȱ Theȱ keyȱ factorȱ ofȱ FMȱ refersȱ toȱ customerȱ satisfaction,ȱ whichȱ couldȱ beȱ achievedȱbyȱsupportingȱprimaryȱneedsȱwithȱprocessesȱoutput.ȱEffectivenessȱasȱanȱ abilityȱtoȱachieveȱobjectivesȱ(measuredȱwithȱoperationalȱandȱfinancialȱindicators,ȱ suchȱ asȱ ROAȬȱ returnȱ onȱ assets,ȱ liquidityȱ ratiosȱ orȱ mediaȱ consumption)ȱ isȱ notȱ equalȱtoȱefficiency,ȱwhichȱmeansȱanȱabilityȱtoȱachieveȱresultsȱwithȱtheȱlowestȱinȬ putȱ ofȱ resources.ȱ Dueȱ toȱ that,ȱ beingȱ effectiveȱ doesȱ notȱ alwaysȱ entailȱ beingȱ effiȬ cient.ȱ However,ȱ FMȱ applicationȱ eliminatesȱ theȱ contradictionȱ betweenȱ theȱ twoȱ economicȱ categoriesȱ asȱ wellȱ asȱ dealsȱ withȱ continuousȱ developmentȱ inȱ orderȱ toȱ addȱvalueȱtoȱtheȱcoreȱbusiness.ȱ

ȱ



ȱȱ P.ȱNowacki,ȱEffectȱofȱGlobalizationȱtoȱChangeȱinȱRealȱEstateȱManagementȱStrategiesȱofȱEnterprises,ȱ“Studiaȱ iȱMateriaÙyȱTowarzystwaȱNaukowegoȱNieruchomoïci”ȱ2007,ȱnrȱ1Ȭ2/15,ȱp.ȱ229.ȱ

ȱȱ A.ȱgliwiÚski,ȱB.ȱgliwiÚski,ȱFacility…,ȱp.ȱ10.ȱ Supportȱȱ

processesȱ

Primaryȱȱ activitiesȱ

Tableȱ3.ȱSWOTȱanalysisȱofȱfacilityȱmanagementȱstrategyȱ

Internalȱfactorsȱ

Strenghtsȱ Weaknessesȱ

savingsȱwedgeȱ(achievingȱlongȬtermȱȱ savings)ȱ

applicationȱcostsȱ

adjustingȱtheȱstructuralȱunits,ȱspatialȱdistriȬ butionȱandȱequipmentȱtoȱtheȱexpectationsȱ andȱrequirementsȱofȱtheȱuserȱ

realizingȱcontradictoryȱinterestsȱofȱownersȱ andȱusersȱ

costsȱrationalizationȱinȱtheȱlifeȱcycleȱofȱrealȱ estateȱ

processȱcomplicationȱ

enhancingȱtheȱqualityȱandȱfunctionalityȱȱ ofȱbuildings,ȱcustomerȱsatisfactionȱrisingȱ

implicationsȱdifficulty,ȱreorganizationȱȱ ofȱtheȱstructureȱ

adaptingȱinfrastructureȱtoȱtheȱchangingȱ conditionsȱ

entrustingȱlargeȱpartȱofȱmanagementȱ toȱoneȱperson,ȱcentralizationȱofȱpowerȱ

Externalȱfactorsȱ

Opportunitiesȱ Threatsȱ

achievingȱcompetitiveȱadvantageȱbyȱdeparȬ tureȱfromȱtraditionalȱapproachȱtoȱtheȱpropȬ ertyȱmanagementȱtrendȱ

littleȱknowledgeȱandȱunpreparednessȱȱ ofȱmanagerȱ

achievingȱsynergyȱeffectȱ rapidlyȱchangingȱexternalȱconditionsȱ growingȱdemandȱforȱmodernȱspaceȱ developingȱtechnology,ȱexcludingȱusableȱ

areaȱdemandȱ

economicȱgrowthȱinȱtheȱregionȱ considerableȱcompetitionȱwithinȱtheȱsectorȱ beneficialȱlegalȱchangesȱinȱtheȱeconomicȱȱ

andȱtaxȱenvironmentȱofȱrealȱestateȱ

unfavorableȱincreasingȱbargainingȱpowerȱȱ ofȱusersȱ

Source:ȱOwnȱelaborationȱbasedȱonȱZarz­dzanieȱnieruchomoïciamiȱkomercyjnymi,ȱred.ȱI.ȱForyï,ȱPoltext,ȱ Warszawaȱ2007,ȱp.ȱ76.ȱ

3.ȱTheȱroleȱofȱfacilityȱmanagerȱ

Converselyȱtoȱtheȱtraditionalȱrecognitionȱofȱrealȱestate,ȱwhereȱtheȱaimȱisȱtoȱraȬ tionalizeȱ theȱ costȱ ofȱ maintenance,ȱ FMȱ focusesȱ onȱ strategyȱ realizationȱ element.ȱ Realȱ estateȱ processȱ (dueȱ toȱ facilitiesȱ providedȱ byȱ theȱ properties)ȱ associatesȱ deȬ mandȱ withȱ supply,ȱ whereasȱ facilityȱ managerȱ isȱ anȱ innovativeȱ manufacturerȱ ofȱ facilitiesȱinsteadȱofȱanȱadministrator¹⁴.ȱFacilityȱmangerȱtriesȱtoȱcombineȱconflictingȱ interestsȱofȱtheȱownersȱandȱusers.ȱȱ

Managementȱofȱpropertyȱwithȱtheȱuseȱofȱfacilityȱmanagementȱrefersȱtoȱthreeȱ mainȱapproaches:ȱ

± reducingȱoperatingȱcostsȱofȱobjectȱandȱmaintainingȱitsȱfunctionalityȱandȱqualiȬ tyȱofȱfacilities;ȱ

± improvingȱ theȱ qualityȱ andȱ functionalityȱ ofȱ objectsȱ andȱ equipment,ȱ whileȱ maintainingȱtheȱcurrentȱlevelȱofȱcostsȱatȱmost;ȱ



ȱȱ M.ȱKruszewska,ȱDoradcaȱzamiastȱadministratora,ȱ„BusinessmanȱMagazine”ȱ2004,ȱnrȱ4,ȱp.ȱ141.ȱ



± improvingȱ theȱ qualityȱ andȱ functionalityȱ ofȱ realȱ estateȱ dueȱ toȱ theȱ additionalȱ outlaysȱtoȱincreaseȱnetȱoperatingȱincome.ȱ

OneȱofȱtheȱmostȱimportantȱpracticalȱaspectsȱofȱFMȱstrategyȱisȱstrivingȱtoȱreȬ duceȱ operatingȱ costs.ȱ Besidesȱ theȱ reduceȱ ofȱ cost,ȱ theȱ personȱ responsibleȱ forȱ theȱ FMȱ practicesȱ applicationȱ shouldȱ beȱ awareȱ ofȱ theȱ conditionsȱ andȱ areas,ȱ whereȱ achievingȱsavingsȱareȱpossibleȱwithoutȱaffectingȱtheȱgeneralȱassumptions¹⁵.ȱ

Effectiveȱ managementȱ isȱ dictatedȱ byȱ theȱ abilityȱ ofȱ facilityȱ managers,ȱ whoȱ couldȱinfluenceȱhowȱsubstantialȱresourcesȱofȱaȱfirmȱareȱspent.ȱEconomicȱanalysesȱ shouldȱ beȱ basedȱ onȱ lifeȬcycleȱ costs.ȱ Dueȱ toȱ theȱ emphasisȱ onȱ costȬeffectiveness,ȱ rationalȱFMȱcarriesȱaȱpayoffȱforȱcompanies.ȱRecapitalizationȱplanȱwithȱatȱleastȱtenȱ yearsȱperspectiveȱbecomesȱaȱkeyȱfactorȱinȱimprovingȱbusinessȱareasȱsuchȱasȱsusȬ tainability,ȱ emergencyȱ andȱ strategic/ȱ operationalȱ management,ȱ referringȱ toȱ cusȬ tomerȱorientation.ȱEveryȱtypeȱofȱorganizationȱrequiresȱdifferentȱapproachȱtoȱfacilȬ ityȱmanagement,ȱthusȱitȱshouldȱbeȱbasedȱonȱaȱgoodȱleadership.ȱTheȱroleȱofȱfacilityȱ managerȱisȱcrucialȬȱtreatedȱasȱaȱbusinessȱmanagerȱshouldȱbeȱperceivedȱasȱaȱnegoȬ tiationȱandȱadministrationȱskilledȱinnovator¹⁶.ȱȱ

Facilitiesȱmodelȱenablesȱ theȱdevelopmentȱ ofȱtargetȱ visionȱofȱfacilities,ȱwhichȱ areȱtheȱrealȱsourceȱofȱincomeȱfromȱproperty.ȱEveryȱfacilityȱmanagerȱshouldȱcreateȱ suchȱexampleȱforȱspecificȱorganizationȱwithinȱanȱindustry.ȱNevertheless,ȱconvertȬ ingȱtheȱmodelȱhasȱaȱsignificantȱroleȱinȱchangingȱenvironmentȱandȱ userȱexpectaȬ tions¹⁷.ȱTherefore,ȱanȱexpertȱpossessesȱtheȱarchitecturalȱpreparationȱandȱmanageȬ rialȱ features,ȱ hasȱ knowledgeȱ ofȱ maintenanceȱ determinants,ȱ creatingȱ workȱ environments,ȱfinances.ȱ

Effectiveȱ FMȱ createsȱ value,ȱ bothȱ toȱ internalȱ partsȱ (employees,ȱ shareholders)ȱ andȱ toȱ stakeholdersȱ (clients,ȱ customers,ȱ providers).ȱ Inȱ orderȱ toȱ helpȱ implementȱ FMȱ practices,ȱ legislatorsȱ andȱ organizationsȱ developedȱ standardsȱ suchȱ asȱ Britishȱ Standardȱ 15221,ȱ ISOȱ 9000ȱ andȱ 9001,ȱ 41001Ȭ41013ȱ (underȱ development).ȱ Theȱ ISOȱ standardsȱdescribeȱaȱproductȱasȱaȱresultȱofȱaȱprocess,ȱwhatȱmakesȱsupportȱactiviȬ ties,ȱdrivenȱbyȱfacilitiesȱ(includingȱland,ȱbuildings,ȱtoolsȱandȱtechnique),ȱȱcrucialȱ forȱaȱproperȱorganizationȱworkflow.ȱ

Inȱorderȱ toȱachieveȱeffectivenessȱusingȱmentionedȱ practices,ȱfacilitiesȱshouldȱ beȱmanagedȱatȱallȱlevelsȱofȱtheȱorganization:ȱ

± operationalȱ level:ȱ providingȱ organizationalȱ andȱ costȱ effectiveȱ spaceȱ forȱ theȱ functionsȱperforming;ȱ

± tacticalȱandȱstrategicȱlevel:ȱimprovingȱclients,ȱcustomersȱandȱendȬusersȱcare,ȱ includingȱthemȱinȱdecisionȬmakingȱprocess.ȱ



ȱȱ K.ȱgmietana,ȱBenchmarkingȱinȱCorporateȱRealȱEstateȱValueȱManagement,ȱ„ZeszytyȱNaukoweȱUniwersyȬ tetuȱSzczeciÚskiego.ȱFinanse,ȱRynkiȱfinansowe,ȱUbezpieczenia”ȱ2013,ȱnrȱ64(1),ȱp.ȱ455.ȱ

ȱȱ D.G.ȱCotts,ȱK.O.ȱRoper,ȱR.P.ȱPayant,ȱTheȱFacility…,ȱp.ȱ3Ȭ4.ȱ

ȱȱ SeeȱA.ȱgliwiÚski,ȱB.ȱgliwiÚski,ȱFacility…,ȱp.ȱ19.ȱ

TheȱmanagerȱlinksȱallȱlevelsȱofȱaȱcompanyȱstructureȱwithȱrealȱestateȱmanageȬ mentȱbyȱsubordinatingȱitsȱactivitiesȱtoȱtheȱfundamentalȱobjectivesȱofȱtheȱprocess,ȱ withȱtheȱusageȱofȱfacilities.ȱ

Conclusionsȱ

Theȱefficiencyȱofȱrealȱestateȱmanagementȱcouldȱbeȱachievedȱthroughȱmodernȱ trendȱofȱcustomerȱorientationȱandȱadherenceȱtoȱmanagerialȱqualificationsȱstandȬ ards.ȱ Dueȱ toȱ increaseȱ ofȱ realȱ estateȱ capitalȱ inȱ assetȱ structureȱ ofȱ enterprises,ȱ theȱ interestȱ inȱ efficientȱ managementȱ ofȱ valuableȱ resourcesȱ (buildings)ȱ isȱ growing.ȱ Providedȱ thatȱfacilityȱmanagementȱrespectsȱ theȱgoalsȱofȱtheȱownerȱ andȱusersȱofȱ realȱ estateȱ andȱ atȱ theȱ sameȱ timeȱ maintainsȱ theȱ functionalityȱ ofȱ theȱ objectȱ andȱ adaptsȱitȱtoȱtheȱchangingȱorganizationalȱandȱtechnologicalȱconditions,ȱtheȱcompaȬ nyȱgainsȱeffectiveȱstructure.ȱȱ

Facilityȱmanagementȱasȱaȱmodernȱconstructionȱobjectsȱandȱspatialȱstructuresȱ managementȱtreatsȱbuildingsȱasȱsupportȱelementsȱforȱrealȱestateȱportfolioȱeconoȬ my.ȱEachȱelementȱrequiresȱconsideringȱfacilitiesȱduringȱitsȱwholeȱlifeȱcycle,ȱtakingȱ intoȱaccountȱtheȱimpactȱofȱtheȱprocessesȱinȱtheȱfollowingȱphasesȱonȱtheȱphysical,ȱ economicȱandȱfunctionalȱcharacteristics.ȱRealȱestateȱadjustmentȱprocesses,ȱprojectȱ managementȱ andȱ riskȱ managementȱ areȱ significantȱ inȱ theȱ dailyȱ practiceȱ ofȱ FM.ȱ InnovativeȱconceptȱassumingȱwiderȱrecognitionȱofȱtheȱbuildingsȱasȱfacilitiesȱcarriȬ ersȱyieldsȱmanyȱbenefitsȱonȱoperationalȱandȱstrategicȱlevelȱ(costsȱreductionȱduringȱ lifeȱcycleȱofȱrealȱestate,ȱenhancingȱtheȱquality).ȱByȱtheȱstrengths,ȱweaknessesȱandȱ factorsȱ(bothȱ externalȱandȱinternal)ȱaffectingȱstrategyȱanalysis,ȱtheȱconnectionȱofȱ theȱ ownershipȱ qualityȱ inȱ theȱ formȱ ofȱ buildingȱ structuresȱ managementȱ withȱ theȱ valueȱdeliveredȱtoȱtheȱendȬusersȱisȱmarked.ȱTheȱroleȱofȱfacilityȱmanagersȱisȱundeȬ niableȱinȱtheȱapplicationȱofȱfacilityȱmaintenance.ȱFacilityȱmanagementȱtrendȱisȱstillȱ improving,ȱthereforeȱtheȱmarketȱrequiresȱbetterȱresearchȱofȱtheȱconceptȱandȱappliȬ cationȱanalysisȱofȱbestȱpractices.ȱ

Referencesȱ

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BarrettȱP.,ȱBaldryȱD.,ȱFacilitiesȱManagementȱTowardsȱBestȱPractice,ȱBlackwellȱScience,ȱLonȬ donȱ2003.ȱ

Cottsȱ D.G.,ȱ Roperȱ K.O.,ȱ Payantȱ R.P.,ȱ Theȱ Facilityȱ Managementȱ Handbook,ȱ 3^rdȱ ed.,ȱ AMACOM,ȱNewȱYorkȱ2010.ȱ

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Summaryȱ

Theȱ articleȱ presentsȱ theȱ beneficialȱ factorsȱ fromȱ theȱ applicationȱ ofȱ facilityȱ managementȱ (FM)ȱ practices.ȱ Theȱ authorȱ analysisȱ theȱ strengthsȱ andȱ weaknesses,ȱ asȱ wellȱ asȱ environȬ mentȱelementsȬȱbothȱopportunitiesȱandȱthreats,ȱinfluencingȱFMȱstrategy.ȱTheȱresearchȱofȱ thisȱpaperȱisȱconcentratingȱonȱthisȱconceptȱwithinȱrealȱestateȱmanagementȱinȱenterprises,ȱ leadingȱ toȱ costȱ reductionȱ andȱ customerȱ satisfactionȱ growth.ȱ Nevertheless,ȱ theȱ methodȱ seeksȱ toȱ reconcileȱ theȱ interestsȱ ofȱ ownersȱ withȱ interestsȱ ofȱ users.ȱ Facilitiesȱ (buildings,ȱ assetsȱ andȱ services),ȱ groupedȱ inȱ realȱ estateȱ portfolios,ȱ supportsȱ primaryȱ activities.ȱ Theȱ studyȱpresentsȱparticularȱactivitiesȱinȱtermsȱofȱmanagementȱofȱauxiliaryȱprocesses.ȱPropȬ erȱrealȱestateȱmanagementȱ(propertiesȱbelongȱtoȱfacilities)ȱdeterminesȱtheȱinnovativeȱwayȱ ofȱincreaseȱtheȱvalueȱofȱtheȱcompany.ȱ

Keywords:ȱ Facilityȱ management,ȱ facilities,ȱ realȱ estateȱ management,ȱ effectiveȱ strategy,ȱ facilityȱmanagerȱ

KONCEPCJAȱFACILITYȱMANAGEMENTȱJAKOȱMETODAȱEFEKTYWNEGOȱ ZARZ&DZANIAȱNIERUCHOMOgCIAMIȱ

Streszczenieȱ

Wȱ artykuleȱ przedstawionoȱ korzystneȱ czynnikiȱ wynikaj­ceȱ zȱ zastosowaniaȱ praktykȱ zaȬ rz­dzaniaȱ udogodnieniami.ȱ Autorȱ artykuÙuȱ poddaÙȱ analizieȱ mocneȱ iȱ sÙabeȱ strony,ȱ jakȱ iȱelementyȱïrodowiskaȬȱszanseȱiȱzagroČenia,ȱwpÙywaj­ceȱnaȱstrategi¿ȱfacilityȱmanagementȱ (FM).ȱBadaniaȱprzeprowadzoneȱwȱramachȱtegoȱartykuÙuȱkoncentruj­ȱsi¿ȱnaȱtejȱkoncepcjiȱ wȱ ramachȱ zarz­dzaniaȱ nieruchomoïciamiȱ wȱ przedsi¿biorstwach.ȱ Omawianaȱ koncepcjaȱ prowadziȱdoȱredukcjiȱkosztówȱorazȱwzrostuȱsatysfakcjiȱklientów.ȱNiemniejȱjednak,ȱmeȬ todaȱmaȱnaȱceluȱpogodzenieȱnierazȱsprzecznychȱinteresówȱwÙaïcicieliȱzȱinteresamiȱuČytȬ kowników.ȱ Udogodnienia,ȱ naleČ­ceȱ doȱ portfeliȱ nieruchomoïciowych,ȱ wspieraj­ȱ podȬ

stawow­ȱ dziaÙalnoï°.ȱ Wȱ pracyȱ ukazanoȱ iȱ poddanoȱ dyskusjiȱ poszczególneȱ dziaÙaniaȱ wȱzakresieȱ zarz­dzaniaȱ procesamiȱ pomocniczymi.ȱ WÙaïciweȱ zarz­dzanieȱ nieruchomoȬ ïciamiȱ(budynkiȱnaleČ­ȱdoȱfacilitiesȱ–ȱudogodnieÚ)ȱstanowiȱinnowacyjnyȱȱsposóbȱzwi¿kȬ szaniaȱwartoïciȱfirmy.ȱ