Facilities Management Middle East - June 2010

Essential information for FM & strata professionals, building owners, developers & contractors

EVENT FOCUS

HIGHLIGHTS FROM THIS YEAR’S FM EXPO

AND THE MIDDLE EAST WASTE SUMMIT 2010

Licensed by Dubai Media City

An ITP Business Publication | June 2010 Vol. 05 Issue 06

HOW FMS CAN PREVENT FAULTY LIFTS FROM CAUSING FATAL ACCIDENTS

A LOOK AT HOW FM FIRMS ARE AIDING MEP COMPANIES TO BECOME STRONGER

HOW FMS CAN PREVENT FAULTY LIFTSELEVATOR MAINTENANCE

A LOOK AT HOW FM FIRMS AREFM PARTNERSHIP

Idama’s Jawed Khan crowned Facilities Manager of the YearIdama’s Jawed Khan crowned Facilities Manager of the Year

KING KHAN

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CONTENTS

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VOLUME 5 ISSUE 6 JUNE 2010CONTENTS

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CommentLéonie Yates discusses the state of the FM job market in the GCC and what it takes to be a successful candidate.

OnlineWhat’s on the web? The most popular FM stories of the month.

Awards 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.

AnalysisEugene and Arkady Siterman explain why LEED is good for the environment and the bottom line.

NewsA 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.

Sector AnalysisFacilities Management Middle East discovers the cause of potentially-fatal elevator breakdowns and how FMs can prevent these from happening.

EventsHighlights 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.

Janitor’s keysWe ask experts in the FM fi eld what their proudest career moments have been and why.

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2 June 2010 www.constructionweekonline.com

RAINY-DAY BLUESAlan Millin, guest columnistExplaining the impact heavy rains have on the facilities

management industry

WHAT’S ON THE WEB

COLUMNS & FEATURES MOST POPULAR

KAUST

READY BUT STEADY

SEISMIC INFLUENCE

THE SCIENCE OF FENG SHUI

the online home of:

IN PICTURES

• 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

• Government attendees confi rmed for MEWS• EIMA completes fi re training on the world• Safety gets front seat with evac chairs• Green Globe for two regional hotels

EDITOR’S CHOICE

The King Abdullah University of Science (KAUST) is Saudi Arabia’s fi rst 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.

The quietest capital of the GCC may have weathered the economic downturn

Stuart Matthews, Senior Group EditorWho knew that an Icelandic volcano would have an impact

on the industry?

Shivani Adalja, guest columnistHow can feng shui bring us prosperity?

For more galleries, check out: www.constructionweekonline.com/in_pictures/

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WOULD LIKE TO CONGRATULATE

AL SHIRAWI US CHILLERS, WINNER OF THE

For more information or view picture of the FM Awards 2010, please visit

www.constructionweekonline.com/fmawards/

GCC MEP SERVICE PROVIDER OF THE YEAR

EDITOR’S LETTER


I 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 fl ipping 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.

Prior to this unlucky situation, my water heater leaked and almost fl ooded 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 com-panies in the fi eld 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 de-veloped to meet client and consumer needs. Strategies also need to be discussed among industry fi gureheads 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 high-lights from these events on p35-40.

Sarah Blackman, deputy [email protected]

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

RE: Idama’s Jawed Khan named 2010 FM of the YearExcellent 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 PoliceThis 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 monthIt’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 [email protected]

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COMMENT


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 direc-tion, clients are becoming very specifi c and more demanding of their recruiters to make

every placement very specifi c 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 relation-ship with your recruiter, whether you are a facilities manager or you are recruiting a facilities manager, will always result in a more effi cient and effective recruitment drive – re-sulting 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 manage-ment recruitment. She moved to Dubai November 2008 to recruit specifi cally for the increasing FM sector and has recently re-joined Hays Construction and Property, where she continues to be the FM specialist recruiter.

“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 defi nitely out there”

As 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 diffi cult 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 confi dent 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 expe-rienced before the ‘crash’ opportunities are defi nitely 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 environmen-tal and personality ‘fi t,’ as much as the skills and qualifi cations 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

Positive job prospectsSenior recruiter Léonie Yates discusses the state of the FM job market in the GCC and what it takes to be a successful candidate

The feeling within the FM market, both from clients and candidates, is more positive than before, says Yates.


C O N G R A T U L A T I O N S

SMASHING! CLEANING SERVICES, WINNER OF THE

GCC CLEANING SERVICE PROVIDER OF THE YEAR

NEWS ROUND UP


Fears raised over summer blackoutEnergy-saving experts say FM and construction fi rms 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 fi rms 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 manage-ment companies are involved at the start of project to advice on energy-effi ciency systems, reducing the chances of a black-out 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 sum-mer months, making it impera-tive to have energy monitoring and control systems in place from the outset.

Honeywell marketing direc-tor for energy solutions, Scott Petersen, explained: “Everyone needs to take responsibility for reducing energy consumption. It is all about long-term sustain-ability, 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-effi cient in the long-term.”

It’s imperative to have energy monitoring and control systems in place from the outset.

Dohaland CEO Issa Al Mohannadi.

Techem’s regional manager Hans Altmann: “Consumption based cooling cost allocation is common

practice with results leading to up to 25% energy savings. As a consequence, they could this way cut down on their energy costs immensely.”

BUSINESS/Dohaland has signed a joint venture with Linc Facility Services and Masraf Al Rayan Bank to provide facilities man-agement in Qatar and other MENA countries.

The new company will provide management of build-ings, repair and maintenance, building systems manage-

Dohaland to launch new FM fi rm for the MENA regionment, traffi c 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 benefi t of the end user,” Dohaland CEO Issa

Union Properties facilities engineer Abdul Whahab explained why the fi rm has taken over the FM services of the Green Community project: “BCS left because the service was not very good and there were a lot of complaints.”

Focus International Life Cycle Management senior facility manager Roger Swainson: “In terms of facility management, the UAE is a long

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

happening is a testimony to the excellent future of facili-ties 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 facili-ties management market in the Middle East is attracting many new entrants.”

A MONTH IN QUOTES

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 vari-ous industries will help boost customer satisfaction and service delivery through smart resourcing and technology.”

Speaking about the possibil-ity 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.”

NEWS ROUND UP


The security system is set to benefi t residents.

EVENTS //Facilities management asso-ciations 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

Issuer: Royal Commission for Jubail and YanbuTender No: POM A-2028Description: Collection and disposal of solid waste materials within Yanbu Industrial City.Closes: June 1Fees: SR7000Contact: Purchasing and Warehous-ing Department, PO Box 30031

Issuer: Oman Electricity Transmis-sion CompanyTender No: 135/2010Description: Installation of fi re fi ghting systems at grid stations.Closes: June 14Fees: OR200Contact: www.tenderboard.gov.om

Issuer: Central Tenders CommitteeTender No: 6/2010/2011Description: Cleaning services and collection of garbage for the Ministry of Interior.Closes: June 22Fees: KD600Contact: Ministry of Interior

Issuer: Central Tenders CommitteeTender No: 9/2010/2011Description: Cleaning services and collection of garbage in Ahmadi.Closes: June 22Fees: KD500Contact: Ministry of Interior

Issuer: Royal Commission for Jubail and YanbuTender No: POM J-2563Description: Operation and main-tenance for the Royal Commission Medical Centre.Closes: June 27Fees: SR12,500Contact: Director, Purchasing and Warehousing Department, PO Box 30031

Issuer: Rural Areas Electricity CompanyTender No: 153/2010Description: Operation and mainte-nance of power desalination plants.Closes: July 12Fees: OR1500Contact: www.tenderboard.gov.om

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 offi ce suites and the observa-tion 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 direc-tor Magdy Mekky.

“The interoperability of key building systems ensures a safe environment for all guests and tenants. The safety benefi ts are immeasurable.”

If an unauthorised person accesses a secure area, the

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 train-ing, self defence, VIP protection and an inspector supervisor course and will be handled by training offi cers licensed by

World FM Day to be held this month

Johnson Controls secures Burj Khalifa contract

World Security to share knowledge and training in Kuwait

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

building sub-systems, including cameras and intercoms, are activated immediately. If a fi re is detected, the airfl ow system will deactivate automatically to confi ne or smother a fi re.

Additional features include audio/visual systems, includ-ing project screens and video displays, and conferencing

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.

management brings to many organisations,” Global FM Chair-man Steve Gladwin.

This year debuts the Global FM Awards will also take place during the celebrations to recog-nise excellence in the industry.

The main goal of the FM day is to raise the profi le of the sector around the world.

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

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 sacrifi cing security or comfort,” said Mekky.

Additional high-profi le energy effi ciency projects in the region include the Bahrain Bay Project, the Pearl Develop-ment in Qatar, and the Kingdom Tower in Saudi Arabia.

EVENT FOCUS


Middle East Waste Summit 2010The 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 fi rms call for government helpA recycling industry must be cre-ated in the UAE so the country can address the souring amount of waste in the country, a leading fi gurehead said at the Middle East Waste Summit 2010.

United Nations Environment Programme offi cer Fareed Bushehri told delegates on the fi nal day of the event that waste management is lacking fi nancing and technology.

Improving waste management practices “depends on how strong regulations are and how strongly they are enforced,” he said.

Visitors agreed with this state-ment and explained that more people need to be made aware about how to recycle their waste.

Leading the debate were repre-sentatives 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.

“Sure, attitudes are chang-ing, 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 expand-ing 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 fi eld say.

Trashco’s Steve Williams and Arab:IT’s John Bergl.

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 de-signed to track fl eet 24/7, into 100 of Trashco’s vehicles.

“The municipalities are demanding AED100 to AED200,000 for illegal dump-ing,” 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 fi ve minutes into the desert.”

Vehicles are monitored through “geofences,” which are installed into areas where

Eye-in-the-sky tracks Trascho trucker trips

drivers are allowed to dis-charge 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 some-where it isn’t supposed to be.”

ArabIT/Telargo is designed to monitor compactors to avoid unneeded and expensive waste pickups and track the fuel con-sumption 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 fl eet optimisation, scheduling and remote monitoring of portable compactors. Arab:IT has pro-vided a tracking solution that is customised to our specifi c requirements,” added Trascho CEO Frederic Vigier.

Key waste summit conference speakers

manufacturers and suppliers showcased their products and

services at the Middle East Waste Summit 2010

50

EVENT FOCUS


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 sepa-rate 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 responsi-bility 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

Taking out the trashDulsco 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

What is the main problem associ-ated with collecting waste from buildings in Dubai?When the access to the build-ing’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.

Tell us about your waste manage-ment 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 bet-ter to use than the heavy equip-ment. 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-

“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”

Purab believes that individuals should take the initiative to recycle household waste.

is a fi rm 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

Dulsco

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 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.

Are you currently involved in landfi ll management?No, at the present time we are not involved in landfi ll manage-ment. We are involved with the recycling and transportation, but not the landfi ll management.

EVENT FOCUS


Service chargesOne of the initial issues that MEFMA would be tackling is service charges. Sometimes there is a 40% to 50% price dif-ference 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 ap-parent,” said Lootah.

“It is not easy to convince people that upfront FM costs have a long-term cost-saving implication. This is our mis-sion as MEFMA, to establish a best-practice platform for the industry in the region for all stakeholders – investors, own-

ers, facilities managers, profes-sionals, 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 gov-ernment to step in to stop price exaggeration. This is a challenge for us as an industry. It is our

responsibility to determine what is the right price for the right service – because the market itself cannot afford to continue with high-priced services.”

InceptionSpeaking at the offi cial launch, RERA CEO Marwan Bin

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 regula-tor. 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

“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

Ghulaita: clients must do their FM homework.

The Middle East Facility Man-agement Association (MEFMA) will “standardise the built and FM environment, and bench-mark the entire Middle East region within the next three years.” This was revealed by MEFMA president Jamal Lootah during the association’s offi cial 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 govern-ment 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 sus-tainability 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 fi ts in Europe cannot fi t here, due to such factors as the climate. When the government decides to promul-gate regulations for the indus-try, 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 fi t Dubai and be approved by RERA,” said Lootah.

to stress that RERA would not be “stopping any developments; rather we will be correcting any defi ciencies in sustainability.”

Ghulaita said that two ques-tions were foremost in inves-tors’ minds: how much is the service charge and who is main-taining 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 qualifi cations 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 quali-fi cation of ancillary contractors. “A plumber may arrive to fi x 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 require-ment 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.

FM EXPO 2010The fi fth 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

EVENT FOCUS


Scope for carbon offsets in FM sectorThe 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 Pro-gramme of the UAE, the aim of which is to develop environmen-tally friendly policies, reduce the UAE’s carbon footprint and move towards a sustainable future,” said Oberlin.

Farnek Avireal, in partnership with the myclimate non-profi t foundation of Switzerland, will provide consultancy, advisory and carbon management ser-vices to help UAE companies re-duce 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

large, medium and small busi-nesses from across a range of industries. Among the many high-profi le international companies involved are Volvo, Virgin Atlantic, HSBC, Luf-thansa and Hyundai.

Regional opportunitiesSpeaking about regional op-portunities and its partnership with Farnek Avireal, myclimate

Farnek Avireal has recently forged a partnership with a world-leading carbon offset foundation.

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 re-gional 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 elec-tricity 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.

Energy expert calls for consumption-based cooling cost“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 gen-erally bigger and having larger families, the numbers still sug-gest 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

Visitors to the FM Expo were up by 20% compared to 2009

20%

CEO René Estermann, said: “We fi rst 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 consolidat-ed its market position by helping

private sector companies reduce their environmental impact with effi cient monitoring of energy use. It also has a licensing agree-ment with Green Globe Inter-national, the certifi cation 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 improv-ing energy effi ciency. 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 mycli-mate enables us to provide the full range of life cycle carbon management services for the increasing number of respon-sible 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.

allocation is established common practice in many countries, with results of up to 25% energy sav-ings,” said Altmann.

“At the moment, the resi-dential sector accounts for the highest amount of energy con-sumption, with 70% of electricity being used for air-conditioning in private households. Cur-rently, however, there are few incentives to reduce energy consumption for private house-holds across the UAE. “At present, energy consumption is measured on an area base, so it is more diffi cult for consumers

to control their costs. This mea-surement system can therefore be blamed for excessive energy waste,” said Altmann.

Techem is a energy service provider for the housing indus-try in the fi elds of allocating and billing data on energy, water and cooling consumption.

ANALYSIS

14 June 2010

Some jurisdictions – such as the City of Los Angeles in the US — already require Leadership in Energy and Environmental Design (LEED) certifi cation from the US Green Building Council on projects that are 4600m2

or larger.Moreover, ever-increasing energy prices may cause develop-

ers to consider conservation and energy-effi ciency strategies, regardless if LEED certifi cation is required. Nonetheless, LEED certifi cation has become a desirable attribute for many prospec-tive 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-effi cient design that still produces profi table projects.

For a lot of builders and investors, the new reality provokes questions of costs and benefi ts. 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 certifi cation compliance costs can be reduced, especially if value engineers are retained to review strategies.

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 opti-mising 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 fi rst step in doing that is clearly understanding the building needs, and using the latest codes, rules, standards and regula-tions to achieve them. Value engineers keep abreast of the latest methodologies and use them to fi ne-tune MEP building systems. ‘Right-sized’ equipment and systems reduce waste and result in buildings that are more effi cient in cost and resource consumption, leading to additional LEED points.

Point by point Developing a strategy for obtaining points in the LEED cer-tifi cation process is a necessary step. Each project may have

a different strategy, including whether the goal is for a building that is LEED certifi ed, or achieves Silver, Gold, or Platinum lev-els. 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 lev-els of ventilation, however, also increases energy consump-tion (cooling, heating and electrical power to fan motors). As well, increased ventilation leads to higher con-struction costs due to bigger ductwork and larger equipment required, which also reduces us-able fl oor area.

To counter the increased energy used, the LEED documents state, for mechanically-ven-tilated spaces: “Use heat recovery, where appropriate, to minimise the additional en-ergy.” Energy recovery

Increasingly, developers are seeing the advantages of ‘being green’. And, LEEDhas 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

LEED for less

LEED AP Eugene

Siterman

www.constructionweekonline.com

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 ventila-tion’ point with ‘optimised energy performance’ points (up to ten may be gained). An energy recovery system will decrease en-ergy 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.

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, well-being, and productivity” will be achieved. It is very important to note that this example is specifi c 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 differ-ent way.

In addition to providing creative solutions, dedicated value engineers are constantly perusing industry innovations in a

“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 certifi cation”

- Eugene Siterman

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 certifi cation. With the right team in place, the ecological strat-egy will be in line with the project’s economic goals at the same time.

Whether driven by market or government forces, green build-ing standards are here to stay. It is likely that the future will see a larger array of technologies, equipment and strategies for

Green building certifi cation programmes are becoming increasingly impor-tant tools to verify that a building meets a set of ‘green’ criteria, including energy effi ciency, sustainable materials selection, site location and indoor environmental quality.In addition to their environmental benefi ts, certifi ed green buildings can sometimes command higher property values and rents, and green building certifi cation can distinguish certain properties in highly competitive real estate markets. According to a new report from Pike Research, space cov-ered by green building certifi cation 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 certifi cations: environmental responsibility, reducing operating expenses through energy effi ciency and regulatory requirements that mandate energy effi ciency and certifi cations.”Bloom adds that, by 2020, about 80% of green-certifi ed building space will be in the commercial building sector, up from 73% today. Within the commercial segment, the majority of green certifi cations will go to existing buildings as

opposed to new construction. In contrast, most of the focus in the residential market is on green certifi cation of new properties.

In addition to the well-known LEED programme in the US and the Building Research Establishment Environmental Assess-ment 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 seek-ing 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 newly-developed programmes in China and India will represent about 30% of all certifi ed green new construction by 2020.

GREEN LIGHT FOR BUILDING CERTIFICATION

gaining LEED certifi cation. Partnering with value engineers can help developers obtain LEED certifi cation in the most effi cient manner possible.

Eugene Siterman, LEED AP, is a principal at New York-based VE Solutions Group, which also has an offi ce in Dubai. VE Solutions Group has a global reputation for optimising the design functionality and constructability of MEP systems. The value engineering fi rm 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.

16 June 2010

LEED AP Arkady

Siterman

“Green building techniques are increasingly becoming the standard within the construction industries”

- Eric Bloom

ANALYSIS

18 June 2010

The Middle East fi re detection and suppres-sion systems market is mainly driven by the

increasing awareness about fi re safety, especially in newly constructed high rises. And, with increasing commercial and industrial activities in the region, the construction sector and the fi re safety systems market could witness a bright future. The fi re safety sector is infl uenced by the civil defense authorities of the respective countries, who play a major role in designing the norms and regulations, which in turn infl uence 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.

Market overview:The Middle East fi re detection and suppression systems mar-ket is in its growth stage. The GCC states generated cumula-tive surpluses due to increased oil prices in 2008, and much of this income was directed towards construction projects and industrial development. The infl ux of expatriates and increasing per capita income has augmented the demand for residential and retail develop-ment. Increasing activities in the industrial and commercial

sectors, where suppression sys-tems are widely used in places, such as refi neries and server rooms, have boosted sales fi gures for such systems.

Trends point to a gravitation away from conventional sys-tems to intelligent addressable systems as the Civil Defence does not approve projects that plan to use conventional sys-tem, especially in Dubai. The UAE dominated the demand for fi re detection and suppression systems in the Middle East and remained the regional leader in terms of market opportunities in 2008. However, there is a dis-tinct shift of focus of attention towards Saudi Arabia and Qatar. Market concentration in Saudi Arabia and Qatar is low and of-fers good opportunities for new entrants. Surging demand for fi re detection and suppression systems in various end-user segments and increasing aware-ness 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 lim-ited competition.

Competitive pricing and service of-ferings are the basis on

Opportunities are endless for the Middle East’s fi re detection and suppression sector, according to Frost and Sullivan’s research analyst for environment and building technologies practice Suganya Rajan

Sparks fl y for regional fi re safety

which the success of system integrators is judged. End users and consultants are increasing-ly demanding comprehensive solutions to provide fi re safety for their facilities. Competitive pricing is expected to provide fi re safety systems providers with a leading edge over their competitors. However, under-standing the clients’ needs is of paramount importance to suc-ceed in a market that is highly client-focused.

The Middle East market for fi re detection and suppression systems witnessed, over the past two years, abundance of growth potential in industrial and commercial end-user seg-ments. In 2008, the top two segments, commercial and industrial, accounted for 46.1% of the revenues for the GCC fi re

detection and suppression sys-tems market. High-end offi ce space contributed a major por-tion 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 fi re detection systems: As a part of diversifi ca-tion 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 fi re safety equipment.

• Enforcement of building construction codes has created demand for fi re alarms: Devel-opment of huge civil structures has led to the enforcement of fi re regulations in the GCC market. The enforcement of fi re regulations is implemented by civil defense authorities. In Dubai, the regulations, which require installing sprinkler systems for fi re 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 fi re safety systems. Widespread


ANALYSIS


end-user acceptance and sup-port have fueled the demand for such systems.

• Insurance incentives for buildings with fi re detection systems create demand for the products: Insurance companies offer better insurance rates for buildings having fi re 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 re-gion is limited, dependence on imports for fi re 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 fl uctuations could face tough times with currency vola-tility against the US dollar. Ma-jor multinationals were entering this market through either the organic or the inorganic route, creating further pressure on

profi t margins. Going forward, companies must direct attention towards emerging markets in countries such as Saudi Arabia, Qatar, and Kuwait to fl ourish 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.

Signifi cant investments into construction and infrastructure sectors make the Middle East the most receptive region for supplying the latest technology in fi re detection and suppres-sion systems. Market partici-pants can gain a leading edge in this industry by designing foolproof systems that can effi ciently improve safety and help their brands gain accept-ability.

KSA 3

Kuwait 4%

Oman 2% Bahrain 2%

UAE 45%

Qatar 11%

Illustrating the market revenue share by geographic markets of the fi re and gas detection system market in Middle East in 2008.

Source: Frost & Sullivan

fmME AWARDS


THREE CHEERS

fmME AWARDS

The time has come to congratulate the winners of this year’s FmME Awards. Take a look and see which companies, projects, and professionals were successful and how they achieved such recognition

fmME AWARDS


AWARDSfmME AWARDSfmME AWARDS

The third annual Facilities Man-agement Middle East Awards took place in Dubai this

month with over 250 fi gureheads from the industry in attendance.

Hosted at the Park Hyatt Hotel, the ceremony paid tribute to or-ganisations 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 envi-ronment through various initiatives.

This year has been challenging for many industries affected by the fi nancial crisis, but for the facili-ties management sector, countless opportunities have been created.

As construction has slowed down, professionals have had time to re-fl ect on the work they have done

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 build-ing management and maintenance.

As such, facility managers have stepped in, new technolo-gies have been launched and vari-ous 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 sanita-tion 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 initia-tive of the year, sustainability initia-tive of the year and overall FM com-

pany of the year, awards which were hugely popular among candidates.

There were 14 award cat-egories in total, covering the en-tire spectrum of the industry.

People and companies were judged on their innovation, ini-tiative and ability to demon-strate a high standard of work.

The judging panel consisted of independent consultant Mick Dalton, Wasl Facilities Manage-ment Department general man-ager Mohammed Khoory and in-dependent consultant Alan Millin.

“The event is important be-cause 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 develop-ing and growing across the UAE.”

The 14 winners of the

FmME Awards 2010

standing proud.


fmME AWARDS

1. Companies from

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. Smashing’s Leny

Day was excited about

accepting an award on

behalf of her company.

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.

1

3

5

4

2

fmME AWARDS



6. Drydocks won two

awards at this year’s

ceremony.

7. Emaar’s Jeevan D’Mello

and Mace Macro’s Bill

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.

AWARD GALLERYFM AWARDS 2010

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.

6

9 10

8

7

fmME AWARDS



EMAAR COMMUNITY MANAGEMENT

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

In a bid to secure the future of the environment through FM initia-tives, the judges looked for on-

going 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 Emir-ates 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 fi rst week of the cam-paign focused on reminding residents

WINNER: EDUCATION AND DEVELOPMENT INITIATIVE

WINNER: COMMENTCATEGORY: SHORTLIST

to drive safely by abiding with speed limits and refraining from wrong-ful parking. The second week was dedicated to educating residents on proper waste disposal, pet waste man-agement and recycling in order to ensure the environment is protected. Emaar promoted safety and security in the fi nal week to create awareness about specifi c procedures. The judg-es noted that the winner had initi-ated a campaign that not only helped maintain the community but also, by educating the residents, helped them keep their community service charg-es under control. Emaar Community Management was formed in 2006 to assist home owners and their repre-

sentatives in managing community affairs across Emaar Properties. The company focuses on four primary ar-eas; management of the communities - assisting in the management of com-munities to ensure the effi ciency and economy to the operations; budget preparation - accounting of all fi nancial activity of the community and assist-ing the committees in annual service fee budget preparation; liaison servic-es - liaising between Emaar, facilities service providers and home owners; and fostering community spirit and development - organising commu-nity building events, creating aware-ness campaigns and publishing com-munity newsletters and directories.

Imdaad

Masdar Institute

Emaar Community management

fmME AWARDS


SMASHING! CLEANING SERVICES

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. Managing partner Leny Day

In order to win an FmME award in this category, a contractor or sup-plier must have excelled in pro-

viding cleaning services for a signifi -cant 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 Mari-na project last year and completed the work in just 21 days before the fi rst 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

WINNER: CLEANING SERVICE PROVIDER

WINNER: COMMENT CATEGORY: SHORTLIST

project, Aldar, according to Smash-ing general manager James Day. The letter stated: “Your professionalism, dedication, knowledge and experi-ence were evident throughout the time you were with us and your team worked tirelessly through what can only be described as diffi cult circum-stances.” Independent FM consultant and judge on the FmME Awards pan-el commented on the reason for the company’s success: “Smashing clean-ing excels in its approach and leads the way in many aspects of cleaning as a specialist cleaning service pro-vider. The [F1] project award demon-strates their capability and fl exibility.” A+ Securities and Cleaning Services

was commended for its work on the Entrepreneur Business Village a facil-ity located in Dubai, built by Sheikh Mohammed Bin Rashid Al Maktoum, but there can only be one winner.

Smashing provided services for the F1 Yas Marina project.

Smashing! Cleaning Services

A+ Securities and Cleaning Services

Megarme

fmME AWARDS



MACE MACRO

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.

Managing director Bill Heath

Mace Macro picked up one of the most sought after FM awards at this year’s event be-

cause 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 facili-ties management is put into place,” ex-plained judge Mick Dalton. In 2009, the Executive Privatisation Commission required the fi rm to conduct a review of over 10,000 government buildings, which have been poorly managed. Macro then proposed strategy, poli-cies and organisation for future FM delivery in the region. In addition, the company provided direction for outsourcing all or part of FM servic-

WINNER: FM CONSULTANCY


es, identifi ed steps to improve public services through well maintained gov-ernment buildings and revealed po-tential for signifi cant cost savings and effi ciencies. 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-

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.

Mace Macro

Ginger Group

Reliance Facilities Management

Thiess Service Middle East

Langmead Associates

fmME AWARDS


AL SHIRAWI US CHILLERS

I’m very proud that we won. It’s a challenging environ-ment but we are well placed.

CEO Navin Valrani

Judges looked for evidence of innovative MEP service provi-sions, excellent customer and

client relationships and environmen-tal and cost savings when deciding which company should win the MEP award this year. Al Shirawi US Chill-ers clearly met these criteria by re-ducing 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 treat-ment 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

WINNER: MEP SERVICE PROVIDER


orders to have the technology in-stalled 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 re-ducing water requirements and as-sociated water cost. It has decreased the carbon emissions associated with the water production and distribu-tion, allowing PDC to earn LEED points. Last year, US Chillers also developed Condenser Air Pre-Cooler systems, which help air cooled chill-ers save money by reducing enter-ing condenser air. All systems are designed, engineered and manufac-tured to attach directly to the con-

denser section of air cooled chillers. The pre-cooler is designed to operate by utilising the airfl ow from the con-denser fan of the existing air-condi-tioning 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 condens-er 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 ev-erything from district cooling plants, to FM companies and their clients.

AL Shirawi US Chillers

Drake & Scull

fmME AWARDS



DRYDOCKS WORLD

It’s excellent for us. We are endeavouring to improve systems, which is vital in a high standard environment such as ships.

Safety officer Phil Barren

It 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 verifi able improvements in health and safety track records. The company partnered with clients to implement initiatives such as pro-gramme management of comprehen-sive health and safety framework, enrolment of FM staff in online and health and safety training pro-grammes and participation of facili-ties management staff in HSE cross functional teams e.g. emergency response teams. It also conducted HSE perception surveys to identify

WINNER: HEALTH AND SAFETY INITIATIVE


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 man-agement approach, not only by ensur-ing health and safety is engaged but auditing and training and a real fi rst 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

the award criteria.” This year’s awards marked the third straight win for Drydocks World in this cat-egory. Last year, it was recognised for being the only entrant certi-fi ed by the British Safety Council.

Drydocks World


Dulsco

Emaar Community Management

Drydocks has led the way with its H&S management.

fmME AWARDS


PARKS AND RECREATIONAL FACILITIES DIRECTORATE OF ABU DHABI MUNICIPALITY

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 justi-fication for that confidence.

Engineer Hussain Al Saeedi

Parks and Recreational Facilities Directorate (PRFD) walked away with the IT in FM award

this year for showcasing technical excellence, energy effi ciency and cost effectiveness. The company has designed the Computerised Mainte-nance Management System, which incorporates the more common func-tions of IT systems with innovative ideas such as direct irrigation moni-toring. The systems are designed to ensure asset life, reduce operation and maintenance costs, standardise asset management practices, track op-

WINNER: INNOVATIVE USE OF IT IN FM


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 main-tenance contractors and will also be interfaced with geographic informa-tion system for online identifi cation 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 man-age its assets. The Parks and Rec-reational 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.”

Parks and Recreational Facilities

Mace Macro International

Emaar Community management

Al Saeedi recieving his award at the Park Hyatt Hotel.

fmME AWARDS



JAWED KHAN, IDAMA FACILITIES 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 re-ally excited about winning.Senior account manager Jawed Khan

There were several strong candi-dates 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 agree-ments 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

WINNER: FM OF THE YEAR


energy savings. As part of the sched-ule, the Idama cleaning crew were asked to turn off lights in occupied areas after cleaning up, HLV fi xtures 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 effi ciency, by reducing operating costs whilst increasing productivity. He has proven to be an outstanding team player, organising and facilitat-

ing continued team management to achieve remarkable service delivery. He always displays exemplary char-acter and achieves ‘best in class’ cor-porate targets.”

Mark Richardson, Multiplex Services

Martyn Potter, Masdar Institute of Science & Tech

Mick Redmond, Thiess Services Middle East

Solai Subramanian, Imdaad

Ian Kennedy, Brookfi eld Multiplex Services

Jawed Khan, Idama Facilities Services

Allan Millin was on the judging panel at the FmME awards.

fmME AWARDS


IMDAAD

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.

CEO Jamal Lootah

The overall FM company award category proved popular among candidates and attracted many

strong nominations. The winning company, Imdaad, was commended for its fl agship projects, service record and ability to secure new business. Contracts under Imdaad’s belt include Jebel Ali Port and Free Zone; The Gar-dens, a residential community com-prising 129 low-rise buildings; Dragon Mart in International City, Dubai; The Legends, a development in Dubai-land; and Ibn Battuta Mall, which is also located in Dubai. The fi rm’s main services include waste management, cleaning and pest control, but it also offers maintenance of fi re-fi ghting

WINNER: OVERALL FM COMPANY


equipment and operation and main-tenance of heating, ventilation, air conditioning and electrical systems. the fi rms’ long list of clients are Na-kheel, Aldar Properties, Drydocks World, Etisalat and Engineers Offi ce. The company also has a dedicated HSE department, which train staff to achieve better results through the im-plementation of safe systems at work and develops positive safety culture. Imdaad has been able to showcase good customer feedback and has ex-hibited a partnership approach to its business, which offers a breadth of outsourced services, and conforms to the highest certifi ed international standards. Congratulating the com-

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.”

Mace Macro International

Thiess Services Middle East

Able Facilities Management

Idama Facilities Management

Imdaad

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Imdaad manages the operation of Ibn Battuta Mall, Dubai.

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fmME AWARDS


NAGANANDH MUTHULAKSHMANAN, EMAAR PROPERTIES

I’m excited. It’s been such a good year so far for the company and things are really moving in the right di-

rection. It’s really nice that our work has been recognised.

Assistant manager Naganandh Muthulakshmanan

In this category, the judges noted that all shortlisted candidates had made a positive contribu-

tion to their companies, but it was Naganandh Muthulakshmanan who stood out as the winner for his ability to demonstrate a positive at-titude toward service while keep-ing 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 service providers to deliver results. I’m

WINNER: YOUNG MIDDLE EAST FM OF THE YEAR


pleased with his performance and wish to give him further responsi-bilities in the future,” commented Emaar Community management senior director Jeevan D’Mello. Muthulakshmanan has been work-ing at Emaar for 17 months and, within the fi rst fi ve months of his employment, he achieved a cost saving of US $299,470 (AED1.1 mil-lion) 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 service providers. In his nomina-tion, his employer highly recom-mended him for this year’s FmME award: “His ability to motivate his team has resulted in a signifi cant increase in productivity. All these efforts paved the way for lower ser-vice fees in 2010 for all communities in Dubai Marina (when compared to 2009). Simply put – he is passion-ately committed to exploring any-thing and everything that helps to operate the communities in the best way possible at the lowest cost.”

Naganandh Muthulakshmanan, Emaar Properties

Bryan Monds, Al Shirawi US Chillers

Linda Engstrom, Emaar

fmME AWARDS



DRYDOCKS WORLD

It’s been a good year with many innovations, including the implementation of six steps for sustainability.

Manager Dilip Advani

Drydocks World was the only nominee to take home two gongs at the FmME Awards

2010 and the company was par-ticularly proud of being recognised for its sustainable initiatives. This award acknowledged the company’s efforts to reduce carbon footprint through corporate social responsi-bility, energy and water reduction, recycling or procurement practices, and thereby contributing to a better quality of life for all. Over the last year, Drydocks implemented major environmental initiatives including an energy management system, which effectively monitored and managed the power supply being

WINNER: SUSTAINABILITY INITIATIVE OF THE YEAR


fed to Drydocks’ shipyard. The introduction of pressure reducing valves also led to direct savings in water (around 9%). They were im-plemented at a cost US $29,000, but were paid for in savings within just three months. In addition, the com-pany recycled copper slag (an abra-sive blasting material used to pre-pare surfaces, such as a ship’s hull) in line with its objective of dispos-ing zero waste to landfi lls. Further-more, refrigerant gas recovery units were introduced last year to ensure that refrigerant gases used within cooling systems were not purged di-rectly into the atmosphere. Instead, these are now stored in cylinders,

fi ltered and reused. Member of the FmME Alan Millin commented on Drydocks’ win: “[Drydocks had a] strong submission with costs, pay-backs and benefi ts clearly noted.”

TerraVerdeAl ShirawiDrydocks WorldMasdar InstituteTDICTadweer Waste ManagementImdaad

Mick Dalton, a judge on the panel, congratulated Advani.

fmME AWARDS


THIESS SERVICES MIDDLE EAST

25,000TONNES OF MATERIAL DESTINED FOR THE LANDFILL HAS BEEN RECYCLED BY TSME SINCE 2008

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.

Waste services manager Steve Patterson

Thiess Services Middle East (TSME) showed that it was a deserved winner at the FmME

awards 2010 by demonstrating that it has showcased innovative solu-tions and services for the critical area of sanitation and waste man-agement. The company has also im-plemented waste strategies across the UAE since it was established in

WINNER: SANITATION AND WASTE MANAGEMENT


the UAE in 2008. Specifi cally, TSME has successfully recycled more than 25,000 tonnes of material destined for landfi ll. All construction and de-molition 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 ag-gregate is produced to engineering specifi cations for re-use in construc-tion projects. The company said in its online submission that its facility delivers the following envi-ronmental benefi ts; reduced haul-age miles, reduced environmental impacts associated with aggregate

production and reduced fl y tipping. TSME has also implemented offi ce recycling schemes for clients, en-suring resources, such as plastic, paper, glass and cans are recycled.

Mil-tek Middle East


Dulsco

Tadwee Waste Treatment

Imdaad

Thiess was commended by the FmME judges.

fmME AWARDS


GULF FIDELITY SECURITY SERVICES

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.

Managing director Pieter Botha

Gulf Fidelity Security Services’ (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 effi ciency of over 50 sites owned by the Al Tayer Group (ATG). The company had to show ATG that it could provide ser-vices such as recruitment, training, site operating procedures, supervi-sion and key performance indica-tors. GFSS was able to save the cli-ent money by adding barriers and equipment to sites, thus reducing the number of security guards need-ed to man various locations. It was this project which led the company

WINNER: SECURITY SERVICE PROVIDER


to deservedly win an FmME award, explained Mick Dalton: “Gulf Fidel-ity has demonstrated excellence in security and clearly supporting Dubai police and clients profession-ally.” Judges commended the win-ner 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 bal-ance manpower and technology to produce optimum security levels. Launched in October 2006, GFSS is a joint venture between Kam-ber 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.

Gulf Fidelity Security Services

World Security

Botha picked up his award for the second year in a row.

fmME AWARDS



RELIANCE FACILITIES MANAGEMENT

I didn’t expect this at all, it’s most unexpected – but a real honour.

CEO Dilip Khatwani

This 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 tech-niques included energy conserva-tion in HVAC, reduction of light us-age through light sensors and eco

WINNER: GREEN FM CONTRACTOR OF THE YEAR


friendly CFL lamps, discontinuation of paper cups by replacing them with mugs and glasses and switching off 50% of elevators after offi ce hours in the UAE’s General Electric Corpo-rate Offi ces and the Qatar and Busi-ness Central Towers. Reliance also recycled waste paper through eco-friendly shredding and saved the equivalent of 74 trees for General Electric Corportate Offi ces in 2009. The company offers property man-agement, including building man-agement systems, fi re fi ghting solutions, and plumbing and water treatment plants; soft services, such as cleaning and pest control; risk management - security and safety

and insurance management; and ad-ministration services including ten-nant billing, parking management and planning and budgeting. Key projects the company has worked on include Welcare Hospital in Dubai and the Standard Chartered Bank.

Mil-tek Middle East



Reliance has saved energy in HVAC for its clients.

74RELIANCE SAVED 74 TREES

FOR GENERAL ELECTRIC CORPORTATE OFFICES IN 2009

fmME AWARDS


DEFFUFA DÉCOR

It’s our quality, cost efficiency and sustain-ability that make us stand out. We love what

we do.

Director Samira Fahim

Deffufa Décor provides design, execution and maintenance for projects including high

rise buildings, parks, roads, bridg-es, roundabouts and schools. The company was named landscaping contractor of the year because of its ability to minimise water consump-tion by using plants with minimal water requirement, implementing appropriate irrigation systems and introducing water retaining addi-tives. “Deffufa Décor has an excel-lent team and has delivered very good services at multiple sites,” commented judge Mohammed Khoory. The conservation of natu-ral resources was a key entry crite-

WINNER: LANDSCAPING CONTRACTOR OF THE YEAR


rion for the award, and judges also looked for a cost-effective, sustain-able 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 wa-ter 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 fi rm 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.

Deffufa Décor

TerraVerde

Proscape

Deffufa has worked on many projects in the region.

BIG ISSUE


Mike McGeever, managing director of Transguard, which recently acquired MEP con-tractor 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 negoti-ate 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 long-term quality in both FM and MEP.”

SynergiesAtkins design director for building services Keith Hill comments that one way that MEP and FM can exploit the natural syner-gies between the two sectors is to look at implementing a scheme similar to the Soft Landings programme of the Building Ser-vices Research and Information Association (BSRIA) and the Usable Buildings Trust of

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 fi rst months of operation to fi ne-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 in-cludes 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.

“Systematic post-occupancy evalua-tion is widely recognised to be a hugely important step in the right direction, but it needs to be linked to a rational method-ology for assessing the briefi ng, 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.

Handover“For too long we have assumed that new buildings will perform exactly as their design teams intend, from day one of oc-cupation. 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 environ-mental 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

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 throughthe lean times. We take a closer look at some of the latest developments in the FM industry and what this bodes for MEP

Facilitating MEP

McGeever believes MEP to be a sub-set of facilities management.

BIG ISSUE

42 June 2010 www.constructionweekonline.comwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwww.w..wwwwwwwwwwwwww.w.w.w.wwwwwwwwwwww.w.w.wwwwww.wwwwwwwwww.w.w.wwwwwwwwwwwww.w.wwww.wwwwww.wwwwwwwwwwww.wwwwwwwwwwwwwww.ww.ww.wwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwww.wwwwwwww.wwwwwwwwwwwwwwwwwwww.wwwwwwww.w.wwwwwwwwwwwwwwwwwwww.w..wwww.wwwww..cococccococcococococococococococococococococococcococoocooococoooococcoccccccococococooococcccocoooocccocococococococococccooococccccoocoococcoocoocoococoocoococcccocococooccccccoooococccccooocoooocccccoooooocccccoocccccooccooccccoococcooccoooccoooccc nsnsnnnnnnsnsnsnsnsnsnsnsnsnsnsnsnsnsnsnsnnnnsnsnnsnsnsssnsnsnsnsnsnsnsnnnnsnssnsnnsnsnnnsnsnsnsnsnsnnnnnsnnsnsnsnnnnnsnnsnsnsnssnsnsnsnsnnssnnnsnnnsnnsnnn tttrtrtrtrttrtrtrtrtrtttrttrtrtrtrtrtrrrttttrtrttrtrtrtrrttrtrtrrtrrrttrtrrttruucucucucucucucucucucucucucucucucucucucucucucuccucucucucuucucuucccucucuucucucucucucuuucuuuccccucuccccucuuuuuuuccuuuuccuuuuuucucuuuuucuuuuuccccccuucuuucccucuuuccuucucuccccuuuuucttitititittititititittitititititititititititititittitititititititittitititititittittititittittitititititttititititttittttititittitttitttiittitttittittiiititittiittionononononooonononoonononononononononononoononononononnonooooononnononononononnononoooononnonnonnononnnonnonnoo wewewewwewewewewewewewewewwewwewewewewewewewewewwewewewewewewewewewewewwewewewewewwewewewewwewewewewewewewewewewewewwewewwwwewewewwewwweweeewwweeeeeeekekekekekekekekekkekekekkkekekekekekekekekekkkkekekkkekekkkekkkekkekekkekekekekkkkekkeekeekkeekkonononoononononononononononononononononononoonononnononoonononoononononononononoononononononononononononnnonnonnonoonooonoonoonononoonoonoooooonnnoonnnnonoooooooo llililililililililililililililililiiillilililiililililililililililililililiilililiililililliliiiiililiillllilliiineneneneneneneneenenenenennnnenenenenennnenenenenennenennnennneneenennnneennenn .cc.c.c.c.cc.c.c.c.c.ccc.c.c.c.c.c.c.c.c.c.c.cccccc.ccc.c.c.cccc.c.c.cccccccccccccccccomomomomomomomomomomomomomomomommomomomomomomomomomomomomomomomomooomommomoomomoomomomoomomommmmoomomommmmmommooooomooomoom

Middle East Facility Management Associa-tion (MEFMA) at the recent FM Expo 2010. Chairman Mick Dalton says it is criti-cal 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

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 regulat-ing 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.”

SustainabilityMarwan bin Ghalita, the CEO of RERA, under whose auspices MEFMA resides, was also present at the associ-ation’s launch. He admits that RERA came to

the FM party quite late, when everyone was cash-fl ush and taking quick decisions and actions based on a buoyant market, of-ten 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 im-portance 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 regu-lations 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 market-ing 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 defi ciencies 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 injunc-tion 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 to-

wards Dubai, but the entire Middle East, to introduce

uniform standards. This will be a long journey, and will need support from all the stake-holders in order to

make it succeed.”

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, peo-ple 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

the elements of FM that occur in normal, fi nished projects have to be applied to unfi nished projects. There is the same scope of work: things need to be looked after and systems maintained. Buildings will deteriorate very rapidly if not fi nished 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 fi ll 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 obsoles-cence in up to fi ve years. We are talking about a dynamic property cycle in an economic environment with broad fl uctua-tions. If you leave a building for up to three years and do not maintain it, then that is up to fi ve years of pure rental income gone,” warns Langmead.

A strong move towards promoting the lifecycle effi ciency of the region’s building stock was the offi cial inauguration of 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 briefi ng, 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

Atkins design director for

building services Keith Hill.

SECTOR ANALYSIS


Facilities Management Middle East discovers the cause of potentially-fatal elevator breakdowns and how FMs can prevent these from happening

Elevator uplift

Going through life without facilities management and maintenance can prove to be very diffi cult. It goes without saying that broken air conditioning in the of-fi ce or at home causes extreme discomfort, especially

in this climate. And, fi lthy 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 fl oors to the ground on a construction site in Bahrain.

More recently, passengers were left stranded between fl oors 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 pre-vented from happening again?

SECTOR ANALYSIS


ELEVATOR MAINTENANCE


“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 el-evator 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-

Checkups can also include different tests of the elevator’s operation like levelling, door operation, ride quality, operation of buttons, signal fi xtures, door sensors, interphone, alarm, emergency landing device, etc.

In order to get a fi rst hand account on the maintenance routine, Facilities Management Middle East spoke to ETA-Melco technician Jaffar Sadiq during a lift inspection in Dubai.

“Lifts need to be inspected once a month. We are checking the ropes, car-rying out an oil and grease service and checking the buttons etc. We are giving the lifts a full service,” he reports.

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.

An O&G contract is about half the price of an FM contract

50%

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, instal-lation and maintenance, usage, power supply etc.”

In general, elevators need to be main-tained on a monthly basis, but frequency of services and repairs can depend on the life cycle of components.

Elevator maintenance includes a thor-ough inspection, which is based on the manufacturers’ recommendations, and other necessary adjustments are also car-ried out, according to Viswanathan.

“Services include the cleaning of car tops, door mechanism, and machine rooms to keep dust and grime from get-ting into the equipment. The technicians should also inspect the machine room and ensure that the drives are working properly,” he explains.



11 labourers were injured when their elevator car plunged 45 fl oors

2008

But, there are many service pro-grammes that a facilities manager can choose from, as ThyssenKrupp vice president of product planning Rory 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 la-bour, 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.

“Between the extremes of FM and O&G are many variations with many names that can be misleading. Some contracts in-clude 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 disadvantag-es with each contract. The biggest benefi t 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 shouldn’t be seen as a box, behind

them is technology, which needs to be monitored”

- Joseph Paul

Elevators should be maintained every month, experts say.



Life expectancy of an elevator

25-30

do a good job. However, a full mainte-nance service has a high initial cost.

With Oil and Grease contracts, the ini-tial 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 provid-ers – 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 manufac-turer which offers services on competi-tor’s lifts.

So, which type of contract and service provider should a facility manager choose when it comes to elevator maintenance?

There are different types of service contracts that facility managers can choose from including an oil and grease contract.

“As an FM provider, the service pro-gramme we opt for has to be carried out according to the international standard check list, which tests the running condition, door operation, cabin equip-ment, interphone, hall equipment, shaft equipment and optional equipment,” says Portland Middle East Facilities Manage-ment 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 origi-nal 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


SELECTING A SERVICE PROVIDERToday, 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 manufacturerIn theory, the manufacturer is always able to provide good quality service. Their technicians should have received training on the lift equip-ment and parts should be readily available. The big negative aspect of manufacturer’s mainte-nance is often the high price.

Independent third party service providerIn 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 qual-ity 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 com-petitor’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.


and no one could know the product bet-ter 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 fi re 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

quite costly, but it’s a part of the whole FM cycle.”

And, Zabeel Properties director of facil-ities management explains his company’s policy: “Normally, with our contracts, there is a provision for the fi rst year of maintenance, in which can the service support should be all-encompassing. After which we would opt for the manu-facturer 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 com-petency so that equipment is maintained adequately. A lack of knowledge will lead to safety risks and break downs.”

So maintenance of lifts can prevent acci-dents and fatalities from happening – that

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

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 manu-factured to serve a minimum period of 25-30 years, subject to equipment being maintained by the manufacturer’s trained personnel and hours of operation,” re-sponds Viswanathan.

“The equipment should also be up-graded in order to extend its life.”

But, Rihani feels that there is no straight forward answer to this question; it all depends on infl uencing 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.”

SECTOR ANALYSISSECTOR ANALYSIS

JANITOR’S KEYS


WHAT HAS BEEN YOUR PROUDEST MOMENT DURING YOUR FM CAREER?

Alan Millin, independent consultant“The real highlight of my FM career happened in May last year. We car-ried out our very fi rst Emrill employee opinion survey 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 reces-sion and customers were de-scoping the contracts. However, the survey results were quite stag-gering with 91% of our staff say-ing that we are a customer fo-cused organisa-tion and 94% said that they are proud to be part of Emrill.”

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 unex-pected and refl ects a lot of hard work. Now I can tell my wife that all of those long hours working has been worth it.”

Honeywell business development manager Kyle Bashy“A couple of weeks ago I met with one of facility management company where we discussed a comprehensive facility man-agement plan for a number of schools. The plan will improve comfort, security and deliver awareness about energy sav-ing. I was very proud of my efforts as environmentally sensitive kids would have a positive impact on healthy living.”

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 fa-cility 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 fi eld 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.”

JANITOR’S KEYS


QUESTION OF THE MONTH

WOULD LIKE TO CONGRATULATE

THIESS SERVICES MIDDLE EAST, WINNER OF THE

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www.constructionweekonline.com/fmawards/

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