The Property Commissioning

 

Property and Physical Assets are the backbone of both economy and urban spheres; therefore, most countries have their own specified laws and regulations to manage and control all related transactions..

Governance is the gauge among countries; whereas all legal; administrative, commercial systems are set as per integrated and complementary frameworks and procedures.. 

However; it is apparent that many developing countries suffer the critical integration among civic functions and activities.. While, the resilient efforts at the developed countries are to improve the same; and create more guidelines to serve the transformed businesses..

Property Life Cycle is driven by a Triangle:

• Landlord; aims to generate profit (a Person)
  
• Regulated Fitness for Occupancy (a Property)
• ROI or Revenues (a Money)

One of the concerned issues that challenge the FM Engineers in the Gulf region; is the commissioning procedures between Construction team and FMCO team.. As a matter of fact; many name as Project Management Team and FM Engineers.. which in my views are partially wrong..!

Yes, Project Managers overlook construction, but FM Engineers are responsible about the Engineering components of building operations; which is no more than 20% of Staff and 30% of Cost, yet the staggering 60% of Refurbishment (that occurs 10-15 years cycle).. The Western hemisphere considers the FMCO profession as a non-engineering practice; as it is mostly driven by soft services.. Certainly, Facilities Management can't function without the skillful MEP Engineers, but not to operate its mostly non-Engineering business..!

This is where Property Managers, who run the property on behalf of the Landlord; would come to manage the entire processes of the property life cycle; from Plot of Land; till the Building's Demolition.. This is a Financial business, Stakeholders' interfacing and People-centric activities..

Property Managers should have in their structure the followings capacities; which would allow them to be an added value to the Landlords; and the prospectus of the properties.. In addition, they will certify deliverables of EPC & FMCO; arbitrate between both and supervise commissioning and decommissioning:

• Building Design Consultant.
  
• Quantity Surveyor Consultant.
• Property Valuation Consultant.
• Facilities Management Consultant.

There are Four Processes that will mainly enage EPC and FMCO along the property life cycle:

• Property Handing over: which means final close of EPC and surrender of all project documents, operating manuals and civic approvals to the FMCO (vide the Property Manager)
• FM SLA: which is produced by Property Manager and his consultants; to outline and detail functions, activities and KPIs of FMCO; during the term of engagement.
• End of Life Cycle: presumably; FMCO will continue to work along the property life cycle till serious structural and systems malfunction occur.. Also, till the Landlord decides to change the building use and functions.. Then FMCO will exit..
• Regeneration: The investment in Property Development is triggered by a brown or green field that is regulated to be a developed land.. Similarly, once a Property is decided to be demolished, a Regeneration process is initiated to obtain fresh and updated regulatory approval on land-use and building design criterias.

Also, there are Four Gates for the commissioning and Decommissioning among all engaged parties with the Property Manager:

• Regulatory Approval; which about Land-use and various Building Design Criterias.
• Project Taking over; which is based on Completion Certifications from Civic Authorities; launching DLP (Defects Liabilities Period, Allowing inspections and negotiations of FMCO, and later close the contract of the EPC.
• FM Quality Manual; FMCO will issue and obtain approval; which interprets the SLA and been the BSCs of the FMCO.
• Refurbishments; which are usually to replace the main old Plants and run comprehensive facelift of the property as per its structural convenience. 

All above are summaries of insights and practices of the built environment cycle; which are not only technically aligned, but also legally, financially and functionally..