Why Your Construction Project Needs FM Involvement

Imagine you're a company that builds race cars. Now imagine, in the process of designing and building these cars, no one ever talks to the individual that will be driving them. In the world of buildings, that is happening every day.

In my career I was lucky enough to work for several organizations that not only "allowed" my participation in the Design and Construction process of new buildings (and two parks, incidentally) - but it was expected. And welcomed. Red Rock Stamping (where I transitioned from Industrial Mechanic to Safety Director to Facilities Manager), the University of Arizona, and the Town of Gilbert all had me participate as a full-fledged member of their construction projects.

So what does a Facilities Management SME actually do on the Design and Construction Teams? And why are they critical? Well, more than you think. Not only do seasoned FM's have input into the constructability of a new building, but they have critical insight into the operability of a building, and the repairability of its systems.

I worked at a place, many, many years ago where, when a fire pump motor went bad, they had to tear down a wall to replace it. I can still show you light bulbs on the Phoenix Biomedical Campus that cannot be replaced without scaffolding. On stairs. I have seen tremendous efficiencies lost and supply chain oddities created because someone liked "this" paper towel dispenser, instead of "that" one. I could literally write a book on things not to do when building a building.

Facilities Managers - constantly fighting for a seat at the table - the worst thing that can happen when someone finally asks you a question - is to not have an answer. You are the building expert, and for the areas that aren't your strengths, you have other experts you can ask whether they are staff, vendors or peers.

This is an opportunity to help create or refine building standards. Work with the architects and engineers to identify equipment, components and methodologies that work - and develop those into standards. Involve your staff - these need to be legitimate standards, not mere whims or personal preferences. Next - choose your battles. This is a collaborative process. Architects, engineers, GC's and Subs all (should) have pride and experience that point them in specific directions. Knowing which flags to plant and where to make concessions will make you welcomed to the process now and in the future.

Facilities Managers should have involvement (or their designees) in reviewing some submittals. They should have a say in (some) materials. They should ask questions about mock-ups, techniques and installations. we have all had things in our buildings that didn't work well, were hard to clean, or made that weird vibration. Now is the time to avoid some of those same mistakes.

Owners - one of the biggest mistakes I see is when Facilities Management is not represented on your Design and Construction Teams. Your A/E Firms and GC's have a lot of knowledge but that usually doesn't include operating the building. To get the very best building you can, you have to include building operators. If your FM Team is too small or inexperienced to participate effectively - find an FM Consultant or work with your other partners to make sure Facilities Management input is included somehow.

Facilities Management is one of the least understood, and most undervalued professions. Good FM's are experts at integrating people, places and processes. We can have a direct, bottom-line effect on your utility bills, building O&M costs and even personnel productivity and satisfaction (via IAQ, workspace functionality, etc) Depending on your source, O&M costs over time can be 5 times your original construction costs.

All things considered, if you're designing a car, it makes sense to ask the driver.