1775 Facility Perspectives June 2012 LOWRES No Crop Marks

The leading resource for facilities management in Australasia
Volume 6 Number 2 JuneAugust 2012
Illuminate
energy savings
Choose the right lighting for your building
Official magazine of the Facility Management Association of Australia

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contents
level 6, 313 la trobe street Melbourne vic 3000 tel: (03) 8641 6666 Fax: (03) 9640 0374 Email: info@fma.com.au Web: www.fma.com.au published by
aBN 30 007 224 204
03
FMa australia ceO, Nicholas Burt, relays the industry disappointment over the Federal Budgets dismissal of the tax Breaks for Green Buildings program, and looks back on another years successful ideaction conference.
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Budget
32
grEEn BuILdIngs
Euas a powerful tool to capture the full value of retrofits
scott Bocskay of sustainable Melbourne Fund provides information on funding options for green retrofits, in particular environmental Upgrade agreements.
430 William street Melbourne vic 3000 tel: (03) 9274 4200 Fax: (03) 9329 5295 Email: media@executivemedia.com.au Web: www.executivemedia.com.au Offices also in adelaide, Brisbane & sydney Editor: Gemma Peckham Editorial enquiries: tel: (03) 9274 4200 Email: gemma.peckham@executivemedia.com.au advertising enquiries: tel: (03) 9274 4200 Email: media@executivemedia.com.au Layouts alma McHugh Editorial contributors: Matthew trigg, Neil Wood, Mark Davies, scott Bocskay, robin Mellon, David Bird, stephen Ward, Brad Johannsen, Phillip Warren, Glenn talbot, Matt Kennedy, terry Fraser, robert Drane, Gerry Goldberg, Gab aghion, Brett Judd, NaBers, Kirk Fisher, Graeme Philipson stock images sourced from: istock, thinkstock and Getty images. Cover image: istock
03 CEOs message
12 201213 Federal
industry leaders give their responses to the 201213 Federal Budget and its effect on the built environment industries.
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04 Chairmans message
Fma australia Facilities management awards for Excellence
14
FMa australia chairman, steve taylor, also discusses the lessons learnt at ideaction, along with the future of the facilities management industry.
16 ideaction12 wrap-up
seven pages of information, photos and awards from ideaction12, which was held in canberra from 1618 May.
grEEn BuILdIngs LIgHtIng

One of the main contributors to energy consumption is lighting, and there are many simple ways in which you can reduce the energy demand of your buildings illumination.
the latest news and events from the facilities management industry.
06 Industry update
BEst praCtICE
Horses for courses at Flemington racecourse
Mark Davies, General Manager at Flemington racecourse, elaborates on the different facilities roles at a venue of such great size and importance.
26
40 Let there be light
LOCaL gOvErnmEnt
Facility managing the largest local government in australia
Neil Wood, the facility manager of australias largest council, and recipient of FMa australias 2011 Facility Manager of the year award, gives insight into his challenging multi-faceted role at Brisbane city council.
10
robin Mellon of the GBca talks light, and how best to illuminate your buildings spaces while minimising energy usage.
44 a sparkling Crown
upgrading Crown towers lighting systems
the editor, publisher, printer and their staff and agents are not responsible for the accuracy or correctness of the text of contributions contained in this publication or for the consequences of any use made of the products, and the information referred to in this publication. the editor, publisher, printer and their staff and agents expressly disclaim all liability of whatsoever nature for any consequences arising from any errors or omissions contained in this publication whether caused to a purchaser of this publication or otherwise. the views expressed in the articles and other material published herein do not necessarily reflect the views of the editor and publisher or their staff or agents. the responsibility for the accuracy of information is that of the individual contributors and neither the publisher or editors can accept responsibility for the accuracy of information which is supplied by others. it is impossible for the publisher and editors to ensure that the advertisements and other material herein comply with the trade Practices act 1974 (cth). readers should make their own inquiries in making any decisions, and where necessary, seek professional advice. 2012 executive Media Pty ltd. all rights reserved. reproduction in whole or part, without written permission is strictly prohibited.
When crown towers reception area needed an overhaul, a new lighting design led to better illumination with less energy usage.
COmpanY prOFILEs
5 Diversified exhibitions 8 automated logic 15 bikestorage.com.au 21 service Works Global 22 resene 25 amalgamated Pest control 29 Green Global consulting 30 schneider electric 34 rheem 37 essential Hygiene services 38 eelcO 46 Geckolighting
51 alternative lighting 55 Brightgreen 57 Grace removals 59 High Performance Window Films 66 Fire safe australia and New Zealand 69 Programmed Property services 72 MacMillan Plumbing 74 eternal cleaning services 78 enviro associated Products Pty ltd
82 elynwood services 85 Perpetual Propertycare 87 cleaning institute of australia 90 cMc Property services 96 aDt security 100 the construction training centre 104 Bond University 107 UNe Partnerships 109 Holmesglen 112 GJK Facility services
Facility PersPectives | vOlUMe 6 NUMBer 2
contents
48
practical lighting solutions and innovative staff education for a landmark fit-out
arup winner of the 2011 cityswitch National awards, tell us how their sustainable office journey has affected the company.
64
maIntEnanCE and EssEntIaL sErvICEs
measures how to get a successful maintenance base in place
Management and implementation of essential safety measures can be daunting, but this is a worthwhile challenge to take on.
80
are you swapping one pollutant for another?
there are many cleaning products on the market, but only some offer environmental benefits.
102
rIsk managEmEnt & sECurItY
managing risk in the age of the Cloud
How to ensure that your information is safe, even when stored in the cloud.
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62 Essential safety
98
Fma australia nationally recognised

FMa australia has been recognised by the federal government for its commitment to facilitate the reduction of mercury-containing lighting going to landfill.
52
Innovation or stagnation is this the cleaning industry of today?

innovation has slowed in the cleaning industry should we accept current cleaning standards?
80
EduCatIOn & traInIng
maintenance of fire equipment: what the results show

a good deal of effort and cost goes into making your building safe but are we getting the outcomes we need?
64
growing demand for green building gurus

energy efficient buildings are more and more in demand, and with their growth comes demand for qualified building assessors.
102
84 Worldwide webs!
shopping malls future is lit with LEd

Winston Hills Mall in sydneys north-west is embracing leD lighting technology as a means of reducing power usage and brightening its interior.
54
update on fire protection maintenance

theres a new australian standard on the way for the maintenance of fire protection systems. What does this mean for you?
68
spiderwebs on building exteriors can obstruct views and unsettle tenants. robert Drane of Briteway looks at how best to address the problem.
Better ways to reduce the cost of cleaning maintenance

Gerry Goldberg, President of the National cleaning and Hygiene association, looks at how you can reduce the cost of cleaning in your building.
89
Jack and the magic beans: the importance of workplace training for facilities industries
Knowledge is power, and in the facilities management industry you can never know too much.
106
for energy inefficient windows on existing buildings
58 the clear solution

Glazing plays a huge part in energy efficiency from daylight harvesting to reducing cooling and heating requirements.
rEsEarCH
Facilities managers and energy management
Highlights from the energy efficiency report the interconnected Office.
Facility Perspectives embrace Green Printing Inititives
spOtLIgHt On CLEanIng
it is said that it takes 10 seconds for you to assess your surroundings once you enter a building first impressions count. We look at ways to improve the cleanliness of your building, and the health of its occupants.
110
rELOCatIOn
92 relocating premises?
Gab aghion of Business relocation Management dismantles the daunting task of relocating your business, providing four stages that are easy to follow.
This publication has been printed using ECO CLEAN print processes. Vegetable based inks and recyclable materials are used where possible.
from the CEO
CEOs message
elcome to the June edition of Facility Perspectives. this month marks a number of opportunities and challenges for our industry. there is a certain excitement as the calendar moves to the middle of the year. as many of us complete our budgets for the year ahead, so too our various spheres of government release their fiscal blueprints for the next 12 months. this year, the australian Government displayed a significant lack of consideration for facilities management when it released its Budget on 8 May, with a $1 billion saving achieved through the scrapping of the tax Breaks for Green Buildings program, without any replacement. it is common knowledge that the next leap forward in reducing carbon output and improving energy efficiency is about retrofitting existing buildings over 80 per cent of which are over a decade old. While we accept that the program was not ideal, to remove it without a replacement will limit our industrys contribution to climate change mitigation. in our pre-Budget submission, FMa australia strongly supported the introduction of a National energy efficiency (White certificates) scheme that would supersede existing statebased schemes and capitalise on the advantages of overcoming differences in coverage, liabilities and eligibility with existing programs. FMa australia believes that any significant blanket reduction in funding aimed at improving the outcomes from the operation of our built environments is a step in the wrong direction. investment through government programs is the best catalyst to unlocking what can be considerable private sector investment. the challenge now is for our association to work with our members and industry stakeholders to influence government and ensure that it firstly commits to a white certificate scheme, and then develops the program in such a way that it is meaningful for facilities managers. FMa australia will continue to connect and engage with government both directly and in collaboration with our strategic partners, such as the australian sustainable Built environment council (asBec), to work towards the best possible outcome from the impending changes in public policy. the next asBec council meeting is during the last week of June, and at this time i will be representing our members and the industrys interest. On a more positive note, the last month also provided the single biggest learning, development and networking opportunity for our industry: the National Facilities Management conference & exhibition, ideaction12. the forum, held in canberra, was a resounding success. speakers from across industry, government and from across the globe helped us to debate and discuss the various
aspects of this diverse industry. these conferences would not be possible without the support of the industry, and a special thank you to our Gold supporters GJK Facility services and Programmed, along with all of the other supporters and exhibitors who enabled us to make this years event so successful. the presentations, panels, debates, keynote speakers and the Global FM international workshop all demonstrated the growing maturity of the facilities management industry and the facilities management profession. One panel session in particular focused on professional recognition for facilities managers and included discussion of professional competencies being developed by FMa australia and other industry stakeholders for the role of the facilities manager. another session that was particularly well received was the introduction of the first in a series of three videos about the importance of facilities managers in any retrofit program. this video, which was developed in cooperation with the city of Melbournes 1200 Buildings Program, articulated the important role that facilities managers play in improving and maintaining performance within our built environments. each of the videos can be viewed by visiting the FMa australia youtube channel. as the conference transitions to meet the changing needs of the industry, the depth of opportunity that comes from participating will continue to grow. For those who have not heard, the location of next years conference was announced on the last day of this years conference as Hobart, tasmania. i hope to see you there. as i pass my first year in this role, i can reflect on the work of the association and its place in the ever-changing facilities management industry. i am clear that the mandate is to support and represent the members both at an individual and organisation level as the industry continues to demonstrate its value to the australian economy and wider community. the core focus over the coming 12 months will be to set out a program to recognise the skills and expertise of individuals and to understand the capabilities of companies to ensure that we can recognise good practice in facilities management. this is an ambitious task, but one that this association can achieve with the support of the industry.
Nicholas Burt Chief Executive Officer
from the chairman
Chairmans message
elcome to our ideaction12 edition of Facility Perspectives. i would have to say that a key focus of the last months for FMa australia has been the delivery of this successful National Facilities Management conference & exhibition. i was once again pleased to host the ideaction12 chairmans Welcome reception, supported by UGl services, at the National Portrait Gallery in canberra. this event included over 250 people and all in attendance had an opportunity to reconnect with colleagues and meet new industry players, and were addressed by the senator for the act, Gary Humphries. He spoke about the importance of infrastructure and outlined the coalitions aim to improve infrastructure spending an area our association will be monitoring and discussing continually in the future. at the opening of the conference, i remarked on some of what the future holds for the industry. the economic outlook generally appears to be hedged around the uncertainty of an ever-changing political landscape. the introduction of the carbon price in July this year will mark a significant change for the economy, and the specific effects on the future pricing and procurement of goods and services is yet to be confirmed. although the industry is continuing to respond well to the external climate in which it operates, the association continues to work with members to ensure they are well equipped for changes that occur. as an industry, we need to explore, and indeed exploit opportunities to place us at the forefront of meeting future challenges. We need solutions that can be applied globally and locally to support our industry. Over several years, the facilities management industry has developed excellent technological products, whether it is in field mobility, portals or asset-based systems. We have driven improvements around the whole sustainability arena. More harmonised safety requirements introduced in January this year provide facilities managers with the opportunity to take a strong leadership role in safety management. i ask: is this an area that we at FMa australia should enhance as part of our value propositions? the private public partnership (PPP) market continues to grow, enabling facilities management to play a pivotal lifecycle role in flagship projects across the country. there are many more examples where facilities managers are excelling, and have the opportunity to excel. in times of uncertainty, its essential, therefore, that we act as stronger leaders to help shape the future, not only of our industry and profession, but in business overall.
in summary, in tough times lets work at propelling our industry forward to its next stages of growth and evolution. FMa australia is moving ahead with projects and requires consultation with many parts of the industry. so please do not hesitate to contact the national office and offer your opinions, suggestions or thoughts. at its most recent meeting, the Board of Directors approved the nomination of Barry Jackson to fill the casual vacancy on the associations Board. Barry, as a dedicated facilities management professional, brings to the Board a wealth of both public and private sector experience within the industry. i would like to formally welcome Barry to the role and, along with my fellow Directors, i look forward to working with Barry closely as we continue to grow the organisation For those who could not attend the ideaction12 conference Dinner, i formalised my announcement regarding the tenure of chairman for the FMa australia Board, which i will hold until the annual General Meeting this November. the Board has spent much time in ensuring that a succinct succession plan is in place and i will continue on the Board post the aGM as immediate past chairman. in closing, i would like to take this opportunity to once again thank our industry supporters. No large-scale event like ideaction can be delivered without a significant industry commitment. i would like to acknowledge the gold sponsors, GJK Facility services and Programmed, and thank those other organisations for their commitment to the support and development of our industry. Please visit www.ideaction12.com.au to see the full wrap-up of the conference and all the organisations that supported the program and exhibition.
Steve Taylor Chairman
Gold Sponsors
Supporters
company profile company profile
The ONLY trade show dedicated to the waste and recycling industry in Australia.
Now in its third year, the Australasian Waste & Recycling Expo offers everyone in the industry an opportunity to showcase innovation, network with key decision-makers from both industry and government and learn about new products, technologies and legislation.
is your product used by facility managers to collect, store, transport or minimise waste? 3 Does your product help to increase recycling rates and reduce disposal costs? 3 Does your product or service enable greater reuse? 3 is your product made from recycled materials? then the 2012 australasian Waste & recycling expo is for you!
3
Who will be there?

Facility managers council waste management and purchasing staff state government purchasing staff sustainable design architects and builders Waste collectors and processors recycling organisations 3 Haulage companies 3 environmental education experts. to name just a few! the australasian Waste & recycling expo is the leading event, attracting key decision-makers and influencers from throughout the waste management and recycling sectors.
3 3 3 3 3 3
Call now to reserve an exhibition booth or enquire about sponsorship opportunities. Phone: +61 3 9261 4500 or Email: bjudd@divexhibitions.com.au
The only trade show dedicated to waste and recycling in Australia
21 & 22 November 2012

SydNey CoNveNTioN & exhibiTioN CeNTre
Do you want to exhibit?
Interested in sponsorship?
www.awre.com.au +61 3 9261 4500
BOOK NOw
Some of our supporters and advisory board members
www.awre .Com.Au The premier industry event for networking, trade, innovation and knowledge.
Facility PersPectives | | vOlUMe 6 NUMBer 2 Facility PersPectives vOlUMe 6 NUMBer 2
5 X
industry update
Industry update
ideaction12 Welcome reception l-r Nicholas Burt (ceO FMa australia) steve taylor (chairman FMa australia) Henry arundel (chief executive UGl services australia New Zealand), senator Gary Humphries
FMA Australia Director appointed to the Board of Australian Super

FMa australia Director George stamas has recently been appointed to the Board of australian super. as a former Branch chairman and active member, George has demonstrated a strong commitment to the development of the facilities management industry. His appointment to the Board in 2010 was further recognition of this commitment. George continues to play an active role in broadening the profile and awareness of facilities management and has been instrumental in increasing the awareness of the industry with government. He has over 30 years experience in corporate governance, corporate social responsibility, financial management, large-scale business development and expansion, and has held senior corporate roles within the industry. George is also a Fellow of the australian institute of Management, and victorian President and National vice President of Building service contractors association of australia. since 1988, George has held the position of Managing Director at GJK Facility services.
New FMA Australia Director

Barry Jackson assistant secretary Property strategy Branch at Department of Foreign affairs and trade has been formally appointed to the Board of FMa australia. after extensive consideration by the Board of the most suitable candidate to fill the Boards casual vacancy, there was unanimous endorsement for Barrys appointment to the role. Barry brings a great deal of experience to the role of Director of our industry body. His skills and expertise will further strength our Board, said chairman steve taylor. the appointment to the Board was effective from 15 May 2012 and Barry will hold the position until November 2013.
Senator outlines plan for infrastructure

at the recent National conference chairmans Welcome reception, senator Gary Humphries not ony welcomed delegates to the conference, but also announced the liberal Partys six-point plan for infrastructure. in representing the position leader, Mr tony abbott, senator Humphries provided delegates with an overview of the future of infrastructure policy for those in attendance.
FM Innovations makes FM simpler and affordable

FM innovations (FMi) in partnership with telarus, announce the launch of their new hosted solution, which enables companies with smaller budgets to pay-as-you-go with limited upfront costs. in partnership with telarus, state-of-the-art providers of network infrastructure and support, FMi can offer hosted solutions for FM works management, property lease management, room booking & event management and vehicle booking & management. www.fminnovations.com.au
Rentokil Initial Group

Pink Hygiene solutions, rentokil Pest control and ambius indoor Plants have come together under the rentokil initial Group banner.Of late there has been a renewed focus on building a total hygiene solution through the integration of the aligned services.the purpose behind the alignment of our services is to provide access to experts in the fields of pest control, tropical plants, washroom and workplace hygiene, all through one company, said sam Mann, sales Director for the group.
company profile
Energy and comfort is your energy program hurting the bottom line?
Are you managing energy and comfort in your facilities? Or are you managing energy versus comfort? If youre not measuring comfort, how can you tell?
ack in the 1970s people thought they needed to sacrifice comfort in order to save energy. thermostats were set to 20c in the winter and 25c in the summer. lights were turned off, fans were duty cycled, and a plethora of energy saving gadgets hit the market. energy budgets were cut for policy reasons at the same time that energy costs were rising, leading to further cutbacks. People were uncomfortable, but they were sacrificing for the cause of energy conservation. in the decades that followed, most of the energy programs of the 1970s were abandoned. People were willing to sacrifice to meet a short-term goal, but they were unwilling to accept uncomfortable homes and offices as a way of life. stable energy prices eased the budget pressure, but there was a growing awareness of the environmental side-effects of energy use. this in turn led to a quiet revolution in the building industry. Heating and air conditioning equipment became much more efficient. Digital control systems dramatically improved the sophistication and accuracy of controls. NaBers is leading the way to more efficient building design and operation. Unfortunately, some building managers still view comfort as a luxury, and when energy prices
Comfort is influenced by more than just the room temperature. Humidity, ventilation, air movement, clothing, activity, and other factors impact an individuals perception of comfort
began to rise again, they returned to sacrifice strategies. By doing this, they ignored one of the key lessons that had been learned since the 1970s:
Comfort = Productivity
study after study has shown a direct relationship between how comfortable people are and how productive they are. a University of Denmark study showed office workers achieved their maximum productivity at a room temperature of 21.6c, with productivity falling off sharply at higher and lower temperatures1. a study by lawrence Berkeley National laboratories found that people were most productive when temperatures were between 21c and 25c, with productivity decreasing by roughly two per cent per degree outside that range2. a european researcher found that student math performance increased by 28 per cent and reading performance increased by 24 per cent when the classroom temperatures were dropped from 23.6c to 20c. increased ventilation improved performance by 14 per cent3. its not surprising that these studies showed peak performance at different temperatures. comfort is influenced by more than just the room temperature. Humidity, ventilation, air movement, clothing, activity, and other factors impact an individuals perception of comfort. What the studies did agree upon was the fact that there is a direct relationship between comfort and productivity.
X 8
How significant are these productivity changes?

since a typical organisation spends at least 100 times as much money on employee salaries as they do on energy, its not surprising that the cost of a slight change in productivity can dramatically overshadow the cost of energy. One study showed that increased comfort leads to productivity improvements of a$320 per employee per year. another study showed that it was the equivalent of $2 per hour per worker, and a third study showed that a one per cent improvement in productivity could save more money than the entire facilitys energy bill4. With so much evidence showing how important comfort is, why are many facilities managers still willing to sacrifice comfort for energy? its easy. energy is measured, comfort is not. theres an old management axiom that What gets measured, gets done. the flip side of this is also true, What doesnt get measured, gets ignored. theres a reason NaBers measures several factors that directly affect comfort. comfort is important, and it needs to be measured.
Short-sighted energy programs cut back on energy use at the expense of the people who work inside the building.
the first step in a NaBers office assessment is an occupant survey to determine how the people in the office feel about their working environment. Unfortunately, a NaBers assessment is a periodic measurement so comfort is easy to overlook in the day-to-day challenge of managing a building within a budget. even if a manager recognises the importance of comfort, it has traditionally been difficult to measure. everyone in the management chain sees the energy bill. its a known quantity. you can see how much energy a facility used this week, this month, and this year. you can compare it to the energy used last year. turn off a light, slow down a fan, and turn down the heat and the energy goes down. How did that affect the people inside the building? Nobody knows. Or at least nobody knows unless youre using automated logics environmental indextM. the environmental index (ei) tells you at a glance how comfortable the indoor environment is, on a scale of 0 to 100. it can tell you how comfortable an individual room is, and you can average it across
your facility to tell how comfortable a building or an entire campus is. you can track it over time to see how comfortable a building was before and after the latest energy retrofit. smart energy programs reduce energy use while making the building more comfortable. short-sighted energy programs cut back on energy use at the expense of the people who work inside the building. Now you can tell the difference. the ei is flexible enough that it can be used in retrofit applications. if the only sensor in the room is a temperature sensor, the ei will tell you if the system is maintaining temperature within thermal comfort limits. thats not a perfect indication of comfort, but its far better than not measuring comfort at all. if some rooms have humidity sensors, the ei will take humidity into account to give a more accurate measurement of comfort. add a cO2 or vOc sensor for even better comfort readings. the ei isnt a substitute for a NaBers assessment; its a supplement to it. the ei is a daily indicator of how comfortable the building is, using the existing building automation system sensors. thanks to the flexibility of eiKON graphic programming, you or your automated logic field office can tailor the ei to meet the unique requirements of your building, and the very special people who work in it.
Visit us at www.AutomatedLogic.com to learn more about our people-friendly energy management systems. Contact your local Automated Logic representative or e-mail us at salesinfo@automatedlogic.com to arrange for a demonstration of WebCTRL with the Environmental Index. Start managing energy and comfort.
1. TECHNICAL UNIVERSITY OF DENMARK, THERMAL COMFORT AND PRODUCTIVITY, MAY 2009 2. SEPPNEN, O., W.J. FISK, AND D. FAULKNER, CONTROL OF TEMPERATURE FOR HEALTH AND PRODUCTIVITY IN OFFICES ASHRAE TRANSACTIONS 111(2):680 686, 2004 3. P. WARGOCKI, ET AL. THE EFFECTS OF CLASSROOM AIR TEMPERATURE AND OUTDOOR AIR SUPPLY RATE ON THE PERFORMANCE OF SCHOOL WORK BY CHILDREN. PROCEEDINGS OF INDOOR AIR 2005. 4. TOM, STEVEN T. MANAGING ENERGY AND COMFORT, ASHRAE JOURNAL, JUNE 2008
9 Y
local government
Facility managing the largest local government in australia

Neil Wood, FMA AustrAliAs FAcility MANAger oF the yeAr, 2011
The 2011 recipient of the prestigious FMA Facility Manager of the Year Award was Brisbane City Councils Neil Wood. In this article Neil discusses the importance of a Facility Manager in local government operations and the unique considerations and decisions of a Facility Manager in the local government sector.
o set the scene, Brisbane city council is the largest local government in australia, with a workforce of 8000-plus employees in 146 different types of industries1, while the local Government area (lGa) of Brisbane covers a geographic area more than 1300 square kilometres2 and has the largest population of any other lGa in australia at 1,067,2793. Brisbane city council provides leadership and good governance for the people of Brisbane and manages its resources to create a vibrant city for the future. to achieve this, the council works in partnership with a variety of governments, peak bodies, industries and community organisations to build a better Brisbane. the organisations dayto-day operations and long-term plans are governed by the city of Brisbane act 2010. the act, which became law on 1 July 2010, directs the way in which the Brisbane city council is constituted, as well as its responsibilities and powers. council delivers core local government services including roads and infrastructure, bus and ferry services, community services, environmental protection and local parks, as well as neighbourhood planning, all under the umbrella of a long-term vision and community plan for the city. Our shared vision: living in Brisbane 2026 was developed in consultation with a broad cross-section of Brisbane residents. a key element is sustaining a clean and green environment by ensuring the air we breathe is free from pollution; we manage our precious water for today and tomorrow using innovative and diverse options for collecting, storing, and re-using water; and we reduce, re-use and recycle to limit waste. council is focused on being clean and green through the citysmart Program and is one of the largest purchasers of green power in australia4. read on for some great outcomes that Neil
1 BriSBaNE CiTy COuNCil. 2 BriSBaNES KEy ECONOmiC FaCTS, JaNuary 2012, WWW.BriSBaNE.qld.gOv.au/ aBOuT-COuNCil/gOvErNaNCE-STraTEgy/viSiON-STraTEgy/ECONOmiC-dEvElOpmENT/ ECONOmiC-dEvElOpmENT-prOgram/iNdEx.hTm#SNapShOT, viEWEd 1 FEBruary 2012. 3 auSTraliaN BurEau OF STaTiSTiCS, WWW.aBS.gOv.au/auSSTaTS/aBS@.NSF/ prOduCTS/3218.0~2009-10~maiN+FEaTurES~quEENSlaNd?OpENdOCumENT, viEWEd 1 FEBruary 2012. 4 BriSBaNE CiTy COuNCil aNNual rEpOrT 201011.
In times of crisis, particularly during the Brisbane Flood 2011, broadening the teams experience provided the team with the flexibility required to meet changing demands at very short notice.
achieved in this area. an employee of Brisbane city council since 1977, Neil has worked in a variety of roles across the organisation, including management of councils diverse property portfolio since 1993. in 1998, Neil was appointed as a facility manager, providing facility management services for up to 100 sites at any one time. these sites were diverse, including internal/external leased, commercial, industrial, retail and heritage sites across Brisbane. in this role, Neil leads, motivates, monitors and controls delivery of facilities management services to nominated portfolios, and acts in the interests of city building and maintenance services clients to oversee and manage nominated facilities with regard to maintenance, asset performance, standards, quality assurance, and workplace health and safety compliance. Neil provides strategic management and coordination of services and activities that enhance the value of and provide effective utilisation of councils physical assets through the total asset Management (taM) Framework. in 2007, Neil became the inaugural facility manager for the Green square Precinct located within Fortitude valley, an inner city suburb of Brisbane. in this role, Neil is responsible for the provision of facilities management services for the precinct, which accommodates 1100 people within the south tower. customers include the building owner isPt; external tenants Queensland Government Departments of child safety and Housing; and retail shops. the role also provides assistance to the Brisbane Housing company, which provides 71 low-cost housing apartments within this precinct. it is worth noting that Brisbane city council had never facility managed a site that was not owned by council until this time. this leap of faith was a learning experience for council and Neil; however, the gamble paid off Neils greatest achievement to date has been to ensure the building maintained its five star green star NaBers
10
local government
rating of the Green square south tower, achieved without relying on green power. in 2011, Neil completed the introduction of a Waste Minimisation Project and achieved a 74 per cent diversion of building waste stream. in 2011, 92 per cent of Green square occupants indicated in a survey that they were satisfied with the building. Neil recognises the importance of local government working closely with residents and the business community to achieve a win-win for all parties. the success in achieving excellent results in energy ratings was due to a common desire by both the owners and tenants to reach this goal, and in January 2012, Brisbane city council achieved a 6 star NaBers energy whole building rating for the south tower in the Green square Precinct. this result was achieved as the building uses 92.4 per cent green power. in 2011, Neil took up a new challenge, leading the Brisbane city councils Facility Management team (a team of 10 people) while also managing the Green square Precinct in Fortitude valley. this team manages more than 260 sites within the property portfolio, including a mix of commercial buildings, swimming pools, libraries, bus depots, ward offices, community halls, cemeteries and crematoriums, multistorey car parks, and construction depots. Upon taking on management of the Brisbane city council Facility Management team, Neil worked with each Facility Manager to identify their strengths and weaknesses within their portfolio and mapped a forward plan to assist them in their professional development, which delivered returns for council and the ratepayers of Brisbane, through better managed sites. this experience was a positive one for the team, as individuals had the opportunity to work across portfolios rather than being constrained to one site over an extended period of time. in times of crisis, particularly during the Brisbane Flood 2011, broadening the teams experience provided the team with the flexibility required to meet changing demands at very short notice. in addition to his passionate custodianship of the team and these buildings, Neil demonstrates a deep commitment to councils values, particularly value for money, getting things done and responsive customer service. looking to the future, Neil considers succession planning critical to prepare the next generation of facilities managers and to keep our industry strong. Neil demonstrates his passion for facilities management by sharing his knowledge and expertise with a variety of people wanting to enter the facility management industry, including Brisbane city council employees who are completing a Diploma in Facility Management, Queensland state Government employees, and university and high-school students. Neil holds a Diploma of Facility Management and a certificate in Property Management and local Government Planning, as well as an australian counter Disaster college qualification in the area of Disaster response Management. this stood Neil in good stead during the Brisbane floods of 2011, when he was an Operations Manager in the local Disaster co-ordination centre, which ran on a 24-hour rostered shift to co-ordinate the local, state and federal response at the height of the disaster. Neils dedication to the facilities management of the largest local government in australia sets a shining example for facilities managers across australia. if one person can take on such a significant task and become the countrys facility manager of the year, there are no limits to what other facility managers can undertake in their roles with the right amount of knowledge, experience and passion.
Specific activities Neil undertakes in his current role include:

3 3 3 3 3 3 3 3 3 3 3
Provision of 24/7 management and delivery of day-to-day and strategic activities of sites for landlord and tenants: cleaning Preventative maintenance Programmed maintenance condition assessments emergent maintenance reactive maintenance Unplanned corrective maintenance security approvals of services and fit-out drawings reporting.
Ensuring building legislative compliance, through management and monitoring of the following contracts:
3 3 3 3 3 3 3 3
Heating ventilation and air conditioning electrical Fire protection lifts and escalators security devices Building services Building fabric.
minimising exposure and risk by addressing compliance issues, due diligence and workplace health and safety.
3 3
identification and implementation of energy and water savings. Meeting quality assurance obligations through: delivery of maintenance programs and initiatives determining maintenance priorities advising on required maintenance activities for an asset roviding ptions o educe r inimise nergy nd/or p o t r om e a water maintenance costs for respective assets.
monitoring and reporting on actual and committed costs against allocated portfolio budgets for:
3 3 3 3
preventative maintenance programmed maintenance emergent maintenance reactive maintenance.
developing and maintaining relationships with key stakeholders including council officers, elected representatives, Ward Office personnel, contractors, external tenants, queensland Fire Service, and queensland police Service.
3
Preparation and delivery of induction to Green square Precinct for crime and Misconduct commission (cMc) personnel. Preparation and delivery of Disaster Management in Bcc Presentation to seQrOc Facility Management Forum.
Neils awards
3 3
FMa australia Facilities Manager of the year 2011 FMa australia Queensland Branch Member of the year 2011
11
2012-13 federal budget
What industry thinks of the 2012-13 Federal Budget

Facility Perspectives hears from some major players in the building industry about their response to the 2012 Federal Budget.
Tom roper, aSBEC
green economy is a high priority. the scheme would have delivered triple bottom line advantages and helped the retail, hotel and commercial office sectors when confidence is low. it would have delivered jobs, green buildings and a sustainable future. Despite the hours of consultation, the willingness of the industry to provide input, and the goodwill generated by non-government and private sector organisations, the australian Government has, in a cowardly move, chosen to renege on its commitment.
he cancellation of the [tax Breaks for Green Buildings] program clearly demonstrates the federal governments lack of commitment to the use of complementary measures as a method for reducing greenhouse gas emissions and improving energy efficiency in one of the largest consuming sectors of the australian economy. a carbon price alone will not effectively tackle buildings emissions. scrapping the program altogether sends clear signals to a sector already fatigued by uncertainty around carbon pricing. in the long term, it will undoubtedly mean a loss of potential jobs that would have been created through retrofit projects, which are far less likely
romilly madew, Chief Executive, green Building Council of australia

One major concern with the budget is the pulling of the tax Breaks for Green Buildings program. Dropping the scheme is counterproductive to australias commitment to reducing greenhouse gas emissions and a blow to the green jobs sector. While we have good regulations for new buildings that improve energy efficiency and reduce carbon emissions, existing built stock is a sleeping giant and needs a total makeover. the institute voiced its support for the program when it was announced as an election commitment of the Gillard Government in 2010 and industry members went to great lengths to work with the government in finetuning the logistics of the program. the asBec climate change task Group commissionedthe centre for international economics and allen consulting to produce the second Plank and update reports. these show that the carbon price will not achieve the full potential of carbon abatement through energy efficiency. complementary measures are required to help achieve this. there are significant energy and carbon savings available with current technologies at a lower cost than the $23-per-tonne starting carbon price, and the existing building stock needs significant upgrading to unlock this potential.
A carbon price alone will not effectively tackle buildings emissions
to eventuate without the scheme and will add to unemployment in the building sector in the next 12 months. We cant afford to let such an outstanding opportunity, for sectorwide carbon reductions and efficiency gains, simply slip through our fingers.
david parken, CEO of the australian institute of architects and Chair of the aSBEC Climate Change Task group
the decision to scrap the tax Breaks for Green Buildings program is extremely disappointing. the Gillard Government is backing away from a 2010 election promise and abandoning its commitment to provide incentives for green buildings. the $1 billion retrofitting program was expected to provide an incentive for businesses that invest in eligible assets or capital works to improve the energy efficiency of their existing buildings. the tax Breaks program was promised as part of a package of measures to complement the carbon price. the decision to scrap the tax Breaks program is particularly bewildering, coming, as it does, at a time when australias future
The Gillard Government is backing away from a 2010 election promise and abandoning its commitment to provide incentives for green buildings.
12
2012-13 federal budget
the tax Breaks for Green Buildings scheme would have gone a long way towards securing a reduction in carbon emissions, and had the potential to create thousands of much-needed jobs in the building and construction industry.
good Environmental Choice australia (gECa)

Geca finds the scrapping of the proposed tax Breaks for Green Buildings program in the recent federal budget deeply disappointing. in order to maintain living standards in an economy constrained by environmental limitations, innovation is vital. the demands of the green building sector have driven many within its broad supplier base to radically rethink their production and marketing strategies. this has resulted in scores of innovative, more sustainable products for use in the construction, fit-out and maintenance of australias building stock. While many businesses have already risen to the challenge, the proposed incentives would have done much to encourage even more producers to bring environmentally responsible products to market, giving the green building industry and our hopes for a greener economy a substantial and necessary boost.
Nicholas Burt, CEO, Facility management association of australia.

as expected, the Budget this year did not deliver for facilities management, with the government instead showing a general disregard for the operation and maintenance of australias buildings, facilities and infrastructure, and the contribution the industry can make to securing national productivity and community wellbeing, and addressing important environmental issues. While some funding has been allocated in areas such as aged care, the first stage of a National Disability insurance scheme and the National Partnership agreement on skills reform, the removal of a $1 billion energy efficiency program without a replacement shows a complete lack of commitment to australias built environments. FMa australia supported a range of modest items in our submission, all of which we still believe have strong merit and need to be considered by government as they implement this budget and plan for their 201314 cycle:
3 3 3 3 3 3 3
Facilities Management industry innovation research Fund National small and Medium enterprise (sMe) energy efficiency Helpdesk service review of industry classifications Facilities Management standard and Benchmarking Protocol Facilities Management accreditation strategy Paper education Package on transitional Workplace relations National energy efficiency (White certificates) scheme.
As expected, the Budget this year did not deliver for facilities management, with the government instead showing a general disregard for the operation and maintenance of Australias buildings, facilities and infrastructure, and the contribution the industry can make to securing national productivity and community wellbeing, and addressing important environmental issues.
in coming months, Fma australia will increase its engagement with all levels of government to ensure facilities management is better understood by decisionmakers and appropriately supported in subsequent budget cycles.
13
Bike storage: getting it right
s bicycle sales continue to outstrip car sales for the 10th consecutive year, the impact of cyclings popularity can be seen on buildings everywhere. Providing well-designed bike parking not only improves aesthetics, its also good management. Why? the provision of australian standards-compliant bike parking reduces work, health and safety risks. signs that you need bike storage: 3 bicycles are blocking car access 3 bikes are blocking fire exits, doorways, stairwells and corridors, and are being chained to services like water and gas pipework 3 your buildings internal fittings are being damaged as cyclists take bikes into lifts and up stairs 3 your cleaning bills are rising 3 trip hazards are being created by wayward wheels, grease chains and pedals. if the wrong racks are installed with the wrong spacing in the wrong place, theres a good chance your bicycle facility will be
ignored. australian standards 2890.3 were created to guide the development of facilities so that they work for cyclists. the standards cover racks, car space conversions, access and signage, different security classes and spacing. as the one-stop shop for bike storage, www.bikestorage.com.au is experienced at installing australian standards-compliant facilities and making it easy for clients. Our clients include the atO, aBc, sKM and www.bikestorage.com.au has installed everything from security cages with swipe card access to dedicated bike hubs. Providing the right facility empowers Facilities Managers to manage bicycle parking effectively. they can direct wayward cyclists to their facility. its a great way to create order out of chaos, manage risk and increase the feel-good factor in your building.
Suzanne Kowalski is the Manager at www.bikestorage.com.au
Facility PersPectives | vOlUMe 6 NUMBer 2 Facility PersPectives | vOlUMe 6 NUMBer 2
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ideaction12 wrap-up
ideaction12 wrap-up
The National Facilities Management Conference & Exhibition has concluded for another year and all indications are that the event was a resounding success.
eld in canberra on 16-18 May, ideaction12 was a milestone event reflecting the recent growth and change within the facilities management industry. it has reaffirmed itself as the principle national event focused on the operation, management and maintenance of australias buildings, precincts and community infrastructure. supported by a range of site visits to leading facilities throughout the region, as well as fantastic social events and networking opportunities, over 350 professionals attended ideaction12 over the three days. across the conference, attendees were treated to a wide array of topics and experiences covering every aspect of facilities management. From expert discussions on tri-generation and energy efficiency, to residential FM and the challenges of succession planning in an ageing FM scene, there was something for everyone. Keynote speakers included an array of big thinkers, from Dr David Orsmond from the reserve Bank of australia, to romilly Madew speaking on green buildings. lessons from bad business decisionmaking was discussed by lionel Prodgers, and effective engagement with government was also covered. attendees also had the opportunity to engage with a series of
ideaction12 has been a resounding success and lays the foundation for future growth.
Nicholas Burt Chief Executive Officer, FMA Australia
workshops throughout the program, including the first ever Global FM international Workshop, with speakers from the United states, New Zealand and the United Kingdom, as well as industry and government representatives from australia, all discussing the value of facilities management in the transition to a low carbon economy.
Presentations and papers from the event are available at www.ideaction12.com.au.
All Photos for ideaction12 Courtesy of Larry Pitt Photography These images and many more can be viewed on the FMA Australia Flickr page: www.flickr.com/photos/fmaaustralia/sets/
ideaction13
the 2013 National Facilities Management conference & expo will be held in Hobart, tasmania, commencing with the chairmans Welcome reception on sunday 19 May, followed by a two-day conference program and concluding with a series of site visits on Wednesday 22 May.
For more information on how you can be involved, contact ideaction@fma.com.au or call 03 8641 6666.
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ideaction12 wrap-up
17
ideaction12 wrap-up
Fma australia recognises its members for outstanding service

Congratulations to our winning members of the following awards:
2012 Branch member of the year australian Capital Territory
congratulation to lawrence Fraser (National Portrait Gallery) who has been actively involved with the FMa act Branch through his input into branch activities, including participating with inForM for young Fmers presentations in 2009. He has continued his contributions to the branch, by actively taking on tasks and responsibility for selected Branch events. He has also has been generous in providing assistance towards the planning of ideaction this year.
2012 Branch member of the year New South Wales

congratulations to Walter rafin (Hirotec) who is referred to as the person who finds no task too hard and no trouble at all to undertake. His support of the Golf Days and general functions has been constant, including his tireless contributions to the branch committee activities and the support he gives to the National Office staff.
2012 Branch member of the year queensland

congratulations to Brad collins (cromwell Group) who has added his magic touch to the branch with his enthusiasm to ensure that all members ideas and suggestions are listened to. this has been a proven success with new major sponsors and increased turns-outs for the branchs monthly functions. With his enthusiasm and leadership skills, Brad is ensuring that FMa Queensland will grow and have a positive future.
Facilities is where you do it. Management is what you do.

Donald Williams DSW Consulting
2012 Branch member of the year Western australia

congratulations to ian Bonner, who has demonstrated his leadership qualities at a committee level; taking on the responsibility for event coordination or to support other members with events. He has contributed to FMa activities as an organiser, attendee and/ or supporter. ian has used his broad network of industry peers to develop interest in FMa australia and its activities through membership or the sponsorship of events. (ian Bonner was unable to be at the presentation)
continued on page 20 18 Facility PersPectives | vOlUMe 6 NUMBer 2
company profile
321927A RHS_Magnetite (Australia) | 1775.indd 1
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Extend the reach of Concept EvolutionTM

Concept Reach: seamless, instant access via a tablet device to the Concept EvolutionTM completely web-based facility management software solution, from FSI APAC.
Let us help change your world. T:+61 (0) 2 6241 7853 info@fsifm.com.au www.fsifm.com.au
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ideaction12 wrap-up
continued from page 18
2012 Branch member of the year South australia

congratulations to Graham Dolman (ecH), who is very energetic with his commitment to the branch committee activities, and often comes up with ideas to generate interest in membership, events and other local challenges. He is very proactive in seeking speakers for events, and he takes it upon himself to promote FMa australia wherever possible through his wide network of contacts.
2012 Branch member of the year victoria

congratulations to lou la Delfa who has been committed to the FMa for many years and has continued to be involved in the creation of new and innovative ideas for their branch. His contribution to policy discussion, planning and negotiations with branch speakers has insured the success of many activities held by the victorian Branch.
Fma australia Branch of the year 2012

FMa are pleased to announce this years Branch of the year is australian capital territory (act) Branch. they ranked the highest in three separate categories, which is a great achievement. these rankings were rated over the period from 1 april 2011 to 31 March 2012, and using these criteria the act Branch achieved first place with the highest ratio per member for: 3 membership renewals (members retained) 3 number of events per state (these were the number of events scheduled and held) 3 financial achievement against budget.
to develop interest in FMa australia and its activities through membership or the sponsorship of events. (ian Bonner was unable to be at the presentation)
Congratulations to the aCT Branch:

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2012 Branch member of the year Western australia

congratulations to ian Bonner, who has demonstrated his leadership qualities at a committee level; taking on the responsibility for event coordination or to support other members with events. He has contributed to FMa activities as an organiser, attendee and/ or supporter. ian has used his broad network of industry peers
chairman: ami sudjiman (GHD Pty ltd) committee Members: lawrence Fraser (National Portrait Gallery) stephen Morgan (australian sports commission) James elliott (UGl services) alison Daley (National archives of australia) ian Phillips (Jones lang la salle) steve Jones (australian sports commission) Danny cindric (Brookfield Multiplex services) John Hawkins (csirO) Matthew Kelly (Hayes Facilities Management)
Global software leadership
ervice Works Global is a major international provider of facility and asset management software. the companys flagship application, QFM, is an industry leading web and mobile enabled FM and maintenance management software application, comprising an integrated range of modular management tools, proven to optimise the operational efficiency of asset, building and service activities. QFM offers comprehensive functionality including helpdesk, asset management, PPMs, contractor and sla management, OH&s, property and bookings management. the software secures rapid return on investment and delivers measureable cost and sustainability savings across FM operations. in addition, service Works is the global leader in PPP contract management software. its flagship application, P3rform, is a comprehensive operational and service delivery application with
a fully integrated payment mechanism that provides automated calculation of monthly charges and delivers accountability, transparency and auditability, and underpins the management of operational risk. service Works Global is an accredited Microsoft Gold Partner and offers a full range of supporting consultancy, implementation and training services.
Company contact details: Service Works Global Pty Ltd Suite 2.02, 365 Little Collins Street, Melbourne VIC 3000 Tel: +61 (0)3 8676 0380 | Fax: +61 (0)3 9600 2455 e. info@swg.com | www.swg.com | Twitter: @service_works See us at Total Facilities LIVE Stand Number C09
QFM Software Driving FM Efficiency

QFM software from Service Works Global is an award winning facility, property and space management solution which:
Extends asset life and improves equipment reliability Optimises service delivery by reducing response times Delivers typical facilities cost savings of up to 15% Extracts meaningful business intelligence, to build long term FM budgets Improves space utilisation to reduce occupancy costs
See us at Total Facilities LIVE Stand Number C09 For more information: T: 03 8676 0380 E: info@swg.com
SWG - Sustainability_Facility Perspectives Oct 2011.indd 1 08/05/2012 14:07:32
21 X
company profile
Behind all the best finishes is the right advice
e at resene realise that the best products and colours are not enough to achieve the best finish you also need the right professional advice. resene has significant experience in a wide range of commercial and residential projects through to nationwide chains. With this wealth of experience and knowledge, we are confident we can provide whatever assistance you need to make your next coating project a success. the resene product range includes paint, specialist and protective coatings for residential and commercial buildings. to help building professionals keep abreast of new developments in our product range we have an innovative range of project services and reference materials, including technical and specification manuals, the resene total colour system, samples and online information. choose from our extensive range of environmental choice approved products including innovative products such as: 3 resene coolcolour technology that is designed to reflect more of the suns energy, keeping the coating, substrate and building cooler. 3 resene Zylone sheen vOc Free and resene Non vOc tinters, which enable you to achieve a vOc free finish on interior walls for better indoor air quality in an extensive range of resene colours. 3 resene Kitchen & Bathroom paints, formulated with antibacterial silver and MoulDefender to inhibit bacteria and mould growth. 3 resene Write-on Wall Paint, a clear whiteboard-style finish that you can apply over your existing paintwork to turn it into a coloured whiteboard. you can then write all over the wall without damaging the paint. ideal for conference and breakout rooms. 3 resene waterborne enamels, ideal for trim, joinery and wet areas, with much lower odour and faster cure times than traditional solventborne products, minimising disruption to guests.
Quality
the key to resenes reputation is its solid commitment to excellence and quality. Our internationally recognised quality systems and isO 9001 accreditation allow us to guarantee our products for consistency and performance, so resene quality is assured every step of the way. We are leaders in providing professional advice, high quality products and superb colours the three vital ingredients in any successful coating project. Whether your requirements are large or small, youll find that resene has the service and products that are designed to suit the local environmental conditions, and you.
Why the professionals use Resene

Full support at all stages of the project. complete range of coatings including: 3 Decorative finishes; 3 Protective coatings designed to protect substrates in aggressive environments; 3 applied finishes, including waterproofing membranes and a range of textured coatings. 3 technical expertise. 3 innovative colour scheme development and tools the resene total colour system. 3 Proven track record in project services. 3 Quality products backed by isO 9001 accreditation. 3 Written warranties. Our professional and dedicated team can provide you with expert advice, specifications and colour support.
3 3
Please contact your Resene representative or your Resene ColorShop for further information; in Australia call 1800 738 383 or visit www.resene.com.au; in New Zealand call 0800 737 363 or visit www.resene.co.nz.
X 22
ideaction12 wrap-up
How to paint Green Stars

Specify Resene paints from our extensive Environmental Choice NZ approved range that meet all Green Star NZ tool requirements and paint yourself Green Star NZ points.
The maximum points available for paint in core credits are:
IEQ 3:1 point (unweighted) 90% of interior paint, applied on site specied must meet Green Star NZ VOC limits.
Facilities managers have one of the biggest advantages of all the advantage of understanding how people use buildings, and what they need from their occupancy.
Romilly Madew Chief Executive, Green Building Council of Australia
Mat 3:1 point (unweighted) 90% of paint specied must have independent verication that it is environmentally preferable, such as Environmental Choice NZ. How to maximise your Green Star NZ rating points with Resene: Specify Resene paints with Environmental Choice NZ for at least 90% of the project. Specify products for at least 90% of the interior that meet the Green Star NZ VOC limits. These include Resene Zylone Sheen VOC Free, Resene Enamacryl, Resene Ceiling Paint and Resene Broadwall Wallboard Sealer plus many more. For assistance with your paint specication, contact your Resene representative for professional and friendly advice and assistance.
Trust a Resene Eco.Decorator to do your job just right

When it comes to decorating, you need the right painter as well as the right paint. Now you can choose the services of an approved Resene Eco.Decorator to complete your decorating projects with the condence that the paintwork will be as good as the paint.
www.resene.co.nz/ecodecorator
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ideaction12 wrap-up
2012 Fma australia member of the year award

congratulations to louise rowe (Judd Farris recruitment), who has been with the association for 12 years and has participated strongly in all facets of their state branch and national activities. Membership is a key focus for louise, and over the years she has participated as a branch representative on the national membership advisory group. Being a strong advocate for tracking down those members who move between jobs and engaging their replacements to join, louise was the instigator of a new process to be written into the new membership database program when set up six years ago. as FMa australias national office changed staff over the years, louise is always available to brief new staff from a members perspective on the dynamic of the industry and what opportunities were opening for targeted membership campaigns. Not just happy to give personal support, which was recognised a few years ago with a Branch Member of the year award, louise encouraged her employer to become actively involved with our industry magazine, Facility Perspectives, sponsorship opportunities both statewide and nationally, and projects that help research the FM industry.
A well run and a well managed building does add value.

David McGlashan Executive Director, Facility Management Victoria Pty Ltd
24
Pest control for peace of mind
malgamated Pest control has been providing effective commercial pest control services to some of australias largest and best-known companies for over 89 years, and with good reason. We understand the importance of managing your business systems to ensure you have an effective pest control strategy in place, and how to implement these and protect your brand. With an australia-wide network of over 500 trained professionals, amalgamated Pest control is fully certified and a quality assured company to isO9001*. Our pest control technicians are fully licensed to australian standards and qualified in accordance with as4349.3 and as3660 series and other relevant codes of practice. amalgamated Pest control can also provide specialist support for compliance systems including aQis, HaccP, sQF2000 and Brc. We provide an online reporting system so you can manage all of your sites via one easy-to-use portal, allowing you to gain visibility against your pre-defined goals and KPis. We can also accommodate
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Facility PersPectives vOlUMe 6 NUMBer 2 Facility PersPectives || vOlUMe 6 NUMBer 2
X 25
best practice
Horses for courses at Flemington racecourse

FAcility PersPectives sPeAks to executive geNerAl MANAger At FleMiNgtoN rAcecourse, MArk dAvies.
racecourses present a range of diverse requirements in one venue, including bars, lounge areas, outdoor areas, restaurants/food provision, entertainment areas, animal accommodation and sports facilities. how is such a variety of facilities integrated, and what part does the facility manager play?
lemington is a really diverse facility with numerous function spaces and events, ranging from weddings and conferences to major music festivals and, of course, race days including our iconic Melbourne cup carnival. Flemington racecourse Operations is diversified into event Operations, Grounds and Gardens, trades and Procurement, racecourse and training, and Facilities Management. racecourse and training manage the facilities for our horse population at the venue, as well as the horse training that occurs every day at Flemington. there are 550 horses stabled at Flemington, with eight different courses available for training. trades and Procurement manage the stables where horses are housed and manage the leasing of the 23 trainers that are based at Flemington.
Facilities Management is responsible for all of the buildings and facilities that are used for the functions, events and race days. the key to this large and diverse operation is communication. With horses training every morning, the communication between the different areas of responsibility is imperative. if the facilities manager has construction activities occurring early in the morning, we must work together to ensure our horse training facilities are not affected by large sounds or visual stimuli. this can be a safety issue for horse and rider. the facilities manager also works very closely with on-course caterer, Peter rowland catering, and cleaning operation cleanevent, who also manage function and event set-up, to ensure any work doesnt affect their operation, including scheduling around functions and events.
26
best practice
in a facility that requires a substantial amount of electricity (for track lighting, entertainment, music, et cetera), how can facilities managers approach energy efficiency within such an environment?
energy efficiency has become a great focus over the last few years. as part of our Flemington Green Fields sustainability program, all Flemington racedays are now powered by 100 per cent renewable energy and we have installed solar panels around the course to generate our own power. energy audits are a key component of managing energy. you need to have a true and accurate understanding of what is the key driver in energy. large venues will often find that Hvac, refrigeration and lighting are the top three. One of the areas on which Flemington has focused is BMs for Hvac, so we can accurately manage turn-on and -off times for the various events held within the grandstands. We also isolate specific event areas that are in use within the grandstand. computer controls provide accurate readings so the days of getting a call saying it is too hot, turn up the air conditioning, are gone. it is now a matter of using technology to accurately manage one of your biggest energy users. refrigeration is an area to which we are about to apply a similar process. Flemington has several areas that have kitchen and bar facilities, meaning many refrigerators and cool rooms. this is an area that we have been working on with ae smith; how we can best manage refrigeration by using technology. if a kitchen and bar is required for a function on one floor in one of the grandstands on one day, that particular area might not be used again for a week or two. therefore, how we manage the stock and refrigeration temperature has become a major focus. Pilot studies have occurred recently at Flemington that show that increasing the beverage refrigeration temperature just a few degrees has no effect on the consumable products, but makes a substantial difference in reducing energy.
Duty of care should be a key focus of any venue or facilities manager
are there any other sustainability considerations that are unique to the racecourse arena (i.e. water, waste), and how can these specific issues be addressed?
Being a racecourse, water is one of the biggest challenges. We require a track that has a bit of give in it for the safety of horse and rider, and we need to maintain Flemingtons iconic roses and gardens. in late 2011, the vrc announced it had secured funding for a major expansion of Flemingtons world-first in situ desalination (isD) program, effectively drought-proofing the home of the Melbourne cup carnival and saving millions of litres of drinking water each year. On completion, the project will fully service the considerable irrigation requirements of Flemingtons famous 2.3-kilometre course proper, and the training tracks. in situ desalination is a method of desalinating unusable underground saline water, which is a huge step in the challenge of managing water. a Melbourne company, Desaln8, is leading the world in this area with systems that require little power compared to conventional major desalination plants. Waste is also a key component of facilities management at Flemington, particularly during the Melbourne cup carnival. With over 350,000 patrons descending on the Flemington venue over four days during the Melbourne cup carnival, it is vital to make
sustainable improvements. in 2008, 28 per cent of waste was diverted from landfill but, working with cleanevent, we improved this to 76 per cent in 2011. Waste management isnt as easy as putting out a few extra bins with recycling stickers on them. as any facilities manager will tell you, people dont always do the right thing, so it is important to have measures in place back of house to sort any waste. small initiatives, such as clear bin bags so visual inspections can occur before a bin is emptied into a larger bin, ensure that no contamination has occurred between recycling and general waste before being transferred off site. local charity secondBite works with Flemington caterer, Peter rowland, to redistribute surplus food from Flemington racedays to assist Melburnians in need. secondBite provided more than 6000 nutritious meals to local charities from last years Melbourne cup carnival alone food that would otherwise go to landfill. all of these measures form part of our Flemington Green Fields sustainability program, which was honored with the prestigious Melbourne award for contribution to sustainability in 2011. We are making continuous improvements in sustainability, which would not be possible without our sustainability partners, Peter rowland catering, secondBite, city West Water, cleanevent, James Boag and schweppes.
are there specific requirements with regards to a duty of care for patrons attending the venue (i.e. alcohol and gambling management, grounds maintenance)?
Duty of care should be a key focus of any venue or facilities manager, and this becomes complex with a multifaceted venue of this size. We have a duty of care associated with horse and rider, our training facilities, grounds and gardens maintenance from sprinkler heads through to broken pit lids and then you have the compliance side such as responsible service of alcohol. this is an area in which we have invested a lot in the last five years. at each race meeting,
27
best practice
responsible service of alcohol officers are located at each bar to ensure that responsible service of alcohol is managed. We also have a compliance team to ensure that responsible service of alcohol officers are doing their job in the correct way. it is not unusual to see over 150 responsible service of alcohol officers working on a major race day, as well as a compliance team overseeing this. dedicated team that makes Flemington such an iconic and culturally significant venue. there are challenges every week, and the key component to this is not being afraid to take on the challenges. there have been some significant challenging moments at Flemington over the last five years, including a wild hailstorm on a race day when we had more than 20,000 people in the venue leading to that event being cancelled and then hosting a music festival the following day for more than 45,000 patrons. We have had major train delays with over 80,000 people on course, equine influenza in 2007 and managing the procedures to ensure it did not affect the Melbourne cup carnival, and the decision to cap race day crowds at the venue and pre-sell all Melbourne cup carnival ticketing are some examples. all of these challenges have come and gone and make the venue management team more experienced and skilled to cope with the next challenge.
racecourses are often hired out for special events. how does a facilities managers role change when a community venue is used for a private function?
the facilities managers role is quite different on a race day compared to during a function. Flemington is both a venue and an event promoter. When a client has booked a space, the facilities managers work is very much in the lead-up to ensure the facility is presented as agreed and that no contractor works are continuing in the area. Once the clients event commences, it is up to the caterers to deliver, and the rest is often up to the client on what they want to deliver. However, on a race day the venue is being used by the business for its own event, so it is a very long day, and although a lot of work is done during the lead-up, on the day there are always things that need to be checked and managed. Flemington has a very good help desk system that will log and action calls anything from a trip hazard that needs to be fixed through to technical issues with pieces of plant or equipment. Many of these issues will relate to the facilities manager.
What advice would you give to those in charge of racecourse facilities?

i think any venue manager needs to remain very calm and composed in the face of challenges, which are inevitable. challenges will arise more frequently than in most jobs, and each challenge that has been met gives you more confidence for the next. it doesnt make it any less of a challenge or necessarily less stressful, but it is important that the confidence from the last challenge met is harnessed to provide a level head and calm rational decision-making process that benefits all stakeholders involved, especially your employees and customers. the most important part, though, is a good team with effective communication and trust. No one person has ever managed a large facility, venue or event; there are co-workers and trusted event delivery partners that work as a team, communicate with each other and trust that each person or companys responsibilities will be met completely.
Could you outline any special challenges you have faced as the facilities manager of your venue?
My role as executive General Manager Flemington is very much more of a venue manager role encompassing the whole Flemington venue, from facilities and operations through to grounds management and presentation, but above all, management of the
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Sustainability up close and personal

New Aussie firm matches business to budget.
ustainable business and infrastructure expert, Green Global consulting (GGc), says sustainability isnt just being green. ceO robert sharon a 27-year industry veteran, says organisations choosing to make early and active cultural transitions towards sustainable best practice can also benefit from significant returns on their bottom lines but more so for those who take a more tailored approach. the development and implementation of tailored and sustainable business and infrastructure requires solutions that are personalised to each organisation. GGc is built on a passion for sustainability, says sharon. yet we acknowledge that when it comes to sustainable business practices, blanket strategies and one-size-fits-all approaches arent the solution. Our first priority is to work intimately with our clients to develop unique, case-by-case solutions, guaranteed to meet the goals and expectations of each and every client. sharon says large consulting firms are struggling to offer the level of personalisation required and that matching the right expert
consultant to the right assignment is paramount because in the long run, a cookie-cutter approach wont work. sustainability, by definition, is all about the long term an ongoing process, sharon says. Part of what we do is fill the void between strategy implementation and tangible outcomes. sharon says too often consultants go aWOl after setting the ball in motion but the fledgling industry needs services that extend throughout the entire lifecycle of the project. the consultant needs to stick around to make sure theres runs on the board. although sharon is a 27-year industry veteran, Green Global consulting has only been operating for a matter of months, yet it is now planning to open offices all over the globe.
More information can be found on the firms Website: www.greenglobalconsulting.com.au
Facility PersPectives vOlUMe 6 NUMBer 2 Facility PersPectives | | vOlUMe 6 NUMBer 2
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IT cooling solutions that are fully managed

Schneider Electric addresses heat removal for a wide range of IT environments.
oday, cooling challenges affect all it spaces. Heightened availability expectations, server consolidation, dynamic temperature profiles, regulatory requirements related to efficiency, and uncertain long-term plans for capacity or density have made cooling requirements both complex and particular to each application. schneider electric can help address cooling challenges across the board. With its industry-leading experience, ongoing research, and extensive customer relationships, we have the complete solution portfolio, design tools and experience to address your challenges quickly and easily. We ensure that your cooling infrastructure can adapt on demand to your business needs at all times throughout its life cycle, making it business-wise and futuredriven. Our comprehensive portfolio includes close-coupled cooling, room cooling, air distribution solutions, raised floors, chillers, and heat rejection systems. although the purpose of each solution varies, they all have one thing in common: they work out of the box and are fully managed.
3 3
visibility, including the need to respond quickly both to capacity requirements and to availability risks from server to rack, to row, to room, to building containment, including the need to eliminate mixed air streams, as well as increased efficiency requirements and goals Metrics on energy and resource effectiveness, including water and carbon usage, benchmarking use of energy and resources, and intelligent performance reporting all of which require intelligent controls to monitor, manage and adjust changing loads.
Cooling solutions for business-wise, future-driven data centres

Only schneider electric offers a comprehensive portfolio of cooling solutions that give you the reliability, flexibility and efficiency you need to ensure that your data centre can keep up with your business at all times. Because our solutions are based on proven research and pretested designs, they are an integral part of your companys 27/7/365 uptime. their fast and easy-to-deploy components support even the most demanding flexibility requirements for your data centre physical infrastructure. and they can be managed from a single-seat view across facilities and it to optimise availability and efficiency. Finally, their inherently efficient designs (for example variable speed fans on our inrow units for right-sized cooling) help data centre operators realise true energy gains. For example, the ec fans available on our room cooling units, close coupled cooling units, condensers, and chillers help companies achieve up to 60 percent of fan energy savings over traditional fan solutions. Whether you need a dedicated room cooling unit for distributed wiring closets; overhead, row-based cooling for high-density zones in a retrofit environment; or innovative economisers for a large data centre build project, we have the right solution.
What is cooling thats fully managed?

schneider electric uniquely provides it cooling solutions that are fully managed to optimise performance via reliable components, provide flexibility to adapt cooling capacity to actual loads now and in the future, and maximise energy efficiency through system design and proactive energy management.
These cooling solutions enable:

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availability, including ever-increasing pressure for 24/7/365 uptime regardless of the business energy efficiency, including local, regional, state and national regulations; energy supply limitations; global concerns regarding cO2 emissions and carbon limits Modular data centre construction, including the need to scale cooling needs (even at the facility level) for high-density and other loads on demand, as well as the demand for flexibility to manage change
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Facility PersPectives || vOlUMe 6 NUMBer 2 Facility PersPectives vOlUMe 6 NUMBer 2
From APC InRow to room cooling, efficiency comes From APC InRow to room cooling, efficiency comes standard on all of our data centre cooling solutions. standard on all of our data centre cooling solutions.
Easy to service: Easy to service:
Front service panels Front service panels enable easyeasy servicing enable servicing
Flexible: Flexible:
Small footprint enables Small footprint enables flexible, cost-effective flexible, cost-effective deployment deployment
Efficient: Efficient:
Energy-efficient design, Energy-efficient design, including EC fans, cutscuts including EC fans, operating costs operating costs
Introducing precision airair conditioners from the Introducing precision conditioners from the APC InRow innovator and energy management APC InRow innovator and energy management leader: Schneider Electric leader: Schneider Electric
Datacentresalwayshavebeenmission-criticalenvironments.Businesses Datacentresalwayshavebeenmission-criticalenvironments.Businesses worldwidedependontheiruptimeandefficiency.Anduptimeandefficiency worldwidedependontheiruptimeandefficiency.Anduptimeandefficiency dependontherightcoolingdeployment.Today,SchneiderElectric candeliver dependontherightcoolingdeployment.Today,SchneiderElectric candeliver therightsolutionquickly,easily,andcost-effectively. therightsolutionquickly,easily,andcost-effectively.
TM TM
OurOur comprehensive portfolio of cooling solutions, comprehensive portfolio of cooling solutions, all of which are are fully managed and available all of which fully managed and available through a global supply chain, includes: through a global supply chain, includes: Close-coupled cooling > > Close-coupled cooling Precision room cooling > > Precision room cooling Air Air distribution solutions > > distribution solutions Chillers > > Chillers Heat rejection system > > Heat rejection system
Cooling solutions for every application Cooling solutions for every application
ComplementingitsinnovativeAPCbySchneiderElectric InRow lineand ComplementingitsinnovativeAPCbySchneiderElectric InRow lineand othercoolinginnovations,SchneiderElectricnowoffersacomprehensive othercoolinginnovations,SchneiderElectricnowoffersacomprehensive coolingportfolio.Itincludesbuilding-leveloptions,includingenergy-efficient coolingportfolio.Itincludesbuilding-leveloptions,includingenergy-efficient airconditioningequipmentandchillers,tokeeptodaysfullyintegrated airconditioningequipmentandchillers,tokeeptodaysfullyintegrated datacentresoperatingatoptimallevels. datacentresoperatingatoptimallevels.
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Whatever your cooling challenges, we have thethe Whatever your cooling challenges, we have right solution: right solution:
Faster andand easier deployment, installation, and maintenance Faster easier deployment, installation, and maintenance
SchneiderElectricistheonlycompanytodeliveritscoolingproducts,parts, SchneiderElectricistheonlycompanytodeliveritscoolingproducts,parts, andsparesviaaglobalsupplychain,therebymakingdeployment,installation, andsparesviaaglobalsupplychain,therebymakingdeployment,installation, andmaintenancefasterandeasier.Whatsmore,ourefficientcoolingsolutions andmaintenancefasterandeasier.Whatsmore,ourefficientcoolingsolutions arecustomisable,meetingthespecsofeventhemostcomplexinstallations. arecustomisable,meetingthespecsofeventhemostcomplexinstallations. Eachdeploymentisfast,reliable,andenergyefficient,andwithitsintegrated Eachdeploymentisfast,reliable,andenergyefficient,andwithitsintegrated end-to-endsoftwaremanagement,ensuresyourdatacentreneedscankeep end-to-endsoftwaremanagement,ensuresyourdatacentreneedscankeep upwithyourbusiness. upwithyourbusiness.
Economizer Modes Modes Economizer of Data of Data Center Center CoolingCooling Systems Systems
EcoBreeze economiser EcoBreeze economiser
HD pod with InRow cooling, HD pod with InRow cooling, including overhead, and air air including overhead, and containment containment
TM TM
Business-wise, Future-driven Business-wise, Future-driven
> Executive summary summary > Executive
Contents
Contents
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Tap the cost savings of economiser modes. Tap the cost savings of economiser modes. Learn how in our FREE expert white paper! Learn how in our FREE expert white paper!
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2012SchneiderElectric,APC,InRow,EcoBreeze,andBusiness-wise,Future-drivenaretrademarksownedbySchneiderElectricSASoritsaffiliatedcompanies. 2012SchneiderElectric,APC,InRow,EcoBreeze,andBusiness-wise,Future-drivenaretrademarksownedbySchneiderElectricSASoritsaffiliatedcompanies. Allothertrademarksarethepropertyoftheirrespectiveowners.78WaterlooRoad,MacquariePark,NSW2113AUSTRALIA. Allothertrademarksarethepropertyoftheirrespectiveowners.78WaterlooRoad,MacquariePark,NSW2113AUSTRALIA.
green buildings
Euas a powerful tool to capture the full value of retrofits

By scott BocskAy, chieF executive, sustAiNABle MelBourNe FuNd
An economist spots a $50 note on the footpath but doesnt stop to pick it up. Why? The economist knows that it simply cant exist. Economic theory dictates that in a world of complete and competitive markets it isnt possible that a $50 note would be left on the footpath somebody would have picked it up.
n the real world, of course, markets are plagued by imperfections and failures that routinely miss the $50 notes left around. the point of the joke is that the economist cant distinguish between theory and reality. Facilities managers regularly face the reality that opportunities exist for improved efficiency but are not captured for a variety of reasons. some of these reasons have to do with building owner and tenant investment decisions, engineering challenges, logistical issues, technology confusion and lack of communication between landlords and tenants. Whatever the reason, economic theory does not hold true when trying to unlock the opportunity of improved efficiency in the built environment. the reality remains that building owners and tenants needlessly waste money on energy and water they do not need to be paying for. the use of this money is effectively as productive as
tossing it into landfill or, indeed, letting it blow away in the wind, after having not picked it up off the footpath! energy efficiency, when financed appropriately, enables building owners and tenants to capture those wasted dollars and reallocate them to a productive purpose improvement of the buildings they occupy and own. environmental upgrade agreements (eUas) offer building owners and tenants the opportunity to not only finance energy efficiency and make productive use of this wasted money, but also to enhance value, above simple productivity gains. Historically, energy efficiency projects have been focused upon either tenant upgrades or base building upgrades and generally never the twain have met. eUas challenge conventional assumptions that the efficiency interests of tenants and building owners cannot be aligned and enable benefits to be realised by each party. For tenants,
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green buildings
EUAs were developed to assist in the real world of unlocking the opportunities of energy efficiency.
eUas provide an opportunity to replace their exposure to volatile costs energy and water bills with a fixed, non-escalating cost: the environmental upgrade charge (eUc). For example, a tenant may be able to have a tenancy lighting project undertaken and paid for through an eUa. similarly, when base building projects that couldnt previously be justified are combined with tenancy lighting projects, they may become commercially attractive to building owners because of the payments received from tenants. eUas were developed to assist in the real world of unlocking the opportunities of energy efficiency. they are a voluntary three-way agreement between a building owner, a financier and a council that provides access to funds for environmental retrofits. the funds advanced are repaid through the council rates system by a special charge the eUc that can be shared between building owners and tenants. the money to repay this charge is available from the savings achieved by the energy efficiency improvements, and up to 100 per cent of the cost of the project can be advanced. the ability to make payment by savings forms the heart of the eUa model.
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Move heavy bins safely and easily letting the dolly wheel take the load Heavy duty wheels and puncture proof tyres make the Dolly Trolley practically maintenance free
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in australia, there are currently two pieces of legislation enabling parties to enter into Euas.
the victorian Parliament passed australias first legislation to enable eUas with an amendment to the city of Melbourne act 2001 in september 2010. the New south Wales Parliament introduced and passed similar legislation, called the local Government amendment (environmental Upgrade agreements) act 2010, which came into effect in February 2011. Both pieces of legislation enable building owners and tenants to work together to share the mutual benefits of improving the efficiency of buildings in which they both have an interest. in victoria, eUas are available under the city of Melbournes 1200 Buildings program, developed to accelerate the pace of retrofitting Melbournes existing commercial buildings. sustainable Melbourne Fund was appointed by the city of Melbourne to set up and administer environmental upgrade finance for the program. Broadly, eUas can be used to finance projects that deliver an ongoing environmental benefit. similar to other council rates and charges, an eUc is a charge on the land on which a building sits. Future building owners, and tenants where the eUc is being shared, will become responsible for meeting this charge. the only difference is that when a building owner purchases a property subject to an eUa, the new owner agrees to the terms of the previously established eUa. in the simplest terms, an eUc will stay with a building regardless of a change in ownership or lease. as the charge stays with the building, it is important that the corresponding benefit also stays with the building. this ensures that the new purchaser will not hold a liability for which there is
continued on page 36
Unique waste solutions

heelieSafe Pty Ltd is a newcomer to the waste industry. Brian Stafford formed the company to market a range of braked wheelie bin trolleys that he had developed. An economist by profession in the pulp and paper industry, Brian developed an interest in efficient waste collection initially in recyclables, especially paper. Brians interest in wheelie bins was stimulated by the observation that their utility has made them omnipresent, despite having several drawbacks when they become so numerous and ubiquitous. With the able assistance of his industrial designer, Andrew Dickinson, and after extensive trialing, a range of three trolleys was developed. Each is aimed at solving a particular problem: handling single bins down steep slopes; efficiently delivering large numbers of bins to (and retrieving them from) kerbside; and handling single, very heavy bins in an industrial environment. WheelieSafe is pursuing a process of innovative development that involves motorised and ride-on vehicles for use in the waste collection sector.
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A thirst for smarter design
here are rheem boiling water units that are perfect for virtually all applications including small businesses, professional offices, commercial buildings or even entire factories with capacities ranging from 20 cups of boiling water to over 488 cups per hour.
Rheem on-tap under sink range

the rheem on-tap range module and stylish next generation dispenser have been designed in partnership with architects, interior designers and hydraulic engineers. it is modular, smart and stylish. the rheem on-tap series includes a three and five-litre boiling water module. Both models come with an energy efficient sevenday programmable timer and are available with a filter that removes chlorine, fine dirt and sediment particles, and reduces costly lime scale build-up. Both boiling water modules enable connection to optional rheem chillers in either three or six-litre capacity. a discreet ventilation kit situated at kick plate level is optional for either chiller. as with any rheem appliance that dispenses boiling water, safety is of utmost importance. ready lights advise when the water is ready for use, and the dispenser includes a safety lock that requires a twofinger operation for boiling water. the rheem sink-free kit eliminates the need for a sink, allowing bench-top mounting. the kit also includes a drainage grate and an intelligent tap extension to clear tall jugs and bottles. its a stylish way to serve instant teas, coffees and chilled water.
Lazer wall-mounted boiling water range

rheem has turned up the heat with its lazer range of boiling water products, offering smarter and environmentally responsible options. With its high-efficiency design and reduced energy use, the rheem lazer range is setting new standards in boiling water for australian businesses. rheem has introduced the lazer, lazer eco and lazer commercial to assist in achieving greater energy reductions. From professional rooms, small and large offices, to factories, theres a rheem lazer solution to suit every boiling water need. lazer eco has the unique eco-mode energy saving system. When in eco-mode the unit will turn off after two hours of use, saving on energy costs. it also has red for heating and a green for ready-to-go indicators. the lazer has an integrated tap, and both the lazer and lazer commercial units have a built-in display with an electronic controller for simple operation. the lazer and lazer commercial incorporate a seven-day timer that provides energy savings and ensures boiling water when you need it. all lazer models have a sleep mode when set, and if the unit is not used for the time that you decide upon, it automatically stops boiling. all rheem boiling water units that incorporate a timer and sleep mode are designed to comply with the Bca energy efficiency requirements outlined in J 6.6. the rheem lazer is available in three and five-litre sizes in both stainless steel and white enamel. the rheem lazer eco is available in 3, 5 and 7.5-litre sizes in white enamel only and the rheem lazer commercial is available in 7.5, 10, 15, 25 and 40 litre sizes in both stainless steel and white enamel.
rheem lazer has a seven-year warranty on the tank, rheem eco, commercial and on-tap have a five-year warranty on the tank. rheem lazer models have a one-year warranty and on-tap has a twoyear warranty on parts and labour, conditions apply. contact rheem for full warranty details.
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Chilled
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Boiling
In stall a Rheem f or tea , cof f e e and f ilte re d wate r

Congure the new Rheem on-tap series any way you need it. Instant boiling water for tea or coffee and ltered drinking water with optional chilling. All from one convenient solution. Below the counter, the modular unit is designed to save on space and installation costs. Above the counter, the multi-function tap is designed to look and feel beautiful, and be safe and simple to use. Quench your thirst for smarter design with the new Rheem on-tap series. Visit www.rheem.com.au/ontap to download a brochure or call 132 552.
Registered Trademark of Rheem Australia Pty Ltd.

BFD3548-10
green buildings
no benefit on the asset. all allowable improvements to a building proposing to use an eUa must therefore be permanently affixed to the property to avoid the risk of an over-encumbered building where efficiency benefits can be removed but the charge remains. sustainable Melbourne Fund has established two types of improvements that can receive funding through an eUa under the 1200 Buildings program common improvements and custom improvements. common improvements have an established track record of producing energy or water savings. common improvements include insulation, glazing, lighting control upgrades and Hvac upgrades. in order to make a common improvement, building owners need to undertake a level 2 energy audit (as/ NZs 3598:2000). the audit will provide a list of opportunities from which a building owner can develop a project scope for their retrofit. any items that are on the common improvements list, available on the sustainable Melbourne Fund website, qualify as pre-approved for financing through an eUa. innovation is an important aspect of optimising building performance, and sustainable Melbourne Fund encourages the use of new technologies and approaches through custom improvements. Building owners undertaking custom improvements need to provide more detailed information in addition to a level 2 energy
Innovation is an important aspect of optimising building performance
audit to better ensure the retrofits environmental outcomes and performance. sustainable Melbourne Fund has established an external panel review process to assess the appropriateness of custom improvements for inclusion under an eUa. a commonsense approach to utilise the information that would be generated as a matter of course in undertaking an efficiency or optimisation project underpins the assessment criteria for both common and custom improvements. Qualifying for an eUa simply requires that the information be presented in a straightforward manner to enable proposed retrofits to be assessed. the aim of the program is to finance projects that forward-looking building owners, tenants and facilities managers would already be considering. there are many factors providing major impetus for the use of eUas to upgrade, including ready access to competitive, long-term, fixed finance with a$60 million available from the National australia Bank, a sound legislative framework, support through the 1200 Buildings program, expansion of the victorian energy efficiency target (veet) to include the business sector, and the Federal Governments commercial Buildings Disclosure program. eUas can help facilities managers unlock a wide range of opportunities for improved efficiency within buildings, enable tenants to reallocate wasted money to improve their tenancy lighting systems without having to spend money upfront, and provide building owners with longer payback for projects that may have previously been uneconomic. By working together, facilities managers, tenants and building owners can deliver comprehensive retrofit projects with shorter paybacks that improve the performance of tenancies and the base building. With finance available at fixed rates for 10 years, the optimal project is one where the simple payback is around six or seven years and financed over 10. this type of project would be a true representation of optimal reallocation of unproductive money to deliver positive, productive outcomes for buildings. such a project would be cash flow neutral in year one and, as energy and water prices increase over time, the total cost of occupancy of that building would be less than if no action were taken. economists practice theory. Facilities managers deal with reality. eUas are a groundbreaking tool to help theory and reality meet, and can achieve results on a scale meaningful to the problem for all parties. Facilities managers can play an important role in assisting tenants and building owners to identify and pick up the $50 notes left on the floor of their tenancies and plant rooms.
Scott Bocskay is the Chief Executive of Sustainable Melbourne Fund, which administers the environmental upgrade finance mechanism for the City of Melbournes 1200 Buildings program. For further information on how EUAs can help facilities managers, building owners and tenants to capture the full benefits of retrofits, visit the Sustainable Melbourne Fund website at www.sustainablemelbournefund.com.au, email. info@sustainablemelbournefund.com.au or call +61 3 9658 8740.
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Experience the confidence that comes with quality hygiene
here is nothing more essential than a hygienic workplace. thats why we offer a comprehensive and affordable range of hygiene services at a quality you can always count on. Our solutions can be tailored to meet your specific needs; our customer service is efficient, timely and hassle-free, while our professional and friendly team are always on-hand 24/7 for emergency call outs. Our products and services are delivered with total reliability by a professional and caring team that will never let you down. its a simple formula that means you can get back to business as usual, with the peace of mind that comes with knowing youre in good hands.
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a comprehensive range of washroom products and services Flexible agreement terms including services and payment options tailored to your personal needs total transparency no hidden extras timely and reliable service guaranteed delivery within two days of the agreed date, or the service is Free! 24/7 emergency call out service Fully-trained, knowledgeable and professional staff who are discreet and provide minimal disruption to your business
service Docket system to guarantee satisfactory completion of services all units feature the latest technological innovations as we strive to continually develop our product range to keep up with current market trends complete customer satisfaction across all areas and industries testimonials and references are available upon request.
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Fast, Efficient, Hygienic Hand Dryers

Fast, Efficient, Hygienic Hand Dryers
Is our most stylish and advanced The Bio Drier is our economical electric hand dryer. and hardworking jet hand dryer, Designed for up to 1000 dries a providing the fastest airspeed day it features high levels of with lowest power consumption. air filtration including an optional Is our most stylish and advanced Electric motor features The Bio Drier is our economical electric hand dryer. HEPA filtering and anti bacterial and hardworking jet hand dryer, brushless technology for longer, providing the fastest airspeed coating. Designed for up to 1000 dries a cooler more reliable running. day it features high levels of with lowest power consumption. Water collection tray plus air filtration including an optional A cost effective unit able to Electric motor features HEPA filtering and anti bacterial adjustable air speeds. brushless technology for longer, withstand the most coating. cooler more reliable running. demanding applications. Water collection tray plus A cost effective unit able to adjustable air speeds. withstand the most
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The MINI is a great smaller but The ECO provides our entry very stylish jet hand dryer with low level standard style robust power consumption. hand dryer, high v andalism Designed for lower volume use resistance ideal for lower and i.e. Smaller bathrooms The ECO provides our entry high traffic areas. The MINI is a great smaller but very stylish jet hand dryer with low level standard style robust associated with offices and cafes. Powerful airspeed for faster power consumption. hand dryer, high v andalism The Mini has all the big resistance ideal for lower and drying than most standard Designed for lower volume use machined features including high traffic areas. hand dryers. i.e. Smaller bathrooms associated with offices and cafes. Powerful airspeed for faster powerful airflow with air filtration The ECO is simply designed The Mini has all the big drying than most standard and water collection. to do its job with no fuss. machined features including hand dryers. powerful airflow with air filtration The ECO is simply designed
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Facility PersPectives vOlUMe 6 NUMBer 2 Facility PersPectives || vOlUMe 6 NUMBer 2 X 37
The right lighting product at the right time
As electricity prices soar, industrial facilities are urgently seeking viable cost-saving solutions.
ighting is one area of energy usage where industry has been poorly served compared with the United states and europe, said eelcO Managing Director, Mathew Fear. We began manufacturing our linear fluorescent lighting systems in australia to provide a viable energy efficient and cost-effective alternative to the standard high and low bay systems.
Ready to beat carbon tax

adelaide-based auto components manufacturer, Hirotec, wanted to minimise energy costs when they were planning a 5000 square metre extension to their existing facility. With the carbon tax just around the corner eelcO replaced energy hungry high bay lighting with energy efficient lamps that could double as emergency lighting at Greens General Foods there was a strong incentive to look more closely at energy efficiency, said Facilities & services co-ordinator, andrew Pearson. Combining energy efficiency and emergency lighting Hirotec installed 60 eelcO high bay lights, which resulted in a cO Greens General Foods, famous for their cake and pancake mixes, emissions reduction of 72.1 tonnes and an energy saving of 67,500 wanted an energy efficient alternative to the standard power-hungry kilowatt hours annually. complete return on investment is expected high bays, as well as an upgrade of emergency lighting to comply in around 30 months. with the australian standards as/NZs 2293. Not only is the new extension using less energy, its providing initially, we needed to upgrade emergency lighting in three better quality, brighter light, making the working environment safer warehouses, said Greens Magdon ismail. But eelcO came up for staff. with a solution that replaced our existing high bay lighting with lower wattage lamps and could double as emergency lighting when needed. australian-made eelcO 1848a_4lt5_eM high bays, with built-in emergency lights, were installed, making an immediate and dramatic improvement in both lighting quality and lUX levels. they saved us from spending extra on standard emergency lighting that would only be used during a power outage, said Mr ismail. Projected cO emissions reductions will exceed 55 tonnes a year, while electricity cost savings will amount to over $10,000 annually. the retrofit also qualified for an energy savings certificate (esc) rebate of over $11,000. in the majority of large commercial and industrial facilities our linear fluorescent lighting systems are one of the most viable solutions to cutting lighting and maintenance bills, improving workplace lighting and creating a safer work environment, Mr Fear said.
the carbon tax was a strong incentive for Hirotec to choose eelcOs energy efficient lighting
38 X
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Facility PersPectives | vOlUMe 6 NUMBer 2 39
green buildings lighting
Let there be light

roBiN MelloN, executive director AdvocAcy ANd iNterNAtioNAl, greeN BuildiNg couNcil oF AustrAliA
the GreenHouse, GBca head office
For millennia, the sun played the central role in illuminating building interiors by day.
atural daylight was the only practical, readily available source until the mid-19th century, when gas lighting and kerosene oil lamps flooded the market. these new light sources provided relatively good levels of light for many tasks. But it wasnt until electricity was switched on in the 20th century that artificial lighting loomed large in our buildings. From then on, buildings with larger floor plates could be illuminated artificially, and electric lighting, particularly in the workplace, became the norm. artificial lighting brought with it new levels of productivity people could work long after the sun had set. ironically, we now know that it can also have a detrimental impact on occupant health, wellbeing and productivity. artificial light can influence the natural pattern of our circadian rhythms, leading us to feelings of depression, poor sleep quality, lethargy, and even illness. according to a study published in December 2011, light directly influences the amount of melatonin a person produces, which indirectly affects alertness. the research team from the swiss Federal institute of technology in lausanne exposed
This latest study reinforces a raft of research that finds that comfortable, bright facilities promote alertness and motivation.
subjects to daylight or artificial light for six hours a day for two days. each evening, after the exposure, the researchers evaluated melatonin and cortisol levels, and rated sleepiness and cognitive functioning.
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green buildings green buildings lighting

subjects felt significantly more alert at the beginning of the evening after the daylight condition, and they became sleepier at the end of the evening after the artificial light condition, said researcher Mirjam Mnch. the study found even short-term lighting conditions had an impact on cognitive task performance in the evening. such a relationship could be crucial for workers requiring high attention levels and executive functioning, such as bus drivers, industrial workers in sensitive areas, or air-traffic control, the research found.
A pleasing view was found to improve mental function and memory recall of office workers by up to 25 per cent, and they were the least likely to report negative health symptoms.
this latest study reinforces a raft of research that finds that comfortable, bright facilities promote alertness and motivation. the Office lighting KnowHow report, published in 2008, found that if poorly designed lighting distracts the average worker for only one per cent of the time, this is equivalent to a Us$5 per square foot annual loss. the Heschong Mahone Group has published a number of studies that examine how daylight affects human performance. For instance, a 1999 study of more than 21,000 students found a dramatic correlation between daylit school environments and student performance, including a 20 per cent faster progression in maths and a 26 per cent faster progression in reading. a 2003 study into office worker performance revealed that workers in call centres processed calls up to 12 per cent faster when they had access to the best possible view versus those with no view. a pleasing view was found to improve mental function and memory recall of office workers by up to 25 per cent, and they were the least likely to report negative health symptoms. a further Heschong Mahone study into the effects of daylight in the retail environment found that the value of the energy savings from natural light was far overshadowed by the value of the predicted increase in sales. By the most conservative estimate, the profit from increased sales associated with daylight is worth at least 19 times more than the energy savings, and, more likely, may be worth 45 to 100 times more than the energy savings, the report found.
access to daylight is not just a productivity booster.

One 2005 study into the effect of sunlight on patients undergoing spinal surgery found that lighter and brighter rooms in hospitals contributed to stress reduction and that patients experienced less pain and used less analgesic medicine. another study at the Mackenzie Health sciences centre in canada found that depressed
rMits swanston academic Building. image courtesy of lyons architects.
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patients in sunny rooms recovered 15 per cent faster than those in darker rooms. clearly, applying simple green building practices, such as providing access to natural light, can have a significant impact on health and wellbeing, patient outcomes, learning environments and productivity. the Green star environmental rating tools contain credits that encourage and recognise designs that provide good levels of daylight for building users. access to daylight is only part of the productivity equation. Good artificial light and access to task lighting are also important. Green star awards points for building projects that incorporate lighting that is not over-designed (with a maintained illumination level of no more than 400 lux for 95 per cent of the net lettable floor space) and also projects that include greater flexibility for light switching. at the Green Building council of australias headquarters in sydney, known as the GreenHouse, a Digital addressable lighting interface (Dali) system controls the lights above each workstation. task-based lighting is controlled by each user via a program on each users computer. all lighting zones are less than 100 square metres and are controlled within enclosed spaces by sensors and a touch screen near reception. this initiative contributed to the GreenHouses 5 star Green star Office interiors v1.1 rating. While a number of credits address lighting in the design and construction of green buildings, Green star is increasingly recognising the influence and importance of facilities managers during the operational phase of buildings. a number of our most recent rating tools, including the Green star education v1 and Green star Healthcare v1 rating tools, feature the Maintainability credit within the Management category. Green star recognises that buildings should be designed with longevity in mind. With proper planning, Green star-rated buildings can substantially reduce maintenance and operational costs. this credit aims to encourage building design that supports and minimises ongoing maintenance throughout a buildings lifecycle. Points are awarded when a qualified facilities manager is engaged at the earliest stages of the Green star design process, and submits a design review that considers ongoing operational and maintenance issues. the facility manager is asked to consider issues such as the modularity and standardisation of lighting fittings and fixtures, and the ability to clean, replace and repair lights. the rMit swanston academic Building project in Melbourne, which achieved a 5 star Green star education v1 rating, achieved the Maintainability credit. the rMit facilities manager who reviewed the design identified a number of potential improvements. By engaging with the facilities management team at the earliest stage of the design process, we were able to explore potential maintenance challenges from the outset, explains aecOMs shu-Hsin soong, who was the Green star accredited Professional on the project. in particular, the facilities manager recommended that the quantity of individually controllable Dali ballasts in the project was minimised. there was a preference for standard electronic ballasts, as they cost less and were quicker to replace. By working together, we were able to come to a design solution that used both types of ballasts appropriate to lighting control functionality required. We were able to explain the benefits of the individually-controlled system and, at the same time, we were able to revise our design to better serve the way the facilities management team would maintain the lighting, shu-Hsin explains. the result was a better building. By being part of the design team, the facilities manager can ensure that design professionals deliver innovative, yet practical, building systems solutions that can be easily maintained well into the future. and with lighting consuming 19 per cent of the worlds electricity, this means a productive, economical and green future.
The facility manager is asked to consider issues such as the modularity and standardisation of lighting fittings and fixtures, and the ability to clean, replace and repair lights.
the GreenHouse uses a Digital addressable lighting interface
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We Are Committed To Saving The Environment and Cut your Energy Costs
Quote by: Joe Velkovski (Director)
NEW 22W LED T8 TUBE (Retro fit)

Lampart Australasia Pty Ltd and our sister company DMB Design Australia Pty Ltd are professional groups, proudly Australian owned. We have been operating in the commercial and industrial lighting market for over two decades. We are always committed to providing our customers with the latest in innovative and affordable lighting solutions. We provide quality in- house manufactured and high-quality imported products. which are assembled in our factory located centrally in Bankstown. We can custom build, alter or re-design our fittings to suit your particular requirements. We provide industry leading one-on-one service and offer a complete lighting package, from design to manufacture, supply and aftersales service.
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Lazer linear T5 and LED luminaires are a unique alternative option for all applications where a nice clutter- free ceiling or wall light is required. This low profile luminaire can be mounted on the ceiling or wall, with both recessed and flush mount options available. We can custom design any lengths of Lazer lighting to suit your lighting layout requirements. This is ideal for any application where excellent uniformity and continuous lighting effects are required. The Lazer Menada range offers an architecturally pleasing alternative to recessing. Lazer Menada is available in module or continuous, suspended or surface mounted options. LED T8 LAMP REPLACEMENT & INDUCTION LIGHTING As Carbon Tax is here to stay and with the constant rising Energy Costs, we at Lampart Australasia have found a way to cut the energy consumption of small to large businesses. Almost all of the commercial sector including shopping centres, warehouses, office buildings, sports grounds, car parks, schools, et cetera, which require a large amount of light, are currently using halogen, fluorescents, metal halide and mercury vapour systems to achieve high lighting results. With our LED T8 retrofit lamps and induction lighting systems, we can save your energy costs up to 50 per cent. We can retrofit existing light fixtures and accommodate all new lighting applications as we have an extensive range of commercial and industrial lighting to replace the old lighting systems currently being used. Visit our commercial website www.dmbdesign.biz
Attributes of T8 LED lamp and other LED lamp options: Replacement of the old 18 watt, 30 watt, 36 watt and 58 watt fluorescent lamps Replacement of halogen and fluorescent lighting in domestic and commercial applications Cuts your energy costs by more than half Up to 40,000 hours run time. Easy installation.
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Lampart Australasia Pty Ltd, 6 Arkley Street, Bankstown NSW 2200, Ph: (612) 9790 8788 Fax: (612) 9790 8777 Email: sales@lampart.com.au
a sparkling Crown upgrading Crown towers lighting systems

By dAvid Bird, 2B desigNed
The upgrade of the Crown Towers Hotel lobby was part of a much larger project that focused on the upgrade of the high rollers Mahogany Room of the Crown Entertainment complex, and was completed in 2011. The hotel, as part of the Casino complex, was opened in the mid1990s, and the foyer had not been updated until the upgrade. Crown was keen that the upgrade reflected the status of a modern six-star hotel and provided an exciting destination for their guests, many of whom are from overseas.
he original foyer had, as its focus, a grand sweeping stair and two hero pendants. the lighting was based on incandescent and low voltage downlight and accent lighting and low voltage cove lighting, all of which was controlled by a central dimming system. as part of the upgrade, both the stair and hero pendants have been removed. the new foyer is more open and bright, with a single 7.5-metre diameter chandelier as the key focus, complemented by a large sculptural feature on the wall behind the new reception counter. the ceilings, columns and floor finishes remained as originally designed. the vast majority of the lighting in the new foyer is leD. the starting point was the selection of leDs for the chandelier. Working with interior designers stephen Hennessey and Bates smart, we selected an leD to give the pendant sparkle and highlight the material of the fitting. the next area to be addressed was the cove lighting that illuminates the coffers above the chandelier, as well as those on the lower ceiling of the foyer. again, we reviewed many options to find an leD that complemented the chandelier, the colour of the coves and the lighting of the adjacent areas within both the Mahogany room and Foyer Bar. concurrent with this activity, we addressed the reception feature. again, working with Bates smart, we selected the leD that was to be installed within the feature, which had to complement the stone colour. the next significant task was to address the accent lighting to wash the wall behind reception, as well as the lighting over the reception desk. Here, the critical issue was the impact the light had on flesh tones. Many different leD fittings were assessed before we found one that gave the right result. included in the deliberation was the availability of the fittings, as timing on a project like this is always critical.
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Next, we addressed the options to replace the incandescent downlights and accent lights. the last major challenge was to select a light source for the accent spot that focuses on the centre of the medallion. No leD fittings could meet our tight specification so we selected a metal halide spotlight and added a colour correction filter to give the same hue and feel as the adjacent leD fittings. the loose table lamps were tested with a number of lamp options before a cFl dimmable lamp was selected. the lighting control system was upgraded to control all the light sources in the renovated space, and the various lighting presets programmed. the presets automatically change depending on the time of day. the most challenging aspect of the project was the selection of the light sources. Using a number of different leD suppliers, coupled with metal halide fittings, the key was to select those with an appropriate colour, light output and electrical performance so that the final installation did not give the appearance of white fruit salad. this process took many hours and many on-site mock-ups before an acceptable solution was achieved. the actual load, as opposed to the connected load, was not known when we started; however, in estimating the impact on the electrical load, we reviewed the 400-odd metres of cove lighting as it has changed from approximately 100 watts per metre to 10 watts per metre. the new downlights are 11 or 18 watts rather than 100 or 150 watts, so we estimate that overall the electrical load has been reduced by approximately 75 per cent.
The team that worked on the project includes:

3 3 3 3 3
client talis sterns and his team from crown Projects interior Design Jeff copolov and his team from Bates smart chandelier Design stephen Hennessey lighting Design vision Design with 2B Designed Photography 2B Designed
Suppliers
3 3 3 3 3 3
coolon leDs for coves and chandelier Famco chandelier manufacturer ac/Dc accent/downlights KKDc linear leDs Deltalight accent lights Philips Dynalite lighting control.
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Geckolighting saving money, saving the planet
eckolighting is an leD lighting specialist focused on developing and supplying Geckolighting Brand leD lighting products for commercial, industrial and mining applications.
Saving money, saving the planet

Geckolighting products reduce energy, maintenance and waste costs and are environmentally friendly. saving money, saving the planet is Geckolightings motto. Generally, Geckolighting products, such as leD replacements for fluorescent tubes, reduce energy consumption for lighting by 70 per cent, and, because leDs operate at lower temperatures, save an additional 12 per cent when air-conditioning is in use. in cool rooms and freezers, energy savings on lighting and refrigeration plant often exceeds the total energy used by standard lighting products.
...return on investment through reduced energy bills within two (2) years
Many commercial and industrial customers receive a return on investment through reduced energy bills within two (2) years. customers with extended operating hours attain returns in shorter time periods.
better quality light

reducing lighting costs does not mean reducing lighting quality. in fact, Geckolighting products are often installed specifically to resolve light quality problems by providing better quality light, or to improve light quality without resorting to costly upgrading of electrical infrastructure.
do not contain mercury

there are many benefits to consider other than just saving money, such as eliminating products containing mercury. Most lighting products contain mercury, whereas Geckolighting products do not contain mercury and are roHs compliant. While the danger of asbestos and lead is widely known, little attention is given to mercury the most toxic non-radioactive material known. Blood levels above 2.8 micrograms per decilitre of mercury are cause for concern. a single cFl contains 5000 micrograms of mercury. Break one and you need to evacuate the area quickly, ventilate and clean up using protective equipment. this is always difficult and disruptive. Geckolighting products do not contain glass or phosphor powders, eliminating risk of broken glass and toxic materials from lighting products particularly critical in food preparation or processing areas.
...do not attract insects

Geckolighting products do not attract insects like standard lighting products because they do not emit Uv or ir radiation. this is particularly beneficial in areas plagued by insects. One business that was about to relocate from a shopping centre across from a lake because of insects installed Geckolighting products to resolve the problem, and a car dealership was pleased when Geckolighting flood lights eliminated insects and therefore seagulls chasing insects over the yard at night. Geckolighting has a comprehensive range of leD products developed specifically for the australian and New Zealand 240v electrical system.
For product range and more information about Geckolighting products refer to www.geckolighting.com.au or call (08) 9371 2652
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LED Lights are amongst the most economical

and environmentally responsible products on the Australian market. Geckolighting products are developed specifically for the Australian 240 volt electricity system.
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Gecko LED Lights

Replace existing light products Reduce electricity use Reduce CO2 emissions Reduce waste and waste handling Reduce maintenance costs Do NOT contain mercury and lead Do NOT emit UV Radiation Reduce fire risk Improve air conditioner efficiency
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www.geckolighting.com.au
Geckolighting (Pearl Island Trading Company Pty Ltd ABN 151 31 113 258) Facility E-mail: sales@geckolighting.com.au PO BOX 444 BELMONT WA 6984 Phone: (08) 9371 2652 Fax: (08) 9371 2444PersPectives | vOlUMe 6 NUMBer 2 47
practical lighting solutions and innovative staff education for a landmark fit-out
As the creative force at the heart of many of the worlds most prominent built environment projects, Arup has taken their approach to sustainability closer to home to achieve best practice in a landmark fit-out.
rup, the engineering, design and planning consultancy firm, was recently awarded 2011 cityswitch signatory of the year in recognition of their energy efficiency and business leadership efforts at their Brisbane tenancy. We spoke to Peter James, esD Manager for arup in Brisbane, to find out more about their innovative application of technology, measurement and staff engagement.
imposed a number of limitations. a priority for us was to move to a high-performing base building and plan an interior fit-out that would minimise our environmental footprint and strengthen company culture through creating a positive, interactive and healthy environment for our staff and visitors.
What are the fit-outs key features?

Our open plan layout has created a light-filled and contemporary space, and the fit-out incorporates a range of sustainable features in its design and choice of furniture and fittings. the space is very interactive, with a staircase connecting all floors, a number of breakout spaces on each floor, plants and visible greenery, usercontrolled blinds on all faades and good natural light.
as winner of the 2011 CitySwitch National awards, tell us about how the sustainable office journey began.
We joined cityswitch Green Office in 2009 in order to optimise energy performance within our (then) new headquarters. as an engineering company, we saw cityswitch and the actions of energy efficiency as an opportunity to share knowledge and expertise with their clients and, in turn, help them to improve energy performance.
What were the main projects undertaken?

We rolled out plant and equipment upgrades and a lighting retrofit, embodied energy efficiency into policy, and implemented a number of innovative behaviour change programs.
So, following an office move, what were the priorities of the consequent fit-out?
Our original tenancy was within a cBD high-rise building, which
lighting measure
annual Electricity Saving (KWh)
Cost Saving
implementation Cost
payback (years)
leD replacement tubes this technology was not pursued due to lamp flickering that was experienced. Pierlite 1 x 1 x tl5 He eco 25W Green t5 troffer with louvre Pierlite Futcha 5 Miro 5 5228 PBa4 conversion kit t8 to t5 2 tubes 28,800 5300 24,200 15,000 $6200 $1150 $5200 $3250 $71,300 $50,490 $58,800 $9240 11 43 11 3
these calculations were undertaken by arup and reflect the particular circumstances of their location and existing lighting systems
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The lighting retrofit was one of the key projects what were the steps taken?
We firstly undertook an energy audit in order to identify practical measures to improve our energy efficiency. We then set about trialling various lighting technologies within the working office to determine what lighting systems would be suitable for use in future. From this we made estimates of the costs and savings that might be available to us (these are shown in the table on the previous page). ultimately active, intelligent building control from one desktop. this is a cutting-edge technology. We are currently at phase one of our integration, having connected all our power and lighting sub-meter data to the system, as well as a data monitor that tells us which Pcs are left on at night or over the weekend.
What were some of the options and issues highlighted by the trial?
initially we looked at leD tube fittings as a replacement of the existing t8 tubes, but we werent satisfied with the flicker that occurred. so, we then looked at replacing the entire lamp and housing fittings with two different types of bespoke t5 system (the Green t5 troffer and the Pierlite Futcha types). One problem with these options was that as our existing lighting system is only a few years old, the economic case for simply abandoning it for something else albeit for something more energy efficient was not an easy decision to make. in addition, our then landlord had told us that at the end of our tenancy we might have to reinstall the original lighting. Next, we considered converting to t5 tubes. this would have avoided the issue of replacing the light fittings, but we were advised that by installing the conversion kits we might have run into warranty issues with the fluorescent tubes and fixtures. so, while we have not yet completely decided which option we will adopt, we did note that there were, in any case, some flow-on benefits from this process. For example, through our testing regime we identified and corrected issues with our daylight balancing perimeter lights; and additionally, staff learned how to better use the existing lighting controls, both of which have delivered energy savings. so we have learned that putting the effort into monitoring and staff is just as important as technical solutions. We also encouraged staff to make use of the demand-based controls in all meeting rooms, so staff could obtain air conditioning on a needs basis, and tweaked lighting movement sensors.
Were there any challenges?

the project led us to some interesting challenges; we found information missing or incorrect for example, the electrical schematics did not match the configurations we were observing, and our lease drawings had never been measured to Pca standard. But essentially the project has delivered great insights so far, and the intention is that information captured will feed into the arUP Office realtime system for others in the company to share. in phase two of the project, we will activate the intelligent building controls to automate the performance management of key systems.
What advice would you have for others considering a lighting upgrade?
there are lots of new products on the market, but you really have to be aware of all the claims salespeople make and try them out for yourselves, as the results may vary depending on the environment and space. Often the simple solutions are the best. Use switching, sensors and daylight balancing and make sure you finetune and monitor them to optimise performance. also, make sure you educate the occupants about how to use available control systems (and switch-off procedures) to really get the most out of them.
What part does ongoing monitoring play in building management?

as a firm of engineers, ongoing monitoring and measurement is, of course, for us essential, so our first step was to assess the current and proposed lighting solutions power consumption and lux readings. We also talked to staff about their perceptions and needs. Once the solutions were installed, the tridium system provides ongoing monitoring through our lighting sub-metering system. enabled by a NiaGara energy management framework, the tridium building automation system software enables the integration of various automation and control systems into one interface and facilitates not only integrated monitoring, but
In addition to walking the talk, Arup has really stood out this year for market innovation. Leveraging existing technology to generate realtime data is no easy task. We commend Arup for looking into the future and creating practical solutions for making the invisible visible. CitySwitch National Awards judges
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What are some of the other learnings as far as maximising performance?
arup has undertaken a number of retro commissioning (rcx) projects in california, working with utility companies and building managers to get the best out of their existing systems to reduce energy. Many buildings have building management systems (BMs) that are poorly implemented in the building or poorly documented, and/or their capabilities are not being best used for maximum performance. We bring our engineering experience to review their Hvac systems, sub-metering and lighting, and examine load demand in order to minimise cost and optimise performance. Many of our projects there have seen a sub six-month payback on the implemented measures. we are very excited to now be working with several clients to develop customised solutions for their work environments as well.
What role has staff engagement played?

Whilst our fit-out incorporated various designed in green initiatives, employee behaviour was identified as the significant out-of-hours energy contributor and a key factor to reducing energy use. the impact of our projects was significantly increased by combining technical solutions with successful staff engagement. engaging staff in the problem-solving process definitely contributes to the take-up of solutions and helps embed these solutions in day-to-day work culture. For example, our Biggest energy loser inter-floor competition, where office floors competed with each other to reduce energy consumption, was a great success. We continue to keep staff informed about our buildings ongoing performance and to educate them as to how they can make a difference in a number of ways, including via our be an energy hero poster campaign and our Office realtime data screens on each level of our building.
Would you recommend the Tridium system to others?

installing tridium is like putting a brain into your building. it converts your dumb meters into smart meters and means that you dont have to physically travel through the building to collect data. Now, you can achieve this through the network, but meters are still just passive information collectors. this system goes to the next level and enables the management of demand. its being used in the United states by smart grid projects and i think well see it being used more and more. it is fair to say that the system is best used for base building services although we are monitoring our tenancy performance and it does need a reasonable amount of it skills to get the implementation happening, so is probably best suited to those who run multiple buildings that they would like to compare, and those who are hit with big peak demand charges.
What are the anticipated outcomes?

Weve achieved a 4 star NaBers energy tenancy rating for the year ending 2010 and are due to complete our next rating for the year 2011 shortly. the results for our current (2010) NaBers energy tenancy rating are shown below. We are also currently looking at the potential savings from the initiatives we have outlined above and hope that these will have improved our energy performance over the year.
Tell us about the arup realtime data visualisation system

the arup Office realtime data visualisation system allows our staff to see their energy, water, paper, and flight impact trends on permanent flat screen displays that are installed on each level. the system also displays public transport information including airport trains, and the number of computers turned off overnight. Developed internally by arup, the displays take in data feeds from sources including the tridium, invoice and procurement data, photocopier and pool car usage. this allows us to track the offices overall progress detailing, for example, todays resource consumption with yesterdays and last weeks, and compares this with how we are looking against our daily targets as well as against other national offices. importantly, it ensures a correlation between individual actions and overall outcomes, and the information is analysed each month to identify what measures can be undertaken to ensure increased energy and water efficiency. the response from clients and visitors has been very positive, and
Year
Star rating
Benchmarking Factor/ Normalised Emissions
2010
GreenPower usage % used
4
Energy Intensity MJ/m2/yr
76
Total Emissions (scope 1, 2 & 3) kg CO2/yr
383
544653
Arup is part of a national network of businesses that, through CitySwitch Green Office, are playing an important part in reducing the carbon emissions of our cities and demonstrating a high level of environmental leadership and action.
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Alternative Lighting
elcome to alternative lighting, a company dedicated to the carbon reduction commitment. aside from the overwhelming negative effects on our environment and lifestyles, there will be substantial effects on our economies if we do not take steps to reduce our carbon emissions. We will assist you in providing the highest quality energy saving leD lighting alternatives for government, projects, commercial and industrial requirements and residential developments, and are proud to offer a range of quality, energy saving luminaires to suit your applications. the next generation of leDs are available and as technology moves forward, we will be there!
Our leD products constitute the newest range of leD technology due to the support of our research and development teams, along with our partnered companies. this gives us a leading edge in the technology of solid state luminaires. contact us to arrange a presentation of our latest leD products.
For more information P: +61 7 3339 7959 F: +61 7 3339 7958 E: info@alternativelighting.com.au W: www.alternativelighting.com.au S: alternative_lighting
ALTERNATIVE
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Alternative Lighting Suite 1, 39 Melbourne Street SOUTH BRISBANE QLD 4101
Alternative Lighting 7958 F: +61 7 3339 Suite 1, 39 Melbourne Street E: info@alternativelighting.com.au South Brisbane QLD 4101
W: www.alternativelighting.com.au
P: +61 7 3339 7959
Contact us for a presentation of Our newly developed led products
P: +61 7 3339 7959 S: alternative_lighting F: +61 7 3339 7958 E: info@alternativelighting.com.au www.alternativelighting.com.au S: alternative_lighting
Facility PersPectives vOlUMe 6 NUMBer 2 Facility PersPectives || vOlUMe 6 NUMBer 2
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Fma australia nationally recognised

The Facility Management Association of Australia has been recognised by the Australian Government for its commitment to facilitate the reduction of mercury-containing lighting going to landfill.
Held in conjunction with the Fluorocycle scheme, this event recognised the important aim of reducing the amount of mercury entering the environment from the disposal of mercury-containing lighting to landfill. Fluorocycle is delivered jointly by lighting council australia and the australian Government on behalf of the australian, state and territory environment ministers. in introducing senator Farrell, Nicholas Burt, chief executive Officer of FMa australia, highlighted that while much of what facilities managers deal with may not grab the headlines, this does not mean it is not critically important to the national interest. initiatives such as Fluorocycle are important drivers for ensuring higher levels of professional practice in facilities management. senator Farrell said an estimated 95 per cent of lamps that contain mercury end up in landfill each year, posing a potential risk to the environment and human health. i congratulate the 100 organisations nationally that have already signed up to this worthwhile initiative.
local and national organisations based in South australia and recognised at the event include:
Beautiful autumn day in adelaide
n an event hosted by FMa australia, a number of south australian companies have been recognised by senator the Honourable Don Farrell, Parliamentary secretary for sustainability and Urban Water, on behalf of the australian Government for their commitment to reducing the amount of mercury entering the environment from the disposal of fluorescent lighting.
As an organisation responsible for more than 200,000 public streetlights in South Australia, it will make a real difference to reducing the amount of mercury going to landfill.
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adelaide shores chemsal cMa ecocycle environment Protection authority (south australia) etsa Utilities Gerard lighting Globe Force Hills Holdings limited Kmart australia ltd KP lighting laser electrical adelaide cBD Neca rawtec sita australia Zero Waste sa.
senator Farrell was particularly pleased to welcome etsa to the Fluorocycle scheme. etsa Utilities is the first electricity distributor in australia to become a signatory and, as an organisation responsible for more than 200,000 public streetlights in south australia, it will make a real difference to reducing the amount of mercury going to landfill, he said. i encourage more companies to sign up, particularly in the lead-up to changes in the management of waste fluorescent lamps in south australia. the senator noted that Fluorocycle and the landmark Product stewardship act 2011 are both priority initiatives under australias National Waste Policy, and that product stewardship initiatives such as these, where industry voluntarily agrees to take action, make an
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Fluorocycle signatories
important contribution to reducing the impacts of products on the environment and human health. attendees were also provided with a briefing from the south australian environmental Protection agency on the state-based landfill restrictions that came into effect in september 2012 (and will increase periodically thereafter) on the disposal of fluorescent lighting under the environment Protection (Waste to resources) Policy 2010 and landfill Bans. tony circelli, Director, strategy and sustainability, provided an overview of existing requirements, including how similar restrictions could soon be introduced in other jurisdictions. Further information on the bans can be found at www.epa.sa.gov.au. FMa australia will brief members if and when similar bans are introduced in other parts of australia.
Founding signatory
FMa australia was also recognised during the event for its status as a Foundation signatory to the Fluorocycle scheme. senator Farrell presented the certificate to Nicholas Burt and Matthew stein, contracts Manager with spotless Facility services Pty ltd and member of FMa australia south australian Branch committee. FMa australia has been working closely with the Fluorocycle program for more than a year, with numerous articles and other activities. similar presentation events are being held in other capital cities. For more information contact events@fma.com.au or check www.fma.com.au for details when they are available.
Presentation to FMa australia (from left Matthew stein, senator Farrell, Nicholas Burt)
What is FluoroCycle?
Fluorocycle is a voluntary scheme that aims to reduce the amount of mercury entering the environment from the disposal of waste mercury-containing lighting. there are no fees to apply for signatory status.
Networking after the presentation
For more information visit www.fluorocycle.org.au
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shopping malls future is lit with LEd

Incorporating 24,700 square metres of floor space populated by a wide variety of supermarkets, specialty shops, a discount department store and 1100-plus undercover car-parking spaces, Winston Hills Mall is long-established with locals as a preferred shopping destination in Sydneys north-western suburbs.
ike any modern shopping precinct, the mall supports a broad range of electricity-dependent processes, including airconditioning, building management systems, communication, security and lighting systems. With expansion plans on the drawing board, which would see the refurbishment of the existing centre, the addition of 2300 square metres of retail floor space and the construction of a 140-car underground car park, it was determined that the malls existing mains power infrastructure would not be able to maintain its current draw and also accommodate the power requirements of the proposed expanded facility. the mall owner had two options upgrade the mains power feed to the centre at an approximate cost of $1.5 million, or significantly decrease energy consumption in the existing building as well as in the new development. a mains power infrastructure upgrade was cost-prohibitive, so we had to come up with a way to reduce our energy demands, especially at peak times, says steven Baker, Winston Hills Mall Building Operations Manager. With the existing metal-halide lighting system accounting for more than a third of the malls energy consumption and with electricity prices due to increase significantly in the coming years we decided to review our building services operations and optimise the lighting system.
at this stage it was clear that an innovative solution was essential. enter engineering and design group, Hyder consulting. the firm was selected to design all the malls new building services, including the lighting system. We set out to specify a lighting solution that would deliver significant energy savings, while at the same time maintain or enhance the Malls lighting aesthetic and reduce maintenance costs, says Hasan Hasni, Hyder consulting senior electrical engineer. also, the lighting solution had to be able to be retrofitted into the existing malls lighting infrastructure. One of the few lighting options that could fulfil these criteria was the Philips luxspace leD white light downlight.
Out with the old

as part of the first stage of the redevelopment, over 250 leDs were installed in areas of the existing mall, with an additional 100 units to follow. the same leD lighting system was then deployed throughout the new portion of the centre, making Winston Hills Mall one of the first shopping precincts in australia to be lit entirely by leDs. a major attraction was that each of the leD downlights consumes 35 watts a significant improvement on the malls original metal halide fixtures, which each draw 150 watts. With the leDs installed, peak power demand has been reduced significantly, said Baker.
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New lighting codes demand careful balance of lux and watts

With the gradual phasing out of 50-watt halogen and incandescent lights over the next few years, business and commercial facility managers have begun to face the dilemma of finding a suitable replacement for the tried and tested 50-watt halogen that falls in line with the Building Code of Australias new regulations of only five watts per square metre.
ompounding this situation is the fact that while the wattage per square metre has changed, the regulations for lux levels have not, and commercial properties are still required to meet the minimum lux levels based on the Australian Standards Lux Levels (AS 1680 series) for commercial settings. This means facilities managers are going to need to find a solution to the problem of complying with the new energy efficiency codes as well as maintaining the required lux levels as part of their OH&S guidelines. Lux standard levels, while legally required, are a necessary regulation for your workplace, ensuring it is a safe environment to work in, and are also a component of many facilities insurance policies.
Eyestrain, general vision problems and headaches can all be caused from poor or defective lighting.
One solution to this issue that has recently come to market is highquality Light Emitting Diode (LED) downlights. LED technology has gone through something of a revolution over the last few years, with many LED products now able to reproduce the same lighting quality as the common 50-watt halogen globe, effectively becoming a direct replacement. With a flood of new LED products on the market, it is important, however, to make sure you choose the right LEDs that meet the specifications you require for your commercial property. One important specification in maintaining lux levels will almost always be the luminosity of the LED. A lumen is a unit of measurement that is used to express how much illumination alight source provides. An easy way to illustrate this measurement is to imagine a birthday cake with candles. A lamp that puts out one lumen of light is as bright as one birthday candle. A lamp that puts out 100 lumens of light is as bright as 100 candles. Thus, the higher the amount of lumens the brighter the light. LEDs have major advantages over halogens as they can produce high luminosity from a low wattage, easily complying with the new building codes and lux level standards. In fact, some high-quality LEDs can produce up to 720 lumens while only running off 10 watts of power, making them a direct replacement for 50-watt halogen.
So as a facility manager, what is the best course of action?

Well, firstly and most importantly, you should thoroughly read the specifications of an LED light to work out whether it meets your requirements. You should make sure that any LED you choose can produce a minimum of 720 lumens without exceeding 15 watts. It is also a good idea to investigate the colour temperature and Colour Rendering Index (CRI) of the light two factors that determine how well the light is capable of reproducing vibrant colours. This is important in workplaces where visual clarity is needed, an example being advertising or media publishing.
In general, good lighting should enable people to easily view their work and environment without the need to strain their eyes. However, different activities require different levels and qualities of light. The visual demands of the activity or task performed determine the lighting needs of an area. Activities that do not require a high level of visual acuity for example, walking through a corridor do not require high levels or an optimum quality of light. On the other hand, tasks such as drawing or checking a document for errors involve fine and detailed work requiring a moderate- to high-level of visual control, and so greater levels and a higher quality of light are required. Poor light levels can be an Occupational Health and Safety concern causing problems for workers. Eyestrain, general vision problems and headaches can all be caused from poor or defective lighting. This can result in employees having time off as well as increased workers compensation premiums.
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the energy savings are not only limited to the lighting system, either. Winston Hills Mall can also anticipate a reduction in airconditioning-related power consumption in the hotter months, says Hasni. Unlike metal-halide lighting, the leDs do not radiate heat from the lamp into the shopping environment, so cooling requirements should be reduced. importantly, Winston Hills Mall has been able to leverage these significant energy savings in addition to delivering impressive light levels on the floor as the design of the luxspace leD downlight allows it to achieve extremely low power consumption without sacrificing light quality especially in general lighting applications such as shopping centres. Beam angle, optics and white correlated colour temperature (cct) lighting schemes can be tailored to enhance retail environments. We chose to implement the Neutral White leDs with a cct of 4000K, says Baker. in doing so, we have been able to achieve a crisp, clean atmosphere in the Mall and get a pleasant reflection off the terrazzo floor. it has really brightened up the Mall, and allowed us to create an inviting environment, conducive to shopping and entertainment.
according to Baker, maintenance of the metal-halide lighting at Winston Hills Mall was previously time-consuming and costly. Maintenance was a never-ending task, he says. On average, we were replacing a dozen globes every two weeks, as well as some of the transformers. at approximately $70 per globe, the maintenance cost on materials alone was significant, not to mention the time implications.
Efficient collaboration
the success of the Winston Hills Mall leD lighting installation can be largely attributed to the ongoing collaborative consultation process between Hyder consulting, Philips and Winston Hills Mall management. Here, information-sharing, system modelling and meticulous pre-planning saw the delivery of the most energy efficient lighting solution possible. We set out to make the redeveloped Winston Hills Mall the most energy efficient building it could be, aiming for a three-star NaBers energy rating, says Baker. With the leD lighting system a vital contributor, were on track to achieve this rating. Furthermore, the benefits of the system are passed on to the tenants, whose energy bills are also set to decrease. leD-based lighting systems are certainly the way of the future, says Hasni. We have many clients with projects in the design phase that are looking to follow the lead of the Winston Hills Mall and implement a similar energy-efficient leD lighting system. With the new leD lighting system delivering environmental, operational and maintenance benefits, Winston Hills Mall looks set to remain an appealing home for future tenants, and a preferred destination for discerning shoppers, long into the future. Were extremely happy and, in fact, ive recommended the lighting to other centres, said Baker.
Fit and forget

installation of the leD lighting system was straightforward as the leD selected has been designed to accommodate 200-millimetre diameter downlight cut-outs, allowing both retrofit and greenfield installation. We simply removed the metal-halide fixtures and replaced them with the leDs, which sat snugly in the existing ceiling opening, says Baker. it allowed us to leverage the malls existing wiring infrastructure, so no additional lighting fixture cuts or wiring were required it was a really streamlined process. in operation, the new leD lighting system is more responsive than the legacy metal-halide lighting there is no warm-up or re-strike time associated with the leD solution. When switched on, lights are activated instantaneously without the flickering normally associated with magnetic ballast-based metal-halide lighting. this level of reliability is carried through to the maintenance requirements of the lighting system.
Benefits of lEd lighting

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a dramatic reduction in lighting system energy use compared to conventional lighting systems. Potential reduction in air-conditioning system energy use. Minimal lamp maintenance required. instantaneous light no time delay for warm-up or re-strike. available in various colour temperatures.
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Grace on the move

Due to the ever-increasing real estate costs in or near the centre of Brisbane, there was little or no expansion potential for Graces then current three commercial properties.
n addition, retrofitting these buildings to comply with the latest australian enviornmental and fire protection standards and requirements was going to prove an inefficient and costly exercise. the obvious solution was to consolidate Graces assets into one purpose-built facility on the immediate fringe of the cBD. Obviously many factors are weighed up and considered when embarking on constructing a purpose-built facility, such as location, appropriate size of real estate, proximity to major arterial roads, and easy access to infrastructure. Grace recognised that the purposebuilt facility also gave them an opportunity to acknowledge their commitment to supporting a sustainable and greener environment. it goes without saying that the combining of different business units creates numerous challenges. in Graces situation, it made perfect sense to accommodate Grace removals Group, Grace records Management and Grace information Management on a site specifically designed to house all three, thereby providing significant cost and operational efficiencies, and other benefits by removing logistical and resource duplications. it took a total of 18 months from having plans drawn up to relocate all of the business units under one roof at Willawong. the high security facility, on over 21,000 square metres, would provide sufficient space for the current Brisbane corporate sector and government contracts, and well into the future for the records and information Management side of the business, and amply cover the space and storage requirements of the removals arm of Grace Group. Of course, who better to move Grace but Grace? in total, 1,200 storage models, 170 shipping containers and an enormous 22,916 pallets of record boxes were relocated with 689,850 metres of shrink wrap recycled during the process. Monday 8 august 2011 marked the official first day in the new premises. Willawong boasts many green features, and now complies with all the latest australian environmental and fire protection requirements and standards. For example, extensive water retention pits ensure the controlled release of stormwater back into the surrounds. Perspex sheeting is also utilised across 20 per cent of the roofing
area, allowing natural light to filter through and reducing the need for artificial lighting during daylight hours. Movement controlled sensor lighting was installed across all office areas. One of the most environmentally friendly innovative features is the 140 lux lights a far cry from the typical warehouse high bay 450kw lighting. located at one-metre distances, set by movement sensors, they provide not only a great monetary saving but are also energy smart, reducing total energy consumption by approximately 35 per cent. a total of 800 cover the entire expanse of the warehouse. the lux lighting also ensures less time is spent on replacing light bulbs with a lifespan two to three times that of traditional high bay lighting. it is truly an innovative structure and will see that Grace meets the current and future demands of their customers and businesses, as well as doing their bit for the environment.
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the clear solution for energy inefficient windows on existing buildings

By stePheN WArd, v-kool AustrAliA, ANd uNique greeN solutioNs
Glazing has a major impact on the energy efficiency of existing buildings. New buildings are required to install energy efficient glass to ensure that they comply with current building requirements. However, this does not solve the problem of the 80 per cent of buildings that were built before these regulations were put into place.
ather than go through the expensive, disruptive exercise of replacing existing windows with new energy efficient ones, it makes sense to apply an energy efficient film onto existing
glass. When considering which film to use, it is helpful to understand how solar radiation affects windows. eastern windows are exposed to the morning sun, and western windows the harsh afternoon sun. in our hemisphere, south-facing windows are not exposed to the direct sun. the northern sun is more penetrating in the winter months when it is lower in the sky, whilst it tends to go over the buildings during the summer months. Depending on shading from other buildings, external blinds or awnings, protection is generally required, therefore, for western, eastern and northern windows. When considering what type of film is required, it is important to understand the three components of solar spectrum. Fifty-three per cent comprises infrared, the invisible heat source, and 44 per cent
comprises visible light that has both heat and light. the balance of three per cent is ultraviolet, which is the main cause of fading. Until recently, there were just two ways to keep the solar heat out using film. One was a reflective coating and the other a less effective tint, both relying on reducing the visible light coming through the windows. However, there is now superior spectrally selective technology that reflects the infrared but still allows a high level of visible light to enter. although it is more expensive due to multi-layers of sputtered metals, this clear heat-control film has several very important advantages over dark conventional films:
daylight harvesting
Natural light has a universal appeal. it comes free! architects like to design buildings with plenty of glass so that the inhabitants can both enjoy the views outside, and enjoy the pleasure of natural light for interior illumination.
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company profile
company profile
Cutting-edge design with no limits
our imagination is your only limitation, a catch-cry when considering just how much scope there is with designer and decorative window film. High Performance Window Films is australia and New Zealands largest network of commercial window film specialists. consulting with engineers, architects, interior designers and project and facility managers to provide a new dimension in window film products. Designer and decorative films are an inexpensive yet highly flexible design option. theyre ideal for making a dramatic impact in retail fitouts or to reinforce corporate identity. they can also serve as an identity marker for office areas, work centres and business units. For example, frosted and opaque films will create privacy, whilst allowing the transmission of natural light. When used in offices they can also save on the capital cost of conventional window furnishings and their ongoing maintenance. High Performance Window Films is in an era of rapid technological change where the integration of designer and decorative window film simply transforms clear glass into a statement using digital graphics and computer cut technology to create the most unique and breathtaking visuals. High Performance Window Films state-of-theart digital production process has no limit in its capacity to create cutting-edge design solutions.
For more information visit www.hpwf.com.au or call 1800 686 186
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this is why it is such an advantage to have a clear heat-control film on the windows through which the natural light is able to penetrate the building. this infrared-reflecting film is able cut out the heat, whilst at the same time letting in the visible light. it is not only in our private homes that we can switch off lights when they are not needed to save electricity, but also in our commercial buildings. By making clever use of the natural light that clear heat-control film permits we can reduce the reliance on artificial lighting. this is known as daylight harvesting. Darker conventional films reduce the ability to harvest daylight because they reduce the natural light that comes through the glass, increasing the need for artificial lighting.
reduces the heat entering the building

this reduces the load on the air-conditioning, as well as making it easier to balance the air-conditioning between the centre and outer areas of the room. this in turn increases the comfort for those people seated close to the windows, allowing for an increase in productivity. Film technology that reflects the infrared is more efficient than one that absorbs it. to use an analogy, it is like comparing an invisible mirror with an invisible sponge; one reflects the heat whilst the other absorbs and reradiates it.
Benefits:
apart from improving the GBca Green star or NaBers rating of existing buildings, there are also ongoing energy savings associated with lower usage of lighting and air conditioning. there may well also be benefits in reducing the need to upscale the chiller or airconditioning system. these calculations can be determined by mechanical consulting engineers who can input the improvement in the solar heat gain coefficient (sHGc) and the u-value into their modelling to determine the savings that can be achieved. From this, the facilities manager can determine the payback on the cost of installing the film.
maintains the existing look of the glass

this means that film can be installed on one floor or one side of the building without looking different to the existing windows. this is very important for aesthetics when looking at the building from the outside. Darker films can stand out and spoil the look of a building.
less thermal stress on glass

Because conventional dark films have a higher absorption rate, it means that they may put unacceptable thermal stress on the glass, which in turn may lead to thermal cracking. clear heat-control film has lower absorption, reducing the risk of thermal stress. to determine the benefits of applying an energy efficient film to existing windows, an energy audit can be undertaken.
For more informationcall 1800 085 665, or visit www.v-kool.com.au
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Three reasons why property professionals think were better:

With our large workforce of glaziers, we can cover 98% of Australias populated areas, and replace almost any type of glassfast. We really are available 24 hours of every day of the year. Our E-Link service keeps you updated on the progress of your job, so you are informed but not interrupted.
And theres two things

we always like to leave behind: excellent workmanship and a lasting impression.
Your state manager can tell you more about the benefits of relying on OBrien for your glass replacement: NSW & ACT Annette Hall Beth Pope QLD & NT Scott Manson VIC & TAS Michael Lipscomb WA & SA 0407 226 200 0438 490 890 0401 984 256 0439 071 572
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maintenance & essential services
Essential safety measures how to get a successful maintenance base in place

By BrAd JohANNseN, director, totAl esseNtiAl services grouP (tesg)
Essential safety measures (ESM) have many different names depending on the state or territory in which you have property. The National Construction Code, formerly known as the Building Code of Australia, recognises the term essential safety measures as determined in Part I, which contains the performance requirements for maintenance. For the purposes of this article we shall use that reference.
t would be fair to say that many of the readers of this article know what esM means and how it is defined; however, the management and the implementation of the esM is not so easy, and is often considered cumbersome and just another part of having to maintain your building. in order for a building to have a successful regime of maintaining their esMs, a strong and well put-together scope of services or works is required to be provided to the tenderer/ contractor. in addition to the scope of works, you should consult your legal team with regards to the terms and conditions of any tender; however, for the purposes of this article i shall only draw on the expectations of the scope of works and asset requirements.
It is key to work with your existing supplier to determine the assets you have currently...
1214) that this be provided for all buildings (with the exception of class 1a and 10) regardless of age. it is the responsibility of the facilities manager and/or the consultant to determine the frequency and australian standard within the scope of works as it is written in the occupancy permit and/ or maintenance determination (vic) should there be no schedule of esMs listed for the building. Many readers are probably thinking, well, my occupancy permit is not correct when it comes to the schedule of esMs. you are not alone. With the introduction of the
programmed maintenance/scope of works

in order to achieve this, the facilities manager and/or consultant must ensure that a clear scope of works is prepared and an up-todate assets register is provided. the scope of works needs to be very clear, and must also meet the objectives of the occupancy permit and/or maintenance determination issued by the building surveyor for the site. this shall give the tenderer the anniversary dates for maintenance and, ultimately, the issuing date for certification that being the annual essential safety Measures report (vic). Other states have differing names and titles. For the purposes of victoria it is a requirement within the Building regulations Part 12 (reg1208 and
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victorian Building regulations 2006 (reg1206), the building surveyor may create or update a maintenance schedule. this allows the maintenance of the esMs to be correct and, in turn, the issuing of the annual essential safety Measures report (vic), annual Fire safety statement (NsW), annual Declaration (Qld) and/or certification is not affected. the scope of works for the building is now prepared based on the conditions as mentioned earlier; however, you may wish to update your maintenance requirements to incorporate perhaps as18512005 or even as1851-2005 (revision 2011 still only in draft format). this may be done, but only without diminishing the frequency of maintenance unless approval from the reporting authority is provided that being the building surveyor and/or municipal surveyor. this shall require the original occupancy permit or maintenance determination to be amended. the systems within your building may require additional features in order to satisfy testing requirements. additional features may include the interface testing of your mechanical systems and your fire systems, which is often called a full function fire test (FFFt), but is referenced in the standard as a systems interface test, or sit. this feature is becoming more and more common in buildings, and the tender should incorporate or have provision for time expectations some sites may take only four hours and others four days. so, as you can imagine, the cost impact is high, and if treated as a variation outside the contract costs, may be even higher. costs for the sit are then fixed for the term of the contract and fiscal planning can be achieved. sit testing is a very involved process and should be done in consultation with your contract companies and coordinated by your consultant, with the appropriate cause and effect matrix provided for the building. Once the scope of works is created and standards of maintenance are determined, we then proceed into asset capture. this is a critical component of a successful tender, will provide the tenderer with schedules on which they can base all costings, and will provide a successful basis from which to create your budget and fiscal strategy moving forward. local knowledge and an understanding of your buildings esMs will provide a benchmark for the creation of an asset base; however, an increasing amount of companies are now acquiring this data electronically, which aids more in capturing the asset. it is key to work with your existing supplier to determine the assets you currently have, and be open with them to inform them of the reasons you need the data in the first place. items such as lifecycle analysis reports on plant and equipment provide the tenderer with an expectation of life expectancy for the plant and equipment this will allow them to determine the hours required to maintain such a piece of plant. another item may be the age of a fire indicator panel and its number of outputs, allowing the tenderer to determine the number of monthly and annual tests required for that particular unit. it can go as far as requesting the number of detectors controlled from any particular fire indicator panel in order to cost for the cleaning and recalibration of devices, as a general example. Many variables need to be considered when preparing the scope of works, which, in my mind, should be done in consultation with your incumbent contractors and/or your consultant. the type of fire-fighting foam currently being used, and their age, can assist a tender with sourcing the supplier and availability of certain fire foam products. the same can be said about plant and equipment with regards to the type of gas the unit requires to operate, and whether
Simply maintaining your site to the monthly and annual levels in the present climate is not going to achieve compliance.
or not oil samples can be taken from certain support units to plant and equipment.
Commercial tender
Once you have successfully achieved the scope of works and the asset register, the tender and/or quotation process can then occur. it needs to be said, however, that the best outcome for any tender is to build a relationship within the tender document, which also provides some level of security to the tenderer in order to achieve the best fiscal outcome. For example, you could allow the contract to run for a term of three to five years, depending on which standard of maintenance you are applying to your site. My experience has been to request a three-year term with a one-plus-one-year option, thereby allowing all levels within the australian standard to be addressed for example, five-yearly hydrostatic pressure testing, or three-yearly valve overhauls. it is quite simple to roll your contract for services over to your building year-to-year, but this is not going to achieve compliance and you may face council or fire authority fines, or risk exposing your insurance company to risks unless you can achieve the higher levels of maintenance required of your building. simply maintaining your site to the monthly and annual levels in the present climate is not going to achieve compliance. the greatest mistake clients or facilities managers can make is to expect a short turnaround time for the tender process. this often leads to variations being sought down the track, and/or a poorly managed rollout occurring, lacking in structure and strategy and leading to missed tests, which may then affect the issuing of your annual certification.
Brad Johannsen is a Director of total essential services Group (tesG) and has been involved in essential safety Measures consulting for the past 15 years. Brad holds a Bachelor in technology Building surveying and has been involved in the past on numerous standards committees. tesG is celebrating 10 years service this month and would like to thank all of their clients for their valued support over the past 10 years.
For more information, please visit our website: www.tesg.com.au
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maintenance of fire equipment: what the results show

By PhilliP WArreN, geNerAl MANAger, veriFied
Building owners and facilities managers face the unenviable task of providing workspaces that support tenant activities on a continuing basis. These spaces must meet tenant requirements. But they must also be safe to occupy.
uch time and effort has been spent developing appropriate standards for building maintenance. this is particularly so with regard to fire services and other essential safety measures. these standards link to government regulations that impose a legal framework on the design and maintenance of building safety systems. a great deal of effort and cost is expended in delivering the maintenance required to satisfy these standards and regulations. in the middle of all this effort, how often is the question asked: are we getting the outcomes we need? to answer this we must ask a number of further questions:
if we had access to maintenance information, what could we learn?

By understanding the gaps in delivery, an improvement path could be established. the answers to all of these questions rely on having accurate data about field activities. But does this data exist? is anyone collecting it? there are lots of paper records in thousands of locations. But there is no simple way to collate this information. Hence, it is very difficult to analyse the results. We all know there is a requirement for hard-copy records on site. its part of the standards requirements. But imagine if we could turn the hard-copy results into electronic data. taking the actual recorded information on the test sheets and putting it into a database. then we could easily analyse what outcomes were getting. We could graph them, trend them, measure them, and use that information to see where the gaps are. such a database does exist and this article will examine and analyse actual maintenance data gathered over a seven-year period. verified has been collecting this data for our clients since 2003. Using our unique process for capturing field data from hard-copy records, we have captured over one million test sheets from more than 40,000 sites across australia. this is real field data; actual results filled out by actual technicians in the field around australia.
is the appropriate maintenance being delivered?

the standards are very prescriptive on what maintenance to do, when to do it and how to record it. Despite this prescription there is still a wide variety of interpretations and outcomes across the industry.
how good is the industry at delivering these maintenance outcomes?

if we had the ability to measure service provider performance, how would it stack up? if we had a clear picture of what was happening in the field, what would it tell us? is performance good or bad? are requirements followed? the truth is, we just dont know. What information we do have is purely anecdotal!
These results are not anecdotal. how effective are standards and state regulations in ensuring the right results?
the only way to assess their effectiveness is to measure the actual outputs and compare them with the desired outcomes. From these one million test sheets, 62 million data records have been created: 3 the pass or fail for every test 3 every defect noted 3 test dates, voltages, pressure readings, flow test results and so on. in fact, all the information required by the standard is easily recorded, converted, checked and stored in a single database. at verified, we have one of the largest databases of essential safety measures maintenance data in australia. so what does the data tell us?
1. What has and what hasnt been done?

By analysing the maintenance that has been delivered against the requirements of standards and state regulations, we can clearly see what has been missed. Moreover, we can easily assess the quality of the information that is being recorded. What we find when we first start to measure maintenance performance is shown in Figure 1.
Figure 1
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Must performance be at 100 per cent to achieve compliance? some would argue that it should. What cannot be argued, however, is that the performance levels in Figure 1 do not achieve compliance. its worth noting that the higher the frequency the poorer the result (and the higher the cost of the test). it is likely that most building owners are paying for 100 per cent of these tests, regardless of the actual delivered outcomes!
how can this performance be improved?

When the maintenance process is controlled through the monitoring of field data, when a feedback mechanism is in place and when transparency of results occurs, you can achieve very significant improvement. sprinkler system results from 2004 to 2010 show the level of improvement that is possible. Performance in the range of 90-95 per cent has been achieved here. is that good enough? Our experience suggests that these are exceptionally good results. the first step in compliance maintenance is for the appropriate maintenance to be completed, but what happens if it is not delivered on time? if two annual tests are done six months apart, and the third is delivered 18 months later, is that compliant? the current standard for maintenance of fire services (as1851 2005) introduced tolerance periods within which each test needs to be delivered. When we track performance against these tolerance periods, we see a reduction in on-time performance of as much as 15 per cent. We would contend that this is an unacceptable drop in performance levels.
reduced significantly over time. there was an overall reduction of 50 per cent of reported defects over the period 2004 to 2010. there was a spike in 2007 that reflected the implementation of as1851 2005. service providers misinterpreted changes in the standard at this time. Hundreds of sprinkler systems were fine one day and all defected when the new standard was implemented. a small change requiring a pressure gauge schedule resulted in thousands of systems being defected incorrectly.
What conclusions can we draw?

the records of building compliance maintenance must be in a usable form and easily obtained. the results and records of maintenance are intended for the building owners and facilities managers. this is how they demonstrate (with the evidence) that they comply with the law, meet their insurance obligations, ensure OH&s is covered and that life safety systems actually work. if it is measured, it can be managed. this is particularly true in this space. the data clearly shows that when the maintenance process is measured, it can be effectively controlled. Whats more, these measurement and control processes can: 3 change behaviour 3 improve performance 3 increase efficiency, and 3 better manage costs. the detailed results need to be analysed. there is important information buried in the records. analysis of the results is vital to manage your risks. a snapshot in time audit does not identify the systemic issues highlighted by this data analysis.
2. Whats in the detail?

Overall performance levels are only part of the story. When you analyse the information that is being recorded on the test sheets, the devil is in the detail! Few people have the time or knowledge to interpret the information contained within the test sheet. Our analysis shows that there are some critical issues that get lost in the process. examples of these critical issues include: 3 annual sprinkler flow test failures not reported 3 annual sprinkler test completed but critical questions such as flow tests not answered at all 3 annual hydrant tests not completed fully, again no defects noted 3 ongoing problems where critical flow tests could not be completed because required equipment was not installed on the system 3 reported year after year but no action by building owner 3 annual testing of fire alarms where the required testing of smoke and heat alarms has not been completed. We see thousands of examples of the above. a test record has been completed, but on closer examination, critical information is missing and vital elements of the test have not been completed. this situation seriously compromises compliance levels and certainly does not represent value for money!
maintenance must be controlled

essential safety measures maintenance can be a little bit out of sight, out of mind. everyone wants to believe its under control and that there are no problems out there. the results of our data analysis clearly question that adage.
Phillip Warren is a qualified mechanical engineer with over 30 years experience in maintenance engineering. He has worked across a wide range of industries, including the water industry, telecommunications and commercial property. the last 13 years have seen Phill involved in the facilities management industry, where he gained significant operational experience running large national contracts. Phill joined verified in 2009 as General Manager. verified is a leader in field-based data gathering and management. it provides building owners and facility managers with a unique way to manage building compliance. Phill is an active member of FMa australia and is a certified Facility Manager (cFM).
3. are defects rectified?

One of the critical outputs from all preventative maintenance is the identification of defects and equipment or operational failures. it is one thing to identify these issues it is far more important to ensure that they are rectified. Our data shows that by having effective tracking and control mechanisms in place, the incidence of defects and test failures can be
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company profile
Introducing Fire Safe Australia & New Zealand Pty Ltd

ust over 10 years ago when the requirement for electrical safety was introduced into the OH&s provisions of most states and territories, tag safe australia Pty ltd was formed to provide a professional testing and tagging service across australia. Backed by an excellent sales organisation and a total commitment to outstanding customer service, the new company soon had several large national and multinational clients across australia and New Zealand, and added essential fire services maintenance and thermal imaging to its range of services. in 2012, tag safe australia changed its name to Fire safe australia & New Zealand Pty ltd to more accurately reflect its range of services and geographic coverage. Fire safe australia & New Zealand Pty ltd is now a full service fire safety organisation and one of the major players in the industry nationally. Fire safe australia & New Zealand are licensed electrical contractors, licenced to carry-out all fire safety inspections and testing in those states where licenses are required. they are also members of Neca, FPaa and FPaNZ, the peak industry bodies in the electrical and fire safety industries. a variety of industries and sites trust Fire safe australia & New Zealand with their fire safety responsibility, including hotels and clubs, large and small retail outlets, healthcare and educational establishments, and many specialised service and industrial sites. Fire safe australia & New Zealand are a full service fire protection
company. its services include installation and maintenance of all types of equipment including panels, eWis, portables, hoses and fire doors. Many insurance companies require regular thermal imaging of distribution boards and other electrical equipment, especially in older buildings before renewing insurance policies. FsaNZ will produce annual thermal imaging reports that are widely accepted by insurance companies at the most competitive rates available, especially if bundled with the regular maintenance of the site. in its first 10 years, Fire safe australia & New Zealand Pty ltd has developed from a small electrical safety company to become a national organisation offering a full range of fire and electrical safety services in both australia and New Zealand. their head office is in North sydney and operates during normal east-coast business hours. Fire safe australia & New Zealand Pty ltd will provide you with personalised service through its account management team; call them for any further information and put their service promise to the test.
Level 12, 83 Mount Street, North Sydney NSW 2060 Phone: 1300 553 566 (Australia) 0800 448 213 (New Zealand) Email: info@firesafeanz.com.au Website: www.firesafeanz.com.au
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All Your Essential Services Maintenance in the One Bucket
Portables Emergency lighting systems Detection & suppression Hose reels Thermal imaging Panels
FIRE SAFE
AUSTRALIA & NEW ZEALAND PTY LTD
I N C O R P O R AT I N G TA G S A F E A U S T R A L I A P T Y LT D
We service over 5500 sites across Australia and New Zealand Retail Education Hospitality Government Health Care Strata Management
Call Australia 566 (Australia) or We service over 5500 sites across 1300 553 and New Zealand 0800 448 213 (New Zealand) Retail Education www.firesafeanz.com.au Email: info@firesafeanz.com.au Hospitality Government Health Care L12, 83 Mount Street, North Sydney NSW 2060 Scan Here With Your QR Call 1300 553 566 (Australia) or 0800 448 213 (New Zealand) Reader www.firesafeanz.com.au info@firesafeanz.com.au L12, 83 Mount Street, North Sydney NSW 2060
update on fire protection maintenance

By gleNN tAlBot
Theres a new Australian Standard on the way for the maintenance of fire protection systems. Glenn Talbot, FMA Australias committee representative, provides an insight into changes that the new Standard will bring, and how they will affect facilities managers.
here has been much written around building regulations and the requirements to maintain fire protection systems in commercial buildings. Unfortunately for building owners and occupiers, this maintenance is not discretionary. regulations define what has to be done, and it can be a criminal offence to not do it. this places a large burden on the shoulders of facilities managers. Despite all the differing state-based regulations that apply across the country, there is one constant: the australian standards for maintenance of fire protection equipment. this is a single set of requirements that simplifies the process. By meeting the requirements of the standard, you effectively make the safety item compliant. the current australian standard is as1851-2005 Maintenance of Fire Protection systems and equipment. although this standard is seven years old, there are still many buildings that continue to use even older australian standards, dating as far back as 1987. some commentators put this down to various regulatory barriers in different states and territories, even though as1851-2005 can already be used in any australian state. the current standard took over five years to develop. there is no doubt that its time for another update. this year a new standard will replace the 2005 edition. it will be known as as1851-2012 routine service of Fire Protection systems and equipment, and will bring with it a number of significant changes whilst retaining many core elements of the earlier edition. Dont be afraid. there is some good news on the horizon for all facilities managers out there who have to deal with fire protection maintenance and compliance in buildings. the best news is that FMa australia now holds a position on australian standards committee FP-001, the committee responsible for development of the new standard. For the first time, we have representation that provides a facilities management perspective. there has been significant input into many of the items that facilities managers had to deal with over the past seven years, including things that impacted on the cost, complexity and success of maintenance and operational activities.
One of the primary aims was to ensure all stakeholders could easily understand the new Standard.
We have the benefit of hindsight of many years experience of using as1851-2005 in thousands of buildings nationally. this broad base of experiences, gathered from numerous facilities managers and property owners, has provided a wealth of knowledge of the practical application of such standards. let me briefly explain some of what we have been able to achieve. One of the primary aims was to ensure all stakeholders could easily understand the new standard. if you have experience with the 2005 editions 257 pages, you would be well aware that trying to work out what routine tasks the maintenance contractor should perform at each frequency was impossible. there were multiple tables to be cross-referenced in order to work it out. this has been simplified into tables by frequency. For example, a six-monthly test now has its own table that nominates all the routines to be completed. Much simpler! another aim was the reduction of service frequencies where reliability of systems justified it. the new standard has no reference to any weekly testing, and many systems have had some major routines pushed out. this should result in a reduction in maintenance costs and reduced asset wear from over-testing. When the 2005 standard was introduced, many maintenance contractors inferred that there was a requirement to upgrade existing systems and devices to comply with this standard. this was never the intention. the 2012 edition makes it very clear that the standard can be applied to any existing installation with no requirement to modify or upgrade any item. so there is no capital cost for the owner to adopt the latest industry best practice. a significant issue that came to light when as1851-2005 was first applied was that interpretation of some of the clauses left a lot to be desired. thousands of systems were suddenly defected for various reasons: 3 a new clause calling for a pressure gauge schedule for a sprinkler system resulted in technicians defecting every system. this kept building managers awake unnecessarily at night for fear their sprinkler systems wouldnt work. 3 thousands of dollars were spent unnecessarily on new fire doors when references to gaps were included another clause taken out of context. 3 a building owner spent $250,000 on modifications to pumps and sprinklers to go to monthly testing, on the advice of his contractor, all in vain. 3 Maintenance providers suggesting that sprinkler pipe sizes must be increased to apply as1851 2005. sound familiar? the list goes on. the 2012 standard has much clearer definitions and is not open to as much interpretation. that is not to say it is perfect, but a lot of those issues have been cleared up. currently there is some crossover between the existing 2005 standard and the relevant state regulations. the 2012 standard
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Creating a lasting impression for Monash University
We have the expertise to look after your facility.

Painting Services Maintenance painting programmes Term break and out of hours projects Grafti removal and antigrafti coatings Internal and external painting High pressure cleaning Corporate Imaging Signage and branding audits Identication and directional signage Signage design Project management Manufacturing and installation Sign servicing and repairs Grounds Services Gardens and grounds service Landscape planning and construction Water management and recycling Sports turf management
or a renowned institution like Monash University, its grounds and gardens play a vital role in conveying its image as a respected learning establishment. Good first impressions count, and with this in mind the team at Programmed reinvigorated one of the main roundabouts at Monashs clayton campus. the revamp was part of a long-term grounds maintenance program that Programmed provides to the University. However, this was not one of the teams standard jobs. to inject a little creativity into the redesign, the team decided to run a competition. currently, there are three crews of Programmed gardeners based at the campus and each person was given two weeks to devise a design. crucially, it was important that their creations were in line with the institutions heritage, landscape aspirations and current horticultural appearance. the gardeners designs had to be of a high standard, especially since the clayton campus is regarded as one of the 23 top Most significant landscapes in australia. Management at the University were wholly supportive of the initiative. the University selected luke OGriffiths celtic-inspired design, featuring a series of low hedges and colour accents from white flowering myporums, red flowering grevilleas and correa. the low hedges were designed to provide high visibility as daily traffic drove past and around the roundabout. the selection of flora was chosen for its sustainability and drought-tolerance ability. as well as providing the winning design, Mr OGriffiths also earned the opportunity to project manage the job. as stuart Barker, contracts Manager for Programmed explains, it was an exceptionally great way to give our gardeners a distinct sense of pride and ownership over their work. the roundabout is now fully completed and well on its way to maturity. come spring, the roundabout should be in full bloom.
programmed.com.au 1800 620 911
Facility 1 Facility PersPectives | Advert for Facility Perspectives June.indd PersPectives |
vOlUMe 6 NUMBer 9/05/2012 X 2 vOlUMe 6 NUMBer 2 69 3:59:11 PM

removes these. this is an article in itself so i wont go into detail, except to say it is now very clear where the standard starts and stops. a particular improvement for facilities managers will be a greater emphasis on the records and evidence required by the building owner to demonstrate regulatory compliance. the standard clearly defines the paperwork and reporting that is needed for sign-off. Make sure you get this evidence of compliance. it is your right; you own the records, not the contractor. the treatment of defects is now better defined, including what the different types of defects are, when and how they are to be reported, and how quickly each type should be rectified. there is now a clear definition of what a critical defect actually is: a defect that renders the system inoperative. Missing or incorrect features that do not affect the system operation are not defects; they are non-conformances and shall be reported as such. the example on the previous page relating to the lack of pressure gauge schedules is not a defect, it is a nonconformance. these clear definitions will stop the unnecessary reporting of defects that do not affect actual system operation. Please remember that maintenance standards are for just that: maintenance. they refer to the items that already exist in buildings: items that were required to be installed at the time the building was constructed. they should not be used as a mechanism to justify system modification or upgrade. there are organisations suggesting that there are requirements for independent third party audits and certification of maintenance. there is no requirement to get another party beyond a competent
maintenance contractor to deliver and sign off that systems meet the performance requirements. the suggestion that a third party is required to do a survey, or a full function interface test, for example, is incorrect. the as1851-2012 standard provides you with the ability to deliver important mandatory maintenance that is the right maintenance for your building. your responsibilities as facilities managers demand that it be delivered correctly. Make sure this happens. FMa australia will be providing educational seminars on the new standard when it is published. these will equip facilities managers with a better understanding of the requirements in this area and how to better manage successful outcomes in building compliance.
Glenn talbot is currently an FMa australia member and represents the association on australian standards committee FP-001. He is the founder and Managing Director of verified, a company that provides state-of-theart management processes for the control of maintenance. Glenn holds an associate Diploma in applied science (Fire technology), and has been in the building services area for over 20 years. His roles have included state Manager and General Manager of some of the industrys largest service providers.
If you have any questions relating to fire protection maintenance, please feel free to contact Glenn at glenn@verified.com.au. For information on other Australian Standards committees, contact the Advocacy & Research Team via policy@fma.com.au
Programmed Facility Management

Perhaps the highest profile issue to face the facility management industry in recent years is utilities consumption. The carbon tax; NGER; and Green star building ratings are just three of the drivers behind this situation.
As a Facility Manager it can be tempting to adopt a quick fix approach without considering how our client will respond once their initial requirements have been met. For example: once reporting on utilities consumption is in place, the FM is likely to be asked where the money is being spent and how it can be reduced! Programmed Facility Managements e-Bench product uniquely meets all utilities monitoring, managing and reporting requirements.
Key features include:

Data acquisition Invoice reconciliation & verification Normalised benchmarking that eliminates the distorting effects of: Structure & design Core function of building occupants Utilisation of the facilities External environment factors Continuous commissioning, with typical payback of 1.1 years comprises: Baseline load identification Load profiling of cooling & heating (p.a) Continuously monitoring HVAC consumption against the external environment Identifying the utilities consumption trigger point for re-commissioning >200 specialised Management reports
e- Bench is one of a number of products offered by Programmed Facility Management. Please contact Donald Macdonald on tel: 03 9697 0008 for further information.
320490A_Prog facility managment | 1775.indd 24 4/05/12 9:02 AM
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Grounds Maintenance Specialists

GLG GreenLife Group is devoted to the maintenance and care of commercial and institutional facility grounds, ensuring their ongoing functionality with our large range of landscape services. Encompassing a wide range of landscaping principles and disciplines all with a strong environmental focus, GLG can maintain and improve the effectiveness of any facilitys environment. GLG are the specialists in developing routine and sustainable maintenance programs, providing tailored, long-term solutions in the operation and care of facility grounds, creating optimal, safe and cost effective environments for people to work, live and play in.
Hospitals & Aged Care Schools & Universities Power & Water Utilities Development Estates Hotels & Resorts Transport: Road, Rail, Airports Defence Telecommunications Local Government Industrial & Commercial Properties Sporting & Recreation Housing Authorities
To nd out more visit:
www.glgcorp.com
AUSTRALIA WIDE
BUILD | MAINTAIN | SUSTAIN
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company profile
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P P M ?
What is PPM?
Today, the world is full of abbreviations as people are too busy or lazy to use the correct form of the English language. Personally, I think we should put the blame squarely on the shoulders of TXTing (cant even spell it myself). Abbreviations that spring to mind are LOL, LMAO and DCM.
acilities Management also has its own barrage of catchy abbreviations. FM, for example, is the common everyday term accepted throughout the industry for Facilities Management. Others include eOM, KPis and slas. this leads me to the abbreviation PPM planned preventative maintenance. everyone knows what it stands for but what does it mean? i have asked numerous people in the last couple of months whilst thinking about this article. each person instantly replied with the same description. i have a different take on it, which i think is easier to understand Please Preserve Money, ,tM, iNc (see, more abbreviations).
MacMillan Plumbing Ltd is striving to be the Auckland Market leaders on Hydraulic and Plumbing Services Providers. Six-monthly meetings are scheduled to discuss half the years maintenance issues and ways to solve ongoing problems in order to help the clients PPM
the average PPM goes something like this: the building owner sets a budget, the services provider (sP) then creates a PPM program to fit inside this budget and then proceeds to undertake some checks for the next year until the next budget comes up and they put in the same checks, check and/or increase the hourly rate and do the same checks for the same 12 months and so the cycle continues. in the meantime, i can guarantee there has been callouts throughout the year where things have happened that could potentially be included in the PPM program for the next year, which will help reduce costs in the long run.
company profile
MacMillan Plumbing ltd is striving to be the auckland market leaders on Hydraulic and Plumbing services Providers. six-monthly meetings are scheduled to discuss half the years maintenance issues and ways to solve ongoing problems in order to help the client PPM. One instance that springs to mind for me is that MacMillan Plumbing ltd took over a building and one day we had a flooded car park below ground level with no water draining away. to cut a long story short, after emptying a six-foot manhole of silt we found a submersible pump that nobody, including the buildings owner, knew even existed. this is now part of our six-monthly checks at no cost to the owner. lift the manhole, check the pump is working, and close the manhole. ten minutes later move on to the next check. By checking that this pump is working correctly, you are effectively implementing PPM Please Preserve Money. if the pump failed and blocked storm water lines up to the canopies and overflowed into the shops flooding stock and property, absolute disaster could result, which could be averted by being proactive. Who has pigeons that continually block up rainwater heads because they think it is a good place to build a nest during the summer months? Who has had gutters overflow into their building because of the flying rats above? How much has it cost you to clean the carpet, repair the gib, paint the ceiling and keep good faith with your tenant? ill bet its a lot more than the cost to cover these rainwater heads so they cant build any more nests in ensuing
summers. rather than just unblocking these rainwater heads (band aid) we spent fractionally more and created PPM for our client for the life of the building. One issue of which i have not been able to convince FMs is the old blocked toilet. i have offered to buy them a plunger, which would definitely help PPM, but im yet to have one take me up on the offer. Funny, that! i believe if you are receiving the same PPM schedule each year, there is little to no thought from your service provider going into looking after your biggest asset your building.the companies and businesses that partner up with MacMillan Plumbing ltd know that we are always looking to preserve money, which does not always mean a cheap quick fix. sometimes you need to spend money to save money, but if you do it right i guarantee you will spend less money over the space of a year and you will have a building that runs a lot smoother with less band aid jobs covering up underlying problems. Now heres a test for you: if you can correctly decipher the abbreviation WGMGD, we will give you a complimentary building overview and some cost-saving ideas.
Rohan MacMillan is the owner of MacMillan Plumbing and specialises in commercial maintenance and costsaving ideas throughout the Auckland CBD and greater Auckland area.
MacMillan
PLUMBING & GAS
7 Year Workmanship Guarantee 1st Hour FREE Guarantee
If youre not completely happy with our service then the first hour is free.
Same Day Service Guarantee

If you call before 1pm.
FM Plumbing Services Provider and PPM Specialists
0800 LAST DROP
Or contact Rohan: 021 794 456 rohan@macmillanplumbing.co.nz www.macmillanplumbing.co.nz

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company profile
Honest, reliable and can-do cleaning
ternal cleaning services was established by Nick Delimitros, who has worked in the cleaning industry for over 40 years. eternal cleaning services is a family-owned and operated national company based in sydney. Nicks son Bill is now the companys General Manager overseeing all facets of the business under Nicks guidance. Bill has been working in the cleaning industry for over 24 years and believes that the success of eternal cleaning services is primarily due to the employment of honest, reliable and motivated people, together with staying up-to-date with new releases in cleaning products and equipment to ensure that the proper products and equipment are used. eternal cleaning services is committed to a program of continuous improvement in the quality of the services they provide, and in the performance of their staff. eternal cleaning services has developed the ECS Manual, which details all of eternal cleaning services policies and procedures. the recruitment, management and ongoing training of the cleaning team is one of the key determinates in achieving superior outcomes for our customers. eternal cleaning services knows that a constant investment in the ongoing training of our personnel is the only way
to achieve success. Ninety per cent of eternal cleaning services staff have been with the company for over 10 years. all of eternal cleaning services assignments involve a high degree of initial planning by their management team. at the very inception of each project, eternal cleaning services endeavours to analyse all aspects of the tasks thoroughly, identifying potential problems, obstacles and risks in an attempt to find the most effective solution for each situation. eternal cleaning services recognises that environmental management is among the highest corporate priorities. eternal cleaning services is committed to the establishment of policies, procedures and work practices for conducting operations in an environmentally sound manner. eternal cleaning services has also established a Green clean team to ensure that all of their obligations are met. eternal cleaning services believe that green cleaning is the future to the provision of cost effective cleaning services. Green cleaning involves the use of preventative measures, less toxic chemicals and modern equipment, along with processes that reduce the need and frequency of cleaning. eternal cleaning services always maintains a can-do approach to customers and guarantees that all of their customers requests are responded to within a reasonable period of time. eternal cleaning services has a large number of long-standing relationships with many businesses including: 3 Knight Frank australia 3 Jones lang lasalle 3 cBre 3 UGl 3 clipper Property Group 3 transport NsW 3 Unitingcare 3 australian catholic University 3 st Patricks college strathfield 3 international Grammar school Ultimo only to name a few
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Diamonds are forever, and forever is Eternal Cleaning Services
Get the Eternal Cleaning Services sparkle

Eternal Cleaning Services is a family owned and operated company with over 40 years experience in cleaning commercial, industrial, educational and retail properties. Since the companys formation, Eternal Cleaning Services has developed a strong reputation for service excellence throughout. Eternal Cleaning Services is accredited under AS/NZS:4801 Health & Safety Management Standard, ISO:9001 Quality Management Standard and ISO:14001 Environmental Management Standard. Eternal Cleaning Services are proud members of the FMA, BSCAA and the Green Building Council of Australia. At Eternal Cleaning Services we strive to achieve the highest level of cleanliness by understanding our customers needs and translating these needs into practical and tailored solutions. We aim to maintain long-term relationships with our customers through our consistent level of professional service. We are committed to the continuous improvement of our service by staying up to date with the most effective processes and equipment. Our specialised services include: High rise office cleaning Carpet and fabric care Hard floor maintenance & sealing High pressure cleaning Low and high rise window cleaning (internal & external) Waste management and recycling Graffiti removal Washroom products Sanitary services
Call us for a free quote today on (02) 9793 1168. Eternal Cleaning Services forever cleanpure and simple.
commercial | industrial | retail
Unit D2, 101-115 Rookwood Road, YAGOONA, NSW, 2199 telephone 02 9793 1168 facsimile 02 9793 1169 email info@eternalcleaning.com.au website www.eternalcleaning.com.au Like Eternal Cleaning Services Pty Limited on Facebook
spotlight on cleaning
are you swapping one pollutant for another?

By MAtt keNNedy, good eNviroNMeNtAl choice AustrAliA
Members of the cleaning industry, from product manufacturers to the cleaners on the frontline, are well aware of the contribution theyve made and continue to make to the health and wellbeing of the general population. Many studies have shown that dust control and surface cleaning methods with modern cleaning products have been most effective in reducing bacteria, viruses, particulates, mould, allergens and endotoxins from the built environment; however, its not all good news.
tudies have also shown that our choice of cleaning product has the potential for significant impact on both the users of the environments we clean and the cleaning staff themselves. Of primary concern are volatile organic compounds (vOcs), which are known to have compounding long-term health effects, such as respiratory issues, headaches, nausea and burning or watery eyes. some vOcs have even been linked with cancer.
What are vOCs?

a vOc is defined as any organic compound that can volatilise (i.e. become a gas) under normal indoor atmospheric conditions. Once released into the air, vOcs react with other atmospheric elements to produce ozone, a significant contributor to air pollution and photochemical smog. this is, of course, in addition to the broad range of health issues associated with exposure to vOcs. ensuring that you have adequate ventilation when using products containing vOcs is often the simplest way to limit exposure to these potentially harmful substances, and, as you might imagine, residual concentrations of vOcs are higher indoors than out (up to 10 times higher). Of course, avoiding vOcs as much as possible in the first place is your best bet.
Where do they come from?

vOcs are emitted from an incredibly diverse range of products, which, aside from many commercial and domestic cleaning chemicals, include dry-cleaning fluids, paints and strippers, pesticides, building materials, furnishings, printer-copiers, glues, markers and even correction fluid. all of these items (and more) can release vOcs while in use, and, to some degree, even when theyre stored. some of the more common vOc-related products include: surface cleaners (acetone and butoxyethanol, among others), deodorisers (dichlorobenzene), disinfectants (ethanol) and orange and pine fragrances (d-limonene and pinene respectively).
So how do you know if the product youre using contains vOCs?

Well, in the past, if you were unfamiliar with the chemicals on the label, the smell-test was often your only option. Basically, if it has an odour, youve probably got a product that contains vOcs, but this is by no means an accurate test. these days, the best possible way to ensure youre using a lowvOc product is to purchase it from a manufacturer whose product has been certified to a recognised australian standard and has their product labelled accordingly. ecolabels like Good environmental choice australia (Geca) provide a convenient way to choose safe, certified products that are better for human health and the environment.
how can i limit exposure?

the potential health effects of vOcs ranges from highly toxic to no known health effect at all, and, as with other pollutants, the extent of the health effect will depend on factors such as intensity of exposure, length of exposure and repeated, long-term exposure.
What are the challenges for the cleaning product manufacturers?

a cleaning product that dries quickly without leaving a residue has
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often traditionally been achieved using vOcs. this has presented a significant challenge for those manufacturers who wish to market low-vOc products, as customers expect window cleaners that dont leave streaks and floor cleaners that wont leave slippery residues. Many manufacturers have indeed risen to this challenge, and are producing world-class products that conform to low-vOc standards while still delivering very high-quality results. there are, of course, sound commercial reasons to manufacture certified low-vOc products. as more and more organisations are implementing environmental policies that help them to differentiate themselves in the marketplace (as buyers, suppliers and responsible employers), many manufacturers have also differentiated themselves by creating low-vOc products to serve this ever-increasing
market, and shown leadership, vision and environmental credentials in the process.
The current GECA standard for cleaning products is available at: www.geca.org.au/products/standards/10/ Please note, this standard is currently being revised and will be available for public comment from May 2012.
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company profile
Veora complements your hygiene solutions
aving been established for just three years, australian-owned enviro associated Products Pty ltd (eaP) has started abovethe-line marketing to drive sales of its veora brand tissue paper and hygiene solutions in the populous victorian and New south Wales markets. Focused on the away-from-home segment, eaP extols the veora ranges virtues of attractive cost-in-use quality, backed by the organisations environmental credentials that include an active membership of the Forest stewardship council (Fsc) australia. the veora everyday range offers customers bathroom tissue, facial tissue and paper towel products that are both exceptional in quality and price competitive. For discerning users requiring soft luxurious tissues, the veora Premium range and veora exclusive taD paper towel range meets the demands of the premium segment. eaP backs its products by offering advice, guidance and information on all aspects of disposable tissue products and solutions. Whether it is an office building washroom, factory facility or a commercial kitchen, service providers and in-house teams can rely on eaP for the right solutions that meet their needs. all veora disposable tissue products are biodegradable; manufactured from chlorine-free bleaching processes; made by isO certified suppliers; fit into most existing dispenser systems; and are free of inks, dyes and perfumes. eaP stresses its sustainable development commitment by purchasing material from sources that demonstrate legality and will not knowingly purchase product or raw materials from illegal sources, working only with isO-certified suppliers globally and by
providing our customers with innovative tissue paper solutions that deliver excellent quality and value. eaP will be launching australias first Fsc-certified 100 per cent post-consumer recycled tissue range under Neutra brand. eaP points out that its suppliers have internationally recognised credentials including isO 9002 Quality Management system certification; isO 14001 environmental Management system; Forest stewardship council (Fsc); and Programme for the endorsement of Forest certification (PeFc).
Company Contact Detail: Enviro Associated Products Pty Ltd (EAP) Ph: 1300 962 898 Email: enquiries@enviro-products.com.au www.veora.com.au NSW Distributors Alpha Paper Pty Ltd Ph: 02 8834 5800 Email: sales@alphapaper.com.au www.alphapaper.com.au Caterex Supply Pty Ltd Ph: 1300 228 222 Email: sales@caterex.com.au www.caterex.com.au VIC Distributor A & J Australia Pty Ltd Ph: 03 9318 0886 Email: ajaus@bigpond.com www.ajaustralia.com.au
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BE KIND TO YOUR HAND
With the concept in mind to make life easier for our customers, we offer a complete washroom solution with one of the biggest hand towel range that will accommodate the most demanding individual. All Veora paper towels come with unique embossing for superior softness and absorbency efficiency that treat your hand kind and gentle. Made by ISO certified manufacturers for quality consistency, these high bulk papers and 2 ply quilted products with lamination ensure exceptional performance in all professional environment. Ask our distributors about Veora towel range or contact us directly.
P R E M I U M W H I T E H A N D R O L L T O W E L U L T R A S L I M S E AWAV E E M B O S S E D T O W E L Q U I L T E D U L T R A S L I M T O W E L Q E X T R A L A R G E T O W E L E X T R A L A R G E T O W E L L A R G E I N T E R L E AV E T O W E L W O V E N U L T R A S L I M T O W E L TA D U L T R A S L I M T O W E L M U L T I F O L D T O W E L K I T C H E N T O W E L E X T R A L E N G T H C O M PA C T T O W E L C E N T R E F E E D T O W E L
100% VIRGIN PULP
CHLORINE FREE BLEACHING
INK & DYE FREE
SOFT & STRONG
CONSISTENT PRODUCT QUALITY
GENTLE TO SKIN
NSW DISTRIBUTORS
VIC DISTRIBUTOR
ALPHA PAPER PTY LTD 15 Distribution Place Seven Hills NSW 2147 Ph: (02) 8834 5800 Fax: (02) 8834 5850 Email: sales@alphapaper.com.au www.alphapaper.com.au
CATEREX SUPPLY PTY LTD 20 Lawson Street Wagga Wagga NSW 2650 Ph: 1300 228 222 Fax: 1300 228 333 Email: sales@caterex.com.au www.caterex.com.au
A & J AUSTRALIA PTY LTD 8 Westside Drive Laverton North VIC 3026 Ph: (03) 9318 0886 Fax: (03) 9318 0887 Email: ajaus@bigpond.com www.ajaustralia.com.au
. . .. . .. . . .. . . . .. . .. . .
www.veora.com.au P h : 1 3 00 962 898

VEORA is brought to you by Enviro Associated Products Pty Ltd
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Innovation or stagnation is this the cleaning industry of today?

By terry FrAser, FBicsc FAiM chAirMAN, steeriNg coMMittee, cleANiNg & hygieNe couNcil oF AustrAliA
Innovation in the cleaning industry in Australia was a big part of increased productivity during the mid20th century. The introduction of high-speed floor polishing machines in the early 1960s, the addition of a vacuum onto the polishing machine, development of seals and polishes for high-speed polishing and the development of open web, high-speed pads all were designed and produced in Australia by the 1970s.
hen came the revolution of lightweight backpack vacuums, increasing carpet-vacuuming productivity from 300 square metres per hour to 800 square metres per hour. there were many other new cleaning products and equipment developments introduced to australia from europe and the United states, all making commercial cleaning more effective and productive. Unfortunately, development and innovation of new concepts for the cleaning industry have slowly been lost, to the extent that today cleaning organisations need to take shortcuts and cheat on good hygiene results to make a profit. From leading the world in standards in the 1970s, australia in 2012 has, on far too many sites, cleaning standards equivalent to those of third-world countries.
The dirty dollar

so what has caused this big downturn in cleaning standards? answer: the mighty dollar and the need to drive down prices to make a reasonable profit all at the expense of good cleaning and hygiene. evidence of this is everywhere. i am sitting in a four-star hotel and cant believe the poor hygiene standard. at first glance, the room looks reasonable nice clean surfaces, bright white sheets and towels, and vacuumed carpets but thats where it stops. stamp on the carpets and dust rises. Wipe over the fittings and there are fine human dust particles. the body fats and odour in the bathroom are alarming. it is just not acceptable to be presented with this level of hygiene in an environment that we expect to be as clean as in fact cleaner than our own homes. We can live with the germs in our home
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as we get used to them, but we should not be required to live with other peoples hidden germs. the same applies in the average office, and we wonder why the people of the nation have increasing health complaints. members to ramp up innovation in their products. Now it is up to the services side of our industry to become more innovative on service, and stop using discounted prices as the only way to win contracts. Owners and users of commercial buildings, especially governments, need to start demanding that properly trained and skilled personnel specifications be included in tenders to ensure that the cleaning organisation delivers what it has promised.
Training down the drain

Why has this come about? rising costs are one thing; however, i am convinced that the lack of support by contractors for good training and better skilled cleaning operators is also significantly contributing to poor work practices, and therefore more poorly cleaned and less hygienic environments. i have been in the cleaning industry for over 45 years, both here in australia and in many other countries, and i am almost ashamed to call australia home due to the growing lack of concern by employers for their frontline people cleaners, who must clean up the mess we leave behind.
is the tide turning?

innovations in the industry over the least few years, such as daytime cleaning, have not been widely accepted due to requiring different training, equipment and customer acceptance. Battery-operated equipment is becoming better, but there is still some improvement needed. clean as you Go entails the occupant cleaning their own desk after being issued with a special cleaning kit, and if they make a spillage they are responsible for cleaning it up. Measures such as these can assist in sustainable cleaning practices. the cleaning and Hygiene council of australia was formed by concerned associations within the cleaning industry to be the umbrella organisation for the professional cleaning industry. Our aim is to work with industry at all levels to ensure that the people who use professional cleaning services get what they pay for. so dont go cheating on health, because in time you will be exposed.
Why you get what you train for

We can go back to the good old 1970s,whengovernment and building owners and managers actually cared about the cleaning and hygiene results. it certainly doesnt seem the same today. While they continue to drive down the price paid for cleaning and accept shonky operators, we will get the results we deserve. if we insist on properly trained and rewarded cleaning operators to clean our buildings, we will be on the first rung of the ladder to getting better results, and we will be able to charge premium prices for a premium service.
We welcome your comments and suggestions to pave the way ahead. For more information, please contact cleaninghygienecouncil.org.
innovate or go backward
the industry needs to encourage and support greater innovation. in 2012, the National cleaning suppliers association is challenging its
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company profile
Cleaning with integrity

By Michael eBejer, Managing Director, elynwooD ServiceS
n todays corporate environment, i believe the word integrity is inappropriately overused. However, at elynwood it runs deep into our vision statement and company culture, as it resonates with what this organisation is achieving, both day-to-day and long-term. it is the earliest attribute demonstrated once service delivery is engaged, as results speak for themselves. yet it still surprises me how many organisations come unhinged when a little pressure is applied.
We are continually sourcing, updating and implementing the latest technology and systems to ensure our processes are delivered in a timely manner
With more than 20 years since incorporation, and with continual growth in the cleaning and facility services industry, i have had the opportunity to learn what it takes to build and maintain relationships with our clients. success factors are providing extraordinary customer service, ability to communicate effectively, techniques that can add value, and business operator expertise, just to name a few. While providing it all at better value than the next guy. the difference, as with all market segments, is maintaining a level of consistency with the quality of work standards. Procedure, training and supervision are absolutely essential; anyone familiar with a quality assurance process would know that, the implementation of a standard procedures manual is critical to operational success. However, we also found early on into our isO implementation that the single greatest success factor was that the internal auditing process had to be rigorous, and regardless of the potential disruption and/or discomfort, it had to be a robust and unwavering business mandate. Within all our sectors we are continually sourcing, updating and implementing the latest technology and systems to ensure our processes are delivered in a timely manner, with OH&s paramount across the board. We are proud of the fact that we have contributed to the wider community and are committed to providing all our
staff with the option of further training in their chosen field. We are passionate about developing our employees, which starts with our stringent induction process. Many of our managers initiated their employment with elynwood at ground level and have adopted the culture of elynwood in their development to senior management. We are recognised in the industry for having a personal rapport with all our clients starting from myself (Managing Director), all the way down to our staff at ground level. it is business values and drivers like integrity in our company culture that allows our organisation to retain many long-standing clients. to this day, we still service our very first contract, which has now been retained for over 20 years the elynwood team, as a whole, is especially proud of this and many relationships like this.
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Cleaning Catering Maintenance
Grounds & Garden Maintenance
Waste Management & Environmental
Integrated facility services. Done the right way.

Elynwood Services is a privately owned Australian company with an operational history dating back to 1990. Since then we have developed a comprehensive service capability across the spectrum of property services segments including contract cleaning, commercial catering, ground maintenance and more.
Enter
Go online to:
www.elynwood.com.au/competition
www.elynwood.com.au
online at www.elynwood.com.au/competition
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Worldwide webs!
By roBert drANe, huMAN resources MANAger, BriteWAy WiNdoW service
Spiders are everywhere! For some, its just a fact of life. For others, the very thought is unbearable. Its one of those challenges that nature will always present to us. Spiders will never go away; however, they can be controlled. But is it always worth it? Its up to you to decide.
t certain times of the year, window cleaners find themselves battling thick cobwebs that form on the outside of city buildings. residents of high-rise buildings spend time almost every day sweeping away spider eggs and webs from balconies. those without balconies notice a build-up at certain times of the year. some years are worse than others, and sometimes the problem is controlled via extra cleaning. But one thing is certain: cities are not exempt from nature, and spiders will keep coming back! spider webs can spoil a view. Not all occupants complain, but if enough do, it will become an issue, according to David McGlashan, Facility Manager at Freshwater Place apartments in Melbourne. a committee has to determine how best to spend its budget. Do they want to spend an extra, say, $30,000 on spider control? the answer would be yes, if there turns out to be enough interest
from owners. in the end, it comes down to the level of enquiry and complaint by residents.
No matter where you are city, country, bush or backstreets, high or low youre never far away from a spider.
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Perpetual PropertyCare strengthens facility service capabilities
erpetual Propertycare has strengthened our management with well-known industry figure adam atkin joining our team in March. adam, being the inaugural winner of the industry young manager of the year and a member of the Bscca New south Wales management board, continues Perpetuals commitment to employing quality management staff to grow our business. adam fills the newly created position of National sales Manager and is charged with the responsibility of building our facility services capabilities in conjunction with our sister company trojan Workforce. Perpetual Propertycare currently provides cleaning and cleaning related ancillary services to major contracts, and full facility service management to several
commercial buildings. trojan Workforce will provide the qualified trade staff to carry out repairs and maintenance services to our contracts. closer ties with trojan, which has a national network, will also assist in Perpetuals goal in being able to provide national coverage within the next two years. in promoting facility services packages to potential customers, Perpetual Propertycare will always tailor a package that best suits the customers needs for each individual property. the use of our own staff and specialised contractors will ensure our customer receives a professional and consistent service that enhances the property that their customers or staff occupy.
Innovative Solutions
Your Choice is Clear

Reliable Service
> Of ces > Educational Facilities > Event Venues > Industrial Sites
for the best sustainable solutions in
Quality Care
Contact Perpetual PropertyCare p 02 9641 2021 f 02 8020 6608 info@perpetualpropertycare.com.au www .perpetualpropertycare.com.au
The Right Choice
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such a simple issue illustrates the complexity of facilities management. For example, occupants on lower floors might wonder why the matter is even an agenda item. those higher up might, rightly, say, i pay more to be up top and i dont want to see spiders on my windows. in office buildings, workers on the higher floors barely notice, simply because they dont have to live there. to many, the movements of these errant arachnids are an enigma. Why do they favour one side of a building? Why do residents on upper floors tend to notice more activity? How do they get there? Do spiders just crawl all over the outside of buildings and agree on which floors they will occupy? Do they fly somehow and if they do, why is it that we dont see millions of airborne arachnids all over the place?
David McGlashan has found that one extra clean per year goes a long way toward addressing the problem. We budget for three cleans, but for the last few years weve been doing two. Were going back to a third clean so we are hoping it might minimise the issue. We had a section on the northern end of Freshwater Place sprayed as a trial prior to a clean, to assess how long it would take for the spiders to come back. they took a long time, but they did come back. it was a worthwhile exercise, though.
Why do they pick on us urban dwellers?

actually, they dont just pick on us urban dwellers. No matter where you are city, country, bush or backstreets, high or low youre never far away from a spider. entire sections of forest have been known to be cocooned in colossal webs as thousands of spiders alight in the same place. you might have seen one of these vast, tullethick veils of silk yourself. its a spectacular sight! looks great on trees. im not saying it doesnt look great on your building. it does if you like that well derelict look. When it comes to describing the spiders favoured mode of transport, e.B. White, the author of Charlottes Web, wasnt just making it up. Many tiny species actually do go ballooning a feat that involves throwing a dragline of silk into the breeze, getting pulled along until airborne, and riding the updraft. according to the cartoonist Gary larson, buffalo disperse by doing the same thing but we think he might be making it up. Were yet to scrape a nest of steer off the underside of anyones balcony. anyway the thing about spider ballooning is its randomness. they dont always end up attached to anything. spiders cant control what happens once theyre up there. Pilots have recorded seeing them 10,000 feet up. a fortunate few wind up stuck to your building which is unfortunate for you.
When it comes to describing the spiders favoured mode of transport, E.B. White, the author of charlottes Web, wasnt just making it up.
Of course theres a balance.
it all depends on cost and just accepting its a part of nature, says David, who had to deal with a massive infestation of Bogong moths a few years back. although were not licensed as pest exterminators, there is a lot for us to consider, not least of which is the health and safety of the public, our workers and occupants of the building. there are three types of chemicals that can be used to eliminate spider populations: carbonates, organo-phosphates and synthetic pyrethroids. after much consideration, and consultation with the Health Department, which licenses the Pest control association of victoria, we decided one of the best ways to eliminate the problem and ensure no-one is adversely affected is to use the synthetic pyrethroid, which eliminates spiders by slowly penetrating their exoskeletons. the pyrethroid is actually a chemical imitation of the chrysanthemum flower, and is considered by the Health Department to be the safest option of the three for humans. its use is accompanied by risk assessments conducted by our operators. We are also exploring the latest completely organic and waterbased pesticides and awaiting evaluation of their effectiveness in spider elimination. in our field, the health and safety of the public, our clients and our workers is paramount, and therefore we are active in seeking ever-safer ways to meet the challenges we, and you as the facilities managers who engage us, meet in the maintenance of city buildings.
Why do they fly at all?

its an instinct thing. its how young spiderlings migrate away from the place where they are hatched. We window cleaners have been likened to spiders as we hang from ropes attached to your building, busily sliding up and down like orb weavers. like us, spiders check the weather before they take to the air. We tend to use weather reports on the news or our phones. they use sensory hairs and organs. What theyve learned is that windy, warm and dry days provide the best conditions for flight, because wind provides the power, and warmth provides the updrafts useful for take-off. Hence, roughly three seasons of the year are favourable for your building to get covered in silk, especially in those high-up, hard-to-access places. this makes window cleaners the best-placed people to help you deal with the problem. the challenge for us has been the fact that were not pest exterminators. Dealing with cobwebs is simply necessary for us to do our core business. clearing expansive networks of fabric from the sides of buildings can almost double the cleaning time. yet our expertise in accessing your building and working in high places often means were the most logical people to do the job. lately, during periods of spider infestation, weve found it handy to tackle the task in two parts: spray, then come back and do the clean.
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Balancing cost efficiency with improved service
acility managers are constantly required to balance cost efficiency while delivering improved service and managing ever increasing maintenance schedules. No easy task. the cia cleaning institute of australia understands that facility and property managers are both time-poor, often underresourced and are in need of industry innovation to assist them in streamlining the management and maintenance of their assets. it is in response to this that cia has developed a customer service package that streamlines processes through a holistic management software system that enables a strong communication channel with regular reporting and trafficking of jobs. this facilitates accuracy and efficiency throughout the lifecycle of individual jobs and ongoing service. a comprehensive service provider, the cia gives clients the confidence that the ongoing cleaning, maintenance and capital improvement projects of their properties will be completed on schedule and within budget. the cia provides facilities and maintenance services for many older commercial and residential buildings, some of which are heritage listed. From maintaining mosaic stone floors to restoring and replacing old window frames, this extensive experience has afforded the cia a practical understanding of undertaking maintenance and renovation works in these challenging environments. With experienced employees and an extensive network of quality sub-contractors specialising in a wide range of trades services, cia ensure all clients needs are met and serviced in an efficient and timely manner. the cia manages commercial risk by ensuring all of our sub-contractors have current, appropriate insurance cover and have completed relevant OH&s training.
CIA deliver results on time and on budget.

Our comprehensive service delivery gives clients the confidence that the ongoing cleaning, maintenance and capital improvement projects of their properties will be completed on schedule and within budget. Our clients benefit from our commitment to: providing cost effective solutions streamlined reporting and communication engaging only fully compliant, best practice subcontractors investing in new technologies to better manage process delivering to the highest standards CIA uMonitor, our on-line collaboration and communication software, takes the stress out of reactive building maintenance by allowing 24/7 access to our managers. For more information call 03 9510 4150 Email: info@CleaningIA.com.au www.cleaningia.com.au
CIA services provided:

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customised maintenance schedules Planning and delivery of capital improvement works Planning and delivery of building sustainability improvement works Programmed and reactive building maintenance Building condition audits
For a more informative discussion on how the CIA can provide better FM solutions for your assets, call Stephane on 03 9510 4150 or email Stephane@CleaningIA.com.au
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Better ways to reduce the cost of cleaning maintenance

By gerry goldBerg, PresideNt, NAtioNAl cleANiNg suPPliers AssociAtioN
It must be pretty obvious that any facilities manager would place cleaning and hygiene high up on their priority list when considering what is important to the maintenance of their facility especially at a low cost.
ow, then, does a facilities manager ensure that they are following the best path? How is it possible, where cleaning is not necessarily an area of specific expertise for a facilities manager, for that manager to be sure that their cleaning and hygiene needs are being catered for in the best possible way and at the best value available? How does a manager establish and judge the standards either required or achieved? to some extent, managers are thrown to the wolves and are at the mercy of the contractor they appoint. Of course, over time many managers have reached a rapport with their contractors such that there is a peace, albeit sometimes an uneasy peace, existing between contractor and manager. But this does not necessarily answer the question of standards. Nor does it answer the question of whether the manager is getting the best value.
value not predicated on price

the question of value has considerable ramifications because it is not predicated on price. the price asked and accepted in absolutely no way guarantees that the manager is getting either value for the money spent, or the results that they expect. the fact is that the judging of cleaning standards is generally subjective and superficial. the attitude taken is too often: if it looks reasonable it must be OK. But there is much more to cleaning and hygiene than that. On one hand, there are the standards that determine whether the results of the cleaning operation are satisfactory. and yes, there are subjective standards that can be and are applied to this judgment. But on the other hand, there is the vital consideration of whether the results obtained justify the cost thereof. and the costs need to be based firstly on realistic expectations of value for money, but secondly, and again, most importantly, on an understanding of the facts surrounding productivity. the question of cost is not and should not be based merely on the best price that any or all contractors can be beaten down to. that kind of demand leads only to shoddy work, cover-up jobs and shortcuts to try to survive under the demands of high expectations against low pricing.
Consider productivity of supplies

the answer, then, lies not just in price, but also in how to achieve the best results at the lowest cost, and that is achieved by considering productivity of the materials used. Here is the crux of the matter. Managers need and often have a clear understanding that at least 90 per cent of the cost of maintaining their building to a satisfactory standard of cleanliness and hygiene in australia is ascribed to labour. But every cleaning contractor (or in-house cleaning division, for that matter) is committed to paying their labour award wages and applies award conditions. so in that regard the contractor has virtually
continued on page 91 Facility PersPectives | vOlUMe 6 NUMBer 2 89
company profile
Understanding customers needs a successful formula for CMC

Understanding its customers needs has always been the driving force behind CMC Property Services. Whether it be keeping up with cleaning trends and needs for green cleaning or investing in its IT infrastructure so it fully integrates with their customers, CMC has always strived to service the needs of its customers.
ou could say that this has been the key to cMcs success, having achieved an exceptional 30 per cent net growth this year and expecting double-digit growth next year. cMc is a specialist in the cleaning and maintenance, management and reporting of offices, retail outlets, commercial buildings, multisites and educational facilities. since it was established in 1994, cMc has grown to be one of the leading national cleaning and property maintenance companies in australia, with a national footprint expanding not only in metro, but remote regional areas. cMcs Managing Director Paul Mccann says that cMc has always worked closely with its customers to understand their needs. Our it infrastructure has been designed and built upon the needs of our customers. Over the past seven years we have worked closely with our customers to develop our tailor-made ecrM (electronic customer relationship Management system). this system allows our customers to access our services instantaneously. Our customers can log requests, track what we do with their request and receive reports on the outcome of the request all in real time. they are always in the know about the service we provide to them, Mr Mccann said.
cMc use the Unger HiFlo system, cleans with pure water, without chemicals and up to nine feet high. this results in a safer, chemical-free workplace for cleaners and no harmful chemicals destroying our environment.
cMc uses Galaxy tablet technology to conduct onsite quality cleaning inspections that are sent electronically to its ecrM system.
We have tailored our ecrM from years of feedback given by our customers. For instance, if our customer is a facilities management company and requires elements of their reporting in a particular format or graph, we have been able to accommodate. the shift towards green cleaning is another customer need that
cMc have focused on. they have recently partnered with expert Bridget Gardner from Fresh Green clean to pilot the Fresh Green clean Program into their operations. a key customer site that cMc provides cleaning and maintenance services for was recently audited as part of the program. the program gives a third-party review of work methods and processes used in operations at individual sites, with the key areas audited to include low harm, clear air, clean hygiene, resource use, energy efficiency and waste management. recommendations on improvements in these areas are made and changes implemented. the service is then re-audited and improvements against the key audit areas are measured and quantified. Mr Mccann said that cMcs aim is to use this site as a test site and once the results are returned, use the improvements suggested throughout all the sites that cMc services. to us, green cleaning is cleaning effectively to create healthy buildings while at the same time reducing our environmental impacts, he said. its not just about using environmentally friendly products, it is comprehensive and includes assessing the unique needs of each facility and its occupants, as well as the cleaning chemicals, equipment, paper products, procedures and training. the findings have and will assist us in becoming key leaders in green cleaning as well as helping to educate our cleaners and managers.
For more information, contact CMC Property Services on 1300 889 210 or visit our website at cmcservices.com.au
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no room to move in either direction. the labour constitutes 90 per cent of their total cost, and they cannot pay their labour any less, even if they do allow their price to be beaten down. so where does the astute manager go from there to contain or even reduce the high cost of that labour, and therefore the cost of the cleaning maintenance? the contractor has no further wriggle room and the facilities manager is being squeezed to reduce costs. the answer lies in the manager and the contractor working to achieve a win-win result, finding better, less labour-intensive ways to do the job. there are such ways. there are ways by which even paying more for the supplies can result in a saving simply because the superior supplies bring productivity gains that more than offset the additional price of supplies. this can apply equally to machinery, chemicals, and accessories. cheap is not necessarily inexpensive. low price does not automatically mean a win for anyone. it certainly does not mean low cost. cost is a product of price, together with productive life of the material used and, most importantly, time expended to achieve the desired result.
cent. isnt it worth paying out an extra two per cent on the cost of the maintenance to save 4.5 per cent on that cost a net saving of 2.5 per cent over the whole job? if that could be proven, isnt that a better way to go than to simply demand cheaper pricing from the contractor? if the supplier of the cleaning requisites is unable to make such suggestions or generate such offers to either the contractor or the facilities manager, or both, and both parties cannot see a way to change the 90/10 formula for that is what has been done in the above example then perhaps the facilities manager should call in a supplier who can point out ways to change the formula, and then bring their contractor up to date with better ways to achieve legitimate savings. if the contractor sees this as a way for both parties to benefit rather than a push to lower the maintenance price at the total expense of the contractor, then everyone ends up a winner. and longer-term, cooperative contracts are the result.
Changing the formula

3
Changing the 90/10 formula

in other words, the answer lies in changing the well-known 90/10 formula. if 90 per cent of the 100 per cent of the cost is in labour (and overheads, it must be said) then only 10 per cent is spent on supplies. isnt it worth paying, say, 20 per cent more for the supplies if that can save just five per cent on labour? after all, paying out an extra 20 per cent of 10 per cent of the cost (the supplies) equals two per cent extra on the total cost. against that, save just five per cent of 90 per cent of the cost (labour) and the saving equates to 4.5 per
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if a supply costs $10, then according to the 90/10 rule, $90 is spent on labour. assuming the cost of supply increases by 20 per cent, the extra cost is $2. if the more productive supply saves five per cent of the labour cost (five per cent x $90) = $4.50 extra cost of supply $2. saving on labour $4.50. Net saving $2.50 = 2.5 per cent this saving is 2.5 per cent over the job. the 90/10 formula no longer applies.
Your cleaning and maintenance solution partners

CMC Property Services has over 18 years of experience in cleaning and maintenance services across commercial, educational and government sectors. We are a national company providing the following services across metropolitan and regional areas: general and green cleaning carpet cleaning hardfloor strip and seal grati removal window cleaning waste management services hygiene services pest control washroom consumable supplies electronic reporting and management of our services
Contact us on 1300 889 210 for more information or visit our website at cmcservices.com.au
AS/NZS ISO9001:2008 Quality Certified Company
AS/NZS 14001:2004
Environmentally Certified Company
AS/NZS 4801:2001 OH&S Certified Company
321983A_CMC Property Services | 1775.indd 1
2/05/12 9:01 AM
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relocation
relocating premises?
By gAB AghioN, director, BusiNess relocAtioN MANAgeMeNt
With property enquiries on the rise but landlords still listening, the current market indicates that its shaping up to be a good time to secure your future premise.
ab aghion from Business relocation Management breaks down the daunting and complex process of relocating into the four stages, and provides practical hints to ensure your next relocation project is flawlessly planned and stress-free.
1. Site selection
How do you find the perfect premises? What do you do once you have found it? 3 Before rushing out to view potential premises, take a step back and plan your project goals, timeline, budget and approach. 3 create a property brief to help hone your requirements. Brainstorm everything specific to your operations, including permits and zoning, and engage staff if change management is important. 3 appoint the designer early to handle an initial spatial analysis if space requirements arent known. 3 Go to market using the internet, commercial agents and property advocates. if the agent or advocate is not charging a fee, be aware that the landlord is providing the finders fee and the advice is not impartial. 3 shortlist and view preferred options. take photos, request layouts and compare shortlisted premises against preset criteria to help make impartial assessments. research potential premises, and handle thorough due diligence if purchasing. 3 if an existing fit-out is preferred, assess the quality and costs associated with making changes. Be careful not to inherit an overly tired fit-out or end up contorting yourself into another companys layout. 3 Negotiate the heads of agreement and then the lease with legal
guidance. Negotiating tips start early to allow for false starts and reduce timing pressures; research the local and general market including supply and incentives; understand the other partys motivations; investigate the propertys strengths and weaknesses; have a quality second option and be prepared to walk away from unrealistic negotiations.
2. design
3
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appoint consultants aligned with your project goals and intent. Understand the distinction between drafting, design and construct, architectural and interior design services to ensure the best project fit. create a thorough fit-out brief, including organisational changes, and engage staff appropriately. Follow the design process from sketch design and layout through to design development and documentation. engage engineers and additional consultants as required. conduct storage and loose furniture audits to document requirements and what is planned for relocation or disposal. check lead times, as sourcing imported and purpose-built furniture can have a longer lead-time than the fit-out itself. Obtain the building permit and landlord approval, together with complying with reasonable tenancy guidelines. identify early ict areas that will impact the design and documentation, for example: power, data, comms room, raised flooring, networking and phone system overhauls. engage your it consultants during the design. tighten the budget and timeline based on the developing plans.
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relocation
3. Fit-out works
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if tendering, allow time to ensure responses match the documentation and research the shortlisted providers. the tender should identify project timing, contract type, payment schedule, retentions, defects, warranty and any tenancy guidelines. in addition to an approved price, the winning head contractor must have relevant experience, resources to deliver, meet OH&s obligations and be hungry for the work. appoint the builder and provide site access (for example: bank guarantees, approvals, insurances, access cards). create a condition report on the new premises and lodge with the builder and landlord prior to any works commencing. Use base building trades where required and suitable, but avoid the temptation to force the builder to use your preferred trades. Work proactively with the facility manager and follow the tenancy guidelines if they exist. resist making changes until the end of the project. if changes are valid, follow a formal process and track all documentation and contract adjustments. set aside time and money contingency for unexpected costs and delays so that an internal approval process doesnt need to be sought for every minor impact. Near site handover, there are often finishing trades swamping the site. company staff, contractors and removalists typically sharing the busy site before handover will need approval from the fit-out contractor, who is still responsible for rubbish, safety, damage, completion and approvals.
Tender and appoint a commercial removalist with experience, equipment and resources to deliver your move.
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relocation
4. phySiCal rElOCaTiON aNd haNdOvEr

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tender and appoint a commercial removalist with the experience, equipment and resources to deliver your move. the existing and new premises should both be inspected to identify any risks and access concerns, and to estimate the labour and move timing. Microplan the move to minimise down time, including it, removalist, contractors and staff requirements. create a plan for staff seating, furniture and contents. Management should be free to supervise and guide the packing, physical relocation and unpacking at both premises. replicate services at both ends if no down time is acceptable. Manufacturing, warehousing and specialised equipment require stock level and customer order planning together with warehouse layout planning. skeleton staff operating the new premises and a coordinated overlap of operations can reduce double handling and move risks. create a relocation guide for staff and brief them with clear instructions for packing, move day and unpacking requirements. Unpack as soon as possible and have fit-out and it providers together with management available to assist with troubleshooting. Hold a relocation de-briefing with staff and welcome them to the new premises. Open up communication channels to understand any concerns and respond accordingly. Plan out the old premises handover before the relocation so the make-good and asset recovery can be handled efficiently and sustainably.
SHORT ON TIME? 10 ESSENTIAL RELOCATION TIPS

1. planning
set early goals to steer your project and assist with decisionmaking.
2. get informed
research the commercial real estate market. visit recent fit-outs. speak to previous project owners. interview consultants.
3. Key providers
Providers must have a strong match to your scope, budget and timing goals. appointing consultants without the relevant skills and experience will drain company resources and compromise the project.
4. Form an initial budget

investigate and assemble an idea of likely project costs to guide early decisions and appointments. Keep the numbers rough to allow flexibility.
5. Start early
Many projects are compromised by starting late, and then commence under pressure. start early, especially if site selection is required.
Companies relocating can visit www.businessrelocation.com.au for checklists, further resources and to download the project pack.
6. Change management
staff engagement, information flow and balanced input are essential to a quality project. Use your project to make a positive change to the working environment and how it is perceived.
7. resources
Project owners need time, back-up resources and access to senior management for decision-making. steering committees are often appointed to share the workload, typically guided by a consultant.
8. Environment
Make sustainability a key deliverable goal. ensure environmental impact is considered at every stage, including site selection, fit-out design, physical relocation and asset recovery.
9. inject personality
Many workspaces look glossy but lack personality and relevance. consider the organisations personality, branding and achievements, and weave this into the front-of-house and internal zones.
10. Seek assistance
Gab aghion is the director of Business relocation Management, which provides search, fit-out and relocation project management services.
relocation projects can be stressful black holes for time, money and resources. stay positive, keep the project goals in focus and seek external guidance.
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Whatever your business move across the street, across the world, or even simply across the hall - the best moves are made with Grace.
GR AC E B US I N E SS S E R V I C E S I S A L EADER I N T H E R EM OVALS BUS I N ES S SEC TO R A N D P R O VI DE S S O LU T I O N S A N D S ER VI CES F OR G OVER N M EN T AN D COMME R C I A L C L I ENTS. O U R S YS T E M S A N D P R O C E D U R E S EN S UR E A S EAM LES S S ER VI CE, R EG AR D L E S S O F THE S I Z E OR T YP E O F T H E R E LO C AT I ON BE I T OF F I CE, LABOR ATORY, M E D I C A L, FAC TO RY, WA R E H O U S E O R L I B R A RY. Project management and relocation consultation Specialised equipment and vehicles Secure storage Online technology for asset management Contact one of our experienced Project Managers to discuss your needs.
A C R O S S T H E S T R E E T, A C R O S S T H E W O R L D. T H E B E S T M O V E S A R E M A D E W I T H G R A C E . GRACE.COM.AU 13 14 42.
company profile
Enhancing building security with visual surveillance
egardless of the size and purpose of a building, security is a key consideration for facility managers and building owners. aDt security offers a wide range of systems and solutions including alarm monitoring, access control, visual surveillance and virtual guards. video surveillance continues to be a popular choice for facility managers looking to secure premises as it is a cost-effective method of monitoring for security threats. advances in video surveillance technology have expanded its capabilities to applications that can enhance every aspect of a business from security to operations, to risk management. visual surveillance systems can enable fast response times and reduce false alarms while also providing comprehensive reporting and recording features. With aDt securitys video surveillance systems, operators can view images from multiple cameras when an alarm is activated, dramatically increasing the likelihood of identifying the true cause of an alarm. this becomes particularly important in potentially life threatening situations, where a traditional guard may take too long to respond.
installing surveillance cameras as part of a risk-management approach provides operators with the ability to cost-effectively monitor for security threats. When implemented effectively, video surveillance can offer significant benefits to businesses, and footage gathered can also be used as evidence in some police and legal investigations. visual surveillance technology exists in multiple forms. in addition to traditional wired video surveillance, aDt security also offers wireless video surveillance technology that enables the transmission of video and camera control via radio Frequency (rF) signals in a flexible and cost-effective manner. Wireless systems are ideal for remote locations that require a high level of surveillance but for which a wired solution may be costly or physically impossible.
For more information on the solutions available, please visit www.adtsecurity.com.au or phone 131 238.
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Facilities Management Starts with ADT

ADT Security is the worlds largest provider of electronic security solutions with over 130 years experience across residential, small business, retail, commercial, industrial and government sectors. We constantly work with the latest technology, drawing from a wide range of products and services, to provide the best protection for any environment. Our Facilities Management solutions are designed to detect unauthorised entry and help maintain your business integrity to keep track of visitor and employee movements. Intrusion Alarms and Monitoring CCTV Surveillance RFID Remote Visual Surveillance Fire Monitoring Access Control including proximity cards and keypad access Building Management Solutions
When it comes to security, we can design, install, integrate and maintain your customised security systems to meet all your needs.
To find out more, call 131 238 or visit www.adtsecurity.com.au/facilitiesmanagement
Master Licences: VIC No. 65201491P | WA No. SA40562 | SA No. ISL152299 | NSW No. 405187443 | ACT No. 17501009 | QLD No. 3258669
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risk managment & security
managing risk in the age of the Cloud

As more services move online, both IT and physical security considerations need to be addressed to minimise the risk of downtime, information theft or data loss, writes Brett Judd, Exhibition Director, Security 2012 Exhibition, Diversified Exhibitions Australia.
ustralia leads other asia Pacific countries in the adoption of cloud computing. according to a recent report from Frost and sullivan, titled state of cloud computing in australia: 2011, 43 per cent of enterprises are now using cloud computing in some form, and 41 per cent of it decision-makers agreed that cloud computing will continue to be a top priority. cloud computing is the delivery of computing as a service rather than a product, whereby shared resources, software, and information are provided to computers and other devices as a utility over a network (typically the internet). it is a natural evolution of what started as software as a service a couple of years ago. But while the business world is embracing the cloud as a preferred delivery channel for information technology, facilities managers need to understand the multi-dimensional complexities it can bring to their organisation. cloud computing, if not properly secured, can result in the loss of direct control over systems for which facilities managers are nonetheless accountable. the problem is that many managers have not yet got a handle on the risks particularly at the most senior level.
2) insecure interfaces and apis

cloud computing providers expose a set of software interfaces or application Programming interfaces (aPis) that customers use to manage and interact with cloud services. the security and availability of general cloud services is dependent upon the security of these basic aPis. From authentication and access control to encryption and activity monitoring, these interfaces must be designed to protect against both accidental and malicious attempts to circumvent policy.
3) malicious insiders
the threat of a malicious insider is well known to most organisations. this threat is amplified for consumers of cloud services by the convergence of it services and customers under a single management domain, combined with a general lack of transparency into provider process and procedure. For example, a provider may not reveal how it grants employees access to physical and virtual assets; how it monitors these employees; or how it analyses and reports on policy compliance. to complicate matters, there is often little or no visibility into the hiring standards and practices for cloud employees. this kind of situation clearly creates an attractive opportunity for an adversary ranging from the hobbyist hacker to organised crime and corporate espionage, or even nation/state sponsored intrusion.
Why iT can be risky business

at last years security exhibition, 26 per cent of visitors identified information security as a key security challenge. the survey queried more than 400 government and business professionals. so what are the specific security risks in the age of the cloud?
4) multi-tenant architecture
One of the key selling points for cloud services is that cost benefits can be derived from sharing infrastructure. But in some instances, the isolation properties for a multi-tenant architecture are not strong enough to prevent inappropriate levels of control or influence on the underlying platform. Generally speaking, customers should not have access to any other tenants actual or residual data and network traffic.
The Cloud Security Alliances Top Threats to Cloud Computing report1 identified some of the key threats:
1) anonymity means impunity
to use a public cloud service, often nothing more is needed than a valid credit card to get started. this relative anonymity has enabled spammers, malicious code authors, and other criminals to conduct their activities with relative impunity.
5) data loss or leakage

the threat of data compromise increases in the cloud, due to the
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risk managment & security

number of, and interactions between, risks and challenges, which are either unique to the cloud, or more dangerous because of the architectural or operational characteristics of the cloud environment. large, modern data centre facilities, such as the Us$65 million equinix sydney 3 compound, feature an impressive array of access control and intrusion prevention technologies. a dense network of security cameras provides cctv coverage that allows security staff to monitor the premises 24/7. Other popular physical security measures include high-tech security gates and mantraps. some new facilities also take advantage of biometrics, for example fingerprint or iris scans that ensure that only authorised personnel have access to the server infrastructure, even after hours. While not every smaller-scale data centre requires the whole spectrum of security technologies, it is important to remember the potential damage to assets and reputation in the cloud age that can result from having server security compromised. Unless you have a back-up copy in an external data centre, a thief could simply walk out the door with your new cloud service!
6) account or service hijacking

account or service hijacking is not new, but cloud solutions add a new threat to the landscape. if an attacker gains access to your credentials, they can eavesdrop on your activities and transactions, manipulate data, return falsified information, and redirect your clients to illegitimate sites. your account or service instances may become a new base for the attacker. From here, they may use your good company name and reputation as a cover to launch subsequent attacks.
Security policies and technologies alleviate Cloud risks

thankfully there is a raft of new technologies available that help minimise the risk of external and internal data loss and theft in the cloud. as a rule of thumb, businesses should conduct a comprehensive supplier assessment when choosing an external cloud service provider, and insist on transparency into overall information security and management practices, as well as compliance reporting. another must-have is strong authentication and access controls that govern who has access to information and can alter it. also ensure that data is being encrypted and data integrity protected. in addition, implement strong key generation, storage and management, and destruction practices; and leverage strong two-factor authentication techniques where possible. On the contractual side, specify human resource requirements as part of legal contracts and determine security breach notification processes. take the time to understand cloud provider security policies and service level agreements (slas). ask the provider to wipe persistent media before it is released into the pool.
About Security 2012 Exhibition Now in its 27th year, Security 2012 Exhibition is expected to attract more than 4500 visitors from government and private enterprises. On the show floor, more than 150 local and international exhibitors will showcase the latest industry innovations, ranging from alarms, CCTV and access technologies, network and mobile security solutions and robotics to a raft of new training courses, perimeter security solutions and even custom-built armoured vehicles. Security 2012 Exhibition is endorsed by the industrys peak body, the Australian Security Industry Association Limited (ASIAL). Register to attend Security 2012 Exhibition at www.securityexpo.com.au
physical data centre security is paramount

Furthermore, data centres themselves as the physical home of the cloud present a vulnerability that needs to be addressed as part of a comprehensive risk assessment. the servers where the cloud service is hosted can be located on the premises or outsourced to an external data centre provider.
WWW.ClOudSECuriTyalliaNCE.Org/TOpThrEaTS/CSaThrEaTS.v1.0.pdF
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company profile
A living laboratory for sustainability

by Maggie LighezzoLo
Sustainability is fast becoming the smart choice for environmentally conscious businesses, and Brisbanes Construction Training Centre is no exception currently developing interactive and observable buildings that will pave the way for green technologies of the future.
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ith the carbon tax imminent and much greater emphasis now on the environment, the construction training centre (ctc) a commercial leasing organisation that provides facilities for the construction, training and other industries is expanding within its 12-hectare property, incorporating innovative ecological and environmentally sustainable technologies, creating what is essentially a user-centred, open-innovation ecosystem. Or more succinctly put: a living laboratory!
Proud of its heritage in salisbury to the south of the Brisbane cBD, ctc utilises the original buildings of evans Deakin industries, where Brisbanes famous and much-loved story Bridge was fabricated. Building on its undoubted sustainability credentials through reuse, ctc is about to launch the next chapter of its history with the development of a number of workshop, office and training buildings creating over 15,500 square metres of additional leasing space, all built with the highest green credentials in mind. Underpinning the
company profile
scheme is the concept ctc is calling living laboratory: sustainability in the Built environment. conscious of the fact that the built environment is the major contributor to greenhouse gases, ctc, which is part-owned by the building and construction industry, believes it has a responsibility to redress the balance in favour of the environment. What better way to do this than build green facilities where the industrys apprentices, trainees, tradesmen and women are trained. the technology in the buildings comprising the living laboratory will be observable and interactive. tenants and apprentices alike will be able to connect their own technology and monitor how the different eco-technologies work. this process ensures that beinggreen goes beyond theory and becomes a measurable reality. With interactivity comes engagement; with engagement comes comfort. the enterprise and innovation Hub is the centrepiece of the new development. this is where it is anticipated that those businesses attracted to the centre will refine existing, and create new, pioneering eco-technology, offering research and development organisations the opportunity to realise their ideas in an industrial setting. the living laboratory also offers a great opportunity for manufacturers and suppliers of the latest ecological and environmentally sustainable technology to test their equipment and building products, obtain performance data in a rigorous industrial setting and potentially market the innovative technology through being exposed to the construction industry and government; the two shareholders. ctcs living laboratory will be adding to an already extensive list of green credentials including: 3 Waterless urinals 3 a carbon-neutral office 3 Movement sensor lights in all facility bathrooms Fair trade and sustainable coffee served at the onsite caf 100 per cent of the construction training centres fleet is dieselpowered 3 the centre was the first in Queensland to submit a Water efficiency Management Plan 3 earning the company a place in the finals of the Healthy Waterways award, ctc re-vegetated the riparian zone around rocky Water Holes creek part of the Oxley creek catchment system 3 the solar training centre of Queensland one of the centres tenants have invested in a photovoltaic system to adapt power consumption to a cleaner, greener alternative, in an effort to reduce greenhouse gas emissions and the ever-increasing costs of electricity. ctc will be developing the living laboratory through a design and construct approach over a number of years, responding to potential tenant demand. those tenants wishing to become a part of Brisbanes most sustainable precinct are likely to be environmentally focused and understand the business advantage of a low carbon intensity footprint. With an increased focus on sustainability and energy consumption, tenants taking up the opportunities at ctc will participate in a dynamic and organic environment deploying the latest and on-the-horizon technologies and products. assisted by ctc, which has an enviable track record in networking and brokering relationships, tenants can expect to derive the benefit of working in close proximity to like-minded organisations where synergies are likely to multiply. When the choice is put to locate to just another building or become part of a sustainable site with other thought leaders, it is quite a simple one. the futures bright... the futures green!
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Become part of Brisbanes most sustainable industrial precinct
For enquiries please contact Phil Diver: 07 3216 6711 phil.diver@ctc.qld.edu.au www.ctc.qld.edu.au
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education & training
growing demand for green building gurus

By the NAtioNAl AustrAliAN Built eNviroNMeNt rAtiNg systeM (NABers)
With demand for energy efficient buildings growing, so too is the demand for qualified professionals to assess a buildings green credentials.
he industry standard for measuring the environmental performance of buildings is the NaBers rating, which is now mandatory1 when office buildings are sold or leased. Dramatic growth in the number of buildings seeking ratings means new opportunities for NaBers accredited assessors, who are able to conduct ratings. NaBers enjoys tremendous industry support throughout australia. Buildings containing 14.5 million square metres of office space, representing 60 per cent of the national office market, have rated their energy efficiency using NaBers energy. the take-up of NaBers is stronger than ever more than 1100 NaBers ratings were completed in the 2010/11 financial year and demand for ratings and for NaBers accredited assessors continues to grow strongly. NaBers is a government initiative to measure and compare the environmental performance of australian buildings. there are NaBers tools to measure energy, water, waste and indoor environment performance. ratings are currently available for offices, hotels and shopping centres, with tools for other building types under development.
What is a NaBErS accredited assessor and why should you become one?
While anyone can use the self-assessment calculator online, only certified NaBers ratings can be publicly reported, or promoted or used for disclosure. certified ratings can only be performed by accredited assessors, who collect and verify all the data for a rating. NaBers accredited assessors provide valuable insight to building owners on the true performance of their buildings, and the effectiveness of their sustainability initiatives. Growing demand for NaBers ratings is providing opportunities for new assessors to establish themselves in the marketplace. NaBers accreditation provides a strong value-add for consultants who specialise in energy, water, waste or indoor environment. assessor training includes a comprehensive off-site training course, along with on-the-job supervision of the first two ratings done by a trainee assessor. Many building owners also choose to have a number of their own staff accredited, to conduct their NaBers ratings in-house.
is NaBErS accreditation right for you?

ideal candidates for NaBers assessor accreditation have formal qualifications, or are skilled in the management and operation of buildings. if you have experience in energy efficiency or water efficiency projects, waste management or monitoring of indoor environment quality in buildings, you may also be suited.
1 uNdEr ThE NaTiONal COmmErCial BuildiNg diSClOSurE SChEmE, mOST SEllErS Or lESSOrS OF OFFiCE SpaCE OvEr 2,000m arE rEquirEd TO OBTaiN aNd diSClOSE aN up-TO-daTE NaBErS ENErgy raTiNg WWW.CBd.gOv.au.
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extensive hands-on experience and technical ability is highly desirable. the NaBers scheme relates to existing buildings, and candidates should be comfortable with inspecting these buildings and auditing information such as energy and water consumption, size, occupancy levels and hours of operation. every assessment includes at least one site visit to confirm data. you will need to have the confidence and ability to inspect. Many assessors are engineers, architects and facility managers.
What does the NaBErS training involve?

the NaBers training program is offered in two stages. you need to complete both before you can become accredited. NaBers training is offered throughout the year in all capital cities.
introduction to NaBErS seminar

this is a prerequisite for the accredited assessor training course, and can be attended by anyone wanting to know more about NaBers. this seminar gives an overview of the NaBers scheme. the NaBers introductory seminar is a compulsory prerequisite for the NaBers accreditation course.
accredited assessor training course

this training course is for those seeking NaBers assessor accreditation. it covers: 3 What NaBers accreditation means to you and what you need to know, including becoming an assessor, contracts, insurances, procedures, the code of conduct and the role of an assessor. 3 Knowing the rules rules for collecting Data and validation Protocols and how to apply them, understanding the rating spreadsheet and collecting the data. 3 Performing NaBers rating applications you will have an opportunity to perform NaBers rating applications; taking you through an analysis of the data required, and the data calculations made, right up to performing the final rating online.
Theory exam and supervised ratings process

the assessor course runs for two days, followed by completion of the theory exam. you will be required to attend the training, pass the exam and enter into a contract to qualify as a trainee accredited assessor. as a trainee accredited assessor you can then undertake the required two supervised ratings. you must pass at least one of the two supervised ratings to qualify as an accredited assessor.
For more information on the course or on working as a NABERS Accredited Assessor, email nabers@environment.nsw.gov.au, or phone 02 9995 5000. Course details can be found at www.nabers.com.au.
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company profile
Bond University and UN-Habitat Partnership

Dr Craig Langston, Professor of ConstruCtion anD faCiLities ManageMent, BonD university
Mirvac partners with Bond University to deliver the Mirvac School of Sustainable Development. This partnership offers a unique educational experience in Australia which, with Mirvacs commitment to sustainability, will produce graduates who will be industry leaders in their field and who will bring knowledge of sustainability to the business world.
Mirvac school of sustainable Development - student research trip
ond University is an institution with high commitment towards an environmentally sustainable future. enormous efforts have been made to disseminate sustainability principles in all processes within Bond University, and results have been evidenced in teaching, research and operations. Moreover, Bond University established a sustainability committee in september 2008 to enable the development of appropriate policies and procedures to institutionalise sustainability and create and implement a framework for environmentally sound, and socially and financially feasible practices across the campus. Bond University has also joined forces with local authorities and the private sector, achieving significant impacts in the region. Positioned within the institute of sustainable Development and architecture, the Mirvac school of sustainable Development aims to expand the boundaries of its current impact by establishing partnerships with other Universities, governmental institutions, research institutes and NGOs in order to create and disseminate sustainability and climate change knowledge for the benefit of the community at large. By joining the Habitat Partner Universities initiative (HPUi), Bond University is taking a further step to achieve this aim. the University,
through this partnership, intends to engage with UN-Habitat and other University members in joint research efforts, review research agendas, and actively participate in knowledge-sharing activities. in terms of education, Bond University is open to continual review of its curricula and exploring joint coursework partnering with other Universities.
The expected benefits for Bond University from this partnership include:
access to a research network with great potential to develop a common research agenda in the area of sustainable urbanisation 3 enhanced links between research and practice on global, national and local levels 3 receive/transfer knowledge and expertise from/to HPUi members through a range of innovative practices of knowledge management and sharing 3 Develop joint research proposals with UN-Habitat/HPUi members aiming at a higher number of funded research projects by governmental institutions 3 enhanced influence in the legislation/reform process of policies and by-laws 3 access to UN-Habitat knowledge products and capacity building tools 3 UN endorsement of innovative and relevant education and research programs advancing sustainable urbanisation 3 engage UN-Habitat staff and partners on research projects and training programs, and enhance their relevance and applications 3 Opportunities for scholar visits and exchange programs involving university professors and UN-Habitat staff 3 Opportunities for students to learn from, and research and work on, field projects with innovative practice it is through the forging of global partnerships such as these that the Mirvac school of sustainable Development will continue to strive to become a world-leading sustainability teaching and research institution ultimately building a better future for generations to come. Bond University is modelled on the traditions of the worlds most elite educational institutions, with the state-of-the-art campus on Queenslands Gold coast.
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institute of sustainable Development and architecture 6 star Green star education PilOt certified building
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Jack and the magic beans: the importance of workplace training for facilities industries
By kirk Fisher, heAd oF FAculty, AustrAliAN school oF APPlied MANAgeMeNt, WtAA
High-performing industries take the link between learning and excellence seriously. Leaders in these industries know the link between the development of their people and the evolving demands of new client expectations, technology and competition. They know that if they want to keep up with the developments of their profession they have to move beyond what they know now, and grow their team.
xcellent companies take the time to develop their people in smart ways, and i call this the Magic Beans Principle. youll recall the story of Jack and the Beanstalk, in which Jack learns that his beans are valuable, though at first hard to justify. For leaders in any field, training is their magic beans, and can protect them in times of change. in 2007, the United Kingdom commission for employment and skills (UKces) stated that: research in 2007 confirms that firms that dont train are 2.5 times more likely to fail than those who do. Now is precisely the time to keep investing in the skills and talents of our people. it is the people we employ who will get us through. When markets are shrinking and order books failing, it is their commitment, productivity and ability to add value that will keep us competitive. the letter goes on to say: From our experience in previous downturns, it was the businesses that did invest in their staff that saw the most dynamic recovery. a quick look at other research supports this in terms of effectiveness. take two people: one with training and one without. the person who has been trained has been shown to be between two and six times as effective as the non-trained person. the benefits can be simple: they dont have to stop and consult to determine their next step. they waste less time on re-starting tasks again and again, and they can proactively predict and plan around problems in multiple tasks. it is also important to remember that a trained workforce is more motivated, can adapt to change and finds more purpose in their work. this is particularly important in the facilities management industry as we answer the question, what is it we manage? as this field of work has changed, so have the demands on its professionals become more about management and less about facilities. the current literature reveals developments in security, complex systems,
green technology and social psychology among the areas that require serious thought and practical solutions. to lead in such complexity requires that our people continually develop their skills, and this implies a good training strategy. consider this for yourself, and ask yourself: What am i doing now that i wasnt doing five years ago? How much of this is the result of continuous improvement in people capacity? Of innovating new ways to work? you might also be asking: What might i need to be doing differently next year?
Formal
intentional classroom learning (10 per cent) coaching and Daily Management (20 per cent)
informal
responsive
learning on the job with peer and team cooperation (70 per cent)
company profile
Improve efficiency and sustainability through education and training
re you involved in facilities management and keen to broaden your skills and knowledge and enhance your career for future professional success? Organisations in all sectors are experiencing the rising costs of occupying buildings and providing support services to maintain and improve business operations. Facility Managers, supervisors, Work and asset Managers are all key contributors to improving quality, reducing risks, and increasing the overall profitability of an organisation. UNe Partnerships Facilities Management programs are designed to improve skills in managing people, assets and risk exposure in the workplace. they also present an opportunity for those already involved in a facilities management role to gain not only formal recognition, but also practical expertise by learning on the job and being able to immediately apply skills to meet organisational demands. UNe Partnerships has two work-based courses that progress through the Facilities Management Unit (FMU) Management cycle. the certificate (for supervisors) course is designed for you to study the theory of facilities management and apply what you learn in practice. the Diploma (for Managers) moves beyond the traditional building and asset management aspects and tackles the legal, environmental, business and strategic planning skills required to achieve organisational objectives effectively and efficiently.
Management programs are designed to improve skills in managing people, assets and risk exposure in the workplace.
the programs offer flexible delivery allowing you to schedule your study to fit in with work and family commitments. customisation is also available for corporate groups for contextualised and targeted staff training.
For enquiries please call the Facilities Management Program Team on 1800 818 458 or go to www.unep.edu.au/FacilitiesManagement
Learning for a sustainable future

by distance delivery and blended workshops
Diploma of Facilities Management Certificate in Facilities Management

Ask about inhouse training and short courses
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1800 818 458
www.unep.edu.au
U N E Pa r t n e r s h i p s P t y Ltd - T h e Ed u c a t i o n & Tra i n i n g Co m p a n y o f t h e U n i ve r s i t y o f N ew E n g l a n d
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in our programs, when looking at how to develop a learning organisation, we ask participants to survey their skills and knowledge development. We track it between formal and informal learning, and intentional and responsive learning. the 70:20:10 rule is a good rule of thumb for where you need to be putting your time. this rule states that: 3 70 per cent of all learning happens informally, on the job 3 20 per cent of all learning happens through formal coaching and daily management on the job 3 10 per cent of all learning happens in the classroom. interestingly, it is the final 10 per cent that receives most of the attention in a training development plan. How can we improve in the informal learning category? a good training strategy will assist informal learning when the facilitator helps team members develop positive communication skills, peer coaching, knowledge about group development and shared leadership responsibility. Other skills such as project management, job swapping, acting up, informal feedback, and team learning are helpful as well. twenty per cent of learning will happen based on formal coaching and feedback. this is largely the job of the manager of the team, and points to the further importance of leadership and management skills. a study by Olivero, Bane and Kopelman (1999) found that a classroom training exercise results in a 28 per cent improvement in performance. if that classroom exercise is matched with effective, solutions-focused coaching and feedback as a part of daily management, the results can go up to 88 per cent improvement. leaders and managers need to be trained, and train their teams, in the importance of coaching, and what effective coaching means. Finally, 10 per cent of all learning happens in the classroom. For this training to be effective, though, we need to shift away from the traditional way we were ourselves taught. there is nothing worse than boring, ineffective workshops. leaders in the training industry, in fact, have begun to shift away from the way many continue to learn in most classrooms, including in most universities. i recently began a workshop with a group of highly educated engineers. Many of them came in, set up their notebooks and prepared to take notes. the first thing i got them doing, though,
was to talk about their experience, develop answers together, build solutions and adapt new research to their current trends. they were moving about the room, laughing and arguing as we went. the workshop time was passing quickly and lunchtime soon arrived. One of the engineers turned to his friend, and asked: this is great, but when do you think hes going to start the lecture? Mate, i dont think hes going to lecture, his colleague replied. and he was right. the traditional method of classroom teaching relies on an assumption that all listeners have excellent verbal and listening skills, passive acceptance of ideas, and, frankly, more patience than we should have with PowerPoint presentations. traditional learning also trusts that short-term memory automatically translates to long-term memory. these assumptions do not carry for everyone, and this is not the way our brain works most effectively. it is helpful, therefore, to find a trusted provider for training and development. i suggest you find a provider who understands what really works in terms of learning styles, motivation and emotionally intelligent facilitation. a good training provider will often provide coaching for individuals as a part of the training program, to capatalise on informal and responsive learning. Most importantly, a good training provider will motivate participants to take action, and keep your people coming back. as suggested here, good training strategy is a key team leadership issue. this includes teaching your team how to teach each other, having good management and coaching skills, and effective workshops. When workers are involved in working together communicating, problem-solving, improving efficiencies, innovating, giving feedback, challenging, being excited about new developments what we find is that the learning in the organisation is exponential. Please ask yourself: What are you hoping to create in your role at work? One main difference between a great organisation and an ordinary work group is that the excellent team sees its work as a learning process, and continually returns to the question: can we do this better? leaders of these teams look to a comprehensive strategy for growing their team members as the key to answering that question. this is the magic bean that will lead to new discoveries and capabilities into the future.
108
company profile
Building a future in facilities management
he growth of a specialist discipline can be identified with three observable developments. Firstly, there need to be organisations that represent and promote the discipline. Next, the evolution of occupational roles needs to occur at increasingly influential levels. Finally, programs of education, training and research need to be developed that contribute to and disseminate the body of knowledge and skills that identify that discipline. these developments promote a strong identity for the discipline that is founded on a clearly defined body of knowledge and skills that underpin the discipline, and serve the common interests of the community of practitioners in facilities management. Facilities management focuses attention on the alignment of corporate capability with core business missions and the improvement of enterprise productivity. the pressing need for australian service and manufacturing industries to improve productivity will create opportunities for facilities management driven innovation. Until recently, australia has lagged behind other developed countries where the discipline of facilities or management has seen phenomenal growth rates. a major contributing factor to this has
been the lack of availability of education and training programs that serve the pathway needs of school leavers, technicians and nonspecialist practitioners. the recent development of a Graduate Diploma in Facilities Management by Holmesglen institute now adds to the diploma, undergraduate and postgraduate courses available through a small number of providers. the Graduate Diploma of Facilities Management is a postgraduate program that caters for the specialist upgrading of existing practitioners and graduates from other disciplines who wish to enter the practice of facilities management at a professional level. the Graduate Diploma of Facilities Management and the Bachelor of Facilities Management offered by Holmesglen are available by study on campus or online.
For more information, contact 03 9564 1648 or buildingdegrees@holmesglen.edu.au, or visit www.holmesglen.edu.au.
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research
Facilities managers and energy management

grAeMe PhiliPsoN, reseArch director, coNNectioN reseArch, looks At the highlights FroM the eNergy eFFicieNcy rePort the iNtercoNNected oFFice.
Energy efficiency and energy management are increasingly important issues for facilities managers. New Australian research shows that they still have a long way to go.
Time in current role
26.0 24.7 24.7 12.3 8.2 4.1 12.5 7.8 18.8
Total area (square metres)

31.3 29.7
less than 1 year
1 to 2 years
2 to 5 years
5 to 10 years
More than 10 years
N/a
<2000
2000-5000
5000-10,000
10,00025,000
>25,000
he built environment is responsible for nearly a quarter of all greenhouse gas emissions. Many facilities managers are now becoming aware that energy efficiency is not just good for the environment, but it also makes sound business sense and saves money. But many of them dont know what to do. Facilities managers are generally restrained by both the limited nature of the information provided from their Building Management systems, and the lack of integration of most of the systems in use. Much of their energy
management analysis is still undertaken manually, if at all. Half of them have undertaken energy audits, which they have found to be useful in reducing energy consumption. these and many other findings are contained in a new report, the interconnected Office, conducted by connection research, which looks at energy efficiency and technology usage in the australian office and tenancy market. the report is based on a detailed survey of over 1000 business owners and office managers about their attitudes and behaviours in energy management and energy efficiency. supplementary questions, some of which are examined in this reasons for staying with current energy supplier article, were asked of 78 facilities Guaranteed managers, in association with continuity of 2.9 8.6 25.7 58.6 FMa australia. supply the profile of the properties cheaper 2.9 17.4 37.7 39.1 surveyed was significant in both rates size and structure. the majority Better service 17.1 31.4 37.1 10.0 of the commercial buildings supplier studied were constructed before offers green 23.9 23.9 32.4 11.3 power energy efficiency became a prominent topic of discussion, More flexible and well before the establishment 2.9 31.4 22.9 22.9 billing of initiatives such as the Green Provision Building council of australia. We of energy 5.6 32.4 25.4 18.3 believe that the analysis derived contracting from the survey is representative customer 38.6 14.3 20.0 of the majority of commercial education buildings in australia. customer the sample covered 1.26 reward 29.0 10.1 7.2 program million square metres of commercial buildings. Based least important a little important Quite important very important Most important
110
research
on Pca data, there are 3900 commercial buildings with a total of 21 million square metres of commercial space currently available in australia. therefore, the survey sample represents approximately six per cent of the total space, though only two per cent of the building stock. the space surveyed was 76 per cent commercial, with the remaining space allocated across supporting services, and with 60 per cent of the building stock greater than 10,000 square metres. the median building age was approximately 11 years, and none of the buildings have been subject to major energy efficiency programs such as the Green Buildings program. therefore, the views of the sample can confidently represent the majority of building management services in the commercial sector. in total, the survey sample represents over 350 years of operational experience. One question asked about attitudes towards electricity supply. as one would expect for commercial premises, reliability of supply for electricity far outweighs price, or value for money, as a factor in staying with the current electricity supplier, by a significant margin. customer service rates much lower, as do issues around billing and contracts, which do not present themselves as significant motivators for remaining with the incumbent supplier. a separate question asked about facilities managers opinions of how well their current supplier was doing, in a number of areas. in this question, customer service also rated very low. and across the entire building stock, less than seven per cent of electricity is considered Green Power, although offering Green Power rates was the fourth-highest motivator for staying with the incumbent supplier. therefore, offering Green Power is seen to be an important feature, although this in itself does not translate to purchases unless the price is right. Facilities managers generally show a strong concern for the environment, and have a good appreciation of the concept of greenhouse gas emissions. Most of the significant building rating systems are well understood, and environmental concerns are a strong motivator for changing energy consumption patterns. Over half the sample has undertaken an energy audit, although the results suggest that these audits have only been partially effective. What is less well understood is the range of energy efficiency services available, such as White certificates and environmental upgrade agreements. How these measures can be translated in policies and actions requires much attention. everything about sustainability and building management starts with information and metrics. some specific techniques and technologies in the energy efficiency area, such as time of use tariffs, are not well understood. Nor is there a good understanding of how these can be used to reduce energy costs. Most facilities managers are still manually comparing energy bills, and few think that their Building Management system (BMs) provides good information. an important issue for facilities managers is their inability to evaluate the efficiency of their electricity supply because of poor reporting from their BMs facilities and the lack of supplier customer service. Fewer than half the respondents have experience with energy performance agreements (ePas) and energy service companies (escOs). to negotiate better supply contracts in the future, facilities managers will require an improved understanding of energy efficiency programs and access to improved information from their BMs. the use of BMs is further complicated by their general lack of integration. Outside of security and Hvac, the level of integration drops away rapidly. in addition, many of the reporting systems offer only manual reporting, meaning that their ability to develop holistic views of the energy usage is limited. the bottom line is that facilities managers have a significant role to play in improving the energy efficiencies of their buildings, with the proviso that continued energy supply is not compromised.
Graeme Philipson is Research Director of Connection Research. graemep@connectionresearch.com.au
About the Interconnected Office Report

the interconnected Office in 2012 is a report from connection research based on a survey of over 1000 business owners and facilities managers. the survey asked detailed questions about a range of respondents energy consumption patterns and their energy efficiencies practices and knowledge, and about the technologies employed in their offices. results are cross-tabulated by region, industry and size of organisation, and by many other demographics. the result is a unique and thorough analysis of technology and energy in australian offices, and attitudes and behaviour in energy usage in the business sector.
usefulness of energy audit

reduced our energy consumption
8.1
29.7
45.9
16.2
Provided useful recommendations
10.8
35.1
40.5
13.5
increased our knowledge of energy efficiency
8.1
37.8
43.2
10.8
Not Much Use
some Usefulness
Quite Useful
extremely Useful
The Interconnected Office in 2012 is available from Connection Research: www.connectionresearch.com.au, or call +61 2 9467 9800.
BmS provider ratings

level of detail in reporting customer service reliability of service value for money
17.9 48.3 44.8 6.9

Good
50.0 34.5 34.5 55.2
28.6
3.6 13.8 17.2 27.6
10.3
very good
Bad
OK
111
company profile
Creating a better future

GJK Facility Services care about the things that matter to all Australians our people, our community and our environment. We dont just pay lip service to sustainability; each day we actively reduce our environmental and social impact across every facet of our operation to ensure were part of creating a better future for all Australians.
e first opened our doors 25 years ago and were proud to now be one of the countrys foremost providers of cleaning and related facility support services. Originally operating only in victoria, our capacity to offer industry-specific expertise and tailored solutions for clients across all public and private sectors has meant a demand interstate for our skilled project teams. We now have offices throughout australia and manage 1200 employees and contractors with an annual turnover of $50 million. although were continuing to grow, we stay true to the values that mattered to us when we first started out integrity, reliability, hard work, excellence, and taking care of our clients. Our team of skilled staff ensures that communication, accountability and day-to-day monitoring of the work carried out on site keep us in line with our service delivery commitments. clients are also given peace of mind, with the assurance that GJK provides a 24-hour help desk so we can work alongside you to deal with any issues, whenever they arise. By putting our clients first, and continually improving our systems and processes, we have earned the respect and loyalty of our longstanding clients and industry partners. Were not afraid to put our word to the test, and we believe that greater transparency leads to better business practices and improved sustainability performance.
Our groundbreaking integrated Management system (iMs) ensures all our systems from finance to OH & s are integrated and externally audited regularly. Were also proud to be members of the Global reporting initiative (Gri) Organisational stakeholders Group which pioneered the development of the worlds most widely used sustainability reporting framework (G3). GJK is dedicated to creating sustainable communities by extending its work culture of empowerment beyond the company doors. recent winners of a 2011 Australian Business Award for Community Contribution, GJK has changed lives by creating employment opportunities for societys disadvantaged and through positive contributions to many charities and organisations in need. GJK Director, George stamas, is excited about taking his company forward, and is set to embrace any of the challenges that face the industry in the years ahead. i am passionate about this business and this industry were in. i want us to never settle for good enough; i want to exceed our clients expectations, and to surprise ourselves by what we can achieve.
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3066
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1775 Facility Perspectives June 2012 LOWRES No Crop Marks

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The leading resource for facilities management in Australasia

Volume 6 Number 2 JuneAugust 2012

Official magazine of the Facility Management Association of Australia

Fma australia Facilities management awards for Excellence

grEEn BuILdIngs LIgHtIng

40 Let there be light

upgrading Crown towers lighting systems

Facility PersPectives | vOlUMe 6 NUMBer 2

Fma australia nationally recognised

Innovation or stagnation is this the cleaning industry of today?

EduCatIOn & traInIng

maintenance of fire equipment: what the results show

growing demand for green building gurus

shopping malls future is lit with LEd

update on fire protection maintenance

Better ways to reduce the cost of cleaning maintenance

for energy inefficient windows on existing buildings

58 the clear solution

Facility PersPectives | vOlUMe 6 NUMBer 2

from the CEO

Nicholas Burt Chief Executive Officer

Facility PersPectives | vOlUMe 6 NUMBer 2

from the chairman

Steve Taylor Chairman

Facility PersPectives | vOlUMe 6 NUMBer 2

company profile company profile

Who will be there?

The only trade show dedicated to waste and recycling in Australia

21 & 22 November 2012

Do you want to exhibit?

www.awre.com.au +61 3 9261 4500

Some of our supporters and advisory board members

Facility PersPectives | | vOlUMe 6 NUMBer 2 Facility PersPectives vOlUMe 6 NUMBer 2

FMA Australia Director appointed to the Board of Australian Super

New FMA Australia Director

Senator outlines plan for infrastructure

FM Innovations makes FM simpler and affordable

Rentokil Initial Group

Facility PersPectives | vOlUMe 6 NUMBer 2

Facility PersPectives | vOlUMe 6 NUMBer 2

company profile company profile

How significant are these productivity changes?

Facility PersPectives | | vOlUMe 6 NUMBer 2 Facility PersPectives vOlUMe 6 NUMBer 2

Facility managing the largest local government in australia

Facility PersPectives | vOlUMe 6 NUMBer 2

Specific activities Neil undertakes in his current role include:

preventative maintenance programmed maintenance emergent maintenance reactive maintenance.

Facility PersPectives | vOlUMe 6 NUMBer 2

2012-13 federal budget

What industry thinks of the 2012-13 Federal Budget

romilly madew, Chief Executive, green Building Council of australia

A carbon price alone will not effectively tackle buildings emissions

Facility PersPectives | vOlUMe 6 NUMBer 2

2012-13 federal budget

good Environmental Choice australia (gECa)

Nicholas Burt, CEO, Facility management association of australia.

Facility PersPectives | vOlUMe 6 NUMBer 2

company profile company profile

Bike storage: getting it right

Suzanne Kowalski is the Manager at www.bikestorage.com.au

Facility PersPectives | vOlUMe 6 NUMBer 2 Facility PersPectives | vOlUMe 6 NUMBer 2

Presentations and papers from the event are available at www.ideaction12.com.au.

Facility PersPectives | vOlUMe 6 NUMBer 2