The Facility Management Contract involves the management of the maintenance of the equipments located in the building as well as the security of the premises.

After the Facility Management contract is signed,

2.1 - We send a team of five engineers and specialists who visit the property, and establish an accurate inventory and labeling of all equipments and locations in the building, using a state of the art specialized Computerized Maintenance Management Software (CMMS), used by more than 8000 companies worldwide, (Toyota, Helwett Packard, GE…)

2.2 - We establish a report that points out findings and recommendations, related to each and every operational aspect of the maintenance of the building,

2.3 - We prepare offers for rehabilitation and or maintenance of existing equipments,

2.4 - We prepare a preventive maintenance schedule including all tasks needed to be done based on the equipments inventoried.

2.5 - Based on this schedule, we review with the customer all existing service contracts, and perform a two ways optimization analysis:
Service Contract VS Site Employee + On Call Basis
Operators Maintenance Team VS Subcontractor

Whenever possible, we try to assign as much tasks as possible to employees on site, to reduce the overall cost of the operation but also to develop personal faculties and self esteem of each employee we manage.

Operators consistent approach offers improvements in Time, Costs and Quality:

TIME IMPROVEMENTS :

1 - Centralized Help Desk open 24h/day, 365 days a week, registers work requests and dispatch technicians and subcontractors,

2 - Technicians know what they need to have when they arrive on site,

3 - Operators Prioritization system for Emergency maintenance categorized from 1 to 5:
(1) being “Fire”…,
(2) being “ Electricity, or Water Down”…,
(3) being “A/C Down…,
(4) being “Flush leaking”…,
(5) being “Plants need pruning”… ,

4 - Centralized Warehouse for critical parts reducing procurement time from weeks to minutes.

COST IMPROVEMENTS :

1 - Only critical parts are inventoried on site, reducing the amount invested in “MRO” items,

2 - Operators Centralized Purchasing for more than 70 projects, result in savings from 10 to 50% passed almost completely to customers: Any price variance of more than 5% found within 30 days of invoicing is credited back to you.

3 - No Hidden Commissions, Third Party Contracts are managed at 5% Extra Charge.

4 - 8000 MRO items inventoried and classified so far from cleaning chemicals to submersible pumps and circuit breakers,

QUALITY IMPROVEMENTS :

1 - Operators Preventive Maintenance Program resulting in less downtime and extending the lifetime of your equipments,

2 - Operators Quality Program based on the experience learned from the field as well as the expertise of our engineers. At this date:
Around 90 “Job Plans” prepared explaining different Facility of a repetitive work order.
Around 20 “Failure Classes” categorized,
Around 40 Problem codes” categorized.

3 - Operators extended experience in the construction business (Both partners have a combined experience of 60 years in the construction field) passed on to YOU,

4 - Operators Logistical organization composed of more than 20 managers, supervisors and technicians visiting and controlling around 200 site employees in more than 70 locations,

All maintenance work orders performed either by our employees or by yours as well as subcontractors are gathered into our CMMS system.
This consistent approach guarantees us a full history of every failure and problem by equipment and provides us with a structured learning methodology, so we increase the % of maintenance work performed on a preventive basis rather than on a corrective basis.

OUR VISION FOR THE FUTURE :

We have established an enterprise strategy to include Information Technology as a driving component of a flexible, customizable new business model.
Our integrated transaction management model, automates all reporting and financial processes; turns that data into knowledge; and then gets it to the proper people in a timely manner by utilizing Internet and Wireless technology.
At Operators, Information Technology and Field Facility partner to deliver tightly integrated customer solutions.

Five initiatives have been implemented or are in the process of being implemented:

1 - Operational Integration: Our web architectured CMMS system, enables Operators technicians, account managers as well as customers personnel to access the right data at the right time using their Internet Browser.

2 - Financial integration: We are integrating our CMMS systems to Financial systems, making sure Financial Fixed Assets modules and ledgers are updated daily with Operational Changes, to avoid manual double input.

3 - Hardware Integration: We are also integrating BMS (Building Management Systems) like “Delta Controls, Johnson Controls, or Honeywell” with our CMMS using Backnet and LonWork protocol via modem or the web, to reduce as much as possible the time arising between a problem happens in the field and the time technicians are dispatched.
This will let us monitor all properties linked to this network and automatically generate work orders so preventive maintenance work is carried on time without you even noticing

4 - e-commerce integration: We have implemented the “SMD”, (Standard Modifier Dictionary) which is the worldwide reference for MRO Items. This Dictionary is composed of 2300 standardized families of items from Submersible Pumps to Electrical Meters and Pesticides. It also tells you how to name your Assets using the same and unique international structured language.

5 - Work Force Integration: Technicians and craftspeople perform work on critical assets in the field, not at their desks where the computers are. They are out at the point of performance taking care of critical assets and materials… Yet they need to interact with the CMMS system. At times, they need critical information, at other times, they need to provide the CMMS system with information from the point of performance. We are moving away from the outdated Paper Mobile Solution, to a much more advanced one which is the CMMS mobile Suite. This technological breakthrough allows technicians to use handheld PC’s and Personal Digital Assistants (PDA’s) to receive, complete and send work orders from the field; access job plans, safety plans, work-order histories and failure codes; and record time attendance.

All these initiatives coupled with the implementation of ISO 9001/2000 during 2003 will definitely let us achieve what we both are looking for: A perfectly well managed maintenance operation in terms of Costs, Quality and Speed.

EQUIPMENTS MAINTAINED AND MANAGED BY OPERATORS :

We have so far inventoried and are currently managing the maintenance of more than 12000 pieces of equipment:

Building Management Systems: 3

Generating Sets: 95
Batteries: 120
Elevators: 90
Escalators: 1
Interphones, Videophones: 70
PABX: 15
Fax Machines: 100
Copiers: 10
Fire Extinguishers: 250
FM200 Fire Fighting Systems: 60
Security Cameras: 80
Amplifiers: 120
Dish Decoders: 207
Surge Arrestor Systems: 45
Lightning Protection Systems: 85
Electrical Fans: 1400
Electrical Meters: 400

Water Treatment Systems: 30
RO Stations: 5
Boilers: 151
Chillers: 75
Compressors: 1100
Heat Pumps: 1050
Diesel Tanks: 280
Water Tanks: 1000
Water Meters: 350
Pumps: 1200
Swimming Pools/Fountains: 15
Plumbing Fixtures and Equipments: 2000
Furniture and Equipments: 1500

Computers: 400
Servers: 25
Printers: 240
UPS: 280