Andy Green

Introducing BS 8544:2013
Guide for life cycle costing of

maintenance during the in use
phases of buildings
Communication Event: North Folgate, London
Held on the 15th October 2013
Purchase a copy of BS 8544:2013 from

http://shop.bsigroup.com/
Copyright 2012 BSI. All rights reserved.
Fantastic Cross Industry Collaboration - 6Ps who helped to produce BS 8544
1 Procurement policy
Government Procurement Unit
2 Professions / Institutions
Building Cost Information Service
Chartered Inst. of Building Services Eng.
Chartered Institution of Building
Construction Confederation
Construction Products Association
Institution of Structural Engineers
Royal Institute of Chartered Surveyors
3 Procurers / Asset Operators & Owners

Aviation sector clients
Defence Estates
Ministry of Justice
University College London
Many other clients (ongoing)
4 Providers
Building &Engineering Services Assoc.
(formerly the HVCA)
PFI/PPP Consortia
Maintenance contractors
5 Practitioners
Asset operators / estate managers
Facilities managers
Independent experts
Major QS companies
6 Pan Industry bodies

Academia and learning centres
BSI and the Durability committee
Building Research Establishment (BRE)
Constructing Excellence
Overview of BS 8544:2013 Guide for LCC of Maintenance during in use phases
What does it contain?

1. Objectives of the standard
2. Integrating LCC of maintain and renewal plans
3. Step by step guidance and instructions
4. Maintenance costs to include/exclude & express
5. Interoperability of LCC data with BIM models
6. Informing the decision making process
7. Informative worked examples (annex A-F)
8. LCC risks and mitigation guidance (E)
2nd Supplement to ISO 15686 part 5 life cycle costing

The objectives of BS 8544 are to provide a standardised methodology for:
Life cycle costing of maintenance works that fully

integrates the cyclical process of creating and
implementing two plans maintain & renewal
Capturing the appropriate asset information

for specific LCC outcomes (e.g. PPM programmes)
Evaluating and prioritising the maintenance work

when budgeting and undertaking funding scenarios
Implementing LCC programmes of works + unlock

interoperable data for BIM and future LCC planning
4
Process and applications step by step guidance and instructions (section 4, 5 & 6)
Maintenance costs for inclusion and exclusion and how to express them (section 7)
BS 8544 covers:
Maintenance
Renewal
Maintain
C
ROME-
Construction
Renewals
(if in scope)
Maintain
End of life
BS 8544 Section 7 categorises what costs to use:

Table 1 Key constituents of maintenance costs + wider LCC/WLC
Table 2 - Cost breakdown structure for the LCC of maintenance works
(which are aligned with the RICS new rules of measurement)
10
NRM 1 and NRM 3 aligned to B&ES (formerly HVCA) SFG20 Maintenance Task Schedules & Codes:
NRM 1 - Levels 1 to 3
Maintain Code
1 SUBSTRUCTURE
2 SUPERSTRUCTURE
3 INTERNAL FINISHES
4 FITTINGS, FURNISHINGS AND EQUIPMENT
5 SERVICES
5.1 SANITARY INSTALLATIONS
5.1.1 Sanitary Appliances
5.1.1.M.1
5.1.1.M.6
5.1.1.M.7
5.1.1.M.8
5.1.1.M.9
5.1.1.M.2
5.1.1.M.3
5.1.1.M.4
5.1.1.M.5
5.2 SERVICES EQUIPMENT
5.3 DISPOSAL INSTALLATIONS
5.4 WATER INSTALLATIONS
5.5 HEAT SOURCE
5.5.1 Heat Source
5.5.1.M.1
5.5.1.M.2
NRM 3- Maintain Descriptor
Maintain UoM
SFG20 Code
SFG20 Task Description
L
i
f
e
Sanitary appliances (WC & cisterns, basins, sinks, bidets, baths)
Drinking fountain
Tap and outlet fitting
Water saving device
Control and sensors
Showers
Shower units
Shower booster pump
Shower valve
nr
nr
nr
nr
nr
nr
nr
nr
nr
48-05
49-09
61-02
48-08
50-09
51-01
51-01
51-02
61-05
Sanitary appliances
Drinking fountains
Taps
Water saving devices
Controls
Showers
Showers
Pumps
Valves
Boiler biomass
Boiler - gas/oil
nr
nr
nr
nr
nr
nr
nr
nr
05-48
05-03
05-04
05-10
05-11
05-12
05-14
05-23
Biomass boiler
Atmospheric gas burner - free standing
Atmospheric gas burner - condensing
Blown gas burner - condensing
Blown gas burner - modular
Forced draught gas burner
Gas fired boiler - MTHW up to 108*C
Gas fired boiler - LTHW up to 95*C
e
x
p
e
c
t
a
n
c
y
y
r
s
11
Interoperability of LCC maintenance with BIM data structures - (Section 8)
Efficiency and the BIM agenda: Guidance is provided on

how the maintain and life cycle renewal data should be structured
and classified to be interoperable with the BIM data exchange
formats fundamental to the UKs Governments Construction
Strategy (i.e
.efficiency
based on robust whole life costs.)
Copyright
2012 BSI. Alldrive
rights reserved.
Annex A gives an informative example

12
Informing the decision making process - (Section 10)
How to:
set and defend the maintenance budgets
mitigate risks and liabilities (see annex E)
drive maintenance prioritisation
target investment in asset renewals
Plus:
inform wider estate planning studies
input into environmental / sustainability
feedback into future construction projects
13
Informative examples of methods, rules and techniques (Annex B)

How to:
customise maintenance - using a ACR method:
RED compliant standards (must do)
AMBER business critical (fit for function)
GREEN - non critical (i.e. not over maintain)

rules for asset condition grading (AB / CDEFX)
trigger renewal interventions using PARL method
Plus informative examples of LCC assets performance:
function condition indexing (FCI) simply defined
Renewal works costs (by year) v asset rebuild value
14
Annex B Figure B.3 Formula for FCI rating how assets are performing
Total cost identified actions (condition/ PARL)
3m
-------------------------------------------------------------- = e.g. ---------- = 15% FCI (Poor)
Capital reinstatement value (CRV)
20m
Excellent
Good
Fair
Poor
Refurbish or De-invest trigger?
0%
1%
2%
13% 14%
24% 25%
50%
100%
15
Illustrative examples of Function Condition Indexing (Annex B Table 1)

Table 1 Example of FCI: summary output by size and function type over a 5 and 10 year period
Function
Administration
Farms
Industries
Inmate
accommodation
Perimeter
security
Prisoner activities
Prisoner services
Staff facilities
Works
Site wide total
Sinking fund
model (PDV)
Key: FCI rating
CRV
Year
4 up to and
including 5
%
6 up to and
including 10
%
Up to end of
year 5
%
Total
Up to end of
year 10
%
2 up to and
including 3
%
2 821 650
5 970 000
13 415 700
30 399 000
0
0
0
5
9
0
2
3
11
1
1
5
9
6
6
8
20
2
3
13
29
8
9
21
533 050
18
26
5
9
1
2
0
0
0
0
2
1 665 778
7
9
12
2
6
4 312 608
5
4
14
2
4
2 866 584
11
10
27
31
9
6 926 522
12
13
26
5
12
8 844 970
23
22
53
35
22
15 771 492
859
195
016
761
1 up to 2
600
450
750
200
73 126 950
(total)
Over 25% =
14% to 24% =
3% to 13% =
Less than 2% =
Less than 1% =
Refurbish or de-investment trigger

Poor
Fair
Good
Excellent
NOTE 1
Assumptions: FCI is based on condition assessment. An identified backlog of works to bring up to and maintain the sinking fund model at condition B status. The sinking
fund model is the per annum investment funding required to cover renewal works over a defined period of time.
NOTE 2
Year 1 total includes major project works.
16
Illustrative example of FCI Benchmarking (Annex B Figure B.4)
17
BS 8544 - Linkages to other industry maintenance standards
18
Linkage to the SFG 20 Maintenance Standards
Bruce Kirton CEO

B&ES Publications:
(formerly HVCA)
19
SFG20 Launch
20
20
The New SFG20 Products

Core SFG20 Library: Over 400 industry standard maintenance specifications covering
heating, cooling and ventilation, installation plant, and electrical services, complete with
regular technical updates. The core library task schedules have been extended to include
biomass boilers, solar panels, chilled beams and more (plus ability to add non-core
tasks).
Customizer Compliance: Users can create a bespoke building maintenance task sets
and print bespoke booklets of applicable standards. Includes regular updates and
explicitly links the relevant statutory/ legal regulations - the must-dos to keep out of jail.
Customizer Service Model: Prioritise maintenance regimes using simple criticality
ratings. Pre-defined functional models (such as schools, offices, libraries, prisons and car
parks and more to follow........) allow users to simply refine to their specific requirements.
21
Core SFG20
Task Library
Customizer Compliance
Customizer Service Model
Functional
Model(s)
o
Prisons
Offices
Schools
Stations
Others to come
FUNCTION UNIT
TYPES / MODELS
TECHNICAL
UPDATES
NON CORE TASKS

&
PLANNED INSPECTION
SFG20 Products
MANAGEMENT TASKS
&
SPECIALIST TASKS
22
23
24
25
25
USER tailors for specific usages i.e.

Tendering and/or CAFM input:
Agree format and grouping of the book of standards
Task schedules
Grouping of tasks
Future developments ( available in 2014)
Functional models
Asset profiles
Compliance links
Task timings of core tasks
Skilling and resource modelling
26
SFG 20 current and future developments

1
Function types
Non-core tasks
Cost modeller (RYG/)
Mothball regimes (SFG30)
Energy focused maintenance
Benchmarking
BIM
DRAFT
COPY
27
SFG20 - Industry Benefits

Customer/End users/Operators;
Assurance of legal and mandatory compliance - Red /Pink tasks + why links
Not under or over maintaining their assets - Business Focused Maintenance Regime
Ability to model level to suit business use of space e.g. Fit for function standards
Financial;
Baseline to set/defend budgets (set minimum legal and fit for function service model)
Efficiency savings v old PPM regime (criticality based use of the resource and costs)
Fairer procurement (comparable basis for tendering) and demo of value for money
28
Links to CIBSE Guide M (rev 2014)
Jo Harris BSRIA
Chairman of CIBSE Maintenance Task Group
29
BS 8544 : Linkage to CIBSE Guide M
Linkage of BS 8544 to CIBSE Guide M:

1.
Brief overview of the contents CIBSE Guide M
2.
Indicative economic life expectancy and factors
3.
Factors to consider when using reference lives
Revision to Guide M (planned for Q1 2014)
30
CIBSE Maintenance Task Group: Brief Overview of CIBSE Guide M Contents

Source for those operating and maintaining buildings
Reference for: manufacturers, designers, installers
Contents of Guide M:
Good design for maintainability
Maintenance strategies and techniques
Handover procedures
Risk management
Audits
Legislation and health & Safety
Competence
Controls
Commissioning
Information
Owner and operating costs
Condition surveys
Training
Energy
Indicative economic life expectancy factors

31
Indicative Economic Life Expectancy Aligned to Construct / Renewal and Maintain

Equipment - Maintainable Components
SANITARY INSTALLATIONS (SI)
Sanitary Appliances (SA)
Sanitary Appliances:
1.
Indicative Life
/ Years
Reference
Service Life
(RSL)
As below
vitreous china/ /fireclay/ uPVC

cast iron and stainless steel
20
40
RICS
NRM 3 code
5.1
B&ES
SFG20 Library
Schedule code
5.1.1
Note SFG20 48-05 covers items 1 to 5, as well as
disposal installations in item 5.3.1.2
Note - SFG20 48.05 covers sanitary, waste water,

plumbing and drains
WC pans and cisterns, WC suites, slop

hoppers, urinals and cisterns.
-
Remarks
5.1.1.1
5.1.1.1.1
48-05 (part)
Depends on the material type
2.
Sinks
40/20
Depends on the material type (as item1)
5.1.1.1.2
48-05 (part)
3.
Wash basins, hand rinse basins, wash fountains
40/20
5.1.1.1.3
48-05 (part)
4.
Bidets
40/20
5.1.1.1.4
48-05 (part)
5.
Baths (including bath panels and trims)
40/20
5.1.1.1.5
48-05 (part)
6.
Shower trays
40/20
5.1.1.1.6
51-01
Shower unit - including shower head & hose
Self contained / electric
5.1.1.1.7
51-01
Shower booster pumps
As sup list
See supplementary pumps list -(at end of tables)
5.1.1.1.8
51-02
As sup list
Including thermostatic mixing valves

See supplementary valves list - (at end of tables)
5.1.1.1.9
61-04 and
61-05
Item 5.13.5.1.1 for ornamental fountains
5.1.1.1.10
48-09
Operational tap temperature testing regime and a

risk assessment, for flushing of low use systems
See supplementary taps list (after 5.13)
Include meters Also included in 5.4.2.1.3
Auto flush and hand tap sensor devices
NB Occuupancy lighting sensors, in 5.8,3.1.11.2
Note Jacuzzi baths taken in specialist
installations (5.13.3.1.1.4.3 Hydrotherapy pools)
5.1.1.1.11
32-01 & 02, 61-02, 03 and

04
5.1.1.1.12
5.1.1.1.13
48-08
48-05 (part) & 48-08 (part)
Shower valves
10. Drinking fountains
10
As sup list
11. Taps and waste fittings

12
13
Water saving devices

Automated controls and sensors
NLC
10
Taken
elsewhere
32
Indicative Economic Life Expectancy Tables Chapter 13

Life tables - aligned with NRM and cross referenced to B&ES SFG20 tasks
Economic life Least expensive method of performing its function

Factors to be consider when using reference service life data:
External environment
Internal environment
Technology changes - obsolescence
Design and specifications
Unoccupied buildings
Maintenance
Hours of operation
Installation
Adequate space
33
Implementing the Standards
Geoff Prudence
C.Eng FCIBSE MBIFM
Chairman of CIBSE Facilities Management
34
A Junction in Our Industry

CIBSE Guide M
Plan, Do, Check, Act - Build, Maintain, Renew

BIM
BS 8544
Added
Value
NRM 3
Plan of Work
Effective
Maintenance
Strategies
and Delivery
SFG 20
1192-3
What an Opportunity !
35
Developing
Innocence
Competence
Knowledge Based
A paradigm shift in attitude from

cost focus to business focus
Repair as good
as before
Reactive fix it
when it breaks
Excellence
Optimized planning
& decision making
Integrated organization,
systems & processes
Proactive predictive
maintenance
Struggling with
management systems
Systems are a valuable tool

- information is an asset
Proactive, preventive
maintenance
Learning
Applying
Maintenance is an expense
Outsourced contracts to
deliver value & cost savings
Embedding
Sound knowledge of
cost, performance &
risk relationships
Integrating
Performance & Reliability
Maintenance & Renewal Spend
Whats Happening in the UK Maintenance Market ?
Optimizing
Maintenance is an investment
36
The UCL Journey

1.
World Class Institution
2. Over 200 Buildings

3. Diverse Estate; Age, Type, Criticality, Use, Location 1826 to now.
4
Previous incremental growth linked now with future aspirations.
37
The UCL Journey- First Step
Clear Organisational Priorities
Defined Maintenance Strategy
Existing Gap Analysis - Risk Based
Infrastructure Review
Engineering Leadership Skills

38
The UCL Journey- Embed Standards
Strategic Maintenance Programme - Framework Defined
Categorisation of Buildings (A, B, C)
Defined Priorities (Aligned to Best Practice)
Utilising Approach from Guide M, SFG 20 BS 8544, NRM 3

to develop one standardised portfolio wide approach
that is accurate, dynamic and to enable effective decision
making to meet the needs of UCL moving forward.
39
Effective life cycle asset management:
Prioritisation techniques:
Estate Importance:
Building Rating - ABCD
Function Priority - 1234
Asset Performance
Function AB-CDEFX
condition/remaining life
energy efficiency
space utilisation
resilience/capacity
other form of assessments
Standardised Portfolio Asset Data Structure

(CAFM Systems and BIM FM Models)
40
Customised Maintenance Standards

(Fit for Function Business Focused)
Must do to be complaint with statutory/legal obligations
Must do to be complaint with Organisational policies
Should do based on business criticality and risks
Could do/not to avoid under or over maintaining assets

(Return on investment/Energy Efficiency etc)
41
Understand how well critical

asset are performing v needs?
ENERGY &
ENVIRONMENTAL
PERFORMANCE
SAFETY,
SECURITY &
COMPLIANCE
BUILDING OPERATIONAL
RISK MANAGEMENT
SPACE
UTILISATION
RISK BANDING
P1 Statutory /Legal
P2 Service Critical
P3 Other Criteria
FUNCTIONAL
SUITABILITY
(CAPACITY & RESILIENCE)
FINANCIAL
(LCC PLANS)
PHYSICAL CONDITION & REMAINING LIFE

14/10/2013
BS 8544 Communications Event at One Drummond Gate, Victoria, London on 18 th September 2013
42
A PRACTICAL VIEWPOINT
How BS 8544 can help realise sustainable efficiencies

Current State
Future State
Agreed
Strategy
Financial
Management
v
Baseline
Defendable
Benchmarks
15- 20%
Savings
Service Level
Model
RED
AMBER
GREEN
Fit For
Function
&
Business
Focused
Direct
Labour
Savings
Right
Skills
V
SLM
regime
Supply Chain
Leverage
Innovation
&
Best Buy
Process
Optimisation
Integrated
Approach
To
Total
LCC
Technology
Application
Cost of
Change
Performance
Management
Control
of asset
Intelligence
(How well
Assets
Performing)
43
Tangible Benefits of BS 8544

BS 8544 Is a key piece of the Jigsaw for the Facilities Management & Maintenance Industry:
1. Consistent basis for maintenance cost planning and comparison.

2. Target precisely what is being spent and where and when
3. Inform option appraisals (e.g. during budgeting and funding scenarios)
4. Basis for improved procurement and avoiding adversarial contracting
5. Provides interoperable data for effective CAFM solutions and the BIM
6. Pivotal to realising bankable efficiencies and Continual Improvements
44
The UCL Journey- Drivers for Change
Why Wouldnt You?
45
PANEL DISCUSSION / Q&A SESSION
Questions from the audience?

Q1
BS 8544 and the new UK Industry Standards for Maintenance
Q2 -
Standardising Asset information will positively impact on CAFM & BIM agenda
Q3
What will be the impact on the current maintenance of retained estates /assets
Thank You
46
Introducing BS 8544:2013
Guide for life cycle costing of
maintenance during the in use
phases of buildings
Purchase a copy of BS 8544:2013
from the bsi bookshop:
http://shop.bsigroup.com/

Andy Green

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Introducing BS 8544:2013

Guide for life cycle costing of

Purchase a copy of BS 8544:2013 from

Copyright 2012 BSI. All rights reserved.

Fantastic Cross Industry Collaboration - 6Ps who helped to produce BS 8544

3 Procurers / Asset Operators & Owners

Copyright 2012 BSI. All rights reserved.

6 Pan Industry bodies

Overview of BS 8544:2013 Guide for LCC of Maintenance during in use phases

What does it contain?

2nd Supplement to ISO 15686 part 5 life cycle costing

The objectives of BS 8544 are to provide a standardised methodology for:

Copyright 2012 BSI. All rights reserved.

Life cycle costing of maintenance works that fully

Capturing the appropriate asset information

Evaluating and prioritising the maintenance work

Implementing LCC programmes of works + unlock

Copyright 2012 BSI. All rights reserved.

Copyright 2012 BSI. All rights reserved.

Copyright 2012 BSI. All rights reserved.

Copyright 2012 BSI. All rights reserved.

Copyright 2012 BSI. All rights reserved.

BS 8544 Section 7 categorises what costs to use:

NRM 3- Maintain Descriptor

SFG20 Task Description

Copyright 2012 BSI. All rights reserved.

Interoperability of LCC maintenance with BIM data structures - (Section 8)

Efficiency and the BIM agenda: Guidance is provided on

Annex A gives an informative example

Informing the decision making process - (Section 10)

Copyright 2012 BSI. All rights reserved.

Informative examples of methods, rules and techniques (Annex B)

RED compliant standards (must do)

AMBER business critical (fit for function)

GREEN - non critical (i.e. not over maintain)

Copyright 2012 BSI. All rights reserved.

Illustrative examples of Function Condition Indexing (Annex B Table 1)

Refurbish or de-investment trigger

Year 1 total includes major project works.

Copyright 2012 BSI. All rights reserved.

Illustrative example of FCI Benchmarking (Annex B Figure B.4)

Copyright 2012 BSI. All rights reserved.

BS 8544 - Linkages to other industry maintenance standards

Copyright 2012 BSI. All rights reserved.

Linkage to the SFG 20 Maintenance Standards

Bruce Kirton CEO

Copyright 2012 BSI. All rights reserved.

Copyright 2012 BSI. All rights reserved.

The New SFG20 Products

Copyright 2012 BSI. All rights reserved.

Customizer Service Model

NON CORE TASKS

Copyright 2012 BSI. All rights reserved.

Copyright 2012 BSI. All rights reserved.

Copyright 2012 BSI. All rights reserved.

USER tailors for specific usages i.e.

Copyright 2012 BSI. All rights reserved.

SFG 20 current and future developments

Cost modeller (RYG/)

Mothball regimes (SFG30)

Energy focused maintenance

SFG20 - Industry Benefits

Copyright 2012 BSI. All rights reserved.

Links to CIBSE Guide M (rev 2014)