Simon Castle on FM
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Transcript of Simon Castle on FM
the Role of the
FM Provider in PPPsFM Provider in PPPs
presentation to RMIT Students as part of
“Advanced Construction Management”
σ Introduction to Sodexo
σ PPP consortium structures
FM in PPPs
Presentation OverviewPresentation OverviewPresentation OverviewPresentation Overview
σ FM in PPPs
σ Risk
σ FM as part of the design process
σ Whole of Life and Lifecycle Management
σ Global company HQ’d in Paris
σ 20th largest organisation in the world
385,000 employees
About SodexoAbout SodexoAbout SodexoAbout Sodexo
σ 385,000 employees
σ Integrated facility solutions provider
σ Remote sites, healthcare, education, defence
σ End to end PPP project principle
σ More than 30 live PPP/PFI projects globally
Project CoProject Co
(SPV)(SPV)
Equity & Equity &
DebtDebt
Equity & Equity &
DebtDebt
Finance Finance
PrincipalPrincipal
Government
Agency
Typical PPP StructureTypical PPP StructureTypical PPP StructureTypical PPP Structure
DebtDebtDebtDebtPrincipalPrincipal
Engineers & Engineers &
ConsultantsConsultants
Engineers & Engineers &
ConsultantsConsultants
ArchitectsArchitects FM ProviderFM ProviderBuilderBuilder
Design
Team
PPP Agreements & ContractsPPP Agreements & ContractsPPP Agreements & ContractsPPP Agreements & Contracts
Government Agency
PROJECT
AGREEMENT
Construction
Deed LeaseFinanciersFinanciersFinanciersFinanciers
Financier Direct
Agreement
Finance &
Project CoProject Co
(SPV)(SPV)
BuilderBuilder FM ProviderFM Provider
SPV MOU
FMC
Construction
Contract
Service Provider
Deed
Equity Equity
ProvidersProviders
Equity Equity
ProvidersProvidersShareholder
Agreement
Finance &
Security
Documents
FM Role in PPPsFM Role in PPPsFM Role in PPPsFM Role in PPPs
σ Responsible for:
σ Operational management
σ Maintenance
σ Lifecycle management and refreshment
σ Integration of services
σ Management of subcontractors
σ Assessed against KPIs
σ Controlled through financial abatement
FM ServicesFM ServicesFM ServicesFM Services
Asset & Facilities Management
σ Client coordination
σ Asset management
σ Project management
Soft Services
σ Cleaning
σ Concierge
σ Pest controlσ Project management
σ Lifecycle management
σ Subcontractor management
σ Energy & utility benchmarking
σ Call centre services
σ Pest control
σ Grounds and landscaping
σ Waste management
σ Laundry services
Hard Services
σ Building fabric maintenance
σ Equipment maintenance
FM FM FM FM –––– Accepted RiskAccepted RiskAccepted RiskAccepted Risk
σ FM provider accepts risk arising from:
σ Service delivery
σ Facility performance – operationally only
σ Maintenance standards
σ Shortened lifecycle refreshment periods
σ Additional lifecycle refreshment requirements
σ Subcontractor performance
σ Industry benchmarking
FM Issues for Rating AgenciesFM Issues for Rating AgenciesFM Issues for Rating AgenciesFM Issues for Rating Agencies
σ FM Component: longest risk exposure period
σ Comfort derived from:
σ Market testing soft servicesMarket testing soft services
σ Comprehensive documentation of FM CMP
σ Create a transparent delivery model that can be
transferred with minimum disruption
σ Financial backing:
σ balance sheet strength
σ parent guarantee
Services in the Design ProcessServices in the Design ProcessServices in the Design ProcessServices in the Design Process
σ Traditional D&C model (Principal’s perspective):
σ Design for ease of construction
σ Meet scopeσ Meet scope
σ Look good
σ Cheapest construction options utilised
Services & FM in PPPsServices & FM in PPPsServices & FM in PPPsServices & FM in PPPs
σ PPP model:
σ FM provider part of design team
σ Robust fabric, materials and FFE utilisedσ Robust fabric, materials and FFE utilised
σ Maintenance considered in design layout
σ LCC a core element of design
σ NPV of cap-ex and op-ex costs used for procurement
decisions
FM role through the ProjectFM role through the ProjectFM role through the ProjectFM role through the Project
EOI Phase
RFT/Design
Phase
Construction
Phase
Handover
Phase
Operational
Phase
Architects
Engineers
BuildersBuilders
SPV
Equity Provider
FM Team
ACTIVE
PASSIVE
Lifecycle ManagementLifecycle ManagementLifecycle ManagementLifecycle Management
σ FM provider manages capital works program
σ Lifecycle profile is managed with design team
σ Lifecycle model and costs are bid in RFPσ Lifecycle model and costs are bid in RFP
σ Lifecycle model addresses fitness for purpose:
σ Operational performance
σ Aesthetic requirements
σ Lifecycle includes run-out period (5-10 years)
Whole of Life (Whole of Life (Whole of Life (Whole of Life (WoLWoLWoLWoL))))
σ FM provider is required to approach the entire
project from a Whole of Life position
σ Bring client perspective into design
Consider day-to-day operationsσ Consider day-to-day operations
σ Design: ease of access for maintenance tasks
σ Procurement : balance robustness, capex & opex
σ Maintenance : cost, profile, operational impact
σ Lifecycle : refreshment rates, obsolescence
HandbackHandbackHandbackHandback
σ FM provider required to ensure LCC position
σ Cost and management of run-out included in PPP
Never been tested, is likely to be subject to:σ Never been tested, is likely to be subject to:
σ Sinking fund position
σ Option to absorb risk transfer for self-management
σ Change in use negates last refreshment cycles
σ Questionsσ Questions