Facilitating management

Imdaad CEO Jamal Abdulla Lootah
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The ‘green’ building regulations being compiled by the Dubai government should not only focus on new build, but must look at existing buildings as well.

“Making operational buildings efficient is the real challenge,” Imdaad CEO Jamal Abdulla Lootah said at a press briefing. He referred to a Dubai shopping mall, which he declined to name, where Imdaad has effected an AED60 000 a month saving for its client by instituting a policy of switching off its 500 fan-coil units manually, as the centre lacks the necessary automation in this regard.

“There is a huge demand in Dubai and the rest of the UAE for a total facilities management (FM) solution that accounts not only for the maintenance of projects, but their sustainability as well,” said Lootah. He called upon developers to involve companies like Imdaad as early as possible. “The only way to be able to offer integrated solutions that allow clients to focus on their core business is to engage with clients right from the start.”

Holistic approach

Lootah said this move towards a holistic approach was a good indicator that the FM market in the UAE was finally maturing. While well-established in countries like Morocco, there was still a distinct gap in the UAE market. “Developers here fail to realise the true potential of FM to add long-term value to their projects. Our role is to allow developers to capitalise on this potential.

“It is important to realise that an average building has a lifecycle, and needs to be maintained properly over that lifecycle. For example, if you keep a battery in the sun, it is bound to run down eventually. Similarly, the condition of a building can deteriorate over time and reduce the lifecycle of such an asset, whereupon it could require intensive capex to repair.”

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More than cleaning

Part of the problem, said Imdaad operations executive director Ali Hassan Al Suwaidi, was the failure to understand that FM was far more than simple maintenance or cleaning, but encompassed the overarching process of health and safety, operability and maintainability.

“For example, the hotel industry in the GCC is the highest user and most profligate waster of energy. Our role as an FM consultant with a broader understanding of the issues has a duty to instill the awareness in this sector that it can save a minimum 7% of its energy consumption over the entire lifecycle of its buildings.”

Lifecycle costing refers to the operation as a whole, right from the initial strategy through to schematic detailing and equipment specification, as well as performance auditing.

“The advent of the RERA property index, strata law and owners’ associations means that, in order to achieve transparency, FM companies are going to play an increasingly important role,” predicted Al Suwaidi.

Sustainability vs. green

He said the main issue boiled down to the concept of ‘sustainability’ versus ‘green’, which solely refers to environmental aspects.

“About 70% of what an FM consultant does anyway falls under the rubric of ‘green’ best practice. However, FM consultants are increasingly concerned with the social and economic aspects as well, as what they do impacts on society at large. Indeed, it is becoming the duty of FM consultants to engage with society on these issues, and impart the necessary knowledge for it to be in a position to make informed decisions.”

For example, with the concept of the carbon footprint increasingly in the spotlight, especially as the UAE has the highest per capita carbon footprint in the world, Al Suwaidi said that BMS and maintenance software was available that could quantify emissions, even though the UAE was still far away from the sophisticated stance of being able to trade carbon credits.

“However, this will become more of an issue, and our clients must know that we are able to help them with this if need be.”

Challenges

Al Suwaidi said the FM sector in the GCC was faced with various challenges. “There is a tendency for FM to be either in-house or outsourced. Now with rising economic pressures, companies are turning to consultants who are in a position to offer a turnkey service that will give them the best deal in terms of operational efficiency and cost-cutting. There are a lot of service providers out there who label themselves erroneously as FM consultants. It will take time for this mindset to change.”

Lootah said the economic crisis that has caused the construction industry in Dubai to falter offered an immense opportunity to FM consultants.

“Developers are now looking at either adding value to their projects, or how they can differentiate their projects from the rest of the market. This is our time to make a significant impact in getting our message across.” In terms of future developments, Lootah said Dubai could well go the route of Europe and India, for example, where legislation controlled the duties and functions of FM consultants.

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