Technical Assessment of Built Environment - Appunti corso

I. TECHNICAL ASSESSMENT OF THE BUILT ENVIROMENT: Introduction

Assessment and measurement

In physical science the first essential step in the direction of learning any subject is to find principles of

numerical reckoning and practicable methods for measuring some quality connected with it.

When you cannot measure something, you cannot express it in number, so your knowledge is of a meagre

and unsatisfactory kind.

“To assess” basically means “to compare” something with a term of reference: measurement tool, the

identification of it usually requires the use of: mandatory standard, voluntary standards, customer

requirements.

Standard: state of art of a product.

Quality (ISO 9000:2015 - Quality Management Systems)

Degree to which a set of inherent characteristics fulfils requirements

⋅ Which is enough. It is not an absolute value. It’s not perfection.

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Requirement: need or expectation that is stated, generally implied or obligatory

⋅ Generally implied: something that u don’t have to specify to the seller (for example); a specified

requirement is one that is stated, for example in documented information.

A qualifier can be used to denote a specific type of requirement.

Requirements can be generated by different interested parties or by the organization itself.

It can be necessary for achieving high customer satisfaction to fulfill an expectation of a customer even

if it is neither stated nor generally implied or obligatory.

It is related with a set of inherent characteristic to fulfill requirements.

⋅ There’s several parties interested in quality.

⋅ Demand Offer

- Client - Manufacturing

- Users - Construction

- Stakeholders - Operation

NEEDS PERFORMANCE

QUALITY

The link

Monitoring

Determining the status of a process, a product, a service or an activity.

Measurement

Process to determinate a value, according to ISO 3534-2 the value determined is generally the value of a

quantity.

(NB: the two principal purposes of ISO 3534-2 are

1. To establish a common vocabulary for use throughout ISO/TC 69 standards

2. The intent to enhance the preciseness, clarity and cohesiveness in the usage/application of applied

statistics generally.)

Compare something with a metre.

Measurement process: set of operations to determinate the value of a quantity.

Inspection: determination of conformity to specified requirements, “how it is and how it should be”.

The reasons for the Technical Assessment

The management of the built environment has a strategic importance for the socio-economic

development; it requires specific skills to assess in advance, and in a synthetic way, the characteristics and

values of buildings and real estates in order to plan the activities of operation or enhancement balancing

the time-cost- quality ratio.

Analysis and technical assessment of the built environment are characterized by a high interdisciplinary

approach and they are essential tools for checking the feasibility of rehabilitation projects concerning the

built environment.

Currently the construction industry is working mainly on existing buildings: maintenance, refurbishment,

enhancement; or on “brownfield” project. These type of works ask for an in depth analysis and a

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technical assessment.

In the management of the constructed assets, the assessment techniques are related to several possible

scenarios such as, for instance, those relating to:

- Due diligence activities preliminary to purchase or sale of properties (real estates);

- Technical assessment to restore the compliance of the buildings with compulsory standards;

- Technical and organizational assessment to set up contract specification for the operation and

management of real estate assets.

At the level of the territory the course deals with the theoretical and operational aspects of the

environmental assessment applied to processes, projects and products addressing issues related to:

- The environmental assessment of the built environment applied to works and projects (EIA

environmental impact assessment) or applied to plans and programs (SEA strategic environmental

assessment);

- Environmental management systems applied to businesses, organizations and sites

ISO14001 With its supporting standards such as ISO 14006:2011 focus on environmental systems to

! achieve this. The other standards in the family focus on specific approaches such as

audits, communications, labelling and life cycle analysis, as well as environmental

challenges such as climate change.

EMAS The EU Eco-Management and Audit Scheme is a premium management instrument

! developed by the European Commission for companies and other organisations to evaluate,

report, and improve their environmental performance.

It is open to every type of organisation eager to improve its environmental performance. It

spans all economic and service sectors and is applicable worldwide.

Since the revision of the annexes of the EMAS Regulation, it is easier for an organisation

already complying to an environmental management system such as ISO 14001 to step up to

EMAS.

- Tools and methods for the environmental certification of buildings.

- Quality and environmental certification of the products.

Knowledge to manage and enhance

You can’t manage what you don’t know, the lack of knowledge make world uncertainly.

Aim: set up methodologically the assessment activities of the built environment, by defining correctly:

- Objective,

- Scope of work,

- Which Method to use,

- Possible support tools.

Two aspects of the built environment:

1. Environmental assessment, the assessment at territorial scale.

Scale of: Process

Project

Products

We have: EIA - Environmental Impact Assessment, is a statutory procedure performed in order to

define the environmental impacts of a project .

Landscape evaluation.

Environmental management systems applied to companies, organizations and sites are:

ISO 14001 Standards;

⋅ EMAS II, second version of EMAS.

⋅

Environmental and energy certification.

2. Technical assessment, the assessment at the scale of the building.

Reference scenarios:

Transaction/trades

⋅ Rents

⋅ Asset Management.

⋅

Framework for the technical and performance assessment, performance in different grades:

Real estate inventory

⋅ Technical due diligence

⋅ Analysis and certification, the certification that any building must have is the energy performance

⋅ certification, it’s issued after an assessment

Building condition assessment

⋅

Management tools for the activities of technical inspection:

Due diligence about reference documents

⋅ Enviromental due diligence,

⋅ Planning, ISO 17020 Specifies requirements for the competence of bodies performing

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⋅ inspection and for the impartiality and consistency of their inspection activities.

Technologies for the assessment of the built:

Non-destructive testing

⋅ Environmental audits

⋅

Technical and performance assessment are related to a context of multiple scenarios, relating to:

Due diligence activities preliminary to trades in real estate;

⋅ Analysis for the definition of an asset realignment of performance;

⋅ Analysis for the planning and design of compliance projects;

⋅ Analysis for the setting of contracting models for the management of real estate assets (e.g.

⋅ facility management, global service maintenance services, ...).

A correct assessment could influence, in a better way, a lot of different topics:

Climate change

⋅ Consumption of primary resources

⋅ Environmental degradation

⋅ Impoverishment the biological heritage (patrimonio)

⋅ Land instabilities

⋅ Nuisance and pollution of the environment

⋅ Deterioration of the quality of life in urban areas

⋅ Increase of consequences on the built environment due to disasters

⋅

World Habitat Day

The purpose is to reflect on the state of our cities and the basic right of all to adequate shelter.

Theme

Municipal Solid Waste Management, the amount of waste produced by individuals is growing daily

⋅ and often costs local authorities a large proportion of their budget. It also leads to polluted air and

water.

Adequate housing must provide more than four wall and a roof.

⋅ Security of tenure.

⋅ Availability of services, materials, facilities anad infrastructure.

⋅ Affordability.

⋅ Habitability.

⋅ Accessibility.

⋅ Location.

⋅

Ecological footprint

It’s a measure of how much area of biologically productive land and water an individual, population or

activity requires to produce all the resources it consumes and to absorb the waste it generates, using

prevailing technology and resource management practices. The Ecological Footprint is usually measured in

global hectares.

Some cities have a particularly high ratio, compared to the territory theoretically required, to produce the

resources needed to run the city and to dispose of sewage and waste generated. (Eg. London and Milan).

Indicatator of annual energy consumption per capita

Toe/year*person

The reasons for the development of inspection and maintenance activities

Ageing of the national building stock in both the residential and non-residential sectors.

⋅ Density of land use and reduced availability of residual areas not built.

⋅ The regulatory framework that emphasizes intervention on the existing buildings (eg. law on Public

⋅ contracts).

The awareness that the use of the built environment and the lengthening of its life cycle allow to get a

⋅ better exploitation of the resources of the environment.

Changes in the liability for some people (especially employers) in relation to aspects of:

⋅ - Health and Safety;

- Environment.

Extension of the administrative responsibility of companies to OHS (2007) and environmental (July

⋅ 2011) aspects

Italian laws related to the theme of maintenance

Legge 3 agosto 2007, n. 123 "Misure in tema di tutela della salute e della sicurezza sul lavoro e delega

⋅ al Governo per il riassetto e la riforma della normativa in materia”.

Art. 9 Modifica del Decreto Legislativo 8 giugno 2001, n. 231 Tale modifica viene recepita

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⋅ integralmente dal “Testo Unico sulla sicurezza” (Decreto 81/2008)

Reason for the development of maintenance activities:

⋅ Art. 25-septies: omicidio colposo e lesioni colpose gravi o gravissime, commessi con violazione delle

norme antinfortunistiche e sulla tutela dell'igiene e della salute sul lavoro. (Eg. ThyssenKrupp).

- Sanzioni pecuniarie;

- Sanzioni interdittive.

II. SCOPE OF WORK AND SCENARIOS

Technical Assessment:

- Scope of work and Scenarios

It’s the definition of “What we have to do, where and how we have to do it”.

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- Classification of the Built Environment

Possible scenarios

Areas (scope): Real Estate Trades

Sale of Business Units

Operation and maintenance contracts (global service maintenance)

Heritage enhancement

Communication to the public (eg. real estate investment funds)

Reorganization of the maintenance management

Risk management (environment, safety).

Activities: Real Estate survey/inventory (census)

Due diligence review

Building logbook

Audit (safety audit, environmental audit, compliance audit)

Technical diagnostics (asbestos, lead, legionella, mineral wool, energy)

Specialized technical investigations (structural, plants, fire safety)

There are different parties:

First: Organizations use first party audits to audit themselves. First party audits are used to confirm or

improve the effectiveness of management systems.

Second: External audits. They’re usually done by customers or by others on their behalf.

However, they can also be done by regulators or any other external party that has a formal interest

in an organization. (Declaration of Conformity is stated by second parties: eg. Building owner)

Third: External audits as well. However, they’re performed by independent organizations such as

registrars (certification bodies) or regulators. (Certifications).

ISO 19011:2011 - “Guidelines for auditing management systems”

! It provides guidance on auditing management systems, including the principles of auditing, managing an

audit programme and conducting management system audits, as well as guidance on the evaluation of

competence of individuals involved in the audit process, including the person managing the audit

programme, auditors and audit teams.

It is applicable to all organizations that need to conduct internal or external audits of management

systems or manage an audit programme.

The application of ISO 19011:2011 to other types of audits is possible, provided that special

consideration is given to the specific competence needed.

NB: the engineer doesn’t has to design the assets, because they are establish by the owner.

It means that the engineer has to know it: the Knowledge of the assets is a key point!

In order to:

Analyse the relationship between the processes carried out by the organization and the built

⋅ environment in which the processes are carried out.

Identify the “risks” associated with the progress of the processes.

⋅ Plan the quality objectives for the operation and maintenance.

⋅ Outsource with awareness and control the activities of operation and maintenance.

⋅

Global Service for Real Estate Maintenance (GSMI)

Integrated maintenance activities of constructued assets (buildings) with full responsibility of the

contractor on the results in terms of achieving and / or maintaining performance levels prescribed by the

customer.

UNI11136:2004 “Global service per la manutenzione dei patrimoni immobiliari - Linee guida”;

! La norma fornisce una guida ai committenti e agli assuntori per l'impostazione dei processi di global

service di manutenzione immobiliare, al fine di uniformarne l'approccio, su una base comune di

riferimento metodologico operativo, da parte di committenti e assuntori.

Essa si applica:

- Dopo la decisione del committente di intraprendere questo tipo di contratto;

- Prima della valutazione dei progetti di offerta formulati dai potenziali assuntori.

Affronta la fase di richiesta del committente e la fase di impostazione del progetto di offerta da parte

del potenziale assuntore.

Nel "documento di indirizzo preliminare" ( Brief Document) il committente dovrebbe rielaborare tutti

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quegli elementi di analisi e di valutazione che lo hanno precedentemente orientato alla scelta di adozione

del GSMI:

- L'analisi delle caratteristiche essenziali e della consistenza del patrimonio (quality and quantity

survey);

- L'analisi dei risultati conseguiti dai precedenti contratti manutentivi e dei relativi costi; (maintenance

costs over time).

- L’analisi dell'assetto organizzativo interno in essere e delle relative posizioni organizzative;

organization, roles and responsibility.

- Il censimento delle risorse necessarie (economiche, finanziarie, di personale, ecc.); assessment of the

required resources.

The set up of BRIEF document requires three assessments:

1. Technical assessment: how the building is made;

2. Functional assessment: which function or activities are foreseen in the building and which are the

required conditions to carry out those activities.

3. Organizational assessment: which resources are need to contract out the maintenance activities.

La definizione dello stato di conoscenza quali-quantitativa del patrimonio immobiliare è un aspetto

fondamentale ai fini di una corretta impostazione preliminare del GSMI e della successiva elaborazione

della richiesta di offerta.

Importance of the technical assessment for quality and quantity

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Il committente, prima di formulare la richiesta di offerta, è tenuto a valutare l’idoneità delle informazioni in

suo possesso relativamente alla definizione dello stato fisico, manutentivo e prestazionale di ogni singolo

edificio al momento della redazione del documento di indirizzo preliminare.

Recognition of phisycal, perfomance and maintenance level of each building

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Tale attività istruttoria deve essere finalizzata, inoltre, alla definizione dei livelli di disponibilità delle

principali componenti ambientali e tecnologiche degli immobili oggetto di GSMI.

Availability of the space unit and of the technical performances

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Design Process

It requires awareness of three key aspects:

1. Objectives

2. Constraints

3. Resources

BRIEFING

it’s the process of:

- Identifying and analysing the needs, aims and constraints (the resources and the context) of the client

and the relevant parties;

Briefing process

- Formulating any resulting problems that the designer is required to solve.

Prof.G.PAGANIN Managing the Brief for Better Design, Alastair Blyth, John Worthington, 2001

National References

BS 7000 Series - Design Management Systems

Research has revealed that organizations that evolve a framework for long-term innovation react faster to

threats or surprises, are more likely to take effective action and are better at sustaining the momentum of

change. As such, they are more likely to succeed.

In light of this, BSI British Standards has revised the BS 7000 series of standards. These revisions

incorporate many suggestions from both users and non-users to make the standard more accessible and

immediately useful.

ISO 9699:1994

“Performance standards in building — Checklist for briefing — Contents of brief for building design”

It describes the content of a brief for building design. Can be used from the time when the client first

considers the possible need for a building project. Applies to all kinds and sizes of design project. Can also

apply whatever the chosen function or purpose of the brief, for example instructing, promoting discussion,

recording, as a basis for evaluation or in a formal competition to select consultants.

The BRIEF is a working document which specifies at any point in time the relevant needs and aims,

resources of the client and user, the context of the project a