ASSET MANAGEMENT SERVICES

In the broadest sense, asset management is a rigorous approach to the long-term management of assets to maximize their lifetime value and benefits to both owner and community. More specifically, asset management has two primary goals: (1) to effectively manage building assets and identify long-term capital investment, and (2) to establish a baseline record and recommendations that address the demands of a changing future. In the context of the built environment, GGLO has a long history of providing asset management services for a wide range of project types. The goal of maximizing long-term asset value has a perfect synergy with the integrated sustainable design approach we apply to all of our work, and is well-aligned with the goal of responsible stewardship—one of the firm’s core values.

Methodology A typical Asset Management Services package for a building and its associated infrastructure consists of three main components: Existing Conditions Assessment and Report: Detailed existing physical condition assessment of the property with observations compiled in a report Capital Needs Assessment: The long-term budget strategy to support the viability of an asset for as long as fifty years into the future Preventive Maintenance Plan: A plan to provide a detailed resource for maintenance procedures, including monthly maintenance schedule, scope of work for bid packages, and cost estimate for recommended maintenance
The Existing Conditions Assessment begins with initial planning to outline methods that identify and prioritize deficiencies, in order to develop a set of assessment strategies for building and infrastructure. The assessment includes visual assessment of exterior building components, mechanical systems, interior spaces, site and grounds. Stakeholder input from residents and building management is collected and documented. The final report provides a detailed inventory of building component quality, expected useful life, remaining useful life, and current replacement cost.
The Capital Needs Assessment first identifies deficiencies and existing maintenance backlog to determine deferred maintenance and prioritization of deficient conditions. Final recommendations are based on severity and anticipated lifecycle, including calculation of costs of maintenance deficiencies, and recommendations for correcting deficiencies. Typically, capital needs projections are provided in one year increments over twenty years, and include recommendation for prioritization, key component upgrades and assumptions used for interest, inflation, tax and other outside factors as part of the financial analysis. In addition, GGLO recommends that asset management plans include the following elements: Recommendations for energy-efficient strategies, technologies, and materials Requirements for energy-wise practices in day-to-day activities and operations Strategies to encourage all building users to become educated in the effective operation and maintenance of high-performance buildings Life-cycle cost analysis, including identification of potential incentives, to ascertain the true cost and benefits of proposed actions Implementation of maintenance routines and establishment of appropriate budgets to prolong the useful lifespan of existing building stock Several examples of GGLO’s asset management work are described below.

St. Andrew's Housing Group GGLO is leading a multidisciplinary team to produce an Asset Management Plan for the St. Andrew’s Housing Group. The assessment will cover ten low-income multifamily projects, some with multiple buildings, with heights from two to six stories. Dates of construction range from 1964 to 2006, and building condition spans the fulls spectrum from poor to excellent. Services provided will consist of the three asset management components discussed above: Site Inspection and Report, Capital Needs Assessment, and Preventive Maintenance Plan. The inspection includes an infrared survey to identify envelope leaks, as illustrated in the photos on the left. GGLO Principal: Michael Wishkoski Partners: Rafn, LCI, and Common Ground

University Village Facilities Planning Services GGLO has performed building analysis and space management services for University Village in Seattle for the past 15 years. Our services include reviews of existing buildings and site areas, recommendations for site and building master planning, as well as development of, and assistance with, tenant relocations and renovations. GGLO is involved at the very early stages of every project by analyzing tenant space needs, maintaining lease description documentation, and facilitating recommendations for the Village management team. In addition to these services, we have measured and documented almost every existing building and created both a sustainability planning document and a signage criteria manual. GGLO Principal: Bill Gaylord

Seattle Schools Historic Preservation Studies GGLO undertook the study of 14 historic public school buildings, reviewing proposed plans for compliance with the City of Seattle historic preservation ordinance. The school facilities were evaluated as a part of the implementation of the School District’s Facilities Master Plan, which sought to “find equitable ways to balance the need to develop school facilities that meet educational requirements”. Key issues for review included site issues, systems performance, seismic deficiencies, community use of auditorium spaces, energy code, and life safety/fire code. GGLO’s final report presented a summary analysis for each school, and a conceptual plan diagram where necessary, to recommend ways to incorporate needed upgrades while preserving the historic characteristics of each building and site. GGLO Principal: BIll Gaylord

Building Performance Evaluations One key component of effective asset management is an in-depth understanding of utility usage in buildings. For the past four years GGLO has been conducting building performance evaluations (BPE) on residential and commercial buildings, and has developed one of the region’s most comprehensive data sets on electricity, natural gas, and water consumption. This expertise is invaluable to both to the successful execution and interpretation of Existing Condition Assessments, and ultimately, for determining the proper course action in an Asset Management Plan.
In total, GGLO has collected and analyzed energy and water use data for a total of 52 buildings in 13 projects (all but four designed by GGLO). For one residential project, an extensive list of potential energy-efficiency measures was proposed and evaluated with energy modeling software. GGLO collaborated with the City of Seattle on a recently published report on energy and water use in new mid-rise multifamily buildings.
The newest addition to GGLO’s ongoing BPE study is Garfield Commons, a 32,000 sf bookstore designed by GGLO for Pacific Lutheran University in Tacoma. In addition to the standard evaluations of energy and water use, this effort will include an extensive user survey, which is expected to provide further insight into building operations and utility use results. More information on our BPE work is available here.