What are building services? Why is it important?

A building accommodates for those who are living or working. To provide a better living or working space for them, building services are convenient. Without it, the building itself alone cannot provide safety, comfort and function on their own. Therefore, building services exist together with the building to provide a comfortable space, safety, convenience and a healthier living environment.

The occupants and tenant occupants and tenants rely 100% since buildings provides lightings, spaces, water & air quality, convenient power, communication capability, ventilating, air conditioning and reliable systems for life and property protection

Who handles overall building services?

The building services are monitored by building managers. They look into details on the building health closely since their role is to make sure the whole building is efficaciously function.

The different types of building services offer various function helping the building to work. Building services includes the HVAC, site drainage, gas supply, plumbing, fire protection, electrical power, lighting and vendors. These services are categorized into four main categories which are the mechanical system, electrical system, building operation system and vendor management services.

1) Mechanical System

Mechanical system engage a great part in providing various services. It is anything that involves moving matters such as water, electricity and gas. The building services which falls under this category are HVAC systems, site drainage, gas supply, plumbing, elevators and fire protection. This system is one of the system that building spent money on for an increasing energy cost. Nonetheless, having integrated designs will lead to low cost operation, trouble-free maintenance, and improved comfort.

HVAC SYSTEM

Radiating great air circulation and regulated temperature within the whole building provides the occupants to have a comfortable, liveable and healthy environment from toxic gaseous in hazardous area. The tenants and occupants can easily complete their daily tasks quickly with the pleasant surroundings workplace and living area.

SITE DRAINAGE

It is one of the signs that the building is damaged and need fixing whether it is from wiring, plumbing or drainage problem if water puddles are seen blatantly outside or inside of the building. Not only that, the prolonged presence of moisture surrounding the building increase risk of building to damage faster. During rainy days, guttering and downpipes helps the building from damages which is by transferring the rainwater into the drains. However, taking good care of it is still not enough if the site drainage is poor. It leads to building cracking and this is one of the signs the foundation and footings of building are in danger.

GAS SUPPLY

In a building, nitrogen and oxygen gases are supplied to the building. These gases are for occupants’ use for fuel and lighting purpose. The gas are hazardous and poisonous when it is in a gas form, hence, it is taken care of properly and with precautions

PLUMBING

Supplying fresh water to the building is done through pipe distributions, vent pipes, sanitary sewers, building drains and plumbing fixtures. Various of plumbing services provides supply of water to the building for drinking purpose, toilet use, cleaning and cooking.

ELEVATORS & ESCALATORS

Moving to multiple floors of a building has never been easier with the ease of use of the “slow moving stairs” and lifts which transport people vertically. This require less physical effort rather than climbing up the stairs and the only the difference is just by using electricity.

FIRE PROTECTION

In case of any state of emergency, the building has prepared beforehand to provide safety to the occupants of the building. There are fire safety features such as the fire sprinkler equipment, fire extinguishers, fire alarm, fire suppression systems, emergency lighting and ventilation systems provided in the building. These will help the occupants to escape safely from the building and put out fire to minimise damage during fire incident.

All these systems must run together with each other fluidly so that the building functions persistently.

2) Electrical System

Electricity is a daily necessity as it generates power to electrically powered equipment, bringing the building into life. The equipment such as air conditioner, fans, kitchen appliances, lighting brings a liveable environment.

ELECTRICAL POWER

The amount of electricity used by all of the electrical equipment in in building determines how much of electric has been used. Therefore, electrical power use throughout a building is controlled and monitored so that it is safely distributed. Typically, low voltage is used compared to a higher voltage.

LIGHTING

Different space areas require different types and right amount of lights to serve the purpose of room and feel. Ambient indoor lighting can be ideal for living room and bedroom which give calm and relaxation to the mind and body. Task lighting illuminates the room or certain parts of the room to get the work done such as in the kitchen and reading room.

3) Building Operation System

It can be tough to monitor and manage each of systems within the building all at once. A system called Building Operation System (BOS) facilitates and organizes building automation and process along with connecting the different building systems (access control, audio-video, BMS, security, etc.). For example, building automation give alerts on air pollutants issues and levels of ventilation. However, many challenges are yet to be overcome. Since BOS is complex, it requires skills and know-how.

Credit: Building Operating System – What you need to know – Catenda

Our Solution:

4) Vendor Management System (VMS)

This system allows organizations to handle and manage their vendors or suppliers. It includes activities such as selecting or choosing vendors, negotiating purchase contracts, controlling, and managing costs, ensuring quality and timely delivery, and reducing vendor-related risks.

How does it work?

The VMS can be access through the HAUZ portal. By using HAUZ, we provide convenience through real-time monitoring and cost management of the facility operations and maintenance via an all-in-one solution. We streamline every manual tasks with digital adoption so that every works or tasks can be done rapidly and effortlessly through the HAUZ dashboard.

The importance of monitor and track vendor productivity and efficiency during their contract terms are very important. Out of many types of vendors, one of it is a manpower-intensive vendor that is known as service and maintenance providers. They deliver services such as security, cleaning, landscaping and facility technicians. The manpower provider needs to:

• Insure whether their working hours are planned as scheduled since it will affects the operation cost for paying bigger manpower if tracking is not implemented
• Ensuring service provider are providing manpower that with valid permit; and
• Monitoring daily activities to ensure productivity during their service at the building

Here is an illustration of building management structure:

 How we do it?

Handling vendors or suppliers become cost-effective and efficient through A.T.M.R:

To get better overview of data and insights of the building, it can be done through the HAUZ dashboard:

Our benefits:

• Reduce 45% of operations cost
• Minimize time taken for data collection and report gen; and
• Increase visibility and accuracy of internal & external facility ops

Keen to know more on how real-time team updates could boost productivity and lowers the building operation cost?

Visit us at hauz.com.my to reach out to our team.