In conditions of high competition in the commercial real estate market, it is extremely important to adhere to two rules: to ensure maximum comfort for tenants and visitors and to reduce operating costs. In both cases, modern software comes to the rescue. The range of tasks that the software solves is very wide: from control over engineering systems and building design to infrastructure management. Conventionally, they can be divided into two groups:  Software for control and management of engineering systems - BMS, Building Management System. Another name ASUZ is an automated building management system.  Software for Fasility Management , designed to manage operational services and infrastructures. This includes the reception, cleaning, security, engineering services. In a separate subcategory we make the software to control access mode. Benefits of using software The introduction of a specialized information system facilitates the compilation of a list of planning and preventive works (CPD), accounting for tenant applications, analysis and monitoring of CPD. This is a kind of audit of all infrastructures online. The more applications for work come from tenants - the worse the quality of the outage. The software system for Fasility Management can be integrated with BMS: in this case, the system automatically creates a ticket in case of a failure. Optimized processes for the purchase of consumables and stock replenishment: savings of 25-30%. But in general, equipment maintenance costs are reduced by a third. "Cloud" or "box" Disputes about the benefits of each type of software do not diminish, but when choosing, it is better to be guided personally by your tasks. Standalone is software that is maintained by regular developers. SaaS (software as a service) is software with remote access. His support is made by the supplier. The first version of the service works autonomously, for the second, respectively, Internet access is required.  Pros and cons of the “boxed” solution: 1. High initial cost, with a monthly surcharge usually absent; 2. Own control over data security; 3. The possibility of conflict with the already installed programs; 4. The need to have its own staff of developers; 5. The ability to adjust and supplement the software for their tasks. Pros and cons of "cloud" services: 1. Payment for software rental; 2. With the right choice at the stage of negotiations on the acquisition of an opportunity to avoid conflict with operating systems; 3. There is no need to buy servers and maintain a staff of developers; Access via mobile devices; 4. Unlimited memory. Quick Selection Guide Service solutions should be convenient not only for the management company, but also for tenants, therefore a feedback module is needed in the software. When buying, specify the time frame for the software to be integrated, and also create a project team. The simpler the interface of the program, the better, it will save you from the need for long-term staff training. Pay attention to the following details: 1. Availability of main modules schedules and schedules. 2. Convenience of making preventive maintenance. 3. Clear application log. Key performance indicators of the engineering service are speed, quality and feedback. 4. The presence of a mobile application and its adaptation to all models of smartphones, especially the unit of work with PPC, reception and tenant requests. 5. The functional unit of inventory accounting (their receipt and write-off). Examples of existing services 1. Claris “Automation of business center management” http://www.claris.su/industry/managercompany.html 2. Supervisory Control And Data Acquisition (SCADA) - Dispatch Control and Data Acquisition  http://sunline-automation.ru/products/29-nashascada.html 3. Automation of servicing of FM Commander objects http://fmcommander.com/

The most modern, architecturally and technically perfect business center is not a viable unit without tenants. In order for it to work in full force, competent management is required. The choice here consists of only two options: organize your own management company, or rely on professionals from the outside. Let's try to weigh the pros and cons of each of these decisions. To begin with, we will define the terminology. UA deals not only with the maintenance of the building, but above all with the increase of profitability. In the Russian market, not everyone agrees with this interpretation. You can meet the sites of "management companies", where cleaning services are perfectly described, but there are no case studies confirming the actual management of facilities. In commercial real estate has its own terminology of management (management) triad: Asset management  - asset management or trust management; Property management  - property management (income minus expenses); Facility Management  - building infrastructure management (optimization of operating costs). The last option, Facility, solves a limited amount of tasks in the BC, so in the "solo" version it cannot replace the work of the management company, but is only one of its directions. So, object management is Property management. External management The main advantage of the external M is the ease of interaction between the parties. The owner of the business center does not buy people, but a certain service (or rather, a set of services, competencies, knowledge and reputation of not one person, but the whole range of services offered by the external management company). Accordingly, the result of the work of the MC is assessed very simply - she managed to increase the profitability of the business center or not. This significantly saves the time of the owner and allows you to get the predicted result, which can be fixed in the contract. Other advantages of this solution: 1. The staff of a professional management company consists of employees with relevant experience - no need to spend time and money on retraining your own staff; 2. To resolve issues and interact with the MC, one full-time specialist is sufficient; 3. Service takes place in accordance with the agreed quality standards; 4. The owner removes the risks of working with employees who are not residents of the Russian Federation; 5. The Criminal Code sets the ideology of service standards, as it understands and feels the end user of services - the tenant. Cons for the owner of only two. The first is the cost. Attracting an external management company is likely to be more expensive than creating your own, but this point is offset by professionalism and the ability to provide a higher level of profitability of the object. The second and main disadvantage is trust: it’s not so easy to open up and share the “pain” to a stranger, and even more so, to entrust the management of your “brainchild” of a third-party Criminal Code.  Self management To the obvious advantages of creating your own management service is the ability to control the situation and operational priority setting. In practice, this requires a certain professionalism (retraining of personnel or a new staff). Own operation service, perhaps gives a chance to reduce the cost of Facility Management, but there is a risk of duplication of roles and functions. Without a look at the Criminal Code, as an independent business unit, even if it’s your own, but without relevant experience in the external market, you can easily lose in the speed of reaction to the expectations and requirements of tenant customers.  Significant deficiencies that the owner will face: 1. Double commission for attracting tenants (both the staff member and the third-party broker must pay); 2. Lack of free time: the need to control the work of departments and solve problems of employees; 3. It will be necessary to independently search for personnel and build a personnel management scheme from scratch. At the same time, professionals will prefer to work not with the owner, but in the external management companies; 4. Most likely, some of the functions will double, and the state will be inflated; 5. The human factor: absenteeism, illness, not going to work for employees, in some cases - theft of staff. Fast or forgotten? We must not forget what David Weiss said at that time, the head of NorthernTelecom, “in the future there will be two types of companies - quick or dead.”  In fact, an external company that is accustomed to give all the best in the competitive real estate management market takes not price, but speed. For the current real estate market, the speed of response to the needs of tenants, the speed in proposing the best management practices, the speed in search of new services, the speed with which the MC enables its customers to be heard is “more than money can buy”. Agility and efficiency today rule even in such a conservative business as PropertyManagement. Are we ready to take on Craig Barrett's challenge from Intel “to move at maximum speed, blasting the road behind us? So, "Responsibility is a consequence of certainty." Define your tasks and priorities and weigh your own possibilities: this will help you make the right choice.

Do you have a service plan, Mr. Fix? Everyone knows that a baker should bake pies, a shoemaker should sews boots, and a professional cleaning company should clean the business center. We abstract a little from a situation: we will present the house in which the big family lives. She hired staff to maintain cleanliness. The range of work is obvious: the house should be clean, the result should remain visible, and the service personnel, as inconspicuous as possible. At first glance, it is. But the cleaning in the office is carried out during the working hours of the head of the family, the dishes are not cleaned on time, and the lawn is not cut and weeds at all. At the same time, the cost of staff work is decent, and none of the staff seems to be relaxed. And now let's scale up: the house is a business center, and the family is dozens of tenant companies. The problem in both situations is the same: the lack of a service plan. The principle of optimal and sufficient So that the cost of cleaning does not become exorbitant, use this principle when developing a service plan. Light devices located at a decent height do not need daily wiping, and technical rooms do not need daily floor cleaning. But the bathrooms and elevators should be in perfect order throughout the day. The wider your list of required services, the more expensive the cleaning will be. To create a service plan, it’s not enough to know the building like the back of your hand. You need to repeatedly go through it and look at the premises through the eyes of the tenant. What does the central hall and reception look like, is there dirt in the elevators, are there no bags of garbage at the doors of the offices? How clean is the bathroom and how long does it take to clean them? Write down the stages of your path on a piece of paper and proceed to the formation of tasks. Cleaning frequency Conditionally cleaning of the premises is divided into daily, supporting and general: The height of the daily cleaning is not higher than 2 meters. The complex includes cleaning dust and debris, washing floors; General cleaning is usually carried out once a week, with the sequence of premises recorded in a special schedule; The supporting cleaning of bathrooms and elevators is made every hour; It should be noted those premises, the cleaning of which is carried out as needed several times a day - for example, meeting rooms. Separate items are rendered services for the improvement of the territory: in the service plan it is necessary to prescribe how often they should be carried out. Do not forget about watering lawns (otherwise they will have to be re-built) and snow removal. The last point is more profitable to consider in fact, per unit. There are no trifles in the household Cleanliness is a relative concept even for cleaning companies. Therefore, the service plan should list what is included in the concept of cleaning. For example, carpets and upholstered furniture should not only be vacuumed but also promptly cleaned. Ceiling and wall lights are cleaned in the presence of an engineer who will de-energize and remove them. Blinds require daily refreshing cleaning and periodic chemical - for this they are removed. In addition to walls and floors, it is necessary to wipe the doors and handles. It makes no sense to include in the contract services that may require one-time: it is easier to pay for them in fact. Cleaning should not interfere with tenants The arsenal of modern clinics is impressive - equipment, inventory and cleaning products need to be stored somewhere. Owners often allocate the smallest premises for this, located far from the entrances. In fact, this will lead to higher prices for services - staff will be forced to repeatedly return for one or another inventory, and will spend more time cleaning. Obligatory point of the service plan is zoning of premises and a clear sequence of cleaning, so that it occurs without cross-contamination (if you first clean the floor and then the surface, the floor will become dirty again). Who gets the "chemistry"? This is one of the fundamental issues. Of course, all chemicals used must have safety certificates. But the moment that is often ignored is the material of the surfaces. The abundance of glass, mirrors, and stainless steel elements in the interior is an increase in costs, since removing dirt and fingerprints from such surfaces requires certain resources and takes a lot of time. Clean - where there's no litter Trite, but true: optimization of the cost of cleaning is possible if tenants maintain cleanliness in workplaces and public spaces. In this case, the savings on payroll reaches 30-50%!