In the realm of facilities management, one of the most critical objectives is to maximize the lifespan of building assets. These assets, which include everything from hvac systems and elevators to roofs and plumbing, represent significant investments. Extending their useful life not only reduces capital expenditure but also minimizes disruptions and maintenance costs over time. While regular maintenance is the foundation of asset longevity, there are several other strategies—often overlooked—that can further enhance the durability and performance of building assets. This blog post will explore these strategies, offering insights and practical tips for facilities managers looking to extend the lifespan of their building assets.

1. Implement a comprehensive preventive maintenance program

Why it matters:

Preventive maintenance is the cornerstone of asset longevity. By addressing potential issues before they escalate into major problems, you can significantly extend the life of your building assets and avoid costly repairs or replacements.

Key strategies:

Regular inspections: schedule regular inspections for all critical building systems, such as hvac, plumbing, electrical, and roofing. Inspections should focus on identifying signs of wear and tear, leaks, corrosion, and other potential issues that could compromise asset performance.

Scheduled servicing: adhere to the manufacturer’s recommended maintenance schedules for all equipment. This includes tasks such as changing filters, lubricating moving parts, calibrating controls, and cleaning components. According to the international facility management association (ifma), organizations that follow a preventive maintenance plan can reduce repair costs by 12-18% and increase equipment lifespan by up to 30%.

Use of predictive analytics: leverage predictive maintenance tools that use data from sensors and building management systems (bms) to predict when an asset is likely to fail. This allows for maintenance to be performed just in time, preventing unexpected breakdowns and extending asset life. A report by mckinsey & company found that predictive maintenance can reduce unplanned downtime by 50% and extend asset life by 20-40%.

Overlooked consideration: it’s important to document all maintenance activities meticulously. This not only helps in tracking the health of assets but also provides valuable data for making informed decisions about repairs, upgrades, or replacements.

2. Invest in high-quality materials and equipment

Why it matters:

The quality of the materials and equipment you choose during construction or renovation has a direct impact on the lifespan of your building assets. Opting for higher-quality, durable materials may involve higher upfront costs, but it pays off in the long run by reducing maintenance needs and extending asset life.

Key strategies:

Long-term value over short-term savings: when selecting materials and equipment, prioritize durability and reliability over initial cost savings. For example, choosing roofing materials with a longer lifespan, such as metal or high-quality asphalt shingles, can reduce the frequency of replacements.

Energy-efficient equipment: invest in energy-efficient systems, such as hvac units and lighting, which are designed to operate more efficiently and with less wear and tear. These systems not only lower energy costs but also tend to have longer operational lives. According to energy star, energy-efficient hvac systems can have a lifespan up to 15% longer than standard systems.

Manufacturer and warranty considerations: purchase equipment from reputable manufacturers that offer robust warranties and support. A strong warranty not only protects your investment but also often indicates the manufacturer’s confidence in the product’s durability.

Overlooked consideration: consider the environmental conditions of your facility when selecting materials and equipment. For example, buildings in coastal areas may require corrosion-resistant materials, while facilities in colder climates might need equipment that can withstand freezing temperatures.

3. Optimize asset utilization and load management

Why it matters:

Overloading or underutilizing building systems can lead to premature wear and tear. By optimizing how assets are used and ensuring they operate within their designed capacity, you can reduce stress on these systems and extend their lifespan.

Key strategies:

Load balancing: ensure that mechanical systems such as hvac units and electrical circuits are not overloaded. Overloading can cause overheating, excessive wear, and eventual failure. For instance, evenly distributing electrical loads across circuits can prevent overloading and reduce the risk of short circuits or fires.

Rotational use: for assets that are used intermittently, such as backup generators or redundant hvac systems, implement a rotational use schedule. This ensures that wear is distributed evenly across all systems, preventing one unit from being overworked while others remain idle.

Monitoring and adjusting usage: use building management systems (bms) to monitor asset usage in real-time. If certain systems are consistently operating at peak capacity, consider redistributing the load or upgrading the system to handle the demand more effectively.

Overlooked consideration: don’t forget about the impact of external factors on asset utilization. For example, fluctuating occupancy levels due to seasonal variations or remote work trends can affect how hvac and lighting systems are used. Adjusting system settings to match actual usage can reduce unnecessary wear and prolong asset life.

4. Enhance environmental control and protection

Why it matters:

Environmental factors such as temperature, humidity, and exposure to the elements can significantly affect the lifespan of building assets. Controlling these factors helps prevent damage and degradation over time.

Key strategies:

Temperature and humidity control: maintain optimal indoor temperature and humidity levels to protect sensitive equipment and building materials. For example, excessive humidity can lead to mold growth, corrosion, and damage to electrical systems. A study by the national institute of standards and technology (nist) found that maintaining proper humidity levels can reduce the risk of mold and corrosion, extending the life of building materials by up to 50%.

Weatherproofing: protect external building assets, such as roofs, windows, and walls, from harsh weather conditions. This includes applying weatherproof coatings, sealing cracks, and ensuring proper drainage to prevent water intrusion and freeze-thaw damage.

Uv protection: for outdoor assets, such as signage or rooftop equipment, consider applying uv-resistant coatings to prevent damage from prolonged sun exposure. Uv damage can cause materials to become brittle and degrade more quickly.

Overlooked consideration: environmental control should extend to areas like storage rooms and mechanical spaces where critical equipment is housed. Implementing climate control measures in these areas can prevent damage to stored assets and reduce the need for premature replacements.

5. Implement a comprehensive asset management system

Why it matters:

An asset management system helps facilities managers keep track of all building assets, their condition, maintenance history, and remaining useful life. This centralized system facilitates better decision-making and ensures that no asset is overlooked.

Key strategies:

Asset inventory: maintain a detailed inventory of all building assets, including serial numbers, installation dates, maintenance schedules, and warranty information. This inventory should be regularly updated to reflect any changes or upgrades.

Lifecycle management: use the asset management system to monitor the lifecycle of each asset, from acquisition to disposal. This includes tracking depreciation, assessing remaining useful life, and planning for future replacements. According to the building owners and managers association (boma), effective lifecycle management can reduce the total cost of ownership by 10-15%.

Condition-based monitoring: incorporate condition-based monitoring into your asset management strategy. This involves using sensors and data analytics to assess the real-time condition of assets, enabling more precise maintenance planning and reducing the risk of unexpected failures.

Overlooked consideration: beyond tracking the physical condition of assets, consider monitoring operational metrics such as energy consumption, downtime, and repair frequency. These metrics provide insights into how efficiently assets are being used and can highlight opportunities for optimization or replacement.

6. Train and empower maintenance staff

Why it matters:

The effectiveness of any maintenance program depends on the knowledge and skills of the maintenance staff. Investing in training and empowering your team to make informed decisions can have a significant impact on the longevity of building assets.

Key strategies:

Regular training programs: provide ongoing training for maintenance staff on the latest maintenance techniques, safety protocols, and the operation of new equipment. Well-trained staff are more likely to spot potential issues early and address them effectively.

Cross-training: cross-train maintenance staff in multiple areas, such as hvac, plumbing, and electrical systems. This ensures that team members can step in when needed and reduces the risk of knowledge gaps affecting asset maintenance.

Empowerment and communication: encourage maintenance staff to take ownership of their work and communicate openly about any concerns or suggestions for improving asset management. This collaborative approach fosters a proactive maintenance culture and helps identify potential problems before they escalate.

Overlooked consideration: consider establishing a mentorship program where experienced maintenance staff can share their knowledge with newer team members. This not only enhances the skills of your team but also helps preserve institutional knowledge that can be vital for maintaining older assets.

7. Plan for obsolescence and upgrades

Why it matters:

No asset lasts forever, and even well-maintained systems will eventually reach the end of their useful life. Planning for obsolescence and strategically upgrading assets can prevent costly failures and ensure that your facility remains up-to-date with the latest technology and efficiency standards.

Key strategies:

Obsolescence planning: identify assets that are nearing the end of their useful life or are becoming obsolete due to advances in technology. Develop a replacement plan that includes budgeting, procurement, and installation timelines to ensure a smooth transition.

Strategic upgrades: consider upgrading assets before they fail if doing so will result in significant improvements in efficiency, safety, or compliance. For example, upgrading to energy-efficient lighting or hvac systems can reduce operational costs and qualify for incentives or rebates.

End-of-life disposal: develop a plan for the responsible disposal or recycling of assets that are being replaced. This not only supports sustainability efforts but can also reduce disposal costs and free up space in your facility.

Overlooked consideration: when planning for upgrades, consider the potential impact on other systems within the facility. For example, upgrading an hvac system might require changes to the electrical infrastructure or building management system. Coordinating these upgrades can prevent compatibility issues and reduce downtime.

Conclusion: the long-term benefits of extending asset lifespan

Extending the lifespan of your building assets is not just about reducing costs—it’s about creating a more sustainable, efficient, and reliable facility. By implementing a comprehensive preventive maintenance program, investing in quality materials, optimizing asset utilization, and leveraging modern asset management systems, facilities managers can significantly enhance the durability and performance of their assets.

In addition to the financial benefits, prolonging asset life reduces the environmental impact associated with manufacturing, transporting, and disposing of building systems and materials. By taking a proactive, strategic approach to asset management, you can ensure that your facility remains functional, cost-effective, and sustainable for years to come.