施設管理 專門企業을 활용한 費用節減 效果에 관한 硏究

Abstract

The recent domestic office buildings, together with high-rise and enlargement, are transforming into intelligent building system following the enhancing equipment on the new technology reform and the development of the information and communication. The period of simply using the size and use of the building to set the standards of building value and real estate investment has passed. Now the management to improve the building luxury and asset value of the real estate are being used, and the recognition of the building facility management is rapidly changing. On the other hand in the advanced countries, the facility management for managing the building efficiently is recognized as an important management factor, and are trying in many ways for an effective achievement. Also, the range is gradually and are becoming specialized such as the business that provides professional building management service on the expansion of outsourcing. This research analyzes the management are and current staff duty quantity based on 10 large buildings in Joong-gu, Seoul for the segmentation investment of the facility management duty, estimates the appropriate man power to understand the current standards of the national building management company, the aim of the facility management case investigation and analysis of the advanced companies understands the differences of the national facility management businesses, and is for an efficient system construction of the building facility management of the national facility management. For this, the advanced system such as the primary facility management organization and duty system, professional business facility maintaining management methods of emergency cost methods was investigated. This research used a Japanese facility management company to perform benchmarking, with the investigating range being firstly the operation*management organization system and staff formation, secondly the efficient management cases, and thirdly the real estate management competitive methods. In cases of Mitsui Real estate, Mori Group that are the representing real estate development and management companies of Japan are expanding the thorough 'profitable asset management operation set-tup' based on PM. These basis of the profitable real estate asset management set-up were present in the trust responsibility management (cost reduction of continuous facility management) of the 100% self-managing business buildings(establishment). Through the multi-functional professional organization (10~30 years driving and management set-up veterans) of the building management residents were efficiently managing the facilities. Through the non-residential state of professional organization outsourcing, excepting driving, surveillance/regular inspection, the efficiency was increased to expand the design, performance and new system for a rapid reaction prepared for trouble and risk, and the management of group management general center was focussed, and the professional business market of the facility management was formed. The current situations and facility management such as the current standard and problems of the facility management market was used to conduct a duty analysis through the mortgage management. For the analysis of the facility management duty, 66 general management, 70 facilities, and 41 electric contents were found to inspect, maintain and classify and the driving was decided depending on the size of each building, the duty time output considered the work preparation time, transporting time, and showed that an income fee of more than 3 hundred million Won could be reduced annually if foreign residents professional facility management professional business is used to remove the idle time (transporting time, work preparation) of the 10 building subjects. Next, a Japanese case of an advanced company of the facility management was used to GAP analyze on the mortgage management that is the management index to collect construction verification data, and the results on the analysis of an average mortgage management of the Japanese and Korean facility manager showed that there are differences in the average of the mortgage management among Korea and Japan. Furthermore, the efficient management system found by analyzing the Japanese facility management company, was linked to the national facility management company and derived a plan to create a current facility management duty process. Through optimized condition simulation, 61 man power were able to be reduced by efficiency through the non-residential profession(non-resident) of each building. The man power efficiency was not the aim originally, but as a plan to remove idle time that occurs through the duty analysis, the professional business is used to reduce the income fees, and the daily duties (inspection, repairs, maintain management) are outsourced to reduce the management income fees. The man power efficiency is an important part of our national office building facility management field. The unnecessary duties corresponding to the competitive time are reduced, rather than the simple man power reduction, and by concentrating on the duty of contributing to the asset value increase it is expected that the area can develop with great effect. The limit of this research could not include the number of important variables as ensuring data of the selected variables were not easy. Also, the data of 10 building among the Seoul office buildings were analyzed, and arranged their management operational costs and building summary, residents and non-residents, but as there were not may building subjects there are problems of lacking in faith. As a following topic in the future, the standard spec depending on the building management duties is designed by conducting an analysis on the design of the optimum man power depending on buildings, and the optimum T/O is derived according to buildings through M/H analysis on the planned duty standardization and duty standards, to design staff input standards according to their work type, skill ranks of the building characteristics and the research that plans the efficiency of facility management duty is needed. Also, through the re-establishment of the whole operational system that can efficiently perform facility management duty, there is a need to establish a highly efficient operational organization. With the staff arrangement according to building characteristics, optimization operation, and the development on the operational system of co-operating companies, there is a demand of improvement by introducing assessment system and by strengthening the site supporting set-up. In addition, through the site efficiency management standard thesis the methods of simplifying process such as the inspection method, inspection periods, the introduction of offer system to improve clarity such as selecting construction business, applying cost policy, and the creation of technology improving educational programs such as auto-removal by strengthening education and training, waterside facility, elevator is urgently needed. Furthermore, the infra construction to ensure the crisis countermeasure such as fire, blackout, creation of elevator general alarm system also need to be supported.