Integrated approaches to gap analysis and performance metrics

Performance Metrics
Condition

RISK
Energy
Functionality
Efficiency

Utilisation Compliance
Integrated approaches to gap analysis and performance metrics
Common Practice Innovative Approach

5 Excellent 5 x %
0% =0
+
4
✗4 Good 4 x %
95% = 3.80
+
3.85

3 Fair 3 x %
0% =0
+
2 Worn 2 x %
0% =0
+
1 Poor 1 x %
5% = 0.05
4.00 100% = 3.85
Integrated approaches to gap analysis and performance metrics
Common Practice Innovative Approach

5 Excellent 5 0%

✗
4 Good 4 95%

3 Fair 3 0%

2 Worn 2 0%

1 Poor 1 5%
4.00 100%
Integrated approaches to gap analysis and performance metrics

Maintenance
Scale Action Req’d Rating Type

Preventative
5 Excellent Maintenance %
Normal
Maintenance $1
Condition-based
4 Good Maintenance % 5x

3 Fair Repairs % $5+

Backlog 5x
2 Worn Refurbishment % Maintenance

1 Poor Replacement % $25+

100%
Integrated approaches to gap analysis and performance metrics

De Sitter’s Law of Fives

If you don’t do normal maintenance,
you will be required to do repairs,
which will cost FIVE times more than normal maintenance.
If you don’t do repairs,
you will have to replace,
which will cost FIVE times more than repairs.
Therefore, replacement costs 25 times more than normal maintenance
De Sitter, W.R. (1984) Costs for Service Life Optimization: The Law of Fives, Durability of Concrete Structures, Workshop Report,
Ed. Steen Rostam, 18-20 May, Copenhagen, Denmark, 131-134
Integrated approaches to gap analysis and performance metrics
“Ballpark” guidelines for budgeting
Condition Budget Requirement
Rating Action Required (% of Estimated Current Construction Cost of Modern Equivalent Asset)

2% ±
Excellent Preventative Maintenance (= 1.5% Preventative Maintenance
+ 0.5% Unplanned Maintenance)

Good Condition-based Maintenance 4% ±

5x
Fair Repairs 20% ±

Worn Major Repairs / Refurbishment 60% ± 5x

Poor Replacement 100% +

 Unplanned
Maintenance
(Allowance) Annual On-going
Maintenance
Condition 5: Excellent (applies to all assets)
Preventative
(requires Preventative Annual Work
Maintenance
Maintenance) Schedule
Condition 4: Good
Condition-based Urgent Risk-based
(requires Condition-
Maintenance Work Required
based Maintenance)

Condition 3: Fair Deferred

(requires Repairs) Maintenance

Condition 2: Worn
Maintenance
(requires
Backlog
Refurbishment)

Condition 1: Poor
Capital Works
(requires
required
Replacement)
Integrated approaches to gap analysis and performance metrics

2016 8
 SERVICE LIFE CURVES
5.00

Excellent
4.50

Good
4.00

3.50

Fair
3.00

2.50

Worn
2.00

1.50

Poor
1.00
0 10 20 30 40 50 60 70 80 90 100 110 120 130 140 150 160 170 180 190 200
Age (Years)
25 Year Design Life 40 Year Design Life 60 Year Design Life 100 Year Design Life 200 Year Design Life
Understanding Service Life Curves
Durability Factors Degradation Factors
1. Design
ISO 15686:1
Level Buildings and Constructed
1. External Environment
Assets — Service Life Planning

2. Material
Quality
2. Internal Environment

3. Workmanship
Quality 3. Operational Environment

4. Maintenance Age
Level & Cleaning Current Condition