Draft: International Building Operation Standard: A framework for measuring building performance, 1st edition

3 The five pillars of performance

Operational property assets are, by definition, acquired and managed to support the core business of an organisation. While it can sometimes be helpful to consider alternative use potential, rental value and similar measures, operational asset performance should be measured using metrics and standards that are different to those recommended for use with an investment portfolio.

The five pillars of performance that form the foundation of IBOS approach performance from different perspectives but with a single unifying thread: the user experience.

The five pillars are:

  • Compliant: how well the building complies with relevant statute, best practice and guidance on the working environment and its drivers such as temperature, air quality, ventilation, lighting levels, and health and safety compliance. As indicated in section 1.1, IBOS does not aim to specify the 'correct' level or measure of performance. Instead, it is for the user to understand the specific statutes, best practice and guidance that are appropriate for their assets - and act accordingly. Acting accordingly means capturing and analysing data, reporting on the findings, and acting to incrementally improve asset performance and the user experience.
  • Functional: the suitability of the building to meet occupier needs in terms of issues such as connectivity, configuration, flexibility and utilisation, but also 'people factors' such as the user experience and the effectiveness of FM and asset management services. IBOS describes the datasets to be captured as the first step in the journey of continuous improvement to create a more functionally efficient and effective asset.
  • Economic: the building's operating and life cycle costs, and how they are assessed, managed and optimised. Full occupancy costs should be captured, together with longer-term planned capital investments. The occupancy costs should capture any costs incurred by landlords and re-charged via service charges or similar. Planned capital investments can be informed by condition survey reports or other proposals to maintain or enhance the condition and functionality of the asset.
  • Sustainable: the building's social and environmental impacts such as decarbonisation, energy use, social impact, accessibility and transport arrangements. IBOS addresses the growing global consciousness of the social and environmental impact of buildings and the operations they accommodate. Compliance with the standard requires not simply the capturing and analysis of relevant datasets but also the preparation of, and adherence to, certain policies and strategies.
  • Performing: the ability of the building - and the way it is managed - to effectively support the performance, satisfaction, user experience, health and well-being of occupiers.

A unique feature of IBOS is the interplay between the pillars. For example, IBOS requires data on user satisfaction to be captured and analysed when assessing performance against indicators such as:

  • thermal comfort
  • air quality
  • workspace optimisation and
  • connectivity.

The fifth pillar, 'Performing', is also entirely focused on the support the asset provides for the user.

Figure 2 summarises the centrality of data and the user of the assets to the application of IBOS.

Figure 2: IBOS summary

3.1 Interface with third-party standards

There are two ways in which IBOS interacts with other standards:

  1. When adopting IBOS, the asset manager captures data in a manner consistent with good practice and other relevant standards - such as International Property Measurement Standards (IPMS) for measurement and RICS NRM 3 for estimating life cycle costs (plus ICMS 3 with carbon).
  2. They then use this data to derive performance measures and compare the outputs to relevant good practice, benchmarks and other targets.

IBOS is consistent with emerging global standards, certifications and methodologies that address the quality of the sustainability, communications technology and support for the well-being of users; see Annex A for a sample of existing tools that can be applied. While IBOS does not require the adoption of any specific standards, certifications or methodologies, it is recognised that there is a growing list of tools and techniques that will help demonstrate adherence to the principles of IBOS.