BS EN 15221-2-2006 Facility management - Guidance on how to prepare facility management agreements《设备管理 如何制定设备管理协议的指南》.pdf

1、 g49g50g3g38g50g51g60g44g49g42g3g58g44g55g43g50g56g55g3g37g54g44g3g51g40g53g48g44g54g54g44g50g49g3g40g59g38g40g51g55g3g36g54g3g51g40g53g48g44g55g55g40g39g3g37g60g3g38g50g51g60g53g44g42g43g55g3g47g36g58The European Standard EN 15221-2:2006 has the status of a British StandardICS 03.080.99; 91.040.01F

2、acility Management Part 2: Guidance on how to prepare Facility Management agreementsBRITISH STANDARDBS EN 15221-2:2006BS EN 15221-2:2006This British Standard was published under the authority of the Standards Policy and Strategy Committee on 30 November 2006 BSI 2006ISBN 0 580 49738 0Amendments issu

3、ed since publicationAmd. No. Date Commentscontract. Users are responsible for its correct application.Compliance with a British Standard cannot confer immunity from legal obligations. National forewordThis British Standard was published by BSI. It is the UK implementation of EN 15221-2:2006.The UK p

4、articipation in its preparation was entrusted to Technical Committee FMW/1, Facility management.A list of organizations represented on FMW/1 can be obtained on request to its secretary.This publication does not purport to include all the necessary provisions of a EUROPEAN STANDARDNORME EUROPENNEEURO

5、PISCHE NORMEN 15221-2October 2006ICS 03.080.99; 91.040.01English VersionFacility Management - Part 2: Guidance on how to prepareFacility Management agreementsFacilities management - Partie 2 : Lignes directrices sur lafaon dlaborer des accords de facilities managementFacility Management - Teil 2: Le

6、itfaden zur Ausarbeitungvon Facility Management-VereinbarungenThis European Standard was approved by CEN on 16 September 2006.CEN members are bound to comply with the CEN/CENELEC Internal Regulations which stipulate the conditions for giving this EuropeanStandard the status of a national standard wi

7、thout any alteration. Up-to-date lists and bibliographical references concerning such nationalstandards may be obtained on application to the Central Secretariat or to any CEN member.This European Standard exists in three official versions (English, French, German). A version in any other language m

8、ade by translationunder the responsibility of a CEN member into its own language and notified to the Central Secretariat has the same status as the officialversions.CEN members are the national standards bodies of Austria, Belgium, Cyprus, Czech Republic, Denmark, Estonia, Finland, France,Germany, G

9、reece, Hungary, Iceland, Ireland, Italy, Latvia, Lithuania, Luxembourg, Malta, Netherlands, Norway, Poland, Portugal, Romania,Slovakia, Slovenia, Spain, Sweden, Switzerland and United Kingdom.EUROPEAN COMMITTEE FOR STANDARDIZATIONCOMIT EUROPEN DE NORMALISATIONEUROPISCHES KOMITEE FR NORMUNGManagement

10、 Centre: rue de Stassart, 36 B-1050 Brussels 2006 CEN All rights of exploitation in any form and by any means reservedworldwide for CEN national Members.Ref. No. EN 15221-2:2006: EEN 15221-2:2006 (E) 2 Contents Page Foreword3 Introduction .4 1 Scope 5 2 Normative references 5 3 Terms and definitions

11、 .6 4 Primary activities .7 5 Different types of Facility Management agreements .7 5.1 Introduction7 5.2 Organisational needs 7 5.3 Investments strategy and ownership 8 5.4 Price and rate mechanisms 8 5.5 Performance based payments8 6 Main characteristics of Facility Management agreements9 6.1 Prepa

12、ration time and resources.9 6.2 Mutuality and benefits.9 6.3 Strategic objectives.9 6.4 Necessary components of the Facility Management agreement10 6.5 Considerations for preparing the Facility Management agreement.11 7 Preparation and implementation of Facility Management agreements .12 7.1 Prepara

13、tion of Facility Management agreements.12 7.2 Implementation of Facility Management agreements13 8 Facility Management agreement structure .15 8.1 General clauses structure and content .16 8.2 Service Level Agreement structure and content33 Annex A (informative) Public procurement legislation42 EN 1

14、5221-2:2006 (E) 3Foreword This document (EN 15221-2:2006) has been prepared by Technical Committee CEN/TC 348 “Facility Management”, the secretariat of which is held by NEN. This European Standard shall be given the status of a national standard, either by publication of an identical text or by endo

15、rsement, at the latest by April 2007, and conflicting national standards shall be withdrawn at the latest by April 2007. According to the CEN/CENELEC Internal Regulations, the national standards organizations of the following countries are bound to implement this European Standard : Austria, Belgium

16、, Cyprus, Czech Republic, Denmark, Estonia, Finland, France, Germany, Greece, Hungary, Iceland, Ireland, Italy, Latvia, Lithuania, Luxembourg, Malta, Netherlands, Norway, Poland, Portugal, Romania, Slovakia, Slovenia, Spain, Sweden, Switzerland and United Kingdom. EN 15221-2:2006 (E) 4 Introduction

17、Effective Facility Management brings value to an organisation and all associated stakeholders. The objective of this European Standard is to provide guidance for preparing an effective Facility Management agreement. Such an agreement by nature, defines the relationship between an organisation that p

18、rocures facility services (client) and an organisation that provides these services (Facility Management service provider). Although Facility Management can vary from a combination of single facility services e.g. security and cleaning to fully integrated facility services and/or a functional approa

19、ch to an organisation e.g. workplace or mobility, this European standard is primarily written for organisations that adopt integrated facility services and/or a functional approach. In addition, as technical developments increase and economic systems mature, the demand for this type of facility serv

20、ices, both nationally and internationally, will increase. It is therefore important that Facility Management agreements are approached in a structured and careful manner. The purpose of this standard is to: Promote cross-border client/Facility Management service provider relationships within the Eur

21、opean Union and to produce a clear interface between the client and the Facility Management service provider. Improve the quality of Facility Management agreements so that disputes and adjustments are minimised. Assist in the selection and scope of facility services and to identify options for their

22、 provision. Give assistance in, and advice on, the drafting and negotiation of Facility Management agreements and specify arrangements in case of dispute. Identify types of Facility Management agreements and make recommendations for the attribution of rights and obligations between the parties of th

23、e agreement. Simplify comparisons between Facility Management agreements. This document is a working and standardised tool intended for parties who wish to draw up the Facility Management agreement within the European Common Market. It offers headings, which are not exhaustive. Parties may or may no

24、t include, exclude, modify and adapt these headings to their own agreements. EN 15221-1 is a lead document in terms of standards in Facility Management as it gives relevant terms and definitions in the area of Facility Management and also provides insight into the scope of Facility Management. This

25、standard is a guidance document and does not oblige the parties to use any part of its content. Not all the clauses discussed in this standard will be applicable to every Facility Management agreement. The Facility Management agreement shall follow the European, national and local legal and fiscal r

26、ules and should consider social issues where the agreement will apply. Each individual agreement should be drafted, and negotiated where appropriate, to take into account the requirements of the parties involved. EN 15221-2:2006 (E) 51 Scope This European standard provides guidance on the preparatio

27、n of agreements for Facility Management work. This European standard is applicable to: Facility Management agreements for both public and private European Union cross-border, as well as domestic, client/Facility Management service provider relationships; full range of facility services; both types o

28、f Facility Management service providers (internal and external); all types of working environments (e.g. industrial, commercial, administration, military, health etc.). This European standard is applicable to services that are primarily characterised by the following properties: business to business

29、 services; managed by the Facility Management service provider; recurring type operations greater than a one year duration; performance oriented; prices or mechanisms to determine prices for services, which are closely linked to performance. In EN 15221-1 the scope of Facility Management is describe

30、d. This standard is primarily written for Facility Management agreements between a client and an external Facility Management service provider. However, a large part of this standard can be applied to cases where the Facility management service provider is an internal entity within the clients organ

31、isation and be very helpful to set up an approach based on Services Level Agreements (SLA). This standard does not replace any specialized standards related to services within the scope of the Facility Management agreement. Applicable standards should be followed. The standard does not: provide stan

32、dard forms for Facility Management agreements; determine rights and obligations between the client and the Facility Management service provider; detail employment conditions in regard to Facility Management agreements, although such details are extremely important; give detail concerning the managem

33、ent of environmental issues. 2 Normative references The following referenced documents are indispensable for the application of this document. For dated references, only the edition cited applies. For undated references, the latest edition of the referenced document (including any amendments) applie

34、s. EN 15221-1:2006, Facility Management Part 1: Terms and definitions EN 15221-2:2006 (E) 6 3 Terms and definitions For the purposes of this European Standard, the terms and definitions given in EN 15221-1:2006 and the following apply. 3.1 asset anything considered by an organisation as having a pos

35、itive value, especially financial 3.2 demobilisation phase to transfer facility services back to the client or to a new Facility Management service provider as specified in the Facility Management agreement 3.3 due diligence compilation, comprehensive appraisal and validation of information of an or

36、ganisation at the appropriate stage of the Facility Management agreement required for assessing accuracy and integrity at the appropriate stage of the agreement process 3.4 escalation path procedure to ensure that when problems cant be resolved within an agreed time frame, they are rapidly brought t

37、o the appropriate level of responsibility for adequate resolution 3.5 exclusivity fact that the client, within the framework of the Facility Management agreement, grants to its partner a single and exclusive right to provide the facility service concerned 3.6 functional approach approach to Facility

38、 Management that focuses on integration of individual services to attain the required output 3.7 letter of intent note or memorandum setting a clear intention to take a certain course of action or enter into a formal agreement 3.8 mobilisation phase to establish and implement all resources, systems,

39、 data and procedures prior to taking full responsibility for the facility services to be delivered as specified in the Facility Management agreement 3.9 open-book transparent exchange of relevant information between the client and the Facility management service provider 3.10 performance based payme

40、nt system method of payment based on agreed output criteria 3.11 reversibility when the client decides to end the Facility Management agreement with the existing provider and receive facility services from an internal provider EN 15221-2:2006 (E) 73.12 sub-contractor organisation engaged by the Faci

41、lity Management service provider to perform a specific portion of a facility service 3.13 transferability when the client decides to end the Facility Management agreement with the existing provider and sign a new Facility Management agreement with a new provider 4 Primary activities In Facility Mana

42、gement agreements it is fundamental that the Facility Management service provider has an appreciation and understanding of the clients primary activities, stakeholders, relevant organisation strategies and organisational structure at its inception and during the period of the agreement. The primary

43、activities description should include: description of the clients intended corporate image and trademark; description of the clients products and services; description of the clients customers. The distinction between the primary activities and support services is decided by each organisation indivi

44、dually; this distinction has to be continuously updated. 5 Different types of Facility Management agreements 5.1 Introduction It is recommended that the two parties, before finalizing the details of the Facility Management agreement, ensure they have a common understanding of the type of Facility Ma

45、nagement agreement intended, according to the types described in this section. 5.2 Organisational needs The relative responsibility of each party for facility services listed in the Facility Management agreement should be determined in the following areas. Reference to Annex A in EN 15221-1:2006 (Fa

46、cility Management model) may be useful at this stage. a) Facility Management on a strategic level; b) Facility Management on a tactical level; c) Facility Management on an operational level. This determination will lead to the consideration of two main types of Facility Management agreements. Facili

47、ty Management agreements which includes a), b) and c). This includes a degree of responsibility for defining the overall Facility Management strategy in line with primary activity strategy. Facility Management agreements, which only includes b) and c). A careful analysis of this relationship will as

48、sist in the determination of all subsequent clauses in the Facility Management agreement. EN 15221-2:2006 (E) 8 5.3 Investments strategy and ownership Clients should determine the required facility operating model to meet their asset/equipment investment strategy. There are typically three generic t

49、ypes of investment strategies envisaged within Facility Management agreements by this document, although others might emerge over time: client provides all investments and has the ownership; investment (usually for limited elements) is provided by the Facility Management service provider, including necessary financing and guarantees. This investment is usually associated with services provided within the Facility Management agreement; comprehensive agreement that incorporat