Significance and Use
4.1 This classification defines building elements as major assemblies, components, and attributes common to real property assets and sitework. Elements perform given functions, regardless of the design specification, construction method, materials or products used. (See Terminology , Classifications and , and Practice .)
4.2 The classification aligns products to specific functional elements and/or sub-element to enable the development of specialized maintenance procedures. (See Practices , , and .)
4.3 This alignment will help streamline warehousing requirements and enable functional business units to use a common nomenclature. (See Terminology and Practice .)
4.4 The classification will lead to more effective life cycle management of the operation, maintenance and cost of the asset by linking activities and participants in an asset‘s full life-cycle, from initial planning through construction, operations, maintenance, repair, modernization, and disposal. (See Practices and , Classification , Practice , and Guide ). See for life cycle application of FACTS.
FIG. 1 Life Cycle Application of FACTS
4.5 The benefits of the life cycle application of FACTS are:
4.5.1 Maintain project tracking and transparency through all phases of project lifecycle.
4.5.2 Continue to develop requirements and information tracked as processes evolve.
4.5.3 Inform future projects, policies, processes, and guidance with lessons learned/best practices.
4.6 The users of this classification include owners, architects and engineers, developers, property managers, asset managers, project managers, operation and maintenance staff, cost estimators, construction contractors, and database administrators. (See Guide , Terminology , Guide , and Practice .)
4.7 Application of this classification (FACTS) provides for value-added activities that cannot be derived from using a solely product-based approach. (See Guide and Practice .)
4.8 FACTS provides a scalable classification structure applied across the project lifecycle at various levels of depth and granularity. In the planning, design, and construct stages, scope definition and cost estimates become progressively more granular as performance management requirements and detailed design specifications are completed.
4.9 During the operate and disposal phases, recurring maintenance and non-recurring maintenance procedures are conducted, and assets are ultimately disposed of. Using FACTS, each of the activities in the asset lifecycle can be associated with the appropriate element, product and associated attributes. Thus enabling the calculation of the total cost of ownership of the asset including activities ranging from PMs (Preventive Maintenance Activities), to major remediation, restoration, and ultimate disposal and/or demolition of the asset. (See .)
FIG. 2 Appropriate Level of Detail for FACTS Applied Across the Asset Life Cycle
4.10 FACTS presents building information in a relational structure with sufficient granularity to meet the requirements for a uniform building classification system that supports establishment of the total cost of ownership of assets. (See Practice .)
4.11 FACTS presents building information in a relational structure with sufficient granularity to meet the requirements for a uniform building classification system that supports establishment of the total cost of ownership of assets. (See Practice .)
4.12 FACTS represents elements, work results, products, materials, and properties in a relational model that can be consistently applied across a portfolio of assets or buildings. (See .)
FIG. 3 FACTS and the Integrated Relational Structure of Elements, Work Results, Products, Materials, and Properties
4.12.1 In this structure, products are assigned to their respective building element or work result to account for specific functional use.
4.12.2 Without knowledge of this context, designers could fail to select products that align with the purpose of the building.
4.12.3 Facility managers could lack key inputs to define maintenance procedures. FACTS’ relational data structure among elements and products provides the solution to this critical gap and narrows the scope to the appropriate selection of elements that support a specific functional use of the product. (See Classifications and .)
4.13 This approach narrows the specific products that may support the function identified, however, it does not explicitly rule out certain products and materials due to the unknown nature of higher order functions, such as the building type, building function, building conditions, building code requirements, etc.
Note 1: For example, if the higher order building function was a prison, this would rule out the use of any ceilings or outlets that are not tamper-proof and as a result, the selection criteria from the database of elements would become limited.
Therefore, the classification seeks to define a larger universe of products and characteristics that may define its functional use. However, the classification also provides a logical database structure where business rules may be applied to further limit the selection criteria based on a higher order function as demonstrated in.
4.14 The alignment of functional elements to a product- based schema focuses on identifying the respective function at the following:
4.14.1 Major Group Element (Classification Level 1),
4.14.2 Group Element (Classification Level 2),
4.14.3 Element (Classification Level 3),
4.14.4 Sub-Element (Level 4),
4.14.5 Associated Performance Attributes (Not Level Bound), and
4.14.6 Identifying the specific products and characteristics.
4.15 demonstrates an example of the methodology used for identifying each Level within a Built-Up Roofing System. Level 2 = Roofing, Level 3 = Roof Coverings.
FIG. 4 FACTS and the Logic Structure of Database
4.16 FACTS is a standard that best answers the call to “collect data once…for use by many.” FACTS is built to leverage data so multiple stakeholders/users within an organization can benefit from the shared data. (See .)
4.16.1 reflects the multiple stakeholder groups and functional users in any organization involved with the built environment, as well as the many needs typically associated with each specific functional user.
FIG. 5 Classification Needs by Functional User
1.1 This standard (FACTS) establishes a classification of building and sitework elements and components, and their associated functions, attributes, and products. Elements, as defined here, are major assemblies and components common to buildings and sitework. Elements usually perform given functions, regardless of the design specification, construction method, or materials used. The attribute classification will lead to more effective management of the operation, maintenance, and life cycle cost of the asset.
1.2 The classification:
1.2.1 Incorporates Levels 1, 2, and 3 from Classification :
184.108.40.206 Major Group Element (Classification Level 1).
220.127.116.11 Group Element (Classification Level 2).
18.104.22.168 Element (Classification Level 3).
1.2.2 Establishes sub-elements at Levels 4 and beyond:
22.214.171.124 Because the main objective is content and not specifically rigid structure, levels beyond those established in Classification are not balanced.
126.96.36.199 Products and characteristics are introduced at varying levels, depending on the appropriate element and elemental function.
188.8.131.52 Functional elements are aligned with products and product characteristics.
1.2.3 Incorporates the noun-adjective-attribute relationship between elements, elemental function and the associated products and characteristics.
1.2.4 This approach identifies specific products that will support the element at its functional level. However, the classification permits the introduction of additional products necessitated due to higher order requirements, such as but not limited to:
(1) Asset type
(2) Asset function
(3) Asset conditions
(4) Building code requirements
1.3 The classification seeks to define a larger universe of attributes, products, and characteristics that may define its functional use and life cycle cost.
1.4 The classification also provides a logical database structure for the implementation of related Real Property Management applications and business processes such as:
(1) Building Information Modeling (BIM) Technologies
(2) Smart Building Technologies
(4) Computerized Maintenance Management Systems (CMMS)
(5) Facility Asset Management Systems
(6) Property Condition Assessment
(7) Real Property Development
(8) Project Management Systems
(9) Cost Planning, Estimating, and Control Procedures
1.5 Use of the classification provides a consistent means for analysis, evaluation, monitoring, and reporting during the life of the asset, from planning through design, construction, operations, maintenance, rehabilitation, and disposal.
1.6 The values stated in inch-pound units are to be regarded as standard. No other units of measurement are included in this standard.
1.7 This standard does not purport to address all of the safety concerns, if any, associated with its use. It is the responsibility of the user of this standard to establish appropriate safety, health, and environmental practices and determine the applicability of regulatory limitations prior to use.
1.8 This international standard was developed in accordance with internationally recognized principles on standardization established in the Decision on Principles for the Development of International Standards, Guides and Recommendations issued by the World Trade Organization Technical Barriers to Trade (TBT) Committee.