ProFM Glossary.xlsx

A type of chiller powered by heat provided by steam or hot water or by waste heat.

Accounting method that follows rules for when revenues should be recorded on the income statement. It allows revenues to be recognized when the organization has made a sale and the organization's obligations to the customers are "substantially complete."

Expenses that have been incurred but have yet to be recorded in the ledgers.

The sum of all past years' depreciation amounts for all assets that are owned at the date of the snapshot.

Task or tasks that contribute to completion of deliverables.

In earned value measurement (EVM), the total cost incurred for the work performed on a task during a specific time period.

Employees who work closely together being housed closely together.

A space planning tool that shows who (individuals, teams, and/or departments) needs to be physically near each other to best fulfill their organizational functions. This analysis enables FM to plan what departments should be right next door, across the hall, or on the next floor or who could be in another building.

An intermediary that groups agents in a power system (consumers, producers, etc.) to act as one when sourcing energy. They are between the end user and the provider. In some countries, called a broker.

Statement agreed between the demand organization and the provider of services or products.

To change a space from what it was originally designed for into a new configuration to house a new function the organization needs.

A series of equally spaced payments over a length of time.

An interface used to integrate existing and new technologies.

A naturally occurring fibrous mineral that can separated in long flexible fibers, most often found as a component in insulation and fireproofing materials. Use of this material has been banned or restricted in many countries, due to severe health issues that can be caused by breathing in the fibers.

Item, thing, or entity that has potential or actual value to an organization.

The span of time from preparation and construction/manufacture through disposal during which a capital asset is used, including its estimated useful life. Costs are associated with all parts within this cycle.

Coordinated activity of an organization to realize value from assets.

A statement with two primary columns that should always be in balance; assets are listed in one column, and liabilities plus owners' equity are listed in the other column.

A measurement taken at the starting point to use for comparison.

Reference point or metric against which process, performance, and/or quality can be measured.

Process of comparing processes, performances and/or quality against practices of the same nature, under the same circumstances and with similar measures.

The build-up of algae, fungi, and/or bacteria on surfaces or in pipes.

A renewable energy source that is organic material from plants and animals. When burned, it releases energy as heat. It can be burned directly or can be converted into biofuels or biogases that can then be transported and burned as fuel.

Water from toilet fixtures, dishwashers, and kitchen sinks. This is also called foul drainage.

A space planning tool used for estimating population size and interaction in a two- or three-dimensional format. It shows the horizontal boundaries of rooms and spaces, often overlaid on building core and shell plans.

An on- or off-site facility system used to generate hot water or steam.

Individuals or groups who remotely enter a network and take over network devices.

A method of budgeting in which operational managers develop budgets for the programs under their control, which are submitted to the next level up in management. This level of management aggregates the budgets under their control, and so on, until the final budget is presented to top management.

Maintenance that happens after machinery shuts down due to failure or breakage.

A space planning tool that is used to show the relationships of departments or functions in an organization as well as the importance of the relationships.

A facility information system that monitors and controls a number of facility systems, including mechanical, electrical, plumbing, HVAC, lighting, security, and surveillance.

A method used to quantify a building's energy consumption and therefore provide the data needed to set reduction goals.

A collaboration methodology, building life-cycle support tool, and class of software designed for open data interchange in a standards-based machine-readable format to enable modeling of a new or existing facility and easy access to data on current and historical configurations of a facility's spaces and systems. Its data can be used seamlessly in every part of a facility's life cycle of planning, design, construction, and operations and maintenance.

A facility information system that monitors and controls a facility’s electrical equipment (HVAC, lighting, fire, security). [Also called a building automation system.]

Occupant sicknesses that have a root cause in unhealthy facility conditions that can be identified, such as formaldehyde.

A coordinated set of components that are expected to achieve clearly predefined performance criteria. These include the critical technical components within a facility.

Alteration to a leased space's interior to match tenant organization needs and branding.

Collection of buildings, external works (landscaped areas), infrastructure and other construction works within an area.

Document which summarizes the scope, benefits, costs and risks of a proposed solution to a business need.

Capability of the organization to continue delivery of products or services at acceptable predefined levels following a disruptive incident.

A gap analysis tool that translates the business’s strategic goals into impact on facilities.

A gap analysis tool that assesses how well the current facilities resources can perform against the current strategic goals.

The sum of all approved capital expenditures to be made over several years, possibly with a breakdown of costs for the upcoming year. Often there is a dollar amount for projects that sets the threshold for what will be considered a capital expenditure versus an operating cost to be included in the operations and maintenance budget.

The planning stage behind building facilities for organizational use, either a single building or multiple structures on the same or multiple sites.

A purchase above a certain currency amount as stated in organizational policy that requires inclusion in a capital budget and approval by upper management.

The amount of carbon dioxide emitted by an organization’s facilities and operations.

A lifelong process of acquiring new knowledge, skills, and abilities to achieve a vision of one's future positions.

A type of occupancy in which the occupant supplies all business equipment, internal structures like cubicle walls, decor, and furnishings. The space has white-painted walls and gray carpet. The standard duration of occupancy is five to 15 years.

The way decision-making authority is located or distributed within an organization or function.

A type of chiller that uses a vapor compression cycle to chill water and reject any heat.

The line of reporting relationships from the lowest to the highest level.

A system for billing internal functional areas for the facility services they consume. The rationale is that if the department feels the pain of paying the bill, they will be motivated to reduce these costs.

A type of facility system used to generate cold water for cooling of equipment or facilities or for occupant use.

Planning, reconfiguring, and coordinating movement of personnel into and out of workspaces.

A systematic process of verifying and providing documented evidence that a building and its systems function per the specifications set in project documents and satisfy the owner's operational requirements that were used to develop the design. [Also called building commissioning.]

Usually a product that is used up on a regular basis and so has to be replaced; also might be called a consumable.

The process of conveying information and ideas. It involves the activities of effectively transferring thoughts and expressing ideas with others, listening and addressing the concerns of others, and creating an atmosphere in which timely and high-quality information flows among all stakeholders.

A cluster of skills, knowledge, abilities, and personal traits that allow one to perform certain roles or tasks successfully.

An organization’s fulfillment of the requirements of applicable laws and regulations and the internal processes it uses to ensure that the organization is following these requirements.

When the interest accrued on a loan also accumulates interest.

An overarching system of a group of applications that work together to support facility management.

A facility management software system that stores information about a facility’s assets and maintenance spare parts and helps schedule maintenance tasks for the most efficient use of the function’s resources. It helps facility managers determine when to do preventive maintenance, tracks compliance requirements and record keeping, and helps to perform life-cycle costing.

A financial or other inducement used to encourage a client to sign a lease.

Use of diagnostic tools, sensors, or regular inspections to log current conditions or outputs of facility systems, furniture, finishes, equipment, vehicles, and the building envelope and adjust the maintenance schedule accordingly to reduce risk of failure, improve efficiency, or maintain aesthetics. Also known as predictive or conditional maintenance.

The process of developing and rolling out a versioning methodology for deliverables or processes. This includes applying a version numbering system and ensuring that only approved changes are put in new versions and that everyone is working off the latest version at all times.

Any space with inherent risk for workers entering it because of its enclosed nature or instability. These can include silos, pipes, sewers, tanks, chambers, vats, flues, ducts, wells, pits, and trenches. Risks include wall collapse, lack of oxygen, dangerous chemicals in liquid or gas form, heat, fire, explosion, electric shock, leaks, getting stuck, or use of dangerous machinery.

Ventilation control strategy in which air is fed in at a constant rate to maintain the same airflow output.

An energy metering term related to the amount used in a given period of time.

Agreement under which two parties undertake to exchange a product for a payment.

Heat-removal devices that circulate warmer water with cooler air to reduce the water’s temperature.

An action taken to improve an observed output failure or replace a failing component or part. It is performed to correct an issue and return the equipment to optimal operation.

The direct costs (direct materials, direct labor, and the portion of overhead that can be allocated to specific units sold) that can be related to the inventory that was actually sold during the period.

In earned value measurement (EVM), the ratio of the earned value to the actual cost. A value less than 1.0 shows that the project is off schedule or budget.

A formula that provides a project manager with information about whether a project is over or under budget, in monetary terms. It is calculated by subtracting actual cost from earned value.

The sequence of tasks in the project that will take the longest overall to complete, thus defining the shortest possible project duration.

Amounts listed in a financial statement which are owed this year.

When sourcing energy, this is an entity that interfaces between the independent system operator and the end-use customer. [Also referred to as a demand response provider.]

The use of technology to gain access to information without permission.

The technology, practices, and processes used to protect an organization’s internal networks, computers, and data programs from an attack. This kind of attack is usually carried out with the intent to examine, steal, modify or damage data and applications.

The use of technology by terrorist organizations to expand their political or ideological agenda. Attacks of this kind may impact the infrastructure of an organization’s network, computer systems, or telecommunications.

The use of technology by one country to break into another country's network and either damage or disrupt its business.

A ratio that represents the number of times a facility's net operating income (NOI) can cover the organization's short-term and long-term principal repayments, interest expense, and lease expense payments. The ratio is determined by dividing the net operating income by the debt service.

A method of depreciation that provides accelerated depreciation in the early years and less and less in later years. The formula for this method calculates a fixed percentage or rate to be multiplied by the prior year's net asset value to calculate the depreciation for that year.

Maintenance stalled due to budgetary restrictions, cost, or even political factors.

Measurable and verifiable outcome, result, or item to be produced within a specific timeframe to complete a project or part of a project.

A type of dry-pipe sprinkler system that has open sprinklers that begin discharging a large amount of water immediately.

1) Stated requirement for a service or product to be delivered. 
2) An energy metering term related to the average highest amount of energy a meter registers in a 15-minute period.

An energy metering term related to an additional fee.

A ventilation control strategy in which system requests are based on demand, supplying the right amount of air to the right place at the right time. [Also called mechanical ventilation.]

Entity which has a need and the authority to incur costs to have requirements met. (This is typically an authorized representative of a functional unit within an organization.)

An energy metering term related to what the organization can gain by reducing demand during peak times.

An accounting method that decreases the value of a fixed asset over time due to wear-and-tear deterioration or consumption.

A type of energy market in which utilities do not own the generation or transmission; they are responsible only for distribution, operations, and maintenance from the grid connection to the meter.

Detailed characterizations of the required properties and the quality level of desired systems, materials, and equipment; may describe material makeup, production methods, and performance characteristics.

Costs that can be directly associated with a functional area's primary activities.

A type of building control system that converts data signals into a digital format to be managed through a computer and software. Customizable signal outputs are sent from the computer to directly control a process or equipment (such as an HVAC unit).

Adjusting the future value of money to its equivalent present value. [This may also be called cost of capital, required rate of return, hurdle rate, discount rate, capitalization rate, or weighted average cost of capital (WACC).] Applying a discounted rate renders net present value.

A type of lease where the tenant pays all operating costs, routine and site maintenance, upgrades to building, repairs, and property taxes but not insurance. This allows the tenant complete information about operating costs and expenses associated with building ownership, which is important to a start-up.

A type of sprinkler system that is filled with a gas. When the sprinkler head is opened, the gas escapes, a valve is opened, and the pipe fills with water.

Principle that someone who is in a position to affect the safety and well-being of others is bound to take all reasonable steps to avoid acting or not acting in a way that causes harm to others.

In earned value measurement (EVM), the measure of work performed expressed in terms of the budget authorized for that work.

A technique that allows project managers to measure both schedule and cost variances.

Situation in which a property owner grants limited access to a property.

Extent to which planned activities are realized and planned results achieved. (In the context of facility management, it is important that results are achieved within planned budgets.)

In sourcing energy, this entity reduces the voltage received from a transmission system and then delivers the electricity to retail customers.

A type of building control system that integrates air-based and electrical technologies into one system, where compressed air is converted into an electrical signal and a computer controls equipment start and stop functionality (such as an HVAC unit).

A human-made technological or natural event that constitutes a threat to organizational personnel, property, operations, or the environment.

Unplanned maintenance done to restore critical installations to working order to prevent major consequences to the workforce or facility.

Facility management’s preparation for and recovery from adverse occurrences.

Ability to understand a situation and act accordingly based on awareness of one's own emotions and being able to self-regulate them as well as being able to detect emotions in others.

The level of voluntary commitment and motivation within employees toward advancing their organization’s interests.

A computer-aided tool to monitor the electric grid in order to optimize system performance. [Also called an energy management control system (EMCS).]

A measure of facility energy use efficiency found by dividing annual building energy consumption in mega-joules (MJ) or thousands of Btus (KBtu) by the building area in square meters or feet.

The process of creating safe and healthful workplaces and preventing or mitigating risks to occupants from workplace hazards and accidents. It involves ensuring compliance with environmental regulations and protection from environmental risks associated with emissions and waste.

The process of designing objects, places, and processes to support productivity.

A percentage rate at which a specific good or service is expected to increase in cost over a period such as one or more years. Multiyear contracts may specify this on an annual basis.

Clause in a lease that requires the tenant to pay all expenses or charges above a fixed threshold.

A gap analysis tool that reviews the entire portfolio in terms of appropriate location, age, value, capacity, condition, utilization, operating costs, and risks.

Collection of assets which is built, installed or established to serve an entity's needs.

An inspection and evaluation of the condition of a structure. It summarizes physical defects and maintenance, repair, or replacement discrepancies, including code violations. This usually provides an estimated budget for maintenance and repair or replacement, with recommended timing over the next five to ten years.

Current maintenance, replacement, and repair deficiencies divided by current replacement value. The top number is the facility condition assessment (FCA) quantified; the bottom number is the monetary value of the structure as assigned by the organization. Generally, the lower the number, the better the structure's condition.

Organizational function which integrates people, place and process within the built environment with the purpose of improving the quality of life of people and the productivity of the core business.

Support provision to the primary activities of an organization, delivered by an internal or external provider.

The openings in a building such as doors and windows or skylights.

A type of lease that ensures that all rewards and risks around ownership are the lessee's.

The degree of financial leverage (the proportion of debt relative to equity financing).

Costs that do not change as the volume of activity at an organization changes within a given range of activity.

A planning tool used to predict a future event or trend.

A term used in the UK for a situation in which an organization owns a property and can do what they like with it with the exception of pre-existing third-party rights and restrictive covenants.

A type of lease in which the landlord pays all operating costs. This puts the financial onus on the landlord, but the lease payments will likely be higher than for a single-net lease, and the tenant is never sure of the base costs or how much profit the landlord accrues.

A way of assigning work based on shared skills, knowledge, and tasks.

A type of bar chart for scheduling that lists tasks in separate rows, with a calendar and horizontally displayed task bars in the columns area. Task bar width corresponds to the start and finish dates for the task. Task predecessors are shown using linking arrows.

A renewable energy system that transfers heat to and from the ground. In the summer, the ground is a heat sink; in the winter, it is a heat source.

A change initiated by a project team member who adds features or configuration elements, bypassing integrated change control.

Water from lavatory sinks, laundry, and showers. This form of wastewater can be treated and reused on site.

A type of lease in which the owner requires the tenant to adopt sustainable practices for waste management and energy and water consumption.

The area of a building measured from outside the exterior walls; often referred to as the building footprint.

The whole enclosed interior area of a building, measured from wall to wall on each floor, including areas occupied by internal walls, partitions, stairwells, etc.

A ratio that shows the relative attractiveness of rental property and is used to compare various alternatives. The ratio is determined by dividing the facility purchase price by the annual gross rental income.

Land leased at a basic rate for a long period of time, ignoring any buildings on it; includes development rights.

Individuals who breach networks for the challenge, financial gain, revenge, or stalking.

A type of occupancy in which the owner supplies furnishings. The occupant is responsible for all other internal decor and business needs. The standard duration of occupancy is one to five years.

Agents that can cause harm to the environment, people, and animals.

A primary lease between two parties that allows for future subleases to be granted.

A liquid petroleum product that can be used as fuel for boilers and furnaces. It is delivered to a facility in a tanker truck and often stored outside the facility in an above-ground storage tank.

A positive displacement compressor that uses two rotors to compress the air, resulting in quiet operation.

A way of assigning work based on level of authority or chain of command.

Work arrangement in which multiple people are assigned to the same workstation; this could involve shift workers, job sharers, or part-time employees.

A workspace that is bookable by the hour.

The knowledge, skills, and abilities possessed by individuals or groups of employees that can be used to create value for the individual, the organization, or both.

A ventilation control strategy that provides a comfortable indoor environment using a blend of the natural and mechanical strategies.

A renewable energy source that generates electricity through the damming and diverting of water flow.

A project that increases a space's capability for efficiency or productivity, positively impacting performance of a facility, installation, or system.

A statement that summarizes the organization's profits and losses over a period of time, such as a year. Also called a profit and loss statement.

An electrical power transmission system operator that coordinates the movement of wholesale electricity within a small area.

Fixed and variable costs that are allocated among functional areas and facility programs using a cost accounting method that allocates the cost in a consistent manner. Also called overhead costs.

The extent to which the air inside and immediately surrounding a building fulfills occupants’ requirements for a sufficient supply of fresh air, free of odors and contaminants and conditioned to the required temperature and humidity levels.

The way in which a building affects the health, well-being, and productivity of its occupants.

The general escalation rate for all goods and services in a given economy.

The introduction of a new idea, process, or product. In organizations, it is used to deliver increased value. In FM organizations, it involves discovering new ways to deliver better service with increased effectiveness and efficiency.

An arrangement in which external service provisions are moved to internal service provision.

A facility that uses technology to simultaneously reduce costs over time while increasing performance, often using a shared network.

The rate of return that an investment would need to earn for it to achieve a net present value of zero, given the organization’s current cost of capital or other hurdle metric used for project approval.

Technology using the internet to control lighting, security systems, and other building technologies.

The undiscounted value of all cash inflows that must be earned over the life of the initiative or asset in order for it to meet the given hurdle rate. This amount is determined by dividing the net operating income before depreciation by the required rate of return.

Situation in which the opportunity to bid is offered only to a group of contractors prequalified to complete a specific project.

Expanding the range of duties an employee performs to provide greater variety in a job and relieve boredom; considered a horizontal expansion of a job.

Expanding an employee’s control and responsibility over his or her work.

A type of contract that requires the contractor to follow specific procedures to promote optimal performance and cost savings.

Moving employees into different positions to give them a chance to acquire new skills and a broader perspective of the organization.

Measure that provides essential information about performance.

The rate of electricity being used in large volume, either at a point in time or over time. One kW is equal to 1,000 watts. Kilowatt-hours (kWh) are calculated as kilowatts multiplied by hours.

A person or organization owning real estate that rents it to another.

A contract for the use of an asset or property; may or may not include land in return for rent or other considerations.

A term used in the UK for a lease; when an owner charges a lessee for use of the property.

The duration of a lease, from the start date to the end date.

A category of pneumonia diseases that is acquired by inhaling Legionella bacteria in water droplets.

An agreement between two parties.

A technique that involves taking an inventory of the inputs and outputs of materials, systems, or entire facilities and analyzing the environmental and resource use impacts of collective asset choices over their expected life cycles.

Total costs (in present-value terms) expected to be spent on an asset during its operational existence.

A quantitative approach to analyzing the total cost of feasible alternatives for facilities, facility systems, or other assets in order to select the alternative with the lowest cost in present value terms for all of the following over the life of the asset: initial investment; plus capital replacement cost; plus operating, maintenance, and repair costs; plus energy costs; plus disposal costs; minus salvage value.

Average load divided by peak load for a particular period of time.

The proportion of debt used to finance a new asset or the amount of equity in an asset once purchased. The ratio is determined by dividing the mortgage loan(s) balance(s) by the facility cost.

Amounts listed in a financial statement which are owed beyond one year.

A measure of the amount of brightness or visible light from a light source.

A space planning estimate done at the organizational level, based on the business plan, that calculates space as square units of measure per staff member multiplied by the number of seats (or staff).

The technical activities, planned or reactive, needed to keep a facility's systems operational and in good working order.

Usually signed in conjunction with the lease of an asset such as a copier/printer or large equipment to ensure the ongoing optimal operation of the asset; includes replacement parts and service calls with or without additional charges as stipulated.

A calculation often used by lenders that expresses the same information as the debt service coverage ratio except in absolute dollars rather than as a ratio. It is determined by subtracting the debt service amount from the net operating income.

A document completed for facilities that comprise multiple buildings; describes future business requirements and long-term plans for built and natural elements, usually reflecting local requirements and conditions.

The rate of power measured as the output from a power plant. One is equal to 1,000 kW or 1,000,000 watts.

A long-term relationship in which a trusted advisor helps an individual manage his/her own development by sharing experiences and perhaps supporting networking.

A space planning estimate done at a facility level, to determine gross external, gross internal, net internal, net usable, and net lettable areas.

A lease with terms stating that the tenant and landlord divide operating costs. This is an equitable option, depending on the costs.

A condition where only a subset of the occupant population is adversely impacted by particular chemicals, even in low levels.

A type of contract that locks in pricing for goods or services at below current market price for at least a year and possibly for several years.

A fossil fuel that contains a mix of liquid hydrocarbons and nonhydrocarbon gases; used primarily for heating, cooking, and the generation of electricity.

A ventilation control strategy which requires an open floor plan and operable windows.

The gross internal area minus lobbies, plant rooms, toilets, columns, stairs, and elevators/escalators.

The total occupiable floor space in a building that may be leased or rented to tenants, usually somewhere between the net internal area and the net usable area. It usually excludes common areas such as elevators or stairways.

The calculated present value of the net cash flows minus the initial cost.

The net internal area minus any areas that cannot be used for the purposes of space planning, such as areas behind doors and narrow gaps between columns and walls.

Any employee, contractor, customer, or guest who spends time in a facility and provides or uses its services.

Activities performed by the facility management team, to maintain and improve occupant satisfaction, safety and productivity.

An energy metering term related to the time period when demand is low.

An energy metering term related to the time period when demand is highest.

A lease that ensures that all rewards and risks around ownership are the landlord's.

Level at which activities are performed in a routine way in support of the organization's functions.

Work practices required to operate a facility's services and systems.

A type of contract used by organizations when outsourcing all facility management activities. Such a contract may be referred to as a management contract or agreement or simply as a service level agreement.

All of the services, processes, workflows, and tools required to assure that the built environment functions as designed and constructed. It encompasses all activities necessary for the assets (structure, systems and equipment, and occupants/users) to perform their intended functions.

A way of visualizing the relationships between functions and the reporting structure (or direct accountability) within functions and entire organizations.

A set of values, usually based on the principles and ideals of the founders of an organization, that persist over time and govern the behavior, customs, and relationships of individuals within an organization and the organization as a whole.

An arrangement in which an external organization performs part of another organization's functions or processes.

In a lease, a requirement that the tenant pay any costs as they happen.

The amount of time it takes net cash flows to pay back the initial investment. The value is determined by dividing the initial cost by the annual net cash flow.

Measurable result. (It can relate either to quantitative or qualitative findings. It can relate to the management of activities, processes, products (including services), systems or organizations.)

A gap analysis tool that defines gaps that must be addressed and suggests possible solutions.

A systematic, organization-wide process in which an organization and its individual employees work together to improve organizational effectiveness by improving individual performance.

Description of how material, equipment, or system will function after installation, such as meeting specific engineering requirements.

Refers to the protective clothing, gloves, safety glasses, masks, footwear, respirators, or other equipment designed to protect a person from injury or harm.

Individuals who use fictitious email identities to steal passwords or valuable data.

The protection of data (hard-copy records), equipment, occupants, visitors, systems, and other organization assets.

See preventive maintenance.

In earned value measurement (EVM), the budgeted cost assigned to scheduled work.

A space planning tool that helps in ascertaining the flexibility of spaces for housing an organization’s functional teams; uses a series of squares representing the space in a structure’s open and closed areas.

A type of building control system that is air-based. It uses air pressure to signal other equipment (such as an HVAC unit) to start or stop.

The entire set of facilities or other capital assets owned or leased and operated by the organization.

The ratio of real power flowing to the load versus apparent power available in the circuit. The values can range from -1 to 1.

A type of dry-pipe sprinkler system that opens the deluge valve to fill the pipes but the sprinkler head is still closed.

See condition-based maintenance.

The land and its improvements, such as buildings, shops, parking lots, outbuildings, garages, etc.

Identification of the exact services, materials, equipment, or systems (including brand and manufacturer) to be used in a project.

How much a financial amount to be received or paid in the future would be worth if received or paid today, based on the year in the future that the payment is made or received and the rate of return the person or organization would expect to earn on an investment of similar risk or the cost of obtaining capital; equation is future value divided by (1 + i)n (where i = interest and n = number of periods).

A predetermined plan to perform work or replace parts known to deteriorate before the component fails, increases breakdown risk, reduces efficiency, or creates a poor aesthetic. [Also called planned preventive maintenance or cyclical maintenance.]

Activity of acquiring goods or services from suppliers. (This process considers the whole life cycle from identification of needs through to the end of a services contract or the end of the life of goods, including disposal. Sourcing is a part of the process that includes planning, defining specifications and selecting suppliers.)

See income statement.

The process of gathering and analyzing a project's or program's requirements for a period such as a strategic planning period. Requirements are based on organizational performance expectations for spaces, end user needs and expectations, and mandatory (e.g., code) requirements. It can be conducted for multiple sites, a single facility, or specific systems or programs.

See project charter.

A concise, possibly one-page, document that lists the end results to achieve, how it benefits the demand organization, and how success will be measured. [Also called a project definition document, project management agreement, or project brief.]

See project charter.

Management of a project through its distinct processes of initiating, planning, executing, and closure, while providing monitoring and controlling at all points to integrate the work of a temporary project team and guide other stakeholders.

See project charter.

A site walk-through that catalogs all obvious physical defects and maintenance deficits.

See property condition assessment.

A product's or service's ability to fulfill a customer's requirements for it.

The activities performed to measure a product’s or service’s characteristics to confirm that the product/service conforms to its quality objectives or specifications.

All the activities needed to identify and prioritize customer requirements, plan processes, define standards and objectives, measure and analyze performance, and continually advance quality performance.

A system which includes organizational policies and procedures that institutionalize and integrate efforts to reliably fulfill customer requirements.

The review, retention, archiving, and disposal of records.

Electrical power transmission system operator that coordinates the movement of wholesale electricity within a region.

A type of energy market in which the utilities own the flow of energy, and it is controlled all the way from generation to the meter.

The amount of water vapor in the air as a percentage of the maximum amount of vapor that could be held in the air at a certain temperature.

A type of condition-based maintenance that focuses on a defined maintenance procedure for inspecting, monitoring, and reporting regularly on major building systems (like HVAC or building engineering installations).

A monetary amount charged to occupy a space for a specified length of time.

The floor area available for rental, expressed in square units of measure. Calculated by measuring internal finished surfaces of major external walls minus any vertical floor elements like elevator shafts, ventilation shafts, stairs, flues, etc.; does not include columns or any other structures required for building integrity.

Solicitation from a project team to various potential bidders for detailed data about the bidding company; does not indicate a commitment on behalf of the requesting organization.

Detailed request for goods or services published by an organization, internal department, or public agency. Typically contains three sections: technical requirements, demand organization information, and financial information.

A type of bid request that requires an itemized list of costs so that the project team may compare them across bidders.

Need or expectation that is stated, generally implied or obligatory. ("Generally implied" means that it is custom or common practice for the organization and interested parties that the need or expectation under consideration is implied. "Specified" is one that is stated, for example in documented information.)

Effect of uncertainty. (An effect is a deviation from the expected—positive or negative. Uncertainty is the state, even partial, of deficiency of information related to, understanding or knowledge of, an event, its consequence, or likelihood. Risk is often characterized by reference to potential "events" and "consequences," or a combination of these. Often expressed in terms of a combination of the consequences of an event (including changes in circumstances) and the associated "likelihood" of occurrence.)

A risk management tactic that does not treat the risk and accepts possible outcomes. This is used primarily when the organization is confident that the risk is unlikely to occur or will have minimal impact. It may also apply if it is agreed that there is no effective and cost-efficient way to treat the risk.

The levels and types of uncertainty the organization is comfortable accepting.

A risk management tactic that eliminates the risk by avoiding the scenario under which the risk could occur.

The measures in place to prevent the occurrence of a threat and/or mitigate or decrease the impact if a threat occurs.

The process of identifying, analyzing, and treating the risks that an organization faces.

A risk management tactic that involves decreasing the frequency, probability, impact, or speed of a risk occurrence. Used when there are significant benefits from taking the risk and it is possible to modify the amount of risk and thereby decrease its impact.

A risk management tactic that seeks to remove the source of the risk.

The amount of variance an organization is willing to accept from its targeted performance.

A risk management tactic that shares the cost of a risk occurrence with another party.

How much an asset will sell for at the end of its useful life. [Also called residual or disposal value.]

Mineral build-up on surfaces that reduces heat transfer efficiency or can clog pipes.

A type of analysis that starts by envisioning a scenario and then adjusts all of the inputs to reflect the assumptions made in the scenario.

A gap analysis tool that considers possible FM actions under varying conditions, such as changes in general economic trends and conditions (e.g., tightening of the credit market and a resulting increase in costs for capital projects) or changes in the organization’s business health (e.g., a release of capital for investment in facilities, a downturn in cash flow to support operations).

In earned value measurement (EVM), the ratio of the earned value to the planned value. A value less than 1.0 shows that the project is off schedule.

A formula that indicates if a project is ahead or behind schedule, expressed in monetary terms. It is calculated by subtracting planned value from earned value.

Unplanned scope changes initiated by stakeholders (such as managers, executives, or clients) who add new objectives or requirements to a project without approving the required increases in the deadlines or funding and/or considering the unintended consequences of the changes.

Analysis that tests the impact of changing just one variable at a time to see how sensitive the results are to changes in that variable.

Time-perishable, intangible activity performed for an entity.

A contract entered into by an organization and a supplier to provide designated services to the organization; usually involves a service level agreement.

Complete description of requirements of a product, process or system with their characteristics.

Document which has been agreed between the demand organization and a service provider on performance, measurement and conditions of service delivery.

Organization that delivers one or more facility services. (Can be internal or external to the demand organization.)

A medical condition in which occupants of a building experience symptoms that seem to correlate with their time in the building.

Calculated by multiplying a present investment by interest assigned to a particular period and then by the number of periods.

A type of lease where the tenant pays all operating costs but taxes and insurance. The tenant assumes the burden of payment but can see important details about costs of operating in that space.

An amount valued at a single point in time used to calculate an asset's present value.

Tract of land upon which the building or buildings are constructed.

A fire life-cycle stage in which there is smoke but little heat and no flame.

An arrangement where a third party owns, operates, and maintains the photovoltaic system.

Practice which identifies, evaluates and engages internal and external service providers to deliver a service or products to meet a specification.

The efficient utilization and control of space occupied by an organization.

Organizations or individuals who circulate unsolicited or false information for financial gain.

The number of direct reports that an individual has.

A way of assigning work based on differences in geography or organizational divisions; may require some duplication of effort.

Several alternative methods of setting requirements for the quantity and quality of work to be done, services to provide, standards to use, results to achieve, or materials, systems, or equipment to provide.

A space planning tool used for estimating population size and interaction in a two- or three-dimensional format. It represents the vertical plane for a building floor and shows how functions are placed on each available level.

Person or organization that can affect, be affected by, or perceive itself to be affected by a decision or activity. [Also called interested party.]

An unbundled access line to the internet; does not include telephony service.

1) Voluntary best practices and technical guidance developed by the consensus of international, professional, or industry groups or the organization.
2) Mandatory practices or conditions used to enact and enforce laws.

A set of instructions designed to create uniform performance to agreed standards.

A financial statement that shows the net impact of operating, investing, and financing activities on the organization's cash balances.

See statement of work.

A narrative description of the work that needs to be done to fulfill project objectives. [Also called a statement of need.]

Laws, regulations, and statutes that govern an organization’s activities at international, national, regional, and local levels.

Element built into the landscaping that gathers any water from a site and channels it toward the sewer system.

A method of depreciation that evenly distributes the same amount of depreciation across each period of the useful life. The initial cost minus the salvage value is divided by the years of service life to determine the depreciation amount to deduct every year.

A consistent relationship between the external environment (e.g., the industry and market, government regulations), an organization’s strategic goals, and the way the organization deploys its resources.

Level at which an organization defines its objectives and policies, and plans and assesses how to achieve its goals.

The continuous process of planning, implementing, monitoring and measuring, and revising and improving strategies.

The process of gathering and analyzing internal and external information, setting goals based on that analysis, developing plans to accomplish those goals, and defining performance objectives that can be used to assess progress.

A plan to create long-term value for customers and stakeholders and, in the case of for-profit businesses, future competitive advantage.

Process of engaging a subcontractor.

Organization engaged by the service provider to perform a specific portion of a facility service.

When a signed tenant leases the space to another party for the remaining lease period.

System of organizations, people, activities, information, and resources involved in delivering a product or service to an end user from a supplier.

Non-primary activity delivered in support of core business.

State of the global system, including environmental, social and economic aspects, in which the needs of the present are met without compromising the ability of future generations to meet their own needs.

A strategic analysis tool that analyzes the organization's positive assets or capabilities, its performance gaps that could affect success, and positive or negative situations or likelihoods that can be used to advantage or could hinder success. The acronym stands for Strengths, Weaknesses, Opportunities, and Threats.

The processes the members of an organization use to get their work done.

Level at which an organization plans and manages the specific mechanisms and resources for operational delivery of products.

A desired level of future performance.

A method of creating workspaces for small groups and for breakouts and team activities.

Activities related to the building site and structure, building systems and components, and managing, monitoring, and evaluating building system performance.

A person or organization occupying real estate for payment, based on a legal agreement with its owner.

The charges associated with a build-out. These depend on the complexity and quality of the changes to a carte blanche space (white walls/gray carpet/generic fixtures).

A document published by the demand organization, containing specifications for the needed goods or services. It includes all required forms and a list of supporting materials for the vendor to be considered an eligible bidder.

A specified time period in contracts or leases.

This defines the conduct or behavior that could be interpreted as expressing the intent to act in a violent manner or harm another person.

A method of budgeting in which the budget is developed first at the level of senior management based on overall revenue, cost, and profit goals. They tell each responsible manager their expectations for budget goals, and, after a process of negotiation for priorities, each level of management further negotiates or provides feedback as to the feasibility of achieving the goals given that level of funding.

See executive management.

The study of the physical contours of the land and elements in their current state. It includes slope, elevation, and any irregularities that can be found on the surface of the land.

All expenditures an owner can expect to make during the service life of a structure or asset.

A type of condition-based maintenance that strives to achieve perfect production—zero defects, zero breakdowns, and zero accidents in all functional areas of the organization. It emphasizes a proactive approach to equipment maintenance to maximize operational efficiency and increase production.

A management approach to improving the delivery of customer service (in both products and services) by integrating an organization’s people, processes, and systems.

In energy sourcing, an entity that transmits energy from generation plants to regional or local distribution operators using a fixed infrastructure.

Detection of friction between moving parts and possible need for additional lubrication.

A sustainability approach that expands the notion of profitability beyond economic performance to include the impact of an organization on society (both people and communities) and on the environment.

A type of lease in which the tenant pays all operating costs, routine and site maintenance, upgrades to building, repairs, and property taxes as well as insurance.

A type of occupancy in which the owner makes the facility business-ready on day one and supplies all furnishings, business equipment, etc. The standard duration of occupancy is up to five years.

A type of lease used in retail in which the tenant pays a divided rent: 70 to 80 percent of standard market lease rate plus a percentage of sales, usually between 7 and 15 percent.

Used to compute an asset's present value when a cost stays the same, year after year.

An organization of workers formed to bargain collectively with an employer (or group of employers) to determine wages, benefits, conditions, and work rules.

Maintenance which occurs after a full or partial failure. It is reactive, and it usually requires immediate attention and fast resolution.

Space occupied by a tenant for its exclusive purposes. This may vary due to floor layout, etc.

The amount of time an asset will be available and fit for its required purpose in business.

Techniques to control the utility services required to operate a facility, including energy and water.

Costs which change with the volume of activity or number of workers at an organization.

Ventilation control strategy in which the amount of air is varied by zone; the fan adjusts to meet the requirements of the zone.

A comparison of the plan against actual results to determine what should have been done in that amount of time versus what actually was done and how much money has been spent versus what was planned to be spent.

In HVAC systems, the distance air travels through a duct in a given unit of time.

The process by which recirculated or stale air is removed from the space and fresh air from the outside is supplied.

Principle that implies that one individual is responsible for the actions of another.

Description of what an organization wants to be and how it wants to be seen by stakeholders.

1) Total output of a measurable activity over a period of time.
2) In HVAC systems, the amount of air flowing past a point within a given period of time.

Standards that are developed by national or international bodies using subject matter experts from private industry, professional and consumer associations, and government bodies.

The byproduct of other uses of water. (Synonym: sewage)

The rate at which electricity is used over time (i.e., hours). This is the consumption.

The rate at which electricity is used at a single point in time (not over time). This is the demand.

A type of sprinkler system that is filled with water constantly; when the sprinkler head is opened, water flows out immediately.

A parent-child hierarchical scoping document that lists all major categories of project work to be done, adding as many lower tiers of subcategories, major tasks, and tasks as are needed to organize the work. The lowest tier can vary by category but should end when tasks have been broken down just enough to best facilitate planning, monitoring, and controlling.

Group made up of representatives from the workforce who meet with management for the purpose of information and consultation.

Methods of coordinating daily, reactive, preventive, and replacement/repair facility management tasks; the different tasks; the cost savings derived from a rigorous preventive management schedule.

A formal record of the effort required to maintain a facility in an optimal operating condition.

Physical location where work is performed.

This establishes the organization's goals and responses when violence actually does occur.

Single point where all facility work requests are received, prioritized, tasked, coordinated, and evaluated.

Location containing furniture and supporting equipment (including telephony, IT and power connections), specifically designed or suitable for work-related activities and is suitable for permanent use.

Collected urine that is not contaminated with black or gray water.

Methodology which uses detailed asset lists and engineering and performance standards to assess resource needs and market unit costs to create a total budget without reference to previous expenditure levels.

A space planning tool that shows circulation routes; often color-coded to identify the ways occupants will use the space (e.g., noisy and quiet zones, public and private zones).