MANAGE PHYSICAL ASSETS AND INFRASTRUCTURE D1.HML.CL10.06 D1.HRM.CL9.11 D2.TRM.CL9.11 Slide 1 Subject elements This unit comprises three Elements: Develop strategies for systematic maintenance, repair and purchase of physical assets Monitor the condition and performance of physical assets in the workplace Co-ordinate financing of physical assets Slide 2 Assessment Assessment for this unit may include: Oral questions Written questions Work projects Workplace observation of practical skills Practical exercises Formal report from supervisor Slide 3 Element 1: Develop strategies for systematic maintenance, repair and purchase of physical assets Slide 4 Develop strategies for systematic maintenance, repair and purchase of physical assets Performance Criteria for this Element are: Develop strategies for managing physical assets that reflect overall enterprise business and marketing objectives Evaluate current and potential financial objectives and constraints in developing asset management strategies Integrate all occupational health, safety and welfare requirements into physical asset management Slide 5 Develop strategies for systematic maintenance, repair and purchase of physical assets Performance Criteria for this Element are: Develop and maintain an accurate and current physical assets register as part of the asset management strategy Incorporate maintenance and repair regimes, which minimise disruption and loss of revenue and which involve appropriate specialists Slide 6 Physical assets Importance of physical assets As a provider of tourism services, how you manage your assets is integral to how well you do. What are examples of assets in a tourism business? Slide 7 Physical assets Types of physical assets Buildings Land Equipment and machinery Fixtures, furniture and fittings Vehicles computer systems Office equipment Physical surroundings Slide 8 Classification of physical assets Infrastructure assets These are physical assets fundamental to the existence of the facility They include buildings, paths, roadways, car parks, the beach at a resort and the rides in a fun park Slide 9 Classification of physical assets Incidental assets These are those physical assets which are not essential to the existence of the facility They include furniture, fittings, equipment, computers and vehicles Slide 10 Development strategy Setting an asset development strategy It is generally accepted that a business development strategy relies on two complementary missions: Service mission Economic mission Slide 11 Development strategy Setting an asset development strategy What needs to be considered when deciding what asset development needs to take place in a tourism business? Refer to questions on TM Slide 12 Development strategy Steps in developing a strategy Assess what opportunities you have in improvement in your market position Assess what opportunities you have in creating new markets Assess trends and indicators from the economy, consumerism and social change Slide 13 Development strategy Steps in developing a strategy Review your competition’s assets Review current asset performances Understand that assets are simultaneously securities and risks COMPLETE ACTIVITY 1 Slide 14 Asset acquisition questions Questions to ask when considering purchase of assets Why do we want the asset? Is it part of our business or strategic plan? How long will it take to get our money back? Will we lose money on this investment? How will we pay for the asset? Will it be financed? If so, how? Are there any non-financial reasons for wanting the asset? Slide 15 Purpose of assets Why are physical assets acquired? To achieve the organisation’s long term strategic business objectives To control assets, and ensure their maintenance and reliability Overall image, social and economic status as well as operational productivity and efficiency Slide 16 Life cycle of assets What is the life cycle of physical assets? Planning Acquiring Operations and Maintenance Disposal Slide 17 ROI of assets Return on investment on assets Many organisations make decisions on new assets and new projects by considering how long it will take to get their money back on their potential investment Usually investments should pay back investments in no more than 3 years COMPLETE ACTIVITY 2 Slide 18 Asset management Asset Management Asset management, is the way in which we look after the assets in an organisation, either: Day-to-day - maintenance and operations Medium to long term - strategic and forward planning Slide 19 Asset management Asset management activities Planning for assets and reviewing current stock based on customer requirements Creating or acquiring new assets Accounting for assets and determining the actual cost of the services they provide Operating and maintaining assets Monitoring performance and condition of assets Slide 20 Asset management Asset management activities Assessing refurbishment, renewal and replacement options Disposing of assets that are no longer required Auditing the way in which assets are managed and the asset management practices and procedures Identifying and working to minimise life cycle costs of new assets Slide 21 Asset management Asset management strategies Asset management strategies may include: Maintenance Repair Replacement Slide 22 Asset management planning Benefits of strategic asset planning Companies adopt asset management systems which provide short, medium and long term benefits. What are: Short term benefits? Medium to long term benefits? Slide 23 Types of long term assets Tangible and intangible assets Fixed, non-current assets are those assets owned by the facility that are intended to remain for a period in excess of one year to help generate income. They can be: Tangible assets Intangible assets Slide 24 Depreciation Concept of depreciation Where the value of an asset is progressively written down in the accounts over an expected life The full amount of depreciation is: Historical cost Less salvage value Equals the depreciation or “loss” which is apportioned over the useful life of the asset Slide 25 Depreciation Causes of depreciation There are three causes of depreciation: Physical deterioration Technical obsolescence Commercial obsolescence Slide 26 Asset management software Role of asset management software What are the: Benefits of asset management software? Types of asset management software? Functions of asset management software? Considerations when selecting asset management software? COMPLETE ACTIVITY 3 Slide 27 Asset OSH requirements Identify OSH requirements when selecting assets The health and safety of employees and customers is an important issue and should not be overlooked In all ASEAN countries, legislation and regulations will exist that must be taken into account when purchasing and using assets COMPLETE ACTIVITY 4 Slide 28 Asset OSH requirements Occupational safety, health and welfare requirements OHS safety and welfare requirements may include: Routine servicing of equipment Tagging electrical equipment Reporting faults in assets Recording near-misses and accidents when handling equipment Slide 29 Asset OSH requirements Safety As an asset manager you are responsible for ensuring the human interface with the work environment remains safe at all times. What are the responsibilities of a manager to ensure the safety of people using assets? What are common safety issues? What causes these issues? How can they be prevented? COMPLETE ACTIVITIES 5 AND 6 Slide 30 Asset OSH requirements Security In this context security is seen as a distinct component of an overall safety strategy for both the public and staff Security policy concerns protection from invasive, deliberate (eg theft) or negligent actions of others Protect people first then property Slide 31 Asset OSH requirements Asset Security What are examples of asset security? COMPLETE ACTIVITY 7 Slide 32 Asset Register What is an asset register? Asset Register requires the identification and registration of all physical assets The registration process involves the use of an asset information system The asset information system is a database of asset information and is generally referred to as an Asset Register Slide 33 Asset Register Assets register Assets register may be used to: Record, track and manage assets Provide complete, accurate and timely data Provide information for internal management and external financial reporting purposes Slide 34 Asset Register Assets register information The purchase price The date and place of purchase The manufacturers serial number An estimate of disposal value and estimated life The depreciation rate used in the accounts Slide 35 Asset Register Assets register information The current value The insurer and its insurance value The reference number of the organisation The maintenance schedule The location of the asset COMPLETE ACTIVITY 8 Slide 36 Equipment data cards Equipment data cards An equipment data or inventory card is a record of information describing a physical asset. Type of plant or equipment Location of plant or equipment Energy source Age “Condition” of plant or equipment Forecasted or expected lifespan of plant or equipment Slide 37 Equipment history records Equipment history records The equipment history record logs the inspections of equipment and its repair history Used to decide when to replace rather than repair plant and equipment Determine whether a repair is under warranty Evaluating the need for spare parts and backup units Establishing if the equipment has reached the end of its useful life Slide 38 Maintenance request forms Maintenance request forms Information required on a Maintenance request form include, but are not limited to: Date Description of problem Department responsible Name of person reporting problem Urgency Slide 39 Inventory control Inventory control Inventory control is making a list of all assets that are owned and controlled by an organisation. What is the purpose of preparing an inventory control list ? Slide 40 Asset primer An asset primer An asset primer is a basic listing of assets common to the tourism industry with monitoring and checks required to be undertaken on a regular basis. Review Asset Primer in TM COMPLETE ACTIVITIES 9 AND 10 Slide 41 Maintenance and repair planning Maintenance Maintenance is all work that concerns effective preservation of facilities, equipment and systems so that they can perform at a level that is satisfactory to needs Slide 42 Maintenance and repair planning Maintenance and repair To ensure that these machinery, equipment and tools can meet or exceed their “lifespan’, assets need to be maintained and used in the appropriate conditions and specifications This will maximise the usage time and minimise cost for replacement Slide 43 Maintenance and repair planning Role of management in maintaining assets The manager has the following responsibilities when maintaining assets: Planning Estimating Programming Review Corrective action Slide 44 Maintenance and repair planning Categories of maintenance Preventive and predictive maintenance Routine maintenance and minor repairs Major repairs Emergency repairs Alterations and improvements Housekeeping COMPLETE ACTIVITY 11 Slide 45 Maintenance and repair planning Scheduling of maintenance Scheduling is the allocation of labour power, materials and equipment, at specific times and locations, for accomplishment of prescribed maintenance work. What must be taken into account when scheduling maintenance? When is the best time to schedule maintenance activities? Slide 46 Maintenance and repair planning Scheduling of maintenance Consider scheduling as synchronisation of: Labour available Materials available Contingencies allowed for sudden emergencies Minimised impact Most efficient cost Minimised customer awareness Minimum downtime Quick start-up and return to operability. COMPLETE ACTIVITY 12 Slide 47 Maintenance and repair planning Timing of maintenance Long-term Weekly Daily What maintenance activities take place at each of these time intervals? COMPLETE ACTIVITY 13 Slide 48 Environmental considerations Environmental sustainability asset management practices Energy conservation Garbage and chemical disposal Maintenance Facility cleaning Fittings Slide 49 Environmental considerations The Environmental Protection Authority (EPA) The EPA is responsible for protecting the environment from pollution by minimizing and controlling wastes and noise It does this through a range of statutory and non-statutory processes and programs, the cumulative effect of which is to change community behaviour in relation to the environment Slide 50 Environmental considerations Environment law In many countries environment law has been continuously evolving to cover ever wider areas of activity. Environment law is generally developed in the form of codes, acts and quality standards. What are examples of environmental law in your country? Slide 51 Element 2: Monitor the condition and performance of physical assets in the workplace Slide 52 Monitor the condition and performance of physical assets in the workplace Performance Criteria for this Element are: Establish and implement systems to ensure that the condition and performance of physical assets are regularly reported and discussed within the enterprise Establish and implement systems to identify timely replacement of physical assets Make assessments of physical asset performance based on safety, operational efficiency and customer service quality Slide 53 Monitor the condition and performance of physical assets in the workplace Performance Criteria for this Element are: Identify problems promptly and take appropriate action Identify the need for and access appropriate specialist assistance when required Slide 54 Monitoring assets Monitoring asset performance and conditions As manager it is your overall responsibility to see that systems are set up to ensure that the condition and performance of physical assets is regularly reported and discussed within the enterprise. How can this be achieved? Slide 55 Monitoring assets Asset monitoring system An asset monitoring system collects and reports information on the condition and performance of assets. What asset monitoring systems can be used? What is asset performance measured against? Slide 56 Monitoring assets Asset monitoring system The performance of the asset is evaluated against the level of service provided to the customer. This can generally be measured in terms of: Reliability Availability Capacity Meeting customer demands and needs Slide 57 Monitoring assets Systems to monitor condition and performance of physical assets Systems to monitor condition and performance of physical assets may include: Integration of reporting into day to day operating procedures Regular management reports Internal and external inspections and audits Regular staff feedback Analysis of maintenance costs over a period of time COMPLETE ACTIVITY 14 Slide 58 Monitoring assets Preventative Maintenance Program (PM) The most effective way of ensuring assets are maintained well is to have a Preventive Maintenance program. What is the purpose of a PM? What are the benefits of a program? How can a PM be introduced in the workplace? Slide 59 Monitoring assets Preventative Maintenance Preventative maintenance should be ongoing and included in everyday operations. Preventative maintenance is designed to prevent breakdowns and complaints and is vital in maintaining the investment. What are examples? Slide 60 Monitoring assets Planned Maintenance Planned maintenance is maintenance that is carried out during quiet periods, overnight or when areas are closed. What are examples? Slide 61 Monitoring assets Selecting assets for a PM program Selecting assets for such resource-dedication is subject to the following factors: Criticality of the equipment to overall operability of the facility Cost of repair or replacement if it fails Cost of downtime History to date of the asset’s performance Manufacturer’s recommendations Likely way it will fail Cost of monitoring versus costs of doing nothing The resources available Slide 62 Asset management software Computerised maintenance management software (CMMS) CMMS is designed to be a database of assets and their profiles, recording maintenance histories and reporting on cost, efficiency and effectiveness trends. What software programs exist in your country? COMPLETE ACTIVITY 15 Slide 63 Asset observation Importance of asset observation How can you involve staff in asset observation? What should they monitor? How can they monitor? How can they report faulty assets? COMPLETE ACTIVITY 16 Slide 64 Energy management Energy Management The principles of energy management are to reduce the amount and cost of energy tourism organisations. Energy management is: An analysis of uses of energy, which Makes recommendations for reductions or changes in usage, if required Is a quick, cost effective way of savings in energy An in-house process involving all departments COMPLETE ACTIVITY 17 Slide 65 Maintenance administrative processes Establish maintenance administrative processes Most administrative tasks relating to maintenance issues relate to asset control, managing costs and contracts and reporting back. Controlling equipment Maintenance manuals Maintenance schedules Collating other records Slide 66 Identify asset replacement Identify need for asset replacement Replacement describes the situation where an asset cannot be repaired or refurbished and must be replaced. How can you identify when assets need to be replaced? How can you report faulty assets? What is the process involved in replacing expensive assets? Slide 67 Identify asset replacement Replacement, refurbishment or augmentation Assets can be: Replaced Refurbished Augmented Slide 68 Identify asset replacement Replacement, refurbishment or augmentation Considerations: Initial cost Annual and periodic maintenance and operating costs When capital will be needed and whether it is likely to be available Possible increases in effective life or expected life Benefits to customers Slide 69 Identify asset replacement Replacing major equipment What must be considered: During planning phase When purchasing When removing old equipment When installing new equipment Training of staff What activities take place? COMPLETE ACTIVITY 18 Slide 70 Monitor asset condition and performance Monitor the condition and performance of physical assets EXAMPLE Provide an example of how can monitor the condition and performance of physical assets in the workplace COMPLETE ACTIVITY 19 Slide 71 Identify problems and take action Importance of TQM The best way for managers to identify problems in a timely manner comes down to their own 'Total Quality Management' initiatives. What TQM initiatives can be implemented? Slide 72 Identify problems and take action 'Total Quality Management' initiatives Inspecting Assessing Recording processes Determining protocols and responsibilities Apportioning or delegating responsibilities Tuning operability as a whole Slide 73 Identify problems and take action Support mechanisms to identify problems Build up staff communication mechanisms Create a sense of ownership among staff of quality operability Avoid culpability track-downs if some asset fails Keep the incident records up to scratch Have your contractors and emergency service listing up to date, including out of hours numbers Note customer comments and whether an asset investigation is required Slide 74 Identify problems and take action Support mechanisms to identify problems Keep on to environmental risk assessments Develop performance indicators for major assets and, via your PM program, assess whether they’re trending up or down If a staff member reports a potential problem then list it as a “to do” immediately Use CMMS systems as monitors Keep a “nightmare list” Slide 75 Identify need for specialist assistance Considerations What are examples of considerations when deciding on specialist assistance? What types of assistance is available? What are the benefits of using specialist assistance? Slide 76 Identify need for specialist assistance Outsourcing asset management What are: Advantages to outsourcing? Disadvantages to outsourcing? Slide 77 Identify need for specialist assistance Types of appropriate specialists Whilst the range of various outsourcing options is endless, these may include: Trades people Professional cleaners Contractors Manufacturers Assessors Slide 78 Identify need for specialist assistance In-house or outsourcing asset management What are examples of: Commonly outsourced asset management items Commonly in-house asset management items Combinations of the two COMPLETE ACTIVITY 20 Slide 79 Identify need for specialist assistance Ensuring quality in outsourced repairs and maintenance work In-house observation and supervision Independent technical audit Plain language explanations Written reports of work done Uninterrupted jobs Bonus and penalties Work warranties Asset performance Slide 80 Element 3: Co-ordinate financing of physical assets Slide 81 Co-ordinate financing of physical assets Performance Criteria for this Element are: Prepare accurate work or equipment specifications to guide the acquisition process Estimate acquisition costs based on evaluation of current, accurate and relevant data, including supplier quotations and estimates Make appropriate decisions on the acquisition of physical assets in accordance with enterprise policies and procedures Slide 82 Co-ordinate financing of physical assets Performance Criteria for this Element are: Select methods of financing to meet in accordance with enterprise policies and procedures Implement the financing process in accordance with enterprise policies and procedures Make and keep accurate records of all financial agreements and related documents Slide 83 Prepare asset specifications What is a ‘Specification’? A specification refers to the manner in which a good or service is to be provided This includes constituents, construction, appearance, performance of a material or apparatus or the standard of workmanship required in its manufacturer Slide 84 Prepare asset specifications Work or equipment specifications Work or equipment specifications may relate to: Description of equipment or work to be provided Standard of equipment or work to be provided Purpose of equipment or work to be provided Design or capability requirements Slide 85 Prepare asset specifications Specifying the asset It is important to specify the asset required in detail. Detailed specifications are used in the tender process and to obtain quotations and prices. Work and equipment specifications should detail: The intended use of the asset The limitations of this intended use The material that to be used and its quality Slide 86 Potential service provider questions Questions for potential service providers What is your experience in this line of provision? What qualifications does your company have? What qualifications and training do your workers have? How does the company ensure its workers work well? Do you use subcontractors? What is the TOT (Turn Around Time)? Slide 87 Potential service provider questions Questions for potential service providers Have you done what I asked? Have I got what I needed? What if you don’t meet your promises? How do you assess your costs? What warranties do you provide? What’s the cost? Slide 88 Types of specifications Types of specifications Specification are normally based on: Functional – what is it used for, its prime purpose Performance – how does it perform Technical – what is it made of, engineering and construction features Slide 89 Benefits of specifications Benefits of good purchase specifications Provides knowledge Reduces misunderstandings Reduces time Enhances competition Sets a standard Gives instructions Provides verification Are specific Guarantee price conformity Outlines warranties Slide 90 Inclusions in specifications Inclusions in a specification Characteristics of an item in terms of quality, size, weight, production, age, degree and preparation A precise listing and regime of the tasks you want done Name and description of product or service The performance requirement The intended use of the product or service Quality, durability and cost limitations Test or inspection procedures Slide 91 Inclusions in specifications Inclusions in a specification Warranty or service requirements Frequency of use related to product or service Size, weight, amount and number of items Energy usage specifications General instructions Source Specific bidder instructions Payment methodology Slide 92 Inclusions in specifications Inclusions in a specification Bonus and penalty scenarios Agreed mechanisms for performance assessment Equipment to be supplied by parties Report methodology Duration of contract Early severance conditions Procedures for contract variations Required qualification levels of labour COMPLETE ACTIVITY 21 Slide 93 Estimate acquisition costs Estimating costs to acquire assets Costs are estimated on: Evaluation of quotations Tenders from external suppliers Appropriate maintenance agreements In-house advice from appropriate departments Slide 94 Estimate acquisition costs Major steps in the purchasing cycle Recognising the need to purchase goods or services Preparing specifications Collecting current, accurate and relevant data relating to items and prices Selecting a supplier Ordering the goods or services Receiving the goods or services Slide 95 Estimate acquisition costs Current, accurate and relevant data relating to items and prices The whole purpose of the tender process is to gather current, accurate and relevant data used for estimating costs. This information can be gathered from: Quotations from suppliers Current maintenance contracts Published or advertised prices Previous contracts and costs Slide 96 Tendering process The tender process Collect tender information Evaluation of tender information Rating essential and negotiable requirements Identify criteria used to evaluate delivery response times by supplier Identify different ways to purchase goods Slide 97 Selecting a contractor Choosing a contractor / supplier of assets What are considerations you would have? What are the benefits and dangers of contractors? What are questions you would ask when identifying suitable contractors What are critical requirements you seek in contractors? What are contractual considerations you would identify? COMPLETE ACTIVITY 22 Slide 98 Making acquisition decision Different ways to purchase assets Off-the-shelf products Custom built Used equipment COMPLETE ACTIVITY 23 Slide 99 Making acquisition decision Identify supplier progress payments What payment requirements do suppliers have in place when selling major assets to your organisation? What payment methods would they accept? Slide 100 Making acquisition decision Identify early costs Testing or compliance costs Transportation costs Site preparation costs Installation costs Training costs Specialty training may be required Make-ready costs Tooling, parts and suppliers Spare parts costs COMPLETE ACTIVITY 24 Slide 101 Identify methods of financing Purchasing decision considerations Before purchasing decisions are made, it is necessary to consider the following: Return on investment (ROI) you get from capital Net profit margin you make out of cost centres Asset turnover Liquidity ratios Gearing Employee ratios Slide 102 Identify methods of financing Types of assets Current Non-current (fixed assets) Intangible Investments Slide 103 Identify methods of financing Methods of financing In summary, the different methods of financing include Purchasing Leasing Hiring Slide 104 Identify methods of financing Purchasing, leasing and hiring When are they best used? What are the advantages and disadvantages of each? What are considerations / processes involved in using each method of financing? COMPLETE ACTIVITY 25 Slide 105 Making a final financial decision Factors for consideration Will the asset significantly improve customer satisfaction? Will the asset rectify a problem or issue that is substantive in nature? Is acquisition desirable or essential? Is it creating diversification, improved efficiency or expansion in your market niche? Is the membership supportive of the acquisition? What are others in the industry doing? What is cash flow and overall liquidity like? Slide 106 Making a final financial decision Factors for consideration What investments exist to reinforce a decision? How many “volatile” factors exist What is the ROI of the asset as a % of the facility’s turnover? What is the asset’s percentage internal rate of return? What is its pay-back period estimated to be? (purchase) What is its ROI relative to loan payments? (purchase) What is its ROI relative to lease payments? (lease) Slide 107 Evaluation techniques Evaluation techniques Property managers are often required to purchase plant, equipment, furniture and fittings. To do this effectively they use three different techniques to evaluate various options. Pay back period Net Present Value (NPV) Internal Rate of Return (IRR) COMPLETE ACTIVITY 26 Slide 108 Implement financing process Responsibility of financial processes Who should be responsible for the financial arrangements of acquiring assets? What considerations must be taken into account when financing assets? What assistance can be sought from others? Slide 109 Implement financing process Seeking assistance when acquiring assets Your accountant Your auditor Your management and executive team Local government business development advisory units Peak body industry advisors Government business advisory services Bureau of Statistics Local commercial land agents Your financier or broker Other facilities not in direct competition to you Slide 110 Implement financing process Investment decision considerations Pay back period A discounted pay back period assessment A percentage internal rate of return The net present value of the investment A sensitivity analysis Market analysis COMPLETE ACTIVITY 27 Slide 111 Keep accurate records Importance of keeping accurate records It is usual business practice to retain and file originals of all financial agreements and related documents. These should be able to accessed promptly and easily from secure locations. What documents should be kept? How should you maintain / store them? Slide 112 Keep accurate records Service Contracts A contract is a legal document, which is an agreement between the buyer and seller. It consists of a set of terms and conditions, which both parties agree to follow. What information should be kept in a service contract? Where should they be kept? Slide 113 Keep accurate records Maintenance records Maintenance scheduling Maintenance checklists Manufacturers’ specifications Fault reports Backlog reports Work orders Slide 114 Keep accurate records Maintenance records Budgets Buying reports Incident reports Labour-hours Material costings and permits COMPLETE ACTIVITY 28 Slide 115