Tools to Help Estimate IT&M Cost for Buildings?

6/19/2020

I'm working within a campus environment, and costs are something that always arise at some point during ITM conversations.

Does anyone have a great resource or tool to help to estimate a ballpark cost of ITM over a life of the building?

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4 Comments

Dan Wilder

6/19/2020 07:57:07 am

As every property is different, we typically take this approach to large campuses:

1. Identify all 25 inspection items (Pumps, PRV's, Sprinklers, Systems (type), hoods, E-Lights, Exit Signage, FA devices, backflows, extinguishers (type/size) and the list goes on....)
2. Identify the minimum required inspection frequencies (weekly, monthly, quarterly, semi annual, annual, 3/5/6/10 year.....)
3. Sit down with the client to identify what they can perform vs what they want us to provide services for (weekly pump runs are basic enough, monthly on the FX...)
4. Put pricing to everything else, replacement costs of some items as a general approach also helps.
5. Assume some % increase for cost of goods/services/labor each year "x" what the life expectancy of the building is.
6. Make it very clear that pricing from suppliers is out of our control and does not take into account new technologies or existing items being removed from service (some Foam types, Halon, O-ring sprinklers are good examples).
7. Provide alternates like testing/replacing 1/3 of an item quantity each year vs doing everything in the same year to spread out costs.

This isn't all encompassing, but a good start.

All you can do is provide the outline but for multiyear contracts, having at least something in the 3-6 year look ahead for costing can be very helpful for everyone.

Don Lemon

6/20/2020 03:12:03 pm

Great question. But a bit broad. Are we talking just the fire sprinkler system? Life safety systems? Everything? Why over the life of the building?
Dan Wilder, includes cost of parts which have nothing to do with the price of the I.T.M. contract. What the customer can do himself? If the question refers to a campus environment maybe the client shouldn't do anything at all.
Either way the questions is too broad, it think.

Dan Wilder

6/21/2020 12:02:36 am

Preventative maintenance is very much a cost that should be discussed including any parts required like filters. This is especially true for MFG recommendations that either are not within 25 or an owner/insurance that requires greater frequencies.

I'm not advocating for a full parts price list, but having some basics up front (gauges, extinguishers, filters) gives the owner an allowance to request additional annual funding and be a little proactive with the life safety system.

Maybe the client shouldn't do anything and my contract fills all those needs but I'm going to give them an option...a monthly visual on a 5# Fx is not that difficult.

Vinny Boves link

5/3/2022 09:28:03 am

The question is broad. For IT&M of Fire Sprinkler Systems it's labor time, multiplied by labor rate.

Inspection is visual, therefore one or more inspectors must take their time to walk and look for deficiencies, take notes and create a riser diagram (for future use) of the system. The diagram will carry valves types, sizes and components that make up the system.
Inspectors will look for how accessible these components are and what equipment is required to perform maintenance. Example: Valve height, ladder or lift? Impediments & Obstructions.
Fire Sprinklers that are sectioned off with valves, gauges, test & drains rigs, and flow switches of their own must each be tested separately. (This takes testing time) hence the importance the riser diagram, to help plan the next phase.
Testing: Main Drain, Flow Tests, Fire Pump Tests, Water Storage Tank testng, Dry Valves that require trip testing and resetting take time.
Maintenance: The code requires that all valves must be operated and lubricated. This takes time.
As you can quickly see it all depends on knowing what type of systems are there. This is why that first inspection is key because it brings back valuable and time saving information.
Yes, there might be other small factors like travel time etc.
But, you bring up a great question. There is an industry need for a tool or system to help standardize the price predictability of an I.T.M.

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Tools to Help Estimate IT&M Cost for Buildings?

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