How Umpqua Bank is transforming real-estate with IBM TRIRIGA & IoT


I’m Tony Bailey, Senior VP of Real Estate, Facilities, Design, Construction, TPO, Physical Security teams at Umpqua Bank… As a first time presenter at TRIMAX – the combined TRIRIGA and Maximo User Group conference – I am excited to be able to meet with other companies that are at various stages in their path towards transforming both their facilities and their employee experiences using IBM TRIRIGA and Internet of Things (IoT) capabilities…

As we continue to expand our business, we will also leverage this knowledge as we deploy the Capital Planning capabilities in TRIRIGA. The lease administration capabilities are helping to streamline operations around construction procurement. For example, we are working on deploying a new e-invoicing capability that will automate many of time-intensive processes that consumed a lot of valuable resource from our business…

At TRIMAX in November, I will be sharing more details about Umpqua Bank’s project road map and lessons learned. I will be speaking about how we are incorporating IoT technologies to support our “branch of the future” vision, discussing in depth our plans to develop a dynamic floor plan – complete with traffic sensors and asset management to optimize our model – in an effort to drive just-in-time maintenance to help control costs.

I hope you are attending TRIMAX this November and I look forward to meeting you there to continue sharing best practices about our facilities management strategy.

[Admin: To see other related posts, use the Umpqua Bank tag or TRIMAX tag.]

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Verdantix: Can predictive analytics work in commercial real estate?


Improving maintenance procedures through predictive analytics has recently seen many notable developments. Siemens is integrating IBM Watson Analytics into its MindSphere platform to help implement predictive maintenance schemes. Rockwell Automation recently launched its predictive analytics capability for factories and machinery. And PTC and Deloitte Digital announced that they are jointly developing predictive maintenance solutions for factory operations.

These developments are hardly surprising. Predictive analytics enables users to detect if, and when, machinery is likely to breakdown. For example, predictive analytics enabled Duke Energy to identify a slight increase in the turbine vibration of a steam turbine – after maintenance was performed. The subsequent repairs resulted in $4.1 million of potential power generation loss being prevented. Facility managers at plants and factories are therefore likely to be looking for such solutions to keep things running.

But is predictive analytics a natural sell in the world of commercial real estate? There is certainly some evidence of this. Since 2009, UK-based retailer Sainsbury’s has used software provider Verisae’s (now part of Accruent) predictive maintenance solution to reduce product loss from refrigeration failures. Since 2016, engineering firm KONE has partnered with IBM Watson to embed intelligent analytics in its elevators and escalators to improve their performance and reduce instances of unplanned maintenance.

Nevertheless, such examples are not necessarily the norm. According to our 2016 Global Energy Leaders Survey, 46% of the 250 facility managers surveyed said improving the collection, analysis and reporting of energy data from their electrical assets is a very important priority. In contrast, more granular asset-level energy management was only considered very important by 22%. And in our 2015 Green Quadrant for Building Energy Management Software, only 18% of the customer panel we interviewed considered maintenance scheduling and predictive maintenance to be a very important asset management functionality.

The average facility manager is therefore more likely to be concerned with basic data capture than advanced solutions like predictive analytics…

[Admin: This post is related to the 07.13.17 post and 03.16.17 post about IBM Watson Analytics, and the 08.01.16 post about the competitors of IBM TRIRIGA. To see other related posts, use the Verdantix tag.]

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How do you set the PM schedule for every 2, 3, or 4 years?


I was wondering if there is a way to set the PM work schedule for every 2 years, maybe even 3 or 4 years?

When entering the schedule for a PM task, you would think that you could select the Recurrence Pattern Type of “Yearly”, and then enter every 2 years, 3 years, and so on, but no, you can’t! One rather cumbersome solution is to enter a yearly schedule (i.e. every year) and then set a number of exception dates for the years when you do not want the task to happen. That is a bit awkward.

The better, but less obvious, solution is to choose the Recurrence Pattern Type of “Monthly”. This offers two options to set the schedule to either “Day [x] of every [x] months” or “The [first] [Monday] of every [x] months”. Choose whichever one suits your needs, and set the “every [x] months” value to every 24 months, 36 months, 48 months, etc. The main downside of this is that the word “Monthly” appears in the name of the tasks produced, which is misleading when the schedule is effectively based on a number of years.

[Admin: To see other related posts, use the Preventive tag or Scheduling tag.]

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Planon: How do you set up your contract management repository?


Without a proper contract management repository, you and your organisation are at high risk and not in control of supplier obligations, associated costs, and contract terminations or regulatory compliance. A structured contract registration allows you to proactively manage suppliers, validate contract-related cost and performance, ensures timely contract cancellation or change, and delivers valuable information to improve contracting policies.

Setting up your contract management repository starts with an inventory of contract categories such as activity-based contracts, performance contracts or framework agreements and the contract applications such as maintenance, services, procurement, lease or any other. For any contract, you have to collect, register and maintain a set of basic data, such as:

  • Internal information such as contract owner, department and cost centre.
  • Supplier information such as company details, address and contact person.
  • Contract status information such as active, in negotiation, for approval, or terminated.
  • Date information such as start date, notice, end date or cancellation options.
  • Asset reference, linking the contract to one or multiple assets in your asset repository.

On top of the basic data, the contract category determines the next level of contract data and information. For an activity-based maintenance contract, you have to register information about:

  • The individual activities that are contracted.
  • The timing and eventual frequency of the activities.
  • The associated budget for the contract or fixed cost per activity.

As performance contracting is a completely different concept for outsourcing maintenance, the performance contract includes different types of data and information, such as:

  • Performance definition in terms of availability and quality of assets.
  • Detailed service levels, times to start and times to complete.
  • Performance measurement methods, supplier bonus or penalty agreements, and billing parameters…

[Admin: To see other related posts, use the Planon tag or Contracts tag.]

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ValuD: Can you perform condition-based maintenance with TRIRIGA?


Applying condition-based maintenance with IBM TRIRIGA helps to assess a facility’s or an asset’s performance, capture its lifecycle costs, and to identify necessary repairs and replacements. An integrated set of performance metrics of a facility’s condition is needed to predict when to repurpose, or renovate structures.

Building operations and maintenance managers are primarily responsible for assessing the condition of building components like roofs, air conditioning, walls, electrical, and communications. Forecasting facility conditions and predicting repairs before failure occurs, results in cost reduction. IBM TRIRIGA automates demand and preventive maintenance services to reduce the cost of maintenance operations.

TRIRIGA’s facilities and operations manager is an intense CMMS that enables organizations to manage their building assets and facilities over their lifecycle in order to reduce maintenance expenses. It provides condition-based facility assessments that help you to prioritize the areas for capital improvement and assists you in extending the life of your facilities and facility assets.

Condition-based maintenance features of IBM TRIRIGA

  • Improves the value and environmental performance of facility assets through the capture and classification of facility, building system and asset deficiencies…
  • Evaluates the required investment, energy and operating cost savings, and return on investment of each opportunity…
  • Automates the generation of work requests and capital projects to manage the remediation of deficiencies or implementation of environmental opportunities…

[Admin: This post is related to the 03.30.15 post about facility condition assessments (FCA). To see other related posts, use the ValuD tag.]

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IV96647: Reading-based schedules set to “One Time Only” are repeating


When creating a reading-based PM schedule with an action occurrence set to “One Time Only”, I would expect that only one task would be created when that rule is met. We are finding that it is creating a task every time you enter a reading that exceeds that threshold.

For example, if I enter a reading today and it is above the threshold of 170, then I expect a work task to be generated. But if I enter a subsequent reading and it is still above 170, then the system generates another work task again. This is not “One Time Only”. This is more like “Any Time”.

The reading-based PM schedules were not working as expected when the action occurrence is selected as “One Time Only”. Moving forward, the issue has been resolved by modifying the workflow for the “One Time Only” selection. The work tasks are now created only one time when the condition is met.

[Admin: To see other related posts, use the Preventive tag.]

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