The University of Washington School of Medicine completed the sixth building on its growing South Lake Union campus in 2018. As an eight-story, 165,000 GSF, mixed-use clinical, research and commercial office facility, it supports many critical environments with an efficient, though complex, set of systems.

Absorbing the new facility into regular operations presented challenges, including the development of a maintenance plan aligned with existing practices, migration of operations and maintenance processes into the work order management system and the creation of an operating budget and long-term capital plan.

With a robust heat-recovery system, a chilled-water system shared with the neighboring building and critical—but narrow—operating parameters, the system also required an extensive burn-in period to stabilize.

Transition to Sustainable Operations

Transition to Sustainable Operations (TSO) reduces downtime and operating expenses in the first year of occupancy and helps facilities teams minimize risk and operating cost for the life of the building. By approaching project close-out from the operator’s perspective and aligning with the commissioning (Cx) scope, TSO fills gaps in the turnover process and aligns construction output with operation team needs. The following scope was developed for the UWSOM 3.2 TSO project:

  • O&M Manuals, Cx and TAB Reports and Submittals

    • Relevant construction documentation incorporated within work order management system.
  • Expected Life, Replacement Costs and Warranty Information

    • All asset data incorporated into the work order management system.
  • Annual Maintenance Plan with Budget

    • Frequency and hours-required compiled for each asset and organized in a planning tool (below) to prioritize preventative maintenance and align with available resources and FTEs.
  • Equipment Life Cycle Planning

    • Thirty-year capital plan created for replacing aging equipment with inflation-adjusted annual capital budget forecasts. Plan delivered in a dynamic capital planning tool.
  • System and Energy Performance Optimization

    • Monitoring-based Cx (aligned with design intent) delivered with monthly recommendations to maintain comfort, extend equipment life and reduce energy consumption.

First Year Benefits of TSO

While TSO’s greatest impacts are realized over the life of the building, measurable benefits occur in the first year of operations.

  • Identified more than $90,000 of operational energy savings
  • Identified more than $25,000 in warranty services
  • Maintained all occupied zones between 68-74°F during more than 95% of occupied hours
  • No critical equipment failures or interferences to regular operations in the first year
  • Migrated all relevant documentation into work order management system
  • Developed preventative maintenance plan aligned with existing practices
  • Developed a 30-year capital plan with expected equipment life and replacement costs

With more than 50% of the total cost of building ownership spent on operations, these benefits grow over the life of the building.


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