During the last two decades the so called “basic condition assessment” has been established as a general tool for assessing properties’ condition and needs for renovation. The strength and weakness of the basic condition assessment is its fixed framework, which on the other hand guarantees that all aspects are covered, but also includes sections that aren’t needed in all properties. Additionally, it includes long written documents that don’t necessarily serve allocated retrieval of information. What comes to property masses, it is no longer possible to manage their technical condition solely by using written documents.
“In the evolution of the management of property masses’ technical condition, there are clearly two next steps – firstly, the actions taken must be selected in a more targeted manner to take into account the properties’ needs and secondly, modern technical systems must be harnessed to support the properties’ management”, says Noora Viranko from Vahanen Property Management Services. “Especially now that many companies are trying to cut down costs it is not sensible to use consultants for unnecessary work. However, because of the need to cut costs, it is essential to target the small resources correctly”, she continues.
Assessment models targeted at different clients and property masses have been developed at Vahanen, where attention is drawn to those entities that are the most relevant. For example, for industrial properties the assessment and renovations according to it can be chosen so that the water stays out but external aesthetics do not really play a role. In school and day care centre buildings the focus is on usability, healthiness and safety. Even though the school building would mainly function well, the students and personnel cannot use it if it causes them symptoms from bad indoor air. At Vahanen the experts for the projects are selected according to the focus of the operations.
Property owners have more and more IT systems to support the technical property management. It is vital for consultants to develop their research and professional services so that the reporting can be adapted to the clients’ needs. For example the traditional written document based reporting can be replaced by filling the report’s information directly to clients’ own technical management databases, thus allocating the right proposals for action to right actors.The basic condition assessment and technical due diligence remain as important tools for property management for certain properties. However, developing further property masses’ assessment processes and reporting is necessary and beneficial. When dealing with a large mass of properties, the ability to duplicate processes and transfer the information to technical systems gains significant savings in time and costs. The key is to recognize the correct survey and reporting methods in cooperation with the property owner and apply the methods to each individual project in a targeted manner.