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Hi-Perf Bldgs – Level 2: Space Analysis

webdotcom • February 1, 2021

The Seven Levels of Excellence provide a clear framework to help owners, designers and managers optimize cost-effectiveness, sustainability, and wellness over the facility life cycle.


This material is intended for individuals in real estate, facilities design, and management. Please feel free to use this material internally and/or forward it to any colleagues with a professional interest. Prior written permission from Guerin Associates is required for commercial use.

Level #2: "Space Analysis"



For laypersons, analysis of buildings may appear to be a daunting task. Besides the basic issues of design and engineering, there are innumerable technical challenges to address: HVAC systems, electrical distribution, cabling and internet services, health and life safety issues, etc.

Fortunately, there are methods available that simplify the analysis of buildings. Using recognized standards such as ASTM/IFMA & ANSI/BOMA, it is possible to evaluate buildings by comparing them with well-designed "benchmark buildings," beginning with overall space efficiency.


These standards have minor differences in measurement rules, affecting building valuations, transactions, or lease terms but are similar enough for design comparisons.


One comparison method is "Prism Analysis," which breaks space into a hierarchy of space types. This enables owner/tenant/clients to assess efficiency in a sequence that parallels the design process. It also provides an "early warning system" for elements representing the greatest cost liability: Exterior walls, elevators, stairs, mechanical & electrical spaces, restrooms, lobbies, etc.


The following diagram gives a high-level view of Prism Analysis:

Measurement of these space types can be compiled from CAD & CAFM databases, and ratios of the different tiers compared for each of the design levels, plus cumulative overall ratios. Differences ("space gaps") are then analyzed for underlying design factors, and cost / benefit tradeoffs.

The space gap shown (27,000 SF) represents approx. $10.8M in excess capital costs. After identifying the preliminary savings target, designs can be revised in the relevant areas, to move the GPA ("Guerin Prism Average") toward the benchmark target, in this example 3.42.


With modifications, this method can also be used to improve TI and renovation projects.

CREWS 10: Hybrid Handbook – A Workplace Guide

By webdotcom • May 2, 2022
THE NEW VISION & MISSION: INTRODUCTION This is an essential moment in the relatively modern field known as real estate and facilities management. We prefer the term “CREWS” for Corporate Real Estate, Workplace & Services. This reflects corporate status, and a role as a provider of workplace and services, rather than a maintainer of bricks […] The post CREWS 10: Hybrid Handbook – A Workplace Guide first appeared on GUERIN ASSOCIATES, INC.

CREWS 9: Prismetrix – Space, Value & Costs

By webdotcom • April 4, 2022
WHY A PRISM? The Prism is a near-magical shape with unique features. Its transparent solid volume affects the speed of light passing through, refracting (separating and bending) the light according to its different wavelengths. Long, low-energy red wavelengths are least affected by the material, and pass through with the least angular change. High-energy violet and […] The post CREWS 9: Prismetrix – Space, Value & Costs first appeared on GUERIN ASSOCIATES, INC.

CREWS 8: Radar, Value & Other Great Charts

By webdotcom • March 23, 2022
RADAR CHARTS: USED FOR OVERALL COMPARISONS ... Radar Charts (aka Spider Charts) consolidate multiple criteria for groups of firms, locations, or facilities. The post CREWS 8: Radar, Value & Other Great Charts first appeared on GUERIN ASSOCIATES, INC.

CREWS 7: Benchmarking – What, Why & How

By webdotcom • March 18, 2022
OVERVIEW BENCHMARKING – WHAT, WHY & HOW What is Benchmarking? Benchmarking has been defined in various ways. One definition is: Benchmarking is the methodical comparison of an organization’s data with others, objective analysis of differences in results, identification of opportunities to improve, and an effort to learn from best performers. Another version is “being confident […] The post CREWS 7: Benchmarking – What, Why & How first appeared on GUERIN ASSOCIATES, INC.

CREWS 6: Three Key Dimensions Of Total Value

By webdotcom • March 11, 2022
OVERVIEW THREE KEY DIMENSIONS OF TOTAL VALUE Do we have a clear understanding of: • What Value actually is? • Why Value is more important than cost? • How to measure, achieve and demonstrate value? We are all familiar with commercials that announce tremendous opportunities to acquire value. This often means that a given product […] The post CREWS 6: Three Key Dimensions Of Total Value first appeared on GUERIN ASSOCIATES, INC.

CREWS 5: Four Main Drivers Of Total Costs

By webdotcom • March 7, 2022
OVERVIEW DRIVERS OF TOTAL COSTS How do we know: • What is driving our Total Costs? • What connects drivers with each other? • How do we change upstream cost drivers? In the classic axiom, if you want something good, fast, and cheap, you need to give up one of the three. This is why […] The post CREWS 5: Four Main Drivers Of Total Costs first appeared on GUERIN ASSOCIATES, INC.

CREWS 4: Key Metrics in Space, Occupancy & Costs

By webdotcom • March 1, 2022
OVERVIEW KEY METRICS IN SPACE, OCCUPANCY COSTS How do we know: • How much space do we really need? • How many net equivalent occupants do we have? • How much more (or less) we should be spending? Answers to these and many more key questions lie in your Key Metrics. Comparing with similar firms […] The post CREWS 4: Key Metrics in Space, Occupancy & Costs first appeared on GUERIN ASSOCIATES, INC.

CREWS 3: Services & Organization

By webdotcom • February 23, 2022
Posted by Michael F. Guerin on Feb 23, 2022, 8:40 PM OVERVIEW “HOME OF THE ENTERPRISE / MODEL OF VALUE” Adopting these or similar terms as Vision & Mission Statements for your CREWS department is a first step in improving or even restructuring your organization. More important than the words chosen are the firm commitments made […] The post CREWS 3: Services & Organization first appeared on GUERIN ASSOCIATES, INC.

CREWS 2: Critical Success Factors

By webdotcom • February 14, 2022
Posted by Michael F. Guerin on Feb 14, 2022, 1:18 PM INTRODUCTION LOOKING WITHIN Success depends on numerous factors, not all within our control. One of our first challenges is to identify things we can control, in two major categories: • Strengths • Weaknesses To do this, we examine a list of the positive qualities – […] The post CREWS 2: Critical Success Factors first appeared on GUERIN ASSOCIATES, INC.

CREWS 1: The New Vision and Mission – Intro

By webdotcom • January 28, 2022
Posted by Michael F. Guerin on Jan 28, 2022, 4:52:54 PM  INTRODUCTIONAN IMPORTANT MOMENT This is an important moment in a relatively modern field known as real estate and facilities management. Many current practitioners come from other fields and professions: Architecture, engineering, finance, manufacturing, research, etc. We believe most would agree it has been a rewarding […] The post CREWS 1: The New Vision and Mission – Intro first appeared on GUERIN ASSOCIATES, INC.
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