Public institution facility operations and maintenance is a significant factor enabling an institution to achieve its stated objectives in the delivery of public service. To meet the societal need, Facility Directors must make increasingly complex decisions managing the demands of building infrastructure performance expectations with limited resources. The ability to effectively measure a return-on-investment, specific to facility maintenance indirect expenditures, has, therefore, become progressively more critical given the scale of public institutions, the collective age of existing facilities, and the role these institutions play in society.

This research centers on understanding the method of prioritizing routine work in support of indirect institutional facility maintenance expense through the lens of K-12 public education in the state of Arizona. The methodology documented herein utilizes a mixed method approach to understand current facility maintenance practices and assess the influence of human behavior when prioritizing routine work. An evidence-based decision support tool, leveraging prior academic research, was developed to coalesce previously disparate academic studies. The resulting process provides a decision framework for prioritizing decision factors most frequently correlated with academic outcomes.

A purposeful sample of K-12 unified districts, representing approximately one-third of the state’s student population and spend, resulted in a moderate to a strong negative correlation between facility operations and student outcomes. Correlation results highlight an opportunity to improve decision making, specific to the academic needs of the student. This research documents a methodology for constructing, validation, and testing of a decision support tool for prioritizing routine work orders. Findings from a repeated measures crossover study suggest the decision support tool significantly influenced decision making specific to certain work orders as well as the Plumbing and Mechanical functional areas. However, the decision support tool was less effective when prioritizing Electrical and General Maintenance work orders.

Moreover, as decision making transitioned away from subjective experience-based judgment, the prioritization of work orders became increasingly more consistent. The resulting prioritization, therefore, effectively leveraged prior empirical, evidence-based decision factors when utilizing the tool. The results provide a system for balancing the practical experience of the Facility Director with the objective guidance of the decision support tool.

Economic and environmental concerns necessitate the preference for retrofits over new construction in manufacturing facilities for incorporating modern technology, expanding production, becoming more energy-efficient and improving operational efficiency. Despite the technical and functional challenges in retrofits, the expectation from the project team is to; reduce costs, ensure the time to market and maintain a high standard for quality and safety. Thus, the construction supply chain faces increasing pressure to improve performance by ensuring better labor productivity, among other factors, for efficiency gain. Building Information Modeling (BIM) & off-site prefabrication are determined as effective management & production methods to meet these goals. However, there are limited studies assessing their impact on labor productivity within the constraints of a retrofit environment. This study fills the gap by exploring the impact of BIM on labor productivity (metric) in retrofits (context).

BIM use for process tool installation at a semiconductor manufacturing facility serves as an ideal environment for practical observations. Direct site observations indicate a positive correlation between disruptions in the workflow attributed to an immature use of BIM, waste due to rework and high non-value added time at the labor work face. Root-cause analysis traces the origins of the said disruptions to decision-factors that are critical for the planning, management and implementation of BIM. Analysis shows that stakeholders involved in decision-making during BIM planning, management and implementation identify BIM-value based on their immediate utility for BIM-use instead of the utility for the customers of the process. This differing value-system manifests in the form of unreliable and inaccurate information at the labor work face.

Grounding the analysis in theory and observations, the author hypothesizes that stakeholders of a construction project value BIM and BIM-aspects (i.e. geometrical information, descriptive information and workflows) differently and the accuracy of geometrical information is critical for improving labor productivity when using prefabrication in retrofit construction. In conclusion, this research presents a BIM-value framework, associating stakeholders with their relative value for BIM, the decision-factors for the planning, management and implementation of BIM and the potential impact of those decisions on labor productivity.