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关于我们

思颐物业管理（上海）有限公司由德资工程公司思颐科技于2013年在中国上海投资成立。 是国内第一家按照德国工业标准以及德国设施管理协会理念向客户提供工业设施管理服务的专业公司。

目前思颐物业已经加入德国设施管理协会。该协会旨在帮助提高设备设施管理质量。我们很荣幸成为该协会成员之一，以提高公司设备设施管理的质量和能力。

INDUSTRIAL PROJECT SERVICE

FACILITY MANAGEMENT

INDUSTRIAL PROCUREMENT SERVICE

ABOUT US

S+E FM Co., Ltd. was invested by Germa-ny Engineering Company—S+E China in Shanghai, China by 2013. to be the fi rst industrial facility management company that provides professional service based on German DIN standards and German GEFMA ins tute concept.

S+E FM has joined the GEFMA. The Ger-man Facility Management Associa on is an organiza on to thrive to increase the quality of the Facility Management. We are proud to be part of this associa on and furthermore increase our FM Quality and capabili es.

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OUR ADVANTAGES

A professional design team of German architects and engineers. 由德国建筑师和工程师组成的专业设计团队。

DESIGN 设计

Quality, high-level work in new construc on, renova on, ex-pansion of commercial or industrial proper es.在工业或商业建筑领域提供高质量的新建，改建及扩建项目的

施工。

CONSTRUCTION 土建Na ve high standard consciousness for quality and good af-ter-sale service.自我高标准的质量要求意识和完善的售后服务。

MECHANICAL-ELECTRICAL 机电安装

EVERYTHING FROM ONE HAND

我们的优势

Globally coordinated sourcing processes, simplifi ca on of the purchasing processes and cost op miza on.全球化的供货资源，简化的采购流程和价格优势。

PROJECT PURCHASING 工程采购

Complete planning, implementa on and coordina on of pro-jects within industrial area.为工业项目提供全套的规划，实施，协调服务。

PROJECT MANAGEMENT 项目管理

Maintenance of the whole facility equipment according to German DIN standards and regula ons of GEFMA.按照德国工业标准以及德国设备设施管理协会规定的流程对整

厂动力设施进行维护与管理。

MAINTENANCE 设施维护

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What is Facility Management?Facility Management (FM) is a management discipli-ne that incorporates the professional development of a company‘s support processes. With coordinated pro-cess development, the objec ve is to permanently lower opera ng and administra on costs, to increase quality, to ensure the technical availability of the equipment and to maintain the long-term value of buildings and equip-ment.

For this purpose it has a con nual analysis and op mi-za on of all cost-relevant property processes around the technical and structural installa ons and construc ons as well as services which are not directly associated with core business.

In order to embody the value chain of facility manage-ment service, a general Process Model was developed from GEFMA (see Figure 1).

什么是FM?FM是一门管理学科，是对公司支持流程的专业规划管理。通过规划和协调流程，旨在稳步地减少操作，降低管理成本，提高产品质量，技术上确保设备的可用性，维持建筑以及设备的长期价值。

为了达到这个目的，应该不断地对与成本密切相关的物业流程进行分析和优化，除了涉及建筑物及设备本身，也包含了企业核心业务以外的服务。

为体现这一价值链，德国设施管理协会编制了设施管理服务的基本过程模型（见图一）

THE FM CONCEPT

Services 服务

Facili es 设施

FACILITY PROCESS 设施管理流程

MANAGEMENT管理

Respons ty ffff seseseseeseses rvr icensibility of se服务职责

Manageagement of resource资源管理

ovementiissssss ananaa d improMeasurement, analysis 和和和和和改进改进改改改改改改改测量、分析和改

FACILITY MANAGEMENT-SYSTEM设备设施管理系统

FM PRODUCT

FM产品

FacilityClient

(And interested par es)业主

（相关人员）

REQUIREMENTS需求

FacilityClient

(And interested par es)业主

（相关人员）

USE使用

SATISFACTION满意度

Figure 1： General Process Model for Facility Management, excerpted from GEFMA-100.

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为什么要外包设施管理? • FM外包可以降低成本。

- 专业的设施管理公司不仅能降低企业自身的雇员成本，而且借助其专业高效的服务可以有效避免企业不必要的开支。

- 设施管理公司通过与其供应商进行国内外统筹安排，在采购商品和服务时能获得有力的价格优势。

• 使企业专注于核心业务。- 价格和竞争压力迫使工业企业必须考虑哪些业务是自身必须拥有

和掌握的。核心业务一般是指能给企业带来收益的业务：例如研发、生产和市场营销。将资金和人才集中于这些核心业务，其余业务交由专业公司管理，是企业获得利润最大化的途径之一。

• 分摊或降低风险。- 由设施服务公司的专业人士直接管理暖通、空调、给排水、电气

及消防系统可以降低商业风险，提供可靠的研发和生产环境，例如：

- 稳定的供电确保高价值的科学实验不间断地进行；- 生产车间精确的温湿度控制可以维持必要的生产条件，减少产品

的不合格率。

• 提高企业的运行灵活性- 类似停业、计划性生产重组或成本削减会给企业带来一定的创

伤，随之而来的人员培训、岗位调动甚至裁员等行为会对投资者和区域团队都将产生消极的影响。而外包服务供应商可以通过灵活机动的人员调整，使其服务适应于新的生产运营要求，即使要求其削减人员，他们也能迅速的将人员调配给其他客户。

Why Outsource Facility Management?• FM Outsourcing cuts costs

- A professional FM company not only helps to reduce the own labor cost of the client, and relying on its professional and high-efficient service, lots of unnecessary spending will be averted effectively.

- FM Company, by way of national or global arrangements with their vendors, have price leverage in procuring goods and services.

• Increasing Focus on the Core Functions- Current pricing and competitive pressures are forcing industrial

enterprise to consider what functions they should own and control.Core functions typically mean those that drive revenue: research and development, production, and marketing. Concentrate capital and human resources on those functions and hand others over to a professional corporation that is one of the way to maximize profits and economic benefits.

• Sharing and Reducing Risk- Outsourcing is a trend to limit business risk that an expert service

provider manages facilities such as heating, ventilating, air conditioning (HVAC), plumbing, electrical and firefighting systems directly, also offers reliable R&D and production environments. For instance:

- Stable electric power ensures high-value scientific experiments proceed without Interruption

- Tight control over temperature and humidity in workshop keeps necessary production conditions and reduces the ratio of disqualification.

• Increasing Operational Flexibility- Events like business closing、 planned

production realignments or cost-cutting can be traumatic, requiring retraining, redeployment or, in the worst case, layoffs, which tend to be perceived negatively by both investors and local communities. An outside service provider, on the other hand, can mobilize quickly to accommodate growth, reallocate staff for new production or operational alignments and, in the event of staff reductions at a given site, simply reassign people to other client accounts.

Industrial enterprise are turning to outsourcing as a way to re-duce costs and support critical process quality.

工业企业已逐渐将服务外包作为降低成本和提高核心生产质量的途径

THE FM CONCEPT

A successful facility management is geared to the long-term use of the real estate. Over the property’s en re life cycle (Figure 2), S+E FM is able to provide client with a comprehensive and inte-grated range of FM- Services that includes three diff erent sides: technical, infrastructural, and commercial Facility Management (according to DIN 32736).

成功的设施管理面向的是设施的长期使用。思颐物业管理公司能为客户提供全面综合的设施管理服务，并将服务贯穿物业的整个生命周期。依据德国标准DIN 32736，我们将设施服务分为技术管理，基础设施管理和商务管理。

COMPREHENSIVE FM SERVICES FROM S+E

Figure 2 En re life cycle of FM

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Inten on

First of all, according to the client provides informa on of exis ng facili es, S+E will give an ini al es ma on, incl.: - Defi ni on of Objec ves;- Es ma on of the current FM cost;- Concept Prepara on;- Savings Poten al Evalua on.

首先，思颐物业管理公司将根据业主提供的设施信息对物业做出初步评估。包括：- 定义服务目标;- 估算目前设施管理费用;- 编制方案;- 评定节省潜力.

Ini al Es ma on初始评估

Discussion

Fine Analysis精确分析

A er ini al es ma on and proposal discussion, S+E will arrange the professional engineers to be onsite for detail analysis and es ma on. As follow:- Equipment Assessment;- Classifi ca on of Availability Level;- Quan ty Demanded of spare Parts;- Advices of Op miza on.At the mean me, our commercial engineer will prepare - Budget of Service Fee; - FM Contract在S+E完成初步评估并与业主确定方案后，S+E将派遣专业工程师到现场对物业进行精确分析和调查。调查及分析内容如下：- 设备状态评估;- 可用性分级;- 备品备件需求;- 提供设施优化建议;与此同时，商务工程师将准备：- 服务费预算；- 服务合同.

Contrac ng

Started from the prepara on Phase, S+E FM will start all rela ve works. Prepara on work will focus on - Annual maintenance schedule establishment;- Build up CAFM system;- On-site team Training; - KPI se ng.

从准备期开始S+E FM的团队将进驻物业，开始一系列准备工作。准备期的主要工作重点是：- 编辑年度维护计划；- 建立CAFM系统；- 现场团队培训- 建立KPI考核机制。

Prepara on Phase准备阶段

Handover

Facili es will offi cially handed over to S+E FM. To maintain the execu on and obtaining client sa sfac on, fol-lowing measures need to be implemented during the whole perfor-mance Phase:- Periodical Feedback Mee ngs;- Performance repor ng;- Project Audits.

从执行阶段开始，思颐物业管理公司正式接管物业。为保证合同的执行和客户的满意度，我们会向客户提供：- 周期性的会议；- 绩效汇报；- 项目审计。

Performance Phase执行阶段

STEP 1

STEP 2

STEP 3

STEP 4

From the ini al idea of outsourcing to star ng to provide FM service, S+E FM follow a set of standardized project process:

从获悉客户的初步合作意向到开始提供物业管理服务，思颐物业管理公司遵循一套标准化的项目流程:

FM OUTSOURCING PROCESS 设施管理委托流程

We off er quality assurance FM services, based on following Guidelines and Standards.

• EN 15221 □Facility Management • VDMA 24186 □Program of services for the maintenance of technical systems and equipment in buildings • VDI 6004 □Protection of the technical building facility • VDI 6009 □Facility Management • VDMA 24176 □Inspection of technical bulding faclities • VDI 6026 □Documentation on facility management planning and revision • VDI 6041 □Monitoring on technical building facilities • DIN 31051 □Fundamentals of maintenance • DIN 31052 □Maintenance; instructions for maintenance • DIN 32736 □Building management - Definitions and scope of services • DIN 32736 Supplement 1 □Building management - Definitions and scope of services - Comparison of services • DIN EN 45020:1998 □Standardization and related activities - General vocabulary (ISO/IEC Guide 2:1996) • VDI 6022 (all parts) □Hygienic requirements for ventilating and air-conditioning systems and air-handling units • VDMA 24176 □Inspection of technical installations and equipment in build- ings • VDMA 24186-100 □Program of services for the maintenance of technical systems and equipment in building- Part 100: Comparison of the con- tent of VDMA 24186:2002-09 and the previous versions • GB 25201-2010 □Maintenance management for building fire equipments

我们参照以下认证的标准，提供有质量保证的FM服务。

• EN 15221 □设备设施管理 • VDMA 24186 □关于建筑物中的技术系统和设备维护的服务方案 • VDI 6004 □技术楼设施的防护 • VDI 6009 □设备设施管理 • VDMA 24176 □技术楼设施巡查 • VDI 6026 □设备设施规划管理及审核的文件资料 • VDI 6041 □检测监督设备 • DIN 31051 □维护的基本准则 • DIN 31052 □维护说明 • DIN 32736 □楼宇管理-定义服务范围 • DIN 32736 补充条款1 □楼宇管理-定义服务范围-比较各项服务 • DIN EN 45020:1998 □标准化及相关活动-标准用语(ISO/IEC Guide 2:1996) • VDI 6022 (所有) □对通风以及空调系统、空气处理原件的卫生要求 • VDMA 24176 □楼宇内技术安装和设备的检测 • VDMA 24186-100 □楼宇内技术系统和设备维护的流程 - Part 100: 与 VDMA 24186:2002-09 以及之前版本作比较 • GB 25201-2010 □楼宇内消防设施的维护管理

GUIDELINES

REFERENCE