Facility Management Office

In the dynamic landscape of modern organizations, the integration of safety and efficiency stands as a cornerstone for sustainable success. Enter the Facility Management Office (FMO), a groundbreaking model designed to spearhead this integration and elevate human and organizational performance to unprecedented heights. FMO represents a paradigm shift in facility management, leveraging business intelligence to make smart decisions faster and ensure optimal outcomes for high-reliability organizations.

Facility management is a multifaceted discipline focused on ensuring the functionality, safety, and efficiency of buildings and their surrounding environments. Here's an outline to guide our discussion:

1. Definition and Scope:

  • Facility management encompasses the management of various aspects of a facility, including physical infrastructure, equipment, and people.
  • It involves optimizing the performance of buildings to support the organization's objectives while ensuring the well-being of occupants.

2. Key Responsibilities:

  • Maintenance: Regular upkeep and repair of building systems and equipment.
  • Space Management: Efficient utilization of space to meet organizational needs.
  • Safety and Security: Implementing measures to safeguard occupants and assets.
  • Sustainability: Promoting environmental responsibility through energy efficiency and waste reduction.
  • Compliance: Ensuring adherence to regulations and standards related to health, safety, and accessibility.

3. Strategic Planning:

  • Aligning facility management strategies with organizational goals and objectives.
  • Forecasting future needs and developing long-term plans for facility improvements and upgrades.

4. Technological Integration:

  • Embracing digital tools and technologies for enhanced facility monitoring, maintenance, and operations.
  • Implementing IoT devices for real-time data collection and predictive maintenance.

5. Performance Metrics:

  • Establishing key performance indicators (KPIs) to measure the effectiveness of facility management efforts.
  • Monitoring metrics such as energy consumption, maintenance costs, and occupant satisfaction.

6. Emergency Preparedness:

  • Developing contingency plans and protocols to address emergencies such as fires, natural disasters, and security breaches.
  • Conducting regular drills and training exercises to ensure readiness.

7. Vendor Management:

  • Overseeing relationships with external service providers and contractors for tasks such as cleaning, landscaping, and repairs.
  • Negotiating contracts and monitoring vendor performance.

8. Occupant Experience:

  • Fostering a positive and productive environment for building occupants through amenities, comfort, and accessibility.
  • Soliciting feedback and addressing concerns to enhance occupant satisfaction.

9. Continuous Improvement:

  • Embracing a culture of continuous improvement to identify and implement opportunities for efficiency and innovation.
  • Encouraging feedback from stakeholders and implementing lessons learned from past experiences.

10. Future Trends:

  • Embracing technology-driven trends such as smart buildings, which utilize IoT and AI for automation and optimization.
  • Prioritizing sustainability initiatives to reduce environmental impact and enhance corporate social responsibility.

A Facilities Management Office (FMO) is an independent unit within an organization that plays a crucial role in empowering and enhancing the success of facilities management. It is considered a fundamental pillar for addressing various organizational needs and weaknesses, significantly contributing to the effective management of facilities. The establishment of an FMO is seen as one of the most important developments in the field of facilities management in recent decades​​.

An FMO standardizes facilities management processes within organizations and focuses on several key areas:

  1. Coordination of facilities management across the organization.
  2. Management of shared resources.
  3. Documentation and sharing of lessons learned.
  4. Design of facilities management systems.
  5. Training of facilities management teams.
  6. Monitoring the implementation of management processes.
  7. Development and management of policies and procedures.
  8. Overseeing communications throughout the facilities and with stakeholders​​.

The creation of an FMO aligns with strategic objectives, enhances the achievement of facility goals, and provides benefits such as resource savings, better documentation, increased knowledge, and higher stakeholder satisfaction​​.

Dr. Shaafi's methodology for a Facilities Management Office (FMO) emphasizes a comprehensive and structured approach to enhancing the effectiveness and efficiency of facilities management within an organization. Here's a summary of the key components and stages of Dr. Shaafi's FMO methodology:

Key Functions of the FMO

  1. Alignment with Strategic Goals: The FMO aligns facilities management efforts with the broader strategic objectives of the organization.
  2. Standardization of Processes: It standardizes planning, scheduling, control, and reporting processes to ensure consistency across all facilities.
  3. Methodology Formulation: Develops and revises facilities management methodologies to improve efficiency.
  4. Standard Identification: Identifies and sets management standards to ensure quality and consistency.
  5. Template Development: Creates templates for various facilities management tasks to streamline operations.
  6. Training and Development: Coordinates and implements training programs for facilities management personnel.
  7. Knowledge Transfer: Facilitates the sharing of knowledge and best practices across the organization.
  8. Supervision and Monitoring: Monitors the administration and compliance of facilities management practices.
  9. Issue Resolution: Actively addresses and resolves management and operational issues.

Implementation Stages

  1. Initiation:
    • Recognize the need for establishing an FMO.
    • Garner support and resources for the formation of the FMO.
    • Conduct inaugural meetings to set objectives and roles.
  2. Development:
    • Formulate work teams and define their responsibilities.
    • Analyze the current status of facilities management within the organization.
    • Assess the company's maturity level to tailor the FMO's implementation.
  3. Operationalization:
    • Draft and formalize an FMO charter that outlines its functions and authority.
    • Implement management, operational, and support processes based on the maturity assessment.
    • Prepare and execute training programs for all relevant personnel.
    • Establish operational budgets and start the FMO's active management of facilities.

Maturity Levels

  • Supportive FMO: Provides support to facilities managers without direct management control.
  • Managerial FMO: Takes an active role in directly managing facilities and is accountable for outcomes.
  • Supervisory Executive FMO: Combines support with oversight, providing guidance and supervision but not full managerial control.

Challenges and Solutions

  • Dr. Shaafi's methodology also anticipates challenges such as resistance to change, bureaucratic increase, lack of skilled resources, and potential conflicts within authority lines. The methodology proposes proactive engagement, clear communication, and thorough training to address these issues effectively.

By adhering to this structured approach, an FMO under Dr. Shaafi's methodology aims to enhance the operational capabilities of facilities management, align it more closely with strategic business objectives, and improve overall organizational performance.

QPMO Methodology for FMO

Dr. Harri Emari, PMP, stands at the forefront of Facilities Management, applying over 25 years of accumulated expertise in Construction Project Management and Strategic Business Administration. As the architect of the Quality Project Management Office (QPMO) and its application in Facilities Management Offices (FMO), Dr. Emari exemplifies innovation in Facilities and Construction Management.

Pioneering Vision

Dr. Emari is recognized for his pioneering System Thinking Approach to Engineering, Managing, and Reinventing Integration. His innovative vision is foundational in developing methodologies that integrate operational excellence across facilities management.

Foundational Methodologies

He is the creator of the FMO methodology adapted for high-reliability organizations, integrating principles that enhance operational consistency, risk management, and strategic alignment in facilities management.

Advocate for Digital Transformation

With certifications in BIM and Data Science Proficiency (BI/ML), Dr. Emari champions the adoption of advanced technologies, including BIM 7D and Digital Twins, pushing the envelope in creating Cognitive Smart Cities.

Learn more about Dr. Shaafi & Dr. Emari's collaboration on FMO formation

Collaborative Leadership

Dr. Emari promotes a collaborative culture through his leadership in the Facilities Management Office, fostering an environment of mindful management and psychological safety that enhances team performance and project outcomes.

Educator and Mentor

Committed to community engagement and professional development, Dr. Emari contributes as an Adjunct Faculty at prestigious universities and mentors emerging professionals through various institutes, focusing on the fusion of wellness and quality management in the construction sector.


In a high-performing organization like an Energy Facility, Laboratory, or Medical Center, where the integration of performance and quality is paramount, collaboration among the directors of Facilities, Projects, Operations, and Technologies is crucial. Here's how the key performance areas could be divided among them within the four main categories for optimized facility management:

Business & Mission

  1. Director of Facilities:
    • Ensuring facilities support the organization's mission and strategic objectives.
    • Implementing sustainability initiatives to align with the organization's environmental goals.
    • Overseeing regulatory compliance related to facility operations.
  2. Director of Projects:
    • Leading the planning and execution of facility-related projects, such as renovations and expansions.
    • Ensuring projects are completed on time, within budget, and in accordance with quality standards.
    • Managing stakeholder expectations and communicating project progress.
  3. Director of Operations:
    • Optimizing daily operations to support the organization's mission and goals.
    • Implementing efficient workflows and processes to enhance productivity and quality.
    • Monitoring key performance indicators related to facility operations and making data-driven decisions.
  4. Director of Technologies:
    • Evaluating and implementing technology solutions to enhance facility management and operations.
    • Leveraging data analytics and IoT devices for predictive maintenance and optimization.
    • Ensuring cybersecurity measures are in place to protect facility systems and data.

Projects & Processes

  1. Director of Facilities:
    • Managing the lifecycle of facilities and infrastructure assets, from planning to decommissioning.
    • Implementing best practices for facility maintenance and lifecycle management.
    • Conducting risk assessments and developing mitigation strategies.
  2. Director of Projects:
    • Developing project management methodologies and standards for facility-related projects.
    • Establishing processes for project prioritization, resource allocation, and risk management.
    • Collaborating with stakeholders to define project requirements and objectives.
  3. Director of Operations:
    • Streamlining operational processes to improve efficiency and effectiveness.
    • Implementing continuous improvement initiatives to optimize workflows and reduce waste.
    • Ensuring compliance with industry standards and regulations in all operational activities.
  4. Director of Technologies:
    • Researching and evaluating emerging technologies for potential integration into facility operations.
    • Developing protocols for technology implementation and training for staff.
    • Monitoring technological advancements and their potential impact on facility management practices.

People & Leadership

  1. Director of Facilities:
    • Fostering a culture of collaboration, accountability, and inclusivity within the facility management team.
    • Providing leadership and guidance to staff to support their professional development and growth.
    • Implementing diversity and inclusion initiatives to promote a supportive and equitable work environment.
  2. Director of Projects:
    • Building and leading project teams with diverse skills and expertise.
    • Providing mentorship and coaching to project team members to enhance their capabilities.
    • Promoting teamwork and communication to ensure project success.
  3. Director of Operations:
    • Developing talent management strategies to attract, retain, and develop top talent in facility operations.
    • Empowering staff to take ownership of their work and contribute to organizational goals.
    • Cultivating a culture of safety, wellness, and work-life balance.
  4. Director of Technologies:
    • Building a high-performing technology team with the skills and expertise needed to support facility operations.
    • Providing leadership and guidance to technology staff to foster innovation and collaboration.
    • Promoting a culture of continuous learning and development to stay abreast of technological advancements.

Quality & Innovation

  1. Director of Facilities:
    • Establishing quality management systems and standards for facility operations.
    • Promoting a culture of innovation and continuous improvement within the facility management team.
    • Conducting audits and assessments to identify areas for improvement.
  2. Director of Projects:
    • Implementing quality assurance processes throughout the project lifecycle.
    • Encouraging innovative approaches to project delivery and problem-solving.
    • Collaborating with stakeholders to incorporate feedback and lessons learned into future projects.
  3. Director of Operations:
    • Implementing quality control measures to ensure consistency and reliability in operations.
    • Facilitating training and development programs to enhance staff competencies.
    • Encouraging a culture of innovation and creativity to drive operational excellence.
  4. Director of Technologies:
    • Ensuring technology solutions meet quality standards and regulatory requirements.
    • Facilitating technology-driven innovation to improve facility management practices.
    • Monitoring industry trends and best practices in technology and innovation.

Within an FMO, the seamless coordination between departments and directors is essential for ensuring optimal operations and performance. Each department, led by its respective director, is further fortified by a team of four managers, collectively driving the organization toward its goals.


1. Facilities Department:

  • Compliance Manager
  • Space Planning
  • Safety and Security
  • Sustainability Manager

CAS Priorities:

  • Sustainability
  • Safety
  • Compliance
  • Expansion


2. Projects Department:

  • Project Manager
  • Construction Manager
  • Renovation Manager
  • Expansion Manager

PMO Priorities:

  • Project prioritization
  • Innovation & Quality
  • Resource management
  • Risk management


3. Operations Department:

  • Facilities Maintenance
  • Business Support
  • Process Improvement
  • Emergency Response

F&O Priorities:

  • Maintenance
  • Optimization
  • Reliability
  • Efficiency


4. Technologies Department:

  • IT Manager
  • Systems Integration
  • Digital Transformation
  • Cybersecurity Manager

HOP Priorities:

  • Integration
  • Infrastructure upgrades
  • Digital transformation
  • Security
  1. Facilities Maintenance Manager:
    • Maintenance Response Time
    • Equipment Downtime Percentage
    • Preventive Maintenance Completion Rate
    • Vendor Performance Score
  2. Space Planning Manager:
    • Space Utilization Rate
    • Office Reconfiguration Time
    • Occupancy Accuracy Score
    • Space Efficiency Index
  3. Safety and Security Manager:
    • Incident Rate
    • Compliance Audit Score
    • Security Breach Prevention Rate
    • Training Completion Rate
  4. Sustainability Manager:
    • Energy Consumption Reduction Rate
    • Waste Diversion Percentage
    • Renewable Energy Adoption Rate
    • Sustainability Awareness Score
  1. Operations Manager:
    • Operational Efficiency Index
    • Customer Satisfaction with Operations Score
    • Employee Engagement in Operations Index
    • Overall Equipment Effectiveness (OEE)
  2. Maintenance Operations Manager:
    • Maintenance Completion Rate
    • Mean Time to Repair (MTTR)
    • Preventive Maintenance Adherence Rate
    • Equipment Downtime Reduction Rate
  3. Process Improvement Manager:
    • Process Cycle Time Reduction Percentage
    • Process Error Rate
    • Cost Savings from Process Improvements
    • Employee Adoption Rate of New Processes
  4. Compliance Manager:
    • Compliance Audit Score
    • Regulatory Violation Rate
    • Training Completion Rate on Compliance Topics
    • Timeliness of Compliance Reporting
  1. Project Manager:
    • Project Schedule Adherence Rate
    • Budget Variance Percentage
    • Stakeholder Satisfaction Score
    • Risk Mitigation Effectiveness Index
  2. Construction Manager:
    • Construction Schedule Performance Index
    • Quality Inspection Pass Rate
    • Safety Incident Frequency Rate
    • Subcontractor Performance Rating
  3. Renovation Manager:
    • Renovation Timeline Adherence Rate
    • Renovation Budget Variance Percentage
    • Customer Satisfaction with Renovation Score
    • Renovation Quality Assessment Score
  4. Expansion Manager:
    • Expansion Project Timeline Adherence Rate
    • Expansion Project Budget Variance Percentage
    • Stakeholder Satisfaction with Expansion Score
    • Expansion Project ROI (Return on Investment)
  1. IT Manager:
    • IT Infrastructure Availability Percentage
    • Mean Time to Resolve IT Issues (MTTR)
    • User Satisfaction with IT Support Score
    • IT Training Completion Rate
  2. Systems Integration Manager:
    • Integration Success Rate
    • System Interoperability Score
    • Time to Integrate New Systems
    • Integration Cost Savings
  3. Digital Transformation Manager:
    • Digital Maturity Index
    • Time to Implement Digital Initiatives
    • ROI (Return on Investment) of Digital Transformation Projects
    • Employee Adoption Rate of Digital Tools
  4. Cybersecurity Manager:
    • Number of Security Incidents
    • Mean Time to Detect Security Incidents (MTTD)
    • Mean Time to Respond to Security Incidents (MTTR)
    • Security Training Completion Rate

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