Facility management for offices and towers
Common areas, life safety and tenant complaints handled with a record you can forward without rewriting it.
In a multi-tenant building the landlord pays for FM and the tenants judge it. The work is to keep common areas and life safety systems running, and to answer any complaint with the record for that zone on that day. ITF runs it as one accountable contract with specialists managed inside it.
Two audiences, one service charge
A tower is judged on the parts everybody walks through: the lobby, the lifts, the washrooms, the temperature at four in the afternoon on the top floor. None of those are difficult engineering problems and all of them generate complaints, because the standard is set by perception rather than by specification. Behind them sits a life safety and plant load that nobody notices until an inspection or a failure. The facilities manager is answering tenants in the morning and chasing a lift contractor in the afternoon, and the service charge conversation at the end of the year is conducted almost entirely without evidence.
- Complaints arrive about zones, so a record kept by month cannot answer them
- Lifts, suppression and HV are specialist contracts the FM team does not control
- Fit-outs change the building faster than the drawings and the fire zone chart are updated
- Cooling complaints on upper floors are usually a plant or zoning answer, not a setpoint one
- Service charge scrutiny asks what the money bought, and the activity is invisible
The lines a tower runs on
O&M contracts
One accountable team across hard and soft services, with an escalation matrix the tenant-facing staff can follow.
Read moreFMCommercial cleaning
Zoned scopes with scored supervisor rounds, so a complaint can be answered with that zone's record.
Read moreFMHVAC
Chilled water plant, AHUs and the readings that explain why a floor does not hold temperature.
Read moreFMFire alarm systems
Devices tested in rotation with a register that matches the building after every fit-out.
Read moreFMVendor management
Lifts, suppression and HV run as managed specialist work: the specialist in one register, with documents, expiry dates and every visit verified.
Read moreFMSupport staffing
Porters, attendants and handymen rostered with named cover, which is what tenants actually experience.
Read moreObligations behind the service charge
| Requirement | What it means on site |
|---|---|
| Civil Defence | Fire and life safety provisions for the premises. Detection and alarm maintenance records are the part of the file that sits with the FM provider. |
| Municipality | Premises licensing and the condition standards attached to it, including water storage and waste handling. |
| Lease obligations | What the landlord owes each tenant in service standards and availability. This is the document most FM scopes are never written against, and it should be. |
| Insurance | Inspection and maintenance evidence for plant, lifting equipment and fire systems, requested at renewal and after any claim. |
| Tenant fit-outs | Contractor access, permits and reinstatement of fire detection coverage. The commonest unrecorded change in any tower. |
Landlord and tenant questions
Can we give tenants access to the records for their floor?
Yes. A tenant can see the cleaning round score and the response time for their floor. We set what is shared at mobilisation so commercially sensitive detail stays with you.
Who manages the lift contract?
Usually the existing specialist, kept on and supervised by us as managed specialist work. A lift company that knows the equipment is worth keeping. What changes is that their visits are verified, stoppages are logged per car, and their findings and unactioned recommendations live in your register rather than in their filing system.
The top floors are always hot. Is that a maintenance problem?
Sometimes, and sometimes it is zoning, commissioning or a fit-out that changed the load without changing the air. The way to find out is readings rather than argument: airflow, approach temperature and chilled water delta at the plant and at the floor. You get the numbers and a recommendation, and occasionally that recommendation is a project rather than a service.
Can you cover tenant fit-out supervision?
Yes, as a defined scope: contractor induction, permits, and a check that fire detection and sprinkler coverage were reinstated correctly before the tenant occupies. This is the single most common source of latent life safety defects in an occupied tower.
What does a typical engagement look like?
The landlord of a mixed-tenant tower in Riyadh faces a service charge dispute: tenants on the upper floors say the building is hot, the lifts are unreliable and the washrooms fail by midday. Readings show two floors with fouled coils on their fan coil units and a chilled water delta that drops every afternoon. The lift log, once kept per car, shows one car causing most stoppages, and washroom checks move to a timed interval with signed sheets. The landlord ends up holding a readings trend by floor, a lift stoppage log per car, washroom check sheets, a fire alarm register reissued after the last fit-out and a monthly pack it forwards to tenants unedited.
How do we justify the service charge to tenants?
With the monthly record. Planned against completed, response against target, open actions and what falls due next. It will also show the months that went badly, which is what makes the good ones credible.
Part of one system
Every division keeps records to the same standard, so the second one you need works the way the first one did.
Book a site survey
Towers usually hold good plant and poor records. The survey gives you the asset register, the vendor list and a view of which complaints are actually a maintenance problem.