OPERATIONS DOCUMENTS: ADDRESSING THE INFORMATION NEEDS OF FACILITY MANAGERS Operations documents M. J. CLAYTON, R. E. JOHNSON, and Y. SONG CRS Center, Department of Architecture, Texas A&M University, College Station, TX, USA Abstract We have reviewed intranet technologies as a strategy for improving the availability and quality of building information to support operations. Discussions with facility managers and design consultants have revealed problems with the as-built documents that are typically provided by the AEC team. Experiments with intranet technologies have led us to a concept of just-in-time operations documents that can be imple- mented using Web technology. The paper examines formats, structure and content for these operations documents. It describes an early prototype implementation that tested the feasibility of our concepts. Keywords: as-built drawings, facility management, facility operations, information technology in facility management, maintenance management. 1 A mismatch of formats, structure and content In the life cycle of a building, authorities suggest that the overwhelming major- ity of expenses occur during the operations stage. Arguably, facilities are the largest asset of many businesses (Rondeau, Brown and Lapides 1995). Maintenance, remod- eling, replacement of components and daily facility operations consume a large por- tion of the cost of doing business. In comparison to the needs of design and con- struction, little attention has been paid to information needs of facility operators. Perhaps as a consequence, the topic of “as-built” information strikes a chord of con- cern among many facility managers. The “as-built” drawings or “record” drawings that are commonly delivered by designers are not an adequate information base for operating a building. The AEC industry needs new approaches to delivering and Durability of Building Materials and Components 8. (1999) Edited by M.A. Lacasse and D.J. Vanier. Institute for Research in Construction, Ottawa ON, K1A 0R6, Canada, pp. 2441-2451.  National Research Council Canada 1999 Construction Informatics Digital Library http://itc.scix.net/ paper w78-1999-2441.content