electrician with hardhat and overalls using clamp tester

Integrated Maintenance, Lease and Capital expenditure Management for Multiple properties

By | Contract Lifecycle Management, IWMS, Maintenance Management, Property Management | No Comments

For facility and property managers From a tenant’s point of view, when you have multiple properties, you need to easily manage different aspects of leases/space utilization, maintenance of the locations and account for capital expenditures. Traditionally, these tasks are performed using separate CMMS, IWMS and FAS (Fixed Asset Systems) tools.  Each area is automated to a different extent which creates islands of automation with rigid boundaries.  For example, leasing a new space requires inputting of the data in multiple systems. Each system would have its own interface and requirements which would then make it hard to manage the process and…

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IWMS/CMMS/EAM Integration

Integrated Asset, Maintenance and Property Management

By | Contract Lifecycle Management, IWMS, Maintenance Management, Property Management | No Comments

Companies need to manage their properties and keep track of their assets for depreciation and maintenance.  This is traditionally done in a disjointed manner requiring several steps to transfer the data from one system to another.  This process is time consuming and error prone.  It also promotes “islands of automation” as they would need to develop and maintain expertise in different programs. A comprehensive IWMS needs to address asset management and depreciation, maintenance and capital improvement and property management and financials in a uniform and integrated manner. Asset Management (EAM) Hard assets and capital improvements have been traditionally depreciated in…

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Accounts Payable process

Accounts Payable Management for Properties, Maintenance and Contracts

By | Contract Lifecycle Management, IWMS, Maintenance Management, Property Management | No Comments

As property and maintenance managers, you would need to have a good handle on your vendors and suppliers and to make sure their invoices are properly processed and paid timely.  Traditionally companies have disjointed systems and groups for handling the accounts payable. This results in errors and extra manpower for managing the incoming invoices including getting the necessary backgrounds and approvals. A comprehensive IWMS, property and maintenance management system needs to include strong financials and effective processes and screens for managing the accounts payables functions. In such a case, the management of AP invoices is more efficient and with less…

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Office Building

What is Service Cost Allocation? How best is CAM Reconciliation Done?

By | Property Management | No Comments

Property management systems, Lease Management Systems and also advanced Integrated Workplace Management Systems (IWMS) need to manage the Common Area Maintenance (CAM) charges and allocations to tenants automatically and smoothly.  Because of the lack of a reliable, automated process, this is usually performed in Excel spreadsheets which is tedious and error prone. Service costs are net charges billed to tenants in a commercial lease and are paid by tenants to the landlord of a commercial property. Service costs often include Common Area Maintenance (CAM) charges where each tenant pays their pro rata share of a property’s total maintenance charges for…

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Penn South selects Axxerion Property Management and CMMS

By | Maintenance Management, Property Management | No Comments

January 2019 Penn South (www.pennsouth.coop) in Manhattan selects Axxerion Property Management and CMMS after a thorough review of the systems in the market. Below is the announcement from the organization on their selection. “Penn South is a 15-building, 2,820 unit affordable housing cooperative located in three city blocks in the heart of New York City. The in-house management team has long been an industry-leader in adopting new technologies and implementing best practices and prides itself on providing high-quality service to its shareholders. Penn South recently signed an agreement with Axxerion and will be implementing the software over the coming months….

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handshake while handing over keys after signing contract

How to manage your keys, security and access using an IWMS?

By | IWMS, Property Management | No Comments

An Integrated Workplace Management System (IWMS) (or Computer Aided Facilities Management –  CAFM system) is expected to manage keys and access for employees and visitors including contractors. Setting up the locks, cylinders and keys The system needs to track the locks, cylinders and keys as types of assets. For each type, all the related attributes need to be collected as database fields and stored with the item. Attaching Locks to Areas and Assets Once you define a lock, you need to be able to assign it to an area, an asset or a vehicle. The assignment should be easy, and…

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Electrician fixing ac unit

The best methods to use GPS with your CMMS

By | IWMS, Maintenance Management, Property Management | No Comments

With the availability of GPS (Global Positioning System), companies can now have better information and therefore control on where their resources are and review the history of activities together with their associated GPS. One method of setting up GPS integration, as implemented in Axxerion, is to record a GPS coordinate with any action taken by a technician.  For example, when a technician clicks start work on the CMMS work order, the system records the action as well as the GPS of person’s position at the time. Another approach, as also implemented in Axxerion, is to assign bar code or QR…

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Computerized Property Management for Owners and Operators

By | Property Management | No Comments

As a property owner and operator, you want to have a good handle on critical areas such as: Profit and loss for each property and the whole portfolio Occupancy and leases Proper reporting to your investors as applicable A lot of property managers deploy different point solutions to computerize the different aspect of their operations with a number of different programs. This includes stand-alone space management, lease management, financials and accounting as well as project management.  There are also a lot of Excel files floating around for different purposes. While this approach helps in each of the automated area, these islands…

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Business Meeting

A property manager & space planner’s guide for setting up and using online floor plans

By | Maintenance Management, Property Management | No Comments

As a property manager/space planner you have perhaps experienced the need and importance of online floor plans for your day-to-day work. This capability has been available in some Integrated Workplace Management Systems (IWMS). However, there are issues with the traditional process of publishing drawings online in such systems. Overall, three groups of users would benefit from accessing the floor plans online. For property managers/space planners For employees For facility managers and service providers Every building starts with a set of drawings which are approved for construction by the planning organizations. When a construction is completed the final drawings are provides…

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nearsighted classroom environment

Facilities Management Acronyms

By | Property Management | No Comments

People and organizations dealing with different aspects of the Facilities Management functions and developers of Facilities Management software and systems need to deal with many acronyms. Axxerion as integrated software for facilities management in multiple markets, has to deal with the facilities management acronyms in different languages. Below is a partial list of facilities management acronyms in the US market. Please give me your feedback and let me know of those that I might have left out. MMS (Maintenance Management System) CMMS (Computerized maintenance management system) MRO (Maintenance, Repairs & Operations) CLM (contract lifecycle management) PM (Project Manager) PM (also…

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