Marko Kröner worked for more than 20 years in various management positions at Deutsche Bahn Group. From 2008 to 2018, he was responsible for nationwide property, facility and construction management with professional and disciplinary personnel responsibility for around 600 employees. He was responsible for managing the entire German property budget of around EUR 0.5 billion per year. From 2018 to 2020, he headed the Corporate and Business Development division, where he developed new business strategies and new business models across the group, including planning, and was responsible for their implementation.
In 2020, he moved to the property investment sector to the Deutschen Investment Group and, as Chairman of the Board and Managing Partner, managed the business of EB IMMOBILIENMANAGEMENT GmbH with around EUR 3.5 billion in assets under management. In this role, he was responsible for the strategic development, nationwide expansion and digital transformation of the entire group of companies.
At the same time, he took over the Facility Management division with 2C SERVICES and 2C FACILITY MANAGEMENT GmbH as (sole) Managing Director within the Group and developed this into a separate business area for institutional and private owners.
For Deutsche Investment Holding GmbH, he was a key initiator of the first Article 9 fund for existing residential property.
The German federal government has announced the goal of achieving climate neutrality by 2045. To do this, annual targets for the reduction of greenhouse gas emissions were set.
For a climate-neutral building portfolio, it is necessary to develop a climate strategy early on which considers statutory provisions like the duty to replace heating systems or renovation and modernisation requirements for buildings.
At the strategic level, we support you in launching your portfolio or individual properties on the way to climate neutrality.
Bespoke Climate Strategy
We provide you with an overview of your portfolio, size up your portfolio in relation to the current and future legal regulations, and detail the challenges you might face depending on the respective scenario.
Based on this, we create a bespoke climate roadmap for your building portfolio that reflects a strategically meaningful renovation sequence and maps measures, savings and costs.
Step by Step to Climate Neutrality
Step 1: Determination of energy performance
Step 2: Evaluation of renovation and modernisation potential and creation of a climate roadmap
Step 3: Monitoring of CO₂ reduction by the implemented measures
Our Services – your Contact
Determination of condition
We determine the condition of your portfolio and record the energy consumption of the individual properties. We evaluate the extent to which they fail to meet the German targets and the level of the anticipated CO₂ costs.
Potential analysis and climate roadmap
In the potential analysis, we assess how your portfolio can develop in future. As part of the analysis, we consider the energy savings potential of the building envelope, the potential for supplying heat without fossil energy sources and the potential for using photovoltaics. The identified measures are set in an overall, cross-portfolio context that includes the element of time in order to derive a meaningful climate roadmap. Possible CO₂ savings, investment costs for renovation and modernisation to reduce energy consumption and the required personnel capacity can be derived from the roadmap.
Dashboard and monitoring
We keep an eye on the extent to which you have reduced your CO₂ emissions by implementing energy-efficient renovation and modernisation measures. Our focus is on prompt adjustment to ensure that you can comply with your custom-tailored climate roadmap. With the help of our dashboard, it is easy to read out the annual CO₂ emission of your portfolio.
Climate action roadmap for DGNB certification
We create the necessary climate action roadmap for certification by the German Sustainable Building Council (DGNB) in accordance with their requirements. It maps the current emissions and savings potential of the individual properties.
Condition determination, potential analysis and creation of climate roadmap for a residential and mixed-use portfolio (high proportion of listed buildings) with an area of
approx. 95,000 m².
Municipal housing association
Potential analysis for residential buildings and mixed-use buildings with an area of
approx. 220,000 m².
Municipal housing company
Condition determination, potential analysis and creation of climate roadmap for Bruchsaler Wohnungsbau GmbH.
Municipal housing association
Condition determination for a residential portfolio (high proportion of post-war buildings) with an area of approx. 42,000 m².
Office building in Berlin
Climate action roadmap in accordance with DGNB for an office building with approx. 46,000 m² net room area.
Public limited company for residential, commercial and urban construction
Condition determination for residential buildings and mixed-use buildings with an area of
approx. 852,000 m².
Now that the Sustainable Finance Disclosure Regulation (SFDR) has been implemented, sustainability has finally arrived in the real estate industry. ESG (environmental, social and corporate governance) is an entrepreneurial responsibility which, when properly exercised, offers many opportunities along with the associated duties.
ikl GmbH support you in developing a custom-tailored ESG strategy and implementing it at the corporate and product levels.
Fund Concept in Accordance with Article 9 SFDR
Article 9 funds must fulfil specific transparency requirements and provide detailed information on their sustainable investment strategy and the type of positive impact they expect to make. This enables investors to make well-informed decisions and identify sustainable investment opportunities.
With our 20 years of experience related to the sustainable construction and operation of properties, we help you to define the right sustainability targets, make your objectives measurable, and control and communicate the achievement of your targets.
ESG Verification in Line with the EU Taxonomy
To verify the compliance of properties with the criteria of the EU taxonomy, the DGNB offers its own ESG verification for the property sector. It can be applied for the following economic activities defined in the Taxonomy: new construction, renovation and modernisation, acquisition, and ownership.
In addition to documentation of the project’s compliance with the EU taxonomy, companies that take advantage of the ESG verification of the DGNB receive a report about the detailed results and, therefore, information on where there is a specific need for adjustment.
We create the required calculations and documentation for you, and submit the documents to the DGNB for verification.
Our Services – your Contact
Analysis of the Status Quo
The basis of an ESG strategy is a transparent, detailed building inventory. Together with you, we gain an overview of your portfolio. As part of a SWOT analysis, we evaluate your properties in terms of their strengths, weaknesses, opportunities and threats. We coordinate the themes and focal areas with you as a basis for a detailed, custom-tailored ESG strategy. Classically, themes such as Green Building rating systems, climate risk analysis, CRREM pathways and compliance with future legal requirements are included here.
Sustainable Finance Consulting
We would be pleased to support you in creating your fund concept in terms of ESG for both article 8 and article 9 funds. Together with one of our clients, we were already able to develop the first article 9 fund for institutional investors in the residential asset class. That fund focused on portfolio properties with sustainable development possibilities whose potential was to be fully tapped by means of strategic and economically meaningful measures following the sustainability targets of the fund.
Creation of Salculations and Documentation as Part of the EU Taxonomy Regulation
As part of the EU Taxonomy, a series of separate requirements are formulated, in particular the “DNSH” criteria. We would be pleased to take on the tasks of coordination and verification here: for example, the life cycle analysis, the requirements for the contents of the construction products and subsequent demolition.
ESG Verification in Accordance with the DGNB
With three licenced DGNB ESG managers, we are accredited experts in conducting ESG verification in terms of the EU Taxonomy and submitting it to the DGNB.
Architect
DGNB auditor
DGNB ESG manager
Member of the DGNB Expert Pool
Levent Müller, M.Sc.
DGNB ESG manager
DGNB auditor
Ing. Stephan Quarg, B.Sc.
BREEAM DE portfolio auditor
DGNB auditor
DGNB ESG manager
LEED Green Associate
Dipl-Ing. Jan Zak
CEO
Lecturer at Karlsruhe University of Applied Sciences
DGNB senior auditor
Member of the DGNB Technical Committee
Selected Project References
CSRD Double materiality analysis
Consultancy for a hospital
Fund for residential properties
Participation in the creation of an article 9 fund for existing residential properties, period: 2022
New commercial building, Schildergasse 56-58, Cologne
Desired DGNB Gold certification and ESG verification in line with the EU taxonomy. New office and commercial building with approx. 8,000 m² gross floor area. Project period 2021 until est. 2024. Client: Objektgesellschaft Schildergasse GmbH
New day care centre
Desired DGNB Gold certification and ESG verification in line with the EU taxonomy. New day care centre with approx. 1,800 m² gross floor area. Project period 2021 until est. 2023
New residential complex
Desired ESG verification in line with the EU taxonomy. New residential complex comprising 5 individual buildings with approx. 21,000 m² gross floor area. Project period 2022 until est. 2026
New residential complex
Desired ESG verification in line with the EU taxonomy. New residential complex comprising 10 individual buildings with approx. 18,000 m² gross floor area. Project period 2022 until est. 2027
We would be pleased to help you implement the climate roadmap created for your portfolio – or renovate and modernise your individual properties. Depending on your requirements and wishes, we will take responsibility for classic project control tasks in collaboration with architects and specialist planners or function as supervisors for more manageable construction tasks.
From the service components listed below, we will put together a suitable project plan for your project.
Project Control
To us, project control means an integrated approach above and beyond the scope of work of the AHO, the lobby for architect and engineer’s fees.
With overarching processes in planning coordination and property monitoring, we map the optimal scope of work for your project. Alongside adherence to cost, time and quality targets, sustainable solutions that ensure the economic and future-proof operation of your properties are our focus.
iF Project Control
After having managed numerous projects together over the years, ikl GmbH teamed up in 2019 with FRANKE BAUR Ingenieurgesellschaft mbH from Baden-Baden, Germany, to establishiF Projektsteuerung Ingenieurgemeinschaft GbR to offer classic external project control and management services together. As part of this engineering joint venture, we pool our individual strengths and develop them further.
Project Management
As project managers, we support our clients by handling a wide range of project tasks in various fields of activity – from transportation companies to church foundations to public authorities. The project tasks result from the different responsibilities of a property that arise for operators, owners and managers.
Please contact us about this!
Our Services – your Contact
Implementation Support for Climate Roadmaps
Database Creation
We compile building performance data like previous renovation and modernisation work, special features of the building and its master data (areas, year of construction, technical plants, etc.). We request the data required for the future construction project from the office for the protection of historical monuments and the municipal utilities, for example. We also compile information on possible grants from various funding bodies.
Inspection
Inspection of the building increases the planning capability around the later construction project, as the current building condition, among other aspects, is recorded. As part of the inspection and upon client request, we create a photo documentation of the building and/or a survey of the relevant building performance data for the later call for tenders. This service component has a benefit: thanks to the on-site inspection, necessary renovation and modernisation measures specific to the building (follow-up work) and other, previously unplanned renovation and modernisation work can be added.
Planning the Measures
As part of this service component, specific measures for the individual property are planned. The planned measures include those that are necessary for renovation and modernisation to reduce energy consumption. Upon request, we can also plan building-specific renovation and modernisation measures (fire protection, bathroom renovation, etc.) and also estimate the cost of renovation and modernisation.
Based on the detailed list of measures, it is possible to derive a more accurate estimate of which energy standards can be achieved with the property.
In parallel, the assumptions the renovation and modernisation roadmap are based on can be verified and with this as well, the estimate of the extent to which the climate targets can be achieved.
Tender Supervision for Planning and Construction Services
As part of this service component, we support you in creating and conducting the call for tenders or bid solicitation.
In the process and in coordination with you as the client, we decide whether or not to define the scope of services and publish a call for tenders, or whether, based on inspections, selected companies will be invited to submit offers.
Subsequently, we review the submitted offers, conduct meetings with bidders and create a recommendation for awarding contracts.
Construction Supervision
As part of our construction supervision service, we support you as the client in the daily project work.
We can complete tasks like construction controlling while the planned measures are being implemented, for example. We also take on definable tasks of the property owner like reviewing invoices and updating cost plans and time schedules.
In summary, we relieve you as the property owner by pooling information during the construction project and if required, prepare decision criteria for you.
Other Services
Project Control
As the project controller, we relieve property owners by taking on organisational, technical and economic functions that can be delegated.
We support you in project stages 1 to 5 in accordance with the AHO:
Project preparation
Planning
Preparation for execution
Execution
Project completion
We support you with all project control tasks in accordance with the AHO or take on individual sub-tasks and realize them according to your specific needs.
Project Management
We are pleased to support our clients in a wide range of project tasks, from project definition and project planning to project execution and completion.
Our focus is on systematic project execution and completing the project with commendable results.
Technical Due Diligence
Thanks to our technical due diligence for properties, all the key information and factors that you need when purchasing or selling a property are available to you. After receiving our analysis and evaluation, you know the opportunities and risks of your planned investment and have therefore increased your investment, planning and utilisation security.
Our Team for Energy-efficient Renovation and Project Management
Katharina Maier, M.Sc.
Civil engineer
Johanna Matt, B.Eng.
Civil engineer
Pierre Keller, M.Sc.
Architect
DGNB auditor
DGNB ESG manager
Member of the DGNB Expert Pool
Dipl.-Ing. Rebecca Pradet
Civil engineer
Selected Project References
Property owner’s representation/Project management for a private property owner
Property owner’s representation and project management for the renovation of a single-family home in Karlsruhe, Germany, at the “Listed Building” Efficient House level as part of project planning, bid solicitation, contract negotiation and construction supervision.
Project management/Property owner’s representation for a private owner and operator of a retirement complex
Project management/Property owner’s representation for the renovation and modernisation of a senior citizens’ centre in the Vulkaneifel district of Rhineland-Palatinate after a flood.
Feasibility study/Technical due diligence
Conducting a feasibility study for an urban property, including a risk assessment of the technical building facilities, pollutant registry, fire protection assessment and cost estimate of the modernisation requirement: Karlsruhe Municipal Utilities.
Project management for the property department of a transportation company
Project management around data compilation, migration and quality assurance for property tax reform in various databases and the creation of a new data set using GIS software.
Project management/Property owner’s representation for a private owner and operator of a retirement complex
Project management/Property owner’s representation for the renovation and modernisation of a senior citizens’ centre with 8 floors in North Rhine-Westphalia with a focus on building law and fire protection topics.
Implementation strategies for the climate roadmap of an urban housing association
Creation of detailed implementation strategies around renovation and modernisation projects, including the calculation of the effects of different renovation and modernisation variants.
Project management for the property division of a social institution
Project management and support for decision criteria of the supervisory board with regard to various conversion measures in Baden-Württemberg.
Project management for the property department of a transportation company
Project management, property owner’s representation, call for tenders and construction supervision for various renovation and modernisation projects in southern Germany.
Technical due diligence
Implementation of a TDD for an urban property (3 components).
Technical due diligence and data collection
Implementation of a technical due diligence for large retail markets with a focus on the building envelope, building services and fire protection, including calculation of the maintenance backlog, the investments required in the next 20 years and control of the survey as the basis for future conversion measures.
In accordance with both public-sector regulations and the requirements of the private sector, we support you in searching for reliable, strategic and operational partners for the management of your properties. Put responsible activities in experienced hands and have ikl GmbH support you throughout the entire process.
The formulation, creation and execution of calls for tenders for FM services are among our core services. We would be pleased to assist with everything from the quantity survey and specification of services to awarding the contract. Upon request, we will also support you during the implementation phase and beyond.
Innovative Concepts
With innovative concepts, we ensure high service quality and optimise your management costs by creating synergies. By analysing the current status of service provision, we derive potential for improvement and implement them with the contracting strategy.
We help you to find the right Answers
ESG Management
We would be pleased to coach you around the topics of ESG and Taxonomy, and the requirements they generate. We also integrate taxonomy scopes of work into the call for tenders to ensure that your contractual partner contributes to your Taxonomy compliance.
As part of our upstream benchmarking, we can also evaluate the requirements for taxonomy-compliant operation. Behind every cost item, there is valuable data regarding consumption that provides information on the CO₂ footprint. We help you to collect and compare the data to reduce your footprint.
Efficiency and User Satisfaction
Sustainable, efficient operations with high user satisfaction are always the focus of our considerations. Our main task is to establish transparency with regard to your organisation and the associated tasks, requirements, (in)efficiencies, opportunities and risks for later management.
Our Services – your Contact
Benchmarking
Services in detail:
Identification of the cost types to be analysed
Data collection
Comparison of the current property costs to appropriate, comparable sites via our comprehensive FM cost database
Detailed, methodical evaluation of the influencing factors and deviations
Identification of optimisation potential
Preparing the awarding of Contracts
Services in detail
Conducting workshops
Creation of a resource strategy
Determination of quantities and FM costs
Optimisation of the service level
Creation of a service provider control concept and penalty and quality management system
Developing the statement of work, specification of services and draft contract
Determination of suitable selection and award criteria
Conducting the Process to award Contracts
Services in detail:
Answering bidder questions
Formal, technical and price-related evaluation of the offers
Moderation of bidder meetings and final contract negotiations
Support of Implementation
Services in detail:
Safeguarding the know-how transfer, incl. aftercare
Our Team for FM Consulting and awarding FM Service Contracts
Melanie Bauer, B.Sc.
Ing. Caroline Hofmann, M.Sc.
Kateryna Krechmarovska, B.Sc.
Ing. Gunar Krause, M.Sc.
Lecturer at Berlin School of Economics and Law
Lecturer at Berliner Hochschule für Technik
Ing. Stephan Quarg, B.Sc.
BREEAM DE portfolio auditor
DGNB auditor
DGNB ESG manager
LEED Green Associate
Building biologist | Building biology metrologist
Selected Project References
105 Properties, Osnabrück
Services: Call for tenders, awarding of contracts, implementing technical facility management
Development of sourcing strategies
GFA: approx. 200,000 m²
Use: Office, research and development
Client: Osnabrück University of Applied Sciences
6 Properties, Nuremberg
Services: Call for tenders, awarding of contracts, implementing technical facility management
Development concept for service control
GFA: approx. 32,000 m²
Use: Office, food service, workshop, day care
Client: N-ERGIE Immobilien GmbH
230 Properties, Germany-wide
Services: Call for tenders, awarding technical facility management contract
GFA: approx. 900,000 m²
Use: Residential, commercial
Client: EB Immobilienmanagement GmbH
31 mixed-use Properties, Berlin
Services: Cost forecast, call for tenders, awarding of contract, infrastructural facility management implementation
Client: Berliner Immobilienmanagement GmbH
67 mixed-use Properties, Berlin
Services: Cost forecast, call for tenders, awarding of integrated facility management contract
Client: Berliner Immobilienmanagement GmbH
9 mixed-use Properties, Berlin
Services: Cost forecast, call for tenders, awarding of contract, infrastructural facility management implementation
Client: Berliner Immobilienmanagement GmbH
5 mixed-use Properties, Munich
Services: Cost forecast, call for tenders, contract award, implementation, technical / infrastructural / commercial FM audit
Client: R+V Lebensversicherung AG
Office Property, Neckarsulm
Services: Call for tenders, awarding technical/infrastructural facility management contract
Client: Assetando Real Estate GmbH
Services: Call for tenders, awarding technical/infrastructural facility management contract
Client: RFR Gruppe
2 Office Properties, Germany-wide
Benchmarking, call for tenders, contract award, technical / infrastructural FM implementation
GFA: approx. 80,000 m²
Use: Office
Client: Deutsche Bahn AG
https://www.ikl-gmbh.de/wp-content/uploads/Logo_ikl-1280x765.jpg00Jan Zakhttps://www.ikl-gmbh.de/wp-content/uploads/Logo_ikl-1280x765.jpgJan Zak2023-01-04 14:39:102024-01-10 11:16:17FM Consulting and awarding Contracts for FM Services
Are you satisfied with the Services of your FM Service Provider?
An FM audit by an independent third party can help you to ensure that you receive the services you expect and that your contract documentation – including the performance specification, price catalogue, and quality measurement and assurance rules – leaves no room for interpretation and is complete. The contract and performance audit should not impose sanctions on your FM suppliers without reasons. Instead, it should produce a fair, impartial audit and evaluation. The audit should help you to make decisions irrespective of whether the subject is a pending contract extension, contract negotiations or an improved bid.
What are the Benefits of an FM Audit?
Ensuring the contract conformity of services through frequent audits helps our clients to avoid quality losses. Facilities and service audits at regular intervals help to predict potential problems and solve them.
Find out whether your contract, procurement and management documentation comprehensively and correctly describes all services to be provided and if all associated processes are aligned with it and satisfy the requirements.
ESG Management
If necessary, we analyse and review your contracts to determine whether taxonomy services can be extended. Insofar as they are a component of the contract, we review the taxonomy-compliant operation.
We understand FM
With their suggestions for improvement, our detailed reports provide the basis for supporting and advancing the strengths of your current FM service provider’s capabilities and improving your client competency.
Our experienced FM consultants are familiar with all facets of the FM business. In this way, we can empathise with the various roles of service providers and find the best possible solution for all those involved.
Our Services – your Contact
Audit of service provision
We audit service provision based on contractual obligations, including the services to be provided, and identify performance gaps.
Cost evaluation
We evaluate the costs in comparison to service provision to ensure that you get what you pay for.
Evaluation of reporting, KPIs, and quality and service management
We verify and evaluate reporting, KPIs, and quality and service management with regard to implementation that satisfies the requirements and include market standards.
Recommendations for improvement
We create a final report with recommendations on how you can implement improvements.
Your Partner for Personal and Customer-specific Advice
As your strategic partner with many years of experience and an academic background, we provide you with advice on all matters around real estate management. Together, we analyse your processes and develop suggestions for improvement. In this role, we do not act as teachers. Instead, as moderators, we find the best possible solution together with you and your team.
CAFM Consulting
Combined with the experience and findings from 20 years of research, the experience of our executives in corporate real estate management, property management and facility management forms the basis of our consultation. We have consulted clients around a variety of projects in the public sector, for the church, in the industrial sector and the classic property sector.
Everything but Standard
Setting up a corporate real estate management system, ensuring compliance with operator responsibilities & duties, merging offices in the public sector or digitalising property-related process – these are only a few of the bespoke, client-specific consultancy projects we have advised on in recent years.
To us, they all have one thing in common: the search for sustainable solutions for the respective client.
Our Services – your Contact
Organisational consultation – corporate real estate management
For many companies, their real estate portfolio is the hardware they leverage in order to successfully market their products. Successful corporate real estate management (CREM) makes this hardware available as a service for supporting the primary processes. In an environment characterised by the transformation of the world of work, decarbonisation and digitalisation, companies must continuously adjust their offering and require new concepts. We support you in analysing and adjusting your CREM organisation and developing future-proof strategies for your portfolio and facility management together, including the associated digitalisation.
We create bespoke operation concepts for you to enable you to concentrate on your core process and ensure that your properties are operated in compliance with the law. Upon request, we would be pleased to support the concepts with custom processes, guidelines, recommendations for action and training sessions.
Organisational consultation – digital property management
We are convinced that the digitalisation of real estate management processes is the only way to meet present and future challenges in the real estate industry. In this spirit, we support you on the way to digitalisation. Smart building, the internet of things (IoT) and sensors – the technical options are growing and hardware costs are falling. Future regulations like the Smart Readiness Indicator (SRI) of the EU address this trend with the aim of leveraging the great potential of property portfolio management. Benefit from our experience in academic research when developing your own digitalisation strategy.
Lecturer at Berlin School of Economics and Law
Lecturer at Berliner Hochschule für Technik
Prof. Dr.-Ing. Dipl.-Wirt.-Ing. Kunibert Lennerts
Managing partner
Janine Schmidt, M.Sc.
BIM professional
Dipl.-Ing. Jan Zak
CEO
Lecturer at Karlsruhe University of Applied Sciences
DGNB senior auditor
Member of the DGNB Technical Committee
Selected Project References
Functional consulting for a new medical centre
Arlesheim Clinic
Consultation with clinic management for planning the new building, functional consultancy, incl. employee workshops, and FM consultation also including employee workshops.
Training for employees and tradespeople
Allianz
Concept development, organisation, preparation and implementation of training events on EDP, organisational and process-related topics for employees and contractual partners (Germany-wide).
Reserve coverage and special-purpose projects
Allianz
Consultation and personnel support for purchasing in various special-purpose projects, plus cooperation in the operative teams (Germany-wide).
IFM/TFM process optimisation
Together with colleagues from the Institute of Technology and Management in Construction at the Karlsruhe Institute of Technology, we are researching the optimisation of processes in infrastructural and technical facility management by digitalising and automating individual process steps.
Setting up a corporate real estate management organisation
Food retailer
Setting up the organisational structure of a CREM for a food retailer with 1,120 markets, logistic and own production facilities
Freiburg Archdiocese
Analysis of operator responsibilities & duties for the student living quarters of the archdiocese
Karlsruhe Municipal Utilities
Analysis of the fulfilment of operator responsibilities & duties
Medical products, operator responsibilities & duties
Fresenius Kidney Care
Development of an operation concept to monitor compliance with the obligations from the German medical device operator ordinance. Implementation of the concept and inventory of medical devices, as well as training employees at the 60 centres in Germany.
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We analyse and evaluate your structural and technical facilities in terms of the maintenance costs expended in the past. The conclusions we derive from that are used in a maintenance strategy in which future maintenance costs are calculated. This approach enables the operation of the facilities to be designed sustainably and reliably.
Evaluation of past Maintenance Work
First, we analyse the level of the maintenance budget in the past 5 to 10 years. These maintenance expenditures are compared to benchmarks.
We also examine the condition of individual components and technical facilities at the present time and compare it to the age-appropriate quality. This enables us to make statement about the maintenance quality of the past.
Maintenance Forecast
In order to forecast future maintenance expenditures, we consider both the costs of scheduled maintenance and individual measures. We derive the latter from the condition and typical service life.
The results are summarised in a budget plan for the next 10 to 15 years.
Analysed maintenance expenditures and forecasted the future maintenance budget for 13 hospitals, incl. consideration of functional aspects.
Caritas Association of the Munich and Freising Archdiocese e. V.
Collected data around technical facilities and derived the necessary maintenance costs for more than 65 individual properties (nursing homes, schools, kindergartens, etc.).
Hanseatic City of Lübeck, analysis of retirement homes
Collected data around the functionality, building substance and technical facilities. Derived the required modernisation expenditures in the next 10 years and identified individual measures.
Be it for your maintenance budgeting, monitoring operator responsibilities & duties or your ESG reporting – complete and up-to-date building performance data are the basis for many real estate industry processes, as well as transparent and sustainable decisions.
Data Models
The combination of our many years of experience in facility management and sustainability, and our experience in collecting data on over 2 million square metres of building space, makes us the ideal partner for developing specific building data models for your FM processes.
Based on our master data list, we work together to define the coverage you require for your needs and the necessary facility structure.
Pre-defined attribute groups form the basis for mutual agreement, which simplifies the specification of the information required for your FM processes.
Collecting building-relevant Data
From appointment organisation to quality assurance with random samples, as experienced project managers we supervise the data collection for your entire property portfolio.
We are also pleased to collect the data on service facilities with our own team. Diligence and completeness are our priorities when we collect data and document technical facilities on site. We will provide you with a detailed, complete overview of your building installations and areas.
Data Collection by ikl GmbH
Our Services – your Contact
Development of Data Models
Call for Tenders and Controlling the Collection of Data relating to Buildings
Reassessment of technical facilities in accordance with DIN 276 for 6 sites in Nuremberg
Facility Assessment for Production Buildings
Facility assessment at the corporate headquarters of an optics production site in Oberkochen in accordance with DIN 276. Recording depth: 3 levels. Defect assessment and condition assessment of included facilities.
Client: Apleona GmbH
Period: 2022 – 2023
Real Estate Portfolio Data Collection for Public Authority Properties
Building inventory for four properties in Berlin in accordance with DIN 276. Recording depth: 3 levels. Assessment of the condition of included facilities.
Facility Assessment for Production Buildings
Facility assessment of a technology site for production and electrical engineering research in Hildesheim in accordance with DIN 276. Recording depth: 3 levels. Defect assessment and condition assessment of included facilities
Client: Apleona GmbH
Period: 2022
Facility Assessment of Building Services for 3 Office Buildings
Consultation services, building inventory and facility assessment based on VDMA 24176 in Frankfurt
Collecting building-relevant Data
Freiburg Archdiocese
Controlling the collection of building-relevant data for changes in the portfolio, project period 2012 – today
Facility Assessment for 24 School Buildings
Building inventory with respect to technical facilities in accordance with DIN 276 in Berlin. Recording depth: 3 levels.
Data Collection, Kidney Care Dialysis Centres
Collection of data incl. medical devices in 92 Kidney Care dialysis centres Germany-wide.
Facility Assessment for 22 industrial Properties
Building inventory with respect to technical facilities in accordance with DIN 276 incl. digital positioning of the facilities in Leverkusen
Real Estate Portfolio Data Collection
Consultation services and project control for the collection of building-relevant data for approx. 5,000 properties, the majority of which are listed, project period 2007 – 2012
Assessment of Building Service Facilities at an infrastructure Node
Building inventory and facility assessment based on VDMA 24176 incl. documentation of defects in Würzburg
Building Inventory for Refugee Housing Complexes
Building inventory for four refugee housing complexes in accordance with DIN 276 in Berlin. Recording depth: 3 levels. Assessment of the condition of included facilities.
Facility Assessment for three mixed-use Buildings
Building inventory in accordance with DIN 276 in Emden. Recording depth: 3 levels. Assessment of the condition of included facilities.
Real Estate Portfolio Data Collection, Public Authority Properties
Building inventory for various public authority properties in accordance with DIN 276 in Berlin. Recording depth: 3 levels. Defect assessment of included facilities.
Data Collection for 6 mixed-use Buildings
Development of specifications of services, incl. data collection for structural installations for structural facility management in Stuttgart
https://www.ikl-gmbh.de/wp-content/uploads/Logo_ikl-1280x765.jpg00Jan Zakhttps://www.ikl-gmbh.de/wp-content/uploads/Logo_ikl-1280x765.jpgJan Zak2023-01-04 13:38:042023-12-12 09:33:16Acquisition of technical Building Data
To meet the increasing demands on real estate management, the digitalisation of operational procedures is indispensable for larger property portfolios. Alone the fulfilment of operator responsibilities & duties – including the seamless documentation of the inspection obligations – is hardly possible today without effective digitalisation.
A Computer-Aided Facility Management (CAFM) system provides the basis. As property specialists, we understand your requirements in the life cycle of a property and provide you with comprehensive advice in terms of concept development, selection, call for tenders and implementation of a CAFM system as a neutral party.
CAFM Consulting
The implementation of a CAFM system is a key step on the way to digitalising your real estate management. A CAFM system is much more than a database for providing building performance data. In fact, it is a modern tool for digitalising management processes. With our wealth of experience, we help you to find the best, most cost-efficient software for your purposes and support you from concept development to implementation as an independent software consultant.
As the implementation of CAFM software entails considerable monetary and personnel expenditures, a well-prepared concept and call for tenders are indispensable. With experience gained in a number of projects with municipalities, universities, industry and churches, we help our clients to formulate their requirements, use them to create a market- and regulation-compatible CAFM call for tenders, and then supervise the awarding of the contract up to the final negotiation phase and subsequent implementation.
Our Services – your Contact
CAFM Concept Development and Call for Tenders
Establishing the Essentials of a Project
Together with our client, we determine the essentials for CAFM implementation. This includes specifying the project team, analysing the IT landscape, defining the preferred operating form and interfaces to the existing IT landscape, estimating personnel allocation and performing a pre-calculation as well as drawing up specifications for the process of awarding contracts and of course, a project schedule. Another part of this first phase is prioritising the requirements and the defining the various expansion phases.
Preparing the Awarding of Contracts
In several workshops with the project group of the client, we define the requirements criteria for the software as the basis for the creation of a CAFM specification of services. We orient ourselves to the procedural model and wording of GEFMA 440. Depending on the process for awarding contracts, we define additional selection criteria, for example as part of competitive bidding. If desired, an additional profitability calculation for CAFM implementation can also be carried out.
Supervising the Process for awarding Contracts
In the call for tenders and procurement phase, we support our client in carrying out the process for awarding contracts by specifying a contract award schedule, creating the necessary contract award document, communicating with bidders and evaluating the tenders, among other tasks. We are also pleased to develop a concept for the best bidder to demonstrate their system and to accompany the demonstration as the basis for the final bid evaluation.
Recommendation for awarding the Contract
At the end of the process of awarding contracts, we create the final price and rating index, and formulate a procurement recommendation with suggested actions. If desired, we support our client during the final negotiations as well.
Implementation Support
We are pleased to supervise the project in the implementation phase and support the project team and client during implementation. Additionally, we support you in data provision: for example, by collecting the building and facility data.
Replacement of old Systems
We assess your requirement for new software based on your current system and current processes. Subsequently, we demonstrate the possibilities of latest systems and define supplementary requirements for the new CAFM software together with you. Of course, we also support you during the data transfer process.
Second-opinion Expert Report
Are you uncertain of whether or not your software partner can fulfil your future requirement or if the contract conditions are still market-compatible? We would be pleased to analyse the situation and give you a qualified, solution-oriented recommendation.
Is your implementation project at a standstill and are battle lines drawn? We would be pleased to moderate your project and help you get back on track.
CEO
Lecturer at Karlsruhe University of Applied Sciences
Selected Project References
CAFM System Change
Establishing the essentials for a project and system concept development, interface clarification, drawing up the specification of services, tender supervision and contract award negotiations, contract award recommendation
CAFM Implementation
Establishing the essentials for a project and system concept development, interface clarification, drawing up the specification of services, tender supervision and contract award negotiations, contract award recommendation
CAFM Implementation
Establishing the essentials for a project and system concept development, interface clarification, drawing up the specification of services, tender supervision and contract award negotiations, contract award recommendation, implementation support
CAFM Implementation
Establishing the essentials for a project and system concept development, interface clarification, drawing up the specification of services, tender supervision and contract award negotiations, contract award recommendation, implementation support
CAFM Implementation and Control of the Collection of building-relevant Data
Establishing the essentials for a project and system concept development, interface clarification, drawing up the specification of services, tender supervision and contract award negotiations, contract award recommendation, implementation support. Controlling of the data collection for more than 5,200 buildings and subsequent data administration
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Marko Kröner
/by Jan ZakDipl.-Writ.-Ing. Marko Kröner
CEO
Memberships
Marko Kröner worked for more than 20 years in various management positions at Deutsche Bahn Group. From 2008 to 2018, he was responsible for nationwide property, facility and construction management with professional and disciplinary personnel responsibility for around 600 employees. He was responsible for managing the entire German property budget of around EUR 0.5 billion per year. From 2018 to 2020, he headed the Corporate and Business Development division, where he developed new business strategies and new business models across the group, including planning, and was responsible for their implementation.
In 2020, he moved to the property investment sector to the Deutschen Investment Group and, as Chairman of the Board and Managing Partner, managed the business of EB IMMOBILIENMANAGEMENT GmbH with around EUR 3.5 billion in assets under management. In this role, he was responsible for the strategic development, nationwide expansion and digital transformation of the entire group of companies.
At the same time, he took over the Facility Management division with 2C SERVICES and 2C FACILITY MANAGEMENT GmbH as (sole) Managing Director within the Group and developed this into a separate business area for institutional and private owners.
For Deutsche Investment Holding GmbH, he was a key initiator of the first Article 9 fund for existing residential property.
Climate Roadmap
/by Jan ZakClimate Neutrality by 2045
The German federal government has announced the goal of achieving climate neutrality by 2045. To do this, annual targets for the reduction of greenhouse gas emissions were set.
For a climate-neutral building portfolio, it is necessary to develop a climate strategy early on which considers statutory provisions like the duty to replace heating systems or renovation and modernisation requirements for buildings.
At the strategic level, we support you in launching your portfolio or individual properties on the way to climate neutrality.
Bespoke Climate Strategy
We provide you with an overview of your portfolio, size up your portfolio in relation to the current and future legal regulations, and detail the challenges you might face depending on the respective scenario.
Based on this, we create a bespoke climate roadmap for your building portfolio that reflects a strategically meaningful renovation sequence and maps measures, savings and costs.
Step by Step to Climate Neutrality
Step 1: Determination of energy performance
Step 2: Evaluation of renovation and modernisation potential and creation of a climate roadmap
Step 3: Monitoring of CO₂ reduction by the implemented measures
Our Services – your Contact
Determination of condition
We determine the condition of your portfolio and record the energy consumption of the individual properties. We evaluate the extent to which they fail to meet the German targets and the level of the anticipated CO₂ costs.
Potential analysis and climate roadmap
In the potential analysis, we assess how your portfolio can develop in future. As part of the analysis, we consider the energy savings potential of the building envelope, the potential for supplying heat without fossil energy sources and the potential for using photovoltaics. The identified measures are set in an overall, cross-portfolio context that includes the element of time in order to derive a meaningful climate roadmap. Possible CO₂ savings, investment costs for renovation and modernisation to reduce energy consumption and the required personnel capacity can be derived from the roadmap.
Dashboard and monitoring
We keep an eye on the extent to which you have reduced your CO₂ emissions by implementing energy-efficient renovation and modernisation measures. Our focus is on prompt adjustment to ensure that you can comply with your custom-tailored climate roadmap. With the help of our dashboard, it is easy to read out the annual CO₂ emission of your portfolio.
Climate action roadmap for DGNB certification
We create the necessary climate action roadmap for certification by the German Sustainable Building Council (DGNB) in accordance with their requirements. It maps the current emissions and savings potential of the individual properties.
Carolin Bayer, M.Sc.
+49 170 74 95 744
carolin.bayer@ikl-gmbh.de
Related Services
Energy-efficient renovation and project management Certification Sustainability strategies ESG-Consulting
Our Climate Roadmap Team
Vivien Ahrendt, M.Sc.
DGNB consultant
Carolin Bayer, M.Sc.
DGNB consultant
Johanna Matt, B.Eng.
Civil engineer
Dipl.-Ing. Rebecca Pradet
Civil engineer
Selected Project References
Foundations of the Freiburg Archdiocese
Condition determination, potential analysis and creation of climate roadmap for a residential and mixed-use portfolio (high proportion of listed buildings) with an area of
approx. 95,000 m².
Municipal housing association
Potential analysis for residential buildings and mixed-use buildings with an area of
approx. 220,000 m².
Municipal housing company
Condition determination, potential analysis and creation of climate roadmap for Bruchsaler Wohnungsbau GmbH.
Municipal housing association
Condition determination for a residential portfolio (high proportion of post-war buildings) with an area of approx. 42,000 m².
Office building in Berlin
Climate action roadmap in accordance with DGNB for an office building with approx. 46,000 m² net room area.
Public limited company for residential, commercial and urban construction
Condition determination for residential buildings and mixed-use buildings with an area of
approx. 852,000 m².
ESG Consulting
/by Jan ZakFrom the Strategy to the Product
Now that the Sustainable Finance Disclosure Regulation (SFDR) has been implemented, sustainability has finally arrived in the real estate industry. ESG (environmental, social and corporate governance) is an entrepreneurial responsibility which, when properly exercised, offers many opportunities along with the associated duties.
ikl GmbH support you in developing a custom-tailored ESG strategy and implementing it at the corporate and product levels.
Fund Concept in Accordance with Article 9 SFDR
Article 9 funds must fulfil specific transparency requirements and provide detailed information on their sustainable investment strategy and the type of positive impact they expect to make. This enables investors to make well-informed decisions and identify sustainable investment opportunities.
With our 20 years of experience related to the sustainable construction and operation of properties, we help you to define the right sustainability targets, make your objectives measurable, and control and communicate the achievement of your targets.
ESG Verification in Line with the EU Taxonomy
To verify the compliance of properties with the criteria of the EU taxonomy, the DGNB offers its own ESG verification for the property sector. It can be applied for the following economic activities defined in the Taxonomy: new construction, renovation and modernisation, acquisition, and ownership.
In addition to documentation of the project’s compliance with the EU taxonomy, companies that take advantage of the ESG verification of the DGNB receive a report about the detailed results and, therefore, information on where there is a specific need for adjustment.
We create the required calculations and documentation for you, and submit the documents to the DGNB for verification.
Our Services – your Contact
Analysis of the Status Quo
The basis of an ESG strategy is a transparent, detailed building inventory. Together with you, we gain an overview of your portfolio. As part of a SWOT analysis, we evaluate your properties in terms of their strengths, weaknesses, opportunities and threats. We coordinate the themes and focal areas with you as a basis for a detailed, custom-tailored ESG strategy. Classically, themes such as Green Building rating systems, climate risk analysis, CRREM pathways and compliance with future legal requirements are included here.
Sustainable Finance Consulting
We would be pleased to support you in creating your fund concept in terms of ESG for both article 8 and article 9 funds. Together with one of our clients, we were already able to develop the first article 9 fund for institutional investors in the residential asset class. That fund focused on portfolio properties with sustainable development possibilities whose potential was to be fully tapped by means of strategic and economically meaningful measures following the sustainability targets of the fund.
Creation of Salculations and Documentation as Part of the EU Taxonomy Regulation
As part of the EU Taxonomy, a series of separate requirements are formulated, in particular the “DNSH” criteria. We would be pleased to take on the tasks of coordination and verification here: for example, the life cycle analysis, the requirements for the contents of the construction products and subsequent demolition.
ESG Verification in Accordance with the DGNB
With three licenced DGNB ESG managers, we are accredited experts in conducting ESG verification in terms of the EU Taxonomy and submitting it to the DGNB.
Pierre Keller, M.Sc.
+49 177 306 4203
pierre.keller@ikl-gmbh.de
Related Services
Certification Sustainability strategies Climate roadmap
Our ESG Consulting Team
Pierre Keller, M.Sc.
Architect
DGNB auditor
DGNB ESG manager
Member of the DGNB Expert Pool
Levent Müller, M.Sc.
DGNB ESG manager
DGNB auditor
Ing. Stephan Quarg, B.Sc.
BREEAM DE portfolio auditor
DGNB auditor
DGNB ESG manager
LEED Green Associate
Dipl-Ing. Jan Zak
CEO
Lecturer at Karlsruhe University of Applied Sciences
DGNB senior auditor
Member of the DGNB Technical Committee
Selected Project References
CSRD Double materiality analysis
Consultancy for a hospital
Fund for residential properties
Participation in the creation of an article 9 fund for existing residential properties, period: 2022
New commercial building, Schildergasse 56-58, Cologne
Desired DGNB Gold certification and ESG verification in line with the EU taxonomy. New office and commercial building with approx. 8,000 m² gross floor area. Project period 2021 until est. 2024. Client: Objektgesellschaft Schildergasse GmbH
New day care centre
Desired DGNB Gold certification and ESG verification in line with the EU taxonomy. New day care centre with approx. 1,800 m² gross floor area. Project period 2021 until est. 2023
New residential complex
Desired ESG verification in line with the EU taxonomy. New residential complex comprising 5 individual buildings with approx. 21,000 m² gross floor area. Project period 2022 until est. 2026
New residential complex
Desired ESG verification in line with the EU taxonomy. New residential complex comprising 10 individual buildings with approx. 18,000 m² gross floor area. Project period 2022 until est. 2027
Energy-efficient Renovation and Project Management
/by Jan ZakImplementation Support for Climate Roadmaps
We would be pleased to help you implement the climate roadmap created for your portfolio – or renovate and modernise your individual properties. Depending on your requirements and wishes, we will take responsibility for classic project control tasks in collaboration with architects and specialist planners or function as supervisors for more manageable construction tasks.
From the service components listed below, we will put together a suitable project plan for your project.
Project Control
To us, project control means an integrated approach above and beyond the scope of work of the AHO, the lobby for architect and engineer’s fees.
With overarching processes in planning coordination and property monitoring, we map the optimal scope of work for your project. Alongside adherence to cost, time and quality targets, sustainable solutions that ensure the economic and future-proof operation of your properties are our focus.
iF Project Control
After having managed numerous projects together over the years, ikl GmbH teamed up in 2019 with FRANKE BAUR Ingenieurgesellschaft mbH from Baden-Baden, Germany, to establish iF Projektsteuerung Ingenieurgemeinschaft GbR to offer classic external project control and management services together.
As part of this engineering joint venture, we pool our individual strengths and develop them further.
Project Management
As project managers, we support our clients by handling a wide range of project tasks in various fields of activity – from transportation companies to church foundations to public authorities. The project tasks result from the different responsibilities of a property that arise for operators, owners and managers.
Please contact us about this!
Our Services – your Contact
Implementation Support for Climate Roadmaps
Database Creation
We compile building performance data like previous renovation and modernisation work, special features of the building and its master data (areas, year of construction, technical plants, etc.). We request the data required for the future construction project from the office for the protection of historical monuments and the municipal utilities, for example. We also compile information on possible grants from various funding bodies.
Inspection
Inspection of the building increases the planning capability around the later construction project, as the current building condition, among other aspects, is recorded. As part of the inspection and upon client request, we create a photo documentation of the building and/or a survey of the relevant building performance data for the later call for tenders. This service component has a benefit: thanks to the on-site inspection, necessary renovation and modernisation measures specific to the building (follow-up work) and other, previously unplanned renovation and modernisation work can be added.
Planning the Measures
As part of this service component, specific measures for the individual property are planned. The planned measures include those that are necessary for renovation and modernisation to reduce energy consumption. Upon request, we can also plan building-specific renovation and modernisation measures (fire protection, bathroom renovation, etc.) and also estimate the cost of renovation and modernisation.
Based on the detailed list of measures, it is possible to derive a more accurate estimate of which energy standards can be achieved with the property.
In parallel, the assumptions the renovation and modernisation roadmap are based on can be verified and with this as well, the estimate of the extent to which the climate targets can be achieved.
Tender Supervision for Planning and Construction Services
As part of this service component, we support you in creating and conducting the call for tenders or bid solicitation.
In the process and in coordination with you as the client, we decide whether or not to define the scope of services and publish a call for tenders, or whether, based on inspections, selected companies will be invited to submit offers.
Subsequently, we review the submitted offers, conduct meetings with bidders and create a recommendation for awarding contracts.
Construction Supervision
As part of our construction supervision service, we support you as the client in the daily project work.
We can complete tasks like construction controlling while the planned measures are being implemented, for example. We also take on definable tasks of the property owner like reviewing invoices and updating cost plans and time schedules.
In summary, we relieve you as the property owner by pooling information during the construction project and if required, prepare decision criteria for you.
Other Services
Project Control
As the project controller, we relieve property owners by taking on organisational, technical and economic functions that can be delegated.
We support you in project stages 1 to 5 in accordance with the AHO:
We support you with all project control tasks in accordance with the AHO or take on individual sub-tasks and realize them according to your specific needs.
Project Management
We are pleased to support our clients in a wide range of project tasks, from project definition and project planning to project execution and completion.
Our focus is on systematic project execution and completing the project with commendable results.
Technical Due Diligence
Thanks to our technical due diligence for properties, all the key information and factors that you need when purchasing or selling a property are available to you. After receiving our analysis and evaluation, you know the opportunities and risks of your planned investment and have therefore increased your investment, planning and utilisation security.
Katharina Maier, M.Sc.
+49 151 725 133 61
katharina.maier@ikl-gmbh.de
Related Services
Climate roadmap Sustainability strategies ESG consulting
Our Team for Energy-efficient Renovation and Project Management
Katharina Maier, M.Sc.
Civil engineer
Johanna Matt, B.Eng.
Civil engineer
Pierre Keller, M.Sc.
Architect
DGNB auditor
DGNB ESG manager
Member of the DGNB Expert Pool
Dipl.-Ing. Rebecca Pradet
Civil engineer
Selected Project References
Property owner’s representation/Project management for a private property owner
Property owner’s representation and project management for the renovation of a single-family home in Karlsruhe, Germany, at the “Listed Building” Efficient House level as part of project planning, bid solicitation, contract negotiation and construction supervision.
Project management/Property owner’s representation for a private owner and operator of a retirement complex
Project management/Property owner’s representation for the renovation and modernisation of a senior citizens’ centre in the Vulkaneifel district of Rhineland-Palatinate after a flood.
Feasibility study/Technical due diligence
Conducting a feasibility study for an urban property, including a risk assessment of the technical building facilities, pollutant registry, fire protection assessment and cost estimate of the modernisation requirement: Karlsruhe Municipal Utilities.
Project management for the property department of a transportation company
Project management around data compilation, migration and quality assurance for property tax reform in various databases and the creation of a new data set using GIS software.
Project management/Property owner’s representation for a private owner and operator of a retirement complex
Project management/Property owner’s representation for the renovation and modernisation of a senior citizens’ centre with 8 floors in North Rhine-Westphalia with a focus on building law and fire protection topics.
Implementation strategies for the climate roadmap of an urban housing association
Creation of detailed implementation strategies around renovation and modernisation projects, including the calculation of the effects of different renovation and modernisation variants.
Project management for the property division of a social institution
Project management and support for decision criteria of the supervisory board with regard to various conversion measures in Baden-Württemberg.
Project management for the property department of a transportation company
Project management, property owner’s representation, call for tenders and construction supervision for various renovation and modernisation projects in southern Germany.
Technical due diligence
Implementation of a TDD for an urban property (3 components).
Technical due diligence and data collection
Implementation of a technical due diligence for large retail markets with a focus on the building envelope, building services and fire protection, including calculation of the maintenance backlog, the investments required in the next 20 years and control of the survey as the basis for future conversion measures.
Volkswohnung Karlsruhe
Project Consulting
FM Consulting and awarding Contracts for FM Services
/by Jan ZakCall for Tenders and awarding Contracts
In accordance with both public-sector regulations and the requirements of the private sector, we support you in searching for reliable, strategic and operational partners for the management of your properties. Put responsible activities in experienced hands and have ikl GmbH support you throughout the entire process.
The formulation, creation and execution of calls for tenders for FM services are among our core services. We would be pleased to assist with everything from the quantity survey and specification of services to awarding the contract. Upon request, we will also support you during the implementation phase and beyond.
Innovative Concepts
With innovative concepts, we ensure high service quality and optimise your management costs by creating synergies. By analysing the current status of service provision, we derive potential for improvement and implement them with the contracting strategy.
We help you to find the right Answers
ESG Management
We would be pleased to coach you around the topics of ESG and Taxonomy, and the requirements they generate. We also integrate taxonomy scopes of work into the call for tenders to ensure that your contractual partner contributes to your Taxonomy compliance.
As part of our upstream benchmarking, we can also evaluate the requirements for taxonomy-compliant operation. Behind every cost item, there is valuable data regarding consumption that provides information on the CO₂ footprint. We help you to collect and compare the data to reduce your footprint.
Efficiency and User Satisfaction
Sustainable, efficient operations with high user satisfaction are always the focus of our considerations. Our main task is to establish transparency with regard to your organisation and the associated tasks, requirements, (in)efficiencies, opportunities and risks for later management.
Our Services – your Contact
Benchmarking
Services in detail:
Preparing the awarding of Contracts
Services in detail
Conducting the Process to award Contracts
Services in detail:
Support of Implementation
Services in detail:
Ing. Gunar Krause, M.Sc.
+49 178 28 81 58 6
gunar.krause@ikl-gmbh.de
Related Services
Operator responsibilities & duties and concepts Facility management audits BIM2FM ESG consulting
Our Team for FM Consulting and awarding FM Service Contracts
Melanie Bauer, B.Sc.
Ing. Caroline Hofmann, M.Sc.
Kateryna Krechmarovska, B.Sc.
Ing. Gunar Krause, M.Sc.
Lecturer at Berlin School of Economics and Law
Lecturer at Berliner Hochschule für Technik
Ing. Stephan Quarg, B.Sc.
BREEAM DE portfolio auditor
DGNB auditor
DGNB ESG manager
LEED Green Associate
Building biologist | Building biology metrologist
Selected Project References
105 Properties, Osnabrück
Services: Call for tenders, awarding of contracts, implementing technical facility management
Development of sourcing strategies
GFA: approx. 200,000 m²
Use: Office, research and development
Client: Osnabrück University of Applied Sciences
6 Properties, Nuremberg
Services: Call for tenders, awarding of contracts, implementing technical facility management
Development concept for service control
GFA: approx. 32,000 m²
Use: Office, food service, workshop, day care
Client: N-ERGIE Immobilien GmbH
230 Properties, Germany-wide
Services: Call for tenders, awarding technical facility management contract
GFA: approx. 900,000 m²
Use: Residential, commercial
Client: EB Immobilienmanagement GmbH
31 mixed-use Properties, Berlin
Services: Cost forecast, call for tenders, awarding of contract, infrastructural facility management implementation
Client: Berliner Immobilienmanagement GmbH
67 mixed-use Properties, Berlin
Services: Cost forecast, call for tenders, awarding of integrated facility management contract
Client: Berliner Immobilienmanagement GmbH
9 mixed-use Properties, Berlin
Services: Cost forecast, call for tenders, awarding of contract, infrastructural facility management implementation
Client: Berliner Immobilienmanagement GmbH
5 mixed-use Properties, Munich
Services: Cost forecast, call for tenders, contract award, implementation, technical / infrastructural / commercial FM audit
Client: R+V Lebensversicherung AG
Office Property, Neckarsulm
Services: Call for tenders, awarding technical/infrastructural facility management contract
Client: Assetando Real Estate GmbH
Shopping Centre, Karlsruhe
Services: Call for tenders, technical/infrastructural facility management implementation
Client: redos Gruppe/GOLDBECK-PROCENTER GmbH
42 Medical Centres, Germany-wide
Services: Call for tenders, awarding technical facility management contract
Client: Fresenius Medical Deutschland GmbH
64 kidney and logistics centers, nationwide
Service: Tender, award of TFM
Client: K f H Kuratorium für Dialyse und Nierentransplantation e. V.
Utilization: Healing and care
25 mixed-use Properties, Hamburg
Services: Call for tenders, awarding technical/infrastructural facility management contract
Client: Deutsche Bahn AG
5 Office Properties, Potsdam
Services: Call for tenders, contract award, technical/infrastructural/commercial facility management implementation
Client: IHK Potsdam
3 Department Stores, northern Germany
Services: Call for tenders, awarding technical/infrastructural facility management contract
Client: RFR Gruppe
2 Office Properties, Germany-wide
Benchmarking, call for tenders, contract award, technical / infrastructural FM implementation
GFA: approx. 80,000 m²
Use: Office
Client: Deutsche Bahn AG
Commercial Complex, Hamburg
Operating cost benchmarking
GFA: approx. 30,000 m²
Use: Office/retail
Client: Property management (confidential)
FM Audits
/by Jan ZakAre you satisfied with the Services of your FM Service Provider?
An FM audit by an independent third party can help you to ensure that you receive the services you expect and that your contract documentation – including the performance specification, price catalogue, and quality measurement and assurance rules – leaves no room for interpretation and is complete. The contract and performance audit should not impose sanctions on your FM suppliers without reasons. Instead, it should produce a fair, impartial audit and evaluation. The audit should help you to make decisions irrespective of whether the subject is a pending contract extension, contract negotiations or an improved bid.
What are the Benefits of an FM Audit?
Ensuring the contract conformity of services through frequent audits helps our clients to avoid quality losses. Facilities and service audits at regular intervals help to predict potential problems and solve them.
Find out whether your contract, procurement and management documentation comprehensively and correctly describes all services to be provided and if all associated processes are aligned with it and satisfy the requirements.
ESG Management
If necessary, we analyse and review your contracts to determine whether taxonomy services can be extended. Insofar as they are a component of the contract, we review the taxonomy-compliant operation.
We understand FM
With their suggestions for improvement, our detailed reports provide the basis for supporting and advancing the strengths of your current FM service provider’s capabilities and improving your client competency.
Our experienced FM consultants are familiar with all facets of the FM business. In this way, we can empathise with the various roles of service providers and find the best possible solution for all those involved.
Our Services – your Contact
Audit of service provision
We audit service provision based on contractual obligations, including the services to be provided, and identify performance gaps.
Cost evaluation
We evaluate the costs in comparison to service provision to ensure that you get what you pay for.
Evaluation of reporting, KPIs, and quality and service management
We verify and evaluate reporting, KPIs, and quality and service management with regard to implementation that satisfies the requirements and include market standards.
Recommendations for improvement
We create a final report with recommendations on how you can implement improvements.
Ing. Gunar Krause, M.Sc.
+49 178 28 81 58 6
gunar.krause@ikl-gmbh.de
Related Services
Operator responsibilities & duties and concepts FM consultation and awarding contracts for FM services BIM2FM ESG consulting
Our FM Audits Team
Ing. Caroline Hofmann, M.Sc.
Ing. Gunar Krause, M.Sc.
Lecturer at Berlin School of Economics and Law
Lecturer at Berliner Hochschule für Technik
Selected Project References
5 mixed-use properties, Munich
Cost forecast, call for tenders, contract award, implementation, technical / infrastructural / commercial FM audit
R+V Lebensversicherung AG
1 property, Lübeck
Cost forecast, call for tenders, contract award, implementation, technical / infrastructural / commercial FM audit
R+V Lebensversicherung AG
Organisational and Process Consulting
/by Jan ZakYour Partner for Personal and Customer-specific Advice
As your strategic partner with many years of experience and an academic background, we provide you with advice on all matters around real estate management. Together, we analyse your processes and develop suggestions for improvement. In this role, we do not act as teachers. Instead, as moderators, we find the best possible solution together with you and your team.
CAFM Consulting
Combined with the experience and findings from 20 years of research, the experience of our executives in corporate real estate management, property management and facility management forms the basis of our consultation. We have consulted clients around a variety of projects in the public sector, for the church, in the industrial sector and the classic property sector.
Everything but Standard
Setting up a corporate real estate management system, ensuring compliance with operator responsibilities & duties, merging offices in the public sector or digitalising property-related process – these are only a few of the bespoke, client-specific consultancy projects we have advised on in recent years.
To us, they all have one thing in common: the search for sustainable solutions for the respective client.
Our Services – your Contact
Organisational consultation – corporate real estate management
For many companies, their real estate portfolio is the hardware they leverage in order to successfully market their products. Successful corporate real estate management (CREM) makes this hardware available as a service for supporting the primary processes. In an environment characterised by the transformation of the world of work, decarbonisation and digitalisation, companies must continuously adjust their offering and require new concepts. We support you in analysing and adjusting your CREM organisation and developing future-proof strategies for your portfolio and facility management together, including the associated digitalisation.
Organisational consultation – operator responsibilities & duties
We create bespoke operation concepts for you to enable you to concentrate on your core process and ensure that your properties are operated in compliance with the law. Upon request, we would be pleased to support the concepts with custom processes, guidelines, recommendations for action and training sessions.
Organisational consultation – digital property management
We are convinced that the digitalisation of real estate management processes is the only way to meet present and future challenges in the real estate industry. In this spirit, we support you on the way to digitalisation. Smart building, the internet of things (IoT) and sensors – the technical options are growing and hardware costs are falling. Future regulations like the Smart Readiness Indicator (SRI) of the EU address this trend with the aim of leveraging the great potential of property portfolio management. Benefit from our experience in academic research when developing your own digitalisation strategy.
Dipl.-Ing. Jan Zak
CEO
T +49 721 61 90 65 30
M +49 178 66 00 35 6
jan.zak@ikl-gmbh.de
Related Services
CAFM consultation Maintenance budgeting Acquisition of technical building data Operator responsibilities & duties and operation concepts
Our Organisational and Process Consulting Team
Ing. Gunar Krause, M.Sc.
Lecturer at Berlin School of Economics and Law
Lecturer at Berliner Hochschule für Technik
Prof. Dr.-Ing. Dipl.-Wirt.-Ing. Kunibert Lennerts
Managing partner
Janine Schmidt, M.Sc.
BIM professional
Dipl.-Ing. Jan Zak
CEO
Lecturer at Karlsruhe University of Applied Sciences
DGNB senior auditor
Member of the DGNB Technical Committee
Selected Project References
Functional consulting for a new medical centre
Arlesheim Clinic
Consultation with clinic management for planning the new building, functional consultancy, incl. employee workshops, and FM consultation also including employee workshops.
Training for employees and tradespeople
Allianz
Concept development, organisation, preparation and implementation of training events on EDP, organisational and process-related topics for employees and contractual partners (Germany-wide).
Reserve coverage and special-purpose projects
Allianz
Consultation and personnel support for purchasing in various special-purpose projects, plus cooperation in the operative teams (Germany-wide).
IFM/TFM process optimisation
Together with colleagues from the Institute of Technology and Management in Construction at the Karlsruhe Institute of Technology, we are researching the optimisation of processes in infrastructural and technical facility management by digitalising and automating individual process steps.
Setting up a corporate real estate management organisation
Food retailer
Setting up the organisational structure of a CREM for a food retailer with 1,120 markets, logistic and own production facilities
Freiburg Archdiocese
Analysis of operator responsibilities & duties for the student living quarters of the archdiocese
Karlsruhe Municipal Utilities
Analysis of the fulfilment of operator responsibilities & duties
Medical products, operator responsibilities & duties
Fresenius Kidney Care
Development of an operation concept to monitor compliance with the obligations from the German medical device operator ordinance. Implementation of the concept and inventory of medical devices, as well as training employees at the 60 centres in Germany.
Maintenance Budgeting
/by Jan ZakMaintenance Budgeting
We analyse and evaluate your structural and technical facilities in terms of the maintenance costs expended in the past. The conclusions we derive from that are used in a maintenance strategy in which future maintenance costs are calculated. This approach enables the operation of the facilities to be designed sustainably and reliably.
Evaluation of past Maintenance Work
First, we analyse the level of the maintenance budget in the past 5 to 10 years. These maintenance expenditures are compared to benchmarks.
We also examine the condition of individual components and technical facilities at the present time and compare it to the age-appropriate quality. This enables us to make statement about the maintenance quality of the past.
Maintenance Forecast
In order to forecast future maintenance expenditures, we consider both the costs of scheduled maintenance and individual measures. We derive the latter from the condition and typical service life.
The results are summarised in a budget plan for the next 10 to 15 years.
Our Services – your Contact
Evaluation of past Maintenance Work
Maintenance Forecast
Carolin Bayer, M.Sc.
+49 170 74 95 744
carolin.bayer@ikl-gmbh.de
Related Services
CAFM consultation Organisational and process consulting Acquisition of technical building data
Our Maintenance Budgeting Team
Vivien Ahrendt, M.Sc.
DGNB consultant
Carolin Bayer, M.Sc.
DGNB consultant
Selected Project References
Elisabeth Vinzenz Verbund
Analysed maintenance expenditures and forecasted the future maintenance budget for 13 hospitals, incl. consideration of functional aspects.
Caritas Association of the Munich and Freising Archdiocese e. V.
Collected data around technical facilities and derived the necessary maintenance costs for more than 65 individual properties (nursing homes, schools, kindergartens, etc.).
Hanseatic City of Lübeck, analysis of retirement homes
Collected data around the functionality, building substance and technical facilities. Derived the required modernisation expenditures in the next 10 years and identified individual measures.
Acquisition of technical Building Data
/by Jan ZakBuilding Performance Data
Be it for your maintenance budgeting, monitoring operator responsibilities & duties or your ESG reporting – complete and up-to-date building performance data are the basis for many real estate industry processes, as well as transparent and sustainable decisions.
Data Models
The combination of our many years of experience in facility management and sustainability, and our experience in collecting data on over 2 million square metres of building space, makes us the ideal partner for developing specific building data models for your FM processes.
Based on our master data list, we work together to define the coverage you require for your needs and the necessary facility structure.
Pre-defined attribute groups form the basis for mutual agreement, which simplifies the specification of the information required for your FM processes.
Collecting building-relevant Data
From appointment organisation to quality assurance with random samples, as experienced project managers we supervise the data collection for your entire property portfolio.
We are also pleased to collect the data on service facilities with our own team. Diligence and completeness are our priorities when we collect data and document technical facilities on site. We will provide you with a detailed, complete overview of your building installations and areas.
Data Collection by ikl GmbH
Our Services – your Contact
Development of Data Models
Call for Tenders and Controlling the Collection of Data relating to Buildings
Collection of Building Services Data
Kateryna Krechmarovska
+49 (177) 17 60 392
kateryna.krechmarovska@ikl-gmbh.de
Related Services
CAFM consultation
Technical Building Data acquisition Team
Kateryna Krechmarovska, B.Sc.
Marius Kressibuch, B.Sc.
Janine Schmidt, M.Sc.
Selected Project References
Facility Assessment
Reassessment of technical facilities in accordance with DIN 276 for 6 sites in Nuremberg
Facility Assessment for Production Buildings
Facility assessment at the corporate headquarters of an optics production site in Oberkochen in accordance with DIN 276. Recording depth: 3 levels. Defect assessment and condition assessment of included facilities.
Client: Apleona GmbH
Period: 2022 – 2023
Real Estate Portfolio Data Collection for Public Authority Properties
Building inventory for four properties in Berlin in accordance with DIN 276. Recording depth: 3 levels. Assessment of the condition of included facilities.
Facility Assessment for Production Buildings
Facility assessment of a technology site for production and electrical engineering research in Hildesheim in accordance with DIN 276. Recording depth: 3 levels. Defect assessment and condition assessment of included facilities
Client: Apleona GmbH
Period: 2022
Facility Assessment of Building Services for 3 Office Buildings
Consultation services, building inventory and facility assessment based on VDMA 24176 in Frankfurt
Collecting building-relevant Data
Freiburg Archdiocese
Controlling the collection of building-relevant data for changes in the portfolio, project period 2012 – today
Facility Assessment for 24 School Buildings
Building inventory with respect to technical facilities in accordance with DIN 276 in Berlin. Recording depth: 3 levels.
Data Collection, Kidney Care Dialysis Centres
Collection of data incl. medical devices in 92 Kidney Care dialysis centres Germany-wide.
Facility Assessment for 22 industrial Properties
Building inventory with respect to technical facilities in accordance with DIN 276 incl. digital positioning of the facilities in Leverkusen
Real Estate Portfolio Data Collection
Consultation services and project control for the collection of building-relevant data for approx. 5,000 properties, the majority of which are listed, project period 2007 – 2012
Assessment of Building Service Facilities at an infrastructure Node
Building inventory and facility assessment based on VDMA 24176 incl. documentation of defects in Würzburg
Building Inventory for Refugee Housing Complexes
Building inventory for four refugee housing complexes in accordance with DIN 276 in Berlin. Recording depth: 3 levels. Assessment of the condition of included facilities.
Facility Assessment for three mixed-use Buildings
Building inventory in accordance with DIN 276 in Emden. Recording depth: 3 levels. Assessment of the condition of included facilities.
Real Estate Portfolio Data Collection, Public Authority Properties
Building inventory for various public authority properties in accordance with DIN 276 in Berlin. Recording depth: 3 levels. Defect assessment of included facilities.
Data Collection for 6 mixed-use Buildings
Development of specifications of services, incl. data collection for structural installations for structural facility management in Stuttgart
CAFM Consulting
/by Jan ZakDigitalisation of your FM Processes
To meet the increasing demands on real estate management, the digitalisation of operational procedures is indispensable for larger property portfolios. Alone the fulfilment of operator responsibilities & duties – including the seamless documentation of the inspection obligations – is hardly possible today without effective digitalisation.
A Computer-Aided Facility Management (CAFM) system provides the basis. As property specialists, we understand your requirements in the life cycle of a property and provide you with comprehensive advice in terms of concept development, selection, call for tenders and implementation of a CAFM system as a neutral party.
CAFM Consulting
The implementation of a CAFM system is a key step on the way to digitalising your real estate management. A CAFM system is much more than a database for providing building performance data. In fact, it is a modern tool for digitalising management processes. With our wealth of experience, we help you to find the best, most cost-efficient software for your purposes and support you from concept development to implementation as an independent software consultant.
As the implementation of CAFM software entails considerable monetary and personnel expenditures, a well-prepared concept and call for tenders are indispensable. With experience gained in a number of projects with municipalities, universities, industry and churches, we help our clients to formulate their requirements, use them to create a market- and regulation-compatible CAFM call for tenders, and then supervise the awarding of the contract up to the final negotiation phase and subsequent implementation.
Our Services – your Contact
CAFM Concept Development and Call for Tenders
Together with our client, we determine the essentials for CAFM implementation. This includes specifying the project team, analysing the IT landscape, defining the preferred operating form and interfaces to the existing IT landscape, estimating personnel allocation and performing a pre-calculation as well as drawing up specifications for the process of awarding contracts and of course, a project schedule. Another part of this first phase is prioritising the requirements and the defining the various expansion phases.
In several workshops with the project group of the client, we define the requirements criteria for the software as the basis for the creation of a CAFM specification of services. We orient ourselves to the procedural model and wording of GEFMA 440. Depending on the process for awarding contracts, we define additional selection criteria, for example as part of competitive bidding. If desired, an additional profitability calculation for CAFM implementation can also be carried out.
In the call for tenders and procurement phase, we support our client in carrying out the process for awarding contracts by specifying a contract award schedule, creating the necessary contract award document, communicating with bidders and evaluating the tenders, among other tasks. We are also pleased to develop a concept for the best bidder to demonstrate their system and to accompany the demonstration as the basis for the final bid evaluation.
At the end of the process of awarding contracts, we create the final price and rating index, and formulate a procurement recommendation with suggested actions. If desired, we support our client during the final negotiations as well.
We are pleased to supervise the project in the implementation phase and support the project team and client during implementation. Additionally, we support you in data provision: for example, by collecting the building and facility data.
Replacement of old Systems
We assess your requirement for new software based on your current system and current processes. Subsequently, we demonstrate the possibilities of latest systems and define supplementary requirements for the new CAFM software together with you. Of course, we also support you during the data transfer process.
Second-opinion Expert Report
Are you uncertain of whether or not your software partner can fulfil your future requirement or if the contract conditions are still market-compatible? We would be pleased to analyse the situation and give you a qualified, solution-oriented recommendation.
Is your implementation project at a standstill and are battle lines drawn? We would be pleased to moderate your project and help you get back on track.
Dipl.-Ing. Jan Zak
CEO
T +49 (721) 61 90 65 30
M +49 (178) 66 00 356
jan.zak@ikl-gmbh.de
Related Services
Acquisition of technical building data BIM2FM ESG consulting
Our CAFM Team
Kateryna Krechmarovska, B.Sc.
Janine Schmidt, M.Sc.
BIM professional
Dipl.-Ing. Jan Zak
CEO
Lecturer at Karlsruhe University of Applied Sciences
Selected Project References
CAFM System Change
Establishing the essentials for a project and system concept development, interface clarification, drawing up the specification of services, tender supervision and contract award negotiations, contract award recommendation
CAFM Implementation
Establishing the essentials for a project and system concept development, interface clarification, drawing up the specification of services, tender supervision and contract award negotiations, contract award recommendation
CAFM Implementation
Establishing the essentials for a project and system concept development, interface clarification, drawing up the specification of services, tender supervision and contract award negotiations, contract award recommendation, implementation support
CAFM Implementation
Establishing the essentials for a project and system concept development, interface clarification, drawing up the specification of services, tender supervision and contract award negotiations, contract award recommendation, implementation support
CAFM Implementation and Control of the Collection of building-relevant Data
Establishing the essentials for a project and system concept development, interface clarification, drawing up the specification of services, tender supervision and contract award negotiations, contract award recommendation, implementation support. Controlling of the data collection for more than 5,200 buildings and subsequent data administration
ikl GmbH
Reinhold-Frank-Straße 66
76133 Karlsruhe
Phone: +49 (721) 61 90 65 00
E-Mail: kontakt@ikl-gmbh.de
Imprint & privacy policy
Sustainability management
Real Estate Management
Facility management
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