Asset management and reliability engineering

Know what you own,
its condition,
and what it will cost.

B Industries establishes the asset register, assesses condition against recognized standards, quantifies the gap and develops the maintenance program — for schools, healthcare facilities, warehouses and small manufacturers.

Request an assessment See the tools
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Every building element and item of equipment sits somewhere on this five-point scale. The assessment establishes where.
10+
Years in reliability and asset management
CMRP
Certified Maintenance & Reliability Professional
1,300+
Equipment and instrument classes in the task library
GxP
Regulated pharmaceutical and medical device experience
Services

Asset management,
end to end.

Two disciplines applied together: the condition of the buildings, and the reliability of the equipment within them.

Facility condition assessment

Buildings classified to ASTM E1557 UNIFORMAT II and condition-rated element by element, producing a Facility Condition Index, a deferred maintenance backlog and a ten-year capital renewal plan.

Detail →

reliaBility+ — maintenance and reliability

Equipment registers with criticality ranking, preventive maintenance task plans developed failure-mode first, and the distance between current and target practice quantified in labor hours and dollars.

Detail →

Industrial performance and efficiency

OEE definition and measurement, KPI and OPI development, loss analysis, and energy and utilities cost reduction. Offered where the maintenance program is already established and throughput is the binding constraint.

Facility condition assessment

Assessed to ASTM E1557
UNIFORMAT II.

Seven major groups, 22 group elements, 79 individual elements — the same structure used for building cost estimating, so condition data aligns with the way costs are organized.

ASubstructureFoundations, slab on grade, basement construction.
BShellSuperstructure, exterior walls, windows and doors, roofing.
CInteriorsPartitions, doors, fittings, stairs, wall, floor and ceiling finishes.
DServicesConveying, plumbing, HVAC, fire protection, electrical.
EEquipment & FurnishingsInstitutional, commercial and vehicular equipment, fixed furnishings.
FSpecial ConstructionSpecial structures and systems, and hazardous components abatement.
GBuilding SiteworkSite preparation, improvements, mechanical and electrical utilities.
1–5Rated, not described Each element rated 5 Excellent to 1 Poor, by the proportion of its quantity in each state. Three or above is in good repair.

Deliverables

Facility Condition IndexDeferred maintenance cost over current replacement value — a single comparable measure for a board, lender or district office.
Deferred maintenance backlogThe cost of returning every element to good repair, itemized by element.
Ten-year capital renewal planRenewal expenditure by year and by system, driven by remaining useful life.
Elemental condition reportEvery element with quantity, condition distribution, rating and replacement cost, rolled up through the hierarchy.
Priority and safety findingsWorst-first ranking, with items requiring qualified review identified before a capital decision is taken.
Photographic recordEach finding evidenced. Drone survey of roofs and facades where access is restricted.

Method

Three conditions govern whether an assessment can be relied on. The classification must follow a recognized standard, so that a second assessor reaches the same structure. The aggregation method must be stated, because weighting by replacement cost and taking a median produce different results from identical field data. And the field record must capture the distribution of condition across an element rather than a single overall impression — a roof 70% failed and 30% sound is not a fair roof.

Each report states the aggregation method applied and the limits of the assessment.

reliaBility+

Maintenance programs
built on criticality.

A schedule derived from assumption is abandoned under pressure. A schedule derived from criticality and failure modes is defended. The difference is the analysis behind it.

01

Equipment asset register

Recorded on site, not estimated from an inherited spreadsheet.

  • Make, model, serial and location captured from the rating plate
  • Condition coded A to F; criticality ranked high, medium or low
  • Priority scored as condition severity against criticality
  • Photographic evidence per asset, and a condemnation list for write-off
02

Task plans matched to criticality

Tasks specified failure-mode first: the condition being checked and the mechanism it detects.

  • Job plans drawn from a library of over 1,300 equipment and instrument classes
  • Time-based PM, condition monitoring and calibration scheduled separately
  • Frequencies set against criticality and available staffing
  • Printable technician work lists, and loading into an existing or newly configured CMMS
03

Maturity gap analysis, costed

Current practice, target practice, and the labor cost of the difference.

  • Current state assessed against the defined tiers, class by class
  • Gap expressed in hours per year, fully loaded dollars and full-time equivalents
  • The specific tasks added at each step identified by name
  • A figure suitable for submission into a budget cycle
04

Capability transfer

A program dependent on external presence has not been delivered.

  • Coaching for maintenance leads and operators alongside documented procedures
  • Operator care routines sized to the people running the equipment
  • Criticality-driven spare parts and stocking decisions
  • Handover of the register, schedules and job plans in a system the team can operate

Tiers

Each equipment class is placed on a tier, current state against target. The distance between two strategies is a quantity, not an opinion.

Maintenance StrategyWhat is scheduledDefinition
0ReactiveNothing scheduledWork is carried out on failure. Most small sites remain here across much of the asset base.
1Operator CareRoutine checks by operatorsShort daily and weekly checks performed by the people running the equipment.
2Essential CareVisual inspection and basic careThe minimum standard for a defensible program.
3Planned MaintenanceFull time-based PMAll tasks scheduled, including calibration and functional testing. The usual requirement for regulated sites.
4Condition-BasedPM plus condition monitoringVibration, thermography, ultrasound, oil analysis and motor circuit testing where the asset justifies it.

Not every asset warrants a condition-based strategy. Determining which do is the substance of the work.

Who this serves

Estates without
a condition baseline.

Organizations that own buildings and equipment but hold no asset register, no condition baseline and no capital plan.

Schools & districts

Small districts and independent schools

Buildings acquired across decades, capital requests driven by the most recent failure, and no defensible figure for a board or a bond vote.

In pre-1990 buildings, hazardous components abatement is frequently the largest single liability and the one least often priced. It is assessed under F2020 and costed.

Healthcare

Hospitals, clinics and county health facilities

Clinical equipment availability, alongside building systems carrying life-safety obligations that facility teams frequently hold alone.

UNIFORMAT II has no dedicated medical gas element. Medical gas and vacuum are assessed under D2090, isolation and theatre air handling under D3090, nurse call under D5030 and isolated power under D5090 — each identified in the report.

Warehouse & distribution

Warehouses and distribution centers

A large envelope, limited building services, and a slab carrying more load than is generally acknowledged.

Four elements carry most of the risk: slab on grade, roof coverings, sprinkler systems and yard pavement. Scope is set accordingly.

Manufacturing

Small and mid-size manufacturers

Maintenance held by two or three people with largely undocumented knowledge, and a capital plan that functions as a wish list.

Process equipment outside the building fabric remains in the equipment register rather than being forced into the building classification. Both are assessed; neither is conflated.

Regulated manufacturing

Pharmaceutical, medical device and animal health

Calibration, requalification and environmental monitoring obligations carried in the same schedule as routine maintenance.

Calibration, functional testing, electrical safety testing, environmental monitoring and periodic requalification are discrete procedure types in the library, not annotations on a PM.

Public & institutional

Municipal, transit and institutional estates

Reporting obligations requiring a condition measure on a defined scale and cycle, without the internal capacity to produce one.

Reporting is available against UNIFORMAT II or the FTA ten-component breakdown, on the five-point TERM scale, with the aggregation method stated.

Method

Measure, quantify,
sequence, transfer.

An organization cannot prioritize what it has not counted, and a plan built on assumption does not survive a busy period.

Step one

Record

A complete register: building elements to UNIFORMAT II, equipment with make, model, serial, condition and criticality.

Step two

Quantify

Deferred maintenance against replacement value for the buildings. Current maintenance effort against target for the equipment.

Step three

Sequence

Condition severity weighted by criticality, renewal driven by remaining useful life.

Step four

Transfer

Registers, schedules and job plans handed to the client team, with training to operate them.

Inside the tools

Survey, calculation
and report
in one system.

Field data is recorded, aggregated and reported in the same tool. There is no transcription step between the survey and the deliverable.

Portfolio overview

Condition across the estate

The Facility Condition Index for the portfolio, the condition profile of every asset coded A to F, and work ranked by severity against criticality.

Deferred cost against current replacement value
Repair backlog costed, not described
Each facility reported separately for building-to-building comparison
Facility Condition dashboard showing a facility condition index of 8.4 percent, a condition profile bar and a worst-first action list across three facilities.
Guided assessment

Inspector guidance on every element

Each of the 79 UNIFORMAT II elements carries field guidance: components to inspect, common defects, the basis for scoring, and triggers for qualified review.

The result is consistency between assessors, which is the precondition for comparing one building with another.

Condition entered as a distribution across the element
Safety items flagged at the point of observation
Notes and photographs attached element by element
Element B3010 Roof Coverings open in the audit, with an expanded inspector guide listing what to inspect, common defects, how to score it and safety triggers.
Aggregation

Element to group to building

Ratings roll up through the UNIFORMAT hierarchy using the method selected at the start of the survey: weighted by replacement cost, weighted by criticality, or median. The method is stated in the report.

Replacement cost carried with the rating at every level
Condition distribution visible throughout the hierarchy
A revised element updates every level above it
Elemental summary table rolling ratings up from individual elements to group elements to the seven UNIFORMAT major groups, with distribution bars and replacement cost.
Deliverable

Report generated on site

Facility details, classification standard and level, the good-repair determination against the stated threshold, and the full elemental table with quantity, distribution, rating and cost.

Scope and limitations stated
Produced as PDF from the browser; no separate export
Identical output whether the survey was conducted online or offline
Generated condition assessment report for School A, showing the overall rating, facility details, good repair verdict and the elemental condition table.
Capital planning

Ten-year renewal profile

Renewal expenditure by year, driven by remaining useful life. Elements at end of life fall in the current year.

Total replacement value and ten-year renewal requirement
Every asset driving the plan listed and costed
Formatted for direct inclusion in a budget submission
Capital plan view with total replacement value, ten-year renewal need, a renewal-by-year bar chart and the table of assets driving the plan.

Screens show demonstration data. Facility names are generic; client estates are not used as examples.

Engagement scopes

Scoped to complete.

Assessment programs fail more often from over-scoping than under-scoping. A survey running nine months is superseded before it is delivered.

EngagementTypical scaleDeliverable
Condition baseline One building, 1–2 days on site UNIFORMAT II Level 3 assessment, FCI, deferred backlog, elemental report, photographic record.
Portfolio screen 3–12 buildings, Level 2 pass Comparable condition ratings across the estate, directing capital before a full survey is commissioned.
Capital plan Follows a baseline Ten-year renewal profile by year and by system, with the assets driving each year listed and costed.
Equipment register 1–3 days per site Every asset recorded, condition coded, criticality ranked, priority scored, condemnation list produced.
PM program build Follows a register Task plans by class, frequencies set against criticality and staffing, job plans printed or loaded into the CMMS.
Maturity gap analysis Can stand alone Current maturity against target, class by class, costed in hours, dollars and FTE.
Roof and aerial survey Add-on, half a day Drone imagery of roofs and facades where access is restricted, referenced to the elements it evidences.

Most engagements begin with a single building or site.

Common questions

Points raised
most often.

We already operate a CMMS. Does this replace it?

No. A CMMS is a system of record for work orders. What is generally missing is the content it depends on: a complete register, a criticality ranking and reasoned task plans. B Industries produces those and hands them over in a form the existing CMMS accepts.

Where no CMMS is in place, the field tools will run a small estate independently.

What if the site has no internet connection?

The field tools operate entirely offline. They are installed to a tablet or phone once; the survey, the calculations and the report are produced on the device. Nothing is transmitted unless the file is sent deliberately.

Plant rooms, roofs, basements and rural facilities are where connectivity fails and where the assets are.

Who holds the data?

The client. An engagement is a single file issued to the client and retained by them. Nothing resides on a third-party server by default, and the task library is read by the tool rather than embedded in the records.

Can the facility assessment be commissioned without the reliability work?

Yes. The two are separate services. Neither is a prerequisite for the other.

Where both are engaged, they run against one engagement file and share the site list, so a facility surveyed once appears in both — but each tool edits only its own half, and the buildings and equipment work remain separable in the deliverable.

Is UNIFORMAT II the appropriate standard?

For buildings, in nearly all cases. It is an ASTM standard (E1557) also used for building cost estimating, so condition data aligns with the way costs are structured and a second assessor reaches the same breakdown. For transit and certain public estates with their own reporting obligations, reporting against the FTA ten-component breakdown on the same five-point scale is available.

What matters more than the choice is that it is declared. An assessment that does not state its classification and aggregation method cannot be verified, repeated or compared against the following year.

What does the assessment not cover?

It is a condition assessment, not a structural engineering report, a hazardous materials survey, a code compliance audit or a valuation. Where an element requires a qualified specialist — structural movement, asbestos, a fire engineering judgment — the report identifies and flags it. That boundary is stated in the method section of every report.

Are facilities outside the United States in scope?

Yes. The tools were developed in part for facilities where power, connectivity and spare parts are all constrained. The condition codes distinguish equipment repairable on site from equipment awaiting parts or external service, which is the distinction that governs what happens next.

Client tools

Facility Condition

UNIFORMAT II elemental audits with inspector guidance across all 79 elements, capital renewal planning, and roof and aerial survey.

  • Guided audit, seven major groups
  • FCI, deferred backlog, ten-year plan
  • Client-ready report
Open Facility Condition

See what it produces →

Client tools

reliaBility+

Equipment registers with criticality scoring, maintenance schedules, printable job plans from a 1,300-class library, and costed maturity gap analysis.

  • Register, criticality and priority scoring
  • PM schedules and job plans
  • Gap in hours and dollars
Open reliaBility+

See what it produces →

Available separately or together. Where both are engaged, a single engagement file carries the facility and equipment work in parallel.

Contact

Discuss an
assessment.

An initial conversation covers the extent of the estate, the records currently held, and the decision the assessment is intended to support.

wallacebarasa@gmail.com (269) 267-5870
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Wallace Barasa, CMRP
Certified Maintenance & Reliability Professional. Over a decade in reliability engineering and operational excellence across pharmaceutical, medical device and industrial manufacturing.
Kalamazoo, Michigan
Southwest Michigan, northern Indiana and the wider Midwest. Work beyond the region considered where the scope warrants the travel.
Useful to have available
A schedule of buildings with approximate age and floor area, any existing equipment list, and the most recent capital request. None is required.
Client tools
Facility Condition and reliaBility+ are access-controlled and issued on engagement.