Building Intelligence Glossary
Plain-language definitions of technical building terms. From structural engineering to fire safety, sustainability to compliance.
A
ACH
Air Changes per Hour — the number of times the total volume of air in a room is replaced in one hour. A measure of ventilation rate.
Why it matters: Adequate ACH prevents CO₂ build-up, removes pollutants, and controls moisture. During COVID-19, ACH became a key metric for infection control. Insufficient ACH causes stuffiness, headaches, and poor cognitive performance.
Full definition →Arc Flash
A dangerous electrical explosion caused by a fault condition that creates an electric arc through the air, producing extreme heat (up to 35,000°F / 19,400°C), intense light, pressure waves, and molten metal.
Why it matters: Arc flash is the leading cause of electrical workplace fatalities. In Bangladesh, where electrical maintenance is often performed on energised equipment without proper PPE or procedures, arc flash risk is significantly elevated. NFPA 70E compliance is increasingly required by multinational tenants and insurers.
Full definition →As-Built Drawing
Drawings that show a building as it was actually constructed, incorporating all changes made during construction. They differ from design drawings because construction always involves modifications — moved walls, rerouted pipes, changed equipment locations.
Why it matters: As-built drawings are the most-used technical documents in building operations. FM teams reference them daily. Without them, drilling into a hidden pipe during renovation, or being unable to locate an isolation valve during an emergency, are real and common problems.
Full definition →As-Built Drawings
Construction drawings that have been revised to reflect all changes made during the construction process, showing the building exactly as it was built rather than as it was designed.
Why it matters: Without accurate as-built drawings, maintenance teams cannot locate concealed systems, and future renovations risk damaging existing infrastructure.
Full definition →ASHRAE
The American Society of Heating, Refrigerating and Air-Conditioning Engineers — a global professional society that develops standards for building systems design, energy efficiency, indoor air quality, and refrigeration.
Why it matters: ASHRAE standards are the global benchmark for HVAC design and indoor environment quality. Understanding which ASHRAE standards apply helps facility managers evaluate whether building systems are designed and operating to professional standards, and provides the basis for improvement programmes.
Full definition →B
Base Shear
The total horizontal seismic force acting at the base of a building during an earthquake, calculated as a function of the building's weight, seismic zone factor, soil type, and structural system.
Why it matters: Base shear determines the minimum structural resistance a building must provide against earthquakes. A building designed for Zone I base shear is structurally inadequate if located in Zone III. Understanding base shear is essential for evaluating whether an existing building meets current seismic code requirements.
Full definition →BCP
Business Continuity Plan — a documented plan that ensures critical building services and business operations can continue during and recover after disruptive events: natural disasters, utility failures, fire, pandemic, security incidents.
Why it matters: Without BCP, a building disruption becomes a business disruption. Dhaka is vulnerable to: cyclones, flooding, earthquakes, prolonged power outages, political disruption. MNC tenants require BCP evidence during due diligence. Insurance premiums are lower for buildings with tested BCPs.
Full definition →BCP (Business Continuity Plan)
A documented plan that describes how an organisation will continue operating during and after a disruptive event such as fire, flood, power failure, pandemic, or IT outage. For buildings, BCP covers maintaining essential services and enabling rapid recovery.
Why it matters: Every building will experience a disruptive event. Without a BCP, the response is improvised and slow. With a tested BCP, the organisation recovers in hours or days instead of weeks. BCP testing (desktop exercises and live drills) is as important as having the plan.
Full definition →BMS (Building Management System)
A computer-based control system that monitors and manages a building's mechanical, electrical, and plumbing systems including HVAC, lighting, fire alarm, and access control.
Why it matters: A BMS is the nerve centre of building operations. Without one, HVAC systems run on fixed schedules regardless of occupancy, faults go undetected until equipment fails, and energy waste is invisible. For due diligence, the presence, age, and capability of the BMS significantly affects operating costs and maintainability.
Full definition →BNBC (Bangladesh National Building Code)
The national building code of Bangladesh (BNBC 2020, updated from BNBC 1993), establishing minimum requirements for building design, construction, fire protection, structural safety, and occupancy in Bangladesh.
Why it matters: BNBC is the legally applicable building code in Bangladesh. Understanding its requirements — and critically, the gap between code requirements and typical construction practice — is essential for building due diligence, risk assessment, and compliance planning in the Bangladesh market.
Full definition →Building Envelope
The physical barrier between the conditioned interior and the exterior environment — comprising walls, roof, windows, doors, and foundation. The envelope controls heat transfer, moisture, air infiltration, light, and noise.
Why it matters: The building envelope determines 25-40% of a building's energy consumption. A poor envelope means the HVAC system works harder — higher energy cost, more maintenance, shorter equipment life. Envelope defects (leaks, thermal bridges, failed sealants) cause water damage, mould, and occupant discomfort.
Full definition →C
CAFM (Computer-Aided Facility Management)
Software used by facility management teams to manage maintenance work orders, asset registers, space allocation, lease administration, and compliance tracking across building portfolios.
Why it matters: Professional facility management at scale requires systematic tracking of thousands of assets, maintenance schedules, and compliance deadlines. Manual tracking via spreadsheets becomes unreliable beyond a single small building. CAFM provides the audit trail and data analytics needed for evidence-based FM decision making.
Full definition →CAPEX
Capital Expenditure — spending on major building improvements, replacements, or upgrades that extend the asset's useful life or add new capability. Distinguished from OPEX (operating expenditure) which covers day-to-day running costs.
Why it matters: Underfunded CAPEX leads to deferred maintenance, equipment running past useful life, increasing reactive costs, and declining building quality. A CAPEX plan is essential for building valuation, investor reporting, and maintaining asset quality. MNC tenants review CAPEX plans during due diligence.
Full definition →CAPEX (Capital Expenditure)
Expenditure on acquiring, upgrading, or extending the life of building assets, such as replacing a chiller, re-roofing, or installing a new lift — as opposed to routine operating expenses.
Why it matters: Inadequate CAPEX planning leads to deferred maintenance, system failures, and declining building value. During due diligence, understanding the CAPEX profile (what needs replacing, when, at what cost) directly affects purchase price negotiations and financial projections. Underestimating CAPEX is one of the most common errors in building investment analysis.
Full definition →CMMS (Computerised Maintenance Management System)
Software specifically focused on maintenance operations — scheduling planned preventive maintenance (PPM), managing reactive work orders, tracking spare parts inventory, and recording maintenance history for building assets.
Why it matters: Without systematic maintenance tracking, scheduled maintenance gets missed, equipment life is shortened, and warranty claims become difficult to substantiate. A CMMS provides the documented evidence that maintenance was performed — critical for insurance claims, regulatory compliance, and asset valuation.
Full definition →Commissioning
The systematic process of verifying that all building systems — HVAC, electrical, plumbing, fire protection, BMS — are installed correctly, calibrated, and perform according to design intent and the owner's operational requirements.
Why it matters: Uncommissioned buildings typically waste 15-30% more energy than designed. Equipment may be installed but not configured correctly — chillers running at wrong setpoints, dampers stuck, sensors miscalibrated. Commissioning catches these issues before occupancy.
Full definition →Commissioning (Cx)
A quality assurance process that verifies building systems are designed, installed, tested, and capable of being operated and maintained according to the owner's requirements.
Why it matters: Studies show that 50-70% of buildings do not perform as designed. Commissioning closes this gap by systematically verifying performance. The median cost of commissioning is 0.4% of construction cost, with energy savings of 13-20% and non-energy benefits including fewer change orders, reduced warranty callbacks, and faster occupancy.
Full definition →Commissioning Authority (CxA)
An independent specialist responsible for developing and executing the commissioning process — systematically verifying that building systems are designed, installed, tested, and capable of operating according to the owner's project requirements.
Why it matters: Studies show that commissioning identifies an average of 20-30 deficiencies per building that would otherwise go undetected until occupancy complaints or equipment failure. The cost of commissioning (0.4-1% of construction cost) typically pays back within 2-3 years through energy savings and avoided repairs. For LEED projects, commissioning is mandatory.
Full definition →Compartmentation
The division of a building into fire-resistant compartments using fire-rated walls, floors, and doors to prevent fire and smoke from spreading beyond the compartment of origin, allowing time for evacuation and firefighting.
Why it matters: Compartmentation is the primary passive fire protection strategy. When fire doors are propped open, fire stops are missing at cable penetrations, or ceiling voids are not properly compartmented, a small fire can spread throughout the building. Compartmentation failures are the most common finding in fire safety audits.
Full definition →D
Dead Load
The permanent, static weight of a building's own structure and fixed elements, including walls, floors, roof, columns, and permanently installed equipment.
Why it matters: Dead load calculations determine the minimum structural capacity required. Errors in dead load estimation lead to under-designed structures. Adding permanent elements (heavy partitions, water tanks, equipment) increases dead load and may exceed design capacity if not verified by a structural engineer.
Full definition →Defects Liability Period
The contractual period after Practical Completion (typically 12-24 months) during which the contractor is obligated to return and rectify any defects that appear in the completed work at no additional cost.
Why it matters: DLP is the client's safety net after construction. If defects are not reported during DLP, the contractor may be released from obligation. Proper snagging inspections at months 1, 6, and 11 of DLP are essential. Many Bangladesh projects fail to systematically track and enforce DLP obligations.
Full definition →DIFE
Department of Inspection for Factories and Establishments. The regulatory body overseeing workplace safety, factory licensing, boiler registration, and lift registration in Bangladesh.
Why it matters: DIFE issues factory licences, registers lifts and boilers, and conducts workplace safety inspections. Non-compliance can result in shutdown orders.
Full definition →DLP (Defects Liability Period)
A contractual period (typically 12-24 months after practical completion) during which the contractor is obligated to return and rectify any defects in construction work at no additional cost to the building owner.
Why it matters: DLP is the owner's contractual protection against construction defects. Failure to identify and formally notify defects within the DLP period may release the contractor from obligation to rectify. Systematic inspection during DLP can save significant future maintenance costs.
Full definition →DoE
Department of Environment. The authority responsible for issuing Environmental Clearance Certificates (ECC) for construction and industrial projects in Bangladesh.
Why it matters: Projects above a certain size or in certain categories require Environmental Clearance before construction can commence.
Full definition →E
Egress
The means of escape from a building — the complete path from any occupied point to a public way or safe area outside. Egress includes exit access (corridors, aisles), exits (stairways, doors), and exit discharge (path to public way).
Why it matters: Egress failures kill people in fires. The most common egress problems: locked exit doors, blocked stairways (used as storage), missing exit signs, insufficient number of exits, excessive travel distance. In Bangladesh, exit stairways used as storage and locked emergency doors are extremely common.
Full definition →EIA
Environmental Impact Assessment — a formal evaluation of a proposed project's potential environmental effects, required before construction approval in most jurisdictions including Bangladesh.
Why it matters: Without environmental clearance, a building is operating without regulatory approval. DoE can order closure. For MNC tenants, occupying a building without valid environmental clearance is a compliance risk reported to headquarters. EIA also identifies environmental risks to the building (flooding, contamination) that affect investment decisions.
Full definition →EIA (Environmental Impact Assessment)
A systematic evaluation of the potential environmental effects of a proposed development project, required by law before construction approval in most jurisdictions.
Why it matters: EIA is a legal prerequisite for construction approval of most commercial and industrial projects in Bangladesh. Operating without ECC risks fines, closure orders, and legal liability. For multinational companies, EIA compliance is a basic due diligence requirement and is referenced in ESG reporting frameworks. The EIA process also provides valuable baseline environmental data for ongoing monitoring.
Full definition →Energy Use Intensity
A building's annual energy consumption divided by total floor area (kWh/m²/year).
Why it matters: EUI is the single most widely used metric for comparing the energy performance of buildings. It enables like-for-like comparison across different building sizes and normalises consumption against floor area. For building assessors, a high EUI relative to benchmarks signals potential inefficiencies in HVAC systems, building envelope, lighting or operational schedules. In Bangladesh, where electricity costs are rising and generator fuel consumption is significant, EUI provides a quantifiable basis for identifying energy-saving opportunities and evaluating whether a building meets corporate sustainability targets or certification thresholds.
Full definition →EPC (Energy Performance Certificate)
A document rating a building's energy efficiency on a standardised scale, typically A (most efficient) to G (least efficient), based on assessed energy consumption per square metre.
Why it matters: EPCs provide a standardised benchmark for comparing building energy performance. They influence property value, rental rates, and corporate ESG reporting. Buildings with poor ratings may face regulatory restrictions on leasing in some markets.
Full definition →ESG
Environmental, Social and Governance — a framework to evaluate organisational impact.
Why it matters: Multinational tenants and institutional investors increasingly require ESG reporting on their real estate holdings. A building with poor ESG performance may face higher vacancy risk, reduced asset value and exclusion from institutional portfolios. In Bangladesh, ESG considerations are becoming relevant for export-oriented industries, corporate head offices and developments seeking international finance. Understanding ESG factors helps facility managers and building owners position assets for long-term market relevance and regulatory preparedness.
Full definition →EUI (Energy Use Intensity)
A metric that measures a building's total annual energy consumption divided by its gross floor area, expressed in kWh/m² per year (or kBtu/ft² in US markets). Lower EUI indicates better energy performance.
Why it matters: EUI is the single most important metric for benchmarking building energy performance. It enables portfolio-level comparison, identifies underperforming buildings, and tracks the impact of energy efficiency investments over time. For ESG reporting, EUI is the standard metric for Scope 1 and 2 emissions calculation.
Full definition →F
FAR (Floor Area Ratio)
The ratio of a building's total floor area to the size of its plot. A FAR of 5.0 means total built-up area can be five times the plot area. Used by planning authorities to control building density.
Why it matters: FAR violations indicate illegal construction and create significant legal risk including demolition orders. For due diligence, comparing actual built area against approved FAR is a fundamental check. Excess FAR also means inadequate parking, reduced setbacks, and higher fire risk due to density.
Full definition →FCI (Facility Condition Index)
A ratio that compares the cost of deferred maintenance and repairs to the current replacement value of a building, expressed as a percentage. Lower is better.
Why it matters: FCI provides a single comparable metric for building condition across a portfolio. It answers the question: "How much would it cost to bring this building to good condition, relative to replacing it?" For due diligence, FCI above 15% signals significant deferred maintenance that will require capital investment.
Full definition →Fire Load
The total amount of combustible material within a space, expressed as energy per unit floor area (MJ/m² or kg/m² of equivalent wood). Used to determine fire resistance requirements for structural elements.
Why it matters: Fire load determines whether the structural fire resistance is adequate. A building designed for office fire loads may be inadequate if converted to storage or retail with higher fire loads. Change of use assessments must recalculate fire load and verify structural FRR adequacy.
Full definition →Fire Rating
The measured time in minutes that a building element (wall, door, floor, column) can withstand a standard fire test while maintaining its structural integrity, preventing flame passage, and limiting heat transmission.
Why it matters: Fire rating determines how long a building element will protect occupants during a fire. A 120-minute rated column gives 2 hours before structural collapse. A 60-minute rated door holds back fire for 1 hour. Inadequate fire ratings — or fire-rated assemblies compromised by modifications — are a life-safety risk.
Full definition →FRL
Fire Resistance Level — a rating expressed as three numbers (e.g., 120/120/120) indicating the time in minutes a building element can maintain: structural adequacy / integrity / insulation during fire.
Why it matters: FRL ensures that structural elements, walls, and doors maintain their fire-separation function long enough for evacuation and firefighting. A column with inadequate FRL may collapse during fire, causing progressive structural failure. FRL requirements are specified by building codes based on building height, use, and compartment size.
Full definition →FRL (Fire Resistance Level)
A grading that specifies the time in minutes a building element can withstand fire exposure for structural adequacy, integrity, and insulation, expressed as three numbers (e.g., 120/120/120).
Why it matters: FRL determines how long building elements will maintain their fire separation function during a fire, directly protecting evacuation time and firefighting access. Incorrect FRLs can lead to fire spread between compartments. During due diligence, verifying that fire-rated elements meet their stated FRL is a critical safety check.
Full definition →FSCD
Fire Service and Civil Defence. The national authority responsible for issuing fire licences, inspecting fire safety installations, and responding to fire emergencies in Bangladesh.
Why it matters: No commercial building can legally operate without a valid Fire Licence issued by FSCD after inspection.
Full definition →G
GFA (Gross Floor Area)
The total floor area of a building measured to the external face of external walls, including all enclosed spaces on all floors, used as the primary measurement for regulatory, planning, and commercial purposes.
Why it matters: GFA is the basis for building regulations (plot ratio/FAR compliance), property taxation, rental calculations, and performance benchmarking (EUI, cost per sqm). Inconsistent measurement methods between parties cause disputes in lease negotiations and property valuations. Understanding which measurement standard is being used is critical for accurate comparison.
Full definition →I
IAQ (Indoor Air Quality)
The quality of air inside buildings as it relates to occupant health and comfort, measured by concentrations of pollutants, ventilation rates, temperature, and humidity.
Why it matters: People spend 90% of their time indoors. Poor IAQ causes sick building syndrome symptoms (headaches, fatigue, irritation), reduces cognitive performance by up to 15% (Harvard COGFX study), increases absenteeism, and poses long-term health risks from pollutant exposure. Post-COVID, IAQ has become a top-tier corporate real estate concern with direct implications for employee wellbeing and productivity.
Full definition →IEQ
Indoor Environmental Quality. The conditions inside a building that affect occupant health, comfort, and productivity, including air quality, thermal comfort, lighting, and acoustics.
Why it matters: Poor IEQ is linked to sick building syndrome, reduced productivity, and higher absenteeism. It affects both tenant satisfaction and property value.
Full definition →K
KPI
Key Performance Indicator — a quantifiable measurement used to evaluate the performance of building operations against defined targets. Building KPIs cover energy, maintenance, comfort, safety, cost, and service quality.
Why it matters: KPIs make building performance visible and manageable. "You can't manage what you don't measure." Without KPIs, building management is subjective. With KPIs, performance can be tracked, benchmarked, improved, and reported. MNC headquarters expect KPI dashboards from their facility teams.
Full definition →L
Legionella
A genus of bacteria (most commonly Legionella pneumophila) that causes Legionnaires' disease, a severe form of pneumonia. It thrives in building water systems where water is stored or recirculated at temperatures between 20-45°C.
Why it matters: Legionnaires' disease has a 5-10% fatality rate in healthy individuals and up to 25% in immunocompromised patients. Building owners and facility managers have a duty of care to manage Legionella risk. Insurance claims and legal liability following an outbreak can be devastating. Regular testing and documented risk management are essential.
Full definition →Live Load
The variable weight imposed on a building by its occupants, furniture, movable equipment, and stored materials that can change over time.
Why it matters: Exceeding designed live load capacity is a common safety risk, especially when building use changes (office to storage, retail to gym). Understanding floor loading limits is essential for fit-out design, equipment placement, and change of use assessments. Overloading can cause slab cracking, excessive deflection, and in extreme cases, structural failure.
Full definition →LOTO (Lock Out Tag Out)
A safety procedure that ensures hazardous equipment is properly shut down, isolated from all energy sources, and locked/tagged before maintenance or servicing work begins, preventing accidental re-energisation.
Why it matters: Failure to control hazardous energy causes approximately 10% of serious workplace injuries in industrial settings. LOTO prevents electrocution, crushing, burns, and amputations during maintenance. In Bangladesh, where industrial safety enforcement varies, implementing LOTO is one of the highest-impact safety measures an FM team can adopt.
Full definition →LOTO (Lockout/Tagout)
A safety procedure that uses physical locks and warning tags to ensure hazardous energy sources are isolated before maintenance work begins. Each worker applies their own lock to prevent unexpected energisation.
Why it matters: Failure to implement LOTO is one of the top causes of workplace fatalities during maintenance. Unexpected energisation kills experienced technicians. LOTO is not optional for any maintenance on energised equipment.
Full definition →M
MTTR (Mean Time To Repair)
The average time taken to restore a failed asset or system to operational condition, measured from the time of failure report to the time of confirmed restoration.
Why it matters: MTTR directly impacts occupant experience and business continuity. A building with MTTR above 24 hours for critical systems has a reactive maintenance problem that needs investigation — likely skills, parts, or access issues.
Full definition →N
NDT
Non-Destructive Testing — inspection methods that assess the condition of building materials and structures without causing damage. Used to evaluate concrete strength, steel integrity, weld quality, and hidden defects.
Why it matters: NDT allows assessment of existing structures without demolition or damage. In Bangladesh, where construction quality is variable and documentation often missing, NDT is the primary way to verify actual concrete strength and reinforcement. Core testing can confirm whether specified 30 MPa concrete was actually achieved.
Full definition →NDT (Non-Destructive Testing)
Testing methods that evaluate material properties, structural integrity, or system condition without damaging the component being tested.
Why it matters: NDT allows assessment of structural condition without destructive coring or opening up of construction. This is critical for occupied buildings, heritage structures, and pre-purchase assessments. NDT results inform decisions about structural adequacy, remaining useful life, and repair requirements.
Full definition →NOC
No Objection Certificate. A formal document from an authority stating it has no objection to a proposed activity, often required as part of building approval processes.
Why it matters: Missing NOCs can prevent building permit issuance or occupancy certificate approval.
Full definition →O
O&M Manual
Operation and Maintenance Manual — comprehensive documentation provided by equipment manufacturers and contractors covering the installation, operation, maintenance, troubleshooting, and spare parts for building equipment.
Why it matters: Without O&M manuals, maintenance staff must guess at procedures, intervals, and parts. This leads to incorrect maintenance, voided warranties, and premature equipment failure. Many Dhaka buildings have lost their O&M manuals or never received complete sets. Requesting O&M manuals is a standard part of building handover.
Full definition →Occupancy Certificate
An official document issued by the local building authority (e.g., RAJUK in Dhaka) confirming that a completed building complies with approved plans and is safe for the intended use and occupancy.
Why it matters: Operating a building without an occupancy certificate is technically illegal and creates significant liability for the owner and occupier. For multinational tenants, absence of an occupancy certificate is often a deal-breaker or requires formal risk acceptance. Insurance coverage may be void if the building lacks proper approvals.
Full definition →OPEX
Operating Expenditure — the ongoing day-to-day costs of running a building: utilities (electricity, water, gas), maintenance labour and materials, cleaning, security, management fees, insurance, and consumables.
Why it matters: OPEX directly affects tenant service charges and net operating income (NOI). Reducing OPEX — particularly energy — improves building profitability and tenant satisfaction. Energy is usually the largest controllable OPEX component. OPEX data is essential for building valuation and investment analysis.
Full definition →OPEX (Operating Expenditure)
The ongoing costs of running and maintaining a building on a day-to-day basis, including utilities, cleaning, security, routine maintenance, insurance, and management fees.
Why it matters: OPEX represents the ongoing cost of occupying a building, often exceeding rent in total occupancy cost calculations. Understanding OPEX composition identifies savings opportunities. For tenants paying service charges, transparent OPEX reporting ensures fair allocation. High OPEX relative to benchmarks may indicate inefficient building systems or poor management.
Full definition →OPR
Owner's Project Requirements. A document that defines the functional, performance, and maintenance requirements for a building, used as the basis for commissioning.
Why it matters: Without a clear OPR, there is no baseline to verify whether building systems are performing as intended.
Full definition →OPR (Owner's Project Requirements)
A document that defines the functional requirements of a building project from the owner's perspective, including intended use, occupancy, environmental goals, and performance criteria.
Why it matters: Without a documented OPR, there is no objective standard for evaluating whether a building meets the owner's needs. Design decisions become subjective, commissioning has no benchmark, and disputes about performance have no reference point. The OPR also drives value engineering decisions by clarifying which requirements are mandatory vs desirable.
Full definition →OTTV (Overall Thermal Transfer Value)
A measure of the average rate of heat transfer through the building envelope per unit area, expressed in W/m2. Lower OTTV indicates a more energy-efficient envelope.
Why it matters: In cooling-dominated climates, envelope performance determines 30-50% of cooling energy. OTTV provides a single metric that captures all envelope heat gain pathways. Meeting OTTV limits during design ensures acceptable cooling loads without requiring compensatory measures. OTTV is a key compliance parameter in many tropical building codes.
Full definition →P
PCA
Property Condition Assessment — a systematic evaluation of a building's physical condition, covering structure, envelope, MEP systems, fire protection, site, and interior finishes. The standard methodology for building due diligence.
Why it matters: PCA is the industry-standard assessment for real estate transactions. It identifies current deficiencies, deferred maintenance, and future capital needs. Without PCA, buyers/tenants are making decisions based on appearance rather than condition. PCA reports inform CAPEX budgets and negotiation.
Full definition →PCA (Property Condition Assessment)
A systematic evaluation of a property's physical condition, identifying deficiencies, deferred maintenance, and capital expenditure requirements over a specified period.
Why it matters: PCAs provide buyers, lenders, and investors with an objective assessment of a property's physical condition and future capital requirements. They identify hidden liabilities, inform purchase price negotiations, and establish maintenance baselines. Without a PCA, due diligence is incomplete.
Full definition →Permit to Work (PTW)
A formal documented safety procedure that authorises specific personnel to carry out defined high-risk work activities under controlled conditions, with identified hazards and required safety precautions.
Why it matters: PTW systems prevent accidents during high-risk maintenance and construction activities. In Bangladesh, where contractor safety culture varies significantly, a robust PTW system is one of the most effective safety interventions a facility manager can implement. Many MNC tenants require PTW systems as a condition of occupancy.
Full definition →PMV
Predicted Mean Vote — a thermal comfort index that predicts the average comfort perception of a large group of people on a 7-point scale from -3 (cold) to +3 (hot), with 0 being neutral/comfortable.
Why it matters: PMV provides an objective measure of thermal comfort beyond simple temperature. A room at 24°C may be uncomfortable if humidity is 80% or air velocity is zero. PMV-based HVAC control optimises both comfort and energy — avoiding the common problem of overcooling to 18°C.
Full definition →PMV (Predicted Mean Vote)
A thermal comfort index predicting the average response of a large group of people on a 7-point scale from -3 (cold) to +3 (hot), where 0 represents thermal neutrality.
Why it matters: Thermal comfort directly impacts occupant productivity, health, and satisfaction. Research shows a 2% decrease in productivity per degree deviation from optimal temperature. PMV provides a scientific basis for setting HVAC parameters rather than relying on subjective complaints. It is the primary metric used by ASHRAE 55, ISO 7730, and WELL v2.
Full definition →Power Factor
The ratio of real power (kW) to apparent power (kVA) in an electrical system. Power factor ranges from 0 to 1.0, with 1.0 being ideal. Low power factor means electrical current is being wasted.
Why it matters: Low power factor wastes electrical capacity, increases current (causing cable heating and losses), and incurs utility penalties. A building with 0.80 power factor is effectively wasting 20% of its electrical capacity. PFC capacitor installation typically pays back in 1-2 years through reduced utility penalties alone.
Full definition →PPM (Planned Preventive Maintenance)
Scheduled maintenance activities performed at regular intervals to prevent equipment failure, extend asset life, and maintain safety compliance — as opposed to reactive maintenance performed after a breakdown occurs.
Why it matters: Reactive maintenance costs 3-5 times more than planned maintenance due to emergency labour rates, expedited parts, collateral damage, and business disruption. Regular PPM extends equipment life by 25-50%, maintains warranty validity, and provides documented evidence of maintenance for insurance and compliance.
Full definition →Practical Completion
The contractual point at which a construction project is considered sufficiently complete for the client to take possession and begin using the building, even though minor defects may remain.
Why it matters: Practical completion is the most significant milestone in a construction contract. It determines when the building can be occupied, when financial obligations shift, and when the defects liability period starts. Premature certification risks occupying an incomplete building; delayed certification unfairly penalises the contractor.
Full definition →R
R-Value (Thermal Resistance)
A measure of a material's resistance to heat flow. Higher R-values indicate better insulating performance. Expressed in m²·K/W (SI) or ft²·°F·h/BTU (Imperial).
Why it matters: R-value directly affects heating/cooling energy consumption, thermal comfort, and condensation risk. In Dhaka's cooling-dominated climate, roof insulation R-value has the highest impact on energy performance. Inadequate insulation is one of the most common deficiencies in Bangladesh commercial buildings.
Full definition →RAJUK (Rajdhani Unnayan Kartripakkha)
The Capital Development Authority of Bangladesh, responsible for urban planning, building plan approval, construction permits, and development control in Dhaka metropolitan area.
Why it matters: RAJUK approval is the legal foundation for building construction in Dhaka. For due diligence, verifying RAJUK-approved drawings against actual construction reveals compliance status. Buildings without RAJUK approval face demolition risk, legal liability, and are uninsurable for structural defects.
Full definition →Retrofit
The process of adding new systems, technology, or features to an existing building that were not present in the original construction.
Why it matters: Retrofitting is often more cost-effective than demolition and rebuild, but requires careful structural assessment to ensure the existing building can support modifications.
Full definition →RUL
Remaining Useful Life — the estimated number of years a building component or piece of equipment can continue to function adequately before it needs replacement. A critical input for CAPEX planning.
Why it matters: RUL drives CAPEX planning. A chiller with 3 years RUL needs to be budgeted for replacement now. RUL assessment is part of every PCA (Property Condition Assessment). Buildings with many systems at or past end of useful life require significant CAPEX investment — this affects acquisition pricing and lease negotiations.
Full definition →RUL (Remaining Useful Life)
The estimated number of years a building component or system can continue to function adequately before requiring replacement, based on its current condition and expected deterioration rate.
Why it matters: RUL directly impacts financial planning. Equipment near end-of-life requires imminent capital expenditure. During acquisition due diligence, RUL analysis determines whether the purchase price adequately accounts for upcoming replacement costs. A building with multiple major systems at end-of-life presents significantly higher near-term CAPEX requirements.
Full definition →S
sDA
Spatial Daylight Autonomy — the percentage of floor area that receives sufficient daylight (≥300 lux) for at least 50% of annual occupied hours. A metric for evaluating natural lighting quality.
Why it matters: Good daylighting reduces artificial lighting energy by 30-50% and improves occupant wellbeing, productivity, and circadian rhythm. Studies show employees near windows with good daylight take 6-12% fewer sick days. sDA is increasingly required for WELL and LEED certification.
Full definition →Seismic Zone
A geographic area classified by expected earthquake ground motion intensity, used to determine structural design requirements. Higher zone numbers indicate greater seismic hazard and more stringent structural design requirements.
Why it matters: Seismic zone determines the minimum earthquake resistance a building must provide. Dhaka is in Zone II (Z=0.20) — not the lowest risk zone. Buildings designed before BNBC 2020 may have been designed to lower seismic requirements. Any building acquisition in Bangladesh should verify which seismic zone and code version was used for structural design.
Full definition →Setback
The minimum distance a building must be set back from the property boundary, road edge, or adjacent structure, as required by planning regulations and building codes.
Why it matters: Setback violations are permanent and cannot be rectified without demolition. They increase fire spread risk between buildings, reduce natural light and ventilation, and indicate broader compliance issues. For due diligence, verifying setback compliance is a fundamental site inspection check.
Full definition →Shear Wall
A structural wall designed to resist lateral forces (earthquake and wind loads) by transferring them from upper floors down to the foundation through in-plane shear action.
Why it matters: Shear walls are the primary earthquake and wind resistance system in most mid-rise and high-rise buildings in Bangladesh. Removing or modifying shear walls (cutting openings for doors, reducing thickness) during renovation drastically reduces a building's earthquake resistance. Any proposed modification near a shear wall requires structural engineer approval.
Full definition →SHGC (Solar Heat Gain Coefficient)
The fraction of solar radiation admitted through a window or glazing system, expressed as a number between 0 and 1. Lower SHGC means less solar heat enters the building.
Why it matters: Solar heat gain through windows is often the largest single cooling load component in commercial buildings in tropical climates. Selecting appropriate glazing SHGC during design or retrofit can reduce cooling energy by 15-25%.
Full definition →SLA (Service Level Agreement)
A documented agreement between a service provider and client that defines measurable performance standards, response times, and remedies for service delivery in facility management and building operations.
Why it matters: SLAs transform vague expectations into measurable commitments. Without defined SLAs, service quality disputes become subjective arguments. For building occupiers, SLAs in the lease or FM contract are the mechanism for holding service providers accountable.
Full definition →SLD
Single Line Diagram — a simplified electrical drawing showing the main power distribution from utility supply through transformers, switchgear, panels, and major loads using single lines to represent three-phase circuits.
Why it matters: Without a current SLD, electrical faults cannot be traced efficiently, capacity cannot be assessed, and modifications are risky. An outdated SLD is dangerous — it may show circuits that no longer exist or miss new ones. Every building should have a current, accurate SLD accessible in the main electrical room.
Full definition →Snagging
The process of systematically inspecting a newly constructed or renovated building to identify defects, incomplete work, and deviations from specification before or shortly after handover from the contractor.
Why it matters: Snagging is the owner's last opportunity to have defects rectified at the contractor's expense before the defects liability period begins. Thorough snagging protects investment, ensures safety system completeness, and establishes a quality baseline for the operations team.
Full definition →Soft Storey
A building storey that is significantly less stiff or weaker than the storeys above it, typically the ground floor with open parking, large openings, or fewer walls. Soft storeys collapse first during earthquakes.
Why it matters: Soft storey collapse is the single most common cause of building failure in earthquakes. The ground floor buckles while upper floors remain intact — the building "pancakes." Many Dhaka buildings have open ground floor parking with no structural compensation for soft storey effect. This is a critical structural vulnerability.
Full definition →T
TAB (Testing, Adjusting and Balancing)
The process of measuring, adjusting, and verifying the performance of HVAC systems to ensure that design airflow rates, water flow rates, and temperatures are achieved at every outlet and terminal unit throughout a building.
Why it matters: An unbalanced HVAC system results in some zones being too hot while others are too cold, excessive energy consumption, and occupant complaints. TAB ensures the system delivers the designed conditions uniformly. For due diligence, an up-to-date TAB report (within 3-5 years) indicates the HVAC system has been professionally maintained.
Full definition →TAB (Testing, Adjusting, and Balancing)
The process of measuring and adjusting airflow, water flow, and system performance in HVAC systems to ensure they deliver design conditions to all zones. Performed during commissioning and periodically during building life.
Why it matters: Without TAB, some zones get too much air/cooling while others get too little. Hot and cold complaints in occupied spaces are often caused by unbalanced systems, not equipment failure. A current TAB report is essential baseline documentation.
Full definition →TAT
Turnaround Time — the elapsed time between receiving a service request and completing it. A key FM performance metric used to measure responsiveness.
Why it matters: TAT directly affects tenant satisfaction. Long TATs = frustrated tenants who escalate to management or choose not to renew leases. Tracking TAT identifies bottlenecks: slow response (staffing issue), slow resolution (parts/skills issue), or slow closure (process issue).
Full definition →TAT (Turnaround Time)
The total elapsed time from when a maintenance or service request is raised to when the work is completed and the requester is notified, used as a key performance indicator for facility management responsiveness.
Why it matters: TAT is the primary indicator of FM service quality from the occupant perspective. Consistently meeting TAT targets demonstrates effective maintenance operations. Trend analysis of TAT performance reveals resource gaps, recurring problems, and systemic issues. Poor TAT correlates directly with occupant dissatisfaction and complaint escalation.
Full definition →U
U-Value
A measure of how effectively a building element (wall, roof, window) transmits heat, expressed in W/m2K. Lower U-values indicate better insulation.
Why it matters: Building envelope thermal performance directly impacts cooling energy consumption. In hot climates like Bangladesh, poor insulation (high U-values) increases cooling loads by 20-40%. U-values are a key input for energy modelling and audit calculations.
Full definition →W
Wind Load
The force exerted on a building by wind pressure and suction. Design wind load is determined by: basic wind speed, building height, exposure category (terrain), building shape, and importance factor.
Why it matters: Wind load determines the design of the structural frame, facade cladding, and roof. Inadequate wind design causes: roof blow-off, facade panel failure, window breakage, and in extreme cases structural collapse. Bangladesh is cyclone-prone — coastal areas experience design wind speeds of 260 km/h. Even Dhaka (195 km/h) experiences severe storms.
Full definition →