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Posts Tagged ‘facilities management’

Work out what went wrong, not who to blame


The other week I saw a post on the web from my pal #theFMGuru Martin Pickard to say that he was writing about accident investigation in #facilitiesmanagement, and how it was not about blame, but about learning.

That is so very true and something that I’ve been passionate about myself for many years. One of my early jobs was in a major insurance business in the city and I used to have to collate papers from accident investigators into the files, and sometimes to retrieve cases from the microfiche (remember that?) archives.

Working out why something has gone wrong and trying to put it right isn’t just confined to accidents though, but the dispassionate techniques are a useful tool for working out why projects and plans haven’t worked.

As Martin puts it, this is not about blame, but people are naturally cautious above telling you what has happened because they don’t want to be seen as being at fault, so a key facet of leadership here is engendering trust so that people will be open. The more open we are the more we can learn, the more we can change the way that we work, and that in turn means that we practice, either by doing the job, or through exercising drills.

A while back I ran an estate of around 30 properties, mostly corporate HQ sites. We had a crisis management routine that we interfaced with the crisis and disaster recovery plans of our tenants. I visited the top bod of a new client one day to talk about this issue and they referred me to one of their team who handled that aspect of their business.

Our crisis management pack fitted into a personal organiser that was about A5 sized, the client’s equivalent was in a pair of 3 inch A4 binders. How on earth can you usefully use something like that? Theirs tried to cover every possible scenario and provide a way to deal with it, but there was so much of it that you couldn’t usefully use it in an emergency. Our stuff was all laminated so that you could use it outside in all weathers (if you’ve had to evacuate the building you’re going to be outside aren’t you?). And how do you practice all of those scenario’s?

In facilities management we do face life threatening situations, but rarely anything like, for example, a flight deck crew. The recent Quantas Airbus incident was yet another example of a crew who dealt professionally with an incident that they practice for on the simulator, and all credit to them for putting it into practice, but they are often in the position of having only seconds to get it right.

This shows where accident investigation can make a difference for the future. At Chicago in 1979 the pilots thought that they were dealing with an engine failure on takeoff and reacted accordingly. In fact they were dealing with a freak occurrence and, in doing things by the book, they lost control and everyone on board died.  But think about this; the flight only lasted 31 seconds, far less time than it took me to write this paragraph. In half that time they had reacted to the bells and lights and done what they were trained to do.

We all learn by getting it wrong, but most of us are lucky enough to learn in environments of fairly low risk. It shouldn’t stop us from having the drains up and trying to improve. It isn’t about blame; it’s about learning and doing it better next time it happens.

The art of diplomacy


On my recent US trip I got to chatting on the plane with my neighbour on the subject of tact. Exploring some of the differences between the way Americans and Brits do business, he felt that we place too much emphasis on what he termed diplomacy, hence tact. Straight talking is the way to go, he said.

It’s an interesting point, but I’ve always worked on the basis that people are, thankfully, all different, so you work at a relationship and modify your style accordingly. This has worked for me over the years whether that relationship is private or business, and for the latter, whether it’s been with my boss, my team, my peers, supplier:customer or customer:supplier. I don’t claim to have always got it right first time, but I usually made it work.

Where there have been failures it has tended to be through a lack of clarity. This was one of the reasons why my new friend felt being diplomatic was wrong, that we just danced around the point whereas his approach went straight to it.

In theory that is all well and good, but in practice I’m not so sure. One of the arts of leadership, and something that is very effective in negotiation, is in getting someone to do what you want them to do, but because they think that they want to do it. Being direct will rarely get you your desired result in those circumstances, but a more tactful approach usually will.

The direct approach is also something that does not cross cultural boundaries too well either, and so is often wasted if used in international dealings. Where did diplomacy come from in the first place? It came through cross border dealings where reaching a compromise was often the way to peace and survival.

Compromise is also often a dirty word with those who like the direct approach. I’ve been on many teams where, when we’ve been discussing our approach to an upcoming negotiation, there have been people who have wanted to take a “no compromise” position. Well, there are two key problems with that way of working. The first is that you are leaving yourself with a limited position and, to a degree, painting yourself into a corner which you should never do. The second is that, if you succeed, all of the compromise falls onto the other party. Maybe that isn’t a problem in a one off deal, but it is not the way to be building long term relationships.

Using tact, taking a diplomatic approach and being prepared to reach compromise are not signs of weakness. They are the trademarks of someone who will make successful deals over a long period of time and who will also probably be an extremely good leader.

People who act like this get things done, build happy teams and they make deals that people are happy with. They establish that reputation and people want to work for and with them. They will not be regarded as a soft touch either, because no-one that generates that level of success over a period of time can ever be a soft touch. They just become respected players, and that is another good thing because they don’t let ego get in the way.

You may sometimes have to be direct, but don’t forget that it’s people that you have to work with to make things happen. Knowing how to work with people is therefore crucial to success. Tact and diplomacy will serve you well as tools, so learn how and when to use them.

Lead well and prosper.

TCB

Nobby Styles, Wayne Rooney – Teamwork & Leadership


The differing fortunes of two men inextricably linked by the fame of the football club for which they have both played highlight one of the teamwork and leadership issues that I was taught and which I continue to try and pass on.

Teams are made up of individuals, but the synergy that a team can generate to become far greater than the sum of its parts is what makes great teams. In the case of football, not the eleven best, but the best eleven will be the team to beat.

Not everyone reading this will remember England winning the world cup, but most will remember us failing miserably in the recent competition in South Africa. In the recent series, we took a squad of decent players and yet, on the pitch, the performances were largely pathetic. In 1966 we had a squad with a few genuine world class players; Bobby Moore, Bobby Charlton, Gordon Banks and Jimmy Greaves were genuine top class internationals who would have graced any country’s side. Wilson and Cohen at full back likewise maybe, and these were backed up with experienced club pros like Jack Charlton, Roger Hunt and Geoff Hurst plus younger coming men such as Ball and Peters.

We lost Jimmy Greaves part way through due to injury and Alf Ramsey chose to leave him out thereafter. One of the finest goal scorers in the world and he had to sit on the sidelines. And yet we won. We won because the best eleven were on the pitch. Ramsey had chosen a team that worked and would not drop one of them even to allow one of the most lethal goal scorers of his time back in.

By contrast, the recent England squad also included one of the most lethal goal scorers of the current generation, but despite him being on the pitch we failed embarrassingly. That player was Wayne Rooney, in the news in the last few days for a spat with his club that saw him agree to stay after all for a massive pay rise.

At the same time another man who had worn the same club and international colours was having to sell his treasured mementos of 1966 to help him in his old age. That man, and what a man, is Nobby Styles. With all due respect Nobby was not a world class player, but he was a team player and, like the others, he played his heart out during the ’66 campaign. He played for his team mates, he played for his country, for the fans and for pride. They all did and they won; we won.

It was all about the team. Even Greavsie, grounded in the dug out in his team blazer, exploded with joy when the final whistle blew.

I think that Manchester United were absolutely stupid to bow to Rooney’s demands. No-one is bigger than the team and they should have set the example by sorting the lad out. There is no sign of leadership in the outcome of that sordid affair and it was brought into sharp contrast by the gratitude of the little man with the big heart for the sum he got for selling his treasures.

I don’t begrudge Rooney his wages. He’ll pay his tax and spend his cash so the economy will get it back in various ways, but he’ll never have what Nobby Styles has: Nobby is a World Cup Winner. No-one can ever take that away and the memory of his jigging around with the Jules Rimet trophy will live on long after Rooney’s greed is forgotten.

Is the office dead? Or even dying?

October 25, 2010 2 comments

Is the office dead? No, not that TV show, the real place that many of us have worked in over the years.

What got me started on this was reading on line a posting from a public sector facilities management colleague talking about some of the alternative ways of working and plans to do things that I’d done, also in the public sector 15 years or so ago. There’s nothing new under the sun, but in the same week I also read something on the mayor’s plans for transport in London whereby, if my memory serves me correctly, they were talking about catering for a significant growth in the  numbers of people coming to work in central London in the coming years.

Now, as I mentioned above, I can recall being involved with a working party with HR and IT colleagues many years ago through which we did all sorts of things including drop in centres, hot desks, shared desks, hotelling and much more. We changed the working hours of buildings and even worked with business neighbours, bus companies and local councils to change public transport routes and timetables, almost eliminating the rush hour at one location, green commuting being high in the agenda before I remember hearing that as a term.

Charting my own work style and pattern, I find it a little ironic looking back that, having got far enough up the greasy pole to have landed the corner office and a share in a secretary, I gave up that office for something smaller, but in the middle of the action, then shifted myself into the open plan, then to a shared desk before, in about 1999, becoming truly location independent, i.e.; I worked out of the back of the car, hotel lobbies, supermarket coffee bars or anywhere that I could find, but this would often be, say it quietly, an office.

I can remember 30 odd years ago a lot of trumpeting about the paperless office and yet that is still nowhere near a reality. Yes, we have embraced email, but it has done nothing to eliminate paper; we’ve seen more success in that goal from electronic invoicing and payment systems. Photocopiers and printers still proliferate with all of their other environmental impacts besides paper consumption.

Our offices have certainly changed over the 40+ years that I’ve been at work, but I would argue that this change has come from social factors as much as from technological and operational ones. We don’t have the same hierarchical structures that we used to. Work is much less formal and I believe that it will be the social factor that does as much to shape the future of the office as anything else.

Humans are sociable animals, and there are synergies that come from having us in one place. Yes you can do that virtually, but the dynamics of having us in one place at the same time can’t be beaten, especially when you add the ingredient of the infrastructure that an office provides.

Technology will play its part, but that will be shaped by the demand of the people. All of the gadgets that we enjoy and the way that we use them is coming from us folks. They aren’t being forced on us; the way we use the current generation of phones, computers and other gizmos shapes the next wave, and that will be with us soon enough.

My belief is that the same factors apply to the way we use offices. I don’t know what tomorrow’s office will look like, but there will be one, I’m sure.

Welcome to the UK (well Heathrow T3 and Sainsbury’s)

October 18, 2010 1 comment

Over the last 24 hours I have passed through three airports, in order, Tampa International (main concourse and hub F), Miami International (concourse D) and London Heathrow (Terminal 3). The difference in attitude between the first two and the latter in terms of their people and, to a degree, the facilities is significant.

Tampa is one of my favourite airports. It wasn’t the first American airport I passed through, that was Atlanta during its rebuilding in advance of the ’96 Olympics. I saw little of it, just enough to start running through Airplane gags with my daughter as we waited for our connection to Tampa. We aquaplaned into Tampa as it was getting dark, and I decided that I was too tired to face an hour’s drive in a strange car on strange roads. Despite the late hour the information lady at the airport was very helpful in getting us a hotel for the night, and that impressed me.

Over the 18 or so years since I’ve flown in and out of Tampa a lot and have grown to love it. It isn’t too big, but it is well provided for and the people there are great. You get free Wi-Fi  and there are all sorts of little touches with the decor and services that make it a pleasure to travel through it.

Miami’s Terminal D is almost complete and is a pleasure to transit through. As an airport Miami is a very busy place and, like Heathrow, very multi cultural. It has a vibrant buzz about it but, despite some of the passengers being ignorant, the people running the place aren’t. It is a joy to have the courtesy bus driver get off and help you on and off with your bags, to have porters there to get you to the check in desk (OK, it’s a buck a bag, but so what?). Everything is geared around service, from the concession coffee bar to the executive lounge.

So, after eight and a half hours or so on a triple seven it’s welcome to Heathrow, and what a welcome. They’re remodelling, so fair enough, but the first issue comes with the exit from immigration. You now emerge into baggage re-claim by carrousel one instead of down the other end. So where are all the baggage carts? Down the other end. Enquiring of one of the group of workers earns a shrug before they resume their conversation and sterling efforts to stop the wall falling over (at least I think that must have been why they were leaning on it).

My female colleague wants to use the ladies restroom. She emerges nearly 10 minutes later looking somewhat ashen – I don’t ask. We collect our bags and emerge out into the open to catch the bus out to the long stay car park. The area is festooned with No Smoking signs, but they are hard to see through the clouds of tobacco smoke – why is this not being policed? There is a smoking area for them to use, but no, they have to share with the rest of us. Waiting for the bus is no pleasure in that environment. Fortunately the nice people at Business Parking save the day to some degree, as always cheerful and efficient.

On the way home I stop off at Sainsbury’s to pick up a rotisserie chicken. There’s no sign of an assistant so I ask the lady at the adjacent meat counter if she can help. “I don’t do that section” she says and resumes tidying her display, ignoring my needs. Oh well; welcome home John.

Home thoughts from abroad; a postcard from America


Oh to be in England, now September’s here? Not really, no.

I’m taking a few minutes of quiet time in between business and the essential hospitality that goes with it, at least it does more so here in the USA that maybe back home. Shortly I will be back on show when my host’s guests start to arrive and we get down to some serious socializing and, it has to be said, networking.

So, home thoughts from abroad? For me this is more home than home in the sense of where I live. Yes I know that I am British, and I am proud of that, but I am more at home here in the US than I am back in Wiltshire and, if I had the chance, I’d set up home here for good.

For me there is a lot about America that we have seen wiped out in the UK. People do care about each other here and there is a much greater sense of community spirit. In many ways it is like the England that I grew up in in the 1950s and 1960s. Nostalgia may not be what it used to be, but I am nostalgic for a time when people were far less self centred; my Monday Musing last week talked of the Musketeer’s motto of “One for all and all for one”. So much of what I see back home is more like one for all and every one for themselves.

Here there is a much simpler attitude in most people, and it shows up in the way that I am being looked after. The whole concept of me being over here and staying alone in a hotel is an anathema to the people that I’m meeting, so a range of hospitality gets lined up for me to meet families and friends.  This isn’t expense account stuff either; it is a genuine desire to welcome a stranger and look after them.

Back home people often mock the “have a nice day” culture, but here it is, in most cases, genuine. This morning I went for a walk down a couple of blocks to buy a newspaper. I’d not got far before I fell into step with someone heading the same way. By the time we got to the news stand I knew his name, what he did, the names of his wife and his children and how they were doing at school and he’d had broadly equivalent information from me. When I used to commute into London by train there would be the same herd of us heading off to the station each morning for the run into Liverpool Street, but in three years of doing that I got to talk to two other people. Everyone else just kept their heads down and ignored those around them.

The Americans bring this warmth into much of business, whether that be BtoB or BtoC. In most cases there is a real need to give the customer service that goes a bit further and that’s great. It makes doing business a pleasure. Sure they are hard negotiators, and yes there are sharks, but doing a deal here is a very different experience to doing one back home.

Maybe some of this is just because it is a change for me. It’s nearly a year since I was last over and it could just be the grass being greener on this side of the hill. Maybe I would find it less attractive if I was here full time. Maybe not, and I have to come home soon anyway.

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Who would I have on the board of Me plc?

September 28, 2010 2 comments

My friend Kwai Yu asked who would be on the board of Me plc. Having thought about this for a couple of days I’ve come up with some possible solutions here. I’ve taken a Fantasy Football approach with some of these, and have grouped them, as you will see, by category. So the nominations are:

The Entertainment Board.

First to invite would be Lionel Blair. If you wanted to personify the word irrepressible, then that would be Lionel. A positive mood to board meetings would be assured by his presence. Next up is Jane Russell. Here I’m not sure whether this would be as herself or one of her characters; maybe from the Outlaw, or Gentlemen prefer Blondes? Whatever, a smart cookie that one. Then I’d ask Doris Day. Let’s face it, whatever scrapes she got into everything always worked out in the end, and I’m an eternal optimist, so I’m sure that we’d go together well. We’d need legal advice maybe, so who else but Denny Crane; what could I add? Denny Crane! The final member of this board comes from the sporting world, and would be the late Sir Bobby Robson, the only member of this team that I have met. Two words sum up the reason for his inclusion; passion and loyalty.

The Former Colleagues Board

This one is made of people with whom I have worked and kicks off with Diane Santos. She was my boss for a time and was as straight as a die. I may not always have agreed with her, but I could always trust her. From the same team, her boss John Robson. John taught me huge amounts about leadership just by doing what he did. Later our paths crossed again when I was his business landlord and I’ll always hold him in high regard; a true gentleman. Very much in the same line is Mick Linsell, one time MD of Royal Mail and, for a time, my boss squared. Another who showed me the ways of leadership just by doing his job. And he stood up to Anne Robinson on live TV and came away with a draw.

The Historical Board

This one doesn’t go too far back, but I’d start off with a couple of politicians from the days when they were real people. Barbara Castle would be first pick. I may not have shared her political leanings, but here was a lady I would have liked to have known and maybe to have worked with. I’d team her up here with Sir Winston Churchill. Another with whom I would often have disagreed, but I love his way with words and his fighting spirit, a quality he shared with Barbara. Then there would be Leonard Cheshire, he of the Cheshire Homes and of Bomber Command. For me truly a great man and one who would bring a single minded courage to my enterprise. Finally here, and from much farther back, Vasco da Gama. I have a great admiration for those who just sailed off into the unknown to find what was there, even if that turned out to be death.

The Musketeers

Back in July ’96 I joined three guys, Chris Drew, Kelvin Little and Ian Tolley, in a team that we came to call the four musketeers (I was Porthos). We did truly live up to the One for All and All for One philosophy. We all still keep in touch even though we parted company in early ’99, having blazed a trail in those two and a bit years.

The winning team? The Musketeers I would think.

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Cracking codes and getting the secrets – a day in the life of JB

September 6, 2010 2 comments

They meet in a quiet office overlooking the restricted area. Security guards with fearsome dogs patrol behind razor wire topped fences. She knows why JB is there. They waste no time on small talk; she slides a single sheet of A4 paper across the desk to him. He glances down the two columns typed upon it and nods. He puts the page into his briefcase, they shake hands and he leaves. Read more…

Can collaboration lead us out of recession?


Is collaboration the way out of recession? It isn’t new by any means, but looking back on the last twelve months for my own business we have just started our fifth collaborative venture in that period and have a steady stream of work booked through into 2012.

As I say, collaboration isn’t new. We did it a lot in the logistics industry and I saw more still when I moved over into facilities management (FM). You’d be competing with rivals on one project and maybe subcontracting to, or from, them on another. In both industries we all know each other and people move around from company to company.

Now when I put my purchasing trousers on and head over into that profession collaboration normally starts to get people a little uncomfortable to say the least. Suppliers talking to each other! About our tender! Fetch the red hot poker and we’ll teach them to behave! (Buyers aren’t that bad, trust me, but they do tend to get the twitches over these things).

But collaboration isn’t cartel working nor does it lead to price fixing when we are tendering against our competitors. We all know what a job is worth anyway and all have roughly the same cost bases, so the price we pitch for a job is determined by other factors and, once the sales team have their hands on the bid they all go into play acting mode as our respective teams pass each other in the client’s reception area as we take turns to go and do our presentations.

In my view collaboration has merits as a way of taking us forward. We have been in the trenches for a couple of years now. Some haven’t survived and others are yet to fail. Those that remain will share what market there is, and that market may be a little smaller in volume or revenue terms, but there will still be a market to service.

As is often the case in the sort of situation the business world has been in of late evolution of the supply side needs to match that of the market. Sometimes one will lead, sometimes the other. Doing things differently to meet the opportunities is what will make the difference.

So how can we use an old idea like collaboration? In recent months I’ve heard businesses talking about self delivery more than subcontracting; reverse vertical integration as we used to call it. That’s fine if you can pull it off, but it may not be something that can work for everyone. On the other hand, some form of federal alliance is much easier to arrange and make work. It requires a shift away from traditional master – slave relationships and that means a change in mindset, but we are adaptable people and anything is possible if we are willing to make it so.

We know that the outsourcing model works for people like airlines that employ virtually no-one directly. From this position it isn’t hard to see an opportunity for alliances to grow and morph from shape to shape to meet demand. In the FM world we talk a lot about new ways of working, the office of the future and so on. Perhaps the world will be shaped by a much more flexible model of smaller businesses banding together to suit specific needs?

So is collaboration really the way forward? Who knows, but it’s one way forward and there’s a lot of it about. Can we make it work? Surely yes, because if the politicians can do it I’m sure business people can. And better.

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there’s a gunman! – another day on the facilities front line


The clatter of the helicopter blasted through the room, the windows wide open to seek respite from the sticky heat of early afternoon allowing the sound to penetrate what had been another quiet session in the office for our facilities management team.

Ten feet away Phil, my maintenance manager had picked up the phone and was crouched forward over his desk, one hand clamped to his ear as he tried to listen. He was duty manager that day, as evidenced by the words emblazoned on the hi-vis waistcoat slipped over the back of his chair. This was our HQ from which we ran 27 sites across the UK of which this was by far the largest with a perimeter of almost 2 kilometres.

Phil banged down the phone and motioned me out into the corridor. There we could talk. “It’s the police chopper” he told me, “they’ve had a report of a gunman”.

This was a few days after the Columbine murders in the US, and the memories of Hungerford, just up the road, were still very fresh for most of us. “The incident team are on their way” he said, and the sirens were audible in amongst the helicopter noise.

We grabbed our radios and Phil went to the main gate to meet the police and I went to reception to use the tannoy. We had around 1300 people on the site with over an hour before any workers were due to be finishing for the day, but there would be the inevitable delivery vehicles and visitors who might want to get on or off site to be dealt with and we had a well oiled process to put in place.

Having briefed heads of departments to keep people inside and away from windows as best as we could I went out to meet Phil and get the story. A passing motorist, reckoned to be a reliable witness by the police, had called in from his car phone to say that he had seen a youngish male in camouflage trousers kneeling and pointing a handgun at a pedestrian exit gate down at the south west corner of the site.

The police had the situation in hand with armed response units, dog handlers and others dealing with the situation outside of our perimeter. The helicopter had thermal imaging gear and was still cruising low over the site.

I left Phil to work with our security team to monitor the situation and liaise with the police. If we were dealing with a handgun we were fairly safe indoors because of the distances. Our only weak spot was the main exit which was an automatic barrier, but there was some cover for a potential gunman and a risk that an employee might decide to sneak out early. I laugh about it now, but I put on as many layers of clothes as I could and made my way down to the gate to make sure no-one tried to leave.

After an hour we were stood down with no gunman found, but it could have been real; we had had violent domestic disputes before including someone wielding a knife to deal with.

The moral? A well drilled facilities management team working professionally with the police handled something a bit out of the ordinary. These things come out of ordinary days at the office. Leadership and teamwork, knowing your processes and systems, mean you handle the mundane day to day stuff at the top of your game and allow your people to handle such extraordinary occasions with aplomb. Just another day at the office.

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