For building owners

Asset protection that goes beyond the tick box.

We work for the owner. We check what your contractors' records really say, hold them to their full scope and show you where every building stands. Fire services first, with the rest of the building to follow.

  • Contractor management
  • Scored site inspections
  • Planned maintenance (PPM)
  • Reactive work orders
  • Asset lifecycle
  • CAPEX planning
Talk to Jan See how it works
Building ratingsExample
Asset level examples
  • Sprinkler pumps: redPump overhaul required next year. CAPEX not yet scheduled or approved.
  • Fire dampers: amber20% checked this year, but 4% were repeats from last year.
  • Stair pressurisation: greenPressures and fan restart times within safe margin.
Every open action is followed up until it is closed.
21 yearsin facilities management, Australia and Europe
80+properties in the portfolio our experience is built on
Owner's sideindependent of fire contractors
100%of AS 1851-2012 routine service requirements covered
The problem

A signed certificate does not prove your systems will work.

Most owners only see the summary. The detail sits in service records that nobody on the owner's side has time to read.

The service was done. But will the system work?

A ticked service sheet does not tell you whether a pump, damper or fan will perform when it is needed. The test results do, if someone reads them.

The same easy items get tested every year.

When only a share of items is tested each year, the full set should be covered over the cycle. Often the same ones are repeated and others are never reached.

Defects are reported, then left open.

Without follow-up, a defect can sit on report after report while the risk stays in your building.

What we do

Start with a review. Continue only if it suits you.

The service is led in person by Jan Krasuski and supported by the ARCOS system. ARCOS does the reading and tracking. Site inspections and contractor meetings are still done in person.

Step 1

Initial fire services review

Fixed fee, agreed up front.

What we review

Fire maintenance contracts and scopes, AS 1851 service records, open defects and contractor performance, for a sample of sites you choose.

How we do it

Jan on site and with your contractors. ARCOS reads the records behind every certificate and rates each building.

What you get

A rating for each building, gaps and risks in priority order, and a contractor scorecard.

Step 2

Managed service

Jan manages your fire contractors in person, supported by ARCOS.

  • Scopes written from the owner's side, built on real asset and service data.
  • Tenders run and compared like for like.
  • Contractor meetings and site inspections in person.
  • Full scope delivered, certificates provided, variations challenged.
  • Every service record checked against AS 1851, with full testing coverage over the cycle.
  • A live rating for every building, with contractor performance measures.
  • Defects followed up automatically until they are closed.
  • A direct line to Jan, on site when the issue calls for it.
Supported by ARCOS

The system that reads what others only file.

ARCOS is an asset management system built from the owner's point of view. Planned preventive maintenance and reactive work orders are managed in the same system, alongside the contractor records, so you get one clear picture of each building.

Contractors

Contractor management

Your contractors are managed from the owner's side, start to finish. Scopes are written from real asset data, tenders and procurement are run and compared like for like, and performance is then measured against the full scope.

Records

Reads the records

Checks what contractor documents actually say, not just that they were received.

Rating

Live rating

For every building and asset, compared across your portfolio.

Actions

Automatic escalation

Outstanding actions are followed up until they are closed.

Inspections

Scored site inspections

Daily, weekly or monthly checklists, set to suit each property and its requirements. Every inspection is scored and issues are recorded with photos.

Example: 14 of 15 checks passed, score 93%
Work orders

Planned and reactive work

Planned preventive maintenance is scheduled and tracked in ARCOS. Reactive work orders are logged and followed to close-out. The aim is fewer of them, through maintenance done to plan, lifecycle planning and timely capital works.

Lifecycle

Asset lifecycle and CAPEX planning

Asset condition and service history show what needs replacing and when, so capital spending is planned ahead.

Insurance

Property insurance and risk engineering

ARCOS holds your property insurer's expectations and your documents, and verifies them. The rest we do in person: we run the site engineering inspections, prepare your operating procedures and train your people. The insurer's report and recommendations are then followed up until they are closed.

Built on Australian Standards

The standard is already inside the system.

100%
AS 1851-2012
Routine service of fire protection systems and equipment

ARCOS covers 100% of the routine service requirements in AS 1851-2012. Every system, every activity and every frequency in the standard is in ARCOS, so nothing your contractor is required to do can be missed or skipped without it showing.

AS 1668.1
Fire and smoke control in buildings

ARCOS also covers AS 1668.1 for fire and smoke control in mechanical ventilation and air conditioning systems, so your mechanical services are checked to the same level as your fire services.

Bigger than fire

Fire systems are where we start. The whole asset is the goal.

ARCOS manages other building services and technical assets in the same way, so the same method can protect more of your building over time.

Fire systemsOur focus today
MechanicalVentilation, air conditioning, kitchen exhaust
Cooling towersRisk management plans and water testing
PlumbingBackflow prevention, thermostatic mixing valves and more
ElectricalSwitchboards, lighting, UPS, power factor correction and more
Vertical transportLifts and escalators
Building controls (BMS)Controls, sensors, alarms and trend data
Emergency planningEmergency response plans
Hazardous materialsRegisters and management plans
Facades and BMUsFacade inspections and building maintenance units
About

Led by Jan Krasuski

For more than 21 years, Jan has managed buildings and the contractors who service them, in Australia and Europe: premium office towers, retail, hotels, data centres and mixed-use portfolios.

He has taken new buildings through handover from the builder, run essential services tenders for major owners, and managed fire, mechanical, electrical and lift contractors day to day.

Jan studied at Warsaw University of Technology in two separate fields: Electrical Engineering, and Heating, Ventilation and Air Conditioning (HVAC).

  • Experience
    21+ years in facilities management and property risk
  • Where
    Sydney based, working across Australia
  • Buildings
    Office towers, retail, hotels, data centres, mixed use
  • Works for
    The owner, independent of contractors

Let's talk.

Tell us about your buildings and your current fire services contract. The first conversation costs nothing, and we are happy to invest time up front to understand your buildings before you commit to anything.