EN 17840:2023
(Main)Performance and condition assessment for buildings and civil engineering works - Framework for assessment within physical asset management
Performance and condition assessment for buildings and civil engineering works - Framework for assessment within physical asset management
This document specifies and gives guidance on the performance and condition assessment process of existing physical assets in the utilization stage (from commissioning to the end of life).
This document relates to assessment of physical assets within the building and civil engineering sector; however, it can also be used in other sectors where applicable.
This document specifies a generic framework for assessment, specification of requirements, the observation process and gathering of the required information in order to sustain informed asset management decision making.
This document is an umbrella standard and refers to other standards for detailed methods. It does not replace any other standard, but is an addition to provide a system for the assessment work.
NOTE 1 The references to other standards only relate to building and civil engineering works. There are no references for production machinery and equipment, offshore, electrical and mechanical assets, mobile assets and non-tangible assets.
NOTE 2 In this document the physical assets will be referred to as assets, except in the Clause Terms and definitions.
Leistungs- und Zustandsbewertung für Immobilien - Bewertungsrahmen für das Anlagenmanagement
Dieses Dokument legt den Prozess der Leistungs- und Zustandsbewertung bestehender physischer Assets während der Nutzungsphase (von der Inbetriebnahme bis zum Ende der Lebensdauer) fest und gibt eine entsprechende Anleitung.
Dieses Dokument bezieht sich auf die Bewertung physischer Assets innerhalb des Sektors von Hoch- und Tiefbauarbeiten, kann aber, wo zutreffend, auch in anderen Bereichen angewendet werden.
Dieses Dokument legt einen allgemeinen Rahmen für die Bewertung, die Festlegung von Anforderungen, den Beobachtungsprozess und die Erfassung der erforderlichen Informationen fest, um eine fundierten Entscheidungsfindung für das Asset Management zu unterstützen.
Dieses Dokument ist eine Rahmennorm und nimmt hinsichtlich detaillierter Verfahren weitere Normen in Bezug. Es ersetzt keine andere Norm, sondern dient als Ergänzung, um ein System für die Bewertung zu schaffen.
ANMERKUNG 1 Die Verweisungen auf andere Normen beziehen sich ausschließlich auf Hoch- und Tiefbauarbeiten. Es gibt keine Verweisungen auf Produktionsmaschinen und -ausrüstungen, Offshore-Anlagen, elektrische und mechanische Assets, mobile Assets und immaterielle Assets.
ANMERKUNG 2 In diesem Dokument werden physische Assets als Assets bezeichnet, mit Ausnahme des Abschnitts Begriffe.
Évaluation de la performance et de l’état des bâtiments et des ouvrages de génie civil - Cadre de l’évaluation dans le cadre de la gestion d’actifs physiques
Le présent document spécifie et donne des recommandations relatives au processus d’évaluation de la performance et de l’état des actifs physiques existants durant la phase d’utilisation (de la mise en service à la fin de vie).
Le présent document porte sur l’évaluation des actifs physiques dans le secteur du bâtiment et du génie civil ; il peut néanmoins être utilisé dans d’autres secteurs, le cas échéant.
Le présent document spécifie un cadre générique pour l’évaluation, la spécification des exigences, le processus d’observation et le rassemblement des informations requises afin d’appuyer une prise de décision éclairée par le gestionnaire de l’actif.
Le présent document est une norme générique qui renvoie à d’autres normes pour les méthodes détaillées. Il ne remplace aucune autre norme ; il vient au contraire en complément, pour offrir un système dédié au travail d’évaluation.
NOTE 1 Les références à d’autres normes ne concernent que les ouvrages de construction et de génie civil. Aucune référence n’est faite aux machines et équipements de production, aux actifs électriques et mécaniques en mer, aux actifs mobiliers et aux actifs immatériels.
NOTE 2 Dans le présent document, les actifs physiques sont appelés actifs, hormis dans l’Article « Termes et définitions ».
Ocena učinkovitosti in uspešnosti ter stanja stavb in nizkih gradenj - Okvir za ocenjevanje pri obvladovanju fizičnega premoženja
General Information
Standards Content (Sample)
SLOVENSKI STANDARD
oSIST prEN 17840:2022
01-maj-2022
Ocena učinkovitosti in uspešnosti ter stanja stavb in nizkih gradenj - Okvir za
ocenjevanje pri obvladovanju fizičnega premoženja
Performance and condition assessment for buildings and civil engineering works -
Framework for assessment within physical asset management
Leistungs- und Zustandsbewertung für Immobilien ¿ Bewertungsrahmen für Gebäude
und Anlagentechnik
Ta slovenski standard je istoveten z: prEN 17840
ICS:
91.010.99 Drugi vidiki Other aspects
oSIST prEN 17840:2022 en,fr,de
2003-01.Slovenski inštitut za standardizacijo. Razmnoževanje celote ali delov tega standarda ni dovoljeno.
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oSIST prEN 17840:2022
DRAFT
EUROPEAN STANDARD
prEN 17840
NORME EUROPÉENNE
EUROPÄISCHE NORM
April 2022
ICS 91.010.99
English Version
Performance and condition assessment for buildings and
civil engineering works - Framework for assessment
within physical asset management
Leistungs- und Zustandsbewertung für Immobilien ¿
Bewertungsrahmen für Gebäude und Anlagentechnik
This draft European Standard is submitted to CEN members for enquiry. It has been drawn up by the Technical Committee
CEN/TC 319.
If this draft becomes a European Standard, CEN members are bound to comply with the CEN/CENELEC Internal Regulations
which stipulate the conditions for giving this European Standard the status of a national standard without any alteration.
This draft European Standard was established by CEN in three official versions (English, French, German). A version in any other
language made by translation under the responsibility of a CEN member into its own language and notified to the CEN-CENELEC
Management Centre has the same status as the official versions.
CEN members are the national standards bodies of Austria, Belgium, Bulgaria, Croatia, Cyprus, Czech Republic, Denmark, Estonia,
Finland, France, Germany, Greece, Hungary, Iceland, Ireland, Italy, Latvia, Lithuania, Luxembourg, Malta, Netherlands, Norway,
Poland, Portugal, Republic of North Macedonia, Romania, Serbia, Slovakia, Slovenia, Spain, Sweden, Switzerland, Turkey and
United Kingdom.
Recipients of this draft are invited to submit, with their comments, notification of any relevant patent rights of which they are
aware and to provide supporting documentation.
Warning : This document is not a European Standard. It is distributed for review and comments. It is subject to change without
notice and shall not be referred to as a European Standard.
EUROPEAN COMMITTEE FOR STANDARDIZATION
COMITÉ EUROPÉEN DE NORMALISATION
EUROPÄISCHES KOMITEE FÜR NORMUNG
CEN-CENELEC Management Centre: Rue de la Science 23, B-1040 Brussels
© 2022 CEN All rights of exploitation in any form and by any means reserved Ref. No. prEN 17840:2022 E
worldwide for CEN national Members.
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Contents Page
European foreword . 3
Introduction . 4
1 Scope . 5
2 Normative references . 5
3 Terms and definitions . 5
3.1 Asset management . 5
3.2 Assessment . 7
3.3 Maintenance . 8
3.4 Objectives and requirements . 10
3.5 Observation . 12
4 Assessment – basic elements . 14
4.1 Introduction to assessment . 14
4.2 Performance and condition . 15
4.3 Compliance . 17
5 Assessment process . 17
5.1 General. 17
5.2 Assessment process steps . 18
5.3 Identifying the requirements . 19
5.4 Defining the assessment strategy . 20
5.5 Gathering additional information. 26
5.6 Assessment . 27
5.7 Validation . 29
6 The observation process . 30
6.1 Introduction . 30
6.2 Planning . 31
6.3 Observation . 33
6.4 Quality . 35
Annex A (informative) References . 37
Annex B (informative) Inventory list plans and reports . 40
Bibliography . 44
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European foreword
This document (prEN 17840:2022) has been prepared by Technical Committee CEN/TC 319
“Maintenance”, the secretariat of which is held by UNI.
This document is currently submitted to the CEN Enquiry.
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Introduction
There are various standards available about monitoring, inspection and assessment of physical assets.
All these standards have their own purpose and place in the field of assessment. This document for
performance and condition assessment is an umbrella standard for physical assets and refers to other
standards for detailed methods.
The scope of this document is buildings and civil engineering works. The intended audience for this
document is asset owners (small and large, public and private), asset managers, facility managers,
property managers, observers and consultants.
This document consists of two parts:
— The assessment process: The steps that are needed to perform an assessment;
— The observation process: The steps that are needed for acquiring and analysing the asset status data
to give recommendations as part of the assessment process.
In both cases, the purpose is to enhance the quality of the assessment and to provide information for the
asset owner/manager to support the decision making process.
The document assists asset and facility managers in selecting the appropriate technique and determining
the quality of the work that has been done.
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1 Scope
This document specifies and gives guidance on the performance and condition assessment process of
existing physical assets in the utilization stage (from commissioning to the end of life).
This document relates to assessment of physical assets within the building and civil engineering sector;
however, it can also be used in other sectors where applicable.
This document describes a generic framework for assessment, specification of requirements, the
observation process and gathering of the required information in order to sustain informed asset
management decision making.
This document is an umbrella standard and refers to other standards for detailed methods. It does not
replace any other standard, but is an addition to provide a system for the assessment work.
NOTE 1 The references to other standards only relate to building and civil engineering works. There are no
references for production machinery and equipment, offshore, electrical and mechanical assets, mobile assets and
non-tangible assets.
NOTE 2 In this document the physical assets will be referred to as assets, except in the clause Terms and
definitions.
2 Normative references
There are no normative references in this document.
3 Terms and definitions
For the purposes of this document, the following terms and definitions apply.
NOTE Several terms have multiple definitions in different standards, depending on the context. All definitions
in this document are fitted for performance and condition assessment.
ISO and IEC maintain terminological databases for use in standardization at the following addresses:
— IEC Electropedia: available at https://www.electropedia.org/
— ISO Online browsing platform: available at https://www.iso.org/obp
3.1 Asset management
3.1.1
asset management
coordinated activity of an organization to realize value from assets
Note 1 to entry: Value can be tangible or intangible, financial or non-financial, and includes consideration
of risks and liabilities. It can be positive or negative at different stages of the asset life.
Note 2 to entry: Physical assets usually refer to facilities, civil engineering works, street furniture, technical
installations, equipment, inventory and properties owned by the organization. Physical assets are the opposite of
intangible assets, which are non-physical assets such as leases, brands, digital assets, use rights, licenses, intellectual
property rights, reputation or agreements.
Note 3 to entry: A grouping of assets referred to as an asset system could also be considered as an asset.
[SOURCE: ISO 55000:2014, 3.3.1, modified - Note 2 examples of physical assets have been added]
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3.1.2
asset portfolio
assets that are within the scope of the asset management system
Note 1 to entry: A portfolio is typically established and assigned for managerial control purposes. Portfolios for
physical hardware might be defined by category (e.g. properties, civil infrastructure, road network, plant,
equipment, tools, land). Software portfolios might be defined by software publisher, or by platform (e.g. PC, server,
mainframe).
Note 2 to entry: An asset management system can encompass multiple asset portfolios. Where multiple asset
portfolios and asset management systems are employed, asset management activities should be coordinated
between the portfolios and systems.
[SOURCE: ISO 55000:2014, 3.2.4, modified - NOTE 1 examples of physical asset portfolios have been
added]
3.1.3
asset system
set of assets that interact or are interrelated
Note 1 to entry: A sewage system, tunnel, building, bridge, network of motorways are typical examples of asset
systems.
[SOURCE: ISO 55000:2014, 3.2.5, modified – Note 1 to entry has been added]
3.1.4
asset type
grouping of assets having common characteristics that distinguish those assets as a group or class
EXAMPLE Physical assets, information assets, intangible assets, critical assets, enabling assets, linear assets,
information and communications technology (ICT) assets, infrastructure assets, moveable assets.
[SOURCE: ISO 55000:2014, 3.2.6]
3.1.5
asset
item, thing or entity that has potential or actual value to an organization
Note 1 to entry: In this document the term ‘asset’ means physical asset (3.1.8).
Note 2 to entry: Value can be tangible or intangible, financial or non-financial, and includes consideration
of risks and liabilities. It can be positive or negative at different stages of the asset life.
Note 3 to entry: Physical assets usually refer to equipment, inventory and properties owned by the organization.
Physical assets are the opposite of intangible assets, which are non-physical assets such as leases, brands, digital
assets, use rights, licences, intellectual property rights, reputation or agreements.
Note 4 to entry: A grouping of assets referred to as an asset system (3.1.3) could also be considered as an asset.
[SOURCE: ISO 55000:2014, 3.2.1, modified – Note 1 to entry has been added]
3.1.6
interoperability
ability of systems to provide services to and accept services from other systems and to use these services
to enable them to operate effectively together
[SOURCE: ISO 37153:2017, 3.8, modified – Notes 1 and 2 to entry have been deleted]
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3.1.7
item
part, component, device, subsystem, functional unit, equipment or system that can be individually
described and considered
Note 1 to entry: A number of items e.g. a population of items, or a sample, may itself be considered as an item.
Note 2 to entry: An item may consist of hardware, software or both.
Note 3 to entry: Software consists of programs, procedures, rules, documentation and data of an information
processing system.
[SOURCE: EN 13306:2017, 3.1]
3.1.8
physical asset
item that has potential or actual value to an organization
Note 1 to entry: Examples of physical assets are components, machines, plants, construction works, buildings.
[SOURCE: EN 13306:2017, 3.2]
3.1.9
physical asset management
coordinated activities of an organization to realize value from physical assets
Note 1 to entry: Realization of value will normally involve a balancing of costs, risks, opportunities and benefits.
Note 2 to entry: In the life cycle context, physical asset management is the optimal life cycle management of
physical assets to sustainably achieve the stated business objectives.
[SOURCE: EN 16646:2015]
3.2 Assessment
3.2.1
assessment
systematic process of collecting and analysing data to determine the status of a product, a process, a
system, a person or an organization
[SOURCE: ISO 10795:2019, 3.24]
3.2.2
assessment strategy
outline plan that includes a coordinated set of activities and the allocation of resources necessary to
perform the assessment
[SOURCE: ISO 56000:2020]
3.2.3
condition
physical state of an asset or item at a particular time compared to state at the time of commissioning
[SOURCE: CEN/TS 17385:2019, 3.4]
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3.2.4
condition assessment
objective method for determining the physical condition of a constructed asset or a part of it
[SOURCE: CEN/TS 17385:2019, 3.4, modified – Note 1 to entry has been deleted.]
3.2.5
function
intended effect of a system, subsystem, product or part
[SOURCE: ISO 21351:2005, 3.1.5, modified – Notes to entry have been deleted.]
3.2.6
performance
ability to fulfil required functions under intended use conditions or behaviour when in use
Note 1 to entry: Derived from the definition of performance in ISO 6707-1.
Note 2 to entry: The required functions address both the functionality requirements as well as the technical
requirements.
EXAMPLES Traffic handling, flood protection, conservation of nature, to provide shelter, to provide security, to
provide a healthy environment, group accommodation, to provide residence or work environment, lifting.
[SOURCE: ISO/TS 21929-2:2015, 3.28, modified – Examples have been added]
3.2.7
performance assessment
objective method for determining the performance of a constructed asset or a part of it
3.3 Maintenance
3.3.1
condition based maintenance
preventive maintenance which include a combination of condition monitoring and/or inspection and/or
testing, analysis and the ensuing maintenance actions
Note 1 to entry: The condition monitoring and/or inspection and/or testing may be scheduled, on request or
continuous.
[SOURCE: EN 13306:2017, 7.3]
3.3.2
corrective maintenance
maintenance carried out after fault recognition and intended to restore an item into a state in which it
can perform a required function
[SOURCE: EN 13306:2017, 7.9]
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3.3.3
improvement
combination of all technical, administrative and managerial actions, intended to ameliorate the reliability
and/or the maintainability and/or the safety of an item, without changing the original function
Note 1 to entry: An improvement may also be introduced to prevent misuse in operation and to avoid failures.
Note 2 to entry: Improvement may also encompass aesthetics, comfort, health, environment, etc.
[SOURCE: EN 13306:2017, 7.6, modified – added Note 2 to entry.]
3.3.4
modernization
modification or improvement of the item, taking into account technological advances, to meet new or
changed requirements
[SOURCE: EN 13306:2017, 7.8]
3.3.5
modification
combination of all technical, administrative and managerial actions intended to change one or more
functions of an item
Note 1 to entry: Modification is not a maintenance action, but has to do with changing the required function of an
item to a new required function. The changes may have an influence on the dependability characteristics.
Note 2 to entry: Modification may involve the maintenance organization.
Note 3 to entry: The change of an item where a different version is replacing the original item without changing the
function or ameliorating the dependability of the item is called a replacement and is not a modification.
[SOURCE: EN 13306:2017, 7.7]
3.3.6
operational mode
configuration in which an item is operated and utilized during a given period characterized by units of
use (hours, loads, number of starts/stops, number of transients, etc.)
Note 1 to entry: Operational mode determines the frequency, load, continuity and performance rate of utilization.
Note 2 to entry: Operational mode may, or may not, comply with the inherent item specifications as defined.
[SOURCE: EN 13306:2017, 4.20]
3.3.7
operating constraints
characteristics of the item, which set limits for the use of the item and may determine requirements for
maintenance activities
Note 1 to entry: These characteristics are the results of design and construction of the item.
[SOURCE: EN 13306:2017, 4.21]
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3.3.8
operating conditions
physical loads and environmental conditions experienced by the item during a given period
Note 1 to entry: Operating conditions can vary during the item’s life cycle.
[SOURCE: EN 13306:2017, 4.22]
3.3.9
performance based maintenance
preventive maintenance based on the performance of an asset which include a combination of
performance monitoring and/or inspection and/or testing, analysis and the ensuing maintenance actions
3.3.10
predetermined maintenance
preventive maintenance carried out in accordance with established intervals of time or number of units
of use but without previous condition investigation
Note 1 to entry: Intervals of times or number of unit of use may be established from knowledge of the failure
mechanisms of the item.
[SOURCE: EN 13306:2017, 7.2]
3.3.11
preventive maintenance
maintenance carried out intended to assess and/or to mitigate degradation and reduce the probability of
failure of an item
Note 1 to entry: Preventive maintenance is based on the output of an assessment, or predetermined.
[SOURCE: EN 13306:2017, 7.1, modified – NOTE 1 is extended with predetermined maintenance ]
3.3.12
service life
duration throughout which an asset is used economically
3.3.13
utilization stage
life cycle phase at which safe exploitation for the intended use (or uses) of a physical asset is possible,
within specified as-built properties
Note 1 to entry: Derived from ISO 2394: revised.
Note 2 to entry: Stage may include: Exploitation, operation, modernization, renovation, maintenance and other
utilization support.
3.4 Objectives and requirements
3.4.1
condition requirements
specification of a required physical state of an asset or item
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3.4.2
compliance
meeting all the organization’s compliance obligations
Note 1 to entry: Compliance is made sustained by embedding it in the culture of an organization and in the
behaviour and attitude of people working for it.
[SOURCE: ISO 37301:2021]
3.4.3
compliance commitment
requirement that an organization chooses to comply with
[SOURCE: ISO 37301:2021]
3.4.4
compliance requirement
requirement that an organization has to comply with
[SOURCE: ISO 37301:2021]
3.4.5
legislation
directives, acts, ordinances, and regulations
[SOURCE: ISO 14385-1:2014, 3.10]
3.4.6
nonconformity
non-fulfilment of a requirement
[SOURCE: ISO 37301:2021]
3.4.7
non-compliance
on-fulfilment of a compliance obligation
[SOURCE: ISO 37301:2021]
3.4.8
objective
result to be achieved
Note 1 to entry: An objective can be strategic, tactical or operational.
Note 2 to entry: Objectives can relate to different disciplines (such as financial, health and safety, and
environmental goals) and can apply at different levels (such as strategic, organization-wide, project, product and
process).
Note 3 to entry: An objective can be expressed in other ways, e.g. as an intended outcome, a purpose, an operational
criterion, a physical asset objective or by the use of other words with similar meaning (e.g. aim, goal, or target).
Note 4 to entry: In the context of asset management systems, physical asset objectives are set by the organization,
consistent with the organizational objectives and asset management policy, to achieve specific measurable results.
[SOURCE: ISO 55000:2014, 3.1.12]
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3.4.9
performance requirements
performance demanded or expected to be fulfilled
[SOURCE: ISO 6707- 1:2020, 3.7.1.12]
3.4.10
requirement
need or expectation that is stated, generally implied or obligatory
Note 1 to entry: “Generally implied” means that it is custom or common practice for the organization and
stakeholders that the need or expectation under consideration is implied.
Note 2 to entry: A specified requirement is one that is stated, for example in documented information
[SOURCE: ISO 55000:2014, 3.1.20]
3.4.11
validation
confirmation, through the provision of objective evidence, that the requirements or objectives for a
specific intended use or application have been fulfilled
[SOURCE: ISO 9000:2015, 3.8.13, modified – The term “objectives” has been added to the definition]
3.4.12
verification
confirmation, through the provision of objective evidence, that specified requirements have been fulfilled
Note 1 to entry: The objective evidence needed for a verification can be the result of an inspection or of other forms
of determination such as performing alternative calculations or reviewing documents.
Note 2 to entry: The activities carried out for verification are sometimes called a qualification process.
Note 3 to entry: The word “verified” is used to designate the corresponding status
[SOURCE: ISO 9000:2015, 3.8.12]
3.5 Observation
3.5.1
detection
act of perceiving and interpreting findings of the examined asset by a qualified observer
Note 1 to entry: Detection can include gaining apprehension of properties through sensing, measuring, sampling,
surveying, inspecting, testing or otherwise examining an object or subject.
3.5.2
measurement
process to determine a value
Note 1 to entry: In the context of performance and condition assessment, the value is related to performance and
condition measurements.
[SOURCE: ISO 55000:2014, 3.1.10, modified – Note 1 to entry has been added]
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3.5.3
observation
quantitative or qualitative determination as a result of a detection and valuing process for properties,
features or aspects under consideration
3.5.4
observation category
group of various observation types with similar desired output
3.5.5
observation technique
technique that is used to execute the observation
3.5.6
observation method
procedure to perform the observation
3.5.7
observer
person who performs the observation
EXAMPLES Inspector, surveyor, property inspector, construction observer, building inspector.
3.5.8
quality
totality of requirements that bear on the ability to satisfy specific needs
[SOURCE: ISO 6707-1:2020, 3.7.1.10, modified – The term ‘characteristics’ has been replaced by
‘requirements’.]
3.5.9
sample
amount of the material, product, or assembly, to be tested, which is representative of the item as a whole
Note 1 to entry: Compare with the term specimen.
[SOURCE: ISO 13943:2017, 3.334]
3.5.10
samples - gathering
selecting items, or portions of material, to produce samples
[SOURCE: ISO 6707-1:2017]
3.5.11
sampling – interpreting
procedure of collecting physical samples, testing, analysing them to determine a state or detect a
substance, resulting in a representative value for the sample population
3.5.12
setting a value or rank
act of attaching importance to findings
Note 1 to entry: The process can include scoring, grading, rating, ranking, weighing, classifying or valuing aspects
through verification of explicit requirements or implicit demands.
Note 2 to entry: Aspects can be classified by defining impact categories.
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4 Assessment – basic elements
4.1 Introduction to assessment
4.1.1 General
An assessment is a recurring evaluation of the condition and performance of assets, asset systems and
the asset portfolio to enhance life cycle delivery to the asset management objectives and requirements.
It also enables the asset/facility manager to determine the contribution of the single assets to the
performance of the asset systems and the asset portfolio. This information is used as input for the long-
term programming within physical asset management.
The assessment of assets can be used as input to the assessment of an asset system and/or the asset
portfolio. Similarly, an assessment of the asset portfolio can be used as input to the assessment of an asset
system and/or asset. This is shown in Figure 1. The same principle applies to the asset management
objectives and requirements; in a dynamic process, the requirements are used as input to the
assessments and the assessment results inform the requirements.
Figure 1 — Assessments
4.1.2 Asset portfolio
The asset portfolio consists of all the assets that are within the scope of the managing organization. The
asset portfolio can contain both single assets and asset systems.
Assessment within asset portfolio management delivers information for three main applications:
— effective asset portfolio decision making;
— risk and control process;
— improvement of assessment and observation strategies for the asset portfolio.
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The resulting dec
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