{"id":14546,"date":"2022-06-20T22:22:15","date_gmt":"2022-06-20T22:22:15","guid":{"rendered":"https:\/\/blog.infraspeak.com\/?p=14546"},"modified":"2023-02-07T17:18:39","modified_gmt":"2023-02-07T17:18:39","slug":"gestao-manutencao-predial","status":"publish","type":"post","link":"https:\/\/blog.infraspeak.com\/pt-br\/gestao-manutencao-predial\/","title":{"rendered":"Gest\u00e3o de edif\u00edcios: o que \u00e9, o que engloba e as melhores pr\u00e1ticas"},"content":{"rendered":"<div id=\"bsf_rt_marker\"><\/div><h2><b>O que \u00e9 a gest\u00e3o de edif\u00edcios?<\/b><\/h2>\n<p>&nbsp;<\/p>\n<p><span style=\"font-weight: 400;\">A gest\u00e3o de edif\u00edcios \u00e9 uma subcategoria do Facility Management que se refere \u00e0 opera\u00e7\u00e3o, manuten\u00e7\u00e3o e repara\u00e7\u00e3o de uma propriedade. O objetivo \u00e9 manter o edif\u00edcio nas melhores condi\u00e7\u00f5es poss\u00edveis para continuar a cumprir o seu prop\u00f3sito. Pode se referir tanto \u00e0 gest\u00e3o de edif\u00edcios comerciais, por exemplo centros comerciais ou edif\u00edcios de escrit\u00f3rios (<\/span><b>manuten\u00e7\u00e3o predial<\/b><span style=\"font-weight: 400;\">), como \u00e0 gest\u00e3o de edif\u00edcios de habita\u00e7\u00e3o ou condom\u00ednios (<\/span><b>manuten\u00e7\u00e3o residencial<\/b><span style=\"font-weight: 400;\">).\u00a0<\/span><\/p>\n<p>&nbsp;<\/p>\n<h2><b>O que engloba a gest\u00e3o de edif\u00edcios?<\/b><\/h2>\n<p>&nbsp;<\/p>\n<p><span style=\"font-weight: 400;\">A gest\u00e3o de manuten\u00e7\u00e3o de edif\u00edcios engloba servi\u00e7os muito diferentes. Primeiro, h\u00e1 servi\u00e7os muito t\u00e9cnicos, como a manuten\u00e7\u00e3o de elevadores ou o sistema de prote\u00e7\u00e3o contra inc\u00eandios, conhecidos como \u201c<\/span><a href=\"https:\/\/blog.infraspeak.com\/pt-br\/soft-e-hard-facility-management\/\"><span style=\"font-weight: 400;\">hard facility management<\/span><\/a><span style=\"font-weight: 400;\">\u201d. Por outro lado, existem servi\u00e7os focados apenas no conforto dos usu\u00e1rios do espa\u00e7o, como a limpeza, a arquitetura paisag\u00edstica ou a sinal\u00e9tica, conhecidos como \u201c<\/span><a href=\"https:\/\/blog.infraspeak.com\/pt-br\/soft-e-hard-facility-management\/\"><span style=\"font-weight: 400;\">soft facility management<\/span><\/a><span style=\"font-weight: 400;\">\u201d.\u00a0<\/span><\/p>\n<p>&nbsp;<\/p>\n<p><span style=\"font-weight: 400;\">Em qualquer uma destas vertentes, a gest\u00e3o de edif\u00edcios precisa de ter dois aspectos muito importantes em considera\u00e7\u00e3o. O primeiro \u00e9, claro, o <\/span><b>aspecto financeiro<\/b><span style=\"font-weight: 400;\"> \u2013 os custos operacionais, contratos de manuten\u00e7\u00e3o e at\u00e9 as despesas administrativas. O segundo \u00e9 o <\/span><b>aspecto ambiental<\/b><span style=\"font-weight: 400;\">, como o desperd\u00edcio de energia, as emiss\u00f5es de carbono e outras medidas para aumentar a efici\u00eancia energ\u00e9tica do edif\u00edcio.<\/span><\/p>\n<p>&nbsp;<\/p>\n<p><span style=\"font-weight: 400;\">Aqui est\u00e1 uma lista n\u00e3o exaustiva de tudo o que a gest\u00e3o de edif\u00edcios engloba:<\/span><\/p>\n<p>&nbsp;<\/p>\n<ul>\n<li style=\"font-weight: 400;\"><span style=\"font-weight: 400;\">limpeza do edif\u00edcio e limpeza de fachadas<\/span><\/li>\n<li style=\"font-weight: 400;\"><span style=\"font-weight: 400;\">equipamentos do edif\u00edcio (AVAC, elevadores, sensores, geradores, etc)<\/span><\/li>\n<li style=\"font-weight: 400;\"><span style=\"font-weight: 400;\">sistemas el\u00e9tricos, canaliza\u00e7\u00e3o e gastos de energia<\/span><\/li>\n<li style=\"font-weight: 400;\"><span style=\"font-weight: 400;\">estrutura do edif\u00edcio (portas, tetos, janelas, etc)<\/span><\/li>\n<li style=\"font-weight: 400;\"><span style=\"font-weight: 400;\">exterior do edif\u00edcio (jardins, terra\u00e7os, acessos, c\u00e2maras de vigil\u00e2ncia, etc)<\/span><\/li>\n<\/ul>\n<p>&nbsp;<\/p>\n<h3><b>Gest\u00e3o de Manuten\u00e7\u00e3o de Edif\u00edcios: como fazer manuten\u00e7\u00e3o residencial e predial?<\/b><\/h3>\n<p>&nbsp;<\/p>\n<p><span style=\"font-weight: 400;\">Assim como em outros \u00e2mbitos, todos os <\/span><a href=\"https:\/\/blog.infraspeak.com\/pt-br\/tipos-de-manutencao\/\"><span style=\"font-weight: 400;\">tipos de manuten\u00e7\u00e3o<\/span><\/a><span style=\"font-weight: 400;\"> habituais se aplicam: <\/span><a href=\"https:\/\/blog.infraspeak.com\/pt-br\/manutencao-corretiva\/\"><b>manuten\u00e7\u00e3o corretiva<\/b><\/a><span style=\"font-weight: 400;\">, <\/span><a href=\"https:\/\/blog.infraspeak.com\/pt-br\/manutencao-preventiva\/\"><b>manuten\u00e7\u00e3o preventiva<\/b><\/a><span style=\"font-weight: 400;\"> e <\/span><a href=\"https:\/\/blog.infraspeak.com\/pt-br\/o-que-e-manutencao-preditiva\/\"><b>manuten\u00e7\u00e3o preditiva<\/b><\/a><span style=\"font-weight: 400;\">. A manuten\u00e7\u00e3o corretiva \u00e9 a mais rudimentar, enquanto a manuten\u00e7\u00e3o preditiva privilegia a <\/span><b>disponibilidade<\/b> <b>e a <\/b><a href=\"https:\/\/blog.infraspeak.com\/pt-br\/fiabilidade-dos-ativos\/\"><b>confiabilidade<\/b><\/a><b> dos equipamentos. <\/b><span style=\"font-weight: 400;\">Em outras palavras, foca em manter o funcionamento habitual do edif\u00edcio em qualquer momento.<br \/>\n<\/span><\/p>\n<p>&nbsp;<\/p>\n<p><span style=\"font-weight: 400;\">A manuten\u00e7\u00e3o preditiva est\u00e1 intimamente ligada ao <\/span><a href=\"https:\/\/blog.infraspeak.com\/pt-br\/9-tecnicas-de-manutencao-com-base-na-condicao\/\"><b>monitoramento da condi\u00e7\u00e3o<\/b><\/a><span style=\"font-weight: 400;\"> e \u00e0 IoT. <\/span><span style=\"font-weight: 400;\">Por outro lado, a tecnologia inteligente permite diminuir o desperd\u00edcio de energia e tornar os<\/span> <a href=\"https:\/\/blog.infraspeak.com\/pt-br\/tecnologia-inteligente-e-sustentavel-para-edificios\/\"><span style=\"font-weight: 400;\">edif\u00edcios mais sustent\u00e1veis<\/span><\/a><span style=\"font-weight: 400;\">. No futuro, \u00e9 exatamente esta tecnologia que vai promover a automa\u00e7\u00e3o dos edif\u00edcios e dar finalmente lugar a \u201cedif\u00edcios inteligentes\u201d.<\/span><\/p>\n<p>&nbsp;<\/p>\n<h3><b>Exemplos de IoT em edif\u00edcios<\/b><\/h3>\n<p>&nbsp;<\/p>\n<ul>\n<li>sensor AVAC: <b><span style=\"font-weight: 400;\">permite ligar e desligar o ar-condicionado ou o aquecimento no hor\u00e1rio ideal (por exemplo, ligar meia hora antes da sala ser necess\u00e1ria ou desligar quando n\u00e3o est\u00e1 sendo utilizada);<\/span><\/b><\/li>\n<\/ul>\n<ul>\n<li><span style=\"font-weight: 400;\">\u00a0<\/span>sensores de movimento: <span style=\"font-weight: 400;\">permitem saber quais espa\u00e7os est\u00e3o sendo ocupados ou n\u00e3o (por exemplo, saber quantas pessoas utilizaram o banheiro e entender quando precisa ser limpa);<\/span><\/li>\n<\/ul>\n<ul>\n<li>controle de acesso: <span style=\"font-weight: 400;\">limitar o acesso a certas \u00e1reas restritas do edif\u00edcio atrav\u00e9s de leitores de impress\u00f5es digitais ou cart\u00f5es de identifica\u00e7\u00e3o.\u00a0<\/span><\/li>\n<\/ul>\n<p>&nbsp;<\/p>\n<h2><b>Software para gest\u00e3o de edif\u00edcios<\/b><\/h2>\n<p>&nbsp;<\/p>\n<p><span style=\"font-weight: 400;\">Atrav\u00e9s de um <\/span><b>Building Management System (BMS) <\/b><span style=\"font-weight: 400;\">ou <\/span><b>software de Gest\u00e3o T\u00e9cnica Centralizada (GTC)<\/b><span style=\"font-weight: 400;\">, pode reunir todos os sistemas de edif\u00edcio em um \u00fanico programa (AVAC, seguran\u00e7a, ilumina\u00e7\u00e3o e sistemas mec\u00e2nicos). Isto permite controlar melhor os gastos de energia e minimizar custos, bem como proporcionar mais funcionalidade, conforto e seguran\u00e7a aos usu\u00e1rios do espa\u00e7o.<\/span><\/p>\n<p>&nbsp;<\/p>\n<p><span style=\"font-weight: 400;\">Al\u00e9m disso, a tecnologia inteligente que mencionamos acima pode se ligar a um sistema de automa\u00e7\u00e3o de edif\u00edcios (<\/span><b>Building Automation System) <\/b><span style=\"font-weight: 400;\">ou a uma <\/span><b>Plataforma Inteligente de Gest\u00e3o de Manuten\u00e7\u00e3o<\/b><span style=\"font-weight: 400;\"> (como a Infraspeak). Reunir todas informa\u00e7\u00f5es do edif\u00edcio no mesmo software, ou um ecossistema digital que abrange todos os programas de que precisa, tem v\u00e1rias vantagens:<\/span><\/p>\n<p>&nbsp;<\/p>\n<ul>\n<li style=\"font-weight: 400;\"><span style=\"font-weight: 400;\">gerenciar melhor os trabalhos agendados, pendentes e em curso;<\/span><\/li>\n<li style=\"font-weight: 400;\"><span style=\"font-weight: 400;\">monitorar melhor todo o ciclo de vida dos ativos;\u00a0<\/span><\/li>\n<li style=\"font-weight: 400;\"><span style=\"font-weight: 400;\">ajustar a cadeia de fornecimento e o estoque \u00e0s necessidades reais;\u00a0<\/span><\/li>\n<li style=\"font-weight: 400;\"><span style=\"font-weight: 400;\">registrar todos os contratos de presta\u00e7\u00e3o de servi\u00e7o e SLAs;\u00a0<\/span><\/li>\n<li style=\"font-weight: 400;\"><span style=\"font-weight: 400;\">controlar os custos com a manuten\u00e7\u00e3o e opera\u00e7\u00e3o do edif\u00edcio em tempo real;<\/span><\/li>\n<li style=\"font-weight: 400;\"><span style=\"font-weight: 400;\">aceder a dados, estat\u00edsticas e relat\u00f3rios autom\u00e1ticos.\u00a0<\/span><\/li>\n<\/ul>\n<p>&nbsp;<\/p>\n<h2><b>Tipos de gest\u00e3o de manuten\u00e7\u00e3o edif\u00edcios<\/b><\/h2>\n<p>&nbsp;<\/p>\n<p><span style=\"font-weight: 400;\">Perante tantos servi\u00e7os diferentes, n\u00e3o poderia haver apenas um modelo de gest\u00e3o. Os modelos de manuten\u00e7\u00e3o de edif\u00edcios dividem-se em tr\u00eas tipos:<\/span><\/p>\n<p>&nbsp;<\/p>\n<h3><b>Modelo concentrado<\/b><\/h3>\n<p><span style=\"font-weight: 400;\">Neste modelo, a manuten\u00e7\u00e3o do edif\u00edcio \u00e9 gerida totalmente por equipes internas. Seguir este modelo exige que as empresas tenham ferramentas e t\u00e9cnicos capazes de assegurar a manuten\u00e7\u00e3o. Tendo em conta todos os servi\u00e7os que o Facility Management engloba, isto tem enormes desafios e custos operacionais para a empresa. N\u00e3o s\u00f3 em m\u00e3o de obra e equipamentos, mas tamb\u00e9m em consum\u00edveis e log\u00edstica.\u00a0\u00a0<\/span><\/p>\n<p>&nbsp;<\/p>\n<h3><b>Totalmente desagregado<\/b><\/h3>\n<p><span style=\"font-weight: 400;\">O oposto do modelo concentrado \u00e9 o modelo totalmente desagregado, em que a gest\u00e3o da manuten\u00e7\u00e3o \u00e9 feita por um prestador de servi\u00e7os externos. Mesmo que seja preciso contratar outros prestadores, a administra\u00e7\u00e3o tem apenas um ponto de contato. No entanto, existem desvantagens claras: perda de controle, perda de dados e um eventual aumento de custos, uma vez que o prestador pode aplicar margens a todos os servi\u00e7os que contrata.\u00a0<\/span><\/p>\n<p>&nbsp;<\/p>\n<h3><b>Modelo misto<\/b><\/h3>\n<p><span style=\"font-weight: 400;\">O modelo mais comum \u00e9 o \u201cmodelo misto\u201d. O controle do Facility Management e gest\u00e3o dos contratos continuam a ser tarefas internas, talvez at\u00e9 com uma equipe interna de t\u00e9cnicos. Ao mesmo tempo, as tarefas mais especializadas s\u00e3o executadas por fornecedores externos (outsourcing). Aproximadamente 88% das empresas <\/span><a href=\"https:\/\/blog.infraspeak.com\/maintenance-statistics\/\"><b>fazem outsourcing de facility management<\/b><\/a><span style=\"font-weight: 400;\">. Em m\u00e9dia, 23% das tarefas s\u00e3o atribu\u00eddas a fornecedores externos.<\/span><\/p>\n<p>&nbsp;<\/p>\n<h2><b>Melhores pr\u00e1ticas na gest\u00e3o de edif\u00edcios<\/b><\/h2>\n<p>&nbsp;<\/p>\n<ul>\n<li>\n<h3><b>Mapear os ativos<\/b><\/h3>\n<\/li>\n<\/ul>\n<p><span style=\"font-weight: 400;\">Identificar e mapear bem os ativos facilita o trabalho da equipe. Assim \u00e9 muito mais f\u00e1cil entender qual \u00e9 o local do pr\u00f3ximo chamado ou onde o dano foi reportado.<\/span><\/p>\n<p>&nbsp;<\/p>\n<ul>\n<li>\n<h3><b>Levar em considera\u00e7\u00e3o todo o ciclo de vida dos equipamentos<\/b><\/h3>\n<\/li>\n<\/ul>\n<p><span style=\"font-weight: 400;\">Para assegurar a disponibilidade e a confiabilidade de todos os equipamentos, \u00e9 importante considerar todas as <\/span><a href=\"https:\/\/blog.infraspeak.com\/pt-br\/como-calcular-a-vida-util-de-um-ativo\/\"><b>etapas da vida do ativo<\/b><\/a><span style=\"font-weight: 400;\"> (planejamento, aquisi\u00e7\u00e3o, opera\u00e7\u00e3o e manuten\u00e7\u00e3o e descarte). Na fase de planejamento \u00e9 crucial entender as necessidades dos usu\u00e1rios, os crit\u00e9rios do projeto, a qualidade e os custos de manuten\u00e7\u00e3o que ter\u00e3o ao longo da sua vida.\u00a0<\/span><\/p>\n<p>&nbsp;<\/p>\n<ul>\n<li>\n<h3><b>Criar economias de escala<\/b><\/h3>\n<\/li>\n<\/ul>\n<p><span style=\"font-weight: 400;\">Outra das boas pr\u00e1ticas da gest\u00e3o de edif\u00edcios \u00e9 tentar adquirir equipamentos compat\u00edveis com outros j\u00e1 existentes, o que facilita a opera\u00e7\u00e3o e manuten\u00e7\u00e3o. N\u00e3o s\u00f3 reduz o n\u00famero de pe\u00e7as sobressalentes que devem estar sempre em estoque, como permite otimizar o treino dos t\u00e9cnicos.\u00a0<\/span><\/p>\n<p>&nbsp;<\/p>\n<ul>\n<li>\n<h3><b>Adaptar-se \u00e0 IoT<\/b><\/h3>\n<\/li>\n<\/ul>\n<p><span style=\"font-weight: 400;\">Se o objetivo da gest\u00e3o de edif\u00edcios \u00e9 garantir que os edif\u00edcios se mant\u00eam em bom estado e continuam a cumprir o seu prop\u00f3sito, ent\u00e3o n\u00e3o fique parado no tempo. Instalar dispositivos ligados \u00e0 Internet e renovar o edif\u00edcio \u00e9 definitivamente uma das melhores pr\u00e1ticas de facility management.<\/span><\/p>\n<p>&nbsp;<\/p>\n<ul>\n<li>\n<h3><b>Comunicar de forma clara e transparente<\/b><\/h3>\n<\/li>\n<\/ul>\n<p><span style=\"font-weight: 400;\">\u00c9 necess\u00e1rio uma comunica\u00e7\u00e3o clara e transparente com os usu\u00e1rios do espa\u00e7o para entender as suas necessidades objetivas (por exemplo, \u201cter luz em todos os espa\u00e7os\u201d) e subjetivas (por exemplo, \u201caumentar a luminosidade nos corredores\u201d).\u00a0<\/span><\/p>\n<p>&nbsp;<\/p>\n<ul>\n<li>\n<h3><b>Atribuir responsabilidades e estabelecer um SLA<\/b><\/h3>\n<\/li>\n<\/ul>\n<p>Uma vez que o modelo misto \u00e9 o mais comum, \u00e9 necess\u00e1rio definir responsabilidades internas e externas para evitar conflitos. \u00c9 importante estabelecer canais de comunica\u00e7\u00e3o e ter um SLA com indicadores de desempenho espec\u00edficos.\u00a0<\/span><\/p>\n<p>&nbsp;<\/p>\n<h4><span style=\"font-weight: 400;\">\ud83d\udc49<\/span> <a href=\"https:\/\/blog.infraspeak.com\/pt-br\/comunicacao-manutencao-facility-management\/\"><b>Leia mais sobre a import\u00e2ncia da comunica\u00e7\u00e3o em manuten\u00e7\u00e3o e Facility Management com clientes, funcion\u00e1rios e fornecedores [e-book gr\u00e1tis]<\/b><\/a><\/h4>\n<p>&nbsp;<\/p>\n<ul>\n<li>\n<h3><b>Treinar os funcion\u00e1rios<\/b><\/h3>\n<\/li>\n<\/ul>\n<p>\u00c9 essencial treinar os t\u00e9cnicos e funcion\u00e1rios para o uso de equipamentos e sistemas de seguran\u00e7a. Muitos gestores investem em equipamentos que o time n\u00e3o sabe utilizar corretamente, o que tem influ\u00eancia negativa nas gest\u00e3o dos edif\u00edcios e no ROI.<\/span><\/p>\n<p>&nbsp;<\/p>\n<p><span style=\"font-weight: 400;\">A gest\u00e3o de edif\u00edcios e a manuten\u00e7\u00e3o predial s\u00e3o campos exigentes e cheio de peculiaridades. Independentemente do modelo de gest\u00e3o que preferir, um sistema de gest\u00e3o de manuten\u00e7\u00e3o ou um programa semelhante \u00e9 indispens\u00e1vel. Assim, voc\u00ea consegue gerir todos os contratos, monitorar a efici\u00eancia da equipe e a efic\u00e1cia de gest\u00e3o \u2013 e manter o edif\u00edcio no melhor estado poss\u00edvel durante muitos, muitos anos.<\/span><\/p>\n<p><b><a href=\"https:\/\/infraspeak.com\/pt-br\/demo\" target=\"_blank\" rel=\"noopener\"><img fetchpriority=\"high\" decoding=\"async\" class=\"alignnone size-full wp-image-3725\" src=\"https:\/\/blog.infraspeak.com\/wp-content\/uploads\/2019\/11\/PT-Demo-Banner.png\" alt=\"infraspeak demo\" width=\"1694\" height=\"582\" srcset=\"https:\/\/blog.infraspeak.com\/wp-content\/uploads\/2019\/11\/PT-Demo-Banner.png 1694w, https:\/\/blog.infraspeak.com\/wp-content\/uploads\/2019\/11\/PT-Demo-Banner-300x103.png 300w, https:\/\/blog.infraspeak.com\/wp-content\/uploads\/2019\/11\/PT-Demo-Banner-768x264.png 768w, https:\/\/blog.infraspeak.com\/wp-content\/uploads\/2019\/11\/PT-Demo-Banner-1024x352.png 1024w\" sizes=\"(max-width: 1694px) 100vw, 1694px\" \/><\/a><\/b><\/p>\n","protected":false},"excerpt":{"rendered":"<p>A gest\u00e3o de edif\u00edcios \u00e9 uma subcategoria do Facility Management que se refere \u00e0 opera\u00e7\u00e3o, manuten\u00e7\u00e3o e repara\u00e7\u00e3o de uma propriedade. <\/p>\n","protected":false},"author":54,"featured_media":1698,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"content-type":"","footnotes":"","_wp_rev_ctl_limit":""},"categories":[368,366],"tags":[],"class_list":["post-14546","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-gestao-de-facilities","category-manutencao"],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v27.3 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>Gest\u00e3o de edif\u00edcios: o que \u00e9, o que engloba e as melhores pr\u00e1ticas &#8226; Infraspeak Blog<\/title>\n<meta name=\"description\" content=\"Entenda o que \u00e9 a 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