Professional Documents
Culture Documents
Wolfgang F. E. Preiser
Received (in revised form): 17th September, 2002
PhD, Professor of Architecture, School of Architecture and Interior Design, University
of Cincinnati, PO Box 210016, Cincinnati, OH 45221-0016, USA;
Tel: ⫹1 513 556 6743; Fax: ⫹1 513 861 3889; e-mail: wolfgang.preiser@uc.edu
Wolfgang F. E. Preiser is a Professor of require? What value, if any, does it add to the
Architecture at the School of Architecture and core business of an organisation? When should
Interior Design, University of Cincinnati. He it be carried out, and how should the resulting
specialises in the evaluation and programming data be used in enhancing the quality of
of environments, health-care facilities, public existing and future buildings? Who should
housing, design for special populations, and commission POEs and who should be in
design research in general. He has lectured at charge of developing databases, which can be
more than 65 universities worldwide. As an used for benchmarking and the development of
international building consultant, Wolfgang was building performance criteria for future projects?
co-founder of Architectural Research Consult- What is the cost of these POEs in relationship
ants, Inc., Albuquerque, New Mexico. He has to the benefits to be derived? All of these
edited and written numerous articles and books, questions will be addressed in this paper.
including: Post-Occupancy Evaluation; Design
Intervention: Toward a More Humane Arch- Keywords: post-occupancy evaluation,
itecture; Pueblo Style and Regional Arch- building performance, office environ-
itecture; Programming the Built Environment; ments, productivity
Building Evaluation; Professional Practice in
Facility Programming; Design Review: Challeng-
ing Urban Aesthetic Control; New Directions in INTRODUCTION
Urban Public Housing; Directions in Person- A state-of-the-practice summary on
Environment Research and Practice; and, most post-occupancy evaluation project was
recently, Universal Design Handbook. recently carried out by the Federal
Facilities Council1 at the National
Academy of Sciences. As part of this
ABSTRACT project, a definition of POE was offered:
Over the past 30 years, both the governmental ‘Post-occupancy evaluation (POE) is a
and private sectors have made use of a feedback process of systematically evaluating the
mechanism, which helps improve the quality performance of buildings after they have
of environments: post-occupancy evaluation been built and occupied for some time.
(POE) or similar systematic processes, which POE differs from other evaluations of
gauge the satisfaction with, and importance of, building performance in that it focuses
Journal of Corporate Real Estate
Vol. 5 No. 1, 2002, pp. 42–56. the designed and built environment. How does on the requirements of building
䉷Henry Stewart Publications,
1463–001X this process work, what kind of input does it occupants, including health, safety,
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Preiser
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Continuous quality improvement through post-occupancy evaluation feedback
Figure 1 Building
directory for both
the sighted and
visually impaired
room areas — something that would not inclusionary perspective, JR Towers fea-
be permissible in the USA, given cur- tures unique building directories for both
rent ADA standards and guidelines. In the sighted and visually impaired (Figure
other words, while there may be more 1).
stringent accessibility requirements in the A further important consideration in
USA when compared with Japan, the the use of POE, is the changing nature
designers from the USA lowered their of the workplace environment, which
expectations and designed to the mini- is based on technological innovation,
mum requirements that one could get changing space allocation, different modes
away with in Japan. Universal design of working in and out of the office, as
evaluation (UDE), an extension of POE well as changing organisational structures;
with a focus on non-discriminatory acces- eg from hierarchical to matrix manage-
sibility of the designed environment, can ment, ‘flattening’ the organisation, etc.
be used to derive recommendations on Using yet another interesting example of
how to make such environments more office environment organisation from
accessible.5 On a positive note, from that Japan, innovative ways of working were
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Preiser
Figure 2 Walker
workstations
observed at Kokuyo, the equivalent of 1 Sitters: These were people who had
Herman Miller or Steel Case in the USA. relatively traditional office desks with
In the above-mentioned tower by KPF, paper file storage, PC, and telephones.
this firm had a model floor equipped with They were ‘fixtures’ in the office with
the typical reception area, lounge, con- non-changing locations, and distributed
ferencing and exhibit facilities, all of them strategically throughout.
networked with LAN, thus reducing 2 Walkers: These were office workers
wired infrastructure to a minimum. Fixed who did not have any firmly as-
telephone lines were also reduced to a signed space/work stations. Instead,
minimum, and most office workers were they would take their tool kit and
using several cell phones. They had laptops out of their lockers, and sit
steel lockers assigned to them, where a down and plug in wherever space was
minimum of paper files were kept, available in the open office area. These
recharging facilities for cell phones and spaces were not scheduled in any way,
communicators were installed, and their and as soon as work was completed, the
laptops could be plugged in for recharg- worker would vacate the workspace
ing. (Figure 2).
What was interesting with this or- 3 Runners: People in this category did not
ganisation was the impact that categorisa- have any home base at all in this office
tion of workers had on the assignment of environment, but were people who
space and the actual work environment in were travelling from office to office in
the office. They comprised four types of different cities, and they were not given
workers: any support facilities at all, other than
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Continuous quality improvement through post-occupancy evaluation feedback
Figure 3 Space
saving team room
at Kokuyo
the use of copiers and the service area is labelled ‘office’, does not mean that the
plug-ins for their computers. operations within are in any way com-
4 Teams: These were low-partition work parable with other existing offices using a
areas for four persons, with one in each benchmarking process, or to past offices
of the four corners, facing away from utilising different styles of accommodating
each other. When a team meeting was office workers.7,8
to be held, they would turn around on For the future, the International Building
their swivel chairs and face a round Performance Evaluation (IBPE) consor-
table in the centre of the joint work tium, founded by the author (see later), is
area (Figure 3). considering the development of a POE-
based algorithm for the cost of space and its
Obviously, the bottom line of this type of utilisation, when the above argument will
office environment is to save as much be critical. A case in point is the post-
space as possible and to get optimal space occupancy evaluation and reprogramming
utilisation and productivity from the (Figures 4 and 5) of the Primary Pediatric
workers. A POE of this type of office Care (PPC) centre at Children’s Hospital in
environment was recently carried out in Cincinnati.9 Through POE-based inter-
Japan on JR Towers.6 vention, the distances doctors and nursing
What the above discussion has at- staff had to cover during routine operation
tempted to demonstrate is that it is not of the centre were almost cut in half,
advisable or useful to compare apples with meaning that the time and effort (and
oranges. Just because a space or building implicitly, money) saved was significant, to
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Preiser
Figure 4 Process
analysis of patient
and paper flow
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Continuous quality improvement through post-occupancy evaluation feedback
Figure 5
POE-based,
efficient core area
redesign
the point where productivity and, there- condition of the building and its
fore, projected cost savings, were enhanced systems with assessment of user comfort
in measurable ways. If this example can be on such topics as indoor air quality
replicated in other types of workplaces, it and ventilation rates, lighting levels
could form the basis for measuring perfor- and contrast conditions, building (not
mance, productivity and value added to the occupant) noise levels, and indoor
core business. temperature thermal comfort. Results
As the Federal Facilities Council noted from subjective or instrument measures
in this regard: could be plotted on floor plans using
geographical information systems. The
‘For organizations seeking to link data could then be analyzed in-
facility design and business goals, a dividually or as overlays showing the
POE approach could be used that spatial distribution of a range of
combines assessment of the physical factors.’10
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Preiser
Figure 6
Post-occupancy
evaluation process
model
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Continuous quality improvement through post-occupancy evaluation feedback
and security, but may also include were part of strategic planning (see Figure
measures of building performance as 8), and the outcomes helped establish
perceived by users such as air quality, priorities in planning for and funding
thermal comfort, spatial comfort, er- facilities that need to be remodelled or
gonomics, privacy, lighting comfort, replaced through new construction.
noise (from the building and offices),
and aesthetics.’15
COSTS OF POST-OCCUPANCY
For example, if the amount of space EVALUATIONS
provided to office workers for a particular While there are certain costs implied
function is considered very inadequate in carrying out POEs at different levels
and the benchmark for space standards of sophistication and effort, the payoff
for this function is much higher than tends to be an indirect one, namely ac-
that provided, then the shortfall or dis- tions recommended and implemented as
crepancy between the two is a clear a result of POEs. The following costs are
measure that can be related to under- estimates, based on POEs carried out on
performance. Similarly, if workers com- just about any imaginable building type.
plain about inadequate air circulation, Four levels of effort and implied costs are
then physical measurements should be suggested:
undertaken to compare actual air changes
with existing standards for the type of 1 POE Training Workshops: POE Training
occupancy in question.16 Workshops have proven to be very
In the building performance evaluation cost-effective means of involving client
process (BPE) model, POE is only one of organisations in learning to evaluate
six review phases in the useful life of a their own facilities after an initial train-
building. In other words, in addition to ing workshop has been conducted with
the building delivery cycle, the entire life facilities personnel of the client or-
cycle of a building is considered (Figure ganisation. Workshop participation has
7). ranged in numbers from 20 to 60. They
An important observation in this con- are broken down into sub-teams of five
text is that evaluations and reviews by to seven, which will cover different
themselves do not necessarily provide use- areas of a building, or different build-
ful data or added value. Rather, they need ings of the same client organisation.
to be tied into a system which can filter The workshop format is as
and store information for future utilisa- follows18:
tion; eg, programming of future similar — Day 1: POE instruction and prepara-
facilities in the client organisation. Thus, tion for site visit.
the triad of POE database development — Day 2: On-site POE data collection
and facility programming (briefing in the and focus group to prioritise and
UK) has to be seen as the basis for format data for presentation on Day
successful applications of evaluations. 3.
Petronis demonstrated the practicality — Day 3: Presentation of findings and
and value of systematic evaluations of all recommendations to upper manage-
facilities operated by the State Police in ment in the client organisation by
New Mexico, as well as the Albuquerque sub-team coordinators. The result:
Public School District,17 one of the largest executive summary style reports,
in the USA. In this instance, evaluations which management can use to plan
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Preiser
Figure 7 Building
performance
evaluation process
model
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Continuous quality improvement through post-occupancy evaluation feedback
Figure 8 Strategic
asset management
(facility audit/POE)
The results are incorporated in POE facilities, with facilities ranging upwards
survey questionnaires, which are ad- of 15,000 square feet. This type of
ministered to a stratified sample of POE can extend over several weeks
building occupants. They are adminis- and months, depending on the depth
tered from the top down; ie start- of investigation, the dissemination and
ing with supervisory personnel, most analysis of survey data, and other fac-
of whom will be asked to complete tors. Sometimes it is necessary to cover
the survey. Representative samples of different seasons of the year and dif-
lower-level staff will also need to be ferent periods of time in a given day,
covered. Often, this includes the clients week or month, because of fluctuating
and/or visitors of a facility, such as utilisation rates, commercial properties,
patients in a medical office building or such as offices, shopping centres, and so
clients seeking a service, such as coun- on. Two recent examples are inves-
selling, banking, etc. The cost of inves- tigative POEs conducted by: KMD
tigative POEs ranges from US$1.00 to Architects20 of San Francisco, Califor-
2.50 per square foot, and it is con- nia, on Canon Kip Community House
sidered to be appropriate for larger, at a cost of US$25,000; and SHP
more complex organisations and their Architects21 of Cincinnati, Ohio, on
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Preiser
Indian Trail Elementary School at a cost mendations from POEs are agents for
of US$10,000. change and improvement in an organisa-
4 Diagnostic POEs: These are the most tion which, in turn, can result in savings
sophisticated, time and labour intensive in time, effort and money. In several cases,
POEs. They cost from US$2.50 and POEs were carried out on organisations
upwards per square foot, and they can which were in the process of stream-
extend over long periods of time. Ex- lining operations in the face of severe
amples of such diagnostic POEs are the budget cuts. In other words, the mere
Probe studies in the UK.22 In a case like process of evaluation resulted in a rethink-
this, system-wide evaluations are carried ing of the clients’ work processes and
out on a number of comparable facility flow and, thus, triggered a reprogramming
types and sizes, thereby providing high and design of the facility, which best
validity and generalisability of data col- accommodated those change processes.
lected which, in turn, give prognostic Below listed are some case study examples
value and capability. Such outcomes of where POEs lead to significant benefits
diagnostic POEs have the potential of to the client organisation, in terms of
being transformed into guidelines for dollars saved or gained and streamlined
organisations doing repetitive building operations. To quote the Federal Facilities
over time. Again, a recent example is Council again:
a diagnostic POE23 conducted by Jay
Farbstein and Associates (JFA) for the US ‘Stakeholders in buildings include
Postal Service. investors, owners, operators, designers,
contractors, maintenance personnel,
As the Federal Facilities Council ob- and users or occupants. A POE process
served: that captures lessons can serve many
purposes and provide many benefits,
‘Federal agencies have reported costs depending on a stakeholder’s goals and
ranging from $1,800 for a simple stan- objectives. These include the follow-
dard questionnaire that could be com- ing:
pleted in one hour, to $90,000 for an • Support of policy development as
in-depth analysis, including several days reflected in design and planning
of interviews, the use of multi-discipli- guides. The validity of underlying
nary teams, site visits, and report writ- premises used in recurrent designs can
ing. Today the range of methods for be tested and evolutionary improve-
conducting POEs allows an organisa- ments to programming and design
tion to tailor the technique to its ob- criteria can be identified and incor-
jectives and available resources (time, porated into standards and guidance
staff and money). Web-enabled surveys literature.
are emerging, and these may provide • Provision to the building industry of
another technique that can be used at information about buildings in use
a relatively low cost.’24 by improving the measurement of
building performance by quantifying
Benefits and payoff from occupant perceptions and physical
post-occupancy evaluations environmental factors.
While POEs do involve the kind of costs • Testing of new concepts to determine
outlined above, their payoffs can be sig- how well they work in occupied
nificant, because the results and recom- buildings.
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Continuous quality improvement through post-occupancy evaluation feedback
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Continuous quality improvement through post-occupancy evaluation feedback
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