Australia’s Most Intelligent Asset Registers
Lifecycle capital planning turns condition and asset data into a costed ten year capital works programme, structured for board presentation and executive approval.
Assets are mapped to the systems they belong to, and remaining life and risk set the timing. Related systems are then bundled into projects, and each project is priced with its preliminaries rather than with a replacement cost.
Kairos starts by reviewing your data, testing it against what the model needs and identifying any gaps. This will result in one of three recommendations.
Your register carries condition ratings, install dates, quantities and locations at the level the model needs. Kairos runs a desk-based sense check over it for gaps, errors and limitations. Nobody attends site on this route.
Your register holds the assets but not the attributes a capital decision needs. Kairos mobilises a limited capture to close those gaps and bring the data up to a usable level. It covers the classes that carry the money rather than the whole portfolio, and newly captured records are marked separately from your existing ones.
An asset data capture or a building condition assessment comes first. The same Kairos auditors do the field work, so one mobilisation produces a register, a condition dataset and a capital programme that agree with each other.
On this route the capture runs on Audify, the platform Kairos built, which validates records in the field against MANMOD, a manufacturer database built over nine years. Replacement costs outside the expected range are flagged before they reach the model.
The work breaks into six scope items. You can commission all six or only the ones your objectives need, and if you already have a scope of works, Kairos prices against it line by line.
A condition rating tells you the state of one component and nothing about what it is connected to. A programme built from condition alone schedules components separately even where they fail together.
Kairos links each asset to the system it serves and to the assets above and below it. A cooling tower is recorded against the condenser water circuit and the chiller plant it serves, which is what shows the true scope of replacing it.
Environmental factors, usage patterns, maintenance history and operational requirements set the remaining life estimate, rather than install date and design life alone. Two identical units installed on the same day return different remaining lives. One runs at half load in a plant room, the other runs continuously on a coastal rooftop.
Likelihood is scored from the condition rating, the remaining life estimate and the maintenance history. Consequence is scored against your risk matrix, from the service the asset supports and what stops when it fails. The two combine into a funding order, which is a different order from worst condition first.
Your specialist contractors have already said what work is needed, and their reports sit across different consultants and different years. Kairos maps what they found to the asset records it applies to and carries it into the programme, rather than paying to have the same assessment done twice.
Kairos bundles works that share a system, a plant room or an access provision, and that fall due inside a window you set. Coordinating the replacement timing captures economies of scale and cuts the number of times a building is disrupted.
Each bundle is then priced as a project, so the estimate carries the preliminaries a standard report leaves out. Design fees, engineering, the tender process, access equipment, project management and the cost of working in an occupied building. What you receive is the cost of delivering the work rather than the replacement value of the parts.
The output is a ten year capital works programme, in a format built to go to a board. It carries renewal timing, project costs, an implementation sequence and a funding profile.
Kairos models the funding scenarios you nominate and reports what each one does to the condition profile of the portfolio. A twenty year horizon is available where your planning framework uses one.
You approve the assumptions before the numbers are built, and the numbers before they go to your executive.
Kairos reviews what you hold, tests it against what the model needs and reports the gaps before any work is priced.
Kairos proposes the life tables, cost sources, risk matrix, bundling rules and reporting format, and you sign them off.
The method is run on one representative site or asset class, and you sign off the output before it is applied to the portfolio.
Kairos models remaining life, risk and cost across the portfolio, consolidates your existing technical reports in and bundles the works into projects.
You receive the capital works programme, the cost model and the funding scenarios in draft, and you review them.
Kairos issues the final programme and model, and runs a close-out review with you.
The analysis works from condition and asset data, your existing technical reports and published cost data. Kairos does not do any of the following.
Where a decision needs more cost certainty than the analysis can give, the programme says so and names the investigation that would close it.
A lifecycle report gives you a replacement schedule by asset, with individual component data and no system relationships behind it. This gives you a programme by project, with related systems bundled and each project priced with its preliminaries. The two totals differ, because a schedule of replacement values is not the cost of delivering the work.
No. Your existing mechanical, electrical, fire, hydraulic and structural reports are mapped to the asset records they apply to, then carried into the programme with the source and date named. Where two reports disagree, both are shown and the decision is yours.
Where your data carries condition, install dates, quantities and locations at the level the model needs, yes. That route is a desk-based sense check and nobody attends site.
The review at step one tells you whether your data holds up. Where it does not, the capture is scoped to the classes that need it rather than to the whole portfolio.
You keep control of your own data structure, taxonomies and integration requirements. Kairos builds the programme to the hierarchy and naming conventions your system already uses, rather than to a structure of its own.
The programme and the records under it are delivered in your system’s bulk import template and validated before the load, then reconciled with your system team after it. Kairos has delivered into QFM, TechnologyOne, Urbanise and Maximo.
The price is a lump sum by stage, with a schedule of rates for variations. The stages are data review, alignment, modelling, project development and reporting.
Three things set the lump sum. How many assets there are, how far the analysis goes, and whether field work is needed to close a data gap. Consolidating your existing technical reports is priced on top.
A variation arises from a change to the agreed scope, or from a data gap bigger than the one the review found. Work outside the agreed scope needs your written approval before it starts.
The data review lands in the first weeks and sizes the rest. You get a duration quoted against your own dataset, rather than a guess made before anyone has seen it.
Where field work is in scope, the field programme sets the duration and the analysis follows it.
The new figure is reconciled against it. You receive the variance by asset class and the reason for each movement, so the change can be explained to whoever approved the previous number.
They are evaluated for inclusion in a bundled project anyway, and the programme shows what including them costs and what excluding them costs. The write-off and depreciation effect of early replacement is stated against each one.
It supplies the inputs. You receive componentised current replacement cost, remaining useful life and the obsolescence adjustments a fair value needs. The valuation itself is scoped separately and delivered with a specialist valuation partner.
Rawlinsons and AIQS published rates, with the base year and the escalation rate stated. Costs are built like for like with modern equivalent technology. Where an asset has no published rate, the source of the rate used is named against it.
Yours. Where you have none, Kairos uses standard industry life tables and rates condition on the IPWEA IIMM 1 to 5 scale, with IPWEA Practice Note 3 for building elements. Both are agreed at alignment and tested at the model assurance gate before the portfolio is run.
Yes. The model is handed over, so your team can re-run it against a changed budget or a completed project. Ageing the dataset forward against the deterioration assumptions in the model is a projection rather than an observation, and the programme marks which records are which.
Kairos holds the cover and systems that council and government panels ask for.
Where field work is in scope, the safe work method statements, police checks and Working with Children Checks that go with it come too.
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