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FCI Scores: The Single Number That Predicts Facility Failures

How Facility Condition Index tracking transforms reactive maintenance into predictive capital planning

October 12, 2025
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14 min read
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Strategic Planning

Predict Failures Before They Happen

The Facility Condition Index (FCI) reveals which buildings will fail next—giving you years of advance warning to plan replacements instead of scrambling for emergency funds.

The $1.4 Million Question

March 2019. A university board meeting. The CFO asks facilities management a simple question: "How much deferred maintenance do we actually have?"

The facilities director looks at scattered condition assessment reports from 2014. Some buildings were surveyed. Others weren't. Assessment methods varied by consultant. Costs were in historical dollars—no inflation adjustments. His answer: "Somewhere between $800,000 and $2.3 million. We think."

Two months later, the main campus chiller failed. Age: 24 years. Expected life: 20 years. The university had no budget for emergency replacement. Summer classes canceled. Emergency rental chillers: $45,000 per month. Rush replacement: $1.4 million—60% over normal cost due to emergency procurement.

The painful truth: The chiller's end-of-life was 100% predictable. It was purchased in 1995. Standard HVAC equipment life: 20 years. By 2015, it should have been on the capital replacement list. By 2019, it was a ticking time bomb. The university simply didn't have a system to track asset lifecycles and calculate facility condition objectively.

The Scale of the Deferred Maintenance Crisis

That university isn't alone. Organizations across North America are sitting on deferred maintenance time bombs:

$1.38T

U.S. infrastructure receives a C- grade with $1.38 trillion in deferred maintenance across public facilities

$26B

U.S. K-12 schools face $26 billion annually in deferred maintenance, with 53,000 schools requiring significant repairs

$9.5B

Canadian municipalities report $9.5 billion in deferred infrastructure maintenance, with 30% of facilities in fair or poor condition

Organizations without systematic facility condition tracking spend 2-3x more on reactive maintenance compared to those with predictive capital planning. Emergency repairs cost 30-50% more than planned replacements. And yet, fewer than 40% of facility managers can accurately quantify their deferred maintenance backlog.

Why Traditional Condition Assessments Fail

Most organizations rely on periodic facility condition assessments—hiring consultants every 3-5 years to walk facilities and estimate condition. The problems with this approach:

Snapshot, Not Tracking: Assessments capture a moment in time. Assets age continuously. By year 3 of a 5-year assessment cycle, your data is already outdated.
Inconsistent Methods: Different consultants use different rating scales. One firm's "fair" is another's "poor." You can't track trends when the methodology changes each cycle.
Historical Costs: Replacement costs are estimated in current dollars but never inflation-adjusted. A $50,000 boiler from 2015 doesn't cost $50,000 to replace in 2025—it costs $64,000+.
No Predictive Value: Assessments tell you condition today. They don't project when assets will fail or forecast future capital needs. You're always looking backward.

"We need a way to track facility health continuously—not every 5 years. We need to see the curve, not just the point. We need FCI scores that update automatically as assets age, so we can plan capital replacements before failures force our hand."

That system exists. It's called automated FCI tracking.

What is Facility Condition Index (FCI)?

FCI is an industry-standard metric that quantifies facility health with a single number between 0.00 and 1.00. It answers the question: "What percentage of my facility's value needs to be replaced due to deferred maintenance?"

The FCI Formula

FCI = Deferred Maintenance Cost / Current Replacement Value

A simple ratio that reveals facility health at a glance

Good

FCI < 0.05

Less than 5% needs replacement

Fair

FCI 0.05 - 0.10

5-10% deferred maintenance

Poor

FCI > 0.10

More than 10% at end-of-life

Example: Office Building

Total Current Replacement Value (CRV):$2,500,000
Assets past end-of-life (deferred maintenance):$275,000
FCI Score:0.11 (11%) = Poor Condition

This building has $275,000 in assets that should have already been replaced—11% of its total value needs immediate capital investment.

FCI is used by governments, universities, hospitals, school districts, and commercial property managers worldwide because it:

  • Standardizes facility condition across different building types and ages
  • Enables benchmarking against industry standards and peer organizations
  • Justifies capital budgets to executives and boards with objective data
  • Predicts future failures by tracking asset lifecycles and aging trends

What is a Good FCI Score?

FCI benchmarks vary by industry and risk tolerance. Here are the industry-standard thresholds used across North America:

FCI Benchmarks by Industry

SectorGood (<5%)Fair (5-10%)Poor (>10%)Notes
K-12 Schools< 0.050.05 - 0.10> 0.10APPA/CEFPI standards
Higher Education< 0.050.05 - 0.10> 0.10APPA guidelines
Healthcare< 0.030.03 - 0.05> 0.05Stricter due to patient safety
Municipalities< 0.050.05 - 0.10> 0.10FCM/provincial standards
Commercial Property< 0.050.05 - 0.15> 0.15Varies by asset class/tenant

Healthcare facilities typically require stricter FCI targets due to patient safety regulations and accreditation requirements.

Key insight: A "good" FCI score isn't about reaching zero—some deferred maintenance is normal. The goal is to keep FCI stable and manageable, preventing the exponential growth that leads to crisis-level backlogs.

FCI Tracking for Canadian Organizations

Canadian municipalities and public sector organizations face specific regulatory requirements for asset management planning that make FCI tracking essential:

Ontario O. Reg. 588/17

Requires Ontario municipalities to develop asset management plans that include current levels of service, lifecycle management strategies, and condition assessments. FCI provides the objective condition data needed for compliance.

FCM Asset Management Program

The Federation of Canadian Municipalities provides funding and guidance for municipal asset management. FCI tracking aligns with FCM's recommended practices for infrastructure health reporting.

Provincial Infrastructure Reports

British Columbia, Alberta, and other provinces require public reporting on infrastructure condition. FCI provides a standardized metric that enables comparison across jurisdictions and asset types.

Funding Applications

Infrastructure Canada and provincial funding programs increasingly require quantified condition assessments. FCI scores strengthen grant applications by demonstrating objective need and accountability.

Canadian context: With an estimated $150+ billion infrastructure deficit across Canadian municipalities, FCI tracking has become essential for prioritizing limited capital budgets and demonstrating due diligence to taxpayers and auditors.

How AssetLab Calculates FCI Automatically

Unlike manual condition assessments, AssetLab calculates FCI continuously and automatically based on asset purchase dates, expected lifetimes, and inflation-adjusted replacement values.

1

Calculate Inflation-Adjusted Replacement Values

AssetLab adjusts every asset's purchase cost to current-day replacement value using your global inflation rate.

CRV = Purchase Cost × (1 + Inflation Rate)Years
Example:
• HVAC unit purchased 2015: $50,000
• Inflation rate: 2.5% annually
• Years elapsed: 10 years (2025 - 2015)
• Current Replacement Value: $64,003

This ensures your capital budgets reflect actual market costs, not outdated historical prices.

2

Identify Assets Past End-of-Life

AssetLab calculates each asset's lifecycle percentage based on age and expected lifetime. Assets at ≥100% lifecycle count as deferred maintenance.

Lifecycle % = (Asset Age / Expected Lifetime) × 100
Boiler: 8 years old, 20-year life
40% Lifecycle
Chiller: 17 years old, 20-year life
85% Lifecycle
Roof: 22 years old, 20-year life
110% Lifecycle ⚠️

Only the roof (110% lifecycle) counts toward deferred maintenance. The others are still within expected life.

3

Calculate FCI at Multiple Levels

AssetLab aggregates FCI across four organizational levels—giving you portfolio-wide visibility and the ability to drill down to specific problem areas.

Site-Level FCI

Compare condition across your entire facility portfolio. Identify which sites need priority capital investment.

Building-Level FCI

Drill down within a site to see which specific buildings are driving poor FCI scores.

System Class FCI

See condition by building system type (HVAC, Plumbing, Electrical, etc.) using industry-standard CSI MasterFormat.

System Group FCI

High-level view of system families (Mechanical, Electrical, Envelope, Interior) for strategic planning.

4

Forecast FCI 10 Years Into the Future

AssetLab projects FCI trends by identifying which assets will reach end-of-life each year—giving you years of advance warning to plan capital budgets.

Example 10-Year FCI Forecast
2025
0.08
Fair
2028
0.14
Poor
2030
0.22
Critical

This forecast shows FCI deteriorating from Fair to Critical by 2030 as multiple assets reach end-of-life. With this warning, you can budget proactively instead of reacting to failures.

Real-World Impact: How Organizations Use FCI Scores

Capital Budget Justification

Scenario: A school district submits its annual capital budget request to the board. Instead of saying "We need $2 million for HVAC replacements," they present FCI data:

  • Current portfolio FCI: 0.12 (Poor) with $3.8M in assets past end-of-life
  • Highest-risk schools: Lincoln High (FCI 0.18), Jefferson Middle (FCI 0.16)
  • System breakdown: HVAC systems (FCI 0.22) are the primary driver
  • Investment impact: $2M targeted HVAC replacements will improve FCI to 0.08 (Fair)

Result: Board approves full $2M request with confidence, understanding exactly where funds will be deployed and the measurable improvement in facility health.

Predictive Capital Planning

Scenario: A university uses AssetLab's 10-year FCI forecast to plan capital expenditures proactively:

2025-2027: FCI remains 0.06-0.08 (Fair)$800K annual budget adequate
2028: FCI jumps to 0.14 (Poor)⚠️ "Cliff" - 8 major assets expire
Projected need: $2.4M replacement cost3x normal annual budget

Action Taken: Instead of waiting for 2028, the university increases capital reserves by $400K annually starting in 2025. By 2028, they have the full $2.4M budgeted with zero emergency funding requests.

Result: Smooth capital planning, no emergency budgets, and FCI maintained below 0.10 through proactive replacements.

Portfolio Prioritization

Scenario: A property management company oversees 25 commercial buildings. FCI scores reveal:

12 buildings: FCI < 0.05 (Good)
Maintain current PM
9 buildings: FCI 0.05-0.10 (Fair)
Monitor & plan replacements
4 buildings: FCI > 0.10 (Poor)
Immediate capital needed

Action Taken: Company drills down into the 4 poor-condition buildings. System Class FCI reveals roofing systems (FCI 0.28) are the common failure point. They secure a bulk roofing contract, replacing 8 roofs across 4 buildings for 20% cost savings vs. individual replacements.

Result: Portfolio FCI improves from 0.09 to 0.06, tenant satisfaction increases (no more leak complaints), and proactive approach prevents emergency repairs.

What You See in AssetLab

AssetLab displays FCI scores visually across your entire organization—from portfolio overview to individual building systems.

Dashboard: Real-Time FCI Gauges

Your main dashboard shows FCI scores for Sites, Buildings, System Classes, and System Groups—each with color-coded progress bars and current condition ratings.

Main CampusFair
FCI: 0.084CRV: $12.4M
HVAC Systems (D30)Poor
FCI: 0.142CRV: $3.2M

Click any gauge to see a historical FCI trend chart showing how condition has changed over time.

FCI Forecast Chart: See the Future

The forecast chart projects FCI for each site over the next 10 years, showing you exactly when facilities will deteriorate if no action is taken.

10-Year FCI Forecast (Sample)
202520262027202820292030

Chart shows FCI trending from Good (green) to Poor (red) by 2029-2030 without intervention

Drill-Down Analysis: Find the Root Cause

Start with portfolio-level FCI, then drill down through organizational hierarchy to identify exactly which systems are driving poor scores.

1
Portfolio: 4 sites, average FCI 0.09 (Fair)
2
Drill to Sites: East Campus (FCI 0.14) is worst performer
3
Drill to Buildings: Science Hall (FCI 0.22) needs attention
4
Drill to Systems: HVAC (FCI 0.38) - 4 units past end-of-life

In 4 clicks, you've identified the exact problem: Science Hall HVAC systems need $420K in replacements to bring building FCI back to acceptable levels.

Why FCI Tracking Transforms Facility Management

For Facility Managers

  • Objective condition data instead of subjective visual assessments
  • Automated updates as assets age—no manual condition re-assessments required
  • Instant drill-down from portfolio to building to specific systems
  • Identify which facilities need attention based on data, not complaints

For Financial Leaders

  • Quantify deferred maintenance in dollars for accurate capital budgeting
  • 10-year forecasts show future capital needs before they become emergencies
  • Inflation-adjusted costs ensure budgets reflect current market prices
  • Avoid emergency funding requests with proactive planning

For Executives & Boards

  • Industry-standard metric for portfolio condition and risk assessment
  • Benchmark against peer organizations and industry standards
  • Visual dashboards show facility health at a glance
  • Demonstrate due diligence for audits and stakeholder reporting

For Asset Planners

  • Prioritize replacements based on lifecycle data and FCI impact
  • Model scenarios: See FCI improvements from specific replacement investments
  • System-level view identifies common failures across multiple buildings
  • Optimize bulk replacement contracts for cost savings

Built on Industry Standards

AssetLab's FCI tracking follows established facility management best practices and integrates with industry-standard classification systems:

CSI MasterFormat Integration

System Classes mapped to CSI MasterFormat codes (D30 HVAC, D50 Electrical, etc.) for industry-standard categorization and benchmarking.

Inflation-Adjusted Economics

Compound inflation calculations ensure replacement values reflect current market costs, not historical purchase prices—critical for accurate capital budgeting.

Lifecycle-Based Deferred Maintenance

Only assets at ≥100% of expected lifetime count toward deferred cost—preventing premature replacements and aligning with asset management standards.

Automated Real-Time Updates

FCI scores recalculate automatically as assets age and inflation rates update—no manual condition assessments or consultant reports needed.

Stop Reacting to Failures. Start Predicting Them.

AssetLab's automated FCI tracking gives you years of advance warning before assets fail, quantifies your deferred maintenance in dollars, and helps you budget proactively instead of scrambling for emergency funds.

Explore Product Features

Strategic PlanningRisk ManagementAsset Lifecycle Tracking

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