The value of buildings is no longer defined by construction alone. What matters now is operations, data, and energy efficiency.

The construction industry is evolving from a sector primarily focused on building delivery into one that increasingly addresses the entire lifecycle of a building.

Investors, developers, and property owners are no longer looking only at construction costs. They are also assessing future operating expenses, energy efficiency, quality of facility management, and the building’s ability to respond to new regulatory requirements as well as changing user expectations. Marian Heckl, Branch Director, and Roman Kičko, Sector Leader A&TS at Grinity in Slovakia, discuss how the approach to modern buildings is changing.

Where is the construction industry heading, and which trends are the most important?

M. H.: The sector is undergoing a significant transformation from an industry focused on “gross volume” to one defined by precision, comfort, technical sophistication, and sustainability. Investors aim to create high-value buildings of high quality, with a strong emphasis on future operations and energy performance.

Put simply, there are already many investors in Slovakia today who are taking a responsible approach to the buildings they plan to develop. They are doing so with regard to the environment while also creating a positive environment for future building users, both technologically and in terms of well-being. At the same time, they place strong emphasis on minimizing operating intensity and operating costs.

There are already companies on the market that can advise investors on these parameters and develop a concept for integrating them into a project as efficiently as possible. I am pleased and proud that our company is one of them, and that, in this way, we can contribute to improving the quality of life and to introducing environmental principles into the construction industry.

How will technology and digitalization change construction over the next 10 to 15 years?

M. H.: The comparison with traditional approaches is striking. Whereas in the past, building documentation was a static set of drawings, today we are moving towards digital twins. Building Information Modeling, or BIM, is becoming a standard that enables simulation of a building’s behavior before the foundation stone is even laid.

In 10 to 15 years, construction will be built around circularity. Materials will no longer end up in landfills but, thanks to digital material passports, will be reusable. Digitalization will move from the design phase directly onto construction sites through robotics and 3D printing of concrete structures, significantly reducing error rates and reliance on scarce labor.

Why are investors increasingly looking at the entire lifecycle of a building?

M. H.: This shift in investor thinking is the most significant change of the past decade. The traditional “build and sell” model is being replaced by a model focused on the long-term appreciation of the asset. Today, investors analyze LCC, or Life Cycle Costs, meaning the total costs associated with the lifecycle of a facility or building. They understand that a cheaper solution during construction, such as a lower-quality façade or less expensive technologies, can dramatically increase operating costs over the next 20 years. Today, a building is perceived as a dynamic ecosystem that must be capable of generating returns throughout its entire life, not only at the point of first sale.

R. K.: This is why, in our projects, we look for the most efficient energy solution, with emphasis on construction materials, technological solutions, location, and building volumes. Minimizing energy consumption is now a key topic in construction. In this area, our company provides consultancy to some of the largest building portfolio owners, reassessing energy solutions not only for new projects but also for “energy-upgrading” existing buildings and improving the value of their operations.

Why is the importance of building operations and facility management increasing?

R. K.: Building operations were long considered a secondary topic, but they are now becoming a dominant issue. The reason is that the energy crisis and legislative requirements have turned inefficient buildings into “toxic assets”. The importance of operations is growing because this is the phase in which sustainability targets are truly delivered. Properly configured facility management can extend the lifespan of expensive technical equipment, such as HVAC systems or elevators, by several years, saving millions in capital expenditure on replacement.

In short, operations are where the theory of sustainability translates into real financial savings. Our company entered the building operations and facility management sector some time ago to support clients not only in the design and construction of buildings but also in their operation. We are developing a professional building management system that moves away from older approaches to facility management and brings new principles into building operations.

What is key to efficient building operations?

M. H.: The key factors are energy efficiency, flexibility, and simple management. A building must provide comfort for its users while operating with the lowest possible energy consumption, for example, by using renewable energy sources, heat recovery, or intelligent control of building technologies. It is equally important that the building can adapt to tenants' changing needs without requiring major interventions.

However, efficient operations are not based on technology alone. Systems must be transparent, properly configured, and supported by high-quality software so that the facility manager can keep them running optimally. The quality of the indoor environment also plays an important role, from air quality and lighting to the overall comfort of people in the building.

Where is modern facility management heading, and what role does data play in it?

R. K.: Modern facility management is moving away from the reactive model of “we fix it when it breaks” towards a predictive and user-oriented approach. Data from sensors enable monitoring of consumption, air quality, CO₂ levels, lighting, and the condition of technical systems, and identification of inefficiencies or the risk of failure in good time.

Digitalization and artificial intelligence help evaluate this data in real time. As a result, heating, cooling, shading, and ventilation can be managed more precisely, while unnecessary energy losses can be prevented. The facility manager is therefore no longer merely a provider of technical support, but a partner who helps increase the comfort, efficiency, and value of the building.

How does the interconnection of consultancy, expert assessment, and technical services work?

R. K.: This integrated system is based on a feedback principle. Professional consultancy and expert assessment provide deep analytical insight into the asset's technical condition. These findings are then transferred into the design of technical services. If an expert identifies a systemic risk in the building’s structure, the technical services team can respond immediately by adjusting the maintenance plan. This creates a closed loop in which theoretical knowledge of the building is directly translated into practical steps in its management.

What role does Grinity play in the entire process?

R. K.: Grinity can act as a strategic partner, supporting the client across all phases, particularly for administrative and commercial buildings. Technical consultancy and expert assessment mean that before an acquisition, we carry out an in-depth Technical Due Diligence (TDD) to identify hidden defects and the real costs of future repairs.

EOB project management, meaning the energy optimization of buildings, ensures that implementation or modernization based on TDD findings is completed on time, within budget, and with maximum emphasis on energy efficiency. We then take over the building for long-term care, leveraging our knowledge of its technical condition to ensure its sustainable operation.

What are the company’s further plans?

R. K.: Our goal is to transfer know-how from the commercial sector into residential housing and offer comprehensive management of apartment buildings, both new developments and the existing housing stock. In new projects, we focus on ensuring that technologies operate efficiently from day one and that owners do not overpay unnecessarily for energy.

In existing apartment buildings, we aim to support systematic refurbishment, energy optimization, and the reduction of technological debt. We want to move apartment building management away from passive administration towards a professional, data-driven service with tangible benefits for owners.