Maximising In-House Teams Through Professional Property Management Partnerships

Chakrapan Pawangkarat

Head of Property and Asset Management, JLL Thailand

Secretary-General, Property Management Association of Thailand

11 August 2025

Strategic Recommendations for Property Owners

1. Executive Overview

Some property owners in Bangkok choose to operate their office buildings through in-house management teams to maintain direct control and protect corporate culture. While this approach offers certain benefits, it can also create blind spots in technical expertise, compliance, and market competitiveness.

A strategic partnership with a professional property management (PM) firm — not as a full outsourcer, but as an advisory and performance enhancement partner — allows owners to retain operational control while gaining access to market-leading practices, technical depth, and ESG leadership.

This hybrid model delivers the best of both worlds: owner-led culture with professional-level performance.

2. Current Challenges for In-House Teams

• Limited external benchmarking: Performance standards are often set internally, risking complacency.

• Rapid technology changes: In-house staff may lack exposure to the latest BMS analytics, AI-driven optimisation, or retrofit methods.

• Compliance complexity: ESG disclosure, safety codes, and energy regulations require specialist knowledge.

• Capacity constraints: Large projects (retrofits, certifications) can overwhelm daily operations.

3. Strategic Value of a Professional PM Partner in an In-House Model

A. Strategic Oversight & Market Benchmarking

• Provide independent performance audits against peer buildings in the Bangkok CBD and regional markets.

• Align in-house operations with the owner’s asset value strategy and leasing positioning.

• Advise on long-term capital planning for upgrades and compliance.

B. Technical & Energy Optimisation Expertise

• Conduct targeted system diagnostics for HVAC, BMS, and energy systems.

• Develop chiller plant and air-side optimisation strategies for the in-house team to execute.

• Troubleshoot persistent operational issues beyond the team’s current expertise.

C. ESG & Compliance Leadership

• Guide LEED, WELL, or TGBI certification and re-certification without diverting in-house resources.

• Ensure full compliance with Thai building codes, safety laws, and the Energy Conservation Promotion Act.

• Consolidate operational data into investor-grade ESG reports.

D. Training & Capability Building

• Deliver continuous training for engineers and technicians on energy efficiency, IAQ management, and emerging technologies.

• Mentor in-house managers to lead data-driven operational decision-making.

• Onboard the team quickly when new technology platforms are deployed.

E. Vendor & Project Support

• Develop technical specifications and tender documents for maintenance contracts or retrofits.

• Vet and recommend high-quality service providers.

• Coordinate technology integration across systems and vendors.

4. Recommended Partnership Model

Frequency:

• Quarterly: Performance review workshops, KPI reporting, market updates.

• Biannual: Technical system audits, energy efficiency reviews.

• Annual: ESG compliance audit, training programme, capex review.

Role Boundaries:

• In-house team: Day-to-day operations, tenant service, routine maintenance.

• Professional PM partner: Strategic oversight, specialist support, benchmarking, compliance leadership.

KPIs to Track Together:

• Energy intensity (kWh/m²/year) and cooling efficiency (kW/RT).

• Tenant satisfaction scores.

• ESG rating/certification status.

• OPEX savings vs. baseline.

5. Implementation Steps for Owners

1. Assess Gaps – Conduct an internal review of technical, compliance, and ESG capabilities.

2. Select the Right Partner – Choose a PM firm with proven expertise in similar asset types and performance improvement.

3. Define Scope Clearly – Establish where the partner advises, supports, and trains — without duplicating the in-house team’s role.

4. Integrate KPIs – Create a shared dashboard that tracks agreed performance outcomes.

5. Review & Adjust – Revisit the arrangement annually to ensure it continues to add value.

6. Strategic Benefit for Property Owners

• Retain operational control while closing skill and knowledge gaps.

• Protect and enhance asset value through independent oversight.

• Keep pace with technology and ESG requirements without overburdening the in-house team.

• Position the property competitively in a market where tenant expectations and regulatory demands are rising.

Bottom Line: For Bangkok property owners, a hybrid model — in-house operations + professional PM advisory — offers a cost-effective, scalable way to achieve prime building performance, tenant loyalty, and ESG leadership without relinquishing direct control.

This approach transforms the in-house team from “good operators” into market-leading performers.