UK-wide facilities management & business consultancy · Based in South Wales 01495 364529 enquiries@3s-consult.co.uk Trades: join our panel Subcontractor login →
3S 3S Facilities Management Specified · Sustainable · Solutions

Facilities management that just works

Tell us what the building needs. We'll find the right solution for you.

Hard FM, soft FM and the strategic layer above both. Specified, priced, allocated to a vetted subcontractor and photographed on completion. And if the budget is not there this quarter, we can finance it.

Statutory compliance Planned & reactive SSIP-accredited panel Funding available
Find a tradeLive panel
Hard FMPlant, fabric and statutory compliance
Soft FMCleaning, security and grounds
Strategic FMLifecycle, budgets and reporting
What facilities management covers

Three layers, one contract

Most providers do one of these well and subcontract the rest badly. We hold all three, and the panel is ours.

Hard FM

The physical fabric and the fixed systems. The things that stop the building working if they fail.

  • HVAC: heating, ventilation and air conditioning
  • Electrical systems and lighting
  • Plumbing, water and drainage
  • Fire safety: alarms, sprinklers, extinguishers, emergency lighting
  • Lifts and escalators
  • Building fabric repairs: roofing, windows, doors, flooring
  • Planned and reactive maintenance
  • Statutory compliance testing: gas safety, PAT, legionella, EICRs
Plant replacement and major fabric works can be spread over a fixed term. Finance options →

Soft FM

The services that make the space usable, and the ones your staff and visitors actually notice day to day.

  • Cleaning, waste management and recycling
  • Security: guarding, CCTV, access control
  • Reception and front-of-house
  • Catering and vending
  • Grounds maintenance and landscaping
  • Pest control
  • Mailroom and couriers
  • Washroom services
Security systems, catering and washroom equipment can all be funded. Finance options →

Strategic FM

The layer above both, for larger estates, where the savings and the compliance risk actually sit.

  • Space planning and office moves
  • Energy management and sustainability reporting
  • Health and safety compliance
  • Asset registers and lifecycle planning
  • Managing FM contractors and service contracts
  • Workplace technology: CAFM, smart building systems, room booking
Lifecycle replacement programmes can be funded across the whole estate. Finance options →
Most requested

★Fire safety

The single most common reason a building fails an inspection, and the one area where getting it wrong carries personal liability for the Responsible Person. We cover all of it under one contract rather than five: the assessment, the systems, the passive protection and the paperwork that proves it.

Fire risk assessments

The legal starting point under the Fire Safety Order. Carried out, documented and reviewed, with the actions costed rather than just listed.

Fire alarm systems

BS 5839

Design, installation, commissioning and periodic servicing, including remote monitoring where the risk warrants it.

Emergency lighting

BS 5266

Installation, monthly function tests and annual three-hour duration tests, logged and certificated.

Fire extinguishers

BS 5306

Survey, supply, annual service and replacement, sited correctly for the risk rather than wherever there's a spare bracket.

Sprinklers & suppression

Wet and dry systems, kitchen suppression and gas systems. Installation, inspection and maintenance.

Fire doors

Survey, installation and remedial works, with the six-monthly inspection regime higher-risk buildings now require.

Passive fire protection

Compartmentation surveys, fire stopping, cavity barriers and penetration sealing. The part that's hidden until it matters.

Dry & wet risers

Installation, annual testing and repair, so the fire service has water where it needs it.

Smoke ventilation

AOV and mechanical smoke control systems, including the weekly and annual testing regimes.

Signage & wayfinding

Escape route signage, fire action notices and photoluminescent wayfinding, specified to the building.

Evacuation planning

Strategies, drills and personal emergency evacuation plans for occupants who need them.

Training & records

Fire warden and awareness training, plus a fire logbook that stands up when an inspector asks for it.

Remediation can be financed. Fire safety work has a habit of arriving as an unbudgeted enforcement notice. Alarm replacement, compartmentation and door programmes can all be spread over a fixed term rather than taken out of this year's numbers.

Book a fire risk assessment Finance it

Fire safety duties sit with the Responsible Person under the Regulatory Reform (Fire Safety) Order 2005, as amended by the Fire Safety Act 2021 and the Building Safety Act 2022. We carry out and document the work; the legal duty stays with you, and we will tell you plainly where it bites.

Across a whole building

Everything we can take off your hands

A single site touches most of the list above. Here is where each one lives.

123456789101112
Hard FM Soft FM Strategic
1Rooftop plant: HVAC, chillers, air handling
2Roofing and building fabric
3Lifts, escalators and the lift overrun
4Electrical distribution and lighting
5Fire alarms, sprinklers and emergency lighting
6Plumbing, water, drainage and legionella control
7Cleaning, waste and recycling
8Security: guarding, CCTV, access control
9Reception, front-of-house and post
10Grounds maintenance and landscaping
11Energy management and sustainability reporting
12Asset register and lifecycle planning

Don't let the budget decide the specification

Plant replacement, refurbishment, fit-out and compliance remediation can all be funded over a fixed term, with the payments agreed before you commit. Check your likelihood score first. It takes twenty seconds and leaves no credit footprint.

Finance options
The process

How it works

The ten-stage route from first enquiry to final account, and what the subcontractor sees at each point.

How does it work?
For trades

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We allocate work across the hard and soft trades. Scope written, dates confirmed, payment on certification.

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Services

Facilities management services in detail

Hard facilities management

For business owners and facilities managers responsible for a building that has to stay open. One contract covers the plant, the fabric and the testing, with every job evidenced before it is signed off.

Read more →Soft facilities management

For office, site and facilities managers juggling several service suppliers. One contract and one point of contact for the day-to-day services that make a building usable.

Read more →Strategic facilities management

For owners and managers of larger or multi-site estates. A clear view of your assets, budgets and contracts, so spending is planned rather than forced.

Read more →Statutory compliance testing

For landlords, business owners and facilities managers who need their statutory testing done on time and recorded. We schedule it, deliver it and keep the certificates together.

Read more →Fire safety, fully covered

For business owners, landlords and facilities managers who carry the fire safety duty for a building. You get the assessment, the fixes and a fire logbook that stands up to an inspector.

Read more →