Intelligent Buildings

REVIEW ARTICLE

The CABA Building Intelligence
Quotient programme
David Katz*, Jiri Skopek
Building Intelligence Quotient Consortium, Toronto, Ontario, Canada

The article describes the web-based Building Intelligence Quotient (BiQ) programme, developed for
the Continental Automated Buildings Association (CABA). The initial BiQ beta testing and the BiQ
corporate portfolio analysis are reported. The BiQ rates building automation systems in existing large
office buildings and supports the integrated design and life-cycle costing processes. It contributes to
the increasing convergence of green and intelligent building programmes. Using the BiQ for rating the
intelligence of building automation contributes to the knowledge of building performance and enhances
intelligence within the building industry. The BiQ reflects the convergence of information technology
to all building and business enterprise systems contributing to the acquisition of knowledge that can
positively guide future decision making and action. Using the BiQ and comparing the BiQs across
corporate portfolios provides new ways that various stakeholders can learn from actual building
performance and improve decision making for the automation systems of future buildings. The BiQ
can be a key part of developing individual and collective intelligence in relation to building design and
operation. The BiQ report is a feedback mechanism that shows what is working and what is not. The
BiQ and other CABA programmes contribute to the notion of feedback and intelligence.

Keywords: automation; BiQ; building; CABA; energy management; feedback; Green Globes;
intelligence; quotient; rating

INTRODUCTION a web-based building automation intelligence
The Continental Automated Buildings Association rating programme that uses the Green Globes
(CABA) is a trade association for building web platform already in use by the Building
automation that performs collaborative research Owners and Managers Association (BOMA) and
and seeks to educate the industry in the benefits other organizations in Canada.
of the members’ products and services. CABA The BiQ is an educational and information
members, which include many world-leading programme that is governed by the IIBC BiQ
companies, can join its Integrated and Intelligent advisory committee members who are also
Building Council (IIBC) which focuses on the independent consultants or CABA members
larger building automation, while other members representing their companies. The BiQ is equally
focus on the SMART Home. The IIBC selected supportive of all CABA member intelligent
a consortium of three CABA members to products, technology and protocols to avoid
develop the Building Intelligence Quotient (BiQ), any conflict of interest. This article describes

*Corresponding author. E-mail: dkatz@sustainable.on.ca

Intelligent Buildings International 1 (2009), 277–295 doi:10.3763/inbi.2009.SI05
© 2009 Earthscan ISSN: 1750–8975 (print), 1756–6932 (online) www.earthscanjournals.com

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278 Katz, Skopek

the background and key features of the BiQ Ronald Zimmer, CABA president and chief
and presents an analysis of the results of beta executive officer, indicates that the BiQ ‘is
testing on a building portfolio. designed to paint a clear picture of your
building intelligence performance against best
THE BUILDING INTELLIGENCE practices for design, installation and operation’
QUOTIENT PROGRAMME that ‘gives practical advice for improvements,
Over the past 20 years there has been offers resources for making the upgrades, and
considerable debate about the concept of an provides additional information on relevant
‘intelligent’ building. Work has been undertaken strategies and technologies’ (Katz, 2007). The
in many forums to define and quantify the BiQ tool allows property owners and managers
term; the end result of these efforts is that to receive a rating of a building’s intelligence
an intelligent building is not just one thing. and provides design guidance to ensure
Indeed, Clements-Croome (2004), Kell (2005), that all relevant issues are considered when
Wong et al. (2005) and others emphasize the making a choice of subsystems and their level
multiplicity of definitions of an ‘intelligent’ of integration. Owners and developers with
building. However, a consistent notion within the multiple properties can also use the tool to
term intelligent building is the use of technology assess and compare the building intelligence
and processes to create a building that is safer systems in their portfolio. In addition, as more
and more productive for its occupants and more and more buildings are BiQ verified, point
operationally efficient for its owners. Moreover, scores will be aggregated in an anonymous
the result of implementing these intelligent database, enabling users to analyse how their
technologies and processes are buildings that building intelligence design performs in relation
cost less to operate and are worth more to their both to the median and to buildings that are
occupants and owners. For building projects similar in terms of type and region.
that are owner occupied, such as corporate, The assessment process is conducted
government and institutions, the benefits of an completely online and thereby provides owners
intelligent building provide an immediate return- and managers with the ability to keep their
on-investment in terms of higher employee assessment up to date as the buildings are
productivity and reduced operating expenses. For retrofitted and building intelligence changes.
commercial developments, intelligent building Building intelligence results in higher building
projects are expected to result in above-market value, improved comfort, security, flexibility and
rents, improved retention, higher occupancy reliability while reducing costs and increasing
rates and lower operating expenses. productivity. Lower costs and higher property
What, then, are the technologies and processes and lease values can result in aggressive return-
required to create intelligent building projects, on-investments and are clear justifications for
whether new construction or retrofit? The BiQ making buildings more intelligent.
determines the technological requirements to make The BiQ assessment is based on asking
a building ‘smarter’ by assessing the status of the a series of questions pertaining to integrated
building’s intelligent technology. The BiQ rating tool design processes, the presence and integration
has three key functions. It serves as: of intelligent building subsystems, failure and
emergency operations, and building support
● a means to evaluate and measure the ‘value’ and maintenance. Based on this information,
of intelligent building performance; the BiQ then generates a report providing
● a design guide for the integration of building benchmark ratings as well as recommendations
intelligence in new building projects; and for improvements in the following categories:
● a building automation retrofit action plan tool. communication systems; building automation;

Intelligent Buildings International 1 (2009)

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CABA Building Intelligence Quotient programme 279

FIGURE 1 BiQ chart in report (screen capture)

annunciation, security and control systems; portfolio analysis services. Firms with more than
facility management applications; and building one property undergoing BiQ assessment will be
structure and systems (Figure 1). able to purchase a corporate portfolio analysis in
order to compare all their buildings. Undertaken
VALIDATION OF BiQ by BiQ professionals, validation and analysis will
In order to ensure that the responses to the allow for a more personalized, detailed on-site
questionnaire that produces the BiQ are truly examination of intelligent building systems.
representative of the actual building automation, The initial validation on one of the early, high
CABA has also introduced a validation, training BiQ-rated facilities was performed by the BiQ
and award programme to complement the BiQ authors and it showed the benefits of this feedback
programme. In order to create added value loop. Whereas most of the BiQ answers provided
for BiQ users, CABA is implementing this by the facility manager were correct, the building
independent validation procedure similar to automation staff member we reviewed them with
the many other building rating systems. For an was more knowledgeable about each system and
additional fee, validation will provide BiQ users pointed out some errors in the answers. While
with an individualized site visit by a professional to it lowered the BiQ rating from 81 per cent to
determine whether their property actually conforms 74 per cent, the validation site visit was beneficial
to the BiQ criteria they entered into the website and well received. It enabled the staff member
questionnaire. BiQ professionals will also provide responsible for building automation to take the


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280 Katz, Skopek

visitors to meet the IT manager and observe us of a commercial building portfolio using the
discussing the possible areas for convergence BiQ. The portfolio study was compiled from
to provide more building automation features. individual building reports generated by the BiQ
Bringing down the barriers of the ‘silos’ relating online assessment software during the initial
to areas of IT network security and responsibility beta testing of the programme. The purpose of
contributes to possible collaboration by different the corporate portfolio analysis was to:
departments to increase the intelligence of the
building. To meet the demand for BiQ users, BiQ ● compare the performance of multiple buildings
validations and BiQ corporate portfolio analysis, and identify some common strengths and
the BiQ Consortium is developing a BiQ training weaknesses;
programme with an educational institute. The ● establish meaningful performance benchmarks
programme will train and certify evaluators, against which all buildings may be evaluated.
giving them the skills required to undertake
BiQ evaluations and assign validation scores. The BiQ portfolio summary serves to show, at
Professionals seeking BiQ evaluator certification a glance:
may be engineers, system integrators or technical
experts in building automation. ● the achievements and weaknesses of the
Validation scores from the BiQ tool will various facilities;
be used by supporting associations and the ● a means to inform the decision-making
industry at large to assess the intrinsic value process, by highlighting strengths, red-
of a building. Once a building is assigned flagging areas that may benefit from a closer
either platinum, gold or silver validation by examination, and promoting the adoption of
a BiQ professional, CABA will acknowledge realistic targets for improvement;
the validation by issuing a plaque to the ● to be one component of a larger analysis of
building’s owners or managers. Rated the corporate building portfolio that could
buildings will be eligible to win awards. serve as a national or regional benchmarking
The BiQ awards programme will recognize and comparison.
buildings that exhibit excellence in building
intelligence integration and that rate high on Each building has been given an individual BiQ
CABA’s building intelligence assessment. The report containing recommendations to improve
top three BiQ validated buildings will receive a its performance. This report highlights some
CABA Intelligent Building Award at an annual common areas that may be considered for
awards ceremony. improvement. Implementing these measures
Currently, CABA is negotiating with the would raise the benchmarks further.
Appraisal Institute, the International Facility
Management Association and other associations RESULTS
to endorse the tool. Utility regulators can use Report data for the individual buildings was
the BiQ as part of their energy management inputted online at www.building-iq.com, but
and demand response incentive programmes none of the beta test data has been third-party
facilitated by enhanced and more intelligent verified. Figures 2–11 show the BiQ on the
building automation systems. y axis for each building noted by a letter on the
x axis. The BiQ rating is a percentage based on
BETA TEST OF BiQ AND CORPORATE the number of points received for ‘yes’ answers
PORTFOLIO ANALYSIS out of the possible 1000 point total. Tables 1–6 are
During the spring of 2006, EDC Energy and for the individual sections of the BiQ programme.
Environment Canada carried out an assessment They show areas where performance is consistent


Katz.indd 280 10/9/2009 1:32:11 PM


(either high with a check mark or low with an X) to the trend, there is an incongruousness in the
for most of the buildings in this section of the low performance of building D (a relatively new
BiQ assessment. In addition, at the bottom of building) and the high performance of building G
each table, the buildings are given a ranking from (a relatively old building). The features that have
1 to 13 with duplicate numbers where scores for made building G a high-performance building
this section are equivalent. could be considered for some of the low-scoring
buildings such as building D.
BUILDING SCORES
The average BiQ score for the corporate portfolio SYSTEMS OVERVIEW
buildings was 56.1 per cent (Figure 2). Building F , This section identifies the key systems and
the newest building to be assessed (2006) and one functions that are found in the buildings. Buildings
of the largest, illustrates the scope of intelligent F and K achieved the highest scores (Figure 4).
buildings’ best practices. These building operators or their support staff
possess the appropriate skills for all aspects of
BiQ BUILDING SCORES AND AGE configuration and maintenance tasks such as
There is a meaningful relationship between the diagnosing problems, performing repairs, automatic
overall scores and building ages (Figure 3). and/or manual configuration for tenant charges,
Most of the newer buildings achieved relatively custom applications for specific requirements of
higher scores. Naturally, the newer technologies the buildings, monitoring of operations, etc.
in building automation and management
applications, such as power distribution to POWER DISTRIBUTION
offices, voice and data systems to offices and All office equipment requires easy access to
subsystem operation in degraded mode and electricity. A well-designed building provides
building automation system (BAS), are factors flexible and easy access for changing electrical
that improve the building’s performance. Contrary requirements. Building F achieved the highest

100

90
81
80
69 69
70 65
60 60 57
60
Ave.: 56.1%
54 50
50
45 44
41
40
35
30

20

10

0
A B C D E F G H K L M N P

FIGURE 2 BiQ overall scores


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282 Katz, Skopek

Ages
Overall scores
90

80 81

70 69 69
65
60 60
57
54
50 50
45 44
40 41 40
35
30 28 28
26 25 22
22 23
20

10 10

3 1
0
A B C D E F G K L M N P

FIGURE 3 Building scores and age

100 95
98
90 85
81
77
80
73
70
70 Ave.: 71%
62 63
60 58
60
53
49
50

40

30

20

10

0

FIGURE 4 Systems overview sub-scores

performance in this regard (100 per cent) and and reference websites that provide White
building E achieved the lowest score (20 per cent) Papers and further information on the specific
(Figure 5). The BiQ report provides ‘opportunities features of building automation. The following
for improvement’ and hyperlinks to educational items are some of the common ‘opportunities


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Katz.indd 283
TABLE 1 Power highlights of buildings – power distribution

Building Code A B C D E F G H K L M N P
Building support isolated ground × × ✓ × ✓ ✓ ✓ ✓ × ✓ ✓ ✓ ×
Building unaffected by sources of interference × × ✓ × × ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓
Building’s distribution power managed in secured room ✓ ✓ ✓ × × ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓
UPS capable of supporting normal office operations ✓ ✓ × ✓ × ✓ × ✓ × ✓ × ✓ ×
Sufficient stand-by power for office × ✓ ✓ ✓ × ✓ × × × ✓ × ✓ ×
Building generates power even when the grid is functional × ✓ × × × ✓ × × × × × × ×
Building Rank 11 5 7 12 13 1 6 4 7 2 7 2 7

TABLE 2 Performance highlights of buildings – voice and data systems

Isolated technical ground ✓ ✓ × × ✓ ✓ ✓ ✓ × ✓ ✓ ✓ ✓
Separation between power wiring and data ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓
Communications cabling managed in secured rooms × × × × × × × × × × × × ×
Power failure transfer × ✓ ✓ × × ✓ × ✓ ✓ ✓ ✓ ✓ ✓
Resilient external communications × ✓ ✓ × × ✓ × ✓ ✓ ✓ × ✓ ✓
Building Rank 7 11 4 13 12 1 7 6 9 1 9 4 1


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Katz.indd 284
TABLE 3 Performance highlights of buildings – intelligent building system features

Building code A B C D E F G H K L M N P
Detection of intrusion at the site perimeter × ✓ ✓ ✓ ✓ ✓ × ✓ × × × × ×
Monitoring alarms by a corporate central facility ✓ ✓ × × × ✓ × ✓ ✓ ✓ ✓ ✓ ✓
284 Katz, Skopek

Retention policy for archiving video recordings × ✓ ✓ ✓ × ✓ ✓ × ✓ × × ✓ ✓
Leak – moisture detection on water-handling systems × × × × × × ✓ × ✓ × × ✓ ×
Broadcast pre-recorded messages by central fire alarm × ✓ ✓ × ✓ × × × × × ✓ ✓ ✓
Humidity control

× × ✓ ✓ × ✓ × × ✓ × × ✓ ×
Building Rank 11 7 5 12 9 1 3 6 2 10 13 3 8

TABLE 4 Performance highlights of buildings – building/facility management

Work order reporting to/from PDA devices ✓ ✓ × × × × × × × ✓ ✓ ✓ ✓
Equipment runtime and maintenance alarm integration × ✓ × × × ✓ × × ✓ × ✓ × ×
Utility sub-metering of tenants × × × × × ✓ ✓ × ✓ × × × ✓
Water sub-metering of major uses or tenants × × × × × ✓ ✓ × ✓ × × × ×
Building Rank 12 6 13 9 9 1 2 11 3 5 7 7 4

10/9/2009 1:32:12 PM

Katz.indd 285
TABLE 5 Performance highlights of buildings – subsystem operation in degraded mode

HVAC ability to meet the failure/emergency operations × ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ × × ✓ ✓
Fire system ability to meet the failure/emergency operations × ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ × × ✓ ✓
Automatic/manual recon fig. after partial failure in security system × ✓ ✓ × ✓ ✓ ✓ × ✓ × ✓ ✓ ✓
Automatic/manual recon fig. after partial failure in fire system × ✓ ✓ × ✓ ✓ ✓ × ✓ × ✓ ✓ ✓
Building Rank 12 1 1 10 9 1 1 8 1 13 11 6 7

TABLE 6 Performance highlights of buildings in subsystem operation – a building automation environment

Network access interaction with other systems ✓ ✓ × ✓ × ✓ × ✓ ✓ ✓ × ✓ ✓
Remote access from offsite ✓ ✓ × ✓ × ✓ ✓ × ✓ ✓ × ✓ ✓
BMS equipment's ability to share a common user interface ✓ ✓ ✓ ✓ × ✓ × × ✓ ✓ × ✓ ✓
BMS equipment's options for user authentication ✓ ✓ × ✓ × ✓ × × ✓ ✓ × ✓ ✓
Same kind of termination equipment utilized for all cables × ✓ ✓ × × ✓ ✓ ✓ ✓ ✓ × ✓ ✓
Structured cabling design based on TIA recommendation × ✓ × × × ✓ ✓ ✓ ✓ × × ✓ ×
Building Rank 8 3 11 10 13 1 6 5 2 8 12 4 7


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286 Katz, Skopek

100
100
90 86 86

80
74
70
70
62
60 Ave.: 60.3%
52 52 52 52
50
42
40 36

30
20
20

10

0

FIGURE 5 Power distribution sub-scores

for improvement’ that were generated for this with 45 per cent, achieved the lowest score. This
section by the BiQ reports: section evaluates the following infrastructure for
these applications within the buildings: technical
● isolated ground power distribution; ground isolation, suitable separation between
● distribution power cabling managed in secured power wiring and data cabling to minimize
rooms; electromagnetic interference, dedicated rooms
● UPS capability to support normal office operations; for data and telephone interconnection, passing
● protection against sources of interference; communications link from building to the common
● sufficient standby power to maintain full office carriers through a secured route, etc. (Table 2).
operations;
● sufficient fuel for standby power to operate CONNECTIVITY OPTIONS
for the required time frame. The volume of data being transmitted across
internal and external business networks has
VOICE AND DATA SYSTEMS TO OFFICES grown exponentially. Communications between
Communications infrastructure is crucial to today’s the buildings and the outside world can be
business operations, irrespective of the nature of achieved using many different technologies and
the business. In a suitable design, systems must communications media. These links can be used
be sized and designed to maintain the required to transmit voice, data and images. This section
separation between voice and data cable and wiring explores the range of options available within the
systems to minimize electromagnetic interference. buildings independently of the applications they
Current trends are towards a convergence between may serve. Many of the options described may
data, which can include telephony and computer not be needed unless the building has particular
network data. Such cabling can also be used to carry needs, therefore the absence of these individual
video, as in television or surveillance applications. systems should not be regarded as a weakness
According to Figure 6, eight building scores are in the building’s system. The average score is
above the average (81.8 per cent) and building D, 47.3 per cent (Figure 7). Building G achieved the


Katz.indd 286 10/9/2009 1:32:12 PM


100
92 100 100 100
92
90 85
82 82
78 78 Ave.: 81.8%
80
70
70
60
60

50 45
40

30

20

10

0

FIGURE 6 Voice and data systems sub-scores

100
92
90

80 75 76

70
60
60 56

50 44
40 40 40 Ave.: 47.3%
40
33
30 30
30

20

10
0
0

FIGURE 7 Connectivity options for the building sub-scores

highest score (92 per cent) whereas building L ● private satellite link, micro-wave link or
had a score of zero in this section. wireless link;
The following are some suggestions for ● common carrier-based broadband;
improving the buildings’ performance that were ● private third party-based broadband;
generated for this section by the BiQ reports: ● privately owned broadband.


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288 Katz, Skopek

INTELLIGENT BUILDING SYSTEM FEATURES BUILDING/FACILITY MANAGEMENT
Intelligent systems within a building relate to APPLICATIONS
electronic controls that interact with each other, An intelligent building can help those responsible
for example, access control systems, lighting for operating the building to use enhanced
control systems and surveillance systems. tools to manage the building. Thus, intelligent
The ability of an alarm system to influence buildings are capable of reporting when lamps or
the activities of the surveillance system, or HVAC filters need to be replaced. In this survey,
of a fire system to influence the actions of five buildings scored greater than 43.3 per cent,
the lighting control system, are examples of the average score (Figure 9). Building F achieved
interaction between systems leading to ‘greater’ the highest score (85 per cent) and building C the
intelligence. The following section is designed lowest score (20 per cent). The graph shows a
to probe the existence and effectiveness of low level of building/facility management in most
these types of systems. The average score of the buildings. The buildings’ performance
in this category is 51.6 per cent (Figure 8). could be improved by integrating building/facility
Building F achieved the highest score (68 per administrative and maintenance applications
cent) and building M the lowest score (29 per such as these opportunities that were generated
cent). The following opportunities that were for this section by the BiQ reports:
generated for this section by the BiQ reports
and may be considered for improvement of ● work order generation through on-line, web-
the buildings: enabled user interface;
● work order processing using PDA-type
● access control technologies; devices;
● intrusion detection alarm; ● equipment runtime and maintenance alarm
● monitoring and annunciation; integration;
● building automation system; ● scheduled or predicted maintenance
● condition monitoring. requirements;

100

90

80
68
70
59 60 61 60
60
51 54
48 46 49
50 Ave.: 51.6%
45 42
40
29
30

20

10

0

FIGURE 8 Intelligent building system features sub-scores


Katz.indd 288 10/9/2009 1:32:12 PM


100
85
90
78
80 74
70

60
51
50 46
41 Ave.: 43.3%
40
29 48 28 30 30
30
22 20
20

10

0

FIGURE 9 Building/facility management sub-scores

● database recording related to fire and life ● ensure that there is automatic or manual
safety apparatus, ventilation dampers, reconfiguration after partial system failure of
circulating fans and filters. the HVAC, lighting, security and fire alarm
equipment.
SUBSYSTEM OPERATION IN DEGRADED
MODE SUBSYSTEM OPERATION IN A BUILDING
Previous sections of the BiQ survey have AUTOMATION ENVIRONMENT
identified a number of different subsystems This section addresses the specific intelligent
required to maintain the proper functioning of subsystems that operate within a building that
a building. Over time, many subsystems will also has an extensive BAS. The interaction
experience occasional and partial failures. Proper between these various systems, as well as the
planning and testing may enable such failures requirements for each to have communications,
to go unnoticed by building occupants. Thus, power and sensors, leads to duplication and
for example, if the power system fails but the the possibility of repeated measurements of
building remains illuminated, most occupants common parameters. An intelligent building can
would not recognize the situation as a failure. reduce or eliminate such redundancies. The
In terms of subsystem operation in degraded average score for the portfolio is 57.6 per cent
mode, seven buildings scored above the average (Figure 11). Building F achieved the highest
score (72.3 per cent) (Figure 10). Building L had score of 95 per cent whereas building E scored
the lowest score (21 per cent). The following are zero. Table 6 shows how the buildings were
some specific suggestions for improving the rated for the section on subsystem interaction
buildings’ performance that were generated for performance opportunities.
this section by the BiQ reports:
INTEROPERABILITY AND
● HVAC, lighting, security and fire alarm INFORMATION EXCHANGE
equipment should meet the failure and The interaction between the various subsystems can
emergency operations requirements; provide interoperability to the building automation


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290 Katz, Skopek

100
100 100 100 100 100
90 86
79
80
68
Ave.: 72.3%
70
61
57
60

50
39
40
29
30
21
20

10

0

FIGURE 10 Subsystem operation in degraded mode sub-scores

100
95
90 83
82 80 81
80
71
70
61
60 56 56
Ave.: 57.6%
50 44
40

30 24
16
20

10
0
0

FIGURE 11 Subsystem operation in a building automation environment sub-scores

systems and can play a major role in the overall of information and building automation systems.
intelligence of a building. Both the IIBC efforts and CABA and industry leaders created oBIX (www.obix.
the BiQ programme promote open, rather than org), an industry-wide initiative to define XML-based
the historical closed, proprietary building automation and web services-based mechanisms for building
systems. CABA members established a committee to control systems. oBIX will allow the building control
work on creating a standard to allow the interoperability systems to exchange information with the enterprise


Katz.indd 290 10/9/2009 1:32:13 PM


software programmes. Broadband capabilities, the and construction practice. An important CABA
so-called ‘fourth utility,’ are actually already in most initiative is to understand the relationship between
buildings and allow for the possibility of information these two performance requirements. The
exchange (Figure 12). recently released CABA Bright Green Buildings report
Using information exchange and building (Moreno et al., 2008) concludes that this research
intelligence provides feedback to owners, operators ‘provides documented evidence to educate and
and occupants of the building. This convergence influence end-users, building owners, architects
of the information technology revolution provides and contractors that a “greener building” can
significantly greater energy-efficiency and demand- be achieved using intelligent technology and
response capabilities using the building automation that this “greening” will provide a tangible and
intelligently. Such convergence is evident when significant return on investment’. The various
companies like Cisco adapt their Connected Real case studies in the report show that: ‘Ultimately,
Estate model to address sustainable energy and the implementation of intelligent technologies
buildings (Figure 13).
will cost less than traditional technologies,
because lifetime operating costs are significantly
CONVERGENCE OF GREEN AND
lower and labour costs are also likely to drop
INTELLIGENT BUILDINGS
significantly. This concept – intelligent, green
Cole and Brown (2009) illustrate how the concepts and profitable – is what we call a bright green
that collectively characterize an intelligent building.’
building are related to green buildings and green Figure 14 captures the overlapping and
building design, illustrating considerable overlap converging issues as viewed by those participating
between these two current trends in design in the research for CABA (Moreno et al., 2008).

Framework for connected real estate

FIGURE 12 Framework for Connected Real Estate – using broadband to exchange information


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292 Katz, Skopek

Drivers for real estate transformation

FIGURE 13 Cisco Connected Real Estate model

There is growing recognition that green Credits based on productivity and
building rating systems should also address manpower utilization/performance, detailed
intelligent building systems and life-cycle costs cost benefit analysis submissions,
of a building to demonstrate the value where environmental information management,
investment is made on intelligent systems versus carbon dioxide reductions, converged
those with lowest first costs. In its discussion of integration benefits, operating and
building rating systems, the report suggests that: maintenance cost savings, among others,
will be capable of addressing functional
A more productive approach would be to
efficiencies of buildings more concretely.
form an alliance with other such systems
This will also stimulate valuable data
in the industry that comprehensively
streams to be generated that can
address the intelligence aspect of
be further utilized for more on-going
buildings. CABA’s BiQ could be a strong
performance assessments of buildings.
contender in this regard, being the only
(Moreno et al., 2008)
tool currently available that is capable
of measuring operational efficiency The suggested collaboration is noted in Figure 15.
generated by active intelligence in In fact there are many areas of commonality
buildings. Such a collaborative effort between a green building programme such as
between LEED and BiQ could potentially Green Globes and the BiQ intelligent building
result in a much wider and quantifiable programmes (Figure 16). As new information
scale for measuring green performance. technology and the use of the Internet permeates


Katz.indd 292 10/9/2009 1:32:13 PM


Green Intelligent
Bright
Converged Networks
Air & Energy Green Data collection,
Energy management measurement & verification,
Reduce GHG emissions
diagnostics, sensors,
Improve IAQ Asset management control, monitoring,
Improve energy efficiency
Space utilization remote monitoring etc.
Waste to energy
Integrated design process
Water Sustainability-easier to Integrated Controls
Reduce wastewater discharge maintain and built to last HVAC, lighting, energy,
Lower contaminant release
Renewable energy AV, security, energy,
Waste & Remediation fire & life safety, etc.
Healthy and comfortable
Reuse and recycle products
environment (IEQ)
Reduce waste disposal Infrastructure
More brown fields instead of green "Green" loans
Structured cabling
fields Green architecture Higher resale or lease solution, wireless systems,
rates unified communication system

Water Management
Monitoring and metering

Source: Frost & Sullivan
FIGURE 14 Bright Green Buildings

FIGURE 15 Collaboration of building rating tools


Katz.indd 293 10/9/2009 1:32:16 PM

294 Katz, Skopek

FIGURE 16 Common concepts of Green Globes and BiQ

all areas of buildings, both in the traditional programme report provides instant feedback
business enterprise software and hardware and recommendations for improvement with
systems and the direct digital control building appropriate hyperlinks to websites for additional
automation systems, the opportunities to use information. The BiQ validation process
the information for multiple sustainable purposes improves feedback to the building staff with a
increases. site visit by an independent professional for a
The BiQ and the green building programmes knowledgeable review of the specific answers
are complementary as they both approach the and recommendations for improvement. For
issue of features and cost effectiveness. In both a corporation with many BiQ-rated buildings,
new construction and existing building retrofits the portfolio summary serves to show, at a
and upgrades, the programmes will help facilitate glance, the achievements and weaknesses of its
an integrated design process needed to make the various facilities and can improve the decision-
buildings more intelligent and sustainable. ASHRAE making process by highlighting strengths and
has released the new High Performance Building red-flagging areas that may benefit from a closer
Standard. Canadian Standards Association (CSA) is examination. If the BiQ assessment and portfolio
developing a Sustainable Building Standard. CABA reporting were to be conducted on a regular
programmes like the BiQ will contribute to these basis, it would also serve to benchmark progress
intelligent building standards. as part of a cycle of continual improvement.
Another benefit of the BiQ usage across
CONCLUSIONS corporate portfolios is that participants working
This article describes the development, key for the same firm are able to share the common
features and testing of the BiQ. The BiQ experience of participating in this rating process.


Katz.indd 294 10/9/2009 1:32:19 PM


The corporate-wide process included conference Katz, D., 2007, ‘CABA unveils enhanced Building Intelligence
calls to review the BiQ questions, the issue Quotient’, iHomes and Buildings 4(2). Available at: http://caba.
of client confidentiality of information and camp9.org/Content/Documents/Document.ashx?DocId=13477
suggestions for improvement on the survey [accessed June 2009].
forms. These calls produced additional benefits Kell, A.R., 2009, The Global Development of Intelligent and Green
as the participants, while working for the same Buildings. I&G Systems, Watford. Available at: www.igsystems.
global corporation, were located all over North co.uk.
America and most did not know each other. The Moreno, J., Khaund, K. and Hari, G., 2008, Bright Green Buildings,
BiQ portfolio process provided the opportunity for Convergence of Green and Intelligent Buildings, research by Frost
them to discuss building automation problems, and Sullivan, CABA, www.caba.org/brightgreen.
client expectations, building automation service Wong, J.K.W., Li, H. and Wang, S.W., 2005, ‘Intelligent building
providers, and proprietary versus open protocol research: A review’, Automation in Construction 14, 143–159.
alternatives with others in their corporation
and profession. This dialogue and exchange BIBLIOGRAPHY
on the building automation performance and Cisco Inc, 2009, Connected Real Estate executive briefing
improvement opportunities begins to illustrate presentation, Green Buildings and Smart Buildings USB Drive
the value and benefits of benchmarking and provided at Realcomm, Chicago, Il, 23 June. Many Cisco papers
feedback to increase intelligence in buildings. on intelligent buildings at www.cisco.com/web/strategy/trec/
index.html.
REFERENCES Sinclair, K., Many papers on intelligent buildings at Automated
Clements-Croome, D., 2004, ‘Intelligent buildings’, in D. Clements- Buildings website, www.automatedbuildings.com/.
Croome (ed), Intelligent Buildings: Design Management and Sinopoli, J., 2007, Smart Buildings Handbook, A Handbook for the
Operation, London, Thomas Telford, 3–24. Design and Operation of Building Technology Systems. Many papers
Cole, R.J. and Brown, Z., 2009, ‘Reconciling human and automated on Smart Buildings at www.smart-buildings.com/main.php.
intelligence in the provision of occupant comfort’, Intelligent Skopek, J., 2007, BiQ – Sample Portfolio Summary, ECD Energy and
Buildings International 1(1), 39–55. Environment Canada Ltd.


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