2. Agenda
Smarter buildings overview
• Drivers
• Who should care?
• Real estate management challenges
• What are smarter buildings?
• Smart building evolutionary roadmap
What IBM offers
• Smart Building portfolio
IIBM – Energy and maintenance optmisation
• How it works
• Example
• Dashboard views
Smarter buildings benefits
Why IBM?
Summary
Next steps: call to action
3. Agenda
Smarter buildings overview
• Drivers
• Who should care?
• Real estate management challenges
• What are smarter buildings?
• Smart building evolutionary roadmap
What IBM offers
• Smart Building portfolio
IIBM – Energy and maintenance optmisation
• How it works
• Example
• Dashboard views
Smarter buildings benefits
Why IBM?
Summary
Next steps: call to action
4. It’s time for change
It is clear that there is an immediate requirement to significantly and urgently
change the way buildings are managed.
Businesses need to “…prepare for this century, not the last. Turning the oldest
building stock in Europe into the most improved, with a nationwide commitment to
energy efficiency”.
UK Secretary of State for Energy & Climate Change, 2011 Annual Energy Statement 1
“Efficiency means less costly waste”
President Obama at the “Better Buildings Initiative” launch which aims to make US commercial buildings
20% more efficient. The purported impact of the initiative is a reduction US companies’ energy bills by
about $40 billion 2
1
http://www.decc.gov.uk/en/content/cms/news/aes_2011/aes_2011.aspx
2
http://www.good.is/post/better-buildings-initiative-and-innovation-cluster-announced-by-president-obama/
5. Smarter Buildings – who should care?
Companies with:
• Over 1 million sq. ft. of real estate
• Energy reduction targets
• CO2 reduction targets
• OpEx reduction targets
6. Challenges
Properties operating as silos Difficult to identify true full cost
of systems and data of operating a property
Too many business processes Disparate building management
require manual intervention systems
Difficult to determine the value Rich data is often unexploited in
of FM services pursuit of business efficiency
Loss of corporate knowledge Disparate facilities providers in
to 3rd parties soft and hard services
Real estate & facilities functions NOW have an opportunity to
drive strategic business value
7. What are smarter buildings?
Smarter Buildings are well managed, integrated physical and digital infrastructures that
provide optimal occupancy services in a reliable, cost effective, and sustainable manner.
8. Evolution of a smarter building
Value
Gain greater control Build more effectiveness Achieve a smarter
over your facilities data, into your operations across buildings strategy to
systems, people and the lifecycle of facilities generate higher returns
processes. assets. on facilities assets.
Increased productivity Improved decision-making Automated real-time response
Improved compliance Mitigated risk Predictive analytics
Historical analysis Real-time analytics Institutionalized controls
Reduced cost Increased return on Increased return on assets
investments
Maturity
9. Agenda
Smarter buildings overview
• Drivers
• Who should care?
• Real estate management challenges
• What are smarter buildings?
• Smart building evolutionary roadmap
What IBM offers
• Smart Building portfolio
IIBM – Energy and maintenance optmisation
• How it works
• Example
• Dashboard views
Smarter buildings benefits
Why IBM?
Summary
Next steps: call to action
10. IBM solutions for smarter buildings
ENERGY SPACE OPERATIONS
OPERATIONS R.E. INVESTMENT PLANNING
11. Energy
Real time monitoring of building and data center equipment; reduces
energy consumption and waste over the lifecycle of the building and
increases facility performance in a sustainable manner.
IBM Intelligent Building Management
Continuously collect measurements,
correlate and analyzes data to detect energy
optimization opportunities and to predict
potential failures.
12. Agenda
Smarter buildings overview
• Drivers
• Who should care?
• Real estate management challenges
• What are smarter buildings?
• Smart building evolutionary roadmap
What IBM offers
• Smart Building portfolio
IIBM – Energy and maintenance optmisation
• How it works
• Example
• Dashboard views
Smarter buildings benefits
Why IBM?
Summary
Next steps: call to action
13. Managing the data
Fire Functionality
Energy Checks,
Smart Meter, Detector Service
Portfolio Demand Response Elevators
HVAC
RE Mgmt Maintenance,
Fans, Variable Air
Performance
Volume, Air Quality
Weather
Asset Mgmt Current
Water
Lifecycle Smart Meters, Predictions
Use / Flow
Sensing
Energy Use
Passive/Active Emergency
Services
Analytics and Optimization
Building Services Alerts, Actions
External Integration
Maintenance/Projects
Lighting
Occupancy Occupancy Utilities
Space Mgmt Sensing Demand Mgmt,
Cost Control
Tenant Services Access/Security
Help Desk Badge In, Community
Cameras, Integration
Perimeter, Doors,
Services
Waste Mgmt Floors, Occupancy Transportation,
Trash/Water/Recycle Traffic, Events
24/7 Monitoring Space Utilization
Condition Monitoring, Occupancy/
Compliance Management
Real Estate Mgmt
Parking Lot Utilization Commercial
Potential
Advertisement
Industry Specific
Hospital, Hotel, Etc.
14. Managing Buildings Smarter: Solution overview
Advanced operational & energy analytics which:
• Uncover previously hidden systemic operational and energy use
malfunctions and inefficiency (waste)
• Drive down operational costs and energy use
• Continuously monitor and improve performance
Provided through near real-time data collection, event enrichment and
automatic work order/ service request generation.
Takes existing large amounts of data:
• Transforming it into intelligent & interconnected actionable information
Enabling end users to:
• Ensure reliability
• Reduced maintenance costs
• Reduced energy costs
15. Energy and maintenance management
Data Sources
Enterprise View
Meter
Real Time Collection Processes
Enterprise Energy Metrics Energy Analysis view
Energy Building
management management Databases
Systems Systems IBM Intelligent Buildings
Real time energy tracking
Performance base
Buildings monitoring
Energy & Operational
analytics
Maintenance management Automated Work
Route cause analysis Orders
Energy systems integration
16. Smarter buildings require continuous improvement
Instrumentation Complex,
inter-related
data sets
provide new
insights
Enables
collection of
large data
sets
Reports
Deliver and
maintain best Transform
practice, current
efficiency and practices
cost reduction
16
17. Performance Management - Using the data
Business rules alert when equipment is operating sub-optimally
AHU Cooling
Valve Passing - AHU Simultaneous
Leakage Heating & Cooling
Detection
AHU Heating AHU in Override mode
control issue for 2 or more
(Valve) consecutive hours
AHU Economiser AHU Cooling Control
Mode Alert - Not in Alert - High Building
Free Cooling Mode Zone Temp
18. Example of compressor performance monitoring
Perform performance based maintenance instead of timed maintenance
Level 1: Monitoring
Enable telematics, collect data , set thresholds,
generate alerts and create work orders
Level 2: Proactive Analytics
Run analytics on telematics data to identify
anomalies such as compressed air leeks – feed
directly to work orders
Tune devices for energy management
Level 3: Predictive Analytics
Run analytics on telematics and compare to
statistical data and make predictions about
potential failures.
Run analytics on warranty and service data.
Predict maintenance based on unit usage and
conditions.
Level 4: Diagnostic Tool
19. Typical compressor data points
MotorOil Discharge Air
Cooling WaterTemperatureLow
Oil Cooler Stage-3 Temperature
Inlet Stage-2 Scan Time Alarm/Trip Trip (Alarm) Alarm
Package Temperature
Vibration Pressure(Alarm) Temperature High
Discharge Differential Pressure
LubeStage-3 Air Flow Temperature
System pressureTemperature Sec
ParameterStage-1 Airpressure Cooler Reporting SMS
FilterStage-1
CurrentTrip
stage-3
stage-2
Water
AirDaily
Stage-2
Yes
Flow
Discharge 5min
Inlet 30
Daily
Immediate Yes
after Immediate Yes
5min Trip
21. Agenda
Smarter buildings overview
• Drivers
• Who should care?
• Real estate management challenges
• What are smarter buildings?
• Smart building evolutionary roadmap
What IBM offers
• Smart Building portfolio
IIBM – Energy and maintenance optmisation
• How it works
• Example
• Dashboard views
Smarter buildings benefits
Why IBM?
Summary
Next steps: call to action
22. Case Studies: Solution value proposition
IBM Rochester, 3.3M sq ft multi-building mixed use light industrial
campus. Facilities date to the 1950s. Consistently achieved year on
year energy reductions of 5% to 7% over the last 10 years.
• Reactive maintenance decreased by 16%
• Hours per work order reduced by 34%
• Total number of work order hours decreased by 49%
• Energy cost reduction on equipment monitored of between
Rochester, MN 10-15%
In the wake of Hurricane Katrina’s destruction in 2005, Tulane
University saw an opportunity and a responsibility to advance
campus-wide sustainability and energy efficiency.
• Significant reduction in energy cost since the system was
installed
• Tulane can collect, manage and analyse data from buildings
to gain intelligence and insight to energy and facilities
Tulane University
management.
A global life sciences company recently completed a PoC, in their
tightest controlled building environment. The findings were therefore
Global life sciences
based on the best case scenario within Client A’s buildings.
company • Energy savings benefits from PoC are estimated to be c. EUR
57,000 pa.
• Equates to a decrease in energy costs of up to 14% for some
assets.
.
23. Project EuroGreenIT – Public Sector Buildings
(Belgium)
Euro Green IT partnered with IBM and Dapseco
(energy optimisation consultants) to deliver an IBM
Intelligent Building Management proof of concept to
five public sector buildings (schools) with little to zero
instrumentation. 5 buildings in the pilot project (3 schools
/ 30000 m², 2 administrations / 9000 m²)
Savings example
Heating too
early
24. Client Project Tulane University/New Orleans
(USA)
Goal to solve building shortcomings with the most effective
and energy efficient approach.
• 100 year old Richardson Memorial Hall
• Connect existing systems to collect metered data
• Use advanced analytics to gain insight in building
condition
• Bring together disparate data to drive better
decision making
• collection and analysis of heating, air conditioning,
electric usage, and water consumption
Results: Energy Savings
Pre-
IIBM
Post-IIBM
25. Client Project Energy Performance Contracting
(UK)
Monitoring and analysis for performance
contract
- Monitoring SLA performance
- Monitoring Asset Performance
- Monitoring energy production/CO2
- Data trending
26. IIBM Results: Maintenance savings
AHU Work Order Numbers & Hours Average Hours Per WO
200%
150%
- 34%
100%
-
16%
50%
Ave Hr/WO
0%
Prior Yr Qtrly 4Q10 1Q11 2Q11 3Q11
Ave
-50%
- 49%
-100%
# of Work Orders Work Order Hours Pre IIBM Post IIBM
Observed reduction in WO numbers and WO hours for reactive maintenance
1680
1800 1412
1600
34% = 480
1400
16% = 67 932 0.5 headcount - £32.5k
1200 4hr per WO
1000 4hr per WO
800 420
600 353
ASSUMPTIONS:
400 • Available service 1,736 hrs
200 • £65K per headcount
0
# of WO Old Hrs # of New WO # of New WO New Hrs
w Old Hrs
27. AHU preventative maintenance work order
history & productivity - Example
Predicted Preventative Maintenance WO hours for AHU
600
500
400
300 1.7 hrs per WO 560
50% = 280
0.2 headcount - £13k
200 320 280
100
PM
0
# of WO Old Hrs New Hrs ASSUMPTIONS:
• Work Order quantity remains constant
PM • Available service 1,736 hrs
•£65K per headcount
(Hypothetical Data)
Client specific data & savings
estimates required
28. Areas of Future Opportunity
All Other Classes
Shop Equip
Plumbing
Fans
CRAC
Fire Prot. Alarm Future Savings Opportunities
Manual Door
driven by:
• New Rules &
Kitc hen
• Wireless Sensors
Elec tric LV
Pump
Determine Number of
Comp. Air
Hours Covered by solution
Chiller
Condensate Rec .
Rest Room
Arc hitec tual
Lighting
AHU
W O Hours
Analytic Opportunity
Expanded Smart Building Analytic Opportunity / 30% of Total Work Order Hours
29. IIBM Results: Operational Energy Savings
Rapid Savings: Small sample of results for the first month for Phase 1
IBM Internal Examples
SAVINGS
ALERT ACTION
YR-1
AHU simultaneous heating Created program to keep AHU’s from heating &
$3k
and cooling cooling at the same time
Variable speed drive Replaced damaged duct work
running fan at 90% capacity $10k
Repositioned sensor
for more than 2 hours
Control panel software failure prevented AHUs from
3 AHUs running outside turning off at normally scheduled time $18k
scheduled hours
Performed cold start on panel to clear problem
Electrical current detected AHU had been manually set to run constantly
when AHU is supposed to Reset to cycle on and off as dictated by the central $19k
be in off mode control system
Expected Savings: 10% - 15% Annual Saving For Equipment Covered By Analytics
31. Value add to your existing building management
system(s)
Integration
Work order generation
Rules programming
Data
Analytics/Rules Security
Event Management Existing Clients
Performance Operational support
Maintenance Services
32. Agenda
Smarter buildings overview
• Drivers
• Who should care?
• Real estate management challenges
• What are smarter buildings?
• Smart building evolutionary roadmap
What IBM offers
• Smart Building portfolio
IIBM – Energy and maintenance optmisation
• How it works
• Example
• Dashboard views
Smarter buildings benefits
Why IBM?
Summary
Next steps: call to action
34. Why IBM for smarter buildings: one year payback
Factors that will influence site-specific results:
Implementation cost:
– Level of existing instrumentation
– Building Management System sophistication
– Work order logistics system
– Skilled staff availability
Benefits:
– Maintenance productivity
– Equipment efficiency levels
– Depth of implementation
– Type of space (office, data center, etc.)
35. Managing Buildings Smarter: Summary
Individual Building Performance
Deliver better building performance for all stakeholders
Increased reliability
Automatic work order generation based on multiple point near real-time
data collection
Legislative compliance
Identify, track and sustain energy reduction
Reduced maintenance costs
Reduce the number of work orders and work order hours
Continuous performance based monitoring
Ensuring that equipment is always performing optimally
Effective asset management
On-going work order history for each asset
Defer capital projects
Efficacy of each asset clearly understood
Reduced energy use & costs
Energy reduction opportunities through performance based monitoring
36. Agenda
Smarter buildings overview
• Drivers
• Who should care?
• Real estate management challenges
• What are smarter buildings?
• Smart building evolutionary roadmap
What IBM offers
• Smart Building portfolio
IIBM – Energy and maintenance optmisation
• How it works
• Example
• Dashboard views
Smarter buildings benefits
Why IBM?
Summary
Next steps: call to action
37. Next steps
Ready to embrace change, strategically manage and optimize your real estate
portfolio?
Do you want to drive down your real estate portfolio costs?
Do you want to know which are most efficient and highly utilized buildings?
Do you want to know when your buildings are underperforming?
If so, our next steps are:
1) Decide on a focus area, could be number of buildings or IBM capabilities
2) Deploy the solution – reap the rewards
37
The CFO: Oversees the finances of the entire company monitoring cash flow financial planning Real estate is the 2 nd highest cost to company. Corporate Real Estate: Operates property like a business. Responsibilities: Leasing &/or purchasing real estate Maintenance Accounting and reporting Repair Provision of utilities Space planning The Sustainability Manager Responsible for setting the company sustainability strategy Monitoring energy Environmental/energy audits Conducts energy and sustainability analyses Identify opportunities to increase building efficiencies, Understand financial impacts of environment on an organization’s operation.
These are the pain points found in many real estate/property function in corporates There is a significant opportunity to respond to CFO pressure to “sweat the assets” by changing the business process and systems in the function Note the issue of loss of control is a key issue for corporates who have outsourced or are planning to outsource
The building you don’t need and don’t have is a 100% saving
The building you don’t need and don’t have is a 100% saving
Delivering on: Cost Data Reliability Action Globalization Compliance
Let’s start with Energy Management here on Chart 10. As we said before, increased demand to support business growth, rising energy costs and environmental concerns are fueling the need for an energy efficient infrastructure. The thermal behavior of a building depends on its location and design , its construction , and finally the way it is operated . Once built, you cannot do much about the location and design. The construction material varies, and for existing buildings, there could be opportunities to enhance the roof, the insulation, the window panes, in other words, the building envelope. And those enhancements are important, and they have varying degrees of effectiveness and payback. However, even for the best constructed buildings, in order to achieve good thermal behavior, it is important to manage them properly and on a continuous basis. Here is why. First, Heating, Ventilation and Air conditioning (HVAC) systems deteriorate over time and become more prone to failure and less efficient. Second, a building has typically a schedule for lighting and climatization; but the occupants and working crews could take the lighting and equipment off schedule for very valid reasons, and then forget to put them back on schedule and unknowingly disturb the optimal setting. That’s why the ability to monitor energy systems and measure thermal metrics on a real-time basis and tying them to asset management is key to ensuring optimal energy performance in a building. If you want to: Monitor energy systems and the climate inside the building, in real time, and be alerted when something is not operating optimally You need a solution that: Continuously collect measurements, correlates and analyzes the data to detect energy optimization opportunities and to predict potential failures. You need a solution that gives them the diagnosis for the problem and not just the alert . And the IBM solution that addresses those requirements is IBM Intelligent Building Management which was announced on June 9 th of this year. This solution is now being implemented in IBM’s top energy consuming buildings after a pilot in Rochester showed an 8 % improvement in energy usage. This solution provides a good return on investment when the total space monitored is at least one million square feet, which is equivalent to about 100 square meters. If you want to: Identify the best building enhancement or energy conservation projects and track results of those investments. IBM TRIRIGA Real Estate Environmental Sustainability Manager is the right solution for you. Actually IBM TRIRIGA Real Estate Environmental Sustainability Manager is also an energy and sustainability tool that maintains utility bills, energy consumption data, and enables historical comparisons and benchmarking between buildings. Lastly, IBM Maximo Data Center Infrastructure Management enables moves, adds and changes within data centers.
Let’s move on and look at how buildings operate today. In the middle of this chart, you will see the essential day-to-day service such as lighting, heating, ventilation, air conditioning, water, elevators and security. We are all used to those services and we almost do not notice them unless they break! But those are not the only processes occurring in buildings. Look to the left, and there is another set of services: Occupancy services; lifecycle management of the equipment; regulatory compliance; portfolio management for the organizations that own multiple buildings; tenant services and bill payments. Most of the building systems on the left operate independently, through a mix of vendors, and have different protocols and transport mechanisms. These different systems have also been advancing and maturing at different rates. If you add to this, the impact and influence of external factors shown on the right side of the chart, like weather patterns, emergency operations, variable utility rates, then you can begin to see just how complex managing a building could be.
You may ask what IBM brings to the management of facilities and real estate. What we bring is the ability to help organizations optimize their portfolio of real estate and facilities through a continuous improvement process. It starts with the ability to collect data from a variety of sources including energy and space usage data, lease expiration data, real time equipment performance data, etc. IBM has a history of experience with data integration and management of very large data sets. The ability to make sense of this data and provide new insights into the management of the portfolio as well as individual improvements to buildings is critical to reducing costs enabling buildings to operate in a more sustainable fashion. IBM Software and services can also help to manage the process of effecting changes whether they be building retrofit projects or equipment maintenance. The ability to capture savings, optimizing return on investment and report on sustainability compliance are all an important part of closing the loop for continuous improvement.
Integration BMS: Supports in-building solutions. Does not provide capability to integrate between many buildings. Utilises asset data to control and deliver set requirements within a building. IIBM: Integrates with multiple heterogeneous BMS system, sensors and devices (meters etc) and brings the data to an enterprise level. Easily integrates to many BMS’s and supports BMS’s from multiple vendors. Analyses/compares data from different buildings within the enterprise in order to leverage and propagate best practices Rules programming BMS: Analytics/rules have to be uniquely coded for each BMS instance IIBM: BMS programming not required, can add infinite number of rules due to normalized data. New rules are easy to implement. New rules can be formulated in terms of "business language" rather than a "programming language". Analytics/Rules BMS: The analytics/rules are only deployable across each BMS instance. Finite number of rules can be deployed. Data analysis is not performed over time. IIBM: Deployed rules are reusable across multiple buildings and BMS instances. Infinite number of rules can be deployed. Additional SPSS Modeller capabilities to analyze building information and identify new patterns and anomalies. Data analysis of multiple normalised data points in near real time and alerts based on specific rule sets. Rules are based on multiple incidents (from various sources) measured and assessed against each other. Leverages other data sources (space, weather, electric, etc) when performing analysis on BMS data. Uncovers problems that BMS simply compensate for e.g. If the problem is a heating valve stuck open, a BMS may pump more chilled water to compensate, how ever IIBM will be alerted to the stuck heating valve and will create a service request to repair – saving energy Event Management BMS: Manages events within the BMS IIBM: Ability to filter, correlate, de-duplicate alerts from many disparate sources. Ability to manage events from multiple sources, e.g BMS + Maximo, where duplicate events recorded in the BMS and by users in Maximo can be co-related. Performance BMS: Limitation on the number of analytics/rules owing to memory and performance issues IIBM: Rules/Analytics do not adversely affect critical real time BMS performance or memory. Maintenance Services BMS: Reactive alarms generated. IIBM: Delivers root cause identification of maintenance problems. Fewer total customer calls as issues identified before performance is affected. PM’s are reduced as IIBM can be relied upon to identify maintenance problems as they arise. Offers an integrated service mgmt (service request ) offering to the customers with SLA monitoring and reporting. Work order generation BMS: Currently no functionality. Competing asset/svc mgmt products (eg SAP) not as fully integrated. IIBM: Work orders and/or service requests automatically generated. Data BMS: Can’t (easily or flexibly) aggregate individual BMS’s into an enterprise view. IIBM: Dashboards presenting enterprise views that can drill down to individual department views clearly flagging areas of high energy use. Integration with multiple systems with BMS’s allows companies to focus on understanding what data means. Security BMS: Secure access to single BMS instances. No access to multiple systems. IIBM: Secure and single sign-on access to IBM Intelligent Building Management and legacy systems from dashboard. Single sign on/one click access to work orders from IIBM dashboard. Existing Clients BMS: Can only provide enhancements to existing BMS systems. IIBM: Works with existing customer’s building management systems Operational support BMS: Deep engineering skills required for new enhancements IIBM: Knowledge worker required for enhancements