smarter buildings: bæredygtige bygninger med lavt energiforbrug, jens cajus, ibm
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Smarter BuildingsA smarter way to manage real estate and facilities
Jens Cajus
Service Management and Asset Management
IBM Danmark ApSCajus@dk.ibm.com+45 2880 4360
Agenda
• Smarter buildings overview– Drivers– Who should care?– Real estate management challenges– What are smarter buildings?
• What IBM offers• Smarter buildings benefits• What is your next steps ?
Drivers
Reduced costsProperty is often the 2nd highest
cost after staff
LegislationGHG emissions, energy use, water use, waste tracking, environmental
measures, accountancy laws
GlobalizationBenchmarking
globally disparate operations
Real estate & facilities functions NOW have an opportunity to drive strategic business value
Properties operating as silos of systems and data
Too many business processes require manual intervention
Difficult to determine the value of FM services
Loss of corporate knowledge to 3rd parties
Difficult to identify true full cost of operating a property
Disparate building management systems
Rich data is often unexploited in pursuit of business efficiency
Disparate facilities providers in soft and hard services
Smarter buildings – who should care?• Companies with:
– more than 20 buildings in their portfolio– over 1 million sq. ft. of real estate– environmental reduction targets– OpEx & CapEx reduction targets– ambitions for growth & innovation
• Oversees the finances of the entire company• Cost, Data, Globalization, Compliance
CFO
• Operates property like a business• Cost, Data, Reliability, Action, Globalization,
Compliance
Corporate Real Estate
• Sets company sustainability strategy• Cost, Data, Action, Compliance
Sustainability Manager
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.
Data-Accurate- Granular- Real-time
Action
- Support-based decisions- Immediate- Performance-based maintenance
Results- Lower
costs- Lower
risk-
Increased
reliability-
Portfolio fit for your
business-
Increased growth
Risk Data Action
Innovation Cost
Evolution of a smarter building – where are you?
Manage
Optimize
Transform
Gain greater controlover your facilities data,systems, people and processes.
Build more effectivenessinto your operations acrossthe lifecycle of facilitiesassets.
Achieve a smarterbuildings strategy togenerate higher returnson facilities assets.
Maturity
Val
ue
Increased productivity Improved compliance Historical analysis Reduced cost
Improved decision-making Mitigated risk Real-time analytics Increased return on investments
Automated real-time response Predictive analytics Institutionalized controls Increased return on assets
IBM TRIRIGA
IBM TEO
IBM Research
IBM solutions for smarter buildings enable energy, operations and space efficiency
Environmental & Energy
Management
Real-time energy & operating analytics
Event filtering & correlation
Utility consumption trackingCarbon
measurementEnvironmental
investment analysisBMS integration
Facilities Management
Space utilizationCapacity planning
Move, add, changeReservations
CAD integration
Facilities Maintenance
Asset managementWork management
Inventory managementSupply chain
Key managementCondition
monitoringBMS integration
Capital Project Management
Condition assessment
Capital planning & budgeting
Construction estimating &
project management
Real Estate Management
Strategic portfolio planning
Budgeting and forecasting real estate expense
Lease & contract admin
Environmental and energy management to achieve sustainability goals
Main Feature
s
• Pre-built integration to building management systems and equipment sensors
• Advanced real-time energy and environmental analytics
• Environmental funding analysis for capital projects such as energy efficiency programs
Benefits
• Automates capture of energy, waste and water consumption data to accelerate data analysis
• Identifies inefficient assets and generates corrective work orders to increase energy efficiency
• Enables continuous energy performance optimization
IBM has emerged as a leader in carbon and energy management software based on its advanced capabilities and solid market momentum.David Metcalfe, Chief Executive Officer, Verdantix
Featured IBM solutions: IBM TRIRIGA Energy Optimization; IBM TRIRIGA Real Estate Environmental Sustainability ManagerFeatured IBM solutions: IBM TRIRIGA Energy Optimization; IBM TRIRIGA Real Estate Environmental Sustainability Manager
IBM’s Strategic Facility Planning is just that. Strategic.Michael Bell, former Research Vice President at Gartner, Inc.
Facilities management to increase utilization of facility assets
Main Feature
s
• Scenario modeling and analysis for all types of facility planning —strategic, master and tactical
• Employee self-service with automated service management processes and controls
• Workplace reservation management for shared workspaces, conference rooms and assets
Benefits
• Determines best-fit facilities planning scenarios to increase return on facilities assets
• Accelerates product/service and move requests to increase service efficiency and reduce costs
• Increases space utilization to reduce occupancy and operating costs
Featured IBM solutions: IBM TRIRIGA Facilities Manager
IBM software will help implement our NexGen IT vision and give USAF a data-driven approach to manage its real property and physical assets, as well as help us predict issues before they impact service and safety.Chief Information Officer, U.S. Air Force
Facilities maintenance to extend the life of critical assets
Main Feature
s
• Self-service and duplicate request management processes for corrective maintenance
• Preventive maintenance processes and integrated Service Level Agreements
• Routine-based inspections and integrate condition-based maintenance
Benefits
• Avoids costly dispatches of internal or external service providers to resolve duplicate issues
• Automates generation an dispatch of preventive maintenance tasks to extend life of critical assets
• Evaluates operational, financial and environmental returns to optimize investments
Featured IBM solutions: IBM TRIRIGA Workplace Operations Manager; IBM Maximo Asset Management
[IBM] provides strategic decision-making tools, rather than just tactical applications, and it hits on all of the top priorities that executives need to accelerate and deliver cost-effective capital programs.Global Director, European Manufacturer
Capital project management to generate highest return on invested capital
Main Feature
s
• Program and project portfolio management, with funding request analysis
• Critical path scheduling, critical date alerts and automated reminders
• Consultant and contractor management processes and controls
Benefits
• Generates high return capital projects that balance risks, financial and environmental returns
• Identifies critical tasks and processes to reduce program and capital project schedules
• Automates procurement and contract life cycles to reduce change orders and overpayments
Featured IBM solutions: IBM TRIRIGA Capital Project Manager
IBM has been among the earliest to focus on and develop functionality for the impending FASB/IASB accounting change.Rob Schafer, Research Director, Gartner
Real estate management to build more effectiveness into real estate operations
Main Feature
s
• Site selection analytics with project-specific weighting of financial and non-financial criteria
• Critical path scheduling, date alerts and automated reminders
• Real estate payment reconciliation processes and controls
• Lease accounting financial analysis, and audit controls
Benefits
• Generates higher return real estate transactions that balance financial and non-financial needs
• Identifies critical tasks & processes to reduce real estate transaction & lease administration cycle times
• Identifies landlord overcharges to reduce occupancy & operating costs
• Accelerates compliance with new global lease accounting standard
Featured IBM solutions: IBM TRIRIGA Real Estate Manager
IBM smarter buildings case studies & benefits
Tulane UniversitySmart is: Collecting, managing and analyzing data from buildings to gain
intelligence and insight to energy and facilities management for a significant projected energy savings.
IBM Real Estate Site OperationsSmart is: Consistently achieving energy cost reduction on equipment monitored of
between 10-15% and reactive maintenance decreased by 16%
Global 20 CompanySmart is: Improved operational processes and performance management resulting
in reported real estate cost savings of $925 million within first four years.
Managing Buildings Smarter: IBM TRIRIGA Energy Optimisation (ITEO) solution overviewAdvanced 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
Complex, inter-related
data sets provide new
insights
Enables collection of
large data sets
Transform current
practices
Deliver and maintain best
practice, efficiency and cost reduction
Smarter buildings require continuous improvement
CollectData
Analyze, Identify,Act
Apply Changes
Monitor, Measure, Maintain Results
Reports
Instrumentation
Enterprise View
IBM Intelligent Buildings
Buildings
Automated Work Orders
Enterprise Energy Metrics Energy Analysis view
Data Sources
Meter
Real Time Collection Processes
Real time energy tracking
Performance base monitoring
Energy & Operational analytics
Maintenance management
Route cause analysis
Energy systems integration
ITEO Energy and maintenance management
Energy management
Systems
Building management
Systems
Databases
Performance Management - Using the dataBusiness rules alert when equipment is operating sub-optimally
AHU Cooling Valve Passing - Leakage
Detection
AHU in Override mode for 2 or more consecutive hours
AHU Simultaneous Heating & Cooling
AHU Cooling Control Alert - High Building Zone
Temp
AHU Economiser Mode Alert - Not in Free Cooling Mode
AHU Heating control issue (Valve)
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
Post-ITEO
Results: Energy SavingsPre-
ITEO
IBM Rochester pilot roll outRochester, MN
IBM internal Project
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 10-15%
Baseline Energy Maint. Activity
New Information Drives more work
ordersAreas of Maintenance Savings• Root cause identification• Reduced reactive maintenance• Reduced PM’s • Reduced work order hours
ImmediateEnergy savings
• Property Characteristics:– 3.3M sq ft multi-building
mixed use light industrial campus
– Facilities date to the 1950s
• Scope:– BMS/metering integration– HVAC sensors/metering
point integration– Lighting management– Perimeter pre-heat– Chiller optimization– Advanced analytics– Dashboard for energy,
carbon, maintenance, space, etc.
-100%
-50%
0%
50%
100%
150%
200%
Prior Yr QtrlyAve
4Q10 1Q11 2Q11 3Q11
# of Work Orders Work Order Hours
AHU Work Order Numbers & Hours
- 16%
- 49%
ITEO Results: Maintenance savings
Pre IIBM Post IIBM
Ave Hr/WO
- 34%
Average Hours Per WO
420
1680
353
1412
932
0
200
400
600
800
1000
1200
1400
1600
1800
# of WO Old Hrs # of New WO # of New WOw Old Hrs
New Hrs
Observed reduction in WO numbers and WO hours for reactive maintenance
Reactive
34% = 480
4hr per WO4hr per WO
ASSUMPTIONS:• Available service 1,736 hrs• £65K per headcount
0.5 headcount - £32.5k16% = 67
ALERT ACTIONSAVINGS
YR-1
AHU simultaneous heating and cooling
• Created program to keep AHU’s from heating & cooling at the same time $3k
Variable speed drive running fan at 90% capacity for more than 2 hours
• Replaced damaged duct work• Repositioned sensor
$10k
3 AHUs running outside scheduled hours
• Control panel software failure prevented AHUs from turning off at normally scheduled time
• Performed cold start on panel to clear problem$18k
Electrical current detected when AHU is supposed to be in off mode
• AHU had been manually set to run constantly• Reset to cycle on and off as dictated by the central
control system$19k
Rapid Savings: Small sample of results for the first month for Phase 1
IBM Internal Examples
Expected Savings: 10% - 15% Annual Saving For Equipment Covered By Analytics
ITEO Results: Operational Energy Savings
Unit Performance Operational Schedule
Equipment Not on Automatic Schedule 2% Savings
KW
H U
sag
e
Unit Performance Operational Baseline
KW
H U
sage
-35
-25
-15
-5
5
15
AH
U A
ir F
low
Tem
p.
Delt
a
Actual Normal Operation
Steam Leak Identified Dual Energy Savings OpportunityChilled Water & Steam 3.5% Savings
ITEO Typical Energy Savings Results
Energy Consumption Exceeds Spec 2.5% Savings
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.)
What is your payback? Let IBM help you calculate
Managing Buildings Smarter: SummaryIndividual 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
25
Hvad er næste step ?
Real estate & facilities functions now have an opportunity to drive strategic business value!
• Klar til forandringer, strategisk styring og optimering af Jeres bygnings masse ?• Ønsker I at nedbringe bygningsrelaterede omkostninger ? • Ønsker I at vide hvilke bygninger er de mest effektive og bedst udnyttede ? • Ønsker I at vide når en bygning underperformer ? • Tror I der er økonomisk gevinst i at transformere og optimere den måde I
håndterer jeres bygninger – men har svært ved at kvantificere det ?
Hvis ja, så kunne Jeres næste step være:
1) Udvælg et fokus område, et antal byninger eller en disciplin2) Byg en business case – Lad IBM hjælpe og sparre3) Køre projektet og implementer løsningen – og høst gevinsten
Thank You and Q&ASmarter Buildings: a smarter way to manage real estate and facilitiesFor more info visit:ibm.com/smarterbuildings
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Asset, Work Order MgmntAsset, Work Order MgmntAggregation,
WarehousingAggregation, Warehousing
Event Management
Event Management
Energy & Operational
Analytics
Energy & Operational
AnalyticsBusiness AnalyticsBusiness Analytics
Energy and Environment Sustainability
Energy and Environment Sustainability
Capital Project Management
Capital Project Management
Space Management and
Optimization
Space Management and
OptimizationPortfolio
ManagementPortfolio
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Building Management SystemsBuilding Management Systems
Fire HVACElevators SecurityLightingMeters
Dashboard w/ Reports Dashboard w/ Reports
GovernanceGovernance ReportingReporting StrategyStrategy ModellingModellingContent Management
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Inter-connected
Instrumented
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Dom
ain
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ecifi
cE
nter
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e -
wid
e
Architectural view of smart building software
Water
Smarter buildings benefits
Real Estate
Facility
Sustainability
Projects
Operations
Identifies Hidden Costs Key Metrics Savings
• Inefficient and high-cost properties• Un-exercised option rights• Lease overpayments
• Reduce spend on space• Reduce space needs via
consolidation• Increase utilisation
• Eliminate project delays• Reduce schedule over-
runs• Reduce budget over-runs• Improve on-time delivery
• Reduce facility down-time
• Improve facility performance
• Improve service delivery• Increase client
satisfaction• Reduce facility energy use
• Reduce carbon emissions
• Identify environmental projects
• RE utilisation• Vacancy rate• Abnormal changes• Timing opportunities
• Total occupancy costs• Space per employee• Vacancy rate / density
• Project cycle time• Resource allocation• Project pipeline• Project variances
• Cost of operations• Customer satisfaction• Manpower imbalances• Warranty entitlements
• Total energy use / unit area
• Total emissions / unit area• Emissions (carbon)
intensity / unit area
Reduce Real Estate costs by 10%
Reduce Facility costs by 15%
Reduce Project costs by 5%
Reduce Maintenance costs by 8%
Reduce Energy costs by 20+%
Energy Operations
• Continuous performance monitoring
• Reduce maintenance costs• Reduce energy usage
• Real time equipment performance
• Maintenance cost / unit area• Energy use /unit area
Increase Maintenance efficiency by 50+%
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