smarter buildings
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Bartosz Soroczynski - Smarter Buildings. Læs mere på http://www.smarterbuildings.dkTRANSCRIPT
© 2011 IBM Corporation
Smarter Buildings:A smarter way to manage real estate and facilities
Bartosz SoroczyńskiSales Executive, Worldwide Service Management Tiger Team
© 2011 IBM Corporation
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Bartosz Soroczyński
IBM, Sales Executive, Worldwide Service Management Tiger Team
IBM, Worldwide Facility Management Steering Committee
Chairman of the International Facility Management Association (Poland)
Lecturer on FM / Economy at the Warsaw University
Lecturer on FM / Economy at the Warsaw School of Economics (SGH)
Involved in hundreds AM/FM/MM/PM/SM projects
in different sectors over the last dozen or so years
Certified maintenance manager, real estate broker, facility manager,
property manager, strategic business consultant
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The need for efficiency in buildings is clear
2nd
Real estate is the 2nd largest expense on the income statement.
50%
Up to 50% of energy and water in buildings are often wasted.
2025
By 2025, buildings will be the #1 consumer of energy.
2x
Data center energy use doubling every 5 years.
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The benefits from improving building efficiency are real
18% rise in productivity
Employee productivity increased up to 18% on average.
91%occupancy
Higher buildingusage and re-up rates insmarter buildings.
40%reduction
Energy usage reduced by up to 40% and maintenance cost 10-30%.
65% of occupants
Willing to help make their workplace more environmentally responsible.
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Something profound is happening: our buildings are getting smarter
+ + =INTERCONNECTED
Building systemsare interconnecting in entirely new ways.
INTELLIGENT
Intelligent interaction possible with externalities.
SMARTER
Information is shared to improve building
operations and occupant well-being.
INSTRUMENTED
Facilities can be fully instrumented at all
levels.
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What is a Smarter Building?
Smarter Buildings…
Are more cost effective by reducing energy and operating costs.
Use active and designed-in techniques to achieve reliability, efficiency and environmental responsibility.
Provide Visibility, Control and Automation to building systems.
Maintain a safer and more secure workplace.
Communicate in real-time to supporting infrastructure (i.e. smart grid, broadband, etc.).
Smarter Buildings are well managed, integrated physical and digital infrastructures that provide optimaloccupancy services in a reliable, cost effective, and sustainable manner.
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Public Sector Case Studies in Central & Eastern Europe Czech Republic – Central Register of Administrative Buildings
Poland
Border Guard (Shengen Zone)
Ministry of Foreign Affairs
Slovenia
Ministry of Interior
Ministry of Finance
Ministry of State
Ministry of Justice
Slovenian Police
Hungary
Smarter Budapest (Mobile Citizen)
Public Infrastructure – Transportation (Railways, Airports, Buses), Energy Transmission, Energy Distribution, Water, Gas, Healthcare, Sport Stadiums, Public Banks, Telecommunications, Education, Public Sector Information Technology Organizations and many others...
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Best of breed Facility Management
Facility Management Services Catalog
Key Performance Indicators
Service Level Agreements
Built in FM business rules
Out of the box BMS integration
Hard dollar ROI
Referential case studies
Supporting the strategic initiatives
– Business Model Change
– Restructuring
– Consolidation
– Outsourcing / Insourcing
– Purchasing Groups (e.g. Energy Management)
– Monitoring = Management
The Green Sigma™ Coalition
Trademarks are the property of their respective owners
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Best of breed Facility ManagementMultidimensional matrix representing the cash flow of the entire portfolio(what is the capitalization of the portfolio – discounted cash flows and profit generated)
Service 001 (e.g. Cleaning)
Service 002 (e.g. Security)
Service . . .
Service . . .
Service . . .
Service n
Third dimension - cash flows [long term]
Fa
cilit
y 0
01
Fa
cilit
y 0
02
Fa
cilit
y .
. .
Fa
cilit
y .
. .
Fa
cilit
y .
. .
Fa
cilit
y
n
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Best of breed Facility Management (more than 400 BIFM Services)
Management Policy & Administration Health & Safety Management & Maintenance Fire Protection Management & Maintenance Security Management & Maintenance Landlord & Tenant / Occupier Asset Management (Property) Sustainable Practice Management Asset Management (Furniture & Equipment) Information Technology Management & Maintenance Communications Systems Management & Maintenance Front Of House Services Utilities & Energy Services Management Electrical Services Maintenance Mechanical Services Maintenance Lifts, Escalators & Hoists Maintenance Building Fabric & Site Maintenance Projects, Maintenance, Moves & Small Works Management Security Services Cleaning Services (External) Cleaning Services (Internal) Cleaning Services (Windows) Reprographics, Printing & Stationery Services Catering Services Vending Services Transport Services Horticultural Services
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FireFunctionality
checks,Detector service
WaterSmart Meters,
Use / Flow Sensing
HVACFans, Variable Air
Volume, Air Quality
ElevatorsMaintenance, Performance
Access/SecurityBadge in,
Cameras, IntegrationPerimeter, Doors, Floors, Occupancy
LightingOccupancy
Sensing
24/7 MonitoringCondition Monitoring, Parking Lot Utilization
EnergySmart Meters,
Demand response
How do buildings become smarter?
Building Systems
Community Services
Transportation, Traffic, Events
Community Services
Transportation, Traffic, Events
UtilitiesDemand Mgmt,
Cost Control
UtilitiesDemand Mgmt,
Cost Control
WeatherCurrent
Predictions
WeatherCurrent
Predictions
Emergency Services
Alerts, Actions
Emergency Services
Alerts, Actions
Commercial Potential
Advertisement
Commercial Potential
Advertisement
Building & Communications Services
Facilities Managem
ent Processes Inte
ract
ion
with
Ext
erna
lities
PortfolioEstates MgmtPortfolio
Estates Mgmt
OccupancySpace Mgmt
OccupancySpace Mgmt
Waste MgmtTrash/Water/Recycle
Waste MgmtTrash/Water/Recycle
ComplianceEnvironmental reports
ComplianceEnvironmental reports
Tenant ServicesHelp Desk
Tenant ServicesHelp Desk
Asset MgmtLifecycle
Asset MgmtLifecycle
Building ServicesMaintenance
Building ServicesMaintenance
Industry Specific Hospital, hotel, etc.
Industry Specific Hospital, hotel, etc.
Energy UsePassive/ActiveEnergy UsePassive/Active
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What does it mean to be a Smarter Building? The interconnection of physical assets and information technology can optimize efficiency, production and consumption in many types of buildings.
Smarter Commercial Building
Smarter CampusSmarter Data Center
Provides integrated facilities operations information for owners/operators in order to optimize energy usage and services based on tenant’s needs.
Integrated facilities and IT insight to energy efficiency of datacenter and the correlation of IT and facilities information.
Intelligent infrastructure platform and tools to manage plug-in electric vehicle stations, buildings, badging, central utility plant
Smarter Cell Tower
Integration of active and passive management enables optimized operations to reduce truck rolls.
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What does it mean to be a Smarter Building? The interconnection of physical assets and information technology can optimize efficiency, production and consumption in many types of buildings.
Smarter Hotel Smarter Airport
Smarter Government BuildingSmarter Hospital
Integration of all the guest subsystems of hotel that welcome guest according to their preferences and adds to convenience during stay.
Sensor instrumentation used in real-time for asset location and patient location. Automated workflows such as medical equipment maintenance and patient care management.
Provides efficient passenger and cargo services, climate control, wi-fi access, track maintenance tasks and help achieve security and safety compliance
Utilize fully serviced office hubs and mobility tools to improve public services. Match occupancy levels with portfolio wide estates data to optimize building utilization.
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What about a smarter data center?
• Constantly monitor energy and thermal information
• Optimize the use of resources in the data center
• Adjust and react to data center events and alerts
• Provide historical and real-time analytics and reporting
• Improve asset lifecycle management
• Improve processes by leveraging energy and efficiency information
•“Smarter” data centers are specialized Smart Buildings that integrate and optimize building management and IT systems in individual buildings and groups of buildings to create facilities that:
• PDU – Power Distribution Unit
•Raised Floor Area
•Diesel •Generators
•Diesel Fuel•48 hours
•Public Utility Provider
•PDU A•PDU B
•Chiller Plant
•Cooling• Towers
•Makeup Water• Storage
•Evaporation
•Server
•Static Switch
A/C
Sub
stat
ion
Batteries
UP
S
RedundantPower Connections
Utility Power
Backup Generator
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Smarter Buildings applications and benefit examples
SMART ISSolving building systems shortcomings with the most appropriate, effective & energy efficient approaches.
Tulane University:Connecting to existing building systems to collect metered data; incorporating advanced analytics to uncover sub optimal conditions; bringing disparate data together to drive better decision making and measurably reduce overall energy costs..
IBM Rochester, MN:Incremental energy savings of approximately 5% yearly through various improvements and programs; after the installation of IBM Intelligent Building Management, the team achieved an incremental 8% savings.
SMART ISIntegration of energy and asset management to lower operating cost.
SMART ISOptimizing energy consumption lowers operating costs and reduces carbon emissions.
Bryant University:An IT initiative to create an energy-efficient data center shifted to a partnership between IT & Facilities to construct smarter buildings. A 15% reduction in energy use and 50% reduction in floor space in the data center are helping to reduce Bryant’s carbon footprint..
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Intelligent
Interconnected
Instrumented
Deploy Software To: Aggregate Energy Usage & Equipment
Performance Data Establish Rules Representing Performance
Standard Alert Sub-Optimal Operational Conditions Automatically Create Work Orders
Aggregate data from multiple sources
Install Meters and Sensors at Selected Points in the Infrastructure High Energy Use Points Reliability Exposure Points
Use Analytics Software To: Filter and Prioritize Building Alerts Isolate Poor Performing Assets Benchmark Building Equipment Across
Portfolio Improve Visualization with Advanced
Dashboards
Smarter Building Concept
CIO
FM
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Core Capabilities
Solution Sets
Lower energy costs
Lower energy costs
Improved operating efficiency
Improved operating efficiency
Greater occupant safety & satisfaction
Greater occupant safety & satisfaction
Higher utilization
Higher utilization
Improved revenue performance
Improved revenue performance
Smarter Buildings enable reliability, efficiency & sustainability
Energy Management
Energy Consumption & Optimization
Carbon Management
Greenhouse Gas Emissions Tracking
Operations Management
Asset & Work Management
Portfolio Management
Facility Maintenance
Condition Monitoring
Space Management
Occupancy Management
Utilization Planning
Space Optimization
Move Management
BuildingAnalytics
Condition-basedMonitoring
EnergyOptimization
OperationalOptimization
Work OrderManagement
Reporting andDashboards
ServiceRequests Security
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3. Analytics - Alerting- Business Rule Trends- Computational
modeling- Creation of insights
that feed decisions and actions
4. Improvement- Optimized base-line energy use- Process changes- Maintenance and operations activity- Operational cost savings- Capital cost avoidance- Reduced energy use- Client satisfaction
Analytics are a key component for managing smarter buildings
2. Data Store- Trending analysis- Data warehouse- Meta data and business rules
Enterprise ReportingFeed
Statistics/Models for Improvement
Feeds to other systems: Work Orders, Excel, Browser, Planning
IdentifiedImprovement
actions/projects
1. Sensing-Monitoring- Near real time data capture from BMS - Sensors/feeds across domains- Asset level performance monitoring
Targeted data acquisition
Meta-data model• Contextualization• Interrelationships
5. Sustainability & Reporting- Enterprise & Operational Dashboard - Drilldown capability- Alert Summary- Work Order Management- Maintenance of optimized position (no back sliding)
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IBM proved the value first by implementing at internal locations
Property Characteristics– 280,000 sq. feet– Opened in September, 1997
Scope:– Metering– Johnson Controls performed
integration to Allen Bradley PLC system
– Advanced analytics Fault detection & diagnostics
– Dashboard for energy, carbon, maintenance, space, etc.
Armonk, NY
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.
Rochester, MN
First IBM implementations.
Observed 8% energy cost reduction on equipment monitored in already efficient buildings that have seen 5% to 7% reductions/year for the last 10 years.
Operational cost reductions expected from root cause analysis, condition-based maintenance and prioritization of preventive maintenance.
Rolling out to additional facilities in 2011.
Developed and Implemented with Alliance Partner Johnson Controls
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Rochester Pilot Cost Reduction Results: 8%
-35
-25
-15
-5
5
15
AH
U A
ir F
low
Tem
p. D
elta
Actual Normal Operation
Energy Consumption Exceeds Spec 2.5% Savings
Equipment Not on Automatic Schedule 2% Savings
Abnormal Delta TSteam Valve Malfunction
Simultaneous Heating & Cooling
KW
H U
sag
e
Chilled Water Optimization3.5% Savings
Asset Number Scheduled Off Hours On
RCHB0201527 5:00 PM - 7:30 AM Y
RCHB0201529 5:00 PM - 7:30 AM Y
RCHB0303572A 6:00 PM - 8:00 AM Y
RCHB0303574A 6:00 PM - 8:00 AM N
RCHB0303575A 6:00 PM - 8:00 AM N
RCHB0401565 5:30 PM - 7:45 AM N
RCHB0402505 5:30 PM - 7:45 AM N
RCHB0403509 5:30 PM - 7:45 AM N
Asset Number KWH Spec Exceeded Root Cause
RCHB1092042 75 N
RCHB1141003 56 Y Damper Adjustment Req.
RCHB1141005 56 N
RCHB1141021 38 Y Set point adjustment made
RCHB1142052 75 N
RCHB1142053 56 Y Replaced faulty sensor
RCHB1142054 56 N
RCHB1142055 20 Y Sensor calibration req.
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Smarter Building Saving Model
Baseline Energy Maint. Activity
New Information Drives Savings &
more Work Orders
Areas of Maintenance Savings• Root Cause Identification• Fewer Total Customer Calls• Reduced PM’s
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•Advanced analytics •(Green Sigma)
•Predictive Analytics•Using advanced analytics, identify suboptimal equipment settings and issue alert for corrective action.
•Example: Analytics revealed an air handling unit was operating when the building was unoccupied. The savings from correcting this single issue was $60K per year.
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•Real time Monitoring and Response
•Instrumentation enables Real time monitoring of assets and creates alerts
•Alerts are filtered and correlated to identify potential root cause event and triggers an autonomic response and / or service request creation for prompt resolution by service personnel
•Example: Chiller, Air Handlers and Variable Air Volume generates alerts for the same problem …
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Operations Management
Space & Facilities
Management
Real Estate Portfolio
Management
Datacenter Infrastructure Management
Service Management
Energy and Environment Sustainability
Capital Project Management
IBM Intelligent Building Management
• Energy Optimization• Improved Operational Efficiency• Energy, Operations, Space
Dashboards
ENERGY
OPERATIONS
SPACE
Best practices and functions reduce cost and improve operations
• Facilities service desk
• Service level agreements
• Contracted services
• Customer billing
• Space, power and cooling optimization
• Allocation planning
• Move, Add, Change
• Cablemanagement
• Space utilization
• Capacity planning
• Move, add, change
• Reservations
• Asset mgmt
• Work mgmt
• Inventory mgmt
• Supply chain
• Contracts
• Key mgmt
• Utility tracking
• Environmental opportunity analysis
• Carbon output measurement
• Condition assessment
• Capital planning
• Budgeting
• Construction estimates
• Project mgmt
• Strategic RE portfolio planning
• Budgeting & forecasting RE expense drivers
• Lease & contract admin
IBM Solutions for Smarter Buildings
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Two Industry-Leading Solutions Join Forces
•Gartner Magic Quadrant for Integrated Workplace Management Systems
•Gartner Magic Quadrant for Power Generation Enterprise Asset Management
Redefining the way organizations maximize the value of the critical infrastructure they depend upon to
achieve their objectives.
Reshaping the EAM and IWMS markets with leadership and innovation.
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Constanta South Container Terminaliu
Customer examples from Central & Eastern EuropeCustomer examples from Central & Eastern Europe
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Termoelektrarna Šoštanj
Bodr d.o.o.
Customer examples from Central & Eastern EuropeCustomer examples from Central & Eastern Europe
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THE RITZ-CARLTON, ISTANBUL
Antakya Shopping Center
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Nationwide more than 500 sites / buildings 30 % of energy consumption (without data centers) accounted for the 10 largest buildings 65 % of energy consumption (without data centers ) accounted for the 35 largest buildings To the Energy Agency of Economy we could report for 2008 approximately 6,8 GWh increase
in efficiency of energy (Maximo is the reporting tool). Data Centers needs 30% of the electricity consumption (processing power and cooling) Sredit Suisse is using since 1.1.2008 CH-wide electricity from 100% hydroelectric power
production The costs of compensation greenhouse gas neutrality :
- Absolute total: 35 CHF per employee and year
- Specific: 3 CHF per flight hour or 0,65 CHF per m2 office space
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UZSVM (Office of Government Representation in Property Affairs) IBM MAXIMO Asset Management implementation
Description: Office of Government Representation in Property Affairs has 3 main lines of business:Representation of the government – the Office represents the Czech Republic, its government constituents and municipalities by acting for them at court hearings and similar proceedingsProperty management - the Office manages large amounts of state property. The number of real properties alone is almost a quarter of a million. The methods used to manage the state property are strictly stipulated by legal regulations.Treatment of the propertyIndustry: Government
The client (who is representing the government) needs to gather and administer information about various state institutions and their strategic group of assets - administrative buildings – to be able to manage this large amount of property effectively, to be able to do right managerial decisions and achieve significant savings within government budget.
Central Register of Administrative Buildings – solution based on IBM MAXIMO Asset Management from TIVOLI product line. It will run on IBM Power Systems and will be provided by IBM GBS supported by SWG and with cooperation from bus. partner – it will involve design, development, training and testing of CRAB, integration with 3rd parties systems. IBM SWG will also provide IBM MAXIMO AM licenses.
Project Details
• Implementation of IBM MAXIMO Asset Management
• Solution running on IBM Power Systems
• Services:
- analysis and design
- implementation and testing
- deployment
- project management
- integration with 3rd parties systems
Project Details
• Implementation of IBM MAXIMO Asset Management
• Solution running on IBM Power Systems
• Services:
- analysis and design
- implementation and testing
- deployment
- project management
- integration with 3rd parties systems
Benefits Realized
Solution Overview
Business Challenge
Client Overview
UZSVM has long-lasting relationship with IBM – IBM started implementing ISMS
(information system that supports needs, processes
and information management of the UZSVM) in 2004 and
since then IBM is continuously updating ISMS according to
new legislation and according to client’s new functional
requirements.
UZSVM has long-lasting relationship with IBM – IBM started implementing ISMS
(information system that supports needs, processes
and information management of the UZSVM) in 2004 and
since then IBM is continuously updating ISMS according to
new legislation and according to client’s new functional
requirements.
CRAB (Central Registry of Administrative Buildings) will allow the client to collect and manage relevant information about large number of state property. There will be reporting functions that allow help the government to make decision about location/relocation of state institutions or about utilization of administrative buildings. It will be possible to evaluate if the property is being used economically and ensure effective utilization of office space not just by state insitutions, but also by private sector when the office space is rented to private companies.
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Adria Grupa, ZagrebAdria Grupa, Zagreb
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An example of customer value:An example of customer value:Slovenian Ministry Of Public AffairsSlovenian Ministry Of Public Affairs We now have statistics, analysis and KPIs that we can base upon for further process
planning and improvement. With pleasure we are able to say, that all statistics and analysis already have proven results in service quality and rationalisation.
Considering everything done by now and the potential offerred by Maximo, this project must not stop at this point – it would make sense for the Ministry Of Public Administration and whole government administration to broaden the implementation to all IT areas and all areas where management of assets and services is applicable. That means all assets and services that are related to maintenance and management. This is how we can implement a transparent and effective system that will enable lowering cost and most rational use of resources. Every such broadening means an investment, however that is very quickly returned by effective service management (service delivery, standards and regulations, central asset and service management, quality, charging).
Nika Rebernik, Ministry Of Public Affairs, Publication “Informatics in public sector 2009”
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Merkur Group
Headquarter in Naklo, Slovenia (established 1896) More than 5000 Employees Located in 8 countries in SE Europe Growing retailer and wholesaler DIY (Do It Yourself) and DoItForMe
home improvment productsconsumer electronicsmetal productsindustrial/technical items for professional
use
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RUCH SA has +4,000 employees, 35,000 points of sale
for fast-moving consumer goods (FMCG) and newspaper distribution, and
a portfolio of 500 commercial and office facilities. It is challenged by the
competitive market
to continuously reduce operational costs, implement outsourcing projects,
and manage its large portfolio
of facilities with many service providers. RUCH implemented IBM Maximo
to manage these diverse facilities more efficiently,
to meet all these key challenges.
max
imo
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Petrol d.d., Ljubljana
Oil&gas retail company > 350 gas stations Maximo integrated with
Petrol ERP system Billing&invoicing
– Reporting– Cost tracking over
cost centers
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AlarmEMS
EMS
Rules
Alarm
TT
AlarmClear
WR / SR
-- -- -- -- -- -- -- -- Stock?
Manual PR
ManualRFQ
ManualPO
Vendor
ManualPR
Inventory balance
Inventary transaction
WO
3rd party
Vendor
Maintenance team
Work order tracking
Job plans
Preventive maintenance
ScheduledWO
Netcool
TT Architecture for Vodafone Network
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Extended End2End Business Value
Energy Cost Reduction,
Automation (alerts/events from the BMS are automatically converted into Work Requests with different priorities etc.,time savings, response time, user satisfaction),
Optimize Preventive Maintenance (e.g. analyze the utilization of lifts in different sections of the building,then change the scope and intervals of maintenance),
Event correlation (time savings on root cause identification, faster fix times, better MTTF, better MTBF, deeper FMEA, etc.),
Security (Automated Work Requests for any security breaches discovered by the sensors in different sectionsof the building),
Holistic view on energy demand (When, why, how much --> the better we forecast the demand the better prices we can get from the energy supplier),
SLA enforcement:
– measure the up-time of priority assets covered with availability SLAs, etc.,
– correlate planned activities e.g. cleaning/security done by outsourcing companies with the actual work completed on assets or in the different locations,
Risk management (sensor reading from top priority assets and trend analysis allows the users to forecast emergency situations),
End user satisfaction (how happy the users are because of the quality of the air in the office, humidity, temperature, etc.),
User behavior improvements ("remember to switch off the lights the next time", etc.),
Call center utilization (less incidents reported),
Collaboration (BMS using IIBM as a gateway for e-mail, SMS, BlackBerry, iPhone etc.),
Operations cost reduction (all the O&M expenses).
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Why IBM for Smarter Buildings?
─ IBM’s Own Global Transformational Experience
─ IBM Services
Global Business Services has the consulting expertise to bring together business and operational requirements
Global Technology Services has the operational and integration best practices
─ IBM Technology
IBM Systems hardware leadership
IBM Software management and optimization
─ IBM Research
Deep Research Capabilities
Green and Business Analytics Research
─ Robust Partner Ecosystem
Let’s work together to drive real progress in your buildings.
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Contact details
Bartosz SoroczyńskiSales ExecutiveWorldwide Service ManagementTiger Team
IBM Polska Sp. z o.o.ul. 1 Sierpnia 8, skr. poczt. 1202-134 Warszawa, Poland
Mobile: +48 693 93 52 [email protected]
www.ibm.com/pl
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