pcty 2012, ibm smarter buildings v. claire penny
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© 2011 IBM Corporation
A smarter way to manage real estate and facilities
© 2012 IBM Corporation
Optimizing the World’s Infrastructure22nd May 2012, Copenhagen
Claire Penny
Smart Buildings
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
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
It’s time for change
1http://www.decc.gov.uk/en/content/cms/news/aes_2011/aes_2011.aspx2http://www.good.is/post/better-buildings-initiative-and-innovation-cluster-announced-by-president-obama/
1http://www.decc.gov.uk/en/content/cms/news/aes_2011/aes_2011.aspx2http://www.good.is/post/better-buildings-initiative-and-innovation-cluster-announced-by-president-obama/
It is clear that there is an immediate requirement to significantly and urgently change the way buildings are managed. 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
Smarter Buildings – who should care?
Companies with:• Over 1 million sq. ft. of real estate• Energy reduction targets• CO2 reduction targets• OpEx reduction targets
Challenges
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
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.
Evolution of a smarter building
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
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
ENERGY SPACE OPERATIONS
OPERATIONS R.E. INVESTMENT PLANNING
IBM solutions for smarter buildings
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 ManagementContinuously collect measurements, correlate and analyzes data to detect energy optimization opportunities and to predict potential failures.
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
Ext
ern
al I
nte
gra
tio
n
An
alytics and
Op
timizatio
n
Managing the data
WaterSmart Meters,
Use / Flow Sensing
EnergySmart Meter,
Demand Response ElevatorsMaintenance,Performance
HVACFans, Variable Air
Volume, Air Quality
LightingOccupancy
Sensing
Access/SecurityBadge In,
Cameras, IntegrationPerimeter, Doors,
Floors, Occupancy
Space UtilizationOccupancy/Management
24/7 MonitoringCondition Monitoring,Parking Lot Utilization
WeatherCurrent
Predictions
WeatherCurrent
Predictions
EmergencyServices
Alerts, Actions
EmergencyServices
Alerts, Actions
UtilitiesDemand Mgmt,
Cost Control
UtilitiesDemand Mgmt,
Cost Control
CommunityServices
Transportation,Traffic, Events
CommunityServices
Transportation,Traffic, Events
CommercialPotential
Advertisement
CommercialPotential
Advertisement
PortfolioRE Mgmt
PortfolioRE Mgmt
Asset MgmtLifecycle
Asset MgmtLifecycle
Energy UsePassive/Active
Energy UsePassive/Active
OccupancySpace Mgmt
OccupancySpace Mgmt
ComplianceReal Estate Mgmt
ComplianceReal Estate Mgmt
Building ServicesMaintenance/Projects
Building ServicesMaintenance/Projects
Tenant ServicesHelp Desk
Tenant ServicesHelp Desk
Waste MgmtTrash/Water/Recycle
Waste MgmtTrash/Water/Recycle
Industry SpecificHospital, Hotel, Etc.
Industry SpecificHospital, Hotel, Etc.
Fire FunctionalityChecks,
Detector Service
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
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
Energy and maintenance management
Energy management
Systems
Building management
Systems
Databases
16
Complex, inter-related
data sets provide new
insightsEnables collection of
large data sets
Transform current
practices
Deliver and maintain best
practice, efficiency and cost reduction
Smarter buildings require continuous improvement
ReportsReports
InstrumentationInstrumentation
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)
Example of compressor performance monitoring
Level 1: MonitoringEnable telematics, collect data , set thresholds, generate alerts and create work orders
Level 2: Proactive AnalyticsRun analytics on telematics data to identify anomalies such as compressed air leeks – feed directly to work ordersTune devices for energy management
Level 3: Predictive AnalyticsRun 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
Perform performance based maintenance instead of timed maintenance
Typical compressor data points
IIBM Dashboard Views
IBM Internal dashboard
Energy Contractor
EuroGreenIT
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
Case Studies: Solution value propositionIBM 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%
Tulane UniversityTulane University
Rochester, MN
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 management.
Global life sciences company
Global life sciences company
A global life sciences company recently completed a PoC, in their tightest controlled building environment. The findings were therefore based on the best case scenario within Client A’s buildings.
• 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.
.
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)
Heating too early
Savings example
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
Pre-IIBM
Post-IIBM
Results: Energy Savings
Client Project Energy Performance Contracting (UK)
Monitoring and analysis for performance contract- Monitoring SLA performance- Monitoring Asset Performance- Monitoring energy production/CO2
- Data trending
-100%
-50%
0%
50%
100%
150%
200%
Prior Yr QtrlyAve
4Q10 1Q11 2Q11 3Q11
# of Work Orders Work Order Hours
AHU Work Order Numbers & HoursAHU Work Order Numbers & Hours
- 16%
- 49%
IIBM Results: Maintenance savings
Pre IIBM Post IIBM
Ave Hr/WO
- 34%
Average Hours Per WOAverage 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
320
560
280
0
100
200
300
400
500
600
# of WO Old Hrs New Hrs
PM
Predicted Preventative Maintenance WO hours for AHU
PM
50% = 2801.7 hrs per WO
ASSUMPTIONS:• Work Order quantity remains constant• Available service 1,736 hrs •£65K per headcount
(Hypothetical Data)
0.2 headcount - £13k
AHU preventative maintenance work orderhistory & productivity - Example
Client specific data & savings estimates required
AHU
Lighting
Architectual
Rest Room
Condensate Rec.
Chiller
Comp. Air
Pump
Electric LV
Kitchen
Manual Door
Fire Prot. Alarm
CRAC
Fans
Plumbing
Shop Equip
All Other Classes
WO Hours
Expanded Smart Building Analytic Opportunity / 30% of Total Work Order Hours
Future Savings Opportunities driven by:
• New Rules & • Wireless Sensors
Areas of Future Opportunity
Analytic Opportunity
Determine Number of Hours Covered by solution
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
IIBM Results: Operational Energy Savings
Unit Performance Operational Schedule
Equipment Not on Automatic Schedule 2% Savings
KW
H
Usa
ge
Unit Performance Operational Baseline
KW
H U
sage
IIBM Typical Energy Savings Results
Energy Consumption Exceeds Spec 2.5% Savings
-35
-25
-15
-5
5
15
01:0
002
:00
03:0
004
:00
05:0
006
:00
07:0
008
:00
09:0
010
:00
11:0
012
:00
13:0
014
:00
15:0
016
:00
17:0
018
:00
19:0
020
:00
21:0
022
:00
23:0
0
AH
U A
ir F
low
Tem
p.
Del
ta
Actual Normal Operation
Dual Energy Savings OpportunityChilled Water & Steam 3.5%
Savings
Steam Leak Identified
Value add to your existing building management system(s)
Integration
Rules programming
Event Management
Analytics/Rules
PerformanceMaintenance Services
Work order generation
Data
Existing Clients
Security
Operational support
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
Why IBM for smarter buildings?
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.)
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
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
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 capabilities2) Deploy the solution – reap the rewards
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Next steps
© 2011 IBM Corporation
Thank You and Q&ASmarter Buildings: a smarter way to manage real estate and facilities
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