need for a new facility management paradigm
DESCRIPTION
Keynote slides from Advance Energy Performance conferenceTRANSCRIPT
The Need for a New Facility Management
Framework: Opportunities and Barriers
Rob Watson EcoTech International
Advanced Energy PerformanceReal Estate’s New Energy Asset
Management ParadigmThe Steven L. Newman Real Estate Institute
Baruch College, CUNY
Need for a New Asset Management Paradigm Buildings are undervalued
Buildings are integral to the majority of economic activity
Should be: Location, location, building
Unfortunately, most company decision makers don’t care
Most building decision makers are over their heads or over-worked
What suffers? People, Profit, Planet
Problem: Buildings are Planet, Profit and People(?) Killers Buildings are the most damaging of
human activity Little improvement since 1950 on an
energy/ft2 basis Most professional estimates are that
buildings waste 30-40% of the energy they pay for Standard buildings are 5%+ less
productive than green buildings People spend 90+% of their time
indoors
Problem: Building Management is an Orphan Buildings are a
costly hassle for most businesses Diversion from the
business of business
Lack the knowledge for world class operation
At best, real estate is an appendage
Problem:Building Operators are Overloaded
Building operators have inadequate resources Too few facility
management man- hours Low maintenance budget Low energy budget
Success is penalizedBuildings are getting
more complicated (Often) Inadequate
expertise
The Solution: Outsourced Whole-building Optimization Building operations and maintenance
is ripe for outsourcing Business can focus on business,
while building experts can focus on optimization
Optimizing energy and maintenance can save operating costs and boost the real value in buildings: people
Need to change analysis of value and incentive structure
Only 3 things optimize buildings: Qualified People Clear & Comprehensive Process Good equipment & appropriate tools
Focusing on lifecycle cost benefits both buyers and sellers
Problem prevention vs. problem solving is more cost-effective
Problem prevention can largely be automated
Faults
Machine
Learning
Functions/Rule
Based
Sensors
Automated Fault Detection & Diagnosis (FDD): How It Works
Rules work in hierarchical order (sieve)
Principal Goal(s) of FDD Prevention,
prevention, prevention
Reduce (Eliminate) Energy Drift Catastrophic Failure Wasted time
Increase Maintenance Efficiency
What’s going on? (Part 1) Old contractor saying: “you can have
it good, fast or cheap….pick two” Poor quality control (Speed ≠ quality) Low bid blues Rampant misapplication of a
principle
What’s going on? (part 2)
A Good Question…
What’s the ROI?
…misapplied
Most forms of insurance
What’s the ROI?
What’s the ROI?
What’s the ROI?
What’s the ROI?
Your legal team
Accounting department
Building optimization
Most advertising/PR
Tale of Two Analytic FrameworksCurrent 90/10 approach to buildings The law requires it
(75%) I want it (24%) ROI (1%) Minimize first cost Waste energy for 2
years, retro-Cx your building and be a hero
Building optimization
Optimize for minimized lifecycle cost (100%)
Start with FDD Prevent energy waste
and premature equipment failure
You Can’t Calculate a
Return on Something That
Did Not Happen
Automated FDD Economics 101 How do we justify
automated FDD if not energy ROI?
JIT—Just in time Doing the right
maintenance at exactly the right time
JIT in action: Solar powered garbage cans saved Philadelphia 80% on their garbage collection costs…
Pattern of faults can predict future failure
FDD Platform Can Be An Extended to: JIT Maintenance (EPRI studies
indicate 40% benefit) Fix it once and know it’s fixed right Accurate Capital Budgets
Energy Tracking More accurate depreciation schedule
(tax benefits) Focused training Inventory prediction
What we have hereIs a failure to communicate
Optimized/Green buildings are
business enablers, not cost centers.
Gazing into the Future? Building lifecycle optimization industry,
partially driven by automated FDD FDD technology advances
Real time capacity and new capabilities built into equipment (vibration analysis, meg test)
New more powerful “cloud” computing languages
Better sensor technology
Expanded AI (Artificial Intelligence) algorithms for better prediction More powerful and effective whole-building
optimization routines
Thank You!
Lessons Learned Rule #1: Garbage In, Garbage Out:
There are no “golden” sensor values Rule #2: Almost nobody knows
what’s in their building Rule #3: ROI based on energy
savings is impossible to calculate Rule #4 : Neither customers nor
vendors know their limitations
BAS Systems and SensorsThis is what we expected to see This is what we got
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NIST Calibrated ThermometerBAS Temperature
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NIST Calibrated ThermometerBAS Temperature