Name

Title:Jim FletcherIBM Distinguished EngineerChief Architect, Tivoli Smarter Buildings

Smarter Buildings: A smarter way to manage real estate and facilities

© 2011 IBM Corporation

Smarter Buildings on a Smarter Planet

2

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.

2025By 2025, buildings will be the #1 consumer of energy.

2xData center energy use doubling every 5 years.

© 2011 IBM Corporation

Smarter Buildings on a Smarter Planet

3

•NIST Survey

•Inefficiency Costs : $15B/yr •66% borne by Owners•$0.23/ existing SF/year

But Smarter Buildings are not just about energy savings

•Facilities operating costs

Custodial

Pest control/refuse collection

Recycling costs

Roads/Grounds

Landscaping/snow-ice removal

Utilities

Plant operations and energy

Reoccurring Maintenance and Repair

Work orders

(source : FRPC Real Property Inventory – Users Guidance FY09)

© 2011 IBM Corporation

Smarter Buildings on a Smarter Planet

4

The benefits from improving building efficiency are real

18% rise in productivityEmployee productivity increased up to 18% on average.

91% occupancyHigher buildingusage and re- up rates in smarter buildings.

40%reductionEnergy usage reduced by up to 40% and maintenance cost 10-30%.

65% of occupantsWilling to help make their workplace more environmentally responsible.

© 2011 IBM Corporation

Crossing the sustainability chasm

5

New sustainability survey of large organizations

130 RespondentsSector

Number of facilities

Revenues / Operating Budget Role

Business Units/Executives

70%1-10037%

101-100032%

1000+31%

$1 billion to $10 billion

51%

$10 billion to $25 billion

23%

Greater than $25 billion

26%

IT Staff30%

Retail26%

Manufacturing26%

Government23%

Services25%

Source: IBM, Crossing the sustainability chasm

© 2011 IBM Corporation

Crossing the sustainability chasm

6

Results show that majority has yet to achieve reduction goals

65%have not achieved energy and environmental goals

22% Evaluating opportunities to reduce impacts

12% Measuring environmental impact, but not yet publicly disclosing

15% Identifying facilities or assets for improvement

8% Measuring environmental impact and publicly disclosing

No energy or environmental strategy8%

Planners

Stragglers

Source: IBM, Crossing the sustainability chasm

© 2011 IBM Corporation

Smarter Buildings on a Smarter Planet

7

Something profound is happening: our buildings are getting smarter

+ + =INTERCONNECTED

Building systems are interconnecting

in entirely new ways.

INTELLIGENTIntelligent interaction

possible with externalities.

SMARTERInformation is shared to improve building

operations and occupant well-being.

INSTRUMENTEDFacilities can be fully instrumented at all

levels.

© 2011 IBM Corporation

Smarter Buildings on a Smarter Planet

8

© 2011 IBM Corporation

Smarter Buildings on a Smarter Planet

9

Green Sigma Coalition formed to foster partnering for Smarter Buildings

Working together to deliver proven solutions for operational efficiency & sustainability

Leverage existing skills, technologies & capabilities across multiple companies to drive practical results and savings

Collaborating on customer projects across many industries

Endorsing standardization in the industry

Joint marketing of smarter buildings*Global Alliance Partners

The Green Sigma™ Coalition

Trademarks are the property of their respective owners

*

*

© 2011 IBM Corporation

Smarter Buildings on a Smarter Planet

10

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 optimal occupancy services in a reliable, cost effective, and sustainable manner.

© 2011 IBM Corporation

Smarter Buildings on a Smarter Planet

11

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 Management Processes Int

erac

tion w

ith E

xtern

alitie

s

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

© 2011 IBM Corporation

Smarter Buildings on a Smarter Planet

12

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•P D U B •Chiller Plant

•Cooling• Towers

•Makeup Water• Storage

•Evaporation

•Server

•Static Switch

A/C

Sub

stat

ion

Batteries

UP

S

RedundantPower Connections

Utility Power

BackupGenerator

© 2011 IBM Corporation

Smarter Buildings on a Smarter Planet

13

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..

© 2011 IBM Corporation

Smarter Buildings on a Smarter Planet

14

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

utilizationImproved revenue

performance Improved revenue

performance

Smarter Buildings enable reliability, efficiency & sustainability

Energy ManagementEnergy Management

Energy Consumption & Optimization

Carbon Management

Greenhouse Gas Emissions Tracking

Operations ManagementOperations Management

Asset & Work Management

Portfolio Management

Facility Maintenance

Condition Monitoring

Space ManagementSpace Management

Occupancy Management

Utilization Planning

Space Optimization

Move Management

Building Analytics Building Analytics

Condition-based Monitoring

Condition-based Monitoring

Energy Optimization

Energy Optimization

Operational Optimization Operational Optimization

Work Order Management Work Order

ManagementReporting and Dashboards

Reporting and Dashboards

Service Requests Service

Requests SecuritySecurity

© 2011 IBM Corporation

Smarter Buildings on a Smarter Planet

15

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 optimizedposition (no back sliding)

© 2011 IBM Corporation

Smarter Buildings on a Smarter Planet

16

Smarter Buildings Savings Model

Implementatio

n

Period 1

Period 2

Period 3

Period 4

Period 5

Period 6

Period 7

Period 8

Period 9

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

© 2011 IBM Corporation

Smarter Buildings on a Smarter Planet

17

© 2011 IBM Corporation

Smarter Buildings on a Smarter Planet

18

•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.

© 2011 IBM Corporation

Smarter Buildings on a Smarter Planet

19

•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 …

© 2011 IBM Corporation

Smarter Buildings on a Smarter Planet

20

A Customizable Solution Platform

•DataMart

•Role based Dashboards

•Reports •Views

•Operational Analytics

•Asset & Work Order Management

•Event Enrichment

•Resource Monitoring•Event Management

•Events and traps •Metrics

•Asset data

•Workorders

•Policies and rules

•External datasources

(weather, asset, etc)

•Partner / customer visual

content

• External integration points for key data needs

© 2011 IBM Corporation

Smarter Buildings on a Smarter Planet

21

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

ENERGYOPERATIONSSPACE

We now have a complete solution to 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

• Cable management

• 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

© 2011 IBM Corporation

Smarter Buildings on a Smarter Planet

22

•TRIRIGA Core •Components

•Geographies

•Locations

•Organizations

•Vendors

•People

•Specifications

•Assets

•Contracts

•Customer Self Service

•News

•Graphics

•Document Management

•Reporting

•WPM Metrics

•GIS Mapping

•GANTT Schedules

•TRIRIGA Real Estate

•Portfolio Planning

•Site Selection

•Transaction Management

•Lease Administration

•Lease Accounting

•AR Tenant Tracking

•Payment Processing

•Client Requests

•TRIRIGA Projects

•Program Management

•Fund Management

•Scope Management

•Cost Management

•Schedule Management

•Resource Management

•Quality Management

•Vendor Engagement

•Procurement

•TRIRIGA Facilities

•Space Management

•Space Chargeback

•Space Requests

•Strategic Planning

•Move Management

•Reservation Management

•Personnel Provisioning

•CAD Management

•Receiving

•Invoicing

•Requests

•Tasks

•Contact Center

•Service Management

•Warranty Management

•Preventive Maintenance

•Facility Assessment

•Security/Key Management

•Inventory Management

•Capital Planning

•Resource Planning

•CO2 Emission Tracking

•Utility Tracking

•Waste Disposal

•Water Consumption

•Green Opportunities Tracking

•LEED/BREEAM Certification

•Energy Star Integration

•TRIRIGA Environmental•TRIRIGA Operations

•Role-based Applications

•TRIRIGA Workplace Enterprise-Class Applications

Building a Smarter Planet

•23

Even the Building Design Methodology is Changing

Automation of paper to replace age old paper based process

2D vector based design

Design is a collection of points, lines, and symbols that describe how to render a blueprint

Historic

3D Model based approach (BIM)

Design elements are intelligent objects

Design is a database of objects and relationships that describe the building

Evolving

CurrentIn Transition

Tail end of early adaptor phase

Building a Smarter Planet

Industry Foundation

Classes

.ifc (Future)

Export to COBie

Publish Visual Model (.nwd)

Autodesk integration with Maximo (Proof of technology)

•March 15, 2011•24

“As Built”Construction

Engineering Design Intent

Autodesk Revit

“As Maintained” Synchronize

operational change to model

COBieImport App

Export model data (Locations and Assets)

Maximo Integration

Plug-in(By Autodesk)

Building a Smarter Planet

QUESTIONS?

AND THANK YOU!