04 Citycon’s comprehensive energy management

07 Extensive restructuring of consumption metering

No. 1/20140 €

s.16Was our maintenance

efficient yesterday?

A m Ag A z i n e o n n e w d e s i g nspecial issue: Developing maintenance

10 Senate Properties mo-tivates users

20 FInZEB defines limits

e n g l i s h e d i t i o n

Publisher: Granlund OyMalminkaari 21, PL 59, 00701 HelsinkiEditor in chief: Juhani Pekkonen+358 107592241, juhani.pekkonen@granlund.fiISSN 2242-4997 (printed version)ISSN 2242-5004 (online version)

Graphic design: Porkka & Kuutsa OyPlace of printing: Alocon OyCover photo: Petri JuntunenCover models: Jenni Rusama, Petra Tiainen, Asta Varpio, Sara Grotell

CoNtENtS

photo: Granlund

photo: Granlund

photo: Citycon

03 Foreword

04 Citycon’s comprehensive energy management

07 Extensive restructuring of consumption me-tering at University Properties of Finland Ltd

10 Senate Properties motivates users

13 Developing Maintenance through Co-operation

15 Granlund Manager strengthens in Sweden

16 Was our maintenance efficient yesterday?

17 Benchmarking supports development

19 Maintenance supported by energy simulation

20 FInZEB defines limits

22 Data center maintenance enjoys speedy progress

04 07

22

02 ½done 1_2014

Developing maintenancePetri Juntunen, photo

ForEword

03 A child at school, an employee at an office, a customer at a store: it is because of these that

real estate maintenance has to function. Some of the indirect results include, inter alia, a good indoor envi-ronment and energy efficiency. Naturally, the final goal is to create good settings for learning: for engineering work at the office or shopping at the store, for instance.

For some reason, the goals mentioned above have not been very highly regarded in real estate maintenance. In the industry sector, it is the process (i.e. doing itself) that defines everything, but in office facilities, no such position has been granted to the people on site, in action.

The real estate industry, and especially the construc-tion sector, has allocated many resources to data transfer standards and data modelling. With the help of these, professionals do transfer data deftly between themselves. The end user of the facilities, however, has hardly been acknowledged in this development. Any technical building component visible in the equipment facilities typically has an encrypted user interface, and data on the building or the facilities is not shared with users. At the same time, we know that the greatest office electricity consumption potential, for example, lays in changing the behaviour of the users. Typically, however, they are not very familiar with indoor environment quality issues.

Would it be possible for each office building user to have real-time access to × the indoor environment quality

data of his/her own facilities, × the energy efficiency of his/her organisation, × data on the success of the real

estate and facility services, × an easy feedback channel with opportunities

to influence the mentioned data?

In high-quality facili-ties supported by high-quality services, this kind of transparency could be a facility asset. By provid-ing real estate data that is graphic and interesting (in real time), we could get users also to become more enthusiastic about using their facilities efficiently.

One of the most important needs for change in maintenance is real-time management. Traditional maintenance management focuses on scheduled jobs and problem solving, although developed, central-ised control rooms and data transfer on the Web have helped to remedy the situation. Reactions to problems are now faster, and centralisation does increase ca-pacity. What is still missing is a way of managing the whole ensemble (i.e. the condition of the entire portfo-lio of real estate) effectively, of analysing key targets, such as real-time indoor environment and energy ef-ficiency fulfilment, and of sizing maintenance on the basis of this data. In our opinion, it is just that kind of approach and tools that have now been developed, and the pages of this magazine are devoted to telling you about it.

This issue of “½done” describes new possibilities in real estate maintenance. It includes both descriptions of actual, practical projects and initiations of new products and services.

Pekka MetsiGranlund

“One Of the mOst

impOrtant needs

fOr change in

maintenance

is real-time

management.”

½done 1_2014 03

CityCon’s Comprehensive energy management Pekka Metsi, text Citycon, photos

04 ½done 1_2014

Some of the most important factors in comprehensive energy management:

Factor Impact Important

Harmonious processes and integrated data systems

Efficiency and reliability Responding to problems quickly; flaws reduce reliability

Expertise and proper definition of policy Expenses under control; no trial and error Avoiding solutions that are too complicated

Active communication and reporting Activation of stakeholders Inspiring users; plain engineering reports are insufficient

Employing all means You can always improve it Required skills: technology, ICT, management, behavioural sciences …

04 The goals of sustainable development and pursuit of those goals along with

actual business activities have been top pri-orities at Citycon Oyj for a good many years. The annual report for 2013, for instance, gives a tangible presentation of some of these goals.

In the autumn of 2013, Citycon and Granlund signed a comprehensive agreement on energy management con-sultancy and real estate maintenance data management software. The agreement covers all Citycon sites in Finland.

The goal of the agreement is comprehensive energy efficiency management, starting with individual meter readings and end-ing with the sustainability reports of this exchange-listed company. The goal

is to activate both Citycon and its stakeholders and, naturally, to bring about positive development. Moni-toring and reporting, however, are only instruments to achieving the true goal of improving energy efficiency: in a word, of bringing about change.

In practice, the agreement between Citycon and Granlund involves hourly remote readings of energy and water as well as fault situation management for the data transfers, redirected invoicing of energy expenses, energy reporting and continuous energy efficiency moni-toring, as well as guidance services, to name a few. Ad-ditionally, technological projects or campaigns aimed for users can be implemented by separate agreement.

The future goal is to pursue strong development of Citycon’s energy metering and to implement a metering strategy. Large masses of real estate invariably have technology, some of which is also dated. In the next stage, the purpose is to launch an overhaul of such technology, using the most reliable solutions.

According to Marko Juhokas, City-con’s senior VP of group development and sustainability: “Sustainable de-velopment is an important part of our

CityCon’s Comprehensive energy management Pekka Metsi, text Citycon, photos

01 Citycon goals in an annual report.

02 Citycon owns the Iso Omena shopping centre, among others.

Marko Juhokas

½done 1_2014 05

“shOpping centres and cOmmercial

facilities are a favOurable envirOnment

fOr active energy management.”

03 Good results can be achieved through engineering skills and ensuing technology even with the current provisions. The next big challenge will be to get the tenant customers and their customers involved in the wondrous world of energy efficiency as well.

strategic and operational management. Environmental responsibility is a top priority at Citycon, in addition to economic and social responsibility. The most important single topic is energy, but certainly environmental re-sponsibility includes many other things as well. Through this energy co-operation with Granlund, we’re looking for reliable and well-integrated data management as well as opportunities for continued joint development of opera-tions. As we had already been using Granlund Manager previously, this launch was significantly more effective. The expansion of our energy co-operation has taken off nicely with active operations on many different forums. It’s important for us to have a partner with extensive sub-stance management and a capacity for flexible service.”

Shopping centres and commercial facilities are a favourable environment for active energy management. There are strong variations in operational intensity, a relatively good deal of technology and large volumes. While metering systems and technology (e.g. controlled according to ventilation demand) have developed, ex-penses have fallen. It is thus easier to achieve operational cost-effectiveness, and the savings can be significant.

Good results can be achieved through engineering skills and ensuing technology even with the current provisions. The next big challenge will be to get the tenant customers and their customers involved in the wondrous world of energy efficiency as well. Where are the “sweet spots” that improve your commercial sales, customer fidelity or brand, while saving expenses? They can be found through sustainable development and improved co-operation.

06 ½done 1_2014

07 You can’t manage what you can’t measure. You can’t develop what you can’t manage.

The effective metering of consumption lays the foundation for energy management and develop-ment of energy efficiency. Consumption metering must be reliable, automatic, hourly based and, at minimum, building-specific. Based on these cri-teria, University Properties of Finland Ltd set out to extensively restructure its consumption meter-ing in co-operation with Granlund.

extensiverestructuring of consumption meteringat university properties of finlanD ltDVeikko Martiskainen, text Granlund, photos

01 Faculty of Sport and Health Sciences, University of Jyväskylä.

½done 1_2014 07

University Properties of Finland Ltd (UPF) owns the prem-ises of universities outside the Helsinki Capital Region. A majority of the premises are located on eleven different university campuses. Its over 1,100,000 m2 (11,840,000 ft2), 80 properties and nearly 400 buildings make UPF one of the biggest property owners in all of Finland.

The initial situation in consumption monitoring was rather confused and not at all satisfactory. Consumptions were usually metered in large blocks. Comprehensive, building-specific metering was missing. A substantial portion of the main readings were, however, already be-ing taken automatically. The buildings had hundreds of sub-readings but these had to be taken manually. Also, the data actually being metered was often incomplete. It was impossible to form a comprehensive and reliable overview of building-level energy consumption.

In 2011, UPF and Granlund signed an extensive energy management co-operation agreement. One of the main goals was to develop a metering solution supporting this ac-tivity. The minimum requirement set was building-specific, automatic and hourly based consumption metering, which could be supplemented by sub-metering where necessary.

As a part of functional energy management co-operation, it was natural for UPF to begin development of metering in co-operation with Granlund. We have been responsible for the project’s overall co-ordination, planning guidance, con-tracting, oversight and a significant portion of the design.

An open and flexible model was chosen for the meter-ing solution. In the implementation, there is no commit-ment to a single equipment or systems provider: only to the requirement level specified. The implementation solutions are based on various suppliers’ meters and equipment that meet the set requirements.

Extensive mapping of the system provided an overview of the current metering situation. The data produced also served as the basis for design. Along with the design of the pilot site, design and documentation guidelines, as well as requirements for the metering of both existing sites and new construction, were also produced. An individual meter info card was created for each meter. The location and metering service areas of the meters were separately marked on drawings for this purpose. An agreement was also reached on data archiving and maintenance thus creating a model, which will be used to indicate where the meters are located and what they are measuring.

Nearly 800 new meters were included in the first phase of the metering restructuring. In the second phase, metering will be supplemented by sub-metering, in which the individual consumption monitoring needs of users in particular are taken into consideration.

UPF’s new metering solution can be used to quickly and accurately locate any deviations in consumption. It

“an Open and flexible mOdel was

chOsen fOr the metering sOlutiOn.

in the implementatiOn, there is nO

cOmmitment tO a single equipment

Or systems prOvider: Only tO the

requirement level specified.”

02 TUT Campus Arena square.

08 ½done 1_2014

also makes it possible to analyse various consump-tion profiles, such as night-time base loads, and respond to any changes in them.

Granlund Manager energy management tools will be used for the analysis and reporting of consumption data. The amount of consumption data produced in the UPF metering restructuring is so enormous that occa-sional searching for deviations by examining building or meter-specific consumption levels is not an effective approach. The consumption monitoring software itself should be able to analyse data and display any devia-tions in an effective manner.

UPF is committed to achieving a 6% energy savings through its energy efficiency agreement. The goal is not savings at any cost: it is to provide good indoor air conditions at an optimal level of energy consumption. Indoor air conditions and HVAC performance are metered in addition to consumption levels. Granlund Manager Metrix software has been used as the pilot tool. The experiences have been positive and there are plans to adopt the operating model for more comprehensive use.

Combining energy, indoor air and HVAC performance monitoring provides an excellent foundation for a com-pletely new approach to energy efficiency management.

“the cOnsumptiOn mOnitOring

sOftware itself shOuld be

able tO analyse data and

display any deviatiOns in

an effective manner.”

03 Nearly 800 new meters were included in the first phase of the metering restructuring. An indi-vidual meter card was created for each meter.

04 TUT Campus Arena main square.

½done 1_2014 09

senate properties

motivates

usersGranlund, text Senaatti-kiinteistöt, photos

10 ½done 1_2014

10 Esa Halmetoja, development manager at Senate Properties explained prop-

erty maintenance to ½done.

1. Senate Properties has, among other things, been developing space utilisation efficiency and energy concepts in co-operation with users. Is it easy to in-spire them with these kinds of projects, and how have you been getting users to participate?It’s the master’s voice that echoes in state administration space utilisation. A tight state economy compels organisa-tions to cut back on their expenses. Among the significant items of expenditure are the premises. Many Senate Prop-erties customers thus have no alternative, but to raise the efficiency of their space utilisation. As these processes are rapid, there isn’t always time for the personnel to adjust to changes that are happening. This is unfortunate for both the personnel and the acting operator, Senate Properties. We wouldn’t like to play the role of premise police, so to speak, but it can’t always be avoided.

In challenging conditions, constructive co-operation with the customers’ local organisations works best. The keywords are transparency and trust building. We have to go on a level with the customers and aim to support their transformation process to the best of our ability. It’s easier to face things as they are if and when the custom-ers feel that we’re genuinely trying to understand their personnel sentiments and needs. It’s important for peo-ple to meet each other as people. Even though these are matters on the job, tools don’t matter as much. Here like elsewhere, we naturally try to go by the means available in the 2010s and to utilise the various communication channels provided by modern technology. We make use of the Internet and dynamic info display boards, for example, without forgetting conventional e-mail.

Certainly, there are also conditions, where custom-ers voluntarily aim to raise the efficiency of their space utilisation. We respond to such needs by offering our expertise and ready solution models for customer use. A better result is attained through co-operation. This is something it’s easy to agree on with customers.2. what have you learned in these projects? what works, and what doesn’t?What was mentioned before applies also to energy sav-ings projects. Saving energy on orders “from the top” may work for awhile, but it won’t take you very far. An excel-lent example of working together is the user electricity

project launched by Sen-ate Properties in 2010. The goal of the project is to re-duce property users’ elec-trical power consumption

01 The property located at Hakaniemenranta 6, Helsinki, is home to the Finnish Nation-al Board of Education, among others.

½done 1_2014 11

by changing use habits. The project has fulfilled the expectations that were set for it. In just a few years we’ve achieved total savings of a six-figure sum; and the first number isn’t one!

The user electricity project keyword is attitude change. We aim to influence people’s way of thinking by increasing their awareness on energy consumption and the environmental impact of energy use. Although euro-denominated savings do have their own important significance, they play a side role. Participating in gov-ernment austerity measures concerns each one of us. We’re bringing a positive point of view to a matter that in itself is serious, by emphasising the effect an individual can have. The essential content of this message is that every personal choices genuinely matters.3. How is activeness maintained after the project?The duration of the user electricity project is two years. Dur-ing the project, the aim is to tighten the belt on electricity consumption. Users are actively informed via e-mail, as well as by organising competitions and various surveys, for instance. The media and Internet are utilised actively. Basic level electricity consumption is ordinarily achieved within two years. Active operations end after this, but the info display indicating energy consumption and the Web pages, for example, remain in permanent use. Also, the quarterly e-mail bulletins continue to be sent. In addition to this, we continue to participate in the customers’ internal info ses-sions, where we talk about energy consumption conditions.

The euro is also an excellent motivating factor. Some of the customers pay electricity reimbursements based on the number of square metres rented. As the electricity

consumption declines, we send these customers a refund that is proportional to the savings. For the customers, this is extrabudgetary money, so it can be used to enhance the well-being of the personnel, for example. Euros saved on electricity have been used for gym equipment, among other things. We recommend this kind of means of ac-tion also to people who procure electricity on their own.4. what development would you like to see, so that this kind of activity could be more widely practiced?Nothing in itself is preventing co-operation practices of this kind with customers. It’s a question of effort. Obstacles are mainly between the ears, or in attitudes. Going beyond your own comfort zone calls for a bit

of courage. You have to first change your own attitude. We have to first become mo-tivated ourselves before we can motivate others.

I can mention a couple of aspects that need devel-

opment. Currently, the energy consumption metering of buildings doesn’t support this kind of co-operation. Electricity metering is seldom user-specific, the meter-ing of water and heating even more so. The amount of electricity consumed by users often has to be evaluated as a percentage of total consumption. This places user organisations in unequal positions with one another. For example, in a house with two users, the economies made by one user also benefit the other user, who isn’t neces-sarily doing anything to further the cause. At the same time, if the other user is being wasteful, the economies made by the first one may be lost.

Leasing agreement models, as well, are often inflex-ible and don’t provide for electricity bill distribution according to the polluter pays principle. This requires flexibility on the part of both the property owner and the customer, and with good will, it can be managed.

The user electricity project currently covers approxi-mately 70 properties. At the beginning of the project, the target was set at 100 properties. We’ll be likely to reach that target by the beginning of 2015. In the future, this kind of activity will become part of the permanent ap-proach at Senate Properties. The project has thus turned into a process, which isn’t a bad thing at all in this case.

“every persOnal

chOice genuinely

matters.”

02 Esa Halmetoja, development manager at Senate Properties.

12 ½done 1_2014

edited and scheduled by real estate managers and techni-cal experts at LocalTapiola Real Estate Asset Manage-ment. This enabled invest-ment optimisation in a way that provided the best support

for business activities. Through consistent courses of action and increased co-operation, the maintenance sector was developed as a result.

The next development step to be recognized was raising the competence of real estate management and maintenance service network superintendence. It became topical to compile monitoring instrumentation, through which an overall picture of process functionality could be formed and properties/operations demanding response could be identified. Both instrumentation functionality and increasing the efficiency of service procurement demanded harmonisation of real estate management and maintenance service descriptions. This was implemented

The task of maintenance management is to maintain the organisation of real estate operations and services, and to create and sustain optimal and appropriate operating conditions for tenants.

At the beginning of the 2000s, LocalTapiola Real Estate Asset Management began to develop an upkeep approach with the target of systematic maintenance based on identified demand. A course of action was taken, in which identified repairs and replacements demand data was transferred by conditions assessment consul-tants directly to LocalTapiola’s (LähiTapiola) Granlund Manager database. Taking the real estate strategy and leasing scene into account, the data was supplemented,

Developing maintenance

through Co-operationreetta räsänen ja Jack westrén-doll, text Lähitapiola, Shutterstock, photos

13 LocalTapiola Real Estate Asset Management, a company owned by LocalTapiola Group, provides real estate investment and real estate management services, managing real

estate assets of more than 3 billion euros.

01 Maintenance tenant communication via foyer display.

02 Director Reetta Räsänen, LocalTapiola Real Estate Asset Management.

½done 1_2014 13

“in the area Of energy efficiency,

lOcaltapiOla real estate assets

management has been a fOrerunner

fOr the real estate industry.”

in the form of Manager maintenance books. The develop-ment led to a decline in the number of service providers, but to the strengthening of the co-operative and super-intending aspects. Maintenance management was thus developed through co-operation and meterage.

LocalTapiola Real Estate Assets Management has been allocating resources significantly for the improve-ment of energy efficiency, with excellent results. Con-sumption monitoring targets include collecting and analysing data as well as influencing consumption. In principle, this is easy, but in a major portfolio of real estate it becomes quite challenging. The development and operational effectiveness of the systems used for consumption reading management play a central role in the analysis of consumption deviations and the imple-mentation of measures. In the area of energy efficiency, LocalTapiola Real Estate Assets Management has been a forerunner for the real estate industry. At a very early stage, it was decided to introduce data collection and management extensively throughout the entire port-folio of real estate. This demanded clear delegation of responsibility, regarding manually readable meters, to real estate administration service providers. Resources were allocated especially for ensuring data integrity. Conditions were soon reached for accessible, up-to-date consumption data, which could be used for both social responsibility reporting and action to improve the effi-ciency of energy consumption. With active continuation of this development work in co-operation with Granlund, the results speak for themselves.

Maintaining real estate conditions and active commu-nication with real estate users is of key importance to the improvement of energy efficiency, although active tenant communication related to real estate upkeep has tradition-ally hardly been undertaken in Finland. LocalTapiola Real Estate Assets Management wanted to be a forerunner in this and launched a development program some years ago, in which data on the key issues of maintenance was conveyed in graphic form to facility users via foyer dis-plays and service request user interfaces. The results have been encouraging. Activating the key actor of the value chain (i.e. the tenant) to monitor upkeep operations spurs the development of these operations in a sustainable way.

Today, the LocalTapiola Real Estate Asset Management course of action with regard to maintenance is based on continually developing, long-term partnerships. The main-tenance data system supplier is Granlund, with Corbel Oy and Realia Group acting as managing parties. There is intensive, long-span co-operation between these partners. Although the number of parties co-operating to provide real estate services is lower than before, their significance to target achievement is all the more important.

Heating (weather-adjusted) [kWh/m3]

32,0

28,0

24,0

20,0

16,0

12,0

8,0

4,0

02006 2007 2008 2009 2010 2011 2012 2013

Electricity [kWh/m3]

20,0

16,0

12,0

8,0

4,0

02006 2007 2008 2009 2010 2011 2012 2013

Water [dm3/m3]

70,0

60,0

50,0

40,0

30,0

20,0

10,0

02006 2007 2008 2009 2010 2011 2012 2013

Volume (m3) indicates the total volume of the site.

development of specific energy consumption2012 2013 difference %

Heating (weather-adjusted), kWh/m3 19,0 17,4 –8,3

Electricity, kWh/m3 13,3 12,0 –9,6

Water, dm3/m3 47,8 43,8 –8,2

14 ½done 1_2014

granlund manager strengthens in swedenotto Åkerberg, text Porkka & Kuutsa, illustration

15 Granlund Manager has been on the Swedish market already for more than

a decade. The application first became famil-iar mainly as an energy monitoring applica-tion. Now Manager is recognized as a compre-hensive system that supports maintenance management and provides versatile reports.

The history of Granlund Manager in Sweden began al-ready back in the 90s. Operations began with a develop-ment project, in which the TAC Vista building automation system was integrated with Granlund Manager. As a Vista supply option, Granlund Manager was sold to hundreds of sites over the years. Although nowadays TAC is part of Schneider-Electric, the co-operation remains active.taking Sweden with new momentum. Following its new business strategy, Granlund decided to add momentum to taking Sweden. Good provisions for allocating efforts effectively were gained from the results of a market survey. This survey revealed that there are no players in Sweden providing their customers with comprehen-sive service in addition to IT solutions. The strength of Granlund Manager has always been the practical service ensemble surrounding the application itself. With this kind of support, the service can be used effectively, and the system provides the best possible benefit.

In the autumn of 2013, a partner search was launched in Sweden. The goal was to find a partner who could offer a similar service ensemble to the one Granlund offers in Finland in connection with Manager.

Now, the first co-operation agreements have already been signed. In addition to Schneider-Electric, Ebab Instal-lationsteknik AB has joined as a new retailer. Ebab, a com-pany producing project management and expert services for the real estate industry, is now expanding its operations also to data systems. There is great enthusiasm with these new operations that are aimed to be launched immediately.Special features of the Swedish market. The notion of a maintenance book is unfamiliar in Sweden, and compilation of maintenance books in connection with construction projects is not regulated by law. There are a few maintenance book systems on the market, but their use is not as extensive as it is in Finland.

Swedish real estate business practices differ in some respects from those that are customary in Finland. For

one, real estate service procurement service descriptions have been standardised with AFF concepts. For another, the practical meaning of OVK-besiktning (Obligatorisk ventilationskontroll), or mandatory ventilation inspec-tion, is that ventilation equipment is inspected at inter-vals of three or six years. All the same, Manager adapts to these differences conveniently.

Swedish and Finnish markets also have many com-mon features. For one, major maintenance players, such as Caverion Corporation, ISS, Sodexo Group, etc. are strong in both countries. For another, energy regulations follow the pace set by the EU. Also, data modelling has lately been an source of mutually increasing interest.Customers and development trends. Granlund Manager customers in Sweden include: AB Familjebostäder in Stockholm, Swedavia (Swedish Aviation Group) at all airports in Sweden, Malmö University, Malmö Hospistal, Steen & Strøm AS (with the shopping centre, Emporia) and the City of Karlskrona, to name a few.

During this year, the goal is to extend this group substantially.

Granlund Manager is proceeding country by country toward the Atlantic in parallel with Sweden. The next target country is Denmark. The goal there is to bring about a partner model similar to the one in Sweden.

“granlund manager

is prOceeding cOuntry

by cOuntry tOward the

atlantic in parallel

with sweden. the

next target cOuntry

is denmark.”

½done 1_2014 15

Admittedly, real estate maintenance has not tradition-ally been regarded as a spearhead of development. It has rather been viewed as a necessary evil. Mainte-nance activity is currently based mainly on corrective or scheduled maintenance. In corrective maintenance, equipment is repaired only following malfunction. This can have unpredictable consequences for the health and safety of facility users. It can also cause extensive damage to real estate assets. In order to avoid these disadvantages, maintenance also uses scheduled main-tenance. Here equipment is maintained according to a schedule set in advance. The performance frequency of scheduled maintenance is based on average values, not on the actual use of the real estate. For this reason, resources are wasted by replacing equipment that is still serviceable.

A more effective maintenance approach is based on demand, so that maintenance actions are implemented in a timely manner: not too late, but on the other hand, not too early. The date of demand is determined according to available, metered data on equipment condition and use. The metering also ensures that demand-controlled maintenance does not endanger the quality of the final products of maintenance activities—such as indoor air conditions and real estate energy efficiency. By shifting from monitoring the work to monitoring the final product of maintenance, new maintenance innovations, as well as work productivity development, are enabled.

Demand-controlled real estate maintenance is not just a vision for the future, as the supporting technol-ogy is already being used today. The Granlund Manager maintenance management system offers indicators for monitoring real estate energy efficiency, indoor air con-ditions and technical systems functionality. The system processes technical data collected from real estate into indicators, which can be used to ensure real estate per-formance and to locate equipment that may have been causing deviations. Metering data can be displayed via Internet browsers, the company Intranet pages or real estate foyer displays. Thus, real estate maintenance management and real estate users both can easily verify whether our maintenance was efficient yesterday or not.

New technologies function as enablers. Apart from these, new business models are needed—and from cli-ents, a new kind of management. Are the leading, top players interested in restructuring of this kind? Which of them would have the confidence in their own profes-sional skills and management systems to boldly guaran-tee conditions and energy efficiency? In so doing, would they also be willing to take an authentic risk themselves? As for the clients, which of them would participate in an SLA (Service Level Agreement) type of service level definition on a large scale? In doing so, would they also give the supplier an opportunity to make something through innovations and good results? Only stories of success will bring about authentic market changes.

was our maintenanCe effiCient yesterday?Heikki Ihasalo, text Shutterstock, photo

16 The question is surprisingly difficult to answer, because currently we have only little metered data available on the efficiency of maintenance activities. Performance mea-

surement, which has already for long been utilised to monitor company finances, for exam-ple, has not yet reached real estate maintenance.

“the system prOcesses

technical data cOllected

frOm real estate intO

indicatOrs, which can

be used tO ensure real

estate perfOrmance.”

16 ½done 1_2014

BenChmarking s u p p o r t s D e v e l o p m e n tAntti Andelin, text Suomen Ilmakuva oy / Hospital district of Southwest Finland, photo

17 Benchmarking involves the compari-son of one another’s operations with the

goal of learning from each other. Data offered by similar organisations, regarding opera-tional effectiveness and various implemen-tation methods, supports learning the best practices and developing one’s own opera-tions. Benchmarking is a continuing process that offers the tools for monitoring and devel-oping operations throughout the process. The advantage of benchmarking is also its suit-ability for a diversity of organisations, regard-less of sector or industry.

A need for comparison. During the past decade, the re-quirements imposed by cost-effectiveness have become common in the real estate management industry. This trend in the overall real estate sector has been reflected also in the health care and hospital sectors, for example. Both of these have been struggling with the restructuring of care activity, caused by cost-effectiveness require-ments. Pressure for change in core activities has tight-ened the requirements of support services. Of these, real estate services form a part that is significant in terms of managing operations. This has caused a rising need to compare different real estate services and to find possible savings in this way. Metering and comparison of real estate efficiency can thus be viewed as being a highly important management instrument for detecting deviations and for comparing one’s own operations with those of similar organisations.

However, a problem has often been posed by a lack of transparent data and unifying models of comparison. This can lead to wrong conclusions, or it can prevent compari-son entirely. “The lack of unifying meters is evident in the fields of both real estate and health care, where the things to be measured are roughly defined, especially with regard to costs, due to the lack of unifying standards,” states Juha Rantasalo, technical director at Turku University Hospital.

developing hospital facility maintenance. Uni-versity hospital facility maintenance benchmarking, compiled by Granlund Oy and the Federation of Hospital Engineering, created a unifying model of comparison for hospital organisations. This aimed to provide Finnish

½done 1_2014 17

01 The frequency of maintenance activities practices and systems for some properties in Finnish and European hospitals that were compared.

02 Annual heating energy consumption per square meter in hospitals that were reviewed.

hospital organisations with the opportunity of learning the best facility maintenance practices from each other. Through this, co-operation between hospital facility units could be facilitated as well. The comparison involved a review of arrangements for hospital facility maintenance. The review was based on a comparison of operational processes and practices in relation to a set optimal level of maintenance activities.

For the assessment of best operational practices, a ba-sis of comparison was provided by 11 European hospitals that are members of the International Federation of Hospi-tal Engineering (European Union). The results showed that Finnish hospitals fare well in comparisons of maintenance orderliness and monitoring practices. Especially existing maintenance management systems and service request systems proved to be at a high level in Finnish hospitals.

The comparison showed that some of the best opera-tional practices in the various areas of maintenance activi-ties could be found in certain hospitals, regardless of their diverse organisational structures and practices. One of these hospitals is able to operate high level maintenance at a more reasonable cost. Another hospital has achieved high customer satisfaction with its approaches. This shows that comparison with one another provides oppor-tunities for development, regardless of the present state of an organisation. These opportunities would not necessar-ily appear through monitoring one’s own activities alone.

Despite the similarities in maintenance activities, the numerical review showed even significant differences between hospital facilities. For example, with regard to facility energy consumption under review, the difference between the least and the greatest consumption was 170 kWh per square meter annually. In a computationally average-sized control hospital, this would mean a rough estimate of over 1.5 million euros in additional annual costs. As the proportion of energy in hospital mainte-nance costs is approximately one half, questions of en-ergy continue to hold significant development potential.

“This process of comparison gathered various hospital key persons together to consider, in terms of their own organisations, the practices and monitoring of the opera-tions that had been compared. This opened discussion between these organisations on alternative approaches,” states Juha Rantasalo, technical director at Turku Uni-versity Hospital, who participated in the comparison. In terms of comparison, it is the data collection process that forms a highly important part: producing data leads organisations to review their operational practices and the sufficiency of current monitoring critically.

The benefits of a systematic process of comparison will see further growth in the future, as participation in monitoring and comparison increases..

Documented maintenance designs

Active monitoring of maintenance task imple-mentation

Electronic maintenance book / operations control system

Electronic notice of defect system

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■ Finnish university hospitals

■ European hospitals

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281,6

322,4

Hospital 1 Hospital 2 Hospital 3 Hospital 4 Hospital 5

300

200

100

0

“the results shOwed that finnish

hOspitals fare well.”

18 ½done 1_2014

operation anD maintenance supporteD by energy simulationatuomas Laine, text  Alfons-Kern School, photo

19 Energy simulation is becoming an important tool in the design of energy-efficient buildings that uti-

lise natural resources efficiently. Entirely new possibilities are opening, especially for the preliminary design stage, through utilisation of optimisation and cloud computing, for instance. With these methods, the number of design alternatives to be considered can easily be increased from a few options to at least hundreds—if not thousands.

Although energy simulation is normally regarded to belong only to the design stage, simulation can also provide great benefits for operation and maintenance. In monitoring of energy efficiency and indoor conditions, measurements are compared with simulation-based targets. Furthermore, this energy simulation model, which was created along with the design, and which is updated during the guarantee period, can also be utilised for facilities management: when searching for causes of consumption deviations, when there are changes in the use of the building, when systems and control operations are being optimised, and when new possibilities for energy efficiency improvements are being explored, to name a few.

Especially big benefits from energy simulation can be gained for so-called life cycle projects, during which service providers are responsible to clients not only for the construction of the site, but also for its operation and maintenance over a long agreement period (typically 15–30 years). An example of this is the Royal BAM Group, a leading Dutch construction company with approximately

24,000 employees and a turnover of 7.4 billion euros, which has targeted to develop its energy efficiency management within its own PPP (Public-Private Part-nership) projects. The development has been made in the EU project HESMOS (www.HESMOS.eu), where also Granlund has participated.

As a result of this co-operation, BAM installed Gran-lund systems for a total of four school buildings, located

in the City of Pforzheim in southwest Germany. Gran-lund Manager Metrix and RIUSKA software are be-ing used for monitoring of energy efficiency and en-ergy simulation during op-eration in these buildings. Having been responsible for the construction and

O&M of these schools, BAM presented the utilisation of energy monitoring and simulation at a workshop organ-ised in Amsterdam at the end of November (http://hes-mos.eu/events---meetings/index.html). Marie-Christine Geißler from BAM described the results by telling, for instance, of how the system can optimise technical systems operations to correspond with actual need, thereby lowering the cost of O&M and reducing carbon dioxide emissions.

In the future, simulation can bring true benefits to energy efficiency management in some of the more de-manding buildings, such as hospitals, laboratories and shopping centres, for instance. As real estate use does vary, and as there will be more energy systems with an increasing amount of automation, simulations can help in finding optimal ways of use and in setting energy tar-gets dynamically. For testing new technological solutions, Granlund aims to find pilot sites in Finland as well.

01 Energy efficiency manage-ment in Alfons-Kern School supported by monitoring (Manager Metrix) and simu-lations (RIUSKA)

“simulatiOn

can bring true

benefits tO

energy efficiency

management.”

½done 1_2014 19

finZeB defines limitsErja reinikainen, text  tuukka rantala, illustration

20 FinZEB, a project launched by the Ministry of Environment, the Confederation of the Finnish Construction Industries RT and the Finnish Association of Mechanical Build-

ing Services Industries, is crystallising a joint view for the construction industry of what is meant by “nearly zero-energy buildings” in Finland. At the same time, it is defining the national energy performance requirement levels to be set for different building types. The project began in November 2013 and will end in February 2015.

20 ½done 1_2014

The EU Energy Performance of Buildings Directive (EPBD) entails a number of national guidance measures for improv-ing the energy performance of buildings. These include energy regulations and the practice of energy certification for new and repair construction, for example. Because buildings are the biggest single energy users, the EU is next progressing to nearly zero-energy buildings (NZEB).

As of the beginning of 2019, all new buildings used by public authorities will have to be nearly zero-energy buildings, and from the beginning of 2021 on, this re-quirement applies to other new buildings as well.

In the definition of a nearly zero-energy building, it is stated that this building has a very high energy per-formance, and that the nearly zero or very low amount of energy required should be covered to a significant extent by energy from renewable resources that are based on and that utilise renewable energy sources produced on-site or nearby.the FInZEB project. The goal of this project, launched by the Ministry of Environment, the Confederation of the Finnish Construction Industries RT and the Finnish As-sociation of Mechanical Building Services Industries, is to identify technically feasible and cost-optimal solution suites that will serve as a basis and reference material for the definition of national NZEB requirements in Finland. The intention is for the project results to have a direct impact on norm control and training in the industry.

This project aims for extensive co-operation between the real estate and construction industries. A vision of nationally suitable solutions and threshold values will be gained by computational analysis of different build-ing types, by utilising feedback data available from pilot sites, and by discussing the results with experts and stakeholders. The goal is that the project results will provide tangible proposals regarding national NZEB levels for different building types as well as technical solutions for achieving these levels.

The nearly zero-energy requirement is limited to single buildings, but it does involve perspectives of regional (i.e. nearby) energy production that are more extensive than those of decentralised, building-specific and plot-specific energy production. Changes that may potentially be caused by the NZEB regulations on levels above the single property level, as renewable energy is produced and sold to energy networks, are being reviewed in connection with the project.Granlund oy as main consultant in the FInZEB project. Granlund has the role of energy simulation and NZEB solutions expert in the project, performing the needed energy and indoor climate conditions simulations. Gran-lund is also producing a summary of the various interest group interviews, compiling an energy production chains

report, and drawing up graphic material on the simula-tion data and results for stakeholder review, as well as being responsible for the compilation of the final report.

Energy simulations will be carried out for different building types, with several achitechtonically (architec-turally?) different solutions and with different HVAC and lighting technologies. This simulation phase involves identification of the “pain limits” of minimising energy use in standardised buildings and a review of local renewable energy production prospects as well as their proportion in the energy use of these buildings. The final product of the simulation analysis will be a set of different solution options, each of which will then undergo a cost review.

The simulation and cost analysis results will finally be brought to expert workshops for testing and comments.Granlund already has NZEB skills. Granlund has long and extensive experience in computer-assisted energy and indoor conditions simulations and analysis. Our company has dozens of energy simulation professionals, and we have a number of different calculation tools at our disposal.

We have co-operated with our customers in a number of architecture, design and implementation competi-tions and in various types of customer projects. These have involved finding prospects for reducing energy consumption levels (E-values) significantly from the level required by current building regulations, with cost-effective solutions that are feasible for current tech-nologies. These reviews have often involved a review of regional or on-site level energy solutions as well.

Experience has shown, that there is no single, easy trick to implementing a nearly zero-energy building. It is thus imperative, that designer co-operation is successful, that design solutions are developed, and that new think-ing patterns are found. Furthermore, the technology for the various technology areas must make progress in significant leaps.NZEB will not stop your energy meter. The indicator for the future description of a nearly zero-energy build-ing will be a simulated (calculated?) quantity defined by certain rules. In other words, it will function like the present E-value, which was adopted by the 2013 building regulations. Thus, it will be an indicator for demonstrat-ing compliance with regulations and for comparing buildings; not for trying to describe the actual energy consumption of any single building.

Target energy consumption, which functions as a tool for maintenance and use, will have to be calculated separately anyway, by taking into account the actual use and load factors of a building as well as its specific technical systems features. It is important to be aware, that the actual delivered energy consumption will not approach zero for a long time yet.

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22 Finns know how to design energy-efficient data centers of international

dimensions. Both client awareness of the goals and the requirements of the design are generally well considered. Design often includes references to TIER classifications, maintained by the Uptime Institute, and the national VAHTI guidelines. Regarding building service engineering redundancy (i.e. backup levels) and availability, many com-panies have their own requirements as well.

An examples of this is that all sites requiring mainte-nance have to enable maintenance without interruption of site operations, and even without loss of redundancy in IT distribution. The design level and right redundancy has to be evaluated in each project separately, and so-lutions have to be worked to the right level. The tools, processes and approaches related to maintenance are not yet as precisely defined or standardised as what is customary for the real estate industry in Finland.will top solutions and stiff requirements move into maintenance as well?Digital maintenance books replaced traditional models in Finland over ten years ago already, and service and maintenance management is carried out with digital tools for all the bigger sites. Granlund has been a fore-runner in the development of these approaches, and the maintenance of hundreds of data centers and equipment facilities, as well as thousands of other sites, is already managed by Granlund Manager. New models of data center maintenance and service design have seen strong development in recent years. Earlier, so-called basic level maintenance was sufficient for data centers. However, practical projects have clearly shown that when there is big time allocation of resources in construction, the same standards must be held in maintenance as well. In this regard, the industry still has much to learn, and there is work to be done. So, together with its key data center customers, Granlund has allocated resources to the development of a data center maintenance tool.

data Center maintenanCe enjoys speedy progressJari Innanen, text Granlund, photo

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Datacenter PUEPeriod = 9/2011–8/2012 9/2011–8/2012 1,41 –6,0 % 9/2010–8/2011 1,50

PUE prev.PUE sitePUE mean

22 ½done 1_2014

02 One of the most important meters in data centers is the PUE value, which indicates the energy efficiency. Reporting utilises on-site energy metering systems, from which the data is transferred automatically to Granlund Manager. The same data and database are used also for a number of other KPI reports as well as energy consumption reporting in general.One of Granlund’s significant customers in the area of data center maintenance and design is Telecity Group, a leading European data center provider. Granlund has been involved in projects with Telecity for over five years already, and their co-operation is very extensive. In Kalle Koski’s view, the designers of Granlund DataCenter have played together well in these projects. “This has made it possible to gain an overall picture right from the first stages of the design and has enabled rapid response to changes in the design. Granlund has succeeded in centralising its data center design by forming its own DataCenter design unit, which is able to provide comprehensive data center design very quickly and efficiently,” he says.

How does data center maintenance differ from the maintenance of the rest of the building stock?Data center operations in Finland have become quite international, and this is another factor that adds to the thrust for further improvement of programs and services to support maintenance. Operations must be reliable and effective, and reporting on these has to be easy. During 2013, Granlund developed a service and maintenance tool, Granlund Manager for DataCenters, which is cus-tomised for data centers. The work has been carried out in close co-operation with our customers. Judging by the feedback, the program, library, and reporting have seen significant development.

“It’s especially important for us that the equipment data, maintenance descriptions, designs and other documents related to data center maintenance are quickly and easily available, regardless of time or place. Granlund Manager provides us with these features, and most importantly, features for monitoring maintenance work on monitoring itself. In time, Manager has become the hub of data center operations for us, in active use by our maintenance man-agement and maintenance staff in their daily work. With the Manager reporting tool, we’re able to compile reports for our various needs on the maintenance of our properties,” says Kalle Koski, senior data center manager at Telecity Group.

International benchmarking is another necessity that has to be practiced all the time in data center operations. Visits to Amsterdam and London, for instance, have been made for learning and sharing experiences concerning maintenance and design implementation solutions. This software is being developed on the basis of customer feedback. “In the near future, I hope to see Granlund Manager with more automation related to overdue main-tenance procedure alarms, for example. Furthermore, I’d like to see greater clarity in the interface between

equipment cards, main-tenance descriptions and maintenance occurrenc-es, for instance. Software dynamics could also be

improved by giving customers the opportunity to cre-ate various dashboard views for themselves,” says Kalle Koski in relating his vision for the steps to follow. In his view, business activities related to data centers have been steadily rising in Finland for the past few years, and he believes that the growth of this trend will further escalate in the coming years.

Granlund designed its first data centers about 20 years ago. In the beginning of 2012, a data center group was established, which under the manage-ment of Jari Innanen is responsible for skills devel-opment and data center project management.

01 Kalle Koski, Jari Innanen and John Bull rounding up a visit to Te-lecity Group’s biggest data center (24 MW), Power-Gate, in London.

“OperatiOns must be reliable and effective,

and repOrting On these has tO be easy.”

½done 1_2014 23

Metrix is a Granlund Manager product group application focused on processing real estate metering data into capacity indicators. From a great mass of data, it automatically brings out the most essential information and reveals things from the data that would have gone undetected before. Granlund Manager Metrix is a cost-eff ective means of monitoring real estate technology operations and of achieving results within a brief payback period.

Contact us. We’ll tell you more. www.granlundmanager.fi

One number says it all.The condition of your property in real time.

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