PCTY 2012, IBM Smarter Buildings v. Claire Penny

© 2011 IBM Corporation

A smarter way to manage real estate and facilities


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




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





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





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






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





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






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

37

Next steps


Thank You and Q&ASmarter Buildings: a smarter way to manage real estate and facilities

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PCTY 2012, IBM Smarter Buildings v. Claire Penny

Technology