Smart Building Operations and Controls

A building is comprised of many systems, each operating independently, and most are not connected or communicating with each other. These siloed systems include mechanical, lighting, electrical, energy, plumbing, ventilation, heating, and air conditioning, to name a few. In Chapter 1, An Introduction to IoT and Smart Buildings, we imagined what it would be like working in a smart building and discovered smart solutions in almost every function of the building’s infrastructure comprised of these systems.

Building a smart building starts with making some or all these systems smart with IoT sensors, actuators, controllers, and devices. They are then connected via a communication network, and data is delivered to a computing platform located on-premises or in the cloud. These systems are monitored, measured, controlled, and optimized using smart building solutions. Data analytics, machine learning, and artificial intelligence computing can...

Facility controls/building operations maintenance

Managing a building requires specific skills and tools for each of the functional areas, such as building operations, maintenance, engineering, forecasting, budgeting, health, safety, and security. To ensure a building is functioning as it was designed and built, several competencies, services, processes, and tools are required for the day-to-day operations. An effective maintenance process ensures that critical assets are in good condition, resources are allocated efficiently, procedures/schedules are enforced, and building performance is managed.

Operations and Maintenance (O&M), or operational maintenance as it is commonly referred to, are the day-to-day activities necessary for a building and its systems, equipment, and occupants to perform their functions. O&M includes the maintenance of the physical building itself, management of the building’s systems, landscaping, groundskeeping, site improvements, and maintenance...

Remote monitoring and management

COVID-19 disrupted facilities management operations and forced facility managers to figure out how IoT technology could help them manage their buildings from a distance. Significant efficiencies and full asset visibility can be achieved along with real-time alerts to provide an overview of information for decision-making. Almost any physical device can be fitted with an IoT sensor and monitored remotely.

Smart sensors help facilities managers to keep properties in good working order and free up engineers to then take on more complex tasks. Other sensors can flag risks, such as burglaries, gas leaks, or poor indoor air quality. Remote dashboard monitoring delivers real-time data to identify issues at a much earlier stage. Some systems use machine learning to automatically adjust and redefine maintenance plans to prolong the life of the appliances.

The benefits of a remote monitoring system are as follows:

• The visibility of a building’...

Building management systems/building automation systems

Almost every sizable building regardless of its use will have some form of technology that is used to connect and manage the building’s control systems. These computer-based control systems monitor and manage mechanical and electrical equipment, such as energy management, HVAC, and lighting systems. The control system is commonly referred to as the Building Management System (BMS), or the Building Automation System (BAS). While there is a technical difference between BMS and BAS, the terms are used interchangeably, and the differences are very minor. A BMS is focused on monitoring and maintaining building operations with supervisory control, while a BAS is typically a subset that is designed for the automation of building systems with limited energy-efficiency capabilities.

The goals of these computer-based systems are to improve system uptimes, improve system efficiency, reduce costs, and improve safety and occupant...

Energy management

Improving energy management is great for the environment and great for a building’s bottom line. Energy costs typically account for 40% of the building’s total operating budget and, therefore, easily become the most common targeted area for improvement and cost reduction. Worldwide sustainable goals focus on carbon footprint reduction, climate control, and renewable energy sources, and buildings contribute enormously to each of these. Efficient energy use in buildings can decrease indoor air pollution and reduce health-related problems.

A Building Energy Management System (BEMS) is a computer system that monitors, controls, measures, and optimizes energy consumption within a building. A BEMS will specifically connect a building’s systems, which involve energy use and demand such as electrical and mechanical lighting, HVAC, ventilation, power, and security systems. Metering and sub-metering capabilities allow facility operators to collect important...

Lighting systems

For many buildings, the transition to a smart building usually begins with the lighting system. Immediate and significant results can be achieved with reasonable investments in lighting systems, and therefore, they tend to be an easier decision for building owners and operators. Most of the other building systems are scheduled-based systems, often still running when no one is using the building. Smart lighting systems can be occupant-driven and better utilized when occupied or unoccupied.

Smart building lighting systems typically begin by converting to using LED systems and lamps, which consume less energy and reduce costs. Lamps are changed much less frequently, contributing to lower maintenance costs. Most smart lighting systems are IoT sensor-controlled motion sensing systems, which improve safety and convenience. They can also improve productivity, as they are bright enough to light all areas and are less of an irritant to the eye. The data collected helps building...

Facility support

Building occupants are driving new requirements that are forcing building operators to change their way of thinking about facility support. Millennials are accustomed to real-time demand-driven services fueled by apps such as Uber and online food delivery services. Traditionally driven by cost and not value priorities, facility support is evolving to real-time, connected services that are enabled by the latest technology. These services will drive premium rates, differentiate buildings, and improve the quality of experience for occupants who expect personalized, service-led facilities.

Data-driven facilities management technologies can deliver agile, integrated workplaces by enabling IoT and AI solutions to drive efficiency and improved customer experiences. Connecting and unifying building management services enables workplaces to perform better and to be more interactive. Legacy computer-aided facility management systems will not meet the new requirements; therefore...

Preventive/predictive maintenance

Nearly every functioning piece of equipment within a building will require cleaning and maintenance at some point. Building and equipment maintenance is very time-consuming and expensive, and knowing when to perform it can prevent outages and maintain costs. In the past, some buildings used a reactive-maintenance approach that allowed the equipment to fail and then perform the fixes. Obviously, this is an inefficient expensive approach that could negatively impact occupant satisfaction levels during downtime.

Some maintenance activities are easy to schedule and perform on a calendar basis, such as once a week, once a month, or once a year. Others can be performed based on the actual runtime, such as the number of miles or hours a piece of equipment has operated since its last maintenance.

Condition-based Maintenance (CbM) is performed once equipment starts showing signs of wear and tear or is operating out of normal range, such as vibration,...

Tenant billing for sub-metering usage

Sub-metering tenant billing creates accountability and ownership of utility use by commercial or residential tenants. It ensures fair and equitable billing for actual gas, water, and electricity use, as opposed to a straight, across-the-board split based on prorating per square foot.

Tenants can monitor and better manage their use, making them more likely to use less and giving them satisfaction. In the end, the property owner will achieve cost savings while extending the power supply equipment lifespan. Adding sub-meters adds value to a property and tends to attract a more qualified tenant.

So, what is sub-metering? In the past, utility usage for a building was measured on one master meter, which provided a reading for an entire building. Building managers spent numerous hours calculating the monthly bills for each tenant, often containing billing errors and creating confusion. Sub-metering simply places meters on each floor, for each utility...

Maintenance alerts/notifications

Earlier in this chapter, we reviewed PM and PdM IoT smart building applications, whereby maintenance alerts can be sent to building operators for action. Alerts and notifications may also be required for events not tied directly to maintenance activities such as sewage/drainage blockage, water, gas, fluid leaks or spills, and weather-induced incidents such as winds, wildfires, or flooding.

Detecting incidents and anomalies as quickly as possible is critical for safety and for limiting damage, downtime, and costs. IoT sensors and networking communication technology ensure that incidents are detected and communicated quickly.

Compact wireless sensors can measure most physical items nearly anywhere. Intelligent monitoring solutions and software can create rules that direct when an alert should be created and sent. Connected networks can communicate information anywhere via any method such as text messages, emails, flashing strobe lights, digital...

Space management

The return to buildings post-pandemic created a major focus on space occupancy and space management. Social distancing guidelines, hybrid-working arrangements, and continuous virus-variant outbreaks have building space planners searching for technology solutions. By combining IoT sensor data with advanced analytic solutions and space management software, we can deliver actionable solutions in many areas to save money and enhance operations inside and around buildings. Workspace changes could be made in real time by analyzing vacancy rates, utilization rates, and usage behavior. Occupancy sensing and space utilization information offer the ability to forecast space requirements.

Space planning and utilization can be optimized using real-time IoT-driven heat maps and employee work patterns. Underutilized space can be cut back while high-use space can be better equipped and expanded. Individual space versus open space requirements can be optimized using the data collected...

Summary

Your building’s operations IoT-driven smart programs should streamline work order management, digitalize central asset tracking for maintenance and equipment, and facilitate automation for inspections and maintenance while simplifying field operations. HVAC, indoor air management, and energy systems are high-demand areas of IoT smart building programs that can help meet your building’s efficiency and sustainability initiatives. Scalable tenant and occupant communications, coupled with simple amenity reservations and scheduling programs, will improve an occupant’s quality of experience. Owners, operators, and asset managers can gain insights into a building’s health and performance.

In the next chapter, we will delve into the highest priorities for building owners and occupant safety. First responders can react quicker to reduce injuries, save lives, and contain building assets if they have real-time access to a building’s various systems...