1

Responsible environmental leadership

Building Intelligent Solutions

Real Estate and Facilities

Responsible environmental leadership

Setting targets for reducing energy
consumption in our data centers,
labs, and offices

Connecting data centers directly to

innovative renewable energy
sources

Setting a carbon price to internalize

the external impact of our operations

Setting targets for reducing air travel

using Microsoft collaboration
technology

Signing long-term renewable power

purchase agreements

Charging the teams responsible for

emissions from data centers, offices,
labs, and air travel

Controlling energy use in our offices

with an enterprise-wide energy
management technology program

Investing capital in new renewable

energy projects

Optimizing the supply chain

Increase timely and accurate data

using emission-tracking technology

Purchasing market RECs and

carbon offsets with support from key
global organizations such as the
Gates Foundation, UN, World Bank,
NRDC

Establishing reduction goals for

waste and water

Increasing transparency through

CDP reporting

Building Intelligent Solutions

Real Estate and Facilities

Responsible environmental leadership

Setting targets for reducing energy
consumption in our data centers,
labs, and offices

Connecting data centers directly to

innovative renewable energy
sources

Setting a carbon price to internalize

the external impact of our operations

Setting targets for reducing air travel

using Microsoft collaboration
technology

Signing long-term renewable power

purchase agreements

Charging the teams responsible for

emissions from data centers, offices,
labs, and air travel

Controlling energy use in our offices

with an enterprise-wide energy
management technology program

Investing capital in new renewable

energy projects

Optimizing the supply chain

Increase timely and accurate data

using emission-tracking technology

Purchasing market RECs and

carbon offsets with support from key
global organizations such as the
Gates Foundation, UN, World Bank,
NRDC

Establishing reduction goals for

waste and water

Increasing transparency through

CDP reporting

Building Intelligent Solutions

Real Estate and Facilities

Worldwide presence

Building Intelligent Solutions

Real Estate and Facilities

Puget Sound Campus

Building Intelligent Solutions

Real Estate and Facilities

Connecting systems

Building Intelligent Solutions

Real Estate and Facilities

Energy-Smart Buildings
Disparate

Situation

No

Ability to Aggregate Overlay

Labor

Puget Sound
Pilot
Smart Building
Concept

Building Intelligent Solutions

Applications/Systems

Intensive Reporting

Tested

3 Vendor Solutions
13 Buildings (2.6M
)
Mix of Manufactures and System Designs
Reduce

Energy Consumption
Optimize Building Assets
Improve labor efficiencies
Real Estate and Facilities

ApproachThree Integrated Systems

Fault Detection
Diagnosis
Energy
Management
Analytics
Alarm
Management
Building Intelligent Solutions

Identify

Equipment Faults

Correct

Business Rule Exceptions

Dashboards
Automate

Prioritize
Analyze

/ KPIs

Business Reporting

and Monetize Alarms

System Alarms
Real Estate and Facilities

Alarm Management Example

Fault Diagnosis:

None

Static BAS Alarm:

30,000 CFM Air Handler

Low Temperature

Static Alarm

Static Alarm
Indoor Temp:

Excessive

Energy Usage

61 F
Heating Energy Cost /year:

2,130 $/year

30,300 $/year
28,200 $/year

None

1
None

Building Intelligent Solutions

5
Risk

9
Critical

1,322%

Real Estate and Facilities

10

Fault Detection

Fault Diagnosis:

OK Outside Air Damper

Worn
Static BAS Alarm:

30,000 CFM Air Handler

Fault Analytics

None

Fault Analytics
Indoor Temp:

Excessive

Energy Usage

71 F

Energy Cost /year:

2,130 $/year
13,750
5,025 $/year
11,620

None

1
None

Building Intelligent Solutions

5
Risk

9
Critical

2,900
$/year
525 $/year
136%

Real Estate and Facilities

11

Fault Detection

Fault Diagnosis:

Worn Outside Air Damper

Static BAS Alarm:

30,000 CFM Air Handler

None

Fault Detection

Fault Detection
Indoor Temp:

Excessive

Energy Usage

65 F

Energy Cost /year:

2,130 $/year
24,400

13,750 $/year
22,270

None

1
None

Building Intelligent Solutions

5
Risk

9
Critical

11,620
$/year
1,045%
1,147%
Real Estate and Facilities

12

Alarm Management Example

Fault Diagnosis:

Worn Outside Air Damper

Static Alarm

30,000 CFM Air Handler

Fault Detection

Static BAS Alarm:

NoneTemperature
Low

Fault Detection
Indoor Temp:

Excessive

Energy Usage

60 F
Energy Cost /year:

2,130 $/year

24,294 $/year
30,300
28,200
22,175/year
$/year

None

1
None

Building Intelligent Solutions

5
Risk

9
Critical

1,147%
1,322%

Real Estate and Facilities

13

Building Intelligent Solutions

Real Estate and Facilities

14

Fault Rule

Equipment Required
Class
Points

Code Description

Pseudo-Code

Time
Duration

Possible
Causes

Possible
Solutions

Simultaneous Heating and Cooling Fault

Cooling Coil Valve Leaking

AHU

SSP
CCV
MAT
DAT
CHW DP

If the MAU is running and the cooling

coil is at 0% valve position, but the
difference between the mixed air
temperature and the discharge air
IF ( SSP > 0.25 AND CCV = 0 AND (
temperature is greater than a
MAT - DAT > 3 ) AND CHW DP > 5)
15 - 30 minutes
threshold value, then the fault will
THEN 1
flag.
ELSE 0

- CCV is manually
opened.
- Valve actuator is
installed inversely.
- MAT sensor is too
close to the return air-
stream or in a
stagnant spot in the
mixing box.

FAULT RULE:
When the hea(ng stage is enabled and the damper posi(on is greater than 40% for a 15
minute dura(onfault will trigger.
Discharge Air Temperature Reset

AHU

SSP
DAS
DAS MAX

Points Required for Fault Rule:

Room temperature
Hea,ng stage
Damper command

Simultaneous Heating and Cooling

Broken Fan Belt or Stuck Closed

CCV

AHU

FCU

If the value of the discharge air

temperature setpoint is invariant for
a threshold amount of time during
IF ((MAX OVER RUNNING TIME (
which the unit is running, the fault
DAS ) - MIN OVER RUNNING TIME
will flag.
( DAS ) < 0.5 ) AND DAS < DAS
MAX )
THEN 1
ELSE 0

- DAS value is in OPER

override.
- Hot box count is
1 - 7 days for being adversely
affected by either
comparison
1 second for broken dampers
within the system or
flagging
out-of-standard
temperature
setpoints.
- Hot box count
- Either HCV or CCV
are in OPER override.
- Sequencing does not
prohibit simultaneous
15 - 30 minutes
heating and cooling.

- Return valve to
automatic control.
- Reconnect the
actuator to operate
normally.
- Reposition the MAT
sensor to a spot mor
representative of the
true mixed air
temperature.
- Release the DAS
from OPER override.
- Repair the broken
dampers and adjust
the out-of-standard
range temperature
setpoints.
- Increase the hot bo
count threshold to
10% of boxes or
greater.
- Release the HCV or
CCV from OPER
override.
- Revise the sequenc
so that heating and
cooling cannot run
simultaneously.

Rule Syntax: =IF(truefordura,on(quality

({{@rgs64:<<BLDG>>.TU.<<TU_LVL>>._<<TU_UNIT>>.R
OOMTEMP.Value}})!=192,600000))&
{{@rgs64:<<BLDG>>.TU.<<TU_LVL>TU_UNIT>>.HTG
STG1.Value}} = 1)

If the AHU is utilizing both its heating

and cooling capabilities
simultaneously on the same air-
HCV or HTG STG stream, then the fault will flag.
CCV or CLG STG

IF ( HCV > 0 (HTG STG = 1) AND

CCV > 0 (CLG STG = 1) )
THEN 1
ELSE 0

If the unit and chilled water system

are active and the cooling coil valve is
IF ( FAN = 1 AND ( DAT > 60 or
FAN
commanded to near full open but
DAT > CHW SWT + 10 ) AND CHW
DAT
the coil is being ineffective (the DAT
DP > 5 )
15 - 30 minutes
CHW SWT
isnt close to the supply water
THEN 1
CCV
temperature or at least below a
ELSE 0
certain expected value), then the
fault will flag.
If the unit is running and the
discharge air temperature is below
FAN
the return air temperature (or the
IF ( FAN = 1 AND CCV = 0 AND RAT
CCV
room temperature, if the RAT sensor > DAT + 3 ( ROOM TEMP > DAT +
RAT or ROOM doesnt exist) by a threshold value
3 ) )
15 - 30 minutes
TEMP
(usually 3F) with the chilled water
THEN 1
DAT
control valve commanded to full
ELSE 0
closed, then the fault will flag.

- Fan belt is broken,

causing no air to flow
across the coil.
- Cooling coil valve is
stuck closed.

- Replace the broken

fan belt.
- Repair cooling coil
valve.

SAVINGS COMPONENT:
Excess cooling load mul(plied by calculated factor; savings = (ROOM TEMP - AHU DAT) x DMPR
COMD x 630.1 x U(lity Rate.

Cooling Coil Valve Leaking

Building Intelligent Solutions

FCU

- Chilled water valve is - Replace or repair

leaking.
the leaking valve.
- Valve actuator is
- Replace the valve
failed open.
actuator.
- Valve actuator
- Invert the control
control signal is
signal so the closed
reversed, so a closed command results in
signal sends the valve valve closure.
full open.
Real Estate and Facilities 15

Findings Example - LEEDNC

- Outside Damper Stuck Closed

- Leaky Chiller Valve
- Garage Exhaust Fan override
Building Intelligent Solutions

Real Estate and Facilities

16

Making the invisible, visible

Wednesday at noon
900KW Peak Demand.at Midnight!!!

Building Intelligent Solutions

Real Estate and Facilities

17

Basic Data
Us A
Imagine
whatTells
we can
doLot
with real-time
data!

HVAC Setback (30%)*

Boiler sequence revisions (23%)*
Chiller sequencing revisions (23%)

*
DAT Reset Revisions (17%)*

Identified 240K in savings first 30

days
Building Intelligent Solutions

Real Estate and Facilities

18

Before

Building Intelligent Solutions

Real Estate and Facilities

19

Building Intelligent Solutions

Real Estate and Facilities

Building Intelligent Solutions

Real Estate and Facilities

Automated Capabilities

Building Intelligent Solutions

Real Estate and Facilities

22

Broken Outside
Air Dampers

Leaking
Chilled Water
Valve

Broken Gas Heater

Building Intelligent Solutions

No Discharge Temp Reset

No Duct Static Reset

Extraneous Scheduling

Real Estate and Facilities

23

Comparative results

Periodic retro-commissioning

Building Intelligent Solutions

Real Estate and Facilities

24

Comparative results

Building Intelligent Solutions

Real Estate and Facilities

25

Comparative results

Building Intelligent Solutions

Real Estate and Facilities

26

Results
An Engineering Tool

Replaces 5-year manual retro-commissioning

cycle
RCx Retro/NewCon
- from analysis to engineers
Transformation
Automates reporting
payback
under
24 months
Simple
Informing
design
guidelines

Remote Engineering
Operational Persistence

Changing the way we operate our portfolio

Building Intelligent Solutions

27

Metrics

Real Estate and Facilities

28

Four Implementation Tiers

Strategies

Current Resources
Utility
Data

Tier I
Tier
II

Weather
Data

Energy
Meters

BAS

Enterprise
Integration

Retro-Commissioning
Manual Reporting & Analysis

Energy Analytics / Modeling

Tier
III

Fault Detection & Diagnostics

(FDD)

Tier
IV

Tier 3 Integrated into Enterprise

Systems for Deeper Analytics

Real Estate and Facilities

31

International Deployment
Copenhage
n
Beijing
Shangha
i
Hyderabad

Building Intelligent Solutions

Dublin

UK
Munich

Real Estate and Facilities

30

Redmond Ops Center and ESB Lab

Building Intelligent Solutions

Real Estate and Facilities

31

The Fire Extinguisher

Real Estate and Facilities

Where to Start?
Have a strategy
Build requirements
Gap analysis (bdgs & staff)
Integrations
Training
Measure metrics, continuous improvement
Building Intelligent Solutions

Real Estate and Facilities

33

Imagine if you could engage and track your assets across a

City:
Improves technician efficiency with

32,300 Work Orders

Per Quarter
125 Buildings
59,000 housed heads

Provides a forecasted savings of

15% Over Three Years

With an implementation payback in less
than 24 months

48% of faults are corrected within

60 Seconds

500,000,000
data transactions every 24 hours

Communicated through an
array of different legacy

Protocols, Hardware,
and Interfaces

Analyzed and compiled through

Graphics, Charts,
And Trending Reports
Transforming raw data into

Actionable Information

Assimilating information from

45,000 assets
Pieces of equipment across all
sites

Real Estate and Facilities

ddsmith@microsoft.com
Real Estate and Facilities