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Smart building management

systems

Tuomas Koskenranta
Agenda

1. Customer needs and enablers


2. Viewpoint of information management
3. Current process, separate building management
systems
4. Electronic process, integrated building management
systems
5. Financial impact

2
1. Customer needs and
enablers
Customer needs 1 2 3
1
Optimal surroundings at home.
Superior indoor comfort, ultimate
security and significant energy savings:
Control of building technology
based on needs and situations.

4
Customer needs 1 2 3
1
Optimal surroundings at home.
Superior indoor comfort, ultimate
security and significant energy savings:
Control of building technology
based on needs and situations.

2
Easy usage. Reliability.
Easy local and remote usage,
availability of cost-efficient quality services:
Easy and secure access to building functionality
through Internet.

5
Customer needs 1 2 3
1
Optimal surroundings at home.
Superior indoor comfort, ultimate
security and significant energy savings:
Control of building technology
based on needs and situations.

2
Easy usage. Reliability.
Easy local and remote usage,
availability of cost-efficient quality services:
Easy and secure access to building functionality
through Internet.

3
Easy to buy.
One stop shopping.
Complete HVACE solution.
Easy to understand what you are buying.
One contract.
6
The solution 1 2 3
1
Optimal surroundings at home. Integrated building technology
Superior indoor comfort, ultimate Complete HVACE integration using
security and significant energy savings: open standards and cost-optimized technologies.
Control of building technology Horizontal integration of all
based on needs and situations. building management systems.

2
Easy usage. Reliability.
Easy local and remote usage,
availability of cost-efficient quality services:
Easy and secure access to building functionality
through Internet.

3
Easy to buy.
One stop shopping.
Complete HVACE solution.
Easy to understand what you are buying.
One contract.
7
The solution 1 2 3
1
Optimal surroundings at home. Integrated building technology
Superior indoor comfort, ultimate Complete HVACE integration using
security and significant energy savings: open standards and cost-optimized technologies.
Control of building technology Horizontal integration of all
based on needs and situations. building management systems.

2 Secure Internet connection of


Easy usage. Reliability.
Easy local and remote usage, integrated building technology
availability of cost-efficient quality services: Efficient access rights management: COBA
Easy and secure access to building functionality Value chain stretches to different
through Internet. users and service providers.

3
Easy to buy.
One stop shopping.
Complete HVACE solution.
Easy to understand what you are buying.
One contract.
8
The solution 1 2 3
1
Optimal surroundings at home. Integrated building technology
Superior indoor comfort, ultimate Complete HVACE integration using
security and significant energy savings: open standards and cost-optimized technologies.
Control of building technology Horizontal integration of all
based on needs and situations. building management systems.

2 Secure Internet connection of


Easy usage. Reliability.
Easy local and remote usage, integrated building technology
availability of cost-efficient quality services: Efficient access rights management: COBA
Easy and secure access to building functionality Value chain stretches to different
through Internet. users and service providers.

3
Easy to buy. Networked business ecosystem
One stop shopping.
Mass-customization through
Complete HVACE solution.
product modeling.
Easy to understand what you are buying.
Efficient pull mode process.
One contract.
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2. Viewpoint of information
management
Business Process Development Principles – Data
Management Viewpoint

Old way = prevailing way in building industry

Data transfer

Fleeding information

New way = interoperable programs

Project / Draft / Design / Cost calculations / Constructing / Facility Management


11
3. Current process,
separate building
management systems
Building management systems

CCTV
Access Control Burglary Alarms
Consumption
measurements Fire Alarms

Light Controls Service guide

Building Automation

Electric & telecom

HVAC

Other Costs

Building management systems form 5-6 % of the investment


in office buildings
13
Today: implementation process of
building management systems
Design Implementation Usage and maintenance

ArchiCAD Facility mgmt Operation &


(Architectural xyz MagiCAD application x maintenance manual y
design) (Simulation tool) (HVACE design)
Manually tailored interface
Proprietary tools and processes (depending on case,
system, manufacturer, etc)

Several UI(s)
separate
(IFC) systems and
user interfaces
Control network(s)

Design data in Implementation data Data format: Not available / depends on case
electronic format in paper format – if Data availability: NA / depends on case 14
(in best cases only!) such data even exists Applications require plenty of manual work
Building management system market:
from vertical to horizontal
In the past
Operation &
Building Lighting Consumption Alarm Access maintenance
automation control measurement solutions control manual

Owners
and users

Services

Internet and
e-technologies

Data services

Integrators

UI software,
control servers

Field bus
technologies

Modules

Sensors and
actuators
15
Today’s Separate Facility Management and Security Systems

Unique Unique Unique Unique Unique Unique Unique


Interface Interface Interface Interface Interface Interface Interface

Building Lighting Consumption Access Intruder Fire


Video
Automation Control Measurement Control Alarm Alarm
System
System System Systems System System System

Proprietary Systems - each having its own, unique user interface

• Hardware based products


• Analogue technology
• Independent system design based on own proprietary center units
• Locally used and managed
• Proprietary cabling/networks to each system 16
• Fragmented value chain
Systems today: no integration
Building
maintenance

Substation Access control


AM

TV
TE TE R

Fire alarms
AM
TE
TE TE R Energy
consumption

AM
R
Lift
Telephone
network

Burglar
alarms
R

Electricity
TE consumption
TE AM fax
TE TE
TV
Water
M M
TE
TE

R M consumption
TE M M M
Substation
M M M
M Consumption &
M 17
benchmarking
4. Electronic process,
integrated building
management systems
The smooth, electronical process
Feedback to design and simulation Design and simulation data to applications

Design Implementation Usage and maintenance

Applications use the standard interface


Standard tools (IFC definition) • Facility management applications
- Architectural design (ArchiCAD) • Maintenance manuals
- HVACE design (MagiCAD ) • User interface applications
- Simulation (IDA ICE) •…

Requirement Management Tool Project Creation Tool (PCT) COBA


(RMT) User Interface

COBA
Control Server
XML definition XML definition

Control network

Design data in standard Implementation data in Dynamically updating data available in


electronical format standard electronical format one place, in standard electronical format 19
Building management system market:
from vertical to horizontal
Operation &
Today Building
automation
Lighting
control
Consumption
measurement
Alarm
solutions
Access
control
maintenance
manual

Owners
and users
ISS ISS
Services ABB VTT Securitas ABB
SOL SOL
Internet and XML, Solid FE
e-technologies
TCP/IP

Data services Elisa

ABB ABB
Integrators Securitas NCC
ARE YIT
Airix
UI software, Citect Timecon
Granlund
control servers COBA
Field bus LON
Bacnet Dali
technologies M-bus nn
Modbus EIB
nn Securitas
Modules Lonix KABA
Sensors and Produal Releco
actuators Belimo Strömfors Idesco
Suve
20
Note! The companies mentioned in the figure are examples only.
Total Facility Management & Security System Service Concept

In co-operation:

One common graphical User Interface

Optimal integration of all systems with standard technologies

Building Lighting Consumption Access Intruder Fire


Video
Automation Control Measurement Control Alarm Alarm
System
System System Systems System System System

Open systems with one common graphical user interface

• Software based products


• Digital technology/common IT trends
• Integrated open system architecture (building management & security)
• Local and remote use & management
• Common cabling, standard networks, TCP/IP, LON 21
• From devices to services - take care of the whole value chain
What if systems were integrated?
Building
maintenance

Access
control
TV
R
Fire
alarms
TE
Energy
R R
consumption

TE

R R
Internet

R R Burglar
alarms

Electricity
R R consumption

Water
R AML
consumption

Consumption &
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benchmarking
What if systems were integrated?

Trusted local
service provider
TV
R Building
maintenance
and security
services
TE
R R

TE

R R
Internet

R R

R R

R AML

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Purchasing process to one-family houses

Wrong way
Customer

Selling Selling Selling Selling Selling Selling

Design Design Design Design Design Design

Installation Installation Installation Installation Installation Installation

Automation
Ventilation

Electricity

Security
Cooling

lighting
Heating

and

Totally inefficient, separate processes from 70´s


and huge amount of labour work in every step 24
Purchasing process to one-family houses

Shift to pull mode

Customer
• Whole package in one
– Easy to buy
Reseller
– Easy to sell
Designer
• Automation is an essential and
Installation
inseparable part of common
HVACE-systems
Automation
Ventilation

Electricity

Security
Cooling
Heating

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5. Financial impact
Cost of different systems vs. integrated solution in
office building, eur
1,200,000

1,000,000

Maintenance book
Access Control
800,000 Smoke exhaust system
45 % REDUCED Fire alarms
MAINTENANCE Burglar alarms

600,000
COSTS Water metering primary
District heat metering
36 % REDUCED Electricity metering primary
INVESTMENT Water metering secondary
400,000 Electricity metering secondary
Light control
Building automation

200,000

0
Different Integrated Different Integrated
systems investment solution investment systems 15 years of solution 15 years of 27
updates and changes updates and changes
Costs of usage and maintenance, €/m2/year

Management; 3
Security; 3,5 Heating; 8

Keeping outdoor
areas; 2 Water; 3

Usage and Electricity; 3


maintenance; 8
Data transmission; 1
Cleaning; 8

Average annual costs in office buildings 39,50 €/year = 3,3 €/month

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(Sources: Rakli, Instakon, Securitas)
Process
Typical costs (design and implementation = 100):
0,1 0,1 0,1 0,1 0,6 8 1 90 1 141

2.3 2.5 3.
2.1 2.4
1.1 1.2 1.3 1.4 2.2 Implemen- Purchasing Usage and
Design Implemen-
Needs Goals Alternatives Decisions Design tation maintenance maintenance
preparation tation
design and services 50 years

Cost change-%: +25% -5% -20%


Cost change: +2 -4,5 -28,2

=> Savings over life cycle of a single building: 30,7% of design and
implementation costs 29
Preliminary Conclusions
However, to achieve the potential net benefits arising
from Virtual Building Environments it is essential to set
targets and work towards them

27.09.2004/Jarmo Laitinen 30
Impact now
2000

1800

Lice cycle cost, €/m2 1600

1400

Separate sub-optimized
1200
building management systems
vs. 1000

Integrated optimized building 800


Partial optimation
management systems, 600
Total optimation

produced through electronic 400

process, with simulations


200

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31

U
Note! Does not include basic renovations
Path towards networked homes

1. Integration of building management systems


2. From A/V devices to integrated digital entertainment systems
3. Integration of 1 and 2
4. Household appliances (i.e. white goods) get connected to
standard platforms

32

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