So who should care and what type of company is IBM targeting for the Smarter Buildings solutions?& 2 Companies with a large portfolio of buildings, who need to have visibility of all their buildings across the enterprise3. Companies who have a focus on environmental targets4. Companies with a requirement to reduce Operational Expense (OpEx) & Capital Expense (CapEx)5. And finally, companies with ambitions for growth and innovation – this falls into two areas, 1) using IBM smarter buildings solutions will help you establish and maintain a portfolio of buildings that is fit for your business purposes today and in the future, providing the ability to flex in line with your business strategy. 2) Your employees will use buildings that enable them to innovate, deliver and grow your business.So who within your business should really care about the state of your real estate portfolio?The CFO:Oversees the finances of the entire companymonitoring cash flowfinancial planningReal estate is the 2nd highest cost to company.Corporate Real Estate:Operates property like a business. Responsibilities:Leasing &/or purchasing real estateMaintenanceAccounting and reportingRepairProvision of utilities Space planningThe Sustainability ManagerResponsible for setting the company sustainability strategyMonitoring energy Environmental/energy auditsConducts energy and sustainability analysesIdentify opportunities to increase building efficiencies, Understand financial impacts of environment on an organization’s operation.
As we mentioned earlier in our discussion, IBM offers solutions in 5 key areas to help you make your buildings smarter. Customers need to ask themselves…”how can you manage facilities efficiently”… “how confident are you that you can execute lease renewals that benefit your organization?”…”would the savings associated with an enterprise-wide change to more energy-efficient lighting outweigh the cost of the change itself?”The secret to answering such questions is integration. Increased instrumentation supplies the data but the interconnectedness of that data with analytics and process automation enables intelligence to be delivered. Only through integration, between real estate and facilities management processes and with other enterprise systems and processes, can organizations create smarter buildings.IBM’s solutions deliver a set of integrated solutions that integrate functional models across real estate, capital projects, facilities space management, facility maintenance, and environmental and energy management within a single enterprise-class technology platform.
Smarter Buildings: Bæredygtige bygninger med lavt energiforbrug, Jens Cajus, IBM
Smarter BuildingsA smarter way to manage real estate andfacilitiesJens CajusService Management and Asset ManagementIBM Danmark ApSCajus@dk.ibm.com+45 2880 4360
Agenda• Smarter buildings overview – Drivers – Who should care? – Real estate management challenges – What are smarter buildings?• What IBM offers• Smarter buildings benefits• What is your next steps ?
Drivers Reduced costs Legislation Globalization Property is often the 2nd highest cost GHG emissions, energy use, water Benchmarking after staff use, waste tracking, environmental globally disparate operations measures, accountancy laws Properties operating as Difficult to identify true full silos of systems and data cost of operating a property Too many business Disparate building processes require manual management systems intervention Rich data is often Difficult to determine the unexploited in pursuit of value of FM services business efficiency Loss of corporate Disparate facilities providers knowledge to 3rd parties in soft and hard services Real estate & facilities functions NOW have an opportunity to drive strategic business value
Smarter buildings – who should care?• Companies with: – more than 20 buildings in their portfolio – over 1 million sq. ft. of real estate – environmental reduction targets – OpEx & CapEx reduction targets – ambitions for growth & innovation • Oversees the finances • Operates property like a • Sets company of the entire company business sustainability strategy • Cost, Data, Globalization, • Cost, Data, Reliability, • Cost, Data, Action, Compliance Action, Globalization, Compliance Compliance Corporate Sustainability CFO Real Estate Manager
What are smarter buildings? Smarter buildings are well managed, integrated physical and digital infrastructures that provide Risk optimal occupancy services in a reliable, cost effective, and sustainable manner. Data Data -Accurate - Granular - Real-time Results - Lower costs Action - Lower risk - Increased reliability - Portfolio fit for Action your business Innovation - Support-based - Increased growth decisions - Immediate - Performance- based Cost maintenance
Evolution of a smarter building – where are you?Value Achieve a smarter Gain greater control Build more effectiveness buildings strategy to over your facilities data, into your operations across generate higher returns systems, people and the lifecycle of facilities on facilities assets. processes. assets. IBM Research IBM TEO Transform Optimize IBM TRIRIGA Manage Increased productivity Improved decision-making Automated real-time response Improved compliance Mitigated risk Predictive analytics Historical analysis Real-time analytics Institutionalized controls Reduced cost Increased return on Increased return on assets investments Maturity
IBM solutions for smarter buildings enable energy,operations and space efficiency Environmental & Facilities Facilities Capital Project Real Estate Energy Management Management Maintenance Management Management Real-time energy & operating analytics Space utilization Asset management Condition assessment Strategic portfolio Event filtering & Capacity planning Work management Capital planning & planning correlation Move, add, change Inventory budgeting Budgeting and Utility consumption management Construction forecasting real Reservations estate expense tracking Supply chain estimating & project CAD integration management Lease & contract Carbon measurement Key management admin Environmental Condition monitoring investment analysis BMS integration BMS integration
Environmental and energy management toachieve sustainability goalsIBM has emerged as a leader in carbon and energy management software based on its advancedcapabilities and solid market momentum.David Metcalfe, Chief Executive Officer, Verdantix BenefitsMain Features • Pre-built integration to building • Automates capture of energy, waste and management systems and equipment water consumption data to accelerate sensors data analysis • Advanced real-time energy and • Identifies inefficient assets and environmental analytics generates corrective work orders to • Environmental funding analysis for increase energy efficiency capital projects such as energy • Enables continuous energy performance efficiency programs optimization Featured IBM solutions: IBM TRIRIGA Energy Optimization; IBM TRIRIGA Real Estate Environmental Sustainability Manager
Facilities management to increaseutilization of facility assets IBM’s Strategic Facility Planning is just that. Strategic. Michael Bell, former Research Vice President at Gartner, Inc. BenefitsMain Features • Scenario modeling and analysis for • Determines best-fit facilities planning all types of facility planning — scenarios to increase return on strategic, master and tactical facilities assets • Employee self-service with • Accelerates product/service and automated service management move requests to increase service processes and controls efficiency and reduce costs • Workplace reservation management • Increases space utilization to reduce for shared workspaces, conference occupancy and operating costs rooms and assets Featured IBM solutions: IBM TRIRIGA Facilities Manager
Facilities maintenance to extend the life ofcritical assets IBM software will help implement our NexGen IT vision and give USAF a data-driven approach to manage its real property and physical assets, as well as help us predict issues before they impact service and safety. Chief Information Officer, U.S. Air ForceMain Features Benefits • Self-service and duplicate request • Avoids costly dispatches of internal management processes for or external service providers to corrective maintenance resolve duplicate issues • Preventive maintenance processes • Automates generation an dispatch of and integrated Service Level preventive maintenance tasks to Agreements extend life of critical assets • Routine-based inspections and • Evaluates operational, financial and integrate condition-based environmental returns to optimize maintenance investments Featured IBM solutions: IBM TRIRIGA Workplace Operations Manager; IBM Maximo Asset Management
Capital project management to generatehighest return on invested capital [IBM] provides strategic decision-making tools, rather than just tactical applications, and it hits on all of the top priorities that executives need to accelerate and deliver cost-effective capital programs. Global Director, European Manufacturer BenefitsMain Features • Program and project portfolio • Generates high return capital management, with funding request projects that balance risks, financial analysis and environmental returns • Critical path scheduling, critical date • Identifies critical tasks and processes alerts and automated reminders to reduce program and capital • Consultant and contractor project schedules management processes and controls • Automates procurement and contract life cycles to reduce change orders and overpayments Featured IBM solutions: IBM TRIRIGA Capital Project Manager
Real estate management to build moreeffectiveness into real estate operations IBM has been among the earliest to focus on and develop functionality for the impending FASB/IASB accounting change. Rob Schafer, Research Director, Gartner BenefitsMain Features • Site selection analytics with project- • Generates higher return real estate specific weighting of financial and non- transactions that balance financial and financial criteria non-financial needs • Critical path scheduling, date alerts and • Identifies critical tasks & processes to automated reminders reduce real estate transaction & lease • Real estate payment reconciliation administration cycle times processes and controls • Identifies landlord overcharges to • Lease accounting financial analysis, and reduce occupancy & operating costs audit controls • Accelerates compliance with new global lease accounting standard Featured IBM solutions: IBM TRIRIGA Real Estate Manager
IBM smarter buildings case studies & benefits Tulane University Smart is: Collecting, managing and analyzing data from buildings to gain intelligence and insight to energy and facilities management for a significant projected energy savings. IBM Real Estate Site Operations Smart is: Consistently achieving energy cost reduction on equipment monitored of between 10-15% and reactive maintenance decreased by 16% Global 20 Company Smart is: Improved operational processes and performance management resulting in reported real estate cost savings of $925 million within first four years.
Managing Buildings Smarter: IBM TRIRIGAEnergy Optimisation (ITEO) solution overviewAdvanced 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 performanceProvided through near real-time data collection, event enrichment and automatic workorder/ service request generation.Takes existing large amounts of data: • Transforming it into intelligent & interconnected actionable informationEnabling end users to: • Ensure reliability • Reduced maintenance costs • Reduced energy costs
Smarter buildings require continuous improvement Instrumentation Complex, Enables Collect inter-related collection of Data data sets large data provide new sets insights Reports Monitor, Analyze, Measure, Identify, Maintain Act Results Deliver and maintain best Apply Changes Transform practice, current efficiency and practices cost reduction15
ITEO Energy and maintenance management Data Sources Enterprise View Meter Real Time Collection Processes Enterprise Energy Metrics Energy Analysis view Energy Building management management Databases Systems Systems IBM Intelligent Buildings Real time energy tracking Performance base monitoring Buildings Energy & Operational analytics Maintenance management Route cause analysis Automated Work Energy systems integration Orders
Performance Management - Using the dataBusiness rules alert when equipment is operating sub-optimally AHU Cooling Valve Passing - Leakage AHU Simultaneous Detection Heating & CoolingAHU Heating control AHU in Override mode issue (Valve) for 2 or more consecutive hours AHU Economiser AHU Cooling Control Alert Mode Alert - Not in - High Building Zone Free Cooling Mode Temp
Client Project - Tulane University/NewOrleans (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 Results: Energy Savings Pre- ITEO Post- ITEO
IBM Rochester pilot roll out Rochester, MN IBM internal Project IBM 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% New Information Drives more work Areas of Maintenance Savings • Property Characteristics: orders • Root cause identification – 3.3M sq ft multi-building • Reduced reactive maintenance • Reduced PM’s mixed use light industrial • Reduced work order hours campus – Facilities date to the 1950s • Scope: – BMS/metering integration – HVAC sensors/metering Immediate Energy savings point integration – Lighting management – Perimeter pre-heat – Chiller optimization – Advanced analytics n 1 2 3 4 5 6 7 8 9 tio d d d d d d d d d – Dashboard for energy, en ta rio rio rio rio rio rio rio er io er io Pe Pe Pe Pe Pe Pe Pe P P carbon, maintenance, pl em space, etc. Im Baseline Energy Maint. Activity
ITEO Results: Maintenance savings AHU Work Order Numbers & Hours Average Hours Per WO200%150% - 34%100% 50% - 16% Ave Hr/WO 0% Prior Yr Qtrly 4Q10 1Q11 2Q11 3Q11 Ave-50%-100% # of Work Orders Work Order Hours Pre IIBM Post IIBM Observed reduction in WO numbers and WO hours for reactive maintenance 1680 1800 1412 1600 34% = 480 1400 16% = 67 932 1200 4hr per WO 0.5 headcount - £32.5k 1000 4hr per WO 800 420 600 353 ASSUMPTIONS: 400 • Available service 1,736 hrs 200 • £65K per headcount 0 # of WO Old Hrs # of New WO # of New WO New Hrs w Old Hrs
ITEO Results: Operational Energy SavingsRapid Savings: Small sample of results for the first month for Phase 1 IBM Internal Examples SAVINGS ALERT ACTION YR-1AHU simultaneous heating • Created program to keep AHU’s from heating &and cooling cooling at the same time $3kVariable speed drive running • Replaced damaged duct workfan at 90% capacity for more $10kthan 2 hours • Repositioned sensor • Control panel software failure prevented AHUs from3 AHUs running outside turning off at normally scheduled time $18kscheduled hours • Performed cold start on panel to clear problemElectrical current detected • AHU had been manually set to run constantlywhen AHU is supposed to • Reset to cycle on and off as dictated by the central $19kbe in off mode control systemExpected Savings: 10% - 15% Annual Saving For Equipment Covered By Analytics
Why IBM for smarter buildings: one year paybackFactors 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.) What is your payback? Let IBM help you calculate
Managing Buildings Smarter: SummaryIndividual Building PerformanceDeliver 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
Hvad er næste step ? • Klar til forandringer, strategisk styring og optimering af Jeres bygnings masse ? • Ønsker I at nedbringe bygningsrelaterede omkostninger ? • Ønsker I at vide hvilke bygninger er de mest effektive og bedst udnyttede ? • Ønsker I at vide når en bygning underperformer ? • Tror I der er økonomisk gevinst i at transformere og optimere den måde I håndterer jeres bygninger – men har svært ved at kvantificere det ? Hvis ja, så kunne Jeres næste step være: 1) Udvælg et fokus område, et antal byninger eller en disciplin 2) Byg en business case – Lad IBM hjælpe og sparre 3) Køre projektet og implementer løsningen – og høst gevinsten Real estate & facilities functions now have an opportunity to drive strategic business value!25
Thank You and Q&ASmarter Buildings: a smarter way to manage realestate and facilitiesFor more info visit:ibm.com/smarterbuildings
Architectural view of smart building software Governance Reporting Strategy Content Modelling Management Smarter Enterprise - wide Dashboard w/ Reports Space Capital Project Portfolio Management and Management Optimization Management Intelligent Energy & Energy and Operational Business Environment Analytics Analytics Sustainability Inter- connected Aggregation, Event Asset, Work Warehousing Management Order Mgmnt Domain - specific Instrumented Building Management Systems Water Meters Elevators Fire HVAC Lighting Security
Smarter buildings benefits Identifies Hidden Costs Key Metrics Savings • Inefficient and high-cost • RE utilisation properties • Vacancy rate Reduce Real Estate Real Estate • Un-exercised option rights • Abnormal changes costs by 10% • Lease overpayments • Timing opportunities • Reduce spend on space • Total occupancy costs • Reduce space needs via • Space per employee Reduce Facility costs by Facility consolidation • Vacancy rate / density 15% • Increase utilisation • Eliminate project delays • Project cycle time • Reduce schedule over-runs • Resource allocation Reduce Project costs Projects • Reduce budget over-runs • Project pipeline by 5% • Improve on-time delivery • Project variances • Reduce facility down-time • Cost of operations • Improve facility performance • Customer satisfaction Reduce Maintenance Operations • Improve service delivery • Manpower imbalances costs by 8% • Increase client satisfaction • Warranty entitlements • Reduce facility energy use • Total energy use / unit area • Reduce carbon emissions • Total emissions / unit area Reduce Energy costs by Sustainability 20+% • Identify environmental • Emissions (carbon) projects intensity / unit area • Continuous performance •Real time equipment Increase Maintenance monitoring performance Energy Operations • Reduce maintenance costs •Maintenance cost / unit area efficiency by 50+% • Reduce energy usage • Energy use /unit area