BETTER BUILDING

MANAGEMENT:

IoT AND

ENVIRONMENTAL

QUALITY

PUTTING THINGS TO WORK

Introduction

In recent years there has been a huge increase in our awareness of theenvironment, both how we impact it and how it impacts us. Topicalpublications - such as the Stoddart Review, or WGBC’s ‘The Next Chapterfor Green Buildings’ – delve into aspects of our working environment andhow it affects occupant health, wellbeing and productivity; which in turnaffects business revenues and therefore the economy.

At the end of November 2017, the UK’s Government Industrial Strategy (GIS)proposed to boost productivity and earning power of people across the UK;making us the most innovative nation by 2030. Some of the ways they planto do this is by creating the world’s most innovative economy, carrying outmajor upgrades to UK infrastructure and ensuring that the businessenvironment is the best place to start and grow a business; forming goodjobs, greater earning power and prosperous communities across the UK.

As the saying goes, Rome wasn’t built in a day and likewise, there is by nomeans a quick fix to achieve the GIS proposal in a short timeframe. However,with connected devices now outnumbering the world’s population, theInternet of Things (IOT) has allowed us to become more united. As well as theGIS putting the UK at the forefront of the artificial intelligence and datarevolution, now is the time to start investigating your options.

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“Choose your building with care. Many of the attributes linked to your employees’ definition of an effective workplace are the result of base build design. Of course, there’s nothing stopping them from being augmented” 1

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Sick building syndrome

Long term exposure to ‘out of spec’ environmental parameters such as those in the figure 1.0 below can lead to an event known as ‘sick building syndrome’. Sick building syndrome is described as a medical condition where people in a building suffer from symptoms of illness or feel unwell for no apparent reason. Even though the reasons for SBS are unclear improving and maintaining a good air quality is likely to have positive benefits.

In cases of Sick Building Syndrome, the occupants feel well outside of the building, but succumb to feelings of sickness once they return. The sickness associated with Sick Building Syndrome include nausea, headaches, dizziness, fatigue and irritation of the mucous membranes (eyes, nose and throat). According to the US EPA, up to 30% of new and remodelled buildings worldwide may be subject to complaints relating to indoor air quality. 2

Each year, 30.8 billion working days are lost to work-related absence in the UK alone, costing businesses an estimated £14.1 billion” 5

>£100 B

The costs of worker underperfomance each year. 4

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Fig. Figure 1.0 - Costs associated with a commercial building. 3

“Focusing on productivity gains rather than just operational savings will always deliver greater long-term benefits.” 1

The highest level of occupant complaints arise from noise, light, environment and temperature levels, especially when there is lack of control of these environmental factors. Studies carried out at the University of Exeter illustrate that employees who have control of their workspace layout are 32% , more productive; whilst people with enriched workspaces were 17% more productive.6 What’s more with the average person spending 1/3 of their waking hours in the office environment, and 90% of their life indoors -- something must be done to improve the impact of the indoor environment on health, wellbeing and productivity.According to the NIESR, high-performing buildings make individuals healthier and that sense of wellbeing tends to result in improved jjob performance; as well as lower levels of staff absenteeism.7

Main source of bulding occupants complaints

TemperatureNoise Environment Light

32%Higher productivitywhen employees have access to workspace control.

Existing research

Methods such as BREEAM assess, rate and certify the quality of a buildingbased on its energy and CO2 emissions, health and safety, transport,management, waste, water, pollution, land use, and materials. The WELLBuilding Standard measures a workspace at a more granular level in termsof its air quality, light levels, general comfort, mind, water and nourishment.This standard focuses on the impact of facilities on human health andwellbeing in order to benefit the occupant, rather than the improvementsthat can be made to facilities.

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What’s more, combining the resulting data with direct employee feedback can allow FMs to further optimise their system to suit their occupant needs. Understandably, it would be impossible to satisfy everyone, but by taking the initiative to take note of feedback, a building manager can ensure they are getting the most value out of the workspace.

“Happy workers are 12% more productive... on a national scale, a 1% increase in the UK’s productivity would add £20bn to the economy” 1

New technologies reinforce building perfomance

As it stands, some building managers pay through the roof for specialiststo regularly test the environment in their buildings – which can be messy,invasive and costly; though the findings are hugely beneficial. This articleaims to look into building improvements; with retrofit sensor driventechnology being at the heart of these developments. From motion detectorsand footfall indicators to environmental sensors; and a whole multitude ofintelligent software to match. Technology has made it possible to observecollected, combined data in real-time, via an app or on the web, andsubsequently allow the Facilities Management (FM) to react to any adverse changes that could negatively affect the occupant experience.

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1.0. Table to show thresholds for optimal conditions and their effects on occupants:

Factor Parameter Guide RiskReasons for out of spec results Action

Recommended parametersWe understand the difficulty in finding recommended parameters for comfort and wellbeing in the workspace. For this reason we have compiled the following table of recommended limits, and the effects on staff health and wellbeing if these limits are breached:

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Temperature (°C)

Humidityy (%)

40-70%

CO2 (ppm)

CO (ppm)pollution entering the building. Could be due to

or gas leak from boiler.

IInvestigate source of increased CO levels and ensure measures are in place to reduce levels.

Open windows if possible.

Total VVOCs Eye, nose and throatirritation; headaches, confusion, dizzinessand nausea

Found in paints,cleaning agents, printers, fabric materials, furnishings and carpeting.

Remove source of VOCs and increase ventilation to the area.

Target guideline of <500 μg/m3 but ideal comfort range <200 μg/m3

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Low temperatures: concentration difficulty; spread of colds and flu

High temperatures:Concentration difficulty; headaches; sweating; dizziness

Generally follows outside weather conditions. Could be due to lack of temperature control

within the building.

If low temperatures: Adjust thermostat, introduce electric heaters

If high temperatures: Increase ventilation, adjust thermostat, introduce A/C

Low humidity: Drying of the eyes, nose, throat and mucous membranes; dry skin; increased static on furnishings.

High humidity: increase in environmental precipitation/dew whichprovides optimum environment for fungi and mould growth.

Generally follows outside weather conditions, though can be due to poor ventilation and evaporation from a moisture source.

If low, consider introduction of humidification system to AHUs or portable humidifiers on office floor. Other option to increase plant-life, or adding body of water.

If high, increase ventilation, consider dehumidification units.

600 – 800 ppm; <1000 ppm

High levels of CO2 can lead to dizziness, tiredness, headaches and lack of concentration

High volume of people in office. CO2 levels can build up over the course of the day/week if lack of ventilation.

Increase ventilation to the office. Open windows if possible. Reduce overcrowding of office space.

Long Term: <30 ppmShort Term: <200 ppm

to dizziness, tiredness, headaches and lack of concentration

Factor Parameter RiskReasons for out of spec results Action

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Guide

Noise (dB)

ventilation ( / )

Microbial/Fungal (cfu/m3)

Inhalable Dust (mg/m3)

Less than 80dB – ideally40 – 50 dB for

environment

0.10 – 0.30 /

at head height

<100 cfu/m3 – Low Band

100 – 1000 cfu/m3 – Medium Band

>1000 cfu/m3 –

<10.0 mg/m3

damage to hearing if prolonged exposure.

is too low, levels of CO2, CO, VOCs, pollution, bacteria/moulds will increase in the workspace.

occupants may complain of drafts or feeling cold.

and other illnesses

trouble breathing and nasal/lung irritation

loud equipment situated near to workspace.

Depends on location or

and how this is controlled. Operable windows can aid in increasing ventilation but are not a reliable source.

May be due to dampness, low ventilation or rottingfood/waste.

Due to heavy road/building works outside and windows

Control ventilation by opening or closing vents or windows where applicable.

Investigate source of increased microbial/fungal levels and remove. Increase ventilation where possible.

Ensure measures are in place to reduce levels. Windows should be closed. People should not be working on a

Reduce amount of people in

equipment to a separate room/area so that it will not

Light (Lux)300 – 500 lux

Too much light:

trouble concentrating.

Too little light: Strainingtrouble concentrating

Too much light: Large windows in open plan

Too little light: Not enough natural light coming into the building

Too much light: Put in blinds where possible to reduce the amount of light entering the workspace.

Too little light: Consider ways to increase natural light levels

not an option, consider

• Environmental quality monitoring to survey different aspects of thesurroundings, such as temperature, humidity, CO2, ambient light, noiseand VOCs (see table 1.0);• Motion detection to monitor desk and meeting room utilisation;• Concierge systems, used alongside booking apps to automate thebuilding booking process. Also works with wayfinding to calculate areas ofheavy usage or find colleagues around the building.

A business solutions provider should be sensor / network agnostic, with a portfolio of different technology and software designed by various companies to fit each use case and requirement. This will not only ensure that you are getting the best deals, but will also ensure that the provider maintains good relationships throughout the industry which is beneficial in the ever-changing market. But the perfect solution isn’t just about the tech; employee engagement is vital to make these solutions operate smoothly. To do this, occupants need to be involved from the start - from being notified of the upcoming changes, to partaking in workshops.

The following diagram illustrates the movement of big data collected from our sensors through the network system and into a our data analytics platform, Devicepoint®, where it is presented as small, easy to read data within the app.

The technology

Competitors are currently battling to create new and exclusive sensor/software packages for different use cases. The most popular sensor driven PropTech solutions in terms of indoor environmental quality, include:

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So, is the potential to achieve energy and cost savings worththe investment into smarter building management?

The entire life cost of your building must be taken into account when trying to get the most out of it, which usually spans across approximately 30 years. The life cost includes any capital or lease costs, energy, replacement and maintenance costs. During this time, for every £1m of capital spent on the building, a business will typically spend £5m on operating and maintenance costs and£30m to £200m on staff and other business costs… these numbers highlight the need to configure buildings to ensure they do not impede how people and businesses operate. 8Using industry standard metrics, we can estimate average salary and then quantify savings against these costs.

If the average salary across a workspace is £50k, and there are 500 employees in building, this would have a cost benefit of a staggering £750,000 per year. In this circumstance, the potential savings offsets the cost to improve the environmental quality within this workspace.

The importance of measuring and evaluating change overtime should be kept in mind when investing in environmental quality; it is not something you should do once, but rather an ongoing commitment to maintain standards and demonstrate a return on investment. Additionally, with applied science getting more sophisticated each year, we must be prepared to accept the future of sensor technology, and be receptive to enhancements over time. Furthermore, a study carried out by The Lawrence Berkeley National Laboratory suggests that the benefits of creating a high-performing, green building does not just end at occupant health, wellbeing and productivity;; but can drive sales prices up by 30%. Buildings can expect to increase in value, lease space more quickly and also be able to charge premium rent.9

Finding a tangible business solution that looks into gives the building user some control over the environmental quality within their workspace and is not a simple ‘plug and play’ mechanism. Instead, the process contains an intricate list of detail and obstacles: from finding good quality, low cost sensor manufacturers, to creating a fully functioning, integrated database and connecting it to the web.

Along with their mutual partnerships across the hardware production and networking services, Spica have designed and implemented Devicepoint®

which is the connective software used to link the sensor tech to the web (and subsequently, to an app).

For example, research suggests that improving temperature levels within a workspace can

increase productivity by 3%.3

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For every £1m of capital spent on the building, a business will spend £5m on operating and maintenance costs and £30m to £200m on staff and other business costs… 8

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We can demonstrate the following measurable benefits with our solutions.

� Proactive service – real time environmental sensor data can be used totrigger email or SMS notifications direct to your onsite FM team to take actionbefore complaints are made or impacts are noticeable. A full audit history ismaintained providing detailed data on times, locations and responses to anyalarms.

� External system integration – send Devicepoint® data and alarms into yourFMS system (such as TRIRIGA) for automated work orders, or directly into theBMS to dynamically actuate the BMS based on sensor-driven alarms.

� Detailed analytics – identify data trends, highlight anomalies and areas inwhich to make improvements (such as the HVAC ventilation) and proveadherence to internal or external comfort standards.

� Evidenced change – with access to long term 24/7 data, measure the impactof implemented improvements and translate energy and productivity savingsinto cost savings.

� Spica also offer reporting as the Devicepoint® insights monthly managed- service, provided by our industry specialist data scientists, which includes:

- Evidenced recommendations on building improvements- Reporting on the impact and savings from implemented changes (customer

surveys and feedback can also be incorporated)- Analysis of alarms (response times, customer satisfaction improvements,

BMS correlation)- Cost saving benefits resulting from productivity improvements, using the

WELL industry standard data.

Expansion with other hardware or Devicepoint® solutions can further augment the benefits of the solution, other features to highlight include::

• Integration with motion data – understand how the HVAC systemreacts to occupancy.• User touchpoints with our custom app – empower building users,help them find a suitable area to work, capture contextual feedback.• Fact based data investigation – FM teams can view live data overlaidon a building floorplan, useful for visually seeing inconsistencies in comfortlevels and investigating often subjective complaints.

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Summary

What we are looking for when we utilise sensor driven technology, is the real business value achieved when the solution is adopted: whether it’s better staff retention, fewer sick days, increased productivity, improved energy efficiency or providing a more desirable space.

The beauty of real-time data is the swift and high quality service provision. Coupled with long term analytics allowing for evidenced, measurable change ultimately enables you to have a building that works for its occupants resulting in happier end users.

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References

1. The Workplace Advantage – The Stoddart Review (downloadable report): http://stoddartreview.com/

2. Indoor Air Facts No.4: Sick Building Syndrome. US Environmental ProtectionAgency - https://www.epa.gov/sites/production/files/2014-08/documents/sick_building_factsheet.pdf

3. The business case for green building, 2013. World Green Building Council(WGBC) - http://www.worldgbc.org/sites/default/files/Business_Case_For_Green_Building_Report_WEB_2013-04-11-2.pdf

4. Health, Wellbeing & Productivity in Offices – The next chapter for greenbuildings. UK Green Building Council - https://www.ukgbc.org/sites/default/files/Health%20Wellbeing%20and%20Productivity%20in%20Offices%20-%20The%20next%20chapter%20for%20green%20building%20-%20Key%20Findings%20(1)_0.pdf

5. Summary Stats for GB, 2016. HSE – Health & Safety at Work - http://www.hse.gov.uk/statistics/overall/hssh1516.pdf?pdf=hssh1516

6. Designing your own workspace improves health, happiness andproductivity. University of Exeter - http://www.exeter.ac.uk/news/archive/2010/september/title_98638_en.html

7. Bryson, A, Forth, J, Stokes, L (2014) Does Workplace Wellbeing AffectWorkplace Performance? NIESR

8. Our Ultimate Guide to Improving Business Performance through EstatesManagement. LCMB (downloadable guide) - https://www.lcmb.co.uk/ultimate_business_estates_guide

9. Healthier Buildings in Canada 2016: Transforming building design andconstruction. Canadian Green Building Council - https://www.cagbc.org/cagbcdocs/Smart_Market_Report_Final_Web_PUBLIC.pdf

© 2018 Spica Technologies Ltd

Report written by Anika Bhandari BSc Hons – Published May 2018, on behalf of Spica Technologies Ltd.

© 2018 Spica Technologies Ltd

@spicatechSPICA Technologies Ltd

www.spicatech.co.uk/