SMARTMAKING BUILDINGS

Buildings in the age of big data, connected systems, and sustainability

VOL. 1 FALL 2015

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What makes a building smart?

Integrating big data

What data can do for you

Assessing your legacy environment

Insight from the field Featuring Realcomm’s Jim Young

Success stories in brief

The changing building industry An interview with Intel’s Eric Free

Getting started

Conclusion

Resources

In this issue

A B U I L D I N G S M A RT ?WHAT MAKES

Most buildings have some level of intelligence built in, whether HVAC, lighting, fire safety, etc. But today, the potential exists to extract, aggregate, analyze, and make decisions based on that data. New technologies, mobile devices, the Internet of Things (IoT), and big data are rapidly creating a world with levels of connectivity and access to data never seen before. Where does this new, connected, data-driven world intersect with the building and facility management industries? What are the key areas that will allow builders and building managers to take advantage of the possibilities, while preserving legacy investments? The intelligence derived from data can bring unprecedented visibility and optimization to building operations. Here we will take a look at the smart building landscape and some of the insight and tools that can help you realize the potential for your buildings and business.

Realcomm Conference Group, LLC is a worldwide research and event company at the intersection of technology, innovation, and real estate operations. It is committed to informing industry professionals about the latest business solutions and technologies to improve commercial real estate development, leasing, management, and operations. www.realcomm.com

If you IP-enable every electrical mechanical device and connect them to an enterprise-grade network, you have achieved a level of instrumentation never seen before. The outcome is extreme efficiency, which results in a better, more enjoyable, safer, and functional environment, lower operating costs, and improved energy and natural resource utilization.

Jim Young CEO and Founder Realcomm

01 ENERGY EFFICIENCY Improving energy efficiency can be accomplished by accessing actionable data from smart meters and sensors. Building Energy Management Systems (BEMs) provide efficiency through improvements in heating, ventilation, and air conditioning (HVAC), lighting, plug loads, and fire and security systems, or through the integrated manage-ment of multiple systems.1

02 OPERATIONAL EFFICIENCY Improving operations encompasses multiple aspects of building management, maintenance, and security. Improvements can result from increasing control and automation of building systems and manual procedures. Efficiency is also impacted by the amount of time staff spend resolving issues, from facilities maintenance to management dealing with comfort complaints to accountants dealing with tenant questions regarding CAM bill backs.

03 OCCUPANT COMFORT Improving occupant experiences can be as simple as ensuring a reliable cell and Internet connection. Smart buildings can increase occupant satisfaction and save money by tying heating and lighting systems to behavior patterns.

3 things that make buildings smarter

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1. Source: Navigant Research

Integrating Big Data

hen systems are integrated, the resulting data can optimize and improve building

performance. Big data is changing how facilities are managed, energy is consumed, and businesses operate. There are two top-of-mind concerns when making big data part of a building management strategy: security and integration. Historically, many of the systems integral to building operations were designed to be standalone. They may gather data, but they are not able to share that data or respond to data from other relevant systems. And once one or more systems are integrated and on a network, new security risks arise, including vulnerability to hackers and data reliability, storage, and privacy.

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Tap the ecosystem.The body of industry knowledge today is considerable, with many providers able to help integrate systems and technologies.

3 ways TO LEAP THE INTEGRATION HURDLEIntegration does not have to be overwhelming or cost-prohibitive.

Give old buildings an upgrade. Retrofitting older buildings with an on-premise gateway, sensors, and IP connectivity can be a cost-effective solution.

Use the data you have.Periodic reporting and analytics derived from existing systems can inform improved management practices.

Getting systems to talk to each other

These systems…

…can generate insight to save costs and improve occupant experience, when integrated with these systems

Management applications

Energy management

Submetering

Lighting controls

Security

Lighting Building automation

HVAC controls

Fire and alarm detection

Smoke detection and extraction

Security

Building automation and control systems (BACS)

Security BACS

Source: Adapted from BICSI Report, 2015.

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1 What makes a building smart?

2 Integrating big data

3 What data can do for you

4 Assessing your legacy environment

5 Insight from the field Featuring Realcomm’s Jim Young

6 Success stories in brief

7 The changing building industry An interview with Intel’s Eric Free

8 Getting started

9 Conclusion

10 Resources

IN THIS ISSUE

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WHAT DATA CAN DO FOR YOUGathering and analyzing building data can inform better decision making, machine-to-machine intelligence, and cost-effective maintenance.

Optimize UtilizationData provides insight into real-time usage patterns. Simply automating lighting and HVAC systems to respond to occupancy and climate data can improve utilization 5 to 25 percent,1 bringing significant energy savings. • Access actionable

analytics and reporting• Improve operations• Reduce OPEX costs

Maintain and Improve FacilitiesPinpointing facilities malfunctions or inefficiencies, addressing occupant complaints, and routine maintenance to meet safety and compliance standards are just a few examples of the time-consuming tasks conducted by building managers and their staff. Connected systems can send alerts when equipment is damaged, inoperable, dropping in efficiency, or reaching replacement dates. Systems can be monitored remotely, decreasing on-site visits to determine the nature of a problem. A problem can be diagnosed and parts ordered in advance of a repair visit and unnecessary repair visits prevented. Data-driven predictive maintenance allows equipment to be monitored and tested or upgraded efficiently, preventing problems before they occur.• Preventative maintenance• Speed problem resolution• Improve equipment

management• Increase occupant

satisfaction

Future-Proof InvestmentsPreparing buildings with connected systems and smart equipment to take advantage of the resulting data analytics, efficiencies, services, and occupant expectations can increase asset value. Choosing technologies that are standardized, interoperable, and have the headroom for evolving needs as you retrofit existing properties and pilot new investments can help you to move forward cost-effectively. • Align business and

operations strategy• Increase asset value for

intelligent buildings

1. Source for 5-15% stat: Josh Bradshaw, 2015.

better energy utilization1

Up to

25%1 What makes a building smart?

2 Integrating big data

3 What data can do for you

4 Assessing your legacy environment

5 Insight from the field Featuring Realcomm’s Jim Young

6 Success stories in brief

7 The changing building industry An interview with Intel’s Eric Free

8 Getting started

9 Conclusion

10 Resources

H E R E A R E A F E W WAYS A S M A RT E R

B U I L D I N G CA N B E N E F I T YO U.

IN THIS ISSUE

Whether you start by adding a low-cost sensor to existing equipment or with a comprehensive operations plan, this quick checklist can help you determine what you have and what you may need, as well as prioritize any building modifications. You can also use this checklist as a starting point for consultations with a solution provider or technology vendor.

Assessing your legacy environment

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1 What makes a building smart?

2 Integrating big data

3 What data can do for you

4 Assessing your legacy environment

5 Insight from the field Featuring Realcomm’s Jim Young

6 Success stories in brief

7 The changing building industry An interview with Intel’s Eric Free

8 Getting started

9 Conclusion

10 Resources

Systems in your current building

Systems connected to the cloud and/or Internet

Systems connected to other systems

Areas of operation where current expenditures are highest

Rank 1–3 by priority (where 1 is the highest priority)

Indicate your preference

Retrofit existing system

Install new

system

OPERATIONAL EFFICIENCY

HVAC

Power efficiency

Generators

Lighting

Building Energy Management Systems (BEMs)

Parts/repairs

Elevators

Utilities

Fire/detectors

Equipment monitoring

OCCUPANT EXPERIENCE

Internet and wireless connectivity

Location-based services

Smart conference rooms

Asset management for equipment, office/storage space, parking, and meeting rooms

SECURITY AND SAFETY

Property

Networks

Systems

Data Privacy

Monitoring of IT networks and facility security

IN THIS ISSUE

Jim Young is the CEO and Founder of Realcomm. The following excerpts are taken from a conversation with Young on the potential of smart buildings.

INSIGHT FROM THE FIELD

ON SMART BUILDING COMPONENTSLet’s start with the equipment in the building. This covers all the types of electrical mechanical equipment that make up that building, from the light above your head to the thermostat on the wall to the fire extinguisher out in the hallway. The first thing we need to do is to enable them to get on the network. They probably weren’t manufactured with IP enablement in mind, so we have to retrofit them or create some type of an interface, so each device can get onto the network. Once a device is enabled, the next thing we need to look into is having it reside not on a proprietary information highway, but on a standardized, enterprise-grade network that consists of hardwire and wireless infrastructure.

Now, I’ve got the data coming out of those devices. I’ve got it on a highway: my network. I need to secure it to make sure people don’t hack into my building, and then I need to put that data into an information management platform, an infrastructure to hold all my data. This is the middleware.

Once the data is in my middleware, the data warehouse, now I can start overlaying all the applications. This includes the rules-based engines that say, in the event this happens with this piece of equipment, I want you to do that to that piece of equipment.

In sum, the basic components are: enabling edge devices, getting onto a network, securing that network, putting that information into a middleware platform, and then overlaying the applications to get the data that you’re looking for or to create the automation of machine-to-machine.

On interoperabilityIf instruments and systems are on the same network, you have the capacity to share information between those different systems and to get one system to react to the other under certain circumstances. That’s what we call interoperability and integration. That really opens up a whole new world for machine-to-machine or the Internet of Things.

We’ve all heard about what’s been going on in the last six months to three years, with all these security breaches, and if you think about it, if we hook a building up to a network, we’re leaving ourselves pretty exposed. So, who’s going to come after my building? And that could be everybody from a bad guy halfway across the world trying to disrupt the Empire State Building to the kids down the street turning the lights on just because they can. Security is a major issue. But we’re involved with organizations like the FBI, and Homeland Security, as well as a lot of technical manufacturers, to put together the safeguards in front of these buildings, so hacking a building will not really be an option.

On security

On old buildingsImagine 10 different manu-facturers going back 30 years, hundreds of different pieces of equipment—the iterations of what you can find in existing buildings are endless. They were never designed to talk to each other. They were designed to work on their own. When we go in and we look at reinstrumenting a building, that’s a challenge. Now all of a sudden the game is getting much easier. We’ve still got lots of different systems, but new technologies are coming out to enable disparate analog individual systems to run on an IP network.

You can take a building that was built 20 years ago all the way back to a historically preserved building built in the mid-1800s. And with the technologies where they are today, it’s easy and becoming more and more cost-effective to be able to retrofit those.

ON THE OCCUPANT EXPERIENCEBefore you start talking about technology, before you start talking about systems, solutions, and all of this technical stuff, you’ve got to ask a building owner, “Why are you doing this?” And the answer is: because I need to take care of the people who are inside those buildings. That’s the enhanced user experience. They need to feel safe; they need to be able to get into the buildings without too much trouble; they need to make sure their cell phones work. I think, first and foremost, you’ve got to create an environment where the occupants are happy, whether that’s a corporate occupier who has employees or a landlord with tenants.

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1 What makes a building smart?

2 Integrating big data

3 What data can do for you

4 Assessing your legacy environment

5 Insight from the field Featuring Realcomm’s Jim Young

6 Success stories in brief

7 The changing building industry An interview with Intel’s Eric Free

8 Getting started

9 Conclusion

10 Resources

New technologies enable disparate analog individual systems to run on an IP network.

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ON EFFICIENCYIf you take a network, and you lay it on top of a building and you instrument all the devices, you’re going to be squeezing the inefficiencies out of that building. First and foremost, you’re going to squeeze the energy inefficiencies out, and we’ve heard anywhere from 10–30% right off the bat savings once you really understand how these buildings are running. The next thing you’re going to do is achieve operational efficiency. For instance, an air conditioning room unit goes out; somebody comes and fixes it or they attempt to fix it just to find out they don’t have the part or the expertise. So, they come back a second time and something happens that time; they may not have the right part again or the person who thought they knew how to fix it doesn’t, and truck roll number two. By the time the third truck roll goes out, you’ve got it figured out. If you can accomplish that in one visit, because you have the ability to look inside that piece of equipment before you leave, your chances of doing that in one truck roll are pretty good, and that’s a 66% savings. The people who really have been on this in the last couple of years are seeing 20–30% operational savings.

IN THIS ISSUE

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Many buildings are already taking advantage of connected

technologies—and garnering positive results and improved ROI.

Here is a brief sampling of what’s possible.

Success StoriesI N B R I E F

COOR SERVICE MANAGEMENT

A leading supplier of facility management solutions in Stockholm, Sweden.Challenge: Reducing waste and energy consumption throughout Coor Service Management’s own office environment, while improving the customer experience.Solution: Yanzi* kit provides automatic provisioning of sensors, enabling automatic discovery, configuration, and setup of security keys. Intel® IoT Gateways collect, filter, and forward data from Yanzi Things to cloud-based data analytics. Yanzi’s software platform is backed by Intel® Security software, as well as the Intel IoT Gateway, which helps secure hardware, operating systems, applications, and data in flight or at rest. All the data can be easily viewed by the office manager on a mobile device or tablet.Results: Coor Service Management is now able to track multiple aspects of its office environment through sensors, smart plugs, and push notifications. All sensors are connected with the easy-to-install Intel IoT Gateways, providing analytics on everything from how much energy is being used to when supplies are running low to conference room setup. The results include an enhanced customer experience, increased efficiency and security, and improved sustainability—allowing Coor Service Management to make smarter business decisions. www.coor.com

DAIKIN APPLIED

A leading global HVAC supplier.Challenge: Helping building owners access and derive insight from data collected in HVAC systems.Solution: Daikin’s Intelligent Equipment* control solution and Customer Dashboard* work with the Intel® IoT Gateway to connect HVAC units to the cloud and securely aggregate, filter, analyze, and present data.Results: The system provides users with financial summaries of their energy savings and equipment payback; measures and automatically adjusts for building comfort based on building-occupant preferences; and gives users direct access to power usage and CO2 emissions data, providing a more accurate view of the carbon footprint.www.daikinapplied.com

ÉCOLE SECONDAIRE GISÈLE-LALONDE

A secondary school in Orléans, Ontario, Canada.Challenge: Reducing energy consumption and improving student comfort and safety.Solution: Leveraging the proprietary communication protocols of the school’s existing Building Automation System (BAS), a KMC Commander* and Intel® IoT Gateways are now used to capture, integrate, and send messages to a cloud data center via 3G. The KMC Dashboard* provides data access and insight in an actionable format. The new technology also allows data to be collected from multiple sensors, enabling control of a variety of actuators for multiple building system components. Results: Data on the health and performance of the building is aggregated and analyzed in the cloud, and made available to building administrators via mobile applications and to building occupants via educational dashboards displayed on kiosks within the school. This data is allowing the school to manage CO2 levels, track building occupancy in real-time, meter water and natural gas, and create a safer, more comfortable environment for students.www.gisele-lalonde.cepeo.on.ca

RUDIN MANAGEMENT COMPANY, INC.

A leading property management company in Manhattan, New York.Challenge: Increase control of building assets, many in brownfield (i.e., existing) buildings, reduce operating costs, and improve occupant satisfaction.Solution: Rudin developed a new building management operating system called Di-BOSS* (digital building operating system) with Selex ES, a Finmeccanica company, and Columbia University. Di-Boss can continuously commission, integrate, and analyze data from multiple operating systems and proactively recommend real-time adjustments and preventative maintenance. Results: Rudin can now access detailed insights from access control systems, emergency systems, elevators, and retail by attaching sensors and control systems at the appliance level. With the proliferation of connected sensors that integrate greater compute capabilities, intelligent Intel® IoT Gateways to aggregate and filter data, and big data analytics, Rudin is improving building efficiency and tenant comfort. www.rudin.com

1 What makes a building smart?

2 Integrating big data

3 What data can do for you

4 Assessing your legacy environment

5 Insight from the field Featuring Realcomm’s Jim Young

6 Success stories in brief

7 The changing building industry An interview with Intel’s Eric Free

8 Getting started

9 Conclusion

10 Resources

IN THIS ISSUE

IoT7

THE CHANGING BUILDING INDUSTRYA N I N T E R V I E W W I T H I N T E L ’ S E R I C F R E EThe Internet of Things (IoT) is often used to describe the connectivity of billions of devices that are generating big data. Eric Free is vice president of the Internet of Things Group and general manager of the Smart Home and Buildings Division at Intel Corporation. Here, he shares thoughts on what’s possible now and what’s ahead.

Q: Let’s talk about ROI. How are smart buildings saving costs?Eric Free: The net result for the building owner can be substantial. Using technology, you can deliver real ROI in the form of reduced energy cost, improved environments for building occupants, and general operational savings. There are both direct ROI benefits, as well as indirect, qualitative benefits. The most immediate direct savings tend to be reductions in energy costs and resource consumption. The indirect benefits include better maintained and managed environmental spaces, more efficient distribution of people within a building, better operated elevators and people movement, and improved fire and safety systems.

Q: Are there challenges building managers face in making buildings more intelligent?Eric Free: There are definitely challenges for a building manager who is trying to implement a new IoT smart building system. It starts with the business justification to management, asset management, or owners. Then, there is the complexity of the protocols and the challenges in getting these protocols to talk together and to work well with next-generation technology. Next, there is the existence of proprietary systems that aren’t open and don’t allow you to pull data out and put data in and mix and match it to meet your needs. Another challenge is connecting all of this information back to the cloud, managing that data, and then exposing it in a way that affects or improves decision making. Intel is working in all of these areas to try and simplify how devices talk to the cloud, improve the capability of wireless or wired networks, and manage data and expose the type of business insights that drive real value for the end customer.

Q: How can building managers start to get more connectivity and insight?Eric Free: There are several things that are making smart buildings possible today.

The first is the lower cost of computing technologies, systems, and applications. And the result of that is many more devices that can connect up to the virtual storage environment provided by the cloud. The second is the development of lower-cost gateways that can help those devices connect up to the cloud. The third is really the pervasiveness of wireless, the ability to easily connect things up to the Internet. And the fourth are technologies that allow us to aggregate data, run analyses on that data, and get unique insights. Building managers can start with low-cost devices that gather data and connect back up to the cloud. These devices can connect up to gateways that aggregate data and allow for local compute, and then those gateways connect back either to servers sitting in the building itself or sitting back in the cloud.

Q: Can IoT change the way building owners operate?Eric Free: One of the great benefits of IoT is the ability to bring measurement to places in the building that haven’t been measured before. You may have an existing building management system that’s working well, but inevitably, once you’ve built a building and put that building management system in, there are places where you didn’t anticipate

the need to measure. IoT techniques allow you to come in and put low-cost measurement on those devices, such as a pump or a blower, get new insights, and then integrate that data back into your existing building management systems.

Q: How is Intel contrib-uting to the smart building opportunity?Eric Free: I We’re trying to encourage an open ecosystem where multiple people—developers, hardware manufacturers, integrators—can participate and try and unlock the value of these technology solutions. Intel is developing open, nonproprietary systems that multiple developers can build on, and that allows for greater interoperability between traditional systems and the new technologies and devices on the market. One example would be the Intel® IoT Platform. Basically, it’s a reference framework that we’ve developed with multiple partners—a way to design end-to-end IoT solutions for the building industry. This includes an intelligent gateway that aggregates together multiple devices in the building. The Intel® IoT Gateway allows a building owner or an integrator to build software applications that sit on top of the gateway and provide more insight into what’s happening in the building.

1 What makes a building smart?

2 Integrating big data

3 What data can do for you

4 Assessing your legacy environment

5 Insight from the field Featuring Realcomm’s Jim Young

6 Success stories in brief

7 The changing building industry An interview with Intel’s Eric Free

8 Getting started

9 Conclusion

10 Resources

IN THIS ISSUE

Q: Can you give us some examples?Eric Free: Intel has a range of implementations in the smart building space, including sensors for energy, gas, water, and rooms, and management applications for these utilities and spaces, (e.g., presence detection, room utilization). A great example of a smart building application that would be ideal for Intel® technology would be a set of pumps sitting in the basement of a building where there is an existing building management system to measure how much energy they’re consuming. We have solutions that allow you to put low-cost energy measurement sensors on those pumps to measure how much current voltage is being consumed in real-time. Those connect back up to a gateway that aggregates the information being collected from the pumps and runs real-time analytics on it, and reduces the amount of data that then gets packaged and passed back to the cloud over wired or wireless connectivity. Once the data is in the cloud, you have the opportunity to run multiple types of analytics on that data to get specific insights—in this case, on pump performance.Intel is providing silicon, reference designs for the hardware for both the sensors and the gateways, software that

runs on the gateways, operating system and middleware applications, and services in the cloud that help serve as building blocks for a system integrator or a building manager to build a full end-to-end solution for their specific implementation.

Q: Where are smart buildings headed?Eric Free: If you imagine the smart building of the future, it’s one that will have sensors throughout the building on all major mechanical and other critical systems. We see a trend from connected buildings to smart buildings, where the buildings can really start to react to the inhabitants in ways that deliver on the bottom line for the owners.

Q: What is inspiring to you in this industry?Eric Free: We don’t need entirely new building infras-tructure to get the benefits of data-driven intelligence. Intel and our IoT partners worldwide have solutions that are appropriate for the vast number of existing buildings out there, whether new or old. It’s been really exciting to see the reaction from building owners as we start to deliver solutions in this space.

Learn more: intel.com/iot/smartbuilding

3. Source: Adapted from Pick Low-Hanging Fruit to Make an Existing Building Smarter.

1 What makes a building smart?

2 Integrating big data

3 What data can do for you

4 Assessing your legacy environment

5 Insight from the field Featuring Realcomm’s Jim Young

6 Success stories in brief

7 The changing building industry An interview with Intel’s Eric Free

8 Getting started

9 Conclusion

10 Resources

Getting Started

Where are the best places to add sensors and test out the benefits of “going smart” for your building? When getting started, here are a few ways

to put smart connected systems to work in

your building.3

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Install sensors to control energy

and utilities, based on occupancy and climate

(e.g., lighting, HVAC, thermostats, conference

room displays, and speakers).

Set up connected system alerts to notify Web-based monitoring

systems of unusual activity, such as

unauthorized movement through the building.

Set up controls on elevators and

escalators to minimize movement when

unoccupied.

Measure and monitor utilities and water usage to establish

benchmarks for your building.

Choose energy-efficient smart systems and

appliances when introducing new

equipment.

Integrate security systems so access

control and video surveillance systems can work together to

secure buildings.

IN THIS ISSUE

The hardcore benefit for the smart building space typically is dollars saved from an operating perspective. We’ve seen across multiple customers that implementing energy management or water or gas management solutions delivers bottom-line results extremely quickly with very, very short payback periods. Smart building solutions can also improve the environment for the inhabitant, whether that’s a domestic inhabitant in an apartment building or employees in a commercial or manufacturing space.Eric Free VP, Internet of Things Group, General Manager, Smart Home and Buildings Division, Intel Corporation

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1 What makes a building smart?

2 Integrating big data

3 What data can do for you

4 Assessing your legacy environment

5 Insight from the field Featuring Realcomm’s Jim Young

6 Success stories in brief

7 The changing building industry An interview with Intel’s Eric Free

8 Getting started

9 Conclusion

10 Resources

Intel is committed to bringing the scalability, manageability, security, and reliability inherent in its technology offerings to the building industry. Our long-standing expertise in adapting technologies to vertical requirements, combined with our innovation in big data analytics and IoT, are helping to shape a standardized, interoperable ecosystem—and make ”going smart” a viable choice for you.

Connected, intelligent systems are bringing both challenges and opportunities to the building and facilities management industries. Solutions are now available to help you gain

the immediate advantages of integrating smart technologies and to future-proof your building investments for a more connected world.

Resources

facilitiesnet.com realcomm.comintel.com/iot/smartbuildingintel.com/iot/gateways

Big data and IoT are enabling a transformation in building efficiency and management. Intel and its ecosystem partners deliver building automation solutions optimized for scalable Intel® architecture to reliably interoperate with the full building ecosystem.

Learn more: intel.com/iot/smartbuilding

Find a local solution provider: iotsolutionsalliance.intel.com/solutions-directory

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Copyright © 2015, Intel Corporation. All rights reserved. Intel and the Intel logo are trademarks of Intel Corporation in the U.S. and/or other countries. *Other names and brands may be claimed as the property of others.

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CONCLUSION

Intel® IoT GatewayIntel® IoT Gateways connect legacy and new systems, and enable seamless and secure data flow between edge devices and the cloud. They are a key ingredient for enabling the connectivity of legacy or new building systems. The Intel IoT Gateway integrates technologies and protocols to enable networking, embedded control, enterprise-grade security, and easy manageability, while supporting relevant software applications.