Alarmingly, less is more

This blog is by Mark Glitherow, Key Account Manager for UK Trend

Trend’s Key Account Manager, Mark Glitherow, explains why the generation of too many individual alarms is deterring end users from configuring a BEMS to undertake the monitoring of their key compliance needs.

When given the choice, most end users with a fully optimised BEMS opt for as many alarms to be configured as possible. On one level this is understandable, as it usually doesn’t cost them anymore and they might think that it’s better to be alerted to a potential issue than not be notified at all.

The reality leads to what can only be described as the ‘boy who cried wolf’ scenario, where so many alarms are generated that they are soon ignored and considered a nuisance. This was recently highlighted to me at a seminar of healthcare professionals, who all felt that in order to mitigate the risk of legionella they would rather manually check temperatures of tank held water than receiving alarm based notifications from a BEMS. The reason for this was purely down to the high levels of alarms that they already receive.

This situation is both worrying and frustrating, given that a BEMS should be a focal point in ensuring delivery of a compliant, resilient and sustainable built environment. A BEMS should support decision making but do so in a way that provides genuine value, rather than allowing generic, worthless alarms to complicate a user experience.

One answer to this conundrum is to reduce the volume of alarms and rationalise the amount that are set, so that the end user can gauge the importance of a notification. Alternatively, a graphical user interface (GUI) such as the Trend 963 Supervisor could be used to improve the presentation of valuable information so that users quickly recognise situations requiring their attention. The 963 Supervisor could create clear, relevant and succinct metrics – the premise being to create indicators that are just as effective as the actions they are intended to instigate.

These visual indicators can be configured to suit the exacting needs of the end user and be based upon an understanding of specific objectives, how they are to be achieved and who is going to action them. They could take the form of dashboards, ‘traffic light’ style devices or graphs.

A BEMS that issues alarms in a more structured, meaningful and discerning way is far more useful that one that simply bombards the end user with notifications that are ignored. Integrators and end users, therefore, need to work together to decide upon levels of importance for different events and configure the BEMS appropriately. It is simply a case of less being more.

For further information please call Trend Marketing on 01403 211888 or email marketing@trendcontrols.com

Always look on the bright side

This post is by Casey Wells, Trend’s UK Marketing Manager

I’m Casey Wells, UK Marketing at Trend, and in this blog talk about how integrating lighting along with heating, ventilation and air conditioning (HVAC) into a BEMS can bring together the largest consumers of electrical energy in a building and why such integration makes sense.

According to recent industry studies, lighting accounts for 19-23 per cent of the energy used in a building, with 40-52 per cent normally being used for HVAC. This means that companies have the potential to control up to 75 per cent of their energy usage through a BEMS.

Although controlling HVAC installations by BEMS is well known, many people are still unaware of the benefits of integrating lighting control. Devices like the Trend 963 Supervisor use dashboards that visualise lighting and HVAC points on a common head-end and detail the occupancy status of different zones, as well as the current luminaire status in each area.

The normal pattern of a working week can also be catered for automatically and lighting can, for example, be scheduled to turn on and off at certain times. Of course, life doesn’t always operate to a fixed schedule, so a BEMS can offer timed schedule over-rides to cater for changes such as a late networking event.

An additional benefit for integrating lighting with a BEMS is increased levels of safety and reliability. For example, emergency lighting can be continuously monitored by the BEMS. If an irregularity does occur, the BEMS will be configured to email the facilities manager or other designated person, and provide a complete report.

Building and facilities managers have much to gain from using a BEMS that integrates lighting control. With such a system, they can take advantage of real time energy monitoring and proactively save energy.

For further information please call Trend Marketing on 01403 211888 or email marketing@trendcontrols.com.

Have you been blackmailed by your Dishwasher? Who Owns the Smart Future?

This blog was written by BSRIA's Henry Lawson

This blog was written by BSRIA’s Henry Lawson

Having recently updated BSRIA’s key market studies on Building Automation Controls (BACS), Building Energy Management (BEMS) and Smart Evolution – towards the Internet of Everything, I was struck by a world in a state of flux with  implications for the built environment and technology in general that could be as profound as they are unpredictable.

The structure and make up of our buildings and cities have always been intensely political. The most visible of all human creations, they speak volumes about our abilities, our status and our values and our aspirations. I felt this last month  when viewing the ruins of Ephesus – once the second city of the Roman Empire –  as much as when  I am visiting London or Chicago.

At least since the turn of the millennium there has been a tacit assumption that while technology is the great enabler, much of the change in the way our buildings and cities are designed and organised will be driven by social concerns, typically expressed through politics. In particular, the perception that the threat of climate change requires far reaching action has led to a sustained series of targets, guidelines and regulations to increase both energy efficiency and the use of renewable energy, which naturally impacts on the built environment as one of the biggest consumers of energy.

Is this movement losing momentum? The financial crisis and recession affecting much of Europe, North America and some other parts of the developing world has proved to be the most prolonged since the 1930s. Even countries which appeared to escape the worst impact have since experienced either recession or a dramatic slowdown, including Australia, Canada and of course China.

With falling or stagnating production and rising government debt levels in so many countries, it is no surprise that finances and basic economics have come to the fore. Violent conflicts, especially in the Middle East, Africa  and Eastern Europe, but overflowing into other parts of the world, and in turn fuelling mass movements of refugees and economic migration are also seizing attention in developed countries as well.

All of this has sometimes appeared to leave the “green agenda” somewhat on the back foot. Even in countries like Germany, Austria, Australia and New Zealand, where Green parties have attracted mass support and had a major influence on government, they have seemed to become more marginalised. Britain’s recent elections resulted in a new majority government which has very quickly moved to relax requirements on the energy efficiency of new buildings, and also to phase out subsidies for wind power.

While there is argument as to how far this is simply a question of means, and how much it represents a shift in priorities, there is little doubt that measures to improve energy efficiency or to promote use of smart technology face an uphill path if they cannot also provide a quick pay-back.

Where governments get involved in technology, it tends to be for old fashioned economic reasons.  When  mega-corporations  like Microsoft, Apple, Google and Amazon have been in the spotlight it has mainly been because of accusations of anti-competitive practices or because of their tax policies. Rather less thought has been given to the ways in which companies like these could change the basic structure of society, the balance of power, and the whole environment.

Increasingly these global brands interact directly with a global audience, influencing their behaviour, and in turn being influenced by them. It is no accident that Microsoft, Apple, Google and Amazon, having established themselves as consumer brands, are now all active in the area of smart buildings, ranging from the smart home to, in Microsoft’s case, providing the data crunching to manage and optimise whole campuses of buildings.

Increasingly we can link these to wearable devices and to creators of virtual realities which could radically change our day to day activities and environment. Even the basic blocks  from which buildings are made can have ‘smart’ properties, from ‘self-healing’ bricks to glass that responds dynamically to different levels of light.

threatsWith artificial intelligence already surpassing human intelligence in certain well defined areas – such as chess playing – questions are raised about how far the technology goes, who owns it, and how much power they will have. Even our homes and offices can study, learn and predict our habits and our preferences, in ways that can certainly be useful, but also potentially disturbing.

For over a hundred years there have been fears about the prospect of vital areas of technology  being dominated by a single concern or perhaps a cabal of companies. So far, in practice, it has been innovation itself  that has come to the rescue. Even the most nimble footed technology giants have been caught off-guard by new waves of technology, from IBM, to Microsoft to Nokia. In the case of building technologies the requirements are particularly diverse, and  it is quite unusual to find a country where a single supplier accounts for more than 25%-30% of the market.

Nonetheless as we look to a future where corporations and, by implication, governments have access to information about almost every aspect of where we are, what we are doing, how we feel and what we want and fear.

While you can probably rest assured that your dishwasher probably doesn’t have a motivation to blackmail you (why were those extra glasses washed out at 3 o’clock last Thursday morning?) you can be less assured that it won’t soon have the evidence to do so.

More information about the latest editions of BSRIA’s market studies on Building Automation, Building Energy Management, and Smart Evolution is available here.

Disparate Calls For Disparate Measures

Mark Glitherow

Key Account Manager at Trend

I’m Mark Glitherow, Key Account Manager at Trend, and in this blog I’ll explain why devising and implementing an energy management strategy across a number of disparate buildings needn’t be as daunting as it first appears.

It is obvious that all organisations should be looking to optimise their energy use in order to reduce their carbon footprints and save money. Yet developing a cohesive strategy that will achieve this objective is usually considered easier said than done, especially when a number of disparate buildings are involved. It can be enough to strike fear into the hearts of those charged with such a task, but I’m convinced that by tackling the issue systematically, immediate savings can be made.

Healthcare estates and educational establishments are two prime examples of environments where it is necessary to monitor and manage energy use across buildings of different shapes, sizes and ages. However, the chances are that each building on an estate will have some kind of Building Energy Management System (BEMS) already installed and one of the best ways to review the way they are being used and identify ways to make improvements is through a comprehensive energy audit.

A thorough and professionally conducted audit should ask probing questions, drill down to the finer details and provide guidance about implementing an appropriate new technologies like variable speed drives (VSDs), for example. It is often the case that adjustments can be made to the BEMS during the audit visit itself that will deliver immediate savings, while component parts can be checked to make sure they are working correctly.

Where having an audit really comes into its own though is in its ability to help construct an energy management plan that features a prioritised summary of activities that should be carried out in the short, medium and long-terms. It will help break the project down into ‘bite sized chunks’ that initially focus on gathering utilities based data, identifying wastage, and then prioritising ways to reduce overall energy consumption.

An energy audit can lead to some outstanding results, such as those experienced by Sidmouth Hospital in Devon. During a Trend engineer’s time on-site, improvements to its BEMS settings were made which included altering heating times in intermittently occupied areas from 24 hours a day to only between 06:00 and 22:00, and reducing heating setpoints to 21°C. These relatively simple actions resulted in an estimated £7,000 of savings per annum and a reduction of over 43 tonnes of CO2.

The ability to control and monitor energy use from a central location makes life much easier and one way that this can be achieved is by using an existing IT network infrastructure. As all buildings on an estate will usually be able to ‘talk to each other’ via a campus area network, it should be possible to for the BEMS to operate over this medium.

Rather than putting it off, get the ball rolling by recognising the need for an energy management plan and configuring targets that are achievable. BEMS are at the forefront of the drive towards greater energy efficiency and the cost savings and environmental benefits that can be experienced as a result of investing in and optimising this technology are considerable. You might find that they are in easier reach than perhaps initially thought!

You can read more BSRIA blogs about BEMS here.  BSRIA’s WMI team also produce a BEMS market report –Building Energy Management Systems (BEMS) in Europe and the USA – which is available to buy from the BSRIA website. 

Should Building Managers worry about scary movies?

threatsBuilding managers thinking of films to see this winter may give some thought to a previously little known comedy largely set in North Korea.

The successful cyber-attacks on Sony, one of the world’s best known corporations, and which lives and breathes digital technology, resulted in the release of reams of sensitive information, and led  Sony to delay the opening of the film. All this may on the face of it have little to do with the nuts and bolts of building automation, but it does fire another warning shot across the industry’s bows.

We have known for some time that buildings are vulnerable to cyber-attack. Not only can they be major targets in themselves, but they often offer an easy “back” door” into an organisation’s wider IT network. The successful attack on Target stores in the USA gained access via the company’s HVAC system which in turn allowed them into the more lucrative customer data records. BSRIA research shows that, in the USA for example, over 90% of all larger buildings (i.e. those with more than half a million square feet of space – or c. 50,000 m2) have some kind of building automation and control system (BACS), and many are to some degree at risk.

What is striking is that in so many successful attacks on buildings or infrastructure the problem had less to do with the cyber-protection systems in place than with the way in which they were being maintained and operated. At Target, alerts were generated but not acted on until after much of the damage was done. The earlier attack on Google’s Australian offices in Sydney were linked to the fact that an older version of the Tridium platform was still in use.

Many organisations lack effective processes and procedures, which in turn is linked to the fact that, even within the same organisation, building services and IT tend still to work in separate, parallel worlds.

All of this is compounded by the fact that BACS systems increasingly have at least one foot in the Cloud, and often several. Almost all major suppliers of BACS and Building Energy Management Systems (BEMS) offer at least the option of cloud based analytics, and the ability to access and manage multiple buildings remotely is seen as almost a “must-have” – outside of industries which have traditionally been hypersensitive about security. The cloud brings huge technical, social and financial benefits, but also greatly increases risk, as does the general spread of IT based functionality through buildings and devices, a process that the ‘internet of things’ is set to expand exponentially.

Major suppliers of BACS systems are talking publically about ways of addressing the challenge, and companies like Lynxspring are establishing a reputation in this area. In the UK the Institute of Engineering and Technology (IET) issued a Code of Practice for Cyber Security in the Built Environment in November 2014.

This blog was written by BSRIA's Henry Lawson

This blog was written by BSRIA’s Henry Lawson

Cyber-attacks tend to be motivated by political, ideological, or financial motives, or by a combination of mischief and malice. On all these scores, major buildings remain vulnerable especially when they are associated with prominent organisations, whether private or public.

In the latest edition of BSRIA’s market briefing Threats / Opportunities for Building Automation Systems, we look further at the cyber threat and what is being done to counter it. The study also looks at other major trends that are changing the profile and prospects of building automation. These include the development of more intelligent HVAC systems, (whether Direct Expansion or VRF based), the growth of ‘smart homes’ solution which are also snapping at the heels of the BACS market at the “lower end” of commercial buildings, the growing importance of building analytics and big data, and the rise of potential new global players, especially in countries like China and India.

We will be following these and other emerging trends through the course of 2015. It should be as exciting anything that Hollywood has to offer, for rest assured: The cyber threat (and much else) is coming to a building near you soon.

 

Additional Sources:

http://techcrunch.com/2014/08/05/smart-buildings-expose-companies-to-a-new-kind-of-cyber-attack/

The Institute of Engineering and Technology (IET) guidelines.

http://www.theiet.org/resources/standards/cyber-cop.cfm

Global BEMS Market set to Approach $7 billion by 2020

This blog was written by BSRIA's Henry Lawson

This blog was written by BSRIA’s Henry Lawson

If I could point to a market which is already worth some $3.5 billion, or 3 billion Euros, and which is growing globally at well over 10% per annum, at a time when growth in building automation is a fraction of that, I suspect that many investors and industrialists would bite my hand off. This is the industry that we explore in BSRIA’s newly updated report BEMS Opportunities.

Even Europe, which currently accounts for almost half the current Building Energy Management Systems (BEMS) market, is growing at around 10%, while North America has been growing faster, and the rest of the world substantially faster still.

BSRIA forecasts that the global BEMS market will almost double, to more than $6.8 billion by the year 2020. This impressive growth is set to occur in spite of numerous obstacles and uncertainties. This is partly because the factors driving this growth differ from one region to another.

In Western Europe, gas prices almost doubled between 2005 and 2013, while at the same time major economies like Germany became increasingly dependent on import of gas from politically sensitive countries like Russia and the Gulf states, raising the spectre of uncertain supplies.

While the rise in electricity prices has been less dramatic, Germany faces the huge task of fulfilling its commitment to

henry dec2shut down all nuclear power generation by 2022, and the UK faces similar challenges as its ageing, coal-consuming and CO2-spewing power stations reach the ends of their lives, with the ghost of Christmas back-outs rising like a Dickensian spectre to haunt the business and political worlds.

This, and increasingly aggressive environmental targets, at national and EU level, mean that even a Europe which has been in or near recession for more than five years continues to invest in energy efficiency. At the same time, there are signs that organisations at all levels are beginning to understand the full potential of BEMS to save money while meeting obligations and improving the brand.

In North America, the pressure of energy prices has been less relentless, especially since fracking of shale gas has got underway. The movement towards environmental regulation has also been patchier – often varying at local and state level, and has faced more opposition. At the same time, the proportion of energy consumed by office buildings has been rising inexorably at a time when energy used in such areas as transport, industry and homes has been either stable or falling, placing office buildings firmly in the sights of those wishing to make savings. North America also benefits from the plethora of firms developing innovative energy management solutions in both the USA and Canada.

In the rest of the world the picture is extremely varied, from developed countries like Japan and Australia with widespread adoption of BEMS, to major emerging economies like China, where energy has hitherto been seen as rather less of a problem but where the pollution associated with fossil fuels is becoming more pressing.

This growth presents huge business opportunities but also as many gauntlets thrown down. The mainstream building automation suppliers are all active, unsurprisingly, given that the two are so genetically interlinked that building automation was originally widely referred to as building energy management. They can offer the benefit of relatively easy integration of energy management into the building’s wider functioning.

Against this, as virtually every device, appliance and component of a building becomes capable of generating and communicating data, the advent of big building data has opened huge opportunities both to enterprise data and IT suppliers and to an army of smaller newer suppliers of advanced analytics, allowing building managers to predict and pre-empt problems that degrade a building’s energy performance.

Some of these new entrants will fall by the wayside, especially given the level of overlap between many of the offerings, others will be ripe for take-over, but a few are likely to emerge as major disruptive players. In our report we identify the leaders and challengers, along with the niche players and some of the most likely acquisitions. As always, there is an implicit conflict between the move towards integration on the one hand and the desire for innovation on the other, and we look at some of the standards that are emerging to address this.

The prize is most likely to go to companies that can combine innovation in new technologies, and understanding of how a building’s occupants interact with the building, with a deep-seated understanding of how buildings function. This report should help to shine a light on who will be left holding a torch for others to follow if and when the lights really do threaten to go out.

This is the industry that we explore in BSRIA’s newly updated report BEMS Opportunities.

Think in £s not kWhs and Start Reaping the Rewards

Steve Browning is Marketing Manager of Trend Controls, a BSRIA member company

Steve Browning is Marketing Manager of Trend Controls, a BSRIA member company

Often considered an unwelcome expense, the truth is that investing in energy saving initiatives offers significant financial benefits, as well as enhancing an organisation’s environmental credentials. I’m Steve Browning, marketing manager of Trend Control Systems and in this blog I will explain how a Building Energy Management System (BEMS) can increase the bottom line.

Although better energy management and the need to reduce carbon emissions are both moving to the forefront of the corporate agenda, they are doing so far too slowly. Rising prices, combined with the increasing scarcity of resources and a growing raft of environmental legislation, means that addressing the issue of how energy is used is no longer just an option, but something that requires serious attention by all businesses.

To put the issue into perspective, the long-term framework outlined by the Department of Energy and Climate Change (DECC) sets out plans for achieving the reductions stated in the Climate Change Act 2008. When compared to 1990 levels, this equates to a reduction of at least 34 per cent by 2020 and at least 80 per cent by 2050. As they are responsible for 17 per cent of the UK’s carbon emissions, the nation’s 1.8 million non-domestic buildings are at the very heart of meeting this challenge.

The government is also ramping up the pressure to comply. In addition to the CRC Energy Efficiency Scheme, the Climate Change Levy (CCL), Air Conditioning Assessments, Display Energy Certificates (DECs) and Energy Performance Certificates (EPCs), earlier this year the Energy Savings Opportunity Scheme (ESOS) was introduced to address the requirements laid out in Article 8 of the European Union (EU) Energy Efficiency Directive.

It means that ‘large enterprises’ employing 250 or more staff, or that have an annual turnover of in excess of around £42m and an annual balance sheet total of around £36m, must complete regular energy audits. The first must be undertaken by 5th December 2015, and then at least every four years.

The government hopes that ESOS will drive the take-up of energy efficiency measures amongst businesses, enhancing their competitiveness and contributing to the wider growth agenda. Furthermore, for organisations wishing to comply with increasingly popular international standards such as ISO 50001, a certified energy management system (EnMS) must be in place.

It is therefore a constant source of bemusement and irritation to me that some organisations aren’t making the obvious correlation between investing in technology that can reduce energy use and saving money. By failing to ensure that energy is being used as well as it could be they are, quite literally, paying the price.

One reason for this could be that for energy bills are often low compared to items such as wages, research and development, and property rental. However, companies must consider other issues such as brand reputation, employee expectations and competitive positioning, while customers expect them to play an active role in reducing the carbon footprint of their operations and products.

Even more frustrating is that in many circumstances it doesn’t even involve a vast capital outlay on new technology – for example, by simply maximising the potential of an existing BEMS energy savings of 10-20 per cent are easily achievable. This could equate to a 0.1-0.4 per cent saving on a company’s total cost base, instantly increasing profitability.

When a BEMS is first commissioned it is configured around an existing building layout and occupancy patterns. These can change over time and incorrectly configured time clocks and setpoints, new layouts, and repartitioning can all lead to poor control and energy wastage.

Failure to maintain a BEMS on an ongoing basis will result in degradation of the building’s energy performance. In order to rectify this, it is advisable to undertake an audit that ascertains what can be achieved and identify any energy saving opportunities. While items such as boilers, chillers, air conditioning, and pumps can be checked to make sure they are working correctly, any maintenance issues to do with the BEMS itself or the building services equipment use can also be addressed.

BEMS providers will be able to offer expert advice on how to enhance the operation of plant by installing items such as variable speed drives. The investment can pay for itself in a matter of months – for instance a centrifugal pump or fan running at 80 per cent speed consumes only half of the energy compared to one running at full speed.

It is critical to achieve stakeholder buy-in for any business enhancement programme and by using a standard Internet browser, software based packages are available that act as a window to a BEMS. It is also possible to access utility meter readings from a BEMS and present a continually updated record of a building’s energy consumption and carbon emissions – showing employees and visitors whether they are on, below or above performance targets.

Hopefully, I have demonstrated that reducing carbon emissions and lowering energy expenditure are closely linked. The savings that can be made through the use of a correctly specified and maintained BEMS are considerable and will help achieve compliance with environmental legislation. My advice is to take action before it is no longer a choice!Trend_RGB SMALL

For further information please call Trend Marketing on 01403 211888 or email marketing@trendcontrols.com. Trend are the main sponsors of this year’s BSRIA Briefing – Smarter ways to better buildings.

You can read more BSRIA blogs about BEMS here.  BSRIA’s WMI team also produce a BEMS market report –Building Energy Management Systems (BEMS) in Europe and the USA – which is available to buy from the BSRIA website. 

A forward thinking attitude to energy management

Chris Monson, Strategic Marketing Manager of Trend

Chris Monson, Strategic Marketing Manager of Trend

Given that in parts of the world like Europe and North America some 40% of all energy used is consumed by buildings, both companies and wider society are increasingly focussing on the energy performance of their buildings, and how to improve it.

Building Energy Management Systems (or BEMS) are computer-based systems that help to manage, control and monitor building technical services (HVAC, lighting etc.) and the energy consumption of devices used by the building. They provide the information and the tools that building managers need both to understand the energy usage of their buildings and to control and improve their buildings’ energy performance. 

I’m Chris Monson, strategic marketing manager at Trend Control Systems, and I’d like to welcome you to the latest in a series of blogs where I, along with my colleagues, examine the issues affecting the building controls industry and the use of Building Energy Management Systems (BEMS).

It strikes me as somewhat bizarre that in an age where owners, managers and occupiers of commercial premises are under tremendous pressure to operate as energy efficiently as possible, so few developers recognise the long-term value of installing a fully featured BEMS at the construction stage. Such is the value and relevance of this technology, that to my mind it should be considered as important as other elements of the building services infrastructure that are designed in as a matter of course.

BEMS facilitate greater energy efficiency and the cost savings and the environmental benefits that can be experienced as a result of investment in this technology are considerable. A fully integrated solution can have up to 84 per cent of a building’s energy consuming devices directly under its control, offering greater visibility of energy use by monitoring services such as heating, ventilation, air conditioning (HVAC) and lighting.

According to the Carbon Trust 25 per cent of a building’s energy is used in lighting, and it is estimated that around a third of the energy consumed in this way in non-domestic buildings could be saved by utilising technology that automatically turns off lights when space is unoccupied. In addition, air conditioning can increase a building’s energy consumption and associated carbon emissions by up to 100 per cent, making it imperative that its use is tightly controlled.

So why isn’t the design and installation of a BEMS happening in the initial stages of a construction project? I’m afraid that the answer comes down to a combination of cost and lack of foresight. However, to fully understand why these two factors are proving so prohibitive to BEMS implementation, we need to understand a little more about the mind-set of the developer.

Developers tend to fall into two broad groups – there are those that configure buildings for others to inhabit and others who design and build premises for their own use.

When it comes to the former, the main driver is to save costs at the construction phase and little thought is given to the building’s future occupants and how they use the building. As there are no regulations stating that a BEMS must be installed, there’s a strong possibility that it won’t be. However, this lack of forward thinking leads to future occupants having to cope with inadequate visibility and control of their energy usage and, therefore, higher overheads and a larger carbon footprint.

Regarding the second group, it often comes down to the failure of owners to specify the need for a BEMS at procurement stage and make sure that they have systems in place that will maximise the energy saving potential of the building. While this type of developer will also have one eye on the cost of the project, the increased capital costs of installing BEMS is easily countered by the return on investment (ROI), with an average payback of just three and a half years.

Whichever way you look at it, the fact is that on a ROI basis early stage BEMS implementation makes sound economic sense. It can form less than one per cent of the total construction expenditure and energy savings of 10-20 per cent can be achieved when compared to controlling each aspect of a building’s infrastructure separately. The benefits don’t stop there either, as if it is incorporated with smart metering, tariff changes can be used to offer a strategic approach to energy management and control, and the data produced gives clear signposts for potential improvements.

I firmly believe that in the current business climate to construct a new build property without a comprehensive BEMS borders on foolhardiness. Organisations are faced with growing pressure to demonstrate carbon reduction policies and do all they can to lower their energy use.

Despite the controversy surrounding the introduction of the CRC Energy Efficiency Scheme, it is here to stay and is likely to extend its scope to incorporate more businesses in the future. In addition, The Climate Change Levy (CCL), Display Energy Certificates (DECs) and Energy Performance Certificates (EPCs) also affect businesses, while compliance with certification standards such as ISO 50001 put the onus on companies to demonstrate continual improvement in this area.

It should also be remembered that building occupiers are demanding greater visibility and transparency of their energy consumption and need access to data. A failure to meet this demand could mean that prospective tenants decide to go elsewhere.

Standardisation is playing an ever more prominent role and the most significant is EN 15232, which describes methods for evaluating the influence of building automation and technical building management on the energy consumption of buildings. It enables building owners and energy users to assess the present degree of efficiency of a BEMS and provides a good overview of the benefits to be expected from a control system upgrade. The use of efficiency factors means that the expected profitability of an investment can be accurately calculated and I’m pleased that a growing number of organisations are reviewing this document and implementing some of the best practice guidance it offers.

There are those who feel that regulation is the only way to make sure that BEMS are installed at the point of initial construction, although others are reluctant to see the introduction of more onerous legislation on an already pressured construction sector. At this stage I think that regulation shouldn’t be necessary if a long-term approach to energy efficiency is factored in and the benefits of a BEMS are recognised by more developers in the initial stages of a project.

Trend_RGB SMALLFor further information please call Trend Marketing on 01403 211888 or email marketing@trendcontrols.com. Trend are the main sponsors of this year’s BSRIA Briefing – Smarter ways to better buildings.

You can read more BSRIA blogs about BEMS here.  BSRIA’s WMI team also produce a BEMS market report – Building Energy Management Systems (BEMS) in Europe and the USA – which is available to buy from the BSRIA website. 

Buildings – Plugging the Performance Gap

This blog was written by BSRIA's Henry Lawson

This blog was written by BSRIA’s Henry Lawson

What do The Titanic, London’s Millennium Bridge, and The Leaning Tower of Pisa have in common? One answer is that as structures they all failed to “perform” as expected. The Titanic, designed with the latest technology to achieve a success  rate of approximately 100% safe Atlantic  transits, actually achieved a disappointing 0%. The Millennium Bridge, fine and inspiring though it was, failed to take account the consequences of perfectly natural, if little understood, human behaviour – the tendency to walk in sync on a naturally moving structure – with potentially alarming consequences. It had to be radically re-engineered before reopening in 2002.

The Leaning Tower of Pisa, which I was able to climb last month, failed in the most fundamental requirement of most buildings – staying permanently upright – though in some-ways of course this very failure was the secret of its long term success and certainly the main reason that people like me still pay good money to climb it more than 800 years after it first started leaning.

When buildings fail to deliver the intended results, we talk about a “performance gap”. While this can embrace many areas including cost, safety and comfort, we tend to talk about this particularly where energy performance is concerned. This reflects the fact that energy performance is at least ostensibly a goal of most of those involved in the design, construction and management of buildings, and that as energy prices rise and concerns over the impact of greenhouse gas emissions become more acute, the sense of urgency can only increase.

Some of the reasons for this are highlighted in a useful new book “How Much Energy Does Your Building Use?” by Liz Reason (Dō Sustainability) whose launch I attended in London last week. The book highlights examples of buildings initially hailed as energy efficient which spectacularly failed to live up to their reputation. It also shows how these failings can emerge at any stage of the building process from initial planning and design through construction, commissioning and occupation and operation, and considers how these problems and shortcomings can best  be addressed and avoided.

What I want to focus on here is one central question: How do we know how our building is actually performing, let alone how it is likely to perform in future? The key here is information, which needs to be collected and then analysed, not just to show us any obvious performance issues but also point to potential problems or just unusual patterns that deserve further investigation and explanation.

This points to a central role for Building Energy Management Systems (BEMS). These are offered by a wide range of suppliers, including most of the major Building Automation providers, and present wide ranging functionality. Central to almost all of them is the collection and analysis of data, sometimes in prodigious volumes. A well implemented BEMS enables you to keep track of what your building is actually doing, irrespective of what it was intended or expected to achieve.

'Performance gaps' in buildings are nothing new...

‘Performance gaps’ in buildings are nothing new…

Another way in which the performance gap points towards BEMS is that while the value of BEMS has been widely recognised for some time in the retrofit market, especially for the huge mass of buildings constructed in 1960 – 1990, there has sometimes been a tendency to assume that more recent buildings, being generally built to much higher standards, can, to a degree, “look after themselves”. If a building really is “zero energy” then what is there to manage, at least from an energy point of view?

However, if there are basic failings in the design itself, the way it has been implemented or commissioned, or the way the building is operated in relation to its actual usage, then the performance gap can loom up large and un-ecological as a fire-breathing dragon. Sometimes the failings can be obvious: a stiflingly uncomfortable office can jump up and hit you as much as a wildly wobbling bridge. But in other instances, energy wastage is less obvious. Real performance issues emerge only when the actual data is collected and analysed over time.

This month BSRIA publishes the latest update of the study “BEMS Market 2014 Q2 :Developments in Europe and the USA”, a study which, with its regular quarterly updates, helps you to keep up to speed with the newest developments in this exciting and important area.

Who Will Rule the Smart New World?

While Analysts’ predictions of the next big developments in Technology have become as much a January tradition as are hangovers and the task of hoovering pine needles from the carpet, it is often even more illuminating to look at what is actually happening, but which may be “hidden in plain view”.

Henry latest

While BSRIA has been reporting on and working with developments in building technology for decades, two recent trends have become clear:

  • The pace of development is accelerating, as buildings move increasingly into the IT mainstream, with elements such as software becoming as important as the more ‘traditional’ electronic and mechanical aspects.
  • Other areas of smart technology are not only developing apace, but are converging, in ways that are both predictable and perhaps more surprising.

Already smart technology is ubiquitous and affordable enough to influence every area of life from home and leisure to commercial premises to infrastructure and the most basic processes used to run cities and the governments of whole countries.

Whether it is using a smart phone to adjust your home heating or to pay your local taxes, or a smart meter to indicate the cheapest time to run a load through a smart washing machine, or smart glass that lightens or darkens in response to ‘instructions’ from a building, or smart cars communicating with traffic signals, we are seeing technologies that we have always thought of as independent interact, as the Internet of Things steadily expands to becomes the Internet of Everything.

This interaction is not only convenient; it also means that the same goals can be pursued simultaneously using different smart systems. To take one example, if we want to reduce greenhouse gases, we can use smarter and more energy efficient devices and appliances, we can manage the energy consumption of our home or office through building controls (or even by using smarter building materials), or wider society can invest in smarter grids and smarter sources of energy production. The balance of the mix that brings the best result can change depending on the situation, so they need to be interconnected.

All of this opens up huge potential opportunities for companies to emerge as leaders in the smart new world. Some of the leading automation companies are already well established here. But other sometimes surprising challengers are emerging. As information and analysis becomes more central to the smart world, including the smart built world, so software and IT services companies are seeing and seizing opportunities, and other companies are also branching out.

While the “smart homes” market may initially have been slower to take off than some expected, it is telling that Honda entered the market in 2013, and Google followed, with its acquisition of  Nest Laboratories in January 2014.

Of course growth by acquisition is not in itself enough. The much more challenging task is integrating diverse offerings into a single seamless and coordinated whole. Here the advantage will go to those companies who can develop solutions that naturally fit together, and who also understand how to develop and market them in a coordinated and holistic way.

Equally, the smart new world will rest not just on technological ingenuity and innovation. Equally important will be the understanding of the world of organisations – from private companies to governments, and on the behaviour of individuals. Each of these will interact and influence the other, often in unintended and unpredictable ways. The larger the scale of the system, the more complex and unpredictable it becomes. (It is telling that it is huge projects which interact both with governments and with a myriad of individuals that are especially liable to go wrong, as witness the debacle over the roll-out of the computerised elements of the new American Health Care system – ‘Obamacare’).

The companies that do best in this environment will need to offer the soft skills, including the social, the psychological and the political, in order to prevail.

BSRIA has just published a major new Market Study Smart Evolution 2014: Convergence of Smart Technologies: Towards The Internet of Everything which considers these questions and much more, and identifies the companies who are currently best placed, and those who are set to emerge as challengers.

This blog was written by BSRIA's Henry Lawson

This blog was written by BSRIA’s Henry Lawson

It is a new world that sometimes appears as through a looking glass. As Lewis Carroll didn’t quite write:

The time has come to talk about the Internet of Things

Of BEMS and BACS and web attacks

On automated Buildings

And power from bricks and glass that thinks

And should smart cars have wings?…

To find out more about the study  Smart Evolution 2014: Convergence of Smart Technologies: Towards The Internet of Everything   or to order it , please contact:
Steve Turner Steve.turner@bsria.co.uk
T +44 (0)1344 465610

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