11. Building operations
Return to June 2021 update
Length: 6 min read; 1,244 words.
Note: The following paragraphs summarize the category of Official Strategies / Guidelines // Rules / Regulations observed in June. More information about the specific category from June (and previous months) can be found in the downloaded report(s). The number in square brackets (e.g., [X]) refers to a reference where the reader can find more information about a specific statement. The references can be found in the References list below, on the Systematized References page or in the downloaded report.
The volume of discussion about this category remained on the same level as in March. The peak of the discussion was in summer ‘20. Energy efficiency is regaining momentum, with health and wellbeing of occupants remaining a priority. Intelligent buildings technologies for public health, risk management, operational cost-efficiency, and the experiences are necessary for returning occupants and the public to commercial RE. Building systems include HVAC, lighting, power metering, electrochromic glazing, public displays, PV monitoring, standalone controllers, access control, audio-visual, and fire alarm. Operational cost is 5-6 times higher than construction cost. Developing a comprehensive integrated strategy is critical when setting intelligent building objectives. Start with the strategy, specifically discovery, continue with framework and financial baseline, then data identification, gathering, analytics and KPIs, then system integration and automation and technology, with prioritizing and funding focus and monitor/ measurement and metrics, and finally, reporting and results with continuous improvement feedback. KPIs are 1) financial (financial health, the revenue, profit growth and performance as goal), 2) operational (measures the performance of the process, the quality, efficiency factors, etc.), 3) value added (whether approved processes, cost reduction items have been implemented well in performing as intended), 4) strategic (indicates the success of the strategic business outcome initiative that the whole effort will produce; it determines if facets of assets or portfolio are aligned with the overall business objective) and 5) occupant satisfaction (are the occupants/ tenants happy with their space, is the technology provided by the facility up to speed, is the communication level between the landlord and occupants efficient, with the response to complaints). Besides ROI, there are 6 pillars to measure success: resilience, risk, telco, infrastructure, data, and smart tech. Metrics include building running cost, reliability of building and resistance to failure, flexibility of the internal space, building and system complexity, productivity and happiness of occupants, contribution to corporate image, environmental impact. Building system integration is critical to the RE project’s success. Additional energy savings can be realized by optimizing systems through communication. RE should focus on integration that supports the sustainable goals, balance complexity with benefit and understand what needs to be integrated vs. what can be integrated. RE leaders should prioritize connectivity, integration, interoperability, automation, command and control, data access and normalization, analytics, and cloud services. Buildings should be operated for comfort, efficiency, productivity, lower OPEX, corporate social responsibility to reduce risk mitigation. [267] Operators of large campuses are learning how to implement the latest ASHRAE & CDC recommendations to HVAC control sequences to ensure systems are functioning properly without extensive building commissioning; leveraging machine learning to create healthier indoor environments without compromising occupant comfort, and how to continue to get value from these strategies moving forward. Siemens’ experts suggest a) enabling remote access and following cybersecurity best practices; b) checking system’s readiness (do all systems work) and c) implementing new strategies (that include 1) all the time control of indoor humidity between 40%-60%, maintain temperature per ASHRAE-55; 2) when occupied: increase OA without violating limitations and raise discharge air setpoints; 3) when unoccupied: flush 2hours before and after occupancy, and keep OA at minimum; 4) room temperature: occupants’ comfort to avoid immune response, and stable rom temps minimize potential condensation with elevated humidity; 5) discharge airflow: higher flow rates and faster ACH; and 6) outside air: dilute indoor contaminants with OA). There are three mechanisms of reducing viral transmission in buildings: deactivation, dilution and suspension. Deactivation works like washing hands; dilution is like social distancing; and suspension is like wearing a mask. [210]
5G promises to deliver significantly better network performance inside buildings, although not in the short term; 4G will remain the workhorse for most voice and data requirements for many years. Applications in the existing buildings require data and power. 4G to 5G upgrade eliminates rip and replace, streamlines backbone cabling, reduces equipment in Intermediate Distribution Frames (IDF), reduces electrical/ HVAC; reduces and eliminates desk phones; and increases tenant/occupant satisfaction. Key 5G enterprise use cases: 1) smart buildings (sensor building management, data analytics – efficiency, predictive maintenance, smart parking / traffic management, accurate location-based services and wayfinding; occupancy sensors – conference room lighting and heating); 2) private networks (push to talk/video, secure access to internal networks, guaranteed quality of service for mission critical applications – manufacturing, industrial); 3) AR/VR applications (training, quality assurance, smart hands/ remote support); 4) video (occupancy monitoring and control, security – mobile security personal , smart inventory); and 5) safety and health (occupant temperature sensing, traffic flow – elevator queuing). [129] Seamless technology use and access to information from anywhere is key for a successful hybrid workplace strategy. Investment in new tech is required to create productive workplace to be competitive. Challenges: 62% of RE teams lack the tech, 65% consider challenge to collect real time data; 5G will increase speed 100 times faster implying more data coming up to 100x faster in real time; 99% of teams need third party support as they invest in e.g., occupancy sensors and analytics, space planning management, touchless tech, way finding, and air quality. [179]
The pandemic put a renewed focus on health and wellbeing, so buildings that have connections with the outdoors, environmental control, mixed-use environments, Indoor Air Quality (IAQ) monitoring, and anti-pathogen HVAC upgrades will appear more attractive to tenants. Never has access to fresh air been more important; fully mechanical ventilated buildings may become a thing of the past. As the pandemic increases support for third-party health certifications and reveals the need for an independent building cleanliness rating system, owners may choose to get ahead of upcoming requirements. [421] Natural ventilation is very important in projects located in warm climates. It can be provided in many ways, including cross-ventilation and the chimney effect. Choosing the best strategy and how to apply it is often related to other factors, such as the orientation of the sun, technological options, location of the openings, and many other aspects. However, when it comes to interior design, the approach is to assist or enhance natural ventilation to maximize comfort. [319] In off-the-grid and self-sufficient constructions, both the designer and the occupant must be much more careful and aware of environmental impacts. The project must necessarily be energy efficient so that it does not need numerous and costly energy capture systems. For the thermal comfort of the building (heating or cooling), natural and renewable solutions should be sought if possible. The occupant of a project of this type also needs to be aware of all systems running and fully connect to the functioning of the building, including the generation of energy, its consumption, the water cycle, and the waste generated. The house becomes a resilient ecosystem and the occupant an important part of the balance. Three most common sources of safe water: a nearby body of water (a lake or the source of a river), a well, or collected rainwater. Water from artesian wells or rainwater systems should preferably go through a filtering system before being used for consumption. To generate electricity in off-grid systems, the sun and wind are the primary renewable sources available. The most common way to obtain electricity off the grid is through solar energy. The off-grid solar industry has grown tremendously over the past 10 years, becoming a vibrant $1.75B-a-year market that remains in business with a solid growth curve, currently serving 420M users. Organic solid waste can be composted and recyclable solids must be sent to the appropriate destinations. The most common choice for sewage treatment in places where there is no network is the septic tank. [320]