Technology Roadmap for Intelligent Buildings

1. Technology Roadmap for Intelligent Buildings 2 September, 2002 Ron Zimmer President & CEO Continental Automated Buildings Association (CABA)

2. Five Key Drivers for Building Owners • Key Segment Drivers • Return on investment • Tenant retention / tenant recruitment • Maximize asset utilization • Manage energy consumption • Facility security These needs can be met in two primary ways….

3. Meeting the needs of the building owners 1. Optimize asset utilization How, when, why, by whom….. 2. Manage energy consumption “Utility costs are 30% of the average office building’s annual operating expenses.” (2000 BOMA Experience Exchange Report)

4. Facts about the industry in N. America • $120 billion per year of electricity and gas consumption • $160 billion per year in operations and maintenance services provided by more than 40,000 suppliers • From 1995 - 2000, commercial offices have become 11% less efficient in managing energy consumption • Vacancy rates are climbing…rents and profits are declining • Environmental pressures are increasing • Increasing reliance on high-quality “off-grid” energy will continue The industry must find a way to increase services and profits while reducing costs

5. Intelligent Buildings - What is the impact? • Increased ROI • Increased resources for security and safety upgrades • Enhances tenant comfort, convenience and “security-sense” • Reduced energy consumption also reduces consumption of natural resources in generation & distribution process

6. “Most of us live in a culture where for at least 5 days each week, we only use the outdoors to move from one building to another building.” Intelligent buildings - This is about all sectors • Office Buildings • Hospitals • Schools • Multi-use Buildings • Government Buildings • Homes

7. What is an intelligent building? or……what makes abuildingintelligent?

8. Survey of 50 Building Industry Leaders • Owner / Occupant • Property Developers / Operators • Architecture • Engineering • Consultants / Analysts • Building Security • Energy Management • HVAC Supplier • Controls / Automation • Software Technology • Contractors • Communications / IT

9. Survey of Industry Leaders - Geographic Scope • United States • Canada • United Kingdom • Germany • Hong Kong • Brazil

10. Survey Industry Leaders - Question…. When you hear the term “Intelligent Building”, what are 4-5 points that you think are primary characteristics of an Intelligent Building?

11. Survey Industry Leaders - Sample Answers • No one knows - it’s a mystery • A building with a heart • A building with a brain • A building that talks to other buildings • An integrated building • Flexible & intelligent workspaces • Maximizes my return on investment

12. Continental Automated Buildings Association Definition of an intelligent building A building and its infrastructure which provides the owner, operator and occupant with an environment which is flexible, effective, comfortable and secure through the use of integrated technological building systems, communications and controls.

13. Combining systems that freely exchange information should result in increased efficiency, reduced costs and a safer and more comfortable environment... + = “A consolidated database contains more information & can answer more questions than the sum of the information in the smaller databases before combination” -Oracle Database synergy law

14. Survey Industry Leaders - Primary Characteristics • Access Controls integrated to other sub-systems • Open communications & control protocols • Integrated sub-systems • IT integration • Historical trending • Anticipate needs of occupant • Energy efficient • Easy to use controls & interfaces • Flexible • Asset utilization controls & management tools • Internet-based control • Real-time monitoring of all systems • Wireless protocols & IT infrastructure • Elevator controls integrated with other sub-systems • Intelligent & efficient building materials • Flexible & intelligent work areas

15. Survey Industry Leaders - Results

16. Technology Roadmap Steering Committee • Fifteen industry leaders • Suppliers • Consultants • Building Owners • Energy Providers • Government Experts • Equity Markets

17. Candidate Systems Intelligent Buildings Technologies can incorporate: • Fire and life safety systems • Heating ventilating and air conditioning (HVAC) • Elevators and escalators • Access control systems and security systems; • Lighting management • Energy management systems • Telecommunications • IT infrastructure • Community infrastructure • End user services

18. What is an intelligent building? LIGHTING Schedules Occupancy Sensing FIRE Functionality checks Detector service Fire, Life, Safety LIFTS Breakdown Maintenance Traffic Performance SECURITY Doors PIR Integration G COMMUNICATIONS Voice/Video/Data W ACCESS Doors Buildings Occupancy Feed Forward 24/7 Monitoring Breakdown Plant Tuning Conditioned Monitoring Car Park Utilisation E ENERGY Utility Monitoring (Elec/Water/Gas/Oil) Tenant Building Air/Water Heat Lighting Back-up Generation HVAC Air-Handling Unit Boilers Pumps Fans Energy Control Variable Air Volume Air Quality

19. OPC/XML BACnet/LonWorks Technology Open Standards Interoperability Innovation Plug n Play Evolution of Interoperability IT Standards are driving the transfer, communications and transport layers…. Modbus/DDE Multi-Vendor Common Protocols Proprietary Systems Connectivity Integration • Information is • distributed on a • transport layer • Hardwire (Ethernet, Firewire, Serial) • Optical (Fiber) • Wireless (BlueTooth, WAP, IEEE 802.11)

20. Stakeholders – Who benefits? • Government and other industry agencies • Real Estate developers • Building Owners / Operators • Architects • Design engineers • Construction industry • Building equipment and system suppliers • Technology developers • Building occupants/end users

21. Intelligent Buildings – What are the benefits? • Upgrade modifications • Individual “tenant” control of environment • Management of consumption costs • Control “off-hours” building systems • Ability to track tenant actual use • Maximize asset (building) utilization • Not vendor-dependent

22. Ken Sinclair - AutomatedBuildings.com “Although we as an industry have said the words before, we have never reached our potential of providing intelligence or integration in our buildings. …As an industry, we must work harder and faster to educate sophisticated owners and designers as to the new capabilities of our industry, while learning about how they perceive our involvement in their corporate enterprise. To achieve these goals it is necessary to create new relationships with specialized building integration and intelligence designers to explore possibilities with the owners’ data enterprise.” Ken Sinclair AutomatedBuildings.com May 2002

23. Challenges & Barriers • Cost - who will pay? • Lease structures • Public education • Technology “silos” • Not all stakeholders aware of benefits • Codes & standards do not always support integrated & intelligent processes • “Rush” to judgment & short-term solutions • “Real-time” monitoring & diagnostic tools not available on all sub-systems • Tradition • Education / Training for industry professionals

24. Documentation Alarms/Events Energy Profiling Inputs/Outputs Programmable Functions Electricity Rating Efficiency Load Profile / Forecast etc. The Power of an Integrated BuildingStandard Building Objects Modeling Basic Objects - each fan has associated properties Fan Object Template $Fan

25. Graphical Presentation AHU Object Electricity Rating Efficiency Load Profile Over capacity / load shedding sensitivity etc. Alarms / Events Documentation Energy Profiling Inputs / Outputs Programmable Functions Humidifier Object Fan Object Valve Object Etc. Alarms / Events Documentation Energy Profiling Inputs / Outputs Programmable Functions The Power of an Integrated Building Cell Level Control Multiple Basic Objects form a functional object / template

26. Building Profile Other Objects Security, Access, Fire,etc Chiller Object $CHILLER2 AHU Object $AHU1 AHU Object $AHU2 The Power of an Integrated Building Creating a Building Profile Electricity Rating Efficiency Load Profile Over capacity / load shedding sensitivity Gas Rating Water Rating Tariffs Etc.

27. Regional/Customer Profile Building Object 1 Building Object 2 Building Object 3 The Power of an Integrated Building Creating a Regional Profile Building Load Profile Over capacity / load shedding sensitivity per site / building

28. Regional/Customer Profile Regional Profile Site Profile Function Profile Device Profile The Power of an Integrated Building Creating a Portfolio Profile

29. How does it help me? 1. Optimize asset utilization How, when, why, by whom….. 2. Manage energy consumption “Utility costs are 30% of the average office building’s annual operating expenses.” (2000 BOMA Experience Exchange Report)

30. The Good News… The good news is that we are all listening to one another….

31. Our mutual responsibilities…. Continue to insist that all disciplines in the building industry continue to work together toward the common goal…meeting your needs and the needs of your customers!!

32. Intelligent & Integrated Buildings Conference CABA's Intelligent & Integrated Buildings Conference "Profiting From The Intelligent Building"December 2-3, 2002Toronto, Canadawww.caba.org/iibc

33. 50+ members from all building disciplines CABA Intelligent & Integrated Buildings Council “To encourage the development, promotion, pursuit and understanding of integrated systems and automation in homes and buildings.” www.caba.org Building Assessment & Building Enhancement Guidelines 24 Industry leaders - Report released May 31 www.ctbuh.org David Maola, Executive Director • International Council for Research and Innovation • in Building and Construction www.cibworld.nl • W098 - “Intelligent & Responsive Buildings” • “To provide an international forum for discussion and critique on research, • development and design activities related to intelligent architecture, • technologies, systems and materials and their integration within the • design, construction, operation and management of buildings.” Industry leadership activities