Eco-Intelligent Buildings – Improving the Financial Performance of Your Buildings Jim Sinopoli, PE, RCDD Principal Smart Buildings
Agenda v. Overview Of The Technology Systems In A Building v. Cost Implications Of Integrating And Converging The Networks v. Technical Foundations For Integration v. Questions And Answers
Forecast for Smart Buildings “…big tech trend in the industry, are. . ”smart” buildings…. Smart buildings are plugged into the Internet so that every aspect of the facilities management is online……. has consolidated property management teams, eliminating the need for on-site personnel in every building…. becoming a must” Wall Street Journal, February 9, 2004, “Top 10 Trends”
What is a Smart Building? The Basic Core of Smart Buildings
Typical Data Network
Telephone Network Legacy System VOIP Telephone System
Video Surveillance Systems Legacy Configuration Current Technology
Access Control System At The Door Network System
Audio Visual System Typical Meeting Room IP Control System
Video Distribution System Legacy System Digital System
HVAC Control – Air Handler Unit
HVAC Control – Variable Air Volume Unit
Power Management System
Lighting Control System Lighting Control Relay Panel Lighting Control Network
Fire Alarm System
What Do These Building Technology Systems Have In Common? v. Network Cabling v. Cable Pathways v. Communications Protocols Or Rules v. System Databases v. System Administration And Management Workstations v. Power v. Equipment Room Space v. Web Access
Multiple Proprietary Networks
Integrated and Converged Building Networks
Benefits of Integrated and Converged Systems v v v Initial and Long Term Cost Savings Share Information Between Systems Common Management Interface Improves Staff Productivity Consolidate Monitoring Locations via the Web Competitive Procurement With Open Architecture Less Time To Commission Systems Reductions In Devices Efficiencies in Cable And Cable Pathway Installation Improves Management Of Energy Consumption Easier Change Management
Green and Smart
The Technical Foundations of a Smart Building
Cabling Infrastructure v. Nervous System v. Long Life Cycles v. Important In Determining The Technology And The Cost Of Technology Change Over The Life Of A Building. v. Typically Involves Multiple Cabling Contractors
Unified Structured Cabling Plant v UTP Copper And Fiber Optic Cables v Voice And Data Telecom Cabling (ANSI/TIA/EIA 568 -B And 569 -A) v Building Automation Systems (TIA/EIA-862) v Common Infrastructure For BAS And Telecom Systems v Manufacturers Schemes And Products
BAS Structured Cabling Standards
Wireless v Wi-Fi v Replaces A Cabled Ethernet Connection With A Wireless Device v Issues Involve: v Distance From The Antenna v Uses Of The Same Unlicensed Frequencies By Other Devices v Obstacles Within And The Structure Of Buildings v Zigbee v Low data rate networks v Specifically useful for sensors and control devices of BAS v Maximum speed up to 192 -250 Kbps v Maximum distance varies between 20 and 50 meters. v Two AAA batteries
Zig. Bee Alliance
Smart Building Foundation: Network Protocols
IP, Ethernet and BAS v IP-based communications over Ethernet is replacing proprietary BAS interfaces and protocols v Reliable and interoperable (LAN & WAN) v Relatively simple to design, install and maintain v Scalability: Ease of migration to higher data rates v Familiar management tools and common skills base v Provide lower operational and maintenance cost by using Internet (via web browser) when compared with leased lines v Logical and Physical addressing v Provides enhanced Qo. S v Ability to encrypt voice, data and building system data
Smart Building Foundation: Interoperable System Databases v Each System Has Database Associated. v Data May Also Be Needed By Another Technology System v Database Standards Allow For The Access To Or Transfer Of Database Information v Web Access
Structured Query Language (SQL) v Standard Rules For The Definition, Structure, Operation, Manipulation, And Management Of Relational Databases v Adopted By All Major Manufacturers v Run On A Variety Of Hardware And Operating Systems v Uses A Row And Column Structure Much Like The Spreadsheet
Open Database Connectivity v. ODBC Allows Access To Databases Through A Middle Layer Of Software. v. ODBC is an SQLBased Interface
Power Over Ethernet
Power Over Ethernet (Po. E) Galvanic Injection IEEE 802. 3 af
Power Over Ethernet (Po. E) Phantom Powering IEEE 802. 3 af
Po. E Applications Access Control Computer Systems Building Automation Systems CCTV HVAC WLAN Smart Signs/Web Signs. Vending Machines. Gaming Machines. Audio And Video Juke Boxes. Electronic Point Of Sale (EPOS) Information Systems. v Time And Attendance Systems. v Battery Chargers For Mobile Phones And PDAs. v Electronic Musical Instruments. v v v
Po. E Benefits v Centralized Power Distribution v Reduced demand on electric service (current and outlets) v Backup power for critical hardware v SNMP and Intelligent Patching benefits v Lower installation costs
What Are The Costs And Economics Of A Smart Building?
Capital Costs
Operational Costs
Lifecycle Costs $9, 000 Traditional, $7, 818, 696 $8, 000 $7, 000 $6, 000 Integrated, $5, 680, 559 $5, 000 $4, 000 $3, 000 $2, 000 $1, 000 $0 1 2 3 4 5 6 7 8 OPERATING COSTS ASSUME TO INCREASE 5% PER YEAR Savings Per SF over 10 years = $7. 78 9 10
What Drives the Adoption & Investment in Integration? Low Labor costs, Cheap energy Low Avg. Occupancy, Low Lease Rates, Class of Office (B or C) Incompatibility of legacy systems, limited control functionality. Market Drivers Operations & Energy Expectations of Clients & Tenants Technological Factors Positive Drivers High Labor rates, Rising or High Energy costs, LEED® Certification Premier Office (Class A), High Lease Rates, High Occupancy Failing of existing systems, advanced integration. Adoption Non-Adoption Negative Drivers
Decisions to Invest • • Financial Differentiation in the market Provide enhanced services Create new revenue opportunities • Speed of project deployment • LEED® Certification
Mathematics of building systems integration Item Building Management Equipment Cost without integration Cost with integration Savings * $ 645, 000 $ 585, 000 $ 0. 20 sq. ft. $ 30, 000 $ 24, 000 $ 0. 40 sq. ft. Energy $ 837, 000 $ 717, 000 $ 0. 02 sq. ft. Repair/Maintenance $ 759, 000 $ 684, 000 $ 0. 25 sq. ft. Total $ 2, 271, 000 * Savings calculated on basis of 300, 000 sq. ft. building $ 2, 010, 000 $ 0. 87 sq. ft.
Industry cost estimates of building operation Item Building Management Cost $ 2. 15 sq. ft. Includes General tenant services, hot and cold calls, replacing light bulbs Equipment $ 0. 10 sq. ft. Set-aside money used to buy replacement equipment such as HVAC Energy $ 2. 79 sq. ft. Electric, gas, water, sewer Repair/Maintenance $ 2. 53 sq. ft. HVAC, electrical, plumbing, maintenance, and payroll for these services Total Cost $ 7. 57 sq. ft.
Typical RE Case
Net Operating Income Effect
Asset Valuation Millions Improved Performance Increases Asset Value $140 $135 Asset Valuation $130 Improved Asset Value, $135 $120 Current Asset Value, $114 $115 $110 $105 $100 A $2. 58 sq. ft/yr Higher NOI increase Asset Value by $21, 595, 388. 48
Existing Buildings – Value of Commissioning Energy Savings Improved O&M Non Energy Benefits Risk Management 48
Findings from LBNL Study Existing Buildings Cx cost: $0. 27/ft 2 • Median NEBs: $0. 18/ft 2 Deficiencies: 11 per building Energy Savings: 15% Payback time: 8. 5 months New Construction Cx cost: $1. 00/ft 2 • Median NEBs: $1. 24/ft 2 Deficiencies: 28 per building Payback time: 4. 8 years Cost-effective over range of energy intensities, building types, sizes, locations Most successful: energy-intensive buildings Cost-effective outcomes harder in small buildings Energy savings rise with more thorough commissioning 49
Observed Non-Energy Impacts 50
Existing Buildings Type Key: diameter proportional to % energy savings 51
Questions and Answers
Contact Information Jim Sinopoli, PE RCDD Principal Sinopoli and Associates 19516 Sandcastle Drive Spicewood, Texas 78669 512 -215 -4701 512 -293 -2843 (cell) www. smart-buildings. com jsinopoli@smart-buildings. com Additional Resources “SMART BUILDINGS” ISBN 0 -9786144 -0 -2
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