Præsentation fra IBM Smarter Business 2012

1. Smarter Buildings
A smarter way to manage real estate and
facilities
Jens Cajus
Service Management and Asset Management
IBM Danmark ApS
Cajus@dk.ibm.com
+45 2880 4360

2. Agenda
• Smarter buildings overview
– Drivers
– Who should care?
– Real estate management challenges
– What are smarter buildings?
• What IBM offers
• Smarter buildings benefits
• What is your next steps ?

3. Drivers
Reduced costs Legislation Globalization
Property is often the 2nd highest cost GHG emissions, energy use, water Benchmarking
after staff use, waste tracking, environmental globally disparate operations
measures, accountancy laws
 Properties operating as  Difficult to identify true full
silos of systems and data cost of operating a property
 Too many business  Disparate building
processes require manual management systems
intervention  Rich data is often
 Difficult to determine the unexploited in pursuit of
value of FM services business efficiency
 Loss of corporate  Disparate facilities providers
knowledge to 3rd parties in soft and hard services
Real estate & facilities functions NOW have an opportunity to drive
strategic business value

4. Smarter buildings – who should care?
• Companies with:
– more than 20 buildings in their portfolio
– over 1 million sq. ft. of real estate
– environmental reduction targets
– OpEx & CapEx reduction targets
– ambitions for growth & innovation
• Oversees the finances • Operates property like a • Sets company
of the entire company business sustainability strategy
• Cost, Data, Globalization, • Cost, Data, Reliability, • Cost, Data, Action,
Compliance Action, Globalization, Compliance
Compliance
Corporate Sustainability
CFO
Real Estate Manager

5. What are smarter buildings?
Smarter buildings are well managed, integrated
physical and digital infrastructures that provide
Risk optimal occupancy services in a reliable, cost
effective, and sustainable manner.
Data Data
-Accurate
- Granular
- Real-time Results
- Lower costs
Action - Lower risk
- Increased
reliability
- Portfolio fit for
Action your business
Innovation - Support-based - Increased growth
decisions
- Immediate
- Performance-
based
Cost maintenance

6. Evolution of a smarter building – where are you?
Value
Achieve a smarter
Gain greater control Build more effectiveness
buildings strategy to
over your facilities data, into your operations across
generate higher returns
systems, people and the lifecycle of facilities
on facilities assets.
processes. assets.
IBM Research
IBM TEO
Transform
Optimize
IBM TRIRIGA
Manage
 Increased productivity  Improved decision-making  Automated real-time response
 Improved compliance  Mitigated risk  Predictive analytics
 Historical analysis  Real-time analytics  Institutionalized controls
 Reduced cost  Increased return on  Increased return on assets
investments
Maturity

7. IBM solutions for smarter buildings enable energy,
operations and space efficiency
Environmental & Facilities Facilities Capital Project Real Estate
Energy Management Management Maintenance Management Management
Real-time energy &
operating analytics Space utilization Asset management Condition assessment Strategic portfolio
Event filtering & Capacity planning Work management Capital planning & planning
correlation Move, add, change Inventory budgeting Budgeting and
Utility consumption management Construction forecasting real
Reservations estate expense
tracking Supply chain estimating & project
CAD integration management Lease & contract
Carbon measurement Key management admin
Environmental Condition monitoring
investment analysis
BMS integration
BMS integration

8. Environmental and energy management to
achieve sustainability goals
IBM has emerged as a leader in carbon and energy management software based on its advanced
capabilities and solid market momentum.
David Metcalfe, Chief Executive Officer, Verdantix
Benefits
Main Features
• Pre-built integration to building • Automates capture of energy, waste and
management systems and equipment water consumption data to accelerate
sensors data analysis
• Advanced real-time energy and • Identifies inefficient assets and
environmental analytics generates corrective work orders to
• Environmental funding analysis for increase energy efficiency
capital projects such as energy • Enables continuous energy performance
efficiency programs optimization
Featured IBM solutions:
IBM TRIRIGA Energy Optimization; IBM TRIRIGA Real Estate Environmental Sustainability Manager

9. Facilities management to increase
utilization of facility assets
IBM’s Strategic Facility Planning is just that. Strategic.
Michael Bell, former Research Vice President at Gartner, Inc.
Benefits
Main Features
• Scenario modeling and analysis for • Determines best-fit facilities planning
all types of facility planning — scenarios to increase return on
strategic, master and tactical facilities assets
• Employee self-service with • Accelerates product/service and
automated service management move requests to increase service
processes and controls efficiency and reduce costs
• Workplace reservation management • Increases space utilization to reduce
for shared workspaces, conference occupancy and operating costs
rooms and assets
Featured IBM solutions:
IBM TRIRIGA Facilities Manager

10. Facilities maintenance to extend the life of
critical assets
IBM software will help implement our NexGen IT vision and give USAF a data-driven approach to manage its real
property and physical assets, as well as help us predict issues before they impact service and safety.
Chief Information Officer, U.S. Air Force
Main Features
Benefits
• Self-service and duplicate request • Avoids costly dispatches of internal
management processes for or external service providers to
corrective maintenance resolve duplicate issues
• Preventive maintenance processes • Automates generation an dispatch of
and integrated Service Level preventive maintenance tasks to
Agreements extend life of critical assets
• Routine-based inspections and • Evaluates operational, financial and
integrate condition-based environmental returns to optimize
maintenance investments
Featured IBM solutions:
IBM TRIRIGA Workplace Operations Manager; IBM Maximo Asset Management

11. Capital project management to generate
highest return on invested capital
[IBM] provides strategic decision-making tools, rather than just tactical applications, and it hits on all of the top
priorities that executives need to accelerate and deliver cost-effective capital programs.
Global Director, European Manufacturer
Benefits
Main Features
• Program and project portfolio • Generates high return capital
management, with funding request projects that balance risks, financial
analysis and environmental returns
• Critical path scheduling, critical date • Identifies critical tasks and processes
alerts and automated reminders to reduce program and capital
• Consultant and contractor project schedules
management processes and controls • Automates procurement and
contract life cycles to reduce change
orders and overpayments
Featured IBM solutions:
IBM TRIRIGA Capital Project Manager

12. Real estate management to build more
effectiveness into real estate operations
IBM has been among the earliest to focus on and develop functionality for the impending FASB/IASB accounting
change.
Rob Schafer, Research Director, Gartner
Benefits
Main Features
• Site selection analytics with project- • Generates higher return real estate
specific weighting of financial and non- transactions that balance financial and
financial criteria non-financial needs
• Critical path scheduling, date alerts and • Identifies critical tasks & processes to
automated reminders reduce real estate transaction & lease
• Real estate payment reconciliation administration cycle times
processes and controls • Identifies landlord overcharges to
• Lease accounting financial analysis, and reduce occupancy & operating costs
audit controls • Accelerates compliance with new global
lease accounting standard
Featured IBM solutions:
IBM TRIRIGA Real Estate Manager

13. IBM smarter buildings case studies & benefits
Tulane University
Smart is: Collecting, managing and analyzing data from buildings to gain
intelligence and insight to energy and facilities management for a significant
projected energy savings.
IBM Real Estate Site Operations
Smart is: Consistently achieving energy cost reduction on equipment
monitored of between 10-15% and reactive maintenance decreased by 16%
Global 20 Company
Smart is: Improved operational processes and performance management
resulting in reported real estate cost savings of $925 million within first four
years.

14. Managing Buildings Smarter: IBM TRIRIGA
Energy Optimisation (ITEO) solution overview
Advanced operational & energy analytics which:
• Uncover previously hidden systemic operational and energy use malfunctions and
inefficiency (waste)
• Drive down operational costs and energy use
• Continuously monitor and improve performance
Provided through near real-time data collection, event enrichment and automatic work
order/ service request generation.
Takes existing large amounts of data:
• Transforming it into intelligent & interconnected actionable information
Enabling end users to:
• Ensure reliability
• Reduced maintenance costs
• Reduced energy costs

15. Smarter buildings require continuous improvement
Instrumentation
Complex,
Enables Collect inter-related
collection of Data data sets
large data provide new
sets insights
Reports Monitor,
Analyze,
Measure,
Identify,
Maintain
Act
Results
Deliver and
maintain best Apply Changes Transform
practice, current
efficiency and practices
cost reduction
15

16. ITEO Energy and maintenance management
Data Sources
Enterprise View
Meter
Real Time Collection Processes
Enterprise Energy Metrics Energy Analysis view
Energy Building
management management Databases
Systems Systems IBM Intelligent Buildings
Real time energy tracking
Performance base monitoring
Buildings
Energy & Operational
analytics
Maintenance management
Route cause analysis
Automated Work
Energy systems integration Orders

17. Performance Management - Using the data
Business rules alert when equipment is operating sub-optimally
AHU Cooling Valve
Passing - Leakage
AHU Simultaneous
Detection
Heating & Cooling
AHU Heating control AHU in Override mode
issue (Valve) for 2 or more
consecutive hours
AHU Economiser AHU Cooling Control Alert
Mode Alert - Not in - High Building Zone
Free Cooling Mode Temp

18. Client Project - Tulane University/New
Orleans (USA)
Goal to solve building shortcomings with the most effective and
energy-efficient approach:
• 100 year-old Richardson Memorial Hall
• Connect existing systems to collect metered data
• Use advanced analytics to gain insight in building
condition
• Bring together disparate data to drive better decision
making
• Collection and analysis of heating, air conditioning,
electric usage, and water consumption
Results: Energy Savings
Pre-
ITEO Post-
ITEO

19. IBM Rochester pilot roll out
Rochester, MN
IBM internal Project
IBM Rochester, 3.3M sq ft multi-building mixed use light industrial campus.
Facilities date to the 1950s. Consistently achieved year on year energy
reductions of 5% to 7% over the last 10 years.
• Reactive maintenance decreased by 16%
• Hours per work order reduced by 34%
• Total number of work order hours decreased by 49%
• Energy cost reduction on equipment monitored of between 10-15%
New Information
Drives more work Areas of Maintenance Savings
• Property Characteristics: orders • Root cause identification
– 3.3M sq ft multi-building • Reduced reactive maintenance
• Reduced PM’s
mixed use light industrial • Reduced work order hours
campus
– Facilities date to the 1950s
• Scope:
– BMS/metering integration
– HVAC sensors/metering Immediate
Energy savings
point integration
– Lighting management
– Perimeter pre-heat
– Chiller optimization
– Advanced analytics n 1 2 3 4 5 6 7 8 9
tio d d d d d d d d d
– Dashboard for energy, en
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io
er
io
Pe Pe Pe Pe Pe Pe Pe P P
carbon, maintenance, pl
em
space, etc. Im
Baseline Energy Maint. Activity

20. ITEO Results: Maintenance savings
AHU Work Order Numbers & Hours Average Hours Per WO
200%
150%
- 34%
100%
50%
- 16%
Ave Hr/WO
0%
Prior Yr Qtrly 4Q10 1Q11 2Q11 3Q11
Ave
-50%
-100%
# of Work Orders Work Order Hours Pre IIBM Post IIBM
Observed reduction in WO numbers and WO hours for reactive maintenance
1680
1800 1412
1600
34% = 480
1400
16% = 67 932
1200 4hr per WO 0.5 headcount - £32.5k
1000 4hr per WO
800 420
600 353
ASSUMPTIONS:
400 • Available service 1,736 hrs
200 • £65K per headcount
0
# of WO Old Hrs # of New WO # of New WO New Hrs
w Old Hrs

21. ITEO Results: Operational Energy Savings
Rapid Savings: Small sample of results for the first month for Phase 1
IBM Internal Examples
SAVINGS
ALERT ACTION
YR-1
AHU simultaneous heating • Created program to keep AHU’s from heating &
and cooling cooling at the same time
$3k
Variable speed drive running • Replaced damaged duct work
fan at 90% capacity for more $10k
than 2 hours • Repositioned sensor
• Control panel software failure prevented AHUs from
3 AHUs running outside turning off at normally scheduled time $18k
scheduled hours
• Performed cold start on panel to clear problem
Electrical current detected • AHU had been manually set to run constantly
when AHU is supposed to • Reset to cycle on and off as dictated by the central $19k
be in off mode control system
Expected Savings: 10% - 15% Annual Saving For Equipment Covered By Analytics

22. ITEO Typical Energy Savings Results
Equipment Not on Automatic Schedule 2%
Energy Consumption Exceeds Spec Savings
2.5% Savings
KWH Usage
KWH Usage
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Unit Performance Operational Baseline
Unit Performance Operational Schedule
Steam Leak Identified Dual Energy Savings Opportunity
Chilled Water & Steam 3.5% Savings
AHU Air Flow Temp. Delta
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Actual Normal Operation

23. Why IBM for smarter buildings: one year payback
Factors that will influence site-specific results:
 Implementation cost:
– Level of existing instrumentation
– Building Management System sophistication
– Work order logistics system
– Skilled staff availability
 Benefits:
– Maintenance productivity
– Equipment efficiency levels
– Depth of implementation
– Type of space (office, data center, etc.)
What is your payback? Let IBM help you calculate

24. Managing Buildings Smarter: Summary
Individual Building Performance
Deliver better building performance for all stakeholders
 Increased reliability
 Automatic work order generation based on multiple point near real-time data
collection
 Legislative compliance
 Identify, track and sustain energy reduction
 Reduced maintenance costs
 Reduce the number of work orders and work order hours
 Continuous performance based monitoring
 Ensuring that equipment is always performing optimally
 Effective asset management
 On-going work order history for each asset
 Defer capital projects
 Efficacy of each asset clearly understood
 Reduced energy use & costs
 Energy reduction opportunities through performance based monitoring

25. Hvad er næste step ?
• Klar til forandringer, strategisk styring og optimering af Jeres bygnings masse ?
• Ønsker I at nedbringe bygningsrelaterede omkostninger ?
• Ønsker I at vide hvilke bygninger er de mest effektive og bedst udnyttede ?
• Ønsker I at vide når en bygning underperformer ?
• Tror I der er økonomisk gevinst i at transformere og optimere den måde I
håndterer jeres bygninger – men har svært ved at kvantificere det ?
Hvis ja, så kunne Jeres næste step være:
1) Udvælg et fokus område, et antal byninger eller en disciplin
2) Byg en business case – Lad IBM hjælpe og sparre
3) Køre projektet og implementer løsningen – og høst gevinsten
Real estate & facilities functions now have an
opportunity to drive strategic business value!
25

26. Thank You and Q&A
Smarter Buildings: a smarter way to manage real
estate and facilities
For more info visit:
ibm.com/smarterbuildings

27. BACKUP

28. Architectural view of smart building software
Governance Reporting Strategy Content Modelling
Management
Smarter
Enterprise - wide
Dashboard w/ Reports
Space Capital Project
Portfolio Management and
Management Optimization Management
Intelligent
Energy & Energy and
Operational Business
Environment
Analytics Analytics Sustainability
Inter-
connected
Aggregation, Event Asset, Work
Warehousing Management Order Mgmnt
Domain - specific
Instrumented
Building Management Systems
Water Meters Elevators Fire HVAC Lighting Security

29. Smarter buildings benefits
Identifies Hidden Costs Key Metrics Savings
• Inefficient and high-cost • RE utilisation
properties • Vacancy rate Reduce Real Estate
Real Estate • Un-exercised option rights • Abnormal changes costs by 10%
• Lease overpayments • Timing opportunities
• Reduce spend on space • Total occupancy costs
• Reduce space needs via • Space per employee Reduce Facility costs by
Facility consolidation • Vacancy rate / density 15%
• Increase utilisation
• Eliminate project delays • Project cycle time
• Reduce schedule over-runs • Resource allocation Reduce Project costs
Projects • Reduce budget over-runs • Project pipeline by 5%
• Improve on-time delivery • Project variances
• Reduce facility down-time • Cost of operations
• Improve facility performance • Customer satisfaction Reduce Maintenance
Operations • Improve service delivery • Manpower imbalances costs by 8%
• Increase client satisfaction • Warranty entitlements
• Reduce facility energy use • Total energy use / unit area
• Reduce carbon emissions • Total emissions / unit area Reduce Energy costs by
Sustainability 20+%
• Identify environmental • Emissions (carbon)
projects intensity / unit area
• Continuous performance •Real time equipment
Increase Maintenance
monitoring performance
Energy Operations • Reduce maintenance costs •Maintenance cost / unit area efficiency by 50+%
• Reduce energy usage • Energy use /unit area