Nowadays, it seems that everything is being called “smart”: smartphones, smart TVs, smart cars and, of relatively recent incarnation, smart buildings.
Having said this, building management systems (“BMS”) mainly for commercial properties have been around for a number of years. Such systems can be said to be the forerunners of smart building technologies which have risen to the fore of late. However, it should be noted that smart building technology actually works in conjunction with and enhances BMS, so should not be thought of a direct replacement for BMS.
Yet, advances in technology are moving so quickly and more developers of “build to rent” projects are seeing the benefits of creating smart buildings. Not only do they manage to save a considerable amount of operating costs but are so much more environmentally friendly. Coupled with the greater awareness of global warming and CO2 emissions issues, the growth trajectory for smart buildings is likely to be very steep
What is a smart building?
Smart buildings are buildings which are characterised by the use of wholly integrated systems which are able to share and analyse vital information about , its structure, its systems and even its occupants. Such systems use Internet of Things (“IoT”) sensors, software online connectivity and building automation to monitor and control not only the functions of building systems but the ongoing operations. This may include controlling the HVAC system, lighting, shading, security, even occupier-centric functions such as meeting room scheduling.
The IoT devices used to monitor the various components of the concerned building analyse the data and generate insights around usage patterns and trends. This information can be used to optimise the building’s climatic environment and automate building operations more strategically. And it’s not only new build to rent buildings which can benefit from being smart, but many older buildings can be retrofitted, as the addition of data collecting sensors can be relatively straightforward.
Key difference of smart technology with BMS
Modern day smart building technology is much more than just advanced “command and control” mechanisms which is mainly what a BMS undertakes.
Whilst a BMS can be programmed to turn on and off the building’s HVAC system at specific times daily based on predefined temperature levels, smart building technology provides more control over how the HVAC system actually operates.
For instance, smart technology can not only direct the BMS to turn the HVAC on and off as needed but automatically adjust CO2 levels. If these are in line with building guidelines, the system reduces the outside air intake, but if they are approaching a set limit, it can bring in additional outside air.
Smart building analytics platforms can also use data from utility companies and from weather forecasts to supplement HVAC operating data to help the building management look at ways to reduce operating costs during the summer months. Having such a degree of control over the HVAC system saves energy andmoney, whilst still maintaining a comfortable environment for occupants.
Advantages of detailed analytics
It is these advanced analytics and the so-called granular data monitoring which distinguishes smart building systems from traditional command and control solutions.
The IoT enables data about any aspect of a building’s operation to be collected by attaching sensors to all of the man equipment in a building to collect data for:
- power-quality monitoring
- predictive maintenance;
- occupancy sensing; or
- energy measurements.
For example, sensors can be placed on walls, water pipes, machinery, refrigeration units, ceilings, doors, windows, desks, appliances, air ducts, or any other relevant locations depending on what is required to be monitored or measured.
Some smart building technology applications
In almost all new build to rent projects, controlling and containing operating costs is essential. This is not only to improve profit margins and investment returns or IRRs but to work towards the UK government’s stated goals of reducing CO2 emissions and mitigating the effects of global warming.
As smart technology monitorsthe relevant area of operations, it collects and analyses data, and provides actionable insights which can be used to.
- meet sustainability requirements: IoT platforms analyse data regarding current energy consumption platforms to produce targeted recommendations for reducing energy use. The same can be done to achieve water-use reduction goals and improve indoor air quality;
- ensure continuous functioning of critical equipment: sensors can measure various aspects relating to humidity levels, compressor vibrations, the temperature of the refrigerant coming in and out of evaporators and condensers, or the temperature inside a refrigeration unit, etc. to check if the machine(s) is functioning correctly and thereby detect imminent failure. By looking for deviations from normal operations, a critical breakdown can be prevented before it even occurs;
- reduce energy bills: insights can be obtained into how and when a building uses energy. Smart building data to increase efficiency, strategically reduce the overall consumption for optimal building operations as well as equipment usage;
- help obtain LEED or WELL certification: once building data has been obtained and analysed, the necessary actions to meet the required certification standards for water use, energy efficiency, and the indoor air quality environment can be undertaken. Such data can be used to report, inspect, and review performance over the lifetime of a building and to maintain certification for the long-term;
- minimise the risk of disease transmission and create a healthy work environment: low-cost sensors can be installed throughout a building to monitor particulate levels and ensure the optimal functioning of HVAC equipment.
Looking forward
As governments across the globe take greater steps towards improving sustainability and energy efficiency regulations and more supportive industry standards are implemented, the numbers of smart buildings in the build to rent market is expected to increase.
In the UK, the government and the building industry are making considerable efforts to implement smart building solutions, primarily to reduce the carbon footprint from the building sector and reduce its energy consumption
Eco-friendly and green buildings are becoming increasingly common, and these buildings contain a variety of smart features. According to a recent survey of construction stakeholders in the United Kingdom, it is estimated that the country has witnessed a 14% gain in the number of companies willing to build 60% of their projects as green projects.
Indeed, the smart building market is expected to register a CAGR of over 23% over the forecast period (2020-2025). Growing energy or sustainability concerns, and increasing government initiatives on smart infrastructure projects are driving the market’s growth positively.
Furthermore, increasing security concerns and the latest technological enhancements and reliability factors being offered by intelligent security systems is also increasing demand for smart building construction.
Final thoughts
We are likely to see a rapid increase in technological items being embedded into everything we use in the coming years.
The build to rent sector can be a major beneficiary given its focus on providing a better quality living environment yet seeking operational efficiency for its projects. Coupled with the global recognition of the need to address climate change issues, smart buildings are likely, in due course, to become the norm.
For now we need to ask ourselves how everything we do can be used to collect data that can assist continual improvement in the way buildings are planned, developed and operated.
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