Category: Digital Transformation

An experienced O&M engineer would know what happens to the HVAC setpoints and scheduling when a sudden change in demand occurs. Reasons for the demand distortion could be anything – unexpected weather changes or inflow of the occupants (activities by tenants that influence office asset functioning) reflecting on the cooling demand of the building. Now imagine, if the uncertainty of the demand continues for quite longer than usual and the O&M team is not prepared enough to overcome the cause and action scenario, then it results in, 

• Degradation of Asset’s health 
• Improper scheduling, increasing energy and resource losses
• Discomfort to tenants caused by mismanagement

And all these continue until building operations are back to normal.

Since the pandemic, most of the facilities have faced a similar fate due to unexpected challenges, crumbling their maintenance strategies. Although there is reopening in most parts of the world, facilities are still failing to reach previous occupancy levels. According to this article on mint, office occupancy in America has slashed by 50% even after 6 months into the pandemic. There are speculations on how covid has permanently changed some of our perceptions and practices to operate and maintain a facility. One thing that still remains unchanged or rather has become the centerpiece of most of the discussions is the reliability in the O&M. Facility managers know that the uncertainty in the CRE operations will remain there for quite some time and hence need to explore innovative and reliability-centered maintenance practices which can adapt with the changing demands.    

In Reliability Centered Maintenance Observational data is combined with operating principles to create models in order to understand the behaviour of the equipment, optimize its performance and minimize the life cycle/operational costs.       

Two critical components of reliability-based maintenance that differentiate it from the rest.

• Possible modes of asset failure are listed and well documented with reference
• Asset behavior is closely monitored for signs which indicate imminent failure  

Now, obviously, Reliability Centered Maintenance as a program would require a lot of asset-specific data and focus on the operation of the individual components which otherwise would not be possible or feasible to collect and monitor. However, if we keep the governing principles of RCM straight and apply them while designing and strategizing asset performance analytics, could reap the benefits of both methodologies.

If we look closely at the steps to implementing RCM and try to correlate them with the asset performance analytics we can come up with a unified approach that is focused on individual assets as well as the network.

Steps to a unified approach 

Step 1. Noting down the functions and desired performance standards of each assets

Corresponding in APA: Sensors and other data acquisition infrastructure can capture and record the critical parameters on a real time basis.

Step 2. Possibilities of asset failing to  operate and possible failure modes

Each asset will have an audit trail which maintains history of operational behavior, including events of abnormal conditions and the rectifying actions taken 

Step 3. Listing  the causes of failure and their consequences

Historical data of asset related parameters, system recommendations and the maintenance log filled by the technician can be automatically assessed and come up with the root cause analysis 

Step 4. Preventive measures to overcome the failure

Adopting to Predictive algorithms which can forecast events of similar conditions (asset operations, external factors and the reaction of the network elements) in the future and recommend corrective actions

This way one can implement reliability-centred maintenance principles with the right asset performance analytics strategy making RCM a dynamic practice rather than one-time exercise.   

Additionally, we can reap the benefits of Life data analysis which refers to the application of statistical methods in determining the reliability behaviour of equipment based on failure time data. 

The journey from asset breakdown to repair with APM:

1. An issue has been identified:

Air Handling Unit 208 is not working properly, hence the respective cubical is not getting enough cooling.

2. FDD in the background

Analytics application senses the abnormal behavior and checks with

• AHU’s operating parameters
• Historical data (audit trail)
• HVAC network parameters

3. Identified new failure mode

Since this abnormality does not come under-listed failure modes, the application enlists a new mode of failure and recommends the action.

4. The notification has been sent to an operator

An operator inspects the air handling unit and takes the corrective measures 

5. Restored cooling

Actions on AHU reflect on operating parameters and restore cooling in the cubicle. The root cause has been identified with the help of a network of parameters. Preventive measures have been notified to an operator to stop similar failures in the future. 

By this, RCM with asset performance analytics being a unified approach becomes one of the actionable items by FM leaders post Covid-19 and will they foster it?

Want to know more about Asset Performance Strategy for CRE? Attend the virtual session Re: CONNECT organized by UNISSU (sponsored by Xempla) on Jan 07th, 2021 REGISTER HERE 

Net-zero means keeping a balance between self-reliance for generating carbon-free energy and accepting accountability to track and consciously consume resources which are responsible for the carbon emission. Not all the existing buildings have the liberty or feasibility to produce carbon-free energy at the point of consumption but they certainly manage and control their operational energy consumption during the lifetime of the building. 

According to the UK Green building Council (UKGBC) defined target trajectory for operational energy efficiency for commercial offices, to be net-zero carbon by 2050, we need to reduce our buildings’ operational energy use intensity by more than 60%.  

Most of the organizations that have committed to become net zero by 2030 have a large portfolio of commercial buildings. Renovation or refurbishment of the facade can help to save energy on design aspects such as better daylight utilization or improved self-cooling cycles, with the use of sustainable material they can further reduce lifecycle carbon emission. However structural changes come with their own challenges, they are hard to carry out in older buildings or buildings that are in close proximity. 

The one more way to improve operational efficiency, which has always been staying away from the limelight is the Building analytics. Building Analytics is nothing but closely monitoring a building’s critical assets and taking proactive actions to improve asset’s health, utilization and ultimately maintain optimum operational efficiency.

Analytic solutions, sits on top of the building’s data management system. Other data assets like CAFM or CMMS and a lot of other data monitoring layers into it before it reaches the analytics layer. The complexity and scale of integrating multiple technologies and solutions need a unified approach which is not possible without the digitalisation of critical infrastructure. Forward-looking businesses all over the globe have been going through a complete re-designing of their business processes, digitizing their operations, in order to create better products and services, drive efficiencies and become more profitable while being more sustainable. Although the term Digital transformation has become instantly popular after COVID crisis, its implications have still remained less explored. 

With the lingering uncertainty towards future work, surge in interest and viability of digital technologies in the commercial real estate(CRE) market globally, and the commitment towards net-zero targets, we are at the juncture to see a complete facelift to the way facilities have been managed and controlled around the globe. 

Where does Building Analytics fit?

According to an article published by World Economic forum, path to Net zero carbon buildings is driven by four major trends: Decarbonization of the electric power grid, Electrification of building space and water heating, Efficiency improvements to reduce energy demand, and Digitalization to provide needed flexibility in meeting the needs of building occupants and the energy grid. While decarbonization is not in the hands of facility operation teams, they can certainly attain rest of the solutions. Needless to mention, data analytics play an important role in achieving efficiency inoperations with the help of digitalization.     

Analytics, not only provides answers to what went wrong in the past but also suggests ways to mitigate similar challenges and improve resource efficiency. It provides a wide range of insights todescriptive, prescriptive and contextual ones. Despite all of these benefits, we rarely come across a facility which has fully leveraged its data resources and have delivered an effective solution for multiple use cases. 

So, what’s stopping facilities to make sense of building data?

Siloed and too much of Data 

Although the Data is key to optimising decisions for low/no carbon buildings, unstructured and unorganized data has now operational value. In most of the facilities data has been generated and stored in silos and there are building automation systems, building management systems, computerized maintenance management systems which operate in  isolation. Problem does not start with the data storage, it starts with legacy systems which do not communicate or share structured data over different platforms or tools.   

Lack of interoperability:

There is very little freedom for a facility manager to create the technology stack of his choice as most of the asset specific applications operate within the predefined conditions. Traditionally, building portfolios have independent infrastructure and disparate automation systems. Most of the systems are proprietary in nature and need dependency of BMS service providers for changes, integrations or improvisations, making it difficult to integrate with the other applications.

How Facility Management teams can get started for Net-Zero Campaigns? 

Centralize data:

Centralize all sorts of Building data to manage and share information that drives operations and maintenance workflows. Once all building data is centralized, it’s possible to get an end-to-end view of the entire portfolio. This holistic view allows us to understand, evaluate, strategize and plan for the performance dynamic benchmarks. The application of real-time data analytics on top of these consolidated data-sets can unlock powerful insights for multiple stakeholders. With centralized data, creating a report and keeping track of KPIs becomes incredibly flawless.

Open architecture: 

Opt for an open architecture based platform which can bring together real-time information with advanced technology across multiple sources in one place (such as BMS, BIM, CAFM and other sensors) and keep it connected. This real time data on asset functionalities can be interrelated with design and external influencing factors to provide insights on how the asset will work in different circumstances and scenarios. Real time data analytics, numerous insights for facility managers as well as the operators.

Build as you go:

Once the data has been centralized,can add up different tools/applications on top of it to explore various use cases.  

What does this mean for Facility Management firms?

• Strategic Involvementwith Client’s Net-Zero Initiative:

With the current economic conditions companies want to reach net zero targets keeping the cost of the initiative in check. Not to mention, but they would also want to accelerate the speed, which was almost stagnant due to the COVID Crisis. This could be seen as an opportunity for the facility management teams to engage with clients (CRE building owners or tenants)and provide them with solutions and tools to make their net zero journey faster, smoother and cost effective. 

• One more reason to strengthen digital aspect:

With more clients committing net zero targets, FM firms would need to now strengthen their focus on digitalization specially on hard services (something that’s always missed the due credit) 

• Initiatives to keep CAPEX in check: 

Asset specific, performance based contracts should be seen as an opportunity to demonstrate value analytics and preparedness to net zero campaigns. More contracts of similar nature can be seen in recent times as attention will shift to meet the emission targets.

• Finding better margins with performance contracts:

Changing contracts could make Facility management firms review their business strategies and explore new revenue opportunities. 

To be able to meet the net zero targets, facility management teams need to maintain the operational performance standards, and that means ensuring the improvised facility on energy performance over time, by setting minimum energy intensity benchmarks. Building analytics helps facility managers explore the hidden potential of their data and provide much needed push towards resource and ultimately operational efficiency.

To know how forward-thinking facility management companies are planning for the Net Zero Campaign from Industry Experts, REGISTER HERE for the global virtual event organised by UNISSU and sponsored by Xempla

Starting an Asset performance management (APM) PoV trial is considered as the first dedicated step towards digital transformation hence doing it right is very critical for the steps that follow. Primarily there are three aspects one needs to consider before starting the implementation. Here is the quick checklist to know whether you are on the right track.

A. Set your Hypothesis:

• Yes, it would be a ‘hypothesis’, and getting it right is necessary. You should have a basic idea of what you are expecting as an outcome, but since it is a Proof of values, you are more likely having the bandwidth to experiment with it to find what works for the particular site and what does not just make sure you are somewhat aligned to the overall long term business goals. 

Although this would be a trial and you may not invest much in terms of money but your time, resources, and efforts would eventually be needed to make it successful and hence you should be very careful about having the right strategy in place.

B. Someone has to OWN it

• Strong leadership is one of the key attributes of a successful PoV trial. Find the right person who can Own the entire POV implementation. S/he should take the responsibility to track the success metrics and see whether the objectives are being met or not.

According to the Gerhard Pilcher, CEO of elder research A data analytics project is likely to fail if you conduct it without involving the stakeholders, and then upon completion tell them, “Here’s what the data shows. Now make use of it.” 

C. Finding an Ideal site:

• Evaluate potential sites based on various aspects such as data quantity & quality, number of assets and maturity of the IT infrastructure, contractual obligations, contract renewal status. if possible consider the best and worst site in your portfolio.

According to KPMG’s 2019 Global PropTech Survey suggest that while 58 percent of firms have a digital strategy (a number that is increasing), only 25 percent have a data strategy.

• Having a diverse selection of sites would allow you to test the reliability, scalability, and adaptation of the platform/application according to the different conditions. But make sure you can provide the necessary data to get the insights out of it.

D. Choose multiple vendors

• We highly encourage that you choose at least 2 vendors or partners for your trials or PoV projects. They could work on the same site or different sites. As you intend to scale your efforts, it makes sense to have options available.
• The success of any PoV depends on how it delivers the expected performance outcomes. Since you are not just testing the effectiveness of the application but also verifying how your teams are engaging with it and extracting maximum value out of it, hence it is important to examine every aspect of POV implementation carefully.

Again, do remember that you will never get 100% of what you are looking for, PoVs or trials are to achieve some sense of confidence and pave way for future investments and strategy.

Alright, once you have all these points well in a place you can start the execution part but how to track or evaluate the progress? Well, we will cover that part in the next blog of this series. 

If you like this article and found it insightful enough to share it with your peers then don’t hesitate a bit!

Want to learn how leading Facility Management companies are Scaling Asset Performance Management Analytics? claim your copy of this handbook about how to plan, execute, and evaluate Asset performance analytics trials.

If you have any suggestions or want us to talk to our facility management team on what’s inevitable in digital transformation, then feel free to write to us at [email protected]

Hello Everyone,

Last few weeks have been super hectic and have contributed, me not being able to come back earlier to this topic “All Dinosaurs won’t die and that’s good for all!” and write a blog on it!

Glad that I have finally been able to make time for it, here are some of my thoughts in connection to how I see the incumbents evolve in the Asset Performance Management analytics space in the CRE segment.

Integrated Workplace Management Systems (IWMS), Computerised Maintenance Management Software (CMMS) and Building Management Systems (BMS) have all been technologies that have existed for ages. Over the last few years, especially after the emergence of cloud and mobile applications, we are seeing changes happening in the marketplace. Start-ups with better drive, agility have been able to force reimagination on how some of the software’s look and work in current times.

While incumbents have been seemingly left behind in the software, analytics space, they certainly hold an edge when it comes to hardware and communications. So what does it really mean for the future?

My feeling is that not all dinosaurs are going to die and that is good for all stakeholders.

That is like a winning formula for all stakeholders. While not everyone is reacting fast, and that is ok as we cannot have a situation where every company would retain their position (at the top) for long, it is a zero-sum game at the end of the day.

Much like the way we have had clear segmentation in the Smartphones Industry, the ecosystem of application developers and the ones who focus on developing devices intersect to provide amazing solutions to customers.

Imagine what would happen if we would not be in control of both the choices we wish to make, that is to select the device and applications of our choice?

What is your thought on this?

Hello Everyone,

As I write this blog, I have some exciting news to share with you. OMI – Data analytics chatbot for O&M Engineers and Energy Managers was released last week. We have now had early sign-ups and users from the USA, UK, UAE, and India. Visit OMI now and get started!

Alright, coming back to the objective of writing this blog. Most of the Facility Management teams have put up with inflexible and expensive BMS analytics software for ages. As a result of the recent crisis, few gaps have been exposed wide open.

• Inflexibility will not work: 

Fact that you cannot migrate your BMS data, use it the way you want and make the analysis you want is not justified, more so in current times.

• Why pay more: 

Alternatives (better and cost-effective) are available, as your FM contracts come under cost optimisation lens, you should now lookout to replace the existing analytics packages, addons you have installed.

• Agility: 

You will need tools that you once thought you may not need, your building analytics software partner (as against a vendor) will have to include those at speed and scale. 

We are opening up the #Unlock_the_data challenge, we will demonstrate how xempla is the software you need to effectively manage data driven O&M and sustainability decisions across your portfolio, at fraction of your current cost! 

You can send me an email at [email protected] and we will pick up the discussion at speed.

Umesh Bhutoria (aka Omi)