Intelligent Building

FACILITIES MANAGEMENT FOR INTELLIGENT BUILDINGS
Prepared By: Sr. Mazlan bin Abu Bakar
1.0
INTRODUCTION
1.1 Definitions
What is an Intelligent Building?

A new approach for an office building, consisting of an integrated systems of various facilities and services which are carefully planned, managed and maintained as to ensure cost-efficient and effective operations that support the building's function (Meystel Albus; 2000).
Facilities Management For Intelligent Buildings
1.0
INTRODUCTION
1.1 Definitions
Features Basic Concepts An IB is a collection of innovative technologies An IB is a collection of technologies able to respond to organizational changes over time Building management Office automation Communication
Traditional view 1981-1985
Enlightened View Building management 1986-1991 Office automation Communication Responsive to Change Advanced View 1992 - Onwards Building management Space Management Business Management
An IB provides a responsive, effective and supportive environment within which the organization can achieve its business and economic objectives through technologies adopted.
Table 1: Development of intelligent building definitions. Source: Loe, E.; 1995.

1.0
INTRODUCTION
1.2 Issues
Issue 1: Poor responsiveness of the systems (Siemens, 2000): Comfort Request for service Service quality.
Reasons for inefficiencies:

Communication between building operators and occupants. Convenience, service and independency on comfort controllability. Quality maintenance works and feedback process. Improved and convenient occupant or asset security.
1.0
INTRODUCTION
1.2 Issues
Other Issues: Lack of understanding on the integrated system. Complex integrated systems adopted. Failure to adopt an integrated management system which should be in accordance to the requirements and the components of the technologies provided. Failure to take into account the ManagementTenant-Technology concept as the approach for an integrated FM.
1.0
INTRODUCTION
1.2 Issues
1.0
INTRODUCTION
1.2 Issues
2.0
BACKGROUND OF IB SYSTEMS
2.1 IB Concept
The integrated system is a combination of electrical, mechanical and computerized technology that is controlled from one main station.
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2.2 IB Development
The concept of the intelligent building varies every 10 years, in relation to the development of advanced technology building construction 1960s organizational efficiency
1970s functional efficiency

1980s work-environment quality 1990s adaptation capability 2000 widening connections and multimedia links
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2.3 IB Features
Functional Space Raised Ceiling Fire Detection Technologies Fire Fighting
Functional Requirements Electrical Services
Indoor Touring Guidance

Day lighting Training Maintenance Management Roof and Floor Loading Property management Building Directory Asset and Facility Auditing Parking and Transportation Indoor Air Quality After Hour Operation Public
Curtain Wall
Raised Floor Shared Meeting Conference Services Restaurants Entertainment Areas Floor Height Riser Space Interior Design Emergency Escape Fixtures and Furnishings Cleaning and
Plumbing and Drainage

Public Address HVAC PABX Office Automation Security Control Voce Mail High Speed Communication Data
Artificial Lighting
Structural Monitoring Satellite Conferencing Internet Gateway Gas Supply Electric Power Quality Monitoring Video On Demand Trend Logging Analysis And
Vertical Transportation Building Automation Energy Serving
Table 6: Three aspects of facilities in Intelligent Building. Source: Johnson Controls, 1998.
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2.0
2.3 IB Features
INTELLIGENT BUILDING SYSTEM BUILDING AUTOMATION SYSTEM (BAS) SECURITY SYSTEM FIRE & LIFE SAFETY SYSTEM COMMUNICATION SYSTEM OFFICE AUTOMATION SYSTEM
Monitors and controls all mechanical, electrical, plumbing, elevator and lighting systems in the building. PC-based or Direct Digital Control (DDC) using distributed microprocessors. Each command Centre contains graphic display workstations for monitoring and controlling the various systems.
FEATURES
A fully supervised access control and alarm monitoring system with digital multiplex system and interfaced to the closed-circuit television (CCTV) system.
A non-coded, zoned, electrically supervised, fully addressable multiplex system of fire detection, alarm and communication systems.
Direct Tenant Services (DTS) from the local telecommunication company, Shared Tenant Services (STS) can be offered for both voice and data.
Processing software provided for office business operations & communication medium for billing, reports, etc.
Energy Consumption Monitoring and Billing
Motion Alarms Perimeter Alarms
Tenant's Communication System Fireman's Communication System Fire Detection & Alarm Smoke Control Monitoring of Sprinklers Fire Control Shutters
Internal Telephone System and PBX Automatic Tenant Billing Electronic Mail System Voice Message System Wave and Communication Satellite Network Video Conferencing Data Network Conversion Facility System Internet and Facsimile Systems Business Centre
Local Area Network Office Automation Software: Text Processing Basic Office Software Backup Software i) Decision Making Process Support ii) Overall Project Management iii) Data Base Management iv) Routine Office Work Services v) Maintenance Management System
Lighting Control
DETAILED COMPONENTS
Entry Control Elevator Control Scheduled Air-Conditioning Control Video Observation Parking Control Watchtour Panic Buttons
Plumbing System Water Leakage Detection Tank Level Sensing
CENTRALIZED MONITORING & CONTROL Central Automation Room Office command centre Also served as the master building command centre. Each floor level is served by a cabling system (eg. copper and fibre optic structured cabling system) that is connected to the Central Automation Room. Provided within this room is the Building Automation System (BAS) which is used to monitor equipment and allow specific control on all services systems. Periodic Maintenance Schedule is prepared to ensure that the equipment is 24-hours well-functioned.
METHODS OF AUTOMATION
SYSTEM INTEGRATION
The Cable Highway: Two types of cable highway systems applied within the building: the horizontal and riser sub-systems Both of these systems make up the basic cable highway for the riser backbone and the horizontal work position connectivity. The building's 'intelligence' is nested in several components that use a vertical and horizontal cable highway emerging from an 'intelligent building cabinet' located on each floor. Serves all parts of the building (e.g. office and commercial spaces) allowing amenities to be shared and the systems at each function to be integrated, thereby enhancing ease of operation and maintenance. Consists of both single-mode and multi-mode fibre optic cable and unshielded twisted pair cable Optimized to accommodate various types of tenants, building services, and future technological interconnectivity for data, voice, video and building services functions and Fibre Digital Data Interface (FDDI).
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2.0
2.4 IB In Malaysia
Examples of intelligent building in Malaysia: 1. Office Tower PETRONAS Twin Tower Sentral Plaza KL Sentral Office Tower Telekom HQ 2. Residential Buildings SMART Home - Cyberjaya KL Sentral Condominiums 3. Facilities / Amenities Kuala Lumpur International Airport (KLIA) Kuala Lumpur Convention Centre
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3.0
FM OF INTELLIGENT BUILDINGS
3.1 The Objectives
A model of building intelligence that concentrated on the building occupants rather than on building technologies. FM to be an integral part of the intelligent building since it is concerned with maximizing the effective use of the building over time.
- Europes FM proposal
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3.0
3.1 The Objectives
In the past, management of corporate facilities was often included in the scope of duties of people whose backgrounds were in maintenance or administration.
Facilities were viewed as overhead and little attention was given to their values.
- DEGW/Teknibank; 1995
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3.0
3.1 The Objectives
To keep track of all the different aspects of corporate space need, tenant services, new construction and even building maintenance may require a manager with:
- professional training in architecture or engineering, or - business and management, or - someone who has at his disposal sophisticated tools for analysis, planning and managing.
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3.0
3.2 FM Concept for IB
Key Concept To ensure the integration of people, building and the technologies through detailed coordination. Coordination can be successful by creating single point of contact whereby all requests from the customers are channeled through the central Facilities Management computer system (CAFM or BAS).
Centralized requests monitoring and responses from the customers whom may be the tenants, corporation, building users, visitors or even suppliers.
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3.0
Benefits of Coordination Able to allocate the work, not only to their own team but also to other service suppliers. Enabling the service supplies to channel their work requests through the central CAFM or BAS system; to ensure that the team is able to integrate their work schedules. Retrieveability of data and work requests to be assessed, estimated and instructed against a common work number. Creation of better and updated performance data and standard.
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3.0
FM to apply the 3 layers of solutions for a successful IB. First Layer : Effective building shells Can absorb the needs of IT facilities Allow the organization to adapt and change.
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Second Layer : Fully Utilized IT Application To reduce cost and improve performance of: Building (through environmental control and user control); Space ( for management of change, monitoring of use, control of access); Business (for better internal and external communication, processing and storage of information, presentation of information).
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3.0
Third Layer : Integration Provision

Integrating technologies and services through:
- Computer - Aided Facilities Management,

- Local Area Network,
- Wide Area Network,

- Building Automation System
- Integrated Data System.

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3.0
Other Management System Integration & Application

Total Quality Management
Safety & Health Management

Contract Management Principle Facility Planning & Auditing Environmental Management System
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3.0
Integration Approaches: Organizational Change Joint management of functions previously managed independently Should be in accordance to: that were
- Organizational structure - Scope of the department

Combination of functions or services that used to be managed separately (i.e.) security, cleaning, housekeeping, catering and business services like printing and reprographic.
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3.0
Integration Approaches: Physical Change Electronic combination of systems that were previously not physically coordinated. To be in accordance to technologies incorporated in intelligent buildings that are integrated through - Computer Aided Facilities Management System (CAFM), - Building Automation System (BAS), - Office Automation System (OAS), or - Telecommunication system.
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3.0
3.3 FM Scope for IB
Built Asset Management, Strategic Property Management, Organization People And Processes,
Valuation And Contract Procedure

-Chartered Institute of Building (CIOB) in United Kingdom,1993
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3.0
3.3 FM Scope for IB
1. Real Estate and Building Construction This is concerned with buildings very much as surveyors, property managers and project managers that act as guardians of the corporate assets. 2. Building Operations and Maintenance
This concerns with the performance of the building shell and services as engineering/technical professionals. It is therefore, cost-conscious.
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3.0
3.3 FM Scope for IB
3. Facility Planning
This concerns with the user of buildings, their capacity and ability to cope with changing demands through time. It is driven by long term planning, life cycle cost, performance and productivity measures. 4. General/Office Services This is concerned with the administrative activities that support the operations of buildings and their occupants.
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3.0
3.3 FM Scope for IB
FM Typical Activities:
Inventory Management Requirements Programming Master Planning Location And Layout Planning Drafting Cost Accounting Real-estate Strategy Move Coordination Project Administration And Implementation Purchasing Coordination Maintenance Planning Site Management Overall System Coordination
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3.0
3.3 FM Scope for IB
BUILDING OPERATIONS AND MAINTENANCE Tactical FACILITY PLANNING GENERAL OFFICE SERVICES Tactical
REAL ESTATE AND BUILDING CONSTRUCTION Strategic
Strategic
HARDWARE Provide sites and buildings, fit outs and adaptations, operations and maintenance of buildings. New building design and construction management Acquisition and disposal of sites and buildings Negotiation and management of leases Advice on property management Control of capital budgets LANDLORD ACTIVITIES Assignment and subletting Promotion/Market support Run and maintain plant Maintain building fabric Manage and undertake adaptation Energy management Security Voice and data communication Control operation budget Monitor performance Supervise cleaning and decoration
SOFTWARE Allocation of space, services and equipment to meet management objectives and user needs through time. Strategic space allocation Set corporate planning standards and guidelines Identify user needs Space planning Monitor space use Select and control use of furniture Define performance measures Computer aided facility management (CAFM) Provide and manage support services Office purchasing (stationary and equipment) Non-building contract services (catering, travel, etc.) Reprographic services Housekeeping standards SUB-LET SERVICES Multi-tenant services Administration coordination
Table 2: A Generic Facilities Management Department Source: DEGW/Technical; 1995.

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3.0
3.4 The Need of Automated FM
1. Facility management is gaining recognition as a business function and is thus becoming a highpriority computer application.
Facilities have begun to be viewed, along with people, capital, and technology, as a strategic business resource. Appropriate facilities resources often are very important to products and business activities progress. As facility management gains recognition for its strategic importance, its supporting computer applications. applications that support strategic business needs are receiving higher priority.
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3.0
2. Facilities costs (real estate, fixed assets, servicing costs, and support costs) have risen in real terms.
The percentage of the corporate overhead "pie" represented by facilities has become larger, causing the associated costs to have a greater effect on the bottom line. The International Facility Management Association in 1984 (IFMA Report One) noted the following as typical annual facilities.
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3.0
3. Higher management demands

Facility Managers are being expected to provide more information and to report it more frequently. Anticipation and speed of reaction have become more important in real estate and fixed asset management decisions. Economic, tax, and use of-capital issues must be addressed more rapidly than before, as facilities planning decisions become more integrated with strategic business planning.
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3.0
4. Significant computational resources are beginning to become available to large numbers of people.
Relatively inexpensive and commonly available computers offer more computational power and speed compared to manual process. Computer technologies become the process and communication medium. main business
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5. Improved computer tools

Softwares and procedures for facility managers are constantly improving aided facilities to cater for the information technology changes. (i.e.) Powerful, reliable computer aided design (CADD) systems are available for graphic representation of facility management decisions. Technology advancement in the area of data entry which involves the process of locating, data entry, checking information as well as billing.
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3.0
Automation: If properly designed and implemented, can incorporate procedures, information, and even education.
The operative component of automation is the software - the computer programs that instruct the physical devices (hardware) to process the facility management information.
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3.0
3.5 FM Activities for IB FM system is a product and/or process that aids in the performance of facility management functions.
FM system generally includes each of the following (listed in order of importance): Procedures Required data Education and training Automation
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4.0
CASE STUDIES
4.1 Case Study 1 PETRONAS Twin Tower
Features one of the best Intelligent Building System in Kuala Lumpur although the system had been designed 10 years ahead. IB is provided by Siemens.
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4.0
CASE STUDIES
Intelligent Features : State-Of-The-Art System:
Building Control Systems (BCS)

Fire Alarm Systems (FAS)
Building Security Systems (BSS)

Building Telecommunications Facilities
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4.0
CASE STUDIES
FM ORGANIZATION
TOWER 1
KLCC URUSHARTA
PETRONAS
Senior Manager
TOWER 2
Building Manager Tower 1 Housekeeping Civil & Structural Mechanical & Electrical Security Maintenance Building System Manager
Building Manager Tower 2 Separate management team with similar structural organization for efficient operational activities Security System
Tenant Services Dept. - tenant - promotion - property mgmt - billing
Filing Dept. Manages: - all documents related to the systems used - billing of the tenants
Safety Dept. Monitors, plans and executes: - audit - emergency responses - safety policy
Cabling Executes analysis and research: - cabling - networking of the integrated system
Building Control System (BCS) Monitors and controls: - all troubleshooting - records of maintenance works - status of the integrated systems
Fire Alarm System
Building Telecommunication Facilities
Integrated Building Services Systems (Intelligent Systems)
Security System
Operated during working-hours only (9 a.m - 5 p.m.). Demands on services systems after working-hours can be requested from the Tenant Service Department. BCS Operator Workstations located in Building Operations Rooms (BOR). The BCS is a Direct Digital Control (DDC) system having a fully distributed processing capability such that control functions are totally independent of. the Operator Workstations. The reason for adapting an independent system is to ensure that any lack of supervision would not affect the efficiency of the integrated system's operations.
Separate management for confidentiality and security measures. 24-hours operations.
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4.0
CASE STUDIES
4.2 Case Study 2 Sentral Plaza
One of the earliest Intelligent Building in Kuala Lumpur.
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4.0
CASE STUDIES
Intelligent Features :
Tenant Friendly Features:
Air-conditioning system with variable air volume and automatic temperature control. Fire fighting system with remote linkage to Fire Station. Latest security system with CCTV, access card, panic buttons and door sensors. Standard cleaner office air environment complete with filter system and carbon dioxide monitoring system. High speed lifts. Computer riser ducting.
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CASE STUDIES
PROPERTY MANAGEMENT DEPT.
Building Manager
Property
Building Operation & Services
Maintenance
Security
Building Department
Building System Department
Integrated Building Management Systems (IBMS) Monitors and controls: - all troubleshooting - records of maintenance works - status of the integrated systems - filing & documentation systems (management, building services & tenants)
Tenant & Billing Services - tenant - promotion - property mgmt - billing
Filing & Documentation Manages: - all documents related to the systems used - billing of the tenants
Security System - 2 4-hours operations.
Integrated Building Automation Systems Operated during working-hours only (9 a.m - 5 p.m.). Demands on services systems after workinghours can be requested to the management BCS Operator Workstations located in Building Operations Rooms (BOR). The BCS is a Direct Digital Control (DDC) system having a fully distributed processing capability such that control functions are totally independent of. the Operator Workstations.
'In-house' management team comprising of Assistant Building Managers, Building Supervisors, technicians and automation system's operators.
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5.0
CONCLUSION
FM for IB needs to develop the following: Organizations own mission statement in support of the main business objectives. The common missions of FM for IB: To provide and maintain accommodation support services to the standards required. To facilitate productivity. and to promote the and
business
To minimize risks to efficiency and personal safety, proactive financial control and asset management. Constantly prepared for change.
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5.0
CONCLUSION
Integration criteria: FM Organization & Building Functions. FM Organization & IB Scope. FM & Needs for Regulatory Compliance.
FM Organization & Building Assets and IB Features.
Components,
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- THE END Thank You

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FACILITIES MANAGEMENT FOR INTELLIGENT BUILDINGS

Prepared By: Sr. Mazlan bin Abu Bakar

What is an Intelligent Building?

Facilities Management For Intelligent Buildings

Traditional view 1981-1985

Table 1: Development of intelligent building definitions. Source: Loe, E.; 1995.

Reasons for inefficiencies:

Facilities Management For Intelligent Buildings

Facilities Management For Intelligent Buildings

Facilities Management For Intelligent Buildings

1970s functional efficiency

Facilities Management For Intelligent Buildings

Functional Requirements Electrical Services

Indoor Touring Guidance

Plumbing and Drainage

Vertical Transportation Building Automation Energy Serving

Energy Consumption Monitoring and Billing

Motion Alarms Perimeter Alarms

Plumbing System Water Leakage Detection Tank Level Sensing

Facilities Management For Intelligent Buildings

Facilities Management For Intelligent Buildings

Facilities Management For Intelligent Buildings

Facilities Management For Intelligent Buildings

Facilities Management For Intelligent Buildings

Facilities Management For Intelligent Buildings

Facilities Management For Intelligent Buildings

Facilities Management For Intelligent Buildings

Third Layer : Integration Provision

- Computer - Aided Facilities Management,

- Wide Area Network,

- Integrated Data System.

Other Management System Integration & Application

Safety & Health Management

Facilities Management For Intelligent Buildings

- Organizational structure - Scope of the department

Valuation And Contract Procedure

Facilities Management For Intelligent Buildings

Facilities Management For Intelligent Buildings

Facilities Management For Intelligent Buildings

Facilities Management For Intelligent Buildings

REAL ESTATE AND BUILDING CONSTRUCTION Strategic

Table 2: A Generic Facilities Management Department Source: DEGW/Technical; 1995.

Facilities Management For Intelligent Buildings

3. Higher management demands

Facilities Management For Intelligent Buildings

5. Improved computer tools

Facilities Management For Intelligent Buildings

Facilities Management For Intelligent Buildings

Intelligent Features : State-Of-The-Art System:

Building Control Systems (BCS)

Building Security Systems (BSS)

Facilities Management For Intelligent Buildings

Tenant Services Dept. - tenant - promotion - property mgmt - billing

Fire Alarm System

Building Telecommunication Facilities

Integrated Building Services Systems (Intelligent Systems)

Separate management for confidentiality and security measures. 24-hours operations.

Facilities Management For Intelligent Buildings

One of the earliest Intelligent Building in Kuala Lumpur.

Facilities Management For Intelligent Buildings

Building Operation & Services

Building System Department

Tenant & Billing Services - tenant - promotion - property mgmt - billing