Modern Building Services

MODERN BUILDING SERVICES SEPTEMBER 2021 35 To recap, we understand our current and future needs, we select an open system from a supplier with an open route to market and we ensure a cyber secure installation and operation and maintenance routine… what’s next? Step 2 “… Blossoming relationship…” The song lyric talks of the couple’s blossoming relationship and having made the right choice of BMS and provider so too can our building owners and occupiers begin to enjoy the benefits of a well- controlled space. But as we know all relationships require a little work and there are a few very simple things that can be done to ensure everything works as efficiently and effectively as it can. Keeping check on setpoints and time scheduling, being sure any temporary overrides put in place are returned to normal operation and that all sensing devices are kept clean and away from any erroneous influences that may alter readings will pretty much ensure as designed operation. Calling on the services of the professional BMS company to provide any software and security updates to system software, providing software backups and exercising of the slightly more advanced technical system elements and any modifications requests will keep a system running smoothly and cost effectively when conducted on a regular basis. “.. And as life carries on… and things do go wrong”… sings the song, and sadly things also go wrong in our buildings too despite everyone’s best efforts. But today, with building control systems managing hundreds, thousands, even tens of thousands of data points. The analysis of this data can provide a rich source of information to help direct and indeed predict maintenance activity to catch and prevent things before they go wrong. Analytical software is available that uses the mass of data from our building systems to identify how effectively the systems are operating, where there may be inefficiencies, areas where comfort levels are not what they could/ should be and also identify issues that are normally hidden even to the trained eye; cooling systems working unnecessarily for example; to compensate for heating systems left overridden on or valves not properly closing off. They are even able to identify trends and predict when maintenance or replacement parts might be needed. It can also provide insight on the operating health of the BMS itself. Step 3. “… hold on tightly...” Because the future is here now, the good choices and behaviours made and followed; what is possible with existing digital technology is quite incredible - a change at least of vinyl record to streaming service scale. The equivalent change with our building systems is here today with the integration to workplace management software systems (IWMS). A typical scenario could be that the building management system identifies an issue with the cooling in a meeting room which effectively puts the room out of use. Integrating with IWMS would enable the maintenance contractors to be automatically made aware of the issue and the spare parts required to facilitate a fix. It would previously check that the maintenance contractors are approved to do the work on the site and have the appropriate skills to work on that specific system and also validate that there are no other issues preventing an automatic work order to be issued to them. It would also inform users who are booked to use that space that the room was no longer available and automatically move their reservation to another space, date or time and also trigger the occupancy and control of the new space through the integration with the building control system Upon completion of the work, it would not only return all systems to normal operation and reinstate room bookings, it can also take care of work reports, even invoicing and departmental billing. This might sound like science fiction, but it is quite possible today and makes for a truly smart building and “….Yeah, that sure seems like (BMS) heaven tome ”. FEATURE