In the first article of this triptych In the discussion on smart buildings, attention has been paid to two questions:
Part 2 focuses on the situation involving new construction, with the key question: why is it important for Facility Management to connect with the new construction plans of an office at an early stage and what are the reasons for focusing on 'smart' applications in a new building?
FM involvement right from the start of new construction plans
When a new office is developed, the focus is often on the functional and technical requirements, i.e. requirements regarding the workplace and building layout, meeting rooms, sanitary facilities, catering, waste handling and the like. Legal, constructional and technical building installation requirements also often predominate.
At the same time, you also see that it is difficult for parties to let go of the 'classic' silo thinking for, among other things, the technical installations. Result: separate and specialist teams get to work, which means that a total focus on the creation of a smart building is missing.
It is therefore wise to link the technical aspects of a building to the desired smart services at an early stage.
It is important for FM to be involved in new construction plans from the start
To take advantage of the benefits of a single shared IP network (see the article 'What is a smart building?') and to reduce costs compared to a traditional approach, it is important to select all systems (building-related and facility) for IP connectivity. After all, if the systems can use a common IP network, a single platform for services is created, which can be used by both building management and the people working in the building.
Such an infrastructure ensures that users from different organizations and business units can move freely through the building and have access to the building's information and facilities.
From a Facility Management perspective, it is therefore important to be involved in the new construction plans from the start, to participate in construction meetings and to develop a vision of the 'hostmanship' that FM wants to offer in the office.
Also interesting
Input from Facility Management, some examples
In order to get off to a good start, it is therefore important for FM to work together with the parties involved at an early stage. Below are a number of examples on which the input can be based:
- Shared vision. Start by defining a shared vision for the building. For example: the building (and its use) must be sustainable, it must stimulate mutual cooperation, it must challenge and inspire, it must be optimally used and occupied or the building must offer a safe working environment;
- Appoint a 'Man in the Middle' or form a Smart Building team where the desired knowledge comes together. Let the team focus on 6 things: Research, Understand, Think, Try, Record and Disseminate;
- More than just tools. Focus on a 'Smart Building', not just on 'Smart Tools'. After all, a Smart Building approach can achieve more than just focusing on Smart Tools;
- Adding value. Assume that any convergence or integration actually adds value;
- Dates. Determine which data is essential for facility services. The data should lead to new insights and actions and offer solutions for today's challenges (think of climate and energy issues, for example);
- Move freely. Assume that users from different organizations and departments can move freely through the building and have access to the building's information and facilities;
- Proof of concepts. By looking at these options together with Vastgoed and applying them in the building, clarity about the 'smart' service provision is created. Also create the possibility to experiment with Proof of Concepts;
- Establishing principles. Record all starting points in a document and/or program of requirements. This makes the request for suppliers in the market easier and simplifies the testing upon delivery. Bringing all these departments together increases the chance of success and provides a good foundation for a Smart Building.
FM and housing must transform into a data-driven and data-driven organization
From reactive data to real-time data
It is the task of FM and housing to enable employees in a building to perform their work effectively, efficiently and flexibly. Customer focus, cost efficiency and reliability are important pillars of the service.
To achieve this goal, it is important to make decisions based on data as much as possible.
In practice, a professional facility organization is often already involved in this, but this often involves decisions based on reactive data, so information stored in an FMIS where FM itself has made certain analyses.
However, good service-oriented service provision focuses on the customer of the service and focuses on real-time data and analyses performed, and is tailored as much as possible to the user and the function of the location.
To achieve this, FM and housing must digitally transform into a data-driven and data-controlled organization.
Sensors, improved network technologies, smart software and for example Cloud computing ensure that systems communicate smoothly with each other and become self-steering, so that human interaction and intervention are required less often. This is the basis for FM and housing to more insight and better service.
If you work in the facility world, you will have noticed: developments in Smart Buildings and artificial intelligence are happening at a rapid pace. What are the latest developments in the field of smart and connected buildings? And where are the opportunities for organizations?
More insight, better service
When more devices and sensors are connected to a common IP network in an office, access to new data is created. This data provides deeper insight into the daily operations in the building, such as the use and utilization of the building.
There are examples where the coffee machines are connected to the network to facilitate access to the coffee and tea, but also to monitor the use or consumption. This connection makes it possible, for example, to offer a guest a voucher or ask him to register via an app so that he can then be 'guided' to the nearest coffee machine for a cup of coffee or tea.
Added value of a facility app
With an app it is also possible to send a notification to the employee in the building to inform him that his guest has arrived. If unescorted access is allowed it is even possible to guide the guest via the app to the meeting room where he needs to be.
After the meeting, the cleaning department (and possibly the catering department) will receive a message stating which meeting rooms require attention.
Using a facility app provides an improved user and visitor experience
Deploying a facility app provides an improved user and visitor experience and meets the needs of these groups.
All this is made possible because the ICT and building systems function together in one infrastructure and the data from the technology is stored centrally.
For example, the facility app has access to the meeting room reservation system, but also to WiFi information to enable location determination or indoor wayfinding.
Another possibility is to establish direct contact with the users of the building. Think of automatically requesting a room, reporting a cleaning action or operating the lighting, the AV equipment and the heating or cooling of the meeting room.
Examples of valuable management information
Using these examples, FM and housing change from a reactive to a proactive organization and it becomes possible to provide management with valuable information about, for example:
- peak and off-peak hours
- energy consumption
- utilization and occupation
- cleaning optimization
- crowd management
- catering needs
- waste streams
- requires maintenance
By deploying and focusing on a Smart Building, FM and housing gain more insight into the state of affairs, insight that can be used to improve the level of service provision.
How do you make a new building smart?
The answer to the question of how to make a new building smart is clear: by being involved in the new construction as FM from the start and working together with the parties involved.
It is important to start by defining a shared vision for the building (see above). By using modern techniques such as sensors, apps and data analysis systems, FM can develop (further) from a reactive to a proactive department and focus (even) more on the customer of the service, resulting in an improved level of service.
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