We are surrounded by an increasing number of devices that are permanently connected to the Internet and other systems in a network. These structures enable unique functions that make our lives easier. Energy efficiency has not been at the forefront of our minds, although when used correctly, these structures can make a huge difference. Since buildings consume a lot of energy, it is time to take a closer look at the savings that can be achieved by using networked systems in buildings.
Automation of plant technology and networked room automation are not new. Hardly any functional building can do without a minimum of automation and networking. What is new, however, is that the real estate industry has recently become increasingly interested in these topics and the level of equipment and networking in a building is also becoming increasingly relevant in due diligence.
In the Netherlands, office buildings must achieve efficiency level C from 2023 in order to continue to be used as such. Buildings that fail to meet this will face the revocation of their operating license. This is just the beginning. The requirements will continue to increase, and in 2030 office buildings will have to achieve efficiency level A. The Netherlands is pioneering a development that will become standard throughout Europe. No wonder, then, that the level of equipment and connectivity in buildings is also increasingly coming into focus in the real estate sector.
In this context, there is regular talk of intelligent or smart buildings. In this article, I will explore the question of what characterizes such a building and why they are a central component of the energy transition.
The legal requirements in Germany stipulate that, from 2045, buildings must be operated in a climate-neutral manner and no more CO2 emissions must take place. To be able to achieve this goal, the energy consumption of buildings in the operating phase must be reduced and the efficiency of the systems increased. At the same time, the quality of the building must not suffer and its use must not be restricted. After all, a hospital in which operations cannot be performed is useless, as is an office complex that does not allow concentrated work or a chip factory in which the necessary air quality is not achieved.
The hallmark of a smart building is the integration of various technologies to maximize the quality of use with minimal energy consumption. With networked sensors and actuators, heating, ventilation and air conditioning can be controlled automatically and individually. In addition, lighting and shading are controlled by sensors that respond to daylight or presence. All these devices, as well as the consumption meters, are connected to a control system with standardized designations. There, the values provided by the individual data points are recorded. This helps track consumers and enables analyses, comparisons and data-based optimizations. Just as the planned analyses and automation requirements lay the foundation for technical implementation, a measurement concept should be used to determine the need for consumption meters.
In a smart building, sensors detect whether usage is taking place and optimize the building technology accordingly. If, for example, the ventilation is controlled on the basis of the air quality (e.g. CO2 in the room air), a great deal of energy is saved. Many processes can also be implemented in existing buildings with a low investment requirement. Here with the advantage that building operation is not restricted by this.
Another aspect made possible by modern sensor technology is the increase in the availability of the systems and the monitoring of the performance of the overall system. For example, systems such as elevators in high-rise buildings, escalators in shopping malls and ventilation systems in industry, which are highly relevant for building operation, can be monitored by sensor systems and incipient failures or quality losses can be detected and avoided at an early stage.
Since users have a high influence on energy consumption, systems should be created that provide information about the effects of individual behavior. If the result of one’s own actions is transparent, this stimulates change processes, without which the kind of change that our societies are facing is not possible.
Smart buildings are multi-talents that have a nervous system that connects all technical systems with each other. This creates a high degree of transparency and enables optimizations that would not be possible without networking.
Further opportunities for optimization arise from networking beyond the boundaries of the building. With buildings in the direct neighborhood, for example, to optimize the use of locally generated electrical energy. Or at the portfolio level to be able to carry out overarching optimizations and benchmarks live. Just as a merchandise management and cash register system enables simple comparisons between stores, a cross-portfolio building and energy management system enables comparisons between buildings, systems and individual areas.
Smart buildings are also becoming increasingly important in the context of New Work. The focus here is less on flexible working hours and more on indoor air conditions. Temperature, solar radiation, daylight and, in particular, air quality have a decisive influence on well-being and performance at the workplace. Buildings that enable such conditions and offer users individual setting options are of great interest to tenants.
