Define, Design, and Deliver a More Effective Smart Building Strategy
Part Four of a Four-Part Series
To get a smarter building, facilities managers (FMs) need a different approach to design and construction. It takes careful integration to turn disparate technology systems into a smart building ecosystem. Yet, too often, building teams rely upon conventional approaches to design, construction, and system installation to guide this novel approach to building.
To realize the countless advantages of a smart building system, it is essential to look beyond the traditional design-bid-build process. Smart building delivery requires a higher level of design and construction coordination than conventional buildings. Owners and FMs need to embrace a construction delivery strategy that puts technology installation and integration in the hands of the right partners.
In the last article of our four-part series, we’ll explain how a smart building consultant is essential for bringing defined building user experiences to life. With their holistic perspective, a smart building consultant can guide collaboration across construction partners to ensure your building operates as designed.
Construction pitfalls in smart building delivery
More technology does not make for a smarter building. Becoming “smart” depends upon making the right connections across technology systems. As we explained in previous articles, designing these integrations is a complex process that results in lengthy documentation. Making uncoordinated changes to any of the defined systems or integrations during construction can lead to significant problems in operation.
The challenge for many smart building projects is that many of the materials going into the building will differ from what contractors are used to installing. A contractor less familiar with the overarching smart building strategy may not be aware that swapping out a product for an option that is less expensive or more readily available can impact the building’s entire tech stack and resulting in degraded operational performance.
Any changes to technology during construction can also add to project costs. For example, electrical contractors who have never installed a Power over Ethernet (PoE) system may not recognize that this cabling can serve as a data connection system and cabling for intelligent lighting. As a result, electricians may inadvertently duplicate cabling or add unnecessary high-voltage circuits. Not only can this impact operational performance, but it contributes to the misconception that smart buildings come at a higher cost than conventional buildings.
New partners and new construction responsibilities
A smart building consultant brings a holistic view of how technology must work together to the construction process. To ensure the defined advantages and user experiences are achieved, your smart building consultant needs to be actively involved throughout the construction delivery process. This partner will prove instrumental in ensuring collaboration across siloed trades and in providing education on new materials and installation strategies.
There can be a steep learning curve when it comes to smart building delivery. A project’s success may very well depend upon your contractors’ willingness to learn new construction strategies on the job. With an integrated design-build team, your general contractor will be better prepared to go to market to find a qualified and experienced installer. Barring that, your technology consultant can vet contractors to ensure your partners are willing to upskill as needed to appropriately install systems as designed.
Experienced MSIs add project value
In some regions, it may be possible to find an emerging skill set: Master System Integrator (MSI). While there is currently no certification for this service provider, the title indicates experience installing smart building technology. Your MSI would be equipped to deliver the high-end integrated experience you expect.
Today, many MSIs perform work nationally. These contractors generally oversee a local contractor’s installation work. The MSI would provide and program the intelligent systems and perform any final work needed to make everything truly integrated based on the design. In the absence of such a professional, FMs should be able to trust their smart building consultant to oversee accurate installation.
Your advocate for code coordination and compliance
Many of the technology solutions going into your smart building will deliver functions that go above and beyond code requirements. For example, smart buildings are instrumental in reducing energy usage and achieving net-zero goals. Yet many of these systems gain these energy advantages through new approaches to infrastructure. Some of these strategies may be unfamiliar to the authorities having jurisdiction. This is an area where a smart building consultant’s expertise can prove invaluable in moving projects forward.
For example, until a jurisdiction adopts the 2023 National Electrical Code, local authorities may not fully understand the impact of the Class 4 power, or fault-managed power systems, gaining traction in smart building installations. These electrical systems don’t limit power source output but, instead, monitor and control power delivery during a fault. This emerging solution is expected to be safer, more efficient, and more cost-effective than other systems in how it transfers high electrical loads across long distances. Yet until the solution is widespread, there will remain questions around how it complies with existing codes. A smart building consultant can represent the FM on code discussions, preventing work-arounds while ensuring that the resulting smart building is fully code compliant.
Ensure optimal performance at handoff and “day 2”
Simpler operation is one of many advantages FMs may expect to see from their smart building. After all, today’s smart buildings are able to apply software solutions capable of pulling data and making changes across various disparate building systems over an owner’s entire portfolio into a single pane of glass. Yet, as with any new technology, building managers can expect to face a learning curve.
Within system documentation, your smart building consultant should include training requirements that ensure your team is brought up to speed by appropriate vendors. But given the complexity of this technology, more FMs are considering 3- to 5-year service contracts as part of their base warranty. These extended contracts can help FMs navigate issues as they learn to operate and maintain their new technology.
The as-built documentation developed by your smart building consultant should also provide clear guidance on maintenance and replacement needs. Referring to this guidance can prevent detrimental changes to your technology stack throughout the life of your building. More FMs are finding they can easily access this data via 3D models or digital twins that support constant system monitoring.
Conclusion
At the end of the day, smart buildings are meant to make buildings easier to operate and proactively maintain. While they offer countless advantages for all building users, FMs will find that many of these benefits contribute to more streamlined operation and more efficient use of existing resources. As a result, FMs may find themselves particularly motivated to ensure that smart building promises are delivered.
FMs already know that the right construction partners can be instrumental to a project’s success. Given the complex and relatively new nature of smart buildings, it’s clear that this is an area where success can’t be left to chance. Working with an experienced smart building consultant can ensure delivery of a facility that adds unprecedented value to building owners and users.