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As buildings become more complex and smarter, the age-old traditional maintenance methods that are based mostly on hands-on human monitoring are becoming more and more inadequate. Instead, the world is fast adopting building automation as a key component of smarter and more proactive maintenance strategies. The aim is to free up maintenance staff and give them time to focus on other tasks while machines monitor the different systems that work together to make the facility functional. Specifically, Internet of Things - or, IoT - enablement appears set to transform the way facility managers deliver service to building occupants. The trends are many and the possibilities are almost mind-boggling, from inventory management, to work scheduling and energy efficiency, the list goes on and on. Below, we look at a few ways in which IoT is being used for Facility Management and Security. Revolutionise maintenance through condition-based maintenance For years now, the norm among maintenance professionals has been a time-based approach, or in simpler terms, performing maintenance operations after a set period of time. But a major flaw of this system is that components were being replaced periodically whether the parts were actually worn out or not. Of course, that meant some of these maintenance activities simply weren’t cost-effective. To avoid this waste from continuing, a subset of IoT known as IIoT can now be used to optimise the maintenance process. IIoT works as a centralised network of connected systems and devices that can talk to one another and generate and relay data Rather than changing parts on a time-based schedule, IIoT works as a centralised network of connected systems and devices that can talk to one another and generate and relay data. Selected equipment are fitted with sensors that monitor specific operational parameters and let maintenance professionals know how the machines under supervision are working, understand their current condition, and then pinpoint the optimum time they need to be maintained. The information generated this way is vital as it allows maintenance staff to intervene just in time to avoid costly downtime and other associated inconveniences. This is, in a nutshell, the basics of predictive maintenance and condition-based maintenance. These days, by implementing condition-based maintenance, IIoT is being used to effectively monitor a wide range of systems such as lighting, HVAC, fire suppression, security, etc. The applications are numerous and so are the benefits. On page 52 of this guide by the US Department of Energy, they state that a functional predictive maintenance program could yield up to 10 times ROI, reduce maintenance costs by 25% to 30%, and reduce downtime by 35% to 45% Along with fire suppression, IIoT is effectively monitoring a wide range of systems such as lighting, HVAC and security Remote monitoring of facilities Physical inspections have been a critical condition for the success of conventional maintenance programs, even in hazardous environments. But, with the increasing emphasis on personnel safety, organisations want alternative solutions that allow staff to examine assets without being physically present. Facility managers and their team working in industries like manufacturing, oil and gas, and mining can relate with these constraints. And these industries can benefit greatly from deploying predictive maintenance solutions. For example, in the oil and gas industry, IIoT sensors can be used to monitor remote and highly critical assets. These sensors can be used on pipelines to detect anomalies (especially corrosion) and pass that information to supervisors for necessary action. By doing this, potential failures are quickly predicted to avoid often disastrous incidents. Managing energy consumption Sensors are also being embedded in building components and devices like HVAC systems, lights, doors, windows to understand energy consumption and proactively manage it. Facilities that use this technology could achieve substantial energy savings. In a press release by IT research and advisory company, Gartner, they stated that IoT can help reduce the cost of energy - as well as spatial management and building maintenance - by up to 30%. Looking at HVAC systems very closely, we see that they are a major source of energy usage in any building These sensors work by monitoring different conditions in the building and causing a power-saving action based on the data received. For instance, occupancy sensors can order lights to turn on when it senses motion in a room and then turn off the same lights when there is no presence there. That way, there is no need to wait for someone to remember to switch off the lights when they are not needed. Another very common use is in HVAC monitoring. Looking at HVAC systems very closely, we see that they are a major source of energy usage in any building. So, the issue is how can one use IIoT to manage HVAC and possibly reduce their energy usage? Well, in its most common form, IoT-enabled HVAC works as a connection of sensors and thermostats that monitor factors like indoor air quality, temperature, and environmental changes then communicate with the rest of the HVAC equipment and make needed adjustments for occupants’ comfort. Not only that. IoT-enabled HVAC works as a connection of sensors and thermostats that monitor factors like indoor air quality, temperature, and environmental changes The technology can be configured to: Track energy consumption at different distribution points throughout the building. Track usage from the power source right down to the consumption point. Detect sudden voltage drops or spikes (usually an indication of some fault). These are essential benefits because HVAC units are notorious for consuming large amounts of energy when they are working inefficiently. Security and access control Smart surveillance is another important area of application for IoT in facilities management. It takes several forms such as the monitoring of life-saving systems like intruder or fire alarms, invisible barriers, and other safety installations. Facility managers are using IoT across different industries to obtain live information about potential emergency situations with a view to responding before the issue escalates. In such cases, quick detection of any strange activity is key because many of these installations have tangible negative effects when they fail or when they are intentionally sabotaged.Smart surveillance is another important area of application for IoT in facilities management Fortunately, the surveillance equipment can also be setup to send alerts to mobile phones to aid emergency response or evacuation as the case may be. Smart surveillance is also priceless for monitoring the situation in partially or fully automated remote facilities (especially oil and gas installations and mines), and in hostile environments with critical equipment where humans cannot work for extended periods of time. If you are not yet using IoT in your facility, you may be wondering where to start from. To avoid getting overwhelmed, a good place to start would be to try a small-scale deployment of this technology then review its ROI and impact on your operations before adopting a more widespread IoT implementation. This way you can gradually scale up as you and your staff come to understand and adapt and to this new way of doing things.
Significant technological advancements have created endless possibilities in how security is not only deployed, but also leveraged by the end user – the customer. For example, customers can now view surveillance at eight different offices in eight different states from a single, central location. A security director can manage an enterprise-wide access control system, including revoking or granting access control privileges, for 10,000 global employees from a company’s headquarters. However, with that increased level of system sophistication comes an added level of complexity. After successfully completing the installation of a security system, integrators are now expected to formally and contractually prove that the system works as outlined in the project specification document. Tom Feilen, Director of National Accounts for Koorsen Security Technology explains that this formal checks and balance process is gaining momentum in the security industry. The step-by-step process of Acceptance Testing is more commonly being written into bid specifications, especially for projects that require the expertise of an engineer and/or architect. Simply put, it is a way for the end user to make sure the system they paid for works properly and is delivered by the integrator as outlined in the project’s request for proposal. While Acceptance Testing can be a time consuming process, it is a valuable industry tool. It is estimated that at least 95 per cent of integrated security systems today have been brought through the Acceptance Testing process. Security systems have become more complicated in recent years. The introduction of IP-based, enterprise-wide and integrated solutions have all opened the door to more sophisticated access control and surveillance systems than ever thought possible. This process can vary depending upon the size of the project, but for a larger scale project, it is not uncommon for Acceptance Testing to take several weeks from start to finish. This timeline can be especially lengthy when the project involves hundreds of devices, such as access control readers, surveillance cameras, video recorders, intrusion sensors, and intercom systems. Most integrated security systems today have been brought through the Acceptance Testing process What is involved in the Acceptance Testing process? While the specific process can vary from integrator to integrator, many follow a similar process with their customer to ensure the system works accurately and that the customer has the proper certification documentation. The initial part of the process typically involves generating a report of each device installed as part of the system. This list enables the systems integrator to systematically test each device ensuring that individual devices are not specific points of failure for the overall system. For example, in a building equipped with a system that automatically releases the egress doors upon the fire alarm activation, it is important to make sure each door’s electro-magnetic locking system is operating properly. The systems integrator would not only test that a door releases when the fire alarm sounds, but also to make sure the access control system is notified if the door is propped open or held open longer than in normal usage parameters. For a door that is also monitored by a surveillance camera, part of the testing would also involve making sure that an image being transmitted to a video monitor is coming from the correct surveillance camera and that the actual angle of the image is what the customer has requested and is correctly labelled as such. If a device does not function as it should, it is then added to a punch list that would require the systems integrator to repair that device within a certain period of time. Once repairs are made, the system integrator would then submit a letter to the client stating that every device has been tested and works properly. It is also important for the integrator that once the testing process is complete to obtain a customer sign off (Certificate of Acceptance) on all systems tested and documentation provided. This limits liability once the system is turned over. From a safety perspective, Acceptance Testing is also used to verify that T-bars and safety chains are installed on cameras that are mounted in drop ceilings. It can confirm that panels are mounted in a room that is properly heated and cooled to avoid major temperature swings. Also, as part of the Acceptance Testing checklist, it can insure that power supplies that drive all the security systems are properly rated with the recommended batteries for back-up. And, that emergency exist devices or card readers are not mounted more than 48-inches above ground. An Acceptance Testing process serves to protect the end user's investment After the project is complete, Acceptance Testing protects both parties involved against liability issues. One example is if the building has a fire and the functionality of the life safety system comes into question. Acceptance Testing can be used to prove that the system was able to function as specified and dispel any concerns about its performance. At that time, all close out sheets are turned in, along with as-built drawings and a manual providing a complete listing of each device and system installed. Today, these manuals not only come in paper form as part of a large binder, but also digital files saved to a disc. The benefit of providing the customer with a binder or documentation of the system is that should the end user/customer replace the person who manages security at the company, valuable information will not leave with that former employee. While this checklist to close out a project may appear trivial at first, it is an important part of the security project process. By implementing an Acceptance Testing program, it serves to protect the end user’s investment, ensuring that the systems integrators hired for the project is knowledgeable and provides quality work. For the integrator, it helps towards the end goal of a satisfied customer.
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