Achieve net zero energy with a building management system (BMS)
Zero, zilch, zip. In most aspects of business and life, zero is not an exciting number – but it is an extremely desirable digit in the modern facilities management world. In fact, for most facility owners and managers, a net zero energy building is a dream come true. These buildings produce as much energy as they use each year, resulting in major cost savings.
How can FMs accomplish such a daunting feat? It all starts with slashing your facility’s energy waste and that’s exactly where a building management system (BMS) can help.
“One of the first steps in achieving the goal of Zero Energy Management is to eliminate waste,” explained James Walton, vice president of ENTOUCH. Based in Richardson, Texas, ENTOUCH provides building solutions and managed services to multi-site companies across North America. “BMS platforms not only allow for proper control and optimization of equipment, but when paired with energy monitoring devices, the system can identify areas of waste.”
Let’s face it: practically every building is wasting energy in some way, shape or form. The challenge is pinpointing where energy is being squandered. Once you find and eliminate energy waste, you can reinvest those dollars into solar panels, fuel cells and other technologies that will place you on the path to net zero energy.
BMS 101
There are countless building management systems on the market, and not all are created equal. When selecting the right BMS, Walton said there are key factors retail facility managers should consider.
“The first step is to define the overall goal your company or department wants to achieve,” he said. Once you have defined these objectives, you will have a better idea about which BMS or EMS (energy management system) is right for your facility. “When selecting a system, a facility manager should consider adding energy monitoring for critical sub-loads,” Walton added. “It is one thing to be able to control equipment, but without feedback loops it is difficult to continue to optimize.”
Of course, FMs might encounter a few stumbling blocks when installing a new BMS. “Depending on the age of the building and how previous systems were installed, new wiring may be required,” Walton explained. “One of the areas that can be problematic during EMS installations is properly configuring lighting controls. This is due to how lights may have been wired in the building that do not allow for control optimization.” If you want to achieve Zero Energy Management, it’s often critical to rewire the lighting for optimal energy control, he said.
Then, there’s the building management systems integration issue. If your building has multiple existing systems, you may or may not be able to integrate them into one platform.
“Many systems have the capability to integrate either through cloud platforms or by the installation of gateways,” Walton said. “A facility manager should consider if current EMS platforms can help achieve the previously defined goals. If they want to achieve a Zero Energy Management program, does the EMS system include the required components, or does the system need to be augmented?”
When selecting a BMS, cost will be a key consideration. Sometimes a more expensive system could be worth the hefty price tag. “We often focus first on the cost of a system and do not consider the total cost of ownership,” Walton emphasized. While the initial cost is important, Walton said a slightly more expensive system that provides a better user experience and greater value may help you reach your ultimate goal of Zero Energy Management.
Looking to the Future
Although it’s impossible to predict precisely what future building management systems will look like, Walton said one thing is certain. “EMS systems will continue to push into the realm of advanced equipment diagnostics,” he said. “We are already seeing LED lighting companies build sensors into individual light fixtures and electrical panel manufactures are adding energy monitors into electrical sub-panels. I believe this trend will continue to trickle down into other facility components.” As these systems provide more data and companies allow for multiple integrated databases, Walton predicts FMs will achieve continued optimization.
In future building management systems, the IoT (Internet of Things) will also come into play. The IoT refers to the connection of machines and devices, other than typical computers and smartphones, to the Internet. (Think cars, kitchen appliances, heart rate monitors and yes, energy management systems.)
“The IoT has been impacting the BMS industry for a significant time,” Walton said. “The newer EMS companies have built their platforms on the IoT concept.” However, he points out that IoT is being approached as series of parts. “Most facility managers do not need more projects or more parts,” Walton explained. “They need a solution, which will be the critical path for the EMS companies.”
Not sure where to begin in your quest for net zero energy? Fortunately, there are plenty of resources available. “The Internet is a good start, but it can be difficult to shift through the data,” Walton said. “I would recommend PRSM resources as they have a wealth of knowledge including training courses on EMS. You could also reach out to other FMs and learn from what they have done.” λ
James Walton
Let’s face it: practically every building is wasting energy in some way, shape or form. The challenge is pinpointing where that energy is being squandered.
By: Amy Bell
