The United Nations’ Intergovernmental Panel on Climate Change recently reported that most people want to see major reductions in greenhouse gas emissions. Sectors such as energy production and transportation were named as primary areas of interest but a glaring source of emissions that is often left out of these discussions is an asset that nearly every corporation maintains: buildings. Even though the built environment is responsible for 39 percent of the world's energy carbon emissions, these spaces and the facility managers who are responsible for them are overlooked in the critical role they could play in reducing their impact. Efficient, carbon-neutral buildings are vital in the fight against climate change and a key factor in companies reaching their environmental, social and governance (ESG) goals. 

However, the challenge often facing FMs is one all too common in the buildings industry: data critical to managing and optimizing spaces is siloed, hard to access and locked away either behind on-premise solutions or cloud-based applications. There was no pathway for this data to harmonize within one central location that makes it easier to access, organize and gain valuable insights from — until now. 

Progressing from reactive building management to proactive optimization

New capabilities like artificial intelligence (AI) and machine learning (ML) are creating opportunities for efficiency across industries, including FM. AI and ML can quickly analyze, sort data and deliver results reducing the chance of human error. FMs can gain heightened visibility into their space to make informed data-driven decisions. A recent survey found that more than 40 percent of workers spend at least a quarter of their work week on manual, repetitive tasks with data collection and data entry occupying the most time. Analysts are also optimistic on the ability of AI and machine learning models within digital twins to allow managers to automate workflows. 

In addition to streamlining workflows, AI also can support FM teams with preventive maintenance, increasing tenant satisfaction, and cutting operational costs without sacrificing quality outcomes. Real-time building data can be gathered and analyzed and notifications on trends and/or potential issues can automatically be sent to teams. Managers can be alerted to areas in need of their attention or tasks can be proactively assigned to the building's maintenance team. 

Equipping teams with the latest technology will not only increase operational efficiency, but also takes FM’s future from a path of reactive maintenance to proactive optimization based on occupant comfort and resource optimization. 

The International Society of Automation states that US$647 billion is lost globally each year due to machine downtime. When machinery or systems cease to function, it takes time to discern which system is down and schedule the required maintenance. Smart sensors paired with AI can help catch system malfunctions early, and even predict when maintenance will be required before a problem occurs, leading to more streamlined processes for FM teams and averting expensive downtime. 

Digital twins have been used to map entire cities. Singapore has integrated digital twins for its entire country with the plan of meeting solar energy goals. This technology is becoming increasingly popular as it provides users with a model that can be easily put into action to evaluate the impact of sustainability initiatives. Analysts are reporting that FM teams are seeing the most potential from digital twin technology when it is leveraged to optimize energy usage by simulating the impacts of different energy efficiency programs. This level of building detail that facilities teams unlock with digital twins gives a new level of clarity for decision-making and allows them to run multiple scenarios that would be costly to try in the real world.

Elevating existing structures to modern standards 

The building industry is expanding to meet growing population needs, and commercial construction mirrors this trend. Despite the increased adoption of flexible home/office working arrangements, new office space comes with higher rental rates than spaces built just 10 years ago. That is likely because new buildings are constructed to be as efficient as possible with new tech like smart thermostats and efficient HVAC systems to optimize heating and cooling for a space, reducing emissions. Unfortunately, some commercial buildings were erected before these advancements were available and have fallen behind. It is the older buildings that are most in need of updating to keep up with current sustainability initiatives and preserve functionality.

For example, the average commercial building in the U.S. is more than 40 years old. While existing systems can still deliver vital measurements via meters, this information must be collected manually and can only provide FM teams with historical data. This creates too many opportunities for human error, and patterns can be difficult to see or react to without real-time data. Older systems also create silos of fragmented data, which makes deciphering trends a challenge. While building modernization has its up-front costs, older technology becomes increasingly expensive to upkeep as time goes on and chances for system failure become more likely. To reach sustainability goals and keep costs down, FMs require digital tools that allow them to analyze data in real-time, and that deeply understand a building's carbon footprint.

When looking for new solutions, technology that can easily integrate with older legacy technologies is a great way to incrementally build towards a completely automated system. While complete overhauls might be a hard hurdle to clear, a more tempered approach that integrates new systems more gradually might be the best path forward. 

FMJ Extra - Net-Zero GoalsThe U.S. the Environmental Protection Agency (EPA) provides several tools to help evaluate the economic prospects of an energy efficiency project. Cash Flow Opportunity Calculator can help make decisions about when and how to finance energy efficiency projects. The Financial Value Calculator can help quantify and communicate the value of improved energy performance for an organization - showing how improved energy performance can increase both the company's bottom line and its market valuation. The Building Upgrade Value Calculator evaluates the financial impacts of energy efficiency improvements to office and warehouse buildings for owners and each individual tenant.

According to the U.S. Department of Energy (DOE), integrating state-of-the-art sensors and controls into most commercial buildings can save as much as an estimated 29 percent of site energy consumption. If all applicable commercial buildings adopted the latest building sensors and controls, the DOE estimates that the U.S. could save 3.8 quads by 2050 (One quad is equal to 1 quadrillion British thermal units (BTUs) or 293 billion kilowatt-hours.) This is an encouraging amount of energy savings, but the International Energy Agency cautions that if the building industry will reach the goal of net zero emissions by 2050, it will need to adapt technology much more quickly. 

An open-data solution gives FMs the time to assess their individual needs and evaluate what their infrastructure needs, at a pace that balances progress and price. Open-data tools are the alternatives to the closed-data technologies sold as an often expensive, complete solution. The ability to integrate with legacy building solutions and add on only what is needed, when it is needed, can help FM teams build and optimize a flexible, end-to-end data platform that meets space’s specific needs. This is a good option for organizations that aim to achieve greater control and significant cost savings and can afford to put in some time and effort in exchange for these advantages. Even small upgrades can have positive outcomes on ESG goals; over time, large-scale progress can be achieved.

Tech-forward buildings benefit the community 

Reducing carbon emissions can seem daunting, but emerging technologies give FMs more power and understanding of their building's energy usage and emissions. To start carbon reduction, FM teams require a more holistic understanding of how and where energy is used and wasted. Operations-wide data collection is the foundation of energy management and the first step towards emissions optimization. To achieve meaningful results, pen and paper/spreadsheets are not powerful enough to support the team working in modern buildings. Comprehensive data collection technology and solid benchmarks give FMs the ability to measure and set goals that push their organizations forward. There are new tools that will help them produce accurate reports and share progress. 

ESG reporting is becoming an integral aspect of the overall bottom line (60 percent of consumers say they would pay more for sustainable products) and the effects of climate change impacting everything from communities, to supply chains. Forward-thinking executive leadership that invests in state-of-the art tools will empower FMs in their mission to improve energy management. A recent GatesNotes Annual Newsletter stated that “as the urban population continues to grow in the coming decades, the world’s building stock is expected to double by 2060 — the equivalent of adding another New York City monthly between now and then.” New laws related to the sustainability of buildings are sweeping across Europe and likely to begin influencing U.S. regulations in the next few years. These issues are not fading away — the power for the FM is becoming more critical than ever.

It is essential that buildings have a bigger share of the spotlight in sustainability conversations. With the effects of climate change continuing to accelerate, the focus should shift to how buildings have the potential to make an enormous impact. FMs can lead these efforts with sustainability initiatives that reduce emissions and improve the tenant experience. New innovations such as digital twin technology, AI, automated data collection and open-data solutions can help them demonstrate the value of their work and lobby for additional funding.