What role can smart buildings play when we come out of lockdown?

Company News / Concept Evolution

11/08/2020

During this unsettling time, the entire globe, at some point, will be dealing with a common challenge on how to bring people back into commercial buildings safely. Commercial office space consumes the largest real estate footprint, and today these spaces are nearly empty. Currently consultants, manufacturers, and governments are writing strategies on how to return to our workplaces.

These strategies will share a common thread regarding the continuation of social distancing and a hyper-awareness around personal hygiene, however they unfortunately fail on addressing how people are safely going to travel to/from their workplaces.

How do you maintain social distancing on public transport? Sure, this may not be a problem if you can drive your vehicle to work, but for many people who have no alternative but to make use of public transport, this may not be an option unless willing to put themselves at risk of possible infection. An option to adhere to social distancing and self-isolation while maintaining a productive workforce is to provide a flexible workplace experience.

For months now we have created “a new way” of doing things. Working from our bedrooms and kitchen tables, we believe we will come out of this realizing, we still can have productive organizations with remote workers.

The building will become a tool, not a necessity. However, many organizations need their facilities and the workforce to support their services. Reducing and monitoring overall building occupancy is the first critical step to transition people back into buildings slowly.

We can’t police social distancing effectively, but if overall occupancy is reduced, even temporarily, it offers peace of mind to the occupants. Over time, as the confidence levels rise with building occupants, the dependence on technology will enable organizations to embrace a new way of working.

Smart technologies such as room booking management systems, video conferencing and sound masking, are integral to ensuring a comfortable and productive working space, particularly if social distancing measures will be required to continue.

Video conferencing is already on the rise due to remote working, but video conferencing suites in the office will transform the way that we connect, offering more intuitive and immersive ways to communicate and collaborate. With the use of technology in video devices, we can gather insights that could alter the way we approach offices and meeting spaces.

Room booking management systems can work with sensors to give facilities managers real-time analytics of office spaces, desks, meeting rooms and social spaces. FM’s will be able to set maximum capacity settings, as well as increase workspace utilization, linked to cleaning schedules, and improve productivity.

Of course, offices need to be heated, cooled, ventilated and lit; the vast majority of building management systems will undoubtedly continue to consume similar amounts of energy regardless of occupancy levels. It’s frightening to think how much energy is currently being wasted since the office doors were locked and everyone disappeared.

By leveraging the new advancements in IoT and smart building technologies, many companies are able to manage buildings from afar along with managing the crucial equipment inside the buildings. These important capabilities allow employees to continue their work from their own homes, something that even ten years ago would not have been possible.

What the lockdown has taught us is that – for the majority of usually-office-based workers – it is not actually difficult or any less productive to work from home. The old “nine to five” mentality has been gradually ebbing away over the past few years and the current pandemic situation will only help to accelerate this trend.

Moving onto workplace wellbeing within the office, creating a calming workplace is going to be important to ensure the wellbeing and health of employees. Sound masking intertwined with sensors and natural sounds creates a serene soundscape for your employees to escape from the stresses of work when needed.

John Keramianakis, CEO, Asset Control

“A week ago, I read an interesting interview with leading Harvard University professor Dr Joseph G Allen. He argues that buildings should be commissioned and regular checks made. He said: “You wouldn’t board an airplane that didn’t have regular maintenance.” But, as we all know, many buildings simply don’t get an annual check-up. I think we need to see many more building owners and managers investing in commissioning agents to check basic safety systems and to make sure building are bringing in enough fresh air, that filters are the correct ones, and that they are installed correctly.

We know that COVID-19 is an airborne virus. So, we need to really get a grip on making buildings safer through much better air handing. I am quite sure that smart technology from companies like Priva will see a much greater demand for tech that monitors filters (thereby sending alarms back into the BMS). And, I’m also sure that there will be a need for some form of directional monitors (intelligent supply air grill) to ensure airflow doesn’t affect building users – whether it’s in an office or a hospital or a school.

To get people back to work and feeling safe – this is going to be a massive part of the solution.”

Gavin Holvey. UK & Ireland sales manager, Priva

“Smart buildings are ready-made to integrate new technologies that could add an important layer of protection post-lockdown. Body thermal detection technology is one such measure that could be implemented in smart buildings, acting as an out-of-the-box extension of an existing CCTV system. The cameras use facial recognition to act as a first-line filter, identifying those entering premises who may have an elevated body temperature. This is then flagged to operators to take appropriate measures, such as seeking medical advice.

It has one simple goal: to play a part in limiting the spread of COVID-19 and keep people safe. The technology is useful in limiting the spread of infection among workers and customers, but it’s no silver bullet – it cannot prevent the spread of the virus. Rather, the technology helps to identify people most likely to infect those around them, one small step in the many it will take to protect the public.

“Under current circumstances, it plays an important role in enabling continuity at key facilities. But once offices and other venues begin to reopen their doors, we’ll likely see this technology used more widely as an important addition to the roster of protective measures keeping people safe.”

Tim Raynor, Video product manager at Johnson Controls

“Reopening after an extended period where a building has been unoccupied may seem like a daunting task. Combining the Concept Evolution CAFM/IWMS solution with IOT partner technology from companies such as Planit Measuring and Inpixon, the task list and maintenance required to reopen your building can be greatly simplified. From the use of sensors within the plumbing infrastructure to ensuring pipes and valves are flushed, to detecting leaks, problem areas and real time monitoring of waterways for Legionella are just a few examples. Tracking energy utilization as the building returns to optimal occupancy may help identify machinery and assets which may require extra TLC after being under-utilised for extended periods.

In the new post Covid-19 age, the use of technology to track not only assets and cleaning regimes but people is vital. It will continue to be paramount that building owners and FM providers are able to track real time movement of staff and visitors both for focused cleaning as well as infection control in the case of a visitor or staff member becoming ill. Knowing who has been in your building and who they have encountered will rapidly become the new norm not only in the healthcare space but throughout the FM industry. It now becomes as important to track staff and visitor movements within a building as tracking key assets such as ventilators in the healthcare space. Air quality testing and positive air flow are a few other examples of how a smarter building can make the work in FM less manpower dependant, managing the building by exception from sensors, rather than by manual tasks only.

In North America and around the world we are seeing sudden and growing demand for blue dot positioning and accurate historical reporting of people movement even more so than asset movement and location. We expect this trend to automate critical sensors to continue as more organisations implement IOT with the Concept Evolution CAFM/IWMS solution to meet the new and often time consuming demands of this brave new world and the new normal of doing business and managing buildings.”

JB (Jon) Benjamin, Regional Vice President, FSI Canada