How do you define building automation system? How is that different from building management system?

Maria: I¡¯m a member of several technical committees within . And one of these committees defines these terms for the industry.

So, we asked the right expert?

Maria: Ha, yes. The terms are used interchangeably within the industry. You¡¯ll hear some people say building automation system or BAS. Others will say building management system or BMS; then there is EMS for energy management system. Technically, however, within the industry guidelines, building automation systems refer to all the physical components and software that control components and systems within the building.

Whereas the building management system is the overlaying graphical user interface that allows users to see what¡¯s happening.

Automation has changed a great deal over the last 10 years. Did you predict it would evolve so rapidly?

Maria: Absolutely. It¡¯s always been a dynamic and exciting space within the buildings industry. Now I¡¯m inspired by how our services crossover. Automation is not just in buildings; it¡¯s in water; it¡¯s in energy and resources. It¡¯s about seeing where the right opportunity is for overlap in service offerings.

It¡¯s always changing. Our services are impacted by technology. We need to keep pace with and think about emerging technologies outside of our industry and how we can incorporate those within our designs for a building automation system. Even technology that may not exist today. We can talk to vendors and manufacturers about our needs.

How has building automation changed?

Maria: Traditionally, heating and cooling equipment has been the primary focus of building automation systems. But it¡¯s a lot more than that today. Now, we expect a building automation system to bring together multiple OT systems. It includes things like lighting, electrical, technology, security, and domestic water systems, even secondary fire alarm.

Because we¡¯re bringing all those systems together, we have an opportunity for two-way communication between those systems to make decisions and provide actionable insight. We can choose to control an HVAC system a certain way depending on the occupancy within the space. It might be the Wi-Fi system that¡¯s giving us occupancy data. The value comes in providing use cases that drive bringing this data together.

Are you finding that the clients are more aware of what¡¯s possible in terms of automation? Or do you need to show them what¡¯s possible?

Maria: It¡¯s definitely both. Clients are more aware of what¡¯s possible within the space. They want to take advantage of new technology to improve energy efficiency, sustainability, and user satisfaction within their spaces.

But there is also a big need for us to educate clients. Because it can be overwhelming for them. There¡¯s so much technology available and so many ways we can implement it. Our role includes guiding them to find the best fit.

What is the biggest challenge to implementing a building automation system?

Maria: The building automation space is well solidified in the marketplace. Building automation systems have been around for so long. People think, ¡°Hey, I need an electrical power monitoring system. Well, I¡¯ll just integrate that into the building management system with one user front end for everything.¡±

However, many people are approaching automation projects today the same way that they did 20 years ago. But there¡¯s a lot of new technology and approaches that we¡¯d like to implement. And to do so, it means we need to change the approach we take on projects.

The buildings industry often follows traditional contracting methods. These methods don¡¯t favor innovative system designs or even allow for conversations about using them. For us to combine innovative building systems, we need to discuss that with the client before the foundation is poured. Once a project starts, it¡¯s almost too late because now you¡¯re under schedule and budget constraints. The scope has been defined.

So, you need to talk very early on to change the paradigm?

Maria: For sure. You may change the contracting structure for the project so you can implement certain systems. You may want to bring in a master system integrator partner early on. If we¡¯re designing a project, we want to evaluate technologies and bring ideas to the table as early as possible. The solutions we surface will impact every discipline on the project and procurement. The industry has been hesitant to change project execution. We must push for change when it¡¯s in the best interest of our clients.

What makes the client say ¡®yes¡¯ to a more robust building automation system?

Maria: That differs depending on the market we¡¯re talking about. On the mission critical space, the value is in speed to market. The client wants the data centers built efficiently with reliable systems. They see value in engaging with all their partners as early as possible.

The conversation in the commercial building space or healthcare facilities is totally different. If we can show them that they can save money or attract top talent and tenants by implementing a certain technology, that gets their attention. Automation systems can deliver noteworthy sustainability benefits. For commercial or mixed-use spaces, the benefit is in user experience or satisfaction that will attract tenants to buildings. We¡¯re also finding ways to help clients with their day two operational needs.

What does ¡°day two¡± mean?

Maria: It¡¯s not enough for us to integrate these building automation systems together and expect that the client will naturally know what to do with the data from these OT systems. Someone must do something with the data. Who is using it? Basing decisions on it? Is the data customized for what they need? If not, there¡¯s no value in them.

We¡¯re integrating systems together to function on day one. What happens on day two? How are the systems being maintained? Are they going to be updated to work with each other?

When we¡¯re implementing a new technology or functionality within a building, there are two things I think about: First, has the client committed to adopting certain processes internally to support it? If not, then second, can we better adapt the technology to fit the processes they use today? We must think about day two when we¡¯re designing for day one.

So, is a building automation system much more than sensors?

Maria: Yes, it¡¯s more than just the physical sensors. The solution is a platform that maximizes the potential of a facility in terms of operations and experience. When you bring all these building systems and their data together to solve a problem, one challenge is solving interoperability to achieve that goal. The goal may be to improve user experience in the space. Or, maybe, it¡¯s to meet their energy and sustainability goals. Usually, we listen to them, understand their needs, and then look at the available technologies and approaches. Then, we design solutions.