Building automation system

Contrary to popular belief, intelligent buildings equipped with a building automation system are within any company’s reach. This is all the more true when you consider there are several programs that could to help you finance this type of investment in Canada. 

Louis-Michel Raby, Account Manager at Johnson Controls Canada, a multinational that creates building automation systems, answers a number of questions to explain what this type of technology is, its advantages, how it can be implemented and how to tackle the work without worrying about financing. 

What is a building automation system?

A building automation system controls various elements of a building, such as heating, air conditioning, ventilation, lighting, access and security cameras. 

“In the past, all of these systems were separate,” says Raby. “Then we tried to get these different systems to communicate with each other, which sometimes worked, and sometimes didn’t.”

Now, the market is moving toward intelligent buildings, where these elements are truly integrated. 

“Today, the Internet of Things is also often used to instantly locate various devices, for example,” explains the expert. “What’s more, we’re using artificial intelligence so that decisions can be made without human intervention, or with minimal human intervention.”

How does a building automation system work?

Because a building’s systems are integrated, they can work in synergy. If someone enters a room in a building with their access card, the light can turn on automatically. Also, if the building’s data show that people usually start arriving at the office around 7:30 a.m., the heating or cooling can be turned on shortly beforehand to reach the desired temperature by the time people get there. The reverse is also true: The temperature can be lowered in the evening once the space is empty, to limit energy consumption. 

“You can also take this a lot further,” says Raby. “Since the pandemic, some building managers have realized that cleaning was being done at times when no one had even been in the offices. The automation system provides access to all kinds of data to help better manage the building’s resources.”

What are the advantages of a building automation system?

There are many advantages to intelligent buildings. Here are four: 

1. Energy efficiency

“It’s clear that when all the systems communicate with each other, a lot less energy is consumed heating, ventilating and lighting empty rooms,” says Raby. “For example, we’ve seen certain hospitals install this type of system and then consume four times less energy per square foot than other hospitals. That’s a lot of energy.”

2. Space optimization

It’s no secret that many companies have maintained remote work since the pandemic. But what percentage of a building’s space is actually occupied, and at what time of day?

“Many building managers can’t answer that question,” says Raby. “This can lead them to make decisions, like constructing a new building, whereas they actually have the space available to meet their needs.” 

So, knowing who is in the building at what time helps companies to better assess their various needs in terms of additional space, housekeeping, workstations and more. 

3. Comfort

With many companies struggling to bring employees back to the office since the pandemic, the comfort aspect of the workspace is of paramount importance.

“There are offices that are always too hot or too cold, or that smell bad because of inadequate ventilation,” explains Raby. “No one is happy going to work in that kind of environment. With a building automation system, everything is controlled and it greatly improves people’s comfort.”

4. Security

You can also quickly see that when all building elements are integrated, it improves security. 

In the event of an incident, if the fire alarm is connected to the security cameras and accesses, the response is likely to be quicker and more efficient. Cybersecurity can also be strengthened when you can easily analyze who enters which part of the building, at what time, and then which computer system the person logs on to, and so on. 

For instance, with a building automation system, you can set up various alerts to notify you of certain suspicious behaviours. 

How can a building automation system reduce your costs?

It goes without saying that when a building’s energy consumption is minimized, its costs are reduced. 

“You can’t count on the people who are in the building to turn off the lights when they leave for the evening,” says Raby. “These people don’t usually know if there are others still left on the floor, and besides, sometimes they don’t even have access to the controls. Having people manage the heating or lighting could lead to a lot of variation and to periods when rooms are heavily heated or air-conditioned for nothing. The building automation system is much more efficient and helps reduce energy bills.” 

A study by the Pacific Northwest National Laboratory in the U.S. concluded that a properly tuned building automation system in a commercial building could reduce energy consumption by approximately 29%. Adjusting the heating and air-conditioning system, and reducing the air flow rate were the measures with the greatest energy-saving potential.  

Raby also mentions the importance of considering productivity gains for companies. “Teams work better when they have regular contact with each other in the office, and everyone is comfortable there,” he explains. “Productivity increases in these conditions. No one wants to work in a dimly lit, overheated, smelly place.”

Worthwhile for buildings of different types and sizes

Whether for a warehouse, a plant, a business, a teaching or healthcare establishment, or even a home, Raby is unequivocal: “It’s worth installing a building automation system in any type of building because it’s a win-win situation.”

He also points out the importance of moving forward as a society. “We know we need to make the transition toward renewable energy,” he says. “To get there, it’s going to take a lot of clean energy, so we’ll need to use it more efficiently.”

In 2020, Canada’s homes and buildings accounted for approximately 18% of national greenhouse gas (GHG) emissions, according to the Government of Canada.

An option for tenants?

“Installing a building automation system is more complicated if you’re a tenant,” confirms Raby. “However, when it comes to lease-renewal time, more and more companies are demanding changes to the building, such as the installation of a building automation system.”

While building owners have also seen a lot of businesses leave or cut back on their occupied space since the pandemic, many take it upon themselves to go ahead with this installation work so as to be able to offer more upscale spaces. “This helps them retain their tenants and attract new ones,” adds the expert. 

How much does it cost to install a building automation system?

“Right now in Canada, most energy-efficiency projects don’t cost building owners anything, and they’ll even have more money in their pockets afterward because of the energy savings,” says Raby. 

So who pays the bill? “Investment firms,” he says. “These firms are then reimbursed through the subsidies they seek and through a portion of the energy savings achieved.”

It should be noted, however, that these returns can take time to materialize. Companies generally have to pay for the work themselves, which can then be reimbursed, but it can take a long time. It’s also important to bear in mind that investment firms won’t necessarily invest in small projects.   

The Société d’investissement et d’accompagnement en performance énergétique (SOFIAC) is particularly active across the country. Founded by Fondaction and Econoler, it is supported by several financial and government partners. 

“Building owners really have nothing to lose and everything to gain by initiating an energy efficiency project right now, with all the subsidies that are available from the federal government, the provinces and the energy companies,” says Raby. “But there’s still a lack of knowledge out there. Often, when a building owner learns that it won’t cost them anything to carry out a project, they go ahead and do it.”