Navigant Research Blog

IoT – A New Source of Competitive Advantage in Commercial Real Estate

— August 29, 2017

Whatever business you are operating inside a commercial building, if you aren’t collecting, storing, using, and learning from data, then you are not doing your job. That is the sentiment in today’s intelligent buildings market. Commercial real estate faces this reality as the effective use of data, analytics, and Internet of Things (IoT) becomes a competitive advantage. The use of all these tools can maximize occupancy, amplify tenant satisfaction, and even attract and retain employees.

Intelligent building solutions entered the market as tools to improve specific facility systems—HVAC, lighting, and physical security—and it started with connecting devices. Once the devices were connected, the next step was collecting data and analyzing it to be communicated visually. These intelligent building technologies improved the operations of equipment and demonstrated value through the lens of energy efficiency. What makes IoT unique is the ability to unify and process data at the enterprise level, which has been the vision of the intelligent buildings market. IoT enables more cost-effective data acquisition, aggregation, communication, analysis, and ultimately, performance improvement.

Capitalizing on IoT for Fully Occupied, High Value Commercial Real Estate

Journalist Oliver Burkeman wrote in 2009, “Without most of us quite noticing when it happened, the web went from being a strange new curiosity to a background condition of everyday life.” Today, we are entering the next era in which uninterrupted access to data from our mobile phones and wearables to legacy building systems can create a seamless data profile of an enterprise portfolio of facilities to redefine the occupant’s experience, create new productivity for operations and service providers, and create more value for building owners. A holistic, data-driven approach to real estate management is critical as we look into the future of workspaces.

The US Bureau of Labor Statistics estimates that today’s students will have 8-10 jobs by the time they are 38. Furthermore, the agency estimates that by 2020, 50% of the workforce in the United States will consist of freelancers. What this means is that the demand and use of commercial office space will look completely different than it does today. Technology and an IoT approach to facility optimization can help real estate owners differentiate their buildings to win the competition for tenants and even employees.

What is the process to move the real estate industry toward the digital office of the future? How can IoT deliver cost savings, sustainability, and customer satisfaction? Join us on September 12 at 2 p.m. EDT for an Intel-sponsored Navigant Research webinar. We’ll explore how Rudin Management is working with Intel and Prescriptive Data to demonstrate how IoT can optimize the occupant experience in the commercial office.

 

Capitalizing on Data for Intelligent Buildings Market Expansion

— August 9, 2017

The intelligent buildings market continues to evolve, and an increasing focus on the value of data opens the door to inventive offerings that speak to critical pain points for commercial customers within the market. Energy efficiency remains an important value proposition for intelligent building solutions, but cost savings associated with utility bills is an insufficient driver for market transformation in facilities management. The push toward the Internet of Things (IoT) as the framework for digital transformation of commercial buildings and the next iteration of the intelligent building capitalizes on the multitude of nonenergy benefits derived from facility data. The next frontier is moving from energy efficiency to energy optimization and from data-driven improvements to the occupant experience.

Smarter Interactions with Energy

Building-to-Grid Integration, an upcoming Navigant Research report, presents big picture energy opportunities for intelligent buildings. Data, and the insights derived from it through analytics, elevate business opportunities for managing energy in commercial and industrial (C&I) buildings. A growing number of intelligent building solutions utilize data to direct an orchestration of systems to optimize energy use—the focus is on advancement and a more sophisticated use of technologies than simply using data to create dashboards that report on system performance.

Building-to-grid (B2G) is an emerging construct that creates an opportunity to generate new value streams with energy services as a foundation. The B2G platform is the framework for transactions around the energy supply and demand associated with the facilities and distributed energy resources of C&I sites. The bundling of advisory services, data communications, controls, and analytics will likely be the foundation of B2G solutions that enable the aggregation and coordination of C&I facilities to meet specific economic and corporate objectives. These objectives include power reliability, sustainability, and revenue growth.

Fundamental Shift in Enhancing the Occupant Experience

The Intelligent Building Technologies for Value-Added Services report from Navigant Research explores how utilities can leverage IoT as a platform for new offerings to improve customer engagement and satisfaction. The benefit of the focus on data creation and analysis showcases the many nonenergy benefits that align with shifting customer expectations around technology. The number of commercial customers already investing in IoT solutions should result in changes to the consumption and demand patterns utilities use for resource planning. Furthermore, rapid growth in IoT for intelligent buildings market represents a significant revenue opportunity for new offerings. At the same time, it represents a threat to existing revenue streams for traditional electric services as these technology-enabled customers reshape how their building operations and energy consumption align.

IoT value-added services can be designed around financial incentives and expert advisory that builds off the existing core capabilities of C&I demand-side management programs. IoT intelligent building advisory offerings can leverage existing core domain expertise around energy efficiency and domain management, but would be amplified by partnerships with IoT players currently in the market.

These new Navigant Research reports underscore the expansive opportunities associated with intelligent building data. Early solution provider adopters will need to develop strategic partnerships and revisit branding and positioning, but the upside to these challenges will far outweigh the costs.

 

Realizing the Potential of Street Lighting Networks

— July 27, 2017

Navigant Research expects 73 million connected street lights to be deployed globally by 2026. This will be an immense asset for cities able to use these smart nodes as part of an emerging city mesh of sensors and smart devices. However, while the potential of smart street lighting is clear, there are still several hurdles to faster adoption. As Richelle Elberg noted in a new Echelon-sponsored white paper, we must examine the complex issues around the network choices facing cities—and technical complexities are only part of the problem. The Echelon white paper and Navigant Research’s recent Smart Street Lighting for Smart Cities report both identify five key messages for cities as they consider their street lighting policy:

  • Consider street lighting upgrades as part of an Internet of Things (IoT) strategy. Any city looking to deploy a street lighting network should at least have an outlined plan for how it will engage with the growth in the use of digital and IoT technologies for city operations and services. How do these developments fit with existing city development strategies? What are the priority local issues and what are the local assets that provide the starting point and make the plan distinct to the needs of this city?
  • Find new ways to collaborate across departments. The potential to add future services to a street lighting network means that coordination across city departments on procurement is essential. Restricting the procurement to the traditional concerns of the lighting department may limit the ability to realize future benefits. Coordination of networking requirements and procurement across multiple city departments—and even involvement of other stakeholders such as local utilities—should be considered.
  • Think about problems first. While there are a wide range of potential use cases for a multi-application network, not all will have the same priority. Just because many applications can be supported on a street lighting network does not mean that all will be equally important to all cities. As a leader of a successful smart city program recently said: “our secret is that we always start with a city problem not a technology.”
  • Understand the diversity of requirements. While integration across departments and the consolidation of requirements is a sensible approach, it is also important to realize that one approach will not satisfy all needs. Most cities are likely to require different communication solutions to address the span of smart city applications, from low risk Living Lab projects, to specific services applications such as street lighting and smart parking, to critical city systems for public safety. The future of city networking will be a hybrid.
  • Recognize that street lights are a city asset. In a world that depends on ubiquitous access to power and connectivity, the street lighting network is a valuable resource. In addition to providing a platform for new sensors and applications to improve the efficiency of city services, they can also be a source of new revenue. Street lighting poles are being used to extend cellular and Wi-Fi access, to integrate EV charging equipment, and as digital signage sites for advertisers.

Where Do We Go from Here?

Installing smart controls for street lighting at the same time as an LED upgrade program is a logical and cost-effective step to enhancing the value of the city lighting system. In 2017, smart street lights represent only about 2% of the installed base of street lights; there is still immense potential for better utilization of these valuable city assets.

Installed Base of Smart Street Lights by Region, World Markets: 2017-2026

(Source: Navigant Research)

For further detail on smart city applications, street lighting as a platform, and the relevant connectivity platforms, see the Navigant Research white paper, Smart Street Lighting as a Smart City Platform. The Executive Summary from the Smart Street Lighting for Smart Cities report is also available.

 

IT-OT Collaboration for Optimizing Commercial Buildings

— July 13, 2017

This article was originally published by Intel and appeared in the Realcomm Advisory.

Smarter Applications for Building Management

The internet of things (IoT) is shifting the facilities management paradigm. Highly functional yet lower-cost devices can be deployed with minimal business disruption, broader acceptance of cloud-based software is supporting investment in intelligent building analytics, and the growing understanding of the importance of cyber security for networked building systems is affording IT departments to add value to traditional operational and line of business problem solving. These market forces underscore a bullish outlook for IoT in commercial buildings. In fact, Navigant Research’s recent report, IoT for Intelligent Buildings, forecasts the global IoT for intelligent buildings market to grow from $6.3 billion in 2017 to $22.2 billion in 2026.

The idea of convergence between information technology and operational technology systems (IT/OT) has been the cornerstone of intelligent buildings (and other operational areas of the enterprise) since the market’s inception. The reality is, however, most teams responsible for information technology and facilities operations and management work in isolation – following separate and distinct goals and mandates thereby losing the opportunity to capitalize on cross discipline capabilities essential to crafting strong IoT frameworks.

IBcon 2017 presentations, panel discussions, and demonstrations on the show floor demonstrated how the internet of things (IoT) platform approach to building optimization offers a framework for collaboration that can bridge the gap between IT and OT. A successful IoT intelligent buildings strategy can even help the IT and OT teams align their efforts and more effectively reach their specific corporate objectives – cost savings, tenant satisfaction and retention, business continuity, and cyber security. Furthermore, IT departments can be valuable resources for operations teams looking to understand the technical specifications of IoT offerings and differentiate between ingredient, systems, and solutions options in the market.

IoT for Stronger Bottom Lines

Initially, energy management was the foundational application for the intelligent building technologies. The rationale is that estimating return on investment (ROI) through energy cost savings associated with equipment efficiency is straightforward and transparent. Today the configuration and use of IoT solutions can deliver energy efficiency while helping OT and IT teams meet goals in additional cost savings, business continuity, and cyber security by working together. As a result, OT and IT, the two key influencers on business operations, can find value by investing in IoT solutions.

Cost Savings

Energy management will continue to play a critical role in the business case for investing in IoT in intelligent building solutions because energy savings directly impact the bottom line and support corporate goals for sustainability, resilience, and climate change including a reduced carbon footprint. The data profile of the IoT-enabled intelligent building generates the information for the c-suite about how building performance is supporting or detracting from enterprise goals. This level of insight is critical to positioning IoT offerings as executive-level solutions. However, the success of an IoT deployment requires buy-in from and use by the business units running the facilities, namely operations and IT teams collectively. As a result, vendors are focusing on applications beyond energy management so that they can address the key objectives noted above.

Specific financial metrics have become the backbone of the investment proposition for IoT. Characterized as the 3:30:300 rule of thumb, this guideline was the topic of conversation several times at IBcon because it provides more depth to the analysis of cost savings – a paramount goal for operations teams. The rule explains that if energy costs average $3 per square foot, then real estate costs average $30 per square foot, and employee costs run up to $300 per square foot. IoT vendors aim to demonstrate how their solutions reduce the significantly more impactful costs of space and people.

Speaking to the $300 per square foot metric, occupant satisfaction has become an influential consideration for investment in IoT intelligent building solutions. With the insight IoT offers, building owners and operators can improve their occupants’ experiences in multiple ways, such as:

  • Streamlined customer service in retail
  • Data-driven “wayfinding” for hoteling or collaboration space in commercial offices
  • Optimized repairs, diagnostics, preventive, and even prescriptive equipment maintenance for occupant comfort

Regardless of which sector a facility supports, occupant satisfaction is a priority for building owners. In education, multi-family residential and commercial/corporate offices, owners want to attract and retain the best students, tenants, and employees. In retail, owners want to keep shoppers happy and in their stores, longer and more often. IoT intelligent building solutions provide the framework for ensuring owners meet these objectives. The argument is that improved customer satisfaction ties to employee cost. When wayfinding and faster support provide a more productive experience, “employee cost” per square foot drops.

Another idea that arose on several occasions at IBcon was healthy spaces as a use case for IoT intelligent building investment, another way to lower the $300 employee cost. The principal is that if IoT-intelligent building solutions can improve indoor air quality and maximize comfort – and lead to healthier environments – occupants can be more productive employees, more satisfied tenants, better students, or more efficient operations/facilities managers.

Business Continuity

A combination of IT hardware, middleware, communications/networks, cloud/datacenter, and domain specific applications & analytics is the set of ingredients for an IoT solution that can integrate building systems in new ways. These components can be deployed with minimal disruption in comparison to the rip and replace process for traditional automation and controls retrofits. It is important to note that integrating an IoT offering with existing automation and control systems should amplify the ability to optimize facilities and not just simply replace legacy investments. This approach ensures that building owners and manager are making strategic investments in the right technology to utilize and even enhance existing technologies instead of deploying more technology for the sake of more data. The objective should be to invest in the mix of hardware devices and communications infrastructure necessary to support the software analytics that deliver actionable insights with minimal impact on the business operations within the facility.

Cyber Security

IoT is enabling a transformation of the approach to facilities management through networked controls and automation. The ubiquitous connectivity of the IoT intelligent building approach requires that corporate real estate (CRE) make cyber security a top priority. Any breach in security through the IoT solution will impact the other business objectives of cost savings and business continuity. CRE customers, therefore, need to understand the security of the solutions they choose to invest in to protect devices, data, and company IP using a layered security model. IT teams can further support the operations teams through their cyber security expertise rooted in their core responsibilities supervising and maintaining data centers, networks, and devices. The rules, best practices, and metrics IT departments have established can be extended to secure new IoT platforms designed to optimize commercial buildings.

Identifying the Right IoT Intelligent Buildings Solution

IBcon also showcased how investing in the right IoT solution can deliver cost savings, and ensure business continuity and cyber security. In fact, the right solution will be offered by technology partners that bring domain, technology, and service expertise to deliver these integrated OT/IT customer objectives. Furthermore, an IoT approach provides flexibility to deploy applications that meet customer expectations today and can evolve with users over time. IoT intelligent building solutions future proof the automation and controls infrastructure by allowing for enhanced analytics, applications specific to customer challenges, and greater computing power.

At IBcon, Intel was one of the high-profile vendors from the IT industry presenting partnerships that bring market-ready solutions to CRE or offer the critical ingredients to IoT offering development such as networking hardware, middleware, or niche intelligent building software applications. The table below provides links to video snapshots of the partner offerings including the full solutions from Prescriptive Data, Daintree (Current by GE), and Yanzi Networks.

Benefits of Representative IoT Partnerships, Intel Ecosystem at IBcon

Category Value Illustrative Partner
Distribution Market Adoption Arrow Electronics
Middleware Ease of Deployment with Device Provisioning and Data Collection CANDI Controls
Hardware Enabling Data Collection and Edge Analytics with Scalability Dell
Hardware and Software Monitoring and Analytics plus Ease of Deployment Yanzi Networks
Software Platform Ease of Integration plus Analytics Kodaro
Software Platform Ease of Integration plus Analytics Daintree (Current by GE)
Software Actionable Analytics Prescriptive Data
Services Integration and Deployment Volteo

(Source: Navigant Research)

CRE customers are looking for solutions that demonstrate domain expertise around facilities management, technical specifications that ensure ease of deployment and security, and services capabilities to support implementation and deployment. There is a wide range of technical skills in CRE organizations that may require deeper support from a IoT provider, and if IT and OT departments collaborate on the investment process, the likelihood of success for the project grows.

Siloes that once managed specific aspects of operating commercial buildings can now be broken down into a holistic and cohesive approach to facilities optimization. IT incumbents, including Intel, offer technical solutions—and specifically cyber secure solutions—that translate data into action, which can continuously improve facility operations for bottom-line benefits. These technology players can find a bigger seat in the facilities management market as they partner with other technology and channel partners to showcase market-ready IoT solutions. This year’s IBcon demonstrated the market momentum and the many opportunities customers can leverage through IoT partner platforms for building optimization.

 

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