Technology Roadmap for Intelligent Buildings
Intelligent Building Technologies Systems

• Developers/Owners/Operators
• Occupants/ Tenants
• Basic Building Systems
• Integrated Communications
• Current Integration Technologies

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This section of the Technology Roadmap provides the reader with an overview and understanding of the current and evolving intelligent building technologies. These systems primarily support and operate various aspects of the building and its infrastructure including lighting, heating, ventilation and air conditioning (HVAC), energy management, security, elevators, life safety systems and building condition monitoring. Integration will become more pervasive as these technologies evolve. This section also considers the sometimes conflicting, sometimes co-operative interests of the two main stakeholder groups, the developers/owners/ operators and the Occupants/Tenants.

Intelligent building technologies seek to improve the building environment and functionality for Occupants/Tenants while controlling costs. Improving end user security, control and accessibility all help productivity and user comfort levels. The ability to measure the use of specific building resources enables individual users to be billed for the resources they consume. The owner/operator wants to provide this functionality while reducing individual costs. Such reduction is possible. An effective energy management system, for example, provides lowest cost energy, avoids waste of energy by managing occupied space, and makes efficient use of staff through centralized control and integrating information from different systems.

An efficient integrated system enables a modern, comprehensive access and security system to operate effectively and exchange information with other building systems. A fully integrated functionality will have the ability to open doors, notify responsible staff of unwanted intrusions and ensure that lighting, fire and other building management systems are informed of staff that arrive or depart the building. This information can then be used to manage the local environment and resulting energy usage. Life safety systems, notably fire systems, are heavily regulated by stringent code requirements. These requirements do not, however, prevent the information originating with a fire safety system from being provided to any other systems. This opportunity can be exploited to open doors and illuminate a building when fire alarms are received.

The use of transducers (detectors) provides the ability to measure and react to many building parameters, for example, vibration, strain and moisture, to monitor the building's infrastructure condition.

If all the foregoing systems are to be integrated and exchange information effectively, there is a growing need for an ubiquitous and reliable communications infrastructure. Each of the independent building systems is managed by a personal computer (PC) using conventional data processing communication techniques. A heavy communications emphasis is required when an Intelligent Building is developed. Both wired and wireless communication technologies are available. The key issues when communications are integrated are redundancy, resilience, security and the assurance for all users that "their data" is secure.

Integration considerations can be challenging. Some may be addressed through standards and conventions, or protocols provided by manufacturers. Since proprietary solutions permeate the industry, total interworking is currently unattainable. The future will require full interoperability, whereby information from one system can be exchanged with others. Communication requirements suggest an opportunity for technologies that translate protocols and conventions so that systems are fully interoperable.

Communications may be optimized by designing buildings using structured wiring standards with dedicated communications rooms, in which communications equipment shares a common space and common backbone. This infrastructure will adhere to a standardized communications model, based on the OSI seven layer model. There is a key requirement that distributed equipment is capable of operating even when the communications infrastructure becomes inoperative. Such distributed control and diagnostics will ensure that the functionality of all building systems is respected, and any single fault cannot invoke a generalized building failure. Among the candidates for wide adoption as standards, both BACnet and LonWorks currently exist and have a widespread following. However, even these available systems do not generally fulfill the requirements for interoperability.

Developers/Owners/Operators

The basic building systems are the major mechanical and electrical systems. All can be automated for better management and service, and lower operating costs.

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Occupants/Tenants

The basic building control systems can allow the users to select service functions and custom tailor these. This will require an enhanced communication infrastructure. Improved services result in improved productivity and ease of use.

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Basic Building Systems

Widespread use of computer-based processing enables the automation of all basic building systems. This, in turn, forms the basis for integration among systems. The value of intelligent building systems improves dramatically as more systems are integrated.

Lighting

Intelligent building technologies for lighting include many lighting types and functions. Lighting needs vary with each building. The functional goal is to furnish occupants of the building with the lighting required to complete specific visual tasks effectively and productively. Current lighting systems can:

• automatically turn on and off lights by photocell or computer schedule;
• modify lighting levels through the use of photochromatic windows;
• allow individuals to adjust their lighting through computer or telephone interfaces;
• link the lighting controller to a graphic user interface with icons, for centralized control;
• turn circuits on and off through computer control; and
• manage energy consumption by monitoring room occupancy and adjusting lighting to suit.

Voice and Data Communications

Voice and data communication capabilities are integral to the effective operation of a building and its occupants. In an intelligent building, data communication is vital to the integration of all other automated building systems, for example, lighting, energy management and HVAC. Generally "data" in the context of "voice and data", refers only to end-user data, such as email, Internet and database access. Voice and data in-building communications include:

• voice services, for example, telephones, voicemail and intercoms;
• building systems, for example, paging, elevator music and kiosks;
• video and audio conferencing;
• local and wide area networks, e-mail, internet access, database access;
• ability to access building services remotely, for example, when working from home; and
• television systems.

Heating, Ventilation and Air Conditioning, and Indoor Air Quality

HVAC systems are generally controlled by building automation systems that can:

• permit individual occupants to adjust workspace temperatures (within prescribed limits);
• monitor temperatures, and adjust according to a usage profile;
• adjust indoor air quality based on room occupancy and building standards;
• adjust humidity, temperature and air flow speeds; and
• use either variable air volume or constant volume air distribution designs. The former allows greater individual control.

Energy Efficiency/ Energy Management

The objective of energy management is to ensure maximum efficiency and lowest operating cost. Opportunities for reducing heat gain in the summer and reducing heat loss in the winter will lower energy costs. Energy deregulation brings opportunities to select the most effective source of heat, be it steam, oil, natural gas or electricity. In some buildings, multiple fuels are used together, whereas in other situations, each source of heat generates warmth in a distinct manner. For example, baseboard electrical heaters may supplement circulating warm air. Furnaces capable of burning either natural gas or oil exist, and electric heater systems compete with the ability to purchase steam from external sources.

Management of these energy sources depends on the infrastructure that exists within the building, as well as the "spot costs" of each of these energy sources. Intelligent building technologies permit each of the following energy sources to be managed based on criteria that can include the fluctuating pricing of:

• traditional electrical generating and distribution sources;
• new electrical generating agencies;
• oil;
• gas;
• co-generation; and
• future opportunities that may involve photovoltaic sources and wind.

Security

Security systems are generally divided into three sub-components:

• access control;
• intrusion; and
• surveillance.

Effective security systems integrate these three areas, allowing the building mode, function and operation to be pre-scheduled or controlled by individual access requests. A typical system will involve:

• access card;
• elevator interface;
• door interface;
• intrusion detection;
• sensor detection, such as temperature, moisture, glass breakage, etc.;
• guard tours; and
• parking controls.

Many of the functions of an access control system are subordinate to the life safety system, which may deactivate parts of the access control system in an emergency.

Elevators and Escalators

Intelligent building systems can provide occupants with improved elevator service. Elevator control can be quite complex, particularly with multiple elevator groupings and incorporating traffic patterns into the system. Some elevators may be shut down for part of the day to conserve energy. Current designs frequently include communications within the elevators to permit the use of access control cards, and closed circuit surveillance is becoming widespread. An effective access control system can permit dynamic changes to user privileges so that, for example, certain floors may not be accessible even with an approved access control card, unless there are already people occupying that floor.

Escalators can save energy by slowing down or stopping when detectors indicate no traffic. This approach to energy savings also benefits the mechanical components that need not run continuously.

Life Safety Systems

Life safety systems, often called "fire systems", are typically driven by code considerations. Security systems are required to release doors per code constraints under emergency conditions. HVAC systems are also driven by life safety needs, for example, smoke extraction, stairwell pressurization and elevator recall.

The advent of intelligent building technologies facilitates additional functionality. For example, in a fire, lighting can be turned on throughout the building, and networks can enhance information provided to individuals, for example, the state of the fire system, emergency broadcast messages, etc. Paging systems, normally restricted to being part of the fire system, can be used in intelligent buildings to broadcast pre-recorded status messages, which can be far more informative than messages spoken by nervous staff.

Building Condition Monitoring

Intelligent building technologies facilitate monitoring of a building's condition. Since transducers or sensors can measure most building-related parameters, needs will drive their specific use. Under appropriate conditions, any or all of these may be appropriate:

• areas with heavy snowfalls may monitor the loads imposed by such snow on their roofs;
• monitoring the strain in key structural members may be important with regards to wind loads, suspension of exhibits, loud speakers, and crowd loading in stadiums;
• moisture detectors laid beneath membranes in a building can prevent significant damage;
• monitoring the temperature in fuse panels, electrical switchgear and transformers can warn of impending failure;
• monitoring current flow in conductors can identify trouble in lamps or other electrical devices;
• monitoring vibration on mechanical systems can identify bearings needing maintenance; and
• monitoring conductivity of lubricating oil can identify metal buildup due to wear.

All of these examples may be built into a building condition monitoring system via the security system.

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Integrated Communications

The full benefits of intelligent building technologies are only fully realized through integration, such as:

• building condition monitoring depends on many parameters;
• occupancy monitoring can provide input for lighting, HVAC and elevators; and
• voice and data can be integrated for those who use telephones and computers.

The communications infrastructure must be designed and developed to support all possible applications in the building. These include voice and data systems, data processing needs, security systems, building automation systems, lighting systems and other systems that combine to create an intelligent building. Under current practice, many subsystems in a construction project, for example, elevator monitoring and control systems, voice systems, and security systems, are covered by separate construction contracts. Each specialty in a construction project is a division within the overall contract. As a result, each sub-contractor installs its own communication system, with dedicated conduits, separate communication terminal locations and different staff pulling similar cables.

The Technology Roadmap notes the initiative to form a separate division within the construction administration documents for a consolidated communications infrastructure. Such a division would be part of the master specifications or documents based on the divisions which are normally included in documents provided by the CCDC (Canadian Construction Document Committee) or by the AIA (American Institute of Architects). This initiative is often called Division 17, a term prevalent in the United States but not yet common in the Canadian marketplace.

Earlier in 2002, the Construction Specifications Institute (CSI) Executive Committee approved a concept for revising and expanding the existing 16–division master format specifications system. Although these revisions are based to a great extent on the Division 17 initiative, the actual implementation is quite different. For example, there will be two new divisions in place of the proposed Division 17 to address communications and life safety and facility protection. The current draft of the revised document can be found at CSINet.

The effective use of remote, automated diagnostics helps facility managers and operators reduce the costs of operations and resources, while also increasing the comfort and safety of the building occupants. Probable causes of problems, recommendations for resolution and estimated costs of remedial measures can be provided automatically to support staff decisions.

Radio Frequency Technologies

Many wireless devices and protocols are currently being promoted. Burglar alarm systems for residential applications, patient wandering systems for hospitals and other applications of voice systems, such as Bluetooth^TM or IEEE 802.11b, communicate without a hard wired infrastructure.

Wireless communications are particularly attractive where offices and partitions are frequently reconfigured, and applications change frequently. The wireless solution competes favourably with wired alternatives. HVAC requirements can be economically and efficiently met using wireless controls.

Evolving wireless technologies enable one antenna to serve a wide range of frequencies, so that a single antenna and wireless infrastructure can serve telephones, pagers, local area networks and signalling for building automation systems. The active components of these wireless systems should be installed in the centralized communications rooms alongside their wired system equivalents.

Communication Issues

The ability of a standard digital data transmission protocol, for example, TCP/IP (Transmission Control Protocol/Internet Protocol) to transmit many forms of data enables a single infrastructure to transport multiple, independent data elements. Both analogue and digital data can be handled, serving, for example, security, voice and traditional data processing information. Bandwidth needs for voice and security applications are small compared to data processing, so network performance would not be prejudiced. Security and redundancy needs must be well addressed, within the network design. Appropriate protection is essential, to ensure security and to protect against viruses, hackers and other intruders.

A very large number of individual IP addresses can be used to uniquely identify each device attached to the network while also respecting naming conventions.

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Current Integration Technologies

This section considers trends in standards, protocols and practices that impact the integration of different systems. Some manufacturers are expanding their range of solutions, so that a manufacturer's building automation system or security system monitors and performs some of the functions on sub-systems, for example, lighting, HVAC, fire, intrusion monitoring, etc. Total solutions are hard to find. Not surprisingly, vendors generally have the most complete solutions in their own historic speciality.

Another approach to integration is emerging where an umbrella software integration solution, sometimes referred to as middleware, provides communications between each of the subsidiary systems and the host integration system. No changes are required to the individual systems. The host integration system undertakes the appropriate conversions, communicating with each system in its own "native language". Thus, each subsidiary system, module and component can talk to any other system, module or component in the system. While this presents a theoretically ideal solution, the functionality is at the mercy of proprietary changes that may occur in any of the subsidiary systems. For such an implementation, the vendors must co-operate to ensure continuity of the required interoperability.

Experience indicates that the advantages of system integration, providing interoperability and functional transparency, accelerate as the interoperability becomes more extensive and pervasive. There is clearly a marketing opportunity here. Customer demand will drive the provision of the required capabilities. When customers insist on these features, there will be vendors who will provide what is required. This will not happen instantly, and the early stages will not be easy, but the required products will become available with the features and reliability that is required.

No doubt there will be a price differential to be paid, and this is what will encourage the vendors to provide the products. The competitive North American market will ensure that the differential is not excessive. There is already much evidence that the value to the developers/ owners/operators and the occupants/ tenants will far exceed the price differential of the products.

Currently, adherence to standards and protocols that ensure interoperability among diverse systems does not generally exist in the market place for intelligent building technologies. The ability to create interfaces among diverse systems is well established, demonstrating that systems can communicate with foreign devices. The interaction among systems does require licensing of the protocols and close cooperation among vendors. There is a significant market opportunity here.

Some important aspects of interoperability depend on networking that is resilient and reliable, to assure adequate bandwidth for data transmission. Advantages include the following:

• DDC (direct digital control) controllers make use of individual controllers for personal work spaces cost effective and result in energy savings which justify their use;
• digital sub-metering that allows charging energy utilization to the end user;
• "soft-start" techniques (for example, gradual start-up of ventilation fans) reduces operational and maintenance costs; and
• building automation logs device utilization, providing data for maintenance needs.

Common Communications Infrastructure

Networking technologies enable multiple systems to share cabling. Data communications use digital protocols, for example, TCP/IP. These systems can co-exist, independently and securely, on a common Ethernet backbone. For example:

• PCs control HVAC systems, lighting systems and security systems, and can co-exist on a single platform;
• fire safety systems are now addressable, for example, an Ethernet links sub-panels, each of which monitors a limited number of devices;
• elevator controls are digital, and are often controlled by a single PC platform. A single vendor may provide a PC interface for all elevators in a building or campus, for security and operations staff to monitor and control; and
• there is much publicity on telephony over a data local area network using Internet protocols (voice over IP — VoIP).

The individual sub-systems are already available, and their penetration is increasing as new buildings are designed and old ones retrofitted. The widespread adoption of a suitable communication standard by the building control system industry would enable interaction and interoperability among these devices. Experience indicates that the adoption of such standards has helped all elements of the industry. Standards and agreed industry specifications for computer devices have helped users and the industry grow while ensuring competition. There is a significant marketing opportunity here.

Cabling

Separate cabling within a building is typically provided for each system requiring communications interaction, i.e., separate cables are provided for telephones, local area networks, building automation, fire systems and elevator controls, depending on the systems in the structure. The cabling required for intelligent building technologies applications should, to the extent possible, adhere to a number of basic criteria for integration. In the future, individual cables will not be needed because the communications systems will be integrated. Most integrated cable systems will:

• multiplex or otherwise consolidate the communication needs between different systems;
• use a single, common communications raceway or communications tray;
• locate all common equipment in shared communications rooms where the equipment can readily be interconnected as required;
• ensure that the communications rooms are secure;
• use the same type of cabling wherever possible, so applications and cables are interchangeable over the lifetime of the building;
• use the same kind of termination equipment for all cables;
• manage the cable infrastructure as a building resource; and
• follow a structured cabling design, as recommended by Telecommunications Industry Association Standard TIA 568.

The basic design objective is to develop and construct a building cable network plan that will be effective and efficient for the lifetime of the building, and that will enable additions, upgrades and changes in functionality and utilization to be implemented by changing/ upgrading only the electronic equipment that uses the cable network. The selection of communications technologies will depend on the expected communications needs, considering both capacity and quality. Candidate technologies include copper, coaxial cable and fibre cables, and wireless technologies, including combinations of technologies. The design task is not trivial, noting that optimal solutions will change over time as technologies evolve.

A key feature involves cabling from end-user locations to the shared communications rooms, where backbone facilities then provide interconnection to other communications rooms and central services.

OSI Seven Layer Communication Model

Frequent references have been made to the use of communications as a utility within an intelligent building. The open system interconnection (OSI) model is a widely recognized generic standard for communications that defines networking in terms of seven layers. This standard was developed and is supported by the International Standards Organization (ISO). Additional information on the OSI seven layer model is provided in Appendix B.

While the OSI model serves as a valuable concept for outlining network and communications systems, it should be noted that not all manufacturers have adopted this model.

Consolidated Communications

The concept of consolidated communications addresses the provision of a single communications backbone throughout a building that uses intelligent building technologies. With a single backbone, all communications requirements for the needs of the users and of the building can be co-located. The resulting single communications path will be smaller and much less costly than the aggregate of individual paths that would otherwise be needed, and ensures that spare capacity can be consolidated between all applications. This single, consolidated communications infrastructure will also use a limited number of different cable types. The need for specialized wiring types is applicable only to special applications. If all systems use the same wiring, spare capacity can be shared among all systems. In some cases, several signals will be consolidated on a single cable. In other situations, individual cables of the same type will each carry a single signal. Multiplex allows multiple signals to travel on a single communications link. This approach is far more cost and service effective when most data are digital packets on a single network. Whether the backbone is a single cable or a group of cables will vary from project to project.

A key aspect is the association with the communications rooms. These strategically located rooms must have sufficient space and services to securely accommodate communications equipment. This equipment will then bridge and link the distribution network feeding the end users and the consolidated backbone infrastructure of the building.

Current Implementations

Current integrated communications in intelligent buildings are single vendor sourced or provide universal translator solutions so that all connected systems may communicate interactively. Johnson Controls' Metasys, Honeywell's Enterprise Building Integrator and Siemens Technology's Insight products are examples of systems that provide extensive building automation capable of providing most control functions. Tridium and Frame Networks' products demonstrate universal translator products. These are becoming more valuable as additional products are able to communicate over an Ethernet backbone using an IP protocol. These trends are allowing individual components to be attached to the backbone directly or through a controller. The ubiquitous presence of the PC ensures that these changes are consistent with the stable data processing environment, which can be used for building automation.

Distributed Building Control

Distributed controllers can provide total building automation. These devices, which communicate using a dedicated network, allow the use of standard access control, intrusion monitoring and surveillance devices, and can include multiple switched inputs and outputs, analog and digital input and output controls. The communications network can interact seamlessly with associated video and audio switches, allowing the operator screens to be used to select and control many different device types. The primary benefit of a distributed control system is the ability of individual controllers to continue functioning when some elements of the network or main computer fail. These controllers often interact with audio and video switches and other building management systems.

Intelligent Controllers

As processors and memory are built into the controllers activating HVAC and other building systems, there are opportunities to provide closed loop control. In traditional controllers, no response confirms that the requested action has occurred, for example, if the room needs heat and warm air is called for, it is assumed that the baffle has acted as required, which is not always true. Intelligent controllers would confirm the success or failure of the baffle movement, closing the information loop. The intelligent controller can perform self-diagnostics and report potential failures sometimes before they occur, for example, the controller can report that the actuator needed to move multiple times before the baffle achieved the desired position, indicating a mechanical malfunction. These controllers also function in a degraded manner if the communications link fails. Intelligent controllers may be applicable to any of the systems contained in, and controlled by, an intelligent building system and can report status information to the central control system. The same approach also allows periodic diagnostic cycles in order to perform directed maintenance.

Standards and Protocols

Standards and protocols are an area of contention in the intelligent building technologies industry. The industry would benefit from universal or widespread acceptance of a small suite of standards and protocols. There are, at present, a number of different standards available, but no general consensus apparent. Adoption of a universal or widely accepted standard industry wide would be very helpful.

Standards define the arrangements under which devices and systems interact and communicate with each other. The terminology is complicated by the frequent interchange of the terms "standard" and "standard compliant". Some vendors will certify that their products comply with other vendors' implementations. Sometimes, vendors will publish their standards, allowing competitors to use a subset. Switch manufacturers typically employ a range of protocols, some of which adhere to published standards and some of which are only available through their own proprietary products. The following arrangements generally apply:

• a standard is normally written through a national organization. Organizations such as the American National Standards Institute (ANSI) and the American Society of Heating, Refrigeration, and Air-conditioning Engineers (ASHRAE) are among those writing standards. Such standards are developed in a public forum that generally includes representatives from a number of corporate organizations and manufacturers who participate in a carefully structured vote to ensure that the document represents all interests. Canada, sometimes through the Canadian Standards Association (CSA), writes some of its own standards and often participates in the U.S. process so that standards will be compatible between the two countries and may be issued simultaneously in both countries;
• an open standard may be owned by a company or a consortium of companies and disclosed to the public. In some cases, open standards require payment of a licence fee;
• proprietary standards are generally owned by a company and may be regarded as "corporate secrets". In some cases, use of such proprietary standards may be protected by legal actions, and in other cases, part of a standard may be released for public use, for example, EIA–709 is an Electronic Industries Association (EIA) standard which is a subset of a commercial protocol (Echelon LonTalk); and
• protocols are generally reflective of common practice. Such common practice in some cases will subsequently be adopted as a standard. Protocols in particular are often used within the communication and software industries to reflect the manner in which data is represented.

Widely accepted standards and protocols are necessary for building automation and integration, to enable communication among different building systems and devices. This would support the interoperability of different vendor systems and components, and make competitive procurement for system upgrades and expansion possible. Widely accepted standards and protocols reduce risk, because they result from rigorous evaluation involving public review by interested parties including end-users, vendors, manufacturers and government agencies and this also gives assurance that they will be kept "evergreen".

BACnet and LonWorks

Two standards-related concepts appear frequently in the building automation media: BACnet and LonWorks. Those advocating standards frequently argue that these represent standards for the automation industry. BACnet (Building Automation and Controls Network) is a standard for computers used in building automation and control systems. It was adopted by ASHRAE and ANSI . Most vendors in the industry have demonstrated support for BACnet in the form of new products. A differdifferent solution, LonWorks, is a proprietary communications technology that has been marketed for several years by Echelon Corporation.

The BACnet standard defines how automation and control systems may interoperate with other BACnet systems. Multiple BACnet systems may share the same communication networks and may inter-communicate to request various functions from each other. BACnet can be applied to any type of building system including heating, ventilation and air-conditioning (HVAC), security, access control, fire safety systems, etc. In principle, this standard is vendor independent and forward compatible with future generations of systems. The objectoriented approach that is central to BACnet represents all communication information within each controller. BACnet can communicate over local area network technology such as Ethernet, ARCnet, MS/TP, PTP and LonTalk. BACnet does not force all systems to be the same nor does it guarantee interoperability. The transmission of messages across the various transport mechanisms uses a common communications protocol. It does provide the mechanism to allow co-operating devices to interoperate if this is desired. As a standard, BACnet describes mechanisms that will enable systems from different vendors to be interoperable. Each system must then implement the features of BACnet that the other systems require, and this is an area where not all systems are fully compliant.

LonWorks is a family of products developed by Echelon Corporation, in co-operation with Motorola. The proprietary communications protocol is referred to as LonTalk. The term "proprietary" reflects the ownership and licensing requirements imposed by Echelon. A proprietary communications chip is a requirement of the implementation and is referred to as the Neuron®. (See the OSI model of communications standards in Appendix B.) Neuron and LonTalk communications are referred to as multiple levels: the session, presentation and application layers. These three layers together are referred to as LonWorks. Each message contains data objects that are defined according to multiple structures. The structures are identified by code numbers that form part of the data stream and allow the receiver and the sender to interpret the data stream in a common manner. Since these code numbers are not defined by LonWorks but are open to interpretation and definition by each vendor, systems are not generally compatible between different vendors. To overcome this, there have been agreements by vendors whose products are now marketed by the LonMark® Consortium and conform to agreed conventions. LonMark® is a marketing organization and the vendors pay substantial membership fees. Only this organization can modify the definitions. The product is therefore a proprietary product, and features may come and go as these members elect. Not all LonWorks systems, or products which use LonTalk, are LonMark® compliant systems.

Both BACnet and LonWorks generally operate on dedicated communications infrastructures that are used exclusively for building automation. BACnet was designed for operation as a major system. In general, LonWorks and its restricted subset LonMark® are intended for small systems. LonMark® and/or LonWorks devices cannot, and do not, interoperate with BACnet devices.

For more information, please see the following websites: BACnet and LonMark

Vendor Independence

The adoption of standards ensures that vendors have the opportunity to manufacture their systems to be compliant with generally accepted standards that usually ensure there is no requirement to purchase specific components from specific manufacturers. The choice of vendor will be governed by availability, functionality and price, expecting interoperability to follow from standards compliance. This will result in more competitive pricing, driving down the price and increasing the quality and flexibility of each of the candidate products. In any given project, initial sourcing may well come from a single manufacturer, but that will not control the products which must be used within that structure for its lifetime.

Integration of Systems

The most critical challenge in designing, building and operating intelligent building technologies is the effective integration and interoperation of the several different building management technologies, and of other technologies as well. The capability of fire, safety, security, surveillance and other building systems to be integrated and to be interoperable has been noted. Wide experience and ample evidence indicates that the value of intelligent building technologies increases sharply as the number of integrated and interoperable systems increases. The value of intelligent building technologies can be further increased by the use of communications for remote monitoring, control and access.

Internet command and control systems allow applications associated with home, utility, business and factory automation to be hosted anywhere on the Internet. These systems use visually based software to produce a simple, graphical vehicle for network and system definition. In so doing, they can readily control lighting, security, life/safety, HVAC, elevator and power systems. These systems give users the ability to monitor, adjust and reconfigure devices as needed, from wherever they may be.

Access and control monitoring systems are also used for a number of security purposes. These systems can provide a live video window, embedded paging and e-mail capabilities, Windows client support and increased system capacities. The use of broadcast paging can allow for fast and convenient alarm notification to off-site personnel, thus adding to the efficient running of a building with minimal staffing.

The opportunities are virtually unlimited. From a central location, the operator can monitor, in whatever detail is required, not one but many buildings, which may be in a campus setting, or spread across a city, but could in practice be located anywhere. The occupant/tenant can control the office environment easily from a PC, and could do so remotely, from a laptop or cell phone, so that the lights are on, the elevator is waiting, (and perhaps even the coffee is perking) when coming to the building to do a little extra work on a Sunday morning.

The occupant/tenant's location can be tracked within the building and can be contacted on the closest wired telephone, or on a personal wireless telephone. Personal PC/laptop access can be available throughout the building, along with personal communication services, for example, conference calling, call lists, etc. The potential for increased functionality to add value is very extensive. As with many other new technologies, it is a characteristic of these building technologies to result in many valuable uses which may not have been anticipated when the technologies were introduced.

Do all these capabilities bring value, save operating costs, enhance productivity, and warrant higher real estate and rental prices? Of course they do, and there is much evidence that the use of intelligent building technologies is potentially quite profitable. The sections which follow address both benefits and challenges.

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