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Today's briefing comes from Rita Tatum, contributing editor for Building Operating Management. The value of intelligent buildings compounds when applied across a corporate or governmental real estate portfolio. Microsoft has about 125 buildings totaling roughly 15 million square feet on its Redmond, Wash., campus, as well as another 15 million square feet spread across the globe. The Redmond campus is the size of a medium-sized city, says Darrell Smith, director of facilities and energy for real estate and facilities.
Buildings were built at different times and design standards were not initially set. So the campus had many disparate BAS systems. "Nothing was talking to each other," says Smith. "Reporting was labor intensive." To prepare a quarterly report on energy use meant physically going into several tools to extract the information from every meter, which took weeks.
Ripping out and replacing $60 million of BAS systems to make everything the same was not feasible for a company with literally millions of data points. The company was looking for off-the-shelf solutions built on Microsoft technology that would provide fault detection and diagnosis, alarm management and energy management on one platform.
The company expects to reduce energy consumption by 10 percent. Microsoft began studying its options in 2009. By 2011, the company decided on three potential smart solutions from three different vendors and began installing and monitoring them in 13 buildings, representing about 2.6 million square feet of space. Some of the buildings were nearly brand new while others were more than 20 years old. The analytical layer from each vendor was installed above the existing building management systems.
Following a year of study and evaluation, Smith says all three program components performed well, "but fault detection turned out to offer the largest value. We saw a 17 percent savings in one building in just one week," he says. Now, Microsoft has selected one vendor from the three and is deploying the solution across its whole Redmond campus.