How managers can move their organization from reactive emergencies to planned activities
Angela Testa, senior vice president of operations at American Campus Communities, strengthens operations without compromising a healthy work environment
As building automation becomes more integrated into system functionality, its impact on occupant comfort and energy use becomes more important. BAS operators must balance the need for maximizing functionality with the need for reducing energy use. Through proper monitoring and control of the system's operating conditions, technicians can optimize performance and maintain comfort. To maximize building performance, BAS operators need to pay attention to: changing times for scheduled starts and stops; daily and weekly coordination with building activities; and optimal system start-up.
Optimizing building energy and system performance is a cornerstone of supporting energy efficiency and sustainability efforts, such as pursuing certification under the U.S. Green Building Council's Leadership in Energy and Environmental Design for Existing Buildings: Operations & Maintenance (LEED-EB: O&M) rating system. In both cases, the BAS not only provides control resulting in improved building performance. It also might help document and trend building comfort and air quality, as well as support sub-metering utility use. A BAS can be instrumental in earning credits that involve:
Developing and implementing a comprehensive BAS master plan will ensure managers and front-line technicians that the specification process gives post-installation issues proper consideration. When functioning efficiently and operating properly, a BAS promotes sustainability, energy management, and overall operational excellence.
Doug Yon, P.E., CEP, is a project manager with Facility Engineering Associates Inc., and is a key contributor to the energy management and sustainability and facility asset management service lines.
Spotlight: BACnet International
BACnet International is an industry association that facilitates the successful use of the BACnet protocol in building automation and control systems through interoperability testing, educational programs, and promotional activities. The American Society of Heating, Refrigerating and Air-Conditioning Engineers (ASHRAE) developed the BACnet standard and made it publicly available so manufacturers can create interoperable systems of products. BACnet International complements the work of the ASHRAE standards committee and BACnet-related interest groups around the world. The association's members include building owners, consulting engineers and facility managers, and companies involved in the design, manufacturing, installation, commissioning, and maintenance of control equipment that uses BACnet for communication. For more information and resources, visit www.bacnetinternational.org.
BAS Upgrades: Balance Sustainability with Functionality