IBM SoftwareSmarter Buildings

Solution Brief

Optimize facilities withthe IBM SmarterBuildings solutionIncrease operational visibility and reduce costs throughenergy management improvements

Highlights● Centralized management software con-

nects to leading building systems and

equipment and collects data in real time.

● Advanced performance and optimization

tools add intelligence to provide opera-

tors with new information showing how

and where to save money.

● Includes energy, space, and operations

dashboards and integrates with asset

management systems such as

IBM Maximo®.

In today’s building management environment, organizations are stretch-ing capital improvement projects and delaying upgrades. Yet, they stillmust maintain their aging assets and ensure tenant satisfaction. They arelooking for opportunities to consolidate space and improve space plan-ning. Facilities operations costs represent one of the more significantoperational cost elements for building owners and operators.

At the same time, energy costs are rising. When it comes to buildingmanagement these problems are particularly acute. Commercial buildingsconsume 40 percent of all electricity1—more than any other type of phys-ical asset or structure and they generate approximately 10 percent of allgreenhouse gas emissions.2 Excluding staffing costs, energy costs alonerepresent about 30 percent of an office building’s total operating costs.3

Through smarter management of buildings and facilities, building ownersand operators can achieve significant benefits.

What are Smarter Buildings?Smarter buildings integrate and optimize the physical and digital infra-structures in individual buildings and groups of buildings to create facili-ties that are more cost effective for owners. This is achieved by takingsteps to reduce energy, optimize space use, and become more opera-tionally efficient, ultimately reducing overall operational costs—all in asustainable manner.

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IBM Software Solution BriefSmarter Buildings

Recent developments enable customers to collect real-timeenergy and building equipment information from multiplebuilding management systems centrally, where it can be ana-lyzed to identify energy and facilities operational efficiencies. By integrating building systems with IT technology to providebuilding analytics, improved event asset management, and visi-bility through real time alerts and dashboards, building man-agers can significantly improve energy, facilities operations andspace management.

IBM’s offering consists of the following solution sets:

● Energy optimization: Sophisticated rules analyze buildingsystems energy usage in real time and identify energy savingopportunities which can be displayed via dashboards orprocessed automatically through service requests.

● Facilities operations: Platform for receiving service requestsfor issues that need attention and converting them into workorders based on predefined rules and/or manual intervention.Asset management function contains information about a specific piece of equipment operating at physical locations. Itcontains equipment information about its maintenance his-tory, installed date, warranty status, preferred vendor, etc.

● Space management: Enables the management of the physical area that is used by tenants or for business processesin a manufacturing floor, data center or office space.

These solution sets are enabled through the following corecapabilities:

● Event management: Ability to receive events in multiple for-mats from various alerting sources (building management sys-tems, internal and external monitoring tools, analytical toolsetc) and to filter, correlate and identify potential root causebased on rules that understand the relationships between theresources. Capability to open service requests and/or sendnotification for critical events.

● Building monitoring, Data aggregation and warehousing:Ability to aggregate data from sources like the building man-agement systems and populate a warehouse enabling analytics,thresholding and reporting capabilities.

● Performance and optimization: Sophisticated rules use sensor based data to track real time data for energy today and,in the future for, water and CO2 emissions. Using advancedstatistical analysis along with best practices, these rules canenable the identification of areas of improvement and poten-tial for optimization of building operations.

● Asset management and work order management:Platform for receiving service requests for issues that needattention and converting them into work orders based on pre-defined rules and/or manual intervention. Asset managementfunction contains information about a specific piece of equip-ment operating at physical locations. It contains equipmentinformation about its maintenance history, installed date, warranty status, preferred vendor, etc.

● Dashboards: Role-based dashboard provides quick and at-a-glance views of the critical operating alerts and KPIs thatbuilding owners and operators, facilities and operations man-agers, and energy managers need to be aware of to manageboth day to day operations and to improve longer term plan-ning. Dashboards can provide views from a global, regional orlocal level. They also provide a single sign-on platform tointerface with the different smart building components.

● Security: Role-based single sign-on to the building management system.

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IBM Software Solution BriefSmarter Buildings

IBM’s Smarter Buildings solution can deliver the following benefits:

● Improved facilities and asset management 10 - 20 percent4—Deliver higher asset utilization by improv-ing asset condition, performance, and compliance, reducingdown-time and eliminating duplicate or unused assets.Automate and provide root cause information to improve theefficiency of service request management.

● Reduce energy 10 - 40 percent5—Deliver energy improve-ments by monitoring and analyzing best practices across theproperty portfolio, identifying anomalies such as simultaneousheating and cooling, and tracking and identifying the bestenergy investments and their impacts.

● Improve space utilization—Increase utilization by changinguse-assignment and space configurations, eliminating unusedor underperforming space and identifying opportunities forspace consolidation.

IBM’s Smarter Buildings solution integrates major building systems on a common network. Information and functionalitybetween those systems are shared to improve energy efficiencyand effectiveness of facilities operations. It can also optimizespace utilization and occupant satisfaction.

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For more informationTo learn more about the IBM Smarter Buildings solution,please contact your IBM marketing representative orIBM Business Partner, or visit the following website:ibm.com/smarterplanet/buildings

© Copyright IBM Corporation 2011

IBM CorporationSoftware GroupRoute 100Somers, NY 10589 U.S.A.

Produced in the United States of AmericaJanuary 2011All Rights Reserved

IBM, the IBM logo, ibm.com and Maximo are trademarks of InternationalBusiness Machines Corporation in the United States, other countries orboth. If these and other IBM trademarked terms are marked on their firstoccurrence in this information with a trademark symbol (® or ™), thesesymbols indicate U.S. registered or common law trademarks owned byIBM at the time this information was published. Such trademarks may alsobe registered or common law trademarks in other countries. A current listof IBM trademarks is available on the web at “Copyright and trademarkinformation” at ibm.com/legal/copytrade.shtml

Other product, company or service names may be trademarks or servicemarks of others.

References in this publication to IBM products and services do not implythat IBM intends to make them available in all countries in whichIBM operates.

Product data has been reviewed for accuracy as of the date of initialpublication. Product data is subject to change without notice. Anystatements regarding IBM’s future direction and intent are subject tochange or withdrawal without notice, and represent goals and objectivesonly. IBM products are warranted according to the terms and conditions ofthe agreements (e.g. IBM Customer Agreement, Statement of LimitedWarranty, International Program License Agreement, etc.) under whichthey are provided.

The customer is responsible for ensuring compliance with legalrequirements. It is the customer’s sole responsibility to obtain advice ofcompetent legal counsel as to the identification and interpretation of anyrelevant laws and regulatory requirements that may affect the customer’sbusiness and any actions the customer may need to take to comply withsuch laws. IBM does not provide legal advice or represent or warrant that its services or products will ensure that the customer is in compliancewith any law or regulation.

1 “Diamonds in the Rough: Uncovering Opportunities in the $277 Billion GreenBuildings Market”, Lux Research, March 2010.

2 “Navigating the Numbers”, World Resources Institute,http://www.wri.org/publication/navigating-the-numbers.

3 “Bright Green Buildings”, Continental Automated Buildings Association,2008, http://www.caba.org/brightgreen

4 Smart Buildings: Business Case and Action Plan - Prepared for GeneralServices Administration, April 2009.

5 “A Smarter Planet Needs Smarter Buildings.” Building a Smarter Planet. A Smarter Planet Blog. IBM. February 10, 2010.http://asmarterplanet.com/blog/2010/02/smarterbuildings-for-

a-smarter-planet.html

LBS03018-USEN-00

IBM Rochester, MNimplements smarterbuildings solutionGains economic, operational and environmentalbenefits

Smart is...

Integrating building, infrastructure and enterprisesystems to promote sustainableand cost-effective operations.

Through a joint effort of IBM GlobalBusiness Services, IBM Software Groupand IBM Alliance Partner JohnsonControls, IBM’s smarter buildings solution delivers new economic, operational and environmental benefitsto IBM facilities. The integration ofasset and service work-order manage-ment with energy and sustainabilitymanagement analytics is a key enablerfor reducing energy use and carbonemissions, and for sustaining thesereductions. A five percent year-over-year incremental energy savings isexpected for a facility that has under-gone years of energy efficiencyimprovements, and observations in the pilot indicate an eight percentannual savings from the equipment’soperating costs.

With rising energy costs and the overall economic environment, commercial property owners are faced with a significant challenge:maintaining reliability and efficiency of their facilities while demon-strating environmental responsibility.

It’s a challenge that IBM is all too familiar with. IBM operates hundreds of facilities in support of its global operations. Over theyears, the company has taken a leadership role in implementing energyconservation and building management practices that promote sustain-able and cost-effective operations. Today, using its smarter buildingssolution, IBM is gaining a new level of economic, operational and environmental benefit.

“We’ve been focused on energy management for many years,” saysJohn DeMarco, director, Real Estate Operations for IBM. “From anoperational perspective, we’ve made many targeted investments inenergy efficiency. We have installed high-efficiency instrumentation aswell as advanced sensor and metering technology along with undertak-ing a long list of other conservation actions. We’ve also educatedemployees on how changes in the way they work could have a bigimpact on reducing the demand for energy. To continue to achieveyear-over-year improvement in conservation, you have to develop newand innovative approaches. We need to capture data and effectivelycommunicate new insights that change behaviors and that is what thesmarter buildings solution delivers.”

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Smarter Buildings: New insight, analytics drives sustainability and savings

Instrumented Sensors, meters and instruments monitor operations of facility assets, energy use, equipment conditions, systems performance andenvironmental conditions

Interconnected The integration of instrumentation, metering, control systems and asset management systems gives a top-down and bottom-up viewof facility performance, energy use and costs, and carbon footprint

Intelligent Advanced analytics detect and diagnose faults, deliver insight intohow to save money, and help staff predict problems before building performance and occupants are affected

The smarter buildings solution—which combines the company’s software, research and services expertise together with industry-leadingbusiness partners—enables IBM to better achieve the following:

● Manage energy use, lower costs and decrease emissions by monitor-ing and analyzing heat, air conditioning and power consumption

● Maintain equipment proactively, identifying emerging problems andtrends to prevent breakdowns and confirm that critical assets willwork as needed

● Lower maintenance and building management costs and extend assetlife through preventive maintenance, greater insight into asset condi-tions and automated notification when assets are performing outsideof specifications

IBM’s Rochester, Minnesota campus is one of the first IBM campusesto benefit from this new capability.

The Rochester campus consists of 3.2 million square feet of space andhas over 35 interconnected buildings, including manufacturing facili-ties, testing labs, office buildings and a worldwide data center. It is thesixth-highest energy user in IBM’s global facilities portfolio, making itan ideal location to launch this program.

Business benefits● Reduces energy consumption and

carbon emissions with an estimatedfive percent year-over-year incremen-tal energy savings for a facility thathas undergone years of continuousenergy efficiency improvements

● Delivers an eight percent annual savings from the equipment’s operat-ing costs based on pilot programobservations

● Improves asset reliability and longerasset lifespan

● Decreases operational costs bystreamlining problem diagnosis and resolution and improving staffproductivity

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“The smarter buildingssolution will help us findand address opportuni-ties that were previouslyinvisible to us.”

—John DeMarco, Director, Real EstateOperations, IBM

“The driving force behind Rochester’s installation of the smarter buildings solution was to reduce energy and maintenance costs,” saysBob Maroo, manager, Global Process Optimization, Real Estate SiteOperations (RESO), IBM. “The smarter buildings solution enables usto see cost reduction opportunities faster and helps us to improve theoverall efficiency and reliability of our assets.”

Integrating information leads to new insightThe solution, implemented by IBM Global Business Services, IBM Software Group and IBM Alliance Partner Johnson Controls®,integrates an enormous amount of data from the Johnson ControlsMetasys® building management system, electrical meters, IBM® Maximo® Asset Management software and outdoor tempera-ture and humidity gauges. The data is consolidated into a commonrepository for effective, intelligent analytics and decision making.

The initial phase of the project integrates information from 87 of thesite’s largest and most heavily used air handling units as well as lightingand perimeter heating in three buildings. It provides insight into valveand damper positions (e.g., open or closed), motor operations, temper-ature and speed, and other equipment and environmental parameters.

During the second phase of the project, staff will expand this imple-mentation to include operational data from a total of 254 air handlingunits. Future phases will incorporate data from hundreds of other facility assets, including boilers, compressors, chillers, pumps, steamtraps and air cooling towers.

Solution components:Software● IBM® Cognos® Business Intelligence● IBM Mashup Center● IBM Maximo® Asset Management

solutions● IBM Tivoli® Access Manager ● IBM Tivoli Data Warehouse● IBM Tivoli Monitoring● IBM Tivoli Netcool®/OMNIbus● Johnson Controls® E2MS ● Johnson Controls EnNet ● Johnson Controls Metasys®● Johnson Controls Sustainability

Manager● Johnson Controls Dashboard &

Mash-Up Widgets

Services● IBM Global Business Services—Smart

Buildings Solution Implementation● IBM Software Group● Johnson Controls Systems &

Integration Services● Johnson Controls Energy &

Sustainability Solution Services

IBM Business Partner● Johnson Controls

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“The only thing we’regoing to be limited by isour imagination. Thesmarter buildings solution has a lot ofpower, and the morerules we develop themore productivity wecan drive.”

—Bob Maroo, Manager, Global ProcessOptimization, Real Estate Site Operations, IBM

Data analytics and optimization software measure and record opera-tional performance against standards (rules), highlighting variances asthey occur. If a variance is detected, a service request is automaticallygenerated and the appropriate personnel are notified. For example, ifthe outside air temperature is above 70 degrees and a heat valve is openon one of the air handlers, thus heating a building unnecessarily, main-tenance staff can be quickly alerted and dispatched to resolve the issue.Previously, maintenance staff would only become aware of this issuewhen a building tenant called to complain about the temperature.

Comprehensive dashboards provide corporate and site managers, engineers and maintenance staff with real-time visibility into opera-tions. Integrated security and single sign-on capabilities help confirmthat staff members can only access the information pertinent to theirarea of responsibility.

“We have excellent instrumentation at our location,” says Maroo.“With the smarter buildings solution, we can now interconnect ourdata and add intelligence to better manage our resources, improve thereliability of the building and optimize the use of energy.”

Improving operational productivityThe integration of asset and service work-order management withenergy and sustainability management analytics is a key enabler forreducing energy consumption and carbon emissions, and for sustainingthese reductions over time. In fact, the organization estimates a fivepercent year-over-year incremental energy savings for a facility that hasundergone years of continuous energy efficiency improvements.

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“It has been a tremendousteam effort. Each teammember from IBM andJohnson Controls bringssomething to the table.It’s a great example ofhow bringing togetherthe right expertise canenable innovation.”

—Bob Maroo

Additionally, initial observations of the equipment in the pilot haveindicated an eight percent annual savings from the equipment’s yearlyoperating costs. However, it is important to note that IBM has verymature energy and equipment management processes. A company withless mature processes could experience higher savings.

Maintenance productivity will also be realized as the quality of theoverall infrastructure improves. The organization is now able to systematically monitor and benchmark asset performance in ways thatwill add new insight into how to enhance maintenance productivity. Asa result, facility personnel can identify opportunities sooner than theywould normally find them, and in many cases, they are finding oppor-tunities that may have never been detected.

“The smarter buildings solution will help us find and address opportunities that were previously invisible to us,” says DeMarco.“Over time, we expect to enhance our energy management system, aswell as gain maintenance productivity through better information andless diagnostics.”

Improving asset reliability and lifespanWhile energy savings is a key goal, the solution’s ability to preventasset failures is also a top priority.

“There are a number of critical spaces in our buildings, including datacenters and manufacturing lines,” says DeMarco. “Energy savings isimportant, but maintaining high reliability and uptime of our criticalspaces is our first priority. Our business requires uninterrupted servicesfrom our building management process.”

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Through the smarter buildings solution, maintenance staff is automati-cally alerted of any emerging problems so they can take action beforeoperations are impacted. For example, if a motor on one of the datacenter’s air handlers is running hot, the system immediately issues awork order so maintenance staff can check the system and resolve theproblem before the motor stops running. Work orders include detailedinformation for faster problem resolution and identify the severity ofproblems based on the type of space and potential impact on IBM operations.

“We have a better understanding of how our equipment is operating,which helps us extend the life and improve the reliability of these assetsin a very efficient and cost-effective way,” says Maroo.

Identifying trends across geographiesThe solution also provides IBM management with the informationneeded to spot opportunities to reduce costs and optimize productivityacross facilities worldwide.

“The management team will be able to take periodic snapshots of facility activity and do benchmarking across facilities,” says DeMarco.“If we see a particular alarm in Rochester all the time but we don’t see it anywhere else, we’ll be able to debug and correct that condition faster.”

The inside story: Getting there

A strategic vision. In April 2010, the Real Estate Site Operationsteam met in Somers, New York with IBM’s management team todiscuss how IBM could expand its work to create sustainable andsmarter infrastructures—both internally and for its customers. Theresult of that meeting was a commitment to install its first cus-tomer-ready smarter buildings solution at IBM’s headquarters inArmonk, New York and its manufacturing and development facilityin Rochester, Minnesota. “Our view is that this is an area where wecan continuously improve,” says DeMarco. “While we’ve done alot in terms of facilities management and we are competitivelypositioned in this area, we are constantly trying to advance ourcapabilities to the next level.”

Teamwork drives success. Software architects, developers and engineers from IBM Global Business Services, IBM SoftwareGroup and IBM Alliance Partner Johnson Controls worked collab-oratively from initial planning to integration and implementationof the software components.

“It has been a tremendous team effort,” says Bob Maroo. “Eachteam member from IBM and Johnson Controls brings somethingto the table. It’s a great example of how bringing together the rightexpertise can enable innovation.”

Start small. Think big. According to Maroo, the initial phase ofthe project was limited in scope to prove the value and gain localworking knowledge of the solution. The organization’s long-termgoal is to significantly expand the installation in both the amountof equipment managed as well as the number of analytic rules tofully leverage the solution’s capabilities.

“The only thing we’re going to be limited by is our imagination,”says Maroo. “The smarter buildings solution has a lot of power,and the more rules we develop the more productivity we can drive.We see many new opportunities emerging from the smarter buildings solution.”

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For more informationTo learn more about the combined solution for smarter buildingsoffered by IBM and Johnson Controls, contact your IBM or JohnsonControls representative or your IBM Business Partner, or visit:ibm.com/tivoli/solutions/facilities-management orwww.johnsoncontrols.com/publish/us/en/products/building_efficiency.htm

© Copyright IBM Corporation 2010

IBM Corporation1 New Orchard RoadArmonk, NY 10504U.S.A.

Produced in the United States of AmericaNovember 2010All Rights Reserved

IBM, the IBM logo, ibm.com, Let’s build a smarter planet, smarter planet, theplanet icons, Maximo and Tivoli are trademarks or registered trademarks ofInternational Business Machines Corporation in the United States, other countries,or both. These and other IBM trademarked terms are marked on their firstoccurrence in this information with the appropriate symbol (® or ™), indicatingU.S. registered or common law trademarks owned by IBM at the time thisinformation was published. Such trademarks may also be registered or common lawtrademarks in other countries. A current list of IBM trademarks is available on theweb at ibm.com/legal/copytrade.shtml

Other company, product and service names may be trademarks or service marks ofothers.

References in this publication to IBM products or services do not imply thatIBM intends to make them available in all countries in which IBM operates.

TIC14156-USEN-00

IBM SoftwareTivoli

Solution Brief

Smarter buildings: Asmarter way to managebuildings and facilitiesIBM and Johnson Controls provide energy andoperational savings, space optimization and security

Highlights● Visualize and control assets, energy

use, space, carbon footprint, securityand safety

● Integrate HVAC, power, security, fire,ICT and other systems

● Reduce operating costs for mainte-nance and energy

● Dynamically track and analyze work-place utilization

● Dynamically track and manage serviceperformance

Companies are under increased pressure to improve building andenterprise mission performance, energy efficiency and sustainability,including green credentials such as LEED management, accounting,and reporting, and reduction of their carbon footprint.1 At the sametime, organizations are being asked to reduce operating expenses andcapital expenditures, including the costs of energy, assets and space.Building owners also want safer buildings while reducing security costs.And stakeholder, financial and regulatory pressures are requiring com-mercial and public buildings to accelerate efforts to reduce energy con-sumption, greenhouse gas emissions and utility load demand.

The smarter buildings combined solution offered by IBM and JohnsonControls® to support better management of buildings can deliver, fora large portfolio of buildings, the ability to visualize, analyze andachieve better decision making for optimizing energy and asset use. Itcan deliver improved performance and help reduce costs by:

● Integrating building systems, infrastructure systems and enterprisesystems.

● Implementing energy, sustainability, building, facility, asset, measurement/monitoring and operational improvements, includingrenewable energy solutions.

● Implementing best business practices and policies.● Providing users with analytics, advanced intelligence, visualization

and decision tool capabilities.● Integrating physical and network security.● Integrating service work-order automation management and

performance.

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IBM SoftwareTivoli

Solution Brief

The results can include reduced costs, energy savings, regula-tory and policy compliance, enhanced asset performance,enhanced physical and network security, increased trans-parency and predictability, and guaranteed financial and operational outcomes.

The smarter buildings combined solution provides the mostbenefit for a portfolio of buildings or for large, complexbuildings. A building portfolio can be a campus or a geo-graphically dispersed group of buildings across a city, county,state, country or group of countries. The solution can beinstalled in a new construction project, retrofitted into anexisting environment, or implemented in a mixed new-build/retrofit portfolio. It can be implemented all at once orin a multi-phased approach.

The solution is designed to integrate a company’s instrumentation/metering, control systems, applications, and information systems. In this manner, it embeds a greaterlevel of intelligence for a portfolio of buildings to provide atop-down and bottom-up view of a company’s real estate per-formance, energy use and costs, and carbon footprint, and toenable effective and intelligent decision making at each levelin the organization.

The potential impact is clear:

● Higher energy efficiency● Carbon reporting, management, and emissions reduction● Improved utilization of assets and space● Longer asset life and reduced life-cycle costs● Improved facility service performance● Lower operational costs● A safer and more secure workplace● “Green” leadership

CABA recognizes the need for smarter buildings

A recent research report2 from the Continental Automated

Building Association (CABA) explains how the combination of

green design architecture and converged infrastructure creates

operational efficiencies that enable “bright green” buildings:

“A bright green building is one that is both intelligent and green.

It is a building that uses both technology and process to create

a facility that is safe, healthy and comfortable, and enables

productivity and well being for its occupants. It provides timely,

integrated system information for its owners so that they may

make intelligent decisions regarding its operation and mainte-

nance, and has an implicit logic that effectively evolves

with changing user requirements and technology, ensuring

continued and improved intelligent operation, maintenance and

optimization. A bright green building is designed, constructed,

and operated with minimum impact on the environment, with

emphasis on conserving resources, using energy efficiently

and creating healthy occupied environments. It must meet the

needs of the present without compromising the needs of future

generations. Sustainability is measured in three interdependent

dimensions: environmental stewardship, economic prosperity,

and social responsibility. Bright green buildings exhibit key

attributes of environmental sustainability to benefit present and

future generations.

“In bright green buildings, fully networked systems transcend

the simple integration of independent systems to achieve inter-

action across all systems, allowing them to work collectively,

optimizing a building’s performance, and constantly creating

an environment that is conducive to the occupants’ goals.

Additionally, fully interoperable systems in these buildings

tend to perform better, cost less to maintain, and leave a smaller

environmental imprint than individual utilities and communication

systems.”

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IBM SoftwareTivoli

Solution Brief

Alliance combines knowledge,experience, technologies and servicesBuilding on a longstanding relationship, including the cre-ation of an energy-efficient data center solution in 2007,IBM and Johnson Controls now offer a smarter buildingscombined solution that provides benefits to any organizationthat owns or manages a portfolio of buildings or large, complex buildings. The offering combines IBM’s global leadership in software, hardware and services with JohnsonControls’ global leadership in energy efficiency, sustainability,services and building management systems. The solution isdesigned to help clients address the growing pressures theyface to improve energy, asset management, space-use, andsafety/security performance across the enterprise.

IBM and Johnson Controls deliverbuilding portfolio valueThe smarter buildings combined solution is designed toaddress critical building performance areas including systemsintegration, energy management, space optimization, assetmanagement, security, carbon management, building portfo-lio performance visibility, and enterprise business intelligence,combined with a full range of reporting capabilities.

Convergence of information technology andbuilding systemsThe integration of building automation systems, business systems and external systems (including weather systems,smart grid and other technologies) using IBM and JohnsonControls software and integration services offers increasedinformation on the performance of building portfolios to helpreduce operating costs and help keep occupants safe andcomfortable to enhance productivity. Smarter buildings lever-age integration of the complete set of a facility’s or an enter-prise’s disparate building and IT systems, regardless of brandor type, into a single, managed environment.

Energy managementOrganizations can achieve significant energy savings acrossthe enterprise through energy management with energy/facility improvement offerings that utilize energy waste

detection, energy/performance analytics, visibility and report-ing, intelligent control, and building/facility improvementimplementations, as well as technology and programs tochange the behavior of building users in reducing energy use.

The combined solution provides analytics to help createactionable information to support building owners, operators,and tenants in reducing energy consumption and waste overthe life cycle of their facilities while increasing facility per-formance. Combined services teams collaborate to implementthis solution to manage buildings in a smarter way, includingenergy/facility improvement projects identified by data cap-ture, analytics and facility assessment, and audit expertise.The integration of asset and service work-order managementwith energy and sustainability management analytics is a keyenabler for reducing energy consumption and carbon emis-sions, and for sustaining these reductions over time.

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IBM SoftwareTivoli

Solution Brief

The IBM and Johnson Controls smarter buildings combinedsolution enables an automated, interactive measurement and verification approach for tracking energy usage, cost andcarbon management including accounting, reporting and mitigation.

Fault detection and diagnostics (FDD) analytics and periodiccommissioning analytics capabilities can help reduce energyconsumption and extend equipment/asset life. The ability to automate the identification and prioritization of faultsenables automated controls and helps facility staff minimizeenergy and maintenance costs. Both IBM and JohnsonControls can provide analysis and trending of real-time andhistorical data, and can provide recommendations for manualor automated actions to mediate or eliminate inefficient usageof energy with ongoing measurement and verification of theeffectiveness of those actions. Analytics combined with decision-making rules and decision workflow managementcan be integrated with facility work-order management sys-tems so that building systems having substandard perform-ance or failures affecting energy efficiency can take correctiveaction managed by the system. Analytics can be applied toservice work-order management activity to identify opportu-nities for performance, reliability and cost improvement.

Carbon management and enterprise reportingWhen combined with IBM’s enterprise reporting functionali-ties, the Johnson Controls’ Energy and EmissionsManagement System provides organizations with the capability to calculate, track and report greenhouse gas levelsby measuring, managing and forecasting activities related toenergy cost, consumption, energy-efficiency projects, fleetemissions and waste.

Asset managementThe smarter buildings combined solution offered by IBM andJohnson Controls can deliver substantial savings across theenterprise through asset management offerings that includeassessment services, software, implementation services andmanagement services.

Management of asset performance, asset utilization and life-cycle support is optimized by applying tools and servicesthat enable asset visibility and control across the portfolio ofbuilding assets. IBM’s asset management solution providesinsight into an enterprise’s asset portfolio, including assetconditions and asset use, operations, and maintenance workprocesses. This enables building owners, operators and ten-ants to better plan and control their environment, outcomesand costs. The result is the ability to improve operationalefficiency and asset effectiveness, and to increase facility andenterprise core mission performance.

The combined solution leverages asset management function-ality to effectively maintain facilities in today’s challengingand changing environment. Asset performance visibility isprovided into the facility portfolio and into the nature andvolume of work being performed to maintain those sites. Byoffering a catalog of available maintenance services, with theassociated costs and delivery steps, the solution enables con-sistent delivery and execution of services while helping reduceinaccuracies, reworks and total costs. The solution also allowsfor a shift in the type of work being performed from reactiveto proactive, supporting improved asset performance, longerasset life and ultimately a more sustainable building. A keysmarter building component is the industry-leading assetmanagement solution, IBM Maximo® Asset Management.

Space utilizationThe combined solution also supports improvements in spaceutilization by providing the tools and services that enablespace-use visibility and performance improvement across theportfolio of buildings. The offering enables implementationof space-use strategies and improvement projects that canresult in more efficient use of space. Underutilized space can be identified and more efficient use options recom-mended, including footprint consolidation, divestiture andrelocation. The solution’s space-use analytics capabilities anduser interface provide actionable information to help buildingowners, operators and tenants optimize space over the lifecycle of their facilities while increasing business performance.

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IBM SoftwareTivoli

Solution Brief

SecurityThe combined solution also provides integrated physical andIT security that supports reductions in security losses, threatrisk and delivery cost, including:

● Creating an atmosphere of safety and security by helpingmitigate or eliminate intrusion upon or interruption of privacy, convenience or performance.

● Providing practical, cost-effective safeguards against realthreats.

● Enabling or providing sustainable, practical, cost-effectiveongoing security operations.

● Integrating IT and physical security systems to guardagainst both data and physical threats.

● Protecting the continuity of the mission.

The smarter buildings combined solution provides compre-hensive security management capabilities, including the ability to identify threats and perform risk assessment, makerecommendations for safeguard improvements, and formulatea plan to implement a solution.

These security solutions focus on supporting physical securitywith capabilities such as intrusion detection, asset protection,identity and access management, and fire detection andalarms. They also support IT security with capabilities suchas single sign-on and policy management and enforcement.The implementation and support of these systems—includingdesign, command and control capabilities, hosted solutionsand staffing, and maintenance—can also be provided.

SummaryA smarter building requires collaboration between an organization’s facilities and information technology teams.Now, an alliance between IBM and Johnson Controls—andthe combined solution for smarter buildings that this allianceoffers—creates an integrated solution designed to help own-ers, operators and tenants unlock the value that resides in theconvergence of information technology with building con-trols, energy management and facility operations.

The solution pairs IBM’s market-leading information systemsfor complex asset management, energy management, analyt-ics and integration with Johnson Controls’ market-leadingbuilding and energy expertise to create an unmatched combi-nation of end-to-end expertise.

The solution offered through the IBM and Johnson Controlsalliance enables companies to manage building assets withenergy insights and actionable information using a set of pre-integrated applications and middleware customizable forthe end user. The result is a solution that delivers savingsthrough automated control functions, process improvementand prioritized energy improvements to the building or facilities.

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The impact is clear: Users now have the tools and servicesthey need to reduce both operational costs and carbon emis-sions, improve utilization of assets and space, offer a safer and more secure environment, and position themselves forleadership in the move to more effective, sustainable energyconservation.

For more informationTo learn more about the combined solution for smarterbuildings offered by IBM and Johnson Controls, contact yourIBM or Johnson Controls representative or yourIBM Business Partner, or visit: ibm.com/tivoli/solutions/facilities-management or www.johnsoncontrols.com/publish/us/en/products/building_efficiency.html.

Additionally, financing solutions from IBM Global Financingcan enable effective cash management, protection from tech-nology obsolescence, improved total cost of ownership andreturn on investment. Also, our Global Asset RecoveryServices help address environmental concerns with new, moreenergy-efficient solutions. For more information onIBM Global Financing, visit: ibm.com/financing.

Performance contracting financial solutions from JohnsonControls can provide guaranteed savings that fund the projectwhile providing positive cash flow throughout the guaranteedlife of the solution and beyond. For more information, visit:www.makeyourbuildingswork.com/learn-more/performance-contracting

© Copyright IBM Corporation 2010

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Produced in the United States of AmericaSeptember 2010All Rights Reserved

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1 LEED (Leadership in Energy & Environmental Design) is aninternationally recognized green building certification system,providing third-party verification that a building or community wasdesigned and built using strategies intended to improve performancein metrics such as energy savings, water efficiency, CO2 emissionsreduction, improved indoor environmental quality, and stewardship ofresources and sensitivity to their impacts.

2 CABA, “Bright Green Buildings: Convergence of Green andIntelligent Buildings,” Ottawa, Ontario, Canada, 2008.www.caba.org/brightgreen

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