Building Managers must leverage existing and upcoming technologies, assessing each for upgrades, current missed opportunities, and future operational enhancement. People-centered evaluation of technology will ensure future success and improved satisfaction of everyone who utilizes the facility.

Technology and Building Management

Technology is improving, expanding, and spreading at a lightning-fast pace. Building engineering has evolved over years of technological advances. Facility-related publications are constantly advertising and exhibiting the next unceasing change in building systems. Facilities Managers should routinely evaluate their campuses with this in mind. Routine evaluations of building systems help ensure reliability and efficiency.

Three key approaches to this evaluation should include:

1. Routine maintenance of all systems.
2. Implementation of improvements.
3. Planning for future replacements or upgrades.

Technological advancements enhance these approaches. However, implementing technology improvements is not a substitute for effective facility management and may cause frustration if not handled properly.

Specific maintenance plans may be necessary for facility-related technology. Additionally, technology should align with the church’s goals and mission. Finally, future technological improvements could save money and help exceed the church’s expectations.

Maintenance Related to Technology

Every aspect of today’s facilities incorporates some form of technology. For instance, the type, material, or design of a floor tile changes the application, installation, use, and maintenance of that surface. Building Managers should assess every aspect of their building systems for possible ongoing preventative maintenance. It is well-documented and proven that preventative maintenance extends the life of any component when properly implemented (Sciendo, 2023). Complex systems will also benefit from a preventative maintenance plan. Technical systems also need periodic evaluation, updates, or simply cleaning. Technology that is not properly maintained or tested may mask problems until necessary in an emergency. Here are three examples:

1. An exit sign that shows a slight light change when the test button is pressed; however, no light occurs on an actual loss of power.
2. Auto water shutoff system that does not shut off during a water leak.
3. Building systems that rely on other technology, such as wireless communication.

Consider a strategic approach to include maintenance for all systems, especially for potentially overlooked technological equipment.

1. Begin by taking inventory.
   • Divide the campus into categories, such as building enclosure, fire systems, ADA-related systems, security systems, comfort systems, energy-related tools, etc. Each campus has many, and often they will overlap.
2. Then, list the individual components in large block diagrams within each of these systems.
   • Example – Comfort Systems: AC units, fresh air units, boiler, chiller, fan coils, thermostats, window coverings, humidifiers, air dryers, scrubbers, filtration, UV, ionization, etc.
3. Divide each of these larger block diagrams into individual components.
4. List the technology within each part, including materials, how it reacts to the environment, or reliance on other technology.
5. Next, list the possible maintenance or testing associated with that technology, material, or system.
6. Then, refer to the Original Equipment Manufacturer (OEM) Manual.
   • Before developing the final maintenance plan, consider the OEM Manual’s recommended maintenance. The OEM Manual may exclude how the final install or customer requirements impact the required maintenance plan.
   • Then ask these questions:
     • • What technology is missing from the current maintenance plan?
       • What routine maintenance might improve system operation or prevent premature failure?

     The maintenance above will reduce electrical usage, wear, and improve air quality. The addition of vibration testing and ambient noise level test compared with past reference points can prevent unexpected failure or identify problems.

     • • What routine maintenance related to technology might improve customer satisfaction?

     Add sensor calibration to the maintenance plan to reduce water usage, improve space humidity levels, and prevent system hunting.

Technology that Adds Value

Additionally, once identified, begin considering the value of each technology for the overall operation and customer satisfaction. Going back through the inventory created above, ask the following questions to ensure the technology is adding value.

1. Could we protect technology systems from future upgrades that lead to unforeseen costs?

As an Information Technology (IT) Director and Facilities Manager, I have encountered multiple systems becoming outdated, needing upgrades, or retired due to software or firmware end-of-life. For example, Carrier’s early I-VU system (Carrier, n.d.) or Trane’s first “Tracker” system (Trane, n.d.) required expensive hardware updates to improve individual components. Recently, our fire alarm system needed program changes in the Fire Alarm Control Panel (FACP) to allow the newer technology smoke detectors to properly connect to the Signaling Line Circuit (SLC) of an older system.

2. Should outdated systems that no longer meet customer requirements be discontinued?

New upgrades or renovations may force a building owner to bring portions of the building up to new codes. This may render technology obsolete in relation to customer’s goals. For instance, I recently observed an older hotel with a fire door to the exit stairwell that was an old-style smooth round doorknob. Newer codes require those to be easier to operate such as a lever style. The life of that doorknob and its operation were already rough and near the end of life. Newer technology may be the best current solution instead of replacing it with the current equivalent. Leaning into more extreme technological improvement could include smart doorknobs with an electronic security key function on the locked side of the stairwell and an Americans with Disability Act (ADA) style lever on the exit side.

3. Are there unknown features of existing systems that the customer may immediately benefit from?

The utility cost of operating a building is one of the largest regular expenses not related to labor. At one audited facility, 50% percent of the electrical bill was due to heating, ventilation, and air conditioning (HVAC). The system had local thermostats in each zone, but their capabilities were underutilized. After the audit, the maintenance team programmed thermostats for four periods per day, including a locked touchpad at night to prevent units from running until the next program period. By implementing a weekly program schedule, kilowatt usage at the building’s heating and cooling balance point improved by approximately 17%, while the variable portion of the electric bill decreased by 29% in the first full year.

Evaluating Future Technology

Finally, immerse yourself in all the innovative technology constantly influencing the facilities management world. Become aware of the wonderful and exciting advancements in building technology that will provide the next improvement, a better return on future investments, or expand the use and quality of the building functions.

For instance, security camera systems could easily benefit from newer technology that adds algorithms for use by the customer. Artificial Intelligence (AI) has begun to infuse many aspects of building technology. Use of AI to send alerts or even Application Programming Interface (API) data to another database or program is becoming highly normalized. This interface might perform new yet-to-be-considered functions, such as using existing camera video streams in new software, where an algorithm or AI could count people or vehicles (Teledyne FLIR, n.d.). This information could then cause an alert based on the count for non-security-related things such as turning on additional lighting, improving the fresh air intake before CO2 levels increase, or even alerting staff of the need for additional staff or volunteers in a specific area.

Recently, we upgraded a large meeting space with a commercial dimmable light-emitting diode (LED) style fixture. The upgrade removed 2400 lbs. of old two-bulb dual power source ballast fixtures from a high drop ceiling, improving the quality and brightness of the light distribution on the floor. However, one of the best parts of the improvement in technology was the lighting control panel (ETC, n.d.). The new controller allowed emergency all-on or emergency bypass controls for egress or casualty while allowing control for unique events by the theatrical Digital Multiplex (DMX) lighting controls system. New systems and technology are constantly emerging that were unavailable in older systems, such as organic lighting controls for intelligent lighting systems with integrated security features (FagurHult, n.d.).

A word of caution to those easily tempted by the next shiny toy. The desire for technological improvements can be an unsatisfied, money-hungry beast. The technology section at a conference expo demonstrates this all too well. Before the full return on the investment of the last technology upgrade has occurred, the next newer tech is already begging for your purchase. Evaluating existing and future technological improvements will improve customer experience and should include how future upgrades fit into a holistic comprehensive plan for your campus.