Many building owners and occupants looking to cut operating
expenses and improve energy efficiency naturally look to replacing or upgrading
systems such as HVAC and lighting. If
done right, with planning and knowledge of how systems interact, this is
usually an effective step towards reducing expenses and energy usage. However,
it is important to plan for managing the actual usage of the systems once they
are in place.

Also known as Direct Digital Control (DDC) and Building
Management System (BMS), control systems range from simple programmable
thermostats to complex, sophisticated systems that control multiple
facilities. Control systems typically
contain three primary components:

1. The
   automated system that provides controls for HVAC, lighting and other
   systems within the facility,
2. Energy
   information systems that work with the controls to provide energy data to
   operators and energy managers,
3. The
   participants in the automated system that result in system efficiency.

These systems perform functions of programmed commands for
HVAC, ventilation, temperature and may include lighting commands. These systems typically record data,
including utility demand and energy use, building conditions, climatic data and
status of controlled equipment. The data
furnished by the control system is vital to managing energy usage only if it
is measured can it be managed.

Your new or existing systems need adjustment based on
conditions and use, which is difficult for staff to manage. Sequencing multiple processes is best
completed by automatic controls designed specifically for that purpose. Leaving control of energy systems to the
occupants can have a major and historically negative – impact on energy usage.
Even if an old HVAC system is replaced with a new, energy efficienctunit,
the effect of individuals raising and lowering the temperature at will can be
extremely detrimental. Human interaction
with manual controls often taxes the system and decreases efficiency and
consistency in the equipment that is being controlled. The efficiency of facilities is improved
radically when control routines are established and implemented within an
automated control system.

There are countless configurations and smart technologies
that can be put to work in building automation systems. Occupancy modes such as Unoccupied, Warm Up
and Night Setback can be used to set schedules for lighting and temperature
control. All equipment should be brought to set points before being occupied,
through use of the proper automated sequence.
The system should also take into consideration outside climate
conditions, equipment capabilities and indoor temperatures to ensure the
systems start at the appropriate times and are ready for occupancy.

Occupancy sensors, photo sensors and timers can be used to
automatically turn off lights and control climate. Building automation can have
sub-systems such as room automation as well, seen often in large rooms that
might not be used consistently and have a number of devices that require
controls. Presentation rooms, lecture halls
or corporate boardrooms can be controlled based on use and occupancy, as well
as streamlining controls of lighting, computers and video equipment under one
control system.

After making the decision to implement an automated control system, its important not to just assume
that the system is providing energy efficiencies. A thorough verification and measurement
approach is the only way to provide evidence that systems are properly
automated and actually resulting in savings and greater energy efficiency.

For
more information please contact crginfo@capitalreviewgroup.com directly at 602.741.7776