Rich Caplow, Director Product Management, IBM
May 3, 2011
Smarter Buildings:
A smarter way to manage real estate and facilities
© 2011 IBM Corporation
Smarter Buildings on a Smarter Planet
TRIRIGA and Maximo combine facility, real estate and enterprise asset management
IBM combines two markets - Enterprise Asset Management and Integrated Workplace
Management Systems (IWMS) – with IBM Intelligent Building Management to create
comprehensive Smarter Building solutions.
IBM Smarter Building Solutions
Maximo
Enterprise
Asset
Management
• Asset mgmt
• Work mgmt
• Inventory
mgmt
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Intelligent
Building
Management
Integrated Workplace
Management Systems (IWMS)
Space &
Facilities
Management
Energy and
Environment
Sustainability
Capital
Project
Management
Real Estate
Portfolio
Management
• Real time
operations &
energy
monitoring
• Real-time
analytics
• Event
correlation
© 2011 IBM Corporation
Smarter Buildings on a Smarter Planet
TRIRIGA Solutions
TRIRIGA solutions offer industry-leading capabilities for Integrated Workplace
Management Systems (IWMS)
 Helping customers meet challenges in real estate
portfolio management, capital project management, and
energy and sustainability management
 Innovative TRIRIGA Real Estate Environmental
Sustainability (TREES) solution drives lower energy
consumption and emissions; recognized for industry
leadership
 Over 200 customers across industries with strong
success in public sector and financial services
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© 2011 IBM Corporation
Smarter Buildings on a Smarter Planet
TRIRIGA contributes unique capabilities that are essential to Tivoli’s strategy
 Integral to IBM initiatives for Smarter Planet and Smarter Buildings
– continues the growth and expansion of Smarter Planet solutions
 Important component of Tivoli’s Integrated Service Management strategy to provide
software, systems, best practices and expertise needed to manage infrastructure, people and
processes
– combines with and expands upon Tivoli and Software Group industry solutions
INSTRUMENTED
INTERCONNECTED
INTELLIGENT
 Core to Maximo Enterprise Asset Management for almost two decades
– Maximo is a leading provider of solutions for facility maintenance
– Key to ‘cross-asset class’ strategy driving competitive differentiation
Production
Infrastructure
Facilities
Infrastructure
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Transportation
Infrastructure
+
Technology
Infrastructure
+
Communications
Infrastructure
+
© 2011 IBM Corporation
Smarter Buildings on a Smarter Planet
TRIRIGA and IBM solutions address a total view of facilities and real estate management
Seven closely-connected sets of business functions are needed to reduce real estate costs
and improve facilities operations.
Critical business processes address the total building life cycle from construction, design, and
project management to leasing, portfolio management, datacenter infrastructure management,
maintenance management, energy and environmental sustainability and asset disposition.
With TRIRIGA and Maximo solutions, customers can accomplish these business processes
from one suite.
Operations
Management
Service
Management
Datacenter
Infrastructure
Management
Space &
Facilities
Management
Energy and
Environment
Sustainability
Capital Project
Management
Real Estate
Portfolio
Management
•
•
•
•
•
•
• Facilities
service desk
• Service level
agreements
• Contracted
services
• Customer
billing
• Space, power
and cooling
optimization
• Allocation
planning
• Move, Add,
Change
• Cable mgmt
• Space
utilization
• Capacity
planning
• Move, add,
change
• Reservations
• Utility tracking
• Environmental
opportunity
analysis
• Carbon output
measurement
• Condition
assessment
• Capital planning
• Budgeting
• Construction
estimates
• Project mgmt
• Strategic RE
portfolio
planning
• Budgeting &
forecasting RE
expense drivers
• Lease &
contract admin
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Asset mgmt
Work mgmt
Inventory mgmt
Supply chain
Contracts
Key mgmt
© 2011 IBM Corporation
Smarter Buildings on a Smarter Planet
Our strategic intent is to combine facility, real estate and enterprise asset management into an
overall Smarter Building strategy
Together IBM and TRIRIGA solutions help customers improve building operations, reduce
operating costs, lower energy consumption and enhance occupant satisfaction.
Organizations can improve their ability to …
– manage their facilities and facility infrastructure covering the breadth of operations and maintenance
– forecast future real estate requirements, evaluate and prioritize among alternative real estate investments, manage
capital projects and assess environmental initiatives
– unite departmental silos, create one consistent view of information and employ seamless business processes that
connect multiple functions with an enterprise-wide solution
– deploy a single-vendor solution that eliminates the need for separate vendor products and associated integration
investment
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© 2011 IBM Corporation
Smarter Buildings on a Smarter Planet
The result is a unified solution for diverse departments and users throughout the organization
Lease accounting improves lease cash flow
and reduces occupancy costs
Datacenter and infrastructure
visibility, control, and
automation ensures critical
services are performing to the
highest standards in support of
operations
Portfolio and Real
Estate
Management
Datacenter
Infrastructure
Management
Real Estate VP
Lease Mgr
Capital Project
Management
Project management for
plant improvements
improves project cycle-times
and eliminates budget
overruns
Finance & Acctg
Project Mgr
Datacenter
Operations
CIO
Procurement
IT and facility help
desk and request
tracking improves
response time and
reduces down time
Help Desk
Supervisor
Service
Management
Facility Mgr, Supervisor
Real Estate Portfolio Mgr
Facility Planner
Facilities Maintenance
Mgr Energy & Utilities
Facilities Engineering
Corporate Governance
Automated processes for
preventive maintenance
improve asset reliability,
availability and performance
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Operations
and Asset
Management
Energy and
Environmental
Sustainability
Space &
Facilities
Management
Space management
for corporate
facilities improves
space planning and
increases facility
utilization
Energy and environmental
sustainability management
reduces costs and risk, while
ensuring regulatory compliance
© 2011 IBM Corporation
Smarter Buildings on a Smarter Planet
TRIRIGA Workplace Enterprise-Class Applications
Role-based Applications
TRIRIGA Real Estate
TRIRIGA Facilities
TRIRIGA Projects
TRIRIGA Operations
TRIRIGA Environmental
Portfolio Planning
Program Management
Space Management
Contact Center
CO2 Emission Tracking
Site Selection
Fund Management
Space Chargeback
Service Management
Utility Tracking
Waste Disposal
Transaction Management
Scope Management
Space Requests
Warranty Management
Lease Administration
Cost Management
Strategic Planning
Preventive Maintenance
Water Consumption
Lease Accounting
Schedule Management
Move Management
Facility Assessment
Security/Key
Management
Green Opportunities
Tracking
AR Tenant Tracking
Resource Management
Reservation Management
Payment Processing
Quality Management
Personnel Provisioning
Client Requests
Vendor Engagement
CAD Management
Inventory Management
Capital Planning
Procurement
LEED/BREEAM
Certification
Energy Star Integration
Resource Planning
TRIRIGA Core
Components
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Geographies
People
Receiving
Customer Self Service
Reporting
Locations
Specifications
Invoicing
News
WPM Metrics
Organizations
Assets
Requests
Graphics
GIS Mapping
Vendors
Contracts
Tasks
Document Management
GANTT Schedules
© 2011 IBM Corporation
Smarter Buildings on a Smarter Planet
IBM intends to deliver a single suite for real estate, facility and enterprise asset
management
Product futures and TRIRIGA integration plans
Association
Connection
Convergence
Phase 1
Phase 2
Phase 3
• Global expansion
• Use IBM channels to
expand reach
• Initial language
translations
• “Bluerinse” product to
IBM branding
• Enhance Maximo EAM with
capabilities for capital project
management, condition
assessment and
environmental sustainability
• Additional language
translations
• Complete ‘Bluewash” product
investment
• Converged platform for
EAM and IWMS
• Single suite for asset and
service management of
enterprise infrastructure
including facilities,
production equipment, IT,
and transportation assets
• Unified business process
engine, single repository
These plans are subject to change.
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© 2011 IBM Corporation
Smarter Buildings on a Smarter Planet
Maximo and TRIRIGA Solutions (as of Close)
Core Solutions
Stand-alone solutions for asset, facility and real estate management.
Maximo
Asset
Management
Maximo
Datacenter
Infrastructure Mgr
TRIRIGA
Real Estate
TRIRIGA
Facilities
TRIRIGA
Operations
IBM
Intelligent Building
Management
TRIRIGA
Projects
TRIRIGA
TREES
Industry Solutions
Industry-specific capabilities for the unique requirements of asset-intensive industries.
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Maximo
for
Transportation
Maximo
for Life Sciences
Maximo
for Nuclear
Maximo
for Utilities
Maximo
for Government
Maximo
for Oil & Gas
© 2011 IBM Corporation
Smarter Buildings on a Smarter Planet
Maximo and TRIRIGA Solutions (as of Close)
Add-on Solutions
Additional options, used with core or industry solutions, provide deeper functionality for specific needs.
Maximo
Service Provider
Maximo
Calibration
Maximo
Archiving
Maximo
Spatial
TRIRIGA
Strategic Facility
Planning
Maximo
Scheduler
Maximo
Linear Asset
Manager
Maximo
Change &
Corrective Action
Manager
Maximo
for Energy
Optimization
TRIRIGA
Facility
Assessment
Maximo
Real Time Asset
Locator
Maximo
Asset Configuration
Manager
Maximo
Mobile
Maximo
Everyplace
SMART Mobile
(Syclo)
Integration Adapters
Commercially-supported integration to other enterprise and 3rd party systems.
Maximo
ERP Adapters
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TRIRIGA
Energy Star
Connector
TRIRIGA
GIS Connector for
ESRI
TRIRIGA
CAD Integrator
TRIRIGA
Connector for
RSMeans
© 2011 IBM Corporation
Smarter Buildings on a Smarter Planet
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© 2011 IBM Corporation
Smarter Buildings on a Smarter Planet
Facilities Management Landscape
WORK AND ASSET MANAGEMENT
CAPITAL PROJECT MANAGEMENT
INTELLIGENT ENERGY MANAGEMENT
ENVIRONMENTAL SUSTAINABILITY
SPACE MANAGEMENT
REAL ESTATE PORTFOLIO MANAGEMENT
SHORT TERM/OPERATIONAL
LONG TERM/STRATEGIC
* Facilities Management includes assets inside and outside the datacenter
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© 2011 IBM Corporation
Smarter Buildings on a Smarter Planet
The need for efficiency in commercial buildings is clear
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2nd / 3rd
2025
50 percent
Real estate and
facilities operations
is the 2nd largest
expense on the
income statement in
most companies and
3rd most valuable or
expensive single
asset.
New urban growth
is driving demand
for commercial
buildings around
the world. By 2025,
buildings will be the
#1 consumer of
energy in the world.
Energy waste in
in commercial
buildings is a
common problem.
Up to 50% of
energy and water
are often wasted
in many buildings.
© 2011 IBM Corporation
Smarter Buildings on a Smarter Planet
The benefits from improving building efficiency are real
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40%
savings
91%
occupancy rate
18% productivity
increase
Smarter buildings
can reduce energy
usage by 40% and
reduce building
maintenance cost
10-30%.
LEED and Energy
Star green buildings
have consistently
higher occupancy
rates with reduced
churn, quicker lease
up, and higher re-up
rates.
A variety of studies
have demonstrated
productivity benefits in
commercial settings.
Employee productivity
increased up to 18%
on average in smarter
buildings.
© 2011 IBM Corporation
Smarter Buildings on a Smarter Planet
Something profound is happening in Smarter Buildings
+
+
=
INSTRUMENTED
INTERCONNECTED
INTELLIGENT
SMARTER
Facilities can be fully
instrumented at all
levels.
Building systems
are interconnecting
in entirely new ways.
Intelligent interaction
possible with
externalities.
Information is shared
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to improve building
operations and
occupant well-being.
© 2011 IBM Corporation
Smarter Buildings on a Smarter Planet
What is a Smarter Building?
Smarter Buildings are well managed, integrated physical and digital infrastructures that provide optimal
occupancy services in a reliable, cost effective, and sustainable manner.
Smarter Buildings…
 Are more cost effective by reducing
energy and operating costs.
 Use active and designed-in techniques to
achieve efficiency and environmental
responsibility.
 Have the ability to interact with occupants
inside them as well as the environment
around them.
 Maintain a safer and more secure
workplace.
 Communicate in real-time to supporting
infrastructure (i.e. smart grid, broadband,
etc.).
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© 2011 IBM Corporation
Smarter Buildings on a Smarter Planet
Smarter buildings enable efficiencies across domains
Energy Management
Energy savings through energy monitoring & management; reduce
energy consumption and waste over the lifecycle of the building
and increase facility performance in a sustainable manner.
Operations Management
Asset management and performance, utilization, availability and
lifecycle management is optimized through asset visibility and
operations management across the portfolio of building assets.
Space Management
Space use visibility across the enterprise portfolio of buildings;
identify underutilized space and suggest strategies for more
efficient use.
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© 2011 IBM Corporation
Smarter Buildings on a Smarter Planet
How does a building become smarter?
Energy
Elevators
Smart Meters,
Demand response
Maintenance,
Performance
Asset Mgmt
Fire
Lifecycle
Functionality
checks,
Detector service
Building Services
Maintenance
Occupancy
Space Mgmt
Tenant Services
Help Desk
Waste Mgmt
Trash/Water/Recycle
Compliance
Environmental reports
Industry Specific
Hospital, hotel, etc.
Facilities Management Processes Instrumentation
Energy Use
Passive/Active
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Water
Smart Meters,
Use / Flow Sensing
Weather
Current
Predictions
HVAC
Fans, Variable Air
Volume, Air Quality
Lighting
Access/Security
24/7 Monitoring
Condition Monitoring,
Parking Lot Utilization
Badge in,
Cameras, Integration
Perimeter, Doors,
Floors, Occupancy
Interconnection of Building Systems
Occupancy
Sensing
Intelligent interaction with Externalities
Portfolio
Estates Mgmt
Emergency
Services
Alerts, Actions
Utilities
Demand Mgmt,
Cost Control
Community
Services
Transportation,
Traffic, Events
Commercial
Potential
Advertisement
Building & Communications Services
© 2011 IBM Corporation
Smarter Buildings on a Smarter Planet
Turning thinking into actions

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
INSTRUMENTED
INTERCONNECTED
INTELLIGENT
 Visibility
 Control
 Energy savings
 Efficient Operations
 Improved ROI
 Demand Response
 Control Assets
 Real-time Response
 Productivity
 Reduce energy
waste
 Eliminate disparate
systems
 Lower Capex /
Opex cost
© 2011 IBM Corporation
Smarter Buildings on a Smarter Planet
Smarter Buildings applications and benefit examples
SMART IS
SMART IS
SMART IS
Holistic energy mgmt that
enhances the efficiency of
buildings and other assets.
Integrated communications and
building services that support
intelligent operations.
Integration of energy and asset
management to lower operating
cost.
St. Regis Hotel:
Designed for 4.9% energy cost
to revenue compared to average
for 5 star hotels average at 8%.
Reduced energy cost/revenue
40% vs. similar 5 Star hotels.
Saint Barnabas Medical Center:
Improved asset utilization & staff
response times by 90%. Reduced
overhead paging by 94%.
Enhancing HCAHPS scores by
eliminating communication
barriers between care teams and
patients.
IBM Rochester, MN:
A 5% year-over-year incremental
energy savings in a facility that
has undergone years of energy
efficiency improvements, plus 8%
annual savings equipment
operating costs.
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© 2011 IBM Corporation
Smarter Buildings on a Smarter Planet
Best practices and functions reduce cost and improve operations
OPERATIONS
SPACE
ENERGY
Operations
Management
Workplace Sustainability
Management
Space and Facilities
Management
Service
Management
Real Time Energy
Management
Data Center Infrastructure
Management
REAL ESTATE PORTFOLIO
Real Estate Portfolio
Management
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Capital Project
Management
© 2011 IBM Corporation
Smarter Buildings on a Smarter Planet
Operations Management
Asset management and performance, utilization, availability
and lifecycle management is optimized through asset visibility
and operations management across the portfolio of building
assets.
Business Outcomes
Solution Capabilities
IBM Solutions
 Gain visibility in to asset
performance, conditions &
availability, enhance/improve
asset reliability, manage
maintenance costs and increase
asset uptime
 Asset deployment, location,
specifications, monitoring,
calibration, costing and tracking,
Preventive, predictive, routine and
unplanned maintenance, Labor,
inventory and vendor contract
management
 IBM Maximo Asset Management
 Automate service delivery and
maximizes asset investments as
part of a total IWMS solution,
Facility Assessment uncovers
unsafe conditions, aged
equipment and cost saving
opportunities, Project estimating
enhances capital planning and
23 decision making.
 Automates demand and planned
(or preventive) maintenance
services and improves service
provider management to reduce
the cost of maintenance services.
Facility assessment tracks and
evaluates buildings and assets
deficiencies
 TRIRIGA Operations
 IBM Maximo for Service Providers
© 2011 IBM Corporation
Smarter Buildings on a Smarter Planet
Energy Management
Energy savings through energy investment planning and
analysis, real time monitoring of building and data center
equipment; reduces energy consumption and waste over the
lifecycle of the building and increase facility performance in a
sustainable manner.
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Business Outcomes
Solution Capabilities
IBM Solutions
 Identify the best energy
investment opportunities and track
results of those investments
 Enables energy investment
planning and investment
performance tracking
 TRIRIGA Trees
 Monitor energy systems in real
time and prioritize and generate
work orders to optimize building
equipment energy performance
 Connects to Building
Management Systems, identifies,
energy optimization opportunities
and established prioritized service
requests
 IBM Intelligent Building
Management
 Improve energy performance of
data center equipment and
Visualize heat maps in the data
center
 Graphical view of heat, power,
humidity and other key thermal
metrics for better understanding of
energy use and thermal
conditions
 MEO/ITMfEM
© 2011 IBM Corporation
Smarter Buildings on a Smarter Planet
Space Management
Space use visibility across the enterprise portfolio of buildings;
identify underutilized space and suggest strategies for more
efficient use.
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Business Outcomes
Solution Capabilities
IBM Solutions
 Increase space utilization for
buildings and data centers
 Manage adds, moves, and
changes
 Internal chargeback based on
building usage/occupancy
 Reduce Total Cost of Occupancy
(an organization’s 2nd largest
cost)
 Streamline strategic space
planning analysis
 Track occupancy, employee and asset
data
 Create, schedule and execute moves
 Space Allocations manages space to
cost center relationships
 BOMA/IFMA proration calculations
insures accurate space accounting and
chargeback's
 Manage conference rooms and shared
resources to improve utilization
 CAD Integrator for AutoCAD and
Microstation provides bi-directional data
updates
 Track Executive Order 13327 data
requirements and automate OMB
reporting
 TRIRIGA Facilities
 IBM Maximo Data Center
Infrastructure Management
© 2011 IBM Corporation
Smarter Buildings on a Smarter Planet
Smarter Buildings is a team sport
Building Technologies
 Working together to deliver proven
solutions for operational efficiency &
sustainability
 Leverage existing skills, technologies
& capabilities across multiple
companies to drive practical results
and savings
 Collaborating on customer projects
across many industries
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© 2011 IBM Corporation
Smarter Buildings on a Smarter Planet
Why IBM for Smarter Buildings?
─ IBM’s own global transformational experience
─ IBM Services
 Global Business Services has the consulting expertise
to bring together business and operational
requirements
 Global Technology Services has the operational and
integration best practices
─ IBM Technology
 IBM Systems hardware leadership
 IBM Software management and optimization
─ IBM Research
 Deep Research Capabilities
 Green and Business Analytics Research
─ Partner Ecosystem
Let’s work together to drive real
progress in your buildings.
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© 2011 IBM Corporation
Maximo and TRIRIGA offer comprehensive solutions for asset, facility, real
estate and energy management
Let’s Build a Smarter Planet:
Smarter Buildings from the Earth Up
© 2011 IBM Corporation
Smarter Buildings on a Smarter Planet
TRIRIGA enterprise software and services drive business value
Operational
Performance
Financial
Performance
Environmental
Performance
Improves the efficiency of
real estate and facility
management functions
Increases financial
return on real estate
and facility assets
Reduces energy consumption and
green house gas emissions of
buildings and facilities
One System, One Truth
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© 2011 IBM Corporation