Nexus #8 (2/4/2020)
Why we need digital twins, PointGuard's unique approach to O&M and CapEx analytics, a moment of reckoning for the real estate industry, inspiration from Kobe
š Welcome to Nexus, a newsletter for people applying analytics and other smart building technologyāwritten by James Dice.
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And by the way: if you missed last weekās edition, you can find it here.
My latest ideas
+ Why We Need Digital Twins for Buildingsāthis is part two of a three (or maybe more? š¤·āāļø) part series on digital twins for buildings. Let me know what you think in the comments or on LinkedIn.
+ My recent blog post on the merits of an independent data layer has struck quite a nerve on LinkedIn. Which side are you on? Join the debate.
News worth knowing
1. Analytics
+ PointGuardās unique approach to O&M and CapEx analyticsāthis recent webinar from PointGuard features a unique approach to operations & maintenance (O&M) analytics thatās worth your time. I watched the webinar and caught up with the PointGuard team for a quick demo and Q&A.
First, a quick intro to PointGuard:
A spinoff of Abundant Power launched last year, theyāre an analytics software and, if needed, managed-service provider
Their analytics stack uses SkySpark as a backbone and their own frontend user interface software to provide additional O&M-focused capabilities (workflow management, CMMS integration, reporting, etc)
Their approach is focused on providing a āflashlight for RCx/MBCx measuresā and a 5-step process for MBCx, similar to the one I outlined in a recent blog post:
Detecting faults
Determining the actions needed
Managing them with built-in work order management or API work order pushes
Verifying the actions worked
Preventing the issue from happening again
I love this approachāthese guys really get MBCx. But I want to key in on something else: the creative way PointGuard is using data to make things easier for the O&M staff using three KPIs:
Comfort score (1-100)āhow well the system meets temperature and humidity setpoints
Asset Health (1-100)āhow well the system performs according to a rollup of 68 fault detection algorithms
Failure Risk (1-10)āhow likely the equipment is to fail, according to the comfort score, asset health, and age (compared to its useful life according to ASHRAE). This KPI is also applied to individual mechanical components, allowing an update to the risk rank if, for instance, a chillerās compressor is replaced.

These KPIs will help promote smarter O&M decisions, such as:
Choosing to replace equipment based on performance data in addition to the old method: age, maintenance history, and visual inspection. In other words, based on the data, which pieces of equipment donāt need to be replaced?
Building short-term and long-term CapEx budgets using trends in the above KPIs
Deciding whether to renew HVAC service contracts. In other words, how well did the contractor improve these KPIs?
I could see this progressing to where PointGuard can predict equipment and component failures using machine learning.
What do you think?
2. Smart Buildings
+ āOne of the most significant things to happen to real estate since the internetāā A Tech Talk Radio podcast interview with proptech venture capital firm Fifth Wall, who just announced a $200m Carbon Impact Fund. Hereās a bit from Fifth Wallās blog post announcement on how, just over the last 6 months, the wider public is waking up to the fact that the sector's contribution to carbon emissions is much greater than demonized sectors like plastics or car transport:
Regulators have enacted legislation that specifically targets real estate with aggressive, near-term emissions reduction requirements.
Investors have stated clear mandates to preferentially deploy capital into companies and assets with low and net-zero carbon performance.
Customers (e.g., tenants) are beginning to demand low carbon performance from their landlords.
Read their post and youāll realize that the fund is just the beginning. Theyāll also form an alliance across the industry to leverage what they say has been missing: collective action.
Times they are a changināā¦
3. Smart Humans
+ Last week we lost one of my childhood heroes: Kobe Bryant. Wellā¦letās be real: heās as much of a hero to me today as he was I was 12 years old. Iāve never felt so deeply distraught by the death of someone Iāve never met.
How does this relate to smart buildings? A few weeks back, we talked about the daunting task we have in front of us this decade. We need to radically decarbonize the built environment. No big dealā¦.. š
I think a major obstacle in this journey will be motivation. Those of us whoāve been at this for a while are getting jaded. There have been so many obstacles in our way. Not to mention the building owners, politicians, and others that just donāt get it. Theyāve beaten us down.
While the tide may be changing as we saw above, there will surely be more obstacles in our path. I think one way for us to keep our mojo is to channel Kobeās #mambamentality. Hereās one of my favorite examples of that from the outpouring of them this week:
RIP Mamba āļø
OK, thatās all for this weekāthank for reading Nexus!
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