Building management systems and data will be key to the successful implementation of the emerging hybrid office strategy. Technology can do a lot to make the workplace safer and more welcoming for occupiers post-COVID-19, but co-operation between landlords and tenants is key to unlocking its true potential.
Smart data is already being used to enhance the office environment. Almost anything can now be measured via sensors, swipe cards and apps. Apps are now available for many things, from desk and meeting room booking systems to gathering information on who has had the virus and who has had the vaccine.
However, data collection takes time and money so it must be operationally sustainable and meaningful. And gathering data is pointless if it is not used to inform decisions - constant monitoring of data is the key. It is also essential that data is stored safely and that GDPR standards are met.
The level of the building tech is becoming an important criterion when choosing a building and we’re approaching the point where smart buildings that incorporate a tech offering and wellness provisions will command a premium rent or yield. For instance, at 80 Fenchurch Street in the City of London, occupiers are able to book meeting rooms, desks etc by mobile phone before entering the office.
Tenants often say they want smart buildings, but struggle to define what exactly they require. Equally we are seeing more developers wanting to make their buildings smart buildings, but not necessarily knowing what that means or what they want to achieve as they don’t know what their tenants require in terms of tech.
However, as a broad guide the five key aspects of a smart building are covered by the mnemonic SPASE: Safety, Productivity, Attraction, Sustainability and Efficiency, and almost all building tech relates to one or more of these categories.
Many believe that the answer to unlocking the real benefits of tech lies in bringing occupiers’ and landlords’ systems together to get the best out of a building. But this is not something the property industry has been good at, and existing legal structures often discourage such co-operation. Open protocol systems are important as they will make it easier for the tenant to integrate with the landlord systems. The SmartScore system is an important step forward. It encourages best practice, measuring how open the systems are and how easy they are to integrate.
And it’s important not to lose sight of the human factor – building managers should aim to identify tech that is needed and, crucially, will be used by the staff. For this reason, it’s wise not to be seduced by flashy apps under development that promise great things, but which fail to deliver. It may not necessarily be the best practice to adopt the latest tech which may still be having teething problems.
Equally, managers should adopt a flexible approach to allow for future changes as the tech market for buildings is moving very quickly.
And what to do with an older building? Is retro-fitting new tech into an old structure feasible? Right now, it’s often a very expensive process so when refurbishing a building, specifiers need to think why it is needed – is it just for appearance’s sake or will it genuinely add value?
However, some tech is becoming easier to install into existing buildings, especially systems that do not have to be hardwired into the structure, such as tech that uses mesh networks or battery technology. Over time, we could see the undoubted benefits of building tech available to a much wider group of users.