The Niagara Framework (NF) is developed by Tridium, and if you visit the company’s website, you will learn Niagara is a “comprehensive software platform for the development and deployment of connected products and device-to-enterprise applications.” If you’re like most FMs and property owners, that description sounds pretty technical and dense, as if it were written in a different language. Ironically, the notion of miscommunication within different languages illustrates perfectly what the Niagara Framework is and, more accurately, what it attempts to solve.
Let’s try to clarify Tridium’s definition by breaking it down into parts, so that by the end of this article you should have a better idea of what Niagara does. We’ll start with a simple thought experiment, then take a deeper dive into how Niagara helps buildings and devices communicate.
Niagara: The Ultimate Travel Adapter
Imagine you’re going on an overseas vacation and need a travel adapter. While at the airport waiting to take off, you spot an adapter in a retail store window. However, it’s not just any old travel adapter, it’s the Ultimate Travel Adapter, equipped with hundreds of outlets for every country, region and plug type imaginable. What’s more, the adapter has older plugs styles, so now you can charge that ancient iPod you brought along. Imagine you bought such a product. What could it do for you?
For one, it would give you the flexibility to buy and use any device you wanted. It would free you from having to use one brand. It would eliminate compatibility issues. Plus, it would let you plug all your devices into one place, simplifying the management of all your electronics.
The Niagara Framework functions like the Ultimate Travel Adapter, connect all of your devices and platforms together into one architecture. You can find a Tridium explainer video here.
Next, imagine your adapter has controls for managing each device. It also comes equipped with a dashboard that shows power consumption, current status, and security alarms. Even better, you’re able to access all of this valuable information online. With such a digital tool, you could save energy by unplugging unneeded components, quickly identify failed devices and better predict outages. In short, you could save time and money by increasing your efficiency.
Finally, image your travel adapter itself adapts to the changing technological landscape. After all, plug styles come and go, and so your adapter must also adapt or risk becoming antiquated. Such an adaptation feature could help extend the life of your equipment, letting you bring your favorite devices into the future. It would give you considerable freedom and centralised control over your travel itinerary.
This, in a nutshell, is what the Niagara Framework platform does: it works as a “architecture” for connecting systems and devices for building operation and automation. Now let’s take a deeper dive into how devices and systems communicate to better understand Niagara’s role.
Protocols: The “Language” of Machines
Dozens of systems and hundreds of pieces of hardware make up modern buildings, and each of these components must communicate with one another. To accomplish this, building devices must share a common “language” or what engineers call a protocol. The result is “interoperability” of devices, which is the main goal of platforms like Niagara. This is what Tridium means by “development and deployment of connected products” within their description.
The two dominant standard protocols for building devices are BACnet and LonWorks. These protocols are why your smart meter can transmit energy data to your BMS, even though two different companies made them. The two companies have agreed to design their products using these standard protocols so that you could integrate them easily. Another benefit of standard protocols is that you get to pick and choose which devices you want to use, as opposed to being locked into using propriety hardware from a single vendor (think Apple products).
Standard vs Open Protocols
There are two basic approaches to achieving interoperability of devices: standard and open protocols. Open protocols are when hardware designers use a propriety language for their devices, but “open” their protocol for public use. Access to the protocol gives other developers the “dictionary” for building gateways and interfaces, which “interpret” from one machine language to another. Essentially, the company is saying: Take our protocol and design something that will let other devices work with it. Developers use these open protocols to ensure interoperability between their products and others.
Standard protocols work by building consensus among many different developers to adhere to a standard machine language. So, a standard protocol isn’t proprietary but shared among the members. The upside to a standard protocol is that it requires no interpreter or gateway. Devices speak directly to one another right out of the box.
The Niagara Framework adopts a standard protocol stance towards development of building automation devices. That is, it attempts to wrangle the long list of standard device protocols under one umbrella platform—a type of protocol for protocols. But more than devices make up buildings. What’s this “device-to-enterprise application” all about?
Buildings: A Polyglot of Digital Voices
In addition to device languages, there are also standards and protocols for almost everything that helps your building and business function. For example, there are computing standard languages for the internet (IP or internet protocols). Then there’s programming languages for software, operating systems (Windows vs Mac) and computer networks. When you add it all up, buildings are a cacophony of digital voices singing ones and zeros to each other (#ITjokes).
To ensure these voices sing in unison, enterprise standards like CORBA, XML and DCOM were created. These standards attempt to translate between different operating systems, programming languages and computing hardware. They ensure interoperability of platforms. Without them, companies would be inundated with service calls and services would grind to a halt.
The Niagara Framework, again, connects devices to any enterprise applications within your buildings. Say you wanted to pass energy usage data through to your accounting software. Because it’s a flexible platform that facilitates interoperability, you can use Niagara to easily build these types of connections. This is what Tridium means by “device-to-enterprise application.”
The Internet Connection
One big advantage the Niagara platform brings to building automation systems and devices is wireless connections. It achieves this by using the internet to connect all your devices and controllers. Thus, it sits firmly within the market of platforms that utilise the Internet of Things (IoT) to give building owners and managers granular access to every component of their systems.
In hardwired connections, your BMS would communicate to, say, your HVAC controller through a wired connection. Hardwired connections limit your access. But Niagara wireless internet connection gives you access through web browsers from anywhere. Connection via internet opens up possibilities. For example, it makes connecting new devices much easier. Management is easier too. Check the status of your fire safety systems while at home or on vacation.
Now, give Tritium’s definition another read: “Niagara Framework is a comprehensive software platform for the development and deployment of connected products and device-to-enterprise applications.” Hopefully, you understand it a bit better now.
Summary
Many systems make up today’s buildings. Fire alarms systems, HVAC systems, access systems and security systems to name a few. Today, most modern buildings have automated the management and operation of these systems. The Internet of things has streamlined management of systems, with sensors, devices, and equipment sending streams of data back for collelction and display to stakeholders.
The Niagara Framework is essentially a system of systems, a software architecture designed to integrate multi-vendor building automation systems (BAS) under one umbrella platform. It improves flexibility in managing, connecting, and visualising of your properties and data.
Charging tenants for after-hours air conditioning (AHAC) presents many difficult questions for FMs. How do I calculate an hourly rate? How do I separate after-hours billing from normal utility OPEX? Do I have enough resources and staff? Calculating and managing after-hours HVAC is complex, and some FMs choose to forgo charging tenants to avoid the hassle. Instead, they raise “maintenance fees” or other charges to cover the extra electricity.
If this describes your situation, there’s a good chance you’re falling short of recouping the full cost of your operating expenses. Plus, you may be missing out on other “softer” benefits associated with charging for AHAC services. Here are five reasons to start an after-hours HVAC program today.
1. After-Hours kWh Are Usually Peak Load Times
Most leases list “operating hours” for the work week at 8:00 am to 6:00 pm or something similar. This leaves evenings open for tenants to schedule after-hours HVAC (along with Sundays and holidays). However, peak hours for electricity also occur in the evenings, especially in the summer months. Peak hours or on-peak times are when you’re paying the highest price per kWh to run your HVAC system. So, tenants using after-hours AC in the evenings are consuming current at a premium. Even if you’re charging a general CAM fee or “admin fee” to cover the added energy costs, it may not be enough to offset these higher peak demand prices. And if you’re not charging at all, you’re certainly cutting into your profits.
2. AHAC Charges Encourage Energy Conservation
For seasoned FMs, it’s no secret that charging pro-rata rates for electricity doesn’t encourage conservation among your tenants. Absent a green lease or submetering, tenants show less incentive to save energy with pro-rata billing. Why put in the effort to save 10% per month if the savings will be split among everyone in the building? But an effectively managed after-hours HVAC program can counter this attitude. It works like a type of sub metering. Tenants are responsible for only their share of kWh used, and they are billed as such each month or quarter. This encourages them to bring down their electrical consumption to lower operating costs.
3. New Hybrid Workspaces Demand It
As the COVID pandemic begins to subside, companies are asking remote workers to return to the office. But some employees are pushing back, instead, demanding more flexible schedules. The expectation is that many employees will split their time between home and the office. These new work approaches will broaden normal operating hours and pressure FMs to adapt. Thus, the demand for “amenities” like after-hours HVAC will become necessities. By starting your after-hours program now, you’ll make the transition easier for your staff and clients.
4. It May Improve Your NABERS Rating
If you want an accurate assessment of your property to secure a NABERS Energy and Water rating, you’ll want to include any after-hours air conditioning (AHAC) requests. To rate your building’s efficiency, a NABERS assessor needs to calculate your total rated hours. First, he or she will calculate the power consumed during normal operating hours (ex. 8:00 am to 6:00 pm). Next, the assessor will add any qualifying AHAC requests to the total. However, requests must record the date, time and space. Simply handing the assessor a spreadsheet with the “total hours run” for the year won’t work. As a result, your AHAC hours data may be skewed or not counted. Inaccurate or omitted data lowers your efficiency rating, but an after-hours HVAC program will account for every kWh.
5. It’s Easy to Automate
Just the thought of adding a separate utility billing process to their weekly tasks is enough to turn many FMs off of charging for AHAC. It’s a legitimate concern. Manual scheduling and billing programs do require staff resources, time and spreadsheets to function. However, today’s after-hours HVAC apps automate the bulk of the process, leaving you with time to focus on your properties. Tenants use a mobile app or web browser to make after-hours HVAC bookings. The app then integrates with your BMS to carry out the request. Monthly billing is also automated, so recording mistakes are minimised and time management is maximised.
The move to smart buildings is here, and with it the demand for “smart power.” Innovations in wireless technology, monitoring hardware and cloud-based data are all making energy management systems a must have for FMs. Energy management ensures true power digitalisation—a state where every watt is recorded, stored and used to make informed, real time decisions about a building’s power usage.
One key component to power digitalisation is the energy power management system (EPMS). An EPMS is a specialized software that works as the “brains” for your energy monitoring strategy, giving you a broad look of your overall grid along with insights into every connected electrical asset. Here are a few ways an EPMS brings value to your properties.
Lower Electrical Costs
Because an energy management system provides transparency into your power consumption, you can lower energy costs by identifying ways to optimise your electrical usage. For example, use an EPMS to locate your biggest energy consuming assets. Then switch run times to off-peak hours when electrical rates are lower. Audit your current usage in low demand areas to see if you can cut waste completely by installing motion sensitive lighting or switching to automated HVAC scheduling. All this new energy efficiency will also help raise your power factor rating, and your provider may offer a discount if your rating is above average for your area.
Useful power is the energy that actually does work. Demand power is the amount of electricity delivered to your facility. Your power factor is the ratio of your useful power to your demand power. The higher the better.
Increased Equipment Lifespans
Advanced equipment and technologies within many sectors (e.g., healthcare and IT) are becoming more sensitive to power fluctuations. Complex equipment also requires a consistent energy supply to function properly. Insufficient or inconsistent power supplies significantly impact their lifespan. Therefore, electrical supply monitoring is critical to avoiding damaged assets. Modern EPMS software warn staff to power quality issues like power sags, swells and harmonics before failure or harm occurs.
Reduced Carbon Emissions
In addition to cost savings, optimising your energy efficiency also lowers your carbon footprint and makes your more competitive. Properties with hybrid-grids can use their EPMS to identify the best times to switch to cheaper, greener energy supplies like solar, wind or battery. And because energy management systems benchmark your consumption, reporting on energy reduction and savings against targets is more accurate. That makes your efforts more sustainable over time.
Power Event Tracking
When the power does go out, it can sometimes be difficult or impossible to determine the cause. You may only have a few seconds to troubleshoot the issue before it happens. And your electrical provider may try and place the blame on your property. Flying blind to power events leaves you vulnerable to hefty fines for blown transformers and labor costs. But the accuracy of an EPMS can track your system down to the individually connected device. It records every power event with your grid, so you’ll have documented proof when the power company shows up if you’re to blame.
Expanding Your Energy Grid
Not only does an EPMS warn you if you’re exceeding the capacity of your circuits, it forecasts if a new renovation or piece of equipment will push you past safe limits. Historical data of your electric usage and top-down views of current load capacities help managers and engineers easily determine their wattage budget for any area. This can be critical when updating to more efficient equipment or more robust units with larger amperage ratings.
Conclusion
As the old saying goes, “If you can’t measure it, you can’t manage it.” But too often managers and owners still see power as a fixed expense, something measured primarily by the end-of-month cost. But today’s wireless technology and the IoT have transformed energy consumption and distribution into a flexible outlay that can (and should) be adjusted to meet an ever-changing supply and demand. Smart buildings run on smart power, and smart FMs who get ahead of the game by adopting energy management systems can increase the value of their portfolios for owners and tenants.
