Intelligent Buildings (NT3042)

Lecture 01B
Introduction:
Intelligent Building Index (IBI)
UClan/SHAPE (VTC)
Department of Real Estate and
Facilities Management, IVE(MH)

Kwok W.C. 1
 References
• The Intelligent Building Index Manual (Version
4.0)
• Issued by Asian Institute of Intelligent
Buildings (AIIB) , January 2010
• Ref.: http://www.aiib.net/

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 Intelligent Buildings - advantages
• provide a more comfortable environment for
occupants, improve their working efficiency make
use of modern information technology.
• meet the occupant's need.
• provide the concept of an green and environmentally
friendly building.
• provides a great flexibility in changing the function of
the building.
• ensures much lower lift-cycle costs, especially for
maintenance and improvement works.
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 Intelligent Building Award
• Year 2005 - Hong Kong Cyberport
• Year 2004 - two ifc
• year 2003 - Hong Kong Science Park
• year 2002 - Hong Kong University
Kadoorie Biological Science Building

• http://www.aiib.net/award-building.htm

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 Asian Intelligent Building Index (AIIB)
亞洲智能建築指數
• (Green Index)
• (Space Index)
• (Comfort Index)
• (Working Efficiency Index)
• (Culture Index)

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 Asian Intelligent Building Index (AIIB)

• (e-services and High Technology index)

• (Safety and Structure index)
• (Management Practice and Security index)
• (Cost effectiveness index)
• (Health and Sanitation index)

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 Examples of Green Index
• Green Index include :Items 1 to 80
• Item 1- Scientific studies on various green
design (including effects on the
surrounding environment and buildings,
such as light pollution, wall effect , wind
and ventilation, etc.
• Item 2 – Green building materials (such
as low-emission coated glass, recycled
rubber till, radon blocking paint, etc.)
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Item 3

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• Item 4: Green operations, maintenance
and management (include proven green
policy enforced, such as ISO 14000
certification)

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• Item 5: Lift and escalator Energy
consumption, without passenger (50J/kg),
with passenger (2kJ/passenger/m),
• During up-peak when all cars are closed to
full load, total energy of the whole system
during an interval of 5 mins. Is divided by
the total number of passengers handled by
the system within the same time interval.

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• Item 6: Lift and escalators: handling
capacity in percentage of total population
(15% for ordinary lift and 20% for sky
lobby)
• Item 7: : Lift and escalators- maximum
interval time – it the time required for the
next car to arrive at the main terminal after
the previous car has arrived at the main
terminal (ref. to EMSD COP)
• Item8: Lift and escalators – journey time
(40sw or below)
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• Item 9: Lift and escalators – waiting time
(30 s or below)
• Item 10: Lift and escalators: Drive and
control systems ( VVVF system – most
efficient drive for energy saving)
• http://ee.emsd.gov.hk/english/lift/lift_tech/li
ft_tech.html#1
• Item 11: Lift and escalators – maximum
allowable electrical power of traction lift
(compliance with COP)

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• Item 12: Lift and escalators: Total
Harmonics Distortion (THD) of the motor
drive systems (refer to COP, EMSD)
• Item 13: Lift and escalators: Total power
factor of motor drive systems (0.85 or
better)
• Item 14: Lift and escalators: Maximum
allowable electrical power of escalator and
passenger conveyor (refer to COP,
EMSD)

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• Item 15: Lift and escalators – regeneration
into the supply system ( regeneration of lift
system energy in moving downward can
provide power into the ssytem)

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• Item 17: Thermal comfort (Temperature
and relative Humidity)
• Best Temperature range: 22 – 24 Deg. C
• Best Relative Humidity : 40 – 60 %
• (refer to ANSI/ASHRAE Standard 55-
2004)
• Item 18: Thermal comfort : OTTV
• Overall Thermal Transfer Value
• Best OTTV < = 15 W/m2
• Acceptable OTTV < = 35 W/m2
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•
• Item 19: Electricity power provision –
70VA/m2, the area is UFA (usable Floor
Area) of the urban building . The
commercial COP 215: a Reference of CLP
• Item 21: Electricity power quality (include
transformer efficiency, motor efficiency,
motor sizing, power factor improvement,
demand side management, THD,
balancing of phase and
metering/monitoring facilities)

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• Item 22: Heating services – energy
recycling , heating services is not
important in HK
• Discussion:
• 1. heating requirements are important in
what type of HK buildings?
• 2. Which countries in Asia need heating
services?

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• Item 23: HVAC services (Provision of Heat
Pumps and heat wheel) – Improvement in
COP
• http://ee.emsd.gov.hk/english/air/air_techn
ology/air_tech_air.html#2
• www.stchk.com
• Item 24: HVAC services: provision of heat
recovery (i.e. free cooling or free heating)
• What is free cooling or free heating?

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• Item 25: Ventilation and air conditioning –
Coefficient of Performance (COP) of air
conditioning installation (2.5 or above)
• Discussion: how to calculate the total heat
rejected by the chiller system of the
building?

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• Item 26: Ventilation and air conditioning :
Method of cooling (District cooling, fresh
water cooling, sea water cooling and air
cooling)
• http://www.emsd.gov.hk/emsd/eng/pee/wa
cs.shtml
• Discussion: Which project in HK can use
district cooling? What are its advantages?

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• Item 27: Cool air distribution (Variable Air
Volume system are considered as the
most environmental friendly system)

• Item 28: Ventilation and air conditioning –

total energy consumption (60kWh/year/m2
or below) , the data can be obtained from
energy audit of the building.

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• Item 30: adequate daylighting (3% or
above), The Lighting Guide LG10:1999
Daylighting and Window Design published
by CIBSE
• Item 31: Permanent artificial lighting
average power density (25 W/m2 or lower)
• Item 32: Lighting: Permanent artificial
lighting average glare index (16 or less),
refer to the Calculation of Glare Indices
and Lighting Guide LG3: 1996 on the
Visual Environment for Display Screen
Use published by CIBSE)
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• Item 33: Permanent artificial lighting
average lux level (500 lux is considered
appropriate for office building)
• Item 34: Average Efficacy of all lamps (50
lm/W or above)
• http://www.emsd.gov.hk/emsd/eng/pee/eer
sb_pub_cp.shtml
• Lighting: ease of Control (the best is
automatic control, a poor lamp control will
hinder the energy saving plan of building)
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• Item 35: Lighting: Average colour
temperature (below 555K), the colour
temperature is important to the comfort of
sensation of occupants and it is important
to the efficiency and health of occupants in
the building
• Item 36: Lighting- ease of control
• Discussion: What are the methods for
lighting control in building?

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• Item 38 - 41: Lavatory and provision of
appliances (Full and half flushing system,
recycled water system, electronic sensing
flushing system, electronic sensing water
tap, proper functioning of water systems in
toilet with good hygiene and maintenance.
• Item 42: Indoor air quality (IAQ)
• Comply with ASHRAE 62.1 -2007)
• www. iaq.gov.hk
• (Grade: Excellent Class and Good Class)
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• Item 43: Amount of fresh air change per
second (Above 9.5 litre/s/occupant)
• Item 44: Non- smoking building – non-
smoking building should follow the Law of
HK
• Item 45: Ventilation and air conditioning –
special ventilation for some areas (e.g.
carpark, kitchen, restaurant and toilet)
• Best – fully automated demand control
achieving 20 Air Change (AC) per hour
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• Item 46: Contamination of chilled and
condensing water (bacteria, virus and
other contaminants, so regular water
quality test is needed)
• Fresh Water Cooling Towers Scheme
• for Air Conditioning Systems (FWCT
Scheme) by EMSD
• http://www.emsd.gov.hk/emsd/eng/pee/psf
wct.shtml

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• Item 47: Ventilation and air conditioning –
water leakage (e.g. condensate drain
blockage and condensed water due to
poor insulation) (Excellent if there is no
leakage point in the building, Good system
refers to not more than 3 leakage points
within the whole building.)
• Item 48: Ventilation and air conditioning –
cleanliness ( inspect the intersection of
pipes, ducts and all louvers/diffusers)

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• Item 49: Ventilation and air conditioning –
use of water cooled chillers with fresh
water of sea water (The efficiency are
compared with the air-cooled chiller)
• Item 50: Provision of consumables in toilet
(Hand dryers, rolling tower , recycled
paper,etc)
• Item 51: Environmental Friendliness –
recycle of wastes produced by the building

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• Item 52: Environmental friendliness –
substantial use of non-exhaustible
materials of construction
• Item 53: Environmental friendliness (plan
to lower the life cycle usage of energy)
• Item 54: Use of natural ventilation (e.g. in
Winter – outdoor temperature is below the
desirable indoor temperature, enthalpy
control in HVAC is one possible method to
maximise fresh air supply during winter)

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• Item 55: Substantial use of renewable
energy (e.g. solar power, wind power,etc.)
• Item 56: Plantation and landscape
gardening – optimal Plantation inside the
building and landscape gardening around
the building with landscape consultant
advice.
• Item 57: Image of environmental
friendliness ( whether the building
management has put environmental
friendliness at a top priority – green policy
and guidelines, implementation
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plan) 32
• Item 58: Drainage :
• - no. of junctions sufficient strength and
capacity
• Use of suitable materials
• Sufficient gradient
• Readily accessible
• Watertight between joints
• Without obstruction
• Number and position of manhole and
inspection chambers
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• Item 59 : Waste disposal (management of
sewage disposal, recycle of waste, proper
collection of wastes…)
• Item 60 : Outdoor air pollution( minimize
the pollution of gas exhausted to the
outdoor (e.g. filtering the exhaust from
emergency generator)
• Item 61 -62 : Lift (In-car noise and lobby
noise, below 45 dBA )
• Item 65: Noise level of ventilation and air
conditioning ( NC 45 level)
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• Item 63: Lift and escalators – machine
room noise (whether audible in common
areas or offices)
• Item 64: : Lift and escalators – Horizontal
vibration (0.15 m/s2) vertical vibration (9.8
m/s2) , the above limits apply to lifts with
speed up to 4 m/s. (refer to COP of
EMSD, EVA-625 for measurement of
vibration level)
• Item 65: Noise level of ventilation and air
conditioning ( NC 45 level)
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• Item 66 : Environmental friendliness –
outdoor noise pollution (refer to statutory
compliance, it will be excellent with an
acoustic consultant for optimal noise
mitigation measures.
• Item 67: Environmental friendliness –
indoor noise pollution in terms of average
noise level (55 dbA or below)
• Item 68 : Sunlight pollution by curtain wall
(curtain wall will increase the OTTV of a
building and it will reflect sunlight to affect
the drivers) Kwok W.C. 36
• Item 69: Heating services – pollution
related to fuel consumption ( need to
minimize the pollution)
• Item 70: condition of pipe insulation
(insulation materials contained CFC/HCFC
should not be used)
• Item 71: Refrigerant – CIBSE guidance
note GN01: 2000 on CFCs HCFCs and
Halons are forbidden to use. Refrigeration
leakage detection system is required if
chiller plant is located inside a building.
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• Item 72: Pollution produced (reusable
construction materials, categorization of
garbage, reduction in the emission of
carbon dioxide, use of virtual wiring
• Item 73: Modernisation of major facilities (
a sinking fund and maintenance fund is
used to modernise the facilities)
• Item 74: Access for erection and
maintenance (adequate amount of space
for convenience, safety and effective
maintenance and erection of equipment is
very important to the overall performance 38
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of the HVAC system)

• Item 75: Lighting – maintenance factor
(90% or above)
• Item 76: Evidence of management plan
and achievements in waste minimization
and materials reuse and recycling.
• Item 77: energy Management/energy
savings measure/energy audit/carbon
audit (BS EN 16001/ISO 5001,
ANSI/ASHRAE/IESNA standard 90.1-
2007)

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• Item 78: Green transportation means –
provision of electricity –powered means of
transportation and ease of access to main
public transport terminals to discourage
the use of private car.
• Item 79: Water management, water
savings measures and audit - active
leakage control, water conservation
measures, seawater for flushing , award of
government certificate on water savings

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• Some more references for Green Index:
• HK BEAM _ HK Green Building Council
• LEEDS in US
• COP for Energy Efficiency issued by
EMSD
• COP for OTTV in Buildings – by Building
Department in 2005
• ASHRAE standard
• Water Efficiency Labeling scheme- by
Water Supplies Department
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Kwok W.C. 42
Item 1

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Item 2

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• Item 3: Average usable area in percentage
of total Gross Floor Area (GFA) – the
utilization of space for the purpose of the
building excluding areas used for common
corridors, lift lobbies, plant rooms,etc.
• 80% is a good value for item 3
• Item 4: Circulation for disabled: full
compliance with the statutory
requirements (refer to design guide for
disabled – barrier free access)
• http://www.bd.gov.hk/english/documents/in
dex_crlist.html Kwok W.C. 45
• Items 5- 9 : Carpark and transportation –
location of carpark, number of carpark
space, space of carpark, ease of access to
main public transport terminals, number of
loading and unloading areas for taxis,
cargo vehicles and private car
•

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Item 10

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Item 11

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• Item 12: Flexibility of internal re-
arrangement of personnel (i.e. change
their seat due to deployment and
promotion) The average time to swap 2
officers on a random basis (10 minutes to
1 hour)
• Item 13: Building provisions for spare,
equipment, and facilities (include spare
riser space, spare plant space, spare
conduits, adequate floor loading,
headroom, raised floor and false ceiling.
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• Item 15: Ease of access for future plant
maintenance, replacement and
maintainability of installations
• Item 16: Provision of space for
management (building management office,
building control rooms, maintenance
workshops, staff common room, shroff
office, etc.
• Item 17: Maintenance and Management
policy and facilities audit – for life cycle
cost analysis
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• Some more references for Space Index:
• Design Manual for Barrier Free Access
(2008), three key requirements:
• (1) dimension of circulation area
• (2) provision of ramp
• (3) disabled friendly lifts
• HK Planning standards and guidelines –
by planning department,
• www.pland.gov.hk

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Items 1-52,

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• Item 1: Area per person
• Item2: Average width of corridor
• Item3: Average usable area in percentage
of total GFA
• Item 4: Provision of a lobby lounge on
every floor
• Item 5: Access (Entrance width) – Best :10
persons or above
• Item 6: Access (Operating time of the
building – Best: 24hrs.*7 days)
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• Items 7 -14: Lift and Escalators – vibration,
acceleration and deceleration, average
illumination (100 lux), air change (20
AC/hr), in car noise (45 dBA), lift lobby
noise (45 dBA), machine room noise
(whether it is audible from any common
area, waiting time (30s or below)
• Item 15 – Temperature and humidity
• Item 16 – indoor air quality
• Item 17- OTTV

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• Item 18- amount of fresh air changes per
sec. (9 litres/s/occupant)
• Item 19- ventilation and air conditioning
noise level (NC45 or below)
• Item 20- ventilation and air conditioning:
frequency of breakdown of major
equipment (frequent breakdown of HVAC
system will seriously affect human
comfort, Mean Time between Failure
(MTBF) for chiller, fan, pump, AHU, PAU,
cooling tower,etc.
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• Items for Ventilation and air conditioning:
• Item 21: Special ventilation for some
areas, e.g. carpark, kitchen, restaurant
and toilet
• Item 22: Odour and freshness of indoor air
• Item 23: contamination of chilled and
condensing water..
• Item 24: access for erection and
maintenance
• Item 25 – water leakage
• Item 26 - cleanliness
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• Items for Lighting:
• Item 27 – adequate daylighting
• Item 28 – permanent artificial lighting
average power density (25 W/m2)
• Item 29: Average colour temperature
(555K)
• Item 30 – colour rendering
• Item 31- noise from luminaries

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Item 32

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• Item 33 – Lighting Glare (Glare index = 12
or below)
• Item 34 – Lighting: suitability for the task
(Code for interior lighting, CIBSE 1994)
• Item 35 : window shape and position
• Item 36: colour and indoor decoration
• Item 37: General appearance of facilities
(e.g. appearance of air conditioning
system and lighting system)

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• Items 38 -44 : Lavatory and Provision of
appliance
• - No. of lavatory (refer to Buildings
(Standards of sanitary fitments, plumbing,
drainage works), provisions of disabled
toilet
• www.bd.gov.hk/english/documents/pnap/P
nap297.pdf
• Location – occupant needs to walk in
order to reach the nearby lavatory (Best
30 m or below)
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Item 40

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• Lavatory and Provision of appliance
• Item 41: Flushing system and drainage
system ( based on the functionality, refill
speed, flow rate of flushing system, prefer
to use automatic flushing system)
• Item 42: Fresh water supplies system
(based on flowrate of potable water
supply system and cleanliness of the
water)

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• Lavatory and Provision of appliance
• Item 43: provision of consumables (hand
dryer, rolling towel, recycled paper)
• Item 44: Repair of water system (for both
fresh and flush system – select 5 male and
5 female toilets – to check the water tap
and flushing system)

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Item 45

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• Item 46: Entertainment facilities ( include
restaurants, cafes, health club, lounges,
sky gardens, podium garden, vending
machines, pantries,etc. for informal
gathering meal and relaxation.
• Item 47: Provision of automatic devices
facilitating users of the building (such as
sensors for automatic door opening and
closing at the entrance/exit).

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• Item 48: Lighting – maintenance factor
(total lumen output of old lighting together
with fittings due to aging to the total lumen
output for new lighting, one lighting is
chosen randomly in each floor fro testing)
• Item: 49 Lighting : cleanliness
• Item 50: Signage/Building directory/
directional signs/Maps (especially for
signage for disabled and signage for
evacuation.
• Item 51: Maintenance and management
policy and facilitiesKwokaudit
W.C. 66
Kwok W.C. 67
Item 1

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• Item 2: Average width of corridor
• Item 3: Average usable area in % of GFA
• Item 4: Existence of public conference and
meeting facilities (tenants can rent or use
it for meetings, seminars or conference
with all sort of equipment)
• Items 5- 7: carpark and transportation (no.
of carpark space, location, no. of loading
and unloading areas)

Kwok W.C. 69
• Item 8: Ease of access for future plant
maintenance
• Items 9- 11: Entrance width, operating
time of building and Helicopter apron
• Item 12: Ease of access to public transport
terminals

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Item 13

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Item 14

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• Items 15 – 19 : Lift and escalator
• Item 15: Handling capacity in % of total
population = 240* Contract capacity of car
(in no. of passengers)* No. of cars within a
group/Up-peak interval (in sec)
• Best: 15% for Ordinary lift and 20% for
sky lobby lift
• Journey time: 40s or below (measured on
sites or by simulation software – from the
moment of entering the car to leaving the
car)
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• Lift and escalators:
• Item 17 : waiting time ( 30 s or below)-
average waiting time for passenger at the lift
lobby
• Item 18: Location – maximum distance from
anywhere to the nearest lift group at atypical
floor (best : 30m or below)
• Item 19: Service and repair (frequency of out
of services should be as low as possible),
only monthly or half-monthly shutdown for
routine maintenance is acceptable. Data can
be obtained from log Kwokbook.
W.C. 74
• Item 20: Temperature and RH
• Item 21: Indoor air quality
• Item 22: Electric power outlets (two to
three 13A power outlets per person)
• Item 23: electric power supply ( spare
100A three phase supply /1000m2)
• Items 24- 29: adequate daylighting,
average power density, uniformity of lux
level (5% /meter), ease of control,
suitability for the task, glare)

Kwok W.C. 75
• Item 30: general appearance of facilities
• Item 31: colour and indoor decoration
• Item 32: Architectural design of the
building (Image) – people are more
innovative/creative for working in a post-
modern environment
• Items 33- 36 : Lavatory and provision of
appliances (number of lavatory,
operational- open to the public, location)
• Item 34: provision of a lobby lounge on
very floor
Kwok W.C. 76
• Items 37 – 45: e-services
• Item 37 - availability of infrastructure for e-
services (Local Area network (LAN),
wireless networks (Wi-fi), broadband
internet and intranet for building)
• Item 38: Existence of firewall – virus proof
and hacking protection
• Item 39: Broadband internet ( prefer 1
workstation/occupant)
• Item 40: prefer 1 unique IP address per
staff
Kwok W.C. 77
• Item 41: availability of multi-media facilities
such as video on demand, image
communication.
• Item 42: Public address system
• Item 43: Voice mail and music for
telephone system
• Item 44: Intranet management system

Kwok W.C. 78
Kwok W.C. 79
Item 43

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Item 44

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Item 45

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Item 46

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Item 47

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Item 47

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Item 47

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Item 47

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Item 48

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Item 48

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Item 48

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Item 48

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Item 49

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Item 50

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Item 50

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Item 51: Provision of updated
information at public area

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Item 52

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Item 52

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Item 52

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Item 52

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Item 53

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Item 54

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Item 55

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• Item 56: e-Services (Grade of service
(GOS) = 0.005 or lower, GOS = 0.01
means one out of one hundred usrs
cannot find a circuit to make a city call)
• Public switched telecommunication
network (PSTN) – designed based on the
total expected number of phone calls
inside the building during the peak hour
• Item 57: Provision of Cat 5 copper cable
and fibre-optics (fibre-optics network has
high speed of data transmission and better
security, but high cost)
Kwok W.C. 103
Item 58

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Item 58

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Item 58

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Item 58: Remote setting and controlling of
air conditioning System

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Item 59

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Item 60

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Item 60

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Item 61

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• Item 62: Area of mobile phone, Wi-Fi and
3G and 4G coverage (% of area of the
whole building with at least 60% strength)
• Item 63: Computerised/interacive signage
• - ease for finding location of oneself, place
looking for, locating help or information)
• Item 64 : Provision of clean earth for good
of telecommunication equipment
• Item 65: Bank or ATM services at podium

Kwok W.C. 112

Item 62

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• Item 66: Lighting cleanliness
• Item 67: Lighting maintenance factor
• Item 68: modernisation of major facilities
• Item 69: building provisions for spare,
equipment and facilities
• Item 70: Property management – facilities
management, cost efficiency, good tenant
mixtures, strong ability to handle disaster ,
adequate security staff , cleanliness, staff
attitude, free shuttle bus services, public safety
• Item 71: Choice of fixed network services
provider (best : 3 services
Kwok W.C. providers) 114
Item 1 -15

Kwok W.C. 115

Item 1

Kwok W.C. 116

 Item 2: external landscape
• Refers to the landscape immediately
adjacent to the building such as existence
of native species, urban agriculture,
walkways, small garden, small stream,
small fountains

Kwok W.C. 117

Item 3

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Item 4

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Item 5

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• Item 6: Culturally based interior design
(e.g. Chinese traditional style – hanging
some paintings, arts in walls and special
wooden furniture )
• Item 7: Color and indoor decoration –
people are colour sensitive , it can
seriously affect the mood of occupants,
should consider the colour comfort in the
interior design.
• Item 8: Entertainment facilities

Kwok W.C. 121

Item 7

Kwok W.C. 122

Item 8

Kwok W.C. 123

Item 9

Kwok W.C. 124

• Item 10: Indoor plants (including artificial
ones) – green colour of plants can give a
refreshing feeling to occupants and improve
working efficiency
• Item 11: Promotion activity – regularly for
building tenants (e.g. Green office campaign)
• Item 12: Food and beverage supply
• Item 13: User friendliness (e.g. language
choice in information display and
consideration of different culture of users)
• Item 14: Maintenance and management
policy, facilities auditKwok W.C. 125
• Index 6: e-services and Technology Index
• Item 1: availability of infrastructures for e-
services
• Item 2: existence of firewall
• Item 3: workstation
• Item 4 : IP address per staff
• Item 5: intranet management system
• Item 6: satellite conferencing and high
speed video conferencing
• Item 7: usage of electronic payment
Kwok W.C. 126
• Item 8: Usage of electronic directory
• Item 9: provision of updated information at
public area
• Item 10: provision of webpage for the
building
• Item 11: provision of hotline
• Item 12: Number of telephone lines
• Item 13: GOS and number of exchange
lines
• Item 14: provision of cat5 copper cable
and fibre- optics
Kwok W.C. 127
• Item 15: Information display system
• Item 16: mobile phone, Wi-fi, 3G and 4G
coverage
• Item 17: internet connection (ability to
control and monitor everything inside the
building via internet with a satisfactory
level of security. Concept of SOHO (small
office an home office).
• Item 18: remote monitoring of lifts and
esclators

Kwok W.C. 128

• Item 19: Lift and escalators – existence of
Artificial Intelligence (AI) based
supervisory control
• Item 20: Horizontal and vertical movers (in
the future, elevators can be moved in two
dimensions
• Item 21: electric power outlets
• Item 22: electric power supply
• Item 23: Uninterruptible Power Supply
(UPS) – for computers or dedicated
electronic control system
Kwok W.C. 129
Item 24

Kwok W.C. 130

• Item 25: Intelligent Building Maintenance
system – continuous monitoring of
symptoms in building components and
facilities, automatic reporting and repairing
system, learning algorithms in diagnosis.
• Item 26: Building Services Automation
system – BAS is common in intelligent
building (% of facilities under control and
monitoring)
• Item 27: Grade of BAS – refer to CIBSE
Guide H on Building Control System
Kwok W.C. 131
• Item 28: Extensive use of artificial
intelligence – such as expert system, fuzzy
logic.
• Item 29: Extensive use of robots (e.g. to
deliver goods between room, customer
services, marketing..)
• Item 30: Security control automation at
main entrance
• Item 31: Area monitored by CCTV
• Item 32: Advanced car park facilities

Kwok W.C. 132

Item 33: Substantial use of renewable energy

Kwok W.C. 133

• Item 34: Architectural design of the
building (image)
• Item 35: New construction materials
(extensive use of metallic beam and
frameworks instead of the conventional
reinforced concrete approach)
• Item 36: Building provision for spare,
equipment and facilities
• Item 37: Choice of fixed network service
providers
• Item 38: Maintenance and management
policy Kwok W.C. 134
7. Safety and Structure Index

Kwok W.C. 135

• Item 1: Structural design for natural
disaster, prevention and/mitigation
• (including earthquake, hurricane and
flooding)
• Item 2: Non-structural building
components failure prevention/mitigation
measures (such as finishes, windows,
glazing door, window type air conditioner,
debonded tiles.

Kwok W.C. 136

Item 1

Kwok W.C. 137

Item 2

Kwok W.C. 138

• Item 3: Indefensible space ( refers to
space inside the building where thieves,
illegal intruder or robbers can hide
themselves to make sure nobody can
discover them during routine surveillance
of the building. % of Indefensible space
should be kept to a minimum.
• Item 4: General building structural
condition survey – for building age over 10
years, plan for building structure survey
every 10 years (main structure, sub-
structures (e.g. canopy
Kwok W.C.
and balcony, 139
precast elements)
• Item 5: Unauthorised building works
(UBW) within building ( no intelligent
building can tolerate UBWs)
• Item 6: Structural components’ monitoring
devices (e.g. installation of smart sensors
to detect earthquake or earth movement)
• Item 7: Non-structural components’
monitoring devices (water leakage
sensors, flooding sensors and high level
sensors)

Kwok W.C. 140

• Item 8: Structural monitoring on large
structures ( keep track on the structure
stability like loading, strain and stress,
vibration, displacement and computer
system for advising the status and
feedback facilities.
• Item 9: Comprehensive scheme of
preventive maintenance
• Item 10: Overall building (including
services ) operation and maintenance
plan, audit
Kwok W.C. 141
• Item 11: Average width of corridor (2m or
above)
• Item 12: Means of escape (full compliance
with the latest code)
• Item 13: Circulation of the disabled (refer
to barrier free access guidelines)
• Item 14: Fire services installations
(including fire detection and fire fighting
installations) - (full compliance with the
latest code)

Kwok W.C. 142

• Item 15: Fire resisting construction (full
compliance with the latest code), BS9999:
2008 can be referred to.
• Item 16: Mean of access (full compliance
with the latest code), BS9999: 2008 can
be referred to.
• Item 17: Electrical wiring regulation (full
compliance with the latest code)
• Item of 18: Reliability of elevator system
(MTBF = 6 months or above)

Kwok W.C. 143

• Item 19: Time to identify trapped
passengers without a mobile phone ( 1
minute or below)
• Item 20: Time needed for public
announcement of diasters (5 second or
shorter)
• Item 21: Time for total egress (10 mins. Or
less) , the time for occupants to escape to
the streets or the refuge floors

Kwok W.C. 144

• Item 22: Quality of systematic escape
route plan and audit
• Item 23: Essential electric power (10 % to
20%), backed up by emergency generator
• Item 24: Water leakage (diagnoses shall
be carried out and repair strategies have
to be set for deciding repair method), for
concrete structure, EN 1504 European
standards on Concrete repair
• http://www.bd.gov.hk/english/services/inde
x_faqB.html
Kwok W.C. 145
• Item 25: Structural defects (such as cracks
and spalling) - (diagnoses shall be carried
out and repair strategies have to be set for
deciding repair method), for concrete
structure, EN 1504 European standards
on Concrete repair
• Item 26: Major non-structural building
defects (such as wall tile debonds), to
identify debonding of tiles of external walls
(e.g. coring, hammer tapping, thermal
imaging and other NDTs)
Kwok W.C. 146
• Item 27: Settlement monitoring plan and
audit - it affects the structural integrity of
the whole building
• Item 28: Building disaster / risk
management plan
• Item 29: Security & crowd control
management plan and audit
• Item 31 : safety management system
(refer to the Registered Safety Auditor’s
report)

Kwok W.C. 147

Item 30

Kwok W.C. 148

• Index 8: Management Practice and
Security Index
• Item 1 : carpark and transportation-
security of carpark (area of coverage by
CCTV, car plate number recognition
system is needed)
• Item 2: Security control automation at
main entrances
• Item 3: Number of unmonitored exits and
entrances

Kwok W.C. 149

• Item 4: Area monitored by CCTV
• Item 5: Security Control System – for the
security control plan of the building
• Item 6: Advanced AI based security
system - with AI based features in
monitoring, alarming & alerting, feedback
and self learning
• Item 7: Lift and escalators : Servicing and
repair (Best: less than 2 times of out-of-
services/month)

Kwok W.C. 150

• Item 8: Lighting: Maintenance factor (90%)
• Item 9: Reliability of elevator system
(MTBF = 6 months or above)
• Item 10: Comprehensive scheme of
preventive maintenance
• Item 11: Extensive use of Artificial
Intelligence
• Item 12: Building Services automation
system
• Item 13: Safety Management system
Kwok W.C. 151
• Item 14: Precautionary plan and audit for
terrorist attack
• Item 15: Indefensible space
• Item 16: Time to identify trapped
passengers without a mobile phone
• Item 17: Response to emergency ( 2
minutes or shorter)
• Item 18: Time needed to report a
disastrous event to the building
management (5 sec. or shorter)

Kwok W.C. 152

• Item 19: Time needed for public
announcement of disasters (5 sec. or
shorter)
• Item 20: Time for total egress (10 mins. Or
less)
• Item 21: Quality of systematic escape route
plan and audit
• Item 22: Building disaster/risk management
plan and audit
• Item 23: Security & crowd control
management plan and audit
Kwok W.C. 153
• Item 24: Property Management
• Item 25: General building structural
condition survey
• Item 26: Thermal comfort: Indoor air
quality
• Item 27: Promotion activity
• Item 28: Management plans for waste
minimization and materials recycling
• Item 29: Maintenance and Management
Policy and Facilities Audit for this module
Kwok W.C. 154
• Item 30: Energy Management/Energy
savings measures/ energy audit/carbon
audit
• Item 31: Waste management /water
savings/water audit
• Item 32: Health and hygiene management
practice
• Discussion: What are the management
practice for the heath and hygiene of the
water systems?

Kwok W.C. 155

• Item 33: Aid provided by the building
management to the disabled
• Item 34: Circulation for the disabled
• Discussion: What are major requirements
of the Barrier Free Access Guideline
2008?

Kwok W.C. 156

Kwok W.C. 157
Kwok W.C. 158
Kwok W.C. 159
Kwok W.C. 160
Kwok W.C. 161
Kwok W.C. 162
• Item 1: Ventilation and air conditioning:
Special ventilation for some areas (e.g.
carpark, kitchen, restaurant and toilet
• Item 2: Toilet ventilation= infiltration
provision (door lourve, undercut,etc),
provided with 0.75/m2 face area
• Item 3: Toilet ventilation- exhaust condition
to open air is the best design
• Item 4: Toilet ventilation- internal
toilet/bath room (refers to toiles/bath do
not have windows to outdoor but a
mechanical fan is Kwok
provided.
W.C. 163
Item 2

Kwok W.C. 164

• Item 5: Lift and escalators: air change
• Item 6: Thermal comfort: Indoor air quality
• Item 7: Ventilation and air conditioning:
amount of fresh air changes per second
• Item 8: Ventilation and air conditioning:
Non-smoking building
• Item 9: Ventilation and air conditioning:
• Contamination of chilled and condensing
water, virus, bacteria or other
contaminants
Kwok W.C. 165
• Item 10: Thermal comfort: Temperature
and Relative Humidity
• Item 11: Potable water quality
• Item 12: Potable water tanks cleaning
frequency
• Item 13: Potable water examination
• Item 14: Swimming pool, Jacuzzi. Sauna-
filtration and water sampling in regular
period
• Item 15: Flushing water tanks cleaning
frequency ( 3 months)
Kwok W.C. 166
Item 14

Kwok W.C. 167

• Item 16 : Flushing water examination
(Water quality testing parameters are E.
coli and total coliform
• Item 17: Flushing water quality (apply
chlorine pills, bleaching agents and
filtration system)
• Item 18: Drainage – sufficient fall ( 1: 5 of
drainage
• Item 19: Drainage – main stack condition
(clean, no corrosion, no leakage, no
blockage)
Kwok W.C. 168
Item 20

Kwok W.C. 169

• Item 21: Drainage – last manhole cleaning
(Best- every month cleaning)
• Item 22: Drainage – grease trap and petrol
interceptor cleaning (Best- every month
cleaning)
• Item 23: Drainage (Bonus point)
• e.g. management guidelines to add water
to floor drain, proper and regular cleaning
and maintenance record, 1-way self
closing floor drain, epoxy coated pipe

Kwok W.C. 170

• Item 24: Drainage – U-trap provision with
water seal
• Item 25: Refuse collection room –
enclosed room
• Item 26: Refuse removal from building
frequency (24 hours or less)
• Item 27: Refuse room cleaning –
frequency ( 24 hours or less)
• Item 28: Refuse collection (Bonus point)
e.g. Automatic refuse collection system,
reuse collection by bags or chutes
Kwok W.C. 171
• Item 29: Cleanliness- building in general
(Rubbish covering area: 1% or less) ,
observe the roof, canopies and air
conditioner to check the cleanliness
• Item 30: Maintenance and management
policy and facilities audit for this module

Kwok W.C. 172

Kwok W.C. 173
Kwok W.C. 174
 number of elements in IBIv4
IBI v4 No. of elements
Green 80
Space 18
Comfort 52
Working efficiency 72
Culture 15
E-Services and technology Provisions 39
Safety and structure 32
Management practice and security 35
Cost effectiveness 3
Health and sanitation 31
Total no. of elements: 377

Kwok W.C. 175

Kwok W.C. 176
Kwok W.C. 177
90 -100

70 – 89.9

60 – 69.9

1 – 59.9 Kwok W.C. 178

Kwok W.C. 179
Kwok W.C. 180
 IBS laboratory
• IBS laboratory: need to carry out the audit
process of M3: Comfort Index and provide
some marks through:
• (a) Objective assessment (through
measurement, e.g. temperature, relative
humidity, sound level, lux level,etc.)
• (b) Subjective assessment (through the
professional judgement of auditor)
Kwok W.C. 181