Data is supposed to give us more precise control, but sometimes it controls us. Building management system (BMS) alarms are a great example. Getting a high-priority alert can avert disaster. If a chiller fails, a boiler stops producing heat, or a system leaks, a timely alarm will help avert a very bad day.
On the other hand, low-priority alarms are an ongoing problem. A 2023 survey of facility managers found that, on average, they received over 12 alarms each day. Half dealt with more than 30 alarms a day. As a result, many managers experience alarm fatigue, increasing the risk that important alerts could be overlooked.
Ideally, building managers and mechanical services companies would have a Goldilocks solution that filters out less urgent alerts and escalates critical ones. This is the thinking behind Albireo Energy’s Critical Alarm Messenger (CALM) system, which plugs into the BMS, prioritizes important alarms and follows a clearly defined escalation pathway. As a result, critical alerts reach the right people at the right times.
The Nuts and Bolts
CALM asks a simple question: Does this mechanical issue warrant an immediate alert – or even worse, waking a tech at 2 a.m.? Is it a chiller failure that could jeopardize a data center or a third-floor flood that could destroy the first and second floors? If the answer is yes, the alert goes out.
This is a big benefit for mechanical services companies, helping them transition from reactive to more connected services. Historically, mechanical service providers wait for alarm calls from building engineers, delaying response times and increasing the chance an alarm could be missed. By integrating CALM into a smart service plan, mechanical contractors can elevate their relationships with clients, becoming the backstop for critical mechanical equipment to ensure performance and uptime.
The flow is pretty simple. The initial alarm goes to the primary technician. If they don’t respond, they can be alerted again after a minute (or five or ten). If the alert isn’t acknowledged, the system moves on to the next person in the chain.
CALM can be easily programmed for each organization. For example, a building owner may want to be in the loop. Albireo works closely with clients to understand their business goals and help build the response algorithm accordingly.
CALM’s escalation path boosts efficiency and accountability. It increases efficiency because the right people get important alerts in the appropriate order. It boosts accountability because the system doesn’t stop until someone answers the call (or text or email). The escalation is flexible, allowing organizations to customize the system to their needs. CALM also includes reporting and historical audits to show who acknowledged alarms and when they were escalated.
Layering in the Analytics
The system is also designed to support preventive maintenance. CALM records every alarm, runs it through an analytics platform, and generates a monthly report. If a compressor has been short-cycling and generated seven alarms in the previous month, it may need a repair or upgrade.
This gives mechanical service providers actionable data to help them work proactively. That compressor may be slated for replacement down the road but, given the analytics, it could make more sense to replace it now. This high-level data could be the first step towards elevating a reactive service relationship to a more consultative role in facility master planning.
From a building owner/management standpoint, CALM provides an extra layer of assurance that a serious mechanical problem will not become a catastrophic one. This approach also translates into improved reliability, more uptime, and lower costs. Mechanical data becomes a critical tool, providing important insights rather than distracting noise, as well as helping mechanical service providers show added value for owners.
