IoT and Boiler Monitoring – Xerox Use of Azolla Software
The facilities team at Xerox were experiencing intermittent boiler issues with boilers failing to start within the facility. The problem was intermittent which made diagnosing the issue difficult. While the BMS on site would flag an issue with the boilers, it didn’t have the facility to alert staff If they failed to start. By the time the first FM team member was made aware of the issue, critical time was lost, and there was insufficient time to allow the building to heat before Xerox office staff arrived. The other issue was who to alert. Depending on the issue reported, a different technical resource was required.
The initial Benefits achieved with Azolla:
Financial Benefits
reduced the cost of unplanned work and contractor visits to site.
Minimising Disruption
escalation process, if the initial person doesn’t respond.
24/7 monitoring
the Azolla complex rule engine allows Xerox to monitor key assets 24/7, while generating valuable data for Root Cause Analysis.
Energy Conservation
part of an Energy Conservation drive is mapping area occupancy in the building to help understand the overall building use.
Transforming Facilities Management with IoT: Xerox & Azolla Software Partnership
Xerox engaged Azolla Software to help deploy an IoT solution that could then generate alerts in the Azolla CAFM platform. The Azolla CAFM platform includes a rules engine that allows users to generate sensor alerts based on predefined values.
The rules also allow for alerts to be generated, if no sensor data is received. For example, if pump vibration is meant to be detected at a certain time and there is no data, then an alert is generated. The alert/email/work notification can then be sent to a particular person or group of people.
Three different sensor types were installed to correctly diagnose issues with the boilers. A CT clamp was used to check if power was going to the plant room. Vibration sensors were added to the pumps to ensure that all pumps were running when expected.
Finally, temperature probes were added to ensure the correct water temperatures were being generated. Alerts from sensors are routed to the nominated technical resources via email or phone.
An early warning system that gave Engineering time to react before the issue impacted the wider business.
Call out charges were reduced in quantity as well as in the number of incorrect alerts sent.
Engineering time has been freed up to focus on other root cause analysis using the data generated.
Voice of the Customer
The Technical Services Department, believed that this technology, along with an understanding of the engineering issues, would lead to a solution.
‘Deploying the IoT sensors allowed an early warning system to allow correct technical staff sufficient time to react, minimising the impact on the business and reducing staff complaints around building temperatures.’
‘By alerting the correct person, we minimised the level of disturbance to everyone on the team. Azolla also allows for an escalation process, if the initial person doesn’t respond. It is only then that the Facilities Manager becomes involved’.
– Brendan MacNeill : Head of Technical Services Department at Xerox