In commercial real estate, reducing the ecological footprint and smarter energy management are two increasingly critical issues. To supervise and guide companies in this direction, the public authorities have put in place two major measures: the tertiary decree and BACS (Building Automation & Control Systems). These pieces of legislation, developed in response to the growing challenges of the energy transition, mark a significant step forward in the way tertiary buildings approach their energy consumption. This article will shed some light on their different purposes. And we will focus on the BACS decree, to give you a clear explanation, the deadlines to be met and the impacts it will have on the way we design, use and optimize the tertiary spaces.

BACS, a mandatory step towards the tertiary decree

The tertiary decree, also known as the “Tertiary Eco Energy” scheme, is a French regulation that aims to promote energy efficiency in non-residential tertiary buildings. These buildings include offices, shops, and public facilities. It sets energy performance targets to be achieved over defined periods, thus encouraging the implementation of concrete measures. These measures may include renovations, the installation of more efficient systems, or the use of renewable energy sources. Indeed, it is a progressive regulation, with a reduction in the final energy consumption of the entire tertiary sector by at least 40% in 2030, 50% in 2040 and 60% in 2050 (compared to 2010).

The other regulation, the BACS decree, requires the installation of automation and control systems in non-residential tertiary buildings. It’s about optimizing HVAC (Heating, Ventilation and Air Conditioning) systems to increase energy efficiency. This regulation requires the installation of smart solutions to improve the energy management of buildings, thus promoting a more responsible use of resources.

At this stage, it is important to remember that this energy management is key for our future since tertiary buildings represent 973.4 million square meters in France, that is more than a third of the energy consumption of the building sector. While the tertiary decree imposes a significant reduction in consumption for the buildings, the BACS decree requires the implementation of an automation and control system, the BMS (Technical Building Management). The BACS decree is therefore a concrete version of the tertiary decree, since it helps to fulfil its objectives.

Everything you need to know about the BACS decree

The BACS decree is therefore a French regulation that came into force on July 20, 2020. As mentioned above, it aims to improve the energy efficiency of non-residential tertiary buildings by requiring the installation of automation and control systems.

The purpose of these systems is to monitor, record and analyse energy data, adjust consumption in real time, detect consumption drifts, and alert in the event of a malfunction. The obligations apply according to the power of the buildings' technical equipment, and the systems must also be interoperable, integrate analysis tools, ensure the autonomy of the systems, and be subject to mandatory periodic inspection.

This decree introduces 3 crucial steps in improving energy efficiency:

These deadlines define the time frame within which players must integrate automation and control systems, reflecting the commitment to more sober and autonomous buildings. This system is called a BMS, and it coordinates and optimizes a building’s automated systems to improve its energy efficiency and operation.

Why a BMS?

Technical building management has several advantages, contributing to the operational efficiency and durability of structures. First of all, it stands out for its ability to provide a real-time and instantaneous view of all the technical data related to the equipped building. Its interface not only simplifies access to this information, but it also allows for more accurate management of energy consumption, encompassing aspects such as lighting, heating, and ventilation.

By ensuring the detailed monitoring of data relating to various equipment, the technical management of the building drives the optimization of energy consumption. This optimization results in substantial energy savings, a significant improvement in the building’s energy class, and a significant reduction in associated costs.

In addition, the technical management of the building goes beyond simple monitoring by allowing remote diagnostics and interventions to be carried out. This feature significantly reduces unnecessary comings and goings, saving significant time. This solution contributes to the reduction of wasted resources and greenhouse gas emissions, highlighting its critical role in the transition to more sustainable practices within companies.

Choosing a BMS requires consideration of three essential elements. First, interoperability ensures seamless integration with existing equipment. Secondly, the precise sizing in relation to the specific needs of the building avoids unnecessary costs or functional gaps. Finally, the scalability and adaptability ensure that BMS remains relevant in the face of technological developments and changes in the building structure. A BMS is therefore essential to the ecological transition. It can be made even more efficient when combined with a Smart Office solution.

BMS and Smart Office: the perfect combo

The Smart Office makes it possible to optimize the layout and use of offices thanks to automation and artificial intelligence. It also improves efficiency, customization and energy efficiency. It offers an innovative approach by integrating advanced technologies such as presence detection. The implementation of occupancy detection is an essential pillar in the automation of the BMS (Building Management System). We are going to present you with several scenarios that show it well.

By taking bookings into account, it becomes possible to remotely manage and anticipate the warm-up just before the start of a scheduled meeting. However, to avoid any energy waste in the event of a “No Show”, a clever combination with a presence detection system is required, thus avoiding unnecessary heating scenarios. If no reservation has been registered, but people are still present, it is imperative that there is heating to avoid an uncomfortable situation. To do this, you also need a presence detection that will make the heating automatic if it detects a presence in the room.

To meet these needs, a Smart Office solution will ensure a consistent link between the presence detection system and the BMS. Indeed, an intelligent solution makes it possible to generate relevant data, facilitating the control of the HVAC: anticipation and adaptation.

Let’s take another example, thermal comfort varies from person to person, hence the importance of introducing user profiles. These profiles will come from the Smart Office solution thanks to the various statistics and data collected. They allow the temperatures inside the rooms to be adjusted, setting minimum and maximum ranges to suit individual preferences.

In summary, the Smart Office, by adopting an innovative management of energy resources and by emphasizing personalized comfort, considerably increases the efficiency of BMS. This synergy between Smart Office and BMS manifests itself in two keyways. First of all, a noticeable improvement in energy efficiency, where integrated technologies optimize the building’s energy consumption in an automated way. Secondly, an enriched user experience, where the personalization of workspaces contributes to increasing the well-being of occupants, thus promoting increased productivity and overall satisfaction.

Sources (in french):

• Rt-re-batiment.gouv.fr
• Decret bacs
• Smart building alliance
• Ademe – Chiffres clés 2018 Climat air et énergie
• Hellio