Asbjörn Gärtner, Björn-Martin Kurzrock

• Purpose: Modern buildings use intelligent automation for comfort, efficiency and sustainability, impacting their construction and operation. Although building automation (BA) operates via bus lines and is controlled by sensors and actuators, computer-aided facility management (CAFM) systems often handle data redundantly. Current standards fail to detail effective systems integration, with a noticeable gap in practical network models and solutions. The purpose of this paper is to design a network model that integrates building services and networks at the automation level. The goal is to enable the CAFM side to control all electrical loads (such as lighting, blinds, pumps), climate control (HVAC) and security monitoring. Design/methodology/approach: This paper explores the automatic discovery and integration of BA devices and centralized controls into CAFM systems, focusing on innovative networking models, system data provisioning, import functions and web operation. Established technologies such as Universal Plug and Play (UPnP) and Extensible Markup Language (XML) standards are utilized to develop new solutions. Findings: The paper introduces a solution with a database and software module enabling bidirectional web-based coupling via LAN. The UPnP standard was enhanced to include facility management (FM)–specific information for device communication. The prototype effectively controls devices through CAFM systems, setting a foundation for future improvements in web-based BA. These results are crucial for developing standards for automated data processing between CAFM systems and BA. Practical implications: This research benefits FM, especially in maintenance, operations, energy and compliance. In addition, the need for time-consuming on-site inspections to record device master data for maintenance management, in case of commissioning or changing facility service providers, can be eliminated. The principles of the developed software module enhance CAFM systems as high-performance building control tools. Originality/value: The paper adapts existing technologies for specific FM applications and integrates them for the first time into key FM processes.