U.S. patent application number 12/853240 was filed with the patent office on 2010-12-23 for building optimization platform and web-based invoicing system.
Invention is credited to Keith Voysey.
Application Number | 20100324748 12/853240 |
Document ID | / |
Family ID | 39795954 |
Filed Date | 2010-12-23 |
United States Patent
Application |
20100324748 |
Kind Code |
A1 |
Voysey; Keith |
December 23, 2010 |
Building Optimization Platform And Web-Based Invoicing System
Abstract
A building management and optimization system and method are
disclosed. Building services data obtained at the building is
received by a building optimization platform through a first
communication network. The building optimization platform includes
at least one server system for generating an electronic invoice
based on the building services use data. A representation of the
electronic invoice is transmitted to a user interface through a
second communication network for web-based review, editing and
approval by a property manager associated with the building.
Inventors: |
Voysey; Keith; (Yorba Linda,
CA) |
Correspondence
Address: |
MINTZ, LEVIN, COHN, FERRIS, GLOVSKY AND POPEO, P.C
ONE FINANCIAL CENTER
BOSTON
MA
02111
US
|
Family ID: |
39795954 |
Appl. No.: |
12/853240 |
Filed: |
August 9, 2010 |
Related U.S. Patent Documents
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Application
Number |
Filing Date |
Patent Number |
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11941582 |
Nov 16, 2007 |
7774245 |
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12853240 |
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60859802 |
Nov 16, 2006 |
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Current U.S.
Class: |
700/295 ; 705/34;
705/412; 709/203 |
Current CPC
Class: |
G06Q 50/06 20130101;
G06Q 50/16 20130101; G06Q 30/04 20130101 |
Class at
Publication: |
700/295 ; 705/34;
705/412; 709/203 |
International
Class: |
G06Q 10/00 20060101
G06Q010/00; G06Q 30/00 20060101 G06Q030/00; G06F 17/00 20060101
G06F017/00; G06F 1/26 20060101 G06F001/26; G06F 15/16 20060101
G06F015/16 |
Claims
1. A building control computer system comprising: an electrical
demand control implemented by a computer to monitor an electrical
load of the building to determine a peak periodic energy
consumption of the building, and to impose a limit on consumption
of energy services for a tenant occupying at least part of the
building in accordance with a lease covering at least some energy
services used by the tenant as part of standard tenant services; a
tenant metering system to measure metered usage data for energy
services used by the tenant; and an electronic invoice generator
implemented by the computer for generating an electronic invoice
for the tenant, the electronic invoice comprising a first line item
reflecting a tenant-realized savings associated with the limit on
consumption of energy services, the tenant-realized savings being
determined based on the metered usage data for energy services used
by the tenant in the at least part of the building below the limit
on consumption of energy services.
2. The building control computer system in accordance with claim 1,
wherein the electronic invoice further comprises a second line item
reflecting an instance of above standard tenant services use, the
above standard services comprising metered usage of energy services
in the at least part of the building in excess of that covered by
the lease or in excess of the limit on consumption of energy
services.
3. The building control computer system in accordance with claim 2,
wherein the electronic invoice further comprises an interactive
control providing options that allow the tenant or a manager of the
building to adjust, approve or delete the first or second line
items of the electronic invoice.
4. The building control computer system in accordance with claim 1,
further comprising an energy management system driver server that
communicates with control systems of the building to monitor the
electrical load of the building and to control the consumption of
energy services by the tenant.
5. The building control computer system in accordance with claim 4,
further comprising a database storing information about the tenant,
and a template for the electronic invoice that is populated by data
collected by the energy management system driver server.
6. The building control computer system in accordance with claim 2,
further comprising a web services computer configured to receive
requests from the tenant for the above standard services, and to
receive approval or denial of the requests by an administrator of
the web services computer.
7. The building control computer system in accordance with claim 1,
wherein the electronic invoice comprises an electronic mail message
containing a hypertext transport protocol link to a web page stored
by the building control computer system, the web page containing
the electronic invoice.
8. A computer-implemented method comprising: monitoring an
electrical load of a building to determine a peak periodic energy
consumption of the building, and to impose a limit on consumption
of energy services for a tenant occupying at least part of the
building in accordance with a lease covering at least some energy
services used by the tenant as part of standard tenant services;
measuring metered usage data for energy services used by the
tenant; and generating an electronic invoice for the tenant, the
electronic invoice comprising a first line item reflecting a
tenant-realized savings associated with the limit on consumption of
energy services, the tenant-realized savings being determined based
on the metered usage data for energy services used by the tenant in
the at least part of the building below the limit on consumption of
energy services.
9. The computer-implemented method in accordance with claim 8,
wherein the electronic invoice further comprises a second line item
reflecting an instance of above standard tenant services use, the
above standard services comprising metered usage of energy services
in the at least part of the building in excess of that covered by
the lease or in excess of the limit on consumption of energy
services.
10. The computer-implemented method in accordance with claim 9,
wherein the electronic invoice further comprises an interactive
control providing options that allow the tenant or a manager of the
building to adjust, approve or delete the first or second line
items of the electronic invoice.
11. A computer-implemented method comprising: monitoring an
electrical load of a building to determine a peak periodic energy
consumption of the building, and to impose a limit on consumption
of energy services for a tenant occupying at least part of the
building in accordance with a lease covering at least some energy
services used by the tenant as part of standard tenant services;
measuring metered usage data for energy services used by the
tenant; and generating an electronic report, the electronic report
reflecting the metered usage data for energy services used by the
tenant, and a tenant-realized savings or cost associated with the
limit on consumption of energy services, the tenant-realized
savings or cost being determined based on the metered usage data
for energy services used by the tenant in the at least part of the
building below or above, respectively, the limit on consumption of
energy services.
12. The computer-implemented method in accordance with claim 11,
further comprising transmitting the electronic report from a web
server to one or more client computers over a communications
network, in response to a request for the electronic report from at
least one of the one or more client computers.
13. The computer-implemented method in accordance with claim 11,
wherein the electronic report includes interactive controls to
enable a user of a computer to modify the metered usage data using
a user input device.
14. The computer-implemented method in accordance with claim 11,
further comprising generating an electronic invoice for the tenant
based on the electronic report, the electronic invoice comprising a
first line item reflecting the tenant-realized savings associated
with the limit on consumption of energy services.
15. The computer-implemented method in accordance with claim 14,
wherein the electronic invoice further comprises a second line item
reflecting an instance of above standard tenant services use, the
above standard services comprising metered usage of energy services
in the at least part of the building in excess of that covered by
the lease or in excess of the limit on consumption of energy
services.
16. The computer-implemented method in accordance with claim 15,
wherein the electronic invoice further comprises an interactive
control providing options that allow the tenant or a manager of the
building to adjust, approve or delete the first or second line
items of the electronic invoice.
17. A building control computer system comprising: an electrical
demand control implemented by a computer to monitor an electrical
load of the building to determine a peak periodic energy
consumption of the building, and to impose a limit on consumption
of energy services for a tenant occupying at least part of the
building in accordance with a lease covering at least some energy
services used by the tenant as part of standard tenant services; a
tenant metering system to measure metered usage data for energy
services used by the tenant; and an electronic report generator
implemented by the computer for generating an electronic report,
the electronic report reflecting the metered usage data for energy
services used by the tenant, and a tenant-realized savings or cost
associated with the limit on consumption of energy services, the
tenant-realized savings or cost being determined based on the
metered usage data for energy services used by the tenant in the at
least part of the building below or above, respectively, the limit
on consumption of energy services.
18. The building control computer system in accordance with claim
17, wherein the electronic report includes interactive controls to
enable a user of a computer to modify the metered usage data using
a user input device.
19. The building control computer system in accordance with claim
17, further comprising a web server for transmitting the electronic
report to one or more client computers over a communications
network, in response to a request for the electronic report from at
least one of the one or more client computers.
20. The building control computer system in accordance with claim
17, further comprising an electronic invoice generator implemented
by the computer for generating an electronic invoice for the
tenant, the electronic invoice comprising a first line item
reflecting the tenant-realized savings or costs associated with the
limit on consumption of energy services.
21. The building control computer system in accordance with claim
17, wherein the metered energy usage data includes one or more of
lighting, plugload, and HVAC use in the at least part of the
building.
Description
CROSS REFERENCE TO RELATED APPLICATION
[0001] This application is a continuation and claims the benefit of
priority under 35 U.S.C. .sctn.120 of U.S. patent application Ser.
No. 11/941,582, filed Nov. 16, 2007, entitled "Building
Optimization Platform And Web-Based Invoicing System", which claims
priority under 35 U.S.C. .sctn.119 to U.S. Provisional Application
Ser. No. 60/859,802, filed Nov. 16, 2006, entitled "Afterhours
Control System", which the disclosure of which is incorporated
herein by reference.
BACKGROUND
[0002] This disclosure relates generally to optimizing services for
buildings, and more particularly to a system and method for
automated management of energy-related building services.
[0003] Energy is the single highest expense incurred by property
owners of buildings, and this expense is projected to grow
dramatically over the next several years. According to a Nov. 25,
2005, Federal World Energy Study, energy costs are projected to
double the rates used 15 years ago, exceeding $59.5 trillion
annually. Off-peak electrical rates average $0.14/kWh and Peak
rates can reach $2.40/kWh. When energy use is allowed to go
unchecked, rolling blackouts can result. During peak hours, utility
companies may even impose structured outages, known as "brownouts,"
and many energy companies are now proposing huge penalties for lack
of controlled usage of building services such as energy
services.
[0004] With the advent of digital controls to replace pneumatic
controls for both new and existing buildings, several controls
manufacturers have been digitizing the physical infrastructure of
buildings. As energy demands and environmental concerns increase,
states including California have instituted building efficiency
standards (Title 24) to accelerate this digitization of building
infrastructure in an effort to increase energy efficiency and
reduce greenhouse gas emissions. In addition, tenants, building
managers, and building owners are all proactively searching for
solutions to address these concerns as they relate to
buildings.
[0005] A common problem set faced by all building owners, managers
or even tenants include lost revenue, wasted energy, operational
inefficiencies, and lack of accountability. Historically,
commercial tenants who have no limits or accountability imposed on
them during operating hours waste the most energy. Further, there
is significant consolidation occurring in ownership of buildings,
yet building owners with large portfolios experience disparate
energy management systems, property managers and building
engineers.
SUMMARY
[0006] In general, this document discusses web-based systems and
methods for managing and optimizing energy-related building
services for buildings. These systems and methods can improve net
operating income of a building, and therefore dramatically increase
the underlying property value of the building, particularly for the
building owner.
[0007] According to one aspect, a computer-implemented building
management system includes a server system. The server system is
adapted to receive building services data associated with one or
more tenants through a first communication network, generate
invoicing information for energy services use based on the building
services data, and transmit the invoicing information in an
electronic invoice that is accessible and approvable through a user
interface connected to the server system via a second communication
network.
[0008] According to another aspect, a computer-implemented building
management method includes steps of receiving, through a first
communication network, building services data obtained at the
building, and generating an electronic invoice based on the
building services use data. The method further includes a step of
transmitting a representation of the electronic invoice to a user
interface through a second communication network.
[0009] In accordance with yet another aspect, a
computer-implemented building management method includes steps of
providing an electronic invoice template to a server system, and
generating, using the electronic invoice template, an electronic
invoice for a tenant for energy services use based on energy
services use data associated with the tenant obtained at the
building. The method further includes a step of transmitting a
representation of the electronic invoice to the tenant through a
communication network.
[0010] In accordance with still yet another aspect, a
computer-implemented method for managing services in a building
includes a step of generating, for each of one or more tenants
based on building services data obtained at the building, an
electronic invoice having energy services use information and
representing at least one invoice for energy services use
associated with each of the one or more tenants. The method further
includes steps of posting the electronic invoice for each of the
one or more tenants to a web page associated with each of the one
or more tenants, and storing the web page associated with each of
the one or more tenants to a web server. The method further
includes a step of transmitting, to a user interface associated
with each of the one or more tenants through a communication
network, a notification message notifying of the at least one
invoice awaiting approval by each of the one or more tenants, the
notification message containing a web link to the web page
containing the electronic invoice. The method further includes
steps of receiving a request via the web link for the web page from
at least one of the one or more tenants through the communication
network, and transmitting the electronic invoice to the user
interface associated with at least one of the one or more tenants
through the communication network, the electronic invoice further
including a user-selectable approval function by which the at least
one of the one or more tenants can approve the invoice via the
electronic invoice.
[0011] The details of one or more embodiments are set forth in the
accompanying drawings and the description below. Other features and
advantages will be apparent from the description and drawings, and
from the claims.
BRIEF DESCRIPTION OF THE DRAWINGS
[0012] These and other aspects will now be described in detail with
reference to the following drawings.
[0013] FIG. 1 is a functional block diagram of a building
optimization platform.
[0014] FIG. 2 illustrates a building services management
system.
[0015] FIG. 3 is a flowchart that illustrates a web-based invoice
approval process for energy-related building services.
[0016] FIGS. 4A-H are exemplary screenshots of a graphical user
interface to illustrate an implementation of web approval process
of invoices for above standard services.
[0017] FIGS. 5A-C show exemplary statements having detailed billing
information for building services.
[0018] FIGS. 6A-D show exemplary variance reports generated from
business intelligence on invoicing information.
[0019] Like reference symbols in the various drawings indicate like
elements.
DETAILED DESCRIPTION
[0020] This document describes a computer-implemented building
optimization platform for buildings, such as multi-tenant office
buildings. The platform utilizes automated, web and telephony-based
building services management tools to control, account, and manage
building services, to address lost revenue, wasted energy,
operational inefficiencies, and previous lack of accountability for
energy-related building services used by tenants.
[0021] The building optimization platform enables building owners
and property managers to invoice tenants for above standard tenant
services, i.e., any building service such as energy services that
falls outside a normal tenant lease. Examples of above standard
tenant services include, without limitation, a tenant's use of
energy-related building services during non-lease hours or beyond
agreed-upon levels--in other words, for energy services use that
exceeds an amount, duration, or timeframe that are contractually
covered by the tenant's existing lease. The building optimization
platform can track consumption premised upon metered use values to
allocate costs to tenants of a building.
[0022] The web-based approval process includes energy-related
building services such as after hours HVAC, after hours lighting,
tenant plug load usage, tenant equipment usage (such as HVAC
equipment for cooling tenant-specific areas or equipment), and for
tenants that pay for their own utilities, accelerated depreciation
of mechanical equipment. The building optimization platform tracks
and invoices for the following: source of after hours request, time
of after hours request (billable or nonbillable event), type of
after hours request (lighting only, or both lighting and HVAC),
duration of request, billing rates (consolidated, split, flat,
tiered, and/or metered), aggregate value of invoices currently
unbilled, and/or common points concurrently used that may provide
split billing.
[0023] The building optimization platform works in several key ways
to address lost revenue, wasted energy, operational inefficiencies,
and lack of accountability that afflicts most office buildings. The
building optimization platform communicates with the building at a
physical infrastructure level by overlaying onto the building's
existing energy management system (EMS) and hardware. The building
optimization platform also automates many of the complicated and
manual building management processes used by owners, property
managers, accountants, building engineers, and tenants, and
integrates into the building owner's or property manager's
accounting or ERP system. The building optimization platform
further provides on-demand capability for tenants via a web
browser, phone, or PDA that allows them to request, schedule, and
manage their own energy-related building services.
[0024] FIG. 1 is a functional block diagram of a building
optimization platform 10 for managing business processes,
implemented and executed as a set of services, to optimize building
services for buildings. The building optimization platform 10
includes an enterprise data storage 12, business processes of
telephony services 20, web services 22, building control services
24, and accounting and invoice generation services 26.
[0025] The telephony services 20 are managed and controlled by a
telephony server, and include A/C request services 30 and lighting
request services 32, which together with other control functions of
the building optimization platform 10 enables remote tenant access
(via phone and/or Internet) which allows tenants to use after hours
(i.e. hours within a day or on weekends that are not covered by a
tenant lease or other contractual obligation to the tenant) air
conditioning and lighting for a fee, and provides property
owners/managers with automated tracking and billing.
[0026] The A/C request services 30 and lighting request services 32
include telephony interface with a server that is part of the
building optimization platform 10, which enables any tenant to
request above-standard energy-related building services via
commands input into a telephone. The requests are automatically
captured by the server and provided to accounting and invoice
generation services 26, as will be described in further detail
below. Accordingly, the combination of telephony services and
invoice generation and web approval services enables tenants,
property managers and system administrators to accurately monitor,
track, invoice and monetize above standard services provided to
requesting tenants.
[0027] The web services 22 enable web-based access to and
management of after hours services and automated billing using an
application service provider (ASP) modeled server system. Web
services 22 include tenant administration and service requests 34,
and tenant alarm monitoring 38. Web services 22 also implements an
automated process of tenant metering and to provide a web-based
management approval process 36 for invoices, services, etc.
[0028] Building control services 24 are hosted in a server system
and controlled by building optimization platform 10 based on input
executed through web services 22 and telephony services 20.
Building control services 24 includes an Energy Management System
(EMS) driver server 44 that includes interface software for
interacting and controlling a number of different EMS control
systems made by various EMS manufacturers and open protocols, such
as BACNET, Lonworks, Modbus, etc. The EMS driver server 44 is
preferably implemented utilizing remote procedure call (RPC)
enabled building connectivity. Building control services 24 also
includes an automated management system (AMS) 40, a server and
web-based SaaS-modeled control system that utilizes advanced energy
services control algorithms to constantly monitor and adjust a
building's HVAC system to achieve the lowest possible energy
consumption, and system administration and property management
46.
[0029] Building control services 24 also implements Electrical
Demand Control 42 for Peak Demand Limiting/Demand Response. Peak
Demand Limiting provides constant monitoring of the building's
electric load for the highest periodic power consumption to confine
and limit demand, which results in lower utility bills, utility
rebates and incentives to transfer to a more preferred rate
schedule, and also reduces the ratcheting effect of annual peak
charges. Tenant Metering 46 provides reading, tracking and billing
services for advanced tenant billing for above standard tenant
services. Consumption outside lease hours, over allotted lease
allowance, peak charges, and maximum peak as well as supplemental
equipment metering are tracked and invoiced by building control
services 24.
[0030] Account and invoice generation services 26 includes property
management web based approval process 48 and accounting integration
and reporting 50, which are explained further below.
[0031] FIG. 2 illustrates a building management system 100 that
includes a building optimization platform 101 for managing,
controlling, and optimizing building services via business
processes implemented as a set of services. The building
optimization platform 101 includes a first communication interface
that is adapted to receive building services data from one or more
buildings 102 via a first communication network 104. The building
optimization platform 101 further includes a server system 106 that
generates invoicing information for building services used at the
buildings 102 based on the building services data, and transmits
the invoicing information in an electronic invoice through a second
communication interface. The invoicing information is accessible
and approvable through a user interface of a client computer 108
connected to the server system 106 via a second communication
network 104.
[0032] The building services data is preferably generated by one or
more energy management systems (EMSs) located throughout each
building 102. Each EMS includes digital sensor and control hardware
and software that is built and installed by any number of third
party vendors. The EMSs monitor building services use or
consumption, such as lighting and A/C systems, at various locations
within the building 102, and communicate the use data via the first
communications network 104, which can include one or more wireless
communication networks, and operating according to one or more open
protocols, such as BACNET, Lonworks, Modbus, etc.
[0033] The building management system 100 can include a driver
server 103 that can be used to connect to a network of EMSs within
a building. Server system 106 preferably communicates using
XML--driver server 103 translates XML data into serial data used by
EMS Can reside on a separate PC, a workstation, or need not be used
at all. Allows connectivity, if necessary, to an EMS depending on
the EMS type. Hosts one or more drivers for each EMS used in the
building.
[0034] The building services data is received and processed by a
controls integration module 110 in the server system. A demand
response module 112, as part of an automated management system at
the server system 106, monitors the building services data and can
control building services, such as fulfilling after hours lighting
requests, limit energy consumption during peak demand periods,
etc.
[0035] The server system 106 includes an invoice generator 114 that
generates an electronic invoice for each tenant of each building
102. The electronic invoice includes invoice template information
and tenant information that is stored for each tenant in a database
120. The tenant information can be entered into the database
manually, during a setup process. The electronic invoice is
generated regularly, preferably on a periodic basis such as
monthly. The electronic invoice represents an invoice for "above
standard tenant services"--any service that falls outside a normal
lease for the tenant.
[0036] Once the electronic invoice is generated, it is posted to
web server 118. An electronic message is then generated by email
server 116 and sent to the client computer 108, which is typically
used by a property manager associated with at least one building
102. The electronic message contains a notification of the
availability of the electronic invoice, as well as a hypertext link
to the electronic invoice stored either in the database 120 or on
web server 118. Once a user of the client computer 108 selects the
relevant link, the web server 118 transmits a log-on page in which
the property manager can gain access to a building services website
in which the property manager can manage all energy-related tenant
services.
[0037] The building services website includes one or more web pages
containing the electronic invoice that can be displayed in a user
interface of the client computer 108, such as a browser application
used by the client computer 108. The electronic invoice can be
generated in HTML or XML, and delivered through communication
network 104 by any one of a number of communication protocols,
including HTTP.
[0038] The email server 116 can also be configured to generate and
send confirmation emails to tenant for services they request. For
example, if a tenant requests 500 hours of afterhours lighting
services, the email server 116 generates an email which
automatically is sent to the tenant, tenant office manager,
property manager and/or system administrator to confirm requesting
tenant, the type of services requested, duration, and date, among
other possible information. The email server is linked with and
provides the invoice generator 114 with the request information for
invoice generation.
[0039] Acknowledgements of the confirmation emails are processed by
the demand response module 114 of the server system 106, or other
control server. Changes to requests, later declines of a requests,
or any other changes can be executed by the tenant or responsible
party clicking on a link in the confirmation email to reach the
demand response module 114 of the server system 106 of the building
optimization platform 101.
[0040] FIG. 3 illustrates a method 200 for managing building
services in a building, in accordance with a web-based invoice
generation, transmission and approval process. At 202, an
electronic invoice is generated. The electronic invoice includes
invoicing information relating to energy services usage by each of
a number of tenants. The electronic invoice can be generated from a
computer-implemented template that is populated with tenant data
entered by a system administrator or property manager, as well as
building services data obtained at the building via EMSs connected
to a building optimization platform via a first communication
channel. At 204, the electronic invoice is posted to a web page in
a web server.
[0041] At 206, a notification message is generated and sent to a
client computer associated with a property manager, for display on
a user interface of the client computer. The notification message
includes a notification of all current invoices that need property
manager approval, and include a link or other representation of the
electronic invoice for accessing the electronic invoice from the
web server. If a user selects or clicks on the link, at 208 the
electronic invoice is served to the client computer via the web or
similar communication network. The electronic invoice includes a
user-selectable approval function such as a button or link, by
which the property manager can approve the invoice. Otherwise, the
electronic invoice provides interactive fields for proposing an
adjustment of any aspect of the electronic invoice.
[0042] At 210 the property manager can provide approval of the
invoice via the web. If the property manager does not approve the
invoice, the electronic invoice is stored in the web server and
re-sent after a predetermined period of time, such as 10 days. If
the property manager does send approval of the invoice via the web,
the approved invoicing information is sent to the building owner's
accounting system at 212. At 214, activity reports regarding
invoicing activity are sent to the system administrator, to prevent
duplicative billing and/or errors in the invoicing process.
[0043] The setup for the system can take place in a tenant manager
window of a web-delivered application resident on the tenant
manager's workstation, referred to as client computer 108. The
application can be locally stored and executed, or remotely stored
delivered from a server and then locally executed. The system
allows a property manager to configure advance system settings, and
create custom HVAC, plug outlet, and lighting point groups or zones
within the building, in a granularity even greater than simply by
floor of the building. The system further allows the property
manager to create a consolidated billing list for invoice
recipients, create customized reports according to portfolio of
buildings for the building owner, according to building type,
sorted by property manager, or by building. The system also allows
the property manager to enable system security.
[0044] FIGS. 4A-H show various exemplary property management web
pages of a website as part of a building optimization platform. In
preferred implementations, the property management web pages are
designed to perform two primary functions. First, through a Tenants
link, property managers can perform tenant maintenance tasks, such
as scheduling immediate, future and reoccurring service, cancel
service and assign access rights to any tenant within their
buildings. Second, at the beginning of each month, property
managers review, adjust and approve the previous months billings
before a data file containing the invoices are transmitted directly
to accounting personnel.
[0045] The following describes a specific implementation of a
web-based approval system executed by a building optimization
platform, as a reference to FIGS. 4A-H:
[0046] 1. At 1:00 AM on the second of each month the building
optimization platform automatically generates all after hours
billings and posts them directly to a website. The system will also
send out an email to each property manager explaining that they
have ten days to review and approve "X" amount of invoices.
[0047] 2. During this ten day period, the property manager at any
time can review, edit and approve after hours invoices, described
in further detail below and with reference to FIGS. 4A-H. Also
available to the property manager is the ability to print invoices
as well as after hours income variance reports. These reports are
available only as reference data only, this is due to all billing
being performed automatically in a later procedure.
[0048] 3. If necessary, twenty-four hours before the end of the ten
day period, a second email reminder is sent explaining that there
are still "X" of "Y" invoices that need approval.
[0049] 4. At the end of the ten day period, all non
reviewed/approved invoices are automatically marked as "approved"
and will be invoiced accordingly.
[0050] 5. On the tenth day of each month the building optimization
platform automatically emails to accounting personnel a data file
as well as a PDF file of traditional invoices containing all after
hours billing information. The data file can be used to import all
after hours information directly into the appropriate accounting
system.
[0051] Referring now to the figures, FIG. 4A is a screenshot of an
exemplary property management page 402 that can be accessed by a
property manager. There property management page 402 provides a
number of functions for a property manager, including functions to:
approve the previous months invoices, reprint past invoices, update
or set tenant lease ID numbers, and print system reports. The
property management page 402 also enables functions to select a
tenant for after hours setup functions, and review system
activity.
[0052] For monthly invoicing functions, from the property
management page 402 a user can select a "Review and Approve
Billing" link or similar link, which causes a monthly invoicing
approval screen 404 to appear, such as is exemplified and shown in
FIG. 4B. The monthly invoicing approval screen 404 can be
configured to enables billing approvals for a current billing
period only. In some particular exemplary implementations, the
monthly invoicing approval screen 404 is operated in the following
manner:
[0053] To approve all billing without any editing, an [OK All]
button is selected, or once verified, each line item as approved is
checked. To undo all previous approved billings, an [OK None]
button is selected. To modify a tenants invoice, the Details link
can be clicked on. To display a tenants invoice, the Display link
can be clicked on. To display all invoices, a [Display All
Invoices] button can be clicked on. And, to display the invoice
summary report, a [Display Summary] link or button is clicked
on.
[0054] To view a tenants invoice detail, a [Details] link or button
can be clicked on, to navigate from the monthly invoicing approval
screen 404 to an invoice detail page 406 as shown in FIG. 4C. The
invoice detail page 406 allows a user to adjust all invoice items
by clicking on an [Adjust Entire Invoice] button. For individual
line item editing, each line item can be selected by clicking on an
associated link or button. This provides a property manager the
control to view and edit tenant invoices in highly granular
detail.
[0055] FIG. 4D shows an exemplary screenshot of an adjust entire
invoice page 408, in which the user can adjust all invoice items.
In some implementations, a reason for adjusting any aspect of an
invoice must be provided before the user is allowed to continue. To
provide the reason, the user fills out the appropriate fields--this
changes depending on reason--and then selects an [Update Now]
button to save changes, or clicks on an [Return to Invoice Menu]
button or link to exit without saving changes. In some
implementations, a [Calc] button recalculates the invoice based on
the new parameters. Further, once any item has been modified, the
system usage lines on a parent page, i.e. in FIGS. 4A-C, can
include an indicator, such as a text or background color, to
indicate the invoice has been edited. For example, system usage
lines can be colored yellow to indicate edits.
[0056] FIG. 4E shows an exemplary screenshot of an adjust line item
page 410 in which the user can make adjustments on a line item
basis. A reason must be selected before continuing. Once the user
fills out the appropriate fields, an [Update Now] button can be
clicked to save changes, or a [Return to Invoice Menu] button can
be clicked to exit without saving the changes. In some
implementations, a [Calc] and/or an [Edit] button recalculates the
invoice based on the new parameters. As with the adjust entire
invoice page 408, once any item has been modified on the adjust
line item page 410, the system usage lines on a parent page can
include an indicator, such as a text or background color, to
indicate the invoice has been edited.
[0057] FIG. 4F shows an exemplary screenshot of a property
management reports page 412, having a list box of possible reports
from which a user can select for any type of analytics or further
processing. In preferred implementations, the user selects the
desired report, then clicks on the [Display Report Now] button. The
report is then displayed, using data file viewer loaded on the
local client computer. In some implementations, an Adobe Postscript
Datafile (PDF) format is used. Reports can be displayed in a
separate window by clicking on a [Display Reports in Separate
Window] check Box located on the title bar.
[0058] FIG. 4G shows an exemplary screenshot of a tenant master
user page 414, which allows property managers access to all tenants
defined on the system. Via the tenant master user page 414,
property managers can schedule services, turn on/off services, edit
tenant users, and set up standing requests for all tenants on the
system. In some implementations for example, a user can click on a
[Select] link or button associated with a tenant's name, and the
system logs the user into that tenant's account as the master user.
In some particular implementations, an aspect of the page
associated with the tenant can be modified to indicate that the
tenant is not set up properly on the server, such as if the
tenant's name turns red when selected. A tenant name filter can be
applied by typing in the first few letters of the tenant's name in
a tenant filter field, such that when applied, only tenants that
start with the specified filter criteria will be displayed in the
[Select Tenant] window. To remove the filter setting, the user
clicks on a [Remove Filter] button. In particular implementations,
sorting among tenants can be achieved by clicking on any column
header once for an ascending order, and twice for a descending
order.
[0059] FIG. 4H shows an exemplary system page 416, which is used to
track the overall system usage and performance for all buildings in
a portfolio under management by the property manager or building
owner. The system page includes information about numbers of
requests to the system for above standard building services, and
can include a number of timeframe references for comparison
purposes. The request information, as well as any information
provided on any page shown in FIGS. 4A-H, can be displayed in
textual and/or graphical form. Further, such information can be
formatted for export or transmission in any data format or
according to any transmission protocol.
[0060] FIGS. 5A-C show exemplary statements having detailed billing
information for building services such as energy usage, for example
during weekends, after hours, or other above standard service
usage.
[0061] The systems and methods described herein can produce a vast
amount of data about tenant energy use or building services
consumption. The data can be processed by any number of business
intelligence systems, for continual improvement and optimization of
building services utilization and revenue optimization. One output
of such business intelligence systems is shown in FIGS. 6A-D, which
illustrate several variance reports that are generated through the
web approval process.
[0062] FIG. 6A is an exemplary variance report, showing annual
revenue variance by month, and including both a bar graph and
numerical information. The dark shaded region in the bar graph
represents an amount that is actually billed to the tenants, and
the light shaded region represents an amount that was edited or
otherwise removed from the final invoices by the property manager.
This type report is shown as being processed by a portfolio, but
can also be requested to be processed according to region, by
company, by building type or any other grouping. FIG. 6A lists the
variance according to month, but any other time frame can be shown.
Further, other types of graphical depictions can be used instead
of, or in conjunction with a bar graph.
[0063] FIG. 6B is another exemplary variance report, showing
above-standard services variance between used services (an amount
that can be billed) and actual billed. Reductions are segregated by
the cause for the variance, i.e. credit for extreme weather, credit
due to lease restrictions, good will, etc. This type of report can
be used to isolate and focus on problematic areas that lead to high
giveaways of potential revenue for the building owner, or even to
provide the tenants with information that can help them improve
their consumption patterns.
[0064] FIG. 6C is yet another exemplary variance report, showing
variance between used services and billed-for services by property
manager. Thus, this type of report can highlight those property
managers who may have a particular problem, or who are too lenient
in invoicing tenants for the services they request. FIG. 6D is
another type of report, showing revenue distribution by cost
center, such as a building or suite of buildings. The revenue is
generated from the above standard service requests by the tenants
of each particular cost center, as processed through the web
approval process described above.
[0065] Some or all of the functional operations described in this
specification can be implemented in digital electronic circuitry,
or in computer software, firmware, or hardware, including the
structures disclosed in this specification and their structural
equivalents, or in combinations of them. Embodiments of the
invention can be implemented as one or more computer program
products, i.e., one or more modules of computer program
instructions encoded on a computer readable medium, e.g., a machine
readable storage device, a machine readable storage medium, a
memory device, or a machine-readable propagated signal, for
execution by, or to control the operation of, data processing
apparatus.
[0066] The term "data processing apparatus" encompasses all
apparatus, devices, and machines for processing data, including by
way of example a programmable processor, a computer, or multiple
processors or computers. The apparatus can include, in addition to
hardware, code that creates an execution environment for the
computer program in question, e.g., code that constitutes processor
firmware, a protocol stack, a database management system, an
operating system, or a combination of them. A propagated signal is
an artificially generated signal, e.g., a machine-generated
electrical, optical, or electromagnetic signal, that is generated
to encode information for transmission to suitable receiver
apparatus.
[0067] A computer program (also referred to as a program, software,
an application, a software application, a script, or code) can be
written in any form of programming language, including compiled or
interpreted languages, and it can be deployed in any form,
including as a stand alone program or as a module, component,
subroutine, or other unit suitable for use in a computing
environment. A computer program does not necessarily correspond to
a file in a file system. A program can be stored in a portion of a
file that holds other programs or data (e.g., one or more scripts
stored in a markup language document), in a single file dedicated
to the program in question, or in multiple coordinated files (e.g.,
files that store one or more modules, sub programs, or portions of
code). A computer program can be deployed to be executed on one
computer or on multiple computers that are located at one site or
distributed across multiple sites and interconnected by a
communication network.
[0068] The processes and logic flows described in this
specification can be performed by one or more programmable
processors executing one or more computer programs to perform
functions by operating on input data and generating output. The
processes and logic flows can also be performed by, and apparatus
can also be implemented as, special purpose logic circuitry, e.g.,
an FPGA (field programmable gate array) or an ASIC (application
specific integrated circuit).
[0069] Processors suitable for the execution of a computer program
include, by way of example, both general and special purpose
microprocessors, and any one or more processors of any kind of
digital computer. Generally, a processor will receive instructions
and data from a read only memory or a random access memory or both.
The essential elements of a computer are a processor for executing
instructions and one or more memory devices for storing
instructions and data. Generally, a computer will also include, or
be operatively coupled to, a communication interface to receive
data from or transfer data to, or both, one or more mass storage
devices for storing data, e.g., magnetic, magneto optical disks, or
optical disks.
[0070] Moreover, a computer can be embedded in another device,
e.g., a mobile telephone, a personal digital assistant (PDA), a
mobile audio player, a Global Positioning System (GPS) receiver, to
name just a few. Information carriers suitable for embodying
computer program instructions and data include all forms of non
volatile memory, including by way of example semiconductor memory
devices, e.g., EPROM, EEPROM, and flash memory devices; magnetic
disks, e.g., internal hard disks or removable disks; magneto
optical disks; and CD ROM and DVD-ROM disks. The processor and the
memory can be supplemented by, or incorporated in, special purpose
logic circuitry.
[0071] To provide for interaction with a user, embodiments of the
invention can be implemented on a computer having a display device,
e.g., a CRT (cathode ray tube) or LCD (liquid crystal display)
monitor, for displaying information to the user and a keyboard and
a pointing device, e.g., a mouse or a trackball, by which the user
can provide input to the computer. Other kinds of devices can be
used to provide for interaction with a user as well; for example,
feedback provided to the user can be any form of sensory feedback,
e.g., visual feedback, auditory feedback, or tactile feedback; and
input from the user can be received in any form, including
acoustic, speech, or tactile input.
[0072] Embodiments of the invention can be implemented in a
computing system that includes a back end component, e.g., as a
data server, or that includes a middleware component, e.g., an
application server, or that includes a front end component, e.g., a
client computer having a graphical user interface or a Web browser
through which a user can interact with an implementation of the
invention, or any combination of such back end, middleware, or
front end components. The components of the system can be
interconnected by any form or medium of digital data communication,
e.g., a communication network. Examples of communication networks
include a local area network ("LAN") and a wide area network
("WAN"), e.g., the Internet.
[0073] The computing system can include clients and servers. A
client and server are generally remote from each other and
typically interact through a communication network. The
relationship of client and server arises by virtue of computer
programs running on the respective computers and having a
client-server relationship to each other.
[0074] Certain features which, for clarity, are described in this
specification in the context of separate embodiments, may also be
provided in combination in a single embodiment. Conversely, various
features which, for brevity, are described in the context of a
single embodiment, may also be provided in multiple embodiments
separately or in any suitable subcombination. Moreover, although
features may be described above as acting in certain combinations
and even initially claimed as such, one or more features from a
claimed combination can in some cases be excised from the
combination, and the claimed combination may be directed to a
subcombination or variation of a subcombination.
[0075] Particular embodiments of the invention have been described.
Other embodiments are within the scope of the following claims. For
example, the steps recited in the claims can be performed in a
different order and still achieve desirable results. In addition,
embodiments of the invention are not limited to database
architectures that are relational; for example, the invention can
be implemented to provide indexing and archiving methods and
systems for databases built on models other than the relational
model, e.g., navigational databases or object oriented databases,
and for databases having records with complex attribute structures,
e.g., object oriented programming objects or markup language
documents. The processes described may be implemented by
applications specifically performing archiving and retrieval
functions or embedded within other applications.
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