We’ve all seen it happen. Someone had a great idea, but it was a bit last minute. Usually, by the time a scheme gets to RIBA Stage 4 (detailed design), the property developer is focused on what they can do to create the most differentiation in the market. Understandable. We all want to add what will get us the biggest bang for our buck. But waiting until detailed design is a first-class ticket to upsetting everyone on the design team.
I’d expect that in Stage 1 (strategic), I’d be working with the architect about how digital would shape the parti 🧐 and fundamental human experiences. It also helps to improve the initial marketing materials by understanding the capabilities of the building. But, once you’ve been through a few rounds of design refinement, the train has already left the station.
Knowing what you want the smart systems to do, for most, can be the most difficult challenge. Once that’s agreed upon, it’s a call to MEP, Sustainability, IT, Security (and may the client’s IT department) to see what they’ve already done. There’s lots missing (for good reason). What happens next? Suddenly, you’re faced with extensive rework, pushing the project into chaos. That’s not just time and effort down the drain—it’s a considerable hit to your budget and timeline. And let’s face it, that never reflects well in the glossy brochure handed out at the grand opening.
When smart technology is an afterthought, you miss the chance to design with digital-first capabilities in mind. Is there a smaller reception because everyone uses digital access invitation, do we have a higher NABRS score because we planned for an AI-driven system that optimises energy use, or a building that can adapt what it is because the digital infrastructure enables adaptability for future uses?
Building smart means embedding these capabilities into the very fabric of the design, not bolting them on as an accessory. Take lighting systems for example. If you’re considering them at the beginning, they can be designed to integrate with occupancy sensors and daylight harvesting technology, seamlessly improving efficiency. If you wait, you’re stuck with standalone systems that feel like an awkward bolt-on rather than a cohesive whole.
The cost plan is the sacred document that no one dares mess with - until they have to. When smart technology is introduced late in the game, the cost implications can be staggering. You may find that the building’s infrastructure isn’t equipped to handle energy loads, there’s no provision for a Master Systems Integrator, let alone software licenses or set-up costs. Given that the market has already been engaged, there’s a chance they’ll see this as risk and price something that’s premium. You might even be legally signed-off with your contractor and are now asking for a change.
What began as a well-managed cost plan quickly turns into a disaster, with additional contingencies, overruns, and unforeseen expenditures. You start to sacrifice in other areas to make up for the shortfall - perhaps even ‘value engineering’ smart further and waiting to see what can be ‘bolted on’ after practical completion. It would have been far more affordable if smart building technology had been considered from the start.
In a world increasingly driven by data and digital innovation, waiting to add decide if you’ll have a smart building is, quite simply, a risk most can’t afford to take. It’s not just about being ‘smart’ in the trendy, tech-savvy sense... it’s about future-proofing your building against the expectations of the market and capturing digital-first opportunities.
So, if you’re ever tempted to leave smart technology until the end, remember: it’s much harder to add the eggs once the cake is in the oven. Plan to be smart from the start, and your project won’t just survive—it’ll thrive.
In Dr Marson’s monthly column, he’ll be chronicling his thoughts and opinions on the latest developments, trends, and challenges in the Smart Buildings industry and the wider world of construction. Whether you're a seasoned pro or just starting out, you're sure to find something of interest here.
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About the author:
Matthew Marson is an experienced leader, working at the intersection of technology, sustainability, and the built environment. He was recognised by the Royal Academy of Engineering as Young Engineer of the Year for his contributions to the global Smart Buildings industry. Having worked on some of the world’s leading smart buildings and cities projects, Matthew is a keynote speaker at international industry events related to emerging technology, net zero design and lessons from projects. He is author of The Smart Building Advantage and is published in a variety of journals, earning a doctorate in Smart Buildings.