Buildings are no longer just physical structures made of concrete and steel. They are highly networked, intelligent systems that can be operated more efficiently and sustainably with the help of digital technologies. A Building Operating System(BOS) can be the key to realising the full potential of smart buildings. But what exactly is a BOS and why is it becoming increasingly important for the property industry?
A Building Operating System is a centralised software platform that acts as the ‘digital heart’ of smart buildings and connects different technologies and systems in a building. It serves as a bridge between building technology and external applications by hiding the complexity of field devices and enabling quick access to data. A BOS collects, analyses and controls real-time data from sensors, IoT devices, energy management systems, maintenance software and other technical infrastructures in the building. The result is not only real-time analytics, but also automated processes that optimise building operations and reduce operating costs.
A BOS is based on several key components that are essential for the smooth integration and control of all building functions:
- API (Application Programming Interface) – Enables bidirectional communication between different systems.
- User Console– A real-time data management system for controlling and analysing building data.
- Rights management system– Provides different access profiles for different user groups (e.g. administrators, facility managers, technicians, residents).
- Local computing server– Executes security-critical real-time functions to ensure data protection and anonymity.
By combining BIM, IoT and cloud technologies, a BOS creates a fully networked and dynamic platform for building operations.
A BOS can be used in various areas of building management:
- Space management– by analysing BIM data and occupancy information in real time, space can be used more efficiently.
- Energy management– optimisation of energy consumption based on building structure and usage patterns.
- Preventive maintenance– Early detection of maintenance needs by analysing structural and operational data.
- Security and access control– integration of access control and monitoring systems for secure building management.
An efficient and well implemented BOS offers numerous advantages for property operators, owners and users: automated processes can optimise energy consumption, maintenance intervals and space utilisation, which is all resulting in significant cost savings. Furthermore, intelligent control of heating, cooling, lighting and other building functions helps to reduce the carbon footprint of buildings and to achieve sustainable targets, like ESG. Modern BOS solutions rely on open interfaces that anable the networking of different systems and avoid isolated solutions.
Despite the numerous benefits, several challenges still hinder the widespread introduction of Building Operating Systems (BOS).
One major issue is interoperability: different technical systems within a building must be able to communicate seamlessly with each other, which requires common standards and open interfaces. Another critical challenge is data management and security. When processing sensitive building data, strict data protection regulations and robust IT security measures must be in place to ensure trust and compliance. Finally, the digital transformation itself presents a hurdle. Companies must be willing to rethink established processes, adapt their organizational structures, and invest in new technologies to successfully implement BOS solutions.
BOS at the CAFMWORLD @ BIM World MUNICH 2025
The importance of BOS for building operations will also be a key topic at CAFMWORLD, which will take place as a satellite event of BIM World MUNICH on 26 and 27 November 2025 at the ICM International Congress Center Munich. Leading experts from the fields of facility management, digitalisation and PropTech will meet here to discuss the latest developments and present best practices. Trade visitors will have the opportunity to find out about innovative BOS solutions, network with experts and develop concrete strategies for implementation in their own company. Learn more at www.cafm-world.de