For commercial developers and owners
offices that meet the rules — and prove it
Heating, cooling, ventilation, light, access, plant room, EV charging and micromobility on one BMS. EN ISO 52120-1 class B as standard, the EPBD Article 13 functions built in, and the data your certifier, tenant and bank ask for.
- EN ISO 52120-1 as standard
- Class B
- EN ISO 52120-1 as standard
- automation hours vs 1,100 h
- 590 h
- automation hours vs 1,100 h
- energy, Liivalaia office retrofit
- −30 %
- energy, Liivalaia office retrofit
What applies to commercial buildings
The regulation, in one view
Building automation is now mandatory in larger non-residential buildings. These are the rules your building meets with the system — each linked to our knowledge base.
- 2024
EPBD — BACS above 290 kW
In force since 31 December 2024: continuous monitoring, benchmarking, loss detection and interoperability (Art. 13(9)(a), 13(10)).
- 2026
EPBD — indoor environmental quality
From 29 May 2026 the BACS must monitor indoor environmental quality (Art. 13(10)(d)): temperature, humidity and CO₂ per room.
- 2027
Lighting control and the SRI
Automatic, zoned lighting with occupancy detection above 290 kW by 31 Dec 2027; a delegated act applying the Smart Readiness Indicator due by 30 June 2027.
- 2029
EPBD — BACS above 70 kW
By 31 December 2029 for buildings above 70 kW — roughly a 2,000–3,000 m² office.
- ISO
EN ISO 52120-1 class B
Class B functions as standard, class A on request, with the function-by-function table for your tender.
- ESG
EU Taxonomy, BREEAM, WELL, LEED, DGNB
Monitoring evidence for Taxonomy activity 7.7 and the measured data certifiers ask for, exported per criterion.
What the building does
One platform from plant room to parking
- 01
Meeting rooms ventilated by their own CO₂
Air follows the room's CO₂ and presence, not a fixed schedule; comfort and the indoor-quality monitoring the EPBD requires from 2026.
- 02
Light: daylight, presence and the time of day
DALI-2 presence and lux sensors hold the required level — 500 lx at office desks under EN 12464-1 — with daylight first and the luminaires dimmed up only for the rest. Scenes for meetings and presentations, tunable white that follows the circadian rhythm, existing switches kept as inputs; the lighting duty of EPBD Art. 13(12) covered.
- 03
Access gates and lifts
Cards, phones and PINs on the same BMS as the climate; per-tenant rights, time rules and the lift called to the right floor.
- 04
Plant-room automation
Heat pumps, substations, chillers and AHUs from 20+ vendors, live on one schematic; setpoints and heating curves edited on the drawing.
- 05
EV charging with load management
AMP X VOLT chargers share the connection with the building and follow the energy price — fleet, staff and visitor charging on one system.
- 06
E-scooter and e-bike stations
Micromobility stations can be booked through the same app and access rights, integrated over the open REST API — the last mile solved in the lobby.
- 07
Solar and price signals
Rooftop PV, storage and day-ahead prices shift heating, cooling and charging to cheap, clean hours.
- 08
Metering and billing per tenant
Electricity, heat, water and gas per tenant with virtual meters and billing-ready exports; a tenant switched over in minutes.
Plant room and BMS
The whole building on one screen
- Overview
- Device status
- Rooms and spaces
- Equipment
- Meters
- Alarms
- Schedules
- Trends
Office 2.14 — valve stuck at 100 %Adam: the actuator stopped responding at 06:40 and the room is 2 K too warm. Check the valve head.
bisly.cloud shows the plant room as a live schematic, every room on a floor plan, every meter and alarm. Adam, the AI assistant, explains sensor drift, stuck actuators and short cycling in plain language.
- Live schematics of heat pumps, substations and AHUs
- Alarms with priorities, the room named, SMS and e-mail
- Trends: 1-minute data for 30 days, hourly for 5 years
- BACnet/IP server for third-party head-ends, REST API
Lighting
Light that follows daylight, people and the time of day
DALI-2 presence and lux sensors hold 500 lx at desks with daylight first, meeting rooms switch to presentation scenes, and tunable white follows the working day to support the circadian rhythm — the light quality WELL v2 (feature L03) and BREEAM (Hea 01) reward. Bisly developed its human-centric lighting control with TalTech.
- Daylight harvesting and presence per zone
- Scenes per room: work, meeting, presentation, cleaning
- Tunable white for the circadian rhythm (DALI-2 DT8)
- Savings: open office 7–36 %, office rooms 10–70 %, meeting rooms 22–64 % (Bisly figures)
- EPBD Art. 13(12): automatic, zoned lighting with occupancy detection by 2027 (above 290 kW) and 2029 (above 70 kW)
The economics
Why class B costs less here
Labour is 50–75 % of a conventional controls project (NREL/JISEA, 2022). Configuration replaces programming, so the cost falls where it was highest.
Where the money goes in a conventional controls project
20%
Hardware
80%
Engineering, programming, installation
Automation work-hours on a typical project
Conventional
1,100 h
With Bisly
590 h
Saving versus a KNX / Loxone specification, by lot
- Climate−84%
- Installation−63%
- Wall screens−58%
- Lighting−42%
- Ventilation and AC−37%
- Meters−26%
- Controllers and network−24%
- Total−51%
Vektor, Tallinn — 200 apartments. Source: Bisly case study.
Hotels and build-to-rent
Operated buildings, run room by room
The room is ready when the guest checks in, empty rooms set back, an open window pauses the heating, and short and long stays switch automatically.
At a glance
Specification for commercial buildings
- Building types
- Offices, mixed-use, retail, stock-offices and business parks, hotels; 2,000–20,000 m² and portfolios
- Class
- EN ISO 52120-1 class B as standard, class A on request; function table for tenders
- EPBD
- Art. 13(9)–(12): monitoring, benchmarking, loss detection, interoperability, IEQ, lighting control
- Plant
- Heat pumps, district heating substations, chillers, boilers, AHUs (20+ vendors), VRF via AC Gateway 1
- Rooms
- RC04 room controllers, fan-coils, radiators, floor heating, DALI-2 lighting, blinds
- Access and mobility
- HID, Hikvision, Inception, 2N intercoms, KONE lift API, EV charging (AMP X VOLT), micromobility booking via REST API
- Metering
- M-Bus Gateway 250: wired and wireless M-Bus, tenant sub-metering, virtual meters, billing exports
- Integration
- BACnet/IP server and client, Modbus RTU/TCP, KNX via KNX/IP gateway, REST API, Matter
- Security
- Isolated automation LAN, outbound HTTPS only, local control without internet
References
Commercial buildings on Bisly
Office retrofit
−30 %
Liivalaia 8/10/12
Tallinn, Estonia
22,000 m², retrofitted in phases while in use: about 30 % less energy.
A-class office
LEED A
Maakri HUB
Tallinn, Estonia
Office in the central business district, BACS class B.
Office and retail
A
Lāčplēša Plaza
Riga, Latvia
A-class office and retail building with ground-floor retail and a roof terrace.
Business building
Silver
Saue Smart
Saue, Estonia
Flexible commercial building, LEED Silver and energy class A.
Mixed-use
16
Stellar
Tallinn, Estonia
Sixteen floors of apartments, rental units and commercial space on one platform.
USA
$28.7M
IBIS partnership
New York, USA
A five-year partnership announced in September 2026.
Ask your AI assistant
What CTOs and MEP consultants ask
“Which BACS meets EPBD Article 13 for a 12,000 m² office in Luxembourg, and which EN ISO 52120-1 class should we specify?”
“Can one BMS run the plant room, tenant metering, EV charging and access control?”
“How much does BACS class B cost compared with a conventional system?”
“Is the system open, or are we locked in?”
Send us one building
We confirm the duties that apply, the class you need and a proposed solution with its budget — within 5 working days.