Projects

Can a retrofit be carried out in phases?

Yes. An existing installation does not always have to be completely replaced at once. Fixsus can divide a retrofit into logical phases, tailored to the technical condition, the available budget, and the operation of the building.

Starting with the highest priorities

The first phase can, for example, focus on:

• installations with the most frequent malfunctions;
• technologies with the highest energy consumption;
• zones with comfort issues;
• outdated controls that are no longer supported;
• components that pose a risk to operational reliability.

Retaining existing components

Sensors, valves, motors, meters, cabling, and other usable components can be retained and integrated wherever possible. Only what is technically insufficient, defective, or cannot be linked needs to be replaced.

One future-oriented final concept

Although the implementation takes place in phases, an overarching architecture is determined in advance. This ensures that later expansions connect to the same central control, communication principles, and visualization.

Temporary collaboration between old and new

During the transition, existing subsystems can temporarily continue to function alongside TIBA3. Available data and main commands can already be brought together centrally where possible.

Spreading investment and disruption

A phased approach makes it possible to spread investments over several budget years and to coordinate work with renovations, vacancy, or planned maintenance moments.

Can a retrofit be carried out while the building remains in use?

Yes. Many retrofit projects are carried out in buildings that must remain operational. The approach is therefore tailored to the building’s operations and critical technical functions.

Phased implementation

The work is divided in advance into manageable phases, for example per floor, zone, technical installation, or building wing.

Limited interruption

Switchovers are planned for times when disruption is minimized. Where necessary, the existing and new systems continue to function side-by-side temporarily.

Coordination with involved parties

Fixsus coordinates the phasing with the client, operator, installers, and other technical partners. This ensures it is clear in advance when certain installations will be temporarily unavailable and what measures are required to maintain business operations.

Project-specific feasibility

The precise approach depends on the existing installation, the criticality of the technologies involved, and the use of the building. Critical applications generally require more rigorous preparation and potentially additional temporary facilities.

Can Fixsus collaborate with my installer, integrator, or engineering firm?

Yes. Fixsus collaborates on projects with installers, integrators, engineering firms, and other technology partners. The precise division of tasks is clearly established in advance.

Collaboration based on expertise

Fixsus can be responsible for, among other things:

• the system architecture;
• the programming of TIBA3;
• the integration of building technologies;
• the visualization;
• the commissioning;
• the functional tests;
• training and further support.

The installation partner may, for example, be responsible for cabling, assembly, control cabinets, and the connection of field components.

Clear scope of work

Before the start of the project, it is determined who supplies which materials and who performs which activities. This avoids overlaps, missing items, and disputes during execution.

Support for local partners

For projects outside our familiar region, Fixsus can collaborate with a local technical partner. They understand the local market, regulations, and service expectations, while Fixsus supports the TIBA3 technology and project-specific knowledge.

Also for Beckhoff integrators

Integrators with experience in Beckhoff, TwinCAT, and building technology can incorporate TIBA3 and Fixsus hardware into their own projects. Depending on the collaboration, Fixsus can offer support with design, programming, training, and the initial project implementations.

No mandatory full takeover

Fixsus does not necessarily have to perform all technical disciplines itself. The goal is a workable project organization in which each party takes responsibility for its own expertise.

Can Fixsus participate in public tenders?

Yes. Fixsus regularly works for cities, municipalities, and (semi-)public clients, both directly and through contractors.

Experience with public clients

From individual buildings to site portfolios: public authorities are among Fixsus’s regular client groups.

Brand-neutral specifications

Brand-neutral specifications with functional requirements — openness, Class A, security — enable a correct, open tender process. Fixsus supports engineering firms in drafting these.

Can Fixsus provide support for cybersecurity and compliance questions?

Yes. Fixsus can provide information regarding the security measures within TIBA3 and offer support for technical cybersecurity and compliance questions.

Technical documentation

Fixsus can document which security measures are present within its scope of application, such as access management, encrypted communication, backups, user rights, and secure remote access.

Support for assessments

Fixsus can participate in:

• technical questionnaires;
• risk analyses;
• audits;
• tender documents;
• project-related compliance assessments;
• coordination with IT and security teams.

Definition of responsibility

A full legal or organizational compliance assessment does not fall exclusively under the technical scope of Fixsus.

For a complete assessment, the client’s IT department, security specialists, auditors, engineering firm, or legal advisors may also be involved.

Collaboration between parties

Fixsus provides the technical information regarding TIBA3 and collaborates with other involved parties to clearly map out responsibilities, risks, and required measures.

Can specifications require the system to be open and brand-independent?

Yes — public tenders MUST even be brand-neutral.

Functional requirements instead of brand names

Specification texts exist that set functional requirements: open code, a license-free programming environment, freely available hardware, and long-term availability. Closed systems cannot meet these requirements — without a single brand name being mentioned in the specifications.

Support for engineering firms

Fixsus supports engineering firms in drafting such brand-neutral specification texts, so that the openness of the system is correctly and enforceably defined.

Can the visualization be customized to my organization?

Yes. The TIBA3 visualization is tailored per project to the building, the users, and the information relevant to each specific role.

Custom dashboards

The home screens can be structured around the organization’s priorities, such as:

• energy consumption;
• comfort and indoor climate;
• active alarms;
• technical performance;
• room occupancy;
• performance of multiple buildings.

Different user roles

Not every user needs to see the same information. A receptionist can be given a simple control overview, while a technical manager has access to synoptics, trends, and control parameters.

Adapted to the building

Floor plans, technical diagrams, installation names, and navigation structures are built according to the actual layout and technical systems of the building.

Recognizable terminology

The naming conventions in the interface can align with the language and internal terminology of the organization. This makes operation more intuitive for daily users.

Expandable in the future

When the building, the organization, or the information requirements change, dashboards and visualizations can be further adapted or expanded.

Can TIBA3 also integrate a closed or outdated system?

In many cases, yes. Fixsus first investigates which installations, signals, and communication channels are available and then determines how the existing system can collaborate with TIBA3.

Direct coupling via a protocol

When the existing system supports a usable communication protocol, TIBA3 can read data and, where permitted, also send back commands.

This can be done, for example, via BACnet, Modbus, KNX, OPC UA, a REST API, or another available interface.

Coupling via hardware signals

When digital communication is not possible, certain functions can sometimes still be linked via classic input and output signals, such as:

• potential-free contacts;
• digital notifications;
• analog measurement and control signals;
• pulse outputs from meters.

The available information is then more limited than with a full protocol coupling.

Retention of the existing subsystem

A closed installation does not always have to be replaced entirely immediately. It can temporarily continue to function as an independent subsystem, while TIBA3 centrally consolidates the available statuses, alarms, or main commands.

Phased migration

When an old system is technically difficult to integrate, Fixsus can develop a migration path. In this process, components are replaced step-by-step as soon as it is technically, operationally, or financially most appropriate.

Preliminary technical analysis

Feasibility depends on the available documentation, protocols, access rights, interfaces, and support from the original supplier. Therefore, every coupling is technically investigated in advance.

How does a Fixsus project proceed from analysis to delivery?

A Fixsus project is developed step-by-step, from the initial technical analysis to final delivery and ongoing support.

1. Analysis of the building and requirements

Fixsus first maps out the existing or planned installations. This involves assessing:

• existing building technologies;
• comfort and energy requirements;
• existing cabling and components;
• desired integrations;
• users and access rights;
• future expansion possibilities.

2. Defining the scope of work

Before execution, the tasks assigned to Fixsus, the installer, the engineering firm, and other involved parties are clearly defined.

This ensures clarity beforehand regarding responsibilities for delivery, cabling, assembly, programming, integration, testing, and commissioning.

3. Architectural design

Fixsus determines the central control architecture, the required I/O, communication protocols, control strategies, and visualization.

For renovations, it is also determined which existing components can be retained or replaced in phases.

4. Programming and preparation

A significant portion of the programming and visualization is prepared in advance. Where possible, control cabinets and technical components are also assembled and tested prior to installation.

5. Execution and integration

On-site, the various installations are connected and integrated. Fixsus collaborates with the executing installers and other technical partners.

6. Commissioning and functional testing

The complete operation is verified, including:

• correct signals and controls;
• interaction between technologies;
• alarms and user rights;
• visualization and reporting;
• control strategies and comfort settings.

7. Delivery and training

Following the tests, the installation is delivered. Users and technical managers receive training on operation, monitoring, and key settings.

8. Aftercare and optimization

After commissioning, Fixsus can continue to monitor, adjust, and maintain the installation through the agreed Total Care formula.

How does a retrofit process work in practice?

A retrofit follows the same process as any Fixsus project, with extra attention given to the existing installation and phasing.

From analysis to transition

First, concept support and an analysis of the existing installation are conducted. Subsequently, the scope of work and phasing are established, followed by cabinet construction, additional cabling where necessary, and the transition per phase.

Commissioning, delivery, and follow-up

The process does not end after commissioning and delivery: follow-up and further optimization of the installation ensure that the building continues to perform as intended.

How does Fixsus minimize disruption and downtime during a renovation project?

Fixsus plans retrofit projects so that the building can remain in use as much as possible and technical installations only need to be taken out of service for a limited time.

Preparation prior to execution

Before work begins, the existing installation, cabling, signals, control loops, and dependencies are mapped out. This allows a large part of the new programming and technical preparation to be completed in advance.

Working by zone or installation

Execution can be split by floor, wing, room, or technical installation. This ensures that the majority of the building remains operational while a limited zone is being converted.

Short switchover periods

New control cabinets, I/O modules, and programming are pre-assembled and tested wherever possible. Consequently, the actual switchover on-site can take place within a controlled and pre-agreed time window.

Retention of usable components

Existing cabling, field devices, and installations are reused where technically justified. This limits demolition work, new cable routes, and the impact on users.

Coordination with building management

Work is planned around occupancy, critical processes, and operating hours. In healthcare facilities, offices, or public buildings, for example, work can be carried out outside peak times, per department, or during scheduled closures.

Temporary solutions where necessary

When an installation cannot be out of service for long periods, temporary controls, manual operating modes, or a phased transition between old and new can be provided.

Testing before final commissioning

Each phase is verified before the next one begins. This ensures that malfunctions are identified quickly and the impact of any problems remains limited to a specific section.

How does Fixsus support its customers after completion?

After completion, Fixsus ensures that the customer, technical managers, and daily users are able to operate the installation.

Training and handover

Users receive explanations regarding visualization, settings, alarms, schedules, and daily operation. Depending on their role, the training can be further deepened practically or technically.

Technical follow-up

Fixsus can further monitor the installation through a service agreement. Depending on the chosen formula, this includes remote support, preventive checks, interventions, backup management, software adjustments, reporting, and further optimization.

Adjustments during operation

The installation can also be adapted when the building changes. This includes modified operating hours, a new room layout, additional technologies, or other comfort and energy objectives.

Long-term partnership

Support does not end at technical completion. The goal is to keep the installation reliable, understandable, and high-performing throughout its entire lifespan.

How does the commissioning process work?

Following the cabling, the startup phase begins, during which the entire installation is demonstrably made operational.

Tested point by point

All inputs and outputs are tested point by point, control loops are tuned, and safety functions are validated.

Only then the final delivery

Final delivery only takes place once everything is demonstrably working. This ensures that operations begin with an installation that effectively performs as intended.

How does the Fixsus approach differ from the classic procurement model?

In the classic model, the BMS is part of a chain consisting of the installer → general contractor → operator, where price is the primary factor at every link.

Focus on the operator

Fixsus places the operator at the center: the party that must operate the building for the next twenty years. They benefit from a system that is durable and easy to manage — not from the lowest price on the construction site.

Focus on TCO and lifespan

The approach therefore focuses on total cost of ownership (TCO), long lifespan, and peace of mind on a single platform, rather than on the lowest purchase price today.

How is a quotation prepared?

The quotation is structured based on clear line items and pre-determined unit prices.

Transparent price structure

The various components of the project are listed separately, for example:

• I/O points;
• control cabinets;
• field devices;
• programming;
• integrations;
• commissioning;
• service and training.

This ensures visibility regarding which components are included in the price.

Established unit prices

Wherever possible, Fixsus works with fixed unit prices per item. This allows the client to better evaluate and compare the quotation.

Additional and reduced work

If the scope changes during the project, additional and reduced work will be settled according to the same agreed unit prices.

This prevents subsequent changes from being calculated on an opaque or entirely new price basis.

Aligned with the scope of work

The quotation aligns with the agreed division of tasks between Fixsus, the installer, and other involved parties. This clarifies which deliveries and activities are or are not included in the price.

Is cybersecurity solely the responsibility of Fixsus?

No. Cybersecurity is a shared responsibility between Fixsus, the client, IT administrators, network partners, installers, and other involved service providers.

Responsibility of Fixsus

Fixsus secures the components for which it is responsible within the project. This includes, among other things, the TIBA3 environment, secure access, the configuration of user rights, and the agreed-upon update and service processes.

Responsibility of the client

The client remains responsible for, among other things:

• their own corporate and IT network;
• user management and internal access procedures;
• password policy;
• workstations and mobile devices;
• physical access to technical installations;
• internal incident reporting and security guidelines.

Responsibility of other parties

Installers, integrators, and external IT or network partners must also securely design, configure, and maintain their part of the installation.

Clear agreements

A secure installation therefore requires clear agreements regarding roles, access rights, maintenance, updates, monitoring, incident reporting, and management.

Is the PLC code owned by the client?

The PLC code is not password-protected and is freely available to the end client, subject to a gentlemen’s agreement.

Access to your own installation

This ensures you always maintain access to and control over the logic of your own building. You are never ‘locked out’ of your own installation, and you can have the code inspected or modified whenever necessary.

A conscious choice for openness

This is a deliberate design principle of Fixsus: hardware, code, and the programming environment are open. Any integrator with knowledge of the open CODESYS standard can work with the code.

What do I receive upon delivery?

A functional, fully commissioned installation including documentation.

Complete documentation

Delivery includes as-built diagrams, point lists, and platform access. This ensures you know exactly what is installed in your building and how to access it.

No ‘over the wall’ handovers

The follow-up phase begins thereafter: the installation is never simply ‘thrown over the wall’. Fixsus remains available for support, optimization, and expansion.

What does a typical project with Fixsus look like?

A project begins with an analysis of the building, the existing or planned technologies, and the client’s expectations.

Concept support

In the early project phase, Fixsus collaborates with the building owner, operator, and the engineering firm. During this stage, it is determined which technologies will be integrated, which control strategies are required, and how the system will be structured.

Scope of work

Prior to execution, it is clearly established who supplies and implements which components. The scope of work describes the responsibilities of Fixsus, the installer, and other involved parties.

Engineering and execution

This is followed by the design of schematics, cabinet construction, cabling, programming, and the integration of the various technologies. Fixsus coordinates these activities with the relevant installers and technical partners.

Commissioning

During startup, the inputs and outputs are tested point by point, the control loops are tuned, and the safety functions are verified.

Handover and follow-up

After handover, users are trained and the operational phase begins. Fixsus can then continue to monitor, maintain, optimize, and expand the installation.

What does concept support entail?

In the earliest phase of the project, Fixsus collaborates with the operator and the engineering firm.

The right choices before the specifications

Which techniques do we integrate, which control strategies, what level of redundancy, and how do we phase the project? These choices are carefully considered together before the design is finalized.

In the design rather than on-site

This ensures that the correct principles are already included in the design and the specifications, rather than only on-site — where adjustments are always more expensive and difficult.

What does Fixsus expect from other parties on the construction site?

Primarily timely coordination and clear agreements.

Specifically:

• correct execution of the cabling according to the specifications;
• availability of the technical systems for the start-up;
• one clear point of contact per party.

Structure through the scope of work

The scope of work and site meetings structure this cooperation: everyone knows who delivers and does what, and disputes on the site are avoided.

What if the design changes during execution?

Changes are settled at the known unit prices and incorporated into the schematics and programming.

Transparent settlement

Additional and reduced work are settled at the same unit prices as in the quotation. This ensures there are no surprises afterwards.

Technically rarely a problem

Because the platform is freely programmable and infinitely expandable, design changes are technically rarely a problem. The installation simply grows along with the design.

What is the ‘scope of work’ and why is it important?

The scope of work is the document in which it is determined in advance which party is responsible for each part of the project.

Clear division of tasks

For each component, it is determined what will be delivered or executed by Fixsus, what falls under the responsibility of the installer, and which tasks lie with other involved parties.

This may include:

• delivery and assembly of components;
• cabinet construction;
• cabling;
• connection of field devices;
• programming;
• commissioning;
• testing and delivery.

Prepared together before execution

Fixsus prepares the scope of work together with the involved parties before the work commences. This allows technical interfaces to be discussed and coordinated in a timely manner.

Fewer discussions and missing scope

A clear scope of work prevents components from being provided twice or from no one taking responsibility for them. It limits discussions during execution and clarifies who should handle questions, changes, or problems.

Basis for planning and quotation

The agreements also form an important basis for planning, price structure, and the follow-up of contract variations.

What makes Fixsus different from traditional BMS providers?

Fixsus distinguishes itself through a combination of a unique customer approach, open technology, direct service, and a lower total cost over the installation’s entire lifespan.

The operator is central

In traditional projects, the building management system is often primarily evaluated during design and implementation. Fixsus starts from the perspective of the party that must manage and operate the building for years to come.

Therefore, the focus is not only on the initial investment, but also on ease of use, maintainability, energy performance, scalability, and long-term service.

Open and industrial technology

TIBA3 is built around open, industrial PLC technology. Hardware, communication, data, and programming are intentionally organized so that the customer does not become dependent on a single closed brand or exclusive supplier.

Direct service and in-house expertise

Design, programming, commissioning, and service are all handled within Fixsus. As a result, technical knowledge remains concentrated within a single organization, and the customer can rely directly on the specialists who know the system.

Lower total cost over the lifespan

The open architecture, long lifespan, replaceable components, and absence of mandatory periodic platform upgrades help to limit the total cost of ownership.

The difference, therefore, lies not only in the technology used, but in the entire approach: from concept and implementation to operation, support, and further expansion.

What role does Fixsus play in a construction project?

Fixsus is the building automation specialist within the project: from concept support and design, through programming and commissioning, to after-sales service.

From concept to operation

Fixsus contributes ideas on automation from the earliest phase, helps develop the design, handles programming and commissioning, and remains responsible for monitoring and service after completion.

Flexible in project structure

Depending on the project, Fixsus works directly for the operator or client, or as a subcontractor within a contracting structure.

Who is Fixsus?

Fixsus is a Belgian company that has specialized in building automation based on open, industrial PLC technology since 2009.

Experience and scale

With a team of 32 employees, Fixsus currently manages more than 500 buildings across various sectors.

Comprehensive in-house approach

Fixsus is responsible for design, programming, commissioning, and service. As a result, knowledge, responsibility, and follow-up remain consolidated within a single organization.

Focus on open building management

With TIBA3, Fixsus deliberately chooses central intelligence, open technology, and a long installation lifespan. The goal is to make buildings easier to manage, more energy-efficient, and to make clients less dependent on closed systems and suppliers.

Who programs the installation?

Fixsus programs the installation in the open Codesys environment and builds the TIBA3 visualizations.

In-house programming

Design, programming, and commissioning are handled in-house by the team that knows the architecture inside out.

But you are never tied down

The code is not password-protected afterwards and is available to the end customer subject to a gentleman’s agreement. You are therefore never dependent on a single programmer — any integrator with Codesys knowledge can continue the work.