This paper reviews modern building service practices within the traditional building services of HVAC, lighting, fire safety, security, people movers, and electrical power. It also examines the increasing communications requirements of the tenant services of office automation and telecommunications.

By examining the state of the art, the paper clarifies the definition of what is often referred to as "smart buildings" as being the use of digital computer, control, and communications technologies in building services and the provision of digital communications to support tenant services° It also cautions that it may be inappropriate to define minimum technological requirements for labeling a building "smart", since the options within a building space, like any product, should address the needs of the customer. As is discussed, however, these needs may not be well defined nor understood.

Shared tenant services and their relationship to modern building services are described briefly. Problems that have arisen with the current systems and possible future developments, including a new building service called communications, are discussed° A list of research and development questions is presented. Although similar developments are underway in residential buildings, discussion is limited to large commercial buildings.