S.I. 393/2021 set the deadline at 31 December 2025. Ireland also has the best payback arithmetic in Europe.
Statutory Instrument No. 393 of 2021, the European Union (Energy Performance of Buildings) Regulations, requires non-residential buildings in Ireland with heating or air-conditioning systems above 290 kW to be equipped with a building automation and control system by 31 December 2025, where technically and economically feasible. With the highest commercial electricity price in the EU, feasibility is rarely the problem.
S.I. 393/2021 deadline for systems above 290 kW
per kWh, the highest commercial electricity price in the EU
the threshold from 2030 under the recast EPBD
What S.I. 393/2021 asks a building to do
The system must continuously monitor, log, analyse and allow adjustment of energy use, benchmark the building's efficiency, detect losses and inform the person responsible for facilities or technical management, and communicate with the connected technical building systems and other appliances, including equipment from different manufacturers.
The regulation applies where it is technically and economically feasible, and economic feasibility turns on payback. At around EUR 0.26 per kWh, the highest commercial electricity price in the EU, a system that removes the engineering hours from the project clears that test in most buildings. This is the one market where the compliance case and the savings case are the same case.
Who is in scope
- Owners of non-residential buildings with heating, or combined heating and ventilation, above 290 kW
- Owners of buildings with air-conditioning, or combined air-conditioning and ventilation, above 290 kW
- Offices, retail, hotels, schools, healthcare and logistics, existing stock included
- From 2030, the same duty at 70 kW, covering most buildings between roughly 1,000 and 15,000 m²
Configured, not programmed.
Bisly removes the engineering step from building automation. The design goes into a configurator, the installer follows the app on site, and the building comes up configured and documented. Same functions, same standards, a fraction of the specialist hours.
What that means for your building
Speed and certainty
The engineering hours come out of the project, so the price and the schedule stop moving. Fewer specialist hours, shorter commissioning, fewer return visits.
One system for the whole building
HVAC, lighting, shading, access and metering in one system, with third-party equipment integrated at gateway level. The same configuration repeats on the next site.
Compliant and measured on handover day
An EN ISO 52120-1 BMS with the continuous monitoring, logging and reporting the regulation asks for. The building meets its obligation when it opens, not in a retrofit three years later.
Why Ireland suits a low-hours system
Ireland builds houses, not blocks: only 5.7% of the population lives in buildings of ten or more units, the lowest share in the EU. The opportunity is therefore commercial, and it is concentrated: a mid-market of offices, retail, hotels and public buildings, paying the highest electricity price in Europe, with a dated obligation already in force.
Apartment completions are almost entirely institutional, which makes the residential side a small number of portfolio conversations rather than a campaign. The controls channel has a long-standing incumbent. The argument that wins against it is hours, not devices.
Clear the feasibility test with fewer hours
Bisly delivers an EN ISO 52120-1 BMS with the monitoring, logging, benchmarking and fault detection S.I. 393/2021 describes, in one system covering HVAC, lighting, shading, access and metering. Third-party plant is integrated at gateway level, and we list the covered integrations before you commit.
The devices are the small number. The engineering, the commissioning and the return visits are the large number, and those are what Bisly takes out. An Irish electrical contractor configures the building from the app on site. That is what makes the payback short enough to pass the test, and the handover date firm enough to plan around.
sites deployed across the Baltics, Poland and DACH
BMS functions in the base build, not as a later project
for HVAC, lighting, shading, access and metering
A phased path, starting with one building
You do not have to decide on a portfolio programme to discharge the obligation. Start with the building the deadline applies to.
- 01
Readiness assessment
We check what applies to your building, by which date, and what the system must be able to do. You get a written answer, not a brochure.
- 02
Metering and monitoring first
Continuous monitoring, logging, benchmarking and loss detection are the core of the requirement. A small decision that creates the measured baseline for everything after it.
- 03
Control where the numbers say it pays
Heating, ventilation, lighting and shading control are added building by building, configured on site by your installer rather than programmed by a specialist.
Find out where your building stands under S.I. 393/2021
A readiness assessment of one building: whether the duty applies, what the system must do, and the payback at your tariff.
Other markets with a dated obligation
This page summarises national legislation for commercial orientation and is not legal advice. Thresholds, dates and exemptions should be confirmed against the official text and the competent authority for your building.