Project Overview

案例概述

Date: March to July 2025

Location: 36 managed projects of Boen Property across Fujian, Jiangsu, and Guangdong provinces.

Main Content: Boen Property comprehensively replaced high-energy-consuming lights in underground parking lots with microwave sensor-connected lamps across 36 projects in Fujian, Guangdong, and Jiangsu provinces. While ensuring compliance with lighting quality standards, over 16,500 lamps with a power rating of ≥18W were reduced to 2.45W.

Summary of Project Results: After implementation, the project achieved an average energy savings rate of 85.23%, contributing to low-carbon emission reduction. Annual electricity cost savings amounted to approximately ¥1.3286 million. Additionally, while significantly reducing energy consumption, the project improved lighting quality by 28.7%.

时间：2025 年 3 月 - 7 月

地点：伯恩物业福建省、江苏省、广东省等 36 个在管项目

主要内容：

针对地下车库高耗能灯具，在福建省、广东省、江苏省 36 个项目全面换装微波联网灯管，在确保照明质量达标的前提下，将 16500 余盏功率≥18W 的灯具降至 2.45W。

项目成果简述：

该项目实施后，平均节电率达 85.23%，实现低碳减排。年度节约电费支出约 132.86 万元。同时，在实现能耗大幅降低的同时，实现了光照质量提升 28.7%。

Company/Organization Profile

机构简介

Fujian Boen Property Group Co., Ltd. (referred to as "Boen Property") was established in 2005. With 20 years of dedicated experience in residential property services, Boen Property has pioneered innovative service models such as the "All-Round Butler" approach and the "Benefit+" service system. Leveraging technologies such as the Internet of Things (IoT), big data, and artificial intelligence (AI), the company provides comprehensive, multi-scenario, and professional services tailored to clients' diverse needs. It is committed to building smart communities, enhancing the quality and value of community space operations, and delivering desirable community governance solutions.

福建伯恩物业集团有限公司（简称 “伯恩物业”）创建于 2005 年，深耕住宅物业服务 20 年，创新 “泛管家” 服务模式、惠服务体系，以物联网、大数据、人工智能等技术，为不同需求的客户提供全方位、多场景、专业化服务，全面打造智慧化社区，致力于提升社区空间运营品质和价值，为客户提供美好社区治理解决方案。

Project Outcome

项目成果

1. Energy Savings: Before renovation: Average illuminance 58.9 lux, average energy consumption 276.03 kWh/day; After renovation: Average illuminance 75.8 lux, average energy consumption 40.77 kWh/day.

2. Cost Reduction and Efficiency Improvement: Annual electricity cost savings amounted to approximately ¥1.3286 million. After the renovation, the illuminance increased by 16.9 lux compared to pre-renovation levels, with an energy savings rate of 85.23%.

3. Model Promotion: By establishing a standardized model, 36 projects were mobilized, and the renovation of over 16,500 lighting fixtures was cumulatively completed.

1、节省能耗：改造前平均照度 58.9lux，平均能耗 276.03 度 / 天；改造后平均照度 75.8lux，平均能耗 40.77 度 / 天；

2、降本增效：年度节约能耗支出约 132.86 万元。改造后照度高于改造前 16.9lux，节电率达 85.23%。

3、模式推广：通过制定标准化的模式，动员 36 个项目参与，累计完成 16500 余盏灯具改造。

Project Highlights

项目亮点

1. Higher Energy Efficiency: Featuring dual modes of "dimming + motion sensing" via microwave radar technology, the retrofitted lighting system provides on-demand illumination, achieving an energy savings rate of up to 85.23%.

2. Easy Replication: The entire process—from installation to monitoring to maintenance—has been standardized, making the implementation experience easily transferable to other projects.

3. High Cost-Effectiveness: The newly installed lights come with a 5-year manufacturer's warranty, reducing long-term maintenance costs. The high energy savings allow for a quick return on investment, delivering multiplied long-term benefits.

1、更省电：微波雷达 “暗亮 + 感应” 双模式，实现按需照明，改造后节电率高达 85.23%；

2、易推广：从安装→监测→运维全流程标准化，操作实施经验可借鉴；

3、效益高：新改造灯具厂家提供 5 年质保，售后保障节省灯具维护成本，节电率高短期覆盖投入成本，长效收益倍增。

Project Implementation

项目实施

I. Pain Point Insights

In property management projects operating under the "single-fee system," underground garage lighting has been fully integrated into the operational costs of property management companies. Through in-depth research and analysis, the following core pain points have been identified regarding underground garage lighting:

Excessive energy consumption and high electricity costs. The original underground garages predominantly used 18-watt high-power T8 fluorescent tubes. Due to the basic requirement for 24-hour uninterrupted lighting, electricity expenses constituted a significant burden on operational costs.

Frequent equipment maintenance and high repair costs. Traditional fluorescent tubes have a high failure rate. This not only incurs ongoing expenses for the replacement of fixtures, tubes, and accessories but also entails substantial labor costs for inspection and maintenance. The dedicated maintenance funds and manpower invested monthly have become a heavy recurring expenditure.

一、痛点洞察

在推行 “一费制” 的物业项目中，地下车库照明已完全纳入物业公司的运营成本范畴。经深入调研与分析，地下车库照明存在以下核心痛点：

能源消耗巨大，电费成本高昂。原地下车库普遍采用 18 瓦大功率 T8 灯管，因其需满足 24 小时不间断照明的基本需求，电费支出构成了运营成本的重大负担。

设备维护频繁，维修成本高昂。传统荧光灯管故障率高。这不仅产生了持续不断的灯具、灯管及配件材料更换费用，更伴随着高昂的人工检修与维护成本。每月为此投入的专项维修资金与人力，已成为一项沉重的周期性支出。

II. Feasibility Testing and Small-Scale Verification

To ensure the feasibility and effectiveness of the renovation solution, the project team decided to conduct small-scale tests to obtain reliable first-hand data.

Technology Selection and Test Plan Formulation: "0-16W adjustable power microwave networked sensor light tubes" were selected as the replacement solution. During the testing phase, the renovation area was carefully planned, personnel allocation and responsibilities were clarified, and a compact timeline was established to ensure efficient and orderly testing.

Test Execution and Data Monitoring: In the designated area, the existing 18W T8 tubes were replaced with the new microwave networked sensor tubes. To accurately evaluate energy-saving effects, independent electricity meters were installed at the front end of the modified circuits. A one-month continuous monitoring period was conducted, with monthly records established to calculate input-output efficiency. During monitoring, actual energy consumption data post-renovation was meticulously recorded and rigorously compared with historical energy consumption data from the same period before the renovation. The results demonstrated a short investment return period and significant economic benefits for this renovation project.

二、改造可行性测试与小范围验证

为确保改造方案的可行性与有效性，项目组决定先行开展小范围测试，以获取真实、可靠的一手数据。

技术选型与测试方案制定：选取了 “0-16 瓦可调功率微波联网感应灯管” 作为替代方案。测试阶段，我们详细规划了改造区域，明确了作业人员配置与职责，并制定了紧凑的工期计划，确保测试工作高效、有序。

测试执行与数据监测：在选定区域，我们将原有 18 瓦 T8 灯管更换为新型微波联网灯管。为精准评估节能效果，我们在改造回路前端安装了独立计量电表，进行了为期一个月的连续监测，建立月度台账测算投入产出。监测期间，详细记录了改造后的实际能耗数据，并与改造前同期历史能耗数据进行了严谨对比。结果显示，该改造项目投资回报周期短，经济效益显著。

III. Large-Scale Implementation Based on Test Results

The success of the small-scale test laid a solid foundation for comprehensive promotion. The project team subsequently initiated large-scale renovation efforts. Based on the product specifications and technical parameters determined during testing, the procurement of microwave networked sensor tubes was completed, and collective renovation of eligible old fixtures was carried out. To ensure project quality and efficiency, a standardized renovation workflow was established:

Step 1: Removal and Recycling of Old Lights. Organized professional personnel to systematically remove and recycle the original T8 tubes and brackets.

Step 2: Installation and Commissioning of New Fixtures. Installed new microwave sensor fixtures and completed tube assembly. Conducted precise adjustments based on the actual garage layout to maximize energy savings while ensuring safety.

Step 3: Network Testing and Effect Acceptance. Completed group communication testing of the fixtures to ensure system stability. Acceptance criteria strictly adhered to two key points:

Overall electricity savings rate must exceed 80%.

Ground illuminance must meet or exceed the national standard of 65 Lux and safe driving requirements.

三、基于测试成果的规模化改造实施

小范围测试的成功，为全面推广奠定了坚实基础。项目组随即启动了规模化改造工作。依据测试确定的产品规格与技术参数，完成了微波联网灯管的采购工作，对满足改造条件旧灯具集体改造。为确保工程质量和效率，我们制定了标准化的改造作业流程：第一步：旧灯拆除与回收。组织专业人员有序拆除原有 T8 灯管及支架进行回收处理。第二步：新灯具安装与调试。安装新的微波感应灯具，并完成灯管装配。根据车库实际布局精细调试，在保证安全的前提下最大化节能效果。第三步：联网测试与效果验收。完成灯具的组网通讯测试，确保系统稳定。验收标准严格遵循两点：一是整体节电率必须高于 80%；二是地面照度均高于 65 Lux 的国家标准与安全行车要求。

IV. Establishment of a Long-Term Maintenance and Operational Support System

Data-Driven Operations and Dynamic Cost Accounting: Monthly statistics and analysis of energy consumption data for the underground garage lighting system are conducted, with dynamic accounting of actual cost benefits post-renovation.

Implementation of Warranty and After-Sales Service System: The newly procured microwave networked tubes come with a manufacturer-provided five-year free warranty. The project team follows up on fault reports and repairs of tubes and accessories, ensuring ongoing support and peace of mind.

四、长期维护与运营保障体系建立

数据化运维与动态成本核算：按月统计、分析地下车库照明系统的能耗数据，动态核算改造后的实际成本收益。

质保与售后服务体系落实：本次采购的新一代微波联网灯管，制造商提供了长达五年的免费质保期。项目跟进故障报修和灯管配件维修，解除后顾之忧。

Project Impact & Sustainability

项目影响力、可推广性与可持续性

First, this project is primarily suitable for the following three typical scenarios:

The first category includes property management projects that strictly implement the "single-fee system." Under this model, the cost of public energy consumption is directly borne by the property management company, making the goal of cost reduction and efficiency improvement through energy-saving renovations particularly significant.

The second category includes projects where the lighting energy costs for all underground garage areas are clearly covered by the property management party. These areas typically require 24-hour uninterrupted lighting, and traditional high-power fixtures consume substantial energy.

The third category includes projects where the power of the existing fixtures is ≥16W and the original manufacturer’s warranty period is <3 years.

首先，本项目优先适用于以下三类典型场景：第一类是严格执行 “一费制” 的物业管理项目。在此模式下，公共能耗成本直接由物业公司承担，通过节能改造实现降本增效的目标最为显著。第二类是所有地下室车库区域的照明能耗成本明确由物业方支出的项目。这类区域通常需要 24 小时不间断照明，传统高功率灯具能耗巨大。第三类是现有灯具功率≥16 瓦且原厂质保年限＜3 年的项目。

Second, the project has established a mature and replicable standardized implementation system. From precise installation and commissioning in the initial phase, to data monitoring and verification in the mid-term, and standardized operation and maintenance in the later phases, a comprehensive closed-loop management process has been formed. This ensures the controllability and sustainability of the renovation outcomes and provides strong support for rapid replication and promotion across different projects.

其次，本项目已搭建起一套成熟、可复制的标准化实施体系。从前期的精准安装与调试，到中期的数据监测与验证，再到后期标准化运维，形成了一套完整的闭环管理流程，确保了改造效果的可控与可持续，为在不同项目间的快速复制和推广提供了有力支撑。 

(Using AI translation)

（使用AI翻译）