Building Management

Systems (BMS)

‘Back to Basics’

Presented By: Andrew Smith

Leader Building Technologies –
A.G. Coombs Advisory
 Back to Basics….

1) What is a Building Management System (BMS)?

2) Typical Components and Configurations
3) Operator User Interfaces
4) Open System Protocols
5) The Day to Day Role of the BMS
6) Application Programming
7) Control Loop Tuning and Optimisation
8) Advanced Functionality
9) Documentation and Commissioning
10) Benefits
 1..Industry Jargon, Terminology and Acronyms

• Building Management Systems (BMS) also known as Building

Automation Systems (BAS), Building Management and Control System
(BMCS), Direct Digital Controls (DDC) and Building Controls

• Other terms associated with Control Systems include:

– Supervisory, Control and Data Acquisition (SCADA)
– Programmable Logic Controllers (PLC)
– Energy Management System (EMS)
– Data gathering panels (DGP)
– Modbus, Lonworks, and Bacnet – All refer to communications protocols
– ‘Front End’ – legacy term used to refer to the BMS Operator Workstation

• Most Common Current industry term –

– Building Management System (BMS) or
– Building Management and Control Systems (BMCS)
 2..What is a Building Management System?

• BMS systems are “Intelligent” microprocessor based controller networks

installed to monitor and control a buildings technical systems and services such
as air conditioning, ventilation, lighting and hydraulics.

• More specifically they link the functionality of individual pieces of building

equipment so that they operate as one complete integrated system.

• Now installed in every major building or facility with the availability of direct
integration into all other building services such as security, access control,
CCTV, fire, Lifts and other life and safety systems.

• Current generation BMS systems are now based on open communications

protocols and are WEB enabled allowing integration of systems from multiple
system vendors and access from anywhere in the world.
 3..What Does Intelligent Microprocessor Control
Mean?
NETWORK

INPUTS

OUTPUTS
3..What Does Intelligent Microprocessor Control
Mean?

NETWORK

OUTPUTS

INPUTS
 4..BMS Suppliers and Integrators

• Procured as a complete system that includes, engineering, supply,

installation, programming and commissioning.

• Specialist Integrators that are either directly associated with the

manufacturer or are approved re-sellers.

• All Integrators should have full factory technical support

• Need to work closely with Mechanical Services, Mechanical Electrical

and other contractors.

• For new construction BMS is usually included within the mechanical

services package.

• ‘Tier 1 Company’ only refers to a direct factory association and not to

the quality of products or services…
5..Typical System Components – BMS Hardware

High Point Counts

Range to Suit Applications

Operator Workstations

Built In Displays

Limited Features

Application Specific Small Point Counts

6..Typical System Components - Networks
7..Interaction With Other Building Systems
 8..Typical User Interface Options

Can be a basic LCD display through

to full Graphic Operator
Workstations.

The Graphic Interface must be

intuitive to use and not require an
Engineering degree to interpret

They must provide sufficient level

of detail to enable the operator to
determine what is happening and
what is going to happen next

Graphics need to provide access to

parameters for tuning and seasonal
information needs to be built into
the system
9..BMS Simple User Interfaces – Built in Display

User defined menus.

Built into the BMS controller or a
remote device
Password protected
Monitor and control field points,
operating setpoints, time
schedules, alarm management,
even trend data
10..BMS Simple User Interfaces – WEB Server

WEB Server built into a BMS

network controller
User defined menus and graphic
pages
Password protected, multiple
access levels
Monitor and control field points,
operating setpoints, time
schedules, alarm management,
even trend data
 11..Open System Protocols – What does this
Mean??
• The term “Open System” is often confused with “Open Protocols” but these
terms are not interchangeable.

• An “Open Protocol” refers to an industry standard communications dialog that

allows BMS controllers to communicate together much like PC’s talk on a
network in a common language. Two of the major protocols in use are;

• Do not be confused by which one is the better alternative or which one

provides vender independence. Vendor specific configuration tools are still
required…

• What you need is an “Open System” and this has less to do with technology and
more to do with venders attitude, its staff and their engineering expertise.
 12..Open System Protocols – Comparison

• Each device can be from a different

manufacturer
• Use each individual manufacturers
user interface to configure and
program their equipment only
• Connections made between the
devices with standard connections
• Data is shared between the devices
via standard industry protocols
• Standard protocol ensures
interoperability between devices
• Each device can be replaced with
one from a different manufacturer
 13..High Level Interfaces (HLIs)

• Communication between devices or complete systems over a data network

• Enable integration between building systems

• Replaces traditional ‘hard wired’ connections between devices

• Can provide data for hundreds of points over a single connection

• Provides additional information and extended functionality

• Communications can be custom interfaces or standard open protocols

• Open system protocols include Lonworks, Bacnet or Modbus.

• Standard Open protocols reduce configuration, engineering, etc

 14..The Day to Day Role of the BMS…

• The most common primary function

of the BMS is the control of a
buildings Heating, Ventilation and
Air Conditioning Systems (HVAC)
including;

– Air Handling Units

– Chilled Water Plant
– Cooling Towers
– Tenant Condenser Water
– Heating Water Plant
– Exhaust Systems
– Zone Controls
– Computer Room AC
 14..The Day to Day Role of the BMS…

• Control of Building Systems and Services

• Graphic User Interface (GUI)
• Real Time Monitoring of Building Operation and
Performance
• Trending and Logging of Building Operation and Performance
• Time Scheduling of Building Systems
• Fault Management and Alarming
• Control Application Programming
• User Event Management
• Energy Management and Reporting (NABERS)
 15..Application Programming – Control Loops

• There are 2 basic types of control Loops, event driven and closed loop.
• Event driven control which triggers from a change of state event such as
time schedules or the change of state of an input (analog or digital)
• Closed loop control continually uses the controlled variable as feed back
and adjusts the output device in direct response.
16..Application Programming – Text Based
17..Application Programming – Graphical
 18..Advanced Programming for Energy Efficiency

• Control algorithms focused on energy efficiency

• Allow for a wider range of acceptable conditions
• Aim to use just enough heating or cooling
• Start up just in time and run just for long enough
• Remove all overlap between systems
• Sequences that match plant capacity to building load
• Use most energy efficient plant when possible
• Automatically adjust for seasonal conditions
• Part load, building turn down or part occupancy
 19..Control Loop Tuning

• BMS Tuning and Optimisation are

not the same thing….

• BMS Tuning or control loop tuning

ensures that the equipment
operates in a stable, predictable
and repeatable manner.

• Optimisation focuses on operating

the equipment in the most energy
efficient manner without impacting
on the controlled variable

• The first stage of optimisation

includes BMS loop tuning.
 20..Control Loop Optimisation

VAV Damper 15% Open

Supply Air Temp 14C
Chiller Running
Static Pressure 350pa
VSD Running at 95%

Outside Air Temp 17C Zone Temp 22C

85% Open
VAV Damper 55%

Chiller Stopped Supply Air Temp 18C

Static Pressure 200pa
VSD Running at 75%
21..Control Loop Tuning Examples – SA
Temperature - Before
21..Control Loop Tuning Examples – SA
Temperature - After
22..Optimisation Example – Static Pressure
Setpoints - Before
22..Optimisation Example – Static Pressure
Setpoints - After
23..Optimisation Example – Chiller Staging Before
23..Optimisation Example – Chiller Staging - After
 24..Advanced User Interface Functions

• Operator override control and adjustment of BMS points

• Condition based alarming and alarm management options

• Point trend sampling trend logging, graphing and data export

• Automated and customised reporting

• Multiple user access levels, view only to administrator

• Operator activity logging and audit trails

• Real time monitoring of control logic

 25..Importance of System Documentation

• Functional Description (FD)

– Details the configuration of the BMS
– Overview of the building services
– Describes in detail each of the BMS control strategies and sequences of
operation
– Documents interaction between each part of the system

• Point Schedules
– Detail all connected devices and their point type
– Critical for planning and system engineering

• Control System Drawings

– Should include a network architecture drawing
– Detail the physical wiring connections to controllers
– Useful for fault finding and establishing spare capacity
 25..Importance of System Documentation
Point Description DI DO AI AO HLI Comments
DI – Digital Inputs
Chiller HLI 2 Modbus Connection to Chiller
Chiller enable 2 DO – Digital Outputs
Chiller run status 2
Chiller fault status 2 AI – Analogue Input
CHW Pump start / stop 2 At MSSB
CHW Pump run status 2 AO – Analogue Output
CHW Pump speed control 2 Direct to VSDs
CHW Flow temperature
CHW return temperature
2
1
HLI – High Level Interface
CHW system pressure 1
CHW bypass valve 1

Tenant Cooling Tower Fans Start / Stop 2

Tenant Cooling Tower Fans Status 2
Tenant Cooling Tower Fans Speed 2
Tenant Cooling Tower Spray Start / Stop 2
Tenant Cooling Tower Spray Status 2
Tenant CCW System Pressure 1
Tenant CCW Pump start / stop 2
Tenant CCW Pump run status 2
Tenant CCW Pump speed control 2
Tenant CCW Flow temperature 1
Tenant CCW return temperature 1

Totals 12 10 7 7 2

BMS Drawings show

device details and wiring
connections
 26..Decommissioning and Commissioning

• Decommissioning is just as important as commissioning

• Capture years of improvements and ‘enhancements’
• A chance to right the wrongs…
• Chance to address the underlying issues
• ‘Point to Point’ testing of all connected field equipment
• Software and hardware commissioning
• Seasonal commissioning and tuning
• Generic calibration factors do not work
• Don’t just commission by faults
 27..Some of the Benefits of Having a BMS

• The advantages of a BMS versus stand alone control

o Reduced installation costs
o Flexibility and ease of change
o Customised control strategies
o Scalability
o Operator interaction, feedback and control
o Integration with other building services
• Improved Tenant comfort conditions
• Energy Management and reduced operational costs
• Management of building ratings such as NABERS
• After hours operational requests, tenant billing
• Alarm notifications of faults reduce downtime
• Automated change over of failed equipment