BUILDING

MANAGEMENT SYSTEM

Intelligent systems are the future.

The principle of Building Automation
BMS systems are “Intelligent” microproce Now installed in every major building or
sor based controller networks installed to facility with the availability of direct inte-
monitor and control a buildings technical gration into all other building services such
systems and services such as air conditio as security, access control, CCTV, fire, Lifts
ing, ventilation, lighting and hydraulics. and other life and safety systems. Current
More specifically they link the functionality generation BMS systems are now based
of individual pieces of building equipment on open communications protocols and
so that they operate as one complete int- are WEB enabled allowing integration of
grated system. sy tems from multiple system vendors and
access from anywhere in the world.
- Lighting.
First, let’s get one thing out of the way... - Heating, ventilation and air conditioning (HVAC).
- Fire, smoke detection and alarms.
INDUSTRY JARGON.
- Motion detectors, CCTV, security and access control.
Terminology and acronyms
- ICT systems.
Building Management Systems (BMS) also known as Buil- - Lifts.
ing Automation Systems (BAS), Building Management and
Control System (BMCS), Direct Digital Controls (DDC) and - Industrial processes or equipment.
Building Controls. - Shading devices.
- Smart meters.
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
WHAT SHOULD BMS DO.
Basic list

1 should allow the owner to set up schedules of oper-

ation for the equipment and lighting systems so that
energy savings can be realized when the building or spaces
5 should have such BAS control algorithms as reset
schedules for heating plants, static pressure control,
and other systems where energy savings can be realized
in the building are unoccupied. through these predictive programs.

2 should have the ability to monitor energy usage in-

cluding the ability to meter electric, gas, water, steam,
hot water, chilled water, and fuel oil services.
6 in conjunction with the appropriate mechanical sys-
tem set-up should offer economizing based on en-
thalpy calculations and/or CO2 set point control.

3 should offer the ability to send alarms via email, pager,

or telephone to alert building managers and/or tech-
nicians of developing problems and system failures.
7 should allow the system to compare space tempera-
ture, outside air conditions, and equipment capabili-
ties so that the equipment can be turned on at an appro-
priate time to ensure space set points are achieved before

4 should have trim and respond capabilities. Based on

zone demand the set point for various heating and
occupation.

cooling sources will change according to demand from the

zones. In a VAV system, all the VAV boxes are served from a
central air handling unit.
8 should have the communications abilities to be inte-
grated with other building automation control sys-
tems and TCP/IP. BACnet compatible or other open source
communication protocol is a plus.
Building control applications
include for following:

– Zone temperature monitoring and control

– Zone Variable Air Volume (VAV) control to zones
– Zone CO2 monitoring and control (Air Quality)
– Air handling unit supply air temperature control
– Air handling unit supply air flow / pressure control
– Main Plant Chiller and Boiler sequencing
– Toilet, car park, kitchen and general exhaust fan control
– After Hours Building Control
Application domains
Building management systems help building managers un-
derstand how buildings are operating and allow them to
control and adjust systems to optimise their performance.
As well as collating data and allowing ease of control, BMS
can help; visualise data, automatically generate reports and
create alarms and alerts when parameters are exceeded,
failures occur, or with prognostic systems, when failures are
likely to occur. They can also allow comparison between
spaces, buildings and benchmark data.

Intelligent building management systems bring together

information and controls relating to a number of different
systems operating using a range of different software appli-
cations and allow them to be controlled form single inter-
face. This makes monitoring and analysis more straightfor-
ward and comprehensive and allows information from one
system to influence the controls for another.
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

WHAT DOES A BMS DO.

The day-to-day role of the BMS
COMFORTABLE FUNCTIONAL EFFICIENT SAFE
BMS may also be used to monitor and control • Control of Building Systems and Services
power distribution, energy consumption and • Graphic User Interface (GUI)
uninterrupted power supplies (UPS) and may
be referred to as building energy management • Real Time Monitoring of Building Operation and Performance
systems (BEMS). • 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)

WHAT DOES A BMS DO.

The day-to-day role of the BMS
Building Automation Systems. |
Lighting control

As BAS works with mechanical systems, BAS can also At the same time, because some people work late or
be integrated with electrical systems such as lighting. possibly the cleaning staff, you want the lights to work.
In a typical campus environment or office buildings, Therefore, overrides for the lighting system are pro-
there are typical times of high occupancy. During these grammed so when someone turns on the switch the
times you want the lighting systems to work normally. lights come on. However, when the system is on an
After hours, when everyone has gone home, you want override, a timer begins once the light has been turned
the lights to be off. Some people forget or haphazardly on. So after a few hours, the light goes out. Motion
leave lights on. When a BAS system is integrated into sensors can also be utilized to let the system know to
the lighting system, time can be programmed into the turn the lights on when someone enters the room. Af-
system to turn the lights off for most of the building. ter they depart the and the motion sensor senses no
motion, the lights extinguish. This also functions well
with parking lot lighting based on sunrise and sunset
parameters.
Flexibility and ease of change

Customized control strategies

ADVANTAGES OF BMS.
vs Stand Alone Control Operator interaction, feedback
and control
The effectiveness of BMS will depend on the
range and quality of the information it receives Scalability
from sensors and the programming of how this
information is used. For example, information
about external and internal conditions can Integration with other building
be used to determine the level of heating re- services
quired so that plant can be activated and a
building pre-heated before occupants arrive.
Modern buildings typically have central HVAC plants to
provide heating and cooling for the entire building. Some
highrise buildings can have several central plants either
in the basement, on various floors, or on the roof of the
building. Institutional buildings also, to some degree, have
central plants that provide heating and cooling for the
buildings that are spread out over campus. In the old days,
before building automation systems, these systems were
not integrated.

Building automation systems or BAS offered all these sys-

tems to be integrated and offered precise control based on
several factors including weather conditions, demand fac-
tors of occupation, and other variables down to the micro
level that allows for the systems to be very energy efficient.

Building Automation Systems. |

HVAC Control
BAS Integration for HVAC Systems.

Many people wonder what Building Automation Systems

(BAS) can do. BAS is mainly used in commercial HVAC
control systems and energy management system applica-
tions. Building Automation itself is an energy management
system which saves management companies and building
owners by efficiently controlling air conditioning and heat-
ing comfort and process systems.

BAS is where mechanical and electrical systems and equip-

ment are joined with microprocessors that communicate
with each other and possibly to a computer. This computer
and controllers in the building automation system can be
networked to the internet or serve as a stand-alone system
for the local peer to peer controller network only. Addition-
ally, the BAS controllers themselves do not need a comput-
er to process the control functions as the controllers have
their own internal processors.
Improved Tenant Comfort
Air Conditions.

In some of the strictest definitions, air con-

ditioning is used to describe systems that • Real time monitoring of tenant conditions
control the moisture content of air, that is,
• Greater load based control strategies
its humidity. This can include humidification
and dehumidification. Humidity control can • Trend data of performance, improved fault
be important for; the comfort of building finding
occupants, to reduce the incidence of con-
densation (both surface and interstitial), for • Air quality management (CO2)
specialist environments such as swimming • After hours operational requests, tenant billing
pools, and where the protection of sensitive
• Alarm notifications of faults reduce downtime
items requires particular conditions.
• Automated change over of failed equipment
Air conditioning involves full control over
the humidity within the conditioned space as
well as temperature control.
• Optimal start and stop of plant Energy Management and
• Building warm up and cool down cycles
Reduce Operational Costs.
• Night purge
HVAC is one of the biggest energy consum-
• Automatic Seasonal plant sequence selection ing equipment and needs to work efficiently.
• Seasonal temperature setting adjustments
Heating Ventilation and Air Conditioning
• Load based control strategies
(HVAC) is generally responsible for a sig-
• Economy cycle control including CO2 nificant proportion of total building energy
• Equipment runtime monitoring and duty cycling consumption. A typical system accounts for
approximately 40% of total building con-
• Occupancy control and control setback sumption and 70% of base building.
ABOUT US.

Standard Soltuions ltd. specializes in industri-

al, business, public and private properties au-
tomation. Our vision is bringing and predicting
the future with a few simple goals: to improve
overall people’s wellbeing, increase security
and create a feeling of connection.

KNX reduces wiring requirements and the as-

sociated risk of fire. The BUS technology can
be correctly implemented from the beginning
compensating for its own costs. The invest-
ment alone can be written off after a short pe-
riod of time as a result of reduced energy and
operating costs, increased income from rents,
additional comfort and optimal security.

Higher cost-effectiveness with higher yields re-

sults in increased market opportunities, espe-
cially when reselling.
COMFORTABLE
SAFE
FUNCTIONAL