1.

0 Introduction of Building Automation System (BAS) and its working principle

1.1 Introduction of Building Automation System (Bas)

Generally, a Building Automation System (BAS), as known as a Building

Management System or a Building Control System is a system that in charge of controlling
various electric, electronic and mechanical system throughout the system for high security,
energy efficiency, effective communications and convenience. In detailedly, it is a distributed
control system that integrates different types of building systems together into one centralized
location. For instance, the BAS is designated and utilized to control/monitor the fire safety,
floor safety, heating, mechanical ventilation (ACMV) and air conditioning (HVAC) in a
building as shown in figure 1.1.

Figure 1.1: Building Automation and Control System

The Building Automation System (BAS) basically used to maintain the building
climate within a specified range, light rooms based on an occupancy schedule, monitor
performance and device failures in all systems and provide malfunction alarms. Automation
systems reduce building energy and maintenance costs compared to a non-controlled
building. Typically, they are financed through energy and insurance savings and other
savings associated with pre-emptive maintenance and quick detection of issues.

A building controlled by a BAS is often referred to as an intelligent building or "smart

building". Commercial and industrial buildings have historically relied on robust proven
protocols like BACnet.

Almost all multi-story green buildings are designed to accommodate a BAS for the energy,
air and water conservation characteristics. Electrical device demand response is a typical
function of a BAS, as is the more sophisticated ventilation and humidity monitoring required
of "tight" insulated buildings. Most green buildings also use as many low-power DC devices
as possible, typically integrated with power over Ethernet wiring, so by definition always
accessible to a BAS through the Ethernet connectivity. Even a passive exhaust design
intended to consume no net energy whatsoever will typically require a BAS to manage heat
capture, shading and venting, and scheduling device use.

1.2 Working Principle of BAS

Building automation systems control various components within a building's

structure, such as heating, ventilation, air conditioning (HVAC). HVAC system performance
and sustainability is key for today's building operation. The primary goal of this type of
infrastructure is to improve system efficiency, reduce costs and increase safety. A centralized
building management platform brings all of these parts together, but this description is a
simplification of what's really going on behind the scenes. Now, lets us talk about how does a
building automation system work.

Basically, the input and output devices in the BAS connect with a controller and user
interface and these component work together to collect analyse and adjust the information.
For most of the BAS system, they consist of 5 main components:

 Input devices(sensors): used to measure data (like CO2 in air and humidity)
 Controllers: the brain of the system
 Output devices (actuators): carry out the controller’s programmed responses
 Communications protocols: a language for the parts to ‘talk’ to each other
 User interfaces (UI): acts as screen and dashboard to review building data reports

In simple words, input devices detect measurements like room temperature and
whether equipment’s powered on. Output devices adjust these measurements, like reducing
temperature or turning off equipment. Then, the controller controls and manages all the
devices in a building’s primary systems, so it processes and analyse the data from the input
data and respond by sending the necessary changes/ signal to the output devices. These
components have a shared language, or communications protocol, such as BACnet. The
output devices carry out the controller’s commands according to programmed responses. For
example, automatically increasing ventilation when CO2 is too high. Finally, the user
interface displays data visually. This can be a computer, or even a web-based tool. But the
user interface doesn’t need to actually run the controls; it just provides a single place for all
of the readouts coming through the input devices.

Modern buildings typically have central HVAC plants to provide heating and cooling
for the entire building. Furthermore, some high-rise buildings can have several central plants
either in the basement, on various floors, or on the roof of the building. Additionally,
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. These non-integrated systems were
very inefficient, and this resulted in energy hogs. While following is a simplistic answer to
the question, “how a building automation system works,” it demonstrates one of the many
ways building automation systems save money by reducing energy use. Furthermore, BAS
allows all these systems integration between controllers, the internet, and the BAS server.
Additionally, they allow precise control based on several factors, including weather
conditions, demand factors of occupation, and other variables down to the micro-level that
allow for the systems to be very energy efficient. In the old days, a central plant would
maintain a chilled water temperature of 55° F. Now, with BAS and precise computer control,
that setpoint temperature can be changed when certain conditions exist. If, say, in the Spring
or Fall, the temperature outdoors is 48° F and only a quarter of the local fan coil units are
calling for cooling, the intelligent response of BAS involves increasing the setpoint
temperature for the central plant chillers. Additionally, the economizers can pull in outside air
to satisfy the demand for cooling from the local fan coil units. That decreases energy
consumption via mechanical cooling. Finally, that utilizes outside air free cooling and
minimizes the runtime for the chilled water plant.
Functions and application of a Building Automation System

Generally, buildings controlled by BAS are known as smart or intelligent building.

Why is that? This is because most of processes in the building in the building are handled on
a centralized control unit. For more advanced system, we can control it remotely on different
mobile devices via apps or platform which contributes to the ‘smart building’ term. In simple
word, the BAS is just like human brain, it can give command and tell the equipment in the
building what to do, just like our brain tell our legs or hands to move. The core functionalities
of BAS are controlling heating, ventilation, and air-conditioning (HVAC), within a certain
range, humidity control, lighting based on an occupancy schedule, proper functioning of the
elevators, fire prevention, security and other critical systems in the building.
First and foremost, the BAS can be used in fire prevention. In the United States,
most local building codes now require commercial buildings to incorporate comprehensive
fire and life/safety systems into a building. It is well documented that loss of life in a building
is mainly caused by smoke inhalation and not the actual fire. The product safety
standardization organization, Underwriters Laboratories (UL), has a fire certification program
(UL-864) that governs fire and smoke operations in commercial buildings. This program
requires rigorous interactive testing with UL to obtain certification. In addition to the obvious
need to minimize life/safety situations in a building, facility operators are highly encouraged
to implement these systems to receive insurance cost reductions.
While the smoke abatement operation could be the province of the fire system alone,
economics dictates that the fire system offloaded the smoke abatement operation to the
HVAC system. In practice, the fire system will receive the initial fire indication by one or
more of its smoke detectors. It will then inform the HVAC system of the physical locale of
the fire. The HVAC system will then take charge of the smoke abatement operation by
automatically adjusting the air handlers and dampers. The HVAC system must incorporate a
comprehensive prioritization scheme throughout its system. This prioritization scheme must
allow all smoke operations to take control precedence over all other control operations
including manual operator control. All affected devices must support a supervision policy
that assures that all operations requested were executed properly. The system will
automatically return to normal operation once the smoke situation has abated.
Then, a building automation system can also use to control lighting using schedules,
manual controls, occupancy sensors, and photosensors, either singly or in combination.
Generally, when using schedules, much of the energy savings produced by a building
automation system comes from scheduling the operation of electrical loads. For instance,
the lighting in a building can be programmed so only occupied spaces are lighted during
the evening or at night. Different schedules can be programmed for individual circuits or
groups of circuits (called zones). Each zone also can have a unique schedule for weekdays,
week- ends, or special events. Some systems automatically adjust a lighting zone’s
schedule to account for seasonal variations in the availability of daylight. A building
automation system using fuzzy logic could dynamically adjust schedules based on typical
occupancy patterns. Meanwhile, there are two types of photosensors: those used for
switching and those used for dimming. A photosensor used for switching sends a binary
signal to the direct digital control network when the amount of light it detects reaches a
certain (adjustable) threshold. The building automation system can then turn off lights or set
them to a lower level. A photosensor used for dimming sends a continuously variable signal
indicating how much light it is detecting. With this information, a building automation
system can gradually dim lamps as daylight increases or gradually increase power to the
lamps as they age to maintain constant illuminance (light level).
Moreover, the BAS also plays an important role in security system of a building.
Currently, BAS industry is at a point where genuine concerns are emerging on the security of
building control systems. Nowadays, cyberattacks on companies, government institutions,
and other newly built buildings are increasing. Malicious software can penetrate a building
system through unsecured networks and cause disruptions. Many time threats can result in
loss of communications, access to sensitized data, and it may also affect the operations of
equipment such as CCTV located in the buildings. Such cyberattacks are not only limited to
buildings but also breach the securities or firewalls of other systems connecting the buildings.
In recent years, we have witnessed, many buildings are installed with two-way
communication systems for advanced monitoring and controlling of resources from the data
centre. These data centres are also vulnerable to cyberattacks. Securing the BAS is an
ongoing process, and the safety measures need to be followed regularly for its efficient
performance.

 Appoint a team of network administrators to monitor the building management

systems regularly.
 Adopt a holistic approach when installing all the components/systems in the
buildings.
 Identify the vulnerable pockets and monitor them closely.
 Mark the areas where communication lines are running and monitor the installed
physical security systems, such as CCTVs.
 Ensure that information technology systems have adequate firewalls.
 Take back-ups of all the data generated and secure it to prevent data theft.

Last but not least, BAS can used in plumbing system of a building. In times of rapid
developments in home automation and building automation, plumbing is yet another field of
automation. In order to maintain sustainable and smart home automation systems, we need
plumbing systems that integrate well with the rest of the building. A standing water alert
system, smart faucets, drain alert system, leak detection sensors, etc. make up smart plumbing
systems for smart buildings. In addition to that, smart home automation using IoT devices is
gaining popularity. There are many home automation tools for home automation using IoT
devices.
Benefits of Building Automation System
Building automation encompasses any technology, equipment, or procedure that enables
autonomous control of the systems that make a property. This can range from mechanical,
security, and flood safety, to energy utilization, ventilation, heating, and lighting systems.
Imparting smartness to such systems may sometimes require installation of new hardware,
like sensors and control systems. Other times, minor hardware tweaks and a software
interface can suffice. Generally, there are few advantages and benefits of Building
Automation System like high energy efficiency, lower operating and maintenance costs,
better indoor air quality, greater occupant comfort and productivity.
First and foremost, BAS also known as smart building can provide high energy
efficiency. In the majority of cases, the different aspects of a building such as HVAC, fire
safety, lighting, and security surveillance, work separately. But in a smart building, these
systems feed into a central, cloud-based network and work in sync with each other via the
Internet of Things (IoT) technology. Smart buildings can talk to one another. This benefit
has compensated for supply fluctuations and reduced overall energy demand. In simple
words, a smart building can limit its energy consumption on days when the city power grid
sends an alert that it’s near capacity. Smart buildings are much more worth than non-
connected buildings. Not only do they save money, but they also run better. It comes as no
surprise that the regulation building automation systems (BAS) provide yields noticeable
savings in energy costs. Since the sensors, sub-meters, meters, and other methods of
monitoring energy usage can be manipulated remotely, the facility manager is able to set
whatever controls are best for the building depending on the needs of its occupants, and in
that way avoid the waste that comes from manually operating the systems in a building. This
actively promotes sustainability and efficiency and dramatically reduces consumption and
utility costs. These benefits also attract potential tenants, resulting in lower vacancy rates.
Besides, the BAS also have lower operating and maintenance fees. For instance,
BAS controllers automatically monitor and manage your energy consuming systems, so
they’re never running more than they should be. Automated management directly translates
into reduced infrastructure wear and tear, so your equipment lasts longer with reduced risk of
critical failure. That means your organization will spend less on maintenance and repairs both
today and tomorrow. While its main function is to provide control of critical building
systems, a BAS also monitors and optimizes its own performance and identify any system or
equipment problems. Depending on the issue, the system may attempt to automatically
resolve a problem before getting a human involved. Unexpected equipment breakdowns are
costly business interruptions. Emergency repairs are also very expensive. Computerized
controls monitor equipment status and help you head-off unexpected problems.

Furthermore, BAS can provide better indoor air quality. In the past, poor indoor air
quality was a common, costly, and underestimated threat to building occupants—long before
the current realities of a global pandemic. Because building automation systems (BAS) can
automate indoor air quality monitoring, this core feature becomes an important safeguard to
help you improve indoor air quality for the safety of your occupants. As building managers
and owners, we’re legally responsible for keeping carbon monoxide and carbon dioxide
levels within safe limits. Further, increasingly falling to building managers and owners to
limit indoor pollutants and pathogens (like the novel coronavirus/COVID19) from spreading
through our heating, ventilation & air conditioning (HVAC) systems. What does this have to
do with BAS? For starters, if carbon monoxide reaches unsafe levels, the BAS can send an
alert and signal and then automatically activate the ventilation system to start pumping fresh
air. That’s why the Indoor Air Quality Awards program requires a BAS at the highest
certification level.

Moreover, it can provide occupant comfort. For example, building automation

systems improve the indoor air quality in a building, leading to greater productivity among
workers. Moreover, happier and healthier employees cost companies less in sick time and
turnover. If your building is residential, you will experience less turnover from building
residents, saving you vacancy costs, and other costs associated with tenant turnover. Besides,
the temperature should ideally be 20–26ºC (68–79ºF), allowing for seasonal changes, with a
relative humidity of 40–50%. With a building automation system (BAS) tracking temperature
and humidity, building tenants will be more comfortable and even more productive. Happy
tenants tell friends and colleagues how much they like their space. This high level of
satisfaction can lead to a higher referral rate, a lower vacancy rate, and better sales for your
commercial development.

Last but not least, BAS can increase the productivity. According to studies
conducted by Harvard and SUNY Medical Centres, they found that doubling ASHRAE
(American Society of Heating, Refrigerating and Air-Conditioning Engineers) minimum
ventilation rates through energy efficient HVAC systems boosts cognitive function. Workers
in well-ventilated, green-certified buildings scored 26.4% higher on cognitive function tests
and had 30% fewer sick building symptoms than those in non-certified buildings.  In terms of
dollars and cents, we can safely equate decreased sick days into a net impact of about
$5.00/square foot and increased in productivity at a net impact of about $20.00/square foot. 
Companies across the U.S. are discovering that, in addition to energy savings, employee
productivity increases when lighting is optimized to task and time of day. Research
conducted by the American Society of Interior Design found that 68% of workers/employees
complain about the lighting in their building. Exposure to blue light has been found to
decrease depression, improve mood, energy, alertness, and productivity. For example, tests at
the Centre for Chronobiology discovered that volunteers exposed to blue-based, LED-backlit
computers for five hours in the evening “produced less melatonin, felt less tired, and
performed better on tests of attention than those in front of a fluorescent-lit screen of the
same size and brightness.”  The opposite is also true – high-intensity fluorescent and dim,
poorly-lit spaces negatively affect people’s mood, health, and productivity.
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