Basic information on Building Management system :

A Building Management System (BMS) is a computer-based control system installed in buildings that controls and monitors the buildings mechanical and electrical equipment such as ventilation, lighting, power systems, ire systems, and security systems! A BMS consists o so tware and hardware" the so tware program, usually con igured in a hierarchical manner, can be proprietary, using such protocols as #-bus, $ro ibus, and so on! %endors are also producing BMSs that integrate using &nternet protocols and open standards such as 'evice(et, S)A$, *M+, BA#net, +on,or-s and Modbus

Characteristics
Building Management Systems are most commonly implemented in large pro.ects with e/tensive mechanical, electrical, and plumbing systems! Systems lin-ed to a BMS typically represent 012 o a building3s energy usage" i lighting is included, this number approaches 412! BMS systems are a critical component to managing energy demand! &mproperly con igured BMS systems are believed to account or 512 o building energy usage, or appro/imately 62 o total energy usage in the 7nited States &n addition to controlling the building3s internal environment, BMS systems are sometimes lin-ed to access control (turnstiles and access doors controlling who is allowed access and egress to the building) or other security systems such as closed-circuit television (##8%) and motion detectors! 9ire alarm systems and elevators are also sometimes lin-ed to a BMS, or monitoring! &n case a ire is detected then only the ire alarm panel could shut o dampers in the ventilation system to stop smo-e spreading and send all the elevators to the ground loor and par- them to prevent people rom using them in the event o a ire !

Functions of Building Management Systems

8he our basic unctions o a central, computer-controlled BMS are:

#ontrolling Monitoring )ptimi;ing

<eporting

the buildings acilities, mechanical, and electrical equipment or com ort, sa ety, and e iciency!

A BMS normally comprises

&llumination (lighting) control =lectric power control >eating, %entilation and Air-conditioning (>%A#) Security and observation Access control 9ire alarm system +i ts, elevators etc! $lumbing 8race >eating )ther engineering systems

Benefits of BMS
Building tenant/occupants

?ood control o internal com ort conditions $ossibility o individual room control &ncreased sta productivity

= ective monitoring and targeting o energy consumption &mproved plant reliability and li e = ective response to >%A#-related complaints Save time and money during the mainten

Building owner

>igher rental value

9le/ibility on change o building use &ndividual tenant billing or services acilities manager #entral or remote control and monitoring o building &ncreased level o com ort and time saving <emote Monitoring o the plants (such as A>73s, 9ire pumps, plumbing pumps, =lectrical supply, S8$, ,8$ etc!)

Maintenance Companies

=ase o in ormation availability problem #omputeri;ed maintenance scheduling = ective use o maintenance sta =arly detection o problems More satis ied occupants

Building automation
Building automation describes the advanced unctionality provided by the control system o a building! A building automation system (BAS) is an e/ample o a distributed control system! 8he control system is a computeri;ed, intelligent networ- o electronic devices designed to monitor and control the mechanical, electronics, and lighting systems in a building! @AB BAS core unctionality -eeps the building climate within a speci ied range, provides lighting based on an occupancy schedule, monitors system per ormance and device ailures, and provides mal unction alarms (via email andCor te/t noti ications) to building engineeringCmaintenance sta ! 8he BAS unctionality reduces building energy and maintenance costs when compared to a non-controlled building! A building controlled by a BAS is o ten re erred to as an intelligent building or a smart home!

Contents

A >istory 5 8opology D &n rastructure

o o o o

D!A #ontroller D!5 )ccupancy D!D +ighting D!0 Air handlers

D!0!A #onstant volume air-handling units D!0!5 %ariable volume air-handling units D!0!D %A% hybrid systems

D!E #entral plant

D!E!A #hilled water system D!E!5 #ondenser water system

D!E!D >ot water system

D!F Alarms and security

0 <oom automation E See also

o o

E!A Manu acturers E!5 $rotocols and industry standards

F <e erences 4 =/ternal lin-s

History
8he term GBuilding Automation SystemG, re ers to a transistor based electrical system that is used to controls a buildings heating, cooling, and ventilation system (>%A#)! A GBASG can also control indoor and outdoor lighting as well as security, ire alarms, and basically everything else that is electrical in the building! Building automation systems began to become popular a ter the invention o the transistor! Many people in the 7nited States are still running o o the old >%A# control system but could bene it greatly rom the new control systems that are available! http:CCcool.ohnson!comCBuildingAutomation!html

Topology
Most building automation networ-s consist o a primary and secondary bus which connect high-level controllers (generally speciali;ed or building automation, but may be generic programmable logic controllers) with lowerlevel controllers, inputCoutput devices and a user inter ace (also -nown as a human inter ace device)! 8he primary and secondary bus can be BA#net, optical iber, ethernet, A<#(=8, <S-5D5, <S-06E or a wireless networ-! Most controllers are proprietary! =ach company has its own controllers or speci ic applications! Some are designed with limited controls: or e/ample, a simple $ac-aged <oo 8op 7nit! )thers are designed to be le/ible! Most have proprietary so tware that will wor- with AS><A=3s open protocol BA#net or the open protocol +on8al-! Some newer building automation and lighting control solutions use wireless mesh open standards (such as HigBee)! 8hese systems can provide

interoperability, allowing users to mi/-and-match devices rom di erent manu acturers, and to provide integration with other compatible building control systems! &nputs and outputs are either analog or digital (some companies say binary)! Analog inputs are used to read a variable measurement! =/amples are temperature, humidity and pressure sensor which could be thermistor, 0-51 mA, 1-A1 volt or platinum resistance thermometer (resistance temperature detector), or wireless sensors! A digital input indicates i a device is turned on or not! Some e/amples o a digital input would be a 50%'#CA# signal, an air low switch, or a volta- ree relay contact ('ry #ontact)! Analog outputs control the speed or position o a device, such as a variable requency drive, a &-$ (current to pneumatics) transducer, or a valve or damper actuator! An e/ample is a hot water valve opening up 5E2 to maintain a setpoint! 'igital outputs are used to open and close relays and switches! An e/ample would be to turn on the par-ing lot lights when a photocell indicates it is daroutside!

Infrastructure
Controller

%arious components that ma-e up a building automation system

#ontrollers are essentially small, purpose-built computers with input and output capabilities! 8hese controllers come in a range o si;es and capabilities to control devices commonly ound in buildings, and to control sub-networ-s o controllers! &nputs allow a controller to read temperatures, humidity, pressure, current low, air low, and other essential actors! 8he outputs allow the controller to send command and control signals to slave devices, and to other parts o the system! &nputs and outputs can be either digital or analog! 'igital outputs are also sometimes called discrete depending on manu acturer! #ontrollers used or building automation can be grouped in D categories! $rogrammable +ogic #ontrollers ($+#s), SystemC(etwor- controllers, and 8erminal 7nit controllers! >owever an additional device can also e/ist in order to integrate Drd party systems (i!e! a stand-alone A# system) into a central Building automation system)! $+#3s provide the most responsiveness and processing power, but at a unit cost typically 5 to D times that o a SystemC(etwor- controller intended or BAS applications! 8erminal 7nit controllers are usually the least e/pensive and least power ul! $+#3s may be used to automate high-end applications such as clean rooms or hospitals where the cost o the controllers is less o a concern! &n o ice buildings, supermar-ets, malls, and other common automated buildings the systems will use SystemC(etwor- controllers rather than $+#3s! Most System controllers provide general purpose eedbac- loops, as well as digital circuits, but lac- the millisecond response time that $+#3s provide! SystemC(etwor- controllers may be applied to control one or more mechanical systems such as an Air >andler 7nit (A>7), boiler, chiller, etc!, or they may supervise a sub-networ- o controllers! &n the diagram above, SystemC(etwor- controllers are o ten used in place o $+#s! 8erminal 7nit controllers usually are suited or control o lighting andCor simpler devices such as a pac-age roo top unit, heat pump, %A% bo/, or an coil, etc! 8he installer typically selects A o the available pre-programmed personalities best suited to the device to be controlled, and does not have to create new control logic!

ccupancy

)ccupancy is one o two or more operating modes or a building automation system! 7noccupied, Morning ,armup, and (ight-time Setbac- are other common modes! )ccupancy is usually based on time o day schedules! &n )ccupancy mode, the BAS aims to provides a com ortable climate and adequate lighting, o ten with ;one-based control so that users on one side o a building have a di erent thermostat (or a di erent system, or sub system) than users on the opposite side! A temperature sensor in the ;one provides eedbac- to the controller, so it can deliver heating or cooling as needed! & enabled, Morning ,armup (M,7) mode occurs prior to )ccupancy! 'uring Morning ,armup the BAS tries to bring the building to setpoint .ust in time or )ccupancy! 8he BAS o ten actors in outdoor conditions and historical e/perience to optimi;e M,7! 8his is also re erred to as )ptimised Start! An override is a manually initiated command to the BAS! 9or e/ample, many wall-mounted temperature sensors will have a push-button that orces the system into )ccupancy mode or a set number o minutes! ,here present, web inter aces allow users to remotely initiate an override on the BAS! Some buildings rely on occupancy sensors to activate lighting andCor climate conditioning! ?iven the potential or long lead times be ore a space becomes su iciently cool or warm, climate conditioning is not o ten initiated directly by an occupancy sensor!

!ighting
+ighting can be turned on, o , or dimmed with a building automation or lighting control system based on time o day, or on occupancy sensor, photosensors and timers!@5B )ne typical e/ample is to turn the lights in a space on or a hal hour since the last motion was sensed! A photocell placed outside a building can sense dar-ness, and the time o day, and modulate lights in outer o ices and the par-ing lot! +ighting is also a good candidate or 'emand response, with many control systems providing the ability to dim (or turn o ) lights to ta-e advantage o '< incentives and savings! &n newer buildings, the lighting control is based on the ield bus 'A+&! +amps with 'A+& ballasts are ully dimmable! 'A+& can also detect lamp and ballast ailures on 'A+& luminaires and signals ailures!

Air handlers

Most air handlers mi/ return and outside air so less temperatureChumidity conditioning is needed! 8his can save money by using less chilled or heated water (not all A>7s use chilledChot water circuits)! Some e/ternal air is needed to -eep the building3s air healthy! 8o optimi;e energy e iciency while maintaining healthy indoor air quality (&AI), demand control (or controlled) ventilation ('#%) ad.usts the amount o outside air based on measured levels o occupancy! Analog or digital temperature sensors may be placed in the space or room, the return and supply air ducts, and sometimes the e/ternal air! Actuators are placed on the hot and chilled water valves, the outside air and return air dampers! 8he supply an (and return i applicable) is started and stopped based on either time o day, temperatures, building pressures or a combination!

Constant "olume air#handling units

8he less e icient type o air-handler is a Gconstant volume air handling unit,G or #A%! 8he ans in #A%s do not have variable-speed controls! &nstead, #A%s open and close dampers and water-supply valves to maintain temperatures in the building3s spaces! 8hey heat or cool the spaces by opening or closing chilled or hot water valves that eed their internal heat e/changers! ?enerally one #A% serves several spaces

$aria%le "olume air#handling units

A more e icient unit is a Gvariable air volume (%A%) air-handling unit,G or %A%!@DB %A%s supply pressuri;ed air to %A% bo/es, usually one bo/ per room or area! A %A% air handler can change the pressure to the %A% bo/es by changing the speed o a an or blower with a variable requency drive or (less e iciently) by moving inlet guide vanes to a i/ed-speed an! 8he amount o air is determined by the needs o the spaces served by the %A% bo/es! =ach %A% bo/ supply air to a small space, li-e an o ice! =ach bo/ has a damper that is opened or closed based on how much heating or cooling is required in its space! 8he more bo/es are open, the more air is required, and a greater amount o air is supplied by the %A% air-handling unit! Some %A% bo/es also have hot water valves and an internal heat e/changer! 8he valves or hot and cold water are opened or closed based on the heat demand or the spaces it is supplying! 8hese heated %A% bo/es are sometimes used on the perimeter only and the interior ;ones are cooling only!

A minimum and ma/imum #9M must be set on %A% bo/es to assure adequate ventilation and proper air balance!

$A$ hy%rid systems

Another variation is a hybrid between %A% and #A% systems! &n this system, the interior ;ones operate as in a %A% system! 8he outer ;ones di er in that the heating is supplied by a heating an in a central location usually with a heating coil ed by the building boiler! 8he heated air is ducted to the e/terior dual duct mi/ing bo/es and dampers controlled by the ;one thermostat calling or either cooled or heated air as needed!

Central plant
A central plant is needed to supply the air-handling units with water! &t may supply a chilled water system, hot water system and a condenser water system, as well as trans ormers and au/iliary power unit or emergency power! & well managed, these can o ten help each other! 9or e/ample, some plants generate electric power at periods with pea- demand, using a gas turbine, and then use the turbine3s hot e/haust to heat water or power an absorptive chiller!

Chilled water system

#hilled water is o ten used to cool a building3s air and equipment! 8he chilled water system will have chiller(s) and pumps! Analog temperature sensors measure the chilled water supply and return lines! 8he chiller(s) are sequenced on and o to chill the chilled water supply! A chiller is a re rigeration unit designed to produce cool (chilled) water or space cooling purposes! 8he chilled water is then circulated to one or more cooling coils located in air handling units, an-coils, or induction units! #hilled water distribution is not constrained by the A11 oot separation limit that applies to '* systems, thus chilled water-based cooling systems are typically used in larger buildings! #apacity control in a chilled water system is usually achieved through modulation o water low through the coils" thus, multiple coils may be served rom a single chiller without compromising control o any individual unit! #hillers may operate on either the vapor compression principle or the absorption principle! %apor compression chillers may utili;e reciprocating, centri ugal, screw, or rotary compressor con igurations! <eciprocating chillers are commonly used or capacities below 511 tons" centri ugal chillers are normally used to provide higher capacities" rotary and screw chillers are less commonly used, but are not rare! >eat re.ection rom a chiller may be by way o an air-cooled condenser or a cooling tower (both discussed below)! %apor compression chillers may be bundled with an air-

cooled condenser to provide a pac-aged chiller, which would be installed outside o the building envelope! %apor compression chillers may also be designed to be installed separate rom the condensing unit" normally such a chiller would be installed in an enclosed central plant space! Absorption chillers are designed to be installed separate rom the condensing unit!

Condenser water system

#ooling tower(s) and pumps are used to supply cool condenser water to the chillers! Because the condenser water supply to the chillers has to be constant, variable speed drives are commonly used on the cooling tower ans to control temperature! $roper cooling tower temperature assures the proper re rigerant head pressure in the chiller! 8he cooling tower set point used depends upon the re rigerant being used! Analog temperature sensors measure the condenser water supply and return lines!

Hot water system

8he hot water system supplies heat to the building3s air-handling unit or %A% bo/ heating coils, along with the domestic hot water heating coils (#alori ier)! 8he hot water system will have a boiler(s) and pumps! Analog temperature sensors are placed in the hot water supply and return lines! Some type o mi/ing valve is usually used to control the heating water loop temperature! 8he boiler(s) and pumps are sequenced on and o to maintain supply! Alarm Security: Many building automation systems have alarm capabilities! & an alarm is detected, it can be programmed to noti y someone! (oti ication can be through a computer, pager, cellular phone, or audible alarm!

#ommon temperature alarms are: space, supply air, chilled water supply and hot water supply! 'i erential pressure switches can be placed on the ilter to determine i it is dirty! Status alarms are common! & a mechanical device li-e a pump is requested to start, and the status input indicates it is o ! 8his can indicate a mechanical ailure! Some valve actuators have end switches to indicate i the valve has opened or not! #arbon mono/ide and carbon dio/ide sensors can be used to alarm i levels are too high! <e rigerant sensors can be used to indicate a possible re rigerant lea-!

#urrent sensors can be used to detect low current conditions caused by slipping an belts, or clogging strainers at pumps!

At sites with several buildings, momentary power ailures can cause hundreds or thousands o alarms rom equipment that has shut down! Some sites are programmed so that critical alarms are automatically re-sent at varying intervals! 9or e/ample, a repeating critical alarm (o an @uninterruptible power supplyB in 3by pass3) might resound at A1 minutes, D1 minutes, and every 5 to 0 hours therea ter until the alarms are resolved! Security systems can be interloc-ed to a building automation system! & occupancy sensors are present, they can also be used as burglar alarms! 9ire and smo-e alarm systems can be hard-wired to override building automation! 9or e/ample: i the smo-e alarm is activated, all the outside air dampers close to prevent air coming into the building, and an e/haust system can isolate

&oom automation
&oom automation is a subset o building automation and with a similar purpose, it is the consolidation o one or more systems under centrali;ed control, though in this case in one room! 8he most common e/ample o room automation is corporate boardroom, presentation suites, and lecture halls, where the operation o the large number o devices that de ine the room unction (such as videocon erencing equipment, video pro.ectors, lighting control systems, public address systems etc!) would ma-e manual operation o the room very comple/! &t is common or room automation systems to employ a touchscreen as the primary way o controlling each operation!

H$AC control system

Introduction
>%A# here stands or Heating, $entilation and Air Conditioning! 8hus, a >%A# control system applies regulation to a heating andCor air conditioning system! 7sually a sensing device is used to compare the actual state (e!g!, temperature) with a target state! 8hen the control system draws a conclusion what action has to be ta-en (e!g!, start the blower)!

'irect digital control

#entral controllers and most terminal unit controllers are programmable, meaning the direct digital control program code may be customi;ed or the intended use! 8he program eatures include time schedules, setpoints, controllers, logic, timers, trend logs, and alarms! 8he unit controllers typically have analog and digital inputs that allow measurement o the variable (temperature, humidity, or pressure) and analog and digital outputs or control o the transport medium (hotCcold water andCor steam)! 'igital inputs are typically (dry) contacts rom a control device, and analog inputs are typically a voltage or current measurement rom a variable (temperature, humidity, velocity, or pressure) sensing device! 'igital outputs are typically relay contacts used to start and stop equipment, and analog outputs are typically voltage or current signals to control the movement o the medium (airCwaterCsteam) control devices such as valves, dampers, and motors! ?roups o ''# controllers, networ-ed or not, orm a layer o system themselves! 8his GsubsystemG is vital to the per ormance and basic operation o the overall >%A# system! 8he ''# system is the GbrainG o the >%A# system! &t dictates the position o every damper and valve in a system! &t determines which ans, pumps, and chiller run and at what speed or capacity! ,ith this con igurable intelligency in this GbrainG, we are moving to the concept o building automation!@AB

Building Automation System

More comple/ >%A# systems can inter ace to Building Automation System (BAS) to allow the building owners to have more control over the heating or cooling units! 8he building owner can monitor the system and respond to alarms generated by the system rom local or remote locations! 8he system can be scheduled or occupancy or the con iguration can be changed rom the BAS! Sometimes the BAS is directly controlling the >%A# components! 'epending on the BAS di erent inter aces can be used!@5B

History
&t was natural that the irst >%A# controllers would be pneumatic since engineers understood luid control! 8hus, mechanical engineers could use

their e/perience with the properties o steam and air to control the low o heated or cooled air! A ter the control o air low and temperature was standardi;ed, the use o electromechanical relays in ladder logic to switch dampers became standardi;ed! =ventually, the relays became electronic switches, as transistors eventually could handle greater current loads! By AJ6E, pneumatic controls could no longer compete with this new technology although pneumatic control systems (sometimes decades old) are still common in many older buildings!@DB By the year 5111, computeri;ed controllers were common! 8oday, some o these controllers can even be accessed by web browsers, which need no longer be in the same building as the >%A# equipment! 8his allows some economies o scale, as a single operations center can easily monitor multiple buildings!

'irect digital control

'irect digital control (''#) is the automated control o a condition or process by a digital device (computer)! A very early e/ample o a ''# system meeting the above requirements was completed by the Australian business Midac in AJ6A-AJ65 using <-8ec Australian designed hardware! 8he system installed at the 7niversity o Melbourne used a serial communications networ-, connecting campus buildings bac- to a control room G ront endG system in the basement o the )ld ?eology building! =ach remote or Satellite &ntelligence 7nit (S&7) ran 5 H61 microprocessors whilst the ront end ran AA in a $arallel $rocessing con iguration with paged common memory! 8he ;61 microprocessors shared the load by passing tas-s to each other via the common memory and the communications networ-! 8his was possibly the irst success ul implementation o a distributed processing direct digital control system!

"er"iew
#entral controllers and most terminal unit controllers are programmable, meaning the direct digital control program code may be customi;ed or the intended use! 8he program eatures include time schedules, set points, controllers, logic, timers, trend logs, and alarms!

8he unit controllers typically have analog and digital inputs, that allow measurement o the variable (temperature, humidity, or pressure) and analog and digital outputs or control o the medium (hotCcold water andCor steam)! 'igital inputs are typically (dry) contacts rom a control device, and analog inputs are typically a voltage or current measurement rom a variable (temperature, humidity, velocity, or pressure) sensing device! 'igital outputs are typically relay contacts used to start and stop equipment, and analog outputs are typically voltage or current signals to control the movement o the medium (airCwaterCsteam) control devices! 7sually abbreviated as G''#G!

'ata communication
,hen ''# controllers are networ-ed together they can share in ormation through a data bus! 8he control system may spea- 3proprietary3 or 3open protocol3 language to communicate on the data bus! =/amples o open protocol language are BA#net (Building Automation #ontrol (etwor-), +)( (=chelon), Modbus!

Integration
,hen di erent ''# data networ-s are lin-ed together they can be controlled rom a shared plat orm! 8his plat orm can then share in ormation rom one language to another! 9or e/ample, a +)( controller could share a temperature value with a BA#net controller! 8he integration plat orm can not only ma-e in ormation shareable, but can interact with all the devices! Most o the integration plat orms are either a $# or a networ- appliance! &n many cases, the >M& (human machine inter ace) or S#A'A (Supervisory #ontrol And 'ata Acquisition) are part o it! &ntegration plat orm e/amples, to name only a ew, are the 8ridium (iagara A*, Kohnson 9*01,8A# %ista, #A(5?) and the 7ni ied Architecture i!e! )$# ()pen #onnectivity) server technology used when direct connectivity is not possible!

In H$AC
''# is o ten used to control the >%A# (heating, ventilating, and air conditioning) devices such as valves via microprocessors using so tware to per orm the control logic! Such systems receive analog and digital inputs rom the sensors and devices installed in the >%A# system and, according to the control logic, provide analog or digital outputs to control the >%A# system devices!@AB

8hese systems may be mated with a so tware pac-age that graphically allows operators to monitor, control, alarm and diagnose building equipment remotely.