MSHEIREB DOWNTOWN DOHA – PHASE 4

MSHEIREB PROPERTIES
DOHA, QATAR

SECTION 255100

BUILDING MANAGEMENT SYSTEM

PART 1 - GENERAL

1.1 RELATED DOCUMENTS

A. Drawings and general provisions of the Contract, including General and Supplementary
Conditions and Division 01 Specification Sections, apply to this Section.

1.2 SUMMARY

A. This Section includes control equipment for HVAC systems and components, including
control components for terminal heating and cooling units not supplied with factory-wired
controls.

B. This Section includes the design detailing, supply, installation and commissioning of the
BMS and automatic controls installation. A specialist BMS subcontractor shall be appointed
by the MEP subcontractor to carry out this work. The BMS shall comprise a series of
intelligent outstations, operator terminals and peripherals connected by a hard-wired
network. The scope includes the provision of Motor Control panels which will normally
incorporate the outstations.

C. Power and control wiring out of the control panels shall be by the BMS contractor employed
by the MEP subcontractor. The scope of works for the specialist covers all areas of the
project and site.

D. Related Sections include the following:

1. Division 23 Section 23 09 93 "Sequence of Operations for HVAC Controls" for

requirements that relate to this Section.

2. Division 23 Section 23 09 00 "Instrumentation and Control for HVAC" for control

equipment and devices and for submittal requirements.

3. The Mechanical and Electrical Specifications and Drawings indicate the extent of
work of the BMS installation and should be read in conjunction with this section and
in particular the motor control panel and control schematic drawings.

1.3 DEFINITIONS

A. DDC: Direct digital control.

B. I/O: Input/output.

C. Lon Works: A control network technology platform for designing and implementing inter-
operable control devices and networks.

HOK 11.14017 BUILDING MANAGEMENT SYSTEM 22 APR 16

255100- 1
MSHEIREB DOWNTOWN DOHA – PHASE 4
MSHEIREB PROPERTIES
DOHA, QATAR

D. MS/TP: Master slave/token passing.

E. PC: Personal computer.

F. PID: Proportional plus integral plus derivative.

G. RTD: Resistance temperature detector.

1.4 SCOPE

A. The specialist BMS Contractor shall provide a fully integrated Building Management and
Automatic Control System for the building services installations to include power
distribution, sequence control and environmental control of the plant and equipment. This
includes the metering, LV panels, HVAC system, Fire alarm & protection system, elevator,
fans, pumps and water tanks.

B. The BMS system and components shall be compatible with a wide variety of control devices
using BACnet, LON, Ethernet TCP/IP, ModBus and OPC standard for open system
communications and other current international communication standards. The BMS shall
be capable of being extended with controllers on the BACnet protocol and the LON bus.
The BMS shall allow integrating future BACnet controllers on the process level. The BMS
shall be capable of high speed Ethernet communication using TCP/IP protocol and shall be
capable of BACnet communication according to ANSI/ASHRAE 135-2004.

C. The BMS system design shall be detailed and finalized by the BMS specialist subcontractor
in line with the requirements of the full project MEP services specifications and drawings.
The specialist sub-contractor shall also supply all materials, install, and commission and
finally set up, adjust and tune the installation to meet intent of the performance specification
and the Building User’s operational requirements. Unless indicated otherwise use control
components and equipment from one manufacturer throughout.

D. The BMS system specialist Contractor shall take due account of possible phasing of the
works and shall agree a programme for completion in stages with the MEP subcontractor.

E. The BMS subcontractor shall make sure that the system allows for expansion by up to 10%
in the number of points without additional hardware. The specialist shall include in his
tender price for all the control panels required for all the plant indicated in the drawings,
schedules and specifications.

F. Ease of use and appropriate and intuitive human interfaces for a layperson is a key
requirement of this specification and such devices shall be selected with attention to detailed
performance and good architectural fit. These devices must be approved by the contract
administrator and architect before use.

G. The BMS Controls System Specialist Contractor shall provide the following minimum
services:
1. Provide wiring and layout diagrams for all motor control panels indicating all
necessary power and control circuitry. All wiring is to be indicated including
"internal" wiring and "field" wiring to remote devices. Details to be coordinated with
as-manufactured details from other contract divisions and parties.
2. Provide and select all control valves and control dampers with suitable actuators
according to authority, flows and static and differential pressure ratings required.
(Installation by MEP subcontractor)

HOK 11.14017 BUILDING MANAGEMENT SYSTEM 22 APR 16

255100- 2
MSHEIREB DOWNTOWN DOHA – PHASE 4
MSHEIREB PROPERTIES
DOHA, QATAR

3. Provide, install and commission all air compressors, receivers, tubing, wiring,
interfaces, dampers and pneumatic actuators required to control stair pressurization.
4. Provide resources to install and finally terminate all field controls devices and wiring.
5. Provide supervision during installation of control devices to ensure correct
incorporation into the works.
6. Provide resources necessary to commission the control systems and provide test
results and documentation for approval.
7. Provide a detailed description of operation of the control systems with operating
parameters, set points and interfaces with other systems.
8. Provide thorough client instruction and clear and concise operating and maintenance
manuals and troubleshooting or the control system.
9. Provide wiring diagrams showing connection details to all field located devices.
10. Update drawings and other material as necessary to suit plant and equipment actually
installed.
11. Provide specific routines and specialist software to suit the performance requirements
of this specification.
12. Provide all hardware necessary to comply with this performance specification.
13. Provide resources necessary to label and identify the complete control system.
14. Provide all software to control systems in accordance with the performance
requirements of this specification.
15. Provide a simple user guide specially written for the use of ordinary non-technical
occupants of the apartments and offices which will explain clearly the operation of
the air conditioning controls in layman’s terms.

G. The BMS subcontractor shall co-operate and co-ordinate with other divisions performing
work on this project as necessary to achieve a complete operational installation. The BMS
subcontractor shall also consult the drawings and specifications of all trades to determine the
nature and extent of others’ work.

H. It will be the duty of the BMS subcontractor to work in co-operation with other Contractors,
and with other sub-contractors, rendering assistance and arranging the works so that the en-
tire project will be delivered in an expeditious, professional and timely manner.

I. The BMS system is required to interface with the other equipment manufacturers such as
chillers, electrical hot water calorifiers , chilled water air-handling units, fan coil units,
pump speed controllers etc. such that all the manufacturer’s standard operating parameters
are available for display and adjustment via the BMS system.

J. PC/Server shall be the latest configuration with 100% redundant/backup hard disk (in order
to switch the operation during system crash).

1.5 SYSTEM PERFORMANCE

A. Comply with the following performance requirements:

1. Graphic Display: Display graphic with minimum 20 dynamic points with current
data within 10 seconds.
2. Graphic Refresh: Update graphic with minimum 20 dynamic points with current data
within 8 seconds.
3. Object Command: Reaction time of less than two seconds between operator
command of a binary object and device reaction.

HOK 11.14017 BUILDING MANAGEMENT SYSTEM 22 APR 16

255100- 3
MSHEIREB DOWNTOWN DOHA – PHASE 4
MSHEIREB PROPERTIES
DOHA, QATAR

4. Object Scan: Transmit change of state and change of analog values to control units or
workstation within six seconds.
5. Alarm Response Time: Annunciate alarm at workstation within 45 seconds.
Multiple workstations must receive alarms within five seconds of each other.
6. Program Execution Frequency: Run capability of applications as often as five
seconds, but selected consistent with mechanical process under control.
7. Performance: Programmable controllers shall execute DDC PID control loops, and
scan and update process values and outputs at least once per second.
8. Reporting Accuracy and Stability of Control: Report values and maintain measured
variables within tolerances as follows:

a. Water Temperature: Plus or minus 1 deg F (0.5 deg C).

b. Water Flow: Plus or minus 5 percent of full scale.
c. Water Pressure: Plus or minus 2 percent of full scale.
d. Space Temperature: Plus or minus 1 deg F (0.5 deg C).
e. Ducted Air Temperature: Plus or minus 1 deg F (0.5 deg C).
f. Outside Air Temperature: Plus or minus 2 deg F (1.0 deg C).
g. Dew Point Temperature: Plus or minus 3 deg F (1.5 deg C).
h. Temperature Differential: Plus or minus 0.25 deg F (0.15 deg C).
i. Relative Humidity: Plus or minus 5 percent.
j. Airflow (Pressurized Spaces): Plus or minus 3 percent of full scale.
k. Airflow (Measuring Stations): Plus or minus 5 percent of full scale.
l. Airflow (Terminal): Plus or minus 10 percent of full scale.
m. Air Pressure (Space): Plus or minus 0.01-inch wg (2.5 Pa).
n. Air Pressure (Ducts): Plus or minus 0.1-inch wg (25 Pa).
o. Carbon Monoxide: Plus or minus 5 percent of reading.
p. Carbon Dioxide: Plus or minus 50 ppm.
q. Electrical: Plus or minus 5 percent of reading.

1.6 SUBMITTALS

A. Product Data: Include manufacturer's technical literature for each control device. Indicate
dimensions, capacities, performance characteristics, electrical characteristics, finishes for
materials, and installation and startup instructions for each type of product indicated.

1. DDC System Hardware: Bill of materials of equipment indicating quantity,

manufacturer, and model number. Include technical data for HMI/operator
workstation, interface equipment, control units, transducers/transmitters, sensors,
actuators, valves, relays/switches, control panels, and operator interface equipment.
2. Control System Software: Include technical data for operating system software,
operator interface, color graphics, and other third-party applications.
3. Controlled Systems: Instrumentation list with element name, type of device,
manufacturer, model number, and product data. Include written description of
sequence of operation including schematic diagram.

B. Shop Drawings: Detail equipment assemblies and indicate dimensions, weights, loads,
required clearances, method of field assembly, components, and location and size of each
field connection.

1. Bill of materials of equipment indicating quantity, manufacturer, and model number.

2. Schematic flow diagrams showing fans, pumps, coils, dampers, valves, and control
devices.
3. Wiring Diagrams: Power, signal, and control wiring.

HOK 11.14017 BUILDING MANAGEMENT SYSTEM 22 APR 16

255100- 4
MSHEIREB DOWNTOWN DOHA – PHASE 4
MSHEIREB PROPERTIES
DOHA, QATAR

4. Details of control panel faces, including controls, instruments, and labeling.

5. Written description of sequence of operation.
6. Schedule of dampers including size, leakage, and flow characteristics.
7. Schedule of valves including flow characteristics.
8. DDC System Hardware:

a. Wiring diagrams for control units with termination numbers.

b. Schematic diagrams and floor plans for field sensors and control hardware.
c. Schematic diagrams for control, communication, and power wiring, showing
trunk data conductors and wiring between operator workstation and control
unit locations.

9. Control System Software: List of color graphics indicating monitored systems, data
(connected and calculated) point addresses, output schedule, and operator notations.
10. Controlled Systems:

a. Schematic diagrams of each controlled system with control points labeled and
control elements graphically shown, with wiring.
b. Scaled drawings showing mounting, routing, and wiring of elements including
bases and special construction.
c. Written description of sequence of operation including schematic diagram.
d. Points list.

C. Data Communications Protocol Certificates: Certify that each proposed DDC system
component complies with ASHRAE 135.

D. Data Communications Protocol Certificates: Certify that each proposed DDC system
component complies with LonWorks.

E. Samples for Initial Selection: For each color required, of each type of thermostat
and sensors cover with factory-applied color finishes.

F. Samples for Verification: For each color required, of each type of thermostat or sensor
cover.

G. Software and Firmware Operational Documentation: Include the following:

1. Software operating and upgrade manuals.

2. Program Software Backup: On a DVD or compact disc, complete with data files.
3. Device address list.
4. Print-out of software application and graphic screens.
5. Software license required by and installed for DDC workstations and control systems.

H. Software Upgrade Kit: For Owner to use in modifying software to suit future systems
revisions or monitoring and control revisions.

I. Qualification Data: For Installer and manufacturer.

J. Field quality-control test reports.

K. Operation and Maintenance Data: For HVAC instrumentation and control system to include
in emergency, operation, and maintenance manuals. In addition to items specified in
Division 01 Section "Operation and Maintenance Data," include the following:

HOK 11.14017 BUILDING MANAGEMENT SYSTEM 22 APR 16

255100- 5
MSHEIREB DOWNTOWN DOHA – PHASE 4
MSHEIREB PROPERTIES
DOHA, QATAR

1. Maintenance instructions and lists of spare parts for each type of control device and
compressed air station.
2. Interconnection wiring diagrams with identified and numbered system components
and devices.
3. Keyboard illustrations and step-by-step procedures indexed for each operator
function.
4. Inspection period, cleaning methods, cleaning materials recommended, and
calibration tolerances.
5. Calibration records and list of set points.

1.7 QUALITY ASSURANCE

A. Ensure that the design, construction, materials and finishes of all equipment are suitable for
the location, climatic and operating conditions to which the installation will be exposed.

B. The BMS Specialist Contractor shall satisfy the following requirements:

1. They shall provide proof of an established trading record in the region for a
minimum period of 10 years.

2. They shall have a current Quality Assurance Certificate to BS 5750 / ISO 9000 and
have held this for a minimum of 8 years. The manufacturer of the Building
Management System shall provide documentation supporting compliance with ISO
9001 (Model of Quality Assurance in Design/Development, Production, Installation,
and Servicing). Product Literature provided by the BMS manufacturer shall contain
the ISO 9001 Certification Mark from the applicable registrar. Manufacturers
delivering products that do not comply with the ISO 9001 certification requirement
shall provide the following information to assure that quality systems are in place
which are equivalent to the ISO 9001 standard:

a. Marketing Specification Standards

b. Design File Standards
c. Manufacturing Test Standards
d. Calibration Standards
e. Quality System Standards
f. Quality System Procedures
g. Documented management commitment that all employees participate in quality
programs
h. Training Procedures
i. Methods by which corrective actions are taken for problems identified within
the factory process.

C. All controls including all main processors, interface units, field processors, sensors,
actuators, valves etc. shall be manufactured and supplied by the same controls system
supplier.

D. They shall provide before order placement proof of their ability to supply, on request,
quality long term system maintenance and customer care facilities within local municipality.

E. They shall have a locally based dedicated systems service infrastructure capable of
providing technical support on and off site at all levels together with a corresponding parts
replacement service.

HOK 11.14017 BUILDING MANAGEMENT SYSTEM 22 APR 16

255100- 6
MSHEIREB DOWNTOWN DOHA – PHASE 4
MSHEIREB PROPERTIES
DOHA, QATAR

F. They shall offer a commitment that all products supplied will be supported for a minimum
of 10 years following range replacement or obsolescence.

G. The BMS Specialist Contractor shall have a local branch facility. Emergency service shall
be available on a 24-hour, 7-day-a-week basis.

H. The BMS Specialist Contractor shall co-ordinate with other Trade Contractors regarding the
location and size of pipes, equipment, fixtures, conduit, ducts, openings, switches, outlets,
and so forth, in order to eliminate any delays in the progress of the job.

I. The BMS architecture shall consist of the products of a manufacturer regularly engaged in
the production of Building Management Systems, and shall be the manufacturer’s latest
standard of design. Controllers and DDC (Direct Digital Control) system components shall
be current production products.

J. Ensure that the whole installation complies with the relevant standards, including the
following:

BS 88-2 - Supplementary requirements for fuses for use by authorized persons (fuses mainly
for industrial application). Examples of standardized systems of fuses A to I

BS 921 - Specification. Rubber mats for electrical purposes

BS 3858 - Specification for binding and identification sleeves for use on electric cables and
wires

BS 5424-2 - Low-voltage control gear. Specification for semiconductor contactors (solid

state contactors)

BS 5499-5 - Graphical symbols and signs. Safety signs, including fire safety signs. Signs
with specific safety meanings

BS 6004 - Electric cables. PVC insulated, non-armored cables for voltages up to and
including 450/750 V, for electric power, lighting and internal wiring

BS 6231 - Electric cables. Single core PVC insulated flexible cables of rated voltage
600/1000V for switchgear and control gear wiring.

BS 6701 - Telecommunications equipment and telecommunications cabling. Specification

for installation, operation and maintenance

BS 7211 - Electric cables. Thermosetting insulated, non-armored cables for voltages up to

and including 450/750 V, for electric power, lighting and internal wiring, and having low
emission of smoke and corrosive gases when affected by fire

BS 7430 - Code of practice for earthing

BS 7649 - Guide to the design and preparation of documentation for users of application
software

BS 7671 - Requirements for electrical installations. IEE Wiring Regulations. Seventeenth

edition

HOK 11.14017 BUILDING MANAGEMENT SYSTEM 22 APR 16

255100- 7
MSHEIREB DOWNTOWN DOHA – PHASE 4
MSHEIREB PROPERTIES
DOHA, QATAR

BS 7693 - Guide to uses of infra-red transmission and the prevention or control of

interference between systems

BS 8519 - Selection and installation for fire resistant power and control cable systems for
life safety and firefighting cables. Code of practice.

BS EN 12098-1 - Controls for heating systems. Outside temperature compensated control

equipment for hot water heating systems

BS EN 12098-2 - Controls for heating systems. Optimum start-stop control equipment for
hot water heating systems

BS EN 14597 - Temperature control devices and temperature limiters for heat generating
systems

BS EN 14908-1 - Open data communication in building automation, controls and building

management. Building network protocol. Protocol stack

BS EN 14908-2 - Open data communication in building automation, controls and building

management. Control network protocol. Twisted pair communication

BS EN 14908-3 - Open data communication in building automation, controls and building

management. Control network protocol. Power line channel specification

BS EN 14908-4 - Open data communication in building automation, controls and building

management. Control network protocol. IP communication

BS EN 41003 - Particular safety requirements for equipment to be connected to

telecommunications networks

BS EN 50085-1 - Cable trunking systems and cable ducting systems for electrical
installations. General requirements

BS EN 50085-2-1 - Cable trunking systems and cable ducting systems for electrical
installations. Cable trunking systems and cable ducting systems intended for mounting on
walls and ceilings

BS EN 50085-2-3 - Cable trunking and cable ducting systems for electrical installations.
Particular requirements for slotted cable trunking systems intended for installation in
cabinets. Slotted in cabinets

BS EN 50174-1 - Information technology. Cabling installation. Specification and quality

assurance

BS EN 50174-2 - Information technology. Cabling installation. Installation planning and

practices in-side buildings

BS EN 50174-3 - Information technology. Cabling installation. Installation planning and

practices outside buildings

BS EN 50271 - Electrical apparatus for the detection and measurement of combustible

gases, toxic gases or oxygen. Requirements and tests for apparatus using software and/or
digital technologies

HOK 11.14017 BUILDING MANAGEMENT SYSTEM 22 APR 16

255100- 8
MSHEIREB DOWNTOWN DOHA – PHASE 4
MSHEIREB PROPERTIES
DOHA, QATAR

BS EN 55011 - Industrial, scientific and medical equipment. Radio-frequency disturbance

characteristics. Limits and methods of measurement

BS EN 55014 - Electromagnetic compatibility. Requirements for household appliances,

electric tools and similar apparatus. Emission

BS EN 60073 - Basic and safety principles for man-machine interface, marking and
identification. Coding principles for indicators and actuators

BS EN 60127-2 - Miniature fuses. Cartridge fuse-links

BS EN 60127-6 - Miniature fuses. Fuse-holders for miniature cartridge fuse-links

BS EN 60204-1 - Safety of machinery. Electrical equipment of machines. General

requirements

BS EN 60204-11 - Safety of machinery. Electrical equipment of machines. Requirements

for HV equipment for voltages above 1000 V a.c. or 1500 V d.c. and not exceeding 36 kV

BS EN 60332-1-1 - Tests on electrical and optical cables under fire conditions. Test for a
vertical flame propagation for a single insulated wire or cable. Apparatus

BS EN 60332-1-2 - Tests on electric and optical fibre cables under fire conditions. Test for
vertical flame propagation for a single insulated wire or cable. Procedure for 1 kW pre-
mixed flame

BS EN 60332-2-1 - Tests on electric and optical fibre cables under fire conditions. Test for
vertical flame propagation for a single small insulated wire or cable.

BS EN 60332-2-2 - Tests on electric and optical fibre cables under fire conditions. Tests for
vertical flame propagation for a single small insulated wire or cable. Procedure for diffusion
flame

BS EN 60529 - Specification for degrees of protection provided by enclosures (IP code)

BS EN 61000–4–2 - Electromagnetic compatibility (EMC). Testing and measurement

techniques. Electrostatic discharge immunity test. Basic EMC publication

BS EN 61000–4–4 - Electromagnetic compatibility (EMC). Testing and measurement

techniques. Electrical fast transient/burst immunity test. Basic EMC publication

BS EN 61000–4–5 - Electromagnetic compatibility (EMC). Testing and measurement

techniques. Surge immunity test

BS EN ISO 13849-1 - Safety of machinery. Safety-related parts of control systems. General

principles for design

BS EN ISO 16484-2 - Building automation and control systems. Hardware

BS EN ISO 16484-5 - Building automation and control systems. Data communication

protocol

HOK 11.14017 BUILDING MANAGEMENT SYSTEM 22 APR 16

255100- 9
MSHEIREB DOWNTOWN DOHA – PHASE 4
MSHEIREB PROPERTIES
DOHA, QATAR

BS ISO 17799 - Information technology. Security techniques. Code of practice for

information security management

BS ISO 27001 - Information technology. Security techniques. Information security

management systems. Requirements

CEA 709.1 – Control Network Protocol Specification

ISO 8802-3 - Information technology - Telecommunications and information exchange

between systems - Local and metropolitan area networks - Specific requirements - Carrier
sense multiple access with collision detection (CSMA/CD) access method and physical
layer specifications

1.8 DELIVERY, STORAGE, AND HANDLING

A. Factory-Mounted Components: Where control devices specified in this Section are

indicated to be factory mounted on equipment, arrange for shipping of control devices to
equipment manufacturer.

B. System Software: Update to latest version of software at Project completion.

1.9 COORDINATION

A. Coordinate location of thermostats, humidistats, and other exposed control sensors with
plans and room details before installation.

B. Coordinate equipment with Division 28 Section "Intrusion Detection" to achieve

compatibility with equipment that interfaces with that system and with building master
clock.

C. Coordinate equipment with Division 28 Section "Access Control" to achieve compatibility

with equipment that interfaces with that system.

D. Coordinate equipment with Division 27 Section "Clock Systems" to achieve compatibility

with equipment that interfaces with that system (if applicable).

E. Coordinate equipment with Division 28 Section "PLC Electronic Detention Monitoring and
Control Systems" to achieve compatibility with equipment that interfaces with that system
(if applicable).

F. Coordinate equipment with Division 26 Section "Network Lighting Controls" to achieve

compatibility with equipment that interfaces with that system.

G. Coordinate equipment with Division 28 Section "Fire Detection and Alarm" to achieve
compatibility with equipment that interfaces with that system.

H. Coordinate supply of conditioned electrical branch circuits for control units and operator
workstation.

I. Coordinate equipment with Division 26 Section "Electrical Power Monitoring and Control"
to achieve compatibility of communication interfaces.

HOK 11.14017 BUILDING MANAGEMENT SYSTEM 22 APR 16

255100- 10
MSHEIREB DOWNTOWN DOHA – PHASE 4
MSHEIREB PROPERTIES
DOHA, QATAR

J. Coordinate equipment with Division 26 Section "Panel boards" to achieve compatibility

with starter coils and annunciation devices.

K. Coordinate equipment with Division 26 Section "Motor-Control Centers" to achieve

compatibility with motor starters and annunciation devices.

L. Coordinate size and location of concrete bases. Cast anchor-bolt inserts into bases.
Concrete, reinforcement, and formwork requirements are specified in Division 03 Section
"Cast-in-Place Concrete."

1.10 EXTRA MATERIALS

A. Furnish extra materials described below that match products installed and that are packaged
with protective covering for storage and identified with labels describing contents.

1. Replacement Materials: One replacement diaphragm or relay mechanism for each

unique damper motor/ valve motor/controller/thermostat/positioning relay.
2. Maintenance Materials: One thermostat adjusting key(s).

1.11 SOFTWARE AND EQUIPMENT MAINTENANCE AND UPDATES

A. BMS System Software shall be provided with all necessary licenses and shall be the latest
version released at the time of handover.

B. The BMS Specialist Contractor shall provide software maintenance for one year after
handover.

C. The BMS Specialist Contractor shall provide a guarantee that the systems and equipment
that he provides will either continue to be produced and/or be maintainable for a period of at
least 10 years. Elemental equipment substitution is accepted for peripheral items, but not for
the microprocessor based equipment.

D. The BMS Specialist Contractor shall provide maintenance of the complete controls installa-
tion for one year after handover. Include in the tender for maintenance to include:

1 Help desk back-up for the user.

2 Call out service.

3 Regular service visits.

4 Re-tuning of control loops to cope with seasonal and occupancy changes.

5 Re-calibration of panel components every 6 months.

6 Re-calibration of field sensors and actuators every 6 months.

7 Replacement of all defective equipment during the maintenance period.

8 Software updates.

HOK 11.14017 BUILDING MANAGEMENT SYSTEM 22 APR 16

255100- 11
MSHEIREB DOWNTOWN DOHA – PHASE 4
MSHEIREB PROPERTIES
DOHA, QATAR

PART 2 - PRODUCTS

2.1 MANUFACTURERS

A. In other Part 2 articles where titles below introduce lists, the following requirements apply
to product selection:

2.2 DDC PANELS

A. General

1. Comply and take account of the local electrical supply authority distribution
characteristics;

United Arab Emirates:

· Frequency : 50Hz
· 3 Phase: 400V
· 1 Phase: 230 V

2. Control panels to be provided as indicated on the Schedules of Equipment to one of

the following standards of construction to BS EN 61439-1:

Type 1: Fully compartmented type Form 4

Type 2: Wardrobe type Form 2
Type 3: Wardrobe type Form 3

3. Unless otherwise specified, all motor control panels (MCPs), motor starter panels and
standalone control panels shall be of Form 3 type 2 EIEMA guide construction, al-
lowing individual circuits to be isolated for maintenance.

4. Enclosures shall provide a minimum degree of protection of IP 54 for equipment

mounted within the building or IP 65 for equipment mounted externally.

5. Ventilation, by fan if the panel equipment heat load requires it, shall be provided to
ensure adequate free flow of air to cool internal heat generating components and
equipment such as controllers, control transformers and inverters to ensure that they
do not exceed their maximum designed operating temperatures.

6. All compartment doors shall be interlocking with its particular compartment isolator
in such a manner that the equipment within can only becomes accessible when the
isolator handle is placed in the off position.

7. Anti-condensation heaters shall be provided if needed because of the panel location.

B. Metalwork

1. Panels to be modular form with modules not exceeding 1200mm wide, 2700mm high
or a weight of 5 tonnes. Provide removable lifting eyes at suitable locations.

2. Provide at least two gland plates for cables to enter and leave the panel. Gland plates
to be suitable for the imposed loads of trunking, conduit and cables. Trunking and
conduit to be made off onto the gland plates.

HOK 11.14017 BUILDING MANAGEMENT SYSTEM 22 APR 16

255100- 12
MSHEIREB DOWNTOWN DOHA – PHASE 4
MSHEIREB PROPERTIES
DOHA, QATAR

3. All accessories mounted through the panel skin shall be suitably rated and fully com-
pliant with the specified IP rating.

4. Provide panels of best quality folded mild steel sheet minimum thickness 1.6mm.
Panels to be degreased and chromate etched, followed by two coats of primer and
stove enameling. Internal surfaces and component mounting plates shall have a matt
white finish. External finish to colour approved by the Engineer.

5. Panels up to 1200mm x 1200mm may be wall mounted, larger panels to be floor

mounted on 100mm concrete or purpose made integral plinths. Rodent screens to be
provided to prevent rodent entry into panels.

6. All external edges and corners shall be rounded (i.e. either formed or suitably dressed
to prevent sharp edges and corners). Any cutting of manufactured finished surfaces
shall be de–burred and left without sharp edges or protrusions.

7. Internal partitioning plates separating compartments shall be sheet steel.

8. Lifting eyes shall be provided at reinforced points on the top of all panels. Suitable
plugs (steel or PVC) shall be provided to cover the holes after the eyes have been re-
moved to prevent the ingress of dust and water to the specified IP rating.

9. All access plates, where required shall be provided with dust exclusion neoprene seals
or gaskets.

10. Panel doors shall be of dished construction fabricated from sheet steel with rounded
edges and rounded corners. A perimeter channel shall be formed on the inside of the
door edge to house and locate an expanded neoprene gasket for the exclusion of dust.
This neoprene gasket shall press against a smooth raised edge of the corresponding
compartment.

11. The controls section compartment door shall be provided with a suitable solid pocket
to hold the control panel wiring diagrams, and shall be of sufficient size to hold draw-
ings up to A3 size without folding.

12. Heavy duty concealed hinges shall be fitted to all compartment doors. Doors shall be
fitted with at least one lockable handle and supplied with at least 2 keys for each lock.
All handles shall be bright chrome plated.

13. All panel and compartment doors shall be earth bonded to the panel by means of a
braided copper tape, using a suitable earthing stud welded to the panel door.

C. Busbar Systems

1. Bus bars shall be rated and constructed in accordance with BS 159. Neutral bars shall
be the same size as the phase conductor bars.

2. The bus bar system shall be housed separately from the panel control sections.

3. The bus bar system shall be clearly marked in red capital letters on a white back-
ground:

“WARNING – LIVE BUSBARS. SWITCH MAIN ISOLATOR OFF BEFORE

REMOVING THIS PANEL “or a similar wording approved by the CA.

4. Copper bus bars shall be air insulated and the phases and neutral bars shall be colour
identified. The minimum size of the bars shall be 25mm x 4mm.

HOK 11.14017 BUILDING MANAGEMENT SYSTEM 22 APR 16

255100- 13
MSHEIREB DOWNTOWN DOHA – PHASE 4
MSHEIREB PROPERTIES
DOHA, QATAR

5. Bus bar chambers shall be arranged for ease of future extension to accommodate fur-
ther sections.

6. All holes or apertures into the bus bar chamber must be sealed to prevent access to
live bus bars by operatives when working in the main panel or any panel compart-
ment.

D. Control Panel Wiring General:

1. Power and control wiring shall be segregated.

2. Wiring generally shall be installed in open slotted trunking or flexible tube manufac-
tured in halogen free Noryl resin. Panel trunking shall not be made with PTFE or
PVC. Wiring looms shall not be used unless it is impractical to use trunking or flexi-
ble tube. Wireways shall be sized to have 25% spare capacity once the field wiring
has been fully terminated.

3. Panel wiring shall not be insulated with PTFE or PVC.

4. Numbered identification (using a proprietary system specially designed for this pur-
pose) to be provided on all terminals corresponding with wire numbering. Terminals
to be compatible with the incoming or outgoing cabling located for ease of access and
maintenance.

5. Shroud all terminals of voltages in excess of 24 Volt AC.

E. Controls Wiring

1. All control wires shall be a minimum of multi–stranded 1.5mm² XL–LSF, manufac-

tured to BS 7211, BS EN 60332-1-1, BS EN 60332-2-1.

2. All cables shall be terminated by crimping. Proprietary crimping tools shall be used
to apply crimps. Crimps shall be the same colour as the cable or wire to which they
are attached.

3. All controls wiring in occupied spaces shall be served at 24V a.c. The power shall be
derived from a control transformer in the panel located in a separate controls section
of the panel. All terminals shall be shrouded and the primary and secondary winding
fuse protected to an appropriate rating. Separate transformers shall be used to derive
the control voltage for internal and external panel requirements.

4. All control wiring shall be coloured grey, mauve, pink or white XL–LSF, manufac-
tured to BS 7211, BS EN 60332-1-1, and BS EN 60332-2-1. Should 24V and 110V
a.c. be used for different control requirements, then each shall be colour identified
differently. Insulation ratings shall be to the maximum voltage available in any sec-
tion of the MCP or standalone panel.

5. All control wires shall have numbered ferules or sleeves to BS 3858 at both ends.
They shall be of an appropriate size that they cannot be removed over the crimp at the
wire end.

F. Power wiring

HOK 11.14017 BUILDING MANAGEMENT SYSTEM 22 APR 16

255100- 14
MSHEIREB DOWNTOWN DOHA – PHASE 4
MSHEIREB PROPERTIES
DOHA, QATAR

1. Route power cabling and take account of thermal effects when grouping cabling.
Identify each end of the wire with a unique number using colour coded 'O' ring mark-
ers. Fit lugs at termination points.

2. Power cabling to be a minimum of 2.5mm² XL-LSF manufactured to BS 7211, BS

EN 60332-1-1, BS EN 60332-2-1 and in compliance with BS 7671 and sized to suit
the connected load.

3. All power cabling shall have numbered ferules or sleeves to BS 3858 at both ends.
They shall be of an appropriate size that they cannot be removed. Provide stud type
terminals for power wiring.

4. Provide within the controls section a surface mounted single switched metal clad
socket to BS 7671 supplied from a 5A fused source. This is for use by the controls
specialist, for lap top computers, data logging equipment or test sets, etc. This socket
and associated single phase supply cabling shall be suitably segregated from the con-
trol wiring and devices.

G. Panel / Compartment Earthing

1. Earth cables shall be of multi–stranded green / yellow 2.5mm² XL–LSF, manufac-

tured to BS 7211, BS EN 60332-1-1, BS EN 60332-2-1 and in compliance with BS
7671.

2. A suitable earthing stud shall be welded to the steelwork of the panel, located near
the base of the panel or compartment and in an easily accessible position. Connected
to this shall be a copper bar connecting it to the main earthing bar. All earthing and
bonding shall comply with this specification, BS 7430 and BS 7671.

3. Panels shall be equipped with an earthing bar which shall consist of a copper bar not
less than 25mm x 4mm. The bar shall be located in the bottom of and at the front of
each compartment, where it will be easily seen and readily accessible.

4. The steelwork of each panel or compartment shall be connected to the earth bar by
means of a suitably sized copper link.

5. A copper link of the same cross sectional area as the earth bar shall connect the
equipment–mounting panel (pan) to the main earth bar.

6. Doors of the panel or compartment shall be connected to the earth bar by means of a
braided copper tape.

7. The incoming and outgoing cable boxes and glands shall be bonded to the earth bar
by means of a solid flat copper connection.

H. Incoming Supplies and Isolation

1. The main incoming section isolator shall comprise of a switch having a rotary opera-
tor that conforms to BS EN 60947–3, BS EN 60204, IEC 60204 and IEC 60947–3.
The isolator shall interlock with the panel door to prevent access unless it is in the
off position.

2. All connections to the isolator must be fully guarded or protected to prevent acci-
dental contact.

HOK 11.14017 BUILDING MANAGEMENT SYSTEM 22 APR 16

255100- 15
MSHEIREB DOWNTOWN DOHA – PHASE 4
MSHEIREB PROPERTIES
DOHA, QATAR

3. Supply sufficient padlocks and clamps to isolate and lock off in the “off” position
10% of the total number of panel isolators used in each facility and any sub system.
All isolators shall be able to accept a six–hole padlock clamp to lock the isolator in
the "off" position. It must not be possible lock the isolator in the "on" position.

4. The metal frame of the isolator shall be bonded to the earth bar.

5. The isolator “on” and “off” positions must be clearly indicated.

6. Local Isolation shall be provided to each piece of equipment, suitably rated, fitted
with auxiliary contacts to allow operational status to be determined by control sys-
tem. Star Delta starting isolators to have auxiliary contact hardwired into control cir-
cuit to prevent inadvertent starting. Provide an emergency stop button (EPO), push to
break type, adjacent to each local isolator. For run and standby plant one dual pur-
pose emergency stop only is required.

I. Protective Devices

1. All incoming panels’ supplies shall be protected with HRC fuses to BS EN 60269–1
and BS 88-2 sized accordingly to the requirements of BS 7671.

2. Provide protective devices on all outgoing power circuits to protect equipment

served. These devices shall be:
• HRC fuses to BS EN 60269–1 and BS 88-2 sized accordingly to the require-
ments of BS 7671 for sizes 32A and above
• MCB type devices to BS EN 60898, BS EN 61008 or BS EN 61009 as appro-
priate below 32A

3. Discrimination: Provide verification that final selection of protective devices and fus-
es ensure correct electrical discrimination.

J. Control Switches

1. The colours of push buttons shall conform to the European Machinery Directive.
These shall conform to the following type:

• Start / stop: 22mmØ, chrome shroud, spring return

• Lamp test: 22mmØ, chrome shroud, spring return
• Emergency stop: 40mmØ, mushroom head, red, key reset

2. All control buttons and switches shall have surround legends complete with an appro-
priate wording (e.g. stop, start, hand–auto, etc.).

3. All push buttons controlling the same items of equipment shall be grouped together
under a common identifying label.

4. All drives shall be provided with manually operated control switches shall consist of
four main types:
• On / off
• Test / off / auto
• Local / off / remote
• Duty 1 / duty 2

HOK 11.14017 BUILDING MANAGEMENT SYSTEM 22 APR 16

255100- 16
MSHEIREB DOWNTOWN DOHA – PHASE 4
MSHEIREB PROPERTIES
DOHA, QATAR

5. Unless otherwise specified, all switches shall have auxiliary contacts to provide the
switch status to the controls system.

6. “Test / off / auto” selector switches shall be provided for single drives or supplies to
packaged equipment where controlled by the control system.

7. “Run / off” selector switches shall be provided to items of equipment not enabled di-
rectly under controls system, as indicated on the drawings and schedules. Provision
shall be made for the status monitoring of the starters associated with these items.

8. Where two–speed motors are indicated, a selector switch shall be provided in addition
to the requirement of the clauses above, if applicable, labelled “high speed / low
speed / off / auto”. Such speed changes shall be monitored by the controls system.

K. Indicator Lamps

1. All indicator lamps shall be to BS EN 60073. Lamp colours shall conform to the Eu-
ropean Machinery Directive. Use Tranilamp style or equal and approved.

2. All incoming supplies shall be monitored and a coloured lamp used to indicate a
‘healthy supply’.

3. All indicator lamps shall be able of being tested from a single push button located in
the controls section of the panel, to illuminate them.

4. Spare lamps shall be held in a proprietary clip in the controls section of the panel.
There shall at least three spare lamps or 5%, whichever is the greater. A tool or de-
vice, required to change indicator lamps, shall be stored adjacent to the spare lamps.

L. Terminal Blocks, Cable Terminations and Labels

1. Components shall be mounted on a DIN rail fixed to the back plate for internal com-
ponents or on the door. All components shall be mounted on removable back plates.

2. All terminal boards and blocks shall be manufactured from polyamide plastic and
shall be of a type providing a positive mechanical clamp–on connection to suit DIN
rail manufactured to BS 5584 (EN 50022) or BS 5825 (EN 50035). Pinch screw or
push on terminals shall not be acceptable.

3. Terminal blocks of different voltages shall be segregated into suitable labelled

groups.

4. Terminals, which may be live when the equipment is isolated from the mains supply
for test or other purposes, shall be completely shrouded with transparent insulating
material and clearly identified.

5. Undrilled gland–plates shall be provided, suitably positioned for the termination of

incoming and outgoing cables.

6. All terminal rails must be of sufficient length to allow a further minimum 25% spare
terminal block capacity for future use.

7. Labels shall be fixed to all push buttons, switches, lamps, voltmeters, ammeters etc.,
and fitted to panel doors indicating their function.

HOK 11.14017 BUILDING MANAGEMENT SYSTEM 22 APR 16

255100- 17
MSHEIREB DOWNTOWN DOHA – PHASE 4
MSHEIREB PROPERTIES
DOHA, QATAR

8. A main label shall be fitted to each panel or compartment, naming the section of con-
trol within.

9. All contractors, relays, transformers, etc., inside each panel or compartment shall be
identified by traffolyte labels as indicated on the control panel wiring diagrams.

10. All “on / off”, “test / auto” and “duty / stand–by” positions of switches must be clear-
ly labelled.

M. Control Transformers

1. The primary of a control transformer shall be suitable for 1–phase 220/230V, 50 or

60Hz (depending upon location), with the phase wires protected by fuses.

2. The secondary shall be 24V with the ‘0’ volts strapped to earth with both lines fused.
The control transformer shall have an earthed screen between the windings and shall
comply with BS EN 61558-1 and BS EN 61558-2-2.

3. Auto–transformers shall not be used.

4. Control transformers must be rated in accordance with the VA loading of the control
devices. Rating shall take into account a minimum requirement of 25% spare capacity
for future equipment.

5. Spare fuses shall be retained in an appropriate clip fixed to the section door and
clearly identified for the purpose that they should be used.

6. All control transformers shall have primary and secondary supplies indicated on the
panel fascia and their status reported to the controls system.

N. Voltmeter/Ammeter

1. Provide voltmeter with line voltage and phase voltage selector switch.

2. Provide ammeter with line current and phase amperage selector switch.

3. Indication range should be 90° action from 0 to 125% of full load ratings. Current
transformers to be used for ammeters greater than 30A.

O. Safety Interlocks and Padlocking

1. Where applicable provide padlocking facilities to each outgoing circuit to enable safe
working procedures.

2. Provide hard wired and mechanical interlocks for all safety devices or procedures (i.e.
not software generated).

P. Wiring Diagrams

1. Produce all the electrical wiring diagrams for wiring to all electrical items included
within the specification from the drawings and the details of the specific items. Use
confirmed electrical values for the actual equipment to be provided. The wiring ar-
rangements are to be drawn to produce the method of operation and/or control speci-
fication.

HOK 11.14017 BUILDING MANAGEMENT SYSTEM 22 APR 16

255100- 18
MSHEIREB DOWNTOWN DOHA – PHASE 4
MSHEIREB PROPERTIES
DOHA, QATAR

2. All terminal numbers and connection points for supplies and control wiring from con-
trol panels to third party plant or equipment shall be indicated on the controls special-
ist controls contractors drawing.

Q. Future Expansion

1. Incoming supplies to panels and standalone control panels shall have capacity for a
minimum additional 5kVA or 20% of their rated capacity, whichever is the greater.
Incoming cables and protection devices shall be sized accordingly.

2. Provide a minimum of two spare motor control compartments or 10% per panel,
whichever is the greater.

3. Cableways shall have at least 25% spare equipped ways and be positioned to provide
room for expansion.

4. Cableways connecting the various compartments shall have pre–cut–holes to allow a

minimum additional 25% of control wiring, complete with protective grommets al-
ready installed.

R. Testing

1. Give the Contract Administrator (CA) two working weeks’ notice, in writing, of the
date on which the control panels shall be ready for the works tests. Unless otherwise
agreed, the test shall take place on the day specified. Include within the tender for the
costs of factory tests and for the costs of reasonable attendance by the employer’s rep-
resentatives at those tests.

2. Tests shall be in accordance with the relevant BS where appropriate.

3. A fully simulated off site test is required to prove the functional operation of the
complete panel including all controls, software and their systems as specified.

4. Full simulated software testing shall be required off site prior to the commencement
of the installation of software or programming of intelligent outstations on site.

5. A full demonstration of supervisor graphics shall be required. Graphics will be de-

signed to be simple, clear and user friendly. Allowance shall be made to modify the
graphics to suit user requirements and comments.

2.3 CONTROL SYSTEM

A. Control system shall consist of sensors, indicators, actuators, final control elements,
interface equipment, other apparatus, and accessories to control mechanical systems.

B. Control system shall consist of sensors, indicators, actuators, final control elements,
interface equipment, other apparatus, accessories, and software connected to distributed
controllers operating in multiuser, multitasking environment on token-passing network and
programmed to control mechanical systems. An operator workstation permits interface with
the network via dynamic color graphics with each mechanical system, building floor plan,
and control device depicted by point-and-click graphics.

C. Control system shall include the following:

HOK 11.14017 BUILDING MANAGEMENT SYSTEM 22 APR 16

255100- 19
MSHEIREB DOWNTOWN DOHA – PHASE 4
MSHEIREB PROPERTIES
DOHA, QATAR

1. Building intrusion detection system specified in Division 28 Section "Intrusion

Detection."
2. Building clock control system specified in Division 27 Section "Clock Systems."
3. Building lighting control system specified in Division 26 Section "Network Lighting
Controls."
4. Fire alarm system specified in Division 28 Section "Fire Detection and Alarm."

2.4 DDC EQUIPMENT

A. Human Machine Interface (HMI): With minimum configuration as follows:

1. Touchscreen user interface.
2. Website-like navigation.
3. Supports custom graphics.
4. Multiple security levels.
5. Supports trends / alarms / schedules.
6. Attractive, neutral color enclosure.
7. USB Port for language or firmware upgrades.
8. Configuration stored in non-volatile memory.
9. Color LCD Wide Quarter VGA display.
10. Schedule – view and edit a BACnet schedule.
11. Access control – access based on credentials.
12. Alarm viewing – device’s alarm history buffer.
13. Controller status screen - present device data.
14. Language selection – English & Arabic.
15. Flash memory to store custom screens which are automatically downloaded from the
vendor web site.
16. Full access to equipment status and parameter values.
17. Access to alarm and trend history for troubleshooting.
18. Access to scheduling, trends, and alarms.
19. Full access to equipment status and parameters.
20. Works in conjunction with WebCTRL system.
21. Customizable screens/navigation for a powerful and intuitive interface.
22. Can be mounted in equipment or in space to provide customer options.

B. Diagnostic Terminal Unit: Portable notebook-style, PC-based microcomputer terminal

capable of accessing system data by connecting to system network with minimum
configuration as follows:
1. Processor: Intel i7, 2.93 GHz.
2. Random-Access Memory: 8 GB
3. Graphics: HDMI video port, 2 GB video memory.
4. Monitor: 15 inches, 32-bit colour, WXGA, touch screen.
5. Keyboard: QWERTY, 105 keys, backlight.
6. Hard-Disk Drive: 1.0 TB
7. CD/DVD Read/Write Drive
8. Pointing Device: Touch pad or other internal device.
9. Operating system: MS Windows 8
10. Software: Pre-installed BMS application software

C. Control Units: Modular, comprising processor board with programmable, nonvolatile,

random-access memory; local operator access and display panel; integral interface
equipment; and backup power source.

HOK 11.14017 BUILDING MANAGEMENT SYSTEM 22 APR 16

255100- 20
MSHEIREB DOWNTOWN DOHA – PHASE 4
MSHEIREB PROPERTIES
DOHA, QATAR

1. Units monitor or control each I/O point; process information; execute commands
from other control units, devices, and operator stations; and download from or upload
to operator workstation or diagnostic terminal unit.
2. Stand-alone mode control functions operate regardless of network status. Functions
include the following:

a. Global communications.
b. Discrete/digital, analog, and pulse I/O.
c. Monitoring, controlling, or addressing data points.
d. Software applications, scheduling, and alarm processing.
e. Testing and developing control algorithms without disrupting field hardware
and controlled environment.

3. Standard Application Programs:

a. Electric Control Programs: Demand limiting, duty cycling, automatic time

scheduling, start/stop time optimization, night setback/setup, on-off control
with differential sequencing, staggered start, ant short cycling, PID control,
DDC with fine tuning, and trend logging.
b. HVAC Control Programs: Optimal run time, supply-air reset, and enthalpy
switchover.
c. Chiller Control Programs: Control function of condenser-water reset, chilled-
water reset, and equipment sequencing.
d. Programming Application Features: Include trend point; alarm processing and
messaging; weekly, monthly, and annual scheduling; energy calculations; run-
time totalization; and security access.
e. Remote communications.
f. Maintenance management.
g. Units of Measure: Inch-pound and SI (metric).

4. ASHRAE 135 Compliance: Control units shall use ASHRAE 135 protocol and
communicate using ISO 8802-3 (Ethernet) data link/physical layer protocol.
5. Lon Works Compliance: Control units shall use Lon Talk protocol and communicate
using EIA/CEA 709.1 data link/physical layer protocol.

D. Local Control Units: Modular, comprising processor board with electronically

programmable, nonvolatile, read-only memory; and backup power source.

1. Units monitor or control each I/O point, process information, and download from or
upload to operator workstation or diagnostic terminal unit.
2. Stand-alone mode control functions operate regardless of network status. Functions
include the following:

a. Global communications.
b. Discrete/digital, analog, and pulse I/O.
c. Monitoring, controlling, or addressing data points.

3. ASHRAE 135 Compliance: Control units shall use ASHRAE 135 protocol and
communicate using ISO 8802-3 (Ethernet) data link/physical layer protocol.
4. Lon Works Compliance: Control units shall use Lon Talk protocol and communicate
using EIA/CEA 709.1 data link/physical layer protocol.

E. I/O Interface: Hardwired inputs and outputs may tie into system through controllers.
Protect points so that shorting will cause no damage to controllers.

HOK 11.14017 BUILDING MANAGEMENT SYSTEM 22 APR 16

255100- 21
MSHEIREB DOWNTOWN DOHA – PHASE 4
MSHEIREB PROPERTIES
DOHA, QATAR

1. Binary Inputs: Allow monitoring of on-off signals without external power.

2. Pulse Accumulation Inputs: Accept up to 10 pulses per second.
3. Analog Inputs: Allow monitoring of low-voltage (0- to 10-V dc), current (4 to 20
mA), or resistance signals.
4. Binary Outputs: Provide on-off or pulsed low-voltage signal, selectable for normally
open or normally closed operation with three-position (on-off-auto) override switches
and status lights.
5. Analog Outputs: Provide modulating signal, either low voltage (0- to 10-V dc) or
current (4 to 20 mA) with status lights, two-position (auto-manual) switch, and
manually adjustable potentiometer.
6. Tri-State Outputs: Provide two coordinated binary outputs for control of three-point,
floating-type electronic actuators.
7. Universal I/Os: Provide software selectable binary or analog outputs.

F. Power Supplies: Transformers with Class 2 current-limiting type or overcurrent protection;

limit connected loads to 80 percent of rated capacity. DC power supply shall match output
current and voltage requirements and be full-wave rectifier type with the following:

1. Output ripple of 5.0 mV maximum peak to peak.

2. Combined 1 percent line and load regulation with 100-mic.sec. response time for 50
percent load changes.
3. Built-in overvoltage and overcurrent protection and be able to withstand 150 percent
overload for at least 3 seconds without failure.

G. Power Line Filtering: Internal or external transient voltage and surge suppression for
workstations or controllers with the following:

1. Minimum dielectric strength of 1000 V.

2. Maximum response time of 10 nanoseconds.
3. Minimum transverse-mode noise attenuation of 65 dB.
4. Minimum common-mode noise attenuation of 150 dB at 40 to 100 Hz.

2.5 UNITARY CONTROLLERS

A. Unitized, capable of stand-alone operation with sufficient memory to support its operating
system, database, and programming requirements, and with sufficient I/O capacity for the
application.

1. Configuration: Local keypad and display panel; diagnostic LEDs for power,
communication, and processor; wiring termination to terminal strip or card connected
with ribbon cable; memory with bios; and 72 hour battery backup.
2. Operating System: Manage I/O communication to allow distributed controllers to
share real and virtual object information and allow central monitoring and alarms.
Perform scheduling with real-time clock. Perform automatic system diagnostics;
monitor system and report failures.
3. ASHRAE 135 Compliance: Communicate using read (execute and initiate) and write
(execute and initiate) property services defined in ASHRAE 135. Reside on network
using MS/TP data link/physical layer protocol and have service communication port
for connection to diagnostic terminal unit.
4. Lon Works Compliance: Communicate using EIA/CEA 709.1 data link/physical
layer protocol using Lon Talk protocol.
5. Enclosure: Waterproof rated for operation at 40 to 150 deg F (5 to 65 deg C).

HOK 11.14017 BUILDING MANAGEMENT SYSTEM 22 APR 16

255100- 22
MSHEIREB DOWNTOWN DOHA – PHASE 4
MSHEIREB PROPERTIES
DOHA, QATAR

2.6 ALARM PANELS

A. Unitized cabinet with suitable brackets for wall or floor mounting. Fabricate of 1.5-mm-
thick, furniture-quality steel or extruded-aluminum alloy, totally enclosed, with hinged
doors and keyed lock and with manufacturer's standard shop-painted finish. Provide
common keying for all panels.

B. Indicating light for each alarm point, single horn, acknowledge switch, and test switch,
mounted on hinged cover.

1. Alarm Condition: Indicating light flashes and horn sounds.

2. Acknowledge Switch: Horn is silent and indicating light is steady.
3. Second Alarm: Horn sounds and indicating light is steady.
4. Alarm Condition Cleared: System is reset and indicating light is extinguished.
5. Contacts in alarm panel allow remote monitoring by independent alarm company.

2.7 ANALOG CONTROLLERS

A. Step Controllers: 6- or 10-stage type, with heavy-duty switching rated to handle loads and
operated by electric motor.

B. Electric, Outdoor-Reset Controllers: Remote-bulb or bimetal rod-and-tube type,

proportioning action with adjustable throttling range, adjustable set point, scale range minus
23 to plus 21 deg C, and single- or double-pole contacts.

C. Electronic Controllers: Wheatstone-bridge-amplifier type, in steel enclosure with provision

for remote-resistance readjustment. Identify adjustments on controllers, including
proportional band and authority.

1. Single controllers can be integral with control motor if provided with accessible
control readjustment potentiometer.

D. Fan-Speed Controllers: Solid-state model providing field-adjustable proportional control of

motor speed from maximum to minimum of 55 percent and on-off action below minimum
fan speed. Controller shall briefly apply full voltage, when motor is started, to rapidly bring
motor up to minimum speed. Equip with filtered circuit to eliminate radio interference.

E. Receiver Controllers: Single- or multiple-input models with control-point adjustment, direct

or reverse acting with mechanical set-point adjustment with locking device, proportional
band adjustment, authority adjustment, and proportional control mode.

2.8 TIME CLOCKS

A. Seven-day, programming-switch timer with synchronous-timing motor and seven-day dial;

continuously charged, nickel-cadmium-battery-driven, eight-hour, power-failure carryover;
multiple-switch trippers; minimum of two and maximum of eight signals per day with two
normally open and two normally closed output contacts.

B. Solid-state, programmable time control with 8 separate programs each with up to 100 on-off
operations; 1-second resolution; lithium battery backup; keyboard interface and manual
override; individual on-off-auto switches for each program; 365-day calendar with 20
programmable holidays; choice of fail-safe operation for each program; system fault alarm;

HOK 11.14017 BUILDING MANAGEMENT SYSTEM 22 APR 16

255100- 23
MSHEIREB DOWNTOWN DOHA – PHASE 4
MSHEIREB PROPERTIES
DOHA, QATAR

and communications package allowing networking of time controls and programming from
PC.

2.9 ELECTRONIC SENSORS

A. Description: Vibration and corrosion resistant; for wall, immersion, or duct mounting as
required.

B. Thermistor Temperature Sensors and Transmitters:

1. Accuracy: Plus or minus 0.2 deg C at calibration point.

2. Wire: Twisted, shielded-pair cable.
3. Insertion Elements in Ducts: Single point, 200 mm long; use where not affected by
temperature stratification or where ducts are smaller than 0.84 sq. m.
4. Averaging Elements in Ducts: 915 mm long, flexible; use where prone to
temperature stratification or where ducts are larger than 1 sq. m.
5. Insertion Elements for Liquids: Brass or stainless-steel socket with minimum
insertion length of 2-1/2 inches (64 mm).

6. Outside-Air Sensors: Watertight inlet fitting, shielded from direct sunlight.

7. Room Security Sensors: Stainless-steel cover plate with insulated back and security
screws.

C. RTDs and Transmitters:

1. Accuracy: Plus or minus 0.2 percent at calibration point.

2. Wire: Twisted, shielded-pair cable.
3. Insertion Elements in Ducts: Single point, 200 mm long; use where not affected by
temperature stratification or where ducts are smaller than 0.84 sq. m.
4. Averaging Elements in Ducts: 915 mm long, flexible; use where prone to
temperature stratification or where ducts are larger than 1 sq. m.
5. Insertion Elements for Liquids: Brass socket with minimum insertion length of 2-1/2
inches 64 mm
6. Outside-Air Sensors: Watertight inlet fitting, shielded from direct sunlight.
7. Room Security Sensors: Stainless-steel cover plate with insulated back and security
screws.

D. Humidity Sensors: Bulk polymer sensor element.

1. Accuracy: 2 percent full range with linear output.

2. Room Sensor Range: 20 to 80 percent relative humidity.

3. Duct Sensor: 20 to 80 percent relative humidity range with element guard and
mounting plate.
4. Outside-Air Sensor: 20 to 80 percent relative humidity range with mounting
enclosure.
5. Duct and Sensors: With element guard and mounting plate, range of 0 to 100 percent
relative humidity.

E. Pressure Transmitters/Transducers:

1. Static-Pressure Transmitter: Non directional sensor with suitable range for expected
input, and temperature compensated.

HOK 11.14017 BUILDING MANAGEMENT SYSTEM 22 APR 16

255100- 24
MSHEIREB DOWNTOWN DOHA – PHASE 4
MSHEIREB PROPERTIES
DOHA, QATAR

a. Accuracy: 2 percent of full scale with repeatability of 0.5 percent.

b. Output: 4 to 20 mA.
c. Building Static-Pressure Range: (0 to 62 Pa).
d. Duct Static-Pressure Range (0 to 1240 Pa).

2. Water Pressure Transducers: Stainless-steel diaphragm construction, suitable for

service; minimum 150-psig (1034-kPa) operating pressure; linear output 4 to 20 mA.
3. Water Differential-Pressure Transducers: Stainless-steel diaphragm construction,
suitable for service; minimum 150-psig (1034-kPa) operating pressure and tested to
300-psig (2070-kPa); linear output 4 to 20 mA.
4. Differential-Pressure Switch (Air or Water): Snap acting, with pilot-duty rating and
with suitable scale range and differential.
5. Pressure Transmitters: Direct acting for gas, liquid; range suitable for system; linear
output 4 to 20 mA.

2.10 STATUS SENSORS

A. Status Inputs for Fans: Differential-pressure switch with pilot-duty rating and with
adjustable range of 0 to 1240 Pa.

B. Status Inputs for Pumps: Differential-pressure switch with pilot-duty rating and with
adjustable pressure-differential range 55 to 414 KPa, piped across pump.

C. Status Inputs for Electric Motors: Comply with ISA 50.00.01, current-sensing fixed- or
split-core transformers with self-powered transmitter, adjustable and suitable for 175
percent of rated motor current.

D. Voltage Transmitter (100- to 600-V ac): Comply with ISA 50.00.01, single-loop, self-
powered transmitter, adjustable, with suitable range and 1 percent full-scale accuracy.

E. Power Monitor: 3-phase type with disconnect/shorting switch assembly, listed voltage and
current transformers, with pulse kilowatt hour output and 4- to 20-mA kW output, with
maximum 2 percent error at 1.0 power factor and 2.5 percent error at 0.5 power factor.

F. Current Switches: Self-powered, solid-state with adjustable trip current, selected to match
current and system output requirements.

G. Electronic Valve/Damper Position Indicator: Visual scale indicating percent of travel and 2-
to 10-V dc, feedback signal.

H. Water-Flow Switches: Bellows-actuated mercury or snap-acting type with pilot-duty rating,

stainless-steel or bronze paddle, with appropriate range and differential adjustment, in
NEMA 250, Type 1 enclosure.

2.11 FLOW MEASURING STATIONS

A. Duct Airflow Station: Combination of air straightener and multiport, self-averaging pitot
tube station.

1. Casing: Galvanized-steel frame.

2. Flow Straightener: Aluminum honeycomb, 20-mm parallel cell 75 mm deep.
3. Sensing Manifold: Copper manifold with bullet-nosed static pressure sensors
positioned on equal area basis.

HOK 11.14017 BUILDING MANAGEMENT SYSTEM 22 APR 16

255100- 25
MSHEIREB DOWNTOWN DOHA – PHASE 4
MSHEIREB PROPERTIES
DOHA, QATAR

2.12 THERMOSTATS

A. Combination Thermostat and Fan Switches: Line-voltage thermostat with push-button or

lever-operated fan switch.

1. Label switches "FAN HIGH-MED-LOW-OFF".

2. Mount on single electric switch box.

B. Electric, solid-state, microcomputer-based room thermostat with remote sensor.

1. Preferential rate control to minimize overshoot and deviation from set point.
2. Set up for four separate temperatures per day.
3. Instant override of set point for continuous or timed period from 1 hour to 31 days.
4. Short-cycle protection.
5. Selection features include degree F or degree C display, 12- or 24-hour clock,
keyboard disable, remote sensor, and fan on-auto.
6. Battery replacement without program loss.
7. Thermostat display features include the following:

a. Time of day.
b. Actual room temperature.
c. Programmed temperature.
d. Programmed time.
e. Duration of timed override.
f. Day of week.
g. System mode indications include "off," "fan auto," and "fan on."

C. Low-Voltage, On-Off Thermostats: NEMA DC 3, 24-V, bimetal-operated, mercury-switch

type, with adjustable or fixed anticipation heater, concealed set-point adjustment, 55 to 85
deg F (13 to 30 deg C) set-point range, and 2 deg F (1 deg C) maximum differential.

D. Remote-Bulb Thermostats: On-off or modulating type, liquid filled to compensate for

changes in ambient temperature; with copper capillary and bulb, unless otherwise indicated.

1. Bulbs in water lines with separate wells of same material as bulb.

2. Bulbs in air ducts with flanges and shields.
3. Averaging Elements: Copper tubing with either single- or multiple-unit elements,
extended to cover full width of duct or unit; adequately supported.
4. Scale settings and differential settings are clearly visible and adjustable from front of
instrument.
5. On-Off Thermostat: With precision snap switches and with electrical ratings required
by application.
6. Modulating Thermostats: Construct so complete potentiometer coil and wiper
assembly is removable for inspection or replacement without disturbing calibration of
instrument.

E. Fire-Protection Thermostats: Listed and labeled by an NRTL acceptable to authorities

having jurisdiction; with fixed or adjustable settings to operate at not less than 75 deg F (24
deg C) above normal maximum operating temperature, and the following:

1. Reset: Manual.
2. Reset: Automatic, with control circuit arranged to require manual reset at central
control panel; with pilot light and reset switch on panel labeled to indicate operation.

HOK 11.14017 BUILDING MANAGEMENT SYSTEM 22 APR 16

255100- 26
MSHEIREB DOWNTOWN DOHA – PHASE 4
MSHEIREB PROPERTIES
DOHA, QATAR

F. Immersion Thermostat: Remote-bulb or bimetal rod-and-tube type, proportioning action

with adjustable throttling range and adjustable set point.

G. Airstream Thermostats: Two-pipe, fully proportional, single-temperature type; with

adjustable set point in middle of range, adjustable throttling range, plug-in test fitting or
permanent pressure gage, remote bulb, bimetal rod and tube, or averaging element.

H. Electric, Low-Limit Duct Thermostat: Snap-acting, single-pole, single-throw, manual or

automatic- reset switch that trips if temperature sensed across any 300 mm of bulb length is
equal to or below set point.

1. Bulb Length: Minimum 6 m.

2. Quantity: One thermostat for every 2 sq. m of coil surface.

I. Electric, High-Limit Duct Thermostat: Snap-acting, single-pole, single-throw, manual- or

automatic- reset switch that trips if temperature sensed across any 300 mm of bulb length is
equal to or above set point.

1. Bulb Length: Minimum 6 m.

2. Quantity: One thermostat for every 2 sq. m of coil surface.

J. Heating/Cooling Valve-Top Thermostats: Proportional acting for proportional flow, with

molded-rubber diaphragm, remote-bulb liquid-filled element, direct and reverse acting at
minimum shutoff pressure of 172 KPa, and cast housing with position indicator and
adjusting knob.

2.13 HUMIDISTATS

A. Duct-Mounting Humidistats: Electric insertion, 2-position type with adjustable, 2 percent

throttling range, 20 to 80 percent operating range, and single- or double-pole contacts.

2.14 DIFFERENTIAL PRESSURE SWITCHES

A. General

1. The following criteria shall apply to all differential pressure switches unless other-
wise indicated:
• Accuracy: ±5% of switching point

B. Liquid DP Switches

1. Required to sense differential liquid pressure in pipelines and across equipment and
signal directly to intelligent outstations.

2. Differential pressure switches shall be located across pipeline equipment such as

pumps, strainers, boilers and chillers, etc.

3. The enclosure shall be at least IP 54 environmental protection for internal sensors and
IP 65 for external switches.

4. Differential pressure switches shall comply with the following criteria, or better:
• Ambient limits:
a) Temperature: -10°C to +110°C

HOK 11.14017 BUILDING MANAGEMENT SYSTEM 22 APR 16

255100- 27
MSHEIREB DOWNTOWN DOHA – PHASE 4
MSHEIREB PROPERTIES
DOHA, QATAR

b) Humidity: 0 – 95% RH (non–condensing)

• Range: Switching point should be 30-70% of device full range
• Maximum pressure: 20,000 mbar and as required by system static pressure.

C. Air DP Switches

1. Required to sense differential air pressure in ducts and across equipment and signal
directly to intelligent outstations.

2. Differential pressure switches shall be located across ductwork equipment such as

fans, filters, attenuators, etc.

3. The enclosure shall be at least IP 54 environmental protection for internal sensors and
IP 65 for external switches.

4. Differential pressure switches shall comply with the following criteria, or better:
• Ambient limits:
a) Temperature: -10°C to +80°C
b) Humidity: 0 – 95% RH (non–condensing)
• Range: Switching point should be 30-70% of device full range
• Maximum pressure: 2,000 mbar and as required by system static pressure

2.15 DIFFERENTIAL PRESSURE SENSORS

A. General

The following criteria shall apply to all differential pressure sensors unless otherwise
indicated:
• Accuracy: ±5% of measuring level or system control setpoint as appropriate.

B. Liquid DP Sensors

1. Required to sense differential liquid pressure in pipelines and across equipment and to
send an analogue signal directly to intelligent outstations.

2. Differential pressure sensors shall be located across pipeline equipment such as

pumps, strainers, boilers and chillers, etc.

3. The enclosure shall be at least IP 54 environmental protection for internal sensors and
IP 65 for external sensors.

4. Differential pressure sensors shall comply with the following criteria, or better:
• Ambient limits:
Temperature: -10°C to +80°C
Humidity: 0 – 95% RH (non–condensing)
• Range: Control point or measuring level should be 30-70% of full range.
• Maximum pressure: 20,000 mbar and as required by system static pressure.

C. Air DP Sensors

1. Required sensing differential air pressure in ducts and across equipment and sending
an analogue signal directly to intelligent outstations.

HOK 11.14017 BUILDING MANAGEMENT SYSTEM 22 APR 16

255100- 28
MSHEIREB DOWNTOWN DOHA – PHASE 4
MSHEIREB PROPERTIES
DOHA, QATAR

2. Differential pressure sensors shall be located across ductwork and equipment such as
fans, filters, attenuators, etc.

3. The enclosure shall be at least IP 54 environmental protection for internal sensors and
IP 65 for external sensors.

4. Differential pressure sensors shall comply with the following criteria, or better:
• Ambient limits:
Temperature: -10°C to +80°C
Humidity: 0 – 95% RH (non–condensing)
• Range: Control point or measuring level should be 30-70% of device full range.
• Maximum pressure: 2,000 mbar and as required by system static pressure.

2.16 ACTUATORS

A. Electric Motors: Size to operate with sufficient reserve power to provide smooth
modulating action or two-position action.

1. Comply with requirements in Division 23 Section "Common Motor Requirements for

HVAC Equipment."

2. IP-64 rated for actuators which are installed in exposed ambient conditions.
3. Permanent Split-Capacitor or Shaded-Pole Type: Gear trains completely oil
immersed and sealed. Equip spring-return motors with integral spiral-spring
mechanism in housings designed for easy removal for service or adjustment of limit
switches, auxiliary switches, or feedback potentiometer.
4. Spring-Return Motors for valves.
5. Spring-Return Motors for Dampers.

B. Electronic Actuators: Direct-coupled type designed for minimum 60,000 full-stroke cycles
at rated torque.

1. Valves: Size for torque required for valve close off at maximum pump differential
pressure.
2. Dampers: Size for running torque calculated as follows:

a. Parallel-Blade Damper with Edge Seals: 7 inch-lb/sq. ft. (86.8 kg-cm/sq. m) of

damper.
b. Opposed-Blade Damper with Edge Seals: 5 inch-lb/sq. ft. (62 kg-cm/sq. m) of
damper.
c. Parallel-Blade Damper without Edge Seals: 4 inch-lb/sq. ft (49.6 kg-cm/sq. m)
of damper.
d. Opposed-Blade Damper without Edge Seals: 3 inch-lb/sq. ft. (37.2 kg-
cm/sq. m) of damper.
e. Dampers with 2- to 3-Inch wg (500 to 750 Pa) of Pressure Drop or Face
Velocities of 1000 to 2500 fpm (5 to 13 m/s): Increase running torque by 1.5.
f. Dampers with 3- to 4-Inch wg (750 to 1000 Pa) of Pressure Drop or Face
Velocities of 2500 to 3000 fpm (13 to 15 m/s): Increase running torque by 2.0.

3. Coupling: V-bolt and V-shaped, toothed cradle.

4. Overload Protection: Electronic overload or digital rotation-sensing circuitry.
5. Fail-Safe Operation: Mechanical, spring-return mechanism. .
6. Power Requirements (Modulating): Maximum 10 VA at 24-V ac or 8 W at 24-V dc.

HOK 11.14017 BUILDING MANAGEMENT SYSTEM 22 APR 16

255100- 29
MSHEIREB DOWNTOWN DOHA – PHASE 4
MSHEIREB PROPERTIES
DOHA, QATAR

7. Proportional Signal: 2- to 10-V dc or 4 to 20 mA, and 2- to 10-V dc position

feedback signal.

2.17 CONTROL VALVES

A. Control Valves: Factory fabricated, of type, body material, and pressure class based on
maximum pressure and temperature rating of piping system, unless otherwise indicated.

B. Hydronic system globe valves shall have the following characteristics:

1. NPS 2 (DN 50) and Smaller: Class 150/300 bronze body, bronze trim, non rising
stem, renewable composition disc, and screwed ends with back seating capacity
repack able under pressure.
2. NPS 2-1/2 (DN 65) and Larger: Class 150/300 iron body, bronze trim, non rising
stem, plug-type disc, flanged ends, and renewable seat and disc.
3. Internal Construction: Replaceable plugs and stainless-steel or brass seats.

a. Single-Seated Valves: Cage trim provides seating and guiding surfaces for
plug on top and bottom.
b. Double-Seated Valves: Balanced plug; cage trim provides seating and guiding
surfaces for plugs on top and bottom.

4. Sizing:

a. Two Position: Line size.

b. Two-Way Modulating: twice the load pressure drop.

5. Flow Characteristics: Two-way valves shall have equal percentage characteristics;

6. Close-Off (Differential) Pressure Rating: Combination of actuator and trim shall
provide minimum close-off pressure rating of 150 percent of total system (pump)
head for two-way valves and 100 percent of pressure differential across valve or 100
percent of total system (pump) head.

C. Butterfly Valves: 200-psig (1380-kPa), maximum pressure differential, ASTM A 126 cast-
iron or ASTM A 536 ductile-iron body and bonnet, extended neck, stainless-steel stem,
field-replaceable EPDM or Buna N sleeve and stem seals.

1. Body Style: Wafer/Grooved.

2. Disc Type: Elastomer-coated ductile iron.
3. Sizing: 1-psig (7-kPa) maximum pressure drop at design flow rate.

D. Terminal Unit Control Valves: Bronze body, bronze trim, two port as indicated, replaceable
plugs and seats, and union and threaded ends.

1. Rating: Class 125 for service at 125 psig (860 KPa) and 250 deg. F (121 deg C)
operating conditions.
2. Sizing: 3-psig (21-kPa) maximum pressure drop at design flow rate, to close against
pump shutoff head.
3. Flow Characteristics: Two-way valves shall have equal percentage characteristics.

E. Self-Contained Control Valves: Bronze body, bronze trim, two ports as indicated,
replaceable plugs and seats, and union and threaded ends.

HOK 11.14017 BUILDING MANAGEMENT SYSTEM 22 APR 16

255100- 30
MSHEIREB DOWNTOWN DOHA – PHASE 4
MSHEIREB PROPERTIES
DOHA, QATAR

1. Rating: Class 125 for service at 125 psig (860 KPa) and 250 deg. F (121 deg. C)
operating conditions.

2.18 CONTROL CABLE

A. Electronic and fiber-optic cables for control wiring are specified in Division 27 Section
"Communications Horizontal Cabling."

2.19 ENERGY METERING

A. Metering of energy consumption shall be provided from the field metering devices shown in
the mechanical and electrical specifications and drawings via dedicated input pulse units.
The units shall connect directly to the BMS system and have the ability to store pulse.

2.20 FAN COIL UNIT CONTROLLER

A. The terminal unit controllers shall be microprocessor based, addressable, processors housed
at each terminal unit as detailed elsewhere in this specification.

B. The controllers shall be supplied, together with all associated unit mounted equipment free
issue to the terminal unit manufacturer. The terminal unit manufacturer shall permanently
fix and wire the supplied equipment to each unit in an order specified by the controls
supplier and in full accordance with the latest IEE regulations. The terminal unit
manufacturer shall address and label the controllers as required and specified by the controls
supplier. Finally the terminal unit manufacturer shall works test the unit prior to shipment
and provide test record documentation to the contract. The controls specialist sub-contractor
shall allow for the commissioning and setting to work of the units on site following
installation.

C. The controllers shall have both analogue and digital inputs and outputs to suit any individual
terminal unit requirements.

D. The controllers shall contain basic control, logic and energy selective functions. Such
functions shall be resident within individual controllers and selected or combined to provide
strategies for the individual fan coil units. They shall comprise of the following:

a) 0-10V dc or 0-20 V dc modulating outputs

b) Cooling only or heating/cooling

c) Individually adjustable heating and cooling setpoints

d) Comfort, stand-by and energy hold-off modes with the following features:

e) All 3 modes operated by singular and group communications over communication

bus where networked or pre-configured locally.

HOK 11.14017 BUILDING MANAGEMENT SYSTEM 22 APR 16

255100- 31
MSHEIREB DOWNTOWN DOHA – PHASE 4
MSHEIREB PROPERTIES
DOHA, QATAR

f) Energy hold-off mode operated by direct digital occupancy input at any individual
controller

g) Energy hold-off mode cooling set point adjustable individually and independently
at each controller and over communication bus if required.

h) Optional sensor only, sensor/set point and fan on/off and speed control via room
control unit.

i) Unless indicated elsewhere, transmission of cooling energy demand to the main

plant controllers and BMS where networked.

E. Terminal Unit Controllers Technical Specification or equivalent and approved.

a) Protection standard - IP30 to BS EN 60529

b) Protection class III to BS EN 61140

j) Noise emission - None.

F. Processing, Communications and Data Definition: DDC main plant controller must have the
following additional functions:

a) Free selection of range and unit (dimension) of all signals (measured values,
accumulated values, calculated values etc.).

b) Free definition of manual override priorities (software) from operator terminal

and/or management station (if included)

c) Graphic documentation of application programs in function plants (structure

diagrams). The signal paths must be clearly identifiable for operators without
special programming knowledge. (see training)

d) The processing speed must ensure precise and non-oscillating control of all
common building services processes.

e) A self-monitoring of the processor and self-test or correct functioning of the

functions must be automatic.

f) If - for any reason - the communication between the control modules should be
interrupted by wire breaks, disconnection etc., then each control module shall be
able to continue to function autonomously to provide all functions including time
of day based routines.

g) Each control module shall have a real time clock with sufficient time channels
which are day and date programmable to affect the control required. The clocks
shall be self-synchronizing when connected together on the control system
communications network, thus only one clock needs setting for the whole system.

h) The clock shall be capable of clock adjustment on the basis of either manual
intervention or automatic time programme.

i) The main plant system shall be capable of two way communication with
intelligent terminal unit controllers. This will allow transmission of time, morning

HOK 11.14017 BUILDING MANAGEMENT SYSTEM 22 APR 16

255100- 32
MSHEIREB DOWNTOWN DOHA – PHASE 4
MSHEIREB PROPERTIES
DOHA, QATAR

boost, purge and summer/winter compensation signals from main plant to the
terminal unit controls. Conversely the terminal unit controls shall be capable of
resetting the main plant controls by transmission of heating/cooling demand
signals.

j) The transmission of signals from the process interface must be carried out via
universal (analogue or digital) and digital in/outputs.

k) The connection of the DDC units to the data bus must be provided as standard.

l) Local operation- Each DDC unit and communication and control unit for
individual room controllers where installed must be connectable to an operator
terminal directly and/or remotely via a data bus. The operation must be menu
driven and interactive via an intuitive and easy-to-understand keyboard and
alphanumeric display.

m) The operating concept must be structured such that data can be accessed at
individual operating levels in accordance with the associated access authority.

G. Terminal Unit Controllers

a) Each Unit Controller shall operate as a standalone controller capable of

performing its specified control responsibilities independently of other controllers
in the network. Each Unit Controller shall be a microprocessor-based, multi-
tasking, real-time digital control processor.

b) Point types – Each Unit Controller shall support the following types of point
inputs and out-puts:
 Analogue inputs shall monitor the following analogue signals:

0-10 VDC Sensors

1000 ohm
RTDs
PTC Thermis-
tors
 Binary inputs shall monitor dry contact closures. Input shall provide filtering
to eliminate false signals resulting from input “bouncing.”
 Counter inputs shall monitor dry contact pulses with an input resolution of one
HZ minimum.
 Analogue outputs shall provide the following control outputs: 0-10 VDC
 Binary outputs shall provide SPDT output contacts rated for 2 amps at 24
VAC. Surge and noise suppression shall be provided on all pilot relays. Induc-
tive loads (i.e. solenoids) shall be controlled by pilot relays.
 Tri State outputs shall be paired binary outputs for use as Power Close/Power
Open control output contacts rated for 2 amps at 24 VAC. Surge and noise
suppression shall be provided on all pilot relays.

c) Terminal Unit Controllers shall have a library of control routines and program
logic to per-form the sequence of operations specified in the controls narrative
portion of this Specification.

HOK 11.14017 BUILDING MANAGEMENT SYSTEM 22 APR 16

255100- 33
MSHEIREB DOWNTOWN DOHA – PHASE 4
MSHEIREB PROPERTIES
DOHA, QATAR

d) Terminal Unit Controllers shall directly support the temporary use of a portable
user terminal that can be connected to the unit via a space temperature sensor or
directly at the controller.

e) All system set points, proportional bands, control algorithms, and any other
programmable parameters shall be stored such that a power failure of any duration
does not necessitate reprogramming the unit

PART 3 - EXECUTION

3.1 EXAMINATION

A. Verify that conditioned power supply is available to control units and operator workstation.

B. Verify that pneumatic piping and duct-, pipe-, and equipment-mounted devices are installed
before proceeding with installation.

3.2 INSTALLATION

A. Install software in control units and operator workstation(s). Implement all features of
programs to specified requirements and as appropriate to sequence of operation.

B. Connect and configure equipment and software to achieve sequence of operation specified.

C. Verify location of thermostats, humidistat’s, and other exposed control sensors with
Drawings and room details before installation. Install devices 1220 mm above the floor.

1. Install averaging elements in ducts and plenums in crossing or zigzag pattern.

D. Install guards on thermostats in the following locations:

1. Entrances.
2. Public areas.
3. Where indicated.

E. Install automatic dampers according to Division 23 Section "Air Duct Accessories."

F. Install damper motors on outside of duct in warm areas, not in locations exposed to outdoor
temperatures.

G. Install labels and nameplates to identify control components according to Division 23

Section "Identification for HVAC Piping and Equipment."

H. Install hydronic instrument wells, valves, and other accessories according to Division 23
Section "Hydronic Piping."

I. Install refrigerant instrument wells, valves, and other accessories according to Division 23
Section "Refrigerant Piping."

J. Install duct volume-control dampers according to Division 23 Sections specifying air ducts.

HOK 11.14017 BUILDING MANAGEMENT SYSTEM 22 APR 16

255100- 34
MSHEIREB DOWNTOWN DOHA – PHASE 4
MSHEIREB PROPERTIES
DOHA, QATAR

K. Install electronic and fiber-optic cables according to Division 27 Section "Communications

Horizontal Cabling."

3.3 ELECTRICAL WIRING AND CONNECTION INSTALLATION

A. Install raceways, boxes, and cabinets according to Division 26 Section "Raceway and Boxes
for Electrical Systems."

B. Install building wire and cable according to Division 26 Section "Low-Voltage Electrical
Power Conductors and Cables."

C. Install signal and communication cable according to Division 27 Section "Communications

Horizontal Cabling."

1. Conceal cable, except in mechanical rooms and areas where other conduit and piping
are exposed.
2. Install exposed cable in raceway.
3. Install concealed cable in raceway.
4. Bundle and harness multiconductor instrument cable in place of single cables where
several cables follow a common path.
5. Fasten flexible conductors, bridging cabinets and doors, along hinge side; protect
against abrasion. Tie and support conductors.
6. Number-code or color-code conductors for future identification and service of control
system, except local individual room control cables.
7. Install wire and cable with sufficient slack and flexible connections to allow for
vibration of piping and equipment.

D. Connect manual-reset limit controls independent of manual-control switch positions.

Automatic duct heater resets may be connected in interlock circuit of power controllers.

E. Connect hand-off-auto selector switches to override automatic interlock controls when

switch is in hand position.

3.4 FIELD QUALITY CONTROL

A. Manufacturer's Field Service: Engage a factory-authorized service representative to

inspect, test, and adjust field-assembled components and equipment installation, including
connections, and to assist in field testing. Report results in writing.

B. Perform the following field tests and inspections and prepare test reports:

1. Operational Test: After electrical circuitry has been energized, start units to confirm
proper unit operation. Remove and replace malfunctioning units and retest.
2. Test and adjust controls and safeties.
3. Leak Test: After installation, charge system and test for leaks. Repair leaks and
retest until no leaks exist.
4. Test calibration of electronic controllers by disconnecting input sensors and
stimulating operation with compatible signal generator.
5. Test each point through its full operating range to verify that safety and operating
control set points are as required.
6. Test each control loop to verify stable mode of operation and compliance with
sequence of operation. Adjust PID actions.
7. Test each system for compliance with sequence of operation.

HOK 11.14017 BUILDING MANAGEMENT SYSTEM 22 APR 16

255100- 35
MSHEIREB DOWNTOWN DOHA – PHASE 4
MSHEIREB PROPERTIES
DOHA, QATAR

8. Test software and hardware interlocks.

C. DDC Verification:

1. Verify that instruments are installed before calibration, testing, and loop or leak
checks.
2. Check instruments for proper location and accessibility.
3. Check instrument installation for direction of flow, elevation, orientation, insertion
depth, and other applicable considerations.
4. Check instrument tubing for proper fittings, slope, material, and support.
5. Check installation of air supply for each instrument.
6. Check flow instruments. Inspect tag number and line and bore size, and verify that
inlet side is identified and that meters are installed correctly.
7. Check pressure instruments, piping slope, installation of valve manifold, and self-
contained pressure regulators.
8. Check temperature instruments and material and length of sensing elements.
9. Check control valves. Verify that they are in correct direction.
10. Check air-operated dampers. Verify that pressure gages are provided and that proper
blade alignment, either parallel or opposed, has been provided.
11. Check DDC system as follows:

a. Verify that DDC controller power supply is from emergency power supply, if
applicable.
b. Verify that wires at control panels are tagged with their service designation and
approved tagging system.
c. Verify that spare I/O capacity has been provided.
d. Verify that DDC controllers are protected from power supply surges.

D. Replace damaged or malfunctioning controls and equipment and repeat testing procedures.

3.5 ADJUSTING

A. Calibrating and Adjusting:

1. Calibrate instruments.
2. Make three-point calibration test for both linearity and accuracy for each analog
instrument.
3. Calibrate equipment and procedures using manufacturer's written recommendations
and instruction manuals. Use test equipment with accuracy at least double that of
instrument being calibrated.
4. Control System Inputs and Outputs:

a. Check analog inputs at 0, 50, and 100 percent of span.

b. Check analog outputs using milliampere meter at 0, 50, and 100 percent output.
c. Check digital inputs using jumper wire.
d. Check digital outputs using ohmmeter to test for contact making or breaking.
e. Check resistance temperature inputs at 0, 50, and 100 percent of span using a
precision-resistant source.

5. Flow:

a. Set differential pressure flow transmitters for 0 and 100 percent values with 3-
point calibration accomplished at 50, 90, and 100 percent of span.

HOK 11.14017 BUILDING MANAGEMENT SYSTEM 22 APR 16

255100- 36
MSHEIREB DOWNTOWN DOHA – PHASE 4
MSHEIREB PROPERTIES
DOHA, QATAR

b. Manually operate flow switches to verify that they make or break contact.

6. Pressure:

a. Calibrate pressure transmitters at 0, 50, and 100 percent of span.

b. Calibrate pressure switches to make or break contacts, with adjustable
differential set at minimum.

7. Temperature:

a. Calibrate resistance temperature transmitters at 0, 50, and 100 percent of span

using a precision-resistance source.
b. Calibrate temperature switches to make or break contacts.
8. Stroke and adjust control valves and dampers without positioners, following the
manufacturer's recommended procedure, so that valve or damper is 100 percent open
and closed.
9. Stroke and adjust control valves and dampers with positioners, following
manufacturer's recommended procedure, so that valve and damper is 0, 50, and 100
percent closed.
10. Provide diagnostic and test instruments for calibration and adjustment of system.
11. Provide written description of procedures and equipment for calibrating each type of
instrument. Submit procedures review and approval before initiating startup
procedures.

B. Adjust initial temperature and humidity set points.

C. Occupancy Adjustments: When requested within 12 months of date of Substantial

Completion, provide on-site assistance in adjusting system to suit actual occupied
conditions.

3.6 COMMISSIONING AND TESTING

A. Pre-commission every input and output on the system and all network connections.

B. Download bench tested software and prove functionality against the description of opera-
tion.

C. Set up all alarms and prove alarm routing and logging at supervisor and supplementary de-
vices.

D. Set up password protection and user levels.

B. Prove point to point monitoring and control of correct field points to front-end supervisor
graphics.

C. Prove the integrated function of all the systems including remote supervisors and monitoring
and alarm relay.

D. Witness correct function to Contract Administrator.

E. Commissioning to be to CIBSE Commissioning Code C.

HOK 11.14017 BUILDING MANAGEMENT SYSTEM 22 APR 16

255100- 37
MSHEIREB DOWNTOWN DOHA – PHASE 4
MSHEIREB PROPERTIES
DOHA, QATAR

F. Run each mechanical system for periods of time, seven days minimum, sufficient to produce
trend logs to verify the correct action in both heating and cooling seasons. Include transition
and start up modes to prove stable control. One set of these tests will need to be prior to
practical completion and the other will be done during the first year warranty period.

G. Document commissioning and pre-commissioning with itemized signed checks to ensure

verification.

3.7 TRAINING

A. Provide off site training to, a minimum number of three, staff in general principles of system
employed. This shall enable them to operate, troubleshoot, create new time schedules,
graphics and alarms and make modifications to the system.

B. Provide onsite training in the specifics of the project implementation to ensure that, a mini-
mum number of three, staff can understand, operate and diagnose faults in the building sys-
tems control and performance effectively and efficiently. The training shall be based on and
include a full review of the Operations & Maintenance (O&M) documentation and supervi-
sor graphics.

C. Provide return visits for one day within two months and one further day within one year from
practical completion to reinforce and supplement initial training.

3.8 ATTENDANCE AFTER PRACTICAL COMPLETION

A. The Specialist Controls Contractor shall retain on site, during normal working hours, a suit-
ably trained and experienced technician fully familiar with the project, until the as-built
drawings and Operation and Maintenance manuals are issued and training is complete.

B. Allow for sending to site as many times as necessary during the first twelve months follow-
ing handover (during normal working hours) a suitably trained and experienced technician,
fully familiar with the controls installation on that site to make all adjustments as needed to
maintain the correct operation of the control system. Ensure tuning of the controls especially
during the seasonal modes not available during commissioning periods and during transition
between modes.

C. The BMS subcontractor shall, in addition to the above, provide a period of not less than 5
days continuous user training and familiarization during the period prior to hand over of the
completed installation or phased completion and hand over where applicable.

3.9 WARRANTY AND MAINTENANCE SUPPORT

A. Provide costs within the tender for maintenance options for the control system for one, three
and five years.

B. Allow for adequate visits to achieve service in line with HVCA Standard Maintenance Specifi-
cation.

C. Allow for onsite call out attendance response within 24 hours.

D. Warranty: The BMS Control System shall be free from defects in material and workmanship
under normal use and service. If within three years from the date of practical completion in

HOK 11.14017 BUILDING MANAGEMENT SYSTEM 22 APR 16

255100- 38
MSHEIREB DOWNTOWN DOHA – PHASE 4
MSHEIREB PROPERTIES
DOHA, QATAR

whole or in part any of the equipment herein described proves defective in operation, work-
manship or materials, it will be replaced by the BMS Specialist Contractor free of charge with-
in one week of notification in writing.

3.10 ENERGY MANAGEMENT AND MONITORING

A. Allow provision for the monitoring of electrical and water main & local meters, either via a
pulsed output or directly using a multi-meter.

B. Ensure that an allowance is made for the monitoring of all sub-metering included as a require-
ment of local municipality regulations and CIBSE TM 39: Building Energy Metering.

C. Provide an automatic logging facility that will produce time series graphs on a half-hourly, dai-
ly, weekly and monthly resolution for all meters (including sub-metering).

D. Provide the user with an out of range alarm for the daily consumption for each meter. The out
of range alarm should be user definable.

E. Provide the user with the facility to automatically compare the consumption for different user
definable periods on the same axis.

3.11 USER CONTROLS

A. Ensure that individual user controls are supplemented by logical instruction on the operation
of the user controls, and that the controlled object is clearly indicated.

B. Ensure that the most energy efficient mode of operation is outlined for each user control.

3.12 DEMONSTRATION

A. Engage a factory-authorized service representative to train Owner's maintenance personnel

to adjust, operate, and maintain HVAC instrumentation and controls.

END OF SECTION 255100

HOK 11.14017 BUILDING MANAGEMENT SYSTEM 22 APR 16

255100- 39