BMS capabilities – Basic Vs Sophisticated

The capability of installed BMS systems varies from the most basic being virtually a time clock (a device
which turns equipment on and off) to that of a highly sophisticated and flexible management tool.

The additional software cost of a high level system is not substantial. Additional costs of high level BMS
systems are mainly due to:

• Higher computer and data storage requirements

• Connection of more sensing and monitoring points (more sensors & monitors reqd.)
• Increased networking requirements
• Building more graphics pages
• Configuring a more sophisticated alarm system
• Configuring external access and reporting (providing internet access to data)

A High level BMS system will:

• Fully support Green requirements.

• Fully support a wide range of best practice control strategies.
• Have a detailed suite of automated reports.
• Support simple set up of ad-hoc reports for maintenance or enhancement activities.
• Have an alarm hierarchy that flags relative importance of alarms.
• Not constrain use of improved equipment or strategies.
• Have capabilities that continue to be enhanced and evolved by supplier.

When the power and capabilities of a properly configured high level BMS are fully utilized by maintenance
staff, the payback period of the additional cost is normally very short. It can be less than one year, and is
seldom more than five years from energy savings alone. Satisfaction is generally higher through better
environmental control, and ease of adjusting functional usage of the building.

Basic BMS system - disadvantages

 has limited fault analysis capabilities,

 will seldom identify energy intensity improvements, nor will it facilitate their implementation.
 Failures causing excessive consumption or poor environmental conditions will seldom be clearly
identified.
 While cheap, a basic system may lead to higher maintenance and energy costs. When renting an
existing building an inadequate BMS must be rated as a very negative factor in negotiations.

Integration of BMS with other tools

Integration between a BMS and a Business management system such as SAP(Systems application products)
[for Human Capital Management (HCM) Production Planning] requires a detailed configuration study. A
high level interface between such systems can be implemented if care is given to the following.
  Control of data consistency in a BMS is a live system continuously updating second by second.
Business management systems typically batch by day, week, month or year.

Business management systems require data to be presented in very specific formats. Interfaces between two
such systems often fall over when one or the other is upgraded.

From a business perspective the BMS is often collating the data required to allocate costs to tenant business
units, or to charge sub tenants for services. It makes sound economic sense, and reduces the probability of
error for data to be migrated from one system to another, provided the costs of maintaining the interface
are commensurate with the benefits.

A satisfactory alternative to a high level interface given the normal batching needs of business systems is for
the BMS to download its readings of hours run, energy used etc, into a spreadsheet format at agreed times.
The business system can normally be easily programmed to populate its data fields by interrogating the
spreadsheet at agreed times.

The manager of each system is then responsible when modifying or upgrading their system to ensure data
moves as required. This is particularly relevant when systems are owned and operated by different parties.

High level interfaces between systems will seldom be cost effective in small or medium environments.

AUTOMATION & ENERGY MANAGEMENT – BASIC CONCEPTS

BEST PRACTICE FACADES AND EQUIPMENT SELECTION

The thermal performance of facades and energy efficiency limits of equipment are inherent in their design.
They set the maximum efficiency a building can achieve without major refurbishment.

Facade optimization

It is important for new builds that the building envelope has good thermal characteristics, and that glazing
and shading devices are selected to minimize heat gain in summer and loss in winter. Design options could
include:
• Minimum glazing to reduce summer heat gain and winter heat loss.
• Minimal use of floor to ceiling glazing, standard 800mm sill height preferable
• Maximum use of correctly designed sun shading devices to southern, western, and eastern facades to
optimally control solar gain and loss.
• Specifying high performance coated double glazing [Low U and low SHGC as required].
• Additional wall and ceiling insulation particularly in climatic extreme areas.

Equipment and Lighting selection

The efficiency and effectiveness of equipment is improving exponentially. Often designers and consultants
can be very conservative and only consider equipment which has been marketed for some years. While proof
of performance is required this should be balanced against the dramatic improvements in performance
currently available on an annual basis.
Some guides to selection include:
• Use of high efficiency variable speed centrifugal chillers, water cooled, with a good co-efficient of
performance across the full anticipated load range.

• High efficiency gas fired condensing boilers, with Variable Speed Drive (VSD) pump sets.
• Use of co-generation or tri- generation where appropriate.
• Use of Variable Air Volume (VAV) or chilled beam high efficiency mechanical systems, with good zone
selection (separating perimeter areas with different solar conditions, and special purpose area)] and
without terminal reheats.
• Intake dampers sized for economy and night purge modes particularly in areas with cooler days and in
particular nights.
• Fresh air dampers linked via the control strategy to return air CO sensors for reducing energy
consumption in low occupancy periods.
• High efficiency fans, pumps and motors, maximizing use of VSD’s.
• Local standalone systems if small 24 hour calls for conditioned air genuinely exist. Running central Plant for
a single small load is energy intensive, and shortens major equipment life expectancy.
• High efficiency solar or gas domestic hot water systems with water conservation devices.
• Lifts with variable voltage, variable frequency, AC drives including regenerative braking, and low use modes
such as lighting which turns off.
• Metering incorporated in all key equipment with reporting capability to the BMS.
• Car parks to have VSD controlled fans and CO sensors
• Lighting to common areas (fire stairs, car parks, corridors, foyers) with two stage occupancy control where
allowed.
• Lobbies and toilets on occupancy control.
• Light fittings to have high efficiency reflectors
• Lighting systems to have power consumption of 1.5W/m2 or less per 100 Lux of light level.
• Lighting levels are even through zones and do not exceed specified levels.

BEST PRACTICE CONTROL STRATEGIES AND THEIR OPTIMIZATION

Control strategy optimization requires a well configured high level BMS coupled with correctly chosen and
located sensing equipment.

Below is a list of control strategies, and the BMS configuration (points, graphs and trends) to support them,
which are normally most appropriate for the majority of office blocks. Some exclude use of others or best
apply in specific climatic zones, or for particular tenancies and usage patterns. Technical analysis and careful
selection of those strategies most applicable to particular buildings in its climatic zone is essential.

During refurbishment projects some compromise might be suggested because of heritage listing or the
physical constraints of otherwise sound built structure.
Mechanical Services

It is recommended that software be optimized for start and stop schedules. Rather than starting to pre-
condition a building at a set time, each zone starts just in time to reach minimum set condition as occupants
start to arrive. For example, a cold winter’s night may need an extra hour of air flow compared to a milder
night. Tenant complaints led to fixed settings for earlier starts than actually required. This typically means
that energy requirements for heating and cooling greater will be extended, on average, by several hours per
day. For example, many buildings provide full heating and cooling to 5.30 or 6 pm. In well built and insulated
buildings, chillers and boilers can turn off at 4pm or earlier, and remain within agreed temperature
parameters for two hours or more utilizing the heating or cooling energy within the water loops.

Other mechanical service considerations include:

• An open system such as a fully compliant BACnet(Bldg. Automation & Control network for HVAC, lighting,
access control & fire detection – an ASHRAE, ANSI & ISO standard protocol) enables a wide range of
compliant sensors controls and equipment which can flexibly plug and play without special programming
having to be added or written
• Automated seasonal temperature adjustment, lowering set point temperature at low temperatures and
gradually raising through the seasons, giving immediate savings.
• Remote alarming to mobile, I-phone, blackberry or fixed line as needed.
• Secure remote access as agreed for fault response(maintenance), diagnosis, and tenant emergency need.
For example, the tenant may need to set up a crisis response unit over a weekend or out of hours.
Maintenance contractor may need to drive isolation valves to isolate a water leak, or remotely isolate
equipment which has failed to the ‘on’ position.
• Scheduling calendar to be highly sophisticated so as to be able to check and adjust for daylight saving,
Easter and other events which can be adjusted without programming skills. For example, shutting down
unoccupied zones or temporarily varying working hours. High turndown capability utilizing VSD’s for
reduced airflow in low occupancy periods. This generally should go to 20 per cent or less of full flow.
• Use of CO2 sensors in car parks and return air ducts to sense when air requirements are reduced. For
example, in many car parks it may be sufficient for fans to run for one to two hours per day rather than 12
or 24 hours.
• Occupancy sensors, many areas have minimal occupancy at any time or highly variable loads such as
conference rooms. In such cases it may be appropriate to provide minimal conditioned air during normal
hours, and ramp up only when space is fully occupied. Ramp up can sometimes be most effectively
provided by standalone units to avoid over sizing the central plant to respond to low frequency situation.
• Utilize enthalpy control in low humidity environments. This can improve air quality and lower energy
consumption as air cools when moisture is added.
• Economy cycle to fully utilize free cooling. In many environments the outside air temperature is lower than
return air temperature when cooling is required. Even when this is the case, the energy intensity of many
buildings is such that during spring and autumn they may need cool air to maintain required conditions. If
the fresh air intakes can provide more than minimum fresh air requirements then “free” cooling is available
from the atmosphere.
• Night Purge. In many hot climatic zones several hours of low overnight temperatures occur. If fans are run
in this period this cold air can pre cool the internal structure reducing the day time cooling load at minimal
cost during off peak tariff periods.
• Control zones to be limited in size, in the order of 100m2, and of uniform thermal need. Do not mix
perimeter and core space in a single zone or low heat generating offices with more densely populated open
plan equipment intensive areas.
• Ensure sensors are correctly located. Sensors must be at the correct height, not above heat generating
equipment, or hidden behind office fit-out, within supply air flow, or where external events can effect. For
example, a thermostat mounted on an external wall must be insulated from the wall cavity, or it will read
cold in winter, and hot in summer. A thermostat used as a coat rack will have a delay in registering actual
room temperature. A thermostat above a photo copier may consistently read four degrees higher than
actual temperature when copier is at full power to correct temperature when it is in sleep mode.
• Calibrate sensors. While many modern sensors do not suffer accuracy drift over time, a base line error of up
to one degree can occur. It is essential that offset to correct occurs at the zone or at the BMS so that
control strategies utilize a true reading at all times.
• Calling after hours air conditioning. The ability to call must be limited to genuine operational needs in small
areas, and turn off after a limited period or as soon as no occupation is detected. Many systems lack the
turn down capacity to service small areas, so entire floors or wings are turned on for the comfort of one or
two people. Consider providing airflow only and activate heating or cooling when two-four out of hours
calls are made.
• C02 sensors for system control in low occupancy periods.
• Control strategies to have proportional control tailored to building needs, combined with adequate dead
bands and predictive control algorithms. Systems must not overheat and then enter cooling mode
(particularly in winter), nor over cool in summer then call for heating.
Ideally no or minimal heating should be called by the system in summer, and similarly in winter minimum or
no cooling should be required.

Electrical Services
• Lighting controlled in zones by occupancy sensors, whose area will generally not exceed 100m 2 unless
special circumstances exist.
• Fire stairs on occupancy sensors with automatic override to full lighting during fire alarm events.
• Car park daylight adaptation lighting to be dual dimmer controlled by photoelectric (PE) cell and occupancy
sensors.
• Car park lighting to have two stage occupancy sensor control covering normal and out of hours lighting
levels.
• Perimeter office zones to have PE cells operating dimmer controls in addition to occupancy sensors.
• Entry lobbies to revert to occupancy sensor control outside of operating hours.
• General security lighting to minimum level required by security cameras. With modern cameras this is very
low and less than human eye requires.
• Responsive security lighting to be event activated with time controlled manual over ride for emergency
situations.
• External lighting as required by code and assessed safety need under PE control.
• Toilet lights under PE control.
• Metering of equipment and zones to be integrated through BMS to required reports.
• Lift operation to be optimized via intelligent lift controllers, with activity and consumption reports to BMS.

Hydraulics
• Meters to report to BMS (number must enable excess consumption to system or zone).
• Temperature optimization control of boilers, by control strategy.
• Flow meters to alarm on abnormal consumption.
• Boiler temperature reset optimization, to match actual and predicted loads
• Automated shut down valves in critical areas to avoid waste and damage from major failure, with BMS over
ride function

BMS Configuration Active Point Control

• Must default to safe condition on failure and trigger alarm.
• All events to be achieved.
• Points to be actively interrogated on status to ensure they are operating and reporting.
• Point trending and graphing to be flexible and comprehensive.
• Demand limiting algorithm in place and load shedding if indicated.
• Alarms have priorities set to at least three levels, are placed in permanent archive file, with name of
operator who responded to alarm. Archive can only be by a person with highest authority level, and only
when record is over one year old.

Graphics & User Interface

• To clearly present data required to check status of system or sub system without clutter and in logical visual
presentation.
• Navigation from a graphic page either up to a system overview or down to sub unit or point history to be
intuitive, point and click.
• Graphics available of all systems and sub systems.
• Temporary trend graphics able to be set up by all users, and not require high level skills or access.
• A full suite of reports is configured to enable effective management of system and building.
• Four level or equivalent user authorization level control. Programmer, system controller, maintenance staff,
tenants.
• Simple click and point to data, graphics, and agreed control functions of each user.

BMS CASE STUDIES

CASE STUDY 1 – Substantial reductions in energy consumption at Questacon, Canberra.

An enhanced and upgraded BMS was a major tool in identifying and implementing energy saving strategies at
Questacon, the National Science and Technology Centre, located in Canberra. Effective use of the BMS lead
to dramatic reductions in gas consumption and electricity consumption resulting in substantial reductions in
greenhouse emissions and recurrent financial savings of some $100,000 per annum. The savings obtained
would not have occurred without the BMS and its effective operation and utilization.

The BMS was critical in identifying:

• Areas which reached temperature required up to one hour prior to occupation
• Areas within temperature control band up to two hours after occupants left
• Control sensors out of calibration
• Sensors incorrectly located
• Identifying additional sensors and controls required for fine tuning.
• Graphic data trend logs were utilized to assess and adjust control strategies

CASE STUDY 2 – BMS used to indentify increased gas consumption.

In a medium sized Australian Government public building in Canberra, a BMS was used to detect an increase
in gas consumption. The Facility Management staff were actively monitoring consumption, and committed to
implementation of energy conservation projects.
Previously the BMS system was only metering energy in large blocks at the main switchboard, and when an
unusual increase in gas consumption was queried the system was not adequate to identify its source and the
increased consumption was put down to climate extremes and usage variations.

A consultant was reviewing consumption reports and advised they indicated a 20 per cent increase in gas and
a lesser increase in electricity which could only be explained by a problem or problems in the buildings
mechanical systems or their controls and not climatic or usage variations. The conclusion was accepted and a
detailed investigation ensued. It was discovered that three cooling valves were failing to fully close. This was
leading to excessive cooling in winter in three areas which in turn was opening numerous heating valves
further than normally required. The result was increased consumption of both gas and electricity.

It is probable that at least one of these problems had existed for a significant period of time, but that the
degree of metering and BMS data available was insufficient to raise an alarm. The Facilities Managers took
immediate action to rectify the problems. In addition the funds for conservation projects were adjusted to
enable installation of additional meters and BMS points for each plant room to commence as a matter of
urgency. This event clearly demonstrated that measuring energy consumption solely at the main switchboard
was inadequate. The impact of local faults was disguised, and it gave no help in locating the faulty valves.

The main gas meter to the site was read daily after rectifying the faults and showed an instant reduction of
some 17 per cent.

This incident clearly demonstrates the need for adequate BMS and sub metering particularly in large
buildings and those with complex or changing usage patterns. Meters were added at each air handler and
control zone.