Proceedings of the 1999 EEE

International Conference on Control Applications

Wp2-2 4:40 Kohala Coast-Island of Hawai’i, Hawai’i, USA * August 22-21, 1999

The Open Protocol Standard for Computerized

Building Systems: BACnet
L&y K. Haakenstad
Alerton Technologies, Inc
6670 185” Ave. NE
Redmond, WA 98033

What Is BACnet?
BACnet is the term commonly used to refer to the handle many types of building controls including WAC,
ANSVASHRAE Standard 135-1995, adopted and lighting, fire and other systems. The popularity of the
supported by the American National Standards Institiute concept is demonstrated by many projects that have
(ANSI) and the American Society of Heating incorporated multiple vendors’ components using BACnet
Refrigeration and Air-conditioningEngineers (ASHRAE). to communicate with each other.
BACnet stands for Building Automation and Control
network. BACnet is a true, non-proprietary open protocol LAN Technology
communication standard conceived by a consortium of To meet the requirements of interoperability the BACnet
building management, system users and manufacturers. It committee incorporated several LANs into the BACnet
identifies all the rules for system components to share data standard. They chose existing LAN technologies
with each other, how this is done, the communications whenever possible. In cases where LANs fitting the
media that can be used and how information fiom established criteria could not be found, the committee
components is to be interpreted. developed its own LANs. These LANs, listed in Table 1,
cover a wide range from low cost to high performance.
BACnet provides the method by which computer-based
controls systems equipment from different manufacturen
can work together, or “inreroperate.” It is designed to

BACnet LAN: Standard Data rate: Packet size: Cost:

Ethernet ISOlIEC 8802-3 IO to 100Mbps I515 bytes High
ARCNET ATNANSI 878.1 0.156 to I O Mbps 501 Medium
MSmP ANSVASHRAE 135-1995 9.6 to 18.4 Kbns 501 Low
LonTalk da 4.8 to 1250 Kips 228 Varied
Table 1: BACnet LANs

Ethemet is a high-speed LAN that has been widely used The MSRP (Master-Slave~oken-Passing) LAN was
for many years. By virtue of its popularity the expense of designed to make it possible for BAS manufacturers to
its interface has been dropping, though it still remains build BACnet devices with the low cost necessary for
high compared to many other LANs. It offers a number of BACnet’s success in competing with proprietary LANs.
media alternatives such as twisted-pair, coax and fiber- By virtue of its simple interface and its communication
optic cabling. Off-the-shelf interfaces for personal rates MSRP can be implemented on many standard
computer workstations are readily available and microcontrollers without the added cost of dedicated
inexpensive, though the need for hubs and repeaters can communications ICs. The MSRP LAN uses EIA-485
increase the cost of the system. signaling over twisted-pair wiring.

ARCNET is popular with the process control industry. It MSmP devices come in two varieties: Slaves and Masters.
is a lower-cost LAN than Ethernet, but requires dedicated Slave devices are especially suited for the lowest-cost
communication integrated circuits (ICs) which keep its implementations but they lack the capability to initiate
cost higher than some BACnet LANs. (It was on the basis requests; they can only reply to messages from other
of cost that ARCNET was chosen over otherwise devices. Master devices are able to initiate requests, but
competitive international LANs.) The ARCNET they must also be able to negotiate for a time slot in which
specification defines suitable media as including, but not to make their requests. This adds some processing and
limited to, coaxial, twisted pair (shielded and unshielded) memory requirements to the Master device which can
and fiber optic cables. result in higher cost than the Slave.

0-7803-5446-X/99 $10.000 1999 IEEE 1585

LonTalk was originally developed as a proprietary LAN, “Objects”, each of which has a standard set of
LonTalk devices used a special communications device “Properties”which describe the Object and its current
which incorporated three microprocessors to handle the status to other devices on the BACnet internetwork, and
overhead. Recently it has been released as an open through which the Object may be controlled by other
protocol. Although LonTalk was developed for the BACnet devices. This is unlike a number of current
LonWorks protocol it provides a means for what it terms systems wherein the actual description of a sensor may be
“foreign frame transmission.” The BACnet standard distributed around the network.
makes use of this capability of LonTalk for transporting
its “foreign” frames. One of the standard BACnet objects is the Analog Input
Object, which represents an analog sensor input such as a
INTERNETWORKING thermistor. Figure 1 shows a diagram of just such an
It is frequently necessary to have multiple networks in a Analog Input Object as it might be seen over the network
single BAS installation. There may be too many devices through five of its properties. Some of the properties,
to be connected to a single LAN, or the requirements of such as Description, Device-Type and Units, are set
the installation might dictate the use of different types of during installation. Others, including Present-Value and
LANs for different functions. When two or more Out-Of-Service, provide status about the sensor input
networks are set up to communicate with each other the represented by the Analog Input Object. Yet others (not
result is called an “internetwork.” Internetworks may be shown here; an Analog Input Object can have up to 25
comprised of similar networks linked together or, as in Properties) may be set by the device’s manufacturer. All
BACnet, they may contain different networks with may be read; in this example a query about the
different characteristics. Present-Value Property of this Analog Object would get
the reply “68.0”.
Internetworking in a building automation system allows
the control engineer to keep the system’s cost down. This BACnet defines 18 standard types of Objects, listed in
concept of mixing network varieties is not new. Many Table 2. The list is intended to be comprehensive; each
existing proprietary building automation systems are in element of a complete building control system is
fact internetworks comprising different types of LANs. represented by one or more of the Objects, whether
BACnet, though, provides the control engineer with the Analog Input for a sensor, a Schedule for scheduling, or
flexibility of selecting the types of LANs to be used in a Notification Class for distributing alarms.
particular BAS for the lowest system cost.
The choice of which Objects are present in a BACnet
Obiects device is determined by the device’s function and
BACnet departs from traditional HVAC industry capabilities; the BACnet standard does not require all
conventions with its object-oriented nomenclature. The Objects in all BACnet devices. A device which controls a
industry has long used the general-purpose term ‘points”, VAV box is likely to have several Analog Input and
which could refer to sensor inputs, control outputs or Analog Output Objects; a WindowsTMworkstation which
control values, with different characteristics according to has neither sensor inputs nor control outputs will not.
manufacturer. BACnet instead defines a standard set of

68.0’ F
Analog Input Object
Present-value:
Description:
Device-Type:
Out-Of-Service:
Units: r
l
“Outside Air Temperature”
“10k Thermistor”
FALSE
Degrees-Fahrenheit Present-Value is
network
Every BACnet device is required to have a Device Object, Vendor-Identifier and Model-Name Properties give, of
the Properties of which fully describe the BACnet device course, the manufacturer and model of the device.
to the network. The Object-List Property of the Device BACnet allows manufacturers to provide proprietaq
Object, for example, provides a list of every Object Objects, though these proprietary Objects will not be
contained within the BACnet device. The Vendor-Name, necessarily accessible or understood by equipment from
other manufacturers.

Table 2. Standard BACnet Objects:

Analog Input Sensor input
Analog Output Control output
Analog Value Setpoint or other analog control system parameter.
Binary Input Switch input
Binary Output Relay output
Binary Value Binary (digital) control system parameter
Calendar Defines a list of dates, such as holidays or special events, for scheduling.
Command Writes multiple values to multiple objects in multiple devices to accomplish a specific purpose,
such as day-mode to night-mode, or to emergency mode.
Device Properties tell what objects and services the device supports, and other device-specific
information such as vendor, firmware revision, etc.
Event Enrollment Describes an event which might be an error condition (e.g., “Input out of range”) or an alarm that
other devices might need to know about. It can directly tell one device, or use a Notification
Class object to tell multiple devices.
File Allows read and write access to data files supported by the device.
Group Provides in a read single operation access to multiple properties of multiple objects.
Loop Provides a standardized access to a “control loop.”
Multi-state Input Represents the status of a multiple-state process, such as a refrigerator’s On, Off, Defrost cycle.
Multi-state Output Represents the desired state of a multiple-state process (such as It’s Time to Cool, It’s Cold
Enough. And It’s Time to Defrost).
Notification Class Contains a list of devices to be informed if an Event Enrollment object determines that a
warning or alarm message needs to be sent.
program Allows a program running in the device to be started, stopped, loaded and unloaded, and
reports the present status if the program.
Schedule Defines a weekly schedule of operations (performed by writing to specified list of objects)
with exceptionssuch as holidays. Can use a Calendarobject for the exceptions.

Promrties BACnet does allow the addition of proprietary Properties

The BACnet standard identifies 123 different Properties by vendors, but as with proprietary Objects the proprietary
of Objects. A different subset of these Roperties is Properties may not be understood or accessible by
specified for each type of Object. The BACnet equipment from other manufacturers.
specification requires for each Object that certain
Properties must be present; other specified Properties are The Analog Input Object is representative of the Objects
optional. In either case, the implemented Properties have involved directly with control elements and many of its
specific behaviors defined by the specification; Properties reflect this. Table 3 lists the defined Properties
particularly those involved in alarm or event notifications, of the Analog Input Object, along with typical or example
and those which have an effect upon control values or values for each property. For example, the Status-Flags,
states. Event-State, Reliability, Out-Of-Service,
Min-Pres-Value, Max-Pres-Value, Notification-Class,
A few of the standard Properties are required hy the High-Limit, Low-Limit, Limit-Enable, Event-Enable,
BACnet specification to be writable; others m a y be Acked-Transitions and Notify-Type Properties all deal
writable at the manufacturer’sdiscretion. All may be read with the detection of unusual and possibly dangerous
over the network. conditions at the sensor and generating the appropriate
notifications or alarms in response.

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Table 3. Properties of the Analog Input Object:
Obiect-Identifier Required Analog Insut #1
ObjectIName R&ired -
Object-Type Required Analog Input
Present-Value Required 68.0
Description Optional “Outside Air Temperature”
Device-Type Optional “1Ok Thermistor’’
Status-Flags Required In-Alarm, Fault, Overridden, Out-Of-Service flags
Event-State Required Normal (plus various problem-reporting states)
Reliability Optional No-Fault-Deteeted (plus various fault conditions)
Out-Of-Service Required False
Update-Interval Optional 1.00 (seconds)
Units Required Degrees-Fahrenheit
Min-Pres-Value Optional -100.0,minimum reliably read value
Max-Pres-Value Optional +300.0, maximum reliably read value
Resolution Optional 0.1
COV-Increment Optional Notify if Present-Value changes by increment: 0.5
Time-Delay Optional Seconds to wait before detecting out-of-range: 5
Notification-Class Optional Send COV notification to Notification Class Object: 2
HighLimit Optional +215.0, Upper normal range
Low-Limit Optional -45.0, Lower normal range
Deadband Optional 0.1
Limit-Enable Optional Enable High-limit-reporting,Low-limit-reporting.
Event-Enable Optional Enable To-Offnormal, To-Fault, To-Normal change repoi-iing.
Acked-Transitions Ootional Flags indicating received acknowledgments for above changes.
Notify-Type Optional Events or Alarms

The first three Properties listed, Object-Identifier,

Object-Name and Object-Type are required to be present Unlike other Objects, the Device Object’s Instance
in every Object in a BACnet device. number is required to be unique across the entire BACnet
internetwork as this number is used to identify the
The ObjectJdentifier is a 32-bit code which identifies the BACnet devices, and may be used as a convenient
type of Object (also identified by the Object-Type reference to the BACnet device from other devices duiing
Property) and its “Znsrance” number which together installation.
uniquely identify the Object within its BACnet device;
theoretically a BACnet device could have over four Services
million Objects of a particular type. The Object-Name is Services are the means by which one BACnet device
a text string which has a unique capability in that BACnet acquires information from another device, commands
devices may broadcast queries for devices which contain another device to perform some actions, or announces LO
Objects with a specific Object-Name. This can greatly one or more devices that some event has taken place.
simplify installation. Each service request issued and service acknowledgment
(reply) returned becomes a message packet transferred
BACnet requires one Device Object to be present in every over the network from the sending to the receiving device.
BACnet device. The Device Object makes information
about the device and its capabilities available to other Service requests are issued, and upon receipt processed,
devices on the networks. Before one BACnet device by an “applicarion program” running on the BACnet
starts controls-related communications with another, it device. The application program is the actual software
needs to obtain some of the information presented by the which performs the operations of the device. In the case
other device’s Device Object. Although the list of of an operator workstation the software might be
Properties is imposing, most are fixed by the manufacturer maintaining a display of several sensor inputs for the
and read only by other BACnet devices.
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operator; it could periodically issue service requests to the service request would be processed in its application
appropriate Objects in the target devices to obtain the program and the reply containing the requested data
latest value of the inputs. In the monitored device the returned. This is diagrammed in Figure 2.

BACnet Device

Program
request

I.
network
Service Reply
Dam is.._...........

Figure 2. Service Requests and Replies

BACnet defines 32 Services and classifies them into five BACnet devices are not required to implement every
categories as shown in Table 4. These Service categories single Service. Just one Service, ReadProperty, is
are the Alarm and Event, File Access, Object Access, required to be processed by all BACnet devices.
Remote Device Management and Virtual Terminal Depending upon the function and complexity of the
Services. For each of the “Confirmed”(a reply, typically device, additional Services may be initiated or executed.
with data, is expected) services, labeled “ C in the tables
following, the BACnet device may have the capability to The Alarm and Event Services deal with changes in
initiate the Service request, or the ability to process and conditions seen by a BACnet device. This includes
respond to a received request of that type, or both. For alarms: changes which might indicate problems or error
each of the “Unconfirmed” (no reply is expected) conditions, such as a sensor reading out of normal range
services, labeled “ U in the tables following, the BACnet or, for that matter, returning to normal operation
device may have the capability to initiate the Service (“Events”); or a change in a reading (of some increment
request, or the ability to process a received request of that since the previous report), termed “Change Of Value” or
type, or both. cov.
The Remote Device Management Services provide a
File Access Services in BACnet are used to read and number of disparate functions, including operator control,
manipulate files in BACnet devices. In BACnet, files specialized message transfer, and addressinglauto-
represent groups databytes of arbitrary length and configuring functions.
meaning and do not necessarily relate to any kind of mass
storage device. Every BACnet-accessiblefile has a File The Who-Is and I-Am Services are used to obtain the
Object associated with it. network addresses of BACnet devices on a BACnet
internetwork; they can make life much easier for the
The Object Access Services provide the means to read, installer by reducing or eliminating the need to program
modify and write Properties, and to add and delete other devices’ internetwork addresses into each BACnet
Objects. Multiple Services are provided for reding and device. Instead, a BACnet device which needs to know
writing properties: the purpose of the more complex the address of one or more devices can broadcast a Who-
Services (ReadPropertyMultipleand Is Service request (message) on the internetwork
WritePropertyMultiple)is to combine as many reads of or specifying a Device Object Instance Number or a range of
writes to Properties of Objects within a BACnet device Instance Numbers. The responses do not come back as a
into a single message, thus reducing network overhead. reply. Instead the devices which have the specified
The ReadPropertyConditionalService goes a step further; Device Objects broadcast an I-Am Service request either
the device processing the request tests each referenced on the local network, on a remote network, or on the
property according criteria included in the request and entire internetwork, so that the requesting device will see
returns the value only if the criteria are met. the response which carries with it the address information
of the responder. This allows other devices which may
need to know about the responders to acquire the address
information without creating more network traffic.
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Table 4. BACnet Services
Alarm and Event Services
I
AcknowledgeAlarm C Used to tell sender of alarm that a human has seen the alarm.
ConfirmedCOVNotification C Tells subscribing devices of the COV that occurred in a property.
ConfirmedEventNotification C Used to tell sender of a possible error condition.
GetAlarmSummary C Requests from a device a list of “active alarms,” if any.
GenEnrollmentSummary C Requests a list of “event” (possible error) generating objects.
SubscribeCOV C Sent by a device to request that it be told of COVs in an object.
UnconfirmedCOVNotification U Tells subscribing devices that a change has occurred to one or
more properties of a particular object.
File Access Services:
AtomicReadFile C Requests part or all of a File object’s file.
AtomicWriteFile C Writes to part or all of a File object’s file.
Object Access Services:
AddListElement C Adds one or more items to a property that is a list.
RemoveListElement C Removes one or more items from a property that is a list.
Createobject C Used to create a new instance of an object in the serving device.
Deleteobject C Used to delete a particular object in the serving device.
ReadProperty C Returns a value of one property of one object.
ReadPropertyConditional C Returns the values of multiple properties in multiple objects.
ReadPropertyMultiple C Returns the values of multiple properties of multiple objects.
WriteProperty C Writes a value to one propelty of one object
WritePropertyMultiple C Writes values to multiple properties of multiple objects.
Remote Device Management Services:
DeviceCommunicationControl C Tells a device to stop (and start!) accepting network messages.
ConfirmedPrivateTransfer C Sends a vendor-proprietary message to a device.
UnconfirmedPrivateTransfer U Sends a vendor-proprietary message to one or more devices.
ReinitializeDevice C Orders the receiving device to cold- or warm-boot itself.
ConfirmedTextMessage C Conveys a text message to another device.
UnconfirmedTextMessage U Sends a text message to one or more devices.
TimeSynchronization U Sends the current time to one or more devices.
Who-Has U Asks which BACnet devices contain a particular Object.
I-Have U Affirmative response to Who-Has, broadcast.
Who-Is U Asks about the presence of specified BACnet devices.
I-Am U Affirmative response to Who-Is, broadcast.

Conclusion
BACnet spent nine years under development by a communication between devices, from the abstract
committee drawn from manufacturers, universities, language of Objects and Services right down to the
government agencies and consulting firms in an effort to physical LANs. With its adoption as an ANSI standard
produce a truly open protocol whereby equipment from and the interest shown world-wide, it is safe to say that
differentmanufacturers can interoperate in a complete, BACnet points the way to the future of communication
integrated building automation control system. The result within building automation controls.
is a standard that defines all the elements of

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