1.

BUILDING AUTOMATION SYSTEMS

Building Automation Systems (BAS) are centralized, interlinked, networks of
hardware and software, which monitor and control the environment in commercial,
industrial, and institutional facilities. While managing various building systems, the
automation system ensures the operational performance of the facility as well as
the comfort and safety of building occupants.

Typically, such control systems are installed in new buildings or as part of a

renovation where they replace an outdated control system.

Generally, building automation begins with control of mechanical, electrical, and

plumbing (MEP) systems. For instance, the heating, ventilation, and air-conditioning
(HVAC) system is almost always controlled, including control of its various pieces of
equipment such as:

 Chillers

 Boilers

 Air Handling Units (AHUs)

 Roof-top Units (RTUs)

 Fan Coil Units (FCUs)

 Heat Pump Units (HPUs)

 Variable Air Volume boxes (VAVs)

Lighting control is, likewise, low-hanging fruit for optimizing building performance.

Other systems that are often controlled and/or brought under a complete
automation system include:

 Power monitoring

 Security

 Close circuit video (CCTV)

 Card and keypad access

 Fire alarm system

 Elevators/escalators

 Plumbing and water monitoring

A properly trained in-house staff can manage the operation and, sometimes, the
maintenance of the BAS. However, system design and initial installation is almost
always accomplished by controls professionals such as dedicated controls
contractors or system integrators. In practice, the controls contractor is a sub-
contractor to the mechanical contractor. Sometimes, the mechanical contractor will
have a dedicated controls division. Electrical contractors with controls teams are
also common and multi-functional system integrators are becoming more common
for today's complex facilities.

These controls professionals can provide on-going service or train your in-house
staff to self-perform service.

The automation system can also offer you an incredible amount of data related to
building performance, and with this data in hand, you can make more intelligent
decisions.

And, if you are building green, be aware that an automation system can contribute
greatly to your ability to earn such recognition as the EPA ENERGY STAR or the
LEED certification associated with the U.S. Green Building Council (USGBC).

Here are a few trends influencing building automation:

  Wireless technology is beginning to replace traditionally wired BAS
infrastructure. Thus far, however, the wireless technology is limited to sensor-
type devices and suffers from issues including a lack of clear wireless
standard, short battery life, and communication challenges through various
types of building structures and materials.

 Enterprise-level initiatives are making the communication protocol of the BAS

less important.

 While it is quite common to replace a pneumatic control system with a direct

digital control (DDC) system, pneumatic-to-DDC bridging strategies also exist.

 More controls are coming to the construction site, factory pre-mounted to

equipment.

 Hardware and software continues to be augmented by energy-related visuals.

 There has been tremendous consolidation among BAS manufacturers, leaving

relatively few independent players (such as KMC Controls).

Building automation
Building automation is the automatic centralized control of a building's heating, ventilation and
air conditioning, lighting and other systems through a Building Management System or Building
Automation System (BAS). The objectives of building automation are improved occupant
comfort, efficient operation of building systems, and reduction inenergy consumption and
operating costs.
Building automation is an example of a distributed control system - the computer networking of
electronic devices designed to monitor and control the mechanical, security, fire and flood
safety, lighting (especially emergency lighting), HVAC and humidity control and ventilation
systems in a building.[1]
BAS core functionality keeps building climate within a specified range, provides light to rooms
based on an occupancy schedule (in the absence of overt switches to the contrary), monitors
performance and device failures in all systems, and provides malfunction alarms to building
maintenance staff. A BAS should reduce building energy and maintenance costs compared to a
non-controlled building. Most commercial, institutional, and industrial buildings built after 2000
include a BAS. Many older buildings have been retrofitted with a new BAS, typically financed
through energy and insurance savings, and other savings associated with pre-emptive
maintenance and fault detection.

Almost all multi-story green buildings are designed to accommodate a BAS for the energy, air
and water conservation characteristics. Electrical device demand response is a typical function
of a BAS, as is the more sophisticated ventilation and humidity monitoring required of "tight"
insulated buildings. Most green buildings also use as many low-power DC devices as possible,
typically integrated with power over Ethernet wiring, so by definition always accessible to a BAS
through the Ethernet connectivity.
Automation system
The term "Building Automation System", loosely used, refers to any electrical control system
that is used to controls a buildings heating, ventilation and air conditioning (HVAC) system.
Modern BAS can also control indoor and outdoor lighting as well as security, fire alarms, and
basically everything else that is electrical in the building. Old HVAC control systems, such as
24VDC wired thermostats or pneumatic controls, are a form of automation but lack the modern
systems flexibility and integration.

Types of inputs and outputs

Analog inputs are used to read a variable measurement. Examples
are temperature, humidity and pressure sensors which could be thermistor, 4-20 mA, 0-
10 volt or platinum resistance (resistance temperature detector), or wireless sensors.
A digital input indicates if a device is turned on or not. Some examples of an inherently digital
input would be a 24VDC/AC signal, current switch, an air flow switch, or a volta-
free relay contact (Dry Contact). Digital inputs could also be pulse type inputs counting the
frequency of pulses over a given period of time. An example is a turbine flow meter transmitting
rotation data as a frequency of pulses to an input.
Analog outputs control the speed or position of a device, such as a variable frequency drive, an
I-P (current to pneumatics) transducer, or a valve or damper actuator. An example is a hot water
valve opening up 25% to maintain a set point. Another example is a variable frequency
drive ramping up a motor slowly to avoid a hard start.
Digital outputs are used to open and close relays and switches as well as drive a load upon
command. An example would be to turn on the parking lot lights when a photocell indicates it is
dark outside. Another example would be to open a valve by allowing 24VDC/AC to pass through
the output powering the valve. Digital outputs could also be pulse type outputs emitting a
frequency of pulses over a given period of time. An example is an energy meter calculating kWh
and emitting a frequency of pulses accordingly.

Infrastructure
Controller

Various components that make up a building automation system

Controllers are essentially small, purpose-built computers with input and output capabilities.
These controllers come in a range of sizes and capabilities to control devices commonly found
in buildings, and to control sub-networks of controllers.
Inputs allow a controller to read temperatures, humidity, pressure, current flow, air flow, and
other essential factors. The outputs allow the controller to send command and control signals to
slave devices, and to other parts of the system. Inputs and outputs can be either digital or
analog. Digital outputs are also sometimes called discrete depending on manufacturer.
Controllers used for building automation can be grouped in 3 categories. Programmable Logic
Controllers (PLCs), System/Network controllers, and Terminal Unit controllers. However an
additional device can also exist in order to integrate 3rd party systems (i.e. a stand-alone AC
system) into a central Building automation system).
PLC's provide the most responsiveness and processing power, but at a unit cost typically 2 to 3
times that of a System/Network controller intended for BAS applications. Terminal Unit
controllers are usually the least expensive and least powerful.
PLC's may be used to automate high-end applications such as clean rooms or hospitals where
the cost of the controllers is less of a concern.
In office buildings, supermarkets, malls, and other common automated buildings the systems
will use System/Network controllers rather than PLC's. Most System controllers provide general
purpose feedback loops, as well as digital circuits, but lack the millisecond response time that
PLC's provide.
System/Network controllers may be applied to control one or more mechanical systems such as
an Air Handler Unit (AHU), boiler, chiller, etc., or they may supervise a sub-network of
controllers. In the diagram above, System/Network controllers are often used in place of PLCs.
Terminal Unit controllers usually are suited for control of lighting and/or simpler devices such as
a package rooftop unit, heat pump, VAV box, or fan coil, etc. The installer typically selects 1 of
the available pre-programmed personalities best suited to the device to be controlled, and does
not have to create new control logic.

Occupancy
Occupancy is one of two or more operating modes for a building automation system.
Unoccupied, Morning Warmup, and Night-time Setback are other common modes.
Occupancy is usually based on time of day schedules. In Occupancy mode, the BAS aims to
provides a comfortable climate and adequate lighting, often with zone-based control so that
users on one side of a building have a different thermostat (or a different system, or sub system)
than users on the opposite side.
A temperature sensor in the zone provides feedback to the controller, so it can deliver heating
or cooling as needed.
If enabled, Morning Warmup (MWU) mode occurs prior to Occupancy. During Morning Warmup
the BAS tries to bring the building to set point just in time for Occupancy. The BAS often factors
in outdoor conditions and historical experience to optimize MWU. This is also referred to as
Optimised Start.
An override is a manually initiated command to the BAS. For example, many wall-mounted
temperature sensors will have a push-button that forces the system into Occupancy mode for a
set number of minutes. Where present, web interfaces allow users to remotely initiate an
override on the BAS.
Some buildings rely on occupancy sensors to activate lighting and/or climate conditioning.
Given the potential for long lead times before a space becomes sufficiently cool or warm,
climate conditioning is not often initiated directly by an occupancy sensor.

Lighting
Lighting can be turned on, off, or dimmed with a building automation or lighting control system
based on time of day, or on occupancy sensor, photosensors and timers. [2] One typical example
is to turn the lights in a space on for a half hour since the last motion was sensed. A photocell
placed outside a building can sense darkness, and the time of day, and modulate lights in outer
offices and the parking lot.
Lighting is also a good candidate for Demand response, with many control systems providing
the ability to dim (or turn off) lights to take advantage of DR incentives and savings.
In newer buildings, the lighting control is based on the field bus DALI. Lamps with DALI ballasts
are fully dimmable. DALI can also detect lamp and ballast failures on DALI luminaires and
signals failures.

Air handlers
Most air handlers mix return and outside air so less temperature/humidity conditioning is
needed. This can save money by using less chilled or heated water (not all AHUs use
chilled/hot water circuits). Some external air is needed to keep the building's air healthy. To
optimize energy efficiency while maintaining healthy indoor air quality (IAQ),demand control (or
controlled) ventilation (DCV) adjusts the amount of outside air based on measured levels of
occupancy.
Analog or digital temperature sensors may be placed in the space or room, the return and
supply air ducts, and sometimes the external air. Actuators are placed on the hot and chilled
water valves, the outside air and return air dampers. The supply fan (and return if applicable) is
started and stopped based on either time of day, temperatures, building pressures or a
combination.

Constant volume air-handling units

The less efficient type of air-handler is a "constant volume air handling unit," or CAV. The fans
in CAVs do not have variable-speed controls. Instead, CAVs open and close dampers and water-
supply valves to maintain temperatures in the building's spaces. They heat or cool the spaces
by opening or closing chilled or hot water valves that feed their internal heat exchangers.
Generally one CAV serves several spaces

Variable volume air-handling units

A more efficient unit is a "variable air volume (VAV) air-handling unit," or VAV.[3] VAVs supply
pressurized air to VAV boxes, usually one box per room or area. A VAV air handler can change
the pressure to the VAV boxes by changing the speed of a fan or blower with a variable
frequency drive or (less efficiently) by moving inlet guide vanes to a fixed-speed fan. The
amount of air is determined by the needs of the spaces served by the VAV boxes.
Each VAV box supply air to a small space, like an office. Each box has a damper that is opened
or closed based on how much heating or cooling is required in its space. The more boxes are
open, the more air is required, and a greater amount of air is supplied by the VAV air-handling
unit.
Some VAV boxes also have hot water valves and an internal heat exchanger. The valves for hot
and cold water are opened or closed based on the heat demand for the spaces it is supplying.
These heated VAV boxes are sometimes used on the perimeter only and the interior zones are
cooling only.
A minimum and maximum CFM must be set on VAV boxes to assure adequate ventilation and
proper air balance.
VAV hybrid systems
Another variation is a hybrid between VAV and CAV systems. In this system, the interior zones
operate as in a VAV system. The outer zones differ in that the heating is supplied by a heating
fan in a central location usually with a heating coil fed by the building boiler. The heated air is
ducted to the exterior dual duct mixing boxes and dampers controlled by the zone thermostat
calling for either cooled or heated air as needed.
Central plant
A central plant is needed to supply the air-handling units with water. It may supply a chilled
water system, hot water system and a condenser water system, as well as
transformers and auxiliary power unit for emergency power. If well managed, these can often
help each other. For example, some plants generate electric power at periods with peak
demand, using a gas turbine, and then use the turbine's hot exhaust to heat water or power
an absorptive chiller.
Chilled water system
Chilled water is often used to cool a building's air and equipment. The chilled water system will
have chiller(s) and pumps. Analog temperature sensors measure the chilled water supply
and return lines. The chiller(s) are sequenced on and off to chill the chilled water supply.
Condenser water system
Cooling tower(s) and pumps are used to supply cool condenser water to the chillers. Because
the condenser water supply to the chillers has to be constant, variable speed drives are
commonly used on the cooling tower fans to control temperature. Proper cooling tower
temperature assures the proper refrigerant head pressure in the chiller. The cooling tower set
point used depends upon the refrigerant being used. Analog temperature sensors measure the
condenser water supply and return lines.
Hot water system
The hot water system supplies heat to the building's air-handling unit or VAV box heating coils,
along with the domestic hot water heating coils.The hot water system will have a boiler(s) and
pumps. Analog temperature sensors are placed in the hot water supply and return lines. Some
type of mixing valve is usually used to control the heating water loop temperature. The boiler(s)
and pumps are sequenced on and off to maintain supply.
Alarms and security
All modern building automation systems have alarm capabilities. It does little good to detect a
potentially hazardous or costly situation if no one who can solve the problem is notified.
Notification can be through a computer (email or text message), pager, cellular phone voice call,
audible alarm, or all of these. For insurance and liability purposes all systems keep logs of who
was notified, when and how.

 Common temperature alarms are: space, supply air, chilled water supply, hot water supply.
 Pressure, humidity, biological and chemical sensors can determine if ventilation systems
have failed mechanically or become infected with contaminants that affect human health.
 Differential pressure switches can be placed on a filter to determine if it is dirty or otherwise
not performing.
 Status alarms are common. If a mechanical device like a pump is requested to start, and the
status input indicates it is off, this can indicate a mechanical failure. Or, worse, an electrical
fault that could represent a fire or shock hazard.
 Some valve actuators have end switches to indicate if the valve has opened or not.
 Carbon monoxide and carbon dioxide sensors can tell if concentration of these in the air are
too high, either due to fire or ventilation problems in garages or near roads.
 Refrigerant sensors can be used to indicate a possible refrigerant leak.
 Current sensors can be used to detect low current conditions caused by slipping fan belts,
clogging strainers at pumps, or other problems.

Room automation
Room automation is a subset of building automation and with a similar purpose, it is the
consolidation of one or more systems under centralized control, though in this case in one room.
The most common example of room automation is corporate boardroom, presentation suites,
and lecture halls, where the operation of the large number of devices that define the room
function (such as videoconferencing equipment, video projectors, lighting control
systems, public address systems etc.) would make manual operation of the room very complex.
It is common for room automation systems to employ a touch screen as the primary way of
controlling each operation.