Building Management Systems (BMS) Report: Functions and Installations

This report provides a detailed analysis of Building Management Systems (BMS) for building services engineering. It covers various aspects including building functions managed by BMS such as MVAC/HVAC, lighting, electrical appliances, and security systems. The report explores the functions performed by BMS systems, including scheduling, monitoring, controlling, and data logging. It highlights the reasons for using BMS installations, such as maintaining indoor environments, preventive maintenance, and improving energy efficiency. The report further examines the functions of BMS hardware, control logic for BMS installation design, software procedures, and commissioning procedures. It also discusses strategies for optimizing building performance using BMS installations, including performance reporting, settings modification, and preventive maintenance strategies. The report provides insights into the importance of BMS in modern buildings and its role in achieving sustainability, energy efficiency, and occupant comfort.

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BUILDING MANAGEMENT SYSTEMS FOR BUILDING SERVICES ENGINEERING
Name
Course
Professor
University
City/state
Date

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Table of Contents
Task 1.1: Building functions managed using BMS.............................................................................3
MVAC/HVAC system...........................................................................................................................4
Lighting...............................................................................................................................................4
Electrical appliances...........................................................................................................................4
Plumbing system..................................................................................................................................5
Security systems control......................................................................................................................5
Access control......................................................................................................................................5
Fire services system.............................................................................................................................5
Lifts and escalators control.................................................................................................................5
Task 1.2: Building functions performed by BMS system and components.......................................5
Scheduling/planning............................................................................................................................5
Monitoring...........................................................................................................................................5
Controlling and automation.................................................................................................................6
Optimizing...........................................................................................................................................6
Data logging and recording of performance history/trend..................................................................6
Reporting.............................................................................................................................................6
Task 1.3: Reasons to use BMS installation in a building....................................................................6
Maintain desired indoor environment..................................................................................................7
Preventive maintenance.......................................................................................................................7
Reduce manpower for system control and monitoring.........................................................................7
Improve energy efficiency....................................................................................................................7
Energy management............................................................................................................................7
Sustainable building strategy...............................................................................................................7
Reduce operating costs........................................................................................................................8
Improve safety.....................................................................................................................................8
Task 2: Functions of BMS hardware.......................................................................................................8
Task 2.1: Control functions that BMS hardware performs...............................................................8
Occupancy time settings......................................................................................................................8
Outside influence.................................................................................................................................8
PID control..........................................................................................................................................8
Duty cycle............................................................................................................................................8
Night cycle and purge..........................................................................................................................9

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Holiday programme.............................................................................................................................9
Optimum on/off....................................................................................................................................9
Operation specification and status......................................................................................................9
Task 2.2: Fixed BMS hardware components operation......................................................................9
Task 2.3: Techniques used in BMS fixed hardware system installation and cable wiring.............11
Installation planning..........................................................................................................................11
Cable wiring methods........................................................................................................................11
Task 3: BMS software and installation..................................................................................................12
Task 3.1: Control logic for BMS installation design.........................................................................12
Startup procedure..............................................................................................................................13
Shutdown procedure..........................................................................................................................14
Task 3.2: BMS control point schedules, schematic drawings, controls installation and logic
drawings...............................................................................................................................................15
Task 3.3: BMS equipment and component lists, specifications and schedules for installations....18
Task 3.4: BMS software procedures for control strategies...............................................................21
BMS software statement....................................................................................................................21
Point editor........................................................................................................................................22
Programme sentences........................................................................................................................22
Task 3.5: BMS installations commissioning procedures for chiller plant control..........................22
Task 4: BMS installation for performance optimization......................................................................24
Task 4.1: Use of BMS installations to get building performance reports for management review
...............................................................................................................................................................24
Task 4.2: BMS settings for modifying and adjusting BMS installations for control......................25
Task 4.3: Planned preventive maintenance (PPM) strategies based on obtained BMS data and
reports..................................................................................................................................................26
Task 4.4: Strategies for optimizing energy efficiency management using BMS data and reports 27
Temperature settings.........................................................................................................................27
Operation hours.................................................................................................................................28
Optimum on/off..................................................................................................................................28
Natural lighting and ventilation.........................................................................................................28
Preventive maintenance schedule......................................................................................................28
Equipment statuses............................................................................................................................28
References................................................................................................................................................29

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Task 1: BMS characteristics and building management and control requirements
Task 1.1: Building functions managed using BMS
BMS can be used to manage different functions in a building. Figure 1 below shows
general functions that can be managed by a BMS system
Figure 1: Functions that can be managed by BMS
Below are explanations of building functions that can be managed by BMS:
MVAC/HVAC system
BMS can be used to monitor, control and optimize performance of all MVAC
components to ensure circulation of good air quality and thermal comfort in the building (Wong
& Li, 2009). It can measure building conditions, including air flow rate, humidity and
temperature, then activate the relevant MVAC components to bring indoor air quality and
thermal comfort to the desired level (Greener Live Performances, (n.d.)). For the university’s
academic building, the following MVAC functions can be managed by BMS: chiller plant and its
associated components, library floors’ air system, ventilation in various spaces including car park
and public corridors, thermostat control, fun coil units in various areas such as classrooms,
public corridors laboratories and open space, primary air unit, temperature profile and data
logging.
Lighting
BMS can use occupancy sensors to control operation of luminaries by switching lights
on/off (AutomatedBuildings.com, 2010); control light dimming based on daylight intensity;
switch specific lights, such as external security lights, on/off based on their duty schedule
(Modern Building Services, 2016); and maintain logged data and energy consumption history of
all lighting fixtures. This helps in reducing energy consumption and wastage (Dilouie, 2009).
Electrical appliances
BMS can be used to automatically control, monitor and optimize energy consumption
and performance of all electrical appliances (Wang, 2010), including: desktop computers,
laptops, scanners, projectors, printers, photocopiers, dishwashers, televisions, coffee makers, etc.

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The system can keep records of voltage, current and power factor of all appliances in the
building. This helps in identifying maintenance needs and reducing energy wastage and usage
through automation (Makarechi & Kangari, 2011).
Plumbing system
BMS can be used to monitor and control operation and conditions of various plumbing
system components, such as pump, solar heating system, water fixtures, etc. It can also be used
to initiate activities such as hygiene toile flushing, thermal disinfections and circulation of fresh
air in washrooms on a regular basis.
Security systems control
BMS can use security components such as motion detectors and CCTV cameras to
monitor motions inside and around the building. It can keep records of door access contacts,
watchman tours and any burglar attempts. The BMS system can be designed to activate security
or burglar alarms if there is any detection of security breach.
Access control
BMS system can be used to restrict building access by requiring login credentials before
a person can be allowed or denied access into different areas or rooms within the building. Using
its built-in security features, BMS can ensure that doors open only when the login credentials are
correct or else they remain closed thus denying entry or exit.
Fire services system
BMS can be used to monitor presence of fire, smoke or any toxic gases in the building
and activate the respective alarm system depending on the amount of toxic gas or intensity of
fire. It does so using smoke detectors, heat detectors or fire detectors.
Lifts and escalators control
BMS can control operation of lifts and escalators depending on their duty schedule and
presence/absence of occupants. It can control speed of operation depending on the floors the
passengers are going to. During non-peak hours, the system ensures homing of lifts to ground
floor and switches of ventilation fans and lighting.
In general, BMS is used to manage building functions that consume energy and water.
The BMS system ensures that these functions operate within their design parameters and user
requirements, consume minimal energy or water and are maintained appropriately to avoid
damage or overconsumption of energy or water (Gao, et al., 2014).
Task 1.2: Building functions performed by BMS system and components
BMS system and components can perform a variety of functions. Some of these include:
Scheduling/planning
BMS system can created duty schedules for different components in the building. This
implies that the components will only operate during their duty cycle. At the start of duty cycle,
BMS system automatically turns on the component and turns it off at the end of the duty cycle.
An example of this is outdoor lighting. BMS system can create a schedule for external lights so
that it switches then on in the evening (say 6.00 pm) and switches then off in the morning (say
7.00 am). The lights will operate within this cycle unless turned on or off manually by the
building manager, operator or users.

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Monitoring
BMS system monitors operation of various building systems and gather information
about their energy or water consumption and performance efficiency (Lewis, et al., 2010). This
helps in determining the amount of energy or water consumed by the system and whether it is
operating at its design efficiency or if it has any defects that require repair.
Controlling and automation
This is a very important function of BMS system and components. The system controls
operation of different building components by ensuring a balance between building conditions
and occupant needs (Kumar, et al., 2013). When conditions in the building are not providing the
desired thermal comfort and air quality, BMS system is able to actuate relevant components so as
to adjust conditions to the setpoints (ClimateTechWiki, 2010). For example, when indoor
temperature is high, BMS system turns on the chiller that circulates cool air into the building
thus dropping temperature to the desired range or setpoint value. The system also optimizes
start/stop time of various components. All these helps in controlling the operation of various
building systems and the amount of energy or water they consume because they only operate
when needed (Sustainable Focus, 2017).
Optimizing
BMS system optimizes performance of various building components by identifying any
defects and notifying the building operator/manager about them. This helps in repairing or
maintaining components on time, which prevents damage, unnecessary or high maintenance
costs and energy or water wastage. Optimizing also helps in improving comfort of occupants
because the components are always working at their optimal efficiency.
Data logging and recording of performance history/trend
BMS system collects and stores all data pertaining the amount of energy or water a
component consumes, history of its performance and efficiency, runtimes, downtimes, etc. This
logged data and history provides useful information about components that are efficient or less
efficient. The building operator or manager can easily retrieve the logged data and use it to
analyze various performance parameters of any component that is included in the BMS system
(Anon., 2009).
Reporting
This is a major benefit of BMS system for building managers or operators. BMS system
is able to create reports of all building components included in it. One of the main reports is
energy report. This report shows energy consumption of every electrical or electronic system in
the building. It indicates whether these systems are operating within or outside their design
specifications. For example, a BMS report can show if the amount consumed by MVAC system
is within the manufacturer’s range or not. Those operating outside their design ranges have to be
repaired, upgraded or replaced so as to reduce energy wastage. Reports are mainly used to
determine repair, maintenance, upgrade or replacement needs so as to lower energy
consumption, save money and improve safety and comfort of occupants.
Task 1.3: Reasons to use BMS installation in a building
Sustainability has become a very important issue in today’s building and construction
industry because of the industry’s environmental, economic and social. Because of technology,
many people also want to live in buildings they can control from wherever they are whenever
they want (Tariq, et al., 2012). This has made BMS installation very crucial in modern buildings

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(Schein, 2007). Below are some of the reasons why using BMS installation in buildings is
necessary.
Maintain desired indoor environment
BMS ensures that all building components operate as desired and when needed. It ensures
that MVAC system operates properly thus circulating fresh air at the setpoint temperature. This
improves thermal comfort and air quality in the building. BMS installation also ensures that
lights are switched on in occupied rooms. All these create a conducive environment for
occupants either at home or in office, which improves safety, health and productivity of
occupants (Ellis, 2011).
Preventive maintenance
BMS installation helps to monitor performance of different equipment, devices and
appliances in the building. As a result of this, BMS system is able to detect any defects or
malfunction thus notifying the building operator or manager about the same early enough to
prevent damage or inconvenience (Mohammad, et al., 2017). Once the notification is given, the
building manager/operator is able to perform the necessary repairs, upgrades or replacements. In
other words, BMS installation helps to correct problems before they occur. Additionally, BMS
installation can be designed to create a maintenance schedule for each building component,
device or appliance.
Reduce manpower for system control and monitoring
BMS system is able to monitor, control and report performance of all components
installed and used in the building. Since all these activities are done by an automated system, the
number of personnel required to manage operations of the building reduces (Pukite & Geipele,
2017). For instance, instead of hiring specialists to check defects in each individual component,
the building manager/operator uses BMS system to identify components that require
maintenance. This eliminates the staffs and time that could be needed to check maintenance
needs of these components. The building manager/operator only has to hire a technician to repair
the components but not to check defects since they are already identified.
Improve energy efficiency
As stated before, BMS installation helps to monitor and report performance of various
components. This enables preventive maintenance that helps to keep systems in their best
working conditions. When systems are operating within their design specifications, energy
efficiency increases (ICONIC Plus, 2015).
Energy management
There are various ways in which BMs installation enhances energy management. First,
BMS installation ensures that systems, appliances or equipment in the building operate only
when needed. This is achieved through duty cycles, operating hours and occupancy presence
detection (Gul & Patidar, 2015). Second, BMS installation maintains all building components in
their optimal working condition by enabling maintenance schedule and preventive maintenance.
This prevents energy losses through faulty equipment. Third, BMS installation facilitates use of
natural resources especially daylighting. The system enables dimming of lights when there is
sufficient daylighting. All these reduces energy consumption in the building.

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Sustainable building strategy
BMS installation reduces energy consumption through different approaches, some of
which have been discussed above. Reduced energy consumption means that carbon emissions
related to production and distribution of energy also reduces. This makes BMS system an
effective strategy to promote green/sustainable building (Reffat, 2010).
Reduce operating costs
BMS installation reduces energy consumption of various equipment. It also lowers
maintenance costs by repairing equipment before they get damaged. All these reduces overall
operating costs of buildings.
Improve safety
BMS installation controls access to the building and monitors are entries, exits and other
activities inside and around the building. The system restricts illegal entries or exits and notifies
relevant persons about any security breach to take necessary actions. These improves overall
security and safety of the building and its occupants (Advanced Control Corp., 2017).
Task 2: Functions of BMS hardware
Task 2.1: Control functions that BMS hardware performs
BMS hardware performs several control functions. These functions ensure that each
equipment, device or system operates within certain parameters thus providing the required
indoor comfort level or working environment at minimum energy usage and greatest efficiency.
Below are some of these control functions:
Occupancy time settings
BMS hardware sets operation of various equipment in the building based on occupancy
presence (occupancy time) because occupants significantly influence the amount of energy
consumed (Azar & Menassa, 2012). If it is an office and the working hours are from 7.00 am to
4.00 pm, BMs hardware presets relevant equipment so that they can be operating within this
period. The same applies to access control where BMS hardware allows access to specific areas
in the building only when it is working hours.
Outside influence
BMS hardware controls effects that external factors, such as atmospheric conditions, may
have on the internal environment. For instance, when temperatures are too high outside, indoor
temperatures are also expected to rise thus compromising thermal comfort of occupants.
However, BMS hardware prevents this by switching on chiller control plant that circulates cool
fresh air throughout the building. The same applies for luminaries where in case of dark clouds
that inhibit use of natural daylighting, BMS hardware automatically switches lights on or
increases their intensity to desired levels by the occupants.
PID control
BMS hardware uses proportional, integral and derivative (PID) control to ensure uniform
performance of MVAC irrespective of fluctuating outdoor conditions or occupant needs. The
hardware monitors and controls humidity, temperature, pressure and air flow rate inside the
building maintaining desired indoor conditions irrespective of outside influence.

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Duty cycle
BMS hardware is used to optimize start/stop times for various equipment and systems in
the building based on predetermined scenarios or self-learned trend. This ensures that systems
remain operational only during their duty hours. The same is also applied in controlling warm-up
and cool-down processes.
Night cycle and purge
BMS hardware has the capacity to regulate operation of equipment during the night. The
system can identify equipment that should operate during the night and those that shouldn’t. For
example, it ensures that lights in office spaces remain turned off during the night because these
spaces remain unoccupied throughout the night. The same applies to several other equipment and
devices such as HVAC system, televisions, etc.
Holiday programme
This is a very crucial function of BMS hardware. When people are going for holiday,
most of their systems remain turned off. BMS software turns off HVAC system, indoor
luminaries, lifts and escalators, plumbing system, etc. However, it turns on access control and
security systems so that building owners or managers can monitor and be notified of any security
threats. For this reason, building owners or managers simply use holiday programme setting to
control systems that should be turned on or off during the holiday.
Optimum on/off
There are times when equipment in the building should operate at optimum or below that
so as to save resources without compromising occupant needs. BMS hardware is used to
determine that. For example, when the intensity of natural light is adequate to provide necessary
lighting in the building during the day, BMS hardware dims or switches off the lights. This
ensures that lights only work at optimum when necessary or else they can work at a lower level
than their design capacity. The same applies for HVAC system, plumbing system, etc. Therefore
BMS hardware decides when an equipment system should operate at optimum on/off.
Operation specification and status
It measures different electrical parameters and adjust the equipment to ensure that it
operates within its design specifications. For instance, if a HVAC system is designed to operate
at a voltage not exceeding 2 kV, BMS ensures that this voltage is not exceeded or else it will shut
down the system and send a notification about the same to the building operator/manager.
Task 2.2: Fixed BMS hardware components operation
Fixed BMS hardware components are mainly categorized into: field/zone level,
automation level, management level and enterprise level, as shown in Figure 2 below. Field/zone
level comprises of switches, sensors, box controllers, FCU controllers, etc.; automation level
comprises of discrete controllers, outstations, central stations; chillers, boilers, air handling units,
power meters, lighting systems, fire systems, etc.; management level comprises of
communication gateways, central station, etc.; and enterprise level comprises mainly of the
internet for data transmission. BMS hardware components operate from the field/zone level
upwards.

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Figure 2: Categories of BMS hardware components
The various BMS hardware components and their operations are as follows:
DDC (direct digital control) units: they are programmable controllers used for measuring
parameters, such as humidity, temperature, air flow rate, pressure, etc., that are used to control
operation of MVAC system.
Sensors: these are devices for detecting different external stimuli, such as temperature,
light intensity, pressure, humidity, gases or occupancy presence, and sending a signal to
respective controllers. They are located in suitable positions to ensure accurate and real-time
measurements.
Stand-alone controllers: these are devices designed to control operation of small-sized
MVAC systems. They include optimizers and compensators, and can operate separately (without
depending on BMS software). These devices are also not part of the communication link of BMS
system.
Actuators: they are devices used to adjust operation status of equipment based on signals
they receive from controllers. For instance when smoke detectors identify presence of smoke or
fire in the building, it is an actuator that initiates homing of lifts to the ground floor.
Outstations: they are devices with built-in programmable software for performing
particular control functions. There are various outstations in a BMS system, each with a sub-
control system, and connected to communication network of BMS. Outstations use outputs from
stand-alone controllers, sensors and actuators.
Central station: it is a computerized unit that analyzes data received mainly from unitary
controllers and outstations to generate outputs for adjusting operating parameters of equipment.
It is BMS system’s main access point and can also be used for creating schedules and graphical
schematics or sending logged data to the printer. It is part of BMS’s communication network.
Programmable controller: this is a device that controls operation of a specific component
based on pre-determined instructions, conditions or schedule.

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Chiller plant control: used to control circulation of cool air in the building based on
ambient temperature and occupant requirements.
Lighting control: used to control lighting intensity and on/off statuses.
Ventilation fan control: it is a unit used to control circulation of fresh air in the building
so as to maintain good air quality throughout.
Air handling unit (AHU): this is a unit for controlling various parameters affecting air
quality, including temperature, humidity, pressure, air flow and toxic gases. Each AHU has a
discrete DDC controller.
Modem: it provides data for transmission of data between various components of BMS
system.
Serial printer: it is used for generation of alarms or reports.
Switch/bridge: it is used for expanding BMS network by enabling connection of 2 or
more LANs.
User interface: it is a platform where users can enter inputs in form of values or
commands, access data for purposes of extraction or manipulation, or create reports.
Task 2.3: Techniques used in BMS fixed hardware system installation and cable wiring
There are two main processes involved in installation of BMS fixed hardware system:
planning and selection of cable wiring method.
Installation planning
This process entails three main activities: protocol selection, cable selection and
topology. Discussions of these processes are provided below:
Protocol selection: this process involves identifying the local building codes and
standards and installation rules and requirements for this kind of job. Various installation
procedures are also analyzed and the best one selected. Resources required for the selected
procedure, including equipment, materials, labour and time, are also evaluated.
Cable selection: the process entails selecting the best cables to be used from a wide range
of cables available. The major categories of cables are metallic and non-metallic cables. The
cables are selected after thorough analysis of their specifications, properties, availability, price,
flexibility and suitability for the task.
Topology: the process entails identifying the specific components of BMS fixed
hardware system, layout of the system and the sequence of installing this component. In this
process, the overall network structure of the system is established, including the spatial and
geometrical patterns. Another importance of this process is to ensure that BMS installation does
not affect other existing or planned building services.
Cable wiring methods
Below are 6 cable wiring methods that can be used for installation of BMS fixed
hardware system:

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Cleat wiring: this is a very old wiring method and it entails fixing wooden, plastic or
ceramic cleats with holes on walls, floors or ceilings then passing cables through the holes
(Electrical Technology, 2015). The cleats hold the cables securely in place. This method is cheap
and suitable for temporary installations. However, the appearance of final work is unimpressive.
Batten wiring: this method involves using plugs and screws to fix wooden battens on
floors, walls or ceilings then passing cables through the battens. The battens have link clips fixed
on them using nails. These links are used for securing cables onto the battens (Raina, 2007). The
total cost of this method is low but the appearance of final work is unimpressive especially for
modern buildings.
Metal sheathed wiring: in this method, insulated conductors covered with aluminium-lead
alloy are used. The cover basically protects cables from moisture, corrosion and physical
damages. The wiring process is the same as the one for batten wiring. The appearance of final
work is also unimpressive especially for modern buildings.
Casing and capping wiring: this is also an old method of wiring. It involves fixing
wooden casings containing parallel grooves onto floors, walls or ceilings using screws the
passing cables through the casings. After that, wooden caps having grooves are used to cover
(cap) the cables (Thyagarajan, 2007). The mien of final work is also unimpressive.
Trunking: this is a method where PVC trunking conduits are fixed on floors, walls or
ceilings using plugs and screws then cables are passed through the conduits (Electrical
Installation Wiring Pictures, 2010). The method is becoming very common nowadays but some
people do not prefer it because of the appearance of the conduits, which remain exposed on the
surface where they are fixed. There are also different types of trunking systems suitable for
industrial, commercial and domestic environments (Schneider Electric, 2017).
Conduit wiring: this is the most common method of cable wiring today. Conduit wiring
method can either be surface conduit wiring or concealed conduit wiring. The former involves
making indentations on surfaces of floors, walls or ceilings, placing conduits in these
indentations and securing them using plugs. Cables are then passed through the conduits. The
conduits containing cables are properly secured in the indentations but they remain visible i.e.
uncovered (Sree, 2012). In concealed conduit wiring, the conduits and cables are fixed the same
way as in surface conduit wiring but after placing the cables, the indentations are plastered so as
to cover the conduits containing cables (Happho, 2017).
Each of the above methods has advantages and disadvantages. But based on criteria for
selecting cable wiring methods for modern buildings, concealed conduit wiring method is the
most suitable method. In this method, cables are protected against physical damages, corrosion,
moisture and other external factors, making it suitable for long-term installation. Most
importantly is that the look of final work is spectacular, which is a fundamental factor in modern
buildings.
Task 3: BMS software and installation
Task 3.1: Control logic for BMS installation design
Chiller plant control is the MVAC installation selected for discussion in this question.
Control logic flow chart of a chiller comprises of two fundamental processes: startup procedure
and shutdown procedure. As the names suggest, startup procedure entails processes initiated