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Specification Template for


BMS Guide
Addendum

Created for: Resource Efficient Scotland

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Information relating to the use of this document.

This document is to complement the guidance document BMS Procurement


Guide (BMSPG) in the process of procuring services to install or upgrade BMS
in all sectors. Its main purpose is to allow users to draft a specification and
tender documents to present to bidders for their consideration.

The user can copy relevant sections relating to their project and requirements
taking guidance from the BMSPG and insert relevant sections from this
document into their draft tender.

Sections 1 is purely acts as a prompt that may have to be included into the
Preliminaries/Conditions of Contract of any tender but will not replace or
dictate an alternative to your organisations own procurement governance.

Where the text is coloured, the user will insert their own text or prompt to the
user to confirm the validity and update to the latest version of any
recommended legislation or regulations.

Resource Efficient Scotland has published this document to assist the user in
compiling a tender specification but the user is ultimately responsible for the
final tender documentation which may include or not any content from this
document.

Contents

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1.0 INTRODUCTION

2.0 PRELIMINARIES/CONDITIONS OF CONTRACT

2.1 Contractual Agreement and Form of Tender

2.2 Freedom of Information

2.3 Contract Period

2.4 Working hours

2.5 Control of Cost

2.6 Third Party Insurance

2.7 Construction (Design and Management Regulations)

2.8 Security/Safety/Protection

2.9 Environmental Protection

2.10 Drawings and Specifications

2.11 Materials and Workmanship

2.12 Arbitration

2.13 Out-of-Hours Working

2.14 Control of Noise and Dust

3.0 GENERAL SPECIFICATION AUTOMATIC CONTROLS

3.1 Introduction

3.2 Automatic Controls, Wiring and Associated Electrical Works

4.0 GENERAL SPECIFICATION MECHANICAL

11

4.1 Introduction

11

4.2 Working Drawings

13

4.3 Related Builders Works

13

4.4 Builders Work Drawings

13

4.5 Pipework and Valves

13

4.6 Ductwork

14

4.7 Testing, Cleaning and Water Treatment

15

4.8 Painting and Thermal Insulation

15

4.9 Asbestos Testing and Removal

16

5.0 GENERAL SPECIFICATION ELECTRICAL

17

5.1 Introduction

17

5.2 Working Drawings

22

5.3 Related Builders Works

22

5.4 Builders Work Drawings

22

5.5 Earthing and Bonding

22

5.6 Testing

23

5.7 Identification, Notices and Documentation

24

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5.8 Specialist Tools
6.0 PARTICULAR SPECIFICATION AUTOMATIC CONTROLS, WIRING AND
ASSOCIATED ELECTRICAL WORKS

24
24

6.1 Compliance with Standard Specification

24

6.2 Introduction

24

6.3 Description of Operation

25

7.0 PARTICULAR SPECIFICATION - BMS MAINTENANCE

35

8.1 Introduction

35

8.2 Standard Service

35

8.4 Enhanced Energy Performance Service

39

8.0 SCHEDULE OF RATES AND PERFORMANCE CONTRACT

43

9.1 Introduction

43

9.2 Schedule of Rates

43

APPENDIX 1 BMS Points List

44

APPENDIX 2 Provisional Programme of Works

45

APPENDIX 3 TENDER ANALYSIS

46

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1.0 INTRODUCTION
[INSERT ORGANISATIONS DETAILS] are undergoing a comprehensive
upgrade and enhancement of the Building Management System (BMS)
which operates and controls the heating, ventilation and air-conditioning
(HVAC) systems across the [INSERT ORGANISATIONS DETAILS]s estate.
The objective of the BMS Upgrade is to enhance the system design to
ensure that the HVAC system operates to its greatest energy efficiency
whilst maintaining satisfactory conditions for the occupants.
The [INSERT ORGANISATIONS DETAILS] is to upgrade existing systems on
the [INSERT SYSTEM TYPE(S)] BMS infrastructure. The communications will
use Ethernet connection (or other communications networks), utilising the
[INSERT ORGANISATIONS DETAILS]s IT network (unless otherwise
specified).
This Specification has four objectives [ADD/OMIT AS APPROPRIATE]:

To provide a Particular Specification for the Upgrade and


standardisation of the existing BMS controls.

Provide a General Specification for all works associated with the


BMS upgrade and to obtain Schedules of Rates and Performance
Contracting Proposals which will form the basis of a Framework
agreement.

Provide a Standard specification for all future capital projects


which have any HVAC controls elements both those implemented
directly by the [INSERT ORGANISATIONS DETAILS] and on their
behalf through their partners.

Energy Performance element the BMS contractor is invited to


put forward proposals to utilise their expertise to assist the
[INSERT ORGANISATIONS DETAILS] in driving down their energy
cost though energy saving initiatives.

In some instances the BMS Contractor will be the Lead Contractor


(employing other sub-contractors as necessary) and will be responsible for
managing the works under the CDM regulations. In this circumstance, the
full specification should be used.
Where the controls and BMS is being carried out as a sub-contract to a
main contractor or M&E contractor the Mechanical and Electrical sections
of this specification should be omitted.

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The works will be subject to the [INSERT ORGANISATIONS DETAILS]s


Approved Mechanical & Electrical Standard Specification.
This Contract shall be governed by and construed in accordance with
Scottish Law.

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2.0 PRELIMINARIES/CONDITIONS OF CONTRACT


2.1 Contractual Agreement and Form of Tender
Insert your organisation standard Contractual Agreement and Form
of Tender
2.2 Freedom of Information
Insert your organisations legal Freedom of Information clause
2.3 Contract Period
Insert your proposed timeline for the tender process
2.4 Working hours
Insert your organisations authorised working hours for the site
2.5 Control of Cost
Insert your preferred cost control system
2.6 Third Party Insurance
Insert your organisations insurance requirements
2.7 Construction (Design and Management Regulations)
Insert your organisations CDM procedures
2.8 Security/Safety/Protection
Insert your organisations security and Health & Safety policy
documents.
2.9 Environmental Protection
Insert your organisations environmental policy documentation
2.10 Drawings and Specifications
Insert your organisations detail on drawings and specifications

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2.11

Materials and Workmanship

Insert your organisations requirements on materials used in any


project and quality of workmanship
2.12 Arbitration
Insert your organisation arbitration process
2.13 Out-of-Hours Working
Insert your organisations policy on Out-of Works working
2.14 Control of Noise and Dust
Insert your organisations policy on noise and dust

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3.0 GENERAL SPECIFICATION AUTOMATIC


CONTROLS
3.1 Introduction
The General Specification details the requirements for the Upgrade
of the [INSERT ORGANISATIONS DETAILS]s controls system.
3.2 Automatic Controls, Wiring and Associated Electrical
Works
3.2.1 Scope of Works
3.2.1.1 The works to be included by the Contractor shall be (delete
as applicable):
a)
b)
c)
d)

Detailed design development


All associated engineering and panel schematic diagrams.
Panel wiring schematics and layout drawings.
Supply of all control equipment including BMS outstations within
the control panel, control valves & actuators (where required),
pressure switches, flow switches, heat-meters (where required),
sensors and thermostats to provide a complete controls system.
e) Removal of existing controls where appropriate
f) All control and monitoring software and interlocks
g) All supervisor screen displays, graphics, alarms etc
h) All associated data networking, signal and control wiring.
i) All associated controls extra low voltage wiring including
outstation wiring.
j) All associated mechanical works shall be carried out by the
Contractor including wiring containment.
k) All associated electrical wiring shall be carried out by the
Contractor including wiring containment / harnessing. The
contractor will also be responsible for associated electrical wiring
including power supply to the control panel, provision of
containment for controls and electrical wiring.
l) Testing and commissioning and handover of all control systems.
m) Fine-tuning of control loops during first year of operation.
n) Demonstrating to the Contract Administrator (CA) that the
controls operate as specified.

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o) xx months / years defects liability and maintenance from date of
hand-over of the project.
p) Provision of O&M and schematics upon completion of works.
3.2.2 BMS Standard Specification
The project is to be carried out in line with AG 9/2001 Standard
Specification published by BSRIA. Site specific requirements are
detailed in the Particular Specification later.
3.2.3 Design Development
3.2.3.1 The Contractor shall be responsible and pro-active in
obtaining all information necessary for the BMS design development
from the Contract Administrator (CA) and client.
3.2.3.2 The Contractor shall produce control schematic drawings for
all items of plant. These schematics shall form the basis of the BMS
Supervisor screen graphics. For each [INSERT ORGANISATIONS
DETAILS] site the graphics should incorporate floor-plans of the site
plan from which to navigate the buildings and plantrooms.
3.2.3.3 The contractor shall provide interface wiring diagrams
indicating connections to control panel, field devices and plant
equipment.
3.2.3.4 The Contractor shall provide drawings showing precise
locations of all BMS outstations, other control panels, field sensors
and control devices, cable containment and cable routes for all
network cables, control and power wiring. Additionally the
Contractor shall provide Descriptions of Operation for each system.
As the design is developed, issue all drawings, schedules and
documents for comment prior to construction.
3.2.4 Control and Monitoring Strategies
3.2.4.1 Document control routines and software in the following
formats as a minimum and issue for comment:

MCC and automatic control panel wiring diagrams


Outstation points lists
Control schematics
Colour print-outs of Supervisor Graphics

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Text description of control and monitoring.


Software flowcharts in supplier's standard format
Set-point and control parameter schedules

3.2.4.2 The set-point schedule shall be issued to the CA as a


Proforma listing all relevant set-points for entry of the required
values by the CA where appropriate. Other set-points will be
determined during commissioning.
3.2.4.3 Develop software alarm strategy in discussion with the CA
and the Client.
3.2.4.4 Seasonal Fine Tuning of control strategies and minor changes
to the alarm strategy shall be provided during the first year of
operation.
3.2.5 Drawings for Approval
The Contractor shall provide control panel schematics and layouts
for approval by the CA before commencing manufacture of control
panel. XX days shall be allowed for approval / comment on
drawings.
3.2.6 Loose Control Equipment
3.2.6.1 The location of all sensors etc shall be agreed with the CA
prior to installation.
3.2.6.2 All loose control equipment shall
instructions provided at the time of supply.

have

installation

3.2.7 Associated Electrical Works


The Contractor shall install and be responsible for carrying out all
associated electrical installation works.
3.2.8 Testing Commissioning Handover and Fine Tuning
3.2.8.1 The Contractor shall include for commissioning of the new
installations to suit the requirements of the project.
3.2.8.2 Check control loops for correct and stable control and make
adjustments as necessary during the first year of operation.

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3.2.8.3 Demonstrate correct and stable control by means of trendlog evidence in graphical and tabular formats.
3.2.8.4 Full schedules of all control settings shall be recorded and
included within the O&M documentation.
3.2.9 As Installed Drawings
The contractor shall supply all drawings for all parts of the
installation as are required by the Construction Design and
Management (CDM) Regulations 2007, including three hard copy
sets of as installed drawings and on CD.
3.2.10 Operating & Maintenance Manuals
3.2.10.1 The Contractor will provide, prior to acceptance for
practical completion, XX sets of operating and maintenance
manuals for the complete project.
3.2.10.2 The manuals shall be plastic covered, ring binders and all
paper will be of good quality. They shall also be provided in PDF
electronic format and shall comprise (delete as applicable):

Introduction to O&M Manual


System Descriptions
Control Settings
Operating Procedures
Control Panel and control device wiring diagrams
Drawings showing all equipment and cable routes
Control schematics
Hook-up diagrams showing cable connections to packaged
plant and identifying the type and function of each cable,
associated interface and signal.
Control strategies described in detail in text format with links
to the software flow-charts via common point references.
Control and monitoring software strategies described in
standard flow-chart format.
A simple user guide describing the operation and use of the
BMS system and plant controls.
A simple user guide for the operation and use of the BMS
Supervisor, to be written in non-technical language and shall
describe in simple terms how to access the Supervisor, how to
change time programmes, how to adjust key set-points, how

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to respond to alarm conditions, how to start the plant


manually after failure of the BMS and how to operate the
inverter drive keypad display.
Valve schedules
Maintenance Procedures
Emergency Procedures
Plant Malfunction
Recommended Spares
Test & Commissioning Certificates
Manufactures & Suppliers Details
CDM Health & Safety Information
Schedule of Drawings & Drawing Copies

3.2.11 Client Training


Detailed on-site training (XX day minimum) in the operation and
maintenance of the system for up to XX members of the Client's
organisational / management staff will be provided after each
significant work package.
3.2.12

Control Panel

3.2.12.1 Construction
Panel enclosures shall be protected to IPXX (as required for working
environment) and constructed from sheet steel with welded joints
and stiffening angles/channels as necessary.
Access shall be from the front via doubled hinged doors with dished
edges; gasket sealed onto the complementary dished return edges
of the case.
3.2.12.2 Cable Size
The panel wiring shall be in accordance with the approved drawings
and current edition of the I.E.E. Wiring Regulations. Cables shall be
sized to take account of the de-rating required for areas with limited
or zero ventilation and for bunching of conductors.
3.2.12.3 Cable Type
Tri-Rated (often known as panel wiring)
240V Power Wiring - xx sq.mm
Control Wiring xx sq.mm

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3.2.12.4 Cable Colour


The cables shall be colour coded in accordance to the latest
legislation as follows: Neutral
- Insert colour
Earth
- Insert Colour
230V AC control circuits
- Insert colour
110V AC control circuits
- Insert colour
24V AC control circuits - Insert colour
24V DC control circuits - Insert colour
Incoming voltages
- Insert colour
Any external supplies to the panel shall have isolating links provided
on the terminal rail.
3.2.12.5 Door Wiring
Wiring from panel to panel doors shall be subdivided into reasonable
sized bunches and run through proprietary flexible plastic tubing.
The tubing shall be supported at both ends and have sufficient loop
to allow unrestricted opening of the panel door.
Wiring to components on the door shall be neatly cleated and
supported to relieve the strain on the terminals. Spare cables shall
be wired within the door loom & identified.
3.2.13 Panel Finish
RAL7032. Pebble Grey

4.0 GENERAL SPECIFICATION MECHANICAL


4.1 Introduction
The General Specification details the requirements for the Upgrade
of the [INSERT ORGANISATIONS DETAILS]s BMS and controls.

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4.1.1 This specification shall be read in conjunction with the
following documents:
National Engineering Specification standard
clauses for Mechanical Services (current issue).

specification

CIBSE Guides to current practice.


Insert any other relevant documentation
4.1.2 The equipment and installations are to comply with all
statutory regulations current at the time of tender and in
particular regard to following should be made:
Note: The list below may not be the latest versions of the
regulations and legislation

iii)

i) The Building Regulations 2000 and all current amendments.


ii) Regulations under the Factories Act.
The Health and Safety at Work Act 1974.
iv) The IEE Wiring Regulations 17th Edition.
v) Regulations under the Electricity Act.
vi) Gas Safety Regulations.
vii) Any special regulations issued by the local Electricity or Water
Authorities.
viii) Noise Control - Control of Pollution Act 1974.
ix) Water Bylaws to current practise.
x) COSHH Regulations 1988
xi) The Construction (Design and Management) Regulations 2007.
xii) The Environmental Protection Act.
4.1.3 Unless otherwise specifically stated it is assumed that the
Contractor will act as the principal contractor - subcontracting all
mechanical, electrical and builders works as required.
4.1.4 The Contractor is to allow for all mechanical, electrical and
builders works associated with this project.
4.1.5 The Contractor to allow for a seasonal re-commissioning visit
being a maximum of six months after the commission date.
4.1.6 The works shall include the responsibility for defects liability
and the maintenance (both planned preventative and breakdown),
of all plant and equipment for a period of xx months from the
Certificate of Take-Over.

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4.1.7 The Contractor shall allow for all maintenance items that will
be required during the period of responsibility for operation and
maintenance.
4.1.8 Any discrepancy between this Specification, the conditions of
contract and other documents listed on the tender form shall be
notified to the CA as soon as is practicable during the preacceptance stage, or thereafter.

4.2 Working Drawings


4.2.1 The Contractor shall provide a full and complete set of working
drawings prior to any work commencing on site.
4.2.2 All final routings of pipework, ductwork and locations of
accessories shall be fully agreed with the CA prior to the
commencement of the installation.
4.3 Related Builders Works
4.3.1 Any related builders works shall be carried out by the
Contractor unless otherwise specified in the contract.
4.3.2 Where services breach fire barriers, then the Contractor shall
ensure proper re-instatement is carried out to maintain adequate
fire and smoke protection.
4.4 Builders Work Drawings
4.4.1 The Contractor shall provide a set of Builders Works Drawings
to allow the correct installation of the new services.
4.5 Pipework and Valves
4.5.1 New pipework will be installed as indicated on the tender
drawings, to include:

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LPHW. LPHW heating distribution pipework throughout the
building as detailed on the tender drawings. Pipework to be
medium grade steel to BS1387.
4.5.2 Steel pipework of 50 mm and below will be screwed to BS21.
Unions shall be of the conical brass seat type.
4.5.3 Allowance for thermal expansion will be made by the use of
bends and anchors in the pipework run. The pipework will be
arranged to prevent strain on equipment and will be adequately
supported. Supports will allow for the thermal expansion of the
pipework.
4.5.4 The Contractor shall allow for the supply, installation and
commissioning of the valves shown in Tender drawings plus any
additional areas called for in the General Specification or statutory
regulations.
4.5.5 Unless otherwise specified all valves shall be manufactured by
manufacturers approved by the CA / Client.
4.5.6 Isolation valves shall be cast iron wedge gate valves to BS
5150.
4.5.7 Where commissioning sets are required, these shall
incorporate flow measuring facilities and shall be installed in
accordance with the manufacturers recommendations.
4.5.8 Lockshield valves shall be used where called for in the General
Specification or Statutory Regulations.
4.5.9 Manual air vents and drain valves are to be located at all high
and low points respectively.
4.5.10 Supports will be installed in accordance with the requirement
of the general specification. Supports will allow for the thermal
expansion of pipework.
4.5.11 The Contractor shall ensure adequate isolating valves are
incorporated into the new systems to allow local isolation of services
for maintenance purposes.
4.6 Ductwork

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4.6.1 The contractor shall allow for the supply and installation of all
ventilation equipment as detailed on the tender drawings and
equipment schedule.
4.6.2 Ductwork will be supplied and installed in accordance with DW
144 as detailed on the drawings. Ductwork will be designed and
constructed to ensure good airflow conditions free from turbulence.
Turning vanes shall be incorporated where appropriate.
4.6.3 Access doors will be constructed in accordance with DW 144
and installed to enable appropriate access to the following
equipment fans and fire dampers.
4.6.4 Access to volume control dampers on diffusers or grilles may
be by removal of flexible connections or through the face of the
diffuser or grille.
4.6.5 The contractor shall provide fire dampers where ductwork
penetrates through fire barrier. Fire dampers will be of the fusible
link out of air stream drop curtain type. Contractor is to ensure
access hatch to the dampers is provided.
4.6.6 Ductwork will be commissioned in accordance with CIBSE
Commissioning Code Series A. Static and volume measurements will
be taken on all main and branch ductwork. Air volumes of diffusers
and grilles will be taken in accordance with the diffuser or grille
manufacturers recommendations. Volumes will be adjusted on the
main duct line dampers and final adjustment on the diffuser or grille
damper. On completion of the commissioning copies of all test
results including final air volumes and settings shall be submitted to
the CA for approval and retention.
4.6.7 The Contractor shall allow for the provision of an engraved
label adjacent to each fan controller stating Extract Fan or Supply
Fan whichever is appropriate.
4.7 Testing, Cleaning and Water Treatment
4.7.1 All LTHW pipework will be hydraulically tested to 1.5 times the
pipeline working pressure or 4 bar gauge for one hour whichever is
higher.
A minimum of xx days notice of all hydraulic tests will be given to
the CA to allow the test to be witnessed. Following testing, the new

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pipework will be cleaned in accordance with BSRIA Application Guide
8/91 Pre-Commission Cleaning of Water Systems BG29/2012
4.7.2 The complete installation shall be dynamically flushed and
filled with an approved corrosion inhibitor.
4.8 Painting and Thermal Insulation
4.8.1 All steel pipework shall be painted in accordance with BS1710
(British Pipe Marking Standard) in accordance with the General
Specification prior to the application of any insulation. The
Contractor shall ensure that all uninsulated pipework is painted to
match the local dcor with 2 coats of paint.
4.8.2 The new heating systems pipework is to be thermally
insulated with rigid pre-formed glass fibre section insulation of
minimum thermal conductivity of 0.036 W/m/C at a temperature of
50 C. The insulation will be of the thickness 20 mm where
pipework runs internally and 30mm where pipework runs externally
exposed to ambient conditions.
The fibre-glass insulation should have a foil backed finish and have a
grey Isogenopak within the plantroom. All insulated pipework
should be labelled to indicate service and direction of flow.
4.8.3 Insulation shall be taken over all new valves and shall be cut
for ease of access to valves. Control valves (over 50mm dia) and
flanges shall be insulated using flexible, waterproof muffs,
incorporating velcro quick release fasteners.
4.9 Asbestos Testing and Removal
4.9.1 Some parts of the site may been subject to an Asbestos
Survey and an Asbestos Register may be available (a copy of which
is to be provided on request from the client), however,
arrangements will made to carry out a comprehensive asbestos
survey (by others) as required within the areas of work and other
related areas, in order to identify any instances of materials that
might contain asbestos i.e. pipework insulation, walls etc, prior to
the commencement of contract.
The Contractor shall provide drawings detailing cable, pipe and duct
routes to cross check with asbestos records.

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4.9.2 Should the Contractor find any suspicious material during the
installation, then he shall stop work IMMEDIATELY and seek advice
from the CA. Should the suspicious material prove to be Asbestos,
then its removal shall be funded outside of the Contract.

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5.0 GENERAL SPECIFICATION ELECTRICAL


5.1 Introduction
The General Specification details the requirements for the Upgrade
of the [INSERT ORGANISATIONS DETAILS] controls system. This
specification shall be read in conjunction with relevant documents
detailed in Section 4.1.2.
5.1.1 Unless otherwise specifically stated, it is assumed that the
Contractor will act as the principal contractor, sub-contracting all
mechanical, electrical and builders works as required.
5.1.2 The Contractor is to allow for all mechanical, electrical and
builders works associated with this project.
5.1.3 The works shall include the responsibility for defects liability
and the maintenance (both planned preventative and breakdown),
of all plant and equipment for a period of xx months from the
Certificate of Take-Over.
5.1.4 The Contractor shall allow for all maintenance items that will
be required during the period of responsibility for operation and
maintenance.
5.1.5 Any discrepancy between this Specification, the conditions of
contract and other documents listed on the tender form shall be
notified to the CA as soon as is practicable during the preacceptance stage, or thereafter.
5.1.6 All materials shall be new, unless otherwise specified, and of a
type and rating matched to the duty for which they are specified. All
materials and items of equipment performing the same function
shall be of one manufacture and type, unless otherwise stated in the
Specification.
5.1.7 The works shall be set out with all measurements and
dimensions required for the supply and erection of materials on site,
making any modifications in detail as may be found necessary
during the progress of the works. Any such modifications or
alterations shall be submitted to the CA before proceeding.

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5.1.8 The positions of all equipment, accessories and apparatus,
cables, trunking and conduit routes shall be marked out on site and
agreed with the CA before their fixing. The drawings are not to be
scaled for this purpose. Where Consultants drawings are available,
they shall be used to determine the exact location of equipment.
Particular attention shall be paid to ensure that accessories are
positioned to suit door openings, fitted furniture etc. Allowance shall
be made for varying the position of all electrical points, accessories
etc. within a 1,000mm radius.
5.1.9 The proposed layouts of switchgear, distribution boards,
starters, control units, trunking etc. for all switch rooms, electrical
cupboard and plant rooms shall be submitted to the CA for approval.
5.1.10 Throughout the building, other services may be installed. Due
allowance shall be made for co-operation and co-ordination with
other trades, especially conduit and trunking runs, to ensure that
they do not coincide or clash with other services.
5.1.11 Allow for provision, erection, connection and subsequent
removal of any cable or fittings necessary, or required to maintain
existing services, in the event of any disconnection being made
necessary due to or by means of the work. In connection with the
installation of new main switchgear and alterations to existing
supplies, allow for any working out of normal hours which may be
necessary.
5.1.12 No disconnections of supplies shall take place without a
minimum of xx days prior arrangement with both the CA and the
client.
5.1.13 Mounting heights given are for general tendering purposes,
and will apply unless otherwise detailed in this Section of the
Specification.
5.1.14 The heights given apply to the centre of the box, unless
otherwise stated, but due allowance shall be given for any building
feature, i.e. wall tiling etc. where adjustment shall be made to
coincide with the underside of the tile.
Appliance control switches

1100mm

Push buttons and starters

1100mm

Fuse connection units

1350mm

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Indicator lamps and alarm bells

2300mm

(To Underside)
5.1.15 All heights shall be checked with the CA before actual
installation commences.
5.1.16 The installations shall include provision for the integrity of the
fire barriers through which cables, conduits, trunking, bus-bar
systems etc. are being installed, by making good around the
installations with appropriate fire
stopping materials. This work shall be carried out to the
requirements of the Building Regulations and those of the 17 th
Edition of the I.E.E Wiring Regulations including all current
amendments.
5.1.17 All steel screws, nuts, bolts and washers used for fixing
ferrous materials to the building structure shall be sheradised
(vapour galvanised). Non-ferrous fixings shall be employed when
fixing non-ferrous materials.
5.1.18 Fixings to brickwork shall not be made in the mortar joint.
5.1.19 When fixing to structural steelwork, clamp on devices shall
be used unless otherwise approved.
5.1.20 Proprietary fixing devices shall be used throughout e.g.
Rawlbolts, Rawlplugs, Plastiplugs etc.
5.1.21 Fixings inside dry partitions shall be by wood screws to
timber blocks fixed to the partition support frame. The timber
noggins shall be notched to accept the accessory back box. Instruct
the builder on size and location of these timber blocks. Where
necessary, provide extension rings for accessory boxes so that the
edge of the box is just recessed. Where cabling through metal
partitioning, jumbo stud, PVC conduits or flexible conduits shall be
employed.
5.1.22 All steelwork fabrications prepared shall be wire brushed and
rust treated with zinc chromate and painted with two coats of a rust
inhibiting lead free primer.
5.1.23 All steelwork fabrications, cut outs etc. shall be smoothed
free from all burrs or rough edges, and protection against abrasion
to cables added where appropriate.

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5.1.24 No welding to building steelwork or structures shall be
permitted without the written consent of the CA.
5.1.25 Screws or studding shall, after installation, be reduced in
length so that no more than two threads are exposed. All cut ends
shall be treated with an approved rust inhibiting primer.
5.1.26 Low voltage power cable shall generally be wire armoured to
BS 6346, BS 5467, BS 6724 or BS 6360 with XLPE compound
insulation and/or LSF bedding, as detailed further in this
Specification.
5.1.27 Cables shall be fixed to tray, or direct to a surface using cable
cleats. The intervals for fixing shall be as stated in the IEE
Regulations, or as stated by the cable manufacturer where no
regulation applies. Where fixed to cable trays, power cables having
an overall diameter of 10mm or less may be strapped to the tray
using PVC covered metal strip of appropriate colour, fixed using
brass pins and nuts Cable routes shall be so arranged that cables,
hangers, cleats etc. do not come into contact with or in close
proximity to piped services.
5.1.28 At all terminations, the sheath and armour shall be secured
by brass compression glands, of a type suitable for both cable and
location. The glands shall be complete with both earthing tag and
plastic shroud.
5.1.29 Connections to the earthing tag shall be by brass nuts and
bolts. At the point of termination for SWA cables feeding any
equipotential zone, the cable shall terminate in a BICC type BW
gland with integral earth and 481AA insulated adapter.
5.1.30 Any underground jointing of XLPE SWA cables required shall
be achieved using proprietary shrink wrap or resin joint kits
manufactured by a CA approved supplier.
5.1.31 Copper bonds shall be provided within the joint to maintain
full earth continuity. The resistance shall be no greater than that of
the live conductors and the insulation resistance between cores and
between cores and earth shall be no less than that of the original
cable.
5.1.32 Cores shall be phased out. Either coloured core insulation or
coloured sleeve markers shall identify the phases.

22 | P a g e
5.1.33 Cables buried in the ground shall be in a trench 500mm
deep, with 100mm of sand laid in the bottom, the cable laid on the
sand then covered with 100mm of sand. Propriety 100mm wide
cable marker tape marked Electric Cables shall be placed over the
full length of the route, then back filled with sifted earth, free from
rocks and stones, well rammed and 200mm below finished ground
level and the ground then reinstated to existing ground level.
5.1.34 Cables which follow the same route, and are laid in the
ground, shall be in horizontal formation with spacing between
cables, where possible, of not less than 150mm, with the exception
of single core cables, which shall be laid in trefoil formation and
touching along their entire length. Each group of cables shall be
indicated by separate marker tapes.
5.1.35 Cable ducts shall be installed under roadways, crossing
roadways and for building access.
5.1.36 Cable ducts shall be smooth bore vitrified clay, or heavy duty
plastic socket and spigot type. All ends of conduit shall be sealed
around the cable with a waterproof and gas proof seal of the selfextinguishing plastic foam type.
5.1.37 Any spare cable ducts shall have suitable end caps.
5.1.38 Cable markers, concrete block type shall be placed in the
route at a maximum of 50 metres apart and at each change of
direction with a minimum of two markers per route, and at each
entry to a building.
5.1.39 The Contractor or their Electrical Sub-Contractor shall provide
all covers, markers tapes etc. The laying of sand, covers, tapes,
concrete and markers shall be by the Contractor but the Electrical
Sub-Contractor shall ensure and be responsible for compliance with
requirements.
5.1.40 Prior to the cable(s) being laid, the CA shall be informed and
arrangements made for an inspection to be made at each stage.
5.1.41 Where cables are to be buried in water logged ground, or
have to cross streams, then cables with a polyethylene sheath shall
be employed.
5.1.42 Where multi-core cables are employed, each core shall be
numbered and numbered markers at each end shall identify the

23 | P a g e
terminal number of the equipment to which the core is to be
connected.
5.1.43 Below the armour clamp of all terminations, a non-corrosive
identification band shall be fitted giving details of the type and size
of cable in 5mm stamped letters and figures.
5.1.44 Where power cables pass through walls or floors, they shall
pass through properly formed openings, which shall be fire stopped
after installation using a proprietary foam.
5.1.45 Where power cables are laid in a common trench with other
services, particularly communication cables, there shall be a
minimum separation of at least 300mm between these services.
5.2 Working Drawings
5.2.1 All drawings are diagrammatic only, and shall be used as a
guide only to assist in the compilation of the Tender.
5.2.2 The Contractor shall provide a full and complete set of working
drawings prior to any work commencing on site. These shall furnish
the dimensioned builders work drawings for all cable trenches,
ducts, concrete pads etc.
5.2.3 All final routings of MV/LV sub-main cabling, conduits,
trunkings, cable trays etc. and locations of accessories, items of
equipment and plant shall be fully agreed with the CA prior to the
commencement of the installation.
5.3 Related Builders Works
5.3.1 Where services breach fire barriers, then the Contractor shall
ensure proper re-instatement is carried out to maintain adequate
fire and smoke protection.
5.4 Builders Work Drawings
5.4.1 The Contractor shall provide a set of Builders Works Drawings
to allow the correct installation of the new services for all holes,
chases, cable trenches, ducts, concrete pads, etc. to allow the
correct installation of the new services.

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5.5 Earthing and Bonding


5.5.1 The whole of the earthing and bonding installations shall be
installed and tested in accordance with the requirements of the 17th
Edition of the IEE Wiring Regulations, Local Supply Authority, this
Specification and in compliance with BS 7430 (earthing protection).
5.6 Testing
5.6.1 Conduits and cables shall be tested during the progress of the
work before their concealment, as follows:
(i)

Continuity of protective conductors and equipotential bond of


conduit, metal sheath etc.

(ii)

Continuity of current carrying conductors.

(iii) Insulation resistance of MICC cables.


5.6.2 Immediately prior to completion, and in the presence of the
CA, carry out the initial inspection and testing as per 17th Edition of
the IEE Wiring Regulations.
5.6.3 Test results are to be documented on test charts containing
the following information for each circuit:
(i)
Design current (Ib).
(ii)

Earth loop impedance (Ze) at furthest point.

(iii) Line neutral impedance at furthest point.


(iv) Loop resistance (R1 + R2).
(v) Continuity of ring final circuit conductors.
(vi) Insulation resistance readings.
(vii) Polarity test.
(viii) RCD test, where applicable.

25 | P a g e
5.6.4 In addition to the aforementioned information, each chart shall
contain details of the external characteristics appertaining to the
distribution board.
5.6.5 Following successful inspection and testing, XX copies of the
inspection test certificates shall be forwarded to the CA within XX
days of the tests being completed, or at practical completion,
whichever is the sooner.
5.6.6 Note that the CA will not accept the installation as practically
complete until a test/completion certificate is presented.
5.7 Identification, Notices and Documentation
5.7.1 Labels shall be provided to indicate the purpose of switchgear
and control gear, unless there is no possibility of confusion. Labels
shall be bolted to the equipment, unless otherwise specified.
5.7.2 Distribution board schedules and As Fitted drawings shall
contain such information as is required to satisfy clause 514-09 of
the regulations. In addition, As Fitted drawings shall detail conduit
runs, giving sizes.
5.7.3 Supply and fit such notices as may be required by regulation
515-08 to 514-13 inclusive.
5.8 Specialist Tools
5.8.1 Any tools that are required of a special nature for any
equipment etc. installed by the Electrical Sub-Contractor, shall be
handed to the CA at the hand over meeting, in a purpose designed
box or receptacle.

6.0 PARTICULAR SPECIFICATION AUTOMATIC


CONTROLS, WIRING AND ASSOCIATED ELECTRICAL
WORKS
6.1 Compliance with Standard Specification

26 | P a g e
The following clauses should be reading in conjunction with the
General Specification and take precedence.
6.2 Introduction
6.2.1 This Particular Specification relates to the upgrade and
enhancement of the automatic control system for [INSERT
ORGANISATIONS DETAILS]. The aim is to develop comprehensive
consistent BMS strategy incorporating low energy control strategies.
6.2.2 The scope of works will comprise the following:
Add specific project requirements.
6.2.3 All new BMS installations will be linked to the [INSERT
ORGANISATIONS DETAILS]s existing [ADD SYSTEM(S) DETAILS]
BMS utilising the [INSERT ORGANISATIONS DETAILS]s IT network,
unless instructed otherwise.
6.2.4 The works will follow an agreed Programme (add specific
project requirements). Installation of new BMS upgrade and
enhancement
will
include
the
following:
[ADD/OMIT
AS
APPROPRIATE].
Installation of additional controls for heating system
Associated control wiring
Associated electrical wiring
Strip out works
Commissioning, testing and setting to work.
Provision of O&M documentation and as fitted drawings.
XX months defects liability and maintenance.
6.3 Description of Operation
The BMS control system should be designed to maximise the
efficiency of the heating, ventilation and air-conditioning plant
serving each building. The description of operations below and the
points schedule should be considered indicative and should be
further developed by the BMS Contractor based on detailed site
surveys and any further information obtained from site O&M
Manuals and by interrogation of the existing control system.
6.3.1 Heating Plant

27 | P a g e
Plant Description
Add specific project details
Plant operation
The plant is to be operated by hand/off/auto switches located on the
control panel fascia. In auto mode the heating plant is to be
operated by the BMS under demand from individual zone optimised
time-schedules,
The boilers are to operate in sequence with the duty boiler being
rotated on a weekly basis. Fault status for each boiler is to be
monitored on the BMS raising an alarm and activating the next
boiler in sequence.
The heating circulation pump-set are to operate on a duty/standby
basis with the duty pump rotated on a weekly basis. A differential
pressure switch installed across the pump set is to provide a flow
status on the BMS and facilitates auto-changeover in the event of
the duty pump failing.
The use of Inverter closed loop controls is encouraged for heating
circulation pump-sets and the contractor shall evaluate the
efficiencies associated with the deployment of inverter controls
Where applicable the flue dilution fan operates when there is
demand from the heating plant and/or HWS heater. A differential
pressure switch placed across the fan is to provide an air flow status
on the BMS, providing a critical alarm in the event of air flow failure.
Plant Safety interlocks
Pressurisation unit in the event of a fault on the pressurisation unit
the heating plant will be shutdown by hardwired interlock; fault
status will be monitored by the BMS and a high-level alarm raised.
Emergency plantroom safety circuit in the event of an emergency
knock-off button or thermal link being activated the gas valve and
mechanical plant will be shutdown by hardwire interlock; fault status
will be monitored by the BMS and a high-level alarm raised.
Fire alarm in the event of the fire alarm being activated the gas
valve and mechanical plant will be shutdown by hardwire interlock;
fault status will be monitored by the BMS and a high-level alarm
raised.

28 | P a g e
Control
i) Boiler start-up the boiler is demand lead, and is to be
enabled on demand from aggregated individual zone
optimiser / time-schedules / protection / flow demand (in the
case of DHW).
ii) Optimisation / tome controllers each heated zone (VT circuit,
CT circuit or isolated sub-zone) is to have an individual
optimiser / intelligent time controller. The BMS will monitor
the ambient temperature and space temperatures for each
zone to determine the optimum start and stop times. Where
a zone serves more than one floor a room temperature sensor
should be installed on each level in a representative location
away from any external influence (heat source, solar gain,
etc.). Each optimiser will generate a heating demand for the
boiler plant and its associated zone pumps. Unless otherwise
stated the optimiser will be set to match the zones core
occupancy hours with a optimiser and room temperature set
points set at 19C, or in line with the client organisations
environmental policies. An optimiser boost and or extend
function will allow the zone temperature to be met efficiently
outwith of normal operational hours.
iii) High outside air temperature interlock (eco setting) When
the external temperature reaches or exceeds 14 to 16C
(operator adjustable) or the zone temperature is above
approximately 23C (operator adjustable) the associated zone
heating plant is to shut down.
iv) Summer/winter/holiday control to allow the manual seasonal
control of the heating plant, status to be monitored by BMS
with an alarm being raised. Where there is a DHW system
controlled by the system, this is to remain operational.
v) Boiler sequencing
Condensing boilers - sequence the boilers to maintain a
compensated common boiler flow temperature initially set up
as shown in the table below. In addition the BMS also
monitors the boiler return temperature. Facility should also be
provided for space temperature influence of the compensated
temperature set point.
Outside
temperature

air Compensated
flow
temperature setpoint

29 | P a g e

C
0
20

C
80
50*

*Where boilers serve HWS calorifiers the minimum flow temperature


should be 65C
Non-condensing boilers may be controlled to maintain a
compensated
return
temperature
setpoint,
the
manufacturers minimum return temperature requirements
must be observed.
Boilers should be sequenced with approximately a 2 5C
differential to ensure stable control.
For new installations the boilers should be controlled by a 0
10V signal or 4-20mA analogue control signal.

vi)

VT circuit modulate the VT valve to maintain a


compensated flow temperature initially set up as shown in the
table below. The BMS will monitor the VT return temperature;
the temperature difference provides an indication of the
circuit heating demand (reefer to ramp table below).
Outside
temperature
C
0
20

air Compensated
flow
temperature setpoint
C
80
20

Fan convector circuits compensated flow temperature


range: 50 80C
Underfloor heating compensated flow temperature range:
35 50C
vii)

VT Circuit room influence

Negative room trim: For every 1C that the minimum


space temperature falls below the space temperature

30 | P a g e
setpoint the VT flow setpoint will be increased by 3C.
This is subject to a maximum setpoint of 80C.

Positive room trim: For every 1C that the minimum


space temperature rises above the space temperature
setpoint the VT flow setpoint will be reduced by 3C.
This is subject to a minimum setpoint of 20C.

viii)
CT circuit The CT pumps are to operate
under demand from the AHU and reheat/fan coil unit
valves; demand being defined as a valve open by 25%
or more for 5 minutes.
ix)

Frost and Fabric Protection

Stage 1 activate circulation pumps when the outside


air temperature falls to 1C, and disable once OAT rises
to 3C.

Stage 2 activate heating system should the primary


circuit pipework temperature detect a temperature
below 10C. Open all AHU heat coil and zone heating
valves to allow heated water to flow. Disable once the
return temperature rises to 20C.

Stage 3 (fabric protection) - should the space


temperature in any zone fall below 12C the associated
heating plant should be operated to raise the
temperature by 1C.

x) Dry Cycling control (For boilers with an output of 200kW or


greater)| the BMS is to monitor the flow and return
temperatures for each boiler and calculates heat transfer
rates and establishes a load profile for each boiler. Firing of
the boiler is to be inhibited for light load conditions or dry
cycling (firing of the boiler due to standing loses).
6.3.2 HWS Plant
Plant Description
Add specific project details
Plant Operation

31 | P a g e

HWS Heater
The HWS hot water heater is to operate by a dedicated BMS timeschedule. Fault status is to be monitored on the BMS raising an
alarm. A differential pressure switch is to be installed across the
HWS secondary pump provides a flow status on the BMS
(alternatively a current transformer may be used to prove pump
status).
The time-schedule will be set to meet the requirements of the site
and should be set such that the hot water is utilised during the day
so that there is minimal overnight HWS storage. Residential sites
will require 24/7 provision. For schools sites with HWS calorifiers it
may be appropriate to heat the system up for two or 3 discrete
periods of the day to match consumption requirements. This will
avoid the heating plant running continuously.
HWS Calorifier
Operation as above.
Primary HWS pumps are to operate in
sequence on a duty standby basis with the duty pump rotated on a
weekly basis. A differential pressure switch installed across the
pump set to provide a flow status on the BMS and facilitates autochangeover in the event of the duty pump failing. The de-strat
pump is enabled independently.
Plate Heat Exchanger
Operation as above. The BMS will monitor the PHE common fault
status from the packaged unit.

Control
HWS Heaters - operate under its integral controls and is set to
maintain a HWS flow temperature setpoint of 60C. The BMS is to
monitor the flow temperatures and raise alarms should the flow
temperature exceed 65C or fall below 55C (after a predetermined
period, initially set to 30 minutes). The BMS is to monitor and logs
the HWS return temperature.
HWS calorifiers the BMS is to modulate the HWS diverting valve to
maintain the HWS setpoint of 60C. A hi-limit thermostat fitted to
the calorifier de-energise the HWS valve actuator activate spring
safe function and close the valve in the event of detecting a HWS
temperature of 70C.

32 | P a g e
Plate heat exchange such units will operate under integral
controls.
6.3.3 Ventilation Plant
Plant Description
Add project details
Plant Operation
The ventilation plant is operated by hand/off/auto switches located
on the control panel fascia. In auto mode the plant is to be operated
by individual system optimised time-schedules for air handling units
(AHUs) plant or time-schedules for fan only applications.
All fans motors should normally be fitted with and VSD which is to
be controlled by either temperature and/or CO2 control. (This is
optional)
Differential pressure switches are to be installed across the supply
and extract fans to provide air flow statuss on the BMS.
A
differential pressure switch is
to be installed across the fresh air filters to provide a filter dirty
status on the BMS.
Control
Temperature control
Frost control the BMS will modulate the frost coil valve to maintain
an off-frost coil temperature monitored by a duct sensor
downstream. A capillary thermostat clipped to the downstream face
of the frost coil is to shut down the AHU supply fan by hardwired
interlock. The frost coil should be fitted with a spring-open actuator
such that in the event of the frost thermostat being activated a
hardwire interlock de-energises the actuator, with the spring
mechanism opening the valve to allow flow through the coil.
Activation of the frost coil stat is monitored on the BMS raising an
alarm.
AHUs serving terminal units and reheaters
The heat reclaim unit, heating coil and cooling coil (where
applicable) are to be modulated to maintain a compensated supply

33 | P a g e
air temperature initial set as detailed below (note these can be
changed after initials set dependant on client requirements):
Outside
temperature

air Supply
air
temperature setpoint

C
0
20

C
21
15

The heat reclaim unit; either recuperator or mixing dampers are to


be modulated to provide free heating or cooling determined by
comparing the fresh air and return air temperatures.
(Where
humidity is being controlled, enthalpy control shall be used).
AHUs for ventilation systems without terminal units
The heat reclaim unit, heating coil and cooling coil (where
applicable) are to modulate to maintain a space or return air
temperature of 22 +/- 2C. Heat reclaim control as detailed in
paragraph above.
AHUs serving dedicated areas such as theatres, meeting room etc
should deploy CO2 Control and Occupancy Control
Where VSDs are fitted, room or duct mounted CO 2 sensors are to be
installed and monitored by the BMS to modulate the supply and
extract fan VSDs to maintain satisfactory air quality initial as
detailed below by the following typical values: (user adjustable)
Space
(ppm)

CO2

reading VSD speed

600ppm
1,000ppm

50%
100%

Presence detection sensors (microwave) are to be installed to


provide occupancy control to rooms with intermittent occupancy.
On morning start-up the AHU is to be operated to bring the room up
to temperature (initially) set to 19C. Once reached, should no
occupancy be detected after a period of 15 minutes (adjustable) the
AHU is shutdown. On detecting occupancy, the AHU is restarted
and will continue to operate under presence detection control.
AHU serving Variable Air Volume (VAV) system fan speed control

34 | P a g e
The supply fan variable speed drive (VSD) is modulated to maintain
a static pressure setpoint (to be determined during commissioning).
Velocity sensors are to be installed and located in the supply and
extract ductwork monitor the air flow rates (m/s). The extract fan
VSD is to be modulated to maintain an air flow rate of a minimum of
80% of the supply fan.
6.3.4 Chilled Water Plant
Plant Description
Add specific project details
Plant operation
The plant is operated by hand/off/auto switches located on the
control panel fascia. In auto mode the chilled water plant is to be
operated under demand from AHU and fan coil units. Demand being
defined as a cooling valve being open by 25% or more for 5
minutes,
The chillers are to operate in sequence, with the duty chiller being
rotated on a weekly basis. Fault status for each chiller is to be
monitored on the BMS raising an alarm and activating the next
chiller in sequence.
The chilled water circulation pump-set operate on a duty/standby
basis with the duty pump rotated on a weekly basis. A differential
pressure switch installed across the pump set is to provide a flow
status on the BMS and facilitates auto-changeover in the event of
the duty pump failing.
The use of Inverter closed loop controls is encouraged for chilled
water circulation and the contractor shall evaluate the efficiencies
associated with the deployment of inverter controls

Plant Safety interlocks


Pressurisation unit in the event of a fault on the pressurisation unit
the heating plant will be shutdown by hardwired interlock; fault
status will be monitored by the BMS and a high-level alarm raised.
Control

35 | P a g e
i) Low outside air temperature interlock When the external
temperature falls to 12C (operator adjustable) the chilled
water plant is to shutdown.
ii) Summer/winter control shutdown the heating plant between
1st October and 1st April (operator adjustable).
iii) Chiller sequencing
The chillers are to be sequence to maintain a compensated
flow temperature setpoint initial set as shown by the following
typical values:
Outside
temperature

air Compensated
flow
temperature setpoint

C
10
25

C
9
6

For new installations the chillers should be controlled by a 0


10V (or 4-20Ma) analogue signal or via BAC-net or
equivalent.
6.3.5 Heat pump and air conditioning units
The BMS is to operate the heat pump and air conditioning units
under individual time-schedules.
Presence detection sensors (microwave) within each room shall
switch off the units should no occupancy be detected for a period of
10 minutes (user adjustable).
The BMS Contractor will be
responsible for the provision of any necessary interface to achieve
remote enable of the units.
A temperature sensor within each room will provided an alarm
should the temperature fall below approximately 18C or exceed
approximately 25C (when the unit has been enabled to operate).
Low ambient shutdown: the air-conditioning units are to be inhibited
from operating when the ambient temperature falls below 12C
(user adjustable). This applies to units providing cooling only.
Where there is an installation with an extensive number of heat
pumps installed an interface controller will be installed to allow

36 | P a g e
communication to be carried out via BAC-net or equivalent
communications protocol.
6.3.6 Electric Storage Heaters
Plant operation and control
Storage heaters are to be enabled by the BMS under demand from
individual optimised zone time-schedules.
Contactor will be installed to facilitate BMS operation, and space
temperature sensors will be installed in each zone.
The optimiser will determine the required charging period to meet
the requirements of the zone. The optimiser will be self-learning so
that it can adapt to the requirements of the heating zone.
6.3.7 Plant extension facilities
Each heating zone is to be provided with a plant extension switch on
the control panel fascia or mimic panel located in an area accessible
to staff only.
The switches enable each zone to be extended for normally a
maximum of 2-hour period (adjustable on the BMS. If operated
during the normal day the extension period will be added to the
normal time-schedule. If operated outside normal hours the plant
will operate immediately. Status of the switches shall be indicated
on the graphics.
Time extension switches should be provided for the HWS plant and
ventilation plant.
6.3.8 Plant manual function
A plant Auto/Manual (Hand) switch will be provided on the control
panel. Maintenance staff is to be instructed to use this switch
should they need to operate any plant in hand. A hi-level alarm will
be raised on the BMS.

37 | P a g e

7.0 PARTICULAR SPECIFICATION - BMS


MAINTENANCE
7.1 Introduction
7.1.1 The contractor will be requested to provide BMS maintenance
services selected from XXX levels (the final selection of required
services levels is subject to confirmation by the [INSERT
ORGANISATIONS DETAILS]) Delete as appropriate.

Standard service
Fully comprehensive service
Enhanced energy performance service

7.1.2 The requirements for each level of service are defined in the
following sections.
7.2 Standard Service
7.2.1 The contractor shall have a 24 hour bureau facility to provide
Remote Response, Alarm Management, Call-out Response and
Energy Management Services. An Early Warning monitoring system
will be provided for the site to identify any related heating problems
prior to the commencement of the school day.
7.2.2 The contractor shall be able to stay connected to all sites 24/7,
365 days, which have remote connectivity for the purposes of
supporting the engineers, testing remote connectivity and to make
Change-Control alterations which are to be remotely logged.
7.2.3 The Bureau facility shall respond to critical alarms within XX
seconds/minutes from generation. All critical alarms shall be logged.
7.2.4 All critical alarms shall be logged in a secure, managed
database. Alarm logs shall be automatically generated and posted
online for the [INSERT ORGANISATIONS DETAILS]s use.
7.2.5 The contractor shall interrogate the site in response to a callout prior to attending site to establish more accurately the nature of
the fault and the best course of action, including:

38 | P a g e

Locate
and diagnose
fault
remotely,
avoiding
unnecessary site visit
Assess whether the fault can be permanently or
temporarily fixed remotely
Assess whether the fault is a controls issue or another
vendors equipment fault avoiding unnecessary site
visit
Assess what parts or materials may be required

7.2.6 The contractor shall log and report on all call-outs. The reports
shall include the following:
List of all Calls
Outstanding Calls
Completed Calls
Cancelled calls
Rejected Calls
Call be number
Calls total
Calls by site
7.2.7 The accuracy of monitoring and control sensors is to be
checked at the operating conditions. The test instrument used to
assess sensor accuracy at the operating condition shall be capable
of measurement accuracy better than that of the control sensor
itself. For example BMS temperature sensor accuracy is typically +/0.5oC, whiled the test instrument might measure to +/- 0.2oC. Typical
BMS sensor accuracies are:

Relative humidity +/-5% RH


Pressure +/-2% of normal operating condition
Light level +/-5% of indicated reading
Air and water velocity +/-2% of normal operating condition
CO2 +/-5% of indicated reading

7.2.8 The following checks will be undertaken:


Electrical
Check panel exterior for signs of damage. Ensure main door
electrical isolator is engaged and operational.
Check tightness of all electrical terminations. Check and retorque busbar nuts and bolts (in accordance with IEE
Regulations).

39 | P a g e
Check integrity of power cabling insulation at frequency given
in IEE Guidance Note 3 Inspection and testing.
Check for signs of overheating of components such as
contactors, cables, connectors, as well as general internal
temperature within panel.
Ensure ventilation fans and grilles are functional and clean.
Check settings, ratings and operation of protective devices
such as overloads, residual current devices, circuit breakers
and fuses.
Check operation of isolators, relays, contactors and starters.
Where readily accessible inspect contact faces.
Check incoming power supply voltages.
Visually inspect
transformers and power supplies.
Ensure cleanliness of panel and components and ensure that
risk of ingress of dirt or moisture is minimised.
Ensure status indicators on all panels are functional.
IT
Run virus detection software, (as recommended by software
supplier).
Ensure general cleanliness and operation of screen, mouse,
printers, keyboard, housings, cables and connectors.
Check remaining free storage capacity.
Perform soft start of computer and ensure system restarts
satisfactorily.
Hardware
Check operation of frost protection interlocks, system pressure
interlocks, gas supply interlocks, lock stops, fire interlocks,
and other system interlocks. This may be undertaken in
conjunction with related software maintenance tasks.
Undertake visual inspection of all equipment for:
bent
spindles, damaged casings (such as sensors and actuators),
damaged cables, insulation or conduits, gland and pipework
leaks, loose connections, failure of mountings, corrosion, and
risk of ingress of moisture or dirt.
Check and calibrate principal control sensors (at least every
six months).
Check calibration and condition of general control and
monitoring sensors.
Ensure temperature sensors are
effectively monitoring the controlled conditions, for example

40 | P a g e
they are not influenced by other heat sources, thermal contact
is effective (at least every six months).
Check operation of differential pressure switches, level
switches, status indicators, time clocks, timers and optimisers
(at least every six months).
Check operation of protective devices such as high-limit
thermostats, flow and pressure measurement devices. Note
that hidden failures can
occur to these protective devices that fail safe and thus the
failure is often undetectable until the safety device is required
to operate (at least every six months).
Check operation of variable speed drives according to
manufacturers recommendations (every 12 months).
Check operation of valves and damper actuators is correct;
drive actuators open and closed and to intermediate positions.
Check for hysteresis and that any position feedback
devices/auxiliary switches operate correctly. Check springreturn if applicable. Inspect for valves and dampers letting by.
Check tightness of the shaft connection.
This may be
undertaken in conjunction with related software maintenance
tasks (at least every six months).
Replace outstation battery (in accordance with manufacturers
recommendations).
Interrupt electrical supply to each outstation, reinstate and
ensure system restarts satisfactorily.
Confirm that all critical alarms are received by the central
supervisor (at least every six months).
Check spurious alarms and reported faults (as incurred).
Software and Communications
Check real-time clock setting (every six months or less).
Back up all outstation files. Store one on site and one off site.
Review need for existing data logs. Delete/archive logs as
required.
Check operation of all plant including tests of all software
interlocks and safety devices by forcing plant on/off, open,
closed. This may be undertaken in conjunction with related
hardware and building performance maintenance tasks.
Check communications between central supervisory computer
and outstations and other networked devices.
Maintain a log book of all changes made to the system (as
undertaken).

41 | P a g e

Building Performance
Verify and review operation and settings for control loops,
setpoints, dead bands, overrides, offsets, time switching
schedules, optimised start/stop routines, rotational points,
hours run meters, and energy and water meters. Check that
temperatures/relative humidities/CO2 concentrations and so
on are maintained within the design intentions of the
building/plant. Adjust settings in conjunction with the building
manager to achieve the required internal environmental
conditions (at least every six months).
Interrogate recent historical records. Identify and investigate
anomalies.
Check schematics indicate correctly (at least every 6 months).
7.3 Fully Comprehensive Services
7.3.1 The fully comprehensive service will include all of the items
included in the Standard Service, plus the following additional
services:
7.3.2 Additional Services:

Emergency call-out, with response within xx working hours


The provision and installation of all parts, software,
consumables etc. as required to keep the BMS in a fully
functioning state.

7.4 Enhanced Energy Performance Service


The enhanced energy performance
comprise three elements:

maintenance

service

will

Establishment of building energy performance baselines and


monitoring of ongoing performance against these.
Regular review of BMS set-points relative to building
operational requirements and verification.
Identification of cost-effective BMS enhancement spend to
save opportunities.

42 | P a g e

Demand Response Opportunities e.g. Triad Charge Avoidance


and STOR

7.4.1 Energy Performance Baselines and Monitoring.


The contractor shall provide an Energy Software Portal where the
[INSERT ORGANISATIONS DETAILS]s automated monitored and
targeted (aM&T) electricity and heating fuel (gas, oil, biomass) data
for each site can be viewed by the client at any time. The data will
be presented by automatically generated charts and reports.
The contractor will establish energy performance baseline figures for
each building served by the BMS. Energy building profiles for each
day of the previous base line periods shall be developed based on
historical data preferably from the [INSERT ORGANISATIONS
DETAILS]s half hour data (HHD) and installed sub-metering.
On a daily basis, energy data will be collected for each site using File
Transfer Protocol (FTP), transferred in CSV format or obtain directly
from sub-meters or directly from energy provider secure websites.
This data will automatically be tabulated and compared against the
building profiles for each site. Variations in data above
predetermined limits will generate an Energy Excess alarm and
potential waste reports etc.
In the event of an Energy Excess alarm the contractor will log the
event, carry out a thorough investigation to determine cause(s) of
excessive energy usage by remote BMS connection and provide a
detailed report detailing remedial actions taken and any appropriate
recommendations.
Using the Building Profile as a benchmark the contractor shall log all
HHD for electricity and gas and use this data to produce appropriate
reports and charts for each site. Charts will be provided for
consumption kWh, CO2 and .
The contractor will compare the baseline performance figures with
relevant benchmark figures (where these exist), depending upon the
building type.
The contractor will calculate weather connected moving annual
total consumption figures for each building and will produce a
report showing changes in consumption, relative to the baseline
figures along with relevant regression reports etc. The report
(format to be agreed with the [INSERT ORGANISATIONS DETAILS]),

43 | P a g e
will identify in particular, any buildings where the
consumption in increasing for example by Cusum analysis.

energy

Energy / MM&T Software / Portal - The contractor will produce and


host an Energy Portal (web based) to allow the [INSERT
ORGANISATIONS DETAILS] to access the reports and charts,
accessibility having a hierarchy control with usernames and
passwords.
The Portal shall have a Dashboard style layout which can be
configured
to
meet
the
requirements
of
the
[INSERT
ORGANISATIONS DETAILS].
Energy Tracker - The contractor shall forecast and track expected
savings as agreed by the [INSERT ORGANISATIONS DETAILS].
Forecasts shall be based on measuring current consumption and
against historical data after the data has been weather corrected
using official heating and cooling degree day data and any other
relevant driver variable.
Tracker information reports will include the following types of
information - percentage savings, cumulative savings, regression
quality and consumption before and after etc.
8.4.2 Review of BMS Set-Points. The contractor shall compile a log
sheet, on which they will record all BMS set-points with regard to
operating times and temperatures. The sheet will also include
space for the corresponding requirements of the [INSERT
ORGANISATIONS DETAILS] to be recorded (this to be determined in
consultation with [INSERT ORGANISATIONS DETAILS] estate or
energy staff).
Monthly or more frequently the contractor shall:

Confirm any changes in the [INSERT ORGANISATIONS


DETAILS]s time and temperature requirements (updating the
log sheet accordingly).

Ensure that the BMS is set in line with the [INSERT


ORGANISATIONS DETAILS]s latest requirements.

Use trend logs to confirm that operating times and


temperatures actually being delivered, match those set into
the BMS. This will include verification of any out-of-hours

44 | P a g e
plant operation (for example as may be covered by frost
protection).

Produce a concise report confirming the checks made and any


issues resulting.

7.4.3 Identification of Spend to Save Opportunities.


The
contractor will use his expertise and developing knowledge of the
[INSERT ORGANISATIONS DETAILS] and its services, to identify
potentially cost-effective opportunities to reduce the building energy
use by enhancements to the sites BMS and associated controls (for
example, the installation of additional zone valves).
The contractor shall present a business case for each proposal to
the [INSERT ORGANISATIONS DETAILS], defining installation costs
and itemised savings resulting from reduced energy use,
maintenance etc. The methodology used to estimate savings will be
clearly defined.
Implemented projects will be monitored by the Energy MM&T
software tracker.
It is anticipated that the [INSERT ORGANISATIONS DETAILS] will be
in a position to fund the installation cost-effective enhancements, as
an addition to this BMS contract. It may alternatively be feasible for
the Contractor to provide external funding or enter into an Energy
Performance type contract or share of savings arrangement.
7.4.4 Demand Response Opportunities
The contract is will consider the application of Demand Response
Opportunities; Triad charge avoidance and STOR.
Triad charges relate to the National Grids transmission charges.
They measure demand readings three times a year and use an
average of these readings to calculate Transmission Network Use of
System (TNUoS) charges. In March each year the National Grid
publishes the three highest maximum demand (MD) readings that
have occurred between November in the previous year and February
of the current year. A forecast of these dates is provided in
advance.
By reducing consumption by operating the standby
generators (and through load shedding) at the forecast times it is
possible to significantly reduce the charges.

45 | P a g e
STOR is one of National Grids most important tools for securing the
national electricity system in real time. Under the STOR
arrangements, National Grid pays a rent (termed availability) for
STOR capacity, and pays a usage charge (utilisation) when the
reserve is needed, e.g., during demand peaks, or when large power
stations fail. STOR is a year-round service. There are a number of
companies who tender for the National Grid STOR contracts and
recruit generator sites owners to meet the agreed capacity
requirement. The value of the STOR contract is dependent on a
tender negotiation and the number of hours of utilisation. Savings
can be achieved through load shedding of non-essential equipment,
e.g. HVAC chillers, pumps etc and by the operation of standby
generators, where applicable.

8.0 SCHEDULE OF RATES AND PERFORMANCE


CONTRACT
8.1 Introduction
8.1.1 The [INSERT ORGANISATIONS DETAILS], wish to form a
collaborative relationship with a BMS Contractor who they can work
with over the next xx years to roll out the BMS Upgrade across their
site on a phased basis.
8.1.2 The [INSERT ORGANISATIONS DETAILS] plan to set up a
Framework Agreement based on a Schedule of Rates together with a
Performance Contract. Once in place it is planned that future phases
would be carried out under the Schedule of Rates, avoiding the need
to go out to competitive tender.

46 | P a g e
8.2 Schedule of Rates
8.2.1 The Contractor shall complete the Schedule of Rates proforma
included in the Tender documentation. This includes a
comprehensive schedule of rates for all materials and equipment
applicable to the works, which apply to
this tender or are likely to apply to future phases. The schedule shall
equate to the tender/quotation sum.
8.2.2 The Schedule of rates should also provide an acceptable level
of transparency and provide details of design, project management
and margin contributions along with any mark up costs on 3 rd party
contractors and bought in equipment etc.
8.2.3 The tendering company should also provide prices for the
three maintenance options as in 8.1.1 for:
a) new installations
b) existing BMS installations
8.2.4 Mechanism for accommodating inflation. Schedule rates will
be adjusted annually in line with an index to be determined under
the contract.

47 | P a g e

APPENDIX 1 BMS Points List


To be completed for specific projects as applicable

48 | P a g e

APPENDIX 2 Provisional Programme of Works


To be completed for specific projects as applicable

49 | P a g e

APPENDIX 3 TENDER ANALYSIS


FOR THE BMS INSTALLATION AT
THE [INSERT ORGANISATIONS DETAILS],
We the undersigned, do hereby offer to carry out the whole of the
work described in this Specification, and associated drawings (listed
in Table of Contents contained within this Specification), in strict
accordance with the terms and conditions thereof, for the following
sums of money:
1

Costs arising from Preliminaries

Costs arising from CDM

Site No.1 carry out the installation of the BMS


upgrade including the supply, installation and
commissioning of all added points.

4*

Site No.2 carry out the installation of the BMS


upgrade including the supply, installation and
commissioning of all additional points.

Costs arising from xx months defects liability

Contingency (x%)

Any costs not included in the above

Grand Total (Exc. VAT)

*add new lines for each site within the phase of works
GRAND TOTAL IN WORDS
TENDERER: .........................................................................................
.........................
ADDRESS: ...........................................................................................
....................
............................................................................................................
.....
SIGNED:.............................................................................................
DATED:..............................................................................................

50 | P a g e

TYPICAL SCHEDULE OF RATE / BILL OF MATERIALS

Item

Space temperature sensor


Duct temperature sensor
Immersion temperature sensor
Outside air temperature sensor
Frost thermostat
Differential pressure switch
Current transducer
Wind sensor
Solar sensor
Valve & actuator (0 - 10V)
Valve & actuator (0 - 10V)
Valve & actuator (0 - 10V)
Valve & actuator (0 - 10V)
Damper actuator (15Nm, 0 - 10V)
Outstation
Input/output module
Input/output module

Unit
(e.g.,single,
Length
metre)
Supply, installation and commission
single
single
single
single
single
single
single
single
single
single
single
single
single
single
[ADD DETAILS] [ADD
single
DETAILS]
[ADD DETAILS] [ADD
single
DETAILS]
[ADD DETAILS] [ADD
single
DETAILS]
Manufacturer

Model

Size

20mm
25mm
40mm
50mm
-

Cost
per
unit

Cost

51 | P a g e
Input/output module

[ADD DETAILS]

single

[ADD
DETAILS]
[ADD
DETAILS]
-

Input/output module

[ADD DETAILS]

Other Control devices, list price


less percentage
Control Panel modification for
Outstation < 50 points
Control Panel modification for
Outstation > 50 points
Control Panel manufacture %
mark-up
Sub-contractor mark-up (e.g.
Mechanical or building contractor)
% mark-up
Engineering (including software
design, graphics)
Project Management
Commissioning

single

per point

per point

per point

per point
per point

Handover & documentation


Service and Maintenance Options
New installation
Standard maintenance service
-

Per point

Fully comprehensive maintenance


cover
Enhanced (Energy) maintenance
service

per
point/annum
per
point/annum
per
point/annum

single
(% list
less)

52 | P a g e
Existing installation
Standard maintenance service

Fully comprehensive maint cover

metres

1mm

metres

1.5mm

metres

2.5mm

metres

4mm

metres

6mm

metres

10mm

metres

16mm

metres

25mm

metres

35mm

metres

1mm

metres

1.5mm

metres

2.5mm

Electrical Installation
Cabling Installation- Single Phase
(PVC/LSF Single circuit)
Cabling Installation- Single Phase
(PVC/LSF Single circuit)
Cabling Installation- Single Phase
(PVC/LSF Single circuit)
Cabling Installation- Single Phase
(PVC/LSF Single circuit)
Cabling Installation- Single Phase
(PVC/LSF Single circuit)
Cabling Installation- Single Phase
(PVC/LSF Single circuit)
Cabling Installation Single Phase
(PVC/LSF Single circuit)
Cabling Installation Single Phase
(PVC/LSF Single circuit)
Cabling Installation Single Phase
(PVC/LSF Single circuit)
Cabling Installation -3 Phase
(PVC/LSF Single circuit)
Cabling Installation 3 Phase
(PVC/LSF Single circuit)
Cabling Installation - 3 Phase
(PVC/LSF Single circuit)

per
point/annum
per
point/annum

53 | P a g e
Cabling Installation - 3 Phase
(PVC/LSF Single circuit)
Cabling Installation - 3 Phase
(PVC/LSF Single circuit)
Cabling Installation - 3 Phase
(PVC/LSF Single circuit)
Cabling Installation - 3 Phase
(PVC/LSF Single circuit)
Cabling Installation - 3 Phase
(PVC/LSF Single circuit)
Containment Conduit Installation
Metal
Containment Conduit Installation
Metal
Containment Conduit Installation
Metal
Containment Conduit Installation
Metal
Containment Conduit Installation
Metal
Containment Conduit Installation
Metal
Containment Conduit Installation
Metal
Containment Conduit Installation
Metal
Containment Conduit Installation
Metal

metres

4mm

metres

6mm

metres

10mm

metres

16mm

metres

25mm

metres

1mm

- -

metres

1.5mm

- -

metres

2mm

- -

metres

2.5mm

- -

metres

3mm

- -

metres

4mm

- -

metres

4.5mm

- -

metres

5mm

metres

6mm

Containment Conduit Installation - -

metres

7mm

54 | P a g e
Metal
Containment
Metal
Containment
Metal
Containment
Metal
Containment
Plastic
Containment
Plastic
Containment
Plastic
Containment
Plastic
Containment
Plastic
Containment
Plastic
Containment
Plastic
Containment
Plastic
Containment
Plastic
Containment
Plastic
Containment
Plastic
Containment

Conduit Installation - -

metres

8mm

Conduit Installation - -

metres

9mm

Conduit Installation - -

metres

1mm

Conduit Installation - -

metres

1.5mm

Conduit Installation - -

metres

2mm

Conduit Installation - -

metres

2.5mm

Conduit Installation - -

metres

3mm

Conduit Installation - -

metres

4mm

Conduit Installation - -

metres

4.5mm

Conduit Installation - -

metres

5mm

Conduit Installation - -

metres

6mm

Conduit Installation

metres

7mm

Conduit Installation - -

metres

8mm

Conduit Installation - -

metres

9mm

Trunking Installation

metres

50x50

55 | P a g e
Metal
Containment
Containment
Containment
Containment
Containment
Containment
Containment
Containment
Containment
Containment
Containment
Containment
Containment
Containment
- Plastic
Containment
Containment
Containment
Containment
Containment
Containment
Containment
Containment
Containment
Containment
Containment
Containment
Containment

Trunking
Trunking
Trunking
Trunking
Trunking
Trunking
Trunking
Trunking
Trunking
Trunking
Trunking
Trunking
Trunking
Trunking

Installation
Installation
Installation
Installation
Installation
Installation
Installation
Installation
Installation
Installation
Installation
Installation
Installation
Installation

metres
metres
metres
metres
metres
metres
metres
metres
metres
metres
metres
metres
metres
metres

75x50
100x50
100x100
150x100
150x50
150x75
200x100
200x150
200x200
300x100
300x150
300x200
300x300
50x50

Trunking
Trunking
Trunking
Trunking
Trunking
Trunking
Trunking
Trunking
Trunking
Trunking
Trunking
Trunking
Trunking

Installation
Installation
Installation
Installation
Installation
Installation
Installation
Installation
Installation
Installation
Installation
Installation
Installation

metres
metres
metres
metres
metres
metres
metres
metres
metres
metres
metres
metres
metres

75x50
100x50
100x100
150x100
150x50
150x75
200x100
200x150
200x200
300x100
300x150
300x200
300x300

56 | P a g e
Containment Tray Installation
Containment Tray Installation
Containment Tray Installation
Containment Tray Installation
Containment Tray Installation
Containment Tray Installation
Protective Device - Single Phase
RCD
Protective Device - Single Phase
RCD
Protective Device - Single Phase
RCD
Protective Device - Single Phase
RCD
Protective Device - Single Phase
RCD
Protective Device - Single Phase
RCD
Protective Device - Single Phase
RCD
Protective Device - Single Phase
RCD
Protective Device - 3 Phase RCD
Protective Device - 3 Phase RCD
Protective Device - 3 Phase RCD
Protective Device - 3 Phase RCD
Protective Device - 3 Phase RCD
Protective Device - 3 Phase RCD
Protective Device - 3 Phase RCD

metres
metres
metres
metres
metres
metres
Unit

50mm
75mm
100mm
150mm
200mm
300mm
10A

Unit

16A

Unit

20A

Unit

32A

Unit

40A

Unit

50A

Unit

63A

Unit

80A

Unit
Unit
Unit
Unit
Unit
Unit
Unit

10A
16A
20A
32A
40A
50A
63A

57 | P a g e
Protective
Protective
MCB
Protective
MCB
Protective
MCB
Protective
Protective
Protective
Protective
Protective
Protective
Protective
MCB
Protective
MCB
Protective
MCB
Protective
MCB
Protective
MCB
Protective
MCB
Protective
MCB
Protective
MCB

Device - 3 Phase RCD


Device - Single Phase

Unit
Unit

80A
10A

Device - Single Phase

Unit

10A

Device - Single Phase

Unit

16A

Device
Device
Device
Device
Device
Device
Device

3 Phase RCD
3 Phase RCD
3 Phase RCD
3 Phase RCD
3 Phase RCD
3 Phase RCD
Single Phase

Unit
Unit
Unit
Unit
Unit
Unit
Unit

20A
32A
40A
50A
63A
80A
10A

Device - Single Phase

Unit

10A

Device - Single Phase

Unit

16A

Device - Single Phase

Unit

20A

Device - Single Phase

Unit

32A

Device - Single Phase

Unit

40A

Device - Single Phase

Unit

50A

Device - Single Phase

Unit

63A

58 | P a g e
Protective Device - Single Phase
MCB
Protective Device - 3 Phase MCB
Protective Device Protective
Device - 3 Phase MCB
Protective Device - 3 Phase MCB
Protective Device - 3 Phase MCB
Protective Device - 3 Phase MCB
Protective Device - 3 Phase MCB
Protective Device - 3 Phase MCB
Protective Device - 3 Phase MCB
Protective Device - 3 Phase
MCCB
Protective Device - 3 Phase
MCCB
Protective Device - 3 Phase
MCCB
Protective Device - 3 Phase
MCCB

Unit

80A

Unit
Unit

10A
16A

Unit
Unit
Unit
Unit
Unit
Unit
Unit

20A
32A
40A
50A
63A
80A
63A

Unit

80A

Unit

100A

Unit

125A

Protective Device - 3 Phase


MCCB
Protective Device - 3 Phase
MCCB
Final Connection to Equipment

Unit

160A

Unit

200A

Manufacture
r

Model

Connective Device Switched Fuse Connection unit

Unit
(e.g.,
single,
Length
metre)
Unit

Size

10A

Cost

59 | P a g e
Connective
unit
Connective
Connective
Connective
Connective
Connective
Connective
Connective
Connective
Connective
Connective
Connective
Connective
Connective
Connective
Connective
Connective
Connective
Connective
Connective
Connective
Connective
Connective
TOTALS

Device Unswitched Fuse Connection

Unit

10A

Device
Device
Device
Device
Device
Device
Device
Device
Device
Device
Device
Device
Device
Device
Device
Device
Device
Device
Device
Device
Device
Device

Unit
Unit
Unit
Unit
Unit
Unit
Unit
Unit
Unit
Unit
Unit
Unit
Unit
Unit
Unit
Unit
Unit
Unit
Unit
Unit
Unit
Unit

16A
16A
20A
20A
32A
32A
40A
40A
50A
50A
63A
63A
80A
80A
100A
100A
125A
125A
160A
160A
200A
200A

Single Phase Isolator


3 Phase Isolator
Single Phase Isolator
3 Phase Isolator
Single Phase Isolator
3 Phase Isolator
Single Phase Isolator
3 Phase Isolator
Single Phase Isolator
3 Phase Isolator
Single Phase Isolator
3 Phase Isolator
3 Phase Isolator
3 Phase Switch fuse
3 Phase Isolator
3 Phase Switch fuse
3 Phase Isolator
3 Phase Switch fuse
3 Phase Isolator
3 Phase Switch fuse
3 Phase Isolator
3 Phase Switch fuse

60 | P a g e