A B C of B M S

by
BAS Consultant & Engineer
 Basic of Instrumentation
• Us our Body and its parts

• Our Body Reflexes

 In BMS
INPUTS:- Sensors
Temperature (of room)

Humidity (of room)

Flow Rate (chilled Water)

Pressure (of Fire Hydrant)

Level (of a Tank)

Run status (Pumps, Fans)

 Temperature Sensors

– Sensing technologies – Application Issues

• Thermistor
– Accurate over limited • Mount inside thermal well for water
range temperature
– Point type only • Mount return air sensor away from
fresh air stream
– Used for space
temperature • Mount space temperature sensor :
• Nickel Wire – At 1500 mm height
– General purpose sensor – On inside wall
– Point or averaging type – Away from direct sun or other
heat sources
– Used for space or duct
• Ensure off-coil sensors are far
• Platinum
enough away from coil
– High accuracy / linearity
• Outdoor air temperature sensors
– Point type only require sunscreen
– Precision applications • Calibrate using precision resistor,
validate using digital thermometer
• Know mounting scope of
responsibility
 Pressure Sensors

– Air Static Pressure – Water Static Pressure

• Used to control VFD based on • Used to monitor pressure at top of
VAV duct static sprinkler riser
• Must be mounted in region of • Commercial grade sensors can leak
laminar flow; five duct diameters
from restrictions
• Active sensor

– Water Differential Pressure

• Used to control bypass valve or VFD
– Air Differential Pressure
• When controlling bypass, best to
• Used to calculate airflow from
mount at last AHU
velocity pressure
• Do not try to save costs by using
– PVELOCITY = PTOTAL - PSTATIC
two static pressure sensors
– CFM = 4005 * AREA *
• Calculation error of same magnitude
(PVELOCITY / K FACTOR)½
as signal may ocur.
• Used in VAV boxes and air flow
monitoring stations
 Other Sensors

Waterflow
Carbon monoxide

Mount in region of laminar
Control car park ventilation fans
flow; five diameters from
restrictions

Carbon Dioxide

Many technologies:

Used as indirect indicator of

Annubar indoor air quality

Paddlewheel

Electromagnetic
Electrical Transducers

Turbine
Current Transducers

Voltage Transducers

Humidity

Used to measure the Relative

Lux Level Sensors
Humidity in air.

To measure the intensity of

Some humidity sensors comes
light.
with in built temperature
sensors also.
 In BMS
OUTPUTS:- Control

Valves

VFD Speed Command

Air Dampers Actuators

ON-OFF Command (Fans,

Pumps, Boilers)
 INPUTS & OUTPUTS
INPUTS e.g
Analouge (varying-reading) Temperature, Humidity, Water Flow , Air
AI Flow , Tank Level, Energy KW, Voltage,
Current, Pressure, pH, Conductivity

Digital (Binary-ON or OFF) Status (on/off, airflow , run, open/close)

DI or BI Alarm
Trip

OUTPUTS e.g
Analouge (varying-positioning) Fan Speed regulating (0 to 100%)
AO Chilled water valve control (0 to 100%)

Digital (Binary-ON or OFF) Command (on/off, open/close)

DO or BO
 I/O

Building management system relies on 4 types sensory information to make a control decision
Analog inputs : are used to read a variable measurement. Examples are temperature, humidity and
pressure sensor which could be thermistor, 4-20 mA, 0-10 volt or platinum resistance thermometer
(resistance temperature detector), or wireless sensors.
Digital input : indicates if a device is turned on or not. Some examples of a digital input would be , an air
flow switch, or a volt-free relay contact.
Analog output : controls the speed or position of a device, such as a variable frequency drive, a I-P
(current to pneumatics) transducer, or a valve or damper actuator. An example is a chilled water valve
opening up 25% to maintain a setpoint.
Digital outputs : are used to open and close relays and switches. An example would be to turn on the
parking lot lights when a photocell indicates it is dark outside.

A typical Mid Size Building may have 800 -2000 sensory points also known and I/O points.
A complex Building like an Airport may have more than 5000 points
DDC Controllers

Types of DDC controllers

Fixed function

Configurable

Text programmable

Graphic programmable

Point Definition

Ranging (linear, calculated,
polynomial)

Filtering (smoothing and
debounce)

Interlocks

Control Loops

Proportional plus integral control
commonly used

Other software routines used in
local control logic

Minimum, maximum, average,
calculator, etc.

Psychometric calculations

Timing (delays, pulses, etc.)

Boolean and comparator
operators

Time clock and backup schedules
DDC physical
Control System
Sl. IO Description AI DI AO DO FIELD DEVICE
No

1 AHU On/Off 0 0 0 1 AHU panel to accept 2A NO contact

2 AHU Run Status 0 1 0 0 Differential Pressure Switch across blower

3 AHU Auto/Manual Status 0 1 0 0 Pot . free contact @ AHU Panel

4 AHU filter Status 0 1 0 0 Differential Pressure Switch across filter

5 Return air temperature 1 0 0 0 Duct type temperature sensor

6 2 Way chilled water modulating valve control 0 0 1 0 2 way Modulating Valve

7 Chilled water return header flow rate 1 0 0 0 Flow meter

TOTAL 2 3 1 1
 Basics of HVAC

Pot with water

Evaporation through the pores of Mud Pot makes the water inside cool
 Purpose of HVAC
The main purpose of HVAC is to provide
the people working inside the building with
“CONDITIONED AIR” so that they will
have a comfortable and safe work
environment.
 What is Conditioned Air?
Conditioned Air” means that the air is clean
and Odor-Free, and the temperature,
humidity and movement of air are within
certain comfort range.
Comfort Zone: (ASHRAErecommendation)
–– Temp : 22.7oC to 26.1oC
–– Relative Humidity : 50%
–– Air Velocity : 30 feet per minute
 What is AHU?
• AHU is Air Handling Unit
Contains:–Fan, Cooling coil , Air Filter
Inputs to the Controller:
Outputs from the Controller:
 What is a Chiller
• A heat exchanger using air, refrigerant, water and evaporation to transfer
heat (BTUs) to produce air conditioning (measured in tons).

• A chiller is comprised of an evaporator, compressor, condenser and

expansion valve system.
Cycle
Chiller Plant
Chiller Plant with BMS sensor
Chiller Plant Operation
Control Logic
 Building Management System-: Begin with the basics

BMS – Building Management system

Building Automation system
A Building Management System (BMS)
is a blend of hardware & software based
control system installed in buildings to
control and monitor the building’s
mechanical, electrical & other utility
equipment
 Building Services
Services Equipments
Mechanical system HVAC , Plumbing , Fire Fighting, STP

Electrical System Electrical DB’s/Lighting control & monitoring,

Generator set, UPS

Utility Lifts, Fire Alarm System, Security System, Public

address system
 What is a Building Automation System?

A BMS system collects the operating information required for intelligent building
management.

It analyses the operation of the building systems by viewing all important
temperatures, humidities and equipment status.

Further to collection of these data, the BMS presents these data on the screen with
full color
• Automates some control strategies such as turning equipment On/Off according
to a time schedule – ensures energy savings
• Allows an operator sitting at the BMS work station to view key information about
the building – improves building operations
• Allows an operator sitting at the BMS work station to control some of the
equipment in the building – improves building operations allowing remote control
/ over-ride where necessary
• Maintains an audit trail of what happened and when it happened – improves
building management by means reporting and traceability
• Maintains historical data for selected information (like temperature, humidity
..etc) – improves building management by means reporting and traceability
• Alerts the operator at the BMS work station when readings fall outside of normal
range (i.e. breaker trips, temperature too warm, etc.) – improves building
management by having a faster reaction time to problems
• By doing the above and more a BMS system saves manpower, ensures productive
occupants (especially in an office environment), prolongs equipment life, and the
most important of all saves energy. diagrams (graphics) for the ease of
understanding.
 BMS Protocols
BMS system manufacturer divided predominantly into two different
protocols, mentioned below-

• BACnet - A Data Communication Protocol for Building Automation and

Control Networks developed by ASHRAE. It gives freedom to client to
connect all BACnet compliant devices and ease in commissioning &
configuring.

• Lonworks -Lon Works is actually a family of products originally developed

by the Echelon Corporation. At the core of this technology is a proprietary
communications protocol called Lon Talk. Here one needs to buy license for
each individual controllers & devices. Commissioning requires software key
(dongle) all the time for commissioning & configuration.

• Modbus is developed by Modicon in 1979. It is used to establish master-

slave/client-server communication between intelligent devices. It is a de
facto standard, truly open and the most widely used network protocol in the
industrial environment and devices.
 BMS System Architecture –
• IP- 1 Tier
Where all controllers are connected
to HMI on LAN.
RS 485 – 2Tier
Level1-: where all controllers are connected
to each other in daisy chain fashion & then
after they connect to router or gateway.

Level2-: When router or gateway is connected

to any HMI for monitoring & controlling.
 Building Automation System Software

Maintenance
Operations
Energy
Where this feature resides
User Interface
and Password  Operator Workstation

Alarms
   Supervisory Controller (processing)
Operator Workstation (long term storage)

Scheduling
  Supervisory Controller

Graphics
   Operator Workstation

Historical Data
   Supervisory Controller (processing)
Operator Workstation (long term storage)
Demand Limiting
and Duty Cycling  Supervisory Controller

Control Logic
  Supervisory Controller
DDC Controller
 BMS Typical BOQ-
It can be categorized in 3 broad categories-

1. BMS controllers, Softwares, POT(Portable Operator

Terminal),integration & PC.

2. Field Devices- It comprises different kind of sensors,

switches, actuators, Transmitters etc

3. Cables & conduits

 1. BMS controllers, Software's, POT
(Portable Operator Terminal), for integration & PC.

• Controllers selection can be done based on the IO (Input Output) requirements directly
just to match AI(Analog Input), AO(Analog Output), DI(Digital Input), DO(Digital
Output) in the layman’s language.

• Integration to collect the data from different devices.

 2. Field Devices-
Comprises different kind of sensors, switches,
actuators, Transmitters
BMS Category Sub- Application
Areas Type Category
AHU(Airside) Temperature(cum
Humidity/RH)
Sensor Room To know the actual Temp inside without cooling
To know flowing air Temp(& RH) inside duct for
Duct supply & Return Air
Differential Pressure Across AHU Fan to check it is on or off physically,
Switch Air across filter to check the status

Valve & Actuators Across cooling coil

Chillers, cooling Temperature(cum To Know water temperature from the chillers & to the
towers(Waterside) Humidity/RH) Sensor Immersion chillers

Outside To Know outside temp & RH

Differential Pressure Across Pumps to check it is on or off physically, across
Switch Water filter to check the status
Others
Level Transmitters Water To know the water level

Oil To know the oil level

CO2, CO sensor Room To know the air quality as in parking lot

 3. Cable

It generally can be categorized in two different applications-:

• Signal/Control Cable: From different field devices to controllers &
from Controllers to field devices to control the equipments

• Communication Cable: cable between different controllers, routers

& gateways for the purpose of intercommunication between
controllers.

• Integration cable: cable required for monitoring of third party

devices.
 Cable Selection
BMS
Areas Category Cable Type Application
AHU Duct, Room Temp sensor 2c x 1 sqmm shielded Passive Temp(2c) signals from sensor to controllers
Passive Temperature(2c) & Active(2c-power) RH measurement
Temp cum humidity sensor 4c x 1sqmm shielded from sensor to controllers

DP Switch for Air 2c x 1 sqmm shielded Passive Temp(2c) signals from switch to controllers

AHU FAN VFD 2c x 1 sqmm shielded Run status

2c x 1 sqmm shielded On/off status

2c x 1 sqmm shielded Relay output for VFD On/OFF Operation

Valve & Actuator 5c x 1sqmm shielded Control & Power (3c power and command) & Monitor (2c)
 Integration
BMS
Areas Category Cable Type Application
2c x 1.5 sqmm twisted pair Integration is only to collect data from different devices to monitor
Integartion DG shielded & generate reports
2c x 1.5 sqmm twisted pair Integration is only to collect data from different devices to monitor
UPS shielded & generate reports
2c x 1.5 sqmm twisted pair Integration is only to collect data from different devices to monitor
VAV's shielded & generate reports
2c x 1.5 sqmm twisted pair Integration is only to collect data from different devices to monitor
Electrical Panels shielded & generate reports
2c x 1.5 sqmm twisted pair Integration is only to collect data from different devices to monitor
Chillers shielded & generate reports
Security & Fire Alarm 2c x 1.5 sqmm twisted pair Integration is only to collect data from different devices to monitor
system shielded & generate reports
2c x 1.5 sqmm twisted pair Integration is only to collect data from different devices to monitor
Elevator shielded & generate reports
 BMS Design Aspects
Basic data required before you start system design:

1. Input / Output summary for all subsystems, which need to either monitor or control.
2. Selection of appropriate field devices.
3. All integration devices & respective point details which has to be monitored.
4. Signal & Communication cable route layout (at least tentative).
5. Panel (Enclosure for controllers) location, BMS PC location.

Steps to follow for designing-:

1. Select the suitable controllers required for the requirement.

2. Select the enclosure to mount those controllers, which includes power supply for controllers & other wirings for field device
connection.
3. Now start with the AHU designing which includes signal & control cabling requirement for different field device selection as
per the requirement.

4. A typical AHU generally requires following field devices-Temperature cum Humidity sensor (or only Temp) in return & supply
duct. Differential Pressure Switch (For Air) across the AHU Fan, Filter, Actuators for AHU Line.

5. A typical AHU will have following wiring connection- Connection to all Field devices, Connection to electrical panels as per
I/O, connection to VFD’s.

6. A typical Chiller side will have following field devices-Immersion type temperature sensor (for supply & return pipes),
Butterfly Valve & Actuator in each chiller supply, differential Pressure sensor across main supply & return .

7. A typical chiller will have connection to all field devices, chiller panels, Pump VFD’s.
 BMS Commissioning Aspects –

Air Side Commissioning- It comprises individual commissioning of AHU (Air handling Unit), CSU
(Ceiling Suspended Unit), Fans & associated field devices.

• We need to measure each field devices value during AHU commissioning as first task to make
sure all field devices are working & then all points can be put in a logic.

Water side commissioning – It comprises individual commissioning of Water cooled chillers, Air
cooled chillers, Cooling towers, Primary pumps, Secondary pumps, VFD’s & associated field
devices

• We need to measure each field device value & other connected points value individually before
putting them into logic.

Integration of Air side & water side in a logic-This is to integrate all independent system in logic.
Which can work automatically based on the user defined parameters without any conflict of
individual system functionality.
 BMS Commissioning Aspects

Integration of monitoring points-

• This is to collect all data in BMS system for the purpose of monitoring only.
• PICS details i.e mapping details to be taken from respective equipment supplier.
• Protocol significance for integration purpose-whenever we say one device supports Modbus over
RS485, here RS 485 signifies physical channel (cable type) & communication port while Modbus
signifies data pattern. Therefore all devices in a loop must support same protocol & configure to
the same.
• Cable used for integration is 2 core x 1.5 sqmm shielded
• All monitored devices have to be looped in daisy chain connection to RS-485 port. Devices can
support different communication over different protocols. We need to make sure whenever making
a loop all devices should support same communication & protocol type. for instance Modbus over
RS485.

Client User interface (UI)

• Client can change parameters as temperature & humidity from UI as per the comfort level & all
basic information can be viewed on the UI.
SNAPS OF INSTALLATION
PANEL
SCHEMATICS-AHU
SCHEMATICS-TFA
SCHEMATICS-SCRUBBER
Water Tank
EXHAUST FAN
CHILLER
CHW & CDW PUMPS
COOLING TOWER