EE8236 ELECTRICAL SYSTEMS IN BUILDINGS
Lecture 17
6. Building Management System
A Building Management System (BMS) is a computer-based control system installed in
buildings that controls and monitors the building’s mechanical and electrical equipment such
as ventilation, lighting, power systems, fire systems, and security systems. A BMS consists
of software and hardware; the software program, usually configured in a hierarchical
manner, can be proprietary, using such protocols as C-bus (a Communication Protocol),
Profibus (Process Field Bus), and so on. Vendors are also producing BMSs that integrate
using Internet protocols and open standards.
Its core function is to manage the environment within the building and may control
temperature, carbon dioxide levels and humidity within a building. As a core function in
most BMS systems, it controls heating and cooling, manages the systems that distribute this
air throughout the building (for example by operating fans or opening/closing dampers), and
then locally controls the mixture of heating and cooling to achieve the desired room
temperature. A secondary function sometimes is to monitor the level of human-generated
CO2, mixing in outside air with waste air to increase the amount of oxygen while also
minimizing heat/cooling losses.
Systems linked to a BMS typically represent 40% of a building's energy usage; if lighting
is included, this number approaches 70%. BMS systems are a critical component to
managing energy demand. Improperly configured BMS systems are believed to account for
20% of building energy usage. As well as controlling the building's internal
environment, BMS systems are sometimes linked to access control (turnstiles and access
doors controlling who is allowed access and egress to the building) or other security
systems such as closed-circuit television (CCTV) and motion detectors. Fire alarm
systems and elevators are also sometimes linked to a BMS, for monitoring. in case a fire is
detected then the only the fire alarm panel could shut off dampers in the ventilation system
to stop smoke spreading and send all the elevators to the ground floor and park them to
prevent people from using them in the event of a fire .
6.1 Functions of Building Management Systems
The four basic functions of a central, computer-controlled BMS are:
Controlling
Monitoring
Optimizing
Reporting of the building’s facilities, mechanical, and electrical equipment for
comfort, safety, and efficiency.
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BMS normally comprises
Power systems
Illumination system
Electric power control system
Heating, Ventilation and Air-conditioning HVAC System
Security and observation system
Magnetic card and access system
Fire alarm system
Lifts, elevators etc.
Plumbing system
Burglar alarms, CCTV
Trace Heating
Other engineering systems
Home Automation System
Fire alarm and Safety system
Manage the sensors of alarm
6.2 Benefits of BMS
6.2.1 Building tenant/occupants
Good control of internal comfort conditions
Possibility of individual room control
Increased staff productivity
Effective monitoring and targeting of energy consumption
Improved plant reliability and life
Effective response to HVAC-related complaints
Save time and money during the maintenance
6.2.2 Building owner
Higher rental value
Flexibility on change of building use
Individual tenant billing for services facilities manager
Central or remote control and monitoring of building
Increased level of comfort and time saving
Remote Monitoring of the plants (such as AHU's, Fire pumps, plumbing pumps,
Electrical supply, STP, WTP etc.)
Central or remote control and monitoring of building
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6.2.3 Maintenance Companies
Ease of information availability problem
Computerized maintenance scheduling
Effective use of maintenance staff
Early detection of problems
More satisfied occupants
6.2.4 Main Components of a BMS System
Central Station (PC)
Programmable Semi-Intelligent Devices (DDC)
Network Wiring
Sensors
Control Modules
Control Wiring
Power Supply
6.3 Direct Digital Control (Controller)
Direct digital control (DDC) is the automated control of a condition or process by a
digital device. These devices are separately programmable to fit the application.
Also these devices are microprocessor based devices and capable of operating as
standalone units, meaning that each device can monitor and control connected
equipment independently from other devices of central station.
The controllers typically have analog and digital inputs, that allow measurement of
the variable (temperature, humidity, or pressure) and analog and digital outputs
for control of the medium (hot/cold water and/or steam). Digital inputs are
typically (dry) contacts from a control device, and analog inputs are typically a
voltage or current measurement from a variable (temperature, humidity, velocity, or
pressure) sensing device. Digital outputs are typically relay contacts used to start
and stop equipment, and analog outputs are typically voltage or current signals to
control the movement of the medium (air/water/steam) control devices.
6.3.1 Data communication
When DDC controllers are networked together they can share information through a
data bus. The control system may speak 'proprietary' or 'open protocol' language to
communicate on the data bus. Examples of open protocol language are BACnet
(Building Automation Control Network), LON (Echelon) etc.
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6.3.2 Integration
When different DDC data networks are linked together they can be controlled
from a shared platform. This platform can then share information from one language
to another. For example, a LON controller could share a temperature value with a
BACnet controller. The integration platform can not only make information
shareable, but can interact with all the devices.
Most of the integration platforms are either a PC or a network appliance. In many
cases, the HMI (human machine interface) or SCADA (Supervisory Control And
Data Acquisition) are part of it. Integration platform examples, to name only a
few, are the Tridium Niagara AX, Johnson FX40,TAC Vista, CAN2GO and the
Unified Architecture i.e. OPC (Open Connectivity) server technology used when
direct connectivity is not possible.
6.3.3 In HVAC
DDC is often used to control HVAC (heating, ventilating, and air conditioning) devices such
as valves via microprocessors using software to perform the control logic. Such systems
receive analog and digital inputs from the sensors and devices installed in the HVAC system
and, according to the control logic, provide analog or digital outputs to control the HVAC
system devices.
These systems may be mated with a software package that graphically allows operators to
monitor, control, alarm and diagnose building equipment remotely.
6.4 Logic Tables for Controlled Equipment
At the design of BMS system for a building the control logic tables are decided. Upon the
decision of logic tables, connecting hardware with the controlled equipment and the
programming are performed.
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Table 6.1: Logic Table for Air Handling Unit
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