BUILDING MANAGEMENT SYSTEM BASICS

Eng. Tarek Aboukhadra

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Contents

1. INTRODUCTION

2. Building Management System (BMS) Definition

3. What is the role of a BMS?

4. Equipment controlled by BMS in buildings

5. Main components of the BMS System/ BMS System architecture

6. HVAC Equipment

7. Different types of I/O List

8. Sequence of Operation

9. list of Input and output points are required for the sequence of operation

10. Practical Example

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1. INTRODUCTION

BUILDING MANAGEMENT SYSTEM BASICS

Eng. Tarek Aboukhadra ٣
Buildings Management System (BMS)

BUILDING MANAGEMENT SYSTEM BASICS

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The major Building Control Systems vendors?

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2- Building Management System (BMS) Definition

BUILDING MANAGEMENT SYSTEM BASICS

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Building management system, BMS: is an umbrella term It
is used to refer to a wide range of computerized building
control systems, from special- purpose controllers, to
standalone remote stations, to larger systems including
central computer stations and printers.

A BMS comprises several subsystems which are connected in various ways to form a complete system.

The system has to be designed and engineered around the building itself to serve the services systems include HVAC systems,

electrical systems, lighting systems, fire systems and security systems and lift systems.

BUILDING MANAGEMENT SYSTEM BASICS

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 Building Management Systems (BMS) also known as Building Automation Systems (BAS), Building
Management and Control System (BMCS), Direct Digital Controls (DDC) and Building Controls (BC)
 BMS – Building Management Systems
 BAS – Building Automation Systems
 BEMS – Building Energy Management Systems
 EMS – Energy Management Systems
 EMCS – Energy Management Control Systems
 EPMS – Energy Power Management Systems
These various terms all had separate origins, and today you may find small nuances between software vendors
still using each of these terms.
There is no differentiation between BMS and BAS. The two terms are frequently used interchangeably in the
industry. For some time, vendors were trying to differentiate Building Automation Systems as an advanced
version of Building Management Systems. But then everybody started to call their BMS a BAS.

BUILDING MANAGEMENT SYSTEM BASICS

Eng. Tarek Aboukhadra ٨
BUILDING MANAGEMENT SYSTEM BASICS
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3- What is the role and benefits of a BMS?

BUILDING MANAGEMENT SYSTEM BASICS

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Building Management System is a system of monitoring, operation, and control of all activities of the building(s) or facility in
a central way.

BMS’ role is to facilitate the operation and

evaluation of a building ,it helps in the control
of various building design parameters, as well as
by recording building operating data and
commissioning other important information.
When integrated with various building systems
such as heating, ventilating and air conditioning
(HVAC) equipment, security access control
systems and lighting, the optimum in energy-
efficiency and building management is derived.

BUILDING MANAGEMENT SYSTEM BASICS

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• TheDaytoDayRole of theBMS
The most common primary function of the BMS is the control of HVAC Systems including :
Air Handling Units
Chilled Water Plant
Heating Water Plant
Exhaust Systems
• Control of Building Systems and Services
• Graphic User Interface (GUI)
• Real Time Monitoring of Building Operation and Performance
• Trending and Logging of Building Operation and Performance
• Time Scheduling of Building Systems
• Fault Management and Alarming
• Control Application Programming
• User Event Management

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• Buildingcontrol applicationsincludeforfollowing: • MeasuringandMonitoringBuildingPerformance
- Zone temperature monitoring and control
‒ Operator Interfaces including Graphical User Interface
- Zone Variable Air Volume (VAV) control to
zones (GUI) for monitoring and adjustments
- Zone CO2 monitoring and control (Air Quality) ‒ Trend data is important when determining the
- Air handling unit supply air temperature stability of control algorithms and when tuning
control
the system.
- Air handling unit supply air flow / pressure
control ‒ Equipment alarm and fault notification, reduces down
- Main Plant Chiller and Boiler sequencing time and consequential
- Toilet, car park, kitchen and general exhaust
fan control

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InteractionWithOtherBuildingSystems

BUILDING MANAGEMENT SYSTEM BASICS

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benefits of BMS
• Improved indoor environment quality
- Comfortable living and working environment – domestic or
commercial
- Better temperature and humidity control
- Good air quality
• Faster response to ..
- occupant needs
- end-user complaints
- trouble conditions

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• Maintenance Savings.
- efficient control gives less wear and strain of mechanical
equipment.
- provides longer life
- runtime monitoring alerts timely maintenance of
equipment
- avoids expensive failures
• Energy Savings
- eliminates unnecessary system operation.
- accurate energy usage information
- helps you to take steps to reduce energy consumption like…
• Optimum-Start
• Night-Purging
• Time-Scheduling
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Consolidated facility control…
- One point centralized operation
- Simpler operation
- Reduces time and resources

• Reduced operator training

- on-screen instructions
- user-friendly graphic displays
- simpler operation programmed for routine and
repetitive operation

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• Improved management reporting
- Provides valuable real-time data
- Creates reports, charts…
- Critical information immediately sent to printers,
emailed
- or sent via SMS
• Timely and effective control
- alerts your employees when your facility is
not operating correctly
- reduce troubleshooting and down time.
- Remote access connectivity without site visits.
• Performance Benchmarking
- Facilitates the overall system performance
measurement
- Comparison with set benchmarks

BUILDING MANAGEMENT SYSTEM BASICS

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4- Equipment controlled by BMS in buildings

BUILDING MANAGEMENT SYSTEM BASICS

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These systems and services include:
10. CCTV cameras.
1. Control of HVAC System.
11. Access control System
2. Lighting Control.
12. Monitoring and control of generators
3. Elevators, Escalators and conveyor belts.
ETC.
4. Control of pumps and motors.

5. The system of billing the water consumed (hot or cold)

6. Billing system for the electricity consumed

7. Fire alarm and fire extinguishing control systems.

8. Monitoring and controlling fuel and water tanks.

9. Security and anti-theft systems.

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5- Main components of the BMS System/ BMS System architecture

BUILDING MANAGEMENT SYSTEM BASICS

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System Architecture
BMS links functionality of building equipment TO operate as one complete integrated system.

BUILDING MANAGEMENT SYSTEM BASICS

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Componentsof BMS
As per the level of monitoring and control, there are three
levels in Building Management System.

1- Management Level (Centralized WorkStation Computer)

• With powerful user-friendly software.
• Used for everyday building operation.

2- Automation Level (DDC Controllers)

• Micro-processor based
• Pre-configured / Freely programmable
• Controls the HVAC equipment of the building

3- Field devices Level

• Temperature, Humidity, Pressure sensors
• Valves, Actuators

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Concept
“self know, self decide and self respond”

Self know
Self decide Self respond

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Typical SystemComponents–BMSHardware
High Point Counts
Range to Suit Applications

Operator Workstations

Built In Displays

Limited Features

Small Point Counts

Application Specific

BUILDING MANAGEMENT SYSTEM BASICS

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Typical SystemComponents–FieldDevices
Variable Speed Air Flows
Damper Pressures
Actuators Drives (VSD)
Voltages
Currents
Valve Water Flows
Pumps
Actuators Pressures
Fans
Motors
Chillers / Boilers Temperature
Cooling Towers Relative Humidity
CO2

Low Level and

High Level (HLI)
Connections

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• DDC - Direct Digital Control of an HVAC system

•A method of monitoring and controlling HVAC system

performance by collecting, processing, and sending
information using sensors, actuators, and
microprocessors.

• DDC is the concept or theory of HVAC system control

that uses digital controls

• Physically,DDC encompasses all the devices used to

implement this control method: a whole group of DDC
controllers/microprocessors, actuators, sensors, and
other devices.

BUILDING MANAGEMENT SYSTEM BASICS

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6- HVAC Equipment

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HVAC systems are more used in different types of buildings such as industrial, commercial,
residential and institutional buildings. The main mission of HVAC system is to satisfy the
thermal comfort of occupants by adjusting and changing the outdoor air conditions to the
desired conditions of occupied buildings

HVAC system selection

System selection depends on three main factors including the building configuration,
the climate conditions, and the owner desire.
Some criteria can be considered such as climate change (e.g., temperature,
humidity, and space pressure), building capacity, spatial requirements, cost such as
capital cost, operating cost, and maintenance cost, life cycle analysis, and reliability
and flexibility.

BUILDING MANAGEMENT SYSTEM BASICS

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Basic components of an HVAC system
The basic components or equipment of an HVAC system that delivers conditioned air to satisfy thermal
comfort of space and occupants and the achieve the indoor air quality are listed below:
. Air filter . Humidification and dehumidification equipment

. Supply fan . Return air system

. Exhaust or relief fans . Heating and cooling coils

. Outdoor air intake . Cooling tower

. Ducts . Boiler

. Terminal devices . Control

. Water chiller

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Air Cooled Chiller Water Cooled Chiller VAV Box

Air Handling Unit

Fan Coil Unit Roof top Package Unit

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Centrifugal Fan
Axial Fan Boiler

Centrifugal Pump Water Pipes

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7- Different types of I/O List

BUILDING MANAGEMENT SYSTEM BASICS

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Analog input (AI) a sensor that monitors physical data, such as temperature, flow, or
pressure.

Analog output (AO) a physical action of a proportional device in the controlled equipment -
e.g., actuator opens air damper from 20% to 40%, other dampers, valves, inlet guide vanes,
etc.

Digital input (DI) a sensor that monitors status. Momentary and maintained switches, ON-
OFF equipment status, and digital pulses from flow and electric power meters are discrete
inputs.

Digital output (DO) changes or maintains device status. Performs momentary or maintained
switching for start/stop of pumps, fans, two-position dampers, and on/off control.

BUILDING MANAGEMENT SYSTEM BASICS

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Analogue Input Analogue Output

• Examples of A.I. • Examples of A.O.

– Temperature Sensor – Electronic Actuators Valves
– Humidity Sensor – Electronic Actuators Dampers
– Pressure Transducer – Speed Control

Digital Input Digital Output

• Examples of D.I. • Examples of D.O.
– Air Flow Switch – Start / Stop Fan
– Door Contact – Start / Stop Chiller
– Water Level Switch – Switch On / Off Lights

BUILDING MANAGEMENT SYSTEM BASICS

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Control Loop Optimisation
Outside Air Temp 17C

Zone Temp 22C

VAV Damper 15% Open

Supply Air Temp 14C
Chiller Running
Static Pressure 350pa
VSD Running at 95%

Zone Temp 22C

VAV Damper 8
55% Open

Chiller Stopped Supply Air Temp 18C

Static Pressure 200pa
VSD Running at 75%

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 BMS Drawings show device details and wiring connections
Point Description DI DO AI AO HLI Comments

Chiller HLI 2 Modbus Connection to Chiller

Chiller enable 2
Chiller run status 2
Chiller fault status 2  DI – Digital Inputs
CHW Pump start / stop 2 At MSSB
 DO – Digital Outputs
CHW Pump run status 2
2 Direct to VSDs
 AI – Analogue Input
CHW Pump speed control
CHW Flow temperature 2  AO – Analogue Output
CHW return temperature 1  HLI – High Level Interface
CHW system pressure 1
CHW bypass valve 1

Tenant Cooling Tower Fans Start / Stop 2

Tenant Cooling Tower Fans Status 2
Tenant Cooling Tower Fans Speed 2
Tenant Cooling Tower Spray Start / Stop 2
Tenant Cooling Tower Spray Status 2
Tenant CCW System Pressure 1
Tenant CCW Pump start / stop 2
Tenant CCW Pump run status 2
Tenant CCW Pump speed control 2
Tenant CCW Flow temperature 1
Tenant CCW return temperature 1

Totals 12 10 7 7 2 ٣٩
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COOLING
COIL
SUPPLY FAN
F.A. S.A.

- +

V1 Y1
M

C.W.R.
RELAY BOX 
C.W.S.

VALVECOMMAND

SPEED-1 FAN
SPEED-2 FAN
SPEED-3 FAN
RJ11
2XA1
1XA2 1XA2
L MSTP NETWORK MSTP NETWORK

GO
Q13
Q14
Q24
Q34

CP+
CE+
CE-
D2
CP-
D1
Y1 G Y2

7 8 9 25 26 27 28 4 5 6 13 14 15 16

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F.C.U CONTROL SYS.

POINT DESCRIPTOR DO DI AI AO INTERFACE

FCU
Fan On/ Off Command 3 Interface Relay
Fan Auto Status 1 Volt Free Contact
Fan Trip Status 1 Volt Free Contact
Room Temp Sensor
Valve Control(3/4") 1

TOTAL POINTS USED 4 0 2 0

POINTS AVAILABLE 7 0 8 0
POINTS SPARE 3 0 6 0

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Open System Protocols – What does this Mean?
• The term “Open System” is often confused with “Open Protocols” but these terms are not interchangeable.

• An “Open Protocol” refers to an industry standard communications dialog that allows BMS controllers to communicate
together much like PC’s talk on a network in a common language. Two of the major protocols in use are;

• Do not be confused by which one is the better alternative or which one provides vender independence. Vendor
specific configuration tools are still required…

• What you need is an “Open System” and this has less to do with technology and more to do with venders attitude, its
staff and their engineering expertise.

BUILDING MANAGEMENT SYSTEM BASICS

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PUMP CONTROL SYS.

POINT DESCRIPTOR DO DI UI AO INTERFACE

Cooling Tower Pump -P-7~11
Pump Auto Status 5 Volt Free Contact
Pump Start/Stop 5 Interface Relay
Pump Run Status 5 SPU-1201
Pump Trip Status 5 Volt Free Contact

TOTAL POINTS USED 5 5 10 0

POINTS AVAILABLE 8 8 12 4
POINTS SPARE 3 3 2 4

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CHILLER CONTROL SYS.

POINT DESCRIPTOR DO DI UI AO INTERFACE

CHILLER ABS.-1,2
Chiller Run Status 2 Volt Free Contact
Chiller Common Fault 2 Volt Free Contact
Chiller Auto/Manual Status 2 Volt Free Contact
Chiller Enable/Disable 2 Interface Relay
Condenser Water Supply Temp 2 STP660
Condenser Water Return Temp 2 STP660
Chilld Water Supply Temp 2 STP660
Chilld Water Return Temp 2 STP660
Chilld Water Flow Switch 2 SFW1251
Water Flow Switch 2 SFW1251

TOTAL POINTS USED 2 6 12 0

POINTS AVAILABLE 8 8 12 4
POINTS SPARE 6 2 0 4

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AHU CONTROL SYS.

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AHU CONTROL SYS.

POINT DESCRIPTOR DO DI AI AO INTERFACE

A.H.U 1
Fresh Damper Actuator 1 1 LF24-SR
Return Damper Actuator 1 1 LF24-SR
Filter Dirty 1 SPD900-200pa
Ducted Smoke Detector 1 UG-2-A2O
Ducted CO2 Sensor 1 SCD100
Ducted Humidity Sensor 1 SHD100
Air Quality 1 SCR100
VSD Speed Commond / Feedback 1 1 Altivar 21 - Type xx
Supply Air Pressure 1 SPD310

TOTAL POINTS USED 0 2 7 3

POINTS AVAILABLE 6 2 10 4
POINTS SPARE 6 0 3 1
Hekmat
DDC HARD WIRED INPUTS / OUTPUTS
DDC PART NO. & REF. : MN-550, DDC-1
DDC PANEL REF. & LOCATION :
POINT DESCRIPTOR DO DI AI AO INTERFACE
A.H.U 1
Cooling Coil Control (2,1/2") 1 1 731-2053-000
Heating Coil Control (1,1/2") 1 1 731-4145-000
FAHU Auto Status 1 Volt Free Contact
FAHU Start/Stop 1 Interface Relay
Supply Fan Status 1 SPD900-200pa
FAHU Trip Status 1 Volt Free Contact
Return Air Temperature 1 STD660
Supply Air Temperature 1 STD660
Room Temperature Sensor 1 STR600
Anti Frost 1 TCL1602

TOTAL POINTS USED 1 2 7 2

POINTS AVAILABLE 6 2 10 4
POINTS SPARE 5 0 3 2

BUILDING MANAGEMENT SYSTEM BASICS

Eng. Tarek Aboukhadra ٤٧
BUILDING MANAGEMENT SYSTEM BASICS
Eng. Tarek Aboukhadra ٤٨