EE5118

Building Management
Systems (BMS)

Outline syllabus
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Overview
Human comfort in building deigns
Use of MIS in BMS
Energy management systems
Hardware and software for BMS
Case studies

Lecture 1
Introduction to BMS
By Dr. Saranga Abeygunawadane

What is a BMS?
Building Management Systems (BMS) (also
called (BAS Building Automation Systems) are
used in buildings for automatic monitoring and
control of services such as heating & airconditioning, lighting, generators, computer
networks, fire services etc..

Why do we need a Building

Management System?
All Buildings have some form of mechanical and
electrical services in order to provide the
facilities necessary for maintaining a
comfortable working environment. These
services are essential and also complex to the
level that a supervisory monitoring and
controlling systems is required to maintain them
in proper order.
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Systems of a System
Building
Lighting,
temperature,
sound, air
quality

Energy

Electricity,
gas, water,
weather

Occupancy,
comfort,
productivity

People
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This is achieved through

Innovations
Skills and experience
The latest technology
Open interoperable systems

Benefits

Improved environmental conditions

Improved comfort for occupants
People are more productive
Reduced running costs
Improved maintenance with lower costs
Better management and monitoring
Better utilisation of staff
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Controlling flexibility
Switches can be operated by either a local
switch or through a central control system

Lighting Groups
Teaching Daylight Group

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Lighting Groups
Emergency Group

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Lighting Groups
Accounting Workspace

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Lighting Groups
Engineer's Workspace

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Lighting Groups

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Thermal comfort
Temperature, radiation, air
velocity, humidity, preference

Other Opportunities

Occupancy
Motion, sound, CO2,
schedule
Envelope
Window position, blind
position, air velocity

Provide
information

Suggest
action
New integrated
building
control system

Informing occupants
Manual actuation

Window
Blinds

AC

Automatic actuation
Lighting
Illumination, Glare

Expanded user
interface for
input, data
output, advice

Vent
Refrigerator
Adjust position

HVAC
Temperature,
humidity, pressure,
air velocity

Start/stop
on/off
Energy and Power

Voltage, current, power

factor, fuel flow, price

Reset setpoint

Lights

Computer
Office
devices
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From History to modern BMS

Years ago,
Systems were less complex than today, Engineers for the
building were expected to be experts on every system in
the facility

Building systems have increased in complexity

significantly over the years
Facilities personnel need to understand how to operate
and maintain every system in the building, however, they
can no longer be experts on every system

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Light
Detector

Air Flow
Sensor

Smoke
Detector
Motion
Detector

Humidity
Sensor

Water
Flow
Sensor

Temperature
sensor

Security
Card
Reader

Building Management
Stormwater
Control
Heater

Electronic Lock

Air Conditioner
Light Switch

Ventilator

Fire Alarm
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Applications
Offices:
Controlling the central HVAC system with its
boilers, chillers and air-handling units, sun
blinds and lighting in each room.
Each person can set their own working
climate using the PC application.
The whole system is remotely controlled and
maintained via a modem
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Applications
Hotels:
Every room is controlled with a personal
Comfort zone.
Guests can express and select their climate
preferences - though this may not be
necessary, because, thanks to the link with the
hotel reservation system, the room will
already be comfortable by the time they
arrive.
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Applications
Hospitals:
In addition to the central air-conditioning
systems, the climate in the operating theatres
can be accurately controlled.
Technical staff is informed via the Digital
Equipment Cordless Telephone (DECT)
network and have access to the control
system from any location via web servers.
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Applications
Retail chains:
Both lighting and temperature can be
controlled.
Using the existing network that connects all
the sites to one another, the temperature in
cold stores is recorded and monitored from a
central location so as to guarantee product
quality.
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Applications
Conference halls:
Faults in the building control system are
reported by the alarm management
application Center.
Graphic duty schedules are used to report
faults via the paging system, GSM or e-mail to
the engineers, and via the Open Data Base
Connectivity (ODBC) link to the facility
management system, where the messages are
archived and worksheets can be generated.

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Applications
Any Other small and large scale buildings:
Laboratories
Universities
Governmental and private buildings that need
precise control of services

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 ASHRAE: American Society of Heating,

Refrigerating, and Air Conditioning Engineers
BACnet: Building Automation and Control
Network. This BMCS communications protocol
is developed by ASHRAE
Interoperability is a standard term developed
by the Integration Industry
def: Allowing different systems by different
manufacturers to be linked together in order to
form a single, flexible, functional control system
There are many reasons why systems should be
interoperable
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Benefits of Interoperability
Data Sharing
Eliminates need for multiple input devices
such as occupancy sensors
Use one system time clock or one button press
to activate multiple system events

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How does it work?

The BMS is a stand alone computer system that
can calculate the pre-set requirements of the
building and control the connected plant to meet
those needs.
Its inputs, such as temperature sensors and outputs,
such as on/off signals are connected into outstations
around the building.
Programs within these outstations use this
information to decide the necessary level of applied
control. The outstations are linked together and
information can be passed from one to another. In
addition a modem is also connected to the system to
allow remote access.
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Typical Subsystems Connected with a

BMS

Illumination system
Electric power control system
Heating-Cooling system
Ventilation system
Microclimate system
Conditioning devices
Security and Observation system
Magnetic card and Access system
Fire alarm system
Lifts, elevators etc.
Other engineering systems
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Components of an
energy management
system (EMS) with
direct digital control
(DDC)

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Features of this BMS

Real time monitoring and controlling of every vital point.
Alarming general faults and maintenance conditions via SMS,
email and visual alarms.
Energy saving through optimized operating algorithms.
Lighting controlling (including dimming) via connectivity to
CBs.
Switching Fan Coil Units.
Scheduled operation of routine system controls.
Programmed custom workflows to integrate among sub
systems.
Monitor and Control Lift status.
Supervising and controlling the temperature set point of every
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location.

Features of this BMS

Automatic CO2 controlling of the Banquet and conference
halls.
Energy reports via data extracted from digital power
analyzers.
Trending real time values of vital points.
Localized operation of controllers independent from central
PC
Monitor Chiller parameters and alarm at critical conditions
Automatic Speed controlling of the AHU fan as per load.
Position controlling of Modulating motorized valves as per
demand using PID Loops
Cut-off unnecessary lighting in lobby areas in day time using
luminous sensors and motion detectors.
Monitoring and alarming AHU Filter conditions.

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These allow our on-site facilities management

team to monitor all key parameters from power
supply to security access.
Audio and visual alarms in the event of discrepancies
from the 'norm'
Customer infrastructure interface to monitor
individual room/suite systems
Monitoring and management of power, cooling and
humidity
Power monitoring for consumption statistics and
billing
Leak detection from cooling systems
Generation of system performance and facility data
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What is a sustainable building?

Uses key resources more efficiently energy,
water, materials and land
Reduces ecological loading greenhouse
gases, ozone-depleting substances, wastes
Creates healthier environments for people to
live, work and learn
Has lower overall lifecycle costs
Sometimes Called GREEN BUILDINGS
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Green Building Benefits

25-60% energy savings

30-50% water savings
Financial incentive
Improved worker productivity due to
improved lighting and thermal comfort
Reduced sick time from allergies, asthma &
respiratory illness
Lower life-cycle costs
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Case Study:
UBC Life Sciences Centre

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UBC Life Sciences Centre

Architects: Bunting Coady/Diamond & Schmitt

Construction Manager: Ledcor
Area: 52,000 m2 / 560,000 ft2
Cost: $110 million
Occupants: 2,654 staff, researchers, students
Energy: 28% less than standard building
Water: 50% less than standard building
LEED Rating: Gold
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UBC Life Sciences Centre

Sustainable Site
Brownfield site
Bicycle storage & changing
facilities
No new parking spaces
Re-vegetated 87.5% of
landscape with native and
adapted plants
Erosion & sediment control
during construction
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UBC Life Sciences Centre

Water Efficiency

Dual-flush toilets
Waterless urinals
Sensor-controlled faucets
87.5% of irrigation system to
be de-commissioned after 1
year plant establishment
period

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UBC Life Sciences Centre

Energy Efficiency
28% better than ASHRAE 90.1
standard
Annual energy savings of
6.4MWh, equal to $180,000
Heat recovery systems
Demand ventilation
Maximum natural lighting
Motion sensor lighting
controls
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UBC Life Sciences Centre

Materials & Resources
Local building materials, 10%
recycled content
80% of construction waste
recycled or salvaged
Green housekeeping practices
Comprehensive recycling and
composting program

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UBC Life Sciences Centre

Indoor environmental
Quality
Low-emitting materials
CO2 monitoring
BMS for environmental
control and monitoring
Displacement ventilation
Maximum natural lighting
Green housekeeping program

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GHG Emissions Sources

1%
29%
38%

Buildings
Industrial
Transportation
Other

32%

Source: US EPA

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Definition
A high performance building is one in which
the building and grounds are:
Healthy & Productive for occupants
Cost-effective (durable, long-lasting, efficient) for
owners
Environmentally friendly (site, energy, water,
materials) for surroundings

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Intelligent Buildings

Adaptive
Minimum configuration
Web enabled
Mimics reasoning of knowledgeable building
operator
Learns from the past and decides on best response

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Goals:
- Building management
- space management
- business management

Intelligent
Building
(IB)
Information
Technology

Goals:
- Minimize environmental impact
- use resource efficiently
- be ecologically sound
- ensure healthy environment

Green
Building
(GB)

- building life cycle

- efficient building systems
- effective management & use
- integration

Environmental
Sustainability
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Intelligent and Green

Common objectives
responsive (to user needs / to climate)
efficient (building design & systems)
effective (operation & management)
better integration (with IT & within systems)

Trends
smart buildings and Internet connectivity
sustainability in business (quantifying the
benefits)
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Feasibility study
Dry bulb temperature
Maximum DB temperature = 31.36 C
Minimum DB temperature = 22.54 C

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Cooling/Heating Load Calculation

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Thermal
Load

Heat Gains/Losses

Heat storage
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