BMS Corrected Table

8/3/2019 BMS Corrected Table

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MANAGEMENT OF PLANNED MAINTENANCE

AUTOMATIC CONTROL & BMS SYSTEMS TASK INSTRUCTIONS TASK


AUTOMATIC CONTROL AND BMS SYSTEMSTASKS43.1, 43.2, 43.3

HEALTH AND SAFETY

1.1 Comply with any specific warning notices or site restrictions as identified within the site

safety plan held by the responsible person, and with any other specific/temporary hazards

identified during site induction/at time of visit.

1.2 Relevant PPE shall be used as indicated by the relevant risk assessment

1.3 Caution should be exercised where surface temperatures are above 50C to avoid injury

through accidental contact.1.4 A specific risk assessment, to satisfy The Management of Health & Safety at Work

Regulations and any other statutory regulations,ect... must be made prior to carrying outany task detailed below. Risk assessments are to be carried out by the operatives

employer

1.5 Where required under safe working procedures, a permit to work shall be obtained from

the responsible person before any work is commenced. For other, limited tasks suitablecare shall be taken to ensure proper electrical isolation of plant before removing covers

etc. or before working on normally moving parts

2. GENERAL REQUIREMENTS

2.1 This task is to be undertaken only by suitably and properly trained staff having

knowledge of the installed system, an up to-date awareness of the manufacturersequipment including computer hardware and software, have access to up to-date

diagnostic equipment, have good technical support, and are supported by adequate stocks

of spares.

2.2 To ensure that the systems being controlled are operating within stated parameters.

2.3 Liase with the building managers where access to building internal areas is required

before starting and when finishing work.

2.4 All measuring equipment shall have a current certificate of calibration: Certificate No

shall be written on PPM work sheet2.5 It is the Responsible Persons responsibility to produce an inventory of all actuators,

sensors, and control devices in each building for issue with the checklist.

2.6 Checklist 1 is for use with Task 043.12.7 Checklist 2 is for use with Task 043.2

2.8 Checklist 3 is for use with Task 043.3

2.9 The attached Checklist is to be included on the Work Docket issued to the craftsman. A

copy of the Task Instructions is to be available to the craftsman for information

2.10 Record all inspection findings. All items requiring repair shall be listed on the PPM

work docket, any repairs carried out under the Contract Lump Sum shall be indicated assuch, any other items in this category requiring shut downs or spares shall be carried out


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following agreed procedures. Any deviation from accepted operation or any defects

considered to present a safety hazard shall be reported to the responsible person, who

will advise the client as required.

2.11 The attached task instructions highlight the basic elements that should be carried out as a

minimum requirement. The sub-contractor may adopt these instructions or submit theretheir own method statements for approval. The task instructions provided are generic in

form and will require modifying to suit specific equipment/systems being maintained. It

should be noted that the full requirements of the relevant reference documents must becomplied with; the list provided here is not exhaustive. Lead reference documents:

Heating and Ventilation Contractors Association Standard Maintenance Specification

Volume 3 Control Energy and BMS Systems: 1998 BS EN 12098-1:1997 Controls for heating systems. Outside temperature control equipment

for hot water heating systems. BS EN 12098-2:2001 Controls for heating systems. Optimum Stop-Start control equipment

for hot water heating systems. 01/710844DC prEN 12098-3. Controls for heating system. Part 3 outside temperature

compensated control equipment for electrical heating systems.

BS 5384:1977 Guide to the selection and use of control systems for heating, ventilation and

Air Conditioning installations. 99/712285 DC-prEN 13646. Building control systems equipment characteristics. 99/712286 DC-prEN ISO 16484. Building control systems. Part 1 Overview and

definitions.

99/712287 DC-prEN ISO 16484. Building control systems. HVAC control systemfunctionality.

MEEG Vol. 5 Section12

HSE Guidance Note GS 38-Electrical test equipment for use by electricians 1995

HS(R) 25 - Memorandum of Guidance on the Electricity at Work Regulations 1989.

HSG 85 Electricity at Work. Safe working Practices 1993

Task Numbers AD-PPM-043 is to be shown on all work dockets as appropriate

*Mandatory Frequencies to individually assess per site, approved through Authorizing EngineersTable below guideline only.

Task No Task LeadRef.

Status Frequency Remarks

43.1 Check operation of all safety

alarms, interlocks, indicators

and devices. Back-up all

software & archive. Inspect allpanels internally and

HVC

AVol. 3

Mandatory 6

MONTHLY

(6M) or asreqd


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externally.

43.2 Check

operation/function/accuracy of

all sensors, actuators, alarms,

time programmes

HVC

AVol. 3

Mandatory ANNUALL

Y (1Y)

43.3 Inspect, clean, service, adjust

& overhaul all components ofthe system

HVC

AVol. 3

Mandatory ANNUALL

Y (1Y)

TASK 043.1 (6M) CHECK OPERATION OF SAFETY ALARMS, INTERLOCKS INDICATORS AND DEVICES.

BACKUP ALL SOFTWARE AND ARCHIVE. INSPECT ALL PANELS INTERNALLY & EXTERNALLY

PROCEDURES

CENTRAL OPERATOR STATION

1. Cables and connectors. Check security, integrity and for physical damage.2. Perform routine diagnostic tasks on computer (where appropriate) and check operation.This routine will check all aspects of computer hardware and software.


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3. Check operation and clean, Disc drives, Tape drives, Tape cassettes, Keyboards,VDUs, Monitors, Printers etc. (where appropriate), according to the manufacturer's

instructions.

4. Clock battery. Check and replace if necessary

5. Cooling fans. Check condition, clean and lubricate if necessary6. Filters Inspect and clean or change as necessary.7. Mouse. Check for smooth operation and clean ball as necessary.8. Software archives. Take back up copy of site-specific data files. Verify operatingprogrammes and functionality. Ensure that security is retained and that any updating of files

is incorporated.

COMMUNICATIONS

1. Data Communications Check integrity of data flow in both directions. If more than onepath exists all must be verified.

2. Central station units Check operation and visually inspect. Check environmentalconditions of all equipment are within prescribed limits, including modems, line drivers,telemetry cables and interface units

3. Central station/out stations Check integrity of data flow in both directions. If more thanone data path exists, all must be verified. Caution - There may be interaction with specialist

applications.

4. Out station hardware. Check mechanical and environmental condition. Noteenvironmental conditions e.g. temperature; humidity should be within manufacturer's

recommended limits.

5. Power supplies. Carry out voltage check on all power supplies. Check automaticrestart, re-booting of software programmed.

6. Stand-by batteries/ uninterrupted power supplies (UPS). Check against manufacturer'sspecification7. Digital inputs. Check by activating (from fixed sensing/control device) Note Careshould be taken to isolate local operation.

8. Digital outputs. Check operation of output stopping by operating routine (whereappropriate). Check switching by software interlocks should include starting and stopping

operations. Note does not apply to connected devices.

9. Analogue inputs. Read and check calibration of analogue inputs.10. Analogue outputs. Check for accuracy of output signal.11. Manual override (physical). Check status. Review and report to client.12. Installed program me. Check integrity, of alarms, interlocks, and optimization.

SOFTWARE FUNCTIONS

1. Control loops: - Check integrity of the installed program me, Check sequence andoperation of control outputs. Check stability of plant, frequency should be agreed with client.

This action should be related to the critical nature of the operation.


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2. Optimized start/stop. Verify operation by interrogating software/hardware copy.Building layouts and occupational requirements are seldom of a static nature. Therefore

control strategies and their suitability need to be reassessed on a regular basis.

3. Time clock. Check real time clock for accuracy throughout system.

4. Time switching. Review current operating parameters according to client's needs.5. Data logging. Review existing logs Report to client on the need to review existingarrangements.

6. Alarms (a) faults, (b) out of limit alarms. Check alarms and software interlocks withsafety implications are operating correctly. Check alarm priorities, routings and reactions.

The checking of possible reactions to certain critical alarms and programmers must be

carefully co-ordinate with other trades and building tenants. Where there are safety

implications, verify alarm integrity. Review system of reporting outstanding alarm conditions

and report discrepancies.

7. Alarm management. Review frequencies of generated alarms. Report as appropriate toclient.

8. Power failure and restoration. Check plant start up sequence.9. Generators loading program me. Check plant start up sequence.10. Maximum demand/load shedding Check sequence and operation.11.Load cycling. Check operation.

12. Software interlocks. Verify operation.

13. Plant rotation point, e.g. interfaces with other building services systems such as :-(a) fire,

(b) security, and (c) access.

14. Manual status review Check manual overrides and effect on system, and effect on systemoperation. At client access level review parameters, lockouts, changes, all points inmanual override and forced analogue values. Review findings with client.

OPERATION OF SAFETY ALARMS

Simulate alarm conditions in all controlled systems and prove system fails to program safe

condition.

BACKUP ALL SOFTWARE AND ARCHIVE

The backup copying of data/history to disk is to be carried out. Following backup remove all

unnecessary files and information from hard disc and de-fragment. Leave system in fullyoperational condition.

TASK 43.2 (1Y) CHECK OPERTION/FUNCTION/ACCURACY OF ALL SENSORS,

ACTATORS, ALARMS, and TIME PROGRAMMES

PROCEDURES

SENSORS (e.g. Pressure, Temperature, Relative and Absolute Humidity, Air Quality, CO2,

Velocity, Smoke and Gas, Occupancy and Light Sensitivity)

Check all field devices. Field devices include sensors and actuators linked directly to the

BMS. Sensors and actuators should be recalibrated and maintained at recommended intervalsstated in the maintenance instructions supplied by the manufacturer. This procedure applies


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to all types of sensors and thermostats and requires that all safety precautions and safe

working practices be observed.

1. Check security of mountings. Inspect for physical damage.

2. Check for cleanliness. Obscuration of sensors with dust can reduce sensitivity andeffect the signal3. Check termination for tightness and corrosion on Electric cable, and Pneumatic pipework. Check the cable/pipe work locally for fixing and condition.

4. Calibrate sensors. Note settings prior to commencing maintenance.5. Status points which operate very infrequently (e.g. frost status, high/low level limitsetc) are to be activated.

6. The actual value at the sensor should be measured and the value obtained compared tothat displayed at the outstation, central facility etc and corrected accordingly at the central

monitor.

7. Compare the measured value to the control point set value.8. Check the stability of the plant visually and with the aid of a trend log, alter settings toachieve stability.

9. Thermally test for let-by on all valves.10. Change the position of the valve from maximum to minimum, using override facilitieswithin the software, and visually check the operation of the valve, note the sequence of

operation and stroke of all the actuators.11. Inspect all valves for leaks and damage. Clean, service, adjust, and overhaul, asnecessary all components of the system.

12. Sampling pipe work and connections. Inspect for leakage and corrosion. Check forcorrect configuration.

13. Check effect for location influence on sensors. Examples are solar gain, proximity towarm extract vents, cooling towers, etc.14. Test the plant fail-safe position/condition in the event of a power failure with asimulated mains failure condition.

15. Verify correct location and installation as per manufacturer's instructions and check forany extraneous influences.

16. Pneumatics. Particular attention should be paid to the quality of the instrument air.

Check for contamination by dirt, oil or water.17. All sensors should be maintained in accordance with the manufacturer'srecommendations.

18. Special sensors such as are used for glycol concentration, detection of smoke and gas,and sensors used in water treatment may require specialist attention.

When cleaning or working in ducts it is essential that all sensors should be withdrawn

from the duct to prevent damage. Care should also be taken to prevent any damage to

linkages or other control devices


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TASK 43.3(1Y) INSPECT, CLEAN, SERVICE, ADJUST & OVERHALL ALLCOMPONENTS OF THE SYSTEM

PROCEEDURES

This procedure applies to all types of automatic control valves and requires that before any

maintenance is undertaken all safety precautions must be adhered to including systemisolation. Care must be taken to ensure that any maintenance does not unduly interfere with

environmental operating conditions.


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AUTOMATIC CONTROL VALVES (e.g. Rotary, Butterfly and Ball, Self-Acting,

Solenoid, Check, Pressure Control and Safety, Seat Valves)

There are a large number of valve manufacturers who each call for specific maintenance and lubrication

procedures for their products and to avoid undue repetition it is to be taken as read that the Manufacturer's

maintenance and lubrication instructions for each type shall be used.

1. Inspect, where changes, disconnections or unrecorded settings are found, report and

discuss with client.

2. Note any settings made; i.e.min/max travel balancing valve setting etc.

3. Check valve body and fixings for any signs of corrosion or mechanical damage.

4. Check that pipe flange or screw connections are not leaking.

5. Where fitted, check that the actuator yoke and linkages are secure and not bent or damaged(see page 33).

1. Check correct installation of valve with reference to both type and manufacturer.2. Operate and check for correct travel.3. Check that valve is not letting by excessively. Strip and clean as required4. Inspect for gland leakage

ACTUATORS (e.g. Electrical, Hydraulic, Pneumatic)

When working on equipment it should be noted that any auxiliaries fitted may have supplies

fed from a separate circuit to that of the actuator. Therefore should the actuator supply be

disconnected it should not be taken for granted that the auxiliary supply has also beendisconnected.

Power fail - Motor return actuators are commonly enabled to return to the desired position by

means of an electricity supply independent from the rest of the building. Care should be

taken to monitor the amount of operations left in the batteries and they should be

replaced according to the manufacturer's instructions. Disposal of batteries calls for

special arrangements, which should conform to COSHH requirements.

To check that the actuator is performing its correct task, it is immaterial as to whether it ismounted on a damper, louver, valve or any other piece of equipment. Its purpose is to control

to a position between two limits, by opening, closing or moving appropriate pieces of

equipment.

In the event that the actuator is performing a safety function (i.e. on a fire and smoke damper) it shall

be operated in simulated emergency conditions to prove it actual operation. Lives and property could

depend upon this actuator working properly.

1. Cables. Check for signs of heat, damage, and chafing or water ingress.

2. Mounting. Check mounting is in accordance with the manufacturer's recommendation.3. Anchor points. Check security.


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4. Mechanical protection. Check for soundness.

5. Earth bonding. Check connection.

6. Actuator torque. Check torque with a torque wrench. This check is of particular importance

on spring return type actuators because the spring will only have a maximum life span.

Elasticity of the spring and hence the torque will reduce with time, if the torque isinsufficient to complete the action, this could be a hazard to life and property.

7. Working conditions. Check actuator is operating within its design ambient conditions.

8. Check supply voltage and those polarities are correct.

9. Check for presence of control signal and that polarity is correct.

10. Check operation of Auxiliary control functions i.e. on/off switches, frost protection,

position indicators, and feedback potentiometers.11. Check to prove actuator will mechanically open/close valve or damper to its working

limits.

12. Actuator position on power failure. Check for correct position for application when power

fails.

13. Check for signs of leakage of hydraulic fluid or compressed air around actuator seals.14. Check condition of glands and seals. Check pipe work for deterioration. On hydraulic

fluid or compressed air systems

15. Linkage assembly, i.e. nuts bolts, spring, valve stem or damper assembly. Check for wear,

security, and corrosion

16. Check calibration - controller output to actuator position. Note: more than one actuatormay be fed from the control supply.17. Check to ensure that the switches are made to make or break at the correct position and

that they perform their correct function.

CONTROLLERS (e.g. Optimizer, Compensator, Single Input, Unit/Sensor Controllers,

Control Timers, Step Controllers, Time Switches, Multi Input, Indicators, Alarm

Modules, Level Controllers, Speed Controllers, Transducers)

This schedule applies to all types of controllers and requires that all safety precautions and safe working

practices be observed.

SPEED CONTROLLERS Electronic inverter type.

WARNING: - Due to the very high voltages present within this type of controller it is

essential that all safety precautions be strictly followed. The equipment must only be

serviced by competent and qualified personnel. The manufacturer's testing and

maintenance procedures including all safety precautions must be strictly followed.

1. Note all set points found.

2. Check mechanically for security of fixings, incoming cables, pneumatic pipe work andterminal connections for tightness.


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3. Visually check controller for signs of damage. (i.e. ingress of dust or moisture).

4. Check all power, pneumatic air and supply tolerances as per manufacturer's

recommendation, and adjust as necessary.

5. Pneumatics. Pay particular attention to the quality of the instrument air. Check for

contamination by dirt, water or oil.6. Outside/Inside air temperature sensor Check for calibration and display accuracy.7. Check program me setting is correct.8. Check Battery condition9. Check that output devices respond to command signals.10.Check Flow temperature sensor.11.Check Controllers and calibrate for correct relationship between outside and flow

temperatures.

12.Check system under control for proper operation.13.Check time taken to complete operation against setting and adjust if required.14.Inspect and check each cam setting/switch assembly.15.Drive motor/gear box. Check operation in both directions16.Check Time switch settings for correct installation within the memory for particular

application. Add, delete or adjust if necessary.

17.Replace battery according to manufacturer's recommendations. All batteries should bedisposed of only in accordance with COSHH requirements.

18.Inspect Transformers for signs of overheating and insulation breakdown.

CONTROL PANELS (e.g. Electrical Services, Starters, Control Relays, Switches,

Lamps, Meters, and Alarms)When working on or testing Control panels it is essential that all local and national

statutory regulations should be observed at all times.

Care should be taken to make sure that all remote circuits associated with the switchgear arepositively isolated before any work is carried out. The isolation should be 'secure' that is it

should either be at the point of work or precautions should be taken to prevent anyone else

switching on again when work is in progress. A circuit, whether power or control should

never be assumed to be 'dead'. Voltage tests should always be carried out with proven test

equipment i.e. a voltage tester should first be checked on a known live source immediately

before use and again after use.

Whenever cables are disconnected from switchgear in the course of maintenance or

replacement, ensure that the cables are suitably insulated and marked for identification for

reconnection.

Visually inspect to ensure plant is operating as expected. Check that any meters fitted show a

correct reading, and any timers are set at the correct times for operation. Check readings

against a known source.


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Controllers, electrical and pneumatic control equipment - Electronic controllers and

pneumatic equipment may be found in control panels and details regarding maintenance

schedules can be found in the appropriate sections of this schedule.

1. Check Panel exterior for any physical or mechanical damage. Door locks should bechecked.

2. Inspect Mains isolator (also cubicle isolator) for correct mechanical and electrical

operation. Lubricate any moving parts as required. Check correct operation of door

interlock mechanism and adjust if necessary. Clean out interior.

3. Inspect fuse carrier/fuse holder for signs of overheating. Check fuses rating and

terminations for tightness. Apply grease to fuse holder if required

4. Inspect Circuit breakers for signs of overheating and replace if necessary. Inspect

connections and tighten if necessary. Check operation by tripping or "test" facility, if

fitted.

5. Test Residual current devices. (RCDs) operation using test facility.

6. Carry out electrical test procedures per IEE Regs.7. Check Power contactors for correct mechanical and electrical operation

(a) Strip and clean interior

(b) Inspect and clean magnetic pole faces

(c) Inspect shaded ring for damage and fixed and moving contacts for wear orpitting".

(d) Inspect coil for overheating or insulation breakdown.

(e) Clean out arc shutes. On re-assembly avoid damage or loosening of springs or

contacts, ensure correct mechanical operation and check all electrical connectionsfor tightness and security.

8. Carry out maintenance on all types of Starters as per manufactures instructions.

9. Inspect Thermal overloads for signs of overheating.10. Inspect Magnetic overloads for signs of overheating

11. Check oil levels in dashpots and replenish to correct levels if needed.

12. Inspect Panel wiring for signs of overheating or burn marks.

13. Check that panel is correctly bonded to earth

14. Carry out Flash test within 1.5kV-3.0kV range to detect potential deterioration of the

system. CAUTION - Care should be taken to isolate sensitive equipment.15. Check and energize Circuit to ensure that the indicator is operational. Replace any blown

or discolored bulbs as required.

16. Inspect and check that all grilles are free of any obstructions, clean as required.

17. Inspect and check operation of fan unit


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Establishment____________________ Task Group 8

Automatic Control and BMS Systems

Location_________________________ Checklist No1

System-Heating, Cooling Tasks-043.1

System Type-

Frequency- (6M)

Complete cells with S/NS as required

Record any defects here: -

Date-Week Comm. Week No Initials

Task 043.1 Check operation of all safety alarms, interlocks, indicators and devices. Back-up

all software & archive. Inspect all panels internally and externally.CENTRALOPERATORSTATION

COMMUNI-

CATIONS

Check cables and

connectors for

security

Check andreplaceClock

battery ifnecessary

Check and

clean, all

drives,

Keyboards,VDUs, and

Printers

Check and

clean Cooling

fans,

Inspect

Filters and

clean or

change asnecessary

Check

Mouse

clean ball

asnecessary

Back up

Software

archives.

Copysite-

specific

data files

Verify

operating

programmes

Check integrity of

data flow in both

directions

Check

environment

al conditions

are within

limits, for

modems,

line drivers,

telemetry

cables and

interface

units

Check Central

station/out

stations

integrity of

data flow in

both directions

Carry out

voltage check

on all power

supplies.

Check

automatic

restart

Check

Stand-by

batteries/

uninterrup

ted power

supplies

(UPS).

Check

Digital

inputs.

Activating

(from fixed

sensing/con

trol device)

Check

Digital

outputs

operation

Analogue

inputs. Read

and check

calibration of

analogue

inputs.

Read and checkcalibration of

analogue inputs.Analogueoutputs.

Check for

accuracy of

output

signal.

Installedprogramme.

Check

integrity, of

alarms,

interlocks, and

optimisation.

SOFTWARE

FUNCTIONS

Check integrity of the

installed programme,Optimised

start/stop.

Verify

operation

Check real time

clock for

accuracy

Data logging.

Review

existing logs

Check

alarms and

software

interlocks

with safety

implication

s

Alarm

manageme

nt. Review

frequencies

of

generated

alarms

Power

failure

and

restorati

on.

Check

plant

start up

sequence.

Software

interlocks.

Verify

operation

Generator loading

programme. Check

plant start up

sequence.

Maximum

demand/load

shedding

Check

sequence

and

operation.

Check

interfaces with

other systems

as fire, security,

and access.

Check

manual

overrides and

effect on

system

OPERATION

OF SAFETY

ALARMS

Simulate alarm

conditions in all

controlled systems

fails to programmed

safe condition

BACKUP

ALL

SOFTWARE

AND

ARCHIVE

Remove all

unnecessary

files and

information

from hard disc

and de-fragment

Leave system

in fully

operational

condition.


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Establishment_____________________ Task Group 8Building Management Systems


System-Building Management Systems Tasks-043.2Control EquipmentFrequency- (Y)Indicate S/NS as requiredRecord any defects here: -

Date-Week Comm. Week No.

Check operation/function/accuracy of all sensors, actuators, alarms, time programmes

Date Room Description Equipment type Condition ofequipment

Equipmentoperates correctly

Equipment leftworking in

automatic

Initial


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Establishment_____________________ Task Group 8Building Management Systems


System-Building Management Systems Tasks-043.3

Control EquipmentInsert S/NS or readingFrequency- (Y)

Record any defects here: - Date-Week Comm. Week No.

Inspect, clean, service, adjust & overhaul all components of the system

Automatic ControlValves

Notesettingsmax/mintravel etc.

Valveconditionand fixing

Linkages condition Correctlyinstalled

Valve letby

Gland leakage Initials

Valve No

Valve No

Valve No

Valve No

Valve No

Actuators Checkactuatortorque

Actuatorconditionand fixing

Supply voltage andpolarities correct

Controlsignal

present andcorrect

Checkauxiliarycontrol

functions

Controlleroutput toactuatorposition

calibration

Actuator No

CONTROLLERState type ofcontroller e.g.

optimiser, levelcontrol

Note all setpoints

Controllerconditionand fixing

Check calibration ofassociated sensors

Programsetting and

timescorrect

Checkpower

suppliesand

batteryback up

Calibrate forcorrect

relationshipbetweensensors

Control Panels Notesettings

Panelconditionand fixing

Condition of electricalservices

Checkcondition of

and testelectrical

equipment

Carry outmaintenan

ce ofstarters

Carry out flashtest 1.5kV-3kV

Panel No

Panel No

Documents

BMS Corrected Table