Introduction to bas up diliman

BETA ELECTRIC CORPORATION

BETA ELECTRIC CORPORATION RACO-HAVEN DIVISION

BUILDING MANAGEMENT SYSTEM

January 29, 2013

BETA ELECTRIC CORPORATION 2

Discussion Topics

What is a Building Automation System

Benefits of a Building Automation System

Building Automation System Hardware

Building Automation System Software

Building Automation System and LEED

What to Connect to a Building Automation System


Discussion Topics









The following terms are used interchangeably and refer to the same thing:

Building Automation System (BAS)

Building Management System (BMS)

Building Control System (BCS)

Building Energy Management System (BEMS)

Facility Management System (FMS)

IBMS usually refers to “Intelligent Building Management System” or “Integrated Building

Management System” and refers to a system where BAS, Fire, Security and sometimes

other systems are integrated into a common system

Maintenance Management System (MMS) or Computerized Maintenance Management

System (CMMS) is a different type of system focused on the issuing and management

of work orders



A Building Automation System:

Connects to various mechanical and electrical equipment in the building

Automates some automatic control strategies such as automatically turning equipment on / off

according to a time schedule

Allows an operator sitting at a computer to view key information about the building

Allows an operator sitting at a computer to control some of the equipment in the building

Maintains an audit trail of what happened and when it happened

Maintains historical data for selected information (i.e. room temperature)

Alerts the operator when readings fall outside of normal range (i.e. breaker trips,

temperature too warm, etc.)


Discussion Topics









A Building Automation System:

Automates some automatic control strategies such as automatically turning equipment on / off

according to a time schedule

Energy savings

Allows an operator sitting at a computer to view key information about the building

Improve building operations (understand what is going on in the building)

Allows an operator sitting at a computer to control some of the equipment in the building

Improve building operations (allow remote control / override when necessary)

Maintains an audit trail of what happened and when it happened

Improved building management (reporting / traceability)

Maintains historical data for selected information (i.e. room temperature)

Improved building management (reporting / traceability)

Alerts the operator when readings fall outside of normal range (i.e. breaker trips,

temperature too warm, etc.)

Improved building operations (faster reaction time to problems)

Impro

ve b

uild

ing o

pera

tions a

nd im

pro

ve

build

ing m

anagem

ent =

ma

np

ow

er s

avin

gs


Discussion Topics









Ethernet TCP/IP Office Automation Local Area Network

Building Automation Local Area Network

Sensors & Actuators

DDC Controller

Supervisory Controller

Operator Workstation


Sensors & Actuators

A “BAS point” is a physical input or output to the system

Each BAS point includes a field device (sensor / actuator) and is individually wired to a

DDC controller

Twisted-shielded pair cable is typically used, but sometimes telephone wire is used

There are five types of BAS points:

Analog inputs: can be passive (resistive or thermistor for temperature) or active (0-10VDC or

sometimes 4-20mA for humidity, pressure, etc.)

Analog outputs: usually 0-10VDC for damper actuators, valve actuators, VSD reset signal, etc.

Binary inputs: voltage free contacts for status monitoring, switches, etc.

Binary outputs: rated to switch external 24VAC supply to control a contactor for equipment start /

stop, etc.

Pulse inputs: a stream of on / off pulses which are converted into an analog value for power

meters, flow meters, etc.


Sensors & Actuators

Sensing technologies

Thermistor

Accurate over limited range

Point type only

Used for space temperature

Nickel Wire

General purpose sensor

Point or averaging type

Used for space or duct

Platinum

High accuracy / linearity

Point type only

Precision applications

Application Issues

Mount inside thermal well for water temperature

Mount return air sensor away from fresh air stream

Mount space temperature sensor:

At 1500 mm height

On inside wall

Away from direct sun or other heat sources

Ensure off-coil sensors are far enough away from

coil

Outdoor air temperature sensors require sunscreen

Calibrate using precision resistor, validate using

digital thermometer

Know mounting scope of responsibility

Temperature sensors


Sensors & Actuators

Air Static Pressure

Used to control VSD based on VAV duct static

Must be mounted in region of laminar flow; five

duct diameters from restrictions

Active sensor

Air Differential Pressure

Used to calculate airflow from velocity pressure

PVELOCITY = PTOTAL - PSTATIC

CFM = 4005 * AREA * (PVELOCITY / K

FACTOR)½

Used in VAV boxes and air flow monitoring

stations

Water Static Pressure

Used to monitor pressure at top of sprinkler riser

Commercial grade sensors can leak

Water Differential Pressure

Used to control bypass valve or VSD

When controlling bypass, best to mount at last AHU

Do not try to save costs by using two static pressure

sensors

Calculation error of same magnitude as signal

Pressure sensors


Sensors & Actuators

Waterflow

Mount in region of laminar flow; five diameters

from restrictions

Many technologies:

Annubar

Paddlewheel

Electromagnetic

Turbine

Humidity

Carbon monoxide

Control car park ventilation fans

Carbon Dioxide

Used as indirect indicator of indoor air quality

Electrical Transducers

Other sensors


Sensors & Actuators

Binary inputs

Airflow switch

Pressure better than sail switch

Waterflow switch

Paddle type also used for sprinkler monitoring

Filter dirty switch

Differential pressure

Current sensing relay

Considered the best status indicator

Auxiliary contact on starter

Cheapest status indicator

Alarm inputs

Binary Outputs

24VAC Relays required

Valve Actuators / Damper Actuators

Typically 0 - 10VDC control signal

Ensure they have sufficient torque for application

Analog Outputs

Used to reset operating setpoints for chillers, VSD

Typically 0 - 10 VDC

Other points





Sensors & Actuators

DDC Controller




DDC Controller


DDC Controller

Communication options between DDC Controller and Supervisory Controller include

proprietary, LonWorks and BACnet

Proprietary protocols are simple and low-cost

BAS DDC controllers have traditionally used proprietary protocols to reduce cost

LonWorks is an open standard promoted by Echelon Corporation

LowWorks devices must use a “Neuron chip” with Echelon technology embedded

This approach increases cost but assures greater compatibility between LonWorks devices

BACnet is an open standard promoted by ASHRAE

The BACnet standard was developed by consensus so it took many years to mature and gain

acceptance; BACnet appears to be winning the “protocol war” against LonWorks

The use of a standard protocol such as LonWorks or BACnet allows information to be shared between controllers (still requires engineering to make this happen)

Standard protocols do not make controllers interchangeable

The functionality and usefulness of the BAS depends on the BAS software features, not on the protocol used to make BAS points available to the BAS software features


DDC Controller

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

Local Software


Integrator

Converts between third party proprietary protocol and proprietary BAS protocol

Common applications include chillers,

variable speed drives, computer room

air con units, power meters, fire alarm,

etc.

Can bring hundreds of points of

information into BAS through a

single connection

Common hardware, software driver

loaded based on desired 3rd party

protocol (dozens of options, hundreds

of third party compatible devices)


Integrator

Chiller integration

With most brands of chiller, high level integration allows all of the information monitored by the

chiller control panel to be mapped into the BAS

Once it is mapped into the BAS, the data can be displayed, recorded, reported, alarmed and

used as an input to control strategies… just like any BAS point connected to a DDC controller

Control of chiller points through high level integration is limited to:

Remote start / stop of chiller (does not override the safeties in the chiller control panel)

Remote setpoint adjustment of leaving chilled water temperature (within the limits set by the

chiller control panel)

Remote demand limit signal to temporarily reduce chiller energy consumption

The safeties built into the chiller control panel will not allow the remote control signals from the BAS to cause damage to the chiller





Sensors & Actuators

DDC Controller





ME Series

ME-LGR Series



Communication between Supervisory Controller and Operator Workstation is Ethernet

This means that IT network standards such as CAT5 and fiber optics can be used

Connecting BAS to the IT network may reduce wiring costs (especially if we can leverage an

existing fiber optic network), but it does not imply information exchange between BAS and IT

system (BAS typically use BACnet messages and these are not understood by IT system)

Local software

Password

Alarm Handling

Scheduling

Historical Data

Totalization

Energy Management

Custom Control Sequences

Because these features are performed at the Supervisory Controller, the failure of the Operator Workstation personal computer will not result in the loss of these features





Sensors & Actuators

DDC Controller





Commercial off-the-shelf personal computer

Each Operator Workstation has the same functionality

Capability limited by operator password

Multiple simultaneous users of the system using different operator workstations

Operator Workstation can reside on the Office Automation Local Area Network (not

common)

Local software

User Interface

Alarm Storage

Graphics

Historical Data Storage


Discussion Topics









Control Logic

Demand Limiting and Duty Cycling

Historical Data

Graphics

Scheduling

Alarms

User Interface and Password

Energ

y

Opera

tio

ns

Main

tenance


DDC Controller




Supervisory Controller (processing)

Operator Workstation (long term storage)


Where this feature resides




User Interface

Data structured in “tree” format

Many ways of

presenting data


User Interface

Operator training

Having all building related information on a common system makes it easier to train operators on

how the M&E systems in the building work

This kind of training significantly improves efficiency and effectiveness of building operations staff

Apprentice Operator Supervisor Specialist Manager

Building paradigm

Equipment Systems Operating systems

Dynamic systems

Support business

Approach to operations

React to issues

Respond to issues

Plan response to issues

Anticipate issues

Contribute to business

Approach to maintenance

Maintenance tasks – what

Maintenance tasks – why

Maintenance program

Maintenance strategy

Impact on business

Use of BAS Data Information Modeling Forecasting Business

Supporting BAS features

Point display and command

Summaries & schedules

Dynamic graphics

Trends and diagnostics

Export to office automation


User Interface

Single seat user interface

Reduced training

Integrated reporting

Improved safety

Improved security

Integrated management

“Total building response” to:

Fire alarm

Security breach

Power failure

Occupancy pattern

BAS Security Fire

CCTV Chiller Evacuation

Other

Single Seat User Interface


Password

BAS can limit which users can access which applications

In many cases, users can be limited to specific commands within an application

BAS password feature can be as simple or as sophisticated as required

A well designed password function

Protects the building against building operators

Protects the building operators against themselves

Audit trail of commands recorded with operator initials



Control Logic


Historical Data

Graphics

Scheduling

Alarms


Energ

y

Opera

tio

ns

Main

tenance


DDC Controller











Alarms

Energy

BAS can trigger an alarm when daily energy consumption is too high

Alert building manager to investigate cause of excessive energy usage

When demand limiting has been set up, BAS will alert operator when there is a risk of

exceeding the demand target

Alert building manager to turn off equipment to avoid peak demand charge

When duty cycling has been set up, Metasys will alert operator when there is a risk of

not achieving energy savings target

Alert building manager to fine tune energy savings target or to place more equipment under

control of duty cycling


Alarms

Energy

Store on disk

Non-critical Process

Critical Process

Display

Print

Store on disk

Print

Store on disk

Type of response required

None Delayed Immediate

Record keeping High daily

consumption

Demand limiting fail to achieve

target


Alarms

Operations

BAS gives advance warning of problems

Tem

pera

ture

Time

Setpoint

Warning Limit

Alarm Limit

Warn Operator

Temperature is too far away from setpoint

(out of control)

Operator Alarm

Temperature is outside of comfort or safety range

Advance warning given to operator


Alarms

Operations


When the output of a control loop remains at 100% for an extended time, this indicates

possible problem with capacity of the equipment, actuator failure, balancing required or an

unreasonable setpoint

Introducing fresh air will:

Reduce “sick building syndrome” (stuffiness causing irritation of eyes, nose and throat) and

dilute CO2 level (CO2 is a general indicator of ventilation levels)

CO2 level more than 1000 ppm can initiate alarm indicating insufficient ventilation (1000 ppm

limit set by AHSRAE)

Management by exception

When an AHU has been shut down, BAS will inhibit alarm reporting from related points to reduce

unwanted messages which are a distraction for the operator


Alarms

Operations

Store on disk


Critical Process

Display

Print

Store on disk

Print

Store on disk



Record keeping Control loop

saturated Temperature out of control


Alarms

Maintenance

An effective approach to maintenance will optimize equipment availability

MTBF: Mean Time Between Failure

MTTR: Mean Time To Repair

Availability = MTBF + MTTR

MTBF

MTBF MTTR

Operating

Failure


Alarms

Maintenance

BAS reduces Mean Time To Repair (MTTR) by minimizing response time

Response time is the time from when a problem occurs to when a qualified person is at the

location of the problem

Response time involves

Alarm triggering (Operator is alerted when anything is wrong and is never alerted when there is

nothing wrong)

Alarm reporting (get the right people the right information)

In some cases it is possible to have a high-level integration between the BAS and the CMMS

This high-level integration allows the CMMS to automatically create a corrective maintenance work order in response to a BAS alarm or automatically create a preventive maintenance work order when

the BAS informs the CMMS that a piece of equipment has run for a specified number of hours


Alarms

Maintenance


A differential pressure of 1” across a filter indicates that the filter is dirty and should be changed

For a compressor or a jockey pump, an excessive number of starts in one day or an excessive

run-time in one day can indicate a leak

BAS can alert operator when run-time based maintenance is required

When BAS detects that an equipment run-time limit has been reached, the operator is alerted to

prepare a preventive maintenance work order

BAS alerts the operator when immediate action is required

Many pieces of equipment have “alarm contacts” which can be supervised

Auxiliary alarm contacts are often provided with circuit breakers


Alarms

Maintenance

Store on disk


Critical Process

Display

Print

Store on disk

Print

Store on disk



Record keeping Dirty Filter Equipment fail to start



Control Logic


Historical Data

Graphics

Scheduling

Alarms


Energ

y

Opera

tio

ns

Main

tenance


DDC Controller











Scheduling

Energy

Scheduling is the most common energy management strategy

Day / night lighting control (control lighting based on time of day)

Decorative lighting

Car park lighting

Security lighting

Occupied / unoccupied control (control lighting, ventilation, air handling units and

central plant based on occupancy schedule)

Optimal start (saving energy by turning on pre-heating / pre-cooling as late as possible

to still reach comfort levels prior to occupancy based on building mass temperature

Adaptive algorithm learns how quickly building heats up or cools down


Scheduling

Operations

Schedules need to accommodate one-time exceptions (i.e. overtime)



Control Logic


Historical Data

Graphics

Scheduling

Alarms


Energ

y

Opera

tio

ns

Main

tenance


DDC Controller











Graphics

Energy

Visualize

energy usage


Graphics

Operations

Put equipment

into context

inside the

building


Graphics

Operations

Put data

into context

inside

equipment


Graphics

Maintenance

Training building

operators on how

their building

operates will

reduce

stabilization time

BAS graphics

become a

training tool

BAS graphics

can be used as a

troubleshooting

tool



Control Logic


Historical Data

Graphics

Scheduling

Alarms


Energ

y

Opera

tio

ns

Main

tenance


DDC Controller











Historical Data

Energy

Energy management is like

other forms of management

Planning Implementation

Feedback

Historical data helps with analysis

and planning

Historical data provides feedback

(KPIs)


Historical Data

Energy

Energy usage modeling with Microsoft Excel

Energy usage during baseline

period

Run-time during baseline

period

OA temperature during baseline

period

What energy would have been used

during current period

Energy usage model

Run-time during current

period

OA temperature during current

period

Compare to actual energy usage to

calculate savings

Use linear regression tools in Microsoft Excel


Historical Data

Energy

Energy usage as feedback with Microsoft Excel

Validate utility bills

Compare daily energy usage over time

Prepare “sub-metering report” to show energy flow within building

You can’t manage what you don’t measure


Historical Data

Operations

Historical record

of space

conditions or

other KPIs

Daily start / stop

times of air

handling units

for tenant billing


Historical Data

Maintenance

Historical maintenance data can be used to report against KPIs

Failure is a process, not an event

Looking at historical data, we may be able to determine the root cause of the failure and knowing

the root cause, we can anticipate or prevent future failures

The root cause of many failures is linked to people; audit trail provides data on how operators

reacted to a problem



Control Logic


Historical Data

Graphics

Scheduling

Alarms


Energ

y

Opera

tio

ns

Main

tenance


DDC Controller












Energy

Demand limiting anticipates demand peaks and turns off equipment (sheds loads) to

avoid exceeding a target value

Duty cycling routinely turns off

equipment (sheds loads) to

achieve a savings target

Minimum on-time an maximum

off-time based on equipment

Instantaneous Demand without

Duty Cycling

Instantaneous Demand with Duty Cycling

Savings Target

Minimum On Time

Minimum Off Time

Maximum Off Time



Control Logic


Historical Data

Graphics

Scheduling

Alarms


Energ

y

Opera

tio

ns

Main

tenance


DDC Controller











Control Logic

Energy

Equipment interlocks

Deactivate split unit when AHU is on

Operate kitchen exhaust based on kitchen equipment status

Reduce combustion air intake when boiler is off

Operate car park exhaust based on CO levels

Hot water temperature reset

Outside Air Economizer

Controls fresh air dampers to leverage free cooling when available to minimize chiller load


Control Logic

Energy

Chilled Water Reset

Establish chiller plant leaving

chilled water temperature

based on AHU requirements

Identify zone requiring most

cooling and do water balancing

to save even more energy

Note that this strategy may

increase space humidity levels

(okay in office)

Determine position of each valve

Determine maximum (POSMAX)

POSMAX

70% - 90%

> 90% < 70%

Setpoint at maximum

Increase Temperature

Setpoint

Decrease Temperature

Setpoint

Delay

Yes Yes

No No Setpoint at minimum


Control Logic

Energy

Chiller sequencing

Use chiller sequencing algorithm to select the most

energy-efficient combination of chillers to operate for

a given load condition

Rotate lead-lag chillers to equalize wear

Condenser water reset

This strategy is particularly effective when a

chiller with an open compressor is used

Variable speed pump optimization

Similar logic to chilled water reset strategy and

can be used with primary-secondary systems


Control Logic

Energy

VAV AHU Optimization

Establish duct static pressure

setpoint based on VAV zone

calling for the most air

Minimizes AHU fan energy

while ensuring comfort (no

starved boxes)

Historical data can be used

to identify additional energy

savings opportunities through

air balancing

Determine position of each VAV box

Determine maximum (POSMAX)

POSMAX

70% - 90%

> 90% < 70%

Setpoint at minimum

Decrease Static Pressure

Setpoint

Increase Static Pressure

Setpoint

Delay

Yes Yes

No No Setpoint at maximum


Control Logic

Operations

A CO2 sensor in the return air is used to modulate the fresh air damper for “demand

controlled ventilation”

Return Air CO2 Level (ppm)

Fre

sh A

ir D

am

per

Positio

n (

%)

Setpoint

Minimum

100%

This control logic can also save energy by reducing over-ventilation when it is

not required.


Discussion Topics









It is virtually impossible to achieve a LEED rating without a BAS (applies to both New

Construction and Existing Buildings)

A BAS can contribute to approximately 18 LEED credits (this is almost half of the requirements for

“certified”)

Some of the areas in which a BAS contributes to LEED credits include:

Control of high-efficiency irrigation heads

Data to support building system commissioning (or continuous commissioning in the case of

existing buildings)

Optimizing energy performance

Measurement and verification

Carbon Dioxide (CO2) monitoring

Increased ventilation effectiveness

Thermal comfort – permanent monitoring system


Discussion Topics









Chiller panels (high level)

Chiller plant

AHUs / package units

Miscellaneous fans

Power distribution (HT / LT)

Generator set

UPS

Lighting control

Pump status

Tank level alarms

Fire alarm (high level)

Security system (high level)

Lift status


Websites

http://www.betaelectric.com.ph

BETA ELECTRIC CORPORATION

http://www.automatedlogic.com


Questions & Answers

Documents

Introduction to bas up diliman