BMS (BUILDING MANAGEMENT SYSTEM)

& ITS USE IN BUILDING APPLICATIONS

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LEED Platinum certified Aqualina at Bayside, Toronto Canada.

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WHAT IS A BMS (BUILDING MANAGEMENT
SYSTEM)?
A sustainable building is easier to develop if the building systems are interconnected in an
integrated manner. This means heating, ventilation, air-conditioning and all other building
systems communicate with each other to maintain a balanced environment for the occupants.

When they are able to support each other, the goals of economic sustainability, environmental
sustainability and social responsibility can be achieved at once because one system benefits
from another.

Buildings that use automated systems to optimize their performance can reduce greenhouse
gas emissions and increase occupant comfort. These buildings are usually managed through
one intuitive digital interface, which makes it easy to meet the needs of building occupants'.

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A Building Management System is a computer system that controls the operation of buildings. It
can control lights, HVAC systems, and security cameras or and other core systems in an office
or industrial building.

A BMS typically consists of software with built-in intelligence like regulation systems for humidity
control as well as sensors located throughout buildings designed to measure temperature,
pressure levels, noise levels etc., all connected via wired or wireless networks directly to one
central computer server.

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The main components of BMS include system software, Direct digital controllers, and sensors.
All these different parts are interconnected through a communication network to monitor all the
changing input values from field sensors as well as switch states at any given moment in time.

If there is ever a change in one value or state that has been chosen for monitoring on this
particular device, then it will immediately be reported back to DDCs so they can take
appropriate action based off those changes accordingly.

BMS monitors, controls, and reports various buildings systems that we will talk in detail later on
this course. However, most BMS are authorized to manage; access control, surveillance
systems, fire alarms, HVAC control, programmable lighting, and electric power management.

The primary functions of BMS in a building are:

Providing data on supervised building functions such as current status, archived

historical details, analysis, displays, and reports on control and management functions,
among other things.
Detection, annunciation, and management of alarms and other conditions.
Monitoring and documenting of system functions, nodes, devices, and communication
networks for diagnostic purposes.
Interfacing between different individual building applications.

The Building Management System can monitor the power distribution in each area of a building.
This information is used to ensure the consistency of the building's power supply, preventing
potential power surges or inconsistent "spikes" of power that could damage the equipment.

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BMS also works to regulate temperature in a building which is a critical function in any facility.
Many building projects require that the temperature and humidity to remain at a certain level,
because too much of either is harmful to occupants and building equipment.

Other common functionality of a BMS system is to improve a building's physical security. It can
grant or deny individuals access to specific areas or the entire building at specific times or at all
times.

Keycard readers, biometric scanners, and tailgating sensors are used to gain access and move
around the facility. If there is a physical breach of the system or an entry at a time when no one
should be in the building, the Building Management System can be set to sound alerts and
notify operators.

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Another commonly employed function of a BMS is firefighting applications. Most modern

buildings that have BMS are equipped with a “Very Early Smoke Detection Apparatus (VESDA)”
linked to the Building Management System alerts operators or sounds an alarm if there is a
potential fire.

Furthermore, the BMS collects and stores historical data for trend analysis and examination.
The data can assist operators in predicting when there may be an issue or when maintenance is
required within a specific area of the BMS. The data is transmitted in real time, allowing
engineers to resolve problems as soon as they arise.

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A Building Management System (BMS) can assist operators in monitoring the facility from any
location and using any device. This enables the data center manager to be proactive rather than
reactive if an issue with a component of the system arises.

If an alarm for a system issue is triggered, a facility engineer is notified and can immediately go
to the site to resolve any potential issues. Also, certain issues such as temperature control, can
be resolved through automation, that may eliminate the need for an engineer to visit problematic
area in the building.

WHAT INFORMATION DISPLAYED ON

USER’S WORKSTATION?

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Below information are typically displayed by the BMS for the operators to monitor in their
workstation.

Electrical Systems:

 HT/LT Breaker Off/On/Trip Status

 Utility Energy Meter Readings
 Transformer Temp. Monitoring
 Diesel Generator Run Status
 Diesel Generator ‘s Engine Parameters
 Diesel Tank Level status
 Un-interruptible Power Supply (UPS) Parameters
 Lighting On/Off Controls
 Variable Frequency Drives

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HVAC Systems:

 Chiller & Heat Pump

 Chilled Water & Hot Water Pumps
 Chilled Water Pressurization Unit
 Temperature of Chilled Water Lines
 Chilled Water Control Valves (2 Way & Modulating Valves)
 Chemical Dosing System
 Cooling Tower Water Level Monitoring
 Ambient Temp. & Humidity
 BTU Meters
 Variable Air Volume Boxes (VAV)
 Space Temperatures,
 LPG Detectors, Carbon Dioxide and Carbon Monoxide Detectors
 AHU/TFA/Vent. Fans

Plumbing, Fire Protection & Water Treatment Systems:

 UG & OH Water Tank Levels

 Feed Water Pumps, Transfer Pumps & Sump Pumps
 Water Treatment Plant & RO Plant
 Sewage Treatment Plant
 Hydro-pneumatic Systems
 Water Meter Readings
 Fire Protection System Supply Healthiness Monitoring
 Fire Protection System Pressure
 Fire Protection Pumps Healthiness
 Diesel Pump Battery Voltage
 Hot Water Tank Temperature
 Diesel Pump's Diesel Tank Level
 pH Analyser, Hardness Analyser, Conductivity Analyser readings

Extra Low Voltage Systems:

 CCTV Common Alarm from DVR / NVR

 Common Alarm from Access Control System
 Power Supply Monitoring of Access Control System
 Fire Alarm System Alarm Status
 Fire Alarm System Supervisory Alarm Status
 Fire Alarm System Common Fault
 Fire Alarm System Supply Healthiness Status
 AV System Common Fault Status

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Other Systems:

 Elevator Run & Floor Status

 Elevator Trip/Common Fault
 Elevator Emergency Alarm Status

Implementing some of the smart strategies while designing a BMS system reduces the system's
complexity as well as its overall cost. Most designers simply add hard points on top of the soft
points already present in the equipment, which adds only cost to the user but no value.

As a result, rather than simply specifying that the equipment should have open protocol
connectivity or PFC contacts, it is suggested that the BMS designer also specify the IO points
required to be included in the equipment and the type of physical connectivity required.

Also, before making a final decision on the equipment, the BMS designer must carefully
examine the equipment data sheet to ensure that the data provided is correct. A few
considerations to bear in mind when designing a BMS are listed below.

 The availability of a reliable and continuous supply is critical in electrical systems. As a

result, by monitoring the energy meters/multi-function digital meters on the incoming and
outgoing feeders, we could determine if the supply is available and the bus is energized.
For a typical facility, the above arrangement will be more than adequate, eliminating the
need for PFC Contacts to monitor the On/Off status of breakers.
 The majority of the main distribution panel will have load management systems, which
will necessitate the use of a PLC. The status of all breakers will be easily read out from
the PLC via the RS 485 communication interface, eliminating the need for additional
PFC Contacts/IO Points in DDC/Wiring, etc., saving even more money. Rather than
running numerous cables, it is recommended to install a PLC in the Main LT Panel to
read the status and interface with the DDC via soft integration.
 All Chillers/Heat Pumps will have inbuilt temperature sensors for temperature
monitoring, so it is not necessary to add additional temperature sensors that may not be
100% accurate. We could obtain these values by establishing a soft interface with these
systems using Modbus/BacNet protocols.
 Pump run status will also be obtained from the mechanical side by installing DP
Switches across pumps are preferable to relaying on electrical starters because the
starter will always show an On status when the switch is turned on, but the pump may
not be running in the field due to mechanical failures.
 Instead of fully integrating the Main Fire Alarm Panel into the BMS, it is preferable to
assign two control relays in the first alarm system, one for supervisory monitoring and
one for fire alarm monitoring. The BMS operator could learn the status of the main 2 by
monitoring the status of these control relays. Following the activation of the same, a
detailed investigation would be possible after inspecting the Main Fire Alarm Control
Panel, and the necessary control action could be initiated. By doing so, the cost of the
BMS interface card that must be installed in the Fire Alarm Control Panel as well as the
number of soft points in the BMS Software may be reduced.

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  The availability of power at the fire protection panel is more important than monitoring
the LT breaker On/Off/Trip status. We could monitor the electric supply availability and
fault status, if any, by incorporating a Line Voltage Monitoring (LVM) relay and
monitoring its output.

Aside from incorporating the aforementioned parameters/points, the BMS software should be
customized to depict and process the data from a facility management standpoint. Some of the
specific functions that are essential are listed further.

 On a daily cut-off hour, report the generation of energy consumption values from utility
meters. Let's say it's at 12:00 a.m.
 Parameter and status trending in HVAC systems, hot water systems, ambient
conditions, and so on.
 Equipment trip/fault and stop status will be displayed in the BMS Workstation with an
Audio-Visual Alarm.
 Alarms and events are automatically printed using a printer connected to the BMS
Workstation.
 Preventive maintenance schedule alarms are based on the equipment's operating hours.

The software's above features would allow the facility management team to analyze energy
usage patterns and parameter variations under various operating conditions, resulting in proper
planning, efficient, and optimal energy and resource utilization.

The best systems provide an intuitive interface with simple graphics that make it easy for
operators to quickly comprehend current status, see what’s happening in real-time, know when
things are going wrong before they get worse, anticipate potential problems such as production
interruptions so resources can be made available ahead of time or troubleshooting started early
on without interruption caused by a major problem all while getting important insights into how
their plant is performing over short periods of time. [1]

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WHAT BUILDING SYSTEMS ARE
CONTROLLED BY BMS?

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Building management systems (BMS) have traditionally been associated with high-rise
commercial structures. However, as equipment has become easier to control, monitoring and
detection have become more affordable, and wireless technology has become more widely
available, buildings of all sizes today started implementing a BMS.

A BMS has many applications that can be designed to suit most buildings’ needs. Some of
these applications are mentioned in the next pages.

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Lighting Control

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BMS uses sensors and computerized software to manage lighting in buildings. Sensors monitor
the weather conditions outside, optimizing energy use by adjusting lights according to what will
provide optimal results with no unnecessary glare or darkness where it would not be needed
most.

Most BMS will automatically adjust light levels depending on daytime hours and motion sensors
trigger lighting changes during nighttime as well. These adjustments are aimed at two goals: to
accommodate human needs by providing a consistent level of brightness after dark; and saving
energy that would be better used for another building operation.

The new building management systems not only provide practicality for its users with built-in
dimming/brightening features based on the time of day or movement sensed within areas being
monitored, but they have environmental benefits too.

With sunrise detection capabilities implemented into these systems, natural daylight is able to
enter rooms when it's needed most and save energy coming from artificial light sources that
would otherwise be used during those times.

Ventilation control and regulation

The BMS regulates the amount of fresh air that enters a building by monitoring CO2 levels with
sensors. BMS monitors and controls not only CO2, but also pollutants such as VOCs found in
paint fumes if programmed and tracked to do so. As a result, it aids in the treatment of health
issues such as asthma and COPD (Chronic obstructive pulmonary disease), which can be
exacerbated by poor indoor air quality.

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BMS uses demand-controlled ventilation strategies by communicating with CO2 sensors. If

measured CO2 levels exceed the threshold defined, the ventilation system gets activated and
pulls outside air to distribute inside of buildings so that there is a good level of fresh air is
available for the occupants.

Temperature control and regulation

The Building Management System (BMS) is responsible for maintaining the building's climate at
its perfect, desired level of comfort throughout every season. It manages HVAC and other
mechanical systems that maintain desired indoor temperatures by adjusting heating, cooling, air
flow, operable windows or doors and more.

A BMS system has an optimal temperature set for each room or area and will automatically
adjust to maintain that temperature when necessary. Measurement is achieved with the help of
a thermostat, which is placed in various locations throughout any building. The thermostat
measures how hot or cold each place is providing data for BMS. BMS deploys HVAC equipment
until there's no more need for the heating/cooling because the optimal setting has been reached
again.

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A BMS offers many features to ensure proper operation including remote monitoring capabilities
which allow measurements taken at any part of the building. This information is transmitted back
to management room without having someone go there in person; automated alerts about
potential problems such as when sensor readings are outside allowable range levels; predictive
maintenance analysis designed help identify possible failures before they happen based on
usage patterns over time among other things.

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BMS manages a building’s HVAC systems by providing optimal temperature control, reduced
use of resources like electricity and water, increased comfort levels for occupants once climate
changes have been detected based on weather forecasts; all while protecting occupants from
long-term health risks that come with working under non optimal temperatures over time.

Fire, smoke detection and alarms.

Fire safety in buildings is a major concern. The modern building management system (BMS)
has the ability to integrate fire prevention systems, and provide more accurate alarms from
smoke sensors due to its precision control capabilities.

This can help bring about better detection of fires that might start unnoticed at remote areas
undetected by humans or manual surveillance methods. Smoke detectors are designed to spot
the presence of smoke before any significant fire has been started. When a detector identifies
smoke in an area, it automatically signals to activate sprinklers and alerts emergency personnel
so they can get there as soon as possible.

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Parking System

Building owners and managers are constantly looking for ways to maximize parking spaces in
the most effective way possible. BMS systems in buildings can help parking management
applications and improve the way they operate.

It can monitor incidents such as cars driving over handicap zones or running red lights before
they happen which makes it an invaluable tool when walking around buildings during any time of
day or night. The information gathered by the system helps direct traffic flow better than ever so
drivers and pedestrians can be safer in and around the building.

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Parking Systems are a huge benefit to building occupants, and using BMS in buildings
enhances this. When you want to park your car at the parking lot of a building, for example if
there's no more room left on that floor, it will blink red until someone leaves. Also when
someone leaves parking space creating a new parking space the indicator turns green because
now there is a parking space available.

Elevators

Elevators are a crucial part of any building and they depend on the Building Management
System especially for high-rise buildings and medical emergency facilities. The BMS is
responsible for tracking the elevator's speed, location, handoff times as well as coordinating
between different parts of an interconnected system such as fire alarms or water safety features
in case there was some kind of emergency situation going on at that time. BMS ensures the
elevators work efficiently no matter what kind crisis may appear in a building.

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Water Storage Control

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The water levels are of the utmost importance to a building to continue its operations. A Building
Management System (BMS) is responsible for monitoring and maintaining the water storage
tanks in a building. Sensors are placed on each tank detects how much water they contain at
any given time. This data then communicated to the BMS to keep track of overall amount of
water stored within the system.

For example, if the sensors detect a decrease in stored water levels, it can adjust pumps to
replenish flow in order to refill the tanks to an optimal level. BMS also monitors for leaks in pipes
and sensing changes in pressure. This helps to determine how much water is lost or used over
time.

Power Distribution

Power problems are responsible for majority of the equipment downtime in most buildings. Most
building operators use basic power monitoring, which analyzes the number of kilowatt hours
consumed. This consumption is measured at the main meter and, in some cases, by additional
meters installed around large loads. The information gathered is useful, but it is limited.

For example, a facility manager may be aware that a chiller is running longer than it should (and
consuming X amount of energy), but he will have no visibility into the underlying issue that is
causing the increased consumption.

As a result, the facility manager may need to dispatch maintenance personnel to conduct an
investigation. If the chiller fails due to a mechanical failure, they should be able to fix it.
However, if the issue is one of power distribution, this may result in guesswork and money being
wasted on futile repair efforts, as well as unnecessary equipment wear.

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BMS monitors and controls power distribution, energy consumption, and uninterrupted power
supplies. It provides useful insights into how much electricity consumed in a building together
with tracking voltage fluctuations associated with equipment load changes. It helps building
managers in understanding how their buildings operate and allowing them to control and adjust
systems to optimize for the best performance.

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BMS provides visualized data, generates detailed reports, and create alarms that alerts when
thresholds are exceeding, or failures occur. It can also be used to compare spaces, buildings,
and benchmark data comparing with the similar buildings.

Surveillance Cameras

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Automated surveillance is on the rise as more companies are integrating BMS systems to
control their building's security. It can be used to benefit from remote viewing, video analytics,
delivering maintenance alerts automatically when a problem arises in your system or location.

Codes Compliance

BMS simplifies the process of complying with norms and codes. All building data is stored in
one location, reducing tedious paperwork as well as time spent conducting research to find new
information. A BMS will also allow easier calculations on energy usage, water use, pollution
levels from various materials used.

WHAT ARE THE CONSIDERATIONS

IMPLEMENTING A BMS?

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What is the building's purpose?

It's important to know the purpose of a building before installing a BMS. The systems must be
tailored to serve the building with a specific function, and different types of buildings have
different needs therefore different expectations.

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What are the building's energy needs?

Choosing a BMS energy consumption is an important consideration. Knowing how much power
will be demanded by your building at any given time can help create automated scenarios that
optimize efficiency and cost savings, which could lead to great reductions in the overall
operating costs over years.

How long will it take to implement a BMS system?

The amount of time it takes to implement a Building Management System (BMS) in any given
building is determined by the complexity and size. Factors such as how many floors are there,
what kind of control systems already exist, does the facility have operable windows or not? How
old is it? Any other key considerations will also affect installation timeframe.

Where will the BMS be located?

In most cases, the Building Management System is located in a basement. In other instances, it
may be found on the main floor of an office or warehouse building. It can also be placed higher
up if there are space restrictions depending on the specific building’s needs. Location of the
BMS in a building is an important consideration and should be addresses in advance preferably
during the design stage.

Who will have access to the BMS and what are their roles?

The BMS controls all operations in a building by powering everything from heating to lighting
systems with automation.

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It's important for builders of new buildings to determine who will be responsible for certain
processes beforehand. Key people should be trained before they are allowed access to the
building systems and its machinery in order to eliminate problems that may source from
uneducated personnel.

How many people will need to access BMS at any given time?

Building management systems (BMS) are the brains of a building. Before granting access to
that, it should be defined how many people will be allowed in and under what circumstances
these individuals can access the BMS area.

Do you want only certain group of people access BMS room? Or do other workers also have
permission depending on the needs? Defining this beforehand is important because an unruly
group could disrupt operations if they're not accounted for ahead of time with restrictions on who
enters when or where.

Will there be a single user or multiple users assigned as administrators with different
levels of permissions on the system, such as an administrator, operator, and end-user?

BMS is a system where one may log in with different levels of permissions. The administrator
can control and authorize new accounts for other account holders that have lower access to
data and functionality than him or herself if they need it, but only on an as-needed basis.

Defining beforehand who will be admin and under what circumstances this person will grant
permission to other people should be clarified in advance, ideally in the written format.

Is there a need for emergency power generation or backup power systems?

A Building Management System can help you prepare for a power outage or emergency by
identifying the backup resources available to your building.

It answers the questions like these in advance: does your facility have enough fuel on hand?
How much of that supply is reserved for emergencies and how often do those supplies get
rotated out? What are other systems in place should an electrical fault occur such as diesel
generators or battery backups up to 12 hours without electricity?

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A BMS will make sure all these provisions exist before any unexpected strikes so that when it
happens, everyone knows what's expected from them. It also prevents employees from
guessing about what steps they need to take during evacuation time because there would be no
confusion if everything was predetermined beforehand.

What types of data needs to be collected by the BMS (e.g., energy consumption)?

Building Management Systems ensure that buildings are operating at peak efficiency. BMS
gathers data on building energy use, temperature and humidity levels to help reduce energy use
and promote occupant comfort. They play a vital role in maintaining the operation of buildings.
However, what type of information should be collected by the BMS?

The three major metrics for consideration when defining BMS parameters are: Building Energy
Usage; Temperature/Humidity Levels; Facility Access Control. All systems and subsystems
planned to be incorporated in a BMS scenario should be carefully planned in advance. Not all
buildings necessitate the same level of control. For larger buildings with extensive electrical
systems and high energy bills, a complex BMS may be more cost-effective. One of the primary
advantages of a BMS is the ability to more precisely monitor and control costs.

Prior to setting up a BMS, it is necessary to investigate whether, where, and how much energy
can potentially be saved, thus, a building's energy consumption must be monitored. Prior to
acquisition, it is critical to identify economic and environmental goals that can be met. Most
control systems are “backward compatible,” letting older systems to be integrated into a BMS.
As a result, implementing a BMS does not necessitate the replacement of all existing systems. It
is critical to select a supplier who can match solutions to the building's specific challenges.

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Set-up and Maintenance

End users like the Facility or Technical Manager, as well as maintenance contractors, must be
trained on how to use the system. Initially, a specialized BMS contractor is needed to optimize
control algorithms and set up reporting functions, tracking, and diagnostic monitors.

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Installing a BMS is a process that will necessitate ongoing maintenance as the conditions and
needs of every building changes. To ensure that the system performs optimally, maintenance
including sensor calibration and fine tuning must be performed by skilled contractors.

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LEED & BUILDING MANAGEMENT SYSTEMS

LEED credits referenced in this section are as they are in LEED v4. LEED v4 is not the
final version of LEED, prerequisite/credit requirements maybe different at the time of
taking this course.

BMS (Building management system) is the crucial component of any modern energy-efficient
building. It helps to achieve this goal by monitoring building performance, tracking utility
consumption, analyzing data on occupancy patterns over time that predict future usage
behavior in order to increase savings while maintaining occupant comfort.

A major focus of the LEED rating system is on energy efficiency. The installation of a Building
Management System (BMS) helps this goal by improving energy efficiency. However, a BMS
will not only help to improve energy efficiency, but also contribute to human comfort and
environmental health, what is exactly LEED rating systems advocates for.

LEED’s holistic approach to sustainability recognizes performance in the areas of Sustainable

Sites, Energy and Atmosphere, Water Efficiency, Indoor Environmental Quality, Materials and
Resources, Regional Priority, and Innovation and Design Process. A well planned BMS makes
achieving LEED certification process much easier, especially for the larger facilities that
anyways need some level of automation in their processes.

In this section, we will discuss prerequisites and credits in LEED rating system that a BMS
system can help achieving easier.

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ENERGY & ATHMOSPHERE
Fundamental Commissioning / Enhanced Commissioning

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LEED Commissioning is the process of verifying that a building project functions according to
owner's requirements for energy, water, indoor environmental quality and durability.

In LEED projects, Fundamental Commissioning prerequisite doesn't need a BMS system be

installed to do testing and verification. This is because it focuses on the functionality of
individual components independently.

However, the LEED Enhanced Commissioning process is more thorough than the Fundamental
Commissions and includes examining not only just individual parts but also how they interact
with one another to create an efficient building. This allows for a holistic analysis of all
components that ensures energy efficiency, which leads to high performance sustainability in
buildings.

A BMS system helps building managers extract and utilize information much more efficiently,
makes documenting LEED commissioning much easier. The typical data collected includes
sequencing of the equipment, following up occupancy schedule, time spent on equipment run-
time & schedules including individual set points for each piece of machinery to ensure that the
building is running at optimal efficiency while not wasting resources.

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For the LEED Enhanced Commissioning, the Commissioning Authority reviews building
operations 10 months after the substantial completion. This information can best be acquired
through BMS since it provides a better understanding of how well the building systems were
functioning over that period of time.

A BMS can provide the necessary information to conduct energy audits, and facilitate the entire
commissioning processes to identify potential problems before they become major issues or
hazards for occupants, which saves time in addressing these concerns. It can easily automate
the tasks that would usually take up time from building’s technical staff while also providing
them with valuable data about how certain areas are performing.

Minimum Energy Performance / Optimize Energy Performance

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The Building Management Systems (BMS) is a crucial component in the documentation of

LEED efforts for sustainable buildings. The use of BMS provides an automated means to
measure energy efficiency levels, which are then used as part of attaining certification.

The BMS offers data-driven insight into how much power is consumed from different sources at
any given time during building’s operation. This allows users to draw comparisons between
electricity usage before alterations were implemented or equipment was added onto existing
systems versus after changes have been made.

This provides valuable information about whether design choices result in improved
performance over standard practices when it comes to sustainability standards such as
reducing greenhouse gas emissions.

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Building Level Energy Metering / Advanced Energy Metering

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The Building Management System monitors and manages energy consumption by measuring
the amount of electricity, gas or other fuels used in buildings. The data can show how much
each resource is consumed for all spaces and systems so building managers are aware of
individual usage patterns to adjust accordingly.

The BMS helps to conserve energy at buildings by providing real-time information. It

communicates with all the different systems in a building and ensures that they are operating
efficiently together for optimal efficiency, thus saving energy and preserving resources. Also,
information provided by BMS can offer insights as long-term metrics that will help identifying
trends in energy use.

Sub-metering

Metering energy use across an entire building will not help us to understand how power is
distributed throughout the building. Real-time energy data can be collected by installing sub-
meters only. BMS monitors and analyzes individual building operations to provide a full picture
of the occupant’s energy use. It provides insight by sub metering each operation that goes into
running a facility.

Sub-meters, when combined with a BMS, can also assist in identifying energy-saving
opportunities by revealing areas of poor energy performance. They serve as the foundation for
effective energy monitoring and management control, allowing for the monitoring of energy
consumption in specific areas of the building.

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Demand Response

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Building Management Systems employ a variety of methods to help reduce energy consumption
during peak hours and are also able to monitor electricity input, output, the building's usage
patterns. They curb demand, during high energy peaks by using collected data from meters to
optimize power usage for buildings on a continuous basis.

A centralized BMS can integrate individual control systems/devices to provide greater

controllability and efficiency to building managers. Open communication protocols allow
interoperability between different vendors’ systems/devices.

It can often save buildings money by reducing power when necessary instead of turning off
equipment altogether. However, this is dependent on several factors including available
infrastructure as well as staffing capabilities which needs some attention from people who know
how buildings work both inside-and-out like.

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INDOOR ENVIRONMENTAL QUALITY
Minimum Indoor Air Quality Performance

The majority of people spend more than twelve hours every day indoors. In all that time CO2-
filled buildings can take a toll on occupants’ health. The primary indoor source of CO2 in office
buildings is the occupants' breathing. Office buildings typically have CO2 concentrations ranging
from 390 to 2,500 ppm.

For 8-hour time-weighted-average CO2 exposures, the Threshold Limit Value is 5,000 ppm.
ASHRAE recommends a minimum ventilation rate of 10 liters per second per person for offices.
Based on the assumption that outdoor CO2 is 390 ppm and the indoor CO2 generation rate is
0.31 liters/min and person, this corresponds to an approximate steady state indoor
concentration of 910 ppm.

A Building Management System monitors the levels of carbon dioxide or other environmental
factors to send alerts if the levels of certain gases approach to a critic level.

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In order to have optimum ventilation, and to determine the correct level of fresh air in a zone, it
is important to use affordable and stable sensor technology to measure CO₂ concentrations.
Proper CO₂ measurements in a space make it possible to control the level depending on the
person’s air circulation at any given moment.

The sensor controls the requirements of fresh air in individual spaces and then sends a signal to
a computer that controls the main ventilation system. Complete air-handling and air-conditioning
units help us create a better indoor environment, as well as obvious energy savings.

Using sensors, an air quality monitoring system can measure concentrations of gases like
carbon dioxide and other volatile organic compounds. These systems also detect particulate
matter such as dust particles or smoke to make sure that you are breathing clean air in your
building.

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BMS monitors, measure and adjust for the air quality in a building to ensure it is always at its
best. This means that occupants are able focus more on their work than what might be less-
than-ideal conditions of not being able to breathe properly while inside A non-optimal
environment.

Environmental Tobacco Smoke(ETS) Control

The importance of Environmental Tobacco Smoke (ETS) cannot be overstated. A Building

Management System measures ETS levels by using sensors that are strategically placed
around an area such as offices, lobbies, and restrooms. They detect the levels of tobacco
smoke in a room, and communicate with the BMS to provide feedback on air quality. So they
may maintain clean air quality inside buildings throughout all hours of operation.

Enhanced Indoor Air Quality Strategies

A Building Management System can be especially functional achieving enhanced indoor quality
goals by utilizing different measures like increased ventilation, carbon dioxide monitoring,
source control measure and exterior contamination prevention.

BMS communicating with air quality sensors monitor levels of airborne volatile organic
compounds (VOC). These sensors have particular relevance to the increased use of hand
sanitizers, aggressive cleaning products and detergents potentially adding to the release of
harmful VOCs into the interior atmosphere.

CO sensors installed within indoor car parks trigger ventilation systems into use when safe
pollution levels are exceeded due to car exhaust fumes.

These are just some of the many tools a BMS has to offer in order for people enjoy their life
without being negatively impacted by poor air quality inside their buildings.

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Thermal Comfort

Thermal comfort refers to the ideal temperature that should be maintained in order for people to
feel comfortable. It's usually determined by factors such as how much clothing someone is
wearing, the type of air conditioning used in the building, and the atmospheric pressure around
them.

BMS uses temperature and humidity sensors installed in various locations throughout a building
to collect data about these specific areas in order to provide the occupants with the best
possible comfort.

BMS can make interpretations based on the information collected from sensors by comparing it
to the set levels programmed in the software. As a result, according to the predetermined
scenario, BMS employs various building equipment to heat or cool the environment until thermal
comfort reaches the set optimum values.

Image source: [Link]

Also, some building projects require more than just thermal comfort, such as maintaining a
certain level of pressurization in an environment. This is frequently the case for cleanroom
applications such as hospital operating rooms.

In these applications, air velocity sensors utilized to prevent outside or polluted air getting into
these hygiene-critical areas in a process that involves over-pressurizing the rooms. An air
velocity sensor indicates when a room is over-pressurized and acts as a warning device if levels
begin to drop.

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Interior Lighting

Image source: [Link]

BMSs can monitor and control lighting fixtures in a building by measuring the amount of light at
different times during the day to determine how bright each room should be when it is occupied.
One way that BMSs measure illumination levels is through sensors located throughout the
space, which automatically adjust the brightness based on whether or not people are nearby.

Lighting controls can be centrally programmed and monitored by integrating existing lighting
control systems into the BMS to maximize energy efficiency. If a BMS is already in place,
consider whether lighting integration would be beneficial.

Lighting controls include:

 Energy-saving voltage control for fluorescent lamps - which means that overall power
supply to lighting system can be reduced by setting the right amount of light, not too little
or too much.
 Timer control for areas with set occupancy times so lights are only on when needed (for
example in conference rooms). Occupancy/Motion detector switches on the light as soon
as someone is identified within a room.

Integrating the lighting control system to work with a BMS allows us to regulate and monitor the
light in the building conveniently through one common interface. BMS will also guide through
aligning lighting with HVAC systems can help reduce energy costs, as well as provide a way for
people to adjust how much natural or artificial light they want at different times of day without
dealing with individual fixtures that may be located elsewhere on site.

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WATER EFFICIENCY
Indoor Water Use Reduction

Water is not only a limited resource but also inextricably linked to energy use. Every gallon or
liter of water used may necessitate some pumping or treatment, both of which require energy.
Reduced use of potable water reduces energy consumption.

A BMS system is often a key component of any building's sustainability goals. As such, it can
help to use less water in the building by monitoring and managing usage patterns throughout all
hours of operation.

It can monitor indoor water usage, and provide a detailed breakdown of water use behaviors by
providing analytical information. It can also detect leaks in pipes or system pressure ensuring
quality service.

Image source: [Link]

Water use in commercial buildings obviously varies depending on building type, plumbing
fixtures, restrooms, landscaping requirements, use of hydronic cooling systems, kitchens,
cafeterias, and so on. The USGBC provides some guidelines for estimating a building's water
use.

Water use in new construction is determined by estimated building occupancy; in existing

buildings, it is determined by past water use records. Building occupancy, a reduction in fixtures
and fittings, and fixtures and fittings that meet or exceed national or international plumbing
codes and standards are used to calculate baseline water use.

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There are several advantages of monitoring and managing water systems in buildings with
BMS:

 Water leaks and running fixtures can be detected quickly, reducing maintenance,
conserving water, and lowering the owner's liability.
 The ability to more precisely identify the location of problems improves maintenance. For
example, there is value in a facility manager detecting which hotel room or commercial
building restroom has a toilet running.
 Systems can provide data on when fixtures are in use, flow rates, restroom traffic
patterns, what fixtures are in use, and how water usage varies by season. The facility
manager can then gather usage trends, plan and budget, and implement a preventative
maintenance program based on this information.

Water meters, sensor-operator water fixtures like faucets, urinals, water closets, occupancy
sensors, automated ball valves, and water valves are all part of networked water monitoring and
management systems. Some of these devices can be both monitored and managed, while
others can only be monitored. These management systems are also applicable to greywater,
wastewater, and recycled rainwater systems.

Image source: [Link]

These management systems are also applicable to greywater, wastewater, and recycled
rainwater systems. For example, a greywater system will need to monitor ultraviolet lamps used
to disinfect greywater, the filters, system pressure, UV lamp life and failure, pumps, etc.

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By integrating data from a power management or energy management system with the water
management system, it is possible to measure energy consumption of the water distribution or
irrigation systems and also use the power usage and gallons per minute (gpm) of the pumps to
detect inefficient or failing pumps. For example, if the kW/gallon drifts up from historical data for
the same gpm (i.e., not just a performance curve variance), that is a sign that the pump (while
operational) needs service because it is less efficient.

Outdoor Water Use Reduction

LEED Outdoor Water Use Reduction credit requires that outdoor water levels be reduced for the
site’s peak watering month using an efficient irrigation system. A BMS system that manages
irrigation will be very helpful to achieve this goal. It will help monitor and manage these
reductions through communicating with the sensors used in the building.

Image source: [Link] (Soil moisture sensors aid good irrigation management.)

This streamlines the irrigation process because conventional irrigation processes are nothing
more than just sprinkling randomly or manually, then turning the water off when a specific
number of hours has passed. Most modern irrigation systems use baseline controllers, and soil
moisture sensors in combination to offer the most efficient level of irrigation that plants need
without wasting water. Baseline controllers equipped with soil moisture sensors, in conjunction
with an appropriately designed irrigation system with distribution uniformity (DU) of 45% or
more, will reduce water use by 30% compared to average implementations of conventional
controls. [2]

Baseline controllers with soil moisture sensors can replenish with zero error or drift, allowing a
properly configured system to achieve near perfect irrigation management. Correct application
of water will also improve plant efficiency through the promotion of deeper root systems, which
improves both water efficiency and plant health and beauty.

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HOW TO PROTECT A BMS FROM POTENTIAL THREATS?
Building management systems, like any other computer system installed in buildings and
factories, are vulnerable to attackers such as disgruntled employees, industry competitors,
industrial spies, or a nation-state. For example, a fired employee of one of your building's
tenants may wish to commit a malicious act that affects the entire structure. Furthermore, your
tenants and their businesses could be targets for social hackers or political organizations.

The existing manuals and documentation available on the internet are one way an attacker can
easily hack a building management system (BMS). These documents contain sensitive
information, such as passwords, that an attacker could exploit.

Other potential attacks on a BMS include the usual suspects such as denial-of-service,
phishing, spear phishing, malware injections, and so on. Another vector to consider is social
engineering attacks using USB key drops.

In addition, the attackers may wish to gain access to your primary enterprise network and
remain undetected for an extended period of time while gathering valuable information. These
are typically referred to as advanced persistent threats.

There are numerous methods for protecting building management systems, but it is critical to
begin with some key considerations.

When it comes to legacy building management systems, multiple retrofits and upgrades are
frequently planned or in the works. Before installing a new BMS, it is critical to incorporate
security into the new design. Use the planning and design period to think about how the BMS
components and cabling are installed, protected, and defended against vandalism and attack.
The US Department of Homeland Security report "The Risk Management Process for Federal
Facilities: An Interagency Security Committee Standard" is a useful resource.

Also, make sure the BMS is not directly connected to the internet. Even better, ensure that the
BMS is isolated from the enterprise network by an air gap or firewall.

To keep BMS subnetworks separate and isolated, consider using virtual local area networks
and segregated networking practices. As a result, a problem in one subnet will not affect the
other networks.

With a BMS, password controls can be difficult, so always change the default passwords for the
BMS system, workstations, and field devices. Do not allow the use of shared usernames and
passwords, and ensure that the credentials used at one facility are distinct from those used in
other buildings. Make your passwords as complex as the system allows, and don't write the
BMS-associated passwords on notepads, control panels, or under keyboards. These are not
only detrimental to your security posture, but they may also encourage attackers to attempt to
gain access to the system.

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Security expectations, policies, and procedures should be communicated to your employees,
contractors, and vendors. Everyone is responsible for security, and protecting the BMS from
attack or misconfiguration is critical.

Perform security audits to locate and identify any physical or cybersecurity vulnerabilities, and
then address the issues as soon as possible. Look for easy access points, such as rogue
wireless access points, open/unlocked cabinets, and passwords written on cabinets, during
these assessments.

When you fire an employee, contractor, or vendor, make sure that their physical access is
terminated that card keys are deactivated and keys are collected and that their cyber access is
turned off within an hour.

Finally, make sure you have a plan in place for dealing with security incidents. This plan should
address both cyber security incidents and physical security incidents. Test this plan at least
once every few months to ensure that it works, is up to date, and that flaws can be corrected
quickly. The incident response team and its associated processes are analogous to an internal
fire department; they may not be required all of the time, but when they are, you want a well-
practiced, professional response. [3]

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REFERENCES
[1] [Link]
paulose

[2][Link]
[Link]

[3][Link]

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