Managing Your Building
Automation System
Instructor’s Name: Richard Albrecht
Mobile Phone: 636-328-7472
Honorable Mention
BOC – Building Operator Certification
www.boccentral.org
ASHRAE
Abtar Singh
President, SINGH360 INC.
Definitions
BAS – Building Automated System
EMS – Energy Management System
BMS – Building Management System
EMS Architecture
ENTERPRISE
BUILDING
INTEGRATION
DEVICE
UNIT
CONTROLLERS
Protocols
“Protocols are languages by
which two devices communicate
and exchange data.”
Language = English
Media = Phone
Dictionary
Protocol Levels
•Device Level (Modbus, Canbus, BACNet etc.)
•Building Level (BacNet, Proprietary etc.)
•Enterprise Level (Web, XML)
Protocol Classification
•Proprietary
•Open (may or may not be standard)
•Standard and hence inter-operable
Proprietary Protocol
•Only devices from same
company know how to
communicate
–Language is secret
–Dictionary is
unpublished
Open Protocol
•When Protocol is
published and readily
available
–May or may not be standard
Standard Protocol
•When everyone gets
together and agree on
language and dictionary:
–BacNet
–Modbus etc.
Inter-Operable
Standard + Open
= Inter-operable
Inter-Operable
What is Best ?
•“Standard Protocol” is Ideal.
•“Open” is second best.
•“Proprietary” should not be preferred – At
least ask BMS vendor to publish the protocol
(make it open)
What is Practical?
•Unit Level:
–Modbus
–BacNet etc.
–Proprietary
•Building Integration Device:
–BacNet over IP
–XML
•Enterprise:
–XML
“Future” Trend
•IP Based Unit Controllers:
–Meters;
–PLC;
–Controllers
–Tools available in most
computer OS.
•CAT5E cable
•Volume is bringing the cost down and is
better than 485 network
Where do we go from here?
•Get your BMS Vendor to “open” their
protocol.
•Get both read and write capabilities.
•Move and look for IP based control devices.
HVAC Control Documents
Control Drawings
Sequence of Operation
Decision Tree
Training at Startup
Commissioning Training
Control Principles
Room Temperature Controlled Variable
RTD Sensor Thermostat
Computer Controller
Valve Controlled Device
Air or Electricity Control Agent
Steam Valve Control Process
Control Loops Open or Closed
Control System Path
Setpoint
Control
Function
Controller
Feedback
Path
Process
Valve or Actuator
Variable
Room or Space Controlled
Point
Room Controlled
Temperature Variable
Sensor
OPEN LOOP CONTROL
CLOSED LOOP CONTROL
Control System Illustration
Courtesy Northwest Energy Efficiency Council
Control Systems
Fan Speed
Interlocked with Fan
DAT
Fan Speed
RAT
RAH
Soft Water/Steam
Valve
Chilled Water Valve
Steam Valve
Normally Closed
Control Cycle Graph
23
Data Logging
Control Strategies
Two-position
Floating
Proportional
Proportional Plus Integral (PI)
Proportional Plus Integral and Derivative (PID)
Two Position & Floating Control
Strategies
PID Loop
PID is an acronym for "Proportional",
"Integral", and "Derivative." These three
types of control signals working together
provide the most effective means available for
maintaining a set point with good system
response.
The Proportional control signal is based on
the difference between the set point and the
actual error.
PID Loop
The Integral control signal's purpose is to eliminate the
offset error inherent in Proportional control. Under some
conditions, the system may "overshoot" the desired set
point.
Derivative control works by effectively applying the
"brakes" to the Integral control signal. The Derivative
control detects that the error is approaching zero and
incrementally cancels the Integral correction signal, thus
minimizing overshoot while allowing the control signal to
bring the system to the exact setpoint.
Proportional & PI
Control Strategies
PID Control: Proportional
Plus Integral & Derivative
Proportional Plus Integral Plus Derivative (PID) control action
Courtesy Northwest Energy Efficiency Council
Controller Direct Action: Illustration
Courtesy TAC Controls/Schneider Electric
Controller Direct Action: Illustration
This relationship between the input to a
controller (temperature) and its output (current)
can be displayed on a graph as follows:
Courtesy TAC Controls/Schneider Electric
Controller Reverse Action: Illustration
Courtesy TAC Controls/Schneider Electric
Controller Reverse Action: Illustration
This relationship is displayed on a graph as
follows:
Courtesy TAC Controls/Schneider Electric
Energy Sources
Pneumatic
Electronic/Computerized
Self-powered Controls
Wireless
Hybrid Systems
Controllers
Electric
Electronic
Pneumatic
DDC Controllers
Types of Controllers
Electric Controls
Pneumatic
Controls
Electronic
Controls DDC
Controls
Courtesy Johnson, Honeywell, and Alerton Controls
Controllers Basic
Principles
The Controller Receives the Input and Processes an Output
Electronic Control System
Courtesy Honeywell Controls
The DDC Controller
Receives the Input from the Sensor, Performs a Logic Function, and Processes an Output
Courtesy DDC Online Org
DDC Controller Input and
Output Chart
Input Output
Two state information from the Two state information from the SCU out
building into the SCU to the building
Switches: • On/Off Control – fans, pumps, lights
Digital • Differential Pressure/Proof • Open/Close 2-position valve damper
• Smoke Alarm • Control of 2-speed motors
• Level Alarm • Energize/De-energize E/P valves for
• High/Low Pressure Alarm heat/cool and day/night changeovers
• Filters
Variable Information from the Variable information from the SCU out
building into the SCU to the building
• Temperature – room, duct, • Modulate valve, damper, actuator
Analog outdoor • Motor speed control
• Humidity – room, duct, outdoor • Modulate fan inlet volume dampers
• Pressure – static, velocity, total • Adjust air pressure to P/E switches
• Flow rate – water and air
Preventive Maintenance
Maintenance Frequency
Description Comment
Daily Weekly Monthly Annually
Overall visual Complete overall visual inspection to be
inspection sure all equipment is operating and that X
safety systems are in place.
Verify control Verify in control software that schedules are
X
schedules accurate for season and occupancy.
Verify setpoints Verify in control software that setpoints are
X
accurate for season and occupancy.
Time clocks Reset after every power outage. X
Check all gauges Check all gauges to make sure readings are
X
as expected.
Control tubing Check for proper control and cleanliness.
X
(pneumatic system)
Check outside air Check for proper function.
X
volumes
Check setpoints Temperatures should not exceed or drop
X
below design limits.
Check schedules Verify the bottom, surface and water column
X
blow downs are occurring and are effective.
Check deadbands Assure that all deadbands are accurate and
that the only simultaneous heating and X
cooling is by design.
Check sensors Conduct thorough check of all sensors for
temperature, pressure, humidity and flow for X
expected values.
Time clocks Check for accuracy and clean. X
Back up programs
Calibrate sensors Calibrate all sensors for temperature,
X
pressure, humidity and flow.**
**Critical sensors should be calibrated seasonally or more often. Critical sensors include Outside
Air Sensors, discharge air sensors on large systems, or other sensors that have a large influence
on multiple control sequences.
Computerized
Control Systems
Hardware
Software
Points
Features and Capabilities
Microprocessor Systems
■ Open source
■ Closed source
■ Wireless
Building Automation
System (BAS)
PC-Based DDC
Control System
Graphical
User
Interface
Internet
Based?
DDC Network Architecture:
Large Systems
Courtesy DDC-Online Org
DDC Network Architecture:
LAN Configurations
Courtesy DDC-Online Org
DDC Network Architecture:
LAN Configurations
Courtesy DDC-Online Org
Modern DDC Controls:
Four Level Architecture
Courtesy Alerton Controls
Four Level Architecture
Level One: “Sensors”
Courtesy Alerton Controls
Four Level Architecture
Level Two: “Field Controllers”
Courtesy Alerton Controls
Four Level Architecture
Level Three: “Integration”
Courtesy Alerton Controls
Four Level Architecture
Level Four: “Management”
Courtesy Alerton Controls
Communication Standards Software Integration
(TCP/IP, BACnet, LON)
Automation systems allow communication with
multiple vendors including:
■ HVAC Equipment
■ Fire alarm, security
■ Lighting, fan units
■ PLCs (Programmable Logic Controllers)
■ Boilers and chillers
Communication Standards
Communication Standards
VAV with Terminal Reheat
Energy Conservation
Considerations
Optimum Setpoints
Calibration of CO2?
Alarms?
Trend Logging?
System Integration
Preventive Maintenance Checklist
Energy Efficiency
Considerations
Are the controls calibrated?
■ How often?
Heating and cooling simultaneously?
Sensing correct medium and location(s)?
Preventive maintenance checklist.
BAS Screen Checks
A methodology for using
the GUI as a cost-
effective means of
keeping track of key
indicators of building
performance
Graphic User Interface (GUI) as a 2
Diagnostic Tool 1
4
6 5
Dampers
Exhaust Air Dampers
GUI Terminal Unit
GUI Terminal Unit
Benefits of the BAS GUI
Benefits of using the BAS GUI as a maintenance tool:
■ It’s quick!
■ It’s a proactive way Image: Williams, Chhen & Gray
to identify problems
and verify proper
building HVAC
performance.
Verify the GUI for Accuracy
It’s important to first verify the GUI for
accuracy.
■ Ensure the system has been
commissioned.
■ Ensure sensors are calibrated.
■ Perform a thorough and documented
point-to-point check if necessary.
System Design & Control Sequences
Gather Building Information.
■ Sequence of operation
■ Controls drawings
■ TAB report
■ Commissioning report
■ System design documents
Trend Data Availability
Chilled Water Pump Speed
Documenting Actual Operation
■ Ensure trend data will be available for
review.
Screen Check Forms
Forms should be tailored to specific types of
equipment.
■ Air handlers, chillers, boilers, pumps,
exhaust fans
Data to be recorded:
■ Inputs, outputs and setpoints
■ Active alarms
■ Date, time, OSA temperature, user’s
initials.
Screen Check Forms
Examples of Inputs, Outputs and Setpoints:
■ Building static pressure
■ Duct static pressure
■ Outside air damper position
■ Terminal unit minimum and maximum
CFM setpoints
■ Valve positions
■ Fan and pump VFD % speed.
Screen Check Forms
Terminal Unit TU-1624 Value/Notes
Max Fan Speed Setpoint (CFM)
Min Fan Speed Setpoint (CFM)
Current Fan Speed (CFM)
Room Temperature Setpoint (F)
Room Temperature (F)
Primary Air Temperature (F)
TU Discharge Air Temperature (F)
Date/Time/Initials
TU Fan Command (ON/OFF)
Reheat ON/OFF (Stage 1, 2, 3)
Notes
Screen Check Process
Order of checks
• Start with the central plant Central
systems and equipment, plant
including boilers, chillers, cooling
towers and pumps.
One system
• Complete one system at a at a time
time.
• Try to get through all of the
checks in one sitting. One sitting
Screen Check Process
Order of Checks
■ For VAV systems, check AHU, then look at zone
temperatures.
■ Spot check several TUs, especially those serving
zones with the greatest deviation from setpoint.
Photo: PECI
Screen Check Process
• As you record the data, question
whether it makes sense.
• Does the data indicate expected and
proper operation?
• Do other systems operate in a similar
fashion?
cogscilibrarian.blogspot.com
Screen Check Process
Frequency
■ Depends on the facility. Complex
systems may require daily or weekly
checks.
■ For typical buildings, quarterly or semi-
annually to capture seasonal effects.
www.huntscanoes.com
■ Consider incorporating into your PM
schedule.
Screen Check Process
Complete the screen check forms in their entirety.
■ Pursue anomalies until you are comfortable systems
are working properly.
Document and communicate your findings.
■ Incorporating screen checks into your scheduled PM’s
can be an effective way to ensure they are
documented.
■ Communicate your findings so the necessary
corrective action can be taken when anomalies are
noted.
Be persistent!
Trending
Review trend data when more
information is needed to support a
screen check.
Your ability to trend depends on
your BAS capability
What to trend: Image: Penn State University
■ Outside air temperature
■ Supply air temperature
■ Hydronic temperatures
■ Setpoints, etc.
Trending
Multi-point trends
■ Combine associated data point trends into groups.
■ Include an independent variable in the group to
assist in the analysis (time, OSA temperature).
Proving the trends
■ Collect the data and see if the trends work.
■ Does the data behave as you expect?
■ Customize additional points as necessary.
Energy Efficiency
Common problems:
■ Simultaneous heating & cooling
■ OSA damper position not correct
■ MAT, OSAT, RAT and OSA damper
position not proportionally correct
■ Mechanical cooling on when it’s not
needed.
Minimum OSA Dampers
Minimum OSA Dampers
Energy Efficiency
Key Performance Indicators (KPIs)
■ These will present themselves upon
reviewing BAS data and filling out the screen
check forms.
■ They can be anomalies in the data or
deviations from what you’d expect to see.
■ They may indicate a problem with the
system and should be investigated!
■ The following two case studies provide
examples.
KPI Case Study: AHU
Case Study #1
KPI Case Study: Chiller
Case Study #2
Controls Service Contract
Annual Training?
Updated Training?
Updated Software?
Alarm Troubleshooting?
What are you getting for your $?
QUESTIONS ?
