SECTION 15180 BMS and Automatic Controls

SHUBAILY GRAND MALL, ALKHOBAR
BUILDING MANAGEMENT SYSTEM

SECTION 15180
PART 1 - GENERAL REQUIREMENTS
1.1 WORK INCLUDED
A. GENERAL REQUIREMENTS:
1. Furnish and install a complete Building Management System (BMS) for

all heating, ventilating, and air conditioning, plumbing, life safety
systems, Electrical and other facility management systems as included in
the project documents. The BMS shall provide the functional features as
defined in Part 1-General Requirements, Part 2-Products, Part 3-
Execution, Part 4-Sequences of Operations, Part 5-Control Point Matrix
available in Control drawings, and the overall BMS description is
provided in Part 3.1, Scope of Work.
2. The BMS Contractor shall provide a complete and operational system to

perform the following:
a. All sequences of operations stated in Mechanical and ICT

Drawings.
b. Monitor and control all control points listed in Part 5.
c. Data gathering of construction phase,
3. The work under this Section shall include all materials and equipment,
labor and services to perform all work, configuration required for the
installation of the BMS as herein specified and as otherwise required to
provide a complete and operating system according to standard industry
practices.
4. The BMS supplier integrator shall note that the drawings and
specifications are complementary to one another, meaning that what is
called for on one is to be considered called for in both. Where conflicts
exist between the specifications and/or drawings, the more stringent or
inclusive requirement shall apply.
5. Code requirements are considered a minimum standard. Where

materials shown on the drawings or indicated in the specifications
exceed code requirements, the plans and specifications shall govern.
6. Minor BMS items, accessories, devices, or program features reasonably

inferable as necessary, to the complete and proper installation and
operation of any system, shall be provided by the BMS Contractor for
such system whether or not they are specifically called for by these
specifications or drawings.
7. If the BMS Contractor has any questions concerning the nature, extent or
intent of the BMS work to be performed after examining all drawings and
documents pertaining to this project, the BMS Contractor shall be
responsible for obtaining clarification to those questions from the
Engineer prior to submitting project bid and technical proposal. Once a
contract is awarded, claims of ignorance of the project requirements will
not be considered.
BMS System
SECTION 15180
8. Where equipment or systems specified under other Sections of these

Specifications connects to the BMS of this Section, provide proper
connection(s) to such equipment including all necessary trade and
technical coordination.
9. All features of the BMS as specified herein shall be fully implemented

and provided by the BMS Contractor.
10. The contractor shall hire specialized/certified system integrator to

execute the work
11. The commissioning authority shall review the controls and sequences of
operation and make sure that the control system is operating as intended
in the design drawings and as per client requirements
B. ELECTRICAL WIRING:
1. All conduit, wiring, accessories and wiring connections required for the
installation of the BMS, as herein specified, shall be provided by the BMS
Contractor under this section unless specifically shown on the Electrical
Drawings
2. All wiring shall comply with the requirements of applicable portions of

Division 26 and all local and national electric codes.
3. The following devices shall be wired to the BMS under this section,
unless noted otherwise:
a. DDC system components such as First, Second and Third Tier

Network wiring, input/output point wiring, sensors, actuators,
operator workstations, printers, modems, terminals, gateways
and routers.
b. Zone alarm contact closures from the fire alarm system control
panel.
c. Communication wiring from any specified BACnet/IP and/or OSP

connections.
4. The following control devices shall be wired to the terminals of the

respective motor starter/VSD under this section, unless noted otherwise:
a. Automatic control devices such as; start/stop relays, thermostats,

etc.
b. Safety devices such as low temperature thermostats, low and

high pressure switches, gas detectors, fire alarm shut-down
relays, etc.
c. Interlock devices such as actuator travel switches, damper and

valve position switches, and return/exhaust fan control relays,
etc.
d. Actuating devices such as damper and valve actuators, relays,

coils, etc.
BMS System
SECTION 15180
5. Control power wiring from back-up source circuit breaker shall be

provided under this section:
a. OPERATOR’S WORKSTATION:
Label on the outlet the source electric panel and circuit breaker
designation. Label OWS on the circuit breaker at the source
electric panel.
b. DDC CONTROLLERS:
Provide a dedicated circuit for each network, system, and
programmable controller. Provide an electrical disconnect switch
inside the controller enclosure for the controller’s source power.
Label on disconnect switch the source electric panel and circuit
breaker designation. Label controller ID on the circuit breaker at
the source electric panel. Provide power wiring to each unitary
and terminal unit controller. Unitary and terminal unit controllers
may share a common circuit.
c. LOCAL INTERFACE PANELS:
Provide a dedicated circuit for control power at each local control

panel. Provide an electrical disconnect switch and low amp fuse
inside the panel, sized for the component loads. Label the
source electric panel and circuit breaker designation. Label panel
ID on the circuit breaker at the source electric panel.
1.2 RELATED DOCUMENTS
A. - All Sections including Commissioning
B. – All Sections
C. - All Plumbing Sections
D. - All Mechanical Sections
E. - All Electrical/ICT Sections
1.3 QUALITY ASSURANCE
1. The BMS herein specified shall be fully integrated and installed as a

complete package by the Building Automation Specialist Contractor. The
System shall include all wiring, piping, installation supervision,
calibration, adjustments, and checkout necessary for a complete and
fully operational system.
2. The BMS Contractor shall be responsible for all work fitting into place in
a satisfactory and neat workmanlike manner acceptable to the Owner’s
Representative.
BMS System
SECTION 15180
3. The BMS Contractor shall confer with other Trade Contractors regarding
the location and size of pipes, equipment, fixtures, conduit, ducts,
openings, switches, outlets, etc., in order that there may be no
interferences between the installation or progress of the work of any
Trade Contractor on the project due to work performed under this
Section.
4. The Design Drawings are diagrammatic and shall be followed as closely

as actual construction of the building and the work of other Trade
Contractors will permit. All changes from the Drawings necessary to
make the work of each Contractor conform to the building construction
and the work of other Trade Contractors shall be done at the appropriate
Trade Contractor’s expense. All changes and deviations from
construction drawings shall be recorded on record drawings kept at the
site and updated as necessary. Record drawings shall be used to
prepare final as-built drawings.
5. Unless explicitly stated to the contrary, the BMS Contractor shall furnish
and install each item of the equipment or material hereinafter specified,
complete with all necessary fittings, supports, trim, piping, wiring,
conduit, insulation, etc., as required for a complete and operating
installation.
6. Locations of items not fixed by dimensions are approximate only. Exact

locations necessary to secure the best conditions and results shall be
determined at the site by BMS Contractor, subject to review and
approval.
7. Furnish advance information on locations and sizes of frames, boxes,

sleeves and openings needed for the work, and also furnish information
and shop drawings necessary to permit installation of other work without
delay.
8. Where an item or task is specified to be provided under this section, it

shall be understood that item or task is the responsibility of the BMS
Contractor, but the work must be performed by qualified workmen of the
appropriate trade.
B. CONTRACTOR EXPERIENCE:
1. The BMS as defined in this specification and related documents is

considered to be a highly specialized project. The BMS Contractor shall
be a BMS Specialist regularly engaged in the engineering, programming,
installation and service of similar size and complexity BMSs. The BMS
specialist shall have demonstrable experience in similar building
automation and control, and be able to provide references documenting
such experience. As an BMS Specialist, the BMS Contractor is expected
to demonstrate an understanding of the systems and equipment to be
placed under control, including knowledge of acceptable engineering,
programming, installation, and wiring interface methods.
2. The BMS Contractor shall have a minimum of 5 years experience with

the complete, turn-key installation of similar size and technical complexity
Of BMS. The BMS Contractor shall provide a list of no less than three
similar installed projects which have BMSs with the specific features as
BMS System
SECTION 15180
specified for this project. These projects must be on-line and functional
such that the Owner's Representative and/or the Engineer can observe
the BMS in full operation.
3. The BMS Contractor shall employ specialists in the field of BMSs

including: Project Management, Engineering, Programming, Field
Supervision Installation, Quality Assurance, and Start-up.
a. The project manager, lead software programmer, and quality

assurance manager shall each have a minimum 8 years of BMS
industry experience and 5 years experience with the specific
control system to be installed on this project.
b. The project application engineer and any assistant managers

shall each have a minimum 5 years of BMS industry experience
and 3 years experience with the specific control system to be
installed on this project.
c. Other individuals shall each have a minimum 2 years of BMS

industry experience and 2 years experience with the specific
control system to be installed on this project and take direction
from the individuals listed above.
d. The BMS Contractor shall have a local service facility within a 50

mile radius of the job site, staffed with qualified service
personnel, fully capable of providing instructions as well as
routine and emergency maintenance service on all system
components. Emergency service shall be available on a 24 hour,
7 day a week BMS is.
C. PRODUCTS:
1. Building Automation System DDC controllers shall be the products of

manufacturers regularly engaged in the production of specialized
Building Automation Control Systems for the HVAC industry. BMS
products shall be the manufacturer's latest standard design that complies
with the specification requirements. DDC controllers and system
components shall be current production products; Prototypes, Beta or
other non-current product offerings shall not be accepted.
2. All other project components and equipment shall be the products of

manufacturers regularly engaged in production of components or
equipment for Of BMS. The products shall be the manufacturer's latest
standard design that complies with the specification requirements. Where
two or more units of the same equipment are required, these units shall
be products of a single manufacturer; however, the component parts of
the system need not be the products of a single manufacturer. Each
component product shall have the manufacturer's name, city, model and
serial number permanently attached on the product.
3. This specification contains references to specific manufacturers and

products. These references are to establish a standard of quality and
capability for each item and are not intended to limit or exclude other
products which are of comparable quality and capability.
BMS System
SECTION 15180
a. The BMS Contractor may, at his option, submit for approval prior
to bid a substitution submittal for items other than those listed.
b. The substitution submittal shall include all technical data,

physical samples, independent test results (UL, CSA, etc.), lists
of installed sites, product demonstrations, and other information
as may be requested by the Owner/Engineer, to allow for a
"Head-To-Head" comparison with the established standards of
quality.
c. The substitution submittal shall also include a detailed technical

comparison of the proposed item with one of those listed as an
acceptable quality standard.
d. Prototypes of items shall not be accepted for evaluation. Only

items in current regular production shall be evaluated.
e. Evaluations shall be BMS on all features, benefits and

capabilities, not just those specifically identified within this
specification. The judgment of the Owner/Engineer shall be final.
f. The BMS Contractor shall be responsible for all research and

costs required for producing substitution request submittals.
g. Where the substitution of an item affects the BMS Contractor’s

bid price, it is in the best interest of the BMS Contractor to
received approval of these items prior to bid. Any substitutions
not submitted prior to award of contract shall not be accepted.
The BMS Contractor shall be responsible for any subsequent or
unanticipated costs incurred by other Contractors, the Owner
and/or the Engineer resulting from deficient performance of
approved substitutions. The BMS Contractor shall be solely
responsible for any additional costs resulting from unapproved
substitutions.
D. QUALITY ASSURANCE PROGRAM:
1. The BMS Contractor shall implement a pro-active Quality Assurance

Program. This program shall consist of the following minimum
requirements.
a. The BMS Contractor shall assign a single individual to be

responsible for the management of the Quality Assurance
Program.
b. The Quality Assurance Manager shall maintain documentation of:
1) Resumes for all employees, both office and field,

excluding union tradesmen, working at any time on the
project.
2) Training for employees, both office and field, and

subcontractors, on the Quality Assurance Program.
3) Written verification that each worker on the project has

read the specification sections outlining the project
BMS System
SECTION 15180
requirements for their area of specialty. No work shall be

performed by any individual or company until this
requirement has been met. The initial project team shall
be documented in the first project submittal.
4) A detailed audit trail (QA Audit Report) for all Quality

Assurance issues including: problem ID number, date of
original problem report, name of individual initiating
report, the individual assigned responsibility for resolving
the problem, all correspondence related to the problem,
and final problem resolution.
c. Each individual team member shall be responsible for identifying

and reporting Quality Assurance problems and for assisting, as
requested by the Quality Assurance Manager, in the resolution
thereof.
d. The BMS Contractor shall be fully responsible for compliance

with the installation standards and system requirements as
defined herein by their employees and subcontractors.
e. Resolution of all Quality Assurance issues shall be at the BMS

Contractor’s expense, including expenses incurred by the Owner
and Engineer.
f. The Quality Assurance Manager shall submit copies of all Quality

Assurance Audit Record entries to the Owner and Engineer.
g. All Quality Assurance related correspondence shall include the

problem ID number.
h. The Owner's Representative (OR) shall have full audit authority

over the BMS Contractor’s Quality Assurance Program. The BMS
Contractor shall retrain or remove from the project any individual
identified by the OR whose workmanship is below acceptable
quality standards. All quality control decisions by the OR are
final.
1.4 INSTALLATION PRACTICES
1. COORDINATION:
a. It is necessary for the BMS Contractor to ensure that all materials

and components which interact with work by others are
compatible in order to provide a "Complete, Operating, and
Functional" control system as specified herein.
2. PROTECTION of EQUIPMENT and MATERIALS:
a. Properly protect work and work of other trades from damage.
b. Wherever possible, coordinate equipment deliveries with the

manufacturers and/or suppliers such that equipment is delivered
BMS System
SECTION 15180
to the site when it is required, or so that it may be suitably stored

within the building and protected.
B. CONTROL SYSTEM WIRING:
1. All wiring shall comply with the installation requirements of applicable

portions of Divisions 26, 27, and 28 and all local and national electric
codes.
2. CONDUIT REQUIREMENTS:
a. All control power wiring, interlock wiring, network wiring and

device wiring shall be installed in conduit with compression type
fittings.
b. All 220 VAC control power and interlock wiring shall be installed
in separate conduits from all extra low voltage wiring.
c. Network wiring installed within telecommunication closets does

not require conduit.
BMS System
SECTION 15180
3. MINIMUM CONDUIT SIZES and FILL REQUIREMENTS:
a. Control wiring conduit shall be 1/2" minimum.
b. Communication network wiring conduit shall be 3/4" minimum

and shall be grounded and bonded.
c. No conduits shall be filled with more than 40% wiring.
4. SUPPORT METHODS:
a. Provide support by mechanically attaching wiring, tubing or

enclosing conduit, troughs, trays or raceway to supporting
surfaces of building structure only. Support from ceiling grid
hangers, lighting fixtures, electrical conduit, ductwork, piping,
duct and pipe hangers, etc. shall be prohibited.
b. Sleeve through concrete surfaces with one inch minimum sleeves

extending four inches above and one inch below floor slabs.
Install rated fire stop material in all sleeves.
c. Protective bushings shall be used to protect wiring from damage

during pulling.
5. Extra LOW VOLTAGE and CLASS 2 WIRING REQUIREMENTS:
a. All Class 2 wiring shall be installed in conduit unless otherwise

specified.
b. Extra low voltage control wiring shall be installed in separate

conduit from 220 VAC power wiring.
c. Low voltage wiring shields shall be terminated in all control

panels, at one end of the cable only. Tape all shields back.
d. Splicing of low voltage control wiring and network

communications wiring shall be avoided where possible. Should
splicing be required it shall be accomplished by providing a
junction box with a screw type terminal strip. Label the junction
box on the wiring diagrams and attach a detail showing the splice
terminal block. Use of wire nuts, crimp type butt splices, etc. is
prohibited. “Tee Tapping” of communications cable is prohibited.
e. Coloring of cables and wiring shall be consistent throughout the

system, and from end-to-end on each circuit. Mixing and/or
changing of cable jacket and wire insulation colors are not
permitted.
f. Communication and control cabling shall be provided in a

customized color jacketing material. Material color shall be as
submitted and approved by the owner. The BMS wiring shall be
labeled in 3 foot or fewer intervals along the length of the jacket
material.
6. MINIMUM WIRE SIZES and TYPE:
BMS System
SECTION 15180
a. All system analog input wiring shall be jacketed twisted shielded

pair, minimum 18 gage wire, except for space temperature
sensor wiring to terminal unit controllers.
b. All system binary input wiring shall be jacketed twisted pair,

minimum 18 gage wire.
c. All system analog output wiring shall be jacketed twisted shielded

pair, minimum 18 gage wire.
d. All internal panel device wiring for binary outputs and pilot relays
shall be minimum 18 gage wire.
e. All binary output field wiring and 24 VAC control power wiring
shall conform to local and national electrical codes.
f. Network communications wiring shall be as specified by system

manufacturer and installed per local and national electrical
codes.
7. WIRE COLOR STANDARDS:
a. 220 VAC control signal Red
b. 220 VAC instrument line power Black
c. 220 VAC instrument line neutral White
d. 24 VAC control signal Yellow
e. 24 VAC instrument line power Brown
f. 24 VAC instrument line neutral Orange
g. Grounds Green
h. 24 + VDC instrument signal Black
i. 24 + VDC instrument signal White or clear
j. RTD V+ Black
k. RTD V- White
l. RTD Compensation Red
8. TERMINAL UNIT CONTROLLER and FIRE / SMOKE DAMPER

CONTROL, NETWORK and POWER WIRING REQUIREMENTS:
a. All terminal unit control, network and power wiring regardless of

voltage shall be run in EMT conduit with compression fittings in
accordance with section 16 requirements, except as follows.
1) Low voltage temperature sensor and actuator wiring

installed above accessible lift-up ceiling tiles in non-
plenum ceiling cavities may be plenum rated type cable
BMS System
SECTION 15180
installed out of conduit and independently supported by

bridal rings on four foot center.
b. Terminal unit low voltage communication network wiring shall be

installed in conduit if the terminal units are used for smoke
control (IBC 909 requirement). If 24 VAC power is provided to the
terminal units, then the communication network wiring may be
installed in the same conduit as the power. A separate conduit
shall be provided if 220 VAC power is provided to the terminal
units.
c. All control wiring within walls shall be installed in conduit.

Conduit size for low voltage wall mounted temperature sensor
wiring within walls may be ½ inch minimum, provided that the
conduit is single purpose for the wall mounted temperature
sensor.
d. All control power wiring to terminal unit controllers shall be

installed in conduit. Furthermore, all control power wiring leaving
electrical or telecommunications closets and serving an adjacent
fire zone shall be run in a separate conduit from the control
power wiring serving the immediate fire zone surrounding the
closet.
e. All control wiring serving fire/smoke dampers and monitoring fire

dampers shall be installed in conduit, no exceptions. This wiring
may be installed within control power conduits, but the wiring
insulation shall be 600 volt rated and the conduit must then be ¾
inch minimum size, or larger if required, and shall not exceed
40% wire fill.
C. LOCAL CONTROL PANELS and CONTROL ENCLOSURES:
1. All controllers and panel devices shall be mounted within Control Panels
as required by environmental conditions at installed locations and
applicable Code. Field devices shall be mounted in Control Enclosures
as required by environmental conditions at installed locations and
applicable Code. Control Panels and Enclosures shall comply with
NEMA classifications for corresponding non-hazardous location types as
follows;
a. DRY and CLEAN INDOOR LOCATIONS:
NEMA 1.
b. OUTDOOR LOCATIONS:
NEMA 4X.
c. OTHER WET or DAMP INDOOR LOCATIONS:
NEMA 4.
d. Indoor Locations Subject to; Dust, Falling Dirt, and Dripping

Noncorrosive Liquids: NEMA 12.
BMS System
SECTION 15180
e. AHU; Plenums, Interiors and Service Vestibules Subject to; Dust,

Falling Dirt, Dripping and Splashing of Liquids, Fluctuating
Humidity Levels and Condensation: NEMA 12.
2. CONTROL PANEL EXTERIOR REQUIREMENTS:
a. Enclosure door shall be hinged mounted, furnished with a key

lock and keyed to the Owner’s master key system.
b. Panels shall be mounted in a secure manner to either a free

standing frame or to a building wall. Panels shall not be secured
to any equipment. Mounting of panels to ductwork or fan
housings shall not be accepted. Panels shall be mounted level in
both axes.
c. All low voltage wiring shall be routed from the exterior trough into
the panel through close nipples sized at 50% free fill area. All 220
VAC control power wiring shall enter the panel in separate
conduits from extra low voltage wiring.
d. All conduits shall connect to the bottom only of all exterior

enclosures.
3. CONTROL PANEL INTERIOR REQUIREMENTS:
a. All panels shall be provided with an interior plan pocket and a

removable perforated backplane.
b. All devices within the panel shall be UL listed or recognized.
c. All devices shall be mounted to the backplane and arranged in a

neat and orderly fashion. Where possible, group similar devices
together and align vertically and/or horizontally.
d. All interior wiring shall be routed through PVC wire duct sized
with a minimum 20% free fill area. Provide a minimum of two
vertical and three horizontal wire ducts within each panel.
Provide additional ducts to minimize the distance from the wire
duct to the individual devices. Extra low voltage and 220 VAC
wiring shall not occupy the same duct. Install duct covers upon
completion.
e. All field wiring shall be connected to terminal strips within the

panel. Direct connection of field wiring to panel devices shall not
be accepted unless the panel device is equipped with removable
modular plug-in terminal blocks. Terminal strips shall have a
marking pad for each terminal.
f. All terminal strips, relays and fuse assemblies shall be DIN rail or
snap track mounted. DIN rail or snap track shall be screw
mounted to backplane.
g. Relays shall be cube type with indicator light and pin or blade
mounted to separate relay socket. Socket shall have screw
terminals with captive wire clamps. Provide pilot relays for binary
outputs to reduce induced noise from external devices.
BMS System
SECTION 15180
h. Provide one fused disconnect switch for all 220 VAC powered
devices within the panel. Fuse shall be appropriately sized for all
220 VAC input control transformers and power supplies.
i. All control transformers shall have a manual-reset secondary

circuit breaker.
j. All power supplies shall have fused over-current protection.
k. Each digital controller shall be protected by a separate

replaceable fuse, if not already protected by an integral, but
replaceable fuse.
l. Fuse assemblies shall allow easy replacement of the fuse.
m. Provide two (2) spare fuses of each type used above in each
panel.
n. Provide one interior panel mounted 220 VAC receptacles within

each control panel housing a digital controller (excluding terminal
units). Receptacle shall be always hot and power-up software
programming devices.
D. IDENTIFICATION STANDARDS:
If conflict exists between the following referenced standards, the most stringent
standard shall be used. If the equipment does not comply with these standards,
the System Integrator shall state so, fully describe each exception taken, and
indicate which standards the equipment will meet.
1) American Society for Testing and Materials (ASTM)
2) American National Standards Institute (ANSI)
3) Electronic Industry Association (EIA)
4) Factory Mutual Engineering Division (FM)
5) Institute of Electrical and Electronic Engineers (IEEE)
6) International Electro Technical Commission (IEC)
7) National Fire Protection Association (NFPA)
8) National Electrical Manufacturers Association (NEMA)
9) Society of Systems and Automation (ISA)
10) Underwriters Laboratories (UL)
11) U.S. Green Building Council LEED-NC rating system. (USGBC)
12) American Society of Heating, Refrigeration and Air Conditioning

Engineers (ASHRAE)
1. CONTROLLER ENCLOSURE IDENTIFICATION:
BMS System
SECTION 15180
a. All network, system, programmable and unitary controller

enclosures shall be identified by a plastic engraved nameplate
securely fastened to the outside of the controller enclosure.
b. Nameplate shall include the identification of the system(s) served

by the controller.
c. Inside, the controller's ID as shown on the control drawings shall

be identified by a machine made label securely fastened to the
controller.
d. All unitary and terminal unit controller enclosures above ceilings

shall be identified by a colored identification label securely
fastened to the outside of the controller enclosure. The label shall
include the identification of the device ID as shown on the
associated control drawings.
2. LOCAL CONTROL PANEL IDENTIFICATION:
a. All local control panels shall be identified by a plastic engraved

nameplate securely fastened to the outside of the panel
enclosure.
b. Nameplate shall include the identification of the system(s) served

by the controller and the panel’s ID as shown on the control
drawings.
c. Inside, each panel device shall be identified by a machine made

label securely fastened to the backplane of the local control
panel. Label shall include the identification of the I/O point name
and device ID as shown on the associated control drawings.
d. Inside, the fused disconnect power switch shall be identified by a

machine made label securely fastened to the backplane of the
local control panel. Label shall identify the electrical panel and
circuit providing power to the switch.
3. FIELD DEVICE IDENTIFICATION:
a. All field devices shall be identified by a machine made label

securely attached to the device or a label tag. Label shall not
cover any information on the device. Tag shall be secured to the
device by a wire tie. The label shall include the identification of
the I/O point name and device ID as shown on the associated
control drawings. Label shall be concealed for devices mounted
in the finished space.
4. RACEWAY IDENTIFICATION:
a. The covers of all junction and pull boxes of the control system
raceways shall be identified by painted covers. The color of the
covers shall be consistent throughout the entire control raceway
system, from end-to-end on each and every circuit. The Mixing
and/or changing of cover colors shall not be permitted.
BMS System
SECTION 15180
5. WIRE IDENTIFICATION:
a. All low and line voltage control wiring shall be identified by

number, as referenced to the associated control diagram, at each
end of the conductor or cable. Identification number or point
name shall be permanently secured to the conductor or cable.
E. MANUFACTURER’S RECOMMENDED INSTALLATION PROCEDURES:
1. Conform to all equipment manufacturer’s recommended installation

procedures and installation standards as specified in this section. Notify
Engineer of conflicts between specified standards and manufacturer’s
standards.
1.5 SUBMITTALS
1. Provide submittals in accordance with Division 1. Submittals shall be

prepared in both hard copy and electronic format.
2. Provide the following specialty submittal items in addition to the

requirements of the above. Submittals shall comply with the
requirements stated below and not the BMS Contractor’s standard
submittal package which may be less inclusive. Object oriented
drawings without associated controller and field panel wiring diagrams
will not be approved.
3. The naming convention for all physical control points and software
objects shall be reviewed in a meeting with the Owner’s Representative
and Engineer before generation of control drawings and sequences of
operation.
4. BMS Contractor shall be responsible for gathering from other Contractors

all equipment information necessary to prepare submittals. BMS
Contractor shall be responsible for field verification of site conditions and
for gathering all field data necessary to prepare accurate submittals.
5. BMS Contractor shall not order material, begin fabrication or field

installation until receiving authorization to proceed in the form of an
approved submittal. BMS Contractor shall be solely responsible for the
removal and replacement of any item not approved by submittal at no
cost to the Owner.
6. SUBMITTAL REVIEW:
The Engineer shall perform no more than two reviews of each submittal
item. Should the submittals not be acceptable after the second review,
the BMS Contractor shall pay all additional expenses incurred by the
Engineer in reviewing additional submittals at the Engineer's current
standard rate.
B. SHOP DRAWINGS, PRODUCT DATA and SAMPLES:
1. Technical submittals shall include the following information arranged in

separate sections with a table of contents, and subdivision tabs.
BMS System
SECTION 15180
2. QUALITY ASSURANCE PROGRAM:
a. Resumes for the project team required by the Quality Assurance

Program specifications.
b. Sample quality assurance audit report required by the Quality

Assurance Program specifications.
3. CONTROL DRAWINGS:
a. Riser Diagram of complete BMS showing all DDC controllers,

operator workstations, file server, network repeaters and network
wiring; including the manufacturer's part numbers of individual
DDC controllers and the specific system/equipment served by
each controller.
b. For each HVAC system, prepare the following drawings.
1) System flow diagram with all field control devices. Each

field device shall be identified with device ID label,
associated control point software name and wiring
termination numbers. Show starter and/or VSD wiring
details on this drawing.
2) Combination controller point schedule and bill of material

for all field and panel mounted devices including device
ID label, associated control point software name,
associated control point number, type of control point (AI,
BI, AO, and BO), device description, quantity, device
range, product number, and manufacturer and wiring
detail.
3) Interior layout template of each local control panel

showing the DDC controller, expansion module, terminal
strips, disconnect switch, fuses, transformers, power
supplies, etc.
c. Wiring diagram for each typical field device.
d. Submit elevation diagram for each damper of three or more

sections wide showing the position of each section and
associated actuator mounting arrangement.
e. Apply Demand Control Ventilation where required (CO2

Sensors).
4. FLOOR PLAN DRAWINGS:
a. Floor plan drawings for each building level showing the proposed
location of each local control panel, digital controller including
terminal unit controllers, field devices and sensors, gateways,
repeaters, Ethernet switches, file servers, dedicated
workstations, Ethernet and field control network cabling. Indicate
network number, address, Node ID and controller type for each
digital controller. Indicate media and type of each LAN.
BMS System
SECTION 15180
5. SEQUENCES OF OPERATIONS:
a. Control logic shall be annotated to describe how it accomplishes

the sequence of operation. Graphic programs that provide simple
blocks connected by multiple lines that are not specific in detail
and easily understandable are not acceptable. Annotations shall
be sufficient to allow an operator to relate each program
component (block or line) to corresponding portions of the
specified Sequence of Operation with all requirements of the
sequence provided in detail. Provide in detail all virtual and real
points, variables, PID loops, reset blocks, switches, timers,
high/low selectors, alarms, proofing modules, staging blocks, etc.
to fully describe the sequence of operation.
b. The sequences of operation provided in the submittal by the BMS

Contractor shall represent the detailed analysis needed to create
actual programming code from the design documents. As such,
they shall provide a very complete description of the sequences
and be written in a format that is compatible with the
programming language of the control system to be installed.
c. Sequences shall reference the control point and software

parameters by name and description, e.g., static pressure set
point (SPSP).
d. Points shall be referenced by name, including all software points

such as programmable set points, range limits, time delays, etc.
The default values for all set points, limits, alarm settings, etc.
shall be included. Point names not specified within Part 5 shall
follow a predictable naming pattern and shall be approved of by
the Owner’s Representative and Engineer.
e. The sequence of operation shall cover normal operation and

operation under the various alarm conditions applicable to that
system.
f. Sequences shall include normal and customary software

functions to provide a fully functional system and shall
incorporate such features as minimum ON/OFF time delays,
minimum and maximum allowed ranges for reset values,
maximum ramping rates of change for analog outputs and control
loops, etc. as appropriate for each system.
6. SOFTWARE:
a. Operator Workstation Displays. Include each display screen to

be provided, data to be displayed, and links to other screens.
b. BMS software objects listing for each data connection.
c. BAC net PICS statements indicating the BACnet functionality and

configuration of each controller.
d. Submit BACnet object description, object ID, and device ID, for
each I/O point and documentation for any non-standard BACnet
BMS System
SECTION 15180
objects, properties, or enumerations used detailing their

structure, data types, and any associated lists of enumerated
values.
e. Software manuals for all applications programs to be provided as

a part of the operator workstations, portable operator terminals,
programming devices, etc. for evaluation for compliance with the
performance requirements of this specification.
f. Two DDC system installation manuals.
g. Two DDC system programming manuals.
h. Two DDC system engineering manuals.
7. SCHEDULES:
a. CONTROL POINT SCHEDULES:
Points schedule for each DDC controller: Include; Point ID

Number, Point Name, Point Description, Type, Address, and
Connected Device Identification.
b. TERMINAL UNIT SCHEDULE:
Spread sheet type schedule shall include a separate line for each
terminal unit controller and a column for each of the following
attributes (no omissions):
BMS System
SECTION 15180
1) Line Number,
2) Room Number (location of room sensor / room served)
3) Address,
4) Unit Tag,
5) Unit Location
6) Service,
7) Floor Plan Drawing Reference
8) Box Size
9) Inlet Size
10) Maximum Primary CFM
11) Minimum Primary CFM
12) Maximum Secondary Cooling CFM (FP-VAV only)
13) Maximum Secondary Heating CFM (FP-VAV only)
14) Minimum Secondary Occupied CFM (FP-VAV only)
c. CONTROL DAMPER SCHEDULES:
damper and a column for each of the following damper attributes
in the order presented here (no omissions):
1) Line Number,
2) Damper Tag,
3) System,
4) Service,
5) Opening Size (w” x h”),
6) Design Flow Rate (CFM units),
7) Design Velocity (FPM units),
8) Selected Damper Size (w” x h”),
9) Section Labels & Sizes (w” x h”),
10) Manufacturer,
11) Part Number,
12) Frame Style (e.g., in-duct, flanged),
13) Blade Pattern (e.g. parallel, opposed, single),
BMS System
SECTION 15180
14) Blade Type (e.g. air foil, two piece),
15) Fail Position (de-energized position),
16) Actuator Model Number,
17) Actuator Quantity,
18) Actuator Working Range (volts, mA or psi units as

applicable),
19) Actuator Mounting Location (e.g. electronic; shaft, sleeve-

out collar, channel support),
20) Comments.
d. CONTROL VALVE SCHEDULES (Pressure Dependent):
valve and a column for each of the following valve attributes in
the order presented here (no omissions):
1) Line Number,
2) Valve Tag,
3) System,
4) Service,
5) Pipe Size,
6) Body Pattern (e.g. straight thru, mixing, diverting),
7) Load (coil) Flow Rate (actual from submittals) (e.g. GPM

or lbs/hr units as applicable),
8) Load (coil) Pressure Drop (actual from submittals) (e.g.

PSI units),
9) Calculated Valve Cv,
10) Selected Valve Cv,
11) Actual Valve Pressure Drop (PSI units),
12) Manufacturer,
13) Part Number,
14) Body Style (e.g. globe, butterfly, ball),
15) Size (inch units),
16) Valve Body Pressure Rating,
17) Pipe Connections (e.g. sweat, screwed, flanged),
BMS System
SECTION 15180
18) Fail Position Flow Pattern (de-energized position flow

pattern) (e.g. open, closed, last position, thru coil, bypass
coil),
19) Actuator Manufacturer and Model Number,
20) Actuator Working Range (volts, mA or PSI units as

applicable),
21) Actuator Close-Off Pressure (against system),
22) Comments.
e. CONTROL VALVES SCHEDULES (Pressure Independent):
1) Line Number,
2) Valve Tag,
3) System,
4) Service,
5) Pipe Size,
6) Load (coil) Flow Rate (actual from submittals) (e.g. GPM),
7) Manufacturer,
8) Part Number,
9) Min Operating Limit (PSID units),
10) Max Operating Limit (PSID units),
11) Size (inch units),
12) Valve Body Pressure Rating,
13) Pipe Connections (e.g. sweat, screwed, flanged),
14) Fail Position (de-energized position) (e.g. open, closed,

last position),
15) Actuator Manufacturer and Model Number,
16) Actuator Working Range (volts units),
17) Actuator Close-Off Pressure (against system),
18) Comments.
f. AIR FLOW MEASURING STATION SCHEDULES:
BMS System
SECTION 15180
Spread sheet type schedule to be prepared by equipment

manufacturer shall include a separate line for each flow station
and a column for each the following station attributes in the order
presented here (no omissions);
1) Line Number,
2) Station Tag,
3) System,
4) Service,
5) Opening Size (w” x h”),
6) Design Flow Rate (CFM units),
7) Design Velocity (FPM units),
8) Design Velocity Pressure (inches w.g. units),
9) Selected Station Size (w” x h”),
10) Selected Velocity (FPM units),
11) Selected Velocity Pressure (inches w.g. units),
12) Section Labels & Sizes (w” x h”)
13) Station Manufacturer,
14) Station Part Number,
15) Velocity Pressure Sensor Range
16) Velocity Pressure Sensor Manufacturer
17) Velocity Pressure Sensor Part Number
18) Comments
g. IP BMS DEVICE SCHEDULE:
Spread sheet type schedule to include a separate line for each

1) Device name
2) Device model number
3) Device location floor
4) Device location closet/room
5) IP address of device
6) Expected number of sublans
BMS System
SECTION 15180
7) Expected number of devices on each sublan
8) Interface type and speed
8. PRODUCT DATA SHEETS:
a. Summary index of all product data sheets included. Index shall

precede data sheets and list the order of the data sheets.
b. Cataloged data sheets of all equipment used. This includes, but

is not limited to DDC controllers, operator workstations, portable
operator terminals, sensors, actuators, dampers, valves, etc.
Provide range and scale information for all transmitters and
sensors. Clearly indicate via highlighter, circle or arrow on each
sheet the specific device selected and applicable options.
C. AS-BUILT DOCUMENTS:
1. As built documents shall include all submittal documents updated to

reflect the actual installation.
2. Provide as-built BMS riser diagram updated to reflect the actual

installation of all BMS communication networks. As-built BMS riser
diagram shall include locations of taped back shields at each and every
controller and locations of all splices, where splices are approved.
3. Provide floor plan drawings showing the installation routing of all

horizontal BMS communication networks and locations of each and
every digital controller, including terminal unit controllers. Location
accuracy shall be ±4 feet. Each controller shall be labeled with the
controller ID corresponding to the as-built documents. Show all optical
isolators, routers, repeaters, end-of-line terminators, junctions, ground
locations etc. Update and maintain accurate locations throughout the
construction period of the actual installed conditions.
4. Provide applicable prints mounted in each local control panel of each

mechanical room.
5. Provide on CD-ROM disks a copy of the configuration, application and

operating system software for the file server and each digital controller.
D. OPERATION and MAINTENANCE MANUALS:
1. O&M manual shall comply with the requirements of Division 1.
2. Include the following documentation in a DDC Hardware Manual:
a. General description and cut sheets for all components.
b. Detailed wiring and installation illustrations and complete

calibration procedures for each field and panel device.
c. Complete trouble-shooting procedures and guidelines.
d. Complete operating instructions for all systems.
BMS System
SECTION 15180
e. Maintenance Instructions: Document all maintenance and

repair/replacement procedures. Provide ordering number for
each system component, and source of supply. Provide a list of
recommended spare parts needed to minimize downtime.
3. Include the following documentation in a DDC Software Manual:
a. Table of Contents.
b. Sequence of Operations.
c. Program Function Index.
d. Program Listing of Software Source Code OR Flow Chart

Diagrams of Programming Objects. For control systems using
either compiled program code or interpreted code provide source
code of all programs and function libraries to be installed. For
systems using a graphical object orientated programming
environment, provide a computer plotted flow chart showing the
interconnection of the programming objects and all associated
parameters. A copy of the flow chart shall be provided on disk or
CD-ROM.
e. Printed listing of controller and operator workstation data BMS

files.
f. APPENDIX A:
Alphabetical Software Point Name Abbreviation List Include

Name, Description, Controller Where Located, Point Type and
Point ID.
g. APPENDIX B:
Alphabetical I/O Point List Include Point Name, Controller

Location, Point Number, Control Device, Range and Span.
h. APPENDIX C:
Sample printouts of all; Reports, Group Listings and Alarm

Messages.
i. Alphabetical Index of all DDC point names with documentation

manual page number references.
4. Provide copies of all manufacturers manuals covering the installed

system. This shall include, as a minimum:
a. System Engineering Manual.
b. System Installation Manual.
c. Programming Manual.
d. Engineering and Troubleshooting Bulletins.
e. Operator Workstation Software Manual.
BMS System
SECTION 15180
f. All other pertinent manuals published by the control system

manufacturer.
5. All manuals shall be provided in hard copy format and as part of an On-
Line documentation system through the operator workstation.
1.6 INSTRUCTION
1. Training shall comply with the requirements of Division 1.
B. TRAINING QUALIFICATIONS:
1. Training instructor shall be under the direct employment of the control

system manufacturer as a designated instructor.
2. The instructor may, upon approval by Owner’s Representative, be an

employee of the BMS Contractor.
3. The instructor must have a minimum of five years of experience with the
control system products as installed in the facility and shall be
specifically trained and certified by the control system manufacturer to
conduct system training.
C. TRAINING MATERIALS:
1. Provide a course outline for each training course.
2. Provide training materials and workbooks.
D. PRE-STARTUP OPERATOR TRAINING:
1. Prior to the initial system startup, provide training sessions for the
building operating personnel as specified in Part 3. Training shall cover
BMS of system operation and sequences of operations.
E. OPERATOR TRAINING:
1. Upon completion of the work, a factory trained and certified instructor

shall provide on-site instruction to operating personnel who have
responsibility for the mechanical system as specified in Part 3.
F. SUPPLEMENTAL OPERATOR TRAINING:
1. Additional instruction shall be given at the beginning of the next heating

or cooling season as specified in Part 3.
1.7 GUARANTEE
A. MATERIAL and WORKMANSHIP:
1. The Control System shall be free from defects in material and

workmanship under normal use and service. After completion of the
installation, the Control Manufacturer shall regulate and adjust all
thermostats, control valves, motors, and other equipment provided under
his contract. If within eighteen (12) months from the date of completion
BMS System
SECTION 15180
any of the equipment herein described is defective in operation,

workmanship or materials, it will be replaced, repaired or adjusted at the
option of the BMS Contractor free of charge, provided that the defect is
reported within forty five (30) days of failure occurrence.
2. Guarantee shall extend to material that is supplied and installed by the

BMS Contractor. Material supplied but not installed by the BMS
Contractor shall be covered per the above to the extent of the product
only. Installation labor shall be the responsibility of the BMS Contractor
performing the installation.
3. INSTALLATION:
The Control System shall be free from defects in installation

workmanship for a period of one year from acceptance. The BMS
Contractor shall, free of charge, correct any defects in workmanship
within one week of notification in writing by the Owner.
B. WARRANTY SERVICE:
1. NORMAL SERVICE:
a. Any malfunction, failure, or defect in any hardware component or

failure of any control programming that would not result in
property damage or loss of comfort control shall be corrected and
repaired following telephonic notification by the Owner to the
Contractor.
b. Response by telephone to any request for service shall be

provided within eight (8) working hours (contractor specified 48 hr
per week normal working period) of the Owner's initial telephone
request for service.
c. In the event that the malfunction, failure, or defect is not

corrected through the telephonic communication, at least one (1)
hardware and software technician, trained in the system to be
serviced, shall be dispatched to the Owner's site within 24 hours
of the Owner's initial telephone request for such services.
2. EMERGENCY SERVICE:
a. Any malfunction, failure, or defect in any hardware component or

failure of any control programming that would result in property
damage or loss of comfort control shall be corrected and repaired
following telephonic notification by the Owner to the Contractor.
b. Response by telephone to any request for service shall be

provided within two (2) hours of the Owner’s telephone request
for service 24 hours per day, 7 days per week, and 365 days per
year.
c. In the event that the malfunction, failure, or defect is not

corrected through the telephonic communication, at least one (1)
hardware and software technician, trained in the system to be
serviced, shall be dispatched to the Owner’s site within four
BMS System
SECTION 15180
hours of the Owner’s initial telephone request for such services

24 hours per day, 7 days per week, 365 days per year.
3. OWNERS TELEPHONIC REQUEST for SERVICE:
a. Contractor shall specify a maximum of three telephone numbers

for Owner to call in the event of a need for service. At least one of
the lines shall be attended at any given time at all times.
Alternatively, cell phones can be used for technicians trained in
system to be serviced. One of the three paged technicians shall
respond to every call within 15 minutes.
4. TECHNICAL SUPPORT:
a. Contractor shall provide technical support by telephone

throughout the warranty period at no cost to the Owner.
1.8 TECHNICAL PROPOSAL
1. It is the intent of this specification to describe the performance

requirements of the system. The bidder shall submit to the Engineer at
bid due date a technical proposal to establish that both the bidders
proposed system and the bidders qualifications meet the performance
requirements of this specification.
B. PROPOSAL CONTENT:
1. Proposal must include the following.
a. A section by section listing of clarifications and exceptions taken

to these specifications.
b. Proposed Riser Diagram of complete BMS including the

manufacturer's part numbers of individual DDC controllers and
the mechanical system served by each controller.
c. Product information sheets for each model of DDC controller

identified on the BMS Riser Diagram.
d. Specific product information detailing the operator workstation

software.
e. Project organization including resumes of each project team

member including project manager, quality control manager,
project engineer(s), software programmer(s), field
superintendent(s) and start-up technician(s). Refer to 1.3, B for
personnel experience requirements. The Owner/Engineer
reserves the right to dismiss any proposed team member and
request specific individuals prior to contract award.
f. Project scheduling including anticipated manpower requirements

to meet the Owner's schedule.
BMS System
SECTION 15180
g. Location of the BMS Contractor's service office that would

perform both routine maintenance and emergency repair
services. Include resumes of each hardware and software
technician who would be involved in performing on-site service.
h. Prior project list of three Building Management Systems of similar

size, scope and technical complexity, which have been
completed and accepted by the Owner. Include; Project Name,
Project Owner, Project Address, Contact Name, Contact Phone
Number and a brief description of the system.
BMS System
SECTION 15180
PART 2 - PRODUCTS
2.1 BMS NETWORK
1. The direct digital control (DDC) and Building Management System (BMS)
defined in this specification shall utilize the BACnet communication
requirements as defined by the current version of ASHRAE/ANSI 135,
2012 including all annexes and addenda for all communication between
all controllers, servers and workstations.
2. All inter floor communication will be performed through the building

TCP/IP Ethernet network through BACnet over IP. Provide for each floor
a BACnet TCP/IP router to direct all floor level communication to the
remainder of the building network.
B. FIRST TIER NETWORK:
1. The BMS first tier network shall support multiple operator workstations,
network, system, and programmable controllers. The first tier network
shall provide communications between operator workstations and first
tier DDC controllers and between first tier DDC controllers.
2. The first tier network shall be BACnet-IP running on the Ethernet

Category 6A (as defined by EIA-568-B.2-10) BMS building structured
cabling system, operating at a minimum communication speed of 1000-
Mbps (Gigabit Ethernet).
3. The first tier smart communication switches and routers shall be installed
by the structured cabling contractor and be provided with sufficient
bandwidth and ports for the BMS. The BMS contractor shall provide at
the time of submittals a schedule of required ports for IP BMS devices,
as indicated in the submittal section of this specification.
4. Network, system, and programmable controllers shall reside on the first

tier.
C. SECOND TIER NETWORK:
1. Second tier networks shall provide either "Peer-to-Peer", Master-Slave,

or Supervised Token Passing communications and shall operate at a
minimum communication speed of 78.6K bps.
2. The second tier network shall be BACnet MS/TP running on EIA-485

twisted shielded cable.
3. The second tier network shall be connected to a network or system

controller (see Part 2.2 for definition of network and system controllers).
4. Data objects on an individual second tier network shall be shared over

the first tier network to other second tier networks.
5. Unitary controllers and terminal unit controllers shall reside on the

second tier.
BMS System
SECTION 15180
D. THIRD TIER NETWORK:
1. Third tier networks shall provide either "Peer-to-Peer", Master-Slave, or

Supervised Token Passing communications and shall operate at a
minimum communication speed of 9600 bps minimum.
2. The third tier network shall be BACnet MS/TP running on EIA-485

twisted shielded cable.
3. Terminal unit controllers may reside on the third tier.
E. GATEWAYS and ROUTERS:
1. Gateways and Routers shall be available to:
a. Connect the first tier network to a facility wide communications

network.
b. Connect the BMS to other equipment manufacturer’s digital

controllers, such as a chiller control panel, via a BACnet or Mod
bus data communications interface.
c. Extend the BMS beyond the capacity of a single first tier network.
d. Provide for a change in network physical media or data

transmission rates.
2.2 DDC HARDWARE
1. All DDC Controllers shall be either UL 916 or CSA listed and shall be
FCC class B compliant.
2. SPARE CAPACITY:
a. Provide each network, system, programmable, and unitary

controller with sufficient internal memory for the specified control
sequences, alarming and history trending and have at least 40%
of the memory available for future use.
b. Each system, programmable, and unitary controller shall have a

minimum of ten percent on-board spare Input Output (I/O) point
capacity for future point expansion.
c. The type of spares shall be in the same proportion as the

implemented I/O functions of the panel, but in no case shall there
be less than one spare I/O point for each implemented I/O type.
d. Provide all processors, power supplies, communication

controllers, and I/O point modules so that the implementation of a
point only requires the addition of the appropriate point field
wiring and device.
3. EXPANSION POINT MODULES:
BMS System
SECTION 15180
a. Where the on-board point capacity of a system controller or

programmable controller cannot meet the specified application,
provide point expansion point modules.
b. Point expansion modules shall communicate directly with the

system or programmable controller’s processor on a dedicated
communication bus. Use of a second or third tier BMS
communication sub-network for processor to expansion module
communication is not allowed.
c. Where point expansion modules are provided, adhere to Spare

Capacity for points as specified. The ability to add point
expansion modules to a controller shall not be a substitution for
on-board Spare Capacity.
d. The installation of remote input/output point modules outside the

enclosure for the system or programmable controller shall not be
permitted.
B. NETWORK CONTROLLERS:
1. COMMUNICATIONS NETWORK:
Network controllers shall reside on the first tier network. Each controller
shall support a sub-network of a minimum of 64 controllers on either a
second or third tier network.
2. SUB-NETWORKS:
Each controller shall provide at least one second tier network capable of
communicating to other manufacturer’s controllers, via industry standard
open protocols such as; BACnet or Mod bus RTU. Provide sub-
network(s) as further specified in Part 3 and/or as shown on the design
drawings. The network and system controllers shall trend and archive
the software data BMS of all controllers on the open protocol bus and
shall make data from these controllers available to other controllers on
the network.
3. PROCESSOR:
Controllers shall be microprocessor-BMS with a minimum word size of 32

bits and a maximum program scan rate of less than 3 seconds. They
shall be multi tasking, multi-user, real-time digital control processors
consisting of modular hardware with plug-in enclosed processors,
communication controllers and power supplies. Controller size and
capability shall be sufficient to fully meet the requirements of this
specification.
4. MEMORY:
Each controller shall have sufficient memory to conform to the

performance requirements, as specified below, to support its own
operating system, data BMS, control programs and to provide
supervisory control for all second and/or third tier controllers.
5. HARDWARE REAL TIME CLOCK:
BMS System
SECTION 15180
The controller shall have an integrated hardware BMS real time clock.
BMS System
SECTION 15180
6. COMMUNICATIONS PORTS:
Controller shall provide at least one RS-232 serial data communication

port for operation of printers, operator terminals, modems and portable
operator's terminals. Controllers shall allow temporary use of portable
devices without interrupting the normal operation of permanently
connected modems, printers or terminals.
7. DIAGNOSTICS:
Controller shall continuously perform self diagnostics, communication

diagnosis and diagnosis of all panel components. The network controller
shall provide both local and remote annunciation of any detected
component failures, low battery conditions or repeated failure to establish
communication.
8. EMF ISOLATION:
Isolation shall be provided at all first, second, and third tier network
termination’s, as well as all field point termination’s to suppress induced
voltage transients consistent with IEEE Standards C62.41-1991.
9. POWER FAILURE:
In the event of the loss of normal power, there shall be an orderly shut-
down of all controllers to prevent the loss of data BMS or operating
system software. Nonvolatile memory shall be incorporated for all critical
controller configuration data, and battery backup shall be provided to
support the real-time clock and all volatile memory for a minimum of 72
hours.
a. During a loss of normal power, the control sequences shall go to

the normal system shut-down conditions, unless otherwise
specified in Part 4.
b. Upon restoration of normal power, after a minimum off time

delay, the controller shall automatically resume full operation
without manual intervention through a normal soft-start
sequence. Reference Part 4 for additional requirements.
c. Should a controller memory be lost for any reason, the operator

workstation shall automatically reload the program transparent
and without any intervention by the system operators.
d. The system operators shall have the capability of manually

reloading the controller via the local RS-232C port, or from the
operator workstation.
C. SYSTEM CONTROLLERS:
System controllers shall reside on the first tier network. Each controller
shall support a sub-network of a minimum of 32 controllers on either a
second or third tier network.
BMS System
SECTION 15180
2. SUB-NETWORKS:
Each controller shall provide at least one second tier network capable of
communicating to other manufacturer’s controllers, via industry standard
open protocols such as; BACnet or Mod bus RTU. Provide sub-
network(s) as further specified in Part 3 and/or as shown on the design
drawings. The network and system controllers shall trend and archive
the software data BMS of all controllers on the open protocol bus and
shall make data from these controllers available to other controllers on
the network.
3. PROCESSOR:
Controllers shall be microprocessor-BMS with a minimum word size of 32

specification.
4. MEMORY:


7. DIAGNOSTICS:

communication.
8. EMF ISOLATION:
Isolation shall be provided at all first, second and third tier network
terminations, as well as all field point termination’s to suppress induced
9. POWER FAILURE:
BMS System
SECTION 15180
hours.




10. INPUT POINTS:
a. Analog inputs shall have a minimum of 12 bit A/D resolution and

shall monitor the following analog signals:
1) Type 2 or 3 Thermistors.
2) 4-20 mA Sensors.
3) 0-10 VDC Sensors.
4) 1000 ohm RTDs.
b. Binary inputs shall monitor dry contact closures. Input shall

provide filtering to eliminate false signals resulting from input
"bouncing". Provide local LED for status indication of each binary
input point.
c. Pulse Counter inputs shall monitor dry contact pulses with an

input resolution of five Hz minimum.
11. OUTPUT POINTS:
a. Analog outputs shall have a minimum of 8 bit D/A resolution and

shall provide the following control outputs:
1) 4-20 mA - Sink or Source.
2) 0-10 VDC.
b. Binary outputs shall provide SPDT output contacts rated for 2

amps minimum at 24 VAC. Provide local LED for status indication
of each binary output point. Provide surge and noise
BMS System
SECTION 15180
suppression on all pilot relays. Inductive loads shall be controlled

by pilot relays.
BMS System
SECTION 15180
12. MANUAL OVERRIDE SWITCHES:
a. Provide the ability to manually override each controller's binary

and analog output points.
1) Manual override switches shall be toggle, rotary multi

position or rotary gradual position. Jumper type overrides
are not acceptable.
2) Manual override switches shall be independent of the

controller’s processor and function when the processor
has failed or is off-line.
3) Each manual override switch shall be monitored by the

system controller such that an override not in the
automatic position (e.g. hand and off) is specifically
indicated.
4) Controller shall collect override status of all output points

and provide a summary report on the operator
workstation of all override activity.
5) Provide external manual override switches if necessary.
6) Switches may be mounted on the point module or within

the system controller key accessed enclosure or the
adjacent local control panel.
7) Provide manual overrides for all binary outputs, except for

motor starters with Hand/Off/Auto switches.
b. Provide manual overrides for all analog outputs.
1) Graduated override controls for analog outputs shall

include scaled markings indicating the output value.
Controllers which do not offer graduated override controls
shall include a panel mounted DC volt meter,
potentiometer and wiring connections to allow the
monitoring of each analog output value.
D. PROGRAMMABLE CONTROLLERS:
Programmable controllers shall reside on the first or second tier network.

Programmable controllers are not required to support sub-network(s).
2. PROCESSOR:
Controllers shall be microprocessor BMS with a minimum word size of 32

specification.
BMS System
SECTION 15180
3. MEMORY:


6. DIAGNOSTICS:

communication.
7. EMF ISOLATION:
Isolation shall be provided at all first, second and third tier network
terminations, as well as all field point termination’s to suppress induced
8. POWER FAILURE:
hours.



BMS System
SECTION 15180

9. INPUT POINTS:

1) Type 2 or 3 Thermistors.
2) 4-20 mA Sensors.
4) 1000 ohm RTDs.

input point.

input resolution of five Hz minimum.
10. OUTPUT POINTS:

2) 0-10 VDC.

amps at 24 VAC. Provide local LED for status indication of each
binary output point. Provide surge and noise suppression on all
pilot relays. Inductive loads shall be controlled by pilot relays.
11. MANUAL OVERRIDE SWITCHES:
a. Provide the ability to manually override each controller's binary

and analog output points.
1) Manual override switches shall be toggle, rotary multi

position or rotary gradual position. Jumper type overrides
are not acceptable.
2) Manual override switches shall be independent of the

controller’s processor and function when the processor
has failed or is off-line.
3) Each manual override switch shall be monitored by the

system controller such that an override not in the
automatic position (e.g. hand and off) is specifically
indicated.
BMS System
SECTION 15180
4) Controller shall collect override status of all output points

and provide a summary report on the operator
workstation of all override activity.
5) Provide external manual override switches if necessary.
6) Switches may be mounted on the point module or within

the system controller key accessed enclosure or the
adjacent local control panel.
7) Provide manual overrides for all binary outputs, except for

motor starters with Hand/Off/Auto switches.
b. Provide manual overrides for all analog outputs.
1) Graduated override controls for analog outputs shall

include scaled markings indicating the output value.
Controllers which do not offer graduated override controls
shall include a panel mounted DC volt meter,
potentiometer and wiring connections to allow the
monitoring of each analog output value.
12. APPLICATION REQUIREMENTS:
a. Provide individual programmable controllers as required by the

sequences of operation. It is intended that each mechanical
system be provided with its own dedicated programmable
controller as further specified in Part 3 and/or on the BMS riser
diagram(s).
E. UNITARY CONTROLLERS:
Unitary controllers shall reside on the second tier network.
2. CAPABILITIES:
a. Unitary controllers shall include all input, output, and spare points
necessary to perform the specified control sequence.
b. Each controller shall support its own real-time operating system.
c. Provide each controller with sufficient memory to accommodate

point data BMS and operating programs. All data BMS and
programs shall be stored in non-volatile EEPROM or a minimum
of 72-hour battery backup shall be provided. All programs shall
be field-customized to meet the user's exact control strategy
requirements. Controllers utilizing pre-packaged or “canned”
programs shall not be acceptable.
d. Each controller shall have connection provisions for a portable

operator's terminal. This tool shall allow the user to display,
generate or modify all point data BMS and operating programs.
All new values and programs may then be restored to EEPROM
or other non-volatile memory via the programming tool.
BMS System
SECTION 15180
e. The system shall contain self-diagnostics that continuously

monitor the integrity of the system. Any malfunction of the system
will be reported to the operator's terminal to inform the operator
of the nature of the malfunction and the unitary controllers
affected.
BMS System
SECTION 15180
3. INPUT POINTS:

1) Thermistors.
2) 4-20 mA Sensors.
4) 1000 ohm RTDs.

input point.

input resolution of five HZ minimum.
4. OUTPUT POINTS:

2) 0-10 VDC.

amps at 24 VAC. Provide local LED for status indication of each
binary output point. Provide surge and noise suppression on all
pilot relays. Inductive loads shall be controlled by pilot relays.
a. Provide one and only one dedicated unitary controller for each
mechanical system or application. Multiple controllers applied to
one mechanical system or application is not acceptable.
F. TERMINAL UNIT CONTROLLER:
a. Terminal Unit Controllers (TUC) shall reside on the second or

third network tier.
2. CAPABILITIES:
a. Each TUC shall include its own microprocessor controller, power

supply, input/output points, termination strip, air flow sensor if
applicable, and either non-volatile EEPROM or 72 hour battery
backed-up memory.
b. TUC shall operate in a local standalone control mode in the event

of a loss of sub-network communications.
BMS System
SECTION 15180
a. Provide one terminal unit controller for each air terminal unit.
Terminal unit controller shall accept as inputs one velocity
pressure sensor, one space temperature sensor, and one
discharge air temperature sensor. Terminal unit controller shall
have independent control outputs that modulate one damper
actuator, modulate one three stages of electric reheat as required
by the sequence of operations.
1) Provide terminal unit controllers with additional outputs as

required for independent control of fans, as in the case of
Fan Powered Boxes and Fan Coil Units.
b. TUCs requiring non-standard control programs to achieve the

sequences of operation shall be provided with customized
firmware. If customization is not possible, then provide unitary
controllers.
c. The DDC System shall contain self-diagnostics that continuously

monitor the integrity of the system. Any malfunction of the
system will be reported to the operator's terminal to inform the
operator of the nature of the malfunction and the TUCs affected.
4. INPUTS:
Monitoring of the following types of inputs, without the addition of

equipment outside the terminal controller cabinet:

1) Thermostats.
2) 4-20 mA Sensors.
4) 1000 ohm RTDs.

"bouncing".
5. OUTPUTS:

shall provide the following control outputs: 0-10 VDC.
b. Binary outputs shall provide a SPST output contact rated for 2

amps at 24 VAC or a SPST Triac output rated for 2 amps at 24
VAC. Triac outputs MUST use pilot relays to interface to field
controls that are subject to an open circuit condition. Provide
surge and noise suppression on all pilot relays. Inductive loads
shall be controlled by pilot relays.
BMS System
SECTION 15180
c. Tristate outputs shall be paired binary outputs for use as Power

Close/Power Open control output contacts rated for 2 amps at 24
VAC. Provide surge and noise suppression on all pilot relays.
Inductive loads shall be controlled by pilot relays.
2.3 DDC SOFTWARE
1. The software control language(s) used in all digital controllers shall

provide point identifications which are a minimum of 12 alpha/numeric
characters in length.
2. All process set points, time delays and similar parameters identified as
adjustable in the sequence of operations or on the control point matrix
shall accessible for editing through the OWS and POT by using the 12
character point names without the need for editing or recompiling the
program source code.
3. There shall be a maximum of two (2) programming languages used by

the BMS.
a. The fully programmable primary and secondary languages used

by the Network, System, Programmable and Unitary Controllers.
b. The application specific Terminal Unit Controller programming

language.
4. Software licenses shall be “open” software licenses. Furnish owner with

all necessary tools to access controller and data BMS.
B. NETWORK, SYSTEM, PROGRAMMABLE and UNITARY CONTROLLERS:
1. GENERAL REQUIREMENTS:
a. All necessary software to form a complete operating system as

described in this specification shall be provided and shall reside
solely within the individual controller.
b. The software programs specified in this section shall be provided

as an integral part of controllers and shall not be dependent upon
any higher level computer or controller for execution.
c. Each controller shall be fully independent from other controllers

with the following exceptions:
1) Common outside air temperature and humidity, fire alarm

status, and other common points as designated in Part 3.
2) Shared data points shall be available to any peer level

controller and shall be updated no less than once each
15 seconds.
2. PRE-PROGRAMMED PROCESSES:
BMS System
SECTION 15180
Controllers which utilize pre-programmed processes shall be acceptable

provided that they also meet the custom process capabilities as specified
herein.
3. CUSTOM PROCESSES:
Controllers shall execute custom, job specific processes defined by the

user, to automatically perform calculations and special control routines.
Control programs shall be English language orientated and I/O points,
program variables and constants shall be accessed by a 12 character
point name. Program source code shall allow for unlimited comment lines
for documentation of software function and use. Programming languages
shall be BMS on a PC industry standard programming language, such as
BMSIC, PASCAL or 'C' or provide comparable programming capability.
Proprietary graphical programming languages shall include programming
tools, documentation and online tutorials to assist in developing
programming skills. For graphically programmed systems or systems
with languages not BMS on a PC standard programming language,
include a minimum of 16 hours of additional programming training for
instructing the building operators on use of, and the interpretation of, the
system software.
a. The programming language must be simple and concise in use. It

must provide a complete set of logic and programming functions
equivalent to ANSI "C" as a minimum standard.
b. Any process shall incorporate measured or calculated data from

any and all other system controllers on the network as may be
required to execute the specified sequence of operations.
c. Processes shall generate operator messages and advisories to

operator I/O devices. A process shall directly send a message to
a specified device or cause the execution of a dial-up connection
to a remote device such as a printer or pager.
d. The custom control programming feature shall be documented

via English language descriptors.
e. Each controller shall execute a minimum of three standard or

custom processes for each physical input and output.
f. The programming language must support the creation of custom

"Library Routines" to handle common control applications for the
facility. It shall be possible to create a "Template" for a specific
program sequence with all associated blocks defined for ease of
use.
1) Templates shall have a global search and replace tool to

allow the user to apply the individual real world points to a
template in one step. Systems that require the user to
recreate or re enter the object link definitions shall not be
accepted.
4. SCHEDULES:
BMS System
SECTION 15180
a. Controllers shall provide user definable schedules as follows:
1) Weekly schedules with multiple Start/Stop times for each

day of the week.
2) Temporary weekly override schedules.
3) Special override schedules for specific user selectable

calendar dates.
4) Holiday scheduling, including floating holidays.
b. Weekly schedules shall be provided for each piece of equipment

with a specific time use schedule. Each schedule shall include
start and stop times for each day of the week. Multiple weekly
schedules may be grouped together to control a single piece of
equipment or equipment group.
c. It shall be possible to define one or more master holiday

schedules to allow the operator to define in one location the
holidays for all associated schedules. Systems requiring the
operator to change holiday definitions on a schedule by schedule
of BMS shall not be accepted.
d. Standard weekly schedules shall be inactive on a holiday. The

system shall allow the user to include in a schedule group a
schedule which will only be active if today is a holiday.
e. Temporary weekly overrides schedules may be inserted into

schedule groups for modified operating schedules. After
overrides have been executed, the original schedule will
automatically be restored.
f. Schedules shall be provided for each system or sub-system in

the facility. Each schedule shall include all command able points
residing within the system. Each point may have a unique
schedule of operation relative to the system use schedule,
allowing for sequential starting and control of equipment within
the system.
g. Special days shall automatically reschedule equipment operation

as previously defined on the weekly schedules on a specific
calendar date.
5. HISTORICAL DATA COLLECTION:
Historical data collection utilities shall be provided to automatically

sample, store and display system data for points as specified.
a. Each controller shall store point history data for all analog and
digital inputs and outputs as follows:
1) Any point, physical or calculated may be designated for

trending. Two methods of collection shall be provided:
a) Pre defined time interval.
BMS System
SECTION 15180
b) Upon a change of value.
2) Sample intervals of 1 controller scan to 7 days shall be

provided. Each system controller shall have a dedicated
RAM BMS buffer for trend data and shall store a
minimum of 96 samples for each physical point and
software variable, including an individual sample
time/date stamp. Points may be assigned to multiple
history trends with different collection parameters.
b. Trend and change of value data shall be stored within the

controller and uploaded to the workstation when retrieval is
desired. Uploads shall occur BMS upon either a user defined
interval, manual command or when the trend buffers are full. All
trend data shall be available for use in 3rd party personal
computer applications such as Excel via a single command data
export utility.
c. Provide formatted trend report displays for each point. Include all
trend data and associated parameters.
d. Provide preformatted commands to view and print trend reports.
6. ALARMS:
Alarm management shall be provided to monitor and direct alarm

information to operator devices. Each controller shall perform distributed,
independent alarm analysis and filtering to minimize operator
interruptions due to non critical alarms, minimize network traffic and
prevent alarms from being lost. At no time shall the controller ability to
report alarms be affected by either operator activity at a workstation,
local I/O device or communications with other panels on the network.
a. All alarm or point change reports shall include the point's English
language description and the time and date of occurrence.
b. The user shall be able to define the specific system reaction for
each point. Each alarm shall have user definable destination
categories (e.g. PC, printer, system controller, pager, sms, email
etc.) to provide full flexibility in defining the handling of system
alarms. Each system controller shall automatically inhibit the
reporting of selected alarms during system shut-down and start
up. Users shall have the ability to manually inhibit alarm
reporting for each point. The contractor shall request from the
Owner a configuration list for all alarms to be activated for the
system and shall configure the initial alarms as requested. After
configuring the initial alarms, the Contractor shall train the
building operators on the use and configuration of the alarm
system. After the training has been completed the building
operators shall be responsible for alarm management and
configuration.
c. Alarm reports and messages will be directed to a user defined list

of operator devices and/or workstations.
BMS System
SECTION 15180
d. In addition to the point's descriptor and the time and date, each
system controller shall store a library of at least 50 custom alarm
messages. Each message may be assignable to any number of
points in the controller. The alarm message shall be a minimum
of 60 characters.
e. Operator selected alarms shall initiate an e-mail message via the

Internet to remote operator devices, such as digital PDAs, digital
pagers and PCs.
BMS System
SECTION 15180
f. LOCAL ALARMS:
1) The controller shall provide alarm monitoring for all

analog input values that are outside of user definable
ranges, for all binary alarm status points and for all binary
output points that do not prove status BMS on a paired
binary input status point. The user shall be able, from the
operator workstation, to configure the alarm limit ranges,
limit dead-bands and to enable/disable the alarm.
2) The user shall be able to configure any controller alarm

as a conditional alarm that will only occur when a
selected binary point is ON or OFF. This shall be used to
prevent nuisance alarms during non-operating and/or
system startup modes.
3) Temperature alarms shall be operator configured to alarm

BMS on:
a) An operator adjustable alarm dead band which

shall generate a warning or alarm whenever the
temperature is above the current active set point
plus the alarm dead band or below the current
active set point minus the alarm dead band.
b) High and Low alarm limit set points with either

return to normal values or dead bands.
4) REMOTE COMMUNICATIONS:
Controllers shall provide at least one RS-232 serial data

communication port for access via the internet to remote
PDAs, portable operator's terminals and workstations.
7. Controllers shall automatically accumulate and store run-time hours for

all digital input and output points.
a. The totalization routine shall have a sampling resolution of one

minute or less.
b. The user shall have the ability to define a warning limit for run-
time totalization for each point. Unique, user-specified messages
shall be generated when the limit is reached.
c. Provide a formatted report display for each point showing all

calculated data and associated parameters.
8. Controller shall automatically accumulate and store the Average,

Minimum and Maximum values for all Analog input and output points.
a. Provide a formatted report display for each point showing all

9. Controllers shall automatically sample, calculate and store consumption

totals on a daily, weekly and monthly BMS for all analog and digital pulse
type inputs monitoring flow, KW, KWH, etc.
BMS System
SECTION 15180
a. Totalization shall provide calculation and storage of

accumulations of up to 99,999 units (e.g. KWH, gallons, BTU,
tons, etc.)
b. The totalization routine shall have a sampling resolution of one

minute or less.
c. The user shall have the ability to define a warning limit. Unique,
user-specified messages shall be generated when the limit is
reached.
d. Provide a formatted report display for each point showing all

10. Network and System Controllers shall support an Open Protocol Bus
(OPB) for interface with industry standard open communication
protocols.
a. The OPB shall support data transmission speeds from 9600 bps
to 78.6K bps, depending on the equipment being interfaced to.
b. The OPB shall support industry standard BACnet MS/TP and

Mod bus RTU protocols over EIA-485 communications.
c. The OPB shall support Polling and Mater Slave Token Passing
protocols.
d. OPB capability to integrate controllers from different

manufacturers shall be provided at the controller level. Systems
which require the use of an operator workstation for OPB support
shall not be acceptable.
e. Provide OPB interfaces as specified in Part 3.
C. TERMINAL CONTROLLERS:
1. GENERAL:
a. Terminal Unit Controllers shall be specifically manufactured to

control HVAC terminal devices such as VAV Terminals, Fan
Coils, etc.
b. All software operating parameters shall be available to the

supervisory system or network controller and to all operator
workstations.
c. Fan Coils and VAV Boxes with heating coils shall be provided
with a discharge air temperature sensor and CO2 sensor for
Demand Control Ventilation where specified.
d. Configuration of the terminal unit controllers shall be performed

through the local communications port using the portable
operator’s terminal and through the operator workstation.
e. When communicating through the local communications port, the

portable operator terminal software shall connect to the local
BMS System
SECTION 15180
controller, identify controller type and ID and shall provide the

proper display template or data access file automatically.
Systems which require multiple operator steps to select,
configure and then activate communications with a locally
connected (i.e. through the zone sensor communication port)
controller shall not be accepted.
f. Terminal Unit Controllers shall provide temperature control

accuracy from -1°F below heating set point to +1°F above cooling
set point. Controller shall provide a dead-band to prevent short
cycling between heating and cooling modes.
g. The operator workstation software shall make permanent

parameter value changes without having to reload the controller
program or configuration file. Permanent parameter value
changes shall not interfere with normal temperature control
operation.
2. PROGRAMMING ENVIRONMENT:
a. The terminal unit controllers may use either the primary

programming language or a personality BMS language that
allows the operator to select a predefined operating sequence
(for example: VAV with 2 stages of reheat) and use a forms type
editor to "fill in the blanks" to set all required parameters to make
the controller fully functional.
b. The user shall be able to select the operating personality for a

terminal control unit from either the operator workstation or the
portable operator terminal.
3. AFTER HOURS OVERRIDE REQUEST:
a. Each terminal unit controller identified in Part 3 as having an after

hour’s override request push button shall monitor the status of
the button.
b. When in an unoccupied mode of operation, the controller shall

activate an after hour’s override request for a user programmable
time period, initially set for 2 hours, whenever the override push
button is pressed. The override request shall be detected by the
supervising network or system controller which shall initiate after
hours system operation per the system sequence of operation in
Part 4.
c. The terminal unit controller shall accumulate total after hour

usage. A user command shall be provided to zero the afterhour’s
accumulated value.
d. The terminal unit controller shall record in a history log the start
and end time and date of each after hours override request.
e. Provide a formatted report display for each controller showing all

after hours accumulated data and associated parameters.
4. SCHEDULES:
BMS System
SECTION 15180
a. Terminal unit controllers shall provide an internal scheduling

system. The system shall be supported by the controller's
hardware or software clock and shall operate in a stand-alone
mode when isolated from network communications.
b. The system shall provide for a minimum of three different

operating periods per day. These periods may be assigned to:
Morning Cool-down, Night Setback, Unoccupied or Occupied
sequences.
c. Each operating period shall have individual start/stop times for

each day of the week and shall have individual heating and
cooling set points to be used as the active set points during that
period.
d. The supervising system controller and the operator workstation

shall read and write schedules within the terminal unit controllers.
e. The operator shall be able to group controllers into a common

schedule group. Modifications to shared schedules for the group
shall be automatically downloaded to each terminal unit
controller.
5. HISTORICAL DATA COLLECTION:
a. For terminal unit controllers which do not provide history data

collection internally, all points shall be trended within the
supervising system or network controller.
1) Trends of terminal unit controller points within a system or

network controller shall conform to the general
specifications for trends within system or network
controllers.
2) Each analog input shall collect 96 samples within a first-in

first-out rotating buffer.
3) Each binary input and output shall collect 24 changes in

value samples.
4) Each sample shall include a time/date stamp.
b. For terminal unit controllers that provide internal historical data

collection, they shall provide the following:
1) Each analog input shall collect 96 samples within a first-in

first-out rotating buffer.
2) Each binary input and output shall collect 24 changes in

value samples.
3) Each sample shall include a time/date stamp.
c. Provide formatted trend report displays for each point. Include all
trend data and associated parameters.
BMS System
SECTION 15180
d. Provide preformatted commands to view and print trend reports.
6. ALARMS:
a. NETWORK ALARMS:
1) The supervising system or network controller shall

monitor the local alarms within each terminal unit
controller and shall initiate a network alarm in response.
2) Supervised alarms shall conform to all alarm

requirements as specified in the network and system
controller sections.
b. LOCAL ALARMS:
1) The terminal unit controller shall provide alarm monitoring

for analog input values that are outside of user definable
ranges and for binary output points that do not prove
status.
2) The user shall be able, from the operator workstation, to

configure the limit ranges, limit dead-bands and to
enable/disable each alarm.
3) Terminal Unit zone temperature alarms shall have an

operator adjustable alarm dead-band which shall
generate a warning or alarm whenever the zone
temperature is above the current active cooling set point
plus the alarm dead-band or below the current active
heating set point minus the alarm dead-band. Systems
which do not allow linking of alarm set points with the
active control set points shall not be accepted.
4) The user shall be able to configure terminal unit controller

alarms as conditional alarms that will only occur when a
binary status point, physical or software, is on. This shall
be used to prevent nuisance alarms during non-operating
or startup modes.
2.4 BMS INTEROPERABILITY
A. DATA COMMUNICATON INTERFACES:
1. The BMS shall provide two way data communications between DDC
hardware and other equipment manufacturer’s digital controllers
(EMDC), such as but not limited to, chillers, boilers, adjustable speed
drives, air flow measuring stations, water flow meters, SCADA, etc.
2. The BMS contractor shall furnish a BACnet or Mod bus data

communications interface as required by the EMDC manufacturer. Any
cost premium for one method over the other for a given EMDC
manufacturer shall be presented separately at bid time. Failure to
prepare the cost premium at bid time shall require the data connection be
provided later as necessary at no additional cost.
BMS System
SECTION 15180
3. It shall be the responsibility of the BMS Contractor to coordinate with the

equipment manufacturers immediately after contract award to provide a
functional data communications connection.
4. All data provided by the EMDC shall be mapped into the supervisory
DDC data BMS and shall be displayed on color graphic screens at the
operator Workstation. BMS manufacturer shall not short list or reduce the
information available from the EMDC.
5. One of the following acceptable methods of interoperability shall be

utilized.
a. The BMS Contractor shall provide a BACnet MS/TP Open

Protocol Bus (OPB) interface to the EMDC using the
ASHRAE/ANSI Std.135-2012, including all annexes and
addenda, BACnet open communications standard for
interoperability communications between control systems. The
BACnet interconnection shall include the BMS network controller
hardware and software necessary to communicate with the
EMDC BACnet processor. The DDC system shall fully support all
objects, properties and services provided by the EMDC BACnet
interface.
b. The BMS Contractor shall provide a Mod bus RTU Open Protocol
Bus (OPB) interface to the EMDC using Mod bus RTU protocol.
The Mod bus interconnection shall include the BMS network
controller hardware and software necessary to communicate with
the EMDC Mod bus processor.
c. The BMS Contractor shall provide a BACnet over Ethernet

interface to the EMDC using the ASHRAE/ANSI Std.135-2012,
including all annexes and addenda, BACnet open
communications standard for interoperability communications
between control systems. The BACnet interconnection shall
include the BMS network controller hardware and software
necessary to communicate with the EMDC BACnet processor.
The DDC system shall fully support all objects, properties and
services provided by the EMDC BACnet interface.
6. The BMS Contractor shall provide all communication and power wiring to
the EMDC.
7. The BMS Contractor shall install any equipment manufacturer’s gateway

or router interface devices necessary to achieve the data connection.
2.5 BMS COMPUTER HARDWARE
A. BMS APPLICATION PRIMARY / REDUNDANT FILE SERVER:
1. The BMS Contractor shall provide and install a primary and redundant
BMS application server. BMS servers shall be provided for BMS network
communication management, BMS data, BMS back-up and recovery,
BMS log data storage, BMS software maintenance and management
functions, and BMS security. It is intended that all graphical user
interface interaction, command entry, alarm management, and data BMS
BMS System
SECTION 15180
management functions will be performed at the OWS to facilitate greater

system efficiency and reliability, although these functions may be
performed at the BMS application servers. All real-time control functions,
including scheduling, history collection and alarming, shall be resident in
the BMS controllers to facilitate greater fault tolerance and reliability.
2. BMS servers shall be on BMS upon the following currently available

equipment. Final selection shall be submitted for approval no more than
three months prior to delivery to job site for actual use and shall include
the then current comparable hardware and software.
3. Provide hardware that exceeds minimum requirements below as

necessary to support scale of the BMS platform for this project.
Hardware must comply with BMS platform manufacturer requirements
and recommendations to attain highest level of system performance for
the project, given the specified quantity of data points, trend logs, alarms,
graphics, network controllers, DDC controllers, and other system
performance factors.
4. Provide hard drive capacity for minimum of two (2) years of collected log
archive data. Use redundant pairs of drives configured together as
hardware-BMS RAID 1 pairs (mirrored pairs) at minimum with at least
one hot swap spare. Other RAID levels that prove 100% data
redundancy at minimum are acceptable.
5. BMS servers are to be configured in such a way as to be primary and

redundant. The redundant server will have a continually real-time
updated data on BMS and will provide the ability for immediate control of
the automation system in the event of a primary server failure. Both
servers shall contain:
a. Redundant power supplies on separate UPS battery backup
b. Fault tolerant redundant hard drives configured in RAID 1

minimum with hot swap backplane and hot swap spare drive.
c. Error correcting code RAM memory
d. Redundant mirrored Ethernet cards in a hardware ganged mode.
e. Hot swap redundant cooling fans
f. Integrated out of band or lights out server management hardware

for remote diagnostics and control
6. In the event of a failure of the primary server, to include hardware or

software lock, or any condition that creates the inability for the primary
server to connect to the IP network, IP BACnet devices, display the front
end, or otherwise perform the functions of the building automation
system server, the secondary server shall immediately respond and take
control of the associated functions until such a time as the primary server
again becomes available. Upon the restoration of the primary server, the
redundant server shall immediately begin the synchronization process of
the data on BMS to allow the primary server to be restored to full
operation without the loss of data (trend, configuration, settings, etc).
BMS System
SECTION 15180
The redundant server shall continually provide a watchdog to the primary

server to determine the health and condition and react to a failure. In the
event of a failure, the redundant server shall be operating and online with
full functionality within 2 minutes of the loss of the primary server.
7. MINIMUM SERVER CONFIGURATION for BOTH PRIMARY and

REDUNDANT SERVERS:
a. FORM:
Tower Chassis, minimum four (4) externally accessible hard drive

bays
b. MOTHERBOARD:
Server-class motherboard
c. PROCESSOR:
Intel Core 3.9 GHz with 1333/1600 MHz FSB and 12MB L2
cache,
d. MEMORY:
32 GB DDR2, 1333/1600
e. HARD DRIVE:
Two (2) 1 TB SATA w/ integrated SAS/SATA Raid Controller, in a

RAID 1 (mirrored) configuration, with one (1) 1TB SATA hot swap
spare,
f. MONITOR:
21" LED Flat Panel w/ integral speakers,
g. GRAPHICS CARD:
1GB PCI Graphic Cards,
h. OPTICAL DRIVES:
72x CD/DVD ±RW,
i. USB PORTS:
Two (2) front accessible in addition to ports required for

peripherals
j. NIC:
Two (2) 10/100/1000 Mbps Ethernet network interface adapters

in ganged mode,
k. MODEM:
Provide at Contractor’s option to permit remote service
BMS System
SECTION 15180
l. POWER SUPPLY:
Redundant hot swappable, Energy Smart.
m. INTERFACE DEVICES:
104 Key-Board and 2-Button Mouse w/ scroll wheel.
n. OPERATING SYSTEM SOFTWARE:
Server shall operate with Windows Server 2012 or more current.
o. SECURITY SOFTWARE:
Provide Symantec Anti-Virus or equivalent.
p. WARRANTIES:
3-Year Limited, 1-Year NeXT-Business-Day On-Site, 24-Hour

Toll-Free Telephone and Online Technical Support,
q. MANUALS:
Include original printed manuals and disks for all included

software and peripherals.
r. REGISTRATION:
Provide all registration cards to the Client.
s. UNINTERRUPTIBLE POWER SUPPLY:
Provide two UPSs sized to provide 30 minutes of operation to

both servers and monitors.
B. BMS OPERATOR WORKSTATION (OWS):
1. PRODUCT SPECIFICATIONS:
a. The BMS Contractor shall provide and install a personal

computer operator workstation with a report and alarm printer.
Personal computer operator workstation shall be provided for
command entry, information management, network alarm
management, and data on BMS management functions. All real-
time control functions, including scheduling, history collection and
alarming, shall be resident in the BMS controllers to facilitate
greater fault tolerance and reliability.
b. Personal computer operator workstation shall be on BMS upon

the following currently available equipment. Final selection shall
be submitted for approval no more than three months prior to
delivery to job site for actual use and shall include the then
current comparable hardware and software.
c. Personal Computer Workstations configured as follows:
1) PROCESSOR:
BMS System
SECTION 15180
Intel Core i7 operating at a minimum of 3.9 GHz with a

minimum 12MB L2 cache,
2) MEMORY:
32 GB Dual Channel DDR3 at 1333/1600 MHz
3) HARD DRIVE:
1 TB SATA,
4) MONITOR:
Two (2) 21" Ultra sharp Flat Panels w/ integral stereo

speakers,
5) GRAPHICS CARD:
1GB PCI x16, Dual Monitor Capable,
6) OPTICAL DRIVES:
72x CD/DVD ±RW Drive,
7) EXTERNAL STORAGE:
a) External USB 2.0 port, front accessible,
8) SOUND CARD:
Integrated PCI audio sound card, 24bit stereo,
9) NIC:
Internal 10/100/1000 Mbps Ethernet network interface

adapter.
10) CONFIGURATION:
Tower
11) INTERFACE DEVICES:
104 Key-Board and 2-Button Mouse w/ scroll wheel,
12) OPERATING SYSTEM SOFTWARE:
The OWS shall be Microsoft Windows 8 Professional 64-

bit or Microsoft Windows 7/XP Professional 64-bit.
Confirm compatibility with the owner’s network prior to
purchase.
13) OFFICE SOFTWARE SUITE:
Provide Microsoft Office Home and Business 2013.

purchase.
BMS System
SECTION 15180
14) SECURITY SOFTWARE:
Provide McAfee Virus Scan, or equivalent, that is

compatible with the owners existing security software.
15) WARRANTIES:
3-Year Limited, 1-Year NeXT-Business-Day On-Site, 24-

Hour Toll-Free Telephone and Online Technical Support
16) MANUALS:

software and peripherals.
17) REGISTRATION:
Provide all registration cards to the Owner.
C. BMS OPERATOR LAPTOP:
1. PRODUCT SPECIFICATIONS:
a. The BMS Contractor shall provide and install a personal

computer operator laptop. Personal computer operator laptop
shall support the same functionality as the operator workstation,
including command entry, information management, network
alarm management, and data on BMS management functions. All
real-time control functions, including scheduling, history collection
and alarming, shall be resident in the BMS controllers to facilitate
greater fault tolerance and reliability.
b. Additionally, the personal computer operator laptop shall be

configured for local connection to all BMS controllers in the
building. Provide all serial, network, or other connectors,
dongles, interface cards, or otherwise to allow complete
configuration, control, and operation of controllers through a
direct connection from the laptop. Provide all configuration
software and drivers as required to perform such functionality and
as called out in the in appropriate sections of this specification.
c. Personal computer operator laptop shall be on BMS upon the

following currently available equipment. Final selection shall be
submitted for approval no more than three months prior to
delivery to job site for actual use and shall include the then
current comparable hardware and software.
d. Personal Computer configured as follows:
1) PROCESSOR:
Intel Core i7 operating at a minimum of 3.9 GHz with a

minimum 12MB L2 cache,
2) MEMORY:
32GB DDR3 at 1333/1600MHz
BMS System
SECTION 15180
3) HARD DRIVE:
1TB SATA,
4) MONITOR:
Minimum 15” LED with anti-glare capabilities
5) GRAPHICS CARD:
Dedicated 1GB video RAM
6) WIRELESS CARD:
802.11b/g/n network interface
7) OPTICAL DRIVES:
72x CD/DVD ±RW Drive,
8) SOUND CARD:
Integrated
9) NIC:
Internal 10/100/1000 Mbps Ethernet network interface

adapter.
10) OPERATING SYSTEM SOFTWARE:
The OWS shall be Microsoft Windows 8 Professional 64-

bit or Microsoft Windows 7/XP Professional 64-bit.
purchase.
11) OFFICE SOFTWARE SUITE:
Provide Microsoft Office Home and Business 2013.

purchase.
12) SECURITY SOFTWARE:
Provide McAfee Virus Scan, or equivalent, that is

compatible with the owners existing security software,
13) WARRANTIES:
3-Year Limited, 1-Year NeXT-Business-Day On-Site, 24-

Hour Toll-Free Telephone and Online Technical Support,
14) MANUALS:

software and peripherals,
15) REGISTRATION:
BMS System
SECTION 15180
Provide all registration cards to the Owner.
D. OWS ALARM and REPORT PRINTER:
1. PRINTER:
LaserJet
2. Latest Model:
3. PRINT QUALITY:
1200 x 1200 dpi
4. PRINT SPEED:
Minimum of 35 PPM
5. MEMORY:
48 MB
6. DUTY CYCLE:
100,000 pages per month
7. CONNECTIVITY:
One IEEE 1284 compliant parallel port, one USB 2.0 port, one open EIO
slot,
2.6 OPERATOR INTERFACE SOFTWARE
1. A single integrated software package shall be used as the operator

interface program. Systems which require the use of multiple operator
interface programs to access all controller point data will not be
accepted.
2. Operator Interface Software Upgrades which result in the correction of

known software deficiencies, "bugs", shall be provided free of charge for
the server and for each licensed workstation for a period of five years.
3. All inputs, outputs, set points, alarm limits, time delays, PID tuning
constants, run-times, point statistics, schedules, analog point range,
span and signal conversion values, etc., and all other parameters, as
required as part of the system software, shall be displayed for operator
viewing and modification from the operator interface software.
View/Modify of all points within the system shall be performed by one
operator interface software package. Modification of the values of set
points or other parameters shall not require the "reloading" of a
controller's applications software.
4. The operator workstation software shall provide context-sensitive help

menus and instructions for each operation and/or application currently
being performed.
BMS System
SECTION 15180
5. System data on BMS information storage shall comply with one of the
following:
a. Stored in a comma delimited text on BMS format capable of

being importing into user application software for creation of
documentation and/or custom reports.
b. Stored in an industry standard data on BMS format such as

Access, Paradox, Inter BMS, etc. The data on BMS shall support
third party software queries using industry standard SQL
commands for the creation of documentation and/or custom
reports.
6. The workstation RAM memory shall be expanded, if necessary, to

provide a minimum of 25% free memory when ALL applications are
running in their most memory intensive modes.
7. The operation of the control system shall be independent of the operator

workstation which shall be used for operator communications only.
Systems which rely on the operator workstation to provide supervisory
control over controller execution of the sequences of operations or
system communications shall not be acceptable.
B. ALARMS:
1. Each workstation shall receive and process alarms sent to it by the

control system. The alarm management portion of the operator
workstation software shall provide the following functions as a minimum:
a. Log date and time of alarm occurrence.
b. Generate a 'Pop-Up' window informing an operator that an alarm

has been received.
c. Allow an operator, with the appropriate security level, to

acknowledge, delete or disable an alarm.
d. Provide an audit trail log for alarms by recording operator

acknowledgment, deleting or disabling of an alarm to a file on the
workstation hard drive. Each log entry shall include the name of
the operator, the alarm, the action taken on the alarm and a
time/date stamp.
e. All alarms received at an operator workstation shall be recorded

to the hard drive on the workstation or maintained on the hard
drive of the server.
f. The alarm management software shall allow the operators to

view/manage the alarm data archived to hard disk or maintained
on the hard drive of the server. Selection of a single menu item or
tool bar button shall allow the user to acknowledge, disable,
delete or print the selected alarm.
2. Alarms shall be generated by the operator workstation for any controller

that is 'Off-Line' and is not communicating or that does not have an
active control program loaded.
BMS System
SECTION 15180
3. Changes made to alarm set points from the Operator Workstation shall
directly modify the controller alarm management data on BMS. Systems
which require permanent alarm set point changes to be made with a
program editor shall not be acceptable.
4. Selection of a single menu item or tool bar button shall print any
displayed alarm report on the system printer for use as a building
management and diagnostics tool.
C. HISTORICAL TREND DATA DISPLAY:
1. Provide trending for each system point that allows the user to easily
monitor and preserve records of system activity over an extended period
of time. Each system point shall be trended automatically at time on BMS
intervals or changes of value, both of which shall be user-definable.
Trend data may be selected by the operator to be automatically stored
on hard disk for future diagnostics and reporting.
2. Trend data shall be accumulated within the field controllers and shall be
uploaded to the workstation for display and permanent storage.
3. Trend data reports shall be provided to allow the user to view all trended
point data. Reports may be customized to include individual points or
pre-defined groups of at least 4 points.
4. Selection of a single menu item or tool bar button shall automatically

format the trend information into a comma delimited tabular data file
which will be directly importable by an off-the-shelf spreadsheet package
such as Excel. This shall allow the user to perform custom calculations
such as energy usage, equipment efficiency and energy costs and shall
allow for generation of these reports on high-quality plots, graphs and
charts.
5. The user shall be able to view trended data on trend tabular report
displays. Reports shall display static point data from a remote controller's
history trend buffers. A minimum of 4 points may be viewed
simultaneously on a single table. Displays shall include a time/date
stamp for each sample, column header with name of point/attribute being
trended and engineering units for point. Points from multiple controllers
shall be capable of being displayed on the same report.
displayed trend data table on the system printer for use as a building
7. Pre-configure the system to provide 96 samples at 15 minute intervals for

all analog points and 24 samples of change in value for all binary points.
8. Provide formatted trend report displays for each point. Include all trend
data and associated parameters.
D. PROGRAM EDITOR:
1. All temperature and equipment control strategies and energy

management routines shall be definable by the operator. System
BMS System
SECTION 15180
definition and modification procedures shall not interfere with normal

system operation and control.
2. Provide an integrated development environment (IDE) to allow the

operator to create/modify controller programs.
3. Programmer IDE shall provide context-sensitive help menus and

instructions for each operation and/or application currently being
performed, for all programming library functions and for the programming
language itself.
displayed program on the system printer or to a text archive file. For
source code orientated languages, provide formatted text printouts. For
graphical object orientated languages, provide program flow charts of
objects including links between objects and parameter values.
5. Definition of operator device characteristics, Digital process control

panels, individual points, applications and control sequences shall be
performed using instructive prompting software.
6. Libraries of standard application modules such as temperature, humidity

and static pressure control which may be used as "building blocks" in
defining or creating new control sequences shall be provided. In
addition, the user shall have the capability to easily create and archive
new modules and control sequences as desired via a word processing
type format or visual object configuration type format.
7. Provide a library of standard forms to facilitate definition of point

characteristics. Forms shall be self prompting and incorporate a fill in the
blank approach for definition of all parameters. The system shall
immediately detect an improper entry and automatically display an error
message explaining the nature of the mistake.
BMS System
SECTION 15180
8. Provide the capability to backup and store all system data on BMS on the
workstation hard disk. In addition, all data on BMS changes shall be
performed while the workstation is on-line without disrupting other
system operations.
9. Changes shall be automatically recorded and downloaded to the

appropriate digital process control panel. The user shall also have the
option to selectively download changes as desired.
E. REPORTS:
1. Reports shall be generated and directed to either workstation displays,

printers or disk. As a minimum, the system shall provide the following
reports:
a. All points in the network.
b. All points in a specific controller.
c. A listing of a user defined group of points in the network. There

shall be no limit to the number of user defined groups.
d. All points currently in alarm.
e. All points in hardware override.
f. All disabled points.
g. All weekly schedules.
h. All or selected point attributes, including, but not limited to:
1) Values.
2) Set points.
3) Alarm Limits.
4) Statistics.
5) Run Times.
i. All programmed holidays and associated schedules.
j. All disabled alarms.
k. All active, unacknowledged alarms.
l. All active, acknowledged alarms.
m. All archived alarms.
n. Any and all other controller operating parameters. Reports shall

be provided for specific point types, for each logical point group,
for user-defined groups or for the entire facility without restriction
due to the hardware configuration of the control system or
communications network.
BMS System
SECTION 15180
2. The system shall allow for the creation of custom report point groups
which shall be capable of including points from multiple controllers.
Systems limiting point report displays to only a single controller's point
data on BMS shall not be accepted.
3. The number of custom reports or display groups shall only be limited by

the amount of available system memory.
displayed report on the system printer for use as a building management
and diagnostics tool.
F. SCHEDULES:
1. Provide a spreadsheet-type schedule input form for time-of-day

scheduling and override scheduling of building operations. Provide the
following spreadsheet types as a minimum:
a. Weekly schedules, by system.
b. Temporary override schedules, by system.
c. Special "Only Active If Today Is a Holiday" schedules, by system.
d. Monthly calendars.
e. Holiday scheduling system, including the ability to define floating

holidays.
2. Weekly schedules shall be provided for each piece of equipment with a

specific time use schedule. Each schedule shall include columns for
each day of the week as well as holiday and special day columns for
alternate scheduling on user-defined days. Equipment scheduling shall
be accomplished by simply inserting use and non-use times into
appropriate information blocks on the spreadsheet.
3. It shall be possible to define one or more master holiday schedules to

allow the operator to define in one location the holidays for all associated
schedules. Systems requiring the operator to change holiday definitions
on a schedule by schedule Of BMS shall not be accepted.
4. Standard weekly schedules shall be inactive on a holiday. The system

shall allow the user to include in a schedule group a schedule which will
only be active if today is a holiday.
5. In addition, temporary overrides schedules may be inserted into schedule

groups for modified operating schedules. After overrides have been
executed, the original schedule will automatically be restored.
6. Schedules shall be provided for each system or sub-system in the

facility. Each schedule shall include all command able points residing
within the system. Each point may have a unique schedule of operation
relative to the system use schedule, allowing for sequential starting and
control of equipment within the system. Scheduling and rescheduling of
points shall be accomplished easily via the system schedule
spreadsheets.
BMS System
SECTION 15180
7. Monthly calendars for a 24-month period shall be provided which allow

for simplified scheduling of holidays and special days in advance.
Holidays and special days shall be user-selected with the pointing device
or keyboard and shall automatically reschedule equipment operation as
previously defined on the weekly schedules.
8. Changes to schedules made from the Operator Workstation shall directly

modify the controller schedule data on BMS. Systems which require
permanent schedule changes to be made with a program editor shall not
be acceptable.
9. Provide formatted schedule displays for each system. Include all

schedule data and associated parameters.
displayed schedule on the system printer for use as a building
G. SECURITY:
1. Multiple-level password access protection shall be provided to allow the

user/manager to limit workstation control, display and data on BMS
manipulation capabilities as he deems appropriate for each user, upon
an assigned password.
2. Each user shall have; a user name - 12 characters minimum, a password

- 12 characters minimum, and an access level from 0 - 5.
3. Each user may change their password at will.
4. Passwords when entered or edited will not echo the actual characters for
display on the monitor.
5. A minimum of six levels of access shall be supported as follows:
a. Inactive - Level 0
1) User temporarily disabled - NO system access.
b. Guest - Level 1
1) View only.
c. Operator - Level 2
1) Modify/Override point values for set points and outputs.
2) View and acknowledge alarms.
3) View and print reports.
4) View and print point history trends.
5) Enter temporary schedules.
6) Request extended after-hours operation.
BMS System
SECTION 15180
7) Change personal password.
BMS System
SECTION 15180
d. Supervisor - Level 3
1) Modify/Override point values for set points, outputs and

inputs.
2) Enter weekly schedules.
3) Enter holiday schedules.
4) Set alarm limit set points.
5) Enable/Disable alarms.
6) Assign alarm messages to alarms.
7) Enable/Disable alarm paging for individual alarms.
8) Set point history trend parameters.
9) Reload controller programs.
10) Maintain system data BMS archives including making

tape or disk backups.
e. Programmer - Level 4
1) Create/Modify reports.
2) Create/Modify alarms and alarm messages.
3) Create/Modify display screens.
4) Configure and program controllers.
f. Administrator - Level 5
1) Create/Modify/Delete users.
2) All available system privileges.
g. Systems which do not provide the specified six programmed

access levels in a preprogrammed package shall include pre-
configured macro templates to allow a user to quickly select the
access level desired without having to manually configure
individual security items to match the access standards for the
selected level.
6. A minimum of 50 unique users shall be supported.
7. Operators shall be able to perform only those commands available for

their respective access level. Menu selections displayed shall be limited
to only those items defined for the access level of the password used to
log-on.
8. The system shall automatically generate a report of log-on/log-off and

system activity. Any action which results in a change in the operation or
configuration of the control system shall be recorded, including
modification of point values, schedules or history collection parameters
BMS System
SECTION 15180
and all changes to the alarm management system including the

acknowledgment and deletion of alarms.
9. User-definable, automatic log-off timers of from 5 to 60 minutes shall be

provided to prevent operators from inadvertently leaving the operator
workstation logged on.
10. A default user shall be configurable for automatic logon upon workstation
system startup.
11. The BMS Contractor shall provide a fully functional and implemented
security system as defined herein.
H. SYSTEM CONFIGURATION:
1. The system shall be provided complete with all equipment, software and
documentation necessary to allow an operator to independently perform
ALL system configuration functions.
2. OPERATING SYSTEM:
a. The GUI shall run on Microsoft Windows 8 or Windows 7/XP, or

the latest Microsoft operating system at the time of
implementation. Confirm with the owner Information Technology
department for compatibility with the building standard.
3. The GUI shall employ browser-like functionality for ease of navigation. It

shall include a tree view (similar to Windows Explorer) for quick viewing
of, and access to, the hierarchical structure of the data BMS. In addition,
menu-pull downs, and toolbars shall employ buttons, commands and
navigation to permit the operator to perform tasks with a minimum
knowledge of the HVAC/MEP/ICT Control System and BMS is computing
skills. These shall include, but are not limited to, forward/backward
buttons, home button, and a context sensitive locator line (similar to a
URL line), that displays the location and the selected object identification.
4. REAL-TIME DISPLAYS:
The GUI, shall at a minimum, support the following graphical features

and functions:
a. Graphic screens shall be developed using any drawing package

capable of generating a GIF, BMP, or JPG file format. Use of
proprietary graphic file formats shall not be acceptable. In
addition to, or in lieu of a graphic background, the GUI shall
support the use of scanned pictures.
b. Graphic screens shall have the capability to contain objects for

text, real-time values, animation, color spectrum objects, logs,
graphs, HTML or XML document links, schedule objects,
hyperlinks to other URL’s, and links to other graphic screens.
c. Graphics shall support layering and each graphic object shall be

configurable for assignment to a layer. A minimum of six layers
shall be supported.
BMS System
SECTION 15180
1) Modifying common application objects, such as

schedules, calendars, and set points shall be
accomplished in a graphical manner.
2) Schedule times will be adjusted using a graphical slider,

without requiring any keyboard entry from the operator.
3) Holidays shall be set by using a graphical calendar,

without requiring any keyboard entry from the operator.
d. Commands to start and stop binary objects shall be done by

right-clicking the selected object and selecting the appropriate
command from the pop-up menu. No entry of text shall be
required.
e. Adjustments to analog objects, such as set points, shall be done

by right-clicking the selected object and using a graphical slider
to adjust the value. No entry of text shall be required.
5. SYSTEM CONFIGURATION:
At a minimum, the GUI shall permit the operator to perform the following
tasks, with proper password access:
a. Create, delete or modify control strategies.
b. Add/delete objects to the system.
c. Tune control loops through the adjustment of control loop

parameters.
d. Enable or disable control strategies.
e. Generate hard copy records or control strategies on a printer.
f. Select points to be alarm able and define the alarm state.
g. Select points to be trended over a period of time and initiate the

recording of values automatically.
6. ONLINE HELP:
Provide a context sensitive, on-line help system to assist the operator in

operation and editing of the system. On-line help shall be available for
all applications and shall provide the relevant data for that particular
screen. Additional help information shall be available through the use of
hypertext. All system documentation and help files shall be in HTML
format.
7. SECURITY:
Each operator shall be required to log on to that system with a user

name and password in order to view, edit, add, or delete data. System
security shall be selectable for each operator. The system administrator
shall have the ability to set passwords and security levels for all other
operators. Each operator password shall be able to restrict the
operators’ access for viewing and/or changing each system application,
BMS System
SECTION 15180
full screen editor, and object. Each operator shall automatically be

logged off of the system if no keyboard or mouse activity is detected.
This auto log-off time shall be set per operator password. All system
security data shall be stored in an encrypted format.
BMS System
SECTION 15180
8. SYSTEM DIAGNOSTICS:
The system shall automatically monitor the operation of all workstations,

printers, modems, network connections, building management panels,
and controllers. The failure of any device shall be annunciated to the
operator.
9. ALARM CONSOLE:
a. The system will be provided with a dedicated alarm window or

console. This window will notify the operator of an alarm
condition, and allow the operator to view details of the alarm and
acknowledge the alarm. The use of the Alarm Console can be
enabled or disabled by the system administrator.
b. When the Alarm Console is enabled, a separate alarm

notification window will supersede all other windows on the
desktop and shall not be capable of being minimized or closed by
the operator. This window will notify the operator of new alarms
and un-acknowledged alarms. Alarm notification windows or
banners that can be minimized or closed by the operator shall not
be acceptable.
I. WEB BROWSER CLIENTS:
1. The system shall be capable of supporting an unlimited number of clients

using a standard Web browser such as Internet Explorer™ or Firefox™.
Systems requiring additional software to be installed on the client
machine, or manufacturer-specific browsers shall not be acceptable.
Use of publically freely available plug-ins to standard Web browsers is
permitted.
2. The Web browser software shall run on any operating system and
system configuration that is supported by the Web browser. Systems
that require specific machine requirements in terms of processor speed,
memory, etc., in order to allow the Web browser to function, shall not be
acceptable.
3. The Web browser shall provide the same view of the system, in terms of
graphics, schedules, calendars, logs, etc., and provide the same
interface methodology as is provided by the Graphical User Interface.
Systems that require different views or that require different means of
interacting with objects such as schedules, or logs, shall not be
permitted.
4. The Web browser client shall support at a minimum, the following

functions:
a. User log-on identification and password shall be required. If an

unauthorized user attempts access, a blank web page shall be
displayed.
b. Graphical screens developed for the GUI shall be the same

screens used for the Web browser client. Any animated
BMS System
SECTION 15180
graphical objects supported by the GUI shall be supported by the

Web browser interface.
c. Storage of the graphical screens shall be in the network

controller or application server, without requiring any graphics to
be stored on the client machine.
d. Real-time values displayed on a Web page shall update

automatically without requiring a manual “refresh” of the Web
page.
e. Users shall have administrator-defined access privileges.

Depending on the access privileges assigned, the user shall be
able to perform the following:
1) Modify common application objects, such as schedules,

calendars, and set points.
2) Issue commands to start and stop binary objects.
3) View logs and charts.
4) View and acknowledge alarms.
f. The system shall provide the capability to specify a user’s (as

determined by the log-on user identification) home page. Provide
the ability to limit a specific user to just their defined home page.
From the home page, links to other views, or pages in the system
shall be possible, if allowed by the system administrator.
g. Graphic screens on the Web Browser client shall support

hypertext links to other locations on the Internet or on Intranet
sites, by specifying the Uniform Resource Locator (URL) for the
desired link.
J. SOFTWARE LICENSE AGREEMENT:
1. Except as specified otherwise herein, the Client shall agree to the

manufacturer's standard software and firmware licensing agreement as a
condition of this contract.
2. Licensing agreement shall grant use of all programs and application

software to Client as defined by the manufacturer's license agreement,
but shall protect manufacturer's rights to disclosure of trade secrets
contained within such software.
3. The Client shall be the named license holder of all software associated
with any and all incremental work on the project.
4. Any and all required IDs and passwords for access to any component or
software program shall be provided to the client.
5. The Client shall receive ownership of all job specific software

configuration documentation, data files, and application-level software
developed for the project. This shall include all custom, job specific
software code and documentation for all configurations and programming
BMS System
SECTION 15180
that is generated for a given project and /or configured for use within the
BMS platform controllers and/or servers and any related Internet
connected routers and devices.
BMS System
SECTION 15180
K. OBJECT LIBRARIES:
1. A standard library of objects shall be included for development and setup

of application logic, user interface displays, system services, and
communication networks.
2. The objects in this library shall be capable of being copied and pasted
into the user’s data BMS and shall be organized according to their
function. In addition, the user shall have the capability to group objects
created in their application and store the new instances of these objects
in a user-defined library.
3. In addition to the standard libraries specified here, the supplier of the

system shall maintain an on-line accessible (over the Internet) library,
available to all registered users to provide new or updated objects and
applications as they are developed.
4. The object library shall include objects to support the integration of

devices connected to the network controllers.
2.7 AUXILARY DEVICES
1. Provide installation, testing and calibration of all sensors, transmitters,

and other input devices to meet the system requirements.
2. TCU FOR FAN COIL:
The TCU for fan coil unit shall be as that for the air distribution terminal
except for a shared ambient sensor. The TCU shall also operate the
return air and fresh air dampers during the economizing mode.
3. TCU FOR ROOFTOP:
The TCU for roof top shall be similar to that of fan coil unit with addition
of signaling high and low refrigerant pressure and unit tripping and faults.
4. CO2 NODE:
a. The CO2 node shall be a CO2 sensor which allows sending and
receiving communication on network.
b. The CO2 node shall accept the variables as input - output

Requests.
5. BINARY TEMPERATURE DEVICES:
a. Low voltage space thermostat shall be 24 V. bimetal operated,

snap action type, with either adjustable or fixed anticipation
heater, concealed set point adjustment, 13°C to 30°C [55°F to
85°F] set point range, 1°C [2 ° F] maximum differential, and
vented ABS plastic cover.
b. Line- voltage space thermostat shall be bimetal- actuated, open

contact or bimetal actuated, enclosed, snap switch type, or
BMS System
SECTION 15180
equivalent solid-state type, with heat anticipator, UL listed for

electrical rating, concealed set –point.
c. LOW-LIMIT THERMOSTATS:
Low limit thermostats shall be vapor pressure type with an

element 6 m [20 ft] minimum length. Element shall respond to the
lowest temperature sensed by any 30 cm {1 ft} section. The low
limit thermostat shall be manual (automatic) reset only.
d. UNIT CONTROL MODULE:
Control unit for integration into air conditioning units such as

induction, fan coil units etc. with separate NTC temperature
sensor 0 - +40 °C.
e. Connection for 3-core room bus for communication with as TEC

Outstation and power supply. Connections for return air sensor,
occupancy switch and window contact. Set point knob for ±set
point correction up to ±5K which can be reduced to zero through
the software. Two trial outputs for heating-cooling sequence
control. Each output is capable of parallel operation of up to four
valve or damper actuators with synchronous motors.
6. TEMPERATURE SENSORS:
a. Temperature measurement shall be by transmitters with

embedded Resistance Temperature Device (RTD) or simple
thermistor BMS sensors.
b. Duct sensors shall be rigid or averaging as shown. Averaging

sensors shall be a minimum of 1.5 m [5 feet] in length.
c. Immersion sensors shall be provided with a separable stainless

steel, or copper well. Pressure rating of well is to be consistent
with the system pressure in which it is to be installed.
d. Space sensors shall be equipped with set point adjustment,

override switch, display, and/or communication port as shown.
e. Provide matched temperature sensors for differential temperature

measurement.
7. HUMIDITY SENSORS:
a. Duct and room sensors shall have a sensing range of 5% to 95%.
b. Duct sensors shall be provided with a sampling chamber.
c. Outdoor air humidity sensors shall have a sensing range of 20%

to 95% RH. They shall be suitable for ambient conditions of
-40°C to 75°C [-40°F to 170° F].
d. Humidity sensor's drift shall not exceed 3% of full scale per year.
8. FLOW SWITCHES:
BMS System
SECTION 15180
a. Flow proving switches shall be either paddle or differential

pressure type, as shown.
b. Paddle type switches (water service only) shall be UL Listed,

SPDT snap acting with pilot duty rating (125 VA minimum).
Adjustable sensitivity with NEMA 1 enclosure unless otherwise
specified.
c. Differential pressure type switches (air or water service) shall be

UL Listed, SPDT snap acting, pilot duty rated (125 VA minimum),
NEMA 1 enclosure, with scale range and differential suitable for
intended application, or as specified.
9. Pressure switches for Air Systems

Pressure switches for Air Systems shall be diaphragm operated. Switches shall be supplied
with air connections permitting their
use as static or differential pressure switches.
The switch shall be of differential pressure type complete with connecting tube and metal
bends for connections to the duct. The
housing shall be IP54 rated. The pressure switches shall be available in minimum of 3
ranges suitable for applications like Airflow
proving, dirty filter, etc. The setpoint shall be concealed type. The contact shall be SPDT
type with 250 VAC, 1A rating.
Shall be supplied suitable for wall mounting or mounting on ducts in any plane. It should be
mounted in such a way so that the
condensation flow out of the sensing tips. Proper adapter shall be provided for the cables.
The setpoint shall fall within 40%-70% of the scale range.
Shall have differentials adjustable over 10%-30% of the scale range.
10. Air flow Switches

The Airflow switches shall be selected for the correct air velocity, duct size and mounting
altitude.
Where special atmospheric conditions are detailed in the Motor Control Panel Equipment
Schedules, the parts of the switches shall
be suitably coated or made to withstand such conditions. Any variations from standard shall
be detailed in the Tender.
Shall be suitable for mounting in any plane..
11. Room Temperature/Humidity Detectors

The temperature sensor shall have sensitivities such that a change at the detector of 0.2oC
from the stabilised condition is sufficient
to start modulating the corrective element.
The temperature sensor shall be with silicon sensor having positive temperature coefficient.
The sensor shall be field wired using
an unscreened cable to a base plate. The sensor housing shall plug into the base so that the
same can be easily removed without
disturbing the wiring connections. The protection standard shall be IP30 in accordance with
IEC 144, DIN 40050. These should
be generally mounted 1.5 m above the floor level. These should not be mounted near the
heat sources such as windows, electrical
appliances, etc. The final location shall be as per the consulting engineers' approval. The
sensor shall be linear over 0oC to 50oC.
BMS System
SECTION 15180
Shall operate on extra-low voltage and be suitable for mounting on British Standard conduit
boxes.
The humidity sensor shall be in an independent housing or be combined with the room/duct
type temperature sensor in he common
housing. The sensor should be electronic type with capacitive sensing element. As a
minimum it should have a range of 10 to
90% RH.
12. Immersion/temperature detector and duct mounted temperature/humidity

detectors
The temperature sensor shall have sensitivities such that changes at the detector, for 0.3oC
and 0.2oC respectively, from the
stabilised conditions, are sufficient to start modulating the corrective element.
The humidity sensor shall be in an independent housing or be combined with the room/duct
type temperature sensor in the
common housing. The sensor should be electronic type with capacitive sensing element. As
a minimum should have a range of
10 to 90% RH.
The temperature sensor shall be with silicon sensor having Positive Temperature
Coefficient. The sensor shall be field wired using
an unscreened cable to a base plate. The sensor housing shall plug into the base so that the
same can be easily removed without
disturbing the wiring connections. The protection standard shall be IP43 in accordance with
IEC 144, DIN 40050.
The wiring terminals shall be plug-in type for easy installation and maintenance. The sensor
shall be mounted in the duct based on
the guidelines given by the specialist control supplier. The sensor shall be linear over 0oC to
50oC.
13. Pressure Detectors (for liquids and gaseous media)

Pressure detectors shall be suitable for the suitable for the medium and the working
temperatures and pressures. The pressure
detector shall be capable of withstanding a hydraulic test pressure of 2 times the working
pressure.
Connections shall be suitable for 1/2 to 1/8th in o.d. copper tube.
Ductwork versions shall be supplied with the air connections permitting their use as static or
differential pressure detectors.
The setpoint shall fall within 40%-70% of the sensing range of the detector.
The detector shall have a sensitivity such that a change of 1.5% from the stabilised condition
shall cause modulation of the
corrective element.
The static pressure sensor shall be rated for IP65 and the differential pressure sensor shall
be as a minimum IP54.
The principle of operation should be based on a hall-effect transducer. The diaphragm
should be copper benylium type.
The sensor must be pressure compensated for a medium temperature of -10 to 80oC with
ambient ranging between -25 to 60oC.
14. Air Pressure sensor:

The pressure sensor shall be differential type. The construction shall be spring loaded
diaphragm type. The movement of the
membrane in relation to the pressure should be converted by an inductive coupling, which
would electromagnetically give an
BMS System
SECTION 15180
output suitable for the controller. The pressure sensor shall in a housing having IP54 ratings
in accordance with IEC529. Suitable
mounting arrangement shall be available on the sensor. The sensor shall come complete
with the PVC tubes, probes, etc.
15. Level Switch/Transmitter

Level switches shall be directly vessel mounted type with either top or Side mounted as
required. These shall be float type. Process
connection shall be flanged.
16. Actuators
Shall be installed in accordance with the manufacturers' recommendations.
Shall have a sufficient torque to open and close valves and dampers against the maximum
out of balance pressure across them.
Control Damper Actuators
Control Damper Actuators shall be of the type where the damper spindle passes through the
actuator and is secured by a U clamp.
Rotary type damper actuators shall be used on the project. The actuators shall not require
any maintenance. The actuators shall
have sufficient torque ratings to operate the dampers of various sizes.
These should be available in spring return versions as specified elsewhere in the document.
Limit switches, if required/specified
shall be provided for.
The actuators shall be suitable for On/Off and modulating operations.
Actuator Additional features
Actuator Additional features are required when detailed in the Motor Control Panel
Equipment Schedules or the Performance
Section of the Specification.
17. Auxiliary Switches:

For On/off applications, the actuators shall have changeover contacts suitable for 220 VAC.
2 amp rating.
Auxiliary switch packs containing at least one, if specified two, electrically independent
switches one for each end of the motor
travel, adjustable for operation over at least half the motor travel.
Feedback signal
0 to 10 V dc. signal should be available from the modulating damper actuator for parallel
operation or as feedback. Please refer the
data point schedules / sequence of operation/ drawings to incorporate this feature wherever
asked for.
18. CONTROL VALVES (MODULATING)

General
All control Valves with Kv lesser than or equal to 4 shall have RG5 gunmetal / red bronze
body. Actuators shall be PWM or 0-10v
dc modulating motor type or 3 point reversible motor type. PWM actuators shall be used in
conjunction with controllers having inbuilt
PID algorithm.
Control Valves with Kv = 6.3 shall have RG5 gunmetal / red bronze body. Actuators shall be
3 point reversible motor type or 0 –
10 V dc modulating motor type. Actuators shall have manual override hand-wheel.
Control valves with Kv >6.3 shall have RG5 gunmetal / CI. Actuators shall be magnetic / or 0
– 10 V dc modulating motor type.
BMS System
SECTION 15180
Actuators shall have manual override hand-wheel.

Valves up to including 40 mm shall be rated for 16 bar Nominal Pressure. Valves for 50 mm
and above shall be rated for nominal
pressure of 10 bar, provided the operating pressure of the system is not greater than 6 bar.
Valves above 100 mm shall be rated for
16 bar Nominal Pressure and actuators shall for these valves be magnetic / electro–
hydraulic / motoric working a 0-10v DC
Modulating signal. Actuators for valves 100 mm dia and above shall have spring return
feature as well as manual override hand wheel.
All valves 15mm and above shall have rangeability > 100.
Authority
All 3 port modulating valves shall be selected to have an authority between 0.4 and 0.68.
For systems using 2 port modulating valves, the MEP contractor shall furnish the controls’
supplier details such as
Pressure drop across the index circuit based on which the pump head was calculated, the
pump head calculation, the design head of
the pump ordered for the project, the available pressure on the system and the nodal
pressures on each branch circuit of each AHU /
FCU.
Based on these data, the controls’ supplier shall submit the working principle for valve
selection.
Butterfly valves
Butterfly valves shall be manufactured by the Controls Manufacturer or alternative, approved
by the Consultant / Engineer.
19. Occupancy detector:

The occupancy detector should be microprocessor based passive infrared detector for
control of lighting equipment and VAV
boxes in the room. The detector shall operate at 230VAC and will give a potential free output
of minimum rating of 2 amps at
230VAC for control of lighting and VAV boxes for maximum energy savings and demand
dependant controls. It should have
a adjustable switch on delay of minimum 0…300 sec and a adjustable switch off delay of
minimum 0.5…30 minutes. The
detector should cover a minimum zone of 6 X 12 meters. The detector should be capable of
detecting a moving infrared
source. It should be optimized to detect the low level of sedentary workers. The detector
should have minimum sensitivity of
50cm physical movements. The detector should be minimum IP50 with CE conformance.
20. BTU meters:

The flow meter used in the above meter should be based on the ultrasonic principle with no
moving parts. The temperature
sensors used in the above meter should have a measuring range of 0…130 deg C with a
resolution of 0.1 deg C. The BTU
meter should have a built in minimum 8 digit LCD display for display of parameters, values
and faults. The meter should be
compatible with the BMS system. The minimum functions to be provided by the BTU meter
are as under:
Calculation and storage of maximum values
Storage of billing data
Measurement of tariff dependent data
Storage of 13 monthly cumulative energy/volume values in EEPROM.
BMS System
SECTION 15180
Detection of faults
Display of values , parameters and faults
Selectable scope of display
Test and service functions.
The BTU meter should have a minimum sampling time for flow every 3 seconds and
temperature 24 seconds. Possible
displays to be indicated are KWH, MWH, GJ, MJ, KW, m3 , m3/hr ,h and Deg C. The heat
meter should have a minimum accuracy of class 2 with CE conformance
2.8 MISCELLANEOUS DEVICES
A. CONTROL RELAYS:
1. CONTROL PILOT RELAYS:
a. Control pilot relays shall be of a modular plug-in design with

retaining springs or clips.
b. Mounting of BMS shall be snap-mount.
c. Provide DPDT, 3PDT or 4PDT relays as appropriate for

application. Relays shall have one spare SPDT set of contacts.
d. Contacts shall be rated for 10 amps at 220VAC.
e. WIRE SIZE:
2-#12 AWG per terminal
f. TERMINAL:
M3.5 screws with captive wire clamp.
g. Relays shall have an integral indicator light and check button.
2. CONTROL POWER RELAYS:
a. Control power relays shall be of a self-contained design with pre-

wired control and power circuit leads.
b. Relay coil shall accept 24VAC, 24VDC, and 220VAC control

voltages.
c. Relay contacts shall be rated for 20 amps at 220VAC, 277VAC,

or 220VAC as appropriate for power circuit application.
d. Relay contacts shall be SPDT, DPST, DPDT or 3PST relays as

appropriate for application.
e. Relays shall have an integral indicator light and manual override

switch.
f. Relay housing shall be suitable for both internal panel/enclosure

mounting and external junction box mounting.
g. Relay housing shall be plenum and NEMA 1 rated.
BMS System
SECTION 15180
h. Relay assembly shall be UL-916 and UL-864 listed.
B. POWER SUPPLIES:
1. DC power supplies shall be sized for the connected device load. Total
rated load shall not exceed 75% of the rated capacity of the power
supply.
2. INPUT:
220 VAC ±10%, 60 Hz
3. OUTPUT:
24 VDC
4. LINE REGUALTION:
± 0.05% for 10% line change.
5. LOAD REGUALTION:
± 0.05% for 50% load change.
6. RIPPLE and NOISE:
1 mV rms, 5 mV peak to peak
7. Provide an appropriately sized fuse and fuse block located next to power
supply.
8. Provide power disconnect switch next to power supply.
C. THERMOSTATS:
1. Electric room thermostats of the heavy-duty type shall be provided for

unit heaters, cabinet unit heaters and ventilation fans where specified in
the sequences of operation.
a. Range of 40°F - 90°F.
b. Control differential of 2°F.
c. Contacts rated for 6 amps full load at 220 VAC.
d. Contacts rated for 34 amps locked rotor at 220 VAC.
e. Thermostats containing, or otherwise utilizing, Mercury shall not

be allowed and are strictly prohibited.
BMS System
SECTION 15180
2.9 ACCEPTABLE MANUFACTURER
Johnson Controls
Honeywell
Siemens
Alerton
Schneider Electric
Delta Controls
Or approved equal
BMS System
SECTION 15180
PART 3 - EXECUTION
3.1 SCOPE OF WORK
A. BMS BID:
1. Furnish and install a complete Building Automation System (BMS) for all
heating, ventilating, and air conditioning systems and other facility
systems as herein described. The BMS shall utilize direct digital control
(DDC) and electronic actuation. DDC system shall perform the
sequences of operation and be provided with all control points necessary
to monitor and control the equipment listed below and in the sequences
of operation.
2. The BMS shall include all systems as listed below as well as those not
listed but required to satisfy the project requirements:
a. DDC of HVAC systems.
b. DDC of MEP/ICT systems.
c. DDC/PLC of Chiller Plant systems.
d. DDC of plumbing systems.
e. DDC of fire fighting systems.
f. DDC of Lighting systems.
g. DDC of Facility systems.
h. DDC and monitoring of smoke control and fire alarm systems.
i. DDC and monitoring of miscellaneous equipment.
j. DDC of all other equipment mentioned in the MEP/ICT Design

drawings and Schedules for all mentioned specified equipment.
k. Provide data connections to the following equipment

manufacturer’s digital controllers and systems. Coordinate with
the protocols being furnished by the equipment manufacturers
and provide all gateways, routers, and drivers necessary for a
complete interface where specified.
1) Fire alarm and Smoke management systems.
2) CCTV system
3) Access control system
4) Audio Video Systems
5) Public address Systems
6) Medical Systems
7) CCMS
BMS System
SECTION 15180
3. OPERATOR INTERFACE DEVICES:
a. One new web browser user PC color graphic BMS operator

workstation (OWS) with two flat panel displays and an alarm and
report printer. On and off-site user access through web browser
graphical user interface.
b. One BMS Server shall maintain a common data on BMS from the
network controllers, serve all web browsers interfaces and
perform all functionality required of the BMS platform.
c. Provide remote email alarm notification software to notify building

operators of an alarm condition. Alarm software shall be set up
so as to allow the building operators to distinguish between
critical and non-critical alarms.
d. Provide properly licensed hardware, software, systems,

protocols, drivers, computers, operating systems, and all other
component parts required to deliver a complete and working
system, including working copies of all software tools and all
project data files as required by Section 2 of these specifications.
Provide all usernames and passwords for administrator-level user
access to same.
4. DELIVERABLE REQUIREMENTS:
a. Fulfill requirements of the General Conditions.
b. Fully participate in all aspects of commissioning the BMS and as

specified in the Division1 commissioning specifications including
timely completion of pre-functional checklists, startup and testing
of control components and systems, execution of functional
performance and integrated system procedures and prompt
resolution of issues identified during the commissioning process.
c. Prepare a comprehensive control submittal for review and

approval before starting any field work. Meet with Engineer at his
office for preliminary review of each submittal package.
d. Install controls conforming to these specifications, including

Special Conditions listed hereinafter.
e. Coordinate with other trade contractors.
f. Program the sequences of operation, color graphics displays and

trend reports for each DDC controller before start-up.
g. Self commission each DDC controller after start-up.
h. Install color graphics displays and trend reports for each DDC
controller after start-up.
i. Perform contractor post start-up testing as required hereinafter.
j. Allow unfettered access for the Engineer to the entire BMS.
BMS System
SECTION 15180
k. Provide comprehensive training of the Owner’s operators.
l. Provide comprehensive as-built documentation for the BMS,

including all software programming.
m. Provide comprehensive Operation and Maintenance manuals for

the BMS.
n. Provide warranty of BMS for the time period identified in the

General Conditions. Provide longer warranties for particular
components as required within this Section.
5. OPERATOR INSTRUCTION:
a. Comply with Division 1 training requirements as well as section

1.6 herein.
b. PRE-STARTUP ON-SITE OPERATOR TRAINING:
1) Four 4 hour sessions, one per shift (16 hours total).
c. ON-SITE OPERATOR INSTRUCTION:
1) Ten 4 hour sessions, three per shift (40 hours total).
d. SUPPLEMENTAL ON-SITE OPERATOR TRAINING:
1) Eight 4 hour sessions, two per shift (32 hours total).
e. OFF-SITE BMS OPERATOR INTERFACE SOFTWARE

INSTRUCTION:
1) One individual per shift.
B. MAINTENANCE AGREEMENT PRICING:
1. The BMS contractor shall prepare at bid time the pricing for the following
maintenance agreements:
a. BMS-MA1:
First Yr. In-Warranty Technical and Software Support Agreement

Provide the following during normal business hours:
1) Monthly on-site operator coaching/training. One (1) two

hour session for each shift.
2) Monthly on site software data on BMS back-ups for all

controllers and OWS.
3) On or off-site software data on BMS reload, as many

times as required.
4) Off-site online telephone support. Unlimited.
5) Prepare BMS performance operations report, once within

30 days after occupancy and again, one year after
occupancy. Identify and address any potential
BMS System
SECTION 15180
programming errors, failed points, points in alarm, and

points in operator override. Prepare report documenting
all of the above.
b. BMS-MA2:
Second Yr. Out of Warranty Support Agreement. Provide the

following during normal business hours:
1) Same services as above, quarterly operator

coaching/training and annual performance operations
report.
2) On-site scheduled maintenance visits for system

hardware. Calibrate each AI and AO point, once per
year. Check power supply voltages, replace any
batteries.
3) Emergency Onsite Service for failed hardware within four

hours. Include material costs, excluding OWS equipment.
c. BMS-MA3:
Annual Service Agreement Escalation Rate. Provide an annual

escalation rate (%) for cost increases in the Out of Warranty
Support Agreement specified above, valid for agreement years 2
through 5.
3.2 SPECIAL CONDITIONS
A. OTHER SYSTEMS INTEGRATION:
1. Provide an allowance for a minimum of fifty (50) data connection points

to be transferred from the building automation system to the other
security systems. Coordinate with owner and security system contractor
for determination of appropriate 50 points to be integrated where
specified. Data points available for transfer to the security system shall
be one or both of the following:
a. Any physical analog or digital input or output points in the system
b. Any reasonable combination therein of 10 or less physical or

logical points processed through the use of standard math or
logic routines to create one or more logical points to be
transferred as the expected 20 data points
2. Data connection shall be BACnet/MSTP or BACnet/IP. Contractor shall

provide instance numbers, device numbers, point type and
location/address, and all other pertinent information for the security
contractor to have sufficient data for locating and integrating to the
automation system from the security system.
3. BMS Contractor shall provide 32 hours of onsite support to the security

contractor for aid in resolving issues, determining addresses, and
modifying points to coordinate the installation and successful integration
of the BMS and other systems / security systems.
BMS System
SECTION 15180
B. SYSTEM ARCHITECTURE:
1. A separate digital controller shall be provided for each air handling unit
and HVAC system. No more than one digital controller shall be provided
for each air handling unit and HVAC system. Sharing of control logic
between multiple digital controllers for the same system is not
acceptable. No control logic for the associated fan unit or HVAC system
shall reside in any other digital controller.
2. All DDC controllers shall be networked together. All DDC system points
shall be accessible through the BMS operator workstation.
3. The BMS Contractor shall pre-submit his proposed system to the

Engineer for his review. The Engineer reserves the right to dictate
modifications/additions/deletions to the proposed system.
C. BMS NETWORK WIRING:
1. The BMS contractor shall be responsible for installing the first tier BMS
network. The first tier BMS network shall be Category 6A Ethernet cable,
providing communication speed up to 250-M bps and suitable for
1000BMSE-T (IEEE 802.3ab).
2. The BMS contractor shall be responsible for providing a submittal to the

structured cabling contractor for requirements of all Ethernet and BMS
devices to be installed on the owner provided IP network backbone.
3. The owner shall provide internet connection and connectivity to the BMS
network.
D. CONTROL POWER WIRING:
1. BMS contractor shall furnish and install all control power wiring in conduit
from Back-Up source circuit breakers in designated panel boards to all
digital controllers, local control panels, actuators, and devices.
2. All first tier network and system controllers, first and second tier
programmable and unitary controllers, third tier terminal unit controllers,
and network switching devices shall be powered from Back-Up power
source.
3. Operator workstations, servers, and network switching devices shall be

powered from UPS. These BMS devices are intended to remain on-line
for 10 minutes without communication faults during any power outage.
4. Each major control system shall be on a separate circuit or circuits, as

load requires. Submit schedule of circuits and loading of each for
coordination.
3.3 TRADE COORDINATION
1. The following work shall be furnished by the designated Trade Contractor

under the supervision of the Control Trade.
BMS System
SECTION 15180
2. Piping Sections (HVAC Piping Trade) shall: by mechanical
a. Install automatic control valves and separable wells that are

specified to be supplied by Section (Control Trade).
b. Thermo wells and sensors shall be mounted in a ¾” NFT thread-

o-let and allow easy access to the sensor for repair or
replacement. Thermo wells shall be rotated 45° below the
horizontal plane to reduce condensation build-up.
c. Provide all necessary valve pressure taps and piping for control
devices attaching to steam, hot and chilled water piping.
d. Provide all necessary piping connections required for flow

devices and other like items.
3. Ductwork Section (HVAC Sheet Metal Trade) shall:
a. Install all automatic dampers supplied by Section (Control

Trade).
b. Provide necessary blank off plates (safing) required to install

dampers that are smaller than duct or fixed louver size.
c. Assemble multiple section dampers with required vertical channel

supports or sleeves.
d. Provide access doors or other approved means of access

through ducts for service to control equipment.
e. Provide necessary sheet metal baffle plates to eliminate

stratification and provide air volumes specified. Locate baffles by
experimentation and affix and seal permanently in place only
after stratification problem has been eliminated.
f. Install all air flow measuring stations supplied by Section (Control

Trade).
B. SPECIFIC REQUIREMENTS:
1. The BMS contractor shall set all; minimum outdoor air damper positions,
differential pressure set points, static pressure set points, and verify flow
stations in coordination with the Testing and Balancing Contractor and
the Commissioning Agent.
2. The BMS contractor shall set all; minimum outdoor air damper positions,
differential pressure set points, and static pressure set points in
coordination with the Testing and Balancing Contractor and the
Commissioning Agent.
3. The BMS contractor, with the Testing and Balancing Contractor and the
Commissioning Agent, shall optimize all BMS pressure set points such
that the set points are the lowest value that will provide the design flow.
BMS System
SECTION 15180
3.4 COLOR GRAPHIC DISPLAYS
1. The BMS Contractor shall pre-submit his proposed color graphic screens
to the Engineer for his review. The Engineer reserves the right to dictate
modifications/additions/deletions to the proposed graphics.
2. Provide a Home Page graphic screen providing summary data from all
major building systems.
3. Each color graphic screen shall have transfer links to allow the building
operator to transfer between system associated screens (both forward
and back ward), as well as a transfer link back to the Home Page screen.
4. Provide summary data from all major building systems that would display
site specific data typically interfaced with BMS / CCMS and other
Systems available on Project. The data displayed would include graphics
but not limited to periodic and total energy consumption and trending. It
should also display life gauges like natural resources consumption
(Water consumption, water recycling, etc.). It should also show saving in
carbon foot print and plants efficiency.
5. BMS CAD floor plans with layers for walls, windows, low pressure
ductwork only, supply diffusers and room numbers shall be provided for
all terminal units. Floor plans shall show the location of each space
temperature sensor with a dashed line to the associated terminal unit.
Display the real time space temperature of each terminal unit. Provide a
transfer link for each terminal unit to allow the operator to access the
Detail graphic for each individual terminal unit. Use a different color to
shade the background area for each part of a floor plan graphic served
by a different air handling unit.
6. Each system as specified within these specifications shall have a

dedicated color graphic screen on the BMS operator workstation. All
hardwired points shall reside on their respective system associated color
graphic screen and shall be dynamic values displayed in real time.
Software points that appear on the screen only when in the alarm state
shall not be permitted.
7. All control set points shall be easily adjustable from the system’s color
graphic screen by operators with the proper access level. Each
controlled point on the BMS operator workstation color graphic screens
shall have the set point indicated along with the actual controlled variable
reading (preferred set point on top and actual reading on bottom). All
points shall indicate the associated engineering unit. All analog outputs
points shall indicate engineering units such as “%-open” or “%-closed” as
required by the application. All normally-closed or normally-open points
shall indicate the normal position (such as “N.C.” or “N.O.” next to the
controlled device).
8. Provide a transfer link on each system graphic to open a PDF file

containing the final approved sequence of operation for each system.
BMS System
SECTION 15180
9. Systems which operate from time scheduling shall have transfer links to
access the associated time schedule for modification by operators with
the proper access level.
10. System command points which have been manually overridden through
the OWS shall be easily distinguishable from non-overridden points
displayed on each screen.
11. Alarm points shall be easily distinguishable from non-alarm points

displayed on each screen.
12. Analog input points shall be displayed on the graphics with the following
decimal places.
a. Temperature; one.
b. Humidity; none.
c. CFM; none
d. Air Pressure; two
e. Water Pressure; one.
f. Enthalpy; one
13. Analog output points shall be displayed on the graphics with the following
decimal places.
a. Valves, dampers, VSDs; none.
B. DETAILED REQUIREMENTS:
1. Provide a single color graphic Home Page screen to show the overview
of major building mechanical equipment. Provide an overview building
floor plan as the background image. Provide transfer links to each
detailed floor plan graphic, to each other summary graphic, and to each
major building mechanical system.
2. Provide a single color graphic screen to show the overview of all systems
in a tabular or spreadsheet format. Provide transfer links to each
individual unit’s flow diagram graphic.
3. Provide a single color graphic screen showing the current operational

data of all chilled water system points. Graphic shall depict the flow
diagram of the entire system. Provide transfer links to all additional
chilled water system detail graphics, such as pump VFD details.
4. Provide a single color graphic screen showing the real-time current state
of all miscellaneous building alarm points.
5. Provide an online portal home page layer/multiple access security rights

password protected providing summary data from all major building
systems which can be accessible through web 24/7 with real data display
BMS System
SECTION 15180
3.5 CONTRACTOR POST START-UP TESTING
1. Work under this section shall comply with all controls-related

commissioning requirements as presented in the commissioning
specifications in Division 1. Where a conflict exists between this section
and Division 1, the more stringent interpretation shall be provided.
2. Testing required in this section and in the commissioning specification

‘post start-up testing’ section shall be successfully completed and
documented prior to the start of the functional performance procedures,
also described in the commissioning specification.
B. FIELD POINTS TESTING:
1. This step shall verify that all of the installed points receive or transmit the
correct information, prior to loading/activating the system software. The
testing of each control point on the BMS shall be individually documented
in writing with the date, persons involved and their signatures. Failure to
provide documented testing will be considered incomplete control point
testing.
2. The status of all binary input points shall be tested by manually turning
on/off each load at the motor starter or VSD or by manual jumper across
the field device contacts and verifying proper software status at the
operator workstation (OWS) or portable operator terminal (POT).
3. The operation of all binary output points shall be verified by manually

entering an ON/OFF command from the OWS or POT for each binary
output points. When commanded on, the load shall be manually turned
off at the motor starter or VSD to generate/verify a loss of run status
alarm at the OWS or POT.
4. Where a controller receives two or more input points of a common type

(e.g. temperature, humidity, pressure, safety switches, fire alarm
contacts), the field points testing shall include disabling each device at a
time (by installing jumpers, lifting wires, or similar means) and verifying
that a failure of the correct device has occurred in software at the OWS
or POT. For analog sensors, this test shall precede field verification of
sensor calibration to ensure that the correct sensor is being checked for
calibration.
5. All analog input points shall be individually tested by comparing the

reading at the OWS or POT to the value obtained from an independent
test instrument at each field sensor. Test instrument shall provide a
greater accuracy than the field sensor being tested. Provide a technical
information submittal on each test instrument used. Test instruments
shall be products manufactured for the sole purpose of field accuracy
testing. Total error shall not exceed the specified field sensor error plus
the test instrument’s rated maximum error.
6. Calibrate field sensors as required to achieve the specified accuracy.

This calibration shall be performed for all analog input field sensor except
as follows;
BMS System
SECTION 15180
a. Terminal unit space temperature sensors located on interior

walls. (All space temperature sensors on perimeter walls,
perimeter columns and interior columns that are partially
outdoors at a lower elevation shall be tested.)
b. Terminal unit discharge air temperature sensors.
c. Sensors that are factory calibrated using NIST traceable

procedures and equipment, and not subsequently damaged or
exposed to weather and dust before or after field installation.
7. The BMS contractor shall work jointly with the TAB contractor to field
verify calibration of all air and water flow stations and differential
pressure sensors. Calibration shall be done at a minimum of 2 different
operating conditions: (1) at maximum (design) flow and (2) at minimum
(or partial) flow.
8. All analog output points shall be tested with the systems operating under
normal pressures using a command from the OWS or POT to position
each output device from minimum (2VDC) to maximum (10VDC) output
signals in 50% output steps (2, 6, 10 VDC) and verify visually the output
position at each step.
9. Provide documentation of Field Points Testing per the ‘Contractor Post

Start-Up Test Reports’ section of the commissioning specifications.
C. SOFTWARE INSTALLATION:
1. Prior to commissioning, the BMS contractor shall load controller

software, startup the system, perform all necessary testing and run
diagnostic tests to ensure proper operation of the BMS. The BMS
contractor shall be responsible for generating all software and entering
all data on BMS information necessary to perform the sequences of
control herein specified. A functional performance test per the
commissioning specifications and in the presence of the Engineer shall
be performed.
D. TREND LOGS:
1. Prior to functional testing, BMS Contractor shall create, on individual

system BMS trend logs of input and output points. Specific points to
trend, trend intervals and durations shall be jointly determined by the
contractor and Engineer. Logs shall sample values at least once every
ten minutes for a minimum of eight days. Logs shall be submitted to the
Engineer for review prior to performing the commissioning functional
procedures.
E. P.I.D. LOOP TUNING:
1. P.I.D. Loop tuning shall be documented for all major control loops as
jointly determined by the Engineer by providing a trend log of 96 entries
at one minute intervals for control input, set point and control output.
Loop output cycling under a steady load condition shall be less than ±5%
on average. Provide positive and negative "Bump" tests demonstrating
loop stability by raising/lowering loop set point for fifteen minutes.
BMS System
SECTION 15180
F. WORKSTATION GRAPHIC DISPLAYS:
1. Operator Workstation color graphic displays shall be sufficiently complete

(including proper display and function of all control points, system
graphics, trending capabilities, and related text screens) and operational
prior to claiming readiness for Functional Performance Procedures as
required in Division 1. Additionally, these capabilities shall be
substantially complete at least two weeks prior to beginning the Fire Life
Safety Procedures Division 1 and the Emergency System Procedures
Division 1. Should the BMS Contractor fail to deliver these displays, then
the BMS Contractor shall owe the Owner a day of on-site technical
support for each day of delay.
G. PERFORMANCE VERIFICATION TESTS:
1. The BMS Contractor shall perform performance verification tests (PVT)

in the presence of the Engineer. Each test shall include the following
tasks.
a. Measure the time expended to display fully the latest real-time

point data on several color graphic displays at the operator
workstation. The BMS performance shall display each completed
graphic with the latest real-time point values within fifteen
seconds of command. It shall be possible to toggle between
multiple graphics within 15 seconds each.
b. One input control point on any digital controller on any tier

network shall be manually altered to create an alarm condition.
Critical alarms shall report to the operator workstation within 5
seconds. Priority alarms shall report to the operator workstation
within 10 seconds. Non-critical alarms shall report to the
operator workstation within 15 seconds.
c. Demonstrate stable control (±0.5°F) of the discharge air or water

temperature within 15 minutes of a set point change.
d. Demonstrate stable control (±3% RH) of the discharge air

humidity within 15 minutes of a set point change.
e. Demonstrate stable control (±0.2 inches w.c.) of the duct air

pressure within 15 minutes of a set point change.
f. Demonstrate stable control (±0.5 PSID) of the differential water

pressure within 15 minutes of a set point change.
g. Provide trend reports for all points tested above. Each point shall
be log once per minute for one hour during control stability tests.
h. The BMS Contractor shall implement performance verification

testing for the following systems:
1) Supply air handling units.
2) Return air handling units.
3) Continuous operation constant volume exhausts fans.
BMS System
SECTION 15180
4) Air Terminal Units.
5) Computer Room Units CRAC.
6) Humidifiers.
7) Fan coil units.
8) Variable air volume boxes.
9) Chiller Plant System.
10) Smoke control
11) Fire alarm system interface.
12) Fire fighting system.
13) Fire fighters smoke control station.
14) Plumbing Equipment.
15) CCMS.
16) Lighting control.
17) Miscellaneous equipment.
18) Thermostatic control of unit heaters.
19) Each data connection interface for:
a) Fire Alarm system
b) Access Control system
c) CCTV system
d) Public Address system
e) Other Technology system
f) Miscellaneous systems
i. Repeat PVT of each system until PVT requirements are met.
2. Energy Screen Servers
Provide and install two energy screen servers for the display, maintenance,
management, and control of energy screens as indicated on the drawings
H. Control Power Wiring
1. BMS contractor shall furnish and install all control power wiring in conduit from
Back-Up source circuit breakers in designated panel boards to all digital
controllers, local control panels, actuators, and devices.
BMS System
SECTION 15180
2. All first tier network and system controllers, first and second tier programmable
and unitary controllers, third tier terminal unit controllers, and network switching
devices shall be powered from Back-Up power source.
3. Operator workstations, servers, and network switching devices shall be powered

from UPS. These BMS devices are intended to remain on-line, for 10 minutes,
without communication faults during any power outage.
4. Each major control system shall be on a separate circuit or circuits, as load

requires. Submit schedule of circuits and loading of each for coordination.
I. NON-COMPLIANT WORK:
1. Contractor shall remove and replace, at their expense, all items which
are not in compliance with the specification requirements.
2. The BMS contractor shall correct any actuator/shaft slippage by

positively affixing (drilled and set screwed) actuators, as required by the
Engineer.
J. PUNCH LIST ASSISTANCE:
1. The BMS Contractor shall provide on-site technical assistance at no

additional cost when requested by the Engineer to demonstrate
compliance to these BMS specifications.
K. PUNCH LIST REVIEW:
1. The Engineer shall perform no more than two punch list reviews of the
system to verify compliance with these specifications. Should the system
not be acceptable as complete after the second review, the BMS
Contractor shall agree to pay all additional expenses incurred by the
Engineer in verifying system compliance at the Engineer’s current
standard rate. The Engineer’s punch list is in addition to, but does not
replace the commissioning Field Observation Notes as defined in the
commissioning specifications. The Engineer’s punch list shall be
scheduled after the completion of all specified commissioning activities.
L. PROGRAMMING REVISIONS:
1. BMS Contractor shall provide additional programming time to be used at

the request of the Engineer and authorized by the Owner’s Project
Manager. Programming tasks must be pre-approved by the Owner’s
Project Manager. Only authorized and documented hours will apply
toward meeting the total hourly requirement.
PART 4 - SEQUENCES OF OPERATION
Refer to MEP / ICT Drawings and Schedules for further details.
PART 5 - CONTROL POINTS MATRIX
BMS System
SECTION 15180
1. BMS contractor shall furnish all monitoring and control points to

implement the sequences of operations herein and shown on the control
points in specifications, Control drawings and Input Output data on
Control drawings. If additional points are required to make the system
function in accordance with the sequence of operation, they shall be
supplied by the contractor.
2. All physical control points, data integration objects, set points and
operational parameters shall be displayed and have the capability of
being adjusted at each operator workstation.
B. POINT TYPES:
1. The following control point types shall be provided:
a. AI – ANALOG INPUT:
Variable Readable
b. BI – BINARY INPUT:
Two States Readable
c. AO – ANALOG OUTPUT:
Variable Modulation.
1) Acceptable signals are; 0-10 VDC, 4-20 mA
2) Unacceptable signals are; tri-state floating (except for

terminal unit controllers), pulse width modulation and 0-
135ohm (except for boiler flame rate, were no other signal
is available).
d. BO – BINARY OUTPUT:
Two State Positioning
e. DC – DATA CONNECTION:
Software Object from another Control System
BMS System
SECTION 15180
END OF SECTION
BMS System

SECTION 15180 BMS and Automatic Controls

Uploaded by

Document Information

Original Title

Copyright

Available Formats

Share this document

Share or Embed Document

Sharing Options

Did you find this document useful?

Is this content inappropriate?

Copyright:

Available Formats

SECTION 15180 BMS and Automatic Controls

Uploaded by

Copyright:

Available Formats

SHUBAILY GRAND MALL, ALKHOBAR

BUILDING MANAGEMENT SYSTEM

PART 1 - GENERAL REQUIREMENTS

1.1 WORK INCLUDED

1. Furnish and install a complete Building Management System (BMS) for

2. The BMS Contractor shall provide a complete and operational system to

a. All sequences of operations stated in Mechanical and ICT

b. Monitor and control all control points listed in Part 5.

c. Data gathering of construction phase,

5. Code requirements are considered a minimum standard. Where

6. Minor BMS items, accessories, devices, or program features reasonably

8. Where equipment or systems specified under other Sections of these

9. All features of the BMS as specified herein shall be fully implemented

10. The contractor shall hire specialized/certified system integrator to

2. All wiring shall comply with the requirements of applicable portions of

a. DDC system components such as First, Second and Third Tier

c. Communication wiring from any specified BACnet/IP and/or OSP

4. The following control devices shall be wired to the terminals of the

a. Automatic control devices such as; start/stop relays, thermostats,

b. Safety devices such as low temperature thermostats, low and

c. Interlock devices such as actuator travel switches, damper and

d. Actuating devices such as damper and valve actuators, relays,

5. Control power wiring from back-up source circuit breaker shall be

c. LOCAL INTERFACE PANELS:

Provide a dedicated circuit for control power at each local control

1.2 RELATED DOCUMENTS

A. - All Sections including Commissioning

C. - All Plumbing Sections

D. - All Mechanical Sections

E. - All Electrical/ICT Sections

1.3 QUALITY ASSURANCE

1. The BMS herein specified shall be fully integrated and installed as a

4. The Design Drawings are diagrammatic and shall be followed as closely

6. Locations of items not fixed by dimensions are approximate only. Exact

7. Furnish advance information on locations and sizes of frames, boxes,

8. Where an item or task is specified to be provided under this section, it

1. The BMS as defined in this specification and related documents is

2. The BMS Contractor shall have a minimum of 5 years experience with

3. The BMS Contractor shall employ specialists in the field of BMSs

a. The project manager, lead software programmer, and quality

b. The project application engineer and any assistant managers

c. Other individuals shall each have a minimum 2 years of BMS

d. The BMS Contractor shall have a local service facility within a 50

1. Building Automation System DDC controllers shall be the products of

2. All other project components and equipment shall be the products of

3. This specification contains references to specific manufacturers and

b. The substitution submittal shall include all technical data,

c. The substitution submittal shall also include a detailed technical

d. Prototypes of items shall not be accepted for evaluation. Only

e. Evaluations shall be BMS on all features, benefits and

f. The BMS Contractor shall be responsible for all research and

g. Where the substitution of an item affects the BMS Contractor’s

D. QUALITY ASSURANCE PROGRAM:

1. The BMS Contractor shall implement a pro-active Quality Assurance

a. The BMS Contractor shall assign a single individual to be

b. The Quality Assurance Manager shall maintain documentation of:

1) Resumes for all employees, both office and field,

2) Training for employees, both office and field, and

3) Written verification that each worker on the project has

requirements for their area of specialty. No work shall be

4) A detailed audit trail (QA Audit Report) for all Quality

c. Each individual team member shall be responsible for identifying

d. The BMS Contractor shall be fully responsible for compliance