What is a BMS or Building Management

System?
 
In a nutshell, BMS-System otherwise called as BAS or building
automation is computer-based control system which reduces
the workforce, automate the system, and saving the
energy consumption in buildings by monitoring and controlling
the mechanical and electrical equipment in modern-day
buildings or any industrial plants.

Not only that but BMS helps to

 Increasing productivity.
 Increase the equipment lifetime and better performance.
 Identify the systems faults earliest.
 Manag the hotel tenants in an effective manner.

 
Nowadays any modern-day buildings built with BMS to support
facilities management to accomplish the maintenance and save
the energy in the building from one place of computers. 

Essential Features of BMS software

 monitoring and controlling connected equipment in the

building. 
 The alarm should be a popup in operator workstation for
any critical faults in the system. 
 Any types of equipment on, off status and alarm should
be logged or stored in PC to retrieve later.
 Schedule the equipment to on and off automatically by
preset time. 
 User interface graphics should be available to visualise the
field equipment to monitor for BMS operator easily. 
List of Equipment controlled by BMS or BAS in buildings

 HVAC (Heating, Ventilation, and Air-conditioning or all

supply and exhaust fans, ACs etc.). 
 Lighting control system. 
 Fire alarm system. 
 Firefighting system. 
 Security control system. 
 CCTV system.
 Lift control system. 
 Pumping system. 
 Water tanks level. 
 Irrigation system. 
 Electrical meters.
 Water Leak detection system.
 Split units. 
 VFD-Variable frequency drives. 
 VRF/VRV-Variable refrigerant flow or volume (both are
same but each term copyrighted by a different vendor) 
 And any other system which has provision for BMS to
control and monitor.

Main components of the BMS System

 

1. Hardware
 DDC-Direct digital controller
 Sensors
 Actuators
 Cables to connect sensors, actuators to DDC.
 HMI display-Human machine interface.
 PC Workstation
 Server to save the extensive database.
2. Software
 Programming or configuration tools.
 Graphics or User interface.
3. Networking protocols
 TCP/IP– Transfer control protocols/Internet Protocol.
  BACnet– Building automation controller network-
ASHRAE
 Modbus
 LonWorks
 CANbus
 and numerous protocols available.

Don’t worry about the various protocols, this all protocol doing
the same task to transfer data from one device to another
device. anyhow we will discuss these each protocol in an
upcoming post

However, BMS System controls and monitor all the electrical

and mechanical systems in buildings from BMS workstation or
HMI(Human Machine Interfaces),
 
But not directly because each system has its dedicated
functionality and unique purpose like,

 HVAC System helps to facilitate and provide comfortable

and healthy air conditioning to tenants.
 The lighting control system which has a variety of
lightings in buildings that needs to be on and off
effectively and save energy while tenants not available.
 CCTV helps to facility management to secure the building
 Access control systems may also be used to control access
into certain areas located within the interior of buildings.
 A fire alarm system is the life safety system to warn
people by audio and visual to protect their lives from fires,
smoke, carbon mono oxide and other toxic elements for
the human.
 In case of fire Firefighting system aims to protect human
life and property in the building by a large amount of
water and other gas.
 UPS is to provide to the uninterrupted power supply in the
building for electrical equipment.
 HVAC System helps to facilitate and provide comfortable
and healthy air conditioning to tenants.
  The lighting control system which has a variety of
lightings in buildings that needs to be on and off
effectively and save energy while tenants not available.
 CCTV helps to facility management to secure the building
 Access control systems may also be used to control access
into certain areas located within the interior of buildings.
 A fire alarm system is the life safety system to warn
people by audio and visual to protect their lives from fires,
smoke, carbon mono oxide and other toxic elements for
the human.
 In case of fire Firefighting system aims to protect human
life and property in the building by a large amount of
water and other gas.
 UPS is to provide to the uninterrupted power supply in the
building for electrical equipment.
 Pumping system used in the building to pump the water to
the required area.
 Still tons of systems evolved in the modern-day building
to facilitate the people.

All systems have their dedicated controllers and processing

system due to the different functionality of each system.
 
So BMS controllers or device designed for controlling and
monitoring the HVAC system and other small
systems and integrate all other systems through dedicated
networking protocols like BACnet, Modbus etc.

What are the basic features of BMS Software?

 Log the events

 Alarms.
 Reporting
 Scheduling.
 Graphics.
What is Trend log?

Trend log records and displays the behaviour of an input or output

associated with BMS.

Trend logs help you troubleshoot problem areas and identify critical
operating trends in your system. For example, log the temperature in a
room to see if the system is keeping it within desired set points.

What is the Alarm?

Alarms monitor equipment or environments in a building and alert

someone when conditions are outside the defined normal range.

What is Report?

We can generate a report for any type of alarm, Trend log or events in
the required format for over a period of time

What is Scheduling?

Schedules are a type of object in BMS Controllers and it can be configured

to start and stop the machines pre-defined time.

Schedules enable you to plan system operations based on time of day,

special events, and holidays. The combination of a standard, holiday, and
event schedule is called a schedule set.

What are the optimum Starts?

Optimum start adjusts the heating or cooling start time in an attempt to

bring zone temperatures to the appropriate setpoint for occupancy. For
example, you want the classrooms in your school to be at a comfortable
temperature (their individual set points) before class begins. You can do
this by first setting up each classroom as a zone and linking a schedule to
each zone.

Then, you set up an optimum start for each zone (classroom). Optimum
start calculates when to start warming or cooling the classrooms based on
the settings you define.

What is Micro-controllers?
A microcontroller is an integrated circuit (IC) which is small, low cost
and self-contained computer designed to handle a specific task in
embedded systems. In simple words, a microcontroller (MCU or
Microcontroller Unit) is a small computer integrated into a single chip.

What is Resistors?

A resistor is a passive two-terminal electrical component that

implements electrical resistance as a circuit element. In electronic
circuits, resistors are used to reduce current flow, adjust signal levels, to
divide voltages, bias active elements, and terminate transmission lines,
among other uses.

What is Ohms law?

Ohm’s law states that the current through a conductor between two

points is directly proportional to the voltage across the two points.
Introducing the constant of proportionality, the resistance, one arrives at
the usual mathematical equation that describes this relationship

What is Relay?

Relays are the switches which aim at closing and opening the circuits
electronically as well as electromechanically. It controls the opening and
closing of the circuit contacts of an electronic circuit. When the relay
contact is open (NO), the relay isn’t energized with the open contact.
However, if it is closed (NC), the relay isn’t energize given the closed
contact. However, when energy (electricity or charge) is supplied, the
states are prone to change

What is DDC Controllers?

DDC is a controller which use the analogue or digital signals from various
devices of a field sensor and actuators and then process and control the
system based on the program written inside the controllers and has the
capability to sends the information to another controller or DDC.

Digital Input – DI

Digital inputs are binary inputs (0 or 1) that are applied to the DDC.
Binary inputs are basically voltages, varying from 5V to 230V depending
upon the type of card used. In simple words, any push-button, switches
or sensors produces digital inputs to a DDC. Digital inputs are used to
check the status of any devices whether it is ON or OFF. For an Input
module of 24Vdc, 0Vdc acts as OFF state (Binary 0) and 24Vdc acts as ON
state (Binary 1).
Digital Output – DO

Digital outputs are binary outputs (0 or 1) from the DDC. It is a processed

control output from the DDC to the field. It is used to ON or OFF any
piece of field equipment. DO is like a contact of a relay when the
preprogrammed conditions are satisfied the contacts are closed. DO can
be used to operate solenoid valves, relays, indicating lamps or as a
command to any other devices.

Analog Input – AI

Analog input is a continuous input from the field to the DDC. Unlike digital
signals, is not a constant voltage signal. It can vary depending on the
field conditions. The commonly used analogue signals are 4-20mA signal
and 0-10Vdc Signal. Depending on the field conditions the input signal
can vary between 4-20mA or 0-10Vdc. For Example, if you are monitoring
a pressure of water flowing through a pipe using a pressure transmitter of
range 0-10 Bar, the transmitter will give a signal between 0 and 10V
proportional to the pressure in the pipe.

Analog Output – AO

Analogue output is a continuous output from DDC to the field devices. For
example, if you have a variable frequency drive and you want to give a
speed reference signal to it you can use analogue output. Otherwise, if
you are measuring the pressure using analogue input as explained above
and you would like to display it on an analogue meter you can use an
analogue output of DDC.

What is meant by Frequency?

Frequency is the number of occurrences of a repeating event per unit of

time. It is also referred to as temporal frequency, which emphasizes the
contrast to spatial frequency and angular frequency. Frequency is
measured in units of hertz (Hz) which is equal to one occurrence of a
repeating event per second.

what is Pulse width modulation?

Pulse Width Modulation (PWM) uses digital signals to control power

applications, as well as being fairly easy to convert back to analogue with
a minimum of hardware.

One of the parameters of any square wave is duty cycle. Most square
waves are 50%, this is the norm when discussing them, but they don’t
have to be symmetrical. The ON time can be varied completely between
the signal being off to being fully on, 0% to 100%, and all ranges
between.

Shown below are examples of a 10%, 50%, and 90% duty cycle. While
the frequency is the same for each, this is not a requirement.

Image
Credit:https://www.allaboutcircuits.com/textbook/semiconductors/chpt-
11/pulse-width-modulation/

What are Open-loop and closed-loop control system?

Open Loop Control System

In the open-loop control system, the output does not affect the control
action of the system. In other words, the system whose working depends
on time is known as the open-loop control system. The open-loop system
is free from the feedback. Let’s understand this with the help of the few
examples.

Example 1: Consider the clothes dryer whose control action is done

manually by the operator. Depending on the wetness of the clothes
suppose the operator set the timer for 30 minutes. After 30 minutes the
timer will stop even after the clothes are wet.

The dryer stops working even if the desired output is not obtained. This
shows that the system has no feedback. Here clothes dryer is the
example of the open-loop system and the timer is the controller of the
system.

Example 2: The automatic washing machine is an example of the open-

loop system. The operator manually sets the operating time of the
machine. The machine stops operating after the set time, even the desire
cleanliness of clothes are not obtained. This happens because the
machine has no feedback system which signals the control action of the
system for the desired output.

The open-loop system is simple, require less maintenance. Also, it is fast

in operation and very economical. But the accuracy of the system is less,
and it is less reliable.

Closed-Loop Control System

The closed-loop control system means the output of the system depends
on their input. The system has one or more feedback loops between its
output and input. The closed-loop system design in such a way that they
automatically provide the desired output by comparing it with the actual
input. The closed-loop system generates the error signal which is the
difference between the input and output.

What is PID?

PID controllers are found in a wide range of applications for industrial

process control. Approximately 95% of the closed-loop operations
of industrial automation sector use PID controllers. PID stands for
Proportional-Integral-Derivative. These three controllers are combined in
such a way that it produces a control signal

What is Database?

A database is an organized collection of data, generally stored and

accessed electronically from a computer system. Where databases are
more complex they are often developed using formal design and
modeling techniques.

The database management system (DBMS) is the software that interacts

with end-users, applications, and the database itself to capture and
analyze the data. The DBMS software additionally encompasses the core
facilities provided to administer the database. The total of the database,
the DBMS and the associated applications can be referred to as a
“database system”. Often the term “database” is also used to loosely refer
to any of the DBMS, the database system or an application associated
with the database.

What is SQL Database?

SQL is the standard language for dealing with Relational Databases. SQL
can be used to insert, search, update, and delete database records. SQL
can do lots of other operations, including optimizing and maintenance of
databases. SQL stands for Structured Query language, pronounced as “S-
Q-L” or sometimes as “See-Quel”… Relational databases like MySQL
Database, Oracle, MS SQL Server, Sybase, etc. use ANSI SQL.

What is the BACnet protocol?

The protocol is supported and maintained by ASHRAE Standing Standard

Project Committee 135. Products are certified for compliance and
interoperability through BACnet International via the BACnet Testing
Laboratories (BTL). BTL Certification is available from several testing
facilities, including all WSPLabs, MNB in Germany, and SoftDEL Systems
headquartered in Pune, India. Applications BACnet supports most building
operations, including HVAC, lighting, fire protection, and physical security
(access control, intrusion) devices.

What is Integration in BMS System?

BMS System main purpose for controlling the HVAC system by its own
DDC Controller whereas other connected equipment’s in the building can
be monitored.

Apart from that other ELV system like Lighting control system, Fire alarm,
UPS, Metering, etc can be integrated through over Communication
network instead of the hardwiring cable by building network protocols like
BACnet, Modbus, Lonworks, OPC and more

What is HVAC?
Heating, ventilation, and air conditioning (HVAC)[1] is the technology of
indoor and vehicular environmental comfort. Its goal is to provide thermal
comfort and acceptable indoor air quality. HVAC system design is a
subdiscipline of mechanical engineering, based on the principles of
thermodynamics, fluid mechanics and heat transfer. “Refrigeration” is
sometimes added to the field’s abbreviation, as HVAC&R or HVACR or
“ventilation” is dropped, as in HACR (as in the designation of HACR-rated
circuit breakers).

What is AHU?

Air handling units’ condition and distribute air within a building. They take
fresh ambient air from outside, clean it, heat it or cool it, maybe humidify
it and then force it through some ductwork around to the designed areas
within a building. Most units will have an additional duct run to then pull
the used dirty air out of the rooms, back to the AHU, where a fan will
discharge it back to the atmosphere. Some of this return air might be
recirculated back into the fresh air supply to save energy, we’ll have a
look at that later in the article. Otherwise, where that isn’t possible,
thermal energy can be extracted and fed into the fresh air intake. 

What is FCU?

CU stands for fan coil unit but often engineers will just call them a fan
coil, to save time. Fan coil units are very common in all types of buildings,
from offices, bars, canteens, even some homes and apartments will have
a fan coil unit in them. Fan coil units are used to condition the local air to
suit the temperature requirements of the immediate space.

What is VAV?

Variable air volume is a type of heating, ventilating, and/or air-

conditioning system. Unlike constant air volume systems, which supply a
constant airflow at a variable temperature, VAV systems vary the airflow
at a constant temperature

What is VFD?

A Variable Frequency Drive (VFD) is a type of motor controller that drives

an electric motor by varying the frequency and voltage supplied to the
electric motor. Other names for a VFD are variable speed
drive, adjustable speed drive, adjustable frequency drive, AC
drive, microdrive, and inverter.

Frequency (or hertz) is directly related to the motor’s speed (RPMs). In

other words, the faster the frequency, the faster the RPMs go. If an
application does not require an electric motor to run at full speed, the VFD
can be used to ramp down the frequency and voltage to meet the
requirements of the electric motor’s load. As the application’s motor
speed requirements change, the VFD can simply turn up or down the
motor speed to meet the speed requirement.

What is Chiller system?

Chilled Water System Basics – Chilled water systems in residential HVAC

systems are extremely rare. A typical chiller uses the process of
refrigeration to chill water in a chiller barrel. This water is pumped
through chilled water piping throughout the building where it will pass
through a coil. Air is passed over this coil and the heat exchange process
takes place. The heat in the air is absorbed into the coils and then into
the water. The water is pumped back to the chiller to have the heat
removed. It then makes the trip back through the building and the coils
all over again.

What is DDC?

DDC is a controller which use the analogue or digital signals from various
devices of a field sensor and actuators and then process and control the
system based on the programme written inside the controllers and has
the capability to sends the information to another controller or DDC
What is Ambient Temperature?

Ambient temperature is the air temperature of any object or environment

where equipment is stored. The adjective ambient means “relating to the
immediate surroundings.” Also sometimes referred to as the ordinary
temperature or the baseline temperature, this value is important for
system design and thermal analysis.

In a computing context, maintaining an appropriate ambient temperature

is crucial to the proper functioning and longevity of computer equipment.
In general, a safe range is between 60 and 75 degrees Fahrenheit or 15
and 25 degrees Celsius, although the cooler end of that range is better.
Ambient temperatures above those ranges make it difficult for a
computer’s cooling system to keep it at a safe operating temperature.
What is Dry Bulb, Wet Bulb, and Dew Point
Temperature?

The Dry Bulb, Wet Bulb and Dew Point temperatures are important to

determine the state of humid air. The knowledge of only two of these
values is enough to determine the state of the moist air – including the
content of water vapour and the sensible and latent energy (enthalpy) in
the air.

https://www.engineeringtoolbox.com/dry-wet-bulb-dew-point-air-
d_682.html

The Dry Bulb temperature usually referred to as “air temperature”, is the

air property that is most commonly used. When people refer to the
temperature of the air they are normally referring to the dry-bulb
temperature.

The Dry Bulb Temperature refers basically to the ambient air

temperature. It is called “Dry Bulb” because the air temperature is
indicated by a thermometer not affected by the moisture of the air.

The Wet Bulb temperature is the adiabatic saturation temperature.

Wet Bulb temperature can be measured by using a thermometer with the

bulb wrapped in wet muslin. The adiabatic evaporation of water from the
thermometer bulb and the cooling effect is indicated by a “wet-bulb
temperature” lower than the “dry bulb temperature” in the air.

The rate of evaporation from the wet bandage on the bulb, and the
temperature difference between the dry bulb and wet bulb, depends on
the humidity of the air. The evaporation from the wet muslin is reduced
when the air contains more water vapour.

he Dew Point is the temperature where water vapour starts to condense

out of the air (the temperature at which air becomes completely
saturated). Above this temperature, the moisture stays in the air.

 if the dew-point temperature is close to the dry air temperature –

the relative humidity is high
 if the dew point is well below the dry air temperature – the relative
humidity is low

If moisture condenses on a cold bottle taken from the refrigerator the dew-point
temperature of the air is above the temperature in the refrigerator.
What is Humidity?

Humidity is the presence of water vapour in the atmosphere. The more

water evaporates in a given area, the more water vapour rises into the
air, and the higher the humidity of that area is. Hot places tend to be
more humid than cool places because heat causes water to evaporate
faster.

What is Relativity Humidity?

Relative humidity (RH) is the ratio between the amount of water vapour
(moisture) in the air at a given temperature to the maximum amount of
water vapour the air can hold at that temperature. RH is expressed as a
percentage (%). A rudimentary way to calculate it is by using a
psychrometer to measure the dry and wet bulb temperature.

For example, 50% RH at a warm temperature has more water vapour

than 50% RH at a colder temperature

What are temperature and humidity sensors?

Temperature sensors are components that directly translate physical

temperature into digital information. Likewise, humidity sensors can
measure atmospheric moisture levels and translate that into digital
information

What is damper actuators?

Actuators in HVAC systems control the dampers. By utilizing a low

voltage signal, the actuator places the damper at any point between
fully open and fully closed. A critical element of an HVAC system,
proper actuators ensure that zone dampers function properly – without
them, the dampers won’t function at all.

What is PICV?

Pressure Independent Control Valves (PICV) can help reduce energy costs
and increase occupant comfort in heating and cooling coil applications in
buildings. A PICV is best described as two valves in one: a standard 2-
way control valve and a balancing valve. PICV obtain optimal results
because only the necessary amount of hot water (in GPM) and chilled
water (in GPM) is delivered to the heating and cooling coils. Standard 2-
way control valves allow for overflow and underflow especially if the CV is
oversized or undersized. This generates excess water to the pump to
compensate for their inaccuracy, which increases pumping cost. The
actuators on PICV valves do not cycle as often as standard 2-way valves
to compensate for pressure changes in the system that impact the flow,
which results in energy savings.

What is Pre-Commissioning?

 Pre-Commissioning is the activity of ensuring the correctness of the

following things
 Cables termination between controller and field side.
 Configuring the Sensors and actuators as per requirement.
 Checking the internal wiring of the BMS DDC Controllers and power it up.

What is the role of Testing and commissioning?

BMS Testing and commissioning Engineer is responsible for followings

which are a key role to test from the installation of the system to
handover the system to the client 

Installation and termination

 Installing sensors and actuators as product manual given by respective

vendors is a vital factor of performance for the operation of the BMS
System.
 Identify the best location in the equipment based on which is
recommended in the product manual and considering the availability of
providers in the site. 
 Based on the sensors and actuators, BMS internal Networking, you need
to install right cables from devices to DDC Controllers and terminate it in
both sides.

 Pre-commissioning

 Good Pre-commissioning will reduce the most of testing time in the site.
 Pre-Commissioning is the activity of ensuring the correctness of the
following things
 Cables termination between controller and field side.
 Configuring the Sensors and actuators as per requirement.
 Checking the internal wiring of the BMS DDC Controllers and power it up.

 Programming Engineer

 Should understand the sequence of operation of various equipment’s in

BMS mainly HVAC related like chiller system, Air handling unit, Fan coil
unit, Variable air Volume etc.
 Should write the program in Functional block(various method available for
different vendors)based on the sequence of operation and given point list.
 Should know to write a flowchart for a given sequence of operation.
Graphics

 Graphics is nothing but to show connected equipment in BMS PC in

graphical software provided by respective vendors.
 It needs only the necessary experience of using computer tools.
 Creating equipment’s graphics and adding/respective mapping points to
images to animate.

Testing and Commissioning

Testing Equipment

 The program should be downloaded to the DDC Controller and check the
sequence of operation.
 Should co-ordinate with respective equipment’s technicians while testing
system from BMS DDC Controller.

  Inspection

 Once the system is ready to control and monitor from BMS PC. Then
Checklist should be submitted to the contractor/consultant to raise
inspection.
 The consultant will check every point from BMS PC to ensure the working
of sensors and sequence of operation.

  Training and Handover

 Once testing and inspection finished, we need to handover the system to

end-user by providing operational & manual and training.
 Training is the process of teaching end-user how to operate the system.
 How to check alarms, trend log, reports and scheduling.

General BMS System architecture with

Levels
 Management Level: This is the front end for the
operator and engineer used to visualise the graphics for
controlling and monitoring the systems which have
computer workstation, server, web browser, printers.

 Automation Level: BMS Router and other main

controllers connected in building network integrate the
third-party system and connect BMS devices.

 Field devices Level: this is Level where BMS controllers

connect to field systems sensors, actuators, and other
panel circuits to monitor and control

Real-Time example for BMS System

Any modern-day building client provides huge specifications for

BMS System,
 
Whereas here I am going to take simple requirement
to monitor and control the sequence of Air Handling Unit. 
 
 
 
Let us see below the requirement of the client to monitor and
control the sequence in BMS System.
 
 
Before we go detailed about how to design the BMS System for
the requirement, let us see some basics components of the
AHU-Air handling unit.

AHU is an HVAC system which consists of the duct, fan, filter,

cooling coil, heating element,humidifier, sound attenuators,
dampers, valves and many more to regulate the air into the
room by heating, ventilation and conditioning to distributes the
conditioned air through the building and returns it to the AHU
and also called as centralised AC in modern-day building.

Duct – It is the collection of metallic tubes that interconnected

and distributes the heated/cooled air to the required rooms.
To monitor the duct air temperature in fresh, return and supply
duct. We have to install the duct temperature sensor in the
duct.
 
 
 
Fan Motor– Blower is used to circulate the air from fresh and
return duct to the supply duct.

This fan motor controlled and monitored by the separate

electrical panel by the designed electrical circuit with the help
of electrical relay and contactor and providing an option to BMS
system to

 On/Off the fan.

 Monitor the fan running status.
 Monitor the Fan motor overload fault status and many
more.

 
Filter– It is one of the main components in AHU to prevent the
dust and dirt particles from entering in the AHU.
 
 
When the AHU fan motor started, the fresh outside air supplied
into the duct where filter components used to filter the dirty
particles continuously and to monitor the filter extreme dirty
condition,
 
DPS switch is used to install across the filter and provide
signals to BMS,
 
when the filter gets dirty(technically DPS-Differential pressure
switch will send the signal to BMS when the pressure reached
more than pre-set across the filter, and this same function can
be used to monitor the fan status.

Heating/Cooling element- It is used to cool or heat the water

that entered in the coil so that air in the duct can be heated or
cooled based on the user requirement.
 
 
Either heating or cooling water enters into the coils are
controlled and monitored by valves on the pipe with the help of
the valve actuator.

Dampers- An HVAC damper is a movable plate, located in the

ductwork, that regulates airflow and directs it to areas that
need it most.
 
 
damper opening and closing position-controlled electrically with
the help of damper actuators, and these actuators have
terminal for control from BMS and terminal to monitor the
feedback of position.

System Description
The variable speeds Air Handling Units are used to serve air
conditioning need for all area of

buildings 
The Air Handling Unit comprises

 Variable Speed Supply Fan

 Chilled water coil with the 2-Way modulating control valve
 Duct mounted supply air pressure sensor
 Outdoor & re-circulating air modulating damper
 Carbon dioxide sensor.
 Supply and Return Air temperature sensors
 Supply air differential pressure switch
 Differential pressure switches for 2 set of filters

System Monitoring and Alarm

1. Software alarms shall be generated at the operator

workstation whenever the run status of the supply fan
(with differential pressure switch) does not match the
current command state.
2. A failure alarm shall occur when the run status of the load
shows no operation, and the load has been commanded to
be on.
3. An advisory alarm shall occur when the run status of the
load shows operation and the load has been commanded
to be off. All alarms shall be recorded in an alarm log for
future review. Provide 15 seconds (adjustable) time
delays before generating an alarm.

The sequence of Operation

a. Auto Mode:

When the AHU start is in AUTO mode (i.e. selector switch

installed in the MCC must be in Auto Position), the unit is
started and stopped from the BMS via a time schedule or BMS
override command. When the start for the AHU is initiated, the
control program residing in the controller follows the following
sequence

Start-Up:

The following sequence follows with a preset time interval per

interlock equipment start-up:
1) Check Supply fan trip signal – Normal State

2) Supply Air Damper –Open Position

3) Outdoor Air Damper –Open Position

4) Return Air Damper – Open Position

5) Once the above conditions are satisfied, AHU is enabled to

start in Auto mode or using a plant enable button on the
graphics in manual mode by the operator. Once enabled, BMS
will automatically command the supply fan to start.

6) Supply Fan shall start, and it’s associated Interlock

equipment in sequence. Through the signal from the Diff.
Airflow Switch, if airflow is detected, the System will
continuously run, if No airflow is detected by the DP Switch,
the Supply Fan will de-activated and send an Alarm to the DDC
– for “No Airflow” and shut down the whole system including its
associated interlocks. If the Airflow switch signal is proved ‘ON’
then BMS will enable control loops.

b. Shutdown Mode:

When the shutdown command for the AHU is initiated, the

control program residing in the

controller follows the following sequence.

1) Send Stop command to stop the supply fan

2) The outdoor air, return and supply air damper move to close

3) Move chilled water valve to close position

b. Manual (Hand) Mode:

When the AHU is the manual mode, the fans are started and
stopped from the AHU control panel. Other control except for
fan on/off control shall function as per the Auto mode.
c. Fire / Smoke Mode:

Fire condition is determined by the Fire Alarm Control Panel.

AHU will automatically shutdowns the whole system with
associated interlocks.

4. AHU Control

The control program, on the feedback of air handling unit

operation, initiates the control

algorithm. This algorithm consists of three controls. Each

temperature, pressure and ventilation control has its own
control loop. The pressure control loop is used to modulate the
speed of the supply air fan hence supply airflow. The control
loops design to function as per the following explanation

a. Temperature Control loop:

The supply air temperature installed in the duct will relay the
measured signal(temperature) to the DDC controller, the DDC
controller compares this signal with set-point (adjustable by
the operator from BMS central) and generates an analog
output to the 2-way modulating cooling valve. Based on the
difference between the two values, a proportional-integral
program will determine the percentage of the cooling coil
valves opening to achieve the desired condition. The default
set-point value for the supply air temperature is 13ºC
(Adjustable).

b. Pressure Control loop:

The supply air pressure sensor shall be installed in the duct 

will relay the measured signal (static pressure) to the DDC
controller, the DDC controller compares this signal with the set-
point (adjustable by the operator from BMS central) and
generates an analog output to the variable frequency drive
(VFD) of the supply air fan. Based on the difference between
the two values, a Proportional-Integral program will determine
the percentage of the fan speed to achieve the desired
pressure. The set-point value for the supply air pressure for
each AHU shall be adjusted.

c. Ventilation Control loop:

Demand control ventilation employs return air carbon dioxide

controlling strategy.

A single carbon dioxide sensor sense carbon dioxide

concentration in the return air duct and sent to the DDC
controller, the DDC controller compares the signals with return
air carbon dioxide concentration (Default carbon dioxide level
difference value 400 ppm ).

Then DDC controller generates an analogue output to the

outside air dampers and returns air damper to modulate, based
on the difference between the values, the Proportional integral
program will determine the percentage of the modulation of
outdoor and return air dampers.

Minimum outdoor air quantity shall be governed either by

building pressurisation requirement (Input from Building
differential pressure sensor) or 20% of the Maximum outdoor
demand of the AHU.

5. Alarms:

The following minimum alarms shall be generated on BMS

1) Filter Dirty Alarm: This is generated when the pressure drop

on each filter exceeds the set value to indicate dirt accumulate
at filters.

2) Fan Trip Alarm: A normally open “NO” volt free contact at

the MCC panel when closed will generate an alarm at the BMS
indicating that the fan is tripped
3) Fan Fail: In case the supply air fan fails to start or if the
differential pressure switch across

the supply fan is not giving the signal according to the

command due to any reason then an alarm shall be generated.
In case of a fan fail alarm on the BMS, due to abnormal
behaviour, the DDC controller will latch the alarm. The operator
has to acknowledge (reset) the alarm on the BMS once the
trouble has been checked and removed. The operator shall not
be able to start the AHU until the alarm s acknowledged and
reset.

4) Temperature High & Low: Temperature HIGH and LOW

alarms shall be generated if the supply/return air temperature
rises above or falls below the supply /return air temperature
alarm limit.
sequence of operation for AHU

Some basic terms of digital electronics

 Analog Input: Analog inputs can come from a variety of

sensors and transmitters. You can measure a whole bunch
of different things. The job of the sensor or transmitter is
to transform that into an electrical signal. Here are a few
of the things you can measure with analogue sensors:
 Level
 Flow
 Distance
 Viscosity
 Temperature
 Digital Input: It allows a microcontroller to detect logic
states either 1 or 0, otherwise called as VFC-Volt free
contact.
 Analog Output: In automation and process control
applications, the analogue output module
transmits analogue signals (voltage or current) that
 operate controls such as hydraulic actuators, solenoids,
and motor starters.
 Binary Output: it is nothing but relay output from the
controller to trigger on and off any equipment.

Now it’s time to choose the DDC controllers based on the above
input and output point list.
Any BMS controllers manufacturer must have the basic
controllers types of analogue input-output, binary input, and
output controllers either dedicated controllers or mixing of all
types in a single controller.
 
for the above applications, we need to choose controllers that
should accommodate 17 AI, 6 BI, 5 AO, and 1 BO(Note that
temperature and humidity are two different analogue inputs)
 
Once controllers are designed, we need to calculate the power
load for each controller (available in controller datasheet) and
field devices to choose the right transformer rating for our DDC
panel.

The next things are to write a program for our controllers to

accomplish the above sequence,
First, we need to change English words into the flowchart then
we can change it later on to the different programming
languages that required for BMS vendors either ladder logic or
functional block or plain English and etc.
 
whatever it is any BMS program functionality that will not go
beyond the basic digital logic gates.