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In the HVAC field various types of end devices are utilized to provide and receive information to control a system. These devices transmit signals in either a binary or analog form. Binary signals are signals that can only come back with 2 values. Think of a switch. Its either on/off, enable/disable or normal/alarm. An analog signal offers a continuous range of values for a givenparameter such as temperature, pressure, or humidity. When sending or receiving an analog signal, it is typically categorized into two options: a voltage signal (0-10 Volts (V)) or a current signal (4-20 milliamps (mA)).

0-10V signals are more common in comparison to their 4-20mA counterparts. Almost every controller can receive or send a 0-10V signal. One of the reasons for this can be due to cost as a 4-20mA signal end device is more expensive to produce.

0-10V signals are more common in comparison to their 4-20mA counterparts. Almost every controller can receive or send a 0-10V signal. One of the reasons for this can be due to cost as a 4-20mA signal end device is more expensive to produce.

Voltage signals also have the benefit of being able to troubleshoot the signal wire without having to break the communication line. This is because, in order to read the voltage signal, we would need to wire the meter in parallel with the signal. For the milliamp signal, we would need to be in series with the signal, meaning we would have to break the wire to test.

Apart from it being slightly more challenging to wire, current signals offer numerous benefits over voltage signals. The first advantage is the ease of troubleshooting. No signal faults can be detected immediately. In a current signal, 4mA is designated as true zero. This is so that there is enough power to power the end device itself. The benefit that comes from this is that now if the BMS is reading 0mA we know that there is a signal problem. Comparing this to a typical 0-10 voltage signal where there is no way to differentiate. While there are 2-10 voltage signals that offer the ability to detect no signal faults, they are less common.

4-20mA signals are also less susceptible to electrical interference or noise. This is because noise-induced voltage fluctuations along the transmission line don’t directly affect the current flowing through the line. The receiver will then have a resistor wired in to read the voltage through the resistor. Another benefit is that there is no voltage drop. Wire possesses a small amount of resistance. The longer the wire runs, the greater the resistance the wire has. This resistance in small wire runs is negligible and will not cause a problem with your signal readings. The problem occurs when you have longer wire runs. Long wire runs will increase the voltage drop and cause the BMS to read an incorrect value. Current does not suffer from this, allowing the wire to be run further with no issues. 

Proportional band – In a proportional controller, the control point range through which the controlled variable must pass to move the final control element through its full operating range. Expressed in percent of primary sensor span. Commonly used equivalents are “throttling range” and “modulating range”, usually expressed in a quantity of engineering units (degrees of temperature).

Proportional control – A control algorithm or method in which the final control element moves to a position proportional to the deviation of the value of the controlled variable from the setpoint.

Proportional-Integral (PI) control – A control algorithm that combines the proportional (proportional response) and integral (reset response) control algorithms. Reset response tends to correct the offset resulting from proportional control. Also called “proportional-plus reset” or “two-mode” control.

Proportional-Integral-Derivative (PID) control – A control algorithm that enhances the PI control algorithm by adding a component that is proportional to the rate of change (derivative) of the deviation of the controlled variable. Compensates for system dynamics and allows faster control response. Also called “three-mode” or “rate-reset” control.

Throttling range – In a proportional controller, the control point range through which the controlled variable must pass to move the final control element through its full operating range.

Zero energy band – An energy conservation technique that allows temperatures to float between selected settings, thereby preventing the consumption of heating or cooling energy while the temperature is in this range.

Relative Humidity is the most common unit for measuring humidity. RH is the ratio of actual water vapor in the air to the water vapor in saturated air at the same temperature. This is expressed as percent RH (%RH).

Dew Point is the temperature at which water begins to condense as the air is cooled. This is the 100% RH or saturated temperature. This temperature indicates the water vapor content in the air.

Enthalpy is a measurement of the heat energy in the air. Enthalpy is a combination of sensible heat (air and water vapor) and latent heat (heat required for evaporation at dew point).

EMS, an abbreviation for energy management system, is a smart tool used to monitor energy utilization within a building. An EMS can collect energy data from various appliances and systems within a solution, and (sometimes) identify avenues of optimization.

A BMS, short for building management system, is an all-inclusive control system to manage buildings. A modern BMS is able to control, monitor, and maintain most, if not all of a building’s systems, like fire, ventilation, lighting, security, power, water, sewerage, and energy.

An Integrated Building Management System or Integrated Building Management System (IBMS), is a system that allows centralized management and control of all building systems, also including control of its environment.

The IBMS thus becomes a single control point for the entire building, optimizing a multitude of tasks and processes that until now were managed independently and unconnected, facilitating data analysis and decision making.

For sensors, actuators, and controllers to function correctly in a building management system (BMS), a common method of data understanding is vital. Communication protocols describe the rules and formats through which data should be transferred over the interconnected network of sensors, actuators, and controllers. The data captured by sensors gets relayed to controllers that manipulate the system through actuators to the required endpoints. A communication protocol lets multiple device manufacturers make sensors, controllers, and actuators "work” together sharing data so an intelligent, actionable outcome can be achieved.

Open communication protocols are independent of any hardware or software. The communication rules are publicly available and are suitable for a wide range of BMS applications. Open protocols allow for easy integration of devices from multiple manufacturers into building management systems. Most, if not all open protocols abide by a standard that some organization or industry group set, like BACnet or Modbus. When manufacturers abide by the “open” protocol rules, it allows for interoperability of system components like sensors, controllers, and actuators. The data structure of a device using proprietary protocols is not shared by its manufacturer, making the BMS “locked down,” also known as a closed system. Such systems are only compatible with the vendor’s equipment and limit the desired functionality. A proprietary protocol BMS ties a building owner to a particular vendor for the life of the devices installed, making the vendor the single point of contact for service, support, and upgrades. A proprietary protocol further limits the scope of scalability of the building system with evolving requirements

“BACnet was developed by a committee formed by the American Society of Heating, Refrigerating and Air-Conditioning Engineers (ASHRAE). The committee's main objective was to create a protocol that would allow building systems from different manufacturers to interoperate, that is to work together in a harmonious way.”

The concept of BACnet was originally developed in 1987, which later became an ANSI standard in 1995, and then an ISO standard in 2003. BACnet was created as a standard so any manufacturer that claims their devices can communicate “BACnet,” they must abide to the standard and are independently tested by BTL (BACnet Testing Laboratory).

Modbus Protocol is a messaging structure developed by Modicon in 1979. It is used to establish client-server communication between intelligent devices. It is a de facto standard, truly open, and the most widely used network protocol in the industrial manufacturing environment

Implementing a design based on Open Protocols is a great first step to keeping a site/customer from being “locked” into one manufacturer or service provider, but an open protocol BMS developed with a proprietary programming tool cannot be termed an open system. A truly open and standard-based building management system should have the ability to be programmed and/or operated without any support from the vendor or manufacturer.

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.

• 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.

The major benefits of building management automation include:

• Collecting and reporting real-time data

• Managing and controlling energy usage

• Monitoring the operation and performance of BMS building devices

• Enhancing and improving security policies

• Improving occupant/​tenant experience

• Building monitoring systems and checking alarm systems

The core of a BMS is a powerful software platform that collects data from sensors and devices distributed throughout your building. These sensors monitor everything from temperature and light levels to occupancy and energy usage, providing a comprehensive overview of your building’s performance. The BMS software analyses this data, enabling the solution to make real-time system setting adjustments to maintain optimal conditions and performance.

The true power of a BMS is its ability to automate routine tasks and respond to changing conditions without the need for manual intervention. For example, a BMS can adjust heating or cooling in response to external weather changes or modify lighting based on the time of day and occupancy levels. This automation not only ensures building systems operate efficiently. It also significantly reduces the workload on building managers so they can focus on other critical aspects of building operations.

A BMS is a cornerstone in creating substantial energy savings for building owners. By integrating and automating the control of energy-consuming systems such as HVAC, and lighting, a BMS greatly optimises energy use. This intelligent management ensures that energy is only used when and where it is needed, minimising waste and reducing energy bills.

BMSs can adapt to the building’s real-time occupancy, adjusting systems to ensure optimal energy efficiency without compromising comfort. The solution’s ability to monitor and analyse energy usage data also enables more informed decision-making, identifying areas for improvement and further savings.

Building Management Systems significantly enhance the comfort of building environments for occupants. By intelligently controlling HVAC and lighting systems, a BMS ensures that indoor conditions are maintained at optimal levels. Whether it adjusts temperatures to suit the weather outside or ensures that lighting is just right for the time of day and activity within the building, a BMS caters to the comfort needs of all occupants. These adjustments create a more pleasant and productive environment, which is especially important in spaces like offices, residential buildings, and commercial venues.

Building Management Systems are critical in reducing the environmental footprint of buildings. By optimising the operation of HVAC, lighting, and other systems, a BMS ensures minimal energy consumption. Reduced energy use directly correlates to decreased greenhouse gas emissions, contributing to the global effort against climate change. Implementing a BMS is a proactive step towards sustainability, demonstrating a commitment to responsible environmental stewardship.

A BMS can contribute to better resource management and waste reduction. By providing detailed insights into energy consumption patterns, the solution enables building managers to identify areas where efficiency can be improved, leading to further environmental benefits. 

Building Management Systems revolutionise facility management by offering a comprehensive platform for overseeing building operations. By centralising the control of various building systems, like HVAC, lighting, security, and more, a BMS simplifies the management process, reducing the need for manual intervention and monitoring. This integration lets facility managers oversee all aspects of a building’s operations from a single point, enhancing efficiency and reducing the likelihood of oversight or errors.

A BMS facilitates proactive facility management. Through real-time monitoring and data analysis, the system can predict maintenance needs, identify inefficiencies, and suggest improvements. This enables facility managers to address issues before they escalate, ensuring the smooth operation of building systems and extending their lifespan. The result is not just a more efficiently managed facility but also significant cost savings over time, as the need for emergency repairs and downtime is drastically reduced.

The future of Building Management Systems (BMS) is shaped by advancements in technology, particularly through the integration of the Internet of Things (IoT), Artificial Intelligence (AI), and machine learning. 

• IoT expands connectivity across various devices and sensors in a BMS, enabling more granular control and data collection. This leads to optimized energy management and operational efficiency through real-time adjustments based on occupancy and environmental conditions.

AI enhances BMS capabilities by providing advanced analytics to identify patterns, predict system failures, and optimize energy usage. This predictive approach not only reduces downtime but also contributes to substantial energy savings and improved equipment longevity.

• Machine learning allows BMS to learn from historical data, enabling adaptive system adjustments that enhance HVAC operations and other building functions for better energy efficiency and occupant comfort.

• As BMS becomes more interconnected, enhancing cybersecurity measures will be crucial to protect data integrity and prevent unauthorized access.

 The first key ingredient to make a VAV system truly “high-performance” is the use of optimized system control strategies. Optimal start is a control strategy that uses a building automation system (BAS) to determine the length of time required to bring each zone from current temperature to the occupied setpoint temperature. Then the system waits as long as pos­sible before starting, so that the tem­perature in each zone reaches occupied setpoint just in time for occupancy. This strategy reduces the number of system operating hours and saves en­ergy by avoiding the need to maintain the indoor temperature at occupied set­point even though the building is unoc­cupied. Optimal stop is a control strategy that uses the BAS to determine how early heating and cooling can be shut off for each zone so that the indoor tempera­ture drifts only a few degrees from oc­cupied setpoint before the end of sched­uled occupancy. In this case, only cooling and heating are shut off; the supply fan continues to operate, and the outdoor-air damper remains open to continue ventilating the building. This strategy also reduces the number of systems operating hours, saving en­ergy by allowing indoor temperatures to drift early.

AHU Fan pressure optimization - As cool­ing loads change, the VAV terminals modulate to vary airflow supplied to the zones. This causes the pressure inside the supply ductwork to change. In many systems, a pressure sensor is located approximately two-thirds of the distance down the main supply duct. The VAV air-handling (or rooftop) unit varies the speed of the supply fan to maintain the static pressure in this location at a constant setpoint. With this approach, however, the system usually generates more static pressure than necessary.