8/26/2019

535 BUILDING AUTOMATION

SYSTEMS

By: Allen Boyette, PE, CEFP

Senior Director, Energy Systems
NC State University

Credit(s) earned on completion of  This course is registered with AIA 
this course will be reported to  CES for continuing professional 
American Institute of Architects  education.  As such, it does not 
(AIA) Continuing Education Session  include content that may be 
(CES) for AIA members. deemed or construed to be an 
approval or endorsement by the 
AIA of any material of construction 
Certificates of Completion for both  or any method or manner of 
AIA members and non‐AIA  handling, using, distributing, or 
members are available upon  dealing in any material or product.
request.
Questions related to specific materials, methods, and services will be 
addressed at the conclusion of this presentation.

Course Description
This course will provide an overview of a
Building Automation System (BAS) utilized to
monitor and control typical building HVAC
systems. The course will cover typical
architecture for web-based systems, industry
terms, types of systems, system components,
and communication protocols. Discussions will
include the benefits and effective uses of BAS
systems for facilities managers related to energy
conservation and customer service as well as
future trends in the industry.

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Learning Objectives

• Obtain an overview of Building Automation

System (BAS) to monitor and control HVAC
systems.
• Learn about typical architecture for web-based
systems
• Learn about industry terms, types of systems,
components and communication protocols
• Learn about the benefits and effective use of
BAS systems for facility managers

AGENDA
• System Overview
• Benefits of BAS
• Future Trends

GOALS
• Provide overview of BAS systems
used to control HVAC Systems
• Benefits of BAS Systems for
Facilities Managers

Automation/Technology = Facilities Management

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BAS Systems

• A system that optimizes the start-up and

performance of HVAC equipment. A BAS
greatly increases the interaction between the
mechanical subsystems of a building, improves
occupant comfort, lowers energy use, archives
data, and allows off-site building control.

• Advanced Web-Based DDC = Building

Automation System (BAS)

Building Controls/Automation Systems

• BAS = Building Automation System

• BMS = Building Management System
• BEMS = Building Energy Management System
• DDC = Direct Digital Controls
• DCS = Distributed Control System
• CMS = Central Monitoring System
• EMCS = Energy Management Control System

HVAC Systems

• Self-contained package units

– Converts primary energy source for heating/cooling
– Rooftop units, heat pumps, geothermal, etc.
• Central systems
– Central supply and multiple end use subsystems
– Typical central chilled water and steam/hot water
– CW and HW coils in AHU
– Multiple fans
– Various terminal units

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WHAT PARAMETERS ARE CONTROLLED

• Temperature & Humidity
• Pressure
– Air moves from higher pressure to lower pressure
– Typical offices/classrooms slightly positive: .01” wc
• Ventilation
– ASHRAE “Ventilation for Acceptable Indoor Air Quality”
– Min rates per person, typically 5 - 20 CFM/occupant
– Air Change Rates(ACH=Air Changes per hour)
• Special requirements
– Smoke control, ultra clean air(HEPA), hazardous effluent
– Containment: Labs, Hospitals, Animal Care, BSLs

Safe Operations
• Fume Hoods & Lab Exhaust
• Variable volume system
– Lower energy usage
• Mnt & Operations
– Safety verses high ventilation rate

Laboratory Controls on BAS Native Controller

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Student Initiative
• Not trying to solve this control problem

CONTROL LOOP

CONTROL STRATEGIES
• On/Off Control
– Short cycling
– Operates at inefficient condition
– Components wear quickly
• Modulation/Proportional Control
– Equipment operates at a reduce rates
– Equipment turn down ratios
• Staging
– Multiple smaller units
– Conditions require half of design capacity, then half
of the units operate
• And lots of Hybrid variations

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History of HVAC controls

• Initial HVAC controls were pneumatic
– Probably because mechanical engineers
understood fluid control, hence use
properties of air to control flow of heating and
cooling
– Use of electromechanical relays in ladder
logic to switch dampers

• In the 70’s & 80’s, relays became electronic

switches, as transistors could handle higher
current loads

History of HVAC controls

• In the 70’s & 80’s, relays became electronic
switches, as transistors could handle higher
current loads

Pneumatics Control Panels

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History of HVAC controls (Con’t)

• Mid 1980s, electronic switches cost effective
– Pneumatic controls still common in older buildings

TRS-80 Personal Computer

• Around 2000, digital computerized controllers

common
• Internet growth - Controllers accessed by web
browsers allow monitoring and control remotely
• Use of Graphical User Interface (GUI)

Typical DDC panel

1st Generation AHU Panel 1st Gen Bldg Controller/Network Device

Typical DDC panel

2nd Gen Bldg Controller/Network

2nd Generation AHU Panel

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3rd Gen Bldg Controller/Network

Microzone Conversion
• BUT, Generation I controllers that
are 20+ years old???

• Replace Barber-Colman
Microzone II circuit board w/ MNL-
800 card

• Install new communications bus

and replicate programming

• Preserve existing I/O investment

History of HVAC controls

The Cloud – Mythical
tool that holds data and
images

“HVAC systems evolved from air control to

direct digital control and are now return to
‘air,’ so to speak.” HPAC Engineering, p.6, Control Freaks, October 2017

• The Cloud – A marketing term rather than an

engineering term, which basically means other
people’s computer

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CLASS SURVEY – HVAC CONTROLS

• Campus Size - GSF
• % of Buildings HVAC Pneumatic controls
• % of Buildings with Local controller
• % of Buildings on campus Central
Monitoring/Web Based DDC

Central Cooling Cycle

Typically,
• Central systems = lower operating costs
• Central systems = more complex controls

BAS COMPONENTS
• Local/Secondary Controllers
– AHU or Terminal unit controllers
– Limited software and data storage
• Building/Primary Controllers
– High-end and communicate peer to peer
– Full software compliment
– Support global strategies
– Buffer for alarms/messages/trends
• Web Servers/Data Repository
• Operator Interface
– Desktop, laptop, Notebook, hand held

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BAS COMPONENTS AND FEATURES

• Central controllers, application specific
controllers (VAV Box, AHU, Package unit)
• Controlled devices valves, dampers, and
motors, actuators
• Time schedules
• Setpoints, logic, trend logs, alarms, points
• Data Storage
• Outputs start/stop equipment, voltage or
current signals to control movement of
medium (water, air, steam)
• Graphical User Interface (GUI)

DDC System Controllers

• “Point”
– Data origination location
– Describes data storage location
– Unique identification or address
• Inputs and Outputs send info
– In the form of IO Modules
– 0 to 5V dc, 0 to 10V dc, 4 to 20 mA
– Output: 2 to 10V dc or 4 to 20 mA
• Microprocessor/Controller
– Programmed to do a specific task

BUILDING AUTOMATION SYSTEMS

• Vendors
– Honeywell, Johnson Controls, Trane, Schneider
Electric, Pheonix, Siemens, Carrier, Alerton,
Andover, Automated Logic, Echelon, TAC

• Not right or wrong answer for type. Depends

on existing equipment, where heading, IT
environment, local providers, etc.

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BAS – INDUSTRY TERMS

• Air conditioning – Quantity, quality, temp & humidity
of air
• Air Balancing - Distributing air through a system
• AHU - Air Handling Unit – Includes blower, coils,
filters, and controls
• DDC – Direct Digital Control
• VFD - Variable Frequency Drive
• VSD – Variable Speed Drive
• TCP – Transmission Control Protocol
• IP Address – Internet protocol address

BAS – INDUSTRY TERMS

• DI – Digital Input
• DO – Digital Output
• AI – Analog Input
• AO – Analog Output
• LAN – Local Area Network
• VLAN – Virtual Local Area Network
• VPN – Virtual Private Network

COMMUNICATION PROTOCOLS
• Sets of rules for communication, like a
language.
– Very important to code writers.
– Addressing scheme and associated value.
• Three types of Protocols
– Closed
– Open
– Standard

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COMMUNICATION PROTOCOLS
• Closed Protocol
– Proprietary used by a specific manufacturer
• Open System
– Uses protocols open to anyone
– Components from different manufactures co-exist
– Do not need a gateway to communicate
• Careful with open protocol, sometimes only the
monitoring device is plug and play. Application
specific programmable devices may be more
complicated

COMMUNICATION PROTOCOLS - OPEN

• Modbus – Client-server communication between
intelligent devices.
– Truly open (but may need specific programming tools for a
specific manufacturer)
– Widely used network protocol in many industrial
manufacturing
• Modbus TCP/IP – Modbus with a TCP Ethernet
package
• Modbus II – Updated version; not widely adopted
• OPC
– Open connectivity via open standards
– Early open protocol language based on fundamental
standard of general computing market (a bit level
information protocol)

COMMUNICATION PROTOCOLS
• Standard Protocol
– Open to anyone
– Created by standards organizations
– Universally recognized engineering tool to allow
anyone to interpret data
• Example: BACnet Shareware web viewer makes
information visible, but can not do anything with it
• Example: Apogee BACnet engineering tool to interpret
Siemens Lab control

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COMMUNICATION PROTOCOLS
• BACnet (Building Automation and Control
Network)
– Developed by ASHRAE to allow interoperability
– Defines a standard set of “Objects”, each of
which has a standard set of “Properties”

Polling

The Language of BACnet-Objects, Properties and Services

By Bill Swan, Alerton Technologies, Inc.

COMMUNICATION PROTOCOLS
• LonWorks
– Created by Echelon
– A standard for building controls ISO 14908-1
– Uses a SNIVT (package of information) - well-
defined interface for communication between
devices
– Each LON device has a Neuron ID Chip that
identifies the type and address
• Johnson Controls Metasys N2 Field Bus –
Defined around RS-485 communication
standards (but very proprietary)

COMMUNICATION PROTOCOLS
• Sets of rules for communication, like a
language.
• No right or wrong vendor
– Often depends on local service rep service
• Not right or wrong communication protocol
– Depends on existing equipment, long term plans,
IT environment, etc.
• No one protocol inherently better
– Which is harder to learn Chinese or English?
– Depends on which one you already know!

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BAS ARCHITECTURE
• Secondary Bus – Within Building
– Protocol to devices within Bldg
– Could be normal ethernet or for BAS only
• Primary Bus – Campus Network(fiber, cable,
wireless

Bldg Controller

Bldg Controller Bldg Controller

AHU
Controller

• Need a system that works, not just

‘check the block’ and say we met the
requirements

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OVERALL BENEFITS OF BAS

• Optimize indoor air quality
• Maintain thermal comfort
• Ensure safe operation
• Improve use for occupants
• Optimize energy usage
– Efficient operation to match load (savings can be
10-50%)
• Complex Calculations
– Anticipation of what will be needed/Predictive
• Maintenance & Operations benefits
• Monitor system operation

BAS BENEFITS – Mnt & Operations

• Global perspective of how a facility is
functioning
• Real time operating data
• Employee awareness of system
• Troubleshooting
– More efficient use of time
– Old Pneumatics – “make an adjustment
and come back tomorrow to see how it
worked”

• Why

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GRAPHICS- STEAM/HW CONVERTER

Troubleshooting HVAC Systems

Rules To Live By
• You can not break the laws of physics.

• If there is not enough heat or cooling available in

the system then you can not heat or cool all of
the building

• Turning manual valves for temperature control is

at best a very temporary solution and at worst a
long term pain in the neck for you

Troubleshooting With The BAS

• When responding to a hot/cold call check the
air handler first before checking the VAV.

• If VAV air flows are not meeting set-point and

the air handler is meeting it’s static pressure
set-point, then the problem is most likely at
the VAV

• The air handler supply air temperature is

critical to humidity control in the summer.

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BAS BENEFITS – Mnt & Operations

• Alarm Management
– Building Rounds from a screen
– Focus effort of staff
• Direct Connect at Controller Level
• Distribute software to remote controllers
– Eliminate need for continuous
communications
– Function in front end failure modes/Disasters
• Analysis with Trends

Chilled Water Outage at Data Center 2 – May 29, 2013

‐ Between 4:30 am and 6:30 am, space temperature rose from about 57 F to about 75 F (temperature may actually be
higher because T‐Stat mounted adjacent to CRAC unit on a cold wall) 

BAS BENEFITS – CUSTOMER SERVICE

• Alarm Management
– Email notification on critical parameters
• Trends to document research requirements
• Troubleshooting
– Faster response to problem
• Safe Operation/Better IAQ

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Indoor Air Quality (IAQ) - HVAC

• General duty clause – Workplace must be free
from RECOGNIZED hazards that are likely to
cause death or serious physical harm
• IAQ Affects productivity, comfort, health and
safety
• If comfort issues not resolved, they are
perceived as health and safety problem
and productivity will suffer!

BAS BENEFITS – ENERGY MANAGEMENT

• Metering, Data Management, Reporting
• Alarm Management
– Notify maintenance schedules
– Inefficient operation/out of norm
• Technician awareness of energy issues
• Scheduling
– Occupied/Unoccupied/Load Shed

ORGANIZATIONAL CONSIDERATIONS
• Who is responsible for HVAC
Systems?
• Challenges
– Occupancy sensors controlling lighting
and HVAC
– Scheduling lighting through HVAC BAS
– Who manages building schedule?

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ORGANIZATIONAL CONSIDERATIONS
• Central Shops
– Trades: HVAC Mechanical, Electric, Plumbing
• Zone Maintenance Shops - Multi-skill shops
• Hybrid Central and Zone
– Central automation shop
• Energy Management Department
• Utility Department – Thermal plants
• Different Departments
– Academics, Housing, Athletics

ORGANIZATIONAL CONSIDERATIONS
• Discussion at your Table about different
organization options
– Central vs. Zone
– Control Shop
– Housing, Athletics, Academic, Dining
• Advantages and Disadvantages

STAFF CONSIDERATIONS
• Employees
– Skills and training (The best understand all trade)
– Proper classification and pay
– May need someone with network skills
• Employees may modify the system to their
level of understanding
– System Over-rides
– Defeat automation by placing in Manual
• Knowledge is Power
– Must share information and not horde it

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BAS Logic Diagram for a Fan Stop/Start

A WAY - 4 LEVELS OF USERS/TECHNICIANS

1) Basic User/Technician
- Use graphics to see what is going on – Look Only

2) Intermediate User/Technician
- Understands system, manage operations
schedules, troubleshooting, operation mode,
setpoints

3) Advanced Technicians/Building Engineer

- Software tools, sequence of operations,
programing, Advanced troubleshooting

A WAY - 4 LEVELS OF USERS/TECHNICIANS

4) Does not work with DDC Systems

– Those that don’t know and don’t want to know
– May be able to press reset button
– Definitely can put the VFD in Manual

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Wave of the Future

SMART BUILDING

Class Work
– What does “Smart Building” mean to you and your
campus?

Definition of Smart Building:

“A building that provides a productive and cost-
effective environment through optimization of its
four basic components - structure, systems,
services and management - and the
interrelationships between them."

Source: Intelligent Buildings Institute (IBI)

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CHALLENGES WITH BAS ON CAMPUS

• Staffing Models
– In-house staff verses vendor
– Single or multiple vendors on campus
– Shop organization and staffing levels
• Sensors controlling multiple systems
– Areas of responsibility
• Integration and control of package
units
• Who manages building schedule?

CHALLENGES WITH BAS ON CAMPUS

• M & O costs of system
– IT/Server costs – Behind the scene work
– Calibrations and maintenance required
– Preventive Maintenance tasks and frequency
– Specialty items: control valves, dampers, DDC
– Proprietary systems that talk to the BAS
• Software upgrades
– Web browsers
– JAVA – security issue
– Windows OS being phased out
• Public vs. Private IP addresses

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CHALLENGES WITH BAS ON CAMPUS

• Network security
– Firewalls
– VLANs
– Switches
– Use Building Internet or an intranet
• Backwards Compatibility
– How many other industries have to
communicate with devices/software built
30 years ago???

OPTIMIZE VALUE OF WEB-BASED BAS

• Occupied/Unoccupied Scheduling
– Integration with classroom scheduling system
– Unoccupied mode reduces energy up to 80%
• Alarm Management
– Critical alarms/Critical systems
– Not get overwhelmed with data
• Optimize use of personnel
– Building Rounds from computer screen
– Troubleshooting

OPTIMIZE VALUE OF WEB-BASED BAS

• Remote/off site monitoring
– Critical facilities; Hospitals, data centers
– Key data with a quick read (CW, steam
systems, Boss’s office, Chancellor’s
Residence)
• Energy Management
– Metering & sub-metering
– Reporting features

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OPTIMIZE VALUE OF WEB-BASED BAS

• Optimize sequences of operations
– Outside air reset
– Economizer cycles
– CO2 monitoring for outside air quantities
– Supply air temperature reset
– Failure mode operation (power,
equipment, etc.)
• Reporting
– Meet accreditation requirements
• AAALAC, Joint Commission Standards
– Support Critical Research

Future of BAS
• Interoperability – Plug & Play
– BYOD
– Aps and Mobile Devices

• Wireless
– Ease of relocation of sensors
– Reduced installation costs

• More sensors or fewer better sensors?

o Aircuity (Centralized suite of sensors)
o Improved sensors reliability and funcationality

• Analytics and Re-Commissioning

Control Logic/Analytics Lite/Smart Rules

• Analytics built-in to BAS system
– Instrumentation/sensors must be in place

• Identify central equipment anomalies

• Simultaneous heating/cooling

• Valves not closing off properly

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Future of BAS
• Cyber Security
– Segregated networks/enclaves

• System Integration - SMART BUILDINGS

– Fire Alarm, lighting, HVAC, AV, electrical,
card access, security, specific equipment
– Reduce costs of multiple systems
– CMMS, IWMS, and BAS integration

• System Integration

Future of BAS – Schedule Integration

• Registrar class scheduling

integration (AD ASTRA)

• Google calendar scheduling

integration

• Third party software application –

Events 2 HVAC

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Future of BAS
• Artificial Intelligence

• Division 25 (Integrated Automation) verses

standard Div 26(Lighting) & Div 23(Mech/HVAC)

• Enterprise Level Systems

– Power Quality, Meters, Central Thermal
Plants & thermal distribution system

• Link central plants, distribution systems, metering, Bldgs

• Optimize Energy Usage/Peak Shaving
• Data historian/Reporting
• Critical Alarm Management
• NOT a consolidated front end for all Bldg Control Systems

ENTERPRISE LEVEL CONTROL SYSTEM

Honeywell Johnson Metasys

INET7 Schneider I/A Series NovaView Instep
Johnson INET7

Central Plants Building Automation Electrical/SCADA Metering

- Lighting, HVAC, other

MASTER PLAN

SURVEY SHEETS
QUESTIONS?
This concludes The American Institute of 
Architects Continuing Education 
Systems Course

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