Building Management

System Fundamentals

SECTION OF ENGINEERING MANUAL OF AUTOMATIC CONTROL 77-1100

Contents
Introduction ............................................................................................................ 3

Definitions ............................................................................................................ 3

Background ............................................................................................................ 4
Energy Management ........................................................................... 4
Facilities Management Systems .......................................................... 4

System Configurations ............................................................................................................ 5

Hardware Configuration ...................................................................... 5
Zone-Level Controllers .................................................................... 5
System-Level Controllers ................................................................ 6
Operations-Level Processors .......................................................... 6
Management-Level Processors ...................................................... 6
Communications Protocol ................................................................... 6
Peer Communications Protocol ........................................................... 7
Communications Media ....................................................................... 7
Twisted Copper Pair ........................................................................ 7
Fiber Optic ...................................................................................... 7
Phone Lines .................................................................................... 7

System Functions ............................................................................................................ 8

General ................................................................................................ 8
Zone-Level Controller Functions ......................................................... 8
System-Level Controller Functions...................................................... 8
Operations-Level Functions ................................................................. 8
General ........................................................................................... 8
Hardware ........................................................................................ 8
Software .......................................................................................... 8
Standard Software ...................................................................... 8
Communications Software .......................................................... 9
Server ......................................................................................... 9
Security ....................................................................................... 9
Alarm Processing ....................................................................... 9
Reports ....................................................................................... 9
System Text ................................................................................ 10
System Graphics ........................................................................ 10
Controller Support ...................................................................... 11

U.S. Registered Trademark

Copyright 1998 Honeywell Inc. All Rights Reserved 77-1124-1
BUILDING MANAGEMENT SYSTEM FUNDAMENTALS

Operation ............................................................................................. 11
Specifying Graphics (I/O Summaries) ................................................. 12
Control Graphics ................................................................................. 14
Data Penetration.................................................................................. 14

Integration of Other Systems ............................................................................................................ 15

General ................................................................................................ 15
Surface Integration .............................................................................. 15
In-Depth Integration ............................................................................. 15

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 BUILDING MANAGEMENT SYSTEM FUNDAMENTALS

INTRODUCTION
This section provides information on the fundamentals of Improved operating-cost record keeping for allocating
Building Management Systems (BMS). The objective of a BMS to cost centers and/or charging individual occupants
is to centralize and simplify the monitoring, operation, and Improved operation through software and hardware
management of a building or buildings. This is done to achieve integration of multiple subsystems such as direct digital
more efficient building operation at reduced labor and energy control (DDC), fire alarm, security, access control, or
costs and provide a safe and more comfortable working lighting control
environment for building occupants. In the process of meeting
these objectives, the BMS has evolved from simple supervisory
When minicomputers and mainframes were the only
control to totally integrated computerized control. Some of the
computers available, the BMS was only used on larger office
advantages of a BMS are as follows:
buildings and college campuses. With the shift to
Simpler operation with routine and repetitive functions
microprocessor-based controllers for DDC, the cost of
programmed for automatic operation integrating building management functions into the controller
Reduced operator training time through on-screen is so small that a BMS is a good investment for commercial
instructions and supporting graphic displays buildings of all types and sizes. For additional information on
Faster and better responsiveness to occupant needs and microprocessor-based controllers refer to the Microprocessor
trouble conditions Based/DDC Fundamentals. Building Control is discussed
Reduced energy cost through centralized management further in the Air Handling System Control Applications; the
of control and energy management programs Building Airflow System Control Applications; and the
Better management of the facility through historical Chiller, Boiler, and Distribution System Control sections.
records, maintenance management programs, and
automatic alarm reporting The examples used throughout this section are typical of what
is available and not necessarily representative of any given
Flexibility of programming for facility needs, size,
installation.
organization, and expansion requirements

DEFINITIONS
Building Control System (BCS): A system that controls the Energy Management System (EMS): A system that optimizes
comfort and safety of a buildings assets and the operation, temperatures, and processes of an HVAC
environment. system within a building. Except for some early
versions, a BCS or BMCS includes all EMS functions.
Building Management and Control System (BMCS): An
integrated BMS and BCS Hierarchical configuration: A system in which the processors
and controllers are arranged in levels or tiers, with
Building Management System (BMS): A system which each tier having a definite rank or order in accessing
centralizes the monitoring, operations, and and processing data. A typical arrangement includes,
management of a building to achieve more efficient in descending order, management-level processors,
operations. operations-level processors, system-level controllers,
and zone-level controllers.
Building Automation and Control Network (BACnet)
Protocol: A BMCS communications protocol LonMarkTM standard: A communications standard for control
developed by the American Society of Heating, networks developed by the Echelon Corporation and
Refrigerating, and Air Conditioning Engineers the LonMark Interoperability Association.
(ASHRAE).
Management-level processor: A PC or minicomputer used by
Communications Protocol: A set of conventions used to management personnel to collect, store, and process
govern the format and content of messages between data for reports on energy use, operating costs, and
processors. alarm activity. This processor can access points or data
in all the lower level processors and controllers. (In
Dynamic Display Data: Data displayed on a BMCS work most cases a separate, management-level processor is
station which periodically updates, such as not used. Many of the functions of the management-
temperature or ON/OFF status. The data updates level processor can be combined into the operations-
automatically at a rate appropriate for the point or it level processor.)
may be updated manually.

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BUILDING MANAGEMENT SYSTEM FUNDAMENTALS

Operations-level processor: A PC or other device used Zone-level controller: A microprocessor-based controller that
primarily by building operation personnel for everyday controls distributed or unitary HVAC equipment such
building operations. This processor can access points as VAV terminal units, fan coil units, and heat pumps.
or data in all the lower level controllers. These controllers typically have relatively few
connected I/O devices, standard control sequences,
System-level controller: A microprocessor-based controller and are dedicated to specific applications. In a BMS,
that controls centrally located HVAC equipment such these controllers provide processing of point data for
as VAV supply units, built-up air handlers, and central higher level processors.
chiller and boiler plants. These controllers typically
have an input/output (I/O) device capability, a library
of control programs, and may control more than one
mechanical system from a single controller. In a BMS,
these controllers provide processing of point data for
higher level processors and typically include energy
management programs.

BACKGROUND
The BMS concept emerged in the early 1950s and has since Access to energy management strategies for continuous
changed dramatically both in scope and system configuration. tuning and adapting to changing needs
System communications evolved from hardwired (and home-run Occupancy schedules
piping for pneumatic centralization) to multiplexed (shared wiring) Comfort limit temperatures
to todays two-wire all digital system. The EMS and BMCS Parametric adjustments (e.g., integral gain) of
evolved from poll-response protocols with central control DDC loops
processors to peer-to-peer protocols with distributed control.
Setpoint adjustments:
Duct static pressures
Economizer changeover values
ENERGY MANAGEMENT
Water temperatures and schedules
Modifying and adding DDC programs
Energy management is typically a function of the
microprocessor-based DDC controller. Several energy
Energy Management for buildings preceded DDC by about
management applications are described in Microprocessor-
ten years. These pre-DDC systems were usually a digital
Based/DDC Fundamentals section. In most mid-sized to
architecture consisting of a central computer which contained
large buildings, energy management is an integral part of
the monitoring and control strategies and remote data gathering
the BMCS, with optimized control performed at the system
panels (DGPs) which interfaced with local pneumatic, electric,
level and with management information and user access
and electronic control systems. The central computer issued
provided by the BMS host.
optimized start/stop commands and adjusted local loop
temperature controllers.
Equipment is operated at a minimum cost and temperatures
are controlled for maximum efficiency within user-defined
comfort boundaries by a network of controllers. Energy
strategies are global and network communications are essential. FACILITIES MANAGEMENT SYSTEMS
Load leveling and demand control along with starting and
loading of central plant based upon the demands of air handling Facilities management, introduced in the late 1980s,
systems require continuous global system coordination. broadened the scope of central control to include the
management of a total facility. In an automotive manufacturing
Energy Management BMS host functions include the plant, for example, production scheduling and monitoring can
following: be included with normal BMS environmental control and
Efficiency monitoring - recording monitoring. The production and BMS personnel can have
Energy usage monitoring - recording separate distributed systems for control of inputs and outputs,
Energy summaries but the systems are able to exchange data to generate
- Energy usage by source and by time period management reports. For example, a per-car cost allocation
for heating, ventilating, and air conditioning overhead might
- On-times, temperatures, efficiencies by system,
be necessary management information for final pricing of
building, area the product.
Curve plots of trends

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 BUILDING MANAGEMENT SYSTEM FUNDAMENTALS

Facilities management system configuration must deal with The development of two-wire transmission systems, PCs for
two levels of operation: day-to-day operations and long-range centralized functions, and distributed processors including
management and planning. Day-to-day operations require a DDC led to a need to define system configurations. These
real-time system for constant monitoring and control of the configurations became based on the needs of the building
environment and facility. The management and planning level and the requirements of the management and operating
requires data and reports that show long-range trends and personnel. Typical configurations are discussed in SYSTEM
progress against operational goals. Therefore, the primary CONFIGURATIONS.
objective of the management and planning level is to collect
historical data, process it, and present the data in a usable format.

SYSTEM CONFIGURATIONS
A BMS includes the hardwar e configuration and ZONE-LEVEL CONTROLLERS
communication systems needed to access data throughout a
building or from remote buildings using leased telephone lines. Zone-level controllers are microprocessor-based controllers
that provide direct digital control of zone-level equipment,
including items such as VAV boxes, heat pumps, single-zone
HARDWARE CONFIGURATION air handlers, and perimeter radiation. Energy management
software can also be resident in the zone-level controller. At
Microprocessor-based controllers have led to a hierarchical the zone level, sensors and actuators interface directly with the
configuration in the BMS. Figure 1 shows several levels, or controlled equipment. A communications bus provides
tiers, of processors. networking of zone-level controllers so that point information
Management-level processors can be shared between zone-level controllers and with
processors at the system and operation level. Zone-level
Operations-level processors
controllers typically have a port or communications channel
System-level controllers for use of a portable terminal during initial setup and
Zone-level controllers subsequent adjustments.
The actual levels used in a given system depend on the specific
needs of the building or complex of buildings. The zone level
may incorporate intelligent, microprocessor-based sensors
and actuators. The discussions that follow begin with zone-
level controllers.

PERIPHERAL PC OR
MANAGEMENT-LEVEL DEVICES MINICOMPUTER
PROCESSORS

ETHERNET LAN

OPERATIONS-LEVEL PC TYPE PC TYPE

PROCESSORS PERIPHERAL
COMPUTER DEVICES COMPUTER

SYSTEM-LEVEL TO
CONTROLLERS TO
MC MC MC SENSORS MC MC MC SENSORS
AND AND
ACTUATORS ACTUATORS

ZONE-LEVEL
CONTROLLERS
AND INTELLIGENT MC MC
SENSORS AND
ACTUATORS T
SENSOR TO TO
MC SENSORS SENSORS
MC AND
AND
ACTUATORS ACTUATORS

MC MC
ACTUATOR

C1855

Fig. 1. Hierarchical BMS Configuration.

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BUILDING MANAGEMENT SYSTEM FUNDAMENTALS

SYSTEM-LEVEL CONTROLLERS Standard reports: Provides automatic, scheduled, and by-

request reports of alarm and operator activity. Also
Microprocessor-based system-level controllers have greater provides a broad range of system and category (points-
capacity than zone-level controllers in terms of number of in-alarm, disabled points, etc.) summary reports.
points, DDC loops, and control programs. System-level Custom reports: Provides spread sheet, word processing,
controllers are usually applied to major pieces of mechanical and a data base management capability.
equipment such as large built-up air handlers, central VAV Maintenance management: Automatically schedules and
systems, and central chiller plants. These controllers can also
generates work orders for equipment maintenance based
perform lighting control functions. Controllers at this level
interface with controlled equipment directly through sensors either on history of equipment run time or on a calendar
and actuators or indirectly through communications links with schedule.
zone-level controllers. System-level controllers typically have Site-specific customization: Allows defining operator
a port for connecting portable operating and programming assignments, peripheral device assignments, printer data
terminals during initial setup and subsequent adjustments. segregation, system configuration, display and printout
When system-level controllers are linked to operations-level text of action message assignments to specific points,
processors, subsequent changes to controller programs are time/holiday scheduling, point monitoring/control, time/
normally made at the operations-level processor and then down- event program assignments, and application program
line loaded to the controller using the system transmission lines. parameter assignments.
System-level controllers also provide system survivability by System integration: Provides common control and
operating in a stand-alone mode should its communication
interface for multiple subsystems (HVAC, fire, security,
link be lost.
access control) and provides global activity as a result
Some types of system-level controllers also provide the of specific subsystem events (e.g., closing or opening
property and life-safety protection for the facility through fire dampers to control smoke as a result of a fire alarm).
alarm panels, security panels, and access control panels. See
INTEGRATION OF OTHER SYSTEMS.
MANAGEMENT-LEVEL PROCESSORS

OPERATIONS-LEVEL PROCESSORS Management-level processors, at the top of the BMCS system

hierarchy, exercise control and management over the connected
Operations-level processors interface primarily with BMCS subsystems. An operator at this level can request data from and
operating personnel. The processor at this level is in most cases issue commands to points anywhere in the system (as with most
a PC with color operator terminal displays and plug-in function operations-level processors). Day-to-day operation is normally a
boards to accommodate additional operator terminals, printers, function of the operations-level processor; however, complete
memory expansion, and communications links. An operations- control can be transferred to the management-level processor
level processor generally includes application software for: during emergencies or unattended periods. The management-level
System security: Limits access and operation to processor primarily collects, stores, and processes historical data
authorized personnel. such as energy use, operating costs, and alarm activity, and
System penetration: Permits authorized personnel to generates reports that provide a tool for the long-term management
select and retrieve system data via PC keyboard or other and use of the facility.
selection mechanism.
Data formatting: Assembles random system points into
logical group format for display and printout.
COMMUNICATIONS PROTOCOL
Data segregation: Groups points by major point types
Communications protocol is an essential element of the
for routing to a specific terminal and specified operator.
BMCS configuration due to the amount of data transferred
Custom programming: Develops custom DDC programs from one point to another and because distributed processors
at the operations level for down-line loading to specific, may be dependent on each other for data pertinent to resident
remote system-level controllers and zone-level controllers. programs. Communications links, or buses, generally use either
For more information on custom programming see the a poll/response or a peer protocol. Early BMCSs use poll-
Microprocessor-Based/DDC Fundamentals section. response protocols where most system intelligence and data
Graphics: Builds custom graphic displays incorporating processing was at the central processor. In the mid 1990s most
dynamic system data. Bar chart and curve plot software BMCSs use peer protocols which share the communications
may be included. bus equally among all bus devices with no master device.

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 BUILDING MANAGEMENT SYSTEM FUNDAMENTALS

PEER COMMUNICATIONS PROTOCOL COMMUNICATIONS

BUS

Peer communications protocol has the following advantages SYSTEM/ZONE SYSTEM/ZONE SYSTEM/ZONE
LEVEL LEVEL LEVEL
over poll/response communications protocol: CONTROLLER CONTROLLER CONTROLLER

Communication not dependent on a single device as the

master. BMS
CENTRAL
Direct communication between bus-connected devices
C1863
without going through the BMS central processor.
Global messages transmitted to all bus-connected devices.
Fig. 2. Typical Serial Bus Wiring Configuration.
In peer communications a time slot is automatically passed
from one bus-connected device to another as the means of BMS
CENTRAL
designating when a device has access to the bus. Since the
time slot passes in an orderly sequence from one device to the COMMUNICATIONS
BUS
next, the communications network is sometimes termed a ring.
SYSTEM/ZONE
However, the bus is not necessarily physically looped nor are LEVEL
SYSTEM/ZONE
LEVEL
the devices physically connected to form a ring. Any device CONTROLLER CONTROLLER
on the bus can be designated as the first to receive the time
slot, and any other device the next to receive it, and so on.
SYSTEM/ZONE SYSTEM/ZONE
LEVEL LEVEL
CONTROLLER CONTROLLER
COMMUNICATIONS MEDIA
SYSTEM/ZONE
LEVEL
The most common choices for BMS transmission trunks are: CONTROLLER
C1862
Twisted copper pairs
Fiber optic cable Fig. 3. Typical Star Wiring Configuration.
Common carrier telephone channels

The media best suited for a given installation depends on FIBER OPTIC
the signal, cost, geographic layout, and the possibility of line
interference. Fiber optic transmission media is particularly suited to
installa tion in an environment that interferes with
communications, such as high electrical interference or
TWISTED COPPER PAIR frequent electrical storms. The disadvantages of fiber optic
transmission are the cost and lack of industry standards. Fiber
Twisted pair copper conductors ranging from 16 to 24 gage are optic links are most often found between buildings.
the most commonly used and the best economic choice as the
communications media for single building applications. Bus
lengths up to 4000 feet are common without use of extenders or PHONE LINES
repeaters. When repeaters are used, extensions up to three or four
times this distance are possible. Serial bus and star wiring Common carrier telephone channels link distant buildings.
configurations (Fig. 2 and 3) permit efficient wiring layouts. Telephone line transmissions require either full time dedicated
phone lines or automatic dialing through modems (Fig. 4).

REESTABLISHED
TWISTED PAIR
COMMUNICATIONS
LINK

MODEM MODEM
OPERATIONS-LEVEL
PROCESSOR PHONE LINE PHONE LINE SYSTEM/ZONE
INTERFACE INTERFACE LEVEL
CONTROLLERS
C1864

Fig. 4. Dialup to Remote Controllers.

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BUILDING MANAGEMENT SYSTEM FUNDAMENTALS

A modem is required for signal compatibility with the phone reduced costs, historical storage of alarm activity can be included
line. The BMS dial-up phone line interface provides in the remote phone line interface so that the data is
compatibility with transmission rate and protocol of the phone transmitted during periodic dialup by the central system.
line and reduces the leased line operation to costs associated Critical alarms can be programmed at the remote to dial the
only with call frequency and connect time. As an example of central system immediately.

SYSTEM FUNCTIONS
GENERAL OPERATIONS-LEVEL FUNCTIONS

Each BMCS level provides some degree of stand-alone GENERAL

capability and collects and preprocesses data for other
processing levels. The following discussion starts with the The operations level is the third tier of the BMCS
functions provided by the lowest level of processing in the configura tion. Building or facility opera tions and
configuration, or hierarchy, and progresses to the highest level. management personnel interact on a day-to-day basis through
this level. The hardware and software for this tier is dedicated
to interfacing with operating personnel rather that with
ZONE-LEVEL CONTROLLER FUNCTIONS mechanical systems, as the controllers do in the lower tiers
of the BMCS configuration.
The primary function of the zone-level controller is to
provide direct digital control of unitary equipment. To support
the resident DDC programs, the zone-level controller interfaces HARDWARE
with sensors and actuators and performs the functions of point
processing as well as execution of the DDC programs. The operations-level processor supplies the processing
capacity and memory required for all communications and
operator interface software as well as the peripheral capacity
SYSTEM-LEVEL CONTROLLER for dedicated alarm and report printers and work stations It is
usually a PC consisting of:
FUNCTIONS Full keyboard, with mouse or other entry device.
High resolution color monitor.
System-level controllers provide increased processing
RAM or working memory.
capability, higher I/O capacity, and more universal application
flexibility than zone-level controllers and have greater stand- Hard disk memory.
alone capability. System-level controllers handle multiple Diskette drive.
DDC loops and the complex control sequences associated with Multiple peripheral ports.
built-up air handling units and other HVAC equipment. Other Communications interface boards.
types of system-level controllers monitor multiple zones of At least one printer.
fire alarm, security points, and/or lighting control. They can
also provide emergency evacuation control through speakers
and control personnel movement with access control and card SOFTWARE
readers. For a detailed description of system-level controllers,
refer to Microprocessor-Based/DDC Fundamentals section. While hardware enables operator interaction and the
display and printout of data, the software determines how
Processed point data at the system controller level is used the interaction takes place, the data is displayed, and the printer
directly by the resident DDC, EMS, and time/event programs. output is formatted.
The data is also available for readout at local control panels,
portable terminals, and can be communicated up to the
operations-level processor and to other system-level Standard Software
controllers. In addition, all parameters and output values
associated with DDC and other resident programs are
Most BMSs run under Microsoft Windows and use
accessible for local and operations-level readout and
standard mouse conventions, such as drop-down menus, dialog
adjustment. Data point values may be shared between zone-
boxes, radio buttons, and up-down arrows. Many systems allow
level controllers, between system-level controllers, and
the use of other standard Windows compatible programs such
between zone- and system-level controllers.

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 BUILDING MANAGEMENT SYSTEM FUNDAMENTALS

as word processors, spread sheets, and data bases to operate If no keyboard or mouse activity occurs for a predetermined
concurrently with the BMS. In such cases, a BMS alarm time period, the operator is automatically signed-off. All
overwrites the monitor screen until acknowledged and canceled. operator sign-on and sign-off activity is archived.

Other standard programs are often embedded in BMS

software. A spread sheet may be an integral part of the trend Alarm Processing
report utility. This allows the operator not only to view the output
of the requested report, but to review and edit it in the Upon receiving an alarm from a controller, operations-level
spreadsheet format. The spread sheet also can be called up as a processors initiate alarm processing as follows:
stand-alone utility. System graphics are usually based upon Determine if the alarm point is assigned to the receiving
standard graphics software. processor.
Rebroadcast the alarm to the server for archival and to
other LAN processors.
Communications Software
If Assigned:
Present an immediate alarm message display.
Software at the operations level communicates with all
system- and zone-level processors in a peer-to-peer fashion. Output alarm message to alarm printer.
Communications functions include: Alarm point text descriptor.
Receiving alarm and return-to-normal reports (including Time/Date.
remote device communications failures). Text action message.
Receiving trend status and values. Present acknowledge button.
Passing global data and alarm reports to other devices Initiate audible.
on the ETHERNET LAN. No audible.
Transmitting requests for display data. For timed duration or continuously.
Transmitting requests for report data. Fast, medium or slow beep rate.
Uploading and downloading of controller software. (Option) Automation Graphic Display.
Transmitting digital and analog commands. Present button for operator graphic display request.
Reading/writing controller database points including Present alarm status on graphics (point red if in alarm,
limits, setpoints, times, and parameters. blinking if unacknowledged).
Coordinating global LAN server database including
graphic configurations, operator assignments and The alarm archive may be queried at any time to analyze
segregation, history files, and schedule files. historical alarm activity.
Entering or editing system-level processor programs.
Configuring or editing zone-level processor programs. Reports

BMS Software includes many system reports for display and

Server printout in addition to alarm reports.
When using multiple opera tion/management-level Database reports document system software such as point
processors, one is defined as the database server, where all processing parameters, system text, controller configuration, etc.
current database resides. Any processor may initiate a system
change (graphic or text modification, operator assignment, The trend report utility allows for archival of data point
schedule, etc.), but all changes are made to the server database. status and values for subsequent review. Archival may be based
The server is a software function and may be a dedicated PC upon a time interval or a change in status or value. Trend data
or any other LAN processor. may be reviewed as archived or may be sorted and reduced,
such as Print the maximum daily temperature from 3-16-96 to
All LAN processors operate from the server, which 5-16-96. Trend data may be presented in columnar format or
periodically updates the databases of the other LAN as a curve plot with up to eight points per display/printout.
processors. When the server (LAN) is down, the processors Trend sample requirements are usually set-up in the controller
operate from their own database. and automatically reported to the BMS thereafter.

Other standard reports may be:

Security All point summary.
Alarm summary.
System security software prevents unauthorized system Disabled Points Log.
access and can limit authorized personnel to geographic areas Single System Summary (single AHU or single chiller).
as well as function (acknowledge alarms, issue commands, Controller Status Summary.
modify database, etc.). Top level operators assign security
passwords and enter security parameters for other operators.

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BUILDING MANAGEMENT SYSTEM FUNDAMENTALS

System Text Color is used to differentiate shapes and to define point

status. Red may be reserved for alarm, green may be reserved
BMS system text includes unique names for all controllers, for Normal On, and yellow may be reserved for Normal
PCs, peripherals, and active communications devices. Each Off. Strong color conventions unclutter graphics by needing
building, HVAC system, and hardware and software point also less explanatory text, for example; a yellow filter may be
has a unique name. Each alarm point includes an alarm message clean, a red filter dirty, and a red and blinking filter dirty and
(such as call maintenance) and may have an extended unique unacknowledged.
alarm instruction of up to 480 characters. Extended messages
typically tell a BMS operator what to do, what not to do, what Buildings, ducts and piping, valves and dampers, floor plans,
to investigate, who to call, which forms to fill out, what to order, and most text on graphics are typically static.
etc. Unique system text may be in any language which uses
ASCII Characters. Graphics consist of artwork, text, and dynamic points with
no positioning restrictions for any element. Dynamic points
are typically presented as text in a box; such as 72.9 or Off.
System Graphics The displayed text changes dynamically as the point status or
value changes. Displayed status and point values are
A standard graphics package is used to develop system periodically updated or may be manually updated at anytime.
graphics. System graphics start at the total system level Dynamic points may be presented symbolically as the pumps
including all buildings and systems and are structured in a are in Figure 7. When presented symbolically, dynamic point
logical penetration scheme down to the point level. BMS status and condition are indicated by colors.
software allows total operator editing including adding new
graphics. System points may be used on multiple graphics.

OUTSIDE AIR

81 DEG 51 % RH

AUTO

AHU R
AUTO AUTO AUTO AUTO
ON
AHU A AHU B AHU C AHU D 55
STATUS
ON ON ON ON 76 % SPEED
DA
57 56 55 56
% SPEED 66 71 77 62
BUILDING KW
771
BUILDING KW
516
45 136
NORMAL NORMAL
45 55 78
NORMAL NORMAL NORMAL
ON ON
CHILLER R BOILER R
ON OFF OFF

CHILLER A1 CHILLER A2 BOILER A AUTO AUTO

MER R
AUTO AUTO OFF

ADMINISTRATION RESEARCH
BUILDING BUILDING
GRAPHIC 1
M15006

Fig. 5. Top Level Graphic Display of a Two Building Facility.

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 BUILDING MANAGEMENT SYSTEM FUNDAMENTALS

Controller Support AUTO/OFF (10 points) are commandable. Cursor

selection of these points, allows commanding points ON
A major portion of the BMS Software is the definition and or OFF.
maintenance of system-level controller software. The software 45, 55, 78, 136 (5 points) depict the current hot and chilled
allows viewing and editing setpoints and parameters, up or water discharge temperatures.
down loading controller databases, adding and editing points 55, 56, and 57 (5 points) depict the current discharge air
and programs, and executing diagnostics. temperatures of AHU A-D and AHU R.
62, 66, 71, 76, 77 (5 points) depict the current AHU A-D
and AHU R VAV fan speed.
OPERATION 516 and 771 indicate the instantaneous building
kilowatt use.
Operator access to the system is usually positioning the
cursor (via a mouse) on a graphic display of a system.
In Figure 5 the AUTO/OFF points, the hot and chilled water
Following are examples of BMCS automation concepts for a
discharge temperatures, and discharge air temperatures typically
two building facility with boilers, chillers, and VAV air
would be alarm points. They will respond similarly to a
handlers. When an authorized operator signs on to a system
NORMAL/ALARM point if they are not as commanded or not
PC, the system recognizes the access authority and presents
within acceptable limits.
the top level graphic (Fig. 5)
SYMBOL LEGEND: Operator selection of the CHILLER A1 CHILLER A2
100 DYNAMIC VALUE
icon displays the graphic shown in Figure 7 which has 42
data points and three icons for subsequent penetration,
TEMPERATURE summarized as follows:
HUMIDITY 4 Cooling tower isolation valve position indicators.
COMMANDABLE ANALOG VALUE
2 Cooling tower % fan speed indicators.
9 Temperature indication points.
COMMANDABLE ANALOG VALUE DIGITAL POINT
2 ON-OFF-AUTO command points for each chilled
DIFFERENTIAL PRESSURE POINT water pump.
4 Pump dynamic symbols (Ongreen, Offyellow,
DYNAMIC PUMP SYMBOL
unacknowledged alarmred flashing, acknowledged
ICON FOR SUBSEQUENT GRAPHIC SELECTION
alarmred).
M15020
2 Control command status display points to indicate
status of control command to each chiller system.
Fig. 6. Graphic Symbols used on Graphic Displays.
2 AUTO-OFF command point for each chiller.
Each graphic should contain dynamic system information. 2 Chiller status indicators.
Graphic 1 includes 44 points of dynamic system information 2 Maximum % load commandable current-limiting
(rectangular boxes), and eight penetration icons, summarized points.
as follows: 2 % maximum current indicator for each chiller.
AHU A-D, AHU R, CHILLER A1 CHILLER A2, MER 2 Alarm status indicator for each chiller.
R, and BOILER A are icons. Selecting an icon displays 2 Commandable chilled water temperature minimum
the appropriate next level graphic. and maximum setpoints.
81 and 51 are the current outside air conditions. These 1 Current chilled water temperature setpoint indicator.
values and the other dynamic data points shown are 2 Pressure control valve % open indicators.
required elsewhere for control and/or automation. Since 3 Pressure control points; current value and command-
they are required elsewhere they are in the data base and able setpoint for differential pressure bypass value,
available to put meaning in this top level facility graphic. and the commandable differential pressure offset value
ON, OFF (10 points) shows the current status of the air to be subtracted when both chiller pumps are operating.
handlers, boilers, and chillers. 1 Commandable lead chiller selector.
NORMAL (5 points) shows the current status of the boiler 1 Icon for a subsequent cooling tower control graphic(s)
and chiller controls. These are monitor/automation points with setpoints and sequences.
not required for control. In an alarm condition, the text 1 Icon for a subsequent pressure bypass and choke valve
changes to ALARM, the point turns to red, and the red control graphic(s).
blinks until an authorized operator acknowledges the alarm. 1 Icon for a subsequent chiller control setpoints and
sequences graphic.

11 77-11241
BUILDING MANAGEMENT SYSTEM FUNDAMENTALS

Whereas building control strategies are often established SPECIFYING GRAPHICS (I/O SUMMARIES)
independent of who will be operating the building, operator
graphics should not be. Although the graphic (Fig. 7) presents When writing the control sequence of operation, sketch the
an adequate overview of the chiller plant for a building engineer, graphic (Fig. 7) and note the necessary inputs and outputs
it would be overwhelming for custodial or clerical types. They required for control. Develop an Input/Output (I/O) Summary
would not understand the graphic and could cause serious (Fig. 8) where, the X-axis lists generic types of points and the
damage if they issued wrong system commands. Graphic data Y-axis lists the specific points. Publishing the graphic sketch
compositions must consider the operators ability to understand with all hardware and software points and symbols is an
and need to know. excellent alternative to the I/O summary.
Selecting a commandable point presents analog or digital
command options to be executed via dialog boxes, radio buttons,
up-down arrows, etc. Selecting an analog input allows
modification of alarm limit values. Selecting an alarm point
allows entry and modification of the alarm message.

100 100 DUAL CHILLER PLANT

33 33
CONTROL
0 0
GRAPHIC DISPLAY

78 78

LEAD CHILLER PRESSURE BYPASS

SELECTOR & CHOKE VALVE
COOLING CONTROL
TOWER 1
CONTROL 1 = CHILLER 1 LEADS DUAL CHILLER
2 = CHILLER 2 LEADS SETPOINT
78
REDUCTION

CHILLED WATER SETPOINT PRESSURE 10.5

BYPASS 53
45 46 52 VALVE
MINIMUM ACTUAL MAXIMUM 00 53 PSI

45 45.1 100
AUTO

CHILLER 1
91

55.0 PRESSURE
ENABLED AUTO ON 100 78 NORMAL CHOKE TO
MAX %
VALVE AHUs
BY REMOTE OPERATING ALARM
STATUS
CONTROLS MODE CURRENT LOAD STATUS
ENABLED AUTO OFF 100 00 NORMAL
CHILLER
CONTROL
55 SETPOINTS/
AUTO SEQUENCES
CHILLER 2
85

M15004

Fig. 7. Graphic Sketch for Sequence of Operation.

77-11241 12
 BUILDING MANAGEMENT SYSTEM FUNDAMENTALS

CONNECTED POINTS
INPUTS OUTPUTS APPLICATION SOFTWARE ENERGY MANAGEMENT
SOFTWARE
DIGITAL ANALOG DIGITAL ANALOG

SETPOINT DISPLAY & ADJUST

ECONOMIZER CHANGEOVER
SYSTEM

LOW TEMPERATURE ALARM

CURRENT SENSING RELAY

CURRENT TRANSFORMER
DIFFERENTIAL PRESSURE

DIFFERENTIAL PRESSURE

ENTHALPY CHANGEOVER
POSITION/MODE DISPLAY
DESCRIPTION

GRAPHIC PENETRATION
RUNTIME TOTALIZATION

OPTIMUM START/STOP
P+I+ DERIVATIVE (PID)

ZERO ENERGY BAND

AUXILIARY CONTACT

AIR FLOW CONTROL

CALCULATED VALUE
ANALOG COMMAND

ABNORMAL ON/OFF

TIMED START/STOP
SMOKE DETECTOR

DEMAND LIMITING
PROPOTIONAL (P)

SMOKE CONTROL
P + INTEGRAL (PI)

FLOATING ALARM
SPEED CONTROL
TEMPERATURE
FLOW SWITCH

NIGHT PURGE
ON/OFF/AUTO

NIGHT CYCLE
POSITIONING
OPEN/CLOSE

LOAD RESET
START/STOP
CHILLER

HI/LOW/OFF
DEW POINT
PRESSURE

AUTO/OFF
HUMIDITY
PLANT

NOTES
GPM
CFM
BTU
1/2
COOLING TOWER
FAN 2 2 2
ISOLATION VALVES 4
LEAVING WATER 2
LEAVING WATER COMMON X
CHILLER
LEAVING COND. WATER 2
CONDENSER PUMP 2 2 2
CHILLER 2
CONTROL COMMAND 2
STATUS
STATUS 2
% MAX. CURRENT 2 2
CURRENT (AMPS) 2
ALARM 2

LEAVING CHILLED WATER 2

LEAVING CHILLED X
WATER (COMMON)
ENTERING CHILLED X
WATER (COMMON)
CHILLER PUMP 2 2 2 2
MINIMUM TEMP SETPOINT X
MAXIMUM TEMP SETPOINT X
SETPOINT X X
LEAD SELECTOR X
BYPASS VALVE X X
CHOKE VALVE X X
CHILLED WATER LINES X
CHILLED WATER LINES X
SETPOINT
CHILLED WATER LINES X
SETPOINT OFFSET
COOLING TOWER CONTROL X
CHILLER CONTROL STAGING X
PRESSURE/FLOW VALVE X
CONTROL
M10258
Fig. 8. Completed Typical I/O Summary Form.

13 77-11241
BUILDING MANAGEMENT SYSTEM FUNDAMENTALS

CONTROL GRAPHICS required to monitor certain critical alarm points after hours,
design special graphics of only those points, with simplified
Many digital control strategies require fine tuning to assure explanations, and specific operator response messages. Use
systems are staged and loaded without excessive surging and simplified floor plan graphics with appropriately positioned
cycling. Such strategies are often more comprehensive if dynamic space temperatures for zone controllers. Selection of
presented as a Dynamic Sequence where the specified the VAV icon (controller) presents the specified points (setpoint,
sequence is repeated with dynamic commandable values min-max airflow, damper position, etc.) on a terminal unit
embedded (Fig. 9). graphic.

All system points should be positioned on graphics and certain

DATA PENETRATION points should be specified on multiple graphics.

Figures 7, 8, and 9 present data penetration concepts from

the macro to the micro levels. Graphics should be designed for
each specific operator type. For example, a security guard is

CHILLED WATER SYSTEM

CHILLED WATER SETPOINT
45 46 52
MINIMUM CURRENT MAXIMUM

ANYTIME ANY AHU VALVE IS OPEN GREATER THAN 20 %FOR MORE THAN 3
MINUTES AND THE TIME IS BEFORE 1545 , THE LEAD CHILLED WATER PUMP STARTS.

ANYTIME THE LEAD CHILLER HAS RUN LONGER THAN 90 MINUTES, THE CHILLED
WATER TEMPERATURE IS GREATER THAN 1.0 DEGREES ABOVE SETPOINT FOR
4 MINUTES, THE BYPASS VALVE IS CLOSED, AND THE TIME IS BEFORE 1545 ,
THE LAG CHILLER STARTS.

ANYTIME BOTH CHILLERS ARE RUNNING AND THE CHILLED WATER DIFFERENTIAL
TEMPERATURE IS LESS THAN 4.4 FOR MORE THAN 4.0 MINUTES, THE LAG
CHILLER PUMP STOPS AND REMAINS OFF AT LEAST 30 MINUTES.

ANYTIME ONLY ONE CHILLER IS RUNNING AND ALL AHU CHILLED WATER VALVES ARE
LESS THAN 90 % OPEN AND THE CHILLER PLANT DIFFERENTIAL TEMPERATURE
IS LESS THAN 5.5 F, THE CHW TEMPERATURE SETPOINT INCREMENTS UP AT THE
RATE OF 0.3 DEGREES EVERY 5 MINUTES

ANYTIME ANY AHU CHILLED WATER VALVE IS FULL OPEN, THE CHW TEMPERATURE
SETPOINT DECREMENTS DOWN AT THE SAME RATE

M15005

Fig. 9. Typical Graphic to Aid System Fine Tuning in the Field.

77-11241 14
 BUILDING MANAGEMENT SYSTEM FUNDAMENTALS

INTEGRATION OF OTHER SYSTEMS

GENERAL IN-DEPTH INTEGRATION

Figure 11 shows a system with in-depth integration. System-

Information from other subsystems, such as fire alarm,
level controllers communicate over a common bus for each
security, access control, or lighting control, may be required
subsystem. These processors are designed to operate as stand-
in the BMS. This can be achieved through system integration.
alone systems if the communication link with the operations-
There are two ways to integrate these systems: surface
level processor fails. The system-level controllers for fire and
integration and in-depth integration. These subsystems are
security subsystems can also provide outputs for local
not described here but are mentioned because of their
annunciation if required by applicable codes. All data is
importance in the BMS architecture.
accessible through all PC stations, however all operators need
not be authorized to access all data. All of the subsystems are
tied together through software. Information can also be passed
SURFACE INTEGRATION to additional buses containing other subsystems such as
lighting control for true global control. This communication
A surface integrated subsystem is a stand-alone system which is essential for some operations such as smoke control. Even
provides certain point information to the BMS. See Figure 10. when multiple buses are used, a common display format and
The subsystem transmits alarm and status information through centralized collection and dissemination of information
multiple point connections hardwired to a local BMS panel. throughout the system provides for a more reliable, smoother
The BMS processes and displays that data as auxiliary operating system.
information or uses it as inputs to resident programs such as
time/event sequences. Every input desired in the BMS requires Recently, open standard communications protocols have been
a separately wired point from the subsystem. Since these invented and adopted by the building control and related control
subsystems are stand-alone systems, they have an operator industries. Theses standards, such as BACnet and LonMark,
interface which can be monitored separately from the BMS will make in-depth integration of products and systems from
monitor. There are cases where a second window in the BMS multiple vendors, and from multiple industries, much easier
terminal display is dedicated to the operation of the connected resulting in lower cost and more functional integrations.
subsystem. This usually requires only a standard link to the
ETHERNET LAN
BMS terminal. In this case, the terminal is shared but no
information is passed to the BMS for use in operations. PC PC PC PC
Additionally, the display for the subsystem will generally be
entirely different in format from the display for the rest of the
FA
BMS. Consequently, this type of integration is of limited use. S S S
BUILDING MANAGEMENT FIRE ALARM FA
SYSTEM SYSTEM

S ZI LI
CRT LEGEND
OPERATIONS- TERMINAL OPERATOR
LEVEL PROCESSOR
INTERFACE PC - OPERATIONS/MANAGEMENT
PROCESSOR PRINTER Z Z WORK STATION
LI
S - SYSTEM LEVEL CONTROLLER
Z 3P
SYSTEM-LEVEL Z - ZONE CONTROLLER
PROCESSOR SENSORS
BMS
AND Z ZI - ZONE CONTROL INTERFACE
PANEL
ACTUATORS T - INTELLIGENT TEMPERATURE
Z BI 3I SENSOR
FIRE
A - INTELLIGENT ACTUATOR
BMS ALARM BI - BACNET INTERFACE
PANEL T
PANEL BC 3P
BC - BACNET CONTROLLER
HARDWIRED CONNECTIONS C1868 A LI - LONMARK INTERFACE
BC 3I - THIRD PARTY (SUCH AS SWITCH
3P GEAR) INTERFACE
Fig. 10. Surface Integrated System. 3P - THIRD PARTY PROCESSOR
FA - FIRE ALRM PROCESSOR
- INPUTS/OUTPUTS
The advantage of surface integration is that limited M15007

subsystem information is made available to the BMS. This

type of integration is generally used to tie in existing systems to
eliminate the need to replace functioning equipment.
Fig. 11. In-Depth Integrated System.
The disadvantages of surface integration are:
Higher first cost because of duplicated equipment and
increased installation to connect the two systems
Interconnection between systems is not supervised and
could fail without notifying the central
Independent operations staffs may be required for
monitoring each subsystem

15 77-11241
 The advantages of an in-depth integrated system are: Third party LonMark and BACnet points may be
First costs and ongoing operating costs are usually lower positioned on or added to standard system graphics.
Interdependence between subsystems, such as smoke
control, can be easily accommodated since there is only The disadvantage of this type of integration is that care must
one processor be taken in configuring the system to be sure that transmission
Independent operating centers at remote locations can speeds are adequate for all parts of the system.
be provided

Home and Building Control Home and Building Control Honeywell Asia Pacific Inc.
Honeywell Inc. Honeywell Limited-Honeywell Limite Room 3213-3225
Honeywell Plaza 155 Gordon Baker Road Sun Hung Kai Centre
P.O. Box 524 North York, Ontario No. 30 Harbour Road
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