• WORK INCLUDED……………………………………………………………………………………………………..
  • SCOPE OF WORKS……………………………………………………………………………………………………..
  • PERFORMANCE OBJECTIVES…………………………………………………………………………………
  • DESIGN PARAMETERS……………………………………………………………………………………………..
  • QUALITY ASSURANCE……………………………………………………………………………………………..
  • ACCEPTABLE BID PROCEDURE…………………………………………………………………………..
  • SUBMITTALS…………………………………………………………………………………………………………….
  • DELIVERY, STORAGE AND HANDLING………………………………………………………………….
  • MANUALS…………………………………………………………………………………………………………………..
  • TRAINING…………………………………………………………………………………………………………………..
  • WARRANTY……………………………………………………………………………………………………………….


  • PROGRAMMABLE CONTROLLERS………………………………………………………………………
  • UNITARY CONTROLLERS………………………………………………………………………………………
  • USER INTERFACES – GENERAL……………………………………………………………………………..
  • BMS TERMINAL & CLIENT TERMINALS……………………………………………………………..
  • SCHEMATIC INTERFACE………………………………………………………………………………………
  • TEXT INTERFACE……………………………………………………………………………………………………
  • AUTOMATIC TIME CHANGE…………………………………………………………………………………
  • ALARMS……………………………………………………………………………………………………………………
  • DATA LOGGING……………………………………………………………………………………………………….
  • CONTROL FUNCTIONS……………………………………………………………………………………………
  • USER PROGRAMMABLE S…………………………………………………………………..
  • PID CONTROL…………………………………………………………………………………………………………..
  • AUTO POWER UP……………………………………………………………………………………………………..
  • OPEN SYSTEMS………………………………………………………………………………………………………..
  • OPC……………………………………………………………………………………………………………………………
  • ODBC COMPLIANT DATABASE…………………………………………………………………………….
  • LONWORKS®…………………………………………………………………………………………………………..
  • EIB…………………………………………………………………………………………………………………………….
  • BAC…………………………………………………………………………………………………………………..
  • ELECTRONIC DATA INPUTS AND OUTPUTS………………………………………………………..
  • BMS POINT SCHEDULES………………………………………………………………………………………..


The BMS system consists of the following elements:

Microcomputer based remote control panels interfacing directly with sensors, actuators and environmental delivery systems (i.e., HVAC equipment, lighting systems, ). The BMCS shall interface with the chiller plant automation panel where applicable.


The system shall have an inbuilt spare capacity of minimum twenty percent at all levels of control and network to allow for future expansion.

Two-wire communication networks to allow data exchange between remote panels and the central Building Management computer.

One personal computer (PC) based central and associated operator station(s) and software functioning as the primary operator interface for the BMCS.

Electronic and electric controls for all items indicated on drawings and described hereinafter including sensors, control valves and thyristers.

Submittals, data entry and electrical installation, programming, interfacing with other systems, start up, test and validation, instruction of Owner’s representative on maintenance and operation, as built documentation, and system warranty.


The Contractor must note that the Building Management System Specification describes in general terms the control philosophy for various systems and the means of achieving the same. These are the minimum requirements only. In view of the rapid changes in the field of controls and related technology, the Contractor shall include for the latest technology and systems available from the specified manufacturer at the time of tender. The Contractor shall allow the costs related to loading the latest version of software available at the time of handing over of the installation.

The Building Management System (BMS) shall be comprised of Network Area Controller or Controllers (NAC) within the facility. The NAC shall connect to the owner’s local or wide area network, depending on configuration.

Access to the system, either locally in each building, or remotely from a central site or sites, shall be accomplished through standard Web browsers, via the Internet and/or local area network. Each NAC shall communicate to LonMark/LonTalk (IDC) and/or BACnet (IBC) controllers.


The proposed BMS system and components shall be compatible with a wide variety of control devices using BACnet, LON, Ethernet TCP/IP, ModBus and OPC standard for open system communications and other current international communication standards. The BMS shall be capable of being extended with controllers on the BACnet protocol and the LON bus. The BMS shall allow integrating future BACnet controllers on the process level.

Using appropriate hardware, the system shall be Listed by Underwriters Laboratories Inc (ULI) or approved equal for use in energy management (category PAZX), critical process (category QVAX), security (category APOU), and as the primary control and monitoring device for smoke control (category UUKL) and fire alarm systems (category UOJZ).


  • The intent of this BMS specification is to provide a peer-to-peer networked, stand-alone, distributed control system with the capability to integrate both the ANSI/ASHRAE Standard 135-1995 BACnet and LonWorks technology communication protocols in one open, interoperable system.
  • The supplied BMS computer software shall employ object-oriented technology (OOT) for representation of all data and control devices within the system. In addition, adherence to industry standards including ANSI / ASHRAE™ Standard 135-1995, BACnet, Lontalk, and LonMark to assure interoperability between all system components is require For each LonWorks device that does not have LonMark certification, the device supplier must provide an XIF file for the device. For each BACnet device, the device supplier must provide a PICS document showing the installed device’s compliance level. Minimum compliance is Level 3; with the ability to support data read and write functionality. Physical connection of BACnet devices shall be via Ethernet.
  • All components and controllers supplied under this contract shall be true “peer-to-peer” communicating devic Components or controllers requiring “polling” by a host to pass data shall not be acceptable.
  • The supplied system must incorporate the ability to access all data using standard Web browsers without requiring proprietary operator interface and configuration programs. An Open DataBase Connectivity (ODBC) or Structured Query Language (SQL) compliant server database is required for all system database parameter storage. This data shall reside on a supplier-installed server for all database acc Systems requiring proprietary database and user interface programs shall not be acceptable.
  • A hierarchical topology is required to assure reasonable system response times and to manage the flow and sharing of data without unduly burdening the customer’s internal Intranet netw Systems employing a “flat” single tiered architecture shall not be acceptable:
  • Maximum acceptable response time from any alarm occurrence (at the point of origin) to the point of annunciation shall not exceed 5 seconds for network connected user interfac
  • Maximum acceptable response time from any alarm occurrence (at the point of origin) to the point of annunciation shall not exceed 60 seconds for remote or dial-up connected user interface
  • The field controller(s) shall be provided for manipulation of data from the field controllers for onward communication to the Management Leve It shall also perform management functions and event-related communication.
  • The Control and Interlock system for the process control shall comprise microprocessor based controllers together with the necessary input and output modules. All the field devices shall be connected to the respective input and output modu
  • Use of dumb input and output modules shall be permitted only where the I/O terminals are not adequate for the inputs/outputs required for a particular equipment or a sub system.


The BMS system shall be installed by competent mechanics, regularly employed by the BMCS manufacturer with full responsibility for proper operation of the BMCS including debugging and proper calibration of each component in the entire system. Supplier shall have an in-place support facility within 10 miles of the site with technical staff, spare parts inventory and all necessary test and diagnostic equipment.

Codes and Approvals:

The complete BMCS installation shall be in strict accordance to the national and local electrical codes and the electrical section of these specifications. All devices designed for or used in line voltage applications shall be UL Listed or approved by an equal regulatory authority.

All microprocessor based remote DDC devices shall be UL916 Listed or approved by an equal regulatory authority.

European EMC directive 89/336/EEC/EMC including all its amendments. Tested standard EN 55022 – Emission and EN 50082-1 – Immunity.

European Low Voltage Directive for Safety 73/23 EEC including all amendments, Tested

Standards EN 60950 and EN 60730-1.

European General Product Safety Directive 92/59/EEC./ Tested standards – EN 60730-1.

All microprocessor based remote F&S devices shall be UL864 Listed or approved by an equal regulatory authority.

All BMCS or BMS central equipment shall be UL864 Listed or approved by an equal regulatory authority.

All BMCS central and remote equipment used in security applications shall be UL1076 Listed or approved by an equal regulatory authority.

All BMCS central and remote equipment used in access control applications shall be UL294 Listed or approved by an equal regulatory authority.

All electrical environmental control and monitoring devices shall be UL429 and/or UL873 Listed or approved by an equal regulatory authority.

  • All electronic equipment shall conform to the requirements of FCC regulation Part 15, Section 15 governing radio frequency electromagnetic interference and be so labelle
  • System shall be designed to provide satisfactory operation without damage at 110% and 85% of rated voltage and at + 3 hertz variation in line frequency.
  • System shall be designed to provide static, transient, and short circuit protection on all inputs and outputs. Communication lines shall be protected against incorrect wiring, static transients and induced magnetic interference. Bus connected devices shall be c. coupled or equivalent so that any single device failure will not disrupt or halt bus communication.
  • All real time clocks missing shall be battery ba
  • Plant Control Processors shall comply with ISO 90


Technical Proposal:

It is the intent of this specification to define a state-of-the-art distributed computerized software Integrated Building Management and Control System which is user friendly, has known reliability, is extremely responsive, and which is to be designed, installed, implemented, and supported by a local office of the manufacturer by people skilled in providing functional and efficient solutions to building system ne

To allow evaluation of vendors and systems, a detailed technical proposal shall be provided and formatted strictly in accordance to this outline. Vendors standard literature not complying to this format and content requirement will not be considered or evaluated. Proposal requirements shall be as follow:

Proposed system complete with location and block diagram including central computer type and memory, peripherals, communication interfaces, all LAN cards, all active hubs and repeaters, network layout, distributed peer bus connected control/monitor panels with location, listing of equipment directly connected to a DDC controller, and secondary network drivers and connected systems.

Provide copies of required UL listing cards.

Compliance Checklist – Provide a specification paragraph-by-paragraph listing of strict word- for-word compliance or non-compliance. For each item of conditional or non-compliance, spell out the vendor’s substitute response to the feature excepted.


Paragraph          Company               Conditional Comply

2.08 a                 Full Compliance   X

2.08 a                 Full Compliance   X

Non Comply     Justification for Non


2.08 a                 Cover are               X Polished

Computer based central BMS controller features

Day-to-day interactive operator interface description with sample

  • English/Graphic displays, penetration scheme for display/command  and  logical configuring, and examples of alarms and data in various modes (disabled, fixed, not responding, etc.)
  • Short cut penetration schemes for direct graphic, point, and command access
  • Color-graphic system  description   with   sample   system   displays,   color-graphic penetration and command schemes, graphic creation means, library of symbols, and curve plot
  • Interactive data editing scheme for modification of system data base and parameters including operators, peripheral assignments, system configuration, text, time schedules, point monitoring limits, event-initiated control, and control application program parameters
  • Electronic mail/messaging description and samples
  • Data access control and security scheme
  • Report descriptions including selection scheme and sample reports for setting up and displaying extended trend file reports
  • Sample sequence of operation and specified flow chart display
  • Sample custom report
  • Sample text alarm message
  • Sample of system and point descriptor text
  • Technical description of all hardware components
  • Sample alarm report
  • Sample alarm acknowledgement report
  • Sample text terminal menu display
  • Distributed control panel point architecture, memory, real time

Functional description

Scan/Report speed and alarm detection speed Control and survival capabilities

Life safety interfacing

  • Communications network architecture, points, panels
  • Protocol description, host independent, bus-cut reaction
  • Bus limitations, distances between active links and hubs, etc.
  • Number of devices on bus without repeat
  • Error checking, collision prevention, recovery
  • Controller internal architecture, communication cards, board-to-board communications, secondary bus drivers.
  • Point sharing/update scheme
  • Meantime end-to-end responsiveness for a large fully operational system for analog alarm report, digital alarm report, panel failure report, host command execution, event command (within one panel and panel-to-panel)
  • Available services for full system maintenance, software update and modifications, hardware spare parts, adds and changes, system training and training classes


  • Product Data : Submit manufacturer’s technical product data for each control device furnished showing dimensions, weights, capacities, performance characteristics, electrical characteristics, finishes of materials, installation instruction and startup instructi
  • Shop Drawings : Submit shop drawings  for each electrical control system, containing the following information:

Schematic flow diagram of BMS system showing fans, pumps, coils, dampers, valves, and control devices.

Label each control device with setting or adjustable range of control.

Indicate all required electrical wiring. Clearly differentiate between portions of wiring that are factory installed and portions to be field installed.

Provide details of faces of control panels, including controls, instruments, and labeling. Include written description of sequence of operation.

Include a complete list of components for each proposed panel.

  • Submit catalogues for all controls and accessorie
  • Maintenance Data: Submit maintenance instructions and spare parts lists, include this data, product data, and shop drawings in maintenance manua


Provide factory shipping cartons for each piece of equipment, and control device. Maintain cartons through shipping, storage and handling as required to prevent equipment damage, and to eliminate dirt and moisture from equipment. Store equipment and materials inside and protected from weather.


The following manuals shall be provided:

An Operators Manual with coloured graphic explanations of operator functions. Although operator functions are to be self-instructional and menu-interactive from the keyboard terminal, this manual shall be for off-line study and refresher use.

Computerized printouts of all PCP (Plant Control Processor) data file construction including all point processing assignments, physical terminal relationships, flowcharts of graphic program. etc.

A user manual for the integrated spreadsheet package.

A manual including revised As Built documents of all shopping and materials as required under the paragraph “SUBMITTALS” on this specification.

Five sets of Operators Manuals and As Built Manuals shall be provided to the owner.


All training shall be by the BMCS manufacturer and shall utilize specified manuals, as-build documentation, and the on-line help utility. The following training shall be repeated quarterly during the warranty, Operator training shall include two initial six-hour sessions encompassing:

  • Sequence of Operation
  • Sign on-Sign off.
  • Selection of all displays and reports.
  • Commanding of points, keyboard and mouse mode. Modifying English text.
  • Use of all dialogue boxes and menus.
  • Modifying alarm limits and start-stop times. System initialization.
  • Download and initialization of remote panels.
  • Purge and/or dump of historical data. Use of Portable Operators Terminals.
  • Troubleshooting of sensors (determining bad sensors).
  • Password modification.
  • Creation and modification of cardholder database.
  • Supervisor training shall include an additional two hour session encompassing: Password assignment/modificati
  • Operator assignment/modification.
  • Operator authority assignment/modification. Point disable/enable.
  • Terminal and data segregation/modification. Use of portable operator terminal.
  • Use of spreadsheet package with system data.
  • Creation and modification of site-specific user-defined cardholder fields.
  • Programmer training shall include two additional three hour sessions encompassing: Software review of Sequence of Operation and flowcha
  • Use of diagnostics.
  • System maintenance procedures. Review of initialization.
  • Upload/download and off-line archiving of PCP (Plant control Processor) and PC system software.
  • Graphic creation.
  • Programmer training shall be for two owner personnel and shall be scheduled by the owner with two week notice anytime during the warranty period.


  • All components, system software, parts and assemblies supplied by the BMCS manufacturer shall be guaranteed against defects in materials and workmanship for one year from acceptance
  • Labor to troubleshoot, repair, reprogram, or replace system components shall be furnished by the BMCS contractor at no charge to the owner during the warranty period.
  • All corrective software modifications made during warranty service periods shall be updated on all user documentation and on user and manufacturer archived software di




  • The programmable controllers shall be 16bit type or more of the fully intelligent type, capable of performing all Control and Energy Management functions assigned to them, independent of any other BMS equipmen
  • Programmable controllers may be of modular or fixed hardware construction or a combination of bot
  • The basic set of configuration data shall be held in permanent flash mem The use of RAM is acceptable if it is battery backed.
  • In the event of loss of the main configuration data, the necessary data shall be downloaded from a back-up server automatically and without user instructio
  • The controller shall have a self-analysis feature with in-built diagnostics and shall transmit any malfunction messages to the designated BMS terminal.
  • It shall be possible for the end user to add, delete, edit the input / output points from the BMS terminal without the requirement of any proprietary software or removal of LAN connections.
  • An RS 232 port shall also be made available at the controller for connection of either a laptop, portable operators terminal or a mode
  • The controller shall have its own real time clock and calendar to enable full stand- alone operation and shall have indication both of presence of power and of healthy operation
  • It shall be possible to reference the On/off-line State of programmable controllers, and each system communications port for display and alarm at the BMS.
  • The controller shall automatically align its totalised parameters such as hours run, meter points, self-learning parameters with the designated backup server at least once per da
  • All software required to perform the operational functions of the system under normal operation shall be resident in the controller me
  • In the event of the failure of communications between the controller and the BMS terminal, alarms, reports and logs shall be stored at the controller and transmitted to the BMS terminal on restoration of communications with a fully managed retry sequence based on priority and tim Programmable controllers shall store a minimum of 200 alarms.
  • Where information is required to be transmitted between controllers for the sharing of data such as outside air temperature, it shall be possible for global points to be allocated such that information may be transmitted either on change of status or at specific time inter
  • Controllers shall be capable of monitoring and controlling the following hardware point types:-
  • Analogue inputs.  Inputs  each  with  12-bit  resolution  minimum  shall  be provide Each input shall be capable of accepting typically signals of 0 – 10Vdc, 4-20mA, 0-10 ma, 0-1 ma or 0-10K ohms. The specialist BMS manufacturer shall provide suitable sensors and transducers to carry out the analogue monitoring shown on the point schedule.
  • Analogue outputs. Outputs each with 8-bit resolution minimum for modulating signal capability shall be provided (1 ma per channel ma at 10V output).
  • Digital inpu Voltage free SPST contacts (open/closed) <10K Ohms closed, >1M Ohms open.
  • Pulse input Voltage free SPST contacts (open/closed) <10K Ohms closed, >1M Ohms open. These shall support a frequency of 10Hz. These inputs shall equally be able to be used for electrical maximum demand calculations.
  • Digital outpu Voltage free contact (rated at 230Vac 1A resistive) ON/OFF/AUTO override switches shall be integral and provided for each output including future expansion capability.
  • The specialist BMS manufacturer shall provide suitable actuators for valves, dampers e to carry out the analogue control.
  • In addition to ports for networking to the controller network, controllers shall have at least one communications port for connecting peripheral devices such as a modem, portable operators terminal or BMS termina
  • Modular Programmable Controllers
  • There shall be a model of programmable controller that is modular in construction and allow different combinations of input and outputs. It shall be provided where the hardware point count and mix warrants the use of this type of controller.
  • Slots shall be provided for the insertion of plug-in function cards covering analogue inputs, digital inputs, analogue output, digital outputs and pulse counting inputs.
  • Fixed input/output Programmable Controllers
  • Programmable controller with a fixed input/output combination shall be provided where the hardware point count and mix warrants the use of this type of controller.
  • Programmable controller with a fixed input/output combination shall have analogue inputs, digital inputs, analogue output, digital output and pulse counting input functions.


Where dedicated discrete controls are used for the control of fan coil units, chilled ceilings, lighting, Variable Air Volume Box controls or hotel room control, it shall be possible to link them on a communications network like Bacnet, LonWorks® , LonMark®, Modbus, EIB etc. with full interoperability. This network may be a sub-LAN to the programmable controller or via router. The pre-programmed controllers shall be interrogated by the BMS terminal.

The system shall be able to utilise different protocols and architectures to maximise the media infrastructure.

The system offered shall ensure that different vendors shall be able to equally tender competitively, add and amend or change the system for future new sections.

It shall be possible for a list of parameters for individual controllers to be displayed at the BMS terminal. Any set-point parameters thus displayed shall be capable of being modified by the user and changes uploaded to the controller.

It shall be possible for the controls specialist to create or edit individual controller points at the BMS terminal so that new controllers may be added to the system or modified as required.

In the event of a failure of the communications network each controller shall be able to carry out full control functions in a stand-alone mode.

Each controller applied to fan coil or chilled ceiling applications shall have a minimum of 3 onboard relays rated at 230Vac, single phase, 5 amp resistive, 3 amp inductive and the controller shall be capable of being powered by 230Vac. These controllers shall have provision for connection of either conventional room thermostat or LCD display type thermostat and shall have the facility for the user to modify the set-point and the fan speed.

Each controller applied to variable air volume units with less than 6Nm torque shall have an integrated package of actuator, pressure transducer and controller for units below 6Nm and each controller applied to variable air volume units with more than 6Nm torque a separate VAV controller integrated with pressure transducer & a damper actuator of required torque. The VAV controllers shall have re-heat capability where heating would be required in the design. These controllers shall have provision for connection of either conventional room thermostat or LCD display type thermostat and dry contacts and shall have the facility for the user to modify the set-point.



The design of the BMS shall be capable of providing a range of user interfaces including: Main Server(s) and Clients

Panel PCs for plant room applications Hand-Held and Pocket PCs

All communications between the user and the system shall be in clear language, without reference to special code or codes.

It shall be a fundamental requirement that the user interfaces are easy to use and intuitive throughout. The use of window techniques such as “drag and drop” is preferred.

  • Password Access

BMS user interfaces shall be accessible after logging on by entering a password.

All user interfaces shall use the same access regime such that each user will retain their access criteria and access levels across all user interfaces.

It shall be possible to grant or deny access to each of the various functions for individual users.

  • Help facility

A complete ‘help’ facility shall provide information about the system and its use. This shall be made available to the user.

The information provided shall be in simple clear language.


  • General

The BMS Terminal interface shall be of client/server configuration. The client / server architecture shall utilise COM/DCOM architecture.

The system shall support multiple servers. Each server shall be able to have up to 5 clients accessing the server simultaneously. It shall be possible to assign a client to have access to multiple servers for access to log data and alarm information.

Each client shall provide the user with remote system interrogation, storage of logged/alarm data, annunciation of alarms, analysis of recorded data from logging/alarms and formatting of management reports.

  • Server

The computer provided shall be an industry standard PC of the latest version. Redundant server shall be provided.

The minimum hardware requirements are as follows:

  1. Intel xeon Processor – 53 Ghz.
  2. 4.0 G. Bytes of RAM.
  3. Hard disk with 320 G Bytes free spac
  4. SVGA Graphic Card, 512 Mbytes PCI Expres
  5. Monitor 21” LCD, 1280 x 1024 resolution or high
  6. DVD writer drive.
  7. Ethernet Car
  8. Windows XP Professiona
  9. The design of the BMS system shall support local printing or network  printing   (via the backbone network).

A standard laser colour printer for A4 paper and at least 6 pages per minute printing speed shall be provided local to each of the clients.

The local printer shall be used for the printing of all assigned alarms, reports etc., together with any user-requested printing. It shall be possible to determine alarm routing by priority

level and/or time of day.

  • Audit Trail

A transaction log of all user and system actions shall be provided with records. This file shall be capable of being used in a circular mode i.e. overwriting the oldest data.

It shall be possible to review individual users actions per BMS terminal such as log on / off time, any points which have been manually over-ridden / placed to auto, created, edited, up/down loaded, file transfers, creation or amendment of log data files as a minimum. All background system activities such as controller file requests shall also be logged.

Audit trail shall be available in the ODBC option.


  • A schematic event based interface shall be included and be an integral part of the standard operating software and included on all BMS termina Following the initial display of a particular schematic diagram, the status of plant and measured values will be obtained from the controller and displayed as appropriate. Subsequent refreshing of this data shall only occur either when the status of an item of plant changes (e.g.: on to off) or where the measured value changes by a pre-defined amount. The use of event based schematics ensures that, as the programmable controllers are updating the BMS terminal when they register an point value change being presented on the schematic.
  • It shall be possible to create schematic backgrounds or points utilising bitmaps with 24bit true colour resolution, these shall have a minimum resolution of 1024 x 768 pixe Points shall be able to appear if a given plant condition exists.
  • It shall be possible to log on to the system via the schematic interface
  • It shall be possible to indicate current status or value of individual points in the system together with their location on the schematic diagram.
  • It shall be possible for the user to create new schematics or modify existing ones (subject to password authority) without reference to the BMS contractor or manufactur
  • Creation or modification of schematic diagrams shall be possible while the BMS terminal is on li
  • An integrated library of standard symbols representing fans, pumps, valves, e shall be provided for use when creating new schematics.
  • It shall be possible to allocate and display a schematic diagram at any and every level of the system structure, g. building, plant, zone and point.
  • It shall be possible to employ active areas of the schematic (hot spots) to permit a hierarchical or lateral linkage between diagrams without recourse to a subordinate or superior routine.
  • It shall be possible to manually override the state or value of an point or return it to its automatic state directly from the schematic diagram.
  • During normal operation it shall be possible to perform edit functions to the parameters to be modified, this shall include:
  1. Time schedules with graphical edit facility
  2. Time extension of plant enabling up to 18 hours extension
  3. Holiday schedules
  4. Alarm high and low limits, transient time filters and hysteresis
  5. Set Value and where applicable slope correction
  6. Control PID terms
  7. Optimiser occupancy, leaving and low limit set values
  • It shall be possible to automatically indicate the status of plant by a configured colour change of the symbo In the case of analogue points it shall be possible to configure a colour change of the schematic as the measured value changes e.g.: pipe work to be shown changing in increments from dark blue to light red as the temperature increases.
  • It shall be possible to represent measured values as either symbols, which change according to the measured value, or tex Examples of a symbol representation are:
  1. A temperature might shown as a thermometer with a graduated scale
  2. A water tank with water level rising and falling combined might be shown as with colour change to represent its temperature le

Where text is used it shall utilise engineering values such as Temp 21.2°C.

  • A “zoom” facility shall be provided whereby a selected area of the schematic diagram may be enlarged to show greater detai
  • Configurable, the schematic interface shall be automatically displayed following the power-up of the BMS Termina
  • Where the existing display is representative of only a part of the installed plant it shall be possible to enable a full composite display as a sub-display at the base of the screen for reference purp


  • The Building Management System terminal shall provide a two-pane window with one pane showing the plant/point index and the other showing requested values.
  • The index pane shall be active to indicate the following by selection
  1. Points selected for logging
  2. Points currently in alarm
  3. Points selected for database alignmen
  • A toolbar shall be provided for regularly performed func A toolbar shall be selected for off/view to provide access to the following:
  1. Printing
  2. Saving information to disk
  3. Log in
  4. Log out
  5. System set-up
  6. Short form editing
  7. Logging set-up
  8. Historical log information
  9. Dynamic log information
  10. Transaction logging
  11. System diagnostics
  12. Schematic interface
  • A status bar shall be provided for regularly viewed informati The status bar shall be selected for off/view and be configurable per user to provide the following:
  1. Date, time, current user nam
  2. Communications status.
  3. Mnemonic, controller number, controller Point number, Point type (e. AI, DI, DO, TIM, SPA, OPT etc.).
  4. Number of alarms in the file, total alarms, cleared, acknowledged, unacknowledged, delaye
  • The layout of the system manger shall be configurable per user allowing a customised environment to meet individual users need It shall be configurable for font type and size, window positions, status bar contents and both point and alarm review formats.
  • It shall be possible to carry out the following commands by use of dedicated function keys on the keyboard or by the mouse :
  • Manual on – digital points
  • Manual off – digital points
  • Auto – analogue and digital points
  • Temporary on – time schedules
  • Temporary off – time schedules
  • Set to value – analogue points
  • Alarm review
  • Point type review
  • Point group review
  • Plant review
  • Hours run review
  • Review cancel
  • Schematic enable
  • Printer on/off
  • Log on
  • Log off
  • Help
  • It shall be possible on a per user basis to create a number of points requiring manual control in a specific sequence with appropriate time delays into a single command rout This routine shall be able to be initiated at any time by the operator and all events associated shall be recorded as part of the transaction logging function.
  • It shall be possible to address buildings, plant, zones, points etc., using clear language descriptions. Each individual point may also be identified by a unique alphanumeric mnemonic. However, systems relying solely on mnemonic address entry shall not be accepte
  • There shall be a minimum of four hierarchical levels of address available, typically:
  • Level one shall identify the Building
  • Level two shall identify the Plant
  • Level three shall identify the Zone
  • Level four shall identify the Control Element (e.g. sensor)
  • Reviews shall be via drag and drop from within the pane allowing individual or a group of points to be displaye It shall be possible to select an individual point type or selection of point types to be included within a review.
  • The review information display for each point type shall be configurable per user for font type and size and selection of information to be displayed, thus allowing the necessary level of information to suit the users requirement and shall include as a minimum the following:
  • Date / time of review.
  • Mnemonic, controller number, controller point number, point type (e.g. AI, DI, DO, time, set-point et).
  • Short point title, long point title.
  • Primary value (e.g. Flow 5L/s), secondary value (e.g. totalised 2950 Litres).
  • Cross-referenced controlling point (reason for state).
  • Alarm and limits if applicab
  • Totalised values and limits if applicable (e. hours run and maintenance levels).
  • In addition to the information above it shall be possible to provide clear language descriptions of each point extracted from the plant inde To avoid cluttering the screen only the last four most significant index sections shall be displayed.
  • It shall be possible to enter any of the subroutines such as the editor functions, alarm or logging function from the system manager without closing down the BMS terminal or the programs currently
  • It shall be possible to store separate display groups per user. These group reviews can be run on user request and shall provide a consistent review mechanism. It shall be possible to print or save to disk the contents of the review.
  • It shall be possible to add new points, and reconfigure or modify existing points without recourse to the manufacturer and without taking any part of the system off-l
  • There shall be a facility to easily modify parameters from within the system manager via a graphical editing environme This “short form” editing shall only present operational information for modification. As a minimum this shall include:
  • Time schedules with graphical edit facility
  • Time extension of plant
  • Holiday schedules
  • Alarm high and low limits, where multiple limits exist it shall be possible to edit all alarm transient time filters and hysteresis
  • Set value and where applicable slope correction
  • Control PID terms
  • Optimiser occupancy, leaving and low limit set values


It shall be possible to programme the system in advance to automatically modify both the terminal and controller time for time change or daylight saving mode.

It shall be possible on a daily basis to configure the system to synchronise the time from the main site server to a selection or all controllers on the site.

  • General

The BMS provides a vehicle for the visibility of plant failure, patterns, annunciation of alarms and the reporting function. In particular it shall provide the standard functions stated below:

  • Alarms shall be generated under the following conditions:
  • Digital input contact change from normal to alarm condition (either open or closed).
  • Digital input condition either matches or mismatches another digital point ty
  • Digital point has accumulated hours run totalisation limits.
  • Analogue input has exceeded high or low limit alarm leve
  • Analogue input totalisation has exceeded alarm leve
  • Maximum demand alarm conditio
  • Conditional based on a number of digital / analogue conditions being m
    • All alarms shall have the ability to be filtered to eliminate “nuisance” alarms. Methods shall include:
  • transient inhibit timers to make allowance for fluttering contacts or slow internal responses
  • inhibits timers checking that the condition has been active for a set time for both into alarm and alarm clear
  • inhibits timers  allowing  for  alarms  which  are  cross  referencing  to other  plant  to stabilise

It shall be possible to enter a hysteresis value on analogue alarms.

It shall be possible to send alarms to a file at the BMS terminals without presenting them to the users until a predetermined time such as a shift change when all “delayed” alarms received will be presented to the users for appropriate action.

If alarm conditions are not cleared then these shall be retransmitted after a pre-determined time configurable based on alarm priority. These shall be identified as a distinct alarm to represent their retransmission.

The annunciation of each alarm filter shall be configurable for both colour and text.

Alarm presentation shall configurable per user, for font type and size and selection of information to be displayed for each point type thus allowing the necessary level of information to suit the user requirement. The alarm review format selection shall include as a minimum the following:

-Date / time of alarm

-Mnemonic, controller number, controller point number, point type (e.g. AI, DI, DO, time, set-point etc.).

-Short point title, long point title.

-Primary value (e.g. Flow 1.5 L/s), secondary value (e.g. totalised 2950 Litres).

-Alarm priority and limits if applicable.

-Totalised values and limits if applicable (e.g. hours run and maintenance levels).

-Name of the user who acknowledged the alarm, time of acknowledgement and BMS terminal number.

-Supporting text if entered at the time of acknowledgement.

The printout for alarms shall contain information as detailed above.

Alarm status shall be identified by a coloured icon representing unacknowledged alarms, acknowledged alarms, alarm clear and re transmitted alarms.

It shall be possible to extract information via filters from the alarm database for presentation in a management report for alarm activity. It shall be possible to filter for a given alarm type, start/end time and date, relative time, selection of either mnemonic, mask, controller number point number, etc. This shall present information in a dedicated window for analysis and printing. This window shall be live with new alarm events that meet the filter requirements being displayed.

Alarms shall be able to initiate BMS terminal actions on specific alarm activity, such as high temperature alarm, Hours run alarm limit 1, etc. These BMS terminal actions shall include the

ability to present a schematic associated with the alarm, a multimedia sound file being played, a Windows *.exe application being triggered and opening of documents.

Alarms shall automatically be printed on the BMS terminal printers allocated, or alternatively IT networks printer.

Where colour printers are utilised it shall be possible to print alarms in red and alarm clear in black.

It shall be possible to produce an extended text message to accompany the annunciation of any alarm. This shall provide further information about the alarm and any action required to be taken by the user or indicate that automatically programmed in the system. These messages shall contain multiple lines of text and automatically printed on a designated printer local to a BMS terminal. There shall be no practical limit to the length of messages created.

Acknowledgement of alarms shall be automatically printed and will indicate the time, date, and any message generated by the user.

It shall be possible to allocate alarm priorities into single or group acknowledgements allowing high priority alarms to be individually acknowledged by the user or several low priority alarms to be acknowledged in one action. It shall be possible to acknowledge a selection of the new alarms received.

Alarm Banner

Alarms shall be displayed via an alarm banner present across all system screens to provide instant visibility of system wide alarms and access to individual filters. This banner shall be configurable for always displayed or if hidden the banner shall be shown when an alarm event occurs.

The alarm status banner shall provide a display filters each detailing the current active alarm information and alarm Acknowledgement State per filter. It shall be possible by selecting the active alarm total to review that points are in alarm for the specific filter.

The alarm banner shall enable each filter to be customised by configurable alarm filter text and bell colour allowing definition such as Critical Alarms, General Alarms and Low level alarms.

The alarm banner shall show the alarm status per each filter with the total number of points currently in alarm as received at the BMS terminal, and acknowledgement state e.g. grey – no alarms, flashing grey / colour – unacknowledged alarms, colour stable – alarm condition

present and acknowledged. It shall be possible by clicking on the totals active alarm button to display a summary of points currently in alarm for that filter.


  • General

Data logging shall be available in the following forms:

  • Controller/Server Based: Logging sets which are specified at the BMS terminal are loaded into multiple controllers for operation and whose data is automatically sent to selected server
  • Real Time Displayed: Logging sets which are specified at the BMS terminal are loaded into multiple controllers for operation and whose data is automatically displayed at selected BMS terminal
  • Controller: A mechanism in every programmable controller that automatically logs every point on a regular basi This circular log is viewed on request from any remote or mobile user interface


  • General

The energy management software shall provide as a minimum the following functions :

Time Control Modes

There shall be no limit to the number of time schedules each of which can have any point or number of points assigned.

Each time programme shall operate over a seven-day week and allow for on/off periods per time programme.

There shall be a facility to cross reference to a core time schedule via a relative schedule allowing an offset of +/- time in minutes based on the core time schedule on/off periods.

A calendar schedule shall allow advance programming defining which time or relative schedules are to be utilised for the advance dates to provide a variable switching pattern over a calendar period.

There shall be no limit to the number of holiday schedules. Any time schedule or number of time schedules may be assigned to any holiday schedule.

It shall be possible to programme holiday’s 365 days in advance.

  • Optimum start/stop control

There shall be no limit to the number of optimum start schedules. Any point can be assigned to any optimiser.

The system shall start the plant at the latest possible time to achieve the desired internal temperature by target time. Configurable, one of two algorithms shall be used:

  • by use of a linear algorithm monitoring outdoor air and space temperatures
  • by use of a logarithmic algorithm relating to inside temperature only

Similarly the system shall stop the plant at the earliest possible time before the end of the occupancy without ambient conditions deteriorating below pre-set acceptable limits.

This shall operate in heating or cooling mode or a combination of both.

The optimiser programme shall be self-adjusting, the amount of adjustment being user defined between 0% and 100%.

The user shall have the option of defining the termination of plant run-up or boost on target temperature being achieved, target time being reached, or whichever occurs first.

The following reports shall be available for selection by the system user as required for each schedule:-

  • Report at commencement of run
  • Report at termination of run
  • Report at commencement of run dow
  • Report at leaving time
  • Report at premature run down
  • Report of low temperature stop/start
  • Report at start of occupanc
  • Anti-condensation/frost protection control

During plant off times the space and outdoor temperature shall be monitored continuously. When the temperature falls to a pre-set low limit, the plant shall start to prevent formation of

condensation or water freezing.

It shall be possible to set the differential between plant on and plant off temperature under these conditions to minimise plant cycling.

  • Enthalpy control mode

For air-conditioned plant it shall be possible to monitor both fresh air enthalpy and extract air enthalpy.

It shall be possible for the comparison of fresh air and return air enthalpy to be used to set damper control mode for minimum energy usage.

  • Night Purge

When plant is operating in a cooling mode the system shall monitor both the external and internal temperatures. Providing the external temperature is less than the desired and actual internal temperatures at a pre-set time, the plant shall operate in a full fresh air mode for fixed time duration. This is in order to “flush” the building with cooler fresh air, thus reducing chiller load at occupancy start and providing fresh air into the building.

  • Load Cycling

The system shall be capable of cycling loads to reduce electrical consumption. The programme shall have a user defined cycle period and maximum off time.

A temperature detector shall be assigned to each plant on the load cycling programme. Should the space temperature exceed pre-set limits the load cycling shall be overridden and the plant returned to the time control programme  until  the space temperature has returned to an acceptable level.


The system shall have a flexible software package to allow a user with minimal knowledge of software programming to construct unique programmes for plant control and management information.

The package shall provide, but not be limited to, the following functions :

  • Auto changeover of pumps, fans etc. on time programme, hours run or event (pump trip etc.).
  • Damper enthalpy override
  • Degree day calculations
  • Boiler and fridge efficiency calculations
  • Time delays and sequenced interlocks
  • Cost savings calculations

Full arithmetic operators shall be available for use in the programmes as required e.g.: +, -, /,*, ().

Programmes shall permit the use of comparison statements such as: =, >, <, =< etc. Programmes shall permit logical operators to be used such as: NOT, AND, OR, XOR AND MASK.

Direct reference to any point shall be available to obtain its current value. Such references shall be using standard language such as, ON, OFF, OPEN, CLOSE, MANUAL, SETPOINT, EXPIRED TIME, PRIORITY, ALARM – e.g.: the programme shall support conditional statements (IF…THEN…ELSE) and branches (GOTO).

It shall be possible to refer to secondary values of points such as in optimisers to determine which mode they are currently operating e.g.: run-up, occupancy, frost, run-down etc.

It shall be possible to refer to time and calendar functions directly such that DATE, TIME, HOUR, MINUTE functions may be used.

It shall be possible to set timers for example so that a timed delay may be produced before an action is carried out.


The system shall be capable of performing proportional control, integral control, derivative control or any combination of the three utilising direct digital control techniques.

The primary input to a control loop shall be ether a measured value (°C, %RH, etc.) or a calculated value).

The secondary or reset input shall be either a measured value (°C, or %RH etc.) or a calculated value. The secondary reset input characteristic may be a 3-step segment function. It shall be possible to view this in a graphical format and modify characteristics by mouse control.

Additional sun or wind influence may be input.

The set-point of any control loop shall be capable of being adjusted by time, event or as a result of a calculation.

It shall be possible to reference a number of control loops to the same primary input point to achieve multi- stage control.

Where a step-controlled output is utilised, it shall be possible to rotate the order in which the steps are switched by time, or as the result of a calculation.

Valve and damper control shall be via 0-10 Vdc.

Control loop set-up shall be via a graphical tool to enable sampling test and trend display.


The system shall sequence the reinstatement of plant after a power failure.

When a standby generator is in operation, the system shall limit the number of plants in operation according to the load on the generator.

It shall be possible to configure a fixed limit in addition to the floating limit determined by generator capacity.

It shall be possible to monitor any overload condition of the standby generator so that if an overload is detected reinstatement of the loads shall be prevented and loads switched off until the condition is cleared.


The system shall be capable of integration with other building services level by simple hardware (electrical) methods or by the use of a computer-based communications protocol.

Where a communications protocol is used, integration controllers shall provide this facility and shall be capable of integrating with systems such as fire, security, lifts, lights, etc. The integrity of the individual systems shall be maintained and the failure of one system will not adversely effect the operation of the others.

The integration controller shall provide a means of a consistent user interface for presentation of third-party information at each of the BMS terminals.

Cross-referencing points of third-party systems shall be required such that the points created may have similar attributes as the points in main system and used in the same way as other BMS points to create intelligent control strategies.

Thus it shall be possible for the integration controller points to be used by the system as a whole for control and monitoring purposes as well as for the annunciation of alarms, logging, display, maintenance etc.

The integration controller shall have a self-analysis feature with in-built diagnostics and shall transmit any malfunction messages to the designated BMS terminal.

As a minimum each integration controller shall provide a port for connection to the LAN. Implementation of an integration controller shall be carried out in software and hardware.

Hardware  that  is  dedicated  to  this  function  is  preferred  and  shall  be  capable  of  being

connected directly to the main BMS LAN. Integration may equally be incorporated direct into a controller if required.

Alternatively the use of an PC which is running integration controller software shall be used. This shall utilise standard developers tools for mapping of parameters from systems providing OPC (OLE for process control) and DDE/NetDDE.


  • General

A fundamental requirement is that an open system architecture shall be provided.

The system offered shall be flexible and incorporate multiple proprietary systems / protocols such as Bacnet, Lontalk, LonWorks®, LonMark®, Modbus, EIB etc. with full interoperability.

Interoperability is defined that controllers from proprietary system “A” can be connected to the system architecture where there may be controllers from proprietary system “B”. Values from either system can be equally logged, alarmed, displayed on schematics, audit trailed for changes and interact to provide the most economical building control strategy. The open system shall be the middleware to achieve this integration.

The system shall be able to utilise different protocols and architectures to maximise the media infrastructure.

The system offered shall ensure that different vendors shall be able to equally tender competitively, add and amend or change the system for future new sections.


As an option, an interface shall be available which supports OPC (OLE for process control) for presenting values from other OPC compliant systems on the BMS schematic interface.


As an option, an ODBC-compliant database shall be provided. It shall be possible to extract logging data records form this for open access for use by database packages such as Access, Oracle etc.

It shall be possible to use SQL to extract data from the ODBC-compliant database. Alarms, logged data and audit trail shall be available with this option


The BMS system shall have the ability to integrate with other systems that conform to LonWorks® networks and LonMark® equipment.

The integration shall be achieved by the use of an integration controller connected at either the backbone network or a controller network.

The connection to the LON devices shall utilise FTT-10A Network Transceivers complying with the requirements of EIA 790.3 Free Topology twisted pair channel specification (78Kbps) supporting star, home run, multi-drop and loop wiring technologies.

The integration shall provide 2 way communications between the connected systems and it shall be possible to access network variables for display at the BMS terminal.


The BMS system shall have the ability to integrate with other systems that conform to EIB. EIB is a system for Home & Building Automation based on a decentralised, peer-to-peer, OSI-compliant network operating system. It uses a serial transmission protocol.

The integration shall be achieved by the use of an integration controller connected at either the backbone network or a controller network.

The connection shall be  over either twisted pair (9,600 bps). The engineering shall be performed using ETS –EIB Tool Software.

The integration shall provide 2 way communications between the connected systems and it

shall be possible to interface not less than 500 points per integration controller for display at the BMS terminal.


The BMS system shall have the ability to integrate with other Building Control and Automation systems that conform to ASHRAE’s BACnet communications standard “ANSI/ASHRAE 135-1995”

The integration shall be achieved by the use of an integration controller connected at either the backbone network or a controller network.

The connection shall be over either Ethernet conforming to ISO standard IEEE 802.3

The integration shall provide 2 way communications between the connected systems and it shall be possible to transfer not less than 800 points for display at the BMS terminal.

A minimum of “ANSI/ASHRAE 135-1995” BACnet conformance class 3 shall be included.


Chilled Water Automatic control valves 2″ and smaller shall be screwed type, of red brass material and valves 2½” and larger shall be cast iron type and flanged. Valves shall be ANSI- rated to withstand the pressures and temperatures encountered. Valves shall have stainless-steel stems and spring loaded Teflon packaging with replaceable discs. All valves shall have the manufacturers name/logo embossed on the valve.

  • Chilled Water Valves shall be sized for a pressure drop greater than or equal to the coil they serve.
  • Chilled Water valves shall be two-way type as specified in the sequence of operation. Shall be PN16, bronze body. Stems shall be polished stainless-steel suitable temperature range of 2 to 110°C.
  • All automatically controlled devices, shall be provided with electric / electronic actuators sized to operate their appropriate loads with sufficient reserve power to provide smooth modulating action and tight close-
  • Actuators shall be provided with suitable corrosion resistant linkages for valves or damp

Except as specified herein, all actuators shall be sized for the load/close off encountered in strict accordance with manufacturers recommendations.  All actuators on outside air dampers, relief

air dampers, and convertor steam valves shall be heavy duty type with oil immersed gear train.

All actuators shall drive to their “normal” position anytime their associated AHU (etc.) is shut down.

  • Direct coupled modulating actuators shall be 24 volt type with 2 to 10 VDC control

Direct coupled on/off actuators shall be 24 VAC. The torque and the close off ratings shall match the application used.

  • Firestats shall be 135 degrees manual reset t
  • Duct Smoke Detectors shall contain an air sampling chamber with sampling tubes extending through the width of the air duct. Alarm status indicating lights shall be visible on the front of the
  • DDC/VAV Controller

Controller shall consist of a one piece DDC controller complete with microprocessor, power supply, self calibrating pressure transducer, and integral actuator. Provide DDC/VAV controller factory fit and calibrated for the minimum and maximum air flows scheduled on the drawings.

Controller housing shall be UL 94-5 5V or equivalent listed material for use in ceiling plenum applications without need of special metal enclosure. Controller shall work over an ambient temperature operating range of 0-55C (32-122F), 5-95% non condensing humidity. Power supply to unit shall be 20-30 VAC, 50 Hz, maximum power consumption of 5VA.

For reheat applications, provide factory fitted power relays rated for coils as required. Mount relay in electric control enclosure and wire to DDC/VAV controller.

Controller shall be UL 916 listed, CE mark compliant, and conform to IEC 801.4 transient and surge immunity standards. UL and CE marks shall appear on product labels.

Unit shall operate properly over inlet velocity pressure range of 0.00 to 2.00 in WC (0-500 Pa). End to end accuracy shall be +/- 5% of flow measured at 250 Pa inlet velocity pressure.

Cooling only model DDC/VAV controller shall be used in cooling only applications. Cooling and reheat model DDC/VAV controller shall be used in reheat applications and contain 3 Form A relays, pilot duty rated for control of floating proportional, time proportional or staged reheat valves and coils.

Integral damper actuator shall be 53 lb-in (6 N-m) torque, over the shaft mounting type. Stroke shall be fully adjustable from 0-90 degrees rotations with visible position indicator. Actuator shall be equipped with manual position override. The actuator stroke time shall be 3.6 minutes maximum for 90 degree rotation at 50 Hz operation.

Room temperature sensor shall be complete with digital LCD display. Temperature sensor shall permit local adjustment of temperature setpoint, minimum flow, and maximum flow.

Temperature sensor shall permit display of any of the four variables such as room temperature, room temperature set point, air flow and maximum flow setpoint.

The VAV room digital thermostat shall also display the following: Room space temperature (Degree C or in Degree F freely configurable)

Room temperature setpoint (Degree C or in Degree F freely configurable) Maximum flow

Minimum flow

The room temperature sensor shall be wired to the DDC/VAV controller using a two wire non polarity sensitive cable.

The room thermostat shall have plug-in facility to a portable operator terminal to get the following additional operation such as:

Damper percentage opening Differential pressure across flow sensor Flow in CFM

VAV box maximum flow VAV box minimum flow Heater status

Minimum flow setting for heaters

It shall be possible to modify the VAV controller parameters from the room thermostat key buttons without the use of any additional devices.

The controller should have the option of working along with a duct thermostat and any dry contacts.


  • General

Input/output sensors and devices shall be closely matched to the requirements of the remote panel for accurate, responsive, noise-free signal input/output. Control input response shall be high sensitivity and matched to the loop gain requirements for precise and responsive control. In no case shall computer inputs be derived from pneumatic sensors or thermocouple.

Temperature sensors shall be Resistance Temperature Detector (RTD) type of 100, 1000, or 3,000 ohm platinum, or 20,000 ohm.

Space temperature sensors shall be in attractive housing made from flame retardant ABS.

Duct temperature sensors shall be rigid stem or averaging type as specified in the sequence of operation. The terminal box shall be IP54 and of flame retardant plastic.

Water sensors shall be provided with a separable copper, monel or stainless-steel well. The

sensor shall have an accuracy of class B as per DIN IEC 751.

Outside air, return air, discharge air, space and well sensors shall have + or – 1.0 degrees F accuracy between 32 degrees and 212 degrees.

Relative humidity sensors shall be capacitance type with 10% to 90% range. Duct mounted humidity sensors shall be provided with a sampling chamber. Wall mounted sensors shall be provided with decorative covers identical to temperature sensors.

Differential and Static Pressure Sensors and Switches:

Fan proof-of-flow switches shall be of the adjustable set point and differential pressure type. Switches shall be piped to fan discharge except where fans operate at less than one inch water column (WC), they shall be piped across the fan. For fractional horsepower and non-ducted fans, relays or auxiliary contacts may be used. Maximum pressure rating shall be at least 10 inches water column.

Pump proof-of-flow switches shall be of the adjustable differential pressure or flow type as specified in the sequence of operation or data point summary. Devices shall be 150 psi rated except chilled water flow switches shall be provided with totally sealed vapor tight switch enclosure on 300 psi body. Differential pressure switches shall have valved manifold for servicing.

Air flow and duct static pressure analog sensors shall be high accuracy suitable for the low pressures to be encountered.

Water flow analog sensors shall be IP66 magnetic type, cast steel upto 25 mm and Aluminium alloy for sizes 40mm and above. Operational accuracy shall be ±5%. It shall be suitable for 240 VAC with a current output of 4-20mA. The electrodes shall be detachable for easy cleaning, it should not require the removal of the flow meter. The flow meter shall have an 3.5 segment 7 LED indicator.

Control relays and analog output transducers shall be compatible with PCP output signals. Relays shall be suitable for the loads encountered.

building management system bms system


The BMS point schedule shall include but not be limited to the following as applicable:

  1. Chilled Water Pumps (Secondary)
  • Pump run status
  • Start/Stop of pumps
  • Indication of manual switch position
  • Pump trip alarm indication
  • Pump speed for variable speed units
  • Pump discharge pressure at common header
  • Supply and return water pressure
  1. CHW Pressurization Units
  • The chilled water system pressure
  • In case of HI/LO Pressure in the chilled water system there will be an alarm.
  • Power supply status of panel.
  • Running switch indicator.
  1. Extract Fans
  • Start/Stop of fans
  • The status of each fan from MCC panel
  • Trip alarm indication
  • VSD enable/disable
  • VSD speed control
  • VSD speed feedback
  • Variable speed drive fault
  • Variable speed drive run status
  1. Fresh Air Handling Units
  • Variable speed drive fault
  • VSD speed feedback
  • VSD speed control
  • VSD enable/disable
  • Supply duct pressure
  • Fire Alarm
  • Ambient temp and humidity
  • EA temperature
  • CW Control valve modulate
  • Supply air temperature
  • Off coil temperature
  • Filter status
  • Thermal wheel trip status
  • Wheel run status
  • Thermal wheel start/stop
  • HOA switch auto status (thermal wheel)
  • Fan start/stop command
  • Fan trip status (supply & return)
  • Fan run status (supply & extract)
  • Fan start/stop command
  • HOA switch auto status (supply & extract):
  • Variable speed drive run status
  • Duct humidity (supply/intake)
  • Air flow indicator
  1. Fan Coil Units
  • Monitoring of space temperature
  • Run status of FCU fan
  • Room temperature set point
  • FCU shall have additional 3 speed switch.
  1. Air Handling Units (Re-circulating Type)
  • Indication of manual (HOA) switch at AHU
  • Monitoring of space temperature and humidity adjustment from BMS
  • Run Status of AHU fan
  • Start/Stop of AHU fan
  • Cooling coil air on / air off temperatures monitoring
  • Reheat coil on/off (monitoring)
  • Filter status
  • Reheat coil trip alar
  • VSD enable/disable
  • VSD speed control
  • VSD speed feedback
  • Variable speed drive fault
  • Variable speed drive run status

Note : Each AHU shall have a local temperature set point adjuster.

  1. Close Control Unit
  • Start/Stop of unit
  • Fan run status
  • Cooling coil air ON/OFF temperature
  • Reheat coil air ON/OFF temperature
  • Filter status
  • Humidifier ON/OFF status
  • Space temperature
  • Space humidity
  • Temp. set poi
  • Humidity set point.
  • Selector switch posit
  1. VAV/CAV – Terminal Units
  • Room Temperature
  • Room Temperature set point
  • Airflow
  • Damper position
  • Heater On/Off (if applicable)
  1. Water Pump Sets (Booster + Filtration)
  • HOA switch position indicating
  • Pump start/stop
  • Run status of each pump
  • Trip alarm indication in BMS of individual pump.
  • System Pressure
  • Running switch indicator
  1. Fire Pumpset
  • System Pressure
  • Run Status of each pumps
  • Trip alarm indication of electric pump and fail to start indication from diesel pump.
  • Diesel pump battery st
  1. Water Tanks (GRP)
  • Level indication
  • High/low level alarm
  1. Water Tanks (Concrete tanks)
  • Level indication
  • Low level alarm
  • Fire water reserve
  1. Water filtration system
  • Water differential pressure across unit
  • Backwash cycle on status
  • Backwash cycle off status
  • Common system fault /alarm signal
  1. Irrigation pumps
  • Pump start/stop command
  • Pump run status
  • Pump trip signal
  • System Pressure
  1. Motorized Damper / Fire Damper
  • Status of dampers, open/close
  1. CO2 Control Panel
  • Run status
  • System alarm
  • Trip alarm indication
  1. Electricity and Water Monitoring Meters as per Estidama Requirement
  • Monitoring and recording (hourly, daily, weekly and annually).
  • Compare consumption for the recorded periods for trend analysis.
  • Determine ‘out-of-range’ values and alert building operator.
  • Record peak energy consumption for each end use.
  1. Fire Alarm System
  • All System Alarms
  • Common Fault Alarm
  • Power ON/OFF status
  1. CCTV System
  • All System Alarms
  • Common Fault Alarm
  • Power ON/OFF status
  1. Public Address System
  • All System Alarms
  • Common Fault Alarm
  • Power ON/OFF status
  1. Access Control System
  • All System Alarms
  • Common Fault Alarm
  • Power ON/OFF status
  1. Lighting Control System
  • Full interface with lighting control system

BMS shall receive the status of all occupancy and daylight sensors for all areas.

BMS shall be capable to control the HVAC system based on the occupancy sensors status received from lighting control system.

BMS shall be capable of controlling and resetting all rooms thermostats based on occupancy. (Reset temperature value shall be decided by the end user.)

In addition BMS shall have future provision to control the motorized curtains based on daylight sensors status.



 All wiring and tubing shall be properly supported and run in a neat and workmanlike manne

All wiring and tubing exposed and in equipment rooms shall run parallel to or at right angles to the building structure. All piping and wiring within enclosures shall be neatly bundled and anchored to prevent obstruction to devices and terminals.

The BMS contractor shall be responsible for all electrical installation required for a fully functional system and not shown on the electrical plans or required by the electrical specifications. All wiring shall be in accordance to all local and national codes. All line voltage wiring, all wiring exposed, and all wiring in equipment rooms shall be installed in conduit in accordance to the electrical specifications. All electronic wiring shall be #18 AWG minimum THHN and shielded if required. All wiring in the central control room shall be concealed in an approved manner.

Building management system contractor shall enter all computer programs and data files into the related computers including all control programs, initial approved parameters and settings, English descriptors, and color graphics complete with dynamic dispersed data. In addition, the following features, to be user implemented, shall have samples installed by the vendor for training and validation:

  1. Trend log
  2. Alarm message (action taking message)
  3. Run time maintenance message
  4. Trouble action message
  5. Dynamic Trend Plot (6 points)

The contractor shall maintain diskette copies of all data file and application software for reload use in the event of a system crash or memory failure. One copy shall be delivered to the owner during training session, and one copy shall be archived within a local software vault provided by the BMCS manufacturer within 15 miles of the OS.

The contractor shall completely check out, calibrate and test all connected hardware and software to insure that the system performs in accordance with the approved specifications and sequences of operation submitted.

Witnessed validation demonstration shall consist of: Running each specified repo

Display  and  demonstrate  each  data  entry  to  show  site  specific  customizing  capability. Demonstrate parameter changes.

Step through penetration tree, display all graphics, demonstrate dynamic update and direct access to graphics.

Execute digital and analog commands in graphic mode.

Demonstrate DDC loop precision and stability via trend logs of inputs and outputs (6 loops minimum).

Demonstrate scan, update, and alarm responsiveness.

Demonstrate on-line user guide and help function and mail facility.

Demonstrate digital system configuration graphics with interactive upline and downline load, and demonstrate specified diagnostics.

Demonstrate multitasking by showing dynamic curve plot and graphic construction operating simultaneously via split screen.

Demonstrate class programming with point options of beep duration, beep rate, alarm archiving and color banding.


2 Panel mounted kWh meter CT operated c/w Modbus AX-KWH-Ci3-M CROMPTON UK
3 20mm Screwed Cold water meter c/w pulse o/p AX-WM-MJ-D20 CROMPTON UK
4 25mm Screwed Cold water meter c/w pulse o/p AX-WM-MJ-D25 CROMPTON UK
5 32mm Screwed Cold water meter c/w pulse o/p AX-WM-MJ-D32 CROMPTON UK
6 40mm Screwed Cold water meter c/w pulse o/p AX-WM-MJ-D40 CROMPTON UK
7 50mm Screwed Cold water meter c/w pulse o/p AX-WM-MJ-D50 CROMPTON UK
8 65mm Flanged Cold water meter c/w pulse o/p AX-WM-WO-D65 CROMPTON UK
9 32mm Screwed Hot water meter c/w pulse o/p AX-WM-MJH-D32 CROMPTON UK
10 40mm Screwed Hot water meter c/w pulse o/p AX-WM-MJH-D40 CROMPTON UK
11 50mm Screwed Hot water meter c/w pulse o/p AX-WM-MJH-D50 CROMPTON UK
14 FEC CONTROLLER MS-FEC2611-0 Johnson Controls MEXICO
15 IO MODULE MS-IOM2721-0 Johnson Controls MEXICO
16 NAE CONTROLLER MS-NAE3510-2 Johnson Controls MEXICO
17 NAE CONTROLLER MS-NAE4510-2 Johnson Controls MEXICO
18 THERMOSTAT NS-ATC7002-0 Johnson Controls MEXICO
19 DP SWITCH P233A-4-AKC Johnson Controls MEXICO
20 TEMP SENSOR WELL TE-6300W-102 Johnson Controls MEXICO
21 TEMP SENSOR TE-631AM-2 Johnson Controls MEXICO
22 DUCT TEMP SENSOR TE-635JM-1 Johnson Controls MEXICO
23 2 Way, Industrial Grade Butterfly Valves (Class 150 ANSI) with Electric  actuator VFC-080VE-727D4 Johnson Controls USA
24 Cold Water Meter 3-Inch  with Pulse o/p . AX-WM-WO-D80 CROMPTON UK
25 Cold Water Meter 6-Inch  with Pulse o/p . AX-WM-WO-D150 CROMPTON UK
26 Damper Actuator M9116-GGA-2 Johnson Controls MEXICO
27 Damper Actuator M9108-AGC-2 Johnson Controls MEXICO
28 DP Switch, Water, 10 to 25 psi, IP65, 1/4″ NPT connections, SPDT DXW-11-153-2 Dwyer Instruments USA
29 Duct CO2 2000ppm/ No Temp, Universal output for CO2 CDT-2D40 Dwyer Instruments USA
30 DP Transmitter, Air, 0-10 VDC, 250/500/1250 Pa MS-311 Dwyer Instruments USA
31 DP Transmitter, Water, 4-20mA, 50 psid (~3.447 Bar) 629-04-CH-P2-E5-S1 Dwyer Instruments USA
32 EchoSonic II Level Transmitter, 24VDC, 4-20mA, Two Wire, 6.2′),8″ to 7.5m LU28-01 Flow Line USA
2″ NPT Type 6P w/ FOB
33 Side Mount Bracket, 2″ NPT Bracket, PP LM50-1001 Flow Line USA
34 Network Zone Sensor NS-ATA7003-0 Johnson Controls MEXICO
35 Thermostat NS-AHR7003-0 Johnson Controls MEXICO
36 ESF-35-2 set for 0-8m/sec ESF-35-2 Greystone DENMARK
37 HP ML350p G8 E5-2620v2 6C 2.10GHz,8GB,2x300GB,P420i/512MB, DVD-RW, 460W 736982-425 HP ASIA
39 HP 300GB 6G SAS 10K rpm SFF (2.5-inch) SC Enterprise 652564-B21 HP ASIA
40 HP Z220C ZH3.4 500G 4G Win 7 Pro 64 bit WS , Intel Core i7-3770 3.4 8M HT 4C, 500GB 7200 RPM SATA 6G, 4GB DDR3-1600 nECC (2x2GB), 16X DVDRW, Intel HD 4000, Win 7 Pro 64 bit, USB Laser Scroll WM463EA HP ASIA
41 HP EliteDisplay 24-Inch LED Backlit IPS Monitor E4U30AS HP ASIA
42 HP LaserJet Pro 200 color M251n , 14ppm , Network CF146A HP ASIA
45 32mm Screwed Cold water meter c/w pulse o/p AX-WM-MJ-D32 CROMPTON UK


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