Ashrae presentation Managing BMS systems

1. MANAGING
BUILDING
MONITORING &
CONTROL
SYSTEMS
Presented by:
Terry Rodgers, CPE, CPMP
Vice President, Commissioning Services
Bureau Veritas Primary Integration, Inc.
trodgers@primaryintegration.com

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4. LEARNING OBJECTIVES
• List the categories of Monitoring & Control
Systems
• Describe various challenges in deploying
Mon & Control Sys.s
• Explain how monitoring differs from control
• Describe alarm management, filtering, and
escalation
• List the phases of the commissioning
process
• Explain the strategy behind commissioning
inspections and testing
• Describe some challenges in
commissioning monitoring & control
systems

5. AGENDA
• Types of Monitoring & Control Systems
• Deployment of Monitoring & Control Systems
• Controls vs Monitoring
• Alarm Management, Filtering and Escalation
• Monitoring & Control Systems Maintenance& Upkeep
• Standard Operating Procedures for Monitoring & Control Systems
• Checks and Balances (Facilities Staff and Monitoring & Control Systems)
• The Commissioning Process
• Commissioning Strategy
• Commissioning Monitoring & Control Systems

6. Building Monitoring &
Control Systems
• Bldg Monitoring & Control Systems are perhaps the
most critical equipment in a critical facility
• They are relied upon to monitor the status of critical
systems and environments in real-time
• They provide the automation that protects
operations during utility outages, equipment failures,
and other anomalies
• They collect and store (including archiving) data that
can be trended for analysis
• Helpful for optimizing operations
• Helpful for anomaly troubleshooting and root-
cause analysis (forensics)
* = guidelines in the process of being
updated

7. • There are many types of systems offered by many manufacturers
and vendors
• Some broad categories include:
• DDC = Direct Digital Control
• DCS = Distributed Control System
• PLC = Programmable Logic Controls
• SCADA= System ControlAnd DataAcquisition
Types of Bldg Monitoring & Control Systems

8. • DDC systems use a centralized controller approach
• Data is gathered by various analog and digital sensors and devices which
are networked to the central controller.
• DDC systems are relatively simple compared to other systems
• They can include “application specific” pre-programmed applications that are
easily applied to commonly used devices
• Variable Air Volume (VAV) boxes
• Fan Powered VAV boxes with heaters
• Air Handling Units, etc.
• They require the least amount of custom programming and setup
• Relatively inexpensive to purchase and install
• Appropriate for relatively simple and common infrastructure topologies
Direct Digital Control (DDC) Systems

9. • DCS systems utilize autonomous controllers distributed throughout the
facility
• The DCS concept increases reliability and reduces installation costs by
locating controllers near the controlled systems and equipment, with remote
monitoring and supervision
• DCS systems may use Programmable Logic Controllers (PLCs)
• DCS systems push the actual control logic (also known as sequences-of-
operations) out to multiple field panels
• They typically have more powerful processors and more capable controllers
• They provide better reliability and redundancy since the actual work is
spread across multiple controllers
• Less single-points-of-failure
• Loss of a single panel should not impact redundant systems (when
designed and deployed correctly)
• Requires more hardware, field programming and customization
• Provides additional functionality and capabilities
Distributed Control Systems (DCS)

10. • SCADAsystems are the most capable, scalable and industrial of the control
systems.
• They are more common in large and complex facilities than in commercial office
buildings
• They utilize a centralized system that monitors and controls entire sites, ranging
from an industrial plant to a complex of plants across the country
• SCADAsystems are commonly set up to acquire metadata, such as querying
many programmable logic controllers (PLCs) for status, data and alarms
• SCADAare more complex than DDC, DCS and PLC systems
• Provides additional functionality and capabilities, but also require the most field
programming and customization
System Control And Data Acquisition (SCADA) Systems

11. Most monitoring and control systems appear similar to the operating staff
• A “front-end” exists in the facilities command center or other Facilities
Management office space
• They have various “graphics” that depict equipment, systems, spaces etc.
with embedded “points” that provide digital status (on, off, open, closed, in
alarm, etc.) and analog values (temperatures, pressures, watts, etc.)
• Drill-down menus and embedded links to help navigate through the system
• Ability to trend and archive
• Ability to generate reports (pre-configured and customized)
Monitoring and Control System Deployment

12. Most monitoring and control systems have extensive capabilities that never get
utilized unless:
• The site staff has in-house system specific expertise including:
• System administrator
• Controls programming
• Graphics designer
• Controls technician (sensor/deviceinstall, replacement, calibration, etc.)
• The purchase and installation contract called out in detail exactly what
capabilities and functions will be setup, activated, configured, etc.
• Note: this helps for initial install and setup, but does not ensure expertise
will be readily available for long-term needs
• A “Service Level Agreement” (SLA) is put in place where the required
expertise is made available to supplement the permanent site staff
Monitoring and Control System Deployment

13. Control functions are mostly invisible:
• Control systems take a myriad of input signals and sends out commands to
keep equipment and systems operating in their “normal” ranges
• These commands result from the programming “logic” and should match
the Engineer’s sequences-of-operations.
• “Normal” is established within the programming to be compliant with the
design engineer’s intended “sequences-of-operations” and normal operating
parameter ranges. Some examples:
• Maintain 22 degC +/- 1 degC
• Maintain relative humidity between 35% and 60%, etc.
• When input signals indicate abnormal conditions, the controls send
commands for emergency actions:
• Open cooling valve to reduce temperature back to 22 degC
• Start the humidifier to increase %Rh back to normal
Control

14. The key to stable and effective control is based on comprehensive startup, testing
and commissioning of the site infrastructure and controls system
• System and equipment testing (especially for data centers and other
facilities that expect the load profiles to vary over time) should be performed
all normal and emergency operating scenarios
• Testing should be performed at full load and at partial loads
• Many systems are stable at full load, but can become unstable when
operating at partial loads, especially very low loads!
Control

15. Monitoring is the aspect that is most visible to the facility operating staff
• Typically occurs at the “front-end” at the central facilities command center
• Should be able to connect a laptop or tablet to field controllers for access
throughout the facility
• The facilities command center should have multiple displays that the front-
end can use to display graphics, reports, etc.
• At least 3 large, wall-mounted displays that are easily seen by all room
occupants
• One could normally display the electric power distribution system
• One could normally display the central cooling plant
• One could normally display the process/production space (data hall,
assembly-line, manufacturing process, etc.)
• Multiple smaller screen for alarm reports, trend data, specific equipment
of interest, etc.
• Displays are relatively inexpensive and the more the better!
Monitoring

16. Not all alarms should be treated equally
• Alarms and anomalies should be transmitted out to facilities staff and others
who have a need to know
• Alarms should generate an annunciation (visual and sound) locally at the
source and at the facilities command center
• Alarms should be transmitted out to the operating staff and others via texts,
emails, etc. and sent to smart-phones, pagers, palm-devices, etc.
• Alarms should be categorized by criticality and what/who is affected
• Non-critical alarms might just go to the on-site technician
• Critical alarms go to the technicians and facilities management
• Extreme alarms could go to the technicians, facilities management, and
other corporate management (including IT)
• Life-Safety and Fire Alarms could go to security as well, etc.
Alarm Management

17. Not every alarm condition needs to be generated, depending on the scenario
• Consider a site power outage (loss of utility power)
• Large scale power outages affecting an entire site can cause hundreds
of alarms as the monitored equipment and systems react
• This high volume of concurrent alarms are expected and do not
necessarily indicate the infrastructure is not responding appropriately
• If the operating staff receive all these alarms, they will be overwhelmed
and could miss any critical alarms indicating that equipment and/or
systems are not responding correctly
• Pre-programmed alarm filtering can suppress the expected alarms and
only allow the unexpected alarms to get transmitted out
• Examples could be emergency generator failure to start
• High chilled water temperatures
• High space temperatures in the data hall
Alarm Filtering

18. Alarms that go unacknowledged should be automatically escalated
• When an alarm occurs, the operating staff should have a set amount of time
to “acknowledge” the alarm
• If the alarm remains unacknowledged past this time, the alarm gets
transmitted to additional staff (management, security, the IT command
center, etc.)
• If a point remains in alarm (even after being acknowledged) for too long, it
should result in being escalated either via an automated “report” or by an
additional alarm
• If an alarm recurs too often (nuisance alarm) it should get automatically
reported
Alarm Escalation

19. Like all critical infrastructure, the monitoring and control systems need proper
maintenance to remain reliable, deliver optimal performance, and to prolong their
useful life
• Requires specialized skills and knowledge
• Should be part of a comprehensive maintenance program
• Should be integrated and coordinated with an overall site infrastructure
maintenance program
• Include calibration and sensor checks when performing routine
maintenance on controlled equipment
• Typically best performed by a qualified service provider (usually the
manufacturers local rep) via a Service Level Contract
• The SLA should include minimum response times
• Required spare parts, tools, meters, etc.
• Software updates, diagnostics, data archiving, unit rates for point
additions, fixed labor rates, etc.
Monitoring & Control System Maintenance and Upkeep

20. Like all critical systems, the monitoring and control systems need to include
standard operating procedures (SOPs)
• Procedures (including approvals and contingency plans) for backing up
software and processes prior to making changes
• Procedures for performing archiving, system diagnostics, and other
routine/periodic tasks
• Procedures for controlling system access (log-ins and password
management and controls)
• Emergency procedures for:
• Staff response to Front-end failure
• Staff response to field panel failures
• Procedures for operating infrastructure manually when controls fail
• Staff should be formally trained on using the procedures and should include
periodic drills and practice exercises to ensure proficiency
Monitoring & Control System Standard Operating Procedures

21. Checks & Balances
• The facilities staff and the monitoring & control
systems complement each other
• The facilities staff monitor the performance of
the site infrastructureand the stability and
effectiveness of the controls and take manual
intervention when the controls fail
• The monitoring and controls systems monitor
the performance of the facilities staff by
generating alarms and alerts, by escalating
alarms and notifications when necessary, and
by providing trends and meta-data that can be
used to optimize operations and identify
performance issues prior to becoming critical
impacts
• It is best to have at least one in-house controls
expert to oversee and manage the controls
vendor SLA

22. FULL PROJECT LIFE CYCLE
COMMISSIONING
• Programming Phase
• OPR (owner’s Project Requirements)
• Design Phase
• Basis-of-Design (BOD)
• Construction Documents (CDs)
• Sequences-of-Operations (SOOs)
• Construction Phase
• Submittals
• Factory Tests (L1)
• Receiving, Storage and Installation
inspections (L2)
• Startup & Pre-Functional Tests (L3)

23. FULL PROJECT LIFE CYCLE
COMMISSIONING
• Acceptance Testing Phase
• Functional Performance Testing (L4)
• Integrated Systems Testing (L5)
• Operations & MaintenanceStaff Training
• Academics during construction
• Hands-On during Functional Testing
• Close-Out Documentation
• Record documents
• Standard Operating Procedures (SOPs)
• Sys Operations & Maintenance Manuals
(SOMMs)
• Final Cx Report
• Deferred Testing (Seasonal & Warranty)

24. COMMISSIONING INSPECTION &
TESTING STRATEGY
ID and resolve issues as early as possible
when least impactful (schedule, cost and
quality)
• Identify faulty components prior to shipping
• Identify damaged deliveries prior to install
• Identify installation errors prior to startup
• Identify system level issues prior to
integrated systems testing
• Identify facility performance & reliability
issues prior to beginning facility occupancy
& operations

25. COMMISSIONING MONITORING & CONTROL SYSTEMS
Slide / 25
• The basic commissioning process applies to control systems
• From an inspection perspective, control systems are essentially “black boxes”
• You can inspect the physical hardware and installation (panels, conduit, wire, etc.) but
you can’t see the software (programming, graphics, points lists, sequences-of-
operations, etc.)
• These systems will become critical path
• Can’t finish the design until the infrastructure to be controlled is complete
• Can’t finish installation until the infrastructure to be controlled is complete
• Can’t finish startup and checkout until the controlled infrastructure is operational
• Yet you need to have the monitoring & controls commissioned first since it contains the
sequences-of-operations and to validate it is an accurate data collection and monitoring
tool

26. DON’T FORGET
TO COMPLETE &
RETURN THE
EVALUATION
FORM
QUESTIONS & ANSWERS OPEN FORUM
Terry Rodgers,CPE, CPMP
ASHRAE DistinguishedLecturer
Vice President,Commissioning Services
Bureau Veritas Primary Integration,Inc.
trodgers@primaryintegration.com
704-765-4407