BMS Specification

BUILDING MANAGEMENT SYSTEM page 1 of 85
SECTION 15900 – BUILDING MANAGEMENT SYSTEM
PART 1 - GENERAL
1.1 RELATED DOCUMENTS
A. Drawings and general provisions of the Contract, including Conditions of Contract and
Division 1 Specification Sections, apply to this Section.
1.2 SUMMARY
A. The BMS sub-contractor shall provide the Building Management System (BMS), shall
implement all features called for in this specification and shall implement the necessary
sequences for satisfactory operation of the system.
B. The Building Management System sub-contractor shall be responsible for the integration of the
BMS with the other low voltage building systems as detailed hereafter in Scope of Works and
the remainder of specifications.
C. The BMS sub-contractor shall be a sub-consultant to the mechanical contractor and shall be a
BMS specialist and meet the requirements of section 1.15 "BMS installer qualifications".
1.3 RELATED WORKS
A. The following Sections contain requirements that relate to this Section:

1. Division 15 Section "Basic Mechanical Requirements"
2. Division 15 Section "Hydronic Pumps”
3. Division 15 Section "Centrifugal Chillers"
4. Division 15 Section "Valves”
5. Division 15 Section "Packaged Booster Pumps”
6. Division 13 Section "Electric Drive Fire Pumps"
7. Division 15 Section "Sewage Pumps" and "Sump Pumps"
8. Division 15 Section "Water Distribution Pumps"
9. Division 15 Section "Important Exhaust Fans "
10. Division 15 Section "Central Station Air Handling Units"
11. Division 15 Section "Security Systems"
12. Division 16 Section "Wiring Devices for Lighting Control"
Not connected to BMS.
13. Division 13 Section "Fire Alarm System"
Connected at 3rd party.

14. Division 16 Section "Medium Voltage Switchgear"
15. Division 16 Section "Transformers"
1.4 ABBREVIATIONS
A/C - Air Conditioning

AGP - Advanced Graphics Processor
ANSI - American National Standards Institute
ASHRAE - American Society of Heating, Refrigerating and Air-
Conditioning Engineers
BTL - BACNet Testing Laboratory
BIBB - BACNet Interoperability Building Block
BMS - Building Management System
BSI - British Standards Institution
CCP - Communications Control Panel
CCR - Central Command Room
CD-RW - Compact Disk with Read and Write capability
CIBSE - Chartered Institution of Building Services Engineers
CPU - Central Processing Unit
CCR - Central Control Room
CUC - Central Utilities Complex
DAT - Digital Audio Tape
DCP - Distributed Control Panel
DDC - Direct Digital Control
DDR - Double Data Rate
ELV - Extra Low Voltage
EP - Electric-to-Pneumatic
FAS - Fire Alarm System
FCU - Fan Coil Unit
FMS - Facility Management System
HHWT - Hand Held Wireless Terminal
HMI - Human Machine Interface
HVAC - Heating, Ventilating and Air Conditioning
IBSS - Integrated Building Security Systems
ICT - Information and Communication Technology
IDE - Integrated Drive Electronics (hard disk)
IEE - Institute of Electrical Engineers
ISO - International Standards Organisation
ID - IDentification
I/O - Input/Output
ISA - Instrument Society of America (now International Society
for Measurement and Control)
LAN - Local Area Network
LCD - Liquid Crystal Display
LED - Light Emitting Diode
LIT - Level Indicating Transmitters
LON - Local Operating Network
LSF - Low Smoke and Fire
MATV - Master Antenna Television

MCC - Motor Control Centre
N2 - Johnson Controls terminology for a proprietary
communications network
NEMA - National Electrical Manufacturers Association
NPT - National Pipe Taper (pipe thread specification)
ODBC - Open Data Base Connectivity
OEM - Original Equipment Manufacturer
OIW - Operator Interface Workstation
OLE - Object Linking and Embedding
OPC - OLE for Process Control
OSHA - Occupational Safety and Health Act
PABX - Private Automatic Branch eXchange
PC - Personal Computer
PCI - Peripheral Component Interconnect
PE - Pneumatic-to-Electric
PICS - Protocol Implementation Conformance Statement
PDA - Personal Digital Assistant
PIM - Process Interface Module
PIT - Pressure Indicating Transmitter
POT - Portable Operator Terminal
PTFE - Polytetrafluoroethylene (Teflon)
PT - Pressure Transmitter
RAID - Redundant Array of Inexpensive Disks
RAM - Random Access Memory
RFI - Radio Frequency Interference
RH - Relative Humidity
RTD - Resistance Temperature Device
SAMA - Scientific Apparatus Manufacturer’s Association
SCADA - Supervisory Control And Data Acquisition
SCBA - Self Contained Breathing Apparatus
SCPT - Standard Configuration Property Type
SCSI - Small Computer System Interface
SMS - Short Message Service (cellular phones text messaging)
SNMP - Simple Network Management Protocol
SNVT - Standard Network Variable Type
SOAP - Simple Object Access Protocol
SQL - Structured Query Language
SSPC - Standing Standard Project Committee
SVGA - Super Video Graphics Adapter
TDS - Technical Data Sheets
TIT - Temperature Indicating Transmitter
UART - Universal Asynchronous Receiver-Transmitter
UC - Unitary Controller
UCPT - User-defined Configuration Property Type
UNVT - User-defined Network Variable Type
UPS - Uninterruptible Power Supply
VAV - Variable Air Volume
VDU - Video Display Unit
VFC - Volt Free Contacts
VPN - Virtual Private Network

VSD - Variable Speed Drive
WAN - Wide Area Network
XIF - eXternal Interface File
XML - eXtensible Mark-up Language
1.5 DEFINITIONS
A. Algorithm: A logical procedure for solving a recurrent mathematical problem.
B. Analogue: A continuously varying signal value (temperature current, velocity, etc.).
C. BACNet: The Building Automation and Control Network open protocol communication
standard developed by ASHRAE (ASHRAE SSPC/135) and which is now an ISO and ANSI
standard. BACNet can operate over multi media including Ethernet, ArcNet and MSTP. The
BACNet components shall be fully compliant with British standards DD ENV 1805-1:1998
(Data communication for HVAC Application Management Net. Building automation and
control networking), DD ENV 13321-1:1999 (Data communication for HVAC application
automation net. BACNet, Profibus, World FIP, LON), ASHRAE BACNet standard SSPC/135
and all other applicable codes.
D. BACnet Object: A physical or virtual point with a set of associated properties such as a
temperature sensor that has properties including, name, current value, maximum and minimum
values, high and low alarm levels, etc.
E. BACnet Conformance: A description of the capabilities of a device for communicating

information to other BACnet devices. It is usually a set of requirements to be met in order for a
device to conform to BACnet standards. There are 6 levels of conformance for standard
BACnet objects and services. The higher the conformance class the more features that are
covered. The BACnet devices furnished under this sub-contract shall, at minimum, be
conformance class 4.
F. BACnet Interoperability Building Blocks (BIBBs): A BIBB defines a small portion of BACnet
functionality needed to perform a particular task. BIBBs come in pairs, A and B, which reflect
the client/server nature. The A BIBB represents the client, i.e. the device requesting
information or commanding an action. The B BIBB represents the server, i.e. the device
furnishing the information or executing the command. For 2 devices to be interoperable the A
BIBB and the BBIBB must be the same.
G. BACnet/IP: The building automation and control network open protocol communication
standard which complies with Annex J to the ASHRAE SSPC/135 standard.
H. Binary: A two-state system where a high signal level represents an “ON” condition and an
"OFF" condition is represented by a low signal level.
I. BMS: This shall mean the complete Building Management System including the components at
the Field, Automation and Management Levels.
J. Component: Any individual element of the BMS furnished under this sub-contract including
hardware, software and materials.

K. Control Wiring: This includes conduit, wire, and wiring devices to install complete HVAC
control systems, including motor control circuits, interlocks, sensors, PE and EP switches, and
like devices. This also includes all wiring from node to node, and nodes to all sensors and
points defined in the I/O summary shown on drawings or specified herein, and required to
execute the sequence of operation. Does not include line voltage power wiring.
L. Diagnostic Program: Machine-executable instructions used to detect and isolate system and
component malfunctions.
M. Direct Digital Control (DDC) involves the connection of microprocessor-based controllers to

field level sensors and actuators. The signals received from field level instrumentation are
converted from analogue to digital format so that the data can be used in software logic.
Control signals are determined by software logic and they are converted from digital to
analogue format so that the final control elements can be adjusted.
N. Distributed Control: A system whereby all control processing is decentralized and independent
of a central computer.
O. Furnish: Purchase and deliver to the appropriate installing sub-contractor, complete with every
appurtenance, document, commission and warranty.
P. Gateway: A device that contains an input/output (I/O) software driver to translate input data
from one communications protocol to output data in a second communications protocol.
Q. Human-Machine Interface (HMI): Human-machine interfacing allows the operator to manage,

monitor, and program the system.
R. Integration: Establishing communication and meaningful data transfer between two devices
based on a standard protocol or through the use of a standard based gateway.
S. Interoperability: The ability of systems from different manufacturers and of different types to
share information with each other without losing any of their independent functional capabilities
and without the need for complex programming.
T. LonMark Interoperability Association: Standards committee consisting of numerous

independent product developers and systems integrators dedicated to determining and
maintaining the interoperability guidelines for the LONWORKS® industry.
U. LonMarked: Device has been certified for compliance with LonMark standards by the
LonMark association.
V. LonTalk: Open/standard communication protocol developed by the Echelon Corporation.
W. LonWorks: The overall communications technology for control systems developed by Echelon
Corporation. The technology employs routers, gateways, bridges, and multimedia transceivers
to permit topology and media-independent control solutions. Refer to standard ANSI/EIA -
709.1
X. Native BACnet: This term is used to imply that BACnet devices (i.e. the BMS controllers and
workstation) only communicate in BACnet protocol and do not require a gateway for protocol

conversion. The BACnet devices shall be connected on a peer-to-peer network using one of the
approved LAN technologies such as Ethernet, ARCNET, MS/TP, LonTalk or BACnet/IP.
Y. Network: A system of distributed control units that are linked together on a communication
bus. A network allows sharing of point information between all control units. Additionally, a
network provides central monitoring and control of the entire system from any distributed
control unit location.
Z. Operating System (OS): Software that controls the execution of computer programs and which
provides scheduling, debugging, input/output controls, accounting, compilation, storage
assignment, data management, and related services.
AA. Operator Interface Workstation (OIW): The OIW consists of a high-level processing personal
computer and peripheral I/O devices that enable access to the PC and to the entire Management
Level Network. The PC shall be a Thin Client of the dual redundant terminal servers.
BB. Peer-to-Peer Communication: Communication directly between devices that operate on the
same communications level of a network, without intervention from any intermediary devices
such as a host or server.
CC. Peripheral I/O: Input/Output (I/O) equipment used to communicate to and from the computer
and make hard copies of system outputs and magnetic files. Peripherals include VDU, printers,
hard drives, disk drives, and modems, etc.
DD. Portable Operator Terminal (POT): Permits remote operator interface to facilitate network
management, node commissioning, diagnostics, and general operator interface with the BMS.
This is a Thin Client PC that shall be able to perform any function that can be undertaken from
any other Thin Client PC on the system.
EE. Programmable Device: A device that does not have a pre-established built in application. An
application creation software tool is required for an application to be created and downloaded to
the device.
FF. Provide: Furnish, install, commission, test and warrant. Refer to the definition of “furnish”.
GG. Router: A device that routes messages destined for a node on another segment sub-net or
domain of the control network. The device controls message traffic based on node address and
priority. Media converters which serve as communication links between power line, twisted
pair, fibre, coax, and RF media are sometimes referred to as Routers.
HH. Standard Network Variable Type (SNVT): LonWorks controllers use SNVTs to define data
objects. Each SNVT is identified by a code number that the receiving controller can use to
determine how to interpret the information presented.
II. Standing Standard Project Committee (SSPC): ASHRAE terminology for a technical
committee that oversees the maintenance of a standard.
JJ. Software: Generic term used for those components of the computer systems that are intangible
rather than physical. The term "software" is used to refer to the programs executed by the
computer systems as distinct from the physical hardware of the computer systems and
encompasses any programs such as operating systems, applications programs, operating

sequences and databases. The term "software" shall be interpreted to include firmware if, in the
context in which it is used, the term "software" does not exclude the use of read-only memory
and the use of firmware meets all of the applicable criteria detailed in these specifications.
KK. Thin Client: Thin client technology involves delivering windows applications to client
workstations from a centrally based server. The thin client workstation has the ability to
process information but data storage, applications and administrative functions reside on the
terminal server. The applications run on the server and screen updates are sent from the server
to the client. The thin client workstation displays the screen updates and sends operator entered
requests/commands via the keyboard and mouse back to the server for execution.
LL. Unitary Controller: A controller generally designed for a specific application and for a single
piece of equipment. They are generally of two types: application specific and “freely”
programmable. The “freely” programmable unitary controllers shall be provided for this
project.
MM. Virtual Private Network (VPN): This is a network that uses encryption and other technologies
to provide secure communications over the Internet or an Intranet.
NN. XIF: “External Interface File” contains the contents of the manufacturer’s product
documentation.
OO. XML/SOAP: Simple Object Access Protocol (SOAP) is a simple eXtensible Mark-up
Language (XML) based protocol that enables applications to exchange information over HTTP.
Or more simply: SOAP is a protocol for accessing a Web Service.
PP. The above definitions shall apply to the words:

1. When they are in upper case, when they are in lower case and when they are capitalized.
2. In the singular and in the plural.
3. In all grammatical tenses.
1.6 SUMMARY
A. An existing Wide Area Network (WAN), provided by the QF shall provide a means of
interoperable communication between the Extra Low Voltage (ELV) Systems of all QF
Buildings using BACnet/IP/Ethernet. This WAN is hereafter referred to as the "Site
Management Level".
B. The "Site Management Level" shall provide a means by which the ELV building systems can
exchange data in the form of BACnet objects.
C. The required data ports required for the connection of miscellaneous buildings to the Site
Management Level Network shall be provided by the QF Specialists at various locations
throughout the facility.
D. Should the BMS Specialist require additional data ports, then the tenderer shall clearly identify
the additional requirements in the tender submittal.

E. The QF Specialists shall provide IP addresses for the BMS. Coordinate this work with the QF
Specialists and provide all necessary information to enable this function to be performed.
1.7 BMS SYSTEM ARCHITECTURE
A. The Building Management System (BMS) shall be one of several Extra Low Voltage (ELV)
Building Systems that transfer data on the existing Qatar Foundation WAN or "Site
Management Level".
B. The following is a description of the BMS architecture. This description is not intended to
indicate the number of components and neither is it intended to be the only acceptable BMS
configuration. The description of the system architecture is provided to illustrate the
relationship between the various components. Different BMS Specialists may have a slightly
different topology that generally will be acceptable provided that it meets the intent of these
specifications. For the purpose of describing the BMS system architecture it is divided into 3
levels:
1. BMS Management level
2. BMS Automation Level
3. Field Level
C. The Management Level

1. The Building Management Level shall provide a means of interoperable communication
between the Extra Low Voltage (ELV) Building Systems using BACnet/IP. This LAN is
hereafter referred to as the Building Management Level Network. This Network shall
provide a means by which the ELV building systems can exchange data in the form of
BACnet objects.
2. The Management Level Network shall be BACnet/IP over Ethernet and shall be such that
an operator with the required access level shall be able to undertake monitoring and
control functions for any of the integrated ELV building systems from any workstation
that communicates with the terminal servers residing at the Site Management Level.
3. It shall be the responsibility of each ELV building system sub-contractor, to ensure that
all the system data is available at the Management Level Network in the form of BACnet
objects. Each ELV building system sub-contractor shall provide comprehensive and
complete documentation regarding the BACnet object ID, component IP addresses,
databases and other pertinent information. The intent is that any third party system
provider shall be able to read this data from the network and shall be able to write data in
BACnet format to the third party system.
4. The BMS Specialist shall provide comprehensive and complete documentation regarding
the BACnet object ID, component IP addresses, databases and other pertinent
information.
5. The BMS architecture shall be Thin Client such that all applications software resides at
the terminal servers and the entire QF complex is covered by a single software license
regardless of the number of Personal Computers that are accessing the Management
Level Network at any point in time.
6. All Servers, Operator Interface Workstations (OIW), Operating Systems and related
applications shall reside on the management level.

7. The transceiver hubs for the wireless hand held terminals shall be part of the
Management Level
8. The Communications Controls Panels (CCP) shall be part of the Management Level
Network.
9. As an exception, certain of the CCP shall be at the Automation Level rather than the
Management Level. If a third party system provides monitoring and control for
equipment that is also monitored and controlled by a BMS DDC controller (such as
chillers for example), then the gateway between the third party system and the BMS shall
be at the Automation Level.
a. The third party ELV Building System Specialist shall provide the interface /
gateway, and shall connect the gateway to the data port at the third party Building
System and shall provide complete documentation to the BMS Specialist.
b. The gateway shall be either a BACnet to third party protocol gateway or LonTalk
to third party protocol gateway depending on whether the associated DDC
controllers are BACnet or LON.
c. The BMS Specialist shall connect the gateway to the BMS Automation Level
Network and shall map the BACnet object or LON SNVT IDs, as applicable, to the
associated DDC controllers.
d. The BMS Specialist shall provide the third party Specialist with the BACnet object
or LON SNVT IDs, as applicable, for information that is to be transferred from the
BMS Automation Level Network to the third party system controller together with
other relevant information.
e. The third party Specialist shall map the points into the third party system
controller.
f. The BMS Specialist shall map the BACnet object IDs of the third party system
points into the servers. These points shall be treated in exactly the same manner as
any points monitored/controlled by the BMS control panels directly.
10. All Management Level components shall be on UPS.
D. The Automation Level

1. The automation level shall, primarily, include the DDC controllers that interface with the
field sensors and final control elements. It is anticipated that there will be 2 types of
DDC controllers within the BMS architecture:
a. Distributed Control panels (DCP).
b. Unitary Controllers (UC).
2. All Automation Level components shall be on UPS except the unitary controllers.
3. The BMS Automation Level Networks shall be BACnet throughout or LonWorks
throughout. No other protocols shall be used at the BMS Automation Level.
E. The Field Level

1. The Field Level shall include the instrumentation interfaced to the Automation Level
DDC controllers such as the temperature, humidity, level, pressure sensors and switches
etc.
2. It shall also include the final control elements such as the valve and damper actuators
and the control relays.
3. All field level cables shall be in containment and shall be screened and LSF rated.

4. The control and monitoring signals between the Automation Level controllers and the
Field Level components shall be via industry standard analogue ranges, except where
detailed below, such as 0 to 5V, 0 to 10V, 4 to 20 mA, switched 0 and 5V, switched 0
and 10V, etc.
1.8 SCOPE OF WORKS
A. Provide a complete BMS turnkey installation as detailed in the sections of this specification.
The BMS shall comprise at minimum, the following components:
1. Terminal Servers
2. Data Servers
3. Network Data Servers
4. Web Server
5. Operator Interface Workstations
6. Remote Operator Workstations
7. Distributed Control Panels (DCP)
8. Unitary Controllers (UC)
9. Enclosure Panels (EP)
10. Field Instrumentation including intelligent sensors
11. Automatic Valves
12. Actuators for automatic valves and dampers.
13. Software as detailed herein
14. Low Voltage Cables (Less than 220V)
15. All power supplies, interlocking and control relays, and other components as well as
material and services required for a complete and fully operational turnkey BMS
installation in line with the specifications.
B. Map the BACnet objects into the servers, and present data for the third party ELV Building
Systems that are integrated at the BMS Automation Level.
C. The BMS shall meet the following general criteria:

1. Computer based.
2. Fully networked.
3. Real time.
4. Distributed processing.
5. No single point of failure.
D. All components of the BMS at the BMS Management level and at the BMS Automation Level,
except for the unitary controllers, shall operate on UPS. The UPS shall be provided by the
BMS Specialist.
E. The components furnished shall be the most recent products offered by the BMS manufacturer
that meet the specifications. If there are improved models of any components that become
available before the on-site commencement of installation then these shall be offered by the
BMS Specialist to the Employer at no additional cost to the Employer. The Employer shall

have the option to accept or decline the offer. The components offered shall have been in
successful operation in at least 2 similar applications for a minimum of 12 months.
F. The BMS Specialist shall provide all software licenses necessary for the legal operation of the
BMS. It is intended that a site wide enterprise license shall be provided for the terminal server
software and that it shall cover all Thin Client terminals accessing the BMS Management level
Network and that the addition of Thin Client terminals in the future shall not require additional
licenses.
G. Provide the following support for all components furnished under this sub-contract:
1. Warranty and service during the defects liability period.
2. Submittals, samples and record documentation.
3. Comprehensive commissioning and testing.
4. Detailed theoretical and practical training services for the Supervisors and Operators.
5. Coordination with other site Specialists.
6. Reporting to the Employer and Engineer for the coordinated and timely execution of the
Work
7. Comprehensive and complete interoperability documentation and method statement for
third party systems. The BMS Specialist shall provide separate interoperability
documentation at the end of execution of the project, which shall detail integrating
BACnet objects, controllers or gateways from any manufacture, connecting all the
hardware of the proposed system to another BACnet system server or link all the data in
the proposed BMS to another system with all their attributes. This document shall also
include the BACnet Object ID of all the objects captured or generated by the system,
database documentation, querying methods and full documentation to read and write
BACnet data with another system.
1.9 COORDINATION WITH OTHER TRADES
A. The BMS Contractor shall coordinate the work of this contract with the work of all other trades
on the project.
B. Any task related to the BMS turnkey installation that is not clearly identified in this document
as being the responsibility of another trade shell be the responsibility of the BMS Contractor.
1.10 BMS EXPANSION
A. The BMS, as installed, shall incorporate a minimum of 20 percent additional hardware (field)
points without adding controllers or I/O Point Interface Modules (PIM). The number and type
of the installed spare points shall be uniformly distributed between the installed controllers.
B. Network architecture shall allow unlimited expandability by the addition of new sub networks
and associated routers, gateways, etc.
C. Each BMS as installed shall be expandable, at minimum, to incorporate the following in

addition to the above:

1. A minimum of 200 percent additional hardware (field) points with the addition of CCP,
DCP and UC.
2. A minimum of 200 percent additional system diagrams in addition to those required to
meet these specifications.
D. Subsequent to the potential expansion detailed above:

1. The BMS performance shall not be degraded in any manner and shall meet all
performance criteria detailed in these specifications.
2. Equipment installed under this sub-contract shall not become redundant as a result of
implementing these BMS expansion requirements.
1.11 SHOP DRAWINGS
A. Prepare an itemized listing of all shop drawings and equipment documentation submittal data
for the Project including all required submissions identified throughout the Contract
Documents. The itemized listing shall include a shop drawing sheet number or equipment
documentation submittal number, reference to the specific Specification section and description
of the shop drawing or equipment documentation submittal item. Submit the itemized listing
within two (2) weeks after commencing work.
B. Prepare all shop drawings, diagrams, equipment and device schedules, equipment technical data
sheets and software information necessary to ensure compliance with the Specifications.
Submit all shop drawings and equipment documentation submittal data for the work within 1
months of receiving the notice to proceed except the cable and containment shop drawings
detailed below which shall be submitted within 15 days of the notice to proceed.
C. The following information shall be included on the cover page for each shop drawing and
equipment documentation submittal:
1. Project name.
2. Date.
3. Submittal number and re-submittal (revision) number as appropriate.
4. Name and address of Engineer.
5. Name and address of Employer.
6. Name and address of BMS contractor.
7. Name and address of supplier or vendor if appropriate.
8. Name of manufacturer.
9. Reference to the applicable Specification Section by name and number.
10. Stamped and signed coordination certification stamp.
D. Shop drawings shall be CAD generated, minimum A1 plot size. Drawings shall include
diagrams, mounting instructions, installation procedures, equipment details and software
descriptions for all aspects of the system to be installed. At minimum, the shop drawings shall
include:
1. BMS topology schematic.
2. Installation drawings.
3. DCP, UC and other panel layouts, including floor plan location and interconnection
drawings.
4. Field instrumentation locations on floor plan drawings.
5. Schematic of systems indicating instrumentation locations.

6. Installation details.
7. Schedule of cabling including details of proposed cable types.
8. Composite drawings of all motor starter terminal strips and damper terminal strips
indicating all existing and new wiring by all contractors on the motor terminal strip.
1.12 SUBMITTALS
A. Equipment submittals shall include design, performance and installation details for all aspects
of the system to be installed. At minimum, the equipment documentation submittals shall
include:
1. Equipment technical data sheets with mounting and installation details.
2. Central monitoring and control equipment details.
3. Operator terminal specifications and data sheets.
4. Software specifications and descriptions including operating sequences.
5. Field sensor and instrumentation specification sheets.
6. Dampers, damper actuators and Damper Interface Unit (DIU) drawings.
7. Valves and valve actuator specification sheets and valve schedules.
8. Details of PID and other appropriate control algorithms.
9. Proposed VDU schematics.
B. The BMS contractor shall not implement Operating sequences until the Engineer has given
approval. The BMS contractor shall make any changes to the operating sequences as requested
at the shop drawing stage and as requested by the Engineer following their implementation up
to the issue of the Certificate of Substantial Completion at no additional cost to the Employer.
C. All literature pertaining to a particular item, piece of equipment or installation shall be

submitted at one time and shall be specifically prepared for this project. General sales
information brochures shall not be acceptable. Each equipment documentation submittal shall
be properly marked with service or function, any options available that are not to be provided
shall be crossed out or options that will be provided shall be highlighted.
D. Comply with the requirements of the specifications. Any deviations from the specifications will
not be allowed. Submittals not in accordance with the specification requirements shall be
rejected. Before equipment, devices and materials are installed, they shall have submittals that
are stamped by the Engineer “Approved” or “Approved as Noted”. Submittals stamped
“Approved” or “Approved as Noted” shall not relieve the contractor from the requirements to
comply with the complete requirements of the Specifications. Corrections or modifications to
the work because of errors and/or omissions shall be at the contractor’s expense.
1.13 WARRANTY AND SERVICES DURING THE WARRANTY PERIOD
A. The warranty period for all components of the BMS and their installation shall be 1 year
following the date of completion of the project.
B. Any material furnished by the BMS contractor which is defective or fails during normal
operation of the system, shall be remedied (replaced or repaired) immediately by the BMS
Contractor at no additional cost to the Employer, during the period prior to the issue of the
certificate of completion, and during the warranty period.

C. Repair work shall only be undertaken at times approved by the Employer.
D. Repair work shall not include routine maintenance during the Defects Liability Period. The cost
of providing routine maintenance during the Defects Liability Period shall be provided
separately as an Optional Price as detailed below.
E. Respond and be on site within 4 hours of the Engineer and/or Employer placing a system
trouble call for items of an immediate nature (e.g.: failed component, non-functioning
controller, etc.).
F. Response to warranty call out by the Engineer and/or Employer shall be within 24 hours for
items not requiring immediate attention.
G. Work to troubleshoot and identify the cause of the BMS system or component failure shall
begin immediately and shall continue until repaired to the satisfaction of the Engineer and
Employer.
H. Any software upgrades and new software programs that become standard product offerings
from the BMS Specialist and/or BMS equipment vendors during the Defects Liability Period
shall be brought to the attention of the Employer together with the cost and, if the Employer
wishes, he shall purchase the software. If at any time during the Defects Liability Period,
software patches that correct software errors become available the Employer shall be notified
immediately and they shall be made available to the Employer at no additional cost.
1.14 CODES, PERMITS AND APPROVAL
A. Obtain all required permits and inspection certificates. All permits and certificates shall be
made available to the Employer.
B. The latest requirements of all national, county, municipal and other authorities having
jurisdiction shall be met.
C. Work shall be performed in compliance with Employer's insurance underwriters' requirements.
D. All electrical equipment, devices and components and their installation shall comply with the
latest edition of the IEE Wiring Regulations (BS 7671:1992 Requirements for electrical
installations) and all associated addenda
E. All components shall be IP 2X finger protected to BS 60529 such that live components cannot
be accidentally touched. Interior enclosures shall be, at minimum, IP 45 to BS 60529 and
exterior enclosures shall be weather proof IP 65 to BS 60529 unless specifically noted otherwise
within these documents.
F. The BMS Specialist shall only offer equipment that meets UL 916 requirements and all
electrical components shall be UL listed and shall carry the UL label.
G. The BMS shall be listed and manufactured to ISO 9001 and ISO 9002.
H. All work shall conform to the requirements detailed in the electrical specifications. Where there
is any conflict between the requirements of the different project trade sub-contract documents,

statutes, codes, regulations, local ordinances and any requirement of an agency having
jurisdiction over the project, the most stringent requirement shall apply unless determined
otherwise by the Employer. Advise the Engineer of any discrepancy or conflicts between the
various requirements for the project.
I. Equipment, devices and materials shall conform to all performance requirements of the
specifications when exposed to the following interferences:
1. Project lighting, telephone and elevator equipment.
2. VHF and UHF signals as generated by external or internal portable or fixed transmitters.
3. Electrical noise on the building power system, both spurious and harmonics.
4. The installations shall not radiate signals that cause interference to the correct operation
of the Employer’s on-site equipment.
5. The BMS and all individual electrical equipment, devices and components shall comply
with the requirements of BS EN 50081-1 (General Emission Standard) and BS EN
50082-1 and 2 (General Immunity Standard), the requirements of the Federal
Communication Commission rules and regulations Part 15, sub part J and all other
applicable codes and statutes with respect to the radiation and conduction of radio
frequency interference.
1.15 SCHEDULE
A. Complete all requirements of the BMS sub-contract in accordance with the project program and
prior to the scheduled Substantial Completion date for each phase.
B. Attend project meetings as requested by the Engineer.
C. Provide to the Engineer a schedule indicating the sequence of work, durations of individual
tasks, delivery dates for all material, devices and equipment and detail any interface that must
be coordinated with any other Specialists.
D. Provide written status reports at required intervals and in a format acceptable to the Engineer.
An updated schedule of work shall be included in each status report.
E. Comply with the Project Construction Schedule. Provide additional staffing or work overtime
as required to comply with the Project Schedule so as not to interfere with other on-site
Specialists in their effort to comply with the Project Schedule. Confirm, prior to tender
submittal that all equipment, devices, material and services proposed are available and will be
delivered accordingly to comply with the Project Schedule.
F. Provide written Request For Information (RFI) notices to the Engineer when specific
information or clarification of the specifications is required. Request For Information notices
shall be provided at least two (2) weeks prior to the need for the information.
1.16 BMS INSTALLER QUALIFICATIONS
A. The BMS specialist shall:

1. Have a local staff, within 50 kilometers of the project site, of trained personnel capable of
giving instructions and providing routine and emergency maintenance on the BMS, all
components and software/firmware and all other elements of the BMS.
2. Have a proven record of experience in the supply and installation of equivalent systems
over a minimum period of ten (10) years in the Qatar area.
3. Have comprehensive local service and support facilities for the total BMS that shall be
capable of responding to QF call-out within 2 hours, 7 days a week.
4. Maintain local, or have approved local sub-contracted access to, supplies of essential
expendable parts.
5. Undertake to maintain necessary project staff and maintenance personnel as per the
Employer’s requirements.
1.17 HEALTH AND SAFETY
A. Work shall comply with all the requirements of the Health and Safety Commission and with all
of the instructions of the Engineer and Project Manager.

PART 2 - PRODUCTS
2.1 EQUIPMENT AND MATERIAL – GENERAL
A. When a specific reference to a manufacturer of a product is made, and the term "equal and
approved" is used, substitutions of a product by another manufacturer will be allowed, but the
substituted product must conform to all specified requirements. The Engineer’s determination
on the acceptability of substitutes shall be final. Approved substituted equipment shall conform
to available space requirements. Substituted equipment that does not conform to the available
space requirements shall be replaced or required modifications shall be made at no additional
cost to the Employer.
B. All equipment and materials shall be new and without any defect. All components of one type
shall be products of one manufacturer (temperature sensors, dampers, etc.).
C. Hazardous Materials Notification: In the event no product or material is available that does not
contain asbestos, PCB, or other hazardous materials as determined by the Engineer, a written
application shall be made by the BMS Specialist to the Engineer providing all relevant details
concerning a proposed product or material that contains hazardous material prior to installation.
2.2 DELIVERY, STORAGE, AND HANDLING
A. Deliver, store, protect, and handle products to site under provisions of the contract Documents
B. Accept products on site and verify damage.
C. Protect products from construction operations, dust, and debris by storing in conditioned space.
2.3 LABELLING
A. Provide labelling for all DDC controllers, gateways, routers, hubs, field level components, etc,
panels and enclosures. Labelling shall meet, at minimum, the following requirements:
1. Plastic laminated label that shall be affixed to the panel or enclosure with rivets or
permanent adhesive.
2. Lettering 6mm (0.25 inch) high that sharply contrasts the background colour.
3. Consistent throughout the project.
4. Indicated on the record documentation.
B. Provide labelling of all cabling and containment. Labelling shall meet, at minimum, the
following requirements:
1. Identified with permanent tag or self-adhesive label within the panel.

2. Cross referenced on the associated record documentation and laminated record drawing
within the panel enclosure.
3. The BMS Specialist shall provide labelling for all cable furnished and installed by the
ICT Specialist for the use of the BMS Specialist.
2.4 WARNING NOTICE
A. Provide warning notices at all equipment controlled by the BMS and at all associated motor
starters and MCC panels where notices of a similar manner have not been provided by other
trades. Warning labels shall be installed, at minimum, at the following locations:
1. AHU access doors.
2. AHU motor starter and VSD controllers.
3. Pump motors.
4. Pump motor starter and VSD controllers.
5. Fan enclosure or access panel.
6. Fan motor starter and VSD controllers.
7. Chiller control panel.
8. Chiller disconnect/power panel.
9. Cooling tower access ladders.
10. Cooling tower MCC.
11. All other equipment and installations that are monitored and/or controlled by the BMS.
B. The warning notices shall be 75 mm by 125 mm (3in. by 5in.) minimum, with yellow
background and with black lettering
C. The warning notices shall be securely attached to the equipment at a location approved by the
Engineer and shall be highly visible. Submit a sample with shop drawings.
2.5 PANELS AND ENCLOSURES
A. Provide panels and enclosures for all components of the BMS except where it is specifically
identified within these contract documents that the enclosure shall be furnished by another
trade. Panels and enclosures shall meet, at minimum, the following requirements:
1. Painted steel panels with locking door. All panels shall be lockable with the same key.
2. Ventilated to prevent excessive heat build-up, where required.
3. Field cabling shall be terminated on a terminal strip. Provide strain relief.
4. Internal components shall be installed to allow easy access for diagnostics, maintenance,
removal or replacement.
5. Panel or enclosure shall be suitable rated for the environment for which it is to be
installed. Interior enclosures shall be, at minimum, IP 45 to BS 60529 and exterior
enclosures shall be weather proof IP 65 to BS 60529 unless specifically noted otherwise
within these sub-contract documents.
6. Panel or enclosures shall have 20% spare space for future addition of BMS controllers.
B. Panels and enclosures shall only be located as indicated on the drawings and at Engineer
approved locations.

C. The BMS Specialist shall not furnish MCC panels, motor starters, variable speed controllers and
local disconnect switches. The trade furnishing the motor starters and variable speed drives
shall provide an interface terminal strip in a dedicated enclosure which may be a separate
external enclosure or may be a compartment within the motor starter enclosure. Refer to the
sub-contract documents for the trade furnishing the motor starter and the variable speed
controllers for the details of the enclosures. The DDC controllers shall not be located in the
MCC panels
2.6 CONDUIT, TRUNKING AND FITTINGS
A. The BMS Specialist shall provide containment and cables as necessary for a fully functioning
system as detailed in these specifications.
B. Flexible metallic rustproof conduit shall be provided for the final one (1) metre before
connection from a non-vibrating location to equipment subject to vibration or movement.
Flexible metallic conduit shall be provided for between the last 300mm and the last 1000mm of
connection to field instrumentation, relays and final control elements as necessary to facilitate
the removal of devices without the disconnection or the bending of the non-flexible conduit.
Watertight conduit to be provided where appropriate.
C. Conduit and trunking shall be securely mounted in accordance with IEE Regulations and shall
be concealed in all areas to which the public have access.
D. Conduit and trunking shall run parallel or perpendicular to the building lines and shall be
installed in a workmanlike manner. Avoid obstructions and crossovers where possible.
E. Conduit/trunking shall be installed such that any condensation in the conduit cannot run into
BMS equipment. Where necessary conduit shall enter enclosures from the bottom or shall be
sloped up to the enclosure.
F. Junction and pull boxes shall be securely fastened to the conduit, shall be accessible, and shall
be provided where required by code and where necessary to facilitate the pulling of cables.
G. Coordinate installation of conduit/trunking with building structure and other trades.

Conduit/trunking installation above accessible ceilings shall be such that there will be no
interference with the installation of lighting fixtures, fire protection devices, air distribution
devices or any other devices.
H. The BMS Specialist shall colour code all conduit/trunking at least every 3,000 mm (10 feet)
along the conduit with a blue and green band at least 50mm wide and colour code every
junction box in a bright yellow
I. Containment shall be provided for all BMS cable except where specifically noted otherwise.
J. BMS monitoring and control cable shall not share conduit with cable carrying voltages in
excess of 48 volts and shall be partitioned from higher voltage cable in trunking.
K. LAN cable shall not share conduit with any other cable or shall be in a dedicated partitioned
compartment in trunking.

L. When cable for digital outputs is installed in conduit it shall be in dedicated conduit and when
installed in trunking shall be partitioned from other cable.
M. All trunking, conduit and accessories shall comply with all applicable codes and standards.
2.7 CABLE - COPPER
A. Provide all cables for the BMS Automation and Field Levels and cable to interconnect the BMS
Management level devices and the BMS Management level Network as detailed in these
specifications. Cable shall meet, at minimum, the following requirements:
1. Minimum 98% conductivity copper.
2. Stranded conductors.
3. Proper impedance for the application as recommended by the BMS component
manufacturer.
4. Monitoring and control cable shall be screened #18 AWG (0.82sq.mm) or larger
dependent on the application.
5. LAN cable shall be screened #24 AWG (0.82sq.mm.) CAT 6 CAT 5 or equivalent, or
twisted pair as identified elsewhere in these documents.
6. All monitoring and control cable shall be screened with the screen earthed at the CCP,
DCP, UC or control panel end only so as to avoid earth loops.
7. Continuous runs without splices.
8. Identification of each end at the termination point. Identification should be indicated on
and correspond to the record drawings.
9. All cabling installed without conduit shall be suitably rated for the application and the
cable jacket shall be clearly marked. Use unique colour schemes for easy identification
and prevention of inadvertent splicing of cabling. If there is no conflict with existing
colour schemes, the colour for exposed cable shall be purple.
B. Power wiring shall be sized in accordance with the applicable codes and shall be a minimum of
1.5 sq.mm stranded copper. The BMS Specialist shall provide all power cable and containment
and shall terminate the power cable at a power outlet close to the component to be powered and
shall provide the power outlet. The MEP Specialist shall terminate the power cable at the
MCC/distribution board as applicable.
C. Cable for all applications shall be rated for LSF and low halogen.
D. Terminations shall be mechanically and electrically secure. Twist type wire nuts shall not be
acceptable. Insulated tinned copper lugs shall be provided.
E. Cable within panels or enclosures shall be installed in wiring guides.
F. LSF cable not required to be in conduit (refer to requirements for conduit above) shall be routed
parallel and perpendicular with the building column lines. Provide cable rings and supports to
support the cabling. Supports shall be positioned in accordance with BS 7671.
G. All wiring terminations within field panels shall be terminated at terminal stripes and shall be
identification tagged on both sides of the terminal strip.
H. Cable run in vertical trunking shall have means of cable support, at minimum, every 3m.

I. Cables shall comply with all applicable codes including, but not limited to, the IEE wiring
regulations latest edition and the electrical sub-contract documents. Where there is a conflict
between any codes, standards, ordinances, regulations or the requirements of the jurisdiction
having authority, the most stringent requirements shall apply.
J. Provide two fault tolerant data servers. These servers shall be located in Central Facility
Management Control Room
K. The BMS data servers shall be configured in a clustering fail over configuration using the latest
version of Microsoft Windows 2003, Enterprise Edition, operating software. Provide BMS data
servers that are certified by a Microsoft OEM and provided as a complete package. Each BMS
data server shall meet, at minimum, the following requirements:
1. Quad Processor capable motherboard with a minimum of 4 PCI slots, 1 AGP slot and 16-
gigabyte memory capacity.
2. Dual Xeon MP Processors minimum speed of 1.5 GHz. with ball bearing type CPU
fan/heat sinks.
3. 4 gigabytes of installed dual channel DDR memory.
4. Two 60 Gigabyte hard disks connected to a hardware based Raid 1 controller. These
drives shall be used for the operating system software and the application software.
5. Three 120 Gigabyte hard disks connected to a hardware based Raid 5 controller. Use
these disks for database storage.
6. Tower or rack mounting case with minimum of 3 Internal 5¼” drive bays, 500 watt or
greater capacity UL rated redundant hot swap power supplies, 3 Internal cooling fans and
external keyboard lock.
7. 2 Serial (16550 UART) and 1 Parallel ports.
8. One 1.44 floppy disk drive.
9. 24X IDE Internal CD-RW/DVD ROM.
10. Auto sensing full duplex PCI 10/100/1000Mhz Ethernet adapter with bus mastering
capabilities.
11. SVGA 64 Megabyte AGP video adapter.
12. All necessary mounting hardware and cables for all components.
13. Complete assembly, testing and 72-hour burn in, with complete diagnostic report
detailing burn in procedures and results.
14. SCSI II DAT Tape Backup Unit or Magneto Optical Disk and compatible software with
sufficient capacity to perform full daily-unattended backup of the database to one tape or
disk. Provide 10 tapes or disks with unit.
15. Provide software for automatic operation of redundant components should primary
components fail.
L. The following peripheral I/O devices shall be provided at one of the terminal servers to be
determined by the Employer:
1. Keyboard and mouse

2.8 OPERATOR INTERFACE WORKSTATIONS (OIW)
A. The OIW shall comprise a PC and associated peripheral operator I/O devices. The OIW shall
be located as shown on drawings.
B. The OIW PC shall be a Thin Client of the terminal servers.
C. The OIW PC, shall have a Microsoft Windows XP Pro operating system or the latest version of
this software at the time of implementation and shall have, at minimum, the following facilities:
1. Single Processor Pentium III motherboard with a minimum of 4 PCI slots. Flash BIOS
support. 256 megabyte RAM memory capability.
2. Minimum Processor speed of 2.4 GHz with CPU fan/heat sinks.
3. 40 Gigabyte hard disk.
4. 256 megabytes SDRAM memory.
5. 100/1000Mbps Ethernet adapter.
6. SVGA 16-megabyte DRAM video adapter.
7. One internal analogue 56 Kbps modem, dedicated for operator call in.
8. 2 Serial and 2 Parallel ports.
9. One 1.44 floppy disk drive.
10. 40X Speed CD-ROM drive.
11. Real time software or hardware clock.
12. Tower Case with minimum of 4 external 5¼” and 3 Internal 5¼” drive bays, 300 watt or
greater capacity rated power supplies, internal cooling fan and external keyboard lock.
13. All necessary mounting hardware and cables for all components.
14. Integral power supplies which shall be suitably rated for the service.
15. Sound card for the annunciation of audible WAV file tones or pre-recorded messages at
the integral VDU stereo speakers.
D. Provide an alarm to uniquely identify a PC communication failure. One way that this might be
accomplished is by using a watchdog timer at a DDC controller.
E. Following a power failure, all PC shall return to a fully operational status without operator
intervention within two (2) minutes of the return of mains power. Software changes, including
modifications to database(s), shall not be lost in a power failure.
F. All PC shall be the latest model at the time of purchase and shall be from a recognised
manufacture of PCs. Purchase of the PC shall be delayed until the latest time possible without
causing a delay in the schedule in order to ensure that it is state-of-the-art and is based on the
latest proven technology is purchased. All PC shall be suitable for rugged and continuous
operation.
G. The following peripheral I/O devices shall be provided at each OIW:

1. Keyboard and mouse.
2. Alarm printer
H. The BMS OIW at each location shall have 1No. Report Printer. Where there are multiple OIW
at one location the printer shall be networked such that they are available to each OIW.
I. The OIW PC shall be a Thin Client of the terminal servers. It shall only be necessary to have a
standard web browser, such as the latest version of Microsoft Internet Explorer or Netscape
Navigator, and the latest version of Windows XP Pro operating system for the OIW PC to

operate as a Thin Client. No special software shall be required at the OIW PC to enable it to
function as a Thin Client.
2.9 PERIPHERAL OPERATOR I/O DEVICES
A. Printers: General
1. The operator shall be able to direct the hardcopy output to any printer. The BMS
Specialist shall set up the system such that all BMS generated messages such as alarms,
returns to normal, etc. are directed to the appropriate alarm printers and all BMS
automatically generated and operator requested reports are output to the appropriate
report printer.
2. The printers at one location shall be accessible from any OIW such that an operator at
one location can generate a hardcopy message at any other location.
B. Printers: Alarm Printers

1. The alarm printer shall meet the following specifications:
a. Minimum print speed of 300 characters/second. Slower speed printers shall not be
acceptable when printing in normal quality.
b. Selectable character sizes
c. Sprocket paper feed.
d. Top-of-page, skip and tab control.
e. The printers shall accept continuous fan-fold paper with a width equivalent to A3
size (297 mm by 420 mm).
f. Constructed for heavy duty-cycle environment.
g. 24 x 24 dot matrix printer
C. Printers: Report Printers

1. The report printer shall meet, at minimum, the following specifications:
a. Minimum print speed of twelve pages per minute black and three pages per minute
colour. Slower speed printers shall not be acceptable when printing in normal
quality.
b. Scalable fonts.
c. Single or double bin paper trays, capable of printing A3 size (297mm x 420mm)
and A4 size (210mm x 297mm).
d. Page feed and page discharge controls.
e. Colour and black and white printing capability without changing ink or toner
cartridges.
f. 1200 dpi black and white and 600 x 300 dpi colour.
g. Laser jet technology.
D. Keyboard:
1. Provide a keyboard for operator access at each OIW, terminal server and data server
location. This shall be in addition to any other operator input device such as a mouse.
2. The keyboard shall be in a standard typewriter (QWERTY) configuration with a full
alphanumeric standard ASCII character set and with additional dedicated keys for other
functions associated with the BMS such as print screen. Keyboard shall be wireless.
Provide batteries sufficient for 24 months operation.
E. Mouse:

1. Provide a mouse at each OIW, terminal server and data server location and configure the
system such that cursor control can be undertaken from both the keyboard and mouse as
selected by the operator.
2. Mouse shall be wireless. Provide batteries sufficient for 24 months operation.
F. Rear Projection Monitor:

1. Minimum luminous flux of 500 lumens.
2. 1780mm diagonal measurement.
3. Lamp rated for 8000 hours of operation.
4. Lamp to be replaceable without special training.
5. Remote Control.
6. Colour temperature adjustment from 3200 K to 9500 K.
7. Compatible with PAL, HDTV, extended television standards, improved television
standards, VGA, SVGA, XGA and SXGA.
8. Component, Composite, S-Video and 5 BNC inputs.
PART 3 - SOFTWARES
3.1 SOFTWARE OPERATING SYSTEM: GENERAL
A. The terminal servers shall provide a Thin Client architecture and shall be enterprise servers with
the Microsoft Windows 2003, Enterprise Edition, operating software or the latest version of this
software at the time of implementation. The OIW PC shall be Thin Clients of the terminal
servers and shall operate on Microsoft Windows XP Pro or the latest version of this software at
the time of implementation. Internet Explorer or Netscape Navigator browsers shall be provided
at all servers and thin client PCs. It shall be possible for all Thin Clients to concurrently access
the terminal server software. The Server applications software shall be suitable for a Thin Client
architecture.
B. The BMS Specialist shall provide a site-wide software license that shall permit the Employer to
add a PC to the BMS Management level Network without the requirement to obtain an
additional software license.
C. The BMS shall have an “off-the-shelf” software package (Middleware) that shall be able to
import and export data in, at minimum, the following protocols over an Ethernet TCP/IP
backbone:
1. BACnet.
2. LonTalk.
3. Modbus.
4. SNMP.
5. XML/SOAP.
6. OPC.
7. EIB.
8. Shall be able to communicate with any DDE compliant application.
D. Data shall be output from the BMS in the appropriate protocol to the appropriate ELV Building
System. Note that it shall be possible to output the same data in different protocols to different
ELV Building Systems.

E. Information shall be output from the BMS when:
1. Requested by the operator. This includes requests made by the operator for the
immediate output of specific information and requests for information that are optional
and have been pre-programmed by the operator for display.
2. Scheduled by the operator. An example of this might be the output of a report at an
operator-defined time of day.
3. An alarm condition has been detected by the BMS. All alarm conditions detected by the
BMS shall be annunciated as detailed elsewhere in this section.
F. The operator interfaces for the Operator Interface Workstation and the Portable Operator
Terminal shall be the same.
G. The graphical user operator interface shall be "user friendly" and shall be located at the terminal
servers and shall be accessed as required by the OIW PC and POT in compliance with Thin
Client principals. The interface shall be such that there is no need for the operator to reference
documentation other than "help" menus on the system in order for the operator to perform his
normal duties after the training has been received, as detailed in these specifications. Help and
interactive training modules shall be available at the Server and shall be accessible to all Thin
Clients.
H. The operator interface shall be English language with metric units. The system shall be capable
of converting all engineering unit displays into the equivalent English values and displaying
such values with the appropriate unit identifiers. The switchover from metric to English and
vice versa shall be done with a single operator command. The engineering unit switchover shall
be for all measured and displayed variables and calculated points. Unit conversion and display
shall be carried through all possible display view including graphical displays, text base
displays, and software application packages.
I. The performance criteria detailed in these specifications for the operator interface shall apply
when all BMS are in their completed form and all software and hardware functions are
operational.
J. The terminal server operating system shall be Microsoft Windows 2003, Enterprise Edition,
operating software or the latest version of this software at the time of implementation. The
terminal Server applications software shall have a history of application in multi-vendor
environments.
K. The software shall be acceptable to all potential BMS Specialists. The terminal server software
package shall have a successful history of use with BACnet/IP and shall incorporate all drivers
required to meet these specifications.
L. The programs shall be designed to provide industrial quality real time data presentation. The
software shall enable the BMS Specialists to develop customized graphical views of the
mechanical and electrical systems and shall contain an advanced graphics library that contains
all potentially required images.
3.2 SOFTWARE OPERATING SYSTEM: ACCESS CONTROL
A. Access to the BMS at the OIW and any other I/O device shall be protected by a password based
access system. An operator shall not be able to access information or perform any tasks at the

BMS until a valid password has been entered. Access shall terminate when an operator signs
off or after a predetermined time-out period, initially set at 10 minutes after the last operator
access, whichever occurs first. The password shall not be echoed at any terminal when it is
entered. Any operator functions, whether or not detailed within these specifications, shall be
subject to the operator's password being of a sufficiently high level to enable the operator to
perform the function.
B. Each password shall have up to 6 No. alphanumeric characters, at minimum, with at least 500
million different combinations and it shall be possible to have a minimum of 10,000 active
passwords at any time.
C. It shall be possible to define the following for each password:

1. I/O terminals that can be used for access. This shall be defined for any terminal that has
access to the BMS (including the web browsing facility).
2. Functions that can be performed.
3. Points that can be accessed.
D. If the system has fixed defined function levels then there shall be at least five (5) levels. Only
the highest level shall be able to undertake changes to the passwords.
E. An operator with the highest level of password shall be able to make additions, deletions and
changes to the passwords on-line using an interactive procedure including the changing of the
time-out period. An operator with the highest level of password shall be able to obtain a report
detailing the passwords assigned to each operator and all relevant details of the access privileges
associated with each password.
3.3 SOFTWARE OPERATING SYSTEM: ACCESS GENERAL
A. An operator with the suitable level of access shall be able to access the network to perform the
following BMS functions:
1. Observe values of BMS monitored points, BMS outputs and BMS calculated values.
2. Observe and change control modes for motors, i.e. BMS manual control mode and BMS
software control mode.
3. Observe, add, delete and change a database including a database that defines a monitored,
controlled or calculated point, a database that defines schedules or a database that is
created to meet any of the many functions detailed in these documents.
4. Issue commands to change the status of a digital output or the value of an analogue
output.
5. Observe and acknowledge BMS determined alarm conditions.
6. Initiate the outputs of add, delete and change reports.
7. Observe, add, delete and change operating sequences.
8. Observe, add, delete and change VDU system diagram displays.
9. Observe, add, delete and change control algorithms including PID control constants.
10. Other functions as expressly detailed in the BMS specifications or as required, even if not
expressed, in order to meet the intent of these specifications.
B. Operator access shall be by penetration through a hierarchy of menus and/or system displays on
the VDU using cursor control and by means of a series of alphanumeric inputs at a keyboard.
The menu selections shall be self-evident and shall easily guide the operator through the
execution of any of the functions. The alphanumeric input shall comprise short English

language statements and/or readily understood abbreviations. Whichever approach is used, the
process shall be via the most direct path and shall involve as few operations as possible. It shall
not be necessary for the operator to know the location, i.e. the DDC controller, at which a point
is monitored/controlled in order to access any information concerning that point.
C. Following the completion of all steps by the operator performing an operator access function,
the function shall commence within two (2) seconds and shall be completed within ten (10)
seconds apart from those functions that are subject to the limitations of the output rate of the
printers.
D. An operator shall be able to edit his keyboard entries prior to attempted execution using
standard keys such as "delete" and "backspace". However, if an operator makes an incorrect
entry then the BMS will display a message that clearly details the nature of the error and
identifies the appropriate "help" menu that will assist the operator to successfully complete the
entry.
E. All operator entries shall be echoed, except passwords, at the VDU at the OIW, terminal server
and data server depending on where the operator entry is made.
3.4 SOFTWARE OPERATING SYSTEM: PROGRAMMING AND UPDATES
A. The BMS Specialist shall provide documentation detailing the methods and techniques required
to connect additional workstations, DDC controllers, gateways, routers and any other BMS
hardware and to add BACnet objects to the software as well as to export the data in any of the
previously mentioned standards to another system.
B. The system documentation shall be sufficiently detailed to enable the BMS’s incorporation into
another BACnet system in the future.
3.5 SOFTWARE OPERATING SYSTEM: OPERATOR REQUEST FOR INFORMATION
A. Each monitored, controlled and calculated point in the system shall be accessed via the menu
and the alphanumeric approaches as detailed in these specifications.
B. Access using the system schematic displays, as detailed in the previous sections, with the
addition that once the system display level is reached it shall be possible to progress to the
individual monitored, controlled or calculated point. Once a menu or system display selection
is made it shall take no more than five (5) seconds before the next menu or display level appears
on the VDU.
C. Access using the alphanumeric approach shall enable an operator to access any point via a
unique point name that may be a short English language descriptor or a readily understandable
mnemonic of the type used to identify points in the points schedules and system diagrams.
D. Either approach shall enable the operator to observe or change any parameter associated with a
point and to add and delete points.
3.6 SOFTWARE OPERATING SYSTEM: OPERATOR COMMANDS

A. The operator shall be able to place any output in the BMS manual control mode and when in
that mode the operator shall be able to place any output to any required value subject to any
hardwired interlocks and any software interlocks that are specified to apply in the BMS manual
control mode.
B. The operator shall be able to place any setpoint that is determined by software into the manual
mode and to manually assign a value to the setpoint.
C. The operator shall be able to initiate the restart of equipment following a fire alarm and
following a power failure. Refer to the paragraphs titled "Equipment restart following a fire
alarm" and "Equipment restart following a power failure".
3.7 SOFTWARE OPERATING SYSTEM: DATABASES AND OPERATING SEQUENCES
A. The operator shall be able to make on-line modifications, additions and deletions to all
databases at the PC, CCP, DCP, and UC using interactive procedures. Prior to the acceptance
of the changes by the BMS there shall be a restatement of the contemplated database
modification, addition or deletion together with a question of the type "Do you wish to
proceed?" which will require an affirmative answer before the change takes place.
B. The operator shall be able to modify a sequence, add a sequence and delete a sequence on-line
as detailed in the Section titled “BMS Software”.
C. The databases shall be open standards based on BACnet. The BMS Specialist shall provide
complete comprehensive documentation on writing to the databases, retrieving data from the
databases and sharing the data at the databases.
3.8 SOFTWARE OPERATING SYSTEM: ALARMS
A. Alarms shall be generated by the BMS upon the occurrence of one of the following events:
1. Failure of a PC, DDC controller, or any other BMS hardware components.
2. Failure of communications between nodes on any LAN or the BMS Management level
Network.
3. A monitored status indicates a discrepancy between the actual and the required value.
4. A monitored value does not meet criteria established by the operator.
5. The deviation of a variable from setpoint exceeds operator-established criteria.
6. The output to a final control element is outside operator-established criteria.
7. A digital input is in the state defined by the operator as indicating an alarm condition.
8. Software failures and errors shall be diagnosed and annunciated by the BMS.
B. The failure of a BMS hardware component, including communications failures, shall generate
an alarm that shall be differentiated from process alarms. If the failure of a PC cannot be
annunciated at a printer or VDU at the OIW because of the BMS topology then provide an
alternative means such as a "watchdog timer" at a DDC controller. The alarm message
generated by the BMS shall clearly identify the component that has failed and the location of a
communications failure shall also be clearly indicated.
C. In the event that the BMS detects a disparity between the actual and the required status of a
digital input, the BMS shall generate an alarm and shall set the control relay to the off state.

This shall occur when the digital output is in both the BMS manual control mode and the BMS
software control mode and shall automatically place the output in the BMS manual control
mode.
D. The operator shall be able to define alarm conditions for each analog input, at minimum, as
follows:
1. The high limit above which the variable is in alarm.
2. The low limit below which the variable is in alarm.
3. An end or range alarm. This shall occur when the analogue signal goes to zero or to its
maximum value.
E. The operator shall be able to assign deviation limits to setpoint values. An alarm shall be
generated when a controlled variable deviates from setpoint by more than an operator-defined
amount.
F. The operator shall be able to assign alarm limits to analogue outputs. The BMS shall generate
an alarm when an analogue output reaches or exceeds an operator assigned high limit and
reaches or goes below an operator assigned low limit.
G. The operator shall be able to designate one state of a digital input as an alarm state.
H. The operator shall be able to assign a time delay following detection by the BMS of an alarm
condition such that if there is a return to normal during the assigned time delays the alarm shall
not be annunciated. If at the end of the time delay period the alarm condition still exists then
the BMS shall annunciate an alarm within two (2) seconds (end-to-end time). The time delay
shall be individually assignable to each alarm condition. All monitored points shall meet these
alarm annunciation criteria regardless of type of panel used to monitor the point.
I. The operator shall be able to assign a deadband to all analogue high and low alarm limits so as
to minimize the too frequent and unnecessary annunciation of alarms. An analogue alarm limit
shall not have returned to normal until it is has returned beyond the alarm limit by a sufficient
amount to have also cleared the deadband. The same shall also apply to analogue output high
and low alarms.
J. A report shall be available to the operator detailing points in alarm and a further report shall be
available to the operator detailing the alarm limits established for the monitored, controlled and
calculated points.
K. Designated alarms shall be output on the alarm printer.
L. The occurrence of designated alarms shall initiate a visual alarm at the OIW. A switch, button
or keyboard key shall be dedicated to the acknowledgment of alarms at the OIW. The visual
alarm shall cease after acknowledgment of an alarm unless another alarm is awaiting
acknowledgment. All alarms shall be acknowledged individually and the acknowledgment shall
be recorded on the alarm printer. The alarm message shall uniquely identify the cause of the
alarm together with the time of detection by the BMS. The operator shall be able to associate
an "event message" with any alarm occurrence. The operator shall be able to designate at which
workstation(s) the alarm shall be annunciated.
M. Alarms shall be allocated priorities by the operator on-line using an interactive procedure. If
there are concurrent alarms then they shall be annunciated in order of their priority. An icon

shall appear on the VDU when there are alarms other than those displayed. The cursor and icon
shall enable the operator to bring up an alarm report on the VDU at any time. There shall be at
minimum, three levels of alarm priority. Alarms shall be prioritized in the following categories,
with the following actions taking place:
Category Action Taken
Critical. Printout on alarm printer. Clearly distinguish critical

alarms on hard copy printouts and reports.
BMS component. Printout on alarm printer. Clearly distinguish BMS

components alarms on hard copy print outs and reports.
N. Alarms shall remain on the OIW VDU alarm queue until the alarm has been acknowledged by
the operator and returned to the normal state. If the alarm returns to normal before operator
acknowledgment, then it shall be identified as such via different colour designation on the alarm
queue. If the alarm is acknowledged before is has returned to normal, then is shall also be
identified via a different colour designation.
O. It shall only be necessary to acknowledge an alarm at one OIW.
P. It shall be possible to assign alarms to different OIW on a scheduled basis.
Q. The BMS Specialist shall configure the alarms and their priorities in accordance with the
requirements of the Employer.
3.9 SOFTWARE OPERATING SYSTEM: REPORTS
A. Reports shall be output when requested by the operator and when scheduled by the operator.
B. Reports shall be provided as detailed throughout these specifications and shall be output at the
VDU at the OIW, the printer designated by the operator at the report printer or the screen at the
POT whichever is selected by the operator. The default output device for reports shall be the
report printer at the OIW.
C. The operator shall be able to select reports to be output in the following manner:
1. For a specific point.
2. For a specific item(s) of equipment.
3. For all points located on a specific floor or area of the building.
4. For all equipment serving a particular floor.
5. For all points monitored, controlled and calculated.
6. For after hours operation of the AHU.
7. For a specific schedule.
8. For a specific or group of trended points.
9. For a specific or group of totalised points.

D. Reports shall all have the time and date at which they were output recorded on them. Reports
shall be formatted in such a manner as to make them easily understandable to the operator.
E. A menu of reports shall enable the operator to access any report on the BMS. Each report shall
contain the date and time.
F. The operator shall be able to configure customized reports. Standard and customized reports
shall be configured through the BMS. Use of third party reporting packages is not allowed.
G. The BMS Specialist shall configure the reports in accordance with the requirements of the
Employer.
3.10 SOFTWARE OPERATING SYSTEM: EVENT MESSAGES
A. The operator shall create messages up to 64 characters in length, at minimum, which shall be
displayed upon the occurrence of a particular event. There shall be capacity for 1000 event
messages at any one time and the operator shall be able to associate a single message with more
than one occurrence and shall be able to associate more than one event message with a
particular event.
B. The event message shall be output at all devices selected on-line by the operator using an
interactive procedure.
C. The operator shall be able to associate one or more event messages with the following events:
1. An alarm
2. A change of status.
3. The return to normal of an alarm condition.
4. An operator entered schedule.
5. Any other event initiated by the BMS or monitored by the BMS.
3.11 SOFTWARE OPERATING SYSTEM: VIDEO DISPLAY UNITS DISPLAY
A. VDU displays of system diagrams are discussed in the Section titled “VDU system diagram
display package” of these specifications.
B. VDU displays shall form the basis of the menu penetration means of operator access.
C. The time and date and the building kW shall appear on the VDU at all times and when there are
system diagrams displayed on the VDU the outside air temperature and relative humidity shall
be displayed.
D. Icons shall be used in conjunction with cursor control where possible to simplify access to data
and the execution of operator commands.
E. System diagrams shall appear on the VDU complete with all associated data within five (5)
seconds of the completion of the operator entry/ menu selection.
3.12 BMS OPERATING SYSTEM: GENERAL

A. The Distributed Control Panels, Workstations and Unitary Controllers shall run under the
control of proven real-time executive operating software systems. These operating systems are
collectively referred to as the BMS operating systems.
B. The BMS operating Systems shall include:

1. Controllers Monitoring and Control Software
2. Controller Application Software
3. Data Analysis and Storage Software.
4. Data Presentation Software.
C. The operating sequences and all databases related to monitoring and control functions shall
reside at the associated DCP and/or UC. Copies of these databases, operating sequences,
schedules and other programmable software shall reside at the PC at the OIW. It shall be
ensured that at all times there is no mismatch between software resident at the DCP and/or UC
and the software copy resident at the PC.
3.13 SEQUENCES OF OPERATIONS
A. The sequences of operation shall be resident at the controllers.
B. Where terms are used, such as “operator determined”, “operator changeable”, etc., which
indicate an operator originated decision; it shall mean that an operator shall be able to amend a
value, such as a setpoint, alarm limit, time delay, etc. through an interactive approach. The term
"interactive" is used to mean that the system shall operate in a conversational mode whereby the
operator shall receive English language prompts in the form of:
1. Tables into which the operator enters data.
2. Questions that are responded to by the operator.
3. Selections that are made by the operator based on a list of suggested alternatives that is
generated by the BMS.
C. The procedure by which an operator amends a value or implements a selection shall be such that
the operator can readily execute the task without reference to instruction manuals and without
knowledge of the BMS control language.
D. All setpoints, alarms limits, deadbands, software time delays, report configuration and requests,
operating time limits, schedules, etc. shall be operator definable through an interactive
procedure via the OIW, OIW, POT and HHWT. In addition, the setpoints and schedules shall
be changeable via the BMS/telephone and BMS/web facilities.
E. The equipment that is fed from emergency power and which is controlled by the BMS shall
operate normally under emergency power conditions and shall be monitored and controlled by
the BMS under emergency power conditions. Ensure that all equipment furnished under this
sub-contract that is associated with the control of equipment on emergency power is fed from
the emergency power service and can maintain normal equipment operations when the
equipment is on emergency power. Following a loss of normal power, the BMS shall resume
normal equipment control and monitoring functions for that equipment on emergency power
within 20 seconds of the availability of emergency power and similarly when there is a return to

normal power. If necessary provide an uninterruptible power source in order to meet this 20
seconds resumption of operation requirement.
F. The BMS Specialist shall identify on the cable and containment shop drawings which
components are to be fed from emergency power and which components are to be fed from a
UPS source.
G. The BMS Specialist shall provide an easy to use means of defining the operating sequences
such as a high-level control language or a graphical/flowcharting facility.
H. The means provided for the creation of the operating sequences shall be suitable for the
implementation of the sequences detailed on the control diagrams that form a part of these sub-
contract documents.
I. If the BMS Specialist requires additional instrumentation to that indicated in the BMS Point
Schedules and Diagrams in order to implement the operating sequences as detailed on the
control drawings then the BMS Specialist shall include such additional instrumentation within
the tender price. Such instrumentation shall meet the requirements detailed in the Section titled
"BMS Field Instrumentation" or, where specifications are not provided, details of such
instrumentation shall be submitted to the Engineer for approval.
J. The operating sequences shall be written in a readily understandable high level control language
such as Pascal, Basic, C or equivalent or they shall be constructed using an easily understood
graphics interface package. Provide adequate English language notation in the software to
assist the operator understand the intent of the programmed sequences.
K. The control language shall be capable of implementing 32-bit floating-point calculations using.
At minimum, the following arithmetic operators:
1. Addition
2. Subtraction
3. Multiplication
4. Division
5. Roots
6. Exponentials
7. Natural logarithms
L. The control language shall, at minimum, be able to implement the following logic operations
and relational operations:
1. and
2. or
3. not
4. nand
5. nor
6. If then else statement
7. less than
8. less than or equal to
9. equal to

10. greater than or equal to
11. greater than
12. not equal to
M. The BMS Specialist shall be responsible for the stable operation of all control loops. The BMS
Specialist shall provide self-tuning PID control algorithms. Verify that the control loops are
stable.
N. If any BMS or system component should fail during the operation of a system, then the BMS
shall execute the procedure detailed in the sequences of operation. Where a failure mode is not
provided for a BMS controlled item of equipment the BMS Specialist shall obtain details of the
required failure mode from the Employer.
O. Where there are multiple filter banks the BMS Specialist shall furnish a differential pressure
switch across each filter bank. The BMS Specialist may elect to monitor each filter alarm
individually or may elect to wire the differential pressure switches such that if any filter is in
alarm a general filter alarm shall be monitored by the BMS.
P. Any information required by the BMS Specialist for the implementation of the software shall be
requested in writing from the Engineer at least 2 weeks prior to the time it is required. Submit
the request for information in the form of tables or forms for the Employer’s personnel to
complete and return.
Q. The operating sequences detailed in this section shall only apply when the BMS is controlling
and monitoring the system in the BMS software control mode.
R. In cases where outside air duct cross-sectional area exceeds a certain amount, multiple damper
sections rather than a single section shall be furnished and shall be controlled in groups. Refer
to the mechanical trade documents to determine the number of damper sections and the number
of actuators.
S. Where indicated on the control diagrams, the BMS Specialist shall interlock motorised dampers
with fans such that when the dampers are closed the associated fans stop.
T. The BMS Specialist shall provide any modifications to the operating sequences as requested by
the Engineer without additional costs until the substantial completion of the entire BMS.
U. The sequences of operation are detailed on the control drawings that form part of these
documents. Where sequences have not been specifically identified for a mechanical, electrical
or public health system/component, the BMS Specialist shall obtain instruction from the
Engineer and shall implement the required sequences at no additional cost to the Employer.
3.14 BMS OPERATING SYSTEM: CONTROLLERS MONITORING &CONTROL SOFTWARE
A. Scan rates at the DCP and/or UC shall meet the following requirements:
1. Each analogue and digital input point shall be scanned at least once every 5 seconds.
2. If a point is in alarm, then the alarm shall be annunciated at the OIW within 2 seconds of
the termination of the time delay period following detection of the alarm condition.

B. DDC outputs shall be updated at a frequency defined by the operator. The operator shall be
able to select a frequency, at minimum, in the range of 2 seconds to 256 seconds.
C. The operator shall be able to define a minimum time delay between successive starts of
equipment so that disturbances created on the building electrical system are minimised in
frequency and amplitude.
D. BMS analogue and digital outputs shall change as the result of either an operator entered
command or a BMS generated software command. These two modes of BMS output are
referred to as the BMS MANUAL CONTROL mode and the BMS SOFTWARE CONTROL
mode and differ as follows:
1. In the BMS manual control mode, the signal to a final control element such as a valve or
a damper actuator and to a relay such as a motor control relay shall change as the result of
a command manually entered at one of the operator terminals. When an output is in the
BMS manual control mode, there shall be no means by which it can switch to the BMS
software control mode or by which the value or state of the BMS output can change
without operator intervention.
2. In the BMS software control mode, the signal to the final control element or relay shall
be changed automatically as the result of software such as a schedule, operating sequence
or Applications Package such as the Optimised Scheduling feature.
E. The operator shall be able to select the mode of output control for each analogue and digital
output.
F. The operator shall be able to define the minimum time delay between the stopping of a piece of
equipment and its subsequent restart. This time delay shall be in effect for motors in the BMS
software control mode and for motors in the BMS manual control mode.
G. If there is a discrepancy between the actual and BMS commanded state of a motor then, unless
the discrepancy arises because of control of the motor by the fire alarm system or because of a
power failure, the motor control relay shall be set automatically to the OFF state, an alarm shall
be generated and the motor shall be placed in the BMS manual control mode.
1. If the discrepancy has arisen because of override control by the fire alarm system, then
the motor shall be restarted by the BMS in accordance with the procedure detailed in the
paragraph titled "Equipment Restart Following a Fire Alarm".
2. If the discrepancy has arisen because of a power failure, then the motor shall be restarted
by the BMS in accordance with the procedure detailed in the paragraph titled "Equipment
Restart Following a Power Failure".
3. In all cases a motor shall only restart following an operator manually entered command
H. The BMS shall not override any hardwired interlocks such as those provided at motor starters
for overload protection, damper interlock, pressure interlock, etc. and those provided to
facilitate control by the Fire Alarm System regardless of the BMS output control mode.
I. Unless stated otherwise elsewhere in these Specifications, the modulation of final control
elements by the BMS in the BMS software control mode shall be based on a Proportional-
Integral-Derivative (PID) control algorithm. The control constants for the PID algorithm shall
be definable by the operator. If self-tuning algorithms are provided, it shall still be possible for
the operator to manually tune the control loops. The software shall incorporate facilities to
enable the bumpless transfer of a modulating output from BMS manual control to BMS

software control and vice versa and the prevention of integral wind-up. PID algorithms shall
maintain the system operation within the desired tolerance around the setpoint. Setpoint
tolerances shall be as follows:
1. Supply air temperature control, + or - 0.5 Deg. C.
2. Space temperature control, + or - 0.5 Deg. C.
3. Duct static pressure control, + or - 50 Pa
4. Water differential pressure, + or - 15 kPa.
5. Space static pressure control, + or - 10 Pa
6. Relative humidity, + or - 3%
J. Software shall automatically inhibit the generating of an alarm on an analogue input when the
status of an associated digital input indicates that an alarm condition is to be expected. Such
would be the case, for example, when an air handling unit is off as it would be expected that the
supply air temperature would be outside the alarm limits established for the operating state. An
interactive procedure shall enable the operator to link any analogue value to a digital input so as
to inhibit unnecessary alarms. Points with their alarms locked out shall continue to be displayed
on reports and VDU displays. The alarms shall remain locked out for an operator defined time
delay following the start-up of the associated equipment
K. If for any reason the operator wishes to terminate the monitoring of a particular digital or
analogue input, then it shall be possible to take the point out of service via an interactive
procedure. If the point is the monitored variable in a control loop, then the control loop shall be
disabled, any sequence dependent on the point shall also be disabled and all associated BMS
outputs shall go to the BMS manual control mode.
L. An interactive procedure shall enable the operator to add, delete and modify points monitored
and controlled by the BMS.
M. An interactive procedure shall enable the operator to configure control loops. The operator
shall define Setpoints for control loops or they shall be derived from software logic as detailed
in the sequences of operation.
N. All configuration tools shall be built into the BMS graphics software and all components of the
system shall be programmable from any OIW via the web browser including the downloading
of programs to the DDC controllers.
3.15 BMS OPERATING SYSTEM: CONTROLLER APPLICATION SOFTWARE
A. Applications software functions associated with the control and monitoring of the mechanical
and electrical systems by the BMS shall be resident at the DDC controllers and OIW PC as
appropriate. The application of these features shall be in accordance with the details provided
in the Sequences of Operation. The BMS Specialist is to implement all applications programs.
Where additional information is required the BMS Specialist shall request the information in
writing to the Employer at least two weeks before it is required by the BMS Specialist.
B. These application software packages shall include but not be limited to the following:
1. Provide the following programs for the optimization of energy usage:
a. HVAC control

2. Provide the following programs for the calculation of data:
a. Electrical Energy usage and demand
b. Psychometric properties
c. Equipment operating time
3. Provide the following programs for the restart of building mechanical systems:
a. Equipment restart following a fire alarm
b. Equipment restart following a power failure
C. HVAC Control
1. BMS to provide predefined control algorithms to accomplish Optimal Run (start/stop)
Time, Supply Air Reset and Enthalpy Switchover Optimization applications.
2. Optimization applications to be coordinated through energy supervisory management
routines. These routines to coordinate control action required by optimization
applications between themselves, all other energy features, and all application features
within the system.
3. Each control system to support English or metric units of measurement and be assigned a
unique identifier which is to be used to request operator-relevant HVAC control status
data. Each control system to be capable of supporting Optimal Run Time, Supply Air
Reset, and Enthalpy Switchover Optimization.
4. Control systems and their associated points and parameters to be online definable. Any
additions, modifications or deletions to be made online. Each system to be individually
identified with a unique English language descriptor.
5. Each system to provide a savings profile summary which is to document, but is not
limited to, the following:
a. Period start date as defined by operator
b. Calculated optimal start time daily saving values
c. Calculated optimal stop time daily saving values
d. Calculated optimal start time daily saving values during current period
e. Calculated optimal stop time daily saving values during current period
f. Calculated SAR (Supply Air Reset) daily saving values
g. Calculated SAR saving values during current period
h. Calculated ESQ (Enthalpy Switch-over) daily saving values
i. Calculated ESQ saving values during current per.
j. These documented savings values to be automatically historically stored for the
current defined period and a minimum of twelve past periods.
6. Optimal Run Time (ORT) Program is to:
a. Control start up and shutdown of HVAC control equipment
b. Provide the most efficient operation during potentially energy wasteful periods of
the day based on occupancy schedules, outside air temperature, seasonal
requirements and interior room mass temperatures
c. Start up systems by using outside air temperature and room temperatures to "learn"
the building's thermal characteristics through a dynamic adaptive modeling
technique

d. Predict and self-adjust the HVAC control system for how long building takes to
cool down under different conditions, using the adaptive model
e. Determine how early it can shut down the system without adversely affecting
ventilation, by using the outside air temperature
f. Automatically determine the seasonal mode and worse case condition for each day,
by analyzing multiple building mass sensors
g. Analysis to require only easily obtained occupancy schedule data and desired mass
temperatures for implementation.
7. Supply Air Reset (SAR) Program is to:
a. Monitor cooling loads in building spaces
b. Monitor single zone unit discharge temperatures
c. Adjust HVAC control discharge temperature to the most energy efficient levels
that still satisfy the measured load
d. Raise cooling temperatures to highest possible value, and still cool and dehumidify
the warmest monitored room served by fan.
D. Equipment operating time

1. Provide a software package that will accumulate the operating times for motors as
selected by the operator using an interactive procedure. Any piece of equipment that has
its status monitored by the BMS shall be selectable for inclusion in this feature. It shall
be possible to concurrently monitor the accumulated operating time for every item of
equipment monitored and/or controlled by the BMS. Data shall be stored at the local
controllers and shall be uploaded to the OIW at regular intervals. In the event of loss of
communications between the OIW and the local controller the local controller shall
continue to monitor and store data such that the data can be downloaded when the
communication is restored. The number of starts and stops of motors shall also be
accumulated.
2. The operator shall be able to establish on-line, using an interactive procedure, a value for
the accumulated operating time at which a suitably worded message shall be output to the
operator advising that the reporting limit has been reached for a specific motor. The
message shall be output at the designated alarm printer.
3. The operator shall be able to change the accumulated total for any motor to any value.
4. The accumulated operating times shall be updated at least every 15 minutes.
5. The operator shall be able to obtain a report on demand and on a scheduled basis
detailing the accumulated operating times.
6. Operating times and the number of equipment starts/stops shall be input by the BMS
equipment-scheduling program to the Employer's Facility Management System and shall
be the basis of maintenance programming.
E. Equipment restart following a fire alarm

1. Provide and implement a software program that will restart equipment, following the
return to normal condition that was shut down by the FAS or by the BMS as the result of
a fire alarm. The only equipment that shall be shut down by the BMS as the result of a
fire alarm shall be the VAV terminal units and FCU. The FAS shall shut down all other
equipment on an as required basis.

a. If an item of equipment is shut down by a source other than the BMS when there is
a fire alarm in effect then the BMS shall assume that the cause of the shut down is
the FAS and shall not indicate an alarm.
b. The FAS shall communicate to the BMS a list of all equipment that it has shut
down as the result of a fire alarm.
c. If an item of equipment was presumed by the BMS to have shut down as a result of
the fire alarm but is not on the FAS list then an alarm shall be annunciated for that
item of equipment to indicate equipment failure. An alarm shall also be generated
if an item of equipment on the list does not have the required status.
2. Following the receipt by the BMS of a return to normal message from the fire alarm
system the operator shall be able to initiate the restart of all equipment shutdown by the
FAS and BMS with individual manually entered commands to each item of equipment
and with a single command that shall restart all equipment scheduled to be operational at
the time of the operator restart command. Prior to the return to normal of the fire alarm
system the operator shall not be able to execute the restart command. The restart of the
equipment shall be subject to all the software protection such as the minimum "off" time
and the operator defined time delay requirements between successive equipment starts.
3. As part of the work of this sub-contract the BMS Specialist shall implement the restart
following a fire alarm function. Submit in written to the Employer, at least 4 weeks prior
to the acceptance testing, a request for the order in which motors are to be restarted, the
delay times between successive motor starts and the minimum “off” and “on’ times. The
written request will clearly indicate the information required from the Employer and the
format in which it is to be provided.
F. Equipment restart following a power failure

1. Provide and implement a program that will facilitate the restart of equipment following a
power failure.
2. This program shall be based on the BMS detection of a power failure and the return of
power. This feature shall operate on a per BMS basis and not a site wide basis and shall
be implemented for both emergency, normal power and UPS power.
3. When there is a loss of normal power, the BMS shall de-energise all units under its
control. When power is restored the BMS shall restart equipment on the basis of the
following as selected by the operator:
a. Manually entered operator command. A single command shall initiate the start of
all equipment controlled by a BMS or the equipment shall be started individually
as selected by the operator.
b. Automatically by the BMS when the return of power is detected by the BMS,
either utility power or QF standby power.
4. Whichever method of restart is selected the motors shall be started in a predetermined
order and the start up shall be subject to all the software protections such as the minimum
"off" time and the operator defined time delay requirements between successive
equipment starts, to prevent surges in the electrical distribution system.
5. As part of the work of this sub-contract the BMS Specialist shall implement the restart
following a power failure function. Submit in written to the Employer, at least 2 weeks
prior to the acceptance testing, a request for the order in which motors are to be restarted,
the delay times between successive motor starts and the minimum “off” and “on’ times.
The written request will clearly indicate the information required from the Employer and
the format in which it is to be provided.

6. In the case of standby power, the BMS shall only restart equipment that is scheduled to
operate at that time of day and which is permitted to operate under standby power
conditions.
3.16 BMS OPERATING SYSTEM: DATA ANALYSIS AND STORAGE SOFTWARE
A. Data analysis and storage software shall reside at the terminal servers such that all PC on the
BMS Management level Network can present data in the same format. These features shall
comprise the following:
1. Dynamic Trending
2. Historical data trends
B. Dynamic Trending
1. Provide a software package that emulates, at minimum, a 3No. point strip chart recorder.
This program shall concurrently display 3No. or more (maximum of 6) plots of variables
in a graphical format. The graphs shall be plotted as the values are sampled in a similar
fashion to a chart recorder and when the plot reaches the right hand side of the X-axis, the
X-axis shall scroll to the left so as to accommodate newly sampled data.
2. The variables to be plotted shall be selected by the operator from any input, output point,
BMS calculated value or any setpoint. It is envisaged that the primary use of this facility
will be for the tuning of control loops and the observance of control loop performance.
Typically this would require, for example, the concurrent plotting of the loop setpoint, the
monitored variable and the BMS output to the final control element.
3. Each of the plotted variables shall be uniquely and clearly identified using a means of
differentiation such as different colors for each variable or different symbols for the
plotted points for each variable.
4. The X-axis shall be the time axis and shall have a scale selected by the operator using an
interactive procedure or shall be scaled automatically to accommodate a minimum of 30
plotted points for each variable. The plot rate shall be selected by the operator using an
interactive procedure and shall have the following minimum ranges:
a. Plot rates for monitored variables shall range from their BMS scan rate to at least
once per day.
b. Setpoints shall be plotted at the same rate as the associated variable.
c. Plot rates for BMS outputs shall range from their BMS update rates to at least once
per day.
d. Plot rates for calculated points shall range from the rate at which the calculation is
performed to at least once per day.
5. The Y-axis shall be the value of the plotted variable. If plotted variables have different
ranges then provide separate Y-axes. The Y-axis for each plotted variable shall be
defined by the operator using an interactive procedure or shall be scaled automatically
using a technique that displays the data in an optimum manner.
6. It shall be possible to have a minimum of 100 active trend plots at any OIW on the
network.
7. As part of the work of this sub-contract the BMS Specialist shall implement all trend logs
as requested by the Employer. Submit in writing to the Employer, at least 2 weeks prior
to the acceptance testing, a request for points to be placed on the dynamic trending

function. The written request will clearly indicate the information required from the
Employer and the format in which it is to be provided.
C. Historical data trends

1. Provide a software facility for the collection and storage of data at the data servers and its
subsequent retrieval and display in tabular and graphical form as selected by the operator.
2. The operator shall be able to assign on-line, using an interactive procedure, any BMS
input or output point, calculated variable or setpoint to the historical data trend facility. It
shall be possible to have data collection and storage concurrently, at minimum, for
250,000 variables and it shall be possible to have data collection for each variable at 2
separate sampling rates.
3. Each variable shall be sampled at an operator-defined frequency using an interactive
procedure. The sampling frequencies shall be in the following ranges at minimum:
a. For BMS monitored points the sample rate shall be selectable individually for each
variable at between once per day and once per second or once per scan, whichever
is the less frequent.
b. Setpoints shall be sampled at the same rate as their associated variable.
c. For BMS outputs the sample rate shall be selectable individually for each variable
at between once per day and once per second or once per output change, whichever
is the less frequent.
d. For calculated points the sample rate shall be selectable individually for each
calculated value at between once per day and once every calculation.
4. Storage shall be provided for at least 10,000 pieces of sampled data for each variable
assigned to this feature. Recall of data shall be in either a tabular form or in a graphical
form and shall be displayed on the VDU or output on one of the printers as selected by
the operator. Whichever form of output the operator selects it shall be possible to
concurrently output data for a minimum of 3No. variables. The time period to be covered
by the data output shall be selected by the operator using an interactive procedure. When
the storage capacity for a variable is full the newly sampled data shall over-write the data
first stored for that variable. It shall be possible to store data for the same point at
different collection rates. For example, it shall be possible to store 10,000 values of
ambient temperature collected once per hour and it shall be possible to store 10,000
values of ambient temperature collected every noon and midnight.
5. Data output in tabular form shall clearly distinguish between the variables and shall
indicate the time and date at which each piece of data was sampled.
6. Data output in graphical form shall meet the same requirements as detailed above for the
real-time plotting of data.
7. It shall be possible at any time to obtain a listing of which points have been assigned to
this feature and their sampling rates.
8. It shall be possible to output the historical data in a Microsoft Excel format in a hardcopy
and in an electronic format.
9. As part of the work of this sub-contract the BMS Specialist shall implement all historical
data storage as requested by the Employer. Submit in writing to the Employer, at least 2
weeks prior to the acceptance testing, a request for points to be placed on the historical
data trending function. The written request will clearly indicate the information required
from the Employer and the format in which it is to be provided.

3.17 BMS OPERATING SYSTEM: DATA PRESENTATION SOFTWARE
A. Data presentation software shall reside at the terminal servers such that all PC on the BMS
Management level Network can present data in the same format. These features shall comprise
the following:
1. Video Display Units system diagram displays
B. VDU System Diagram Displays

1. Provide a software package to enable the operator to configure, modify and delete system
diagrams similar in scope to those on the control diagrams that form part of these sub-
contract documents. Real-time data shall be superimposed on the system diagrams and
shall be updated at intervals between 10 and 20 seconds. The data shall be positioned on
the display at points indicative of the instrumentation locations on the system.
2. Provide a library of commonly used symbols in accordance with CIBSE standards
including all symbols used in the compilation of the system diagrams for this project.
3. Each system diagram shall indicate real-time data including analogue and digital input
and output points, setpoints and calculated values of the associated system. The BMS
Point Schedules and System Diagrams detailed on the control diagrams shall provide a
guideline for the selection of data to be displayed on a particular system diagram.
Preferably the status of motors, e.g. on, off, failed, etc., shall be indicated by colour
changes such as green for on, blue for off and red for failed. The system diagrams shall
also distinguish between outputs in the BMS manual control mode and in the BMS
software control mode. Where necessary to enhance the understanding of the data
displayed use alphanumeric text. The graphics shall be fully animated such that they
clearly indicate the status of motors.
4. Provide a hierarchy of VDU displays that will enable an operator, for example, to
progress from a diagram of the building, to a particular floor in the building and to a
particular zone on the floor. The selection at each stage shall be by cursor control using a
mouse or keyboard arrow buttons.
5. Provide icons on displays to enable easy access from one display to a related display. For
example, provide a target box on the system diagram for a group of VAV terminal units
that will enable one-step access to the associated air-handling unit.
6. A system diagram shall be provided, at minimum, for the following:
a. Each of the systems detailed in the point definition sections of these sub-contract
documents. This shall include at minimum each air handling unit and each extract
and supply fan system, each chilled and condenser water system and each system
monitored and controlled via a third party interface.
b. Each VAV/FCU terminal unit. This shall show the location of each VAV and
FCU on the floor, the zone temperatures, the mode of operation, e.g. occupied
mode, unoccupied mode, standby mode, etc. of the terminal units. The zones
covered by each VAV and FCU terminal unit shall be outlined and zones with
temperatures in alarm shall be red.
c. As for b. above but for the lighting.
d. As for b. above but for the combined lighting and VAV/FCU terminal units.
e. As for b. above but for the FAS.
f. As for b. above but for the security devices

g. Combined security, FAS and lighting on each floor. This shall show the location
of each security and fire alarm device on the floor, the status of each security and
fire alarm device and the status of each zone of lighting. A device(s) that has
indicated a security or a fire alarm shall be clearly identified. It shall be possible by
clicking on the appropriate icon on the full floor display for the operator to zoom
in on half of a floor.
h. All other schematics as detailed throughout these sub-contract documents.
7. The BMS Specialist shall submit a complete set of the proposed system diagrams at the
shop drawing stage of the project. The BMS Specialist shall modify the system diagrams
as requested by the Engineer following shop drawing review at no additional cost to the
Employer.

PART 4 - BMS CONTROLLERS
4.1 BMS CONTROLLERS: GENERAL
A. There shall be 3 types of BMS control panels:

1. Communications Control Panels (CCP)
2. Distributed Control panels (DCP)
3. Unitary Controllers (UC)
B. All BACnet controllers shall be based on native BACnet and shall support all applicable BIBBs
from the data sharing, alarm event, schedule, trend and device manager groups. Standard
BACnet object types supported by the controllers shall include:
1. Binary input and output and value
2. Analogue input, output and value,
3. Multi-state input and output
4. Loop, calendar, notification class, command, file, program, schedule, group, event
enrolment and device.
5. Proprietary object types shall not be used unless specifically approved by the Employer.
C. All LonWorks controllers shall use SNVTs which are approved by the LonMark Association
and which are published by the LonMark Association. Configuration properties shall be
standard configuration property types (SCPTs) as defined by the LonMark Association.
D. Following a loss of power the PC, CCP, DCP and UC shall reboot in an orderly fashion and
attain a normal operating status within 2 minutes of the return of power. This shall be
accomplished without operator intervention.
4.2 BMS CONTROLLERS: DISTRIBUTED CONTROL PANELS (DCP)
A. The DCPs shall be standalone, shall reside on the automation level and shall meet the following
requirements:
1. DDC controllers shall be freely programmable and shall have an I/O capability to handle
major items of equipment such as air handling units.
2. DCP shall interface via Point Interface Modules (PIM) to the field instrumentation and
final control elements.
3. DCP may be used for any equipment monitored and controlled by the BMS. A dedicated
DCP shall be provided at minimum to monitor and control the following:
a. A single Air Handling Unit (each AHU shall have a dedicated DCP).
b. Other major items of equipment.
4. The DCP shall control its own communications so that the failure of any one node,
including any PC, shall not inhibit communications on the network between the
remaining nodes. Provide integral network communication connections.

5. DCP shall be totally independent of any other primary and secondary LAN nodes for
their monitoring and control functions. DCP shall monitor and control entire systems,
multiple DCP for a single system shall not be allowed.
6. Where a DCP receives data from other nodes, such as an outdoor air temperature, which
is used for a global system program strategy executed at that DCP, then alternative
control strategies shall be automatically initiated, based on operator definable default
values, if there is a loss of communication of the required data.
7. DCP failure shall not place any BMS component or any BMS controlled component in a
situation that may cause damage to equipment or harm or discomfort to building
occupants and operations staff. The failure of a DCP shall not affect the operation of any
other network node.
8. The failure of any DCP shall be annunciated as a critical alarm at the OIW.
9. Cabling shall be terminated on rugged and easily accessible terminal strips. Each
termination shall be clearly marked and shall be as detailed in the shop and record
drawings.
10. Each DCP shall have its own power supplies that shall be rated such that they will
adequately accommodate all foreseeable uses of the DCP.
11. Each DCP shall have, at minimum, a 16-bit microprocessor.
12. All operating sequences, schedules and trend data for equipment controlled by the DCP
shall reside at the DCP.
13. Provide each DCP with a battery back up for the protection of volatile memory for a
minimum of 72 hours. Provide a 10-hour minimum full function battery support
capability.
14. Provide a real-time clock at each DCP. The real-time clock at the DCP shall be
synchronized from the real-time clock at the terminal server at least once every 24 hours.
15. The DCP shall have a port for the connection of the POT.
16. DCP shall be housed in enclosures that shall meet the requirements detailed in Section
titled “Panels and Enclosures” of these specifications. The DCP shall be placed at the
same location as the equipment they control. The BMS Specialist shall provide a suitably
rated enclosure for all associated BMS components, including the controllers, relays,
wiring guides, terminal strips, etc. The installation of the control enclosure and the
installation of all cable and containment between the field instrumentation, including any
current sensing relays in the MCC panels, and the DCP shall be by the BMS Specialist.
17. Interfaces to field instrumentation and final control elements shall have Point Interface
Modules (PIM) that shall:
a. Enable the DCP to receive signals from the digital and analogue instrumentation.
b. Enable the DCP to output control signals to the final control elements.
18. PIM shall be incorporated into the DCP by one or the following methods:
a. Plug in type modules with specific or universal input/output capabilities.
b. Integral to the DCP controller board.
19. PIM shall accommodate the following point types:
a. Analogue and digital inputs.
b. Analogue and digital outputs.
c. Pulse inputs.

20. Analogue input PIM shall have a minimum 10-bit analogue-to-digital conversion and
shall interface to all of the signal types listed in the Point Schedules. Provide LED
indication of the status.
21. Analogue output PIM shall have a minimum 10-bit digital-to-analogue conversion and
shall meet all of the output signal requirements detailed in the Point Schedules. Provide
LED indication of the status.
22. Digital input and output PIM shall have electrical isolation and all relay contacts shall be
suitably rated for the application. Provide LED indication of the status.
23. All PIM shall be easily exchanged and the failure of one PIM shall not affect any other
PIM. Field terminations shall be such that the removal of a failed PIM shall not require
the removal and reconnecting of field device cable terminations.
24. Provide LED on the PIM to indicate the status of each PIM.
25. All PIM shall be such that all output points can be manually positioned via an on board
on-off-auto or potentiometer dial as applicable to the individual point.
26. Control shall be based on either three term algorithms, i.e. proportional plus integral plus
derivative, or two term algorithms, i.e. proportional plus integral, unless specified
otherwise.
27. DCP mounted on vibrating equipment, such as on air handling units, shall have vibration
isolation protection that ensures their satisfactory operation.
28. DCP shall have opto-isolation or equivalent.
29. DCP shall be BACnet or LonWorks controllers and shall comply with all of the
requirements of ASHRAE SSPC/135 and ANSI/EIA-709.1 respectively.
30. The BMS Specialist shall provide interoperability documentation for the BACnet DCP.
All the data related to the DCP shall be presented along with their respective BACnet
object ID created in the system, along with their PICS, BIBBS, addresses and method
statements to read and write data via integration of the DCP with another system in
future. This may be part of the overall interoperability documentation.
31. The BMS Specialist shall provide full documentation for the LonWorks controllers (if
provided) including details of all SNVTs, SCPTs, UNVTs, UCPTs and External Interface
Files (XIF). The LonWorks interoperability data shall also include their respective
BACnet object ID generated in the system against their LonWorks SNVT/SCPT data and
method statements to read and write data via integration of the DCP with another system
in future. This may be part of the overall interoperability documentation.
4.3 BMS CONTROLLERS: UNITARY CONTROLLER: GENERAL
A. Unitary Controllers (UC) shall be "freely programmable" controllers with pre-packaged

operating sequences maintained in EEPROM or flash EPROM.
B. Unitary controllers shall reside at the BMS Automation Level.
C. Customization of "freely programmable" controllers shall be possible to the extent that variable
operating parameters, such as sequences of operation, setpoints, control loop parameters,
control constants, and schedules shall be changeable on-line by the OIW operator and from the
HHWT anywhere on site.

D. UC shall be on a BACnet or LonWorks BMS LAN. If LonWorks UC are provided they shall
have a 3120 or 3150 Neuron microprocessor controller.
E. Panels meeting the requirements of DCP shall control all other types of equipment and systems.
F. The UC shall be a node on the primary BMS LAN if it is a native BACnet/IP controller and
shall be a node on the secondary BMS LANs if it is a LonWorks controller. The UC shall
control its own communications so that the failure of any one node shall not inhibit
communications on the network between the remaining nodes and the BMS Management level
Network.
G. UC shall be totally independent of other Management and BMS Automation Level components
for their monitoring and control functions.
H. UC failure shall not place any BMS component or any BMS controlled component in a situation
that may cause damage to equipment or harm or discomfort to building occupants and
operations staff. The failure of a UC shall not affect the operation of any other Management
and BMS Automation Level components.
I. The failure of any UC shall be annunciated as a critical alarm at the OIW.
J. Cabling shall be terminated on rugged and easily accessible terminal strips. Each termination
shall be clearly marked and shall be as detailed in the shop and record drawings.
K. UC shall be powered from the electrical service that serves the equipment monitored and
controlled by the UC. The BMS Specialist shall furnish transformers suitably rated for the
application. The UC shall be housed in an enclosure that provides adequate physical and
electrical protection.
L. Each UC shall have, at minimum, an 8-bit microprocessor.
M. Provide a real time clock at each UC. The real-time clock at the UC shall be synchronized from
the real-time clock at the terminal server at least once every 24 hours.
N. UC shall be housed in enclosures that shall meet the requirements detailed in Section titled
“Panels and Enclosures”. The UC shall be placed at the same location as the equipment they
control. The BMS Specialist shall provide a suitably rated enclosure for all associated BMS
components, including the controllers, relays, wiring guides, terminal strips, etc. The
installation of the control enclosure shall be by the BMS Specialist and all cable between the
field instrumentation and the BMS DDC controllers shall be by the BMS Specialist.
O. Interfaces to field instrumentation and final control elements shall have integral PIM that will:
1. Enable the UC to receive signals from the digital and analogue instrumentation.
2. Enable the UC to output control signals to the final control elements.
P. PIM shall accommodate the following point types:

1. Analogue and digital inputs.
2. Analogue and digital outputs.
3. Pulse inputs.

Q. Analogue input PIM shall have a minimum 8-bit analogue-to-digital conversion and shall
interface to the entire signal types listed in the Point Schedules.
R. Analogue output PIM shall have a minimum 8-bit digital-to-analogue conversion and shall meet
the entire outputs signal requirements detailed in the Point Schedules.
S. Digital input and output PIM shall have electrical isolation and all relay contacts shall be
suitably rated for the application.
T. UC shall control and monitor all points associated with a system. Multiple UC shall not be used
to control and monitor a single system.
U. All applications programs shall reside at the UC.
V. Operating sequences for UC shall be resident at the UC. Database changes shall be undertaken
from the OIW and POT. Schedules and trend data shall reside at the UC.
W. Control shall be based on either three term algorithms, i.e. proportional plus integral plus
derivative, or two term algorithms, i.e. proportional plus integral, unless specified otherwise.
X. UC mounted on vibrating equipment, such as on FCU, shall have vibration isolation protection
that ensures their satisfactory operation.
Y. UC shall be native BACnet or LonWorks controllers and shall comply with all of the
Z. The BMS Specialist shall provide interoperability documentation for the UC. All the data
related to the UC shall be presented along with their respective BACnet object ID created in the
system, along with their PICS, BIBBS, addresses and method statements to read and write data
via integration of the UC with another system in future. This may be part of the overall
interoperability documentation.
AA. The BMS Specialist shall provide full documentation for the LonWorks controllers (if provided)
including details of all SNVTs, SCPTs, UNVTs, UCPTs and External Interface Files (XIF)
together with all addresses. The LonWorks interoperability data shall also include the
respective BACnet object ID generated in the system against their LonWorks SNVT/SCPT data
and method statements to read and write data via integration of the UC with another system in
1. Multi-point averaging type flow sensor at the air inlet to the terminal unit and calibration
curve (differential pressure versus flow rate). Calibration curve shall be maintained in a
sturdy plastic pouch that shall be available on the underside of the terminal unit.
BB. Provide the terminal unit manufacturer with the following documentation to coordinate the
mounting of the UC and related components:
1. Multi-colour point to point wiring diagram detailing the wiring and tubing of the UC and
other control equipment installed on the terminal devices.
2. Written instructions and drawings containing sufficient information to enable the terminal
unit manufacturer to undertake the installation satisfactorily.

CC. The BMS Specialist shall visit the terminal unit manufacturer's facility before commencement
of fabrication to ensure that the terminal unit manufacturer's installation procedures are
satisfactory. The terminal unit manufacturer shall prepare a drawing of the wiring for the UC
and all associated instrumentation and final control elements based on the information provided
by the BMS Specialist. The terminal unit manufacturer and the BMS Specialist shall both
certify on the drawing that the drawing is correct and the drawing shall be submitted as a shop
drawing for review by the Engineer.
DD. UC for each production run shall be at the terminal unit manufacturer’s factory at least 2 weeks
prior to the scheduled shipment dates to the job-site. Obtain the terminal unit shipping dates
from the MEP Specialist.
EE. The BMS Specialist shall visit the terminal unit manufacturer's facility at the completion of the
initial production run, prior to the shipping of any terminal units to the project site, to inspect
the installation of the UC and to verify proper operation via a POT.
FF. The BMS Specialist shall enter all data into the UC and shall test the UC on site. The BMS
Specialist shall calibrate the pressure sensor and the flow rate reported by the controller
following the installation of the terminal unit in the ceiling plenum. This shall be done in
conjunction with the air-balancing Specialist and shall be based on the flow sensor calibration
curve (differential pressure versus flow rate) provided by the terminal unit manufacturer. The
BMS Specialist shall calibrate the space temperature sensor.
GG. It shall be the responsibility of the BMS Specialist to verify the following with the VAV
terminal unit manufacturer prior to the tender submittal:
1. The pressure differential generated by the multi-point sensors is compatible with the
instrumentation to be provided by the BMS Specialist for the specified accuracy
requirements.
2. The damper assembly is compatible with the actuator to be provided by the BMS
Specialist.
HH. Provide a wall mounted space temperature sensor for the monitoring of the terminal unit space
temperature. The sensor shall meet the following minimum requirements:
1. RTD or thermistors sensors.
2. Temperature reported at the OIW shall have an accuracy of + or – 0.5 Deg. C.
3. Enclosure shall be rugged plastic and shall be white. There shall be no logos, trademarks
or names visible on the enclosure and there shall be no evidence of their removal.
4. Sensor shall have an LCD display. Temperature reported at the LCD shall have an
accuracy of + or – 0.5 Deg. C. and the difference between the LCD and the OIW reported
temperatures shall not differ by more than 0.2 Deg.C. Cover shall be removable to allow
access to the plug for the POT.
5. The functions displayed by LCD via selector button shall be space temperature and space
temperature set point.
6. The enclosures shall be submitted to the Engineer for approval and shall be amended as
instructed by the Engineer at no cost to the Employer.
7. Temperature sensor housings with LCD display shall be intelligent and shall
communicate with their associated UC via a digital communications network over
screened twisted pair or equivalent LAN communication cable. This communications
network may use a proprietary protocol.

8. The temperature sensor enclosure shall be temporarily mounted alongside the VAV box
and shall be subsequently relocated as required by the fit-out design. Those temperature
sensor enclosures that are wall mounted shall be located 1500 mm above finished floor
level. Coordinate exact locations with Architectural Plans.
II. Provide differential pressure transducers for the monitoring of the terminal unit airflow rate.
The sensors shall be an integral component of the UC. The differential pressure transducer shall
meet, at minimum, the requirements:
1. Monitor the differential pressures generated by a multi-point averaging device located in
the air duct. The terminal unit manufacturer shall provide the multi-point averaging
sensors. Coordinate with the terminal unit manufacturer for range of pressure
differential.
2. The pressure differential transducers shall be on the UC. The terminal unit manufacturer
as part of the factory installation shall provide tubing from these sensors to the multi-
point averaging devices.
3. The differential pressure sensors shall monitor the flow rates with an accuracy of + or - 5
percent in the flow range of 0.5 to 15 meters per second (100 to 3,000 feet per minute).
The BMS Specialist shall calibrate each differential pressure sensor in the field following
installation.
4. Provide a one-micron filter on the pressure differential sensor if it monitors a moving air
stream.
JJ. Furnish damper actuators, for factory mounting, meeting the following requirements:
1. Direct shaft mounting.
2. Adequate torque to properly operate the damper from fully open to fully closed without
binding.
3. Locking “V” groove or similar means to prevent slippage between actuator and shaft.
4. Removable without the requirement to remove any ductwork or flexible connections.
KK. The VAV box UC shall each have the capability of monitoring and controlling the following
parameters for VAV terminal units:
1. Space temperature.
2. Air flow rate.
3. Damper modulation.
LL. PI or PID algorithms shall maintain the system operation within + or - 0.5 Deg. C. of the space
temperature setpoints.
MM. The operator shall be able to access the UC by connecting the POT to the secondary LAN at the
space temperature sensor enclosure. If there is a wall mounted temperature enclosure it shall
not be necessary for the operator to obtain access to the ceiling plenum in order to obtain an
operator interface to the UC. At minimum, the operator shall be able to undertake the following
functions via the POT when connected to the UC at the associated temperature sensor
enclosure, via the POT when connected at the temperature enclosure, the DCP and the CCP and
via the OIW and the HHWT:
1. Change a space temperature setpoint for a single terminal unit.
2. Change a space temperature setpoint for a group of terminal units.
3. Change an alarm limit/value.
4. Change the operating mode for a single terminal unit.

5. Change the operating mode for a group of terminal units.
6. Change the schedules for a single terminal unit.
7. Change the schedules for a group of terminal units.
8. Set the air damper on a terminal unit to:
a. The maximum cooling flow rate setpoint.
b. The closed position.
c. The fully open position.
d. Minimum cooling flow rate setpoint.
NN. The POT shall be plug connectable at the space temperature sensor housing.
OO. The BMS Specialist shall install data into the UC as necessary for the correct operation of the
terminal unit including:
1. Terminal unit-UC LAN address.
2. Air damper flow rate setpoints.
3. Occupied mode space temperature setpoints.
4. Unoccupied mode space temperature setpoints.
5. Control constants.
6. Engineering units conversion factors.
7. Select the button to be an occupied/unoccupied switch, a valet parking interface or no
function.
8. Default operating schedules.
9. Definition of terminal unit type.
10. Other parameters as necessary to define the operation of the terminal unit in accordance
with these specifications.
PP. Following installation of the terminal unit, the BMS Specialist shall calibrate on-site the
instrumentation associated with the following monitored parameters:
2. Airflow rate sensor.
QQ. Following the installation of the terminal unit in the ceiling space the BMS Specialist shall
undertake the following tasks:
1. Physically connect the UC into the BMS LAN.
2. Enter all parameters as detailed above.
3. Verify that the UC modulates the air duct dampers from fully open to fully closed and
vice versa within the specified time and verify either visually or by feel that the damper
closes fully under UC control.
4. Verify that the terminal unit-UC is satisfactorily integrated into the BMS LAN.
5. Verify that the operating sequences are correct and that there is stable modulation of the
air damper.
6. Assist the Air Balancing and MEP Specialists as required for the complete
commissioning, calibration and operational verification of the AC and terminal unit
systems.
RR. UC shall be native BACnet or LonWorks controllers and shall comply with all of the

SS. The BMS Specialist shall provide full documentation for the BACnet DCP including the PICS
and details of all BIBBs and addresses.
TT. The BMS Specialist shall provide full documentation for the LonWorks controllers (if provided)
together with all addresses.
4.4 BMS CONTROLLERS: UNITARY CONTROLLER (UC): FAN COIL UNITS
A. Each fan coil unit shall have a UC. The number, type and location of FCU shall be as indicated
on the Mechanical Drawings.
B. The FCU manufacturer shall provide the following components for each fan coil unit for
interface and mounting of the UC:
1. 24 Vac fan control relay interface.
2. Suitable mounting device for the temperature sensors for those FCU that have the
temperature sensor located in the recirculation port. The FCU manufacturer shall provide
a suitably constructed enclosure with electrical barriers as required by the applicable
codes and standards.
C. The BMS Specialist shall furnish the following components for each FCU to the MEP Specialist
for installation by the MEP Specialist:
1. Unitary controller.
2. 24 Vac control transformer.
3. Temperature sensors for those FCU that have the temperature sensor located in the
recirculation port.
4. Chilled water valve and actuator. The MEP Specialist shall install the valve.
5. Provide the FCU manufacturer with the following documentation to coordinate the
mounting of the UC and related components:
a. Multi-colour point to point wiring diagram detailing the wiring and tubing of the
UC and other control equipment installed on the terminal devices.
b. Written instructions and drawings containing sufficient information to enable the
terminal unit manufacturer to undertake the installation satisfactorily.
D. Provide a wall mounted space temperature sensor for the monitoring of the space temperature
associated with the FCU. The sensor shall meet the following minimum requirements:
1. RTD or thermistor sensors.
2. Temperature reported at the OIW shall have an accuracy of + or – 0.5 Deg. C.
3. Enclosure shall be rugged plastic and shall be white. There shall be no logos, trademarks
or names on the enclosure and there shall be no evidence of their removal.
4. Sensor shall have an LCD display. Temperature reported at the LCD shall have an
accuracy of + or – 0.5 Deg. C. and the difference between the LCD and the OIW reported
temperatures shall not differ by more than 0.2 Deg.C. Cover shall be removable to allow
access to the plug for the POT.
5. The functions displayed by LCD via selector button shall be space temperature, space
temperature set point and fan speed.

6. The enclosures shall be submitted to the Engineer for approval and shall be amended as
instructed by the Engineer at no cost to the Employer.
7. Temperature sensor housings with LCD display shall be intelligent and shall
communicate with their associated UC via a digital communications network over
screened twisted pair cable or equivalent. This communications network may use a
proprietary protocol. Enclosures associated with FCU that have speed control shall also
incorporate speed selection buttons.
8. The temperature sensor enclosure shall be temporarily mounted alongside the FCU and
shall be subsequently relocated as required by the fit-out design. Those temperature
sensor enclosures that are wall mounted shall be located 1500 mm above finished floor
level. Coordinate exact locations with Architectural Plans.
E. Provide the MEP Specialist with the following documentation within 2 weeks of receiving the
request from the MEP Specialist:
1. Multi-colour point to point wiring diagram detailing the wiring of the FCU controller and
other control equipment installed on the terminal devices.
2. Wiring instructions for those units controlled by the intelligent thermostats. The BMS
Specialist shall provide a list of all FCU that shall have programmable thermostats.
3. Written instructions and drawings containing sufficient information to enable the MEP
Specialist to undertake the installation satisfactorily.
4. The BMS Specialist shall provide a list of all FCU that shall have the temperature sensor
located in the recirculation port.
F. The BMS Specialist shall meet with the MEP Specialist before commencement of the UC
installation and cabling to ensure that the proposed installation procedures are satisfactory. The
MEP Specialist shall prepare a drawing of the wiring for the UC and all associated
instrumentation and final control elements based on the information provided by the BMS
Specialist. The MEP Specialist and the BMS Specialist shall both certify on the drawing that
the drawing is correct and the drawing shall be submitted as a shop drawing for review by the
Engineer.
G. UC for each production run shall be handed over to the MEP Specialist at least 2 weeks prior to
the scheduled shipment dates to the job-site. Obtain the FCU shipping dates from the MEP
Specialist.
H. The BMS Specialist shall periodically meet with the MEP Specialist to inspect the installation
of the UC and to verify proper operation via a POT.
I. The BMS Specialist shall enter all data into the UC at the site after the FCU has been installed.
J. The UC shall monitor and control the following parameters for FCU:
2. Fan on/off control.
3. Cooling coil valve.
4. Setpoint reset (applicable only to those units with wall mounted enclosures having a
setpoint reset capability)
5. Fan speed control selection (applicable only to those units with wall mounted enclosures
having a setpoint reset capability)

K. PID algorithms shall maintain the system operation within + or - 0.5 Deg. C. of the space
temperature setpoints.
L. The operator shall be able to access the UC by connecting the POT to the UC LAN at the space
temperature sensor enclosure. It shall not be necessary for the operator to obtain access to the
ceiling plenum in order to obtain an operator interface to the UC. At minimum, the operator
shall be able to undertake the following functions via the HHWT when communicating with the
BMS Management level Network, via the POT when connected at the temperature sensor
housing, at the DCP and at the CCP and via any OIW:
1. Change space temperature setpoints for a single FCU.
2. Change an alarm limit/value.
3. Change the operating mode for a single FCU.
4. Change the schedules for a single FCU.
5. Turn the fan on/off for a single FCU.
6. Set the cooling coil valve to fully open and fully closed and any intermediate position.
M. The BMS Specialist shall install data into the UC on site as necessary for the correct operation
of the FCU including:
1. FCU-UC LAN address.
2. Occupied space temperature setpoints.
3. Unoccupied space temperature setpoints.
4. Control constants.
5. Engineering units conversion factors.
6. Default operating schedules.
7. Definition of FCU type.
8. Other parameters as necessary to define the operation of the FCU in accordance with
these specifications.
N. The BMS Specialist shall calibrate the space temperature sensor at the project site.
O. Following the installation of the FCU the BMS Specialist shall undertake the following tasks:
1. Physically connect the UC into the BMS LAN.
2. Enter all parameters that may not have been entered before shipment of the FCU to the
site.
3. Verify that the UC modulates the cooling coil valve from fully open to fully closed and
vice versa.
4. Verify that the FCU-UC is satisfactorily integrated into the LAN.
5. Verify that the operating sequences are correct and that there is stable modulation of the
cooling coil valve.
6. Calibrate the temperature sensor.
P. UC shall have opto-isolation or equivalent protection.
Q. UC shall be native BACnet or LonWorks controllers and shall comply with all of the
R. The BMS Specialist shall provide interoperability documentation for the UC. All the data
related to the UC shall be presented along with their respective BACnet object ID created in the
system, along with their PICS, BIBBS, addresses and method statements to read and write data

via integration of the UC with another system in future. This may be part of the overall
interoperability documentation.
S. The BMS Specialist shall provide full documentation for the LonWorks controllers (if provided)
together with all addresses. The LonWorks interoperability data shall also include their
and method statements to read and write data via integration of the UC with another system in
4.5 UNITARY CONTROLLER COMPATBILITY TESTS FOR TERMINAL UNITS:
A. Prior to shipping any VAV/CAV terminal units to site, the BMS Specialist and the VAV/CAV
terminal unit manufacturer shall perform the tests and inspections detailed herein. A full report
must be submitted to the Engineer for approval before shipping the equipment. The Engineer
may reject any result that is found to contradict the sub-contract requirements.
B. Physical Inspection:
1. Inspect installation of damper actuator on the unit (Verify rigid installation. Observe full
open to full close stroking of actuator motor without binding.
2. Inspect installation of cabling and sensor tubing from the Unitary Controller (UC) to end
devices.
3. Inspect mounting of controller on unit. Verify accessibility for service after installation.
C. UC Flow Rate Performance (VAV boxes only):

1. Verify all UC software parameters are provided to meet the specifications.
2. Verify the ability to provide complete shut off of the air-cooling damper.
3. Verify the accuracy of the multipoint flow sensor is within specification tolerances at
various air positions between the minimum and maximum ranges of the terminal unit.
Use at least six damper positions (lab reading vs. controller reading vs. damper position).
Chart this performance on a table indicating accuracy deviations and also chart on a
graph (l/s or m3/s vs. % damper position) indicating lab and controller readings on the
same graph.
4. Move the flexible air duct inlet (simulate a kink in the flexible ductwork) to verify there
is not a requirement for straight lengths of ductwork to maintain airflow rate sensor
accuracy.
5. Verify the controller operation is stable at low flow inlet conditions (less than the
multipoint flow sensor rated accuracy limit). Record minimum inlet velocity at which
accurate sensor accuracy and control was maintained.
6. If cold air is available in a controlled and conditioned space, verify that the controller can
maintain space conditions at + or - 0.5 Deg. C. around the setpoint (VAV boxes only).
7. Set the air damper to maintain a fixed flow rate setpoint. Vary the inlet static pressure
from 25 to 400Pa. in 25 Pa upward increments. Record the flow rate setpoint, UC
controller reading of airflow rate, and the laboratory reading at each setpoint. Vary the
inlet static pressure from 400 Pa to 25 Pa in 25 Pa downward increments noting the same
readings. Plot the performance of this test to verify lack of hysterisis effects. Perform
this test at minimum and maximum air-cooling flow rate setpoints.

D. UC Electrical Performance:
1. Reduce the input voltage on the UC to below 85% for an extended period. Note if
controller performance is affected.
2. Reduce the input voltage on the UC slowly to witness at what voltage the UC will shut
down and verify that the shut down was orderly.
3. Increase the input voltage on the UC slowly to witness at what voltage the UC will re-
enable itself and verify that the restart was orderly.
4. Verify that during the operation of the UC, electrical noise is not induced back into the
electrical system. This shall require an oscilloscope.

PART 5 - THIRD PARTY INTERFACES
5.1 GENERAL
A. The CCP used for third party systems integration shall be software programmable gateways that
shall provide a native BACNet/IP to third party ELV building system gateway if the third party
ELV building system does not provide data in a BACNet Object format meeting all of the
requirements of ASHRAE standard SSPC 135.
B. At minimum the third party protocols shall include Modbus, JBus, N2, OPC, and LonWorks.
C. The third party ELV building system shall have a communications port and shall exchange
information with the Management Level Network in a BACNet/IP format.
D. The Third Party Supplier scope shall include the following:

1. Provide third party controller with a communication data port necessary for the data
exchange with the BMS.
2. Provide the Gateway that shall provide a native BACNet/IP to third party ELV building
system only if the third party ELV building system does not provide data in a BACNet
Object format meeting all of the requirements of ASHRAE standard SSPC 135.
3. Connect the Gateway if provided to the Third Party System.
4. Provide to the BMS supplier the BACNet Objects IDs of all BACNet Objects that are to
be transferred to the BMS, as well as complete documentation and information required
for the mapping.
5. Map the BACNet Object IDs as received from the BMS supplier to the third Party
Controller.
E. The BMS Supplier Scope shall include the following:

1. Provide the physical link (cable & necessary accessories) between the Communication
Control Panel (CCP) and the Third Party System Gateway or directly to the Third Party
System Data Port if third party ELV building system provides data in a BACNet Object
format meeting all of the requirements of ASHRAE standard SSPC 135.
2. Map the BACNet Object IDs as received from the Third Party System Supplier to the
BMS
3. Provide the Third Party System Supplier with the BACNet Objects IDs of Objects to be
transferred to the Third Party System, as well as complete documentation and
information required for the mapping
5.2 THIRD PARTY INTEGRATION TESTS
A. The interface between the BMS and each third party ELV building system shall be
demonstrated. The tests shall be fully coordinated by the mechanical contractor who shall liaise
with each party concerned. It shall be conclusively demonstrated that a BMS workstation on
the Management Level Network can communicate with the third party system and vice versa.

B. The testing of the interface between the Management Level Network and the third party system
shall verify, at minimum, that:
1. All data communicated from the third party system to the Management Level Network is
in the form of BACnet Objects that comply completely with ASHRAE SSPC/135.
2. All data points mapped from the Management Level Network to the third party system
are displayed correctly on the third party system monitor.
3. All mapped points are identical with regard to value, the engineering units and significant
digits on the third party system and the BMS workstation.
4. All points mapped from the third party system to the Management Level Network meet
all of the specifications detailed in the BMS specifications for points directly
monitored/controlled by the BMS.
5. Communications speed between the two systems is satisfactory.
6. Both systems restart and communications between the two systems resume following a
power failure without operator intervention.
5.3 INTERFACE BETWEEN BMS AND CHILLERS
A. Each chiller shall have a microprocessor based unit controller. A chiller system controller shall
communicate with the individual chiller unit controllers. The chiller system controller shall
supervise all of the chiller unit controllers and shall have a data port for the exchange of
information with the BMS Automation Level.
B. The chiller system controller/BMS Automation Level interface shall, at minimum, enable the
following data to be transferred from the chiller system controller to the BMS at the Automation
Level Network (SPECIFIER TO AMEND AS NECESSARY):
1. Entering Chilled Water Temperature (monitoring point).
2. Leaving Chilled Water Temperature (monitoring point).
3. Evaporator Pressure (monitoring point).
4. Auxiliary Oil Pressure (monitoring point).
5. Bearing Pressure (monitoring point).
6. Gear Pressure (monitoring point).
7. Evaporator Differential Pressure (monitoring point).
8. Evaporator Temperature (monitoring point).
9. Suction Temperature (monitoring point).
10. Pre-Alarm (Monitoring Point).
11. Gear Box High Temperature Setting (Monitoring Point).
12. Gear Box Low Temperature Setting (Monitoring Point).
13. Oil Compressor Status (Monitoring Point).
14. Flow Safety (Monitoring Point).
15. Motor Safety (Monitoring Point).
16. Motor Run Status (Monitoring Point).
17. Rear Thrust Bearing Temperature (Monitoring Point).
18. Front Thrust Bearing Temperature (Monitoring Point).
19. Gear Oil Temperature (Monitoring Point).

20. Current Limit (Control Point).
21. Chilled Water Supply Temperature Reset (Control Point).
22. Chilled Water Pump Run Status (Monitoring Point).
23. Chilled Water Pump Alarm (Monitoring Point).
24. Condenser Water Pump Run Status (Monitoring Point).
25. Condenser Water Pump Alarm Status (Monitoring Point).
26. Cooling tower fan status.
27. Entering Condenser Water Temperature (Monitoring Point).
28. Leaving Condenser Water Temperature (Monitoring Point).
29. Shutdown/cycling messages
30. Record of last 4No. cycling or safety shutdowns for each chiller
31. Any other information available from the chiller system controller as selected by the
Employer.
C. The chiller system controller/BMS Automation Level interface shall, at minimum, enable the
following data to be transferred from the BMS Automation Level to the chiller system
controller (SPECIFIER TO AMEND AS NECESSARY):
1. Chilled water supply temperature setpoint reset.
2. Chiller demand limit reset.
5.4 INTERFACE BETWEEN THE BMS AND THE EMERGENCY GENERATORS
A. The emergency generator shall have a microprocessor based monitoring and control system
with a data port to enable the exchange of information with the Management level Network.
B. The digital communications interface between the emergency generator monitoring and control
system and the Management level Network shall enable, at minimum, the following monitoring
information to be transferred to the Management Level Network (SPECIFIER TO AMEND AS
NECESSARY):
1. Generator set summary alarm (If available at the generator control centre the BMS sub-
contractor may alternatively monitor this point via a volt free contact)
2. Generator set engine oil pressure
3. Generator set high water temperature
4. Generator set low fuel level
5. Generator set battery voltage
6. Generator set overcrank alarm
7. Generator set overspeed alarm
8. High oil temperature
9. Low fuel pressure alarm
10. Generator set winding temperature alarm
11. Generator set bearing temperature alarm
12. Generator set engine run status
13. Low coolant level alarm

14. Generator set loss of field alarm
15. Engine fail to start alarm
16. Engine speed
17. Flue gas temperature
18. Phase-to-phase and phase-to neutral voltages
19. Phase-to-phase currents
20. Neutral current
21. Frequency
22. Load (kW)
23. Demand (kVA)
24. Power factor
25. kWh supplied
26. Hours run
27. Load shed priority signal.
28. Any other information available from the diesel generator controller as selected by the
Employer.
C. The digital communications interface between the emergency generator monitoring and control
system and the Management level Network shall enable, at minimum, the following monitoring
information to be transferred from the Management Level Network to the emergency generator
controller
5.5 INTERFACE BETWEEN THE BMS AND THE FIRE ALARM SYSTEM
A. The Fire Alarm System shall be microprocessor based and shall have a data port to enable the
transfer of information to the Management level Network. The communication shall be uni-
directional from the FAS to the Management Level Network only. The FAS shall be on its own
wide area network.
B. The start and end of any message shall be uniquely identified and the message shall indicate the
following information at minimum:
1. Time
2. Date
3. Zone of incidence
4. Indication of whether it is a fire alarm, return to normal or Fire Alarm System fault.
5. In the event of a fire the Fire Alarm System shall communicate a list of all equipment
shut down and started by the Fire Alarm System.
C. There shall be no transfer of data from the Management Level Network to the Fire Alarm
System.
D. The BMS shall automatically shut down all VAV and CAV terminal units and FCU serving the
zone of incidence in the event of a fire alarm and shall automatically restart equipment
following a return to normal message, as detailed in the Part titled “Equipment Restart
Following a Fire Alarm” in this Section of the documents.

E. The BMS shall generate an alarm if the status of any equipment differs from that communicated
by the Fire Alarm System to the Management Level Network.
5.6 INTERFACE BETWEEN THE BMS AND THE LIGHTING CONTROL SYSTEMS
A. The lighting controller shall be microprocessor based and shall have a data port to enable the
exchange of information with the Management Level Network.
B. The interface between the lighting controller and the Management level Network shall enable,
at minimum, the following information to be transferred from the lighting controller to the
Management Level Network (SPECIFIER TO AMEND AS NECESSARY):
1. Lighting relay status for each individual relay.
2. Lighting load (kW) for each zone.
3. Lighting consumption (kWh) for each zone.
4. Monitor zone lighting levels.
5. Any other information available from the lighting controller as selected by the Employer.
C. The interface between the lighting controller and the Management level Network shall enable,
at minimum, the following information to be transferred to the lighting controller from the
Management Level Network (SPECIFIER TO AMEND AS NECESSARY):
1. Lighting relay on and off control for each zone.
2. Set zone lighting levels.
3. Change the schedule for any lighting zone.
4. Ascertain the lighting status (on/off) and dimming status of any lighting zone.
D. The interface between the VSD controller and the Management level Network shall enable, at
minimum, the following information to be transferred from the Management Level Network to
the VSD controller (SPECIFIER TO AMEND AS NECESSARY):
1. Speed control signal.
2. Start/stop control signal.
5.7 INTERFACE BETWEEN BMS AND COMPUTER ROOM A/C UNITS
A. The Computer Room A/C unit controller shall be microprocessor based and shall have a data
port to enable the exchange of data between the BMS Automation Level and the Computer
Room A/C unit controller.
B. The interface between the meter and the Management Level Network shall enable, at minimum,
the following information to be transferred from the meter to the Management Level network:
1. RMS Current per phase.
2. RMS Voltage phase-to-phase and phase-to-neutral.
3. Current demand.
4. Peak current.
5. Watt-hours, three phase total.
6. Watts per phase and three-phase total.

7. KVA per phase and three-phase total.
8. Watt demand.
9. KVA demand.
10. KVAR per phase and three-phase total.
11. KVAR demand.
12. Power factor per phase and three-phase total.
13. Power factor average.
14. Peak readings for watts, KVA and KVAR.
15. KVARH Lag.
16. KVARH Lead.
17. Frequency.
18. Any other information available from the metering system as selected by the Employer.
5.8 HARDWIRED INTERFACE BETWEEN THE BMS AND LOW VOLTAGE

SWITCHEBOARD
A. The BMS shall have the following hardwired interfaces with the low voltage switchboards:
1. ON and OFF control of all circuit breakers in the MDBs and the SMDBs.
2. Open, closed and trip status for all feeder circuit breakers of all MDBs and SMDBs.
3. kW reading for all feeders of all MDBs and SMDBs. Provide necessary instrumentation.
PART 6 - FIELD INSTUMENTATION: INPUT DEVICES
6.1 TEMPERATURE SENSOR: DUCT MOUNTED – SINGLE POINT
A. Provide duct mounted, single point, temperature sensor as follows:

1. In ducts less than 1 m2 in cross-sectional area.
2. In ducts greater than 1m2 in cross-sectional area if there is no heating coil and no cooling
coil and no mixing of air flows of different temperatures upstream.
B. Temperature sensors shall meet, at minimum, the following requirements:

1. Stainless steel probe of length between one-third and two-thirds of the duct width.
2. 100 or 1,000 ohm platinum RTD with a minimum temperature coefficient of resistance of
0.00375 ohm/ohm/Deg. C.
3. Monitored temperature to be reported with an accuracy of  0.5 Deg. C. (1.0 Deg. F.).
4. Provide a two wire 4-20 mA RTD transmitter. Where necessary to meet monitoring
accuracy requirements provide a 3-wire or 4-wire configuration.
5. Duct mounted moisture/waterproof housing with conduit fitting.
6. Temperature range of 0 Deg. C. to 50 Deg. C. (32 Deg. F to 122 Deg. F).
6.2 TEMPERATURE SENSOR: DUCT MOUNTED – AVERAGING TYPE

A. Provide duct mounted, averaging, temperature sensor as follows:
1. In ducts greater than 1 m2 in cross-sectional area..
B. Temperature sensors shall meet, at minimum, the following requirements:

1. Probe length of 3.66m (12 feet) minimum or 3.25m per m2. (one linear foot per square
foot) of duct cross-sectional area., whichever is greater.
2. Copper sheathed construction.
4. Monitored temperature to be reported with an accuracy of  1.0 Deg. C. (2.0 Deg. F.)
5. Provide a two wire 4-20 mA RTD transmitter. Where necessary to meet monitoring
accuracy requirements provide a 3-wire or 4-wire configuration.
6. Duct mounted moisture/waterproof housing with conduit fitting.
7. Suitable supports at all bends and at intermediate points to prevent movement in the air
stream.
8. Temperature range of 0 Deg. C. to 50 Deg. C. (32 Deg. F to 122 Deg. F.).
6.3 TEMPERATURE SENSOR: WALL MOUNTED – PUBLIC SPACES
A. Provide wall mounted temperature sensor that meet the following:

1. White protective enclosure. There shall be no manufacturer's logos, name or
thermometer on casing.
2. Location shall be selected by the Engineer. No sensor shall be mounted until the
Employer gives specific location instructions.
3. 10,000 ohm at 25 Deg. C. (77 Deg. F.) thermistor or 100/1,000 ohm platinum RTD with a
minimum temperature coefficient of resistance of 0.00375 ohm/ohm/Deg. C.
4. Monitored temperature shall be reported with an accuracy of  0.5 Deg. C. (1.0 Deg. F.).
5. Provide a two wire 4-20 mA RTD transmitter where required
6. Temperature range of 10 Deg.C. to 60 Deg.C.
7. Sensor shall have and LCD display.
6.4 TEMPERATURE SENSOR: WALL MOUNTED – VAV APPLICATIONS
A. Provide wall mounted temperature sensor that meet the requirements for temperature sensors as
specified in section: "BMS CONTROLLERS: UNITARY CONTROLLER: VAV TERMINAL
UNITS".
6.5 TEMPERATURE SENSOR: WALL MOUNTED – FCU APPLICATIONS
A. Provide wall mounted temperature sensor that meet the requirements for temperature sensors as
specified in section: "BMS CONTROLLERS: UNITARY CONTROLLER: FAN COIL UNITS
CONTROLLERS".

6.6 TEMPERATURE SENSOR: THERMOWELL MOUNTED
A. Thermowell mounted temperature sensors shall meet, at minimum, the following requirements:
1. Rigid stainless steel probe of length which is, at minimum, 20% of the pipe width.
3. BMS shall report the monitored temperature with an accuracy of  0.25 Deg. C. (0.5 Deg.
F.) accuracy.
4. Provide a two wire 4-20 mA RTD transmitter where required with a temperature range
that is appropriate for the application.
a. Range for chilled water and condenser water applications shall be:
1) Between 0 Deg.C. and +5 Deg.C. (+32 Deg.F. and +41 Deg.F.) at the low
end and
2) Between +40 Deg.C. and +50 Deg.C.(+104 Deg.F. and +122 Deg.F.) at the
upper end.
b. Range for hot water shall be selected such that it is between 30 Deg.C. and 50
Deg.C. (54 Deg.F and 90 Deg.F.) above and below the hot water temperature
range.
5. Where necessary to meet monitoring accuracy requirements provide a 3-wire or 4-wire
configuration.
6. Moisture/waterproof housing with conduit fitting.
7. Stainless steel thermowell.
8. Provided with thermal grease to aid temperature sensing.
9. Sensors required for the determination of temperature differential shall be matched with a
maximum variation over the entire temperature range of 0.1 Deg.C. (0.2 Deg.F.).
6.7 RELATIVE HUMIDITY SENSOR: DUCT MOUNTED
A. Duct mounted relative humidity sensors shall meet, at minimum, the following requirements:
1. Duct mount moisture resistant enclosure with conduit fitting.
2. Two wire, 4-20 mA output proportional to relative humidity range of 0% to 100%.
3. Humidity sensor shall be replaceable.
4. 2% accuracy (5 - 95% RH).
5. 8 inch probe length.
6. Operating temperature range of O Deg. C. to 50 Deg. C. (32 Deg. F to 122 Deg. F.)
6.8 RELATIVE HUMIDITY SENSOR: INDOOR AIR - WALL MOUNTED
A. Wall mounted relative humidity sensors shall meet, at minimum, the following requirements:
1. Wall mount enclosure with white cover. There shall be no manufacturer's logos, name or
thermometer on casing.
2. Two wire, 4-20 mA output proportional to relative humidity range of 0% to 100%.
3. Humidity sensor shall be replaceable.
4. 2% accuracy (5 - 95% RH).

5. Operating temperature range of O Deg. C. to 50 Deg. C. (32 Deg. F to 122 Deg. F.).
6.9 COMBINATION RELATIVE HUMIDITY & TEMPERATURE SENSORS: OUTSIDE AIR
A. Provide a combination wet bulb temperature and dry bulb temperature sensor for exterior wall
mounting. Web bulb temperature/dry bulb sensors shall meet, at minimum, the following
requirements:
1. Stainless steel probe with an IP65 to BS 60529 housing for an exterior housing.
2. Two wire, 4-20 mA output proportional to minimum wet bulb temperature range of -7
Deg.C. to +49 Deg.C. (+20 Deg.F. to +120 Deg.F.).
3. Two wire, 4-20 mA output proportional to minimum dry bulb temperature range of -29
Deg.C. to +49 Deg.C. (-20 Deg.F. to +120 Deg.F.).
4. Monitored dry bulb temperature shall be reported with an accuracy of  0.5 Deg. C. (1.0
Deg. F.).
5. Monitored wet bulb temperature shall be reported with an accuracy of  3% of reading.
6. Sensor shall have a solar screen.
6.10 COMBINATION RELATIVE HUMIDITY & TMPERATURE SENSOR: DUCT MOUNTED
A. Provide a combination wet bulb temperature and dry bulb temperature sensor for duct
mounting. Wet bulb temperature/dry bulb sensors shall meet, at minimum, the following
requirements:
1. Stainless steel probe with an IP54 to BS 60529 transmitter housing for an interior
application and an IP65 to BS 60529 housing for an exterior housing.
Deg. F.).
6. Probe shall be a minimum of 200mm.
6.11 COMBINATION RELATIVE HUMIDITY & TEMPERATURE SENSORS: INSIDE AIR
A. Provide a combination wet bulb temperature and dry bulb temperature sensor for duct
mounting. Wet bulb temperature/dry bulb sensors shall meet, at minimum, the following
requirements:
1. Stainless steel probe with an IP54 to BS 60529 transmitter housing.

Deg. F.).
6.12 STATIC PRESSURE SENSOR: DUCT MOUNTED
A. Duct mounted static pressure sensors shall meet, at minimum, the following requirements:
1. Input range shall be appropriate for the application. Select range such that it covers from
zero duct static pressure relative to the exterior of the duct up to a static pressure of
between 20% and 50% in excess of the maximum static pressure that could be
encountered in the duct relative to the duct exterior. Typically:
a. For low pressure duct consider using a range of 0 to 500Pa (0 to 2” wc.)
b. For medium pressure duct use a range of 0 to 1500Pa (0 to 6” wc.)
c. For high-pressure duct use a range of 0 to 2500 Pa (0 to 10” wc.).
2. 4-20mA, 0-5 or 0-10Vdc output proportional to pressure input range compatible with
BMS system.
3. 1% Full scale output accuracy
4. Operating temperature range of 0ºC to 60ºC (32ºF to 140ºF).
5. Easily accessible, integral non-interacting zero adjustment.
6. Minimum over pressure input protection of two times rated input or 7 kpa (20 psi)
whichever is greater.
6.13 STATIC PRESSURE SENSOR: SPACE
A. Space mounted static pressure sensors shall be designed for room pressure monitoring
applications with all electrical and pressure connection on back of unit. I addition, unit shall
meet, at minimum, the following requirements:
1. Input range of –50 to +50 Pa. (-0.2” to + 0.2” wc.)
2. 4-20mA, 0-5 or 0-10Vdc output proportional to pressure input range compatible with
BMS system.
3. 1% accuracy of range
4. Operating temperature range of 0ºC to 60ºC (32ºF to 140ºF).
5. Easily accessible, integral non-interacting zero adjustment.
6. Minimum over pressure input protection of two times rated input or 7 kpa (20 psi)
whichever is greater.
7. LCD Display
6.14 STATIC PRESSURE SENSOR: WATER
A. Pressure sensors shall meet the following requirements:

1. Input range of 0 to 1400 kPa.
2. 4-20 mA output proportional to water pressure.
3. 0.5% accuracy of range.

4. Temperature range of 0 Deg. C. to 38 Deg. C. (32 Deg. F to 100 Deg. F.).
5. Easily accessible, integral non-interacting zero and span adjustment.
6. Over pressure input protection of two times rated input.
7. An IP54 to BS 60529 transmitter housing for an interior application and an IP65 to BS
60529 housing for an exterior housing.
8. Stainless steel wetted parts.
9. Burst pressure of 5 times rated input
10. Long-term stability of .25 percent of full scale.
11. Construction of pressure transmitter and associated components shall be rated for at least
twice the maximum static pressure.
6.15 DIFFERENTIAL PRESSURE SENSOR – AIR (FILTER/COIL MONITORING)
A. Differential pressure sensors shall meet, at minimum, the following requirements:

1. Output shall be 4-20mA, 0-10Vdc or 0-5Vdc output proportional to pressure input range
compatible with BMS.
2. Select range as required, taking into consideration pressure drop across filter or coil.
Typically 0 to 500pa (0-2” wc) range for low-pressure commercial duct.
3. Operating temperature range of 0 DEG C to 60 DEG C (32 DEG F to 140 DEG F).
4. With LCD display
6.16 DIFFERENTIAL PRESSURE SENSOR - WATER
A. Water differential pressure sensors shall meet, at minimum, the following requirements:
1. Cast aluminium an IP54 to BS 60529 transmitter housing for an interior application and
an IP65 to BS 60529 housing for an exterior housing.
2. Output of 4-20 mA proportional to the pressure sensed.
3. Over pressure protection of five times the rated input.
4. Easily accessible, integral non-interacting zero and span adjustment.
5. Operating range shall be suitable for the application. Select range such that it covers
from zero differential pressure up to a differential static pressure of between 20% and
50% in excess of the maximum static pressure that could be encountered. Remember that
if the sensor is used for the control of a chilled water bypass and is located across, for
example, a chilled water AHU coil, the pressure drop of both the coil and the associated
valve at full design flow have to be taken into account.
6. Accuracy of  2% of full-scale reading.
7. Valved tappings shall be installed by the Mechanical contractor. Furnish the valves to
the Mechanical contractor.
6.17 MULTIPOINT AVERAGING AIRFLOW MEASURING STATION – DUCTS, PLENUMS,

FAN INLETS.
A. Multipoint averaging airflow measuring station shall meet, at minimum, the following
requirements:

1. Sensor and sensor measuring flow range shall be appropriate for the application.
2. Multipoint averaging flow sensor complete with sensor, sensor housing and mounting
brackets. Sensor tubing shall be connected or removed without removing ductwork.
3. Sensing grid shall be of stainless steel construction.
4. Internal materials of the transducer shall be suitable for contact with air.
5. Integral signal integrator to minimize primary signal to noise from the output signal.
6. Output signal of 4-20 mA proportional to input pressure, into a 600 OHM load.
7. Temperature range of -18 Deg C to 60 Deg C (0 Deg F to 140 Deg F).
8. 5% accuracy of the measured value.
9. With LCD display.
6.18 DIFFERENTIAL PRESSURE SWITCH - AIR
A. Air differential pressure sensors shall meet, at minimum, the following requirements:
1. An IP54 to BS 60529 transmitter housing for an interior application and an IP65 to BS
60529 housing for an exterior housing.
2. SPDT switch rated for 10 amps minimum at 120 Vac.
3. Setpoint trip adjustment with scale to indicate setting. Switches used for filter differential
pressures shall also have a display of the monitored differential pressure.
4. Deadband adjustment.
5. Select range such that it covers from zero duct static pressure relative to the exterior of
the duct up to a static pressure of between 20% and 50% in excess of the maximum static
pressure that could be encountered in the duct relative to the duct exterior. Typically:
a. For low pressure commercial duct use a range of 0 to 500pa (0 to 2 inches w.g.)
b. For medium pressure duct use a range of 0 to 1500Pa (0 to 6 inches w.g.)
c. For high pressure duct use a range of 0 to 2500Pa (0 to 10 inches w.g.)
6. Temperature range of -18 Deg. C. to 71 Deg. C. (0 Deg. F. to 160 Deg. F.).
7. Manual reset.
6.19 DIFFERENTIAL PRESSURE SWITCH - WATER
A. Water differential pressure switches shall meet, at minimum, the following requirements:
1. 316 stainless steel body.
2. Local display gauge.
3. End to end accuracy not to exceed  1.0% over entire range.
4. Easily accessible, integral non-interacting zero an span adjustment.
5. Over pressure input protection to a minimum of five (5) times rated input.
6. The differential pressure transducer shall be rated to withstand the maximum rated.
pressure of the system in which it is installed.
7. Range to be coordinated with the chilling unit manufacturer.
6.20 LIQUID LEVEL FLOAT SWITCH

A. Liquid level float switches shall meet, at minimum, the following requirements:
1. Polypropylene float, PVC cable, hermetically sealed mercury switch.
2. 13 amp running current @ 120 VAC, 11 amp current @ 240 VAC.
3. SPDT type.
4. Operating temperature of 0 Deg. C. to 71 Deg. C. (32 Deg. F. to 160 Deg. F.).
5. Operating pressure of 180 kPa.
6.21 TURBINE WATER FLOWMETER – UNI-DIRECTIONAL - INSERTION TYPE
A. Turbine flowmeter shall meet, at minimum, the following requirements:

1. Stainless steel insertion probe with non-metallic rotors.
2. 24 ± 4 VDC @ 30 mA.
3. 2% accuracy of actual reading from 0.4 to 20 ft/s.
4. Turndown ratio of 30:1.
5. Combined linearity and repeatability not to exceed 1.5 percent.
6. Pulse output proportional to flowrate.
7. Insertion type with dual turbine blades.
8. Suitable for maximum flowrate in line.
9. Rated for as necessary to withstand the maximum pressure of the system.
10. Suitable for temperatures in the range of 0 Deg.C. to 50 Deg.C.
11. Wall mounted local flowrate display panel to indicate instantaneous flowrate.
6.22 TURBINE WATER FLOWMETER - BI-DIRECTIONAL - INSERTION TYPE
A. Turbine flowmeter shall meet, at minimum, the following requirements:

1. Stainless steel insertion probe with non-metallic rotors.
2. 24±4 VDC @ 90 mA supply voltage.
3. 2% accuracy of actual reading from 0.4 to 20 ft/s.
4. Turndown ratio of 30:1.
5. DC linearity of 0.1% of span.
6. Pulse output proportional to flowrate.
7. Insertion type with dual turbine blades.
8. Suitable for maximum flowrate in line.
9. Rated for as necessary to withstand the maximum pressure of the system.
10. Temperature range-standard: 82 Deg. C. (180 Deg. F.) continuous, 93 Deg. C. (200 Deg.
F.) peak.
11. Bi-directional flow.
6.23 ELECTROMAGNETIC FLOWMETER
A. Electromagnetic flowmeter shall meet, at minimum, the following requirements:

1. No moving parts.
2. Microprocessor-based.
3. 4-20 mA output.
4. Full lugged flanged.
5. Accuracy shall better than 5% of flowrate over a 33:1 turndown at all flow rates above 1
fps.
6. The integrally mounted meter housing and flow meter sensor with a an IP54 to BS 60529
transmitter housing for an interior application and an IP65 to BS 60529 housing for an
exterior housing. The flow sensor coil housing shall be steel and withstand 3500 kPa
external pressure in all conditions.
7. Electronics shall be remote mounted within the central plant either wall or column
mounted adjacent to the bypass piping area.
8. Flow meter transmitter shall be furnished in -an IP54 to BS 60529 transmitter housing for
an interior application and an IP65 to BS 60529 housing for an exterior housing, with a
character, 2 line 16 digit backlit display. The alphanumeric display shall indicate user-
defined flow units and flowrate. All menu advice and commands shall be visible on this
display.
9. The flow meter shall be suitable for operation at temperatures from -40 Deg F to 200 Deg
F and at pressures from full vacuum to 2100 kPa.
10. The meter shall feature non-volatile sensor memory (EEPROM)) which shall contain all
the characteristics of the sensor (i.e. calibration factors, coil frequency, gain settings) as
well as user defined parameters on site. This memory shall facilitate automatic transfer
of pre-programmed data to new electronics in the event of a transmitter fault, without
requiring renewed calibration/programming.
11. The flow meter shall have a switching power supply having an operating range from 77-
265 VAC 50 Hz (12-60 VDC). Power consumption shall not exceed 20 VA.
12. Carbon steel body.
13. Flow meter shall distinguish between direction of fluid flow.
14. Construction of flowmeter and associated components shall be rated for at least twice the
maximum static pressure.
6.24 CURRENT METERING SENSOR
A. Current monitoring shall meet, at minimum, the following requirements:

1. 4-20 mA, 0-10 or 0-5 Vdc output proportional to current draw.
2. Reverse polarity protected and output limited.
3. 50/60 Hz operation.
4. Accuracy of better than 1%.
5. Operating temperature range of 0 Deg C to 70 Deg C. (-20 Deg F to 120 Deg F).
6.25 VOLTAGE SENSING RELAY (TYPE VS-01)

A. Voltage sensing relays shall continuously monitor 3-phase power lines for phase loss, phase
reversal and low voltage. Voltage sensing relays shall meet, at minimum, the following
requirements:
1. Dustproof ABS plastic housing.
2. The output relay shall have an accessible trip adjustment over its complete operating
range.
3. Relay shall have over current and over voltage protection.
4. Automatic reset with adjustable reset delay.
5. Adjustable trip delay.
6. Transient protection - 2500 VRMS for 10 ms.
7. Accuracy -  0.1% of setpoint.
8. Operating temperature range of -29 Deg. C. to 49 Deg. C. (-20 Deg. F. to 120 Deg. F.).
6.26 VOLTAGE METERING SENSOR – 3 PHASE
A. Voltage monitoring (phase-to-phase (or line-to-neutral) voltage) of 3 phase electrical systems

shall meet, at minimum, the following requirements:
1. Rated for the appropriate voltage and frequency.
2. Output to the BMS of 4-20mA proportional to voltage for each of the 3 phases.
3. Accuracy -  0.5% of FS voltage.
4. Operating temperature range of -29 Deg. C. to 49 Deg. C. (-20 Deg. F. to 120 Deg. F.).
6.27 CONTROL RELAYS – LATCHING
A. Latching Relays shall meet, at minimum, the following requirements:

1. Pickup rating, time and hold rating as required for individual applications.
2. Rated for a minimum of ten (10) million mechanical operations and a minimum of
500,000 electrical operations.
3. Provide complete isolation between the control circuit and the digital output.
4. Located in the DCP, UC or other local enclosures.
5. Malfunction of an BMS component shall cause the controlled output to fail to the
positions identified in the failure procedure within the operating sequences.
6. 10 amp contact rating.
7. Pin type terminals.
6.28 CONTROL RELAYS – MOMENTARY
A. Momentary Relays shall meet, at minimum, the following requirements:

1. Coil ratings of 120 VAC, 50 mA or 10-30 VAC/VDC, 40 mA as suitable for the
application.
2. Provide complete isolation between the control circuit and the digital output.
3. Located in the DCP, UC or other local enclosures.
4. 10 amp contact rating.

5. LED status indication.
PART 7 - FIELD INSTUMENTATION: VALVES AND VALVES ACTUATORS
7.1 VALVES GENERAL
A. Furnish all valves controlled by the BMS as detailed in the mechanical trade documents and as
indicated on the control drawings which form part of these sub-contract documents. The MEP
Specialist shall install valves, except those for instrumentation. All other valves such as check
valves, relief valves, pressure reducing valves, self regulating valves, manually operated valves,
etc. shall be furnished and installed by the MEP Specialist. Provide details of the
manufacturer's installation requirements to the MEP Specialist. Coordinate the valve body type
and pipe connections with the mechanical trade.
B. Refer to the Mechanical plans and drawings and to the control drawings which form part of
these sub-contract documents for the design conditions on which to base sizing and ratings of
the valves and their actuators.
C. The complete valve (body and trim) shall be rated for a pressure that is at least 50% greater than
the maximum pressure to which it will be exposed. Where noted in this Section, the valve shall
be rated for a higher pressure. The complete valve shall be rated for a temperature that shall be
at least 50 deg. C. (90 deg. F.) greater than the maximum temperature to which it will be
exposed. The Manufacturer shall certify that each complete valve is suitable for and meets all
relevant standards for the application.
D. All valves shall be rated appropriately for the fluid, temperature and pressure and, at minimum,
shall have a 16 bar rating. Valves shall comply with BS 5793 and BS EN 60534.
E. Valves of similar types shall be by the same manufacturer.
F. Valves shall have the manufacturer's name and the pressure rating clearly marked on the outside
of the body. Where this is not possible manufacturer's name and valve pressure rating shall be
engraved on a minimum 50mm (2 inch) diameter stainless steel tag that shall be attached to the
valve by a chain in such a manner that it cannot be unintentionally removed.
G. Valves 13mm to 50mm (0.5 inch to 2 inches) shall have screwed ends. Screwed ends shall
comply with BS 21:1985 (Specification for pipe threads for tubes and fittings where pressure-
tight joints are made on the threads - metric dimensions). Valves 63mm (2.5 inches) and larger
shall have flanged ends. Flanged valves shall be furnished complete with companion flanges,
gaskets and bolting materials. Flanges, gaskets and bolting materials shall meet the appropriate
BSI requirements.
H. Verify and certify that the materials of construction of the pipe, weld, flange, bolts and valve
will not cause any galvanic corrosion.
I. Valves shall be suitable for continuous throttling.
J. Valve schedules shall be submitted for review and shall clearly show the following for each
valve:

1. Associated system.
2. Manufacturer and model number.
3. Valve size and line size.
4. Flow rate, flow coefficient (CV) - and pressure drop at design conditions
5. and
Valve authority, flow rate and pressure drop across the valve at design conditions and
pressure drop across the associated mechanical equipment, e.g., coil, heat exchanger, etc.,
at design conditions.
6. Valve configuration (e.g. two way, three way, butterfly).
7. Leakage rate.
8. Maximum pressure shut-off capability.
9. Actuator manufacturer and model number.
10. Valve body pressure and temperature rating.
11. Normally open/closed and failure positions.
K. Where necessary to achieve the required performance and pressure drop a control valve may be
sized up to two nominal sizes below line size.
L. Valve bodies shall be cast iron, carbon steel, stainless steel or bronze subject to requirements for
valve body pressure and temperature rating and suitability of material for application. Valve
trim shall be stainless steel.
M. Valve seats shall be replaceable. Valve seats shall be metal, ceramic filled PTFE or equivalent
and must assure tight seating.
N. The BMS Specialist shall certify that the materials of construction are appropriate for the
application. In particular, valves used for the control of glycol solutions shall have a trim that is
suitable for a glycol solution.
7.2 TWO WAY CONTROL VALVES
A. Provide two-way globe control valves as indicated on the mechanical trade documents.
B. Pressure drop shall not exceed 35 kPa and shall conform to the following requirements:
1. Valves shall be selected such that the valve authority (N) shall not be less than 0.5 as
defined by the relationship: N=P1/(P1+P2); where:
a. P1= pressure drop across the fully open valve,
b. P2= pressure drop across the remainder of the circuit (e.g. a coil, DRV, isolation
valves, strainers)
C. Valve shall be capable of tight shut-off when operating at system pressure with the system
pump operating at shut-off head. Leakage rate shall not exceed 0.01% of the rated valve
capacity.
D. Valve shall be straight pattern type. Angle valves shall only be furnished where the piping
configuration does not permit the use of a straight valve.

E. Valves shall be single seat globe type. Double seat valves shall not be furnished.
F. Two-port valves when used to control heater and cooler batteries shall have an equal percentage
or modified parabolic characteristic. Two-port valves when used in liquid applications systems
not detailed above shall have a linear / linear characteristic.
G. Actual valve kvs values shall not deviate from the quoted kvs value by more than ±10%.
H. The kv of the valve shall not deviate from the stated characteristic curve by more than ±10%.
I. Valve shall have a minimum rangeability of 50:1.
J. Suitable for continuous throttling.
7.3 BUTTERFLY VALVES
A. Butterfly valves shall be the full lug type.
B. The pressure drop across modulating butterfly valves at maximum design flow shall not exceed
20 kPa .
C. Disc pins, where required to secure shaft to disc, shall be 316 stainless steel.
D. The butterfly valve manufacturer shall certify compliance with bubble tight shut-off
requirements at a differential pressure not less than the full rated design working pressure and
temperature specified with the downstream flange removed with flow in either direction.
E. Valve manufacturer shall guarantee zero leakage to the shaft.
F. Where indicated in the Mechanical Trade documents provide linked butterfly valves that shall
comprise two butterfly valves meeting the above requirements mounted on a flanged cast iron
tee with a single actuator which shall modulate one valve open as it closes the other such that
when one is fully open the other is fully closed and vice versa.
7.4 VALVES FOR INSTRUMENTATION
A. Instrumentation, such as pressure sensors and flow rate monitors, which is provided for the
monitoring of parameters associated with liquid in pipes or tanks, shall be removable and
replaceable without the requirement to shut down a pump and without the requirement to drain
the pipe or tank and without causing liquid to leak from the pipe or tank. To facilitate this, the
BMS subcontractor shall furnish valves for installation by the mechanical trade.
B. Instrumentation that is mounted external to the pipe or tank and which is connected to the pipe
or tank by one or more sampling lines shall have a manual two-way on/off valve in each
sampling line meeting the following requirements:
1. Ball type valve
2. Valve body shall be 316 stainless steel

3. Ball and stem shall be 316 stainless steel
4. Zero leakage.
5. Rated for 1050 kPa or for a pressure 50% greater then the system working pressure,
whichever is the greater.
6. Rated for a minimum of 50 deg. C (90 deg. F.) greater than the highest fluid
temperature.
7. Brass or stainless steel trim.
8. Valve seats shall be metal, reinforced TFE or equivalent and must assure tight seating.
9. Valve shall be Whitey 40 Series or 80 Series or approved equal if it meets the
requirements detailed above.
C. Valves for insertion flow meters shall be full port gate valves sized for the flow meter in
accordance with the flow meter manufacturer’s instructions. If the flow meter manufacturer
offers the valve as an accessory then it shall be purchased by the BMS subcontractor from the
insertion flow meter manufacturer and shall be installed by the mechanical trade in accordance
with the insertion flow meter manufacturer’s instructions. The valve shall meet the pressure
and temperature requirements detailed for the control valves and shall have zero leakage at the
system maximum pressure.
7.5 VALVES ACTUATORS - ELECTRIC
A. The BMS Specialist shall provide actuators for valves that are furnished by the BMS Specialist.
All control valve actuators shall be modulating type.
B. Actuator shall be motor driven type. Valve stem position shall be adjustable in increments of
one (1) percent or less of full stem travel.
C. Actuator shall have an integral self-locking gear train, mechanical travel stops and two
adjustable travel limit switches with electrically isolated contacts.
D. Actuator gear assembly shall be made of hard-anodised aluminium or steel or material of

equivalent durability. No plastic components shall be acceptable for the gear drive assembly.
Disassembly of the gears shall not be required to remove the motor.
E. Actuator shall be rated for continuous duty and have an input voltage of 220 Vac, 50 Hz or 24
V.
F. Actuator housing shall have a minimum IP 54 to BS 60529 rating. Actuators on valves located
in mechanical rooms or outdoors shall have covers of aluminium or a material of equivalent
strength and shall have captive bolts to eliminate loss of bolts when removing the cover from
the base. Housings for valves located in a plenum and used for terminal unit or fan coil unit
heating/cooling coils, may be constructed of reinforced plastic. Materials of construction for all
actuator components shall be non-corroding.
G. Actuator motor shall be fully accessible for ease of maintenance.
H. Actuator shall be sized to meet the shut-off requirements when operating at the maximum
system differential pressure and with the installed system pump operating at shut-off head.

I. Actuator shall control against system maximum working pressures.
J. Actuator shall fail as indicated on the control drawings that form part of these sub-contract
documents. Provide spring return to de-energised position on loss of power or loss of control
signal if so required by the sequences of operation.
K. Actuator shall accept control signals compatible with the BMS analogue or digital output
subsystem as appropriate. The valve stem position shall be linearly related to the control signal.
L. Actuator shall have visual mechanical position indication, showing output shaft and valve
position.
M. Actuator shall operate the valve from the fully closed to the fully open position and vice versa
in less than two minutes.
N. Actuator shall be constructed to withstand high shock and vibration without operations failure.
Materials of construction shall be non-corroding.
O. Actuator shall be equipped with an integral position potentiometer to indicate the stem position
of the valve where required by the control sequences. All valve actuators shall have integral
end position indicators.
P. Actuator and valve shall be mounted and installed only in the location/orientation approved by
the manufacturer. Installation drawings shall clearly indicate the valve location.
Q. Actuator shall have a manual declutch lever to enable manual operation of the valve. It shall be
possible for an operator to manually modulate valves located in mechanical rooms in the event
of loss of power. The operator shall be able to manually modulate the valves without having to
climb a ladder or other non-permanent structure. It shall be ensured that the valve installation is
such that the valve cannot declutch under the influence of gravity and/or vibration.
PART 8 - EXECUTION
8.1 TRAINING
A. Submit an outline of the training courses to be given for 2 trainees as assigned by the employer.
This outline shall include a schedule of the training sessions in at least one-half day increments,
indication of the topics to be covered in each session and any prerequisite requirements that
should be met prior to attendance. The training outline shall be submitted with the initial shop
drawing and submittals packages. Training shall not commence unless the Engineer has
approved a training outline. Training shall be coordinated with the Employer’s designated
training coordinator.
B. Training shall consist of, 16 No. 4-hour sessions at the BMS Specialist’s facilities. These
training sessions shall be tailored to the construction schedule and they shall be presented in
accordance with a flexible schedule that shall be acceptable to the Employer. Follow up
training shall consist of 8 No. 4-hour sessions on-site using the installed components that shall
be given during the period immediately prior to the acceptance testing. Further follow up

training shall consist of 8 No. 4-hour sessions on-site during the warranty period. These
training sessions during the warranty period shall be scheduled with the Employer.
C. Provide all training materials (hand-outs, textbooks, workbooks etc.) and any audiovisual
equipment required to execute the training.
D. Training sessions shall be formatted to maximize the usage of time of the attendees and prevent
redundant coverage of materials for advanced students. Training sessions shall be designed on
the basis of experience and knowledge of the attendees scheduled to participate and shall
differentiate between the requirements of supervisory, operations and maintenance personnel.
The training shall be specific to this project and shall cover, at minimum, the following:
1. Data base features.
2. Operating sequence programming.
3. Operator interface features.
4. VDU graphics set up and modification.
5. An overview of the BMCS topology.
6. Information access.
7. Executing operator commands.
8. Operator definable values.
9. Report customization.
10. Event message generation and modification.
11. Other subjects necessary to ensure that the operators, maintenance and supervisory staffs
will be able to operate the BMS without any on-going assistance from any outside party.
E. Provide sufficient training to the Employer’s staff such that they shall be able to map BACnet
object Ids to the terminal server and shall be able to add points to the data storage, analysis and
retrieval functions.
8.2 BORING AND PATCHING
A. Boring and patching for work undertaken by the MEP Specialist to install BMS components
shall be undertaken by the MEP Specialist but the BMS Specialist shall provide boring and
patching of work in those instances where the BMS Specialist has caused damage requiring
boring and patching. The BMS Specialist shall provide boring and patching for all installation
work undertaken by the BMS Specialist. Boring and patching shall meet, at minimum, the
following requirements:
1. Before boring any structural components, obtain the Engineer's approval.
2. Make boring with clean, square and smooth edges. Patches shall be inconspicuous in
covered areas and visually undetectable in areas normally accessible to the tenants.
3. Restore fire ratings if boring has violated the fire rated assemblies.
8.3 FIRE STOPPING

A. The MEP Specialist shall provide fire stopping for components installed by the MEP Specialist
on behalf of the BMS Specialist but if the BMS Specialist damages fire stopping installed by
another trade or the work undertaken by the BMS Specialist requires that fire stopping be
replaced or added, the BMS Specialist shall seal all conduit, cable, or cable tray penetrations of
fire rated assemblies. Seal or fire-stop shall meet, at minimum, the following requirements:
1. Comply with all applicable codes, regulations and statutory requirements.
2. Approved by the authority having jurisdiction.
3. Firesafing system or device used shall not derate the ampacity of electrical cables passing
through it.
8.4 HANGING AND SUPPORTING
A. Install all equipment, devices, materials and components in compliance with the manufacturers
recommendations. Supports shall be suitable for the environment within which the component
is to be installed. Coordinate all hanging and supporting of components with all trades.
B. Boring and cutting shall be kept to a minimum and conducted in a neat and workmanlike
manner. Provide reinforcing and fastening materials as necessary.
8.5 TESTING AND INSPECTIONS
A. General Requirements:
1. All components shall be tested by the BMS Specialist to ensure compliance with the
specifications before they leave the BMS Specialist's premises and shall be tested again
on-site by the BMS Specialist before the commencement of acceptance testing. The
BMS Specialist shall not ship components to the project site until they have been found
to be fully compliant with the specifications and the BMS Specialist shall not request the
commencement of acceptance testing until such time as the BMS Specialist has made a
complete and thorough checkout of all equipment on site.
2. Any component furnished under this sub-contract shall be made available for inspections
or tests, as deemed necessary by the Engineer. Use of any component by the Employer
and Engineer shall not imply acceptance of the system or acceptability of any component.
Availability and demonstration of the systems shall not be withheld and the use of
components shall not imply the start of the Defects Liability Period.
3. Costs associated with the required inspections and testing shall be included in this scope
of work. Additional charges will not be accepted.
4. The BMS Specialist shall make available all equipment, calibrated instruments and
ladders, as necessary to satisfactorily demonstrate the acceptability of the components
and systems. Instrumentation to be used for the verification of monitored parameters shall
be calibrated or supplied by an approved laboratory or manufacturer. Provide copies of
the calibration data with the component test sheets.
5. Installation, engineering, software and system personnel shall be available on-site during
the commissioning tests. These personnel shall be familiar with the installation and shall
undertake all tests as requested by the Engineer in order to verify that the BMS
components individually and in total meet the specifications.
6. The BMS Specialist shall confirm that the person(s) who will be conducting the
commissioning tests on behalf of the BMS Specialist has been actively involved (on site)

throughout the commissioning of the control system. Software shall be developed, tested
and demonstrated over a time span short enough to guarantee continuity of personnel.
B. Inspection During Installation:

1. Prior to commissioning tests, the BMS shall be available for use by the Employer and
Engineer. Use by the Employer and Engineer shall not imply acceptance of any
component of the BMS or the commencement of the Defects Liability Period.
2. Provide staff to assist the Engineer in the inspections made during the installation period
to review the progress and quality of the ongoing work. The Engineer will generate Field
Observation Reports on the findings of the inspection. The Engineer shall advise the
BMS Specialist during the inspection of any concerns noted with respect to the
installation and shall repeat the concerns in writing as soon as possible after the
inspection is completed. The BMS Specialist shall take corrective action to meet the
requirement of the specifications.
3. Failure of the Engineer to identify any error or omission during inspections shall not
relieve the BMS Specialist of any of the specification requirements and shall not imply
that a deviation from the specification has been accepted.
C. Component Testing/Point To Point Testing:

1. Prior to the scheduling of the commissioning tests with the Engineer, perform a complete
and detailed operational check of each BMS component. Tests shall be documented as
detailed below and shall cover all of the testing requirements detailed in this Section for
the commissioning tests. The Engineer shall undertake such random testing as the
Engineer considers necessary to verify the acceptability of the components.
2. All component testing involving the verification of air and water flow rate monitoring
shall be scheduled in conjunction with the air and water-balancing Specialists. In
particular, this shall apply to the verification of all control and monitoring parameters for
terminal units.
3. Point to point checks shall be proven from the field device/interface operation to the
controller/outstation and from the controller to the presentation of the point on the
graphics. The results from the point-to-point tests shall be submitted for approval on pre-
defined schedules.
4. Point to point checks shall verify:
a. Correct location of the field device for the application.
b. Correct installation of the control device/interface with reference to the
manufacturers literature and check that sufficient access has been provided for
maintenance.
c. That the control device has the correct range for the application, that the range is
correctly entered in the controller and the display of values is correctly engineered
on the operator's terminal.
d. Correct operation of the controls device/interface, including any associated alarm
and alarm text.
e. Correct installation of each valve and damper actuator, and ensure that each valve
and damper actuator is stroked correctly when checked against the BMS output.
f. Calibration of the control device.
g. Labels provided on the control devices and mechanical equipment are correct.

D. Systems Testing:
1. Systems testing shall not commence until all component testing has been successfully
undertaken and approved by the Engineer.
2. System testing shall be undertaken by the BMS Specialist and the BMS Specialist shall
complete the Specialist’s portion of the system performance verification sheets. The
completed system performance verification test sheets shall be submitted to the Engineer.
3. The BMS Specialist shall schedule a repeat of the system performance verification tests
at a time convenient to the Engineer. These tests for the verification by the Engineer
shall not be scheduled until the BMS Specialist has verified that all systems are operating
in accordance with the specifications.
4. The Engineer’s verification tests shall be performed by the BMS Specialist and shall be
witnessed by the Engineer who shall complete the Engineer’s portion of the system
performance verification test sheets as each test is successfully undertaken. The BMS
Specialist shall remedy any deficiencies that are observed during the system performance
verification tests and retesting shall be scheduled at a time suitable to the Engineer. If
there are deficiencies remaining after the follow-up systems performance verification
testing that require further testing by the Engineer, then the expenses of the Engineer
incurred in providing the additional follow-up tests to verify compliance with the
specifications, including travel, subsistence, accommodation and normal consulting fees,
shall be paid by the BMS Specialist at no additional cost to the Employer.
5. The following shall be demonstrated as a minimum:
a. Each and every point on the system including calibration checks and the stroking
of actuators.
b. All dynamic graphics comply with the mechanical and control specifications.
c. All system programs comply with the specification under the normal modes of
operation, emergency power, building fire detected and fireman's override
operating modes.
d. All system alarms comply with the specification.
e. System stability.
f. Dynamic tests to prove control stability and that environmental conditions are
being maintained.
E. Test Coordination:
1. Testing of the BMS during the systems and integrated testing shall be coordinated with
all other trades associated with the system being tested. The system shall be tested as a
complete entity during these tests. The BMS portion of the systems shall not be tested in
isolation.
F. Testing Of Third Party Interfaces:

1. The BMS Specialist shall develop and fully test all software required for the interface
between the BMS and equipment furnished by others prior to the delivery of the
associated hardware and software components to the project site. There shall be no
software development on site except that associated with the entry of database items such
as setpoints, alarm limits, control constants and schedules.
2. The third party interfaces shall be fully demonstrated to the Engineer at the BMS
Specialist’s facilities prior to the installation of any BMS microprocessor based

components at the project site. The demonstration shall include all hardware and
software components associated with the interfaces.
3. The third party interfaces shall be re-tested on site following the testing and acceptance
by the Engineer of the individual low voltage systems.
4. The BMS Specialist shall fully demonstrate that the BACnet objects are provided at the
BMS Management level network in accordance with the requirements of these
specifications.
G. Test Documentation:
1. Test results shall be documented using test sheets. The test sheets shall be prepared in an
appropriate format for the various categories of component and system to be tested.
Component test sheet forms included within this section indicate a minimum acceptable
standard. The final format of the proposed test forms shall be submitted by the BMS
Specialist for approval at the shop drawing stage. The component and system
performance verification sheets attached to this Section of the sub-contract Documents
are provided to the Specialist for information and to serve as a guide for the minimum
standards required. These attached examples of component and system test sheets are
generic in nature and may not accurately reflect the actual sequences of operation that are
to be implemented and not all systems and component types are covered by these
example test verification sheets. It is the responsibility of the BMS Specialist to provide
test verification sheets for each component and system that accurately reflect the
sequences of operation and appropriate data for the components and systems as furnished
under this sub-contract.
2. Completed component test sheets indicating the test results for each BMS component
within the system shall be submitted to the Engineer, together with a proposed schedule
for system commissioning tests, at least X weeks prior to the proposed system
commissioning tests. The Engineer shall determine on the basis of the BMS Specialist's
component testing, whether or not it is appropriate to commence system-commissioning
tests. It shall be the Engineer’s decision as to whether the system commissioning tests can
proceed as proposed by the BMS Specialist or whether deficiencies have to be remedied
and additional testing undertaken before the system commissioning tests can proceed.
3. At minimum, component test sheets will be prepared to cover each of the following
items:
a. Digital input point
b. Digital output point
c. Analogue input point
d. Analogue output point (one for each type of final control element, e.g. valve,
damper, etc.)
4. System test sheets shall be prepared for the testing of, at minimum, each of the systems
detailed in the point definition sheets. The test sheets shall be based on the sub-contract
requirements and not on the system as installed.
5. All test documentation shall be maintained in electronic format and in hard copy.
8.6 ACCEPTANCE AND TURNOVER DOCUMENTS
A. Prior to system acceptance and turnover and as a condition of system acceptance, the following
documents are to be submitted in four copies in accordance with requirements of Division 1:

1. System user manual.
2. Systems maintenance manual including specifications on each piece of equipment,
trouble-shooting charts, and preventive maintenance instructions, technical data sheet for
each instrument referenced for each application.
3. As-built drawings including equipment outlined dimension drawings, equipment wiring
and or piping connection drawing.
4. Complete supplementary information about software and hardware of system supplied.
This to include:
a. System block diagram (hardware).
b. Software "functional" flow diagram.
c. Memory map of all units.
d. Specific tasks performed by each processor, especially where a distributed
processing architecture is provided. These are to be clearly indicated in functional
form.
e. Source and object lists of software program.
5. Password at all levels.
6. Meets LonMark™ Interoperability Association Standards or ASHRAE SSPC 135
standard as applicable.
7. Interoperability documentation.
8. System construction inspection procedures.
9. Plant operational system test procedures.
10. Operator and maintenance personnel training curriculum.
B. The BMS sub-contractor shall handover all programmes, database, configuration and network
data to the Employer.
C. All other documentation as detailed in these specifications.
D. The BMS sub-contractor shall provide documentation detailing the methods and techniques
required to connect additional workstations, DDC controllers, gateways, routers and any other
BMS hardware and to add BACnet objects to the software as well as to export the data in any of
the previously mentioned standards to another system. The system documentation shall be
sufficiently detailed to enable the BMS’s incorporation into another BACnet system in the
future.
E. The BMS sub-contractor shall provide interoperability documentation for the BACnet
components. All the data related to the components shall be presented along with their
respective BACnet object ID created in the system, along with their PICS, BIBBS, addresses
and method statements to read and write data via integration of the components with another
system in future.
F. The documentation shall include comprehensive and complete details of the LonWorks
components (if provided) including details of all XIF, SNVTs, SCPTs, UNVTs, UCPTs and
External Interface Files (XIF). The LonWorks interoperability data shall also include their
and method statements to read and write data via integration of the LonWorks components with
another system in future.

ENDOFSECTION15900


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BUILDING MANAGEMENT SYSTEM page 1 of 85

SECTION 15900 – BUILDING MANAGEMENT SYSTEM

1.1 RELATED DOCUMENTS

1.3 RELATED WORKS

A. The following Sections contain requirements that relate to this Section:

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A/C - Air Conditioning

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A. Algorithm: A logical procedure for solving a recurrent mathematical problem.

B. Analogue: A continuously varying signal value (temperature current, velocity, etc.).

E. BACnet Conformance: A description of the capabilities of a device for communicating

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M. Direct Digital Control (DDC) involves the connection of microprocessor-based controllers to

Q. Human-Machine Interface (HMI): Human-machine interfacing allows the operator to manage,

T. LonMark Interoperability Association: Standards committee consisting of numerous

V. LonTalk: Open/standard communication protocol developed by the Echelon Corporation.

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PP. The above definitions shall apply to the words:

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1.7 BMS SYSTEM ARCHITECTURE

C. The Management Level

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D. The Automation Level

E. The Field Level

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1.8 SCOPE OF WORKS

C. The BMS shall meet the following general criteria:

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1.9 COORDINATION WITH OTHER TRADES

1.10 BMS EXPANSION

C. Each BMS as installed shall be expandable, at minimum, to incorporate the following in

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D. Subsequent to the potential expansion detailed above:

1.11 SHOP DRAWINGS

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C. All literature pertaining to a particular item, piece of equipment or installation shall be

1.13 WARRANTY AND SERVICES DURING THE WARRANTY PERIOD

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1.14 CODES, PERMITS AND APPROVAL

C. Work shall be performed in compliance with Employer's insurance underwriters' requirements.

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B. Attend project meetings as requested by the Engineer.

1.16 BMS INSTALLER QUALIFICATIONS

A. The BMS specialist shall:

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1.17 HEALTH AND SAFETY

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2.1 EQUIPMENT AND MATERIAL – GENERAL

2.2 DELIVERY, STORAGE, AND HANDLING

B. Accept products on site and verify damage.

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2.4 WARNING NOTICE

2.5 PANELS AND ENCLOSURES

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2.6 CONDUIT, TRUNKING AND FITTINGS

G. Coordinate installation of conduit/trunking with building structure and other trades.

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2.7 CABLE - COPPER

E. Cable within panels or enclosures shall be installed in wiring guides.

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