Building automation

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This article is about automation within commercial buildings. For automation within residences,
see Home automation.
This article includes a list of references, related reading or external links, but its sources
remain unclear because it lacks inline citations. Please improve this article by
introducing more precise citations where appropriate. (July 2008)
A Building Automation System (BAS) is an example of a Distributed control system. Building
automation describes the functionality provided by the control system. The control system is a
computerized, intelligent network of electronic devices, designed to monitor and control the
mechanical and lighting systems in a building.
BAS core functionality keeps the building climate within a specified range, provides lighting
based on an occupancy schedule, and monitors system performance and device failures and
provides email and/or text notifications to building engineering staff. The BAS functionality
reduces building energy and maintenance costs when compared to a non-controlled building. A
building controlled by a BAS is often referred to as an intelligent building system.

Contents
[hide]
 • 1 Topology
• 2 Infrastructure
○ 2.1 Controller
○ 2.2 Occupancy
○ 2.3 Lighting
○ 2.4 Air handlers
 2.4.1 Constant Volume Air-Handling Units
 2.4.2 Variable Volume Air-Handling Units
 2.4.3 VAV Hybrid Systems
○ 2.5 Central plant
 2.5.1 Chilled water system
 2.5.2 Condenser water system
 2.5.3 Hot water system
○ 2.6 Alarms and security
○ 2.7 Manufacturers
• 3 Protocols and Industry Standards
• 4 See also
• 5 References

[edit] Topology
Most building automation networks consist of a primary and secondary bus which connect high-
level controllers (generally specialized for building automation, but may be generic
programmable logic controllers) with lower-level controllers, input/output devices and a user
interface (also known as a human interface device).
The primary and secondary bus can be BACnet, optical fiber, ethernet, ARCNET, RS-232, RS-
485 or a wireless network.
Most controllers are proprietary. Each company has its own controllers for specific applications.
Some are designed with limited controls: for example, a simple Packaged Roof Top Unit. Others
are designed to be flexible. Most have proprietary software that will work with ASHRAE's
BACnet or the proprietary LonTalk.
Inputs and outputs are either analog or digital (some companies say binary).
Analog inputs are used to read a variable measurement. Examples are temperature, humidity and
pressure sensor which could be thermistor, 4-20 mA, 0-10 volt or platinum resistance
thermometer (resistance temperature detector), or wireless sensors.
A digital input indicates if a device is turned on or not. Some examples of a digital input would
be a 24VDC/AC signal, an air flow switch, or a volt-free relay contact.
Analog outputs control the speed or position of a device, such as a variable frequency drive, a I-P
(current to pneumatics) transducer, or a valve or damper actuator. An example is a hot water
valve opening up 25% to maintain a setpoint.
Digital outputs are used to open and close relays and switches. An example would be to turn on
the parking lot lights when a photocell indicates it is dark outside.
[edit] Infrastructure
[edit] Controller
Controllers are essentially small, purpose-built computers with input and output capabilities.
These controllers come in a range of sizes and capabilities to control devices commonly found in
buildings, and to control sub-networks of controllers.
Inputs allow a controller to read temperatures, humidity, pressure, current flow, air flow, and
other essential factors. The outputs allow the controller to send command and control signals to
slave devices, and to other parts of the system. Inputs and outputs can be either digital or analog.
Controllers used for building automation can be grouped in 3 categories. PLCs, System/Network
controllers, and Terminal Unit controllers. However an additional device can also exist in order
to integrate 3rd party systems (i.e. a stand-alone AC system) into a central Building automation
system).
PLC's provide the most responsiveness and processing power, but at a unit cost typically 2 to 3
times that of a System/Network controller intended for BAS applications. Terminal Unit
controllers are usually the least expensive and least powerful.
PLC's may be used to automate high-end applications such as clean rooms or hospitals where the
cost of the controllers is a lesser concern.
In office buildings, supermarkets, malls, and other common automated buildings the systems will
use System/Network controllers rather than PLC's. Most System controllers provide general
purpose feedback loops, as well as digital circuits, but lack the millisecond response time that
PLC's provide.
System/Network controllers may be applied to control one or more mechanical systems such as
an Air Handler Unit (AHU), boiler, chiller, etc., or they may supervise a sub-network of
controllers. In the diagram above, System/Network controllers are often used in place of
Programmable Logic Controllers.
Terminal Unit controllers usually are suited for control of lighting and/or simpler devices such as
a package rooftop unit, heat pump, VAV box, or fan coil, etc. The installer typically selects 1 of
the available pre-programmed personalities best suited to the device to be controlled, and does
not have to create new control logic.
[edit] Occupancy
Occupancy is one of 2 or more operating modes for a building automation system. Unoccupied,
Morning Warmup, and Night-time Setback are other common modes.
Occupancy is usually based on time of day schedules. In Occupancy mode, the BAS aims to
provides a comfortable climate and adequate lighting, often with zone-based control so that users
on one side of a building have a different thermostat (or a different system, or sub system) than
users on the opposite side.
A temperature sensor in the zone provides feedback to the controller, so it can deliver heating or
cooling as needed.
If enabled, Morning Warmup (MWU) mode occurs prior to Occupancy. During Morning
Warmup the BAS tries to bring the building to setpoint just in time for Occupancy. The BAS
often factors in outdoor conditions and historical experience to optimize MWU. This is also
referred to as Optimised Start.
An override is a manually-initiated command to the BAS. For example, many wall-mounted
temperature sensors will have a push-button that forces the system into Occupancy mode for a
set number of minutes. Where present, web interfaces allow users to remotely initiate an override
on the BAS.
Some buildings rely on occupancy sensors to activate lighting and/or climate conditioning.
Given the potential for long lead times before a space becomes sufficiently cool or warm, climate
conditioning is not often initiated directly by an occupancy sensor.
[edit] Lighting
Lighting can be turned on and off with a building automation system based on time of day, or the
occupancy sensors and timers. One typical example is to turn the lights in a space on for a half
hour since the last motion was sensed. A photocell placed outside a building can sense darkness,
and the time of day, and modulate lights in outer offices and the parking lot.
[edit] Air handlers
Most air handlers mix return and outside air so less temperature change is needed. This can save
money by using less chilled or heated water (not all AHUs use chilled/hot water circuits). Some
external air is needed to keep the building's air healthy.
Analog or digital temperature sensors may be placed in the space or room, the return and supply
air ducts, and sometimes the external air. Actuators are placed on the hot and chilled water
valves, the outside air and return air dampers. The supply fan (and return if applicable) is started
and stopped based on either time of day, temperatures, building pressures or a combination.
[edit] Constant Volume Air-Handling Units
The less efficient type of air-handler is a "Constant Volume Air Handling Unit," or CAV. The
fans in CAVs do not have variable-speed controls. Instead, CAVs open and close dampers and
water-supply valves to maintain temperatures in the building's spaces. They heat or cool the
spaces by opening or closing chilled or hot water valves that feed their internal heat exchangers.
Generally one CAV serves several spaces, but large buildings may have many CAVs.
[edit] Variable Volume Air-Handling Units
A more efficient unit is a "Variable air volume (VAV) Air-Handling Unit," or VAV. VAVs supply
pressurized air to VAV boxes, usually one box per room or area. A VAV air handler can change
the pressure to the VAV boxes by changing the speed of a fan or blower with a variable
frequency drive or (less efficiently) by moving inlet guide vanes to a fixed-speed fan. The
amount of air is determined by the needs of the spaces served by the VAV boxes.
Each VAV box supply air to a small space, like an office. Each box has a damper that is opened
or closed based on how much heating or cooling is required in its space. The more boxes are
open, the more air is required, and a greater amount of air is supplied by the VAV air-handling
unit.
Some VAV boxes also have hot water valves and an internal heat exchanger. The valves for hot
and cold water are opened or closed based on the heat demand for the spaces it is supplying.
These heated VAV boxes are sometimes used on the perimeter only and the interior zones are
cooling only.
A minimum and maximum CFM must be set on VAV boxes to assure adequate ventilation and
proper air balance.
[edit] VAV Hybrid Systems
Another variation is a hybrid between VAV and CAV systems. In this system, the interior zones
operate as in a VAV system. The outer zones differ in that the heating is supplied by a heating fan
in a central location usually with a heating coil fed by the building boiler. The heated air is
ducted to the exterior dual duct mixing boxes and dampers controlled by the zone thermostat
calling for either cooled or heated air as needed.
[edit] Central plant
A central plant is needed to supply the air-handling units with water. It may supply a chilled
water system, hot water system and a condenser water system, as well as transformers and
auxiliary power unit for emergency power. If well managed, these can often help each other. For
example, some plants generate electric power at periods with peak demand, using a gas turbine,
and then use the turbine's hot exhaust to heat water or power an absorptive chiller.
[edit] Chilled water system
Chilled water is often used to cool a building's air and equipment. The chilled water system will
have chiller(s) and pumps. Analog temperature sensors measure the chilled water supply and
return lines. The chiller(s) are sequenced on and off to chill the chilled water supply.
[edit] Condenser water system
Cooling tower(s) and pumps are used to supply cool condenser water to the chillers. The
condenser water supply to the chillers has to be constant so, speed drives are commonly used on
the cooling tower fans to control temperature. Proper cooling tower temperature assures the
proper refrigerant head pressure in the chiller. The cooling tower set point used depends upon the
refrigerant being used. Analog temperature sensors measure the condenser water supply and
return lines.
[edit] Hot water system
The hot water system supplies heat to the building's air-handling unit or VAV box heating coils,
along with the domestic hot water heating coils (Calorifier). The hot water system will have a
boiler(s) and pumps. Analog temperature sensors are placed in the hot water supply and return
lines. Some type of mixing valve is usually used to control the heating water loop temperature.
The boiler(s) and pumps are sequenced on and off to maintain supply.
[edit] Alarms and security
Many building automation systems have alarm capabilities. If an alarm is detected, it can be
programmed to notify someone. Notification can be through a computer, pager, cellular phone,
or audible alarm.
• Common temperature alarms are Space, Supply Air, Chilled Water Supply and Hot Water
Supply.
• Differential pressure switches can be placed on the filter to determine if it is dirty.
 • Status alarms are common. If a mechanical device like a pump is requested to start, and
the status input indicates it is off. This can indicate a mechanical failure.
• Some valve actuators have end switches to indicate if the valve has opened or not.
• Carbon monoxide and carbon dioxide sensors can be used to alarm if levels are too high.
• Refrigerant sensors can be used to indicate a possible refrigerant leak.
• Current sensors can be used to detect low current conditions caused by slipping fan belts,
or clogging strainers at pumps.
At sites with several buildings, momentary power failures can cause hundreds or thousands of
alarms from equipment that has shut down. Some sites are programmed so that critical alarms are
automatically re-sent at varying intervals. For example, a repeating critical alarm (of a
uninterruptible power supply in 'by pass') might resound at 10 minutes, 30 minutes, and every 2
to 4 hours there after until the alarms are resolved.
Security systems can be interlocked to a building automation system. If occupancy sensors are
present, they can also be used as burglar alarms.
Fire and smoke alarm systems can be hard-wired to override building automation. For example:
if the smoke alarm is activated, all the outside air dampers close to prevent air coming into the
building, and an exhaust system can isolate the alarmed area and activate an exhaust fan to move
smoke out of the area. Life safety applications are normally hard-wired to a mechanical device to
override building automation control.
[edit] Manufacturers
• [Alerton] Technologies
• AMX, LLC
• ASI Controls
• Automated Logic Corporation
• BBP Energies
• Beckhoff Automation
• Baumer India Pvt. Ltd
• Carrier Corporation
• Cisco Systems
• Citect
• Computrols, Inc.
• Crestron Electronics, Inc.
• Dynalite Intelligent Light Pty Ltd
• Honeywell Home and Building Control
• Invensys Building Systems
• Johnson Controls Inc.
• MGO Building Automation Ltd.
 • Trend Control Systems Ltd.
• Priva
• Schneider Electric
• Siemens Building Technologies
• Staefa Control System
• TAC
• Teletrol Systems Inc.
• Trane Global Control Systems
• Trend Control Systems
• WAGO Kontakttechnik GmbH & Co. KG
• Wonderware

[edit] Protocols and Industry Standards

• ASHRAE (American Society of Heating, Refrigerating and Air Conditioning Engineers)
is an international organization for people involved in heating, ventilation, air
conditioning, or refrigeration (HVAC&R).
• BACnet is a network communications protocol for building automation and control
systems that has been adopted worldwide as ISO 16484-5:2003.
• C-Bus
• CIBSE Chartered Institute of Building Services Engineers.
• DALI
• DSI
• Dynet
• Energy Star is program created by the United States government to promote energy
efficient consumer products.
• KNX, a system for Home and Building Controls
• LonTalk is a protocol created by Echelon Corporation for networking devices.
• Midac
• Modbus
• oBIX
• OpenTherm
• ZigBee is a short range, low-powered wireless communication standard targeted at
Building Automation.
• OpenWebNet
• Building Management System
• Control engineering
• Control system
• Home automation
• HVAC control system
• Lighting control system
• Smart environment