30-04-2018 JV BMS Specs PDF

COSMOS – E Engineers & Consultants
JOLIE VILLE NEW CONGRESS HALL
SECTION 230900
BUILDING MANAGEMENT SYSTEM (BMS)
PART 1 ‐ GENERAL
1.1 RELATED DOCUMENTS
A. Drawings and general provisions of the Contract, including Conditions of Contract and
Division 1 Specifica on Sec ons, apply to this Sec on.
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 sec on 1.17 "BMS installer
qualifications".
1.3 RELATED WORKS
A. The following disciplines contain requirements that relate to this Section:
1. HVAC
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
ASC ‐ Application Specific Controller
BBMD ‐ BACnet Broadcast Management Device
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
BUILDING MANAGEMENT SYSTEM (BMS) 230900 - Page 1 of 98

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 or Direct Digital Controller
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 Organization
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
NAC ‐ Network Automation controller, BTL Certified as Bacnet Building
Controller.
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. Analog: 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 multimedia including Ethernet, ArcNet and MSTP. The
BACnet components shall be fully compliant with Bri sh standards DD ENV 1805‐1:1998
(Data communication for HVAC Application Management Net. Building automation and
control networking), DD ENV 13321‐1:1999 (Data communica on for HVAC applica on

automa on net. BACnet, Profibus, World FIP), 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 (BIBB’s): A BIBB defines a small portion of BACnet
functionality needed to perform a particular task. BIBB’s 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 informa on or execu ng 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, command, 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.
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.
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, fiber, coax, and RF media are sometimes referred to as Routers.
HH. Standard Network Variable Type (SNVT): LonWorks controllers use SNVT’s 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. Application Specific Controller: A controller generally designed for a specific application
and for a single piece of equipment.
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:
QQ. When they are in upper case, when they are in lower case and when they are capitalized.
RR. In the singular and in the plural.
SS. In all grammatical tenses.

1.6 BMS SYSTEM ARCHITECTURE
A. The following is a general 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
B. 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. It 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.
2. The management level shall have a standalone IP network, including all required
passive and active components.
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. All Servers, Operator Interface Workstations (OIW), Operating Systems and related
applications shall reside on the management level.

6. The Network Automation Controllers (NAC) shall be part of the Management Level
Network.
7. As an exception, certain of the NAC 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.
8. All Management Level components shall be on UPS.
C. 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 Automation Controllers within the BMS architecture:
a. Direct Digital Controller (DDC).
b. Application Specific Controllers (ASC).
2. The BMS Automation Level Networks shall be BACnet throughout or LonWorks
throughout. No other protocols shall be used at the BMS Automation Level. All
DDCs and ASCs shall communicate on the same protocol.
D. 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.
1.7 SCOPE OF WORKS
A. Provide a complete BMS turnkey installation as shown in the tender drawings. The BMS
shall comprise at minimum, the following components:
1. Dual Redundant Terminal Servers
2. Two Operator Interface Workstations
3. Portable Operator Terminals (POT)
4. Local Area Networks (LAN)
5. Network Automation Controller (NAC)
6. Distributed Control Panels (DCP)
7. Application Specific controllers (ASC)
8. Field Instrumentation including intelligent sensors
9. Automatic Valves
10. Actuators for automatic valves and dampers.
11. Routers, Hubs, Switches, gateways, software as well as all other accessories or
equipment necessary to implement the required interfaces with third party systems.
12. Software as detailed herein
13. Low Voltage Cables (Less than 240V)
14. 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.
15. The BMS Management Level shall communicate over a standalone TCP/IP Network.
This network is part of the BMS subcontractor’s scope of work.
16. The BMS subcontractor shall coordinate the interface between his IP network and
the building IP network installed by the ICT specialist, if this interface is required.
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, and all BMS data shall be made
available, as BACnet objects, on the site wide main data network.
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 Application Specific Controllers, shall operate on UPS.
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
applica ons for a minimum of 12 months.
F. The BMS Specialist shall provide all software licenses necessary for the legal operation of
the BMS.
G. Provide adequate earthing on all equipment to prevent the build‐up of electromagnetic
voltage potentials. Provide screening of panels, enclosures, devices, or components that
emit interferences. All monitoring and control and communication cables shall be
screened with one end earthed.
H. 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.
I. The BMS shall support the Distributed Server Architecture (DSA).
1.8 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.
1.9 BMS EXPANSION
A. The BMS, as installed, shall incorporate a minimum of 20 percent addi onal 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 addi onal hardware (field) points with the addi on of
NAC, DCP, Routers, Gateways and ASC.
2. A minimum of 200 percent addi onal system diagrams in addi on to those required
to meet these specifications.
3. A minimum of 10 No. addi onal interfaces to low voltage building systems of a
similar nature to those integrated under this contract.
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.

1.10 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 lis ng within two (2) weeks a er 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 no ce to proceed except the cable and
containment shop drawings detailed below which shall be submi ed 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 and schedules.
3. DCP, ASC 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.
1.11 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.

E. Each submittal shall be reviewed, stamped and certified by the contractor prior to
submission to the Engineer. The certification shall be in the form of a rubber stamp that
states: "I hereby certify that the equipment shown on this shop drawing, product data and
or sample, complies in all respects with the requirements of the Specifications for this
Project. I further certify that all data shown hereon as to performance, dimensions,
construction, materials and other pertinent items is true and correct."
(Name of the BMS Contractor)
Signed:
Position:
Date:
1.12 WARRANTY AND SERVICES DURING THE WARRANTY PERIOD
A. The warranty period for all components of the BMS and their installa on shall be 2 years
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.
1.13 ROUTINE MAINTENANCE DURING THE DEFECTS LIABILITY PERIOD (OPTIONAL PRICE)
A. Submit an alternate price to provide routine maintenance services during the initial
warranty period. Provide the pricing as an add‐on price not included in the base tender

pricing. The maintenance services shall cover routine preventative maintenance and shall
not include emergency maintenance or the cost of materials that are to be covered by the
warranty.
B. Schedule maintenance and repair works with the employer’s representative to prevent
interference with normal building activities.
C. During routine maintenance components of the BMS shall be selectively inspected and
serviced during the Defects Liability Period. Provide, at minimum, preventative service
inspec ons at least once every 3 months during the Defects Liability Period. Perform, at
minimum, the following during each preventative service inspection:
1. Verify the proper operation of the workstations including:
2. Cooling fans
3. Power supplies
4. PC diagnostics
5. Clean housings, keyboard, etc. Change or clean filters.
6. Verify proper operation of each digital controller and network. Clean enclosures.
7. Verify the sa sfactory opera on of at least 25 percent of each type of field device
including valves and dampers. All field devices shall be checked at least once during
the initial Defects Liability Period and shall be calibrated and adjusted as necessary.
8. Provide a comprehensive written report to the Employer indicating the results of
each inspection and all repairs and adjustments made.
9. Perform complete backup of all software.
D. The routine maintenance services during the Defects Liability Period shall include 20 hours
per year of programming changes to the BMS as requested by the Employer.
E. Update as‐built documentation, submitted at the time of taking‐over of the Works as
necessary to reflect any changes that may have been introduced during the Defects
Liability Period.
F. Detail the minimum number of hours to be spent on routine maintenance during the
Defects Liability Period in the tender submittal.
G. The BMS Specialist shall maintain an inventory of common components in the local office
for the replacement of failed components as detailed under “Spare Parts”.
H. Provide replacement components within the specified time periods for the following
components. The Specialist shall guarantee to the Employer that the delivery of
replacement components will be provided within the specified time periods.

BMS Component Delivery Time
Workstation Computer Equipment:
1. a. Server computer components. Five (5) days
b. Operator Workstations and Five (5) days
components.
c. Primary and secondary BMS One (1) day
communication LAN components including any
hubs, network interface cards, bridges, routers,
protocol converters, termination plugs, etc.
2. NAC including any required input/output point Two (2) days

interface modules.
3. ASC and DDC including any input/output point Two (2) days
interface modules.
4. Temperature sensors. One (1) days
5. Any other items of instrumentation. Two (2) days
I. During the Defects Liability Period the BMS Specialist shall maintain a minimum of 10%
spare DDC, NAC and ASC of each type installed on site under this contract. At the end of
the Defects Liability Period the BMS Specialist shall hand over DDC, NAC and ASC of each
type to the Employer which shall, at minimum, be equal to 10% of the number of installed
DDC, NAC and ASC of each type installed on site under this contract.
J. During the Defects Liability Period the BMS Specialist shall maintain a minimum of 10%
spare sensors of each type installed on site under this contract. At the end of the Defects
Liability Period the BMS Specialist shall hand over sensors of each type to the Employer,
which shall, at minimum, be equal to 10% of the number of installed sensors of each type
installed on Site under this contract.
1.14 ROUTINE MAINTENANCE AFTER THE DEFECTS LIABILITY PERIOD EXTENSION (OPTIONAL
PRICE)
A. Submit an Optional price to extend the Defects Liability Period and the maintenance during
that period for ten (10) one (1) year periods. The maintenance service contract shall be an
all‐inclusive labor and parts contract but the Employer reserves the right to obtain parts
from alternative sources.
B. The requirements during each additional year shall be exactly the same as those detailed in
Part 1.10 "making good defects during the defects liability period" and part 1.11 "rou ne
maintenance during the defects liability period (optional price)".
C. The BMS Specialist shall enter into a direct contract with the Employer to provide the
maintenance services for a minimum period of ten (10) years. The Employer shall have the
option to renew each year if the Employer so wishes. The BMS Specialist shall submit the
cost for the maintenance service agreement in one of the following ways:
1. A fixed price for a ten (10) year Agreement with a break‐out between labor and
parts, OR
2. A fixed price for the first year of the ten (10) year Agreement with a break‐out
between labor and parts for the first year and:
3. A percent value or a table of percent values that the labor portion of the cost would
be escalated at during the succeeding nine (9) years
4. And a percent value or a table of percent values that the parts portion of the cost
would be escalated at during the succeeding nine (9) years, Or
5. A fixed price for the first year of the ten (10) year Agreement with a break‐out
between labor and parts for the first year with the annual increase for labor and
parts over the succeeding nine (9) years based on the annual percent increase in a
cost of living index from one year to the next, the cost of living index to be used is to
be specified by the BMS Specialist in the tender submittal.

D. If at any time during the maintenance service contract, 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.
E. During the Defects Liability Period the BMS Specialist shall maintain a minimum of 10%
spare DDC, NAC and ASC of each type installed on site under this contract. At the end of
the Defects Liability Period the BMS Specialist shall hand over DDC, NAC and ASC of each
type to the Employer which shall, at minimum, be equal to 10% of the number of installed
DDC, NAC and ASC of each type installed on site under this contract.
F. During the Defects Liability Period the BMS Specialist shall maintain a minimum of 10%
spare sensors of each type installed on site under this contract. At the end of the Defects
Liability Period the BMS Specialist shall hand over sensors of each type to the Employer,
which shall, at minimum, be equal to 10% of the number of installed sensors of each type
installed on Site under this contract.
1.15 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 Regula ons (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. AM signals as generated from transmitters.
4. Electrical noise on the building power system, both spurious and harmonics.
5. The installations shall not radiate signals that cause interference to the correct
operation of the Employer’s on‐site equipment.
6. 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
Communica on Commission rules and regula ons Part 15, sub part J and all other
applicable codes and statutes with respect to the radiation and conduction of radio
frequency interference.
1.16 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
no ces shall be provided at least two (2) weeks prior to the need for the informa on.
1.17 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 project area.
3. Have comprehensive local service and support facilities for the total BMS that shall
be capable of responding to Client 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.
1.18 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.
1.19 APPROVED MANUFACTURER’S
A. Honeywell Building Automation
B. Siemens Building Automation
C. Johnson Controls
D. Distech Controls
E. Or Approved Equal.
1.20 UNIT PRICES
A. The BMS specialist is to provide a tender price for the complete BMS. In addition, the BMS
specialist shall provide unit prices for all items and equipment installed under the contract
in sufficient details to enable additions and deletions to the contract to be priced by the
employer.

PART 2 ‐ PRODUCTS
2.1 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.
D. Asbestos and PCB Certification: After completion of installation, but prior to Substantial
Completion, the BMS Specialist shall certify in writing that products and materials installed,
and processes used, do not contain asbestos or polychlorinated biphenyls (PCB).
2.2 PERFORMANCE CERTIFICATION
A. The BMS Specialist shall certify in writing with the tender submittal that all components
proposed for this project comply with all of the following requirements:
1. Complete and thorough testing has proven that performance shall not be affected

when the building electrical distribution system experiences disturbances of the
type and magnitude normally encountered in buildings of this nature.
2. Power line disturbance tests involving the cycling of mains voltage showed that all
components operated sa sfactorily when the voltage dropped to 75% or less of the
nominal mains voltage and normal operation resumed when the voltage returned to
less than 85% of the nominal mains voltage. Following these brownout condi ons
the components were free of any stress and/or damage, operated as normal and no
data at the PC, NAC, DCP, DDC, Gateways, and/or ASC was lost or corrupted.
B. The BMS Specialist shall certify in writing with the tender submittal that all components
are free of date related problems and that the BMS complies with all aspects of British
Standards Ins tu on standard BSI DISC PD2000‐1.
2.3 AMBIENT CONDITIONS
A. Provide equipment, devices and materials for interior and exterior applications that shall
be capable of withstanding and operating satisfactorily in, at minimum, the following
ambient conditions:

B. 0 Deg. C. (41 Deg. F.) to 55 Deg. C. (131 Deg. F.) temperature.
C. 10‐95 percent rela ve humidity (non‐condensing).
D. Electrical power service of single phase 240 Vac, 50 Hz nominal with tolerances in
compliance with the applicable statutes, codes and regulations.
2.4 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.
2.5 SPARE PARTS
A. Submit spare parts data for each different item of equipment furnished. Data to include a
complete list of the sources of supply, a list of parts and supplies that are either normally
furnished at no extra cost with the purchase of the equipment, or specified hereinafter as
EXTRA MATERIALS to be furnished as part of the sub‐contract
B. Submit a list of additional items recommended by the manufacturer to assure efficient
opera on for a period of 360 days at the par cular installa on. The foregoing shall not
relieve the Specialist of any responsibilities under the guarantee condition.
2.6 EXTRA MATERIALS
A. Provide special hardware and software tools required for maintenance.
B. Provide two of each plug in circuit board.
C. Provide 5000 sheets of con nuous form paper.
2.7 LABELING
A. Provide labeling for all DDC controllers, NAC, DCP, Gateways, Routers, Hubs, field level
components, etc., panels and enclosures. Labeling 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. Le ering 6mm (0.25 inch) high that sharply contrasts the background colour.
3. Consistent throughout the project.
4. Indicated on the record documentation.
B. Provide labeling of all cabling and containment. Labeling 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.
2.8 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. The notices shall state the following:

THIS EQUIPMENT IS UNDER AUTOMATIC CONTROL
AND MAY START OR STOP AT ANY TIME WITHOUT
WARNING.
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.
2.9 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 addi on 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

2.10 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) meter 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 connec on 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 color 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 color 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 par oned 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.
2.11 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% conduc vity 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 5e, CAT 6, CAT 7 or twisted
pair as identified elsewhere in these documents.
6. All monitoring and control cable shall be screened with the screen earthed at the
NAC, DCP, ASC 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 color schemes for easy
identification and prevention of inadvertent splicing of cabling. If there is no conflict
with existing color schemes, the color 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.
2.12 CABLE ‐ FIBER OPTIC
A. Fiber optic cable may be used for data communication.
B. Fiber optic cable (data transmission) shall meet, at minimum, the following requirements:
1. 50 micron core (mul ‐mode/single mode fiber as necessary to match the fiber
provided by the ICT Specialist).
2. 850 nm or 1300 nm LED compa ble opera on, as required.
3. Minimum 125 micron cladding.
4. Maximum a enua on of 4.5 db/km (850 nm).
5. Outdoors and below grade fibers shall be run in gel filled tube to protect against
moisture and micro bending. Tube and fiber shall have a kevlar braid surrounding,
with suitable outside protective jacketing.
6. Cable shall contain 100% more fibers than required for a single point‐to‐point
communications connection.
7. Outdoor fiber shall be equipped with a central non‐conducting member for long pull
applications.
C. Fiber op c cable shall comply with BS EN 60794‐1‐2:2003 (Op cal fiber cables. Generic
specification ‐ Basic optical cable test procedures) and all other applicable codes.
2.13 UNINTERRUPTIBLE POWER SUPPLY (UPS)
A. Uninterruptible power supply from the main building UPS system shall be provided to all
OIW, PC and servers.
B. Uninterruptible power supply shall be provided from the main building UPS system to all
BMS components, such as NAC. DCP, routers, switches, gateways, field instrumentation,
final control elements etc., as necessary to ensure continuous monitoring and control by
the BMS and the associated satellite OIW of all equipment that operates on emergency
power.
2.14 NETWORK DATA SERVER (NDS)
A. Provide two fault tolerant redundant Network Data Servers (NDS). The NDS provided shall
support multiple levels of system redundancy. Both servers shall be located in the main
control room and shall accommodate all the BMS graphics and The BMS subcontractor is
responsible to interface all BMS points and databases to the graphics and databases on the
NDS along with all corresponding Alarms, Trends, Schedules, etc…

B. NDS shall meet, at minimum, the following requirements:
1. Intel® Xeon® E5 family V2 (2.50GHz/4‐core/10MB/80W TDP, DDR3‐1333, HT,

Turbo1/1/2/2) Processor. Compatible Intel® Chipset. 16 Gigabytes of installed 1333
Megahertz DDR3 RAM, spare slots capable of 32GB total RAM.
2. Three 500 Gigabyte SAS hard disks with 8ms or faster access me for a hardware
based “Fault Tolerant Redundant Array of Independent Disks” (RAID) to a minimum
of RAID 5.
3. Rack mounted case with minimum of 3 Internal 5¼” drive bays, 750wa or greater
capacity UL rated redundant hot swap power supplies, 3 Internal cooling fans and
external keyboard lock.
4. Serial (16550 UART). 40 X SpeedOne SATA DVD‐ROM drives.
5. Gigabit Network Interface Card server Adapter.
6. Microsoft Optical Intelli‐mouse and keyboard utilizing the motherboard PS/2 style
connectors.
7. SVGA 8 Megabyte SDRAM PCI video adapter. 32MB shared suppor ng all display
resolu ons up to 1600x1200 16bpp @75Hz.
8. All necessary mounting hardware and cables for all components.
9. Complete assembly, tes ng and 72 hour burn in, with complete diagnostic report
detailing burn in procedures and results.
10. Latest Windows Server for minimum 15‐user license on DVD‐ROM or approved
equal...
11. Provide software for automatic operation of redundant components should primary
components fail.
C. 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. Flat panel LCD video display unit.
D. All PC shall be the latest model at the time of purchase and shall be from a recognized
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.
2.15 OPERATOR INTERFACE WORKSTATIONS (OIW)
A. The OIW shall comprise a PC and associated peripheral operator I/O devices.
B. The OIW PC, shall have a Microso Windows 8.1 opera ng system or the latest version of

this software at the time of implementation and shall have, at minimum, the following
facilities:
1. Intel(R) Core(TM) i7 ‐ 4th genera on quad‐core processor with minimum speed of 2
GHz base frequency and 8MB cache.
2. 1 TB SATA hard disk.
3. 8GB DDR3‐1600MHz SDRAM.
4. 100/1000 gigabit Ethernet adapter.
5. Graphics card with 2 GB dedicated DDR3 memory and capable of connec ng two
monitor screens.

6. 4 USB ports.
7. SuperMulti DVD Burner.
8. Real time software or hardware clock.
9. Tower Case with minimum of 4 external 5¼” and 3 Internal 5¼” drive bays, 400 wa
or greater capacity rated power supplies, internal cooling fan and external keyboard
lock.
10. All necessary mounting hardware and cables for all components.
11. Integral power supplies which shall be suitably rated for the service.
12. Sound card for the annunciation of audible WAV file tones or pre‐recorded
messages at the integral VDU stereo speakers.
C. 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.
D. Following a power failure, all PC shall return to a fully operational status without operator
interven on within two (2) minutes of the return of mains power. So ware changes,
including modifications to database(s), shall not be lost in a power failure.
E. All PC shall be the latest model at the time of purchase and shall be from a recognized
manufacture of PCs. Purchase of the PC shall be delayed until the latest time possible
based on the latest proven technology is purchased. All PC shall be suitable for rugged and
continuous operation.

F. The following peripheral I/O devices shall be provided at each OIW:
1. Keyboard and mouse.
2. Dual Flat panel LCD video display unit.
3. Alarm printer
G. The BMS OIW at each loca on shall have 1No. Report Printer. Where there are mul ple

OIW at one location the printer shall be networked such that they are available to each
OIW
2.16 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 color. Slower speed printers shall not be acceptable when printing in
normal quality.
b. Scalable fonts.
c. Single or double bin paper trays, capable of prin ng A3 size (297mm x
420mm) and A4 size (210mm x 297mm).
d. Page feed and page discharge controls.
e. Color and black and white printing capability without changing ink or toner
cartridges.
f. 1200 dpi black and white and 600 x 300 dpi color.
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 ba eries sufficient for 24 months opera on.
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 latest optical technology.
F. Video Display Unit (VDU):
1. Provide a high‐resolution LED backlit screen at each OIW, terminal server and data
server location. The monitor shall be a flat panel type.
2. The VDU shall be used for the display of operator entered and requested data and
the output of BMS generated alarm and other information.
3. The VDU shall have a minimum screen diagonal measurement of 533mm (21.5
inches) with an aspect ra o of 16:9.
4. The VDU shall have a minimum 1920 by 1080resolu on at 60 Hz refresh rate.
5. The unit shall be capable of displaying both schematic and alphanumeric data at the
same time.

6. A minimum of 16.7 million discrete colors shall be available for display selec on.
7. Integral stereo speakers.
8. Two downstream USB ports and one upstream USB port.
2.17 PORTABLE OPERATOR'S TERMINAL (POT)
A. The POT’s devices shall not be used by the BMS Specialist for commissioning the BMS or
for any other purpose and shall be delivered new to the Employer immediately prior to the
acceptance testing.
B. Provide a jack at each DDC controller and at each mechanical and electrical room for the
plug connection of the POT. Provide two spare cables for plug connection for each POT.
The operator shall be able to communicate with the BMS via the POT using the same
operator interface as that at any OIW PC.
C. The POT shall meet, at minimum, the following requirements:
1. Intel® Core™ i7‐4700MQ Processor (2.4 GHz, 6MB Cache).
2. 1TB SATA hard disk.
3. 8GB DDR3L 1600 MHz SDRAM.
4. 100/1000 gigabit Ethernet adapter.
5. Wi‐Fi® Wireless networking (802.11b/g/n) with Bluetooth® v3.0
6. 17" Diagonal LED Backlit display.
7. 40X Speed CD‐ROM drive (interchangeable).DVD SuperMulti (+/‐R double layer)
drives.
8. Microsoft IntelliMouse.
9. Integral power supplies which shall be suitably rated for the service.
10. Integral QWERTY keyboard with full ASCII character set.
11. Weight, including carrying case, not to exceed 3.5kg.
12. Provide a carrying case designed specifically for the POT that ensures adequate
protection.
13. POT shall be powered by a 6 cell rechargeable ba ery and shall also be powered by
a 240 Vac, nominal 50 Hz source. Provide ba eries adequate for a minimum of 6
hours of operation.
D. When connected to the BMS Automation Level at the DDC controllers or at a network data
port, the POT shall be able to undertake all of the control and monitoring functions that
can be performed at the OIW. One of the POT’s shall be used to configure the system
components
E. All PC shall be the latest model at the time of purchase and shall be from a recognized
manufacturer of PCs. Purchase of the PC shall be delayed until the latest time possible
based on the latest proven technology is purchased.
2.18 HAND HELD WIRELESS TERMINAL (HHWT)
A. HHWT shall not be used by the BMS Specialist for commissioning the BMS or for any other
purpose and shall be delivered new to the Employer immediately prior to acceptance
testing.

B. The operator shall be able to communicate with the BMS via the HHWT from any place in
the site. The hand held wireless terminal shall have a web browser. The operator shall,
subject to password access control, be able to undertake the same functions from the
hand held terminal as from an OIW. Detail any limitations of this device in the tender
submittal.
C. The required transceiver hubs shall be part of the BMS Management level Network and
shall be provided by the CNE Specialist. The BMS Specialist shall advise the CNE Specialist
of any distance limitations on the hand held wireless terminal. The operator shall, subject
to password access control, be able to undertake all functions from the hand held terminal
as from an OIW.
D. The HHWT shall meet, at minimum, the following requirements:
1. Weight, including carrying case, not to exceed 0.2kg.
2. Provide a carrying case designed specifically for the HHWT that ensures adequate
protection.
3. HHWT shall be powered by a rechargeable battery and shall also be powered by a
240 Vac, nominal 50 Hz source. Provide ba eries adequate for a minimum of 4
hours of operation.
4. The HHWT shall have an LCD screen with a minimum display of 12 lines of up to a
minimum of 20 characters minimum per line.
5. Minimum communica ons speed shall be 10Mbps.
6. This device shall be a PDA.
E. The HHWT shall be able to communicate in wired mode either to the network or directly to
the ASC, DCP, NAC and Router.
F. The HHWT shall have the same login and access protections as the POT.
PART 3 ‐ SOFTWARES
3.1 SOFTWARE OPERATING SYSTEM: GENERAL
A. 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.

B. 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.
C. 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.
D. 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.
E. The operator interfaces for the Operator Interface Workstation and the Portable Operator
Terminal shall be the same.
F. The graphical user operator interface shall be "user friendly". 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.
G. 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.
H. 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.
I. The terminal server opera ng system shall be Microso Windows 2003, Enterprise Edi on,

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.

J. 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.
K. 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.
L. SOFTWARE OPERATING SYSTEM: ACCESS CONTROL
M. Access to the BMS at the OIW, HHWT and POT 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 a er 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.
N. Each password shall have up to 6 No. alphanumeric characters, at minimum, with at least
500 million different combina ons and it shall be possible to have a minimum of 10,000
active passwords at any time.
O. 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.
P. If the system has fixed defined func on levels then there shall be at least five (5) levels.
Only the highest level shall be able to undertake changes to the passwords.
Q. 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.
3.2 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
func on, the func on shall commence within two (2) seconds and shall be completed
within ten (10) seconds apart from those func ons that are subject to the limita ons 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 and on the screen on the POT and HHWT depending on where the
operator entry is made.
3.3 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.
3.4 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
selec on 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.
3.5 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 set‐point that is determined by software into the
manual mode and to manually assign a value to the set‐point.
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".
3.6 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, NAC, DDC, and ASC 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.
3.7 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 set‐point 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
s ll 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 dead‐band to all analog 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 dead‐band. 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 and display on VDU.

Clearly distinguish critical alarms on hard copy
printouts and VDU displays and reports.
Non‐critical. Display on VDU.
BMS component. Printout on alarm printer and display on VDU.

Clearly distinguish BMS components alarms on hard
copy print outs and VDU displays 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 color 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 color 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.

3.8 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 totalized 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.
3.9 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.
3.10 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.
3.11 SOFTWARE OPERATING SYSTEM: WEB ACCESS
A. Operators and other authorized personnel shall have access to specific functions of the
BMS via a standard web browser interface, subject to password access assigned by the
Employer.
B. Web based access to the BMS shall provide monitoring and limited control specific to the
user. The informa on displayed on the web pages shall be refreshed at least once every 10
seconds.
C. Where a Web page provides for the operator to input changes, the activation of the
changes shall require the operator to click on a "submit" button or similar feature before
the changes are sent. All web access actions shall be immediately echoed to all other OIW.
3.12 BMS OPERATING SYSTEM: GENERAL
A. The Distributed Control Panels, Workstations and Application Specific 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 DDC and/or ASC. 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
DDC and/or ASC 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 set‐point, 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 set‐points, alarms limits, dead‐bands, 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 set‐points 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 uninterrup ble power source in order to meet this 20 seconds resump on 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 implemen ng 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. nor
5. If then else statement
6. less than
7. less than or equal to
8. equal to
9. greater than or equal to
10. greater than
11. 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 is 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 wri ng from the Engineer at least 2 weeks prior to the me 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 motorized
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 DDC and/or ASC 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 minimized 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 Optimized 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 set‐point. Set‐point 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 Set‐points 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. Startup 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. Electrical Energy Usage and Demand
1. Provide software to monitor and report electrical energy usage and instantaneous
energy demand. This feature shall also store data for recall via the historical data
trend package.
2. The BMS shall monitor the demand kW, kVA and kWh at the switchboards. The BMS
shall also monitor and provide reporting on kWh usage of controlled equipment
within the building based on equipment operating time and monitored kW for each
piece of equipment. If an item of equipment is not monitored then it shall be
possible for the BMS Specialist to input the kW of the equipment as a constant to be
used in the calculation. The kW value shall be obtained from the manufacturer’s
literature and shall be verified by the manufacturer.
3. The BMS shall provide a 15‐minute interval counter for the metered inputs.
4. This software feature shall generate a report available on demand and on a
scheduled basis:
a. Demand (at each meter) at time of report.
b. Usage for present day to time of report.
c. Usage on previous day.
d. Usage for present week to time of report.
e. Usage for previous week.
f. Usage for present month to time of report.
g. Usage for previous month.
h. Usage for year to time of report.
i. Usage for previous year.
j. Peak demand for the present day, week, month and year to time of report.
k. Peak demand for the previous day, week, month and year.
5. In addition to the above reporting of data the operator shall be able to assign any
monitored or calculated value to the real‐time plotting and historical data trend
features.
6. As part of the work of this sub‐contract the BMS Specialist shall implement all
energy management calculations 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 energy management calculation feature. The written
request will clearly indicate the information required from the Employer and the
format in which it is to be provided.
E. Psychometric properties
1. Provide a software package to determine the following properties of ambient air:
a. Wet bulb temperature.
b. Dew point temperature.

2. The above parameters shall be calculated using the monitored values of ambient air‐
dry bulb temperature and relative humidity
3. This software package shall also calculate the enthalpy of ambient air and ducted
return air on the basis of the dry bulb temperature and relative humidity monitored
in ambient air and the ducted return air.
4. These psychometric calculations shall be based on sea level data and shall cover the
dry bulb temperature range of +10 Deg. C. to +60 Deg. C.
5. The psychometric chart shall be displayed on the OIW VDU and shall be dynamic.
With the input of any two variables all other psychometric data shall be
automatically displayed on the psychometric chart.
F. 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 opera ng mes 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.
G. 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 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
shutdown 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 func on. Submit in wri en 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.
H. 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‐energize 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.

4. Whichever method of restart is selected the motors shall be started in a
predetermined order and the startup 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 tes ng, 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 set‐point. 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 set‐point, 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 symbol 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 plo ed 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. Set‐points 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 ac ve 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 wri ng 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 set‐point 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 collec on 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. Set‐points 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 me
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, set‐points 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 color 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 Fan Coil
Units that will enable one‐step access to the associated Heat Recovery AHU.
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 FCU terminal unit. This shall show the location of each 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 FCU terminal unit shall be outlined and zones with
temperatures in alarm shall be red.
c. As for above but for the lighting.
d. As for above but for the combined lighting and FCU terminal units.
e. As for above but for the FAS.
f. As for 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 Controllers:
1. Network Automation Controller (NAC)
2. Direct digital Controller (DDC)
3. Application Specific Controller (ASC)
B. All BACnet controllers shall be based on native BACnet and shall support all applicable
BIBB’s 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 SNVT’s which are approved by the LonMark Association
and which are published by the LonMark Association. Configuration properties shall be
standard configuration property types (SCPT’s) as defined by the LonMark Association.
D. Following a loss of power the PC, NAC, DDC and ASC shall reboot in an orderly fashion and
a ain a normal opera ng status within 2 minutes of the return of power. This shall be
accomplished without operator intervention.
E. The BMS can be used for smoke management applications if all the DDC’s are certified in
accordance with UL864 UUKL requirements.

4.2 BMS CONTROLLERS: NETWORK AUTOMATION CONTROLLER (NAC)
A. The Network Automation Controller shall be programmable controllers on the BMS
primary LAN and shall undertake two roles:
1. A native BACnet/IP to LonWorks gateway between the BMS Management level and
LonWorks controllers at the BMS Automation Level. These shall only be provided if
the BMS Specialist is unable to offer native BACnet controllers. These gateways shall
allow peer‐to‐peer communication of all the LonWorks controllers with any other
LonWorks or BACnet controllers in the system.
2. A Gateway interface to thirds party monitors/controllers, if the data communicated
from the third party system cannot be provided in the form of BACnet Objects.
B. The NAC shall incorporate software as necessary to provide communications on the
network including Network Interface Cards if necessary. Additionally, if the NAC acts as a
gateway, then the NAC shall incorporate all software as necessary to perform this function
including any change of protocol between the networks. The BMS specialist shall provide
the gateway and complete documentation to the BMS specialist.

C. NETWORK AUTOMATION CONTROLLER shall also meet the following requirements:
1. Provide integral network communication connections.
2. NAC shall be totally independent of any other LAN/BMS Management level Network
nodes for their operating functions.
3. NAC failure shall not place any BMS component or any component controlled by the
BMS in a situation that may cause damage to equipment or harm or discomfort to
building occupants and operations staff. The failure of a NAC shall not affect the
operation of any other network node.
4. The failure of any NAC shall be annunciated as a critical alarm at the OIW.
5. 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.
6. Each NAC shall have, at minimum, a 16‐bit microprocessor.
7. All NAC shall be powered from a UPS source, but memory shall be battery backed
RAM. Ba ery shall be rechargeable with a minimum life of 7 years and shall be
capable of providing data retention for a minimum of 60 days.
8. Provide a real‐time clock at each NAC. The real‐time clock at the NAC shall be
synchronized from the real‐ me clock at the terminal server at least once every 24
hours.
9. Provide a hardware or software watchdog timer.
10. Provide interoperability documentation for the NAC. All the data related to the NAC
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 NAC with another system in future. This may be
part of the overall interoperability documentation.
11. The NAC shall have a port for the connection of POT and HHT.
12. The NAC shall be housed in the enclosure panels as detailed in the “PANELS &
ENCLOSURES” Paragraph.

4.3 BMS CONTROLLERS: DIRECT DIGITAL CONTROLLER (DDC)
A. The DDC’s shall be standalone, shall reside on the automation level and shall meet the
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. DDC shall interface via Point Interface Modules (PIM) to the field instrumentation
and final control elements.
3. DDC may be used for any equipment monitored and controlled by the BMS. A
dedicated DDC shall be provided at minimum to monitor and control the following:
a. A single Air Handling Unit (each AHU shall have a dedicated DDC).
b. Other major items of equipment.
4. The DDC 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. DDC shall be totally independent of any other primary and secondary LAN nodes for
their monitoring and control functions. DDC shall monitor and control entire
systems, multiple DDC for a single system shall not be allowed.

6. Where a DDC receives data from other nodes, such as an outdoor air temperature,
which is used for a global system program strategy executed at that DDC, 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. DDC 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 DDC shall not affect the
operation of any other network node.
8. The failure of any DDC shall be annunciated as a critical alarm at the OIW.
9. Each DDC shall have, at minimum, a 16‐bit microprocessor.
10. All operating sequences, schedules and trend data for equipment controlled by the
DDC shall reside at the DDC.
11. 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.
12. Provide a real‐time clock at each DDC. The real‐time clock at the DDC shall be
synchronized from the real‐time clock at the terminal server at least once every 24
hours.
13. The DDC shall have a port for the connection of the POT.
14. Interfaces to field instrumentation and final control elements shall have Point
Interface Modules (PIM) that shall:
a. Enable the DDC to receive signals from the digital and analogue
instrumentation.
b. Enable the DDC to output control signals to the final control elements.
15. PIM shall be incorporated into the DDC by one or the following methods:
a. Plug in type modules with specific or universal input/output capabilities.
b. Integral to the DDC controller board.
16. PIM shall accommodate the following point types:
a. Analogue and digital inputs.
b. Analogue and digital outputs.
c. Pulse inputs.
17. Analogue input PIM shall have a minimum 10‐bit analogue‐to‐digital conversion and
shall interface to the entire signal types listed in the Point Schedules. Provide LED
indication of the status.
18. Analogue output PIM shall have a minimum 10‐bit digital‐to‐analogue conversion
and shall meet the entire output signal requirements detailed in the Point
Schedules. Provide LED indication of the status.
19. 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.
20. 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.
21. Provide LED on the PIM to indicate the status of each PIM.
22. All PIM shall be such that all output points can be manually positioned via an on
board ON‐OFF‐Auto or potentiometer dials as applicable to the individual point.

23. 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.
24. DDC mounted on vibrating equipment, such as on air handling units, shall have
vibration isolation protection that ensures their satisfactory operation.
25. DDC shall have opto‐isolation or equivalent.
26. DDC shall be BACnet or LonWorks controllers and shall comply with all of the
requirements of ASHRAE SSPC/135 and ANSI/EIA‐709.1 respec vely. In case the DDC
is LonWorks it shall be LonMark Certified
27. The BMS Specialist shall provide interoperability documentation for the BACnet
DDC. All the data related to the DDC 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 DDC with another
system in future. This may be part of the overall interoperability documentation.
28. The BMS Specialist shall provide full documentation for the LonWorks controllers (if
provided) including details of all SNVT’s, SCPT’s, UNVT’s, UCPT’s, External Interface
Files (XIF) and Functional Blocks. 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 DDC with another system in future. This may be part of the
overall interoperability documentation.
4.4 BMS CONTROLLERS: APPLICATION SPECIFIC CONTROLLER (ASC): GENERAL
A. Application Specific Controller (ASC) shall be designed for the control and monitoring of
HVAC equipment (FCU, VAV, Heat Pump...) with pre‐packaged configurable operating
sequences maintained in EEPROM or flash EPROM.
B. Application Specific Controllers shall reside at the BMS Automation Level.
C. Customization of ASC controllers shall be possible to the extent that variable operating
parameters, such as sequences of operation, set‐points, and control loop parameters,
control constants, and schedules shall be changeable on‐line by the OIW operator and
from the HHWT anywhere on site.
D. ASC shall be on a BACnet or LonWorks BMS LAN. If LonWorks ASCs are provided they shall
have a 3120 or 3150 Neuron microprocessor controller.
E. ASC shall provide an interface via PIM to the field instrumentation and final control
elements of the following types of equipment:
1. 1No. VAV terminal unit.
2. 1No. Fan coil unit
3. Self‐contained A/C units or Heat Pump.
4. Lighting control relays.
5. Miscellaneous input monitoring.
F. The ASC 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 ASC 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. ASC shall be totally independent of other Management and BMS Automation Level
components for their monitoring and control functions.
H. ASC 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 an ASC shall not affect the operation of any
other Management and BMS Automation Level components.
I. The failure of any ASC shall be annunciated as a critical alarm at the OIW.
J. Cabling shall be terminated on rugged and easily accessible terminal strips. Each
drawings.
K. ASC shall be powered from the electrical service that serves the equipment monitored and
controlled by the ASC. The BMS Specialist shall furnish transformers, interface relays and
protection devices suitably rated for the application. The ASC shall be housed in an
enclosure that provides adequate physical and electrical protection.
L. Each ASC shall have, at minimum, an 8‐bit microprocessor.
M. Provide each ASC with a battery backup for the protection of volatile memory for a
minimum of 72 hours. Ba eries shall be rated for a 7‐year life. The ASC serving VAV
terminal units and FCU shall not be placed on UPS power.
N. Provide a real time clock at each ASC. The real‐time clock at the ASC shall be synchronized
from the real‐ me clock at the terminal server at least once every 24 hours.
O. ASC shall be housed in enclosures that shall meet the requirements detailed in Section
titled “Panels and Enclosures”. The ASC 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.
P. Interfaces to field instrumentation and final control elements shall have integral PIM that
will:
1. Enable the ASC to receive signals from the digital and analogue instrumentation.
2. Enable the ASC to output control signals to the final control elements.

Q. PIM shall accommodate the following point types:
1. Analogue and digital inputs.
2. Analogue and digital outputs.
3. Pulse inputs.
R. 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.

S. Analogue output PIM shall have a minimum 8‐bit digital‐to‐analogue conversion and shall
meet the entire output signal requirements detailed in the Point Schedules.
T. Digital input and output PIM shall have electrical isolation and all relay contacts shall be
suitably rated for the application.
U. ASC shall control and monitor all points associated with a system. Multiple ASC shall not
be used to control and monitor a single system.
V. All applications programs shall reside at the ASC.
W. Operating sequences for ASC shall be resident at the ASC. Database changes shall be
undertaken from the OIW and POT. Schedules and trend data shall reside at the ASC.
X. 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.
Y. ASC mounted on vibrating equipment, such as on FCU, shall have vibration isolation
protection that ensures their satisfactory operation.
Z. ASC shall be native BACnet or LonWorks controllers and shall comply with all of the
requirements of ASHRAE SSPC/135 and ANSI/EIA‐709.1 respec vely. In case the DDC is
LonWorks it shall be LonMark Certified
AA. The BMS Specialist shall provide interoperability documentation for the ASC. All the data
related to the ASC 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 ASC with another system in future. This may be part of
the overall interoperability documentation.
BB. The BMS Specialist shall provide full documentation for the LonWorks controllers (if
provided) including details of all SNVT’s, SCPT’s, UNVT’s, UCPT’s, External Interface Files
(XIF) together with all addresses and Functional Blocks. 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 ASC with another system in future. This may be part of the overall
interoperability documentation.
4.5 BMS CONTROLLERS: APPLICATION SPECIFIC CONTROLLER (ASC): FAN COIL UNITS
A. Each fan coil unit shall have an ASC. 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 ASC:
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. Application Specific 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 ASC and related components:
a. Multi‐color point to point wiring diagram detailing the wiring and tubing of
the ASC 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 only
communicate with their associated ASC via a digital communications network over
screened twisted pair cable or equivalent and shall be independent from BMS LAN.
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 documenta on within 2 weeks of receiving
the request from the MEP Specialist:
1. Multi‐color 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 ASC
installation and cabling to ensure that the proposed installation procedures are
satisfactory. The MEP Specialist shall prepare a drawing of the wiring for the ASC 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. ASC for each produc on 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 ASC and to verify proper operation via a POT.
I. The BMS Specialist shall enter all data into the ASC at the site after the FCU has been
installed.
J. The ASC shall monitor and control the following parameters for FCU:
1. Space temperature.
2. Fan ON/OFF control.
3. Cooling coil valve.
4. Set‐point reset (applicable only to those units with wall mounted enclosures having
a set‐point reset capability)
5. Fan speed control selection (applicable only to those units with wall mounted
enclosures having a set‐point reset capability)
K. PID algorithms shall maintain the system operation within + or ‐ 0.5 Deg. C. of the space
temperature set‐points.
L. The operator shall be able to access the ASC by connecting the POT to the ASC 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 ASC. 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 DDC and at the NAC and via any OIW:
1. Change space temperature set‐points 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 ASC on site as necessary for the correct
operation of the FCU including:

1. FCU‐ASC LAN address.
2. Occupied space temperature set‐points.
3. Unoccupied space temperature set‐points.
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 ASC 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 ASC modulates the cooling coil valve from fully open to fully closed
and vice versa.
4. Verify that the FCU‐ASC 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 and fan speeds
6. Calibrate the temperature sensor.
P. ASC shall have opto‐isolation or equivalent protection.
4.6 APPLICATION SPECIFIC CONTROLLER COMPATIBILITY 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 Application Specific
Controller (ASC) to end devices.
3. Inspect mounting of controller on unit. Verify accessibility for service after
installation.

C. ASC Electrical Performance:
1. Reduce the input voltage on the ASC to below 85% for an extended period. Note if
controller performance is affected.
2. Reduce the input voltage on the ASC slowly to witness at what voltage the ASC will
shut down and verify that the shutdown was orderly.
3. Increase the input voltage on the ASC slowly to witness at what voltage the ASC will
re‐enable itself and verify that the restart was orderly.

4. Verify that during the operation of the ASC, electrical noise is not induced back into
the electrical system. This shall require an oscilloscope.
4.7 BACnet ROUTERS
A. Provide all BACnet routers as necessary to meet the requirements of these specifications.
B. BACnet routers shall be native BACnet only. Proprietary and other standard protocols shall
not be provided. Routers shall be provided as necessary to connect one medium to
another, e.g. BACnet ARCnet to BACnet MS/TP, etc.
C. The BACnet routers shall, at minimum, support BIBB’s for data sharing, alarm and event
management, scheduling, trending and device and network management.
PART 5 ‐ DISTRIBUTED CONTROL PANELS (DCP)
5.1 GENERAL

A. The DCP’s shall be standalone, shall reside on the automation level and shall meet the
1. DCP shall house the DDC Controllers and 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.
2. Each DCP shall have its own power supplies that shall be rated such that they will
adequately accommodate all foreseeable uses of the DCP including DDC controllers
and field devices.
3. Each DCP shall have an AC Mains Socket outlet rated 1000 Wa s. If all the sockets in
the DCP are connected to the UPS no more than two sockets shall be used at the
same me therefore a 2kW addi onal load shall be considered in the UPS selec on.
4. All field instrumentation and final control elements cable shall be terminated at the
DCP on terminal strips.
5. All Power circuits (220/240VAC, 24VAC, 24VDC, 15VDC etc) supplying any type of
equipment or field devices from the DCP, shall be fused. Outgoing power cables shall
be terminated on Fused Terminals inside the DCP.
6. Cabling shall be terminated on rugged and easily accessible terminal strips. Each
drawings.

PART 6 ‐ THIRD PARTY INTERFACES
6.1 GENERAL
A. The NAC, Gateways 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 mee ng all of the requirements of ASHRAE standard SSPC 135.
B. At minimum the third party protocols shall include Modbus, J‐Bus, 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 mee ng 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 Network
Automation Controller (NAC) or the Distributed Control Panel (DCP) 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
F. THIRD PARTY INTEGRATION TESTS
1. 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.

2. The testing of the interface between the Management Level Network and the third
party system shall verify, at minimum, that:
a. 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.
b. All data points mapped from the Management Level Network to the third
party system are displayed correctly on the third party system monitor.
c. All mapped points are identical with regard to value, the engineering units
and significant digits on the third party system and the BMS workstation.
d. 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.
e. Communications speed between the two systems is satisfactory.
f. Both systems restart and communications between the two systems resume
following a power failure without operator intervention.
6.2 INTERFACE BETWEEN THE BMS AND CLOSED AIR CONDITIONING UNIT
A. The CACU controller shall be microprocessor based and shall have a data port that enables
the exchange of data between the CACU controller and the BMS Automation Level.
B. The interface between the CACU controller and the Automation level Network shall be as
indicated on the BMS drawings and CACU specification.
6.3 INTERFACE BETWEEN THE BMS AND VARIABLE SPEED DRIVES (VSD)
A. The variable speed drive (VSD) controller shall be microprocessor based and shall have a

data port that enables the exchange of data between the VSD controller and the BMS
Automation Level.
B. The interface between the variable speed drive controller and the Automation level
Network shall enable, at minimum, the following information to be transferred to the BMS
Automation Level:
1. Start and Stop control.
2. Speed Control.
3. Speed Reference Feedback.
4. Motor Operating Status.
5. VSD alarm.
6. Motor power in kW.
7. Motor kWh.
8. Motor current.
9. Motor voltage.
10. Hours run.
11. DC link voltage.
12. Thermal load on motor.
13. Thermal load on VSD.
14. Heat sink temperature.
15. Any other information available from the VSD controller as selected by the
Employer.

C. 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:
1. Speed Control Signal.
2. Start/Stop Control Signal.
3. Speed Feedback
4. VSD Fault
5. General Alarm
6.4 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:
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 over crank alarm
7. Generator set over speed 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. Phase‐to‐phase and phase‐to neutral voltages
18. Phase‐to‐phase currents
19. Neutral current
20. Frequency
21. Load (kW)
22. Demand (kVA)
23. Power factor
24. kWh supplied
25. Hours run
26. Start/Stop signal.
27. Power failure/trip alarm
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
6.5 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.
C. 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.
D. There shall be no transfer of data from the Management Level Network to the Fire Alarm
System.
E. The BMS shall automatically shut down all 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.
F. 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.
6.6 INTERFACE BETWEEN THE BMS AND THE UPS
A. The UPS controller shall be microprocessor based and shall have a data port to enable the
transfer of data between the UPS controller and the Management Level Network.
B. The interface between the UPS controller and the Management level Network shall enable,
at minimum, the following information to be transferred from the Management Level
Network to the BMS:
1. Bypass Voltage X‐Y
2. Bypass Voltage Y‐Z
3. Bypass Voltage Z‐X
4. Bypass Voltage X‐N
5. Bypass Voltage Y‐N
6. Bypass Voltage Z‐N
7. Critical Voltage X‐Y
8. Critical Voltage Y‐Z

9. Critical Voltage Z‐X
10. Critical Voltage X‐N
11. Critical Voltage Y‐N
12. Critical Voltage Z‐N
13. Critical Current X
14. Critical Current Y
15. Critical Current Z
16. Critical Bus Frequency
17. Critical Bus KVA
18. Critical Bus KW
19. Critical Bus Capacity
20. UPM DC Voltage
21. UPM Battery Amperage
22. UPM Input Voltage X‐Y
23. UPM Input Voltage Y‐Z
24. UPM Input Voltage Z‐X
25. UPM Battery Discharging
26. UPM Low Battery Warning
27. UPM Output Overload
28. UPM Fuse Failure
29. UPM Ambient over Temperature
30. UPM DC Ground
31. UPM Blower Failure
32. UPM Control Power Failure
33. UPM Overload Shutdown
34. SCC Output Overload
35. SCC Emergency off
36. SCC Load on Bypass
37. SCC Static Switch Disabled
38. SCC Output Over/under Voltage
39. SCC UPM Summary Alarm
40. Any other information available from the UPS controller as selected by the
Employer.
6.7 INTERFACE BETWEEN BMS AND SWITCHBOARD ELECTRONIC METERS
A. The switchboard electronic meters shall be microprocessor based and shall have a data
port to enable the exchange of data between the Management Level Network and the
meter. Meters shall monitor all incomers of all MDBs. Additionally there shall be
hardwired interfaces between the BMS and the low voltage distribution boards as detailed
below.
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.
6.8 HARDWIRED INTERFACE BETWEEN THE BMS AND LOW VOLTAGE SWITCHBOARD
A. The BMS shall have the following hardwired interfaces with the low voltage switchboards:
Open, closed and trip status for all feeder circuit breakers of all MDBs and SMDBs.
6.9 INTERFACE BETWEEN THE BMS AND THE MOTOR CONTROL CENTER (MCC)
A. The MCC controller shall be microprocessor based and shall have a data port to enable the
transfer of data between the MCC controller and the Management Level Network.
B. The interface between the MCC controller and the Management level Network shall
enable, at minimum, the following information to be transferred from the Management
Level Network to the BMS:
1. Motor status
2. Motor normal fault
3. Motor start/stop
4. Any other information available from the system as selected by the Employer.

PART 7 ‐ FIELD INSTRUMENTATION: INPUT DEVICES
7.1 TEMPERATURE SENSOR: OUTSIDE AIR

A. Outside Air Temperature sensors shall meet, at minimum, the following requirements:
1. Ventilated white PVC sun screen.
2. Wall mounted weatherproof enclosure with conduit fitting.
3. 100 or 1,000 ohm pla num RTD with a minimum temperature coefficient of
resistance of 0.00375 ohm/ohm/Deg. C.
4. Monitored temperature to be reported with an accuracy of 0.5 Deg. C. (1.0 Deg.F.).
5. Provide a two wire 4‐20 mA RTD transmi er. Where necessary to meet monitoring
accuracy requirements provide a 3‐wire or 4‐wire configuration
6. Temperature Range of 0 Deg. C to 50 Deg C. (32 Deg. F to 122 Deg. F).
7.2 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
3. Monitored temperature to be reported with an accuracy of 0.5 Deg. C. (1.0 Deg.
F.).
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).
7.3 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.)
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.).

7.4 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 pla num 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 transmi er where required
6. Temperature range of 10 Deg.C. to 60 Deg.C.
7. Sensor shall have and LCD display.
7.5 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: APPLICATION SPECIFIC CONTROLLER:
FAN COIL UNITS CONTROLLERS".

7.6 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 transmi er where required with a temperature
range that is appropriate for the application.
5. Range for chilled water and condenser water applications shall be:
a. Between 0 Deg.C. and +5 Deg.C. (+32 Deg.F. and +41 Deg.F.) at the low end
and
b. Between +40 Deg.C. and +50 Deg.C. (+104 Deg.F. and +122 Deg.F.) at the
upper end.
6. 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.
7. Where necessary to meet monitoring accuracy requirements provide a 3‐wire or 4‐
wire configuration.
8. Moisture/waterproof housing with conduit fitting.
9. Stainless steel thermowell.
10. Provided with thermal grease to aid temperature sensing.
11. Sensors required for the determination of temperature differential shall be matched
with a maximum varia on over the en re temperature range of 0.1 Deg.C. (0.2
Deg.F.).

7.7 TEMPERATURE SENSOR: STRAP‐ON
A. Provide strap‐on mounted temperature sensors as indicated within the Field termination

schedules and/or control diagrams or where thermo well mounted sensors cannot be
mounted. Temperature sensors shall meet, at minimum, the following requirements:
1. 6.35mm (0.25”) Stainless steel probe, 50 mm (2”)
2. Thermistor or RTD compatible with BMS, sealed in probe with a three part moisture
protection system
3. BMS shall report the monitored temperature with an accuracy of 0.5 C (1.0 F).
4. ABS housing with conduit entrance. (Optional metal or weather proof available)
7.8 RELATIVE HUMIDITY SENSOR: OUTSIDE AIR
A. Outside air relative humidity sensors shall meet, at minimum, the following requirements:
1. Non‐corroding outdoors screen to minimize wind effects and solar heating.
2. Wall mounted weatherproof enclosure with conduit fitting.
3. Two wire, 4‐20 mA output propor onal to rela ve humidity range of 0% to 100%.
4. 2% accuracy (5 ‐ 95% RH).
5. Humidity sensor shall be replaceable.
6. Operating temperature range shall be appropriate for the climate. Sensor and
transmi er shall be rated for opera on in ambient temperatures of, at minimum, 5
Deg.C. (9 Deg.F.) below and above the lowest and highest recorded temperatures
for the location respectively.
7.9 RELATIVE HUMIDITY SENSOR: DUCT MOUNTED
A. Duct mounted relative humidity sensors shall meet, at minimum, the following
requirements:
1. Duct mounted moisture resistant enclosure with conduit fitting.
4. 2% accuracy (5 ‐ 95% RH).
5. 8 inch probe length.
6. Opera ng temperature range of O Deg. C. to 50 Deg. C. (32 Deg. F to 122 Deg. F.)
7.10 RELATIVE HUMIDITY SENSOR: INDOOR AIR ‐ WALL MOUNTED
A. Wall mounted relative humidity sensors shall meet, at minimum, the following
requirements:
1. Wall mounted enclosure with white cover. There shall be no manufacturer's logos,
name or thermometer on casing.
4. 2% accuracy (5 ‐ 95% RH).
5. Opera ng temperature range of O Deg. C. to 50 Deg. C. (32 Deg. F to 122 Deg. F.).
6. With LCD display.

7.11 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
1. Stainless steel probe with an IP65 to BS 60529 housing for an exterior housing.
2. Two wire, 4‐20 mA output propor onal 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 propor onal 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.

7.12 COMBINATION RELATIVE HUMIDITY & TEMPERATURE 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 transmi er housing for an interior
applica on and an IP65 to BS 60529 housing for an exterior housing.
(1.0 Deg. F.).
reading.
6. Probe shall be a minimum of 200mm.
7.13 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 transmi er housing.
(1.0 Deg. F.).
reading.

7.14 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 sta c 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 propor onal to pressure input range compa ble
with BMS system.
3. 1% Full scale output accuracy
4. Opera ng temperature range of 0ºC to 60ºC (32ºF to 140ºF).
5. Easily accessible, integral non‐interacting zero adjustment.
6. Minimum over pressure input protec on of two mes rated input or 7 kpa (20 psi)
whichever is greater.
7. LCD Display
7.15 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 propor onal to pressure input range compatible
with BMS system.
3. 1% accuracy of range
4. Opera ng temperature range of 0ºC to 60ºC (32ºF to 140ºF).
5. Easily accessible, integral non‐interacting zero adjustment.
6. Minimum over pressure input protec on of two mes rated input or 7 kpa (20 psi)
7. LCD Display
7.16 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 propor onal 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 transmi er housing for an interior applica on and an IP65 to BS
60529 housing for an exterior housing.
8. Stainless steel wetted parts.

9. Burst pressure of 5 mes 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.
7.17 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 propor onal 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. Opera ng temperature range of 0 DEG C to 60 DEG C (32 DEG F to 140 DEG F).
4. With LCD display

7.18 DIFFERENTIAL PRESSURE SENSOR ‐ WATER
A. Water differential pressure sensors shall meet, at minimum, the following requirements:
1. Cast aluminum an IP54 to BS 60529 transmi er housing for an interior applica on

and an IP65 to BS 60529 housing for an exterior housing.
2. Output of 4‐20 mA propor onal to the pressure sensed.
3. Over pressure protection of five times the rated input.
5. Operating range shall be suitable for the application. Select range such that it covers
from zero differen al pressure up to a differen al sta c pressure of between 20%
and 50% in excess of the maximum sta c 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 tapings shall be installed by the Mechanical contractor. Furnish the valves to
the Mechanical contractor.
7.19 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.

7.20 AIR FLOW SENSOR
A. Provide airflow rate sensors and transducers as indicated in the Field termination
schedules and/or control diagrams. Air flow rate sensors and transducer shall meet, at
minimum, the following requirements:
1. Hot wire anemometer type.
2. Self‐compensation for changes in air temperature.
3. Probe and transducer housing shall be constructed of durable PVC.
4. Probe shall be adjustable from 50‐185mm (2” ‐ 7.3”).
5. Power supply shall be 24 Vac/dc.
6. Output signal of 4‐20 mA or 0‐10Vdc propor onal to air flow speed equal to 0‐16m/s
(3150 /min) or 0‐8 m/s (1575 /min) jumper selectable.
7. Air temperature range of –10 DEG C to 60 DEG (14 DEG F to 140 DEG F)
8. 5% accuracy of measured value.
7.21 DIFFERENTIAL PRESSURE SWITCH ‐ AIR
A. Air differential pressure sensors shall meet, at minimum, the following requirements:
1. An IP54 to BS 60529 transmi er housing for an interior applica on and an IP65 to BS

60529 housing for an exterior housing.
2. SPDT switch rated for 10 amps minimum at 120 Vac.
3. Set‐point trip adjustment with scale to indicate setting. Switches used for filter
differential pressures shall also have a display of the monitored differential pressure.
4. Dead band adjustment.
5. Select range such that it covers from zero duct static pressure relative to the exterior
of the duct up to a sta c 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.
7.22 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 en re range.
5. Over pressure input protec on to a minimum of five (5) mes 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.

7.23 DAMPER END SWITCH
A. Damper end switch shall meet the following:
1. Adjustable axle mounted collar for easy setup and adjustment
2. Electrical enclosure with ½" knockout allowing for easy installation
3. Dual, opposed switches for fully opened or fully closed position
4. Switches will have the option to be set as normally closed (NC) or normally opened
(NO) by user.
7.24 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. Opera ng pressure of 180 kPa
7.25 TURBINE WATER FLOWMETER ‐ UNI‐DIRECTIONAL ‐ INSERTION TYPE
A. Turbine flow‐meter 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 /s.
4. Turndown ra o of 30:1.
5. Combined linearity and repeatability not to exceed 1.5 percent.
6. Pulse output proportional to flow rate.
7. Insertion type with dual turbine blades.
8. Suitable for maximum flow rate 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 flow rate display panel to indicate instantaneous flow rate.
7.26 TURBINE WATER FLOWMETER ‐ BI‐DIRECTIONAL ‐ INSERTION TYPE
A. Turbine flow‐meter 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 /s.
4. Turndown ra o of 30:1.
5. DC linearity of 0.1% of span.
6. Pulse output proportional to flow rate.
7. Insertion type with dual turbine blades.
8. Suitable for maximum flow rate 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.) con nuous, 93 Deg. C. (200
Deg. F.) peak.
11. Bi‐directional flow.
7.27 ELECTROMAGNETIC FLOWMETER
A. Electromagnetic flow meter 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 be er than 5% of flow rate over a 33:1 turndown at all flow rates
above 1 fps.
6. The integrally mounted meter housing and flow meter sensor with an IP54 to BS
60529 transmi er housing for an interior applica on 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 condi ons.
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 transmi er
housing for an interior applica on 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 flow rate. 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 consump on shall not exceed 20 VA.
12. Carbon steel body.
13. Flow meter shall distinguish between directions of fluid flow.
14. Construction of flow‐meter and associated components shall be rated for at least
twice the maximum static pressure.
7.28 WATER METER
A. Water meters for monitoring of tenant chilled water usage shall meet, at minimum, the
1. Internal materials of the flow meter shall be suitable for the application.
2. Pulsed output signal proportional to flow, transmitted to the BMS.
3. Minimum opera ng pressure of 1050 kPa.
4. 1 1/4 inch size with screwed NPT connec ons.
5. Accuracy of 2 %.
6. Maximum pressure drops of 42 kPa.

7.29 THERMAL ENERGY METER
A. Provide thermal energy meters as indicated in the chilled water riser diagram and the BMS
design drawings. Thermal energy meters shall meet, at minimum, the following
requirements:
1. Microprocessor based, time integrated calculations to provide totalized heat

measurement on the indicated systems.
2. Housed within a wall mounted an IP54 to BS 60529 transmi er housing for an
interior applica on and an IP65 to BS 60529 housing for an exterior housing.
3. Capable of displaying and reporting total heat in BTU/hr or kWh/hr
4. Thermal energy meters shall be provided with 4‐wire paired temperature sensors
with the associated protection pockets and electromagnetic flow meter as specified
in section titled “Electromagnetic Flow‐meter”.
5. Provide output to Building Management and Control Systems via pulse output or 4‐
20 mA signal output. Provide scaling information to ensure compatibility with the
Building Management and Control System.
6. Thermal energy meters shall be fully interfaced with the BMS through M‐Bus
communication protocol.
7. Integral power supply
8. Six digit non‐resettable local display of energy units
9. Overall accuracy of thermal energy meter and sensors shall be greater than + or ‐ 3
percent.
7.30 CURRENT SENSING RELAYS
A. Current sensing relays shall meet, at minimum, the following specifications:
1. Rated and sized for the applicable load.
2. The output relay shall have an accessible trip adjustment over its complete
operating range.
3. Current relay shall have input and output isolation via current transformer.
4. Current relay shall be self‐powered with no insertion loss.
5. Relay shall be housed a dustproof enclosure.
6. Accuracy to be <2% of full‐scale max.
7. Temperature rating of –15 Deg C to 60 Deg C (5 Deg F to 140 Deg F).
8. Option: Provide LED indication of relay status.
B. Whenever the status of a single speed motor is monitored it shall be done via a current
sensing relay. Differential pressure switches shall not be used for this purpose. The BMS
contractor shall provide current sensing relays at the MCC starters. The BMS contractor
shall provide the current sensing relays for motors with local starters and no MCC starter.
7.31 CURRENT METERING SENSOR
A. Current monitoring shall meet, at minimum, the following requirements:
1. 4‐20 mA, 0‐10 or 0‐5 Vdc output propor onal to current draw.
2. Reverse polarity protected and output limited.
3. 50/60 Hz opera on.
4. Accuracy of be er than 1%.

5. Opera ng temperature range of 0 Deg C to 70 Deg C. (‐20 Deg F to 120 Deg F).
7.32 VOLTAGE SENSING RELAY
A. Voltage sensing relays shall con nuously monitor 3‐phase power lines for phase loss,
phase reversal and low voltage. Voltage sensing relays shall meet, at minimum, the
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.).
9. Accuracy ‐ 0.5% of FS voltage.
10. Operating temperature range of ‐29 Deg. C. to 49 Deg. C. (‐20 Deg. F. to 120 Deg. F.).
7.33 KW AND KWH TRANSDUCER
A. Provide kW and kWh transducers as identified in Field termination sheets and/or control
drawings. Transducer shall include, at minimum, the following:
1. True RMS conversion.
2. 24 Bit DSP signals processor.
3. On board poten al transformers for up to 600 Vac applications.
4. Configurable via RS‐232C on personal computer.
5. RS‐485 data port for communica on with BMS.
6. 4‐20 mA propor onal to KW demands output.
7. Opto‐isolated open collector solid state form a relay rated at 30 Vdc @150mA for
kWH output.
8. Opto‐isolated open collector solid state form a relay rated at 30 Vdc @150mA for
phase loss output.
9. Accuracy 1% or be er of full scale.
10. Opera ng temperature of 0ºC to 70ºC (32ºF to 158ºF).
11. Provide disconnect/shorting bar and Current Transformer compatible with
amperage being sensed.
7.34 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 opera ons.
3. Provide complete isolation between the control circuit and the digital output.
4. Located in the DCP, DDC, ASC or other local enclosures.

5. Malfunction of a 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 ra ng.
7. Pin type terminals.
7.35 CONTROL RELAYS ‐ MOMENTARY
A. Momentary Relays shall meet, at minimum, the following requirements:
1. Coil ra ngs of 240 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, DDC, ASC or other local enclosures.
4. 10 amp contact ra ng.
5. LED status indication.

7.36 AIR QUALITY SENSOR – WALL MOUNTED
A. Provide wall mounted air quality sensors as indicated within the Field termination
schedules and/or control diagrams. Sensors shall meet, at minimum, the following
requirements:
1. Measurement of volatile organic compounds (VOC) containing, at minimum, the
following gases:
a. Methane
b. Ethylene
c. Hydrogen
d. Carbon Monoxide
e. Propane
f. Ammonia
2. Microprocessor based using a semi‐conductor element based on the Taguchi gas
principle.
3. White attractive ventilated cover.
4. 20‐30 Vac/dc power supply, 100mA @24Vdc, 220mA @24Vac, 6VA max.
5. Analog stepped output standard (0‐10 Vdc) or op onal 4‐20mA and adjustable relay.
6. Programming and selection via internal push buttons and jumpers.
7. Temperature range of 0ºC to 40ºC (32ºF to 104ºF).
7.37 AIR QUALITY SENSOR – DUCT MOUNTED
A. Provide duct mounted air quality sensors as indicated within the field termination
schedules and/or control diagrams. Sensors shall meet, at minimum, the following
requirements:
1. Measurement of air stream volatile organic compounds (VOC) containing, at
minimum, the following gases:
a. Methane
b. Ethylene

c. Hydrogen
d. Carbon Monoxide
e. Propane
2. Ammonia
3. Microprocessor based using a semi‐conductor element based on the Taguchi gas
principle.
4. 20‐30 Vac/dc power supply, 100mA @24Vdc, 220mA @24Vac, 6VA max.
5. Analog stepped output standard (0‐10 Vdc) or op onal 4‐20mA and adjustable relay.
6. Programming and selection via internal push buttons and jumpers.
7. Temperature range of 0ºC to 40ºC (32ºF to 104ºF)
8. 200 mm (8”) duct probe.
7.38 CARBONE DIOXIDE (CO2) SENSOR
A. Provide a space or duct carbon dioxide gas detection sensor as indicated within the field
termination schedules and/or control diagrams. Carbon dioxide detection sensors shall
meet, at minimum, the following requirements:
1. Set‐up to be fully microprocessor based via plug and play LCD.
2. 4‐20 mA, 0‐10 or 0‐5 Vdc output compa ble with BMS propor onal to 0 to 2000
ppm (adjustable to 10,000 ppm in 500 ppm increments) of carbon dioxide
concentration
3. Power supply to be 20‐30Vac/dc @ 80 mA max for 24 Vac and 36 mA avg @24 Vdc.
4. No maintenance or period sensor replacement needed. The sensor shall have a 5‐
year calibration interval, utilizing the Automatic Calibration Logic Program (ACLP).
5. Standard accuracy to be 3% of reading or 75 ppm, whichever is greater.
6. Operating temperature of 0ºC to 50ºC (32ºF to 122ºF).
7. With audible alarm
7.39 DUCT SMOKE DETECTOR
A. Duct smoke detectors shall be provided at the supply and return ducts of all AHU’s and at
the ducted branches from ceiling voids used as return air plenums to the main ducted
return air system. To initiate closing of dampers and/or shutting off of fans having the
following features:
1. Photo‐electric type for duct mounting
2. Adjustable sensitivity
3. Housing of die‐cast aluminum for mounting on outside of duct wall with air sampling
tubes extending into air duct, fitted with filters.
4. Reset switch and indicator lamps for power ON and/or alarm
5. Integral switching relay (2No SPDT Contacts) for energizing an alarm panel and for
de‐energizing air handling devices.
6. UL Listed.
7. Alarm response time less than 10 seconds.
8. Air Velocity range 0.5 to 20 m/s.
9. Opera ng temperature 0 to 55 DegC.
10. Opera ng humidity 10 to 95% (Non Condensing)
B. All duct smoke detectors shall be connected to the building’s Fire Alarm System.

C. Supply duct smoke detector installation should be downstream of fans, filters, coils,
heaters, and humidifiers
D. Duct smoke detectors in the return air stream should be located at every return air
opening within the smoke compartment, or where the air exits each smoke compartment
or in the duct system before air enters the return air system common to more than one
compartment.
E. Exception: Additional smoke detectors are not required in ducts where the air duct system
passes through other smoke compartments not served by the duct.
F. Location of detectors mounted in or on air ducts should be downstream from any duct
openings, deflection plates, sharp bends or branch connections.
G. Exception: Where it is physically impossible to locate the detector accordingly, the
detector can be positioned where pressure differentials are within those established by the
manufacturer for the proper operation of the detector, usually as far as possible from the
opening, bend or deflection plates.
H. Detectors should be listed by a third party testing laboratory for the environment
measured in the duct and room at the installation site. Relocate the detector if
measurements fall outside of rated limits.
I. An access panel or door is incorporated in the duct side walls and is used during
installation and for maintenance and test.
J. Duct smoke detectors should be located at a minimum of 3 meters downstream from
humidifiers.


PART 8 ‐ FIELD INSTRUMENTATION: VALVES AND VALVES ACTUATORS
8.1 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 ra ng. 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
ra ng 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 (Specifica on for pipe threads for tubes and fi ngs 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. 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.
8.2 TWO WAY CONTROL VALVES
A. All 2 way control valves shall be dynamic, modula ng, pressure independent control valves
and shall be provided by the same manufacturer.

B. Balancing valves and associated balancing shall not be used where pressure independent
modulating control valves are installed. The control valve must have the ability to limit flow
to the maximum design flow specific for each coil at all valve differential pressure ranges of
5 to 70 PSID (0.34 to 4.83 bar).
C. Each control valve shall be individually flow tested and factory verified to deviate no more
than ±5% through the en re opera ng pressure range of 5 to 70 PSID (0.34 to 4.83 bar). All
valves shall be tested on a test stand calibrated and verified with traceability to NIST
standards. All tes ng must be performed at 5 PSID (0° through 90° at 10° increments), 15
and 70 PSID (45° and 90°). Test reports must be provided if requested.
D. Valve shall require no more than 5 PSID (0.34 bar) to operated pressure independent. Flow
shall not vary more than ±5% through the en re opera ng pressure range of 5 to 70 PSID
(0.34 to 4.83 bars).
E. Each control valve shall be factory commissioned. A calibrated performance tag shall be
provided with each valve lis ng the measured flow rate in 10° rota on increments.
F. Control valve range ability shall be a minimum of 100:1 through the opera ng pressure
range.
G. Valve bodies 2” [50mm] and smaller shall be brass. Valve bodies 3” [80mm] through 8”
[200mm] shall be duc le iron. All internal parts shall be brass, carbon steel, stainless steel
or Teflon®.
H. All valves shall have at least two (2) factory installed pressure/temperature ports to allow
field verification of flow and pressure independent operation.
I. Valve flow characteris cs may be modified in valves 8” [200mm] and smaller without
removal from the piping system.
J. Maximum flow settings may be adjusted to different settings within the range of the valve
size.
K. Valve differential pressure rating shall be equal to or greater than the associated pump’s
design head pressure. Valve assembly and actuator torque shall be selected to close off
against this differential pressure.
8.3 THREE WAY CONTROL VALVES
A. Provide three‐way 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
for diver ng valves and 0.3 for mixing valves as defined by the rela onship:
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)

C. Three way control valves shall be of the mixing or diverting pattern type as indicated in the
mechanical documents. The inner valve shall have a V‐port parabolic or linear plug and
stainless steel trim. Valves shall have metal‐to‐metal stainless steel seats to assure tight
seating.
D. Mixing valves shall be capable of tight shut‐off between each inlet port and the outlet port
and diverting valves shall be capable of tight shut‐off between each outlet port and the
inlet port when operating at system pressure.
8.4 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 sha 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.
8.5 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 than the system working pressure,
6. Rated for a minimum of 50 deg. C (90 deg. F.) greater than the highest fluid
temperature.

7. Brass or stainless steel trims.
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.
8.6 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‐anodized aluminum 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 con nuous duty and have an input voltage of 240 Vac, 50 Hz or
24 V.
F. Actuator housing shall have a minimum IP 54 to BS 60529 ra ng. Actuators on valves
located in mechanical rooms or outdoors shall have covers of aluminum 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‐energized 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.
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 9 ‐ FIELD INSTRUMENTATION: DAMPERS AND DAMPERS ACTUATORS
9.1 DAMPERS GENERAL
A. Provide actuators for all motorized dampers excluding motorized fire and/or smoke rated
dampers. All motorized damper actuators furnished by the BMS Specialist shall be
modulating actuators.
B. Multiple section two position dampers shall be controlled by one BMS output unless
indicated otherwise within the Point Schedules or Sequences of Operation.
C. Multiple section modulating dampers shall be controlled in sequence unless indicated
otherwise within the Point Schedules or Sequences of Operation.
D. Actuators shall be mounted to allow complete access for maintenance and removal.
Wherever possible provide damper actuators mounted on the exterior of the duct/damper
section. The installation of actuators within air streams will be permitted only where
damper configurations and site conditions require. Obtain approval for proposed
installations of actuators within ductwork, plenums, airstreams, etc. Furnish access doors
where required to allow access.
E. Damper actuators shall be configured for normal and failure positions as indicated in the
operating sequences and as indicated on the MEP Specialist Mechanical Drawings and
Specifica ons. Provide damper end switches on 2‐position actuators and position
feedback for modulating damper actuators.
F. Provide actuators sized in accordance with manufacturers recommendations and industry
standards for accurate and stable control of airflow in each application.
G. Provide damper actuator installations to comply with the acoustical requirements for the
project. Noise generated from damper actuators in air streams shall not be detectable in
occupied building spaces.
H. Damper actuators shall be controlled by the BMS where necessary to meet the required
sequences of operation. If the FAS also control a damper then the FAS control shall
override the BMS control of the damper.
I. Dampers shall be provided by the Mechanical Specialist.
9.2 DAMPER ACTUATORS
A. Provide electric damper actuators for all motorized dampers. Electric actuators shall meet,
at minimum, the following requirements:
1. Stroke by the rotating motion of a reversible, overload‐protected synchronous

motor. Actuators shall be directly coupled to damper drive blades with no
intermediate linkages or shall be rotary type actuators directly coupled to the
damper drive shaft.
2. Protected against overload by an integral magnetic clutch or stall protection by non‐
overloading impedance protected motor.

3. 240 Vac + or ‐ 10%, 50 Hz or 24 Vac power supply with 2 limit switches with
electrically isolated contacts
4. One actuator for each damper section. Provide additional actuators to ensure
sufficient torque to meet the specified close off leakage requirements. Damper
actuators shall not be stacked.
5. Actuators shall be motorized/driven in both the open and closed directions. Where
required by the sequences of operation, actuators shall have a spring return to the
de‐energized position upon loss of power. Damper normal and failure positions
shall be as identified within the sequences of operation.
6. BMS controlled actuators for modulating Motorized Dampers shall be controlled by
a 0‐10 Vdc, or 4‐20mA signal. Provide actuators that are fully compa ble with the
BMS analogue output subsystem. BMS controlled actuators for two position
dampers shall be controlled by 24Vac, 24Vdc or single‐phase 240 Vac power
switched by the BMS.
7. Complete with mounting brackets suitable for extended shaft mounting or direct
damper drive shaft mounting.
8. Stroke dampers from fully closed to fully open in accordance with the following:
9. Service Timing Requirement
a. Two position normal service 75 seconds
b. Modulating normal service 120 seconds
c. Emergency service (stair pressurization, smoke containment, etc.) 15 seconds
10. Actuators for non‐fire and/or smoke rated dampers shall be rated for operation at
ambient temperatures of minus 40 Deg.C. to 50 Deg.C. (‐40 Deg. F. to 122 Deg. F.).
11. Complete with damper/actuator stroke position indicator.
12. Manual drive release mechanism and manual positioning mechanism.
B. Actuators shall be quiet in operation such that noise from actuator operation is not
detectable in any occupied spaces.
9.3 DAMPER ACTUATORS HARDWIRED INTERLOCKS
A. Provide all required hardwired interlocks between fans and any motor actuated dampers
as identified within these sub‐contract documents.
B. Power for interlocked dampers shall be obtained from the associated air handling fan
motor control circuit. Coordinate actuator power supply wiring and fire alarm system
override control of dampers with MEP Specialist.
C. Where dampers are specified to be hard wire interlocked with fan motors the BMS
Specialist shall provide the damper position switches. Provide the damper end switch(s)
hard wire interlocked to achieve the operational requirements as specified in the Point
Schedules and the sequences of operation, and as indicated in the MEP Specialist Drawings
and Specifications. Provide damper end switches hard wire interlocked to prevent fan
motor operation in both the hand and auto position of hand/off/auto motor control
circuit. Damper position switches shall be set to indicate the open position when they are
open by more than 80%.

D. Provide for each damper that is controlled by both the BMS and the FAS, a terminal strip
and associated control relays such as to allow control and monitoring as follows (as
applicable):
1. BMS two position open‐closed control ‐ contact closure of a BMS relay, thermostat
or interlocking device shall control the damper. Contact opening shall close the
damper.
2. BMS modulating control ‐ modulating signal from the BMS of 0‐10 Vdc or 4‐20 mA
output to achieve the required sequence.
3. Damper open/closed status ‐ allows FAS monitoring or interlock of damper open and
damper close status.
4. Damper open/closed status ‐ allows BMS monitoring or interlock of damper open
and damper close status.
5. Override open control ‐ contact closure of a FAS command relay or localized smoke
detector shall override any BMS modulating or open/closed control to open the
damper.
6. Override closed control ‐ contact closure of a FAS command relay or localized smoke
detector shall override any BMS modulating or open/closed control to close the
damper.
7. Furnish and terminate cabling as follows:
a. Between all damper actuators and the associated damper terminal strip.
b. Between the BMS and the damper terminal strip for any damper monitored
and/or controlled by the BMS.
c. Between the damper terminal strip and interlocked motors, thermostats,
pressure switches, generators, pumps, etc.
E. Coordinate exact FAS interface requirements and terminal strip locations with the MEP
Specialist.

PART 10 ‐ EXECUTION
10.1 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 sessions shall include classroom type instruction and "hands on" instruction and

shall be given by the Specialist at the BMS Specialists facilities and on‐site as detailed
below. The trainers shall be factory trained and certified from the manufacturer, shall be
experienced with the hardware and software and shall be experienced trainers. The
resumes of the trainers shall be submitted to the Employer and Engineer for approval. The
resumes shall indicate clearly the experience and expertise of the proposed training staff
with regard to both their technical and training capabilities. The BMS Specialist shall
certify the proposed training staff as specialist trainers. The BMS Specialist shall advise the
Employer of the recommended qualifications for the potential trainees.
C. 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.
D. Provide all training materials (hand‐outs, textbooks, workbooks etc.) and any audiovisual

equipment required to execute the training.
E. 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. Maintenance and calibration of instrumentation (Maintenance personnel only)

12. Use of the Portable Operator Terminals (POT). and the Hand Held Wireless
Terminals (HHWT)
13. Interfaces between the low voltage Building Systems.
14. 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.
F. 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.
10.2 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.

10.3 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
1. Comply with all applicable codes, regulations and statutory requirements.
2. Approved by the authority having jurisdiction.
3. Fire‐safing system or device used shall not derate the ampacity of electrical cables
passing through it.
10.4 HANGING AND SUPPORTING
A. Install all equipment, devices, materials and components in compliance with the
manufacturer’s 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.

10.5 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. Factory Tests/Software Tests:
1. When the BMS Specialist has written and tested the software and prior to loading

software into controllers on site, the BMS Specialist shall demonstrate to the
Engineer that the software functions in accordance with the specifications. This
shall be accomplished by in‐house simulation of plant operating conditions using
switches, potentiometers, voltmeters and lamps etc., via the BMS graphical
interface.
2. The software functionality will be checked during the demonstrations on a clause‐
by‐clause basis with the specification, with reference to all applicable
correspondence, and with variation orders issued by the Employer.
3. Deficiencies shall be remedied and testing shall be repeated at no additional cost to
the Employer prior to the shipping of the components to the project site.
4. The Engineer shall be advised at least 2 weeks in advance of any scheduled factory
testing and the Engineer shall determine at that time whether the Engineer shall
witness the tests. If the Employer decides that the tests shall be witnessed the

Employer shall select a representative and the BMS Specialist shall pay the costs of
the representative to attend the tests.
C. 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.
D. 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 components 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
manufacturer’s 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.

E. 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 the environmental conditions
are being maintained.
F. 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.
G. 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 set‐points, 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.
H. 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.
10.6 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. Tests and calibration data pertinent to each item installed in the systems.
6. Password at all levels.
7. Meets LonMark™ Interoperability Associa on Standards or ASHRAE SSPC 135
standard as applicable.
8. Interoperability documentation.
9. System construction inspection procedures.
10. Points calibration procedures.
11. Calibration technical procedures.
12. Plant operational system test procedures.
13. Operator and maintenance personnel training curriculum.
B. The BMS sub‐contractor shall handover all programs, 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, SNVT’s, SCPT’s, UNVT’s, UCPT’s 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 LonWorks
components with another system in future.
G. Provide latest copy of ASHRAE standard SSPC/135.
END OF SECTION 230900

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What is the purpose of the Building Management System?

What is the purpose of the Building Management System?

What are some of the components that make up the BMS?

What are some of the components that make up the BMS?

COSMOS – E Engineers & Consultants

B. The Building Management System sub‐contractor shall be responsible for the integration

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K. Control Wiring: This includes conduit, wire, and wiring devices to install complete HVAC

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Q. Human‐Machine Interface (HMI): Human‐machine interfacing allows the operator to

R. Integration: Establishing communication and meaningful data transfer between two

T. LonMark Interoperability Association: Standards committee consisting of numerous

Z. Operating System (OS): Software that controls the execution of computer programs and

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1. The Building Management Level shall provide a means of interoperable

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F. Response to warranty call out by the Engineer and/or Employer shall be within 24 hours

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1. Complete and thorough testing has proven that performance shall not be affected

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I. Cables shall comply with all applicable codes including, but not limited to, the IEE wiring

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1. Intel® Xeon® E5 family V2 (2.50GHz/4‐core/10MB/80W TDP, DDR3‐1333, HT,

B. The OIW PC, shall have a Microso Windows 8.1 opera ng system or the latest version of

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G. The BMS OIW at each loca on shall have 1No. Report Printer. Where there are mul ple

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F. The graphical user operator interface shall be "user friendly". The interface shall be such

I. The terminal server opera ng system shall be Microso Windows 2003, Enterprise Edi on,

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K. The programs shall be designed to provide industrial quality real time data presentation.

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Critical. Printout on alarm printer and display on VDU.

BMS component. Printout on alarm printer and display on VDU.

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