Right from the start

Ian Ellis
Take care of your BMS, and it will help you take care of your building — Ian Ellis.

Commissioning and checking a building management system ensures that it operates effectively and delivers energy-saving benefits. Ian Ellis, president of the BCIA outlines some important points for new and existing buildings.

Key themes at this year’s annual general meeting of the Building Controls Industry Association were how building controls can contribute to energy saving and how we as an industry can help end users get the most out of their controls systems.

Building management systems (BMS) offer an array of benefits to building owners and occupiers. They include improved staff comfort and productivity, better operation of building-services equipment and, of course, the ability to measure, monitor and manage the energy used in buildings.

Designers, installers and owners face an increasing body of legislation that is pushing energy reduction further up the business agenda, including Energy Performance Certificates and the Climate Change Levy. With the Carbon Reduction Commitment set to start next year, many of the UK’s leading businesses will have tough targets on reducing their carbon emissions — and the energy use in their buildings is a big contributor.

In an ideal world, it would be possible to install a BMS, press a button and walk away. However, for users to get the most out of their BMS, setting up and careful commissioning are vital. A correctly set up a BMS is more likely to operate efficiently in the long term. Unfortunately, commissioning is carried out towards the end of the construction period for new buildings, and time is often short. Sometimes small problems can be overlooked, which means that the BMS is not able to deliver all its potential benefits.

A BMS is not only for new buildings. Wireless technology means that retrofitting a building-management system in an existing building is a straightforward and cost-effective step to reducing energy waste. But the same rule applies — take time to set-up at the start to ensure you reap the benefits.

There are a number of guides to commissioning from bodies such as BSRIA and CIBSE. Recommendations include pre-commissioning some of the elements of a BMS off-site. For example, software can be configured off-site and static checks carried out. The client or their representative should also witness the control system to see that it operates in accordance with the requirements of the specification. Part L of the Building Regulations 2006 emphasises the importance of handover, and occupants who understand the BMS will be able to operate it more effectively.

In older buildings, re-commissioning is a highly cost-effective step on the road to reducing energy waste in a building. This is particularly true in older buildings, where the BMS may not have been installed to prioritise energy savings. A good starting point is an energy audit, so that you have a benchmark for future energy savings.

‘Walking around’ the BMS is a useful way to spot problems that can be fixed quickly.

For example, make sure that meters are connected to the BMS. Meters tell you how much energy is being used, but a BMS will enable you to monitor and manage it as well.

Look at set-points to ensure they have not been moved or switched to manual override.

Remember, too, that building-management systems need to be maintained as much as building-services plant. Software updates should be uploaded as required, and logged data should be archived so that it can be accessed as required (historical data will be very important for businesses falling under the CRC rules).

Even if the building is new, checking a BMS in this way can be very useful. A new BMS which is commissioned in summer should also be checked in winter conditions. This will also help to ensure that occupant comfort is maintained as exterior conditions change.

Carrying out checks on building controls does take effort and finding the time can be a challenge for busy facilities managers. Technology can help by automating the process and offering remote control and diagnostics. These are particularly useful for multiple sites. Today’s BMS can send energy-use data electronically. Web access is now a common feature of many BMSs, allowing energy and facilities managers to access the data easily.

 

Commissioning and re-commissioning the BMS can pay big dividends for building owners and managers. Not only can they save energy in the long-term, but the BMS will also help to maintain other elements of the building services, reducing down-time and maintenance call-outs. Take care of your BMS, and it will help to take care of your building.

 

Ian Ellis of Siemens Building Technologies was elected president of the BCIA in September 2009.

 

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