Building Management

System Fundamentals

SECTION OF ENGINEERING MANUAL OF AUTOMATIC CONTROL 77-1100

Contents
Introduction ............................................................................................................ 3

Definitions ............................................................................................................ 3

Background ............................................................................................................ 4
Energy Management ........................................................................... 4
Facilities Management Systems .......................................................... 4

System Configurations ............................................................................................................ 5

Hardware Configuration ...................................................................... 5
Zone-Level Controllers .................................................................... 5
System-Level Controllers ................................................................ 6
Operations-Level Processors .......................................................... 6
Management-Level Processors ...................................................... 6
Communications Protocol ................................................................... 6
Peer Communications Protocol ........................................................... 7
Communications Media ....................................................................... 7
Twisted Copper Pair ........................................................................ 7
Fiber Optic ...................................................................................... 7
Phone Lines .................................................................................... 7

System Functions ............................................................................................................ 8

General ................................................................................................ 8
Zone-Level Controller Functions ......................................................... 8
System-Level Controller Functions...................................................... 8
Operations-Level Functions ................................................................. 8
General ........................................................................................... 8
Hardware ........................................................................................ 8
Software .......................................................................................... 8
Standard Software ...................................................................... 8
Communications Software .......................................................... 9
Server ......................................................................................... 9
Security ....................................................................................... 9
Alarm Processing ....................................................................... 9
Reports ....................................................................................... 9
System Text ................................................................................ 10
System Graphics ........................................................................ 10
Controller Support ...................................................................... 11

U.S. Registered Trademark

Copyright 1998 Honeywell Inc. All Rights Reserved 77-1124-1
BUILDING MANAGEMENT SYSTEM FUNDAMENTALS

Operation ............................................................................................. 11
Specifying Graphics (I/O Summaries) ................................................. 12
Control Graphics ................................................................................. 14
Data Penetration.................................................................................. 14

Integration of Other Systems ............................................................................................................ 15

General ................................................................................................ 15
Surface Integration .............................................................................. 15
In-Depth Integration ............................................................................. 15

77-11241 2

INTRODUCTION
This section provides information on the fundamentals of
Building Management Systems (BMS). The objective of a BMS
is to centralize and simplify the monitoring, operation, and
management of a building or buildings. This is done to achieve
more efficient building operation at reduced labor and energy
costs and provide a safe and more comfortable working
environment for building occupants. In the process of meeting
these objectives, the BMS has evolved from simple supervisory
control to totally integrated computerized control. Some of the
advantages of a BMS are as follows:
Simpler operation with routine and repetitive functions
programmed for automatic operation
Reduced operator training time through on-screen
instructions and supporting graphic displays
Faster and better responsiveness to occupant needs and
trouble conditions
Reduced energy cost through centralized management
of control and energy management programs
Better management of the facility through historical
records, maintenance management programs, and
automatic alarm reporting
Flexibility of programming for facility needs, size,
organization, and expansion requirements
DEFINITIONS
Building Control System (BCS): A system that controls the
comfort and safety of a buildings assets and
environment.
Building Management and Control System (BMCS): An
integrated BMS and BCS
Building Management System (BMS): A system which
centralizes the monitoring, operations, and
management of a building to achieve more efficient
operations.
Building Automation and Control Network (BACnet)
Protocol: A BMCS communications protocol
developed by the American Society of Heating,
Refrigerating, and Air Conditioning Engineers
(ASHRAE).
Communications Protocol: A set of conventions used to
govern the format and content of messages between
processors.
Dynamic Display Data: Data displayed on a BMCS work
station which periodically updates, such as
temperature or ON/OFF status. The data updates
automatically at a rate appropriate for the point or it
may be updated manually.
3 77-11241
BUILDING MANAGEMENT SYSTEM FUNDAMENTALS
Improved operating-cost record keeping for allocating
to cost centers and/or charging individual occupants
Improved operation through software and hardware
integration of multiple subsystems such as direct digital
control (DDC), fire alarm, security, access control, or
lighting control
When minicomputers and mainframes were the only
computers available, the BMS was only used on larger office
buildings and college campuses. With the shift to
microprocessor-based controllers for DDC, the cost of
integrating building management functions into the controller
is so small that a BMS is a good investment for commercial
buildings of all types and sizes. For additional information on
microprocessor-based controllers refer to the Microprocessor
Based/DDC Fundamentals. Building Control is discussed
further in the Air Handling System Control Applications; the
Building Airflow System Control Applications; and the
Chiller, Boiler, and Distribution System Control sections.
The examples used throughout this section are typical of what
is available and not necessarily representative of any given
installation.
Energy Management System (EMS): A system that optimizes
the operation, temperatures, and processes of an HVAC
system within a building. Except for some early
versions, a BCS or BMCS includes all EMS functions.
Hierarchical configuration: A system in which the processors
and controllers are arranged in levels or tiers, with
each tier having a definite rank or order in accessing
and processing data. A typical arrangement includes,
in descending order, management-level processors,
operations-level processors, system-level controllers,
and zone-level controllers.
LonMarkTM standard: A communications standard for control
networks developed by the Echelon Corporation and
the LonMark Interoperability Association.
Management-level processor: A PC or minicomputer used by
management personnel to collect, store, and process
data for reports on energy use, operating costs, and
alarm activity. This processor can access points or data
in all the lower level processors and controllers. (In
most cases a separate, management-level processor is
not used. Many of the functions of the management-
level processor can be combined into the operations-
level processor.)
BUILDING MANAGEMENT SYSTEM FUNDAMENTALS
Operations-level processor: A PC or other device used
primarily by building operation personnel for everyday
building operations. This processor can access points
or data in all the lower level controllers.
System-level controller: A microprocessor-based controller
that controls centrally located HVAC equipment such
as VAV supply units, built-up air handlers, and central
chiller and boiler plants. These controllers typically
have an input/output (I/O) device capability, a library
of control programs, and may control more than one
mechanical system from a single controller. In a BMS,
these controllers provide processing of point data for
higher level processors and typically include energy
management programs.
BACKGROUND
The BMS concept emerged in the early 1950s and has since
changed dramatically both in scope and system configuration.
System communications evolved from hardwired (and home-run
piping for pneumatic centralization) to multiplexed (shared wiring)
to todays two-wire all digital system. The EMS and BMCS
evolved from poll-response protocols with central control
processors to peer-to-peer protocols with distributed control.
ENERGY MANAGEMENT
Energy management is typically a function of the
microprocessor-based DDC controller. Several energy
management applications are described in Microprocessor-
Based/DDC Fundamentals section. In most mid-sized to
large buildings, energy management is an integral part of
the BMCS, with optimized control performed at the system
level and with management information and user access
provided by the BMS host.
Equipment is operated at a minimum cost and temperatures
are controlled for maximum efficiency within user-defined
comfort boundaries by a network of controllers. Energy
strategies are global and network communications are essential.
Load leveling and demand control along with starting and
loading of central plant based upon the demands of air handling
systems require continuous global system coordination.
Energy Management BMS host functions include the
following:
Efficiency monitoring - recording
Energy usage monitoring - recording
Energy summaries
- Energy usage by source and by time period
- On-times, temperatures, efficiencies by system,
building, area
Curve plots of trends
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Zone-level controller: A microprocessor-based controller that
controls distributed or unitary HVAC equipment such
as VAV terminal units, fan coil units, and heat pumps.
These controllers typically have relatively few
connected I/O devices, standard control sequences,
and are dedicated to specific applications. In a BMS,
these controllers provide processing of point data for
higher level processors.
Access to energy management strategies for continuous
tuning and adapting to changing needs
Occupancy schedules
Comfort limit temperatures
Parametric adjustments (e.g., integral gain) of
DDC loops
Setpoint adjustments:
Duct static pressures
Economizer changeover values
Water temperatures and schedules
Modifying and adding DDC programs
Energy Management for buildings preceded DDC by about
ten years. These pre-DDC systems were usually a digital
architecture consisting of a central computer which contained
the monitoring and control strategies and remote data gathering
panels (DGPs) which interfaced with local pneumatic, electric,
and electronic control systems. The central computer issued
optimized start/stop commands and adjusted local loop
temperature controllers.
FACILITIES MANAGEMENT SYSTEMS
Facilities management, introduced in the late 1980s,
broadened the scope of central control to include the
management of a total facility. In an automotive manufacturing
plant, for example, production scheduling and monitoring can
be included with normal BMS environmental control and
monitoring. The production and BMS personnel can have
separate distributed systems for control of inputs and outputs,
but the systems are able to exchange data to generate
management reports. For example, a per-car cost allocation
for heating, ventilating, and air conditioning overhead might
be necessary management information for final pricing of
the product.
4
 BUILDING MANAGEMENT SYSTEM FUNDAMENTALS

Facilities management system configuration must deal with
two levels of operation: day-to-day operations and long-range
management and planning. Day-to-day operations require a
real-time system for constant monitoring and control of the
environment and facility. The management and planning level
requires data and reports that show long-range trends and
progress against operational goals. Therefore, the primary
objective of the management and planning level is to collect
historical data, process it, and present the data in a usable format.
The development of two-wire transmission systems, PCs for
centralized functions, and distributed processors including
DDC led to a need to define system configurations. These
configurations became based on the needs of the building
and the requirements of the management and operating
personnel. Typical configurations are discussed in SYSTEM
CONFIGURATIONS.

SYSTEM CONFIGURATIONS
A BMS includes the hardwar e configuration and
communication systems needed to access data throughout a
building or from remote buildings using leased telephone lines.
HARDWARE CONFIGURATION
Microprocessor-based controllers have led to a hierarchical
configuration in the BMS. Figure 1 shows several levels, or
tiers, of processors.
Management-level processors
Operations-level processors
System-level controllers
Zone-level controllers
The actual levels used in a given system depend on the specific
needs of the building or complex of buildings. The zone level
may incorporate intelligent, microprocessor-based sensors
and actuators. The discussions that follow begin with zone-
level controllers.
ZONE-LEVEL CONTROLLERS
Zone-level controllers are microprocessor-based controllers
that provide direct digital control of zone-level equipment,
including items such as VAV boxes, heat pumps, single-zone
air handlers, and perimeter radiation. Energy management
software can also be resident in the zone-level controller. At
the zone level, sensors and actuators interface directly with the
controlled equipment. A communications bus provides
networking of zone-level controllers so that point information
can be shared between zone-level controllers and with
processors at the system and operation level. Zone-level
controllers typically have a port or communications channel
for use of a portable terminal during initial setup and
subsequent adjustments.

PERIPHERAL PC OR
MANAGEMENT-LEVEL DEVICES MINICOMPUTER
PROCESSORS

ETHERNET LAN

OPERATIONS-LEVEL PC TYPE PC TYPE

PROCESSORS PERIPHERAL
COMPUTER DEVICES COMPUTER

SYSTEM-LEVEL TO
CONTROLLERS TO
MC MC MC SENSORS MC MC MC SENSORS
AND AND
ACTUATORS ACTUATORS

ZONE-LEVEL
CONTROLLERS
AND INTELLIGENT MC MC
SENSORS AND
ACTUATORS T
SENSOR TO TO
MC SENSORS SENSORS
MC AND
AND
ACTUATORS ACTUATORS

MC MC
ACTUATOR

C1855

Fig. 1. Hierarchical BMS Configuration.

5 77-11241
BUILDING MANAGEMENT SYSTEM FUNDAMENTALS
SYSTEM-LEVEL CONTROLLERS
Microprocessor-based system-level controllers have greater
capacity than zone-level controllers in terms of number of
points, DDC loops, and control programs. System-level
controllers are usually applied to major pieces of mechanical
equipment such as large built-up air handlers, central VAV
systems, and central chiller plants. These controllers can also
perform lighting control functions. Controllers at this level
interface with controlled equipment directly through sensors
and actuators or indirectly through communications links with
zone-level controllers. System-level controllers typically have
a port for connecting portable operating and programming
terminals during initial setup and subsequent adjustments.
When system-level controllers are linked to operations-level
processors, subsequent changes to controller programs are
normally made at the operations-level processor and then down-
line loaded to the controller using the system transmission lines.
System-level controllers also provide system survivability by
operating in a stand-alone mode should its communication
link be lost.
Some types of system-level controllers also provide the
property and life-safety protection for the facility through fire
alarm panels, security panels, and access control panels. See
INTEGRATION OF OTHER SYSTEMS.
OPERATIONS-LEVEL PROCESSORS
Operations-level processors interface primarily with BMCS
operating personnel. The processor at this level is in most cases
a PC with color operator terminal displays and plug-in function
boards to accommodate additional operator terminals, printers,
memory expansion, and communications links. An operations-
level processor generally includes application software for:
System security: Limits access and operation to
authorized personnel.
System penetration: Permits authorized personnel to
select and retrieve system data via PC keyboard or other
selection mechanism.
Data formatting: Assembles random system points into
logical group format for display and printout.
Data segregation: Groups points by major point types
for routing to a specific terminal and specified operator.
Custom programming: Develops custom DDC programs
at the operations level for down-line loading to specific,
remote system-level controllers and zone-level controllers.
For more information on custom programming see the
Microprocessor-Based/DDC Fundamentals section.
Graphics: Builds custom graphic displays incorporating
dynamic system data. Bar chart and curve plot software
may be included.
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Standard reports: Provides automatic, scheduled, and by-
request reports of alarm and operator activity. Also
provides a broad range of system and category (points-
in-alarm, disabled points, etc.) summary reports.
Custom reports: Provides spread sheet, word processing,
and a data base management capability.
Maintenance management: Automatically schedules and
generates work orders for equipment maintenance based
either on history of equipment run time or on a calendar
schedule.
Site-specific customization: Allows defining operator
assignments, peripheral device assignments, printer data
segregation, system configuration, display and printout
text of action message assignments to specific points,
time/holiday scheduling, point monitoring/control, time/
event program assignments, and application program
parameter assignments.
System integration: Provides common control and
interface for multiple subsystems (HVAC, fire, security,
access control) and provides global activity as a result
of specific subsystem events (e.g., closing or opening
dampers to control smoke as a result of a fire alarm).
MANAGEMENT-LEVEL PROCESSORS
Management-level processors, at the top of the BMCS system
hierarchy, exercise control and management over the connected
subsystems. An operator at this level can request data from and
issue commands to points anywhere in the system (as with most
operations-level processors). Day-to-day operation is normally a
function of the operations-level processor; however, complete
control can be transferred to the management-level processor
during emergencies or unattended periods. The management-level
processor primarily collects, stores, and processes historical data
such as energy use, operating costs, and alarm activity, and
generates reports that provide a tool for the long-term management
and use of the facility.
COMMUNICATIONS PROTOCOL
Communications protocol is an essential element of the
BMCS configuration due to the amount of data transferred
from one point to another and because distributed processors
may be dependent on each other for data pertinent to resident
programs. Communications links, or buses, generally use either
a poll/response or a peer protocol. Early BMCSs use poll-
response protocols where most system intelligence and data
processing was at the central processor. In the mid 1990s most
BMCSs use peer protocols which share the communications
bus equally among all bus devices with no master device.
6
 BUILDING MANAGEMENT SYSTEM FUNDAMENTALS

PEER COMMUNICATIONS PROTOCOL COMMUNICATIONS

BUS

Peer communications protocol has the following advantages SYSTEM/ZONE SYSTEM/ZONE SYSTEM/ZONE
LEVEL LEVEL LEVEL
over poll/response communications protocol: CONTROLLER CONTROLLER CONTROLLER

Communication not dependent on a single device as the

master. BMS
CENTRAL
Direct communication between bus-connected devices
C1863
without going through the BMS central processor.
Global messages transmitted to all bus-connected devices.
Fig. 2. Typical Serial Bus Wiring Configuration.
In peer communications a time slot is automatically passed
from one bus-connected device to another as the means of BMS
CENTRAL
designating when a device has access to the bus. Since the
time slot passes in an orderly sequence from one device to the COMMUNICATIONS
BUS
next, the communications network is sometimes termed a ring.
SYSTEM/ZONE
However, the bus is not necessarily physically looped nor are LEVEL
SYSTEM/ZONE
LEVEL
the devices physically connected to form a ring. Any device CONTROLLER CONTROLLER
on the bus can be designated as the first to receive the time
slot, and any other device the next to receive it, and so on.
SYSTEM/ZONE SYSTEM/ZONE
LEVEL LEVEL
CONTROLLER CONTROLLER
COMMUNICATIONS MEDIA
SYSTEM/ZONE
LEVEL
The most common choices for BMS transmission trunks are: CONTROLLER
C1862
Twisted copper pairs
Fiber optic cable Fig. 3. Typical Star Wiring Configuration.
Common carrier telephone channels

The media best suited for a given installation depends on
the signal, cost, geographic layout, and the possibility of line
interference.
TWISTED COPPER PAIR
Twisted pair copper conductors ranging from 16 to 24 gage are
the most commonly used and the best economic choice as the
communications media for single building applications. Bus
lengths up to 4000 feet are common without use of extenders or
repeaters. When repeaters are used, extensions up to three or four
times this distance are possible. Serial bus and star wiring
configurations (Fig. 2 and 3) permit efficient wiring layouts.
FIBER OPTIC
Fiber optic transmission media is particularly suited to
installa tion in an environment that interferes with
communications, such as high electrical interference or
frequent electrical storms. The disadvantages of fiber optic
transmission are the cost and lack of industry standards. Fiber
optic links are most often found between buildings.
PHONE LINES
Common carrier telephone channels link distant buildings.
Telephone line transmissions require either full time dedicated
phone lines or automatic dialing through modems (Fig. 4).

REESTABLISHED
TWISTED PAIR
COMMUNICATIONS
LINK

MODEM MODEM
OPERATIONS-LEVEL
PROCESSOR PHONE LINE PHONE LINE SYSTEM/ZONE
INTERFACE INTERFACE LEVEL
CONTROLLERS
C1864

Fig. 4. Dialup to Remote Controllers.

7 77-11241
BUILDING MANAGEMENT SYSTEM FUNDAMENTALS
A modem is required for signal compatibility with the phone
line. The BMS dial-up phone line interface provides
compatibility with transmission rate and protocol of the phone
line and reduces the leased line operation to costs associated
only with call frequency and connect time. As an example of
SYSTEM FUNCTIONS
GENERAL
Each BMCS level provides some degree of stand-alone
capability and collects and preprocesses data for other
processing levels. The following discussion starts with the
functions provided by the lowest level of processing in the
configuration, or hierarchy, and progresses to the highest level.
ZONE-LEVEL CONTROLLER FUNCTIONS
The primary function of the zone-level controller is to
provide direct digital control of unitary equipment. To support
the resident DDC programs, the zone-level controller interfaces
with sensors and actuators and performs the functions of point
processing as well as execution of the DDC programs.
SYSTEM-LEVEL CONTROLLER
FUNCTIONS
System-level controllers provide increased processing
capability, higher I/O capacity, and more universal application
flexibility than zone-level controllers and have greater stand-
alone capability. System-level controllers handle multiple
DDC loops and the complex control sequences associated with
built-up air handling units and other HVAC equipment. Other
types of system-level controllers monitor multiple zones of
fire alarm, security points, and/or lighting control. They can
also provide emergency evacuation control through speakers
and control personnel movement with access control and card
readers. For a detailed description of system-level controllers,
refer to Microprocessor-Based/DDC Fundamentals section.
Processed point data at the system controller level is used
directly by the resident DDC, EMS, and time/event programs.
The data is also available for readout at local control panels,
portable terminals, and can be communicated up to the
operations-level processor and to other system-level
controllers. In addition, all parameters and output values
associated with DDC and other resident programs are
accessible for local and operations-level readout and
adjustment. Data point values may be shared between zone-
level controllers, between system-level controllers, and
between zone- and system-level controllers.
77-11241
reduced costs, historical storage of alarm activity can be included
in the remote phone line interface so that the data is
transmitted during periodic dialup by the central system.
Critical alarms can be programmed at the remote to dial the
central system immediately.
OPERATIONS-LEVEL FUNCTIONS
GENERAL
The operations level is the third tier of the BMCS
configura tion. Building or facility opera tions and
management personnel interact on a day-to-day basis through
this level. The hardware and software for this tier is dedicated
to interfacing with operating personnel rather that with
mechanical systems, as the controllers do in the lower tiers
of the BMCS configuration.
HARDWARE
The operations-level processor supplies the processing
capacity and memory required for all communications and
operator interface software as well as the peripheral capacity
for dedicated alarm and report printers and work stations It is
usually a PC consisting of:
Full keyboard, with mouse or other entry device.
High resolution color monitor.
RAM or working memory.
Hard disk memory.
Diskette drive.
Multiple peripheral ports.
Communications interface boards.
At least one printer.
SOFTWARE
While hardware enables operator interaction and the
display and printout of data, the software determines how
the interaction takes place, the data is displayed, and the printer
output is formatted.
Standard Software
Most BMSs run under Microsoft Windows and use
standard mouse conventions, such as drop-down menus, dialog
boxes, radio buttons, and up-down arrows. Many systems allow
the use of other standard Windows compatible programs such
8

as word processors, spread sheets, and data bases to operate
concurrently with the BMS. In such cases, a BMS alarm
overwrites the monitor screen until acknowledged and canceled.
Other standard programs are often embedded in BMS
software. A spread sheet may be an integral part of the trend
report utility. This allows the operator not only to view the output
of the requested report, but to review and edit it in the
spreadsheet format. The spread sheet also can be called up as a
stand-alone utility. System graphics are usually based upon
standard graphics software.
Communications Software
Software at the operations level communicates with all
system- and zone-level processors in a peer-to-peer fashion.
Communications functions include:
Receiving alarm and return-to-normal reports (including
remote device communications failures).
Receiving trend status and values.
Passing global data and alarm reports to other devices
on the ETHERNET LAN.
Transmitting requests for display data.
Transmitting requests for report data.
Uploading and downloading of controller software.
Transmitting digital and analog commands.
Reading/writing controller database points including
limits, setpoints, times, and parameters.
Coordinating global LAN server database including
graphic configurations, operator assignments and
segregation, history files, and schedule files.
Entering or editing system-level processor programs.
Configuring or editing zone-level processor programs.
Server
When using multiple opera tion/management-level
processors, one is defined as the database server, where all
current database resides. Any processor may initiate a system
change (graphic or text modification, operator assignment,
schedule, etc.), but all changes are made to the server database.
The server is a software function and may be a dedicated PC
or any other LAN processor.
All LAN processors operate from the server, which
periodically updates the databases of the other LAN
processors. When the server (LAN) is down, the processors
operate from their own database.
Security
System security software prevents unauthorized system
access and can limit authorized personnel to geographic areas
as well as function (acknowledge alarms, issue commands,
modify database, etc.). Top level operators assign security
passwords and enter security parameters for other operators.
9 77-11241
BUILDING MANAGEMENT SYSTEM FUNDAMENTALS
If no keyboard or mouse activity occurs for a predetermined
time period, the operator is automatically signed-off. All
operator sign-on and sign-off activity is archived.
Alarm Processing
Upon receiving an alarm from a controller, operations-level
processors initiate alarm processing as follows:
Determine if the alarm point is assigned to the receiving
processor.
Rebroadcast the alarm to the server for archival and to
other LAN processors.
If Assigned:
Present an immediate alarm message display.
Output alarm message to alarm printer.
Alarm point text descriptor.
Time/Date.
Text action message.
Present acknowledge button.
Initiate audible.
No audible.
For timed duration or continuously.
Fast, medium or slow beep rate.
(Option) Automation Graphic Display.
Present button for operator graphic display request.
Present alarm status on graphics (point red if in alarm,
blinking if unacknowledged).
The alarm archive may be queried at any time to analyze
historical alarm activity.
Reports
BMS Software includes many system reports for display and
printout in addition to alarm reports.
Database reports document system software such as point
processing parameters, system text, controller configuration, etc.
The trend report utility allows for archival of data point
status and values for subsequent review. Archival may be based
upon a time interval or a change in status or value. Trend data
may be reviewed as archived or may be sorted and reduced,
such as Print the maximum daily temperature from 3-16-96 to
5-16-96. Trend data may be presented in columnar format or
as a curve plot with up to eight points per display/printout.
Trend sample requirements are usually set-up in the controller
and automatically reported to the BMS thereafter.
Other standard reports may be:
All point summary.
Alarm summary.
Disabled Points Log.
Single System Summary (single AHU or single chiller).
Controller Status Summary.
BUILDING MANAGEMENT SYSTEM FUNDAMENTALS

System Text Color is used to differentiate shapes and to define point

BMS system text includes unique names for all controllers,
PCs, peripherals, and active communications devices. Each
building, HVAC system, and hardware and software point also
has a unique name. Each alarm point includes an alarm message
(such as call maintenance) and may have an extended unique
alarm instruction of up to 480 characters. Extended messages
typically tell a BMS operator what to do, what not to do, what
to investigate, who to call, which forms to fill out, what to order,
etc. Unique system text may be in any language which uses
ASCII Characters.
System Graphics
A standard graphics package is used to develop system
graphics. System graphics start at the total system level
including all buildings and systems and are structured in a
logical penetration scheme down to the point level. BMS
software allows total operator editing including adding new
graphics. System points may be used on multiple graphics.
status. Red may be reserved for alarm, green may be reserved
for Normal On, and yellow may be reserved for Normal
Off. Strong color conventions unclutter graphics by needing
less explanatory text, for example; a yellow filter may be
clean, a red filter dirty, and a red and blinking filter dirty and
unacknowledged.
Buildings, ducts and piping, valves and dampers, floor plans,
and most text on graphics are typically static.
Graphics consist of artwork, text, and dynamic points with
no positioning restrictions for any element. Dynamic points
are typically presented as text in a box; such as 72.9 or Off.
The displayed text changes dynamically as the point status or
value changes. Displayed status and point values are
periodically updated or may be manually updated at anytime.
Dynamic points may be presented symbolically as the pumps
are in Figure 7. When presented symbolically, dynamic point
status and condition are indicated by colors.

OUTSIDE AIR

81 DEG 51 % RH

AUTO

AHU R
AUTO AUTO AUTO AUTO
ON
AHU A AHU B AHU C AHU D 55
STATUS
ON ON ON ON 76 % SPEED
DA
57 56 55 56
% SPEED 66 71 77 62
BUILDING KW
771
BUILDING KW
516
45 136
NORMAL NORMAL
45 55 78
NORMAL NORMAL NORMAL
ON ON
CHILLER R BOILER R
ON OFF OFF

CHILLER A1 CHILLER A2 BOILER A AUTO AUTO

MER R
AUTO AUTO OFF

ADMINISTRATION RESEARCH
BUILDING BUILDING
GRAPHIC 1
M15006

Fig. 5. Top Level Graphic Display of a Two Building Facility.

77-11241 10

Controller Support
A major portion of the BMS Software is the definition and
maintenance of system-level controller software. The software
allows viewing and editing setpoints and parameters, up or
down loading controller databases, adding and editing points
and programs, and executing diagnostics.
OPERATION
Operator access to the system is usually positioning the
cursor (via a mouse) on a graphic display of a system.
Following are examples of BMCS automation concepts for a
two building facility with boilers, chillers, and VAV air
handlers. When an authorized operator signs on to a system
PC, the system recognizes the access authority and presents
the top level graphic (Fig. 5)
SYMBOL LEGEND:
100 DYNAMIC VALUE
TEMPERATURE
HUMIDITY
COMMANDABLE ANALOG VALUE
COMMANDABLE ANALOG VALUE DIGITAL POINT
DIFFERENTIAL PRESSURE POINT
DYNAMIC PUMP SYMBOL
ICON FOR SUBSEQUENT GRAPHIC SELECTION
M15020
Fig. 6. Graphic Symbols used on Graphic Displays.
Each graphic should contain dynamic system information.
Graphic 1 includes 44 points of dynamic system information
(rectangular boxes), and eight penetration icons, summarized
as follows:
AHU A-D, AHU R, CHILLER A1 CHILLER A2, MER
R, and BOILER A are icons. Selecting an icon displays
the appropriate next level graphic.
81 and 51 are the current outside air conditions. These
values and the other dynamic data points shown are
required elsewhere for control and/or automation. Since
they are required elsewhere they are in the data base and
available to put meaning in this top level facility graphic.
ON, OFF (10 points) shows the current status of the air
handlers, boilers, and chillers.
NORMAL (5 points) shows the current status of the boiler
and chiller controls. These are monitor/automation points
not required for control. In an alarm condition, the text
changes to ALARM, the point turns to red, and the red
blinks until an authorized operator acknowledges the alarm.
11
BUILDING MANAGEMENT SYSTEM FUNDAMENTALS
AUTO/OFF (10 points) are commandable. Cursor
selection of these points, allows commanding points ON
or OFF.
45, 55, 78, 136 (5 points) depict the current hot and chilled
water discharge temperatures.
55, 56, and 57 (5 points) depict the current discharge air
temperatures of AHU A-D and AHU R.
62, 66, 71, 76, 77 (5 points) depict the current AHU A-D
and AHU R VAV fan speed.
516 and 771 indicate the instantaneous building
kilowatt use.
In Figure 5 the AUTO/OFF points, the hot and chilled water
discharge temperatures, and discharge air temperatures typically
would be alarm points. They will respond similarly to a
NORMAL/ALARM point if they are not as commanded or not
within acceptable limits.
Operator selection of the CHILLER A1 CHILLER A2
icon displays the graphic shown in Figure 7 which has 42
data points and three icons for subsequent penetration,
summarized as follows:
4 Cooling tower isolation valve position indicators.
2 Cooling tower % fan speed indicators.
9 Temperature indication points.
2 ON-OFF-AUTO command points for each chilled
water pump.
4 Pump dynamic symbols (Ongreen, Offyellow,
unacknowledged alarmred flashing, acknowledged
alarmred).
2 Control command status display points to indicate
status of control command to each chiller system.
2 AUTO-OFF command point for each chiller.
2 Chiller status indicators.
2 Maximum % load commandable current-limiting
points.
2 % maximum current indicator for each chiller.
2 Alarm status indicator for each chiller.
2 Commandable chilled water temperature minimum
and maximum setpoints.
1 Current chilled water temperature setpoint indicator.
2 Pressure control valve % open indicators.
3 Pressure control points; current value and command-
able setpoint for differential pressure bypass value,
and the commandable differential pressure offset value
to be subtracted when both chiller pumps are operating.
1 Commandable lead chiller selector.
1 Icon for a subsequent cooling tower control graphic(s)
with setpoints and sequences.
1 Icon for a subsequent pressure bypass and choke valve
control graphic(s).
1 Icon for a subsequent chiller control setpoints and
sequences graphic.
77-11241
BUILDING MANAGEMENT SYSTEM FUNDAMENTALS

Whereas building control strategies are often established SPECIFYING GRAPHICS (I/O SUMMARIES)
independent of who will be operating the building, operator
graphics should not be. Although the graphic (Fig. 7) presents When writing the control sequence of operation, sketch the
an adequate overview of the chiller plant for a building engineer, graphic (Fig. 7) and note the necessary inputs and outputs
it would be overwhelming for custodial or clerical types. They required for control. Develop an Input/Output (I/O) Summary
would not understand the graphic and could cause serious (Fig. 8) where, the X-axis lists generic types of points and the
damage if they issued wrong system commands. Graphic data Y-axis lists the specific points. Publishing the graphic sketch
compositions must consider the operators ability to understand with all hardware and software points and symbols is an
and need to know. excellent alternative to the I/O summary.
Selecting a commandable point presents analog or digital
command options to be executed via dialog boxes, radio buttons,
up-down arrows, etc. Selecting an analog input allows
modification of alarm limit values. Selecting an alarm point
allows entry and modification of the alarm message.

100 100 DUAL CHILLER PLANT

33 33
CONTROL
0 0
GRAPHIC DISPLAY

78 78

LEAD CHILLER PRESSURE BYPASS

SELECTOR & CHOKE VALVE
COOLING CONTROL
TOWER 1
CONTROL 1 = CHILLER 1 LEADS DUAL CHILLER
2 = CHILLER 2 LEADS SETPOINT
78
REDUCTION

CHILLED WATER SETPOINT PRESSURE 10.5

BYPASS 53
45 46 52 VALVE
MINIMUM ACTUAL MAXIMUM 00 53 PSI

45 45.1 100
AUTO

CHILLER 1
91

55.0 PRESSURE
ENABLED AUTO ON 100 78 NORMAL CHOKE TO
MAX %
VALVE AHUs
BY REMOTE OPERATING ALARM
STATUS
CONTROLS MODE CURRENT LOAD STATUS
ENABLED AUTO OFF 100 00 NORMAL
CHILLER
CONTROL
55 SETPOINTS/
AUTO SEQUENCES
CHILLER 2
85

M15004

Fig. 7. Graphic Sketch for Sequence of Operation.

77-11241 12
 BUILDING MANAGEMENT SYSTEM FUNDAMENTALS

CONNECTED POINTS
INPUTS OUTPUTS APPLICATION SOFTWARE ENERGY MANAGEMENT
SOFTWARE
DIGITAL ANALOG DIGITAL ANALOG

SETPOINT DISPLAY & ADJUST

ECONOMIZER CHANGEOVER
SYSTEM

LOW TEMPERATURE ALARM

CURRENT SENSING RELAY

CURRENT TRANSFORMER
DIFFERENTIAL PRESSURE

DIFFERENTIAL PRESSURE

ENTHALPY CHANGEOVER
POSITION/MODE DISPLAY
DESCRIPTION

GRAPHIC PENETRATION
RUNTIME TOTALIZATION

OPTIMUM START/STOP
P+I+ DERIVATIVE (PID)

ZERO ENERGY BAND

AUXILIARY CONTACT

AIR FLOW CONTROL

CALCULATED VALUE
ANALOG COMMAND

ABNORMAL ON/OFF

TIMED START/STOP
SMOKE DETECTOR

DEMAND LIMITING
PROPOTIONAL (P)

SMOKE CONTROL
P + INTEGRAL (PI)

FLOATING ALARM
SPEED CONTROL
TEMPERATURE
FLOW SWITCH

NIGHT PURGE
ON/OFF/AUTO

NIGHT CYCLE
POSITIONING
OPEN/CLOSE

LOAD RESET
START/STOP
CHILLER

HI/LOW/OFF
DEW POINT
PRESSURE

AUTO/OFF
HUMIDITY
PLANT

NOTES
GPM
CFM
BTU
1/2
COOLING TOWER
FAN 2 2 2
ISOLATION VALVES 4
LEAVING WATER 2
LEAVING WATER COMMON X
CHILLER
LEAVING COND. WATER 2
CONDENSER PUMP 2 2 2
CHILLER 2
CONTROL COMMAND 2
STATUS
STATUS 2
% MAX. CURRENT 2 2
CURRENT (AMPS) 2
ALARM 2

LEAVING CHILLED WATER 2

LEAVING CHILLED X
WATER (COMMON)
ENTERING CHILLED X
WATER (COMMON)
CHILLER PUMP 2 2 2 2
MINIMUM TEMP SETPOINT X
MAXIMUM TEMP SETPOINT X
SETPOINT X X
LEAD SELECTOR X
BYPASS VALVE X X
CHOKE VALVE X X
CHILLED WATER LINES X
CHILLED WATER LINES X
SETPOINT
CHILLED WATER LINES X
SETPOINT OFFSET
COOLING TOWER CONTROL X
CHILLER CONTROL STAGING X
PRESSURE/FLOW VALVE X
CONTROL
M10258
Fig. 8. Completed Typical I/O Summary Form.

13 77-11241
BUILDING MANAGEMENT SYSTEM FUNDAMENTALS

CONTROL GRAPHICS
Many digital control strategies require fine tuning to assure
systems are staged and loaded without excessive surging and
cycling. Such strategies are often more comprehensive if
presented as a Dynamic Sequence where the specified
sequence is repeated with dynamic commandable values
embedded (Fig. 9).
required to monitor certain critical alarm points after hours,
design special graphics of only those points, with simplified
explanations, and specific operator response messages. Use
simplified floor plan graphics with appropriately positioned
dynamic space temperatures for zone controllers. Selection of
the VAV icon (controller) presents the specified points (setpoint,
min-max airflow, damper position, etc.) on a terminal unit
graphic.

All system points should be positioned on graphics and certain

DATA PENETRATION points should be specified on multiple graphics.

Figures 7, 8, and 9 present data penetration concepts from

the macro to the micro levels. Graphics should be designed for
each specific operator type. For example, a security guard is

CHILLED WATER SYSTEM

CHILLED WATER SETPOINT
45 46 52
MINIMUM CURRENT MAXIMUM

ANYTIME ANY AHU VALVE IS OPEN GREATER THAN 20 %FOR MORE THAN 3
MINUTES AND THE TIME IS BEFORE 1545 , THE LEAD CHILLED WATER PUMP STARTS.

ANYTIME THE LEAD CHILLER HAS RUN LONGER THAN 90 MINUTES, THE CHILLED
WATER TEMPERATURE IS GREATER THAN 1.0 DEGREES ABOVE SETPOINT FOR
4 MINUTES, THE BYPASS VALVE IS CLOSED, AND THE TIME IS BEFORE 1545 ,
THE LAG CHILLER STARTS.

ANYTIME BOTH CHILLERS ARE RUNNING AND THE CHILLED WATER DIFFERENTIAL
TEMPERATURE IS LESS THAN 4.4 FOR MORE THAN 4.0 MINUTES, THE LAG
CHILLER PUMP STOPS AND REMAINS OFF AT LEAST 30 MINUTES.

ANYTIME ONLY ONE CHILLER IS RUNNING AND ALL AHU CHILLED WATER VALVES ARE
LESS THAN 90 % OPEN AND THE CHILLER PLANT DIFFERENTIAL TEMPERATURE
IS LESS THAN 5.5 F, THE CHW TEMPERATURE SETPOINT INCREMENTS UP AT THE
RATE OF 0.3 DEGREES EVERY 5 MINUTES

ANYTIME ANY AHU CHILLED WATER VALVE IS FULL OPEN, THE CHW TEMPERATURE
SETPOINT DECREMENTS DOWN AT THE SAME RATE

M15005

Fig. 9. Typical Graphic to Aid System Fine Tuning in the Field.

77-11241 14
 BUILDING MANAGEMENT SYSTEM FUNDAMENTALS

INTEGRATION OF OTHER SYSTEMS

GENERAL IN-DEPTH INTEGRATION

Figure 11 shows a system with in-depth integration. System-

Information from other subsystems, such as fire alarm,
security, access control, or lighting control, may be required
in the BMS. This can be achieved through system integration.
There are two ways to integrate these systems: surface
integration and in-depth integration. These subsystems are
not described here but are mentioned because of their
importance in the BMS architecture.
SURFACE INTEGRATION
A surface integrated subsystem is a stand-alone system which
provides certain point information to the BMS. See Figure 10.
The subsystem transmits alarm and status information through
multiple point connections hardwired to a local BMS panel.
The BMS processes and displays that data as auxiliary
information or uses it as inputs to resident programs such as
time/event sequences. Every input desired in the BMS requires
a separately wired point from the subsystem. Since these
subsystems are stand-alone systems, they have an operator
interface which can be monitored separately from the BMS
monitor. There are cases where a second window in the BMS
terminal display is dedicated to the operation of the connected
subsystem. This usually requires only a standard link to the
BMS terminal. In this case, the terminal is shared but no
information is passed to the BMS for use in operations.
Additionally, the display for the subsystem will generally be
entirely different in format from the display for the rest of the
BMS. Consequently, this type of integration is of limited use.
BUILDING MANAGEMENT FIRE ALARM
SYSTEM SYSTEM
level controllers communicate over a common bus for each
subsystem. These processors are designed to operate as stand-
alone systems if the communication link with the operations-
level processor fails. The system-level controllers for fire and
security subsystems can also provide outputs for local
annunciation if required by applicable codes. All data is
accessible through all PC stations, however all operators need
not be authorized to access all data. All of the subsystems are
tied together through software. Information can also be passed
to additional buses containing other subsystems such as
lighting control for true global control. This communication
is essential for some operations such as smoke control. Even
when multiple buses are used, a common display format and
centralized collection and dissemination of information
throughout the system provides for a more reliable, smoother
operating system.
Recently, open standard communications protocols have been
invented and adopted by the building control and related control
industries. Theses standards, such as BACnet and LonMark,
will make in-depth integration of products and systems from
multiple vendors, and from multiple industries, much easier
resulting in lower cost and more functional integrations.
ETHERNET LAN
PC PC PC PC
FA
S S S
FA

S ZI LI
CRT LEGEND
OPERATIONS- TERMINAL OPERATOR
LEVEL PROCESSOR
INTERFACE PC - OPERATIONS/MANAGEMENT
PROCESSOR PRINTER Z Z WORK STATION
LI
S - SYSTEM LEVEL CONTROLLER
Z 3P
SYSTEM-LEVEL Z - ZONE CONTROLLER
PROCESSOR SENSORS
BMS
AND Z ZI - ZONE CONTROL INTERFACE
PANEL
ACTUATORS T - INTELLIGENT TEMPERATURE
Z BI 3I SENSOR
FIRE
A - INTELLIGENT ACTUATOR
BMS ALARM BI - BACNET INTERFACE
PANEL T
PANEL BC 3P
BC - BACNET CONTROLLER
HARDWIRED CONNECTIONS C1868 A LI - LONMARK INTERFACE
BC 3I - THIRD PARTY (SUCH AS SWITCH
3P GEAR) INTERFACE
Fig. 10. Surface Integrated System. 3P - THIRD PARTY PROCESSOR
FA - FIRE ALRM PROCESSOR
- INPUTS/OUTPUTS
The advantage of surface integration is that limited M15007

subsystem information is made available to the BMS. This

type of integration is generally used to tie in existing systems to
eliminate the need to replace functioning equipment.
Fig. 11. In-Depth Integrated System.
The disadvantages of surface integration are:
Higher first cost because of duplicated equipment and
increased installation to connect the two systems
Interconnection between systems is not supervised and
could fail without notifying the central
Independent operations staffs may be required for
monitoring each subsystem

15 77-11241
 The advantages of an in-depth integrated system are:
First costs and ongoing operating costs are usually lower
Interdependence between subsystems, such as smoke
control, can be easily accommodated since there is only
one processor
Independent operating centers at remote locations can
be provided
Third party LonMark and BACnet points may be
positioned on or added to standard system graphics.
The disadvantage of this type of integration is that care must
be taken in configuring the system to be sure that transmission
speeds are adequate for all parts of the system.

Home and Building Control Home and Building Control Honeywell Asia Pacific Inc.
Honeywell Inc. Honeywell Limited-Honeywell Limite Room 3213-3225
Honeywell Plaza 155 Gordon Baker Road Sun Hung Kai Centre
P.O. Box 524 North York, Ontario No. 30 Harbour Road
Minneapolis MN 55408-0524 M2H 3N7 Wanchai
Hong Kong
Honeywell Latin American Region Honeywell Europe S.A.
480 Sawgrass Corporate Parkway 3 Avenue du Bourget
Suite 200 1140 Brussels
Sunrise FL 33325 Belgium

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