BMS Maintenance

Presented by: Mr Vince Simpson, IBMS Date: 26 August 2014

“Providing high level expertise and innovative solutions to make buildings more efficient” © 2014 IBMS Pty Ltd

To improve efficiency To reduce risk To extend life

An Overview

• History of BMS/DDC system • The Historical requirements for maintenance • BMS maintenance today • A review of tasks that add no value • A review of tasks that add value • Future directions in BMS/DDC maintenance

An example from another industry

• Fluids (oil, water, fuel) • Parts (plugs, points, cap) • Filters (Air, fuel, oil) • Adjustments (brakes, tappets etc.) • Consumables (battery, tyres) • Service costs - expensive

• Fluids (nil) • Parts (nil) • Filters (Nil) • Adjustments - Nil • Consumables (tyres) • Service costs – moving to fixed

BMS / DDC History

• 1930 – Pneumatics • 1960 – Add Central

Monitoring • 1980s - Distributed controls

with graphics • 1990s LON/BACnet and

Windows • 2000s First IP Main

Controllers and Web • 2010s Small point PoE IP

Historical reasons for maintaining your control systems

• Pneumatics • DDC Control Systems • Computer system maintenance • Field Sensors. • Field valve and damper actuators • DDC Controllers

So What Has Changed

BMS Maintenance Today! • Excessive sensor calibration. • Unnecessary point to point testing!! • Pointless Computer and IT maintenance • High labour Cost.

Why Temperature Sensors Do Not Need Annual Calibration

Typical Examples of Sensors That Cannot Be Calibrated

Other Tasks That Add No Value • Checking of any digital point unless its life safety related. • Checking/cleaning of any hardware inclusive of IT equipment. • Checking operation of Valves and dampers using high cost

labour. • Any task that does not identify methodology and cross check

mechanism.

Tasks That Are Worth Carrying Out

• Checking sensors involved in AHU or central plant control algorithms.

• Checking of key control loops (pressure, temp, hours). • Operating/application system maintenance. • Desktop reviews of Plant (AHU and VAV summaries).

Diagnostic Graphics

Diagnostic Graphics

Where Is The Industry Going? • Labour agreements • The use of specialist groups focused on building optimisation • The use of analytics and cloud based services

Questions

Acknowledgements • Honeywell • Google • Siemens • TAC • Delta