BUILDING AUTOMATION:

Helping to Improve the Performance of Buildings

Erin Lowery and Jacob Sorenson

INTRODUCTION
For a building to perform exceptionally well, the
systems within the building must be controlled.
The lighting, HVAC (heating, ventilation, and
air-conditioning), security, and other systems
must be running at a certain time, and they
have to hit certain setpoints or goals. For
example, the lighting system must provide
adequate lighting when the building is in use. Figure demonstrating the links between the sensor, controller, actuator, and environment.
commons.wikimedia.org/wiki/File:Sensors_to_actuators_loop.png

Controlling the systems within a building is

essential for numerous reasons, which leads These devices are controlled through two types
building engineers to become increasingly of control systems: open-loop and closed-loop.
interested in “building automation.” An open-loop system does not have direct
feedback between the value of the controlled
Building automation systems (BAS) are used to variable and the controller, whereas the closed-
control many systems throughout the building loop system does. Since there is a direct link
which include HVAC, lighting, fire/life safety, in a closed-loop system, the BAS can provide a
security, energy metering, etc. Another phrase higher level of control.
used to describe BAS is “building controls.”
Building automation systems rely on sensors, After specifying the type of control system, the
controllers, and control devices to control and next step in automating a system is writing the
monitor different systems. sequences of operation (SOO). These sequences
specify setpoints, signals, error messages, etc.
Definitions: SOO are like coding; they tell the BAS how to
Sensor – measures the controlled variable respond given sensor inputs or control modes.
and transmits a signal (pneumatic, electric, or For example, when incorporating daylight
electronic), to the controller. harvesting in a project, a common sequence
would be “IF the daylighting sensor reads
Controller – Compares the input signal to the above a certain threshold value, dim the lights
setpoint and signals to the control device for in the daylighting zone to 30% output.” SOO
corrective action. are written for all system types, and this is the
route of all efficiencies and performance that
Control Device – The piece of equipment being building automation provides.
changed by the controller (typically a valve,
damper, heating element, or variable speed The centralized control of building systems
drive). can use direct digital control (DDC) to share
information. The information is shared over
communication networks and it allows the
controllers to coordinate action. Some of the

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standard protocols used in BAS are: BACnet,
LonTalk, Konnex, MODBUS, and PROFIBUS
FMS. ASHRAE Standard 135 is used to help
design data communication in building
automation and control networks.

From the perspective of the owner, building

automation systems are often equipped
with computer hardware. On the computer,
there can be a graphical user interface Figure 2: BAS Tier Architecture Diagram

(GUI) which is used to control, monitor, and https://sandermechanical.com/graphical-user-interface/

track the building automation system. One

example of this software is Honeywell’s When a building automation system is designed
WEBs-N4 Software which includes advanced by engineers, they can draw a “BAS Tier
integration, visualization, and control as seen Architecture Diagram,” as shown in Figure 2.
in Figure 1. The computers can be accessed The BAS is split into four tiers.
remotely through a secure VPN, which allows
- Tier 1 – Enterprise Level – BAS
for complete control of building systems workstation, control center
regardless of physical location. - Tier 2 – Building Level – Building BAS
Panels and Routers
- Tier 3 – Equipment Level – Main equipment
of systems
- Tier 4 – Sensors and Control Devices

A BAS tier diagram helps designers and owners

visualize the connections for the building
control system. Devices can be hard-wired or
use IP-based technology to communicate with
each other. Figure 3 shows a clear diagram on
how everything is connected and controlled in
the building automation system.

Figure 1: Example of a graphical user interface for a building automation system. Figure 3: schematic diagram of a typical BAS
ASHRAE Guideline 13-2015

3 Primera Engineers
The HVAC and lighting are major sources of In addition to the coil and fluid control, the
energy consumption within a typical building, airflow in the plant loop must be controlled.
and building automation provides a solution Common sensors and actuators on the airside
to reduce the energy consumption. Building include:
automation systems also provide a unique way
- Dampers: outdoor, return, exhaust, and
to protect the health and safety of building
supply air
occupants.
- Variable speed drive fan
- Airflow station

Energy Efficiency - Differential pressure sensors across filters,

coils
Building automation systems are a very - Air temperature sensors: outdoor, return,
effective way to save energy within a building supply
project. Without building controls, a system - CO2 sensor: return air
would run continuously within a building
When the environment requires less heating or
without changing. The lights would remain
cooling, the BAS can send signals to the plant
100% on, and the HVAC would run continuously.
loop to reduce the output of the system. In turn,
In order to reduce the operational energy within
the operational energy of the system decreases.
the building, a properly designed building
When the plant loop of the system is tracked
automation system is required. HVAC and
over time, inefficiencies can be targeted to
lighting controls offer a high potential energy
increase the performance of the system. When
savings within a building project
using different setbacks and operational modes
in the sequences of operation, owners can see
HVAC
a decrease in energy consumption. In addition,
Despite a multitude of different options SOO’s can detect possible failures within a
for HVAC Systems, all these systems can system early and provide instant information to
incorporate building automation to increase the the building owner.
energy efficiency.
ASHRAE Guideline 36 provides an extensive
The plant loop of a central HVAC system look at sequences of operations for HVAC
typically has a cooling coil supplied by a fluid, systems, and helps designers with high-
and a heating coil supplied by a fluid or electric performance buildings.
resistance. Common sensors and actuators in a
plant loop include: The air distribution loop is another focus for the
building automation system. The zone control
- Fluid flow stations
of an HVAC system can provide superb thermal
- Temperature sensors at inlet/outlet of coil
comfort and increase energy efficiency. Starting
- Control valves with actuator
with thermal comfort, a building automation
- Electric resistance control
system may include a thermostat (controller)
- Boiler temperature sensor and control
inside a specific thermal zone. Inside a
actuator
- Chiller controls
4 Primera Engineers
 DCV possible: time scheduling, occupancy
sensors, population counters, and CO2 sensors.
There are pros and cons to each type, but they
all communicate with the BAS the necessary
amount of outdoor air required for the space.
Without any controls, the outdoor air supplied
may be very high for a space, especially when
it is not 100% in use. With less outdoor air
requirements, the speed of the fan may be
reduced, and less energy would be consumed
for the HVAC system.

Figure 4: Picture of a Siemens Smart Valve

new.siemens.com/global/en/products/buildings/hvac/valves-actuators/intelligent-valve.html

thermostat, there is usually a temperature

sensor included. The thermostat can send a
signal to the supply system to modulate the
heating/cooling demand depending on the
need. The system may respond by:

- Opening the damper (increase airflow)

- Vary the speed of the fan
- Modulate the flow of the heating/cooling
fluid (control valve actuator) https://www.horizon-engineering.com/uncover-hidden-energy-savings-using-demand-
control-ventilation-and-building-pressure-control

With these controls, the space is provided

with the appropriate amount of conditioning, LIGHTING
which provides occupants with a comfortable
Lighting controls are another great way to
environment. These strategies may also be
save energy in a building. The simplest way for
effective in reducing the energy consumption of
control systems is implementing scheduling.
the space by not over-conditioning.
Light scheduling can be implemented within
the sequences of operation of the BAS. A basic
Building on the energy efficiency capabilities,
sequence may be: “During hours of occupancy,
demand control ventilation (DCV) is a strategy
turn lighting fixtures 100% on.” Another
to increase efficiencies within the system. DCV
sequence may be, “During unoccupied hours,
varies the rate at which outdoor air is delivered
turn lighting fixtures off.”
to a space, depending on the number of people
in the space. There are a few methods to make

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Although scheduling is a great way to increase
energy efficiency, modulating the lighting
HEALTH AND SAFETY:
during hours of occupancy allows for even COVID-19
more energy savings. Daylight harvesting is With an increased effort to provide exceptional
a strategy used in architectural engineering, health and safety precautions within buildings,
and it is when buildings use daylight to offset building automation systems make it easier.
the amount of electric lighting needed at a
certain time. With increased collaboration Biometric Access Control System
between architectural and engineering design,
daylighting sensors can be incorporated into The first method to ensure the health/safety of
certain spaces that include daylight. If there buildings occupants is to eliminate the entry
is an abundance of daylight, the lights can of a threat. Access control systems can be
be dimmed to reduce the amount of power incorporated at the entries of buildings. ZKTeco
supplied to the luminaires. Another way to provides a product that can use facial detection
increase energy savings is with occupancy to identify a person while wearing a mask. With
sensors within spaces. The lighting fixtures a database full of occupants, this prevents
(control devices) can connect with the the entry of a potential threat. In addition, the
occupancy sensors to turn on/off depending on product can measure the body temperature of
whether there are occupants within the space. an occupant, which prevents the entry of people
This will reduce the lighting loads within the with a fever. This automation system would
building by turning off any lights that are in work great for buildings with many continuous
unoccupied spaces. occupants (offices, schools, employers). This
biometric sensor can be paired with an electric
door strike, turnstile, or other device to allow
for entry of an occupant within the system
without a fever. Biometric access control
systems are a great example of how building
automation can increase the health and safety
of building occupants.

Actuate AI Technology
Another innovative product is made by a
company called Actuate. Actuate uses artificial
intelligence (AI), paired with a building’s
Figure 5: Demonstrating how lighting controls can link together. security cameras to protect against COVID-19.
https://www.semanticscholar.org/paper/Energy-and-visual-comfort-analysis-of-lighting-and-
Shen-Hu/6efc11ae1155d06b4689314942205c8648bd5da9 This software can detect social distancing rules
(6 feet), identify problem areas, and track
mask compliance rates. With the ability to use
existing cameras, this has great potential for
buildings to help comply with health and safety

6 Primera Engineers
regulations. Building managers would be able
to rearrange the space to prevent against
CONCLUSION
potential spread of viruses. In addition, mask To conclude, building automation systems
compliance rates may be very beneficial in are becoming increasingly popular in building
schools, offices, hospitals, and other types of designs. It is very important to control the
buildings. The BAS may be alerted of warnings, systems within the building, as it affects the
and notifications could be sent out to building building occupant’s health, safety, and thermal
managers. comfort. From an owner’s perspective, building
automation systems provide the ability to
reduce the energy consumption of the building,
Also, the owner is able to control the systems
digitally, which requires less physical work.
There are many types of systems that can be
used for building automation, and BAS’s have
the power to increase the performance of a
building.

https://www.zktecousa.com/product-page/body-temperature-mask-detection-access-
control-reader-sf1008t

IP-Based Key Fob Technology

Another strategy for helping with health and

safety is using key fobs to track the location
of occupants. If the location of occupants can
be tracked in a BAS system, social distancing
measures can be enforced better. In addition,
contact tracing can be performed using the
BAS workstation software. With an increased
knowledge of building occupants’ locations, a
building owner would be able to identify trends,
prevent an outbreak of a virus, and make sure
everyone is safe.

7 Primera Engineers
REFERENCES
2017 ASHRAE Handbook of Fundamentals
ASHRAE Guideline 13-2015
Trane Engineers Newsletter LIVE Series
Zkteco
Actuate

ABOUT THE AUTHORS

Erin Lowery, PE, PMP, LEED AP BD+C
Senior Project Manager
Erin Lowery is a Certified Project Manager (PMP) and
has over 15 years of experience working for Primera
Engineers. Erin began her career providing mechanical
engineering services, and for the last eight years has
worked as a Project Manager on projects utilizing multiple
disciplines as a prime and subconsultant for MEP, FP,
architectural, lighting and commissioning projects. Erin
has led teams that have performed studies, renovations,
and new construction on complex projects in the
Chicagoland Area spanning multiple sectors, including
higher education, healthcare, commercial, municipalities,
parks and recreation. She has extensive experience
managing renovation and new construction projects
from design through commissioning, as well as a strong
understanding of the LEED rating system.

Jacob Sorenson
Mechanical Engineering Intern
Jacob is a mechanical engineering intern in Primera's
Buildings division. He is currently in his last semester at
the Illinois Institute of Technology working toward a
Bachelor of Science degree in Architectural Engineering,
with a focus in building systems. As part of his
curriculum, Jake has learned about all components of a
building project, including building automation systems,
energy efficiency, and sustainable design. His coursework
has helped with his project work throughout his last three
internships, and he continues to learn about new
strategies to enhance building performance.

8 Primera Engineers