Building

Automatio
n
INTRODUCTION

• Every day we hear more and more about the negative effects of climate change and the efforts
for creating a sustainable environment.
• One of these efforts is making buildings more friendly for the environment and people that
occupy it by incorporating a building automation system.
Building automation system (BAS)
• BAS is an intelligent system of both hardware and software, connecting heating, venting and
air conditioning system (HVAC), lighting, security, and other systems to communicate on a
single platform.

• This way the automation system is delivering you crucial information on the operational
performance of a building as well as enhancing the safety and comfort of the occupants.

• Usually, these types of automation systems are installed in brand new buildings or as part of a
retrofitting process of an old building.

• The main purposes of building automation systems are reducing energy consumption,
reducing maintenance costs, improving occupants’ comfort and productivity, and
extending the life cycle of the utilities.
 The function of the building automation system (BAS)?
• Buildings controlled by BAS often times are called smart or intelligent buildings.

• Because the building is a more user-friendly, greener option, and less expensive to
operate.

• Most of the processes are handled on a centralized control unit.

• More advanced systems can also be controlled remotely on different mobile

devices using specific apps or platforms which contributes to the “smart building”
term.

• In simple terms the building automation system is just like the human brain, it
tells the building equipment what to do, just like your brain tells your hands and legs
• The core functionalities of BAS are keeping the heating, cooling, and

ventilation within a certain range, humidity control, lighting based on an

occupancy schedule, proper functioning of the elevators, fire prevention,

security and other critical systems in the building.

• It should also monitor the performance and potential failures of each utility

and alert the managers of the buildings of detected malfunctions.

• For example, based on the data provided, BAS will regulate the temperature in

the building according to the occupants’ needs, or through its sensors uncover

that there is a need for improving the indoor air quality.

• Many people think of commercial buildings as static objects.

• However, there are so many processes in everyday life that make these buildings very vibrant.

• In only one day, the lights go on and off numerous times, vents letting air according to the

needs of the employees, cooling and heating systems adjust the temperature and many more

processes that have to be controlled properly.

• In practice, many offices incorporate motion sensors in their BAS to turn off lights when a

room is not used.

• Or incorporate light sensors that detect the level of sunlight in the room, making sure that

the BAS will adjust the indoor lights accordingly.

Systems can be part of the BAS

Some of the systems that can be incorporated in the BAS are as

follows:
• – HVAC systems
• – Rooftop units
• – Electrical systems, including lighting
• – Security systems, including surveillance cameras and alarms
• – Plumbing systems
• – Fire alarms, and other emergency systems
• – Elevators, and more.
Components of BAS
• Building automation systems usually have 5 components. We will describe how these

components interact and communicate with each other.

• 1. Sensors

• Sensors are devices that keep track of the humidity, temperature, lighting levels, how

many people are in the room, if there is smoke in the rooms, and other parameters. After

gathering this information, sensors transmit them to the controllers.

• 2. Controllers

• Controllers are the brain of the building’s automation system. They collect all of the

information from the sensors and according to that information, send commands to all

connected systems, like HVAC systems, lighting systems, and more.

• 3. Output devices

• When the controller sends out a command, relays and actuators of the specific systems

follow the new instructions or requirements. For example, turn on the heating or air

conditioning at 6 am so when people come to work at 8 am, it’s properly heated or air-

conditioned.
• 4. Communication protocols

• Every building automation system uses specific language to connect each individual

component. Protocols such as BACnet and Modus help each component to send and receive

information in order to adjust its settings and execute commands.

• 5. Terminal interface

• Every BAS has a user interface or terminal from which building and facility operators can

access it. This terminal helps users to understand the information transferred between each

component and gives the opportunity for making adjustments manually.

• The displays are visual with photo-realistic graphics. These graphics usually show each floor
What are the benefits
of a BAS?
• Modern BAS is equipped with many sensors and meters that provide many
benefits not just for the building owners in terms of higher energy
efficiency and maintenance costs, but for all employees and occupants of
the building in terms of increased productivity and comfort. We divided the
benefits into 3 major categories:
Financial aspect
• Even though implementing a BAS is a very expensive project,
properly used one pays for itself over time by lowering the
maintenance costs and utility bills. There are many studies that show
by allowing BAS to monitor and adjust the HVAC system according to
the occupancy, there can be cost savings from 10-30 percent.
• When the use of every piece of equipment is optimized, it’s lifespan
increases, which result in more indirect savings.
• Another important financial aspect is increasing the building’s overall
value. Firstly, implementing a BAS is adding to the property’s value.
Secondly, by offering better comfort as well as being more
environmentally friendly, smart buildings are more attractive to
tenants. This may result in higher rents.
Occupants’
comfort
• Even though the occupant’s comfort can’t be presented in numbers, that doesn’t mean that
should not be taken into account.

• The biggest benefit of having an automated HVAC system is having proper temperature in
winter and summer by regulating the temperature before anyone arrives in the building
and after everyone leaves. Properly configured BAS can help to build operators to avoid
unpleasant calls of employees feeling too hot or too cold,

• Another benefit that contributes to the occupants’ comfort is the ability to maximize the
use of natural light, then to regulate the amount of fresh air in the building and more.
Usually, when people start feeling sleepy and lethargic it’s because of the lack of fresh air
and oxygen.
Environmental
aspect
• Smart buildings tend to have fewer carbon footprints making them more
sustainable and energy-efficient, which opens the door for receiving
certifications, such as LEED, Energy Star, or Tenant Star. Many building owners
are particularly interested in having a portfolio of energy-efficient buildings.
Adopting the right building automation system
• While implementing a BAS, building managers need to make sure that it will not

become obsolete in a few years. The ever-changing technology poses a big

challenge for these systems.

• Building managers need to be up to date with all technology changes and how

these changes can be implemented in the existing system. Building automation

systems are not something that you will set and forget. It needs a proper strategy

so it’s functional for many years.

• Many buildings have simple automation systems that provide limited information

for its users, so the managers can’t easily optimize the systems due to lack of

information. However, the full upgrade requires big investments, so many owners

or managers decide to reduce these spendings by using the retrofitted system.

• Another challenge is using closed BAS. Closed BAS allows adding new features

to the existing system only if those features are coming from the same company

that created the BAS. This way, system upgrades will have limited features and

limited flexibility.
BAS vs. EMS
• BAS (Building Automation System) is a combination of software and
hardware that allows monitoring and automated control of many systems
in the building including lighting, HVAC, security systems, and more. The
purpose of the BAS is better control of the building’s systems and it’s
accessible from a central terminal.
• EMS (Energy Management System) doesn’t control the systems, instead, it
monitors, collects, and analyzes data of energy consumption. By providing
detailed reports and recommendations, helps in making decisions on how
to optimize energy consumption and minimize costs.
• These 2 systems can function separately, or complement one another.
What is BACnet?
• BACnet (Building Automation Controls Network) is a communication
protocol specifically designed for the communication of multiple
devices included in the building automation system.
• It has specific rules, starting from what type of cable should be used
to particular requests and commands.