As facilities strive to reduce their carbon footprint, there is increasing interest in adding or enhancing building automation systems. Unfortunately, it’s all too easy to get lost in the engineering-speak of building automation. So, for anyone new to building automation, this blog is for you!
For a more visual take on BAS, check out our BAS Infographic here.
What Is a Building Automation System?
A Building Automation System (BAS) is a system that controls the electric, mechanical, and other electronic systems throughout a building. Other names for it include:
- BMS – Building Management System
- ATC – Automatic Temperature Control
- BCS – Building Control System
- EMS – Energy Management System
- FMCS – Facility Management Control System
Building automation systems are primarily used to control the temperature, humidity, air quality, and lighting, which results in energy conservation. However, they can also be used to control security and other building systems.
A BAS can be thought of as:
- A brain: It brings the various building systems together into one centralized location, where it monitors and controls building systems. (In our infographic, we call this “Feel, Think, Do.”
- A translator: It provides a means for disparate building systems to communicate across platforms, software, and languages.
- A dashboard: It allows facility managers to monitor and control systems through one common interface. For managers with multiple buildings, all of them can be managed through this single interface. This helps you and your team work smarter, not harder.
What Can a BAS Control?
As building automation systems advance, the number and complexity of the systems they can control expands significantly. Generally speaking though, here are some common examples of BAS usage.
- Temperature: This is the most ubiquitous application for BAS and provides significant energy savings through the automation of these systems.
- Indoor Air Quality Systems: BAS can control ventilation and air cleaning. This can be done via occupancy sensors, but also air quality measurements.
- Energy: Using occupancy sensors (or just by scheduling day/night hours), BAS can manage the temperature and lighting in a room, thereby creating energy savings.
- Security Systems: BAS can control when security systems are engaged. They can manage access control and video surveillance systems.
- Safety Systems. BAS can monitor for freeze and fire conditions.
- Less common applications include parking space allocation, workspace assignment, and conference room reservation.
This control relies on the use of detection devices at the various endpoints. Common examples are:
- Thermostats
- Occupancy sensors
- Humidity (and air quality) sensors
- Fire and smoke detectors
What Makes up a BAS?
BAS are commonly thought of as having several main components:
- Input Devices (sensors, as mentioned above): measure data (like CO2 in air and humidity)
- Controllers: the system’s “brain” which decides how to respond to that data.
- Output Devices (actuators): carry out the controller’s programmed responses
- Communications Protocols: the language for the disparate parts to “talk” to each other
- User Interfaces (UI): the front-end software from which users program, monitor, and control the system. Physically, it looks like screens and dashboards to review building data
- Network Infrastructure: carries messages between the user interface, controllers, and end devices. Most modern systems utilize CAT 5/6 (typical blue ethernet cable). Having a CAT 5/6 “backbone” in your building will allow you to deploy a variety of building automation technologies.
What are the Benefits?
Lower Energy Costs
Of course, the primary ROI for a BAS is its ability to automatically adjust temperature, shades, and lighting based on time of day and occupancy, thereby making buildings more energy-efficient. Estimates from a variety of industry sources indicate anywhere from 5 – 20% savings.
More Efficient Operations
The automation of the various building systems delivers benefits in a few key areas: reduction in human error, reduced risk of failure (due to fail-safe mechanisms coming online immediately), and equipment lifecycle extensions (due to regular diagnostics to monitor temperature, pressures, flows, etc.)
Improved Occupant Experience
The automation of lighting, ventilation, and temperature based on occupancy delivers an improved experience for building occupants. This, in turn, increases productivity and building value.
Enhanced Safety
BAS that are integrated with your security and life safety systems are able to automate threat responses. For example, a motion sensor alert that is not accompanied by a security card swipe could alert you to an intruder. Or, an activated smoke detector could trigger the emergency lighting to turn on, along with an evacuation message, while also controlling the HVAC system bring in fresh air.
How do I Upgrade / Add a BAS?
- Whether you have a legacy BAS or no BAS at all, the process for adding/ upgrading is the same: Bring in an experienced BAS contractor to your building for a site assessment. Here’s what you can expect:
- A physical walkthrough – your contractor will need access to rooftop, basement, interior and exterior areas of the building.
- Copies of utility bills – at least one year’s worth is most helpful
- Goals and budget discussion – it’s helpful to have key decision-makers in the meeting or to have some idea as to the budget and goals for the project