SITE00152 Building Management System
This technical action plan addresses £96,939 in annual cost savings potential identified at SITE00152.
Analysis of building alarm data reveals significant energy savings opportunities across multiple systems with 2,862 kWh of daily energy loss. The action plan provides BMS engineers with step-by-step technical interventions, parameter adjustments, and verification protocols.
Daily Energy Loss
2,862 kWh
Annual Cost Savings
£96,939
Daily Cost Waste
£381.36
CO₂ Reduction
218,964 kg
Boiler 4 exhibits 2 state transitions per cycle with estimated energy waste of 150 kWh daily (£12.00). Located in Main Boiler MCP.
Verify flame signal strength is >80% during operation. Check modulation rate transitions - rapid changes indicate control instability. Check minimum load setpoint - should be at 25% not default 40%.
Parameter | Current | Target |
---|---|---|
Firing Rate | 40-100% | 25-100% |
Flow Temp | 82°C | 75°C |
Return Temp | 71°C | 64°C |
Diff. Setpt | 5°C | 8°C |
Anti-cycle | 0 mins | 3 mins |
Power Rating | 150 kW | 150 kW |
Min Run Time | 0 mins | 5 mins |
// Boiler Lead/Lag Control Sequence IF (BoilerLeadLagMode == AUTO) THEN // Enable cascade control based on load IF (HeatingLoad > 90%) THEN ActiveBoilers = 4 ELSE IF (HeatingLoad > 70%) THEN ActiveBoilers = 3 ELSE IF (HeatingLoad > 40%) THEN ActiveBoilers = 2 ELSE ActiveBoilers = 1 END IF // Implement rotation every 168 hours IF (LeadBoilerRuntime > 168) THEN RotateLeadBoiler() END IF END IF // Anti-short cycling protection // Minimum 3-minute off-time between cycles FOR EACH Boiler IF (Boiler.Status == OFF AND Boiler.TimeOff < 180) THEN PREVENT Boiler.Start END IF END FOR
OAT (°C) | Flow Setpoint (°C) | Return Setpoint (°C) |
---|---|---|
-5°C or below | 82°C | 71°C |
0°C | 80°C | 69°C |
5°C | 75°C | 64°C |
10°C | 70°C | 59°C |
15°C or above | 65°C | 54°C |
Implement optimum start algorithm with adaptive learning. Maximum warm-up time: 3 hours. Ensure DHW pre-heat time is limited to 30 minutes before occupancy.
Chiller 2 exhibits 2 state transitions per cycle with estimated energy waste of 45 kWh daily (£12.60). Located in Chiller Plantroom.
Check refrigerant pressure during cycling for charge level confirmation. Verify stable flow through evaporator - unstable flow can trigger cycling. Adjust panel setpoint integration time to 120 seconds from current 60 seconds.
Parameter | Current | Target |
---|---|---|
Staging Control | Load % | No change |
Flow Temp | 6°C | 7°C |
Return Temp | 12°C | 12.5°C |
Diff. Setpt | 2°C | 3.5°C |
Min Run Time | 5 mins | 10 mins |
Power Rating | 75 kW | 75 kW |
Buffer Influence | 0.8 | 1.5 |
// Chilled Water Reset Schedule // Based on outdoor ambient temperature IF (OutdoorTemp >= 30) THEN ChilledWaterSetpoint = 6.0 ELSE IF (OutdoorTemp >= 25) THEN ChilledWaterSetpoint = 6.5 ELSE IF (OutdoorTemp >= 20) THEN ChilledWaterSetpoint = 7.0 ELSE IF (OutdoorTemp >= 15) THEN ChilledWaterSetpoint = 7.5 ELSE ChilledWaterSetpoint = 8.0 END IF // Increase setpoint by 1°C during non-occupancy IF (BuildingOccupied == FALSE) THEN ChilledWaterSetpoint = ChilledWaterSetpoint + 1.0 END IF
// Demand Limiting Control // Prevent unnecessary staging IF (ChillerLoad > 90% AND BuildingDemand > DemandThreshold) THEN // Check if we can reduce speed IF (ZoneTemps.All <= Setpoint + 0.5) THEN // Implement soft limiting MaxCapacity = 90% END IF ELSE IF (ChillerLoad > 75% AND TimeInCurrentState < 300) THEN // Delay further staging MaxCapacity = 85% ELSE // Normal operation MaxCapacity = 100% END IF
Implement cross-check between flow switch and differential pressure sensor. If sensors disagree for >30 seconds, trigger diagnostic alarm (Priority 2).
AHU 00152 exhibits 3 state transitions per cycle with estimated energy waste of 18 kWh daily (£5.04). Located in Roof Plantroom.
Inspect damper actuators for hysteresis or mechanical play. Consider averaging algorithm for temperature sensing with 120-second rolling average. Check duct static pressure setpoint - should use trim and respond logic based on damper positions.
Parameter | Current | Target |
---|---|---|
Static Pressure | 350 Pa | 250-300 Pa |
Supply Temp | 18°C fixed | 16-19°C reset |
Min Fan Speed | 25% | 30% |
Deadband | ±0.5°C | ±1.5°C |
VFD Ramp | 15 secs | 30 secs |
Power Rating | 30 kW | 30 kW |
Economizer | Fixed 14°C | Adaptive |
// Trim & Respond Logic for AHU Static Pressure // Sample every 120 seconds // Initial Values TrimAmount = 2 RespondAmount = 5 ResponseThreshold = 30% MaxPressureSetpoint = 300 MinPressureSetpoint = 50 // Get maximum VAV damper position MaxDamperPosition = MAX(AllVAVDampers) // Trim logic - reduce setpoint when demand is low IF (MaxDamperPosition < ResponseThreshold) THEN // Trim down pressure setpoint StaticPressureSetpoint = MAX(StaticPressureSetpoint - TrimAmount, MinPressureSetpoint) // Respond logic - increase when demand is high ELSE IF (MaxDamperPosition > 80%) THEN // Respond with increased pressure StaticPressureSetpoint = MIN(StaticPressureSetpoint + (RespondAmount * (MaxDamperPosition - 80) / 20), MaxPressureSetpoint) END IF
Outdoor Temp | Supply Air Setpoint | Action |
---|---|---|
Below 10°C | 19°C | Heating Mode |
10-15°C | 18°C | Transition |
15-20°C | 17°C | Economy Mode |
20-25°C | 16.5°C | Cooling Mode |
Above 25°C | 16°C | Max Cooling |
Implement differential enthalpy-based economizer control with comparative sensor check. Enable economizer when OAT is at least 2°C below RAT and outdoor enthalpy is below return air enthalpy.
CT Pump 2 exhibits 1 state transition per cycle with estimated energy waste of 6 kWh daily (£1.68). Located in Chiller Plantroom.
Check for air entrainment in pump suction - can cause cavitation and unstable operation. Verify non-return valve operation to prevent backflow. Implement vibration monitoring to detect early bearing wear that could impact efficiency and life-cycle cost.
Parameter | Current | Target |
---|---|---|
Control Mode | DP | DP |
DP Setpoint | 150 kPa | 100 kPa |
Min Speed | Off at low | 30% |
DP Deadband | ±5 kPa | ±10 kPa |
Min Run Time | 0 mins | 15 mins |
Power Rating | 7.5 kW | 7.5 kW |
Staging Logic | Speed based | Runtime based |
// Pump DP Reset Logic based on valve positions // Apply to CHWP & HWP systems // Define operational parameters BaseDpSetpoint = 100 // kPa MaxDpSetpoint = 150 // kPa MinDpSetpoint = 60 // kPa // Get control valve positions from terminal units MaxValvePosition = MAX(TerminalControlValves) // Implement reset algorithm IF (MaxValvePosition < 60) THEN // Reduce pressure when demand is low DpSetpoint = MAX(BaseDpSetpoint * (0.5 + (MaxValvePosition / 120)), MinDpSetpoint) ELSE IF (MaxValvePosition > 85) THEN // Increase pressure when valves are open wide DpSetpoint = MIN(BaseDpSetpoint * (1 + ((MaxValvePosition-85) / 60)), MaxDpSetpoint) ELSE // Maintain base setpoint in normal range DpSetpoint = BaseDpSetpoint END IF
// Enhanced CT Pump Control Logic // With runtime balancing and fault tolerance // Runtime-based rotation // Swap lead/standby every Monday at 06:00 IF (CurrentDay == MONDAY AND CurrentTime == 06:00) THEN SwapLeadStandbyPumps() END IF // Pump 2 operational logic // Prevents short cycling during low cooling tower load IF (CTPump2.Status == RUNNING) THEN // Only stop after minimum runtime IF (CTPump2.RunTime < 900) THEN // 15 minutes PREVENT CTPump2.Stop END IF // Only stop if load is consistently low IF (CTLoad > 20%) THEN PREVENT CTPump2.Stop ELSE IF (LowLoadTime < 300) THEN // 5 minutes PREVENT CTPump2.Stop END IF END IF
Implement expanded deadband with asymmetrical response: start pumps when pressure falls 10 kPa below setpoint, stop when pressure rises 15 kPa above setpoint. This prevents hunting at boundary conditions.
Non-business hours alarms often go unacknowledged for extended periods, increasing energy waste duration.
Low pump alarm response suggesting maintenance gaps or ineffective notification protocols.
Indicates alarm fatigue or notification failure for AHU systems, requiring priority adjustment.
High frequency of boiler alarms suggests underlying control or mechanical issues requiring investigation.
Current alarm prioritization may not align with energy impact, leading to misallocation of maintenance resources.
Current notification system not effectively escalating critical after-hours alarms to on-call personnel.
Implement energy impact-based classification that factors in potential energy waste cost alongside traditional priority factors.
Implement multi-channel notification system with escalation for after-hours critical alarms.
Address low pump alarm response rate (25%) through targeted notification improvements.
Reduce alarm fatigue with smarter filtering and aggregation for the 5 AHU systems.
Develop specialized alarm handling for boiler systems to address high alarm frequency.
June 3-7, 2025
June 10-14, 2025
June 17-21, 2025
June 24-28, 2025
July 1-5, 2025
July 8-12, 2025
July 15-26, 2025
Deploy automated runtime tracking with pre/post comparison to verify reduction in short cycling and unnecessary operation.
Implement equipment-specific energy monitoring to validate actual savings against projected targets.
Track alarm metrics to evaluate improvements in response time and alarm management.
Evaluate control loop stability through statistical analysis of process variables.
Deploy weekly automated reports with KPI tracking and exception notifications.
Equipment | Data Points | Sample Rate | Storage Period | Calculation Method |
---|---|---|---|---|
Boilers | Flow/Return Temp, Firing Rate, Status | 1 minute | 90 days | Cycle count, runtime hours, deviation from reset schedule |
Chillers | CHW Temp, Compressor Status, Power, COP | 5 minutes | 90 days | Efficiency calculation, staging frequency, kW/ton |
AHUs | Static Pressure, DAT, Fan Speed, Valve Position | 5 minutes | 60 days | Setpoint deviation, average VFD speed, damper averages |
Pumps | DP, Flow Rate, Speed, Status | 5 minutes | 60 days | Runtime at speed ranges, cycle count, flow/power ratio |
Alarms | Timestamps, Priority, Acknowledge Time | Real-time | 365 days | MTTR, frequency analysis, response time distribution |
Access to native programming environment for BMS system with user credentials that support control logic editing.
Database management interface for historical data extraction and KPI calculations with read/write access.
Data visualization tool compatible with BMS export formats for trend analysis and reporting.
SMS/email alert system with REST API support for integration with BMS alarm database.
Source control for BMS programming changes with rollback capability and change logging.
Minimum 8-channel with temperature, pressure, and power monitoring capability. Compatible with BACnet integration.
Non-invasive flow measurement device for hydronic systems with data logging capability and USB download.
3-phase power analyzer with harmonics analysis and load recording for VFD-controlled equipment.
BACnet/MODBUS/LonWorks protocol analyzer for troubleshooting control network communication issues.
Temperature, pressure, and humidity calibrators for sensor verification and recalibration.
Lead technical resource with programming access and sequence of operations expertise. Required for all control logic modifications.
Field technician with equipment-specific knowledge for physical intervention on boilers, chillers, and AHUs.
IT support for notification system integration and server access permissions during implementation.
Coordination of implementation schedule, stakeholder communication, and resource allocation.
Detailed documentation of all modified control sequences with parameter tables and logic diagrams.
Version-controlled documentation of all BMS programming changes with commit messages and purpose.
Revised BMS point schedules reflecting any added data points, alarm definitions, or trend configurations.
Documentation of testing procedures, baseline measurements, and post-implementation verification results.
Operator training documentation for new sequences and alarm management procedures with visual aids.
Equipment Type | Daily Energy Savings (kWh) | Daily Cost Savings (£) | Annual Savings (£) | ROI Period |
---|---|---|---|---|
Boiler Systems | 2,100 | £168.00 | £42,000.00 | 2.1 months |
Chiller Systems | 300 | £84.00 | £15,120.00 | 3.5 months |
AHU Systems | 270 | £75.60 | £22,075.00 | 2.8 months |
Pump Systems | 192 | £53.76 | £17,744.00 | 1.9 months |
Total | 2,862 | £381.36 | £96,939.00 | 2.5 months |
Reduction in short cycling frequency by 85% across all equipment
Improved equipment efficiency with optimal load matching
Extended equipment service life through reduced wear and tear
Stabilized temperature control with improved thermal comfort
Reduced maintenance frequency and emergency service calls
Critical alarm response time reduced by 65% (from 42 to 15 minutes)
Pump alarm response rate improved from 25% to >90%
Improved visibility of energy-impacting alarms via new classification
Enhanced after-hours alarm notification with escalation workflow
Reduced alarm fatigue through rationalization and filtering
Annual CO₂ reduction of 218,964 kg
Equivalent to removing 48 cars from roads for a year
Energy savings equivalent to powering 88 UK homes yearly
Improved corporate sustainability metrics and reporting
Tree planting equivalent of 9,953 trees
Beyond the immediate financial and energy savings, this action plan provides a foundation for continuous optimization. The improved monitoring protocols and alarm management system will enable proactive maintenance, extending equipment life cycles and reducing capital replacement costs. The technical modifications will also provide additional capacity through more efficient operation, potentially delaying or eliminating the need for system upgrades due to increased building loads.
With the implementation of enhanced data collection and automated reporting, the site will benefit from ongoing insights into system performance. This continuous improvement approach is expected to identify additional 5-10% efficiency gains annually through parameter fine-tuning based on seasonal operational data.