ASHRAE Guideline 13 2024

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ASHRAE Guideline 13-2024 – Specifying Building Automation Systems

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ASHRAE	2024

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Description

ASHRAE Guideline 13-2024 is an essential resource for professionals seeking to standardize the design, documentation, and specification of Building Automation Systems (BASs) in HVAC applications. It provides a comprehensive framework that covers system architecture, hardware performance, installation, training, communication, program configuration, system testing, and documentation. With a focus on improving BAS quality and value, it includes informative appendices on performance monitoring, fault detection, diagnostics, and references to other relevant standards. Guideline 13 covers the following topics: The principles and benefits of BAS design and documentation Common BAS terms and definitions Detailed discussion of BAS specifications with samples, explanations, and examples Coordination of BAS requirements with other project trades Selection of control valves and dampers Cybersecurity considerations for BAS and network infrastructure Guidance for legacy control systems The appendices include: Outline of example specification Discussion of open protocols Interoperability case studies Performance monitoring and fault detection and diagnosis (FDD) Relevant ASHRAE guidelines and standards

PDF Catalog

PDF Pages	PDF Title
1	ASHRAE Guideline 13-2024
3	Contents
4	Foreword
5	1. Purpose 2. Scope
6	3. Preamble 3.1 Intent of This Document. This guideline provides building automation system (BAS) designers a tool to help create and edit specifications for projects of virtually any size, scope, or complexity. It is the result of industry consensus obtained fr… 3.2 Use of This Guideline. This guideline is to be used when preparing written and drawn specifications of BAS device control and energy management systems and can be a reference for the design of these BASs as well. The term direct digital control i… 3.3 Organization of the Guideline. This guideline is organized into chapters, called Sections, and Appendices, each with a main heading. The document is divided into ten major parts:
8	4. Definitions, Abbreviations, and Acronyms 4.1 Definitions
13	4.2 Abbreviations and Acronyms
15	5. How to Use This Guideline
16	6. Building Automation System (BAS) Overview 6.1 Benefits of a Building Automation System (BAS). A BAS provides the technology platform by which the owner’s project requirements for energy efficiency, sustainability, and occupancy conditions can be monitored, controlled, and tracked over the …
18	6.2 System Overview. The BAS comprises both hardware and software that combine to produce a seamless architecture that provides complete integration of a building’s HVAC systems and may include control over, or monitoring of, lighting, security, an… 6.3 Impact of the Internet on the BAS Design and Specification Process. The Internet has changed how BASs are designed and specified. Before the advent of the Internet, BASs were isolated systems that were accessible only via dialup modems. The facil… 6.4 Options for Setting up the BAS Device Control Network on the Enterprise LAN. From the point of view of the BAS designer, BAS devices and the networks they connect to are either IP or non-IP, where an IP device contains an Ethernet MAC address. Th…
22	6.5 Dealing with Devices with Embedded Networkable Controls. In the past, devices such as boilers, chillers, etc. came without onboard embedded controls. It was the controls contractor’s responsibility to fit the equipment with controls. Now, devic… 6.6 Managing the Volume of Points Now Available from Devices with Embedded Networkable Controls
25	6.7 Dealing with the Enterprise IT Department. IP-based network connectivity will most likely require involvement by the IT department at the early design stage of the project. Requesting IP addresses and the authority to connect the BAS device contr…
26	6.8 Coordinating the Construction Work with the IT Infrastructure Work. IT normally begins their work when the furniture is in place and the computers are on the desks. The HVAC, BAS, and electrical contractors will want their equipment started up an… 6.9 Granting Other Users in the Enterprise Access to BAS Device Control Network Information. Historically, once as job was turned over to the owner, only the facilities department required access to the BAS device control network so that the devices …
27	6.10 Specifying the Network Requirements. Sections 11, 12, 13, and 14 of this guideline provides a discussion and guidance for the BAS designer and offers example specification language. The BAS designer may decide to specify this work or may have th… 6.11 Radio-Frequency-Based Networks. Radio frequency (RF) devices and systems are becoming viable in building automation projects. RF-based devices offer the advantage of no new wires being required and is suited well for retrofit applications. RF-ba…
28	6.12 Specifying the BAS Controller and BAS Device Control Network Security Requirements. BAS controllers and the BAS device control network will rely primarily on IT to provide security. Even though this work may not be a BAS specification item, the …
29	6.13 Use of BACnet for Legacy Systems. Specifying BACnet to connect to existing (or legacy) systems is a challenge because the existing BAS in a building may not have the ability to pass information on a BACnet network. The designer will need to work… 6.14 Building Performance Monitoring and Fault Detection and Diagnosis (FDD) into the BAS Design and Specification Process. Informative Appendix E outlines three options for performance monitoring and three options for FDD. This section explains how …
30	6.15 Performance Monitoring Options
31	6.16 Fault Detection and Diagnosis (FDD) Options
32	6.17 Characteristics of a BAS. Different vendors and integrators use the following terms differently. Be aware of differences in usage of terms.
33	6.18 Interoperability Issues. This section describes the issues and rationale that are involved in implementing an interoperable system specification. Case studies that help illustrate how this decision process may be applied are included inInformati…
35	6.19 Performance and Architecture Gateways. BAS Devices require very precise, rigidly defined rules or protocols for successful communication. Even slight variations can render communication impossible. In order for two BAS devices using different pr…
37	6.20 Define the Open Protocol to Be Used. It is necessary to specify the protocol to be used in an open system in order to drive communication conformance toward that certain set of criteria or standards. In every case of writing an interoperable spe… 6.21 Customer Satisfaction. The protocols you specify will limit the number of companies to those that can offer a solution. The customer, or end user, of the system must ultimately feel comfortable with those manufacturers’ products. Also, the tot…
39	7. Design and Construction of a Building Automation System 7.1 Steps in Providing a Building Automation System. The steps involved in providing a BAS are shown in Figure 7-1. 7.2 Defining Project Scope. The BAS designer must use caution to design a BAS that meets the users’ needs. Some users will have very basic needs. Others may require an extensive degree of alarm management and reporting. The complexity of the system…
40	7.3 Designing the Building Automation System
43	7.4 Sequences of Operation. The sequences of operation describe how the system should function and are the designer’s primary method of communication to the control system programmer. A sequence should be written for each system to be controlled, r…
52	7.5 Specifying the Sequences of Operation for Equipment with Embedded Onboard Controls. If the equipment, such as a central station AHU, does not come with onboard controls, it’s likely the BAS contractor can easily implement the chosen sequence wi…
54	7.6 Supervisory Systems—Example Automated Demand Response (ADR) Device
55	7.7 Specification Data Tables. Refer to Section 8. 7.8 Building in Performance Monitoring and Fault Detection and Diagnostics into the Control Sequences 7.9 Performance Monitoring Option 1 and FDD Option 1 Are Manual Analyses. The BAS designer needs to specify the trends that are required to permit a manual analysis of the trend log data. 7.10 Performance Monitoring Option 2: X-Y plotting Software Package. The BAS designer needs to specify the software package that is needed to generate the X-Y plots as well as a list of X-Y plots that need to be created. 7.11 FDD Option 2: Specifying Equipment with Onboard FDD Capabilities. FDD Option 2 largely applies to devices that are networked, such as boilers, chillers, AHUs with VFDs, and lights that can response to a DR event.
56	7.12 Performance Monitoring Option 3: Provided by the Third-Party Software Package—Energy Performance Analysis. Figure 7-7 shows the type of energy analysis possible under performance monitoring Option 3. The regression analysis of outdoor air temp… 7.13 Performance Monitoring Option 3: Provided by the Third-Party Software Package—Automated Demand Response. The sequence needs to cover how the equipment needs to respond to either a real time pricing event or an impending disruption of a utility…
57	7.14 Object List. The object list is a tabulation of all system hardware and software points. As these can be physical points that are wired to the system or virtual software points, they are modeled using objects. This method is often used to model … 7.15 Specification. The example specification follows the format determined by the Construction Specifications Institute (CSI). Under the 2004 CSI Master Format, control specifications are typically in Division 23, “Heating Ventilating and Air Cond…
58	7.16 Bidding the Project. Once the contract documents—including the drawings, sequences, I/O list, and specification—are complete, they can be incorporated into the general contract documents. These compose a complete set of contract documents th… 7.17 Open Bid. This method allows the BAS contractor to be selected through the conventional purchasing channel. This typically means that the listed and other preapproved controls subcontractors will submit a bid to the mechanical subcontractor who,… 7.18 Alternative Bidding Methods. A number of alternative bidding methods will allow the owner and BAS designer to determine which suppliers are used for the project. While this does not necessarily result in the lowest price, it allows for the selec…
59	7.19 Technical Proposal. This approach is typically used for a project that only entails a BAS. The BAS contractors provide a technical proposal along with a price. The content of the technical proposal would be outlined in the General Requirements d… 7.20 Submittals. Once the BAS contractor has been selected, the submittal process begins. The first step in the submittal process is design work by the BAS contractor. This consists of interpretations of the contract documents and creation of shop dr… 7.21 Project Installation and Checkout. Once the submittals are successfully reviewed, the BAS contractor is able to begin the installation, programming, and checkout of the system. This typically coincides with the work of the other project subcontr… 7.22 Note on Commissioning. For all BASs, checkout and testing is required for the system to perform properly. On certain projects, a commissioning agent may be employed. The requirement for a separate commissioning agent is identified in its own sep… 7.23 Project Completion and Warranty. Before installation is complete, and immediately thereafter, the operators of the system are trained to proficiently operate the system. When the system is completely installed and operating, the warranty period … 7.24 Closing Comments. Section 7 provides an introduction to BASs and issues to consider when specifying these systems. The following sections provide an example specification in a three-part CSI format. Explanatory notes accompany this specification…
60	8. Building Automation System (BAS) Device Control Network Design 8.1 Overview. This section outlines the design requirements for the BAS device control network. For easy reference, Section 8.13 provides guidance on the specific contractor requirements. 8.2 Multitier Architecture—4-Tier Model. The 4-tier architecture model shown in Figure 8-1 is used to delineate the system elements. 8.3 Terms. To support the various decision factors facing the building automation system designer or project manager, an understanding of the comment elements of a system is necessary. Using the four-tier architecture model as defined above, each tie… 8.4 BAS 4-Tier Architecture. Figure 8-4 highlights the representation and interaction of the Multitier Model as described in this document. Each tier has its own scope and related contractor responsibilities. The Architecture Model has four tiers as …
64	8.5 Enterprise Interactions—Specifying Integration Using a Common Device Profile Description Model. The BAS should follow the multitier architecture model that defines the interaction of devices, systems, subsystems, buildings, and the enterprise. …
67	8.6 BAS Device Control Network Architecture. The following section provides detailed information and example requirements for each of the Tiers of the system as has been described above.
73	8.7 Enterprise IT Integration Requirements. Design criteria should be coordinated with site IT manager regarding IT requirements for the following subsections. 8.8 Tier 2—Building-Level IP Control Network Infrastructure. This tier includes BAS IP devices that normally connect to the enterprise IP network tier via a switch dedicated to the BAS device control network or to enterprise switches under IT depar…
76	8.9 Contractor Roles and Responsibilities. The FMSI and BAS contractor should conform and follow project execution responsibilities as defined in Sections 8.9.2 through 8.9.4 and in the protocol-specific requirements.
79	8.10 Contractor Qualifications. Project bid documents typically will have a set of defined qualifications for the scope of the project. It is crucial to have well-trained personnel working on the project. The following subsections provide some basic … 8.11 Data Sourcing and Formatting. Building automation systems typically produce and consume vast amounts of data. This data is transported across the BAS device control network. Typically, data is segmented into real-time and historical data sets.
80	8.12 Building System Integration Requirements 8.13 General Tier 1 to Tier 2 Integration Requirements. All devices on the control network should be certified and incorporate the required profile interfaces according to the relevant HVAC standard. All required functionality should be documented su…
81	8.14 General Tier 3 Integration Requirements. Design criteria may specify usage of Common Open Functional Profiles for all packaged equipment. 8.15 General Tier 4 Requirements. Tier 4 sensors and actuators are installed by either the mechanical or electrical contractor. Non-networked Tier 4 devices require hard wiring to a Tier 2 or Tier 3 BAS Controller as either an AI, AO, BI, or BO point. 8.16 Integration to Tier 2 HVAC Systems. Integration of the HVAC system with the enterprise should include design criteria for monitoring the status of the HVAC systems, including system status, current zone temperature, and status of specific equipment
83	8.17 Enterprise Energy Management Requirements. The central enterprise energy management system (EEMS) system should have the capabilities listed in the following subsections.
84	8.18 Graphical User Interface (GUI) Standards 8.19 Dashboard and Kiosk Application Requirements. Design criteria should include requirements for a user interface dashboard display. Dashboards should be accessible from multiple workstations or displays using simple browser-based technologies (HTM…
85	8.20 System Training. Design criteria should include complete training requirements for the owner’s personnel or designated contractors. Training should include operations as well as configuration, programming, commissioning, and customization of T… 8.21 System Maintenance and Service. System software maintenance and service should be performed by the FMSI and include the following: 8.22 System Documentation. Complete system documentation files (electronic) and binders (hard copy) should be updated and kept current by the FMSI. All software manuals, documentation files, and binders should be clearly labeled, and backups should b… 8.23 Software
97	9. Cybersecurity for Building Automation Systems 9.1 Preface. Securing building automation systems (BASs) is a critical aspect of any commercial building design. The system designer should account for both physical and logical aspects of security. Guideline 13 identifies the physical and logical co… 9.2 Audience 9.3 Cybersecurity Attack Vectors. Following the BAS/BMS 4-Tier model, Figure 9-1 shows the tiers and the potential cybersecurity attack vectors for each tier. 9.4 Primer of Cybersecurity
101	9.5 Design Principles
102	9.6 Cybersecurity Assessment
103	9.7 Risk Assessment. There are a variety of methods for assessing risk within a facility. 9.8 Facility Types. A simplified three-level categorization model is outlined here for educational purposes. Due to the complexity of the many options and permutations, providing guidance on all scenarios is not feasible in a general guide specificat…
104	9.9 Interconnected Systems. Typical commercial and industrial facilities have numerous systems and subsystems, many of which are interconnected using one or more common virtual local area networks (VLANs). The system designer should understand the in… 9.10 Decision Matrix by Organization Risk and Type. Assessing facility risk is a critical piece of the design process. A simple evaluation tool useful for assessing a project’s cybersecurity requirements is to compare the facility type with its ris…
105	9.11 Facility Risk Assessment. Another mechanism for developing a risk assessment is by identifying the potential risk for each tier of the system. Table 9-1 shows a sample assessment form. 9.12 Cybersecurity Policies. All facilities require some set of cybersecurity policies be put in place to ensure continuous operation, minimize disruptions, and mitigate risk. The strength of these policies is closely related to the intensity of the … 9.13 Assembling a Cybersecurity Plan
107	9.14 BAS Technical Requirements. BAS specifications require addressing the various physical and logical (network) aspects of the system. Segmenting the specification into the logical and physical components helps define the responsible party. One way… 9.15 BAS Architecture. Requirements for the specification will vary depending on the architecture of the controls network in the facility. There are several common architectures to consider.
112	9.16 General BAS Cybersecurity Considerations. Several issues to address don’t fall under any of the four tiers. Addressing these issues in the project specification can help reduce risk and provide a mitigation plan in case of an event. 9.17 Integration and Oversight. To ensure compliance to cybersecurity requirements, define the stake- holders and, their roles, and their responsibilities:
114	10. Legacy Control Systems 10.1 Assessment. Legacy controls systems refer to older installed control systems hardware and/or software that may or may not be compatible with the latest control system technology. Legacy software and hardware may be unable to integrate into an op… 10.2 Tier 1 Building Automation System (BAS) Specification Criteria
115	10.3 Tier 2 Controls Infrastructure Specification Criteria
116	10.4 Tier 3 BAS Equipment Controllers and Networked Devices
118	10.5 Tier 4 BAS Field Devices. The BAS Tier 4 devices are typically not included in a major project update unless there is a specific requirement. Field devices are typically not upgradeable or integrable because they are directly connected to BAS co… 11. Introduction to General, Products, and Execution Sections 11.1 Specification Sections. Sections 12 through 14 provide a detailed discussion using example specification language. These paragraphs form one complete specification section. A sample specification outline is provided in Informative Appendix A of …
120	12. Part 1—General Project Specification Guidance 12.1 Trade Coordination. The building automation system (BAS) contractor invariably interfaces with multiple trades on construction projects, including (but not limited to) HVAC, electrical, plumbing, fire/life safety, security, kitchen equipment, li… 12.2 Products Furnished but not Installed Under this Section. Controls subcontractors furnish a variety of equipment that are best installed by another subcontractor on the construction team. “Best installed” means that the cost of installation a… 12.3 Installed but not Furnished Under this Section. A variety of HVAC equipment can be specified with manufacturer-furnished controls. This approach will become more common as the use of standard protocols permits integration of manufacturer-furnish… 12.4 Products not Furnished or Installed Under but Integrated with the Work of this Section. BASs increasingly rely on controls provided by a variety of subcontractors and/or suppliers. These controls range from chiller and boiler controls to non-HVA…
122	12.5 Trade Coordination and Responsibility Matrix. Because of the multiple interactions between BAS contractors and other trades, it can prove unwieldy to break out trade coordination requirements in list or paragraph form based on who furnishes and … 12.6 Project Considerations. The example coordination matrix below should be edited to list only those devices specific to a given project. Where gateways are called out, the project-specific network protocol should be identified. Depending on local …
125	12.7 Related Content. Controls are typically field installed on a variety of mechanical and other equipment. The installation efforts of other subcontractors must be coordinated with the efforts of the controls subcontractor. This section should be u… 12.8 Project Considerations. The BAS designer must edit this section to list the actual CSI sections and their titles used within the remainder of the project specification. 12.9 Description of the Building Automation System (BAS). This section should contain a narrative description of the system. This description could include the type of architecture, communication technology, panel layout, use of networked vs. hardwir… 12.10 Project Considerations. See Web-based BAS interface requirements in Section 8.
127	12.11 Approved Control System Contractors and Manufacturers
128	12.12 Quality Assurance. These paragraphs can provide a variety of requirements concerning the standards of practice that should apply to the controls subcontractor and his/her products and installation practices.
129	12.13 Building Automation System (BAS) Infrastructure and Cybersecurity Plan. The BAS designer needs to create a project-specific version of the four-tier physical system architecture outlined in this guideline. This is called the BAS Infrastructure …
157	12.14 Codes and Standards. This paragraph should list only those codes and standards, along with the specific sections, used in the BAS design. The paragraph should not be used for an exhaustive list of all codes and standards that might conceivably … 12.15 System Performance. The BAS designer must decide how detailed to be in prescribing what is required for any system component. Sensors, for example, call for more detail than components whose desired results might be met by a wide range of produ…
167	12.16 Submittals. In general, submittals provide the BAS designer an opportunity to review the work of the contractor before construction begins or any control components are installed. Submittals also include the requirements of the contract closeou…
180	12.17 Warranty. The warranty is usually a written guarantee of the integrity of a product and/or service and the good faith of the manufacturer and/or installer given to the purchaser. It generally specifies that the manufacturer and/or installer wil…
184	13. Part 2—Product Specification Guidance 13.1 Project Considerations. The BAS designer should include only products that will be used in the project. 13.2 Materials. In general, it is important to specify that the products and materials that are provided should be new and part of the manufacturer’s current product line and that they will be supported for at least five years. 13.3 Communication
185	13.4 System Architecture. The system architecture, topology, or arrangement of devices on the networks that makes up a BAS is a function of many decisions made by the BAS designer, system supplier, and owner. No one topology is universally the best f…
187	13.5 Communication Performance. BAS communication is tied most directly to specification Article 2.3, “Communication,” but also deals with other areas of the specification, most notably specification Article 1.9.
188	13.6 Network Management. Network management is an essential aspect of any networked control system. The management of data, computers, routers, and various other devices is required. Of particular importance is setting up all devices connected to the…
189	13.7 System Integrator. If using a system integrator to integrate systems using different protocols, the BAS designer will need to define the duties and functions of this service. At a minimum, the BAS designer should perform the following steps:
190	13.8 Operator Interface. This section describes what the system operator will see when they interface with the system. This discussion is tightly coupled with the controller software section that follows. 13.9 Physical System Connection. Virtually all BAS projects will be connected to the enterprise LAN. Direct physical connection to a BAS controller is normally only performed by the BAS technician during the installation and commissioning phases or i… 13.10 System Hardware. Depending on the project, the operator may access the BAS directly via an operator workstation or across a network by connecting to a webserver. In either case, the designer must specify a PC. PCs are commonly available devices…
191	13.11 System Software. This section only details the software that runs on the PC workstation. All of the other functions described under system applications are edited and archived at the PC workstation but are executed at the system controllers. Re…
192	13.12 System Applications
193	13.13 System Diagnostics. BASs should be able to diagnose their own problems. 13.14 Alarm Processing. One of the valuable services that a BAS can provide is to notify the operator when something has gone wrong. This section of the specification provides a method to set parameters that will generate an alarm. It also should dis… 13.15 Trend, Alarm, and Event Logs. The BAS should have the capability to store data in a list or log. These are used to record occurrences along with a record of the time and date of each occurrence. Trend logs look at system objects and record thei…
197	13.16 Workstation Application Editors. This section details how the applications that run on the system controllers should be set up and edited on the PC workstation.
199	13.17 Controller Software. This section concerns the software that runs the building and energy management applications. This software must reside and operate in the controllers that compose the network, not the PC operator workstations.
200	13.18 Standard Application Programs. The following specification paragraphs detail the requirements for several typical application programs: demand limiting, maintenance management, sequencing, proportional- integral-derivative (PID) control, stagge…
202	13.19 Building Controllers
207	13.20 Custom Application Controllers (CAC)
211	13.21 Application-Specific Controllers (ASC)
213	13.22 Input/Output Interface
216	13.23 Power Supplies and Line Filtering
217	13.24 Auxiliary Control Devices
221	13.25 Temperature Devices
223	13.26 Humidity Devices 13.27 Flow Switches. Flow switches are used to positively sense a moving medium. The two common options for assessing flow are a sail- or paddle-type switch in the fluid and a differential pressure switch. 13.28 Relays. Relays provide a means for one electrical source to switch a separate electrical circuit at the same or different voltage. The separate contacts on the device are known as poles; the number of connections each pole can make is known as …
224	13.29 Override Timers. Override timers are typically used to allow a building operator to override the “unoccupied” operation mode for a predetermined amount of time. These timers come in many forms, some more complicated than others. The specifi… 13.30 Power Monitoring
226	13.31 Hydronic Flowmeters. Flowmeters commonly used for commercial HVAC applications include the following types:
229	13.32 Thermal Energy Meter. Thermal energy meters (often called Btu meters when the output is measured in British thermal units) measure fluid flow, supply temperature, and return temperature to determine the thermal energy consumption (GJ, kWh [Btu]…
230	13.33 Equipment Status Sensing 13.34 Serial Communication. Equipment containing serial or network communication ports may also include the ability to communicate equipment status sensing. Additional information may also be used as part of the automated fault detection and diagnost… 13.35 Determination of On/Off Condition of Equipment
231	13.36 Pressure Devices
232	13.37 Electropneumatic Transducers. All modulated signals to pneumatic equipment from DDC controllers are produced by electropneumatic transducers. These convert the analog voltage or current signal by operating electric solenoid switches or valves t…
233	13.38 Pressure Gage. This simple, inexpensive component is valuable in troubleshooting and assessing the function of the system by the operator and service technician. It is well worth the additional cost. It also may be installed in the branch tubin… 13.39 Lock Up. Upon the loss of electrical power, the transducer will remain in its last position unless bleed-off is specified. 13.40 Local Control Panels. While the BAS’s building, custom application, and application-specific controllers are housed in their own control-panel enclosures. Auxiliary control devices, such as relays and transducers, also should be housed in loc…
235	13.41 Wiring and Raceways. Copper wiring, plenum cable, and raceway are normally specified in great detail in the Electrical division of the specification. Consistency in product specification of the wiring and raceway used by the controls subcontrac… 13.42 Fiber-Optic Cable System. Fiber optics is an alternative to a copper-wire-based communication media. Fiber-optic media can communicate farther and faster than copper. It is also immune to electrical noise, ground potential differences, and ligh… 13.43 Compressed-Air Supply—Pneumatic. Compressed-air supply systems are not required when there is no pneumatic control and actuation.
240	14. Part 3—Execution Specification Guidance 14.1 Examination. The contractor normally is not responsible for the resolution of project problems due to discrepancies, conflicts, or omissions in the design. A good contractor will endeavor to find such problems as soon as possible so that they ca…
241	14.2 Protection. This section reinforces the need for the contractor to turn over a system to the owner that is in new condition. During the construction process, the site is frequently not secured and is subject to dirt, weather, and theft. This sec… 14.3 Coordination. This section summarizes the responsibilities of the different subcontractors who provide any service or interface to the controls subcontractor during the course of installation and checkout. These traditional responsibilities incl…
243	14.4 General Workmanship. This section delineates the minimum acceptable standards for the installation of the BAS. This requires that all of the controls subcontractor’s work—and any work of their subcontractors—be performed in a neat, workman… 14.5 Field Quality Control. It has been customary to include the requirement that all aspects of an installation be monitored for conformance to the specification and codes. The method of monitoring and types of corrective actions are left up to the …
244	14.6 Existing Equipment. This section is only applicable to those projects involving renovations to existing facilities. In specifying the method of construction involved in renovation or retrofit, the BAS designer’s most important consideration is…
245	14.7 Integrating Existing and New Systems. The changeover from existing controls to the new BAS must be considered and coordinated carefully. As an existing system is presently running under the old BAS, the switchover must be performed to minimize t… 14.8 Scheduling. The building’s system can be operated during scheduled hours by time-clock devices or an existing BAS. It is important that the systems continue to operate under the programmed schedule while the new BAS is being installed.
246	14.9 Motor Starters. Older buildings and small mechanical systems may have motor control starters that are not wired for hand/off/auto control. Each of these starters must be modified for interconnection to the new BAS. 14.10 Penetrations. Work in an existing building will require wire penetration through existing walls. The BAS designer must ensure that there is a mechanism for fixing penetrated areas to the owner’s satisfaction. 14.11 Wiring
249	14.12 Fiber-Optic Cable System. Fiber-optic cabling requires special installation practices beyond what is specified here. The BAS designer may want to specify and insist on a few basic guidelines and practices. For example, ensure that the installat…
250	14.13 Control Air and Sensor Tubing
251	14.14 Installation of Sensors. Sensor installation can have a direct and harmful effect on sensor accuracy. Care must be taken to ensure that the sensor is installed as recommended by the manufacturer for the application.
252	14.15 Flow Switch Installation
253	14.16 Actuators. Actuators must be installed with enough clearance to allow for removal and servicing. When actuators are mounted in parallel, they should be actuated by the same signal or subordinate such that there is no lag between the positioning…
254	14.17 Warning Labels. Mechanical equipment (fans, pumps, chillers, boilers, compressors, etc.) operates under automatic remote control of the BAS or other devices. It may start or stop without any warning and represents a potential hazard to operatin… 14.18 Identification of Hardware and Wiring. Identification of hardware provides owners and operators of a system with an efficient method of identifying systems, equipment, and components for maintenance. Identification also enhances safety and allo…
255	14.19 Controllers
256	14.20 Programming
260	14.21 BAS Checkout and Testing. BAS checkout and testing must be performed by the controls subcontractor prior to acceptance by the owner. Checkout and testing verify that the system is complete and performs as designed. The contractor should
261	14.22 BAS Demonstration and Acceptance. It is important to demonstrate to the owner that the system and its components, as installed and previously tested, meet the requirements of the contract documents in all respects. Therefore, many of the tests …
262	14.23 Cleaning. This section describes special instructions for the controls subcontractor for cleanup and disposal of materials. The contractor is responsible for daily cleanup of the work area. This will ensure that areas are kept free of debris th…
263	14.24 Training. Training requirements for the BAS are different for each owner and will vary based on the experience and background of users. The proper amount and type of training will ensure that system operators are able to effectively operate the…
264	14.25 Refresher Course Training. It is recommended that refresher courses be conducted at appropriate intervals following system turnover or BAS acceptance (e.g., at 6 and 12 months). This may be limited by budget constraints and should be tailored t…
265	14.26 Sequences of Operation. This is the most important part of the design. This section of the specification is where the sequences of operation should be inserted when they are not shown on the drawings. It is important that these sequences be cle…
266	14.27 Control Valve Installation. A valve can be properly selected and sized and still be a failure if it is not properly installed. Globe valves and other linear-motion valves should be installed vertically. In this position, there is less bending m…
267	14.28 Hydronic Pressure Sensor Installation. The mechanical subcontractor typically provides fittings and valves for pressure transducers. The controls subcontractor must provide locations for these devices. 14.29 Control Damper Installation. The control dampers are typically installed by the sheet metal subcontractor but are supplied by the controls subcontractor. This work needs to be coordinated between the two subcontractors to ensure that properly s…
269	14.30 Fire/Smoke Damper Coordination. The application of smoke and combination smoke/fire dampers must be carefully considered and coordinated in order for these devices to accomplish their intended functions. Two major applications are as follows:
270	14.31 Duct Smoke Detection. Duct smoke detectors are required by most codes on air-handling equipment with capacities over 56.6 m3/min (2000 cfm). When there is a fire-alarm system in the building, the duct detection system is required to be connecte…
271	14.32 Taps and Wells. Pressure and temperature taps are an important aspect of the ability to commission and maintain a BAS. The sensors cannot have their calibration checked in place unless the sensed media can be measured by a second instrument and… 14.33 Application-Specific Controllers (ASCs) for Equipment Specified Under Other Sections. Packaged systems that are specified elsewhere often come bundled with their own microprocessor-based electronic controls. Examples include rooftop units (RTU)…
273	15. Valves and Dampers 15.1 General. Section 15 introduces basic BAS design concepts for the mechanical equipment that modulates flow—valves and dampers. Variable-frequency drives or pumped coils are alternative methods of controlling the medium flow but are beyond the s… 15.2 Control Valves
274	15.3 Dampers
276	16. References
278	Informative Appendix A: Sample Specification
280	Informative Appendix B: BACnet B1. What Is BACnet? B2. How Does BACnet Work? B2.1 What is Communicated? BACnet represents common building automation and control functions as collections of information called “objects.” Presently, BACnet defines 25 standard objects, including analog inputs and outputs, binary inputs and ou… B2.2 How to Communicate? BACnet defines methods for exchanging data. These methods are referred to as “services” and are used by system suppliers to exchange (read, write) information between systems. B2.3 How Are the Messages Transported on the Network? Whether dealing with local area networks (LANs) or wide area networks (WANs), BACnet can work over a variety of commonly available network technologies used in the DDC industry, including Ethernet… B3. Specifying B3.1 Data Exchange. The most basic level of interoperability is support for data exchange. This allows one device (either a controller or workstation) to view (read) or change (write) data that exist on another device. While the data exchange functio…
281	B4. BACnet/SC (Secure Connect) B5. Use Of BACnet for Legacy Systems
283	Informative Appendix C: Local Operating Network (LON) C1. What LonWorks IS C2. How LonWorks Works C3. LonWorks Standards C4. Technical Overview C4.1 Tier 1—Network Management, User Interfaces, Databases. LonWorks defines a common set of data types called “variables,” or “Standard Network Variable Types” (SNVTs), and configuration properties called “Standard Configuration Property… C4.2 Tier 2—Network Infrastructure. Tier 2 includes the set of connectivity, wiring, and related components of an interoperable system, such as routers, repeaters, media converters, etc. ISO and ANSI standards identify the necessary requirements fo…
284	C4.3 Tier 3—Network Devices and Equipment. Tier 3 includes the network media, protocol stack, and application layer guidelines that ensure interoperability at the physical layer, network layer, and application layer. Multiple media are available fo… C4.4 Tier 4—End Devices, Sensors, and Actuators. Tier 4 includes the device profile details for specific sensor and actuator data types as part of the LON protocol. It also includes the required details for units, range, resolution, control, monito… C5. How Was it Done?
285	C6. Design Criteria C7. Use of LonWorks for Legacy Systems C8. BAS Web Services Standard
286	Informative Appendix D: Interoperability Case Studies D1. Case Study #1
287	D2. Case Study #2
288	D2.1 Project Considerations: Alternative Protocols. Is it acceptable for a vendor to bid floor-level controls that do not support XYZ protocol? Yes, as long as the vendor supplies a gateway and makes the necessary information available to meet the de… D2.2 Project Considerations: Interoperability to Other Protocols. Many controls suppliers have drivers available to directly connect to the controls of several major equipment suppliers. This solution is acceptable as long as the appropriate informat…
289	Informative Appendix E: Performance Monitoring and Fault Detection and Diagnosis (FDD) E1. What Is Performance Monitoring and Why Is It Important to the BAS Designer? E2. Performance Monitoring Option 1: Data Collection and Trending with Analysis on a Manual Basis E3. Performance Monitoring Option 2: Develop Manual Tools, Purchase a Software Application to Create X-Y Plots from Trend Log Data or Select a BAS Manufacturer that Supports THIS Functionality Natively
290	E4. Performance Monitoring Option 3: External Analysis of Device Information for Performance Monitoring Using a Third-Party Software Package E5. Benefits of Performance Monitoring
291	E6. Benefits of Incorporating FDD into a Performance Monitoring Plan
296	E6.1 Option 1: Create Alarms on the BAS for Fault Detection and Diagnosis. Option 1 FDD items can be reported as an alarm or use a manual process. For example, if the BAS is programmed to give an alarm when the fan status input does not match the fan… E6.2 Option 2: Purchase Equipment That Has Built-In FDD Capabilities. The device’s software routines include an onboard rules engine in a device such as an RTU or chiller that analyzes data to determine the nature of the internal fault.
297	E6.3 Option 3: Engage a Third-Party FDD Software Supplier to Provide FDD on an Automated Basis. Option 3 contains two suboptions. The FDD software supplier may have software to compare a device to one or more other devices (Option 3a) or to compare t…
298	E7. Combining Performance Monitoring Options with Fault Detection and Diagnosis Types E7.1 Combination Example 1: Implement Option 1 Performance Monitoring and Option 1 FDD. This simple example of manual performance monitoring and FDD is provided because the BAS designer’s owner may prefer a modest manual approach at first before im… E7.2 Combination Example 2: Implement Performance Monitoring Options 1 or 2 with FDD Option 2. Under this example, the mechanical designer will specify devices with onboard FDD. The BAS designer will then specify that the FDD data are trended and ala…
299	E7.3 Combination Example 3: Engage a Third-Party Software Supplier to Provide Both Performance Monitoring Option 3 and FDD Options 3a and 3b. Under this combination example, the owner would engage one or more third-party software vendors to provide t… E8. BAS Requirements to Implement Performance Monitoring and Fault Detection and Diagnosis E9. BAS Requirements to Implement Performance Monitoring and Fault Detection and Diagnosis
303	E10. Impact of the Performance Monitoring/FDD Option on BAS Design E10.1 Selection of Controlled Equipment. Equipment with packaged controls on a BAS project at Option 1 may allow for enable/disable, set-point changes, and a common alarm contact. This same equipment at Option 2 or Option 3 may require a network conn… E10.2 Server Requirements. Projects at Option 1 or Option 2 may not require a server to collect data. It may be sufficient to trend the data in the BAS panels. Because trending in BAS panels is limited by panel memory, the BAS designer can specify th… E10.3 Software License Options and Costs. The data volumes increase as one moves from specifying Option 1 to Option 3 as part of a BAS. Most BAS front-end software licenses are based on object count. There is normally an increase in software cost to … E10.4 Interoperability Considerations. BAS projects at Option 1 may only require one vendor’s equipment on the project. Option 2 or 3 projects may require chillers, boilers, meters, or other equipment with networking capabilities, implying that the…
304	E10.5 BAS Equipment Sophistication. Performance monitoring is not restricted to measuring utility consumption and demand. The BAS may act as a server to pass runtime or other information to other applications in the enterprise, such as the preventive… E10.6 Client/Server Capabilities. BASs are normally designed so that the field controls respond to a request from the front end for information on the status of a point or to receive an update to a schedule. The field controller is called the “serv… E10.7 Event Response. The client functionality required for Option 3 includes taking action in response to a trigger, such as initiating a demand response to deal with a real-time pricing signal from an energy service provider. These smart devices ma…
305	E10.8 The BAS as an Ongoing Commissioning as Well as a Performance Monitoring Tool. BASs used for Option 3 performance monitoring and FDD may have the capability to undertake commissioning on a regular basis. Under this process, the BAS would report … E10.9 The BAS as an Integral Component for Fault Detection and Diagnosis (FDD). Building designs are becoming more complex to meet sustainability requirements, such as those of LEED, Go Green™, or Green Globes™. BASs can help operators optimize m… E11. References
306	Informative Appendix F: Sources of Protocol-Specific Specification Language F1. BACnet F2. Konnex F3. LonMark F4. Modbus F5. Profibus F6. ZigBee
307	Informative Appendix G: Relevant ASHRAE Guidelines and Standards to Consider when Preparing a BAS Specification