Building Management System Procurement Guide
Building ManagementSystem ProcurementGuideSeptember 2014
ContentsIntroduction4BMS Overview5BMS Procurement Flow Diagram71SECTION 1 Define Requirements81.1Define Scope and Boundaries of the BMS (Step 1)91.2Define Design Criteria (Step 2)91.3Identify Existing BMS Infrastructure101.4Management, Operation and BMS Users (Step 3)112SECTION 2 Develop Business Case122.1Evaluation of New System Design Criteria (Step 4)132.2Evaluation of Available Solutions (Step 5)162.3Define Savings Potential (Step 6)172.4Prepare and Finalise Business Case (Step 7)193SECTION 3 Commercial and Funding Solutions (Step 8)213.1Procurement213.2Funding Options213.3Commercial Options223.4Maintenance Contracts234SECTION 4 Performance Optimisation & Innovation264.1Development of Performance Specification (Step 9)264.2Innovation and Performance Enhancement (Step 10)275SECTION 5 Technical Overview315.1Overview315.2BMS Communications335.3Interfaces with Third Part Equipment – “Open” Protocols345.4Local User Interfaces355.5System Security366SECTION 6 Day-to-Day Management377APPENDICES38Appendix 1 – Glossary of Terms38Appendix 2 – British Standard BS EN 15232 Guide40Appendix 3 – Low Energy Control Strategy42Appendix 4 – Sample Controls Specification for a Typical School50Appendix 5 – Typical Measurement and Verification Plan52
Appendix 6 – Maintenance Specification54
IntroductionA Building Management System (BMS) is a computer-based control system thatmanages and controls the mechanical and electrical services of a single building, up toan entire portfolio of buildings. Successful implementation and operation of a BMS allowsbuilding performance to be optimised and substantial energy savings to be achieved.Whether an entirely new installation or upgrades of an existing system, it is likely thatsignificant financial commitment is required in order to pursue a BMS project. It istherefore important to ensure that the BMS is properly designed and specified and thatthe procurement process is closely controlled. This may be applied to the supply andinstallation of equipment alone or to an ongoing arrangement over many years with aservice provider or contractor.This document is primarily written for those with responsibility for energy, managementof energy, decision makers and managers or estate / facility engineers with limitedknowledge of BMS. It is designed to assist organisations through the process ofprocuring BMS and support services thus helping to ensure the following: The requirements of the BMS project are fully defined relative to managementand operational needs.The organisation understands the drivers for change.Clients understand what sort of performance parameters need to be consideredand specified.A robust investment business case can be developed.Key technical characteristic of BMS are understood so that it is possible to liaiseconfidently with suppliers and contractors.Procurement processes cover the factors and issues that are particular to BMS aswell as the other commercial considerations when letting contracts.Innovation is sought in the tenders by suppliers and service providers.The performance of BMS service can be monitored and verified to ensure thatoptimised savings are being delivered.Adequate provision is made for the day to day management of the BMS.Different contract and procurement approaches can be assessed; for example fulloptimised management including on site management options.The organisation understands its own resource, competencies and constraintswith regards to BMS operation and management capability.A flowchart outlining the key steps in specifying and procuring a BMS project is provided.In the electronic version of this guide, this flowchart links to the relevant sections withinthe main body of the document. A glossary of terms are detailed in Appendix 1.
Building Management System ProcurementGuide 5BMS OverviewProviding facilities to maintain a comfortable environment in all buildings requires someform of mechanical and electrical services, such as boilers, heating and ventilation plant.These have to be controlled by some means in order to ensure that, for example, sufficientheating is provided to maintain comfortable conditions in the occupied space. In somebuildings, services are controlled by manual switches, time clocks and thermostats whichprovide “on” and “off” signals in order to operate the building services as required. Inmany buildings, however, BMS is used to ensure that variable signal responses are providedin an efficient and flexible manner to match a gradually changing environment.The five basic functions of a BMS can be considered as the following: Management of an organisation’s building services from one central location througha user friendly interface. Controlling and optimising the operation of the building services to meet therequirements of the building occupants and in relation to other external variablessuch as prevailing weather conditions. The ability to monitor and manage building service equipment to ensure that it is runefficiently and reliably. Monitoring plant condition status and early identification of failure or wear and toprovide diagnostic data. Providing management reports on building and plant performance using logged dataon plant operation and environmental conditions.Reductions of 10 to 30% in heating energy consumption can be realised for BMS thathave been well designed, maintained to specification requirements and optimallyoperated / managed as compared with poorly performing systems1 1In addition to energy savings, BMS offer other advantages including:Providing close control of environmental conditions to ensure that comfort levels aremaintained can help to improve morale amongst the occupants which mayultimately boost productivity.Rapid real time access to information allows the BMS operators to respondpromptly to the requirements and comments of building occupants – frequentlywithout the need to visit site or zones.Generation of automatic alarms which inform the appropriate personnel of problemswith equipment or changes to the building conditions that are outside of acceptablelimits.Preventative maintenance planning by, for example, counting the hours run by keyplant or measuring changes in system pressure to detect fouled air filters inventilation systems. This helps ensure that plant continues to operate reliably,avoiding unforeseen and disruptive breakdowns and helps to extend equipmentlife.Potential impact of controls on the thermal energy savings for non-residential buildings relative to BSEN 15232Reference Standard C
Building Management System Procurement Guide 6To obtain the full benefits and features of a BMS, it should be a centralised system with allthe sites connected to a front end supervisor (this can then be accessed if required bymultiple users via a web-browser). There are a number of well-established communicationprotocols employed for BMS, each with specialist uses including BACnet, LonWorks, MBus,Modbus and KNX2. The BMS should be able to manage these protocols concurrently,creating a seamless joined-up approach to operating the full complement of the buildingservices. More details are provided within Section 5.2 of this guide document.The following BMS Procurement Flow Diagram guides the reader through ten keydecision making stages or steps from boundary definition through business casedevelopment, determining a suitable commercial approach, development of performancespecification and evaluation of solutions. It is recognised that individual organisations willhave various skill sets and needs and will benefit from this guide document accordingly.The aim of the flow diagram is to assist different organisations in interfacing with differentstages in a way that meets their particular needs. There is some explanation regarding eachof the individual stages or steps within the edit boxes adjacent to the flow diagram.The BMS Procurement Flow Diagram is configured to allow the user efficient access torelevant sections and resources by clicking on links. At the end of each section within thedocument, you can return, ‘Back to the flow diagramme’ to allow you to continue yourresearch.2BACnet – developed specifically for buildings: focusing on HVAC, fire control panels, security and access. BACnetwas developed by AHSREA (American Society of Heating, Refrigeration and Air conditioning Engineers) and is themost widely used both in the UK and internationally. LonWorks – similar to BACnet. Meters-Bus (MBus) – MBuswas developed specifically for remote reading of meters. Modbus – used to enable communication betweendevices such as an automation station and chillers. KNX – lighting systems, shading (automated blinds), roomclimate, security and BMS.
Building Management System Procurement Guide 7BMS Procurement Flow DiagramStep 1Step 2Step 3Step 4Define the scope and boundary of the BMSIdentify which buildings and which plant or equipment will be covered by the BMS project. Also determinethe extent of control and functionality that would be required from the BMS.Define conceptual design criteriaDefine the design criteria so that the most appropriate system(s) are provided to meet the organisationsrequirements can be selected.Identify existing systems on each siteTo establish the scope of the BMS upgrade works it is necessary to establish what control systems arecurrently installed.Detailed evaluation of existing systems relative to design criteriaConstruct a detailed picture which will inform the design criteria for the new system and provide the basisagainst which potential BMS equipment or service providers can develop proposals and commercialquotations.There is a uniform BMS focusing on 1 or 2systems.There is a disparate range of systems of varying age,condition and functionality.Does the system meet the design criteria?Determine the breakdown of coverage for eachsystem based on number of sites, % of energyconsumption and costs or CO2 emissions.NoYesStep 5Step 6Step 7Carry out an assessment of potential systems and select the preferred solutionA specification for the BMS installation or upgrade is developed. It should include the systemdesign requirements including the hardware, software and functionality as well as performancerequirements such as target Key Performance Indicators. This specification can then be used toassess the merits of suppliers’ proposals.Define potential savings along with operational and investment budget costs and payback periodIt is likely that cost savings achieved through improved energy efficiency will form a significant part of thefinancial justification for any BMS project. Therefore, reliably forecasting such efficiency gains and hencecost savings forms an important element in developing the business case.Prepare detailed business caseSome form of business case will need to be developed to secure project funding and commit to aprocurement process cost savings forms an important element in developing the business case.Step 8Evaluate Commercial and Funding OptionsOnce the business case for a BMS upgrade has been developed consideration needs to be given tocommercial and funding solutions. This should also consider the funding of maintenance for the system.Step 9Develop a performance specificationThe tendering process provides you with the opportunity to specify the level of support that you require.This would be effectively consolidated and presented in the performance specification.Step10Innovation and performance enhancementThis is all about how the supplier contractor can add value specifically with regard to performance ofcomplete systems
Building Management System Procurement Guide 81 SECTION 1 Define RequirementsThe first key step in planning a BMS installation is to develop definition of the requirementsfor the system. By constructing a clear picture of requirements you put yourself in the bestpossible position to correctly define the design and specification of the system to meet theparticular needs of your organisation. This will help you to control tendering exercises andencourage suppliers to propose systems that are not over-specified and therefore incurringneedless costs.In cases where an existing BMS is being replaced or upgraded, it will be possible to call onthe experience and lessons learned from the original system to help to fully define yourrequirements. Where an entirely new BMS is to be deployed or your experience is limited, itmay be prudent to consult with independent specialists and / or colleagues from similarorganisations.In order to define the requirements that will dictate your BMS specification, it is necessaryto determine the functionality of the system, together with how it will be managed andoperated and by whom. This section explores these aspects in more detail and covers thefollowing steps:Step 1 Define scope and boundaries of the BMS.Step 2 Define design criteria.Step 3 Identify the existing system infrastructure.This section also explores the Management and Operation of a BMS together with therequirements of different types of system users.
Building Management System Procurement Guide 91.1 Define Scope and Boundaries of the BMS (Step 1)It is important to define the scope and boundaries when considering embarking on a BMSupgrade, whether a comprehensive new installation, a system replacement or existingsystem upgrade. By this we mean clearly identifying which buildings and which plant orequipment will be included and required to be monitored and / or controlled by the BMS. Asthe BMS project is likely to be highly capital intensive, it is essential that expenditure isprioritised and targeted where it will be most effective at improving energy efficiency,occupant comfort and reporting requirements. Suitable criteria for selecting and prioritisingBMS upgrades include consideration of the following: Annual energy expenditure – typically, BMS installations cost from around 10,000upwards, therefore in order to be cost effective there may be a need to set aminimum cost threshold for the energy use controlled.Annual energy consumption of the site, building or portfolio.Annual CO2 emissions of the site, building or portfolio.Type of buildings or facilities; some buildings may have a greater potential forsavings or would benefit from greater central management, for instance, theflexibility of programming offered by a BMS would suit buildings that have irregularor infrequent occupancy patterns.System standardisation; where an organisation has exposure to a particular BMS ormultiple BMS it is likely to be cost effective to standardise on preferable one BMS,providing the system(s) meets the design criteria (See Section 1.2).Age, condition, reliability of existing systems, e.g. prioritising sites where theexisting system is unserviceable or redundant.BMS rationalisation of systems – standardising to a limited number of systems(ideally one or two) to optimise management and performance.From this level of analysis it should be possible to identify and prioritise sites to be includedin the BMS upgrade programme based on potential energy and cost savings as well as BMSresilience including vulnerability to existing system obsolescence. Some sites may need tobe omitted from an upgrade programme if there is uncertainty over their long term futureor where the organisation has no direct control over their use, for example a Public FinanceInitiative (PFI) site or leased sites etc.1.2 Define Design Criteria (Step 2)There are a wide range of BMSs on the market with varying levels and performance,functionality and system support. It is therefore important to define the design criteria sothat the most appropriate system(s) that meets the organisation’s requirements can beselected.The higher the level of specified automatic control with a system design then the greaterthe potential benefits of the system, although such systems will incur greater costs andpotentially higher exposure to maintenance reliability issues. To act as a guide for BMSdesign, there is a European and British Standard (BSEN15232) which provides a structuredclassification of building automation and control technologies. The Standard identifies fourclasses (A, B, C and D) of control systems and details of their potential energy savingimpact for a range of buildings. Full details of these classifications with potential savings areprovided in Appendix 2.
Building Management System Procurement Guide 101.2.1 Suggested BMS Design Criteria RequirementsBMSs are very flexible and can be designed to meet the specific requirements of anorganisation. Functionality ranges from basic level of heating, ventilation and airconditioning (HVAC) control with no energy monitoring activities through to a high level ofenergy performance with energy monitoring, room level automation, scheduledmaintenance and change logging etc. Review of the requirements of the system should bemade as part of the development of the BMS strategy, which should also consider thefollowing functionality criteria: Software package – flexible, able to meet a wide range of applications and able toprovide a wide range of energy analysis and maintenance functionsNetwork capabilities using local area networks, wide area networks and standardbrowser technology to utilise the organisation’s IT networksSupports multi-users with appropriate levels of accessSupports open protocol technologies commonly used for BMS applications includingBACnet, MODbus and KNXGateways to communicate with third party equipmentManufacturer committed to on-going support and development of productCommitment to backward compatibility to support existing BMS equipmentThese issues are discussed in more detail in the Technical Overview – Section 5 and detailsof low energy control strategies are also included within Appendix 3.In addition, you may wish to consider whether the organisation wants to use a systemsupplied and installed through an extensive well established network of Approved Partners.This will ensure that the organisation is not restricted to using one, or a limited number ofcontractors, or alternatively a manufacturer who predominately markets their productsdirectly to the end user. It is recommended that an organisation should try to standardiseon a limited number of systems (one or two) in the interest of in-house knowledge andexpertise, availability of spares and access to trusted third party support.1.3 Identify Existing BMS InfrastructureTo establish the scope of the BMS upgrade works it is necessary to determine what controlsystems are currently installed on the sites included within the boundary of the upgradeprogramme.By following this step, the organisation will be able to identify their exposure to each systemand identify sites that have obsolete or unserviceable systems that may be particularlyvulnerable. These can be ranked for example by percentage of sites with each system,percentage of energy consumption or percentage of energy costs or carbon dioxideemissions for each system etc. Ranking the existing BMSs and control systems in such away will provide useful information to prioritise where investment in BMS is likely to be mostbeneficial and cost effective.Also part of an existing system review will need to include current communication links andprotocols, for example ethernet or dedicated wired transmission, as system upgradecommunication compatibility will have a noticeable impact on the system upgrade budget.Where it is found that there are a range of different manufacturer’s BMSs installed, it isrecommended that the systems are rationalised. Organisations with a multitude of systems
Building Management System Procurement Guide 11find it difficult to manage their BMSs effectively as the operator needs training on the use ofeach system which often requires the support of a number of specialist BMS contractors. Inaddition,
A Building Management System (BMS) is a computer-based control system that manages and controls the mechanical and electrical services of a single building, up to an entire portfolio of buildings. Successful implementation and operation of a BMS allows building performance to be optimised and substantial energy savings to be achieved.
Procurement Procedures Procurement 2.4 Procurement authority 38 2.5 Modification of individual procurement authority 38 2.5.1 Delegation of procurement authority 38 2.5.2 Delegation of procurement authority to UNFPA officers at headquarters 38 2.5.3 Delegation of procurement authority to field office managers 41
Strategic Procurement for Innovation Vassilis Tsanidis Dr.Jur f. National Expert on Innovation Procurement in the EU A. STRATEGIC PROCUREMENT –2 Innovation Procurement Green/Circular Procurement Social Procurement . 10-11-2020 2 EU Public Procurement Directives (2014/24 , 2014/25)
Procurement For GoJ purposes, Public Sector Procurement is the acquisition of goods, services and works, by any method, using public funds, and executed by the Procuring Entity or on its behalf. Procurement Contract A contract between the Procuring Entity and a Broker/Insure resulting from procurement proceedings. Procurement Officer A person with the authority to conduct procurement .
Established 2013 Yes Yes SP/ATI: Section 508 Standards Guide (posted to the ATI Procurement website) SP: EIT Procurement Plan . 1.2 Yes Request the Chancellor’s Office provide a list of PeopleSoft procurement codes that fit the EIT categories. . CSU ATI Procurement Community of Practice Monthly ATI Ad Hoc Procurement Sub Committee Bi-Weekly
in the MCC Procurement Guidance Note: MCA Non-PPG Covered (NPC) Purchases that are covered by guidance provided by the Procurement Operations Manual (POM) and Procurement . 1 The MCC Program Procurement Guidelines are based upon the World Bank’s Guidelines: Procurement Under IBRD Loans and IDA Credits and it has been adapted to reflect MCC .
E-Procurement Systems in perspective The benefits of e-Procurement have been verified by many leading companies worldwide, and e- Procurement is a significant tactic in most companies' e-Business strategies (Crook and Kumar, 2008). The consensus is that e-Procurement benefits organizations with respect to procurement cost and process
defining the term e-procurement (Vaidya, Yu, Soar & Turner, 2003). While the terms 'e-procurement' and 'e-purchasing' have been used synonymously in many jurisdictions in an attempt to prove their involvement in the e-procurement revolution (m), the term 'purchasing' has a narrower scope. E-procurement refers to the use of internet-
The public procurement process is represented by a set of rules, policies and procedures that specify how government procurement activities are supposed to be carried out (Azeem 2007). In Zimbabwe, the Procurement Act summarises procurement regulations and processes that are detailed in the Procurement Regulations (Zimbabwe Government 2002).
