BUILDING MANAGEMENT SYSTEM (BMS)
This is an excerpt from other BMS specifications. While this specification is one of the better ones for coordinating the BMS with other IT based systems, there are still some problems that need to be addressed.
Drawings and general provisions of the Contract, including General and Supplementary Conditions and various Divisions Specification Sections, apply to this Section.
Contractor shall provide all Labor, Materials, Contractor’s Equipment and Plant to fully execute the requirements to furnish, deliver, and install the Works as expressly described in the Drawings and Specification, or implied therefrom, and in accordance with the Contract. It is the intent of this Specification section that the work performed be complete and acceptable in every respect for its intended purpose. It is further required that the provisions of this Specification section shall be complementary to, and shall be correlated with, the requirements of the Contract. Nothing in this specification section shall limit the scope of work as required by the Contract. This last sentence is problematic. No limitations on scope of work! Of what work and what contract. A BMS Contractor will interpret this to mean this Specification (or his subcontract works), but surely not the entire airport! This will require careful consideration, especially in a country where English is not the native language. From the Employers point of view, the Contract is the Whole of the works, and for a main contractor, it is their Contract for their portion of the works. Specifications that contain this kind of language are very dangerous; it could lead to excess bid pricing, omissions in work obligations, and all kinds of problems. Look at all the related works below, this one sentence would make the BMS Contractor responsible for all designs and costs for these interfaces and related works.
RELATED WORKS and INTEGRATION WORKS – See some questions below.
- Modular Indoor Central-Station Air-Handling Units
- Testing, Adjusting, And Balancing For HVAC (who does this, the BMS Contractor or the Mechanical Contractor?)
- Air Duct Accessories
- Identification For HVAC Piping And Equipment
- Low-Voltage Electrical Power Conductors And Cables
- Hangers And Supports For Electrical Systems
- Vibration And Seismic Controls For Electrical Systems
- Low Voltage Switchgear
- Electrical Power Monitoring and Control
- Variable-Frequency Motor Controllers
- Raceways And Boxes For Electrical Systems
- Common Work Results For Telecommunications
- Telecommunications Horizontal Cabling (who provides the cabling?)
- Computer and Server Equipment (who provides the Computer?)
- Local Area Network Equipment (who provides the LAN?)
- Digital Addressable Fire Alarm System
Control system consists of sensors, indicators, actuators, final control elements, interface equipment, other apparatus, and accessories to control mechanical systems.
Control system consists of sensors, indicators, actuators, final control elements; interface equipment, other apparatus, accessories, and software connected to distributed controllers operating in multiuser, multitasking environment on token- passing network and programmed to control mechanical systems.
Control system includes the following interfaces: (who defines the interfaces?)
- Air Handling Units (factory and field mounted controls)
- Data Center Air Conditioners
- Fan Coil Units
- Computer room Air Conditioning units
- Chilled Water Pumping and Control System
- Front-end Workstations and Data and Web servers.
- UPS (located for all DDC panels and workstations)
- Report Printer
- Alarm Printer
- VAV / motorised damper terminal boxes. Include all ELV and control wiring, transformers, end switches, test switches as indicated in the typical details.
- Miscellaneous Exhaust Systems. (How many are there of these miscellaneous exhaust systems? How will the tenderer price for this?)
- Interface wiring, conduit, raceways, and relays between fire alarm system devices (shutdown, automatic smoke control and purge overrides) and HVAC equipment (control dampers, AHU VFD’s, etc.). Coordinate shutdown, smoke control and purge override sequence of operations with FAS.
- The BMS system shall interface Peer to Peer’ with the Security Management Information System, Security Access Control System and provide alarm information as displayed on the BMS to achieve the sequence of operation.
- Provide all wiring from the fire alarm connections (Command and Monitoring Module) and power connection (230V spur) to all fire/smoke and smoke dampers. Include all ELV power and control wiring, transformers, end switches, test switches as indicated in the typical details.
- Provide local fire smoke damper control panels (FDCP) in plant rooms and as shown in mechanical plans, wiring in conduit- raceways to all fire smoke dampers for control (power-control wiring and resettable fusible link override) and monitoring (damper end switches) to control panel as shown on drawings.
- Coordinate location and quantity of FSD with mechanical drawings and FSD control diagram.
- Coordinate locations of command and monitoring modules with the Digital Addressable Fire Alarm Systems contractor based upon the smoke control and purge equipment indicated on drawings.
- BMS-Mechanical Power and Control Wiring and raceways for a complete system.
- VFD power, control and integration to motors and BMS. (Who prepares the Interface Design Document?)
- Electric Demand and power Meter Integration to BMS. (Who prepares the Interface Design Document?)
- Emergency Generator and Fuel Oil System Monitoring and Integration to BMS. (Who prepares the Interface Design Document?)
- Fire Alarm Integration to BMS. (Who prepares the Interface Design Document?)
- Lighting Control Integration to BMS. (Who prepares the Interface Design Document?)
- Server to server integration with the PCA Integration to BMS via Modbus Protocol or OPC protocol. (Who prepares the Interface Design Document?)
- Server to server integration with the Power Monitoring System (Substations) Integration via Modbus Protocol or OPC protocol. (Who prepares the Interface Design Document?)
- Server to server integration with passenger conveyance systems for critical alarm and maintenance monitoring only (OPC or Modbus protocol).
- Integration with the SCADA power control system via a Modbus protocol. (Who prepares the Interface Design Document?)
- Sewage Pit Monitoring. (Who prepares the Interface Design Document?)
- Grease Pit Alarm Monitoring. (Who prepares the Interface Design Document?)
- Domestic cold water storage tank monitoring (level alarm) (Who prepares the Interface Design Document?) .
- Irrigation water storage tank monitoring (level alarm). (Who prepares the Interface Design Document?)
I think you get my point about interfaces and making the requirements clear. There are many players involved here, but consider this:
The Employer only sees one main contract. (Of course they may break up the works into a few really big packages)
The Main Contractor has his large package, which may include the Building, MEP Works, and some Special Airport Systems. The Main Contractor will them subcontract these works into 15 or 20 subcontracts.
The Subcontractor will then sub package more works. So by the time you are done, the one main package becomes 100’s of little packages, and guess what? They all now have big GAPS.
Have you done your GAP analysis?