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How buildings operate

Sean Kennedy – CEO, Voyant SolutionsJeff Bredeson – President, Voyant Solutions

Building Systems Fundamentals

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Agenda and Topics

• The Mechanics of Buildings• HVAC Control Systems• Access Control Systems• CCTV/Security• Lighting Systems• System Integration• Energy Management

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Front DoorAccess Cntl

PenthouseMech Systems

Control RoomBMS

System Integration

Energy Mgmt

Elec RoomLighting

SecurityCCTV

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PenthouseMech Systems

The Mechanics of the Building(HVAC)

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Building Mechanicals

• Function – components of the mechanical systems work together to handle the HVAC needs of the building or process

• Types– Boilers– Chillers– Cooling Towers– Air Handling Units– Air Distribution/Variable Air Volume (VAV)– Packaged Equipment

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Boilers

• Function – provides hot water or steam for heating the building or for process needs

• Types– Fire Tube– Water Tube– Modular

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Chillers

• Function – provides chilled water for cooling the building or for process needs

• Types– Centrifugal– Screw– Reciprocating– Absorption

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Cooling Towers

• Function – moves heat from the process water that was extracted from the building or process out of the building or process

• Types

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Air Handling Units

• Function – conditions air (heats, cools, humidifies, dehumidifies) for distribution around the building

• Types– Packaged Units– Built-up Air Handlers

• Constant Volume• Variable Volume

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Air Distribution & VAV

• Function – delivers conditioned air (from the AHU) to spaces in need (based on a call from a sensor)

• Types/components– Plenum– Ductwork– Terminal Boxes– Diffusers

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Packaged Equipment

• Function – Air Handling Units that have been packaged for sale based on industry demand

• Types– Roof Top Units– Split Systems– Unit Ventilators– Heat Pumps

Home

Warehouse

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HVAC Control Systems

Control RoomBMS

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History of Controls

• Function – automates the functions of the mechanical equipment which reduces human interaction and energy consumption

• Types– Mechanical Controls– Pneumatic Controls– Electric Controls– Direct Digital Controls– HMI and Graphics

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Mechanical Control

• Function – relied upon human interaction to control the Manual Valves and Dampers that controlled air and water flow (add picture)

• History– First type of control system– 1800’s-1930’s

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Pneumatic Control

• Function – used distributed, pressurized air to automatically open and close the dampers and actuators that controlled the flow of air and water in a building

• History– Big advancement from mechanical controls– State of the Art in 1930’s– Still used today (explosion proof areas, older buildings)– Disadvantages

• No monitoring capability• No centralized control• Pneumatic systems are hard to maintain• Used more in process than HVAC apps

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Electric Control

• Function – used voltage signals (0-10Vdc) to control mechanical devices in the building

• History– Developed in 1960’s – Very popular for a short period (1960’s-1970’s)– Example = Invensys System 8000– Advantages – more maintainable (no

compressors)– Disadvantages – not networkable = no central

monitoring or control

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Direct Digital Controls

• Function – creates a network of embedded computers that use digital signals (1’s and 0’s), sent over proprietary and/or open networks, as messages to initiate control through electric or pneumatic operators

• History– 1980’s to present– OEM’s created their own proprietary protocols

• Some still use– JCI

» N1 – proprietary TCP/IP» N2 – published RS-485

– Invensys» NW8000 – proprietary TCP/IP, RS-485» DMS – proprietary TCP/IP, RS-485

– Siemens Building Technology» Apogee – proprietary TCP/IP, RS-485

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Sell the Sizzle

• Function – uses computerized graphical images to allow the operator to monitor, control and troubleshoot the building from a central location

• History– Developed for DDC Systems– Graphical User Interface (GUI)– Human Machine Interface (HMI)

• Started as proprietary software for use with specific systems• Open Systems are changing HMI market• Initially all GUIs and HMI were thick client applications• Thin Client – hosted application that uses the web or intranet as

a means of distributing graphics and dataHomeTelecom

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Intermission

Let’s take a 15 minute break

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Access Control Systems

Front DoorAccess Cntl

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Who is in Your Building??

• Function – allows the building occupant to know who is in the building and prevent building access to any unwanted or uninvited people – Access control systems– Portal control and hardware

• History– Keyed Doors– Manned Security– Digital Controls

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Access Control Systems

• Access Control Functions– Human Inventory– Asset Protection– HR Implications (ease of adding/removing

badges)– Traffic Flow Control– Access-initiated HVAC Control

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Portal Control

• Doors • Gates• Turnstiles

HomeSchool

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CCTV/Security SecurityCCTV

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Personnel & Asset Protection

• Cameras• Digital Video Recorders (DVR)• Video Distribution

HomeSecurity

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Lighting Systems

Elec RoomLighting

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Lighting the Way

• Lighting for Function• Lighting for Productivity• Business Implications of Lighting• Energy Implications of Lighting

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Lighting for Function

• Task Lighting– Switched on based on demand– Not typically scheduled– Can be motion controlled– Examples

• Desk Lights

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Lighting for Productivity

• Good lighting schemes promote Good Productivity– Natural sunlight

• Reduces building energy spend• Improves productivity• Improves environment for building

occupants

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Business Implications

• Increased productivity of workforce = increased efficiency

• Decreased energy costs = increased bottom line

• Healthier environment = reduced sick time

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Energy Implications

• Lighting can be very expensive– Talk about % cost reduction by correcting

lighting issues– New technology

• T-8/12• Dimmable ballasts• LonWorks

– Scheduling– Monitoring– Load Shedding

HomeSchool

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Systems Integration

System Integration

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Making Buildings Talk

• Systems Integration (BMS, ACS, CCTV, Lighting)

• Building Integration– Campus– Multi-site

• IT Integration– LAN– MAN– WAN

BacNet

Proprietary

LonWorks

IntegrationEngine

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Systems Integration

• LonWorks– BMS

• Circon• Distech

– Access Control• Circon

– CCTV/Security– Lighting Control

• Hubble• Leviton

• BACNet– BMS

• Alerton• Automated Logic• Trane

– Access Control• ????

– CCTV/Security– Lighting Control

• ????

Open Systems - Why have 5 different systemsthat don’t communicate?

BacNet

Proprietary

LonWorks

IntegrationEngine

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Building Integration

• Making diverse systems in multi-building and campus environments communicate

• Best example = Public Sector– Campus built over time– Systems installed by lowest bidder– Results in – multiple systems that do not

communicate

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IT Integration

• Integrating the building systems into the overall IT infrastructure = IT Convergence

• Database Integration• ERP/Business Framework Integration

HomeOffices

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Energy ManagementEnergy Mgmt

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Focus on Green

• Reasons for Energy Management– Conserve natural resources– Save money

• Enabling Energy Management through effective building control

• Components of Energy Management– Data Acquisition– Data Loggers– Meters/submeters– AMR

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Energy Management Components

• Integrated systems and buildings– Allows data aggregation for volume leveraging– Enables proper energy monitoring and reporting

• Functional Metering– Divide the loads based on functional operation– Enables load shedding decisions to be made

• Energy Management Software– Pulls energy data to single database– Enables good decision making

HomePlexus

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Energy Mgmt Tools

Things to Look For:ScalabilityReporting CapabilityFlexibility

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Building Controls Industry

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The Players and the Process

• Owners• Building Managers• Architects• Engineers• General Contractors• Construction Managers• Mechanical Contractors• Electrical Contractors• Controls Contractors• System Integrators

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Follow the Money

OwnerPays for it ALL

General ContractorRuns the Project, Schedule & Budget

ArchitectDesigns the building

MechanicalContractor EngineersElectrical

Contractor

ControlsContractor

BuildingManager

Facility ManagementSystem Integrator

System Integrator

System Integrator

Construction ManagerOwner’s Rep

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Sales Approaches/Processes

• Bid/Spec– Division 15, 16, 17

• Negotiated– Performance Contracting– Direct to Owner– Service Contracts

• Design/Build• FMSI

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Performance Contracting

• Guaranteed PC– Energy Audit and Analysis– Savings determination = ROI– Savings guarantee– Financing– Popular in Public Sector

• Request for Proposal

• Non-guaranteed PC– Energy Audit and Analysis– Financing– No guaranteed savings = ROI– Popular in Private Sector/Direct to Owner

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FMSI

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Specification

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Front DoorAccess Cntl

PenthouseMech Systems

Control RoomBMS

System Integration

Energy Mgmt

Elec RoomLighting

SecurityCCTV

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Questions or Comments??

Thank you!