To earn this credit, your project building must have a Building Automation System (BAS)A building automation system (BAS) uses computer-based monitoring to coordinate, organize, and optimize building control subsystems, including lighting, equipment scheduling, and alarm reporting. that monitors and controls HVAC and lighting systems.
The minimum BAS functions for HVAC include monitoring the status of sensors and controlled devices, scheduling equipment off when not in use, scheduling set points and setbacks, and trending equipment status.
The minimum BAS functions for lighting includes scheduling lights to turn off during unoccupied times.
Teams generally pursue this credit only if they already have a BAS in place, but in some situations they may expand the level of automation as part of the LEED process.
Buildings with an existing BAS often do not have automated lighting controls included, and teams in this situation often make the mistake of overlooking the need to address lighting automation as part of this credit. It’s okay to have one automation system that deals with lighting only and another that handles HVAC systems.
Providing local automatic controls (occupancy sensors) for lighting is considered to be an acceptable level of automation for this credit; no BAS tie-in is required.
Older BAS installations with pneumatic controls will qualify for the LEED requirements, but upgrading to Direct Digital Controls (DDC) will provide a system that is fully integrated and responds quicker and with more accuracy to system inputs.
Building Automation Systems help to achieve an optimal balance between energy efficiency and occupant comfort. A BAS is made up of three key components including sensors, controllers, and controlled devices. These components act together to monitor building conditions, compare those conditions to desired conditions, and signal equipment to adjust as necessary to bring the building within desired setpointsSetpoints are normal operating ranges for building systems and indoor environmental quality. When the building systems are outside of their normal operating range, action is taken by the building operator or automation system..
Yes, this scenario would meet the credit requirements. The intent is for the building to have automated control over the major building systems, not that one system controls everything. If a building has areas with distinct usage patterns (i.e. an arena), then it is reasonable to have another BAS controlling the functions related to that space. Make sure that HVAC and lighting is controlled for the entire building and that the system has a user interface that provides trend information.
Providing local automatic controls (occupancy sensors) for lighting is considered to be an acceptable level of automation for this credit; no BAS tie-in is required. It is also a cost-effective alternative and is more desirable in multi-tenant buildings.
Both options work, but you must ensure that the calibration aligns with the manufacturer’s recommended interval. For either option, your team must develop a calibration report that summarizes the calibration and system testing performed during the performance period. Be sure that whoever is performing the calibration has the appropriate instrumentation and is following the calibration schedule from the manufacturer, including testing / replacing valves, dampers and sensors.
Fire, Life and Safety are exempt from this credit.
Determine whether an existing BAS will meet the needs of the building and the LEED criteria or whether a new or upgraded BAS is needed.
The decision to expand or replace a BAS should be based on the building’s automation needs and the existing system’s ability to meet those functions. Commissioning activities conducted as a part of EAc2.1: Existing Building Commissioning—Investigation and Analysis may help to assess the existing system and inform this decision.
An older BAS with pneumatic controls will meet the LEED requirements, but upgrading to direct digital controls (DDC) will provide a system that is fully integrated and responds more quickly and with more accuracy to system inputs.
Teams generally pursue this credit only if they already have a BAS in place, but in some situations they may expand the level of automation as part of the LEED process to include HVAC and lighting system components that were not previously automated.
If the project has a BAS but not 100% tie-in of HVAC systems or base building lighting to the BAS, it may still be eligible for the credit but would need either extend the BAS to cover those systems, or check with GBCI to see whether it qualifies.
Incentives for BAS installations may be available in some areas through the local utility or government agency. (See Resources.)
Confirm that the HVAC-related BAS functions include monitoring the status of sensors and controlled devices, scheduling equipment, set points and setbacks, and trending equipment status.
The BAS user interface should include the status of each sensor or controlled device.
The minimum capabilities for BAS equipment trending are as follows:
Confirm that lighting controls are included in the BAS and if not, assess the feasibility of expanding the BAS to include lighting or adding localized lighting controls.
Lighting with local automatic controls (occupancy sensors) does not need to be tied into the BAS to meet the credit requirements.
BAS functions for lighting control include ensuring that lights are off after occupied hours.
It is acceptable to have one automation system that deals only with lighting and another that handles HVAC systems.
Using wireless technology with BAS upgrades will help to minimize costs. BAS should be able to integrate with other building automation control systems. Consider BACnet-compatible or other open-source communication protocol for better integration into the existing system. (See Resources for more on BACnet.)
A BAS can offer the ability to send alarms via email, pager, or telephone to alert building managers and technicians of developing problems and system failures.
A BAS can offer load-shedding to reduce utility costs at times of peak demand, when power companies offer financial incentives for commercial utility customers to cut back on power usage in order to prevent brown-outs.
Calibrate sensors according to the manufacturer’s recommended interval.
Maintain a preventive maintenance program that includes regular sensor and actuator calibration for BAS components.
Management companies that install a good BAS can configure the system to bill tenants for actual energy usage, encouraging energy efficiency while improving the cost-effectiveness of the system.
Excerpted from LEED 2009 for Existing Buildings: Operations & Maintenance
To provide information to support the ongoing accountability and optimization of building energy performance and identify opportunities for additional energy-saving investments.
Have in place a computer-based building automation system (BAS)A building automation system (BAS) uses computer-based monitoring to coordinate, organize, and optimize building control subsystems, including lighting, equipment scheduling, and alarm reporting. that monitors and controls major building systems, including at a minimum, heating, cooling, ventilation and lighting. Have a preventive maintenance program in place that ensures BAS components are tested and repaired or replaced according to the manufacturer’s recommended interval. Demonstrate that the BAS is being used to inform decisions regarding changes in building operations and energy-saving investments.
Install and/or maintain a BAS to automatically control key building systems. Ensure that relevant staff are adequately trained to use the system, analyze output, make necessary adjustments and identify investment opportunities to improve energy performance.
This database shows state-by-state incentives for energy efficiency, renewable energy, and other green building measures. Included in this database are incentives on demand control ventilation, ERVs, and HRVs.
Provides information on the types of BAS, key components and diagnostic tools, case studies and BAS maintenance.
BACnet is an ASHRAE building automation and control networking protocol that was designed to meet the communication needs of building automation and control systems for applications such as heating, ventilating, and air-conditioning control, lighting control, access control, and fire detection systems and their associated equipment. The BACnet protocol provides mechanisms by which computerized building automation devices can exchange information, regardless of the particular building service they perform.
The following links take you to the public, informational versions of the dynamic LEED Online forms for each EBOMEBOM is an acronym for Existing Buildings: Operations & Maintenance, one of the LEED 2009 rating sytems.-2009 EA credit. You'll need to fill out the live versions of these forms on LEED Online for each credit you hope to earn.
Version 4 forms (newest):
Version 3 forms:
These links are posted by LEEDuser with USGBC's permission. USGBC has certain usage restrictions for these forms; for more information, visit LEED Online and click "Sample Forms Download."
I am looking for an example or template for the BAS Summary for the
EAc 3.1. I am not quite sure what needs to be included in this summary or how it should be written. We are using the Metasys Intregrator System and controll hundreds of points and functions.
Hello Elizabeth, I can send you a BAS summary we recently used on a project that just received Platinum Certification.
Could you also send me the BAS summary report ? My project is an eleven stories multi-tenants office building.
Thanks a lot.
We have a large auditorium that seats about 150 people...we have a system in that space that not only controls the lights, but also screens, sound and IT functions. It has been pre-set with various settings for lights; however, it is not interconnected with our BAS system and it is a system that is manually controlled to adjust settings...lights throughout the building, except in offices and meeting rooms, are programmed to shut off after hours. We have plans to install sensors in the meeting and office rooms not controlled by the BAS, but it would not be feasible to place such sensors in this room with sophisticated controls already in place. Will this Audtitorium/ Conference's set up room hurt our ability to attain the credit? Thanks so much.
I'm a little confused on what's going on in the building, so let me know if this description makes sense:
- There is a BAS system for the entire building's HVAC equipment, including the auditorium
- There are is a separate BAS (or similar) in the auditorium that controls lighting and other IT functions
- The lights throughout the rest of the building are programmed to shut off after hours and you plan on installing occupancy sensors (though not tied to the BAS)
Is the above correct? If so, then the description you've given should already meet the credit requirements. The point is the controllability, not that one system controls everything - if a building space has such different usage patterns (i.e. an auditorium), then it seems reasonable to have another BAS controlling the functions related to that space. Just make sure that HVAC and lighting is controlled for the entire building.
Additionally, providing local automatic controls (occupancy sensors) for lighting is considered to be an acceptable level of automation for this credit; no BAS tie-in is required.
Let me know if this answers your question or if I have something confused.
Thanks so much for the quick reply, Hannah! One detail that may not have come accross is that the BAS in the auditorium can not be set to automatically power the lights off. Though controled from a digital panel, the controls are technically manual - does this complicate our effort to earn the credit? Thanks again so much for your insight!
OK, so then it probably won't meet the credit requirements, because the system has to have a user interface that provides trend information. It also has to have a data capacity to store at least one more of trend outputs.
That said, if you install localized lighting controls like sensors (since these don't have to be tied to the BAS), then the space meets the credit requirements.
Does anyone have experience complying with this requirement? The reference guide does not offer many details on how this aught to be achieved. Can it be done in-house? Would most mechanical/TAB firms be capable of performing this service?
This is a little sticky. First, I'd develop a PM plan for your BAS that includes the sensor calibration and make sure that the phasing of this calibration aligns with the manufacturer's recommended interval.
Then you have a couple of options for actual calibration:
One, you could hire your BAS vendor or one of their certified contractors to complete the calibration. This service is sometimes included as a part of the overall BAS contract. I think this would be the most direct route.
Your other option is to do it in-house but your methodology would have to follow that listed in the manufacturer's product specifications. It may require some additional instrumentation.
In either case, you're going to have to submit a calibration report that summarizes the calibration and system testing performed during the performance period and within the manufacturer recommended interval.
Hope this helps.
Thanks for your detailed reply. I'm currently interacting with the client's controls/mechanical contractor to define the scope of work. Your suggestions will help.
I have also found that the preventative maintenance contractor is not always sure how to do this, as some of the equipment does not have a calibration schedule (valves, dampers, temperature sensors) from the manufacturer. In their words, "either it's working, or it needs to be replaced". My guess in these cases is that the equipment is verified or replaced.
Has anyone had this type of issue? How have you resolved it?
Our current (not submitted yet) strategy is to use the EPA's recommended interval of 1 year... We also cannot acquire anything official from the manufacturer...if anyone else has tried the EPA route, we would love to know what the outcome was...
Our project has about 50 tenants, which in some cases have small cooling unit in specified spaces, such as small data center. Also we to have some unit in staff room in undergrounds floors.
These devices are not interconnected in the BAS. Is the project eligible to achieve this credit?
The intent of the credit is to be able to monitor and control major energy using systems in your building. I would encourage your client to install a simple BAS, something like a series of communicating thermostats, or a daisy chain of DDC cards in the AC units. This will save operating cost in the long run. Does the building have a large central HVAC system that is monitored and controlled by a BAS? Or is the HVAC system a series of package units?
For this credit, what constitutes "unoccupied times" for lighting control systems?
We have a lighting control system that sweeps the building at 7pm to ensure lights in the building are off after-hours and every two hours thereafter. However, the lighting system does not sense when an office, conference room, or the restrooms are unoccupied and will not turn off the lights during technically occupied times of the day. Will this type of lighting system work, or does the system need to sense when every room is empty and switch off the lights?
Thanks for your feedback.
After reading the credit again, I think your existing lighting control panels will be fine. Although it mentions occupancy sensors as potential retrofit strategy for buildings without automatic lighting controls, the intent is to turn off the lights when the building is unoccupied. If the HVAC requirements are also met by a BMS sounds like your team is almost there.
That's good news. It always nice to hear you are on the right track. Thanks for the feedback!
Does your BAS control lighting in your offices, conference rooms, and restrooms generally, as in it shuts off all the lights at 7:00PM? Thanks!
We have 500 Fan coil units in our project but they are not on BMS. Chiller, boiler, AHUs and other HVAC units are on BMS. So my question is should we integrate the FCUs on BMS to achieve this point or not?
If this is a typical office space, the credit requires all of the Fan Coils to be at least scheduled and monitored by the BMS. The intent off this credit:
"To provide information to support the ongoing accountability and optimization of building energy performance and identify opportunities for additional energy-saving investments."
The 500 fans in these fan coils certainly fall within an opportunity for "energy-saving investments".
our entity is hotel in which rooms having a master control key. In this condition BMS would required for rooms or not?
Again, I think this is the same as the light questions before, if the AC is running it's using energy. Since this is a hospitality application we don't want to take control from the geusts, but it is valuable to know if the AC is running while the key is at the front desk and no one is using the room.
I know the Trane PTAC has a "Front Desk Contact Point" for low voltage on/off capability. Maybe something like this?
Is it necessary to integrate the entire lighting to BMS such as Hotel lobby lighting, corridor lighting which is always ON (24*7)?
Also should guest rooms lighting integrate to BMS or not? however rooms have control key for ON and OFF.
That's a good question Ashu. I couldn't find anything of consequence in the Credit Interpretation Rulings so I think this is one of those we have to dig a little deeper into the intent of the credit which reads:
"To provide information to support the ongoing accountability and optimization of building
energy performance and identify opportunities for additional energy-saving investments." LEED EB: O&M 2009
Given this, I would encourage your project to incorporate the lighting systems into the BAS. It seems the metering itself is important to the guide and in this case requires any energy use no matter the frequency, 24/7 or intermittent.
Could the hotel benefit from knowing that some number of guests leave their lights on when they check out? It is common in Italy for hotels to shut off the electricity to a room when the key is at the front desk. That would make this seem like a step in the right direction.
What level of lighting controls are acceptable for LEED? Do a certain percent of building lights have to be controlled by the BAS or is there some other measure? Maybe this requirement could be met if the BAS controlled only lights in common areas?
It seems like BAS control for only the common areas wouldn't qualify. However, local automatic controls like occupancy sensors would work for areas not controlled by the BAS.
What percentage of the lights in the building need to be either BAS controlled or occupancy sensor controlled? Is there a definite number for this?
Excluding task lighting, you will need 100%.
From our experience, if you have less than 100% tie-in to the BAS you will either need to expand BAS control, use local automatic sensors, or contact the project's review team to see if your level of control will work.
In a project we are working on, two systems (lighting and hvac) are actively monitored and have extensive control systems with allocated staff, end user software, etc. However the lighting system and the hvac system to not talk to each other, are not technically integrated. and staff in separate departments.
has anyone heard of this being a problem in documenting separate robust systems for this this credit? - Thanks!
Your approach should be OK - the EBOMEBOM is an acronym for Existing Buildings: Operations & Maintenance, one of the LEED 2009 rating sytems. reference guide pg 192 says separate automated systems may be used for lighting and for the HVAC systems.
Install automatic controls to shut off lighting after hours as part of any lighting control upgrades.
A BAS can support commissioning and auditing activities associated with credit EAc2.
Consider occupant controllability with any lighting control upgrades. Occupancy sensors with manual overrides will meet the requirements of this credit as well as controllability criteria.
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