Hello Elizabeth, I can send you a BAS summary we recently used on a project that just received Platinum Certification.

Hello David,

Could you also send me the BAS summary report ? My project is an eleven stories multi-tenants office building.

Thanks a lot.

Hi Elizabeth

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,

Hannah

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.

Christopher

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...

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?

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!

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".

Thanks Holstrom!

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?

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.

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!

Jeff,

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.