Maintenance for BMS and Office and Building Control System

category: date : October 28, 2020

Facilities Management (FM) maintenance for Building Management Systems (BMS) and office/building control systems involves the regular upkeep, monitoring, and optimization of the technologies that control and manage various aspects of a building’s operations. BMS and control systems play a critical role in maintaining comfort, safety, and efficiency within a facility. Here’s how to manage maintenance for these systems effectively:

1. Types of Maintenance:

  • Preventive Maintenance: Planned and routine maintenance tasks performed to prevent equipment or systems from failing. This includes inspections, cleaning, lubrication, and minor repairs to address potential issues before they become critical.
  • Corrective Maintenance: Reactive maintenance to address unexpected failures or breakdowns. This involves fixing problems as they occur to restore normal operations.
  • Predictive Maintenance: Using data and analytics to predict when equipment or systems are likely to fail, allowing for timely maintenance before a failure occurs.
  • Condition-Based Maintenance: Monitoring equipment’s condition through sensors and other technologies to determine maintenance needs based on actual usage and performance.

2. Regular Inspections:

  • Scheduled Inspections: Establish a routine schedule for inspecting BMS components, control panels, sensors, actuators, and interfaces.
  • Visual Checks: Regularly visually inspect equipment for signs of wear, damage, or anomalies. Look for loose wires, physical obstructions, and other issues.

3. Software and Firmware Updates:

  • Regular Updates: Keep BMS software and firmware up to date to benefit from bug fixes, security patches, and performance improvements.
  • Vendor Support: Work with the BMS provider or manufacturer to ensure you’re using the latest versions and updates.

4. Calibration and Testing:

  • Sensors and Actuators: Calibrate sensors to ensure accurate readings, and test actuators to confirm they’re responding correctly to commands.
  • Scenario Testing: Perform regular tests of different scenarios (e.g., heating, cooling, lighting control) to ensure the BMS responds as expected.

5. Data Monitoring and Analysis:

  • Real-Time Monitoring: Utilize the BMS to continuously monitor building parameters such as temperature, humidity, occupancy, and energy usage.
  • Data Analytics: Analyze historical data to identify patterns, inefficiencies, and potential optimization opportunities.

6. Energy Management:

  • Energy Efficiency: Use the BMS to track energy consumption and identify areas for energy savings, such as optimizing HVAC schedules and lighting controls.
  • Demand Response: Integrate with demand response programs to manage energy consumption during peak demand periods.

7. Alarm Management:

  • Alarm Notification: Set up alert notifications for critical events or system failures, ensuring rapid response to issues.
  • Alarm Testing: Regularly test the alarm notification system to verify that alerts are being received by the appropriate personnel.

8. Remote Monitoring:

  • Remote Access: Utilize remote access capabilities to monitor and manage BMS and control systems even when off-site.
  • Remote Diagnostics: Troubleshoot issues remotely, reducing response times for maintenance tasks.

9. Documentation:

  • Maintenance Records: Maintain detailed records of all maintenance activities, repairs, updates, and inspections performed on the BMS and control systems.
  • System Documentation: Keep updated documentation on system configurations, settings, and user manuals.

10. Training:

  • User Training: Train facility management staff to understand how to operate and troubleshoot the BMS and control systems effectively.
  • Vendor Training: Ensure staff is adequately trained by the BMS vendor or manufacturer to use the system’s features and tools.

11. Emergency Preparedness:

  • Backup Systems: Implement backup power solutions to ensure the BMS remains operational during power outages.
  • Emergency Protocols: Have clear protocols in place for responding to BMS failures or control system malfunctions.

Regular and proactive maintenance of Building Management Systems and control systems is essential for ensuring a building’s efficient operation, occupant comfort, and safety. It also contributes to optimizing energy usage and prolonging the lifespan of critical equipment.

Go top