QQ BMS Commissioning Method Statement-Draft

THE PEARL – QANAT QUARTIER Manual Ref: MS/QQ01
APARTMENT J46 Service: BMS
THE PEARL - QANAT QUARTIER

QQ01 Building
(Apartment) J46, Doha, Qatar
Commissioning Method Statement
Method Statement Ref : MS/QQ01

Service : BMS
Status : Draft-1 Issue Date : 01-05-2010

INDEX
1 INTRODUCTION....................................................................................................................... 3
2 PREREQUISITES TO PROCEDURE.............................................................................................4
3 DESIGN PARAMETERS............................................................................................................ 5
4 REFERENCE DOCUMENTS/DRAWINGS....................................................................................13
5 PRE START CHECKS/PRE-COMMISSIONING............................................................................15
6 COMMISSIONING/TEST PROCEDURES....................................................................................17
7 INTERFACE PROCEDURE....................................................................................................... 58
8 DOCUMENTATION................................................................................................................. 59
9 DEMONSTRATION PROCEDURES............................................................................................ 61
10 INSTRUMENTATION............................................................................................................... 65
11 STAFFING............................................................................................................................ 67
12 SAFETY ASPECTS & PERMIT TO WORK REQUIREMENTS........................................................68
13 APPENDIX – A .................................................................................................................... 71
Legend
14 APPENDIX – B..................................................................................................................... 73
Data Gathering Panel Design
15 APPENDIX – C..................................................................................................................... 75
BMS Shop drawings
16 APPENDIX – D..................................................................................................................... 77
Pre-Commissioning Forms
17 APPENDIX – E..................................................................................................................... 78
Testing & Commissioning Forms
18 APPENDIX – F...................................................................................................................... 79
Sequence of Operation Checklists
19 APPENDIX – G..................................................................................................................... 80
Inspection and Test Plan, Inspection Request Form & Request for Power Forms
20 APPENDIX – H..................................................................................................................... 81
OWS & NAE Commissioning Checklists
21 APPENDIX – I....................................................................................................................... 82
BMS Network Riser Diagram Layout
22 APPENDIX – J...................................................................................................................... 83
Input / Output Point Summary
Energy International (Last saved: 08/03/07) Record Drawings 2

1 INTRODUCTION
The building management system of “The Pearl - Qanat Quartier (Apartment) J46 ”,
consists of a complete control and monitoring of systems such as the HVAC system,
ETS plant rooms, electrical lighting panels… from one hand and just monitoring of
other systems such as Irrigation Booster Pumps, Fire Pumps, Jockey Pumps, VFD
Booster Pumps, Submersible Pumps, Motorized Dampers , Lifts, Generator Sets,
EMDBs, MDBs, ATS, Fire Alarm Control Panel, Security System Panel and FM200
System Panel… on the other hand.
Practically, the building management system of this project consists of a Main BMS
controller room, located in the Control Room of QQ01 Building. The BMS control
room consists of both the BMS workstation and the Network Automation Engine
(NAE) enclosure:
The BMS workstation, consisting of a desktop computer, can give access to the data
of each of the Building Levels and Parking Levels. The NAE enclosure, on the other
hand, consists of three (3) Network Automated Engines that manage facilities using
information and Internet technology. The NAE uses the BACNet network to monitor
and supervise Heating, Ventilating, and Air Conditioning (HVAC) equipment, lighting,
and third party systems. In addition the NAE devices provide monitoring and control,
alarm and event management, data exchange, trending, energy management,
scheduling, and data storage.
Each NAE is connected through the BACNet (BACNet Network) cable to all the
BACNet controllers which are spread across the building levels in panels that we
refer to as the Data Gathering Panels (DGP).These BACNet controllers in turn are
connected to the different sensors and volt free contacts that consists the core of the
information the BMS system is monitoring and controlling.
The purpose of this document is to break down and detail the whole procedure of
testing and commissioning of the Building Management System of “The Pearl -
Qanat Quartier (Apartment) J46”.
Consequently, the BMS team progressively inspects all BMS device installation,
cable pulling and termination, installation of data gathering panels, point to point
checking, calibration of devices, system sequence of operation, integration on the
workstation level and fine tuning of the complete system.
In addition to the different levels that this document describes, a list of references of
all the designs and shop drawings is attached to this document along with samples
of each checklist and forms needed in order to achieve the Building Management
System of “The Pearl – Qanat Quartier QQ01 Building (Apartment) J46”.

2 PRE-REQUISITE TO PROCEDURE
The following items are prerequisites to the beginning of testing and
commissioning:
2.1 A minimum notice of 24 hours for the pre-commissioning request should be

given to the QA/QC officer of CONSPEL.
2.2 The pre-commissioning request is in the form of an Inspection Request Form

(IRF) which is attached in Appendix-G. This IRF form has been handed to us
by the QA/QC officer of CONSPEL.
2.3 CONSPEL shall have tested commissioned and approved the motor control
centres panels prior to the testing of the HVAC Control System.
2.4 CONSPEL shall have tested commissioned and approved all electrical lighting
panels, emergency lighting panels, MDBs and EMDBs prior to the testing of
the BMS controlled/monitored items.
2.5 All defects / snags must have been cleared off by the authorized engineer of
CONSPEL prior to the testing and commissioning of the BMS system.
2.6 Conformation that:
2.6.1 The system conforms to the requirements of the specifications.
2.6.2 CONSPEL has installed the system as per the contract, Engineering
Design, approved shop drawings and any client / design changes from
variation or instructed works during contract duration.
2.6.3 CONSPEL has installed completed and connected to all MCC panels,
all related electrical and mechanical equipment, as planned.
Consequently, these electrical and mechanical systems are ready to
accept electrical power.
2.7 All relevant water and air balancing tests shall be completed by CONSPEL
and approved by the consultant prior to the testing of the BMS related
systems.
2.8 A written confirmation from the installer and the Technical Engineer that the
system, which the BMS team wants to test and commission, is ready and fit
to operate.
2.9 The Inspection and Test Plan (ITP) form included in Appendix-G should be
approved before the beginning of the pre-commissioning period

3 DESIGN PARAMETERS
3.1 Specification Reference
The specifications for mechanical, electrical and plumbing services that apply to the
building management system are described in the document: The Pearl, DP/10
Qanat Quartier Design Basis Report-Mechanical.
The building management system has been designed in a way to comply with all the
specification of the above document from all point of views: Field level, Automation
level and Management level.
3.1.1 Field Level
The controller “FX16 Master Controller” that Energy International supplies,

comply with the MEP Services Specifications since it possess the following
feature:
 The FX16 is a protocol independent controller and can adapt to protocols
such as BACNET.
 The FX16 allows up to 27 inputs / outputs with the additional possibility to
expand its I/O count through the standard XT / XP modules
 The FX16 is freely programmable
 The FX16 has a real time clock which allows introducing functions based
on a weekly time schedule
 The FX16 is compatible with standard BAS (Building Automation System)
protocols, adaptable to any application and has a wide range of sensors
input available
 Fully programmable using FX Tools package
 DIN rail mounting
 Female connector option: screw or spring clamp connectors
 Optional user interfaces: integrated, local, or remote
 Events displayed on user interface (up to 12 events)
 Easy commissioning via proprietary commissioning tool
 Programming Key for easy application uploading and downloading

3.1.2 Automation Level
The BACNet is thus compatible with the automation level specifications

since the FX16 chosen for this project is fitted with a BACNet
communication card. This card enables the FX16 controllers to pass data
from one to another and to send event-initiated data to the Network
automation engine in the METASYS System or to any other, off the shelf,
BACNet supervisory system. Thanks to the BACNet features the FX16
controllers have “network” input and output points which can be configured
to transmit and receive data over the BACNet Bus. The transmission of
point data is managed by the BACNet network and is independent from
the supervisory functions of the METASYS Network Automation Engine. A
network of FX16 controllers, fitted with the BACNet communication card,
can be installed to share analog and digital data between controllers on a
peer-to-peer basis; a Network Automation Engine is not required unless
the network is to be supervised by a METASYS system.
Complex control strategy may now be performed in multiple FX16
controllers without the need for network data exchange routines in a
supervisory controller.
Moreover the FX16 controllers chosen for this project are UL listed and
comply with the temperature range as well as the memory required. In
addition each of these controllers is equipped with a socket for connecting
a commissioning service and has the required features as mentioned
above in the field level.
3.1.3 Management Level
The management level also goes along with the specification since each
part of the management level has the requested specification. The
management level is made of the following items:
 Network Automation Engine (NAE) manages facilities using information

and Internet technology and uses the communication technologies of the
building automation industry, including BACnet protocol, BACNETS
network, and the N2 Bus to monitor and supervise Heating, Ventilating,
and Air Conditioning (HVAC) equipment, lighting and third party
equipment. A single NAE or a network of multiple NAE devices within a
building provide monitoring and control, alarm and event management,
data exchange, trending, energy management, scheduling, and data
storage.

The main features and benefits of the NAE are:
FEATURES BENEFITS
Allows you to install the system on the
Communication Using existing IT infrastructure within a building or
Commonly Accepted IT enterprise and use standard IT
Standards at the Automation communication services over the company
and Enterprise Level intranet, Wide Area Network (WAN), or
public Internet with firewall protection
Allows you to access system data in the

NAEs from any supported Web browser
device connected to the network including
Web-Based User Interface
remote users connected by dial-up
telephone or an Internet Service Provider
(ISP)
Allows you to access all data on one site

through one device. The device designated
Site Director Function as the Site Director coordinates the display
of data from multiple NAE devices for easy
navigation through the entire site.
Support for Web Services at

Allows you to develop facility-specific
the Automation Network
advanced data interfaces and applications
Level
Allows configuration, commissioning, data

User Interface and Online archiving, monitoring, commanding, and
System Configuration system diagnosis from any device with Web
Software Embedded in NAE browser software and does not require
separate workstation software
Supervision of Field Supports connectivity to open network

Controller Networks standards for complete flexibility in the
Including N2 Bus, BACNETS selection of field devices. Supported
Network, and protocols include BACnet Master-Slave/
BACnet MS/TP Enabled Token-Passing (MS/TP), BACNETS, and
Devices N2.
Allows connection of a Web browser via the

Internet Protocol (IP) network using the
Multiple Connection Options
Ethernet port or directly to an RS-232 serial
for Data Access
port. For a dial-up connection, use the
optional internal or external modem.

 The building management system uses the Application and Data Server
(ADS) as a software management tool. The Application and Data Server
is the point of access into the building automation network and handles
the archiving of historical and configuration data. The ADS capabilities
include user graphics, alarm and event management, trend data
presentation, system summaries, reports, schedule configuration and
system security. The ADS is a scalable platform that serves multiple
concurrent users that are connected with a Web browser. The ADS
manages the long-term storage of trend data, event messages, operator
transactions, and system configuration data. As Site Director, the ADS
provide secure communication to a network of Network Automation
Engines (NAEs). The ADS Web browser interface can be used to define
and modify online the METASYS system database
 The System Configuration Tool (SCT) is included in the ADS software

package. It is used to create or modify databases in an offline mode, then
to download them to the appropriate devices.
 The METASYS user interface (UI) is web-enabled and provides a

powerful framework for navigating through the entire BMS, displaying
data, sending commands, and bringing critical information to the attention
of the operator. The user interface takes full advantage of the ADS
capabilities.
 The integration of Information Technology (IT) and Internet

communication and security technologies enables the ADS to be used
within the existing networking infrastructure of buildings and enterprises.
The ADS can be accessed by multiple Web browsers from any location
on the network, and enterprise systems can read the data in the ADS
database for business planning and energy management purposes.
 The building management system workstation will consist of the latest

Pentium Desktop computer with the latest options and best specification
which will exceed the specification given in the MEP Service
Specification.

3.2 Schedule of Equipment
Each building of The Pearl - Qanat Quartier (Apartment) J46, had its own
“Equipment Schedules”. The Equipment Schedules for the QQ01 Buildings
have the following references:
 QQ-7019-MH-BU-GN-1010.dwg
 QQ-7019-MF-BU-GN-5010.dwg
 QQ-7019-MP-BU-GN-5030.dwg

The equipment schedules include the following systems:

 Air Handling Units
 Fan Coil Units
 Exhaust Air Fans
 Supply Fans
 Chilled Water Pumps
 Heat Exchangers
 Expansion Tanks
 Fire Pumps
 FM200
 Submersible Sump Pumps
 Pumps
 Domestic Water Tanks
The equipment schedules give us the complete information about the

mechanical equipment reference number, the area they serve, and their
quantity. The equipment schedule inform us also whether some equipment
have been deleted, or have been added.
3.3 Drawings (mechanical, electrical, plumbing …)
The contract drawings provided by the main contractor include the exact
location of all kinds of systems controlled by the BMS.
The contract drawings are later on replaced by the shop drawings made by
the main contractor. These shop drawings give more details and are more
accurate since they are submitted to many modifications.

The BMS design doesn’t become final until it is based on the as-built drawings
(which are not yet issued). The as-built drawings will be last revision issued
for the shop-drawings.
3.4 Lighting Panel Schedule
QQ01 BUILDING
ITEM LIGHTING PANELS LOCATION
1 PP/PK1-1 LEVEL-1
2 PP/PK1-2 LEVEL-1
3 PP/PK1-3 LEVEL-1
4 PP/PK2-1 LEVEL-2
5 PP/PK2-2 LEVEL-2
6 PP/PK2-3 LEVEL 2
7 LP/LS-1 Building 1 1st Floor
8 PP/B1-L1-1 Building 1 1st Floor
9 PP/B1-L3-1 Building 1 3rd Floor
11 PP/B2-L3-1 Building 2 3rd Floor
13 PP/B3-L4-1 Building 3 4th Floor
15 PP/B4-L341 Building 4 4th Floor
3.5 Motor Control Centre Design
The building management system design cannot be right without the detail of
all the Motor Control Centre (MCC). These MCC give a list of all the
equipment to which they provide power. These MCC “details of connection”
are important since the BMS data gathering panel design is based on the
“equipment MCC location” rather than on the “equipment location” alone.

3.6 Power Provision for the BMS Data Gathering Panels
Each data gathering panel has a power requirement of 500VA. This power is
provided from the closest Essential Distribution Board (DBE). You can find
below a table showing the source of power for each DGP. The one that are
not available yet will be determined later on by CONSPEL.
# BMS PANEL POWER

1 QQ01-DGP-PK1-1
2 QQ01-DGP-PK1-1A
3 QQ01-DGP-PK1-2
4 QQ01-DGP-PK1-3
5 QQ01-DGP-PK1-4
6 QQ01-DGP-PK2-1
7 QQ01-DGP-PK2-2
8 QQ01-DGP-PK2-3
9 QQ01-DGP-PK2-4
10 QQ01-DGP-PK2-5
11 QQ01-DGP-B1-3F-1
12 QQ01-DGP-B1-RF-1
13 QQ01-DGP-B1-RF-2
14 QQ01-DGP-B2-3F-1
15 QQ01-DGP-B2-RF-1
16 QQ01-DGP-B2-RF-2
17 QQ01-DGP-B3-3F-1
18 QQ01-DGP-B3-RF-1
19 QQ01-DGP-B3-RF-2
20 QQ01-DGP-B4-3F-1
21 QQ01-DGP-B4-RF-1
22 QQ01-DGP-B4-RF-2

3.7 Systems controlled and monitored
The building management system provides the control and/or monitoring of

the following systems:
 Heat Exchangers
 Chilled Water Pumps
 Irrigation Booster Pump (Monitor)
 Transfer Pumps
 Fire Pumps (Monitoring)
 Jockey Pump (Monitoring)
 Lifting & Booster Pumps (Monitor)
 VFD Booster Pumps
 Submersible Pumps (Monitor)
 Outdoor Air Handling Units
 Exhaust Fans
 Smoke Exhaust Fans
 Corridor Supply Fans
 Pressurization Fans
 FCU’s in Public Areas
 Lighting Circuits in Public Areas
Interfacing at a high level with the following Equipment via BACNet / LonWork
or Volt Free Contact (VFC)
 Lifts
 Generator
 Fire Alarm System
 Security System

4 REFERENCE DOCUMENTS / DRAWINGS
4.1 The DGP (Data Gathering Panel) design

Each DGP design is related to a specific BMS panel and includes the
following:
 List of equipment controlled by the panel
 Panel layout
 Bill of material
 Control diagram
 Sequence of operation
 Connection diagram
 Terminal block
 Single line diagram
For the list of references of the “The Pearl – Qanat Quartier (Apartment) J46
QQ01 Building” DGP’s please refer to Appendix-B.
4.2 The BMS Shop drawings
These shop drawings are floors layout showing the following:

 The location of the BMS data gathering panels
 The location of all mechanical, electrical and other BMS related
systems existing on the same plan
 The location of all BMS field devices (temperature sensors, pressure
transmitters, valves, actuators …)
 The type and number of all BMS cables that interconnects the Data
gathering panel, with their corresponding mechanical equipment, field
devices, electrical panels …
 The routing of the above mentioned cables
 The type and routing of the network cable connecting the Data
Gathering Panels to the BMS control room

4.3 Work of MEP sub-contractors
Based on the shop drawings and the data gathering panel design
submitted to the MEP sub-contractor, the MEP sub-contractor shall:
 Install all control devices and provide accessories of installation
 Provide containment to the cables
 Install the data gathering panels
 Pull the BMS cables
 Connect the BMS cables on both field and DGP side
 Provide power to the data gathering panel
During the execution of the work, the MEP sub-contractor will make sure to
follow all IEE wiring regulations related to his work, but not to contradict
KAHRAMAA specific requirements.

5 PRE-START CHECKS / PRE-COMMISSIONING
5.1 Standard Pre-start Checks:
Prior to any pre-commissioning, testing and commissioning, the following

documentation will be available for inspection by any attendee of the testing
and commissioning team (refer to section-11 of this document):
5.1.1 Snag list duly signed off as sufficiently completed as not to impede
commissioning. Note that it is not necessary to have all snags
complete prior to commissioning commencing.
5.1.2 All documentation required as part of the safety procedure filled out.
In the BMS testing and commissioning only one document will be
required: the “work permit” which is needed in case we are working
either in an already closed area or in a shaft.
5.1.3 All approved relevant BMS data gathering panel design and BMS
shop drawings (See Appendix-B & Appendix-C)
5.1.4 Approved BMS Pre-commissioning test sheets of cables and field

devices (See Appendix-D)
5.1.5 Approved BMS testing and commissioning checklists of field devices

and sequence of operation (See Appendix-E & F)
5.1.6 The approved version of this document “BMS Commissioning Method

Statement”
5.1.7 The “work permit” from J&P safety officer in case we are working in an
already closed area or in a shaft.
5.1.8 Acquire temperature and pressure setpoints for all mechanical

equipment that need it (AHU, Heat Exchangers…)
5.1.9 Acquire time schedule parameters for all equipment that need to be
turned “on” and “off” on schedule
5.1.10 Verify that all safety interlocks with the Motor Control Centre are tested
5.1.11 Verify that all interfacing / integration requirements are installed &
tested in both cases whether it is hardwired or high level thru
communication

In addition to the paperwork and before the period of pre-commissioning;

CONSPEL will assign two QA/QC officers to witness the testing of cables and
the proper installation of devices. One QA/QC officer will be responsible for
the electrical part and the other QA/QC officer will be responsible for the
mechanical part.
5.2 Standard Pre-commissioning Checks:
5.2.1. Visual inspection to ensure that all equipment is installed as per

drawings and specifications, and complies with all relevant codes and
practices
5.2.2. Checking of cables (per DGP)

 Continuity check
 Labelling of the cable on both side
 Proper cable termination on the data gathering panel side, to the
corresponding terminal block
 Proper cable termination on the field level side
5.2.3. Checking of field devices/points (per DGP).

 Checking that the field device part number is correct with
respect to system drawing bill of material (if available)
 Checking of the proper installation of the field device
(if available)
 Checking of the tagging of each device (if available)
5.2.4. Point to point checking from the DGP terminal Block to the BMS Field
points. We will use in this part the voltmeter in order to verify that the
terminations on the field device are interfaced at the correct DGP
terminals.
The checking of cables, installation of field devices and point to point checking
are made through one pre-commissioning form EIC-QQ01-XX-001 (XX being
the name of building). Please refer to Appendix-D to find a sample of this form
in addition to the pre-commissioning forms of the whole QQ01 Building.

6 COMMISSIONING / TEST PROCEDURES
The commissioning of the BMS is divided into three successive phases.
6.1 Data Gathering Panel power test
The data gathering panel power test must be done after we make sure that
the pre-commissioning forms, of the concerned DGP, have all been filled and
signed.
The power test procedure consists of:

 Checking that the ground cable of the DGP is connected
 Opening the 24VAC fuse of each controller of the DGP concerned
 Requesting for power from CONSPEL person in charge
 Checking the main power 230VAC on the supply of the DGP using a
multi-meter
 Checking the low current 24VAC supply from the panel transformer
using the multi-meter
 Closing all the 24VAC fuses of the panel
 Checking the low current 24VAC supply to each controller and
extension module
Upon the testing of these points, the top part of the checklist, EIC-FTC-XX-
001/002/003 (where XX is the name of the building) in Appendix-E, must be
filled.

6.2 Field devices/points commissioning tests
This part consists of the testing of both, the correct function of each field
device/point and the testing of the correct interpretation of its signal at the
DGP.
This procedure takes place after downloading the Input / Output program to
the controller and opening the commissioning software.
Refer to the list below, to find the proper way of commissioning each kind of
field device / point.
1.1 Binary or Digital Input
1. Choose one point
2. If the point is operational (ex: auto/manual switch that can be rotated) then
physically alternate its state from the field
3. Check on the commissioning screen of the laptop is any value is

alternating state
4. If yes, check that the software name of this software point coincide with
the field point we are testing
5. If the point indication is impossible to change, it can be simulated manually

(this is done in general for all faults and alarms) and the same steps (3 &
4) are continued
6. If the point is not operational, simulate a binary switch at the unit and label
“Not Operational”.
7. If the binary input comes from a sensor, check the list below for more
details in testing and commissioning.
8. Note the input that has been verified by making a check against the device
on the appropriate commissioning documentation. (See Appendix-E,
checklist EIC-FTC-XX-001/002/003).

6.2.2 Binary Output

1. Verify proper interfacing device is installed. (e.g. Relay)
2. With power OFF at controlled devices, ensure the interfacing device
responds to a Software / Manual command. The software command
comes from the commissioning software where as the manual command
can be done by applying a jumper on the coil of the relay.
3. Note that the device has been verified by making a check against the
device on the appropriate commissioning documentation. (See Appendix-
E, checklist EIC-FTC-XX-001/002/003).
6.2.3 Analogue Input
1. Measure the actual input variable.
2. Check the value read on the commissioning tool, and verify that it
corresponds to the measured one
3. Check that the unit on the commissioning software point is matching the
parameter we are checking.
4. Check that the input we are reading has a logical sense and does not fall
out of common sense range.
5. If the analogue input comes from a sensor, check the list below for more
details in testing and commissioning.
6. Note that the input has been verified by making a check against the sensor
on the appropriate commissioning documentation. (See Appendix-E,
checklist EIC-FTC-XX-001/002/003).

6.2.4 Analogue Output
1. Check that the unit on the commissioning software point is matching the
parameter we are checking.
2. Send multiple different outputs.
3. Verify that the connected device is physically responding according to

each output sent
4. Calibrate the device if needed (in our case all valve actuators have been
mounted on their corresponding valves, tested and calibrated prior to they
use on site).
5. If the connected device has a feedback, then check that the feedback of
the device corresponds with the output sent.
6. Note that the output has been verified by making a check against the
Actuator Device on the appropriate commissioning documentation. (See
Appendix-E, checklist EIC-FTC-XX-001/002/003).
N.B. While checking the analogue input and output, refer to the following list
of sensors for calibration purposes

6.2.5 Duct Pressure Sensor
1. Verify that the sensor has been checked as “installed” in checklist EIC-PC-
XX-001. (See Appendix-D)
2. Take from CONSPEL the list of all actual measured pressure across the
needed terminal connections as shown on sensor data sheets.
3. Compare the actual value of CONSPEL with that read on the proper
commissioning tool. The pressure sensor is factory calibrated; therefore no
field adjustment should be necessary. The actual pressure is still being
tested. A list of value will be sent as soon as the values will be confirmed.
4. Go back to 6.2.3. Analogue Input, to finish step 6.
6.2.6 Duct Temperature Sensor
XX-001. (See Appendix-F)
2. Verify the sensor reading, by comparing the temperature read on the

proper commissioning tool and the resistance measured on the terminal
block by the voltmeter. Use the table below (Figure-2: nominal temperature
vs. resistance) to check the matching.

Figure-2: Nominal Temperature vs. Resistance
6.2.7 AHU Fan Air Differential Pressure Switch

2. With the relevant fan running adjust the pressure set point of the
differential pressure switch until the contacts close. Turn off the fan and
check the contacts have opened.

3. Cycle the differential pressure switch two or three times by operating the
fan on and off and each time check the switch contacts have opened or
closed appropriately.
4. Go back to 6.2.1. Binary Input, to finish step 8.
6.2.8 Water Differential Pressure Switch

2. With the relevant pump running adjust the pressure set point of the
differential pressure switch until the contacts close. Turn off the pump and
check the contacts have opened.
3. Cycle the differential pressure switch two or three times by operating the
pump on and off and each time check the switch contacts have opened or
closed appropriately.
6.2.9 Water Differential Pressure Sensor
2. Take from CONSPEL the list of all actual differential pressure measured
across supply and the return water lines terminal connection as shown on
sensor data sheets.
3. Compare the actual value of CONSPEL with that read on the proper
commissioning tool. The differential pressure sensor is factory calibrated;
therefore no field adjustment should be necessary.
6.2.10 AHU Filter Differential Air Pressure Switch
2. Set the differential pressure switch to the setting given by the customer for
“filter dirty” condition. Check that switching occurs at the set differential
pressure (between 10 to 30% of the scale range).

3. Recalibrate if necessary.
6.3.1.1 Damper Actuator (On/Off Control)
2. Check the Actuator and Damper are correctly assembled.
3. Calibrate the Damper / Actuators assembly to set direction and end stops
using hand held ON / OFF signal generator.
4. Set damper end switch positions and verify operation.
5. Go back to 6.2.3. Analogue Input, to finish step 6, or to 6.2.1. Binary Input,

to finish step 8 (depending on the type of damper)
6.2.12 Chilled Water Control Valve (Modulating Control)
2. Check the Installation of the valve to ensure correct flow direction.
3. Check the Actuator and valve are correctly assembled.
4. Calibrate the Valve /Actuator assembly to set stroke and end stops using
hand held 0-10V signal generator.
5. Calibrate the valve position feedback potentiometer.
6. Note that all Valves were assembled / calibrated in our office / manufacture
prior to site delivery.

6.3 Commissioning of DDC Controller Software along with the

relevant system sequence of operation
6.3.1 100% Outdoor Air Handling Unit w/ Cooling Coil w/ 2-way Valve
Sequence of Operation
SYSTEM DESCRIPTION
THE SYSTEM CONSISTS OF A CONSTANT VOLUME 100%. OUTDOOR AIR

HANDLING UNIT WITH:
1. SUPPLY FAN (SF)

2. MOTORIZED FRESH AIR DAMPER (MD)
3. PRE-FILTER (PF)
4. BAG FILTER (BF)
5. 2-WAY MODULATING VALVES (MV)
6. CHILLED WATER COIL (CWC)
7. HEAT DEHUMIDIFICATION PIPE
8. DUCT MOUNTED TEMPERATURE SENSOR.
9. DUCT MOUNTED SMOKE DETECTOR.
10. SOLENOID VALVE
THE AIR HANDLING UNIT SHALL BE DIRECTLY CONTROLLED AND MONITORED

BY MEANS OF A DEDICATED STAND-ALONE DIRECT DIGITAL CONTROLLER
(DDC).
THE DDC SHALL BE CONNECTED TO THE BUILDING MANAGEMENT SYSTEM

(BMS).
THE DDC CONTROL LOGIC SHALL:

1. CONTROL THE AHU MOTOR AND CHILLED WATER VALVE
OPERATION.
2. MONITOR THE SUPPLY TEMPERATURE SENSOR, THE FILTERS
DIFFERENTIAL PRESSURE SWITCHES, THE FANS DIFFERENTIAL
PRESSURE SWITCH, AND THE SMOKE DETECTOR LOCATED ON
THE SUPPLY DUCT.
3. SHUTTING DOWN THE SOLENOID VALVE AROUND THE HEAT PIPE
COIL DURING WINTER OPERATION.
4. REPORT ALL VALUE CONTROLLED AND MONITORED TO THE BMS.

HOA SWITCHES
ALL 1OO% OUTDOOR AIR AHU SUPPLY FANS SHALL BE PROVIDED WITH AN
HOA SWITCH.
NORMAL OPERATION SEQUENCE
SYSTEM OFF
WHEN THE SYSTEM IS OFF:
1. THE CHILLED WATER MODULATING VALVE SHALL BE IN THE NORMALLY

CLOSED POSITION.
2. THE OUTSIDE AIR DAMPER SHALL BE CLOSED.
3. THE SUPPLY FAN SHALL BE OFF.
4. THE SOLENOID VALVE AROUND THE HEAT PIPE COIL SHALL BE IN THE
CLOSED POSITION
SYSTEM STARTUP
THE AIR HANDLING UNIT SHALL BE OPERATED BY ANY OF THE FOLLOWING

MEANS:
1. MANUALLY THROUGH THE HOA SWITCH.

2. AUTOMATICALLY FROM THE BMS BY AN OPTIMUM START STOPS SEVEN-DAY
TIME SCHEDULE PROGRAM.
3. MANUALLY FROM THE BMS BY AN OPERATOR MANUALLY ENTERED
COMMAND.
OCCUPIED / UN-OCCUPIED MODE
THE CONTROLLER SHALL OPERATE IN ONE OF THE FOLLOWING 4 MODES:

1. SUMMER OCCUPIED MODE.
2. SUMMER UN-OCCUPIED MODE.
3. WINTER OCCUPIED MODE.
4. WINTER UN-OCCUPIED MODE.
THE ACTIVE OPERATING MODE SHALL BE DETERMINED BASED ON ANY OF

THE FOLLOWING MEANS:
1. AUTOMATICALLY FROM THE BMS, BASED ON A PROGRAMMED TIME

SCHEDULE.
2. MANUALLY FROM THE BMS BY AN OPERATOR MANUALLY ENTERED
COMMAND.

THE CONTROLLER SHALL MAINTAIN THE COMFORT LEVEL TO A USER-

DEFINED SET POINT DURING THE OCCUPIED PERIOD.THE CONTROLLER
SHALL USE SETUP AND SETBACK VALUES DURING THE UNOCCUPIED PERIOD
TO MAINTAIN THE SPACE TEMPERATURE.
START SEQUENCE
THE SYSTEM SHALL BE STARTED IN THE FOLLOWING SEQUENCE:

1. THE MOTORIZED FRESH AIR DAMPER SHALL MODULATE TO A PRESET
POSITION (AS SENSED BY A LIMIT SWITCH).
2. AFTER A TIME DELAY. THE SUPPLY FAN SHALL START.
3. ONCE THE SUPPLY FAN IS RUNNING, THE MODULATING VALVE
CORRESPONDING TO THE OPERATION MODE SHALL OPERATE.
OPERATION SEQUENCE
FAN CONTROL
CURRENT SENSING RELAYS SHALL PROVE THE “ON” STATUS OF THE FAN.
DEDICATED DIFFERENTIAL PRESSURE SWITCHES ACROSS THE SUPPLY FAN
SHALL PROVE AIRFLOW
MODULATING VALVES CONTROL: COOLING
THE SUPPLY AIR TEMPERATURE SENSOR SHALL CONTROL THE 2-WAY

MOTORIZED VALVE THROUGH THE AIR HANDLING UNIT DCP TO INSURE THAT
THE SUPPLY AIR TEMPERATURE DOES NOT RISE ABOVE A PRESET
TEMPERATURE.
THE ACTUAL POSITION OF THE MODULATING VALVE SHALL BE REPORTED TO
THE BMS.
SOLENOID VALVE CONTROL: HEAT PIPE DEHUMIDIFICATION
DURING THE SUMMER OPERATION, THE SOLENOID VALVE IS NORMALLY

OPEN TO INSURE THE FULL REFREGERANT FLOW IN PIPES. WHILE IN THE
WINTER OPERATION THE SOLENOID VALVE WILL BE TURNED OFF.
THE ACTUAL POSITION OF THE SOLENOID VALVE SHALL BE REPORTED TO

THE BMS.

TEMPERATURE CONTROL
THE REQUIRED SUPPLY AIR TEMPERATURE SET POINT SHALL BE SET BY THE
DDC AT THE BMS WORKSTATION.
WHEN THE SUPPLY TEMPERATURE, AS SENSED BY THE SUPPLY AIR

TEMPERATURE SENSOR, EXCEEDS A PROGRAMMABLE LIMIT, A HIGH LIMIT
ALARM WILL BE REPORTED TO THE BMS.
WHEN THE SUPPLY TEMPERATURE, AS SENSED BY THE SUPPLY AIR

TEMPERATURE SENSOR, DROPS BELOW A PROGRAMMABLE LIMIT, A LOW
LIMIT ALARM WILL BE REPORTED TO THE BMS.
WHEN THE SUPPLY TEMPERATURE RETURNS TO THE PROPER RANGE, A

“RETURN T0 NORMAL” STATUS WILL BE REPORTED TO THE BMS.
FILTER CONTROL
DEDICATED DIFFERENTIAL PRESSURE SWITCHES SHALL MONITOR THE

STATUS OF THE PRE-FILTER AND THE BAG FILTER.
SYSTEM SHUT DOWN
THE AIR HANDLING UNIT SHALL BE SHUT DOWN EITHER LOCALLY AT THE DDC
OR REMOTELY AT THE BMS.
1. MANUALLY (MANUALLY ENTERED COMMAND AT BMS)

2. AUTOMATICALLY FROM BMS
3. HIGH LIMITS REACHED
4. LOW LIMITS REACHED
5. BMS COMPONENT FAILURE

6.3.2 Public Exhaust Fans

SYSTEM DESCRIPTION
THE SYSTEM CONSISTS OF AN EXHAUST FAN.
THE FAN SHALL BE DIRECTLY CONTROLLED AND MONITORED BY MEANS OF A

STAND ALONE PROGRAMMABLE LOGIC DIRECT DIGITAL CONTROLLER (DDC).
THE DDC SHALL BE CONNECTED TO THE BUILDING MANAGEMENT SYSTEM (BMS).
SYSTEM START-UP
THE FAN SHALL BE OPERATED MANUALLY FROM THE FAN CONTROLLER OR REMOTELY
AT THE BMS.
FAN CONTROL
DEDICATED DIFFERENTIAL PRESSURE SWITCHES ACROSS THE FAN SHALL PROVE

AIRFLOW.
SYSTEM SHUTDOWN
THE FAN SHALL BE SHUT DOWN MANUALLY FROM THE FAN CONTROLLER OR REMOTELY
FROM THE BMS.
ALARMS
AN ALARM SHALL BE INITIATED AT THE BMS FOR ANY OF THE FOLLOWING EVENT:
FAN FAILS TO START.
FAN FAILURE DURING NORMAL OPERATION.

6.3.3 Staircase Pressurization Fans

SYSTEM DESCRIPTION
THE SYSTEM CONSISTS OF STAIRCASE PRESSURIZATION FAN SETS, PRESSURE

RELIEF DAMPERS, DUCTWORK, AIR OUTLETS AS WELL AS ALL NECESSARY
ACCESSORIES AND CABLING REQUIRED FOR THE PROPER OPERATION OF THE
SYSTEM.
EACH FAN SET COMPRISE OF NO.2 FANS. ONE ON DUTY WHILE THE OTHER IS
STAND-BY.
THE FANS SHALL BE DIRECTLY CONTROLLED AND MONITORED BY MEANS OF A

STAND ALONE PROGRAMMABLE LOGIC DIRECT DIGITAL CONTROLLER (DDC).
THE DDC SHALL BE CONNECTED TO THE BUILDING MANAGEMENT SYSTEM

(BMS).
SYSTEM OFF
THE STAIRCASE PRESSURISING FANS ARE NORMALLY OFF AND THE

CORRESPONDING MOTORIZED DAMPERS ARE NORMALLY FULLY CLOSED.
SYSTEM STARTUP
ALL THE DUTY STAIRCASE PRESSURISING FANS SHALL BE OPERATED

AUTOMATICALLY AND SIMULTANEOUSLY UPON RECEPTION OF A SIGNAL FROM
THE FIRE PANEL.
THE FANS COULD ALSO BE OPERATED MANUALLY AT THE BMS. HOWEVER

THE FIRE ALARM PANEL SHALL HAVE OVERRIDING CAPABILITIES OVER THE
BMS.
ALL FANS ARE PROVIDED WITH AN HOA SWITCH.

THE FANS COULD ALSO BE OPERATED MANUALLY THROUGH THE
HOA SWITCH.

WHEN THE SYSTEM STARTS THE FOLLOWING SEQUENCE SHALL

BE ADOPTED:
1. MOTORIZED DAMPERS ON THE DUTY FANS OPEN FIRST.
2. WHEN THE "OPENED" STATUS OF THE DAMPER IS CHECKED THEN
THE CORRESPONDING FANS SHALL START.
IF THE DUTY FAN FAILS TO START THE STAND-BY FAN SHALL CUT-
IN AUTOMATICALLY, AN ALARM INDICATION SHALL BE REPORTED TO
THE BMS.
THE STATUS OF THE FANS AND THE DAMPERS SHALL BE

REPORTED TO THE BMS.
EXCESSIVE PRESSURE BUILD-UP INSIDE THE STAIRCASES SHALL BE

RELIEVED BY MEANS OF THE RELIEF DAMPER.
SYSTEM SHUT DOWN
THE PRESSURIZATION FANS SHALL BE SHUT DOWN MANUALLY FROM

THE BMS PROVIDED THE FIRE ALARM IS RESET.
ALARMS
AN ALARM SHALL BE INITIATED AT THE BMS FOR ANY OF THE

FOLLOWING EVENT:
FAN FAILS TO START.
FAILURE IN THE DAMPERS OPERATION.
HOA SWITCH IN HAND POSITION.
HOA SWITCH IN OFF POSITION.

6.3.4 Smoke Exhaust Fans

SYSTEM DESCRIPTION
THE SYSTEM CONSISTS OF THE FOLLOWING:
1. SMOKE FAN SET LOCATED ON THE ROOF.

2. MAKE-UP AIR FANS SET LOCATED ON THE ROOF.
3. EACH FLOOR HAS SEVERAL SMOKE DUCT OUTLETS INSTALLED AT
ABOVE FALSE CEILING IN ADDITION TO SUPPLY AIR MAKE-UP OUTLET
INSTALLED AT LOW LEVEL. EXHAUST & SUPPLY OUTLETS ARE
CONTROLLED BY MEANS OF MOTORIZED DAMPERS. THERE IS ONE
DAMPER PER-EACH OUTLET.
4. ALL NECESSARY CONTROLS, CABLING AND ACCESSORIES REQUIRED
FOR THE PROPER OPERATION OF THE SYSTEM.
EACH SMOKE FAN SET COMPRISE OF NO 2 FANS. ONE ON DUTY WHILE THE OTHER
IS STAND-BY.
THE FANS SHALL HAVE A DEDICATED DIRECT DIGITAL CONTROLLER (DDC). THE
CONTROLLER SHALL
1. MONITOR THE OPERATION OF THE FAN.

2. REPORT ALL VALUES CONTROLLED TO THE BMS.
THE SYSTEM SHALL BE ENTIRELY CONTROLLED BY THE FIRE ALARM SYSTEM. THE
FIRE ALARM SHALL HAVE OVERRIDE CAPABILITIES IN CASE THE FANS ARE
CONTROLLED THOUGH THE BMS FOR TESTING AND COMMISSIONING PURPOSES.
SYSTEM OFF
ALL SMOKE EXHAUST AND AIR SUPPLY FANS ARE NORMALLY OFF.
ALL MOTORIZED DAMPERS ARE CLOSED.
SYSTEM START-UP
ALL FANS ARE PROVIDED WITH AN HOA SWITCH.

THE FANS SHALL BE OPERATED BY ANY OF THE FOLLOWING MEANS:
AUTOMATICALLY FROM THE FIRE ALARM PANEL UPON SMOKE DETECTION IN THE
FLOOR ON FIRE MANUALLY THROUGH THE HOA SWITCH.
MANUALLY FROM THE BMS BY AN OPERATOR MANUALLY ENTERED COMMAND.

START SEQUENCE
THE SYSTEM SHALL BE STARTED IN THE FOLLOWING SEQUENCE:

1. DAMPERS OPEN FIRST.
2. WHEN THE 'OPENED' STATUS OF THE DAMPER IS CHECKED THEN THE
SMOKE EXHAUST FAN SHALL START.
3. ONCE THE 'RUN' STATUS ON THE EXHAUST FAN IS CONFIRMED, THE
SUPPLY FAN SHALL START.
SYSTEM SHUTDOWN
THE FANS SHALL BE SHUT DOWN MANUALLY:

1. FROM THE FIRE ALARM PANEL.
2. FROM THE BMS PROVIDED THE FIRE ALARM IS RESET.
ALARMS
1. FAN FAILS TO START.
2. FAN FAILURE DURING NORMAL OPERATION.
3. FALURE IN THE DAMPERS OPERATION.
4. HOA SWITCH IN HAND POSITION
5. HOA SWITCH IN OFF POSITION
INTERLOCKS
BOTH SMOKE EXHAUST FANS AND AIR MAKE-UP FANS SHALL BE INTERLOCKED.
1. THE SUPPLY FAN SHALL NOT START UNLESS THE SMOKE FAN IS
ALREADY ON.
2. THE SMOKE EXHAUST FAN SHALL NOT START UNLESS THE “OPEN”
DAMPED IS CONFIRMED.
FIRE ALARM STRATEGY
CASE 1: FIRE IN A MID FLOOR.
1. SMOKE MOTORIZED DAMPERS ON THE FIRE FLOOR OPENS FIRST.

2. SUPPLY AIR DAMPERS ON FLOOR ABOVE FLOOR ON FIRE AND BELOW
FLOOR ON FIRE WILL BOTH OPEN.
3. WHEN THE “OPENED” STATUS OF THE SMOKE DAMPER IS CHECKED
THEN SMOKE EXHAUST FAN SHALL START.
4. WHEN THE “OPENED” STATUS OF AT LEAST ONE FRESH AIR DAMPER IS
CHECKED AND THE “RUN” STATUS ON THE EXHAUST FAN IS
CONFIRMED, THE ROOF SUPPLY FAN SHALL START.

CASE 2: FIRE IN THE FLOOR BELOW THE ROOF.
1. SMOKE MOTORIZED DAMPERS ON FIRE FLOOR OPENS FIRST.

2. SUPPLY AIR DAMPERS ON THE LOWER TWO FLOORS WILL BOTH
OPEN.
3. WHEN THE “OPENED” STATUS OF THE SMOKE DAMPER IS CHECKED
THEN THE SMOKE EXHAUST FAN SHALL START.
CHECKED AND THE “RUN” STATUS ON THE EXHAUST FAN IS CONFIRMED,
THE ROOOF SUPPLY FAN SHALL START.
CASE 3: FIRE IN THE FIRST FLOOR (PIAZZA LEVEL).
1. SMOKE MOTORIZED DAMPERS ON FIRE FLOOR OPENS FIRST.

2. SUPPLY AIR DAMPERS ON THE UPPER TWO FLOORS WILL BOTH OPEN.
3. WHEN THE “OPENED” STATUS OF THE SMOKE MOTORIZED DAMPER IS
CHECKED THEN THE SMOKE EXHAUST FAN SHALL START.
CHECKED AND THE “RUN” STATUS ON THE EXHAUST FAN IS CONFIRMED,
THE ROOF SUPPLY FAN SHALL START.
THE ABOVE STRATEGIES WILL ENSURE THAT THE FIRE FLOOR IS ALWAYS UNDER
POSITIVE PRESSURE AND THAT THE ADJACENT FLOORS (ABOVE AND BELOW)
ARE ALWAYS UNDER POSITIVE PRESSURE. THIS WILL PREVENT SMOKE
MIGRATION FROM THE FIRE FLOOR.

6.3.5 Public Supply Fans

SYSTEM DESCRIPTION
THE SYSTEM CONSISTS OF AN SUPPLY FAN.
THE FAN SHALL BE DIRECTLY CONTROLLED AND MONITORED BY MEANS OF A STAND

ALONE PROGRAMMABLE LOGIC UNITARY CONTROLLER (UC).
THE UC SHALL BE CONNECTED TO THE BUILDING MANAGEMENT SYSTEM (BMS).
SYSTEM START-UP
THE FAN SHALL BE OPERATED MANUALLY FROM THE FAN CONTROLLER OR REMOTELY
AT THE BMS.
FAN CONTROL
DEDICATED DIFFERENTIAL PRESSURE SWITCHES ACROSS THE FAN SHALL PROVE AIRFLOW.
SYSTEM SHUTDOWN
THE FAN SHALL BE SHUT DOWN MANUALLY FROM THE FAN CONTROLLER OR REMOTELY
FROM THE BMS.
ALARMS
FAN FAILS TO START.
INTERLOCKS
FANS SHALL BE INTERLOCKED AS NECESSARY WITH CORRESPONDING

FAN COIL UNITS.

6.3.6 Roof Domestic Water Storage Tanks

SEQUENCE OF OPERATIONS FOR BOOSTER PUMP SET WITH VARIABLE SPEED

DRIVE.
SYSTEM DESCRIPTION

1. TWO ROOF WATER TANKS DEDICATED FOR DOMESTIC WATER
STORAGE.
2. PRESSURE TRANSMITTER FOR EVERY TANK.
3. ONE BOOSTER SET WITH VARIABLE FREQUENCY DRIVE. (VFD)
4. PRESSURE SWITCH.
5. PRESSURE SENSOR.
6. ALL RELATED ACCESSORIES AND CONTROLS REQUIRED FOR THE
PROPER OPERATION OF THE SYSTEM.
THE VSD BOOSTER SET SHALL HAVE A DEDICATED CONTROLLER. THE

CONTROLLER SHALL:
1. CONTROL THE OPERATION OF THE PUMPS.

THE SYSTEM PRESSURE, THE OPERATION OF THE PUMPS AS WELL AS THE

WATER LEVELS SHALL BE MONITORED AT THE BMS.
VFD OPERATION.
THE VFD SHALL OPERATE IN THREE (3) MODES:
1. AUTOMATIC IN THE AUTOMATIC MODE, THE VFD RECEIVES A SIGNAL

FROM THE DDC PANEL TO MODULATE THE VFD.
2. MANUAL: IN THE MANUAL MODE, THE VFD RECEIVES A SIGNAL FROM
A MANUALLY ADJUSTED POTENTIOMETER TO MODULATE THE VFD.
3. BY-PASS: IN THE BYPASS MODE, THE VFD IS COMPLETELY BYPASSED
AND THE BYPASS PANEL SHALL TAKE OVER. THE VFD DISPLAY
SHALL BE OFF AND ALL THE COMPONENTS OF THE VFD SHALL BE
ELECTRICALLY ISOLATED. THE FREQUENCY OUTPUT TO THE MOTOR
SHALL BE 50HZ WITH LINE VOLTAGE.

SYSTEM OFF
THE BOOSTER SET SELECTOR SWITCH SHALL BE IN THE 'AUTOMATIC MODE'

WHEN THERE IS NO DEMAND FOR WATER, THE BOOSTER SET SHALL BE ON
STAND-BY AND THE PUMPS SHALL BE OFF.
SYSTEM START-UP
WHEN THE PRESSURE IN THE SYSTEM DROPS TO A PRESET LIMIT, AS SENSED

BY THE LINE PRESSURE SWITCH, THE FIRST PUMP SHALL CUT-IN.
IF A PUMP FAILS TO START, THE STAND-BY PUMP SHALL CUT-IN AND AN

ALARM SHALL BE SENT TO THE BMS.
OPERATION SEQUENCE
THE BOOSTER SET WILL BE CONTROLLED AS FOLLOWS:
RISE IN SYSTEM FLOW
1. THE SENSOR SENDS A SIGNAL TO THE BOOSTER SYSTEM

CONTROLLER, INDICATING THAT THE PUMP OUTPUT PRESSURE IS
LOWER THAN THE DESIRED (SET) PRESSURE .
2. THE BOOSTER CONTROLLER SHALL RESPOND BY SENDING A SIGNAL
TO THE VFD THAT CAUSES THE VFD TO INCREASE ITS OUTPUT
FREQUENCY TO THE MOTOR, HEREBY MATCHING THE SPEED WITH
THE SETPOINT CONSUMPTION 8, PRESSURE.
3. IN CASES WHERE THERE ARE ONLY 1 PUMP ACTING, THE DEMAND
INCREASES, PUMP 1 ACCELERATES TO MEET THE REQUIRED DEMAND
AT THE REQUIRED FREQUENCY.
4. IN CASES WHERE THERE ARE 2 PUMPS ACTING, PUMP 1 ACCELERATES

UP TO 95% OF ITS MAXIMUM SPEED AND PUMP 2 SHALL CUT-IN AT ITS
MINIMUM FREQUENCY. IF CONSUMPTION INCREASE, PUMP 1 SHALL
REACH 100% OF ITS SPEED AND PUMP 2 SHALL RAMP UP ITS SPEED
TO MEET THE NEEDS.

CONSTANT SYSTEM DEMAND (FLOW)
ONCE THE PRESSURE AS SENSED BY THE PRESSURE SENSOR. REACHES THE

SETPOINT:

CONTROLLER, INDICATING THAT THE PUMP OUTPUT PRESSURE IS THE
DESIRED (SET) PRESSURE.
TO THE VFD THAT CAUSES THE VFD TO MAINTAIN A CONSTANT
OUTPUT FREQUENCY TO THE MOTOR.
DROP IN SYSTEM FLOW

HIGHER THAN THE DESIRED (SET) PRESSURE.
TO THE VFD THAT CAUSES THE VFD TO REDUCE ITS OUTPUT
FREQUENCY TO THE MOTOR.
ALARMS & EQUIPMENT STATUS SUMMARY
AN ALARM SHALL BE INITIATED AT THE BMS FOR ANY OF THE FOLLOWING

EVENTS:
EQUIPMENT STARTERS (ALL PUMPS)

HOA SWITCH IN HAND POSITION.
HOA SWITCH IN OFF POSITION.
SYSTEM PRESSURE
HIGH SYSTEM PRESSURE.
LOW SYSTEM PRESSURE.
PUMPS
PUMPS TRIPPED.
EXCESSIVE FREQUENCY OF START/STOPS
TANKS WATER LEVELS

ROOF TANK COMPARTMENT 1 LOW WATER LEVEL.
ROOF TANK COMPARTMENT 2 LOW WATER LEVEL.
ROOF TANK COMPARTMENT 1 HIGH WATER LEVEL.
ROOF TANK COMPARTMENT 2 HIGH WATER LEVEL.

INTERLOCKS
LOW WATER LEVEL INTERLOCKS
THE PRESSURE TRANSMITTERS LOCATED IN THE ROOF TANK SHALL BE

INTERLOCKED WITH THE VSD SET.
THE INTERLOCK SHALL PREVENT THE START-UP OF THE ABOVE PUMPS IN
CASE OF LOW WATER LEVEL IN THE TANK.
ALTERNATION
IN ORDER TO PROVIDE EQUAL PUMP OPERATION TIMES, PUMPS SHALL BE

ALTERNATED AUTOMATICALLY.
INTEGRATION WITH DDC
A COMPLETE INTERFACE SOLUTION TO AND FROM THE BMS SYSTEM SHALL BE

PROVIDED.THE INTERFACE SHALL INCLUDE:
1. SOFTWARE INTEGRATION: (COMMUNICATION PORTS - GATEWAYS –

PROTOCOL TRANSLATORS ETC.) AS WELL AS ALL ACCESSORIES
REQUIRED FOR PROPERINTEGRATION.
OR
2. ALL NECESSARY CABLES AND REQUIRED CONTACTS FOR THE

PROPER HARDWIRE TRANSFER OF THE INFORMATION TO AND
FROM THE BMS.

6.3.7 Duplex Submersible Pumps
SYSTEM DESCRIPTION
THE SYSTEM CONSISTS OF TWO (2) SUBMERSIBLE SUMP PUMPS: ONE DUTY (LEAD)
AND ONE STAND-BY (LAG), FLOAT SWITCHES (FS), AND ALL CONTROL ACCESSORIES &
CABLING.
THE SYSTEM SHALL BE DIRECTLY CONTROLLED AND MONITORED BY MEANS OF A

DEDICATED CONTROL PANEL.
THE CONTROL PANEL SHALL BE CONNECTED TO THE BUILDING MANAGEMENT

(BMS) FOR MONITORING PURPOSES ONLY.
THE CONTROL PANEL SHALL:
1. CONTROL THE OPERATION AND ALTERNATION OF THE PUMPS.

2. REPORT LOW AND HIGH SEWAGE/DRAINAGE LEVEL INSIDE THE
SUMP.
3. REPORTS ALL VALUES CONTROLLED AND MONITORED TO THE
BMS.
FOUR (4) FLOAT SWITCHES (FS) SHALL BE INSTALLED AND SHALL FUNCTION AS
FOLLOWS:
1. FS-1: SHALL REPORT THE LOW SEWAGE/DRAINAGE LEVEL INSIDE

THE PIT
2. FS-2: SHALL STOP THE PUMP / PUMPS IN OPERATION.
3. FS-3: SHALL START THE LEAD PUMP.
4. FS-4: SHALL START THE LAG PUMP AND REPORT A HIGH
SEWAGE/DRAINAGE LEVEL ALARM.
SYSTEM OFF
WHEN THE SYSTEM IS OFF, THE PUMPS ARE ON A STAND-BY POSITION.
SYSTEM START-UP AND OPERATION

WHEN THE SEWAGE/DRAINAGE LEVEL INSIDE THE FIT RISES TO A PERFECT LIMIT
AS DETECTED BY THE FS-3, THE LEAD PUMP SHALL START.

IF THE SEWAGE LEVEL INSIDE THE PIT CONTINUES TO RISE, AND REACHES A
PREDETERMINED LEVEL AS DETECTED BY FS-4, THE LAG PUMP SHALL CUT-IN SO
THAT BOTH LEAD AND LAG ARE OPERATING AND A HIGH SEWAGE LEVEL ALARM
SHALL BE REPORTED TO THE BMS.
ALTERNATION
IN ORDER TO PROVIDE EQUAL OPERATION TIMES, PUMPS SHALL BE ALTERNATED

AUTOMATICALLY.
SYSTEM SHUT DOWN
THE PUMP / PUMPS SHALL REMAIN IN OPERATION UNTIL THE NORMAL SEWAGE
LEVEL, AS DETECTED BY FS-2 IS REACHED INSIDE THE PIT.
ALARMS
AN ALARM SHALL BE INITIATED AT THE CONTROL PANEL FOR ANY OF THE

FOLLOWING EVENTS:
1. PUMP FAILURE TO START: IF THE DUTY PUMP FAILS TO START, THE

STAND-BY PUMP SHALL CUT-IN AUTOMATICALLY.
2. PUMP FAILURE DURING NORMAL OPERATION.
3. HIGH SEWAGE LEVEL ALARM.
4. LOW SEWAGE LEVEL INSIDE THE PIT.
INTEGRATION WITH BMS
INTEGRATION WITH BMS SHALL BE ACHIEVED THROUGH HARDWIRED CABLING /

CONTACTS FROM THE PUMP CONTROL PANEL TO THE ADJACENT DCP, AND BASED
ON THE SCHEDULE OF POINT PROVIDED .
AS AN ALTERNATIVE, A FILTEREDWARE INTEGRATION VIA A SINGLE RS-485

CABLING IS ALSO ACCEPTABLE.

3.6.8 Combine Fire & Raw Water System

SYSTEM DESCRIPTION
1. ONE MAIN RAW WATER TANK (DOUBLE COMPARTMENT)

DEDICATED FOR COMBINED RAW, IRRIGATION, AND FIRE
FIGHTINGWATER STORAGE.
2. ONE FILTERED WATER TANK (DOUBLE COMPARTMENT).
3. PRESSURE TRANSMITTERS FOR EVERY TANK AND TANK
COMPARTMENT.
4. ONE SET OF CONSTANT VOLUME TRANSFER PUMPS.
5. ONE SET OF CONSTANT VOLUME IRRIGATION BOOSTER
PUMPS.
6. ONE SET OF TWO FIRE FIGHTING PUMPS + ONE JOCKEY PUMP.
7. ALL RELATED ACCESSORIES AND CONTROLS REQUIRED FOR
THE PROPER OPERATION OF THE SYSTEM.
THE CONSTANT VOLUME IRRIGATION BOOSTER PUMP SET SHALL HAVE A

DEDICATED CONTROL PANEL.THE CONTROL PANEL SHALL:
1. MONITOR THE WATER LEVELS IN THE TANK.
2. CONTROL THE OPERATION / ALTERNATION OF THE PUMPS.
THE FIRE PUMPS INCLUDING THE JOCKEY PUMPS SHALL EACH HAVE A
DEDICATED CONTROL PANEL. THE CONTROL PANEL SHALL:
1. CONTROL THE OPERATION.
TRANSFER AND TRANSFER PUMPS SHALL BE CONTROLLED VIA THE MCP.
THE SYSTEM PRESSURE, THE OPERATION OF THE PUMPS AS WELL AS THE

WATER LEVELS SHALL BE MONITORED AT THE BMS.
NORMAL OPERATION SYSTEM
SYSTEM OFF
WHEN THERE IS NO DEMAND FOR WATER:

1. THE IRRIGATION BOOSTER PUMPS SHALL BE OFF.
2. THE MAIN FIRE PUMPS SHALL BE OFF.
3. THE JOCKEY PUMPS SHALL EITHER BE OFF OR RUNNING TO
MAINTAIN THE PRESET PRESSURE INSIDE THE SYSTEM IN
CASE OF LEAKAGE AIR POCKETS.

SYSTEM START-UP & OPERATION SEQUENCE
LOCAL HOA SWITCHES SHALL BE PROVIDED FOR ALL THE PUMPS OR PUMP
SETS.
THE PUMPS CONTROL PANEL SHALL BE EQUIPPED WITH SWITCHES AND
INDICATORS TO START/ STOP THE SYSTEM, START STOP EACH PUMP AND
OPERATE THE SYSTEM IN AUTOMATIC OR HAND CONTROLLED MODE.
CONSTANT VOLUME IRRIGATION BOOSTER PUMP SET
THE CONSTANT VOLUME PUMP SET SHALL BE OPERATED BY ANY OF THE

FOLLOWING MEANS:
1. WHEN IN THE AUTO POSITION, UPON A PRESSURE DROP IN
THE MAIN LINE AS SENSED BY THE PRESSURE SENSOR.
2. LOCALLY FROM THE HOA SWITCH LOCATED ON THE PUMPS
CONTROL PANEL.
3. PUMPS SHALL BE ENABLED / DISABLED FROM THE BMS.
THE CONSTANT VOLUME TRANSFER PUMPS SHALL BE OPERATED BY ANY OF

THE FOLLOWING MEANS:
1. WHEN LOW LEVEL IN THE FILTERED WATER TANKS IS
REACHED.
2. PUMPS SHALL BE ENABLED / DISABLED FROM THE BMS.
IN ORDER TO PROVIDE EQUAL OPERATING TIMES, ALL PUMPS EXCEPT THE

FIRE PUMPS SHALL BE SEQUENCED TO ALTERNATE AS DUTY AND STAND BY
AT EACH OPERATING CYCLE.
SYSTEM SHUT DOWN
CONSTANT VOLUME IRRIGATION BOOSTER PUMP SET
ONCE THE PRESSURE IN THE SYSTEM RISES TO A PRESET VALUE AS

INDICATED BY THE PRESSURE SENSOR, THE PUMPING SET SHALL STOP.

ALARMS & EQUIPMENT STATUS
AN ALARM SHALL BE INITIATED AT THE BMS FOR ANY OF THE

FOLLOWING EVENTS.
TANKS WATER LEVELS
RAW WATER TANK COMPARTMENT 1 LOW WATER LEVEL.

RAW WATER TANK COMPARTMENT 2 LOW WATER LEVEL.
RAW WATER TANK COMPARTMENT 1 HIGH WATER LEVEL.
RAW WATER TANK COMPARTMENT 2 HIGH WATER LEVEL.
1. WHEN THE HOA SWITCH IN THE HAND POSITION THE BMS

SHALL SHOW AN ALARM CONDITION.
2. WHEN THE HOA SWITCH IN THE OFF POSITION. THE BMS
SHALL SHOW AN 'OFF' STATUS.
CONSTANT VOLUME PUMP SET
1. IF THE LEAD PUMP FAILS TO START, THE LAG PUMP SHALL

CUT IN AND AN ALARM SHALL BE SENT TO THE BMS.
2. PUMP FAILS TO START.
3. PUMP FAILURE DURING OPERATION.
MULTILAYER FILTER
1. WHEN THE DIFFERENTIAL PRESSURE SWITCH REACHES ITS

PRESET VALUE, AN ALARM SIGNAL SHALL BE REPORTED TO
THE BMS AND THE BACKWASH CYCLE SHALL
AUTOMATICALLY START.
INTERLOCKS

THE PRESSURE TRANSMITTERS LOCATED IN THE DRAIN LINES OF THE
WATER TANKS SHALL BE INTERLOCKED WITH:
1. THE CONSTANT VOLUME IRRIGATION BOOSTER PUMPING
SET.
2. THE TRANSFER PUMPS.
3. THE FIRE PUMPS AND JOCKEY PUMP.

THE INTERLOCK SHALL PREVENT THE START-UP OF THE ABOVE PUMPS IN

CASE OF LOW WATER LEVEL IN THE TANK.
HIGH WATER LEVEL INTERLOCKS

THE MULTIPLE LEVEL TRANSMITTERS LOCATED IN THE TREATED WATER
TANKS SHALL BE INTERLOCKED WITH:
1. THE TRANSFER PUMPS.
THIS INTERLOCK SHALL PREVENT THE START-UP OF THE ABOVE PUMPS IN

CASE OF HIGH WATER LEVEL IN THE TANK.
FIRE ALARM SEQUENCE
PRESSURE SWITCHES
THREE (3) PRESSURE SWITCHES SHALL BE INSTALLED.

PRESSURE SWITCH 1: SHALL CONTROL THE START/STOP OPERATION OF
THE JOCKEY PUMP.
PRESSURE SWITCH 2: SHALL CONTROL THE START ONLY OF THE FIRST FIRE
PUMP.
PRESSURE SWITCH 3: SHALL CONTROL THE START ONLY OF THE SECOND
FIRE PUMP.
THE SYSTEM SHALL BE MAINTAINED AT A CONSTANT PRESSURE AT ALL TIME.
WHEN THE PRESSURE IN THE SYSTEM DROPS TO A PRESET LIMIT, AS

SENSED BY THE PRESSURE SENSOR DEDICATED TO THE JOCKEY PUMP, THE
JOCKEY PUMP SHALL CUT-IN.THE JOCKEY PUMP SHALL KEEP OPERATING
UNTIL THE REQUIRED PRESET SYSTEM STATIC PRESSURE IS RE-
ESTABLISHED.
UPON FURTHER DROP IN PRESSURE TD A PRESET LIMIT, AS SENSED BY THE

PRESSURE DEDICATED TO THE LEAD FIRE PUMP, THE JOCKEY PUMP SHALL
STOP AND LEAD FIRE PUMP SHALL CUT-IN AND AN ALARM SHALL BE
REPORTED TO THE BMS.
SHOULD THE LEAD PUMP FAILS TO START, THE LAG FIRE PUMP SHALL CUT-IN
AND AN ALARM BE REPORTED TO THE BMS.
THE FIRE PUMP SHALL KEEP OPERATING UNTIL THE REQUIRED PRESET
SYSTEM STATIC PRESSURE IS RE-ESTABLISHED.

A COMPLETE INTERFACE SOLUTION TO AND FROM THE BMS SYSTEM SHALL

BE PROVIDED. THE INTERFACE SHALL INCLUDE:
1. FILTEREDWARE INTEGRATION (COMMUNICATION PORTS -

GATEWAYS - PROTOCOL TRANSLATORS ETC.) AS WELL AS
ALL ACCESSORIES REQUIRED FOR PROPER INTEGRATION
OR
2. ALL NECESSARY CABLES AND REQUIRED CONTACTS FOR

THE PROPER HARDWIRE TRANSFER OF THE INFORMATION
TO AND FROM THE BMS.
THE INTEGRATION SHALL BE PROVIDED FOR:

1. CONSTANT VOLUME IRRIGATION BOOSTER SET CONTROL
PANEL.
2. FIRE PUMPS & JOCKEY PUMPS CONTROL PANEL.
3. TRANSFER PUMPS.

6.3.9 TREATED (FILTERED) WATER STORAGE TANKS

SYSTEM DESCRIPTION
1. ONE TREATED (FILTERED) WATER TANK (DOUBLE

COMPARTMENT) DEDICATED FOR DOMESTIC WATER
STORAGE FOR EACH PLOT
2. SECONDARY GROUP ROOF WATER TANKS DEDICATED FOR
DOMESTIC WATER DISTRIBUTION FOR EACH BUILDING WITHIN
THE PLOT
3. PRESSURE TRANSMITTERS FOR EVERY TANK AND TANK
COMPARTMENT
4. DEDICATED LIFTING PUMP SET FOR FILLING EACH ROOF TANK
WITHIN THE PLOT (QQ)
5. ONE STAND-BY LIFTING PUMP FOR EVERY PLOT (QQ).
6. ONE VARIABLE SPEED BOOSTER SET (VSD DRIVE) SERVING
F&B, RETAILS, & PARKING FLOORS
7. ALL RELATED ACCESSORIES AND CONTROLS REQUIRED FOR
THE PROPER OPERATION OF THE SYSTEM
THE CONSTANT VOLUME PUMPS SHALL HAVE A DEDICATED CONTROL PANEL.

THE CONTROL PANEL SHALL:
1. MONITOR WATER LEVELS IN EACH TANK.
3. REP0RT ALL VALUES CONTROLLED TO THE BMS.
THE VSD BOOSTER SET SHALL HAVE A DEDICATED CONTROLLER THE

CONTROLLER SHALL:
VFD OPERATION
THE VFD SHALL OPERATE IN THREE (3) MODES:
1. AUTOMATIC IN THE IN THE AUTOMATIC MODE. THE VFD RECEIVES

A SIGNAL FROM THE DDC PANEL TO MODULATE THE VFD.
2. MANUAL IN THE MANUAL MODE. THE VFD RECEIVES A SIGNAL FROM

A MANUALLY ADJUSTED POTENTIOMETER TO MODULATE THE
VFD.

3. BY-PASS IN THE BYPASS MODE. THE VFD IS COMPLETELY

BYPASSED AND THE BY-PASS PANEL SHALL TAKE OVER THE VFD
DISPLAY SHALL BE OFF AND ALL THE COMPONENTS OF THE VFD
SHALL BE ELECTRICALLY ISOLATED THE FREQUENCY OUTPUT TO
THE MOTOR SHALL BE 50HZ WITH LINE VOLTAGE.
NORMAL OPERATION SYSTEM
SYSTEM OFF
WHEN THERE IS NO LOW LEVEL INDICATION IN ANY OF THE ROOF TANKS:

1. THE LIFTING WATER PUMPS SHALL BE OFF.
THE BOSTER SET SELECTOR SWITCH SHALL BE IN THE “AUTOMATIC MODE”

WHEN THERE IS NO DEMAND FOR WATER, THE BOOSTER SET WILL BE ON
SYSTEM START-UP & OPERATION SEQUENCE
LOCAL HOA SWITCHES SHALL BE PROVIDED FOR ALL THE PUMPS OR PUMP
SETS. THE PUMPS CONTROL PANEL SHALL BE EQUIPPED WITH SWITCHES AND
INDICATORS TO START/STOP EACH PUMP AND OPERATE THE SYSTEM IN
AUTOMATIC OR HAND CONTROLLED MODE.
CONSTANT VOLUME PUMPS
THE CONSTANT VOLUME PUMPS SHALL BE OPERATED BY ANY OF THE

FOLLOWING MEANS:
1. WHEN IN THE AUTO POSITION, UPON DETECTION OF LOW

LEVEL IN ANY OF THE ROOF TANKS, THE CORRESPONDING
LIFTING PUMP SHALL CUT-IN.
2. LOCALLY FROM THE HOA SWITCH LOCATED ON THE PUMPS
CONTROL PANEL.
VARIABLE SPEED BOOSTER PUMP SET
WHEN THE SENSOR IN THE SYSTEM DROPS TO A PRESET LIMIT, AS SENSED

BY THE LINE PRESSURE SWITCH, THE FIRST PUMP SHALL CUT-IN.
IF A PUMP FAILS TO START, THE STAND-BY PUMP SHALL CUT-IN AND AN

ALARM SHALL BE SENT TO THE BMS.

TO AND FROM THE BMS
RISE IN THE SYSTEM FLOW

LOWER THAN THE DESIRED (SET) PRESSURE.
2. THE BOOSTER CONTROLLER SHALL RESPOND BY SENDING A

SIGNAL TO THE VFD THAT CAUSES THE VFD TO INCREASE ITS
OUTPUT FREQUENCY TO THE MOTOR. HEREBY MATCHING THE
SPEED WITH THE SETPOINT CONSUMPTION & PRESSURE.
3. IN CASE THE DEMAND INCREASES, PUMP 1 ACCELERATES UP

95% OF ITS MAXIMUM SPEED AND PUMP 2 SHALL CUT-IN AT ITS
MINIMUM FREQUENCY. IF CONSUMPTION INCREASE, PUMP 1
SHALL REACH 100% OF ITS SPEED AND PUMP 2 SHALL RAMP UP
ITS SPEED TO MEET THE NEEDS.
CONSTANT SYSTEM DEMAND (FLOW)
ONCE THE PRESSURE AS SENSED BY THE PRESSURE SENSOR , REACHES

THE SET POINT.

THE DESIRED (SET) PRESSURE.

SIGNAL TO THE VFD THAT CAUSES THE VFD TO REDUCE ITS
DROP IN SYSTEM FLOW

HIGHER THAN THE DESIRED (SET) PRESSURE.

SIGNAL TO THE VFD THAT CAUSES THE VFD TO REDUCE ITS

SYSTEM SHUT DOWN
CONSTANT VOLUME
ONCE THE LEVEL IN ANY ROOF TANK ATTAINS THE HIGH LEVEL AS
REPORTED BY THE LEVEL SENSOR, THE CORRESPONDING LIFTING PUMP
SHALL STOP.
VFD BOOSTER PUMP SET
THE BOOSTER SET SELECTOR SWITCH SHALL BE IN THE “AUTOMATIC MODE”

WHEN THERE IS NO DEMAND FOR WATER. THE BOOSTER SET SHALL BE ON
ALARMS & EQUIPMENT STATUS
AN ALARM SHALL BE INITIATED AT THE CONTROL PANEL FOR ANY OF THE

FOLLOWING EVENTS:
TANKS WATER LEVEL
TREATED (FILTERED) TANK COMPARTMENT 1 LOW WATER LEVEL.

TREATED (FILTERED) TANK COMPARTMENT 2 LOW WATER LEVEL.
TREATED (FILTERED) TANK COMPARTMENT 1 HIGH WATER LEVEL.
TREATED (FILTERED) TANK COMPARTMENT 2 HIGH WATER LEVEL.
ROOF TANK 1, FIRST BUILDING, LOW WATER LEVEL.
ROOF TANK 1, FIRST BUILDING, HIGH WATER LEVEL.
ROOF TANK 2, FIRST BUILDING, LOW WATER LEVEL.
ROOF TANK 2, FIRST BUILDING, HIGH WATER LEVEL.
ROOF TANK 1, SECOND BUILDING, LOW WATER LEVEL.
ROOF TANK 1, SECOND BUILDING, HIGH WATER LEVEL.
ROOF TANK 2, SECOND BUILDING, LOW WATER LEVEL.
ROOF TANK 2, SECOND BUILDING, HIGH WATER LEVEL.
ROOF TANK 1, THIRD BUILDING, LOW WATER LEVEL.
ROOF TANK 1, THIRD BUILDING, HIGH WATER LEVEL.
ROOF TANK 2, THIRD BUILDING, LOW WATER LEVEL.
ROOF TANK 2, THIRD BUILDING, HIGH WATER LEVEL
ETC.

HOA SWITCH IN HAND POSITION
HOA SWITCH IN OFF POSITION

CONSTANT VOLUME PUMPS

1. IF THE LEAD PUMP FAILS TO START, AN ALARM SHALL BE SENT TO THE
CONTROL PANEL. SWITCHING TO THE STAND-BY PUMP WILL BE DONE
MANUALLY.
2. PUMPFAILURE DURING OPERATION.
VFD BOOSTER PUMP SET
SYSTEM PRESSURE
HIGH SYSTEM PRESSURE
LOW SYSTEM PRESSURE
PUMPS
PUMPS TRIPPED
EXCESSIVE FREQUENCY OF START/STOPS.
ALTERNATION
IN ORDER TO PROVIDE EQUAL PUMP OPERATION TIMES, VFD PUMPS SHALL BE
ALTERNATED
AUTOMATICALLY.
INTERLOCKS
THE PRESSURE TRANSMITTERS LOCATED AT DRAIN LINES OF THE FILTERED
WATER TANK SHALL BE INTERLOCKED WITH:
1. THE CONSTANT VOLUME PUMPS
2. VFD BOOSTER PUMP SET
THE INTERLOCK SHALL PREVENT THE START-UP OF THE ABOVE PUMPS IN CASE OF
LOW WATER LEVEL IN THE TANK.
HIGH WATER LEVEL INTERLOCKS

THE PRESSURE TRANSMITTERS LOCATED AT DRAIN LINES OF THE ROOF TANKS
SHALL BE INTERLOCKED WITH:
1. THE CORRESPONOING CONSTANT VOLUME PUMP
THIS INTERLOCK SHALL PREVENT THE START-UP OF THE ABOVE PUMPS IN CASE OF
HIGH WATER LEVEL IN THE TANK.

A COMPLETE INTERFACE SOLUTION TO AND FROM THE BMS SYSTEM SHALL BE

PROVIDED.
THE INTERFACE SHALL INCLUDE:
1. SOFTWARE INTEGRATION (COMMUNICATION PORTS – GATEWAYS - PROTOCOL
TRANSLATORS ETC.) AS WELL AS ALL ACCESSORIES REQUIRED FOR PROPER
INTEGRATION.
OR
2. ALL NECESSARY CABLES AND REQUIRED CONTACTS FOR THE PROPER

HARDWIRE TRANSFER OF THE INFORMATION
6.3.10 ENERGY TRANSFER STATION (ETS)

SYSTEM DESCRIPTION
THE SYSTEM PROVIDES CHILLED WATER TO THE APARTMENT BUILDINGS

AND TOWN HOUSES.
DISTRICT COOLING WATER IS PROVIDED TO EACH QANAT QUARTlER AT THE

ETS ROOM A SET OF PLATE HEAT EXCHANGERS ARE USED FOR CHILLING
THE COOLING WATER OF THE SPACES.
THE DISTRICT COOLING WATER ENTERING THE HEX'S SHALL BE AT A

TEMPERATURE OF 4.44°C WHILE THE LEAVING TEMPERATURE SMALL BE
MAINTAINED AT 13 33°C.
THE CHILLED WATER LEAVING THE HEX'S SHALL BE MAINTAINED AT A

TEMPERATURE OF 5.55°C WHILE THE ENTERING CHILLED WATER (RETURN
FROM SPACES) SHALL BE AT A TEMPERATURE OF 14.4°C.
THE ENTIRE SYSTEM SHALL BE CONTROLLED AND MONITORED BY THE BMS.
THE CUSTOMER SIDE PUMPS (CWP) ARE VARIABLE SPEED. EACH PUMP SET
CONTAINS ONE STAND BY PUMP.

CONTROL SEQUENCE
THE PUMPS SHALL START AND STOP EITHER LOCALLY FROM THE CONTROL
PANEL OR REMOTELY FROM BMS.
IF DUTY PUMPS FAILS TO START THE STAND-BY PUMP SHALL CUT-IN

AUTOMATICALLY, AN ALARM SHALL BE GENERATED AT THE BMS.
ALTERNATION
IN ORDER TO PROVIDE EQUAL OPERATION TIMES. PUMPS SHALL BE

ALTERNATED AUTOMATICALLY.
CHILLED WATER SYSTEM CONTROL
THE DIFFERENTIAL PRESSURE SENSOR INSTALLED AT THE MOST

HYDRAULICALLY REMOTE PIPELINE SHALL MODULATE THE SECONDARY
PUMPS FLOW VIA THE VARIABLE FREQUENCY DRIVE.
THE SUPPLY & RETURN WATER TEMPERATURES TO THE HA EXCHANGERS

ARE MEASURED BY THE TEMPERATURE TRANSMITTERS INSTALLED.
THE FLOW AT CUSTOMER SIDE CIRCUIT IS MEASURED THROUGH THE

ELECTROMAGNETIC FLOW METERS
ALARMS & EQUIPMENT STATUS SUMMARY
AN ALARM SHALL BE INITIATED AT THE BMS FOR ANY OF THE FOLLOWING EVENTS.
HOA SWITCH IN HAND POSITION HOA SWITCH IN OFF POSITION.
PROGRAMMABLE SUPPLY CHILLED WATER TEMPERATURE HIGH LIMIT REACHED.

PROGRAMMABLE SUPPLY CHILLED WATER TEMPERATURE LOW LIMIT REACHED.
PROGRAMMABLE RETURN CHILLED WATER TEMPERATURE HIGH LIMIT REACHED.

PROGRAMMABLE RETURN CHILLED WATER TEMPERATURE LOW LIMIT REACHED.
PUMP FAILS TO START.

PUMP FAILURE DURING NORMAL OPERATION.

6.3.11 MOTORIZED DAMPERS

MONITORED DEVICE
Motorized Damper Status:
Upon activation by Fire Alarm System the BMS will monitor the on and
off status of Pressurization/Smoke Exhaust/Exhaust Fans Motorized
Dampers.
6.3.12 Electrical Panels

Light Status:
An auxiliary contact returns the state of the non-essential panel
contactor we are triggering.
Light Command:
The contactors of the electrical panel can be turned on automatically
via a “time schedule” from the workstation or they can be triggered by
the BMS operator.
6.3.13 HV Swithgear
MONITORED DEVICE
On/Off Status:
An auxiliary contact returns the state of the contactor being triggered.
A CB or Contactor tripped and Availability of Power status shall be

monitored by BMS.
Command:
The contactors of the Main Incoming CB, Tie Breakers & Outgoing CB
can be turned on and off automatically via a “time schedule” from the
workstation or they can be triggered by the BMS operator.

6.3.14 Automatic Transfer Switch (ATS)

MONITORED DEVICE
GENERATOR & TRANSFORMER :

The BMS shall monitor the CB or Contactor on and off status of
Generator, By-Pass Generator, Transformer & By-Pass Transformer
Positions.
6.3.15 Generator
MONITORED DEVICE
GENERATOR SETS :
The BMS shall monitor the Run Status & General Alarm of Generator
Sets.
6.3.16 LIFTS
MONITORED DEVICE
LIFTS :
The BMS shall monitor the Run Status & General Alarm of Lifts.
6.3.17 Fire Alarm Control Panel

MONITORED DEVICE
Fire Alarm Control Panel :

The BMS shall monitor the Panel Status/Supervisory Mode, General
Fault & General Alarm of Fire Alarm Control Panel.

6.3.18 Security System Control Panel

MONITORED DEVICE
Security System Control Panel :

The BMS shall monitor the General Fault & General Alarm of Security
System Control Panel.
6.3.19 Emergency Main Distribution Board/Main Distribution Board

(EMDB/MDB)
MONITORED DEVICE
On/Off Status:
An auxiliary contact returns the state of the contactor being triggered.
A CB or Contactor tripped status shall be monitored by BMS.
SEQUENCE OF OPERATION
Command:
The contactors of the Main Incoming CBs & Outgoing Feeder CBs can
be turned on and off automatically via a “time schedule” from the
workstation or they can be triggered by the BMS operator.

6.3.20 FM200 Panel

System Description:
The System consists of the following:

1. FM200 Cylinders
2. Cylinder Valves
3. Solenoid Pilot Valves
4. Smoke & Heat Detectors located at hazard area
5. Selector Valve
6. All related accessories and controls required for the proper
operation of the system
The smoke detector shall be connected to an FM200 Control Panel

(FM200CP).
The system pressure, the FM200 shall be monitored at the BMS
System Start Up & Operation Sequence:
Solenoid pilot valve will always be in the close position until activated
by Smoke/Heat Detector through the FM200 Control Panel
(FM200CP). Selector valve shall in case of multi-room protection
dictate the direction of flow into the corresponding room.
Alarm & Equipment Status:
1. Smoke/Heat occurred in the room as sensed by the Smoke/Heat

Detector.
2. Pressure at the starting of the gas line decreases indicating that the
FM200 cylinders need to be changed.
3. Fault in the FM200 Control Panel (FM200CP).
Integration with DDC:
A complete interface solution to and from the BMS shall be provided.

The interface shall include all necessary cables and required contacts
for the proper hardwire transfer of the information to and from the BMS.
The integration shall be provided for the FM200 Control Panel

(FM200CP)

7 INTERFACE PROCEDURE
The interface procedure is the step during which the data of the field devices
is presented in the web browser of the BMS workstation.
This procedure for this particular project is divided into two parts.
 The BACNETs controllers (FX-16)
In order to proceed to the interfacing of BACNET and N2, we need to set up

the workstation computer and initialize the Network Automation Engines.
These two procedures checklists are included in Appendix-J.
7.2 BACNET interface
7.2.1. Field devices and points
The BACNETs controllers (FX16) of this project monitor and control most of
the systems. The interface points of each system are hardwired to the
different data gathering panels (DGP) spread in strategic location across the
whole project.
The input / output points of one system is different from another. Please find in
Appendix-J a list including all types of systems with their respective input /
output points going to and from the building management system.
The pre-commissioning testing and commissioning of these hardwired points
is done through the checklists already presented in Appendix-D and
Appendix-E.
7.2.2. BACNET integration
Once the testing and commissioning completed, the controllers are said to be
in standalone mode. This means that no network is connecting them to a
supervisory system. In order to have the complete input / output list shown on
the workstation and in order to be able to send and receive commands and
values, we need a supervisory system. The supervisory system is made of the
Network Automated engine (NAE). Consequently in order to monitor and
control the field points from the BMS workstation, we need to complete the
BACNET integration of the controllers with the NAE. In addition, the input /
output points of these controllers must be mapped into the METASYS system.
The riser diagram in Appendix-I “Bus Network Riser Diagram Layout” shows
the layout of the three trunks of BACNET cables. Each of the BACNET bus
originates from a different NAE. All two NAE’s are in the same panel in the
QQ01 BMS control room. The BACNET cable connects all the Data Gathering
Panels of the same building in a daisy chain to end up at the last Data
gathering panel on the roof of each building. The integration of the BACNET
controllers in addition to their point mapping to the METASYS system is done
per NAE.

8 DOCUMENTATION
All of the documentation submitted with this document has been files into
different sections that goes from Appendix-A to Appendix-E. The following
appendix is divided into the following sections and pages.
Appendix-A………………………………………………….….…………p53
Legend
Appendix-B………………………………………………….…….………p55
Appendix-C………………………………………………………..………p58
BMS Shop Drawing
Appendix-D…………………………………………………….….……....p64
Pre-Commissioning Forms
Appendix-E…………………………………………………….….………p65
Testing and Commissioning Forms
Appendix-F…………………………………………………….…….……p66
Sequence of Operation checklists
Appendix-G………………………………………………………….……p67
Inspection and Test Plan, Inspection Request & Request for Power Forms
Appendix-H………………………………………………….……………p68
Risk Assessment forms
Appendix-I…………………………………………………...……………p69
BMS team Curriculum Vitae
Appendix-J……………………………………………………..…………p70
OWS and NAE commissioning checklists
Appendix-K…………………………………………………….…………p71
BMS network riser diagram layout
Appendix-L……………………………………………….………………p72
BACNET FX-16 integration checklist
Appendix-O………………………………….……………………………p73
Input / Output point Summary

In the Appendices you can find the following checklists for testing, pre-
commissioning and commissioning different systems. Copies should be made
of these pages as necessary to be filled out during the different stages.
Enclosed forms:
 Form EIC-PC-XX-001 (where XX is the name of the building)

For Cable, Field Devices and Point to Point Pre-Commissioning
 Form EIC-FTC-XX-001/002/003 (where XX is the name of the building)

For Field Devices testing and commissioning (calibration) checks
 Form EIC-STC-*** (where *** is the name of the system type)

For HVAC/Electric system sequence of operation verification
 Form EIC-BACNET-FX16-001
For BACNet integration of the FX-16 controllers in addition to the
mapping of their points
 Form EIC-OWS-001
For Operator WorkStation Commissioning
 Form EIC-NAE-001
For Network Automation Engine Commissioning
The Inspection and Test Plan (ITP) form included in Appendix-G should
be approved as a pre-requisite of the pre-commissioning period.
The inspection request form (IRF) included in Appendix-G should be

photocopied, filled in and presented to CONSPEL each time prior to system
pre-commissioning.
The request for power form also included in Appendix-G should be

photocopied, filled in and presented each time prior to BMS data gathering
panel commissioning.

8 DEMONSTRATION PROCEDURES
After the interface part is completed we can see the field data represented on a user
friendly graphical interface and we can say that the BMS workstation is ready for
use. A simplified demonstration procedure can begin in the main BMS control room.
The client or client representative (which will be determined later) can come to the
control room and check in different ways the work accomplished:
9.1 Quantity check
The quantity check confirms to the client that the BMS system is complete.
 We provide the client representative with a list of all systems that have to be
interfaced with the BMS (this list is still not final since all third party systems
are not yet finalized)
 The client representative heads up to the main BMS control room
 The client representative checks that each kind of systems from the list can
be viewed on the BMS workstation
 The client representative checks that each kind of systems from the list can
be accessed from the BMS workstation
 The client representative checks that all items from each kind of system are
shown on the BMS workstation
9.2 Point to point check
The point to point check confirms that each piece of equipment has been
integrated to the BMS system in the proper way
The client representative can check that:
 Each kind of equipment can be accessed on the BMS workstation
 Each kind of equipment has all the required BMS points(refer to Appendix–D,
checklist Ref: EIC-CP-XX-001/002/003)
 The readings of all points are a correct reflection of the site parameters

9.3 Sequence of operation check
The sequence of operation check is the final part that confirms the good
operation of each kind of mechanical or electrical equipment.
 The client representative can reproduce, from the operator workstation, each
step of the form “sequence of operation” (Refer to Appendix- F, checklist Ref:
EIC-STC-001)
 The client representative can check in the same time that the sequence
performed on the screen of the workstation is exactly what is happening on
site.
9.4 Fine tuning of the sequence
The NAE software has been designed specifically to meet the need of the
building owners and managers to efficiently monitor and control all the
mechanical and electrical systems in a typical building. The different features
of the software provide a guaranty to the client that the system is performing
as he require.
The “Alarm and Event messages” sent by the NAE and stored on the server
can be viewed at any time to trace the history of alarms and events on the
site. (See Figure-3)
Figure-3: ALARM WINDOW

The “trending of any monitored value” at user-defined periods ranging from a

few seconds to one week is useful for analyzing the performance of building
control systems and locating the source of system problems. (See Figure-4)
Figure-4: TRENDING
The “scheduling feature” allows the user to define building occupancy periods
and the start and stop times for mechanical or electrical equipment. Operating
parameters such as temperature set points and power consumption limits can
be set according to the time of day. (See Figure-5)
Figure-
5: SCHEDULING

Thanks to the multiple features of the NAE, the Building Management System
will be closely recording all the responses of different systems. An unwanted
response (slow, illogical, alarm, system did not start…) or an unwanted value
(temperature too high, pressure too low…) will be taken care of by the project
engineer that will proceed with the fine tuning of the sequences, control
modules, conversions…that will lead to a satisfying workable system.

9 INSTRUMENTATION
The following test equipment shall be provided.
10.1 Digital volt ohm meter

The digital voltmeter used by the BMS engineers on site for the pre-
commissioning testing and commissioning will be calibrated before use by a
specialized company. The certificate of calibration will be presented before the
use of the multi meter.
10.2 Thermometer (analogue or digital type)
10.3 Standard tool kit
 Screwdriver set
 Test screwdriver
 Wire stripper
 Pliers
10.4 Laptop PC (DELL INSPIRON 510m)

The laptops used by the commissioning engineers have the following
properties:

10.5 Multi purpose commissioning tool signal generator (M9000-200)
 Resistive Mode: 0 to 135 ohms or 0 to 1k ohms for use with resistive input
actuators.
 Voltage Mode: 0 to 20 VDC for use with proportional actuators.
 Current Mode: 0 to 20 mA for use with proportional actuators.
 Incremental Mode: 24VAC (nominal) for use with incremental and on/off
actuators.

10 STAFFING
Energy International Team working on the The Pearl – Qanat Quartier

(Apartment) J46 testing and commissioning consist of three members:
Commissioning Manager:
Commissioning Engineer:
Commissioning Engineer:

11 SAFETY ASPECTS & PERMIT TO WORK REQUIREMENTS
12.1 Responsibilities
All employees are responsible for working safely and maintaining a safe and
healthful working environment. There are several levels of responsibility
including the following:
12.1.1 Project Manager
1. Ensure that employees and supervisors undergo the education and training
(provided by J&P site safety) on safety and health topics that apply to their
responsibilities. Attendance is a must. A special sticker is given to each
person at the end of the course. This sticker must be applied to the hard hat
to testify the attendance.
2. Ensure that employees are trained to identify report and correct potential job
site hazards.
3. Ensure that managers and supervisors are trained in workplace safety and
are familiar with applicable laws, regulations and safety rules, policies and
procedures, as well as the safety and health hazards that employees who
may be exposed to are under their immediate direction and control.
4. Ensure that employees are trained in accordance with this program.
5. Periodically conduct job site safety and health inspections.
6. Develop methods for abating work place hazards in a timely and effective
manner, depending on the severity of the hazard
12.1.2 Supervisors
1. Provide training for their employees on both general and specific safety
issues.
2. Monitor safety performance of employees who report directly to them.
3. Take all reasonable steps for employees to avoid unsafe working conditions,
accidents, injuries and illnesses.
4. Report all work place accidents, injuries or illnesses to the first aid and safety
officer and to the Project Manager.
12.1.3 Employees
All employees are required to conduct themselves in a manner that is

consistent with the location safety rules and policies. To fulfil this duty, each
employee must:
1. Attend and participate in all safety meetings.

2. Put the safety sticker on his hard hat to testify that he attended the safety
meetings
3. Report all unsafe conditions or hazards to the supervisor using unsafe

condition/hazard report form: the “don’t walk by” form that is filled whenever a
hazardous or dangerous situation is encountered, and sent it to CONSPEL via
the secretary who stamps it.
4. Comply with all safety rules, policies and procedures.
5. Comply with all operating rules, policies and procedures.
6. Report all work place accidents, injuries, or illnesses regardless of severity, to
their supervisor.
12.2 LOCATION SAFETY RULES
All employees that are working on site are required to read and sign the safety
rules/disciplinary actions. The signed sheet will be provided upon request.
1. Employees must report immediately to their supervisor any personal injury or

illness arising out of employment.
2. Employees must report immediately to their supervisor any unsafe condition,
safety hazard or safety concern.
3. Employees must wear eye protection when required.
4. Employees must wear hard hats when required.
5. Employees must wear hearing protection when required.
6. Employees must wear safety shoes with steel toes at all times.
7. Employees must obey all warning signs.
8. Horseplay is not permitted at any time.
9. Tampering with or altering safety device is prohibited.
10. Loose or hanging clothes, jewellery, or long hair is not permitted around
moving machines and parts.
11. Smoking is prohibited in designated “No Smoking” areas.
12. Safety devices and guards installed on machines and equipment must be in
place. Machines with missing guards must not be operated and must be
reported immediately to the supervisor.
13. Site working hours are from 7 a.m. to 6 p.m.
14. A “Work Permit” that is provided by CONSPEL is necessary in order to work in
some special areas.
15. Employees must not activate or operate powered industrial equipment without
being authorized by the responsible supervisor.
16. Employees must not activate or operate a company vehicle or their own
vehicle in the course of company business without a valid driver’s license.
17. Employees are responsible for keeping their work areas clean and to report
any potential hazards associated with housekeeping to their supervisor.

APPENDICES

APPENDIX-A
Legend

LEGEND
ADS Application and Data Server

AHU Air Handling Unit
BAS Building Automation system
BMS Building Management System
CP Control Panel
DGP Data Gathering Panel
EMDB Emergency Main Distribution Board
FCU Fan Coil Unit
IP Internet Protocol
IRF Inspection Request Form
MCC Motorized Control Centre
MDB Main Distribution Board
NAE Network Automation Engine
OWS Operator Work Station
QA/QC Quality Assurance / Quality Control
SCT System Configuration Tool
UI User Interface

APPENDIX-B

QQ01 Building
DATA GATHERING PANEL DESIGN SCHEDULE - BMS SYSTEM
No DRAWING REFERENCE DRAWING TITLE
QQ01 BUILDING
1 QQ01-DGP-PK1-1 Parking Level 1 BMS DGP-1

2 QQ01-DGP-PK1-1A Parking Level 1 BMS DGP-1A
11 QQ01-DGP-B1-3F-1 Building 1 3rd Floor BMS DGP-1
12 QQ01-DGP-B1-RF-1 Building 1 Roof Floor BMS DGP-1

APPENDIX-C
BMS Shop Drawing Design

QQ01 Building
SHOP DRAWING SCHEDULE - B.M.S SYSTEM
Sl
DRG NO TITLE
No
QQ01 Building
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27

APPENDIX-D
Pre-Commissioning Checklists

APPENDIX-E
Testing & Commissioning Checklists

APPENDIX-F
Sequence of Operation Checklists

APPENDIX-G
Inspection and Test Plan &
Inspection Request Form

APPENDIX-H
OWS & NAE Commissioning Sheets

APPENDIX-I
BMS Network Riser Diagram Layout

APPENDIX-J
BMS Input / Output Summary

QQ BMS Commissioning Method Statement-Draft

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QQ BMS Commissioning Method Statement-Draft

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THE PEARL – QANAT QUARTIER Manual Ref: MS/QQ01

APARTMENT J46 Service: BMS

THE PEARL - QANAT QUARTIER

Commissioning Method Statement

Method Statement Ref : MS/QQ01

Status : Draft-1 Issue Date : 01-05-2010

5 PRE START CHECKS/PRE-COMMISSIONING............................................................................15

12 SAFETY ASPECTS & PERMIT TO WORK REQUIREMENTS........................................................68

Energy International (Last saved: 08/03/07) Record Drawings 2

Energy International (Last saved: 08/03/07) Record Drawings 3

2.1 A minimum notice of 24 hours for the pre-commissioning request should be

2.2 The pre-commissioning request is in the form of an Inspection Request Form

2.6 Conformation that:

2.6.1 The system conforms to the requirements of the specifications.

Energy International (Last saved: 08/03/07) Record Drawings 4

3.1 Specification Reference

3.1.1 Field Level

The controller “FX16 Master Controller” that Energy International supplies,

Energy International (Last saved: 08/03/07) Record Drawings 5

3.1.2 Automation Level

The BACNet is thus compatible with the automation level specifications

3.1.3 Management Level

 Network Automation Engine (NAE) manages facilities using information

Energy International (Last saved: 08/03/07) Record Drawings 6

The main features and benefits of the NAE are:

Allows you to access system data in the

Allows you to access all data on one site

Support for Web Services at

Allows configuration, commissioning, data

Supervision of Field Supports connectivity to open network

Allows connection of a Web browser via the

Energy International (Last saved: 08/03/07) Record Drawings 7

 The System Configuration Tool (SCT) is included in the ADS software

 The METASYS user interface (UI) is web-enabled and provides a

 The integration of Information Technology (IT) and Internet

 The building management system workstation will consist of the latest

Energy International (Last saved: 08/03/07) Record Drawings 8

3.2 Schedule of Equipment

The equipment schedules include the following systems:

The equipment schedules give us the complete information about the

3.3 Drawings (mechanical, electrical, plumbing …)

Energy International (Last saved: 08/03/07) Record Drawings 9

3.4 Lighting Panel Schedule

3.5 Motor Control Centre Design

Energy International (Last saved: 08/03/07) Record Drawings 10

3.6 Power Provision for the BMS Data Gathering Panels

# BMS PANEL POWER

Energy International (Last saved: 08/03/07) Record Drawings 11

3.7 Systems controlled and monitored

The building management system provides the control and/or monitoring of

Energy International (Last saved: 08/03/07) Record Drawings 12

4 REFERENCE DOCUMENTS / DRAWINGS

4.1 The DGP (Data Gathering Panel) design

4.2 The BMS Shop drawings

These shop drawings are floors layout showing the following:

Energy International (Last saved: 08/03/07) Record Drawings 13

4.3 Work of MEP sub-contractors

Energy International (Last saved: 08/03/07) Record Drawings 14

5 PRE-START CHECKS / PRE-COMMISSIONING

5.1 Standard Pre-start Checks:

Prior to any pre-commissioning, testing and commissioning, the following

5.1.4 Approved BMS Pre-commissioning test sheets of cables and field

5.1.5 Approved BMS testing and commissioning checklists of field devices