Table Of ContentCONTROLS A N D
AUTOMATION
FOR FACILITIES
MANAGERS
Efficient DDC Systems Implementation
CONTROLS AND
AUTOMATION
FOR FACILITIES
MANAGERS
Efficient DOC Systems Implementation
VIKTOR BOED, CEM
Boca Raton London New York
CRC Press is an imprint of the
Taylor & Francis Group, an informa business
Acknowledgments
I wish to express my appreciation to John Whitney for his expert reading
and commentary on the manuscript. I am also indebted to Joe Chadwick for his
helpful work on controls specifications.
Special thanks to Rosalie Cooke for manuscript editing, and to Roberto
Meinrath for reviewing the book.
First published 1996 by Chilton Book Company
Published 2018 by CRC Press
Taylor & Francis Group
6000 Broken Sound Parkway NW, Suite 300
Boca Raton, FL 33487-2742
© 1996 by Viktor Boed
CRC Press is an imprint of Taylor & Francis Group, an Informa business
No claim to original U.S. Government works
ISBN 13: 978-0-8019-8722-9 (hbk)
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Designed by Jerry O'Brien
Library of Congress Cataloging-in-Publication Data
Boed, Viktor.
Efficient DDC systems implementation / Viktor Boed.
p. cm.-(Controls and automation for facilities managers)
Includes bibliographical references and index.
ISBN 0-8019-8722-9
I. Buildings-Environmental engineering-Quality control.
2. Buildings-Automation. 3. Digital control systems. 4. Total
quality management. I. Title. II. Series.
TH603 l .B64 1996
696----dc20 96-22644
CIP
To my wife, Vlasta, who had to put up with the many months of my withdrawal
from regular life, and to our dog, Max, who was my constant (most of the time
sleeping) companion during the writing of this book.
Contents
Introduction * xiii
Chapter 1 · The Global Commissioning/Total Quality Management Approach · 1
From Delivering the Building to Global Commissioning and Total Quality Management · 1
Present Practices in Building Delivery · 1
Reasons for Poor Building Performance · 2
New Ways to Achieve Quality Design and Implementation of Building Environmental Control Sys
tems · 2
Perception · 3
Participation · 4
Procedures · 5
Main Characteristics of Global Commissioning/TQM Approach · 5
Setting Goals · 6
Setting Performance Requirements and Measures · 6
Applying Quality Assurance · 6
Identifying Internal and External Customers · 7
The Commissioning Agent · 9
Role of the Commissioning Agent · 9
Tasks of the Commissioning Agent · 9
Design Phase · 10
Installation Phase · 10
After Construction Completion · 10
Beginning of Warranty · 10
Before End of Warranty · 10
Selection of Commissioning Agents for Small Projects · 11
Selection of Commissioning Agents for Large Projects · 11
Chapter 2 · Site Standardization and DDC Specifications · 12
Site Standardization · 12
DDC Performance Specification · 13
A Practical Guide to Preparing Controls and Automation Specifications · 13
Organization of the Performance Specification · 14
DDC Performance Specification · 15
Part I—General · 15
A. Owner's Requirements · 15
B. Instructions · 16
C. Related Work by Others · 25
1. Electrical Work · 25
2. Communications · 27
3. Mechanical Work · 29
D. Scope of Work · 29
E. Submittal · 33
1. Pre-implementation Submittal · 33
2. Implementation Submittal · 36
3. Turnover Submittal · 37
F. Warranty and Response Time · 37
vii
Part II—Systems Performance Specification · 38
A. System-specific Performance Requirements · 39
1. Distributed Processing · 39
2. Energy Management · 40
3. Standard Control Routines · 42
Introduction to Site-specific Performance Requirements · 43
Introduction to System Architecture · 43
B. Site-specific Performance Requirements · 44
1. System Architecture · 44
2. Modes of Communication · 46
3. Application Software Requirements · 47
4. Redundancy · 47
5. System Diagnostics · 48
6. Standard Analog Scale Ranges and System Accuracies · 48
7. Site-specific Operating Limits · 48
Part III—Execution of a Site Specification · 48
1. Site Inspection and Engineering Coordination · 50
2. Installation · 50
3. Quality Assurance · 50
4. Field Tests · 51
5. Test Procedures · 51
Training · 53
BAS Material Specification · 54
Field Hardware Specification · 54
Remote DDC Controllers · 54
Field Instruments · 55
1. Dampers and Damper Actuators · 55
2. Automatic Control Valves · 59
3. Electrical Valve Actuators · 60
4. Thermostats · 61
5. Low Temperature Detection · 61
6. Low Steam Pressure · 62
7. Temperature Sensors · 62
8. Humidity Sensors · 63
9. Differential Pressure Transmitters (Air/Air) · 63
10. Differential Pressure Transmitters (Wet/Wet) · 66
11. Control Devices and Transducers · 66
12. Variable Frequency Drives · 67
Spare Parts · 67
Chapter 3 · Program Development Phase · 68
Global Approach to Facilities Automation Development · 68
The Programmatic Approach · 68
Role of the Commissioning Agent in the Project Phases · 70
Establishing Realistic Design Criteria in the Program Development Phase · 71
Definition of Areas Important for Environmental System Performance · 71
Case Studies · 72
Cost of Modifications During the Life of the Project · 73
Developing the Commissioning/TQM Process · 74
Project Objectives · 74
Program Development Objectives · 75
Program Development Team · 75
viii
Program Development Review Team · 76
Performance Requirements · 76
Architectural Definitions · 76
Mechanical Definitions · 78
Controls and Automation Definitions · 79
Design Parameters for Environmental Control Systems · 80
Performance Measures · 80
Checklist for Program Definition Phase · 81
Identification of Customers in the Program Development Phase · 80
Future Automation Trends · 82
Chapter 4 · Design Phase · 86
From Traditional Design/Bid to More Enhanced Systems Engineering · 86
Mechanical and DDC Subcontractors Tasks · 87
The Most Common Consequences of the Present Practices · 88
Alternatives to Present Design and Bidding Practices · 90
Applying the Commissioning/TQM Approach to the Design Phase · 92
Design Objectives · 92
Teamwork in the Design Phase · 93
Case Studies · 93
How to Select a Good Team · 95
The Review Team · 98
Performance Measures · 99
Identification of Customers · 99
Design Review Checklist: 30% Design Completion · 96
Design Review Checklist: 75% Design Completion · 96
Design Review Checklist for Completed Design · 97
Applying the Commissioning/TQM Approach to Design/Build Projects · 99
Performance Measures for Design/Build Projects · 103
Checklist for Design/Build Projects · 102
Identification of Tasks · 103
Chapter 5 · Prequalification of DDC Systems and Vendor Selection · 106
Introducing DDC Systems · 106
DDC Systems Selection · 106
The Bidding Process · 107
DDC System Architecture · 107
DDC Systems Hardware Architecture · 108
DDC Systems Software Architecture · 108
DDC Network Architecture · 109
DDC Controllers · 109
DDC Application Software · 109
DDC System Performance · 111
DDC System Implementation · 112
Case Study · 112
DDC Vendor Support · 115
Objectives for DDC Selection · 116
Evaluation Tearn · 116
DDC Selection Requirements · 117
Preselection Requirements for DDC Systems · 117
Preselection Requirements for DDC Vendors and/or Contractors · 117
The Preselection Process · 118
Step 1: Request for DDC Documentation · 118
ix
