What is the method statement for BMS (Building Management System)?
The method statement for BMS – Building Management System identifies the materials, procedures, and requirements for installation, storage, handling, and cable testing system.
This method statement ensures that quality control objectives are maintained, and accurate records are established for all related activities.
Table of Contents
What is BMS?
A building management system (BMS) is a computer-based system that manages and monitors equipment such as air conditioning, ventilation, heating, lighting, security devices, power systems, Internet of Things (IoT) sensors, energy, and gas meters.
Servers, supervisory devices, field buses, controllers, inputs, and outputs are all part of a traditional BMS. Building Automation Systems (BAS) is another name for them. A building management system (BMS) integrates the HVAC and other building systems to work as a single unit. They should, ideally, consolidate activities and make data visualization easy via a user interface or console.
References
This method statement is subject to the requirements as stated in the following regulatory & statutory documents, applicable standards, specifications, and building codes:
Project Specification
Project-approved materials/shop drawings/IFC drawings
Approved Emergency Response Plan, Waste Management Plan, HSE Plan
Access/Egress
Works will be started or carried out only when all associated main contractors’ procedures are completed and by ensuring safe access to work areas will be available through hoist lifts/access ladders to carry out the work wherever main contractor site engineers & safety officers’ clearance available.
Logistics
MEP Subcontractor will deploy a dedicated team for the required logistics and material movement in–out of the project.
Health, Safety & Environment
Extreme Heat and Humidity
Extreme cold, high winds, and dusty condition
Mobile Equipment- crane, forklift, etc. for material loading/offloading, transfer of materials to work locations.
Temporary electrical supply for lighting, use of power tools, etc.
Improper stacking of materials cable trucking, trays, fittings, etc.
Uninspected Power Tools –drilling of holes for anchors, installation of hangers, cutting of cable trunking, cable trays, etc. as per approved drawings
Unsafe working on ladders
Unsafe storage/handling/application of chemicals – Zinc Coating
Poor housekeeping& waste management
Permits and Certificates
All required statutory permits like safe work permits, power tool work permits, height work permits building permits, environmental permits, and water tapping will be obtained for the project.
All internal permits for shutdowns and other related activities will be obtained through coordination with all concerned parties.
The work will commence upon approval of this Method Statement for BMS – Building Management System; hence, no special permits or licenses are required.
However, the Project Manager and site team will ensure compliance with the client’s HSE requirements.
Barricades/ will be provided sufficiently and maintained, as precautionary measures during the entire stage of work.
A barricade will be made to indicate the construction boundary.
Toolbox meetings shall be organized and documented prior to the mobilization of the workforce.
Prior to using any machines/equipment at the site, ensure that they will be inspected and certified by a third party as per the client’s requirements.
Ensure periodic preventive maintenance will be made on all equipment and machines.
Hot Work Permit system will be strictly implemented and without which work cannot proceed.
Regularly check that safe working condition is obtained prior to working.
Definitions
SCS-Smart Communication Systems
MS – Method Statement
QCP – Quality Control Procedures
ITP – Inspection and Test Plan
ITA – Independent Testing Agency
BMS – Building Management System
HSE – Health, Safety & Environment
QA/QC – Quality Assurance/Quality Control
PPE – Personal Protective Protection
MEP – Mechanical, Electrical & Plumbing
DDC – Direct Digital Controller
Responsibilities
Project Manager
The project manager shall be responsible for overall project planning, procurement, technical submissions, and drawing submissions,
The project manager shall coordinate activities within the site team and with the management for the timely completion of activity in accordance with contract requirements.
Construction Manager
The construction manager is responsible for the work execution in compliance with the approved method statement, HSE risk assessment, and project specification, issued for construction drawings, sections, and details.
Site Engineer
The site engineer is responsible to carry out the work as per approved shop drawings and method statements. He is also responsible to ensure adequate tool kits required for the works are in place prior to the starting of work. The site engineer reports to the Construction Manager.
The Site Engineer is responsible to ensure work has been done as per the specification and drawings; inspections are carried out based on ITP and quality control procedure and coordinate with QA/QC department for inspections.
The site engineer is responsible to ensure that all safety precautions are ensured in place and that all personnel on-site are using the required personal protective equipment like helmets, gloves, shoes, and reflective jackets. The site engineer in coordination with safety officers will ensure all relevant permissions are taken prior to the commencement of works.
The site engineers shall ensure that the works are supervised by a competent supervisor till the completion of the task.
QA/QC Department
The QA/QC department will be responsible for overseeing the quality requirements and quality control measures for the project in coordination with the project engineer and construction manager.
Safety Engineer
The HSE Officer will be responsible for the safety, health, and environmental aspects on site as per the project safety and environmental requirements/safety standards in coordination with the project engineer and construction manager.
Methodology
1 Site Planning & Preparation
Before installation takes place, the following pre-installation task is essential:
All clearances must be obtained and approved from all trades (i.e. Safety, Civil, Architectural, Mechanical, and Electrical) prior to commencing of works. Once the necessary clearances were obtained, work at the site will start with reference and compliance with the approved shop drawings and materials approval.
All equipment required is available and shall be unloaded and positioned in the location where the works are taking place and as specified in the drawings and site requirements. All materials are available and shall be unloaded, laid, and positioned in the area/location specified in the drawings and installed as per work methodology.
MEP coordination drawings are available to be followed for proper coordination between services. Concern Personnel/Engineer to coordinate and communicate with each other for proper work execution and smooth operation at the site. This is to avoid any unforeseen issues and/or problems that might affect the work quality and progress.
2 Handling of Materials
Store all wires and cables indoors in a clean, dry location, if possible, and protect from moisture, construction equipment, falling objects, chemical spills, moving vehicles, and other hazards.
Do not store coils or reels flat. Store coils upright and reels upright on their flanges.
Physically check that the material and the quantities received comply with the technical requirements of the purchase order.
Mark or label damaged or incorrect materials should only be replaced and segregated by placing them in a designated quarantine area pending resolution for replacement from the manufacturer.
Check to the lay-down area is clean and secured for any possible damage to the material and that the storage area is protected from moisture and dirt.
Inspection of material delivery will be conducted, and Material Receiving Report will be prepared.
The material storage at the site shall strictly follow the guidelines issued by the manufacturer. The environmental conditions and documentation shall be as per the methods described in the relevant documents. It is important that in the case of electronic boards, proper handling care will be taken.
All such components are shipped with static protection covering, which should not be removed until the device is ready for installation. If this cover is removed for inspection, no parts in the circuitry should be touched and the cover should be replaced after inspection.
3 BMS Installation
3.1 Installation Procedure:
Ensure installers are to wear the required protective shield, and PPE (hand gloves, safety goggles, dust mask, hard hats, safety shoes, coverall full-body harness, etc.)
All the responsible persons including the architect and electrical engineer should be present at the time of installation with the approved method statement to ensure the proper installation.
Before commencing the work, make the final marking with proper dimensions and get approval on the final marking.
Cabling is to be made using the selected routing and correct type of cable as per the approved drawing and material submittal.
Install the following components as instructed in the given manufacturer’s manual.
Installation shall be carried out by supplier competent personnel in accordance with good industry practice, and project specification.
Cable installation shall be based on approved shop drawings, IO point schedule & System Architecture. The Site Supervisor will instruct the installation/ erection team supervisor regarding the cable laying procedure & will distribute the drawings/ layouts for the work.
Method Of Cable Laying
Drop vertical cables down rather than pulling them up whenever possible. Support cables at frequent intervals to prevent excess stress on the jacket. Support can be provided by cable ties (tightened snugly, not tightly enough to deform the cable jacket). Using service loops can assist in gripping the cable for support and provide cable for future repairs or rerouting.
Communication Cable – This cable will be used as a communication cable between DDC Panel to equipment which is integrated using software provisions like Modbus RS 485, BACnet MSTP, etc. This cable will be laid in the surface-mounted GI conduits / concealed PVC Conduit or cable trunking Containment.
Signal Cable – (for Analog Input/ Output/Digital Input)-This cable will be used as a signal cable between the DDC panel and field devices/ sensors. All the sensors like Temperature sensor, VFD speed control, DP switch across the filter, DP switch, etc. shall be originated from the DDC controller panel & will be laid in the cables trays/ surface mounted GI conduits / concealed PVC Conduit at the panel end. At the sensor end, these cables will be taken out from the cable trunking/ surface mounted GI conduits / concealed PVC Conduit and laid in the flexible GI conduits till the sensor and later will be terminated.
Signal cable – (for Digital Output/ 24v Power) -This cable will be used as a signal cable between the DDC panel and field devices. All the devices like the on/off command etc. shall be originated from the DDC controller panel & will be laid in the cables trunking/surface-mounted GI/PVC conduits at the panel end. At the device end, these cables will be taken out from the cable trunking/surface-mounted GI conduits and laid in the flexible GI conduits till the sensor and later will be terminated.
Once the cable pulling is done between DDC Panel to any Field Sensor, the cable will be tested for continuity.
ii. DDC Panel With Controller Installation
The Site Supervisor will instruct the installation/erection team supervisor regarding the installation procedure & will distribute the approved drawing/product catalog/manufacturer recommendation.
The installation team will install the DDC panel according to the approved construction drawing or product catalog.
All the cable terminations in the controller will be with proper-size lugs & proper ferrules.
Electrical earthing will be ensured for the DDC panel.
RJ45 port will be ensured for the DDC panel.
The site supervisor will check the work.
Any deviation from the Approved Construction drawings due to site conditions will be noted down and will be incorporated in the as-built drawing.
iii. BMS Field Devices Installation
Installation Of Protection Pocket with Immersion Temperature Sensor (QAE2112.010+ ALT-SS100)
Mounting Instructions:
The sensor should be installed in an elbow such that the immersion rod or the protection pocket faces the direction of flow. The water must be well mixed where the temperature is acquired. This is downstream from the pump or, if the pump is mounted in the return, at least 1.5 m after the mixing point.
Marking will be done on the chilled water pipes.
The hole is drilled into the pipe where the thermowell is needed.
To fit the sensor, a threaded fitting or T-piece G ½ must be welded into the pipe.
A thread sealant such as Teflon tape or pipe dope is applied to the outside threads of the thermowell
The thermowell is inserted into the threadolet and tightened.
The protection pockets may not be filled with oil. Use of thermally conductive paste or similar inside the pockets is not permitted
An immersion temperature sensor will be supplied and installed into the thermowell socket.
Cables will be pulled/ laid up to the immersion-type temperature sensor from the DDC controller through surface GI Conduits or cable trunking as required.
Installation Of Duct Sensor For Humidity & Temperature (Qfm2160)
Mounting Instructions:
Marking will be done on the air duct with the necessary holes for installation.
Ensure that the sensor is installed in locations as per BMS Design
Mount the sensor in the center of the duct wall.
It shall be ensured that the sensor is mounted in the middle of the duct wall or in locations where the airflow is stable or smooth.
A hole shall be made and the mounting flange shall be fitted.
The duct sensor consists of a housing, a printed circuit board, connection terminals, a mounting flange, and an immersion rod having a measuring tip.
The measuring circuit and the setting element are accommodated on the printed circuit board inside the cover, and the connection terminals are on the base.
The immersion rod and housing are made of plastic and rigidly connected.
Cable entry is made via the cable entry gland M16 supplied with the sensor, which can be screwed into the housing.
Installation Of Room Sensor for Humidity & Temperature (QFA3160 + AQF3100)
Mounting Instructions:
The room sensors have been designed for wall mounting.
Mount the sensor on the exterior wall; if possible in the middle of the wall, at least 1.5m above the floor and at least 50 cm from the next wall. Not above or below windows, above doors and ventilation shafts, below balconies or eaves.
Installation Of Differential Pressure Switch (QBM81-XX)
Mounting Instructions:
For installation of the Differential Pressure Switch, necessary markings for the holes will be done on the AHU body for making holes to fix the differential pressure switch.
DP Switch will be supplied and will be fixed on the holes drilled on the AHU/ducts.
The sampling tube & joining pipes will be supplied along with the DP switch and fixed at the correct locations for proper sampling.
Cables will be pulled up to the DP switch from the DDC controller through conduits or cable trunking as per the shop drawing.
A cable connection will be done as per the DP switch manufacturer’s catalog/ datasheet provided with the DP switch.
Installation Of Liquid Pressure Sensor (QBE2003-P4)
Mounting Instructions:
The pressure sensor consists of a pressure connection external thread G ½” and inside thread M5.
The electrical connection shall be made through the sensor hood with DIN EN 175301-803-A plug-in connection.
Appropriate measures must be taken to ensure a leak-proof fitting. To provide for test measurements without leakage of the medium, it is strongly recommended that an appropriate test adapter and shutoff device be fitted. The tapping point should be at the side, near the bottom of the pipe. Do not measure the pressure from the top of the pipe (where it may be affected by airlocks) or the bottom (where it may be affected by dirt).
The tapping point should be at the top so that no condensation reaches the sensor.
Installation Of Water DP Switch (PL-FD113)
Mounting Instructions:
The PL-FD113 should only be connected by a competent, suitably trained technician, experienced in installation with hazardous voltages. (>50Vac & <1000Vac or >75Vdc & 1500Vdc). Pressure connections should be carried out by a technician qualified to work with the media being monitored.
Ensure that all power is disconnected before carrying out any work on the PL-FD113.
Ensure that the unit is not subjected to ingress by water.
Mount the PL-FD113 using the screws supplied. If the supplied screws are lost, M4 x 6 screws can be used. This must have a depth of 5mm (0.2”) or less.
Connect pipework using ¼” BSP male adapters into the ¼” BSP female fittings on the switch. The low-pressure connection is at the top of the switch and the high-pressure connection is at the bottom as per the diagram below
Set the switching point by inserting a screwdriver into the slots wheel above the scale
Installation of Water Float Switch (CFS2-ONBPN-20 + A-457)
The Series CFS2 Cable Float Switches is a mechanically actuated floating switch intended to activate electrical components, such as pumps, to start and stop automatically. Optional cables are available. Contact the factory for cable length options ranging from 10 to 70´ (3 to 21 m).
Installation For Rotary Air Damper Actuator (GLB146.1E)
Mounting Instructions:
Ensure that the diameter of the damper shaft is within the allowed limits.
Determine the direction (CW or CCW) in which the damper shaft rotates to open the damper. The installation procedure varies depending on the damper’s direction.
Determine the angle of the damper opening.
Set the mechanical end limits.
Mount the controller on the damper shaft and lock it by tightening the screw.
iv. Installation of Operator Workstation and Printer
Operator workstations will be installed as per System Architecture Rooms on the desk (provided by others).
The operator workstation shall be connected to the existing power sockets provided.
Design CC graphics software will be loaded on the operator workstations.
Required TCP/IP LAN points for communication will be provided through the network.
Printers will be installed as per System Architecture Rooms on the desk (provided by others).
3.2 Inspection
A request for inspection shall be raised upon completion of a system or apart.
Training
All required training for stipulated installation activities is provided to all technical staff for ensuring a quality workmanship
Working Hours
Site operational time shall be followed as per project progress requirements, and all relevant local authority schedule of holidays is to be observed. Comply with government regulations regarding summer working Hours (Working in direct sunlight during hot weather conditions).
Housekeeping
Working areas will be kept clean by disposing of the waste materials at the designated areas. At the end of the day’s work, the installation supervisor will ensure that the debris is disposed of during the activity on a regular basis. Dust created by work e.g., drilling, of the slab, grinding, and polishing.) The area must be isolated/protected by a green net and required additional PPE for the operatives. Any materials stacked in the site shall neither obstruct the emergency evacuation route.
Manpower Requirement
Subject to main contractors’ programmer and scope/area available for MEP activities, but not limited to below:
Site Engineer
Supervisor/Foreman
Technicians
Helpers
Material Requirement
Ensure the material being used is of the approved manufacturer from the project vendor list and of quality as specified All the materials are to be used as per the approved materials submittal, shop drawings, and specification requirements.
All approved equipment as per design drawing & material submittal.
Personal Protective Equipment Requirement
Safety Helmet
Safety Goggles
Safety Boots
High Visibility Vest
Hand Gloves
Ear Plugs
Respiratory Protection
Full body harness
Plant & Equipment Requirement
The following equipment and materials shall be used for the works:
Ladders
Scaffolding
Screwdrivers – Flat, Positive, (Various Sizes)
Stanley Knife + Blades (Retractable)
Pliers
Side Cutter Pliers
Mastic Gun for Silicone Sealant
Tape Measure 5m
Tool Belt
Marker Pen Pencil
Dustpan and Brush
Multimeters
Notes:
1. Third-party certification (competence certificates) for workers, operators, equipment valid registration, insurance, and fitness certificates, and operator daily inspection checklist should be available for safety officer validation before commencing the works.
QC Approval and Other Documentary Requirements
Follow the approved Method Statement for Building Management System, ITP, QCP, HSE Plan, and Material Approval & Checklist.
Supporting Documents
This Method statement for BMS – Building Management System is to be read in conjunction with the below-referenced documents, contract specifications & approved drawings.
Project Quality Plan
Project HSE Plan
Attachments
Risk Assessment
Inspection & Test Plan
Quality Control Checklists
Project Organization