Providing corrections to Building Management Systems (BMS) for energy efficiency

What is a Building Management System (BMS)?

In theory, a Building Management System provides control and monitoring of building engineering (M&E) services performance – including heating, cooling, ventilation, power supplies and lighting in real time. A BMS ensures the building operates at maximum levels of efficiency, removing wasted ​​energy usage and associated costs. The optimal level of efficiency is achieved by continuously maintaining the correct balance between operating requirements, external and internal environmental conditions, and energy usage.

In reality, most BMS systems are not programmed, commissioned or operated correctly leading to energy wastage, with plant and equipment life reduced. Compounding this, spaces are not well controlled and over/under heat or cool and building occupants are uncomfortable and often complain.

This industry problem is well documented and is a contributor to the Performance Gap and Sick Building Syndrome and leads to poor building occupier productivity levels.

Benefits of having a BMS and using it effectively

  • Save money through automatic control
  • Effective monitoring and targeting of energy consumption and sub metering facility
  • Simplified building operation
  • Individual room / zone control
  • Improved plant reliability and life leading to reduced maintenance needs
  • Ensure building continuity
  • Effective response to HVAC related issues
  • Occupancy comfort and reduced complaints
  • Contributes towards environmental regulation and policy

How BSSEC can help

BSSEC has a 12-year track record in providing BMS corrections to Building Energy Management systems across all commercial and public building sectors. Our approach is to:

  • audit the actual BMS control philosophy and set points including time programmes and establish an energy baseline;
  • audit the actual use of the building including out of hour operations such as cleaning, security, deliveries and late working;
  • develop a building user Standard Operating Procedure – giving guidance on how to operate the building and its services correctly;
  • implement BMS software changes (via specialists) to include controls philosophy and set point changes;
  • provide building user and FM maintainer training to the standard operating procedure;
  • deliver energy saving and environmental benefits including comfort verification (operation and savings);
  • provide ongoing Facilities Management support;
  • if required, provide support at new building handover in terms of verifying that BMS systems are suitable for handover.

BSSEC’s experience

Working extensively in new and existing buildings, BSSEC has substantial knowledge in buildings’ operation and management through multiple type BEMS installations including the platforms from Trend, Satchwell, Honeywell, Siemens, Schneider Electric and Cylon.

Case studies:


Detailed technical investigation into the thermal comfort and energy performance of an existing BMS system providing controls for heating, ventilation and cooling services within a multi-tenanted office building in London. Solutions provided included the provision of further controls to provide zonal control and sub metering. Plant optimisation recommendations were provided to the landlord.


Technical appraisal into the operation and efficiency of mechanical services at Channel 5’s offices in London. The appraisal included an investigation into the under-heating and overheating of spaces. Solutions included changes to the existing BMS outstations, sensors and controls philosophy.


Detailed compliance audit and report into the functionality and performance of office heating and cooling systems. Solutions included solar control and zonal control based on building orientation and solar gains.


Detailed investigation into the BMS system operation and control. Solutions included full re-commission of full BMS system (to standard operating procedure, time schedules, and revised temperature set points), controls operation of summertime floating set points.


Property-wide review of Retail & Offices with onsite energy and management assessment leading to delivery of group-wide standard operating procedures with standardised control strategies (by Country). The site audits included a technical review of operations against BEMS setpoints for each site, with defect investigation and recommendations for repair/upgrading to BEMS components.

Focusing on energy efficiency, BSSEC developed control instructions for BEMS connection into a bespoke simplified manager’s console allowing greater operational control for key site staff (non-technical). Ongoing work includes site training and evaluation of performance with monthly control exceptions reporting.

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