Way back in 1987, ASHRAE experts developed the BACnet protocol as a communications standard for Building Automation Systems (BAS). BACnet has since earned the respect of specifying engineers, facility managers, controls experts and service technicians worldwide as it’s now the leading technology in building automation. BACnet offers an open architecture and the ability to control Read more
BACnet
Way back in 1987, ASHRAE experts developed the BACnet protocol as a communications standard for Building Automation Systems (BAS). BACnet has since earned the respect of specifying engineers, facility managers, controls experts and service technicians worldwide as it’s now the leading technology in building automation.
BACnet offers an open architecture and the ability to control and monitor any building automation process—from water sourced heat pumps and chillers to boilers and volume water heaters.
At North Andover, Mass.-based Watts, one of the largest and most diverse manufacturers in the plumbing and mechanical and HVAC market, BACnet has been incorporated into several of its brands’ technologies, most notably through its HVAC and snow-melting controls brand, tekmar; “IntelliStation” digital mixing stations for commercial domestic water control and tempering by their brand, Powers; and for Benchmark boilers and Innovation water heaters (via their “EDGE” controller), offered by the company’s brand, AERCO.
“For us, BACnet is so useful because it’s a standardized communication protocol that interconnects and ‘talks to’ all other BAS-connected technologies throughout an entire facility, and also facilitates remote monitoring and control,” said Amar Dhore, AERCO Software Engineering Supervisor. “When fully integrated, all communications can work through one BACnet device. That’s the advantage of standardization, and what it enables.”
New York-based AERCO is one of the nation’s leading suppliers of commercial condensing boilers and water heaters for a variety of industries. Several years ago two of AERCO’s brands—Benchmark boilers, andInnovation water heaters—adopted the use of BACnet to offer sophisticated communications through their EDGE controller and ProtoNode gateway, the key interfaces to BAS for legacy system communications.
AERCO offers a multi-protocol, communications gateway to support integration with customers’ building automation (BAS) and energy management systems (EMS). The plug-n-play package supports build in integration with BACnet/IP, BACnet MS/TP, Modbus RTU, Modbus MSTP. AERCO also has a ProtoNode Gateway to support legacy products like Benchmark standard, Modulex EXT boilers; Innovation and SmartPlate water heaters.
AERCO’s EDGE features built-in translation for BACnet/IP, BACnet MS/ TP, Modbus RTU and Modbus TCP protocols; these communications are selectable and configurable via touch screen (No DIP switch needed). With this easy access to data, customers have ready access to more data. They can also choose and map BAS points of his interest to access, control and monitor devices.
In fact, the company’s Benchmark Platinum boilers can be managed effectively with an app that connects with the EDGE controller. With the app, a service technician or facility manager can monitor or balance hydronic system flow, perform a wide variety of system diagnostics, or combustion analysis and calibration.
For building owners, the EDGE permits trouble-free management of all boiler/water heaters functions—whether one unit or up to 16 units, connected in a cascade.
The EDGE controller also permits flow balancing—a function that allows elimination of balancing valves and also reduces commissioning costs, one of many operations enabled through the built-in communications via BACnet IP, BACnet MS/TP, Modbus IP or Modbus RTU.
Start-up and maintenance functions are also simplified. Boilers +/or water heaters can be calibrated through assisted or manual operations, a big time-savings advantage. The assisted options offers guided steps that automatically adjust precise air/fuel ratios for optimal performance.
AERCO access and control security:
AERCO managers understand the importance of security and have taken steps to make BAS communication secure. EDGE offers built in security using IP and MAC address. Once the security is enabled, user needs to enter front end BAS MAC and IP address. Once done, Edge will only accept the communication from the BAS with specified MAC and IP address.
tekmar’s 680, 681 + 284
Vernon, BC-based tekmar Control Systems, a Watts brand, is a world class integrated engineering and manufacturing company that provides solutions for the HVAC industry. For the past 38 years, tekmar has earned a reputation as the leader in complete control solutions for hydronic radiant floor and baseboard heating systems, multi-stage boilers plants, and automatic snow melting controls.
tekmar provides energy-saving control solutions for a broad range of hydronic systems—whether within a building, or outside (for snowmelt or turf-warming)—while assuring no-compromise comfort control, system efficiency and durability.
The company’s technologies provide:
- Setpoint controls—offering precise temperature control for domestic water storage tanks, pools and hot tubs.
- Boiler + domestic water controls—These technologies are designed to control temperature and operation of multiple boilers or volume water heaters. Multi-staging controls provide significant energy savings while also enhancing system reliability.
- Heating controls—Here, tekmar offers controls to provide zoning solutions for heating systems; specific models are designed for use in hydronic heating, radiant heating, HVAC systems, and baseboard or “hydro-air” applications.
- tekmarNet 4 zoning controls—These technologies connect to thermostats to control operation of heating system zone valves or heat pumps for precise delivery of heat.
- Snowmelt control and sensors—Snowmelt control systems measure and control road, driveway or walkway surface temperatures to provide safe, snow- and ice-free surfaces, and at the lowest operating cost. Controls may connect to electric or hydronic systems as the source of warmth. Fully automatic controls, or manual controls can be chosen.
“Our specialties are boiler and snowmelt system controls,” explained tekmar’s Cleber Alves. “One of our unique products is the new BACnet snow/ice sensor interface 681—designed to measure the presence of snow or ice and interfaces with the BAS to activate or deactivate electric or hydronic snow melting systems.”
According to Alves, the 681 uses tekmar sensor technology to automatically detect precipitation, then communicates with the BAS through BACnet MS/TP. This operation allows the BAS to automatically turn the heat source and distribution system on, or off, and provide operational status for all snow-melt functions. The 681 is ideally suited for commercial applications such as hospitals, schools, airports, ski resorts, business entrances, driveways, loading docks, and shopping malls.
The 681’s features include slab target temperature, automatic snow and ice detection, error codes, warm weather shut-down, melt pending function, cold weather shutdown, and supports both in-slab and retrofit aerial sensors—all with BACnet MS/TP communication.
IntelliStation digital water control
Public safety relies chiefly on the availability of clean water. As it can affect water quality, the condition of premise (building-specific) plumbing systems have a direct impact on the safety of those within the facility. The ability to remotely monitor and control water temperature, flow, and other parameters in a quick and precise way is vital to delivering healthy, safe water in an efficient manner.
Patents held by Powers, a Watts brand, function as the backbone for many products in commercial and industrial water temperature control markets. The company develops and manufactures thermostatic and digital mixing solutions to bring safety and comfort to modern plumbing systems.
“IntelliStation and IntelliStation Jr. [a smaller version] digital water mixing systems are designed to deliver tempered hot water throughout a recirculation loop in commercial and institutional facilities,” explains Sr. Product Manager Bruce Fathers. “Our digital solutions can be integrated into a BAS to allow facilities managers to remotely monitor and control water temperatures.
“We offer most of the common protocols, with gateways to others if need be,” added Fathers. “Modbus and BACnet are native to our controller, so it’s integrated into our IntelliStation products with no additional cost. Most of our competitors do require an additional module at an added cost to facilitate BACnet. So, it’s become a competitive edge for us, one our customers have come to appreciate.”
According to Fathers, BAS is used to seamlessly monitor and control important facets of system operation—such as mixed outlet temperature, pressure, flow, and inlet temperature. The sensors all require connection/input points.
“For commercial domestic water systems, mixed outlet temperature is most important,” explained Fathers. “It’s typically set at 120°F, or 140°F—to either render [biogens/pathogens] unable to reproduce, or to outright kill them [point-of-use mixing valves are then used at showers and faucets to protect users. Facility managers have remote visibility to all critical datapoints.
Fast, responsive digital technology enables the collection of a large amount of data which can be stored and communicated through a building automation system (BAS) or locally at the controller, providing intelligence at the foundation of the entire plumbing system.
Internet of Water
Control of the water recirculation loop ensures safe, precise, and consistent water temperatures (+/- 2oF), supports energy conservation, and reduces energy costs. BACnet IP, BACnet MSTP, and Modbus protocols are supported.
Technology helps to fulfill these needs with digital mixing and connected components like sensors and cloud-based monitoring.
The extent to which COVID-19 has impacted public health and the increased prevalence of Legionella bacteria have highlighted the need for:
- Visibility of water temperature, flow, and quality even when off-site
- A way to remotely control water temperatures
- Automated monitoring and reporting of premise plumbing water parameters and facility management activity
- Connected products that help increase safety and efficiency
- Reliable ways to reduce the risk of Legionella and other harmful bacteria
BAS empowers facility managers and engineers to proactively prevent issues before they arise, rather than having to react to or attempt to mitigate issues once they’ve occurred,” added Fathers.
There are three main technology-driven components in a digital mixing solution:
- Sensors, serving as eyes and ears
- The controller’s algorithm (the “mind”)
- Electronic, high-speed actuated valve, continually responds to sensor inputs, to maintain set point
“Our digital mixing controller algorithm processes data from the mixed temperature outlet sensor and signals the actuator to make adjustments to maintain set-points in real time,” continued Fathers. “Sensors relay key system data for pressure, temperature and flow for troubleshooting and optimization.”
Building automation systems give facility managers the ability to see vital data, quickly make informed decisions, and act, even remotely. Digital water mixing controls hot water delivery through a programmable valve or system that processes temperature, flow, and pressure data.
Serious risks, such as Legionella growth, scalding, and thermal shock are associated with mismanaged water temperature. Legionella bacteria are destroyed almost instantly at water temperatures above 160°F, but at temperatures between 70°F and 115°F, their growth is abundant. The Catch 22 is that uncontrolled and unmonitored water distribution systems can create high-temperature scalding hazards in bathtubs, sinks, and showers.
A proactive monitoring program can help reduce risks, predict trends, and improve operational efficiency. Proactive monitoring enables three key control measures that help address modern-day public safety risks:
- Allows for quick decisions based on real data
- Allows facility managers to more easily manager their systems
- Generates automatic reports showing trends and performance
Fortunately, there’s no Catch 22 to the use of BACnet technology. It facilitates fast, reliable communications between all facets of the network it operates in. Watts and its brands rely on BACnet for many operational uses, successfully, and with no compromise.
Bradford White’s Commercial eF Series® Ultra High Efficiency Gas Water Heater delivers outstanding commercial performance, reliability and efficiency. The eF120T includes a highly efficient, modulating down-fired premix power burner. The fully condensing design automatically regulates fuel flow for optimum combustion with a 3:1 turn down ratio. Modulation promotes increased efficiency and extended life. BMS integration Read more
Bradford White’s Commercial eF Series® Ultra High Efficiency Gas Water Heater delivers outstanding commercial performance, reliability and efficiency. The eF120T includes a highly efficient, modulating down-fired premix power burner. The fully condensing design automatically regulates fuel flow for optimum combustion with a 3:1 turn down ratio. Modulation promotes increased efficiency and extended life. BMS integration is now available via Modbus and BACnet® protocols which allows remote monitoring in real-time for faster, easier troubleshooting.
Belimo is proud to be one of the 18 major donors to the ASHRAE Global Headquarters Renovation Project. Belimo donated some of its most technologically advanced HVAC field devices, including more than 100 valves. Products were chosen for their high performance and BACnet communication for their data sharing capabilities and seamless controller integration. Belimo Energy Valves IoT pressure independent valve Read more
Belimo is proud to be one of the 18 major donors to the ASHRAE Global Headquarters Renovation Project. Belimo donated some of its most technologically advanced HVAC field devices, including more than 100 valves. Products were chosen for their high performance and BACnet communication for their data sharing capabilities and seamless controller integration.
- Belimo Energy Valves IoT pressure independent valve utilizes advanced cloud-based analytics to leverage system data to provide energy savings and the most efficient system operation.
- Belimo Clear Edge™, an analytic data device that automatically discovers, captures, and analyzes system data from multiple Energy Valves in the building via BACnet.
- Pressure Independent Valves to maximize available energy savings of variable flow pumping systems and address unique control challenges.
- 6-way Pressure Independent Valves have the functionality of up to four 2-way control valves and two balancing valves saving material and installation time.
- Belimo’s 100th million actuator assembled on the advanced Butterfly Valve which consumes up to 80% less power than conventional designs and equipped with Near Field Communication (NFC) and BACnet communications capabilities
- Globe Valves with a soft seat design to provide ANSI Class VI leakage rating and improved rangeability of 100:1 offers greater flow control.
Belimo’s innovative solutions provide comfort, energy efficiency, safety, ease of installation, and less maintenance for buildings and long-term reliability.
“Belimo is excited to be supporting ASHRAE’s Global Headquarters Renovation Project and is pleased to see a wide variety of our products helping the project meet its goal of net-zero energy,” states James Furlong, President Belimo Americas.
The renovation project is expected to be completed by late summer with a move in October 2020.
Lochinvar, an industry leader in high-efficiency boiler and water heater technology, today announced the expansion of its commercial gas water heater family with the most durable and powerful SHIELD™ models yet. Available in standard and ASME construction, the models now range from 125,000 to 500,000 Btu/hr and offer up to 96 percent thermal efficiency. “The Read more
Lochinvar, an industry leader in high-efficiency boiler and water heater technology, today announced the expansion of its commercial gas water heater family with the most durable and powerful SHIELD™ models yet. Available in standard and ASME construction, the models now range from 125,000 to 500,000 Btu/hr and offer up to 96 percent thermal efficiency.
“The recent SHIELD upgrades mark new strides in engineering. Our research and development teams have been working hard to design a new system that will boast even better efficient technology,” said David George, Lochinvar product manager. “With the highest durability built into every SHIELD commercial gas water heater, facility managers and contractors can count on solid performance and reliability for projects ranging from multi-family developments to universities.”
The SHIELD product family is designed to minimize lime scale buildup in the tank and on heating surfaces. By controlling and creating high water velocity through the heat exchanger, lime scale buildup is reduced, and the heating surfaces and tank are kept clean, so thermal efficiency remains high for the life of the product.
Designed for a variety of commercial applications, the newly upgraded SHIELD models feature a fully modulating burner with a 5:1 turndown ratio. The new design can fire as low as 20 percent of maximum input when water heating demand is lowest and increases to 100 percent for peak demand periods. This results in better overall efficiency and less cycling compared to “on-off” tank-type units that only fire at 100 percent.
The new models also offer multiple connectivity platforms with optional CON•X•US®, MODBUS® and BACNET™ modules. Lochinvar’s CON•X•US remote connectivity platform gives commercial facility managers and building owners the ability to monitor and adjust equipment controls from a mobile app. The MODBUS and BACNET capabilities allow building managers to monitor and manage the units through their local building management systems.
These models feature Lochinvar’s advanced SMART CONTROL™ System, providing a bright, backlit LCD display with soft-key buttons and a wide variety of advanced control functions, including readouts of setup, system status and diagnostic information.
All utility and water connections are located at the top of the appliance to reduce equipment room footprint and increase installation flexibility.
The SHIELD family now features 10 models, ranging from 125,000 to 500,000 Btu/hr. For more information about the SHIELD product line, visit www.Lochinvar.com.