Insider Tips
Making the Most of Your Building Automation System Alarms

More the better? Or can I declutter the alarms?


As a building operator, receiving and checking numerous alarms from your building automation system (BAS) may have accounted many of your working hours every day - all the buzzing and dinging, endlessly calling for your attention. But how many of these notifications are you really going to respond? Have you ever thought of decluttering these alarms to only the ones that are the most important to your building’s condition while it does not impact the operations, but improves the operational efficiency? If so, HOW?

Former Microsoft CEO Steve Ballmer once indicated that “most software users only use about 20% of a program’s features”. This seems to be a common saying within the IT industry, although pessimists insist the 20% figure is too high.

 
Our experience with Building Automation Systems (BAS) makes us side with the pessimists. Most systems offer a wealth of features that are seldom used to their full potential. This is especially true when it comes to detecting and troubleshooting problems with mechanical equipment that are wasting energy and making people uncomfortable.

As a first step, we are going to give you tips on how to declutter the unwanted alarms from your BAS and only keep the ones that directly indicate the problem.

Alarms are probably the most misused feature in a BAS. People don’t even complain about them anymore. They just ignore them. The problem is that there are way too many false alarms. As an industry, we created alarms that were easy to implement rather than alarms that were meaningful to the user.

The “rules” for creating useful alarms are:

 

Only alarm conditions you care about:
“If you’re not going to respond, it shouldn’t be an alarm.” There are building operators who routinely ignore all room temperature alarms, assuming that if it’s bad enough the occupants will call to complain. While that’s not my approach, for those users it makes no sense to generate alarms when a room is too hot or too cold because that will only clutter the Alarm page and make them more likely to miss an important alarm.

 
 

Minimize Single Condition Alarms:
There are a few situations in a building, such as smoke in a return air duct, where a single condition warrants an alarm. Most HVAC situations aren’t that simple. One of the reasons many people ignore room temperature alarms is because they’re often based on a single condition, such as “Alarm if temperature > 27°C.” In general, we don’t care if a room is over 27°C on a weekend, when there’s nobody in the building. Even during the week, I’d want to know (a) Is the room occupied? (b) Has the HVAC been running long enough that the room should be cooler? (c) Is 27 °C well above setpoint? (d) Has the setpoint just been changed? And (e) has the room been this warm for a while, or is this just a transient condition? (Like when somebody opens a door during the summer and a gust of hot air hits the sensor.) Adding enabling conditions like this to your alarm logic eliminates many false alarms and lets you focus on situations that really do indicate a problem.

 

Block Cascading Alarms:
Sometimes a single mechanical failure can cause problems in many different parts of a building. For example, if a cooling coil goes bad in an AHU, every room supplied by that AHU is going to get hot. That could cause dozens or alarms, when the only alarm you really care about is the one that says the AHU is broken. A problem with a campus chiller plant can generate hundreds of “This room is too hot!” alarms across a campus. Hidden amidst those hundreds of alarms is the one alarm that tells you what you really need to know. Since you know in advance that a chiller problem will affect hundreds of rooms, you need to program your alarm logic to block all “hot room” alarms when there’s a problem with the chiller plant. Similar logic can prevent nuisance alarms when there’s a problem with a heating system, the fan in an AHU, or any other situation where one piece of equipment affects many rooms.

The art of alarm setting is all about having a right balance of number and types of alarms to identify situations that building operators need to respond and take actions efficiently and effectively. Nethertheless, sometimes the conditions that indicate failure are difficult to pin down. You will need to make use of your common BAS tools, specifically Trends, Reports, and Video, to find and diagnose problems. We will share more about using the existing BAS tools together with alarms to alert for potential problems and find out root causes in order to continuously improve the building operational efficiency. Stay tuned!

Interested in technologies and solutions mentioned in this story?
Reach our Program Director
Alvin Man
mail [email protected]
phone (852) 2746 9632
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operators you know who may like to be part of our conversations.
 

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