How To Maintain your BEMS
Regular preventative maintenance is essential for keeping your Building Energy Management System (BEMS) and associated equipment running efficiently and reliably. This guide outlines straightforward steps to extend system lifespan, minimize energy waste, and prevent costly breakdowns.
Step 1: Schedule Routine Inspections
Plan regular inspections of your BEMS and its connected components. Depending on system complexity, inspections should occur quarterly or bi-annually. Start with a visual check of all system hardware, such as control panels, sensors, and actuators, for signs of wear, damage, or improper installation. Identify any issues like loose wires, weathered cables, or dust accumulation. If issues are found, document them and prioritize corrective actions. Work with your BEMS service provider to align inspections with manufacturer recommendations.
Step 2: Inspect Sensors and Calibrate if Necessary
Malfunctioning or miscalibrated sensors can lead to inaccurate data and inefficient system operation. Inspect temperature, humidity, and pressure sensors for dirt, damage, or improper placement. Use your BEMS interface to verify sensor readings against a reliable reference value. If discrepancies are found, recalibrate the sensors. For critical sensors, such as those monitoring frost protection or CO₂ levels, consult your BEMS service provider for advanced calibration support.
Step 3: Verify Actuator and Damper Operation
Actuators and dampers are vital for controlling airflow and temperature. Test actuators to ensure they are responding correctly to BEMS commands. Use the manual override function to confirm their movement and check for mechanical obstructions. Ensure dampers open and close fully and that seals are intact to prevent energy loss. Replace or repair faulty components as needed.
Step 4: Inspect and Maintain Control Panels
Control panels are the nerve center of your BEMS. Open the panel to check for loose connections, corroded terminals, or signs of overheating. Ensure all circuit breakers and fuses are intact and functioning. Clean the panel interior to remove dust or debris, which can cause electrical faults. If you notice persistent issues, have your BEMS service provider conduct a detailed inspection.
Step 5: Test Communication Networks
Reliable communication between BEMS components is crucial. Use diagnostic tools to verify network connections, ensuring all devices are online and properly configured. Inspect Ethernet cables, switches, or BACnet/Modbus alarms. If you experience intermittent communication drops, your BEMS service provider can perform advanced network testing.
Step 6: Monitor Energy Usage Trends
Review energy consumption data over time to identify irregularities or inefficiencies. Sudden spikes or unexplained usage increases may signal issues like stuck dampers, misconfigured schedules, or failing components. Use trend analysis tools within your BEMS to drill down into specific areas of concern. For deeper insights, request an energy audit from your BEMS service provider.
Step 7: Test Alarms and Safety Features
Ensure all alarms and safety mechanisms are functioning as expected. Test frost protection, high-temperature alerts, and airflow monitoring systems. Confirm that critical alarms are correctly prioritized in the BEMS interface and that notifications are reaching the appropriate personnel. If alarm settings are outdated or causing unnecessary alerts, consult your BEMS service provider for reconfiguration.
Step 8: Update Software and Firmware
Keep your BEMS software and device firmware up-to-date to ensure compatibility, reliability, and access to new features. Check for available updates through the system interface or manufacturer’s website. For larger updates, engage your BEMS service provider to perform the installation and ensure the system operates smoothly afterward.
Step 9: Document Maintenance Activities
Maintain detailed records of all maintenance activities, including inspections, repairs, and software updates. This documentation helps track component lifespans and provides valuable data for future troubleshooting. Work with your BEMS service provider to establish a maintenance log template and ensure consistency in reporting.
Step 10: Schedule Periodic Reviews with Your BEMS Service Provider
Even with regular maintenance, periodic expert reviews are essential. Schedule annual or bi-annual reviews with your BEMS service provider to conduct in-depth diagnostics, recalibrate devices, and optimize control strategies. These reviews help identify long term improvement opportunities and ensure the system remains aligned with your building’s operational goals.
By following this preventative maintenance checklist, you can ensure your BEMS operates efficiently, reduces energy waste, and delivers consistent performance over time. If you need support implementing these steps, feel free to reach out.
