1. Introduction
This method statement outlines the comprehensive procedure for the testing and commissioning of the Building Management System (BMS). The main objective is to confirm that the system installation aligns with the project’s design intent and performs as specified.
The contractor shall enhance this baseline procedure by proposing any additional tests, subject to approval by the Project M&E Engineer and Independent Testing & Commissioning Engineer.
2. Test Instruments and Tools Required
All testing tools must come with current calibration certificates traceable to international standards (valid for at least six months). The instruments must be capable of accurate readings within the mid-range of their operating range.
Essential Testing Tools:
- Calibrated multi-meters
- General tightening or fastening tools (screwdrivers, battery drills, spanners etc.)
- Calibrated RH / temperature / Pressure measuring instruments
- Test pens.
- Walkie-talkies
- Test Jumper Cable.
- Freeze Spray
- Heater (Hair Dryer)
- Cold steam generator
- Torchlight
3. Reference Standards
The following industry standards have been followed in developing this BMS testing methodology:
- CIBSE Guide H (2000) – Building Control Systems
- BSRIA AH 2/92 – Commissioning of BEMS
- CIBSE Commissioning Code C (2001) – Automatic Controls
4. BMS Testing Procedure
Before beginning any testing, ensure pre-commissioning and startup checklists are completed. Use the standardized Template Test Sheets for recording all steps and outcomes.
4.1 Pre-Commissioning Checks
- Verify that the enclosure is not mounted to a vibrating surface.
- Verify that proper wiring installations have been completed by the sub-contractor.
- Check all point and trunk wiring for shorts, grounds and induced/stray voltages. Also verify all terminated according to as-built drawings.
- Verify that the correct point modules have been inserted to the proper termination address keys have been placed in proper slots. Install corresponding module labels.
- Verify that required LAN trunk wires have been wired to the connectors and placed on the temporary cover that wraps around the mounting rails, M-Bus rails and C-Bus at the bottom of the backplane. Verify proper PMD and LAN trunk terminations and proper shielding.
- Verify that the power module had been installed as per required.
- Verify that the open processor has been installed as per required.
- Verify that the MBC has been powered with the proper voltage.
- Using the hyper terminal to configure the open processor as required. Verify that the open processor status LED flashes.
- Logon to the BMS System Database Server and upload the MBC database. Upon completion, the insight workstation will be able to monitor the status.
- Fill-up the DDC information table so that all parameter have been captured.
- Upon completion of these procedures, point to point check-out may commence.
4.2 DDC Information Table
Fill in key system parameters like:
- MBC name, location, and address
- Firmware and baud rates
- M-Bus enabled status
- Battery check results
4.3 DDC Startup Checklist
Ensure complete system power-up and connection:
- UPS, Database Servers, Trunk Interfaces
- Load BMS software and verify communication with MBCs
- Perform database upload and integrity check
4.4 I/O Point Testing
Validate field equipment values against BMS readings. Document each test with:
- Point Name, Description
- Analogue & Digital Readings (Field vs. BMS)
- Acknowledgment
4.5 Status Point Testing
Simulate ON/OFF/TRIP feedbacks and verify BMS reflects actual changes. Attach trend logs and status reports.
4.6 Command Point Testing
Issue ON/OFF commands from the BMS and verify successful communication and action at field devices.
4.7 Alarm Point Testing
Simulate alarm conditions to confirm:
- Alarm messages display accurately
- Alarm logs and trend reports are generated
- Message clarity and fault tracing are accurate
4.8 Sensor Calibration
Calibrate and offset sensors using certified devices:
- Temperature: 22˚C ±1˚C
- Humidity: 50% ±5%RH
- Pressure: ±5%
Document measured vs. BMS values and apply required offsets. Recheck and log the calibration results.
4.9 Water Leak Detection Interface
Test alarm triggers via controlled water exposure and verify:
- Alarm accuracy and description
- Auto-reset functionality
- Cable fault recognition
- Shutdown response (if applicable)
4.10 Fire System Interface Testing
Ensure all fire alarm signals are accurately reflected in the BMS, including:
- Normal/Alarm states
- Fault triggers
- Power failures
- Clear alarm descriptions
4.11 High-Level Interface Testing
Verify protocol handshake and real-time status/alarm data between BMS and third-party systems. Cross-check LCD display data with BMS screens.
4.12 Control Valve Testing (AHU / FCU)
Test modulating valve response to temperature changes and direct commands (0%, 50%, 100% open). Verify valve positions match command inputs.
- Inspect that all wiring installation have been done properly according to the specification.
- Setup trending for the points that needed to be tested.
- Ensure the device being controlled is active.
- Ensure local physical state and BMS Screen AHU/FCU On control, match.
- Command the AHU/FCU control setpoint higher than the current temperature reading.
- Valve will be modulated to satisfy the new setpoint. Verify the valve position to match.
- Command the AHU/FCU control setpoint lower than the current temperature reading.
- Valve will be modulated to satisfy the new setpoint. Verify the valve position to match.
- Command the control valve to 50% open and observe in the field the same.
- Command the control valve to 100% open and observe in the field the same.
- Command the valve to 0% open and observe that the valve fully closes in the field
- Print out the trend report and attached to this test & commissioning report.
- Metering (Electricity and Water) Testing
- Perform verification of kWh / Water volume meters data collection and time-based accumulation. Ensure pulses are registering on “Inst Value” on BMS Screen.
- For kWh / Water volume (where applicable) meters, compare the local instantaneous value from metering instrumentation against the BMS Screen. Ensure these two figures correlate within an accuracy of less than +/- 5%.
- Enable the Peak Reset for the applicable meter under test. Ensure Peak Value resets to current instantaneous value. Ensure “Peak Reset” point automatically returns to disable.
- Ensure Trending verifies correct operation of all time-based consumption/instantaneous BMS data points below:
- ACD=Actual Consumption Day
- ACM=Actual Consumption Month
- ACY=Actual Consumption Year
- PCD=Previous Consumption Day
- PCM=Previous Consumption Month
- PCY=Previous Consumption Year
- Peak Value
- Instantaneous Value
4.13 Metering System Testing (Power & Water)
Confirm accuracy within ±5% between local meter readings and BMS screen values. Validate:
- Peak reset function
- Time-based accumulations (Daily/Monthly/Yearly)
- Instantaneous readings
5. Functional Testing
Ensure:
- All devices are powered, configured, and fully tested
- Communication is stable across all networks
- Operational logic is validated under typical and emergency scenarios
- All the BMS Sub-Systems and associated devices are powered up, fully configured and have passed 100% of all relevant BMS Interface tests
- All the BMS and ACS panels powered up, fully configured and passed supplier diagnostics.
- Check the BMS database and graphics are complete to facilitate these tests.
- Ensure the Trend Setup for the equipment under test has been completed.
- Confirm the control logic diagram has been approved by the Consultant.
- Initiate a scheduled start-up and shutdown sequence for each piece of equipment or system and observe the equipment / system for the correct operation.
- Initiate a scheduled changeover of equipment if applicable on a daily or weekly schedule.
- Confirm the required schedule start and stop times and enter into system
- Restart the equipment, initiate each type of alarm in the field and confirm the correct operation / changeover of system or equipment in the field.
- Confirm that the correct alarm message has been raised and issued by SMS / pager system.
- Confirm if “mismatch” alarm is raised if command is different from status.
- Follow logic chart through for all alarms / failure combinations to confirm the correct operation of the equipment or system
- Check all graphic representations display correctly eg alarm points turn red on graphic, and that all equipment references are correct.
- Print out alarm report for the equipment that has just been completed. Attach to Record sheet.
- Print out the trend report and attached to this test & commissioning report.
6. Fire Shutdown Testing
Simulate fire alarms to verify automatic shutdown sequences and proper BMS response across all connected systems.
- During Fire inspection verification ensure that when General Fire Alarm is active (“In Alarm”)
- The Supply and Exhaust Fans assume the correct operational mode required by Local Fire Authority.
- When the General Fire Alarm clears (“Return to Normal”) ensure the fans (SF/EF) maintain the their “Fire Alarm” running mode.
- Ensure after “Fire Reset” is enabled that all fans assume “Normal” operation mode.
- Ensure “Fire Reset” point automatically returns to disable.
- Print out alarm report for the equipment that has just been completed. Attach to Record sheet.
- Compile results together with Engineers Report Sheet and Fire test sheets confirming all times and durations of tests match.
7. Test Record Documentation
All trend reports, alarm logs, and test results must be printed and attached to the commissioning report for submission and approval.
- Test Sheets as required fro Template Test Sheet Documents
- Graphics Print Outs
- Trend Reports
- Alarm Print Outs
- Alarm Messages
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