What is a BAS?
How Does It Work?
Shared Savings
Property Managers
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HVAC Division

Energy Savings: A large portion of the electric bill for a typical commercial building is the "Demand Charge". The demand charge for the entire month (for an entire year with some utility suppliers) is based on the maximum amount of electricity used in any one15 minute period within that month.

Let's use an example of a 40,000 SF building that has 5 hvac units. Typically those 5 units will be cycling on & off at random times to keep various areas of the building comfortable. Normally they will not all be operating at the same time; but it is likely that at some random time during the month they will all be on at the same time, even though for just a short period of time. The demand charge on the electric bill for the entire month will be based on that one time that all of the units were running at once. (Assuming that was the highest electric draw for the month, which it probably was.)

A BAS can control how many units operate at any one time, without sacrificing comfort, and significantly lower the demand charge on the electric bill. The BAS will automatically sense which areas need hvac the most and allow those units to run. The BAS has the ability to continuously sense various conditions and serve the areas that need hvac. This can not be achieved with standard or programmable wall thermostats.

BAS's perform may other functions to conserve energy, one of which is setback for unoccupied conditions. Theoretically setback could be achieved with a programmable thermostat, but it is rarely done effectively in a commercial application. In most cases, soon after the installation of programmable thermostats, employees reprogram or simply override the thermostats rendering the setback function ineffective. A BAS constantly monitors conditions and can be programmed to generate a report or an alarm if preset parameters are out of range. The BAS can also "float" the setup and setback times based on many other indoor and outdoor conditions. Again, the floating of the start & stop time based on multiple conditions can not be achieved with a programmable wall thermostat.

Comfort: Sometimes 72 degrees feels comfortable, sometimes it feels too cool and sometimes it feels too warm. Several conditions can cause this, one of which is the humidity level. An automated control system can "float" the room temperature based on other conditions (such as humidity) to maintain optimum comfort at all times.

Another example is during the winter 72 degrees may feel comfortable in an interior room, but in a room with an outside wall 72 degrees may feel chilly on a cold day. This is due to the radiation effect on the occupants' skin from the cold wall. An automated control system can float the indoor temperature in rooms with an outside wall based on the outdoor temperature, so that the room always feels comfortable. Again, not possible without an automated control system. There are many other functions that a BAS can perform to conserve energy and improve comfort. Please contact us to learn more.

Reduce Maintenance/Repair Costs & Extend Equipment Life: An automation system can monitor the "vital signs" of HVAC equipment and send out an alarm if the operating efficiency or other parameters get out of an acceptable range; indicating a need for service before minor problems turn into major problems. Most major equipment failures are caused by a minor problem that could have been detected several weeks prior to the major breakdown.