Automated Building Operations

Course Description

This course introduces students to the principles, components, and operation of Building Automation Systems (BAS) as applied in commercial and institutional facilities. Topics include Direct Digital Control (DDC) fundamentals, HVAC control strategies, system integration, operator interfaces, energy management, networking protocols, and hands-on programming and troubleshooting of automated building systems. The course combines lecture with laboratory activities using industry-representative controls hardware and software.

This is a laboratory course (denoted by the "C" suffix) classified under the Florida SCNS taxonomy of Engineering Technologies > Mechanics, Fluids, and Heat. It is offered as a component of the Energy Management and Controls Technology program and related building systems programs at Florida colleges.

Learning Outcomes

Required Outcomes

Upon successful completion of this course, students will be able to:

• Identify and describe the major components of a Building Automation System (BAS), including controllers, sensors, actuators, and operator workstations.
• Explain the principles of Direct Digital Control (DDC) and differentiate between DDC, pneumatic, and electronic control systems.
• Interpret and apply HVAC control strategies including setpoint control, scheduling, and sequencing for air handling units, VAV systems, and central plant equipment.
• Configure and operate a BAS operator interface to monitor system status, navigate graphics, set schedules, and respond to alarms.
• Identify and explain common BAS communication protocols (BACnet, Modbus, LonWorks) and network topologies used in building automation.
• Diagnose and troubleshoot BAS hardware, software, and network faults using diagnostic tools, trend logs, and alarm data.
• Demonstrate safe work practices consistent with industry and OSHA standards when working with building automation and HVAC control equipment.
• Produce and interpret basic technical documentation related to BAS components and system operation, including points lists and sequence of operations.

Optional Outcomes

The following outcomes may be included depending on the institution and instructor emphasis:

• Design and program basic control sequences for unitary controllers using graphical or block-programming environments (e.g., Sedona Framework or vendor-specific tools).
• Monitor, analyze, and optimize BAS operations using trend data analysis and system tuning techniques to improve energy performance.
• Integrate multiple building subsystems — including lighting control, access control, and life safety — into a unified BAS platform.
• Apply energy management strategies such as demand limiting, optimal start/stop, and economizer control to reduce building energy consumption.
• Manage a BAS project scope including scheduling of installation, pre-commissioning, and functional testing activities.
• Evaluate green building and sustainability concepts as they relate to automated building operations and LEED or ENERGY STAR requirements.

Major Topics

Required Topics

1. Introduction to Building Automation Systems
   • Definition, purpose, and history of BAS/BMS
   • Overview of system architecture: field devices, controllers, supervisory layer, enterprise layer
   • Industry stakeholders: facility managers, controls technicians, system integrators
2. HVAC Systems Review for Controls
   • Commercial HVAC equipment: AHUs, VAV boxes, chillers, boilers, cooling towers
   • Thermodynamic and fluid principles relevant to control
   • Mechanical versus automated operation of HVAC systems
3. Sensors and Input Devices
   • Temperature, humidity, pressure, CO₂, occupancy, and flow sensors
   • Sensor types: analog (4–20 mA, 0–10 VDC, thermistors, RTDs) and digital (binary)
   • Sensor installation, calibration, and verification
4. Actuators and Output Devices
   • Valve and damper actuators: modulating and two-position
   • Relay outputs for fan/pump control
   • Actuator wiring, sizing, and commissioning
5. Direct Digital Control (DDC) Fundamentals
   • DDC controller types: application-specific, programmable unitary, and supervisory
   • Control loops: proportional, integral, derivative (PID) control concepts
   • Points: analog inputs (AI), analog outputs (AO), binary inputs (BI), binary outputs (BO)
6. BAS Operator Interface and Navigation
   • Workstation software, web-based interfaces, and mobile access
   • Graphical floor plans and system schematics (HVAC graphics)
   • Scheduling, setpoint adjustment, and override functions
   • Alarm management: viewing, acknowledging, filtering, and notification
7. BAS Communication Networks and Protocols
   • Open protocols: BACnet (ASHRAE 135), Modbus, LonWorks
   • Network topologies: trunk-and-branch, daisy-chain, star
   • IP-based networking and remote access considerations
8. Control Sequences of Operation
   • Sequence writing and interpretation for AHUs, VAV systems, and central plants
   • Occupied/unoccupied modes, morning warm-up, and night setback
   • Safety interlocks and fail-safe design
9. BAS Troubleshooting and Diagnostics
   • Using trend logs and alarm histories to diagnose problems
   • Hardware fault identification: sensor failure, wiring faults, controller issues
   • Software and communication network troubleshooting techniques
10. Technical Documentation
    • Points lists and control drawings
    • Submittal review and as-built documentation
    • Sequence of operations writing standards

Optional Topics

• BAS Programming — Graphical block programming, Sedona Framework, or vendor-specific tools (e.g., Niagara Framework/Tridium, Alerton, Honeywell, Johnson Controls)
• Lighting Control Integration — Occupancy-based and daylight harvesting strategies integrated into BAS
• Energy Management and Optimization — Demand limiting, optimal start, economizer control, chiller plant optimization
• Access Control and Security Integration — Integration of access control and CCTV into unified BAS platforms
• Commissioning Fundamentals — Pre-commissioning, functional testing, and project closeout documentation
• Cybersecurity for BAS Networks — Basic network security concepts for IP-connected building systems
• Green Building and Sustainability — LEED, ENERGY STAR, and Florida Building Code energy compliance as related to automated controls
• Advanced Protocols — Introduction to MQTT, REST APIs, and IoT integration with smart building platforms

Resources & Tools

• Textbooks: HVAC Control Systems (Auvil, American Technical Publishers); vendor-provided training materials from Johnson Controls, Honeywell, or Alerton
• Software: BAS operator workstation software (vendor lab licenses); Niagara Framework (Tridium); Sedona Framework; manufacturer-specific programming environments
• Lab Equipment: DDC/BAS training simulators (e.g., iConnect BL-01/BL-02 or PT-201 programmer trainers); programmable unitary controllers; sensor and actuator demonstration panels
• Standards & References: ASHRAE Standard 135 (BACnet); ASHRAE Guideline 36 (High-Performance Sequences of Operation); SMACNA controls references; Florida Building Code (Energy Conservation Volume)
• Online Resources: ASHRAE Learning Institute; HVAC Excellence Building Automation Certification task list; manufacturer e-learning portals

Career Pathways

Graduates with competency in ETM 2608C are prepared to enter or advance in the following roles:

• BAS/DDC Technician — Install, program, commission, and service building automation systems for commercial facilities
• Controls System Integrator — Design and integrate multi-vendor BAS solutions across HVAC, lighting, and security subsystems
• Facility/Energy Manager — Operate and optimize BAS platforms to reduce energy costs and maintain occupant comfort in commercial, healthcare, or institutional buildings
• HVAC Controls Service Technician — Troubleshoot and maintain DDC systems for mechanical contractors and service companies
• Building Commissioning Agent — Verify that automated building systems are installed and operating per design intent
• Energy Analyst / Sustainability Technician — Use BAS trend data and analytics to support energy auditing and sustainability reporting

This course supports progression within the Energy Management and Controls Technology A.S. degree at Valencia College and similar programs at Florida State College at Jacksonville (FSCJ) and St. Petersburg College (SPC). Employers in Florida include commercial mechanical contractors, building automation system vendors (Johnson Controls, Honeywell, Siemens, Alerton), facilities departments of hospitals, universities, and government agencies.

Special Information

Certification Preparation

This course supports preparation for the following industry credentials:

• HVAC Excellence — Building Automation Technician Certification: A nationally recognized exam covering DDC fundamentals, BAS networks, controllers, digital logic and programming, and sensor/actuator installation and applications.
• NATE (North American Technician Excellence): Coursework in BAS/DDC systems may qualify for NATE continuing education hours (CEHs) applicable to NATE re-certification.
• Niagara Framework Certification (Tridium): Students who complete BAS programming modules may pursue vendor-specific credentials in the widely deployed Niagara/Tridium platform.

Lab Component

The "C" suffix designates this as a combined lecture/laboratory course. Students are expected to complete hands-on lab activities using industry-representative BAS hardware and software. Lab hours are integrated within the 3-credit, 60-contact-hour structure (45 lecture + 15 lab hours, or equivalent per institutional scheduling).