Day 4: Assessment, Records & Close-Out

To teach candidates how to accurately complete BMS commissioning records using the Equipment Schedule and Points Schedule, following the practical testing undertaken in Module 9.

Candidates will learn how to document completed tests, identify outstanding defects, record commissioning blockers and establish which points are ready for sign-off.

The module uses the Module 9 training rig points schedules and wiring diagrams, reflecting documentation processes used on commercial BMS projects.

1. Interpret a BMS Equipment Schedule and identify relevant field devices.
2. Locate BMS points using descriptions, I/O modules and channels.
3. Record point-to-point verification accurately.
4. Complete commissioned-by, date, set value and comments fields.
5. Distinguish commissioning defects from blockers.
6. Record outstanding BMS installation works preventing commissioning.
7. Record outstanding works clearly and professionally.
8. Distinguish point-to-point verification from functional commissioning.
9. Recognise when a point can legitimately be signed off.

Commissioning records provide documented evidence of testing undertaken on a BMS installation. They establish:

• Which points have been tested and their commissioning status.
• Who carried out testing and when.
• Whether the correct physical field device was proven against the BMS.
• Measurements, setpoints and observations recorded.
• Outstanding defects and blockers.
• Whether additional testing or witnessing is required.

Using the Module 9 training workbook, demonstrate how the Equipment tab identifies devices and components associated with each rig:

• Equipment reference and description.
• Device or component type.
• Associated BMS panel or training rig.
• Relevant I/O requirements.
• Associated points and commissioning information.

Candidates use the Module 9 Excel workbook to learn how individual points are recorded and signed off.

Example 1 – Temperature Sensor

Point: Space Temperature Sensor

• Identify the correct sensor and BMS point.
• Disconnect using the designated test link.
• Confirm the correct point indicates an invalid condition.
• Restore and confirm the reading returns to normal.
• Compare with a suitable handheld air-temperature reference.

Example comment: P2P proven by sensor disconnection and restoration. BMS reading 21.4°C; reference air temperature 21.2°C. No defects identified.

Point-to-point verification must precede measurement accuracy checks.

Example 2 – Analogue Pressure Transmitter

Point: Differential Pressure Transmitter

• Identify the transmitter and associated BMS point.
• Verify signal response at the correct BMS input.
• Measure the 0–10 V signal at the transmitter.
• Measure at the BMS input against its designated common.
• Confirm the displayed engineering value corresponds to the measured voltage.

Example comment: P2P proven. 5.02 V measured at transmitter and 5.01 V at BMS input. BMS displays 251 Pa on 0–500 Pa range. Pressure measurement accuracy not independently verified.

Confirming voltage and scaling does not establish pressure measurement accuracy. Additional verification must remain recorded as outstanding.

Engineers encounter problems that prevent individual points or plant items from being fully verified. Candidates must distinguish defects from blockers.

Defect

A defect is an issue where equipment, wiring, configuration or operation is incorrect.

• Open-circuit temperature sensor.
• Incorrect I/O channel allocation.
• Reversed digital input configuration.
• Incorrect analogue scaling.
• Failed or incorrectly wired actuator.
• Incorrect device reference or software point mapping.

Blocker

A blocker is a condition that prevents commissioning from proceeding or being completed.

• BMS installation works incomplete on the associated point, including outstanding field cabling, containment, terminations, device installation or final connections.
• Electrical supplies unavailable.
• Mechanical plant not installed or operational.
• Heating or chilled-water systems unavailable.
• Incomplete pipework or ductwork.
• Restricted access to field devices.
• Required BMS network communication unavailable.
• Equipment not ready for functional testing.

A defect may itself become a blocker if it prevents further commissioning.

Example commissioning records

Recording standards

Commissioning comments must be clear, factual and specific.

Unacceptable: “Valve not working.”

Acceptable: “0–10 V command verified at actuator terminals. No physical movement observed. Actuator supply requires investigation. Functional commissioning incomplete.”

Unacceptable: “BMS not finished.”

Acceptable: “BMS field cable installed but final connection to space temperature sensor outstanding. P2P testing blocked pending completion of installation works.”

Where a separate defect or blocker register is used, enter the issue there and cross-reference it in the points schedule. Never record a point as fully commissioned while a required test remains outstanding.

Exercise requirements

1. 1. Locate the relevant device in the Equipment Schedule.
2. 2. Identify the corresponding point in the Points Schedule.
3. 3. Confirm module and channel against the wiring diagram.
4. 4. Record the P2P verification result.
5. 5. Complete commissioned-by and date fields.
6. 6. Record applicable set values or measurements.
7. 7. Enter clear commissioning comments.
8. 8. Identify outstanding defects or blockers.
9. 9. Ensure incomplete tests are not signed off.