Real BMS upgrades,measured in uptime and energy.

BIAV Controls successfully completed a full BMS optimisation and controls upgrade at 70 Gray’s Inn Road, delivering improvements across multiple floors and the main plant. The project included fault finding, controller replacements, network remediation, software modifications, commissioning, and the installation of tenant touchscreen displays fully integrated with the Building Management System.

Our engineers identified and resolved a number of long-standing issues, including BACnet communication faults, controller instability, network wiring defects, failed field devices, and inefficient control strategies. We also carried out comprehensive optimisation of the heating and cooling systems, introducing demand-led control, outside air temperature lockouts, plant sequencing, and improved scheduling to significantly reduce unnecessary energy consumption while maintaining occupant comfort.

The completed works have provided the client with a more reliable, energy-efficient BMS, improved visibility of plant operation, and enhanced tenant control throughout the building.

Scope of works

1. 01Replacement of obsolete Trend IQ3 controllers with Trend IQ5 controllers
2. 02Migration of existing control strategies
3. 03Installation and commissioning of new I/O modules
4. 04Full point-to-point testing of all field devices
5. 05Functional testing of heating, cooling and ventilation plant
6. 06Validation of alarms, schedules and plant sequencing
7. 07Software optimisation and commissioning
8. 08Final testing and client handover

Results

The upgrade also delivered greater flexibility for future expansion and long-term supportability. The project was carefully planned and executed to minimise disruption, ensuring the building remained operational throughout.