Upgrading a Building Automation System Without Regret

A building automation system upgrade is one of the largest decisions a property owner makes — and one of the most opaque. The pricing depends on choices the proposal doesn't always explain. Here's the checklist we wish every property manager had before signing.

1. Open protocol, in writing

Insist the proposal specifies BACnet/IP as the primary protocol, with no proprietary wrapping. This is the single biggest factor in whether your next service provider can work on the system without re-buying everything.

2. Graphics ownership

Ask explicitly: do you own the graphics, or are they licensed back to you? Some major brands license graphics on an annual basis. Three years in, you discover you can't change them without paying again.

3. Trend data retention

How long are trend logs retained? Locally vs. cloud? You want at least 90 days local, with optional export. Without trend data, your next technician can't diagnose anything.

4. Setpoint and schedule access

Can your team — not just the contractor — change schedules and setpoints? Some systems lock these behind dealer-only logins. This is usually negotiable, but only before the contract is signed.

5. Integration scope

Will the BAS talk to your utility meter? Your lighting controls? Your access-control system? Spell out which integrations are included in the base price and which are change orders.

6. Commissioning and re-commissioning

Initial commissioning should be included. Re-commissioning at twelve months — to true up everything after a year of real occupancy — is often where the actual energy savings show up. Ask for it in the base scope.

7. Documentation set

You should receive: as-built point lists, sequence-of-operations narratives, graphics screenshots, and the system password list. In paper and in PDF.

One more thing

Ask how the next BAS service provider will get into the system. If the answer involves a flight from another state, that's a flag.