Bleuwave Controls

Building Automation Systems

Commercial Building Automation Systems

Connect equipment, data, alarms, schedules and building operations through a modern BAS designed for visibility, control and maintainability.
  • DDC controls
  • Supervisory BAS
  • BACnet/IP
  • BACnet MS/TP
  • Modbus
  • Graphics
  • Trending
  • Remote access
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The short version

What a building automation system should actually do for you

A building automation system is the supervisory layer above your mechanical equipment. It decides when equipment runs, holds it to a setpoint, tells you when something is wrong, and keeps a record you can look back at.

Done well, a BAS shortens the distance between a comfort complaint and an answer. Done poorly, it becomes a screen nobody trusts — alarms everyone ignores, schedules nobody can find, and graphics that were never finished after the original contractor left.

We build and service systems for the second case as often as the first. The goal is the same either way: a system your facility team can operate without calling us for every change.

Smart building operator reviewing connected automation systems
Connected systems are useful when controls remain clear, serviceable and operator focused.
Controls technician commissioning building automation equipment in a mechanical room
Commercial facility operator reviewing building automation performance

Core capabilities

What we deliver in a BAS project

Scope varies by building, but these are the elements a complete, maintainable system needs.
  • DDC controls at equipment and terminal level
  • Supervisory BAS server or controller
  • Operator graphics and floor-plan navigation
  • Alarm strategy with meaningful priorities and routing
  • Time schedules, holiday calendars and optimal start
  • Trend logging sized for real diagnostics, not just compliance
  • Remote access coordinated with your IT group
  • Third-party equipment and meter integration
  • Analytics-ready point naming and data structure
  • Point-to-point checkout and functional testing
  • Record drawings, points list and sequence documentation
  • Owner training and a written turnover package

Architecture

Field devices to operator access

Every BAS follows the same layered structure. Where buildings differ is in what is already installed, which protocols are in play, and how much of the existing system is worth keeping.

  1. Field devices

    • Sensors
    • Actuators
    • Valves & dampers
    • Meters
    • Occupancy sensors

  2. Controllers

    • Equipment controllers
    • VAV / terminal
    • Plant controllers
    • Lighting panels

  3. Network

    • BACnet MS/TP
    • BACnet/IP
    • Modbus
    • Gateways

  4. Supervisory

    • Schedules
    • Alarms
    • Trends
    • Graphics
    • Integration

  5. Operator access

    • Workstation
    • Web / mobile
    • Remote support
    • Reporting
Generic BAS architecture. Actual controller families, network topology and supervisory platform depend on the building, the existing system and what the facility team needs to operate.

Protocols & interoperability

Open where it is practical to be open

Interoperability is not an ideology — it is what determines whether the next contractor can service the system. We use open protocols where the equipment supports them and explain the trade-off honestly where it does not.

Protocols we work with

BACnet/IPBACnet MS/TPModbus RTUModbus TCPAnalog I/OBinary I/OPulse metering

Common integration cases

Packaged rooftop controllersChiller & boiler plant controllersVFD networksEnergy & water metersIAQ sensor networksLighting control panelsGateways for legacy systems

Where we get called

The situations that bring owners to us

What you’re seeing

The BAS came with the building, and nobody on staff knows how it was set up.

How we approach it

We survey the existing controllers, networks and points, rebuild the documentation, and hand you a points list and sequence narrative you can actually use.

What you’re seeing

Controllers are obsolete and the vendor can no longer supply parts or software.

How we approach it

We identify what can stay, design a migration architecture, and phase the replacement so the building keeps running through the cutover.

What you’re seeing

Three vendors installed three systems and none of them talk to each other.

How we approach it

We map what each system exposes, integrate what is worth integrating, and gateway the rest into one operator interface.

What you’re seeing

The facility expanded and the original controllers are out of capacity.

How we approach it

We plan controller and network expansion around the existing architecture instead of forcing a full replacement.

What you’re seeing

Comfort complaints keep recurring and nobody can prove what is causing them.

How we approach it

We set up trends that answer the question, review the data, and fix the sequence or device that is actually at fault.

What you’re seeing

Energy costs are climbing and the schedules have not been reviewed in years.

How we approach it

We audit schedules, setpoints, resets and after-hours runtime against how the building is genuinely occupied.

Questions

Frequently asked questions

Questions we get from owners and facility teams evaluating a BAS project.

Usually a good portion can be reused. Field devices — sensors, actuators, damper motors, valves and wiring — often outlive the controllers and head-end software by years. The first step is a survey that documents what exists and what condition it is in. We then show you a reuse-versus-replace breakdown so the budget conversation is based on the actual building rather than a default full-replacement number.

It means that when this system needs service in five years, more than one company can do the work. Practically, that comes down to three things: the controllers speak a published protocol like BACnet, the programming and database are accessible without a proprietary license you cannot buy, and the documentation is complete enough for someone else to follow. A system can be BACnet-certified and still be effectively closed if the second and third conditions are not met, which is why we look at all three.

It depends on scope and whether the building is occupied. A single-system replacement can be a few weeks. A full multi-floor migration in an occupied building is typically phased across several months so that no single shutdown affects the whole facility. We plan the phasing during the assessment, before pricing, because the sequencing usually drives the cost more than the hardware does.

Yes, and we prefer to. Remote access to a BAS crosses into your network, so it needs to be designed with the people responsible for that network. We work to whatever the IT group requires — VPN, dedicated VLAN, firewall rules, certificate handling — and we do not publish or store facility network details in any public material.

A points list, sequence of operations, record control drawings, controller and device inventory, schedule and setpoint summary, alarm list, commissioning and functional test records, a database backup, and a training record. If a system is handed to us without that package, rebuilding it is usually part of the scope we propose.

Related capabilities

Next step

Planning a BAS upgrade or replacing an aging controls system?

Request a site assessment and share any available drawings, sequence information, equipment schedules, screenshots or existing system documentation. If you have none of that, we will build it.
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