Quick answer
A BMS alarm needs urgent attention when it shows that plant has stopped or become unsafe, when the building has lost heating, ventilation, cooling or water pressure, or when the BMS has lost communication and alarms can no longer be seen. Informational and nuisance alarms can usually wait. Record the alarm list and affected plant before anything is acknowledged or reset.
Triage: urgent or not?
| Alarm | Usually |
|---|---|
| Boiler lockout, pump failure, low system pressure | Urgent if the building has lost heating |
| High temperature in server or comms room | Urgent |
| AHU fan failure in occupied areas | Urgent |
| Controller or network offline | Urgent if critical plant can no longer be monitored |
| Sensor out of range with plant still running normally | Usually scheduled |
| Filter dirty, maintenance due | Scheduled |
| Repeated nuisance alarm that clears | Scheduled review |
What to record
- the alarm list with times (photograph it)
- which plant is affected and what the building has lost
- whether the BMS can still see and control the plant
- recent changes: power cuts, software updates, maintenance
Safe actions
Do not override safety interlocks such as frost protection, fire alarm shutdowns, flue proving or pressure protection to get plant running.
Check whether any local hand/auto switches have been left in the wrong position, and whether time schedules or holiday calendars have changed.
Getting help
For urgent controls faults, see emergency BMS and controls support or call 020 7998 9005.
Frequently asked questions
Should we acknowledge alarms before calling?
Photograph the alarm list first. Acknowledging is usually fine once the details are recorded, but avoid resetting plant or clearing alarm history until the engineer has the information.
UK guidance and references
Primary and industry sources relevant to this subject. Always check the current edition and how it applies to your building.
- Workplace temperatures Health and Safety Executive
- Ventilation in the workplace Health and Safety Executive
This guide is general information for commercial building operators. It does not replace an assessment by a competent engineer. If you smell gas or a CO alarm sounds, leave the area and call 0800 111 999; if there is a risk to life, call 999.