A building automation upgrade scope should list every point to be monitored or controlled, the sequence of operation for each system, the graphics operators will use, and any integration with other systems. It should also define trending, training, and who owns passwords, licenses and software after turnover. Those last items decide whether the owner can run the system independently.
- The points list is the backbone of the scope. If a point is not on the list, assume it will not be installed.
- Sequences of operation describe what the system should do. Without them, programming is guesswork and commissioning has nothing to test.
- Graphics are what operators actually use. Specify what they show, not just that they exist.
- Integration is where hidden labor lives. Name every system, protocol and who is responsible for each side of the connection.
- Ownership at turnover must be explicit: passwords, license keys, software, programming files and the contractor's remote access.
Start by documenting what exists
A controls upgrade can mean anything from replacing thermostats with networked ones to rebuilding the front end and field controllers across a campus. Before writing the scope, document the current state: head-end software, controller brands, network topology, protocols, graphics, the points actually working, and the ones that are forced or overridden.
That inventory sets the upgrade strategy. A full replacement, a front-end upgrade with retained field controllers, and a gateway-based integration are all valid. Each has a different scope, and the document should say which one it is. For broader context, see building controls and automation service.
The points list
Think of the points list as the bill of materials for the control system. Each line identifies an equipment item, the point name, whether it is an input or output, analog or digital, and whether it is physically wired or read over a network.
| Point | Type | Purpose |
|---|---|---|
| Space temperature | Analog input | Control and trend |
| Supply air temperature | Analog input | Control and diagnostics |
| Supply fan command and status | Digital output and input | Run and prove |
| Cooling and heating stage commands | Digital outputs | Staging |
| Economizer damper command and position | Analog output and input | Free cooling and verification |
| Filter differential pressure | Analog input | Maintenance alert |
| Alarm points | Digital inputs | Notification |
Ask who owns existing wiring and sensors. If they are reused, the scope should say what happens when a reused sensor fails the test. A scope that assumes reuse without verification tends to turn into a change order. See HVAC change orders.
Sequences of operation
A sequence of operation is a written description of how a system behaves under each condition: occupied, unoccupied, warmup, cooldown, economizer, freeze protection, alarm. Without it, the programmer chooses.
- Schedules and holiday handling, and who may change them.
- Setpoints, deadbands and reset strategies.
- Economizer enable logic and fault detection. Confirm current Title 24 requirements for the equipment involved.
- Staging and lockout rules for cooling and heating.
- Alarm priorities, delays and who receives notifications.
- Failure modes: what the system does if a sensor fails or communication is lost.
Existing buildings often have no current sequence on file. In that case the scope should say who writes it, who approves it and what the baseline is for the first commissioning test. See testing, balancing and commissioning for how the sequence feeds testing.
Graphics, integration and trending
Graphics
Say how many screens, what they show and for which devices. A floor plan with zone temperatures serves a building engineer better than a screen of raw point names. State whether graphics are delivered in an editable format the owner can modify.
Integration
List every system that connects: lighting, metering, fire alarm status, refrigeration alarms, boilers, chillers, packaged equipment with their own controllers. For each, state the protocol, the gateway or interface device, and who supplies the other side. Integration with a third party's equipment depends on that party's cooperation and documentation, so the scope should note that dependency.
Trending and alarms
Trends are the data that makes diagnosis possible. Specify which points are trended, the interval, how long data is retained and where it lives. A trend that disappears after a week is not much use for a seasonal question. Pair trending with the equipment history in the DaVinci Portal to give maintenance staff both views.
Training, documentation and who owns the keys
Training is a deliverable like any other. Define sessions by audience: operators, maintenance technicians, managers. State length, location and whether recordings are provided. A one-time demonstration on handover day is rarely enough, so many owners ask for a follow-up session after the first season.
Ownership is the most overlooked clause. At turnover, the owner should know who holds each of the following:
- Administrator credentials for the front end and every field controller or gateway.
- License keys and software versions, and whether they are tied to the owner or the contractor.
- Programming source files, backup images and graphics files.
- Network details: addresses, ports, any VPN or remote access the contractor retains.
- Service tool access, in case the controller needs a proprietary tool to modify.
- Documentation: as-built wiring, points list, final sequences.
Where a proprietary platform is involved, ask what a different contractor could do without the original contractor's help. That answer tells you how locked in you are.
Boundaries and what to name separately
Davinci performs controls work with its own UA Local 250 crew, alongside mechanical and refrigeration work. A controls scope still touches other trades, and the document should name who does each.
- Line-voltage power to panels and equipment, and any panel work.
- IT network drops, switches, firewall rules and cybersecurity review.
- Fire alarm and life-safety integration.
- Ceiling, wall and core penetrations and patching.
- Third-party test, balance or commissioning agency.
The owner or general contractor should confirm the responsible licensed party for anything outside mechanical, refrigeration and controls.
Contractor shall furnish, install and program the controls described in the points list and sequences of operation attached to this scope. Contractor shall provide graphics for each system, configure trending for the points designated, and deliver all programming files, license keys and administrator credentials to Owner at substantial completion. Contractor shall provide training sessions for the audiences and durations listed in the contract documents. Remote access retained by Contractor shall be disclosed and may be disabled by Owner at any time.