Engineering Systems Automation and Supervisory Control Design
Working documentation: from 14 days
Price from 50000 roubles
We design automation and dispatch systems for engineering equipment, providing centralized control, monitoring parameters and increasing the reliability of the building's engineering systems.
We design automation and dispatch systems for engineering equipment for residential, commercial and industrial facilities. We develop the design of automation systems for engineering equipment and dispatch systems, providing data collection, parameter control and operational management of engineering processes. Well-designed dispatch of engineering equipment increases energy efficiency, reliability and ease of use of engineering systems.
What happens to building engineering systems when their management is not automated?
Technical personnel walk around the equipment according to a schedule and record parameters manually - and an abnormal condition may go unnoticed for hours behind the closed door of the individual heating substation (IHS). The pump of the sewage station stopped at night: the accident was discovered in the morning. Heat losses in IHS increased - this became noticeable only in the heat bill for the next month. None of these scenarios are exotic: they are all a direct consequence of the lack of automated control of building engineering systems.
Automation and dispatch systems for engineering equipment (ASCS / ASUZ - Automated building management system) solve a fundamentally different problem: continuous automatic monitoring of all engineering systems in real time, instant transmission of an alarm signal when parameters deviate from the norm, automatic control of equipment operating modes according to specified algorithms and accumulation of a data archive for analysis and reporting. For the developer and management company, this means predictable operating costs, reduced accident rates and the ability to manage the facility from a single workplace.
AYU-Project develops design documentation and working documentation for automation and dispatch systems for engineering equipment for residential, commercial and industrial facilities - with a full justification of technical solutions, functional automation diagrams (FSA), circuit diagrams and control algorithms, suitable for installation and commissioning without modifications “on site”.
Three principles that we put into every project ASCS
- We design taking into account the specifics of the facility and types of engineering systems - algorithms for controlling the heating of a residential building and industrial ventilation are fundamentally different; a unified template is not applicable here, and each project is developed for specific equipment parameters and operating modes
- We create dispatch systems for monitoring and control in real time - with the transmission of alarm signals to the dispatcher via the selected communication channel (Ethernet, GSM, RS-485, OPC UA) and maintaining an event log; the operator receives information about an emergency situation instantly, and not based on the results of a walkthrough
- We integrate all building engineering systems into a single control center - ASUZ/SCADA platform with a single operator interface, eliminating the situation when each system has its own “dashboard” and none of them sees the neighboring one
What engineering systems do we automate?
ASCS/ASUZ covers all building engineering systems whose parameters need to be monitored and controlled. AYU-Project designs automation for the following systems:
- Ventilation, air conditioning and refrigeration (HVAC) - regulation of the performance of supply and exhaust units (frequency drives, air valves), control of chillers, fan coils and coolers; maintaining temperature, humidity and CO₂ within standardized ranges; protection against freezing of air heaters; emergency shutdown and alarm
- Heating and heat supply (IHS / boiler room) - weather-dependent regulation of the coolant with correction for outside air temperature; control of circulation pumps with automatic switching between the main and backup units; regulation of pressure and temperature of hot water supply; accounting of consumed thermal energy and data transfer to the dispatch system
- Water supply and sanitation - control of water supply and pumping stations with pressure regulation and automatic switching of pumps; monitoring levels in tanks and wells; consumption accounting cold water supply and GVS through AIISKUE; alarm in case of leakage or exceeding parameters
- Electrical supply and lighting - supervisory control of the state of input and sectional switches, ATS and UPS; monitoring of loads by phase; automation of working and emergency lighting systems (switching on according to a schedule, based on presence and light sensors); AIISKUE - automated electricity metering with data transfer to the management company
- Elevator and escalator equipment - monitoring the condition of elevator controllers; dispatch voice communication with the cabin; transmission of fault and emergency stop signals to the central control post (central control room); Call and event logging
- Fire safety (integration with FPSA) - receiving information signals from the automated control system about the state of fire protection zones, fire events and malfunctions with display in the automatic control system interface; The automated fire control system operates exclusively in display mode - control commands of fire algorithms remain under the exclusive control of the fire control system
- Other engineering systems - control of gas pollution in underground parking lots (CO, CH₄), control of gates and parking barriers, monitoring of diesel generator sets, monitoring the condition of water disposal and drainage systems of basement floors
Why are ASUZ and ASCS not an “expensive addition”, but an essential element of a modern building?
Return on investment in ASCS/ASUZ is ensured through three channels: reducing resource consumption due to optimized control algorithms (according to practice - 15-25% savings in heat and electricity depending on the system and facility), reducing maintenance costs due to predictive diagnostics of equipment and reducing the risk of emergency situations with expensive consequences.
For a developer of commercial properties, the presence of a certified automated control system with confirmed energy efficiency indicators is an argument when assigning a property class (class A/A+ office buildings, “green” certification LEED, BREEAM, GREEN ZOOM) and when negotiating with anchor tenants. For residential complexes, dispatch systems for electrical power supply and general building equipment are a mandatory requirement of 261-FZ on energy saving.
What is the architecture of the ASDU/ASUZ system and how is it structured in practice?
The automation and dispatch system is built on a three-level architecture.
- Field level - sensors (temperature, pressure, level, flow, CO₂, illumination), actuators (control valves, frequency drives, starters) and resource metering devices installed directly on engineering equipment
- Management level - automation cabinets (ShA) with programmable logic controllers (PLC), which implement autonomous control algorithms for each engineering system; if communication with the upper level is lost, each ShA continues to work according to the specified algorithms
- Upper (control) level - operator’s workstation, SCADA/ASUZ software package with visualization of mnemonic diagrams of all engineering systems, an event log, a trend archive, an automatic notification system and a reporting module
Communication between levels is implemented using industrial protocols: BACnet (for ASUZ networks), Modbus RTU/TCP (for PLC cabinets), LonWorks, KNX - depending on the equipment and requirements of the ToR. Ethernet, GSM/4G, OPC UA interfaces are used to transmit data to the management company or resource supply organization.
Automation functional diagram (FSA): why is it the basis of the entire system?
The automation functional diagram is the main DD document for automated control systems, in which all control logic is recorded: which parameter is controlled, by which sensor, with what accuracy and in what range; what control algorithm is used; which actuator executes the command; under what conditions an alarm or warning signal is generated. Without FSA, it is impossible to correctly write a controller program, select the right equipment and check the completeness of the project during an examination.
AYU-Project develops FSA by GOST 21.408-2013 for all automated systems in a single symbol that is understandable to both designers of related sections and commissioners. Each FSA is accompanied by a PLC programming task (list of input/output signals, control algorithms, parameter settings), which eliminates discrepancies between the designer and commissioning specialist.
How does automation of ITP reduce heat loss and maintenance costs?
Automation IHS gives a measurable economic result due to the implementation of weather-dependent regulation: the temperature of the coolant in the heating system is adjusted in accordance with the outside air temperature according to a given temperature schedule, eliminating overheating of the building in the off-season. Typical thermal energy savings when switching from manual control to automated IHS is 15-20% of annual heat consumption - for a large residential complex this is a significant expense item for the management company.
An additional effect is reduced maintenance costs. Automatic switching to a backup pump if the main one fails eliminates emergency situations at night. Dispatching IHS with data transfer to the thermal energy metering system and AIISKUE ensures automatic generation of commercial reports without manual readings.
What is included in design documentation and working documentation to ASCS/ASUZ?
Documentation is developed in accordance with Government Decree of the Russian Federation No. 87, GOST 21.408-2013, GOST R 21.1101-2020 and the customer’s technical specifications.
Design documentation stage - design documentation for examination:
- Explanatory note justifying the decisions made on the composition and architecture of the ASDU/ASUZ
- List of automated systems and description of control algorithms for each of them
- Automation functional diagrams (AFD) for each system
- Block diagram of ASCS/ASUZ with a description of control levels, applied protocols and interfaces
- List of monitored and controlled parameters (I/O list) with ranges, accuracies and signal types
- Calculation of load on PLC and network capacity
Working Documentation Stage (WD) - working documentation for installation and commissioning:
- Block diagram of ASCS/ASUZ with complete hardware
- Schematic electrical diagrams of automation cabinets (ShA) containing PLC, input/output modules, power supplies and communication equipment
- Schemes for connecting sensors and actuators to ShA
- Layout plans for ballasts, sensors, actuators and communication equipment with reference to building axes
- Cable log and cable routing diagrams (power and signal lines)
- Programming task PLC: list of inputs/outputs, control algorithms, parameter settings, alarm conditions
- Terms of reference for the development of SCADA/ASUZ operator interface: list of mnemonic diagrams, trends, reports and notifications
- ShA power supply diagram with backup power calculation
- Equipment and Material Specifications
- Bill of quantities
According to what standards is the ASDU/ASUZ designed?
AYU-Project carries out design strictly according to the current editions of the following regulatory documents:
- GOST 21.408-2013 “System of design documentation for construction. Rules for the implementation of working documentation for automation of technological processes” - establishes requirements for the preparation of FSA, basic automation diagrams, wiring diagrams and drawings; mandatory for all documentation on ASDU/ASUZ
- GOST R 58189-2018 “Supervisory control and data acquisition systems (SCADA/DUiSD)” - requirements for software of dispatch systems: functions of visualization, archiving, alarm management and protection against unauthorized access
- GOST R 21.1101-2020 “System of design documentation for construction. Basic requirements for design and working documentation" - requirements for the design of sets of documentation, the composition of the main inscriptions, the composition of sheets and statements
- Federal Law No. 261-FZ “On energy saving and increasing energy efficiency” - establishes mandatory requirements for equipping buildings with meters for the consumption of thermal energy, electricity, hot water and cold water, as well as for the transmission of consumption data; For residential complexes, dispatching ITP and general building equipment is a mandatory requirement of this law
- Federal Law No. 123-FZ “Technical regulations on fire safety requirements” - regarding the priority of fire control algorithms; when integrating the automated control system with fire protection system, the control commands of fire algorithms are under the exclusive control of the fire protection system; the automated control system operates only in display mode
- SP 484.1311500.2020 (Change No. 1 from 01.09.2025) “Fire protection systems. Fire alarm systems and automation of fire protection systems" - regarding the requirements for the ASUZ interface with FPSA and EVAC: the composition of transmitted signals, requirements for communication channels and command priority
- PUE (7th edition) “Rules for electrical installations” - regarding the requirements for power supply of automation cabinets and control rooms: power supply reliability categories, requirements for ATS, UPS and equipment grounding
- Government Decree of the Russian Federation No. 87 dated 16.02.2008 No. 87 (as amended on 21.10.2025) “On the composition of sections of project documentation and requirements for their content” - regarding the structure and content of the section of automation and dispatch systems as part of the project documentation of the facility
For which facilities is ASCS/ASUZ designed?
We develop automation and dispatch systems for engineering equipment for various purposes:
- residential apartment complexes: automation IHS, elevator dispatching, AIISKUE, monitoring of general building engineering systems in accordance with the requirements of 261-Federal Law
- class A/A+ office centers with energy efficiency requirements for “green” certification LEED, BREEAM, GREEN ZOOM
- shopping centers and retail facilities with centralized control of HVAC, lighting and energy metering
- industrial enterprises and production complexes with automation of process and general ventilation, water supply and electricity systems
- logistics centers and warehouse complexes with microclimate control, gate equipment and energy metering systems
- hotels with room-by-room climate control and centralized dispatch of engineering systems
- medical institutions with strict requirements for microclimate parameters, air pressure in operating rooms and redundancy of engineering systems
- data centers (data center) with continuous monitoring of cooling systems, power supply and UPS
Why do developers and management companies trust AYU-Project to develop ASCS/ASUZ?
The main problem of most ASCS projects is the gap between design documentation and actual commissioning. FSA was carried out formally - without a task for programming PLC, the commissioning engineer finalizes the algorithms “on the spot”. Automation cabinets are designed without coordination with the HVAC and EOM sections - cable routes intersect, ShA installation locations conflict with pipelines. ASUZ does not see FPSA because integration was not included in the design of ToR. AYU-Project eliminates these situations at the project stage:
- FSA without discrepancies during commissioning - each functional automation diagram is accompanied by a PLC programming task with a list of I/O, control algorithms and settings; the commissioning engineer receives a comprehensive document, rather than “finding out” the logic on the spot
- Cross-system coordination within one team - ASDU is designed together with the HVAC, VK, EOM and ASPS sections; ShA installation locations, cable routing and I/O composition are agreed upon with related sections before the documentation is released
- Regulatory Compliance - documentation is generated according to GOST 21.408-2013, GOST R 58189-2018 and Government Decree of the Russian Federation No. 87; for residential properties - taking into account the requirements of 261-Federal Law; Expert comments are eliminated free of charge as part of the contract
- Scalable architecture - the system is designed with redundancy for input/output points PLC and network bandwidth; connecting new systems or expanding the facility does not require replacing controllers
- 8+ years of experience and proven qualifications - membership in SRO, specialists in the NOPRIZ registry, completed projects across Russia: from residential complexes and office centers to industrial enterprises and facilities with “green” certification requirements
How to order design ASCS/ASUZ
- Submit an enquiry - the consultation is free
Form on the website or phone: +7 (383) 375-73-77 / +7 (923) 743-73-77. Indicate the type and purpose of the facility, area and number of floors, composition of engineering systems, requirements for the level of dispatch and the availability of AIISKUE. When ordering together with HVAC, water supply and drainage, EOM and FPSA - a discount on the entire complex. - Receive a Commercial Proposal Within 1 Business Day
CP with the scope of work, cost and timing. The cost is determined by the composition of the automated systems, the number of I/O points, the complexity of the algorithms, the requirements for the SCADA interface and integration protocols. - Analysis of the composition of engineering systems and the formation of ToR
Analysis of the composition and parameters of automated systems according to DD related sections. Definition of I/O list. Coordination of ASCS/ASUZ architecture (control levels, PLC, protocols, SCADA). Formation of technical specifications. - Signing the agreement and developing the FSA
Signing a contract fixing the composition, cost and timing. Development of FSA by GOST 21.408-2013 for each engineering system. Coordination of control algorithms and settings with the customer before the release of DD. - Design Documentation (DD) Development
Explanatory note justifying the ASCS/ASUZ architecture. FSA for each system. I/O list with ranges and types of signals. Control algorithms. Block diagram with protocols. Load calculation PLC. Standards compliance review before transfer. - Working Documentation (WD) Development
Circuit diagrams ShA (PLC, I/O modules, power supplies). Connection diagrams for sensors and actuators. Placement plans for ShA and sensors linked to axes. Cable magazine. Programming task PLC (I/O, algorithms, settings, emergency conditions). ToR to the SCADA interface (mnemonic diagrams, trends, reports, notifications). Calculation of backup power ShA. Specifications. Statement of work. - Standards Compliance Review, Submission and Support during Expert Review
Standards compliance review according to GOST 21.408-2013, GOST R 58189-2018, 261-FZ, 123-FZ and Government Decree of the Russian Federation No. 87. Transfer to PDF and DWG. Accompaniment through the examination is free - until a positive expert review opinion.
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Frequently Asked Questions
Yes, integration of an automated building management system (ABMS) with AIMSKUE (automated information and measurement system for commercial energy metering) is a standard solution for commercial and residential facilities that are required to ensure automatic transmission of energy consumption data to resource supply organizations in accordance with the requirements of 261-FZ. Data on the consumption of heat, electricity, cold water and hot water are collected at the PLC level through metering devices (via Modbus/M-Bus) and transmitted to the automated building management system (ABMS), from where, through OPC UA or a specialized interface, they are sent to the AIMSKUE system or directly to the personal account of the resource supplying organization. We design this integration in detailed design documentation - with a full description of interfaces, data formats and transfer regulations.
The PLC programming task is a mandatory part of the WD according to the ASCS/BMS, which is transferred to the commissioning specialist and determines exactly how the controller should operate. It includes: a complete list of input and output signals (I/O list) with addresses in the PLC memory, types (discrete/analog), ranges and units of measurement; control algorithms for each engineering system with logical conditions, control settings (for example, temperature graph for ITP) and mode switching conditions; a list of alarms with the conditions for their formation, priorities and actions when they occur. Without this document, the commissioner is forced to independently interpret the FSA, which inevitably leads to discrepancies and the need for alterations after acceptance.
For a facility of medium complexity (residential building or office building, 5-8 automated systems, 200-400 I/O points) - 3-4 weeks PD and 4-5 weeks RD. For large multifunctional facilities with a full-fledged ASUZ (more than 1 000 I/O, several protocols, integration with ERP/AIISKUE) - individually, discussed at the KP preparation stage. When combined with HVAC, VK and EOM development, the timeframe is reduced due to parallel work on related sections. All terms are fixed in the contract.
ASUZ interacts with ASPZ exclusively in the mode of receiving information signals: data on the state of fire protection zones, fire events and malfunctions are displayed on the dispatch interface and entered into the event log. Fire algorithm control commands remain the exclusive responsibility of ASPZ - ASUZ cannot override, block or initiate them. This is a requirement of Federal Law No. 123-FZ and SP 484.1311500.2020 (Amendment No. 1 dated 01.09.2025). This division of functions is a fundamental design decision and is verified during the expert review.
The choice of protocol is determined by the equipment used and the requirements of the technical specifications. The most common: BACnet/IP and BACnet MS/TP - for the integration of climate, lighting and dispatch systems in an automated control system platform (the de facto standard for commercial buildings); Modbus RTU/TCP - for PLC cabinets, ITP and pumping stations; KNX - for lighting and light control systems in office and commercial buildings; OPC UA - for data transfer between control levels and to upper-level systems (ERP, AIISKUE). In real facilities, as a rule, several protocols are used with conversion through gateways or OPC servers. We put protocols into the DD based on an analysis of equipment and integration requirements.
Yes, if the system architecture was properly designed to scale from the start. To do this, in the design documentation we include a PLC with a sufficient supply of free slots for the number of input/output modules, communication equipment with redundant ports, and a SCADA license with a supply for the number of points (I/O). This allows, when expanding a facility or adding new engineering systems, to connect them to the existing automated building management system (ABMS) without replacing the controller core and reprogramming the main core of the system.
Yes. The requirements for metering with remote transmission of data on thermal energy consumption are established by 261-FZ “On Energy Saving”: metering devices must ensure automatic transmission of data to the resource supplying organization. Requirements for dispatching general building engineering equipment of apartment buildings are also determined by SP 54.13330.2022 and regional standards. In practice, for new residential buildings, dispatching electrical power supply, elevators and water supply is a standard requirement of the technical specifications of network organizations and management companies.
ASDU (automated dispatch control system) and ASUZ (automated building management system, an analogue of the Western term BMS - Building Management System) describe systems with similar purposes. “ASDU” is more often used in Russian regulatory documentation for residential and administrative facilities with an emphasis on dispatching and monitoring. “ASUZ” is a broader term that covers the full integration of all engineering systems of a building in a single software package with management, analytics and reporting. For commercial facilities of class A/B - a full-fledged ASUZ on standard protocols (BACnet, LonWorks); for residential MKD - ASDU with dispatching of ITP, elevators, water supply and fire safety. The choice of architecture is determined by the requirements of the technical specifications and the composition of the facility’s engineering systems.
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