BMS Operator

Department:Engineering

A. Job Qualifications

• Diploma or Technical Certificate in Mechanical, Electrical, HVAC, or Building Services Engineering.

• Minimum 2–3 years of relevant experience in Building Management System (BMS) operations and HVAC systems, preferably in a 5-star hotel or luxury hospitality environment.

• Strong technical knowledge of HVAC systems, including:

  • Air-cooled and water-cooled chillers.

  • Chilled water pumps and distribution systems.

  • VRF/VRV air-conditioning systems.

  • Air Handling Units (AHUs), Fresh Air Handling Units (FAHUs), and Fan Coil Units (FCUs).

  • Ventilation and exhaust systems.

  • BMS controls and monitoring systems.

• Practical knowledge of Daikin chillers and associated HVAC controls is preferred.

• Ability to read and interpret HVAC technical drawings, chilled water schematics, and basic control diagrams.

• Basic knowledge of electrical troubleshooting, temperature sensors, control valves, actuators, dampers, and Variable Frequency Drives (VFDs).

• Good communication, coordination, and teamwork skills.

• Ability to work rotating shifts, including nights, weekends, and public holidays.

B. Key Areas of Responsibility

1. Operational

• Monitors and operates the Building Management System (BMS) to ensure the efficient and reliable operation of the hotel's HVAC equipment and associated systems.

• Monitors BMS alarms, trend logs, operating schedules, setpoints, and equipment status to identify abnormalities and ensure timely corrective action.

• Oversees the operation of HVAC equipment, including chillers, chilled water pumps, AHUs, FAHUs, FCUs, exhaust fans, and ventilation systems.

• Monitors Daikin chiller operations, including chilled water supply and return temperatures, differential pressure, flow readings, and overall system performance.

• Monitors VRF/VRV air-conditioning systems, including indoor and outdoor units, operating modes, temperature controls, and error codes.

• Monitors the operation of thermostats, temperature sensors, control valves, actuators, dampers, and VFDs.

• Identifies abnormal HVAC readings, investigates cooling complaints, and coordinates troubleshooting and corrective actions with Engineering technicians.

• Monitors HVAC control sequences, operating schedules, interlocks, equipment start/stop commands, and operating permissives.

• Ensures that HVAC systems serving guest rooms, villas, restaurants, public areas, and back-of-house facilities are operating effectively to maintain guest comfort.

• Adjusts operating schedules and temperature setpoints as authorized to support efficient HVAC operation and energy conservation.

• Coordinates preventive maintenance activities with the Engineering team to minimize equipment downtime and operational disruptions.

• Maintains accurate daily operating logs, alarm reports, equipment status records, and shift handover reports.

• Monitors BMS graphics, alarm history, and trend logs to identify recurring faults and potential equipment performance issues.

• Assists in identifying basic communication faults between Direct Digital Controllers (DDC), HVAC equipment, and the BMS.

• Ensures that equipment operation and control procedures comply with established hotel Engineering standards and safety requirements.

• Reports equipment failures, abnormal operating conditions, and unresolved technical issues promptly to the Engineering Supervisor or Chief Engineer.

2. Guest Service

• Ensures that HVAC systems operate efficiently to maintain comfortable temperatures throughout guest rooms, villas, restaurants, and public areas.

• Responds promptly to Engineering work requests and guest comfort concerns related to air-conditioning and ventilation.

• Coordinates with Engineering technicians and relevant departments to resolve HVAC-related issues efficiently.

• Maintains professional and courteous communication with colleagues and other departments.

• Supports the hotel's commitment to guest satisfaction by minimizing disruptions caused by HVAC equipment failures.

3. Financial

• Supports energy conservation initiatives through effective monitoring and optimization of HVAC operating schedules and temperature setpoints.

• Monitors equipment operation to minimize unnecessary energy consumption and avoid excessive running hours.

• Assists in identifying opportunities to improve HVAC system efficiency and reduce operating costs.

• Supports preventive maintenance activities to minimize equipment breakdowns, repair costs, and unnecessary equipment replacement.

• Ensures the efficient use of Engineering resources and equipment in accordance with hotel guidelines.

4. Personnel

• Maintains effective communication and cooperation with Engineering colleagues and other hotel departments.

• Coordinates with technicians and supervisors during troubleshooting, preventive maintenance, and corrective maintenance activities.

• Ensures accurate and complete shift handovers, including outstanding alarms, equipment faults, and pending work requests.

• Participates in departmental training and technical development activities to improve knowledge of BMS and HVAC systems.

• Complies with hotel grooming, attendance, punctuality, and professional conduct standards.

• Follows all hotel, company, and local regulations relating to occupational health and safety, fire prevention, and security.

5. Administration

• Maintains accurate BMS operating records, equipment performance logs, alarm histories, and daily shift reports.

• Documents abnormal system readings, equipment faults, and corrective actions taken.

• Assists in maintaining and updating HVAC operating schedules, setpoint records, and system monitoring documentation.

• Coordinates with the Engineering team to ensure preventive maintenance records and technical reports are properly maintained.

• Reports recurring equipment faults, system inefficiencies, and operational concerns to the Engineering Supervisor or Chief Engineer.

• Supports the preparation of Engineering reports and other documentation as required.

6. Other Duties

• Attends and participates in departmental meetings, briefings, and training sessions as required.

• Maintains awareness of hotel Engineering standards, guest comfort requirements, and energy conservation practices.

• Follows all applicable safety procedures when monitoring or operating HVAC systems and associated equipment.

• Reads and understands the hotel's Employee Handbook and complies with all hotel rules, policies, and procedures.

• Maintains high standards of personal presentation, grooming, and professional behavior.

• Demonstrates flexibility and willingness to assist with other Engineering activities when required.

• Adapts to operational changes and new technologies introduced within the Engineering Department.

• Represents the hotel and GHM professionally at all times.

• Carries out any other reasonable duties and responsibilities as assigned by management.