TENANT SUB METERING SYSTEM
SPECIFICATIONS
SECTION 16290
PART 1 GENERAL
1.01
1.02
1.03
1.04
System Description
References
Submittals
Quality
PART 2 PRODUCTS
2.01
2.02
2.03
2.04
2.05
Electric Meters
Water meters
Gas meters
Communications - Data Logger / Ethernet Web Server & Gateway
Tenant Metering Software
PART 3 EXECUTION
3.01
3.02
Installation
Start-up and Training
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TENANT METERING SYSTEM
PART 1 GENERAL
1.01
SYSTEM DESCRIPTION
A. Furnish and install a complete Square D® PowerLogic® Tenant Metering System (TMS) as detailed on the drawings
and as described in this specification. The system shall be designed to include remote devices for utility metering,
communication interface hardware, inter-communication wiring, personal computer workstation, software, printer,
etc. where specified.
B. The TMS shall utilize Ethernet as the high-speed backbone network that supports direct connection of computer
workstation with the metering devices connected to the network.
C. Application software shall be provided as described in Article 2.05 of this specification.
D. The TMS shall be a Square D PowerLogic TMS.
1.02
REFERENCES
A. All electric meters shall be UL and cUL Agency compliance, Listed per 7207. They shall also have +/- 1% overall
system accuracy (including instrument transformer accuracy) from 2% to 100% of rated load. Accuracy is to meet
or exceed ANSI C12.1.
B. The water meters shall conform to AWWA Standard C-708, and NSF 61Certified.
C. The gas meter shall be an indoor non-compensated meter four chamber synthetic diaphragm style.
1.03
SUBMITTALS
A. Indicate electrical & mechanical characteristics and connection requirements. TMS components shall be installed by
the power equipment manufacturer, the drawings shall clearly identify the components with the internal connections,
and all contractor connections.
B. Provide catalog sheets and technical data sheets to indicate physical data and electrical performance, electrical
characteristics, and connection requirements.
1.04
QUALITY
A. The TMS vendor shall be ISO 9000 registered to demonstrate quality compliance.
B. TMS components included within the power equipment lineups shall be factory installed, wired and tested prior to
shipment to the job site.
PART 2 PRODUCT
2.01
ELECTRIC CABINETS & METERS
A. ELECTRIC METERING CABINET
1. The metering cabinet shall be a minimum UL type 1 listed steel enclosure with factory supplied knockouts.
2. The cabinet shall be lockable and provide for the application of a security seal.
3. The cabinet shall include built in circuit protection and disconnect switch for the metering equipment.
4. The enclosure shall have one set of incoming terminals for connecting the voltage metering leads.
5. Control power and voltage sensing power shall be separated for distribution to each meter from this main
set of incoming terminals.
6. Control power transformers shall not be needed for any power systems up to and including 277/480 volts.
7. Standard wiring harnesses for control power and voltage sensing shall be used to internally connect each
row of meters. The harness may daisy-chain the voltage connections from meter to meter on each row of
meters. Finger safe terminals are to be used to terminate the meter end of the wiring harness.
8. The meters shall be connected with common daisy chain wiring for the communications leads. The
communication wiring should be a single loop with all meters connected to the circuit and each end
terminated in a common location. Communication wiring shall be arranged in such a manner as to
minimize interference from the power wiring.
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9.
The enclosure shall have shorting terminal blocks for connecting the current transformer leads from the
field to the meters. Shorting terminal blocks will only be provided for the number of meters ordered with
each enclosure. The locations for shorting terminal blocks shall be pre-drilled and labeled for ease of
installation should meters be added to the enclosure after installation at the customer site. A factory
installed wiring harness shall be provided to connect the CT circuit from the shorting block to the meter.
10. The metering cabinet shall make provisions for adding meters in the field without cutting or splicing the
voltage or communication wiring harnesses.
11. The metering cabinet shall have shall have separate terminal blocks for incoming and outgoing
communications circuit connections.
12. The metering cabinet shall have space sufficient for the addition of an Ethernet Gateway, wireless
communications and power supply as required.
B. ELECTRIC METERS
1. The Meter shall be UL and cUL Listed per 7207. The meter module shall be rated for an operating
temperature range of 0°C to 60°C.
2. The Meter shall be calibrated as a system and be accurate to +/- 1% from 2 % to 100 % of the rated current
over a temperature range of 0-60° C. No annual recalibration by users shall be required to maintain these
accuracy’s.
3. The Meter shall directly accept both single or three-phase voltage input up to and including 480 volts line
to line.
4. The Meter shall be capable of monitoring circuits up to 5000 Amps and shall be user configurable.
5. Each Meter shall have as standard an RS-485 data port using Modbus (RTU) protocol to allow multipoint
communication. The RS-485 communications shall provide communications links up to 10,000 feet in
length.
6. The information and capabilities provided by the Meter shall include the following. The values shall be
read directly from the Meter display without the need for multipliers.
Real Energy (kWh)
Reactive Energy (kVARh)
Apparent Energy (kVAh)
Real Power (kW)
Reactive Power (kVAR)
Apparent Power (kVA)
Real Power Demand (kW)
Reactive Power Demand (kVAR)
Apparent Power Demand (kVA)
Power Factor
Current, per phase (A)
Current Demand, per phase (A)
Voltage, per phase (V)
7. The Meter shall be of the Square D PowerLogic PM200, PM700 or PM800 series power meter family.
C. Electric Socket Meters
1. The Socket Meter shall meet the following standards:
− ANSI C12.1 - 2001 for electricity metering
− ANSI C12.10 - 1997 for watthour meters
− ANSI C12.20 – 2002 for Electricy Meters – 0.2 Accuracy Classes
− CAN3-C17-M84 Canadian specifications for approval of type of electricity meters
− IEC 687 - 1992 (Electrical Specifications)
− FCC Class A Emissions
2. The Socket Meter shall be rated for an operating temperature range of -40°C to 85°C.
3. The Socket Meter shall directly accept voltage input from 120 up to and including 480 volts line to line.
4. The Socket Meter shall be compatible with S-base sockets in the following forms:
− Self-contained, Class 200, Forms 12S and 16S
− Transformer rated, Class 20, Forms 9S, 36S, and 45S
5. Each Meter shall have as standard an RS-485 data port utilizing Modbus (RTU) protocol. The RS-485
communications shall be compatible with communications links up to 10,000 feet in length.
6. The information and capabilities provided by the Meter shall include the following. The values shall be
read directly from the Meter display without the need for multipliers.
Real Energy (kWh) delivered
Real Energy (kWh) received
Real Power (kW)
Power Factor
Current, per phase (A)
Voltage, per phase (V)
Current, magnitudes and angles
Voltage, magnitudes and angles
7. The Socket Meter shall be of the Square D PowerLogic ION6300 series meter family.
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2.02
WATER METERS
1. Water meter shall be provided for each tenant location on the incoming cold water supply.
2. The Meter shall be positive displacement or water jet style meter, housed in bronze or polymer reinforced
plastic.
3. The meter shall conform to AWWA Standard C-708, and NSF 61Certified.
4. The meters shall range from 5/8” to 2”.
5. Registers shall be permanently sealed, dust and waterproof, with tamper proof features and incorporating
six-wheel odometer totalizer.
6. Registers shall be available in U.S. gallons, cubic feet, or cubic meters.
7. Registers shall have an output contact for field interface to Tenant Metering System. The output contact
shall correspond to 1 pulse per unit of register reading (U.S. gallon, cubic feet, or cubic meter). Contacts
should be rated 30 vdc @ minimum of 1 ma.
8. Wireless metering systems can be utilized vs. hard contact totalizier, but must be approved prior to
installation. Must utilize 902-928MHz frequency band with spread spectrum frequency hopping radio
technology.
9. Tenant meter system provider shall provide and certify the water metering system.
2.03
GAS METERS
1. Gas meter shall be provided for each tenant location on the incoming natural gas supply.
2. The Meter shall be synthetic diaphragm style with 4 measuring chambers. Operating range from –4 degrees
F to 122 degrees F.
3. The gas meter shall be designed for indoor applications only. The meter shall be a non-compensated gas
meter with cyclometer register.
4. The register shall provide a reed output contact for interfacing to Tenant metering System. Contacts should
be rated 12 vdc @ minimum of 10 ma.
5. Max. flow rate of 200 cfh and min. flow rate of 1.4 cfh, and max. pressure of 5 psi.
6. Tenant meter system provider shall provide and certify the gas metering system.
2.04
COMMUNICATIONS
A. Ethernet Gateway –Advanced (EGX400)
1.
The Ethernet Gateway shall feature one 10/100baseTX Ethernet port and one 100baseFX Fiber Optic port
as standard.
2.
The Ethernet Gateway shall provide 32 MB of internal non-volatile memory storage to display real-time
tenant metering data, and historical time/date stamped interval reading data (data logging of up to 10
parameters per metering device, and a minimum of 38 days of non-volatile data logging @ 15 minute
intervals).
3. The Ethernet Gateway shall feature one or two serial communication ports: minimum one RS-485 serial
port, with optional second port configurable for either RS-232 or RS-485 (support for 2-wire or 4-wire)
4. The Ethernet Gateway shall provide high speed Ethernet support for up-to 32 devices per daisy chain.
5. The Ethernet Gateway shall support the following protocols: Ethernet -- MODBUS/TCP HTTP, FTP.
Serial -- MODBUS, JBUS, and POWERLOGIC (SY/MAX).
6. The Ethernet Gateway shall be UL, CUL, CE, NOM and FCC class A compliant.
7. The Ethernet Gateway shall utilize Modbus/TCP protocol as its high-speed backbone network protocol.
8. The Ethernet Gateway shall be compliant to industrial temperature. It shall withstand an operating
temperature range of -30 deg. C to +80 deg. C.
9. The Ethernet Gateway shall provide trilingual user interface that includes English, French, and Spanish.
10. All Ethernet cabling shall be installed by a qualified data communications cable installer or the electrical
contractor qualified to install data communications equipment. All communications cabling shall be
Category 5 rated for 100baseT, or Fiber Optics rated for 100baseFX.
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11. Setup of the Ethernet Gateway shall be accomplished via the on-board Ethernet port and a web browser. It
shall also be possible via the Ethernet port to upgrade the firmware of the Ethernet Gateway in the field to
accommodate new system features.
B. Ethernet Gateway – Basic (EGX100)
1. The Ethernet Gateway shall feature one 10/100 baseTX Ethernet port as standard.
2. The Ethernet Gateway shall provide a web based interface for device configuration and diagnostics.
3. The Ethernet Gateway shall feature the following protocols: Ethernet – ModbusTCP/IP, HTTP, FTP,
SNMP (MIB2), TCP, UDP, IP, ICMP, and ARP. Serial -- MODBUS, JBUS, and POWERLOGIC
(SY/MAX).
4. The Ethernet Gateway shall allow control power to be received through the Ethernet cable utilizing Power
over Ethernet (PoE) according to IEEE 802.3af.
5.
6.
7.
8.
9.
10.
11.
12.
13.
The Ethernet Gateway shall operate in ambient temperature of -25 to 70° C, an ambient storage temperature
of - 40 to 85° C and will operate in relative humidity of 5 to 95%.
The Ethernet Gateway shall be a stand-alone product in an IP30 enclosure that is DIN- rail mountable.
The Ethernet Gateway shall be compliant with electromagnetic interference emissions according to EN
55022, EN 55011, FCC Class A, and for immunity according to EN 61000-6-2.
The Ethernet Gateway shall be compliant with regulatory and safety standards for the USA, Canada,
Europe, Australia, and New Zealand according to IEC 60950 and UL 508, and UL Class 1, Division 2 for
use in hazardous environments.
The Ethernet Gateway shall have a minimum of one port that can be configured for either RS-485 or RS232. An LED indicator shall be provided to indicate which port is active (RS485 / RS232).
The serial port shall have configurable biasing and termination to support 2-wire and 4-wire
communicating devices.
The Ethernet Gateway shall allow a Modbus serial master on its serial port to request data from devices on
a TCP/IP network. A minimum of 16 remote IP addresses shall be supported across the entire Modbus
address range of 1 to 247. A minimum of 128 remote devices shall be supported.
Setup of the Ethernet Gateway shall be accomplished via the on-board Ethernet port and a web browser.
No software shall be required for configuration of the gateway that is not a standard component in
Microsoft’s off-the-shelf operating systems.
The Ethernet Gateway shall support field upgradeable firmware without need of any special software not
present in Microsoft’s standard operating systems to accommodate new system features.
C. Additional Network Media Options
1. Ethernet shall be used where shown on the project drawings. Ethernet Gateways shall be provided by the
TMS vendor and installed by System Installer where specified. Ethernet network connections shall be
established using industry standard Ethernet protocols such TCP/IP. All components shall work with
existing Ethernet Gateway, Router, and Hub technology. Use of Ethernet shall be transparent to TMS
software and monitoring devices.
2. Optional - Fiber optics shall be installed where shown on the project drawings. Fiber optic modems and
interface hardware shall be provided by the TMS vendor and installed by System Installer where specified.
Use of fiber optics shall be transparent to TMS software and monitoring devices.
3. Optional - Wireless Ethernet shall be installed where shown on the project drawings. Wireless Ethernet
and interface hardware shall be provided by the TMS vendor and installed by System Installer where
specified. Use of wireless Ethernet shall be transparent to TSMS software and monitoring devices.
4. Optional – Cellular and/or PSTN telephone modems shall be installed where shown on the project
drawings. Modem hardware shall be provided by the TMS vendor and installed by System Installer where
specified. Use of modems shall be transparent to the TMS software and monitoring devices. The end user
is responsible for all recurring charges or fees associated with the operation of modems.
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2.05
TENANT METERING SOFTWARE
A. The TENANT METERING SOFTWARE shall be Square D PowerLogic Tenant Metering Commercial Edition
Software.
B. The TENANT METERING SOFTWARE shall have a simple user interface for managing account, rate, billing
period, and meter information for each tenant.
C. The TENANT METERING SOFTWARE shall be capable of providing metering information for Electricity, Water,
Natural Gas, Air, and Steam usage.
D. The TENANT METERING SOFTWARE shall allow selection of the Billing Period (Start date/time and End
date/time) on a per tenant basis for billing purposes.
E. The TENANT METERING SOFTWARE shall support off-cycle billing and account open and close dates for
tenants that move into or out of a property.
F. The TENANT METERING SOFTWARE shall read and store “interval data” from metering devices. For example:
kWHrs (Real Energy) or gallons (water consumption) from each meter in the system -- typically sampled at a 15
minute interval.
G. The TENANT METERING SOFTWARE shall have the ability to acquire consumption data from any metering
device that utilizes ModbusRTU on RS485 or ModbusTCP on Ethernet.
H. The TENANT METERING SOFTWARE shall support meter disaggregation . For example: the ability to
distribute costs associated with a common space metered by a single meter to multiple accounts.
I.
The TENANT METERING SOFTWARE shall support aggregation or grouping of meters to combine multiple
meters into one total reading. For example: the ability to combine multiple meters, even with different rate
structures, into a single energy change.
J.
The TENANT METERING SOFTWARE shall provide a single invoice for all utilities per account. For example:
multiple utilities (electric, gas, water) belong to one Tenant -- Tenant shall be provided with a single consolidated
statement each month instead of multiple statements per utility.
K. The TENANT METERING SOFTWARE shall support user definable billing rate definitions per meter that include:
• Consumption charges (Electric, Water, Gas, Steam, Air)
• Time of Use charges
• Seasonal charges
• Power Factor charges
• Demand charges
• Customer Charge
• Delivery Charges
• Custom Miscellaneous charges
• Taxes
L. The TENANT METERING SOFTWARE shall provide Time Of Use (TOU) billing calculations that support a
minimum of twelve (12) seasons with each season allowing seven (7) time periods and each time period allowing
four (4) schedules.
M. The TENANT METERING SOFTWARE shall support unlimited user defined holidays per rate structure.
N. The TENANT METERING SOFTWARE shall identify missing data points from the system database.
O. The TENANT METERING SOFTWARE will execute the program even if some data points are missing, and will
interpolate the missing data points, when feasible.
P. The TENANT METERING SOFTWARE shall include the following Output options:
1. Report: INVOICE or USAGE BY TENANT – generate and print invoices showing each Tenant’s monthly
charges -- with a detailed usage report for each Tenant printed on a separate page.
2. Report: OWNER REPORT -- a summary showing the Total Bill calculated for each tenant to allow energy
usage comparisons.
3. Report: LOAD DATA -- a graphical representation of the interval energy consumed in a daily, weekly, or
monthly view. This report shall provide statistical analysis of the data to identify peak usage with date/time
stamp, average usage, and total usage.
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4.
Q.
R.
S.
T.
U.
V.
Spreadsheet: SUMMARY REPORT – ability to export the interval energy data for each account to a Microsoft
Excel spreadsheet file for custom reporting or data export by the User (CSV – Comma Separated Variable file
format).
The TENANT METERING SOFTWARE shall generate bills or invoices that can be printed to paper or PDF, or
both.
The TENANT METERING SOFTWARE shall allow the user to upload custom letterhead for display on the bills.
The TENANT METERING SOFTWARE shall be capable of supporting 2000 metering devices.
The TENANT METERING SOFTWARE shall store historical billing information including up to ten (10) years of
tenant invoices and a minimum of two (2) years of interval data.
The TENANT METERING SOFTWARE shall provide real-time user-defined meter data views and system
diagnostics for metering devices status and system activities.
The TENANT METERING SOFTWARE shall operate using the Windows XP operating system.
W. TENANT METERING SOFTWARE shall utilize a Microsoft SQL database. Microsoft Access database shall not
be acceptable.
X. The TENANT METERING SOFTWARE shall be authored by the meter manufacturer.
1. Meter manufacturer must have the capability to customize the TENANT METERING SOFTWARE core
software program for special Billing requirements.
2. Meter manufacturer shall provide complete documentation to the User for program operations and
configuration. Provide written manuals and extensive on-line Help screens.
3. Meter manufacturer shall provide video tutorials to guide users through core functions of the application.
4. System manufacturer shall maintain a full-time Technical Support group
a. Free Telephone Tech Support Center
b. Free Tech Support Web Site
c. Optional Priority Support (remote troubleshooting via modem)
5. System manufacturer shall maintain a full-time Engineering Services group
a. System integration capabilities
b. Energy usage consulting capabilities
c. Power Quality consulting capabilities
6. System manufacturer shall maintain a full-time Customer Training group
PART 3 EXECUTION
3.01
INSTALLATION
A. All control power, current transformer (CT), voltage transformer (VT or PT), RS485 and Ethernet data
communications wire shall be field installed by System Installer.
B. All wiring required to connect equipment lineups shall be installed by the System Installer.
C. Contractor metering interconnection wiring requirements shall be clearly identified on the TMS network drawings,
including standard product data sheets and typical wiring diagrams.
3.02
SYSTEM START-UP AND TRAINING
A. On-site start-up and training of the TMS shall be included in the project bid. TMS vendor to include one-half day of
on-site, hands-on orientation training for owner personnel with the fully commissioned TMS system.
B. Start-up shall include a complete working demonstration of the TMS.
C. Training shall include standard documentation and hands-on exercises for owners electrical operations personnel to
become familiar with operation of the TMS.
D. The project bid shall include [
] days start-up assistance to include [ ] trip(s).
E. The power monitoring manufacturer shall provide a dedicated telephone technical help center for customers.
END OF SECTION
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