Re-entry
The same job gets rebuilt at every stage.
Less chaos.
More control.
Building automation operating software for controls contractors. From takeoff to ongoing service, keep the job connected and stop rebuilding work your team has already done.
One recordfrom takeoff to ongoing serviceWhole teamno per-seat feesAll modulesone connected workflow
EXAMPLE BUILDING / 2418Chilled water plant
ONE CONNECTED RECORD01Takeoff + estimateReviewed counts + parts
02DesignSystems, controllers + I/O
03DeployBACnet + Niagara
04CommissionInstall checked against design
05CloseoutThe final building record
06Ongoing serviceHistory that carries forward
Illustrative workflow, from first takeoff to the next service visit.
Your team is great.
The system around them isn't.
Great controls teams lose hours to work that shouldn't exist. It's already in your labour cost. You just don't see the invoice.
Chasing answers
Approvals, files and answers live everywhere.
Revision drag
A small change becomes a team-wide scavenger hunt.
Lost context
Critical job knowledge walks around in one person’s head.
Same team.
More room to deliver.
Connect the work. Capture the context. Remove the re-entry. Give your team more usable capacity without adding more people to a broken operating system.
See how the work connectsThe job evolves.
The record stays together.
Takeoff, estimate, design, deploy, commission and keep servicing. One connected workflow in one tool, with room for the changes every real job brings.
Click a stage. Open a controller. Follow the same information.
Explore an example buildingInteractive example · Illustrative data
Price the work. Keep the groundwork.
AI takes a first pass at the mechanical takeoff. Your team confirms the counts and prices them using your own quote templates or the bmsOS defaults.
- Reviewed takeoff
- Estimate + parts list
- Bills of materials + orders
The estimate becomes the starting point for engineering. Nobody has to build the same job again.
Engineering starts ahead.
Turn the estimate into systems, controllers, points and I/O configurations. Create the schematics, shop drawings and submittals in the same app.
- Controller I/O + point lists
- Drawings + submittals
- Valve, damper + VFD schedules
Controllers already have their I/O laid out when engineering gets involved. Your team builds on the work already done.
Take the design into the building.
The BACnet edge app carries the design to physical controllers. The Niagara edge app brings devices, points and project graphics into the station.
- BACnet controller deployment
- Niagara devices + points
- Niagara station graphics
Less recreating the design in the field. Manufacturer-specific requirements are handled in the deployment workflow.
Check the install against the design.
Commission against the project your team has been working on. Record field adjustments and keep the design and installed system aligned.
- Design-to-install checks
- Field adjustments
- Revisions + approvals
Changes stay with the job. The next person sees what was checked, what changed and what still needs attention.
Finish the job you started.
Closeout comes from the same project you estimated and engineered, including the changes made along the way.
- Final building design
- Drawings + schedules
- Commissioning record
Less gathering separate files at the end. The handover reflects the work your team actually delivered.
The next job starts with the history.
The building, controllers and points stay in the system. Future projects, modifications and service work build on that history.
- Building work orders + reports
- Controller + point history
- Rotas, tasks + timesheets
Your service team can see what changed, when, which job it belonged to and who worked on it.
Building 2418Same building. Every stage.
Systems in this building
Open the system, then a controller and its points.
Takeoff + estimate: building 2418 retains 146 points, 12 controllers and revision 12. Explore the breadcrumbs to see how the records connect.
Less rebuilding.
More engineering.
AI assists with the first pass at takeoffs, point lists, programs and graphics. Your team makes the decisions, checks the engineering and signs off on the work.
Takeoff + estimatingFrom reviewed counts to quotes, parts and orders.
AI-assisted mechanical takeoffs give your team a first pass to review and confirm. Build the estimate with your own quote templates or the bmsOS defaults. Bills of materials and orders use the same parts list. Supplier ordering is optional, and you choose which suppliers you work with.
Design + documentationThe estimate becomes the engineering starting point.
Systems, controllers, points and I/O configurations carry into the project design. Create schematics, shop drawings, wiring and submittals in the app, without Visio or a separate PDF editor. Valve, damper and VFD sizing feed their schedules. AI assists with point lists, controller programs and graphics. Your engineers review and approve the work. Niagara graphics stay with the project design and deploy alongside devices and points.
Deployment + commissioningKeep the design and the installed system aligned.
The BACnet edge app deploys the design to controllers, accounting for manufacturer-specific differences. The Niagara edge app brings devices, points and graphics into the station. Commissioning checks the install against the design. Field adjustments stay with the project, and closeout comes from the same record you have been building throughout the job.
Crew + ongoing serviceThe building keeps its context after closeout.
Manage crew rotas, tasks and timesheets in the same system. Assign and track building work orders through to completion, with reports generated from the work performed. Controllers and points retain their history through future projects, modifications and service work, including what changed, when, which job it belonged to and who worked on it.
Included across the workflowOne system for the whole team, wherever the work happens.
Revisions and approvals run from order through commissioning and beyond. The web-based app runs on the computers you already use, with no desktop installation. Progressive Web App support brings notifications to phone, tablet and desktop. Your whole team can work in the system, with remote access to BACnet and Niagara sites.
Change it once.
Keep the job aligned.
Add a point and carry the change into the controller I/O, parts list, drawings and submittals. The design can evolve without your team maintaining separate versions across different tools.
- Same information, connected outputs
- Revisions and approvals stay with the work
- Engineering remains in your team's hands
Same design. Connected outputs.Interactive example
Chilled water plant / CHW-01
Add a differential pressure sensor.
Try a change and watch the information follow it.
Point scheduleOriginal point list
146 building pointsController I/OCHW-01 / AI-03 available
4 mapped channelsBill of materialsParts carried from the design
Original parts listDrawings + submittalsCurrent design information
Revision 12Revision 12 approvedYour team remains in control.
Illustrative data · Also updates the building walkthrough above
Start with
what's installed.
A retrofit does not have to start with an estimate. Snapshot the existing BACnet network, import its devices and points, then build or modify the design and deploy it again.
- Work from the existing network
- Keep controller and point history
- Give the next service visit a head start
Work from the existing building.Interactive example
What is already installed?
BACnet snapshotStart with devices and points discovered on the existing network.
DeviceInstancePoints
AHU-0131000124
CHW-0131000218
VAV-0131000312
3 devices · 54 existing points
Illustrative data · No live network connection
Built around the way contractors work.
15 years on the tools, managing teams and commissioning systems. We built bmsOS around the workflow we know first-hand, so your team spends less time rebuilding information and more time delivering the job.
- Vendor neutral
- BACnet and Niagara workflows with manufacturer-specific deployment support. Your parts supplier stays your choice.
- Your whole team, together
- No per-seat pricing. Estimating, engineering, commissioning and service work in the same system, with the same project context.
- From the office to the plant room
- Open bmsOS on your computer, tablet or phone. A web-based app with PWA support and notifications, with no desktop installation.
Software first.
Experts when needed.
When workload spikes, our in-house BAS specialists add capacity without disrupting your workflow.
QA + consulting
Independent review and practical guidance so installs get delivered right the first time.
Takeoffs + estimates
Experienced BAS estimators ready to help your team quote more work with confidence.
Design + graphics
Niagara graphics, submittals, line and wire programming delivered by an in-house team.
Buy back the time you already pay for.
One flat rate for the whole team. Put a real building through bmsOS for 60 days and see what stops getting rebuilt.
YOUR 60-DAY TRIALGUIDED SETUP
- 01Bring a real building
Use a building your team is already delivering.
- 02Set up together
Structure the work around your team's workflow.
- 03Keep what works
The work your team sets up carries forward if you stay.
PROFESSIONALALL MODULES
$999/ month
entire team
entire team
- Unlimited users
- Unlimited buildings
- All workflow modules included
- Secure remote access
- Support included
Questions contractors ask.
Straight answers.
What bmsOS does, how it works with BACnet and Niagara, and what it costs.
What is bmsOS?
bmsOS is web-based building automation operating software for BAS controls contractors. It keeps one connected record for each building, from takeoff and estimating through design, BACnet and Niagara deployment, commissioning, closeout and ongoing service.
Who is bmsOS for?
Controls contractors who estimate, engineer, deploy, commission and service building automation systems. Estimating, engineering, commissioning and service teams work in the same system with the same project context.
Does bmsOS work with BACnet and Niagara?
Yes. The BACnet edge app deploys the project design to controllers and accounts for manufacturer-specific differences. The Niagara edge app brings devices, points and project graphics into the Niagara station. Secure remote access to BACnet and Niagara sites is included.
Is bmsOS tied to one controls manufacturer or parts supplier?
No. bmsOS is vendor neutral, with BACnet and Niagara workflows and manufacturer-specific deployment support. Supplier ordering is optional, and you choose which suppliers you work with.
Can bmsOS start from an existing building or retrofit?
Yes. Snapshot the existing BACnet network, import its devices and points, then build or modify the design and deploy it again. Controller and point history is kept for the next service visit.
What design and documentation does bmsOS produce?
Systems, controllers, points and I/O configurations carry from the estimate into the project design. Schematics, shop drawings, wiring and submittals are created in the app without Visio or a separate PDF editor. Valve, damper and VFD sizing feed their schedules.
How does bmsOS use AI?
AI gives your team a first pass at mechanical takeoffs, point lists, controller programs and graphics. Your team reviews the work, checks the engineering and signs off on it.
Does bmsOS need to be installed?
No desktop installation is needed. bmsOS is a web app that runs on a computer, tablet or phone, with Progressive Web App support for notifications.
How much does bmsOS cost?
The Professional plan is $999 CAD per month for the entire team. It includes all workflow modules, unlimited users, unlimited buildings, secure remote access and support. There are no per-seat fees. An annual commitment applies after the 60-day trial.
How does the 60-day trial work?
Bring a real building your team is already delivering. We set it up together around your team's workflow, and the work your team sets up carries forward if you stay. Request a trial at hello@bmsos.com.
Does bmsOS offer BAS services as well as software?
Yes. In-house BAS specialists provide QA and consulting, takeoffs and estimates, and design and graphics, including Niagara graphics, submittals, and line and wire programming.
Who makes bmsOS?
bmsOS Technology Inc., based in Ottawa, Ontario, Canada. bmsOS is built by controls contractors with 15 years on the tools, managing teams and commissioning systems.