Glossary of building automation & IoT terms
A plain-language reference for the protocols, standards, and concepts you’ll encounter across the xSERVA platform and this site, from communication protocols like BACnet and MQTT to regulatory terms like PDPA and ESG.
Ask a Question on WhatsAppTerms A–Z
BACnet
BACnet (Building Automation and Control Networking Protocol) is an open, ASHRAE/ISO-standardized communication protocol purpose-built for building automation and control equipment such as HVAC controllers, chillers, and air handling units. It defines a common set of data objects and services so devices from different manufacturers can share information over IP or MS/TP networks without proprietary gateways. xSERVA natively speaks BACnet, reading and writing points directly from BACnet controllers alongside every other connected protocol.
BAS
A Building Automation System (BAS) is the software and hardware layer that centralizes monitoring and control of a building's mechanical and electrical systems, most commonly HVAC, lighting, and access control. A BAS collects data from field devices and controllers, presents it to operators, and allows scheduling, alarming, and automated responses so a facility runs efficiently without constant manual intervention.
BMS
A Building Management System (BMS) is closely related to a BAS, but typically describes the broader operational layer that supervises multiple building subsystems, sometimes across an entire site or portfolio, providing dashboards, reporting, and centralized control on top of the underlying automation. In practice the terms BAS and BMS are often used interchangeably, and xSERVA is designed to serve as both the automation layer and the management layer in one platform.
BTL
BTL Listed refers to products that have passed conformance testing administered by the BACnet Testing Laboratories (BTL), the independent body that verifies a device or software system correctly implements the BACnet standard it claims to support. BTL Listing gives specifiers and integrators confidence that a product will interoperate correctly with other certified BACnet equipment on a project.
Demand Response
Demand Response is the practice of temporarily adjusting a building's electricity consumption, usually by shedding non-critical loads or shifting them to off-peak periods, in response to grid signals, pricing changes, or capacity constraints. A platform with real-time visibility into every connected load, like xSERVA, can identify which systems can be curtailed automatically without affecting occupant comfort or critical operations.
Digital Twin
A Digital Twin is a live, data-driven virtual representation of a physical building or system, continuously updated from real sensor and controller data rather than static as-built drawings. Because it mirrors actual current conditions, a digital twin can be used to simulate scenarios, test changes before applying them physically, and give operators a spatial, contextual view of how a building is performing right now.
DPT
A Datapoint Type (DPT) is the KNX standard that defines how a specific kind of value, such as a temperature reading, a percentage, or an on/off switch state, is encoded on the KNX bus. DPTs ensure that when one device sends a value, any other KNX-certified device reading that same group address interprets the data the same way, which is essential for interoperability between different manufacturers' KNX products.
Edge Computing
Edge Computing refers to processing data close to where it is generated, such as on a local gateway or controller inside the building, rather than sending every raw data point to a remote server first. In building automation this reduces latency for time-sensitive control decisions, cuts bandwidth usage, and allows systems to keep functioning locally even during a temporary loss of connectivity to the cloud.
EMS
An Energy Management System (EMS) is the software layer focused specifically on monitoring, analyzing, and optimizing a building's energy consumption, covering electricity, water, gas, and other utilities. An EMS typically tracks meter data, identifies waste or abnormal usage patterns, and supports reporting for cost control and sustainability goals. xSERVA integrates EMS functionality directly with its BAS/BMS layer so energy data and operational data live in one system rather than separate tools.
ESG
ESG stands for Environmental, Social, and Governance, a framework used by investors, regulators, and tenants to evaluate an organization's sustainability and ethical impact. For buildings, the environmental component in particular depends on accurate energy, water, and emissions data, which is why a platform that captures granular, real-time operational data is central to producing credible ESG reporting rather than relying on estimates.
ETS
ETS (Engineering Tool Software) is the official KNX Association software used to design, configure, and commission KNX installations, including assigning group addresses, setting parameters on KNX devices, and programming automation logic. Integrators use ETS as the standard tool for building and documenting a KNX project before and during commissioning.
Group Address
A Group Address is the addressing mechanism used on a KNX network to link devices that should communicate with each other, for example a light switch and the dimmer actuator it controls. Rather than addressing individual devices directly, KNX communication is organized around these logical group addresses, which is what allows KNX installations to be reconfigured through software rather than rewiring.
IoT
IoT (Internet of Things) describes the broad category of physical devices, sensors, and equipment that connect to a network to send and receive data, extending automation beyond traditional building controllers to things like wireless sensors, smart meters, and connected equipment. In building automation, IoT devices often communicate over lightweight protocols like MQTT and feed additional granularity into a platform like xSERVA alongside data from BACnet, KNX, and Modbus systems.
KNX
KNX is an open, internationally standardized (ISO/IEC 14543) protocol widely used for lighting, blinds, HVAC room control, and other room-level automation, particularly common in European-influenced building designs. KNX devices communicate over a dedicated twisted-pair bus, IP, or radio frequency, and are configured using group addresses defined in the ETS engineering tool. xSERVA connects to KNX installations natively, bringing room-level automation data into the same dashboard as BACnet, MQTT, and Modbus systems.
Modbus
Modbus is a simple, widely adopted serial and TCP/IP communication protocol originally developed for industrial equipment, and now commonly used in buildings for interfacing with meters, generators, chillers, and other mechanical plant. Its simplicity and long track record make it a common lowest-common-denominator protocol for equipment that predates newer standards. xSERVA polls Modbus TCP and RTU devices directly, normalizing that data alongside every other connected protocol.
MQTT
MQTT (Message Queuing Telemetry Transport) is a lightweight, publish-subscribe messaging protocol designed for low-bandwidth, high-latency, or unreliable networks, which has made it a de facto standard for IoT sensors and edge devices. Rather than devices polling each other directly, MQTT clients publish data to named topics on a broker, and any subscribed client receives updates instantly. xSERVA consumes MQTT topics natively, making it straightforward to bring modern sensor and IoT data into the same platform as legacy BACnet, KNX, and Modbus systems.
PDPA
The Personal Data Protection Act (PDPA) is Malaysia's legislation governing the collection, use, and disclosure of personal data by organizations in the course of commercial transactions. For building platforms that process occupant, tenant, or employee data, such as access logs or biometric records, PDPA compliance shapes how that data is stored, secured, and retained.
Predictive Maintenance
Predictive Maintenance is a maintenance strategy that uses ongoing equipment data, and increasingly machine learning models trained on that data, to anticipate a failure before it happens rather than servicing equipment on a fixed schedule or waiting for a breakdown. By continuously analyzing live signals such as vibration, temperature, or run-hours trends, a platform like xSERVA can flag equipment that is drifting toward failure early enough for a planned intervention instead of an emergency callout.
Frequently asked questions
What is this glossary for?
It defines the core protocols, standards, and concepts referenced across the xSERVA site, so specifiers, integrators, and building owners share a common vocabulary when evaluating the platform.
Does xSERVA support every term listed here?
The protocol and communication terms, BACnet, KNX, MQTT, and Modbus, are natively supported by xSERVA. Other terms describe general industry concepts, regulatory frameworks, or standards bodies relevant to building automation, not features unique to xSERVA.
Where can I see these protocols explained in more depth?
Each protocol has its own dedicated page under /protocols with a deeper technical explainer and how xSERVA integrates with it.
Can I request a term be added to the glossary?
Yes. Message our team on WhatsApp using the button on this page and we will consider adding it.