A London BMS specialistbuilt by an engineerwho came up on the tools.
Family-run BMS specialist delivering smart, energy-efficient solutions to support net zero buildings. Bespoke controls design, in-house panel schedules and open-protocol systems — delivered end-to-end by engineers who own the outcome. Phones answered 24 hours a day. On site within two hours for contracted clients.
Thirteen years of BMS, one accountable specialist.
BIAV Controls Limited was founded by Bradley Thomas, who began his BMS career at sixteen. Over the last thirteen years he has worked on dozens of London commercial projects — from tenant fit-outs and healthcare estates to multi-million-pound new-build schemes — first as a controls engineer, then as a project engineer running full delivery. The company was set up to strip out layers of subcontracting and give clients direct access to the engineer accountable for their system.
We help facilities managers, M&E contractors, consulting engineers and end clients who need a BMS partner they can call and get answers from. That means bespoke design (not templated points schedules), open-protocol systems (Tridium, Trend, Siemens and equivalents), panels manufactured to BS EN 61439 through our partner panel-shop, and commissioning that hands a building over properly — with graphics operators actually use and documentation that survives handover.
We work directly with end clients and as a specialist BMS sub-contractor to the M&E trade. Coverage is London and the South East, based out of Swanley on the London/Kent border — engineers cover the Swanley, Dartford, Sevenoaks, Orpington, Sidcup, Bexley, Bromley, Greenwich, Croydon, Gravesend, South East London and City of London routinely, and reach the wider South East on planned works.
What makes us different is depth, not size. Every job is designed, engineered and signed off by controls engineers who have built and commissioned the systems themselves. Nothing is farmed out and forgotten. When a client rings the number on the top of the page, they get a controls engineer — not a call centre.
Engineered properly, documented properly, handed over properly.
Our philosophy is straightforward: a Building Management System should make a building cheaper to run and easier to operate — not harder. Everything we build is designed around that outcome.
BS EN 61439 panels, every time.
Panels are designed in-house — schedules, wiring diagrams, front-fascia layouts — and manufactured to BS EN 61439 by our partner panel-shop. Fully tested and certified before they ship to site.
Open-protocol, no lock-in.
Tridium Niagara, Trend, Siemens Desigo and their equivalents. Clients own their system, their graphics and their points database — never a proprietary black box.
24/7 phones. 2-hour SLA.
Contracted clients get a two-hour on-site response for critical faults. Uncontracted call-outs are priced transparently and attended as soon as an engineer is free.
Insurance-backed guarantees.
£20m Public Liability, £10m Employers' Liability and £10m Professional Indemnity — carried so our clients don't have to worry about who pays if something goes wrong.
The numbers behind the promise.
Vendor-independent by design.
We specify and integrate open-protocol systems so the client owns the building, not the vendor. Through our distributor partnership with Forest Rock, we can supply and specify controls, metering and IoT connectivity products from a broad manufacturer range — matched to the job, not to a preferred badge.
Interoperable across Tridium (Niagara), Trend, Siemens, Distech and equivalents. New-build or retrofit — the strategy sits above the hardware.
We work with / supply products from these manufacturers via our Forest Rock distributor partnership. This is a supplier product range, not a list of formal approved-integrator certifications.