GTB and BACS decree: what obligations for tertiary buildings?

Mis à jour le 3 mai 2026

The BACS decree, for Building Automation & Control Systems, mandates the installation of automation and control systems in tertiary buildings. Its primary objective is to improve the energy efficiency of these buildings, particularly for the most energy-intensive systems such as heating, air conditioning, and ventilation. This measure complements the tertiary decree, aiming to reduce overall energy consumption. The implementation of Building Management Systems (BMS) thus becomes a key step for many property owners and managers.

Key Takeaways

• The BACS decree requires the installation of BMS in tertiary buildings to improve their energy performance.
• The power thresholds for buildings covered by the BACS decree have been lowered, broadening its scope.
• BMS systems must enable consumption monitoring, energy efficiency assessment, and equipment interoperability.
• While there are no direct penalties for the BACS decree, non-compliance may lead to the application of penalties from the tertiary decree.
• Financial aid, particularly through Energy Saving Certificates (CEE), is available to support the installation of BMS.

Understanding the BACS Decree and its Link to BMS

The BACS decree, an acronym for « Building Automation & Control Systems, » represents a significant advancement in the energy regulation of tertiary buildings in France. It is an adaptation of French law to a European directive aimed at improving the overall energy performance of constructions. Its main objective is to encourage the tertiary sector to achieve energy savings, particularly by optimising the management of the most energy-consuming systems such as heating, air conditioning, and ventilation. This decree logically fits into a broader energy transition approach, in line with the requirements of the tertiary decree which imposes consumption reduction targets. The installation of Building Automation and Control Systems (BACS) is therefore a key measure to achieve these objectives.

Definition of Building Automation and Control Systems (BACS)

BACS encompass a range of technologies, including software and engineering services, designed to ensure the efficient and safe operation of a building’s technical systems, both energetically and economically. They operate through automatic commands and also facilitate manual management of these systems. In practice, this often corresponds to a high-performance Building Management System (BMS), sometimes called Centralised Technical Management (GTC) when it includes global supervision. These systems are the cornerstone of the modernisation of tertiary infrastructure.

Objectives of the BACS Decree for Energy Efficiency

The BACS decree sets precise requirements for automation and control systems. It aims to enable:

• Continuous monitoring, recording, and analysis of energy consumption and production data by functional zone, with hourly granularity.
• Assessment of the building’s energy efficiency against established benchmarks.
• Detection of consumption deviations and operator alerts.
• Interoperability and communication with all the building’s technical equipment.
• The ability to manually shut down and autonomously manage technical equipment.

These functionalities are designed to optimise energy performance and reduce costs. The installation of these systems can be supported by schemes such as Energy Saving Certificates (CEE).

Articulation between the BACS Decree and the Tertiary Decree

The BACS decree and the tertiary decree are closely linked. While the tertiary decree imposes performance obligations in terms of reducing energy consumption for tertiary buildings, the BACS decree represents an obligation of means. It provides the necessary tools and systems to achieve these performance objectives. In other words, the installation of a BACS system compliant with regulatory requirements is an essential step to meet the obligations of the tertiary decree. Both regulations converge towards a global improvement of the energy efficiency of the tertiary property stock.

Scope and Deadlines for BMS

The BACS decree, which aims to improve the energy efficiency of tertiary buildings, precisely defines which types of buildings are concerned and when the obligations must be met. It is important to fully understand these aspects to anticipate the necessary work.

Power Thresholds for Buildings Covered by the BACS Decree

The obligation to install a Building Management System (BMS) does not apply to all tertiary buildings. The main criterion is the nominal power of the building’s technical systems. Initially set at higher thresholds, the regulation has been adjusted. Now, buildings with a nominal power for heating, air conditioning, ventilation, domestic hot water production, and lighting systems exceeding 70 kW are concerned. This represents a significant expansion of the scope compared to previous versions of the text. It is therefore essential to check the total power of your installations to determine if your building is subject to this obligation.

BMS Installation Deadlines for New Buildings

For new constructions, the requirements of the BACS decree apply from their completion. New buildings with a nominal power exceeding 70 kW must be equipped with a functional BMS from their commissioning, and this has been the case since 8 April 2024. This provision aims to integrate energy performance from the design stage of new structures.

Deadlines for Existing Buildings

Existing tertiary buildings have different deadlines, staggered according to their nominal power:

• Over 290 kW: The obligation to install a BMS had to be met before 1 January 2025.
• Over 70 kW and up to 290 kW: The deadline for compliance is set for 1 January 2027.

It should be noted that the BACS decree imposes an obligation of means, i.e., the implementation of the system, rather than a direct obligation of results on energy savings. However, the underlying objective is indeed an improvement in the overall energy performance. For those seeking to finance these installations, Energy Saving Certificates (CEE) can offer significant support.

It is crucial to note that regulatory changes, such as the one in April 2023, can adjust these deadlines and thresholds. It is therefore recommended to consult the most recent official texts to ensure compliance. Particular attention should be paid to any potential derogations, especially if the return on investment exceeds a defined period, for example, ten years, after deducting aid.

Required Functionalities for BMS

The BACS decree imposes specific functionalities on Building Management Systems (BMS) to ensure optimal energy efficiency. These systems no longer just control installations; they must actively monitor, analyse, and optimise their operation.

Monitoring and Analysis of Energy Consumption

One of the fundamental requirements is the BMS’s ability to continuously monitor, record, and analyse energy consumption data. This analysis must be carried out by functional zone to precisely identify where energy is being used. This allows for the identification of potential waste and an understanding of consumption patterns.

The data collected must include:

• Energy production (e.g., by heating or cooling systems).
• Energy consumption of the various technical equipment (ventilation, lighting, etc.).
• Indoor environmental conditions (temperature, humidity).

Energy Efficiency Assessment and Deviation Detection

Beyond simple monitoring, the BMS must be able to assess the building’s energy efficiency. This involves comparing actual consumption to predefined reference values. The objective is to quickly detect any *deviation* from expected performance. If consumption increases without apparent reason, the system must be able to flag it. This proactive assessment is key to maintaining the building at optimal energy performance and complying with the requirements of the BACS decree.

Interoperability and Autonomous Management of Technical Systems

Interoperability is another major functionality. The BMS must be able to communicate and interact with all the building’s technical equipment, whether recent or older. This includes heating, ventilation, air conditioning (HVAC) systems, lighting, and potentially security systems. Furthermore, the system must allow for manual shutdown and autonomous management of these systems. This means that operators must be able to take direct control of the installations if necessary, or the system can adjust its operation independently based on conditions and needs. The implementation of a standards-compliant BMS, such as ISO 52120-1, is therefore an important step.

BMS Classes Compatible with the BACS Decree

Different Energy Performance Classes for Buildings

The BACS decree relies on European standards to define the performance levels of Building Automation and Control Systems (BACS). The ISO 52120-1 standard, for example, establishes different energy performance classes for these systems, ranging from Class A (most efficient) to Class D.

These classes are not arbitrary; they reflect the BACS system’s ability to optimise energy consumption, ensure precise control of technical equipment (heating, air conditioning, ventilation, lighting), and provide actionable data for analysis and continuous improvement.

• Class A: Highly efficient systems, offering advanced optimisation and proactive management.
• Class B: Efficient systems, with good automation and control capabilities.
• Class C: Basic systems, meeting minimum requirements, often with time programming.
• Class D: Inefficient systems, not meeting energy efficiency standards.

Compatibility Criteria for BMS

To be compatible with the BACS decree, a BMS must meet specific criteria defined by the regulation and associated standards. Class C is generally considered the minimum required level to comply with the regulatory requirements of the BACS decree. This means the system must at least include basic control functionalities, such as time programming for equipment shutdown, for example, for lighting.

Beyond this minimum requirement, compatibility is determined on several fronts:

• Monitoring and Analysis Functionalities: The system must be able to record and analyse energy consumption data by functional zone. This allows for the identification of savings potential.
• Efficiency Assessment: It must allow for the assessment of energy efficiency against established benchmarks, in order to detect potential deviations.
• Interoperability: The system’s ability to communicate and interact with all the building’s technical equipment is paramount. Good interoperability ensures coherent and efficient management.
• Autonomous Management: The system must allow for manual shutdown and autonomous management of technical systems, thus offering operational flexibility.

It is important to note that choosing a higher BMS class (A or B) can offer significant advantages in terms of energy savings and comfort, while also anticipating future regulatory changes.

Obligations and Inspections of BMS

The BACS decree imposes precise requirements regarding Building Management Systems (BMS). It’s not just about installing a system, but about ensuring it functions correctly and is regularly checked. The goal is to guarantee that the building is achieving the expected energy performance.

Nature of the Obligation: Means or Results

It is important to understand that the BACS decree primarily imposes an *obligation of means*. This means that the owner or manager of the building must implement the necessary tools and procedures to achieve energy performance objectives. It does not guarantee a precise quantified result, but requires that the means are in place to achieve it. In case of non-compliance, the penalties of the tertiary decree could apply, as the latter imposes stricter obligations of results.

Frequency and Content of Mandatory Inspections

Periodic inspection of BMS is a key component of the decree. It must take place within two years of the installation or replacement of a technical system connected to the BMS. Subsequently, these inspections must be renewed every two to five years. The precise content of these inspections is detailed in a specific order, but it aims to verify the system’s compliance with regulatory requirements and its proper functioning. These checks are essential to ensure that the system continues to operate optimally and to detect any potential deviations Article R. 175-5-1 of the Construction and Housing Code.

Technical Systems Covered by BMS

The BACS decree applies to several technical systems within tertiary buildings. This includes, in particular:

• Heating systems
• Air conditioning systems
• Ventilation systems
• Domestic hot water (DHW) production
• Integrated lighting systems
• On-site electricity generation
• Any combination of these systems.

These systems must be managed by an automation and control system to meet the requirements of the BACS decree. The objective is to have a global overview and precise control of the energy consumption of these equipment.

Penalties for Non-Compliance with the BACS Decree

Let’s now address the issue of penalties. This is a point that often raises questions.

Absence of Direct Penalties Specific to the BACS Decree

It is important to note that, to date, the BACS decree itself does not provide for direct, specific penalties for non-compliance. In other words, there are no penalties directly linked to non-compliance with BACS requirements.

Potential Application of Tertiary Decree Penalties

However, this does not mean there are no consequences. The BACS decree is closely linked to the tertiary decree, which imposes performance obligations. If a building is not compliant with the BACS decree, it could indirectly be in breach of the tertiary decree. In such cases, the penalties provided for by the tertiary decree could apply. These penalties can be financial, with fines potentially reaching several thousand euros for legal entities, and an additional fine per non-compliant building. It is therefore *essential to consider BACS compliance as a necessary step to meet the broader obligations of the tertiary decree*.

Compliance with BACS requirements is not an option, but a necessity to avoid broader regulatory complications, particularly those related to the tertiary decree.

The technical systems covered by these obligations include, among others, heating, air conditioning, ventilation, domestic hot water production, and integrated lighting. The inspection of automation and control systems is mandatory, with periodic checks to ensure their proper functioning. Non-compliance with these obligations, although without direct BACS penalties, can lead to consequences via the tertiary decree.

Financial Aid for BMS Installation

The installation of a Building Management System (BMS) represents an investment, but several aid schemes exist to facilitate its financing. These aids aim to encourage the adoption of efficient solutions for energy efficiency, in line with regulatory requirements.

The Role of Energy Saving Certificates (CEE)

The Energy Saving Certificates (CEE) scheme is a major lever for financing the installation or improvement of your BMS. It allows companies, particularly those subject to the BACS decree, to benefit from financial assistance. To be eligible, the building concerned must be more than two years old. The CEE premium, via standard sheet BAT-TH-116, can cover part of the costs. For this, the installed BMS must comply with the NF EN ISO 52120-1 standard, achieve Class A or B, and be installed by a qualified professional, ensuring the regulation of heating and air conditioning. This is an opportunity not to be overlooked to optimise your equipment budget. Discover the advantages and opportunities of the BACS decree.

Financing Installations via the Energy Premium

The Energy Premium, often linked to the CEE scheme, offers specific financial support for tertiary buildings. Sheet BAT-TH-116, for example, is specifically designed to help companies and industrial players finance their BMS systems. This aid can be particularly useful for installations that meet the requirements of the BACS decree. It is important to note that this premium is valid, but it is no longer subsidised. The objective is to provide concrete assistance for the acquisition or upgrade of these technical management systems. The energy premium for tertiary buildings.

Specific Aid for Building Management Systems

Beyond general schemes like CEE, there may be more targeted aid, sometimes offered by local authorities or regional programmes, dedicated to building management systems. These aids complement national schemes and can cover various aspects, from initial energy audits to the installation of specific BMS components. It is advisable to inquire with local authorities or organisations dedicated to energy performance to find out about all available support. These aids aim to accelerate the transition to smarter, less energy-intensive buildings.

Benefits of Implementing a BMS

Reduction in Consumption and Greenhouse Gas Emissions

The installation of a Building Management System (BMS) is a concrete step towards significantly reducing the energy consumption of your tertiary building. By centralising the control of equipment such as heating, ventilation, air conditioning, and lighting, the BMS allows for fine-tuned and optimised management. This directly translates into lower energy costs and, consequently, a reduced carbon footprint. A well-configured BMS can lead to substantial energy savings, often in the range of 10 to 30%.

Enhancing Property Value through Modernisation

Investing in a BMS also means modernising your property. A building equipped with a high-performance technical management system is more attractive on the rental or resale market. It demonstrates proactive management and attention to energy efficiency and occupant comfort. This technological upgrade helps maintain the value of your assets and makes them more competitive.

Optimising Operating Costs and Occupant Comfort

Beyond energy savings, the BMS optimises overall operating costs. It allows for more efficient maintenance by anticipating breakdowns through real-time equipment monitoring. Furthermore, by automatically adjusting settings based on actual occupancy and external conditions, it improves the comfort of people in the building. A pleasant and well-regulated working environment is a productivity factor. The implementation of a BMS is therefore a strategic investment that improves the overall performance of the building, both economically and in terms of user well-being. System interoperability is a key factor for efficient management [d56b].

Here are some concrete benefits:

• Reduction of energy waste.
• Improvement of thermal and lighting comfort.
• Decrease in maintenance costs through predictive maintenance.
• Easier compliance with environmental regulations.

BMS is not just a regulatory compliance tool; it is a lever for continuous improvement in the energy and operational performance of tertiary buildings.

Exceptions and Derogations to the BACS Decree

Return on Investment Condition for Existing Buildings

The BACS decree, while aiming for better energy efficiency, recognises that the installation of Building Automation and Control Systems (BMS) can represent a significant investment. For existing tertiary buildings, a derogation is possible if a study demonstrates that the return on investment period, after deducting financial aid, exceeds ten years. This provision aims to avoid imposing a disproportionate financial burden when the expected economic benefits are not sufficient within a reasonable timeframe. It is therefore essential to carry out a precise profitability analysis before proceeding with the installation.

Cases of New Buildings with Profitability Study

For new buildings for which a building permit was filed after 21 July 2021, the BACS decree generally applies. However, an exception also exists here. If the owner can prove, through a dedicated study, that the installation of a BACS system is not economically viable with a return on investment of less than ten years (after deducting aid), then the obligation may be waived. In these specific cases, all the building’s technical systems must still be connected to the automation and control system, even if the latter is not fully installed.

Technical Impossibility of Implementation

Beyond financial considerations, the BACS decree provides for cases where the installation of a Building Automation and Control System (BMS) may prove technically impossible. This can concern complex architectural configurations, obsolete or incompatible technical systems, or major space constraints. As with financial derogation, an in-depth study is necessary to justify this technical impossibility. Article R. 175-1, section 4 of the decree mentions this possibility, although the precise details of accepted justifications may vary depending on interpretations and specific cases.

It is important to note that the BACS decree does not apply to all tertiary buildings without exception. One of the main derogations concerns buildings for which a profitability study demonstrates that the return on investment, after deducting aid, is greater than ten years. This clause applies to both new constructions and existing buildings. Furthermore, proven cases of technical impossibility may also exempt from the obligation to install a BACS system. These exceptions aim to adapt the regulation to the economic and technical realities of the tertiary property stock.

Sometimes, there are special rules that allow things to be done differently, even when talking about the BACS decree. These exceptions and derogations are important to know. Want to learn more about these specific cases? Visit our website to discover all the details and understand how it might affect you.

In Summary: A Necessary Step for the Future

To put it simply, the BACS decree is a new rule that requires large tertiary buildings to install systems to better manage their energy consumption, especially for heating, air conditioning, and ventilation. It doesn’t apply to everyone immediately; there are different dates depending on whether the building is new or old, and its size. The idea is to save energy, which is good for the planet and for your wallet. There are even financial aids to help pay for the installation. If the rule isn’t followed, there aren’t specific penalties yet, but that could change. In short, it’s a bit more work for owners, but it’s an important step towards making our buildings more efficient.

Frequently Asked Questions

What is the BACS decree and why is it important?

The BACS decree is like a new regulation to make our buildings smarter in terms of energy. It requires the installation of systems that monitor and control heating, ventilation, and air conditioning. The main idea is to avoid wasting energy and reduce our environmental impact, while making buildings more comfortable.

Who must install these control systems?

It mainly concerns owners of buildings where people work (tertiary buildings). If your building has a heating or air conditioning system with a power exceeding a certain threshold (which has been lowered to 70 kW), you must comply. This includes both new and existing buildings.

When must these systems be installed?

The deadlines depend on the type of building. For new buildings, it was already mandatory relatively quickly after the decree was published. For existing buildings, there were deadlines in 2025 and 2027, depending on the power of their equipment. It is important to check the date that applies to your situation.

What are the main functions of these systems?

These systems must perform several tasks: continuously monitor and analyse how much energy is consumed, compare this consumption to targets to see if everything is okay, detect when something is not working as it should, and be able to communicate with other equipment. They must also allow for manual shutdown or for systems to operate autonomously if needed.

Are there penalties if the BACS decree is not respected?

The BACS decree itself does not have direct penalties foreseen. However, it is linked to the tertiary decree, which imposes performance obligations and can lead to penalties. So, even if there are no specific penalties for BACS, non-compliance could have indirect consequences via the tertiary decree.

Is there any aid available for installing these systems?

Yes, fortunately! To help finance the installation of these building management systems (BMS), there are schemes like Energy Saving Certificates (CEE), which include the Energy Premium. These aids can reduce the initial investment cost.

What are the concrete benefits of these systems?

Installing a BACS system means first and foremost saving energy, which reduces your bills. It also helps to reduce pollution by lowering greenhouse gas emissions. Furthermore, a modern, energy-efficient building is more pleasant to live or work in, and its value on the property market increases.

Can one be exempted from this obligation?

In certain cases, yes. If you own an existing building and can prove, with a supporting study, that installing the system is not profitable within a reasonable timeframe (often around 10 years, after deducting aid), you may be exempted. This also applies to certain new buildings if a profitability study justifies it.