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Condition Survey Schedule of Condition Building Services Report September 2013 Issue No. 1 P0142: HFC – Schedule of Condition Services Report September 2013 Hulley & Kirkwood Consulting Engineers Ltd nd 2 Floor, Studio 5-11 5 Millbay Road Plymouth Devon PL1 3LF (t): 01752 255 575 (e): [email protected] (w): www.hulley.co.uk Prepared By: SO/DK Reviewed By: DM/DC Revision: 1 Project No: P0142 Date: September 2013 Hulley & Kirkwood Consulting Engineers Ltd Page 2 …Making Buildings Work P0142: HFC – Schedule of Condition Services Report September 2013 Hall for Cornwall Schedule of Condition Building Services Report September 2013 Issue No. 1 REV DESCRIPTION PREPARED BY DATE Issue No. 1 Draft Issue SO/DK Sept 13 Hulley & Kirkwood Consulting Engineers Ltd Page 3 …Making Buildings Work P0142: HFC – Schedule of Condition Services Report September 2013 Contents: 1.0 Introduction ................................................................................................................. 5 1.1 1.2 Purpose of the Report ..................................................................................... 5 Existing building ............................................................................................... 5 2.0 Condition Survey Summary Report .......................................................................... 6 3.0 Incoming Primary Utilities Supplies ......................................................................... 7 3.1 3.2 3.3 3.4 4.0 Mechanical Services .................................................................................................. 8 4.1 4.2 4.3 4.4 4.5 4.6 4.7 5.0 Low Voltage Electrical Supply ....................................................................... 11 Incoming Telecommunications service ......................................................... 11 Small Power Installation ................................................................................ 11 General Lighting Installation .......................................................................... 12 Emergency Lighting Installation .................................................................... 12 Fire Alarm Installation .................................................................................... 12 Lift .................................................................................................................. 13 Emergency Voice Communication ................................................................ 13 Security Installation ....................................................................................... 13 Disabled WC Alarm Installation ..................................................................... 13 Lightning Protection System .......................................................................... 14 External Lighting Installation.......................................................................... 14 CCTV ............................................................................................................. 14 Access Control System ................................................................................. 14 Mechanical Condition Schedule ............................................................................. 15 6.1.1 6.1.2 7.0 Above Ground Drainage .................................................................................. 8 Internal Gas Distribution .................................................................................. 8 Hot and Cold Water Services .......................................................................... 8 Space Heating ................................................................................................. 8 Mechanical Heating/ Cooling/ Chilled Water Systems .................................... 9 Mechanical Ventilation..................................................................................... 9 Fire Engineering ............................................................................................ 10 Existing Electrical Services Installation ................................................................. 11 5.1 5.2 5.3 5.4 5.5 5.6 5.7 5.8 5.9 5.10 5.11 5.12 5.13 5.14 6.0 Gas Main ......................................................................................................... 7 Water Supplies ................................................................................................ 7 Electricity Supply ............................................................................................. 7 Incoming Telecommunications ........................................................................ 7 Replace primary plant as life expectancy ...................................................... 16 Mechanical Services - Replace primary plant in year 1 ................................ 17 Electrical Condition Schedule ................................................................................. 18 7.1.1 7.1.2 Replace primary plant as life expectancy ...................................................... 18 Replace primary plant in year 1 ..................................................................... 19 APPENDIX A: CIBSE - Indicative life expectancy factors ................................................. 20 APPENDIX B: Survey Photos ............................................................................................... 28 Hulley & Kirkwood Consulting Engineers Ltd Page 4 …Making Buildings Work P0142: HFC – Schedule of Condition Services Report 1.0 Introduction 1.1 Purpose of the Report September 2013 This report was carried out under the instruction of: - Ward Williams Associates on behalf of Hall for Cornwall. The purpose of this report is to review the existing mechanical and electrical building services installations and to: • Ascertain the condition of the major items of plant installed throughout the building (excluding the auditorium area). • To detail a 25 year maintenance schedule based on no change of use to the building. • To detail a 25 year maintenance schedule based on a major refurbishment of the mechanical and electrical services throughout the building (excluding the auditorium area). The report is based on a non-intrusive, visual based inspection, of the building services undertaken on Tuesday 27 August 2013. 1.2 Existing building The property was originally constructed in 1846 to house the Town Hall, Magistrates and Stannary courts of law. The building was remodelled / refurbished to its current format as a theatre, music venue, coffee shop and flea market circa 1996/1997. The central auditorium area seats circa 970 people and attracts a number of theatregoers each year. Hulley & Kirkwood Consulting Engineers Ltd Page 5 …Making Buildings Work P0142: HFC – Schedule of Condition Services Report 2.0 September 2013 Condition Survey Summary Report Upon initial inspection and review with the buildings facility management it was confirmed the mechanical and electrical building services installations were replaced as part of the previous remodelling / refurbishment works. The operation and maintenance of specific building services such as lifts, pressure vessels, fire and emergency protection systems as well as gas fired appliances are subject to on-going statutory regulations. The emergency lighting installation is reported to include inherent defects associated with the failure of battery back-up packs and inoperable lamps / luminaires Desk top information of the installed systems (i.e. record drawings, operating and maintenance manuals) was not available at the time of visit. Electrical test and inspection sheets have been provided. The condition inspection and report was undertaken July 2013. A full visual inspection of complete electrical installation was carried out (subject to the caveat / limitations identified within the report). The certification confirms the installation to be in a ‘good condition’ although there are a few items which required immediate remedial attention, this works was undertaken and was subsequently re-tested to confirm the installation to be ‘Satisfactory’. It is considered that the majority of the existing systems appear to be in a reasonable condition subject to testing, inspection and planned maintenance. The correct function and operation of the various Building Services Systems was not witnessed at the time of inspection. Hulley & Kirkwood Consulting Engineers Ltd Page 6 …Making Buildings Work P0142: HFC – Schedule of Condition Services Report September 2013 3.0 Incoming Primary Utilities Supplies 3.1 Gas Main The building is supplied from the Wales and West Infrastructure and rises in the building to serve a primary ‘G100’ gas meter. The gas meter is dedicated to the building and supplies the gas fired heating plant and kitchen equipment. The gas system would appear to be adequate for its current gas load without any reported defects associated with poor or lack of capacity. 3.2 Water Supplies The building is supplied from a dedicated South West Water meter and rises within the ground floor. The incoming water supply would appear to be adequate for its current use without any reported defects associated with lack of capacity and/ or low water pressure. 3.3 Electricity Supply The ‘Hall for Cornwall’ building is supplied from the local Western Power Distribution (WPD) infrastructure. The incoming low voltage electrical supply enters the building in the meter/switch room which is located at the ground floor level. The incoming supply would appear to be adequate for its current use without any reported defects associated with lack of capacity. 3.4 Incoming Telecommunications It is understood that the incoming telecommunications service enters the building at the ground floor level, however it was not possible to confirm the exact location during the survey. Hulley & Kirkwood Consulting Engineers Ltd Page 7 …Making Buildings Work P0142: HFC – Schedule of Condition Services Report 4.0 Mechanical Services 4.1 Above Ground Drainage September 2013 The above ground drainage is generally located within risers and contained within casings. The above ground drainage is distributed throughout the building to service sanitary ware appliances, kitchen and miscellaneous plant and equipment. Where exposed, visually, the installation appears to be in a fair condition. 4.2 Internal Gas Distribution The existing natural gas system is provided from the primary gas meter and distributed, in steel pipework, to serve the kitchen appliances and mezzanine boiler plant. Gas safety isolation is provided to the kitchen via a solenoid control valve and within the boiler room and gas detection and isolation systems. The gas distribution system appears to be in reasonable condition with the gas system, boiler plant and kitchen appliances subject to statutory testing and inspection. 4.3 Hot and Cold Water Services Domestic hot and cold water is provided via the incoming mains cold water supply. The mains cold water supplies the domestic hot water systems, kitchen facilities and sanitary ware equipment and miscellaneous mechanical plant. Localised water storage and pressure ‘boost’ equipment is provided to the kitchen dish wash machine. Electric hot water units (point of use, showers, and in-line) are dedicated to localised wash hand basins / sink units. Domestic hot water is provided to the kitchen via an unvented hot water cylinder. Public areas would appear to contain thermostatic mixing valves to limit the outlet temperatures. The domestic hot and cold water systems appear to be generally insulated and distributed in copper pipework and fittings through the building. The condition of the water systems and pipework distribution appears satisfactory with evidence of maintenance / replacement works. It is recommended that copies of the HSE (L8) Legionnaire’s Risk Assessment report and maintenance regime / test reports are provided. 4.4 Space Heating The primary heating plant is located within the mezzanine plant room and generally consists of: • • 2 x gas fired low temperature hot water boiler each with a rated input of 470kw and an output of 400kw. The approximate efficiency being circa 84%. Each boiler has 8 x 50kw gas burner modules Hulley & Kirkwood Consulting Engineers Ltd Page 8 …Making Buildings Work P0142: HFC – Schedule of Condition Services Report • • • • • • • • September 2013 Products of combustion are removed from each boiler via an insulated twin wall, stainless steel, flue system with integral fan dilution system. Low temperature hot water is provided from the boilers and circulated via belt driven primary distribution twin pump set to serve a compensated variable temperature (VT) circuit and constant temperature (CT) circuits. The compensated variable temperature (VT) heating circuit is distributed to serve 4 heating zones within the building via belt driven twin pump set. The constant temperature heating circuit is distributed to serve the air handling plant and hot water calorifiers. The heating system is controlled via a dedicated ‘satchwell’ control panel complete with associated peripheral control devices. The heating system is unvented and connected to pressurisation equipment. Water treatment is provided via a dosing pot All pipework systems are thermally insulated. The heating within the main building is primarily via local steel panel radiators connected to the compensated variable temperature circuits. Each heat emitter appears to include a thermostatic radiator and lockshield valve set. The correct function and operation of the heating systems (including associated control systems) was not witnessed at the time of inspection. 4.5 Mechanical Heating/ Cooling/ Chilled Water Systems Primary cooling plant is provided to the auditorium air handling equipment via dedicated chiller plant. The chiller plant generally consists of roof mounted air cooled condensor’s to serve a reciprocating engine chilled water plant located in the basement. Chilled water is distributed in thermally insulated steel pipework, via belt drive twin pump set, to the air handling plant. The chilled water distribution system is an unvented system and connected to a pressurisation unit. Water treatment is provided via a local dosing pot. A dedicated ‘Satchwell’ control panel is provided with ‘manual’ push button operation of the chilled water plant for a) 1hr auto operation or b) 15 minute operation. The chilled water system appears to be in reasonable condition although there are signs of local signs of leaks to valve set 27 and deterioration (rusting) of the roof condenser control panel. Localised heating and cooling units are provided to a limited number of rooms. These are generally ‘DX’ split systems with a room heating/ cooling cassette unit and remote externally mounted air cooled condenser. These appear to be in a reasonable condition although there is evidence of corrosion to the external units and damage to the internal room cassette units. The correct function and operation of the heating/ cooling and chilled water systems (including associated control systems) was not witnessed at the time of inspection. 4.6 Mechanical Ventilation Primary air handling plant is located within the mezzanine plantroom. These provide conditioned supply air to the areas served. Hulley & Kirkwood Consulting Engineers Ltd Page 9 …Making Buildings Work P0142: HFC – Schedule of Condition Services Report September 2013 Air handling Unit 1: Main auditorium - include both heating and chilled water cooling coils to environmentally control the space conditions. Air Handling Unit 2: Kitchen and restaurant areas Air Handling Unit 3 (roof unit): Amps and dimmer room - incorporates heating coil Air Handling Unit 4: First floor dressing room - Incorporates heating coil The main air handling plant incudes a dedicated ‘Satchwell’ control panel. Ventilation is distributed to the various locations via thermally insulated galvanised ductwork (assumed to comply with HVCA DW144) system including associated peripheral controls. Fire and smoke compartmentation is provided within the ductwork systems which link back to a central fire/ smoke damper control panel adjacent to the main fire alarm panel. The external, visual, condition of the internally mounted air handling units appear to be in a reasonable condition. The external units show signs of deterioration. Localised extract fans are located to individual rooms exhausting to atmosphere complete with associated control devices. The kitchen extract from the main stainless steel canopy discharges at roof level. The general condition of the existing ventilation systems is considered to be reasonable subject to on-going inspection and maintenance. The correct function and operation of the ventilation systems (including associated controls/ fire and smoke dampers) was not witnessed at the time of inspection. 4.7 Fire Engineering 4.7.1 Wet Sprinkler System A wet fire sprinkler system is provided within the building. This system is subject to statutory test and inspection. The correct function and operation of the sprinkler systems (including associated controls) was not witnessed at the time of inspection. 4.7.2 Auditorium Smoke Control Fans A smoke exhaust system is provided within the building via 2 dedicated auditorium extract fans at high level. The controls are located adjacent to the main fire panel for use by the fire officer. This system is subject to statutory test and inspection. The correct function and operation of the systems (including associated controls) was not witnessed at the time of inspection. Hulley & Kirkwood Consulting Engineers Ltd Page 10 …Making Buildings Work P0142: HFC – Schedule of Condition Services Report September 2013 5.0 Existing Electrical Services Installation 5.1 Low Voltage Electrical Supply The ‘Hall for Cornwall’ building is supplied from the local Western Power Distribution (WPD) infrastructure. The incoming low voltage electrical supply enters the building in the meter/switch room which is located at the ground floor level. The incoming electrical supply for the building consists of a metered low voltage (LV) three phase and neutral (TPN) supply, wired in single wired armour (SWA) which terminates at a local switch fuse isolator. This feeds out to two three phase and neutral free standing switchboards. The existing incoming electrical supply and distribution is sufficient for the current building usage and layout. We are not aware/ informed of any inherent issues with the supply and/ or capacity. 5.2 Incoming Telecommunications service Within the ‘Hall for Cornwall’ building it is understood that the incoming telecommunications service enters the building at the ground floor level. From this location the telecommunications service extends to a series of telephone and data points throughout the building both the data and telephone system run across an internet protocol (IP) based network. The telecommunication service cabling is generally supported by baskets located in ceiling voids. The number of telephone and data outlets varies in different rooms depending on type and designation. In general the telecommunication installation appears to be in good condition. It is recommended that continuity testing is carried for the entire data installation with a report on results provided. The existing installation is circa 15 years old. 5.3 Small Power Installation The main, free standing, switchboard panel is located on the ground floor behind reception area. This switchboard feeds two other, free standing, switchboards: - General power and lighting panel. Theatre supply panel. The general power and lighting panel feeds a number of local TPN and single phase and neutral (SPN) distribution boards located on each floor. The local TPN and SPN distribution boards serve (un-metered) lighting and power final circuits throughout the building. The final small power circuits are protected by miniature circuit breakers (MCB’s) Hulley & Kirkwood Consulting Engineers Ltd Page 11 …Making Buildings Work P0142: HFC – Schedule of Condition Services Report September 2013 Final wiring seen during the survey was generally in single core cabling and configured in ring and radial circuits. In general the existing small power installation appears to be in good condition but is subject to periodic test and inspection in accordance with BS7671 currently this system has been tested and achieved (after works) a satisfactory status. The existing installation is circa 15 years old. 5.4 General Lighting Installation The lighting throughout the buildings is a mixture of recessed, surface and suspended luminaires varying in scale and quality. The fittings are generally compact ‘high frequency’ fluorescent varying in type, age and condition. The fittings are generally controlled by PIR presence detectors or switched locally with single or multi gang switches. There is evidence that some luminaires are damaged and require replacing. In general the existing lighting installation appears to be in a fair condition. The existing lighting installation is circa 15 years old. It is recommended that the existing internal lighting levels are tested and recorded in all areas to ensure these are in line with the CIBSE & SLL Guidance for the time of design, thereby allowing comment as to the lighting performance currently installed against current CIBSE & SLL guidance. 5.5 Emergency Lighting Installation Emergency lighting installation within the building is monitored by an ‘Emergency Lighting Supervisory Panel’ (Protec AL255). Dedicated luminaires are provided with ‘Protec’ local battery unit pack originally providing 3 hour autonomy. The emergency light fittings are generally separate from the escape directional signage. The existing emergency lighting installation is unable to carry out self-test procedure. It is unclear if the existing battery unit packs would provide the required 3 hour operational ‘back-up’ time in the event of power outage/ emergency. It is considered that the emergency lighting installation would not comply with current standards in accordance with BS5266:2011, nor, those of the time of installation believed to be BS5266:1988. It is recommended that the complete emergency lighting installation (including external escape routes) are tested and replaced where necessary so as to provide a life system at the minimum lighting levels in accordance with the current standards (BS5266) with full NICEIC Emergency Lighting test and inspection reports provided thereafter. The existing lighting is circa 15 years old. 5.6 Fire Alarm Installation The installation is currently monitored and maintained by ADT fire and Security Company. Hulley & Kirkwood Consulting Engineers Ltd Page 12 …Making Buildings Work P0142: HFC – Schedule of Condition Services Report September 2013 The existing fire alarm installation comprises ADT “Minerva MX2” central panel, with detectors, beacons and sounders observed throughout the building. The existing installation is considered to be suitable for current use, from the visual survey it appears the building has a life protection level of L3; this level should be checked against current insurer’s requirements and the building owners risk assessment to confirm correct level of protection is installed. No test certificates or fire alarm log books were available for review It is recommended that the complete fire alarm installation is tested to confirm correct operation including sound levels / coverage in accordance with the standards for the time of design and installation (BS5389:2002) allowing comment to be made against the current standards and any works associated with the new standards which were amended this year (2013) with full NICEIC test and inspection reports provided The existing fire alarm installation was replaced approximately seven years ago. 5.7 Lift The Hall for Cornwall building has three lifts. There are two passenger lifts on the left and right side of the main entrance. There is also one dumbwaiter lift serving kitchen area. Passenger lifts are fed via 63A isolator located in dedicated lift room. In general the existing lift installation appears to be in good condition and is believed to be operational although no testing information for all internal systems was available. These installations should bet subject to periodic test and inspection and it is recommended that such testing is carried to confirm correct operation for all associated systems and elements. The existing installation is circa 15 years old. 5.8 Emergency Voice Communication An existing installation was not identified during the survey. 5.9 Security Installation A basic security system is currently installed and believed operational. The detection coverage would appear to be limited to door contacts and presence (PIR) detectors. The security alarm keypad is located within the reception area. The existing alarm system appears to be in a fair condition and suitable for the building current use and operation. The existing installation is circa 10 years old and again no documentation was available for this system. 5.10 Disabled WC Alarm Installation No disabled WC were seen during survey. An existing installation was not identified during the survey. Hulley & Kirkwood Consulting Engineers Ltd Page 13 …Making Buildings Work P0142: HFC – Schedule of Condition Services Report 5.11 September 2013 Lightning Protection System An existing lightning protection system is installed. From initial survey the air termination system appears to consist of meshed conductor network which is attached to the roof; the down conductor system consists of rounded tape attached to elevation of the building; the earth termination system consists of test point and earth bar mounted in the ground. The existing lightning protection installation would appear to in fair condition. Test and inspection reports of the existing installation were are not available for review. The existing lightning protection system installation is circa 10 years old. It is recommended that the complete installation is tested with comment made against the current standards with a full test and inspection report provided. 5.12 External Lighting Installation None on the building. 5.13 CCTV A close circuit television system in present within the hall, the system is circa 5 years old and currently operational the extent of which is unknown. No test certification was available during the survey and it is recommended that the system is tested for correct operation. 5.14 Access Control System An access control system is currently operational within the building demise although it is only installed in certain areas. It is believed the system is a magnetic strike act type with battery backup units is some areas. The system appears to be in a good workable condition circa 10 years in age. No test certificate or documentation was available for the system. Hulley & Kirkwood Consulting Engineers Ltd Page 14 …Making Buildings Work P0142: HFC – Schedule of Condition Services Report 6.0 September 2013 Mechanical Condition Schedule Notes • • • • • 25 year maintenance schedule based on no change of use to the building (Primary plant only). Indicative costs based upon Planned Preventative Maintenance (inspections, statutory testing and consumables only) The costs identified do not include for reactive maintenance and/ or replacement components or out of hours working The costs scheduled do not reflect business related loss due to failure of components or systems The indicative replacement costs scheduled do not include associated builders work in connection, out of hours working and/ or associated design/ statutory fees Condition Legend A - In fair condition, no works required at present B - Serviceable state of repair C - Operational but requiring major repair or upgrade D - Inoperable, unsafe or at risk of immediate failure R - Replace Hulley & Kirkwood Consulting Engineers Ltd Page 15 …Making Buildings Work P0142: HFC – Schedule of Condition Services Report 6.1.1 September 2013 Replace primary plant as life expectancy Hulley & Kirkwood Consulting Engineers Ltd Page 16 …Making Buildings Work P0142: HFC – Schedule of Condition Services Report 6.1.2 September 2013 Mechanical Services - Replace primary plant in year 1 Hulley & Kirkwood Consulting Engineers Ltd Page 17 …Making Buildings Work P0142: HFC – Schedule of Condition Services Report 7.0 September 2013 Electrical Condition Schedule Notes • • • • • 25 year maintenance schedule based on no change of use to the building (Primary plant only). Indicative costs based upon Planned Preventative Maintenance (inspections, statutory testing and consumables only) The costs identified do not include for reactive maintenance and/ or replacement components or out of hours working The costs scheduled do not reflect business related loss due to failure of components or systems The indicative replacement costs scheduled do not include associated builders work in connection, out of hours working and/ or associated design/ statutory fees Condition Legend A - In fair condition, no works required at present B - Serviceable state of repair C - Operational but requiring major repair or upgrade D - Inoperable, unsafe or at risk of immediate failure R - Replace 7.1.1 Replace primary plant as life expectancy Hulley & Kirkwood Consulting Engineers Ltd Page 18 …Making Buildings Work P0142: HFC – Schedule of Condition Services Report 7.1.2 September 2013 Replace primary plant in year 1 Hulley & Kirkwood Consulting Engineers Ltd Page 19 …Making Buildings Work P0142: HFC – Schedule of Condition Services Report September 2013 APPENDIX A: CIBSE - Indicative life expectancy factors Equipment Item (a) Heating Source Indicative Life / Years Boiler Plant: -Cast iron sectional boilers (MTHW/LTHW) -Condensing Boilers (MTHW/LTHW) -Domestic Boilers (combination) -Domestic Boilers (condensing) -Electrode / Electric Boilers (MTHW/LTHW) -Electrode / Electric Boilers (steam and HTHW) -Modular Boilers -Shell and tube boilers (MTHW/HTHW) -Shell an d tube boilers (Steam and HTHW) -Steel boilers (MTHW/LTHW) -Water tube boilers (MTHW/LTHW) -Water tube boilers (Steam and HTHW) Boiler plant auxiliaries: -Boiler electrodes -Chimney (Brick or concrete) (outside) -Chimney (Brick or concrete) (inside) -Chimney (steel) (outside) -Combustion controls -Dosing pots -Fans (high temperature) -Feed pumps -Flue (mild steel) -Flue (stainless steel) -Gas burners (atmosphere) -Gas burners (forced air) -Gas distribution system for boiler plant -Instrumentation -Oil burners (Pressure jet) -Oil distribution system for boiler plant -Oil storage tanks (underground) -Oil storage tanks (inside building) -Oil storage tanks (underground) -Water treatment equipment -Solid fuel handling plant 25 20 10 15 25 25 15 20 20 20 25 25 8 40 50 30 12 15 15 15 15 30 20 15 40 10 15 40 20 30 15 15 15 (b) Cooling source Ancillaries: -Refrigerant leak detector -Trace heating Chillers (medium to large): -Absorption -Centrifugal -Reciprocating -Screw External heat rejection for refrigeration plant: -Air blast dry air coolers (epoxy treated metal) -Air blast dry air coolers (plastic coated metal) -Air blast dry air coolers (galvanised metal) -Air cooled condensers -Evaporative condensers Open type cooling towers: -Ceramic Hulley & Kirkwood Consulting Engineers Ltd Page 20 10 20 25 20 20 25 20 25 20 20 20 35 …Making Buildings Work P0142: HFC – Schedule of Condition Services Report September 2013 -Epoxy treated metal -Galvanised metal -Plastic coated metal -Plastic construction -Stainless steel -Timber construction 15 12 25 20 30 10 (d) Calorifiers / heat exchangers Calorifiers: -Copper -Mild steel Heat exchangers: -Plate -Shell and tube 25 20 15 25 (e) Pumps Base mounted pumps Boiler feed pumps Centrifugal pumps Circulating pumps: - commercial (dual type) - domestic Condensate pumps Glandless pumps Pipework mounted pumps Sump and well pumps 20 15 20 20 10 10 10 15 12 (f) Pressurisation systems Chilled water pressurisation unit Combined heating / chilled water Expansion vessel (unvented hot water) Heating pressurisation unit 20 20 15 20 (g) Water boosters Domestic booster Hose reel booster Mains cold water booster Sprinkler 15 20 15 20 (h) Pipework systems and components Bellows: -expansion (steel) -flexible (rubber) -flexible (steel) Condensate pipework system Condensate collecting vessel Expansion vessels: -open -closed (with membrane) Fuel Pipework: -gas -oil Heating pipework system (plastic) Pipework systems (closed): Hulley & Kirkwood Consulting Engineers Ltd 10 8 10 12 12 10 15 50 50 35 Page 21 …Making Buildings Work P0142: HFC – Schedule of Condition Services Report September 2013 -copper -steel -steel (galvanised) Pipework systems (open) -copper -steel -steel (galvanised) Refrigerant pipework systems Steam pipework system Water softeners: -base exchange -de-alkalisation -de-ionisation Water treatment plant Water treatment control and measurement equipment 45 25 35 45 25 25 30 25 30 20 20 15 10 (i) Insulation (pipework) Pipework thermal insulation: -moulded type -blanket type Vessel thermal insulation: -moulded type -blanket type Tank thermal insulation: -moulded type -blanket type Ductwork thermal insulation (blanket type) Fire insulation (intumescent) for pipes and ducts 30 30 30 30 30 30 30 20 (j) Valves Commissioning valves Draw-off taps Fuel shut-off valves Motorised control valves Motorised control valve actuators Shower mixer and head Supply-side shut-off valve Valves: -cast iron -copper -glandless -glands -mild steel 25 20 25 15 10 10 25 30 30 20 15 25 (k) Terminal units (wet systems) Ceiling heating: -hot water -electric Fan coil units (heating only) Natural convectors: -water -electric Radiant heaters: -steam and hot water -electric Hulley & Kirkwood Consulting Engineers Ltd 25 15 15 20 10 20 10 Page 22 …Making Buildings Work P0142: HFC – Schedule of Condition Services Report September 2013 Radiators: -aluminium -cast iron -steel -steel (2mm thick) Radiator painting Storage heaters (electric) Underfloor heating: -electric -plastic pipes (concrete encased) -steel pipes (concrete encased) Unit heaters: -steam and hot water -gas and electric 20 25 20 20 5 10 20 30 25 15 10 (l) Air Handling and Ventilation Air conditioning terminal units: -chilled ceiling panels -chilled beams -computer room air conditioning -double duct terminal units -fan coil units (heating and cooling) -induction units -split systems -terminal reheat units -VAV terminal units (bellows type) -VAV terminal units (box type) -ventilated ceilings -VRV units -VVT fan powered terminal units Fans: -axial -Centrifugal -centrifugal (heavy duty) -extract (e.g. Domestic) -high temperature (boiler combustion) -propellor -roof mounted units Ductwork: -galvanised (rectangular and circular) -plastic -flexible (circular) Ductwork Ancillaries: -attenuators -coils (aluminium fins) (cooling) -coils (aluminium fins) (heating) -coils (copper fins) (cooling) -coils (copper fins) (heating) -coils (electric) -coils (galvanised) (heating) - dampers (manual) -dampers (automatic) -eliminators (galvanised) -eliminators (plastic) -eliminators (stainless steel) -external louvres (anodised aluminium) -external louvres (steel painted) Hulley & Kirkwood Consulting Engineers Ltd 25 20 15 15 15 20 10 20 15 15 25 10 15 15 20 25 10 15 10 15 40 15 15 25 15 15 25 25 10 12 20 15 10 15 20 25 20 Page 23 …Making Buildings Work P0142: HFC – Schedule of Condition Services Report September 2013 -filters (automatic) (excluding media) -filters (panel) (excluding media) -filters (primary) (washable) -filters (primary) (disposable) -filters (secondary) (pleated and bag types) -filters (electrostatic) -filters (activated carbon) (excluding media) -filters (high efficiency particulate air (HEPA)) -fire dampers (curtain type) -grilles and diffusers (anodised aluminium) -grilles and diffusers (painted metal) -hoods -insulation (ductwork systems) -plate recuperator -spray cooler coils (copper electro-tinned) and washers -thermal wheels Insulation (ductwork and vessel) (blanket type) Packaged air handling / conditioning units: -external -internal Terminal units (air systems) 15 20 10 0.5 1 15 15 2 10 25 30 30 30 20 15 15 30 15 20 25 (m) Miscellaneous mechanical equipment and plant Air compressor Compressed air receiver Computer room air conditioning Domestic gas fired appliances: -warm air heaters -boilers -combination boilers -hot water (storage and continuous) -gas fires Drinking fountains Fire protection (pipes and ducts) Food / container waste disposal Furnaces (gas or oil fired) Hand dryers Incinerators Kitchen (cooking and support systems) Laundries (equipment and support systems) Sanitary towel disposal Stair/lobby ventilation Tea rooms (equipment and support systems) Vending machines Waste paper shredders/disposal Water features 20 20 15 15 10 10 12 8 10 20 5 15 5 15 15 20 10 20 15 8 10 15 (n) Controls Building management system (BMS): -head end (supervisor) -outstations -plant controller -operating system -remote display panels -communications network (hardwiring) Electric / electronic controls: Hulley & Kirkwood Consulting Engineers Ltd 5 10 10 5 10 25 Page 24 …Making Buildings Work P0142: HFC – Schedule of Condition Services Report September 2013 -electric controls -electronic controls -sensors -control valves -control dampers -hydraulic valve actuators -variable speed drives Pneumatic controls: -air compressor -pneumatic controls -pneumatic valve actuators -dryer (pneumatic controls) -receiver -valves, connections -electronic / pneumatic interfaces -hydraulic valve actuators Leak detection: -gas -refrigerant -water 20 10 8 15 15 10 15 20 20 15 20 20 20 10 10 10 10 15 (o) Electrical Installations Batteries and power storage: -battery chargers -lead-acid batteries (sealed) -nickel-alkaline batteries (vented) Mains cable (permanent installations): -mineral insulated -paper insulated -thermoplastic -thermosetting (fire performance) Mains power supplies: -HV switchgear (external) -HV switchgear (internal) -LV switchgear (internal) -main supply switchgear and distribution -transformers (dry type) -transformers (oil-filled type) Motors: -motor rating <7.5W -motor rating <7.5 W to 75 kW -motor rating >75kW Motor drivers (variable speed) Power generation: -combined heat and power (CHP) (Gas fired) -combined heat and power (CHP) (diesel powered) -continuously rated gas/oil engines (frequent use) -continuously rated gas/oil engines (standby) -continuously rated steam engines (frequent use) -continuously rated steam turbines (frequent use) -standby alternator plus prime mover Protective installations: -earth bonding (major) -earth bonding (domestic) -lightning protection Sub-main distribution: -consumer units Hulley & Kirkwood Consulting Engineers Ltd Page 25 20 5 20 35 35 30 35 30 30 25 30 30 30 10 15 20 15 20 15 15 25 25 25 30 30 25 25 20 …Making Buildings Work P0142: HFC – Schedule of Condition Services Report September 2013 -distribution boards -feeder pillar -final circuits and outlets -inverter -lighting installations (luminaires) (external) -lighting installations (luminaires) (internal) -miniature circuit breaker (MCB) -moulded case circuit breaker (MCCB) -power distribution unit (PDU) -residual current breaker (RCB) -switched socket outlet (SSO) Uninterruptible Power supplies (UPS) / Back-up power: -battery chargers -lead-acid batteries (sealed) -nickel-alkaline batteries (vented) 20 20 20 20 15 20 20 25 20 20 15 20 5 20 (p) Lighting Lamps: -compact fluorescent lamps -fluorescent tubes -metal halide lamps -SON lamps Lighting systems: -emergency lighting -lighting and luminaires (external) -lighting and luminaires (internal) -switches 3 2 3 4 25 15 20 10 (q) Drainage and sanitation Above ground rainwater drainage (plastic) Below ground drainage: -salt glazed -cast iron -plastic Internal water, foul and rainwater drainage: -cast iron -copper -plastic Sanitaryware 25 40 45 40 35 40 20 25 (r) metering and measurement Electricity Gas Water 20 20 20 (s) Protection systems (fire and security) Access control Call points (break glass) Closed circuit television (CCTV): -external -internal Computer room fire extinguishing system Control panel Dry risers Hulley & Kirkwood Consulting Engineers Ltd 15 15 15 20 15 15 25 Page 26 …Making Buildings Work P0142: HFC – Schedule of Condition Services Report September 2013 Fire alarms: -battery support -electrical Fire dampers (curtain type) Fire protection (pipes and ducts) Foam system Heat detectors Hose reels (fire ) Hydrants (fire) Infrared lighting Intruder detection Intruder system control panel Portable fire appliances Risers: -dry -wet Smoke and heat detectors Smoke curtain Smoke ventilation systems Wet risers Sounders (bell) 20 20 15 20 15 20 15 30 10 15 20 8 25 20 10 20 30 20 15 (t) Miscellaneous electrical equipment and plant Air conditioner: -commercial (‘through-the-wall’ unit) -residential (single or split packaged unit) Batteries: -battery chargers -lead-acid batteries (sealed) -nickel-alkaline batteries (vented) Clock systems Closed circuit television CCTV and video Communication systems Continuous flow electrical heaters Electric floor heating Electrical heater (on peak) Electrical storage heaters with ventilation Electrical water heaters Heat pumps: -air-to-air (residential) -air-to-air (commercial) -water-to-air (commercial) Intruder alarms and intercommunications Lighting control and management systems Lightning protection Public address systems Television and satellite systems Uninterruptible power supply (UPS) systems Water cooled air conditioner Window unit air conditioner Hulley & Kirkwood Consulting Engineers Ltd 10 10 20 5 20 15 10 20 12 25 8 20 12 10 15 15 10 15 25 20 15 20 15 8 Page 27 …Making Buildings Work P0142: HFC – Schedule of Condition Services Report September 2013 APPENDIX B: Survey Photos B1 Mechanical Plate M1 – Basement Chiller Unit Plate M2 - Basement Chiller Unit ID Plate Hulley & Kirkwood Consulting Engineers Ltd Page 28 …Making Buildings Work P0142: HFC – Schedule of Condition Services Report September 2013 Plate M3 – Roof Chiller Condenser Unit Plate M4 – Roof Chiller Condenser Unit Control Panel (Rusting) Hulley & Kirkwood Consulting Engineers Ltd Page 29 …Making Buildings Work P0142: HFC – Schedule of Condition Services Report September 2013 Plate M5 - Basement Chilled Water Pipework Plate M6 - Basement Chilled Water System Pressurisation Unit Hulley & Kirkwood Consulting Engineers Ltd Page 30 …Making Buildings Work P0142: HFC – Schedule of Condition Services Report September 2013 Plate M7 - Basement Chilled Water Leak on Pipe Connection to Unit Plate M8 - Basement Chiller Room Control Unit Hulley & Kirkwood Consulting Engineers Ltd Page 31 …Making Buildings Work P0142: HFC – Schedule of Condition Services Report September 2013 Plate M9 – Electric Undersink Water Heater Plate M10 – Basement Water Heater Plate M11 – New Electric Undersink Instantaneous Water Heater Hulley & Kirkwood Consulting Engineers Ltd Plate M12 – Kitchen Water Heater Page 32 …Making Buildings Work P0142: HFC – Schedule of Condition Services Report September 2013 Plate M13 – Original Electric Undersink Instantaneous Water Heater Plate M14 – Toilet Electric Water Heater Plate M15 – First Floor Toilet Cold Water Tank (Believed to be Redundant) Hulley & Kirkwood Consulting Engineers Ltd Page 33 …Making Buildings Work P0142: HFC – Schedule of Condition Services Report September 2013 Plate M16 – Mezzanine Office Wall Mounted AC Unit Plate M17 – Mezzanine (Dimmer Room) High Level AC Cassette Unit Hulley & Kirkwood Consulting Engineers Ltd Page 34 …Making Buildings Work P0142: HFC – Schedule of Condition Services Report September 2013 Plate M18 – Roof Fujitsu AC Condenser Coil Plate M19 – Roof Fujitsu AC Condenser Hulley & Kirkwood Consulting Engineers Ltd Page 35 …Making Buildings Work P0142: HFC – Schedule of Condition Services Report September 2013 Plate M20 – Roof Daikin AC Condenser Plate M21 – Roof Fujitsu AC Condenser Hulley & Kirkwood Consulting Engineers Ltd Page 36 …Making Buildings Work P0142: HFC – Schedule of Condition Services Report September 2013 Plate M22 – Roof T&E Hall AC Condenser Plate M23 – Mezzanine Boiler Room Modular Boilers Hulley & Kirkwood Consulting Engineers Ltd Page 37 …Making Buildings Work P0142: HFC – Schedule of Condition Services Report September 2013 Plate M24 – Mezzanine Boiler Room Modular Boilers (with covers removed) Plate M25 – Mezzanine Boiler Room Boiler Flue System Hulley & Kirkwood Consulting Engineers Ltd Page 38 …Making Buildings Work P0142: HFC – Schedule of Condition Services Report September 2013 Plate M26 – Mezzanine Boiler Room Constant, VT and Variable belt driven Pumps Plate M27 – Mezzanine Boiler Room Pressurisation Unit Hulley & Kirkwood Consulting Engineers Ltd Plate M28 – Heating System Dosing Unit Page 39 …Making Buildings Work P0142: HFC – Schedule of Condition Services Report September 2013 Plate M29 – Mezzanine Boiler Room Control Panel Plate M30 – Mezzanine Boiler Room Boiler Ventilation Fan Hulley & Kirkwood Consulting Engineers Ltd Page 40 …Making Buildings Work P0142: HFC – Schedule of Condition Services Report September 2013 Plate M31 – Roof Top AHU Pipework Connections Plate M31 – Roof Top AHU Hulley & Kirkwood Consulting Engineers Ltd Page 41 …Making Buildings Work P0142: HFC – Schedule of Condition Services Report September 2013 Plate M32 – Vent Plantroom AHU 1 ID Plate Plate M33 – Vent Plantroom AHU 4 Hulley & Kirkwood Consulting Engineers Ltd Page 42 …Making Buildings Work P0142: HFC – Schedule of Condition Services Report B2 September 2013 Electrical Plate E1 – Main Meter Plate E2 – Incoming Supply Hulley & Kirkwood Consulting Engineers Ltd Page 43 …Making Buildings Work P0142: HFC – Schedule of Condition Services Report September 2013 Plate E3 – Small Power Installation Plate E4 – Lighting Installation Hulley & Kirkwood Consulting Engineers Ltd Page 44 …Making Buildings Work P0142: HFC – Schedule of Condition Services Report September 2013 Plate E5 – Emergency Lighting Installation Plate E6 – Fire Alarm Installation Hulley & Kirkwood Consulting Engineers Ltd Page 45 …Making Buildings Work P0142: HFC – Schedule of Condition Services Report September 2013 Plate E7 – Security Installation Plate E8 – Lightning Protection Installation Hulley & Kirkwood Consulting Engineers Ltd Page 46 …Making Buildings Work P0142: HFC – Schedule of Condition Services Report September 2013 Plate E9 – Telecommunication Installation Figure E10 – Distribution Boards Plate E11 – Wiring Hulley & Kirkwood Consulting Engineers Ltd Page 47 …Making Buildings Work P0142: HFC – Schedule of Condition Services Report September 2013 Plate E12 – Luminaires Plate E13 – Lift Equipment Hulley & Kirkwood Consulting Engineers Ltd Page 48 …Making Buildings Work