Download Condition Survey Schedule of Condition Building Services Report

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