Making Buildings Work

31 Pages·2005·0.558 MB·English

Making buildings work
CIBSE Knowledge Series: KS5
Author
John Armstrong
Editors
Justin Roebuck
Ken Butcher
The rights of publication or translation are reserved.
No part of this publication may be reproduced, stored in a retrieval system or transmitted
in any form or by any means without the prior permission of the Institution.
© November 2005 The Chartered Institution of Building Services Engineers London
Registered charity number 278104
ISBN-10:1-903287-64-2
ISBN-13: 978-1-903287-64-4
This document is based on the best knowledge available at the time of publication.
However no responsibility of any kind for any injury, death, loss, damage or delay however
caused resulting from the use of these recommendations can be accepted by the
Chartered Institution of Building Services Engineers, the authors or others involved in its
publication. In adopting these recommendations for use each adopter by doing so agrees to
accept full responsibility for any personal injury, death, loss, damage or delay arising out of
or in connection with their use by or on behalf of such adopter irrespective of the cause or
reason therefore and agrees to defend, indemnify and hold harmless the Chartered
Institution of Building Services Engineers, the authors and others involved in their
publication from any and all liability arising out of or in connection with such use as
aforesaid and irrespective of any negligence on the part of those indemnified.
Typeset by CIBSEPublications
Printed in Great Britain by Latimer Trend &Co. Ltd., Plymouth PL6 7PY
Element Check
Heating Is boiler plant and associated
equipment in good condition?
Is thermal insulation satisfactory?
Do controls match user requirements?
Are water distribution and storage
temperatures correct?
General electric Can loads be reduced (e.g. cooling)?
power
Can time controls be introduced?
e.g. for vending machines which would
otherwise be running constantly
Ensure office equipment such as
photocopiers are switched off
overnight and have energy
saving features
References
1 Guide to ownership, operation and maintenance of building services (London:
Chartered Institution of Building Services Engineers) (2000)
2 Business focused maintenanceBSRIA BG 3/2004 (Bracknell:Building
Services Research and Information Association) (2004)
3 Environmental design CIBSE Guide A (London: Chartered Institution of
Building Services Engineers) (1999)
4 PROBE Technical Review Building Services Journal(June 1998)
5 Managing your building services CIBSEKS02 (London: Chartered Institution
of Building Services Engineers) (2005)
6 Toolkit for building operation audits BSRIAAG 13/2000 (Bracknell:Building
Services Research and Information Association) (2000)
7 Energy efficiency in buildingsCIBSE Guide F (London: Chartered Institution
of Building Services Engineers) (2004)
8 Building log book toolkitCIBSE TM31(London: Chartered Institution of
Building Services Engineers) (2003)
CIBSEKnowledge Series — Making buildings work 25
Contents
Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .1
Managing building services . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .2
Defining the problem . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .3
Overview of comfort . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .4
Roles and responsibilities of property operators . . . . . . . . . . . . . . . . . .5
Risk management . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .5
Condition surveys — identifying the current situation . . . . . . . . . . . . .7
Issues to consider in preparing condition surveys . . . . . . . . . . . . . . . . . . . . .8
The fault finding process . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .9
Fault finding procedures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .9
Fault finding . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .10
Performance monitoring . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .13
Building log books . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .13
Sustainability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .15
Appendix 1: Comfort criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .16
Appendix 2: Potential problems . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .16
Appendix 3: Energy efficiency checklist . . . . . . . . . . . . . . . . . . . . . . . .21
References . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .25
Bibliography . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .26
Note from the publisher
This publication is primarily intended to provide guidance to those responsible for
the design, installation, commissioning, operation and maintenance of building
services. It is not intended to be exhaustive or definitive and it will be necessary for
users of the guidance given to exercise their own professional judgement when
deciding whether to abide by or depart from it.
Bibliography
Chartered Institution of Building Services Engineers/Society of Light and
Lighting:
— Code for lighting(2004)
— Energy efficiency in buildings CIBSE Guide F (2004)
— Engineering design calculations and the use of margins CIBSE Research
Report RR04
— Environmental design CIBSE Guide A (1999)
— Guide to ownership, operation and maintenance of building services (2000)
— Managing your building services CIBSE KS02 (2005)
— Transportation systems in buildings CIBSE Guide D (2005)
British Standards Institution:
— BS 3811:1993: Glossary of terms in terotechnology(1993)
Building Services Research and Information Association:
— Business focused maintenance BSRIA BG 3/2004 (includes CD-ROM)
(2004)
— Building services legislation BSRIA D10/2004 (2004)
— Condition surveys BSRIA AG 4/2000 (2000)
— Fault finding procedures in the building services industry BSRIA TN 12/86
(1986)
— HVAC troubleshootingBSRIA AG 13/99 (1999)
— HVAC troubleshooting manual BSRIA AG 25/99 (1999)
— Operation and maintenance audit toolkit BSRIA AG 24/97 (1997)
— Toolkit for building operation audits BSRIA AG 13/2000 (2000)
26 CIBSEKnowledge Series — Making buildings work
Introduction
Occupants of buildings are becoming more conscious and critical of the
quality of their living and working environments which in general are
provided by the engineering services. Some causes of indoor environment
problems can be identified such as poor air quality, defective air infiltration,
and inadequate maintenance. Problems can also arise when the client changes
their engineering services requirements from those originally specified,
designed and installed.
The role of the facilities manager in ensuring that a safe and comfortable
indoor environment is provided to the building occupants is becoming an
increasingly onerous responsibility. This will include maintaining the value of
the engineering plant and equipment through cost effective maintenance and
being aware of the importance of energy efficiency.
This guide is particularly aimed at facilities managers and others with day to
day responsibility for the operation and maintenance of the engineering
services in buildings. It is intended to help identify roles and responsibilities,
understand the term ‘comfort’, assess the condition of existing plant, provide
an overview of fault finding, address how to keep records and how to
monitor performance.
Various published guidance has been brought together to address possible
reasons why buildings do not appear to work, and provide constructive ways
of identifying likely causes with appropriate remedial actions. It is intended to
help those responsible for the engineering services to initiate investigations
and follow their progress.
CIBSEKnowledge Series — Making buildings work 1
Managing building services
Effective and reliable operation of building services requires a managed
maintenance regime to be in place. This will entail a significant cost which
needs to be budgeted and managed. A range of maintenance philosophies are
available, the most common being planned preventive maintenance (PPM),
see Figure 1.
Figure 1:
Overview of planned and Maintenance
unplanned maintenance
Planned Unplanned
Run to
failure
Before After
fault fault
Preventive Corrective
maintenance maintenance
Condition
Opportunity Predetermined
based
Scheduled, Immediate
Scheduled
continuous or deferred
on request
A full description of different types of maintenance is given in CIBSE’sGuide to
ownership, operation and maintenance of building services(1). For more extensive
and complex systems, particularly where business continuity is essential, it
Figure 2: may be worth adopting a risk-based strategy to help focus work effort where
Summary of benefits of business it is most required and beneficial, and also minimise maintenance expenditure.
focused maintenance (BFM) BSRIA BG 3/2004: Business focused maintenance(2)(which includes a CD-ROM
with risk assessment forms) is one example of this approach, though other
proprietary computer-based systems are also available.
Operational Transparency
efficiency and control
Operation and maintenance of specific building services such as lifts, pressure
Accountability Optimum
vessels, fire protection systems and gas fired heating equipment, will involve
resourcing
compliance with statutory regulations, and failure to do this can mean the
BFM
facilities manager being at risk of fines or imprisonment.
Cost savings
Improvements
The energy used by the engineering services will be a significant cost to the
Health and safety
compliance business operation and also needs to be managed. Some 50% of UK energy
consumption is used within buildings and therefore facilities managers can
have a considerable impact on the overall UK energy saving programme.
2 CIBSEKnowledge Series — Making buildings work
Defining the problem
Maintaining the building
Problems occur and develop in the operation and functioning of a building’s
engineering services for a number of reasons. These can include: Provide detailed inventory of plant and
equipment (the Asset Register)
Determine and establish maintenance
— changing client requirements
strategy
Ensure statutory compliance
— client expectations not being achievable within the capacity of the
Procure FMpackage
existing plant
Monitor performance
Establish interface with building clients
— inadequate commissioning of engineering plant and equipment Manage expectations of building
occupants
— poor information about operation of the installed plant and systems
— controls needing to be set up correctly
— unsatisfactory design
— unsatisfactory installation
— unsatisfactory equipment selection Figure 3:
Identifying the problem area
— shorter than expected plant life
— non-availability of spare parts Poor control Poor state of
equipment/
settings and/or
inadequate
operator misuse
— poor quality and standard of maintenance maintenance
— operator abuse
Potential problem areas
— lack of understanding of the engineering services function and
operation by the building occupants
Changing client Unsuitability
— unsatisfactory part load performance of plant requirements or of design or
expectations installation
— modifications and changes to original plant and systems
— delivery capacity of utilities.
Identifying the specific problem, the cause of it and the most appropriate
solution is often not a straightforward process. Facilities managers (FMs) are
often the first point of complaint for the building occupants when they are
unhappy about the indoor environment, but the FM may lack the technical
expertise required to investigate problems.
CIBSEKnowledge Series — Making buildings work 3
Overview of comfort
A healthy environment
Comfort can be defined as the condition of mind that expresses satisfaction
Good health is defined by the World
Health Organisation as ‘a state of with the environment. The indoor environment should be designed and
complete physical, mental and social
controlled so that occupants’ comfort and health are assured. Environmental
well-being, not merely the absence of
disease and infirmity.’ This indicates that factors include thermal, visual and acoustic conditions, indoor air quality,
the indoor environment should be
electromagnetic fields, and static electricity. Criteria for these conditions have
managed to promote health, not merely
to avoid illness. been established as design guidance and published in CIBSE Guide A:
Environmental design(3). A summary of some of this information is provided in
Appendix 1.
Figure 4:
A strategy for achieving and
maintaining comfort conditions(6)
1 Information and
data collection 2 Understanding
What is
What should current position
current
be achieved?
position?
Is this
What information happening?
do we need?
Continuous
improvement
Check planned How can this
results are be improved
achieved
Implement Are there
proposed alternatives?
actions
4 Monitor results 3 Action plan
4 CIBSEKnowledge Series — Making buildings work
Roles and responsibilities of property operators
In 1995 CIBSE began a series of studies into the performance of completed
buildings, the results of which were published in the Building Services Journalas
the PROBE Studies(4). These studies were the first detailed and published
methodical assessments of both large and small buildings which addressed
performance against the original design. They included questionnaires enabling
building occupants to record their views of the environments in which they
worked.
Property operators have a duty of care to the occupants of their buildings to
provide a safe and healthy indoor environment. Results of research from the
PROBE studies indicate that where the building occupants perceive their
environment to be healthy, there is a causal relationship with improved PROBE studies — an example
productive capacity. The studies reported a perceived productivity difference
of up to 25% between comfortable and uncomfortable staff.
One example of the results of
the PROBE studies was that initial
over-estimation of system loads during
Property operators need to be aware of their legal and statutory responsibilities
design results in plant over-sizing which
to ensure the engineering services are safe and adequately maintained, which in turn can cause problems of poor
system operation and localised
includes having comprehensive and up to date records that this has been
discomfort for building occupants.
achieved. A summary of applicable legislation is provided in CIBSE Knowledge
Series KS02: Managing your building services(5).
There may in addition be requirements under the terms of occupation of a
building to carry out maintenance. This can also help to protect the value of a
property as an investment. Building owners and operators have a need to
control the security of supply of electricity and other sources of energy and
other utilities (e.g. water) to ensure the building can function. This can form
part of the maintenance strategy.
Performance monitoring will help ensure the objectives of the strategy are
being achieved, which can extend to energy being used efficiently and
effectively. BSRIA Application Guide AG 13/2000: Toolkit for building operation
audits(6)provides a means of auditing the performance of a maintenance
service provider, see Figure 4.
Risk management
Risk management is now a key element in building operation requiring well
thought out written assessments which highlight risks and the measures in
place to address them. Risk can be defined as the likelihood and consequence
of failure. The built environment relies to a large extent on the building
Defining risk
services engineering installations. The risks associated with these installations
have to be assessed at all stages to ensure they are acceptable within the
Risk can be defined as the likelihood and
overall requirements, statutory obligations and good practice. consequence of failure
CIBSEKnowledge Series — Making buildings work 5