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BUILDING CONTROLS BSEE
There can be lile doubt that the next couple of years will see many building owners facing a tough challenge, writes Anders Norén, pictured right, Managing Director of Priva UK Ltd. The Minimum Energy Performance Standards (MEPS) come into force in April 2018, and aer that date a building that has an EPC rang of less than 'E' will not be allowed to be let or sold.
Energy management and building controls M
ajor property owners are already looking closely at their building stock to see which buildings may be in danger of becoming obsolete – and perhaps even examining those close to the bottom end of the 'E' rating.
There are 1.2 million non-domestic, rentable properties in the UK. This makes up around two thirds of the non- domestic stock in England and Wales. EPC records for England and Wales show that approximately 10% of non- domestic buildings have an EPC of band G; and 8% are in band F. This means that 200,000 commercial properties fall in the two lowest EPC bands.
An EPC only has to be renewed every ten years, but new buildings are not exactly springing up, so the stock is getting rapidly older – and less energy efficient, if they ever were in the first place. What's more, the targets on MEPS will become tighter.
Government aims to improve buildings to EPC band E by 2020. The rules will then be changed to put band D as the minimum-allowed EPC by 2025. The objective is to move the commercial property sector to a minimum of band C by 2030. Building owners and managers need to bear this in mind when considering their response to MEPS – the targets for energy efficiency will become progressively higher over the next decade.
Measuring, monitoring and controlling energy
So where can a building manager get a better understanding of how a building is performing? The best starting place for an energy efficiency strategy is the building energy management system (BEMS). The BEMS should be providing information on energy use, helping to identify areas of energy waste that can be reduced or eliminated. BEMS can also be the foundation of a long-term approach to measuring, monitoring and controlling energy.
Priva UK sponsors the BCIA Awards category for Energy Management and has seen entries from numerous projects where building controls have saved significant amounts of energy – and money – for building owners. The key reason BEMS contribute significantly to more energy efficient and sustainable buildings is that they provide information, which provides a sound basis for good decisions. For anyone looking at their Grade E EPC, and wondering if it's good enough to see them through the next five years of leasing out a property, information will be key. Think of energy wastage as a slow leak. It may not seem very much now, but over a number of years the cost of energy really mounts up. Energy waste is also a symptom of poorly operating building services, which in turn lead to occupant discomfort and unhappy tenants.
The British and European Standard BS EN15232 (2012) demonstrates how effective controls can be at saving energy – up to 30% with a demand- based controls strategy. Controls specialists can identify cost-effective solutions to these forthcoming energy challenges. uAnders Norén is a member of the BCIA Management Committee. Priva UK is sponsor of the BCIA Awards 'Energy Management' Category.
www.bcia-awards.co.uk ‘
Government aims to improve buildings to EPC band E by 2020. The rules will then be changed to put band D as the minimum allowed EPC by 2025. The objecve is to move the commercial property sector to a minimum of band C by 2030. Building owners and managers need to bear this in mind when considering their response to MEPS – the targets for energy eciency will become progressively higher over the next decade.
’ INDUSTRY COMMENT
A watched pot never boils is a common expression in the UK. It means if you concentrate on something happening, the wait will seem longer than if you distracted yourself with something else. But if the boiling was a bad thing, you'd obviously keep a diligent watch wouldn't you? Global Heat Transfer's CEO, Clive Jones, talks about the best way to ensure compliance with the re and explosive environments regulaons.
Protecng workers from re and explosion T
he Dangerous Substances and Explosive Atmospheres Regulations (DSEAR) of 2002 and the Explosive Atmosphere Directive (ATEX 137) are mandatory requirements for minimising safety risks and protecting workers from fire and explosion where flammable or explosive materials are present. The use and storage of heat transfer fluids is covered by DSEAR. Many industries, from oil and gas to food and beverage face risk of closure, should they be found in serious breach of regulations.
Like looking after yourself, the best way to care for a plant – and therefore ensure DSEAR compliance – is to take a proactive maintenance approach. Regular check-ups are the key to spotting dangers.
Unfortunately, when it comes to heat transfer systems, it's often a case of out of sight and out of mind. Thermal fluid is often neglected until it's degraded so much that it causes issues in the system such as reduced fire and flash point and carbon build-up. These can lead to a reduction in efficiency, increased energy costs, pipe blockages and pump issues – ultimately resulting in possible fire and explosion risks.
Residue buildup
As thermal oils age within a system, they degrade and crack producing contaminates, solids and volatiles and carbon. If left untreated, these deposits bake onto the inside of the system. Carbon is an excellent insulator and, if residue builds up around the heater coil, can create hot spots that can burn through thick metal pipes, causing fire and explosion risk, or at the very least reducing efficiency.
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Unfortunately, when it comes to heat transfer systems, it's oen a case of out of sight and out of mind. Thermal uid is oen neglected unl it's degraded so much that it causes issues in the system such as reduced re and ash point and carbon buildup.
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The best way to comply with DSEAR regulations and keep your plant, employees and business safe is to take a proactive approach to thermal fluid maintenance. You wouldn't leave a frying pan unattended at home would you, so why ignore your heat transfer system?
Carrying out checks every month to ensure both the fluid and the system are in optimal condition reduces the risk of downtime and damage to applications, while ensuring safety and DSEAR compliance.
Overall, by committing to regular and relevant representative testing and monitoring carried out by a qualified company, you could reduce costs by up 75 per cent, but the peace of mind you'll receive from knowing your system and staff aren't at risk is invaluable. If you'd like to know how you could take a load off your mind by getting Global Heat Transfer to watch your proverbial pot, read more about our fluid lifecycle management plan at the following website:
Most heat transfer applications have an incredibly high internal temperature in which the oils operate. Extreme examples can be found in the solar, plastics production and chemical industries, where thermal fluids need to work effectively up to a whopping 400 degrees Celsius and beyond. Even a small hole in the metal pipes of a system containing thermal fluids at these temperatures means the plant runs a severe fire risk.
www.globalheattransfer.co.uk BUILDING SERVICES & ENVIRONMENTAL ENGINEER MARCH 2016 13
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