HVAC HT AT HANDOVER?
Ms are faced with when taking on responsibilities for a new HVAC system ot sampling, is the way forward.
Beating corrosion The pre-cursor to nearly all forms of corrosion is oxygen. Correct installation and a well-thought out pipe system that avoids dead legs (where water can stagnate) will ensure a HVAC scheme starts life in the best possible shape.
Beyond installation, historically, FMs are at the mercy of sampling to identify any issues, focusing primarily on the presence of bacteria, not oxygen. The problem with this is that in closed-circuit systems where there is no risk to human health, when free-flowing (the point at which they are detectable by sampling), these pathogens are doing no real harm. It is when bacteria have formed a biofilm on the pipe wall that it is causing corrosion, a state that is hard to identify with a water sample.
Crucially, dissolved oxygen is the pre-cursor to nearly all types of corrosion; either directly or indirectly (most bacteria need it to thrive), so by detecting its presence you can stop bacterial proliferation and corrosive conditions in general in their tracks.
Another way The answer is 24/7 real-time monitoring, tracking a range of parameters including the all-important dissolved oxygen, pressure, pH, inhibitor levels, temperature and corrosion rates.
Monitoring can begin during pre-commissioning cleaning, become a key part of the handover process and continue throughout a water systems life to ensure small issues are nipped in the bud and maintenance regimes are exacting to the requirements of the individual system.
For FMs, this ultimately means control – results are sent straight to their inbox, with no need for expensive consultants. Guardian uses Hevasure’s monitoring technology and we can track savings of tens of thousands of pounds in buildings that have got on board with this approach, due to the avoidance of breakdown, expensive repairs and off-plan call outs. Many issues that monitoring flags up can be dealt with in-house.
By providing a complete picture, FMs are better equipped to assess the system as a whole. At handover, this means you can be confident in the condition of the system you are taking on-board.
Confidence in the future With this information at your fingertips, you can also be more confident during maintenance procedures, fit outs and other scenarios where the system integrity may be compromised. Works become pro-active, not reactive, reducing costs and the risk of downtime; both primary concerns for Facilities Managers.
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www.tomorrowsfm.com TOMORROW’S FM | 29
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