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BSEE


MAINTENANCE, REFURBISHMENT & REGENERATION


Keeping businesses out of ‘hot water’ with proactive asset management


Encouraging businesses and organisations to put in place a robust asset management programme will help protect their operations and future­proof their hot water system, says Rob Erwood, sales & specification director – commercial at Baxi Commercial Solutions


Of course, it can be tempting to take a reactive approach to maintenance and replacement of hot water plant, especially when funds are tight. But all hot water technologies become less efficient – and more prone to failure – without regular servicing and maintenance. What’s more, unplanned replacements can result in potentially costly downtime, expensive call out fees and disruption to business activities – all of which, ultimately, will have a negative impact on the company’s bottom line.


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So, how to protect businesses from an undesirable failure event? A practical approach is to encourage them to put in place a robust asset management programme. Routinely inspecting and servicing hot water plant, scheduling future upgrades and budgeting ahead will simplify the replacement process while avoiding an emergency situation.


Avoid corrosion and scale build­up


Take water heaters. Many businesses and organisations, including hospitals, leisure centres and hotels, rely on direct-fired water heaters to provide an efficient means of delivering large volumes of sanitary hot water in a short time. As with all hot water plant, regular inspection and testing of water heaters is essential to maximise their long-term performance, safety and high operating efficiency. Corrosion and scale build-up are two common problems that can result from poor maintenance.


Limescale can build up inside the water heater, reducing its efficiency and lifespan. As around 60% or England falls into the hard or very hard water category, this places a significant number of commercial hot water systems at risk if the water is untreated and scale allowed to accumulate. Corrosion can also have a negative impact on system operation and the lifespan of a water heater and its components. Corroded systems that are blocked with sludge and debris will force the equipment to work harder and for longer as the circulating water is unable to transfer the heat efficiently throughout the system.


Carrying out routine condition surveys and implementing a regular water treatment programme will prevent corrosion and any further build-up of scale, helping to maintain high operational efficiency and extend the life of the system.


It’s important to check with your preferred manufacturer that the chemicals are in line with their recommendations, which are usually found in the installation manual.


Future proof the hot water system


Putting a proactive asset management programme in place can also help prepare businesses for future change.


At present there is still the opportunity to carry out ‘like-for-like’ replacements with non- condensing water heaters. The advantage of this ‘easy fit’ approach is that, as no major work is involved, they can be replaced quickly with minimal disruption to the daily operation of the building.


But it’s an option that could soon disappear. In June 2022, the Government is expected to bring into force changes to Approved Document L2B of Building Regulations relating to the conservation of fuel and power in existing non-domestic buildings.


At the time of writing, the Government has yet to publish its response to the public consultation on the proposed changes. However, it’s advisable to note that non-condensing water heaters could be phased out in the next round of updates as part of its roadmap to achieving Net Zero emissions by 2050.


How, then, to ensure that businesses are protected moving forward? We recommend they start planning now to future proof their hot water systems.


Switching from non-condensing to condensing water heaters can and should be relatively straightforward. But it’s important to bear in mind that certain factors, such as flueing and condensate arrangements, will require additional planning to avoid the risk of costly and extended downtime.


While any changes to legislation may create initial challenges, it’s worth noting that condensing water heaters are around 20% more efficient than non-condensing models. For businesses looking to reduce their carbon output and running costs,


18 BUILDING SERVICES & ENVIRONMENTAL ENGINEER DECEMBER 2021


upgrading any non-condensing water heaters to condensing is one of the ‘low hanging fruit’ – a quick win for significant savings. It follows that the greater the building’s demand for hot water, the greater the savings from the switch.


Set buildings on the path to Net Zero


As we progress to 2050, businesses should also be planning their own roadmap to decarbonisation. In older buildings, this is a huge challenge and one that, realistically, will not be achieved overnight. But even smaller steps along the path are better than kicking the can down the road. Encouraging businesses to plan ahead and follow a phased approach to refurbishment is a practical way to help them achieve their longer-term goals. Upgrading from non-condensing to condensing water heaters might be the first stage. A natural progression, where budgets permit, would be to integrate air source heat pumps with condensing water heaters in a hybrid system. Hybrid solutions can overcome the typical challenges faced when decarbonising older buildings by reducing the amount of building and heating system upgrades and so helping to minimise disruption. By meeting the hot water demand efficiently and more sustainably, with no issues surrounding system losses, legionella control or space, they maximise cost savings and emissions reduction.


At the end of the day, what nobody wants is for buildings to be left with no hot water supply. As manufacturers, we look forward to supporting consultants and specifiers with site visits, assisting with sizing and helping ‘triage’ the hot water system to achieve the most appropriate solutions at the right time. By working together, we can encourage businesses to plan ahead, avoid costly emergency situations and achieve a smooth transition to a more sustainable, future-proofed hot water system.


Andrews Water Heaters is part of Baxi Commercial Solutions which has some of the best known and most respected brands in the commercial heating and hot water industry. Baxi is part of the €1.8bn-turnover BDR Thermea Group, one of the three largest producers of heating appliances worldwide.


andrewswaterheaters.co.uk Read the latest at: www.bsee.co.uk


o business wants their operations or premises to get into hot water. But if the hot water system fails, that’s exactly the risk they run, as the building could face closure.


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