PIPES, VALVES & FITTINGS


Data driven strategies to improve seasonal commissioning outcomes


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As the seasons change and the cold weather demands more of our building services, it is critical that HVAC systems are working at their optimum. Stewart McGillivray, seasonal commissioning manager for Guardian Water Treatment, explains how the use of real-time monitoring technologies during seasonal commissioning provides greater insight and predictability, while achieving optimal balance between comfort, energy efficiency and running costs


t’s the time of year when facilities managers are planning ahead for seasonal changes that could present risks to the operation and functionality of their buildings. During winter, HVAC systems need to work harder to maintain thermal comfort, pushing pipework and components to their limits and exposing hidden problems with water condition.


In addition to mechanical issues, changes in weather conditions generally reduce HVAC efficiency, leading to energy wastage and increased running costs – something that has become more of a priority in recent years, particularly in high-value infrastructure applications. Data centres, for example, consume huge amounts of energy in their operations.


Heating and cooling costs make up a large


proportion of total spending for all commercial and industrial buildings, therefore, achieving optimal energy efficiency - even in extreme temperatures - is critical.


Seasonal commissioning should be


performed throughout the year to ensure that systems can cope with heightened demands during the first year of operation or when heating or air conditioning technology has been changed, such as switching boilers and chillers for heat pumps. Real-time data gained from seasonal commissioning plays an important role in monitoring the performance of newly installed HVAC plant to ensure it meets the needs of the building. These activities contribute to the ‘soft landings’ that are often written into facilities managers’ contracts – the requirement to maintain the design-brief of a building beyond handover, ensuring it performs as it was intended with a focus on optimal comfort and functionality. By utilising the latest developments in HVAC monitoring technology, risks can be mitigated, whole-life costs reduced and outcomes improved.


What needs to be checked?


BSRIA guide BG43/2019 sets out success criteria for soft landings projects, including energy consumption, economic need, social need, sustainability/environmental impact and functionality. Seasonal commissioning should also comply with guidance under BG44/2013. During the winter months, the focus is on heating requirements, checking optimal space temperatures, heating plant flow and return, energy consumption and BMS trends. Alongside performance data, questionnaires distributed


to building occupants can provide valuable feedback on the effectiveness of systems controlling environmental conditions, such as thermal comfort, ventilation and lighting. Turning to mechanical operation,


performance should be monitored against design setpoints as a benchmark, providing an opportunity for systems to be fine-tuned or recommissioned and the impact of any recent interventions and/or remediations can be checked. Setpoints and controls should also be reviewed and adjusted to ensure they meet changing needs. However, it’s not just people that benefit


from indoor climate conditions. Many industrial operators require very specific temperature control – the afore mentioned data centres are a key example, where inadequate cooling often leads to catastrophic and expensive downtime. Huge losses can also occur in pharmaceutical environments, manufacturing facilities and food storage locations if HVAC systems are faulty or control strategies fail. Testing should be carried out under full-load conditions, for example, in the middle of winter when temperatures are at their lowest, and during periods of high or low occupancy/ operation. These extreme conditions help to define the limits of the technologies and identify areas in need of improvement.


Data-driven solution


Problems within HVAC systems are often hidden from view until it is too late, leading to heavy-handed interventions, costly repairs and potential downtime. Corrosion is one of the biggest threats, particularly to closed circuit water systems, where any oxygen ingress is difficult to detect and can cause serious damage.


The only way to truly mitigate this risk is


through continuous remote monitoring systems that identify pre-corrosive conditions and enable FMs to take preventative action before corrosion has taken hold. At the seasonal commissioning stage, this data- driven approach removes the guesswork from seasonal commissioning. Oxygen levels, pressure fluctuations, pH, inhibitor levels and galvanic currents, for example, all provide clues as to what is going on behind the scenes. The technology we use delivers readings every 15 minutes, 24/7, clearly showing the impact of events and interventions while accurately pinpointing cause and effect. This comprehensive data set provides critical insight – far superior to sampling and laboratory analysis – that informs preventative rather than


Real-time reports and integrated systems make the process of knowledge sharing easier. Close collaboration between all key stakeholders, including designers, contractors, mechanical engineers and FMs is key, however, with so many parties involved, loss of building knowledge is inevitable – in my experience, this is one of the most common reasons that the soft landings process breaks down. With a greater understanding of the corrosion


process – and the means to quickly share that knowledge through regular training programmes – FMs can implement site specific water treatment and meet the increasing demands put on modern building services, optimising energy efficiency and minimising costs, whatever the weather.


reactive maintenance and enables FMs to avoid common issues, including:


• Costly knee-jerk reactions • Misdiagnosis of samples • Sampling error • Misunderstanding of system operations • Misdirected maintenance regimes


By contrast, the use of real-time monitoring, either for a specified period or long-term, leads to:


• Sustainable and costs effective maintenance practices


• Avoidance of excessive flushing and dosing


• Reduction in water wastage • Minimal use of chemicals • Limited reliance on external contractors • HVAC equipment that works better and lasts longer


• Improved whole life costings • Achievement of ‘soft landings’ outcomes.


26 BUILDING SERVICES & ENVIRONMENTAL ENGINEER DECEMBER 2023


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