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Property Maintenance &Operations Manual Training

Mechanical Systems & Energy Systems

March 20, 2008

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• April 12, 2007A mini-survey completed to identify the needs of our Halton Providers.

• October 16, 2007Completed Introduction to Property Operations Management & Building Security

• January 24, 2008 Full DayCompleted Electrical Systems, Life Safety Systems & Elevators

• March 20, 2008 Full DayMorning: Building EnvelopeAfternoon: Mechanical Systems & Energy Management

• May 22, 2008 Full DayMorning: How to Deal with Challenging TenantsAfternoon: Updates and further open discussion

• September 25, 2008 Full DayMorning: Workplace Health and Safety, Housekeeping, Suite Turnover & Annual InspectionsAfternoon: Landscape Maintenance & Project Management / Contract Administration

• Further Training & Education– Colleges, Universities & Property/Facility Management Associations– On-line, classroom settings, correspondence

Property Maintenance & Operations Manual Training

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Mechanical Systems

PREVENTATIVEMAINTENANCE

Require a comprehensivemaintenance program for

your HVAC systems

In-house or contractedtrades

Specific tasks onidentified equipment

Oiling, greasing, filterreplacement & visualinspection are typicaltasks carried out on a

monthly, semi-monthly,quarterly or semi-

annually

Frequency can bedetermined by the amount

and type of equipmentbeing serviced or the

number of repairs.

Recommend 1/4lyinspection by a licensed

H.V.A.C. contractor if usingin-house staff

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PM program dealswith certain tasks

that should becarried out

annually, every twoor three years

Annual tasks –

Boiler cleaning &pressure

regulating valveservice

2 to 3 years –

Domestic hot water(DHW) storage tankflushing & cleaning

DHW heat exchangeracid washing

Intake and exhaustair mechanical louver

washing andlubrication

Electrical infraredthermograph scans.

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PreventativeMaintenance

Planning

Inventory Asset

Scope of Work

Resources Req’d

Setting Priorities

Prepare a Plan

Test thePreventativeMaintenance

Plan

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Housekeeping is very important in the mechanical rooms along withinsulated pipes that are labeled.

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Motor Problems

Description: Most electric motor problems can be minimized by preventative maintenance and regularinspection. Overloading the motor is one of the most common problems, and can result in damagedmotor insulation, melted soldered connections and burned out bearings.

Action: Inspect electric motors & perform "Look/Listen/Touch" inspections to detect anywarning signs. If there are any unusual smells, vibration, temperature changes or odd noises fill out aMaintenance Request Form and forward it to the manager. Keep motors and floor area around them clean. Lubricate the motor bearings regularly according to the manufacturer’srecommendations. All service on the motor must be recorded on the maintenance tag on the motor. Recordand date the maintenance performed.

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WaterConservation

Annual Water and Sewage Cost (2003)

Annual Loss (m3) Toronto Ottawa Kitchener

Water and Sewage Rate(per m3)

$0.88 $1.15 $1.37

One Drop per Second 1.5 $1.35 $1.78 $2.12

Two Drops per Second 3.0 $2.70 $3.56 $4.24

Drops Breakingto a Stream

31.8 $28 $37 $44

1.6 mm Stream 113.6 $99 $131 $156

3.2 mm Stream 354.0 $310 $408 $485

4.8 mm Stream 579.1 $507 $667 $794

6.4 mm Stream 1,260.4 $ 1,103 $1,451 $1,727

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Drainage System

The drainage system’s function is to safely move wastes from a fixture to the sewerline, or to another means of disposal.

Generally, the drainage system is divided into the following areas that all haveassociated equipment that need to work together:

The StackWaste Pipes

TrapsVents

All the above includes power washing & flushing of the plumbing infrastructure.

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Heating, Ventilation, Air Conditioning and Other MechanicalSystems

Safety measures should be practiced when working near fans and other rotatingequipment:

1. Deactivate the equipment for service.2. Ensure that belt guards are installed to prevent contact with fan blades or V-belts and other moving parts.3. Never wear loose clothing, rings or neckties near rotating equipment.4. Keep air ducts and coils clean. Replace air filters on a regular basis. Dust inthe air handling system can act as fuel for a fire, prevent good airflow and causeindoor air quality problems.5. Immediately turn off fan with excessive vibrations. Rotating fans have a high-energy content, and are very dangerous if they break up.

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Heating, Ventilation, Air Conditioning and Other MechanicalSystems

Boiler Safety Measures

The building operator should be familiar with the boiler and heating system

Know the protective devices and whether or not they are operating properly.

The operator should also be familiar with the routine operation of hot waterheating boilers, and know what action to take in an emergency.

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Choosing Gas Equipment for Heating…

Annual Utilization Efficiency (AFUE)Between 90% – 97%AFUE is the yardstick for measuring efficiencyNew equipment can use 33% to 38% less energyPayback can be very quick

EnerGuide LabelRates this particular model against the industry & the higher the ratingthe better the efficiency

Energy Star LabelMeets and exceed minimum Canadian Federal Energy efficiencystandards according to a prescribed performance level

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Energy and water costs in multi-residential buildings can account foranywhere from 25%-50% of the total operating budget.

It is wise to implement an energy management program.

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10%

10%

18%

41%

21%

Where The Hydro Costs Go...Fridge & Freezer

Lighting

Water Heating

Heating & Cooling

Other

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Energy and Water Management Plans: Developed by staff and/or by professionals Lighting Contractors Mechanical Contractors Plumbing Companies For comprehensive energy management planning - Energy ConsultantThey will also provide financing, implementation and monitoring services

Review: Qualifications and experience Financing interest rates that are competitive Proposal that provides the firm’s costs, projected savings & payback

Identify measures which can be implemented: Short-term Longer term Into your maintenance plans

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Essential to monitor the impact of the implemented measures.

Upgrade performance, conditions, enhance residents comfort & durability ofbuildings:

New, high efficiency, mechanical and lighting systems will reduce utility bills. Improve thermal envelope - reduce energy costs & improve occupant comfort. Upgrading ventilation systems will enhance indoor air quality. Replacing older fixtures with water conserving equipment. Reduce costs and demand on water and sewage treatment facilities. Rehabilitate building envelopes - air tight & update general appearance.

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Following slides will provide a few areas for considerationin the development of your

Energy and Water Management Plan.

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Inform residents...

I. Involve residents in the planning stages to ensure that concerns are identifiedand addressed early in the process.

II. At the very least, circulate an information sheet informing them:

What work will be performed?When it will start and finishWhy the work is being doneWhen services may be disconnectedWhen access to units is requiredWho they can speak to with any concerns

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Building EnvelopeEnergy Efficiency

Window upgrades

Exterior wall finish upgrades

Insulate when replacing roofing

Insulate accessible attics space

Insulate when repairing interior walls

Insulate walls during exterior repairs andrenovations

Insulate floors over unheated spaces

Insulate and seal room air conditioner sleeves

Seal exterior cracks

Upgrade weather-stripping on windows

Upgrade weather-stripping on doors

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Furnace maintenance

i. Essential to efficient heating and cooling.ii. Change the air filter on furnaces monthly during the heating seasoniii. Serviced regularly by professionals

i. Old furnace (fifteen years or older) consider a new, energy efficient unit.Reduces escaped heated air = increased energy efficiency.

ii. Extract more of the warmth contained in heating fueliii. More efficient blower fan to circulate the air.

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Compact Fluorescent Lamps (CFL)

Miniature versions of full-size fluorescent lights. CFL consists of a lamp, lamp holder, and ballast. Ballast provides the electrical control to strike and maintain the arc. 4 times more efficient (using 50 to 80 %) and last up to 10 times longer. 22-watt CFL = approx. light output as a 100-watt incandescent.

Switching a CFL on and off too frequently will shorten its life. CFLs contain small amounts of mercury. Should be taken to aqualified disposal facility.

Payback1.25 years (24 hours/day operation) to2.5 years (8 hours/day operation)

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Replace Exit sign incandescent lamps with light emitting diode (LED) lamps.

BenefitsReduced energy consumption.Longer lamp life.Reduced maintenance costs.

ConsiderationsMay not be appropriate for some Exit signs.Consult with a supplier to ensure the retrofit is applicable to your building.Supplier can provide replacement LED lamp sets for Exit signs with either screw-in orbayonet base lamps.

PaybackResults in savings can be influenced by cost of electricity, utility rate structure,operating hours & number of exit lights retrofitted.

3.7 years for 15 watt Exit sign 2.5 years for 25 watt Exit sign

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Electrical Systems

Replace outdoor incandescent lighting Time clock &/or photocell control on outdoor lighting Reduce common area incandescent lighting Replace incandescent in-suite lighting with fluorescent fixtures Replace existing lighting fixtures with high efficiency fluorescent systems Replace indoor incandescent lamps with compact fluorescents Replace incandescent lamps in Exit signs with LED lamps Reduce electrical consumption for garage ramp heaters

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Replace Electric Motors With High Efficiency Models

Efficiency improvements of 10% to 30%.Reduced energy costs.Variable speed/flow capabilities.

Implementation requires the services of a mechanical or electrical contractor.

PaybackAnnual energy cost savings continuously operating large motor - $60 to $80/hp.Payback – 6 months to 1.25 years

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Fuel ConversionConvert from a higher to a lower cost fuel for heating equipment.Often performed as part of a replacement or upgrading of the heating equipment.The usual conversion is from electricity or oil to natural gas.

BenefitsEnergy cost savings.Very rapid payback when measure is undertaken as part of a required boiler orfurnace replacement.

Consideration• individual versus central metering and cost allocation capabilities• Individual suite control, ventilation, space & maintenance requirements.• Type, cost & location of new equipment room• Boiler/furnace efficiency level & venting/chimney requirements for fuel-fired units.• Availability, routing and cost of fuel supply• Utility incentive contributions.

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Replace fixtures with washer-less type taps to eliminate wearing out of partsand leakage.

BenefitsLower energy costs.Reduced maintenance labour and parts costs.Reduced tenant complaints.

ConsiderationsRepairs can require replacement of a complete valve cartridge, high costs.Taps made of chrome plated ABS plastic will not stand up to harsh use as well as theequivalent metal part.

PaybackCost of washer-less taps 30% to 50% higher than comparable taps1 to 5 years (including labour savings)

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Seal Air Leakage Paths

Air seal vertical chases in buildings to prevent cold air entering the lower levels andwarm air escaping from the higher levels.

Benefits:

Minimized stack effect. Reduced cost of heating incoming air. Improved occupant comfort. Reduction in drafts. Reduced demand on space heaters at lower level of building. Prevents odour transfer.

Payback - Average cost for contractor and consultant - $30,000 for medium sizedbuilding. Payback: Less than 8 years for electrically heating buildings 10 years ormore for gas heated buildings

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Magnetic induction cook top stove

Electro-magnetic elements under the ceramic-glass surface produces amagnetic field that sends currents into pots and pans.

Conventional cook tops create heat below a pot, magnetic induction processmakes the pot into the heating element.

Food is heated more quickly and to precise temperatures.

Conventional cook tops create heat below a pot, magnetic induction will warmthe surface below it or the air around it more slowly = less energy lost toconditioning the air in the kitchen.

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Horizontal-axis wind machines have blades like airplane propellers.

As tall as a 20 to 30 story building

3 blades that span 200 feet across.

Blades catch wind, generator converts

mechanical energy to electricity.

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Energy Star

• International symbol of energy efficiency

• Symbol helps providers easily identify items that are energyefficiency

• ES items meet and exceed minimum Canadian Federal Energyefficiency standards according to a prescribed performancelevel

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Utilities

• Utilities are usually provided by local municipal utility systemsfor residential facilities.

• Although the involvement of a Provider is minimal, there is aneed to understand what systems are using energy and why.

• It is also important that the Provider understand that

there is a relationship between properly maintained

equipment and the power it uses to operate.

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