FMJ.CO.UK HVAC FOCUS
FEBRUARY 2022 35
for. The natural response for many was to
throw chemicals at the situation, leading to
heavy-handed maintenance, water wastage
and in some cases, causing more damage to
pipework and components.
But the most critical failing of sampling is
that it does not detect DO, which we now
know is the precursor to all corrosion and
a key target for preventative solutions.
Without the ability to detect DO, an
increasing number of disastrous failures
ended up in out-of-court settlements
causing millions of pounds of damage in
damages, legal fees and repairs.
A SUPERIOR APPROACH
The latest real-time monitoring detects a
range of critical parameters that signify
corrosive conditions, including dissolved
oxygen, pH, pressure, inhibitor levels and
corrosion rates.
Any event, whether planned or unplanned
(such as leaks or loss of pressure), is
flagged on the inbuilt charts. Drawing on
this cumulative data, FMs have the benefit
of a true and accurate picture of system
condition - an ideal basis to plan ongoing
maintenance strategies.
FMs are kept well and truly in the
picture, with alerts sent direct to their
inbox if critical levels are exceeded.
Reports show trends during a period with
recommendations to keep the water system
healthy.
With a deeper insight into the corrosion
process and how it can be mitigated,
you can implement site-specific water
treatment programmes that tackle the root
cause of corrosion and reduce the risk of
system failure and expensive repairs.
This shi – from manual sampling and
laboratory testing to real-time data driven
solutions – is something we’ve championed
from day one, so we’re delighted to see
it recognised in BSRIA’s best practice
guidance for 2021.
As more FMs begin to adopt real-time
monitoring as standard, we will see a
generation of healthier buildings that
perform better, use less energy and cost
less to maintain.
CASE STUDY: REAL-TIME MONITORING
SAVES £200,000
We partnered with real-time monitoring
experts, Hevasure, in 2017 and since then
this approach has become central to our
intelligent maintenance and monitoring
package.
Problem: Heavily contaminated Chilled
Hot Water (CHW) system with high levels of
dissolved iron and suspended solids.
Hevasure with sampling: Contaminated
water is identified through sampling and
a balanced flush carried out to remove
debris. Hevasure unit installed alongside
sampling and corrosion coupons over a
two-week period to check system condition
following flushing.
On day one, the unit confirms the system
is within safe limits but identifies elevated
dissolved oxygen. Over the next seven days,
Hevasure tracks pressure spikes in realtime,
leading to a diagnosis of air ingress
which is promptly rectified. On day 14, data
shows the system is back within spec.
Sampling only: Compared with Hevasure,
which takes readings every 15 minutes,
sampling takes place on a quarterly basis,
dramatically increasing the ‘window of risk’.
Following flushing to remove debris,
the sample is sent to the laboratory and
analysed. Results confirm Hevasure’s
findings but fail to identify dissolved oxygen
and root issues remain unchecked. In this
case, the system would have continued to
draw air leading to further problems.
Through immediate identification and
rectification of the problem, Hevasure
saved £200,000 by preventing the need
to reflush the system back to precontamination
condition.
IN HOT WATER?
Changes to Part L of Building Regulations will
drive the shift from non-condensing water
heaters to condensing units. Neville Small, Key
Accounts Director at Baxi Commercial Solutions
In December, the government published updates to Approved Document L2B of
Building Regulations relating to the conservation of fuel and power in existing
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heaters in favour of condensing water heaters. Many organisations still rely on noncondensing
water heaters. While exceptions may apply in ‘exceptional circumstances’,
in the vast majority of buildings, the current opportunity to carry out like-for-like
non-condensing water heater replacement will disappear.
Move towards greater energy effi ciency
The uplift is part of the government’s roadmap to help the UK move towards its net
zero target by 2050.
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make vital progress towards their sustainability goals while delivering immediate
and future savings in operational costs. The shift to condensing technology also
encourages a reassessment of the building’s hot water requirements. Many
organisations will have experienced changes in building occupancy in the last two
years altered hot water usage. Ultimately, taking the time to resize the hot water
demand could point to a smaller water heater now being required, which would reduce
both initial capital expenditure and longer-term running costs.
Future proofi ng the system
For organisations looking to reduce their carbon output and running costs, upgrading
any non-condensing water heaters to condensing units is one of the quick wins.
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arrangements, may require advance consideration. With a robust asset management
programme in place, facilities managers will be better equipped to prepare for future
change. This will simplify the replacement process, and, in turn, help protect the
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aftermath of lockdown and continue to face the unknown, investment in facilities is
likely to come under greater scrutiny.
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up to code. A natural progression would be to integrate low carbon air source heat
pumps in a hybrid system, once budgets permit, to continue the stepwise route to
decarbonisation.
Remove risk
At the end of the day, no organisation wants to risk its building being left with no hot
water supply. Unplanned replacements can result in downtime, expensive call out
fees and disruption to business activities – all of which will negatively impact on the
company’s bottom line.
That’s why we would urge facilities managers to proactively plan ahead now. The
clock is ticking. By conducting regular condition surveys and inspection of plant room
assets, facilities managers will be able to prepare for future change and avoid putting
business operations at risk.