building condition assessment and documentation part iv – mech, elec & plumbing randy...
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Building Condition Assessment and Documentation
Part IV – Mech, Elec & Plumbing
Randy Warbington, PEFacilities Program ManagerSouthern RegionUSDA Forest Service
Mark McDonough, PEAssistant Station EngineerSouthern Research StationUSDA Forest Service
3 Day Course Prepared for Presentation at ESRU, March 10-12, 2008Edited for Presentation at National Facilities Meeting, April 30-May 2, 2008
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Inspecting Plumbing
Backflow Prevention Valves – typically require annual testing
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What to Look for When Inspecting Plumbing
Toilets and Urinals Sinks and Lavatories Tubs and Showers Drinking Fountains Eye Wash Units Water Heaters Piping – Water, Waste, Vent, Gas
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WI 10001 – Toilet/Urinal Replacement Removal and replacement of
toilets and/or urinals, including flush valves
Life expectancy for the fixture is 35 years, for the flush valves, perhaps 10 years (note: replacement of flush valves only is O&M)
Many old ones are not accessible; they may be leaking
May need replacement with water saving toilets – dual flush or 1.5 gpf water closets and waterless or 1/8 gpf urinals
“Waterless” Urinals
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WI 10001 – Toilet Replacement (cont.)
Bowl should be elongated vs. round, and open seat cover as above should be provided for public uses.
Has grab bar (not right size) and seat is too low.
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WI 10002 – Sink or Lavatory Replacement
Removal and replacement of fixture, including faucets and drains
Unit of measure is “each”, or per sink
May be needed for accessibility purposes
Typical life expectancy is 35 years
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WI 10002 – Sink or Lavatory Replacement
Replacement of a sink of this magnitude would be a custom work item not covered by the standard item. Notice the duplex receptacles (GFCI?) and the AC unit located just above the sink.
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Work Item 10003 – Tub/Shower Replacement
This representative work item covers removal and replacement of tub, shower or combo unit, whether porcelain, tile, fiberglass, etc., including faucets and drains
May be needed for accessibility reasons
Expected life – 25 years
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WI 10004 – Drinking Fountain Removal and replacement of complete
unit (don’t save old one) May be needed for accessibility
purposes, or due to compressor failure; unit of measure is “each”
Typical life expectancy is 10 years
Note: unit requires the “notch” under the fountain for accessibility
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Work Item 10005 – Eyewash Unit Remove/replace worn out
unit Unit of measure is “each” Test units during
inspection to assure that they continue to be functional
Assure that they are easily accessible
Life expectancy – 25 years
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WI 10006 – Water Heaters This item includes complete
removal and replacement of water heaters, gas or electric, including valves, venting, etc. as required with the Forest Service standard (commercial, not residential)
Also covers small boilers up to about 150,000 Btuh
Look at the nameplate to determine its date of manufacture
Unit of measure is “each” Life expectancy – 15 years
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Water Heaters (safety items) Check to assure pop-off valves are present, are
turned down toward the floor and plumbed to a floor drain or to the outside
Check to assure seismic restraints are in place as appropriate
Check to assure gas units are located a minimum of 18” above the floor
Check to assure anti-scald devices are functional
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Work Item 10007 – LP Gas or Fuel Oil Piping
This work item is for the complete replacement of a typical LP service from the tank to the building, including piping and fittings; the tank and regulators are a separate item, often buried, unlike the one shown here; unit of measure is linear feet
Existing gas piping may be hard or soft copper, black iron, polyethylene
May be rusted or corroded, or leaks may be suspected Could also be used to cover fuel oil system Typical service life – 30 Years
Using soapy water to check for leaks at the regulator
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Piping – Water and DWV Water pipe may be galvanized,
copper, PVC, CPVC, polyethylene, polybutylene
Drain, waste and vent pipe may be cast iron, PVC or ABS
Usually lasts the life of the building unless it has frozen, or in the case of galvanized piping, corroded
Fixing leaks is normally immediately obvious and handled as O&M
Required plumbing work of this nature would be a custom work item
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Inspecting HVAC Systems
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What to Look for When Inspecting HVAC Systems
Furnaces and Heat Pump Air Handling Units Condensing Units Condensate Piping – Terminations Refrigerant Piping Filters Circulation Pumps Boilers Chillers Cooling Towers Package Terminal Units Unit Heaters Ductwork – Cleaning Duct Replacement Registers Controls
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WI 11001 – Circulation Pumps Fractional horsepower up to
about 3 hp, could also cover vacuum pumps, including controls
Note (water system pumps in pump houses are W&S, not Buildings)
Unit of measure is “each” Often need better support,
vibration mounts, isolation valves, flexible connections, disconnects nearby
Typical Life Expectancy – 20 Years
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WI 11002 – Boiler Replacement
May be cast iron, steel, copper fin, or condensing type from 200,000 up to about 2 million Btuh, oil or gas-fired
Unit of measure is “each” Often need replacement to
improve system efficiency Typical life is 30 years
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Small Boilers (150 MBtuh or less) Replacement of boilers up
to about 150,000 Btuh are better represented by WI 10006 – Water heaters
Typical Life – 15 Years Often need replacement to
improve system efficiency – older boilers are @ 60%, condensing are 90+%
Unit of measure is “each”
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WI 11003 – Cooling Towers This work item covers the
complete removal and replacement of a worn out cooling tower and appurtenances
Unit of measure is “each” Typically used in
conjunction with a water-cooled chiller
Life expectancy – 15 years
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WI 11004 – Water-Cooled Chiller This item is for removal
and replacement Typically used in
conjunction with a cooling tower, normally located indoors in a mechanical room
May be centrifugal, screw or piston and cylinder
Units with 60-100 tons of cooling capacity are common in our labs
Expected life is about 40 years
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WI 11005 – Air-Cooled Chiller This work item is similar to
the one above, it is for removal and replacement of a worn out chiller
Unit of measure is “each” Package units located
outside on a pad or on the roof
Typical size for our labs is 70 - 100 tons of cooling capacity
Life expectancy – 15 years
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WI 11006 – Replace Condensing Unit Residential and Light
Commercial Units to 5 tons Cooling Capacity
May be required for energy efficiency and ozone-saving refrigerants
Typical Life Expectancy – 15 Years
Other common situations – inadequate clearance, not level, bent fins or guards, refrigerant pipe insulation damaged – if exposed to sun recommend white UV-coating.
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Larger Condensing Units Larger Units like this up to
perhaps 60 tons each are common at labs
Note the number to be replaced and the tonnage
Base on life expectancy of 15 years, similar to previous item
This is a custom work item
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WI 11007 – Furnaces, Heat Pump AHUs
Includes electric, LP, fuel oil and natural gas furnaces, as well as water source and air-air heat pump blower coil units
Unit of measure is “each” May need replacement to
increase system efficiency Typical life expectancy is about
15 years for heat pumps and 20 years for furnaces
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Wished they all looked like this!
Mechanical Room in Bessey RD Office
Check condensate lines and terminations to assure they are clear; also check condensate pumps. If gas check to assure that ventilation has not been blocked, where required, and check to see if carbon monoxide detectors are in place. If not, note the need for these detectors. For water source units check for visible leaks in piping. For all units assure that filters are accessible and are in place.
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Wood Heaters and Wood Stoves Removal and replacement
of wood heaters and wood stoves can be represented by WI #11007 as well
Free-standing, central system, wood, coal or pellets
Includes the unit as well as venting
Need to check to assure adequate clearance from combustibles
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WI 11008 – Package Terminal HVAC Unit
Item is for removal and replacement of worn out or inoperative units
Through-the-wall, gas-pak, hotel unit, rooftop, mounted in windows, or suspended from ceiling tiles
Vary a lot in efficiency Unit of measure is “each” Typical life expectancy is
10 years
Ductless Split System Could Also Fit into this Category
PTAC
PTAC
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WI 11009 – Unit Heater This item covers
removal and replacement of unit heaters, may be electric or gas; could also include gas tube heaters as well
Unit of measure is “each”
Typical life expectancy – 15 yearsNote: CO monitors should be in place
if units are gas or oil fueled.
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WI 12001 – Air Compressors This items is for
removal and replacement of worn out air compressors permanently mounted to a building, not portable units
Unit of measure is “each”
Typical life expectancy – 25 years
Note: portable air compressors are personal property, not real. Also note, OSHA requires monthly checks on compressors.
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WI 12002 – Elevators This work item is for removal and replacement of inoperative elevators or lifts up to about 3 stories high, or for installation of elevators in multi-floor buildings where required for accessibility.
Unit of measure is “each”.
Typical life expectancy – 50 years.
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Elevators Elevators require annual inspection by the
state. Check to assure that tags are in place indicating that this is happening.
Might check to assure oil reservoirs and piping is not leaking.
Check to assure any phone lines are functional.
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Custom Elevators The elevator descending down a 216 deep
shaft into Blanchard Springs Caverns on the Ozark NF would be a custom item
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WI 12003 – Lab Fume Hoods Item is for removal and
replacement of worn out fume or inoperative fume hoods
Sashes may be worn out, inoperative, or could be needed to improve energy efficiency
Unit of measure – “each” Typical life expectancy – 30 years
Note: OSHA requires annual inspection of face velocity and overall function – should be tagged indicate.
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Exhaust Fans Includes bathroom
exhaust fans as well as exhaust fans in shop buildings, residential kitchen hoods, and fans in attics, warehouses, and garages
Use custom work item for these
Life expectancy – 10 years
Typically guards are needed over fans such as this for safety sake. Sometimes they have been removed and never replaced again.
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Ductwork Sheet metal ducts –
galvanized or aluminum - usually last the life of the building
Insulation, duct cement and/or taping is often compromised, however
Flex-ducts may sag over the years if not well supported
Duct cleaning may be needed, especially in dirty and/or dusty environments
Flex-duct may collapse if not properly supported.
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Inspecting Electrical Systems
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What to Look for When Inspecting Electrical Systems Transformers and Metering Equipment Service Masts (pulling away from building) Switchboards Power and Lighting Panels Disconnects Conduit & Wiring Light Fixtures Emergency Light Fixtures, Exit Signs Gensets
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WI 13001 – Main Service Switchgear This work item covers
removal and replacement of obsolete or worn out metering and service equipment up to 1200 amps and 600 volts
Unit of measure is “each” Typical situations are
corroded or undersized equipment or fuses and breakers no longer available
Typical life expectancy, 20 years.
Note: transformer not included.
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WI 13002 – Disconnects May be fused or non-fused,
or enclosed circuit breakers (single CB in a cabinet)
Intended to serve a single piece of equipment
Should be within sight of the equipment they serve
Unit of measure is “each” Normal service life – 25 years
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WI 13003 – Electrical Panels Removal and replacement
of load centers or lighting and equipment panels, single or 3 phase up to 42 spaces, 400 ampere rating
May need replacement due to rust and corrosion, growth of load being served or obsolescence
Unit of measure – “each” Typical life expectancy 30
years
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Electrical Panels Check to assure knockouts
are fitted with appropriate covers, not open
Check to assure circuits are properly labeled
After about 20 years electrical connections should be checked and re-tightened to the appropriate torque by a licensed electrician
If a thermography unit is available test to assure there are no hot spots in the unit
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WI 13004 – Light Fixtures Removal and replacement of
broken light fixtures, incandescent, fluorescent, HID, interior or exterior
Change-out may be needed to increase system efficiency, going from magnetic to electronic ballasts, for example
Unit of measure is “each” Typical life expectancy is 20
years
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Light Fixtures Look to assure the
prismatic lenses are in place, not yellowed, wiring channel covers are in place, unlike this fixture
Many times missing guards need replacing for safety sake (O&M item)
Re-lamping is also an O&M item
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WI 13005 – Emergency Light Fixtures Includes removing and replacing
obsolete or inoperative emergency light fixtures and exit signs
Fluorescent, LED or photo-luminescent
May need to replace to improve efficiency
Unit of measure is “each” Typical life expectancy of 20 years
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Inspecting Special Systems and Equipment
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WI 13006 – Fire/Security Alarm System Removal and replacement of
obsolete or inoperative systems You might discover that changes
in occupancies like this that require fire alarms, smoke detectors, etc.
These systems should be tested during inspection
Unit of measure – “each system” Typical system life – 20 years
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Fire Alarm System (cont.) The item covers the
complete system, including control panels, fire alarms, smoke detectors, etc.
Combination fire alarm/burglar alarm systems are typical
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WI 13007 – Lightning Protection Systems Removal and replacement
of complete system - lightning rods, down conductors, bonding clamps, grounding electrodes
Particularly important in rural/remote areas
Need NFPA 780 master label
Unit of measure – each system
Typical system life expectancy 25 years
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Lightning Protection Systems For protection of the structure, not the electronic
equipment in it Systems to protect electronic equipment from
lightning surges is separate, and very expensive NFPA 780 has a flow chart used to guide the
decision whether or not this system is needed Alternative systems (non-NFPA labeled) intended to
prevent lightning strikes, etc.) are highly advertised, but are not proven to be effective, therefore are not recommended
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WI 14001 – Fire Sprinkler Systems Removal and replacement of
inoperative systems, as well as installation of new systems where required
Fire sprinkler systems should strongly be considered to protect sleeping quarters, historic structures, etc.
Variety of NFPA standards apply – NFPA 13, 13D, 13R, 101, 914
Unit of measure is “per square feet” of floor space protected
Life expectancy is 40 years
Note: Existing systems should be checked to make sure they have been tested on a regular basis.
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Specialized Facilities
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Seedling Coolers Seedling coolers are
composed of insulated housing and a packaged refrigeration unit
Most common need is for replacement of the refrigeration unit at about 15 years
Note: out of the building, seedling coolers might be considered as personal, not real property.
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Fire Towers Fire towers have
historically been used for spotting fires
Towers are often converted for recreation use or as historic displays
Typical maintenance issues relate to the structural components or to lightning protection and grounding
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Greenhouses
Greenhouse support systems typically last about 20 years Glazing typically needs to be replaced after about 10 years Record by square feet of glazing Eventually we can build a cost history on items such as this
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Log Structures
Look for rotten sills, sagging ridge beams, etc. Usually involves extensive restoration work, which
might be as much as the CRV Life of log structures varies from 20 to 50 years
depending upon climate
before after
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Other Required Items to Consider Item 15001 - ADA/ABA Mitigation (Note: the interior accessibility portion is
explained previously in the section on interiors; ramps are covered under Work Item 05002.)
Item 16001 - Lead-Based Paint and Asbestos Mitigation
Item 16002 - Environmental Mitigation Custom work items are needed to cover this work, as
there are no standard work items that can reasonably be used to represent them
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Other Operations & Maintenance Issues Termites Rats, Mice, Vermin Mold Damage Fire Wise Maintenance Hurricane Damage Earthquake/Seismic Activity Winter Damage Building Demolition
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Protection from Termites
Mud tube indicates infestation has occurred.
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Hanta Virus Need to be aware of this
risk when entering buildings that have been shut up for winter, or which might be rodent infested
Bigger threat in the West Visit
medical.smis.doi.gov/ihtopics.smis.doi.gov.html and http://fsweb.mtdc.wo.fs.fed.us/toolbox/haz/hanta.htm for additional info
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Mold Prevention Mold requires moisture and
nutrition, such as cellulose in order to flourish
Best prevented by maintaining low humidity (less than 50%), repairing leaks in roofs & plumbing in a timely fashion
For more info visit http://www.unh.edu/ehs/pdf/OSHA-Mold-Recommendations.pdf or http://fsweb.wo.fs.fed.us/eng/programs/facilities/sus_green/mold.htm.
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Fire Wise Maintenance Practices to prevent
buildings from catching on fire
Example: Preventing combustibles from getting up against buildings
For more info visit: http://www.firewise.org/
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Winter Issues Ice & snow dam
buildup on the roof – over entrances
Snow build up behind flues
Visit http://fsweb.mtdc.wo.fs.fed.us/snow_load/
for site-specific snow load information
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Field Exercise
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Pubs Building, Delaware Lab
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Previous Assessment Report
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Blank Forms - Complex
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The End