Getting technical installations, operations and maintenance

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Information about Getting technical installations, operations and maintenance

Published on March 6, 2014

Author: BSRIA



It is important for buildings to be designed with end-users in mind. All too often, buildings end up being over-complicated and occupants don't fully understand how to operate them; how to get the best performance from their property; and don't fully appreciate the importance of scheduling proper maintenance of technologies and systems.

Getting Technical Installations, Operations and Maintenance Right Ian Orme 01344 465620

Getting Technical Installations, Operations and Maintenance Right • Design Intent – Energy Strategy • Innovative Systems – Complexity • Controls – Usability • Commissioning and handover • Recommendations – Soft Landings principles Making buildings better 2

Design Intent • Energy Strategy – Planning requirements; CSH standards inform targets – Should inform construction methods; materials and systems selected – Design process should integrate fabric performance; building services and operation – Controls for heating, hot water and ventilation systems should be part of the detailed design process – Strategy should be documented to enable communication Making buildings better 3

Innovative Systems • Energy assessment can be complex and limited by assessment processes • Challenging energy targets can drive complexity of systems • Procurement processes may not fully establish capability of supply chain – Limited way to demonstrate expertise and experience • Expectation of performance based on component testing rather than system performance • Documentation of design and integration of systems Making buildings better 4

System Controls • Accessibility • Usability – Clarity of purpose – Intuitive switching – Usefulness of labelling and annotation – Ease of use – Indication of system response – Degree of fine control • Check lists for design Making buildings better 5

Commissioning • Procedures – Integration of operation of systems • Limited experience in domestic sector, but much greater experience in the non-domestic sector – Installer experience • Documentation of processes and results – Requirements for Building Control and As-built SAP calculations • TSB Building Performance Evaluation findings highlight difficulties particularly around innovative systems Making buildings better 6

Handover • Provide specific instructions, not manufacturers installation guidance • Guidance provided often too technical and complex • Focus on illustrations and ‘plain English’ • Face-to-face demonstrations with follow up visit – Occupant demonstration of controls use – Training of advisors • Include guidance on maintenance and energy efficient operation – MVHR filters Making buildings better 7

Soft Landings Framework Five stage Process: • Stage 1: Inception and briefing Clarify operational outcomes in the client’s requirements  Stage 2: Design development & construction Review past experience, agree performance metrics, agree design targets, regularly reality-check  Stage 3: Pre-handover Prepare for occupation, train FM staff, demonstrate control systems, review monitoring strategy of occupants and energy use Making buildings better 8

Soft Landings Framework  Stage 4: Initial aftercare Support staff in first few weeks of occupation, be resident on site to respond to queries and react to emerging issues  Stage 5: Long term aftercare Monitor, review, fine-tune, and perform periodic feedback studies for up to three years to reach performance targets Making buildings better 9

Moving Forward • Develop an energy strategy to meet agreed energy targets • Establish who is responsible for the energy performance • Consider utilising a Soft Landings approach • Integration of fabric and building services design • Commission systems and document the findings Making buildings better 10

Moving Forward • Prepare for handover – Prepare early draft of guidance, review with building users – Work with occupants, face-to-face plus follow up visits • Feedback experience Making buildings better 11

Getting Technical Installations, Operations and Maintenance Right 01344 465620

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