When Do Commercial Buildings Need Engineering Services?
Commercial buildings are reliant on various systems to operate correctly, including lighting fixtures, air-handling units, compressors boilers and pumps.
In order to prevent issues such as decreased performance, higher operating and maintenance costs, and risky conditions for occupants from occurring in existing buildings over time due to a decrease of compliance with building codes below minimum standards established by applicable codes.
The best way is to ensure code compliance before construction or renovation begins on the facility.
Assessing building systems even if they are currently running well can help you identify areas of opportunity for improving performance.
The old adage “if it ain’t broke, don’t fix it” doesn’t apply here because technology is constantly evolving and will always present opportunities to enhance the properties we manage.
1) Lighting Installations in Commercial Buildings
Lighting installations are among the most important systems in commercial buildings, as they allow for both human safety and successful business transactions.
Common light issues that diminish productivity and compromise safety, requiring the attention of an engineer are:
- Flickering Lamps – There are a number of causes behind the flickering lights in commercial settings. This problem is more common with older fluorescent tubes powered by magnetic ballasts, although modern light sources can also be affected if there are power quality issues present. If your facility has these fluctuating lamps, get them inspected from an engineer to determine the exact cause.
- Humming – This can also cause distraction and is especially common with magnetic ballasts, which are used with HID bulbs or older fluorescent tubes. Humming and flickering often go together in lighting fixtures that have these kinds of electrical components.
- Color Distortion- If you notice any changes in the color output of your lighting fixtures, such as a green tint from metal halide lamps due to an under-performing capacitor, it could be time for inspection.
- Frequently Lamp Failures – Lamps have a life span that is normally 10,000 hours for MH and CFL bulbs. For fluorescent tubes it can last up to 20,000 hours if they are not used frequently or in the case of specific fixtures where there may be power supply issues about which you should investigate further based on this assumption and who knows what else may unravel from such an investigation (and maybe even more).
No matter what problems you encounter with your lighting system, it is best to let a professional do the troubleshooting. Sometimes many factors interact and form relationships that aren’t obvious at first glance.
Upgrading Lighting Installations
If you want to upgrade your lighting system and would like their input, don’t hesitate to contact a professional. In general, there are three types of improvements you can carry out:
- Reducing energy consumption, which saves money by lowering power bills.
- Improving the optical distribution and quality of lighting.
- Making lighting smarter with sensors and automatic controls.
You should consider replacing the faulty light fixtures with LED lights because they can be controlled remotely by a smartphone app and have longer lifespans than traditional bulbs. If this installation is upgraded with integral LED troffers controlled by occupancy sensors, all available benefits can be achieved simultaneously:
- Save money: LED fixtures can save you a lot of energy if they’re used in the right place. If during their normal use, LED lights are only on 80% of the time with automated switching and your previous installation required 100%, then it will reduce power usage to 40%.
- Eliminate glare: Manufacturers are now replacing exposed fluorescent tubes with troffers which optimize lighting distribution and make indoor environments more appealing, all while enhancing concentration.
2) Commercial HVAC Systems
HVAC installations are among the largest and most complex systems in commercial buildings. Their main purpose is to keep temperature and moisture within a range that is comfortable for humans, while constantly renewing the air inside; therefore, malfunctioning HVAC systems not only cause discomfort but also degrade indoor air quality and may bring health issues.
If any of the following conditions are found in a commercial building, getting in touch with an HVAC engineer or consulting company is recommended:
- Inadequate indoor temperature.
- Inadequate or fluctuating water temperature, in the case of water heating systems.
- Excessive humidity or dryness: Both conditions are detrimental for comfort and health. Moisture also leads to mold formation, which degrades indoor air quality.
- Drafty environment: Normally caused by inadequate duct or fan sizing, or a combination of both.
- Noisy ducts: This condition often goes hand in hand with draftiness, and tends to have the same causes.
- Unpleasant/combustion smells: Unpleasant smells generally indicate the ventilation system is not working properly; for example, negative pressure may draw in odors from service areas or from outdoors. If the smell of combustion gases is present, immediate attention is required even if there is no visible smoke – flue gases can be lethal in closed spaces.
Upgrading HVAC Installations
A broad range of HVAC system upgrades exist, but this can lead to confusion about which is best. Consulting services will help you determine what works for your building. The following are some common options:
- Upgrading specific equipment: There are upgrades available for almost any piece of HVAC equipment. For example, a chiller and its cooling tower can be upgraded to more modern versions with variable speed control, enhanced efficiency and automation features.
- Automation and control: There are occasions where the existing equipment offers high performance, but the full potential is not being achieved due to inadequate operation. In these cases, sensors and control devices can be added/upgraded, optimizing the HVAC installation in real time.
- System-level upgrades: Sometimes the entire HVAC installation uses dated technology, and performance can be increased drastically by upgrading the entire system. The main drawback of this approach is that it can be very expensive; however, if a major renovation is carried out soon, it is a great chance for a system-level HVAC upgrade.
An example of a system-level HVAC upgrade would be to replace an old four-pipe installation with a variable refrigerant flow (VRF) or water-source heat pump system.
HVAC systems are the largest energy expense in a commercial building, sometimes even more expensive than all other expenses combined.
Because of this, upgrades that improve HVAC performance have great financial value and so tend to be very attractive from an economic standpoint.
3) Pumping Systems
Like most high-rise commercial buildings, the building I work in uses a pumping system for water instead of relying on local utility pressure. This is because even though there’s enough pressure coming from our pipes and valves to supply us with running water at all times – we can’t access it if it isn’t constantly flowing out of the faucets or sprinklers due to gravity pulling down towards earth.
To tackle this problem that doesn’t cause any inconvenience, my company has installed pumps which are also essential for fire suppression systems as well as HVAC cooling towers where they use warm wastewater pumped through chillers.
To reduce the negative effects of water hammer and cavitation, on pumping system components it is important to control them. If they are not controlled, equipment life expectancy will be decreased drastically.
- Water hammer or hydraulic shock occurs when the flow of water is forced to change direction or stop suddenly, causing pressure surges that propagate throughout the installation, potentially damaging equipment. Water hammer can be detected by the banging noise it produces, and valve failures may become frequent. It is possible to mitigate water hammer with damping measures such as pressure-relief tanks, or by controlling pump starts and stops so that there are no sudden variations in flow.
- Cavitation occurs when water pressure becomes low enough for bubbles to form within the flow. These bubbles produce localized shockwaves as they collapse, and can potentially damage equipment. Pump impellers are particularly vulnerable to cavitation, since their blades cause a localized pressure drop as water speeds up around their edges.
If pumping system components fail frequently in a commercial building, the installation should be assessed by a qualified professional.
Improving Pumping System Performance
Energy-saving opportunities exist in pumping systems, just like lighting and HVAC installations. The following are some commonly suggested measures:
- Motor upgrades: Since pumps normally work with extended schedules, upgrading to a high-efficiency motor can yield an attractive return on investment.
- Pump speed control: Pumping expenses can be reduced considerably if flow is modulated with a variable speed drive instead of valves.
Although pumps generally consume less energy than HVAC systems, they contribute to a significant expense nonetheless. Also consider that pumping and HVAC systems often work together for example in AC systems where water-cooled chillers or water source heat pumps are used.
Upgrading the two simultaneously can create synergy if both have been upgraded at once.
4) General Building Improvements
When a commercial building is losing money on energy costs, improving individual systems can help. However, to achieve the best result it’s necessary to upgrade the entire system of which these parts are part of.
In order for this to happen there are three main areas that need attention from an engineering professional or company: envelope insulation and windows; HVAC equipment efficiency; lighting quality and quantity control.
Building Envelope Upgrades
The building envelope should accomplish three main functions:
- Providing air-tightness, so that the only air entering and leaving the building is the air handled by the ventilation system.
- Providing a thermal barrier between the building and its surroundings, keeping heat inside during the winter and outside during the summer.
- Allowing sunlight to enter the building, but also minimizing the heat gain due to solar radiation.
Building envelope upgrades can improve performance in three ways, but they are expensive. However, these measures pay for themselves when implemented during construction or renovation because the savings on utility bills make up for their costs over time.
Renewable Energy
On-site generation with renewable energy systems can be an attractive option because it is more environmentally friendly than traditional power plants.
The technologies with the most potential in commercial buildings are the following:
- Solar photovoltaic arrays
- Solar water heaters
- Fuel cell systems
- Geothermal heat pumps
- Small-scale wind turbines
- Biomass heating
Solar power could be a great investment because not only is it free and renewable, but there are also tax incentives in place to make up for the lack of sunlight. Furthermore, electricity rates tend to be high so solar power would save you money.
Building Management Systems
Energy-efficient appliances reduce total energy consumption, while renewable energy systems allow buildings to generate their own power. This can be complemented with building management systems (BMS), which intelligently consume electricity when the cost is lowest and cause occupants no discomfort or inconvenience.
- Utility companies bill higher rates when the grid is experiencing peak demand, but a BMS can monitor this and shift energy consumption away from those hours. This provides cash savings even if total consumption remains the same.
- Commercial energy consumers are billed for individual peaks in demand, regardless of when they occur. A BMS can also mitigate or eliminate these peaks.
- A BMS can decide the best way to use the output of renewable energy systems: Should it be sold to the utility, consumed immediately, or stored for later use?
Key Takeaway: A commercial building can improve its performance significantly with an assessment by qualified engineers. It is possible to detect and fix issues affecting the existing installations, while finding areas of opportunity to save energy or improve comfort.
The best results are achieved when building systems are addressed simultaneously since it’s possible that interactions among them could be detected as well as opportunities for synergy found.
At JeBailey & Co, we manage commercial and industrial projects in a wide range of markets. We specialize in construction management services, so you can trust us to deliver the best results possible for your project.
Contact JeBailey & Co. today at (407) 559-6412, or email us at info@jebaileyandco.com to learn more about our other services or request a quote!
