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Technical inspection for Real Estate
Technical equipment Energy performance Comfort Commissioning Maintenance Overview Projects
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Change To use a common statement, our construction world is changing. Certainly not in the disruptive manner seen in other industries but change has become the default setting, in our industry too.
Digital information exchange platforms and dynamic modelling software are commonly used nowadays. In a few years Building Information Modelling will be common practice and why would design not be assisted or even taken over by artificial intelligence. This is all just a matter of time.
These tools will offer fantastic opportunities to assist architects and designers in giving shape to their creative ideas and to answer global challenges.
Challenges
Authorities worldwide are looking for solutions to reduce their environmental impact whilst respecting the ambitions of mankind to improve their material lives. Smart cities, smart grids etc., are the new buzz words. We are looking to reduce our impact through a circular organization of our economy and by sharing resources.
All these concerns are shared by the construction industry as infrastructure and buildings have a huge impact on energy consumption of energy and the use of natural resources.
Opportunities
Due to its size, the construction industry offers great opportunities to contribute. New materials and technologies along with new processes can enhance quality of life and reduce environmental effects. Passive buildings, timber frame constructions, timber façade systems, decentralized energy production ‌ are all parts of this puzzle. With their own technical issues, by themselves and through their interaction with each other and other components such as technical installations.
This is what this booklet is about. How we, at SECO, can support you in your endeavours to define sustainable solutions by offering a sounding board, suggesting alternative solutions and strengthening your case through our expertise and independence.
We wish you a pleasant reading.
Yves Pianet, CEO SECO Group -3-
Technical equipment HVAC - SANITARY - FIRE NETWORK - ELECTRICITY - LIGHTING - LIFT EQUIPMENT
What can we bring to the table?
As a leading provider of technical inspection services, SECO is well aware of the key role played by technical installations in creating a comfortable and energy-friendly environment. That’s why we have developed a range of services to meet these requirements. Starting with assessing life expectancy and performance of technical installations.
Did you know that a 10-year insurance policy (IDI, tienjarige verzekering, décennale) can also be concluded to cover the technical installations and even their performance. Beside quality of design and execution, we can also assist you during the handover process and beyond, well into the operation of your technical installation and building.
DESIGN SUPPORT • Dimensioning • Security and protection • Automatic control • Compatibility between systems
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EXECUTION SUPPORT
Product selection Installation of production equipment and final receivers Installation of fluid and energy distribution networks • Assembly • Tuning and measuring devices • Thermal expansion and external stresses • Thermal insulation, protection against corrosion, vapor barriers, damp proofing • Sealants and tightness
ASSISTING WHEN PUTTING INTO OPERATION
Participation in the technical acceptance process Visual examination Random controls and tests Security provisions
TECHNICAL AUDIT AND ADVISORY
Assessment of durability and adaptability Regulatory compliance (energy, safety, etc.) Residual lifespan Analysis of refurbishment program Analysis of reallocation possibilities -5-
Energy performance The energy aspect of a building is a complex matter, raising many questions: How much energy do we need? How much energy will we actually consume? How can we consume less energy? Is my energy consumption level optimised?
How we can help you?
Irrespective of the type of construction, its actual lifecycle phase and possible future requirements, we can help you find an answer to these questions. Based on our technical expertise and on the economics of your project, our contribution can cover the following roles:
OPTIMISATION OF CONSUMPTION
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• Building concept analysis (materials, insulation, dimensioning, proper use...) • Checks on compliance with applicable standards and government regulation • Solutions and new technologies • Performance statement • Optimisation of energy goals and definition of the most appropriate means to achieve them • Monitoring • Sustainability Certification BREEAM • Follow-up of execution quality through regular inspections on site • Adjustments with respect to the use of the building
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E tot O = E + E + E + E + E - E Heat
Cold
Vent
Light
Div
Local production
ENERGY PRODUCTION
Relevance of local energy production: • Small wind turbines • Thermal or photovoltaic solar panels • Cogeneration • Geothermal energy production
DYNAMIC SIMULATIONS
ENERGY + V8.0 calculation engine tested according to the ASHRAE Standard 140 certified for thermal simulations and daylighting for the BREEAM environmental certification.
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BUILDING ENVELOPE
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Comfort Buildings are expected to allow people to live, work and entertain themselves under optimum conditions of comfort. These conditions are composed of multiple aspects such as hygrothermal comfort, visual comfort, acoustic comfort and air quality. All are highly subjective and often lead to complaints from tenants. Therefore, it is important to evaluate all aspects of comfort by calculus or measurement in relation to the actual use of the building, be it an office building, a school, a shopping centre or a residential project.
How we proceed?
The scope of the comfort audit is defined jointly with you. We always factor in the function of the building and your specific requirements. Where our focus is on achieving a comfortable environment, we permanently evaluate the impact of certain proposals on energy consumption as well. Our approach is multidisciplinary, uses integrated modelling (dynamic simulations) and is aimed at objectification.
BUILDING PHYSICS
You need an overall view of the project ! -8-
HYGROTHERMAL COMFORT
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VISUAL COMFORT
Measured by using PMV (Predicted Mean Vote) and PPD (Predicted Percentage Dissatisfied) Determined by: operative temperature, speed and humidity of air Objectification according to regulations ISO 7730 standard
• Daylight factor • Illumination factor • High Dynamic Range
AIR QUALITY
• Prescribed air renewal rate • Innovative or specific technologies (Natural ventilation, ground-coupled heat exhanger, etc. ...) • Co2 rate • Choice of facilities and maintenance plan • Specific measures: VOCs, radon, micro -organisms ... • Objectification according to regulations EN 152521 standard
DYNAMIC SIMULATIONS
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Commissioning The purpose of commissioning is to ensure that all technical equipment in a building is properly functioning as intended during the conceptual and design stage. Getting the performance levels right is key! Our commissioning assignment covers the following aspects:
• HVAC installations • Lighting • Building management and regulation system • Natural ventilation
Other installations or features, such as elevators, energy production and distribution, water distribution, sanitary provisions and fire safety, can also be added.
How we manage the commissioning process?
Commissioning consists of a series of normalized tests (e.g. EN 12599 in the case of ventilation) in order to achieve proper functioning of an installation, i.e. in line with the initial concept and design as laid down in the specification documents.
Our assignment generally comprises the following phases: • A feasibility study vis-à-vis commissioning (pre-assessment) • Pre-commissioning: inspection and control before activation (pressure tests on piping, visual inspections…) • Activation: measurements and adjustments • All stages of the commissioning process are duly documented and aimed at enhancing the performance of the installations. - 10 -
OPTIMISATION AND REPORTING OF BUILDING OPERATION
During a building’s operation phase, after the project team has left the project, SECO can: • Guide you on the use of the building during the first months • Help you to configure the technical equipment • Optimise the building’s operation
SEASONAL COMMISSIONING
Seasonal commissioning consists in a follow-up on the installations in the period following handover. It allows: • The integration of remarks from the tenants regarding comfort. • The optimisation of operation over a full seasonal cycle.
TECHNICAL AUDIT AND ADVISORY
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Maintenance Based on our expertise, we provide an independent third-party opinion on the maintenance condition of the property you are occupying or managing. We assess the different aspects of maintenance, functionality and residual lifespan, as well as the critical points to be observed. This is the starting point to define further actions and to put in place a global maintenance strategy to protect and maintain the value of the property over time.
How we offer you added value? We aim to provide an objective tool for decision making regarding your maintenance opera- tions, organisation and strategy. Through an independent audit, we first assess the efficiency of maintenance operations and external providers. Our assessments may result in corrective measures, review of procedures, more effective maintenance planning or maintenance tasks and organisational optimisations. Our maintenance programme covers all technical aspects: Structure and shell Technical installations: HVAC including radiators, pumps and ducts, sanitary equipment, elevators, electrical equipment, fire equipment, lighting, mobile solar protection and energy-related measuring equipment.
Finishing:
Removable false ceilings, indoor woodwork, fixed solar protection, inside shutters, false floors and removable partition walls. Surrounding areas - landscaping
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Getting started?
As maintenance is strongly embedded in real estate practices, changes can only be imple- mented successfully if carried out in a gradual manner. Step by step! That’s why we have established a wide offer, at various levels. Within a scope clearly defined together with you, we tailor a specific program answering to your needs.
TECHNICAL AUDIT AND ADVISORY
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BID SUPPORT AND MAINTENANCE ORGANISATION SUPPORT
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Evaluation of the maintenance contracts. Support and guidance in defining specifications (KPI’s) or establishing a specific maintenance contract (SLA). Optimisation of the maintenance organisation.
PERIODIC INSPECTIONS
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Systematic monitoring. Interfacing between parties (property manager, facility manager, maintenance providers, etc. ...) Maintenance audit according to NEN2767.
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Assessment of the maintenance condition and functionality (of the installations e.g.) through visits and analysis of documents. Ranking for every component allowing you to prioritise your actions. Evaluation of the maintenance costs (OPEX) and CAPEX.
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References Civil engineering: • Energy and environment • Water management • Maritime works • Mobility and transport infrastructure Buildings: • Residential projects • Offices • Retail • Hotels • Healthcare • Education • Logistics centers and industrial halls • Student accommodation • Leisure and culture • Mixed use development
Technical fields Our engineers are experts
in the following technical fields: • Stability • Building physics • Building envelope • Façades and joinery • Metal structures • Technical equipmen • Finishing works • Acoustics • Fire safety engineering • Sustainable construction • Safety coordination • High-rise construction • Offshore structures • Soil dynamics (including earthquake engineering
Services Our services cover a large array of activities and interventions: • Technical inspection and guidance • Technical building management services (support in the fields of maintenance, commissioning, building user guides, etc.) • Services related to energy performance and comfort • Fire protection • Periodic inspections – quality systems • Sustainability assessments • Guidance on sustainability programs • Technical audit (due diligence) • Environmental protection • Health and safety coordination • Risk management • Specialized assignments (high-risk interventions on pylons, wells, towers, cliffs, etc.) - 14 -
Projects Klépierre - l’Esplanade - Louvain-la-Neuve Technical opinion including technical installations (*) Bruxelles Environnement - Leefmilieu Brussel - 19 buildings Audit on comfort levels: hygrothermal , visual and acoustic comfort, air quality European Parliament - Espace Leopol Periodic audit including technical installations Tour Astro Guidance on energy performance and envelope (*) Möbius - Brussels Tower (TBR Towers) Technical opinion (*)(**) Befimmo - Tour des Finances - Liège Technical opinion including technical installations (**) Lidl Gullegem Commissioning, technical opinion including technical installations (*) Equilis - Docks Brussels Technical opinion including technical installations, BREEAM (*)(**) La Boverie - Musée d’Art Moderne et d’Art Contemporain - Liège Commissioning Codic - Passport Technical opinion including technical installations (*)(**) Unibail Rodamco - Europea - Brussels Technical opinion including technical installations (*) University veterinary clinic - Liège Guidance on energy performance program Besix RE - Cosmopolitan Technical opinion (*) Building Quai Marcellis 35 - Liège Commissioning Wereldhave - Forum Overpoort Shopping Maintenance audit (0-audit) technical installations (NEN2767)
(*) includes fire safety engineering assignment (**) includes health and safety coordination
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Stability
Energy performance
Building envelope
Technical audit
Comfort
scrl SECO cvba – Rue d’Arlon/Aarlenstraat 53 – B-1040 Bruxelles/Brussel sales@seco.be – +32 (0) 2 238 22 11 – www.groupseco.com - 16 -
Fire safety
Commissioning
Technical equipment
Maintenance