Mcabc Winter 2015

the official publication of the mechanical contractors association of British columbia

WINTER 2015 Vol.4 No.3

Plumbing & Mechanical

PM 40063056

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Contents

WINTER 2015 Vol. 4 No.3 PUBLISHER Dan Gnocato dang@mediaedge.ca Managing Editor Cheryl Mah Graphic Design Tang Creative Inc. CONTRIBUTING WRITERS Jennifer Armitage Derek Bower Robin Brunet Claude Nobauer B.C./ALBERTA SALES Dan Gnocato 604.549.4521 ext. 223

PUBLISHED BY

PRESIDENT Kevin Brown

Features 08 PROFILE

Okanagan Plumbing & Gas Fitting Ltd. is growing and capitalizing on the opportunities in the region.

OVER STORY 12 C

National Hydronics Group provided a smooth installation of the complex systems for Metroplace, a new condo and townhouse development in Burnaby.

15 Pipes

vancouver office

2221 Hartley Ave. Coquitlam, BC V3K 6W9 Tel: 604.549.4521 Fax: 604.549.4522

Toronto office

1000-5255 Yonge St. Toronto, ON M2N 6P4 Tel: 416.512.8186 Fax: 416.512.8344

Copyright 2015 Canada Post Canadian publications mail sales publication agreement no. 40063056 – ISSN 0834-3357 Return all undeliverable Canadian addresses to: Suite 1000 – 5255 Yonge Street, Toronto, Ontario, M2N 6P4

PRINTED IN CANADA

MCABC Plumbing & Mechanical Magazine is published three times a year by MediaEDGE Communications Inc. REPRINTS: No part of this magazine may be reproduced in any form — print or electronic — without written permission from the publisher. Requests for permission to reprint any portion of this magazine should be sent to the publisher.

For all subscription inquiries or address changes, please contact customerservice@mediaedge.ca or call 416.512.8186 ext. 259.

Minimizing Legionella Engineered Pipe for LNG Facilities

18 Technology

Avoiding System Integration Pitfalls

Departments 04 Executive Vice President’s Message 06 P resident’s Message 19 A ssociation Corner 22 Political Scene Prompt Payment Legislation is Long Overdue ON THE COVER: At 46 storeys, Metroplace is one of the highest

buildings in Burnaby.

Dana Taylor Executive Vice President Charn Sall executive assistant Jane Andrew Director of Membership Development Services and Event Planning Rivka Lipsey Director of Communications and Marketing Berry Lam Administrative Assistant Mechanical Contractors Association of BC (MCABC) 223 - 3989 Henning Drive, Burnaby BC V5C 6N5 Ph: 604.205.5058 Fax: 604.205.5075 Email: staff@mcabc.org Visit us Online: www.mcabc.org

Plumbing & Mechanical magazine is the official magazine of the Mechanical Contractors Association of BC published three times a year by MediaEdge Communications Inc. Opinions expressed in the magazine are those of the authors and not necessarily endorsed by the MCABC or MediaEdge Communications. Editorial inquiries should be sent to the editor at cherylm@mediaedge.ca.

executive vice president's message

Addressing Issues and Delivering Services

E

very January, after the respite of Christmas seasonal celebrations, a long list of “To Do’s” awaits staff for the year and season ahead. We promised you a new customizable Health and Safety manual template for individual company requirements, and we are now ready to launch. We have partnered with the BC Construction Safety Alliance (BCCSA) to develop a program geared toward creating a customized safety manual for each attendees’ own company. It’s important to note that this manual is COR compliant and targeted specifically to the mechanical trades. In addition to this manual, we’ll be holding workshops designed to help members ensure their own Safety Program becomes a method to minimize injury in the workplace, engage workers AND show compliance. Requests for this Health and Safety manual are welcome!

Following a successful industry meeting requested by the Industry Training Authority (ITA) and sponsored by the Council of Construction Trades Associations (COCTA), a sub-committee (constituted by representatives in attendance) developed and executed a process to invite applicants to represent the construction sector on the Sector Advisory Group reporting to the ITA. This process is nearing completion and after which the ITA will approve the applicants recommended by this process as industry representatives to advise on trades training requirements.

Membership services and membership growth go hand-in-hand, and we recognize that the decision to join and remain a member is heavily weighed each year. Our job is to show value for money. We do this by improving our services in the three key areas that are essential to every

* Safety * Quality * Service

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Plumbing & Mechanical | WINTER 2015

association: effective representation as an advocate for the mechanical trades; a reliable source of timely and important business and technical information, and finally by being the ‘go to’ organization for training that is specifically designed and tailored to the this trade group.

In the year ahead we intend to expand our training offerings to work with MCA Canada’s Construction Education Council (CEC) and the Mechanical Service Contractors of Canada (MSCC), to provide a selection of courses and programs of particular interest to service contractors. It is our goal to add to our membership those contractors who compliment the mechanical constructor through the delivery of building repair and maintenance services. Please watch our notifications and events calendar for course offerings.

Importantly while attending the MCA Canada board meeting an update on the progress of Prompt Payment legislation in Ontario was provided.

Since the governing Liberals in that province handed off the examination of the need for such legislation to a special committee also examining amendments to the Lien Act, the Ontario lobbying group Prompt Payment Ontario (PPO), had expressed frustration that no action had been taken to enable this committee to commence its work. During the course of discussion on the topic, we received an announcement from the Ontario government, appointing the Review Chair and setting the terms of reference and a deadline for completion in early December.

PPO’s likely strategy is to use the hearings to distinguish the issue of prompt payment from the specifics of Lien legislation, arguing that the failure to pay on a timely basis for completed work is very different than the legislated protection of suppliers of material and labour due to a contractor’s failure to perform work. Their hope is that the discussion of prompt payment can be segregated from the discussion of lien reform.

There are many issues that continue to percolate in our industry, some others being the ongoing experience of developers to purchase equipment and fixtures directly from manufacturers. Such behavior has the effect of reducing the mechanical contractor to that of a labour broker without the role or responsibility of total mechanical systems. Also, more prevalent in today’s market is the advent or increased use of Integrated Project Delivery agreements (or “IPDs”) on various projects, which at a minimum may require contractors to re-think their contracting prospects and business models.

Finally, our November 2014 expedition to China to explore opportunities to build green mechanical systems was a mixed success. Contractors Altac Services Ltd. president John Fornari, and Allied Blower Ltd. principal Bruce Wendell were presented with several examples of where their services may be employed. What was less forthcoming were specific offers to do work, and frankly an obvious commitment that such services and equipment were as yet, a priority. The conversation continues and it is likely there will be more to report at a later date.

Meanwhile the good news is 2014 proved to be a good year for many MCABC members, judging by the supply of projects in much of the province and the shared experiences of greater volumes of work to come. Overall, despite some setbacks brought on by rumblings in the world economy in the commodities and energy areas, B.C. mechanical contracting is expected to do well in 2015.

Dana Taylor Executive Vice President, MCABC

president's message

Association Initiatives

As MCABC heads into its spring calendar, I near the anniversary of my first year as association president.

board of directors EXECUTIVE President Wayne Davidson Davidson Bros. Mechanical Contractors Vice President, Lower Mainland Dale Miller Division 15 Mechanical Vice President, Lower Mainland Andrew Wong Alpha Mechanical Contracting Ltd. Vice President, Lower Mainland MIRA Chairman Rob Noel BC Comfort Ltd. Secretary – Treasurer Dean Loewen Daryl-Evans Mechanical Ltd. Executive Vice President Dana Taylor DIRECTORS Associates Chairman Earl Storey B.A. Robinson Associates Vice-Chairman Mark Humphrey Wolseley Mechanical Group Director Brian Bradshaw Altac Services Inc. Director Brad Haysom Tight 5 Contracting Ltd. Director Richard McLatchie Lockerbie & Hole Director Ross MacDonald Control Solutions Ltd. Director Angus Macpherson Cairnview Mechanical Ltd. Director Mike Ohlmann Fred Welsh Ltd.

Director Brad Popoff Equity Plumbing & Heating Ltd. Director Dan Taillefer Viaduct Sheet Metal Ltd. Director Len Voon Aarc West Mechanical Insulation

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Plumbing & Mechanical | WINTER 2015

M

CABC staff is gearing up for a busy year ahead. We have a couple of new courses and seminars that we’ll be introducing this year, starting with an introductory seminar for those members who wish to obtain a new MCABC health & safety manual for their respective companies. We also anticipate hosting a brief introductory course on MS Project for contractors — a software option that helps users easily plan projects and collaborate remotely.

Back by popular demand, you’ll see MCABC’s reoccurring favorites: Estimating 101 & 201, MCABC & the Canadian Education Council’s (CEC) Supervision Course (part 1 & 2), and dispatch training.

Professional development courses, training seminars, and business support resources aside, we’re gearing up for our members’ favorite social gathering — our annual spring conference and AGM at the Westin Bear Mountain in Victoria.

This year’s “Spring Summit” marks MCABC’s 71st Annual Conference and AGM. We’ve got some exciting events planned for all those in attendance, so be sure to join us in Victoria on May 1st and 2nd, 2015!

In addition to all of this, MCABC is taking part in a new initiative in 2015; we’re joining the fight against cancer! With the help of one of our associate members (and new team captain), John Fu, we’ve already started assembling a team of riders to participate in the Ride to Conquer Cancer — a unique, two-day cycling

trip from Vancouver, B.C. to Seattle, WA. , happening August 29-30, 2015. Your participation will accelerate the conquest of cancer. If you’re a keen cyclist, I would encourage you to consider joining the MCABC team!

The money raised for The Ride to Conquer Cancer will benefit BC Cancer Foundation and support leading clinicians, scientists, and researchers whose search for new discoveries and improved patient outcomes will have a real impact in our communities throughout the province and across Canada. Whether you live in B.C., near or far, we invite you to join us on this bike ride that will be life-changing for you and for cancer patients across the province.

On behalf of MCABC and the Stroke Recovery Association of BC (SRABC), I’d like to thank everyone who contributed to the success of our holiday fundraiser this past December 4th, 2014. As a community, we should be very proud, the SRABC is the largest provincial association devoted to Stroke Recovery in Canada. After more than 30 years of helping stroke survivors and their caregivers in B.C., the SRABC has learned some vital lessons on the topic of stroke recovery and continue to share their message — there is life after stroke.

At this year’s fundraiser, I’m so pleased to be able to say that we reached a new milestone by hitting the $6,000 fundraising mark — a new record for MCABC. I would also like to take this time to thank the MCABC staff and association volunteers who work hard to put together our wonderful provincial events. It has been exciting in my first term as president and I have learned a great deal about leading a dynamic trade association such as ours. As I reflect on the past year, I have come to see that there is more to the inner workings of day-to-day association activity than meets the eye. In order to run events like our conferences, chapter meetings, golf tournaments, social/networking events, and tasks groups, each member of the MCABC staff team works hard to ensure that our members get the most from their membership. Take some time to talk to MCABC staff to find out how you can access some of the essential resources available to our trade. MCABC is here to increase your range of leadership opportunities that you might otherwise miss out on — get involved, reap the rewards.

Wayne Davidson President, MCABC

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profile

Growing Opportunities Okanagan Plumbing & Gas Fitting is growing and capitalizing on opportunities in the region.

By Robin Brunet Marine Gateway, Vancouver

E

veryone wants to live in the Okanagan.

The dry, sunny climate, the retirementfriendly lifestyle, the recreation — it’s a magnet that has translated into rising real estate values and business opportunities. And, of course, ongoing new construction.

Bill Sherstobetoff, president of Okanagan Plumbing & Gas Fitting Ltd., was well aware of this when he moved to the Okanagan Valley as a teenager. The Vancouver native, whose family had bounced around western Canada due to his construction worker father, was determined to forge a 8

Plumbing & Mechanical | WINTER 2015

career that would keep him amidst the vineyards and sunshine.

Ultimately, Okanagan Plumbing was the outcome. Today, the company employs eight people full-time with Daryl Sigurdson as part owner and the project manager who manages the office. The easy-going Sherstobetoff, 46, ensures that jobs are kept within a four-hour travel radius of headquarters so they can always be home at night.

The company, who has been a MCABC member for two years, has racked up an impressive number of credits in a relatively short 12 years

and is currently busy working on a 50-unit apartment/20 townhome residential project in Kelowna with VanMar Constructors. “With a value to us of just over $1-million it’s an average-size job, and we’ll be finished by the end of this year,” says Sherstobetoff.

In Vernon, Okanagan Plumbing is presiding over construction of a new sports field amenities building for the regional district, and Sherstobetoff and his crew are waiting to receive the go-ahead on several proposed office tilt-ups in the vicinity.

profile In some ways, the workload matches the Okanagan lifestyle: not too busy, not to slow.

The pace is pleasing, although Sherstobetoff says he wouldn’t mind it picking up a bit more: “We’re still lagging in the commercial and condominium sectors and have been doing so ever since the recession first hit. But no complaints: we may not be as busy as I would like, but we’re getting there in a hurry.”

If Sherstobetoff’s recent re-jigging of his business is any indication, that comment may be an understatement. Okanagan Plumbing recently launched OPAG Sheet Metal Kelowna, a division that, like its parent, specializes in multi-family residential and commercial construction.

OPAG is run by Trevor Klassen, and Sherstobetoff launched it “in order to control our own destiny. Sheet metal contractors out here are busy and their prices reflect that. OPAG required a substantial capital layout, but it’s already contributing to the projects in which we’re involved.”

As of February, Okanagan Plumbing was also preparing to move from its present 2,400 square foot facility (which includes the metal division) to a new 4,100 square foot headquarters. “We’ll finally have room to breathe,” jokes Sherstobetoff.

It’s ironic that all this activity stemmed, way back when, from Sherstobetoff ’s lack of interest in academe. “I didn’t care for school,” he confesses. “When I left high school I knew I wasn’t going to go to college, so dad encouraged me to find a trade.”

The teenager initially gravitated towards electrical, but during a visit to his father’s worksite a foreman informed him he didn’t need electricians; plumbers were another story. “And when he mentioned I could make $7 per hour, which wasn’t bad in 1989, I was hooked,” recalls Sherstobetoff.

During his apprenticeship, Sherstobetoff worked on the Penticton Regional Hospital and other institutional projects. After getting his ticket,

The Heritage, Kelowna

he soon appreciated the benefits of his trade. “For one thing, I like that it really hasn’t changed much over the generations compared to, say, electrical. It gives you the chance to become very skilled at what you do instead of constantly having to play catchup to new technology and processes.”

When Sherstobetoff started his own business in 2003 with two other partners, he chose the housing sector to build his company. “We did 80 homes in the first year, and this was a good entry because we didn’t get too deep into payables or receivables,” he recalls. “However, we worked ourselves to the bone, so we graduated into condominiums.”

Today, Sherstobetoff hunts down projects that will keep his team busy on a single site for a year or more. “It’s a lot easier on your personal life if you’re not scrambling from one job to the next,” he reasons.

An ideal project in his opinion is something like an extended care facility he worked on in Grand Forks: “That was our biggest job to date and was worth $3 million. I was able to set up on site and then leave my guys alone.” Sherstobetoff has also resisted getting into the service side of the business. “That’s a good way to burn out, being on call 24/7,” he says. “We’re living in the Okanagan, so we ought to have the time to enjoy it.”

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WINTER 2015 | Plumbing & Mechanical

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profile

The Heritage

Geoexchange system at Marine Gateway

Offering employees benefits shouldn’t have to be boring or difficult.

Along the way, Okanagan Plumbing has carved out a reputation for providing geo-thermal systems to multi-family residences. ”Our first project was a 67-unit condo in 2007, and we were fortunate enough to partner with a specialist called Geotility,” says Sherstobetoff. “They do all the ground work, and we do all the distribution and piping. We’ve done about a dozen jobs together so far.”

Being a MCABC member offers many connections to important partners in the industry and for Sherstobetoff, it has provided a great link to distributors and suppliers in his field.

Being a MCABC member offers many connections to important partners in the industry...

“The association is also a gateway to better education and provides a voice to our government,” he adds. “MCABC keeps us up to date on changes within our industry.”

If living in the Okanagan has inspired any philosophical musings in Sherstobetoff, it’s that the future isn’t something to worry about.

“We’ve built our business by being good at what we do and putting our customers first, and beyond that there’s no point in trying to figure out what’s coming down the turnpike,” he says. “Fortunately, things are looking good right now. We’re expanding, I’ll soon be hiring more people, and I wouldn’t be surprised if my son Dylan, who is a journeyman with my company, someday takes over the business.

Okanagan Plumbing would be in good hands with him.” PM 10

Plumbing & Mechanical | WINTER 2015

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cover story

Smooth Execution National Hydronics successfully installed the mechanical systems for MetroPlace in Burnaby.

By Robin Brunet

A

s with any major residential tower, the intent of development these days isn’t singularly confined to housing — and Intracorp’s MetroPlace in Burnaby is a perfect example. Marketers are hyping the 46-storey facility as one of the highest buildings in the city with 342 homes, stunning views of the North Shore Mountains and Fraser River, and three storeys (30,000 square feet) of commercial and community space at the base.

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Plumbing & Mechanical | WINTER 2015

But city planners also hope that MetroPlace, with its wide walkways, a public plaza and outdoor seating at street level, will lead to other `pedestrian friendly’ developments that, cumulatively, will transform the neighbourhood.

Either way, high hopes were pinned on the Busby Perkins + Will-designed MetroPlace early in its development phase, and this meant construction had to be pulled off as effortlessly — and efficiently — as possible. The project team of Intracorp and Axiom Builders were determined

cover story from the outset to stay on top of schedule, and to do so they relied on contractors such as National Hydronics Group for smooth delivery of the tower’s complex systems.

National Hydronics, which was founded in 1973 and began as a plumbing and heating contractor, has risen to prominence for its expertise in all areas of mechanical installation. It has gained a reputation for providing systems in challenging conditions and coordinating its installations to best achieve construction schedules.

As a participating MCABC member since its inception, National Hydronics supports the association’s advocacy of best practices on behalf of mechanical contractors; not surprisingly, partner Mike Vesterback loves nothing better than projects in which his rough work can be carried out in a way that the work of other trades flows seamlessly with his. In this regard, MetroPlace was such a project. “Better still, Intracorp and Axiom fostered great cooperation between all parties. There was no adversity between crews, only the drive to make this fairly large project the best it could be.” `Fairly large’ for Vesterback (whose company was working on half a dozen other residential towers during MetroPlace’s construction) means about $9 million in mechanical value: not on par with National Hydronics’ biggest project to date — downtown Vancouver’s YMCA renovation and expansion, worth $22-million — but nothing to take lightly either.

Vesterback and his crew began work on underground plumbing services in February of 2012 and were substantially completed by July of 2014.

During this 28-month period National Hydronics provided the complete mechanical package, including a fire protection system that was designed in-house.

Vesterback says, “MetroPlace was a straight up plumbing project for the residential space, with

the heating provided for most suites by electric baseboard. However, the common areas, domestic water, boilers and controls are DDC, with available off site monitoring.”

At peak, MetroPlace required about 14 plumbing trades, five sprinkler specialists and eight sheet metal workers as well as a host of other professionals.

The building also makes use of energy recovery systems. Electrical vaults and other heat loads are

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WINTER 2015 | Plumbing & Mechanical

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cover story

cooled through the use of water source heat pumps; this rejected heat, which would normally be exhausted into the atmosphere, is in MetroPlace’s case captured and used to preheat domestic water.

“We installed five 200 gallon storage tanks to preheat the domestic water, which if required is then heated further to the desired delivery temperature for the homeowner,” says Vesterback.

Vesterback describes these and other systems as prime examples “Of us hitting the nail on the head with this project, no difficulties whatsoever — and again, I credit Intracorp and Axiom for making things go so smoothly. Execution of work and answers to questions were handled immediately in nearly all cases, and for a project of this size and duration, we recorded only 20 official requests for information. This speaks extremely well to the answers that were provided and questions being anticipated before they became issues.”

Vesterback singles out Greg Zemrau and Dimitri Itskovich, project managers for Intracorp and

14

Plumbing & Mechanical | WINTER 2015

Axiom respectively, as well as site superintendent Steve Cirotto (Axiom); National’s foreman; and the mechanical engineers Branislav Cvijetinovic and Jubin Jalili (Integral Group) for “keeping the project moving ahead with timely decisions and details whenever called upon.”

The builder and developer also instigated a progressive inspection process whereby each floor was completed, inspected, defects noted and corrected as work progressed on subsequent floors.

“So while the substantial was completed in July of 2014, most of the building was completed well in advance of that time,” says Vesterback. “As a result of this program, when the suites were handed over to homeowners, very few defects needed to be remedied afterwards.”

Although development of MetroPlace’s commercial space continues in several tenant units, both the base building portion of the commercial space and a major upgrade were turned over several months ahead of substantial occupancy.

“Because the upgrades and changes to this area took place at the same time as the main building construction, the team was able to hold meetings and coordinate within the same group of trades,” says Vesterback. “Some upgrades also called for new contractors to join in, and this was achieved seamlessly.”

Overall, MetroPlace was completed three months ahead of schedule, a rarity at a time when work can stretch months past planned completion.

Currently, National Hydronics is busy with Axiom on 633 Main St. Chinatown, a mixed use residential facility in that Vancouver district, the 130-unit Marlborough Tower rental apartments for Hollyburn, One Pacific for Concord Pacific and the Cadence, a Cressey Development project.

But as fulfilling as these projects may be, as far as Vesterback is concerned MetroPlace will remain as a unique example of a project in which everything went right. He concludes, “If all projects went as smoothly, I could be a better golfer”. PM

pipes

Minimizing Legionella

By Derek Bower

I

n the plumbing industry in Canada, there is an increasing focus on water quality and mitigation of waterborne pathogens. The Guidelines for Canadian Drinking Water Quality are established by the Federal-Provincial-Territorial Committee on Drinking Water (CDW) and published

by Health Canada. For public water systems, the guidelines mandate 1003 contaminants and pathogens.

Among the contaminants and pathogens referenced in these parametres, of late legionella has received the most attention. In fact, there is ongoing discussion regarding the first standard intended to prevent legionella growth in building water systems, ASHRAE 188. This recent attention strongly indicates a market need to better understand waterborne pathogens that can lead to occupant infection and determine how to reduce the risk of microbial growth in building plumbing systems. This article will specifically refer to legionella within building plumbing supply systems.

To better understand why building plumbing systems may be at risk and how to minimize the risk of microbial growth in a plumbing system, one must first understand some basic considerations of plumbing system design and how pathogens colonize a plumbing system. Temperature and flow conditions are very important considerations. Most modern plumbing systems are designed using a branch-and-tee concept, which from an installation perspective can be an efficient way to plumb water to fix-

Sources for legionella in a building system may include piping systems, cooling towers... tures throughout the building. However, dead legs can be inherent to this concept. Dead legs might be drops to seldom-used fixtures, stub-outs for future use or extended branches for future build-out which can result in stagnation because the water trapped in a dead leg is not subject to flow or temperature change for extended periods and not exchanged with fresh water. Furthermore, in new construction, pressure testing may result in stagnant, tepid water being trapped; even if most of the system is drained until building occupancy. This means that entrained bacteria now have a disturbance-free area in which to live that is conducive to legionella colonization. Although not the only source of legionellosis, legionella bacteria that reside in stagnant water conditions will flourish within a broad temperature range, typically 95°F to 115°F. Sources for legionella in a building system may include piping systems, cooling towers, decorative fountains, standalone ice machines, spas, etc. Specific to piping systems, shower vapour or the mist from a lavatory aerator in which the bacteria exists may be the source of introduction into the body’s respiratory system. Because bacteria multiply exponentially every few minutes, undisturbed sections of the piping can be the source of legionella contamination for the entire system, depending on the condition of the rest of the system. The bacteria will secrete a polysaccharide slime forming a biofilm on the inside of the pipe wall.

As the bacteria colony grows, so does the biofilm and the biofilm serves as a protective blanket for bacteria living within it, insulating the bacteria from disinfecting chemicals and temperature extremes. In the case of chemical disinfection, typically with an oxidizing agent like chlorine or chlorine dioxide, the disinfectant will only render inert what it comes in

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WINTER 2015 | Plumbing & Mechanical

15

pipes

contact with. How the bacteria is rendered inert depends on the type of disinfectant. While some disinfectants disrupt the bacteria’s DNA, other disinfectants interfere with the bacteria’s metabolic processes. In either case, while bacteria in the top surface of the biofilm may come in contact with the disinfectant, bacteria residing deeper within an established biofilm may remain undisturbed. The same phenomenon also applies to thermal disinfection. While the top surface of the biofilm may be at a high enough temperature to kill legionella, temperatures deep in the biofilm against the pipe wall or further along a dead leg may only be enough to temporarily prevent colonization. If the colony is not rendered inert throughout the system, it

will re-colonize after treatment, regardless of the treatment method used.

Arguably, one of the best approaches for minimizing the risk of legionella in a building plumbing system is to try to prevent it from occurring in the first place. Design strategies can be coupled with good operational and maintenance practices and a secondary disinfection program to effectively prevent a problem before it begins. Dead legs should be eliminated wherever possible and one solution is to daisy-chain fixtures so their individual drops (dead legs) are avoided. Anytime one fixture is used, the remaining fixtures will see flow up to the point of connection even if they are not used. In the case of seldom-used remote fixtures, water can be forced through the fixture (up

to the point of connection) with the use of a venturi. This concept manipulates the pressure across the fixture to induce flow thereby eliminating the dead leg that serves that fixture. These concepts require the designer to reconsider the branchand-tee concept. This means conventional sizing and layout may not be suitable for all parts of the plumbing system. Piping layout, fixture location, system balancing and pressure calculations may vary from current industry practices. It is up to the system designer to determine when the risk of legionella within the plumbing system requires specific attention as well as which disinfection methods and design concepts are best for minimizing that risk.

There are many factors which must be considered in minimizing the risk associated with legionella in building plumbing systems. These range from risk assessment, disinfection methods and effectiveness to system layout and sizing. Water quality and sound plumbing design involve far more than installing piping to connect fixtures.

As plumbing requirements and risks evolve, so too must the plumbing industry. PM Derek Bower is director of product management, metals at Viega LLC. The Viega Group manufactures and distributes the highest quality plumbing, heating and pipe joining systems in the world. www.viega.ca

The Industry Leader Through Customer Choice

Building Automation, Integration and Installation Services

Houle Electric’s DDC Building Controls team has the expertise to help you save substantially on your energy costs and capitalize on BC Hydro rebates.

Houle’s full integration services also include Data Networks, Security and Life Safety Systems, Power Quality and 24hr Service.

16

Plumbing & Mechanical | WINTER 2015

pipes

Engineered Pipe for LNG Facilities

by Jennifer Armitage

D

espite the current low price on the world market for natural gas, British Columbia is moving ahead with ambitious plans to extract, process and export significant amounts of natural gas in liquified form (LNG) starting from Haisla Nation lands in Northeast BC and ending up at export terminals near Vancouver and up the coast by Kitimat and Prince Rupert.

Under the Province’s original LNG strategy, plans called for up to 18 processing facilities at the export terminals, with three slated for completion by 2020.

These projects, representing the largest private sector investment proposals in British Columbia’s history, will support the province’s Canada Starts Here job plan to boost employment and the province’s economy by developing its natural gas resources for new markets. Due to the recent price shocks affecting energy, some of these projects will not be built or will be put on hold, but at least two — Shell LNG and Chevron LNG — will likely go forward at Kitimat, with LNG tankers leaving for Asian markets by the early 2020’s. Ultimately, of course, the price of natural gas will rise again and British Columbia’s LNG strategy — with its investments in pipeline, port and processing facilities — will yield big dividends for the people of British Columbia.

British Columbia has an estimated 2,933 trillion cubic feet of natural gas and converting that gas into a liquid form for transport involves chilling the gas down to -160° C. Once chilled, the natural gas becomes a liquid, condensing to 1/600th of its original volume. Converting the gas at the processing facilities involves construction of specialized piping systems requiring engineered pipe supports that can handle thermal and other dynamic load conditions at very low temperatures.

New extreme low temperature pipe support will be of interest to EPC (engineering, procurement and construction) firms and installing contractors in B.C. as work gears up in designing and building the processing facilities.

New pipe support lines like the Anvil XLT (extreme low temperature) provide an ideal solution to cold temperature piping applications, as they have been specifically engineered to support the specific loads and temperature requirements for the production, transportation and distribution of LNG. For extreme low temperature processing, engineered pipe supports are designed to meet standard specifications and international standards. A critical component in a low temperature pipe support is its PIR (Polyisocyanurate) insulation material, which is manufactured to the diameters of ASTM C 585 under carefully controlled conditions to ensure proper density, dimensional uniformity and stability. PIR materials are available in single and multilayer systems and have clean, sharp edges which are critical to ensure tight fit up.

Multilayered insulation features a ship lapped design that has stepped radial and offset longitudinal joints. These features guarantee perfect fit up with the pipe run insulation and prevent formation of a direct vapour path from the environment to the process pipe.

Also of importance is a pre-bonded vapour barrier consisting of a nearly impermeable fire retardant membrane that covers all exposed surfaces of the insulation and prevents moisture ingress. Such a vapour barrier can be sealed with pre-applied adhesive on overlapping segments of the vapour barrier. To cover the foil and provide additional protection and support to the PIR insulation assembly, a galvanized metal jacket can be added.

The standard pipe shoe base is manufactured from ASTM A-36 or A-515/516 Gr. 65 or 70 carbon steel. Slides can also be made available in ASTM A-240 Type 304 or 316 stainless steel to handle higher loads or special conditions. Standard Slides are available in three finishes standard primer, carbon-zinc, or hot dipped galvanized finish for corrosive environments. PM Jennifer Armitage is manager commercial operations for Anvil.

Anvil XLT extreme low temperature pipe shoes are available in pipe OD’s from ½” to 12” standard as well as larger OD’s up to 72” for custom applications.

Proud Member of:

Serving the Mechanical and Sheet Metal induStrieS in B.c. Since 1980 Fans | Vibration Isolation | Seismic Restraints Grilles & Diffusers | Fire Dampers | Louvres Flexible Duct

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airsystemsupplies.com

WINTER 2015 | Plumbing & Mechanical

17

technology

Avoiding System Integration Pitfalls

By Claude Nobauer

S

electing a controls contractor for Building Automation System (BAS) or temperature controls should never be a trivial task. Of course, price is a big issue, but other major issues including service, support, quality, and conformance hold equal weight. As we get involved in projects that are increasingly sophisticated and integrated, this gets even more complex and demanding. Suddenly the issue is not just who can provide the best BAS — but also, who to use as a systems integrator? The skill set includes knowledge of building systems including HVAC, lighting, power metering, and security as well as IT and business systems.

More and more suppliers from pumps to valves to RTUs not only claim to speak BACnet, for easy integration, but also now claim to be a turn-key control solution. They make claims about what they can do for their end users but require very specific environments and are not very realistic.

What are they offering to the client? A one size fits all solution and a sequence that cannot be altered.

With so many different manufacturers claiming to offer a generalized control solution, the system integrator ends up being handcuffed by their inherent limitations.

To truly understand the issue, we have to understand what BACnet, Modbus or LonWorks are. They are the communication protocol — a language that allows different controllers to communicate between one another. BACNet, Modbus and LonWorks do not define programming or have anything to do with the sequence of operation. The sequence is proprietary to the equipment. If the sequence needs to change to meet project conditions, it will be the responsibility of the mechanical contractor to get the 18

Plumbing & Mechanical | WINTER 2015

manufacturer’s representative to make those changes. Those changes can only be made if the controller supplied with the equipment is truly a “programmable” controller rather than a controller with a “canned” program. Canned programs are inflexible and do not address the uniqueness of the building (every building is different) with custom sequences. Factory provided prepackaged sequences are one size fits all and assume the factory knows better than the designer of the systems what the building/owner needs. How flexible and conducive are these products to future changes for enhanced energy strategies?

The common complaint we hear as integrators is that “of course you can do that, the equipment is BACnet!” The assumption is that because it can communicate via BACnet, we can monitor all points within the equipment, change the program and setpoints. But this is not the case, the integrator will only be allowed to read and write to the points that the manufacturer allows, with no ability to change that on the jobsite. We will only be able to schedule the equipment and trend the points that are “exposed” by the manufacturer.

If they do not “expose” the speed in a VFD or the pressure in an integrated pump package, the control contractor has no ability to monitor or trend that point. If the manufacturer does not allow the setpoint to be “written to,” then the integrator has no ability to change the setpoint regardless of the building or system conditions.

What standards do they have to meet? Unless a controller is BTL listed, it cannot claim to be BACnet compliant. Many manufacturers will claim to be BACnet compliant, but have never submitted their equipment to ensure that it meets the standards of BACnet International. BACnet International over-

sees operation of the BACnet Testing Labs (BTL) and ensures that the equipment adheres to specific requirements depending on the level of certification required. They maintain a global listing of tested products. Mechanical contractors should ensure that any product they purchase that needs to be integrated is BTL listed (http://www.bacnetinternational.net/btl/). As an integrator it is really easy to shift the blame if the product being integrated does not have the appropriate listings. It’s no different than plumbing fixtures without a CSA listing.

So does that mean that BACnet or integration in general is a bad thing? Obviously not, but thought has to be put into exactly how and what is to be integrated, and how that will affect the system as a whole. If the goal is to have the integrator or controls contractor to sort out all the sequences and ensure that everything is working as specified and make changes during the first year as site conditions change, then care must be taken to ensure that they are able to properly control all the equipment, monitor points required and change sequences of operation within the control system at a remote location. This ensures the long-term viability of the project and flexibility for the client.

We find that every owner, project, and market is different. For projects that are fairly basic, it may be alright to simply list acceptable contractors and suppliers based upon the designer’s experience and to allow the construction manager or mechanical contractor to select them based largely on price. But for more sophisticated projects, including those that include extensive integration, multiple buildings, or critical systems, it is incumbent on the mechanical contractor to use a formal pre-qualification process coupled with an owner directed selection process. Using this type of arrangement allows for a careful evaluation of products, experience, and commitment, resulting in the selection of what will ideally be the best supplier. In today’s modern world, the mechanical contractor is now the mechanical general contractor and the final and proper operation of the entire system is their responsibility.

With a little due diligence and confirmation of capability, the combination of integrator and equipment provider(s) can be solidified prior to construction. This, as well as consideration of all of the other variables will help ensure we deliver projects that complete an engineer’s vision and gives our mutual clients what they deserve. PM Claude Nobauer is the president and founding partner in Control Solutions Ltd.

association corner

Quality Assurance Certificate (QAC) Specified

M

echanical contractors should take note that the BCICA Quality Assurance Certificate (QAC) Program has recently been specified for both piping and duct insulation projects.

Integral Group has written the QAC into their master specification to ensure that mechanical insulation work is installed by qualified jour-

...the BCICA Quality Assurance Certificate Program has been specified for both piping and duct insulation projects. neypersons / apprentices, using materials that meet ASTM and CAN/ULC Standards.

The reference to a QAC is listed under “General” in the specification documents and may appear as follows: All insulation shall be in accordance with the latest edition of the “BC Insulation Contractors Association (BCICA) Standards Manual” as reference standard. This project requires the Mechanical Insulation Contractor to provide a BCICA Quality Assurance Certificate (QAC). The Mechanical Insulation Contractor shall register this project with BCICA and shall be in full compliance with

the requirements of the QAC Program. Materials must be installed by tradespersons with a Red Seal or TQ Designation in the Heat and Frost Trade as detailed in the QAC Program.

The standards that insulation materials must comply with are listed in the Quality Standards for Mechanical Insulation manual, rewritten and published by BCICA to meet or exceed current B.C. Building Code requirements.

All QAC work requires independent purpose-trained mechanical insulation (MI) inspectors assigned by BCICA through the project registration process. Mechanical insu-

lation contractors are required to register the project with BCICA upon being awarded the project. BCICA has designated several inspectors to inspect QAC work. Designated inspectors must have completed Certified Insulation Inspection courses (mechanical insulation only) facilitated by BCIT, a workshop on the QAC and the QAC Inspection Program through BCICA, and have demonstrated expertise in commercial construction quality assurance practices.

Mechanical contractors are reminded that the QAC is only available from BCICA members. PM

Insulation.

We have it all wrapped up.

lation Contra Insu cto rs bia m

tion cia so As

Briti sh Co lu

Only a BCICA member can offer you protection this reliable.

The BCICA Quality Assurance Certificate gives you the comfort of knowing that your expectations are not only met; they’re exceeded.

The very best materials, Red Seal certified installations, purpose-trained independent inspectors. Doesn’t that feel good?

Ask for the QAC on all your projects.

Find out more.

www.bcica.org 604.438.6616

brian.bcica@telus.net

WINTER 2015 | Plumbing & Mechanical

19

association corner

MCABC + the Ride to Conquer Cancer

MCABC Open-House and Holiday Fundraiser

M

M

CABC is joining the fight against cancer. Are you ready to get in on the action and be part of something BIG? The Ride to Conquer Cancer is a unique, two-day cycling event which will take place on August 29-30, 2015. MCABC is putting together a team of riders (from beginner to advanced, all levels are welcome to join!) Your participation will accelerate the conquest of cancer. The money raised for The Ride to Conquer Cancer will benefit BC Cancer Foundation and support leading clinicians, scientists, and researchers whose search for new discoveries and improved patient outcomes will have a real impact in our communities throughout the province and across Canada. MCABC is inviting members, friends, industry colleagues, and followers to join “TEAM MCABC” on this life-changing journey! To join the team, please call Jennifer Knight, at the Ride to Conquer Cancer Office: 1-888771-BIKE (2453) Ext. 7119. To make a donation to the MCABC Riders and to help support their journey, please email the MCABC office: staff@mcabc.org

CABC and the Stroke Recovery Association of BC (SRABC), would like to thank all silent auction donors, cash donors, and enthusiastic participants who contributed to the grand success of our Holiday Fundraiser on December 4th, 2014.

Thanks to their support, MCABC continues to raise generous funds for honorable charities in British Columbia. Together, the association raised $6,000 — a new record for MCABC! This money will be used to help stroke survivors and their families by offering information and programs after they leave hospital. With the help of MCABC’s donation, the SRABC will do their best to ensure that many stroke survivors continue to enjoy fulfilling and meaningful lives after stroke. Without the generous donations from MCABC’s members and networks, this could not have been possible. MCABC and SRABC are proud their collective accomplishment.

UPCOMING EVENTS Find complete events listing at www.mcabc.org/events April 1 Vancouver Chapter Meeting, Coquitlam

April 8 MCA Service Contractors Seminar, Coquitlam

April 11 & 12 Mechanical Estimating 101, Burnaby

t:604.942.0012

April 14 MCABC + SICA Joint Kelowna Chapter Meeting, Kelowna

April 20 & 21 Project Management, Burnaby

April 23-25 MCABC & CEC Supervisory Course (Part 1), Burnaby

May 7-9 MCABC & CEC Supervisory Course (Part 2), Burnaby

www.div15mechanical.com 604‐214‐8730

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Plumbing & Mechanical | WINTER 2015

Advanced Mechanical Solutions

May 29 Mechanical Estimating 201, Burnaby

mcabc

GAS CONTRACTOR

MECHANICAL CONTRACTOR

buyer's guide 2014 addendum

REFRIGERATION CONTRACTOR

Trotter & Mortan Building Technologies Inc.

Trotter & Mortan Building Technologies Inc.

Trotter & Mortan Building Technologies Inc.

200 - 5151 Canada Way

200 - 5151 Canada Way

200 - 5151 Canada Way

Burnaby, BC V5E 3N1

Burnaby, BC V5E 3N1

Burnaby, BC V5E 3N1

Phone: 604-525-4499

Phone: 604-525-4499

Phone: 604-525-4499

Fax: 604-525-4493

Fax: 604-525-4493

Fax: 604-525-4493

Website: www.trotterandmortan.com

Website: www.trotterandmortan.com

Website: www.trotterandmortan.com

Email: rdalzell@tmlgroup.com

Email: rdalzell@tmlgroup.com

Email: rdalzell@tmlgroup.com

Contact: Rob Dalzell

Contact: Rob Dalzell

Contact: Rob Dalzell

HVAC CONTRACTOR Trotter & Mortan Building Technologies Inc. 200 - 5151 Canada Way Burnaby, BC V5E 3N1 Phone: 604-525-4499 Fax: 604-525-4493 Website: www.trotterandmortan.com Email: rdalzell@tmlgroup.com Contact: Rob Dalzell

Kelowna - June 17, 2015 Kelowna Curling Club 551 Recreation Ave

www.bcea.bc.ca

PLUMBING CONTRACTOR Trotter & Mortan Building Technologies Inc. 200 - 5151 Canada Way Burnaby, BC V5E 3N1 Phone: 604-525-4499 Fax: 604-525-4493 Website: www.trotterandmortan.com Email: rdalzell@tmlgroup.com Contact: Rob Dalzell

Event Time 12:00pm - 6:00pm

www.mcabc.org

WINTER 2015 | Plumbing & Mechanical

21

political scene

Prompt Payment Legislation is Long Overdue

By Michael Geoghegan

I

t’s an old saying in business that cash flow is king. Anyone who is self employed understands this, yet in recent years there has been a troubling trend away from reasonably prompt payment schedules and towards an approach where sub-contractors are often waiting many months for payment.

In the United States there has been growing awareness of the problem and legislative action.

As a result every state government in the U.S. has enacted prompt payment legislation for public construction projects and over one third of U.S. states have enacted prompt payment legislation for private contracts.

In Canada there have been a number of provinces, including British Columbia, that have passed legislation regarding timely payment when it comes to public sector contracts. However with the exception of Ontario there has not been much legislative action to address this issue with regards to private sector construction.

In May of 2013 a private members bill, Bill 69, the Prompt Payment Act, 2013 received all party support when it passed second reading in the Ontario Legislature. However as is the case with most private members bills it did not become law.

However Prompt Payment Legislation is still very much a subject of serious discussion in Ontario. The Mechanical Contractors Association, in conjunction with other industry associations is hoping to get that same discussion started within our provincial government here in British Columbia.

One of the oft stated priorities of the B.C. government is the hiring of more apprentices by contractors. The 2013 Prism Report pointed out that there is a direct connection between prompt payment and the ability of contractors to hire more apprentices. Lengthy delays in payment to contractors discourage long-term payroll commitments and by doing so discourage investment in apprenticeships. This has a broader economic impact because the construction industry accounts for roughly 40 per cent of all apprenticeship in B.C. The lack of prompt payment legislation also acts as a barrier to smaller contractors in terms of bidding on projects. Unless you are large enough to handle significant delays in receiving payment, it is hard to compete. This lack of competition in turn drives up the cost of construction.

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Plumbing & Mechanical | WINTER 2015

It is for this reason that in addition to much of the United States, Prompt Payment Legislation has been adopted by many other jurisdictions including the Great Britain, Australia, Ireland and New Zealand. The European Union has also recently adopted a motion to require all members to enact prompt payment legislation.

So if we use the Ontario legislation as a model, what would that mean if similar legislation was enacted here in B.C.? Let us refer to this as the B.C. Prompt Payment Act. (Proposed) B.C. Prompt Payment Act:

• The Act would apply to every construction contract in British Columbia • Progress payments will be made on a monthly basis at the minimum • Final payment to be made no less than 30 days after application for payment has been made • A payee has the right to suspend work and enforce lien rights if a payer is more than seven days late • A payee has the right to information on the scheduled due dates for progress payments to a payer and the payer’s receipt of those payments • A general contractor and sub-contractor have the right to reasonable financial information regarding the owner’s financial arrangements to meet its payment obligations.

...trade contractors working on construction projects deserve to be paid in a timely fashion....

General contractors and trade contractors working on construction projects deserve to be paid in a timely fashion for the work they have completed, like any other business operating in British Columbia.

In those jurisdictions where it has been enacted, prompt payment legislation has resulted in more construction jobs, encourage greater use of apprentices, enabled more investment into machinery and equipment and lowered the cost of construction. It has also enabled smaller firms to compete and bid on construction projects.

The view and opinions expressed herein are those of the author.

So in addition to the aforementioned benefits to both the consumer and construction sector, as well as increased employment and more apprentices being hired for longer periods of time. there lies perhaps the biggest benefit of all to government, this legislation doesn’t require a budgetary line item.

In fact it would be difficult to think of a potential piece of legislation that requires no substantial cost outlay that benefits business, consumers and labour to such an extent. It also appeals to the public’s innate sense of fair play. People and companies deserve to be paid in a timely manner for the work they do.

The biggest enemies in terms of getting prompt payment legislation passed in British Columbia are lack of awareness and lack of effort. There is an overall lack of awareness within government that this is a pressing and growing problem.

To solve this will require a concerted effort not just from the multitude of construction sector associations, but also from individual contractors as well. If we collectively sit on our hands waiting for Ontario to pass its legislation and then hoping B.C. will follow central Canada’s example, then we will be waiting many years if not decades for such legislation.

If however we make a concerted effort, this is legislation that could easily be enacted before the next provincial election which is just over two years away. PM Michael Geoghegan is a government relations consultant (lobbyist) based in Victoria.

2014-2016

MCABC BOARD MEMBERS President Wayne Davidson Davidson Bros. Mechanical Contractors

Executive Vice President Dana Taylor

Vice President Dale Miller Division 15 Mechanical Ltd.

Vice President Andrew Wong Alpha Mechanical Contracting Ltd.

Secretary Treasurer Dean Loewen Daryl-Evans Mechanical Ltd.

Vice President MIRA Chairman Rob Noel, BC Comfort Ltd.

Associates Chairman Earl Storey B.A. Robinson

Associates Vice-Chairman Mark Humphrey Wolseley Mechanical Group

Director Brian Bradshaw Altac Services Inc.

Director Brad Haysom Tight 5 Contracting Ltd.

Director Richard McLatchie Lockerbie & Hole Contracting Limited

Director Ross MacDonald Control Solutions Ltd.

Director Angus Macpherson Cairnview Mechanical Ltd.

Director Mike Ohlmann Fred Welsh Ltd.

Director Brad Popoff Equity Plumbing & Heating Ltd.

Director Dan Taillefer Viaduct Sheet Metal Ltd.

Director Len Voon Aarc West Mechanical Insulation Inc.

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