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Due Diligence Studies and Reports Types of Applications:
The evaluation is known as a building audit - an assessment of the condition of the components or systems of a building. The condition of those components and systems provides a measure of the quality of existing maintenance procedures and can also provide a determination of their life-expectancy. Typically, audits are conducted when a building is to be purchased, leased, or considered for a major renovation to meet the needs of its occupants or to comply with current Building, Fire, or Electrical Codes. The goal of all audits is the early detection of potential problems in the building - preventing component or system deterioration or failure. The ultimate success of a building audit depends on engineering experience in the specific disciplines as required. Axiom Engineering can help your client with all his Electrical audit needs including lighting, power distribution, life safety systems, emergency power and lighting, lightning protection systems, and telecommunications infrastructure. Our audits are conducted based on the models published by the National Research Council of Canada and the Institute for Research in Construction's Protocol for Building Condition Assessment guide. We assess electrical systems with respect to safety, operating condition, serviceability, and functionality compared with expected operation. The assessment process is a non-obtrusive site survey and inspection based on user input and review of existing documentation. Axiom Engineering goes further and contacts local utility officials to determine the history of power quality and reliability for your client's building - allowing us the make recommendations to improve this important aspect of the electrical distribution system. In the course of a normal
building audit, Axiom Engineering reviews and reports on the following
systems - each is evaluated with respect to type, condition, capacity,
and adequacy of service.
The ventilation, security, and other safety concerns with respect to clearances and hazardous substances such as PCBs. The condition of the incoming and branch cabling will also be visually examined for proper support and condition of insulation and connections. We'll also examine the capacity of disconnect switches, breakers, and panelboards in relation to their expected loads to indicate potential loading problems and future power capacity. We can also make recommendations with respect to thermographic scans if we suspect a problem with excessive loading of a system. Our final review of distribution systems involves the administration aspect of electrical equipment in terms of identification and proper labeling. This type of information is important because it gives your client a physical inventory of his equipment and service capacities with ratings - assisting in maintenance and system upgrades. 2. Lighting Systems When assessing the interior and exterior lighting systems we determine the appropriateness of lighting types with the building use and specific application. The type of the mounting system and quality of installation is surveyed, indicating the condition of luminaires and respective maintenance quality. Axiom Engineering also takes illumination level measurements within each room, including sample wall reflectances that allow us to make specific recommendations for improving the quality of lighting as required. The adequacy of control points and compliance with current ASHRAE 90.1 standards are reviewed and included in our report. We also examine the existing installation to determine if there's an unusual level of lamp replacement required which indicates a maintenance or over-voltage condition. For exterior luminaires, we examine the existing forms of security in place against vandalism of the fixtures and the suitability of the units for the application environment. The existing emergency lighting and exit sign layouts are reviewed with respect to the building's floorplan and exit door locations. Where we find that the location and quantities of emergency light fixtures and/or exit signs is insufficient to meet local Code requirements, we'll make recommendations and provide unit quantities. While reviewing the unit locations, we also inspect the emergency light fixtures and exit signs for signs of degradation, lack of maintenance, and improper installation techniques. Where it doesn't cause disruption to normal operations, the emergency lighting system is tested and evaluated for performance. If changes are required to improve safety or to meet Codes, we make recommendations and provide unit quantities. A survey of the existing emergency distribution system(s) including battery or generator ratings and capacities is reported including the condition and maintenance of the generator, batteries, and cabling. The possibility for system expansion is reviewed and compared to your client's future load requirements and power quality issues. For battery-type systems, the condition of the cells, wiring, and existing ventilation is critical for safety and system reliability. Special precautions must be taken with these systems, particularly with wet-cell type installations. Emergency generator systems must be examined for regular maintenance schedules and expected remaining life. The automatic transfer switch which transfers the emergency power to the distribution system must be verified for proper operation. Testing the transfer requires coordination with the client's use of the building since normal power must be de-energized to test generator or battery start-up and emergency power transfer. 5. Fire Alarm Systems The existing fire alarm system layout is reviewed with respect to the building's floorplan, exit doors, and current use of space for adequate audible or visible signal coverage and manual pull station positions. Where we find that the location and quantities of fire alarm system devices are insufficient or inappropriate to meet local Code requirements, we'll make recommendations and provide unit quantities. While reviewing the device locations, we also inspect the units for signs of degradation, lack of maintenance, and improper installation techniques. If changes are required to improve safety or to meet Codes, we make recommendations and provide unit quantities. The preliminary evaluation of these systems involves the determination of type of equipment, system ownership, and responsibility of system repair and maintenance. The actual cable rating and capacities are reviewed and we determine the adequacy of the system for the application. Axiom Engineering can then make recommendations to upgrade the telecommunication system(s) in a manner that will provide future versatility for capacity and expansion. Where there is no existing data communications system, Axiom Engineering can develop a telecommunications structured cabling infrastructure program for your client that is tailored to the existing structural features of the building to reduce installation costs. This structured cabling program includes specifications for backbone cabling and horizontal cabling solutions based on your client's current and anticipated requirements. The preliminary evaluation of these systems involves the determination of type of equipment, system ownership, and responsibility of system repair and maintenance. The cable types and capacities are reviewed and we determine the adequacy of the system for the application. Axiom Engineering can then make recommendations to upgrade or revise the CCTV or security system(s) in a manner that will provide future versatility for capacity and expansion.
Where we note that an installation is at risk of lightning strike, we make recommendations on the type of lightning protection system that should be incorporated to provide and adequate level of safety based on cost considerations and building operation. Where problems with harmonics are suspected, we will conduct a preliminary analysis to determine whether specialized analysis equipment is required to isolate the problem. If this is the case, we will retain or refer the owner to a specialized services firm and oversee the remainder of the analysis.
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