Electrical and Mechanical Engineering Services. Survey Report. Sussex Lodge and Stanhope Terrace London W2 OSCAR FABER

Transcription

1 Electrical and Mechanical Engineering Services Survey Report Sussex Lodge and Stanhope Terrace London W2 OSCAR FABER October 2000

2 Contents 1 Introduction The Purpose of the Report Building Description Type of Survey 1 2 Executive summary Mechanical Services Electrical Services Lifts 3 3 Mechanical Services Heating Car Park Ventilation Water Storage 5 4 Electrical Services Low Voltage Distribution Lighting and Emergency Lighting Security and CCTV Fire Detection and Alarm 7 5 Lifts Descriptions 8 Appendix - Photographs

3 1 Introduction 1.1 The Purpose of the Report The purpose of this report is to provide details of the findings of the survey of the mechanical and electrical engineering services carried out by Oscar Faber. Oscar Faber Facilities Engineering carried out the inspection on Tuesday 3rd October 2000 under the instruction of Sussex Lodge Investments Limited. The purpose of the survey was to ascertain details of the existing engineering services throughout the building and to review the overall condition. 1.2 Building Description The property comprises of three residential blocks providing a total of 45 individual residences from ground to sixth floors, in addition to which there are three ground floor reception lobbies, stair cores and secondary means of escape. There is an underground car park at basement level. The boiler room is located at basement level to the rear of the property and lift motor rooms and water tank rooms are located on the roof. 1.3 Type of Survey The survey consisted of a visual inspection only' of the mechanical and electrical engineering services. No tests, operation of equipment or detailed calculations were carried out in connection with the survey. The internal landlord areas of the building were viewed in detail including plant rooms. No access panels were removed to expose concealed services and no assessments of running costs have been carried out. A review was also carried out of the services within three of the flats.

4 2 Executive Summary The electrical and mechanical engineering services within the landlords areas have reached the end of their operational life and consideration should be given to their replacement. 2.1 Mechanical Services The property is heated from a central boiler plant located in the boiler room. The domestic hot water boiler has already failed and been replaced with a temporary boiler located in the car park. Due to the age of the remaining boiler plant it is only a matter of time before this plant also fails. The pumps and controls are all of a similar age and should be replaced. The pipe work insulation throughout the boiler room and car park may contain asbestos. We recommend that the insulation is tested and sealed or removed as necessary. The distribution pipe work and radiators throughout the property appears to be the same age as the boiler plant. We are concerned about the possible internal condition of the pipe work and radiators due to the lack of water treatment. We recommend that a number of sections of pipe work and radiators be removed to check the internal condition. The installation of the temporary boiler is poor. The new pipe work has been installed uninsulated which is adding to the build up of heat, within the boiler room. The pipe work has been tied / suspended to the oil distribution pipe work. The car park ventilation system appears to be in a poor state of repair and at the time of our inspection was not operating. There appears to be a time clock control of the system, which should be removed to allow the system to operate 24 hours a day. A number of the grilles have been damaged and should be replaced. The head porter was unsure as to whether the car park has a Petroleum Licence. We recommend that discussions take place with the Local Authority and Fire Officer about their requirements for the safe operation of the car park. The water tanks for the three blocks are all located at roof level. The tanks do not comply with Water Bylaw 30 and should be replaced. 2.2 Electrical Services There are three electrical risers within the building serving the flats. The cables within the risers are paper insulated lead feeding distribution boards on each floor which in turn provide supplies to the individual flats. A small number of the distribution boards have been replaced, but the majority are original. These are in a poor and dangerous condition with exposed live parts. The feeds to the flats are carried out in Vulcanised Indian Rubber (VIR) cable. The entire electrical distribution system should be replaced as a matter of urgency. As an interim measure prior to work commencing we recommend that all of the distribution boards are sealed and danger notices fitted.

5 2.3 Lifts We are concerned about the electrical distribution within the car park where it would appear that Electricity Board seals have been broken to gain access to an unmetered supply. We recommend that London Electricity be invited to the property to re seal their equipment. The electrical services within the individual flats appear to be the responsibility of the flat owners. From the three flats that we reviewed the flats appear to have been rewired. The building is provided with three passenger lifts and two goods lifts. All five lifts are located in the central cores and service all floors from ground to sixth. All of the lift motors appear to be original and are showing signs of age and leaking oil. Three of the lifts have had new control panels fitted. Consideration should be given to the complete replacement of all five lifts including the renewal of all door controls and safety devices to the latest British Standards.

6 3 Mechanical Services 3.1 Heating Description Heating is provided throughout the property by 3 No Britannia oil fired boilers, located in the basement boiler room at the rear of the property. Associated with the heating boilers are distribution pipe work, pumps and controls. Domestic hot water is generated from a temporary oil fired boiler located in the car park. The boiler is connected into the original domestic hot water distribution pipe work located in the boiler room. The domestic hot water boiler has already failed and been replaced with a temporary boiler located in the car park. Due to the age of the remaining boiler plant it is only a matter of time before this plant also fails. The pumps and controls are all of a similar age. The pipe work insulation throughout the boiler room and car park may contain asbestos. The distribution pipe work and radiators throughout the property appears to be the same age as the boiler plant. We are concerned about the possible internal condition of the pipe work and radiators due to the lack of water treatment. The installation of the temporary boiler is poor. The new pipe work has been installed uninsulated which is adding to the build up of heat, within the boiler room. The pipe work has been tied / suspended to the oil distribution pipe work. Recommendation We recommend that a number of sections of pipe work and radiators be removed to check the internal condition. We recommend that the insulation is tested for asbestos and sealed or removed as necessary. We recommend that the boiler, pumps and associated controls are replaced. 3.2 Car Park Ventilation Description The car park is provided with a mechanical ventilation system consisting of an extract fan, distribution ductwork and a series of low level grilles. The car park ventilation system appears to be in a poor state of repair and at the time of our inspection was not operating. There appears to be a time clock control of the

7 system, which should be removed to allow the system to operate 24 hours a day. A number of the grilles have been damaged. The head porter was unsure as to whether the car park has a Petroleum Licence. Recommendation We recommend that discussions take place with the Local Authority and Fire Officer about their requirements for the safe operation of the car park. The damaged grilles should be replaced. 3.3 Water Storage Description Water storage is provided to the property in the form of two water storage tanks located at roof level. The tanks do not comply with Water Bylaw 30. Recommendation We recommend that the water storage for the property be recalculated and new tanks provided.

8 4 Electrical Services 4.1 Low Voltage Distribution Description There are three electrical risers within the building serving the flats. The cables within the risers are paper insulated lead feeding distribution boards on each floor which in turn provide supplies to the individual flats. The electrical services within the individual flats appear to be the responsibility of the flat owners. From the three flats that we reviewed the flats appear to have been rewired. A small number of the distribution boards have been replaced, but the majority are original. These are in a poor and dangerous condition with exposed live parts. The feeds to the flats are carried out in Vulcanised Indian Rubber (VIR) cable. Recommendation The entire electrical distribution system should be replaced as a matter of urgency. As an interim measure prior to work commencing we recommend that all of the distribution boards are sealed and danger notices fitted. We are concerned about the electrical distribution within the car park where it would appear that Electricity Board seals have been broken to gain access to an unmetered supply. We recommend that London Electricity be invited to the property to re seal their equipment. 4.2 Lighting and Emergency Lighting Description Lighting and emergency lighting are provided throughout the common parts using a variety of luminaires. The cabling that was accessible for inspection was all PVC insulated. The lighting generally appears to be adequate for is use. 4.3 Security and CCTV Description Access to the three entrance lobbies is controlled via an intercom system linked to the individual flats. There are a number of CCTV cameras located within the entrance lobbies and around the perimeter of the building, all linked back to a series of monitors and video recorders.

9 None 4.4 Fire Detection and Alarm The building does not have a fire detection and alarm system.

10 5 Lifts 5.1 Descriptions The building is provided with three passenger lifts and two goods lifts. All five lifts are located in the central cores and service all floors from ground to sixth. All of the lift motors appear to be original and are showing signs of age and leaking oil. Three of the lifts have had new control panels fitted. Recommendation Consideration should be given to the complete replacement of all five lifts including the renewal of all door controls and safety devices to the latest British Standards.