Preparing Better Responses to Changing Environmental Conditions

Financial constraints and unforeseen world events have spurred a recent trend among property developers and real estate owners, especially in the healthcare sector. Rather than investing in new builds, many are exploring options for updating and optimizing their existing portfolios.

Facility condition assessments (FCA) provide critical insight to identify vulnerabilities and determine the best options for enhancing the operational efficiency of the existing portfolio at minimal cost to ownership. FCAs are comprehensive evaluations of a facility and its assets involving in-depth inspection and analysis. They are often delayed until planned maintenance activities or repairs are scheduled, but completing FCAs on a regular schedule can help avoid these altogether.

Two recent environmental concerns — the smoke fallout from increasingly prevalent major wildfires and record-setting average surface temperatures of the planet — are prime examples of scenarios in which property developers could benefit greatly from the findings of an FCA.

“Our clients who completed FCAs prior to wildfire activity knew exactly where all of their air filters were, what their current conditions were, their ratings, the status and capabilities of HVAC systems, and so much more,” said Jaco Cronje, vice president and director of systems integration for the Property and Buildings business at WSP in the U.S. “This is critical information needed to maintain indoor air quality requirements during and after these events, informing if you need to do re-circulation, change operations to mitigate the poor air quality, or if the external air intake is no longer an option in air-balancing sequences.”

Enhanced indoor air quality is crucial for maintaining a healthy and comfortable environment in any facility. Poor indoor air quality can have negative effects on the health and productivity of occupants, leading to increased absenteeism and decreased overall satisfaction. In the healthcare space, this impact is significant to care givers and patients alike.

FCAs are among the most effective proactive measures ownership can take to fortify an existing real estate portfolio and combat these realities.

“Knowledge of existing building facades, mechanical plant equipment status and sequences of operation can help mitigate the adverse impacts of environmental scenarios to healthcare facilities,” Cronje said. “WSP has managed and overseen numerous FCAs for clients from various sectors, including healthcare.”

In recent weeks, the average global surface temperature has hit all-time highs in addition to several examples of record-setting extreme heat, most recently reaching 131 degrees Fahrenheit in Death Valley, California.

Applications of FCAs in response to extreme heatwaves include extending the use of data generated by all facility-related control systems — such as the lighting control system occupancy sensors — as an input into a facility’s HVAC system, deploying and monitoring indoor air quality through IoT (internet of things) sensors or leveraging automated shade control.

“Data offers insights into facility operations, from the alarm status of equipment through to the movement of people, and from trend analysis to equipment operations anomaly detection,” Cronje said. “The facility has so much to tell us. We simply need to listen.”

During an FCA, Cronje said that WSP’s trained professionals conduct visual inspections of the facility, documenting observations, deficiencies and recommended actions. A typical FCA assessment covers:

• Structural conditions: Examining the integrity of a building’s foundation, walls, floors and roof.
• Mechanical and electrical systems: Assessing the performance and maintenance needs of HVAC systems, plumbing, electrical panels and equipment.
• Life safety measures: Evaluating the presence and functionality of fire suppression systems, alarms, emergency exits and other safety features.
• Environmental factors: Considering the impact of indoor air quality, lighting, acoustics and accessibility on occupant comfort and productivity.

By undergoing regular FCAs, facility owners and managers can reap several benefits, including:

• Improved indoor air quality: FCAs help identify potential sources of indoor air pollution, such as mold, asbestos, or volatile organic compounds. By addressing these issues promptly, organizations can create healthier environments for occupants.
• Proactive maintenance: FCAs provide insight into areas requiring immediate attention as well as those needing future maintenance. This proactive approach minimizes emergency repairs, extends the lifespan of assets and optimizes maintenance budgets.
• Energy efficiency: Assessing the condition of HVAC systems, insulation and windows allows organizations to identify energy-saving opportunities. Addressing inefficiencies and implementing energy-efficient upgrades can lead to substantial cost savings and a reduced carbon footprint.
• Compliance with regulations: FCAs help ensure compliance with safety and building codes, reducing legal and financial risks for facility owners.

“When we execute an FCA, we look at the facility and its systems using a three-tier approach of identifying the current condition, determining the remaining lifespan and outlining opportunities for enhancement,” Cronje said. “By thoroughly evaluating and monitoring the condition of a facility, decision-makers can identify potential sources of air pollution and take appropriate actions to mitigate them.”

WSP’s tier-based FCA approach considers:

• First-tier operational efficiency: Assessing the current operational condition or functionality of an asset. Put simply, “does it run?”
• Second-tier operational efficiency: Identifying opportunities to increase the operational efficiency of an asset by incorporating data from other control systems, such as establishing a converged network and standardizing on open building protocols like BACnet to enhance the data exchange capability of the respective facility control systems.
• Third-tier operational efficiency: Enhancing the cybersecurity posture of the facility by improving the resilience of all facility-related control systems. This includes building automation, lighting control systems, electronic security systems, nurse call systems and audio-visual, among others.

“FCAs play a vital role in overall facility management and enhancing indoor air quality while building owners navigate the challenges brought by a changing climate and associated extreme weather events,” Cronje said. “By identifying areas that require maintenance or upgrades, organizations can ensure that their indoor air quality meets or exceeds recommended standards.”

This approach leads to improved occupant health and comfort, reducing the likelihood of respiratory issues, allergies and other health problems associated with poor air quality. It also improves energy efficiency by identifying inefficient equipment and poorly designed or implemented sequences of operations.

Regulations and ordinances set the bar for compliance and reporting, which requires awareness and often real-time knowledge. And, when extreme weather events strike, a recent FCA can help expedite decision-making and response, ultimately helping buildings remain operational while providing a safe environment for occupants.

Enhanced indoor air quality has a positive impact on an organization's reputation and stakeholder satisfaction.

“Demonstrating a commitment to providing a healthy and comfortable indoor environment attracts and retains employees, customers and visitors leading to increased revenue opportunities, better attendance and improved productivity, and overall stakeholder satisfaction,” Cronje said.

Click here for more information about WSP’s property condition assessment services.

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