Imagine a 10-story office building in Lagos. Each time the generator requires service, a different contractor is called. The same is true for electric and plumbing repairs. Each service contractor addresses a specific service need and does not integrate with other services. Each has a blind spot.
For instance, if diesel consumption increases over three months, no one is likely to investigate the possibility of a stuck changeover switch allowing the generator to run after power is restored. Similarly, no one is likely to connect increased diesel consumption to a malfunctioning float valve that keeps a borehole pump cycling on and off every few minutes.
This is the gap that integrated facility management in Nigeria is meant to address. It integrates the management of services to provide a centralized and coordinated approach to service delivery.
Problems associated with separating management of building utilities
In the absence of an integrated facility management approach, numerous contracts for facility management result in countless reports and information generated which are fragmented. Service reports and information are available to contracting parties and service providers only. Contractors resolve the issues they are hired for without connecting the dots. The building owner ultimately pays for every symptom, while the underlying cause goes unaddressed.
Connecting Power Management with Daily Building Operations
Knowing when and why the building is using energy is the foundation of reliable power and utility management services. Understanding the daily load profile and the split between grid and generator hours, and knowing which systems and floors are the heaviest, helps the facility team make decisions.
Knowing the demands allows the team to implement management of the generators. It is better to run one generator at a higher load than to run two generators at light load. Load sharing and changeover timing need to be evaluated on a continuous basis.
Knowing demand also allows the team to implement load management. Knowing when a tenant works past the normal hours allows the team to plan when to shut down central cooling without cutting off occupied floors. Energy management in commercial buildings depends on this kind of operational knowledge.
Improving HVAC and Electrical Efficiency
In most Lagos office buildings, air conditioning is one of the largest electrical loads. This makes HVAC scheduling and maintenance a power management concern.
Doing walk-around inspections helps identify waste. For example, leaving a split unit on to cool a meeting room that is empty increases the building load unnecessarily. Thermostats set too low or AHUs coming on far too early are common. Refrigerant leaks increase the load on the unit.
Routine testing of distribution board terminations helps identify hot spots, and address potential failures. Unbalanced loading across the phases of the generators causes overheating, which, in turn, increases the strain on the generators.
Nothing should affect the comfort of occupants or the integrity of essential services. Intelligent energy management in commercial buildings ensures that cooling and lighting is not paid for to air condition and illuminate empty spaces.
Optimizing Water Systems
In Nigeria, water is often pumped from a borehole, treatment plant or reservoir to a rooftop tank. Water lost to a leak is paid for in terms of the electricity or fuel used to pump it.
Continuous cycling of a pump is often caused by a leak or other water loss in the system. The plumber focuses on water, while the electrician is concerned about a motor burning out from overheating.
When both focus on the problem, it is easier to pinpoint the cause. Continuous checks on water levels, scheduled servicing of pumps, and monitoring how long pumps run are some of the core practices of facility utility management in Nigeria.
Preventative Maintenance
Preventive maintenance programs change the likelihood of a breakdown and help address problems proactively. A pump with well-maintained bearings uses less current, and a generator with serviced injectors burns less fuel.
A well-orchestrated maintenance program ties tasks to usage and records what was found. These help pinpoint assets that use more fuel, water and energy than is appropriate. This is the baseline for energy management in commercial buildings.
The Benefits of Centralized Data and Contractor Harmonization
When electricians, HVAC technicians, generator contractors, and plumbers are consolidated into a single maintenance system, facility managers are often able to gain insights and identify trends across various trade disciplines.
Using centralized data also increases accountability. If a breaker trips three times in a month, there is a clear history and an owner for that trip and the associated correction. A single scheduled shutdown for electrical maintenance can also be used to service pumps and the HVAC plant.
For multi-tenant properties, integrated facility management services in Lagos simplify reporting to landlords and tenants, as data for utilities, maintenance, and costs are consolidated.
What Facility Managers Should Measure
Practical tracking should include the following:
- Electricity consumption by meter
- Generator running hours
- Diesel consumption reconciled against generator running hours
- Water pump running hours
- Equipment downtime
- Time taken for repairs and maintenance
- Recurring equipment faults
- Utilities expenditure
These numbers should be tracked over time to help identify trends. For example, if the facility management company is able to identify that the consumption of diesel used to power the generators has increased while the running hours have not, it may be indicative of a different issue from when the consumption of diesel used to power generators increases and the grid supply worsens. As a general rule, facility management companies should measure and compare the trends for a specific period over the years. Such comparisons are central to facility utility management in Nigeria, since grid availability varies by location and season.
How Provast Limited Supports Integrated Facility Management
Provast Limited is a facility management company based in Lagos. It offers a range of services including power management and generator maintenance, air conditioning and electrical installation and maintenance, water and sewage treatment, and lift maintenance.
Its Integrated Facilities Solutions brings these services together with energy and utility management as well as planned preventive maintenance. Property management services include tenant and financial management.
For owners seeking integrated facility management services in Lagos, Provast brings a single, coordinated team, instead of multiple contractors, to address client needs. Its power and utility management services are part of the broader maintenance services the company offers.
Frequently Asked Questions
What Does Integrated Facility Management Cover in a Commercial Building?
Integrated facility management encompasses all maintenance services including electrical, generator and HVAC, as well as plumbing, cleaning and security services.
How Can Coordinated Management Help Reduce Diesel Consumption?
When the building management team reviews generator running hours and changeover performance, as well as building load, they are able to identify faults in equipment that cause unmanaged high demand. Results vary depending on the condition of the building and the availability of the power grid.
What Utility Records Should a Facility Manager Keep?
At a minimum, a facility manager should keep records of grid meter readings, generator running hours, diesel delivered and consumed, water consumed, pump running hours, equipment downtime, recurring faults and maintenance.
Would it impact occupant comfort to cut back energy use?
It shouldn’t. The focus is on cutting energy waste (cooling, lighting and pumping, for example) that provides no value to the user while ensuring the continual operation of the system that provides fresh air to the user, comfort conditioning and other critical system, services and functions.
Is an integrated approach viable for multi-tenant buildings?
Yes, it is. Consolidation of building maintenance and utility data simplifies the report to building owners and tenants and helps explain the cost of shared services.
What is the upshot of all this?
Isolated cost cuts for energy and water seldom yield expected results. The main obstacles to running facilities and equipment efficiently are lack of coordination, poorly kept records and neglect in day to day operations. Good facility utility management in Nigeria addresses all three together.
In the same vein, the practical case for integrated facility management in Nigeria is that the owners, developers and property managers understand that the plant, equipment, systems and services that make up the building (e.g. generators, HVAC, electrical and water systems) are integrated and interdependent. When comparing integrated facility management services in Lagos, they would like to know how the prospective service partner integrates its reporting and maintenance. In addition, clients want to know if its power and utility management services are wrapped around daily operations or managed as a separate contract.
Looking to boost power reliability and improve utility performance across your commercial properties? Contact Provast Limited to find out about integrated facility management solutions.