Technical Due Diligence
Asset Register

Building Information Modeling - BIM
Building Controls Audits

Indoor Environmental Controls
Mechanical Services Audits

Technical Due Diligence

Technical Due Diligence in Commercial Property

Our engineering and construction back ground, coupled with our supply chain for access to specialized suppliers for relevant operations and cost data, provide the foundation and expertise for comprehensive due-diligence results. Our team can deliver a comprehensive appraisal, investigating building assets, for the following parameters:

Due-diligence reporting

Reporting is always accompanied by digital photographs embedded into our report, this ensures the logicality of our comments for easier understanding. Any additional information from suppliers is also accompanied by the suppliers contact details, the date upon which the information was sourced and whom we spoke to. This ensures easier flow of follow up information for any future projects and/or any additional information which might be required by our client.

Technical Due Diligence, Engineering Due Diligence, Building Services Due Diligence

Similar titles,essentially for the Due Diligence upon the services, or fixed assets, which support the operations of the building. Typically these fixed assets are the biggest energy consumers, such as electors, Chillers and Lights, and they hold the greatest cost for upgrades and/or replacement.

Obsolescence is the greatest key factor when considering replacement of these assets, as the older technical equipment becomes, the harder is it to source. For example, the printed circuit-boards which controls the lift services; these PCB’s are usually installed in the lift motor room serving the heaver high-voltage control equipment for the elevators.

These controlling printed circuit boards(PCB’s) are typically single vendor original equipment manufacture, hence, the price will increase as they become older and are phased out by the O.E.M. These parameters need to be considered when delivering a due diligence report.

The list is below is a brief outline of just a few of the fixed assets, within a building’s services installation, which we would typically consider for inclusion into a due diligence report.

Mechanical HVAC Services

Due Diligence in HVAC can offer some genuine opportunities for major savings and major costs. Consideration for "end of life" costs on major pant equipment must include the installation. Its pointless using just the value of the equipment as it may on constitute only circa 25% of the overall cost of replacement.

Given the technologies with "Building Management Systems" (BMS), automation, refrigerant gases and chillers, there may be serious costs savings in energy consumption in replacing or upgrading existing HVAC plant, even though it is not at the end of its life term.

New technologies are often smaller and have been designed to be dismantled and delivered via elevator services, as opposed to the huge costs involved with "craning" the equipment into the building from the street. New installation costs, engineering strategies have already reduced new plant delivery and installation times and budgets, compared to ten, or fifteen years ago.

old pneumatic heating hot water control valve

Pneumatic Two Way Valve and Actuator where the valve is leaking at the stem. its fine to say the valve can be replaced but there is peripheral equipment which makes this work, there is will not be a "like for like" available and there will be additional asbestos concerns as the gaskets will likely have asbestos. That $300 valve is now really looking like $4000.

Mechanical HVAC Plant

Air Handling Units
Chillers
Cooling Towers
Chilled water
Condenser water
Hot water pumps
Boilers
Control Systems, BMS, BMCS, BAS
Fan Coil Units
Package Units (DX refrigerated systems)
Split A/C units (domestic type)
CRAC Units (Computer Room Air Conditioning)
Essential Fire Services Operations
Ventilation and Exhaust fans

a 1980 style fab coil unit with the motor, fan belt and a 7 spoke pulley on the fan shaft, we can also see the cooling coil in the background" width="400" height="300" /> HVAC Comprehensive and preventative Maintenance

Building Services - General

Plumbing
Drainage
Domestic Hot Water Systems
Water Tanks - (Town water, Sprinkler, Flusher)
Electrical Switchboards, Distribution Boards
Doors and Garage Roller Doors
Lighting - (common areas, General)
Carpets, floor coverings

open drain which has a broken pipe in basement car park

Plumbing: note the hole in the middle, this is a collapsed pipe, note the water on the right, this water is seeping under the concrete slab. this drain is not a drain but a whole in basement floor. repair costs, circa $50,000. Doesn't look like it does it!

Fire Systems

Passive detection
Wet / Sprinkler
VESDA
Pre-Action Systems
Mechanical Essential Services (fire Dampers, Shut down,Matrix, AFSS Certification)
Evacuation system
Tanks

Fire Sprinkler System - Looking From the Inside Out of the pipe

Fire Sprinkler System which has corroded over many years form the inside out, the metal used in this instance is not the same grade seen today. The issue for the Landlord, is these corroded joins have small leaks, the leak drops the pressure in the system and triggers and alarm, this ensure two fire trucks turn up at circa $1500 each. Effective Technical Diligence and preventative maintenance can save you thousands, literally!

Electrical

General Lighting
Emergency Lighting, including Software and PC
General Electrical
Main Switchboard
Distribution switchboards
Mechanical Services Motor Control Centers (MCC)

1960's switches three phase, installed in a switchboard in a commercial building" width="400" height="300" /> Technical Due diligence will reveal obsolescent equipment and their peripheral devices or connections

Elevators

Hazard and Risk assessment
Ride Performance
Acoustic Performance
Aesthetics
Longevity
Reliability
Serviceability
Access for Persons with Disabilities
Building Owner/Occupier Needs
Capital Expenditure requirements
Maintenance Condition and Performance

HVAC Mechanical Services Audit Pre-inspections for Commercial Property

Obsolescent fan coil units and control equipment such as these generate risk in reliability and safety, are you aware of the indirect costs this risk can generate? are you prepared to invest in a commercial building without knowing your risk?

Car Park Ventilation

- Fans and Motors, Variable Speed Drives - Carbon Dioxide Monitoring - Garage Doors - Car lifts, elevators, turning plates,

Technology in buildings

Building Management Systems - Access Control Systems - Security Systems - Energy Management Systems, including Metering - Data center support systems (including HVAC to Data center)

Technical Due Diligence

BMS Networks

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