ASHRAE Epidemic Task Force releases updated Building Readiness Guide

ATLANTA, Georgia, 02 February 2021: With the performance of many HVAC systems in buildings still being evaluated, the ASHRAE Epidemic Task Force has updated its reopening guidance for HVAC systems to help mitigate the transmission of SARS-CoV-2, ASHRAE said through a Press release.

“The Building Readiness Guide includes additional information and clarifications to assist designers and commissioning providers in performing pre- or post-occupancy flush calculations to reduce the time and energy to clear spaces of contaminants between occupancy periods,” said Wade Conlan, Lead, ASHRAE Epidemic Task Force Building Readiness team. “New information includes the theory behind the use of equivalent outdoor air supply, method for calculating the performance of filters and air cleaners in series, and filter droplet nuclei efficiency that help evaluate the systems’ ability to flush the building.”

According to ASHRAE, major updates to the building readiness guidance include the following:

• Pre- or post-flushing strategy methodology: The strategy has been updated to include the use of filter droplet nuclei efficiency, which is the overall efficiency of filter, based on viable virus particle sizes in the air, to assist in determining the impact of the filter on the recirculated air on the equivalent outdoor air. This allows the filter efficiency as a function of particle size, using ASHRAE Standard 52.2 test results, to be estimated based on the expected size distribution of virus-containing particles in the air. This calculation is currently based on Influenza A data and will be updated as peer-reviewed research becomes available for the distribution of particle sizes that contain a viable SARS-CoV-2 virus. Additionally, a chart has been added to help determine the time to achieve 90%, 95% or 99% contaminant reduction, if the equivalent outdoor air changes per hour is known.

• Flushing time calculator: There is now a link to a view-only Google Sheet that can be downloaded for use, to help determine the available equivalent outdoor air changes and time to perform the flush. This sheet is based on a typical mixed AHU with filters, cooling coil, with potential for in-AHU air cleaner (UVC is noted in the example), and in-room air cleaning devices. Provided efficiencies of MERV-rated filters are based on the performance of over 200 actual filters from MERV 4 through 16, but the tool also allows users to enter custom characteristics for specific filters.

• The sheet also calculates the filter droplet nuclei efficiency, based on the cited research but allows a user to adjust the anticipated distribution of virus, as desired. It also allows specification of the zone (room) air distribution effectiveness from ASHRAE Standard 62.1 to account for the impact of the HVAC system air delivery method on the degree of mixing. Default calculations assume perfect mixing. Finally, the tool allows for the target air changes to be adjusted if an owner wants to achieve a different per cent removal in lieu of the recommended 95%. 

• Heating season guidance: The guide now includes data to consider for heating of outdoor air and the potential impact on pre-heat coils in systems.

• Adjustments to align with Core Recommendations: The Core Recommendations were released in January 2021, and this guidance document needed to be updated to ensure that the information provided aligned with the intent of those recommendations. This included minimum outdoor air supply and filter efficiency requirements and their role in an equivalent outdoor air supply-based risk mitigation strategy.

According to ASHRAE, the guidance still addresses the tactical commissioning and systems analysis needed to develop a Building Readiness Plan, increased filtration, air cleaning strategies, domestic and plumbing water systems, and overall improvements to a system’s ability to mitigate virus transmission.

Eltizam offers FM services to Emirates Down Syndrome Association

DUBAI, UAE, 24 January 2021: As part of its ‘Get Wonky’ culture to make an impact on the communities it serves, Eltizam Asset Management Group has partnered with the Emirates Down Syndrome Association (EDSA) in Dubai for a corporate social responsibility (CSR) programme aimed at enhancing the environment for learning and development of children of determination with Down Syndrome, while also helping EDSA reduce its carbon footprint.

Making the announcement through a Press release, Eltizam said the initiative seeks to provide a range of facilities management services to EDSA through its subsidiary, Tafawuq Facilities Management, which include providing water-efficient washbasin faucets equipped with sensors; servicing of all air conditioning units; and the cleaning of external glass, play areas and car parking shades. These maintenance services will further help EDSA reduce its carbon footprint based on Tafawuq’s energy-saving tools and equipment. Eltizam said.

Chris Roberts, CEO, Eltizam Asset Management Group, said: “Eltizam continues to support organizations that help promote inclusion through our CSR programs, which is one of the tenets of our Get Wonky culture. We believe that supporting the Emirates Down Syndrome Association in their activities will enhance the growth and development of people with Down Syndrome and contribute to the organization’s goals of improving social equity in the UAE.”

Doctor Manal Jaroor, Chairwoman, EDSA, commented: “The Emirates Down Syndrome Association always welcomes individuals and organizations keen to support the association’s cause to serve people and children with Down Syndrome and give them a fair opportunity to advance in life. We are thankful to Eltizam’s assistance in enhancing our facilities through their high-quality services, which enable everyone who come to our center to safely engage in all activities.”

Facilio-led conference highlights challenges related to digitalisation in FM

The challenge faced by FM companies after having adopted digitalisation, in an attempt to establish measurable value and return on investments (ROI) was one of the key points of a panel discussion during Future Proof, a conference Dubai-based Facilio hosted on March 14 at the Palace Down Town in Dubai.

FM professionals in the region attended the conference. The panelists in the discussion included Fahad Mohamed, Technical Head FM, Deyaar Properties; Andrea Deutschbein, Director FM, EMAAR Malls Group; Stephen Hayes, Head of Facilities and Engineering (MENA), Marriott International and Sangeetha B, Deputy CEO, Al Fajer Facilities Management.

While moderating the discussion, Prabhu Ramachandran, Founder and CEO, Facilio, said: “Today, there is disparity, where few companies are highly digitised, while others are still on paper.” The ultimate digitalisation for real-estate, he said, is when you are able to monitor what’s happening in your building while being placed anywhere in the world.

Sharing her experience on how Al Fajer FM has embraced digitalisation, Sangeetha, said, “Technology has a large part to play in every organisation, and it also a part of our strategy.” Embracing technology, she added, enables FM companies to offer a comprehensive range of solutions. However, one challenge faced is that technology is not being readily accepted by clients as they don’t always see the value and are just looking at the cost factor, she added. “What needs to be understood,” she added, “is the ROI will come after six months to a year, post the adoption of technology.”

Sharing his experience, Hayes said: “We started adopting technology around 16 to 17 years ago and over the years.” We had all the activities in a single tool and would do quarterly reports with real-time reporting, he said. Highlighting the present situation on how the companies use dashboards to give cue into each of the properties throughout the world, he added, “Today, I can click into the property and drill down into the technician working on each property.” For the last three years, he said, we have got into measuring and using QR codes, Wi-Fi and real-time data, which enables us to monitor 250 properties across the Middle East region.

While the overall sentiment on the adoption of technology was positive, Mohamed highlighted that the main challenge was getting the buy-in from stakeholders. “There is a lot of technology available in the market; however, the challenge is in proving to the customer that it will be an added value,” he said. Elaborating, Sangeetha also pointed to a missing link in the adoption of technology in FM and said: “FM is a strategic player; however, what’s missing is that the client has to understand that adopting technology will be a value-add.” Echoing the thought was Deutschbein. She said: “FM is a big player, from both the client’s side and the service provider’s side.” The cost, she said, is always going to be a factor; however, we cannot cost cut for the sake of it, and standards cannot be compromised on.”

Pointing to personal experience, Mohamed added that in the year 2013, the company started off by connecting buildings to a system, which was remarkable. Utilising it, he said, helped remove BMS operators. The site, he added, is remotely monitored. As a result, he said, it also led to data collection. As if echoing Mohamed, Sangeetha said: “The adoption of technology has shifted focus to data collection, and I cannot stress enough on the importance of collecting data.” Elaborating on how it helps with any kind of analysis, she said, “Data helps in improving our services and will help study the ROI.”  Elaborating on how Marriott International has been outsourcing the technology within the scope of FM to different teams, Hayes said, “Even our sub-contractors make use of technology, and we train them on how to use the tool.”