Taking care of the commercial buildings’ electrical systems is one of those maintenance activities that cannot be postponed unless something goes wrong. Neglecting it results in losing a lot of money. That being said, the regulation of the building, if any, ends up being a lot more troubling.
One grim characteristic of most electrical issues is that they do not usually announce themselves, unlike problems that arise in other systems. Problems accumulate over time – connections work loose, insulation degrades, circuit breakers wear out. More often than not, by the time anyone realizes that something is wrong, a more expensive repair is already required. It may also be repair through costly change of whole systems earlier than it would have even been required if the problems were simply caught through regular maintenance.
What Regular Electrical Maintenance Consists Of
An organized maintenance group that works in a professional manner is supposed to be able to perform that task on everything from the main distribution boards to each and every of the individual sockets and switches throughout the building. We look to ensure that connections are not loose, identify the symptoms of system overheating, and check passive protection devices to ensure that they work when the time comes of need. Additionally, we look to be one to help identify and replace systems that are nearing their operational end.
In most commercial properties, this means scheduled walkthroughs of the properties over the year instead of waiting for the next formal walkthrough. Frequency varies based on the building type and how heavily the electrical systems are utilized. A warehouse that services machinery all day requires more attention than an office block, however, both benefit from regular scheduled walkthroughs.
In industrial or retail environments that require constant lighting, their lighting systems become particularly ‘worked’. Systems are ballasted, connections become aged and deteriorate, and older fluorescents (if installed) become more problematic and inefficient, well before they stop working. Routine maintenance catches these problems before they become costly and expensive emergency callouts are needed.
Legally, your fire alarm systems and emergency lighting need to be tested regularly, however, additional to the legal minimum, they require maintenance and care to be reliable. Emergency lighting that doesn’t work during a power cut leaves people at increased risk as these are a health and safety hazard (beyond just the legal compliance requirements).
Depending on the type of distribution board, the layout of the electrical system can be simplified and made easer to control. The distribution board may connect to control over a single area of the electrical system. Faults in RCDs and circuit breakers can lead to a number of problems, and like other electronic components, they degrade with time. This leads to them not tripping when they should. To know whether or not the faults there, these protective devices should be tested to ensure that they are.
Existing problems within a system often won’t be apparent to an operator until the issue has progressed to a point of failure. The system may not be heavily operated or tested before a failure, and the effects are noted only at failure point. It is excessive damage that leads to an overwhelming failure point.
Active systems are susceptible to a lot of problems, and these problems can lead to long downtimes and excessive damage to the system. This is especially common with older systems that are heavily used. A thermal camera can be very useful in spotting these single points of failure early on.
Systems should remain operational at all times, and periodic checks can help in ensuring the systems are functional. Emergency lights are a vital part of any existing systems. We check to ensure they are functional. We also check that other elements of the system will be operational when needed.
scheduled maintenance vs reactive maintenance
There is a major cost difference between scheduled maintenance vs reactive maintenance. When things go wrong suddenly, you have to pay to emergency call, extensive repairs, and there could be major downtime as you lose time to fix the problems that go unnoticed.
Your business will be more productive, and more efficient to do scheduled maintenance as you choose convenient times to do the maintenance instead of working around a damage plan. You will not be burdened with finding an electrician suddenly and disruptions during peak times. Problems get less complicated and cheaper to fix before failure happens.
If you have multiple sites, you will get a lot of value from having a maintenance contract that covers all your sites. You will have the same maintenance service across all sites, and you will have one contact to all your electrical maintenance.
Compliance and Keeping Records
Commercial buildings are required to have maintenance work for their electrical systems documented, and insurance companies need to see proof that you are taking care of your electrical systems. If maintenance is not done, your inspection report will note problems that will be deficiencies.
We have records showing the maintenance work performed, the defects that were found, and the correction work completed. For insurance, regulatory compliance, and your records, this paperwork is essential. If you are selling or leasing commercial real estate, you can document a complete maintenance history, which is a plus.
Energy Efficiency Benefits
Effective maintenance means the electrical systems operate more efficiently. Resistance is increased by poor connections, which generates heat and energy loss. Reduced light output is caused by dirty or broken lighting, which means more lights have to be run. When the electrical supply that feeds to the motors and equipment is well maintained, those motors and equipment run better and last longer.
For properties with EPC ratings just above the threshold, maintenance is well spent and can truly offer an improvement to the properties electrical efficiency. It is more than just about legally compliant, it’s about lowering running costs and reducing the burden to your tenants with an improved and more desirable building.
Getting Started with a Maintenance Programme
Initiating a maintenance programme begins by surveying the current electrical installation. We identify areas that require ongoing attention, suggest a maintenance programme, and provide a price for the continuing service.
When routine maintenance has not been performed, it is not uncommon for the initial visit to uncover multiple issues. After resolving these issues, the maintenance visit streamlines the process and allows more time to keep everything in good condition, rather than having to clear up years of neglect.