Combatting Legionnaires

1. DWS storage tanks will be monitored & alarmed to ensure that water
temperatures remains below 24oc.
2. HTM04- recommends that water stored in tanks is turned over every 12 hours
to refresh the stored volume. Tank turnover will be monitored on a 12 hourly
period.
3. DHW F&R temperatures across the system will be monitored. An alarm will be
raised if the DHW return temperature drops below 50 oc for >15 minutes.
4. Chlorine Dioxide contempt in the water will be monitored. If it falls below 0.20
parts per million (ppm) maintenance and Water treatment company
5. To protect the H&S of operatives, the BEMS will monitor Chlorine gas levels to
ensure the threshold of 0.30ppm is not exceeded.
6. Solenoid valves will be fitted on infrequently used pipework legs, to ensure
they are flushed for a pre-determined duration, at least twice a day.
If any of the control parameters are exceeded, the BMS will be designed to
send email & text alerts to hospital maintenance & or external contractors, as
required.
A BMS will often need to monitor and compare a number of different variables in order to determine plant
performance. For example, for plant items like calorifiers and cooling towers, a key performance indicator
is heat transfer effectiveness. To calculate this value, the system must take regular readings from various
temperature sensors.
In the case of high cost &/or high output plant such as chillers, CHP units and large boilers it is especially
important to maintain optimum performance. Because this requires a very detailed assessment of plant
efficiency it places heavy demands on the BMS. For instance, with steam boilers it would call for the
monitoring of back-end, feed water and ambient temperatures plus steam pressure, gas usage and flue
gas analysis.
Boiler efficiency, like certain other values, does of course vary naturally. For instance, it changes at
different times in the plants operational cycle. Ideally, what is needed is an efficiency profile - ie, a timebased graph of expected readings which can be compared with actual measurements.
a software package automatically compares actual and expected profiles for a variable. When a deviation
from the norm occurs, the program consults an internal rulebook which explains or not - the exception
it has found. It then generates a report informing the end-user. Importantly, the predicted profile and rules
database can be easily refined to take account of operational experience.
With the proviso that adequate data is available, modern BMS can actually specify what maintenance
work needs to be done. If the system is monitoring say a generator, and the information being received
includes vibration analysis data. Based on same, the system should be able to predict when particular
bearings need replacing.