Three Major Factors Drive The Need To Renovate Plumbing Systems

Three major factors drive the need to renovate HVAC/plumbing systems: the condition of the existing system, how well the system complies with code requirements and how well the system meets needs of building occupants. Other factors, such as the need to reduce energy and water use, contribute to the need to renovate plumbing systems but generally are not sufficient by themselves to initiate a plumbing system renovation project. Any decision to upgrade should be based on a three-part assessment of the plumbing system.

The condition evaluation portion of the assessment examines both the fixtures installed in the facility and the infrastructure required to support those fixtures:

- Are there areas that require an abnormally high level of maintenance effort simply to keep things operating?

- Have maintenance problems resulted in frequent or prolonged interruptions of service?

- Are there frequent complaints of insufficient water pressure or inadequate hot water temperatures?

- Have there been any major repairs to the piping system?

- Is the frequency of maintenance problems with the system increasing or remaining relatively constant?

The maintenance records will help to evaluate the overall condition of the system. Systems with recurring problems, or ones where the level of effort required to keep the system operating is increasing, are candidates for renovation. While maintenance records are important and do provide valuable information on the problems that are being experienced, they cannot tell the whole story on the condition of the system. Additional information will have to be gathered through a detailed inspection of all fixtures and equipment in the system.

The inspection should include all components and equipment that are part of the plumbing system. Pumps, piping, fixtures, tanks, valves and heaters must be inspected. Use standardized data collection sheets to record information on the system’s components, including their location, age and overall condition.

Another important step is to test the system’s capacity. The system must be capable of maintaining the desired water temperature and pressure as well as adequate flow rates at all points of use. Testing is difficult due to variations in how water is used in the system. It may be necessary to install temperature and pressure monitoring equipment at several locations in the system.

In circulating systems, monitoring equipment location is not as critical as in non-circulating systems. In non-circulating systems, locate the monitoring equipment at the point farthest from the central equipment. In mid- and high-rise facilities, locate monitoring equipment at the high point of the facility.

The second portion of the plumbing system assessment is to evaluate how well the system meets the needs of the building occupants. Even if the system’s fixtures and components are in good condition, and there is adequate capacity, there still may be a need to renovate the system if it does not meet the needs of the building occupants.

The life expectancies of components of plumbing systems range from 15 to 40 years. Over time the facility typically undergoes a number of major changes in both how it is operated and what activities take place inside. Any of these changes may result in different requirements for plumbing system support — needs that may require modification to or renovation of the existing system.

Look at the activities that are currently being performed in the facility. Determine what their requirements are related to the building’s plumbing system. Identify operations that require support from the plumbing system, and determine if the existing system is properly supporting them.

The third element of the plumbing system assessment is to evaluate how well the existing system meets applicable codes. Since well-maintained plumbing systems last for years, it can be expected that, over the course of their useful life, the code requirements will change. Depending on the age of the existing system, and what renovations have been performed in the past, the changes required to bring the system up to code may be extensive, even if the existing system is in good condition.

For example, bringing a facility into compliance with ADA requirements (Americans with Disabilities Act) typically means modifying restroom facilities, including replacement of at least some of the fixtures.

To support those new fixtures, renovations will have to be made to the existing infrastructure. If extensive modifications are required, it generally is beneficial to renovate the entire restroom, replacing all of the fixtures and modifying the existing infrastructure.

Water and energy conservation are two other benefits of a plumbing system renovation. Central water heaters can be replaced or supplemented with high-efficiency instantaneous water heaters located at the points of use within the facility.

Older water heaters can be replaced with higher efficiency units. Piping can be insulated to reduce heat loss. Plumbing fixtures can be replaced with low-flow and automatic-flow control units to reduce the demand for water.

Two Choices

Although the type and level of renovation required in a facility varies widely — depending on the use of the systems, the level of maintenance performed over the years, and the age of the system — most plumbing renovation efforts fall in one of two categories: fixture replacement or infrastructure renovation. In some facilities, both will be required.

Fixture replacement is the more common and less costly approach. Hot and cold water supply systems, as well as waste systems, remain unchanged. New fixtures are simply installed in the facility and connected to the existing infrastructure.

Fixture replacement programs offer the most visible improvements for the dollars spent and are less disruptive to the operation of the facility.

But fixture replacement renovation programs have their limits. They are suitable only when the existing infrastructure is in good working condition and is capable of supporting the new fixtures, and there is no major change in the way plumbing systems are to be operated.

If the existing infrastructure is in poor condition, or if it can no longer support the requirements of the users, replacing the fixtures will only make the system look better. Functional improvements will come only with an upgrade to the infrastructure.

Plumbing infrastructure renovation programs are expensive, time-consuming and disruptive. Even though the majority of the work is behind the scenes and will go unnoticed by the users, infrastructure renovation programs are essential if the system is to properly support its users.

The two leading causes of the need to renovate the plumbing infrastructure are insufficient capacity and system deterioration. Insufficient capacity is typically the result of a change in the use of the facility that increases the requirement for supply water and waste drainage. Insufficient capacity may also be the result of the slow closing off of piping due to the accumulation of hardened salts deposited by the water. In both cases, the facility executive has no option other than a renovation of the infrastructure.

System deterioration is a natural process. Although it cannot be eliminated, it can be controlled to a certain extent through routine maintenance. Properly repairing leaks, replacing valve packings, regularly operating isolation valves, protecting piping from freezing, and draining sediment from heaters and storage tanks can help extend the life of plumbing systems. But even with the best of care, the plumbing system will reach a point where it is no longer sound to simply keep repairing it.

Unfortunately, the renovation of a plumbing system is very disruptive. If the renovation is limited to fixture replacement, it is possible to limit the impact by renovating only one room at a time. However, if the program involves the plumbing system’s infrastructure, it will be nearly impossible to avoid major disruptions. While it may be possible to minimize the impact by installing components or new portions of the system in parallel with the existing system, there will be an interruption of service at least while the new system is being tied in.

Some of these problems associated with the renovation can be minimized through careful planning and scheduling. Remember, the cost of paying overtime so that a plumbing crew can complete the work after normal working hours is much less than the cost of lost operating time for the facility and its occupants.

Avoiding Future Problems

When the time comes to upgrade a plumbing system, the facility executive can take a number of steps that will help extend the useful life of the system and make maintenance easier.

One problem is the inability to isolate portions of the system when repairs or modifications are required, as few system designers include an adequate number of isolation valves. As a result, service to a large area of the facility must be shut off. Isolation valves should be installed on every piece of plumbing equipment, and all fixtures, building risers, and branch runs.

Another problem with isolation valves is their location. A valve is no good if it cannot be identified or reached. All isolation valve locations must be clearly marked on building plans and in the facility. They also must be readily accessible.

Also, high quality valves, such as ball valves, must be used. Isolation valves sit unused, often for years. As a result, valve mechanisms often corrode or become clogged with deposits that prevent the valve from properly closing. Ball valves resist corrosion and clogging, increasing the chances that they will work properly when needed.

Cleanouts are to the building’s drain and waste systems what isolation valves are to the supply systems. Designers never include enough or make them readily accessible. As a result, building floors and finishes are often damaged while maintenance crews attempt to gain access to drain and waste systems to eliminate blockages. Design all main and branch waste and sewer lines to include cleanouts that are readily accessible.

Finally, if there have been on-going problems with stained fixtures, stuck valves and clogging of supply lines, chances are that the supply water has a high level of mineral deposits. Unless these deposits are removed, the same problems will occur in the newly renovated system. Test the water for hardness, and if necessary, install a water softener.

Source: https://dticorp.com/three-major-factors-drive-the-need-to-renovate-plumbing-systems/