restrictions, and operational issues in the day-to-day running of their properties. We are continually upgrading systems and modifying procedures to ensure that we offer the constantly varying services they require.

This applies not only to our clients who have a portfolio of many large commercial properties, but to the many retail outlets that rely upon our services to ensure their stores remain fully operational at all times.

The term Service and Maintenance describes a variety of differing tasks undertaken to ensure that building services systems remain fully functional, in good condition, and achieve the lifespan expected from the date of their installation. Successful maintenance regimes prevent disruption to business, loss of revenue and running cost savings. A by product of this being almost certain energy savings, and in the case of Refrigeration systems prevention of environmental damage.

Asset maintenance or PPM  (Planned Preventative Maintenance)

Each building contains a variety of services and equipment vital to day to day comfort and efficiency. These can consist of any, or all of the following :

• Heating, Ventilation and Air Conditioning systems
• Computer Room cooling systems
• Water Chillers Cooling Towers, fan coil units
• Boilers and wet heating systems
• Water tanks
• Fire and Intruder Alarms
• Lifts and Door Entry Systems
• Hot and Cold Water Services
• Waste Removal and Sanitary Systems
• Fire Suppression systems
• BMS systems

PPM
It is important in the first instance to carry out a full asset survey to ascertain the number, type, and condition of all services that require maintenance. The condition report is important as the accuracy of this report will be crucial in planning the level of maintenance that the equipment will require.

In some cases the client may be advised that the due to the age and condition, replacement would be the most economical decision. This is increasingly becoming the case in air conditioning systems containing R22 refrigerant.

Once the asset list has been compiled, planned preventative maintenance can be programmed to ensure that the manufacturers warranty requirements are met and the equipment is serviced accordingly.

The maintenance programme will be compiled taking into consideration factors such as trading hours in retail stores, occupancy times in commercial premises, and importantly Health sand Safety issues relating to the works.

Environmental Control Services Managers also look closely at the usage of the equipment to tailor the maintenance in a way that can prevent costly emergency call outs for failing systems.

An example of this was the discussions with a major retailer to change the filter cleaning timetable on their air conditioning systems at their stores. A number of predicted call outs for condensate leaks was estimated caused by blocked filters due to the large volume of clothing fibres being drawn into the systems. This lead to a major reduction in call outs to the stores and damage to the building fabric.

When all planning details are completed a maintenance programme will be compiled. A dedicated Service Manager will be appointed from the Service department who will be directly responsible for the site and will carry out the Health and Safety survey, produce the detailed site log book for the engineers to complete during servicing, and for the clients review. The Environmental Control Services Helpdesk will install the programme on their system and engineers will be allocated at the correct times to carry out the works. Monthly reports will be generated and forwarded to the client.

PPM EMERGENCY CALL OUTS
The PPM contract can also contain the facility for 24/7 cover of the premises to provide for any breakdowns or emergencies that may occur.

In normal hours the Helpdesk will take the call and dependent on the nature of the emergency select the nearest engineer trained in their relevant discipline to attend site.

Out of normal hours the Helpdesk telephone line is diverted to the duty on call manager (Environmental Control Services do not use answer-phones) The manager at all times has a rota of on call engineers of various disciplines on standby. The manager will select the relevant engineer and dispatch them to site.

In the case of specialist systems such as fire and intruder alarms, lifts and escalators, the manager is equipped with the full contact details and will organize for the contractor to attend.

PPM RESIDENT ENGINEERS
This includes the allocation of a permanent engineer and or engineers to your premises. The engineer will be on site daily during normal working hours to cover all PPM and day to day tasks or emergencies. The engineer on site will be fully supported by the service department and controlled by the service manager assigned to the building. The role of the engineer is tailored to requirements of the site in agreement with the client. The type and experience of the engineer will be agreed to suit both your budget and the equipment for the site.

In all cases, regardless of the type of service and maintenance you require from us, Environmental Controls Service managers will constantly monitor and audit both the technical and health and Safety performance of our service to you.