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Closer Look ms


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Mechanical Systems


— By Zach Von Schneidau, Senior Solutions Consultant at Harris — W


hen it comes to commercial buildings, multifamily and large residential high rises are usually the last on the list when


considering innovation, energy efficiency, and longevity. In many cases, these types of buildings are “spec’d” (specifically designed by an architect) and built with inexpensive equipment to sell with the most margin when the project is complete.


When Function Follows Form


The result is an aesthetically pleasing facility or property with inadequate plumbing, piping, and electrical components (often called “mechanical systems”). In turn, the facility or property will degrade faster than most other commercial structures. Unfortunately, when a community association’s assessments remain low, boards often choose to improve the aesthetics of their property rather than replacing structural components


such as the main water line. Deferred infrastructure work will prematurely cause need for major capital improvements.


This results in an aesthetically pleasing property with inadequate plumbing, piping, and electrical components.


Mechanical systems are typically made up of pumps and filters for the efficient passage of fluids and air through the building. They provide water, heating, cooling,


28 Community Associations Journal | July-August 2022


and ventilation to meet the interior conditioning and service requirements for the community’s residents. The mechanical system includes many different types of assets, such as pumps, valves, fans, boilers, hot water tanks, and air conditioning equipment. Some components of the mechanical system are hidden within wall and floor spaces and may be difficult to maintain; however, others can be easily seen and accessed, or found within mechanical rooms.


The mechanical system includes numerous assets such as pumps, valves, fans, boilers, hot water tanks, and air conditioning equipment.


Taking A Closer Look


Let’s look closer at mechanical systems, more specifically heating, ventilation, and air conditioning systems (HVAC). HVAC systems represent a significant investment for building owners, but the equipment has a finite lifespan. As an HVAC system ages, it can develop problems, including increased energy use, poor indoor air quality, frequent breakdowns, excessive downtime, and costly emergency repairs. HVAC service improves system reliability, increases energy efficiency, and reduces operational costs.


There are several prominent points to focus on with existing buildings. First, it is important to establish a baseline for mechanical systems. This can be done with most large mechanical contractors or third-party consultants who can give a realistic life expectancy for the systems. Ideally, these systems should be part of the annual capital budget


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