G12 Services Integration CW Sub 02

BE 3206 | Services Integration Reconditioning of Buildings with Proper Service Integration
Acknowledgment
We would like to express our sincere gratitude to the module lecturers, Dr. Ashan Asmone, Mr.
Brinda Saranga, and Ms. Abiramy Sivakumar, for their invaluable guidance and support throughout
this project. Their insights and feedback have been instrumental in shaping the outcome of our
report.
We would also like to extend our appreciation to the assistant lecturers, Mr. Dilan Weerasooriya,
Ms. Shashini Jayakodi, Ms. Madini De Alwis, Ms. Umesha Weerapperuma, and Ms. Dilmi
Atapattu, for their tireless efforts in supporting us during this course. Their commitment and
dedication have been a major source of inspiration for us.
Furthermore, we are grateful to all those who have contributed to this report directly or indirectly
through their work or feedback. Your support has been invaluable, and we sincerely appreciate your
time and effort.
We acknowledge the importance of this project in our academic journey and recognize the
contributions of each member of the group toward producing this report. Once again, thank you all
for your contributions toward making this report a success.
Department of Building Economics

Table of Content
Acknowledgment........................................................................................................................................ i
Table of Content........................................................................................................................................ ii
Table of Figures........................................................................................................................................ iii
1 Introduction........................................................................................................................................ 1
2 Building Services Integration - Case Study....................................................................................... 2
2.1 Case Study Overview - Empire Residencies in Colombo 2........................................................2
2.2 Existing Service Integration Issues............................................................................................. 3
2.2.1 Leakage of Fumes & Smoke............................................................................................... 3
2.2.2 Diffuser Damage Due to Moisture...................................................................................... 3
2.2.3 Fumes Seep Through the Voids to Upper Floors................................................................3
2.2.4 Faults in Sealing of Ducts.................................................................................................... 4
2.2.5 Damp Penetration Underside the Balancing Tank...............................................................4
2.2.6 Problem with the VRF System............................................................................................ 4
2.2.7 Increased Floor to Floor Height........................................................................................... 5
2.2.8 Catwalk Deck...................................................................................................................... 5
2.2.9 Dark Atmosphere of the Lobby Area..................................................................................5
2.3 Recommendations for Reconditioning the Building...................................................................6
2.4 Cost Proposal for Recommendations to Services Integration Issues.........................................11
2.4.1 Cost Proposal 1.................................................................................................................. 11
2.4.2 Cost Proposal 2.................................................................................................................. 13
2.4.3 Cost Proposal 3.................................................................................................................. 15
2.4.4 Cost Proposal 4.................................................................................................................. 17
2.4.5 Cost Proposal 5.................................................................................................................. 18
2.4.6 Cost Proposal 6.................................................................................................................. 20
2.4.7 Cost Proposal 7.................................................................................................................. 22
2.4.8 Cost Proposal 8.................................................................................................................. 24
3 Conclusion....................................................................................................................................... 26
4 References........................................................................................................................................ 27
Annexures................................................................................................................................................ 28
Table of Figures
Figure 1: Empire Residencies...............................................................................................................2
Figure 2: Location of Diffuser towards the Entrance of Lobby Area..................................................3
Figure 3: Unsealed Panels Allowing Fumes to Seep through Voids...................................................3
Figure 4: Damp Penetration Underneath the Balancing Tank of Swimming Pool Leading to Toxic
and Corrosive Water Leakage..............................................................................................................4
Figure 5: VRF System Installed on the 5th Floor, Creating Long Distance for Copper Pipes Used to
Supply and Return Air to Ground Floor and Lobby Area, Leading to Difficulty in Detecting Fume
Leakages...............................................................................................................................................4
Figure 6: Catwalk Deck at Podium Level Adjoining the Boundary of Plot and External Side of
Tower Hindering Fire Truck Access to Upper Levels.........................................................................5
Figure 7: Raised Floor in Lobby Area to Accommodate Service Lines Leading to Tripping Hazard
for Occupants.......................................................................................................................................5
Figure 8: Dehumidifiers Quotation....................................................................................................11
Figure 9: Cost Proposal Form 1.........................................................................................................12
Figure 10: PU Expanding Foam.........................................................................................................13
Figure 11: Construction Grout...........................................................................................................13
Figure 12: Cost Proposal 2.................................................................................................................14
Figure 13: Wall papers Quotation......................................................................................................15
Figure 14: Wall paper Quotation........................................................................................................15
Figure 17: Smoke Detector Quotation................................................................................................18
Figure 19: Waterproofing Material Quotation...................................................................................20
Figure 21: Duct Screws Quotation.....................................................................................................22
Figure 22: Duct Liner Quotation........................................................................................................22
Figure 23: Duct Sealant Quotation.....................................................................................................22
Figure 24: Duct Sealant Quotation.....................................................................................................22
Figure 25: Insulation Tape Quotation................................................................................................22
Figure 27: Exhaust Fan Quotation......................................................................................................24

1 Introduction
“In the current design applications, architects attempt to include the spatial requirements of the
service systems and their components in the design process as early as possible. The benefits
resulting from this integration of Building Service Systems in the early design processes
remarkably save time, effort, and budget.” (Abdelhameed, 2019)
The importance of proper integration and collaboration of building services in an entity is an

evident fact to be considered. The functionality, aesthetic appearance, and many other important
features are dependent on the proper integration of Services. Empire Residencies is a multi-story
residential building located in a prime area of the city. Despite its modern architecture and luxurious
amenities, the building has been facing several issues related to the integration of services. These
issues include water leakage and seepage, leakage of current, fumes seeping through ELV panels,
and difficulties in detecting fume leakages in the VRF system due to the long distance of copper
pipes. A catwalk deck constructed at podium level adjoining the boundary of the plot and external
side of the tower, and the raised floor in the lobby area to accommodate service lines have created
safety hazards for the occupants. Furthermore, the lobby area's dark fabric and the high-raised floor
have led to tripping incidents, which can be dangerous for the residents.
These issues need to be addressed promptly to ensure the safety and well-being of the building's
occupants. This report aims to identify the existing issues related to the integration of services in the
Empire Residencies building and provide recommendations for reconditioning the building with
proper service integration. The report will include a cost proposal for the recommended solutions,
backed up by price lists and supplier quotations. The data for this report was collected through
observation, interviews, and documentary review, and the supporting documents used for data
collection, such as observation checklists and interview guidelines, are annexed to the final
submission. By addressing the issues related to service integration, the Empire Residencies building
can become a comfortable living space for its residents, ensuring their satisfaction and well-being.

2 Building Services Integration - Case Study

2.1 Case Study Overview - Empire Residencies in Colombo 2
The Empire is a luxurious residential development that comprises a pair of identical towers, with
one tower having 33 floors and the other having 37. The whole project was conducted by a team of
Sri Lankan Professionals including Designers to Engineers. The towers contain a collective total of
104 apartments, including four penthouses that cover an area ranging from 2,028 square feet (188.4
m2) to an estimated 4,000 square feet (370 m2). The towers standing at a height of 131 m (430 ft)
are located on a 1.03-acre piece of land, the previous site of the Empire Theatre.
Figure 1: Empire Residencies
Empire Residencies has been standing for more than 15 years, and thus, it is vital to uphold the
seamless functioning of its services. As the structure ages, maintenance takes on increasing
significance in preventing costly repairs in the future. Moreover, the integration of various
amenities becomes crucial. For instance, electrical systems must synergize with the HVAC systems
to ensure that there are no discrepancies in temperature regulation or power interruptions. Ensuring
that all services are well-coordinated helps to mitigate disruptions to residents' lives and maintains a
comfortable living atmosphere. Therefore, consistent inspections, updates, and maintenance
routines are indispensable to keeping the Empire Residencies operating without hindrance.
In addition to the preventative measures mentioned, it is also important to address any issues that
may arise promptly. Prompt action can help prevent further damage and minimize the impact on the
residents' lives. Consistent inspection and maintenance routines can help identify potential issues
before they become significant problems. If residents feel that their concerns are being taken
seriously and addressed promptly, they are more likely to continue living at the Empire Residencies
and recommend it to others.

2.2 Existing Service Integration Issues

Empire Residencies is a multi-story residential building with several services integrated into it.
However, there are several issues related to the integration of these services in the building. The
following report will discuss these issues and their potential impact on the residents and the
building itself.
2.2.1 Leakage of Fumes & Smoke

One of the main issues is related to the A/C ducts in the building. Some of the ducts are not
properly closed, which results in the leakage of fumes and smoke. This can be a health hazard for
residents and may also cause damage to the building if not addressed promptly.
2.2.2 Diffuser Damage Due to Moisture

Another issue is the diffuser located towards the entrance of the lobby area. This diffuser receives
more airflow, causing the inside air to condense and create fungus around the diffuser. This can
cause health issues for the residents and may also lead to the deterioration of the building.
Figure 2: Location of Diffuser towards the

Entrance of Lobby Area.
2.2.3 Fumes Seep Through the Voids to Upper Floors

The ELV panels on certain floors are constructed using checker plates, which results in the panels
not being properly sealed. This allows fumes to seep through the voids to the upper floors, which
can be dangerous for the residents. Since Emergency Exit is also situated there, in case of
emergency, fumes will block the route.
Figure 3: Unsealed Panels Allowing Fumes to

Seep through Voids.

2.2.4 Faults in Sealing of Ducts
Improper sealant of gas ducts leads to gas leakage into other apartments through the A/C ducts. This
could be a major safety issue for residents, and immediate action needs to be taken to address this
issue.
2.2.5 Damp Penetration Underside the Balancing Tank

The underside of the balancing tank of the swimming pool has damp penetration, which can be
toxic and corrosive. This needs to be addressed promptly to prevent further damage to the building
and to ensure the safety of the residents.
Figure 4: Damp Penetration Underneath the Balancing Tank of Swimming Pool Leading to
Toxic and Corrosive Water Leakage
2.2.6 Problem with the VRF System

The VRF system used for air conditioning in the ground floor functional hall, lobby area, passages,
and lift lobbies is constructed on the 5th floor, which creates a long distance for the copper pipes
used to supply and return air. It is difficult to detect fume leakages in copper pipes due to the
increased pipe length, which can be dangerous for the residents if not addressed promptly.
Figure 5: VRF System Installed on the 5th Floor, Creating Long Distance for Copper Pipes Used to Supply and
Return Air to Ground Floor and Lobby Area, Leading to Difficulty in Detecting Fume Leakages.

2.2.7 Increased Floor to Floor Height
Smoke detectors on the C7 level are not functioning properly due to the increased floor-to-floor
heights, which can be dangerous in the event of a fire. Immediate action needs to be taken to ensure
the proper functioning of the smoke detectors.
2.2.8 Catwalk Deck

The catwalk deck constructed at the podium level adjoining the boundary of the plot and external
side of the tower is preventing fire trucks from executing their fire ladder to upper levels. This is a
safety issue and needs to be addressed promptly to ensure the safety of the residents.
Figure 6: Catwalk Deck at Podium Level Adjoining the Boundary of Plot and
External Side of Tower Hindering Fire Truck Access to Upper Levels.
2.2.9 Dark Atmosphere of the Lobby Area

The dark fabric in the lobby area creates a dark atmosphere, which can be uninviting for residents
and guests. More weightage needs to be given to lighting the lobby area to create a welcoming
environment.
Figure 7: Raised Floor in Lobby Area to Accommodate Service Lines Leading to Tripping Hazard for
Occupants.
The lobby area is too dark due to the dark-colored fabric used, resulting in the need for extra
lighting. In addition, the raised floor in the lobby area, constructed to accommodate service lines, is
causing occupants to trip over it. This issue also needs to be addressed to ensure the safety of the
residents.
2.3 Recommendations for Reconditioning the Building
Table 1: Recommendations for Reconditioning the Building
INTEGRATION ISSUE RECOMMENDATION (S)
Service to fabric One apartment  Seal the duct lines with duct tape – A most
resident who is not economical solution for this issue is to seal
cooking at his the duct line properly with duct tape. This
apartment claimed that method can be less time-consuming and
there was a strong messy, but it is not as good compared to
cooking smell in his other sealing methods in terms of
apartment, and it was performance and durability, because usually
found that since the dirty or oily ducts, the duct sealing tape is
duct lines were not prone to failure. However, it is best utilized
properly sealed off, with foil tape, butyl tape, or other duct
the smell was coming sealing tapes marked with the UL
from another (Underwriters Laboratories) logo and it
apartment below that signifies that this tape is suitable for
floor. residential use on ductwork.
 Seal the duct line using mastic sealant – It
is a resin-based sealant preferred by many
duct repair technicians and used in many
types of repair work due to its flexible yet
solid joint ability and make airtight seals.
Further, it is waterproof, withstands
extreme temperatures, and does not cause
corrosion to metal surfaces over time. Duct
sealers use a caulking gun to apply mastic
to ducts.
Service to fabric There is a drainage pit  Redesign the slope that eases the drain and
constructed, however, flow of water properly by re-applying or
there is a high chance putting concrete to the pit on the correct
of aggregation of drain slope.
water.
Service to fabric In the lobby area, the  Here, it can be redesigned the lighting
lighting system is not system of the lobby area with sufficient and

sufficient to lighten suitable lights such as warm and soft lights.
the entire area and the  Further, can be repainted interior walls of
fabric is also very dark the lobby area by bright colors rather using
and which gives a dark dark colors.
atmosphere inside the  It can be recommended to use modern
lobby area. furniture that gives a pleasant and bright
appearance.
Service to service Regarding service-to-  It can be recommended to install 3-phase
service integration, exhaust fans.
there are only single-
phase exhaust fans
used in a three-phased
line.
Service to There is a catwalk  It is recommended that professional and
structure deck constructed at the consultant advice be sought in this matter
podium level which may include re-designing the catwalk
adjoining the floor and arranging a suitable location to
boundary of the plot allow the fire truck to operate the fire ladder
and the external side to higher levels.
of the tower. This will
not let the fire truck
execute their fire
ladder to the upper
levels
Service to Increased floor-to-  It can be recommended to install wall-
structure / floor heights in car mounted lights because it will enhance the
Service to fabric park areas, the lighting aesthetic appearance and maintainability of
arrangement needed the lighting system as well as the electrical
more suspended steel system.
systems to support
lighting as well as
electrical systems.
Service to Especially in the C7  Since there is an issue of not functioning
structure / level, smoke detectors properly, it can be recommended to install
Service to fabric are not functioning some smoke detectors in walls also because

properly due to it will act as an extra detecting way if not
increased floor-to- properly detected with ceiling mounted
floor heights. detectors.
Service to There is a raised floor  It can be recommended to level the whole
structure in the lobby area to floor into the same level by reconstructing
accommodate service the flooring of the lobby area.
lines. However, that  Further, it can be recommended to design
construction has led and construct a small stair to reduce the
the occupants of the raised floor height.
building to strip over
the high-raised floor.
Service to The fire inlet line  Since it is not easy to repair, it may be
structure which is laid possible to replace the corroded section of
underground has been the fire inlet line. This can be done by
corroded and it cannot excavating the affected area and replacing
be repaired easily. the damaged section with a new one. As
well, if the damage is extensive or if the fire
inlet line is too old, it may be more practical
to install a new line. The new line should be
made of materials that are resistant to
corrosion and should be installed according
to the relevant codes and standards. If the
underground installation is not feasible due
to corrosive soil conditions or other factors,
an above-ground installation can be
considered. Then it can easily maintain,
repair as well as replaced if needed.
 Furthermore, if they are concerned to
replace the line, they should think about
resistance to corrosion materials, its
lifetime, install a protective coating on the
line, and proper practices of maintenance
like regular inspections, cleaning, and
testing of the system to ensure that it is
operating efficiently and safely.

Service to fabric The ground floor AC  A thorough inspection of the entire VRF
is a VRF system that is system should be conducted using
supplied for the lobby specialized equipment and a specialized
area, office area, and person to identify the leakage and then
function hall. The should select repairing or replacement of
design has not allowed required components. If the leak is difficult
any outdoor unit to be to locate, it may be more practical to
visible from the replace the entire piping system. This can
outside. The outdoor be expensive and time-consuming, but it
unit of the VRF unit is can also be a more effective long-term
currently at level 5 and solution.
the entire copper  If it is not feasible to detect and repair the
piping is going for 5 leak, or to replace the entire piping system,
floors. Currently, for it may be necessary to relocate the outdoor
about six months, the unit to a more accessible location. This may
maintenance involve redesigning the system and
department is having a installing additional equipment.
gas leakage in the  With proper maintenance, regular
system and there is no inspections, and the assistance of a
practical and feasible qualified professional, it is possible to
way to detect the leak address the issue and prevent future leaks.
in this lengthy system.
Service to fabric Some A/C ducts are  Use duct sealant or tape to seal any gaps or
not properly closed; holes in the ductwork. Make sure to apply
therefore, fumes and the sealant or tape evenly and cover the
smoke are leaking. entire area around the leak.
 Insulate the ducts to prevent any
temperature changes that could cause
condensation or further damage.
Service to fabric There is a diffuser  Balance the airflow in the lobby area by
towards the entrance adjusting the air volume or direction of the
of the lobby area, and diffuser. This can be done by adjusting the
that diffuser gets more diffuser's dampers or louvers to reduce the

airflow. Due to that, airflow towards the entrance or by installing
inside air is condensed an air flow regulator.
by the wind which will  Install a dehumidifier in the lobby area to
create fungus around reduce moisture levels and prevent fungus
the diffuser. growth.
 Applying an anti-fungal coating to the
diffuser and the surrounding area to prevent
fungus growth.
Service to fabric Due to the differences  Gaps are closed by concreting, gypsum
in floor-to-floor mortar application, and PU form spraying.
heights, ELV panels in  Replace the checker plates with solid plates
particular floors that can be properly sealed around the
consist of checker edges.
plates. Due to the
checker plates, the
ELV panel
surrounding is not
properly sealed. The
fumes are seeping
through the voids to
the upper floors.
Service to fabric The underside of the  Repair and use a waterproof coating on the
balancing tank of a underside of the tank and the surrounding
swimming pool has area.
damp penetration to  The leaked water is toxic and corrosive, so
below level. (Car it is essential to thoroughly clean and
park). The leaked decontaminate the affected area to prevent
water is toxic, and it any further damage or safety hazards. This
has a corrosive can involve using specialized cleaning
capacity. agents and personal protective equipment
(PPE) to ensure that the area is safe for
occupants.

2.4 Cost Proposal for Recommendations to Services Integration Issues

The lack of inter-departmental communication and collaboration within the services integration has
led to inefficiencies, redundancies, and unnecessary cost allocations to the building owners.
This cost proposal will provide recommendations to identify services integrations issues and their
cost aspects. Further, analysis and assessment of current systems and applications to discover
integration difficulties and possibilities were identified. However, ongoing maintenance and
assistance should be a paramount factor for the efficiency of any service system utilized.
2.4.1 Cost Proposal 1

Issue: Condensation of A/C air outflow inside the diffuser.
Recommendation: Installation of a dehumidifier in the lobby area to reduce the moisture levels
and prevent fungus growth.
Even though it can be controlled the direction of airflow through the diffuser, the direction of
external wind coming from lobby doors cannot be controlled. Therefore, the best possible
recommendation would be the above.
Assumptions
 Only one unit of dehumidifier is needed for the entrance of the lobby area considering the
floor area.
 0.5 skilled labor days are utilized for the installation of the dehumidifier.
 0.3 unskilled labor days are utilized for the installation of a dehumidifier.
Quotations
Figure 8: Dehumidifiers Quotation

COST PROPOSAL FORM
RECTIFICATION OF ISSUES RELATED TO SERVICES INTEGRATION OF EMPIRE RESIDENCIES
IN COLOMBO 02
ISSUE: CONDESATION OF A/C AIR OUTFLOW NEAR DIFFUSER
RECOMMENDATION:
INSTALLATION OF DEHUMIDIFIER
SERVICE SUPPLIER:HITACHI
DETAIL DESCRIPTION OF COST ELEMENTS
Total Estimated
1. DIRECT MATERIALS Qty Unit Cost Estimated Cost Reference
Price/Cost
Ecojoy 232 Pint, 29 Galoons Heavy Duty Dehumidifier 1 664,068 664,068
TOTAL DIRECT MATERIALS 664,068.00
Estimated
2. DIRECT LABOR Day Rate Estimated Cost Reference
L. Days
Electrcian 0.5 2,900 1,450

Unskilled labor 0.3 2,000 600
TOTAL DIRECT LABOUR 2,050.00

3. EQUIPMENT TO BE PURCHASED OR FABRICATED FOR
PROJECT (If a direct cost, include itemized list on se parate shee t) 3%
61.50
4. OTHER DIRECT COSTS 1% 6,661.80
TOTAL PRICE/COST AND OVERHEAD 672,841.30
GENERAL AND ADMINISTRATIVE EXPENSE/INDIRECT EXPENSE : 2% 13,456.83
TOTAL PRICE/COST PROPOSED 686,298
NOTES
Figure 9: Cost Proposal Form 1

Issue: Fume seepages and leakages to above and below floors via ELV floor panel due to improper
seal and coverage.
Recommendations: Sealing the gaps by concreting, and injecting gypsum mortar and PU form.
PU forms a robust, waterproof seal that prevents water and air from entering a space. Furthermore,
because of its excellent insulating capabilities, polyurethane foam sealants can assist in maintaining
a more pleasant temperature.
Assumptions
 0.5 skilled Labour Day is needed for concreting the floor, injecting PU form, and grouting to
sealing works.
 0.1 unskilled labor day is needed.
 The thickness of the concrete is 50mm.
 0.25l are needed to seal the 1m2 area from PU form. 1cm thickness
 50g is needed to seal 1m2 area from gypsum grouting. 1cm thickness.
Material Quantity Calculation
Table 2: Material Quantity Calculation
No. of floors to be repaired 5

Area of ELV panel room 2 m2
Total Area 10 m2
Required Concrete 0.5 m3
Required PU form 2.5l
Required gypsum grouting 500g
Figure 10: PU Expanding Foam Figure 11: Construction Grout

COST PROPOSAL FORM
IN COLOMBO 02
ISSUE: SEEPAGES OF FUMES TO FLOOR VIA GAPS IN ELV PANELS
RECOMMENDATIONCLOSING GAPS USING CONCRETE, PU FORM, GYPSUM GROUTING
SERVICE SUPPLIER:-
Total Estimated
Price/Cost
Concrete 0.5 15,000.00 7,500.00

PU Form 750ML 2.5 3,720.00 9,300.00
Gypsum grouting 5kg 0.5 360.00 180.00
Estimated
2. DIRECT LABOR Hourly Rate Estimated Cost Reference
Hours
Mason 5 2,800.00 14,000.00

Helper 5 2,100.00 10,500.00

PROJECT (If a direct cost, include itemized list on separate sheet) 3%
735.00
4. OTHER DIRECT COSTS 1% 422.15
GENERAL AND ADMINISTRATIVE EXPENSE/INDIRECT EXPENSE : 2% 852.74
TOTAL PRICE/COST PROPOSED 43,489.89
NOTES
Figure 12: Cost Proposal 2

Issue: Dark ambiance in the lobby area due to existing dark and pale color wall fabric. Thus, it
required a considerable amount of lighting to enhance visibility.
Recommendation: Changing the lobby area fabrication to light and warm colors with the use of
wallpapers or painting.
Utilizing and installing more lighting to light up the ambiance of the lobby area will be an extra cost
to the services department in terms of increased maintenance and installation cost.
Assumptions
 3 skilled labor days are required for the installation of wall fabric to walls.
 1 unskilled labor is needed to remove existing wall finishes and prepare the surface for new
wall finish.
 The required area of the lobby is assumed to have 50m2. Height is 5m.
 3 labor days are needed in terms of help.
 20 rolls of Ever Build wallpaper rolls are needed.
Figure 13: Wall papers Quotation
Figure 14: Wallpaper Quotation

COST PROPOSAL FORM
IN COLOMBO 02
ISSUE: INCREASED LIGHTING AND DARK AMBIENCE DUE TO DAR FABRIC IN LOBBY
RECOMMENDATIONINSTALLATION OF LIGHT COLOUR WALL FABRICS IN LOBBY
SERVICE SUPPLIER:-
Total Estimated
Price/Cost
Wall paper 5m2-60x5000com 50 1,190.00 59,500.00

Joint adhesive wallpaper rolls- rolls pack 4 6,567.00 26,268.00
0.00
Estimated
Hours
Mason 3 2,850.00 8,550.00

Helper 3 2,100.00 6,300.00
Unskilled labor 2 2,000.00 4,000.00

565.50
NOTES

Issue: VRF System serving for ground level is located 5 floors above the ground floor. There is a
lengthy copper pipe system carrying refrigerant to the VRF system and it is difficult to locate the
gas leakages of that lengthy pipe system.
Recommendation: Relocate the ground floor serving the VRF system at the first floor- podium
guest room areas which are abandoned from occupying.
Assumptions
 There is sufficient space available on the first floor or podium guest room areas to
accommodate the VRF system and associated components.
 The electrical, plumbing, and other necessary building services are already installed or
would be installed without any significant modifications or upgrades to support the
relocation of the VRF system.
 The installation will comply with all applicable building codes and regulations, including
any load-bearing or structural requirements for the new location of the system.
COST PROPOSAL FORM
IN COLOMBO 02
ISSUE: LENGTHY PIPE SYSTEM TO VRF SYSTEM SERVING GROUND FLOOR
RECOMMENDATIONRELOCATION OF GROUND FLOOR VRF SYSTEM TO 1ST FLOOR
GUEST AREA
SERVICE SUPPLIER:MITSUBISHI LTD
Total Estimated
Price/Cost
TOTAL DIRECT MATERIALS 0.00
Estimated
Hours
Installation
Electrician 6 2,800.00 16,800.00
Helper 6 2,100.00 12,600.00
Unskilled labor 6 2,000.00 12,000.00
HVAC Technician 60,000.00
Preparation
Mechanic 3 2,850.00 8,550.00
Demolition
HVAC Technician 15,000.00
Unskilled labor 2 2,000.00 4,000.00
Helper 2 2,100.00 4,200.00
PROJECT (If a dire ct cost, include itemized list on separate sheet) 3%
3,994.50
NOTES

Issue: The detectors which are exposed to moisture situated outside of the buildings are damaged
Recommendation: Replace the fire detectors with IP-rated fire Detectors
Assumptions
 No of damaged fire detectors that are exposed to the exterior is 70.

 The damaged fire detectors are assumed to be unrepairable and disposed of.
 The labor cost is derived as an addition of both removal of damaged detectors and the fixing
of new weatherproof detectors.
Quotations
Figure 17: Smoke Detector Quotation

COST PROPOSAL FORM
IN COLOMBO 02
ISSUE: DETECTORS ARE DAMAGED BY MOISTURE
RECOMMENDATION: INSTALLATION OF WEATHERPROOF DETECTORS
SERVICE SUPPLIER: HIKVISION
Estimated Total Estimated

1. DIRECT MATERIALS Qty Unit Cost Reference
Cost Price/Cost
Wired Network Type Weather Proof Fire Detector 70.00 4,782.00 334,740.00
-
-
-
-
-
Estimated Estimated
2. DIRECT LABOR Day Rate Reference
L. Days Cost
Electrcian 8.00 2,900.00 23,200.00

Unskilled labor 10.00 2,000.00 20,000.00
-
-
-
-
-
1,296.00
NOTES : Labour Hours are considered as a total of removal of damaged detectors and fixing of New Detectors

Issue: The underside of the balancing tank of the swimming pool has damp penetration to below
level.
Recommendation: Repair and use waterproof coating (Cementitious Waterproof Coating) on the
underside of the tank and the surrounding area.
Assumptions
 High-performance elastomeric cementitious waterproof coating. Brush bond RFX is a high-

performance elastomeric cementitious coating used for waterproofing and to protect
atmospherically exposed reinforced concrete structures from attack by acid gases, chloride
ions, oxygen & water.
 All the equipment needed for waterproofing of the damping areas is included as a
percentage of the direct labor.
Quotations
Figure 19: Waterproofing Material Quotation

COST PROPOSAL FORM
IN COLOMBO 02
ISSUE: DAMP PENETRATION TO BELOW LEVEL
RECOMMENDATION: CEMENTITIOUS WATER PROOFING
SERVICE SUPPLIER: HITACHI

Cost Price/Cost
Cementitious Waterproof Coating Size 20kg 15.00 10,395.50 155,932.50

-
-
-
-
-
Estimated Estimated
L. Days Cost
Mason 13.00 2,800.00 36,400.00
Unskilled labor 15.00 2,000.00 30,000.00
-
-
-
-
-
3. EQUIPMENT TO BE PURCHASED OR FABRICATED FOR 1,992.00
PROJECT
4. (If a direct
OTHER DIRECT cost, include
COSTS itemized
(Identify list on separate
on a separate sheet) sheet) 2,243.25
NOTES

Issue: Some A/C ducts are not properly closed; therefore, fumes and smoke are leaking.
Recommendation: Use duct sealant or tape to seal any gaps or holes in the ductwork. Make sure to
apply the sealant or tape evenly and cover the entire area around the leak.
Assumptions
 The Labour cost includes these processes,

o Sealing of leaks with duct sealant or duct tape
o Cleaning of the ductwork to remove any debris or contaminants.
o Reinforcement of joints and seams with sheet metal screws
o Installation of duct insulation to prevent future leaks.
o Testing of the ductwork after repairs are completed to ensure it is functioning
Figure 21: Insulation Tape Quotation Figure 22: Duct Sealant Quotation
Figure 24: Duct Sealant Quotation Figure 23: Duct Screws Quotation
Figure 25: Duct Liner Quotation

properly.


Issue: Single-phase exhaust fans used in the 3-phase line in the generator room
Recommendation: It can be recommended to install 3-phase exhaust fans in the generator room
Assumptions
 It is assumed that the building where the exhaust fans are being replaced has a three-phase
electrical supply available.
 It is assumed that the wiring and control panel for the existing single-phase exhaust fans will
be removed and replaced with new wiring and control panel suitable for the three-phase
exhaust fans.
 three-phase exhaust fans will be mounted in the same location as the existing single-phase
ones.
 It is assumed that the ductwork for the existing single-phase exhaust fans will be compatible
with the new three-phase models.
Quotations
Figure 27: Exhaust Fan Quotation

COST PROPOSAL FORM
IN COLOMBO 02
ISSUE: SINGLE PHASE EXHAUST FANS IN THREE PHASE LINE
RECOMMENDATION: INSTALLATION OF 3 PHASE EXHAUT FANS
SERVICE SUPPLIER: USHA SRI LANKA

Cost Price/Cost
Turbo Heavy Duty Exhaust Fan (3 Phase) 4.00 15,890.00 63,560.00

-
-
-
-
-
Estimated Estimated
L. Days Cost
Mason 1.00 2,800.00 2,800.00
Unskilled labor 1.00 2,000.00 2,000.00
-
-
-
-
-
3. EQUIPMENT TO BE PURCHASED OR FABRICATED FOR 144.00
PROJECT
4. (If a direct
OTHER DIRECT cost, include
COSTS itemized
(Identify list on separate
on a separate sheet) sheet) 685.04
NOTES

3 Conclusion
Integration of building services is one of the most critical parts of any building to maintain the
building's performance with optimal comfort for its occupants and it is mandatory to achieve these
two factors because those are the ultimate goals of implementation of building services to the
building. When designing and installing building services to the building, other building services,
fabric as well as structural compatibility factors should be considered. In the case of the Empire
Residences multi-story apartment building, there are various problems due to improper service
integration and in this course work those issues were addressed to formulate recommendations for
reconditioning the building with proper service integration including cost proposal. In a conclusion,
it may be noted that improper integration of services with services to services, services to structure
or services to fabric can often cause practical problems in multi-story apartment buildings as well as
other buildings. However, those problems will worsen over time if attention is not paid to
reconditioning the building efficiently and effectively. Therefore, it is very important to recondition
the building if there are existing service integration problems to minimize or eliminate future
damages and problems that may occur due to poor service integration in the building. So, it can be
concluded that reconditioning is the most suitable method that can be adopted by a building with
existing service integration problems to improve building performance.

4 References
Abdelhameed, W. (2019). INTEGRATION OF BUILDING SERVICE SYSTEMS IN
ARCHITECTURAL DESIGN. (T. Ž., Ed.) Journal of Information Technology in
Construction. doi:https://dx.doi.org/10.36680/j.itcon.2020.007
ASTM International. (n.d.). ASTM International Standards Worldwide. ASTM International

Standards Worldwide.
BSRIA . (n.d.). BSRIA Standards. BSRIA Standards.
Calleja, H., Ana, Pérez, R., & Fernando. (2011, February). Conditions Required for Visual
Comfort. Retrieved from Encyclopedia of Occupational Health and Safety:
https://www.iloencyclopaedia.org/part-vi-16255/lighting/item/284-conditions-required-
forvisual-comfort
Effective fire stop solution for expanding pipework. (2017, March 30). Retrieved from walraven:
https://www.walraven.com/en/case-studies/fire-stop-for-expansion/
(2020). ENERGY EFFICIENCY BUILDING CODE OF SRI LANKA. Sri Lanka Sustainable
Energy Authority. Retrieved from https://www.energy.gov.lk/

Annexures
AN INTERVIEW QUESTIONNAIRE
Title – Reconditioning of Buildings with Proper Service Integration
Dear Sir,
We are following the B.Sc. (Hons) Quantity Surveying and B.Sc. (Hons) Facilities Management
degree program at the University of Moratuwa, and we are now in level III. Here under the services
integration module, we are supposed to carry out a course work on Reconditioning of Buildings
with Proper Service Integration in a multi-story apartment building.
The main objectives of our course work are to enhance knowledge of the standards and
requirements related to integrating services in buildings, develop knowledge on identifying
issues and providing recommendations related to integrating services in existing buildings, and
increase knowledge on the cost aspects related to reconditioning of buildings with proper service
integration. This questionnaire is conducted with a professional who is aware of the services
integration of the building, and all the data collected will be only used for academic purposes.
Group No. 12
Service Integration
SECTION A: Information About the Building & Contacted Professional
 Name- Lakshan Wijesekara

 Designation – Executive Facilities Management
 Year of experience – 2
 Name of the Apartment Building – Empire Residencies
 Number of Stories in the Building – Two towers consisting of 39 & 35 floors
 Occupancy – ~400
 Types of building services installed in the building – Lift system, access control systems,
fire protection and detection systems, central gas system, gas detection system, CCTV
systems, etc.

SECTION B – Services integration-related questions
1. Can you describe how the different building services in your complex (e.g., plumbing,
electrical, HVAC) are integrated? Are there any areas where they meet or interface with
the building fabric or structure?
Service 1 Service 2 Interface with How it integrated

building fabric/
structure
Ex: Fire system Elevator system In a fire, elevators are
landed on the ground
floor.
Ex: Elevator system Building structure Construct an elevator
pit by integrating it
with the building
structure
Sprinkler system Fire protection In case of a fire, the
system sprinkler system will
be turned on after
reaching a certain
temperature.
Elevator system Access control Elevators are only
system accessible with a
specific lift access
card and each
resident can only
travel to their floor
and common floors.
Gas system Gas detection system In case of a gas
leakage detection
entire gas supply to
an apartment will be
cut off and shown in
the gas panel.

2. Have there been any incidents of service failure or malfunction where it was found that
improper integration was the root cause? If so, can you describe the incident & how it was
resolved?
Normally these improper integrations are identified from the inception of the building and early
years. Since Empire Residencies is about 15 years old, most of the identified improper
integrations have been addressed and fixed.
 Ex: The fire inlet line which is laid underground has been corroded and cannot be
repaired easily, now the line is integrated with a non-return valve from a point and
repaired. But reparability is very low for initial installation.
 The ground floor AC is a VRF system that is supplied for the lobby area, office area, and
function hall. The design has not allowed any outdoor unit to be visible from the outside.
The outdoor unit of the VRF unit is currently at level 5 and the entire copper piping is
going for 5 floors. Currently, for about six months we’re having a gas leakage in the
system and there’s no practical and feasible way to detect the leak in this lengthy system.
 The contractor of the building has comparatively done a quality job for the overall
building, but the service duct lines are not closed properly. Recently we were having an
issue where one apartment resident who was not cooking at his apartment claimed there
was a strong cooking smell in his apartment, and we found that since the duct lines were
not properly sealed off the smell was coming from another apartment below that floor.
3. How frequently do you conduct inspections or audits of the building services & their
interfaces with the building? What is the scope of these inspections & what are the key
things you look for?
Overall services are properly done with service contractors with an Annual Maintenance
Contract and breakdowns are also fixed with the same contractor. Frequent daily checklists and
other inspections such as visual inspections are also being conducted regularly.
4. Have you noticed any areas or buildings within the complex where service integration
could be improved? If so, what steps have you taken to address these issues?
Yes, plumbing lines should have been more accessible in case of a repair.
The access control cards are very expensive yet easily damaged. The cardless new system is
better for the long run & barrier gates also if an ANPR system were to be installed residents
won’t be needed to carry any cards with them and the system will be automated for specified
number plates.

5. How do you ensure that contractors & service providers that work on the building
services adhere to proper integration guidelines & standards? Do you have any specific
contractual requirements or quality control measures in place?
The contractors are directed by security and controlled accordingly. The access is only provided
by security only after permission from the specific apartment owner. For the contractors who
are hired for common elements, the management office is taking the responsibility for
implementing the proper guidance.
6. How do you maintain records or documentation related to the building services &their
interfaces with the building structure or fabric? Are these records stored electronically or
in hard copy form?
Most of the documents are electronically stored now and hard copies are kept for all crucial
items and services. The office assistant is maintaining the hard copies for the management
office.
7. What steps do you take to communicate with tenants or residents of the complex about
issues related to building services & their interfaces with the building structure or fabric?
Is there a process in place for reporting service-related issues, & if so, how is this
communicated to residents?
Service-related issues are normally communicated with the residents via WhatsApp group since
it’s the most practical and easier way of communicating the message than emails. The
condominium Manager will be answering the queries and further questions from residents.
Also, the notice boards in the lobby area are used to communicate critical information with
residents and notice board at passenger lifts are also used to communicate messages.
8. How do you ensure that the building complies with applicable health & safety regulations
& standards? Do you conduct regular inspections, & if so, what do these inspections
involve?
Routine inspections include visual inspections, daily checklists for the day shift and in night
shift, security inspections, etc. SOP evaluations are done annually.
9. How do you manage maintenance & repairs for the building & its systems? Do you have a
system in place for tracking maintenance requests, repairs, & other work orders? How is
this information communicated to tenants or residents?
The common element maintenance is done with initiative from the management office and
always prioritizes the common area repairs. Technicians are directed to necessary work
accordingly. If any resident wants to book for a private job or fixing of anything, they have to
call or inform the management office via a telephone call, email or via video door phone unit,
and job sheets will be provided to technicians to obtain the sign from the resident. The work
orders are queued according to the time or complexity of the work.
The system for tracking maintenance jobs is the executives at management office can open a job
sheet and there will be two carbon copies with an original sheet. One sheet will be given to the
resident, and others will be kept at the office for tracking and will be entered into an Excel
sheet.
The maintenance of common elements which can affect residents’ day-to-day operations will be
communicated through WhatsApp, notice boards, etc.
10. What measures do you take to ensure the security & safety of tenants or residents in the
building? Do you have security cameras or other monitoring systems in place, & if so, how
do you use these systems?
Measures for security include 24/7 security service with 5 security officers, well-integrated
access control for car parks and each apartment floor, CCTV system, Pressurized fire staircases,
fireman lifts, fire protection and detection systems, gas protection systems, panic button
systems, video door phone system, sprinkler systems, etc.
The main control room at the ground floor level is the centralized location for monitoring the
CCTV system, gas detection system and fire detection system, PA system with alarms.
11. How do you handle tenant or resident complaints about building issues, such as noise or
maintenance problems? Is there a process for addressing these complaints, & if so, how is
it implemented?
Complaints can be communicated via telephone or email, and the complaints are addressed very
quickly, and the maintenance team is always ready to handle most scenarios. In special cases,
outside professionals might have to supervise.
All the complaints will be taken into consideration and if the management office is unable to
address after a point where the issue gets very complicated, management will submit the issue to
council and the council will deal with the problem with management to provide a better
solution.
12. How do you manage energy use in the building, & what steps have you taken to improve
energy efficiency? Have you implemented any renewable energy sources or green
technologies in the building?
No renewables, LED lighting, changing light fittings to energy efficient once, sensor lighting,
motion sensors, and scheduled lighting.
13. How do you stay up to date with developments in building management & technology? Do
you attend conferences or professional development events, & if so, which ones do you find
most helpful?
The management agent is providing conferences and events to participate in and self- learned
mostly.
14. How do you balance the needs of tenants or residents with the financial constraints of
building management? Are there any strategies or best practices you use to manage costs
while still providing high-quality service to tenants or residents?
Management fees are paid by the owners of the apartments, and they will be properly utilized
for providing high-quality services. If the residents are capable of handling high service charges
the service integration and implementation of new systems is possible.
The Extraordinary General Meeting will be carried out each financial year and management has
to produce a budget for the year the majority should accept the budget as well as the
management fees. The agreed services and new systems will be introduced accordingly.
15. What is your experience with managing building services in multi-story buildings? Can
you provide an example of a complex project you have managed & how you ensured
proper service integration?
The video door phone installation, for example, the old video door phone system which was
installed at the inception of the building was a very old system and had co-axial cabling which
is outdated. When integrating the new IP-based video door phone system, we had a serious issue
with how to lay the new cabling. We visited some other apartment complexes and similar types
of projects within Colombo to get an idea about how to properly integrate the system. Finally,
we decided to use in-house technicians rather than Fentons technicians to install the wiring from
the same conduit as the older video door phone which is very complicated but in-house
technicians had the idea of where the cabling is and how to lay the wires properly.
16. How do you ensure that all building services are properly integrated & coordinated to
minimize potential hazards & complications for the occupants of the building?
Constant and frequent check-ups/consultation with service providers/ regular servicing
17. What steps do you take to identify potential issues with service integration in a building
complex, & how do you prioritize those issues for resolution?
Feedback from service providers / in-house technicians / frequent inspection
18. How do you collaborate with other stakeholders (e.g., architects, contractors, engineers) to
design & implement effective service integration solutions in a multi-story building
complex?
Collaborating with an Architecture firm and a QS firm to start a major refurbishment. Bidding
for tenders and negotiations with contractors. Choosing a suitable contractor.

Site Visit Observation Checklist
Checked Notes
Site Visit
Empire Residencies
Colombo 02
2022.04.17
Safety Protocols and Procedures
 Are safety protocols and procedures being
followed?
 Are safety signs posted and visible?
 Are employees wearing appropriate PPE
(personal protective equipment)?
Environmental Factors
 Are environmental factors, such as temperature
and ventilation, appropriate for the work being
done?
 Is noise level within safe limits?
 Are there any potential hazards in the
surrounding environment?

Material Handling and Storage

 Are materials being handled safely and
appropriately?
 Is material storage organized and secure?
 Are materials being used in a timely manner to
prevent spoilage or waste?
Identified Services Systems

HVAC Some A/C ducts are not properly closed; therefore, fumes and smokes are
leaking
HVAC There is a diffuser towards the entrance of the lobby area, and that diffuser
gets more air flow. Due to that, inside air is condensed by wind which will
create fungus around diffuser.

Electrical Due to the differences in floor to floor heights, ELV panels in particular
floors consist of checker plate. Due to the checker plates, the ELV panel
surrounding is not properly sealed. The fumes are seeping through the voids
to upper floors
Drainage Underside of balancing tank of swimming pool has damp penetration to
below level. (Car park). The leaked water is toxic, and it has corrosive
capacity.
HVAC The Apartment does not use split air conditioning system, rather they use
VRF system. However, VRF system for air conditioning in ground floor
functional hall, lobby area, passages and lift lobbies are constructed at 5 th
floor.

Lighting Increased floor to floor heights in car park areas, the lighting arrangement
needed more suspended steel systems to support lighting as well as electrical
systems.
Lighting In the lobby area, the fabric is very dark and it gives dark atmosphere inside
the lobby area. Due to that, more weightage had to be given to lighting the
lobby area

Site Visit

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BE 3206 | Services Integration Reconditioning of Buildings with Proper Service Integration

Department of Building Economics

Table of Figures........................................................................................................................................ iii

2 Building Services Integration - Case Study....................................................................................... 2

2.1 Case Study Overview - Empire Residencies in Colombo 2........................................................2

2.2 Existing Service Integration Issues............................................................................................. 3

2.2.1 Leakage of Fumes & Smoke............................................................................................... 3

2.2.2 Diffuser Damage Due to Moisture...................................................................................... 3

2.2.3 Fumes Seep Through the Voids to Upper Floors................................................................3

2.2.4 Faults in Sealing of Ducts.................................................................................................... 4

2.2.5 Damp Penetration Underside the Balancing Tank...............................................................4

2.2.6 Problem with the VRF System............................................................................................ 4

2.2.7 Increased Floor to Floor Height........................................................................................... 5

2.2.8 Catwalk Deck...................................................................................................................... 5

2.2.9 Dark Atmosphere of the Lobby Area..................................................................................5

2.3 Recommendations for Reconditioning the Building...................................................................6

2.4 Cost Proposal for Recommendations to Services Integration Issues.........................................11

2.4.1 Cost Proposal 1.................................................................................................................. 11

2.4.2 Cost Proposal 2.................................................................................................................. 13

2.4.3 Cost Proposal 3.................................................................................................................. 15

2.4.4 Cost Proposal 4.................................................................................................................. 17

2.4.5 Cost Proposal 5.................................................................................................................. 18

2.4.6 Cost Proposal 6.................................................................................................................. 20

2.4.7 Cost Proposal 7.................................................................................................................. 22

2.4.8 Cost Proposal 8.................................................................................................................. 24

Department of Building Economics

The importance of proper integration and collaboration of building services in an entity is an

Department of Building Economics

2 Building Services Integration - Case Study

Figure 1: Empire Residencies

Department of Building Economics

2.2 Existing Service Integration Issues

2.2.1 Leakage of Fumes & Smoke

2.2.2 Diffuser Damage Due to Moisture

Figure 2: Location of Diffuser towards the

2.2.3 Fumes Seep Through the Voids to Upper Floors

Figure 3: Unsealed Panels Allowing Fumes to

Department of Building Economics

2.2.5 Damp Penetration Underside the Balancing Tank

2.2.6 Problem with the VRF System

Department of Building Economics

2.2.8 Catwalk Deck

2.2.9 Dark Atmosphere of the Lobby Area

INTEGRATION ISSUE RECOMMENDATION (S)

Department of Building Economics

Department of Building Economics

Department of Building Economics

Department of Building Economics

Department of Building Economics

2.4 Cost Proposal for Recommendations to Services Integration Issues

2.4.1 Cost Proposal 1

Figure 8: Dehumidifiers Quotation

Department of Building Economics

Ecojoy 232 Pint, 29 Galoons Heavy Duty Dehumidifier 1 664,068 664,068

TOTAL DIRECT MATERIALS 664,068.00

Electrcian 0.5 2,900 1,450

TOTAL DIRECT LABOUR 2,050.00

GENERAL AND ADMINISTRATIVE EXPENSE/INDIRECT EXPENSE : 2% 13,456.83

TOTAL PRICE/COST PROPOSED 686,298

Figure 9: Cost Proposal Form 1

Department of Building Economics

Material Quantity Calculation

Table 2: Material Quantity Calculation

No. of floors to be repaired 5