Audits
	WHY AUDITS? Buildings age. Their uses change. It is recognised that while the life of a building’s systems can span a few decades, its underlying technology will become obsolete in less than one. Regulations also adapt to movements such as the quest for sustainable development though energy efficiency and reduced environmental impact. Financial and economic pressure is high and growing. Consolidation, rationalisation and ‘space planning’ exercises oftentimes lead to a high concentration of people, equipment and information flows. In auditing, we identify the match between design intent and actual or future use and seek cost-effective opportunities to adapt the existing systems to changing needs and regulations. Problems are researched and solutions are proposed. CapEx and OpEx assessment is an integral part of the Q auditing practice of First Q Network member companies. Auditing is not just surveying: it’s going beyond the simple verification of “what is wrong” to an active evaluation of “what can be done to make it better”, from a fully independent perspective. ENERGY AUDITS The transposition of the Energy Performance of Buildings Directive (EPBD) into most EU countries’ legislation has brought changes to the way the different agents in the building industry now have to relate to energy issues in the built environment. Differences in local legislative practices have occasionally resulted in some confusion, in particular for developers or managers that are responsible for portfolios across several countries in the EU. With our profound local knowledge, the teams in First Q Network member companies are in a privileged position to offer country-by-country assistance to our global or local clients. But energy audits are more than just following regulations, as economic pressures and increased social responsibility impose efficient operations of assets. Reducing the energy consumption of a facility does not always imply significant re-design and capital intensive efforts. Simple strategies and minor changes can often lead to relevant savings. The main consumers and the parameters that control their consumption are surveyed and quantified, leading to the proposed implementation of a master-plan with strategies for a more effective energy usage: remedial physical actions, load shedding, load shifting, efficient use of the buildings’ thermal characteristics, scheduling diversification, energy recovery, the use of renewable energy or the re-configuration of building management systems. Whenever equipments or materials are identified that are near their life-cycle limit, replacements are suggested with more efficient units. A financial plan can be formulated based on this technical life-cycle analysis to integrate what often is a disparate sequence of isolated events lacking a clear economic and financial vision. Modelling techniques and dynamic simulation algorithms can also be valuable in providing guidelines and testing scenarios. OPERATIONS AND MAINTENANCE AUDITS Running costs, asset value and overall performance are strongly influenced by the way facilities are operated and maintained. In auditing the operational issues we aim at weighing-in all factors, human and technical. Procedures, historical records, repairs, replacements, refurbishments and alterations are analysed to generate a picture of the operating scenario of the building. The maintenance organisation (methodology, man power) and the related operating costs are reviewed to identify possible improvement measures that will contribute to a more reliable operation and increased user satisfaction. This may lead to a continued involvement of the consultant in preparing a maintenance project and maintenance management services. Costs projections can be established for up to 10 years, helping plan the financial resources necessary to operate the facilities and providing corporate management with a strategy tool through which several scenarios can be simulated and accurate predictions relied upon. RELIABILITY ASSESSMENT Mission-critical buildings have special requirements and present a particular extension of the operations and maintenance audits. Process continuity takes over all other priorities and imposes a strict discipline in the planning, construction and especially in the operating phases. In this type of applications, we evaluate the risks of failure due to operational (human error) and technical (equipment failure) reasons. Staff training, organisation and monitoring, emergency procedures, and communication lines are analysed on the operational side of the audits. System architecture, equipment condition and history, readiness of back-up systems are also reviewed. Overall, the objective is to assess the capacity of the process supporting systems to meet performance targets such as mean time between failures, mean time to repair or maximum allowable down-time. Where weak points are detected, measures are proposed to correct the situation towards meeting those targets. COMFORT, HEALTH AND SAFETY Occupants’ performance is influenced by their comfort, their health and their safety (effective and perceived). In this field we are not only looking at close abidance to regulations but to the adherence to recognised principles and good practices that may actually go beyond what local codes strictly impose. Identifying sources of poor air quality, of noise or discomfort, and physical risks derived from fire - or from emergency actions due to fire conditions - and finding solutions for them before they become a problem is one of the objectives of these audits. The potential contribution of HVAC systems to airborne contamination is well known and has been expansively covered in the media. One of First Q Network member companies has a special team is dedicated to the issue of controlling the development and the risk of spreading of Legionella Pneumophila. SECURITY Asset and people security audits are carried out to verify the adequacy of existing systems and procedures to cope with potential threats or risks. The methodology followed by the specialist First Q Network member is based on risk assessment – fire, breaking in / out, hostage taking, loss of data – following an integrated approach that considers all aspects constructive, technological and organisational in order to effectively respond to the basic principles of security: delay, detect and respond.