kvm architectural services

KVM ARCHITECTURAL SERVICES

Client INDEPENDENT DEVELOPMENT TRUST

Project Name PROVINCIAL DISASTER MANAGEMENT CENTRE

Project Location NORTH WEST PROVINCE

Meeting Venue NORTH WEST PROVINCE ON SITE

Meeting Type Defects list report Meeting No. N/A

Client Project Ref. No. Date 22 February 2021

Project Ref. No. 2019-03 Time 1000hrs

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Principal Director V. K. Moleko (B.Arch Technology UJ) Principal Architect Z. Mapundu (B.Arch NUST, PrArch SACAP)

PERIMETER WALL

ROOM NAME 1. Perimeter Wall

ITEM REMARKS DONE OUTSTANDING

MAIN VEHICLE ENTRANCE GATE

1. Rain water ponding at the entrance due to absence of municipal storm water infrastructure in the area. (civil engineer to advise on mitigating methods to assist with problem)

2. Electrical Eskom pole to be repositioned away from the main entrance vehicle access point as advise by the electrical engineer

DELIVERY GATE AREA

3. Rain water ponding at the entrance due to absence of municipal storm water infrastructure in the area. (civil engineer to advise on mitigating methods to assist with problem)

4. From observation the concrete manholes on top of the underground rain water storage tanks shows signs of caving in, civil and structural engineer to inspect and advise accordingly.

5. The area at and around the underground rain water collection civil engineer to recommend a permanent barrier around it. Civil Engineer to advise

6. The manual booster/pressure pump which was specified by the civil engineer for pumping out of the rain water from the underground tanks not supplied, civil engineer to advise if this item falls under the omitted items.

7. Municipal water supply manhole next to the delivery gate needs a steel cover specified, civil engineer to advise accordingly.

8. The left sliding side of the delivery gate top side flat steel member has detached from the wielding on either side of the gate, contractor to re-weld to engineer’s approval. (when facing west side from inside the yard)

VIP ENTRANCE GATE

9. Both end sides of the steel sliding gates to be fitted with end guide and stoppage steel post as installed by the delivery gate side.

GATE HOUSE

ROOM NAME 1.Guard room


WINDOWS • Rectify window to open

DOOR & FRAMES

• Replace cracked door glass

• Install stainless steel door hooks

• Install Stainless Steel door hooks

GENERAL • Install Boom Gates (This item falls under omitted items which were not budgeted for)

• Check and rectify external lights that are not working

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STORAGE FACILITY

ROOM NAME Storage Facility


EXTERNAL BUILDING

1. Concrete apron to be cast on the north, east and west side of the building to civil engineer’s specification.

2. The eastern side double timbers; build steps as currently the doors are too high for access, to be done as per the western side.

3. Security Light on the east side of the conference centre one of the three lights is installed facing up into the sky, position to be rectified.

4. Contractor to demolish and reconstruct the steel stair case as per the drawings

DOORS & FRAMES

5. Externally Install Stainless Steel door hooks 6. Timber Doors to be weather proofed and vanished.

ROOF 7. Full-bore outlet next to the steel staircase to be re-water proofed as it shows absence of water proofing material.

8. Helipad markings to be painted on the surface of the roof finish as per drawings have indicated.

MAIN BUILDING - EXTERNAL

ROOM NAME MAIN BUILDING - EXTERNAL


OUTSIDE MAIN RECEPTION ENTRANCE

1. Steel balustrade primed and painted to architect specification to be installed at the wheel chair ramp at 1050mm x 3270mm

2. Broken ceramic tiles at ramp to be replaced at 0.5 sqm. 3. Top of external cladding on the parapet by the front façade of the

reception area to be sealed off at the top using a water-resistant grout. 4. Both full-bore outlets on either side of the reception area causing water

ponding in front of the reception area, civil engineer to advise on method to allow water to drain away onto the parking pavers.

COVERED PATIO OUTSIDE CONFERENCE ROOM

5. Contractor to remove all suspended ceiling panels and fastened and properly fix the ceiling grid as per manufacturer’s specification and re-install the ceiling panes plus three additional missing panels.

6. There is no light fitting installed on the covered patio, electrical engineer to confirm if there were lights specified for the area.

7. Aluminium glass doors leading to the outside of the covered patio to be fitted with powder coated aluminium weather strips and fitted with stainless steel door hooks

COVERED PATIO OUTSIDE MAIN CANTEEN

8. Contractor to remove all suspended ceiling panels and properly fasten and fix the ceiling grid to the underside of the slab soffit as per the manufacturer’s specifications.

2. Toilet


DOORS & FRAMES

• Install Rubber Door Stopper

GENERAL • Install 450mm x 750mm Mirrors above all wash hand basins

• Check and rectify external lights that are not working

• Install Hand Dryers Mechanical engineer to confirm if all dryers were installed as per their drawings.

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9. Electrical engineers to confirm if there was no light fitting specified for the covered patio as there are electrical points on the wall allowed for light fittings to be installed.

GENERAL SUSPENDED CEILING NOTE

10. Remove all ceiling Boards 11. Check the suspended ceiling grid T-system and make sure it is fixed to

the underside of the concrete slab soffit as per manufacturer specifications. Re use all undamaged ceiling panels and replace damaged ones. As per quantities measured by quantity surveyor.

12. reinstall the ceiling boards.


EXTERNAL ABLUTION SERVICE DUCTS

WHEEL CHAIR

RAMP ON THE

SIDE OF FIRE

ESCAPE ON THE

WEST SIDE OF

THE MAIN

BUILDING

13. Install steel balustrade at 1050mm x 1200mm high primed and painted to architect specification. (This item falls under the omitted items)

MAIN BUILDING GENERAL NOTE

14. All 12 aluminium glass doors leading to the outside of the building to be fitted with stainless steel door hooks.

15. Permanent service steel step ladder to be fixed on to the wall outside the main kitchen canteen window against the male outside ablution, (This item falls under omitted items of the project)

MAIN BUILDING ROOF

16. All mono-pitch roofs to be fitted with an L shaped steel verge cover on the highest side off 6x of 150mm x 350mm primed and painted to architect’s specification and the two sides sloping down wards to be fitted with 12x of 150mmx 150mm L shaped steel verge cover primed and painted to architect specification.

17. All 12 of the flat roof skylights to be sealed with a derby gum sealant around where the aluminium frame meets the concrete upstand, number of skylights is 12 in number and at 600 x 2000 x 40mm.

18. The steel box gutter by the butterfly roof above the main reception area is filling up with rain water during intense rain fall despite being fitted with 2x 100mm diameter pvc down pipes, Recommend that the one side south of the roof be cut open so as to allow the water to drain out of the steel box gutter on to the flat roof slab and still maintaining the already 2x existing 100mm diameter pvc down pipes.

19. The top of the steel box gutter and the south side to be installed with wire mesh for bird proofing purpose at 300mm x 8000mm x 350mm.

20. One corner above the main reception area on the north west side of the butterfly roof is visibly cracked and water proofing maintenance should be able to deal with the problem.

21. Mechanical engineer to check and confirm whether the AC units cable trays on the roof are not affected by the rain water when it rains as due to visual observation the cables seems to be coming under water during heavy rains.

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MAIN BUILDING INTERIOR

ROOM NAME 1. Head of Centre Office


DOORS & FRAMES


CEILING • Remove ceiling Boards

• Check the ceiling T-system

• redo the T-System suspension and the T- system

• reinstall the ceiling boards.

GENERAL • Rectify Sensor light

ROOM NAME 2. Head of Centre Office -Reception

ITEM • REMARKS DONE OUTSTANDING

DOORS & FRAMES


•





GENERAL • Rectify Air-conditioning that is not working

ROOM NAME 3. Head of Centre Office- Toilet


DOORS & FRAMES



• Furnish the Client with Keys

ROOM NAME 4. Head of Centre Office- Boardroom 2


DOOR &

FRAMES

• Cut and remove the bottom threshold rail of the Sliding door and fit a flat aluminium strip plate for each door leaf on either side by way of pop revit with aluminium skirting attached to the aluminium frame


• Check the ceiling T-system and correct the fixing method as per the manufacturer’s specification




• All the suspended ceiling grid system/frame to be checked and the appointed contractor to make sure that it is fixed and held tight and firm as per the manufacturer’s specification throughout the entire building and re install all the removed ceiling panels and replace the damaged panels as per the quantity surveyor’s measurements.

• Contractor to check all geyser’s trays and overflow pvc pipes whether are properly installed as there is evidence of ceiling panel damage due to water damage and not rain water damage, those ceiling panels positioned under the geysers in the ceiling space.

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ROOM NAME 5. Chief Director Office - Toilet


DOORS & FRAMES




ROOM NAME 6. Chief Director Office


DOORS & FRAMES







• Lights fitted with motion sensors become a challenge at night when one is working and there is no movement from the person the lights go off and the person has to make sure they physically move around to have the lights always on, electrical engineer to advise on the subject.

ROOM NAME 7. Chief Director Office- Reception


DOORS & FRAMES







ROOM NAME 8. Kitchen


DOORS & FRAMES







ROOM NAME 9. Admin Officer


DOORS & FRAMES






GENERAL • Check roof and rectify roof leak

• Rectify Air-conditioning that is not working

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ROOM NAME 10. Passage






• Replace ceiling boards damaged by water

GENERAL • Check roof and rectify roof leak

• Install silicone seal on the skylight to prevent leaks

ROOM NAME 11. Reception Area


DOOR & FRAMES

• Replace cracked door glass







GENERAL • Water damage due to overflowing box gutter; Cut one end of the gutter open to stop the filling up of the gutter and allow for fast draining of the gutter


• Rectify the break in waterproofing

ROOM NAME 12. Female Toilets


DOORS & FRAMES

• Install Rubber Door Stoppers






GENERAL • Rectify Water pressure

• Install 450mm x 750mm Mirrors above all wash hand basins

ROOM NAME 13. Male Toilets


DOORS & FRAMES







GENERAL • Rectify Water pressure


• Rectify Urinal flashing system and drainage

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ROOM NAME 14. Media Room


DOORS & FRAMES






GENERAL • Rectify Roof Leak along the walls


ROOM NAME 15. Emergency & Fire Office ITEM REMARKS DONE OUTSTANDING DOORS & FRAMES




• Redo the T-System suspension and the T- system




ROOM NAME 16. Emergency & Fire – Senior Admin ITEM REMARKS DONE OUTSTANDING WINDOWS • Rectify Window not closing properly

DOORS & FRAMES




• Redo the T-System suspension and the T- system



GENERAL • Rectify lights not working


ROOM NAME 17. Emergency & Fire – Meeting Room ITEM • REMARKS DONE OUTSTANDING

DOORS & FRAMES







ROOM NAME 18. Emergency & Fire – Deputy Director ITEM REMARKS DONE OUTSTANDING DOORS & FRAMES






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GENERAL • Rectify Air-conditioning that is not working ROOM NAME 19. Emergency & Fire -Passage ITEM REMARKS

DOORS & FRAMES







ROOM NAME 20. Kitchenette ITEM REMARKS DONE OUTSTANDING DOORS & FRAMES








ROOM NAME 21. Provincial Support- Deputy Director ITEM REMARKS DONE OUTSTANDING DOORS & FRAMES








ROOM NAME 22. Provincial Support- Meeting Room ITEM REMARKS DONE OUTSTANDING DOORS & FRAMES







GENERAL • Rectify Lights that are not working


ROOM NAME 23. Provincial Support- Senior Admin Assistant ITEM REMARKS DONE OUTSTANDING DOORS & FRAMES




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GENERAL • Rectify Lights that are not working


ROOM NAME 24. Provincial Support- Office ITEM REMARKS DONE OUTSTANDING CEILING • Remove ceiling Boards






ROOM NAME 25. Provincial Support- Office ITEM REMARKS DONE OUTSTANDING DOORS & FRAMES







GENERAL • Rectify Blinking Lights

ROOM NAME 26. Male toilets ITEM REMARKS DONE OUTSTANDING DOORS & FRAMES









• Replace damaged flash masters

• Rectify water pressure

ROOM NAME 27. Paraplegic Toilet ITEM REMARKS DONE OUTSTANDING DOORS & FRAMES









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ROOM NAME 28. Passage ITEM REMARKS DONE OUTSTANDING DOORS & FRAMES


• Replace Broken Door Handle






GENERAL • Install Silicone on all skylights to prevent leaking

• Replace broken door handle

ROOM NAME 29. Paraplegic Toilet ITEM REMARKS DONE OUTSTANDING DOORS & FRAMES









ROOM NAME 30. Female toilets ITEM REMARKS DONE OUTSTANDING DOORS & FRAMES








• Install Mirrors above all wash hand basins



ROOM NAME 31. Passage ITEM REMARKS DONE OUTSTANDING CEILING • Remove ceiling Boards





GENERAL • Rectify aircon leaks

ROOM NAME 32. Maintenance Store ITEM REMARKS DONE OUTSTANDING DOORS & FRAMES




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ROOM NAME 33. Resource centre ITEM REMARKS DONE OUTSTANDING DOORS & FRAMES









ROOM NAME 34. Cleaners Area ITEM REMARKS DONE OUTSTANDING DOORS & FRAMES








ROOM NAME 35. Drivers Office ITEM REMARKS DONE OUTSTANDING DOORS & FRAMES








ROOM NAME 36. Office ITEM REMARKS DONE OUTSTANDING DOORS & FRAMES








ROOM NAME 37. Senior Admin & Assistant Director ITEM REMARKS DONE OUTSTANDING WINDOWS • Rectify window not closing

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DOORS & FRAMES








• Rectify Blinking Light

ROOM NAME 38. Passage ITEM REMARKS DONE OUTSTANDING CEILING • Remove ceiling Boards





ROOM NAME 39. Deputy Director ITEM REMARKS DONE OUTSTANDING DOORS & FRAMES








ROOM NAME 40. Filing ITEM REMARKS DONE OUTSTANDING CEILING • Remove ceiling Boards





ROOM NAME 41. Deputy Director ITEM REMARKS DONE OUTSTANDING DOORS & FRAMES








• Rectify lights that are not working

ROOM NAME 42. Passage ITEM REMARKS DONE OUTSTANDING DOORS & FRAMES




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ROOM NAME 43. Municipal Support Meeting Room ITEM REMARKS DONE OUTSTANDING DOORS & FRAMES








ROOM NAME 44. Municipal Support Assistant Director ITEM REMARKS DONE OUTSTANDING DOORS & FRAMES







GENERAL • Rectify Air-conditioning that is not working ROOM NAME 45. Municipal Support Office

ITEM REMARKS DONE OUTSTANDING DOORS & FRAMES







GENERAL • Rectify Air-conditioning that is not working ROOM NAME 46. Server


DOORS & FRAMES


• Rectify Door-Door cannot lock-Latch & hatch not aligned







• Rectify Blocked DB Board

• Provide UPS

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ROOM NAME 47. Assistant Director & Senior Admin


DOORS & FRAMES








ROOM NAME 48. Information & Technology Meeting Room


DOORS & FRAMES








ROOM NAME 49. Information & Technology Deputy Director


DOORS & FRAMES








ROOM NAME 50. Information & Technology Passage


DOORS & FRAMES







GENERAL

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ROOM NAME 51. Information & Technology Passage


DOORS & FRAMES







GENERAL • Install silicone sealant on all skylights to prevent leaks

ROOM NAME 52. Cleaners Room


DOORS & FRAMES







ROOM NAME 53. Female toilets


DOORS & FRAMES











ROOM NAME 54. Male toilets


DOORS & FRAMES










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ROOM NAME 55. Main Kitchen


DOORS & FRAMES








ROOM NAME 56. Canteen


DOORS & FRAMES


• Install Stainless Steel Door Hooks







ROOM NAME 57. Covered Terrace


DOORS & FRAMES







GENERAL • Electrical Engineer to verify if there are no light fittings.

ROOM NAME 58. Library

ITEM REMARKS DONE OUTSTANDING DOORS & FRAMES


• Rectify Door- Door handle does not open







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ROOM NAME 59. First Aid


DOORS & FRAMES


• Rectify Door – door cannot lock-Latch & hatch not aligned







ROOM NAME 60. Sick Bay


DOORS & FRAMES








ROOM NAME 61. Passage


DOORS & FRAMES







GENERAL • Replace broken door handle



DOORS & FRAMES







GENERAL • Replace broken door handle

• Electrical Engineer to verify if there are no light fittings.

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ROOM NAME 63. Sleeping Facility 3


DOORS & FRAMES







GENERAL • Rectify Toilet to work

• Furnish Client with Keys


ROOM NAME 64. Sleeping Facility 2


DOORS & FRAMES







GENERAL • Furnish Client with Keys


ROOM NAME 65. Sleeping facility 3


DOORS & FRAMES







GENERAL • Furnish Client with Keys


ROOM NAME 66. Conference Room


DOORS & FRAMES


• Install Stainless Steel Door Hooks

• Replace Broken door handle





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• Rectify Electrical Conduits closed on the floor



DOORS & FRAMES








ROOM NAME 68. Tactical Centre


DOORS & FRAMES








ROOM NAME 69. Pest Room


DOORS & FRAMES








ROOM NAME 70. Supervisor Pest


DOORS & FRAMES








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EXTERNAL WORKS


TILING • Replace Broken Tiles at the Main Building Entrance

BALUSTRADING • Install Steel Balustrading at the main entrance along the

ramps

• Install Steel Balustrading (1200mm by 1050mm high) along

the ramp at the entrance close to the main gate

CLADDING • Top of Cladding at Parapet Wall to be properly leveled and

sealed with grout to prevent peeling off of the cladding due to

rain water penetration.

PAVING • Full-bore down pipe outlets discharging water next to the

reception area causing ponding in front of the reception area.

Engineer to design paving in such a way to allow water to

drain away from the ponding area.

SERVICE DUCTS • All toilets service ducts to be levelled and filled with crushed

concrete

BOUNDARY WALL • Water Ponding at the main entrance gate due to no municipal

storm water infrastructure in the area. (Civil Engineer to

Elaborate)

• Water Ponding outside the delivery gate due to no municipal

storm water infrastructure in the area. (Civil Engineer to

Elaborate)

ESKOM • Eskom light and electricity pole at the entrance to be

repositioned away from the entrance (Electrical Engineer to

Elaborate)

UNDERGROUND

STORM WATER

STORAGE TANKS

• Underground storm water storage tanks one manhole

concrete showing signs of sinking (Civil & Structural Engineer

to elaborate). Architect Recommends the area around

underground tanks to be closed off with a permanent

perimeter wall to prevent vehicles and people traffic.

MANHOLES • Manhole steel covers needed for the water supply metre

manhole from the municipality near the Delivery Gate

DELIVERY GATE • One side of the Steel sliding gate flat steel members on top

are breaking off, they should be rewelded in place.

SECURITY LIGHTS • Rectify wrongly oriented security lights.

ROOF ACCESS • Provide Staircase to give access to main building roof

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WATERPROOFING • Execute the 2 yearly waterproofing maintenance

SKYLIGHTS • Install water sealant around all skylights

ROOF • Install barge boards (200mm by 350mm) around all the mono-

pitch roof

GENERAL NOTES

CEILING • The ceiling grid, most of the T section ends where cut at a 45-

degrees angle resulting in the end clip section being cutoff and

not clipped against other T section members allowing the

weekend ceiling grid. Also compounding to the suspended

ceiling grid is the week fixing against the concrete slab soffit

using very small and short screws ending up being pull out of

the concrete soffit due to weight of ceiling panels

• SUSPENDED CEILING: @ HEIGHT INDICATED OWACOUSTIC : 1200 X 600 Dalken Excel-Tone Mr Acoustic Mineral Fibre

• DONNCEIL EXPOSED T SUSSPENDED CEILING SYSTEM GRID SYSTEM, CODE: T38.

KEYS • Furnish the Client with the keys for the following rooms;

i. 3 x sleeping facilities

ii. 2 x IM&CS offices

iii. ECC

iv. Media Room

v. Main boardroom

vi. Resources centre

vii. Main kitchen

viii. Canteen

ix. Entrance Gate from SAPS

x. Mr. Rokhotso’s office Bathroom door.

PLUMBING • Rectify all blocked & Leaking plumbing

Toilet Seats • Install all missing toilet seats

MIRRORS • Install mirrors in all toilets

HOT WATER • Check and rectify all hot water supply and outlets

DOOR CLOSERS • Install Door Closers on all toilet main doors

WATER PRESSURE • Rectify water pressure in all the buildings

AIR-CONDITIONING • Rectify all aircon leaks

• Rectify Air-conditioning to work

CIVIL &

STRUCTURAL • Refer to Civil & Structural Defects List

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ELECTRICAL &

MECHANICAL • Refer to Electrical & Mechanical Defects List

• Electrical Engineer to check all Electrical Outlets whether they

were meant to have light fittings or not

DEFECTS LIST SIGN OFF

ORGANISATION PERSON RESPONSIBLE

SIGNATURE DATE

KVM ARCHITECTURAL SERVICES –

Principal agent K. Moleko

PSAT24713782

INDEPENDENT DEVELOPMENT

TRUST - Client

M. Mabaso

TSOGA DEVELOPERS- Contractor D. MOSEGEDI

ROOT CAUSE ANALYSIS REPORT

NORTHWEST DISASTER MANAGEMENT CENTRE | HEATING,

VENTILLATION AND AIR CONDITINING (HVAC)

March 2021

EMPLOYER SERVICE PROVIDER

0028 –DMC– TCS | Mechanical Engineering RCA Report

Page | 2

Prepared For:

Independent Development Trust

Block B, Glen Wood Office Park, Sprite Ave,

Fairie Glen, Pretoria,

0043

Prepared By:

Takusa Consulting and Services

Block 5, Ground Floor, Fourways Office Park

Cnr Roos and Fourways Blvd

Fourways

2191


Page | 3

ISSUE AND REVISION RECORD

Revision Date Originator Checker Approver Description Signature

0 04-03-2021 B. Chitanga EK Mensah Draft

ISSUE AND APPROVAL BY CLIENT/CLIENT REPRESENTATIVE


Indemnity

This report is based on visual and technical techniques which are limited by time and

budgetary constraints relevant to the type and level of investigation undertaken. The

observations, findings or results, recommendations and conclusions given in this report are

based on the author’s best scientific and professional knowledge as well as information

available at the time of the assessment. Therefore, the author reserves the right to modify

aspects of the report, including the recommendations, if and when new information

becomes available.

Although the author exercised due care and diligence in rendering services and preparing

documents, they accept no liability, and the Client, by receiving this document, indemnifies

the author against all actions, claims, demands, losses, liabilities, costs, damages and

expenses arising from or in connection with services rendered, directly or indirectly by the

author and by the use of this document


Page | 4

TABLE OF CONTENTS

ISSUE AND REVISION RECORD .............................................................................................. 3

ISSUE AND APPROVAL BY CLIENT/CLIENT REPRESENTATIVE ............................................ 3

INDEMNITY ............................................................................................................................... 3

1. INTRODUCTION ............................................................................................................ 5

1.1. Background. ................................................................................................................ 5

1.2. Purpose of this report. ................................................................................................ 5

1.3. Site location ................................................................................................................. 5

2. SCOPE OF WORK ........................................................................................................ 6

3. LIMITATIONS .................................................................................................................. 6

3.1. General ........................................................................................................................ 6

4. FINDINGS ...................................................................................................................... 6

4.1. Drain piping ................................................................................................................. 6

4.1.1. Description ................................................................................................................... 6

4.1.2. Observation and discussion ..................................................................................... 6

4.1.3. Recommendations and priorities ............................................................................ 6

4.2. Horse power settings .................................................................................................. 7

4.2.1. Description ................................................................................................................... 7



4.3. Evaporator coil temperatures .................................................................................. 7

4.3.1. Description ................................................................................................................... 7



4.4. External refrigerant pipe insulation .......................................................................... 7

4.4.1. Description ................................................................................................................... 7



4.5. Aluminium fins .............................................................................................................. 8

4.5.1. Description ................................................................................................................... 8



5. COST ESTIMATES .......................................................................................................... 8

6. CONSOLIDATED DEFECT LIST AND CORRECTIVE ACTIONS .................................. 9

7. GENERAL NOTES .......................................................................................................... 9


Page | 5

1. INTRODUCTION

1.1. Background.

Takusa Consulting and Services was commissioned by the Independent

Development Trust (IDT) to carry out a Root Cause Analysis (RCA) exercise to

determine the persistent defects on the electrical and mechanical installations1 that

are ultimately causing severe discomfort for the building’s occupants. The ultimate

objective being a set of corrective measures and associated cost to address the

defects.

This process would involve visual and technical techniques applied to troubleshoot2

the electrical and mechanical installs.

1.2. Purpose of this report.

his report narrates the finds of the RCA exercise to meet the objectives of the IDT

limited to the HVAC installations.

1.3. Site location

Figure 1. North West Provincial Disaster Management Centre

The facility is located in the North West Province in and around the below GPS

coordinates:

-25086’64.4’’S, 25063’38.1’’E

1 Installations in the context of mechanical works is synonymous with Equipment.

2 To deepen the understanding of the problems on the mechanical equipment, Takusa Consulting and

Services appointed the Original Equipment Manufacturer to run test on their equipment and provide a

report of their findings.


Page | 6

2. SCOPE OF WORK

The investigation focused on the existing HVAC installations to serve the buildings on

the site. Furthermore, particular attention was drawn to the following:

i. Visual assessment of the existing HVAC installations,

ii. Troubleshooting of all indoor and outdoor air conditioning units,

iii. Assessment of the compliance status of all HVAC installations.

3. LIMITATIONS

The findings of this report have the following limitations:

3.1. General

Technical assessments were based on non-invasive and non-destructive

techniques,

Professional opinions drawn in this report are based and limited to the

condition and visual observations on the date3 of inspection,

Power supply to the building was interrupted and off from 11H30 AM until

22H00 PM the same day.

4. FINDINGS

4.1. Drain piping

4.1.1. Description

The indoor HVAC system is serviced by a network of drain pipes terminating inside4

and outside the building.

4.1.2. Observation and discussion

Indoor units are leaking water droplets as evidenced by the damage visible on the

ceiling throughout the building.

Some indoor units are not level.

4.1.3. Recommendations and priorities

Following the observations, the below actions must be considered:

1. Level up the affected indoor some of the indoor units.

2. Tightening up the drainage network as well as the installation of p-traps in the

drain pipes.

3 Mar 24, 2021

4 In ablutions and connecting to the building internal drainage plumping.


Page | 7

4.2. Horse power settings

4.2.1.Description

Operational parameters.

4.2.2.Observation and discussion

The horse power settings on the systems outdoor units two (2) and six (6) are not inline

with factory default specifications.

4.2.3.Recommendations and priorities


1. Restoring the factory settings on system two (2) and six (6).

4.3. Evaporator coil temperatures

4.3.1.Description

Indoors units eight (8) and five (5) are recording high indoor temperatures.


The faulty recordings could be because the refrigerant pipe servicing the units are

leaking or they were undercharged.



1. Mend the leaking pipes,

2. Refill the piping systems servicing the two indoor units

4.4. External refrigerant pipe insulation

4.4.1.Description

External refrigerant pipe insulation material has worn-out over time.


Page | 8


The weather5 conditions that the refrigerant piping is exposed to on the rooftop have

led to the deterioration of the insulation material



1. Replace the worn-out refrigerant piping insulation and cover the pipes from

the external weather.

4.5. Aluminium fins

4.5.1.Description

The outdoor units’ aluminium fins have been damaged by hail.


The fins that allow air circulation and hence heat transfer at the outdoor unit have

been damaged by hail. The damage has somehow rendered the outdoor units

incapacitated to transfer heat.



1. Comb the fins the allow for better air circulation.

5. COST ESTIMATES

SECTION DESCRIPTION AMOUNT

1 Preliminary and General R 6,800.00

2 Air Conditioning "Comfort Cooling" - Main Building R 68,000.00

SUB TOTAL 1 R 74,800.00

CONTINGENCIES @ 10% R -

SUB TOTAL 2 R 74,800.00

15% VAT R 11,220.00

R 86,020.00 TOTAL BID PRICE VAT INCL

PROVINCIAL DISASTER MANAGEMENT CENTRE

SUMMARY: MECHANICAL WORKS INSTALLATION

5 Heat, cold and rain.


Page | 9

6. CONSOLIDATED DEFECTS LIST AND CORRECTIVE ACTIONS

DEFECTS CORRECTIVE ACTION

Drain piping Level up the affected indoor some of the indoor

units.

Tighten up the drainage network as well as the

installation of p-traps in the drain pipes.

Horse power settings Restoring the factory settings on system two (2) and

six (6).

Evaporator coil temperature Replace the worn-out refrigerant piping insulation

and cover the pipes from the external weather.

Refrigerant pipe insulation Replace the worn-out refrigerant piping insulation

and protect the pipes from the external weather

Aluminium fins Comb the fins to allow for better air circulation.

7. GENERAL NOTES

Post the recommended remedial activities in section four (4) of this report, the

contractor must invite the Original Equipment Manufacturer (OEM) for a formal

commissioning exercise:

a. The commissioning exercise will incorporate a training session where

the supplier will elaborate on heat recovery system operational

specifications i.e., a single heat recovery system will function only

when at least two indoor units are operational.

Project No.: 0028-DMC-TCS

Project Description: North West Provincial Disaster Management Centre

OD Unit

No.

kW Out

(Me)

kW In

(E)

OD Input

Current

(A)

IU Toal

Current per

OD

(A)

Total

Current

(A)

1 53.4 12400 19.89 2.14 22.03

2 64.8 17970 28.82 5.75 34.57

3 68.9 17970 28.82 4.24 33.06

4 59.2 13340 21.39 2.20 23.59

5 60.5 14740 23.64 3.87 27.51

6 57.8 12400 19.89 3.88 23.77

142.45 22.07 164.52

93,754.44 14,527.21 108,281.66 VA

93.75 14.53 108.28 kVA

47% 7% 54%

% of

Installed

Capacity

SUMMARY - HVAC LOAD LIST

Part No. OD No.

Cooling

Capacity

(kW)

Est. Input

Power

(kW)

Est. Input / Running

Current

(A)

DBV-532(18)W/D2RN1T(C) 1 53.4 12.4 19.887

IU-1 IU-2 IU-3 IU-4 IU-5 IU-6 IU-7 IU-8 IU-9

DBV-D28Q1/N1-C DBV-D90Q4/N1-D DBV-D45Q1/N1-C DBV-D90Q4/N1-D DBV-D45Q1/N1-C DBV-D90Q4/N1-D DBV-D28Q1/N1-C DBV-D28Q1/N1-C DBV-D90Q4/N1-D

0.156 0.16 0.11 0.16 0.11 0.16 0.156 0.156 0.16

I (Amps), SP 0.75 0.77 0.53 0.77 0.53 0.77 0.75 0.75 0.77 Total_I (Amps), SP 6.42

I (Amps), TP 0.25 0.26 0.18 0.26 0.18 0.26 0.25 0.25 0.26 Total_I (Amps), TP 2.14

Input Power (KW)

LOAD LIST - IU-OD1

Part No. OD No.

Cooling

Capacity

(kW)

Est. Input

Power

(kW)


Current

(A)

DBV-680(24)W/D2RN1T(C) 2 64.8 17.97 28.82

IU-1 IU-2 IU-3 IU-4 IU-5 IU-6 IU-7 IU-8 IU-9 IU-10 IU-11 IU-12

DBV-D160T1/N1-B DBV-D28Q1/N1-C DBV-D56Q4/N1-D DBV-D45Q1/N1-C DBV-D56Q4/N1-D DBV-D45Q1/N1-C DBV-D45Q1/N1-C DBV-D56Q4/N1-D DBV-D45Q1/N1-C DBV-D56Q4/N1-D DBV-D28Q1/N1-C DBV-D28Q1/N1-C

0.94 0.156 0.09 0.11 0.09 0.11 0.11 0.09 0.11 0.09 0.156 1.516

I (Amps), SP 4.54 0.75 0.43 0.53 0.43 0.53 0.53 0.43 0.53 0.43 0.75 7.32 Total_I (Amps), SP 17.24

I (Amps), TP 1.51 0.25 0.14 0.18 0.14 0.18 0.18 0.14 0.18 0.14 0.25 2.44 Total_I (Amps), TP 5.75

Input Power (KW)

LOAD LIST - IU-OD2

Part No. OD No.

Cooling

Capacity

(kW)

Est. Input

Power

(kW)


Current

(A)

DBV-680(24)W/D2RN1T(C) 3 68.9 17.97 28.82


DBV-D280T1/N1-B DBV-D45Q1/N1-C DBV-D140T2/N1-BA5 DBV-D112T2/N1-BA5 DBV-D90Q4/N1-D DBV-D90Q4/N1-D

1.52 0.11 0.36 0.33 0.16 0.16

I (Amps), SP 7.32 0.53 1.72 1.58 0.77 0.77 Total_I (Amps), SP 12.71

I (Amps), TP 2.44 0.18 0.57 0.53 0.26 0.26 Total_I (Amps), TP 4.24

Required Total Heating Capacity (RTC)

LOAD LIST - IU-OD3

Part No. OD No.

Cooling

Capacity

(kW)

Est. Input

Power

(kW)


Current

(A)

DBV-560(20)W/D2RN1T(C) 4 59.2 13.34 21.39


DBV-D112T2/N1-BA5 DBV-D45Q1/N1-C DBV-D71Q4/N1-D DBV-D90Q4/N1-D DBV-D112T2/N1-BA5 DBV-D112T2/N1-BA5

kW (Me) 0.33 0.11 0.12 0.16 0.33 0.33




LOAD LIST - IU-OD4

Part No. OD No.

Cooling

Capacity

(kW)

Est. Input

Power

(kW)


Current

(A)

DBV-615(22)W/D2RN1T(C) 5 60.5 14.74 23.6


DBV-D160T1/N1-B DBV-D160T1/N1-B DBV-D71Q4/N1-D DBV-D56Q4/N1-D DBV-D90Q4/N1-D DBV-D90Q4/N1-D

0.94 0.94 0.115 0.09 0.16 0.16




LOAD LIST - IU-OD5

Part No. OD No.

Cooling

Capacity

(kW)

Est. Input

Power

(kW)


Current

(A)

DBV-532(18)W/D2RN1T(C) 6 57.8 12.4 19.9

IU-1 IU-2 IU-3 IU-4 IU-5 IU-6 IU-7

DBV-D28Q1/N1-C DBV-D28Q1/N1-C DBV-D280T1/N1-B DBV-D28Q1/N1-C DBV-D45Q1/N1-C DBV-D28Q1/N1-C DBV-D90Q4/N1-D

0.16 0.16 1.52 0.16 0.11 0.16 0.16

I (Amps), SP 0.75 0.75 7.32 0.75 0.53 0.75 0.77 0.00 0.00 0.00 0.00 0.00 Total_I (Amps), SP 11.64

I (Amps), TP 0.25 0.25 2.44 0.25 0.18 0.25 0.26 0.00 0.00 0.00 0.00 0.00 Total_I (Amps), TP 3.88


LOAD LIST - IU-OD6

of 4

Site Report: Mafikeng Disaster Management Offices

Client: Takusa Consulting & Services

Contact Person: Bruce Chitanga

Date(s): 25/02/2021

Dunham-Bush was contacted by Takusa Consulting & Services to carry out an inspection of the DBV

Airconditioning Equipment Installation and to check the current operational status of the units installed

for the above-mentioned project.

The following was recorded on site.

All the outdoor units had an active phase failure alarm when I arrived on site. This was due to

incorrect phase rotation. Fig. 1

None of the indoor units were operational.

I had to change the phase rotation of all the outdoor units on Wednesday 24 February 2021 to

carry out a test run. Fig. 2

Power supply to the building was interrupted and off from 11H30 AM until 22H00 PM the same

day.

The following day 25 February 2021 I found that all the outdoor units was off again due to the same

phase failure alarm the previous day. The phase rotation changed after the municipality worked on

the power supply to the area. I had to change all the phases back to get the systems operational.

After running a few hours, the indoor units started to leak water, there is evidence of damage to

many of the ceilings throughout the building which was caused by water leaking from the

evaporator units. Fig. 3; Fig. 4; Fig. 5.

Indoor units are not level and no proper p-traps installed on the drain outlets.

Horsepower setting on the outdoor units of system 2 and 6 have been changed and is not according

to the factory default.

The Isolators for both outdoor units of system 6 are faulty and must be replaced as soon as possible.

Fig. 6.

Indoor unit 1 and 8 of System 5 have very high evaporator coil temperatures, the system appears

to be undercharged or could be due to a very small refrigerant leak.

The power supply cables from the distribution board in the plantroom for system 5 and 6 is not

properly secured onto a cable rack, this is an extreme hazard. Fig. 7.

The main power supply breaker supplying the plantroom distribution board appears to be too small

and trips out when all the systems are operational. Fig. 8.

The external refrigerant pipe insulation needs to be replaced as the elements has caused it to

deteriorate. Fig. 9.

Dunham-Bush International

(Africa) (Pty) Ltd

Reg. No. 1999/017402/07

26 Bushbuck Close Corporate Park South Midrand, SOUTH AFRICA PO Box 1431 Wingate Park 0153 T: +27 11 341 0357 F: +27 11 314 0358

of 4

The condenser coil aluminum fins were damaged by hail and need to be combed to ensure that the

units have proper airflow across the condenser as this may cause the units to fail under high

ambient conditions. Fig. 10; Fig. 11.

Fig.1 Fig.2 Fig.3

Fig.4 Fig.5 Fig.6

of 4

Fig.7 Fig.8 Fig.9

Fig.10 Fig.11

of 4

Conclusion

The overall operation of the DBV systems appear to be normal and within factory specifications.

The appointed maintenance contractor will have to attend to all the problem areas as mentioned above to

ensure that the DBV systems operate to full capacity.

All the units need to be serviced as soon as possible as no service has been carried out since date of installation.

It was aggreed to switch off the power supply to all the units until all the necessary repairs are done.

Johan Schwartz

ROOT CAUSE ANALYSIS REPORT

NORTHWEST DISASTER MANAGEMENT CENTRE | ELECTRICAL

INSTALLATIONS

March 2021

EMPLOYER SERVICE PROVIDER

Prepared For:

Independent Development Trust

Block B, Glen Wood Office Park, Sprite Ave,

Fairie Glen, Pretoria,

0043

Prepared By:

Takusa Consulting and Services

Block 5, Ground Floor, Fourways Office Park

Cnr Roos and Fourways Blvd

Fourways

2191

0028 –DMC– TCS | Electrical Engineering RCA Report

Page | 3

ISSUE AND REVISION RECORD


0 04-03-2021 EK Mensah S Rambau EK Mensah Draft

ISSUE AND APPROVAL BY CLIENT/CLIENT REPRESENTATIVE


Indemnity

This report is based on visual and technical techniques which are limited by time and

budgetary constraints relevant to the type and level of investigation undertaken. The

observations, findings or results, recommendations and conclusions given in this report are

based on the author’s best scientific and professional knowledge as well as information

available at the time of the assessment. Therefore, the author reserves the right to modify

aspects of the report, including the recommendations, if and when new information

becomes available.

Although the author exercised due care and diligence in rendering services and

preparing documents, they accept no liability, and the Client, by receiving this document,

indemnifies the author against all actions, claims, demands, losses, liabilities, costs,

damages and expenses arising from or in connection with services rendered, directly or

indirectly by the author and by the use of this document.


Page | 4

TABLE OF CONTENTS

Issue and Revision Record .................................................................................................... 3

Issue and Approval by Client/Client Representative ..................................................... 3

Indemnity ................................................................................................................................. 3

1. INTRODUCTION ............................................................................................................ 5

1.1. Background ................................................................................................................. 5

1.2. Purpose of this report ................................................................................................. 5

1.3. Site location ................................................................................................................. 5

2. SCOPE OF WORK ........................................................................................................ 6

3. LIMITATIONS .................................................................................................................. 6

3.1. General ........................................................................................................................ 6

3.2. Distribution equipment .............................................................................................. 6

3.3. Distribution and final circuits ..................................................................................... 6

4. FINDNINGS .................................................................................................................... 7

4.1. Source of Supply ......................................................................................................... 7

4.1.1. Description ................................................................................................................... 7

4.1.2. Observations and discussions .................................................................................. 7


4.2. Electrical system load analysis ................................................................................. 7

4.2.1. Description ................................................................................................................... 7

4.2.2. Observations and discussions .................................................................................. 7

I. Installed capacity, connected load and spare capacity ................................. 9

II. Load profile ................................................................................................................ 11

III. Energy consumption ................................................................................................ 12

4.2.3. Recommendations and priorities .......................................................................... 13

4.3. Electrical supply faults to the air conditioning system outdoor units .............. 14

4.3.1. Description ................................................................................................................. 14

4.3.2. Observations and discussions ................................................................................ 14

4.3.3. Recommendations and priorities .......................................................................... 15

5. COST ESTIMATES ........................................................................................................ 15

6. CONSOLIDATED DEFECT LIST and CORRECTIVE ACTIONS ................................. 15

7. OTHER WORKS ........................................................................................................... 16

ANNEXURE 1 – Heating and air conditioning load list ................................................... 17


Page | 5

1. INTRODUCTION

1.1. Background

Takusa Consulting and Services was commissioned by the Independent Development Trust

(IDT) to carry out a Root Cause Analysis (RCA) exercise to determine the persistent defects

of the electrical and mechanical installations1 that are ultimately causing severe

discomfort for the building’s occupants. The ultimate objective being a set of corrective

measures and associated cost to address the defects.

This process would involve visual and technical techniques applied to troubleshoot2 the

electrical and mechanical installs.

1.2. Purpose of this report

This report narrates the findings of the RCA exercise to meet the objectives of the IDT

limited to the electrical3 installations.

1.3. Site location

Figure 1. North West Provincial Disaster Management Centre

The facility is located in the North West Province in and around the below GPS coordinates:

-25086’64.4’’S, 25063’38.1’’E

1 Installations in the context of mechanical works is synonymous with Equipment.

2 To deepen the understanding of the problems on the mechanical equipment, Takusa Consulting and Services

appointed the Original Equipment Manufacturer to run test on their equipment and provide a report of their

findings. 3 Site reticulation, power supply, small power, lighting and related works.


Page | 6

2. SCOPE OF WORK

The investigation focused on the existing electrical installations to serve the buildings on the

site. Furthermore, particular attention was drawn to the following:

i. Visual assessment of the existing source of supply.

ii. Electrical system overload analysis

iii. Troubleshooting of the electrical supply faults to the air conditioning system

outdoor units.

3. LIMITATIONS

The findings of this report have the following limitations:

3.1. General

Electrical test

o Not applicable4 nor carried out for this assignment.

Technical assessments were based on non-invasive and non-destructive

techniques.

Professional opinions drawn in this report are based and limited to the condition

and visual observations on the date5 of inspection.

3.2. Distribution equipment

Condition of insulation of live parts

Operation of main switch(es)6 (functional check)

Examination of protective device(s) and base(s); correct type and rating (no signs

of unacceptable thermal damage, arcing or overheating)

3.3. Distribution and final circuits

Condition of insulation of live parts

Suitability of containment systems for continued use (including flexible conduit).

Confirmation that all conductor connections, including connections to busbars, are

correctly located in terminals and are tight and secure.

Adequacy of cables for current-carrying capacity with regard for the type and

nature of installation.

Cables concealed within trunking and conduits, under floors, in roof spaces, and

generally within the fabric of the building or underground, have not been

inspected.

Temperature rating of cable insulation

4 Excluded from the services offering. 5 Mar 24, 2021

6 DB-Main Building


Page | 7

4. FINDNINGS

4.1. Source of Supply

4.1.1. Description

Electrical supply is achieved through the installation of miniature substation is a Type B 315

kVA unit supplied by Eskom.

4.1.2. Observations and discussions

The mini-sub appears to be physically intact with no sign of damage to its structure. It is

noted that albeit, the installed capacity is 315 kVA. On the day of assessment – viz: Feb 24,

2021, the site experienced approximately ten7 hours of power outage.


The area is prone to supply disruptions. The below actions must be considered:

1. The establishment by virtue of its function ought to be equipped with a suitably

sized generator set to provide 100% back-up power during power outage

conditions.

2. The supply authority ought to be encouraged to carry out out routine maintenance

on the transformer to mitigate failure of the transformer arising from factors

including but not limited to inadequate maintenance, line surges, deterioration of

the insulation, moisture and sabotage.

4.2. Electrical system load analysis

4.2.1. Description

The User expressed concern of electrical overload and tripping of the circuit breakers

experienced in the Office building. This gave rise to an analysis of the design load and

connected load. The latter is narrated ins Section 4.2.2.


The installed 315 kVA mini-sub is capable of a rated current of 454.6 amps (A) at a line-to-

line voltage of 400V albeit its capacity being limited to the required8 After Diversity

Maximum Demand (ADMD) of 200 kVA based on a power factor of 0.90 lagging. The

design power factor is cognisant of the acceptable range – i.e. 0.8 to unity (1.0) for low-

voltage9 systems premised on the nature10 of loads notwithstanding the notified maximum

demand (NMD) cost trade-off realised.

7 11:30 – 22:00. RUI from Mechanical Equipment OEM

8 By design

9 0 – 1000 Volts

10 Reactive loads introduced by lighting and HVAC components.


Page | 8

The mini-sub’s limitation to the desired 200 kVA design load implies that the available

current in amps is 288.7.

The narrative that follows details the analysis of the problem.

Table 1. Load calculation11 12 13

ITEM DESCRIPTION QTY WATTAGE

TOTAL AMPS

3φ (A)

TOTAL AMPS

1φ (A)

1 Main Building 1 148794 238.63 718.81

2 Guard House 1 1858 2.98 8.98

3 Storage 1 4302 6.90 20.78

4 Area Lighting 1 3314 5.31 16.01

TOTAL W - 158,267.30 - -

TOTAL A - - 253.83 764.58

TOTAL VA

REC'D. TRANSFORMER SIZE

175853

200 kVA

SUMMARY - ELECTRICAL LOAD CALCULATIONS FOR:

DISASTER MANAGEMENT CENTRE

Building

Power

(W)

%

of

Total

Main Building 148793.7 94.0%

Guard House 1857.875 1.2%

Storage 4301.75 2.7%

Area Lighting 3314 2.1%

158267.3 100%

Figure 2. Load apportionment

It reads from the above Tables and Figure that, the Main Building – viz: the Office is by far

home to the bulk of the load at 94% and ought to be the focal point of further analysis

relating to potential overloading of the system.

11 HVAC load input are actuals as supplied by the OEM for each installed component. Power factor is considered.

12 Lighting loads are actuals premised on installed luminaires

13 Small power calculations are premised on engineering designs and calculations notwithstanding industry best

practice – J. Paul Guyer, 2010 (Introduction to Electric Power Requirements for Buildings)

Table 2. % Load distribution


Page | 9

I. Installed capacity, connected load and spare capacity

The interpretation of Table 1 are as follows:

i. The facility is 88% loaded at peak (steady state14). This yields a spare capacity of

12% or 24 147 VA (24.147 kVA) at the design power factor of 0.9.

ii. The figures above do not consider physical system loading arising from connected

loads that fall outside design parameters.

LoadTotal TP

Current (A)

% Installed

Capacity

Lighting - Main Building 11.57 4.0%

Lighting - Storage Facility 1.94 0.7%

Lighting - Guard House 1.14 0.4%

Lighting - Area / Site 5.31 1.8%

Small Power - Main Building 28.5 9.9%

Small Power - Storage Facility 4.96 1.7%

Small Power - Guard House 0.47 0.2%

Stove 3.21 1.1%

Geyser 9.62 3.3%

Hand Dryers 16.04 5.6%

Ventillation - Main Building 3.21 1.1%

Ventillation - Guard House 0.13 0.0%

Supply Air Fan 2.05 0.7%

H/AC - Main Building 164.43 57.0%

H/AC - Guard House 1.25 0.4%

Figure 3. Steady state (peak) load apportionment

iii. Figure 3 and Table 3 provide details on peak connected load apportionment on

site. To this effect, the heating and air conditioning system in the Office building

weighs in the most at 57% or 164.43 amps (A) followed by small power / appliance

loads, hand dryers and lighting loads at the Office.

iv. The above load totals are design limits.

LoadTotal TP

Current (A)

% Installed

Capacity

Lighting - Main Building 11.57 4.0%

Lighting - Storage Facility 1.94 0.7%

Lighting - Guard House 1.14 0.4%

Lighting - Area / Site 5.31 1.8%

Small Power - Main Building 28.5 9.9%

Small Power - Storage Facility 4.96 1.7%

Small Power - Guard House 0.47 0.2%

Stove 3.21 1.1%

Geyser 9.62 3.3%

Hand Dryers 16.04 5.6%

Ventillation - Main Building 3.21 1.1%

Ventillation - Guard House 0.13 0.0%

Supply Air Fan 2.05 0.7%

H/AC - Main Building 185.81 64.4%

H/AC - Guard House 1.41 0.5%

Figure 4. Impact of heating and air conditioning systems at power-on

14 An unvarying condition in a physical process

Table 3. Peak load apportionment

distribution

Table 4. H/AC start contribution

distribution


Page | 10

v. Figure 4 and Table 4 on the other hand depict the impact of overcurrent condition

at start-up of the connected heating air conditioning units. A factor of 13%15 spike

in current input is observed.

vi. The start-up condition momentarily carves out an additional 7.4 kVA from the 12%

reserve16 capacity.

vii. The above condition is brief (last for a few seconds) and occurs only at start-up.

LoadTotal TP

Current (A)

% Installed

Capacity

Design

Occupancy

Time (%)

Lighting - Main Building 11.57 4.0% 58%

Lighting - Storage Facility 1.94 0.7% 52%

Lighting - Guard House 1.14 0.4% 19%

Lighting - Area / Site 5.31 1.8% 0%

Small Power - Main Building 28.5 9.9% 100%

Small Power - Storage Facility 4.96 1.7% 50%

Small Power - Guard House 0.47 0.2% 100%

Stove 3.21 1.1% 50%

Geyser 9.62 3.3% 100%

Hand Dryers 16.04 5.6% 50%

Ventillation - Main Building 3.21 1.1% 100%

Ventillation - Guard House 0.13 0.0% 100%

Supply Air Fan 2.05 0.7% 100%

H/AC - Main Building 82.22 28.5% 100%

H/AC - Guard House 0.63 0.2% 100%

Figure 5. Impact of heating and air conditioning systems at power-on

Figure / Table 5 depicts the running condition of the largest contributor to load – viz:

heating and air conditioning systems and is further expanded in the bullets that follow.

viii. The installed air conditioning units are Inverter Type with immense energy savings

benefit due to motor control capabilities that calls the motor to service on demand

without turning the motor ON of OFF and thereby adjusting temperature to the

desired levels.

ix. Start-up time is reduced by 1/3.

x. Energy savings of up to 58%17 for similar products compared to non-inverter type.

o Figure / Table 5 is modelled premised on 50% savings in current draw /

power consumption during system operation.

xi. This mode of operation yields a total connected load of 59.2% of installed capacity

with 40.8% being reserve worthy.

The deduction of 4.2.2 (I) is as follows:

xii. An over loading condition is near-impossible.

xiii. The electrical system will be at capacity (99%) at a poor power factor of 0.8.

o The condition above (xii) is near-impossible due to the nature of the

connected load.

15 OEM data sheet.

16 24 147 VA (24.147 kVA)

17 Inverter for Energy Saving | Benefits of Daikin Technology | Daikin Global

Table 5. H/AC start contribution

distribution

https://www.daikin.com/corporate/why_daikin/benefits/inverter/index.html


Page | 11

II. Load profile

The modelled daily load profile for the North West Disaster Management Centre mimics

that of a typical commercial building. Refer to Figure 6.

Figure 6. 24-hour load profile for the Disaster Management Centre

Figure 7. Snippet from Energy Bill (2021-01-22 to 2021-02-21)

Figure 8. Annual load profile for the Disaster Management Centre


Page | 12

Figure 8 is discussed as follows:

i. Peak energy in kWh was just shy of 15000. This was achieved in July 2020 with a

corresponding apparent power in kVA of ± 50. The power utilized at peak

corresponds to 25% of the installed capacity.

ii. It noted that this occurred during a high energy demand period – i.e. winter, where

foreign loads were connected.

iii. It is also noted that the installed HVAC systems were defective / non-operational

during this period.

iv. To this effect, a reserve capacity of 75% is feasible.

v. This further re-affirms the position that overloading is impossible based on the

connected loads.

vi. It can be deduced that tripping of circuits was due to overloading of the specific

connected appliance circuit and not an overall system overload.

III. Energy consumption

Figure 9. Energy consumption for the various periods of interest


Page | 13

Table 6. Compliance with SANS 10400-XA18 and SANS 204-219

m2 W W/m2

SANS 204-2:2008

Table 14 W W VA/m2 SANS 10400-XA SANS 10400-XA kWh/m2/Ammum SANS 10400-XA

Main Building 2153.9 7217 3.35 17 141577 148794 55.26 75.00 10/5 165.79 190

Total 2153.9 7217 3.35 - 141576.675 148793.675 55.26 - - 165.79 190

Annual

Consumption Limit (kWh/m2/Annum)

Building Area Lighting Limit Power / Other Total Maximum

Demand

Estimated

Maximum

Demand Limit

(VA/m2 )

Design

Occupancy

Time

Annual

Consumption

Table 6 seeks to demonstrate design compliance of the building to prevailing codes.

Note(s):

1. Additional loading of the building will push it outside of acceptable limits.


The deduction of 4.2.2 (I) is the premise for the recommendations and priorities narrated

herein. The User/Client is urged to:

1. Operate the building within its design limits as far as possible.

2. Connect / use connected loads in a sequential manner. This could entail some

degree of automation by programming the air conditioning system to come on

before building occupation/use in the morning and automatic turn off at night.

3. Sequencing of the loads enables the air conditioning system to operate at optimal

current draw allowing room for considerable additional load.

4. Use installed20 components to heat / cool the spaces in the buildings that are

equipped with HVAC systems when operational and connect no foreign loads to

satisfy the need for heating / cooling.

a. Regular maintenance of units is paramount to ensure performance to

design parameters.

5. Solicit training on the use of the electrical and or mechanical systems installed in

the Office building for familiarity and optimal use.

6. Engage the supply authority to apply for additional capacity in excess of 200 kVA

should their operational power requirements exceed 200 kVA.

a. The installed electrical infrastructure i.e. cables to the Office building is

capable of supporting up to 25% capacity i.e. 250 kVA without a need to

install a cable with a bigger cross-sectional area.

18 The applications of the National Building regulations, Part XA: Energy use in buildings

19 Energy efficiency in buildings

20 Domestic


Page | 14

4.3. Electrical supply faults to the air conditioning system outdoor units

4.3.1.Description

The User has reported defects relating to supply to the heating and air conditioning

systems’ outdoor units positioned at the roof top.


The following was observed and / or is discussed herein:

i. Background

o The original design entailed the individual supply of six (6) off outdoor units.

o The change in outdoor unit configuration i.e. modular assembly of units to

achieve specified heating and or cooling mechanical capacities implied

there would be twelve (12) off these outdoor units mounted at the on the

concrete roof.

o Space constraints to run twelve-lot cables notwithstanding the cost

implications led to a design deviation whose solution was a single feeder to

a BD-AC21 positioned at the roof top.

ii. Findings

o The supply circuit breaker to DB-AC is underrated. Required 150A three-

phase type B curve.

o Cable size could not be verified.

It is the author’s best judgement the feeder is equally undersized.

o The wiring of DB-AC is shoddy and non-compliant to SANS 1973-322. The

installation is void of a suitably sized incoming circuit breaker (150A, type B

curve). The incoming cable terminates at one of the supply circuit breakers

to the outdoor unit modules. The remainder of the eleven circuit breakers

are fed by way of a bridge from the first outdoor module feeder circuit

breaker. This nature of wiring is unsafe and non-compliant to the provisions

of SANS 10142. The current carrying capabilities of the bridge wires is far less

than required over the supply distance of no more than 20m.

o The bridging is potentially at the root of phase rotation problem uncounted

where it was observed that the white/yellow wire was connected to the red

wire of the outdoor unit and red wire connected to white/yellow wire of the

outdoor unit.

o Isolators for outdoor units 5 and 6 were found to be faulty as current

readings were taken on the blue phase even when the devices were in an

open position.

o Feeders from DB-AC to the Isolators were loosely lying on the roof causing

potential tripping hazard.

21 Wall-mount, IP 54, 150 A busbar rating, 150A incoming CB, 12 outgoing feeders rated 32A. All Type B curve CBs.

22 Low-voltage switchgear and controlgear ASSEMBLIES Part 3: Safety of ASSEMBLIES with a rated prospective

short-circuit current of up to and including 10 kA


Page | 15


The findings of 4.3.2 are the premise for the recommendations and priorities narrated

herein. The Contractor is urged to:

1. Supply and install a 150A three-pole type B breaker in DB-MB.

2. Supply and install a 35mm2 600/1000V SWA Cu 4 core cable

3. Procure (new) / modify existing DB-AC complete with incoming circuit breaker

(150A), a busbar and twelve outgoing 32A23 feeders.

4. Terminate the supplied cable at both DB-MB and DB-AC.

5. Test for correct three-phase system phase rotation.

6. Terminate existing outdoor modules cables onto DB-AC.

7. Lay existing outdoor modules cables neatly in a supplied tray – preferably wall-

mount so as to not temper with the waterproofing.

8. Replace Isolators for outdoor units 5 and 6

9. Install lighting protection air-termination rods at the roof and connect to the LPS

network so as to protect the installed equipment from lighting strikes.

5. COST ESTIMATES

Section Description Quantity Amount Total

1 Disaster Management Centre 1 129,806.08R 129,806.08R

SUB TOTAL 1 129,806.08R

15% VAT 19,470.91R

TOTAL BID PRICE VAT INCL 149,276.99R

DISASTER MANAGEMENT CENTRE

SUMMARY: ELECTRICAL WORKS - DEFECTIVE WORKS

6. CONSOLIDATED DEFECT LIST AND CORRECTIVE ACTIONS

It is important to note that every activity that falls outside of the defects list is either

deemed maintenance work or new24 works.

DEFECTS CORRECTIVE ACTION

Incorrect circuit breaker size

in MB-DB (supply to DB-AC)

Supply and install a 150A three-pole type B breaker in

DB-MB.

23 Type C curve

24 The word “new” also includes to scope omissions that were not carried out by the Contractor.


Page | 16

DB-AC feeder cable Supply and install a 35mm2 600/1000V SWA Cu 4 core

cable

Terminate the supplied cable at both DB-MB and DB-AC.

Test for correct three-phase system phase rotation.

DB-AC Procure (new) / modify existing DB-AC complete with

incoming circuit breaker (150A), a busbar and twelve

outgoing 32A feeders.

Terminate existing outdoor modules feeder cables onto

DB-AC.

Outdoor modules feeder

cables fixing onto a

tray/rack

Lay existing outdoor modules cables neatly in a supplied

tray – preferably wall-mount so as to not temper with the

waterproofing.

Isolator for OD Systems 5 and

6

Supply and install 32A three-pole isolator for outdoor use.

Lighting protection installs Install lighting protection air-termination rods at the roof

and connect to the LPS network so as to protect the

installed equipment from lighting strikes.

Switch/motion sensor at

Exec. HOD Office

Install a 2-lever switch and occupancy sensor.

Electrical installation at

Storage Facility

Electrical works to be completed

Luminaire on High Mast 2 Refocus the affected fitting

7. NEW WORKS

This relates to works that are deemed necessary to render the facility fit for purpose as it

relates to operations.

ITEM WORKS DESCRIPTION

1 Supply and install a 200 kVA standby generator

2 Supply and install a 15 kVA online double conversion UPS


Page | 17

ANNEXURE 1 – HEATING AND AIR CONDITIONING LOAD LIST

SNAG LIST AND DEFAULTS | ELECTRICAL

Prepared by : Nkosi Ntuta Project Lead Tech

Date : Feb 15, 2021

Date of Inspection : Feb 12, 2021

Project No. : 0028-DMC-TCS

Item Image Ref Description SANS 10142-1:2012 Ref / DWG

No. / Comment

MAIN BUILDING GUARD HOUSE & MAIN STORAGE

1

a. Main Boardroom Floor Popups points to be exhumed and installed

as per issued layouts.

b. Executive HOD office - the motion sensor is malfunctioning, install a

2-lever switch and occupancy sensor.

c. Electrical works at Main Storage Building must be completed

d. Fire Office - A 600X 1200 LED panel was damaged by leaking HVAC

drain water, Light fittings need to be replaced.

DMC-E-BE-TCS-CDW-001/1-D

2 n/a a. Bulk Electricity supply - challenges of Load shedding as the Client is

connected to a residential line, they are affected at large.

b. Client to request Eskom to rectify the MV network designs as it’s a

National Key Point, operations mustn’t be disturbed.

c. The Emergency Stand by Generator to be installed as per initial

design requirement.

d. A call for UPS to be supplied as per initial design brief as they are

expecting more staff and sensitive equipment.

n/a

3 n/a a. Power Points at Server Room needs to be visible above Artificial

Raised Floor for maintenance purposes

n/a

a. Replace downlights at walk ways damaged by water leaks

External Works

4

b. A need of a weather proof Distribution Board to power the

Weather Station (Client Request)

c. High mast lights lost focus reposition is required.

DEFECTS LIST: NW DISASTER MANAGEMENT CENTRE

ITEM DESCRIPTION

Leaks Sewer Bends Basins 50mm white pipes 25mm HDPE pipes Male and female fittings Toilet pot HDPE pipe and fittings

Subsurface storm water pipes Excavation Align underground pipes Compact with G5 material to 95% MODASHTO Concrete thrust blocks and concrete work

Manhole cover Cast iron Storm water ponding -drainage Earthworks by a TLB/grader machine to

drain the water away from both gatesStorm water channels in front of the building

2x15m concrete V-drains

kvm architectural services

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