Over 50% of commercial buildings are under threat from corrosion

Behind the scenes of closed-system HVAC – new white paper from Hevasure

We have identified that over 50% of commercial buildings have potential corrosion issues in their closed-systems – the essential pipework and plant which keeps water-based HVAC operational.

In our new white paper, Behind the scenes of closed-system HVAC , Hevasure draws on the data it has collected over the last eight years from Low Temperature Hot Water (LTHW) and Chilled Water (CHW) systems. Collected using Hevasure's Aquila cloud-based monitoring technology in over 80 commercial buildings throughout the UK, including London icons such as The Scalpel and The Francis Crick Institute, we have gathered a live picture of corrosive conditions, highlighting changes in condition that would have largely gone unchecked if sampling had been the sole means of review.

The most common issue that sounded the alarm was elevated dissolved oxygen (DO), a very serious problem that leads to all types of corrosion and something that sampling can’t detect. Behind the scenes of closed-system HVAC demonstrates this and other potential issues, showcasing the benefits of a preventative, real-time, 24/7 approach and explaining what each parameter that Hevasure tracks means in terms of causational diagnosis.

For example, raised DO levels can be indicative of adverse pressurisation or fresh-water demand due to a leak or unplanned drain down. Conductivity, one of the other parameters Hevasure monitors, relates directly to chemical dosing levels, providing an insight into whether there is too much or too little in a system. By measuring these parameters, the root cause of problems can be identified and dealt with, compared to sampling which only represents a snap shot in time and focusses on the symptoms of corrosion.

What’s important to note is that because the buildings in this study had Aquila monitoring technology installed, in most cases the problem was identified before corrosion took hold, with costly downtime and repairs avoided.

Steve Munn, MD for Hevasure said: “The data we have collected since Hevasure was launched in 2014 highlights the threat closed LTHW and CHW systems are under, a threat that can be extremely damaging and expensive if left unchecked. For parties responsible for maintenance, breakdown can lead to litigation and repair bills that run into the hundreds of thousands.

“For the first time we have pulled this data together looking at all the alarms sounded by Aquila, providing a unique picture of closed-system health across the UK. While the buildings in our study have largely remained unscathed thanks to Hevasure’s intervention, what this white paper highlights, is the potential for catastrophic failure. What would have happened without real time monitoring? How many small issues would have slipped through the sampling net?  How many of these ‘small’ issues would have turned into serious disasters? And if so, at what cost?

“While real-time monitoring closed systems is becoming industry best-practice thanks to recent recognition in BSRIA guides BG50 and BG29, there are still tens of thousands of commercial buildings not yet benefitting from this approach. The picture we have provided should serve as a cautionary tale for all closed CHW and LTHW systems; what disasters are waiting to happen? Ignorance is far from blissful.”

Download the white paper, here.

Hevasure expands its Aquila range

Hevasure has launched the Aquila-2 range, which includes three models designed to suit different building types, providing real-time monitoring throughout a water systems life – during precommission cleaning, at the point of handover and beyond.

Hevasure Aquila-2c uses cloud-based data storage together with a sophisticated browser-based dashboard and reporting tool to provide real-time information about a system, easily accessible via any internet enabled device.

Hevasure Aquila-2s has been specifically developed for secure environments where 'cloud' and internet communication is forbidden. Instead, all data processing is done locally and data, alarms and messaging is made available to a BMS via a BACnet interface.

Hevasure Aquila-2+ incorporates the benefits of both 2c and 2s, allowing remote access to data as well as connection to a BMS.

To find out more about the Aqulia-2 range, click here.

Hevasure launches the Aquila-2 real-time monitoring product range

Introducing the Aquila-2 product range, which brings significant improvements to Hevasure’s award-winning water and corrosion monitoring technology. Enhancements have been implemented from the ground-up with particular attention to quality, usability, maintenance and future needs. New features include an interactive display and the addition of more versatile model, Aquila-2+.

The interactive display comes as standard across the Aquila range, enabling users to view real-time information and change configurations onsite. Remotely, the Aquila-2c model, utilises cloud-based data storage and a dashboard reporting tool for access from any internet enabled device. The Aquila-2s model has been specifically developed for secure environments where internet communication is forbidden. In this instance, data processing is done locally and data, alarms and messaging is made available to a BMS via a BACnet interface.

New model, Aquila-2+ incorporates the benefits of both 2c and 2s, allowing remote access to data as well as connection to a BMS.

The Aquila units have also been streamlined, with electronic controls neatly encased in the door together with the local screen. The fully integrated monitoring station is simple to install requiring only mains power, connection into the flow and return pipework, and, in the case of 2c and 2+ models, internet access via inbuilt GSM or Wi-Fi. Aquila can be fitted to new closed-loop water systems or retrofitted to existing installations.

Steve Munn, MD for Hevasure, said: “Since Hevasure’s remote-monitoring technology was bought to the market in 2014, we have strived to develop and improve our offering, continuously evolving our products to meet the needs of building owners, maintenance teams and facilities managers. The latest developments to the Aquila range make things far easier for on-site review and configuration, matching the intuitive user-focussed remote access dashboard.

“Remote-monitoring is fast becoming industry best-practice for closed-systems, preventing corrosion and the associated cost of repairs and breakdown.”

Real-time monitoring throughout the life of a system

Real-time monitoring is applicable throughout the life of a system – from pre-commission cleaning through to day-to-day operations and maintenance.

Hevasure’s solutions are the most comprehensive water and corrosion monitoring on the market. Incorporating a wide range of high quality sensors, connected to a sophisticated data acquisition system, water characteristics and corrosion rates are remotely monitored in order to detect adverse conditions that could lead to corrosion damage, alerting users if intervention is required.

Hevasure Aquila-2 monitors:

• Dissolved oxygen
• Make-up water flow
• Pressure
• Temperature
• Conductivity / chemical dosing level
• pH
• Galvanic currents (related to corrosion rate of steel)
• Crevice corrosion

For more information about Hevasure’s Aquila-2 range, click here.

Aquila-2c brochure

Aquila-2s brochure

Aquila-2+ brochure

Hevasure develops corrosion monitoring system for IWTM

Hevasure has developed ClearView alongside OEM partner, IWTM ; the first real-time monitoring technology designed to work in chemical free closed water systems.

Hevasure’s industry-leading real-time condition and water monitoring technologies are the only solutions of their type, immediately detecting and recording deviations in water characteristics that can cause catastrophic corrosion damage. For IWTM, Hevasure has created the perfect solution that helps underpin the company’s philosophy – delivering stringent water quality in line with the VDI 2035 standard.

By using high purity water of low conductivity, controlling pH and reducing dissolved oxygen, IWTM is able to ensure that closed heating and chilled water system operate in a healthy condition, without the use of chemicals.

ClearView continuously and remotely tracks these critical parameters, providing confirmation to engineers and managers that everything is under control. Low oxygen conditions without nutrients ensures that bacteria cannot survive, and corrosion is no longer an issue.

This is the first time Hevasure has worked with another company, developing its cutting-edge technology to meet the specific needs of an industrial application.

Steve Munn, MD for Hevasure, said: “IWTM’s approach to preventing corrosion and our monitoring technology marry perfectly – they remove the precursors of corrosion that we constantly monitor.

"Prior to this collaboration, our main customer-base has always been large commercial buildings, monitoring closed-circuit HVAC systems that commonly include dosing chemicals and inhibitors.

"The chemical free approach is something that is attracting lots of interest and IWTM is leading the way in the UK and Europe with its promotion and delivery. Our own in-house development team alongside IWTM’s experts have developed ClearView for this specific application – it’s exciting to see other ways in which our technology can be utilised.”

David Whitfield, IWTM UK MD, said: “One of the major benefits of chemical-free water treatment is its inherent transparency. Targets, like those set within VDI 2035, are explicit and easily understood by all stakeholders: property owners, building managers, maintenance teams and water treatment professionals. You do not need to be a chemist to understand the condition of your system.

“This desire for clarity is at the root of our preference for real-time monitoring ahead of sampling. IWTM's confidence in the strength of its product was such that, rather than control the process in-house, we wanted to put it to continual test by independent eyes. As the undoubted market leader in closed-loop monitoring, Hevasure was the obvious choice”.

“We’re delighted that the ClearView system fits perfectly with this approach.  Hevasure is like-minded in its principles and beliefs about the causes of corrosion, so they are the perfect partner for us.

"It has been a pleasure to work together to apply their tried and tested technology to deliver a reliable, real-time management tool for those choosing to employ chemical-free water treatment”.

IWTM joins Hevasure’s other partners, including Guardian Water Treatment , the WCS Group and Rock Compliance .

Partners are an essential component of Hevasure’s business model, working with leading water treatment experts to deliver its world-leading technology and services to end-users allows Hevasure to focus on product development and support.

For more information about Hevasure's industry-leading water and condition monitoring solutions, click here.

BSRIA BG50:2021 – recognising the role of real-time monitoring in water treatment

The latest edition of BSRIA BG50 Water Treatment for Closed Heating and Cooling Systems was launched at the beginning of November, including new recommendations in relation to real-time water system monitoring. As developers of the UK’s most comprehensive closed-system water monitoring technology , we are very pleased with the updates, which acknowledge how far this industry has moved on since the last edition of BG50 in 2013.

Over the past eight years, our understanding of corrosion and the conditions that are precursors to its presence has evolved, thanks to the development of technology that better detects these conditions. BG50:2021 includes information about the latest real-time monitoring systems and recognises the shortcomings of the more traditional means of checking water condition.

In section 2.10 Real-time monitoring of system parameters , BG50 says: “Analysis of system water quality provides useful information about the concentration and performance of corrosion inhibitors and biocides but only gives a partial picture of the overall condition of the system and the extent to which corrosion is taking place. Furthermore, corrosion coupons without electric monitoring do not show sudden changes in corrosion conditions that can be linked to specific events and actions.”

The guide then goes on to recommend monitoring and interpreting selected system parameters in real-time to provide advance warning and diagnosis of problems, with information sent electronically to the maintenance team, thereby facilitating remedial investigation and action. For the FM companies responsible for these water systems, this is a first line of defence that can lead to better maintenance practices, reduced interventions and improved running costs, providing time and financial savings across the board.

While periodic water sampling is still required, BG50:2021 states that where real-time monitoring is employed, the frequency of this process may be reduced. The guide also suggests that monitoring can be used to plot trends, providing an early alert to changes in the system.

Leading the real-time monitoring charge

Since our incorporation in 2014, Hevasure has been at the forefront of this field; our primary focus has been developing and supplying real-time condition monitoring technology aimed at preventing corrosion damage to LTHW and CHW systems.

Now installed in over 60 buildings, including mission critical data centres, hospitals and some of London’s iconic commercial hubs, Hevasure’s remote monitoring systems are making a significant contribution to improving the operational efficiency of the UK’s large-scale HVAC. With the launch of the new BSRIA BG50, we hope that more FMs, building owners and maintenance teams take notice of the benefits.

BSRIA BG50 can be purchased, here .

Secure HVAC monitoring for Data Centres – FAQs

Expensive to run and expensive if things go wrong, HVAC systems are a huge drain on data centre resources, but essential for overall performance and operation.

The best way data centre owners can mitigate against high cooling costs is by monitoring their closed-circuit water systems in real-time, 24/7. Changes in key parameters that indicate corrosive conditions, such as dissolved oxygen levels, loss of inhibitor or unstable pH, are flagged up immediately, allowing problems to be nipped in the bud.

Up until recently, however, this seemed at odds with security concerns, as the information collected was stored on the cloud.  Collection of data from building services coupled with two-way communication with the outside world can leave secure environments vulnerable to cyber-attacks.

Why is HVAC so important for data centres?

Our increasing reliance on processing-intensive applications puts extra pressure on data centres.  Racks of servers produce vast amounts of heat and performance will be compromised if cooling is inefficient.

In the event of prolonged exposure, servers will shut down completely to protect themselves, causing unacceptable downtime.  Real-time monitoring of critical HVAC helps to mitigate against this risk by making sure cooling systems are reliable and efficient.

Do HVAC monitoring systems leave data centres open to cyber-attacks?

Potentially, yes. Digital transformation and connected devices are key to modern building management, however, the added complexity presents data security risks.

Remote monitoring systems can provide an ‘in’ for hackers if data is processed on the cloud or if third-party companies have access for remote maintenance.

Thanks to recent developments in secure building automation, however, even high-risk environments can reap the benefits of real-time HVAC monitoring, leading to more efficient cooling, fewer service interventions and more reliable operations.

How can secure HVAC monitoring be achieved?

We’ve developed a secure version of our flagship water monitoring technology, which protects closed-circuit water-based HVAC systems from damage and degradation caused by corrosive conditions.

Hevasure Aquila-S has been developed for high-risk environments where 'cloud' and internet communication is forbidden.  In-built logic provides intelligent diagnosis, without the use of cloud storage.

All data processing is done locally, with data, alarms and messaging made available to a BMS via a secure BACnet interface.

What are the benefits of secure HVAC monitoring?

• Extend the life of HVAC plant – Closed-circuit HVAC systems monitored by Hevasure Aquila-S throughout their life will last longer and breakdown less.

• Increase ROI – Over a period of 10 years, 24/7 monitoring can save between tens of thousands of pounds across the board, improving energy efficiency, extending equipment life, reducing water treatment costs and importantly for building owners, preventing catastrophic failure.
• Prevent downtime – Overheating in data centres can cause operational failures.  Secure real-time monitoring keeps corrosive conditions at bay and allows HVAC systems to meet their potential, ensuring data centres are reliable and safe.
• Leaner maintenance practices – with real-time monitoring, engineers are alerted to issues that need attention before damage occurs, rather than having to continually visit sites to check on key measures.

• Reduce energy requirements – Preventing corrosion in closed-circuit systems leads to efficient heat transfer, leading to lower energy costs.
• Improve accountability – real-time data provides transparency across the board, from construction to handover, tenants and ongoing facilities management.  The ability to pin-point and track disruption and resolution provides peace-of-mind to owners and ensures that misplaced blame is avoided.

To find out how Hevasure's monitoring technology could help your data centre run more efficiently and securely, contact our partners today .