Phoenix Engineering


Tuning & Energy

There are a number of reasons why people want to better their buildings. For some it is to get the most value from ongoing maintenance or to satisfy a noisy tenant, whilst for others it is important to reduce energy for conscience, governance, PR or to meet lease requirements. In any event, Phoenix offer a range of excellent services, designed to better your building's performance and ultimately reduce operational cost.

vBuilding Tuning

Building Tuning is the process of continued adjustment, modification and optimisation of building services (electrical, mechanical/HVAC, hydraulic, fire and control systems). This is usually carried out post occupancy and during the Defects Liability Period (DLP) on new, existing or refurbished buildings. However this can be implemented post DLP too especially in the case of high running costs, occupant complaints or sick building syndrome. Phoenix Engineering manages the building tuning process by:

  • investigating complaints from building occupants,
  • implementing seasonal adjustments,
  • implementing fine tuning,
  • optimising system's operations, and
  • investigating and improving indoor environmental quality and energy consumption.

This is normally done by conducting onsite tuning sessions held in conjunction with each relevant contractor, consultant, the facility manager and client.

vRemote Monitoring - Building Management System (BMS)

Our experience has shown that in commercial buildings, ironically the tenant complaints register usually tracks in line with energy consumption. In order for our clients to manage these two critical items successfully, Phoenix provide an off-site service which monitors your Building Management System (BMS).

This pre-empts and highlights any operational and functional irregularity before escalating to either an occupant complaint or excess energy usage. Phoenix provide a monthly report which is to be actioned by maintenance and services contractors, and an email hot-desk service for critical items noted during our periodical monitoring.

vRemote Energy Monitoring

Remote (web based) Energy Monitoring involves Phoenix accessing your web based Metering Systems on a regular basis for monitoring, providing a platform for one centralised report. This allows tracking to check if energy reduction initiatives are in fact reducing energy usage, identifies unusual peak usage times for investigation and ensures that energy charges are correct. Apart from indicating any unique energy usage spikes in a monthly report, our annual report includes monitoring consumption of electricity and gas, comparison to targets available and recommendations.

Phoenix reports include a written overview, comparison graphs and carbon footprint tracking. This can be combined with BMS interrogation and a regular preventative maintenance program.

vMeters Verification

The Department of Environment and Climate Change have made verification of sub meters mandatory for NABERS ratings assessment. Being an independent Witness Testing company, Phoenix offer verification of electrical, gas and water sub-meters to meet the Department's requirements.

Our Meters Verification service provides:

  • A Phoenix Independent Commissioning Agent (ICA) to manage the verification process
  • Sample witness test sheets
  • Sample contractor's data sheets
  • Sample single line diagram
  • Sample contact sheet
  • Budget estimates for electrical contractors
  • National Electrical Contractors Association's (NECA's) recommended charge out rates
  • Rental Rates for calibrated tong tests, meters and gauges from technical rental suppliers
  • Certificate of verification

vGreen Lease Building Management

A green lease provides a framework for office tenants when choosing a building and potential office fit-out. Usually the tenants wish to identify and commit to objectives that will save money, provide an excellent working environment and enhance their organisation's reputation through reduced environmental impact.

Phoenix assist to achieve or maintain NABERS energy and/or water ratings by providing:

  • a monitoring and reporting service on web-based Building Management System (BMS) and energy bills
  • chairing of quarterly Building Management Committee (BMC) meetings in relation to Green Leases, in conjunction with your BMS and building services maintenance contractors
  • Re-Commissioning to meet the requirements of NABERS (this requires additional input by all stakeholders)

vPower Usage Effectiveness (PUE)

In house IT suites (computer data centres) are huge consumers of energy, and Power Usage Effectiveness (PUE) is a measure of just how power-efficient a computer data centre is. This assessment also shows how much power is directly used by computer equipment in contrast to air, control and other overheads.

Australian data centres usually sit between 2.0 and 3.0 PUE. The Uptime Insititute (see glossary; "PUE") estimates most facilities could achieve 1.6 PUE using the most efficient equipment and best practices. Phoenix have facilities to carry out both theoretical/design ratings as well as actual/live ratings for these suites. We also provide recommendations and costings to assist in improving ratings.

vUtility Profiling (Energy Audits)

An energy audit is an inspection, survey and analysis of energy flows in a building, process or system. They are designed to determine and facilitate energy conservation by reducing the amount of energy input into the system without negatively affecting the output(s).

Phoenix Engineering carry out Level 1, 2 and 3 Energy Audits to AS/NZ 3598-2000 standard. Our three levels of Audits build on each other, so a client can select level 1, level 2 (incorporating levels 1 & 2), or level 3 (incorporating levels 1, 2, & 3). These energy audits typically cover electricity and gas, however as an added service Phoenix also include water consumption and comparisons to similar facilities.

vWitness Testing

Witness Testing is the process of witnessing (checking with our own eyes) that a contractor can undoubtedly prove their installed service operates correctly to all specifications of the design intent. Phoenix allow the contractor to solve any problems and if possible, re-test whilst on site to ensure 100% correct tests are realised and save costly extra site visits. We usually carry out witness tests in conjunction with site visits for other services and issue defects lists covering energy, serviceability and maintainability as required.

vPhotovoltaic (PV) Testing

Photovoltaic materials contain cells which generate electricity when exposed to sunlight. These materials can be used in a series of linked panels, creating a 'photovoltaic array' to generate power for a building. Phoenix have successfully developed Witness Testing which includes verification of installation, operation and compliance requirements for these systems.

vBuilding Users Guide Compilation

Sometimes referred to as a ‘Building User Manual’, ‘Management In Use Plan’ or ‘Tenants User Guide’, a Building Users Guide is an informal document prepared by the design team for the building owner and tenants. It includes all relevant information about the building that would enable building users to maximize benefit from its design and to ensure its intended operation. Phoenix ensure that relevant information on all building services is compiled to meet the requirements of this guide.

vGreen Star Document Education, Audit and Management

As the Green Building Council of Australia's (GBCA) Assessors require proper documentation in a preferred format, Phoenix educate our clients to ensure they understand their particular Green Star Tool, audit to check it is being adhered to and manage the process to best prepare for assessment. We also extend this service such that when clients are unable to provide in-house ESD staff, we manage and collect complete Green Star documentation. Part of our service is education of contractors, sub contractors, suppliers and/or manufacturers.

Glossary - Engineering Building Services Glossary - Engineering Building Services
The difference between Green Star and NABERS The difference between Green Star and NABERS