You guessed it, big shout out to Bert Hull @bhull1, who turned up with lunch, coworker Brian, a thermal camera, and a great attitude. The subject property was a 35K square foot retail, vacant, 1985 build, end unit of a larger strip center. The scope of work consisted of the building envelope and in, no exterior grounds, parking, etc.
The building has seen multiple tenants over the years. As a result, the electrical and mechanical systems are now a patchwork of active, in-use components mixed with outdated, defunct, or obsolete equipment. During the inspection, it was evident that many systems had extensive deferred maintenance. This includes, but is not limited to, roof and sidewall water intrusion issues, some equipment was partially disassembled, abandoned in place, or improperly decommissioned. Electrical sections, switchboards, panels, and circuits were not adequately labeled, identified, or maintained. These issues will significantly increase the time and cost required for future tenant troubleshooting, upgrades, maintenance, or build-out.
Thanks for the invitation to come and learn about commercial HVAC, 3phase electrical systems, flat roofing, and breaking down large areas into a grid pattern to make sure every SQFT is observed. And so much more. Brian is a wealth of knowledge and a great mentor and friend.
Only if the floor is wet. Then I can kick off my shoes and dive in. This property only had 3000 amp 120/208, not very exciting. The 277/480v stuff starts to tickle.
There is reason I ask. I’ve done a handful of large commercial buildings and couple of industrial. They never want to pay for having the interiors of the switchgear inspected. I won’t do them myself. I have two friends that own their own electrical contracting companies. They both will not open switchgear unless they are in full arc flash suites. Do you do the same?
That consideration is pretty far outside the scope of our typical property condition assessment. We’ve had clients with specific technical needs or expectations and we help to facilitate that, but we will not open a switch gear. For example, elevator inspection. We have a basic visual inspection we perform. Some clients want/need more and we will subcontract that with a highly qualified specialist.
Ditto, considering most Vertical Lift systems require Inspection and Re-Certification every few years, and are commonly neglected. I/we always perform a cursory inspection, and unless recently inspected and Certified, strongly recommend a full evaluation by a Licensed Technician.
I recently had a job where I hired the Licensed Tech as part of my team. Two elevators and both were current on their Permits and Certifications. Long story short, everything looked good except for basic maintenance stuff… and ONE of the two needed Major Upgrades due to the Date of Manufacture, and could not be re-Certified until the Upgrades were completed! That client saved a buttload of money by doing the right thing upfront!
I can’t remember the last time I observed an IR Window installed, regardless whether I was performing a Scan or not! I’ve known of them for over a decade, and have suggested them a few times, but don’t recall ever seeing more than one or two ever, and those were in Industrial situations.
NFPA 70 recommends them but has not authority. OSHA has authority and requires a 5-year arc flash safety assessment but IR is not required to perform the assessment.
Of course, we would like to see more IR assessments to include the IR windows. It is just smart.
Not sure how the conversation weaved over to switchgears and IR electrical but when in Rome…
For commercial and even industrial we mostly see switchboards, dry transformers, and panel equipment. Most are 3 phase. Most are 600v or less. However on occasion we’ve come across very large equipment such as transformer stations or switchgears.
In regards to commercial or industrial switchgear and/or switchboard equipment/cover removal, or even turning circuits on/off, I’d advise to not attempting it. I also recommend not even touching a switchgear. Try to be safe out there fellow inspectors.
Here’s a good link, info and some videos that can be helpful in identifying switchgears or switchboards
