【 Weak current College 】 commercial property in central air-conditioning management problems

Commercial property includes all types of commercial Plaza and the SHOPPINGMALL, due to the commercial property public facilities complete, annual public facilities energy consumption costs millions of dollars and even most of the tens of millions of dollars. Central air conditioning system as public facilities, an important part in the running water and electricity consumption is rather huge, control its running costs, and effectively handle the actual management of the different types of problems encountered, commercial property management is an indispensable part, especially on property rights, many formats of the commercial property concerned, particularly prominent.
The author according to Jiangsu Province first SHOPPINGMALL four years of management practice, central air conditioning system operating costs and related management work on this one.
A, central air conditioning running costs
Central air-conditioning system, due to the pipeline, cover, running costs are also higher. In the commercial property in central air conditioning system operating cost estimates, you should consider these factors:
1, electricity cost (K1, P1, P2)
Host (P1, K1)
According to the commercial property is equipped with air conditioning, power hosts, operating time, life cycle, electricity prices, the year in the summer and winter quarter running cost calculation, and then press a year 12 months on average, each month's average tariff P1.
In actual operation, since the host is not running at full capacity, depending on the circumstances, to take into account in the calculation of its load factor K1, K1 ≈ 0.6 ~ 0.9.
Auxiliary equipment (P2)
This mainly refers to the central air conditioning system of cooling towers, cooling pump, frozen pump, air handling units, air blower plate Tube, etc. According to the actual number of different types, and power, to estimate. Be aware that due to the different seasons, refrigeration and heating, the number and type of auxiliary equipment are also different.
2, water costs (P3)
Central air conditioning duct of circulating water, open cooling tower water for daily consumption, should be based on actual air-conditioning supply water consumption and the daily consumption of comprehensive daily normal.
3. steam cost (P4)
For steam as energy lithium bromide unit, in addition to the air conditioning system, electricity costs, but also the cost of using steam. According to each host in the consumption of steam per hour, per day, running time, steam unit price, the annual number of days, such as air conditioning run, calculate the average monthly cost of steam.
4. pipe loss (K2)
Heating and cooling in the central air conditioning pipe, due to the loss of turbulent airflow, wall losses and other loss arising out of the pipe to pipe loss coefficients K2, K2 ≈ 1.02 ~ 1.05.
5. pre temperature loss (K3)
Because of the differences, both inside and outside temperature pipe heating and cooling in the transportation process, in the pipe to after a period of warming up or cooling in order to reach a certain outlet temperature, heating and cooling in the transit of energy loss, loss of available pre warming K3, K3 ≈ 1.05 ~ 1.08.
Summer pre warming time with pipe lengths differ, typically in the 40 minutes, the winter temperature in the summer time in advance.
6, varying loss loss (K4)
Power transformer in the square of the loss and line loss should be shared by all users, to loss of line losses accounted for power supply of 1% ~ 3%, as a central air-conditioning system, the loss of their electricity costs, take varying loss coefficient K4 ≈ 1.01 ~ 1.03 consideration.
7, price differences (K5, K6)
In estimating the cost of electricity, the power of electricity around the attention and the lighting of the price differential, power electricity than lighting usually about 15%, it should be based on the actual price.
In addition, daytime peak periods and night-time lows in price are also different, the calculation should be based on the power to distinguish between different time periods, in this day and night price K5, K6, respectively.
8, cycle change
Since the year of the cycle in the air conditioning is concentrated mainly in the winter and summer quarter, both winter and summer air conditioning supply time and energy also have differences. Reaches of the Yangtze River, usually a year in addition to three, in April and November without air conditioning, a different month monthly energy are different, calculate the cost of central air conditioning run, taking into account the various changes of temperature throughout the year, according to the average monthly cost to owners charge more appropriate.
9, cost summary (P)
To p for the total cost of air conditioning run, taking into account the above factors, the air conditioning system operating costs can be expressed as follows:
P=K2K3K4（K5+K6）•（K1P1+K1P2+P3+P4）（1）
Second, the season and temperature changes
In the lower reaches of the Yangtze River (other places
Area according to the local realities of amendments), summer air-conditioning supply an average of five months, the winter about four months, depending on the total construction area of 7 million m2 of Yangzhou times square four years of actual statistics, if the annual average air conditioning supply cost price for units 1, throughout the different months, seasonal air conditioning the cost of different proportion as described in Figure 1.
Figure 1 shows, the central air conditioning energy consumption peak in summer 6 to September, the maximum cost is approximately 178% of average cost and the cost of air conditioning system is greater than the first half of the second half of the expenditure.
III. request air-conditioning costs
For a single property, commercial property, there is no need to distinguish between their own air conditioning and request air conditioning costs, but for many more formats and commercial property rights in the square, the cost calculation request air conditioning is a necessary and important work. Despite the closure of owner-occupied and open public portion has a partition, but because of cold and warm air flow and heat exchange, their own sites and publicSpace conditioning temperature will soon reach equilibrium. Therefore air conditioning use cost and space proportional to the volume size, according to owner-occupied sites and public parts of the respective area and storey, calculation of the volume, respectively, which determines the volume of public sites (including indoor Atrium, public housing, etc.) accounted for commercial property in proportion to the total volume of the room and thus preliminary determine the size of the request air conditioning costs. Here, the proportion with volume, on request air conditioning method of cost estimation for a discussion.
1. gas inhomogeneities
Due to differences in the nature of cold and warm air, has a warm up Cold reduced, while at the same time as the public part of the Atrium, etc., the space is large, it is difficult to balance the temperature, the temperature of the non-uniformity, in calculating the public parts of heating and cooling capacity, should consider the effect of inhomogeneity, here to influence coefficient K: K ≈ 0.75 ~ 0.95.
2. calculation procedure
① first basis as-built drawings of construction, and commercial properties of all indoor enjoy air conditioning parts of area and storey each field measurements, to have a change of the record, on the actual volume of the amendment, as the basis for statistics.
② the patched actual data filled in table 1.
③ owner-occupied and air-conditioning costs estimate request
A, owner-occupied air conditioning costs cost A (meta/m2) = p/s (σ σ S + F) 2600 × V/s Sigma (σ V + K & # 8226; Sigma G) 2005 (2)
B, air-conditioning costs, the cost of property request B ($/m2) = p/s (σ σ S + F) side-A (3)
④ usages
Times Square, fifth floor, an entertainment company, according to industry characteristics, developers according to the contract has not been installed in the Interior and are equipped with central air conditioning facilities, indoor air-conditioning installed separately by the owners, the indoor air conditioning costs are borne by the owners themselves. For request air conditioning costs, owners should pay, but requires the management company to make a reasonable charge basis, we will process the calculation and reporting to the landlord, the landlord accepted with pleasure.
IV. delayed air-conditioning costs
Delay air-conditioning costs means during normal business hours, as part of the owners or occupiers of the request, in addition to open the air-conditioning system.
Delay property in many air-conditioning costs multi-business commercial property is more frequent in use, such as Times Square in Yangzhou, because business management topics, in the shopping centre, close to continue using air conditioning to many businesses in the morning, early morning for supply air conditioning business.
Delay air-conditioning costs calculation, except under the actual power-on time, according to the first part of the content by one calculation air conditioning costs, but also need to consider the overtime staff overtime, i.e. management company overtime costs. Then apply for the use of time-lapse air conditioning owners enjoy the quantity and the actual area of indoor air conditioners and air conditioning fee calculated delay costs, delay applying to supply the owners or operators of air conditioning. Because individual post costs more, if owners are less or not using the area, the cost is relatively high.
5. Summary
Under four years of work in practice, commercial property management of the central air-conditioning several issues summary is as follows:
1, for a single property, commercial property, the calculation of air conditioning costs and fees of running, is an important basic work, due to the commercial property area, high energy costs, operating costs, such as the cost of inadequate or incorrect to workingout, the overall financial balance poses serious consequences of subversive, and should lead to managers at all levels.
2, for more rights, more formats of the commercial property concerned, since the owners of the business operation, the time difference is large, and the owners of earlier hardware conditions also vary, so the calculated owners or businesses of their own and request air conditioning costs, is putting the charges of an indispensable work.
3, multi-business commercial property, delay the emergence of air conditioning fee is a common scenario, because the construction of the early and late changes of investment, as well as different formats on central air conditioning needs,
Cause the air conditioning running costs increase, also increases the owners use cost. Change the status of the fundamental approach is to locate and navigate the introduction of the business of design, or business after moving in, depending on the situation on the air conditioning system for partial renovation. From the energy point of view, should avoid prolonged delay use air conditioning.
4, central air conditioning fee expenditures undulate throughout the year, reaching a peak in the summer, in the second half of the first half of the expenditure ratio by about 30% to 50%, for the purpose of improving cost control and charge, throughout the year shall be adjusted according to the average monthly price charge, end of year accounts.
Customers are the owners of God, the common position of the air conditioning is available for customers to enjoy, its cost sharing by the owners, the owners have reached a consensus. These approximate computation of air-conditioning, this article by volume ratio method is only one kind of reference only. On receipt of the request air-conditioning costs, according to different formats and different business realities and specific problems for accounting. At the same time, commercial premises, as the central air conditioning in the course of using, there are many kinds of loss, individual businessmen such as indoor air-conditioning meter and meter number separate air conditioning fee is not paid, the calculation should be uniform throughout the Plaza, in proportion to the total assessment, otherwise the other owners of these costs.