1 ELECTRICAL SYSTEMS

Power Equipment
Power Sources Distribution Control Equipment
Systems Devices

Components of Electrical Systems

Electrical systems consist of a source, a distribution system, and control devices connected to various pieces of
equipment.
Most hospitality operations have their electricity delivered by a local utility. The utility is responsible for
providing power at a correct voltage and frequency. The utility provides power through an electric meter that
measure the rate and amount of power consumed. These data are used to generate the electric bill. The utility
services the building with electricity at a specified voltage and number of phases with the capacity to deliver a
rated amount of current at a given frequency.
After the electricity is metered, it enters the distribution and control system at the property. This system splits the
electrical supply into what are called feeders. Feeders deliver electricity to various portions of the building and to
major equipment.
If the voltage supplied by the utility is not appropriate for all uses, the system will include transformers, which
are devices that change (technically, step up or step down) the voltage of the electrical supply. The main service
transformer for a building may be owned by either the utility or the operation. Utility ownership saves the
operation the cost of the transformer and the energy it consumes and relieves the operation of the responsibility
for its maintenance. On the other hand, the business owning its own main service transformer usually pays a
lower utility rate. A hospitality business may also own and operate other transformers to meet its electrical needs.
Certain loads are considered emergency loads. These are supplied from the utility service under normal
circumstances and from an emergency generator or battery backup in other circumstances. The emergency
transfer switch serves to detect the interruption of utility power. When utility power is interrupted, the switch
activates the emergency power source and transfer the emergency loads to this source.
Hotels should be aware that electrical equipment brought in by guests from other countries may not work at all,
may work erratically, or may even be damaged when connected to a typical domestic electrical system. Plug
configurations throughout the world are varied on purpose in an attempt to avoid the problems that can occur
when equipment designed for one electrical system is plugged into another.
Fuses are good only for a one-time use. When they have been exposed to too great a current, they burn out and
must be replaced by a new fuse. The old fuse is discarded. Circuit breakers also break the circuit when exposed
to too much current. However, circuit breakers do not burn out with one use – they may be reset many times
before they wear out and must be replaced.
1.1.1 Ground Fault Circuit Interrupt (GFCI) Receptacle
It monitors the power coming in and going out of the receptacle, and if an inconsistency is
found, cuts off the circuit. This usually happens much quicker than it would if the circuit
discrepancy was detected at this circuit breaker panel. We install GFCI receptacles in wet
areas, such as kitchens, bathrooms, laundries and pool areas where the presence of water
increases the risk of electrocution. The 2 push buttons, “test” and “reset” provide the
opportunity to test to make sure the receptacle works properly, which should be done once a
month, and also to allow the receptacle to be reset if the circuit blows.

1.2 SYSTEM AND EQUIPMENT MAINTENANCE

Keeping electrical equipment from breaking down is particularly important, since this equipment is so important
to the ability to occupy the building. For an effective electrical maintenance program, the following are needed:

 A current updated set of plans for the building’s electrical system

 Good knowledge of electrical practices and the building’s electrical system by maintenance personnel
(and others when appropriate)
 Good housekeeping practices in areas containing electrical equipment
 Incorporation of electrical maintenance procedures into the facility’s preventive maintenance program

1.3 EMERGENCY POWER SYSTEMS

Emergency power systems are present to provide power during temporary interruptions in the electrical supply to
the building. Emergency power supplies and equipment include such items as generators and batteries to provide
lighting and uninterruptible power supplies for computer systems. Emergency systems are generally required in
all types of hospitality businesses. Among the items generally required to be connected to this system are artificial
illumination, fire detection and alarm systems, fire pumps, and public safety communications systems.
Battery backup unites may be either standby power supply (SPS) unites of uninterruptible power supply (UPS)
unites. The SPS units switch from utility power to battery backup when the utility power is interrupted. There is
therefore a momentary power outage. The UPS is always on line. Power from the utility feeds the UPS, which
stores this power in batteries and supplies the equipment with a “clean” power source using the batteries and
electronics that create AC power.
A large hotel may be required by the local code to have a more extensive emergency power system. The larger
systems use a diesel-powered generator located somewhere on the property. The system may need to be turned on
manually or it may automatically turn on when a power outage is detected. The size of the system will depend on
how large the building is and how much equipment is connected to it. The equipment that must be operated by the
system includes fire and life safety systems, emergency lightings, and telecommunications. Some other essential
equipment includes computer systems, particularly for reservations and the front office, refrigeration equipment,
guestroom locking systems and elevators.
Maintenance of emergency power systems is often a weekly task which involves the following:

 Checking the fluid level on battery systems (Batteries may be installed to provide emergency lighting or
to provide starting energy for an engine generator)
 Checking the charge level in batteries
 Checking proper ventilation of battery rooms
 Cleaning and lubricating battery terminals to retard corrosion

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  Testing engine generator systems under load. Because of the noise generated, maintenance staff should
generally wear ear protection when doing this and should choose a time of day least likely to disturb
guests
 Observing and recording appropriate data regarding each engine generator test. This will include
information required by local code authorities and for maintenance records, such as fuel supply, oil and
coolant levels, switch settings, oil and water temperatures and pressures, and positions of any key
indicator lights or gauges
 Ensuring that the engine generator is put back on line after any testing or work where the emergency
generator must be disconnected

2 HEATING, VENTILATING & AIR CONDITIONING (HVAC)

SYSTEMS
HVAC systems create and maintain the levels of comfort required by guests and employees. HVAC systems must
be properly selected, operated and maintained if they are to provide an appropriate level of comfort. Proper
maintenance of HVAC systems not only will create comfortable conditions, but also will help control the
operating costs associated with the equipment. Knowledge of fuel and equipment options can help management to
make decisions for new and retrofit applications. In addition, certain elements of the HVAC system need special
care to avoid potential safety and health problems.

2.1 FACTORS INFLUENCING BUILDING THERMAL COMFORT

HVAC systems maintain thermal comfort by modifying and controlling the factors that influence comfort. These
systems use equipment such as furnaces and boilers to produce heat, air conditioners and chillers to produce cold,
fans and ductwork to move air, and filters and air washers to clean the air.

 Room air temperature

 Room air movement
 Relative humidity of room air or wet bulb temperature
 Activity level in the room
 Clothing worn by room occupants
 Temperature of the room surfaces

2.2 CENTRAL COOLING PLANT (AHU, COOLING TOWER, CHILLER)

2.2.1 Chiller
The chiller will usually be located either in the basement or on the roof and this depends on what type of chiller is
used. Roof top chillers are usually “Air cooled” whereas basement chillers are usually “Water cooled” but they
both perform the same function which is to generate cold water for air conditioning by removing the unwanted
heat from the building. The only difference is how the chiller discards the unwanted heat. Air cooled chillers will
use fans to blow cool ambient air over their condenser to remove heat from the system, this type does not use a
cooling tower. The water cooled chiller has two large cylinders, one is called the evaporator and the other is called
the condenser.

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2.2.1.1 Chilled Water
The evaporator of the chiller is where the “chilled water” is generated. The “chilled water” leaves the evaporator
at around 6°C (42.8°F) and is pushed around the building by the chilled water pump. The chilled water flows up
the height of the building to each floor in pipes known as “risers”. These pipes are known as risers no matter if the
water is flowing upwards or downwards within them.
The chilled water branches off the risers into smaller diameter pipes which head to the fan coil units (FCU’s) and
Air Handling Units (AHU’s) to provide air conditioning. The AHU’s and FCU’s are basically boxes with fans
inside that suck air in from the building and push it across the heating or cooling coils to change the temperature
of the air and then push this air back out into the building. The chilled water enters the AHU/FCU and passes
through the cooling coil (a series of thin pipes) where it will absorb the heat of the air blowing across. The chilled
water heats up and the air blowing across it cools down. When the chilled water leaves the cooling coil it will now
be warmer at around 12°C (53.6°F). The warm chilled water then heads back to the evaporator, via the return
riser, and once it enter the evaporator a refrigerant will absorb the unwanted heat and move this over to the
condenser. The chilled water will then leave cool again, ready to circulate around the building and collect more
unwanted heat. Note: the chilled water is referred to as “chilled water” no matter if it is warm or cool.

2.2.1.2 Condenser Water

The condenser of the chiller is where the unwanted heat is collected before being sent to the cooling towers. A
refrigerant passes between the evaporator and the condenser to move all the unwanted heat. Another loop of
water, known as “condenser water”, passes in a loop between the condenser and the cooling tower. The
refrigerant collects the heat from the “chilled water” loop in the evaporator and moves this to the “condenser
water” loop in the condenser.
The condenser water enters the condenser at around 27°C (80.6°F) and will pass through, collecting heat along
the way. By the time it leaves the condenser it will be around 32°C (89.6°F). The condenser water and the
refrigerant never mix, they are always separated by the pipe wall, heat just transfers through the wall. Once the
condenser water has passed through the condenser and picked up the unwanted heat, it will head up to the cooling
towers to dump this heat and return cooler ready to collect more heat.

2.2.2 Cooling Tower

The cooling tower is usually located up on the roof and is the final destination for the unwanted heat in the
building. The cooling tower contains a large fan which blows air through the unit. The condenser water is pumped
up to the cooling towers and it is sprayed into the air stream. The cool ambient air will enter and come in direct
contact with the spray of condenser water (in an open cooling tower) this will allow the heat of the condenser
water to transfer into the air and this air is then blown out into the atmosphere. The condenser water then collects
and heads back to the chillers condenser ready to collect more heat.

2.2.3 Maintenance
 Inspect equipment for refrigerant leaks. These can be identified by the presence of oil carried outside the
system by the leaking refrigerant. Special devices are also available to test for leaks.
 Check refrigerant dryers for indications of water contaminations. (Dryers are devices installed in
refrigerant lines that collect and hold moisture). Replace all dryers showing signs of water and re-inspect
these dryers again shortly to be sure the problem has not recurred
 Clean air-cooled condensers and evaporators
 Clean condensate drip pans and drain lines from evaporators. Replace algae-cide tablets in drip pans and
reapply protective paints

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  Check equipment operating conditions to be sure each unit is operating correctly. Refer to equipment
manuals
 Perform all recommended drive motor maintenance, paying particular attention to operating temperature
and motor starting controls. High operating temperatures and repeated starting and stopping are major
factors in refrigeration system motor failure.

2.3 GUESTROOM HVAC SYSTEM TYPES

2.3.1 Centralized Systems
Centralized systems use boilers to create hot water and chillers to create cold water. The hot and cold water is
circulated to fan coil units in the guestrooms. Air is blown through the fan coils, where heat is transferred either to
or from the water, and heating or cooling occurs. Because the only devices operating in the guestrooms are small
fans, centralized systems are relatively quiet.
Because fan coils require no connection to the outside of the building, they can be placed in a v ariety of locations
in the guestroom. These include under the exterior window, horizontally above the ceiling in entry areas, and
vertically on adjoining walls. Vertical units are usually installed back to back; this reduces installation costs by
sharing pipe and electrical runs vertically in the building.

2.3.1.1 Two-Pipe System

The two-pipe system allows both heating and cooling, but only one of these at a time. In the two-pipe design,
someone must decide whether to provide heating or cooling on a given day. Converting from one option to the
other usually takes several hours or even a day or two, so it is important to choose wisely. Since only one mode is
possible, the two-pipe system is not capable of dealing with situations requiring both heating and cooling over the
course of a day. The operating costs of two-pipe systems are relatively low, since they limit guest HVAC options,
allow shutdown of the boiler of chiller during seasons of the year, and provide fuel economies due to the
operation of fossil fuel heating and an efficient central chiller.
The guests and management of facilities with two-pipe systems may be frustrated by these systems’ lack of
flexibility in meeting varying conditions in the building. If a building has cool outside air temperatures but
abundant sunshine or widely varying outside temperatures from night to day, it will be very difficult to maintain
comfortable conditions in all guestrooms. While little can be done to rectify this in the operating mode, it may be
possible to make relatively minor modifications to the building piping layout that will zone the building, allowing
portions to be connected to a chiller and others to the boiler. Another option is to install water source heat pumps
when guestroom fan coils are replaced, if the existing electrical supply to the fan coil will allow this.
To increase the comfort provided by the two-pipe system, some operations install units that contain small electric
resistance heaters. This allows the guest to select heating or cooling. This is often done in locations that have a
relatively short heating season, where the expense of a boiler is not warranted. If a boiler is installed as well, the
electric heater will have a sensor that disables it when the building heating system is operational.
While modern two-pipe designs use hot water, steam may be used in some older designs. When this is the case, it
is not possible to connect the fan coil to a chiller. If needed, space cooling will have to be provided by another
means.

2.3.1.2 Three-Pipe System

The three-pipe system is relatively uncommon, especially in recent construction. This system provides both hot
and cold water to the fan coil units at all times and mixes the return water from the fan coils. The three-pipe
system can provide good guestroom comfort, since heating and cooling can be provided as needed. However,

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since the boiler and chiller both use this lukewarm return water as input water, their efficiencies are reduced,
causing their operating costs to rise. That is, this system must use energy to bring the lukewarm return water back
up and down to proper boiler and chiller temperatures.

2.3.1.3 Four-Pipe System

The four-pipe system provides the same level of comfort as three-pipe system, but keeps the cold and hot water
returns separated. This leads to greater boiler and chiller efficiency, since much less energy is needed to reheat
and re-cool the return water. The four-pipe system is the most expensive central system option to install, since it
requires extensive piping and two coils in the fan coil unit.
The control of comfort in the guestroom can involve different methods, depending on the system. For those
systems with wall-mounted thermostat, the thermostat generally controls one or more valves in the fan coil unit. If
a combination heating and cooling thermostat is used, it will activate either the heating or cooling mode of
operation, depending on the thermostat set-point (desired room temperature) and the actual room temperature. Fan
operation and speed may be selected by using a switch located with the room thermostat. The thermostat usually
controls only the heating or cooling operation. Units lacking wall-mounted thermostats have controls on the units
themselves which allow selection of heating or cooling, fan speed and temperature.

2.3.2 Decentralized Systems

Decentralized systems place the heating and cooling sources within the guestroom itself or along the outside wall.
An electric baseboard heating system is a decentralized heat source. Electric heaters may also be wall-mounted
with a fan, an arrangement found in some bathroom areas. Electric baseboard generally do not incorporate any
method of providing or delivering cooling.
Decentralized systems that provide cooling use a small refrigeration system (compressor, condenser, evaporator,
and expansion valve) located within a cabinet that extends through the outside wall of the guestroom. “Split”
decentralized systems locate only the evaporator and distribution fan in the guestroom and put the condenser and
compressor outside the building on a balcony, roof or on the ground. The condenser has access to outside air,
which it uses for heat rejection. The evaporator is located within the room. Room air is circulated through the
evaporator, where it is cooled and dehumidified.
Many decentralized units provide space heating with an electric resistance heater. This may create rather high
costs for space heating. One way to reduce the cost of space heating may be to use a heat pump unit instead of
electric resistance heating. The heat pump unit uses the refrigeration cycle not only for space cooling, but also for
space heating. Reversing the direction of refrigerant flow in a heat pump causes the components functioning as
the evaporator and the condenser to switch functions. As a result, heat can be removed from the outside air and
added to the inside, vice versa. The heat pump uses the refrigeration cycle to do this at an efficiency two or more
time greater than the electric resistance heat.

2.3.3 Other Systems

Hybrid systems have characteristics of both centralized and decentralized systems. The water source heat pump
system is the most obvious choice for this category. Rather than using outside air as the heat source or location for
heat rejection, the water source heat pump is connected to an internal water circulation loop from which it takes,
or to which it adds, heat in the heating or cooling mode, respectively. This allows the heat pump to operate with
an evaporator or condenser temperature that better maximizes unit efficiency. It also eliminates the need to locate
the unit on the outside wall of the building and allows the operator to recover and use waste heat within the
building.
In one hotel application, the water source is well water circulated through the pump and then returned to the
ground – a “free” source of heat or cooling. In another hotel application, the water pipe connected to the heat

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pump is also the supply pipe for the sprinkler system, thereby reducing installation costs through dual use of the
piping.
Still another application emerging in some areas is geothermal heating and cooling. Geothermal has the potential
to provide significant cost savings to hoteliers and in most applications to date has proven to be a very reliable
technology.

2.4 GUESTROOM VENTILATION

Providing fresh air to guestrooms can be a problem. Most guestrooms operate at a slight negative pressure due to
the bathroom ventilation fan. The air removed by this fan must be replaced from somewhere. Guestrooms with
central HVAC systems may rely on airflow under the guestroom door from a corridor to provide makeup air. If
air does not enter the room under the door, it must migrate from somewhere and will leak in wherever it can, often
along windows and through any opening. Decentralized HVAC unites adjust the amount of outside air they admit.
If the outside air admitted to the room is not conditioned and controlled, operational problems can result. Hot and
humid outside air leaking into guestrooms around windows and through the building exterior can result in
moisture condensation in, and deterioration of, walls. Moist interior air can deposit moisture in the walls as it
migrates through the walls. Other related problems include mould growth on wall coverings and carpet. Some of
these problems can be reduced by sealing and caulking, but the ultimate solution to many problems requires a
redesign of building systems and often a resizing and reselection of the guestroom HVAC units as well.

2.5 GUESTROOM HVAC OCCUPANCY CONTROL

While hotels are 24hours/day, 7days/week types of businesses, guestrooms are generally not occupied 24/7.
Conditioning guestrooms 24/7 consumes large amounts of energy whose usage can be reduced. One option for
reducing this usage is occupancy control of HVAC equipment.
Occupancy control of guestroom HVAC equipment adjusts the temperature in the room depending on room status
and on guest presence. Occupancy sensors can do more than just assist in energy conservation. This technology
can also be integrated with security systems to provide enhanced security of guestrooms. When connected to front
desk, occupancy sensor systems can inform the hotel when guestroom doors are not closed properly or when
unrented rooms are entered. Occupancy sensors can also create a signal that will tell housekeepers whether the
guest is in the room, thus reducing the instances of those sometimes unpleasant encounters between sleepy,
partially clad guests and housekeepers anxious to clean a room.

2.6 GUESTROOM HVAC MAINTENANCE

 Checking the operation of all valves and control knobs
 Checking the thermostat for proper operation, appearance, and physical connections
 Cleaning the filter inlet grill and physical connections
 Replacing the air filter
 Cleaning the condensate drain and replacing algaecide tablets
 Inspecting fans and cleaning and tightening connections
 Checking the condition and fit of electrical plugs and connections
 Checking and cleaning the outside air vent
 Cleaning all coils
 Lubricating blower motors
 Painting locations such as condensate pan and any deteriorated surfaces.

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3 LIGHTING SYSTEMS

3.1 LIGHT SOURCES

3.1.1 Natural Light – Sunlight
Using natural light for interior hotel and restaurant lighting is generally appreciated by guests and employees. The
chance to look through a window, possibly at attractive hotel grounds or some other pleasant scene, is
psychologically pleasing and helps employees avoid eye strain because they can occasionally focus their eyes on
distant objects. Designers of a building’s lighting system have to consider a lot of variable to make natural
lighting pleasing – the types of glass used in the windows, whether or to what extent to use window treatments
such as drapes or blinds, how reflective the surface are in the space being lit, the nature of the view outside etc.

3.1.2 Artificial Light – Incandescent Lamps & Electric Discharge Lamps

3.2 ENERGY CONSERVATION OPPORTUNITIES

One way to achieve more efficient lighting (fewer watts per lumen) is to replace incandescent lamps with
fluorescent lamps in as many locations as possible. Compact or screw-in fluorescent lamps are available that can
be substituted for incandescent lamps in downlights, table lamps, and ceiling-mounted lighting fixtures. The result
will be a reduction of up to 75% in the electricity consumed by the lamp. In addition, there will be substantial
labor savings due to the longer life of the fluorescent lamps. Replacing inefficient exterior lights with more
efficient ones usually has a short payback period, since the operating hours of exterior lightings are very long.
Efficiently controlling the operating hours of lights result in fewer operating hours, lower energy usage, and lower
costs. The easiest control method is to simply turn off lights that are not needed. This is something everyone
employed at a property can do that requires no additional training, investment, or labor hours, and has immediate
benefits. Since motivating employees to take this responsibility is sometime proven difficult, many operations use
mechanical methods whenever possible to turn off unneeded lights. Microprocessors can also be used to turn
lights on and off on a predetermined schedule.
One area that certainly lends itself to mechanical control is exterior lighting, including parking lot lighting.
Photocell control for exterior lighting is highly recommended and, in comparison to either manual or time clock
control, should result in substantial energy savings with a minimal initial investment. In locations within the
property that benefits from natural light, management may wish to install photocell control as well. In these
instances, the photocell control acts to maintain a preset light level in the area and either dims or turns off lamps
as the amount of natural light increases or turns on and brightens them as natural light decreases.
To control the operation of lights in meeting rooms, storerooms, and other areas where lights do not need to
operate continuously, the use of ultrasonic or infrared sensors or twist timers may be appropriate. Sensors turn on
lights when they sense movement in the room. Following a preset period of inactivity in the room, the lights are
switched off. Twist timers are manually activated by the person wanting to use the space; they automatically turn
off after a period of time.

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4 ENVIRONMENTAL & SUSTAINABILITY MANAGEMENT

4.1 MOTIVATIONS FOR ENVIRONMENTAL CONCERNS

4.1.1 Economic Considerations
Converting incandescent lamps to compact fluorescent lamps, for example, results in a reduction of energy used
and, by extension, reductions in emissions from power plants that now produce less electricity. Paybacks from
such a conversion can come within a few months with reduced maintenance costs due to fewer replacements
resulting from longer lamp life.
Another example is solid waste management. The cost of waste disposal can be reduced by implementing a
recycling program. Recycling is both environmentally and economically beneficial. Keeping a location clean
makes good economic sense: hospitality businesses clearly rely on the beauty and visual appeal of the natural
environment as a key feature in attracting customers.

4.1.2 Regulatory Issues

Legislation requiring recycling, restrictions on water use due to shortages, emissions and discharge regulations,
and other environmental limitations means that concern for environmental issues is not only good business, it is
the law. Environmental impact must be addressed from the feasibility stage of new product development through
operations and into renovations – all within the context of regulations. Failure to do so can jeopardize new
developments and result in fines and penalties.

4.1.3 Market Factors

4.1.4 The Social Responsibility Dimension

5 SAFETY AND SECURITY SYSTEMS