15 INDEPENDENCE BOULEVARD

A Case Study in Freedom from Discomfort

15 Independence is a four story multi-tenant office building

occupying over 100,000 square feet in Warren, New Jersey.

Summer of 92‘:

The building was experiencing significant

reliability and discomfort problems with mechanical and

automation systems. Monsen technicians scrambled to

keep the system up and running. Since Monsen held the Preventative Maintenance

agreements, it concentrated on maintenance, which is great for preventing problems,

but does little for intrinsic system deficiencies. When —quick fixes“ didn‘t work, an

angry client terminated the relationship. (They fired Monsen.)

Fast forward - fall, 1995:

After three-and-a-half years of coping with a new service

contractor, with one blown fuse after another, with multiple service calls

per week

, a

new property manager asked Monsen to have another go at preventative maintenance.

—No, thank you,“ came the polite response.

This time, Monsen said, it wanted to get to the heart of the problem. It recommended

a —Managed Comfort“ study at a cost of $5,000. The property manager agreed.

A Managed Comfort study:

Monsen called its Managed Comfort team into action.

Over the next few days, the team inventoried and mapped equipment locations, identi-

fied necessary repairs, and priced and prioritized recommendations.

Managed Comfort findings:

1. Erratic, energy inefficient automation system.

Recommendation:

A complete system recommissioning, employing Monsen as a sin-

gle source for reprogramming, monitoring and response.

2. Repeated motor burn-outs and limited outside air exchange.

Recommendation:

Installation of new outside air dampers and vortex vane actuator

motors, resulting in improved fan operation and indoor air quality.

3. Extensive mechanical problems.

Recommendation:

Repairs performed on a schedule basis, over three fiscal years, in

priority order.

The Result:

15 Independence authorized Monsen to make the recommended repairs

and upgrades. In the first year alone, service calls have been reduced from a flood to

a trickle. An increased level of outside air is improving tenant comfort and safety, and,

since fans are no longer running wild when they should be idle, there are energy sav-

ings as well. The building manager is comfortable and pleased. (So is Monsen)