Operational DNA Audit

I. ASSET CONDITION & OPERATIONAL AUDIT

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• Physical Lifecycle Assessment: Forensic evaluation of all major components (compressors, coils, heat exchangers) to determine Estimated Useful Life (EUL) versus current degradation.

• Operational "True-North": Verification of system performance against original design intent. This includes measuring Delta-T across coils and Static Pressure within the ductwork to identify distribution bottlenecks.

• Mechanical Integrity: Inspection of cabinet seals, curb integrity, and vibration isolation to prevent bypass air and structural noise.

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II. ENERGY UTILIZATION & EFFICIENCY ANALYSIS

• Load-to-Asset Alignment: Analysis of current occupancy heat loads versus equipment capacity. We identify "oversized" liabilities that lead to short-cycling and spiked utility bills.

• VFD & Motor Efficiency: Evaluation of all fan and pump motors. We identify opportunities for Variable Frequency Drive (VFD) retrofits to reduce "part-load" energy consumption.

• Refrigerant Phase-Out Strategy: Assessment of current refrigerant types (R-22, R-410A) and a roadmap for transitioning to high-efficiency, low-GWP alternatives (<750) to avoid future carbon taxes and supply chain spikes.

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III. BMS & CONTROLS FORENSICS (THE BUILDING BRAIN)

• Sequence of Operations (SOO) Audit: We verify if the Building Management System is actually executing the design intent. We identify "manual overrides" and "locked setpoints" that bypass energy-saving logic.

• Sensor Calibration: Verification of all discharge air, mixed air, and space temperature sensors. A sensor that is off by 2°F can increase mechanical run-time by 10-15%.

• Economizer Functionality: Testing of outside air dampers and enthalpy logic to ensure the building is utilizing "free cooling" whenever ambient conditions allow.

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IV. ABOVE-CEILING & TENANT IMPACT EVALUATION

• Distribution DNA: Inspection of VAV boxes, dampers, and flex-duct runs above the ceiling grid. We identify design defects where air is "trapping" or failing to reach the tenant's occupied zone.

• Zoning Logic: Evaluation of thermostat placement versus current tenant floor plans. We identify "thermal fighting" where adjacent zones are simultaneously heating and cooling due to outdated partitioning.

• Indoor Air Quality (IAQ): Assessment of filtration levels and outdoor air intake volumes to ensure compliance with modern ventilation standards and tenant comfort.

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V. STRATEGIC RECOMMENDATIONS & FINANCIAL ROADMAP

• Prioritized Capital Plan: A tiered list of recommendations (Immediate, 1-3 Years, 5+ Years) based on risk of failure and ROI.

• Repair vs. Replace Modeling: A fiduciary analysis of continuing to fund repairs on aging assets versus the 10-year OpEx recovery of a high-efficiency replacement.

• The "Technical Tax" Recovery: Identification of specific areas where current vendor maintenance is failing to meet the "Owner’s Standard," providing the leverage needed to hold contractors accountable.

This evaluation provides the "eyes and ears" inside your building's DNA to ensure your capital is spent on equity-driving solutions, not just more "iron" on the roof.