Facilities Condition Audit
Montclair State University
Condensate Leak near Bohn Hall
Although Infrastructure analysis is not within the scope of this Facilities Condition
Audit (FCA), some Infrastructure related deficiencies were discovered that
should be addressed. One of these is an observed steam condensate leak in
the vicinity of Bohn Hall.
Condensate was witnessed draining out of a condensate line sleeve into the
basement of Bohn Hall, which then went into the storm sewer system.
Additionally, in a drainage swale just south of Bohn Hall, a large flow of water
was present. One of the maintenance crew stated that this was also largely
condensate leaking from a nearby steam tunnel.
There was a mist visibly
rising from this flow, suggesting that it was considerably warmer than the
surrounding air. The smell of chlorine was evident, which would suggest that it
was treated heating system water.
Mists
were also visible at the northeast corner of
Science Hall.
The maintenance staff
indicated that they believed the volume of
flow from the leak was several thousand
gallons a day.
The four primary concerns are:
1. Energy Waste Issues - Cost of lost steam condensate.
2. Environmental Issues - Possible environmental code violations.
3. Operational Demands - Additional demands on the system, equipment and
personnel.
4. Accelerated deterioration of underground piping systems.
1. The warmth in this condensate is energy that should be returned to the
system; discharging it to the environment involves a serious loss of energy and
its related costs. The heat loss rate from the lost condensate can be estimated
from the following expression:
Temperature differential (T) x estimated flow x weight of water = heat loss rate
(100 F - 50 F) x 2,000 gal x 8.33 lbs./ gal. = 833,000 BTU
If we calculate the cost of the lost heat based on the cost of electricity to
produce it, then:
833,000 BTU/ 3412 kWH x $0.09/ kWH = $22/ day
Additionally, we should account for the cost of replacement water and treatment
chemicals. This is estimated at $3 per 1,000 gals. for water and treatment
costs at $1.50 per 1,000 gals. for a total of $9 per 2,000 gals.
Condensate leaking into
basement of Bohn Hall
Steam mists near Science Hall
If
we
calculate
these losses for a month, then:
$31/ day x 30 days = $930 per month or $11,160 per year
Note that these are very conservative calculations. If the flow of water or
temperature were significantly higher, costs would increase accordingly.
2. There are possible environmental issues to consider. Among these are NJDEP
regulations governing release of untreated chemicals and high temperature water to
outfalls (NJDEP Surface Water Quality Standards regulations N.J.A.C. 7:9B-1.14).
NJDEP may levy fines for violations to existing NPDES permits.
3. Additional operational demands on the steam system generating equipment,
personnel, and their related costs are also items to be considered.
4. Steam and condensate leaks, due to their high temperature and makeup,
are highly corrosive in unventilated spaces. As piping on campus is contained
largely in tunnels, minor leaks can quickly lead to accelerated deterioration of
large segments of piping and the concrete tunnels themselves, increasing costs
of repair.
Entech highly recommends the University conduct further evaluation and that
repairs be made as soon as possible.
Estimated cost for further evaluation: $8000