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SUMMARY OF THE REPORT

1.1. INTRODUCTION – PEARL CONTINENTAL HOTEL KARACHI

▪ Year of opening 1964

▪ Number of keys 286
▪ F&B Outlets 08
▪ Banquet & Board rooms 14

Located in the heart of the business hub and 15 km from the airport, Pearl Continental
Hotel Karachi is a preferred choice for discerning corporate and leisure travelers. Vibrant
and progressive, it retains the warmth and the spirit of Pakistan, while offering a variety
of rooms, stylish restaurants and contemporary business facilities, establishing itself as
an undisputed, premier business hotel. Whilst not forgetting that Karachi is the city of
dreams, an all-enveloping sensory roller-coaster ride which leaves you delighted and
inspired at the same time. There is a lot more to this city than what meets the eye.

Regarded as the city of lights, Karachi is strategically located on the Arabian Sea, and
boasts the largest port in Pakistan. This vibrant, teeming city is also home to a wide
spectrum of people. Karachi represents the ever-changing face of Pakistan and is a
nourishing metropolis that offers something in it for everyone.

Pearl Continental Hotel Karachi echoes the glory of the city with a myriad of choices for
today’s discerning traveler. From tasteful rooms and elegant interiors to impeccable
dining and conferencing facilities, Pearl Continental Hotel Karachi is a much sought-after
address. What makes the experience more memorable is the welcoming, dedicated staff.

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1.2. PURPOSE OF ENGINEERING AUDIT

1.2.1. Engineering Audit & Building Inspection of PC Hotel Karachi was carried out within the
engineering function, so as to ensure that the system is effective, efficient and
compliant to the specified standards and regulations. Following was the scope for this
Audit;
▪ Evaluate existing Engineering Setup
▪ Check the status of Preventive Maintenance
▪ Point out deficiencies and shortcomings
▪ Highlight the areas of improvement
▪ Recommendations for rectification of deficiencies

1.3. HVAC SYSTEM

1.3.1. HVAC system of PC Hotel Karachi consists of three Absorption type Chillers (2x500TR
and 1x380TR) and one water cooled Centrifugal Chiller Make LG with 500TR capacity.
All four chillers are located in Plant Room (Basement of the building). Considering the
reduced efficiency of the HVAC equipment due to the aging factor, Split type package
units for 300TR capacity are also installed to support the system and fulfill the building
HVAC load requirements.
1.3.2. General condition of HVAC system is not up to the mark. Chilled and Condenser water
piping in the exposed environment is badly corroded, so is the case with Cooling Towers,
their frame structure, control valves, blowers and blower motors.
1.3.3. Monitoring devices on all Chilled/Condenser water system are either missing, out of
order or in need of calibration/maintenance, without these devices actual condition and
efficacy of the equipment cannot be determined. VFDs need to be installed on all Chilled
and Condenser water pumps, AHUs and Cooling Tower Blower Fan motors.
1.3.4. Dedicated cooling tower for each chiller is installed on low roof. It is evident from the
condition of the cooling towers that chemical dosing is ineffective. Out of four in total,
three cooling towers are badly affected by corrosion, pitting and microbiological growth.
1.3.5. The growth of microbiological contaminants in cooling tower water such as bacteria,
algae, and fungi, can cause corrosion and fouling of cooling tower equipment. Biological
growth can occur in any kind of cooling tower system but happens most in open-loop
systems whereby the cooling tower water is more readily exposed to the elements and
favorable environments.
1.3.6. Currently, chemical dosing into the condenser water is being done manually. Automatic
means of chemical dosing need to be adopted/studied. Treating cooling tower water
properly is essential to enhance efficiency of the system. Organic growth, fouling,
scaling, and corrosion are all challenges that can reduce plant productivity and require
costly equipment replacements down the road.

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1.4. ELECTRICL SYSTEM

1.4.1. PC Hotel Karachi is equipped with backup support of four standby generators (CAT
1000KVA, CAT 725KVA, Cummins 1100KVA & Perkins 780KVA) are installed in the
property. These Gen Sets are well maintained and appear to be in good working order,
except Perkins (780KVA) which is less efficient with 30% efficiency. Adequate ventilation
is provided for the Gen Sets. Areas where Gen Sets are installed are easily accessible to
everyone, it is however recommended that area should be restricted to authorized staff
only.
1.4.2. Oil Circuit Breakers based High Voltage (HV) switchgears are installed inside
Transformers and LT panels Room. these High Voltage switchgears are still functional
but have already completed their useful life and now are beyond their guaranteed
support period. HV switchgears have not been tested for years. Maintenance and
repairs of these OCBs is a challenge due to non-availability of spares in the market.
Replacement of theses OCBs to be considered on top priority basis, ideally with Vacuum
Circuit Breakers (VCBs).
1.4.3. Three transformers are installed to cater the building load. One in basement and two at
ground level, Transformer # 1 & 2 are more than 30 years old and have completed their
anticipated life expectancy and are in need of replacement. Transformer # 3 has been
replaced two years ago and in perfect working order. Transformer # 2 in in worst
condition and its replacement to be considered on priority, however replacement of this
transformer will be a challenge due to the location, it is installed in confined space along
with HV Switchgears.
1.4.4. Preemptive measures against possible fire risk are insufficient in transformers’ room
and other electrical installations. Though transformers, breaker panels are adequately
grounded, lightening arresters are installed but fire risk still cannot be overruled.
Installation of adequate fire suppression system in Transformers and other electrical
panels rooms should be studied and implemented.
1.4.5. Lightning protection system to protect the building structure and equipment from the
lightning strikes is installed but won’t be effective in cane of any lightning strikes since
all arresters are missing, only copper strip travels around the building from roof top to
the earth pit. Only one arrester is installed and that too is to protect telecom (mobile
phone company) equipment.

1.5. KITCHEN EQUIPMENT

1.5.1. Most of the Kitchen Equipment are not performing to their optimum efficiency just
because of lack of preventive maintenance. Auto Ignition system and Thermostatic
Controls of most of the Ovens, Hot Plates and Deep Fryers are not functional. It also
pertains to mention that like every other group property, PCHK kitchens are also
provided with multi burners cooking ranges with ovens. As per kitchen staff these ovens
have never been used for cooking purposes, are used for storage of food items or
cutlery.

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 1.5.2. Kitchen extract canopies are not fitted with suppression systems and do not comply with
NFPA codes, except in Tai-Pan kitchen where wet chemical type suppression system
(ANSUL) is fitted but that too does not cover all hoods installed in Tai-Pan kitchen.

1.6. LAUNDRY EQUIPMENT

1.6.1. PCHK Laundry plant room consists most of the equipment that has already completed
their useful life and are beyond guaranteed support period. Automatic controls and
programming cards of almost every single machine are either missing or malfunctioning,
machines are being operated manually. Maintenance and repairs of these machines is
a challenge due to non-availability of spares in the market. As a result, most of the time
equipment remains out of order for several months and in certain cases may be years.
Currently most of the laundry equipment are underperforming and have turned to be
less energy efficient. Considering worsened condition of the Laundry
machines/equipment, PCHK management has decided to revamp the entire laundry
(MEP & HVAC works includes) with induction of mostly new energy efficient
machines/equipment. Equipment placement/layout prepared by in-house. Electrical
works shall also be done by in-house engineering team, however, M/s. Y.H Associates
has been hired for HVAC, Plumbing and Fire Fighting works designs/layouts. List of
Laundry Inventory has been finalized, process has been initiated and orders have been
placed for procurement of energy efficient equipment mandatory for five-star hotel
setup.

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 2. CRITICAL ISSUES
2.1. H.V. SWITCHGEARS:

H.V. SWITCHGEARS
2.1.1. Oil Circuit Breakers based High Voltage (HV) switchgears are installed inside
Transformers and LT panels Room. these High Voltage switchgears are still functional
but have already completed their useful life and now are beyond their guaranteed
support period. HV switchgears have not been tested for years. Maintenance and
repairs of these OCBs is a challenge due to non-availability of spares in the market.
Replacement of theses OCBs to be considered on top priority basis, ideally with
Vacuum Circuit Breakers (VCBs).

2.2. AUTOMATIC SPRINKLER SYSTEM:

2.2.1. Just like any structure, hotels buildings are also at risk for fires, but there are specific
aspects that make their fire prevention systems and plans more complex. First, hotels
have a high occupancy load due to the many rooms and numerous guests. In addition,
unlike office spaces or apartment complexes, guests are unfamiliar with the building
and viable escape routes.

2.2.2. More than anything, the protection of life should always be the number one priority in
any situation. When it comes to fire safety systems, nothing protects life more than a
properly maintained automatic sprinkler system. Currently, automatic water sprinkler
system is not installed in any part of the building. Dummy sprinklers are installed in Tai-
Pan Kitchen and 7th floor guest rooms only, but not connected with wet risers. In order
to save lives, cut potential losses, reduce property damages, contain problem before it
rages out of control, and above all NFPA code compliance, it is recommended that
adequate fire sprinkler system installation need to be studied through competent
consultant and get the job done on top priority.

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 Before After
2.2.3. Wet risers for firefighting system (hydrants/hoses) are heavily corroded and have never
been tested and also corrosion inhibitor has never been added in the system. Fire Hose
at 9th floor staircase was tested, water color was dark brown. Control valve left open
and after 25 minutes of continuous operation water color was cleared. Fire Safety
Officer should test all the hoses/hydrants once a month and maintain log.

2.3. PREVENTIVE MAINTENANCE:

Few examples of poor Preventive Maintenance

2.3.1. Preventive maintenance aspect of engineering department, generally, may be rated as
acceptable considering the life of the property as well as most of the MEP equipment
installed in the property. However, still there is enough room for improvement in
preventive maintenance of the mechanical system, electrical DBs and piping system.
This is just because of the deterioration due to the age of the system, lack of automatic
controls and inadequate (manual) water treatment. Chilled water pipes are corroded,
automatic controls on HVAC system are either missing or nonfunctional, electric
breakers have never been tested for their functionality, thimbles are missing, and
terminals are severely corroded. This is far from the ideal and results in poor system
performance and higher operational costs.

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 3. ELECTRICAL EQUIPMENT INSPECTION
3.1. BUILDING LOAD DETAILS:

▪ Building Sanctioned Load: 2200 KW (2750 kVA)

▪ Peak Load (in Summer): 1400 KW (1750 kVA)
▪ Installed Backup Capacity (Gen Sets): 2804 KW (3505 kVA)

3.2. GENERATORS ROOM:

Cummins 1110 KVA CAT 1000 KVA CAT 725 KVA Perkins 680 KVA

Description Gen Set #1 Gen Set #2 Gen Set #3 Gen Set #4

Brand Cummins Caterpillar Caterpillar Perkins
1110 kVA 1000 kVA 725 kVA 680 kVA
Rating
(888 kW) (800 kW) (580 kW) (544 kW)
Year of Manufacturing 2003 2006 2008
RPM 1500 1500 1500 1500
Running Horus 5427 5250 3225
Efficiency 80 % 80 % 80 % 30 %
3.2.1. Four standby generators (CAT 1000KVA, CAT 725KVA, Cummins 1100KVA & Perkins 780KVA)
are installed in the property. These Gen Sets are well maintained and appear to be in good
working order, except Perkins (680KVA) which is less efficient, and can take maximum of 200
kVA load (30%).
3.2.2. As per Electrical Supervisor, all Gen sets are no synched with each other and also switched ON
manually whenever K-Electric (power supply company) power supply failure occurs. It was
informed that significant electricity outages are hardly experienced. Although Engineering
Team makes it certain that power generators are started in-time whenever the power outage
occurs, but still, ideally same should be done through automatic means and all Gen Sets to be
synched.
3.2.3. Adequate ventilation is provided for the Generators’ place. It was also noticed that areas where
Gen Sets are installed are easily accessible to everyone, it is however recommended that area
should be restricted to authorized staff only.

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 3.2.4. Cabling for the Gen Sets is inadequate, cable trays and ladder racks are provided but cables are
not laid properly. In order to avoid any damage to these cables it is recommended that
redundant cabling should be identified and removed and remaining live cables should be
adequately tied and placed on ladder racks, provided with cover.

3.3. TRANSFORMERS:

TR # 1 (750 KVA) TR # 2 (750 KVA) TR # 3 (1500 KVA)

Description Transformer #1 Transformer #2 Transformer #3
Manufacturer Westinghouse Johnson & Phillips Pak Electron Limited
(PEL)
Manufacturing Year 1964 1981 2016
Rating 750 kVA (600 kW) 750 kVA (600 kW) 1500 kVA (1200 kW)
Quantity of Oil 858 Liters
Volts HV = 11000, HV = 11000, HV = 11000,
LV = 415 LV = 415 LV = 415
Ampere 1080 A 1080 A 2160 A
Type of Cooling Air Cooled Oil Cooled Oil Cooled

3.3.1. Three transformers are installed to cater the building load. One in basement and two at ground
level, Transformer # 1 & 2 are more than 30 years old and have completed their anticipated
life expectancy and are in need of replacement. Transformer # 3 has been replaced two years
ago and in perfect working order. Transformer # 2 is in worst condition and its replacement to
be considered on priority, however replacement of this transformer will be a challenge due to
the location, as this is installed in confined space along with HV Switchgears.

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 3.3.2. External cooling medium for Transformers is Air-Natural. It was observed that adequate
ventilation is not provided to this part of the building. In absence of proper/sufficient
ventilation, Transformer (winding) temperature may rise, effecting the equipment efficiency.
It is therefore recommended that proper ventilation (provision of fresh air) along with efficient
air circulation inside transformers’ room to be ensured.
3.3.3. Preemptive measures against possible fire risk are insufficient. Fire in transformers and
electrical installations can take place because of various reasons, either it can be
deterioration in the insulation of transformer, lightning strikes or loosen wiring in panels etc.
These risks can be minimized through proper Preventive Maintenance, provision of
grounding, lightning arresters, interrupting devices and relays. Despite all these measures
are taken, fire risk still cannot be 100% overruled. It is therefore recommended that
installation of an adequate fire suppression system in Transformers and other electrical
panels rooms should be studied and implemented.

3.4. H.V. SWITCHGERS:

▪ Manufacturer: Johnson & Philips

▪ Type: Oil Circuit Breaker
▪ Year of Manufacture: 1963
▪ In: 630 - 400A
▪ Frequency 50Hz
▪ Supply voltage: 11kV

3.4.1. Currently High Voltage switchgears (Oil Circuit Breakers) are located at ground level in a
confined space, along with Transformer # 2, 3 and LT Panel # 3 originally installed at the time
of hotel construction and now are out of guaranteed support period. General appearance and
physical condition of these Switchgears is not adequate. Although, these High Voltage
switchgears are still functional but their functional, parts and controls have not been tested for
years. Maintaining these aged OCBs is a challenge due to no availability of spares in the market.
It is strongly recommended that plan should be devised for replacement of these oil-based
Switchgears with Vacuum Circuit Breakers (VCBs)

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 3.4.2. During visit, it was noticed that HV/LV switchgears, Transformers and LT panels room remained
opened and unsecured. It is recommended that access to this highly sensitive area need to be
restricted and only authorized engineering staff to be allowed.

3.5. L.V. SWITCHGEARS:

3.5.1. There are currently four (4) Main LV panels detailed as follows:
▪ LT Panel-1: Fed via Transformer No.1
▪ LT Panel-2: Fed via Transformer No.2
▪ LT Panel-3 (Old): LT Panel-3 (New) currently serves LT Panel-3 (Old)
▪ LT Panel-3 (New): Fed via Transformer No.3

Padestal fan placed for cooling of Changeover Switch

3.5.2. LT Panle-1 is the Main DB which was originally installed at the time of hotel construction. During
inspection it was noticed that Changeover Switch of LT Panel-1 was getting overheated. A
pedestal fan was running for cooling purpose, however cause of overheating was unknown.
Detailed investigation needs to be carried out to find out the cause of this overheating.

LT PANEL-2
3.5.3. LT Panle-2 is also the Main DB which was originally installed in 1964 at the time of hotel
construction, fed via Transformer # 2.

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 Distribution cables to & from LT Panel are drowned into the water
3.5.4. During inspection of Transformers’ and HT Switchgears room, cable trench cover was
removed, it was found that whole cable trench was filled with water. It was alarming, as main
cables from Transformers, HT Switchgears and LT Panel pass through these trenches. Water
was coming from the trench underneath LT panel #2. Luckily, the cables were not adversely
affected.

Washrooms in Provilige Club Water leakage source

3.5.5. Leakage source was traced out, water supply line for Privilege Club washroom was leak and
water penetrated to the cable trench. Water color was changed to dark brown, however exact
time/duration for water seepage can not be determined. Water from trench pumped out,
supply line to washrooms was plugged, and washroom was closed/sealed on permanent basis
to avoid such incident in the future.

LT PANEL-3 (OLD) LT PANEL-3 (NEW)

3.5.6. LT Panel-3 (New) serves LT Panel-3 (Old) fed via Transformer #3. Preventive maintenance of LV
panels is not up to the mark, holes are visible in the panel doors, protecting covers are missing,
all this contributes to the ingress of dust and dirt in the panel.

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3.6. LIGHTENING PROTECTION SYSTEM:

Arrester for Mob. Eqpt Missng Arresters on roof top Earthing Cable
3.6.1. Lightning Arresters are installed in order to protects electronic or electrical equipment and
building structure from lightning by diverting any surges of high-voltage electricity caused by
atmospheric discharges to a ground. Lightning protection system is also installed at PCHK but
unfortunately it won’t be effective in cane of any lightning strikes since all arresters are missing,
only copper strip/wire travels around the building from roof top to the earth pits. Only one
arrester is installed and that too is to protect telecom (mobile phone company) equipment.
3.6.2. As per the provided details, total seven earth pits have been constructed for grounding purpose
at different location around the building, three of them are buried and only four pits are
checked, tested and energized.

3.6.3. Above are the images of a Breakers’ DB installed on low roof. Control breakers for AHUs,
Transfer Pumps, are very much disturbing, exposed live parts within the distribution boards
are easily accessible since DBs doors are missing/damaged, live parts are uninsulated and
exposed, so they can be touched either directly or indirectly by a conducting object are
hazardous. These breakers have never been tested for their functionality, placed loose on
roof slab. Loose live cables left unprotected around the DB. It is, therefore, strongly
recommended that replacement of this DB should be considered on priority.

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 MCC Panel at 11th Floor near Elevator Machine Room
3.6.4. One MCC is installed at 11th Floor, near Elevator Machine Room. several AHUs (Skura, Guest
Corridors) and Exhaust fans for Chandni Kitchen, Bathrooms are controlled through this panel.
This panel was originally installed at the time of construction of the hotel. Inadequate wiring,
breakers covered with dirt and dust and missing protective sheets reflect great example of poor
preventive maintenance on electrical part.

3.6.5. Gas pipeline coming from the main distribution header is passing through the LV Switch room
located in the basement plant room. This pipeline is main source of gas supply for Boilers. A
bunch of cables from the switchboard is directly touching this pipeline. From Fire & Life Safety
perspective this line should be re-routed and approached to Boilers.

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 4. HVAC SYSTEM INSPECTION
4.1. BUILDING LOAD DETAILS:

▪ Total Building Requirement 1677 Tons

▪ Installed Capacity of Chillers 1881 Tons
▪ Actual Capacity (Efficiency) 1550 Tons
▪ Split Units Capacity 336 Tons
▪ Total available cooling capacity 1876 Tons
▪ Variance 201 Tons

4.2. CHILLERS:

Model Installation Capacity

S. # Make Type
Year (TR)
LS CABLE LTD, LDF – S045 Direct Fired Double
Chiller # 1 2006 381
KOREA Effect Absorption
LG ELECTRONICS, RCWFHB3 Water Cooled
Chiller # 2 2017 500
KOREA Centrifugal
LS CABLE LTD, LDF – S063 Direct Fired Double
Chiller # 3 2012 500
KOREA Effect Absorption
LG ELECTRONICS, LDF – W063 Direct Fired Double
Chiller # 4 2004 500
KOREA Effect Absorption

Centrifugal Chiller Absorption Chiller

4.2.1. HVAC system of PC Hotel Karachi consists of three Absorption type Chillers (2x500TR and
1x381TR) and one water cooled Centrifugal Chiller Make LG with 500TR capacity. All four
chillers are located in Plant Room (Basement of the building).
4.2.2. Considering the reduced efficiency of the HVAC equipment due to the aging factor, Split type
package units for 336TR capacity are also added into the system to fulfill the building HVAC
load requirements.
4.2.3. The absence of a control system and control devices is alarming as it will be impossible to match
plant operation to the cooling requirements of the building. This will lead to poor plant
operation, system efficiency and OPEX. The multiple chiller installation should have a chiller
management and sequencing system that will optimize their operation; it is recommended that
such a system is installed.

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4.3. AIR HANDLING UNITS (AHUs):

4.3.1. In total 42 AHUs are installed to cater the HVAC load requirements of the property. Two of
them are Fresh Air Handling Units. Following will provide an overview regarding installed base
of AHUs;
4.3.1.1. Installed Capacity:

S. # Capacity (CFM) Quantity (No.)

01 4000 CFM 02
02 6000 CFM 06
03 6500 CFM 02
04 8000 CFM 12
05 10000 CFM 08
06 12000 CFM 04
07 14000 CFM 03
08 15000 CFM 03
09 20000 CFM 01
10 22500 CFM 01

4.3.1.2. Installed Brands:

S. # Brand Name Quantity (No.)

01 York 19
02 Hussain Engineering 07
03 Habibullah 05
04 Sabro 04
05 Train 02
06 Mehran Engineering 02
07 Mekar 01
08 Local 02

4.3.1.3. Installation Year:

S. # Installation Year Quantity (No.)

01 1964 03
02 1998 01
03 2000 – 2005 19
04 2006 – 2010 09
05 2015 – 2018 08
06 Unknown 02

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4.3.2. Most of the AHUs are located on the lower roof to provide cooling in the building. These AHUs
are without any means of automatic temperature and fresh air controls and blower fan motors
are without VFDs. Manually controlled ventilation system can adversely affect the building air
balancing. In order to prevent ingress of outside air, the building air balance must be positive
(greater fresh air). To achieve the appropriate level of air balancing in the building, entire
ventilation system must have automatic controls which are currently absent or non-functional.
It is recommended that for any planed replacement, all AHUs must have automatic/motorized
control system for fresh and return air duly synched with the conditions of area served.

4.3.3. Around 60% of AHUs installed in the property are between 15-50 years old. consequently,
decay in the units’ body due to rust/corrosion is obvious. Though hotel engineering is putting
utmost efforts for upkeep of these units, but still rust on coil frames, deterioration of motor
cooling fan covers, rusty drain pans, wall and ceiling panels can be seen. Despite all these issues,
units are still operational. Engineering department will have to put extra efforts to keep these
units functional, until these are replaced. Replacement of older and less efficient units needs
to be phased-out.

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4.4. FAN COIL UNITS (FCUs):

4.4.1. Altogether 334 FCUs are installed in the property with 129,450 CFM capacity. 50% of the FCUs
are imported mostly from USA and Malaysia, rest are locally manufactured mostly by M/s.
Habibullah. Out of 334 FCU, 164 FCUs were originally installed in 1964 at the time of
construction and still in operation. Rest of the units were replaced between 2000 to 2017.
4.4.2. Most of the motorized valves installed on chilled water line for FCUs are malfunctioning and
being replaced with new ones. So far fifty percent (50%) valves have been replaced and rest is
in progress.

Condensation Problem Rust visible

4.4.3. It was also noticed during the inspection that most of the control valves installed on chilled
water line for FCUs are not properly insulated, as result condensation occurs and drops on the
ceiling panels that creates seepage, plastic sheets are also placed underneath these valves.
Rust is also visible on the chilled water line where insulation is missing. It is recommended that
proper insulation of chilled water lines around FCUs along with control valves need to be
ensured.

4.5. COOLING TOWERS:

Description Brand Capacity Installed Year

Cooling Tower # 1 SPACCO 2,720,000 Kcal/h 2011

Cooling Tower # 2 SPACCO 2,419,034 Kcal/h 2017

Cooling Tower # 3 KUKEN 3,528,000 Kcal/h 1999

Cooling Tower # 4 NIHON SPINDLE 3,971,754 Kcal/h 2004

Cooling Towers

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4.5.1. Dedicated cooling tower for each chiller is installed on low roof. It is evident from the condition
of the cooling towers that chemical dosing is ineffective. Out of four in total, three cooling
towers are badly affected by corrosion, pitting and microbiological growth. The growth of
microbiological contaminants in cooling tower water such as bacteria, algae, and fungi, can
cause corrosion and fouling of cooling tower equipment. Biological growth can occur in any
kind of cooling tower system but happens most in open-loop systems whereby the cooling
tower water is more readily exposed to the elements and favorable environments.

Heavy rust on motors and distribution system

4.5.2. Water treatment of the cooling tower condenser water is based on manual dosing of chemicals
directly into the basins of the cooling towers. The impact of this manual dosing arrangement is
that water quality will be random which will be unfavorable for the pipework and plant
efficiency. Organic growth, fouling, foaming, scaling, and corrosion are all challenges that can
reduce plant productivity and require costly equipment replacements down the road.

Distribution Tray Covers to be installed Foaming in the cooling tower water

There are multiple reasons for a cooling tower to have foaming. It may have one or a
combination of these causes at work. Causes for cooling tower foaming can include;
▪ Chemical overfeed,
▪ Over cycling,
▪ Excessive suspended solids,
▪ Protein byproducts from microbiological growth,
▪ High alkalinity,
▪ Process contamination,

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 Chilled Water Pumps Condenser Water Pumps

4.5.3. Several monitoring devices on closed and open water circuits are either missing, out of order
or in need of calibration/maintenance, without these devices actual condition and efficacy of
the equipment cannot be determined. VFDs need to be installed on all Chilled and Condenser
water pumps, AHUs and Cooling Tower Blower Fan motors for energy conservation, reliable
equipment operation and to reduce downtime hours.
4.5.4. Apparently, adequate means of filtration are not adopted for the condenser water to remove
debris from the open circuit condenser water system that enters via the cooling towers. It is
recommended that side stream filtration via basket strainers to be provided maintain
condenser water reasonably clean. There are strainers on the condenser water pumps but
these alone are not sufficient/effective and will require frequent and considerable effort to
clean consequently they often are over-looked.

4.6. COOLING TOWER FOR W/I CHILLERS:

▪ Make Liang Chi Industries ▪ Model LBC-100-S

▪ Installation year 2018 ▪ Cooling Capacity 100 RT
▪ Water Flow 1112 Ltr/min ▪ Air Volume 700 m3/min
▪ Dry Weight 403Kgs ▪ Operating Weight 1073 Kgs

Conditon of Cooling Tower

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4.6.1. Foremost requirement for installation of this counter-flow type cooling tower is to maintain
the temperature of condenser water coming from compressors’ room of Walk-in Chillers.
Compressors for all Walk-in Chillers are installed in basement. Previously these were connected
with main condenser water system (Cooling Tower # 3). It was witnessed that time and again
that Cooling Tower # 3 with heavy duty blower motor was running jus for sake of these
compressors, whereas Chiller was at OFF position.

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 5. FIREFIGHTING SYSTEM INSPECTION
5.1. FIRE ALARM SYSTEM:

▪ FACP 02 Nos. ▪ Repeater Panel 01 No.

▪ Smoke Detectors 724 Nos. ▪ Heat Detectors 25 Nos.
▪ Beam (Smoke) detectors 09 Pairs ▪ Sounders 58 Nos
▪ MCPs. 23 Nos.

Fire Alarm Control Panel (GENT by Honeywell)

5.1.1. Two Gent by Honeywell Fire Alarm Control Panels with 6 Loops capacity (each) are installed in
Engineering Supervisor’s office along with repeater panels in H2H. FACP #1 with five Loop Cards
covering mostly back of the house areas along with meeting rooms, banquet halls, restaurants,
lobby, front office, GM office and shops areas. FACP #2 with six Loop Cards mainly covering all
guest floors. Both these FACPs are in perfect working order. Few areas are highlighted where
smoke detectors need to be installed, for instance;
▪ Zaver Hall & Marquee Pre-Function area.
▪ IT Store inside Server Room.
▪ Entrance of Accounts Store (Low Roof)
▪ Mahnoor Hall Foyer area.

5.1.2. Firefighting arrangements around newly renovated Marquee and Zaver hall are insufficient.
Automatic fire sprinklers are not provided in any part of the building, so is the case with
Marquee and Zaver Hall. Fire hydrants should be increased, MCPs to be installed in pre-
function areas (corridor) and inside the Marquee and Zaver Hall with adequate
signage/marking.

5.2. SPRINKLER SYSTEM:

5.2.1. Hotel’s fire protection is via wet risers installed with fire hoses and fire extinguishers in service
and emergency exit staircases and other parts of the building. As per NFPA codes high-rise
buildings should be adequately provided with an automatic sprinkler system however, no such
system is installed at PC Hotel Karachi.

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5.2.2. It also pertains to mention that wet risers are served through water booster system commonly
used for guest floors, and rest of the building via a Hydro-Pneumatic tank pressurized through
compressed air. Main water reservoir is located under the Marquee with a capacity of 348,000
US Gallons that serves the whole building. Dedicated water storage along with fire pumps to
be provided for codes and standards compliance.

5.2.3. In total 34 number of Fire Hydrants (around building) are installed in the building. Details are
as follows;
▪ Basement = 01 No.
▪ Ground Floor = 10 Nos.
▪ Mezzanine Floor = 02 Nos.
▪ Low Roof = 02 Nos.
▪ 1st Floor to 9th Floor (each) = 02 Nos.
▪ 10th Floor = 01 No.

Before After
5.2.4. As per Fire Safety Officer, inspection of complete Fire & Life Safety system is carried out by in-
house Engineering Department. However, when a Fire Hose at 9th Floor was tested, it was really
shocking to see that water coming out of the Hose Pipe was of black color, gradually it changed
into dark brown and eventually after 25 minutes of continuous operation its color was cleared.
It reflects that it was never tested/checked before and also that internal condition of riser pipes
is not satisfactory. Fire & Safety Officer was instructed to test all Hydrants and Hose Reals one
by one and log the status. It is also recommended that Corrosion Inhibitors should be added
in the Sprinkler System closed water circuit to control scale/corrosion in the piping system.

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 Diesel Engine Driven Pumping System
5.2.5. The diesel engine driven fire pump is operated when the power supply to electric operated fire
pumps is disconnected due to any reason. The diesel engine driven fire pump is tested on
weekly basis to keep the system fully functional. Fuel level, engine oil, filter condition, radiator
water level and battery were checked and found to be normal.

5.3. FIRE SUPPRESSION SYSTEM:

5.3.1. Fire suppression systems are mandatory in commercial kitchens’ exhaust systems. These
systems lead from a tank of fire suppressants to a series of pipes at the end of a sprinkler system
resting above the cooking area. These units can be activated both manually and automatically
by a heat sensor. Kitchen extract canopies are not fitted with suppression systems and do not
comply with NFPA codes, except in Tai-Pan kitchen where wet chemical type suppression
system (ANSUL) is fitted but that too does not cover all hoods in Tai-Pan kitchen.

ANSUL Suppresion System in Tai-Pan Kitchen FM-200 Suppression System in Server Room

5.3.2. FM-200 Fire Suppression system is installed in Server Room. this system was installed in
January 2018 by Haseen Habib Trading. It is recommended that following areas of the building
should be provided with appropriate Fire Suppression System;

▪ All Kitchen Hoods

▪ Transformers Room
▪ LT/HT Panels & Switchgears

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5.4. FIRE EXTINGUISHERS:

Description Capacity Quantity

DCP 12 Kgs 16 Nos.
DCP 09 Kgs 13 Nos.
DCP 06 Kgs 124 Nos.
DCP 03 Kgs 06 Nos.
DCP 02 Kgs 08 Nos.
DCP (Trolley mounted) 50 Kgs 01 No.
CO2 05 Kgs 33 Nos.
CO2 03 Kgs 36 Nos.
AFFF 10 liters 21 Nos.
Halotron 6 Kgs 12 Nos.
TOTAL 270 Nos.
5.4.1. Fire Extinguishers are installed/placed almost in every corner of the building. Quantity of the
fire extinguishers should be reassessed considering potential fire risk involved and quantity of
flammable material stored in the area, for example carpenter shop at ground level near
marquee is highly sensitive from the fire perspective, but only one small (2KG) fire extinguisher
was placed.

Extinguisher without seal Low Pressure Covered with dirt/dust

5.4.2. Currently these fire extinguishers are being monitored/maintained internally by Fire & Safety
Officer on monthly basis. Preventive maintenance of these extinguishers is not being focused.
Several extinguishers were found not expired but pressure was on lower side.
5.4.3. One CO2 Fire Extinguisher was placed on low roof without any seal. This extinguisher
appeared to be in worst condition. Extinguisher cylinder and leaver were badly rusted and
seemed to be not attended for years.

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 6. PLANT ROOM INSPECTION
Engineering Plant Room of PC Hotel Karachi is located in basement of the building. Plant Room
appeared to be overfilled. All major equipment like Chillers, Boilers, Calorifiers, Pneumatic Tan,
Chilled/Condenser water pumps, Condensate tanks, LT Panels, Switchboards and Breaker DBs are
installed in the Plant Room. any addition/replacement of equipment over the years has been
incorporated into the existing space. closed/open circuit water distribution network along with
steam, gas and electrical cable trays are very congested. Carryout maintenance activity or
replacement of any equipment has become a challenge.

6.1. EQUIPMENT SCHEDULING:

6.1.1. Strict monitoring policy has been implemented as far as equipment scheduling is concerned.
Chillers, cooling tower, exhaust fans and lights operation are being strictly monitored and
controlled by Engineering Department. As result, significant operational costs savings have
been achieved, that is really encouraging.

6.2. BOILERS: (02 Nos)

▪ Make Cleaver Brooks ▪ Model CB-760-300

▪ Manufacturing Year 1963 ▪ Capacity 300 HP (4.5 TON)

6.2.1. Two Cleaver Brooks boilers were installed at the hotel construction time (1963) to cater the
space heating, Laundry, Kitchen and Guestrooms hot water requirements and also steam
requirements for laundry equipment. These boilers have already completed anticipated life
expectancy period. These boilers have been in operation for more than fifty years, have been
repaired several times, tubes of Boiler #2 were replaced couple of years ago, maintenance
frequency of these boilers is on higher side (especially Boiler #2). Considering the physical
status, Management of PCHK has decided to replace Boiler #2. P.O. has been issued in favor of
M/s. Greshams (local manufacturer).
6.2.2. Walk-way/Platform is not installed on Boilers, hence, carryout maintenance jobs on boiler is a
challenge, it is there recommended that platform on Boilers need to be installed/erected.

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6.3. HOT WATER CALORIFIERS:

6.3.1. Building hot water requirements are fulfilled through two Hot Water Calorifiers installed in the
basement plant room with a capacity of 3150 USG each. Source of water heating is steam
received from Boilers that passes through steam coils. Theses calorifiers are in operation for
years without any internal inspection/maintenance therefore actual condition cannot be
determined, however; as these are nearing the end of life span, therefore, replacement need
to be considered.

6.4. COMPRESSORS ROOM: (Walk-in Chillers)

Cooling Tower Compressors’ Room

6.4.1. Compressors’ rooms for Walk-in Chillers is located in the basement of the building near Main
Plant Room. Previously these compressors were connected with main condenser water
system (Cooling Tower # 3). It was witnessed time and again that Cooling Tower # 3 with heavy
duty blower motor was running jus for sake of these compressors, whereas Chiller was at OFF
position. In avoid wastage of electricity, small counterflow type cooling tower is installed along
with refurbishment of plumbing system for circulation of condenser water is installed and
connected.

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6.5. HYDRO-PNEUMATIC TANK:

▪ Capacity: 74169 USG

▪ Tank Pressure: 70 PSI
▪ Pumps: 02 (Siemens)
▪ HP: 50
▪ KW 30
▪ RPM: 2950

6.5.1. Existing water booster system of the property consists of Hydro-Pneumatic tank with a storage
capacity of 74,169 US Gallons, along with hotel’s main water reservoir of 300,000 USG capacity.
Hydro-Pneumatic tank is also equipped with manually controlled two water pumps. Tank is
pressurized through compressed air and a pressure between 65 to 70 PSI is maintained.
Currently these pumps, as mentioned, are through manual control, VFDs are also not installed
for these pumps. Hydro-Pneumatic tank has already completed anticipated life period, control
devices are outlived. Considering depreciated condition of the equipment hotel management
has decided to replace the Hydro-Pneumatic tank and pumps with a compact variable-speed
pumping system. Pumps have already been procured, installation is still awaited. However,
hooking-up and operate the new pumping system with distribution piping network that is
already beyond the anticipated life expectancy, shall always remain a challenge.

6.6. DOMESTIC WATER SYSTEM:

▪ KDA Water Storage Tank = 22,000 USG

▪ Building Storage Tanks = 348,000 USG
▪ Building Consumption (daily) = 125,000 USG

6.6.1. Main source for the water supply to the hotel building is through Karachi Development
Authority. A tank with 22,000 USG capacity is available that receives the water from the main
source (KDA) and then pumped out through Transfer pumps to main building water reservoir
located underneath the Marquee floor with total storage capacity of 348,000 USGs.
From the main storage tanks, water is pumped into the hydro-pneumatic tank that is located
in the Main Plant Room for further distribution amongst the load centers. This hydro-
pneumatic tank is pressurized through compressed air to a level enough for evenly distribution
of water throughout the building.

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 Control devices are beyond guaranteed support life as these were originally installed at the
time of hotel construction, but still functional. Considering the life, physical condition and to
relive the stress on distribution piping network as well as hydro-pneumatic tank, and prolong
the inevitable system failure, the pressure has been reduced to 70 psi.
6.6.2. Almost all closed and open water distribution piping system in building is nearly fifty (50) years
old and, laid at the time of construction of the hotel. A significant portion of this piping
network is badly rusted/corroded and beyond guaranteed life expectancy. The best thing is
that hotel management is fully aware of the criticality of the situation and planning to revamp
the distribution piping networks in phases. It is suggested that action plan to be devised for
floor wise replacement of vertical (Riser) and horizontal distribution pipes in phases.

6.7. ELEVATORS:

Elevators’ Machine Room

6.7.1. GUEST ELEVATORS: (Lobby)

▪ Quantity 02 Nos.
▪ Brand SIGMA
▪ Model Di2 - PA20
▪ Speed 2 M/Sec
▪ Capacity 1250 Kgs
▪ Year of Manufacturing 2003
▪ Year of Installation 2008

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 6.7.1.1. The Guest Elevators are fairly in good working order and are maintained through
SIGMA’s authorized dealer and approved vendor (M/s. Ziafco) for maintenance of
SIGMA elevators. It pertains to mention that M/s. Ziafco does not maintain inventory
of essential spares, therefore it takes more time for rectification whenever the
problem occurs, however property (PCHK) has one spare programming card with the
property to cater the emergency requirements. Control panels of these elevators
were found to be dusty. Preventive maintenance of control panels needs to be
focused.

Deepened groves of Pulley Pulley condition maintained

6.7.1.2. It can be depicted from the above images that condition of pulley has been
antiquated with the passage of time. Groves of the pulley are deepened as result of
abrasion with steel rope. Condition of both, the pulley as well as steel ropes, needs
to be assed and replacement considered, if required.

6.7.2. SERVICE ELEVATORS:

▪ Brand Otis ▪ Quantity 02 Nos.

▪ Capacity 1000 Kgs ▪ Year of Installation 1962 & 1967
6.7.2.1. These elevators are almost 50 years old and are still in working order installed with
original controls. These elevators are in constant need for repair. Elevator car did not
level properly while called for service floor. Car’s inside wall panel are dented. Jerk is
felt during the ride It is recommended that these Service Lifts to be replaced with
adequate energy efficient modern elevators.
6.7.2.2. Generator is not picking the load (from AC to DC conversion). Floor levels are
misaligned when the load is increased. This elevator was repaired several times, but
problem still exists. Maintenance contact of these elevators is with M/s. Ali Elevators.

6.7.3. CARGO ELEVATOR:

▪ Brand Otis ▪ Quantity 01 No.

▪ Capacity 1000 Kgs ▪ Year of Installation 1960

6.7.3.1. Just like Service Elevators, Cargo Elevator is also beyond guaranteed support period,
but still operational with original controls. These elevators appeared to be in
constant need of repairs. Doors and wall panel are dented. Jerk is felt during the ride.
This elevator is in need of replacement.

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6.7.4. CAPSULE ELEVATORS:

▪ Quantity 02 Nos.
▪ Brand LG
▪ Model MVO - 15CO
▪ Speed 1.5 M/Sec
▪ Capacity 1000 Kgs (15 Passenger)
▪ Year of Manufacturing 1995
▪ Year of Installation 1999 & 2004

6.7.4.1. Capsule elevators are manufactured by LG. these elevators appear to be in working
order and are being maintained by M/s. Ziafco through a Service Level Agreement,
on monthly basis. One elevator serves Executive Floors while other is dedicated for
10th Floor restaurants and lounge.

6.7.4.2. Programming card of the elevator malfunctioned during operation, property has had
a spare/repaired card in the store since this is very critical as well as costly item that
normally maintenance vendors normally do not have in their store. Card was
replaced by in-house engineering employee (Elevator Technician). It was noticed
with concern that elevator programming card replacement was done at 10th floor,
however, elevator technician performed the job without taking appropriate safety
measures or using any sort of Personal Protective Equipment (PPE) while sitting on
the lift car top. A minor mistake, slight of carelessness or mishandling could have
result in miserable situation. It is strongly recommended that following
recommendations need to be followed while working on elevators;
▪ Plan lift repair and maintenance activity.
▪ conduct risk assessment and prepare risk control measures for the Lift Works.
▪ Implement general precautions for Lift Works.
▪ Pay special attention to safety and health of workers along with occupants and
other personnel.
▪ Develop and implement permit-to-work systems for Lift Works.
▪ provide effective communication system, safety and health training and
personal protective equipment (PPE) to workers

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 7. KITCHENS INSPECTION
7.1. GENERAL OBSERVATIONS:

Burner Lightup with piece of paper Exhaust Hood without Suppression System

7.1.1. Most of the Kitchen staff appear to be less trained and not fully conversant with the efficient
means of kitchen equipment operation.
7.1.2. As a common practice like in other group properties, kitchen staff uses paper to ignite the
burner, this is extremely safety and fire hazard, kitchen staff should be trained and strictly
instructed not to use unethical, nonprofessional and unhygienic means.
7.1.3. Maintenance of the kitchen equipment is not being done according to the five-star hotel
standards and equipment manufacturer recommendations. Auto ignition system in almost
every single equipment is either missing or not functional. So is the case with thermostatic
controls. Piece of paper is used to ignite the burner, pilot burners of most of the equipment
were not functional.
7.1.4. Kitchen hoods are not provided with adequate fire suppression systems. Piping is provided
only in Pakistani Kitchen hoods without nozzles and also pointed upward (towards hood/duct)
instead of towards fire source (burners) along with three CO2 Fire Extinguishers and all this
system is manually operated and do not confirm codes and standards for the purpose.

Gas isolation valve behind Vulcan Griller Piping for CO2 Suppression System

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 7.1.5. No interfacing between the gas supply and the fire detection/alarm system is provided. In case
the fire occurs in the kitchen, though the fire alarm will be triggered but the gas supply shall
also remain active, potentially providing a fuel source for the fire, this does not comply with
international fire codes and at the same time poses an operational risk. For instance, in Main
Kitchen gas isolation valve is installed right behind the VULCAN GRILL, and cannot be isolated
in case of fire. It is strongly recommended that all Kitchen Hoods to be provided with adequate
fire suppression system interfaced with the localized Gas Shut Off Valve dedicated for the
respective area. These valves should ideally be interfaced with Fire Detection/Alarm system
also.
7.1.6. Gas isolation valve on gas supply line to Bakery Ovens is located at the end of Bakery area
wall. That too is installed on ground and also without isolation knob (leaver) and in case of any
fire in this area isolation valve will be out of reach and would not be isolated. It is strongly
recommended that all gas isolation valves to be installed at the entrance of respective areas
clearly marked with “Gas Shut-off Valve”
7.1.7. It was also noticed that Engineering Staff as well as Kitchen Staff were not familiar with the
gas supply line distribution network routing and location of dedicated isolation valves for
respective kitchens etc. Detailed layout of all gas distribution networks MUST be available
with Engineering team, Fire & Safety Officer and kitchen staff to be aware of the location of
the isolation valves.

7.2. MAIN KITCHEN:

7.2.1. HOT PLATE WITH OVEN: (South Bend)

7.2.1.1. This Hot Plat is installed in the Main Kitchen. Oven compartment door is damaged
and fastened with piece of cloth. Auto ignition system and thermostatic controls for
the oven compartment are also not functional. Just like several other group
properties most of the kitchen staff at PCHK is not 100% familiar/trained with regards
to the efficient operation of most of the kitchen equipment.

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7.2.2. OVEN – 6 Decks: (Bakery)

Bakery Oven Knobs missing

7.2.2.1. Gas heated Baking Oven (6 Decks) is out of the guaranteed support period and sitting
idle for more than one year. Burners and thermostatic controls of this oven are not
functional, compartment doors are loose and misaligned, gaps are visible and door
gaskets are missing. Spare parts for maintenance and repairs for this outlived oven
are unlikely to be available in the market. It is therefore recommended that same
should be replaced with new energy efficient oven.

7.2.3. VULCAN OVEN: (Bakery)

7.2.3.1. One portion of Vulcan Oven installed in the Bakery is not functional for more than
one-year time. Auto ignition system, thermostatic controls and digital displays of this
oven are out of order. CER was raised for rectification/replacement of this oven but
was returned being unbudgeted for the previous year CAPEX, however it is included
the current budget for the year 2018-19.

7.2.4. DISH WASHING MACHINE:

▪ Make: HOBART
▪ Model: C 64 A - ML 103908
▪ Year of installation: 1992

Dish Washing Machine Machine Wash/Rins Temp

7.2.4.1. This machine was installed in 1992 and still in working order. During inspection it
was noticed that machine operating staff is not fully conversant with its operation
and standards. They were not aware of the wash, rinse/final rinse temperatures,
the time taken to complete one wash cycle etc. it is therefore recommended that
training sessions should be conducted for all kitchen staff for the kitchen equipment
they are working on, how it can be operated efficiently, standards and control
parameters.

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7.3. PAKISTANI KITCHEN:

7.3.1. This kitchen is equipped with conventional (local) gas burners (09 Nos) along with two Steam
Kettles. This equipment is installed under an extract canopy. Hood exhaust system also
appears to be inefficient since temperature in this part of the building found to be on higher
side. It pertains to mention the exhaust hoods are installed at approximate height of seven
feet (7’), whereas burners’ height is hardly 1.5 feet from the ground leaving the gap of 5.5 feet
between burners and exhaust hood. Along with confirming the efficacy of quality of exhaust
this should also be checked whether this could be one of the reasons for less efficient exhaust?

7.4. SAKURA KITCHEN:

7.4.1. COOKING RANGE:

Cooking pans placed inside the oven compartment

7.4.1.1. Cooking range with six burners along with oven is installed in the Sakura Kitchen.
During operation it was observed that flame of all six burners is not uniform (stable).
Cooking Range is also equipped with Oven, as per kitchen employees this oven has
never been used for cooking purposes. Most of the multi-burner cooking ranges
installed across group properties are provided with ovens, but at the same time this
is a strange dilemma that more than 90% of these ovens have never ever been used
for food preparation, rather they are used for storage of food items and cooking pans
etc.

7.4.2. HOT BAIN MARIE

7.4.2.1. Hot Bain Marie of Skura Kitchen is out of order. Electric heating system is not
functional. As per Engineering Department, Purchase Requisition (PR) has been
raised for replacement.

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7.5. JESSON STEAK KITCHEN:

7.5.1. This kitchen is equipped with following equipment;

▪ Griller 02 Nos.
▪ Cooking Range witH Oven 01 No.
▪ Deep Fryer 01 No.
▪ Salamander 01 No.

All above equipment are in working order.

7.5.2. Gas shut-off valve is installed right over the Salamander. In case of fire in the kitchen, isolation
of the control valve will be a challenge. It is therefore recommended that relocation of this
valve to be studied, ideally at the entrance of Kitchen clearly marked with “GAS SHUT-OFF
VALVE” sign/tag.
7.5.3. Firefighting arrangements inside the kitchen are trifling in absence of suppression system and
sprinkler system. Only one fire extinguishers (CO2) is installed.

7.6. CHANDNI KITCHEN:

7.6.1. DISH WASHING MACHINE: (Hobart)

HOBART DISH WASHING MACHINE

7.6.1.1. This machine is in working order manual electrical controls. Automatic controls and
electronic programming cards are missing. As per Engineering Department electronic
controls and programming cards of this machine were damaged/started
malfunctioning. Quotes were obtained to rectify the issue but same appeared to be
on higher side and hence management had decided to convert the controls on
manual electrical operation. However; this was not a good approach, since all other
functions (mechanical) were performed as per design. By converting on manual
operation certain equipment safeties ere bypassed.

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7.7. TAI-PAN KITCHEN:

Dish Washing Machine Duck Dryer Ice Cubes Machine

(Comenda) (Brema)
7.7.1. DISH WASHING MACHINE:
7.7.1.1. Dish Washing Machine (Comenda) was out of order for last two months as
thermostatic controls of this machine were not working properly. PR was raised for
rectification of the problem.

7.7.2. ICE CUBE MACNINE:

7.7.2.1. Ice Cube Machine (Brema) is also out of order for more than two months.
Thermostatic controls of this machine are not functional. Import of required parts is
in process and problem shall be rectified once required parts are available.

7.7.3. DUCK DRYER:

7.7.3.1. Duck Dryer is out of order for several months and currently being used as cupboard
for storage of food items.

7.7.4. FIRE SUPPRESSION SYSTEM:

▪ Model ANSUL R-102
▪ Type Wet Chemical
▪ Standard Compliance UL-300

Fire Suppression System in Tai-Pan Kitchen

7.7.4.1. Tai-Pan is the only kitchen in the property where adequate, wet chemical type fire
suppression system is installed. The ANSUL Wet Chemical Fire Suppression System is
a pre-engineered, fixed, automatic fire suppressing system developed specifically for
improved fire protection of commercial kitchen equipment, exhaust hoods and
ducts. However existing system covers only one extract canopy installed on main
burners, whereas exhaust hoods for Tandoor, Rice Making and Pakistani Burners are
still to be provided with suppression system.

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 8. OLD LAUNDRY EQUIPMENT INSPECTION
8.1. GENERAL OBSERVATIONS:

8.1.1. PCHK Laundry plant room consists most of the equipment that has already completed
their useful life and are beyond guaranteed support period. Automatic controls and
programming cards of almost every single machine are either missing or
malfunctioning, machines are being operated manually. Maintenance and repairs of
these machines is a challenge due to non-availability of spares in the market. As a
result, most of the time equipment remains out of order for several months and in
certain cases may be years. Currently most of the laundry equipment are
underperforming and have turned to be less energy efficient.

8.2. DYNA WASH: (40 Lbs)

▪ Brand Edro Corporation-USA

▪ Manufacturing year: 1990
▪ Capacity: 40 Lbs
▪ Status: Out of Order (Refurbishment in progress by in-house)

8.2.1. This machine is out of order for several year, it has already completed anticipated life
expectancy and now out of guaranteed support period. Above self-explanatory picture
reflects the delipidated condition of this machine. Automatic controls, safety gadgets
are missing. It was informed that in-house Engineering Team is trying to bring this
machine back into operation, estimated cost and time required is unknown. It was
informed that PCHK Engineering is putting all their efforts to maintain this outdated
equipment in-house, but this would be a useless exercise, wastage of time as well as
human and financial resources.

8.3. CASCADE WASHERS:

▪ Brand: American Laundry Machinery Co.

▪ Year of installation 1964
▪ Capacity: 350 Lbs, 225 Lbs

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 8.3.1. These machines are part of other laundry product line but comparatively in better working
order with limited manual controls. Machine body is also rusted since chemical tank cover is
missing and chemical flushes out of the tank during operation. Dense layer of lint and dust
was visible inside the control panel. Preventive maintenance needs to be emphasized.

8.4. FLAT WORK IRONER:

▪ Brand: American Laundry Machinery Co.

▪ Year of installation 1964
▪ Status: Out of order

Flat Work Ironer

8.4.1. As per Laundry Manager-PCHK, Flat Work Ironer is out of order for more than three months.
Linin trolleys, bags with dirty linin and other stuff was unorderly placed around the Flat Ironer

8.5. DRYER:

▪ Brand: American Laundry Machinery Co.

▪ Year of installation 1993
▪ Capacity 120 Lbs (Dry Weight)

8.5.1. This dryer is manually operated as automatic controls are either missing or malfunctioning.
Spares for these controls are not available in the market that’s why this equipment is
operational through manual controls.
8.5.2. Motor and drum shaft pullies are not aligned to each other, secondly these pullies are
designed for installation of two belts whereas currently only one belt is installed.

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8.6. HYDRO EXTRACTOR: (300 Lbs)

▪ Brand: American Laundry Machinery Co.

▪ Year of installation 1964
▪ Capacity 300 Lbs (Dry Weight)

8.6.1. This machine is satisfactorily functioning with limited controls. Emergency brake is installed
but currently not functional.

8.7. HYDRO EXTRACTOR: (80 Lbs)

▪ Brand: American Laundry Machinery Co.

▪ Year of installation 1964
▪ Capacity 80 Lbs (Dry Weight)

8.7.1. This machine is satisfactorily functioning with limited controls and safeties. Emergency brake
is installed but not functional. Electric motor is provided with soft starter. Electric driven
motors often do require large amounts of energy when quickly accelerating to full speed. In
order to reduce inrush currents and limit torque, electric motor of this Hydro Extractor is
provided with Soft Starter. This will not only reduce the amount of energy required to initially
startup the motor but will also help protecting equipment and extending the life of a motor
by reducing motor heating caused by frequent starts and stops.

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8.8. STEAM PRESSES:

8.8.1. Two hand steam presses are not functional. Vacuum of one steam press is not working
properly. Steam leakage is also observed.

8.9. UPGRADATION OF LAUNDRY PLANT ROOM:

PCHK LAUNDRY LAYOUT

8.9.1. Considering worsened condition of the Laundry machines/equipment, PCHK

management has decided to revamp the entire laundry (MEP & HVAC works
includes) with induction of mostly new energy efficient machines/equipment.
Equipment placement/layout prepared by in-house. Electrical works shall also be
done by in-house engineering team, however, M/s. Y.H Associates has been hired
for HVAC, Plumbing and Fire Fighting works designs/layouts. List of Laundry
Inventory has been finalized, process has been initiated and orders have been placed
for procurement of energy efficient equipment mandatory for five-star hotel setup.

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 9. BUILDING INSPECTION
9.1. MARQUEE & ZAVER HALL:

Marquee Zaver Hall

9.1.1. Newly renovated Marquee gives a pleasant look internally as well as externally. Marquee
cooling load requirements are met through a combination of Air Handling Units (AHUs)
installed on lower roof connected with Marquee through ducts discharged through grills
located in the center of front wall, along with DX (Split) units those installed inside the
Marquee at appropriate locations, so is the case with Zaver Hall. A.C. duct connected with
AHUs is discharged through diffusers located in the ceiling.

Corridor in front of Marquee & Zaver Hall Beam (smoke) Detectors

9.1.2. Firefighting arrangements around newly renovated Marquee and Zaver hall are insufficient.
Automatic fire sprinklers are not provided in any part of the building, so is the case with
Marquee and Zaver Hall. Nine (09) pairs of Beam (Smoke) Deters are installed, six pairs in
Marquee and three pairs in Zaver Hall which are also connected with Main FACP. Fire Hose
Reals are not provided inside the Marquee and Zaver Hall. Fire hydrants should be increased,
MCP to be installed in pre-function areas (corridor) and inside the Marquee and Zaver Hall
with adequate signage/marking.

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9.2. CARPENTER SHOP: (Near Marquee)

9.2.1. Carpenter shop is located adjacent to the newly renovated Marquee. Highly combustible
material like wooden panels, planks are stored in this workshop and alongside the Marquee
wall. This is highly neglected part of the building as far as precautionary measures from safety
perspective are concerned. Switches, power sockets and breakers for electric motors are
installed on wooden panels and also hanging on wooden partition walls. Neither the Smoke
sensors nor the Sprinkler System is installed. Electrical wiring for the boards and motors is
passing through the wooden sheets.

9.2.2. Only one DCP Fire Extinguisher with 2 Kg capacity is placed at the entrance and that too is
not adequately pressurized.
9.2.3. This workshop itself is a relentless threat for the Marquee. Slight of negligence and minor
spark may lead to catastrophic consequences. Responsibility rests on the Management’s
part to decide whether to relocate Carpenter Workshop at appropriate safer place or
provide with adequate safety and firefighting arrangements.

9.3. CARPENTER SHOP: (Near Painter Shop)

9.3.1. More or less, condition is same as the above. Both the workshops are ill organized, GI
Corrugated roof is provided for this workshop, widened gaps are visible in the roof sheets and
water comes inside the workshop during rainfall.

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9.4. CHANDNI KITCHEN DISH WASHING AREA:

Staircase Dishwashing Area (inside)

9.4.1. Chandni Restaurant is located at 10th Floor served with Live Kitchen. This is one of the busiest
restaurants in the property. Dish Washing area can be accessed directly from the restaurant
as well as from staircase side. Drainage system of dish washing area was chocked due to
accumulation of food debris in the drain line as grease interceptor is not provided, which
resulted in backflow of water and offensive smell in the kitchen and staircase, water spillage
was observed throughout the staircase right from top floor up to the basement.

Engineering department acted promptly and start clearing the blockage through rigid drain
cleaning machine. During this course of action leakage occurred in the drain pipe at 9th floor
in Room # 914 and also near elevator landing area. Access ceiling panel of Room # 914 was
removed, leakage was rectified and same was done for the elevator landing area.

9.4.2. Hygienic standards in the commercial kitchen industry are rising. Kitchens won’t function
properly without a well-designed drainage and especially HACCP (Hazard Analysis and Critical
Control Point) food safety management systems may be difficult to implement without an
adequate drainage. Following provisions should be ensured for a kitchen drainage system;

▪ A debris filter at outlet.

▪ Easily removable and clean non-slip gratings with no sharp edges for optimum employee
safety.
▪ Hygienic design to avoid bacteria build-up.
▪ Proper volume capacity size.
▪ A waste disposal system for removal of food debris.
▪ A grease separator for removal of fats and grease.

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 9.4.3. Staff training should also be emphasized in order to minimize the amount of food waste going
in drains as it will cause blockages. Grease, oils and fat need to be taken out at the source, put
into a container and disposed of another way.”

9.5. LININ ROOM: (Banquet Kitchen Corridor)

9.5.1. This small room is located at ground level in BOH services corridor (Banquet Kitchen Corridor).
Linin buckled in bed sheets and table covers is unorderly kept with paper cartons. Loosen and
inadequately fixed electric wires passing all around the stored linin. PVC tape used on cable
joint instead of appropriate connectors and paper carton is placed very close to this jointed
cable. Tube light is exposed from its fixture, bracket fan was running without protecting grill
and loose extension boards were hanging on wall. It is strongly recommended that all
electrical wiring in this room to be re-done properly, all cables to be fixed in conduit, all
clean/washed lining to be stored in shelves/racks and dirty lining to be placed in order away
from the light fixtures.

9.6. BANQUET KITCHEN CORRIDOR (BOH)

Banquet Kitchen Corridor Access Corridor for Chiller#4 Plant Room

9.6.1. This back of the house corridor connects Banquet Halls/Marques with food preparation areas
(Kitchens), and also provides access towards Generators room, Transformers, Lt Panels Room,
Carpenters shop and Chiller Plant Room etc. dirty linin trolleys, banquet furniture and several
other stuffs is kept inside the corridor narrowing the passage. For smooth functioning and
adequately and efficiently provision of guest services ensuring that all adjacent plant
rooms/workshops are also conveniently accessible, these service corridors need to be kept
clear and hygienically maintained all the time.

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 Exit Sign from Engineering Plant Room From Banquet Kitchen Corridor

9.6.2. This corridor is also provided with access from Engineering Plant Room in case of fire or
emergency. An ordinary wooden door with door handle is provided in the service corridor that
provides access to-and-from the Engineering Plant Room (Basement) through stairs, clearly
marked with “EMERGENCY EXIT”. When the door is opened from service corridor, surprisingly
illuminated “EXIT” sign was also provided inside arrowing toward service corridor. This is a bit
confusing and can be turned into mess during the emergency. Appropriated emergency exit
door to be installed (or existing one to be painted with fire retard paint, without Emergency
Exit sign from corridor), only openable from inside (Plant Room stairs side) and to be used only
during emergency.

9.7. ENGINEERING STORE:

Store Condition Store Condition Ceiling Condition

9.7.1. Engineering Store is located in a very confined space in the basement corridor near
Engineering Plant Room. Store is fully packed and there is hardly any space for further storage,
it is really a challenge for the store keeper to manage this store. Apart from storage of spares
and consumables in the limited space provision, a significant portion is also occupied for
keeping stewarding items. Overburdened store gives an unpleasant look. Staff clothes hanging
on the wall inside the store, store stuff is unorderly stored, ceiling light panels out of the
fixtures, ceiling panels are damaged due to the water seepage possibly caused through
sewerage/water lines passing through the store. Possible relocation or extra space provision
along with the existing space need to be studied/sorted.

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 Ceiling inside condition
9.7.2. Inside ceiling condition is even worst. Live wires hanging or placed on the ceiling panels
without any protection/conduit. Conduit pipes are hanging inside the ceiling. This whole area
needs to be re-organized, space provision need to be ascertained.

9.8. IT SERVER ROOM:

FM-200 Fire Suppression Cooling for Server Room

9.8.1. FM-200 Fire suppression system is installed in the IT Server Room along with provision of
Passive Fire protection in the entire Server Room. Fireproof wall and ceiling panels are
provided considering sensitivity and significance of the equipment. Two split A/C units (2 Tons
each) are installed to maintain the required temperature along with a Dehumidifier and a
pedestal fan.

Store inside Server Room Access door to stor

9.8.2. Another small room created inside the IT Server Room being used as IT Store. IT Department
related stuff packed in paper cartons is kept inside this room, however adequate fire
protection is not provided in this room. neither the smoke sensor, nor the fire suppression
nozzle are installed. Housekeeping of this room is inadequate, dirt is visible on floor tiles. This
room can not be locked since door is not provided.

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9.9. HOUSEKEEPING STORE: (Low Roof)

9.9.1. Old Squash Court was converted into House Keeping store. New linin, towels and bedsheets
are stored in paper cartons in this store. Access to this store is provided from ground level as
well as from low roof. Access door to this store on low roof was unlocked. Store is protected
through installation of smoke sensors and also two Fire Extinguishers. Store should be kept
under lock & key, CCTB coverage to be provided and area to be accessible for authorized staff
only.

9.10. ACCOUNTS STORE: (Low Roof)

Main storage room Small room at entrance

9.10.1. This store is also located on low roof, being used for storage of old accounts record. This store
consists of the two parts/rooms. A small room at entrance that unorderly filled with old
accounts record packed in paper cartons without adequate fire protection measures. Second
part of this store consists of a large room where all old stuff is orderly placed in shelves/racks.
Smoke sensors are installed and connected with Main Fire Alarm system.

9.11. PROJECT STORE: (Low Roof)

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 9.11.1. This store is located low roof between cooling towers and main hotel building tower, next to
Board Room & GM Office AHU room. Brand-new cooling tower fills, pipes insulation material,
lights, empty diesel and Lithium Bromide drums and several other stuff is placed in this area.
This room remains opened all the time, also being used as changing room for daily
wages/contractor’s staff. It is recommended that the area to be secured, access for
unauthorized persons should be controlled and all items to be taken on store inventory.

9.12. BOARD ROOMS & CONFRENCE HALLS:

9.12.1. Board rooms (1,2&3) are adequately maintained and equipped with projector and screen.
Lighting is adequate, access corridor is neat & clean and shining.
9.12.2. Dimmer is installed in Dilkusha Hall but not operational since the chandelier lights are not
dimmable. These light to be replaced with dimmable lights from energy conservation
perspective. Fire extinguishers were also missing/not provided in this hall.
9.12.3. Kohinoor Hall was out of order for major renovation works, currently being used as banquet
furniture store.
9.12.4. Mahnoor Hall receiving area is very hot, cooling is not effective. This is most neglected part of
the building from fire safety perspective. Not a single smoke detector is installed, fire
extinguishers are not provided, hose real also not available.

9.13. GUEST ROOMS INSPECTION:

Following Guest Rooms which were ready for sale, were inspected;

▪ Room # 919
▪ Room # 823
▪ Room # 305

Junction Box full of lint and dirt MCU placed loose without cover

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9.13.1. In most of the guest rooms Master Control Unit (MCU) of room FCUs are placed in the ceiling
near FCU left unprotected, uncovered and with loose and inappropriate wiring. Junction Boxes
installed inside the ceiling are without covers, cables are visible, and boxes are filled with lint
and dirt. It clearly indicates that preventive maintenance is not focused.

9.13.2. Tissue papers found inside the ceiling wrapped around the light fixture (Room # 919). This is
simply height of negligence from maintenance staff, a minor spark will lead to terrible
situation.
9.13.3. Pieces of plastic sheets are placed underneath the control valve on chilled water line to FCU
to collect the water due to condensation. this condensation occurs due to missing insulation
on this portion of chilled water piping. This is also source of causing rust on the piping. Proper
insulation of chilled water piping including valves needs to be ensured.

Smoke detectors installed close to the FCU Grill

9.13.4. One of the more common installation problems with smoke detectors is installing them on
wall and too close to the FCU grill. As per NFPA recommendations smoke detectors should
not be installed closer than 3 feet from any supply air diffuser or return vent. If they are too
close to the supply, smoke may not reach the detector. Ideally these detectors to be
installed on ceiling.
9.13.5. Housekeeping of the inside ceiling area around FCU is very poor. Dust, dirt and lint is visible
all around. Pieces of tissue papers, cloths, plastic sheets and wrappers left inside.
Cabling/wiring is inappropriate, cables are not laid in the conduit, MCUs are placed loose
without covers, junction boxes left unprotected are very few examples.

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 9.13.6. Mash filters are provided inside the room entrance for FCUs air intake, whereas fresh air
intake is from corridors. It was noticed that dampers are missing on most of the fresh air
intakes, filters are also missing/never cleaned on fresh air intakes, this altogether adversely
impacts on the FCU performance, guest comfort and energy consumption as well.
9.13.7. Most of the motorized valves installed on FCU chilled water lines are malfunctioning. As per
Engineering Department 150 motorized valves have been replaced and rest is in progress.

9.13.8. “FIRE ESCAPE PLANT” posted behind the entrance door of each room appears to be
inappropriate. Actual Floor Plan along with room numbers is not displayed, just one- or two-
digit numbers are mentioned instead, for instance guest is staying in room number “901 or
919”, it is just mentioned “1 or 19” and same sheets are placed at teach floor. ” You Are Here”
sign is mentioned in the description of the plan, but actually not marked on the room number
where guest is staying.

9.14. ACKNOWLEDGEMENT:

1.6.2. Many thanks to Mr. Jeffery Scott (GM-PCHK), Mr. Wajid Ahmed (CE-PCHK) and hotel
Engineering Team for their hospitality, assistance and cooperation, and their contribution
towards making this AUDIT a purposeful exercise.

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