Smart Buildings – More Than Just Energy Efficiency

The smartest people in the commercial real estate industry agree–if we really got energy efficiency in buildings right using smart building technologies, corporations could save so much money that there would be little need for solar panels or windmills. While most experts are still strong supporters of these alternative energy sources, they agree that extreme energy efficiency measures could have very dramatic positive results.

On the other hand, there are an increasing number of people who are growing disenchanted with the energy efficiency movement. It is not that they are against the idea, it just seems like it is an “all or nothing” proposition, and one of the major aspects of smart building technologies is the impact they can have on OPERATIONS and TENANT SAFETY/SATISFACTION as well as energy efficiency–which solar panels and windmills don’t offer.
In our world of buildings, a world that impacts us every time we enter an office, mall, school or sporting venue, and an environment that requires a great degree of operational support, why totally ignore the operational benefits, financial and human productivity possibilities, and tenant safety/satisfaction potential of intelligent, connected, high performance smart buildings?

This new generation of smart buildings, in which an IT infrastructure is laid on top of a building and every electro-mechanical device is IP enabled and connected with the ability to send data and be controlled, can provide energy savings and a WHOLE LOT MORE. The concept of centralized portfolio control with dramatically reengineered workflow, combined with advanced data analytics and visualization, could have an equal (if not greater) impact on the operational and tenant satisfaction bottom line of a building when comparing energy efficiency and savings.

Building owners care a lot about the costs of running a building. If these state of the art concepts and technologies can significantly reduce operating costs, why not exploit that fact? These details should be included in the overall strategy when cost-justifying the retrofitting of existing buildings. It makes sense to look at every aspect of these intelligent and smart buildings. Go through the front door with energy efficiency but, by no means stop there; operational efficiency and tenant satisfaction will round out the complete justification for making smart building investments.

One small, yet interesting example of this approach would be the management of fire extinguishers. Despite more technology in an iPhone than we had on the first space launch, we continue each month to walk every square foot of our buildings in search of a fire extinguisher with a small paper card attached and a hole to punch. With some pretty basic smart building technology, we can connect those fire extinguishers to a network and monitor them in real time, with almost no future financial investment. This also has a good sustainability aspect, as we are not using natural resources to transport humans in their search for cards to punch.

Another area relevant to smart building technology with a very fast payback is digital signage. Despite the fact that the hardware and technology costs have become very competitive, we continue to rely on analog solutions to communicate information in our lobbies. If you look at the cost and process, with multiple people and methods of getting a tenant’s name up on a lobby sign, it is a very inefficient way to communicate tenant information. In addition to a simple tenant directory, digital signage can also offer advertising (potential revenues), and fire life safety information in the event of an emergency.

Many different areas of a building’s operations would benefit greatly from automation: HVAC, lighting, security/access, energy, fire/life/safety, lifts, water management, landscaping/irrigation, audio visual, digital signage, parking, voice/data and more.

If we truly want to take our buildings to the next level of sophistication and take advantage of all available technologies, then start thinking of the three categories that make a smart building–energy efficiency and conservation, operational efficiency, tenant safety and satisfaction. If we include all of these categories in our financial justification models, it becomes a much easier decision to retrofit and move our buildings into the 21st century.

Oem Deep Fryer Parts Save Foodservice Operators Expense In Time, Energy And Consistency

Withstanding high temperatures and constant use, commercial deep fryers undergo some of the most rigorous production challenges in the foodservice industry. Continued safe and efficient operation of commercial deep fryers relies on a well-planned maintenance routine. Demanding the use of genuine original equipment manufacturer (OEM) deep fryer parts in a service plan is a crucial factor in operators extending the efficiency of their commercial deep fryer.
Genuine OEM deep fryer parts benefit operators in a variety of ways:
Energy efficiency – Deep fryers are designed to heat quick and stay hot through precision thermostatic controls. Generic parts compromise the integrity of these controls, forcing a unit to consume more energy for the same results. OEM deep fryer parts sustain a unit’s design for energy efficiency, ultimately saving operator expense

Safety – With high temperature oils and quick production schedules comes the risk of fire and injury to employees. Genuine OEM deep fryer parts keep all vital safety measures such as temperature regulators and auto-off switches functional reliable.

Time savings – Production flow for commercial deep fryers depend on quick heating and lasting use of materials. Consistent use of OEM deep fryer parts assures the designed speed of production for an operator’s unit. Generic replacements may function ‘well enough’, but never at total capacity, costing operators with lost time.

Materials Management – Frying oil is one of the major continuing expenses for operators of commercial deep fryers. Use of OEM parts extends the life of cooking oil and cuts down on time-wasting drainage. Generic parts with less than perfect design allow oil to carbonize and spoil faster

Reliability – Crucial deep fryer parts, from bins and baskets to temperature controls and burners, demand reliability for a foodservice operator to remain productive. Nothing costs more than downtime waiting for a new part when a generic has failed. OEM deep fryer parts were designed specifically for the unit to last under the most demanding circumstances.

Warranty Protection – Should a deep fryer unit undergo a large-scale malfunction requiring a major service or replacement, the use of generic parts possibly void valuable warranties. The use of genuine OEM parts guarantees the validity of a warranty and possibly saves operators huge expense in repairs.

The value in genuine OEM parts for a commercial deep fryer is clear. Protecting the investment in this valuable foodservice requires using the parts meant for it: OEM deep fryer parts.

Energy Efficiency Building Materials

If you are looking for ways to increase your energy efficiency, why not check out the Energy Efficiency tab under energymap.dk? This web site is devoted to energy efficiency in all its forms. This particular page of the Energy Map site talks all about energy efficiency and provides ways to provide more energy efficient buildings. There are list of things such as low energy materials, circulator pumps, building materials, metering and power control, low energy water supply and other energy efficiency technologies. By clicking the links you will be directed to case studies, solutions and projects that will also allow for more efficient energy technology.

One of these afore mentioned items are low energy buildings. By clicking on this particular link it leads to a page that discusses low energy buildings and features the Danish Ministry of Climate and Energy. It also features Seven Aarhus Statements on these buildings which is the featured solution for low energy building. If you click on the low energy water supply, you will find out that there are many different solutions for a low energy water supply and this area has a lot of research and development into this particular problem.

The profiles that are on this page and features are the Danish Energy Agency and the featured solutions for this problem fall under Dong Energy. Now for renewable energy and other energy sources, there is one featured profile of the Sauer Roldskov Law Firm. This firm provides specialized legal services that serve clients that operate under the sections of renewable energy and cleantec for two examples. The featured solution is HVAC and Food and Beverage. They offer solutions for HVAC applications and this is a full year experience for advanced drive technology for the HVAC applications.

Another solution that is found on this site deals with energy efficiency building materials. There are several technologies for dealing with building materials. As you well may know, Denmark leads the world in energy efficient building and using existing technology to allow for a great deal of energy savings by renovating a building with Co2 neutral materials. The featured profile is owned Climate Consortium Denmark.

Green Deal – The Biggest Energy Efficiency Drive In The Uk

The Green Deal UK aims to reduce CO2 emission and boost energy efficiency in the country. It has great potential to save large amount of money for householders and businesses, as well as to secure energy supplies for the future generation.

In December, 2010, the UK Government introduced the Energy Bill in the Parliament. The bill proposed ‘Green Deal’, that aims to revolutionise the energy efficiency in UK homes and businesses. The most ambitious energy efficiency drive in the UK to date, it enables private firms to offer green improvements to the residents and businesses at no upfront cost, and to recoup payments in instalments on the energy bill. The deal is an attempt by the UK Government to tackle the climate change and secure future energy supplies in the country.

The Green Deal is designed to encourage households and businesses in the UK to retrofit energy saving measures. The government has attempted to create a framework that allows selected private firms to provide energy saving measures to households and businesses without bringing additional costs to them. The policy makers consider it a long-term solution to energy related problems. It is expected to minimise the energy wastage, and help households and business-owners to save money when it comes to boost their energy efficiency. The Green Deal is the biggest ever shake-up in UK energy efficiency history.

Once it comes into force, the Green Deal will allow people to take out loans to improve the energy efficiency of their properties including insulation, heating and lighting. The loans which are to be attached to the property, will be paid back over a fixed period through the savings made on energy bills. As per the estimates, an average house will have 6000 of measures installed, that will be repaid in a time period of more than 25 years. The household will not be required to pay up-front installation cost. Since the repayment will be attached with the electricity meter, the scheme is open to all, without any inspection for credit history and employment status.

Under the Green Deal, people will be provided with financial support to improve the energy efficiency of their properties. Though the deal seems quite beneficial, government will have to take initiative to make it more effective. It’s needed to deliver the policies which encourage the public to take-up Green Deal. Additionally, the financial model must be attractive to the investors, i.e. the default risk should be minimum. In short, the government will have to establish a strong, recognisable Green Deal system that could create confidence and trust, both among potential consumers and service providers. However, the full detail could be available after the launch of Green Deal in 2012.

The Green Deal is open to all, homeowners, tenants, businessmen. If implemented properly, it will surely cut down the CO2 emission, and improve the energy efficiency in the country. If you’re also interested in this deal, and want to opt it, you can register your interest with a reputed company that provides this facility. Using Internet, you can find some reliable websites which help you apply for green deal. Considering your buying criteria, you can choose the best among them, and ensure a reduced energy bill and improved energy efficiency for your premise.

Plumbing Jobs Not Considered Do It Yourself Projects

There are some plumbing Jobs you just should not attempt yourself. That may even include some you think you can do. D.I.Y. plumbing is not for the faint of heart.

You will find that pipes in walls and ceiling are problematic to work on not a D.I.Y. plumbing job. It is often best to consult a plumber when trying to locate and fix water damage do to pipes that are in walls or ceilings. Often it can be much bigger then you might think such problems will often require much more than just fixing a leaky pipe often the damage from the leak is worse than the leak.

Think for a moment, we have all been there. The toilet wont flush down, the bowl is over flowing you try to fix. You get out the plumber out and work away at it but youre not sure why the water in not flushing through. The next thing you know there is water and other matter all over the floor. You soon realize that the plunger isnt working. D.I.Y. plumbing I think not, it is time to get professional advice. Call in a plumber

Now you head to the shower to clean up, where you are scalded when one of the kids flush the newly fixed toilet. This is not a D.I.Y. plumbing job either. You will need someone who knows how to set up the plumbing so that you get equal pressure. You will need to have a plumber install a plumbing manifold.

Manifold systems (which maintain the temperature throughout the house regardless of use) can accept all common supply line sizes. Typically, a parallel supply line layout or a hybrid version of this will be used with a manifold, so fewer fittings are required therefore, less drop in the pressure occurs

Now youre all cleaned up and ready for dinner, however, the water takes so long to drain out of your tub, then you are always left with a puddle of grunge at the drain. You scrub the tub and wipe it out but the pooling water is a problem. D.I.Y. plumbing?

It is possible that you have galvanized pipes and they will need replacement with new pipes. Galvanized pipes can become clogged solid requiring replacement. As for the pooling around the drain it could be that the tub was not installed correctly or that there is a dint in the tub causing the pooling water. A Plumber will be able to assess the situation

Need to replace your hot water tank? Replacing a hot water heater is not a D.I.Y. plumbing job. You will want to have it professionally installed. Once you have it installed, you may want to insulate it for energy efficiency.

There is a list of plumbing jobs not considered D.I.Y. plumbing projects. For instance, damage to a sewer line do to tree roots, or a clogged sewer line. You may what to put a new bathroom in the basement. This will require braking up the concrete for new drains and pipes. You may be looking to Installing a new dishwasher or garburator. What ever the project you may want to think about the money you can save by using a professional the first time.

There are dangers to consider if D.I.Y. plumbing is what you wish to do. Which include damage to your property. For example flooding, you could even suffer bodily harm. Drain cleaning chemicals can be hazardous to your health as well.

D.I.Y. plumbing can be fine for little projects, however, when things get bigger then you expected, do not wait until its too late- call a plumber.

Whenever Searching For Kitchen Appliances Los Angeles Has To Get The First Priority

When in need for kitchen appliances Los Angeles is a good place to commence searching from. The city houses numerous manufacturers and branding firms of major equipment brands available on worldwide markets. Kitchen equipments are either mechanical or electrical machines used for doing some household tasks in an efficient and simple manner. The chores they do include cleaning floors, washing dishes, cooking among others.

These equipments are grouped into three major divisions that is, major, consumer and small appliances. This classification is mainly noticeable according to the areas they are used in. Each class has diverse levels of technical needs. There are many aspects worth checking out prior to choosing any device.

The purchasing price should be affordable to customers for the item to be termed fine. This happens because competition among producers has pushed prices down while effectiveness grows. It is important to compare price tags among sellers on the market to obtain the lowest quote possible. Check magazines and the internet to help attain this.

Another relevant factor worth considering is color. White has received great favor by most people for long. Most producers have understood this and manufacture a wide range of white equipments. Black comes 2nd on the hierarchy of preference whereas gray, stainless steel and brown continue to be popular.

Energy efficiency is a chief feature too. A good device must keep power utilization to the lowest. This makes it crucial to inspect energy rating of appliances before making payments for them. If the energy sources in the kitchen do not supply enough electricity, they must be boosted prior to plugging in the gadgets. Notice that under-rated or over-rated power sources may result into damages or fire outbreaks in electricity channels.

Ensure that the appliance is efficient. Examine its efficiency every moment it is put to use. If input in terms of time, labor and energy does not correspond to the output, consider replacing to avoid any losses. Efficiency has to be accompanied with size and convenience. Since the kitchen room needs to house many objects, small sized appliances are better.

The maintenance and repair costs must be. Low. It is wise to ask the vendor when to expect to perform the first repair and what are the estimated costs of maintenance. Check out customer comments and reviews on company websites or blogs. The device should also have separate replaceable components. The spare parts need to be cheap and simple to install to allow the customers to perform it for themselves. Spare part quality must match that of the mother commodity otherwise it must not be used.

When in need for kitchen appliances Los Angeles presents the most elegant place to get the right solution. Most companies in the region provide striking warranty periods on all their products. The warranty period functions as a security against damages that happen too soon than they really should. The manufacturers make an effort to keep quality at the top level and maintain prices at the lowest. They also ship to international destinations worldwide.

Some Effective Methods To Enhance Your Home Energy Efficiency

Discovering a method to enhance your home efficiency can assist you to save a good amount of your monthly expenses. If you are capable to reduce the air leaking from inside or outside your home, then you can decrease your energy expenses for cooling and space heating. In this piece of writing, we will discuss some methods that can help you to enhance your home energy efficiency. Have a look:

Find Out Seal Cracks between Windows and Windows Frames:

Windows are the main air leakage causes for many houses. You must make the windows leak proof if you desire to get the premium energy efficiency. There are numerous methods to handle the air seepage problem by means of windows which dont need a lot of money and time. An easy way is to use a caulk gun to seal the cracks between the windows and window frames.

Make Use Of Storm Windows:

Storm windows are wonderful for energy-saving purposes, because they act as a wind buffer to snare air in between the storms and the main windows, and also work as the lagging to prevent the air leakage. You can either install wooden storm windows that will be removed in spring or install vinyl or aluminium storms that will be installed lastingly.

Weather Strip Your Doors:

Stopping the air leakage from windows is significant to get the energy efficiency, but doors can also play an important role in it. There are some options available on the internet to weather strip the doors. You can improve the weather stripping of your current door to a more effectual kind, for example, the door with vinyl bulb that can help you to stop the air from leakage.

Use Door Sweeps or Door Bottoms:

The weather stripping can stop the air leakage at the peak and the sides of a door, but not at the verge. It is a possible air seepage that can have an impact on your home efficiency. One of the best methods to resolve this dilemma is to install door seeps or door bottoms. The door sweeps are joined to the inside of a door at the base edge that will close the door and stop air leakage when the door is closed.

The premium method to enhance your home energy efficiency is to stop the energy from losses because of leakage problem. The above-mentioned techniques are the basic alterations that you can make in your houses windows and doors to prevent or reduce the air leakage of your house in order to enhance your home energy efficiency.

Energy-efficiency Electronics Hardware A bridge Fuel To The Future

Demand for energy continues to be a major topic around the world. Renewable energy sources such as wind, solar or hydro power are increasingly being utilized to provide for that demand. Many States have even recently passed laws raising the minimum renewable usage cap that utility companies must implement into their overall supply. But … we still require escalating amounts of energy for agriculture, industry, and to heat our homes and offices. Emerging as a “bridge fuel” to clean energy and renewable resources, the power electronics industry is poised to span that gap with hardware solutions needed to build intelligent power systems.

The Obama administration plans to spend billions of dollars on power conservation and sustainable energy projects as part of a $787 billion stimulus package which is has focused on energy efficiency. Andrew Fanara, of U.S. Environmental Protection Agency’s Energy Star program has famously said. “Energy efficiency is the bridge fuel we must build on and must invest in” he stresses “Energy efficiency is the cheapest, cleanest, fastest way to act.”

In part, the administration’s strategy is to use improved energy efficiency as a method of buying time to invest in and explore emerging and clean energy options. With initiatives like the smart power grid gaining traction, the power electronics hardware that makes it all work and its new designs aimed at increasing energy efficiency will be at the core of the plan.

Already, there is huge demand for power efficiency by consumers found an industry survey. And, consumers are willingly paying a premium for electronic hardware that delivers energy efficiency. This trend anticipates a growing number of electronic hardware devices will be utilized, which lowers costs and drives improved energy efficiency. Measured in dollars per watt this high volume of hardware deployment forecasts the efficiency for power electronics may drop to as low as 12 cents per watt by 2013.

The focal point of “smart power” systems and a national smart energy grid has clearly been on the hardware side of the equation. To be successful, in the not to distant future, engineers will also make use of the intelligence provided by software so that the hardware components communicate most effectively to accomplish maximum reduction of power consumption. The know-how exists now for this integrated software, but it is still far from widespread.

Power Profiling is a valuable energy-efficiency tool that granularly identifies the power consumed specifically by HVAC, appliances, networks, lighting etc. and communicates this information to users. A user profile is developed by use of proprietary algorithms that calculate information regarding a structure’s overall usage, and several data points such as the time of day and its energy consumption history.

The purpose of power profiling is to enable users to know exactly what activities or systems are consuming the most power, including how much, and how that consumption is affected by actions they take. Most HVAC and appliances are not yet enabled so numerous hardware metering devices are used throughout the structure, at least an adequate number to demonstrate to the user what the largest power users are and how to limit consumption.

Home Area Networks (HAN) are increasingly communicating with utilities in addition to the traditional media centers and computers. Both utilities and consumer electronics companies are offering and assortment of hardware solutions with methods of pre-programming and remotely controlling home systems such as water usage, heating & cooling, and appliances. With the arrival of “smart” appliances and new wireless network protocols designed specifically for energy-efficiency, many of these hardware solutions communicate to users and utilities over one or more wireless systems.

ZWave for media and home automation

ZigBee chosen by utility companies because of it’s secure protocol, and

EnOcean a European self-powered energy harvesting technology that powers devices without the use of batteries.

Hardware using these wireless protocols can all be controlled from a single point building management system, or a homeowner’s computer. Even though these technologies are still on the leading edge, trends indicates they are very near to wide-scale adoption, enabling buildings to connect to smart grid applications that exponentially increase energy-efficiency.

Advances in alternative energy sources have provided greener ways of producing electricity and the burgeoning energy-efficiency industry is providing a plethora of energy saving hardware devices to help users re-tool . We can reduce energy consumption with these advances and make strides toward energy independence. Consider what T. Boone Pickens says “In additional to putting our security in the hands of potentially unfriendly and unstable foreign nations, we spent $475 billion on foreign oil in 2008 alone. That’s money taken out of our economy and sent to foreign nations, and it will continue to drain the life from our economy for as long as we fail to stop the bleeding.

Projected over the next 10 years the cost will be $10 trillion – it will be the greatest transfer of wealth in the history of mankind.”

“By investing in renewable energy and conservation, we can create millions of new jobs. Developing new alternative energies while utilizing natural gas for transportation and energy generation; securing our economy by reducing our dependence on foreign oil, and keeping more money at home to pay for the whole thing.”

Moving forward with renewables is a must, but it is also a documented fact that this increased capacity will not be enough to meet upcoming demands and provide energy independence. The tremendous strides being made in energy efficiency technologies are to help stem the tide, bridging the gap.

Does The Cost Of Maintaining A Large Wind Farm Outweigh The Benefits

There are really two main types of wind farms small scale and large scale. Small wind turbines produce enough power to generate an average twelve-volt appliance. Any equipment within your home or other small sized buildings can be operated using alternative energy in the format of wind. The appeal of wind turbines is easy to see; they are a clean and cost effective source of renewable energy.

Large facilities have turbines that are connected as a grid which are able to function as one unit and can store vast amounts of energy. These turbines function as a whole by self-adjusting to the direction of the wind in order to maximize efficiency. Large-scale wind farms also require a lot more funding than the small-scale farms. These large-scale farms will require a lot more funding, expertise and also research. In a lot of cases the smaller wind farms are actually a lot more logical. Despite this the large-scale farms are certainly worth considering. Using wind generate electricity will encourage people to look at the amount of electric that they actually use. As an increasing number of people opt to use wind generated power there will be an increasing number of funding options that become available for larger scaled wind farms.

For large scale wind projects there has been a lot of debate to whether wind turbines are actually worth the investment. These turbines are costly but they are also cost effective and efficient. Many people wonder if the reward outweighs the investment. Over time large scale wind farms have proven very efficient.

After all, new wind farms are really only an improvement on a process that has been around for decades. There are many remote areas of the world that rely solely on wind power as a way of generating electricity. If small villages around the world can use the wind effectively then it only makes sense that it can be replicated on a larger scale.

One of the most common arguments regarding wind farm energy production is that until recently, the original equipment manufacturers have taken care of much of the unscheduled maintenance and wind turbine repair under maintenance/warranty agreements. However, in the past couple of years warranties have begun to expire causing maintenance and repair issues to become a much larger concern for farm owners and operators.

Many owners have found that avoiding unexpected maintenance issues by hiring professional O&M companies to do routine service checks and implementations has helped maintain a good rate of return. It is important that up to date maintenance is carried out in order to maintain the turbines and continue to be cost effective. There is a lot of preventative maintenance that has to be carried out on the turbines and this work is very important in order to continue to produce energy effectively. The regular maintenance work that will need to be carried out on a large scaled wind farm is changing gearbox oils, cleaning the blades of the turbines, checking the tension on the bolts and also monitoring the control of the blade pitches.

New wind energy projects are using the information gained at these existing facilities to eliminate flaws that may create unscheduled maintenance. Maintenance aside, once a wind facility has been constructed they have no fuel costs and therefore are not affected by fuel price volatility associate with natural gas-fired power plants. Long term benefits can also be associated with wind turbines because they do not produce CO2 or other greenhouse gases. This will actually make wind energy even more competitive if current discussions about carbon regulations are enacted.

Options For Commercial Curtain Track

Many people who understand conventional adjustable curtain rods have difficulty determining what should be used when it comes to heavy-duty or commercial curtain track. One main difference between them, other than cost, is that commercial curtain or drapery track is typically aluminum rather than steel. The thickness of the aluminum track makes it heavier duty without increasing the weight of the rod itself. To help determine which style of track should be used in various applications, the categories can be broken down into three basic types: corded track, baton or hand draw track, and cubicle track.

Corded commercial curtain track can be used in the place of adjustable steel residential rods for draperies in commercial or residential settings. Draperies often tend to be heavier today because of the use of blackout linings and heavy interlinings. While adding desirable benefits, such as blocking light and energy efficiency, the weight of these linings can put a lot of stress on typical drapery rods. A heavy-duty aluminum track can provide the same benefit of cord operation with more traversing ease and less strain on the user. The addition of ball bearing carriers with quality master carriers and end pulleys can make all the difference in a drapery’s functionality.

The second common aluminum track is a single channel track that is operated by hand or a baton that is attached to the master carrier. This track is simple in design, without the need for a separate channel for pull cords. They are often used in hotels with ball bearing carriers for ease of maintenance and simple baton traversing of heavy blackout draperies. Wall mount or ceiling mount options are available. Different style headings for draperies, such as pinch pleated, ripplefold, or accordiafold can be accommodated by these tracks as well as by corded curtain tracks.

The final style of track is often referred to as a cubicle track. Even though other drapery headings can be used, a grommet curtain is most often used with this curtain track, often with a mesh top. While the other tracks can also be angular bent and circular curved, the cubicle curtain track will most often use these capabilities. The most common use would be as a separation for beds or work stations in hospitals and dental offices. Other possible applications are dressing areas and privacy curtains. These tracks are typically operated by pulling the curtain by hand and most often ceiling mounted.

When making a curtain track selection, keep the following in mind: the style and weight of the drapery, the type of operation, and mounting method. By breaking down the options into the three categories mentioned, the selection process need not be as difficult as it might seem. The distributor or retailer should be able to guide you in your choice for years of trouble free operation.