The main energy conservation task of the shell is to prevent heat loss during the heating season (winter) and heat gain during the cooling season (summer).

1) Insulation-the attaching of materials with poor thermal conductivity to surfaces where heat can be lost or gained-is the major way of achieving this end.

2) One should keep in mind that “dead” or trapped air is a good insulator: thus fibreglass, cork, and double-glazed glass. These useful methods of preventing heat loss/gain are most conveniently installed while the build­ing is being constructed, not afterward.

No one can see the extra insula­tion in a roof or wall, but its presence will be felt either in higher heating or cooling costs or in revenue-affecting guest discomfort.

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It should also be kept in mind that most heat insulation is also sound insulation. The benefits of insulation are not limited to the elements of the shell wells, windows, roofs, and so on but may also be gained in the plumbing and H V A C by wrapping pipes and ducts.

The design of the shell will also affect the amount of heating and cooling energy required. Where the amount of space, measured in cubic meter can be kept low, less temperature control energy will be required. To state the proposition more precisely, it is the amount of space per seat (dinning) or per bed (loading) that is critical.

Another approach to this principle would be to maximize the amount of usable interior space relative to the amount of wall separating the inside from the outside. This area of separation is where heat is most likely to be lost or gained. The presence of windows and doors, especially large ones also raises temperature control costs.

There is, however, a possible offsetting benefit: although large win­dows may allow heat to escape/infiltrate, they may also allow more light to enter, thereby reducing lighting (electric power) bills.

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Preventive maintenance plays a part in maintaining the insulating efficiency of shell surfaces. Window weather stripping, for example, may decay and require replacement.

Even (he colour of outside paint can affect heat gain or loss, espe­cially in extreme climates where heat reflection, which requires white or light colours (for tropical climates), or heat absorption (for cold climates) is important. Painting, of course, is more important for material protection (prevention of decay) and aesthetic purposes.

Outdoor painting is required because of weathering effects, indoor painting because of use effects. Protecting inside surfaces involves not only painting but also papering walls and carpeting floors. These can be major projects and often best handled by special contractors.

These contractors are likely to cost more than in-house labour-depending on in-house overtime and slack (unproductive time that must be paid for) time situations- but they are also likely to do a better job. Such a contract should, Of course, contain well-defined quality guarantee.

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One of the major expenses in constructing a hospitality facility is the land upon which the building rests. Any real estate not under the building’s foundation will require maintenance. In many cases, especially for country clubs and resort hotels, this land will be landscaped, and its upkeep will require a great deal of time and money.

In these situations the expenses may not be recorded in the mainte­nance account but will have their own separate account; similarly, the labour needed will come from a special crew.

In other cases where outdoor maintenance is not such a large expense, the mowing of grass, raking of leaves, and planting and fertilizing of shrubs will be done by the regular maintenance crew. Since these tasks are seasonal, the yearly maintenance budget should reflect these predictable costs during the appropriate period.

Land that is not landscaped will also require attention. Parking lots and sidewalks have to be kept clean and clear of snow and ice. Parking lot surfaces need to be well paved as holes are unsightly and usage. Outside stairs, rails, and lights may also need occasional maintenance.