11 - Appendix 07 - Preventive Maintenance Guidelines for Boilers and HVACs.pdf

DeCA Preventative Maintenance Guidelines 1 | P a g e

APPENDIX 07

PREVENTATIVE MAINTENANCE TASK GUIDELINES for Boilers and HVACs

Technician's Name and Company: Date:

Location:

PM COMPONENT/CHECKS FREQUENCY

Boiler (hot water, oil, gas or combination fire) M S A

Annual Startup of Boiler shall be performed between August 1st and October 21st. All work including a SAFETY INSPECTION for these items, shall be done by State Licensed Boiler Technician.

Check combustion chamber for air or gas leaks. X 2 Check water level in expansion tank. Adjust as needed X 3 Check fuel lines and connections for damage or leaks. X 4 Check for proper operational response of burner to thermostat controls. X 5 Check and lubricate burner and blower motors as needed. X 6 Check operation of boiler low water cut off devices. X 7 Check hot water pressure gauges. X 8 Check condition of flue pipe, damper and exhaust stack. X 9 Check air temperature in boiler room. Temperature should not exceed or drop below design limits X 10 Check boiler water treatment system to confirm functioning properly. X 11 Check fuel level with gauge pole, add as required. X 12 Inspect and clean oil burner gun and ignition assembly, where applicable. X 13 Inspect fuel system change fuel filter element, where applicable. X 14 Check main flame failure protection and main flame detection scanner on boiler equipped with spark ignition (oil burner).

X

15 Check electrical wiring to burner controls and blower. Repair /replace damaged, defective wiring. X 16 Clean firebox (sweep and vacuum). X 17 Check operation of mercury control switches (i.e., steam pressure, hot water temperature limit, atomizing or combustion air proving, etc.).

X

18 Check operation and condition of safety pressure relief valve. Verify that pressure relieve valve ASME code requirements and functions as code requires.

X

19 Inspect and clean water column sight glass (or replace). X 20 Clean fire side of water jacket boiler. X 21 Check boiler operation through complete cycle, up to 30 minutes. X 22 Clean area around boiler of all combustibles. X 23 Check flue gas temperature and composition. Measure flue gas composition and temperatures at selected firing positions — recommended O2% and CO2%.

Fuel O2% CO2% Natural gas 1.5 10 No. 2 fuel oil 2.0 11.5 No. 6 fuel oil 2.5 12.5 Note: percentages may vary due to fuel composition variations.

X

24 Flue gases, Measure and compare last month’s readings for flue gas composition over entire firing range

X

25 Test the operation of makeup valve to expansion tank for proper function X 26 Test operation of 3‐way boiler bypass temperature control valve for proper function X 27 Test automatic and manual operation of each boiler water pump.

DeCA Preventative Maintenance Guidelines 2 | P a g e

28 Accomplish boiler inspection as required by Local, State and Federal requirements, with certified personnel

29 Check combustion air inlet to boiler room and boiler to make sure openings are adequate and clean 30 Fill out maintenance checklist, post on government service order management system and report deficiencies to Field Engineer

PM COMPONENT/CHECKS FREQUENCY

Evaporative Cooling Tower Q S A

This includes cooling towers sending condenser water to a tube and shell heat exchanger, plate type heat exchanger or a chiller barrel for a chilled water system.

1 Check with the Store or area personnel for any obvious deficiencies. X 2 Clean pan strainer X 3 Check bleed‐off valve to make sure it is operative X 4 Check operating level in pan and adjust float valve if necessary X 5 Check water distribution system and spray pattern for irregular flow, clean or adjust as needed X 6 Lubricate fan shaft bearings X 7 Check sheaves and bushings for corrosion. Scrape and coat with ZRC X 8 Check belt tension and adjust X 9 Check fan screens, inlet louvers, fans and (dry) cooler coil. Remove any dirt or debris X

10 Check water quality for biological contamination. Clean unit as needed and contact a water treatment company.

X

11 Clean area around cooling tower, remove all debris. X 12 Check drift eliminators for calcium buildup and remove as needed X 13 Check the fan blades for cracks, missing balancing weights, and vibrations, report issues X 14 Clean and flush pan X 15 Check coil surface for scale and/or corrosion X 16 Lubricate fan motor bearings. Typically for non‐sealed bearings. X 17 Inspect and grease sliding motor base X

18 Inspect and clean protective finish ‐ Galvanized materials: scrape and coat with ZRC ‐ Stainless materials: clean and polish with a stainless-steel cleaner.

X

19 Where cooling tower condenser water circulates through a shell and tube heat exchanger, provide TI proposal for accessing condenser water side for cleaning.

X

20 Fill out maintenance checklist, post on government service order management system and report

DeCA Preventative Maintenance Guidelines 3 | P a g e

PM COMPONENT/CHECKS FREQUENCY

Evaporative Cooling Start of cooling season

Monthly cooling season

End of coolin g season

Unit providing warehouse direct evaporative cooling and mechanical room AT BEGINNING OF COOLING SEASON‐APRIL or MAY Timeframe 1 Replace cooling pads X 2 Flush and clean drip pan if needed X 3 Reestablish water flow to unit, check float for proper operation, check spray pattern X 4 Adjust bleed off valve setting X 5 Startup fan and check for proper balance and operation X 6 Check belt tension and adjust if necessary X

DURING COOLING SEASON

7 Check with the warehouse personnel to ensure adequate cooling in warehouse. X 8 Check bleed‐off valve setting X 9 Check operating level in pan and adjust float valve if necessary X

10 Check water distribution system and spray pattern and pad placement for irregular flow, clean or adjust as needed

X

11 Check the fan for vibrations and proper operation. Investigate and repair any problems.

X

12 Check belt tension and adjust X

END OF COOLING SEASON‐OCTOBER or NOVEMBER Timeframe

13 Drain the drip pan X 14 Turn off water supply if not needed. X 15 Power down unit at disconnect if not needed. X

16 Fill out maintenance checklist, post on government service order management system and report deficiencies to Field Engineer

X X X

DeCA Preventative Maintenance Guidelines 4 | P a g e

PM COMPONENT/CHECKS FREQUENCY

Chiller, Reciprocating, Air Cooled Q S A

1 Check unit for proper operation, excessive noise or vibration. X 2 Run system diagnostics test. Record results X 3 Check and record oil level in sight glass, add oil as necessary. X 4 Check superheat. Adjust as necessary X 5 Check and calibrate, as required, temperature and pressure gauges for chilled water system. X 6 Check contactors, sensors and mechanical safety limits. X 7 Check electrical wiring and connections; tighten loose connections. X

8 Inspect fan(s) or blower(s) for bent blades of imbalance. Test all condenser fans to ensure that all run in balance without excessive vibration.

X

9 Lubricate shaft bearing and motor bearings as required. X 10 Inspect condenser tubes and fins for excessive wear and deterioration. X

11 Check condenser for obstructions and cleanliness. Clean as necessary. Wash Condenser as necessary, but not less than Semi Annually.

X

12 Check set point for proper setting and function. X 13 Inspect and clean evaporator tubes as needed. X 14 Have chilled water tested for corrosion inhibitor. Provide copy of analysis and any recommendations X

Test Compressor Capacity. Measure and Record, Compressor Model Number, Amp Draw and Voltage, suction and discharge pressure, and Suction line temperature and discharge line temperature.

Compare against base line. Conduct this Capacity Test in March or April each year.

X

16 Check compressor oil system: Check and change oil filter as needed; Check oil heater and thermostat;

Check all strainers, valves, etc.

X

17 Check compressor crankcase heater for proper operation. X 18 Inspect all unit control devices and report any defective devices for replacement. X 19 Test operation of makeup water valve to expansion tank. X 20 Check for moisture in refrigerant. Replace filter dryers as necessary. Add refrigerant as necessary X 21 Clean chiller and surrounding area. X

22 Fill out maintenance checklist, post on government service order management system and report

X X

DeCA Preventative Maintenance Guidelines 5 | P a g e

PM COMPONENT/CHECKS FREQUENCY

Condenser, Air Cooled Q S A

Primarily applies to the Product Refrigeration System, but also applies to HVAC if Condenser serves a Large Air Handler that has a Main Blower Fan of More than 5 Horsepower.

1 Check with operating or area personnel for deficiencies. X 2 Check unit for proper operation, excessive noise or vibration. X 3 Inspect Condenser and piping and valves for leaks, repair leaks. Add refrigerant as necessary. X 4 Check modulation of fans. Verify that all fans will run and all fans will run on computer control. X 5 Check Variable Frequency Drive (VFD) for proper operations, adjust for proper computer control X 6 Check for refrigerant flood back. Adjust or correct problem as necessary X 7 Clean area around equipment. X 8 Check electrical wiring and connections; tighten loose connections. X 9 Lubricate shaft bearings and motor bearings if applicable X

10 Check belt(s) for condition, proper tension, and misalignment; adjust for proper tensions and/or alignment. Replace as necessary, X

Check coil for corrosion and obstructions and cleanliness. Clean and wash condenser coils and blades using a brush, pressurized water and a commercially available foam coil cleaner. Do not use an acid-based foam cleaner.

X

12 Fill out maintenance checklist, post on government service order management system and report

DeCA Preventative Maintenance Guidelines 6 | P a g e

PM COMPONENT/CHECKS FREQUENCY

Air Cooled Condensing Unit Q S A

Air‐cooled condensing unit serving Product Refrigeration System. Also applies to HVAC condensing units if it serves a Large Air Handler that has a Main Blower Fan of More than 5 Horsepower and to remote condenser unit serving chillers.

2 Check unit for proper operation, excessive noise or vibration. X 3 Inspect Condenser and piping and valves for leaks, repair leaks. Add refrigerant as necessary. X 4 Check modulation of fans and low ambient controls. Ensure that all fans will run. X 5 Check Variable Frequency Drive (VFD) for proper operations, adjust for proper computer control X 6 Check for refrigerant flood back. Adjust or correct problem as necessary X 7 Check for Moisture in System. Replace liquid line filter driers as necessary. X 8 Clean area around equipment. X 9 Check electrical wiring and connections; tighten loose connections. X

10 Lubricate shaft bearings and motor bearings if applicable, as needed Quarterly X

11 Check belt(s) for condition, proper tension, and misalignment; adjust for proper tensions and/or alignment. Replace as necessary, X

12 Check coil for corrosion and obstructions and cleanliness. X

13 Clean and wash condenser coils and blades using a brush, pressurized water and a commercially available foam coil cleaner. Do not use an acid-based foam cleaner.

X

Test Compressor Capacity. Measure and Record, Compressor Model Number, Amp Draw and Voltage, suction and discharge pressure, and Suction line temperature and discharge line temperature. Compare against base line. Conduct this Capacity Test in March or April each year

X

15 Fill out maintenance checklist, post on government service order management system and report

DeCA Preventative Maintenance Guidelines 7 | P a g e

PM COMPONENT/CHECKS FREQUENCY

Air Handling Unit, Large Q S A

Air Handlers that have a Main Blower Fan of More than 6 Horsepower.

1 Check unit for proper operation, excessive noise or vibration. Check controls for proper operation. X 2 Check Variable Frequency Drive (VFD) for proper operations, adjust for proper computer control X 3 Check with operating or area personnel for deficiencies. X 4 Clean area around equipment. X 5 Inspect and verify function of all access hatches, doors and associated hardware etc. Are in proper working order. Check for unusual noise or vibration.

X

6 Lubricate shaft bearings and motor bearings if applicable, as needed Quarterly X

7 On Large Air Handlers which contain compressors and or condensers, also complete PM in accordance with Air Cooled Condensing Units and Air-Cooled Condensers checklist

X

Replace all air filters as necessary but not less than quarterly. Provide pleated type filter in accordance with manufacturer recommendations but not less than MERV 6. Write with ink on filter, date (MM,DD,YYYY) when filter was changed. If the air filter is not replaced, technician will sign and date next to the previous date to verify the filter was inspected.

X

9 Check belt(s) for condition, proper tension, and misalignment; adjust for proper tensions and/or alignment. Submit Service Order for belt replacement if necessary.

X

10 Inspect evaporator drain pan, blower, motor and condensate drain piping. Clean as Necessary. X

11 Check motor condition temperature and Amp Draw and each Phase to Neutral Voltage and Phase to Phase Voltage. Compare to Motor listed FLA and Service Factor. Indicate on report

X

12 Check operation and clean dampers, louvers and shutters; lubricate all pivot points and linkages, reconnect or tighten all linkage connections.

X

13 Fill out maintenance checklist, post on government service order management system and report

DeCA Preventative Maintenance Guidelines 8 | P a g e

PM COMPONENT/CHECKS FREQUENCY

Package Unit Air Cooled Q S A

For HVAC with main blower of 5 Horsepower or Less. If Larger than 5 Horsepower, perform PM in accordance with Large Air Handler.

2 Check unit for proper operation, excessive noise or vibration. Check controls for proper operation. X

Replace all air filters as necessary but not less than quarterly. Provide pleated type filter in accordance with manufacturer recommendations but not less than MERV 6. Write with ink on filter, date (MM,DD,YYYY) when filter was changed. If the air filter is not replaced, technician will sign and date next to the previous date to verify the filter was inspected.

X

Furnish and maintain a refrigerant logbook in the facility and in compliance with EPA rules but no less than, recording refrigerant transfers, itemize services performed, actions taken, and amount of refrigerant added to, or removed from each system installed. This book shall be maintained up to date. Electronic data can be stored off site but shall not be in lieu of the physical logbook.

X

5 During operation of unit, check refrigerant pressure; repair leaks add refrigerant as necessary. X

6 Inspect Condenser coil monthly. Clean as necessary. Wash coil as necessary, but not less than Semi Annually.

X

7 Clean area around equipment. X 8 Lubricate shaft and motor bearings if applicable. X 9 Check electrical wiring and connections; tighten loose connections. X

10 Inspect Evaporator coils, evaporator drain pan, blower, motor and condensate drain piping. Clean as Necessary.

X

11 Perform operational check of unit; make adjustments on controls and other components as required X 12 Add refrigerant as necessary with heat reclaim on to maintain at 20% receiver level. X 13 Check tension, condition and alignment of belts; adjust or replace as necessary. X

Perform Compressor Capacity Test. Measure and Record, Compressor Model Number, Amp Draw and Voltage, suction and discharge pressure, and Suction line temperature and discharge line temperature.

Compare against base line. Conduct this Capacity Test in March or April each year.

X

15 Fill out maintenance checklist, post on government service order management system and report

DeCA Preventative Maintenance Guidelines 9 | P a g e

PM COMPONENT/CHECKS FREQUENCY

Air Conditioning Split System, DX and Fan and Coil Units Q S A

For Systems that have a Small Air Handler with Main Blower Fans of 5 Horsepower or less.

1 Check with operating or area personnel for deficiencies. X

Replace all air filters as necessary but not less than quarterly. Provide pleated type filter in accordance with manufacturer recommendations but not less than MERV 6. Write with ink on filter, date (MM,DD,YYYY) when filter was changed.

X

3 Clean area around equipment. X 4 Inspect Condenser coil quarterly. Clean and wash coil quarterly, but not less than Semi Annually. X 5 Lubricate shaft and motor bearings. X 6 Inspect evaporator drain pan, blower, motor and condensate drain piping. Clean quarterly. X 7 During operation of unit, check and record refrigerant pressure; add refrigerant as necessary. X 8 Check electrical wiring and connections, tighten loose connections. X

9 Check unit control devices including contactors, thermostats, sensors. Report any defective devices for replacement.

X

10 Fill out maintenance checklist, post on government service order management system and report

Location: FREQUENCY

PM COMPONENT/CHECKS

Dehumidifier, Desiccant Wheel Q S A

1 Check belts for wear and proper tension; adjust or replace as necessary. X 2 Check blower and motor for excessive vibration and noise; adjust or replace as required. X

3 Check blower belt(s) for wear, proper tension and alignment; adjust as required. Replace as required.

Lubricate wheel as necessary.

X

4 Check gear reducer oil level; add as required. X 5 Check that the regeneration outlet air temperature is within the proper heat range. X 6 Check wheel belt(s) for wear, proper tension and alignment; adjust as necessary. Provide a proposal to replace as necessary in the form of a Service Order X

7 Check wiring, connections, switches, etc.; adjust or tighten all connections as needed. X 8 Check with operating or area personnel for deficiencies. Check and record Relative humidity in sales area to evaluate functionality of dehumidifier.

X

Replace all air filters as necessary but not less than quarterly. Provide pleated type filter in accordance with manufacturer recommendations but not less than MERV 6. Write with ink on filter, date (MM,DD,YYYY) when filter was changed.

X

10 Clean the equipment and the surrounding area. X 11 Check electrical wiring and connections; make appropriate adjustments. X

12 Check wheel seals for tears or punctures. Clean the desiccant wheel and check for softening of wheel faces. Check desiccant wheel and motor for vibration and noise, adjust as required.

X

13 Fill out maintenance checklist, post on government service order management system and report

DeCA Preventative Maintenance Guidelines 10 | P a g e

Dual Path AC Q S A

1 Electrical/Control Compartment: Check for loose wires, discolored components X 2 Burner Section: Check/Ensure burner mount secure/unobstructed X 3 Burner Section: Check Heat exchanger drain line clear; no excessive H2O X 4 Filters Section: Visually inspect. Change filters. Record date of filter change. X 5 Filters Section: Record Magnahelic Gauge PD Reading X 6 Evaporator Section: Inspect Evaporator Coil; clean/unobstructed X 7 Evaporator Section: Drain Pans/Condensate lines clean/unobstructed X 8 Blower Section: Motor Mounts Tight (Blower section is for supply and return blower section.) X 9 Blower Section: Blower Dust Free X

10 Blower Section: Date Blower Bearings lubricated (per door of unit) X 11 Blower Section: Belt Tension Reading X 12 Blower Section: Belt Guard Reinstalled X 13 Economizer Section: Verify dampers/Actuators operating freely; linkages tight X 14 Multizone section: Verify dampers/Actuators operating freely; linkages tight X 15 Condenser Section: Inspect Condenser Coil; clean/unobstructed X 16 Condenser Section: Check fan Mountings secure; Fans unobstructed X 17 Condenser Section: Check compressor mountings are secure. X 18 Condenser Section: Refrigerant sight glasses show proper color X 19 Condenser Section: Inspect condenser coils and remove hail guards for cleaning if necessary. X

20 Condenser Section: Clean Condenser Coils with pressurized air or hot water (Clean from inside condenser section outward using care not to damage coil fins)

X

21 Check setscrews on pulleys and blowers are secure X 22 Check Motor Bearings for Dryness X

23 Clean evaporator coils with pressurized air or hot water (Caution should be used so coil fins are not damaged)

X

24 Check Cabinet for air leaks X 25 Verify unit panels are secure and undamaged X

26 Check blown fuses or tripped overloads. Replace any blown fuses with fuses of equal amperage and type.

X

27 Check unit for casing integrity and security X

28 Fill out maintenance checklist, post on government service order management system and report

DeCA Preventative Maintenance Guidelines 11 | P a g e

Technician's Name and Company:

Location:

PM COMPONENT/CHECKS FREQUENC

Y

Pump Maintenance Q S A

1 Exercise motor and complete overall visual inspection to be sure all equipment is operating and safety systems are in place to include pump mountings

X

2 Assure that all bearings are lubricated per the manufacturer’s recommendations X 3 Check packing for wear and repack as necessary X

4 Fill out maintenance checklist, post on government service order management system and report

AC Monitoring Control System Q S A

1 Check AMCS lighting control operation and schedule. Adjust scheduled per Government requests or as needed. X 2 Make setpoint adjustments necessary to comply with required limits stated in Appendix 4. X 3 Calibrate Sales Area Temperature Sensors and Humidity Sensors. Perform this in May and in November. X 4 Check and calibrate leak detection sensors. Perform this in November. X 5 Calibrate Pressure Sensors at compressor racks, condensers and replace if readings are incorrect. Ensure zero pressure applied to transducer matches voltage reading of zero volts and full pressure applied to transducer matches a reading of 10 volts. Perform this in November.

X

6 Replace battery on Alarm Dial Out Device. Check Alarm dial out battery charger operation. X 7 Test Heating control for every device once annually in September or October. Exercise all heating items being controlled and provide a written report of failed operating device X 8 Test cooling and dehumidification control for every device being controlled once annually in March.

Exercise all Cooling or Dehumidifying items being controlled and provide a written report of failed operating device. X

9 Provide Backup download of all System Control Tasks and Set points. Maintain this Data offsite to be reloaded in the event that the Software Task or Set points must be reloaded. Maintain every download until the end of this Contract at which time DeCA may request this Data be turned over to them. Download within 60 days of contract NTP, and then download every year after that. Perform this in November. X

10 Replace Control units memory batteries in all Control Units. Perform this once per year. X 11 Confirm system is fully functional without any defects or malfunctions at the time of inspection. X 12 Fill out maintenance checklist, post on government service order management system and report deficiencies to Field Engineer X

DeCA Preventative Maintenance Guidelines 12 | P a g e

Fire Dampers Q S A

1 Check with Store Management or area personnel for deficiencies. X 2 Remove/replace access door X 3 Clean out debris/dirt blown against damper X 4 Remove fusible link ad check that blades operate freely X 5 Lubricate pivot points X 6 Replace fusible link X

7 Fill out maintenance checklist, post on government service order management system and report

Exhaust fan Q S A

2 Start and stop fan with local switch X

3 Check louver control operations during March or April and then again during July or August of each year.

X

4 Check motor and fan shaft bearing for noise, vibration, overheating; Lubricate bearing as necessary X

5 Check belts for wear, tension, and alignment, if applicable; adjust as required or replace belts and adjust.

Replace missing screws in covers.

X

6 Check fan pitch operator, lubricate; if applicable X 7 Check electrical wiring and connections; tighten loose connections X 8 Clean fan and surrounding area X

9 Fill out maintenance checklist, post on government service order management system and report

DeCA Preventative Maintenance Guidelines 13 | P a g e

Unit heat, gas radiant Q S A

2 Inspect, clean and adjust control valves and thermos sensing bulbs on gas burner X 3 Inspect fuel system for leaks X 4 Check for proper operation of burner controls. Check and adjust thermostat X 5 Check fan and motor for vibration and noise. Lubricate bearings. X 6 Check electrical wiring to blower motor. X 7 Check condition of flue pipe, damper and stack X 8 Check unit heater operation through complete cycle or up to ten minutes X 9 Clean area around unit heater X

10 Fill out maintenance checklist, post on government service order management system and report

Unit heat, gas infrared Q S A

2 Inspect fuel system for leaks around unit X 3 Replace primary air intake filter X 4 Blow out burner X 5 Clean spark electrode and reset gap, replace if necessary X 6 Clean pilot and thermo-sensor bulb, replace if necessary X 7 Check alignment of thermo-sensor bulb X 8 Check wiring and connections; tighten any loose connections. X 9 Check and clean pilot sight glass X

10 Vacuum pump (fan): X 11 a. Check motor bearing for overheating; adjust or repair as required X 12 b. Lubricate motor bearing X 13 c. Check motor mounting; adjust as required X 14 d. Check fan blade clearance; adjust as required X 15 e. Check wiring, connections, switches, etc; tighten any loose connections X 16 Operate unit to ensure that it is in proper working condition X 17 Clean equipment and surrounding area X

18 Fill out maintenance checklist, post on government service order management system and report

DeCA Preventative Maintenance Guidelines 14 | P a g e

Fan Coil Unit Q S A

1 Check with operating or area personnel for deficiencies X 2 Check coil unit while operating X 3 Remove access panel and vacuum inside of unit and coils X 4 Check coils and piping for leaks, damage and corrosion; repair as necessary X 5 Lubricate blower shaft and fan motor bearings X 6 Clean oil, drip pan, and drain line with solvent X 7 Replace filters as required X 8 Replace access panel X 9 Check operation after repairs X

10 Clean area around equipment X

11 Fill out maintenance checklist, post on government service order management system and report

PM COMPONENT/CHECKS FREQUENCY

Safety/Hazard/Upkeep Inspection Q S A

In accordance with Appendix 7, the Contractor's representative will walk the facility with the Store representative and together identify safety or hazard issues. The Contractor's representative shall create a list of issues along with a remedy plan. The Contractor's representative shall submit a copy to the Store's representative. The Contractor's representative and Store Representative shall annually walk the store looking for conditions requiring safety corrections using this checklist as the basis. This is not an exhaustive list of safety issues and representatives should use their judgment on determining issues of concern. The items identified during this annual task shall be updated with the issues current status in the monthly PM report. This is just a fact finding and planning tool to define overlooked issues not normally seen in the day-to-day routines.

This should take 1 hour to complete.

1 Look for and note floor drains work properly (no slow or plugged) X 2 Look for and note leaks in pluming and or dripping faucets, for repair or replacement. X 3 Toilets flush completely and do not run, note for repair. X

4 Verify and note improper operation of all Doors, Windows, and Vents, check seals, and setting, broken glass, thresholds, and locking systems.

X

5 Note Walls and ceiling tiles, interior and exterior treatments that show existing ware and are in need of upkeep, painting or replacement, 25% of the area is free from Stains, Chipping, Cracking, and Holes.

X

6 Check grounding connections for lightning rods are connected and tight to a grounding wire and are securely sunk into the ground.

X

Are the facility equipment rooms, and mechanical rooms kept orderly, are they organized and have clear walkways for ingress or egress, proper ventilation of these areas, exit and entrance vents are clear for ventilation.

X

8 Exterior opening identified to be sealed to prevent the entry of rodents, insect infestations or animals. X

9 Stairs and handrails operate as designed, note trip hazards to be cleared and note handrails that need to be painted or secured.

DeCA Preventative Maintenance Guidelines 15 | P a g e

10 Look for and note loose wiring, uncovered electrical cover plates for outlets, switches and junction box, hazards.

X

11 Annually walk the store looking for the conditions requiring safety corrections X

12 Fill out maintenance checklist, post on government service order management system and report

Heat Pump, Air Cooled Q S A

2 Check unit for proper operation, excessive noise or vibration X 3 Clean intake side of condenser coils, fans and intake screens X 4 Check electrical wiring and connections; tighten loose connections X 5 Inspect fan(s) for bent blades or unbalance; adjust and clean as necessary X 6 Check belts for condition, proper tension and misalignment; adjust as required X 7 Lubricate shaft bearings and motor bearings X 8 Inspect piping and valves for leaks; tighten connections as necessary X 9 Replace air filters X

10 Check refrigerant pressure; add refrigerant as necessary X 11 Clean evaporative drain pan, and drain piping as required X 12 Cycle the reserve cycle valve to insure proper operation X 13 Clean area around equipment X

14 Fill out maintenance checklist, post on government service order management system and report

Uninterruptible Power System Q S A

2 Check electrolyte level of batteries; add water as required; check terminals for corrosion, clean as required

X

3 Check 25% of the batteries for charge and electrolyte specific gravity X 4 Check batteries for cracks or leaks X

5 Check 25% of the terminal-to-cell connection resistances; rehabilitate connections as required; add anti-corrosion grease to battery terminals and connections

X

6 Measure and record individual cell and string float voltages X 7 Check integrity of battery rack X 8 Check battery room temperature and ventilation systems X 9 Replace air filters on UPS modules X

10 Check output voltage and amperages, from control panel X 11 Check UPS room temperature and ventilation system X 12 Notify personnel and test UPS faults alarm system X 13 Clean around batteries and UPS modules X 14 Fill out maintenance checklist, post on government service order management system and report X

DeCA Preventative Maintenance Guidelines 16 | P a g e

Ice Machine, flake or cube Q S A

2 Remove and install access panel X 3 Lubricate all moving parts, pivot points and fan motor(s) X 4 Visually check for refrigerant, oil or water leaks X 5 Open and close water valve X 6 Replace in-line water filter X 7 Check integrity of battery rack X 8 Check and clear ice machine draining system (drain vent and trap) X 9 Clean motor, compressor and condenser coil X

10 Check and tighten any loose screw-type electrical connections X 11 Inspect door(s) hinges, gaskets, handles; Lubricate as required X 12 Notify personnel and test UPS faults alarm system X 13 Clean area around equipment X

14 Fill out maintenance checklist, post on government service order management system and report

Computer Room Air Conditioning Unit Q S A

2 Run microprocessor check, if available, or check controls and unit for proper operation X 3 Check for unusual noise or vibration X 4 Clean coils, evaporator drain pan, blower, motor and drain piping, as required. X 5 Lubricate shaft and motor bearings X 6 Check belts for wear, proper tension, and alignment; adjust as necessary X 7 Check humidity lamp, replace if necessary X 8 Inspect exterior piping and valves for leaks; tighten connections as required X 9 Replace air filters X

10 Clean area around equipment X

11 Fill out maintenance checklist, post on government service order management system and report

DeCA Preventative Maintenance Guidelines 17 | P a g e

Refrigerator/freezer, walk-in box w/external condenser Q S A

2 Clean condenser coils, fans, and intake screens; lubricate motor X 3 Inspect door gaskets for damage and proper fit; adjust gaskets as required and lubricate hinges X 4 Check stater panels and controls for proper operation, burned or loose contacts, and loose connections X 5 Clean coils, evaporate drain pan, blowers, fans, motors and drain piping as required; lubricate motor(s) X

6 During operation of unit, check refrigerant pressures and compressor oil level; and add refrigerant and/or oil as necessary

X

7 Check operation of low pressure cut out; adjust or replace as required X 8 Inspect defrost systems for proper operation; adjust or replace as required X

10 Clean area around equipment X

11 Fill out maintenance checklist, post on government service order management system and report

Refrigeration unit/display cases/freezer w/external condenser Q S A

2 Clean condenser coils, fans, and intake screens; lubricate motor X 3 Inspect door gaskets for damage and proper fit; adjust gaskets as required and lubricate hinges X 4 Check stater panels and controls for proper operation, burned or loose contacts, and loose connections X 5 Clean coils, evaporate drain pan, blowers, fans, motors and drain piping as required; lubricate motor(s) X

6 During operation of unit, check refrigerant pressures and compressor oil level; and add refrigerant and/or oil as necessary

X

7 Check operation of low pressure cut out; adjust or replace as required X 8 Inspect defrost systems for proper operation; adjust or replace as required X

10 Clean area around equipment X X

11 Fill out maintenance checklist, post on government service order management system and report

DeCA Preventative Maintenance Guidelines 18 | P a g e

Refrigeration display cases Q S A

2 Clean condenser coils, fans, fan motors, drip pan and other areas with vacuum, brush or wiping as necessary

X

3 Inspect door gaskets for damage and proper fit; adjust gaskets as required and lubricate hinges X 4 Check door latch and adjust as necessary X 5 Clean area around equipment X 6 Inspect defrost systems for proper operation; adjust or replace as required X

7 Fill out maintenance checklist, post on government service order management system and report

Water Softener Q S A

1 Check with Store management or area personnel for report of water softener effectiveness X 2 Check pressure gauges for proper operation X 3 Check density of brine solution in salt water X 4 Check operation of float control in brine X 5 Inspect water softener piping, fittings and valves for leaks X 6 Lubricate valves and motor X 7 Make minor adjustments to water softener controls if required X 8 Inspect softener base and brine tank for corrosion and water repair as needed X 9 Check operation of automatic fill valve in brine tank X

10 Check softener electrical wiring and phasing X 11 Clean area around equipment X

12 Fill out maintenance checklist, post on government service order management system and report

DeCA Preventative Maintenance Guidelines 19 | P a g e

PM COMPONENT/CHECKS FREQUENCY

Adiabatic Condenser Q S A

For distributed systems and units containing a refrigerant condensing coil cooled from evaporative cooled air. This includes the BAC Trillium Series, SPX Recold Series and others.

1 Check with Store Management or area personnel for any deficiency X 2 Inspect general condition of the unit and check unit for unusual noises or vibrations. X 3 Inspect Sump and Float for proper operation. X 4 Flush Water distribution system. X 5 Clean Pump Strainers X 6 Clean Pre‐Cooler Pads. Clean fins for clogging from debris. X 7 Check operation of make‐up valve and drain valve. Report for future Service Order for repairs as needed.

X

8 Clean the inlet strainers. X 9 Check operation of pumps X 10 Inspect coil. Clean as necessary. (Different environmental conditions may dictate more frequent servicing.

X

11 Run fan reversal start self‐clean cycle X 12 Inspect unit finish, report any corrosion or damage. X 13 Inspect the conductivity sensor, replace if defective. X 14 Inspect the pump valve and the auto discrete valve, replace if defective. X 15 Check, record and report motor voltage and current. X 16 Check general condition of the fans. Generate Service Order for repairs as needed. X 17 Check fan cycling to ensure smooth operation. Report for future Service Order for repairs as needed.

X

18 For all, the water circulation pump and sump float are system critical parts and a spare for each shall be available on site. Adequate water flow is required, any failure of the water circulation pump or float must be corrected immediately to provide adequate wash water to avoid mineral buildup on water pads.

As required

Water Treatment 1 Provide Water Treatment by Professional service company for a properly functional & administered program for the open loop and supply water treatment system

2 Clean Fluid Cooler sump using chemical treatment by Professional water treatment service company

X

3 For BAC Evaporative Condensers with Trillium pads, a recommended procedure for cleaning Trillium pads is provided at the following link... "https://youtu.be/e7A8FVdTv4c". It is recommended this be completed at least twice annually during months of April and August.

Fill out maintenance checklist, post on government service order management system and report

DeCA Preventative Maintenance Guidelines 20 | P a g e

Water Mist System Q S A

2 Notify Installation fire department/coordinate testing with alarm shop X 3 Check water level (for tanks without electronic remote supervision) X 4 Check air pressures (for air compressor/receiver/cylinders without remote supervision of air pressure) X 5 Perform pump churn test to verify operability X 6 Start air compressors to verify operability (drain condensate water if applicable) X 7 Inspect system operating components to verify they are free of damage and valves are properly aligned X

8 Check water level & level detection/supervisory devices (for tanks without electronic remote supervision)

X

9 Check air pressures & supervisory pressure switch (for air compressor/receiver/cylinders with remote supervision of air pressure)

X

10 Test waterflow alarm to verify initiation and receipt X 11 Conduct full flow test on pumps to verify functionality X 12 Manually operate pressure relief valves to ensure mobility & operability X 13 Operate control valves and verify position X 14 Pressurize cylinders to verify operability (normally at atmospheric pressure) X 15 Perform full flow test on system-discharge water from inspectors' test valves/test connections if possible X

16 Verify water quality while refilling tank X 17 Inspect tanks for structural integrity prior to refilling X 18 Test a sample of spray nozzles to verify response characteristics X 19 Conduct hydrostatic test for pressure vessels IAW OSHA and US DOT standards X 20 Fill out maintenance checklist, compile list of discrepancies and open corrective maintenance Work

Task(s) to make the repair(s)

SMP COMPONENT/CHECKS FREQUENCY

Site Maintenance Personnel W S A

2 Obtain list of assigned tasks for the day. Perform services as needed by Authorized Government representative.

X

3 Create list of needed materials for next duty day. Submit list for procurement by Store Ordering person. X 4 Use the SMP Checklist in Appendix 13 for documenting all work X 5 Weekly cleaning of Hood Vents pre‐filters using a solvent to remove grease deposits. X 6 Fill out completed work list with task completed for the month, post on government service order management system and report deficiencies to Field Engineer