Attachment_1_Appendix_7_-_PM_Task_Master_List.docx

PM Task Master List

Note: This is a “ master” list of task descriptions that are currently assigned to equipment that is being tracked in Datastream MP2 PM database.

Task Numbers 1 through 136 are used for existing equipment currently in the PM Data base.

These task numbers are also to be used for existing equipment additions or updates to the data base. In addition, these numbers are to be used for existing equipment not in the data base or new equipment that are direct replacements for existing equipment whenever replacement equipment is added to the data base.

The task numbers and descriptions, in this list, can be assigned (duplicated) for any new equipment entered into the equipment master record file.

It is important to note that one can assign any task number to any new (or old) task description.

The system does not care.

An example of this can be found by viewing Task #20 and Task #52. Both Task #20 and Task #52, in this list, are assigned to Emergency Generators. Task #20 and Task #52 are also assigned to Swamp Coolers (Task #20) and Evaporative Coolers (Task #52). In each case, the task numbers are the same, but the description assigned to the task is different.

The ability to assign different task descriptions to the same task number allows for flexibility in the system. For example, in some cases, it may be desirable to group a number of identical pieces of equipment and assign a series of task numbers with unique descriptions to the equipment. Since the system does not “lock out” the ability to do this, the same task numbers with different task descriptions could be utilized if it was desired to group another set of identical (but of a different type from the first group) pieces of equipment.

In incorporating new equipment in to the Master List, thought must be given to the systems flexibility, as described. In almost all cases, it is better to duplicate the task description and task number for like equipment.

This list is the only list that exists. This list should be consulted when adding new equipment to the system. In addition, this list should be revised whenever new task numbers and task descriptions are developed for new equipment.

This list shall be updated whenever new numbers and descriptions are used. Every attempt should be made to utilize this list for adding tasking (numbers and descriptions) to new equipment. Using the tasking already developed will minimize file and record keeping work.

Preventive Maintenance Tasks Assignment

Task #

Task Description

Where Used/ Frequency

Check safety valve; lift by pressure and record.

Check name plate for size, capacity. Clean compressor cooling fins with compressed air.

Inspect piping and valves for leaks. Inspect compressor area for dirt, oil, obstructions affecting efficiency or safety. Inspect for rust, corrosion, or need for painting. Check unloader; Record cut-in, cut-out pressures (Quarterly) Compressor; Air

Quarterly

Mech

Test compressor pressure gages; Compare with gage of known accuracy. Inspect identification, warning and instruction signs for legibility. Inspect belts for wear, fraying or other deterioration.

Replace as required. Write work order for belts.

(Annually) Compressor; Air

Annual

Air Compressor: Inspect for undue noise, vibration under load. Tighten loose parts. Inspect bearings for overheating, noise, vibration. Change oil filter and air filter elements. Change oil; use MFR-recommended fluid or oil. Remove oil gage for cleaning to avoid pretending a wrong oil level.

Compressor,: Air

Semi-Annual

Compressed air line filters; Drain particulate and coalescing filters every month. Check differential pressure on coalescing filters. When pressure reaches 10 psi differential, install clean elements.

Compressed air line motorized drain valve, operate periodically by depressing manual test switch for at least 3 seconds. Valve will open and close and then timing for interval between drains will start. Check for evidence of leakage and replace ball valve when required.

All Compressed Air Piping Filtering Stations

Monthly

Mech or HVAC or GM

Inspect housing and base for defects, loose bolts.

Inspect impellers for loose, damaged blades, dirt, rust. Check for proper rotation. Inspect bearings and shafts for alignment. Check for excess heat or noise from bearings. Inspect for vibration, imbalance in rotating parts. (Bi-Annually) Fans; Exhaust/Supply/Fume Extraction/Air Handlers

Bi-Annual

HVAC

Replace fan belt/s; Note any unusual wear. Place signs at hoods notifying of shutdown before stopping fans for belt replacement. Check sheaves for wear or grooving. Replace if badly worn. Check bearings and add grease. Check air handler and surroundings for dirt, oil and dampness interfering with safety and efficiency. Check legibility of warning, identification signs, clean or have replaced, if necessary. (Semi-Annual) Fans; Exhaust/ Supply Fume Extraction / Air handlers

Semi-Annual

HVAC or Mech or GM

Fan motors, starters and wiring: Inspect wiring for loose connections, breaks, insulation. Inspect contactor mechanism for free movement, bolt tightness, contactor condition. Inspect for dirt arcing, faulty operation, burned out pilot lamps or fuses, overloads. Lubricate motor as required.

Fans; Exhaust/ Supply/Fume Extraction/Air Handlers

Annual

Elec

Fan motor starter and wiring: Inspect wiring for loose connections, breaks and damaged insulation.

Inspect contactor mechanism for free movement, bolt tightness and contactor condition. Inspect for dirt, arcing and faulty operation. Replace burned out pilot lamps, fuses and overloads. Lubricate motor as required.

Fans; Exhaust/Supply/Fume Extraction/Air Handlers

Annual

Elec

(primary/secondary) as required. Clean area after filter change. Replace spring fasteners, if broken.

Air Handling Filter Bank

Semi-annual

HVAC/R

Emergency lights/exit signs: Check operation of all bulbs as follows: Check red powered indicator lamp.

Check all primary lamps (exit signs). Press test button and hold 30 seconds, confirm emergency lamps light brightly for entire 30 seconds.

Investigate any situation where lamps are dim.

Replace any defective bulbs. (Quarterly)

Emergency Lights and Exit Signs

Quarterly

Elec

Check with operating area personnel for deficiencies. Check controls and unit for proper operation. Check for unusual noises or vibrations.

Clean coils, drain pan, blower motor and drain piping. Check operation and clean dampers, louvers screens and shutters. Lubricate all pivot points and linkages. Clean fan. Replace all filters.

Air Handler Units

Semi-Annual

Inspect boiler for leaks, low water alarm, pressure and temperature adjustments, operation of burners, controls. Make adjustments as necessary. Flush low water cut off chamber. Blow down gage glass, clean repair leaks. Inspect for dirt, grease, water accumulations around equipment.

Check low water cut off. Blow down water column to low cutoff alarm, alarm should sound and burner should shut off.

Check Burner and fuel controls. With burner on, remove fire eye. Burner should shut off. Clean fire eye and reinstall. Reset; boiler controls should purge cycle and relight burner. If malfunction occurs, shut down and notify superintendent.

Note: This PM should be accomplished in the morning before boiler is brought up to daytime operating pressure.

Boilers, High and Low Pressure

Monthly

Boiler Tender

Fire Extinguisher visual inspection. Check tag expiration date. Check for broken bottle seal.

Check for damaged parts. Check for pressure in range; (for bottle with gage). Action items: (1) Replace bottle if any of the above conditions are found. (3) Turn in completed inspection report to Project Manager.

Portable Fire Extinguishers Visual Inspection. Preventive Maintenance

Semi-annual Boiler change: Test stack conditions using Enerac combustion analysis equipment.

Attach generated documentation to this PM report for record purposes.

Boilers, High and Low Pressure

Boil

Update the time clock and schedules due to Daylight Savings Time. Perform back-up of “Access Log Records” to disk. Clean disk drive.

Print new key card list.

Schlage Card Key Access System

Semi-Annual at Time Change

Electricians

Barrier Gates: Inspect motor, gear and electrical circuits. Manually cycle gate through several cycles to ensure gate opens and closes properly. Report any signs of undue wear on motor, gears or electrical circuits. Ensure all limit switches and safety devices are inspected.

Barrier Gates; Main entrance and Main Exit

Electricians

Semi-Annual at Time change

Inspect pump for rust and corrosion damage and leaks, tighten loose parts; binding, proper direction of rotation, evidence of failure to maintain proper suction and discharge pressures. Check pump casing for leaks, defects, proper mounts, housekeeping, safety signs and markers.

Pump; Fire or Other

Semi-annual

Emergency Diesel Engine Fuel System: Check all fuel lines, hoses, valves, etc., for leaks. Check level of fuel tank (2nd floor at pump). Check operation of float switch and fuel pump. Adjust switch if necessary. Check condition of fuel at sight glass on water separator. Drain water per manufacturer’s specs, check for excessive sediment. Confirm that all valves are properly open and that there are no restriction in fuel line to engine. Record fuel reading.

Emergency Diesel Cooling System: With engine cold, check and maintain coolant level per manufacturer’s specs, using a coolant hydrometer, check for proper % of anti freeze. Check all hoses and fan belts, adjust and replace as necessary (if replacing belts, replace all belts). Check coolant system for leaks. Record engine service meter reading. Lubricate as necessary the fan belt drive bearings. Diesel Engine Lubricating System: With engine cool, Check and maintain oil level as per manufacturer’s specs (note: dipstick is stamped).

Check condition of oil, color, smell etc. Check for oil leaks. Record engine service meter reading.

EPS Generators Diesel Driven

Perform Maintenance and battery checks on the uninterruptible power system units. Perform checks and adjustments in accordance with the applicable manufacturer’s maintenance recommendations

All UPS units

Annual

Subcontractor

Emergency Diesel Generator Load Test: Notify Boiler Tender prior to transferring load from utility to generator. Perform Task 18 prior to test. Start engine per manufacturer’s specs. Transfer load per manufacturer’s specs. Observe and note all engine gage readings, run 10 minutes. Note generator readings. Check for oil and coolant leaks with engine running. Transfer load back to normal per manufacturer’s specs. Stop engine per manufacturer’s specs. Record meter reading.

Emergency Diesel Engine Batteries/charger: Check and record specific gravity readings for all cells.

Check all battery cables and terminals, clean as necessary with weak baking soda and water solution.

Start engine per manufacturer’s spec and check for difficulty in starting. Stop engine, confirm operation of battery charger. Check battery water level per cell add distilled water as necessary. Record service meter reading.

EPS Generators Diesel Driven

Monthly

20***

Alternate description 20: Clean water distribution pans/troughs. Clean water distribution piping filter if so equipped. Adjust water level control device.

Check/inspect for algae slime and bacterial growth.

Lubricate fan motor bearings. Lubricate fan drive bearings. Inspect fan drive belts, replace if necessary.

Swamp Cooler/ Evaporative Cooling Unit

Semi-Annual

HVAC or GMW

Test water quality with test kit. Inspect unit, piping and connections for leaks. Check operation of all pumps in system and motors. Check shafts for alignment. Lubricate as required. Replace burned out UV lights.

Reverse Osmosis System

Quarterly

Plumber/Mech/Help

holding tank. Replace all filters if quality of water is not within prescribed limits. Flush system.

Reverse Osmosis System

Plumber/Mech/Help

Emergency diesel engine oil and filter change. Start engine as per Manufacturer’s Specification. Let engine warn up. Stop engine. Following manufacturer’s specification, drain oil. Dispose of used oil by EPA approved method (approximately

7.8 gallons).Remove and replace oil filter with new proper replacement. Refill with recommended oil.

Check oil level and restart engine. Check for proper oil pressure. Check for leaks. Record service meter reading.

Emergency diesel engine coolant change. Drain engine coolant and replace with proper mix of coolant and distilled water as per manufacturer’s specification. Lubricate fan drive. Replace fan belts as necessary.

Fuel system checks. Close fuel valves and change engine fuel filter. Open valves, bleed air from system. Check for leaks. Start engine, inspect exhaust system for leaks, loose or damaged parts, muffler operation. Stop engine. Inspect engine housing supports, undercarriage and shock mounts for rust, loose, inadequate or defective parts.

Record meter reading

EPS Generators Diesel Driven

Annual

Mech or Subcontractor

Emergency diesel Engine: Following manufacturer’s specs remove engine breather;

clean, dry, inspect gasket and replace. Remove air filter element (have a replacement on hand) clean, dry and inspect element. Re-install or replace element as needed. Check proper operation of engines water jacket heater. Hoses hot, no flow restriction. Record engines service meter reading.

EPS Generators Diesel Driven

Monthly

Bio, Chemical, Laminar, Lab

Annual

Check lubricant: Condition, fill level, leakage and clogging; Clouded sight glass (if present): Oil pressure readings; tripped oil failure switches.

Check for excess noise and vibration; misalignment;

bearings overheating or seizing. Inspect for dirt, grease and water accumulation on or near equipment.

Cold Rooms/Tissue Culture Rooms and Growth Rooms Compressor

Quarterly

HVAC/R

discharge and oil pressures per normal standards;

install suction and head pressure gages. Build suction on low side; Check systems for leaks (maybe necessary to warm chamber for leak check). Build to 50 psig; Check all pipe fittings, joints at expansion valves, condenser tubes and bellows. Make repairs as required; Add gas as required and record weight added.

Refrigeration Units for Cold Boxes/Tissue Culture Rooms and Growth Rooms.

Quarterly

Check shut-off and service valves; Leaks, valve position, operation, loose or defective parts, solenoid controls. Adjust/tighten as necessary. If present-inspect oil separators, oil heaters. (Oil separators: Check function of float valve; return lines collapsed; valves closed); (Oil heater: Check function of electric supply, Check corrosion damage).

Refrigeration Units for Cold Boxes Tissue Culture Rooms and Growth Rooms.

Quarterly

HVAC/R

Inspect pipes and fittings for leaks, deformations, clogging, loose/damaged fittings and gaskets, bad welds, need for vibration eliminators, strain on lines, missing insulation, misalignment. Tighten loose parts and make minor repairs. Inspect wiring, controls for loose connections, wet or defective insulation, short circuits, worn contacts, fuses control adjustments. Check for adequate air supply to branch lines; air and refrigerant leaks. Inspect gages and thermometers for leaks, breakage, inaccuracy (compare questionable readings when possible). Faulty operation. Incorrect mounting. Check pedestals, supports hangers and guards for damage. Loose missing parts, misalignment and improper adjustment. Tighten, make minor repairs, check legibility of identification, instruction and warnings markers. Replace if necessary.

Cold Box/ Tissue Culture Rooms and Growth Rooms Compressor

Quarterly

Calibrate humidity sensor. Change belts on Growth Room. Oil Growth Chamber motor and blower.

Check outdoor condenser fan and cleanliness. Check fan motor/belts. Replace and clean.

Tissue Culture Rooms and Growth Rooms. Enconair

Annual

Inspect for damage from rust and corrosion. Check pipes and fittings for leaks; deformation; clogging;

loose or damaged fittings; bad gaskets; bad welds;

strain or lack of support to piping or unit; damaged insulation. Tighten all loose parts. Check float level and valve assembly for proper operation, leaks, rust and corrosion. Check for signs of improper water conditioning such as scale and algae (take samples if present). Check for clogged or missing strainers. Adjust float valve assembly. Check spray heads, nozzles for proper spray pattern. Check all wiring and controls for loose connections, wet or defective insulation, short circuits, worn contacts and springs, faulty control parts, fuses. Adjust controls, adjust or tighten loose parts. Check for missing parts, alignment, preservation and paint. Check ID, warning signs for legibility. Replace as necessary.

Cooling Towers

Annual

HVAC/R

Inspect fin tube coils for dirt, dust leaks, bent fins and air stoppage. Vacuum dirt from coils. Inspect piping for leaks, corrosion, deformations and material defects in pipe/fittings. Operate valves; free stuck and frozen valves, tighten packing glands as required. Inspect coil and plenum for excess dirt and leaks in coil/piping. Check plenum grill. Vacuum dirt from coil and plenum. Inspect drain pan for leaks. Inspect drain piping for leaks/stoppage. Inspect supply and return piping for leaks, breaks and damage. Open air vent and bleed excess air. Replace filter.

Univents; MB Admin Wing

Semi-Annual

Annual

Supply Units

Tri-Annual

Elec

Pumps

Check air cooled condenser for dirt, dust remove dirt from air passages with air or non-metal brush.

Remove pre-cooler strainer and clean with baffle brush; flush strainer with water and replace. Check thermostat setting and operation. Adjust to deliver 50 degree F water. Check compressor for proper operation, evidence of leaks or damage, adequacy to control water temperature. (Annual) All Drinking Fountains with

Cooling Units

Annual

HVAC

Test and calibrate check valve operation of backflow prevention device with test set. Bleed air from backflow preventer. Inspect for leaks under pressure.

Clean backflow preventer exterior. Replace freeze protection blanket, if installed. Reserved

Backflow Prevention Device;

Up to Four Inch

Annual

Plumber

Over Four Inch

Annual Certified Subcontractor

Cooled; over 100 Tons

Quarterly

HVAC/R

Emergency Shower

Quarterly

Plumber/Helper/GMW

Cooled; over 100 Tons

Annual

Control Panel MB South Wing

PGEC Heating and Cooling System: Clean control cabinet. Check for loose connections and charred wires.

Barber Coleman HVAC Control Panel MB South Wing

Quarterly

Clean dehydrator and float valve if so equipped. Perform spectrochemical analysis of compressor oil; replace oil as necessary. Replace oil filters. Inspect cooler and condenser tubes for leaks; clean tubes and screens as necessary. Inspect utility vessel vent piping and safety relief valve/disk; replace as necessary. Inspect/clean the economizer (vane), gas line damper valve and actuator mechanism. Perform insulation test on the motor. Clean area around the unit. Document all maintenance on the PM work order. Write work order for repairs beyond the scope of this PM check.

Chillers; Centrifugal, Water Cooled; Over 100 Tons

Annually

Water Cooled; Over 50 Tons

Pumps

Mech or HVAC/R

Check superheat and subcooling temperatures. Clean and inspect tubes for leaks.

Chillers; Reciprocating, Water Cooled; Over 50 Tons

Annual

HVAC/R

Inspect motor bearings; proper lubrication; noisy bearings; overheated bearing caps or housings; Inspect starters, controllers: defective/ damaged insulation; loose laminations; defective heater or resistance elements; worn or shorted contacts; arcing; loose connections; burned/corroded contacts. Lacking/inadequate arc shields. Check motor protective equipment; dirt; arcing, faulty operation; bad contacts; burnt out pilot lamps.

Compressor; Air Air conditioner Compressor/ Refrigeration Units

Tissue Culture Rooms and Growth Rooms

Pumps

Annual

HVAC/R or Mech or Elec

Cooled; Over 100 tons.

Monthly

Compressor/Refrigeration Units

Tissue Culture Rooms and Growth Rooms Pumps

Annual

HVAC /R or Mech or Elec

Driven

Tri-Annual

Driven

Tri-Annual

52***

Semi-annual

HVAC/R

EPS Generators Diesel Driven

Tri-Annual

Cooled; Over 100 Tons.

Semi-Annual

Detector.

Semi-Annual

NFPA Qualified Alarm Tech or Subcontractor

Quarterly

Quarterly

C lean and inspect cooler and condenser tubes for leaks. Check evaporator and condenser for corrosion. Clean surrounding area. Document all maintenance. Fill out work order for any repairs beyond the scope of this PM check.

Chillers; Screw, Water Cooled; Over 100 Tons.

Annually

HVAC/R

Set make up valve to shut off with float one half inch below overflow. Prime and start circulating pumps. Adjust flow rate to design. Start fan, check rotation (arrow on housing). Open bleed line valve, adjust to proper flow rate. Inspect hot water distribution orifices and heat transfer section. Check voltage and current draw of fan and pump motors, ensure that they are at proper ratings. Check electrical insulation. (Megger)

Cooling Towers

Semi-Annual

Quarterly

61***

Semi-annual

Mech or Subcontract

piping as needed. Replace air filters. Lubricate shaft and motor bearings. Check belts for wear, proper tension and alignment; adjust as necessary. Check humidity lamp, replace as necessary. Inspect exterior piping and valves for leaks; tighten connections as necessary.

HVAC Package Unit;

Computer Room or UPS Room

Quarterly or 750 Hours of Operation

63***

Alternate description 63: Perform control board checks per AMSCO manual. Chamber temperature and jacket temperature calibrations; Recorder calibration.

Autoclave

Annually

Mech or Subcontract

Monthly

HVAC/R

Units/Refrigeration Units

Annual

Annual

HVAC/R or Mech or Elec

Compressors

Bi-Monthly

Quarterly

Glass Washers

Inspect unit for rust and corrosion. Inspect wiring and controls. Inspect pipe fittings (water, steam, condensate, air) for loose connections and poor pressure. Check vacuum breaker, valve packing and water hammer arrestors. Re-lube motor. Remove filler and drain plugs, add high temp grease. Run 10 to 20 minutes. Clean and replace plugs.

Glass washers

Greenhouses/Evaporative Coolers.

Semi-Annual

Signs.

Annual

Tri-Annual

Elec

Semi-Annual

Plumber

Electric operator.

Annual

Electrician

Electrical Operators.

Inspect and Certify. Provide signed operating permit for each unit.

Elevators and Dumbwaiters

Annually

Check with operating personnel for any deficiencies. Operate crane and hoist, inspect underhung hoist monorails for damaged structural members, braces, stops and capacity markings. Inspect and lubricate trolley wheels and bearings. Inspect, clean and lubricate hooks and chain sheaves. Check operation of crane and hoist brakes. Make minor adjustments as required for operational integrity. Inspect and lubricate power cable tension reel and inspect condition of cable. Check condition of pendent control for hoist operation-travel function up, down and speed. Check operation of upper and lower travel limit switches. Tighten any loose bolts found. Report deficient conditions.

Crane Electric Bridge; Five To Fifteen Ton

Mech/Elect

Apparatus.

Annual

Subcontractor

Stations.

Semi-annual

NFPA Qualified Alarm Technician or Subcontractor

and Visual devices.

Semi-Annual

Semi-Annual

NFPA Qualified Alarm

Quarterly

To Fifteen Ton.

Electric

Mech/Elect

Semi-Annual

NFPA Qualified Alarm

Swinging Operator

Quarterly

Boiler Tender/Mech

Check with operating personnel for deficiencies. Check temperature gages for proper operating temperatures. Check steam modulating/control valve; for proper operation. Check heat exchanger and connecting piping for deteriorated insulation. Check vacuum breaker for proper operation.

Heat Exchanger; Steam

Spill Stations: Take inventory of station.

Two Pr. Polylaminated total body coveralls Two Pr. Chemical splash Goggles Two Pr. Rubber gloves sorbent pads, 15 spill control pillows, and instructions. If needed write P.O to replace needed items.

Spill Stations

Helper or GMW

Controller MB South Wing

Semi-Annual

Detectors.

Annual

NFPA Qualified Alarm

Detectors

Semi-Annual

NFPA Qualified Alarm

Tri-annual

Elec

Tri-annual

Panel: Infra-red test of panels 200 amps and above. Remove all panel covers and check all wiring, breakers, fuses, bussing, connections, etc., for hot spots, while equipment is running under normal conditions. Subcontractor to perform in conjunction with task 310.

*(Alternate check) On mains rated greater than 200 amps. Check for hot spots using the milivolt drop test. Test procedure is on file in the electrical shop.

Electrical panels

Tri-annual

Bi-annual

Subcontractor

Annually

Sample Cooling tower water monthly. Test sample for TDS and pH. Record results below for record purposes. Report any unusual conditions.

CT-1 _________ TDS ___________ pH CT-2 _________ TDS ___________ pH CT-SB _________ TDS ___________ pH CT-1WAB _________ TDS ___________ pH CT-2WAB _________ TDS ___________ pH CT-3WAB _________ TDS ___________ pH TDS Max = 500 pH 7 to 9 Cooling Tower

Monthly

Visually inspect internal surfaces for leaks, insulation condition, preservation condition and damage. Document results of inspection, and the following: Chill water inlet temp……; Chill water outlet temp ;

Chill water pressure inlet ; Chill water pressure outlet ; Condenser pressure inlet ; Condenser pressure outlet ; Oil level ;Gas suction pressure ; Gas discharge pressure Main Chillers/All

Weekly

Boil

Tanks

Boiler Tender

Quarterly

Boiler Tender

Quarterly

HVAC/R

GMW or Helper

GMW or Helper

Ground

Subcontract/Mech

(UST)

Annually

Subcontract/Mech

System

Quarterly

System