Attachment_1_Appendix_7_-_PM_Task_Master_List_UPDATED_2_24_2013.pdf

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 155 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

Equipment Task No.

Air Compressor 1, 2, 3, 46, 48, 50

ACR Compressor 46, 48 50, 67

Air Filters 4

Air Dryers, Control Air 64

Fans 5, 6, 7, 8, 66, 74, 133

AHU Filter Banks 9

Emergency Lights 10, 75

Exit Signs 10, 75

Air Handler Units 11

Gaylord Air Handler 130, 131, 132

Boilers (STEAM) 12, 14

Deaerator Tank 90

Heat Exchanger (converter); Steam 91

Cemline Steam Generator 135, 136

Portable Fire Ext 13

Card Access Sys. 15

Barrier Gates 16

Pumps 17, 37, 46, 48, 50, 61, 68

Vacuum Pumps 61, 63

Diesel Generators 18, 20, 23, 24, 51, 52, 53

UPS Units 19, 34

Swamp Coolers 20

Distilling Unit and Storage Tanks 103, 104

Reverse Osmosis 21, 22

Water Softener 105

Hoods 25, 109

Cold/ Tissue Culture Room 21, 30, 48, 50, 52, 137, 138, 139

Refrigeration System 27, 28, 29

Cooling Tower 31, 56, 57, 59, 60, 101

Univents 32

Gas Heater; Overhead 33

Drinking Fountain 36

Ice Machines 106

Backflow Preventer 37, 38

Chillers, Centrifugal 39, 41, 44, 102

Chillers, Reciprocating 45, 47,102

Chillers, Screw 49, 54, 58, 102

Emergency Shower 40

Spill Stations 92

Barber Coleman 42, 43,93

Heat Detectors 55

Autoclaves 61, 114, 115

HVAC/R Package Unit 62,65

Heat Pump 69

Glass Washer/Labware 70, 71, 72, 73

Electrical Panel 76, 96,97, 98, 99

Variable /Adjustable Electric Drives 134

Roofs/ Drains 77

Window Shutter/ Roll Up 78

Doors; Semi-Automatic 79

Doors; Electrical/Manual Roll Up 87

Doors; Emergency Egress/Panic Hardware 89

Elevators/ Dumbwaiters 80

Hone/ Sand Blaster 108

Crane; Electric Bridge 81, 86

Self Contained Breathing Apparatus 82

Fire Alarm Pull Stations 83

Fire Alarm Audible/Visual Alarm 84

Fire Alarm Main Panels 88

Fire Alarm Smoke Detectors 94

Fire Alarm Heat Detectors 95

Megaphone 85

Greenhouse Vent Rack/pinion Operators 100

Fuel Tanks/ Above Ground 110, 111

Rees Scientific Alarm 112,113

Edstrom CMS Panel 116, 117

MDT Sterilizer 118, 119, 120

Cage and Bottle Washer and Bottle Filler 121, 122, 123, 124, 125, 127

Forma Lac Disposal Cabinet 128

Neutralizing Tank 129

Water – Mizer (Autoclaves) 140, 141, 142

T8 Lamps (28W) and Electronic Ballasts 143

Power Pack and Occupancy Sensors 144

Wireless Pneumatic Thermostat 145

PGEC Area Air Handlers / Air Systems 5-9, 11, 66, 146

North Wing Air Handlers / Air Systems 5-9, 11, 66, 147

ABB ACH550 Variable Frequency Drives 148, 149

Condensing Boilers 150,151,152

Hot Water Pumps 17, 48, 68

MultiStack MagLev Centrifugal Chiller 153, 154, 155

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

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

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

9 Filter Banks: Remove and replace filters

(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

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

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

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

Emergency Diesel Engine Fuel System: Check all fuel lines, hoses, valves, etc., for leaks. Check level of fuel tank (2 nd floor at pump). Check operation of float switch and fuel pump. Adjust switch if necessary. Check condition of fuel at sight glass on water seperator. 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

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.

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

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

Plumber/Mech/Help

22 Check water level controls. Check integrity of each 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

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.

Test and Certify Hood, Radio Isotope, Fume, Bio, Chemical, Laminar, Lab

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

27 Check compressor efficiency: Maintain suction, 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.

Check shut-off and service valves; Leaks, valve position, operation, loose or defective parts, solenoid controls. Adjust/tighten as necessary. If present-inspect oil seperators, oil heaters. (Oil seperators: 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.

Inspect pipes and fittings for leaks, derformations, 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

Calibrate humidity sensor. Change belts on Growth

Room. Oil Growth Chamber motor and blower.

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

Tissue Culture Rooms and

Growth Rooms. Enconair

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

Cooling Towers 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.

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

Inspect fan assembly, motor, wiring, operations, unusual noise or vibration, loose connections, excess dirt. Vacuum dirt from inside of fan coil housing.

Lube as required. Tighten motor mounts as required.

Belt drives (unit heaters only): Inspect belts for wear, fraying and deterioration. Check drives and drive sheaves for wear and growing. (Annual)

Gas Heater; Overhead

Replace UPS Batteries Un-interruptible Power

Supply Units

Tri-Annual

35 Check pump for leaks. Check mounting and alignment. Tighten loose parts and make necessary repairs.

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

All Drinking Fountains with

Cooling Units operation, evidence of leaks or damage, adequacy to control water temperature. (Annual)

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

Plumber

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;

Over Four Inch

Certified Subcontractor

Check unit for proper operation. Check oil level; add oil as necessary. Check oil temperature. Check dehydrator or purge system; remove water if observed in sight glass. Run system control checks.

Check refrigerant charge/level, add as necessary.

Check compressor for excessive noise/vibration.

Chillers, Centrifugal, Water

Cooled; over 100 Tons

40 Actuate emergency shower. Flush into drum or floor drain until water flows clear. Flow should be even, without forceful jets. Check for leaking, blocked or slow operating valves. Check for clogged nozzles.

Enter date of inspection on equipment tag and initial tag.

Emergency Shower

Plumber/Helper/GMW

Check sensors and mechanical safety limiters;

replace if necessary

Chillers, Centrifugal, Water

Cooled; over 100 Tons

PGEC heating and cooling system controller: Check for proper operation; Check set points. Verify with

Barber Coleman Manuals

Barber Coleman HVAC

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

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

Check unit for proper operation, excessive noise or vibration. Run system diagnostics tests. Check oil level in site glass of lead/ operating compressor only, add oil as necessary. Check liquid line sight glass, oil and refrigerant pressures. Inspect piping and valves for leaks, tighten connections as necessary. Check external condition of evaporator and condensor for corrosion. Clean surrounding area. Document maintenance on PM sheet. Fill out work order for repairs beyond the scope of this PM check. .

Chillers; Reciprocating, Water Cooled; Over 50 Tons

46 Inspect motor for dirt, airborne grit, oil drips, water, other fluids, vapors, rust, corrosion, peeling, scratches, other paint damage. Remove obstructions to rotation and ventilation. Check machine operation for excess noise/vibration or imbalance, rubbing or rattling parts. Inspect supports: inadequate, cracked or settling, inadequate vibration pads, shock mounts, dampers, loose corroded bolts and fittings.

Compressor; Air. Air

Conditioner compressor.

Mech or HVAC/R

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

Chillers; Reciprocating, Water Cooled; Over 50 Tons

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

Growth Rooms

HVAC/R or Mech or Elec vibration. Run systems diagnostics test. Check oil level and oil temperature; add oil as necessary. Check refrigerant pressures: add refrigerant as necessary.

Chiller; Screw, Water

Cooled; Over 100 tons.

Control box: Check for loose/burned defective relays.

Clean, service or replace as required. Check fuse rating, continuity through fuses. Replace defective fuses. Check junction box for overheating, grounds, short circuits, defective insulation, inadequate/loose connections. (Annual)

Compressor, Air conditioner

Compressor/Refrigeration

Units

Growth Rooms

HVAC /R or Mech or Elec

51 Emergency Generator: Remove generator cover and perform visual inspection of rectifier, field windings, exciter and armature (stator) per manufacturer’s specs. Start engine and load with contractor supplied resistive load bank. Run under load for at least one hour. Check outputs volts and frequency. Grease rear bearing. Record engine service meter reading. Sub contractor required.

Emergency Diesel Engine: Arrange to have authorized Caterpillar dealer check safety shut off controls and alarms, including low oil pressure, overspeed, hi-volt. Adjust switches as necessary.

Confirm operation of annsw. Lamp, engine gages and lamps on engine control panel. Replace fuel element.

Check fuel injectors, valve lash and compression.

Sub contractor required.

52***

Alternate description 52: Check fans and motors, Lubricate. Check evaporator coils, clean as required.

Check pan and pan drain, unclog if necessary. Check

TXV and adjust, if required. Check for leakage or signs of oil.

Cold Box Evaporators

53 Emergency Transfer Switch: Arrange for qualified dealer to check the operation of the transfer switch.

Sub contractor required.

Replace oil and oil filters; if applicable. Check contactors, sensors and mechanical safety devices.

Perform spectrochemical analysis of compressor oil.

Check electrical wiring and connections; tighten loose connections.

Chillers; Screw, Water

Cooled; Over 100 Tons.

Heat detectors: For restorable heat detectors, one or more per circuit shall be tested and different detectors shall be selected at each PM interval so that all detectors are tested within five years. Use a heat source to test. Take precaution to avoid damage to the non-restor operation. Replace defective devices.

For non-restorable detectors, do NOT heat test.

Perform electrical test to confirm operation of the alarm circuit that they are connected to. (Semi-

Annual)

Fire Alarm System Heat

Detector.

NFPA Qualified Alarm Tech or Subcontractor

Check general condition of unit, especially leaks, foreign matter in screens. Clean sump strainer. Check hot water basins and cold water sump, clean as required. Inspect spray nozzles, clean if clogged.

Inspect wet deck surface, clean and repair as required. If fan belt is installed, adjust or replace as required. Check and adjust bleed rate if so equipped

(fill gallon bucket and record time to fill). Check fan bearing locking collars, ensure inner bearing face is secured to fan shaft. Check motor voltage and current draw. Verify to manufacturer’s specification.

Lubricate fan shaft bearings with water resistant, inhibited grease. Use hand grease gun. Lubricate motor base adjusting screw and slides with water resistant inhibited grease.

Inspect operation of make-up valve. Check unit for unusual noise or vibration. Check sump and strainers and clean as necessary.

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.

59 Clean all debris from inside of tower and hot water basins. Flush cold water sump (strainers in place) and drain. Remove strainers and clean. Turn fan by hand, insure rotation without obstruction to fan. Check and adjust fan belt tension. Check float and make up valve for proper operation. Lubricate fan shaft and motor bearings (use water resistant inhibited grease).

Fill cold water sump to overflow level.

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)

Inspect for rust, corrosion, dirt, and debris.

Interfacing with operation or safety.

Vacuum Pumps: Main

61***

Alternate description 61: Lift safety valve by power. Check for correct size and capacity for service

(nameplate). Check door mechanism & latch: with hot chamber, door should travel fully without noise, friction inspect cable, pulleys counterweight, door lugs & lubricate pulleys. Check door latch alignment.

Inspect door gasket & heating surface for deterioration, pitting. Cycle autoclave, note auto diagnostic indicators. Check solenoids.

Autoclave

Mech or Subcontract

62 Run microprocesser check, if available, or check controls and unit for proper operation. Check for unusual noise or vibration. Clean coils, evaporator drain pan, humidifier pan, blower, motor and drain 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

Check oil level and record operating hours. If unit has operated over 750 hours since last check and recording of hours, change oil and oil filter. Drain and discard oil from hot pump. Replace automotive type oil filter. Refill with fresh oil through fill plug.

Use busch R530 vacuum pump oil. Inspect inlet filter, if dirty, change filter. Inspect exhaust filter gage and pump exhaust, if gage reads close to the

“red” zone, or there is oil mist or smoke coming from the pump exhaust, change the exhaust filter.

(Monthly)

Vacuum Pumps; Main

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

Mech or Subcontract

Clean condenser coils; Check condensate drain. Air Dryers; Control air.

65 Air filters: Clean or replace. Clean filter clog safety switch. Condenser coil: clean condenser coil/pans.

Blower: check inside fan housing and impellers for debris (paper, cloth, dirt, chemical residue). Check fan safety switch operation. Excess vibration; loose motor mount bolts. Check condition and tension of

V-belts. (Annually)

Air Conditioning

Units/Refrigeration Units

Measure RPM of fan wheel shaft. Blower motor:

Inspect contact points and switches. Measure full load amps drawn by motor. Inspect wiring for mechanical damage. A/C unit electrical panel: check for loose wires. Check component amperage.

Fans

HVAC/R or Mech or Elec

A/C compressors: check oil level, add as required.

Check for oil leaks. Check for excess vibration, vibration isolators. Check supply air plenum for leaks. Check cooling tower controller; settings, adjustments calibration. A/C system: test all sequence controls per MFR’s manual. (Bi-Monthly)

Air Conditioning

Compressors

Bi-Monthly

Inspect for faulty operation of pump and motor:

Check for leaks, noise/vibration, imbalance, rubbing, alignment, loose/worn/defective shafts, seals, couplings, fittings, insecurely mounted unit. Initiate work order to correct any defects found. (Semi-

Annual)

Check with operating personnel for deficiencies.

vibration. Clean intake side of condenser coils, fans and intake screens. Check belts for condition, proper tension and misalignment; adjust as required.

Lubricate shaft and motor bearings. Inspect piping and valves for leaks; tighten connections as necessary. Replace air filters. Check refrigerant pressure; add refrigerant as necessary. Check compressor oil level; add oil as required. Cycle the reverse cycle valve to endure proper operation. Clean evaporative drain pan and piping as required. Inspect electrical wiring. Check fan blades and clean.

Heat Pump; Air Cooled

Remove spray header arms, remove end plugs and flush arms with water. Inspect and clear spray orifices. Remove two debris baskets and sump screen; wash under forceful tap stream of water and replace. Reassemble spray header. Readjust arms if necessary.

Glass Washers

71 Air inlet filter/lubricator: Check oil level, fill to one-half with keystone KLC654A oil, or equal. Clean and inspect steam off unit cold.

Glass Washers

Inspect sumps and tanks for leaks and deteriorated gaskets. If gaskets or other parts require replacement, initiate work order. Check solenoid valve operation.

Clean and service in accordance with manufacturer’s instructions. Check chamber interior for scale build up.

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

Check for alignment, noise/vibration, damage to fan wheel. Clean fan assembly and motor housing.

Lubricate motor with 10 to 20 drops SAE-10 or electric motor oil. (Semi-Annual)

Exhaust Fans

Greenhouses/Evaporative

Coolers.

Emergency lights/exit signs: Check operation of all bulbs, including red power indicator lamp/all primary lamps (exit signs). Check battery terminals for corrosion. Clean and repair as needed. Check operation of batteries as follows: disconnect A.C.

power to unit to confirm that emergency lamps light brightly. Leave A.C. power off for thirty minutes.

Re-check lights after this time for brightness, investigate any situation where batteries fail. Replace batteries as necessary. Reconnect A.C. power.

(Annual).

Emergency Lights and Exit

Signs.

Panel: Test and verify all circuits using circuit tracer or other appropriate equipment. Check each circuit with label in box. Use updated room numbers. Check building map and replace if outdated, worn or illegible. (Tri-annual)

Electrical Panel

Drains and roofs (Warm season inspection): Examine for surface deterioration (exposed dry felt, exposed laps, bitumen cracked, alligatored or blistered).

Check for holes, other damage. Check for sufficient aggregate(where used). Examine parapets, copings for cracks, other defects. Check penetrations for proper flashing, seals. Check drains/scuppers/sumps for proper drainage. Remove debris (check drains especially) and stored equipment. (Annually)

All Buildings; Roof

Plumber

Check for proper operation, binding or misalignment, adjust as necessary. Check and clean shutter guides.

Lubricate moving parts. Check operation of limit

Window Shutters; Roll up;

Electric operator.

switches and controls. Clean contacts check electrical wiring, connections and cleanliness. .

Electrician

Remove obstructions that restrict full movement/swing of door. Check swing of door, door must latch on normal closing. Test operation of panic hardware. Lubricate hardware. Test operation of push button and/or card operators. Observe operation of electrical operator. Adjust as necessary. Replace batteries in push pads as needed but not less than annually. Report deficiencies to Project Office..

Semi-Automatic Doors with

Electrical Operators.

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

Elevators and Dumbwaiters

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

Check and test mask exhalation valve, static pressure, high pressure leak, breathing resistance, high-low pressure, pressure gage and alarm accuracy.

(Annually)

All Self Contained Breathing

Apparatus.

Fire alarm pull stations: Test pull stations; notify project manager before testing. Prior to test, disable communicator to fire department and alarm bells.

Test by use of key or screw to activate alarm. Check to ensure glass rod is in good condition, replace if necessary. Place station in proper working order.

Enable communicator to fire department and bells upon completion of testing. (Semi-Annual)

Fire Alarm System Pull

Stations.

NFPA Qualified Alarm

Technician or Subcontractor

Audible and visual alarm devices: One half of all devices shall be tested at six month intervals such that all devices shall have been tested after each year.

Disable communicator to fire department and bell circuits not being tested. Place fire alarm panel in alarm. Bells should not be rung for more than 3 to 5 seconds. Check devices for proper operation. Repeat for each device on circuit. If problem found, then check device for proper voltage in alarm. Repair or replace as necessary. At completion of testing, return the panel and communicator to normal operation.

(Semi-Annual).

Fire Alarm System Audible and Visual devices.

Megaphone: Check Batteries for voltage. Check for proper operation of megaphone.

ERT Megaphone

Weight test to 150%. 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.

Check with operating area personnel for deficiencies.

Check for proper operation, binding, or misalignment; adjust as necessary. Check and lubricate door guides, pulleys and hinges. Inspect and lubricate motor gearbox, drive chain (or belt) and motor; adjust as necessary. Check operation of limit switches and adjust as necessary. Check electrical operator, wiring connections and contacts; adjust as necessary.

Door, Overhead, Roll-up;

Electric

Mech/Elect

Fire Alarm Panel: Prior to test , notify Project

Office. Disable communicator to fire department and alarm bells. Place a detection zone into alarm.

Confirm red “ alarm” lamp and remote annunciator lamps light properly (replace if needed). Confirm activation of common alarm buss and lamps. Reset zone and panel , repeat for all zones. Place detection zone into “trouble”. Confirm yellow trouble buss, lamp and trouble buzzer. Repair or replace as needed. Reset zone and panel, repeat all detection and bell zones. Check proper operation of remote trouble for “normal”, “trouble” and “alarm” conditions. Check standby batteries for proper voltage, check and clean battery terminals, remove primary fuse and confirm green pilot light extinguishes yellow trouble lamplights and buzzer sounds. With bells enabled, place panel into alarm and confirm proper operation. Reset panel and replace fuse. At completion of test, check all wiring and fuses in place, zones, bells, communicator enabled and panel in normal. (Semi-Annual)

Main Fire Alarm Panels

Remove obstructions that restrict full movement/swing of door. Check swing of door; door must latch on normal closing; adjust as necessary.

Test operation of panic hardware. Lubricate hardware and hinges as necessary. Clean door.

Door, Emergency Egress;

Swinging Operator

Check tank and associated piping for leaks. Perform sulfite test on deaerator tank water sample. Check high and low float levels for proper operation and proper alarm sounding. Clean all water and steam strainers. Check steam pressure regulator valve for proper operation. Clean/replace gage glass when red line is no longer clear to see.

Deaerator Tank

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

Barber Coleman Network Supervisor: Change air velocity to 100% at 6:00 AM Monday through Friday for PGEC wing June 1 to Sept. 30, or as long as possible.

Barber Coleman HVAC

Controller MB South Wing

Smoke detectors: All detectors shall be tested per manufacturer’s instructions. Use test magnet, test point or actual smoke. Aerosol spray shall not be used. Confirm operation, restor, repeat for each.

Visually check for dust and dirt contamination, physical abuse, power/alarm LED operation. Air duct detectors shall be tested to ensure that they measure/detect smoke in the air system. Follow manufacturer’s instructions using smoke equal to perform full function test. (Semi-Annual)

Fire Alarm System Smoke

Detectors.

Heat Detectors: for restorable detectors, 1 or more per crt. shall be tested and different ones shall be selected at each PM interval so that all detectors are tested within five years. Use a heat source to test, take precaution to avoid damage to the non-restore operation. Replace defective device. For non-restorable detectors, do not heat test, electrically test to confirm operation of the alarm circuit they are connected to.

Fire Alarm System: Heat

Detectors

Elect. Panel: Tighten all accessible bussing lugs and wire connections. Clean Panel interior as necessary

(IE; rust & corrosion). Check for code violations (IE;

improper wiring, fusing, grounding and clearance).

Check for proper operation of panel locks or room lock accessible to qualified personnel only. Check for signs of arcing, or water damage. Check circuits 50 amps or above for current consumption, use inductive amp meter.

Electrical Panels

Tri-annual

Panel: Have a Subcontractor perform a load test of circuit breakers rated 200 amps and above and certify. Schedule power interruption prior to test day, two weeks in advance. (Tri-annual)

Electrical Panels

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

Electrical Panel: Have a subcontractor check and calibrate panel meters.

Electrical Panel Meters

Bi-annual

100 Rack and pinion systems; Check all pinions for defects, such as, loose screws/nuts and cracking.

Where cracking is found replace pinion. Check for signs of oil leaking from gear reducer box. Check all gear racks for broken or missing gear teeth. Realign racks after inspection. (Bi Weekly)

Greenhouse Vent; Rack and

Pinion Mechanism.

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

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

Check salt level in Still brine storage tank. Add salt pellets to maintain at least 12 inches of salt in the tank. Clean away any dirt from water surface whenever the scum level exceeds easy viewing to bottom of tank/salt surface. Check normal water level at mark on tank. If no mark, water level should be one to two inches above level of salt in the tank.

Check Still chamber overflow, maintain at steady drip of seven to ten drops per second. Check insulation and lagging condition, clean dust and dirt.

Check all valve packing, snug up only if required.

Insure operation is within prescribed parameters.

Report all unusual conditions.

Evaporator, Distiller

Weekly

Boil

Inspect tanks, exterior piping and fittings. Tighten loose fitting as necessary. Clean water level sight glasses. Change vent filters. Check water level controls; adjust as necessary. Replace UV lights as necessary. Check all pumps for leaks.

Distilled Water Storage

Tanks

Check pressure gages for proper operation. Check brine solution. Check operation of float control valve in brine tank. Inspect water softener piping, fittings and valves for leaks. Check electrical controls and flush cycles. Inspect foundations for rust and corrosion. Check operation of automatic fill valve in storage tanks. Check electrical wiring.

Water Softeners

Remove and install access panel. Lubricate all moving parts, pivot points and fan motors. Visually check for refrigerant, oil or water leaks. Open and close water valve. Replace in line water filter. Check and clear ice machine drain system (drain, vent and trap). Clean motor, compressor and condenser coil.

Check electrical wiring and connections. Inspect and lubricate doors, gaskets, handles and hinges, as necessary.

Ice Machines

107 Hone blaster maintenance. Check operation of unit.

Clean inspection port glass, both sides. Clean bag filters by operating shaker arm for fifteen strokes minimum. Check bead quantity, add if required.

Blow down air line filter. Check for illumination quality. Insure blower exhaust is clear of all obstructions.

Sand Blaster

GMW or Helper

108 Hone blaster annual maintenance. Remove bag door, clean away all dirt from inner tray. Remove blower cover, vacuum clean away all dirt and inspect motor for condition. Remove all beads and inspect hopper and hose condition. Inspect beads for continued use.

Inspect door seals. Inspect nozzle and gauntlets for condition. Replace as necessary. Inspect hopper grating for deterioration.

Sand Blaster

GMW or Helper

Test and certify for proper air flow. Post sash height at 18”. Paint bottom of sash with titanium tetrachloride, observe turbulence pattern. No reverse flows of air allowed. Check face velocity between 80 to 100 ft/min. Check stack height (15). Check Stack velocity (2500 ft./min). If any limits are not made, take hood out of service. If limits are met, place certification sticker on hood.

Hoods, Chemical/Fume

Inspect tank for corrosion. Inspect Float gage. Inspect tank fire protection devices. Inspect tank spill kits;

replenish as necessary. Inspect tank pressure and vacuum relief devices. Run transfer pumps and check operation. Check piping, meters and valves. Inspect and clean fuel oil filters. Inspect tank grounding system for integrity. Purify oil using the service of a subcontractor.

Fuel Oil Tank; Above

Ground

Subcontract/Mech

Inspect and certify tank and tank alarms. Clean out all tank openings and clean up gaskets/seals. Purify oil using service of a subcontractor.

Fuel Oil Tank; Underground

(UST)

Subcontract/ Mech

Perform back up of alarm/event/reading history to disk

Rees Scientific Alarm

Perform checks of back up batteries in all nodes and all remote panels. Replace batteries.

Rees Scientific Alarm

114 Lift safety Valve by power. Check for correct size and capacity for service (name plate). Check door mechanism and latch: With hot chamber, door should travel fully without noise, friction inspect cable, pulleys counterweights, door lugs and lubricate pulleys. Check door latch alignment. Inspect door gasket and seating surface for deterioration, pitting.

Cycle autoclave, note auto diagnostic indicators.

Check solenoids.

Autoclave/Not Serviced By

115 Perform control board checks per AMSCO manual:

Chamber temperature and jacket temperature calibration. Recorder calibration

Autoclaves/Not Serviced by

Small Animal Facility

Test CMS Panel. Test Flow at Pressure station. Test

Pressure switches and associated wiring using test mode.

Edstrom CMS panel;

Subcontract

Change filter cartridges. Visual check for leaks/moisture. Check flow/pressure switches for proper operation.

Edstrom Pressure Reducing

Stations.

118 Clean chamber drain sediment screen. Check safety valve. Check battery back up system. Clean exterior/interior surfaces and accessories.

MDT sterilizer

119 Clean steam and water strainers. MDT sterilizer

120 Replace disposable air filters. MDT sterilizer

121 Inspect and clean vortex plate. Clean water level float ball. Clean washer interior/exterior and spray jets/header. Clean self cleaning screen. Remove hard water deposits from chamber.

AMSCO Cage and…