Appendix 12 - HVAC Preventive Maintenance Checklist.docx

APPENDIX 12

HVAC PREVENTIVE MAINTENANCE CHECKLIST

The following is a list of actions that need to be checked, repaired, or replaced during inspections and change of occupancy maintenance (COM) for the HVAC systems to operate at optimum performance in accordance with quality standards (see Appendix 5 for PM frequency):

1) Heating boiler and Hot water boiler (Tower)

· Check combustion chamber for gas leaks and repair as necessary.

· Inspect gas lines and fittings for gas leaks and repair as necessary.

· Check and adjust pilot and burner primary controls for proper operation.

· Check blower and motor for alignment, vibration and lubrication. Lubricate motor as specified by manufacturer.

· Check burner operation through complete cycle for up to 10 minutes.

· Check electrical wiring to burner controls and blower.

· Clean fire box of built up soot and debris.

· Check condition of flue pipe, damper, and stack.

· change filter

· Clean baffles, tubes and stack semi-annually

· Remove soot outside and/or inside boiler pipes and flush out boiler scale and sludge semi-annually

2) Condensing unit of Chiller (Tower)

· Inspect condensing unit prior to maintenance for abnormal noise.

· Check electrical wiring and connections, tighten any loose connections.

· Inspect motor for excessive noise and vibration.

· Lubricate motor. - Inspect fan for bent blades or unbalance.

· Inspect condensing coil and clean as necessary.

· Perform refrigerant leak test and repair leaks as required.

· Clean or change filter; if necessary

· Record temperatures on water and air in & out

· Check T-Stat

3) Chiller (Tower)

Monthly

· Inspect and observe operation of the compressors, chillers, condensers and related parts

· Adjust all controls as needed

· Record all gauge readings or incoming and outgoing chilled water temperatures, refrigerant suction temperatures and pressures, refrigerant discharge pressures, oil gauge pressures and adjust as necessary. Submit readings with monthly invoice.

· Check oil level, refrigerant charge and moisture indicators. Adjust or replace as necessary.

· Check for leaks in piping, vibrations, unusual noises and check for leaks around pump seal.

· Check expansion valves for proper operation. Repair as needed.

· Check operating Thermostat controls and sensors.

· Check and calibrate all controls. Adjust as needed.

· Clean all coils and related parts with appropriate clean solution.

· Remove grass and debris from enclosure

· All standby systems will be started to have the above work performed.

Quarterly

· Check water low temperature cutout. Adjust as needed

· Check refrigerant low water temperature cutout. Adjust as needed.

· Check condenser high pressure cutout. Adjust as needed

· Check oil low-pressure cutout. Adjust as needed

· Check chilled water flow switch.

· Check refrigerant system filter dryers.

· Check bearings for excessive heat or vibration. Lubricate as needed

· Check fan belts and blades. Adjust as needed

· Clean condenser coil fins as needed.

· All standby systems will be started to have the above work performed.

· Check refrigerant joints and valves for refrigerant leaks, repair as necessary

· Check moisture indicating sight glass for possible refrigerant loss and presence of moisture

· Check oil filter pressure drop, replace as necessary

· Check chiller water flow switch operation

Annually

· Provide and change oil and filter. (Oil will be of a quality and type recommended by the manufacturer, or better. Open oil pumps inspection covers, check and clean the pump. Change the dryer/filter.)

· Inspect and clean out condenser tubes and evaporator tubes.

· Check casing for evidence of corrosion and insulation damage. Paint and repair as needed.

· Pressure test the entire machine with method recommended by the manufacture and repair all leaks.

· Check the unloaders for proper operation.

· Clean out all strainers.

· Provide report with recommendations for preventive maintenance.

· Make all operational checks recommended by the manufacturer

· Check and tighten all electrical connections

· Check accuracy of all transducers, replace if great than + or -2*Variance iii) Obtain and check an oil sample and change as necessary

· Clean evaporator tubes if appropriate

· Check to be sure that the proper concentration of antifreeze is present in the chilled water loop

· Check to be sure that the proper concentration of inhibitor is present in the chilled water loop

· Check all refrigerant filters, strainers, and driers for excessive pressure drop and change or clean as necessary

· Check all chilled water strains and clean as necessary

· Check cooler heater for proper operation and repair as necessary

· Check condenser fan blades to insure they are securely fastened to the motor shaft and their condition

· Winterize chillers with COR-approved glycol solution percentage to ensure no freezing of chiller occurs during the winter

4) Air Handler Units and Heat Recovery Unit (Tower)

Monthly

· Replace air filters

· Adjust or replace all belts

· Adjust motors as needed

· Take static pressure readings across cooling coils, filters and fans. Clean or adjust to correct airflow.

· Check electrical heating elements for burned, pitted or dirty contacts in the circuits (Heating Season only)

· Clean drain pans and check for proper operation.

· Check piping and valves for leaks and loose connections.

· Replace all roof top filters with MERV-13 and all interior fan coil unit filters with MERV-8

Quarterly

· Lubricate fan bearings and linkage.

· Check bearings for excessive heat or vibration.

· Check fan belts. Adjust/replace as needed.

· Clean drain pans. Clean and flush drain lines and provide fungus retardant as needed.

Annually

· Check casing for corrosion or peeling paint and undercoating. Prepare surface and repaint as needed.

· Clean coil fin surface as necessary to remove accumulation of dirt, lint and other foreign substances.

· Check fan shaft and linkage motor for evidence of wear and excessive heat.

5) Water Circulation Pumpand Motor for Chilled Water and Hot Water (Tower)

Annually

· Check gauge readings.

· Check seals and packing. Adjust/repair as needed.

· Check for excessive noise, vibration or temperatures.

· Alternate pumps, where possible.

· Lubricate as needed

· Check impeller and rings

· Clean and paint

· Check bearing wear.

· Replace gaskets

6) Heat Pump System (SOQ/GOQ)

Monthly

· Inspect and observe operation of the compressors, chillers, condensers and related controls. Adjust as needed.

· Record all gauge readings or incoming and outgoing chilled water temperatures, refrigerant suction temperatures and pressures, refrigerant discharge pressures, oil gauge pressures and adjust as necessary. Submit readings with monthly invoice.

· Check oil level, refrigerant charge and moisture indicators. Adjust or replace as necessary.

· Check for leaks in piping, vibrations, unusual noises and check for leaks around pump seal.

· Check bearings for excessive heat, noise or vibrations

· Lubricate bearings

· Check fan blades for proper balance and firm attachment to the shaft. Adjust or repair as needed

· Check evaporators for dirt, grease or other debris. Clean as needed

· Clean condenser coil fin as required.

· Replace all air filters with in accordance with manufacture recommendations. A filter with a rating MERV 8 shall be the minimum rating for filters.

Quarterly

· Check condenser high pressure cutout. Adjust as needed

· Check oil low-pressure cutout. Adjust as needed

· Check chilled water flow switch.

· Check refrigerant system filter dryers.

· Check bearings for excessive heat or vibration. Lubricate as needed

· Check fan belts and blades. Adjust as needed

· Clean condenser coil fins as needed.

· All standby systems will be started to have the above work performed

Annually

· Check casing for evidence of corrosion or peeling of paint and undercoating. Prepare surface and paint as needed.

7) Unit HVAC (Fan Coil Unit) System (Tower)

Monthly

· Replace all filters with MERV 8 quality

· Clean all coils

· Check and adjust all motors and fan blades

· Remove accumulation of dirt, lint and other foreign substances.

· Check all drain lines

· Clean and paint as needed

· Clean fan wheel and check general condition.

· Check and adjust fan v-belt

· Lubricate fan motor

· Inspect fan blades and pulley and motor sheave

· Record temperature difference across chilled water and hot water coil

8) Electric Water Heater (SOQ/GOQ):

Annually

· Voltage measurements

· Current measurement

· Check gauges

· Measurements of electrical insulation resistance

· Check wiring connections

· Check for leakage

9) The Contractor shall provide a written inspection schedule for A/C and Heating to COR annually

10) The Contractor shall write a job order for HVAC equipment maintenance and repair of deficiencies and complete as a routine service call

11) The Contractor shall provide the occupant with a notice of the inspection a minimum of two weeks in advance.

12) The Contractor shall provide a job order form to obtain the signature of the occupant indicating that the inspection appointment was kept by both parties.

13) Systems inspected during COM do not need to be inspected twice during the same 12-month period.

14) Check combustion chamber for air leaks: check burner gaskets, flues, access doors, and inspection ports. Replace fuel filter.

15) Inspect combustion chamber and refractory for excessive cracking, spalls, erosion and other defects.

16) Check condition of flue pipe, dampers, draft diverter, and exhaust stack.

17) Clean fireside of boiler; wire brush soot, scale, and dirt from flues, firebox, and combustion surfaces. Punch all boiler tubes and vacuum fireside of boiler.

18) Perform internal inspections, including water side metal surfaces, stays, braces, fire tube sheds, manholes, handholes plugs, and fireside surfaces ligaments.

19) Check blower and motor for proper alignment, vibrations, and undue noise. Lubricate if necessary.

20) Use CO gas detector for evidence of a combustion gas leak into heated air space.

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