Attach_10._PM_Tasks_Cycles.pdf

Attachment-12, Preventive Maintenance Tasks and Cycles, 1 of 19

Equipment Type Warm Air Furnace, Gas-Fired Job Plan Title Annual (or more) Reference Means/O&M Manual

Step # 1 Check with operating personnel or area personnel for deficiencies.

2 Inspect, clean & adjust control valves & thermo-sensing bulbs.

3 Inspect fuel system for leaks; report all leaks promptly to COR.

4 Check for proper operation of burner primary controls, check & adjust thermostat.

5 Replace air filters at least once a month for heating season 6 Check blower & motor for vibration & noise, lubricate bearings and all moving parts 7 Check belts for wear & tension, tighten or replace.

8 Check electrical wiring to burner controls & blower.

9 Inspect & clean firebox & combustion chamber.

10 Clean blower.

11 Check condition of flue pipe, damper & stack.

12 Check furnace operation through complete cycle.

13 Check furnace combustion w/calibrated analyzer.

14 Clean area around furnace.

15 Check electrodes & hot surface igniters.

16 Check fan & limit control adjustment & operation; adjust as necessary.

17 Inspect, clean & test inducer motor; oil as required.

18 Inspect, clean & test positive & negative pressure switch; repair or replace as necessary.

19 Inspect, clean & test pilot assembly; repair or replace as necessary.

20 Inspect & clean burners.

21 Check manifold pressure& appliance input; adjust as required.

22 Check static air; adjust as required.

23 Check room thermostat is properly conmunicated with furnance and is programmed w/proper settings for energy saving; replace battery as necessary.

24 Perform any tasks other than the above STEPs, as required by the applicable policy, regulation, technical manual, and manufacturer specification/recommendation.

25 Fill out maintenance checklist & report deficiencies.

Note: 1. The frequency for the above STEPs might be increased, IAW the applicable policy, regulation, technical manual, and manufacturer specification/recommendation.

2. PM plan to be used for both forced draft & atmospheric burner assemblies, use the steps as applicable to the equipment being serviced.

Warm Air Furnaces (WAFs) Maintenance Task and Cycle

Task

Attachment-12, Preventive Maintenance Tasks and Cycles, 2 of 19

Equipment Type Warm Air Furnace, Oil-Fired Job Plan Title Annual (or more) Reference Means/O&M Manual

Step # 1 Check with operating personnel or area personnel for deficiencies.

2 Inspect, clean & adjust electrodes & nozzles; replace nozzles as necessary.

3 Inspect fuel system for leaks; report all leaks promptly to COR.

4 Change fuel filter & fuel strainer elements.

5 Check for proper operation of burner primary controls, check & adjust thermostat.

6 Replace air filters at least once a month for heating season.

7 Check blower & fan motor for vibration & noise; repair or replace as necessary.

clean fan motor & blower, lubricate bearings and all moving parts 8 Check belts for wear & tension, tighten or replace.

9 Check electrical wiring to burner controls & blower.

10 Inspect & clean firebox & flue piping; repair or replace as necessary, reseal smoke pipe as required.

11 Check condition of flue pipe, damper & stack; repair or replace as necessary.

12 Check fan & fan limit controls for proper operation; repair or replace as necessary.

13 Check furnace operation through complete cycle.

14 Check furnace combustion w/calibrated analyzer.

15 Clean area around furnace.

16 Check room thermostat is properly conmunicated with furnance and is programmed w/proper settings; replace battery as necessary.

17 Perform any tasks other than the above STEPs, as required by the applicable policy, regulation, technical manual, and manufacturer specification/recommendation.

18 Fill out maintenance checklist & report deficiencies.

Note: The frequency for the above STEPs might be increased, IAW the applicable policy, regulation, technical manual, and manufacturer specification/recommendation.

Attachment-12, Preventive Maintenance Tasks and Cycles, 3 of 19

Equipment Type Hot Water Boiler (Space Heating & Domestic HW) Job Plan Title Monthly Reference Means/ASME-CSD-1-1998

Step # 1 Make visual inspection of the igniter.

2 Check both pilot & main flame signal strength.

3 Check flame failure detection system. Close manual fuel supply pilot

& main; check safety shutdown timing and log.

4 Check firing rate control and verify factory settings 5 Open limit switch and make aural and visual check of the pilot and/or main fuel valves; check valve position indicators 6 Check condition of flue pipe, damper & exhaust stack.

7 Check operation & condition of safety pressure relief valve.

8 Test low draft, fan, air pressure & damper position interlocks.

9 Check low fire start interlock.

10 Test high & low oil pressure & temperature interlocks.

11 Test high & low gas pressure & temperature interlocks.

12 Test operation of low water fuel cut-off devices.

13 Check hot water pressure gauges.

14 Inspect and clean or replace water column sightglass.

15 Check operation of mercury control switches (i.e., hot water temp limit atomizing or combustion air proving, etc.)

16 Check fuel lines & connections for damage.

17 Perform visual opacity checks IAW unmanned boiler SOP.

18 Perform any tasks other than the above STEPs, as required by the applicable policy, regulation, technical manual, and manufacturer specification/recommendation.

19 Fill out maintenance checklist and report deficiencies.

Note: The frequency for the above STEPs might be increased, IAW the applicable policy, regulation, technical manual, and manufacturer specification/recommendation.

Hot Water Boiler Maintenance Task & Cycles

Attachment-12, Preventive Maintenance Tasks and Cycles, 4 of 19

Job Plan Title Quarterly Reference Means/ASME-CSD-1-1998

Step # 1 Make visual inspection of the igniter.

2 Check both pilot & main flame signal strength.

3 Check flame failure detection system. Close manual fuel supply pilot

& main; check safety shutdown timing and log.

4 Check firing rate control and verify factory settings 5 Open limit switch and make aural and visual check of the pilot and/or main fuel valves; check valve position indicators 6 Make visual inspection of the flue, vent, stack or outlet dampers linkage for proper operation.

7 Check for proper operational response of burner to thermostat controls.

8 Check & lubricate burner & blower motors.

7 Test low draft, fan, air pressure & damper position interlocks.

8 Check low fire start interlock.

9 Test high & low oil pressure & temperature interlocks.

10 Test high & low gas pressure & temperature interlocks.

11 Test operation of low water fuel cut-off devices.

12 Perform visual opacity checks IAW unmanned boiler SOP.

13 Check flame failure detection system components, such as vacuum tubes, amplifier, and relays.

14 Check piping and wiring of all interlocks and shutoff valves.

15 Inspect burner components IAW manufacturers instructions.

16 Check fuel lines & connections for damage.

17 Perform any tasks other than the above STEPs, as required by the applicable policy, regulation, technical manual, and manufacturer specification/recommendation.

18 Fill out maintenance checklist and report deficiencies.

Note: The frequency for the above STEPs might be increased, IAW the applicable policy, Attachment-12, Preventive Maintenance Tasks and Cycles, 5 of 19

Job Plan Title Annual Reference Means/ASME-CSD-1-1998

Step # 1 Check combustion chamber for air & gas leaks.

2 Make visual inspection of the igniter.

3 Check both pilot & main flame signal strength.

4 Check flame failure detection system. Close manual fuel supply pilot

& main; check safety shutdown timing and log.

5 Conduct pilot turndown test IAW manufacturers instructions.

6 Replace vacuum tubes, scanners, or flame rods IAW manufacturers instructions.

7 Test for hot refractory hold in.

8 Check firing rate control and verify factory settings.

9 Conduct a combustion test of the firing rate control; verify factory settings.

10 Open limit switch and make aural and visual check of the pilot and/or main fuel valves; check valve position indicators 11 For pilot and/or main fuel valves Check all coils & diaphragms; test all other operating parts of all safety shutoff & control valves.

12 Test fuel valve interlock switch IAW manufacturers instructions.

13 Perform leakage test on pilot & main gas and/or fuel valves IAW manufacturers instructions.

14 Make visual inspection of the flue, vent, stack or outlet dampers linkage for proper operation.

15 Test low draft, fan, air pressure & damper position interlocks.

16 Test purge switch IAW manufacturers instructions.

17 Check low fire start interlock.

18 Test low fire start interlock IAW manufacturers instructions.

19 Test air/steam interlock IAW manufacturers instructions.

20 Test burner position interlock IAW manufacturers instructions.

21 Check duel fuel change over control.

22 Test high & low oil pressure & temperature interlocks.

23 Test high & low gas pressure & temperature interlocks.

24 Test operation of low water fuel cut-off devices.

25 Recondition or replace low water fuel cut-off device.

26 Test high limit & operating temperature or steam pressure controls.

27 Test safety/safety relief valves IAW ASME boiler & pressure vessel code, sections VI and VII.

28 Check flame failure detection system components, such as vacuum tubes, amplifier, and relays.

29 Check piping and wiring of all interlocks and shutoff valves.

30 Inspect burner components IAW manufacturers instructions.

31 Clean gas train drip leg & oil system atomizers & strainers; vacuum boiler.

32 Wash and layup boiler.

33 Check and adjust boiler water chemicals 34 Perform any tasks other than the above STEPs, as required by the applicable policy, regulation, technical manual, and manufacturer specification/recommendation.

35 Fill out maintenance checklist and report deficiencies.

Note: The frequency for the above STEPs might be increased, IAW the applicable policy, Attachment-12, Preventive Maintenance Tasks and Cycles, 6 of 19

Equipment Type Steam Boiler Job Plan Title Weekly Reference Means/ASME-CSD-1-1998

Step # 1 Make visual inspection of the igniter.

2 Check both pilot & main flame signal strength.

3 Check flame failure detection system. Close manual fuel supply pilot

& main; check safety shutdown timing and log.

4 Check firing rate control and verify factory settings 5 Open limit switch and make aural and visual check of the pilot and/or main fuel valves; check valve position indicators 6 Test operation of low water fuel cut-off devices.

7 Perform visual opacity checks IAW unmanned boiler SOP.

8 Perform water chemistry analysis IAW unmanned boiler SOP.

9 Perform any tasks other than the above STEPs, as required by the applicable policy, regulation, technical manual, and manufacturer specification/recommendation.

10 Fill out maintenance checklist and report deficiencies.

Note: The frequency for the above STEPs might be increased, IAW the applicable policy, regulation, technical manual, and manufacturer specification/recommendation.

Equipment Type Steam Boiler Job Plan Title Monthly Reference Means/ASME-CSD-1-1998

Step # 1 Perform all weekly maintenance procedures.

2 Make visual inspection of the flue, vent, stack or outlet dampers linkage for proper operation.

3 Test low draft, fan, air pressure & damper position interlocks.

4 Check low fire start interlock.

5 Test high & low oil pressure & temperature interlocks.

6 Test high & low gas pressure & temperature interlocks.

7 Perform any tasks other than the above STEPs, as required by the applicable policy, regulation, technical manual, and manufacturer specification/recommendation.

8 Fill out maintenance checklist and report deficiencies.

Note: The frequency for the above STEPs might be increased, IAW the applicable policy, regulation, technical manual, and manufacturer specification/recommendation.

Steam Boilers Maintenance Task & Cycles

Attachment-12, Preventive Maintenance Tasks and Cycles, 7 of 19

Equipment Type Steam Boiler Job Plan Title Quarterly Reference Means/ASME-CSD-1-1998

Step # 1 Perform all weekly and monthly maintenance procedures.

2 Check flame failure detection system components, such as vacuum tubes, amplifier, and relays.

3 Check piping and wiring of all interlocks and shutoff valves.

4 Inspect burner components IAW manufacturers instructions.

5 Perform any tasks other than the above STEPs, as required by the applicable policy, regulation, technical manual, and manufacturer specification/recommendation.

6 Fill out maintenance checklist and report deficiencies.

Note: The frequency for the above STEPs might be increased, IAW the applicable policy, regulation, technical manual, and manufacturer specification/recommendation.

Equipment Type BOILER STEAM Job Plan Title Annual Reference Means/ASME-CSD-1-1998

Step # 1 Perform all weekly, monthly & quarterly maintenance procedures.

2 Conduct pilot turndown test IAW manufacturers instructions.

3 Replace vacuum tubes, scanners, or flame rods IAW manufacturers instructions.

4 Test for hot refractory hold in.

5 Conduct a combustion test of the firing rate control; verify factory settings.

6 Check all coils & diaphragms; test all other operating parts of all safety shutoff & control valves.

7 Test fuel valve interlock switch IAW manufacturers instructions.

8 Perform leakage test on pilot & main gas and/or fuel valves IAW manufacturers instructions.

9 Test purge switch IAW manufacturers instructions.

10 Test low fire start interlock IAW manufacturers instructions.

11 Test air/steam interlock IAW manufacturers instructions.

12 Test burner position interlock IAW manufacturers instructions.

13 Check duel fuel change over control.

14 Recondition or replace low water fuel cut-off device.

15 Test high limit & operating temperature or steam pressure controls.

16 Test safety/safety relief valves IAW ASME boiler & pressure vessel code, sections VI and VII.

17 Inspect & clean burner components IAW manufacturers instructions.

18 Clean gas train drip leg & oil system atomizers & strainers; vacuum boiler.

19 Wash and layup boiler.

20 Power Vac boiler 21 Perform any tasks other than the above STEPs, as required by the applicable policy, regulation, technical manual, and manufacturer specification/recommendation.

22 Fill out maintenance checklist and report deficiencies.

Note: The frequency for the above STEPs might be increased, IAW the applicable policy, regulation, technical manual, and manufacturer specification/recommendation.

Attachment-12, Preventive Maintenance Tasks and Cycles, 8 of 19

Equipment Type Hydronic Heating System (water) Mechanical Room Maint.

Job Plan Title Annual Reference

Step # 1 Check with operating or area personnel for deficiencies.

2 Heating System Hot Water Converter

A) Check temperature gauges for proper operating temperatures;

repair or replace as necessary.

B) Check hot water modulating valve for proper operation;

repair or replace as necessary.

C) Inspect heat exchanger and adjacent piping for torn or deteriorated insulation; repair or replace as necessary.

3 Recirculation pumps A) Check for proper operation of pump.

B) Check for leaks on suction & discharge piping, seals, packing glands, etc.

Check pump & motor operation for excessive vibration, noise, & overheating;

make minor adjustments or replace pump as necessary.

C) Check alignment of pump & motor; adjust or replace as necessary.

D) Lubricate pump & motor.

4 Automatic Control Valves (Average of 3) A) Lubricate valve actuator stem & valve stem, where possible.

B) Check valve for proper operation.

C) Check packing glands for leakage; adjust as required.

D) Check pneumatic operator & tubing for leaks.

5 Motor Operated Valves.

A) Lubricate valve actuator stem & valve stem, where possible.

B) Check motor and valve for proper operation, including limit switch; adjust as required.

C) Check packing gland for leaks; adjust as required.

D) Check electrical wiring, connections & contacts; tighten as necessary.

E) Inspect & lubricate motor gearbox as required.

6 Hot Water System Valves (Average of 5) A) Lubricate valve stem; open & close valve to check operation.

B) Check packing glands for leaks; tighten packing & flange bolts as required.

7 Strainers A) Remove & clean strainer element.

B) Inspect for leaks; tighten as necessary

8 Clean mechanical room.

9 Perform any tasks other than the above STEPs, as required by the applicable policy, regulation, technical manual, and manufacturer specification/recommendation.

10 Fill out maintenance checklist and report deficiencies.

Note: The frequency for the above STEPs might be increased, IAW the applicable policy, regulation, technical manual, and manufacturer specification/recommendation.

Hydronic Heating System Mechanical Room Maintenance Task & Cycles

Attachment-12, Preventive Maintenance Tasks and Cycles, 9 of 19

Equipment Type Hydronic Heating System (steam) Mechanical Room Maint.

Job Plan Title Annual Reference

Step # 1 Check with operating or area personnel for deficiencies.

2 Heating System Steam Convertor

A) Check temperature gauges for proper operating temperatures;

repair or replace as necessary.

B) Check steam modulating valve & steam condensate trap for proper operation; repair or replace as necessary.

C) Inspect heat exchanger and adjacent piping for torn or deteriorated insultion; repair or replace as necessary.

3 Condensate Pump(s) A) Check for proper operation of pump.

B) Check for leaks on suction & discharge piping, seals, packing glands, etc.; make minor adjustments or replace pump as necessary.

C) Check alignment of pump and motor; adjust as necessary.

D) Lubricate pump and motor.

E) Clean exterior of pump & motor.

4 Recirculation pumps A) Check for proper operation of pump.

B) Check for leaks on suction & discharge piping, seals, packing glands, etc. Check pump & motor operation for excessive vibration, noise & overheating;make minor adjustments or replace pump as necessary.

C) Check alignment of pump, motor & check condition of coupling guard; adjust or replace as necessary.

D) Lubricate pump & motor.

5 Steam Regulating Valves A) Inspect valve for leaks; repair as necessary.

B) Manually operate to check operation; adjust as necessary.

C) Check pressure for proper opening & closing action.

6 Automatic Control Valves A) Lubricate valve actuator stem & valve stem, where possible.

B) Check valve for proper operation.

C) Check packing glands for leakage; adjust as required.

D) Check pneumatic operator & tubing for leaks.

7 Motor Operated Valves (Average of 2) A) Lubricate valve actuator stem & valve stem, where possible.

B) Check motor and valve for proper operation, including limit switch; adjust as required.

C) Check packing gland for leaks; adjust as required.

D) Check electrical wiring, connections & contacts; tighten as necessary.

E) Inspect & lubricate motor gearbox as required.

8 Steam System Valves (Average of 15) A) Lubricate valve stem; open & close valve to check operation.

B) Check packing glands for leaks; tighten packing & flange bolts as required.

9 Strainers A) Remove & clean strainer element.

B) Inspect for leaks; tighten as necessary

10 Expansion Tank A) Check sightglass for defects; replace as necessary.

B) Check overall condition of tank; repair as necessary.

C) Check gage stop valves for operation & defects; repair or replace as necessary.

D) Check for leaks on piping to the system; repair or replace as necessary.

11 Condensate Tanks

Attachment-12, Preventive Maintenance Tasks and Cycles, 10 of 19

A) Check for holes.

B) Check for leaking tank C )Check for rusted areas, clean and touch up paint D) Check sight glass for damage, leaks; repair or replace as necessary.

E) Check all tank valves for damage, leaks; repair or replace as necessary.

F) Check tank level switch for leaks, bare wires & proper operation; adjust as necessary.

12 Steam Traps (Average of 15)

a) Check for proper operation of the trap by:

1) Visually looking for excessive steam venting.

2) Check condensate temperature at condensate tank

3) Mechanically or electrically check the cycling of the trap

13 Clean mechanical room.

14 Perform any tasks other than the above STEPs, as required by the applicable policy, regulation, technical manual, and manufacturer specification/recommendation.

15 Fill out maintenance checklist and report deficiencies.

Note: The frequency for the above STEPs might be increased, IAW the applicable policy, Attachment-12, Preventive Maintenance Tasks and Cycles, 11 of 19

BOILERS

CONDENSATE

TOWERS

HOT WATER

#2: Chloride – 10 ml. Sample add 3 drops Reagent #1 (SC5-2), add Reagent #2 (SC5-3) one drop at a time shaking bottle until yellow turns to a rust color. Limits 70-100

#3: Posca - 10 ml. Sample add one scoop Reagent #1 (P-1), add 2 drops Reagent #2 (P-2), add Reagent #3 (P5-3) one drop at a time shaking bottle until sample changes color from yellow to pinkish.

Subtract one from number and multiply by 5. Limits 30-60

#4: Conductivity - 50 ml Sample add (CNS-1) until sample turns clear, fill conductivity meter to cover metal probe, turn switch to 1000 reading and take reading. Limits 2000-3000

#1: pH - pH bottle to line, add 8 drops (Phenol red Indicator Type H) take reading. Limits7.6-8.5

#2: Nitrite – #3: Conductivity - 50 ml Sample add (CNS-1) until sample turns clear, fill conductivity meter to cover metal probe, turn switch to 1000 reading and take reading. Limits 2000-3000

#5: Posca - 10 ml. Sample add one scoop Reagent #1 (P-1), add 2 drops Reagent #2 (P-2), add Reagent #3 (P5-3) one drop at a time shaking bottle until sample changes color from yellow to pinkish.

Subtract one from number and multiply by 5. Limits 30-60

#6: Conductivity - 50 ml Sample add (CNS-1) until sample turns clear, fill conductivity meter to cover metal probe, turn switch to 1000 reading and take reading. Limits 2000-3000

#1: Ph - Fill pH bottle to line, add 8 drops (Phenol red Indicator Type H) take reading. Limits7.6-8.5

#2: Hardness - 10 ml. Sample add 5 drops Reagent #1 (THEM10-1) add Reagent #2 (TH10-2) one drop at a time until turns from pinkish to pure blue. Subtract one from number of drops and multiply by

10. Limits 0.

#3: Conductivity - 50 ml Sample add (CNS-1) until sample turns clear, fill conductivity meter to cover metal probe, turn switch to 1000 reading and take reading. Limits 2000-3000

#1: pH - Fill pH bottle to line, add 8 drops (Phenol red Indicator Type H) take reading. Limits7.6-8.5

#1: Hardness - 10 ml. Sample add 5 drops Reagent #1 (THEM10-1) add Reagent #2 (TH10-2) one drop at a time until turns from pinkish to pure blue. Subtract one from number of drops and multiply by

10. Limits 0.

#2: P-Alkalinity - 10 ml. Sample add 2 drops Reagent #1 (APA50-1) sample will turn pink, add Reagent#2 (APA50-2) one drop at a time shaking bottle until pink color disappears. Subtract one from number of drops and multiply by 50. Limits 350-800

#3: Chlorides - Use same sample from Alkalinity test, add 1 drop Hydrogen Peroxide, add 3 drops Reagent #1 (SC5-2), add Reagent #2 (SC5-3) one drop at a time shaking bottle until yellow turns to a rust color. Limits 70-100

#4: Sulfite - 10 ml. Sample add scoop Reagent #1 (SS5-1) do not get scooper wet, add Reagent #2 (SS5-2) one drop at a time shaking bottle until sample turns a blue-black color. Subtract one from number of drops and multiply by 5. Limits 20-40 note: sulfite will be high in automatic treated boilers.

Hydronic Heating System Mechanical Room Maintenance Task & Cycles

Attachment-12, Preventive Maintenance Tasks and Cycles, 12 of 19

Equipment Type Heat Pump Unit Job Plan Title Semi-Annual Reference Means

Step # 1 Check with operating or area personnel for deficiencies.

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

3 Clean intake side of condenser coils, fans and intake screens.

4 Check electrical wiring and connections; tighten loose connections.

5 Inspect fans for bent blades or unbalance; adjust and clean as necessary.

4 Check belts for condition, proper tension and misalignment; adjust as required.

5 Lubricate shaft bearings and motor bearings.

6 Inspect piping valves for leaks; tighten connections as necessary.

7 Replace air filters.

8 Check refrigerant pressure; add refrigerant as necessary.

9 Lubricate and check operation of dampers (over 5 tons only), if applicable.

10 Check compressor oil level and add oil (over 5 tons only), if required.

11 Clean evaporative drain pan, and drain piping as required.

12 Cycle the reverse cycle valve to insure proper operation.

13 Clean area around equipment.

14 Perform any tasks other than the above STEPs, as required by the applicable policy, regulation, technical manual, and manufacturer specification/recommendation.

15 Fill out maintenance checklist & report deficiencies.

Note: The frequency for the above STEPs might be increased, IAW the applicable policy, regulation, technical manual, and manufacturer specification/recommendation.

Equipment Type Variable Air Volume Job Plan Title Semi-Annual Reference Means

Step # fully open and close 7 Perform any tasks other than the above STEPs, as required by the applicable policy, regulation, technical manual, and manufacturer specification/recommendation.

Note: The frequency for the above STEPs might be increased, IAW the applicable policy, regulation, technical manual, and manufacturer specification/recommendation.

Cycle actuator while watching for proper operation; verify that the blades

Lubricate actuator linkage and damper blade pivot points Replace air filter

Task Open/Close VAV control box access Check that pneumatic/electrical connections are in place and tight Tighten arm on motor output shaft

Heat Pump Unit Maintenance Task & Cycles

Fill out maintenance checklist and report deficiencies

Attachment-12, Preventive Maintenance Tasks and Cycles, 13 of 19

Equipment Type Scroll Liquid Chiller Job Plan Title Weekly Reference Means / Bldg# 2308 O&M Manual

Step # 1 Check compressor oil levels. Oil should be visible in the sight glass when the compressor is running.

- Operate the compressors for a minimum of three to four hours when checking oil level, and check level every 30 minutes. If oil is not at proper level after this period, add or remove oil as required.

2 Check suction pressure and discharge pressure.

3 Check the liquid line sight glasses.

4 If operating pressures and sight glass conditions seem to indicate refrigerant shortage, measure system superheat and system subcooling.

5 If operating conditions indicate an overcharge, slowly (to minimize oil loss) remove refrigerant at the liquid line service valve.

6 Inspect the entire system for unusual conditions. Use the operating log in this section to record a weekly operating conditions history for the unit. A complete operating log is a valuable diagnostic tool for service personnel.

7 Perform any tasks other than the above STEPs, as required by the applicable policy, regulation, technical manual, and manufacturer specification/recommendation.

8 Fill out maintenance checklist & report deficiencies.

Note: The frequency for the above STEPs might be increased, IAW the applicable policy, regulation, technical manual, and manufacturer specification/recommendation.

Equipment Type Scroll Liquid Chiller Job Plan Title Monthly Reference Means / Bldg# 2308 O&M Manual

Step # 1 Perform all weekly maintenance procedures.

2 Measure and record system superheat.

3 Measure and record system subcooling.

4 Perform any tasks other than the above STEPs, as required by the applicable policy, regulation, technical manual, and manufacturer specification/recommendation.

5 Fill out maintenance checklist & report deficiencies.

Note: The frequency for the above STEPs might be increased, IAW the applicable policy, regulation, technical manual, and manufacturer specification/recommendation.

Chillers Maintenance Task & Cycles

Attachment-12, Preventive Maintenance Tasks and Cycles, 14 of 19

Equipment Type Scroll Liquid Chiller Job Plan Title Annual (or more) Reference Means / Bldg# 2308 O&M Manual

Step # 1 Perform all weekly and monthly maintenance procedures.

2 Have a qualified service technician check the setting and function of each control and inspect the condition of and replace compressor and control contactors if needed.

3 Make sure drain is clear to carry away system water, if chiller is not piped to drain facilities.

4 Drain water from condenser and evaporator and associated piping systems.

Inspect all piping components for leakage, damage, etc. Clean out any inline water strainers.

5 Inspect evaporator and condenser tubes and clean, if needed.

6 Clean and repaint any corroded surface.

7 Inspect the expansion valve sensing bulbs for cleanliness. Clean if required.

Sensing bulbs must make good contact with suction lines and be properly insulated.

8 Perform any tasks other than the above STEPs, as required by the applicable policy, regulation, technical manual, and manufacturer specification/recommendation.

9 Fill out maintenance checklist & report deficiencies.

Note: The frequency for the above STEPs might be increased, IAW the applicable policy, Attachment-12, Preventive Maintenance Tasks and Cycles, 15 of 19

Equipment Type Cooling Tower, B-2308, B-7170 & 7171 Job Plan Title Annual (B-2308) & Seasonal Start-Up (B-7170/7171) Reference Means / O&M Manual (BAC Series V)

Step # 1 Inspect general condition of the unit and check unit for water leaks, unusual noise or vibration.

2 Check electrical wiring and connections; tighten loose connections.

3 Clean and flush basin.

4 Inspect spray nozzles.

5 Clean basin strainer.

6 Clean inside of water tower using water hose; scrape, brush and wipe as required;

heavy deposits of scale should be removed with scale removing compound.

7 Check and adjust water level in basin.

8 Check operation of make-up valve.

9 Check and adjust bleed rate.

10 Inspect heat transfer section.

11 Inspect protective finish.

12 Check belt condition.

13 Adjust belt tension.

14 Lubricate fan shaft bearings.

15 Lubricate motor base adjusting nut.

16 Check drive alignment.

17 Check motor voltage and current.

18 Check fan bearing locking collars.

19 Check fan motors for proper rotation.

20 Check fans for rotation without obstruction.

21 Inspect and clean around cooling tower.

22 Perform any tasks other than the above STEPs, as required by the applicable policy, regulation, technical manual, and manufacturer specification/recommendation.

23 Fill out maintenance checklist & report deficiencies.

Note: The frequency for the above STEPs might be increased, IAW the applicable policy, regulation, technical manual, and manufacturer specification/recommendation.

Equipment Type Cooling Tower, B-2308, B-7170 & 7171 Job Plan Title Monthly Reference Means / O&M Manual (BAC Series V)

Step # 1 Inspect general condition of the unit and check unit for water leaks, unusual noise or vibration.

2 When operationg in ambient temperatures below freezing, the tower should be inspected more frequently; for freeze and burst protection, anti-freeze concentration should be maintained properly and recorded.

3 Check electrical wiring and connections; tighten loose connections.

4 Clean and flush basin.

5 Inspect spray nozzles.

6 Clean basin strainer.

7 Check and adjust water level in basin.

8 Check operation of make-up valve.

Cooling Tower Maintenance Task & Cycles

Attachment-12, Preventive Maintenance Tasks and Cycles, 16 of 19

9 Check and adjust bleed rate.

10 Inspect heat transfer section.

11 Check belt condition.

12 Inspect and clean around cooling tower.

13 Perform any tasks other than the above STEPs, as required by the applicable policy, regulation, technical manual, and manufacturer specification/recommendation.

14 Fill out maintenance checklist & report deficiencies.

Note: The frequency for the above STEPs might be increased, IAW the applicable policy, Attachment-12, Preventive Maintenance Tasks and Cycles, 17 of 19

Equipment Type Cooling Tower, B-2308, B-7170 & 7171 Job Plan Title Quarterly Reference Means / O&M Manual (BAC Series V)

Step # 1 Perform all monthly maintenance procedures.

2 Adjust belt tension.

3 Lubricate fan shaft bearings.

4 Lubricate motor base adjusting nut.

5 Check motor voltage and current.

6 Check fan bearing locking collars.

7 Check fans for rotation without obstruction.

8 Perform any tasks other than the above STEPs, as required by the applicable policy, regulation, technical manual, and manufacturer specification/recommendation.

9 Fill out maintenance checklist & report deficiencies.

Note: The frequency for the above STEPs might be increased, IAW the applicable policy, regulation, technical manual, and manufacturer specification/recommendation.

Equipment Type Cooling Tower, B-2308, B-7170 & 7171 Job Plan Title Shutdown for Non-Cooling Season (B-7170/7171 only) Reference Means / O&M Manual (BAC Series V)

Step # 1 Clean and flush basin.

2 Inspect spray nozzles.

3 Clean basin strainer.

4 Clean inside of water tower using water hose; scrape, brush and wipe as required;

heavy deposits of scale should be removed with scale removing compound.

5 Drain basin and piping.

6 Lubricate fan shaft bearings.

7 Lubricate motor base adjusting nut.

8 Inspect and clean around cooling tower.

9 Perform any tasks other than the above STEPs, as required by the applicable policy, regulation, technical manual, and manufacturer specification/recommendation.

10 Fill out maintenance checklist & report deficiencies.

Note: The frequency for the above STEPs might be increased, IAW the applicable policy, regulation, technical manual, and manufacturer specification/recommendation.

Attachment-12, Preventive Maintenance Tasks and Cycles, 18 of 19

Air Handling Unit Maintenance Task & Cycles Equipment Type Air Handling Unit Job Plan Title Monthly Reference Means Step #

1 Check with operating or area personnel for deficiencies.

2 Check controls and unit for proper operation.

3 Check for unusual noise or vibration.

4 Check electrical wiring and connections; tighten loose connections.

5 Lubricate shaft and motor bearings.

6 Check belts for wear, proper tension, and alignment; adjust or replace as necessary.

7 Inspect exterior piping and valves for leaks; tighten connections as required.

8 Inspect & replace air filters as required.

9 Check cleanliness of fin coil banks and heat exchangers; clean as necessary with soft brush or vacuum.

10 Clean area around equipment.

11 Perform any tasks other than the above STEPs, as required by the applicable policy, regulation, technical manual, and manufacturer specification/recommendation.

12 Fill out maintenance checklist and report deficiencies.

Note: The frequency for the above STEPs might be increased, IAW the applicable policy, regulation, technical manual, and manufacturer specification/recommendation.

Equipment Type Air Handling Unit Job Plan Title Annual Reference Means Step #

1 Check with operating or area for deficiencies.

2 Check controls and unit for proper operation.

3 Check for unusual noise or vibration.

4 Check electrical wiring and connections; tighten loose connections.

5 Clean coils, evaporator drain pan, blower, drain piping and centrifugal fan as required.

6 Lubricate shaft and motor bearings.

7 Check belts for wear, proper tension, and alignment; adjust or replace as necessary.

8 Inspect exterior piping and valves for leaks; tighten connections as required.

9 Check operation and clean dampers, louvers and shutters;

lubricate all pivot points and linkages.

10 Replace air filters.

11 Inspect for corrosion and treat with rust inhibitor prior to touching up with paint.

12 Clean area around equipment.

13 Perform any tasks other than the above STEPs, as required by the applicable policy, regulation, technical manual, and manufacturer specification/recommendation.

14 Fill out maintenance checklist and report deficiencies.

Note: The frequency for the above STEPs might be increased, IAW the applicable policy, regulation, technical manual, and manufacturer specification/recommendation.

Attachment-12, Preventive Maintenance Tasks and Cycles, 19 of 19

Equipment Type Fan Coil Unit Job Plan Title Semi-Annual Reference

Step # 1 Check unit for noise and vibration.

2 Clean or replace filters quarterly (or more often as necessary) 3 Drain and clean condensate pan 4 Lubrricate, greasing motor and blower bearings.

5 Clean coil with vacuum, water pressurer, brushing 6 Use fin comb to straighten coil fins if need.

7 Clean fan blades and interior unit surfaces to remove siol.

8 Damp wipe exterior surfaces.

9 Check motor belt and pully for proper operation.

10 Check wiring and connections: tighten losse connections.

11 Remove/clean, adjust and reinstall evaporative pads.

13 Start unit and check for proper operation.

14 Check unit bypass valve for proper work.

15 Clean area around equipment.

14 Perform any tasks other than the above STEPs, as required by the applicable policy, regulation, technical manual, and manufacturer specification/recommendation.

15 Fill out maintenance checklist & report deficiencies.

Note: The frequency for the above STEPs might be increased, IAW the applicable policy, regulation, technical manual, and manufacturer specification/recommendation.

Fan Coil Unit Maintenance Task & Cycles

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