ATTACHMENT 6 PM Task List IFB NWOB HVAC.pdf

ATTACHMENT #6

PREVENTATIVE MAINTENANCE TASK LIST – IFB 276003

LOW PRESSURE CENTRIFUGALS – for the cooling system

A. Cooling season start-up preparation and inspection (the following tasks prepare the unit for cooling duties with reliability, safety and efficiency). Contractor shall complete the unit inspections and service routines described below with that date being decided by the PLCB. All inspections are to be scheduled in advance. The service date will be based on building needs and outside temperatures.

a. Pressurizing the unit and conducting a leak check.

b. Checking refrigerant and oil levels.

c. Checking oil sump and purge oil heaters and temperatures.

d. Checking and testing all operating and safety controls.

e. Checking the starter operation.

f. Starting the chilled water pump.

g. Starting the condenser water pump and cooling tower.

h. Starting the chiller and calibrating controls.

i. Checking purge unit operation.

j. Logging operating conditions after system and unit stabilize.

k. Reviewing operating procedures and owners log with operator.

l. Checking auxiliary equipment operation.

B. Operating season inspections (the following inspection items ensure the unit is operating reliably and efficiently through the cooling season). Contractor shall complete unit inspections on a monthly basis. All inspections are to be scheduled in advance.

a. Inspecting chiller and adjusting safety controls.

b. Checking purge operation.

c. Checking operation of controls.

d. Checking oil and refrigerant levels.

e. Checking operation of lube system.

f. Checking the oil return system.

g. Checking operation of motor and starter.

h. Recording operating conditions.

i. Checking log and reviewing chiller and system operation with operator.

j. Conducting routine maintenance as recommended and required.

k. Logging and reporting repairs and parts that are required.

C. The annual equipment shutdown inspection and preventative maintenance (“PM”) (the following tasks are performed once each year during a shutdown period in order to properly evaluate the equipment status and prepare the unit for the next cooling season).

Contractor shall complete the unit inspections and service routines described below with that date being decided by the PLCB. Winter Shut Down service is generally performed between the months of November and March. All inspections are to be scheduled in advance. The service date will be based on building needs and outside temperatures.

a. Checking the compressor-motor assembly for the following items and performing PM tasks as indicated.

i. Recording voltages.

ii. Merging and recording motor winding resistance.

iii. Lubricating open motor.

iv. Checking the alignment on open drive units.

v. Checking the coupling.

vi. Checking seals.

vii. Checking inlet vane operator and linkage (lubricating where required).

b. Checking the compressor oil system for the following items:

i. Changing oil filter and dryer (if required).

ii. Conducting analysis on oil and oil filter at an independent laboratory.

iii. Checking oil pump, seal and motor.

iv. Cleaning the dirt leg.

v. Checking heater and thermostat.

vi. Checking all other oil system components including cooler, strainer and solenoid valve where applicable.

c. Checking motor starter and performing the following tasks:

i. Running diagnostic check.

ii. Cleaning contacts or recommending replacement.

iii. Checking linkage.

iv. Meting motor.

v. Checking all terminals and tightening connections.

vi. Checking overloads, dash pot oil.

vii. Cleaning or replacing air filter where required.

viii. Checking status lights.

d. Review the control panel for the following items:

i. Running diagnostic check.

ii. Checking safety shutdown operation.

iii. Checking all terminals and tightening connections.

iv. Checking display data accuracy and set points.

e. Reviewing the purge unit for the following items:

i. Inspecting the operation of the unit.

ii. Changing oil.

iii. Cleaning dryer filter.

iv. Cleaning orifice in the liquid feed line to coil.

v. Cleaning solenoid valves.

vi. Cleaning purge drum, checking and cleaning float valve and replacing gaskets.

vii. Checking heater operation.

viii. Checking all other components for proper condition and operation and recording pressure control set point.

f. Checking the condenser for the following items:

i. Checking the water flow.

ii. Checking flow switch operation.

iii. Removing condenser head and inspecting end sheets.

iv. Mechanically brush cleaning condenser water tubes.

g. Checking the cooler for the following items:

i. Checking the water flow.

ii. Checking flow switch operation.

iii. Checking refrigerant level.

h. Checking the system for the following items:

i. Conducting a leak check and identifying leak sources for repairs.

ii. Adding refrigerant as required per unit (10% maximum included).

iii. Recording condition of sight glasses.

iv. Checking the refrigerant cycle to verify the proper operating balance.

v. Checking condenser water and chilled water heater transfer.

i. General items included:

i. Repairing insulation removed for inspection and maintenance procedures.

ii. Cleaning equipment and surrounding area upon completion of work.

iii. Consulting with the operator.

iv. Reporting deficiencies and repairs required.

ANNUAL PREVENTIVE MAINTENANCE & INSPECTION PROGRAM FOR HVAC SYSTEM

WATER PUMPS

A. Seasonal start-up preparation and inspection. Contractor shall complete the unit inspections and service routines described below with that date being decided by the PLCB. Seasonal startup service is generally performed between the months of March and April. All inspections are to be scheduled in advance. The service date will be based on building needs and outside temperatures.

a. Checking and cleaning pump strainers using existing isolation valves.

b. Starting pumps and verifying proper operation.

c. Measuring pressure drops within the system to verify proper operation.

d. Inspecting motor-pump coupling connections.

B. Operating season inspections. Contractor shall complete unit inspections on a monthly basis.

a. Checking pump strainers for blockage.

b. Inspecting seals as required.

c. Verifying the integrity of the coupling connection between the pump and motor.

d. Recording pressure drop readings.

C. Annual shutdown inspection. Contractor shall complete the unit inspections and service routine described below with that date being decided by the PLCB. Services are generally performed between the months of October and December. All inspections are to be scheduled in advance. The service date will be based on building needs and outside temperatures.

a. Checking and cleaning pump strainers using existing isolation valves.

b. Greasing motor bearings.

c. Inspecting impellers and seals for wear and replacing when required.

d. Inspecting coupling connections for condition and proper operation.

e. Cleaning the in-line condenser water loop strainers.

ANNUAL PREVENTIVE MAINTENANCE & INSPECTION PROGRAM FOR CENTRIFUGAL

AND AXIAL FAN EJECTOR TYPE COOLING TOWERS (for the cooling season)

A. Cooling season start-up preparation and inspection. Contractor shall complete the unit inspections and service routine described below with that date being decided by the PLCB. Services are generally performed between the months of March and April. All inspections are to be scheduled in advance. The service date will be based on building needs and outside temperatures.

The following tasks prepare the unit for cooling duties with reliability, safety and efficiency:

a. Inspecting the general condition of unit.

b. Cleaning debris from unit.

c. Cleaning and flushing sump.

d. Cleaning sump strainer.

e. Checking and adjusting sump water level.

f. Inspecting heat transfer section and reporting on condition.

g. Inspecting spray nozzles or water distribution pans.

h. Checking and adjusting fan belt tension (if needed).

i. Checking unit for unusual noise or vibration.

j. Checking fan bearing locking collars.

k. Checking motor voltage and current.

l. Lubricating fan shaft bearings (if needed).

m. Lubricating motor base adjusting screw.

n. Checking fan for rotation without obstruction.

o. Checking fan and pump motor for proper rotation.

p. Inspecting gear box oil for water and other foreign materials and changing gear box oil when required (if needed).

B. Operating season inspections. Contractor shall complete unit inspections on a monthly basis. All inspections are to be scheduled in advance.

The following inspection items shall be inspected monthly to ensure the unit is operating reliably and efficiently through the cooling season:

a. Inspecting the general condition of unit.

b. Cleaning debris from unit.

c. Cleaning sump strainer.

d. Checking and adjusting sump water level.

e. Inspecting heat transfer section and reporting on condition.

f. Inspecting spray nozzles or water distribution pans.

g. Checking and adjusting fan belt tension.

h. Checking unit for unusual noise or vibration.

i. Observing oil level in gear box and adding when necessary (if needed).

j. Lubricating fan shaft bearings (if needed).

C. The Annual Equipment Shutdown Inspection and preventative maintenance.

Contractor shall complete the unit inspections and service routine described below with that date being decided by the PLCB. Services are generally performed between the months of October and December. All inspections are to be scheduled in advance. The service date will be based on building needs and outside temperatures.

The following tasks are performed once each year during a shutdown period in order to properly evaluate the equipment status and prepare the unit for the next cooling season:

a. Cleaning debris from unit.

b. Cleaning and flushing sump.

c. Cleaning sump strainer.

d. Checking fan bearing locking collars.

e. Checking motor voltage and current.

f. Lubricating fan shaft bearing (if needed).

g. Lubricating motor base adjusting screw (if needed).

h. Draining pump and piping.

i. Isolating make-up water from the cooling tower to prevent freezing.

MONTHLY PREVENTATIVE MAINTENANCE INSPECTION CHECKLIST FOR DATA AIRE

EQUIPMENT

A. Contractor shall complete the unit inspections and service routine described below with that date being decided by the PLCB. Services are to be provided on a monthly basis. All inspections are to be scheduled in advance. The service date will be based on building needs and outside temperatures.

a. Air Filters

i. Check for restricted air flow.

b. Blower Section

i. Blower wheel free of debris and moves freely.

ii. Check belt tension and condition.

iii. Bearings in good condition.

iv. Check pulleys and motor mounts.

c. Air Distribution Section

i. Check for restriction in grille(s).

d. Compressor

i. Check oil levels (semi-compressor only).

ii. Check for leaks.

e. Refrigeration Cycle/Selection

i. Check crank case temperature.

f. Air Cooled Condenser

i. Condenser coil clean.

ii. Motor mounts tight.

iii. Motor fan bearings in good condition.

iv. Refrigeration lines properly supported.

g. Condensate Drain

i. Check for water leaks.

ii. Check drain line for restrictions.

h. Electrical Panel

i. Check contactor operation.

ii. DAP III control panel operations.

QUARTERLY PREVENTATIVE MAINTENANCE INSPECTION CHECKLIST FOR DATA AIR

EQUIPMENT

A. Contractor shall complete the unit inspections and service routine described below with that date being decided by the PLCB. Services are to be provided on a quarterly basis. All inspections are to be scheduled in advance. The service date will be based on building needs and outside temperatures.

a. Air Filters

i. Check for restricted air flow.

ii. Check filter differential switch.

iii. Wipe filter rack section clean.

b. Blower Section

i. Blower wheel free of debris and moves freely.

ii. Check belt tension and condition.

iii. Bearings in good condition.

iv. Check air flow safety switch operation.

v. Check pulleys and motor mounts.

c. Air Distribution Section

i. Check for restriction in grille(s).

d. Compressor

i. Check oil levels (semi-hermetic compressor only).

ii. Check for leaks.

e. Refrigeration Cycle/Section

i. Check for moisture (site glass).

ii. Check suction pressure.

iii. Check discharge pressure.

iv. Check hot gas bypass valve operation.

v. Check thermostatic expansion valve operation.

vi. Check solenoid valve operation.

vii. Adding 407-C refrigerant as required per unit (10% maximum included).

f. Air Cooled Condenser

i. Condenser oil clean.

ii. Motor mounts tight.

iii. Motor fan bearings in good condition.

iv. Refrigeration lines properly supported.

g. Reheat

i. Check reheat element(s) for dust.

ii. Check high limit switch operation.

h. Electrical Panel

i. Check fuses.

ii. Check contactor operation.

iii. Check all electrical connections.

iv. Check operation sequence.

v. Check calibration of change over thermostat (Energy Saver System Only).

vi. DAP III Control panel operations.

vii. Check calibration of temperature setpoints. (47 degrees)

viii. Check calibration of humidity sensor setpoints. (48 degrees)

ix. Check calibration of discharge air sensor setpoints. (49 degrees)

MONTHLY PREVENTATIVE MAINTENANCE INSPECTION CHECKLIST FOR AIR

HANDLER’S 1, 2, 3, 4 AND 6.

A. Contractor shall complete the unit inspections and service routine described below.

Services are to be provided on a monthly basis. All inspections are to be scheduled in advance.

i. Ensure equipment is in general operating condition.

ii. Check for any unusual vibration.

iii. Check filters / change if necessary.

iv. Grease bearings (as needed).

v. Check motors for proper rotation.

vi. Check belts (replace if necessary).

vii. Check belt tension.

viii. Check heating coils during heating season for damage or leaks.

ix. Check cooling coils during cooling season for damage or leaks.

x. Recommend repairs to coils if needed.

xi. Check fans for proper rotation (supply and return).

ANNUAL TESTING AND MONTHLY MAINTENCE INSPECTION CHECKLIST FOR CHILLED

WATER MAKE UP LOOP BACKFLOW PREVENTER.

A. Contractor shall complete the unit inspections and testing as listed below. All inspections are to be scheduled in advance.

i. Inspect backflow preventer monthly to ensure system is intact.

ii. Test backflow preventer once annual to ensure proper operation.

iii. Make repairs to ensure proper operation of backflow preventer (if necessary).