FSS-PWS-A-TE-A02.01 (PMChecklist).pdf

USAG-Miami FSS, Annex A (Overarching Facility Support Services PWS) Technical Exhibit A02.01 (PM Checklists)

Technical Exhibit A02.01

Preventative Maintenance (PM) Checklists

Auxiliary Generators

Checkpoint Description Frequency

M Q SA A

4.1.1 CHECK OIL LEVEL AND ADD AS REQUIRED. X

4.1.2 CHECK BATTERY WATER AND ADD AS REQUIRED;

CHECK TERMINALS FOR CORROSION AND CLEAN

AS NEEDED.

X

4.1.3 CHECK BELT TENSION AND WEAR, ADJUST AS

REQUIRED.

X

4.1.4 CHECK AIR FILTER; CHANGE FILTER AS REQUIRED. X

4.1.5 TEST ENGINE OIL. REPLACE IF REQUIRED BASED

UPON TEST RESULTS.

X

4.1.6 CHECK SPARK PLUG CONDITION. X

4.1.7 CHECK WIRING, CONNECTIONS, SWITCHES, ETC.;

TIGHTEN LOOSE CONNECTIONS.

X

4.1.8 DRAIN AND FILL GENERATOR COOLING SYSTEM

ONCE EVERY TWO YEARS.

X

4.1.9 WIPE DUST AND DIRT FROM UNIT. X

4.1.10 CLEAN FLOOR AROUND GENERATOR. X

4.1.11 INSPECT PIPING, AND APPURTENANCES FOR GAS

LEAKS

X

4.1.12 FILL OUT MAINTENANCE RECORD/REPORT. X

M = Monthly Q = Quarterly SA = Semi-Annually A = Annually

UPS Preventive Maintenance

Annual Inspection (MAJOR):

1. Inspect all connections, components and wiring for overheating and unusual signs of wear.

2. Repair or replace any faulty, damaged, or worn components with a parts and material cost not to exceed $500.00. (Repair or replacement requiring parts in excess of $500.00 shall be reported to the COR)

3. Perform an inspection of:

• All power connections for proper torque.

• All systems level controls.

• All system level alarms.

• All inverter module alarms.

• Frequency synchronization

• System auto-transfer when available.

• Manual transfer from UPS to normal by-pass and from normal by-pass to UPS mode.

• UPS system output voltage adjustment.

4. Complete all logic adjustments, including input I output voltage and frequency parameters, battery float voltage and equalize settings in accordance with the Manufacturer's recommendations.

5. Clean or vacuum the inside of the UPS cabinet as needed.

6. Verify that proper ventilation and air conditioning exist and is operational.

7. Clean or replace air filters as needed.

8. Provide a detailed, written report noting any deficiencies and corrective actions taken or planned.

Semi-Annual (MINOR):

1. Review alarm history.

2. Record UPS display meter readings.

3. Verify proper display functions.

4. Inspect air intake filters. Note operation of fans.

5. Note UPS system percentage of total load capacity.

6. Review alarm history.

7. Inspect performance of remote communications interfaces.

8. Perform online inspection of UPS module making a comprehensive examination of internal and external operating parameters.

9. Visually inspect each unit for any signs of debris that may interfere with clearance around the unit.

10. Verify calibration of display metering by recording actual readings using a true Root Mean Squared meter.

11. Record ambient room temperature.

12. Provide owner or owner's representative with a complete inspection report.

Valve Regulate Lead Acid (Sealed) Batteries:

Semi-Annual Inspection:

1. Verify proper operation of Batteries, Racks, Cabinets, Power and Control wiring.

2. Assure the battery room is clean, free of debris and well lighted.

3. Assure that all facility safety equipment is available and functional.

4. Measure and record the ambient air temperature within the battery room.

5. Visually inspect batteries for:

• Cleanliness

• Terminal damage

• Physical damage to jar or cover

• Evidence of overheating.

6. Measure and record the battery system DC float charging voltage and the AC ripple voltage at the battery.

7. Measure the DC voltage from each polarity of the battery to ground to detect any ground faults.

8. Measure and record the battery system DC and AC float charging current.

9. Measure and record the temperature of the battery pilot unit. Sense the temperature on the side of the unit in the center or at the negative terminal of the unit.

10. Measure and record each individual unit DC float charging voltage.

11 Measure and record the resistance/impedance/conductance of each individual unit.

Maintain records so that comparisons can be made over time to detect dramatic differences between individual units and the average.

12. Measure and record the System Equalization Voltage.

13. Breakdown, and clean all inter-cell connections that have indications of high resistance, corrosion, or oxidation.

14. Provide a detailed, written report noting any deficiencies and corrective actions taken or planned.

Annual Inspection:

1. Repeat Semi-Annual checks.

2. Re-torque all inter-connecting hardware to the manufacturer-specified values if needed.

Battery Maintenance (Flooded Cell):

Quarterly:

1. Verify proper operation of Batteries, Racks, Cabinets, Power and Control wiring.

2. Assure the battery room is clean, free of debris and well lighted.

3. Assure that all facility safety equipment is available and functional.

4. Measure and record the ambient air temperature within the battery room.

5. Visually inspect batteries for:

• Cleanliness

• Terminal damage

• Physical damage to jar or cover

• Evidence of overheating.

6. Measure and record the battery system DC float charging voltage and the AC ripple voltage at the battery.

7. Measure the DC voltage from each polarity of the battery to ground to detect any ground faults.

8. Measure and record the battery system DC and AC float charging current.

9. Measure and record individual cells Specific Gravity and temperature for 10% of the string.

10. Measure and record each individual cell DC float charging voltage.

11 Measure and record the resistance/impedance/conductance of 10% of the cells within the string. Maintain records so that comparisons can be made over time to detect dramatic differences between individual units and the average.

12. Measure and record the System Equalization Voltage.

13. Breakdown, and clean all inter-cell connections that have indications of high resistance, corrosion or oxidation.

14. Clean batteries as needed with a soft, damp cloth and a mild solution of baking soda and water.

15. Inspect electrolyte levels and adjust as necessary with distilled water.

16. Provide a detailed, written report noting any deficiencies and corrective actions taken or planned.

Annual:

1. Repeat quarterly checks. Record individual cell Specific Gravity and temperature for 100% of the string.

2. Re-torque all inter-connecting hardware to the manufacturer-specified values.

UPS System Control Cabinet I Maintenance Bypass Cabinet:

1. Verify the proper operation of the System Control Cabinet.

2. Inspect all connections, components and wiring for overheating and unusual signs of wear.

3. Repair or replace any faulty, damaged or worn components.

4. Perform an inspection of:

• All power connections for proper torque.

• All systems level controls.

• All system level alarms.

• Frequency synchronization of all power inverter modules to available bypass power.

5. System auto-transfer when available.

6. Manual transfer from UPS to normal bypass and from normal bypass to UPS mode.

7. UPS system output voltage adjustment.

8. Complete all logic adjustments, including input I output voltage, frequency and current limit parameters, in accordance with manufacturer recommendations.

9. Clean or vacuum the inside of the System Control Cabinet as needed.

10. Verify that proper ventilation and air conditioning exist and is operational.

11. Clean or replace air filters as needed.

12. Provide a detailed, written report noting any deficiencies and corrective actions taken or planned.

Electrical System (Switchgear) Maintenance

Energized Maintenance:

Annually Visual and mechanical:

• Inspect for physical, electrical, and mechanical condition. Interior and exterior of all components will be inspected to ascertain general overall conditions.

Corrosion, rust, discoloration, leaks, safety hazards, applicable code required clearances and violations.

• Inspect for proper grounding.

• Inspect for proper anchorage, physical damage, and proper alignment.

• Inspect exposed sections of wire or cables for physical damage.

• Inspect compression-applied and mechanical connectors for proper cable match, discoloration and corrosion.

• Inspect all electrical control\indicating devices for proper operation where applicable.

LED, indicator lights, metering, etc.

• Inspect switchgear control wiring for physical damage, cracked insulation, broken leads defective wiring, and overall general condition.

Annually Power Quality Summary is composed of Real Time Captured events:

• Perform infrared scan and record apparent temperatures that exceed IEEE standards.

Infrared Image and digital image will be recorded with analysis of the cause for thermal anomaly. Provide a Summary of operational events that occurred during the monitored interval. Events are defined as noticeable changes that occur within the monitored voltage. These changes may be subtle or severe. The power tolerance curve provides a graphical representation of an event that disrupts equipment operations.

De-energized Maintenance:

• Check tightness of bolted connections by calibrated torque-wrench method in accordance with manufacturer's published data, tighten if required.

• Check tightness of switchgear control wiring, tighten as required.

• Test all electrical and mechanical interlock systems for proper operation and sequencing where applicable.

• Inspect barrier and shutter for proper operation where applicable.

• Inspect accessible insulators for evidence of physical damage or contaminated surfaces.

• Vacuum entire interior and top of switchboard assembly.

• Clean entire switchgear with proper non-conductive solvents.

• Inspect contact lubricant on moving current carrying parts and moving and sliding surfaces, lubricate if required.

• Exercise all active components.

• Inspect all mechanical and electrical indicating devices for proper operation where applicable.

• Perform insulation-resistance tests on switchboard bus section, phase-to-phase and phase-to-ground in accordance with manufacturer's instructions.

• Perform resistance measurements on all bus joints with a low-resistance ohmmeter.

• Perform inspection of switchboard disconnects, power circuit breakers and ground fault systems in accordance with the test and inspection procedures for the same.

ELECTRICAL SUBSTATION

TASK DESCRIPTION D W M Q SA A

1 Thoroughly clean the breakers and cubicles.

X

2 Inspect buses and connections for overheating.

X

3 Inspect interrupter springs for fatigue and proper functioning during breaker operation.

X

4 Megger interrupter wiring, coils, motors, and solenoids to NETA standards.

X

5 Lubricate all friction surfaces. X 6 Perform high potential test of all main current carrying parts of the breaker.

X

7 Perform timing test. X 8 Inspect transformers for bulging, leaks, and chipped or broken insulators.

D = Daily W = Weekly M = Monthly Q = Quarterly

Elevator and Lift Preventive Maintenance

CONTROL BOARD:

Examine the board for burned or broken contacts, shunt wires and coils. Replace all defective parts.

X

Examine the board for defective resistors and loose connections. Replace defective resistors and tighten all connections.

Examine and hand actuate all relays. Note discrepancies.

X

Test the motor generator shutdown timer.

Adjust as required.

X

Lubricate all bearings and guides. X Inspect the main line switch and fuses for tightness.

X

Inspect pin hinges on all relays and contactors for wear.

X

Disassemble, clean, lubricate and reassemble any stiff or sticking relays or contactors.

X

Inspect and test the reverse phase relay. X Check the oil level in the overload relay dash pots. Add oil as required.

X

Inspect all rectifiers. X Inspect and tighten all terminal connectors. X Replace worn, defective or missing springs. X

FLOOR SELECTORS:

Solvent clean the selector tape drive chain and worn gear. Wipe the components down with a clean cloth and Lubricate.

X

Lubricate the floor selector bearings. X Replace wool or felt lubricators. X Inspect latch reset coils. Replace defective coils.

X

HYDRAULIC ELEVATOR:

Add hydraulic fluid as required to obtain a normal operating level.

X

Wipe the machinery down to remove dirt and stains.

X

Inspect hydraulic piping, valves and fittings for leaks and repair leaks as required.

Check the belt tension and adjust the belt as required.

X

Inspect the pump motor brushes, armature, field coils, brush holders, shunts and conductors. Replace carbon brushes when they have worn to within 1/8" of the manufacturer's part number. Adjust spring tension on the brush holders.

X

Inspect all sheaves, rollers and guides. X Replace any missing electrical plates. X Lubricate all bearings, sheaves, rollers and guides.

X

ELEVATOR CAR (INTERIOR)

Test the emergency stop switch and the alarm bell.

X

Test the floor call buttons and indicator lamps. X Test the emergency light. X Replace all inoperative or defaced call buttons and emergency stop switches.

X

Test the emergency phone. X Test the door reopening device. X Test the electric eye lamps and replace lamps as required.

X

Replace all defective or missing gate and door straps. Adjust the gate and door for proper operation.

X

Replace all defective or missing door and gate guides, gibs and rollers.

X

Inspect the general car interior. X Clean the car threshold grooves. X Replace all defective switches, tubes or bulbs used for regular or emergency lighting inside the car.

X

Remove, clean and replace lighting diffusers and covers.

X

Test emergency light. Replace defective components as required.

X

CAR (EXTERIOR):

Test the slack cable switch, broken tape switch, car over speed switch, emergency exit switch, gate switch and any other switches in the safety circuit.

Adjust leveling devices so that the car stops within 1/16" of the floor level at all stations.

X

Adjust the rail guides or rail guide rollers to achieve proper tension.

X

Replace all missing screws and bolts. X Inspect cam and gate operator drive belts.

Replace all worn, defective or missing belts.

X

Clean the motor internally to remove carbon/copper dust, dirt and grit.

X

Lubricate all bearings. X Inspect the drive pulley for tightness and excessive belt drag.

X

Disassemble the pump strainer. Clean and inspect the strainer basket for cracks or breaks.

X

Repair or replace the strainer basket if required.

X

Reassemble the strainer and test gasket. X Test the operation of the automatic by-pass regulator.

X

Bleed and fill the hydraulic system. X Test the work light. Replace the bulb as required.

X

Clean the top of the car. Remove all debris. X Test the emergency stop switch and the inspection mode of operation.

X

Test the general operation of the car. X Disassemble, clean, inspect and lightly lubricate the slack cable, broken tape, car over speed, emergency exits and leveling switches.

X

Reassemble the above switches replacing any defective, worn or missing springs, contacts or shunt wires.

X

Inspect the emergency light unit. Replace defective components as required.

X

ELEVATOR CAR (UNDERCARRIAGE):

Test the work light and replace the lamp if defective.

X

Inspect the safety devices, rollers and guides. X Lubricate the safety devices, rollers and guides.

Inspect the traveling cable connection assembly.

X

Replace any missing electrical plates. X Inspect and test the safety plank switch. X Disassemble, clean and inspect the plank switch. Lightly lubricate the pivot.

X

Reassemble the switch replacing any defective, worn or missing springs, contacts or shunt wires.

X

Remove all dirt, trash and debris. X Empty all oil collection containers. X Test the slowdown, normal stop and final stop switches.

X

Test the emergency stop switches. Replace the switch if it is defective.

X

Test the pit access mechanism. X Check the oil level in the oil buffers and inspect the shafts for deterioration and rust.

X

Inspect all piping, valves and fittings for leaks.

Correct all minor leaks.

X

Inspect the hydraulic cylinder and packing assembly.

X

Replace all missing electrical cover plates. X Inspect and lubricate all pit sheaves. X

ELEVATOR PIT:

Inspect rollers on slowdown, normal stop and final limit switches. Replace any worn, defective or missing rollers.

X

Inspect the oil buffers for loose mounting bolts, excessive side play and clean the buffer plungers.

X

Disassemble, clean inspect and lightly lubricate the slowdown, normal stop, final limit buffer and directional limit switches.

X

Reassemble the above switches replacing any defective, worn or missing springs, contacts or shunt wires.

X

Replace pit lamp. X

OUTSIDE HOISTWAY:

Test all hall call buttons, indicator lamps and vision panels. Replace all defective buttons, lamps or panels.

Inspect all hall access boxes. X Clean all door threshold grooves. X Test all door latches and replace missing screws and bolts.

X

Adjust doors for balanced operation. X Test the hoistway access switches. X Test the hoistway door unlocking devices. X Inspect the door frame assembly and still at all stations.

X

Disassemble, clean, inspect and lightly lubricate the zone, interlock and control switches located in the hoistway.

X

Reassemble the above switches, replacing any defective, worn or missing springs, contacts or shunt wires.

X

Replace all damaged or missing electrical covers.

X

Inspect and lubricate all counterweight sheaves, rollers and guides.

X

Inspect and lubricate all deflecting and compensating sheaves.

X

Inspect the traveling cable. X Fill all oil reservoirs. X Replace all missing screws and bolts. X Replace all defective or missing gate straps, guides gibs or rollers.

X

Adjust all counter weight rollers to proper tension.

X

Inspect counterweight rod and weights. X Inspect all wire rope fastenings and ropes. X Inspect and test all slow down, normal stop and final limit switches.

X

Replace worn, damaged or missing Switch rollers.

X

Inspect alignment of the guide rails. X Inspect and lubricate the hoistway doors, gate operators, locking and contact devices and retiring cam mechanisms.

Fill out maintenance report/record. X

Cross-Connection Control and Backflow Prevention Device Maintenance

INSPECT AND TEST CHECK VALVE IN BACKFLOW

DEVICE, MAKING

NECESSARY REPAIRS FOR PROPER OPERATION.

BLEED AIR FROM BACKFLOW PREVENTION

DEVICE.

TIGHTEN, ADJUST AND LUBRICATE BACKFLOW

DEVICE GLAND.

INSPECT BACKFLOW PREVENTION DEVICE FOR

LEAKS UNDER PRESSURE.

FILL OUT MAINTENANCE REPORT/RECORD. X

M = Monthly Q = Quarterly

Backflow Device Test Report Name of Premises Service Address Location of Device Device Manufacturer Model Size Serial No.

Line Pressure at Time of Test lb Pressure Drop Across First Check Valve lb

Check Valve No 1 Check Valve No 2 Differential Pressure-Relief

Valve

Initial Test

1. Leaked

2. Closed Tight

1. Leaked

2. Closed Tight

1. Opened at _________lb Reduced Pressure

2. Did Not Open

R E P A I R S

� Cleaned � Replaced:

� Disc � Spring � Guide � Pin Retainer � Hinge Pin � Seat � Diaphragm � Other, Describe

Cleaned Replaced:

Disc Spring Guide Pin Retainer Hinge Pin Seat Diaphragm Other, Describe

Cleaned Replaced:

Disc Upper Disc Lower Spring Diaphragm, Large Upper Lower Diaphragm, Small Upper Lower Spacer, Lower Other, Describe

Final Test

� Closed Tight

� Closed Tight

� Opened at __________ lb

� Reduced Pressure

Remarks:

The Above Report is Certified To Be True Initial Test Performed By of Date Repaired By Date Final Test Performed By of Date

HVAC Plant and Systems and Kitchen Exhaust

Air Handlers

Monthly Observe unit for any change in running condition and unusual noise Check condition of filters, replace if pressure drop at maximum limit Lubricate fan bearings Check fan belt tension, adjust if out of tolerance

Quarterly Replace all filters and write the date install on each filter. Place the date on each filter, visible for inspection Check fan bearing grease line connections. Tighten if required Inspect bearing and motor bracket bolts for tightness. Tighten if required Inspect for fan and motor sheave alignment Inspect and clean drain pans and traps Check electrical connections for tightness. Tighten if required Inspect coils for dirt build up. Vacuum if required Add algaecide treatment

Semi-Annually Change out cartridge filters

Annually Inspect the unit casing for corrosion. If damage is found, clean and spot paint the surface with rust-resistant primer Clean the fan wheel and housing of dust Check damper linkages, set screws and blade adjustment.

Clean dampers and damper operators Inspect electrical components and insulation for damage Rotate the fan wheel and check for obstructions in the fan housing.

Check condition of gasketing and insulation around unit doors and dampers Inspect duct flex connections for cracks or leaks.

Inspect chilled water coil, if required clean with spray cleaner

Fan Coils

Quarterly Replace all filters.

Write the date on each filter install.

Semi-Annually Observe unit for any change in running condition and unusual noise Lubricate fan bearings

Check fan belt tension, adjust if out of tolerance Inspect and clean drain pans and traps Inspect for fan and motor sheave alignment Inspect bearing and motor bracket balls for tightness. Tighten if required

Fire/Smoke Dampers

Annually Inspect damper for blockage and remove power to verify closure Check electrical connections for tightness. Tighten if required

Fan Coils

Semi-Annually Observe unit for any change in running condition and unusual noise Change out cartridge filters Lubricate fan bearings.

Check fan belt tension, adjust if out of tolerance Inspect and clean drain pans and traps Inspect for fan and motor sheave alignment Inspect bearing and motor bracket bolls for tightness. Tighten if required Add algaecide treatment

Annually Inspect the unit casing for corrosion. II damage is found, clean and spot paint the surface with rust· resistant primer Inspect coils for dirt build up. Vacuum If required Clean the fan wheel and housing of dust Inspect electrical components and insulation for damage Rotate the fan wheel and check for obstructions in the fan housing.

Check electrical connections for lightness. Tighten if required

Exhaust Fans (Mushroom Type, Propeller Type, and In line Type)

Semi-Annually Observe unit for any change in running condition and unusual noise Lubricate fan bearings Check fan belt tension, adjust if out of tolerance Align fan and motor sheaves Inspect bolts and setscrews for tightness. Tighten if required

Annually Check electrical connections for tightness. Tighten if required Clean the fan wheel and check for obstructions in the fan housing Replace drive belt Inspect drive sheaves

Check motor voltages and amperages Check motor and fan belt bearings

Exhaust Fans (Ceiling Type)

Semi-Annually Inspect bolts and setscrews for tightness. Tighten if required Clean the fan wheel and remove dust from motor housing Check electrical connections for lightness. Tighten If required

Exhaust Fans (Transfer Type & Dryer Booster Type)

Semi-Annually Inspect bolts and setscrews for tightness. Tighten if required Clean the fan wheel and remove dust from motor housing

Annually Check electrical connections for tightness. Tighten if required Replace drive belt Inspect drive sheaves Check motor voltages and amperages Check motor and fan belt bearings

Dryer Lint Traps

Annually Inspect and vacuum traps

VAV Box Heaters

Semi-Annually Check resistance to ground for each circuit Check electrical connections for tightness. Tighten if required

Variable Frequency Drives

Annually Check alarms to ensure properly functioning Check enclosure inlet air filter, replace as needed Check enclosure exhaust air filer, replace as needed Check electrical connections for tightness. Tighten" if required Vacuum dust from heat sink

Kitchen Hood

Semi-Annually Wash down duct system and clean exhaust fan

Chillers

Quarterly Oil and grease all necessary components Inspect all wire connections for overheating and tighten as needed Provide a written report of all problems and concerns

Annually Meg the motor and record the findings Check and record refrigerant charge. Report loss and amount.

Repair any minor leaks as necessary (e.g. charging valve packing. flare nut gaskets) Check the vanes for correct and efficient operation Check and adjust the mechanical linkages as necessary Check and calibrate all operating safety controls Check and calibrate all oil pressure safety switches Remove and replace the oil filters and take oil samples out for independent spectroscopic analysis.

Check: operation of oil heater, check amp draw and compare to heater specifications Test high oil temperature sensor, adjust as necessary and record findings Service the purge unit including replacement of the purge fillers and purge drier Clean condenser coil on purge unit as required Check the purge unit refrigerant charge and adjust as necessary Clean starter cabinet of duct with compressed nitrogen Disassemble and clean the contactors and check for wear on the points Test motor overheating sensors and safeties. Calibrate as necessary Compare vibration analysis result to previous readings and report results Open the chillers, inspect and clean the condenser tubes Inspect all wire connections for overheating and tighten connections Tighten thermal block connections

Pumps

Semi-Annually Observe unit for any change in running condition and unusual noise Meg the motor and record the findings Visually check pump seats Amp motor and record findings

Annually Check pump alignment and coupling condition Inspect electrical connections and contactors for overheating and tightness connections as needed

Check motor and pump bearings Check packing and seals and adjust as required Lubricate motor and pump bearings per manufacturer's recommendations Check motor mounts and vibration pads Check and clean strainers as required

Cooling Towers

Monthly Observe unit for any change in running condition and unusual noise Check spray nozzles and eliminators Check tower for leaks Lubricate bearings as required Inspect starters and disconnects for wear and overheating Check belt tension and adjust as needed Inspect gear box

Semi-Annually Meg motors Check gear oil

Annually Check tower for leaks Lubricates bearings as required Inspect starts and disconnects for wear and overheating, tighten connections as required Shut down and clean entire tower basin cleaning system Check motor voltage and amperage draw Check and calibrate all safety controls Check tower approach to insure tower is operating at maximum efficiency

Computer Room Cooling Units

Monthly Check fan belt tension, adjust if out of tolerance Lubricate fan bearings Check make up water connection to humidifier for leaks Check humidifier lamps

Quarterly Inspect fan and motor sheave alignment Inspect bolts and setscrews for tightness. Tighten if required Inspect and clean drain pans and traps

Annually

Check electrical connections for tightness. Tighten if required Clean the fan wheel and check for obstructions in the fan housing

Domestic Hot Water Heaters

Annually Check hot water/storage temperature Check hot water leaving temperature Check element seals Drain tank Test T&P valve to verify operation Check condition of anode rod Check electrical connections for tightness. Tighten if required

Domestic Hot Water Recirculation Pump

Annually Visually inspect pump seals Check electrical connections for tightness. Tighten if required

Domestic Hot Water Expansion Tank

Annually Check bladder pressure

Water Coolers

Annually Vacuum condenser coil Check electrical connections for tightness. Tighten if required

Domestic Water Booster Pump

Annually Check electrical connections for tightness. Tighten if required Lubricate pump seals Visually cheek pump seal

Barriers, Bollards, and Sliding Vehicle and Pedestrian Gates Maintenance

Barriers

Inspect for obvious signs of damage or wear and repair as necessary Raise and lower 5 times individually and 5 times concurrently to ensure smooth operation.

Clean, check and replace hydraulic hose’s as necessary.

Clean, check and replace light bulbs/light covers as necessary.

Inspect AVB lights to ensure they are working properly.

Clean, check and replace reflective tape as necessary.

Check and replace hydraulic fluid (Environmentally friendly oil) as necessary.

Check Safety loops before/after anti-vehicular barrier (AVB) for proper operation and repair/replace as necessary.

Check all control panel functions for proper operation and repair/replace as necessary.

Perform lubrication as needed or as required by specifications.

Tighten all bolts, screws and fasteners and repair/replace as necessary.

Clean, check and replace traffic lights (AVB’s).

Clean, check and replace wig wag warning lights as necessary.

Clean, check and replace sump pumps as necessary.

Check all electrical connections and circuits needed to operate, repairing/replacing as necessary.

Remove any and all debris to include dirt, sand and trash.

Bollards

Monthly Inspect for obvious signs of damage or wear and repair as necessary Raise and lower 5 times each to ensure smooth operation.

Clean, check and replace nitrogen hose’s as necessary.

Clean, check and replace reflective tape as necessary.

Check and replace nitrogen gas as necessary.

Tighten all bolts, screws and fasteners and repair/replace as necessary.

Sliding Vehicle Gate

Monthly Inspect for obvious signs of damage or wear and repair as necessary Open and Close 5 times to ensure smooth operation Tighten all bolts, screws and fasteners and repair/replace as necessary.

Perform lubrication as needed or as required by specifications.

Pedestrian Gate

Inspect for obvious signs of damage or wear and repair as necessary Operate 5 times to ensure smooth operation Tighten all bolts, screws and fasteners and repair/replace as necessary.

Perform lubrication as needed or as required by specifications.

Fire Suppression System Maintenance

Wet and Dry Chemical System

M Q SA A

DISARM SYSTEM X X X

CHECK OVERALL PHYSICAL CONDITION. X

TEST ALARMS FOR OPERATION AND

ENSURE AUDIBLE ALARM.

X

CHECK HOOD DAMPER AND GAS VALVES

ON RELEASE DEVICES FOR CLOSURE.

X

CHECK PRESSURE SWITCHES ON

RELEASE DEVICES.

X

ON MANUAL RELEASES: CHECK PULL

FORCE REQUIRED TO OPERATE. OPERATE

AND ADJUST ALL DEVICES. TIGHTEN ANY

LOOSE CONNECTORS. CHECK CONDITION

OF CONDUIT AND CORNER PULLEYS.

X

TEST ELECTRICAL SYSTEMS AND ENSURE

COVERS IN PLACE.

X

CHECK PHYSICAL CONDITION OF

CONTAINERS AND ENSURE THEY ARE

SECURELY HELD IN POSITION.

X

CHECK CONTAINERS FOR WEIGHT BY

ACCEPTABLE METHODS FOR EACH

CYLINDER. IF MORE THAN 10% BELOW

NORMAL CAPACITY, REFILLING IS

REQUIRED.

X

CHECK CYLINDER CONNECTORS FOR

INTEGRITY AND CONDITION ON EACH

CONTAINER.

X

CHECK WEIGHTS AND CABLES OF

MECHANICAL RELEASE SYSTEMS.

X

CHECK RELEASE DEVICES AND CHECK

FOR PROPER ARRANGEMENT.

X

REPLACE FUSIBLE LINKS AND OTHER TRIP

DEVICES.

X

PERFORM OPERATIONAL TEST. X

STENCIL OPERATION NUMBER ON RISER,

IF MISSING OR ILLEGIBLE.

FILL OUT MAINTENANCE REPORT/RECORD. X X X

AUTOMATIC SPRINKLER AND DELUGE SYSTEM

(APPLICABLE FOR DRY SPRINKLER SYSTEM, WET SPRINKLER SYSTEM PRE-

ACTION SYSTEM, AND DELUGE SYSTEM)

Checkpoint Description Frequency

M Q SA A

NOTIFY FIRE ACTIVITY DISPATCHER

SYSTEM IS DOWN.

X X X

CHECK OVERALL PHYSICAL CONDITION

OF CONTROL VALVES. CHECK FOR RUST,

CORROSION, ETC.

X

EXERCISE, OIL, AND LUBRICATE ALL

CONTROL VALVES AND INDICATING

MECHANISM.

X

ENSURE CONTROL VALVE IS ONE-

QUARTER TURN FROM WIDE OPEN TO

PREVENT JAMMING. CHECK CONTROL

VALVE FOR LEAKS.

X

OPERATE, CLEAN, AND OIL OUTSIDE

SCREW AND YOKE VALVE. LEAVE IN OPEN

POSITION.

X

CHECK GAUGE READINGS. CHECK GAUGE

FOR CORROSION, BREAKAGES, AND

OVER-ALL CONDITION.

X

CHECK EXPOSED PIPING AND HANGERS

FOR RUST, CORROSION, LEAKS, AND

OVER-ALL CONDITION.

X

CHECK DRY VALVES AND ASSOCIATED

PIPING AND EQUIPMENT IN AIR SYSTEM

FOR RUST, CORROSION, LEAKS, AND

OVER-ALL CONDITION. CHECK

COMPRESSOR.

X

CHECK CONDITION OF VALVES,

COUPLINGS, AND CAPS OF FIRE

DEPARTMENT CONNECTIONS.

X

TEST 2-INCH DRAIN; RECORD STATIC AND

RESIDUAL PRESSURE (WET SYSTEMS

ONLY).

X

EXERCISE POST INDICATOR VALVE. X

TRIP TEST OF DRY-PIPE VALVE (DRY

SYSTEM ONLY).

X

PERFORM INSPECTOR'S TEST. SEE NOTE

2.

X

PERFORM DELUGE TRIP TEST (DELUGE

SYSTEMS ONLY).

STENCIL IDENTIFICATION NUMBER ON

RISER, IF NEEDED.

X

FILL OUT MAINTENANCE

REPORT/RECORD.

NOTIFY ACTIVITY FIRE DEPARTMENT

THAT SYSTEM IS OPERATING CORRECTLY

AND IS BACK IN SERVICE.

X X X

Fire Alarm System Maintenance

M Q SA A

VISUALLY INSPECT ALL ALARM

EQUIPMENT.

X

PERFORM OPERATIONAL TEST OF

INITIATING AND SIGNALING CIRCUITS FOR

POPULATED BUILDINGS.

X

PERFORM OPERATIONAL TEST OF MANUAL

FIRE STATIONS, CODED AND NON-CODED.

X

PERFORM OPERATIONAL TEST OF

HEAT/FLAME DETECTORS

X

PERFORM OPERATIONAL TEST OF SMOKE

DETECTORS.

X

PERFORM OPERATIONAL TEST OF

WATERFLOW DETECTORS.

X

PERFORM OPERATIONAL TEST OF

SUPERVISORY INITIATING DEVICES.

X

PERFORM OPERATIONAL TEST OF BASE

SYSTEM CIRCUITS.

X

PERFORM OPERATIONAL TEST OF BASE

SYSTEM CLASS A CIRCUITS WITH GROUND

AND OPEN FAULTS.

FILL OUT MAINTENANCE RECORD/REPORT. X

Sewage Lift Station Maintenance

Inspect pump station and control panel for proper operations Maintain a log of inspection and services performed

Warehouse Roll-up Doors and Dock Levelers Maintenance

Quarterly

Warehouse Roll-Up Doors Visually inspect doors for discrepancies Operate 5 times to ensure smooth operation Tighten all bolts, screws and fasteners and repair /replace as necessary Perform lubrication as needed or as required by specifications Adjust balance Adjust springs

Dock Levelers Visually inspect dock levelers for discrepancies Operate 5 times to ensure smooth operation Tighten all bolts, screws and fasteners and repair/replace as n necessary Perform Lubrication as needed or as required by specifications.

Building Management System (BMS) Maintenance

Review jobsite log book Record time spent in Log Book Run Diagnostics Clean peripheral equipment Test UPS where applicable Back up database Check system for fail points Check system for overridden Points Check system for all points in alarm and record Insight software maintenance Apogee remote notification verification

Quarterly

Workstation and Field Panel system backup PXC Controller and TX 1/0 Hardware (PXC modular, PXC 36 and PXC 24) PXC Controller software Chillers gateway communication verification Ethernet Switch/Hub

Semi-Annual

Uninterruptable Power Supply Network performance diagnostic tool test

Annual

Software revision upgrades Control loop tuning Chillers and pumps controls verification Secondary pumps loop tuning Chiller staging loop tuning Cooling towers controls verification cooling tower loop tuning AHU supply air temperature loop tuning AHU supply fan static pressure loop tuning Terminal equipment controller – VAV BOX Terminal equipment controller – FCU Transducer, duct air static pressure Static pressure calibration Transducer, water differential pressure Differential pressure calibration Current switch AHU filters air flow switch Actuator, AHU control damper High static pressure switch Duct CO2 sensor