RFQ27006934 Appendix_C-HVAC_Annual_PM_Services.pdf

Appendix C – Annual

ANNUAL SERVICES

PREVENTATIVE MAINTENANCE REQUIRMENTS

NOTE: Comprehensive Preventative Maintenance, Inspections, and Calibration will need to be performed at least once per year (Annual Service). This maintenance service will ensure equipment is operating efficiently through more thorough inspection procedures.

Vendor service personnel are to report to FMO State Workers onsite and review HVAC operation with Unit Personnel and FMO State Workers for problems and trends. Record and report any abnormal HVAC conditions, measurements taken, and outdoor weather.

Comprehensive Operational Inspection and Calibration

1- Building Management System / Controls

Building Management User Interface Login and ensure operational function and seasonal programming are correct.

Boiler, Chiller, Convertor, Pumps and Zone Controls Check and calibrate all controllers.

Calibrate all transmitters and set receiver gauges as required.

*Where applicable

Fan Systems and HVAC Unit Controls Review sequence of operation.

Check operation of all dampers.

Check pilot positioners.

Check all control valves.

Calibrate all controllers as required.

Calibrate all transmitters and set receivers gauges as required.

Check auxiliary control devices.

Room-Terminal Unit Controls Check all room thermostats and calibrate, as required.

Change thermostat batteries.

Check all control valves and report condition.

Check operation of all dampers.

Terminal Units Box-mixing and Variable Air Volume Inspect box for ductwork connection.

Lubricate and adjust dampers and linkage.

Verify operation of control.

2- Heaters

Electric Duct Heaters Inspect coil for damage to element.

Inspect isolators for damage or cracks.

Brush and HEPA vacuum coil to remove dust and debris. (Where accessible) Torque heating terminals.

Verify operation of control.

Verify staging of heating elements Check all control valves.

Clean discharge grill.

Check and clean strainers

Reheat Coils - Electric Inspect coil for damage to element.

Inspect isolators for damage or cracks.

Brush and HEPA vacuum coil to remove dust and debris. (Where accessible) Torque heating terminals.

Verify operation of control.

Verify staging of heating elements.

Reheat Coils - Hot Water Inspect coil for leaks or damage.

Brush and HEPA vacuum coil to remove dust and debris. (Where accessible)

Induction Unit Visually inspect coil. Clean as required.

Check and clean drains and drain pans.

Check and clean strainers.

Verify operation of controls.

Radiation Visually inspect tube / fins / cast iron.

Check and clean strainers.

Clean as required.

Report controls condition and repair requirements (if any).

*Where applicable

Under Slab Heat Meter cabling for continuity check and report on operation

3- Exhaust Fans and Blowers

Fan and Motor Verify operation of system motor.

Inspect flexible connections and ductwork for damage and leaks.

Inspect tension on drive and fan belts; change as needed (No more than 18 months) Lubricate fan shaft bearings.

Lubricate motor bearings.

Lubricate dampers.

Clean intake screen on motor.

Clean fan blades by wiping down with microbial disinfectant cleaner.

Inspect fan wheel for free rotation, cracks, and alignment.

Inspect for vibrations and unusual noises.

Report on condition of dampers and damper linkage.

Test secureness of guards, doors, and panels.

Verify proper operation with HVAC system.

Inspect all structural elements for corrosion and damage.

Inspect motor windings for cleanliness.

Inspect wiring for secureness and damage.

Meter motor at starter and record reading. * Inspect starter for signs of wear, arcing, overheating, burns, etc.

Inspect electrical connections for tightness and absence of moisture.

Measure and record operating voltage.

Measure and record operating amperage. * Record condition and repair requirements (if any).

*Where applicable

4- Air Handling Units / Roof Top Units (AHU / RTU) Makeup Air Units / Energy Recovery Units (MAU / ERU)

Fan and Motor Verify operation of system motor, gages, etc.

Inspect flexible connections and ductwork for damage and leaks.

Inspect tension on drive and fan belts; change as needed. (No more than 18 months) Lubricate fan shaft bearings.

Lubricate motor bearings.

Lubricate dampers Clean intake screen on motor.

Inspect fan wheel for free rotation, cracks, and alignment.

Inspect for vibrations and unusual noises.

Inspect coils for leaks.

Report on the condition of dampers.

Test secureness of guards, doors, and panels.

Inspect humidifier parts.

Inspect all major stop valves and report condition.

Inspect all structural elements for corrosion and damage.

Clean coil as required.

Inspect motor windings for cleanliness.

Inspect wiring for secureness and damage.

Meter motor at starter and record reading.

Inspect switch gear, starter, and contactor points.

Inspect starter for signs of wear, arcing, overheating, burns, etc.

Inspect electrical connections for tightness and absence of moisture.

Measure and record operating voltage.

Measure and record operating amperage.

Report on condition and repair requirements (if any).

Note: The preceding inspection tasks will be completed when operating conditions permit.

5- Pumps

Pumps Inspect pumps for vibrations, unusual noises, odors, etc.

Inspect mounting points for security and tighten.

Inspect packing; adjust to a slow drip if necessary. * Inspect mechanical seals. * Verify flow in sealing/flushing line. * Lubricate couplings. * Lubricate motor bearings.

Inspect system for leaks in piping, flange connections, etc., and record condition.

Lubricate pump bearings.

Inspect motor windings for dirt buildup.

Clean ventilation openings (grills and/or screens).

Visually inspect coupling. *

Starter or Contactor Inspect wiring for secureness and damage and record condition.

Meter motor at starter and record reading.

Clean enclosure.

Tighten all terminal connections at starter Inspect contacts for signs of wear, arcing, overheating, etc., and record condition.

Measure operating amperage and record readings.

Operational Test Inspect level in system expansion tank and record reading.

Inspect coupling connections for signs of wear.

Grease motor and pump Record discharge pressure.

Measure operating voltage and record reading.

Test accuracy of all pressure gauges.

Record suction pressure.

Report on the pump condition and repair requirements (If any).

* Where applicable

6- Reciprocating Chillers and Compressors

Compressor Inspect vibration eliminators for secureness and damage.

Clean and flush cooling system. * Verify setting of oil cooler water (valve) regulator. * Test oil for acid. * Change oil and filter element. * Take oil sample for analysis. * Tighten terminal connections at heater elements.

Test secureness of mounting points and tighten all major points.

Open Compressor Lubricate motor bearings.

Clean motor air intake screens.

Lubricate coupling. * Inspect motor windings and report condition.

Visually inspect coupling.

Check shaft alignment; Align as needed.

Controls Inspect control center; clean and tighten connection; inspect components.

Verify operation of bypass valve.

Verify capacity control reaction.

Test low pressure cutout & record; calibrate if needed.

Test high pressure safety & record; calibrate if needed.

Verify operation of cooling water (valve) regulator. * Test freeze control cutout and record temperature. * Verify operation of oil temperature control.

Test oil high temp cutout and record; calibrate if needed. *

Starter Inspect wire insulation for signs of overheating, burns etc.

Meter motor at starter and record reading.

Measure operating amperage and record reading.

Clean enclosure.

Tighten terminal connections at starter.

Measure operating voltage and record reading.

Inspect starter for signs of wear, arcing, overheating, burns, etc.

Operational Test Run and record a complete test log on machine.

Verify refrigerant charge.

Verify oil level.

Verify superheat adjustment.

Inspect for vibrations and unusual noises in bearings, motors, etc.

Inspect moisture indicator for evidence of moisture.

Test accuracy of all pressure gauges.

Record compressor oil pressure.

Record compressor suction pressure.

Record compressor discharge pressure.

Compressor and Vessels Test for refrigerant leaks and report results.

Report on machine condition and any repair requirements.

* Where applicable.

7- Condensing Units

Condensing Unit Clean all debris from air inlet louvers.

Brush condenser coil(s) to remove loose dirt.

Test for secureness of guards, doors, and panels.

Inspect all structural elements for corrosion and damage.

Compressor(s) Inspect vibration eliminators for secureness and damage.

Clean and flush cooling system. * Verify setting of oil cooler water (valve) regulator. * Test oil for acid. * Change oil and filter element. * Take oil sample for analysis. * Tighten terminal connections at heater elements.

Test secureness of mounting points and tighten all major points.

Open Compressor Lubricate motor bearings.

Clean motor air intake screens.

Lubricate coupling. * Inspect motor windings and report condition.

Visually inspect coupling.

Check shaft alignment. Align as needed.

Test low pressure cutout and record; calibrate if needed.

Test high pressure safety and record; calibrate if needed. * Verify operation of cooling water (valve) regulator. * Test freeze control cutout and record temperature. * Verify operation of oil temperature control.

Test oil high temp cutout and record; calibrate if needed. * Verify operation of fan speed control. * Verify operation of fan cycling controller. *

Starter Inspect wire insulation for signs of overheating, burns, etc.

Meter motor at starter and record reading.

Measure operating amperage and record readings.

Clean enclosure.

Tighten terminal connections at starter.

Measure operating voltage and record readings.

Inspect starter for signs of wear, arcing, overheating, burns, etc.

Controls Inspect control center, clean, and tighten connections.

inspect components.

Verify operation of bypass valve. Verify capacity control reaction.

Operational Test Run and record a complete test log on machine.

Verify refrigerant charge.

Verify oil level.

Verify superheat adjustment.

Inspect for vibrations and unusual noises in bearings, motors, etc.

Inspect moisture indicator for evidence of moisture.

Test accuracy of all pressure gauges.

Record compressor oil pressure.

Record compressor suction pressure.

Record compressor discharge.

Condenser Fan Motor(s) Inspect for vibrations and unusual noises in bearings, motor, etc.

Wipe down motor(s) to remove loose dirt and oil buildup.

Inspect tension on drive and fan belts and change as needed.

Inspect fans for vibrations and tightness.

Inspect wiring and connections for signs of wear, overheating, burns, etc.

Check motor mounts and pulley set screw tightness.

Lubricate motor bearings.

Inspect all structural elements for corrosion and damage.

Report on the condition of coils – clean / dry; clean coils as required.

Compressor and Vessels Test refrigerant levels, identify any leaks and report results.

Report on machine condition and repair requirements.

* Where applicable.

8- Ductless Cooling Units

Spit Units Heads Record the temperature and humidity levels of all split units conditioned rooms.

Ensure set points for multiple split units in the same room are the same to save energy.

Change filters or wash and dry washable / reusable filters.

HEPA vacuum and mechanically clean head air circulation fan.

Wipe down head unit, cleaning all surfaces of louver vents and case.

Check for any atypical noise and attempt to identify source and rectify issues.

Ensure drain lines are clear.

Inspect condensate pumps for proper operation.

Check to see if humidifiers need to be replaced, if applicable.

Record electrical meter readings to identify potential problems.

Note: Shut down split units for Preventive Maintenance when the outside air temperature is not excessive (Over 85°F). Split units for telecom and server rooms are intended to keep the space temperatures cooler than required, therefore unit may be turned off for preventive maintenance for only a few hours without negatively impacting sensitive equipment operating levels

9- Duct Work

Cleaning Ductwork Remove and mechanically clean all vent registers and returns.

Visually inspect internal ductwork for dust and debris, any indication of mold or mildew.

Document ductwork internal cleanliness with digital pictures in ductwork-specific report.

Label pictures by room number and cardinal direction; annotate “Supply” or “Return”

Wipe surfaces clean with antimicrobial disinfectant cleaning solution.

HEPA vacuum and mechanically brush clean ductwork, as needed.

10- Boilers Boilers Brush and clean flue passages Check gas pressures Check Safety Circuit; equipment, valves, and limits.

Run combustion efficiency tests, calibrate as needed Check boiler and pipes for leaks.

Check for blockages on intake and exhaust combustion air.

Check operation of condensate pump, ensure drain line is clear.

Check expansion tanks, air separators, and relief valves for signs of leaks or corrosion.

Report on additional boiler service needs or recommended repairs.