RFQ27006934 Appendix_D-HVAC_Quarterly_PM_Services.pdf
PDF 120 KB Posted
- Attached to
- RIARNG HVAC Maintenance and Repairs
- Solicitation number
- RFQ27006934
- Issued by
- Kent County, Rhode Island
About this file
This document is Appendix D of an RFQ issued by the Rhode Island Army National Guard for HVAC maintenance services at Camp Fogarty in East Greenwich, RI, and the Army Aviation Support Facility in North Kingstown, RI. The appendix details comprehensive quarterly and semi-annual preventative maintenance requirements for HVAC systems, including inspections and servicing of building management systems, heaters, exhaust fans and blowers, air handling units, roof-top units, pumps, reciprocating chillers, standalone compressors, condensing units, ductless cooling units, ductwork, boilers, and related components. Maintenance activities include operational inspections, lubrication of bearings and couplings, belt tension verification and replacement, coil cleaning, filter replacement, refrigerant charge verification, pressure recording, vibration and noise assessment, and control system verification. All filters and belts are to be government-furnished and contractor-installed, with disposable filters replaced at intervals not exceeding six months and reusable filters cleaned and reinstalled or recommended for replacement based on condition. Service personnel must coordinate with facility management and state workers onsite, document all inspections and measurements, and perform work during appropriate seasonal conditions and operating windows.
The preventative maintenance scope requires vendor personnel to report abnormal HVAC conditions, record measurements and outdoor weather data, and complete all inspection tasks when operating conditions permit. Special considerations include climate conditions, winter shutdowns, and spring startups that may necessitate both semi-annual and quarterly servicing. For ductless cooling units serving sensitive equipment such as telecom and server rooms, maintenance may be performed during minimal shutdown periods without negatively impacting operational requirements. All maintenance documentation must include service dates annotated in MM/DD/YY format, and contractors must provide detailed reporting on equipment condition, repair requirements, and recommendations for component replacement as needed.
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Appendix D – Quarterly / Semi-Annual
QUARTERLY and SEMI-ANNUAL SERVICES
PREVENTATIVE MAINTENANCE REQUIRMENTS
NOTE: Preventative Maintenance Services and Inspections may be performed in more than one season (Semi-Annual and/or Quarterly Services), due to climate conditions, winter shutdown, spring startup, etc. This service will ensure Heating, Ventilation and Air- Conditioning (HVAC) equipment operates efficiently for the current / upcoming season.
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.
Operational Inspection
1- Building Management System / Controls
Building Management User Interface Login and ensure operational function and seasonal programming are correct.
Room-Terminal Unit Controls Check all thermostats and corresponding unit-controlled function.
2- Heaters
Electric Duct Heaters Inspect coil for damage to element.
Inspect isolators for damage or cracks.
Brush coil. Remove dust and debris. (Where accessible)
Reheat Coils - Electric Inspect coil for damage to element.
Inspect isolators for damage or cracks.
Brush coil, 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.
3- Exhaust Fans and Blowers
Fan and Motor Verify operation of system motor.
Inspect tension on drive and fan belts; change as needed.
Lubricate fan shaft bearings.
Lubricate motor bearings.
Inspect dampers and damper linkage.
Inspect for vibrations and unusual noises.
Report on the condition of dampers.
Report on condition of motor windings – clean / dirty.
Clean intake screen on motor.
Starter Inspect starter for signs of wear, arcing, overheating, burns, etc.
Measure and record operating amperage. * Record condition and repair requirements (if any).
Note: The preceding inspection tasks will be completed when operating conditions permit.
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) Clean intake screen on motor.
Inspect fan wheel for free rotation, cracks, and alignment.
Inspect for vibrations and unusual noises.
Inspect coils for leaks.
Test secureness of guards, doors, and panels.
Report on the condition of coil – clean / dirty.
Inspect motor windings for cleanliness.
Inspect wiring for secureness and damage.
Inspect starter for signs of wear, arcing, overheating, burns, etc.
Report on condition and repair requirements (if any).
5- Pumps
Pumps Inspect pump for vibrations, unusual noises, odors, etc.
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 contracts for signs of wear, arcing, overheating, etc., and record condition.
Measure operating amperage and record reading.
Inspect level in system expansion tank and record reading.
Record suction and discharge pressure.
Report pump condition and repair requirements (if any).
* Where applicable.
6- Reciprocating Chillers and Standalone Compressors
Compressor(s) Verify setting of oil cooler water (valve) regulator. *
Open Compressor (Only) Lubricate motor bearings.
Clean motor air intake screens.
Lubricate coupling. * Inspect motor windings and report condition.
Visually inspect coupling.
Controls Verify operation of bypass valve.
Verify capacity control reaction.
Verify operation of oil temperature control. * Verify operation of cooling water (valve) regulator. *
Starter Measure operating amperage and record readings.
Inspect starter for signs of wear, arcing, overheating, burns, etc.
Operational Test Draw oil sample for analysis.
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.
Record compressor oil pressure.
Record compressor suction pressure.
Record compressor discharge pressure.
Check and record superheat. * Check and record sub cooling. *
Compressor and Vessels Test for refrigerant leaks and report results.
Report on the condition and repair requirements (if any).
7- Condensing Units
Condensing Unit Clean all debris from air inlet louvers.
Inspect all structural elements for corrosion and damage.
Test for secureness of guards, doors, and panels.
Compressor(s) Verify setting of oil cooler water (valve) regulator. *
Open Compressor (Only) Lubricate motor bearings.
Clean motor air intake screens.
Lubricate coupling. * Inspect motor windings and report condition.
Visually inspect coupling.
Controls Verify operation of bypass valve.
Verify capacity control reaction.
Verify operation of oil temperature control.
Verify operation of cooling water (valve) regulator. * Verify operation of fan speed control. * Verify operation of damper cycling controller. * Verify operation of fan cycling controller. * Measure operating amperage and record readings.
Inspect starter for signs of wear, arcing, overheating, burns, etc.
Condenser Fan Motor(s) Inspect for vibrations and unusual noises in bearings, motor, etc.
Inspect tension on drive and fan belts and change as needed.
Lubricate motor bearings.
Report on the condition of coils – clean / dry.
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.
Record compressor oil pressure.
Record compressor suction pressure.
Record compressor discharge pressure.
Report on the machine condition and repair requirements (if any).
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 HEPA vacuum 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.
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 Visually inspect ductwork registers and returns for dust buildup, mold or mildew.
Wipe down any return or register with antimicrobial cleaner wipes, as needed.
All Filters and Belts will be Government Furnished, Contractor Installed (GFCI) Replace all disposable filters; (Not to exceed six (6) months between exchanges) Annotate date of service on filter with black Sharpie in MM/DD/YY format.
Inspect reusable / durable filters; thoroughly wash and let dry before reinstalling.
Recommend replacement of durable / reusable filters on Service Report, as needed.
8- Boilers
Boilers Check gas pressures Check Safety Circuit; equipment, valves, and limits.
Check for any signs of corrosion.
Check expansion tanks, air separators, and relief valves for signs of leaks or corrosion.
Check for blockages on intake and exhaust combustion air.
Check operation of condensate pump, ensure drain line is clear.
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