TE_31_HVACMaintenanceandReports(ACVent).docx

Air Conditioning and Refrigeration Maintenance Procedures

1. The Contractor shall inspect and test as stated in this Technical Exhibit to determine that the equipment or component operates to perform its functions in the most economical and efficient method. The Contractor shall comply with (but not limited to) all Army Regulations (AR's), manufacturer specifications, ASME, NEC, NFPA, EPA, ANSI, and ASHRAE codes and regulations. A journeyman mechanic using experience and available manuals on equipment, shall know the required parameters.

1.1. Compressors, Refrigerant:

1.1.1. Hermetic Type.

1.1.2. Semi-hermetic Type.

1.1.3. Open Type.

1.2. Condensers:

1.2.1. Air Cooled.

1.2.2. Evaporative.

1.2.3. Tube-in-shell, Tube-in-tube.

1.2.4. Static Type.

1.3. Cooling Towers:

1.3.1. Spray and Drip Type.

1.4. Coils:

1.4.1. Direct Expansion, Cooling.

1.4.2. Hot and Chilled Water.

1.4.3. Plate Type, Cooling.

1.5. Air Distribution Systems (Air Handler Units, Fan Coil Units, Mechanical Ventilation Units, etc.):

1.5.1. Drives (Belt, Direct and Variable Frequency Drives)

Base Operations (BASOPS) Performance Work Statement Technical Exhibit 31 – HVAC Maintenance and Reports (AC/Vent)

1.5.2. Air Filters and air intake and exhaust bird screens.

1.5.3. Centrifugal Impellers and Propellers.

1.5.4. Ducts, Dampers, Grills, Registers, and Diffusers.

1.6. Auxiliary Equipment:

1.6.1. Auxiliary equipment shall include equipment such as driers, drier shells and cores, accumulators, oil reservoirs and separators, refrigerant strainers, liquid line sight glasses and sight glasses with moisture indicators, liquid-to-suction-line heat exchangers, oil cooling coils, receivers, and expansion tanks.

1.7. Electrical, Conduits, Cables, Wiring, and Wiring Harnesses.

1.8. Motors:

1.8.1. Electrical, General Purpose.

1.8.2. Electrical, Special Purpose. Shall include motors such as damper and valve operators and gear-reduction motors.

1.8.3. Pneumatic Motors (Damper and Valve Operators).

1.8.4. Variable Frequency Drives.

1.9. Cabinets, Shells and Housing.

1.10. Controls:

1.10.1. Temperature-actuated Controls (All except pneumatic, safety, and refrigerant.).

1.10.2. Pressure-Actuated Controls (All except pneumatic, safety, and refrigerant.).

1.10.3. Velocity/Flow Actuated Controls (Because flow switches function both as operational interlocks, and as safety devices, they are categorized separately from other safety devices.).

1.10.4. Time-Actuated Controls (all except safety).

1.10.5. Equipment Safety Controls. This includes any device activated by temperature, pressure, pressure differential, or current draw, which prevents that characteristic from exceeding or falling below a set safe level, whether by interrupting or by locking out the operational capacity of the equipment, or by venting to the atmosphere. This does not include devices which start and stop normal operations, such as low pressure controls (non-lock-out), fan cycle controls, start/run relays, etc.

1.10.6. Refrigerant Controls. Includes controls such as, Thermostatic Expansion Valves, High and Low Side Floats, Capillary Tubes, Pressure Regulating Valves, and Check valves. Does not include solenoid operated valves and hand valves.

1.10.7. Electrical controls. Includes controls such as contactors, disconnects, switches, solenoid valves, valves with solenoid operated pilots, push-button stations, solenoid operated reversing valves, relays, capacitors, and resistors.

1.10.8. Pneumatic Controls.

1.10.9. Motor Operated Valves and Manual Controls (except electrical switches and disconnects). Includes hand valves and balancing valves.

1.11. Pipes, Tubes, and Lines: Includes water, ethylene glycol, pneumatic, refrigerant, and oil carrying media, and all fittings and connecting devices (except control devices) pertaining to them.

1.11.1. All copper pipe sweat type connections (except low pressure water carrying lines) shall be joined together using silver bearing (not "Sta-Brite") brazing materials; such as "Sil-Fos", "silver solder", or comparable material of high tensile strength.

1.12. Pumps, Chilled Water, Condenser Water, and Condensate.

1.13. Equipment Guards.

1.14. Gauges, Thermometers and Indicators:

1.15. Refrigerant Reclaim, Recover and Charge.

1.16. Water Treatment: IAW appropriate annex and TE

1.17. Humidification Systems: Includes rotary drum, spray, drip, and static pan types.

1.18. Heating, Auxiliary (Electrical): Includes crankcase, vessel and pipe heaters, electric defrost strips, mullion and drain heaters, and comfort heating strips located within air conditioning package units. Does not include remote self-contained comfort heating units.

1.19. Purge Systems: (Part of centrifugal water chillers, but exclusive of the purge vacuum pumps. See owners manual for maintenance of purge pumps and associated equipment).

1.20. Ice makers, Production Equipment: (Does not include the refrigeration cycle equipment and components. These are covered elsewhere in the technical exhibit.).

1.20.1. Ice Cubers (Sheet Type).

1.20.2. Ice Cubers (Chips or Tips Type).

1.20.3. Ice Cubers (Water Spray Type).

1.20.4. Ice Shavers (Flakers).

1.21. Ice Cream Makers, Production Equipment: (Does not include the refrigeration cycle equipment and components. These are covered elsewhere in this technical exhibit.).

1.22. Refrigeration Units:

1.22.1. Walk-in (Medium & Low Temp).

1.22.2. Under counter refrigerator.

1.22.3. Cold tables.

1.22.4. Carbonate Beverage Systems.

1.23. Beverage Dispensers, Product Dispensing.

Air Conditioning Startup and Shutdown Procedures

1.1. Startup Procedures: Shall comply with manufacturer recommendations and all NEC, ASHRAE, OSHA, EPA, NFPA, National Fuel Gas, CFR 92, CFR 49, ANSI and National Plumbing codes and regulations and standards that are applicable to the specific equipment or systems at each location.

1.2. Shutdown Procedures: Shall comply with manufacturer recommendations and all NEC, ASHRAE, OSHA, EPA, NFPA, National Fuel Gas, CFR 92, CFR 49, ANSI and National Plumbing codes and regulations and standards that are applicable to the specific equipment or systems at each location.

Air Compressor Recurring Maintenance Procedures

1. The Contractor shall inspect and test as stated in this Technical Exhibit to determine that the equipment or component operates to perform its functions in the most economical and efficient method. The contractor shall comply with manufacturer recommendations and comply with (but not limited to) all NEC, ASHRAE, OSHA, EPA, and NFPA codes and regulations that are applicable to the specific equipment or systems at each location. A journeyman mechanic, using experience and available manuals on equipment, shall know the required parameters.

1.1. Compressor, Air:

1.1.2. Reciprocating, Oil-free.

1.1.3. Screw.

1.2. Auxiliary Equipment:

1.3. Auxiliary Equipment:

1.3.1. Pressure Reducers.

1.3.2. Air Line Oil/Moisture Filters.

1.3.3. Refrigerated Air Driers. Perform maintenance under annex and TE

1.3.4. After Coolers and Separators (Water Cooled).

1.4. Electrical Conduits, Cables, Wiring, and Wiring Harnesses:

1.5. Drives (Belt and Direct):

1.6. Motors, Electrical:

1.7. Frames and Housings:

1.8. Controls:

1.8.1. Equipment Safety. This includes any device activated by temperature, pressure, pressure differential, or current draw which prevents that characteristic from exceeding or falling below a set safe level, whether by interrupting, by locking out the operational capacity of the equipment, or by venting to the atmosphere. This does not include devices which start and stop normal operations such as high/low pressure controls (non-lock out), start/run relays, etc.

1.8.2. Electrical. Includes controls such as contactors, disconnects, switches, push-button stations, solenoid valves, valves with solenoid operated pilots, relays, resistors, and capacitors.

1.8.3. Pressure Actuated (All except Equipment Safety).

1.8.4. Flow Actuated (Check Valves).

1.8.5. Manual (Except Electrical Switches and Disconnects).

1.9. Pumps (Oil and Water Circulating):

1.10. Pipes, Tubes, and Lines: Includes water, ethylene glycol, air, and oil carrying media, and all fittings and connecting devices (except control devices) pertaining to them.

1.11. Equipment Guards.

1.12. Gauges.

Vacuum and Purge Pump Recurring Maintenance Procedures

1. The Contractor shall inspect and test as stated in this Technical Exhibit to determine that the equipment or component operates to perform its functions in the most economical and efficient method. The contractor shall comply with manufacturer recommendations and comply with (but not limited to) all NEC, ASHRAE, OSHA, EPA, and NFPA codes and regulations that are applicable to the specific equipment or systems at each location. A journeyman mechanic, using experience and available manuals on equipment, shall know the required parameters.

1.1. Pump, Vacuum (Includes Purge):

1.1.1. Reciprocating.

1.1.1.1. Oiled Ring.

1.1.1.2. Oil-Less.

1.1.2. Centrifugal.

1.1.2.1. Turbine Type.

1.1.2.2. Water Seal Type.

1.1.3. Rotary Vane, Oiled and Oil-less.

1.2. Electrical Conduits, Cables, Wiring and Wiring Harnesses:

1.3. Drives (Belt and Direct):

1.4. Motors, Electrical:

1.5. Frames and Housings:

1.6. Controls:

1.6.1. Equipment Safety. This includes any device activated by temperature, pressure, pressure differential, or current draw which prevents that characteristic from exceeding or falling below a set safe level, whether by interrupting, by locking out the operational capacity of the equipment, or by venting to the atmosphere. This does not include devices which start and stop normal operations, such as vacuum controls, start/run relays.

1.6.2. Electrical. Includes controls such as contactors, disconnects, switches, push-button stations, solenoid valves, valves with solenoid operated pilots, relays, resistors, and capacitors.

1.6.3. Pressure Actuated Vacuum (all except Equipment Safety).

1.6.4. Flow Actuated (Check Valves).

1.6.5. Manual (Except Electrical Switches and Disconnects).

1.7. Pipes, Tubes, and Lines: Includes water or air carrying media and all fittings and connecting devices (except control devices) pertaining to them.

1.8. Equipment Guards.

1.9. Gauges.

Mechanical Ventilation Recurring Maintenance Procedures

1. The Contractor shall inspect and test as stated in this Technical Exhibit to determine that the equipment or component operates to perform its functions in the most economical and efficient method, and shall comply with manufacturers recommendations and comply with (but not limited to) all NEC, ASHRAE, OSHA, EPA, NFPA codes and regulations that are applicable to the specific equipment or systems at each location. A journeyman mechanic, using experience and available manuals on equipment, shall know the required parameters.

1.1. Impellers, Shafts and Scrolls

1.2. Drives (Belt and Direct)

1.3. Frames and Housings

1.4. Electrical Conduits, Cables, Wiring, and Wiring Harnesses

1.5. Motors, Electrical

1.6. Controls, Electrical: Includes contactors, disconnects, relays, switches, push-button stations, and over-current devices associated with them.

1.7. Equipment Guards

Non-Refrigerated Kitchen Equipment Maintenance Procedures

1. The Contractor shall inspect, test, repair, and replace as stated in this Technical Exhibit to determine that the equipment or component operates to perform its functions in the most economical and efficient method, and shall comply with all (but not limited to) Army Regulations (AR's), Technical Manuals (TM's), manufacturer recommendations, and all NEC, ASHRAE, OSHA, EPA, NFPA, National Fuel Gas, CFR 92, CFR 49, ANSI and National Plumbing codes and regulations and standards that are applicable to the specific equipment or systems at each location. A journeyman mechanic, using experience and available manuals on equipment, shall know the required parameters. Non-refrigerated kitchen equipment utilizes as fuels or heating media: gas (natural and liquefied petroleum), electricity, and steam (direct and indirect).

1.1. Mess Halls, Dining Halls and Clubs

1.2. Steamers & Steam Tables: (Boiler dependent):

1.2.1. Steam Guards.

1.2.2. Steam Kettles.

1.2.3. Steam Tables.

1.2.4. Pressure Steamer.

1.3. Ovens: (Natural Gas, Propane, and Electric):

1.3.1. Open Burner Range.

1.3.2. Griddles.

1.3.3. Convection Ovens.

1.3.4. Pass-thru Hot Food Units.

1.3.5. Deep Fat Fryers (Natural Gas & Electric).

1.3.6. Hot Dog Grills.

1.3.7. Braising Pans.

1.4. Coffee Urns.

1.5. Peelers:

1.5.1. Potato Peelers.

1.5.2. Vegetable Peelers.

1.6. Dishwashing Equipment:

1.6.1. Dishwashers.

1.6.2. Soiled Tray Conveyors.

1.6.3. Disposers.

1.6.4. Booster Heaters.

1.7. Carbonate Beverage Systems.

1.8. Controls.

1.9. Motors.

1.10. Conduits, Cables, Wiring, and Wiring Harnesses.

1.11. Drives (Belt, Chain, Direct, Gear, and Gear Reduction).

1.12. Mechanical.

1.13. Heating Units (Warmers).

1.14 Equipment Guards.

1.15. Gauges, Thermometers, and Indicators.

1.16. Cabinets, Shells, and Housings.

1.17. Pipes, Tubes, and Lines.

1.18. Temperature Controls

Evaporative Cooler, Baltimore Air Coil and Cooling Towers Recurring Maintenance Procedures Start-Up Procedures Shut-Down Procedures

1. The Contractor shall inspect, test, repair, and replace as stated in this Technical Exhibit to determine that the equipment or component operates to perform its functions in the most economical and efficient method and shall comply with manufacturer recommendations and comply with, but not limited to, all NEC, ASHRAE, OSHA, EPA, and NFPA codes and regulations that are applicable to the specific equipment or systems at each location. A journeyman mechanic, using experience and available manuals on equipment, shall know the required parameters.

1.1. Start-up Maintenance:

1.1.1. Impeller-Scroll Assembly.

1.1.2. Cooler Water Distribution and Supply.

1.1.3. Housing, Pad Holders, Sump and Pads.

1.1.4. Motor, Electrical.

1.1.5. Controls.

1.1.5.1. Electrical: Includes controls such as starters, disconnects, push-button stations, switches, over-current devices, thermostats, solenoid operated dump valves, dump timers, relays and automatic control equipment, Variable Frequency Drives and EMCS software and equipment.

1.1.5.2. Pneumatic: Includes controls such as thermostats, pneumatic-electric switches, electrical-pneumatic switches, pneumatic relays, controllers and receiver controllers, and calumniators.

1.1.6. Conduits, Cables, Wiring and Wiring Harnesses: Inspect for damage, overheating, and potential hazards. Repair or replace, if defective.

1.1.7. Electrical.

1.1.8. Motor Operated Valves and Manual Controls. Includes hand valves and balancing valves.

1.1.8.1. Pressure controlled

1.1.8.2. Electronic controlled

1.1.8.3. EMCS controlled

1.1.9. Variable Frequency Drives.

1.2. Shutdown Maintenance:

1.2.1. Impeller-Scroll Assembly.

1.2.2. Cooler Water Distribution and Supply.

1.2.3. Housing, Pad Holders, Sump and Pads.

1.2.4. Motor, Electrical.

1.2.5. Controls.

1.2.5.1. Electrical: Includes controls such as starters, disconnects, push-button stations, switches, over-current devices, thermostats, solenoid operated dump valves, dump timers, relays and automatic control equipment, Variable Frequency Drives and EMCS software and equipment.

1.2.5.2. Pneumatic: Includes controls such as thermostats, pneumatic-electric switches, electrical-pneumatic switches, pneumatic relays, controllers and receiver controllers, and calumniators.

1.2.5.3. Motor Operated Valves and Manual Controls. Includes hand valves and balancing valves.

1.2.5.3.1. Pressure controlled

1.2.5.3.2. Electronic controlled

1.2.5.3.3. EMCS controlled

1.2.6. Variable Frequency Drives.

1.3. Annual (Winter) Maintenance:

1.3.1. Impeller-Scroll Assembly.

1.3.2. Water Distribution and Supply:

1.3.3. Housing, Pad Holders, Sump, and Pads.

1.3.4. Motor, Electrical.

1.3.5. Controls.

1.3.5.1. Electrical: Includes controls such as starters, disconnects, push-button stations, switches, over-current devices, thermostats, solenoid operated dump valves, dump timers, relays, and automatic control equipment, Variable Frequency Drives and EMCS software and equipment.

1.3.5.2. Pneumatic: Includes controls such as thermostats, pneumatic-electric switches, electrical-pneumatic switches, relays, controllers, receiver controllers, and cummulators.

1.3.6. Conduits, Cables, Wiring, and Wiring Harnesses.

1.3.7. Variable Frequency Drives.

1.4. Water Treatment

1.4.1. Cooling Towers, Evaporative Coolers and Baltimore Air Coil Units must be free of any calcium and water deposits.

1.5. Motor Operated Valves and Manual Controls. Includes hand valves and balancing valves.

1.5.1. Pressure controlled

1.5.2. Electronic controlled

1.5.3. EMCS controlled

1.5.4. Variable Frequency Drives.

Samples of Records & Reports For Air Conditioning and Refrigeration

Water Analysis Readings

Water Sample

PH

TDS

PO4

SO3

C.S.

Tower

TDS Ratio

Recommended Readings

Water Sample

Total Hardness

OH CaCO3

PH

TDS

PO4

SO3

C.S.

Tower

TDS Ratio

Cooling Tower

7.5-9.5

Phosphonate

4-6

Polymer

3-4

Tolytriazole

1-2

Molybdate

1.5-2.5

Closed System

0-3000

Nitrite

8.5-9.5

600-800

Tolytriazole

1-2

Open System

0-3000

Molybdate

8.0-9.0

100-125

Tolytriazole

1-2

Steam Boilers:

Boilers: Water Tube & Fire Tube

400-800

11-12 3500-

30-60

30-60

Cast Iron

400-800

11-12 3000-

20-40

Condensate

NOTE: Cast iron sectional boilers used for steam applications that are <15 PSI and <1-HP will not be treated. Findings:

Indoor Air Quality (IAQ) Response Log Sheet Date:

Building Number IAQ complaint was called in by:

Craftsman who responded to IAQ complaint:

Describe the persons concern:

Type of IAQ Problem:

Is it a comfort-temperature / humidity problem, too stuffy- no ventilation, sudden strange odor, is this a new problem, or a reoccurrence, is there a timing patter – just the beginning of the week, a noticeable duration?

Inspection of local area:

Look for the obvious first, check nearby storage rooms, adjacent utility closets, look at occupant activities, covered vents or thermostats, portable fans or heaters, overcrowding, recent spills or water damage stains, new construction or renovations, new carpet, wall coverings, painting, new computers, office equipment, or furniture.

Basic air measurements: Temperature

% Relative Humidity

Time of Day

Inspection of HVAC system:

Is there a control problem, does the thermostat operate the unit accurately, what is the sequence of operation, is there a night set back, or any obvious mechanical repairs. Check the air distribution system, start at the return, check the filters, inside the air handler, make sure no dampers are closed, check fire dampers. Is there a defective exhaust fan in the system. Use the attached forms to check the mechanical components of the system.

Response Status: Keep a record of all related phone calls, dates, meetings…..

Communication with complainant: If there is a delay in progress, talk to the concerned person and try to keep them informed. Document these conversations and dates here:

Final Results: List the order of events an the specific repairs that eventually took place. This documentation and summary will be extremely beneficial if your response is ever reviewed.

Building Exhaust Log Sheet

The building exhaust: Checked by: Date:

Building Number: Exhaust Fan Tag #:

Exhaust Fan Manufacturer: Model #:

Exhaust Fan Location: Area Served:

Items of Inspection:

Motor Amp Rating: Type Frame: Manufacturer:

Motor Condition: Motor RPM: Motor Voltage:

Pulley Size: Pulley Type: Pulley Condition:

Bearing Size: Bearing Type: Bearing Condition:

Blower Wheel Condition:

# of Belts: Type of Belts: Belt Condition:

Belt Size

Damper Condition:

General Condition of Exhaust Fan:

Repairs needed:

Status of Repair:

HVAC Air Handler Log Sheet

The building Air Handler: Checked by: Date:

Building Number: Air Handler Tag #:

Air Handler Manufacturer: Model #:

Air Handler Location: Area Served:

Items of Inspection:

Motor Amp Rating: Type Frame: Manufacturer:

Motor Condition: Motor RPM: Motor Voltage:

Pulley Size: Pulley Type: Pulley Condition:

Bearing Size: Bearing Type: Bearing Condition:

Heating Coil Condition:

Cooling Coil Condition:

Condensate drain and pan condition:

P- Trap & Drain Line Condition:

General Hygiene condition: Clean: Dirty: Wet:

Blower Wheel Condition:

# of Belts: Type of Belts: Belt Condition:

Belt Size

Damper Condition:

General Condition of Exhaust Fan:

Repairs needed:

Status of Repair:

Outside Air Intake Log Sheet

The building Outside Air Intake: Checked by: Date:

Building Number: HVAC unit Tag #:

Manufacturer of Unit: Model #:

Outside Air Intake Location:

Items of Inspection:

O.A. Louver Condition & Position:

Bird Screen Condition: Obstructions in Bird Screen:

Pre Filter Condition:

Pre-Heat coils:

Linkages and Damper Motor operation:

General Condition of Outside Air Intake:

Repairs needed:

Outside Air Contaminates? Is the outside air intake louver near a pollution source? For example:

A loading dock fuel tank automobile exhaust generator exhaust Cooling tower garbage dumpster stagnant water plumbing vent Boiler chimney other Comments:

Status of Repair:

Air Filter Log Sheet The building air filters

Repairs Needed

Status of Repair:

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