TE 54 - Fort Wainwright Preventive Maintenance Plan - 08 Apr 22.pdf

Fort Wainwright Preventive Maintenance Plan

Table of Contents

1.0 Overview Preventive Maintenance Plan

2.0 Description of Services

2.1 Preventative Maintenance of Automatic Doors Annually

2.2 Preventative Maintenance of Air Compressors

2.2.1 Air Compressors – Weekly or Quarterly

2.2.2 Breathing Air Systems - Monthly - Low Pressure

2.2.3 Breathing Air Systems - Monthly - High Pressure

2.3 Snow Making Compressors Weekly (October through February), Annual (May and September)

2.4 Preventative Maintenance of Air Conditioning Systems and Equipment 2.4.1Quarterly

2.4.2 Annually

2.4.3 Quarterly - Humidifier

2.5 Preventative Maintenance of Air Systems and Fans

2.6 Preventative Maintenance of Backflow Prevention Systems

2.7 Preventative Maintenance of Boilers, Fireplaces, and Furnaces

2.7.1 Boilers-Furnaces – Seasonal Monthly (October through March) or Semi - Annual

2.7.2 Boilers-Furnaces – Annually (May through August)

2.8 Fireplaces – Annual

2.8.1 Gas Fire place

2.8.2 Wood Fireplace

2.9 Preventative Maintenance of Clothes Dryer Venting

2.10 Preventative Maintenance of Domestic Hot Water Systems

2.10.1 Hot Water Generators – Seward - Annually (April)

2.10.2 Steam Hot Water Heater Systems– Semi-Annual

2.11 Preventative Maintenance of Drainage and Culverts - Storm Water

2.11.1 Specific Work Requirements

2.12 Preventative Maintenance of Emergency/Exit Light Systems

2.13 Preventative Maintenance of Fire Alarm Control Systems

2.13.1 Annually

2.13.2 Semi – Annually

2.13.3 Monthly

2.14 Preventative Maintenance of Fire Suppression Engines

2.15 Preventative Maintenance of Automatic Fire Suppression Systems

2.16 Preventative Maintenance of Fuel Dispensing Systems

2.17 Preventative Maintenance of Gate Controllers

2.18 Preventative Maintenance of Gas Monitoring and CO Sensors

2.19 Preventative Maintenance of Generators

2.19.1 Weekly

2.19.2 Monthly

2.19.3 Optional Standby System (OSS) Generator:

2.19.4 Quarterly

2.19.5 Semi-Annual

2.19.6 Annual

2.20 Preventative Maintenance of Grounding Points

2.20.1 Annual

2.20.1 Bi-Annual

2.21 Preventative Maintenance of Heating Systems

2.21.1 Seasonal Monthly (October through March)

2.21.2 Annual (May through August)

2.22 Preventative Maintenance of High Pressure Washers

2.23 Preventative Maintenance of Kitchen Equipment – Commercial - Quarterly

2.24 Preventative Maintenance of Lift Stations and Grease Traps

2.25 Preventative Maintenance of Lighting Protection

2.26 Preventative Maintenance of Overhead Doors

2.27 Preventative Maintenance of Playground Equipment and Areas

2.28 Preventative Maintenance of Recycle Wash Water Systems

2.28.1 Weekly

2.28.2 Monthly

2.28.3 Semi-Annual

2.28.4 Annually

2.29 Preventative Maintenance of Refrigeration Equipment and Systems

2.29.1 Refrigeration (Commercial) Annually/Monthly

2.29.2 Quarterly

2.29.3 Ice Machines Monthly/Quarterly

2.29.4 Summer Bi-Monthly – (May-July-September)

2.29.5 Refrigerated Food Carts - Monthly

2.30 Preventative Maintenance of Signs

2.31 Preventative Maintenance of Ski Hill Lifts

2.31.1 Bi-Annual Chair Clip Relocation

2.31.2 Annually

2.32 Preventative Maintenance of Surfaces – Paved

2.32.1 Maintenance and Repair

2.32.2 Crack Sealing

2.33 Preventative Maintenance of Surfaces – Unpaved

2.33.1 Annually

2.33.2 Seasonal Monthly (April – September)

2.34 Preventative Maintenance of Traffic Signals - Semi Annual

2.35 Preventative Maintenance of UPS Systems - Quarterly

2.36 Preventative Maintenance of Water Distribution

2.36.1 Seasonal Annual (April)

2.36.2 Seasonal Annual (September)

2.37 LOGCAP Structures

2.37.1 Concrete Anchors

2.37.2 Membrane

2.37.3 Rolling Service Doors

2.37.4 HVAC Semi-Annually

2.37.5 Oil Fired Heaters – Annually

2.37.6 Methane and / or Propane

2.37.7 CO or NO2

2.37.8 Exit Signs

2.37.9 Fire Detection and Alarms

2.37.10 Artificial Turf

2.37.11 Above Ground Storage Tank (AST) – Annually

2.37.12 Snow Removal

2.37.13 Artificial Turf

Appendix A

1.0 Overview Preventive Maintenance Plan

The Contractor shall perform Preventative Maintenance. The work shall be accomplished as scheduled Preventative Maintenance Orders. In addition to performing routine maintenance, the Contractor shall repair minor defects discovered during the course of the PMO. A minor defect is defined as a PM related defect that can be repaired in an hour or less. Any defect exceeding an hour will be completed under a separate DMO. All materials will be invoiced under the material CLINs and shall not be included in the cost of the Preventative Maintenance. Materials will be reimbursed only at the cost to the vendor with no profit or G&A added.

2.0 Description of Services

2.1 Preventative Maintenance of Automatic Doors Annually

1. Perform functional test

2. Inspect and make adjustments as needed to door guides, springs, screws and threshold to ensure proper functionality

3. Test on/off switch, repair as needed

4. Test door-closing speed; adjust as needed.

5. Perform repairs on equipment for the minor defects discovered during inspection

6. Complete preventative maintenance documentation

2.2 Preventative Maintenance of Air Compressors

2.2.1 Air Compressors – Weekly or Quarterly

1. Check compressor fluid level and add to proper level

2. Check compressor for leaks (air/oil) and repair; replace oil as necessary

3. Check belts for serviceability, tension. Adjust/replace as needed

4. Check pulleys for alignment, adjust as required

5. Check water/moisture drains for operation, repair as required

6. Drain receiver to ensure proper auto drain operation; repair as required

7. Check air/oil filters for serviceability, change as required

8. Inspect for loose components; repair as required

9. Manually exercise tank safety valves. Replace if leaking or binding

10. Service air-dryer if equipped

a. Clean evaporators

b. Check operation, repair or replace by-pass valves as required

c. Ensure cool fan operation repair as required

d. Drain auto drain and change coalescent filters and oil separator filters

e. Inspect and operate blow downs, repair, replace as required

f. Ensure proper discharge temperatures adjust as required

g. Perform service/repair tasks identified during maintenance

11. Check alternator/lead-lag units for proper operation, repair as required

12. Check cut-out, cut-in pressure for proper operation, repair/adjust as required

13. Clean and lube electric motor as required

14. Inspect oil separator, Change filter if required

15. Ensure proper oil flow through sight flow indicator; repair as required

16. Check proper system regulator pressure, adjust as required

17. Check operation of water cooler, adjust/repair as required

18. Clean unit and immediate area

19. Perform repairs on equipment for the minor defects discovered during inspection

20. Complete all preventative maintenance documentation

2.2.2 Breathing Air Systems - Monthly - Low Pressure

1. Test, calibrate carbon monoxide monitor

2. Inspect/replace filters as required

3. Check operation of emergency back-up system, adjust/repair as required

4. Test operation of entire system

5. Inspect hoses and valves for proper operation; adjust, repair or replace as required

6. Perform repairs on equipment for the minor defects discovered during inspection

7. Complete all preventative maintenance documentation

2.2.3 Breathing Air Systems - Monthly - High Pressure

1. Lubricate motor

2. Check oil level and service as required

3. Inspect moisture cartridges; replace as required

4. Inspect unit for hardware security, repair as required

5. Inspect gauges for calibration, replace as required

6. Change filters

7. Ensure the auto-drain functions properly

8. Operate entire unit for proper operation, adjust and repair as required

9. Check dates on high-pressure tank

10. Perform overhaul as prescribed by manufacturer’s maintenance schedule

11. Perform repairs on equipment for the minor defects discovered during inspection

12. Complete all preventative maintenance documentation

2.3 Snow Making Compressors Weekly (October through February), Annual (May and September)

1. Ensure proper operating ranges; adjust as required.

2. Check for proper operating temperatures; adjust as required.

3. Manually cycle both un-loader and load ranges, repair/adjust as required.

4. Test all warning and test indicators; repair or replace as required.

5. Inspect and check operation of both outside heat exchangers.

7. Complete all preventative maintenance documentation.

2.4 Preventative Maintenance of Air Conditioning Systems and Equipment

2.4.1 Quarterly

1. Change filters

2. Perform operational check

3. Check for/repair leaks

4. Perform repairs on equipment for the minor defects discovered during inspection

5. Complete preventative maintenance documentation.

2.4.2 Annually

1. Change filters

2. Change compressor oil

3. Clean condenser coils

4. Check/tighten electrical connections

5. Check for/repair leaks

6. Clean coils

7. Perform operational check

8. Perform repairs on equipment for the minor defects discovered during inspection

9. Complete preventative maintenance documentation.

2.4.3 Quarterly - Humidifier

1. Clean unit of all dust, sediment and mineral deposits

2. Inspect and change all filters

3. Check for/repair leaks

4. Tighten Connections

5. Fill Water softener with salt if installed to assist with the operation of the humidifier

6. Perform repairs on equipment for the minor defects discovered during inspection

7. Complete preventative maintenance documentation.

2.5 Preventative Maintenance of Air Systems and Fans

Semi-Annually

1. Change air filters in air handlers and dispose of used filters

2. Inspect, adjust/replace belts, bearings, shafts, fans and pulleys.

3. Lubricate bearings: fan and driver

4. Check for leaks on coils, piping, duct or packing

5. Clean coils

6. Cycle unit; check for operation of motors, dampers, controllers, and associated components, performing necessary repair or replacement.

7. Set or verify thermal and mechanical ranges

8. Perform repairs on equipment for the minor defects discovered during inspection

2.6 Preventative Maintenance of Backflow Prevention Systems

Annually

1. Initial arrangements shall be made with the buildings’ responsible party to schedule the test.

2. Arrangements/notifications shall be made where a continuous water supply is necessary or where testing creates a special hazard, inconvenience or risk in buildings or for piping systems.

3. Safety Inspection-The initial field evaluation shall be made for safety hazards in accordance with applicable Federal, State and local safety regulations and statutes.

4. Inspection of the device Installation. The proper application of the assembly shall be confirmed for code compliance with respect to the degree of hazard, markings, prohibited locations (i.e. where subjected to flooding or freezing) and special installation requirements.

5. Provide copies of the test results to the COR

6. Maintain copies of all records.

7. Clean area after testing.

8. Complete test procedure must performed as part of the maintenance or after any repairs to ensure proper operation and compliance.

2.7 Preventative Maintenance of Boilers, Fireplaces, and Furnaces

2.7.1 Boilers-Furnaces – Seasonal Monthly (October through March) or Semi - Annual

1. Cycle appliance, check for operation. Check and adjust equipment if necessary.

Ensure all controls and safeties are operational. Inspect for leaks, excessive noise or vibration.

2. Inspect burner combustion chamber for discoloration, distortion, deterioration or damage from flame impingement or carbon buildup. Inspect for cracked, broken or loose refractory.

3. Check and adjust/repair pumps, circulators, tanks, expansion tanks, pressure reducing valve strainers, back flow prevention devices, make-up water systems.

4. Fill glycol/water to proper levels and pressures.

5. Inspect for internal and external leaks from boiler sections, fire and/or water side.

6. Check and clean mechanical room

7. Perform repairs on equipment for the minor defects discovered during inspection

8. Complete preventative maintenance documentation.

2.7.2 Boilers-Furnaces – Annually (May through August)

1. Cycle appliance, check for operation. Check and adjust equipment if necessary.

Ensure all controls and safeties are operational. Inspect for leaks, excessive noise or vibration.

2. Inspect burner combustion chamber for discoloration, distortion, deterioration or damage from flame impingement or carbon buildup. Inspect for cracked, broken or loose refractory.

3. Inspect and clean oil burners, piping, filters, igniters, orifices, controls, nozzles, ignition transformers, couplings, motors and switches.

4. Clean burner assembly exterior and interior, pump and motor. Replace nozzle and fuel oil filter. Adjust or replace electrodes, test ignition transformer.

5. Inspect, test, and clean flame proving system.

6. Inspect and adjust/repair if necessary controls, linkages and dampers

7. Inspect and lubricate bearings, controls, linkages and motors.

8. Inspect and test glycol/water solution. Minimum freeze protection is –40F. If glycol is found to be acidic or ineffective, notify COR for a service order to drain and flush system and replace glycol.

9. Inspect gaskets and replace as necessary.

10. Inspect flue passages, breaching and chimney for soot build-up (clean if necessary) or corrosion. Inspect stack for indications of leakage, signs of overheating and integrity of joints and insulation. Repair/replace as necessary.

11. Check and adjust pumps, circulators, tanks, expansion tanks, pressure reducing valve strainers, back flow prevention devices, make-up water systems.

12. Check and adjust draft over fire or at breaching.

13. Inspect for internal and external leaks from boiler sections, fire and/or water tubes. Repair as necessary.

14. Inspect and clean water-side of boilers (sediment removal) drain, flush and pressure wash.

15. Inspect and test low water cut-off devices (by slowly lowering water level with make-up water off until burner shuts down).

16. Perform combustion efficiency test. Test stack temperature and CO2. Adjust burner for original design parameters or lacking that info, max efficiency with zero soot.

17. Fill glycol/water to proper levels and pressures.

18. Inspect burner combustion chamber, target wall and exposed heating surface areas for discoloration, distortion, deterioration or damage from flame impingement and carbon build-up. Inspect for cracked, broken or loose refractory lining.

19. Perform recommended Manufacturer’s maintenance task and report any unsafe condition to the KO/COR.

20. Inspect stack for indications of leakage signs of over-temperature damage, integrity of joints and insulation.

21. Check and adjust/repair forced draft blowers, draft regulators and draft hoods.

Check and clean mechanical room

22. Perform repairs on equipment for the minor defects discovered during inspection

23. Complete preventative maintenance documentation.

2.8 Fireplaces – Annual

2.8.1 Gas Fire place

1. Inspect fan operation and repair as necessary.

2. Clean pilot and burners.

3. Inspect gas pilot safety system for proper ignition and combustion.

4. Visually inspect venting and chimney draw, where accessible inspect for adequate combustion and air ventilation.

5. Sweep Chimney.

6. Perform repairs on equipment for the minor defects discovered during inspection

7. Complete preventative maintenance documentation

2.8.2 Wood Fireplace

1. Inspect damper, fan and motor for damage and repair as necessary.

2. Remove soot from surfaces to include: firebox, brick, slate and sides.

3. Clean ash pit of all dirt, ashes, soot debris and dust.

4. Clean inside of firebox up to the damper.

5. Sweep chimney.

6. Perform repairs on equipment for the minor defects discovered during

2.9 Preventative Maintenance of Clothes Dryer Venting

1. Inspect, clean and replace filter in filter box

2. Inspect and clean ducting from dryer connection to exterior louvers

3. Perform repairs on equipment for the minor defects discovered during inspection

4. Complete preventative maintenance documentation

2.10 Preventative Maintenance of Domestic Hot Water Systems

2.10.1 Hot Water Generators – Seward - Annually (April)

1. Check proper operation. Check and adjust equipment. Ensure all controls are operating to their properly designed function. Inspect for leaks, excessive noise or vibration.

2. Inspect and clean oil burner lines, piping, filters, igniters, orifices, nozzles, controls, couplings, ignitions transformers, motors and switches.

3. Check and adjust controls, linkages, and valves.

4. Lubricate motors.

5. Inspect for internal and external leaks.

6. Inspect and test low water cut-off devices.

7. Inspect gaskets and replace as necessary.

8. Check flame protection for burner equipment.

9. Check operation of safety relief valves by lift testing as required.

10. Inspect and clean water side (sediment removal) drain, flush and pressure wash. If popping or percolating is detected, use chemicals to clean.

11. Inspect burner combustion chamber, target wall and exposed heating surface areas for discoloration, distortion, deterioration or damage from flame impingement and carbon build-up. Inspect for cracked, broken or loose refractory lining.

12. Inspect and clean flue passages, breaching and chimney for soot build-up or corrosion. Inspect stack for indications of leakage, signs of over-temperature damage, integrity of joints and insulation.

13. Check and adjust forced draft blowers, draft regulators and draft hoods.

14. Check and adjust combustion efficiency, test stack temperature and Co2, sample adjust air/fuel mixture for maximum efficiency.

15. Check and clean mechanical room.

16. Perform repairs on equipment for the minor defects discovered during inspection and ensure operational readiness

17. Complete preventative maintenance documentation.

2.10.2 Steam Hot Water Heater Systems– Semi-Annual

1. Cycle appliance, check for operation. (Check and adjust equipment if necessary.

2. Ensure all controls are operational.

3. Inspect for leaks, excessive noise or vibration).

4. Ensure hot water circulation pump is operational,

5. Shock and blow down heating coils.

6. Inspect and adjust if necessary controls

8. Complete preventative maintenance documentation

2.11 Preventative Maintenance of Drainage and Culverts - Storm Water The following tasks shall be performed as a part of the summer (typically May through September) seasonal Surface Water Drainage Preventative maintenance program.

Surface water drainage is conducted under the guidelines found in the installation’s Storm Water Environmental Compliance Plan as monitored by the DPW Environmental Branch. Storm water drainage maintenance is conducted April through October, incorporating a variety of tasks intended to maintain and improve snowmelt and storm water drainage. All drainage areas and culverts associated with road surfaces, parking areas, airfield movement areas, bike paths, and running routes maintained by this contract shall be covered on this task.

2.11.1 Specific Work Requirements

During the period referred to as “Spring Break-Up”, typically beginning mid-April through mid-May, preventative maintenance will include:

1. A post inspection and survey of snow melt water drainage noting:

a. Directions of flow.

b. Areas of blockage or flow problems.

c. Areas experiencing unusual drainage conditions or irregularities.

d. Conditions of culverts, drains, spillways, openings, surrounding ditch line slope and culvert headwall, outlets and end walls. All drainage areas and culverts associated with road surfaces, parking areas, airfield movement areas, bike paths, and running routes maintained by this contract shall be covered on this task.

e. Presence and condition of Culvert markers and mounting brackets.

2. Locations and descriptions of problems and irregularities along with recommended corrective actions and priorities will be identified in this survey.

3. A copy of the installation survey will be submitted to the COR by 31 May each year. The COR will provide, within 1 week of receipt of Contractors survey, a list of prioritized areas based upon extent of drainage conditions.

4. Water overflow from ditch and culvert blockages onto roadways, parking areas, yards and similar locations subject to motor vehicle and pedestrian traffic will be posted with the appropriate warning signs and hazard markers.

a. Areas of overflow located on roads, sidewalks, and parking lots subject to refreezing in the evening and early morning hours will be included on the Road Surface Chip/Gravel sanding routes until the overflow condition is corrected.

b. Road, sidewalk, and bicycle path areas that are subject to or have experienced water overflow and freeze/thaw conditions, should be inspected and monitored for surface pavement and shoulder damage throughout the spring and summer seasons. Any necessary repairs will be included as a part of the Paved Surfaces Preventative maintenance Task.

c. Remove debris and trash from open drainage systems, fences and open grass areas adjacent to creek banks after severe weather or when water overflows the creek banks.

5. Preventative maintenance: Will be performed throughout the course of the summer season and will include:

a. Removal of obstructions and vegetation along ditch lines that impede surface flow.

b. Reestablishment of drainage grades and flow patterns.

c. Removal of sediments and debris from spillways, culvert head walls, end walls, outlets, lateral erosion, and degradation.

d. Removal of litter and other debris.

e. All other similar types of maintenance as identified and indicated on the

Surface Water Drainage survey.

f. Install, replace and repair wood and plastic culver markers and brackets.

2.12 Preventative Maintenance of Emergency/Exit Light Systems

Emergency Lights (Stand Alone, Battery Pack)

1. Test emergency lights, to include NFPA required 90 minute testing.

2. Inspect and tighten all hardware associated with emergency lighting and batteries

3. Repair and replace components of emergency lighting as necessary.

4. Perform repairs on equipment for the minor defects discovered during

5. Complete preventative maintenance documentation

Exit Lights

1. Test Exit Lights, to include NFPA required 90 minute testing.

2. Inspect and tighten all hardware associated with Exit lighting and batteries

3. Repair or replace components or batteries of Exit lighting as necessary

4. Perform repairs on equipment for the minor defects discovered during

2.13 Preventative Maintenance of Fire Alarm Control Systems

A list of Fire Alarm equipment is provided in the TE 48 Preventative Maintenance Inventory. As part of the task, database testing and server backups will be performed weekly.

2.13.1 Annually

1. Tasks listed below, are in addition to, preventative maintenance requirements referenced in the NFPA’s previously listed.

2. Perform functional test, power down system and reset

3. Measure and record forward and reflected RF power, then calculate the VSWR per manufacturer’s specifications.

4. Visually inspect systems and antenna/lighting/coaxial cable assemblies. Verify that all mountings are secure and connections are tight.

5. Check for battery leakage, vandalism, water damage, frayed wires, corrosion, electrical storm damage, and burnt, discolored, or missing components.

6. Check circuits for continuity.

7. Remove AC power and allow the unit to operate on its backup batteries.

Confirm unit functions per manufacturer’s specifications and message is received at Central Receiving System.

8. Inspect CCU Security Mechanism, pre-recorded message content and activation sensor

9. If equipped with MSN:

a. Test/Inspect fire alarm to MNS interface

b. Test/Inspect MNS to fire alarm interface

c. Test/Inspect In-building MNS to wide area MNS

d. Test/Inspect MNS to Direct Recipient MNS

e. Check sound pressure levels, record on documentation

f. System Intelligibility

g. Inspect handset, if applicable

10. Perform software back and test backup

11. Perform repairs on equipment for deficiencies discovered during inspection

12. Complete preventative maintenance documentation and sign annual certification.

This must be completed and signed by licensed technician.

2.13.2 Semi – Annually

1. Tasks listed below, are in addition to, preventative maintenance requirements referenced in the NFPA’s previously listed.

2. Perform functional test, power down system and reset

3. While operating on backup batteries, open one of the initiation circuits to verify unit supervision of the IDC and the capacity to transmit a trouble to the Central Receiving System while operating on battery power. Confirm unit functions per manufacture’s specifications and message is received at Central Receiving System.

4. Perform a lamp test. Verify that all LED’s illuminate, the audible alert sounds, and the RMT TBL circuit activates.

5. Perform other Preventative maintenance test as suggested per manufacturer’s instruction manual.

6. Select Power Supply Meters and record the values for the voltages and current lists.

7. Inspect CCU Security Mechanism, pre-recorded message content and activation sensor

8. If equipped with MNS:

a. Test/Inspect fire alarm to MNS interface

b. Test/Inspect MNS to fire alarm interface

c. Test/Inspect In-building MNS to wide area MNS

d. Test/Inspect MNS to Direct Recipient MNS

e. Check sound pressure levels, record on documentation

f. System Intelligibility

g. Inspect handset, if applicable

9. Perform software back and test backup

10. Perform repairs on equipment for deficiencies discovered during inspection

11. Complete preventative maintenance documentation.

2.13.3 Monthly

1. The Contractor shall perform preventative maintenance on alarms, related items and associated components. Tasks listed below are in addition to, preventative maintenance requirements referenced in the NFPA’s previously listed.

2. Check the Central Receiving System printer log for “No Reply”; investigate these immediately.

3. Check the Central Receiving System printer log for systems that have reported an AC fail or battery fault condition. Refer to manual and repair as needed.

4. Perform repairs on equipment for deficiencies discovered during inspection

2.14 Preventative Maintenance of Fire Suppression Engines

1. Perform a visual inspection before, during and after operation. Note deficiencies on DA Form 2404. Initiate and document repairs.

2. Service engine oil and filters in accordance with the manufacturer’s recommendations.

3. Service batteries, tray, cables and connections.

4. Service engine coolant system: check for leaks, glycol to the proper level and –

50 degrees, radiator mounts, hoses for cracks and dry rot, clamps for tightness.

5. Service fan blades, guard, water pump and pulleys, check belts for the proper tension, replace when worn or cracked.

6. Service engine air filter and breather.

7. Service engine mounts.

8. Check engine controls, gauges and linkage for proper operation.

9. Tune-up engine.

10. Perform repairs on equipment for the minor defects discovered during inspection.

2.15 Preventative Maintenance of Automatic Fire Suppression Systems

The Contractor shall perform semi-annual preventative maintenance on installed automatic Fire Suppression systems that are located in kitchen hoods, utility, and mechanical service areas, aircraft hangars, motor pools, telecommunications and computer operations centers, storage - warehouse areas, hazardous materials storage lockers and containers. Equipment manufactures include Ansul and KIDDIE dry-wet chemical, Gaylord water, CO2, and FE-13 systems. All deficiencies found, corrective actions taken, and parts replaced shall be noted on a DA Form 2407. All documentation shall be maintained on file for the life of the contract. Documentation from inspection must be given to COR within 10 working days.

2.16 Preventative Maintenance of Fuel Dispensing Systems

Semi-Annually

1. Change filters on fuel/water separators.

2. Change spin-on filters on dispensers.

3. Prove calibration on all meters on dispensers and adjust as necessary.

2.17 Preventative Maintenance of Gate Controllers

Semi-Annually

Gate Controllers – Semi-Annual

1. Check and tighten all connections

2. Clean and remove debris from controller

3. Clean and remove obstructions from guide rail

4. Perform operational check

5. Perform repairs on equipment for the minor defects discovered during

2.18 Preventative Maintenance of Gas Monitoring and CO Sensors

Quarterly

Gas Monitoring and CO Sensor Systems

1. Ensure gas-monitoring system is operational.

2. Check each sensor calibration; adjust as needed.

3. Perform repairs on equipment for the minor defects discovered during inspection Complete preventative maintenance documentation

2.19 Preventative Maintenance of Generators

*Level 1 EPS Generator (Level 1 EPS Generator system failure to perform could result in loss of human life or serious injuries and shall be maintained in accordance with NFPA 110. NFPA 110 Level 1 EPS Generator systems are legally required standby systems so classed as legally required standby systems by the governmental agency having jurisdiction in accordance with NFPA 70 Article 701)

*Level 2 EPS Generator (Level 2 EPS Generator system failure to perform is less critical to human life and safety and shall be maintained in accordance with NFPA 110. NFPA 110 Level 2 EPS Generator systems are legally required standby systems so classed as legally required standby systems by the governmental agency having jurisdiction in accordance with NFPA 70 Article 701)

*Optional Standby System Generator (Optional Standby System generators supply power where life safety does not depend on the performance of the system and are classed as an Optional Standby System by the governmental agency having jurisdiction in accordance with NFPA 70 Article 702)

2.19.1 Weekly

Level 1 EPS Generator:

1. Perform operational inspection in accordance with Level 1 & 2 EPS Generator PM Schedule. TE 78

2. Document inspection on Level 1 & 2 EPS Generator PM Log. TE 77

3. Perform operational check.

4. Complete preventative maintenance documentation.

2.19.2 Monthly

Level 1 & 2 EPS Generator:

Schedule. TE 78

2. Document inspection on Level 1 & 2 EPS Generator PM Log. TE 77

3. Exercise Level 1 & 2 EPS Generator as follows:

• Level 1 & 2 EPS generator set in service shall be exercised at least once monthly, for a minimum of 30 minutes, using one of the following methods:

o Loading that maintains minimum exhaust gas temperatures as recommended by the manufacturer o Under operating temperature conditions and not less than 30 percent of the EPS standby nameplate kW rating

• Level 1 & 2 EPS generator set shall not be exercised or operated in a manner that causes wet stacking of the diesel prime mover exhaust system.

• Level 1 & 2 EPS generator set shall be exercised in the presence of a qualified technician and shall not be exercised automatically qualified technician present.

• Level 1 & 2 EPS generator set test shall be initiated by simulating a power outage using the test switch on the Automatic Transfer Switch (ATS) or by opening a normal breaker. Opening a normal breaker shall not be required.

• Level 1 & 2 EPS generator set load tests shall include complete cold starts.

• Level 1 & 2 EPS generator set transfer switch shall be operated monthly. The monthly test of a transfer switch shall consist of electrically operating the transfer switch from primary position to the alternate position and then a return to the primary position.

4. Check Coolant Heater, add fluids as needed

5. Check Oil Level, add fluids as needed

6. Check Coolant Level, add fluids as needed

7. Check Fuel Level, add fluids as needed

8. Check Charge Air Piping, repair as needed

9. Check Air Cleaner, repair as needed

10. Check Battery Charging System, repair as needed.

11. Perform repairs on equipment for the minor defects discovered during inspection.

12. Complete preventative maintenance documentation.

2.19.3 Optional Standby System (OSS) Generator:

1. Perform General Inspection of OSS generator in accordance with manufacturer’s operation and maintenance manual.

2. Check Coolant Heater, add fluids as needed

3. Check Oil Level, add fluids as needed

4. Check Coolant Level, add fluids as needed

5. Check Fuel Level, add fluids as needed

6. Check Charge Air Piping, repair as needed

7. Check Air Cleaner, repair as needed

8. Check Battery Charging System, repair as needed

9. Perform repairs on equipment for the minor defects discovered during inspection

10. Complete preventative maintenance documentation.

2.19.4 Quarterly

Level 1 & 2 EPS and OSS Generator:

Schedule. TE 78

2. Document inspection on Level 1 & 2 EPS Generator PM Log. TE 77

3. Perform General Inspection for of OSS generator in accordance with manufacturer’s operation and maintenance manual.

4. Check Coolant Heater, add fluids as needed

5. Check Oil Level, add fluids as needed

6. Check Coolant Level, add fluids as needed

7. Check Fuel Level, add fluids as needed

8. Check Charge Air Piping, repair as needed

9. Check Air Cleaner, repair as needed

10. Check Battery Charging System, repair as needed

11. Drain fuel Filter

12. Drain water and sediment from fuel tank

13. Drain exhaust condensate trap

14. Check starting batteries

15. Check drive belt

16. Check radiator hoses for wear and cracks

17. Perform repairs on equipment for the minor defects discovered during inspection

18. Complete preventative maintenance documentation.

2.19.5 Semi-Annual

Schedule. TE 78

2. Document inspection on Level 1 & 2 EPS Generator PM Log. TE 77

3. Check/inspect stationary load bank

2.19.6 Annual

Schedule. TE 78

2. Document inspection on Level 1 & 2 EPS Generator PM Log. TE 77

3. Perform General Inspection of OSS generator in accordance with manufacturer’s operation and maintenance manual.

4. Exercise OSS generator as follows:

• OSS generator set in service shall be exercised at least once annually, for a minimum of 30 minutes, using one of the following methods:

o Loading that maintains minimum exhaust gas temperatures as recommended by the manufacturer o Under operating temperature conditions and not less than 30 percent of the EPS standby nameplate kW rating

• OSS generator set shall not be exercised or operated in a manner that causes wet stacking of the diesel prime mover exhaust system.

• OSS generator set shall be exercised in the presence of a qualified technician and shall not be exercised automatically without qualified technician present.

• OSS generator set test shall be initiated by simulating a power outage using the test switch on the Automatic Transfer Switch (ATS) or by opening a normal breaker. Opening a normal breaker shall not be required.

• OSS generator set load test shall include complete cold start.

• OSS generator set transfer switch shall be operated. The test of a transfer switch shall consist of electrically operating the transfer switch from primary position to the alternate position and then a return to the primary position.

5. Check Coolant Heater, add fluids as needed

6. Change Oil and oil filter

7. Check Coolant Level, add fluids as needed

8. Check Fuel Level, add fluids as needed

9. Check Charge Air Piping, repair as needed

10. Check Air Cleaner, repair as needed

11. Check Battery Charging System, repair as needed

12. Drain fuel Filter

13. Drain water and sediment from fuel tank

14. Drain exhaust condensate trap

15. Check starting batteries

16. Check drive belt

17. Check radiator hoses for wear and cracks

18. Check Anti-freeze and DCA Concentration

19. Change air cleaner element

20. Change fuel filters

21. Clean cooling system

22. Test rupture basin leak detect switch

23. Check valve lash

24. Perform repairs on equipment for the minor defects discovered during inspection

25. Complete preventative maintenance documentation.

2.20 Preventative Maintenance of Grounding Points

2.20.1 Annual

Grounding Points - Interior

1. Locate ground points

2. Perform ground test

3. Inspect each grounding point

4. Perform repairs on equipment for the minor defects discovered during

2.20.2 Bi-Annual

Grounding Points - Exterior

1. Locate ground points

2. Perform ground test including fall potential test

3. Inspect each grounding point

4. Perform repairs on equipment for the minor defects discovered during

2.21 Preventative Maintenance of Heating Systems

2.21.1 Seasonal Monthly (October through March)

1. Perform a visual inspection of Heat Systems and component parts in the mechanical rooms; adjust temperatures and pressures as needed.

2. Check system for leaks

3. Check pumps for operation to include condensate pumps.

4. Check glycol and maintain at a minimum ½ full. Ensure reservoir is correctly labeled.

5. Check air vents and replace if not working properly.

7. Complete documentation.

2.21.2 Annual (May through August)

Perform a visual inspection of Heat System and component parts in the mechanical rooms; adjust temperatures and pressures as needed.

1. Hydronic System

a. Heat exchanger and temperature control valves

i. Check vacuum breaker for proper operation replace if leaking and visually inspect relief valves, replace if leaking.

ii. Check operation of temperature control valve, and set range between 180 and 200 F. Lubricate and repack valve stem packing if needed.

b. Make-up System

i. Check glycol reservoir and maintain at a minimum ½ full, ensure reservoir is labeled with correct identification.

ii. Check glycol and maintain temperature range between -30° and -50°F.

If glycol is found to be acidic or ineffective, notify COR for a service order to drain and flush system and replace glycol.

iii. Check makeup system, clean strainers, and adjust pressures to 15 PSI static or greater if needed for proper operation of system.

iv. Check heating system expansion tank for proper operation and maintain a maximum of 2/3 air and a minimum 1/3 liquid for captive air type. If bladder type check air-side for ruptured bladder.

c. Circulation pumps

i. Check pumps for proper operation. Replace or overhaul pumps by replacing worn impellers, shafts, bearings, gland seals, ream bearings, and other parts.

ii. Ensure electrical connections meet National Electrical Code standards.

iii. Check all pump guards and make sure they are fastened securely.

d. Control valves

i. Check control valves for proper operation and repack if leaking.

e. Piping, valves and associated parts

i. Repair all leaking pipe and pipe joints.

ii. Check and clean strainers.

iii. Check to ensure check valves are working properly.

iv. Check air vents and replace if not working properly.

v. Check operations of gauges and thermometers on system; replace if needed.

vi. Check all valves for proper operation and replace if necessary.

f. Insulation

i. Repair and replace all fiberglass insulation that is damaged.

ii. Encapsulate or replace any damaged asbestos insulation.

2. Steam System

a. Inspect and trip relief valve for proper operation. Replace if leaking.

b. Exercise all valves, check for proper operation and replace if necessary.

c. Pressure reducing valves, gauges, and safety relief valve.

i. Check pressure-reducing valves for proper operation. Adjust low-pressure side to 10 to 15 PSI or pressure suitable for application.

ii. Test for proper operation of gauges on system and replace if needed.

iii. Blow down strainer on high-pressure steam side.

iv. Visually inspect Safety relief valve replace if leaking

d. Steam traps, strainers, check valves, and associated steam system component parts.

i. Blow down strainers.

ii. Valve off high side of strainer and open low side of check valve with strainer open, to check proper operation of check valve.

Replace check valve if leaking.

iii. Check discharge temperature of steam traps or test tee and rebuild/replace if there is blow by.

e. Condensate receivers, associated component parts, and pumps.

i. Check pumps for proper operation. Replace or overhaul pumps by replacing worn impellers, shafts, bearings, gland seals, ream bearings, and other associated parts.

ii. Alternate motors to check for proper operation of motors and switch. Replace if not working properly.

iii. Ensure electrical connections meet National Electrical Code standards.

iv. Inspect all pump guards and make sure they are fastened securely.

3. Perform repairs on equipment for the minor defects discovered during inspection

4. Complete all documentation.

5. Clean mechanical room.

2.22 Preventative Maintenance of High Pressure Washers

Quarterly

1. Ensure all controls are operating to their properly designed function.

2. Check for excessive noise or vibration.

3. Inspect for leaks, internal and external.

4. Inspect and clean controls, motors and switches.

5. Lubricate bearings, controls, linkages and motors.

6. Check and adjust pumps, tanks, pressure reducing valve strainers, backflow preventers.

7. Inspect gaskets and replace as necessary

8. Inspect condition of hoses, quick disconnects, wands and nozzles

9. Check oil levels and belts

10. Inspect/clean/replace intake screens

11. Ensure proper timer operation, adjust/repair as necessary, if so equipped

12. Ensure proper unloader operation adjust/repair as necessary

13. Ensure air gap is maintained on all float fill tank, adjust/repair as necessary

14. Check/adjust water inlet temperature

15. Oil piston wicks, if so equipped

16. Inspect all tubing, hoses and underside nozzles and wands adjust/repair as necessary

17. Perform repairs on equipment for the minor defects discovered during inspection

18. Check for proper operation and adjust equipment.

19. Complete preventative maintenance documentation

2.23 Preventative Maintenance of Kitchen Equipment – Commercial - Quarterly

a. Conveyor – Dish/Tray

1. Check operation of unit before maintenance

2. Check for excessive vibration and noise

3. Check automatic controls, operating voltages, amperages and safety devices for proper operation

4. Inspect supports, rollers gaskets and level indicators on equipment.

5. Inspect gearboxes for proper lubrication and excessive wear. Lubricate as required.

6. Check operation of unit after maintenance

b. Dishwashers

1. Check solenoids for operation

2. Clean water line strainers

3. Check drain lines and water lines for leaks

4. Check pumps for leaks

5. Calibrate for temperatures

6. Check for cracks on tubs

7. Check for gasket leaks

8. Cycle unit to ensure proper operation

9. Check conveyor belt reduction gearbox for oil level

10. Check conveyor belt for proper chain tension

11. Grease all bearings on conveyor belt carriage

12. Perform repairs on equipment for the minor defects discovered during inspection

13. Complete preventative maintenance documentation.

c. Food Prep Equipment

2. Check for excessive vibration, and noise

3. Check automatic controls, operating voltages, and amperage and safety devices for proper operation

4. Inspect supports, latches, doors, lids, gaskets and level indicators 5. Inspect cords, plugs, wiring for excessive wear or loose connectors

6. Inspect gearboxes for proper lubrication and excessive wear.

7. Perform repairs on equipment for deficiencies discovered during inspection

8. Check operation of the unit after maintenance

9. Perform repairs on equipment for the minor defects discovered during inspection

10. Complete preventative maintenance documentation

d. Garbage Disposal

1. Check for leaks

2. Check bearing wear

3. Check for shredder tolerance

e. Heated Food Prep Equipment

2. Check for excessive vibration, noise, overheating and leaks.

3. Check automatic controls, operating voltages, and amperage and safety devices for proper operation.

4. Inspect doors, tops, lids, hangers, supports, latches, handles, gaskets and level indicators on equipment,

5. Inspect cords, plugs, wiring for excessive wear or loose connectors,

6. Inspect gearboxes for proper lubrication and excessive wear.

7. Check operation of individual heating elements and wiring elements.

8. Calibrate thermostats.

9. Perform repairs on equipment for the minor defects discovered during inspection

10. Check operation of the unit after maintenance.

f. Steam/Electric Kettles

1. Check traps for function and seal

2. Check packing on swivel for leaks

3. Perform repairs on equipment for the minor defects discovered during inspection

4. Complete preventative maintenance documentation.

g. Steam Tables

1. Check for leaks

2. Check/replaced filter cartridge

3. Check and regenerate resin tank if needed

4. De-lime / de-scale steam generator if necessary.

5. Perform repairs on equipment for the minor defects discovered during inspection

6. Complete preventative maintenance documentation.

h. Warming Equipment

1. Check Operation of unit before maintenance.

2. Check for excessive vibration, noise, and overheating, Repair as needed.

3. Check automatic controls, operating voltages, amperage, and safety devices for proper operation.

4. Inspect doors, tops, lids, hangers, supports, latches, handles, gaskets and level indicators on equipment.

5. Inspect cords, plugs, wiring for excessive wear or loose connectors

6. Check operation of individual heating elements and wiring connections

7. Calibrate thermostats on required equipment

8. Perform repairs on equipment for the minor defects discovered during inspection

9. Check operations of the unit after maintenance.

10. Complete preventative maintenance documentation.

2.24 Preventative Maintenance of Lift Stations and Grease Traps

Quarterly

1. Perform inspection and cleaning.

2. Adjust operating parameters as needed

3. Perform repairs on equipment for the minor defects discovered

4. Perform functional tests to ensure proper lift station operation.

5. Complete preventative maintenance documentation

6. Pump and clean lift station, grease trap or grease trap interceptor.

7. Complete preventative maintenance documentation.

2.25 Preventative Maintenance of Lighting Protection

Bi-Annual

1. Lightning Protection

2. Locate lightning protection

3. Perform ground test

2.26 Preventative Maintenance of Overhead Doors

This task includes Mega Doors, Rollup doors including fire rollup doors. The Contractor shall perform an initial visual inspection and operational check. The Contractor shall repair and replace loose, broken or damaged, non-functional, worn and missing items and parts. Tighten all loose nuts, bolts and screws and replace if missing. Adjust and set hardware and operators for safe and proper operation.

1. The Contractor shall inspect items to include:

a. Mega Doors: door panels, rollers, counter balance, tensioning system, cables, cable drums, bearings, guides, pulleys, chains, track, brackets, sash cord, shafts, weather stripping, hinges, safety edges, door operator and fusible link if fire door.

b. Roll-Up Doors: drum, top roll and/or curtain rod, Bottom beam and lift bar, Safety edge. Bottom seal and weather stripping, Side frames, guides, tracks and end plates, Slats, curtain slats and panels, Chains and belts , Gears, bearings, pulleys and drive systems, Motors

2. Perform operations check both manually and electrically as applicable

3. Lubricate all movable parts according to manufacturer’s specifications

4. Perform repairs on equipment for the minor defects discovered during inspection

5. Perform final operational check to ensure that door, hardware and items operate properly and safely.

2.27 Preventative Maintenance of Playground Equipment and Areas Playground area and equipment safety and serviceability inspections and preventative maintenance is conducted on seasonal basis. The first inspection will occur after breakup and no later than May 15 and the second by July 15 of each contract year.

Each inspection will at a minimum follow the guidelines outlined in the checklist found in Appendix A and will include recommended corrective actions. Area inspections will be conducted as soon as snow has melted and grounds are visible.

2.28 Preventative Maintenance of Recycle Wash Water Systems

2.28.1 Weekly

1. Conveyor (CMAFU2-WT1): Check supply of media paper roll, replace as necessary. Check for any visible tears in the filter media paper. If any tears are found, advance the filter media paper past the tears by lifting the float ball on the float valve located above the filter media paper. Empty filter media paper catch container as necessary. Clean debris from filter paper discharge scraper blade.

Open the drain valve on rear of unit for 1 minute, to allow accumulated solids to flow into the sludge return line.

2. Filtration (DPL-WT5): Inspect system for leaks. Open Air bleed valves on the filter housing and allow air to exhaust from the filters. Record pump operation pressure of both process filters. Check operation of the liquid bio digester dozer including product supply container. Check operation of the liquid defoam dozer including product supply container. Clean Lens of the photoelectric sensor. Remove and inspect pump suction strainers and system discharge screen filter. Check ball valve setting on the ½” valve that control filtered fluid return to the sump tank. Check ball valve setting on the 3-way 1 &1/2” valve that controls system discharge pressure.

2.28.2 Monthly

1. Conveyor (CMAFU2-WT1): Oil the drive chain at least once per month with general-purpose chain lube or oil.

2. Solid Settling Tank (SST-WT2): Open tank drain valve for 10 to 15 second to purge any solids that may have accumulated.

3. High Pressure Washer (5/3000E-WR1, 2 units): Inspect water filter for contaminants, replace as necessary. Check oil level in pump, top off as needed.

4. Foam wands (2BC802-WT1/WR2, 3 units) and (1YJ090-REM, 2 Units):

Inspect fluid pressure adjustment filter bowl. If fluid is present, drain bowl by opening valve on bottom of the bowl. Close valve after draining. Inspect hoses for leaks, crack or stretching. Replace as needed. Remove injector valve from the inlet of the trigger gun and clean thoroughly inside and out.

2.28.3 Semi-Annual

1. Filtration System (DPL-WT5): Replace filter media: activated carbon and

Hydrosorb filters. Clean system: rinse frame, components and exterior panels with water. Remove excess water and wipe down panels.

2.28.4 Annually

1. Inspect hose on foam unit for leaks, replace if needed (WT-1)

2. Drain and solid settling tank (Solid Settling Tank-SST-WT2)

3. High-pressure washer (5/3000E-WR1): Inspect system wiring for fraying broken wire, repair as necessary. Inspect all hoses and fittings on machine.

Inspect all nozzles on the system clean or replace as necessary. Inspect water filter for contaminants, replace as necessary. Check oil level in pump, top off as needed. Replace pump crankcase oil.

2.29 Preventative Maintenance of Refrigeration Equipment and Systems

2.29.1 Refrigeration (Commercial) Annually/Monthly

2. Change compressor oil

3. Clean condenser coils

4. Check…