TE5_2-001_thru_TE5_2-035.docx

TECHNICAL EXHIBIT 5.2 - 1

AIR COOLED CONDENSING UNITS

DESCRIPTION OF SERVICES

(1) ANNUAL CALIBRATION SERVICE Once a year, a thorough preventative maintenance schedule will be performed including the following:

· Check unit thoroughly for refrigerant leaks.

· Check and calibrate safety controls and overloads.

· Meg test compressor motor and record readings.

· Check main starter, tighten all starter terminals and check contacts for wear.

· Check oil level in compressor (where applicable).

· Tighten motor terminals and control panel terminals.

· Check crankcase heater.

· Check external interlocks.

· Report any uncorrected deficiencies noted.

(2) ACID TEST - An acid test will be performed on the oil sample on site to check oil for acid content. This test can detect early problems and prevent motor failures.

(3) SCHEDULED PREVENTATIVE MAINTENANCE – Three (3) inspections during the operating season will be made to include the following:

· Make operating log of temperatures, pressures, voltages, amperages, etc.

· Check and adjust operating and safety controls.

· Check operation of crankcase heater.

· Check oil level and add as required.

· Check operation of control circuit.

· Check operation of motor and starter.

· Check operating log with operator. Discuss operation of the machine in general.

(4) CONDENSER CLEANING The condenser coils will be chemically cleaned with a pressure sprayer once a year. Thorough rinsing of the coils will be required.

TECHNICAL EXHIBIT 5.2 - 2

AIR HANDLING UNITS / RETURN AIR FANS

DESCRIPTION OF SERVICES

(1) ANNUAL CALIBRATION SERVICE A thorough Preventative Maintenance schedule will be performed including the following:

· Inspect coils.

· Inspect drain pan and drain line.

· Check and calibrate operating controls and overloads.

· Check main starter, tighten all starter terminals, and check contact for wear.

· Tighten motor terminals.

· Meg motors.

· Check external interlocks.

· Lubricate motor (as applicable).

· Inspect and adjust belt alignment and tension.

· Check VFD’s (where applicable) and dampers and adjust, if necessary.

· Inspect air filters.

· Inspect all door gaskets, hinges and latches to verify airtight.

(2) SCHEDULED PREVENTATIVE MAINTENANCE –Inspections during the operating season will be made and include:

· Inspect coils.

· Inspect drain pan and drain line.

· Check and adjust operating and safety controls.

· Check operation of control circuit.

· Check operation of motor and starter.

· Inspect fan.

· Lubricate fan and motor as required.

· Check VFD’s (where applicable) and dampers and adjust, if necessary.

· Inspect air filters.

· Inspect and adjust belt alignment and tension.

· Inspect all door gaskets, hinges and latches to verify airtight.

(3) AIR FILTERS – All air filters will be changed four times per year during each inspection unless otherwise noted.

(4) COIL INSPECTION - All coils will be inspected for cleanliness during each inspection. Coil cleaning, if required, will be performed at additional charge.

TECHNICAL EXHIBIT 5.2 - 3

BLOWER COIL UNITS

DESCRIPTION OF SERVICES

(1) SCHEDULED PREVENTATIVE MAINTENANCE – Four (4) inspections during the operating season will be made and include:

· Inspect air filters.

· Inspect drain pan and drain line.

· Inspect the unit cabinetry for chips or corrosion.

· Inspect the fan wheel and housing for damage.

· Inspect the coil fins for excessive dirt or damage.

· Clean and tighten all electrical connections.

· Inspect the strainer option for debris trapped in the filter screen.

· Check operating and safety controls

· Check pulleys and sheaves for tightness, wear and alignment, if applicable.

· Check belts for tension, wear, cracks, and glazing, if applicable.

(2) AIR FILTERS - All air filters will be changed four times per year during each inspection unless otherwise noted.

TECHNICAL EXHIBIT 5.2 - 4

BOILER MAINTENANCE

DESCRIPTION OF SERVICES

(1) ANNUAL CALIBRATION SERVICE:

· Secure and drain boiler.

· Open fireside and water side for cleaning and inspection.

· Check heating surfaces and water side for: corrosion, pitting, scale, blisters, bulges, and soot.

· Inspect refractory.

· Clean or replace water column sight glass.

· Clean fire inspection glass.

· Disassemble, clean, and inspect low water cutoff control(s).

· Reassemble boiler and low water cutoff control(s) with new gaskets.

· Check blow-down valve packing and lubricate.

· Refill boiler.

· Perform hydrostatic test, if required.

· Test safety/relief valve(s) after startup (full pressure test).

· Clean or replace fuel filters.

· Clean fuel nozzles.

· Clean burner fan wheel and air dampers.

· Clean flame safeguard scanner.

· Clean and adjust ignition electrodes.

· Check all burner linkage for excessive wear.

· Tighten all linkage set screws.

· Lubricate motor and shaft bearings.

· Check gas valves against leakage (where test cocks are provided).

· Replace vacuum tubes (if used) in flame safeguard control.

· Clean contacts in program timer.

· Check operation of flame safeguard control.

· Check operation of modulating motor.

· Perform pilot turn down test.

· Check operation of low water cutoff and feed control(s).

· Check settings and test all operating and limit controls.

(2) SCHEDULED PREVENTIVE MAINTENANCE: Inspection(s) per year will be performed during machine operation including the following:

· Review owner's log. Log all operating conditions.

· Inspect boiler and burner. Make adjustments as required.

· Test low water cutoff and pressure relief valve.

· Blow down and test low water cutoff and feed control(s).

· Check for water, steam, and fuel leaks.

· Check sequence and operation of flame safeguard control.

· Check setting and test operating and limit controls.

· Check operation of modulating motor.

· Lift safety/relief valves with at least 70 percent rated pressure.

· Blow down gauge cocks and try cocks to confirm glass water level.

· Check and test boiler blow-down valve.

· Lubricate motor and shaft bearings as required.

· Check customer's log with operator and discuss operation of boiler.

TECHNICAL EXHIBIT 5.2 - 5

AIR COOLED CHILLERS, INCLUDING SERIES "R"

DESCRIPTION OF SERVICES

(1) ANNUAL CALIBRATION SERVICE Once a year, a thorough Preventative Maintenance schedule will be performed including the following:

· Inspect condenser for dirt and obstructions to air flow

· Check unit thoroughly for refrigerant leaks

· Test vent piping of all relief valves for presence of refrigerant to detect improperly sealed relief valves

· Verify operation and calibrate the high and low pressure controls

· Verify micro panel settings and adjust as necessary

· Adjust dip switches as applicable and review operation with owner

· Check and verify proper operation of chilled water interlock. (Flow switches and auxiliary contacts.)

· Set up and instruct owner on proper logging procedures

· Check oil level

· Inspect condenser fan motors and blade for bearing wear, fatigue cracks, and balance

· Verify operation of electronic expansion valves

· Review event log through micro panel and interpret results

STARTER SERVICE

· Measure the compressor motor winding resistance to ground

· Dismantle and inspect the compressor and fan motor contactors for excessive wear and pitting

· Check and tighten all electrical connections

· Verify proper operation of phase failure/phase reversal circuit

· Inspect mechanical interlocks between start and run contactors

(2) MATERIALS The following materials required for the Calibration Service are included as a part of this agreement: Trane OIL15 (as required)

(3) OPERATIONAL INSPECTIONS – Three (3) inspections during the operating season will be made and include:

· Measure and record unit line voltages

· Measure and record amperage draw at the motor leads

· Measure and record all unit pressures and temperatures

· Verify and record all water temperatures and pressures

· Verify and record refrigerant temperatures and pressures

· Verify micro panel settings and adjust accordingly

· Review owner's log and discuss operation of unit with operator

· Report any uncorrected deficiencies noted to operator

· Verify proper operation of lubrication system

PM MATERIALS The following Preventative Maintenance materials will be provided as a part of this agreement: Oil, Lubricants, and Cleaning Solvents.

(4) TOTAL ACID/MOISTURE TEST - An acid and moisture test will be performed on an annual basis on the refrigerant sample on site. This test can detect early problems and prevent motor failures.

(5) CONDENSER SERVICE The condenser coils will be chemically cleaned with a pressure sprayer per the schedule below. Thorough rinsing of the coils will be required. Water accessibility to be provided by the owner within 50 feet of the equipment.

TECHNICAL EXHIBIT 5.2 - 6

CENTRIFIGAL CHILLERS

(1) ANNUAL CALIBRATION SERVICE –

a. CHILLER/CONTROL PANEL

· Visually inspect for water or refrigerant leaks

· Tighten control panel electrical connections

· Tighten oil pump starter connections

· Check oil pump motor resistance with meg ohm meter

· Test high condenser pressure and oil differential pressure cutouts

· Test motor temperature cutout

· Test low refrigerant temperature cutout

· Test condenser/evaporator flow switches

· Check the motor overload settings

· Change oil cartridge filter

· Clean oil cooler strainer

· Verify operation of oil heater and cooler

· Verify oil pump and regulator operation

· Change refrigerant filter drier (if applicable)

· Check vane linkage operation

· Check vane controller, positioner and actuator

· Verify panel control settings

· Check motor coupling (if applicable)

· Complete log sheet

b. STARTER/VFD

· Check starter electrical connections, tighten if necessary

· Check starter contracts for pitting and wear

· Check starter mechanical interlock

· Check compressor motor resistance with meg ohm meter

· Check VFD supply voltage (if applicable)

· Check VFD output voltage (if applicable)

· Check VFD output current (if applicable)

· Check VFD rectifier circuit temperature

· Check unit voltage

· Change VFD refrigerant filter (if applicable)

c. PURGE

· Change refrigerant filter drier

· Clean condenser coil

· Rebuild pump-out compressor (oil-less purge)

· Change compressor belt (belt drive purge)

· Check oil separator valve and change oil (belt drive purge)

· Check relief valve setting (if applicable)

· Check high pressure cutout (oil-less purge)

· Check oil heater cutout (belt drive purge)

· Complete log sheet

d. CONDENSER TUBE SERVICE Includes visual inspection of tubes for tube fouling (one head per bundle will need to be removed. (Please see schedule of services above to determine if owner or Contractor personnel are responsible for removal).

e. MATERIALS The following materials required for the Calibration Service are included as a part of this agreement:

· Purge separator gasket

· Purge drum gasket

· Oil filter

· Oil filter gasket

· Condenser head gasket

· Oil for purge compressor and separator

· Cleaning fluids

· Overhaul kit, cylinder kit, valve plate for oil-less purge compressor (CVHE only)

· Drier Cores

f. SEASONAL STARTUP

· Test motor (meg).

· Start machine – check controls and calibrate as required.

· Complete operating log and record settings.

· Check refrigerant and oil levels.

· Check purge operation.

· Check starter operation, voltage, and current.

· Set up operating log with operator, instruct, and advise operating procedures.

· NOTE: Tower preparation to be provided by Owner prior to scheduling Seasonal Startup.

(2) OPERATIONAL INSPECTIONS - inspections during the operating season will be made and include:

· Check unit/starter voltage

· Check line voltage imbalance

· Check compressor motor current

· Check % of rated load current

· Check compressor status, starts and runtime hours

· Check system transducers for accuracy

· Check entering evaporator/condenser water temperatures

· Check leaving evaporator/condenser water temperatures

· Check evaporator/condenser water pressure drop (ft)

· Check evaporator/condenser water flow (gpm) against design

· Check saturated evaporator/condenser temperatures

· Check discharge temperature and superheat

· Check evaporator/condenser approach

· Check lift pressure and temperature against design

· Check oil sump temperature

· Check oil net pressure

· Check oil level

· Check oil vent pressure

· Check oil feed temperature and pressure

· Verify operation of oil heater and cooler

· Check vane control setting and operation

· Check vane linkage operation

· Check any unusual noise or vibration

· Visually inspect for water, oil or refrigerant leaks

· Check purge temperatures and pressure (if applicable)

· Check purge liquid level (if applicable)

· Complete log sheet

(3) TUBE BRUSHING

· Isolate water supply

· Drain condenser barrel down from each chiller

· Remove one condenser head from each chiller

· Brush the condenser tubes on both condensers

· Reinstall both heads using new o-ring

(4) OIL ANALYSIS - An analysis of the oil will be performed annually measuring acid, moisture, and wear metals content. A Field Supervisor will make a review of laboratory results and a written report submitted.

(5) REFRIGERANT ANALYSIS - An analysis of the refrigerant will be performed annually measuring acid and moisture content, and to check for system contamination. A Field Supervisor will make a review of laboratory results and a written report submitted.

(6) VIBRATION ANALYSIS - Includes initial installation of stationary test points for base-line readings. Perform current signature readings to analyze motor integrity. Perform trend analysis to monitor wear patterns of all bearings. Provide support services of the Trane Company software with data on 16,000+ bearing types. Submit written reports/recommendations for corrective actions required from analysis readings.

(7) PRESSURE TEST Pressurize system to l0# PSIG with hot water and leak test all o-rings & gaskets as required. Pressure test will be performed with an electronic leak detector.

(8) TUBE ANALYSIS - An Eddy Current Tube Analysis will be performed to detect any unusual wear and pitting of the tube bundles. This analysis should be performed every (3) years on the condenser and evaporator tube bundles. Insulation requirements are not included in this proposal and will be quoted separately if needed.

TECHNICAL EXHIBIT 5.2 - 7

RECIPROCATING CHILLERS

DESCRIPTION OF SERVICES

(1) ANNUAL CALIBRATION SERVICE - Once a year, a thorough preventative maintenance schedule will be performed including the following:

· Check unit thoroughly for refrigerant leaks.

· Check and calibrate safety and operating controls.

· Meg test compressor motor.

· Check and tighten all electrical terminals and check contacts for wear.

· Observe oil level in compressor.

· Tighten motor terminals and control panel terminals.

· Check crankcase heater.

· Check external interlocks, flow switch, pumps, and fans.

· Report any uncorrected deficiencies noted.

(2) TOTAL ACID MOISTURE TEST - An acid and moisture test will be performed on the refrigerant sample on site. This test can detect early problems and prevent motor failures.

(3) OPERATIONAL INSPECTION - inspection(s) during the operating season will be made to include the following:

· Make complete operating log and record proper operating temperatures, pressures, voltages, and amperages.

· Check and adjust operating controls.

· Check operation of crankcase heater.

· Observe compressor oil level.

· Check compressor pump-down/unloading.

· Check operating log with operator. Discuss operation of the machine in general.

· Check water/air flow of evaporator and condenser.

· Check superheat.

· Check subcooling.

· Check operation of all motors and starters.

· Report to operator any uncorrected deficiencies noted.

(4) CONDENSER SERVICE - The Air Cooled condenser coils will be chemically cleaned with a pressure sprayer once a year. Thorough rinsing of the coils will be required. Water accessibility to be provided by the owner within 50 feet of the equipment.

TECHNICAL EXHIBIT 5.2 - 8

SCROLL CHILLERS

DESCRIPTION OF SERVICES

(1) ANNUAL CALIBRATION SERVICE Once a year, a thorough preventive maintenance schedule will be performed including the following:

· Check unit thoroughly for refrigerant leaks.

· Check unit contactors.

· Check and calibrate safety and operating controls.

· Meg test compressor motor.

· Check and tighten all electrical terminals and check contacts for wear.

· Observe oil level in compressor.

· Tighten motor terminals and control panel terminals.

· Check crankcase heater.

· Check external interlocks, flow switch, pumps, and fans.

· Check oil sample for acid.

· Report any uncorrected deficiencies noted.

(2) ACID TEST - An acid test will be performed on the oil sample on site to check oil for acid content. This test can detect early problems and prevent motor failures.

(3) SCHEDULED OPERATIONAL INSPECTIONS - Inspections during the operating season will be made to include the following:

· Make complete operating log and record proper operating temperatures, pressures, voltages, and amperages.

· Check and adjust operating and safety controls.

· Check operation of crankcase heater.

· Observe compressor oil level.

· Check compressor pump-down/unloading.

· Check operating log with operator. Discuss operation of the machine in general.

· Check water/air flow of evaporator and condenser.

· Check superheat.

· Check sub-cooling.

· Check operation of all motors and starters.

· Report to operator any uncorrected deficiencies noted.

(4) CONDENSER SERVICE The Air Cooled condenser coils will be chemically cleaned with a pressure sprayer once a year. Thorough rinsing of the coils will be required. Water accessibility is to be provided by the owner to within 50 feet of the equipment.

TECHNICAL EXHIBIT 5.2 - 9

WATER-COOLED CHILLER

(1) ANNUAL MAINTENANCE INSPECTION/CALIBRATION SERVICE - Once a year, a thorough preventative maintenance schedule will be performed including the following:

· Review control panel for proper settings and readings. Discuss any stored faults with customer.

· Remove condenser inlet strainers, flush with water to remove loose material

· Reinstall strainers and fill condenser.

· Check flow switches and interlocks for proper operation.

· Check wiring for tightness.

· Perform Meg meter testing of all compressors and record the results

· Electronic leak check of all refrigeration circuits.

· Check operation of compressor contactors and crankcase heaters.

· Record line and control voltages.

· Perform on site acid and moisture tests on the refrigerant sample. This can detect early problems and prevent motor failures.

· Perform visual inspection of heat exchangers. Individual back flushing and/or mild acidizing of heat exchangers, if required, will be performed at additional charge.

· Provide customer with written report detailing any problems found.

(2) OPERATIONAL INSPECTION(S) - Two (2) inspection(s) during the operating season will be made to include the following:

· Review control panel for proper settings and readings. Discuss any stored faults with customer.

· Use control panel to sequence through all compressor stages to allow recording of refrigeration pressures, temperatures, currents, oil levels.

· Record the entering/leaving condenser and evaporator water temperatures and pressures.

· Record line and control voltages.

· Visual inspection for refrigerant or oil leaks.

· Check for unusual noise or vibrations.

· Provide customer with written report detailing any problems found.

(3) PM MATERIALS - The following Preventative Maintenance materials will be provided as a part of this agreement: Oil, Lubricants, Cleaning Solvents, Acid Test Kits (2 per module), Oil Test Kits (2 per module).

TECHNICAL EXHIBIT 5.2 - 10

INTEGRATED COMFORT SYSTEM (ICS) AND BUILDING AUTOMATIONSYSTEM (BAS)

DESCRIPTION OF SERVICES

The Trane Controls support program utilizes a hands-on approach to systematically and thoroughly train selected owner’s staff to troubleshoot, diagnose and prevent problems, keep equipment operating at peak efficiency, reduce down time, catch minor issues before they become expensive major problems, and prolong the digital control systems life.

The following description of services is an outline for implementation of this agreement. Owner representatives are encouraged to be a part of the service for training purposes, although it is not mandatory.

(1) SYSTEM EVALUATION

The control system evaluation is a comprehensive review of the BAS (Building Automation System). It is designed to allow the technician to thoroughly analyze the system operation, generate written reports, and provide recommendations and review with the owner operator. Review system event log with customer and establish corrective action plan, if required.

1. Review operating conditions and look for abnormalities

1. Check Event Log/Backup—Export copy

1. Review operational issues with Owner’s Staff/Operators/Management

1. Check all functions (settings, operations, communications, etc.) (as applicable)

1. Check existing trends and check for anomalies (as applicable)

1. Backup Database, Graphics, and Templates

1. Review Time of Day Schedules

1. Review system trends (Data logs)

1. Verify connection with all on site controllers from the front end

1. Check software revisions

1. Check to see if network points are making it through the network

1. Review graphics and identify expansion needs or areas of enhancement

(2) TRACER SUMMIT SOFTWARE SUBSCRIPTION SERVICE (FOR SUMMIT APPLICATIONS ONLY)

All Tracer Summit® service agreement customers will receive up to one software upgrade per year as they are released by the Trane Building Automation Services Division. This service allows the owner/operator to maintain the Tracer Summit® system, utilizing current up-to-date software operations and continue to enhance and optimize system performance.

· As Tracer Summit® software revisions (i.e. service packs, image files) are released, workstations will be upgraded at the next scheduled service visit.

· Assigned service technician and account manager will be responsible to make sure that subscription service sites are maintained and upgraded on an annual basis. This subscription service is based on one workstation only.

· Software installation does not cover issues related to computer system capacity or configuration issues.

· Maximum labor allowed is no more than the scheduled time per visit.

· Software upgrades do not include upgrades to higher platforms (i.e. Tracer Summit Enterprise System).

(3) GRAPHICS GENERATION AND ENHANCEMENTS

This service improves the functionality and ease of use of the control system. The service technician will edit, modify and create graphics based on customer and service technician input. Floor plan graphic target points, animation, color coding for alarm conditions are some examples of how graphics can be used to enhance the control system.

(4) TRENDING REPORTS AND ANALYSIS

Trending consists of establishing a baseline utilizing current operating parameters for optimal HVAC system performance. Evaluation trends and reports will be set up to monitor specific operating parameters and set points.

· Identifies critical areas for measurement and verification

· Identifies critical operating parameters

· Verifies calibration of monitored sensing devices

· Verifies system operation within established parameters

(5) CONTINUOUS COMMISSIONING OF TRACER SUMMIT RADIO NETWORK

Continuous commissioning consists verifying all radios and system devices are able to communicate with Tracer Summit Workstation.

· Identify areas of failed communication, trouble shoot issues, and perform repairs

· Install needed upgrades to Radio Network

· Continually track and map DPW fiber optic network through which Tracer Summit communicates

TECHNICAL EXHIBIT 5.2 - 11

COOLING TOWER

DESCRIPTION OF SERVICES

(1) SEASONAL STARTUP

· Clean debris from platform and surrounding area.

· Clean water sump and check condition.

· Check float valve assembly and adjust for proper operation.

· Check and clean bleed off line and overflow.

· Check tower strainers for winter debris.

· Check eliminators for winter debris.

· Flush cooling tower after any cleaning before filling.

· Check sump heaters and thermostats for calibration and operation.

· Check and adjust fan belts.

· Fill system after cooling tower has been cleaned.

· Check for leaks.

· Lubricate fan and motor bearings per manufacturer's recommendation.

· Check amperage on motors.

· Inspect electrical connections, contactors, relays, and operating/safety controls.

· Check and adjust condenser water temperature regulator system.

(2) SCHEDULED PREVENTATIVE MAINTENANCE Two (2) inspections during the operating season will include:

· Inspect fan, motor, and belts.

· Check oil level in gear reducer. Add oil as required.

· Check intake strainer, bleed, and overflow.

· Check operating conditions. Adjust as required.

· Lubricate motor and fan bearings

(3) FALL SHUTDOWN

· Drain system and cooling tower.

· Clean basin and flush, as required.

· Clean float valve assembly and adjust for proper operation.

· Clean tower strainers.

· Clean tower spray nozzles and eliminators.

· Inspect and exercise hot water basin distribution balance valves

TECHNICAL EXHIBIT 5.2 - 12

COMPUTER ROOM SYSTEMS

(1) ANNUAL CALIBRATION SERVICE Once per year a thorough preventive maintenance schedule will be performed including the following:

· All air filters will be changed four times per year during each inspection unless otherwise noted.

· Check fans for free, smooth rotation.

· Check tightness of setscrews of fans and bearings.

· Check pulleys for alignment.

· Check tightness of screw locks on pulleys.

· Check belts for wear and alignment and proper tension, replace if needed.

· Check evaporator coil to assure face area is clean.

· Checks to assure drains are open.

· Check condensate pump reservoir for cleanliness.

· Oil the pump motor.

· Check water sensor cable for kinks or fraying.

Refrigeration System

· Check for traces of oil leaks.

· Verify discharge pressure.

· Verify suction pressure.

· Check system superheat and adjust if necessary.

· Check system sub-cooling.

· Check sight glass for moisture.

· Check sight glass for refrigerant charge.

· Verify capillary tubing on expansion valves is clear of materials and positioned to prevent rubbing of one part of the tubing against the other.

· Acid test oil, using total test.

· Moisture test refrigerant, using total test.

Electrical

· Open power panel enclosure and tighten all electrical terminals.

· Check contact points of starter and contactors for defective or burned contacts.

· Verify fuses are tight in holders.

· Check phase voltages.

· Check operating amperages of components.

· Meg compressor motors.

· Meg fan motors.

Controls

· Check operation of RUN/STOP/ALARM silence switches.

· Press alarm silence/lamp test switch to assure all lights energize.

· Check setting of room thermostat (TSI) and mark control for desired temperature.

Air-Cooled Condensers

· Check operating amperage of condenser fan.

· Check voltage on contactors.

· Tighten all electrical terminals.

· Check fans for operation and direction.

· Check coil for cleanliness.

Cabinet

· Inspect appearance.

· Check doors for tightness and gaskets.

· Check door gasketing.

Humidifier

· Inspect humidifier pan for deposits and clean as required.

· Inspect humidifier bulbs; inform customer if bulbs need changed.

· Verify operation of humidifier.

TECHNICAL EXHIBIT 5.2 - 13

DIRECT FIRED MAKE-UP AIR UNITS

DESCRIPTION OF SERVICES

(1) ANNUAL CALIBRATION SERVICE Once a year, a thorough Preventative Maintenance schedule will be performed including the following:

General Assembly

· Verify tight bolts, setscrews, and locking collars.

· Inspect sheaves and pulleys for wear and alignment.

· Inspect belts for tension, wear, cracks, and glazing.

· Inspect dampers for wear, security, and clearances, if applicable.

· Verify clean air filters.

· Provide a written report of completed work, operating log, and indicate any uncorrected deficiencies detected.

Lubrication

· Lubricate fan bearings.

· Lubricate motor bearings, if applicable.

Controls and Safeties

· Verify the setting of the low temperature safety device.

· Verify the operation of the pre-heat control device, if applicable.

· Verify the operation of the cooling control device, if applicable.

· Verify the operation of the re-heat control device, if applicable.

· Verify the operation of the humidity control device, if applicable.

· Verify the operation of the control system while the fan is operating.

Motor and Starter

· Clean the starter and cabinet.

· Inspect the wiring and connections for tightness and signs of overheating and discoloration.

· Check the condition of the contacts for wear and pitting.

· Check the contactors for free and smooth operation.

· Meg the motor and record readings.

· Check volts and amps of the motor.

(2) OPERATIONAL INSPECTION – A thorough preventative maintenance schedule will be performed including the following:

· Check fuel supply.

· Inspect burner and controls prior to startup.

· Start burner and check operating controls.

· Test safety controls and pressure relief valve.

· Check operation of control circuit.

· Check operation of motor and starter.

· Inspect fan.

· Lubricate fan and motor as required.

· Inspect air filters.

· Inspect and adjust belt alignment and tension.

(3) FILTER CHANGE – All air filters will be changed four times per year during each inspection unless otherwise noted.

TECHNICAL EXHIBIT 5.2 - 14

EXHAUST FANS

(1) SCHEDULED PREVENTIVE MAINTENANCE - One (1) inspection during the operating season will be made and include:

General Assembly

· Inspect fan wheel for wear, security, and clearance.

· Inspect sheaves and pulleys for wear and alignment.

· Inspect belts for tension, wear, cracks, and glazing.

· Verify tight bolts, set screws, and locking collars.

· Verify smooth operation of the fan.

· Log operating conditions after the system has stabilized.

· Provide a written report of completed work, operating log, and indicate any uncorrected deficiencies detected. Check and adjust damper linkages and connections for binding, proper stroke and travel, as applicable.

Lubrication

· Lubricate the fan bearings.

· Lubricate the motor bearings, if applicable.

Motor and Starter

· Clean the starter and cabinet.

· Inspect the wiring and connections for tightness and signs of overheating and discoloration.

· Check the condition of the contacts for wear and pitting.

· Check the contactor for free and smooth operation.

· Meg the motor and record the readings.

· Check and record volts and amps of the motor.

(2) BELT CHANGE - Change belt(s) annually.

TECHNICAL EXHIBIT 5.2 - 15

EXPANSION TANK

(1) VISUAL INSPECTION – Visually inspect unit.

(2) SCHEDULED PREVENTIVE MAINTENANCE - One (1) inspection during the operating season will be made and include:

· Verify pressure in tank is set correctly to system pressure

· Verify make-up to system

· Ensure relief valve is working

TECHNICAL EXHIBIT 5.2 - 16

FAN COIL UNITS

DESCRIPTION OF SERVICES

(1) SCHEDULED PREVENTATIVE MAINTENANCE Inspection(s) during the operating season will include:

· Inspect drain pan and drain line.

· Inspect the unit cabinetry for chips or corrosion.

· Inspect the fan wheel and housing for damage.

· Inspect the coil fins for excessive dirt or damage.

· Clean and tighten all electrical connections.

· Inspect the strainer option for debris trapped in the filter screen.

· Verify heating and cooling operation

· Check operating and safety controls

(2) AIR FILTERS – All air filters will be changed four times per year during each inspection unless otherwise noted.

TECHNICAL EXHIBIT 5.2 - 17

FANS

DESCRIPTION OF SERVICES

(1) SCHEDULED PREVENTIVE MAINTENANCE - One (1) inspection during the operating season will be made and include:

General Assembly

· Verify tight bolts, set screws, and locking collars.

· Inspect sheaves and pulleys for wear and alignment.

· Inspect belts for tension, wear, cracks, and glazing.

· Inspect dampers for wear, security, and clearances, if applicable.

· Verify clean air filters.

· Provide a written report of completed work, operating log, and indicate any uncorrected deficiencies detected.

Lubrication

· Lubricate fan bearings.

· Lubricate motor bearings, if applicable.

Controls and Safeties

· Verify the operation of the control system while the fan is operating.

· Verify the setting of the low temperature safety device, if applicable.

· Verify the operation of the pre-heat control device, if applicable.

· Verify the operation of the cooling control device, if applicable.

· Verify the operation of the re-heat control device, if applicable.

· Verify the operation of the humidity control device, if applicable.

Motor and Starter

· Clean the starter and cabinet.

· Inspect the wiring and connections for tightness and signs of overheating and discoloration.

· Check the condition of the contacts for wear and pitting.

· Check the contactors for free and smooth operation.

· Meg the motor and record readings.

· Check volts and amps of the motor.

TECHNICAL EXHIBIT 5.2 - 18

HEAT EXCHANGER

DESCRIPTION OF SERVICES

(1) SCHEDULED PREVENTATIVE MAINTENANCE - Inspections during the operating season will be made to include the following:

· Record and report abnormal conditions.

· Visually check the unit for leaks.

· Verify proper water flow through “A” and “B” circuits.

· Analyze recorded data and compare it to the design conditions.

· Flush heat exchanger (Once a year).

TECHNICAL EXHIBIT 5.2 - 19

INFRARED HEATERS

DESCRIPTION OF SERVICES

(1) ANNUAL CALIBRATION SERVICE Once a year, a thorough Preventative Maintenance schedule will be performed including the following.

General Assembly

· Check the general condition of the unit.

· Verify tightness of the fan, fan guards, etc.

· Verify clean burner assembly.

Lubrication

· Lubricate the fan motor, if applicable.

Controls and Safeties

· Verify proper operation of the temperature control device.

· Verify proper operation of the pilot safety device, if applicable.

· Verify proper operation of the high temperature control device.

· Verify proper operation of the fan switch.

Electrical

· Inspect wiring and connections for tightness and signs of overheating and discoloration.

Startup and Checkout

· Light the pilot and start the unit.

· Inspect the flue for holes and/or stoppage and verify proper operation of the flue.

· Review operating procedures with operating personnel.

(2) SCHEDULED PREVENTATIVE MAINTENANCE – Inspections during the operating season will be made and include:

General Assembly

· Check the general condition of the unit.

Controls and Safeties

· Verify proper operation of the temperature control device.

Startup and Checkout

· Light the pilot and start the unit.

(3) FILTER CHANGE – Filters will be changed during inspections if necessary.

TECHNICAL EXHIBIT 5.2 - 20

MAKE-UP AIR UNITS

(1) ANNUAL CALIBRATION SERVICE Once a year, a thorough Preventative Maintenance schedule will be performed including the following:

General Assembly

· Verify tight bolts, setscrews, and locking collars.

· Inspect sheaves and pulleys for wear and alignment.

· Inspect belts for tension, wear, cracks, and glazing.

· Inspect dampers for wear, security, and clearances, if applicable.

· Verify clean air filters.

· Provide a written report of completed work, operating log, and indicate any uncorrected deficiencies detected.

Lubrication

· Lubricate fan bearings.

· Lubricate motor bearings, if applicable.

Controls and Safeties

· Verify the setting of the low temperature safety device.

· Verify the operation of the pre-heat control device, if applicable.

· Verify the operation of the cooling control device, if applicable.

· Verify the operation of the re-heat control device, if applicable.

· Verify the operation of the humidity control device, if applicable.

· Verify the operation of the control system while the fan is operating.

Motor and Starter

· Clean the starter and cabinet.

· Inspect the wiring and connections for tightness and signs of overheating and discoloration.

· Check the condition of the contacts for wear and pitting.

· Check the contactors for free and smooth operation.

· Meg the motor and record readings.

· Check volts and amps of the motor.

(3) OPERATIONAL INSPECTION – Three (3) times a year, a thorough preventative maintenance schedule will be performed including the following:

· Check fuel supply.

· Inspect burner and controls prior to startup.

· Start burner and check operating controls.

· Test safety controls and pressure relief valve.

· Check operation of control circuit.

· Check operation of motor and starter.

· Inspect fan.

· Lubricate fan and motor as required.

· Inspect air filters.

· Inspect and adjust belt alignment and tension.

TECHNICAL EXHIBIT 5.2 - 21

NATATORIUM UNITS

(1) ANNUAL CALIBRATION SERVICE - Once a year, a thorough preventative maintenance schedule will be performed including the following:

· Check unit thoroughly for refrigerant leaks.

· Check and calibrate safety and operating controls.

· Meg test compressor motor.

· Check and tighten all electrical terminals and check contacts for wear.

· Observe oil level in compressor.

· Tighten motor terminals and control panel terminals.

· Check crankcase heater.

· Check external interlocks, flow switch, pumps, and fans.

· Report any uncorrected deficiencies noted.

(2) TOTAL ACID/MOISTURE TEST - An acid and moisture test will be performed on the refrigerant sample on site. This test can detect early problems and prevent motor failures.

(3) OPERATIONAL INSPECTION(S) - inspection(s) during the operating season will be made to include the following:

· Make complete operating log and record proper operating temperatures, pressures, voltages, and amperages.

· Check and adjust operating controls.

· Check operation of crankcase heater.

· Observe compressor oil level.

· Check compressor pump-down/unloading.

· Check operating log with operator. Discuss operation of the machine in general.

· Check water/air flow of evaporator and condenser.

· Check superheat.

· Check operation of all motors and starters.

· Report to operator any uncorrected deficiencies noted.

· Check refrigerant and oil levels and add as required.

· Check operation and refrigerant pressures.

· Make complete operating log and record readings.

· Check starter operation, voltage, and current.

· Check compressor pump-down/unloading.

· Set up operating log with operator, instruct and advise troubleshooting techniques.

(4) PM MATERIALS - The following Preventative Maintenance materials will be provided as a part of this agreement: Oil Filters and Gaskets, Oil, Lubricants, Drier Cores, Dashpot Oil, Cleaning Solvents, Coil Cleaner, and Condenser Fan Belts.

TECHNICAL EXHIBIT 5.2 - 22

PUMP MAINTENANCE

DESCRIPTION OF SERVICES

(1) SCHEDULED PREVENTATIVE MAINTENANCE – Inspections during the operating season will include the following:

· Lubricate pump bearings per manufacturer's recommendations.

· Lubricate motor bearings per manufacturer's recommendations.

· Check suction and discharge pressures.

· Check packing or mechanical seal and adjust if necessary.

· Check motor voltage and amperage and inspect starters.

· Check oil level in motors.

· Inspect Couplings

TECHNICAL EXHIBIT 5.2 - 23

REFRIGERANT MONITOR

DESCRIPTION OF SERVICES

(1) CALIBRATION SERVICE

· Inspect monitor operation

· Record and report abnormal conditions

· Check chassis mounting in enclosure

· Check operation of Clear Language Display

· Provide Zero calibration to accuracy within 1PPM

· Provide Span calibration to accuracy within 1PPM

· Visually check photo-acoustic sensing device

· Provide service log detailing any adjustments required

(2) OPERATIONAL INSPECTION

· Inspect monitor operation

· Record and report abnormal conditions

· Check chassis mounting in enclosure

· Check operation of Clear Language Display

· Visually check photo-acoustic sensing device

· Provide service log detailing any adjustments required

(3) FILTER CHANGES – Contractor will replace sampling filter element(s) at sensing points.

(4) PM MATERIALS - The following Preventative Maintenance materials will be provided as a part of this agreement: Oil Filters and Gaskets, Oil, Lubricants, Drier Cores, Dashpot Oil, Cleaning Solvents, Coil Cleaner, and Condenser Fan Belts.

TECHNICAL EXHIBIT 5.2 - 24

ROOFTOP EQUIPMENT

(1) ANNUAL COOLING CALIBRATION SERVICE Once a year, a thorough preventative maintenance inspection/calibration will be performed including the following:

REFRIGERATION SYSTEM

· Inspect refrigeration circuit for leaks

· Test compressor motor insulation

· Check compressor oil level and test oil for acid content

· Inspect condenser and evaporator coils for cleanliness

· Check refrigerant circuit pressures

· Inspect condenser fan blades for cracks and tightness

AIR SYSTEMS

· Lubricate supply air, return air, exhaust air fan bearings, and motors, as required

· Check belts for wear, alignment, and tension

· Check inlet vanes for operation (where applicable)

· Inspect outside air and return air dampers. Includes inspection of bearings, hinges, and pins

ELECTRICAL SYSTEMS

· Power side inspection includes the compressor contactor, tightening all power wiring and starters, and tightening the compressor motor terminal wiring

· Control side inspection includes calibration of all safety and operating controls, including compressor overload control. All control panel wiring is tightened.

· Fire stats, night setback, morning warm-up, remote controls, external interlocks, and thermostats are checked (where applicable).

GENERAL UNIT CABINETRY

· Inspect all door gaskets, hinges, and latches to verify air tight fit

· Inspect drains from evaporator section and intake air section to verify drains are clear

(2) ANNUAL HEATING CALIBRATION SERVICE Once a year, a thorough preventative maintenance inspection will be performed including the following:

HEATING SYSTEM – (Where Applicable)

GAS HEAT –

· Check burner sequence of operation

· Check combustion blower and clean if required

· Check combustion efficiency

· Inspect heat exchanger

· Check and calibrate operating controls

· Check operation and calibration of gas train components

AIR SYSTEM

· Inspect belts for wear, alignment, and tension

· Replacement of air filters

(3) OPERATIONAL INSPECTIONS

SUMMER

· Make operating log of temperatures, pressures, voltages, and amperages

· Check and adjust operating controls as required

· Check crankcase heater and compressor oil level

· Inspect belts for wear, alignment, and tension

· Visual inspection for signs of refrigerant leaks

WINTER – (Where Applicable)

· Check operation of burner or heating elements

· Check and adjust operating controls as required

· Inspect belts for wear, alignment, and tension

(4) AIR FILTERS - All air filters will be changed during each inspection.

(5) CONDENSER CLEANING All coils will be inspected for cleanliness during each inspection. The condenser and evaporator coils will be chemically cleaned with a pressure sprayer on an annual basis. Thorough rinsing of the coils will be required.

(5) ACID TEST - An acid test will be performed on the oil sample on site to check oil for acid content. This test can detect early problems and prevent motor failures.

TECHNICAL EXHIBIT 5.2 - 25

SPLIT SYSTEMS/ AIR SOURCE HEAT PUMPS

DESCRIPTION OF SERVICES

(1) SCHEDULED PREVENTATIVE MAINTENANCE – Inspections during the operating season will include the following:

· Check contactor and relays for proper operation.

· Check wiring integrity (terminal tightness).

· Check supply and return air temperatures, compare to start-up log.

· Check compressor voltage and amperage, compare to start-up log.

· Check compressor refrigerant pressures and temperatures, compare to start-up log.

· Check pulleys and sheaves for tightness, wear and alignment, if applicable.

· Check belts for tension, wear, cracks, and glazing, if applicable.

· Annual Coil Cleaning

(2) AIR FILTERS - All air filters will be changed four times per year during each inspection unless otherwise noted.

TECHNICAL EXHIBIT 5.2 - 26

UNIT HEATERS

DESCRIPTION OF SERVICES

(1) SCHEDULED PREVENTATIVE MAINTENANCE Once a year, a thorough Preventative Maintenance schedule will be performed including the following:

· Check the general condition of the unit.

· Verify tightness of the fan, fan guards, louvers, etc.

· Lubricate the fan motor, if applicable.

· Verify proper operation of the temperature control device.

· Verify proper operation of the high temperature control device.

· Verify proper operation of the fan switch.

· Inspect wiring and connections for tightness and signs of overheating and discoloration.

TECHNICAL EXHIBIT 5.2 - 27

VARIABLE FREQUENCY DRIVES

DESCRIPTION OF SERVICES

(1) PREVENTATIVE MAINTENANCE INSPECTION – A thorough preventive maintenance schedule will be performed including the following:

· Record and report abnormal conditions, measurements taken, etc.

· Review any available logs for operational issues and trends.

· Clean the heat sink.

· Inspect wiring and connections for tightness and signs of overheating and discoloration.

· Visually inspect panel for loose or damaged parts or wiring; also check for any accumulation of dirt and/or moisture.

· Perform diagnostic self-check.

· Verify proper DC buss voltage.

· Verify and record voltage on line reactors (where applicable).

· Verify and record factory default settings.

TECHNICAL EXHIBIT 5.2 - 28

VAV TERMINAL UNITS

(1) OPERATIONAL INSPECTIONS

· Verify VAV box sequence of operation.

· Verify proper air valve operation

· Calibrate flow sensor

· Verify VAV sequence of operation

· Verify airflow set points (cooling and heating).

· Check and adjust all related controls.

(2) FILTER CHANGE – Fan power VAV unit filters will be changed annually.

TECHNICAL EXHIBIT 5.2 - 29

VALVES

(1) SCHEDULED PREVENTATIVE MAINTENANCE inspections during the operating season will be made to include:

· Leak test valve (performed with valve in operation).

· Clean valve.

· Check valve operation for any abnormal opening or closing (if this occurs, contact owner).

(2) PM MATERIALS - The following Preventative Maintenance materials will be provided as a part of this agreement: Oil Filters and Gaskets, Oil, Lubricants, Drier Cores, Dashpot Oil, Cleaning Solvents, Coil Cleaner, and Condenser Fan Belts.

TECHNICAL EXHIBIT 5.2 - 30

VARIABLE REFRIGERANT FLOW (VRF) SYSTEMS

(1) ANNUAL CALIBRATION SERVICE

Insulation measurement

· Meg compressor

· Meg fan motor

· Meg power supply circuit

· Meg crankcase heater

Electrical

· Visually check terminal/connector

· Check plug-in state

· Check screw tightness

Refrigerant

· Check using leakage tester at brazed joint and flared section

Operation Data

· Check compressor operating current using clamp meter

· Check fan operating current using clamp meter

· Check high and low pressure

· Check outdoor air temperature

· Check suction air temperature

· Check discharge air temperature

· Check discharge pipe temperature

· Check suction pipe temperature

Miscellaneous

· Check for abnormal noise/vibration around casing/fan

· Visually check appearance of heat exchanger for soil, damage, etc.

(2) OPERATIONAL INSPECTIONS - inspections during the operating season will be made and include:

Outdoor coil

· Vacuum clean

Electrical board

· Vacuum clean

· Check control connectors

· Check control cable connections

· Check control cable temperature overheat

· Check control cable damage

Refrigerant piping

· Visually leak check system

· Visually check control oil trace and flare connectors

Measurements

· Voltage between phases

· Current at 100% capacity

· High pressure and low pressure at 100% capacity

· Temperature suction pipe

· Temperature liquid pipe

· Outdoor air temperature

· Discharge air temperature

Controls

· Check operation in cooling and heating mode

· Check short circuit between air suction and air discharge

· Check free rain and defrost water evacuation from outdoor unit frame

· Check for abnormal noises

· Check fuses

(3) CONDENSER CLEANING – Cleaning of the condenser will be performed on an annual basis.

(4) ANNUAL CALIBRATION SERVICE

Insulation measurement

· Meg electric heater

· Meg fan motor

Operation Data

· Check suction air temperature

· Check discharge air temperature

· Check temperature difference

· Check operation noise

Miscellaneous

· Visually check air filter

· Check for water leakage 20 minutes after operation in cooling mode

· Check swing for movement using remote controller

· Check error history with remote controller display

(5) OPERATIONAL INSPECTIONS - inspections during the operating season will be made and include:

Unit casing

· Clean with vacuum cleaner

Air filter

· Clean with vacuum cleaner and with warm water and soap

· Replace if necessary

Fan

· Clean fan blades if necessary

Coil and internal parts

· Clean with vacuum cleaner

Electrical board

· Clean with vacuum cleaner

· Check control connectors

· Check control cable connections

· Check control cable temperature overheat

· Check control cable damage

Refrigerant piping

· Visually check control oil trace and flare connectors

Drain

· Check working drain pump

· Check drain pan

· Check drain pipe

Measurements

· Check voltage

· Check suction air temperature

· Check supply air temperature

· Check temperature liquid pipe

· Check temperature short to the sensors and compare with the values readable on the wire remote controller

Controls

· Check operation in cooling and heating mode

· Check short circuit between air suction and air supply

· Check for odor on the coil and drain pan

· Check fan speeds

· Check working expansion valve

· Check swing flap

· Check for any abnormal noises

· Check fuses

(6) FILTER CHANGE – All air filters will be cleaned on a semi-annual basis.

TECHNICAL EXHIBIT 5.2 - 31

VIBRATION ANALYSIS PROGRAM

DESCRIPTION OF SERVICES

Diagnostic capabilities that include major items such as journal bearing and roller element bearing problems. Vibration analysis is also a great tool to show any imbalance, misalignment or mechanical looseness in a piece of equipment. There are approximately over 150 other diagnostics that the Analysis can be used to identify.

Vibration analysis is a state of the art tool that can also be used on a wide range of equipment. It is very effective on a large centrifugal piece of equipment, as well as, a small gear box. Other equipment that can benefit from Vibration Analysis is pumps, cooling towers, air handlers, electric motors or any other bearing type of equipment.

The services described below are provided as a part of our vibration analysis service:

· A trained engineer using the analysis software to perform vibration signature analysis on equipment.

· Stationary test points installed for vibration readings.

· Motor current readings made for stator diagnostics (one high and one low frequency).

· Horizontal, vertical and axial readings made on each motor…