Technical_Exhibit_2_Maintenance_Actions_and_Frequencies_for_each_System.pdf

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TECHNICAL EXHIBIT 2

MAINTENANCE ACTIONS AND FREQUENCIES FOR EACH SYSTEM

Equipment Maintenance/Repair Action Freq*

Unitary, Heating and Cooling Unit 1. System understanding 2Y

* Rooftop, packaged air conditioning unit, 2. Remove debris from air screen and clean underneath unit

* Normally less than 10 ton 3. Inspect gasket, look for leaks between unit and structure, caulk as necessary

* If Split AC system, remote unit shall be 4. Clean condenser, cooling coil fins and fans serviced simultaneously. 5. Remove dirt or dust from all interior parts

6. Replace Filter, Clean if washable filters are installed.

7. Inspect and adjust damper Up to 5 tons 8. Lubricate condenser motor and fan bearings 5 ~ 10 tons 9. Check bearing collar set screw on fan shaft to make sure they are tight 10 ~ 20 tons 10. Check dampers for dirt accumulations. Check felt. Repair or Replace as necessary Over 20 tons 11. Check damper motors and linkage for proper operation

12. Lubricate mechanical connection of dampers sparingly

13. Clean coils by brushing, blowing, vacuuming or pressure washing

14. Use fin comb to straighten coil fins.

15. Flush and clean condensate pans and drains.

16. Check belts for wear, adjust tension or alignment and replace belts when required

17. Check rigid coupling for alignment on direct drives for tightness of assembly

18. Check electrical connections for tightness

19. Check mounting for tightness

20. Check for corrosion

21. Check mounting bolts and tighten if needed

22. Check and adjust or replace if necessary, vibration eliminators

23. Heating (Electrical)

- Visually inspect for broken parts, contract arcing or any evidence of overheat

24. Clean exterior of motor surfaces of soil accumulation.

25. Lubricate bearings according to horsepower ratings:

26. Add grease - use good grade lithium base grease unless otherwise noted.

27. Check motor windings for accumulation of soil. Blow out with air if required, air pressure must not exceed 30 psig.

28. Check hold down bolts and grounding straps for tightness.

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Note: These units are mostly installed as packages inclusive of cooling and heating element inside. However, some of units might have a remote coil (i.e. duct mounted heat/cool coil) and separate air cooled condenser. In those cases, the contractor shall complete with any other applicable maintenance actions, C1, C2 or A7.

Air Conditioning Machine, Package 1. System understanding 2Y (Special purpose, Computer Room 2. Thoroughly inspect and clean interior and exterior of machine with wet/ dry vacuum, Air conditioning unit) (remove panels).

3. Clean drain-pan and note excessive corrosion, prepare and paint as necessary.

* This unit is normally connected with 4. Check condition of cooling and reheat coils. Use fin comb if needed to straighten fins.

outdoor air cooled condenser and 5. A dirty coil should be cleaned using a coil cleaner solution and pressurized warm water.

shall be serviced simultaneously. 6. Drain and clean humidifier drip pan, replace pan if applicable. Remove scale and paint, if necessary.

7. Lubricate motor and fan bearings, if not sealed. Check alignment of motor and fan.

Up to 10 tons Clean fan or blower.

Over 10 tons 8. Check belt tension and condition. Adjust or replace as required.

9. Replace pre-filters if needed.

10. Replace final filters if needed.

11. Check and adjust vibration eliminators. Replace if required.

12. Check and tighten all electrical terminals, connections, and disconnect switches.

13. Remove all trash or debris from work area.

Air Cooled Condenser 1. System Understanding 2Y (condenser fan(s), and fan motor(s)) 2. Remove debris from air screen and clean underneath unit.

* Other components (i.e. compressor) 3. Pressure wash coil with coil cleaning solution.

are at a separate location to be serviced 4. Straighten fin tubes with fin comb.

simultaneously 5. Check electrical connections for tightness.

6. Check mounting for tightness.

7. Check for and remove all corrosion or rust from unit and supporting steel, prime and Up to 5 tons paint as necessary.

5 ton to 20 tons 8. Check fan blades and belts, if installed. Clean fan blades as necessary.

20 ton to 60 tons 9. Clean up work area.

Over 60 tons 10. Clean exterior of motor surfaces of soil accumulation.

11. Lubricate bearings according to horsepower ratings:

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12. Add grease - use good grade lithium base grease unless otherwise noted.

13. Check motor windings for accumulation of soil. Blow out with air if required, air pressure must not exceed 30 psig.

14. Check hold down bolts and grounding straps for tightness.

Heat Pumps 1. System Understanding 2Y

2. Check mounting bolts and tighten if needed.

3. Check fan for vibration or excessive noise. Lubricate fan and motor if required.

4. Clean air intake and screens; change filters as necessary.

Up to 5 tons 5. Brush or pressure wash coil surfaces. Straighten fins with fin comb.

5 ton to 20 tons 6. Check all electrical connections and fused disconnect switches.

20 ton to 60 tons 7. Clean exterior of motor surfaces of soil accumulation.

Over 60 tons 8. Lubricate bearings according to horsepower ratings:

9. Add grease - use good grade lithium base grease unless otherwise noted.

10. Check motor windings for accumulation of soil. Blow out with air if required, air pressure must not exceed 30 psig.

11. Check hold down bolts and grounding straps for tightness.

12. Clean up work area.

Air Handler 1. System understanding 2Y See C1/C2 for remote coil and damper 2. Check fan blades for dust buildup and clean if necessary.

To be serviced simultaneously. 3. Check fan blades and moving parts for cracks and excessive wear.

4. Check bearing collar set screws on fan shaft to make sure they are tight.

5. Check dampers for dirt accumulations, clean as necessary. Check felt and repair or replace as necessary.

6. Check damper actuators and linkage for proper operation. Adjust linkage on dampers if out of alignment.

Under 5000 CFM (Under 12 tons) 7. Lubricate mechanical connections of dampers sparingly.

5001 to 15,000 CFM (12 ton to 40 tons) 8. Clean coils by brushing, blowing, vacuuming, or pressure washing.

15,000 to 30,000 CFM (40 ton to 75 tons) 9. Use fin comb to straighten coil fins.

Over 30,000 CFM (over 75 tons) 10. Flush and clean condensate pans and drains, remove all rust. Prepare metal and paint. Hose down coils and drain pans and wash with an appropriate solution.

11. Check belts for wear and cracks, adjust tension or alignment, and replace belts when necessary. Multi-belt drives shall only be replaced with matched sets.

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12. Check rigid couplings for alignment on direct drives, and for tightness of assembly.

Check flexible couplings for alignment and wear.

13. Vacuum interior of unit.

14. Lubricate fan shaft bearings while unit is running. Add grease slowly until slight bleeding is noted from the seals. Do not over lubricate. Remove old or excess lubricant.

15. Clean and wash permanent filters. Recharge wire mesh filters with oil.

16. Replace disposal filters.

17. Clean up work area.

Remote Air Intake Damper Remote Air Intake Damper 2Y

1. Check damper for freedom of movement and proper operation.

2. Observe damper operation through full operating range, by activating controller.

Adjust linkage on vanes if out of alignment.

3. Check damper surfaces for wear and clean vanes.

4. Check actuator/damper linkage for proper operation. Adjust if needed. Tighten operator arm set screws.

5. Lubricate mechanical connections sparingly. Wipe off excess.

6. Check actuator for proper operation. If it does not stroke properly, check for binding drive stem.

7. Check for air leaks around actuator and in air line between controller and actuator.

8. Lubricate actuator linkage sparingly. Wipe off excess lubricant. DO NOT LUBRICATE actuator/drive stem.

9. Clean off any corrosion or rust on damper frame and or damper blades, coat with proper type and color paint.

Coil, Preheat, Reheat and etc., Coil, Preheat, Reheat and etc., Remote Area 2Y Remote area 1. Vacuum or blow out the fins, coils, etc.

2. Clean and wash permanent filters. Recharge wire mesh filters with oil.

3. Replace disposal filters.

4. Check coils. Report any leaks.

5. Check for rust or corrosion around coil frame and coil mounting bracket. Clean, prepare for painting and coat with proper type paint as necessary.

Boiler, Oil Fired 1. System Understanding 1Y

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2. Brush all tubes clean of scale.

3. Brush plate surfaces clean, use vacuum cleaner.

300 MBTU's or less 4. Clean breaching, ducts, fireboxes, or main fire tube, and flue passage (smoke stack).

300 to 700 MBTU's 5. Check refractory and brick work; if damaged notify the COR.

700 to 1,200 MBTU's 6. When the boiler has cooled to the ambient boiler room temperature, wash out mud 1,200 to 1,800 MBTU’s legs, and flush boiler Over 1,800 MBTU's 7. Flush fuel oil strainer baskets and oil solenoid valve seats.

8. Inspect connecting lines to boiler for accumulations of mud, scale, etc., and clean as needed.

9. Open and check low water cut-off. Clean if necessary. Report if not functioning.

10. Safety relief valve – try lever test

11. Perform combustion and draft test. Adjust burner as necessary. Refer to the TE #5, Combustion and flue gas analysis and template sheet.

12. Check sacrificial anode rods and replace as necessary. Report any sign of corrosions after internal check.

13. Set the barometric dampers so that they are closed when the burner is not firing, and slightly open when firing. Repair or replace dampers as needed.

Burner:

1. Test and inspect burner (with or without firing) at rated pressure for leaks.

2. Timed trial for ignition for pilots and burners should be in accordance with the instructions in the programmer timer.

3. Check operation of automatic controls and combustion flame safeguards for normal operation. There should be no presence of oil discharge, ignition or flame.

4. Check pre-ignition purging capability of burner, combustion chamber, boiler passes, and breaching. Stack dampers should be fully open during purge and light off period.

5. Check delivery of fuel in relation to its response to the ignition system. Examine electrodes for carbon buildup, discoloration, distortion, and burning of parts, clean and adjust as necessary for proper operation. Check porcelain insulators for cracks.

6. Check ignition transformer to supply dependable arc, adjust and regulate as required for clearance and air gap.

7. Clean and adjust draft regulator and air shutter on a natural draft burner to ensure excess air quantities are minimum for complete combustion. Test with flue gas analyzer.

8. On mechanical draft burners clean and check power-driven fan blower.

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9. Check out forced draft fan, clean fan and fan housing, check bearings, pulleys and or couplings and adjust belt tension if required replace worn belts and lubricate pivot points on linkages as necessary.

10. Check and clean filters, water separators, primary, and secondary strainers.

11. Clean, check operation, and adjust controls and safeties.

12. Burners designed to change firing rates automatically should be checked for adequate proportioning changes in fuel and air rates.

13. Check oil level sight glass to see that burner maintains proper oil level (within 1/3") at rated output.

14. Check to ensure that power cannot feedback and energize ignition devices or feed valves after a control shuts off burner.

15. Clean or replace nozzles or cups, and check for tight shutoff of fuel.

16. Check stacks for smoke or haze and adjust burner accordingly.

17. Take flue-gas readings to determine the boiler efficiency. Use the manufacturer's Instructions if available. If they are not, use the TE 5 as a guide for the performance criteria. If efficiency is low, check baffling and passes for short circuiting, and boiler for air infiltration. Adjust dampers and controls to optimize efficiency. Tests should be run at the following load points.

a. 100%, 70%, and 40% of rated full load for boilers having metering controls or modulation capacity at these load points.

b. At the high and low fire rates on boilers equipped with OFF/LOW FIRE/HIGH FIRE control.

c. At the single firing load point on boilers equipped with OFF/ON controls only.

Condensing Unit, Refrigeration 1. System Understanding 1Y Up to 5 tons 2. Remove debris from air screen and clean underneath unit.

5 ton to 20 tons 3. Pressure wash coil with coil cleaning solution. Rinse and neutralize (cleaning solution) 20 tons to 60 tons in accordance with manufacturer's recommendations.

Over 60 tons 4. Straighten fin tubes with fin comb.

5. Check electrical connections for tightness.

6. Check mounting for tightness.

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7. Check all refrigeration lines for support and signs of wear.

8. Thoroughly inspect and clean interior and exterior of machine.

9. Clean and treat all rusted areas. Touch up prime and paint as needed.

10. Perform required lubrication and remove old or excess lubricant.

11. Clean motor with vacuum or low-pressure air (less than 40 psi). Check for obstructions in motor cooling and airflow.

12. Check fan blades for dust buildup and clean if necessary.

13. Check fan blades and moving parts for excessive wear.

14. Check bearing collar set screws on fan shaft to make sure they are tight, if applicable.

15. Clean up the work area and properly dispose of debris and waste.

Hot Air Furnace (Warm Air Furnace) 1. System Understanding 1Y *If use with cooling coil, see C2 for remote

2. Remove furnace ends and access panels if applicable.

coil maintenance simultaneously. 3. Check the firebox liner or refractory for cracks and leaks.

4. Check smoke stack for obstructions, leaks, etc.

*For burner, See B3, on the oil fired boiler 5. Clean bottom of smoke stack (breaching).

6. Clean all fans and motors.

7. Check operation of controls and safeties.

8. Lubricate as required.

9. Check and clean plenum (clean cooling coils and check for leaks, if equipped.)

10. Replace furnace and access panel’s ends if removed.

11. Check all motors, belts, pulleys, shafts, etc. for alignment.

12. Treat all rusted areas with rust inhibitor and touch up paint.

** Note: If a furnace system is equipped with cooling coils (i.e. duct mounted) for cooling purpose, maintenance frequency shall be 2Y. (twice per year)

Fan Coil Unit (under window, ceiling 1. System understanding 2Y hung, VAV box with Electric Heat) 2. Check unit for noise and vibration.

3. Check V-belt condition and tension. Adjust if needed, or replace.

4. Clean and wash permanent filters. Recharge wire mesh filters with oil.

5. Replace disposal filters.

6. Drain and clean condensate pan.

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7. Lubricate fan shaft bearings (if not sealed).

8. Lubricate motor bearings sparingly using SAE 10W motor oil (if not sealed).

9. Clean coils by vacuuming or brushing.

10. Use fin comb to straighten coil fins.

11. Clean strainers for accumulation of dirt.

12. Clean fan blades and interior unit surfaces to remove soil.

13. Damp wipe exterior surfaces.

14. Clean surrounding floor area, and remove any dirt and debris from work area.

For VAV boxes with heat coil:

1. Check to see that operating control-stat activates damper/control valve per design specifications. Report to the COR if malfunctioning.

2. Check damper linkage for tightness or damage. Lightly oil moving parts.

3. Inspect dampers for free movement in duct or mixing box. Replace felt or other type seals as required.

4. Inspect mixing box and connecting ducts for air leaks. Correct leaks with duct tape or tighten connections as required.

5. Inspect damper activators for tightness to mounting brackets.

6. Tighten electrical connections to servomotors. Clean vent ports.

7. If pneumatic actuator does not stroke properly, correct sticking valve stem or binding linkage. Replace diaphragm if necessary.

8. Inspect for air leaks around actuator and in air line between controller and actuator.

9. Check unit for noise and vibration.

10. Check V-belt condition and tension. Adjust or replace as necessary.

11. If filters are installed, Clean and wash permanent filters. Recharge wire mesh filters.

12. Replace disposable filters.

13. Lubricate fan shaft bearings if not sealed.

14. Lubricate motor bearings sparingly, using SAE 10w motor oil if not sealed.

15. Clean coils by vacuuming or brushing.

16. Clean fan blades and interior surfaces of unit to remove soil.

17. Damp wipe exterior surfaces.

18. Clean up work area.

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Refrigeration Machine, Reciprocating Major components (i.e. compressors, controls) will be maintained by the 1Y Or Scroll Compressor chiller Government shop or other type of contract. The contractor shall maintain only air Under 40 tons condenser area 40 - 80 tons 80 to150 tons 1. Remove debris from air screen and clean underneath unit.

2. Pressure wash coil with coil cleaning solution.

3. Straighten fin tubes with fin comb.

4. Check for and remove all corrosion or rust from unit and supporting steel, prime and paint as necessary.

5. Check fan blades and belts. Clean fan blades as necessary.

Refrigeration Machine, Rotary Screw Major components (i.e. compressors, controls) will be maintained by the 1Y Chiller Government shop or other type of contract. The contractor shall maintain only air 100 to 200 tons condenser area over 250 tons

1. Remove debris from air screen and clean underneath unit.

2. Pressure wash coil with coil cleaning solution.

3. Straighten fin tubes with fin comb.

4. Check for and remove all corrosion or rust from unit and supporting steel, prime and paint as necessary.

5. Check fan blades and belts. Clean fan blades as necessary.

*Frequency:

1Y Annual 2Y Semi-Annual