Preventative Maintenance Tables

Transcription

1

2 Preventative Maintenance Tables Table of Contents I. Table : Gas Fired Domestic Hot Water Heater II. III. IV. Table : Circulating Pump Table : Convectors Table 4: Grille and Diffusors V. Table 5: Unit Ventilators VI. VII. VIII. IX. Table 6: Air Handling Units Table 7: Boilers Table 8: Pumps Table 9: Heating and Ventilating Units X. Table 0: Unit Heaters / Cabinet Unit Heaters XI. XII. XIII. XIV. XV. XVI. Table : Radiators Table :Exhaust Fans Table : Air Cooled Condensing Units Table 4: Ductless Cooling Only Split Systems Table 5: Fan Coil Units Table 6: VAV Units

3 Gas Fired Domestic Hot Water Heater Ensure that controls maintain setpoint Check insulation on heater, repair as necessary With unit under load, inspect for leaks and any signs of abnormal operation Drain unit until all sediment and discolored water is expelled Inspect tank exterior, fittings and hand-holes for signs of corrosion Ensure that mixing valves operate as intended Operate and inspect all control linkages Adjust and lubricate linkages as necessary Clean, test and inspect sight glasses, valves, fittings, drains and controls Inspect and clean combustion air passages Test operation of gas pressure regulator and adjust setting if necessary Exercise all manual isolation valves, as applicable, over full range and ensure full closure Table Plumber June 0 8

4 Circulating Pump Check that base bolts are securely fastened After shut-down, drain pump housing, check suction, discharge and check valve for holding. Remove cover, gland, and packing Remove corrosion from impeller shaft and housing cover On pumps with oil ring lubricated bearings, drain oil, flush, and fill to proper oil level with new approved type oil Inspect water rings, seals, and impeller Clean pump suction strainers, and pump packing water seal filters/strainer Replace packing, reassemble Start and stop pump, noting vibration, pressure, and action of check valve Adjust Packing Lubricate impeller shaft bearings. Do not over lubricate Check motor and pump alignment Table Plumber June 0 8

5 Table Convectors : Cleaning/Sensor Calibration July 0 0

6 Grille and Diffusers Table 4 Inspect and clean equipment

7 Unit Ventilators Repair all leaks & damaged/missing insulation & lagging Check thermostat operation & control if equipped Clean & comb all radiator fins Repair or replace all damaged/missing guards or coverings Change filters as required Clean and Inspect Filters Clean and Inspect Cooling Coil Clean and Inspect Heating Coil Clean and Inspect Drain Pan Clean and Inspect Blower Motor and Wheel Inspect Electrical Connections Check Condensate Pump Operation and Float Table 5 July 0

8 Air Handling Units: Tighten all belts, wire connections and setscrews Clean evaporator and condenser lubricate motor and fan shaft bearings Align or replace belts Clean or replace filters Check circuit sightglass Check for proper heat Check for proper cooling Check for blockage of condenser drain Check for power and control voltage Check the running amperage of all motors Check and adjust operating temperatures and pressures as required Check and adjust all damper linkage as needed Check safety controls Lubricate the door latch mechanism Table 6 April August December 0 40

9 Boilers ly check top of vent for soot. Call service person to clean. Some sediment at bottom of vent is normal. ly inspect venting system for proper function, deterioration or leakage. Ensure that condensate drain is inspected and ensure that condensate is being directed to appropriate condensate management system or drain, as required by local codes. Check that area is free from combustible materials, gasoline, and other flammable vapors and liquids. Check for and remove any obstruction to the flow of combustion or ventilation air to heater. ly inspect burner flame. It should be light blue at full input. Remove and visually inspect hot surface igniter and sensor for damage, cracking or debris build-up. Check operation of safety devices. Refer to manufacturers Instructions Follow oil-lubricating instructions on pump (if required). Over-oiling will damage pump. Waterlubricated circulators do not need oiling. To avoid potential of severe burn, DO NOT REST HANDS ON OR GRASP PIPES. Use a light touch; return piping will heat up quickly. Check blower and blower motor Check for piping leaks around pumps, relief valves and other fittings. Repair, if found. DO NOT use petroleum-based stop-leak. Recalibrate all indicating and recording gauges. Check flame failure detection system components. Check firing rate control by checking the manifold pressure. Check piping and wiring of all interlocks and shutoff valves. Test flame failure detection system and pilot turndown. Test high limit and operating temperature. Check flame sensor. Table 7 May September 0 8

10 Conduct a combustion test at full fire. Carbon dioxide should be 8.0 to 9.0% at full fire for natural gas, and between 9.0 to 0.0% for propane gas. Carbon monoxide should be < 00 ppm. Check valve coil for 60 cycle hum or buzz. Check for leaks at all valve fittings using a soapy water solution (while heater is operating). Perform leakage test on gas valves Test air switch in accordance with manufacturer s instructions. (Turn panel switch to the On position until blower is proven, then turn the switch to Off. Inspect and clean burner using shop air

11 Pumps Inspect all electrical connections to check that they are not damaged and terminals are tight. Inspect all cabinet screws nuts and bolts, fan motor mount bolts, fan blade set screws, shell and tube evaporator mounting and connection bolts, brazed plate evaporator mounting bolts as well as compressor and pump mounting bolts for tightness as well as anti-vibration and isolator pads. Check all fuses to make sure that they are sized correctly Check all refrigerant pressures and inspect compressor in operation-look for signs of overheating, oil leaks or refrigerant leaks. Conduct sniffer leak check of entire refrigerant piping system, inspect compressor terminals when powered down for pitting, corrosion and loose connections. Check that pressure switches and thermostats have correct cut-in and cut-out settings. Check that the oil level is visible in each compressor and not discolored and bubbled. An annual oil sample should be taken to be analyzed for destructive acids, corrosive materials and metal deposits. Check that the pumps overload setting matches the nameplates and that they work properly. Ensure that the remove condensing unit is clean and clear of surrounding debris and that panels are clear. Check and record the compressors amp draws and voltage Make sure that there is a sufficient glycol level in feeder tank and check for proper operation. Tighten all Rota-Lock nuts at the Compressors, Receivers and accumulators Inspect all control capillary tubing to ensure that the lines are separated and not vibrating against each other or any part of the frame or housing this would eventually wear a hole in the lines and cause a refrigerant or power head charge leak. Cork insulation tape and wire ties can control this. Inspect all other refrigeration lines for secure mountings as vibration over time will also harden cooper pipe to the point where it can potential crack and rupture. Table 8 May September 0 8

12 Inspect all insulation on piping and control sensors repair and replace as necessary Check crank case heaters to verify proper operation. Take refrigerant sample annually to have analyzed for moisture, acid, and rust. Check operating pressures and temperatures and evaluate where the system has a full refrigerant charge, Reviews logged alarms and lock for repeat trends. The system can hold the last 00 alarms with time and date of occurrence. Document the preventive maintenance task that have been completed and place in the chiller units file.

13 Table 9 Heating and Ventilating Units: Tighten all belts, wire connections and setscrews Clean evaporator and condenser lubricate motor and fan shaft bearings Align or replace belts Clean or replace filters Check circuit sightglass Check for proper heat Check for proper cooling Check for blockage of condenser drain Check for power and control voltage Check the running amperage of all motors Check and adjust operating temperatures and pressures as required Check and adjust all damper linkage as needed Check safety controls Lubricate the door latch mechanism April August December 0 40

14 Unit Heaters / Cabinet Unit Heaters : Inspect area adjacent to heater and remove any combustibles Turn of Heater gas & power and Inspect,clean or replace burner Inspect and clean outside of heat exchanger if necessary Perform start-up and adjust burner Inspect gas control valves and pipe connections Inspect and service motor/fan assembly Check motor lubrication and add if necessary Check and test safety devices Table 0 October 40

15 Table Radiators: Cleaning/Sensor Calibration November 0 0

16 Exhaust Fans : Bearings: Check locking collars, set screws and tightness of bearing to plate Grease fan shaft bearings Clean surface of motor and impeller Table January 40

17 Table Air-Cooled Condensing Unit Check for allignment, balance and security to shaft. Check for corrosion and wear. Lubricate bearings and check for end play, excessive bearing temperature and unusual bearing wear check condition of drive couplings and belts check fan blades and clean dirt accumulations check and tighten mounting bolts clean finned surfaces check for damage of leaks straighten bent fins check pipe clamps for security and vibration measure wet bulb temperature at inlet and outlet for efficicency Lubricate motor bearings Examine motor mount resillency inspect starter coils and contacts tighten all electrical connections check current and heater size February 8 0

18 Table 4 Ductless Cooling Only Split Systems Check all electrical & mechanical connections for security Check all sight glass levels check for any visible leaks Check and label gauges HI/LOW PSI cutouts &differential setting Lube motor/bearings remove plug add until new run 5 min replug Clean all compartments Check belts for tension, wear, & alignment replace in sets Check dampers for proper operation lube as required Check that controls and disconnects are labeled for service Check unit operation for any unusual conditions, vibrations, noise, & overheating check contactors for arcing and pitting Check crankcase heaters operation as applicable Check for signs of frosting: coils, dryer, or metering devices Check operating temperatures, PSI & safety controls Clean, adjust, repair, tighten, replace & recharge as required February 8 4

19 Fan Coil Units Repair all leaks & damaged/missing insulation & lagging Check thermostat operation & control if equipped Clean & comb all radiator fins Repair or replace all damaged/missing guards or coverings Change filters as required Clean and Inspect Filters Clean and Inspect Cooling Coil Clean and Inspect Heating Coil Clean and Inspect Drain Pan Clean and Inspect Blower Motor and Wheel Inspect Electrical Connections Check Condensate Pump Operation and Float Table 5 March October 40

20 VAVs : Check BMS Change discharge air to 80 and see the water level Damper actuator control temperature sensors hot water reheat valve confirm heating and cooling Table 6 May 0 0