RECOMMENDED PROCEDURES FOR THIRD-PARTY PREVENTATIVE MAINTENANCE PROVIDERS
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- Terence Chambers
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1 RECOMMENDED PROCEDURES FOR THIRD-PARTY PREVENTATIVE MAINTENANCE PROVIDERS 1
2 Contents Introduction... 3 Portfolio Energy Goals... 3 Purpose of This Document... 3 Gas Furnaces... 4 Electric Furnaces... 7 Hydronic Boilers... 9 Air Conditioning Domestic Hot Water Heaters (Gas-Fired) Domestic Hot Water Heaters (Electric) Landscaping/Irrigation Swimming Pools
3 Introduction BRIDGE Housing has committed to establishing energy and water conservation targets. As part of its mission to providing and preserving affordable housing units limiting energy costs at its properties. Preventive maintenance practices are one key strategy for driving energy reductions across the portfolio. Portfolio Energy Goals BRIDGE Housing has committed to establish portfolio-wide energy and water conservation targets through SAHF s Big Reach and the Department of Energy s Better Buildings Challenge. The reduction targets are based on a 2010 baseline year. 20% reduction in energy usage by % reduction in water usage by 2020 Purpose of This Document Operations & Maintenance practices are one area of focus to help drive BRIDGE s energy conservation goals. This guide defines BRIDGE s expectations for vendors performing preventive maintenance on building systems. Annual inspections should be performed once a year for each of the Every Visit inspections should be performed each time a technician is on site at a BRIDGE property in order to extend equipment life and maintain peak efficiencies. Replacement Standards in addition to PM requirements this document outlines the minimum efficiency standards BRDIGE has adopted for different equipment types. These efficiencies should be met or exceed whenever a piece of equipment is replaced. 3
4 Gas Furnaces Purpose of This Document Operations & Maintenance practices are one area of focus to help drive BRIDGE s energy conservation goals. This guide defines BRIDGE s expectations for vendors performing preventive maintenance on building systems. Annual inspections should be performed once a year for each of the Every Visit inspections should be performed each time a technician is on site at a BRIDGE property in order to extend equipment life and maintain peak efficiencies. Annual Inspections Perform combustion analysis 1 ; Adjust burner if readings are outside of ranges listed at the end of this section. Check for proper gas supply pressure Inspect gas piping and all connections to gas valves (on/off and modulating) for leaks Inspect and clean flue gas passageway Ensure exhaust vent connector angles upward and is in good condition without signs of corrosion Inspect and clean burners repair or replace if damaged Inspect and clean heat exchanger Inspect furnace base, ensure it is level and in good condition Inspect igniter, ensure it is clean and free from damage and corrosion, check for proper function. Replace if damaged/failed. Inspect and clean condensate disposal system (if condensing furnace) Replace the neutralizers (if condensing furnace) Ensure all electrical connections are in good condition Observe cycle: o Ensure unit starts-up with proper pre-purge o Ensure unit shuts down with proper post-purge Inspect blower and blower motor o Clean the blower wheel and housing to ensure maximum air flow Inspect all supply and return ductwork o Ensure ductwork is sealed at all connection points Inspect all supply diffusors and return vents o Ensure diffusors and return vents are clean of dust and debris Replace the intake air filter 4
5 Every Visit Perform combustion analysis 1 if any maintenance is performed (this should be conducted by service provider as part of maintenance, not as an additional service) Check for proper gas supply pressure Inspect gas piping and connections to gas valves (on/off and modulating) for leaks Ensure exhaust vent connector angles upward and is in good condition Ensure all electrical connections are in good condition Observe cycle: o Ensure unit starts-up with proper pre-purge o Ensure unit shuts down with proper post-purge Replace the intake air filter (every 3-6 months depending on type and manufacturer s recommendations) Check combustion air intake ensure it is not obstructed Check the unit s thermostat settings against the thermostat guidelines provided below. Minimum Efficiency Standards Equipment Type Furnaces Minimum Heating Efficiency 95% AFUE (Gas) Setpoint Guidelines HVAC Setpoints Season Day (7am - 9pm) Night (9pm - 7am) Heating 68 F 64 F Cooling 78 F 82 F 5
6 Typical Ranges for Various O&M Checks Typical Ranges for Combustion Test Results Induced Induced Draft Atmospheric Draft Gas Gas Fired Draft Gas Fired Fired Condensing Burners Burners Burners Gas Fired Power Burners Oil Fired Power Burners Efficiency (%) variable variable Oxygen (%) Carbon Dioxide (%) Stack Temperature ( F) < Variable Draft ( WC) to to to 0.08 refer to manufacturer s specifications refer to manufacturer s specifications Carbon Monoxide (ppm, undiluted) <100 <100 <100 <100 <50 (diluted) Source: 6
7 Electric Furnaces Purpose of This Document Operations & Maintenance practices are one area of focus to help drive BRIDGE s energy conservation goals. This guide defines BRIDGE s expectations for vendors performing preventive maintenance on building systems. Annual inspections should be performed once a year for each of the Every Visit inspections should be performed each time a technician is on site at a BRIDGE property in order to extend equipment life and maintain peak efficiencies. Annual Inspections Inspect heating elements, ensure they are clean and in good condition Inspect furnace base, ensure it is in good condition Ensure all electrical connections are in good condition Inspect blower and blower motor o Clean the blower wheel and housing to ensure maximum air flow Inspect all supply and return ductwork o Ensure ductwork is sealed at all connection points Inspect all supply diffusors and return vents o Ensure diffusors and return vents are clean of dust and debris Replace the intake air filter Every Visit Inspect heating elements, ensure they are clean and in good condition Ensure all electrical connections are in good condition Replace the intake air filter (every 3-6 months depending on type and manufacturer s recommendations) Check the unit s thermostat settings against the thermostat guidelines provided below. 7
8 Setpoint Guidelines HVAC Setpoints Season Day (7am - 9pm) Night (9pm - 7am) Heating 68 F 64 F Cooling 78 F 82 F 8
9 Hydronic Boilers Purpose of This Document Operations & Maintenance practices are one area of focus to help drive BRIDGE s energy conservation goals. This guide defines BRIDGE s expectations for vendors performing preventive maintenance on building systems. Annual inspections should be performed once a year for each of the Every Visit inspections should be performed each time a technician is on site at a BRIDGE property in order to extend equipment life and maintain peak efficiencies. Annual Inspections Conduct combustion test ; Adjust burner if readings are outside of ranges listed at the end of this section. Test the low-water cut-offs, repair or replace as necessary Check for proper gas supply pressure Inspect gas piping and all connections to automatic and modulating gas valves for leaks Test pressure relief valves, replace all failed relief valves Clean, inspect and adjust burner components clean if dirty, replace if broken Clean and inspect pilot burner (if applicable) Inspect igniter, ensure it is clean and free from damage and corrosion, check for proper function (if applicable) Blow-down the air separator Conduct a bottom-blowdown of the boiler o Open the bottom blow-down valve to clear out the sediment at in the mud-drums, close the valve once the exiting water appears clear Remove scale from waterside Clean and inspect exhaust flue repair as necessary, remove any blockages Inspect walls of combustion chamber and fireside for corrosion or evidence of impingement, repair as necessary (if there is evidence of impingement, the burner will need to be adjusted to prevent this from happening in the future) Inspect and clean aquastat sensor, replace if broken Inspect/clean condensate disposal system (if condensing boiler) Replace the neutralizers (if condensing boiler) Clean all strainers Test all temperature/pressure limit controls 9
10 Check for correct air pressure at the expansion tank pressure should be about 10 psi for every 20 feet of building height o Record the pressure somewhere visible in the boiler room it should not change over time. o Measure when the boiler is not operating, and the water is cool pressure will be higher when the water is hot Inspect air intakes ensure air intake fans and dampers are functioning properly and are not obstructed Inspect blower and blower motor o Ensure motor is properly lubricated and mounted, and electrical connections are in good condition Observe cycle: o Ensure unit starts-up with proper pre-purge o Ensure unit shuts down with proper post-purge Ensure motors (if present) are properly lubricated, mounted/aligned, and all electrical connections are secure and clean Inspect all hot water piping in the boiler room for proper insulation If temperature sensors are present on piping, inspect for damage and proper temperature reading o Make sure to measure the water temperature and compare with the sensor readings Inspect any automatic air vents if present, ensure no blockages Every Visit Conduct combustion test whenever maintenance is conducted (this should be conducted by service provider as part of maintenance, not as an additional service). See the table at the end of this section for typical test values. Blow-down the air separator Conduct a bottom-blowdown of the boiler o Open the bottom blow-down valve to clear out the sediment at in the mud-drums, close the valve once the exiting water appears clear Ensure proper settings for aquastat sensor Clean strainers Inspect air intakes ensure air intake fans and dampers are functioning properly and are not obstructed Inspect gas piping and all connections to automatic and modulating gas valves for leaks Observe cycle: o Ensure unit starts-up with proper pre-purge o Ensure unit shuts down with proper post-purge Inspect all hot water piping in the boiler room for proper insulation 10
11 If temperature sensors are present on piping, inspect for damage and proper temperature reading o Make sure to measure the water temperature and compare with the sensor readings Inspect any automatic air vents if present, ensure no blockages Minimum Efficiency Standards Equipment Type Central Boiler Minimum Heating Efficiency 90% AFUE (Gas) 11
12 Typical Ranges for Various O&M Checks Typical Ranges for Combustion Test Results Atmospheric Draft Gas Fired Burners Induced Draft Gas Fired Induced Draft Gas Fired Condensing Gas Fired Power Burners Oil Fired Power Burners Burners Burners Efficiency (%) variable variable Oxygen (%) Carbon Dioxide (%) Stack Temperature ( F) < Variable Draft ( WC) to to to 0.08 refer to manufacturer s specifications refer to manufacturer s specifications Carbon Monoxide (ppm, undiluted) <100 <100 <100 <100 <50 (diluted) Source: 12
13 Air Conditioning Purpose of This Document Operations & Maintenance practices are one area of focus to help drive BRIDGE s energy conservation goals. This guide defines BRIDGE s expectations for vendors performing preventive maintenance on building systems. Annual inspections should be performed once a year for each of the Every Visit inspections should be performed each time a technician is on site at a BRIDGE property in order to extend equipment life and maintain peak efficiencies. Annual Inspections Inspect all motors: o Check for proper lubrication, mounting, alignment, and clean and proper electrical connections o Check current and voltage on compressor motors Inspect and clean evaporator and condenser coils as needed Inspect compressors, ensure proper alignment and lubrication Check all air dampers for proper connection and movement Inspect and clean all fan blades as needed Confirm proper refrigerant levels as per manufacturer recommendations Inspect all refrigerant joints and valves for leaks Inspect all belts for signs of wear, replace as needed Ensure all belts are properly aligned and properly tensioned Ensure all pumps are properly aligned and lubricated Inspect all shaft bearings, ensure proper lubricationensure crankcase heater is operating properly Inspect seals on all pumps, ensure no leaks or damage Inspect all contactors and relays Check transducers and thermistors for accuracy Replace the air filter (every 3-6 months depending on type and manufacturer s recommendations) 13
14 Every Visit Inspect all motors: o Check for proper lubrication, mounting, alignment, and clean and proper electrical connections o Check current and voltage on compressor motors Inspect and clean evaporator and condenser coils Inspect compressors, ensure proper alignment and lubrication Check all air dampers for proper connection and movement Inspect all refrigerant joints and valves for leaks Replace the air filter (every 3-6 months depending on type and manufacturer s recommendations) Check the unit s thermostat settings against the thermostat guidelines provided below. Minimum Efficiency Standards Equipment Type Minimum Heating Efficiency Minimum Cooling Efficiency Heat Pump 8.2 HSPF 14.5 SEER Packaged Terminal Air Conditioner or Heat Pump (PTAC/PTHP) 8.0 HSPF (PTHP) 14 SEER Window A/C s N/A ENERGY STAR Rating Split System A/C N/A 14.5 SEER Packaged Systems or Roof-Top Units (RTUs) Setpoint Guidelines 95% AFUE (Gas) 14 SEER HVAC Setpoints Season Day (7am - 9pm) Night (9pm - 7am) Heating 68 F 64 F Cooling 78 F 82 F 14
15 Domestic Hot Water Heaters (Gas-Fired) Purpose of This Document Operations & Maintenance practices are one area of focus to help drive BRIDGE s energy conservation goals. This guide defines BRIDGE s expectations for vendors performing preventive maintenance on building systems. Annual inspections should be performed once a year for each of the Every Visit inspections should be performed each time a technician is on site at a BRIDGE property in order to extend equipment life and maintain peak efficiencies. Annual Inspections Inspect and clean temperature sensors o Test temperature readings against measured water temperature Clean strainers (if applicable) Test limit controls and cutoffs, repair or replace if necessary Test relief valves, replace all failed relief valves Test expansion tank pressure (if present) Remove tank sediment via bottom blowdown Clean lime-scale from water-side Inspect anode rods, replace if necessary Check hot water setpoint - should not exceed 125 F Inspect mixing valve (if present) -ensure appropriate temperatures at each leg Inspect hot water piping for proper insulation Perform combustion analysis (this should be conducted by service provider as part of maintenance, not as an additional service) Adjust burners if readings are outside of ranges listed at the end of this section. Check for proper gas supply pressure Inspect gas piping, and all connections to gas valves for leaks Inspect and clean burner, repair as necessary Inspect and clean pilot burner, repair as necessary Inspect venting/exhaust system inspect for blockages and clean exhaust of any soot Inspect igniter, ensure it is clean and free from damage and corrosion, check for proper function. Replace if damaged/failed. Ensure all electric connections are in good condition Observe cycle: 15
16 Every Visit o Ensure unit starts-up with proper pre-purge o Ensure unit shuts down with proper post-purge Remove tank sediment via bottom blowdown Check hot water setpoint Inspect mixing valve if present, ensure appropriate temperatures at each leg Inspect hot water piping for proper insulation Conduct combustion analysis 1 if maintenance is conducted (this should be conducted by service provider as part of maintenance, not as an additional service) Inspect venting/exhaust system inspect for blockages and clean exhaust of any soot Inspect gas piping and connections, and connections to automatic and modulating gas valves for leaks Observe cycle: o Ensure unit starts-up with proper pre-purge o Ensure unit shuts down with proper post-purge Measure the hot water temperature at a faucet to make sure it meets the setpoint guidelines provided below. Minimum Efficiency Standards DHW System Type Individual Water Tanks Minimum Performance Other Requirements.67 EF* (Gas) Insulation Blankets 2.0 EF (Electric) Insulate all Piping Central Water Heaters 90% AFUE (Gas) Insulate all Piping Instant Water Heaters.90 EF (Gas) Insulate all Piping 1 See Appendix A for typical combustion test results 16
17 Setpoint Guidelines Hot Water Setpoint* Desired: 120 F Maximum: 130 F Minimum: 110 F *Setpoint should be measured at a faucet not at the DHW heater. 17
18 Typical Ranges for Various O&M Checks Typical Ranges for Combustion Test Results Atmospheric Draft Gas Fired Burners Induced Draft Gas Fired Induced Draft Gas Fired Condensing Gas Fired Power Burners Oil Fired Power Burners Burners Burners Efficiency (%) variable variable Oxygen (%) Carbon Dioxide (%) Stack Temperature ( F) < Variable Draft ( WC) to to to 0.08 refer to manufacturer s specifications refer to manufacturer s specifications Carbon Monoxide (ppm, undiluted) <100 <100 <100 <100 <50 (diluted) Source: 18
19 Domestic Hot Water Heaters (Electric) Purpose of This Document Operations & Maintenance practices are one area of focus to help drive BRIDGE s energy conservation goals. This guide defines BRIDGE s expectations for vendors performing preventive maintenance on building systems. Annual inspections should be performed once a year for each of the Every Visit inspections should be performed each time a technician is on site at a BRIDGE property in order to extend equipment life and maintain peak efficiencies. Annual Inspections Inspect and clean temperature sensors o Test temperature readings against measured water temperature Clean strainers (if applicable) Test limit controls and cutoffs, repair or replace if necessary Test relief valves, replace all failed relief valves Test expansion tank pressure (if present) Remove tank sediment via bottom blowdown Clean lime-scale from water-side Inspect anode rods, replace if necessary Check hot water setpoint - should not exceed 125 F Inspect mixing valve (if present) -ensure appropriate temperatures at each leg Inspect hot water piping for proper insulation Ensure heating elements are clean and free of scale build-up Inspect all electrical connections at service terminal block Inspect all fuse holders and contactors Inspect all thermostats and elements 19
20 Every Visit Remove tank sediment via bottom blowdown Check hot water setpoint Inspect mixing valve if present, ensure appropriate temperatures at each leg Inspect hot water piping for proper insulation Inspect all electrical connections at service terminal block Inspect all fuse holders and contactors Inspect all thermostats and elements Measure the hot water temperature at a faucet to make sure it meets the setpoint guidelines provided below. Minimum Efficiency Standards DHW System Type Individual Water Tanks Minimum Performance Other Requirements.67 EF* (Gas) Insulation Blankets 2.0 EF (Electric) Insulate all Piping Central Water Heaters 90% AFUE (Gas) Insulate all Piping Instant Water Heaters.90 EF (Gas) Insulate all Piping Setpoint Guidelines Hot Water Setpoint* Desired: 120 F Maximum: 130 F Minimum: 110 F *Setpoint should be measured at a faucet not at the DHW heater. 20
21 Landscaping/Irrigation Purpose of This Document Operations & Maintenance practices are one area of focus to help drive BRIDGE s energy conservation goals. This guide defines BRIDGE s expectations for vendors performing preventive maintenance on building systems. Annual inspections should be performed once a year for each of the Every Visit inspections should be performed each time a technician is on site at a BRIDGE property in order to extend equipment life and maintain peak efficiencies. Annual Inspections Ensure irrigation water only wets landscape features and does not wet concrete or sidewalks Inspect all water lines and connections for leaks Inspect all emitters for leaks Observe lawn/irrigated area for unusually wet areas these indicate leaks in buried irrigation lines Ensure all emitters are activated by controller properly Ensure all emitters are oriented correctly for an even spray distribution Ensure drip controller is functioning properly Check controller schedule for proper settings Ensure watering program is appropriate Ensure weather sensors are set-up properly and operational (if applicable) Ensure seasonal sensors are set-up properly and operational (if applicable) Ensure valves are properly connected to water/electricity Ensure valves are functioning properly Ensure system is free of water at end of season Every Visit Ensure irrigation water only wets landscape features and does not wet concrete or sidewalks Observe lawn/irrigated area for unusually wet areas these indicate leaks in buried irrigation lines Ensure all emitters are activated by controller properly Check controller schedule for proper settings Ensure watering program is appropriate 21
22 Swimming Pools Purpose of This Document Operations & Maintenance practices are one area of focus to help drive BRIDGE s energy conservation goals. This guide defines BRIDGE s expectations for vendors performing preventive maintenance on building systems. Annual inspections should be performed once a year for each of the Every Visit inspections should be performed each time a technician is on site at a BRIDGE property in order to extend equipment life and maintain peak efficiencies. Annual Inspections Ensure pool water is properly treated Ensure pool filter is functioning properly with proper pressure drop Ensure pumps/motors are properly lubricated, mounted/aligned, and electrical connections are in good condition For winterization: o Ensure water is properly treated o Lower water level below all plumbing o Backwash, clean, and drain filter o Drain pumps o Drain heater o Drain chemical feeding/treatment equipment o Cover pool and associated outdoor equipment Every Visit Ensure pool water is properly treated Ensure pool filter is functioning properly with proper pressure drop Ensure pumps/motors are properly lubricated, mounted/aligned, and electrical connections are in good condition 22
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