HVAC Preventative Maintenance

HVAC PREVENTATIVE MAINTENANCE

Schedule A

Complete all tasks per industry sequencing

AIR HANDLING UNITS, ROOF TOP UNITS, PACKAGE UNITS, SPLIT SYSTEMS

July

Oct

Jan

April

Replace all filters

x

x

x

x

Replace all belts

x

Check belts for proper tension, alignment and wear

x

x

x

Check calibration and operation of all dampers, steam traps, valves, fan and alarms

x

x

Check all sheaves for proper alignment

x

x

x

x

Check fans and fan shafts for proper balance

x

x

x

x

Check filter bed rack to assure spacers are in place

x

x

x

x

Check gaskets on doors and ensure door seals properly

x

x

x

x

Brush all air cooled condensers

x

x

x

x

Chemical clean all air-cooled compressors

x

x

Brush all water cooled condensers

x

x

x

x

Chemical clean all water-cooled condensers

x

x

Chemical clean all coils

x

Inspect and clean condensate pumps

x

x

Check proper operation of humidifier strainer

x

Check proper operation and clean humidifier float assembly

x

Check humidifier level controls for proper operation

x

x

Clean and inspect humidifier pan, check for proper pitch

x

Check proper operation of humidifier heating elements

x

x

Clean and pressure wash interior of unit

x

x

Clean, test and lubricate all dampers and linkage

x

x

x

x

Document motor operating voltage and amperage

x

x

x

x

Check fan and motor bearings, lubricate

x

x

x

x

Replace prefilter

x

x

x

x

Straighten fins to improve air flow

x

x

x

x

Clean and inspect condensate pans, ensure proper pitch for drainage

x

x

x

x

Check and clean outside air intakes

x

Adjust/calibrate cooling controls

x

Adjust/calibrate heating controls

x

Provide Facility Director with a detailed report for each unit regarding: condition, problems, recommendations for needed repairs.

x

x

x

x

Schedule B

Complete all tasks per industry sequencing

AIR COOLED CONDENSING UNIT

July

Oct

Jan

April

Visually inspect unit for oil leaks

x

x

x

x

Check and tighten all electrical connections, contactors, relays, and operating/safety controls

x

x

x

x

Check belts for proper tension, alignment and wear

x

x

x

Replace all belts

x

Brush all air-cooled condensers

x

x

x

x

Chemical clean all air-cooled compressors

x

Check compressors for proper operation

x

x

x

x

Check crankcase heaters for proper operation

x

x

x

x

Check internal/external interlocks

x

x

x

x

Check oil level in compressor

x

x

x

x

Inspect coils for blockage

x

x

x

x

Check calibration of all systems and alarms

x

x

x

x

Check bearings for wear, lubricate

x

x

x

x

Wipe compressor free of debris

x

Provide Facility Director with a detailed report for each unit regarding: condition, problems, recommendations for needed repairs.

x

x

x

x

Schedule C

Complete all tasks per industry sequencing

WATER COOLED CONDENSING UNIT

July

Oct

Jan

April

Visually inspect unit for oil leaks

x

x

x

x

Check and tighten all electrical connections, contactors, relays, and operating/safety controls

x

x

x

x

Replace all belts

x

Check belts for proper tension, alignment and wear

x

x

x

Brush all water cooled condensers

x

x

x

x

Chemical clean all water cooled condensers

x

Check compressors for proper operation

x

x

x

x

Check crankcase heaters for proper operation

x

x

x

x

Check internal/external interlocks

x

x

x

x

Check oil level in compressor

x

x

x

x

Inspect coils for blockage

x

x

x

x

Check calibration of all systems and alarms

x

x

x

x

Check bearings for wear, lubricate

x

x

x

x

Wipe compressor free of debris

x

Provide Facility Director with a detailed report for each unit regarding: condition, problems, recommendations for needed repairs.

x

x

x

x

Schedule D

Complete all tasks per industry sequencing

HEATING UNIT (GAS)

July

Oct

Jan

April

Check operation and calibration of gas equipment and safety controls

x

x

Clean and adjust ignition electrodes

x

x

Check burner operation sequence

x

x

Check and clean combustion blower

x

x

Check combustion

x

x

Inspect heat exchanger

x

x

Check and calibrate operating and safety controls

x

x

Check burner elements for proper operation

x

x

Provide Facility Director with a detailed report for each unit regarding: condition, problems, recommendations for needed repairs.

x

x

x

x

Schedule E

Complete all tasks per industry sequencing

HEATING UNIT (ELECTRICAL)

July

Oct

Jan

April

Inspect and tighten electrical connections

x

x

Check heating circuit for proper voltage and amperage

x

x

Inspect heating coils

x

x

Check and calibrate operating and safety controls

x

x

Provide Facility Director with a detailed report for each unit regarding: condition, problems, recommendations for needed repairs.

x

x

x

x

Schedule F

Complete all tasks per industry sequencing

CHILLER (Spring Start-Up)

July

Oct

Jan

April

Check operation, record conditions in log (to remain with unit)

x

x

x

x

Check controls for proper operation

x

Verify full water systems, including cooling tower, condenser, and evaporator

x

Inspect, clean and tighten all electrical contacts on starters, motors, and controls (chiller, chilled water pump, condenser water pump)

x

Check proper operation of lubrication systems

x

Check refrigerant and oil levels (Contractor responsible for removal and proper disposal of any used refrigerant/oil)

x

Check moisture indicators and sight glasses

x

Obtain laboratory analysis of system oil for potential contamination and provide results to University,

x

Check oil sump heaters and thermostats for proper operation, top-off/maintain proper oil levels

x

Replace all belts, where applicable

x

Check superheat for proper operation and adjust

x

Check proper operation of hot gas bypass controls

x

Check head pressure controls, where applicable

x

Check all overloads, dash pot oil and calibrate

x

Check for proper operation all other oil system components including cooler, strainer, and solenoid valve (where applicable)

x

Brush evaporator tubes and condenser bundles

x

Remove heads; inspect evaporator tubes and condenser tubes/bundles for buildup; chemical clean

x

Check proper operation of purge units

x

Check proper operation of motor/compressor alignment, coupling and seals

x

Check proper operation of motor and starter circuit, take voltage and amperage readings

x

Check proper operation of control circuit

x

Check proper operation of condenser and chilled water pumps

x

Check chiller and related systems for gas tight integrity

x

Check proper operation of vanes and linkage, lubricate

x

Meg and record readings of drive motor

x

Lubricate all motors and check integrity of all seals

x

Provide Facility Director with a detailed report for each unit regarding: condition, problems, recommendations for needed repairs.

x

x

x

x

CHILLER

July

Oct

Jan

April

Check operation, record conditions in log (to remain with unit)

x

x

x

x

Replace all filters

x

x

x

x

Check controls for proper operation

x

x

x

Check motor and compressor for proper operation

x

x

x

x

Open all compressor wiring compartments and starters, check wiring and electrical equipment

x

x

x

x

Check starter contacts for correct operation

x

x

x

x

Check compressor and motor for proper operation

x

x

x

x

Check compressor suction and discharge pressure

x

x

x

x

Open disconnect, take megohm reading on compressor windings

x

x

x

x

Check and tighten all electrical connections, contactors, relays, and operating/safety controls

x

x

x

x

Check all components for refrigerant leaks

x

x

x

x

Ensure oil and refrigerant are at proper levels

x

x

x

x

Check oil in compressor for proper level

x

x

x

x

Check and change oil and filters on purge system

x

x

x

x

Check for proper oil pressure on system

x

x

x

x

Check oil filters

x

x

x

x

Check system oil for acid

x

x

x

x

Check lubrication and heater system

x

x

x

x

Check crankcase heaters for proper operation

x

x

x

x

Check expansion valve superheat for proper operation

x

x

x

x

Check all bolts for proper torque

x

x

x

x

Check chilled water and condenser water flow proof devices for proper operation

x

x

x

x

Check unloader for proper operation

x

x

x

x

Inspect water cooled condenser heads and tubes for erosion and deposits

x

x

x

x

Check all air cooled condenser fans for proper operation

x

x

x

x

Provide Facility Director with a detailed report for each unit regarding: condition, problems, recommendations for needed repairs.

x

x

x

x

CHILLER (Fall Shut Down)

July

Oct

Jan

April

Maintain chiller system with holding charge to ensure no migration of atmosphere into system

x

Valve off chiller and drain evaporator and condenser

x

Lubricate all moving parts and linkages

x

Replace system drier cartridges if applicable

x

Check proper operation of oil heaters and temperature controls

x

Pump down refrigerant if applicable

x

Verify units are shut down properly and all valves are in their proper positions

x

Provide Facility Director with a detailed report for each unit regarding: condition, problems, recommendations for needed repairs.

x

x

x

x

Schedule G

Complete all tasks per industry sequencing

COOLING TOWER

Drain and clean

x

Check motor and fan bearings, lubricate

x

x

Replace belts

x

Check belts for proper tension, alignment and wear

x

Check for proper operation

x

Schedule H

Complete all tasks per industry sequencing

EXHAUST FANS

July

Oct

Jan

April

Replace all belts

x

Check belts for proper tension, alignment and wear

x

x

x

Clean motor intake screen

x

x

x

x

Clean, test and lubricate all dampers and linkage

x

x

x

x

Check motor and shaft bearings for wear, lubricate

x

x

x

x

Inspect, clean and tighten all electrical contacts on starters, motors, and controls.

x

x

x

x

Megger motor at starter and record reading

x

x

Clean fan impeller

x

x

x

x

Inspect fan wheel for free rotation, cracks and alignment

x

x

x

x

Check fan housing for holes or cracks

x

x

x

x

Provide Facility Director with a detailed report for each unit regarding: condition, problems, recommendations for needed repairs.

x

x

x

x

Schedule I

Complete all tasks per industry sequencing

PUMPS

July

Oct

Jan

April

Inspect mounting points for secureness and tighten.  

x

x

x

x

Inspect packing; adjust to a slow drip if necessary.

x

x

x

x

Inspect mechanical seal.

x

x

x

x

Verify flow in sealing/flushing line.

x

x

x

x

Lubricate coupling.

x

x

x

x

Lubricate motor bearings.

x

x

x

x

Inspect system for leaks in piping, flange connections, etc.

x

x

x

x

Lubricate pump bearings.

x

x

x

x

Inspect motor windings for dirt buildup.

x

x

x

x

Clean ventilation openings (grills and/or screens).

x

x

Visually inspect coupling.

x

x

x

x

Inspect wiring for secureness and damage

x

x

x

x

Megger motor at starter and record reading.

x

x

x

x

Clean enclosure.

x

x

Tighten terminal connections at starter

x

x

x

x

Inspect starter contacts for signs of wear

x

x

x

x

Measure operating amperage and record readings.

x

x

x

x

Schedule J

Complete all tasks per industry sequencing

BOILERS, DOMESTIC HOT WATER SUPPLY

July

Oct

Jan

April

Check all mountings and fastenings for tightness

x

x

Check draft over fire

x

x

Check hand holes and man holes for tightness

x

x

Check access doors and plates for leakage

x

x

Check proper operation of all controls

x

x

Check for adequate air cushion

x

x

Check proper operation of safety relief valve

x

x

Check flame safeguard relay for proper sequence

x

x

Check flue gas temperature

x

x

Check water reading and determine boiler efficiency

x

x

Check boiler jacket insulation for deterioration and repair

x

x

Inspect boiler base for rust and repair

x

x

Check boiler flue piping to chimney for leaks

x

x

Clean and inspect firebox

x

x

Reseal inspection plates

x

x

Flush rust from water level control and boiler

x

x

Check and clean water makeup valve

x

x