ashrae+180+standard+(ann+eckmann)

ASHRAE/ACCAASHRAE/ACCA StandardStandard180-2008180-2008

➢➢ Addresses “oftenAddresses “often inconsistent”inconsistent” practices for practices for inspectinginspecting andand

maintaininmaintaining HVAHVAC systemsystems iin commerciacommercia l institutionainstitutiona l anan d otheothe r

buildings where the public maybuildings where the public may bebe exposed to the indoorexposed to the indoor environmentenvironment

➢➢ PracticePractice s rangrang e frofro m rigorourigorou s maintenance tomaintenance to run-to-failurerun-to-failure

policiespolicies

ASHRAE/ACCAASHRAE/ACCA StandardStandard180-2008180-2008

➢➢ SystemsSystems failfail toto provideprovide thethe levellevel ofof work they were designed forwork they were designed for withoutwithout

inspectioinspectio n anan d maintenancmaintenanc e

➢➢ Standard practice neededStandard practice needed becausebecause manufacturemanufacturer informatioinformation typicalltypically applieapplie s onlonl y tt o individuaindividua l componentcomponent s

Types of FacilitiesTypes of Facilities CoveredCovered

➢➢ GovernmentalGovernmental facilitiesfacilities ➢➢ EducationaEducational facilitiefacilities ➢➢ Healthcare/hospitaHealthcare/hospita l facilitiefacilitie s

➢➢ InstitutionalInstitutional buildingsbuildings➢➢ OfficesOffices➢➢ PlacesPlaces ofof assemblyassembly➢➢ RestaurantsRestaurants➢➢ Retail and wholesaleRetail and wholesale businessesbusinesses

PurposePurpose

➢➢ Purpose:Purpose: toto establishestablish minimumminimum HVACHVAC inspectioninspection andand maintenancemaintenance requirements that preserverequirements that preserve aa system’s ability to system’s ability to achieveachieve acceptableacceptable thermalthermal comfort,comfort, energyenergy

efficiency, anefficiency, and indooindoor aiair qualitquality iin commerciacommercia l buildingbuilding s (i.e.(i.e. , nono t

industrial or residential buildingsindustrial or residential buildings ofof three or fewer stories abovethree or fewer stories above grade)grade)

“Where maintenance is neglected,“Where maintenance is neglected, energyenergy costs rise significantly and equipmentcosts rise significantly and equipment lifelife

dropdrops dramaticallydramatically. WitWith HVAC&HVAC&R systemsystems responsible for about 60 percent ofresponsible for about 60 percent of sitesiteelectrical energy use, it’s imperativeelectrical energy use, it’s imperative thatthat

wwe providprovide consistenconsistent maintenancmaintenance anand inspection to improve energyinspection to improve energy efficiencyefficiencyalong with thermal comfort and indooralong with thermal comfort and indoor airair

qualityquality. WheWhen systemsystems arare nonot maintainedmaintained, indooindoo r aiai r qualityquality , occupanoccupan t comforcomfor t anan d

energy efficiency allenergy efficiency all suffer.suffer.--RobertRobert Baker,Baker,

chaichai r oo f thth e committecommitte e thatha t wrotwrot e thth e standarstandar d

EnergyEnergy ConcernsConcernsIn the U.S. alone,In the U.S. alone, buildingsbuildings

accountaccount for:for:➢➢ 72% of electricity72% of electricity consumptionconsumption➢➢ 39% of energy39% of energy useuse

➢➢ 38% of all carbon dioxide38% of all carbon dioxide (CO(CO22)) emissionsemissions ➢➢ 4040 % oo f rara w materialmaterial s usus e

➢➢ 3030 % oo f wastwast e outpuoutpu t (13(13 6 milliomillio n tons/yr)tons/yr)

➢➢ 14% of potable water14% of potable water consumptionconsumption

Written Maintenance ProgramWritten Maintenance Program ––MinimumMinimum RequirementsRequirements

➢ Inventory of equipment and systems to be inspected/ maintained that impact the buildings performance-Use this list to-Use this list to establishestablish unacceptable performanceunacceptable performance indicatorsindicators

-List will include inspection-List will include inspection frequenciesfrequencies-List will include maintenance-List will include maintenance taskstasks


➢ Maintenance Plan Development -Performanc-Performance objectivesobjectives, frofrom basibasis oo f desigdesig n anan d operationaoperationa l critericriteri a (documen(documen t thth e sourcesource , coulcoul d bb e

designdesign documents,documents, ASHRAEASHRAEstandards and otherstandards and other documents)documents)

-Defines-Defines howhow maintenancemaintenance willwill bebe performeperformed fofor aa specifispecific facilitfacility iin

termsterms ofof timetime andand resourceresourceallocationallocation


➢ Maintenance Plan Development -Conditio-Conditio n indicatorindicator s (coul(coul d bb e

deformation,deformation, discoloration,discoloration,oxidation, corrosion, scale,oxidation, corrosion, scale, leakageleakageof fluid or vapor, excessiveof fluid or vapor, excessive noise/noise/ vibration,vibration, loose/missingloose/missing fasteners,fasteners,

iceice , frosfros t oo r condensatecondensate , worwor n oo r damageddamaged insulatinginsulating materials,materials,design and operationaldesign and operational criteria)criteria)


➢ Inspection or Maintenance Tasks -Descriptio-Description oor lislist oof tasktasks -Frequenc-Frequenc y

-If two successive inspections-If two successive inspections showshow unacceptable conditions, thenunacceptable conditions, then thethe

responsiblresponsibl e partpart y shalshal l investigatinvestigat e causescauses

-Inspection-Inspection resultsresults maymay warrantwarrant aa changchange iin ththe frequencfrequency oof inspectioninspection s


➢ Verification -Documen-Document thathat ththe inspectioinspection hahas beebeen conducteconducted -Verificatio-Verificatio n – confirmatio– confirmatio n bb y

examination or commissioningexamination or commissioning thatthataa specificspecific objectiveobjective hashas beenbeen

fulfillefulfilled

InspectionInspection ListsLists


➢ Air Distribution Systems -Contro-Control systemsystems anand devicedevices -Grilles-Grilles , registerregister s anan d diffuserdiffuser s

-Bearings-Bearings-Dampers-Dampers-Moisture/mold-Moisture/mold

-Insulation/vapo-Insulation/vapor barrierbarriers -Inspect internal lining from AHU to-Inspect internal lining from AHU to firstfirst

turtur n oo r uu p tt o 22 0 feefee t intint o thth e supplsuppl y aiai r plenumplenum


➢ Air handling units (AHUs) -Filter-Filter s anan d housinhousin g

-Control boxes,-Control boxes, devicesdevices-P-traps-P-traps

-Fa-Fan belbelt -Moto-Moto r contactocontacto r

-Fan-Fan bladesblades-Refrigerant-Refrigerant

-Driv-Drive alignmenalignment

InspectionInspection ListsLists➢ Air handling units

-Panels-Panels -Bearing-Bearings -Condensat-Condensat e dridri p papa n

-Thermal-Thermal coilscoils-Evidence of moisture-Evidence of moisture carry-overcarry-over

-Damper-Dampers -Condensat-Condensat e pumpum p

-Insulation (Inspect internal lining-Insulation (Inspect internal lining fromfrom AHUAHU to first turn or up to 20 feet intoto first turn or up to 20 feet into thethe

supplsupply aiair plenumplenum)

➢ ChillersInspectionInspection ListsLists

➢ Absorption chillers➢ Air-cooled chillers➢ Water-cooled chillers➢ Condensing units➢ Cooling tower and evaporative

cooled devices


➢ Control systems ➢ Dehumidification and humidification devices ➢ Steam distribution systems

➢ HVAC water distribution systems➢ Pumps


➢ Boilers➢ Engines, Micro-Turbines

➢ Furnaces, Micro-Heaters


➢ Free-standing heating or cooling coils

➢ Free-standing fans (e.g., exhaust, transfer, return)

➢ Indoor section duct-free splits


➢ Fan coils, hot water and steam unit heaters

➢ Terminal and Control boxes (e.g., VAV, fan-powered, bypass)


➢ Package terminal air conditioners

➢ Package terminal heat pumps

➢ Rooftop units

➢ Water source heat pumps

BrokenBroken LinkageLinkage

Torn Screen - OAI

Dirty Screen - OAI

Water in Fan Motor Compartment

• Water in OAI

ashrae+180+standard+(ann+eckmann)

Documents

consistent maintenance

maintenance tasks description

maintenance standard

buildings performance

energy efficiencyalong

energy costs

commercial buildings

standard energy concernsin