maintenanc… · xls file · web view · 2012-02-14hvac clean excess oil or grease from motors...

6/5/03 Arizona School Facilities BoardPreventive Maintenance Task Descriptions

Quarterly Tasks

HVAC - 25%

H1 H2 H3 H4 H5 H6 H7HQ1 *Auxiliary Equipment Function 2 30 30 30HQ2 *Burner Assembly & Control Condition 2 20 20HQ3 *Filter Condition 1 20 20 20 20HQ4 *Joint/Pipe Leaks 1 15 15 15 15 15 15

Semi-Annual TasksH1 H2 H3 H4 H5 H6 H7

HS1 *Blower Condition and Condensation Drain Operation 1 5 5 5 5 5HS2 Circulation and Water Spray Device Condition 2 20 20 30HS3 Combustion Chamber and Smoke Pipe Condition 2 60 60HS4 Condenser Condition and Function 2 5 5 5HS5 Condition of Interlock Functions & Limit and Shutdown Switches 2 30 30 30 30 30HS6 Condition of Motors, Pumps and/or Strainer Cleanliness 2 30 30 30 30HS7 *Distribution Pipe Condition 2 30 30 30 30 30HS8 Electrical Heating Coil Function 2 5 5 5HS9 Electrical Wiring Connection 2 15 15 15 15HS10 Entrapped Air 2 15 15 15 15HS11 Excessive Debris Build-up and Chips and Cracks on Blades 1 15 15 15 15 15HS12 Filter Cartridge Condition 3 15HS13 Filter Replacement 1 15 15 15 15HS14 Gearbox Condition 1 45HS15 General Lubrication and Lubrication of Flow Control Valves 1 15 15 15 15 15 15 15HS16 Noise, Vibration and Stability of Mounted Units 1 30 30 30 30 30 30 30HS17 Oil level 1 30 30 30HS18 Overall Condition, Cleanliness and Corrosion 2 15 15 15 15 15 15 15HS19 Pressure Gauges & Relief Valves 2 15 15 15 15 15HS20 Solution Tanks 2 30 30 30HS21 Temperature and Humidity Control 2 30 30 30 30 30 30HS22 Thermal Insulation and Vapor Barrier Condition 1 30 30 30 30 30 30HS23 Variable Frequency Drive Function 2 15 15 15 15 15 15 15HS24 Water Level and Flow Rate and Scale 1 30 30 30

Annual TasksH1 H2 H3 H4 H5 H6 H7

HA1 Back Feed Pumps Function 2 15HA2 *Belt Replacement 1 10 10 10 10HA3 Certification (per authority with jurisdiction) 3 30HA4 Condenser/Evaporator Tube Condition & Oil/Oil Filter Condition 3 30 60HA5 Evaporator Condition and Function 2 15 15 15HA6 Housing Stability 1 10 10HA7 Louver Condition 1 15HA8 Obstructions 2 5 5 5 5 5 5

Skill

Lev

elBo

ilers

Chill

ers

Cool

ing

Tow

ers

Fan

Coils

-Fan

sHe

at P

umps

Heat

ing

Syst

ems

Pack

age

Refri

g.


HA9 Piping Condition 1 30 30 30 30 30 30HA10 Pump Alignment 2 30 30 30HA11 Register and Duct Distribution 2 30 30 30 30


General Notes1. Where noted:

2. Skill levels:Skill Level 1 Basic skill range with some formal training.

Skill Level 2 Advanced skill range with formal training and certification.

Skill Level 3 Advanced skill range with factory training and certification.

3. Times:

Times are noted in minutes under the task item. Times are suggested averages and may vary.

Quarterly Task DescriptionsHQ1 *Auxiliary Equipment Function:

Inspect support equipment, such as pumps, blowers, water sources, blowdown units and compressors, for proper operation.

HQ2 Burner assemblies and Control Condition:

HQ3 Filter Condition:

Visually inspect filters for cleanliness and condition. Replace filters as recommended by unit manufacturer or sooner, if needed.

HQ4 Joint / Pipe Leaks:Visually inspect piping for signs of leakage, deterioration, or weak points. Repair or replace as needed.

Semi-Annual Task DescriptionsHS1 Blower Condition and Condensate Drain Operation:

HS2 Circulation and Water Spray Device Condition:

HS3 Combustion Chamber and Smoke Pipe Condition:

HS4 Condenser Condition and Function:

HS5 Condition of Interlock Functions, Limit and Shutdown Switches:

HS6 Condition of Motors, Pumps and Strainer Cleanliness:

HS7 Distribution Pipe Condition: (**with small repairs).

* - Recommended to perform monthly, but quarterly at a minimum.

Visually inspect for smooth ignition, proper flame color and positioning. Check operation of limit devices and/or flame sensors. Clean burners as needed. Test gas connections for leaks.

Inspect blower for cleanliness, cracks and fin or blade stability. Verify correct rotation and listen for unusual sounds. Oil bearings as needed. Verify that equipment belt deflection is about 1". Test pulley alignment using a straight-edge laid along each pulley/belt/pulley combination to check for straight alignment from pulley to pulley.

When servicing blower section remove any condensate drain restrictions. Pans should be free of debris, clean, and dry or draining. Fill and manually check condensate pumps to verify proper operation.

Check and lubricate water recirculation pumps. Inspect for leaks, bearing noises, excess heat build-up on motors or bearings and motor coupling condition. Repair or re-adjust as required. Perform visual inspections to verify full and direct spray patterns of of water spray devices. Remove any scale buildup which can redirect spray patterns and allow scale buildup on coils.

Inspect combustion chamber to verify that an airtight condition exists from chamber to flu exit. Inspect heat exchangers for cracks, separations, excessive soot or discoloration. Visually inspect smoke/flu equipment for solid, airtight construction. Remove any blockage to insure the free flow of air and or gases.

Disassemble chiller condenser barrels at end caps/bells to allow for visual inspection. If needed, brush condenser tubes to remove debris which may inhibit efficient heat transfer and reduce tube/barrel life. Perform an electrical eddy test to determine tube wall thickness, as necessary.

Interlocks (safety devices/controls within control or safety circuits) insure proper sequencing for ignition or start/run cycles. Inspect switch condition and sequencing by simulating emergency conditions to insure correct operation. Check condition and operation of shutdown switches by manually operating switch. Test by simulating emergency conditions to verify correct operation.

Clean excess oil or grease from motors and inspect bearings for excessive play or noise. Oil or grease and set amp draw per manufacturer recommendation. Use a diagnostic tool if applicable. Inspect pump equipment for proper operation and record amp draw readings to track performance and predict possible repairs or breakdowns. Inspect strainers and manually cleaned filters and clean per manufacturer instructions to promote clear flow and extend equipment life.


Inspect distribution and return piping. Repair water leaks, torn or ripped insulation and missing supports.


HS8 Electrical heating coil function:

HS9 Electrical Wiring Connections:

HS10 Entrapped Air:

HS11 Excessive Debris Build-up and Chips and Cracks on Blades:

HS12 Filter Cartridge Condition:

HS13 Filter Replacement:

HS14 Gearbox Condition:Inspect gearboxes for cleanliness, proper lubricant level, unusual noise, heat or vibration. Repair required.

HS15 General Lubrication and Lubrication of Flow Control Valves:

HS16 Noise, Vibration and Stability of Mounted Units:

HS17 Oil Level:

Check the oil level at the sight glass on chiller equipment. Oil or lubricate per manufacturer recommendations.

HS18 Overall Condition, Cleanliness and Corrosion:

HS19 Pressure Gauges and Relief Valves:

Visually inspect gauges and relief valves for leaks or loose fittings. Repair as required. Exercise per manufacturer instructions.

HS20 Solution Tank Condition:

Inspect solution tanks and associated tubing or piping for leaks and overall condition. Make repairs or adjustments as required

HS21 Temperature and Humidity Control:

HS22 Thermal Insulation, Vapor Barrier and/or Air Curtain Condition:

HS23 Variable Frequency Drive Function:

HS24 Water Levels, Flow Rate and Scale Conditions:

Semi-Annual Task Descriptions (continued)

Check all strap/coil heating elements (crankcase, crankcase heaters, block heaters, condensate pan heaters, etc.) to insure that they are maintaining heat within the particular application range. Repair or adjust as required.

Check electrical connections loose connections and wire connection conditions. Tighten any loose connections to eliminate over-heating at connection points.

Check all purge or prevention equipment for proper operation to eliminate entrapped air which can damage equipment. Repair any water leaks in these devices, because leaks generally indicate a problem.

Inspect leading edges of fan blades for debris build-up. Clean to insure proper operation. Inspect fan blades for chips or cracks which promote blade wobble, vibration and premature motor bearing wear. Replace blades if such conditions exist.

Test the chiller filter cartridge for pressure drop or perform a visual inspection to evaluate filter element conditions. Replace filter elements as needed.

Inspect and replace air filters as needed for proper unit operation. Dirty air filters cause higher electrical usage and shorten normal equipment life.

Oil motors and bearings per manufacturer recommendation to extend motor/bearing life. Inspect manually lubricated flow control valves for full operation range. Lubricate and exercise enclosed flow control valves to verify proper operation.

Inspect for normal sound levels during equipment operation. Note unusual vibrations. Repair or adjust any metal-to-metal and out-of-balance conditions. Inspect equipment hangers or attachment systems for stability by checking bolts and hardware for stress or weakness. Adjust or replace as required.

Visually inspect equipment for overall condition and cleanliness and to confirm that equipment and housings have no rust, fatigued metals or worn conditions. Repair the source of any oil stains which may indicate leaking seals or bearings.

Perform visual inspections to confirm performance and condition. Perform calibration if required. Test as necessary to maintain accuracy.

Inspect insulation and vapor barrier condition. Repair and replace damaged or wet insulation or vapor barriers. Visually inspect air curtains. Perform service at intervals recommended by equipment manufacturer.

Inspect VFD motor controls for proper motor function. Cycle motors through a normal shutdown/turn-on sequence to verify VFD ability to ramp a motor to required speed.

Check water levels to insure proper equipment operation. Test flow rates per manufacturer instructions. Perform visual inspections for scale build-up. Remove scale to maximize equipment performance. Use commercial scale removers for extremely heavy buildups.


Annual Task DescriptionsHA1 Back Feed Pump Function:

Reverse flow using valves as available to clean and clear any debris from pumps and screens.

HA2 Belt Replacement: (*when servicing blower section of equipment).

HA3 Certification (per authority with jurisdiction)

HA4 Condenser/Evaporator Tube Condition & Oil/Oil Filter Condition

HA5 Evaporator Condition and Function:

HA6 Housing Stability:

HA7 Louver Condition:

HA8 Obstructions:

Inspect coils, fan blades, blower wheels and louvers. Remove debris or obstructions that prevent normal operation.

HA9 Piping Condition:

Inspect exposed piping for obvious leakage and insulation conditions. Repair or replace insulation covering pipes as needed.

HA10 Pump Alignment:

HA11 Register and Duct Distribution:

Remove and visually inspect drive belts for cracks, groves, or uneven appearance. Excessively high glossed appearance on working surfaces may indicate slippage. Replace as required.

Obtain required certifications by the appropriate and responsible jurisdictional party to testify that a piece of equipment or system performs in accordance to rules, regulations, laws and specifications.

Disassemble chiller condenser barrels at end caps/bells to allow inspection. Brush evaporator tubes to remove debris that may inhibit efficient heat transfer and reduce life. Perform an electrical eddy test to determine tube wall thickness. Check evaporator coil for debris and blockage. Wash as needed.

Service evaporator units as recommended by manufacturer, including refrigerant charge, fan motor/blade condition, oil and coil condition. Condensers should be clean with no signs of oil, oil stains or debris. Fins should be straight for proper air flow. Use a manufacturer approved cleaning product to wash finned coils as needed to remove excessive dirt and debris.

Remove a chiller oil sample to check condition and acid content. Change or add oil as needed. Inspect or change oil filters at manufacturer recommended intervals or if acid or poor oil condition is noted when the sample is tested.

Check the evaporator coil for debris and blockage. Wash dirty coils to enhance airflow. Evaporator units should be serviced for total operation, including refrigerant charge, fan motor/blade condition, oil and coil condition.

Inspect housings, support structures and metal connection points for signs of rust, deterioration or weak points. Repair or replace items as needed to extend system life.

Where applicable, check manual or pneumatic louver systems for free and easy movement, bent louvers, leaking lines or actuators. Repair or replace as needed.

Check pump alignment using a straight edge device to aid in the verification and correction of alignment. Improper alignment destroys pump coupling devices and prematurely wears pump bearings. Adjust as required.

Visually inspect registers and ducts to insure unrestricted air flow and condition. Repair any separated ductwork or blocked. Wipe register faces clean as needed.

6/5/2003 Arizona School Facilities BoardPreventive Maintenance Checklist

School Name:Category: HVAC Building (Optional)

Equip. Type: H1 BoilersFiscal Year: Room (Optional)

> > > Note: Check boxes using P (presently performing task) or N (new PM task being performed).

* Denotes item recommended to perform monthly, but quarterly at a minimum.

** Denotes item recommended to perform quarterly, but semi-annually at a minimum.

Quarterly Checks1 2 3 4 Ref. 1 2 3 4 Ref.

HQ1 *Auxiliary Equipment Function

HQ2 *Burner Assembly & Control Condition

HQ4 *Joint/Pipe Leaks

Tech. Date/Sign: Tech. Date/Sign:


Semi-Annual1 2 Ref. 1 2 Ref.

HS1*Blower Condition and

HS15General Lubrication and Lubrication

Condensation Drain Operation of Flow Control Valves

HS2 Circulation & Water Spray Device Condition HS16 Noise, Vibration and Stability of Mounted Units

HS3 Combustion Chamber & Smoke pipe Condition HS18 Overall Condition, Cleanliness and Corrosion

HS5Condition of Interlock Functions & HS19 Pressure Gauges & Relief Valves

Limit and Shutdown Switches HS20 Solution Tanks

HS6Condition of Motors, Pumps and/or HS21 Temperature and Humidity Control

Strainer Cleanliness HS22 Thermal Insulation and Vapor Barrier Condition

HS7 *Distribution Pipe Condition HS23 Variable Frequency Damper Function

HS9 Electrical Wiring Connection HS24 Water Level and Flow Rate and Scale

HS10 Entrapped Air

Tech. Date/Sign:

Tech. Date/Sign:

Annual1 Ref. 1 Ref.

HA1 Back Feed Pumps Function


HA4

HA8 Obstructions

HA9 Piping Condition

HA10 Pump Alignment

Tech. Date/Sign:

Maintenance Director Signature/Date:

Number of possible checks on this checklist: 52

Condenser/Evaporator Tube Condition & Oil/Oil Filter Condition

List the number of checks actually performed:



Equip. Type: H2 ChillersFiscal Year: Room (Optional)










HS2 Circulation and Water Spray Device Condition HS17 Oil level

HS4 Condenser Condition and Function HS18 Overall Condition, Cleanliness and Corrosion

HS5 Condition of Interlock Functions & HS19 Pressure Gauges & Relief Valves

Limit and Shutdown Switches HS20 Solution Tanks

HS6Condition of Motors, Pumps and/or HS21 Temperature and Humidity Control

Strainer Cleanliness HS22 Thermal Insulation and Vapor Barrier Condition

HS7 *Distribution Pipe Condition HS23 Variable Frequency Damper Function


HS10 Entrapped Air

HS12 Filter Cartridge Condition


of Flow Control Valves

HS16 Noise, Vibration and Stability of Mounted Units

Tech. Date/Sign:

Tech. Date/Sign:

Annual1 Ref. 1 Ref.

HA4

HA5 Evaporator Condition and Function

HA8 Obstructions


HA10 Pump Alignment

Tech. Date/Sign:



Number of possible checks on this checklist: 49List the number of checks actually performed:



Equip. Type: H3 Cooling TowersFiscal Year: Room (Optional)






HQ3 *Filter Condition





HS2 Circulation and Water Spray Device Condition HS16 Noise, Vibration and Stability of Mounted Units

HS5Condition of Interlock Functions & HS18 Overall Condition, Cleanliness and Corrosion

Limit and Shutdown Switches HS19 Pressure Gauges & Relief Valves

HS6Condition of Motors, Pumps and/or HS20 Solution Tanks

Strainer Cleanliness HS23 Variable Frequency Damper Function


HS10 Entrapped Air

HS11Excessive Debris Build-up and Chips

and Cracks on Blades

HS14 Gearbox Condition



Tech. Date/Sign:

Tech. Date/Sign:

Annual1 Ref. 1 Ref.

HA2 *Belt Replacement

HA6 Housing Stability

HA8 Obstructions


HA11 Register and Duct Distribution

Tech. Date/Sign:


Number of possible checks on this checklist: 45List the number of checks actually performed:



Equip. Type: H4 Fan Coils-FansFiscal Year: Room (Optional)










HS1*Blower Condition and Condensation


Drain Operation of Flow Control Valves

HS6Condition of Motors, Pumps and/or HS16 Noise, Vibration and Stability of Mounted Units

Strainer Cleanliness HS18 Overall Condition, Cleanliness and Corrosion

HS7 *Distribution Pipe Condition HS21 Temperature and Humidity Control

HS9 Electrical Wiring Connection HS22 Thermal Insulation and Vapor Barrier Condition

HS10 Entrapped Air HS23 Variable Frequency Drive Function

HS11Excessive Debris Build-up and

Chips and Cracks on Blades

HS13 Filter Replacement

Tech. Date/Sign:

Tech. Date/Sign:

Annual1 Ref. 1 Ref.



HA8 Obstructions



Tech. Date/Sign:




Equip. Type: H5 Heat PumpsFiscal Year: Room (Optional)










HS1*Blower Condition and Condensation


Drain Operation of Flow Control Valves

HS4 Condenser Condition and Function HS16 Noise, Vibration and Stability of Mounted Units

HS5 HS17 Oil level

HS7 *Distribution Pipe Condition HS18 Overall Condition, Cleanliness and Corrosion

HS8 Electrical Heating Coil Function HS19 Pressure Gauges & Relief Valves

HS11 HS21 Temperature and Humidity Control

HS13 Filter Replacement HS22 Thermal Insulation and Vapor Barrier Condition

HS23 Variable Frequency Drive Function

Tech. Date/Sign:

Tech. Date/Sign:

Annual1 Ref. 1 Ref.



HA8 Obstructions



Tech. Date/Sign:


Condition of Interlock Functions & Limit and Shutdown Switches

Excessive Debris Build-up and Chips and Cracks on Blades



Equip. Type: H6 Heating SystemsFiscal Year: Room (Optional)









HS1*Blower Condition and HS21 Temperature and Humidity Control

Condensation Drain OperationHS22

Thermal Insulation and Vapor

HS3Combustion Chamber and Barrier Condition

Smoke pipe Condition HS23 Variable Frequency Damper Function

HS7 *Distribution Pipe Condition

HS8 Electrical Heating Coil Function

HS11Excessive Debris Build-up and

Chips and Cracks on Blades





HS18 Overall Condition, Cleanliness and Corrosion

Tech. Date/Sign:

Tech. Date/Sign:

Annual1 Ref. 1 Ref.


Tech. Date/Sign:




Equip. Type: H7 Package RefrigerationFiscal Year: Room (Optional)










HS1 HS16 Noise, Vibration and Stability of Mounted Units

HS4 Condenser Condition and Function HS17 Oil level

HS5 HS18 Overall Condition, Cleanliness and Corrosion

HS8 Electrical Heating Coil Function HS19 Pressure Gauges & Relief Valves

HS11Excessive Debris Build-up and Chips HS21 Temperature and Humidity Control

and Cracks on BladesHS22

Thermal Insulation and

HS13 Filter Replacement Vapor Barrier Condition

HS15General Lubrication and Lubrication HS23 Variable Frequency Damper Function


Tech. Date/Sign:

Tech. Date/Sign:

Annual1 Ref. 1 Ref.



HA8 Obstructions



Tech. Date/Sign:


*Blower Condition and Condensation Drain Operation

Condition of Interlock Functions & Limit and Shutdown Switches

### Arizona School Facilities BoardPreventive Maintenance Annualized Cost Worksheet

HVAC

Quarterly TasksHQ1 *Auxiliary Equipment Function




Total Quarterly HVAC Tasks Annual Cost

Semi-Annual TasksHS1 *Blower Condition and Condensation Drain Operation

HS2 Circulation and Water Spray Device Condition

HS3 Combustion Chamber and Smoke pipe Condition

HS4 Condenser Condition and Function

HS5 Condition-Interlock Functions&Limit/Shutdown Switches

HS6 Condition of Motors, Pumps/Strainer Cleanliness

HS7 *Distribution Pipe Condition

HS8 Electrical Heating Coil Function

HS9 Electrical Wiring Connection

HS10 Entrapped Air

HS11 Excessive Debris Build-up/Chips & Cracks on Blades

HS12 Filter Cartridge Condition


HS14 Gearbox Condition

HS15 General Lubrication/Lub. of Flow Control Valves


HS17 Oil level

HS18 Overall Condition, Cleanliness and Corrosion

HS19 Pressure Gauges & Relief Valves

HS20 Solution Tanks

HS21 Temperature and Humidity Control

HS22 Thermal Insulation and Vapor Barrier Condition

HS23 Variable Frequency Drive Function

HS24 Water Level and Flow Rate and Scale

Total Semi-Annual HVAC Tasks Annual Cost

Subtotal Quarterly and Semi Annual Costs

Pers

onne

l Req

uire

dX

Aver

age

Sala

ry fo

r Ski

ll Le

vel

XTi

me

to C

ompl

ete

Task

XNu

mbe

r of T

ask

Item

sX

Freq

uenc

y

+Tr

avel

Tim

e Co

st (W

hen

Appl

icab

le)

=

Arizona School Facilities BoardPreventive Maintenance Checklist

HVAC

Annual TasksHA1 Back Feed Pumps Function



HA4



HA7 Louver Condition

HA8 Obstructions


HA10 Pump Alignment


Total Annual HVAC Tasks Cost

Total Estimated Annual Cost for HVAC Tasks


Pers

onne

l Req

uire

dX

Aver

age

Sala

ry fo

r Ski

ll Le

vel

XTi

me

to C

ompl

ete

Task

XNu

mbe

r of T

ask

Item

s

XFr

eque

ncy

+Tr

avel

Tim

e Co

st (W

hen

Appl

icab

le)

=

maintenanc… · xls file · web view · 2012-02-14hvac clean excess oil or grease from motors...

Documents