| p>Recently my wife and I completed our 'Spring | | | | to be done in February and March. Don't over brush. |
| Cleaning' at our home. Dust and cob-webs in those | | | | If water treatment program is handled with care, |
| hard to reach places that go unnoticeable during the | | | | then minimal cleaning is required. |
| cold gloomy days of winter had to go. A fresh coat | | | | 2. Compressor: Check operation and replace oil filter. |
| of paint here and there, window seals wiped clean, | | | | Check oil levels and replace or add as necessary. Do |
| rugs beat, garage swept and organized...you know | | | | not overfill (check O&M manual). Send oil sample |
| the drill. At our house the rule is that the golf clubs | | | | to lab for analysis. |
| get put aside until all the 'Spring Cleaning Chores' are | | | | 3. Log Sheets: Check and record a log of all |
| complete. This is obviously my wife's rule...not mine | | | | temperature readings, fluid levels, pressure readings, |
| Spring Cleaning at my house would not be complete | | | | and flow rates. Most manufacturing operating manuals |
| until I have serviced my air conditioning units. Some | | | | include log sheets. Graphic control panels, standard |
| of you that know me are laughing right now...yes, I | | | | equipment on many chillers since 1999, eliminate the |
| know how to service my own system. Before I was | | | | need to manually record many of these statistics. |
| a 'Solutions Provider', I turned wrenches. I am a | | | | These panels provide user-friendly logs on one large, |
| former licensed and trained service technician. Getting | | | | active-matrix screen and enable operators to view |
| my own hands dirty serves as a great reminder of | | | | multiple related parameters simultaneously on a single |
| the importance of 'Preventative Maintenance'. During | | | | screen. |
| the months of March and April, our 'Preventative | | | | 4. Purge Unit: The purge unit dehydrator should also |
| Maintenance Services' are in overdrive. The task is | | | | be changed regularly, preferably every three months. |
| daunting, but without proper preventative | | | | Other preventive maintenance procedures that |
| maintenance your system will not survive. Those | | | | pertain to the purge unit include annual cleaning and |
| squelching summer temperatures are jut around the | | | | inspecting of valves and orifices as well as draining |
| corner, and my question to you is, "Are you ready? | | | | and flushing oil and refrigerant from the purge unit |
| Is your building ready?" | | | | shell. |
| In this edition I provide a very partial checklist you | | | | 5. Refrigerant Charge Level: Check for proper |
| can use for your systems 'Spring Cleaning'. I don't | | | | refrigerant charge and perform a leak check. |
| have the space on this page to include all the tasks | | | | AIR HANDLERS - Top 5 Items to check this Spring: |
| that our guys use for preventative maintenance, nor | | | | 1. Filters: As with the roof top equipment, the filters |
| do you have the time to read them. Therefore, I will | | | | are vital to the efficiency and life cycle of the air |
| address a few various types of systems and list the | | | | handler. Replace filters every spring. I stumbled |
| most important items that need attention this spring. | | | | across this interesting article about filters. Click here |
| But first, lets see what the U.S. Department of | | | | to read. |
| Energy says about how proper preventative | | | | 2. Evaporator Motor: Check proper voltage and |
| maintenance is directly related to energy savings: | | | | amperage for the evaporator motor and or motors. |
| HVAC Maintenance Procedures | Energy Savings % | | | | Lubricate if required. |
| 1. Adjusting the operating sequence of operations: | | | | 3. Belts & Pulleys: Check or Replace Belts. If |
| 25-30% | | | | more than one belt, make sure both are the correct |
| 2. Cleaning Coils: 5-15% | | | | matching size. Adjust pulleys as needed. Refer to |
| 3. Changing Dirty Air Filters: 10-15% | | | | same belt replacement instructions listed above for |
| 4. Removing Scale from Condenser Coils: 25-30% | | | | rooftop units. |
| 5. Adjusting Air/Fuel Ratio of Burners: 15% | | | | 4. Drain Pan: Blow out condensate drain line with |
| 6. Cleaning Burner Assembly: 15% | | | | compressed air (DO NOT USE FREON!) and inspect |
| 7. Removing Soot from Fire Side of Burner: 9% | | | | piping and slope to floor drain. |
| 8. Eliminating Belt Slippage and Pulley Alignment: | | | | 5. Bearings: Inspect shaft and bearings for wear and |
| 15-20% | | | | tight fit. Tighten blower and bearing set screws and |
| *Information provided by U.S. Department of Energy | | | | lock collars. Insure internal bearing lubrication feeder |
| Below I have broken down some of the most | | | | lines are connectedand working. Please see O&M |
| commonly types of air conditioning equipment into | | | | manual, because some bearings permanently |
| separate categories. Under each category I listed the | | | | lubricated. |
| top 5 Air Conditioning 'To-Dos' each spring. Detailed | | | | CIRCULATING PUMPS -- Top 5 Items to check this |
| tasking may differ from say a commercial office | | | | Spring: |
| building to an hospital, and a hospital may differ from | | | | 1. Motor: Check overall operation of motor. Check and |
| the needs of a manufacturing plant. However, this is | | | | record the voltage and compare with the nameplate. |
| a condensed list that applies to all AC equipment no | | | | Check and record the amperage and compare with |
| matter the business market you are in. If you are | | | | the nameplate. |
| currently doing these, then you are ahead of the | | | | 2. Alignment: Use gauges to check for proper |
| game. If not, then call me...my number is at the | | | | alignment between pump and motor. |
| bottom. | | | | 3. Valves: Check all valves and strainers for proper |
| ROOF TOP / UNITARY (DX) EQUIPMENT: | | | | operation. Clean strainers as necessary. |
| 1. Filters: Replace filters every spring. This is one of | | | | 4. Mounting: Check all mounting bolts and brackets. |
| the most basic and important maintenance no matter | | | | Ensure the pump and motor is secure to the base |
| what the season. I recommend replacing the filters | | | | plate. |
| every 3 months at a minimum. The 40% pleated | | | | 5. Gaskets: Check for any leaks around all gaskets. |
| filters work best. Forget about the Wal-Mart, blue, | | | | COOLING TOWERS - Top 5 Items to check this |
| cheapo filter. | | | | Spring: |
| 2. Coils: Clean the Condenser Coils. The most labor | | | | 1. Basin: Thoroughly flush and clean the cooling tower |
| intensive maintenance task every spring. The | | | | basin. Remove any debris that could clog the |
| methodology behind what works the best when coil | | | | strainers and pumps. Inspect steel basin for corrosion |
| cleaning can be debated. Stay away from acid based | | | | and holes. All sumps should be observed for |
| and pressure washers. If using a pressure washer be | | | | accumulation of debris, condition of screens and |
| sure to use a machine where the pressure can be | | | | operation drain valves. |
| regulated and the water volume can be increased. | | | | 2. Motor: Check motor operation. Record voltage and |
| Check the evaporator coil. If the filters are changed | | | | amperage and compare with the nameplate. Some |
| regularly, then the evaporator coils will not require | | | | motors require oil. Please see the O&M manual |
| cleaning. If dirt does make it to the evap. coil, use a | | | | for further information. |
| light soap solution that flushes down the condensate | | | | 3. Belts and Bearings: Check or Replace Belts. If more |
| pan naturally. DON'T use condenser coil cleaner on | | | | than one belt, make sure both are the correct |
| the indoor evap. coil! | | | | matching size. Adjust pulleys as needed. Use power |
| 3. Belts: Check or Replace Belts. If more than one | | | | band belts! |
| belt, make sure both are the correct matching size. | | | | 4. Water Treatment: Discuss water treatment |
| Adjust pulleys as needed. Never force a belt onto | | | | program with the current service provider. |
| the pulleys. Take the time to loosen the pulley, slide | | | | 5. Fill: Inspect tower fill for any breakage, |
| on the belt and tighten to scale. Always use a belt | | | | deterioration or any misplaced or missing splash bars. |
| tension tool. | | | | Look for damage to splash bar supports and fill |
| 4. Drain Pan: Check or Clean the condensate pan. This | | | | supports. |
| little item if overlooked can be misinterpreted for a | | | | Many of you who are technically inclined or have |
| roof leak. I have seen clogged drain pans and traps | | | | experience with HVAC Preventative Maintenance are |
| ruin an expensive computer system. Algae drain tabs | | | | screaming, "YOU FORGOT....". Yes, there is so much |
| work, but use sparingly. | | | | more like checking proper superheat, sub-cooling, |
| 5. Compressor & Motors: Check operation of all | | | | vibration analysis, eddy current testing, contactor |
| condenser fan motors, evaporator motors and | | | | pitting...the list is long. However, the purpose of this |
| compressors. Record voltage and amperage for each | | | | edition of Mechanical Matters was to discuss some of |
| motor and compressor. Then compare your readings | | | | the more important items that your equipment needs |
| with the nameplate. If the weather is warm, go | | | | addressed every spring. |
| ahead and put your refrigerant gauges on the | | | | "I of course didn't show all my cards at once". If you |
| compressors to check the charge. This should be | | | | are interested in learning more about your systems |
| done by a licensed service technician. The EPA and | | | | and a custom preventative maintenance program |
| law requires it. | | | | designed for your facility, please give me a call. At |
| CHILLERS (Centrifugal) - Top 5 Items to check this | | | | SML, we specialize in HVAC preventative |
| Spring: | | | | maintenance every day. We are the professionals. |
| 1. Condenser Tubes: Inspect and Clean the condenser | | | | "So this spring please don't forget your HVAC |
| tubes. If this task should be scheduled before warm | | | | equipment and as always remember to leave the |
| temperatures arrive. At SML, we schedule this work | | | | Mechanical Matters to us! |