Академический Документы
Профессиональный Документы
Культура Документы
This building maintenance checklist can be used to develop a maintenance program tailored to the equipment in any specific building. Before developing the check list, a building equipment list should be compiled. The manufacturer's suggested maintenance tasks and the frequency of such should be reviewed and incorporated into the preventive maintenance program. Suggestions can for the most part, be done by the building staff. Some procedures will have to be undertaken by skilled tradesmen but it is left to the discretion of the building superintendent as to when they should be called in. Systems: Air systems. Coils. Chillers. Cooling towers Condensers Boilers. Controls. Pumps. Heat pumps. Exhaust and transfer fans. Humidifiers. Fan coils and unit heaters. Furnaces. Packaged terminal air conditioners. Rooftop units. VAV and other boxes. HVAC water distribution system. Steam system. Miscellaneous. The frequency of tasks is as noted. Air system maintenance Chiller maintenance Condenser maintenance Boiler maintenance Control system maintenance Cooling tower maintenance Humidity control maintenance Coil maintenance Unit heater maintenance Exhaust fan maintenance Furnace maintenance Air conditioner maintenance
Heat pump maintenance Pump maintenance Rooftop unit maintenance Steam system maintenance Air terminal maintenance Water system maintenance Miscellaneous maintenance
Top of Form
These air system maintenance suggestions can for the most part, be done by the building staff. Some HVAC maintenance procedure will have to be undertaken by skilled tradesmen but it is left to the discretion of the building superintendent as to when they should be called in. The frequency of tasks is as noted. Air Systems: Monthly Check for particulate accumulation on filters. Clean or replace if accumulation results in pressure drop or airflow outside of established operating limits. Check air filter housing integrity. Correct as needed. Quarterly air system maintenance Check UV lamp. Clean or replace as needed to assure proper operation. Semi annually HVAC maintenance procedure Check P trap. Prime as needed to ensure proper operation. Check fan belt tension. Check for belt wear and proper alignment. Replace if necessary to ensure proper operation. Check variable frequency drive for proper operation. Correct as needed. Check for proper operation of cooling or heating coil. Clean or replace as required. Annual air system maintenance Check control box for dirt, debris and loose terminations. Tighten as needed. Check motor contactor for pitting or other signs of damage. Repair or replace as needed. Check fan blades. Clean, repair or replace as needed to ensure proper operation. Check refrigerant system pressure and temperatures. If outside of recommended levels, find cause, repair and adjust refrigerant to achieve normal operating levels. Check for fouling, corrosion or degradation. Clean or repair as needed. Check drive alignment, wear seating and operation. Repair or replace as needed.
Check integrity of all panels on equipment. Replace fasteners as needed to ensure proper integrity and fit and finish of equipment. Lubricate field serviceable bearings. Check drain pan, drain line and coil for biological growth. Clean as needed. Check coil fins for evidence of build up or fouling. Restore if possible. Replace coil if necessary to return to proper functioning. Inspect for evidence of moisture carryover beyond the drain pan from cooling coils. Make corrections or repairs as necessary. Check for proper damper operation. Repair, replace or adjust as necessary. Visually inspect areas of moisture accumulation for biological growth. If present, clean or disinfect as necessary. Check condensate pump. Clean or replace as needed. Visually inspect exposed duct work and external piping for insulation and vapor barrier for integrity. Correct as needed. Visually inspect internally lined duct work until the first turn or up to 20 ft into the supply plenum from air system for integrity, and if soiled or degraded, correct.
Chiller Maintenance
These chiller maintenance procedures for cooling equipment can for the most part, be done by the building staff. Some procedures will have to be undertaken by skilled tradesmen but it is left to the discretion of the building superintendent as to when they should be called in. Absorption chillers: Weekly Check for presence of non condensibles. Take necessary steps to eliminate non condensibles in system. Monthly Visually inspect fuel filter. Clean, repair or replace as needed to ensure proper operation. Perform chemical testing of system water, if an open system. Treat as needed to ensure proper water chemistry. Quarterly hvac maintenance facts Perform chemical testing of system water, if a closed system.Treat as needed to ensure property water chemistry. Check fuel pump for proper operation. Repair or replace as needed to ensure proper operation. Inspect gearbox for excessive wear. Repair or replace as needed. Semi-annual hvac maintenance facts
Check steam system traps, pumps and controls. Clean or replace as necessary to ensure proper operation. Check control system and devices for evidence of improper operation. Repair, adjust or replace components to ensure proper operation. Check variable frequency drive for proper operation. Correct as needed. Annual chiller maintenance Check control box for dirt, debris and loose terminations. Clean and tighten as needed. Check motor contactor for pitting or other signs of damage. Repair or replace as needed. Check drive alignment, wear, seating and operation. Repair and replace as needed. Check for evidence of build-up or fouling on heat exchange surfaces. Clean as needed to ensure proper operation. Check for proper fluid flow. Clean and adjust and repair as needed to restore proper flow. Check inhibitor and internal fluid chemistry. Correct inhibitor and internal fluid chemistry if outside of established operating ranges. Air Cooled Chillers: Monthly chiller maintenance Perform chemical testing of water. Treat as needed to ensure proper water chemistry for open systems. Quarterly hvac maintenance facts Perform chemical testing of water. Treat as needed to ensure proper water chemistry for closed systems. Inspect gearbox for excessive wear. Repair or replace as necessary. Semi-annual chiller maintenance Check control system and devices for evidence of improper operation. repair, adjust or replace components to ensure proper operation. Check fan belt tension. Check for belt wear and proper alignment. replace if necessary to ensure proper operation. Check variable frequency drive for proper operation. Correct as needed. Annual chiller maintenance Check control box for dirt, debris and loose terminations. Clean and tighten as needed. Check motor contactor for pitting or other signs of damage. Repair or replace as needed. Check fan blades. Clean, repair or replace as needed to ensure proper operation. Check refrigerant system pressures and temperatures. If outside of recommended levels, find cause, repair and adjust refrigerant to achieve optimal operating levels. Check for fouling, corrosion or degradation. Clean or repair as needed. Check drive alignment, wear, seating and operation. Repair and replace as needed. Lubricate field serviceable bearings. Check for evidence of build-up or fouling on heat exchange surfaces. Clean as needed to ensure proper operation. Check for proper fluid flow. Clean, adjust and repair as needed to restore proper flow. Inspect air-cooled condenser surfaces. repair or clean as needed. Check low ambient head pressure control sequence for proper operation. Repair or replace components or modify software/algorithm to ensure proper operation.
Check compressor oil level and or pressure on refrigerant systems having oil level and or pressure measurement means. Repair, replace or adjust as needed to ensure proper control. Water Cooled Chillers Monthly Perform chemical testing of system water for open system. Treat as needed to ensure proper water chemistry. Quarterly Perform chemical testing of system water for closed system.Treat as needed to ensure proper water chemistry. Inspect gearbox for excessive wear. repair or replace as needed. Check control system and devices for evidence of improper operation. Repair, adjust or replace components to ensure proper operation. Check control box for dirt, debris and loose terminations. Clean and tighten as needed. Check motor contactor for pitting or other signs of damage. Repair or replace as needed.. Check refrigerant system pressures and temperatures. If outside of recommended levels, find cause, repair and adjust refrigerant to achieve optimal operating levels. Check drive alignment, wear, seating and operation. repair and replace as needed. Check for evidence of build-up or fouling on heat exchange surfaces. Clean as needed to ensure proper operation. Check for proper fluid flow. Clean, adjus and repair as needed to restore proper flow. Check compressor oil level and or pressure on refrigerant systems having oil level and or pressure measurement means. Repair, replace or adjust as needed to ensure proper control
Condenser Maintenance
Condenser maintenance information. Semi-annually Check control system and devices for evidence of improper operation. Repair, adjust or replace components to ensure proper operation. Check fan belt tension. Check for belt wear and proper alignment. Replace if necessary to ensure proper operation. Annually Check control box for dirt, debris and or loose terminations. Clean and tighten as needed. Check motor contactor for pitting or other signs of damage. Repair or replace as needed. Check fan blades for balance and particulate buildup. Clean, repair or replace as needed to ensure proper operation. Check refrigerant system pressures or temperatures. If outside of recommended levels, find cause, repair and adjust refrigerant to achieve optimal operating levels. Check for fouling, corrosion or degradation. Clean or repair as needed. Check drive alignment, wear, seating and operation. Repair and replace as needed. For direct coupled fan/motor assemblies, check bearings and lubricate field serviceable or replace motor if needed. Inspect air cooled condenser surfaces. Repair or clean as needed.
Check low ambient head pressure control sequence for proper operation. Repair or replace components or modify software to ensure proper operation. Check refrigerant oil levels for refrigerant systems with oil pressure/level controls. Repair, replace or adjust as needed to ensure proper operation.
Boiler Maintenance
These boiler maintenance suggestions can for the most part, be done by the building staff. Some procedures will have to be undertaken by skilled tradesmen but it is left to the discretion of the building superintendent as to when they should be called in. The frequency of tasks is as noted. Boilers Monthly Visually inspect fuel filter. Clean, repair or replace as needed to ensure proper operation. Perform chemical testing of system water (open system). Treat as needed to ensure proper water chemistry. Quarterly maintenance Perform chemical testing of system water (closed system).Treat as needed to ensure proper water chemistry. Check fuel pump for proper operation. Repair or replace as needed to ensure proper operation. Inspect blow down or drain valve. Clear all debris to ensure proper operation. Repair or replace if needed. Semi annual Check steam traps, pumps and controls. Clean or replace as needed to ensure proper operation. Check control system and devices for evidence of improper operation. Repair, adjust or replace components to ensure proper operation. Annual maintenance Check control box for dirt, debris and or loose terminations. Clean and tighten as needed. Check motor contactor for pitting or signs of damage. Repair or replace as needed. Check for fouling, corrosion or degradation. Clean or repair as needed. Check for evidence of build up or fouling on heat exchange surfaces. Clean as needed to ensure proper operation. Check for damper operation. Repair, replace or adjust as needed. Check combustion chamber burner and flue for deterioration, moisture problems, condensation and combustion products. Clean, test and adjust combustion process for proper operation.
These control system maintenance suggestions are for building automation systems, pneumatic, electric and electronic. Monthly Check compressed air system (compressor, dryer, receiver, blow down valve, pressure reducing valve and oil filter) for proper operation. Repair or replace as needed to ensure proper operation. Check for proper air pressure. Repair or replace pneumatic system components as needed. Semi-annually Check control system and devices for evidence of improper operation. Repair, adjust or replace components to ensure proper operation. Inspect, clean and calibrate pneumatic thermostats, controls and controlled devices. Annually Check pneumatic and electric actuator operation. Clean and lubricate as required. Check for proper damper operation. Repair or replace as needed. Check temperature transmitters for accuracy. Check pneumatic lines for blockage. Clean as required. Check to see that that back up system software is current. Check building automation system backup and verify operation.
Check control box for dirt, debris and or loose terminations. Clean and tighten as needed.< li>Check motor contactor for pitting or other signs of damage. Repair or replace as needed. Check fan blades. Clean, repair or replace as needed to ensure proper operation. Check for fouling, corrosion or degradation. Clean or repair as needed. Lubricate field serviceable bearings. Check for evidence of build up or fouling on wet decks, fill and exterior louvers. Clean as needed to ensure proper operation. Check for proper damper operation. Repair, replace or adjust as needed. Check for proper fluid flow. Clean, adjust and repair as necessary to restore proper flow. Check for dirt and debris. Clean as needed. Check cooling tower motor and pump for proper operation. Repair or replace as needed to ensure proper operation. Check nozzles. Clean as needed.
Quarterly
Check UV lamp. Clean or replace as needed to ensure proper operation. Measure relative humidity and repair, clean or adjust system as necessary to ensure intended operation.
Semi-annually
Check steam traps, pumps and controls. Clean or replace as needed to ensure proper operation.
Annually
Check for fouling, corrosion or degradation. Clean or repair as needed to ensure proper operation. Check for evidence of build up or fouling on heat exchange surfaces. Clean as needed to ensure proper operation. Check strainers clean as needed.
Visually inspect areas of moisture accumulation for biological growth. If present, clean or disinfect as needed.
Coil Maintenance
This suggested maintenance is for chilled water cooling coils, direct expansion and heating coils.
Semi-annually
Check P trap. Prime as needed to ensure proper operation. Check for proper operation of cooling or heating coil. Clean, restore or replace as necessary.
Annually
Check refrigerant system pressures or temperatures. If outside of recommended levels, find cause, repair and adjust refrigerant to achieve optimal operating levels. Check for fouling, corrosion or degradation. Clean or repair as needed. Check integrity of all panels on equipment. Replace fasteners as needed to ensure proper integrity and fit and finish of equipment. Check drain pan, drain line and coil for biological growth. Clean as needed. Check coil fins. Restore if possible. Replace coil if necessary. For cooling coils inspect for evidence of moisture carryover beyond the drain pan from the coil. Make corrections or repairs to eliminate the condition. Visually inspect areas of moisture accumulation for biological growth. If present, clean or disinfect as needed. Check condensate pump. Clean or replace as needed.
Quarterly
Check for particulate accumulation on filters. Clean or replace if accumulation results in pressure dropor air flow outside of established operating limits. Check UV lamp. Clean or replace as needed to ensure proper operation. Check air filter and housing integrity and correct as needed at time filters are replaced or serviced.
Semi-annually
Check steam traps, pumps and controls. Clean or replace as needed to ensure proper operation.
Check control system and devices for evidence of improper operation. Repair, or adjust or replace components to ensure proper operation. Check P trap. Prime as needed to ensure proper operation. Check fan belt tension. Check for belt wear and proper alignment. Replace if necessary to ensure proper operation. Check for proper operation of cooling or heating coil. Clean, restore or replace as required.
Annually
Check control box for dirt, debris and or loose terminations. Clean and tighten as needed. Check fan blades. Clean, repair or replace as needed to ensure proper operation. Check refrigerant system pressures or temperatures. If outside of recommended levels, find cause, repair and adjust refrigerant to achieve optimal operating levels. Check for fouling, corrosion or degradation. Clean or repair as needed. Check drive alignment, wear, seating and operation. Repair and replace as needed. Check integrity of all panels on equipment. Replace fasteners as as needed to ensure proper integrity and fit finish of equipment. Lubricate field serviceable bearings. Check drain pan, drain line and coil for biological growth. Clean as needed. Check coil fins. Restore if possible. Replace coil if necessary. Inspect for evidence of moisture carryover beyond the drain pan from cooling coil. Make corrections or repairs as necessary. Check for damper operation. Repair, replace or adjust as needed. Visually inspect areas of moisture accumulation for biological growth. If present, clean or disinfect as needed. Check condensate pump. Clean or replace.
Quarterly Check cleanliness of the fan. Clean as required. Check switch operation. Repair as required. Check fan belt tension. Check for belt wear and alignment. Replace if necessary to ensure proper operation. Check drive alignment, wear, bearing and coupling seating and operation. Repair and replace as needed. Check fan blades. Clean, repair or replace as needed to ensure proper operation. If field serviceable lubricate bearings. Measure motor amperage using a C clamp amprobe. Increased current flow may indicate that bearings are seizing. If the exhaust fan is automatically controlled check thermostat operation. If the exhaust fan is interlocked with the operation of other fan systems check sequence of control.
Furnace Maintenance
This information is offered to suggest procedures for furnace maintenance.
Monthly
Check air filter and housing integrity. Correct as needed. Check for particulate accumulation on filters. Clean or replace if accumulation results in pressure drop or airflow outside of established operating limits. Visually inspect fuel filter. Clean, repair or replace as needed to ensure proper operation.
Semi-annually
Check fuel pump for proper operation. Repair or replace as needed. Check control system and devices for evidence of improper operation. Repair, adjust or replace components to ensure proper operation. Check fan belt tension. Check for belt wear and proper alignment. Replace if necessary.
Annually
Check control box for dirt, debris and or loose terminations. Clean and tighten as needed. Check fan blades. Clean, repair or replace to ensure proper operation. Check drive alignment, wear, seating and operation. Repair and replace as needed.
Check integrity of all panels on equipment. Replace fasteners as needed to ensure proper integrity and fit and finish of equipment. Lubricate field serviceable bearings. Check for proper damper operation. Repair, replace or adjust as needed. Check combustion chamber, burner and flue for deterioration, moisture problems, condensation and combustion products. Clean, test and adjust combustion process for proper operation. Check heat exchanger. Clean as necessary to remove scale and sediment. Check for leaks.
Pump Maintenance
These suggested pump maintenance procedures apply to both hot water circulating pumps as well as chilled water circulating pumps. Quarterly Visually inspect pump. Clean pump strainer. Semi-annually Check pump control system and devices for evidence of improper operation. Repair, adjust or replace components to ensure proper operation. Check variable frequency dive for proper operation. Correct as needed. Visually inspect pumps and associated electrical components. Repair or replace as needed to ensure proper operation.
Annual hot water circulating pumps maintenance Check control box for dirt, debris and o loose terminations. Clean and tighten as needed. Check motor contactor for pitting or other signs of damage. Repair or replace as needed. Check drive alignment, wear, bearing and coupling seating and operation. Repair and replace as needed. Check for proper flow. Clean, adjust and repair as needed. Lubricate field serviceable bearings
Suggested water system maintenance procedures Perform chemical testing of system water. Treat as required. Check chemical injector device. Clean as needed. Visually inspect pumps and associated electrical components. Repair or replace as needed to ensure proper operation. Check for evidence of buildup or fouling on heat exchange surfaces. Clean as needed to ensure proper operation. Check for proper flow. Clean, adjust and repair as needed. Check strainers. Clean as needed. Visually inspect external piping insulation and vapor barrier for integrity. Correct as needed. Check freeze stats, relief valves, flow and float switches, low water cutoffs and other safety devices for proper operation and repair or replace as required.
Emergency Generator maintenance: Check crankcase oil and filter. W Check governor. W Check spark plugs. W Lubricate. W Check air cleaner and breather. W Check auto start up. W Check and note operating conditions no load. W Half hour duration. Check and note operating conditions load M One hour duration. Check fan belt. W Check radiator cooling level. W Check and clean radiator intake screen. W Check battery cables and connections. W Check battery acid level. W Check gas piping, manifold and flexible W connectors. Check diesel fuel feed system. W Electric Motors Facility HVAC maintenance: Record amperage and voltage. M Check terminals for corrosion or loose leads. M Inspect commutator and clean if necessary. M Inspect brushes for wear and replace if M necessary. Blow out motor windings with compressed air. M Have motor windings megger tested to check AM for insulation breakdown. Expansion Tanks maintenance: Check tank and system for leaks. D Check expansion tank gauge level. D Check makeup system operation. D Check tank for corrosion. D Clean gauge glass. D Grease Interceptors maintenance:
Inspect depth of grease. W Add chemicals to break down grease. AM Incinerator maintenance: Lubricate motors. AM Check combustion chamber lining. M Clean out settling chamber. WN Plumbing maintenance: Check that fixtures and trim are mounted W securely. Check flush valve adjustment. W Ensure floor drain traps are water filled. W Check washers, O rings and stem packing for W leaks. Clean traps and strainers. WN