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Guide 188
Maintaining the efficient operation of
heating and hot water systems:
A guide for managers
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ENERGY EFFICIENCY A GUIDE FOR MANAGERS
MANAGING MAINTENANCE
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developing their maintenance budget. and controls. maintenance procedures are complex.
ENERGY EFFICIENCY A GUIDE FOR MANAGERS
THE MAINTENANCE CONTRACT
Reporting faults
It is important to establish the procedure for
reporting faults so that maintenance staff,
whether in-house or an external contractor, are
able to respond quickly and effectively. You
should maintain a list of contact names and
numbers of contractors and manufacturers for
use in the event of a fault or equipment failure.
All personnel involved should be aware of the
correct procedure for recording both routine
maintenance and faults into the maintenance logs.
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when inviting tenders or briefing the contractor.
ENERGY EFFICIENCY A GUIDE FOR MANAGERS
CHECKLIST
Maintenance Checklist
Boilers
Check oil burners Quarterly
Radiators
Vent air Quarterly
Convectors
Clean filters Two-monthly
Hot Water
Service appliances Annually
Pipework
Check for leaks Annually
Pumps
Lubricate pump bearings Quarterly
Controls
Check control settings Quarterly
If annual checks are carried out before the start of the heating season, maximum benefit will be realised.
The spanners indicate the level of expertise required for each task:
Can be done by building staff with limited training. Requires trained building staff or contractor. Specialist contractor essential.
This table lists major items you need to check. For a more comprehensive treatment you should consult the HVCA document: Standard Maintenance
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Specifications for Mechanical Services in Buildings.
ENERGY EFFICIENCY A GUIDE FOR MANAGERS
KEY AREAS FOR MAINTENANCE
Controls
Key areas for maintenance
Keep a record of the optimum control
settings in your user manual and on the
Boilers wall in the boiler house.
Pipework
Every year visually inspect the condition of
all pipework, valves and pumps in your
building. Any signs of corrosion, leaks and
damage should be rectified. Wet insulation
material loses its insulating properties.
Make sure all redundant pipework is isolated.
Check that hot water storage cylinders and
associated pipework are well insulated -
money spent on insulation usually pays for
itself in under two years. Carry out regular
checks for damage to pipe and tank
insulation, particularly in plant rooms
Radiators
and external to the building. Insulation
should always be replaced after any If you have a weather compensator, check
Ensure that radiator valves are not maintenance work. that the radiators feel cooler in milder
damaged, particularly thermostatic radiator weather. If they do not, the compensator
valves. may need adjustment or servicing.
Pumps
If pumps become noisy due to air becoming
If a radiator does not warm up once the
trapped, even when vented regularly, the
heating is on, release any air from vent Correctly programming optimisers,
problem should be referred to a qualified
points to ensure that hot water circulates compensators, boiler sequence and zone
engineer.
freely. If this is a persistent problem, there controls, is vital to efficient operation of
may be a fault in the heating system Lubricate pump bearings and ensure that heating systems and should be undertaken
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requiring the attention of an engineer. any pulley belts are correctly tightened. by qualified personnel.
ENERGY EFFICIENCY A GUIDE FOR MANAGERS
OTHER ISSUES AND FURTHER INFORMATION
and full instruction in the correct operation removing excess paint which is preventing
Other issues and further and maintenance of the equipment and its closure
information control settings.
ensuring that draughtstripping has been
The commissioning procedure should be fitted where necessary and checking that it
Commissioning new equipment verified or repeated after a settling down is still providing a good seal.
Ease of maintenance and access to spares are period. The commissioning engineer should
key issues to consider when choosing new supply certificates which give details of the Frost protection
plant. When new equipment is installed there controls settings and the performance achieved. The controls should bring the heating on in very
is a one off opportunity to ensure that it is set up These should be referred to when maintenance cold weather to prevent frost and condensation
properly in accordance with design specifications is subsequently carried out on equipment. damage to the building, its contents and the
and manufacturers instructions. This procedure heating system itself. Maintenance schedules
should include: should include a check that the frost protection
Building fabric
system operates correctly without causing
precommissioning inspection and setup The condition of the building fabric can have a
excessively high energy use.
significant effect on the performance of your
performance tests
heating system. A general maintenance
electrical and mechanical safety checks programme should include:
Maintenance and safety
compliance with statutory requirements making sure that doors and windows are in
Maintenance is closely linked to the
good working order
ensuring that equipment can be maintained health and safety policy of a site and
correctly. repairing faulty catches and automatic managers need to be aware of their
door closers statutory responsibilities. CIBSE TM17
Handover should include operations and
sets out a list of major statutes covering
maintenance manuals, commissioning records rehanging or replacing distorted frames
maintenance operations. All businesses,
whether employers or self-employed
persons, who undertake gas work on fittings
Further information supplied by natural gas or Liquefied
Building Services Maintenance Management, Technical Memorandum 17 (1994), Chartered Petroleum Gas must be registered with
Institution of Building Services Engineers, tel: 0181 675 5211 The Council for Registered Gas Installers
(CORGI) by law. To find a local registered
Standard Maintenance Specification For Mechanical Services In Buildings (1990), Heating installer, or to check if a business is
and Ventilating Contractors Association, tel: 0171 229 2488 registered, contact CORGI. All work carried
Volume I - Heating and pipework Systems out on or near electrical equipment must be
carried out by a qualified electrician; contact
Volume II - Ventilating and Air Conditioning
the Electrical Contractors Association
Volume III - Controls including Building Energy Management systems (ECA). The HVCA can provide a list of
Decisions In Maintenance, Technical Note TN 14/92, Building Services Research and companies that specialise in maintaining
Information Association, tel: 01344 25071 building services. Telephone numbers for
these organisations are as follows:
Maintenance and Renewal in Education Buildings Building Bulletins 70 and 76, Department
for Education and Employment. D f EE publications are available from HMSO Publications CORGI 01256 707060
Centre, tel: 0171 873 0011 ECA 0171 229 1266
HVCA 0171 229 2488
DOE Best Practice publications:
Good Practice Guides:
16 Guide for installers of condensing
boilers in commercial buildings. Training
Maintenance staff play a key role in
46 Energy efficiency in offices. Heating
running these valuable assets called
and hot water systems in offices.
buildings and should therefore be trained
137 Energy efficiency in sports and recreation correctly, particularly in terms of safety
buildings: effective plant maintenance. and dealing with emergencies. The
Institute of Maintenance and Building
143 Upgrading controls in domestic wet
Management (IMBM) organises training
central heating systems - a guide for
courses, and maintenance NVQs at level
installers.
3 and 4 are available at selected centres
145 Maintaining the efficient operation of throughout the UK. For further details
heating and hot water systems in schools. contact the IMBM on 01252 710994.
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For further copies of this or other Best Practice programme publications please contact BRECSU and ETSU.
For buildings-related projects: Enquiries Bureau, BRECSU, Building Research Establishment, Garston, Watford, WD2 7JR. Tel 01923 664258. Fax 01923 664787. E-mail brecsuenq@bre.co.uk
For industrial projects: Energy Efficiency Enquiries Bureau, ETSU, Harwell, Oxfordshire OX11 0RA. Tel 01235 436747. Telex 83135. Fax 01235 433066. Crown copyright March 1996