Anthony Barnes of SML guides a
cooling tower into place for Parkway Realty's Forum I property.
__________________
DID You KNOW?
Chillers are often the largest
single energy using components in large office buildings, and, as is the
case with most energy-using systems, energy is the largest component of the
life-cycle cost of the chiller. It is logical, then, as energy prices
increase, that building owners and facility managers are identifying
chillers as potential sources for significant energy savings through
improved operation and maintenance practices.
Regularly scheduled chiller
maintenance may seem like one of the most un-glamorous jobs in a facility.
Fortunately, many facilities and energy managers realize that chiller
maintenance, when done properly, is likely one of the most cost-effective
activities on the preventive maintenance (PM) schedule. Regular inspections
on auxiliary systems, like refrigerant filters, can help identify chiller
operating problems before they become problematic and catastrophic
The U.S.
Environmental Protection Agency (EPA) says that indoor air is often more
polluted (typically two to five times more and occasionally 100 times more)
than outdoor air. Most of the "respirable" dust and particles people breathe
into their lungs is approximately three microns or smaller-a fraction of the
size of a grain of sand.
Good
indoor air quality (IAQ) depends on a number of factors, including effective
filtration, which provides the primary defense for building occupants and
HVAC (Heating, Ventilating and Air Conditioning) equipment against
particular pollutants. Today's higher standards in filtration, coupled with
rigorous attention paid to filter selection, helps to produce cleaner, purer
air and reduce IAQ-related problems.
Want to refer a friend to
Mechanical Matters®? Click on
'Contact' and fill
out the form. In the comment table type "Mech. Matters". Also
don't forget to enter your friend's name!
__________________
Want to know what it takes to
heat and cool the home of the Memphis Grizzlies?
Fill out the
contact form and request an invitation by
typing "Invite Me"
in the comment box. Our next tour scheduled in November. Join us
for an interesting behind the scenes look at the FedExForum. Tour, Seminar
and Lunch provided...FREE! Limited seating, so please sign
up now!
__________________
"Watch out for S.M. Lawrence
Company" - Front Page cover story from July 21, 2006.
Click here for the
article.
Welcome to Mechanical Matters®, an 'E-ZINE'
publication brought to you from Jimmy Veteto, Solutions Provider,
S.M. Lawrence Company, Inc.
Please take a time to read this great article as it pertains to your
building's most important investment, your mechanical systems. We are building mechanical
solutions that matter every time by design.
"Leave the Mechanical Matters® to
us."
_________________________________________
> Spring Cleaning.
Are you ready?
April 2007
Volume 2, Issue 3
Major
Items to check on your Air Conditioning Systems this
Spring!
Recently
my wife and I completed our 'Spring Cleaning' at our home.
Dust and cob-webs in those hard to reach places that go
unnoticeable during the cold gloomy days of winter had
to go. A fresh coat of paint here and there,
window seals wiped clean, rugs beat, garage swept and
organized...you know the drill. At our house the
rule is that the golf clubs get put aside until all the
'Spring Cleaning Chores' are complete. This is
obviously my wife's rule...not mine
Spring
Cleaning at my house would not be complete until I have serviced my
air conditioning units. Some of you that
know me are laughing right now...yes, I know how to
service my own system. Before I was a 'Solutions
Provider', I turned wrenches. I am a former
licensed and trained service technician. Getting
my own hands dirty
serves as a great reminder of the importance of
'Preventative Maintenance'. During the months of
March and April, our
'Preventative Maintenance Services' are in overdrive.
The task is daunting, but without proper preventative
maintenance your system will not survive. Those
squelching summer temperatures are jut around the
corner, and my question to you is, "Are you ready?
Is your building ready?"
In this
edition I provide a very partial checklist you can use
for your systems 'Spring Cleaning'. I don't have
the space on this page to include all the tasks that
our guys use for preventative maintenance, nor do you
have the time to read them. Therefore, I will
address a few various types of systems and list the
most important items that need attention this spring.
But first, lets see what the U.S. Department of Energy
says about how proper preventative maintenance is
directly related to energy savings:
HVAC Maintenance Procedures
Savings %
>
Adjusting the operating sequence of operations
25-30%
>
Cleaning Coils
5-15%
>
Changing Dirty Air Filters
10-15%
>
Removing Scale from Condenser Coils
25-30%
>
Adjusting Air/Fuel Ratio of Burners
15%
>
Cleaning Burner Assembly
15%
>
Removing Soot from Fire Side of Burner
9%
>
Eliminating Belt Slippage and Pulley Alignment
15-20%
*Information provided by the U.S.
Department of Energy
Below I have broken down
some of the most commonly types of air conditioning
equipment into separate categories. Under each
category I listed the top 5 Air
Conditioning 'To-Dos' each spring. Detailed tasking may differ from say a commercial
office building to an hospital, and a hospital may
differ from the needs of a manufacturing plant.
However, this is a condensed list that applies to all
AC equipment no matter the business market you are in.
If you are currently doing these, then you are ahead of
the game. If not, then call me...my number is at
the bottom.
Filters:
Replace filters every spring. This is one of
the most basic and important maintenance no
matter what the season. I recommend
replacing the filters every 3 months at a
minimum. The 40% pleated filters work
best. Forget about the Wal-Mart, blue, cheapo
filter.
2
Coils:
Clean the Condenser Coils. The most labor intensive
maintenance task every spring. For more
info on condenser coil cleaning
click here. The methodology behind
what works the best when coil cleaning can be
debated. Stay away from acid based and
pressure washers. If using a pressure
washer be sure to use a machine where the pressure
can be regulated and the water volume can be
increased. Check the evaporator coil. If
the filters are changed regularly, then the
evaporator coils will not require cleaning.
If dirt does make it to the evap. coil, use a
light soap solution that flushes down the
condensate pan naturally. DON'T use
condenser coil cleaner on the indoor evap.
coil!
3
Belts:
Check or Replace Belts. If more than one
belt, make sure both are the correct matching
size. Adjust pulleys as needed. Never
force a belt onto the pulleys. Take the
time to loosen the pulley, slide on the belt
and tighten to scale. Always use a belt
tension tool.
4
Drain Pan:
Check or Clean the condensate pan. This little
item if overlooked can be misinterpreted for a
roof leak. I have seen clogged drain pans
and traps ruin an expensive computer system.
Algae drain tabs work, but use sparingly.
5
Compressor &
Motors: Check operation of
all condenser fan motors, evaporator motors and compressors. Record voltage and
amperage for each motor and compressor.
Then compare your readings with the nameplate.
If the weather is warm, go ahead and put your
refrigerant gauges on the compressors to check
the charge. This should be done by a
licensed service technician. The EPA and
law requires it.
Above: Large DX Rooftop Unit.
CHILLERS (Centrifugal) - Top 5 Items to check this
Spring:
1
Condenser Tubes:Inspect and
Clean the condenser tubes. If this task
should be scheduled before warm temperatures
arrive. At SML, we schedule this work to be
done in February and March. Don't over brush.
If water treatment program is handled with care,
then minimal cleaning is required.
2
Compressor: Check operation
and replace oil filter. Check oil levels and
replace or add as necessary. Do not overfill (check
O&M manual). Send oil sample to lab for analysis.
3
Log Sheets: Check and
record a log of all temperature readings,
fluid levels, pressure readings, and flow rates.
Most manufacturing operating manuals include log
sheets. Graphic control panels, standard equipment
on many chillers since 1999, eliminate the need to
manually record many of these statistics. These
panels provide user-friendly logs on one large,
active-matrix screen and enable operators to view
multiple related parameters simultaneously on a
single screen.
4
Purge Unit: The
purge unit dehydrator should also be changed
regularly, preferably every three months. Other
preventive maintenance procedures that pertain
to the purge unit include annual cleaning and
inspecting of valves and orifices as well as
draining and flushing oil and refrigerant from
the purge unit shell.
5
Refrigerant Charge Level: Check
for proper refrigerant charge and perform a
leak check.
Evaporator Motor:
Check proper voltage
and amperage for the evaporator motor and or
motors. Lubricate if required.
3
Belts & Pulleys: Check
or Replace Belts. If more than one belt, make
sure both are the correct matching size. Adjust
pulleys as needed. Refer to same belt
replacement instructions listed above for rooftop
units.
4
Drain Pan:
Blow out
condensate drain line with compressed air (DO NOT USE
FREON!) and inspect piping and slope to floor
drain.
5
Bearings:
Inspect shaft and
bearings for wear and tight fit. Tighten blower
and bearing set screws and lock collars. Insure
internal bearing lubrication feeder lines are
connected
and working. Please
see O&M manual, because some bearings
permanently lubricated.
CIRCULATING PUMPS --
Top 5 Items to check this Spring:
1
Motor:
Check overall operation of motor. Check and record the voltage
and compare with the nameplate. Check and record the amperage and
compare with the nameplate.
2
Alignment:
Use gauges to check for proper
alignment between pump and motor.
3
Valves:
Check all valves and strainers for proper operation. Clean
strainers as necessary.
4
Mounting:
Check all mounting bolts and brackets. Ensure the pump and
motor is secure to the base plate.
COOLING TOWERS - Top 5
Items to check this Spring:
1
Basin:
Thoroughly flush and clean the cooling tower basin. Remove any
debris that could clog the strainers and pumps. Inspect steel
basin for corrosion and holes. All sumps should be observed for
accumulation of debris, condition of screens and operation drain
valves.
2
Motor:
Check motor operation. Record voltage and amperage and compare with
the nameplate. Some motors require oil. Please see the
O&M manual for further information.
3
Belts
and Bearings: Check
or Replace Belts. If more than one belt, make sure both are
the correct matching size. Adjust pulleys as needed. Use power
band belts!
4
Water Treatment:
Discuss water treatment program with the current service provider.
5
Fill:
Inspect tower fill for any
breakage, deterioration or any misplaced or missing splash bars.
Look for damage to splash bar supports and fill supports.
Many of you who are
technically inclined or have experience with HVAC Preventative
Maintenance are screaming, "YOU FORGOT....". Yes, there is so much
more like checking proper superheat, sub-cooling, vibration analysis,
eddy current testing, contactor pitting...the list is long.
However, the purpose of this edition of Mechanical Matters® was to
discuss some of the more important items that your equipment needs
addressed every spring.
"I of course didn't show
all my cards at once". If you are interested in learning more
about your systems and a custom preventative maintenance program
designed for your facility, please give me a call. At SML, we
specialize in HVAC preventative maintenance every day. We are the
professionals.
"So this spring please
don't forget your HVAC equipment and as
always
remember to
leave the Mechanical Matters® to us!"
Thank you for
reading Mechanical Matters®! A publication brought to from Jimmy Veteto,
Solutions Provider. To sign up a friend, click on the
contact page
and fill out the form. In the comment box type "Mech Matters" and
the name/email addresses of your friends.
For HVAC or Plumbing Service, Call
901.861.0434 or Toll Free 800.627.0775
