MODEL GREEN PREVENTATIVE MAINTENANCE PLAN

Transcription

1 MODEL GREEN PREVENTATIVE MAINTENANCE PLAN Custmers rely n the expertise f HVACR cntractrs fr all their building system needs. Tday s high perfrmance buildings especially require the services f knwledgeable mechanical service cntractrs wh understand what it takes t keep mechanical systems perating as energy efficiently as pssible. When develping prpsals fr preventative maintenance services, there are numerus supplementary items, in additin t rutine maintenance tasks, that can, and shuld, be included t ensure peak perating efficiency and cmpliance with LEED O & M requirements. The fllwing assumptins and strategies shuld be taken int cnsideratin when prpsing green maintenance plans. ASSUMPTIONS - 1. Guidelines and practices in ASHRAE , Ventilatin fr Acceptable Indr Air Quality, are rutinely fllwed 2. Guidelines and practices in ASHRAE , Methd f Testing General Ventilatin Air-Cleaning Devices fr Remval Efficiency by Particle Size, are rutinely fllwed 3. Guidelines and practices in ASHRAE , Thermal Envirnmental Cnditins fr Human Occupancy, are rutinely fllwed 4. Oil dispsal is handled in accrdance with relevant envirnmental regulatins 5. Adhesives and sealants that are used have a VOC cntent less than the current VOC cntent limits f Suth Cast Air Quality Management District Rule #1168 r sealants used as fillers meet r exceed the requirements f the Bay Area Air Quality Management District Regulatin 8, Rule Paints and catings that are used have VOC emissins that d nt exceed the VOC and chemical cmpnent limits f Green Seal s Standard GS-11 requirements 7. Cleaning prducts (including cil and tube cleaners) meet the Green Seal GS-37 standard 8. Guidelines and practices fund in Industrial Ventilatin: A Manual f Recmmended Practice fr Design, 26 th editin, and Industrial Ventilatin: A Manual f Recmmended Practice fr Operatin and Maintenance published by American Cnference f Gvernmental Industrial Hygienists are rutinely fllwed 9. A phase-ut plan fr equipment which utilizes CFCs has been develped and leak rates are within acceptable limits 10. All lcal, state and federal cdes/mandates/regulatins are understd and cmplied with. 1

2 STRATEGIES These additinal strategies shuld be seriusly cnsidered when develping a Green Preventative Maintenance Prgram fr custmers. These recmmendatins are in additin t yur regularly perfrmed preventative maintenance tasks. These prcedures can prvide valuable infrmatin n system peratin and the results may lead t additinal measures which culd significantly enhance system perfrmance and efficiency. 1. Take apprpriate measures t prevent standing water in and arund equipment as well as air in-takes 2. Develp baselines f energy cnsumptin fr each piece f equipment t include such measurements as: a. Amp draws and vlts b. Delta-T temperature drps c. Cmbustin analysis d. Prgram settings/set-backs 3. Perfrm infra-red thermgraphic analysis t assess energy efficiency r fr use in predictive maintenance prgrams 4. Perfrm vibratin analysis fr use in predictive maintenance prgrams 5. Perfrm retr-cmmissining per MSCA s Enhancing Energy Efficiency fr High Perfrmance Buildings: A Retr-Cmmissining and Energy Audit Guide 6. Perfrm annual energy audit verify achieves energy star rating - per MSCA s Enhancing Energy Efficiency fr High Perfrmance Buildings: A Retr-Cmmissining and Energy Audit Guide 7. Install pwer factr crrectin device fr mtrs (1 hp r less) 8. Incrprate waste heat recvery and heat rejectin strategies where applicable 9. Increase frequency f filter changes, cndenser cil cleaning 10. Purge-units (where applicable) - check and lg run times 11. D a facility walk-thrugh t lk fr ccupancy changes r ccupant habits which cmprmise system efficiency and IAQ (i.e., blcked registers r vents, extra fans r heaters, pen windws, etc) 12. Incrprate trending n DDC systems fr earlier detectin f system deteriratin (add sensrs where necessary) 13. Add additinal cntrl t ther facility peratins t help cnserve resurces: Example: Instead f a simple timer n an irrigatin system, add a rain sensr s that irrigatin des nt run when it is raining ut r add a sil misture sensr t nly allw irrigatin when necessary. This same apprach can be dne with snw melt systems. Ensure systems nly run when necessary. 2

3 GREEN PREVENTATIVE MAINTENANCE PLAN T achieve r maintain LEED EB Operatin and Maintenance Certificatin Sustainable Sites SS Credit 6: Strmwater Quantity Cntrl (1 pint) Intent: Limit disruptin f natural water hydrlgy by reducing impervius cver, increasing n-site infiltratin, reducing r eliminating pllutin frm strmwater runff, and eliminating cntaminants Utilize strmwater run-ff fr landscaping irrigatin, tilet and urinal flushes and custdial uses SS Credit 8: Light Pllutin Reductin (1 pint) Intent: Eliminate light trespass frm the building and site, imprve night sky access and reduce develpment impact n ncturnal envirnments. Ensure lighting cntrl system adequately cntrlled after-hurs Time Clck Building Management System Water Efficiency WE Prereq 1: Minimum Indr Plumbing Fixture and Fitting Efficiency Intent: Reduce indr fixture and fitting water use within buildings t reduce the burdens n ptable water supply and wastewater systems. Meet unifrm plumbing cdes Establish baseline fr water usage WE Credit 1.1: Water Perfrmance Measurement (1 pint) Intent: Measure building and subsystem water perfrmance ver time t understand cnsumptin patterns and identify pprtunities fr additinal water savings. Permanently install water meters Mnthly reprts Meter gray r reclaimed water supply WE Credit 1.2 (1 r mre submeters) (1 pint) Install permanent meters Irrigatin Plumbing fixtures Cling twers Dmestic ht water Prcess water Meter calibratin Mnthly reprts 3

4 WE credit 2: Additinal Indr Plumbing Fixture and Fitting Efficiency (10% reductin (1 pint), 15% reductin (2 pints), 20% reductin (3 pints), 25% reductin (4 pints) r 30% reductin (5 pints)) Intent: Maximize indr plumbing fixture and fitting efficiency within buildings t reduce the use f ptable water and cnsequent burden n municipal water supply and wastewater systems. Change batteries n any electrnic sensrs Thermstats Flush valves Twel dispensers Faucets Water clsets Check and lg water meters Main water meter Cling twer water meter Biler water meter Prcess water meter Prvide quarterly reprt n spread sheet based n custmer s base line Suggest water cnservatin measures Prvide quarterly reprts n all metered data gathered and, fr each metered, a reprt card f its perfrmance WE credit 3: Water Efficient Landscaping (50% reductin (1 pint), 62.5% reductin (2 pints), 75% reductin (3 pints), 87.5% reductin (4 pints) r 100% reductin (5 pints)) Intent: Limit r eliminate the use f ptable water r ther natural surface r subsurface resurces available n r near the prject site fr landscape irrigatin Irrigatin water meter Calculate baseline fr irrigatin water use WE credit 4.1 and 4.2: Cling Twer Water Management Intent: Reduce ptable water cnsumptin fr cling twer equipment thrugh effective water management and/r use f nnptable makeup water. WE Credit 4.1: Chemical Management (1 pint) Develp chemical management plan t include: Install cnductivity meter Autmatic cntrls Training WE credit 4.2 Nnptable water surce use (1 pint) Utilize 50% nnptable water fr cling twer meter nnptable and ptable water feeds Develp water management strategy addressing chemical treatment and bleed-ff t ensure prper cncentratin levels in cling twer Develp bicide treatment prgram Quarterly reprts 4

5 Energy and Atmsphere EA Prereq 1 Energy Efficiency Best Management Practices Intent: Prmte cntinuity f infrmatin t ensure that energy-efficient perating strategies are maintained and prvide a fundatin fr training and system analysis Develp a building peratin plan (per MSCA s Enhancing Energy Efficiency Prgram: Utility Bill Analysis, Energy Audits and Retr- Cmmissining) Cnduct energy audit (ASHRAE Level 1) Implement preventative maintenance plan and schedule EA Prereq 2: Minimum Energy Efficiency Perfrmance Intent: Establish the minimum level f perating energy efficiency perfrmance fr the building and systems. Attain r maintain minimum Energy STAR f 69 r equivalent EA Prereq 3: Refrigerant Management:Ozne Prtectin Intent: Reduce stratspheric zne depletin Develp and/r implement phase-ut plan fr CFC equipment Recycle r prperly dispse f used refrigerants EA Credit 1: Optimize Energy Efficiency Perfrmance (1 t 18 pints) Intent: Achieve an increased level f perating energy efficiency perfrmance relative t typical buildings f similar type t reduce envirnmental impacts assciated with excessive energy use. Attain Energy Star f at least 71 (r equivalent) Enhanced metering Utilize MSCA s Enhancing Energy Efficiency Prgram: Utility Bill Analysis, Energy Audits and Retr-Cmmissining fr system cmmissining and energy audits Install time clcks Cntrls Lights Exhaust fans Lg and verify times and peratin EA Credit 2.1: Existing Building Cmmissining: Investigatin and Analysis (2 pints) Intent: Thrugh a systematic prcess, develp an understanding f the peratin f the building s majr energy-using systems, ptins fr ptimizing energy perfrmance and a plan t achieve energy savings. Develp building cmmissining plan per MSCA s Enhancing Energy Efficiency Prgram: Utility Bill Analysis, Energy Audits and Retr- Cmmissining 5

6 Cnfirm cmmissining Prvide quarterly reprts including trend lgs n: Temperature (x lcatins) ccupied and unccupied Humidity (x lcatins) CO 2 (x lcatins) Building static pressure Air changes per hur Prvide quarterly reprts n all metered data gathered and, fr each metered, a reprt card f its perfrmance Perfrm analysis f Energy Cnservatin Measures: Make recmmendatins t building wner ASHRAE Level 2 energy audit EA Credit 2.2: Existing Building Cmmissining: Implementatin (2 pints) Intent: Implement minr imprvements and identify planned capital prjects t ensure that the building s majr energy-using systems are repaired, perated and maintained effectively t ptimize energy perfrmance. Implement building cmmissining plan recmmendatins Prvide n-ging staff training Cst/Benefit analysis Update building peratin plan EA Credit 2.3: Existing Building Cmmissining: Onging Cmmissining (2 pints) Intent: Use cmmissining t address changes in facility ccupancy, usage, maintenance and repair. Make peridic adjustments and reviews f building perating systems and prcedures essential fr ptimal energy efficiency and service prvisin Cmplete 50% scpe f wrk as identified in first cmmissining cycle EA Credit 3.1 Perfrmance Measurement: Building Autmatin System (1 pint) Intent: Prvide infrmatin t supprt the nging accuntability and ptimizatin f building energy perfrmance and identify pprtunities fr additinal energy-saving investments Install and mnitr BAS system that includes heating, cling, ventilatin and lighting Maintain BAS system EA Credit 3.2: Perfrmance Measurement: System- level metering (40% metering (1 pint) r 80% metering (2 pints)) Intent: Prvide accurate energy-use infrmatin t supprt energy management and identify pprtunities fr additinal energy-saving imprvements. Lighting systems and cntrl Electric meters Prcess 6

7 Gas meters Prcess Water meters Prcess Irrigatin Biler Twer Ptable Chilled water systems efficiency at variable lads (kw/tn) r cling Lads (fr nn-chilled water systems) Cling lad Air and water ecnmizer and heat recvery cycle peratin Biler efficiencies Cnstant and variable mtr lads Variable Frequency Drive (VFD) peratin Air distributin, static pressure and ventilatin air vlumes Prvide quarterly reprts n all metered data gathered and, fr each metered, a reprt card f its perfrmance EA Credit 4: On-site and Off-site renewable energy (1 6 pints) Intent: Encurage and recgnize increasing levels f n-site and ff-site renewable energy t reduce envirnmental impacts assciated with fssil fuel energy use. Recmmend and implement alternative energy surces (slar, gethermal, wind, bimass, bigas, fuel cells) EA Credit 5: Refrigerant Management (1 Pint) Intent: Reduce zne depletin and supprt early cmpliance with the Mntreal Prtcl while minimizing direct cntributins t glbal warming. Implement refrigerant management prgram Maintain refrigerant lgbk Verify calibratin f existing refrigerant mnitring systems Keep lg f HCFC and cmmunicate plan f replacement EA Credit 6: Emissins Reductin Reprting (1 pint) Intent: Dcument the emissins reductin benefits f building efficiency measures Quantify amunts f emissin reductin due t enhanced energy efficiencies Track and recrd Reprt results 7

8 Materials and Resurces MR Credit 7: Slid Waste Management: Onging Cnsumables 50% waste diversin (1 pint) Intent: Facilitate the reductin f waste and txins generated frm the use f nging cnsumable prducts by building ccupants and building peratins that are hauled t and dispsed f in landfills r incineratin facilities Recgnize and adhere t established slid waste management plicy f custmer MR Credit 8: Slid Waste Management: Durable Gds (1 pint) Intent: Facilitate the reductin f waste and txins generated frm the use f durable gds by building ccupants and building peratins that are hauled t and dispsed f in landfills r incineratin facilities Verify that appliances (includes all mechanical equipment) mved ff-site fr dispsal are recycled Indr Envirnmental Quality EQ Prereq 1: Minimum IAQ Perfrmance Intent: Establish minimum indr air quality (IAQ) perfrmance t enhance indr air quality in buildings, thus cntributing t the health and well-being f the ccupants. Thrugh HVAC maintenance prgram, ensure cmpliance with ASHRAE 62.1 r prvide 10 cfm f utside air per persn Cnduct airflw mnitring t dcument utside air cfm Quarterly inspectins f building utside air and exhaust air systems EQ Prereq 2: Envirnmental Tbacc Smke (ETS) Cntrl Intent: Prevent r minimize expsure f building ccupants, indr surfaces and systems t Envirnmental Tbacc Smke (ETS). If smking rm exists: Verify negative pressure f space t verify LEED cmpliance Check exhaust fan t verify prper peratin Maintain and calibrate CO 2 sensrs EQ Prereq 3: Green Cleaning Plicy Intent: Reduce the expsure f building ccupants and maintenance persnnel t ptentially hazardus chemical, bilgical and particulate cntaminants, which adversely affect air quality, human health, building finishes, building systems and the envirnment. Recgnize and cmply with green cleaning plicy f the facility (includes safe handling and strage f prducts) 8

9 EQ Credit 1.1: IAQ Management Prgram (1 pint) Intent: Enhance indr air quality (IAQ) by ptimizing practices t prevent the develpment f indr air quality prblems in buildings, crrecting indr air quality prblems when they ccur and maintaining the well-being f the ccupants. Survey and evaluate building systems t identify ptential IAQ prblems Prvide quarterly reprts EQ Credit 1.2: Outdr Air Delivery Mnitring (1 pint) Intent: Prvide capacity fr ventilatin system mnitring t help sustain ccupants cmfrt and well-being Install permanent, cntinuus mnitring systems that prvide feedback n ventilatin system perfrmance t ensure that ventilatin system maintain minimum utdr air flw rates under all perating cnditins Maintain and calibrate CO 2 sensrs Measure the amunt f utdr air EQ Credit 1.3: Increased Ventilatin (1 pint) Intent: Prvide additinal utdr air ventilatin t imprve indr air quality fr ccupants cmfrt, well-being and prductivity Exceed requirements in ASHRAE by a minimum f 30% Verify and measure increased ventilatin Determine any adverse building cnditins r equipment peratin issues due t increased ventilatin and crrect EQ Credit 1.4: Reduce Particulates in Air Distributin (1 pint) Intent: Reduce expsure f building ccupants and maintenance persnnel t ptentially hazardus particulate cntaminants, which adversely affect air quality, human health, building finishes, building systems and the envirnment. Install MERV 13 (r greater) filters where applicable Check static pressure Establish and fllw a regular schedule fr maintenance and replacement f these filters EQ Credit 2.1: Occupant Cmfrt: Occupant Survey (1 pint) Intent: Prvide fr the assessment f building ccupants cmfrt as it relates t thermal cmfrt, acustics, indr air quality, lighting levels, building cleanliness and any ther cmfrt issues. Cnduct ccupant survey and address cncerns (30% ttal ccupants) Thermal cmfrt Acustics IAQ Lighting Building cleanliness Other 9

10 EQ Credit 2.3: Occupant Cmfrt: Thermal Cmfrt Mnitring (1 pint) Intent: Supprt the apprpriate peratins and maintenance f buildings and building systems s that they cntinue t meet target building perfrmance gals ver the lng term and prvide a cmfrtable thermal envirnment that supprts the prductivity and well-being f building ccupants. Cntinuus mnitring f temperature and humidity in ccupied spaces Install mnitring system as needed Peridic testing f air speed and radiant temperature in ccupied spaces Define and set alarms fr cnditins utside ASHRAE Prmptly make repairs and adjustments when alarms ccur Peridic calibratin f sensrs t maintain accuracy EQ Credit 3: Green Cleaning: Purchase f Sustainable Cleaning Prducts and Materials (1 pint) Intent: Reduce the envirnmental impacts f cleaning prducts, dispsable janitrial paper prducts and trash bags Cmply with sustainable purchasing plicy f green cleaning prducts Attempt t purchase general purpse cleaners that cmply with GS- 37 Envirnmental Chice CCD -110 fr cleaning and degreasing cmpunds Envirnmental Chice CCD -113 fr drain trap additives Verify negative pressure f cleaning chemicals strage space IO Credit 1: Innvatin in Operatins (1 4 pints) Intent: Prvide building peratins, maintenance and upgrade teams with the pprtunity t earn pints fr additinal envirnmental benefits achieved beynd thse already addressed by the LEED fr Existing Buildings: Operatins & Maintenance Rating System. Cntinually lk fr ways t enhance building sustainability and system peratin and prvide specific recmmendatins IO 2: LEED Accredited Prfessinal (1 pint) Intent: Supprt and encurage the peratins, maintenance, upgrade and prject team integratin required fr LEED fr Existing Buildings: O&M implementatin and t streamline the applicatin and certificatin prcess. LEED AP n staff IO Credit 3: Dcumenting Sustainable Building Csts Impacts (1 pint) Intent: Dcument sustainable building cst impacts Assist with cst saving tracking and dcumentatin fr innvative cmpliance strategies 10