Air Conditioning How to keep it working. Bill Desrosiers, HSB

Transcription

1 Air Conditioning How to keep it working Bill Desrosiers, HSB

2 Basic Maintenance Why Do We Care? Proper maintenance reduces overall costs

3 Basic Maintenance Why Do We Care? 1. Proper maintenance reduces overall costs 2. Maintenance is far too often delayed or cut completely for budgetary reasons

4 Basic Maintenance Why Do We Care? Proper maintenance reduces overall costs Maintenance is far too often delayed or cut completely for budgetary reasons Penny wise and pound foolish

5 Basic Maintenance Why Do We Care? Proper maintenance reduces overall costs Maintenance is far too often delayed or cut completely for budgetary reasons Penny wise and pound foolish Usual result a higher percentage of unscheduled outages, service complaints, and costly equipment failures

6 Air Conditioning How To Keep It Working Basic Maintenance Practices Your Own Specific Plan

7 Air Conditioning How To Keep It Working Basic Maintenance Practices Your Own Specific Plan Clean, Cool, Dry, Tight, Smooth

8 Air Conditioning How To Keep It Working Basic Maintenance Practices Your Own Specific Plan Clean, Cool, Dry, Tight, Smooth Specific Typical Equipment

9 Air Conditioning How To Keep It Working Basic Maintenance Practices Your Own Specific Plan Clean, Cool, Dry, Tight, Smooth Specific Typical Equipment Typical Outside Contractor PM

10 Air Conditioning How To Keep It Working Basic Maintenance Practices Your Own Specific Plan Clean, Cool, Dry, Tight, Smooth Specific Typical Equipment Typical Outside Contractor PM Additional Information

11 How air conditioning works amboiler/air-conditioningmaintenance/video/ Maintenance Overview amboiler/air-conditioningmaintenance/video/

12 Your Own Specific Maintenance Plan No magic check off list

13 No magic check off list!! Begins with a formal plans: Maintenance Plan Pre-emergency Plan

14 Your Own Specific Maintenance Plan Should follow all OEM recommended guidelines Must be written down or computerized Must be easily referenced by operators and on-site maintenance personnel

15 Your Own Specific Maintenance Plan Proper basic preventive maintenance begins with proper housekeeping Equipment rooms are not store rooms Keep equipment rooms clean and neat

16 Your Own Specific Maintenance Plan Keep equipment rooms clean and neat!

17 Your Own Specific Maintenance Plan Keep the equipment rooms clean and neat

18 Maintenance Words To Live By Inspect air conditioning equipment for.. Clean Cool Dry Tight Smooth

19 Specific Typical Equipment PM Compressor and Drive Motor Inspect Monitor & log operating conditions Follow manufacturers maintenance guide Check for leaks, excessive heat, vibration

20 Specific Typical Equipment PM Vessels and Coils Monitor & log operating conditions Follow manufacturer s maintenance guide Inspect for corrosion, cracking, stress, excessive movement/vibration, leaks Examine foundations & supports for deterioration

21 Specific Typical Equipment PM Water Circulation Pump Regularly inspect packing glands & seals for excessive leakage Inspect foundations and supports Examine couplings and linkages for wear and alignment

22 Specific Typical Equipment PM Fans & Blowers Clean blades every three to six months Where applicable, lubricate shafts and bearings per OEM recommendations On belt driven fans, belt condition, alignment and tension should be inspected every six months

23 Specific Typical Equipment PM Air Circulation System Clean air filters regularly replace as needed Keep evaporator coils clean Inspect operations of dampers Inspect for system leaks: piping, drain pans and duct work monthly

24 Typical Outside Contractor Type Preventive Maintenance

25 Typical Outside Contractor PM Some equipment maintenance is not normally done by site maintenance staff

26 Typical Outside Contractor PM Some equipment maintenance is not normally done by site maintenance staff The total of all PM should meet OEM recommended minimums Should be a detailed written program for each system and piece of equipment

27 Typical Outside Contractor PM Review and trending of all operating conditions Testing and calibration of all system operating controls Testing and calibration of all equipment protective devices Vibration analysis & trending

28 Typical Outside Contractor PM Equipment dismantled inspections, repair, and overhaul Condenser water treatment program & freeze protection Motor insulation testing

29 Typical Outside Contractor PM What do you do if something goes wrong? Check your PEP Proper inspection & maintenance: daily, monthly, by years, or by hours of use

30 All Air Conditioning PM Bottom Line Use the Owner s Manual Follow the OEMs recommendations

31 Additional Sources of Information

32 AC Logs and Checklists

33 Additional Sources of Information American Society of Heating, Refrigeration and Air Conditioning Engineers (ASHRAE) ANSI/ASHRAE 15 (Safety Code for Mechanical Refrigeration) ASHRAE Handbooks and Guidelines Refrigeration Service Engineer s Society (RSES) Engineered Systems Magazine (free) Underwriters Laboratories Air Conditioning and Refrigeration Institute Heating, Piping and Air Conditioning Cooling Technology Institute Cooling tower performance standards and technical papers HSB Small Business Web Portal with Calculators Operations.aspx

34 Air Conditioning How to keep it working Bill Desrosiers, HSB