Why Perform HVAC & R Preventive Maintenance?

Just because your HVAC & Refrigeration systems are out of site, does not mean it can be neglected. Getting your HVAC and Refrigeration equipment checked is just as important as changing the oil in your car every 3,000 miles! Heating, Air Conditioning and Refrigeration units are often “out-of-site,” “out-of-mind and completely ignored until performance has degraded to a point where the unit is no longer providing adequate heating or cooling.

Proper Operation Lowers Operating Cost – Extends Life

A preventive maintenance program is vital to ensuring your HVAC and Refrigeration equipment is operating properly. The maintenance should be performed quarterly for HVAC equipment and a minimum of twice a year on refrigeration equipment. This will allow the service technician to test the integral components of the unit, such as compressors, fan motors and refrigerant levels and verify they are in good operating condition. All PM’s should include changing the air filters with high efficiency pleated air filters. Keeping your equipment in proper running condition saves you approximately 20% on your HVAC and refrigeration units electrical operating cost. Regular maintenance also extends equipment life.

Poor Maintenance affects IAQ – Indoor Air Quality

Poor maintenance, such as failure to change filters or maintain fresh air economizers, blocks air flow and causes CO-2 {carbon dioxide} build up. Average environmental CO-2 levels are 300 – 400 ppm. ASHRAE {American Society of Heating, Refrigeration and Air Conditioning Engineers} recommends indoor levels be maintained below 700 ppm for occupant comfort and productivity. Sleepiness, lethargy and headaches are early symptoms of higher levels of CO-2.

The World Health Organization states that improperly maintained HVAC units cause 20 to 30% of the office population to suffer symptoms ranging from itchy eyes and throats, to short-term memory loss. Continual exposure to poor IAQ can cause permanent nervous and respiratory system damage.

Air conditioning and refrigeration systems always condense water on the evaporators. Mold, dust, and bacteria grow and accumulate if equipment is not maintained properly. Relative Humidity should be maintained between 30 and 60%. RH above 60% promotes indoor microbial growth. Without proper maintenance of the evaporator and drain pan, mold / slime will build up which can cause sinus and respiratory infections, asthma problems or in extreme cases mold spores that create airborne toxins that cause serious health problems like legionnaires disease.

Food Quality

Equipment that is not maintained builds up dirt and bacteria on the evaporator surfaces which then get circulated by the air into the conditioned space. An excess of bacteria and fungi in the air increases the risk of contaminating surfaces and product. The liability, costs and future business loss incurred in an out break of illness among customers or staff caused by poor indoor air quality can be staggering.

Carbon Monoxide Danger with Gas Heating Systems

Carbon monoxide {CO} is a common result of gas heating systems. Lower levels are a health concern and concentrations should be maintained as close to non-detectable as possible. High levels are an immediate threat to life. HVAC equipment that has cracked heat exchangers has the potential of allowing CO to enter occupied space and must be disabled and repaired or replaced.

Effect of CO exposure for healthy adults:

• 50 ppm {parts per million} Maximum allowable exposure for healthy adults in a 8 hour period
• 200 ppm Slight headache, fatigue, dizziness, nausea after 2-3 hours
• 400 ppm Frontal headaches within 1-2 hours life threatening after 3 hours
• 800 ppm Dizziness, nausea and convulsions within 45 minutes un- consciousness within 2 hours, death within 1 hour.
• 1,600 ppm Headache, dizziness and nausea within 20 minutes. Death within 1 hour
• 3,200 ppm Headache, dizziness and nausea within 5-10 minutes. Death within 25-30 minutes.
• 6,400 ppm Headache, dizziness and nausea within 1-2 minutes. Death within 10-15 minutes.
• 12,800 ppm Death within 1-3 minutes.

How Often should Equipment be Inspected?

• HVAC equipment – at least quarterly
• Refrigeration equipment – at least twice a year
• Boilers – Yearly Inspection required by State of Michigan in commercial and public facilities.

What a Typical PM consists of:

• Check system functions, safety controls, and adjust operating sequence.
• Inspect electrical components and tighten connections.
• Ensure proper airflow and change dirty air filters.
• Examine belts – replace once per year, adjust or align as required.
• Clean and lubricate motors or pumps as required
• Inspect, clean condensers and evaporators.
• Check refrigerant levels
• Check refrigeration equipment door gaskets
• Check/clean condensate traps & lines to prevent obstructions
• Clean burner assembly; remove soot from fireside of burner
• Clean, replace pad and check operation of humidifier if applicable
• Check, clean and adjust outside air economizers if applicable
• Inspect heat exchanger for cracks
• Check gas equipment firing sequence and for proper ignition

Boiler Inspections require checking:

• Combustion Air
• Burner condition
• Safety controls
• Combustion sequence
• Safety / relief valves
• Low water cut off
• Water make up
• Pump couplers
  
  These items and others are covered under our yearly CSD-1 inspections.  The inspection
  report must be kept on site near the boiler for the State of Michigan boiler inspector.