How to run a healthy HVAC: a $1.40 oiler and $9 worth of coil cleaner can save apartment owners hundreds of dollars in HVAC repair.When properly maintained. HVAC (Heating Ventilation Air Conditioning) In the home or small office with a handful of computers, HVAC is more for human comfort than the machines. In large datacenters, a humidity-free room with a steady, cool temperature is essential for the trouble-free equipment should elicit limited service requests from residents. But, when not properly cared for, it can cost an apartment management company an excess of time, money and residents. No one wants to wake up in the morning and discover that they have lost their heat or air conditioning air conditioning, mechanical process for controlling the humidity, temperature, cleanliness, and circulation of air in buildings and rooms. Indoor air is conditioned and regulated to maintain the temperature-humidity ratio that is most comfortable and healthful. , so it is imperative to take the required measures to keep HVAC equipment working properly with minimal interruption. Following are some tips and reminders to ensure that HVAC equipment lasts as long as possible and works as efficiently as possible. 5 Tips for Electric Systems (1) Keep It Level. When it comes to electric refrigerant re·frig·er·ant adj. 1. Cooling or freezing; refrigerating. 2. Reducing fever. n. 1. A substance, such as air, ammonia, water, or carbon dioxide, used to provide cooling either as the working substance of systems--including heat pumps and condenser condenser Device for reducing a gas or vapour to a liquid. Condensers are used in power plants to condense exhaust steam from turbines and in refrigeration plants to condense refrigerant vapours, such as ammonia and Freons. units--keep outdoor equipment level. Gus McLaughlin, a Technical Advisor with York International, said that when a unit is not level, it affects the balance of the fan and the flow of oil through the compressor compressor, machine that decreases the volume of air or other gas by the application of pressure. Compressor types range from the simple hand pump and the piston-equipped compressor used to inflate tires to machines that use a rotating, bladed element to achieve . This can greatly reduce the life of both the fan motor and the compressor. When turning an apartment, make it a habit to put a level on the outdoor unit to check that it is level on all four corners. The weight of HVAC equipment can sometimes make it settle more on one side than the other and subsequently cause it to become uneven. (2) Cover the Lines. Landscapers have the tendency to tear the insulation off lines going from the outdoor unit to the indoor unit. so take time twice a year to inspect these lines and replace the insulation as needed as needed prn. See prn order. . Apartment owners and managers may purchase the insulation in whatever diameter is needed for lines, typically in 6-foot lengths. Unfortunately. weed-eaters have a tendency to damage the insulation and commonly will cut through the insulation as the landscaper services areas nearby the outdoor units. Line and control voltage wiring to the outdoor units also are subject to this same abuse and should be checked at the same time. (3) Oil the Motor. Preventive parts are far less expensive than replacement parts. A typical oiler costs about $1.40 and will oil all motors on a 200-unit property. For fan motors with external oil ports, oil the motors twice each year. Failure to oil the motors can result in motor replacement costs of $50 to $125 per unit. For equipment that is more than 15 years old. inspect condenser and evaporator evaporator Industrial apparatus for converting liquid into gas or vapour. The single-effect evaporator consists of a container or surface and a heating unit; the multiple-effect evaporator uses the vapour produced in one unit to heat a succeeding unit. motors to see if they are sealed or if they have external oil ports. Be sure the maintenance team brings a major when conducting the inspection because the oil port might be on the back or bottom of the motor (4) Clean the Coils. Coil cleaner can be purchased for about $9 a gallon and is a cheap preventive component. Outdoor condensing con·dense v. con·densed, con·dens·ing, con·dens·es v.tr. 1. To reduce the volume or compass of. 2. To make more concise; abridge or shorten. 3. Physics a. coils should be cleaned at least once per year If accessible. evaporator coils (indoor) should be cleaned at least once each year. Care should be exercised in the selection of the coil cleaner, as some cleaners will cause problems with the aluminum or copper portions of the heat exchangers, and all coil cleaning instructions need to be observed. Take a moment to comb the coil fins during the coil cleaning. Be sure to keep a log on each apartment of when the coils were cleaned to ensure 100 percent coverage each year. Keep coils shaped properly. Outdoor and indoor units have thin aluminum fins on the coils. These are easily bent and will need to be reshaped Have a fin comb available to reshape the coil fins. This will allow air to flow freely over the coils. (5) Stamp Out Dust. Air filters range in price from about 70 cents for a 30-day filter to $7 for a 90-day synthetic filter. Most apartment communities use the less expensive fiberglass filters and change them on a quarterly basis. Using good filtration, besides reducing dust circulation in the apartment, minimizes dirt buildup build·up also build-up n. 1. The act or process of amassing or increasing: a military buildup; a buildup of tension during the strike. 2. on the components and preserves energy efficiencies. and thereby reduces labor hours spent on cleaning coils. Keep thermostats dust free. Take the time to remove the covers from thermostats and gently blow the dust out using compressed air compressed air, air whose volume has been decreased by the application of pressure. Air is compressed by various devices, including the simple hand pump and the reciprocating, rotary, centrifugal, and axial-flow compressors. . This is something that can be done while turning an apartment. Dust can build up on the thermostat thermostat, automatic device that regulates temperature in an enclosed area by controlling heating or refrigerating systems. It is commonly connected to one of these systems, turning it on or off in order to maintain a predetermined temperature. and interfere with its operation. Obviously, all of these parts are relatively inexpensive and take little time to change, install or use. Failing to keep air filters changed, motors oiled and coils cleaned can substantially shorten equipment life. The cost of a compressor varies depending on size and manufacturer, but they typically range from $200 to $400. Add to this the cost of labor to change a compressor, the cost of refrigerant, filter dryers, connections and other parts associated with changing a compressor and it can become a $400 to $600 repair. These costs can be prevented by keeping motors lubricated lu·bri·cate v. lu·bri·cat·ed, lu·bri·cat·ing, lu·bri·cates v.tr. 1. To apply a lubricant to. 2. To make slippery or smooth. v.intr. To act as a lubricant. and airflow running freely through the system. The Three-Stage Heat Check Stage 1. Before heating season, check all stages of heat on a heat pump. Turn the unit to heat and run the thermostat up until the first stage is energized. If the outdoor unit comes on and is producing heat per the manufacturer's guidance, it is heating the apartment. Stage 2. Next, run the thermostat as high as it will go. If the auxiliary light comes on and the outdoor unit is still running, this implies that the indoor unit and outdoor unit are working together to produce the requested amount of heat. To confirm that the equipment is performing to its proper capacity, check the amp draw of the electric auxiliary heater. Stage 3. Lower the thermostat to approximately 72 degrees and wait for the outdoor unit to shut off. Turn the thermostat to the "emergency" position to see if the indoor unit runs and verify that the electric emergency heat is energized. If all three work properly then the system is doing its job. Know The New Regulations Major regulatory changes regarding air-conditioning and heat pump systems were recently enacted. As of Jan. 23, 2006, manufacturers will no longer be allowed to produce new equipment with a seasonal energy efficiency ratio The efficiency of air conditioners are often rated by theSeasonal Energy Efficiency Ratio (SEER). The higher the SEER rating of a unit, the more energy efficient it is. The SEER rating is the Btu of cooling output during a typical cooling-season divided by the total electric energy (SEER) rating below 13. Apartment owners will still be able to purchase replacement parts but will not be able to purchase new equipment that is below SEER 13 after existing inventories are depleted de·plete tr.v. de·plet·ed, de·plet·ing, de·pletes To decrease the fullness of; use up or empty out. [Latin d . Existing indoor units may or may not be compatible with new, more efficient outdoor units. By staying with the same manufacturer (Trane to Trane, Carrier to Carrier, etc.) apartment owners might be able to provide for compatibility by changing out the orifice orifice /or·i·fice/ (or´i-fis) 1. the entrance or outlet of any body cavity. 2. any opening or meatus.orific´ial aortic orifice or metering device. Check with a local manufacturer technical representative before purchasing a new indoor unit. As of 2010, apartment owners will no longer be able to purchase new equipment that contains R-22. However, R-22 will continue to be produced until 2020 for servicing existing equipment. The refrigerant replacing R-22 in current applications is R-410A. The R-22 gauges, recovery tanks and recovery machines currently in use will not work with R-410A. Keep the SEER 10, R-22 systems running as long as possible, and when it is finally necessary to replace equipment, replace it with SEER 13 systems that use R-410A. If an owner purchases new SEER 13, R-22 equipment now, it will be obsolete in four years. These regulatory changes make preventive maintenance The routine checking of hardware that is performed by a field engineer on a regularly scheduled basis. See remedial maintenance. preventive maintenance - (PM) To bring down a machine for inspection or test purposes. See provocative maintenance, scratch monkey. programs more valuable then ever, so make sure to keep equipment in the best possible condition. Gas Unit Inspection Guidelines Forced air systems, or gas units, use the same type of air handler
An air handler, or air handling unit and often abbreviated to AHU as the previously mentioned electric systems, so follow the same procedures for the fan motor, air filter and coil. Inspect the Heat Exchanger. Before the heating season begins, inspect the heat exchanger in a natural gas furnace Gas furnace An enclosure in which a gaseous fuel is burned. Domestic heating systems may have gas furnaces. Some industrial power plants are fired with gases that remain as a by-product of other plant processes. . If there are any cracks, the maintenance staff will need either to replace the entire furnace or only the heat exchanger. A cracked heat exchanger can allow combustion gas to enter the occupied space. A high level of carbon monoxide carbon monoxide, chemical compound, CO, a colorless, odorless, tasteless, extremely poisonous gas that is less dense than air under ordinary conditions. It is very slightly soluble in water and burns in air with a characteristic blue flame, producing carbon dioxide; is fatal for the occupants of an apartment. Have an inspection mirror and flashlight available when performing the inspections to ensure that every seam and corner in the heat exchanger can be seen. Inspect the Pilot Light. On a standing pilot furnace, make sure that the pilot light is lit and that the flame is a smooth blue. The flame should envelop en·vel·op tr.v. en·vel·oped, en·vel·op·ing, en·vel·ops 1. To enclose or encase completely with or as if with a covering: "Accompanying the darkness, a stillness envelops the city" the thermocouple by about 1/4 of an inch. If the flame is orange and has a "lifting" effect to it, adjust the pilot light to achieve a smooth blue flame. Be sure to check that airflow paths are not constricted con·strict v. con·strict·ed, con·strict·ing, con·stricts v.tr. 1. To make smaller or narrower by binding or squeezing. 2. To squeeze or compress. 3. . Paint louvers in doors closed and move drapes drape v. draped, drap·ing, drapes v.tr. 1. To cover, dress, or hang with or as if with cloth in loose folds: draped the coffin with a flag; a robe that draped her figure. and furniture out of the way to ensure that adequate combustion air enters the furnace. Hydronic hy·dron·ic adj. Of or relating to a heating or cooling system that transfers heat by circulating a fluid through a closed system of pipes. [hydr(o)- + -onic (as in electronic).] Systems: Clean Bleed Valves and Fins Check the Bleed Valves. If the apartment community has a hydronic system, inspect all of the bleed valves in the system. A bleed valve that is stuck allows air to be trapped in the system and residents won't get the heat they are requesting at the thermostat. If there is rust or calcium buildup around a bleed valve, replace that valve. Keep the Fins Clean. Make sure that the fins are clean and that the airflow path is not obstructed ob·struct tr.v. ob·struct·ed, ob·struct·ing, ob·structs 1. To block or fill (a passage) with obstacles or an obstacle. See Synonyms at block. 2. . Simply pull off the cover and remove any buildup of dust, pet hair or trash around the fins. Fuel Oil Systems: Avoid Sludge In the North and Northeast parts of the country, it is more common to find systems that burn fuel oil. If an apartment community has a fuel oil system, inspect the fuel injectors to make sure that they aren't clogged. Fuel oil can have a sludge buildup and this will prevent the fuel oil from flowing freely to the burners. Keep Air Conditioners Out of the Cold During the winter, most apartments do not use any type of air conditioning. Older communities that don't have central air conditioning probably have window units. Consider purchasing covers for the window units. This will protect them from the snow and ice during the winter and help seal off the cold that can come into an apartment around the window unit. This will keep apartment owners from needing to remove them during the winter months before putting them back in the spring. HVAC Maintenance at a Glance Regardless of the type of HVAC system used, preventive maintenance is the best way to keep equipment in peak condition. Electric Refrigerant Systems * Keep outdoor equipment level * Inspect lines and replace insulation * Oil motors twice a year * Clean and shape evaporator coils * Replace air filters and keep thermostats dust free * Check all stages of heat flow Gas Units (Forced Air) * Check the heat exchanger before the heating season for cracks * Inspect the pilot light flame Hydronic Systems (Water) * Check bleed valves for blockage blockage of intestine, urethra, etc. See obstruction under anatomical location, e.g. intestinal, urethral. blockage Wax, see there and buildup * Ensure air flow around fins Fuel Oil Systems * Inspect injectors for clogs and sludge buildup Window Air Conditioners * Purchase covers to protect units from snow and ice Bill Nye For the journalist, see Edgar Wilson Nye. For the actor, see Bill Nighy. For the actor sometimes credited as Bill Nye, see G. Raymond Nye. William Sanford Nye (born November 27, 1955), also known as "Bill Nye the Science Guy , Ph.D., is a former Technical Representative for York International and a former Apartment Maintenance Supervisor and Property Manager. He can be contacted at 678/579-0973 or through his Web site, www.BillNyeTraining.com. |
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