Getting The Best Commercial HVAC Preventative Maintenance Contract For Your Facility
Trying to get the best and correct PM for your facility can be a tricky task. There are a lot of companies and customers that would define a PM very differently from one another. This post is to give you a good baseline on what to look for in a PM and some questions that may help you in determining the best fit for each facility’s needs.
Commercial HVAC Preventative Maintenance Checklist
Here’s a general task list to use as a reference when comparing Commercial HVAC PMs. What does the contract you’re considering include? It is an important thing to remember when gathering proposals on your PMs. Your plan should be tailored according to your facility’s needs.
Depending on the equipment’s age, condition, location, usage, size, will determine the amount of tasks required. A water-cooled system with a chiller and cooling tower would require different tasking and maintenance than a DX package unit or split systems. It will also differ with the environment. For instance, a clean data center environment might require reduced filter changes than a unit that sits in a dirty industrial warehouse environment.
Below is a list of some general tasks that should be completed during a PM but can differ from equipment to equipment or facility to facility:
RTU’s/Split Systems/DX Systems
Annual Inspection Checklist
- Replace filters
- Replace belts
- Clean condenser coils
- Check refrigerant charge
- Clear drain lines and pans
- Add drain tablets to condensate pans
- Check electrical connections
- Check operation of fan and blower motor
- Lubricate motors, bearings and other moving parts
- Check for adequate airflow
Operational Inspection Checklist
- Replace filters
- Check condition of belts and pulleys
- Clear drain lines and pans
- Check electrical connections
- Check operation of fan and blower motor
- Lubricate motors, bearings and other moving parts
- Inspect heat exchanger
Chiller Maintenance Includes:
Annual Chiller Inspection Checklist
- Pressurize machine and leak check as required
- Check electrical connections
- Replace oil filters
- Change chiller oil
- Clean and brush condenser tubes
- Record chilled water supply and return temperatures and pressures
- Check refrigerant temperature
Operational Chiller Inspection Checklist
- Check electrical connections
- Check refrigerant charge
- Take oil samples – during inspection before annual inspection
- Record chilled water supply and return temperatures
- Record chilled water supply and return pressure
- Check refrigerant temperature
- Record condenser water supply and return temperatures and pressures
Additional Services:
Eddy Current analysis is performed on the chiller tubes during the annual inspection, this is typically recommended every three (3) years by manufacturer. This will let you know the conditions of your tubes.
Vibration Analysis can be performed any time and will help determine if the internal bearings are worn causing the slightest vibration.
