Revamp Your Preventive Maintenance for 2009
✓ Inspect at least twice a year, and after any severe storm.
✓ Create a roofing file for each building; review warranty information.
✓ Clear roof drains of debris (roof warranties don't cover this).
✓ Walk the perimeter to examine sheet metal, copings, and previously repaired sections.
✓ Check roof-to-wall connections, and examine flashings (at curbs and penetrations, etc.) for wrinkles and tearing.
✓ For single-ply roofs, re-caulk the top of face-mounted termination bars (if needed).
✓ For bituminous roofs, check for splits in the stripping plies.
✓ Keep traffic off of the roof to avoid membrane damage.
✓ Plan a moisture survey every 5 years to detect wet insulation or leaks.
Information provided by Richard L. Fricklas, educator, author, and former technical director at the Roofing Industry Educational Institute (RIEI), and Mark Leeman, associate at Facility Engineering Associates
✓ Inspect at least twice a year, with seasonal start-up and run inspections.
✓ Seasonal PM of chillers and boilers is involved; industry practice is to have a qualified mechanical contractor provide services.
✓ For cooling towers, disassemble screens and access panels for inspection; inspect the tower fill, support structure, sump and spray nozzles, fill valve, gear box, drive coupling, fan blades, and motor bearings; clean starter and cabinet; inspect wiring; check motor starter contacts for wear and proper operation; megger test the motor and log readings; and check the condition of the sump heater and contactor, and log observations.
✓ Pumps usually require bearing lubrication at least annually. Inspect couplings and check for leaks. Investigate unusual noises.
✓ Air-handling unit maintenance should include cleaning or replacing air filters at least quarterly, based on condition.
Information provided by Bob Marvin, principal at Marvin & Associates Inc., and Walter M. D'Ascenzo, senior project manager at Facility Engineering Associates
✓ Inspect at least annually; investigate any leaks or unusual noises.
✓ Domestic water booster and circulation pump systems require bearing lubrication at least annually; inspect couplings and check for any leaks.
✓ Domestic water heaters and boilers should be fire-tested periodically, using flue-gas analysis to adjust the flue draft and combustion air input to optimize efficiency.
✓ Remote drinking water chillers need condenser fan motor bearings lubricated annually. Check all contacts for wear and pitting, and run system control tests. Pump down the system and remove the refrigerant according to manufacturer instructions. Drain and replace oil in the compressor oil reservoir, including filters, strainers, and traps.
✓ Sump and sewage ejection pumps are replaced on an as-needed basis, but should be checked for function. Exposed pumps should be lubricated annually.
Information provided by Walter M. D'Ascenzo, senior project manager at Facility Engineering Associates