Specifications include, but are not limited to: 11. QUARTERLY MAINTENANCE A. Condensing Unit(s) 1. Inspect air conditioning system for refrigerant and oil leaks. 2. Clean outdoor coil if dirty. Comb fins. 3. Chemically clean condenser and evaporator coils once per year. 4. Measure and record compressor amperage draw. 5. Measure and record suction and discharge pressures. 6. Measure and record suction superheat temperature. 7. Measure and record outdoor fan motor amperage draw. 8. Adjust refrigerant charge as needed. Add oil per manufacturer’s recommendations. 9. Lubricate outdoor fan motor (if applicable). 10. Inspect outdoor fan blade for cracks, corrosion, and defects. Clean as necessary. 11. Inspect cabinet for organic matter, corrosion, and defects. Clean as necessary. 12. Inspect compressor overloads, overheat, high- and low-pressure safety devices. 13. Inspect and verify the operation of compressor crankcase heaters (if applicable). 14. Check all belts for wear, proper tension, and alignment (if applicable). Replace worn or defective belts in sets. 15. Check all sheaves for alignment, wear, and tightness on shafts (if applicable). Adjust misaligned sheaves as needed. 16. Check heat pump reversing valve for proper operation (if applicable). B. Propane Furnaces 1. Check with operating or area personnel for deficiencies. 2. Inspect fuel system for leaks. 3. Inspect, clean and adjust electrodes and nozzles on oil burners or control valves and thermosensing bulbs on gas burners; lubricate oil burner motor bearings as applicable. 4. Change fuel filter element on oil burner, where applicable. 5. Check for proper operation of burner primary controls, check and adjust thermostat. 6. Replace air filters. 7. Check blower and motor for vibration and noise, lubricate bearings. 8. Check belts for wear and proper tension; tighten if required. 9. Check electrical wiring to burner controls and blower. 10. Check condition of flue pipe, damper and stack. 11. Check furnace operation through complete cycle or up to ten minutes. 12. Clean area around furnace. 13. Inspect and clean firebox. 14. Clean blower and air plenum. C. Motors For Condensing Unit(s). Air Handler(s), And Furnaces(s) 1. Lubricate fan motors per manufacturer’s recommendations (if applicable). 2. Check motor capacitors for leakage, swelling, and improper operation. 3. Inspect motor to fan or blower connection. Adjust and tighten as needed. 4. Check all belts for wear, proper tension, and alignment (if applicable). Replace worn or defective belts in sets. 5. Check all sheaves for alignment, wear, and tightness on shafts (if applicable). Adjust misaligned sheaves as needed. D. Electrical (Including Exhaust Fans) 1. Inspect all wiring and controls in indoor and outdoor unit. Vacuum all organic matter and dirt. 2. Inspect disconnect switch and fuses. Verify that fuses meet the manufacturer’s specified rating. 3. Check compressor and relay contacts for burnt contacts and poor wire insulation. E. Air Handler And Window Units 1. Replace air filters with commercial grade pleated air filters. 2. Clean evaporator condensate drain pan. If necessary, flush condensate drain line until clean and free from obstruction. Install biocide tablets in condensate pan to prevent biological growth. 3. Measure and record supply air temperature differential. 4. Inspect supply and return air plenums for leaks. 5. Clean and inspect fan and blower blades for cracks, corrosion, and defects. 6. Inspect and clean enclosure. Repair loose insulation as required. 7. Check fusible linkage and all fire dampers (if applicable). 8. If applicable, check high-capacity filter. F. Economizer (Modulating Or Fixed) 1. Inspect dampers, linkage, and operators for proper operation. Clean and service. 2. Exercise dampers, linkage, and operators. 3. Clean intake/exhaust openings and bird screens. Replace filter (if applicable). 4. Inspect and verify enthalpy control operation. G. Furnace (All Types) 1. Inspect combustion chamber and heat exchanger for corrosion. 2. Clean combustion chamber of residue (soot, dirt, and scale). 3. Inspect combustion vent for leaks 4. Verify that ignition system operates per manufacturer’s specifications. 5. Inspect and check controls, draft, and flame safeguard system for correct operation. 6. Clean and inspect fan and blower blades for cracks, corrosion, and defects. 7. Inspect and clean cabinet and enclosure. 8. Inspect furnace for complete combustion. 9. Inspect gas supply piping and components for leaks with soap solution. H. Exhaust Fans 1. Lubricate fan motors per manufacturer’s recommendations (if applicable). 2. Check motor capacitors for leakage, swelling, and improper operation. 3. Inspect motor to fan or blower connection. Adjust and tighten as needed. 4. Check all belts for wear, proper tension, and alignment (if applicable). Replace worn or defective belts in sets. 5. Check all sheaves for alignment, wear, and tightness on shafts (if applicable). Adjust misaligned sheaves as needed. 6. When belt guards are removed, ensure that they are properly and securely replaced. I. Ice Machine (if applicable) 1. Lubricate fan motors per manufacturer’s recommendations (if applicable). 2. Inspect and clean cabinet and enclosure. 3. Replace or clean filter as per manufacturer’s recommendations. J. Miscellaneous 1. Inspect curb, slab, supports, and isolation mounts. Clean as needed. 2. Take and record the ambient dry bulb and wet bulb temperatures with a calibrated instrument. 3. Record dry bulb and wet bulb temperatures for each zone. 4. Check thermometer for correct operation. Compare and record temperature with known calibrated instrument. 5. Inspect and clean supply air diffusers and return air/register grilles. Adjust flow where needed. 6. Check entire system for abnormal sounds or vibrations. 7. Place space thermostats in the “Fan-On” position to allow for continuous circulation, uniformity of temperature, and improved air quality. 8. Inspect all duct work throughout facility for leaks and loose insulation. This service should be done at the beginning of the contract year (e.g., contracts typically begin in July; thereafter, the inspection should be done quarterly). K. Miscellaneous Repairs There are no monies in this contract for miscellaneous repairs. If during routine maintenance the need for repair is discovered, the Contractor may provide a legible, detailed proposal to repair the equipment. This will include a list of all parts required, cost per item, substantiation of MSRP, the estimated number of hours required to complete the repairs, applicable sales tax, and which equipment is being repaired. No work shall commence without the CHP’s Facilities Section approval of the cost for repair. No repair work can be charged to this contract, another contracting process will be used to fund any repairs needed.
