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Organization responsible Maintenance Performed

Description Comments for the activity (Yes/No/NA) Date Performed Comments


Daily Operation & Maintenance Tasks for Boilers
Boiler use/sequencing Turn off/sequence unnecessary boilers
Check on/off boiler controls Check that proper setting is maintained
Complete overall visual inspection to be sure all equipment
Overall visual inspection is operating and safety systems are in place
Follow manufacturer's recommended Compare temperatures with tests performed after annual
procedures in lubricating all components cleaning
Is variation in steam pressure as expected under different
loads? Wet steam may be produced if the pressure drops
Check steam pressure too fast
Unstable levels can be a sign of contaminates in feedwater,
Check unstable water level overloading of boiler, equipment malfunction
Check burner Check for proper control and cleanliness
Check motor condition temperatures Check for proper function
Temperatures should not exceed or drop below design
Check air temperatures in boiler room limits
Verify the bottom, surface and water column blow downs
Boiler blowdown are occurring and are effective
Keep daily logs on:
· Type and amount of fuel used
· Flue gas temperature
· Makeup water volume
· Steam pressure, temperature, and amount generated
Boiler logs Look for variations as a method of fault detection
Check oil filter assemblies Check and clean/replace oil filters and strainers
Check to ensure that oil is at proper temperature prior to
Inspect oil heaters burning
Check boiler water treatment Confirm water treatment system is functioning properly
Weekly Operation & Maintenance Tasks for Boilers

Measure flue gas composition and temperatures at


selected firing positions recommended O 2% and CO2%
Fuel O2 % CO2%
Natural gas 1.5 10
No. 2 fuel oil 2.0 11.5
No. 6 fuel oil 2.5 12.5
Check flue gas temperatures and Note: percentages may vary due to fuel composition
composition variations
Check all relief valves Check for leaks
Stop feedwater pump and allow control to stop feedwater
flow to boiler. Do not allow water level to drop below
Check water level control recommended level.
Clean pilot and burner following manufacturer's guidelines.
Check pilot and burner assemblies Examine for mineral or corrosion buildup.
Stop fuel flow and observe flame failure. Start boiler and
Check boiler operating characteristics observe characteristics of flame.
Inspect system for water/ steam leaks and Look for: leaks, defective valves and traps, corroded piping,
leakage opportunities condition of insulation
Inspect all linkages on combustion air
dampers and fuel valves Check for proper setting and tightness
Inspect boiler for air leaks Check damper seals
Monthly Operation & Maintenance Tasks for Boilers
Check blowdown and water treatment Determine if blowdown is adequate to prevent solids
procedures buildup
Measure and compare last month's readings flue gas
Flue gases composition over entire firing range
Check combustion air inlet to boiler room and boiler to
Combustion air supply make sure openings are adequate and clean
Check pressure gauge, pumps, filters and transfer lines.
Check fuel system Clean filters as required.
Check belts for proper tension. Check packing glands for
Check belts and packing glands compression leakage.
Check for air leaks around access openings and flame
Check for air leaks scanner assembly.
Check all blower belts Check for tightness and minimum slippage.
Check gaskets for tight sealing, replace if do not provide
Check all gaskets tight seal
Inspect boiler insulation Inspect all boiler insulation and casings for hot spots
Calibrate steam control valves as specified by
Steam control valves manufacturer
Pressure reducing/regulating valves Check for proper operation
Perform water quality test Check water quality for proper chemical balance
Annual Operation & Maintenance Tasks for Boilers
Follow manufacturer's recommendation on cleaning and
Clean waterside surfaces preparing waterside surfaces
Follow manufacturer's recommendation on cleaning and
Clean fireside preparing fireside surfaces
Inspect and repair refractories on fireside Use recommended material and procedures
Relief valve Remove and recondition or replace
Clean and recondition feedwater pumps. Clean condensate
Feedwater system receivers and deaeration system
Clean and recondition system pumps, filters, pilot, oil
Fuel system preheaters, oil storage tanks, etc.
Clean all electrical terminals. Check electronic controls and
Electrical systems replace any defective parts.
Hydraulic and pneumatic valves Check operation and repair as necessary
Make adjustments to give optimal flue gas composition.
Flue gases Record composition, firing position, and temperature.
As required, conduct eddy current test to assess tube wall
Eddy current test thickness
Organization responsible Maintenance Performed
Description Comments for the activity (Yes/No/NA) Date Performed Comments
Daily Operation & Maintenance Tasks for Chillers
Chiller use/sequencing Turn off/sequence unnecessary chillers
Check on/off chiller controls Check that proper setting is maintained
Complete overall visual inspection to be sure all equipment
Overall visual inspection is operating and safety systems are in place
Check setpoints Check all setpoints for proper setting and function
Weekly Operation & Maintenance Tasks for Chillers

Evaporator and condenser coil fouling Assess evaporator and condenser coil fouling as required
Compressor motor temperature Check temperature per manufacturer’s specifications
Perform water quality test Check water quality for proper chemical balance
Conduct leak testing on all compressor fittings, oil pump
Leak testing joints and fittings, and relief valves
Check all insulation Check insulation for condition and appropriateness
Verify proper control function including:
• Hot gas bypass
Control operation • Liquid injection
Semi-Annual Operation & Maintenance Tasks for Chillers
Check vane control settings Check settings per manufacturer’s specifications
Verify motor load limit control Check settings per manufacturer’s specifications
Verify load balance operation Check settings per manufacturer’s specifications
Check chilled water reset settings and
function Check settings per manufacturer’s specifications
Annual Operation & Maintenance Tasks for Chillers
Check chiller lockout setpoint Check settings per manufacturer’s specifications
Clean tubes at least annually as part of shutdown
Clean condenser tubes procedure
As required, conduct eddy current test to assess tube wall
Eddy current test condenser tubes thickness
Clean evaporator tubes Clean tubes at least annually as part of shutdown procedure
As required, conduct eddy current test to assess tube wall
Eddy current test evaporator tubes thickness
• Check all alignments to specification
Compressor motor and assembly • Check all seals, provide lubrication where necessary
• Conduct analysis on oil and filter
• Change as required
• Check oil pump and seals
• Check oil heater and thermostat
Compressor oil system • Check all strainers, valves, etc.
Check all electrical connections/terminals for contact and
Electrical connections tightness
Water flows Assess proper water flow in evaporator and condenser
Add refrigerant as required. Record amounts and address
Check refrigerant level and condition leakage issues.
Organization responsible Maintenance Performed
Description Comments for the activity (Yes/No/NA) Date Performed Comments
Daily Operation & Maintenance Tasks for Cooling Towers
Cooling tower use/sequencing Turn off/sequence unneccessary cooling towers

Complete overall visual inspection to be sure all equipment


Overall visual inspection is operating and safety systems are in place.
Inspect for clogging Make sure water is flowing in tower
Weekly Operation & Maintenance Tasks for Cooling Towers

Check the condition of the fan motor through temperature


Fan motor condition or vibration analysis and compare to baseline valves.
Clean suction screen Physically clean screen of all debris.

Test for proper concentrations of dissolved solids, and


Test water samples chemistry. Adjust blowdown and chemicals as necessary.
Operate make-up water float switch Operate witch manually to ensure proper operation.

Vibration Check for excessive vibration in motors, fans, and pumps.


Check tower structure Check for loose fill, connections, leaks, etc.
Check belts and pulleys Adjust all belts and pulleys.
Semi-Annual Operation & Maintenance Tasks for Cooling Towers
Assure that all bearings are lubricated per the
Check lubrication manufacture's recommendation.
Check motor supports and fan blades Check for excessive wear and secure fastening.
Aligning the motor coupling allows for efficient torque
Motor alignment transfer.
Check drift eliminators, louvers, and fill Look for proper positioning and scale build up
Annual Operation & Maintenance Tasks for Cooling Towers
Remove all dust, scale, and algae from twoer basin, fill,
Clean tower and spray nozzles.
Check bearings Inspect bearings and drive belts for wear. Adjust
Checking the condition of the motor through temperature or
Motor condition vibration analysis assure long life.
Organization responsible Maintenance Performed
Description Comments for the activity (Yes/No/NA) Date Performed Comments
Daily Operation & Maintenance Tasks for Building Controls

Complete overall visual inspection to be sure all equipment


Overall visual inspection is operating and safety systems are in place.
Verify in control software that schedules are accurate for
Verify control schedules season, occupancy, etc.
Verify in control software that setpoints are accurate for
Verify setpoints season, occupancy, etc.
Time clocks Reset after every power outage.
Weekly Operation & Maintenance Tasks for Building Controls

Check all gauges Check all gauges to make sure readings are as expected.
Control tubing (pneumatic system) Check all control tubing for leaks.
Calculated the amount of outside air introduced and
Check outside air volumes compare to requirements.
Check setpoints Check schedules and review rational for setting.
Check schedules Check schedules and review rational for setting.
Assure that all deadbands are accurate and the only
Check deadbands simultaneous heating and cooling is by design.
Semi-Annual Operation & Maintenance Tasks for Building Controls
Conduct thorough check of all sensors, temperature,
Check sensors pressure, humidity, flow, etc. for expected values.
Time clocks Check for accuracy and clean.
Annual Operation & Maintenance Tasks for Building Controls
Calibrate all sensors: temperature, pressure, humidity,
Calibrate sensors flow, etc.
Organization responsible Maintenance Performed
Description Comments for the activity (Yes/No/NA) Date Performed Comments
Daily Operation & Maintenance Tasks for Pumps
Pump use/squencing Turn off/sequence unnecessary pumps

Complete overall visual inspection to be sure all equipment


Overall visual inspection is operating and safety systems are in place.
Weekly Operation & Maintenance Tasks for Pumps

Semi-Annual Operation & Maintenance Tasks for Pumps


Assure that all bearings are lubricated per the
Check lubrication manufacture's recommendation.
Check packing for wear and repakc as necessary.
Check packing Consider replacing packing with mechanical seals.
Aligning the pump/motor coupling allows for efficient torque
Motor/pump alignment transfer to the pump.
Check mountings Check and secure all pump mountings.
Annual Operation & Maintenance Tasks for Pumps
Inspect berings and drive belts for wear. Adjust repair, or
Check bearings replace as necessary.
checking the condition of the motor through temperature or
Motor condition vibration analysis assure long life.
Organization responsible Maintenance Performed
Description Comments for the activity (Yes/No/NA) Date Performed Comments
Daily Operation & Maintenance Tasks for Fans
System use/sequencing Turn off/sequence unneccessary equipment.

Complete overall visual inspection to be sure all equipment


Overall visual inspection is operating and safety systems are in place.
Weekly Operation & Maintenance Tasks for Fans

Semi-Annual Operation & Maintenance Tasks for Fans


Observe belts Verify operation, clean, lubricate, adjust as needed.
Inspect pulley wheels Clean and lubricate where required.
Confirm proper and complete closure control; outside air
Inspect dampers dampers should be airtight when closed.
Observe actuator/linkage control Verify operation, clean, lubricate, adjust as needed.
Check fan blades Validate proper rotation and clean when necessary.
Filters Check for gaps, replace when dirty monthly.
Inspect for moisture/growth on walls, ceilings, carpets, and
in/outside of duct-work. Check for musty smells and listen
Check for air quality anomalies to complaints.
Annual Operation & Maintenance Tasks for Fans
Check wiring Verify all electrical connections are tight
Inspect ductwork Check and refasten loose connections, repair all leaks.

Coils Confirm that filters have kept clean, clean as necessary.


Insulation Inspect, repair, replace all comprised duct insulation.
Organization responsible Maintenance Performed
Description Comments for the activity (Yes/No/NA) Date Performed Comments
Daily Operation & Maintenance Tasks for Electric Motors
Motor use/sequencing Turn off/sequence unnecessary motors.

Complete overall visual inspection to be sure all equipment


Overall visual inspection is operating and safety systems are in place.
Weekly Operation & Maintenance Tasks
Checkfor
the Electric Motors
condition of the motor through temperture or
Motor condition vibration analysis and compare to baseline values.
Semi-Annual Operation & Maintenance Tasks for Electric Motors
Assure that all bearings are lubricated per the
Check lubrication manufacture's recommendation
Check packing for wear and repack as necessary.
Check packing Consider replacing packing with mechanical seals.
Aligning the motor coupling allows for efficient torque
Motor alignment transfer to the pump.
Check mountings Check and secure all motor mountings
Check terminal tightness Tighten connection terminals as necessary
Cleaning Remove dust and dirt from motor to facilitate cooling.
Annual Operation & Maintenance Tasks for Electric Motors
Inspect bearings and drive belts for wear. Adjust, repair, or
Check bearings replace as necessary.
Checking the condition of the motor through temperature or
Motor condition vibration analysi assures long life.
Unbalanced power can shorten the motor life through
Check for balanced three-phase power excessive heat build up.
Check for over-voltage or under-voltage Over- or under-voltage situations can shorten the motor
conditions life through excessive heat build up.
Organization responsible Maintenance Performed
Description Comments for the activity (Yes/No/NA) Date Performed Comments
Daily Operation & Maintenance Tasks for Air Compressors
Compressor use/sequencing Turn off/sequence unnecessary compressors.

Complete overall visual inspection to be sure all equipment


Overall visual inspection is operating and safety systems are in place.
Leakage assessment Look for and report any system leakages.
Monitor operation for run time and termperature variance
Compressor operation from trended norms.
Dryers Dryers should be observed for proper function.
Make sure proper ventilation is available for compressor
Compressor ventilation and inlet.
Note level, color, and pressure. Compare with trended
Compressor lubricant values.
Compressor drain Drain condensate from tank, legs, and/or traps.
Verify operating temperture is per manufacturer
Operating temperature specification.
Weekly Operation & Maintenance Tasks for Air Compressors
Pressure relief valves Verify all pressure relief valves are functioning properly.
Check belt tension Check belt tension and alignment for proper settings.
Intake filter pads Clean or replace intake filter pads as necessary.
All air-consuming devices need to be inspected on a
regular basis for leakage. Leakage typically occurs in:
Worn/crakced/frayed hoses; Sticking air valves; and
Air-consuming device check Cylinder packing.
Drain traps Clean out debris and cehck operation.
Semi-Annual Operation & Maintenance Tasks for Air Compressors

Motor bearings Lubricate motor bearings to manufacturer's specification.

Depending on use and compressor size, develop periodic


oil sampling to monitor moisture, particulate levels, and
System oil other contamination. Replace oil as required.
Annual Operation & Maintenance Tasks for Air Compressors
Couplings Inspect all couplings for proper function and alignment.
Shaft seals Check all seals for leakage or wear.
Replace particulate and lubricant removal elements when
Air line filters pressure drop exceeds 2-3 psid.
Check mountings Check and secure all compressor mountings.
Organization responsible Maintenance Performed
Description Comments for the activity (Yes/No/NA) Date Performed Comments
Daily Operation & Maintenance Tasks for Lighting
Lighting system use/sequencing Turn off/sequence unnecessary lighting systems
Complete overall visual inspection to be sure all equipment
Overall visual inspection is operting and safety systems are in place.
Lighting use/sequencing Turn off unnecessary lights.
On time Assess and reduce where possible lighting on time.
Task lighting Highlight the importance and efficiency of task lighting.
Use daylighting Make use of daylighting where possible.
Weekly Operation & Maintenance Tasks for Lighting
Replace flickering and burned out lamps. Burned out
Replace burned out lamps lamps can cause ballast damage.
Semi-Annual Operation & Maintenance Tasks for Lighting
Perform survey of actual lighting use to determine lighting
Perform survey of lighting use need.
measure footcandle levels. Where possible, reduce
Illumination levels illuminatin levels to industry standards.
Lamps and fixtures should be wiped clean to assure
Clean lamps/fixtures maximum efficiency.
Clean walls, ceilings, floors Clean surfaces reflect more light.
Repaint with light colors When repainting, use light colors to reflect more light.
Replacement lenses Replace lens shielding that has become yellow or hazy.
Annual Operation & Maintenance Tasks for Lighting
Organization responsible Maintenance Performed
Description Comments for the activity (Yes/No/NA) Date Performed Comments
Daily Operation & Maintenance Tasks for Steam Traps
Daily/weekly test recommended for high-pressure traps
Test steam traps (250 psig or more)
Weekly Operation & Maintenance Tasks for Steam Traps
Weekly/monthly test recommended for medium-pressure
Test Steam traps traps (30-250 psig)
Semi-Annual Operation & Maintenance Tasks for Steam Traps

Test steam traps Monthly/annually test recommended for low-pressure traps.


When testing shows problems. Typically, traps should be
Repair/replace steam traps replaced every 3-4 years.
Annual Operation & Maintenance Tasks for Steam Traps
When replacing, take the time to make sure traps are sized
Replace steam traps properly.