air conditioning – how to keep it working...air conditioning – how to keep it working bill...

Air Conditioning – How to keep it working Bill Desrosiers, HSB [email protected] 1-860-722-5546

mailto:[email protected]

Basic Maintenance – Why Do We Care ?

Proper maintenance reduces overall costs

Copyright 2017 The Hartford Steam Boiler Inspection and Insurance Company


1. Proper maintenance reduces overall costs

2. Maintenance is far too often delayed or cut completely for budgetary reasons




Maintenance is far too often delayed or cut completely for budgetary reasons

“Penny wise and pound foolish”



Maintenance is far too often delayed or cut completely for budgetary reasons

“Penny wise and pound foolish”

Usual result a higher percentage of unscheduled outages, service complaints, and costly equipment failures



Your Own Specific Plan

Air Conditioning – How To Keep It WorkingBasic Maintenance Practices



Clean, Cool, Dry, Tight, Smooth





Specific Typical Equipment






Typical Outside Contractor PM







Additional Information



How air conditioning works https://vimeopro.com/hartfordsteamboiler/air-conditioning-maintenance/video/137378206

Maintenance Overview https://vimeopro.com/hartfordsteamboiler/air-conditioning-maintenance/video/133759701


https://vimeopro.com/hartfordsteamboiler/air-conditioning-maintenance/video/137378206

https://vimeopro.com/hartfordsteamboiler/air-conditioning-maintenance/video/133759701

No “magic” check off list

Your Own Specific Maintenance Plan


No “magic” check off list !!

Begins with a formal plans:

Maintenance Plan

Pre-emergency Plan


Should follow all OEM recommended guidelines

Must be written down or computerized

Must be easily referenced by operators and on-site maintenance personnel



Proper basic preventive maintenance begins with proper housekeeping

Equipment rooms are not store rooms

Keep equipment rooms clean and neat



Keep equipment rooms clean and neat!




Keep the equipment rooms clean and neat


Inspect air conditioning equipment for…..

Maintenance Words To Live By

Clean Cool Dry Tight Smooth


Compressor and Drive Motor

• Inspect

• Monitor & log operating conditions

• Follow manufacturers maintenance guide

• Check for leaks, excessive heat, vibration

Specific Typical Equipment PM


Vessels and Coils

Monitor & log operating conditions

Follow manufacturer’s maintenance guide

Inspect for corrosion, cracking, stress, excessive movement/vibration, leaks

Examine foundations & supports for deterioration



Water Circulation Pump

Regularly inspect packing glands & seals for excessive leakage

Inspect foundations and supports

Examine couplings and linkages for wear and alignment



Fans & Blowers

Clean blades every three to six months

Where applicable, lubricate shafts and bearings per OEM recommendations

On belt driven fans, belt condition, alignment and tension should be inspected every six months



Air Circulation System

Clean air filters regularly –replace as needed

Keep evaporator coils clean

Inspect operations of dampers

Inspect for system leaks: piping, drain pans and duct work monthly



Typical Outside Contractor TypePreventive Maintenance


Some equipment maintenance is not normally done by site maintenance staff



Some equipment maintenance is not normally done by site maintenance staff

The total of all PM should meet OEM recommended minimums

Should be a detailed written program for each system and piece of equipment



Review and trending of all operating conditions

Testing and calibration of all system operating controls

Testing and calibration of all equipment protective devices

Vibration analysis & trending



Equipment dismantled inspections, repair, and overhaul

Condenser water treatment program & freeze protection

Motor insulation testing



What do you do if something goes wrong?

Check your PEP

Proper inspection & maintenance: daily, monthly, by years, or by hours of use



Bottom Line

• Use the Owner’s Manual

• Follow the OEMs recommendations

All Air Conditioning PM


Additional Sources of Information


AC Logs and Checklists


Additional Sources of Information

American Society of Heating, Refrigeration and Air Conditioning Engineers (ASHRAE) www.ashrae.org

ANSI/ASHRAE 15 (Safety Code for Mechanical Refrigeration) ASHRAE Handbooks and Guidelines

Refrigeration Service Engineer’s Society (RSES) www.reses.org

Engineered Systems Magazine (free) www.esmagazine.com

Underwriters Laboratories www.ulstandardsinfo.ul.com

Air Conditioning and Refrigeration Institute www.ari.org

Heating, Piping and Air Conditioning www.hpac.com

Cooling Technology Institute www.cti.org

Cooling tower performance standards and technical papers

HSB Small Business Web Portal with Calculators http://www.hsb.com/HSBExt/SmallBusiness-Operations.aspx


http://www.ashrae.org/

http://www.hsb.com/HSBExt/SmallBusiness-Operations.aspx

Air Conditioning – How to keep it working Bill Desrosiers, HSB [email protected] 1-860-722-5546

mailto:[email protected]

air conditioning – how to keep it working...air conditioning – how to keep it working bill...

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