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Standard Maintenance Specification for Mechanical Services in Buildings

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Standard Maintenance Specification for Mechanical Services in Buildings Licensed copy: cpw, Couch Perry & Wilkes, 13/11/2008, Uncontrolled Copy, ®HVCA Publications Standard Maintenance Specification for Mechanical Services in Buildings On-line Copy SFG20 Licensed copy: cpw, Couch Perry & Wilkes, 13/11/2008, Uncontrolled Copy, ®HVCA Publications 2 INTRODUCTION 1 Standard Maintenance Specification Before the publication of the original specification in 1990, there had been no standard document covering the maintenance of heating, cooling and ventilation plant in buildings. Equipment had become more reliable with the introduction of solid state and microchip technology, and one consequence of this is that there has been a tendency to relax the maintenance of plant with resultant customer dissatisfaction and energy wastage which experience has shown can be as high as 20%. Given this situation, the Heating and Ventilating Contractors’ Association (HVCA) in association with the Chartered Institute of Building Engineers (CIBSE), the Building Research Energy Conservation Support Unit (BRECSU) and, what was then the Energy Efficiency Office at the Department of Energy, developed a Standard Maintenance Specification which was aimed at maintenance contractors and organisations with the relevant expertise to carry out their own maintenance, by providing a contractual standard against which to evaluate and enforce adequate standards. HVCA members use it as a mandatory standard both for tending and in carrying out the work and those organisations going out for tender also use the standard as an integral part of the tender specification. The revised Standard is produced in alpha sort under 66 service equipment headings, each having the same format and covering major elements in heating, cooling and ventilation. Newly included in this latest version is reference to HVCA’s Guide to Ventilation Hygiene (Ductwork Cleaning). 2 Safety Safe operation of the plant and its immediate environment is a fundamental part of good maintenance practice and should be taken into account at all times. Ventilation and adequateOn-line lighting is essential in boiler housesCopy and plant rooms and any deficiencies in these areas must be brought to the client’s attention immediately. The responsibility for ensuring safe access to equipment should be clearly defined. It should be noted that certain specialised functions such as fire prevention and lifts are not covered by the standard and any person working on such equipment should, in the case of fire prevention and alarms, be registered with the Loss Prevention Council or should be the manufacturer’s nominated fire prevention contractor. Similar considerations apply in the case of lifts. Licensed copy: cpw, Couch Perry & Wilkes, 13/11/2008, Uncontrolled Copy, ®HVCA Publications 3 3 Electrical equipment All electrical equipment should be capable of local isolation in accordance with the regulations of the Institution of Electrical Engineers – Regulations for Electrical Installation (IEE Wiring Regulations Current Edition), BS 7671:2001, and as detailed in guidance note No2, Isolation of switching. All electrical equipment shall be provided with means of isolation, which disconnects the respective item of equipment and any associated control devices and circuits. There are also stringent requirements and guidance in the Electricity at Work Regulations (1989), and of particular importance is Regulation 12 – “Means for cutting off the supply and for isolation”. In this Regulation, isolation means the disconnection and separation of the electrical equipment from every source of electrical energy in such a way that this disconnection and separation is secure. The word ‘secure’ is specifically mentioned in the Electricity at Work Regulations (1989) and requires the means of isolation to be such that it is not likely to fail, become loose, etc. by the action of vibration, mechanical shock or knocks, or be accidentally or inadvertently operated. Padlocking is a widely used means, with clear labelling and warning notices. 4 Maintenance of systems Although the specification is presented in a checklist format describing specific maintenance activities applied to generic types of plant, it is not implied that maintenance responsibilities should be defined in this way. The responsible agent, either as a contractor or as an employee is responsible for maintaining the entire system, not just groups of components. Regarding the maintenance activity in respect of a system care should be taken to ensure that maintenance tasks are carried out by suitably qualified and experienced staff capable of exercising professional standards of judgement and discretion in relation to individual systems. The specification is a statement of typical standards, and further reference to manufacturers should be sought for detailed guidance to supplement the specification. In the absence of a manufacture specification this specification is a minimum standard for safe working and efficiency. On-line Copy 5 Proprietary equipment This Specification represents the best maintenance practice in general terms. For specific items of plant it is essential that the maintenance engineer should be familiar with the equipment manufacturer’s maintenance manual and comply with the instructions contained therein. It is anticipated that this standard will be used not only by maintenance engineers carrying out the maintenance but also by managers as a means of checking that the work has been carried out and conforms to the tender requirements. Licensed copy: cpw, Couch Perry & Wilkes, 13/11/2008, Uncontrolled Copy, ®HVCA Publications 4 6 Records It is essential that a manual should be kept on site which should record the clearly defined responsibilities of: (a) Plant attendants (b) Operators (c) Supervisors Together with a list detailing the equipment and normal settings and the location of operating and maintenance manuals relating to specific plant and control equipment. A record should be kept of all events and changes related to the equipment, the various settings of controls and valve positions. 7 Efficiency and Emissions European Directives and UK law will require Carbon emissions from the combustion process to be controlled in order to achieve low fuel consumption and thus greater overall efficiency. Nitrogen Oxides (NOx) are also produced during combustion. When oxides of nitrogen combine with water in the upper atmosphere, acidic compounds are formed which then lead to the acid rain formation, which can cause damage to plants, aquatic life and buildings. Low NOx boilers are available to counter this effect and to comply with European Directives and UK law, the aim of which is reduce the permitted NO2 emissions from new fossil fuel heat generators to 180mg/Nm3 (normal cubic metres). On-line Copy Licensed copy: cpw, Couch Perry & Wilkes, 13/11/2008, Uncontrolled Copy, ®HVCA Publications 5 CONTENTS SFG20 STANDARD MAINTENANCE SPECIFICATION INTRODUCTION 01 ACTUATORS -01 Introduction -02 Pre-maintenance -03 Thermal -04 Pneumatic -05 Hydraulic -06 Motor driven -07 Power Fail - Motor Return -08 Power Fail - Spring return 02 AIR CONDITIONING -01 Introduction 03 AIR HANDLING UNITS -01 General 04 BELTS -01 General 05 BOILERS/HEAT GENERATORS -01 Introduction -02 Pre-maintenance -03 Atmospheric gas burner - free standing boiler -04 Atmospheric gas burner - condensing boiler -05 Coal fired boilers - bunkers and conveyors -06 Coal fired boilers - coal storage On-line-07 Coal feed - underCopy feed stokers -08 Coal feed - chain grate stokers -09 Ash handling systems -10 Blown gas burner - condensing boiler -11 Blown gas burner - modular boilers -12 Forced draught gas burner - condensing boiler -13 Forced draught oil burner - condensing boiler -14 Boiler MTHW Licensed copy: cpw, Couch Perry & Wilkes, 13/11/2008, Uncontrolled Copy, ®HVCA Publications 6 05 BOILERS/HEAT GENERATORS continued -15 Boiler controls - multiple boilers-sequence -16 Boiler controls - single boiler on/off -17 Boiler controls - protection -18 Boiler controls - space temperature -19 Steam boilers - pre-maintenance check -20 Steam boilers - maintenance -21 Electric boilers -22 Electrode boilers -23 Boilers LTHW -24 Boilers - fire & safety circuits -25 Waste & wood burning appliances - safety circuits -26 Waste & wood burning appliances - combustion chamber -27 Waste & wood burning appliances - boiler -28 Atmospheric gas burner/boiler - small wall hung boiler -29 Atmospheric gas burner combination boiler -30 Atmospheric gas burner condensing combination boiler -31 Air to water pump -32 Water to water pump -33 Brine to water pump 06 BURNERS -01 Atmospheric gas burner -02 Blown gas burner -03 Forced draught gas burner -04 Forced draught oil burner heavy fuel oil 220/960 sec -05 Forced draught oil burner On-line-06 Light oil vaporising Copy pot burner -07 Gas/oil burner – dual fuel 07 BUILDING MANAGEMENT SYSTEMS -01 Introduction -02 Glossary of BMS terms -03 Central operator station -04 Communications -05 Outstations -06 Software functions Licensed copy: cpw, Couch Perry & Wilkes, 13/11/2008, Uncontrolled Copy, ®HVCA Publications 7 08 CATERING EQUIPMENT AND CANOPIES - Seek specialist advice 09 CHILLERS WATER -01 Introduction -02 Packaged chillers -03 Lithium bromide -04 Gas Fired Absorption 10 COLD ROOMS & FOOD STORAGE -01 Cold rooms -02 Refrigerated Cabinets 11 COMMUNICATION AND P.A. SYSTEMS -01 General 12 COMPRESSORS – REFRIGERATION -01 Reciprocal -02 Screw -03 Centrifugal 13 CONDENSERS -01 Water cooled -02 Air cooled 14 CONTROL PANELS & CONTROLLERS -01 Introduction -02 Electrical
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