Even new high efficiency boilers need maintenance. Many would think that if you have brand new equipment that you have a few years to wait until maintenance is required. Unfortunately, that is not the case, especially with high efficiency boilers.

Here is an example:

Last winter we received a call for service due to no heat. The customer had a high efficiency boiler which was just over a year old. They had not had any preventative maintenance performed, since its installation earlier in the year. Upon arrival our service tech discovered that components of the boiler had literally melted (see photo above). Upon further inspection it was discovered that the ignitor had failed and someone in the customer’s organization was repeatedly resetting the boiler to try and keep it lit. The repeated process caused over-heating and melting of some of the components.

With a preventative maintenance contract this issue could have been avoided, saving money for the organization in the long run. Ignitors and flame rods are replaced yearly during maintenance which would have prevented the occurrence.

During a typical service, we flush the system using a cleaner that removes any build up in the system such as calcification from the condensation.  We also brush the system to further remove any build up that will lead to poor heat exchange or blockages of the fins. The fins in the boiler are checked to make sure they are clean and a tool is run between each fin to remove any build up. Plugged fins can lead to poor heat transfer and hot spots in the boiler heat exchanger.

Even if you have a brand new high efficiency boiler it is important to schedule preventative maintenance. Not only can things breakdown or melt, but a high efficiency boiler that is not properly maintained can be running far lower than the 95% efficiency you expected. The heating season is fast approaching. Having preventative maintenance performed in advance will help to ensure that your equipment is running safely and efficiently.

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RTU’s need regular system maintenance to function at peak efficiency. The roof exposes your unit to extreme weather. It is colder and/or hotter up there depending on the weather. Unlike other types of heating and air conditioning systems that are either inside the building or outside on the ground, the RTU is exposed to much more extreme temperatures and more pollutants. Ambient temperatures on the roof of a building can reach 120 degrees on hot summer days. Pollutants collect on the components of the unit causing it to lose efficiency and even degrade. Excessive heat causes the unit to work harder to produce comfortable conditions in your building.

Regular system inspections prevent inconvenient system breakdowns, increase the life of your system and will reduce utility bills. HVAC systems have over 100 components and many common component issues increase energy usage. You can see more on this chart of the Building efficiency initiative that describes in detail the greatest energy impacts with the various components.

“Portland Energy Conservation Inc. found that building operation and maintenance programs specifically designed to enhance the operating efficiency of HVAC and lighting systems decreased energy bills 5 to 20 percent in commercial buildings, without significant capital investment.^“

Controlled Air, Inc. offers custom service and maintenance packages. Below is a list of items typically done during a maintenance appointment.

• Changing filters to keep dirt and debris out of the ductwork and the system components
• Checking blowers for proper airflow
• Checking the electrical system, fuses, thermostats, and contactors
• Checking belts and replacing if necessary
• Cleaning dirt, soot and mold from the condenser coil, including measuring before and after temperatures to verify effectiveness
• Inspecting evaporator coils and clean as needed
• Checking refrigerant charge and fix any leaks
• Checking cabinet integrity for air leaks caused by cracks, missing screws, loose latches and faulty gaskets

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Besides Ph there is also a loss of efficiency when the system is not clean. Iron oxide, scale, oil, and even bacteria can coat the internal surfaces of the heat exchangers and heat coils which will prevent proper transfer and result in loss of energy dollars. We have found in many cases the need to chemically clean and then flush the entire system to remove the buildup. Some systems have not been cleaned or treated since they were first filled with water.

Often this concern becomes an out of sight, out of mind, situation until there is a failure. Some failures start off as small as a leaking fitting, or as large as leaking boiler sections. There are other reasons for components to start leaking, but water condition should not be one of them. A simple water test and maintaining a proper inhibitor level will keep the system clean, efficient, and save you the cost of clearing blockages.

Controlled Air can help you identify problems with you heating and cooling loops, and can offer the services of professional water treatment experts. We can provide the cleaning and flushing needed to prepare a system to receive treatment.

This is the best time to ask questions about your heating system. Is the water clean, treated and is the pH at the proper level? Have all of the safety devices been tested and functioning properly? Is the fire side of the boiler clean – for better efficiency? Has the burner been serviced? Has the combustion been tested and set to maintain a clean fire chamber and the most efficient use of your fuel?

For further reading about water treatment please Google ‘Section 15189 – HVAC’ and you will find industry specifications that outline the requirements and benefit of this valuable service.

Contributed by Dave Eger
HVAC Support Manager

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Service contracts can be overlooked if they do not seem to be immediately necessary, but the savings they can have for your business can be truly beneficial. Very large facilities and manufacturers often have service contract for their heating and cooling, because any down time could be truly detrimental to their business. But what about for smaller businesses? Downtime in your heating and cooling can also make an impact on your business. If you have any type of customer base such as in a retail store, having no heat or cooling and quickly lead to customers venturing else where. Even if you have no customers, uncomfortable employees leads to less productions. Service contracts can help reduce this downtime by providing scheduled maintenance, computer monitoring, and quicker response times. Different types of contracts can offer different forms of services.

Planned Maintenance contracts provide all of the preventive maintenance needed for the your HVAC and temperature control equipment. Repairs are billed on a time and material basis. The biggest advantage is that rates are lower and you have priority to those without a contract.

A Labor Maintenance Agreement is the same as the PM contract except it includes and labor needed to make repairs. You will only be billed for the parts that you receive.

A Full Maintenance contract provides, preventive maintenance, and labor and materials needed for repairs.

Depending on your business one contract may be more beneficial over another. Each contract is further tailored to your individual needs so you are never getting charged for work that you do not need.

It may not seem as if your small business needs a service contract but when you weigh in the reduced rates and priority service, leaving less down time, there is simply no reason why not to have one. For more information about Controlled Air

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In winter time the chances of carbon monoxide poisoning are greatly increased. Carbon Monoxide detectors have to be installed separately from a traditional HVAC system. If you are interested in adding a carbon monoxide detector to your system, please contact us. For more information about carbon monoxide click here

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The indoor environment in the pool room is a delicate environment. If the temperature is not correct or the humidity is incorrect, it can lead to an uncomfortable environment, health problems, mold and air quality issues, as well as deterioration of the building structure.

Dampness and mold have been linked to a wide range of health issues, from headaches and skin irritation, to allergic reactions, asthma, and other serious respiratory problems.

Dehumidification: Most indoor pool spaces have a dehumidifier to maintain 50- to 60 percent relative humidity (RH) and cool or heat the air to a set point temperature. Without it, the space probably depends on outdoor air and exhaust.

Pool rooms and health clubs also require on-going, consistent maintenance, such as 4 inspections and filters changes per year.

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