Spring Cleaning for Commercial Buildings and School Facilities

Spring is a time of renewal, rebirth and for many people, an annual ritual known as spring cleaning. Originally, spring cleaning was necessary due to long winters of heating with wood, kerosene and candles that left a layer or soot and grime throughout the home. Today, spring cleaning is much less a laborious chore and more an opportunity to throw open the windows, let in some fresh air, and make our homes clean, happy and efficient spaces.

The same philosophy can be applied to commercial buildings and public facilities, such as schools and municipalities. While most people think of shining the windows, washing curtains and sprucing up the yard during spring cleaning, facility managers and maintenance staff should be thinking about buffing boilers, polishing HVAC units and sweeping the chimney (so to speak). Not only does cleaning equipment keep them running efficiently, but keeps occupants safe, healthy and comfortable.

Spring Cleaning Checklist:

• Clean out chiller tubes
• Test compressors for leaks
• Test smoke alarms
• Replace light bulbs
• Check roof for leaks
• Inspect condenser and evaporator coils
• Clean or replace air filters
  
  
  
  

Spring is also a good time to schedule annual maintenance inspections both inside and outside including HVAC equipment, boilers, chillers, pipes and the roof. Studies show that proper maintenance can cut HVAC energy costs while also extending equipment life, improving occupant comfort, and increasing uptime. In addition, effective maintenance can reduce HVAC energy costs by 5 to 40 percent depending on the system or equipment involved.  

To keep small HVAC systems (2 to 10 tons), such as direct expansion rooftop units and split systems in good working order, here is some information that will make a big difference from Don Meek, our VP of Construction Operations:

Most small HVAC systems have a fixed metering device, such as a capillary tube or fixed orifice, which controls the rate of refrigerant flow into the cooling coil and though the system. The flow of refrigerant in these type systems is totally dependent on the volume of refrigerant (the adjusted refrigerant charge) in the system. The adjusted refrigerant charge becomes very critical to the effectiveness and efficiency of the cooling system. Just a few ounces of refrigerant can make a huge difference in how much refrigerant is metered through the cooling coil, how well the system dehumidifies and cools the air, and how long the system has to run to meet the thermostats temperature set point of a room. 

Most manufactures provide a charging chart with these HVAC systems with information that provides a guide to proper refrigerant charging in differing ambient conditions. To properly charge the system, pressures and temperatures of the liquid line and the suction line will be required, as well as a set of refrigerant gauges and an electronic thermometer with a sensor that can be strapped or taped to the refrigerant lines. The manufacturers charging chart will detail what the liquid line and suction line temperatures and pressures should be at varying ambient and room temperatures. 

Simple maintenance steps should be taken to insure all HVAC system components are clean before charging the system as this can greatly affect the pressure and temperature readings during the charging process. Inspect and clean the condenser coil (outside unit) and the evaporator coil (inside unit) if required and make sure the air filter is clean prior to charging the system.

A properly charged system will insure you are maximizing the cooling capacity of the HVAC system and extending the life of the compressor by providing proper cooling of the compressor motor and retention of oil in the compressor for proper lubrication of the moving parts. 

As the saying goes, an ounce of prevention is worth a pound of cure…especially during a hot Texas summer!

An Ounce of Performance is Worth Pounds of Promises

Have you heard the saying, "Being first is not always best"? The same can be said for being new. There are many instances of new products and services that have failed miserably…New Coke, Blackberry PlayBook and Windows Vista come to mind. In some cases, people wait for the next best thing while others return to the tried-and-true. 

We also see this happen in the energy efficiency and conservation industry when a new building does not meet performance expectations. Whether it is a school, fire station or office, a new building is a symbol of growth, expansion and success. But in today's environmentally-conscious world, it should also symbolize energy efficiency and sustainability leadership.

However, what happens if the new building turns out to have continuous maintenance problems and energy bills higher than one built 20 years earlier? What should be an energy-saving showplace can quickly turn into an uncomfortable work environment, money drain, and embarrassment.

It is way too common for schools, or any other entity for that matter, to build a new facility and it is the worst performing school in the district. The reasons are many:

• Too complicated 
• Never properly commissioned 
• Energy efficiency was “value engineered” out 
• Most importantly, no single entity is accountable. The architect points the finger at the engineer, who points it at the mechanical contractor, who points it at the controls contractor, who points it at the engineer, who points it at the budget, and so on. 

How can you prevent this from happening? 

The truth is, while everyone wants a green school or eco-friendly office, it takes a commitment from all parties involved to make it happen. Establishing and implementing aggressive energy performance goals during the design and construction of new commercial buildings is important to achieving those goals over the lifetime of the building. We have worked with more than 27 school districts throughout Texas on energy savings projects and these are the top five things to consider when constructing a new building:

1. Preserve the budget for energy efficiency: Typically the first things to get cut are the things that will save you the most in the long run.
2. Staff: Don’t design systems that are unique and complicated if your staff is accustomed to simple and straightforward.
3. Demand robust commissioning: The most common culprit in any new building being an energy waster is the system not operating as it was designed.
4. Training: Today’s energy saving buildings can be complicated, and your staff needs the knowledge to master their new tools, not be overwhelmed by them.
5. Make someone accountable: Structure your project in such a way that finger-pointing is impossible. Design-build is a good option if you have a good contractor. 

At the end of the day, it comes down to results. Are your students or employees comfortable? Does your HVAC equipment work like it should? Did your contractor deliver? Although an unlikely source, we think this quote from Mae West sums it up perfectly: "An ounce of performance is worth pounds of promises."