Rooftop maintenance agreement summary

1. Features & Benefits of Planned
Maintenance
“Protecting a Valuable Investment”
HVAC ELEC PLBG HVACR
Brought to you by
TACLA2586C TECL30044 M-38409

2. Because (Unkempt) Machinery Fails.
Commercial HVAC equipment such as the common Roof Top Unit (RTU) shown in graphic
below contain complex electrical and remote networking components, cooling equipment,
heating equipment, and an expensive compressor. Like your automobile manufacturer,
HVAC manufacturers recommend regular planned maintenance in order to prevent
spending considerably more later for extensive and costly repairs and reduced productivity
when the system fails.
Roof Top Unit (RTU)
Planned Maintenance?
Why
This presentation was created to help the average individual understand the importance of a Planned
Maintenance (PM) Program. We have illustrated only a few of the many inspection tasks performed by
our technicians on a typical Roof Top system, ranging in size anywhere from 3 to 100 tons.

3. Planned Maintenance
INSPECT AND CHANGE
Why: Your HVAC equipment is designed to operate with a
specific amount of air passing over its evaporator coil
surface. When you do not replace your pleated filters at
least every 90 days, they become clogged and coated with
dirt and the air flow becomes restricted. Dirt reduces the
volume of air moving through the unit below the design
limit.
If there is not enough air over the coil, in the cooling cycle,
the coil temperature drops, and ice forms on the coil
reducing the flow of air even more. Your compressor (a
very expensive component) begins to work harder (called
“liquid slugging”) causing early failure of the compressor.
If air is restricted during the heating cycle, the heat
exchangers get too hot, causing oxidation, which reduces
the life of your heat exchanger. Both types of repair are
expensive.
Another issue is indoor air quality. With less turnover of air,
the air quality becomes poor.
Unlike the attached picture which shows cheap panel
filters, Comfort Systems USA uses high quality pleated
filters (MERV 5-8, 30-50% efficiency, heavy wall).
INSPECT AND CLEAN ANNUALLY
Why: As mentioned in the changing of filters, air flow is
also import in allowing heat to escape from the
condensing coil. If the finned surfaces of the condensing
coil are fouled with dirt and debris, the ability of the coils
to transfer heat is reduced, causing the operating
temperatures and pressures of the unit to increase.
When the unit temperatures and pressures increase, they
might not increase enough to shut down the unit, but
allow the unit to continue to operate but under a high
load at a reduced efficiency, while increasing wear.
Filters and Coil Cleaning
FILTERS
CONDENSER COIL
STANDARD INSPECTION POINTS
[Graphic of RTU 581B is used by
permission from Carrier Corporation.]

4. How much do you think a
replacement contactor would cost?
Electrical Check
INSPECT
Check wiring and terminals for
discoloration, loose, overheated, or
damaged wires.
Why: Loose connections cause
fluctuations in voltage, which cause
compressor, or motor damage.
INSPECT
Why: If too high or low voltage passes
through the relay, the contact points
overheat and become damaged. If the
electrical contacts in a contactor begin to
get pitted, and is not replaced, the
compressor or fan motor controlled by
the contactor will burn up.
INSPECT
Check electrical connections. Check for
worn, or dirty contacts. Replace back up
battery (if required and under contract)
Why: Electrical connections must be
clean and tight. Corroded or pitted
contact points cause poor electrical
circuit. Both cause failure of the system
to operate per the settings of the control.
Electrical Inspection
STANDARD INSPECTION POINTS
[Graphic of RTU 581B is used by
permission from Carrier Corporation.]
INSPECT
Ensure it is between 16ºF and 20ºF.
Why: If the Temperature Differential is
not within the proper range it indicates
the system is not operating properly due
to bad compressor, dirty filter, etc.
ELECTRICAL CONTROLS
RELAYS & CONTACTORS
TEMPERATURE DIFFERENTIAL
BUILDING CONTROLS

5. Cool Side Check
INSPECT
Why: Debris can fall into the condenser
fan causing damage to the fan. The fan
then begins to wobble, wearing out the
condenser fan motor. Both are necessary
to move air on the cool side of the unit.
INSPECT
Adjust and lube if necessary.
Why: Loose belts slip on the pulley
causing wear on the pulley and belt.
Eventually the belt will wear and fall off,
causing the blower to shut down. Not only
will you have to replace the belt early, but
now you have a worn pulley.
INSPECT
Check for mildew and clocked drain and/or
trap.
Why: A plugged drain and trap will cause
condensate water to back up, and possible
leak into the building. Also backups may
cause mildew to form.
INSPECT
Check refrigerant values.
Why: An insufficient refrigerant charge can
ruin the compressor. If the refrigerant
charge is not at the proper level the motor
within the compressor will overheat and
burn up.
Low charges cause damage over time
because they are not visible to occupants
of the space until it is too late. Properly
charged units run more efficiently, thereby
using less energy.
COOLING INSPECTION POINTS
CONDENSER FAN & MOTOR
BLOWER MOTOR &
FAN
CONDENSATE DRAIN &
TRAP
COMPRESSOR
[Graphic of RTU 581B is used by
permission from Carrier Corporation.]

6. Heat Side Check
INSPECT
• Flame Color
• Flame Shape
• Lack Of Soot Generation
• Flame Location
Why: A clean burn is an energy efficient
burn.
INSPECT
Checked for proper startup.
Why: Insure safe and proper ignition,
reducing the chances of malfunction .
INSPECT
Induced draft fan (burner blower) for
plugging from insects and debris.
Why: Insure proper combustion. Proper
combustion means a cleaner burn, which
results in less build up of soot, and less
fuel consumed.
INSPECT
For cracks, rust, soot.
Why: Safety. Cracks allow carbon
monoxide to enter the work space.
Heat Side Inspection
HEATING INSPECTION POINTS
[Graphic of RTU 581B is used by
permission from Carrier Corporation.]
BURNER ASSEMBLY
IGNITION SEQUENCE
HEAT EXCHANGER
BURNER BLOWER

7. • Filters will be changed every quarter.
(40% pleated media filter)
• Condenser coils will be cleaned in the
Spring
• Check suction and discharge
pressures on all compressors
• Check compressor oil level
• Tighten contactor terminals.
• Check general condition of all equipment
• Lubricate all bearings as
required
• Check refrigerant charge
• Check all evaporator
fan/blower wheels for proper
rotation and operation
• Check condenser fans for
proper operation
• Check all evaporator
fan/blower belts and pulleys
for excessive wear
• Check outside temperature
sensor (if applicable)
• Filters will be changed every
quarter. (40% pleated media filter)
• Check compressor oil level
• Tighten contractor terminals
• Check general condition of all equipment
• Check all evaporator
fan/blower wheels for proper
operation
• Check condenser fans for
proper operation
• Check all evaporator
fan/blower belts and pulleys
for excessive wear
• Check outside temperature
sensor (if applicable)
• Check voltage and amperage
on all compressors.
• Visually check system
for leaks and oily spots.
• Inspect
economizer/outdoor air damper.
• Check wiring and terminals for
discoloration and tightness
•Filters changed every quarter. (40%
pleated media filter) Clean all burners and
heat exchanger for rust and/or corrosion.
• Remove any soot from fire side of burner
• Clean and adjust pilot flame
• Check automatic ignition system.
• Check blower assembly
• Check RV valve
• Check strip heater
• Check all gas pressures
• Adjust air/fuel ratio of burners
• Check wiring and terminals for
discoloration
• All doors and covers will be completely
secured using all hardware supplied with
units (and/or screws)
• Check all thermostats
• Remove all unused parts from roof.
•Check all evaporator fan/blower belts and
pulleys for excessive wear
•Filters will be changed every
quarter. (40% pleated media filter)
• Check all burners and heat
exchanger for rust and/or corrosion.
• Check pilot assembly
• Check general condition of
heating operation.
• Remove any soot from fire
side of burner.
• Check blower assembly
• Check wiring and terminals for
discoloration.
• Check automatic ignition system
InspectionsUARTERLY INSPECTION SCHEDULE
SPRING SUMMER
FALL WINTER

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512-326-4822 210-349-6799