Operations and Maintenance ManagementMarch 14, 2014 0 Comments
What is Your Facility’s Operations and Maintenance Management Plan?
Recently, there has been a lot of press surrounding the push for commercial buildings and facilities to ‘go green’. The recent anti-LEED project publication documented energy consumption of LEED certified buildings. It showed evidence that the system certified by the US Green Building Council (USGBC), actually does not increase energy efficiency. The ongoing initiative to promote corporate responsibility via energy efficiency and tougher building codes has been problematic. There has yet to be a reliable third-party rating system that supports conclusive energy efficiency data. So what does this mean for your facility’s Operations and Maintenance Management Plan?
O&M Management Plan: Key Elements
Operations and maintenance management plans should include preventative, corrective, and time-based procedures. Your O&M Management Plan program should incorporate 5 key elements:
- Performance goals.
- Benchmark data to comparable facilities.
- Forecasting to meet occupant needs.
- Extend facility’s equipment life-span.
- Lower production costs, boost productivity.
O&M Management Plan:
Air Conditioning Coil Cleaning
Air conditioner coil cleaning is an essential function of preventative maintenance – But is often neglected due to lack of knowledge and building standards.
Coil Cleaning and Energy: ASHRAE (the American Society of Heating, Refrigerating and Air-Conditioning Engineers, Inc.) coil cleaning study resulted in $40,000 of energy savings per year…
- HVAC systems account for 39% of the energy used in commercial buildings in the United States. They drive operating costs via water and electrical consumption. Coils rely on airflow in order to perform their expected function. If a coil must rely on a filter (not all coils do), that filter must be in peak condition in order to be effective.
- Additionally, it is an extremely tedious and challenging job – Air conditioner coils are typically hard to access. Special equipment, methods and protocol is crucial to air conditioner coil cleaning.
O&M Management Plan:
Calculations for Coil Cleaning Efficiencies:
- EER = kW/ton ÷ 12
- EER = .875 X SEER
- SEER = EER ÷ .875
- CFM = air velocity (ft/min) X sq. ft. of cross section of duct work or coil face
- ∆T = Upstream temperature (i.e. return/ambient air) – downstream temperature (i.e. supply air)
- BTU/hr = 1.08 X CFM X ∆T
- 1 Ton of Air Conditioning = 12,000 BTU/hr
More info? Check out Big Savings for Businesses: Benefits of Commercial Coil Cleaning to learn more about the impact air conditioner coil cleaning might have for your facility.