FMD Preventive Maintenance Handbook

Operations and Maintenance Department
Preventive Maintenance
HANDBOOK
(updated 9 March 2020)

RECORD OF CHANGES
July 2013:
1. Replace cover sheet with new update.
2. Add the Record of Changes sheet behind cover sheet.
3. Add new parts: ACPKG, AUTOGATE, CISTERNSYS, DMP/LOUV MISC, ERU, HVACC, MISC,
ODORUNIT, RWOZONESYS, and SSFILSYS.
4. Replace AHU standards with update.
November 2019:
1. Add new part Makeup Air Unit.
2. Add AHU Monthly (M) task that are duplicate for Seasonal Monthly March – September (SMMS) and
Seasonal Monthly Weekly March – May (SMWMM).
3. Add ACSPLIT Monthly (M) and Seasonal Monthly March – September (SMMS) PM task.
4. Add EVAPCOOL Quarterly (Q) and Monthly (M) task.
5. Add Monthly (M) PM Task for ACPKG, FILTDTDF, and TU3.
6. Add ERU Monthly (M) PM task for Seasonal Monthly Weekly March – May (SMWMM) PM task.
7. Add DTCLSYS Weekly (W) PM task that is generated monthly using phases for each week. (ex. Phase
001 – Week #1, Phase 002 – Week #2, Phase 003 – Week #3, Phase 004 – Week # 4 (& If needed week
#5)). The reason for combing week #4 and week #5 with Phase 4 is because there are only 4 to 5 months
a year with 5 weeks.
March 2020:
1. Updated ACPKG, ACSPLIT, AHU, ERU, EVAPCOOL, FAN, and TU3 Monthly (M) task with
IMPORTANT NOTE.
2. Updated DTCLSYS Weekly (W) and Monthly (M) task with IMPORTANT NOTE.
3. Updated FILTDTDF BI-Weekly and Monthly (M) task with IMPORTANT NOTE.
4. Add PUMPLQ Monthly (M) task with IMPORTANT NOTE.
5. Add part AIRDRYER, CABAIRCOMP, DTCLSYS, FAN-M, KJELDAHL, MANUAL DOOR, MANUAL
GATE, PIMPLQ-M, SPILL KIT, and WTRRECLAIMSYS.
GENERAL INSTRUCTIONS
This handbook provides a description of maintenance tasks to be performed on campus equipment
maintained by the Preventive Maintenance Shop. It is designed to be a handy pocket reference. The
handbook is organized into two sections, GENERAL INSTRUCTIONS and PM STANDARDS.
GENERAL INSTRUCTIONS (this section) provides information about the purpose and use of the
handbook.
The PM STANDARDS section contains the maintenance tasks to be performed for specific types of
equipment and describes the frequency of that work. The standards are organized alphabetically by the
PM Basic name that is written on PM work orders.
EXAMPLE: A PM work order to perform quarterly maintenance on an HVAC fan coil unit will show the
PM Basic name as FCU/UV-Q. In this handbook, you would find the tasks to be performed by finding the
PM Standard called FCU/UV.
Each PM Standard is organized with tasks listed per frequency of performance: monthly, quarterly, semi-
annual and annual, as appropriate. For brevity purposes, similar tasks for different frequencies are not
repeated but it is understood that they are to be performed. For example: annual tasks for an air Handling
Unit, AHU, only has one task listed; however, the quarterly and semi-annual tasks must also be
performed along with the annual task.
For all PM standards, the first task listed is: “Common Tasks, See GENERAL INSTRUCTIONS.” These
are tasks to be performed for all equipment and for all frequencies. They are listed on the next page.
PM Common Tasks
1. Lockout/tagout equipment before servicing.
2. Check for (as applicable):

a. General condition.
b. Equipment operates as intended (both before and after servicing).
c. Unusual noises or vibrations.
d. Rust and corrosion.
e. Loose burnt or damaged wiring.
f. Leaks
g. Excessive wear
3. Report any problems to foreman & write up work request as needed.

PM STANDARDS
4
ACPKG
HVAC PACKAGE UNIT
FREQ TASK DESCRIPTION
ALL Common Tasks, see GENERAL INSTRUCTIONS
M IMPORTANT NOTE: The Monthly (M) task is not required for all equipment of this type only for
specific equipment in certain buildings. Refer to the individual equipment PM work order extra
description detailing specific PM Task that need to be completed.
1. Replace filter (as needed)

2. Clean drain pan & drain line
Q 1. Check cleanliness of coils.

4. Inspect fan
5. Check belts/sheaves for wear & alignment, correct as needed
S 1. Check & lubricate fan bearings

2. Inspect condition of damper linkages and actuators
A Check & lubricate motor bearings
ACSPLIT
HVAC SPLIT SYSTEM
specific equipment in certain buildings. Some of these task are the same for Seasonal Monthly
March – September (SMMS) PM task. Refer to the individual equipment PM work order extra


4. Inspect fan

2. Inspect condition of damper linkages and actuators
A 1. Check & lubricate motor bearings

2. If equipped with condensate pump clean tank, float, and drain line
3. If equipped with condensate pump check drain line for kinks
5
AHU
AIR HANDLING UNIT
specific equipment in certain buildings. Some of these task are the same for Weekly, Bi-weekly,
Seasonal Monthly March – September (SMMS), Seasonal Monthly March – May (SMMM) and
Seasonal Monthly Weekly March – May (SMWMM) PM task. Refer to the individual equipment
PM Work Order extra description detailing specific PM Task to be completed.
1. Replace filter (as needed) & inspect for proper fit in housing
3. Vacuum & wash down intake
4. Vacuum inside AHU

4. Inspect fan
6. AHRC Only: Check pressure drop across filters and record in logbook.
S 1. Check and lubricate fan bearings.

2. Inspect condition of damper linkages and actuators.
A 1. Check and lubricate motor bearings

2. If equipped with UV lights replace blubs.
AIRCOMP
AIR COMPRESSOR
Q 1. Check belts/sheaves for wear & alignment, correct as needed

2. Check air filter & replace as needed
3. Bleed water from air tank
4. Check oil level - add as required
5. If equipped with refrigerated air dryer, check cleanliness of coil, fan & motor.
S Change oil
A Check and lubricate motor bearings.
6
AIRCUR
AIR CURTAIN

2. Replace filter as needed
3. Inspect fan.
S Check & lubricate fan bearings
A Check and lubricate motor bearings.
AIRDRYER
REFRIGERATED AIR DRYER
Q Check cleanliness of coil, fan & motor, clean as needed.
A Check, clean & lubricate motors.
AUTODREL
AUTOMATIC DOOR UNIT - ELECTRIC
Q Check belts/chain/sprocket for wear & alignment, correct as needed
S Check & lubricate bearings & chains
NOTE: These are motorized automatic doors that swing or slide open/closed. An example would be a
handicapped door. This is not a roll up type door which is another type of equipment found in a
garage or shop area.
7
AUTOGATE
AUTOMATIC GATE
S 1. If equipped check & lubricate bearings & chains

2. If equipped check chain/sprocket for wear & alignment, correct as needed
3. If equipped check belts/sheaves for wear & alignment, correct as needed.
A If equipped check & lubricate motor bearings
AUTOWDOP
AUTOMATIC WINDOW OPENER
Q Check chain/sprocket for wear & alignment, correct as needed
S Check & lubricate bearings & chains
NOTE: These are motorized opening devices typically found in greenhouses or other specialized areas.
CABAIRCOMP1
CABINET AIR COMPRESSOR
S Welding shop maintenance.
NOTE: This maintenance is done by a contractor scheduled by the welding shop.
CABAIRCOMP2
CABINET AIR COMPRESSOR
S Zone shop replace air filter.
8
CABHTR
CABINET HEATER
Q 1. Check cleanliness of coils, clean as needed

2. Replace filter as needed (if equipped)
3. Inspect fan, clean as needed
4. Check belts if equipped.
NOTE: These are units flush mounted, wall mounted or ceiling hung that heat only. They normally have a
fan and some form of coil (HW, electric, steam) and a filter. They are normally found inside bldg entrance
doors and stairwells.
CHEMSYS
CHEMICAL FEED SYSTEM(WATER TREATMENT)
B&M 1. Test for TDS (total dissolve solids) phosphate reading

2. Inspect pumps & timers
3. Inspect controller for proper operation
4. Inspect & clean probe as needed
5. Check system for proper control sequence
6. Check drum chemical level & change as needed
7. Remove empty drums
CISTERNSYS
CISTERN SYSTEM (WATER TREATMENT)
M 1. Replace filter
2. Check for leaks
COILRH
REHEAT COIL (HOT WATER,STEAM,ELECTRIC)
A Check cleanliness of coils, clean as needed
9
COLDROOM
COLD ROOM (WALKIN FREEZER/COOLERS)
Q 1. Replace filter as needed

COOLTW
COOLING TOWER
B Inspect and clean as needed:

a. upper basin: inlets, nozzles, deck
b. Lower basin: debris in water (brush & siphon) and fill (buildup), float valve, overflow, water
level, outlet drains & screens
c. Sides: inlet screens, louvers, fill, leaks
d. Area around tower (debris, etc)
M Test dip slide
Q 1. Check & lubricate motors & bearings

3. Check gear box oil level, add as required
A Change gear box oil

DKFTN
DRINKING FOUNTAIN
A 1. Check cleanliness of coil, clean as needed

2. Check & lubricate motor
10
DMP/LOUV MISC
DAMPER/LOUVER MISCELLANEOUS
A 1. Check cleanliness of screens, clean as needed

2. Lubricate pivot points
3. Lubricate linkages
4. Inspect condition of linkages, actuators, wiring, etc.
DTCLSYS
DUST COLLECTION SYSTEM
W IMPORTANT NOTE: The Weekly (W) task is not required for all equipment of this type only for
specific equipment in certain buildings. Refer to the individual equipment PM work order to know
what frequency is scheduled and PM Task that need to be completed.
Empty dust bins
1. If equipped check filter & replace as needed

2. Clean as needed.

2. Check belts/ sheaves for wear & alignment, correct as needed
EMGNDL
EMERGENCY GENERATOR-DIESEL
M 1. Check water level in radiator

3. Check air filters, hoses & block heaters, replace as needed
4. Check oil level, add as required
5. Check water level in batteries
6. Check fuel level
7. Start up unit
8. Check run time readings & log book
9. Ensure generator in auto mode
Q Load test
11
EMGNNG
EMERGENCY GENERATOR-NATURAL GAS

3. Check air filters, hoses, & block heaters, replace as needed
6. Start up unit
Q Load test
EMLTB
EMERGENCY LIGHT (BATTERY BACKUP)
Q 1. Test that light will come on.

2. Check condition of batteries & change as required
3. Replace bulbs as needed
EMLTNB
EMERGENCY LIGHT (NO BATTERY)
Q Check to see if lit, replace bulbs as needed
ENVIRORM
ENVIRONMENTAL/GROWTH ROOM
Q 1. Replace filter as needed

12
ERU
ENERGY RECOVERY UNIT
specific equipment in certain buildings. Some of these task are the same for Seasonal Monthly
Weekly March – May (SMWMM) and Seasonal Monthly March - May (SMMM) PM task. Refer to
the individual equipment PM Work Order extra description detailing specific PM Task to be
completed.
Replace filter as needed & inspect for proper fit in housing
Q 1. Check cleanliness of heat transfer surfaces, clean as needed

2. Replace filter as needed & inspect for proper fit in housing
3. Inspect condition of damper linkages & actuators
EVAPCOOL
EVAPORATIVE COOLER
Replace filter (as needed)
Q 1. Replace filter, as needed if equipped

2. Replace evaporative pads, as needed
6. Treat water after each cleaning
7. Inspect pumps & repair as needed
EXLTB
EXIT LIGHT (BATTERY BACKUP)
Q 1. Test for proper operation on battery mode

2. Check condition of batteries & change as required
3. Replace bulbs as needed
13
EXLTNB
EXIT LIGHTS (NO BATTERY)
Q Check to see if lit, replace bulbs as needed
FAN
FAN (EXHAUST/OUTSIDE AIR/RETURN AIR FAN /RELIEF AIR FAN /ETC)
If equipped inspect filter & replace if needed.
S 1. Clean as needed
2. Check & lubricate fan bearings
3. Check belts/ sheaves for wear & alignment, correct as needed.
FCU/UV
FAN COIL UNIT/UNIT VENTILATOR
Q 1. Check cleanliness of coils

A 1. Check & lubricate motor bearings

2. If equipped with condensate pump clean tank, float, and drain line
3. If equipped with condensate pump check drain line for kinks
14
FILTDTDF
FILTER-DUCT OR DIFFUSER
BW,M IMPORTANT NOTE: The Bi-Weekly (BW) and Monthly (M) frequency is not required for all
equipment of this type only for specific equipment in certain buildings. Refer to the individual
equipment PM work order to know what frequency is scheduled and PM Task that need to be
completed.
Replace filter as needed
Q Replace filter as needed
FIREDR
FIRE DOOR
S 1. Check & lubricate bearings

2. Check belt/sheave for wear & alignment, correct as needed
3. Check water level in batteries, if equipped
NOTE: These are automatic doors that close in the event of fire. The closing mechanism is motor driven.
Magnetic door hold open devices are not included in this category of equipment.
FIREPUMP
FIRE PUMP (DIESEL/NATURAL GAS)

3. Check air filters, hoses & block heaters, replace as needed
6. Check fuel level, If equipped
7. Start up unit
Q Load test
A State Inspection
15
GHAUTOSD
GREENHOUSE AUTO SHADE SYSTEM
A There are no specific PM tasks to be performed per the O&M manuals: however, ask users if they
know of any problems with the system. If so, report them to your foreman for follow-up action.
HEATBBEL or HEATBBOT
HEATER,BASEBOARD,ELECTRIC or OTHER
A Check cleanliness of coils/heating elements
HUMIF MISC
HUMIDIFIER/DEHUMIDIFIER MISCELLANEOUS
Q 1. Replace filter (as needed) & inspect for proper fit in housing
2. If equipped check belts/sheaves for wear & alignment, correct & get help from HVAC mechanic
as needed
HVACC
HVAC CONDENSING UNIT
A 1. Check cleanliness of coils, clean as needed

2. Check cleanliness of fan grille, clean as needed
3. Check fan proper operation & general condition
4. Request assistance from A/C Refrigeration shop 56, if needed
HWCWSYS
HOT WATER/CHILLED WATER CLOSED SYSTEM
Q 1. Test hopper station for total dissolve solids

2. Test hopper station for nitrite levels
3. Add chemicals as needed
4. Check flow through bypass feeder
16
HYDLIFT
HYDRAULIC LIFT
Q Check fluid levels add as needed
A Change fluid
ICEMKR
ICEMAKER
A 1. Check cleanliness of coil, clean as needed

2. Check & lubricate motor bearings
3. Replace filter (air & water) as needed
KJELDAHL
KJELDAHL UNIT
A 1. Check & lubricate bearings

2. Check belts/sheaves for wear & alignment correct as needed
MANUALDOOR
MANUAL DOOR
A Grease hinges
MANUALGATE
MANUAL GATE
A 1. Check gate & hinge alignment

2. Grease hinges
3. Oil latch
17
MAU
MAKEUP AIR UNIT

S 1. Check and lubricate fan bearings.

2. Inspect condition of damper linkages and actuators.
A Check and lubricate motor bearings
MISC
MISCELLANEOUS
Q,S,A Perform maintenance task per PM Standards associated with each type equipment listed in part
extra description
ODORUNIT
COMPACTOR ODOR CONTROL UNIT
A 1. Replace filter & check for proper fit

2. Remove & clean glass insulator & electrodes
3. Check & lubricate motor bearings
OPERTBEL
OPERATING TABLE-ELECTRIC
S Check & lubricate bearings
A Check & lubricate motors bearing
18
OPERTBHY
OPERATING TABLE-HYDRAULIC

2. Check pump seals for leaks
3. Check fluid levels add as needed
OVERHEADDOOR
OVERHEAD DOOR
S 1. Check & lubricate bearings, chains, sprockets, etc

2. Check belts if equipped, replace as needed.
NOTE: These are motorized roll-up doors similar to those found in a garage or shop area.
PUMPLQ
PUMP, LIQUID
specific equipment in certain buildings. Refer to the individual equipment PM work order extra
Grease pump only 1 or 2 drops
Q 1. Check pump seals for leaks

2. Check couplings for wear
3. Check couplings for alignment
NOTE: This category includes HW, Chilled water, circulating, condensing water, steam condensate,
sump and any other pump designed to pump liquids through a piping system.
19
RODISYS
REVERSE OSMOSIS DE-IONIZED WATER SYSTEMS
B Check & record readings per log book instructions
RWOZONESYS
RAINWATER OZONE FILTRATION SYSTEM
(WATER TREATMENT)
W Clean filter as needed
SPILL KIT
SPILL KIT
S 1. Inventory contents per list inside barrel.

2. Report any shortages & damages to foreman
SSFILSYS
SIDE STREAM FILTRATION SYSTEM
(WATER TREATMENT)
B Check proper operation of unit & general condition
A Clean filter
20
TTWHVAC
HVAC UNIT - THRU THE WALL

A Check & lubricate motors bearings
NOTE: These are packaged air conditioning units with their own compressor that are mounted through a
wall to allow system heat to be expelled to the outside. Some are heat pumps and/or have supplemental
electric heat. These are similar to units found in motels.
TU1
TERMINAL UNIT WITHOUT COIL/FILTER
A Check cleanliness of unit, clean as needed
TU2
TERMINAL UNIT WITH COIL
A Check cleanliness of coils & unit, clean as needed
TU3
TERMINAL UNIT WITH COIL/FILTER

2. Check filter for proper mounting
Q 1. Check cleanliness of coil, clean as needed

3. Check filter for proper mounting
21
UHEL/UHG/UHHW/UHST
UNIT HEATER-ELECTRIC/GAS/HW or STEAM
A 1. Check thermostat function

2. Check cleanliness of elements, clean as needed
3. Check & lubricate motors
NOTE: These are similar to cabinet heaters but usually do not have filters. Typically found in shop areas,
warehouses, restrooms, green houses or other areas not cooled but heated.
VACPUMP
VACUUM PUMP

2. Bleed water from air tank
3. Check oil level-add as required clean strainers
4. Check pump seals for leaks
5. Check couplings for alignment
6. Check couplings for wear
A 1. Change oil
2. Check & lubricate motors
WINCH

2. Check chains/sprockets/cables/pulleys for wear & alignment, correct as need
A Check & lubricate motor bearings & chains
NOTE: These are electric motor powered winches used to raise and lower equipment.
22
WSAC
WATER SOURCE AC UNIT


These are air conditioning units that are water cooled vs air cooled. Other than being WC they are self
contained units.
WTRRECLAIMSYS
WATER RECLAIM SYSTEM
(WATER TREATMENT)
Q 1. Inspect pump for proper operation

2. Inspect pump strainer & clean as needed
3. Inspect water flow meter for proper operation
4. Add antimicrobial tab to reservoir as needed
5. Clean reservoir with a brush & wet-vac as neded
WTRSOFT
WATER SOFTENERS
M 1. Check proper operation of timers

2. Check proper operation of controllers
3. Test softness of water & add salt as needed
23
WU
AC WINDOW UNIT

This also includes window unit heat pumps.
24

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Operations and Maintenance Department

(updated 9 March 2020)

2. Check for (as applicable):

3. Report any problems to foreman & write up work request as needed.

FREQ TASK DESCRIPTION

ALL Common Tasks, see GENERAL INSTRUCTIONS

1. Replace filter (as needed)

Q 1. Check cleanliness of coils.

S 1. Check & lubricate fan bearings

A Check & lubricate motor bearings

FREQ TASK DESCRIPTION

ALL Common Tasks, see GENERAL INSTRUCTIONS

1. Replace filter (as needed)

Q 1. Check cleanliness of coils.

S 1. Check & lubricate fan bearings

A 1. Check & lubricate motor bearings

FREQ TASK DESCRIPTION

ALL Common Tasks, see GENERAL INSTRUCTIONS

Q 1. Check cleanliness of coils.

S 1. Check and lubricate fan bearings.

A 1. Check and lubricate motor bearings

FREQ TASK DESCRIPTION

ALL Common Tasks, see GENERAL INSTRUCTIONS

Q 1. Check belts/sheaves for wear & alignment, correct as needed

A Check and lubricate motor bearings.

FREQ TASK DESCRIPTION

ALL Common Tasks, see GENERAL INSTRUCTIONS

Q 1. Check cleanliness of coils.

S Check & lubricate fan bearings

A Check and lubricate motor bearings.

FREQ TASK DESCRIPTION

ALL Common Tasks, see GENERAL INSTRUCTIONS

Q Check cleanliness of coil, fan & motor, clean as needed.

A Check, clean & lubricate motors.

FREQ TASK DESCRIPTION

ALL Common Tasks, see GENERAL INSTRUCTIONS

Q Check belts/chain/sprocket for wear & alignment, correct as needed

S Check & lubricate bearings & chains

A Check & lubricate motor bearings

FREQ TASK DESCRIPTION

ALL Common Tasks, see GENERAL INSTRUCTIONS

S 1. If equipped check & lubricate bearings & chains

A If equipped check & lubricate motor bearings

FREQ TASK DESCRIPTION

ALL Common Tasks, see GENERAL INSTRUCTIONS

Q Check chain/sprocket for wear & alignment, correct as needed

S Check & lubricate bearings & chains

A Check & lubricate motor bearings

FREQ TASK DESCRIPTION

ALL Common Tasks, see GENERAL INSTRUCTIONS

S Welding shop maintenance.

NOTE: This maintenance is done by a contractor scheduled by the welding shop.

FREQ TASK DESCRIPTION

ALL Common Tasks, see GENERAL INSTRUCTIONS

S Zone shop replace air filter.

FREQ TASK DESCRIPTION

ALL Common Tasks, see GENERAL INSTRUCTIONS

Q 1. Check cleanliness of coils, clean as needed

S Check & lubricate fan bearings