With the arrival of spring, now is the time to think about turning off and isolating different building heating supplies. This is particularly important for those warmer spring days, when you need to ensure that the heating controls are operating properly in order to turn on/off the building heat. Parking garages should have the heat completely turned off and the unit heater fans should not be in operation. All pipe heat tracing systems should be turned off at the electrical source or their thermostats should be inspected to ensure proper on/off operation. In addition, this is also a good time to drain the condensate that has accumulated from the cold weather within your dry sprinkler system of the parking garages.
Suite heating is still required at night, as the temperatures can still dip to around the freezing mark. Therefore, it's imperative that the indoor/outdoor suite heating controller is set properly to a low supply temperature and, if the controller has off capabilities for the heat and pumps, that the controller calibrated properly. On days above 15 C, site staff can inspect their systems to see if heat is still being distributed to the suites. Suite heating is required if the building is unable to maintain 21 C within the suites at any time. Typically, outdoor temperatures above 15 C see controllers turn pumps and heat off. Suite heating must be available until May 30 each year if required.
As of June 1, building heating systems can be completely turned off and preventative maintenance should be scheduled at all buildings. Your mechanical service provider should be providing you with a strip down maintenance schedule for the boilers. Summer maintenance should provide the main cleaning scope of work for heating boilers, with the equipment being completely opened, inspected, cleaned and all deficiencies identified and repaired.
The same applies to all gas-fired duct heaters on the roofs supplying heated air to the corridors; These units should be turned off and inspected. Typical life spans of these units are between 15 and 20 years before replacement is necessary.
Greenwin has prepared a tender for roof maintenance service that includes inspection of roof drains and cleaning, removal of vegetation, minor caulking of brick, metal flashings and minor membrane repairs. The program is designed to ensure regular maintenance is performed and roof systems function and drain properly. Roof inspections are typically completed every other year, but for the low-rise buildings that have a lot of vegetation overhanging the roofs you may want to conduct roof maintenance annually.