Facilities
Prepare for the summer heat and storms.
Air conditioning (A/C) units fail primarily because of poor preventive maintenance (PM) prior to start-up and then a lack of routine maintenance during operation. A problem identified in its initial stage can normally cost less to repair and help prevent unscheduled downtime. In addition, a well-maintained unit can tend to operate more efficiently with energy cost savings. To help you achieve reliable, efficient, and uninterrupted service from an A/C unit, the following maintenance is suggested.
One of the most critical controls on the A/C unit is the crankcase heater. Preferably, the heater should remain energized while the unit is idle. The energized heater will minimize refrigerant migration to the compressor and dilution of the crankcase oil. In all cases, it is very important that the crankcase heater be energized at least 8 hours before starting the A/C unit.
Preventative maintenance prior and during season is recommended.
Early detection of problems can minimize impact.
Well maintained unit can provide reliability and energy cost savings.
Energized crankcase heater at least eight hours before starting the A/C unit.
A clean condenser can extend the life of the unit.
The A/C condenser should be cleaned at a minimum annually. If the condenser is in a high dust or dirt area it should be scheduled for more frequent cleaning. A clean condenser can prevent high head pressure which can shorten the life of the unit.
The motor magnetic starter should be inspected prior to start-up.
The contacts may be worn because of compressor cycling over time.
All terminal connections should be checked and tightened, and all worn, pitted or corroded contacts replaced.
The overload protection on the unit should also be examined for proper sizing.
Since the operating and safety controls are the heart of the unit, they should be checked to confirm they are properly calibrated and in good working order. Like all electrical and mechanical equipment, controls can deteriorate and must be replaced.
If possible, the crankcase oil should be tested prior to starting the unit after the off season. The results of the analysis will confirm the integrity of the oil for the upcoming cooling season. If there is any question about the oil’s quality the oil should be changed.
The A/C system should be equipped with a moisture indicator. This device will detect the present of moisture in the system. If moisture is present, filter dryers should be installed or changed to remove the moisture. More importantly, the source of the moisture should be determined, and preventive action taken to correct the condition.
Compressors
Energize the crankcase heaters for at least eight hours prior to start- up. Leave them energized for the remainder of the cooling season so whenever the compressor is idle, the heater will help prevent refrigerant migration to the crankcase.
Test the lubricating oil for color and acidity.
Check the crankcase oil level.
Motors
Check the air passages of motors for cleanliness and obstructions.
Check the condition of the bearings.
Lubricate the bearings.
Take insulation resistance readings.
Motor magnetic starters should be inspected prior to start-up.
All terminal connections should be checked and tightened, and all worn, deteriorated, and pitted contacts should be replaced.
Overload protection on the unit should be examined for proper sizing.
Operating and safety controls
Determine that all controls are properly calibrated and working correctly.
Examine flow switches by removing them and checking for corrosion and proper linkage operation.
Thermostatic Expansion valves
Check the expansion valve for proper operation and superheat settings over the full range of operation.
Refrigerant circuits
Be sure the circuit is equipped with a moisture indicator.
If moisture is indicated, install new liquid line filter/drier cores. Identify and correct the source of the moisture.
Condensers
Clean fins and coils of air cooled and evaporative condensers. Protect the fan motors from moisture while cleaning.
Clean shell and tube condensers of scale and debris. Clean cooling tower baffles, sump, and spray nozzles.
This article appears in Liberty Mutual Insurance’s Engineering Newsletter. It is being reprinted with their permission.
For questions and concerns regarding your boiler and machinery, email Jeff Harrison at jeff.harrison@cbservices.org
Spring and summer storms can cause significant damage to your facilities. The impact of severe weather events can be devastating, leading to loss of property, revenue, and even lives. With storm—and most ominously—hurricane and tornado season fast approaching, it's crucial to have a well-thought-out plan to prepare your facility for these potential disasters.
The first step in preparing your facilities for dangerous weather is understanding the specific risks your organization faces. This includes identifying potential hazards, such as flooding, high winds, or lightning strikes. Knowing your facility's vulnerabilities can help you prioritize your preparations and allocate resources effectively.
A well-documented emergency plan is crucial for any business facing the threat of severe weather. This plan should detail the steps your organization will take to protect employees, safeguard assets, and minimize disruptions. Your emergency plan should include:
Evacuation procedures: Clearly outline the routes employees should take to reach safe areas within the facility or off-site.
Communication protocols: Establish a system for alerting employees of emergencies and providing updates on the situation.
Backup power supplies: Ensure your facility has adequate backup power to maintain critical operations during a power outage.
Regular employee training: Conduct training sessions to familiarize staff with your emergency plan and ensure they know their roles and responsibilities.
According to the National Oceanic and Atmospheric Administration (NOAA), 28 weather and climate disasters with losses exceeding $1 billion each affected the U.S. in 2023. The combined total cost of these 2023 disasters is $93.1 billion. In recent years, hurricanes and tropical storms have caused tremendous damage to property across the U.S., and not just on the East and Gulf Coasts. In August, Tropical Storm Hilary made history as the first tropical storm to hit Southern California in 84 years.
With this in mind, besides having an emergency plan, take steps to protect your facility and assets from the potential damage caused by hurricanes. Key strategies include:
Securing your building: Inspect the building for potential hazards and address them before a hurricane strikes. Secure loose objects, such as outdoor furniture, signage, and equipment, which could become projectiles in high winds. Install hurricane shutters or impact-resistant windows to protect against high winds and flying debris.
Backup Critical Data: Regularly backup important data and store copies in a secure off-site location or cloud storage. This ensures that essential information remains accessible even if your facility experiences damage during a hurricane.
Protect Equipment and Assets: Elevate critical equipment off the floor in flood-prone areas to prevent water damage. Install surge protectors to safeguard electronic devices from power surges caused by lightning strikes.
Stock Emergency Supplies: Maintain an emergency supply kit with essentials such as first aid supplies, flashlights, batteries, non-perishable food, water, and necessary medications. Ensure these supplies are easily accessible to employees during a hurricane.
Communicate with Employees: Keep employees informed about hurricane preparedness plans and procedures. Provide regular updates about weather forecasts and evacuation instructions.
Maintain Contact Information: Keep an updated list of emergency contacts, including employees, key stakeholders, local authorities, and utility providers. Communicate with these contacts before and after the hurricane to coordinate response efforts.
Stay Informed: Monitor weather updates from reliable sources and stay informed about hurricane developments in your area. Follow instructions from local authorities and emergency management agencies regarding evacuation orders or sheltering in place.
Christian Brothers Risk Management Services has developed a free Emergency Operations Plan for Risk Pooling Trust members that features resource information and general guidance on managing emergency situations. The plan provides a basic framework of planning, preparedness, response, and recovery to help ensure the safety of occupants as well as promote essential emergency management practices that will help promote the continuation of your essential services following adverse circumstances.
Did you know?
According to the National Weather Service, while hurricanes pose the greatest threat to life and property, tropical storms and depression also can be devastating. Hazards from tropical cyclones (which include tropical depressions, tropical storms, and hurricanes) include storm surge flooding, inland flooding from heavy rains, destructive winds, tornadoes, and high surf and rip currents.
Instead of waiting for a storm to strike, organizations should proactively assess their vulnerability to severe weather and ensure they have sufficient insurance coverage. Organizations benefit greatly from testing their existing programs with a thorough risk assessment to uncover potential issues and weaknesses within their systems. Conducting tabletop exercises with those responsible for developing and implementing these plans can be highly effective in this regard.
This is also a good time to review your insurance policies, including coverage for property damage and business interruption due to hurricanes. Understand the extent of your coverage, deductibles, and exclusions. Ensure your organization has appropriate coverage for potential damage caused by severe weather events.
Contact Christian Brothers Risk Management Services for a coverage review to ensure proper protection for your organization from weather-related events.
In the aftermath of a severe weather event, it is essential to have a plan in place to quickly assess the damage, restore critical operations, and communicate with stakeholders. Key steps for post-storm recovery include:
Assessing the damage: Conduct a thorough inspection of your facility to identify any structural damage, water infiltration, or other issues.
Restoring critical operations: Prioritize restoration of essential services and systems, such as power, communication, and water.
Communicating with stakeholders: Keep employees, customers, and other stakeholders informed of your recovery efforts and any changes to your operations.
By taking the time to prepare your business for hurricanes and bad weather, you can minimize the potential impact of these events on your facility, employees, and operations. Use the checklist below to ensure you've covered all the steps to protect your business from spring storms and hurricanes.
Understand the risks specific to your facility
Create a comprehensive emergency plan
Protect your facility and assets
Test and insure your organization
Plan for post-storm recovery
Here are some additional resources to explore for hurricane preparedness information:
https://www.redcross.org/get-help/how-to-prepare-for-emergencies/types-of-emergencies/hurricane.html
https://www.ready.gov/hurricanes
https://www.weather.gov/safety/hurricane-plan
https://www.fema.gov/emergency-managers/risk-management/hurricanes
Being prepared for severe weather is crucial to safeguarding your organization and ensuring the long-term success of your mission. Allow Christian Brothers Risk Management Services to support you in being vigilant and proactive.
Contact us today at 800.807.0300 or via email to learn how we can help your ministry achieve its risk management goals and protect your mission.
