PREVENTIVE MAINTENANCE OF ENGINEERING DEPARTMENT (written by ARNOLD SIANIPAR)

According to experiences in Arion Plaza Shopping Center, Crown Vista Hotel & Apartment, Aerowisata Premier Basko Hotel, Sheraton Mustika Yogyakarta Resort & SPA and Grand Sudirman Balikpapan.

A. Daily Preventive Maintenance.

(Inspection Activities)

1. Daily Preventive Maintenance of Generators

a. Visual Inspection of Generators

b. Check Diesel Fuel Tank Level of Generators

c. Check Engine Coolant Level of Generators

d. Check Engine Oil Level of Generators

e. Check Battery Charge System of Generators

f. Check Fuel Delivery System of Generators

g. Cleanness of Generator Rooms.

2. Daily Preventive Maintenance of Generator Control Panel (GCP)

Inspection of Temperature inside the Panel and Cleanness, Checking Incoming

Voltage and Load Current, Power Factor of Load, Ambient Temperature, Cleanness

of Panels, Inspection of all electrical Components such Contactors, Fuses and Air

Circuit Breakers.

3. Daily Preventive Maintenance of Synchronizing Control Panel

Generator

Inspection of Temperature inside the Panel and Cleanness, Checking Incoming

Voltage and Load Current, Power Factor of Load, Ambient Temperature, Cleanness

of Panels, Inspection of all electrical Components such Contactors, Fuses and Air

Circuit Breakers.

4. Daily Preventive Maintenance of Low Voltage Main Distribution Panels

(LVMDP).

Inspection of Temperature inside the Panel and Cleanness, Checking Incoming

Voltage and Load Current, Power Factor of Load, Ambient Temperature, Cleanness

of Panels, Inspection of all electrical Components such Contactors, Fuses and Air

Circuit Breakers.

5. Daily Preventive Maintenance of Medium Voltage Main Distribution

Panels (MVMDP).

Inspection of Cubicle 20 kV equipped with Disconnect Switch, Earth Switch, HRC

Fuse, and Temperature inside Panel, Cleanness and Ambient Temperature of Panel.

6. Daily Preventive Maintenance of Distribution Transformers.

Cast Resin or Oil Immersed Type, 20/0.4 kV, Connection of Delta – Wye Neutral,

Checking of Ambient Temperature, Cleanness, Volume of Oil and Cleanness of

Transformer and Room.

7. Daily Preventive Maintenance of Water Pumps Room.

Checking of Leakage of Transfer Pumps, Electric Motors and Control Panels, Valves,

Pipes, Pressure Gauges, Bearing of Motor, Seal of Pumps and Cleanness of Room.

8. Daily Preventive Maintenance of Hydrant and Sprinkler Pumps

Systems.

Inspection of Pressurized Tanks, Jockey Pumps, Main Pumps, Diesel Engine Pumps,

Battery of Diesel Engine Pump, Diesel Fuel of Engine Pump, Electric Motor Control

Panel, Pipes, Valves, Stand By of Pressure Gauges of Hydrant and Sprinkler Systems,

Bearing of Motor, Seal of Pump and Cleanness of Room.

9. Daily Preventive Maintenance of Ground Water Tanks (Water

Treatment Plants).

Checking of Value of PH, Chlorine and Ferro and Level of Water, Leakage of Pipes,

Broken and Leakage of Valves and Cleanness of Ground Tank.

10. Daily Preventive Maintenance of Water Filter Tanks (Water Treatment

Plants).

Check Value of PH (PH = 6.8 ― 7.5). Value of Chlorine (CL = 1.0 ― 3.0) and Value of

Ferro (Fe < 0.3 ppm) Operation Inspection of Fe and Removal Filter, Sand Filter, Carbon Filter and

Softener for Purification of Water, and Broken or Leakage of Pipes and Valves and

also Pressure Gauges, Back-Wash and Rinse of Filters.

11. Daily Preventive Maintenance of Air Cooled Water Chiller Units.

Inspection of Chilled water Entering Set Point (42 – 44) F and Leaving Temperature,

Evaporator Refrigerant Pressure (30 – 35) PSI and Condenser Refrigerant Pressure,

Oil Temperature (<75 Celsius), Ambient Temperature, Voltage and Rated Load

Current of Compressor, Hours of Operation of Compressor, Entering and Leaving

Water Condenser Temperature, Operation of Compressor, Saturated Temperature

and Pressure of Chilled Water, Inspection of Leak Refrigerant and Oil Pipes.

12. Daily Preventive Maintenance of Chilled Water Pumps.

Inspection of Electric Motor, Pump, Bearing of Motor, Seal of Pump, Electric Motor

Control Panel, Pipes, Valves, Pressure Gauge and Insulation of Chilled Water Pipes.

13. Daily Preventive Maintenance of Roof Water Tanks.

Inspection of Condition and Level of Water, Pipes, Valves and Cleanness of Roof

Water Tank. And also check Value of PH, Chlorine and Ferro of Water.

14. Daily Preventive Maintenance of Hot Water Tanks.

Inspection of Condition, Level, Temperature of Hot Water, Heater Element, Pipes ,

Valves, Heater Control Panel, Insulation of Hot Water Tank and Cleanness of Hot

Water Tank.

15. Daily Preventive Maintenance of Transfer and Booster Pumps of Clean

Water.

Inspection of Electric Motors, Pumps, Bearing of Motors, Seal of Pumps, Electric

Motor Control Panels, Pipes, Valves and Pressure Gauges.

16. Daily Preventive Maintenance of Distribution Pumps of Hot Water.

Inspection of Electric Motors, Pumps, Bearing of Motors, Seal of Pumps, Electric

Motor Control Panels, Pipes, Valves, Temperature and Pressure Gauges.

17. Daily Preventive Maintenance of Elevators System.

Inspection of Elevator Motor, Elevator Sling, Elevator Brake, Elevator Control Panel,

Elevator Bearing, Elevator Pulley, Elevator Pit, Car Door Elevator, Shaft Doors of

Elevator, Automatic Rescue Device, Power Panel, Air Conditioner of Elevator Room

and Cleanness of Room.

18. Daily Preventive Maintenance of Elevator Car Units.

Inspection of Electric Motor on Top Car, Lubrication of Door Car of Elevator, Limit

Switches, Lighting in Elevator Car, Fans on Elevator Car and Cleanness of Elevator

Car.

19. Daily Preventive Maintenance of Shaft Door of Elevator at each Floor.

Lubrication for Smoothing Shaft Door, Limit Switches, Sling of Shaft Door and

Cleanliness of Door Rail at Each Floor.

20. Daily Preventive Maintenance of Pump Room of Swimming Pool.

Inspection of Electric Motors, Pumps, Water Filters, Motor Control Panels, Pipes,

Valves, Bearing of Motors, Seal of Pumps and Cleanness of Room. And also check

Cleanness of Balancing Tank, Back Wash and Rise of Water in Water Filters.

Checking of PH Water Value must be 6.8 – 7.5 and Chlorine value 1-3.

21. Daily Preventive Maintenance of Air Handling Units (AHU).

Inspection of Air Filter, Water Supply Valve, Water Return Valve, By Pass Valve,

Solenoid Valve, Pressure Gauge, Thermostat, AHU Control Panel, Motor Blower, Fan

Belt, Water Drainage Pipe, Supply and Insulation of Air Duct and Cleanness of AHU.

22. Daily Preventive Maintenance of Inspection of Fan Coil Units (FCU).

Inspection of Pan of FCU, Water Supply Valve, Water Return Valve, Water Drainage

Pipe, Motor Blower, Solenoid Valve, Noise of FCU Unit, FCU Control Panel and

Cleanness of FCU and Room Thermostat Control.

23. Daily Preventive Maintenance of Sewage Treatment Plants.

Inspection of Operation of Submersible and Blower Pumps, Driving Engines, Electric

Motors, Motor Control Panels and Cleanness of STP.

24. Daily Preventive Maintenance of Kitchen Grease Tanks.

Inspection of Operation of Submersible Pump, Level of Grease and Cleanness of

Tank.

25. Daily Preventive Maintenance of Waste Water Tanks.

Inspection of Operation of Submersible Pump and Electric Motor, Motor Control

Panel and Cleanness of Tank.

26. Daily Preventive Maintenance of Kitchen Equipment.

Inspection of Chinese Stoves, Ice Machines, Filter of Ice Machines, Temperature

Indicator of Refrigerator, Chiller Machines and Temperature Indicator, Operation of

Ovens, Kitchen Lifts, and Cleanness of Kitchen Equipment.

27. Daily Preventive Maintenance of Laundry Equipment.

Inspection of Washing Machines, Drying Machines, Air Compressor Unit, Dry Clean

Machines, Linen Sheet Machines, Steam Press Machine and Cleanness of Laundry

Equipment, Inspection of Steam Pipe Installation and Valves.

28. Daily Preventive Maintenance of Split Air Conditioners.

Cleanness and Temperature Inspection of Condenser and Evaporator Units.

29. Daily Preventive Maintenance of Split Duct Air Conditioners.

Cleanness and Temperature Inspection of Condenser and Fan Coil Units.

30. Daily Preventive Maintenance of Lighting Units.

Inspection of Cleanness and Operation of Indoor and Outdoor Lightings, Inspection

of Lighting Timers and Contactors, Photo Cell Sensors and Lighting Panels.

31. Daily Preventive Maintenance of Sound System.

Inspection of Sound System Main Equipment, Speakers and Volume Control, cabling

and also Cleanness of Equipment.

32. Daily Preventive Maintenance of MATV System.

Inspection of Main MATV Equipment, Cabling of Television System and Cleanness of

Room.

33. Daily Preventive Maintenance of Telephone System.

Inspection of PABX, UPS, MDP, Cabling of Telephone System and Cleanness of Room

and also Room Temperature.

34. Daily Preventive Maintenance of CCTV System.

Inspection of Receiver Units, Local Camera Units, and TV Monitors, Cabling of

Equipment, Cleanness and Temperature of Room.

35. Daily Preventive Maintenance of the Cage of Kitchen Gas.

Inspection of Gas Receivers, Gas Piping, Pressure Gauges, Gas Flow Meter, Valves

and Cleanness of Cage.

36. Daily Preventive Maintenance of Fire Extinguisher Units.

Inspection of Pressure Gauge, Location and Cleanness of Fire Extinguisher.

37. Daily Preventive Maintenance of Fire Alarm System.

Inspection of MCFA, Detectors, TBFA, Wiring and Cabling of Fire Alarm System and

Cleanness of Fire Alarm Equipment.

38. Daily Preventive Maintenance of Sewage and Waste Water Systems.

Drainage Inspection of Washbasin, Urine, Water Closet, Bath Tub, Sump Pit, Sewage

Submersible and Waste water Pumps, and Inspection of Cleanliness of Sump Pits.

39. Daily Preventive Maintenance of Ceiling, Wall and Floor.

Inspection of Condition of Ceiling, Wall and Floor.

40. Daily Preventive Maintenance of Furniture.

Inspection of Inside and Outside Furniture, e.g. Chairs, Tables, Sofas, Wardrobes and

Beds.

41. Daily Preventive Maintenance of Electronic Key Cards.

Inspection of Battery, PCB, Mechanism and Cleanness of Keys.

42. Daily Preventive Maintenance of Water Cooled Chillers.

Check reading on Digital Display. E.g. Chiller Water Inlet Temperature, Chiller Water

Outlet Temperature, Evaporator Refrigerant Temperature and Pressure, Condensing

Water Inlet Temperature, Condensing Water Outlet Temperature, Condenser

Refrigerant Temperature and Pressure, Oil Pressure and Temperature also

Percentage of Compressor Ampere.

43. Daily Preventive Maintenance of Chilled Water Pumps.

Inspection of Electric Motors, Pumps, Noises, Bearing of Motors, Seal of Pumps,

Electric Motor Control Panel, Pipes, Valves, Motor-Pump Temperature and Pressure

Gauges.

44. Daily Preventive Maintenance of Condensing Water Pumps.

Inspection of Electric Motors, Pumps, Noises, Bearing of Motors, Seal of Pumps,

Electric Motor Control Panel, Pipes, Valves, Motor-Pump Temperature and Pressure

Gauges.

45. Daily Preventive Maintenance of Cooling Towers.

Inspection of Electric Motors, Bearing of Motors, Noise of Motor, Electric Motor

Control Panel, Chemical Dosing Pumps, Valves and Pressure Gauges, Cleanliness of

Cooling Tower, Scale of Water, Cooling Tower Chemical, Cleanliness of Bee House of

Cooling Tower.

46. Daily Preventive Maintenance of Steam Boilers.

Inspection of Control and Power Panel Steam Boiler, Pipes, Valves, Pressure Gauges,

Heat Pumps and Control of On and Off Pressure of Steam Boiler, On-Pressure is 5

Bar and Off-Pressure is 7 Bar. Inspection of Safety Valves, Photo Cell Sensors, Water

Glass Meter and Water Reservoirs.

a. Boiler use/sequencing

Turn off/sequence unnecessary boilers

b. Overall visual inspection

Complete overall visual inspection to be sure all equipment is operating and

Safety systems are in place

c. Follow manufacturer’s recommended procedures in lubricating all

components

Compare temperatures with tests performed after annual cleaning

d. Check steam pressure

Is variation in steam pressure as expected under different loads? Wet steam

May be produced if the pressure drops too fast

e. Check unstable water level

Unstable levels can be a sign of contaminates in feed water, overloading of

Boiler, equipment malfunction

f. Check burner

Check for proper control and cleanliness

g. Check motor condition

Check for proper function temperatures

h. Check air temperatures in boiler room

Temperatures should not exceed or drop below design limits

i. Boiler blow-down

Verify the bottom, surface and water column blow downs are occurring and are

Effective

j. Boiler logs • Type and amount of fuel used

• Flue gas temperature

• Makeup water volume

• Steam Pressure, temperature, and amount generated Look for variations as a

Method of fault detection

k. Check oil filter assemblies Check and clean/replace oil filters and strainers

l. Inspect oil heaters Check to ensure that oil is at proper temperature prior to burning

m. Check boiler water treatment Confirm water treatment system is functioning properly

47. Daily Preventive Maintenance of Sump Pits.

Checking Water Level and Cleanness of Sump Pits, Operation Inspection of

Submersible Pumps and Panel Controller of Submersible Pumps.

48. Daily Preventive Maintenance of Swimming Pool.

Check Quality of Value PH (Normal Standard = 6.8 ― 7.5) and Chlorine Value (CL =

normal Standard = 1 ― 3).

Checking Cleanness inside Filter of Pump and Pressure of Strainer Tank.

B. Weekly Preventive Maintenance.

(Preventive Maintenance Activities)

1. Weekly Preventive Maintenance of Generator on Off-Load for 5

minutes.

a. Visual Inspection of Generator.

b. Checking of Engine Oil Level of Generator.

c. Checking of Engine Fuel Level of Generator.

d. Checking of Fuel Delivery System of Generator.

e. Checking of Engine Water Coolant Level of Generator.

f. Checking of Air Cleaner / Air Filter of Generator.

g. Draining of Fuel Filter of Generator.

h. Draining of Fuel Separator of Generator.

i. Draining of Water from Fuel Tank.

j. Checking of Battery Charger.

k. Cleaning of Strainer of Diesel Fuel Pipe of Generator.

l. Greasing of Radiator Propeller of Generator.

m. Cleanness of Generator Unit.

n. Running Generator for 5 minutes on No-Load Condition.

Recorded:

Engine Temperature, Water Coolant Temperature, and Rotation of Engine, Battery

Voltage and Current Charging, Engine Oil Temperature, Engine Oil Pressure, and

Hour Meter, Frequency and Off Load Voltage of Alternator, Muffler Condition, Pipe

and Condition of Fuel, Battery for Starting of Generator.

2. Weekly Preventive Maintenance of Wall, Floor and Ceiling.

Checking and Repairing Condition of Wall, Floor and Ceiling of Crack and Damaging.

Weekly Inspection of Cracking and Damaging of Wall, Floor and Ceiling.

3. Weekly Preventive Maintenance of Dosing Pumps.

Checking of Working Operation and Leaking of Dosing Pumps.

Checking of Volume of Dosing Pump Chemical.

4. Weekly Preventive Maintenance of Furniture.

Checking and Repairing Condition of Furniture of Cracking and Damaging.

Weekly Inspection of Cracking and Damaging of Furniture.

5. Weekly Preventive Maintenance of Laundry Equipment.

Checking of Operation and Lubricating with Grease of Washing Machines, Drying

Machines, Linen Sheet Machine, and Compressor Machines, Dry Clean Machines and

Hydraulic Press Machines in Laundry Room.

Also Checking of Hot and Cold Water for Laundry.

6. Weekly Preventive Maintenance of Kitchen Equipment.

Checking of Operation and Cleanness of Kitchen Stoves, Rice Cookers, Baking Ovens,

Gas Ovens, Refrigerators, and Ice Boxes.

Also Checking of Hot and Cold Water Pipes in Kitchen Area.

And Checking of Gas Pipe in Kitchen Area.

7. Weekly Preventive Maintenance of Daily Fuel Tanks.

Checking of Volume of Diesel Fuel Tank.

Draining of water and Dirty Fuel sedimentation.

Checking of Leakage and Cleaning of Strainer of Fuel Pipe.

Checking of Foot Valve of Diesel Fuel Tank of Generator.

8. Weekly Preventive Maintenance of Capacitors Bank Panels.

Checking of Operation and Cleanness of Panels.

Checking of operation and Cleanness of Electric Contactors.

When Bus bars, Contactors, Load Break Switch, Relays, Current Transformers, and

Cable Terminals are Dirty, Cleaned by Super Electro Save Chemical.

Checking of Ambient Temperature inside Panels.

9. Weekly Preventive Maintenance of Sump Pits.

Checking of Condition of Sump Pits

Checking of Cleanness and Debris of Sump Pits.

10. Weekly Preventive Maintenance of Fire Hydrant and Sprinkler.

Checking to Operation of Jockey, Main and Diesel Pumps.

Checking and Re-Setting Stand by Pressure of Fire Hydrant and Sprinkler.

Re-Setting On/Off Pressure of Jockey, Main and Diesel Pumps.

11. Weekly Preventive Maintenance of Fire Hydrant and Sprinkler Control

Panels.

Checking of Ambient Temperature of Jockey, Main and Diesel Pump Control Panel.

Checking of Cleanness of Control Panels.

Checking and Cleaning of Electric Relay, Breakers and Fuse and also Battery Electric

Charger of Diesel Pumps.

12. Weekly Preventive Maintenance of Sewage Treatment Plant.

Inspection of Operation of Submersible Pumps, Effluent Pumps, Blower Pumps,

Equalizing Pumps, Pipes, Float Switch, Valves and Electric Control Panel.

Cleaning of Grease and Debris inside Tanks.

13. Weekly Preventive Maintenance of MATV System.

Checking of Cleanness and Operation of Main Equipment of MATV System.

Checking of Operation of Boosters and Televisions.

14. Weekly Preventive Maintenance of CCTV System.

Checking of Cleanness and Operation of Main Equipment of MATV System.

Checking of Cleanness and Operation of Cameras System.

15. Weekly Preventive Maintenance of Sewage Treatment Plant.

Inspection of Submersible Pump, Blower Pumps, Pipes, Float Switch and Electric

Control Panel of Pumps.

Cleanness of Sewage Treatment Plant.

16. Weekly Preventive Maintenance of Water Chiller

a. Evaporator and condenser.

Assess evaporator and condenser coil fouling as required

b. Compressor motor temperature.

Check temperature per manufacturer’s specifications

c. Perform water quality test.

Check water quality for proper chemical balance

d. Leak testing.

Conduct leak testing on all compressor fittings, oil pump joints and fittings, and

Relief valves

e. Check all insulation.

Check insulation for condition and appropriateness

f. Control operation.

Verify proper control function including:

• Hot gas bypass

• Liquid injection

17. Weekly Preventive Maintenance of Cooling Tower

a. Fan motor condition

Check the condition of the fan motor through temperature or vibration analysis

And compare to baseline values

b. Clean suction screen

Physically clean screen of all debris

c. Test water samples

Test for proper concentrations of dissolved solids, and chemistry. Adjust blow-

Down and chemicals as necessary.

d. Operate make-up water

Operate switch manually to ensure proper float switch operation

e. Vibration

Check for excessive vibration in motors, fans, and pumps

f. Check cooling tower structure.

Check for loose fill, connections, leaks, etc.

g. Check belts and pulleys.

Adjust all belts and pulleys

18. Weekly Preventive Maintenance of steam Boiler

a. Check flue gas temperatures and composition Measure flue gas composition and temperatures at selected firing positions –

Recommended O2% and CO2%

Fuel O2% CO2%

Natural gas 1.5 10

No. 2 fuel oil 2.0 11.5

No. 6 fuel oil 2.5 12.5

Note: percentages may vary due to fuel composition variations

b. Check all relief valves Check for leaks Check for leaks

c. Check water level control Stop feed water pump and allow control to stop fuel flow to burner. Do not allow

Water level to drop below recommended level.

d. Check pilot and burner assemblies Clean pilot and burner following manufacturer’s guidelines. Examine for mineral

Or corrosion buildup.

e. Check boiler operating characteristics Stop fuel flow and observe flame failure. Start boiler and observe characteristics

Of flame.

f. Inspect system for water/ steam leaks and leakage opportunities Look for: leaks, defective valves and traps, corroded piping, condition of

Insulation

g. Inspect all linkages on combustion air dampers and fuel valves Check for proper setting and tightness

h. Inspect boiler for air leaks Check damper seals

19. Weekly Preventive Maintenance of Electric Motor

a. Motor condition

Check the condition of the motor through temperature or vibration analysis and

Compare to baseline values

C. Monthly Preventive Maintenance.

(Preventive Maintenance Activities)

1. Monthly Preventive Maintenance of Generator on On-Load for 15

minutes.

a. Check Concentration and Quantity of Coolant.

b. Check Drive Belt Tension and Fan Coupling Device.

c. Drain Exhaust Condensate.

d. Check Starting Battery System.

e. Check Wiring System.

f. Cleanness of Generator Unit.

g. Loading of Generator at least 30 percent of Rated Load on Name Plate.

h. Testing of Synchronizing Generator, Automatic Transfer Switch and Automatic

Main Failure.

Recorded:

Engine Temperature, Water Coolant Temperature, Rotation of Engine, Battery

Voltage and Current Charging, Engine Oil Temperature, Engine Oil Pressure, Hour

Meter, Frequency, On Load Voltage and Current of Generator.

2. Monthly Preventive Maintenance of Fire Hydrant & Sprinkler Systems.

Draining of Drain Valve on Each Floor for Testing of Hydrant and Sprinkler Systems.

Checking Leakage of Pipes and Valves of Hydrant and Sprinkler Systems.

Checking of Sound of Alarm Bells and Stand by Pressure of Sprinkler and Hydrant

System.

Recorded:

Stand by Pressure Gauge of Fire Sprinkle and Hydrant Systems.

On and Off Pressure of Jockey Pumps, On and Off Pressure of Main Pumps, On and

Off Pressure of Diesel Engine Pumps, Bearing of Motors, Seal of Pumps and Checking

of Equipment of Hydrant Box.

3. Monthly Preventive Maintenance of Fire Alarm System.

Checking of Operation of all Detector and Main Control Fire Alarm (MCFA).

And also check Fire Alarm Push Button or Fire Alarm Breaking Glass on Hydrant

Boxes.

4. Monthly Preventive Maintenance of the Elevator.

Checking of Operation and Adding Lubrication Oil and Adjusting of Sling Elevator Car,

Lubrication of Door Floor and car of Elevator, Tightening of Sling Elevator Car, and

Cleaning of Elevator room, Shoes Guard, Breaks, Door Guard, Electric Control Panel

and Calibrating of Elevator (Inverter).

5. Monthly Preventive Maintenance of Elevator Control Panel.

Checking to Ambient Temperature and Cleanness of Elevator Control Panel.

Checking to all components of Elevator Control Panel, i.e. Electric Relays, Electric

Contactor, Fuse, Inverter, Power Supply Circuits, and Limit Switch.

6. Monthly Preventive Maintenance of Sewage Treatment Plant.

Inspection of Submersible Pump, Blower Pumps, Pipes, Float Switch and Electric

Control Panel of Pumps.

Cleanness of Sewage Treatment Plant.

7. Monthly Preventive Maintenance of Low Voltage Main Distribution

Panels (LVMDP).

Cleanness all Components inside The Panel from Dust or Cleaning by Chemical Liquid

(Electro safe) and Readjust Protective Device, Check Temperature inside of Panel,

Ambient Temperature, if necessary replace new of Circuit Breakers, also make

Reported by Infrared Thermograph (Yearly).

8. Monthly Preventive Maintenance of Ground Water Tanks.

Cleaning and Brushing of Scale Water inside Ground Water Tanks.

Checking Leakage of Pipe and Valve of Ground Water Tanks

9. Monthly Preventive Maintenance of Roof Water Tanks.

Flushing, Cleaning and Brushing of Scale Water inside Water Tanks, Checking

Leakage of Pipe and Valve of Water Tanks.

10. Monthly Preventive Maintenance of Main Storage Tank of Generator.

Checking and Cleaning of Debris of Main Storage Tank of Generator.

Checking of Leaking Pipe of Main Storage Tank of Generator.

Checking of Foot Valve of Diesel Fuel Tank of Generator.

11. Monthly Preventive Maintenance of Diesel Fuel Pump of Generator.

Checking of Operation and Leakage Pipe of Diesel Fuel Pumps.

Checking of Operation of Electric Control Panel of Diesel Fuel Pumps.

Checking of Seal and Shaft of Diesel Fuel Pumps.

12. Monthly Preventive Maintenance of Deep Well.

Checking, Cleaning and Brushing of Scale Water inside Bulk of Deep Well, Checking

Leakage of Pipe and Valve of Deep Well, Checking of Leak of Deep Well.

Checking of Electric Control Panel of Deep Well Pumps.

13. Monthly Preventive Maintenance of Water Filters (Manganese, Sand

and Carbon Filters).

Checking of Working Pressure, Leakage Pipe and Valves of Filters.

Checking of Media Volume of Mangan, Sand and Carbon Filters.

14. Monthly Preventive Maintenance of Electric Control Panel of Water

Treatment Plant (WTP).

Cleaning of Dust and Debris of Electric Control Panels by chemical cleaner of Super

Electro Save to Bus Bars, Connectors, Meters, Relays, Breakers, Contactors, Current

Transformers, and Push Buttons.

15. Monthly Preventive Maintenance of Fire Hydrant Boxes.

Checking of Cleanness of Electric Components, Break Glass, Push Bottom Alarm,

Valve, Alarm Bell, Hose, and Nozzle of Hydrant Box.

Checking of Stand by Pressure, Leakage and Rusty Pipe of Hydrant Box.

16. Monthly Preventive Maintenance of Fire Sprinkler Heads.

Checking Stand by Pressure, Leakage and Rusty Pipe of Sprinkler Head.

Cleaning of Dust and Debris of Sprinkler Heads

17. Monthly Preventive Maintenance of Sound System.

Checking of Cleanness and Operation of Main Equipment of Sound System.

Checking of Operation of Speakers and Volume Control.

18. Monthly Preventive Maintenance of Fire Service Panels.

Checking of Operation of Jockey Pumps, Electric Pumps and Diesel Pumps Control

Panels.

Cleaning of Dust and Debris of Electric Control Panels by Chemical Cleaner of Super

Electro Save to Bus Bar, Connector, Breaker, Electric Contactor, Current

Transformers and Push Buttons.

20. Monthly Preventive Maintenance of Cleaning of Generator Control

Panel by Using Chemical Cleaner.

Cleaning of Dust and Debris of Generator Control Panel by using chemical cleaner of

Super Electro Save.

21. Monthly Preventive Maintenance of Cooling Tower

a. Check lubrication

Assure that all bearings are lubricated per the manufacture’s recommendation

b. Check motor supports and fan blades

Check for excessive wear and secure fastening

c. Motor alignment

Aligning the motor coupling allows for efficient torque transfer

d. Check drift eliminators, louvers, and fill

Look for proper positioning and scale build up

22. Monthly Preventive Maintenance of Steam Boiler

a. Combustion air supply Check combustion air inlet to boiler room and boiler to make sure openings are

Adequate and clean X Check fuel system Check pressure gauge, pumps, filters

And transfer lines. Clean filters as required.

b. Check belts and packing glands Check belts for proper tension. Check packing glands for compression leakage.

c. Check for air leaks Check for air leaks around access openings and flame scanner assembly.

d. Check all blower belts Check for tightness and minimum slippage.

e. Check all gaskets Check gaskets for tight sealing, replace if do not provide tight seal

f. Inspect boiler insulation Inspect all boiler insulation and casings for hot spots

g. Steam control valves Calibrate steam control valves as specified by manufacturer

h. Pressure reducing/regulating Check for proper operation valves

i. Perform water quality test Check water quality for proper chemical balance

j. Check blow-down and water treatment procedures Determine if blow-down is adequate to prevent solids buildup

k. Flue gases Measure and compare last month’s readings flue gas composition over entire

firing range

23. Monthly Preventive Maintenance of Electric Motors

a. Check lubrication

Assure that all bearings are lubricated per the manufacture’s recommendation

b. Check packing

Check packing for wear and repack as necessary. Consider replacing packing

With mechanical seals.

c. Motor alignment

Aligning the motor coupling allows for efficient torque transfer to the pump

d. Check mountings

Check and secure all motor mountings

e. Check terminal tightness

Tighten connection terminals as necessary

f. Cleaning

Remove dust and dirt from motor to facilitate cooling

19. Quarterly Preventive Maintenance.

(Preventive Maintenance Activities)

1. Quarterly Preventive Maintenance of Cleaning of Air Handling Unit

(AHU) by using Chemical Cleaner.

Cleaning of Evaporator Grille and Air Filter by using Chemical, Checking of Fan

Blower and Belt, Checking of Duct of Air Handling Unit, Water Supply and Return

Valves, and Solenoid Valve, Checking of Insulation of Chilled Water Supply, Return

Pipe, Testing of Thermostat and Duct Insulation of AHU.

2. Quarterly Preventive Maintenance of Cleaning of Fan Coil Unit (FCU)

by using Chemical Cleaner.

Cleaning of Air Filter and Evaporator Grille, Fan Blower, Check of Solenoid, Supply

and Return Valve and Testing of Thermostat.

3. Quarterly Preventive Maintenance of Cleaning of Condenser and

Evaporator Units of Split Air Conditioner by using Chemical Cleaner.

Cleaning of Evaporator Air Filter and Unit, Cleaning of Condenser Unit and Fan,

Cleaning Grille of Evaporator and Condenser Units, Checking of Evaporator and

Condenser Refrigerant Pressure and Checking of Thermostat.

4. Quarterly Preventive Maintenance of Cleaning of Evaporator and

Condenser Units of Air Cooled Water Chiller Unit by using Chemical

Cleaner.

Cleaning of Evaporator Tube, Condenser Grille by using Chemical Cleaner, Cleaning

of Condenser Fans, and Cleaning of Strainer of Condenser Water.

5. Quarterly Preventive Maintenance of Checking of Components of Air

Cooled Water Chiller Units.

Checking of Drier Filter, Oil Filter, Condenser Fans, Oil of Compressor, Evaporator

Tube, High Pressure Switch, High Pressure Differential Switch, Temperature Sensor,

Pressure Gauge, Flow Switch, Condenser Three Way Valve, Adaptive Control of Unit,

Three Phase Contactor, Condenser Tube, etc.

6. Quarterly Preventive Maintenance of Checking of Evaporator and

Condenser Refrigerant Pressure of Split Air Conditioner Units.

Checking of Evaporator Refrigerant, Suction Pressure must be (65 – 70) PSI, at Rated

Load Ampere of Unit, Cleaning of Condenser and Evaporator Fans, Drainage System,

Cleanness of Evaporator and Condensing Units.

Temperature of Evaporator Unit must be less than 18⁰C and Condenser Unit must be

more than 40⁰C.

7. Quarterly Preventive Maintenance of Cleaning of Laundry Equipment.

Cleaning of Boiler cause of Deposit of Diesel Fuel,

Cleaning of Drying Machines, Washing Machines, Compressor Machines, Linen Sheet

Machines, Dry Clean Machine, and Press Hydraulic Machine from Dust.

8. Quarterly Preventive Maintenance of Cleaning of Kitchen Equipment.

Dust and Burned Residual Cleaning of Gas Stoves, Ovens, Refrigerators, Freezers,

Chiller and Ice Maker Machine.

9. Quarterly Preventive Maintenance of Checking of Refrigerant Pressure

of Kitchen Equipment.

Checking Refrigerant Pressure of Kitchen Chiller, Freezer, Refrigerators, and Ice

Maker Machine.

10. Quarterly Preventive Maintenance of Cleaning of Engine Radiator of

Generator by using Chemical Cleaner.

Cleaning of Dust, Dirty and Debris of Engine Radiator by chemical cleaner).

11. Quarterly Preventive Maintenance of Cleaning of Low Voltage Main

Distribution Panels (LVMDP).

Cleaning of Dust and Debris of LVMDP by chemical cleaner of Super Electro Save to

Bus Bars, Contactors, Connectors, Air Circuit Breakers, Current Transformers,

Relays and Push Button etc.

12. Quarterly Preventive Maintenance of Cleaning of Sub Distribution

Panels.

Cleaning of Dust and Debris of Panels by using chemical cleaner of Super Electro

Save to Bus Bars, Current Transformers, Contactors, Connectors, Relays and Push

Button etc.

13. Quarterly Preventive Maintenance of Cooling Towers (CT).

Cleaning of Scale Water inside Cooling Tower with Scale Remover Chemical, Repair

or Replace of Motor Fans if Necessary, and Cleaning of Bee House of Cooling Tower,

Replacing of Rusty Valves.

Checking of Working Pressure of Cooling Tower Pumps.

14. Quarterly Preventive Maintenance of Supply and Return Ducting.

Cleaning of Dust and Debris of Supply and Return Ducting also Diffuser.

Checking of Volume and Fire Damper inside Ducting.

15. Quarterly Preventive Maintenance of Transfer Pumps.

Checking of Operation of Transfer Pumps.

Checking of Broken Seal and Bearing of Motor Pump.

Checking of Leakage of Pipes and Valves of Transfer Pumps.

Lubricating of Motor Pump.

Cleaning of Strainer of Transfer Pumps.

16. Quarterly Preventive Maintenance of Booster Pumps.

Checking of Operation of Booster Pumps.

Checking of Broken Seal and Bearing of Motor Pump.

Checking of Leakage of Pipes and Valves of Booster Pumps.

Cleaning of Strainer of Booster Pumps.

17. Quarterly Preventive Maintenance of Sump Pit Pumps.

Checking of Operation of Submersible Pumps.

Checking of Broken Seal and Bearing of Motor Pump.

Checking of Leakage of Pipes and Valves of Submersible Pumps.

Cleaning of Debris of Sump Pit.

18. Quarterly Preventive Maintenance of Circulation Pumps.

Checking of Operation of Circulation Pumps.

Checking of Broken Seal and Bearing of Motor Pump.

Checking of Leakage of Pipes and Valves of Circulation Pumps.

Cleaning of Strainer of Circulation Pumps.

19. Quarterly Preventive Maintenance of Electric Control Panel of Motor

Pumps.

Cleaning of Dust and Debris of Electric Control Panels by chemical cleaner of Super

Electro Save to Bus Bars, Connectors, Breakers, Contactors, Current Transformers,

Relays and Push Buttons.

20. Semiannual Preventive Maintenance.

(Preventive Maintenance Activities)

1. Semiannual Preventive Maintenance of Generator on 250 Hours-

Meters.

a. Changing of Engine Oil Filter.

b. Changing of Lube Separator Filter.

c. Changing of Engine Oil.

d. Changing of Engine Fuel Filter.

e. Changing of Engine Air Filter.

f. Changing of Engine Coolant Filter.

g. Checking of Drive Belt and Fan Coupling Device.

h. Cleaning of Smokestack of Generator.

Changing component of generator depends on the need of Hour-Meter, 250 Hours

for Changing of Engine Fuel, and Oil Filter.

Inspection of Smokestack of Generator.

2. Semiannual Preventive Maintenance of Cooling Towers (CT).

Cleaning of Scale Water inside Cooling Tower with Scale Remover Chemical, Repair

or Replace of Motor Fans if Necessary, and Cleaning of Bee House of Cooling Tower,

Replacing of Rusty Valves.

Checking of Operation and Bearings of Cooling Tower Pumps.

Checking of Working Pressure of Cooling Tower Pumps.

3. Semiannual Preventive Maintenance of Distribution Transformers.

Cleaning of Porcelain Insulator of Transformers, and Tightening of Medium Voltage

Cables, Cleaning of Dust of Body of Transformers, Purification of Transformer Oil and

Laboratory Test of DGA, Break-Down Voltage and Quality of Transformer Oil.

4. Semiannual Preventive Maintenance of Medium Voltage Main

Distribution Panels (MVMDP).

Cleaning of Dust and Debris of MVMDP by chemical cleaner of Super Electro Save to

Bus Bars, Connector of Load Break Switch, Connectors, Vacuum Circuit Breakers,

Current Transformers, Relays and Push Buttons.

5. Semiannual Preventive Maintenance of Closed Camera Television

(CCTV).

Cleaning and Checking of all Main Equipment of CCTV.

Cleaning and Resetting Position of all Cameras.

Checking of Cabling of CCTV System.

6. Semiannual Preventive Maintenance of MATV System.

Cleaning and Checking of all Main Equipment of MATV.

Checking of Connection Cables and Booster Televisions.

Checking of Cabling of MATV System.

7. Semiannual Preventive Maintenance of Sound System

Cleaning and Checking of all Main Equipment of Sound System.

Checking and Cleaning of Volume Controls and Speakers of Sound System.

Checking of Cabling of Sound System.

8. Semiannual Preventive Maintenance of Medium Voltage Main

Distribution Panels (MVMDP).

Cleaning of Dust and Debris of MVMDP by chemical cleaner of Super Electro Save to

Bus Bars, Connector of Load Break Switch, Connectors, Vacuum Circuit Breakers,

Current Transformers, Relays, Air Circuit Breaker and Push Buttons.

Thermograph Report of all components inside MVMDP.

9. Semiannual Preventive Maintenance of Water Chiller.

a. Check vane control settings.

Check settings per manufacturer’s specification

b. Verify motor load limit control.

Check settings per manufacturer’s specification

c. Verify load balance operation.

Check settings per manufacturer’s specification

d. Check chilled water reset settings and function.

Check settings per manufacturer’s specification

21. Annually Preventive Maintenance.

(Preventive Maintenance Activities)

1. Annually Preventive Maintenance of Generator on 1500 Hours-Meter. a. Changing of Engine Oil Filter. b. Changing of Lube Separator Filter.

c. Changing of Engine Oil.

d. Changing of Engine Fuel Filter.

e. Changing of Engine Air Filter.

f. Changing of Engine Coolant Filter.

g. Adjust Injectors and Valves of Generator.

h. Checking and Replace Fan Belt of Radiator

i. Checking of Sensors of Generator (Engine Oil and Coolant Temperature).

2. Annually Preventive Maintenance of Water Cooled Chiller.

Cleaning of Scale Water inside Condenser Unit with Chemical Liquid and Scale Water

inside Evaporator Unit, Changing of Refrigerant Filter, Water Filter, Oil Filter and Oil

Compressor.

a. Check chiller lockout set point.

Check settings per manufacturer’s specification

b. Clean condenser tubes.

Clean tubes at least annually as part of shutdown procedure

c. Eddy current test condenser tubes.

As required, conduct eddy current test to assess tube wall thickness

d. Clean evaporator tubes.

Clean tubes at least annually as part of shutdown procedure

e. Eddy current test evaporator tubes.

As required, conduct eddy current test to assess tube wall thickness

f. Compressor motor and assembly.

• Check all alignments to specification

• Check all seals, provide lubrication where necessary

g. Compressor oil system.

• Conduct analysis on oil and filter

• Change as required

• Check oil pump and seals

• Check oil heater and thermostat

• Check all strainers, valves, etc.

h. Electrical connections.

Check all electrical connections/ terminals for contact and tightness

i. Water flows.

Assess proper water flow in evaporator and condenser

j. Check refrigerant level and condition.

Add refrigerant as required. Record amounts and address leakage issues.

3. Annually Preventive Maintenance of Air Cooled Water Chiller.

Cleaning of Scale Water inside Evaporator Unit, Changing of Refrigerant Filter, Water

Filter, Oil Filter and Oil Compressor.

4. Annually Preventive Maintenance of Steam Boiler.

Cleaning of Scale Water inside Burners, Pipes and Reservoir, also Cleaning of Safety

Valves, Heat Pumps and Check Leakage of Pipes, Insulation and Smokestack of

Boiler.

5. Annually Preventive Maintenance of Grounding System.

Testing of Connection and Equipment of Grounding System.

Testing of Continuity of Connection of Grounding Cables.

Testing of Resistance of Grounding System.

6. Annually Preventive Maintenance of Lightning Protection System.

Testing of Connection and Equipment of Lightning Protection System.

Testing of Continuity of Connection of Lightning Protection Cables.

Testing of Resistance of Lightning Protection System.

7. Annually Preventive Maintenance of Cooling Tower.

a. Clean Cooling tower

Remove all dust, scale, and algae from tower basin, fill, and spray nozzles

b. Check bearings

Inspect bearings and drive belts for wear. Adjust, repair, or replace as necessary.

c. Motor condition

Checking the condition of the motor through temperature or vibration analysis

Assures long life

8. Annually Preventive Maintenance of Steam Boiler

a. Clean water side surfaces Follow manufacturer’s recommendation on cleaning and preparing water side

Surfaces

b. Clean fire side Follow manufacturer’s recommendation on cleaning and preparing fire side

Surfaces

c. Inspect and repair re-factories on fire side Use recommended material and procedures

d. Relief valve Remove and recondition or replace

e. Feed water system Clean and recondition feed water pumps.

Clean condensate receivers and de-aeration system

f. Fuel system Clean and recondition system pumps, filters, pilot, oil pre-heaters, and oil storage

Tanks, etc.

g. Electrical systems Clean all electrical terminals. Check electronic controls and replace any defective

Parts.

h. Hydraulic and pneumatic valves Check operation and repair as necessary

i. Flue gases Make adjustments to give optimal flue gas composition. Record composition,

Firing position, and temperature.

j. Eddy current test

As required, conduct eddy current test to assess tube wall thickness

9. Annually Preventive Maintenance of Electric Motor

a. Check bearings

Inspect bearings and drive belts for wear.

Adjust, repair, or replace as necessary.

b. Motor condition

Checking the condition of the motor through temperature or vibration analysis

Assures long life

c. Check for balanced three-phase power

Unbalanced power can shorten the motor life through excessive heat build-up

d. Check for over-voltage or under-voltage conditions

Over- or under-voltage situations can shorten the motor life through excessive

Heat build-up

June 8, 2015

Produced by :

Arnold Sianipar

Chief Engineer