Building Maintenance Checklist

 This building maintenance checklist can be used to develop a maintenance program tailored
to the equipment in any specific building. Before developing the check list, a building equipment
list should be compiled.
 The manufacturer's suggested maintenance tasks and the frequency of such should be
reviewed and incorporated into the preventive maintenance program.
 Suggestions can for the most part, be done by the building staff. Some procedures will have
to be undertaken by skilled tradesmen but it is left to the discretion of the building
superintendent as to when they should be called in.
Systems:
 Air systems.
 Coils.
 Chillers.
 Cooling towers
 Condensers
 Boilers.
 Controls.
 Pumps.
 Heat pumps.
 Exhaust and transfer fans.
 Humidifiers.
 Fan coils and unit heaters.
 Furnaces.
 Packaged terminal air conditioners.
 Rooftop units.
 VAV and other boxes.
 HVAC water distribution system.
 Steam system.
 Miscellaneous.
 The frequency of tasks is as noted:

Air system maintenance

 Suggested air terminal maintenance procedures

 Change air filter.
 Check air filter housing.
 Check box actuator and control system operation. Repair or replace parts as required.
 Check for proper operation of cooling and or heating coil. Clean and reposition fins as
required.
 Check fan blades and clean as required.
 Check integrity of all panels on equipment. Replace fasteners as needed to ensure proper
integrity and fit of equipment.
 Check for proper damper operation. Repair or replace as required.
 Visually inspect areas of moisture accumulation for biological growth. Clean and disinfect as
required.

 Check wall thermostat function.

Chiller maintenance
 These chiller work procedures for cooling equipment can for the most part, be done by the
building staff. Some procedures will have to be undertaken by skilled tradesmen but it is left to
the discretion of the building superintendent as to when they should be called in.

Absorption chillers:

Weekly work

 Check for presence of non condensibles. Take necessary steps to eliminate non condensibles
in system.

Monthly chiller work

 Visually inspect fuel filter. Clean, repair or replace as needed to ensure proper operation.
 Perform chemical testing of system water, if an open system. Treat as needed to ensure
proper water chemistry.

Quarterly chiller work

 Perform chemical testing of system water, if a closed system.Treat as needed to ensure

property water chemistry.
 Check fuel pump for proper operation. Repair or replace as needed to ensure proper
operation.
 Inspect gearbox for excessive wear. Repair or replace as needed.

Semi-annual chiller work

 Check steam system traps, pumps and controls. Clean or replace as necessary to ensure
proper operation.
 Check control system and devices for evidence of improper operation. Repair, adjust or
replace components to ensure proper operation.
 Check variable frequency drive for proper operation. Correct as needed.

Annual chiller work

 Check control box for dirt, debris and loose terminations. Clean and tighten as needed.
 Check motor contactor for pitting or other signs of damage. Repair or replace as needed.
 Check drive alignment, wear, seating and operation. Repair and replace as needed.
 Check for evidence of build-up or fouling on heat exchange surfaces. Clean as needed to
ensure proper operation.
 Check for proper fluid flow. Clean and adjust and repair as needed to restore proper flow.
 Check inhibitor and internal fluid chemistry. Correct inhibitor and internal fluid chemistry if
outside of established operating ranges.

Air Cooled Chillers:

Monthly chiller maintenance

 Perform chemical testing of water. Treat as needed to ensure proper water chemistry for
open systems.
Quarterly hvac maintenance facts

 Perform chemical testing of water. Treat as needed to ensure proper water chemistry for
closed systems.
 Inspect gearbox for excessive wear. Repair or replace as necessary.

Semi-annual chiller maintenance

 Check control system and devices for evidence of improper operation. repair, adjust or
replace components to ensure proper operation.
 Check fan belt tension. Check for belt wear and proper alignment. replace if necessary to
ensure proper operation.
 Check variable frequency drive for proper operation. Correct as needed.

Annual chiller maintenance

 Check control box for dirt, debris and loose terminations. Clean and tighten as needed.
 Check motor contactor for pitting or other signs of damage. Repair or replace as needed.
 Check fan blades. Clean, repair or replace as needed to ensure proper operation.
 Check refrigerant system pressures and temperatures. If outside of recommended levels,
find cause, repair and adjust refrigerant to achieve optimal operating levels.
 Check for fouling, corrosion or degradation. Clean or repair as needed.
 Check drive alignment, wear, seating and operation. Repair and replace as needed.
 Lubricate field serviceable bearings.
 Check for evidence of build-up or fouling on heat exchange surfaces. Clean as needed to
ensure proper operation.
 Check for proper fluid flow. Clean, adjust and repair as needed to restore proper flow.
 Inspect air-cooled condenser surfaces. repair or clean as needed.
 Check low ambient head pressure control sequence for proper operation. Repair or replace
components or modify software/algorithm to ensure proper operation.
 Check compressor oil level and or pressure on refrigerant systems having oil level and or
pressure measurement means. Repair, replace or adjust as needed to ensure proper control.

Water Cooled Chillers

Monthly

 Perform chemical testing of system water for open system. Treat as needed to ensure
proper water chemistry.

Quarterly

 Perform chemical testing of system water for closed system.Treat as needed to ensure
proper water chemistry.
 Inspect gearbox for excessive wear. repair or replace as needed.
 Check control system and devices for evidence of improper operation. Repair, adjust or
replace components to ensure proper operation.
 Check control box for dirt, debris and loose terminations. Clean and tighten as needed.
 Check motor contactor for pitting or other signs of damage. Repair or replace as needed..
 Check refrigerant system pressures and temperatures. If outside of recommended levels,
find cause, repair and adjust refrigerant to achieve optimal operating levels.
 Check drive alignment, wear, seating and operation. repair and replace as needed.
 Check for evidence of build-up or fouling on heat exchange surfaces. Clean as needed to
ensure proper operation.
 Check for proper fluid flow. Clean, adjus and repair as needed to restore proper flow.

 Check compressor oil level and or pressure on refrigerant systems having oil level and or
pressure measurement means. Repair, replace or adjust as needed to ensure proper control.

Condenser maintenance

 These suggested ac maintenance procedures are for single room air conditioners.

Monthly

 Check for particulate accumulation on filters. Clean or replace if accumulation results in

pressure drop or airflow outside of established operating limits.
 Check air filter and housing integrity. Correct as needed.

Quarterly

 Check UV lamp. Clean or replace as needed.

Semi-annually

 Check control system and devices for evidence of improper operation. Repair, adjust or
replace components to ensure proper operation.
 Check condensate drain path and remove debris as needed to assure it is free flowing.
 Check for proper operation of cooling coil. Clean, restore or replace as required.
 Check motor contactor for pitting or other signs of damage. Repair or replace as needed.
 Check fan blades. Clean, repair or replace as needed.
 Check refrigerant system temperatures. If outside recommended levels, find cause, repair
and adjust refrigerant to achieve optimal operating levels.
 Check integrity of all panels on equipment. Replace fasteners as needed to ensure proper
integrity and fit finish of equipment.
 Check drain pan, drain line and coil for biological growth. Clean as needed.
 Check evaporator coil fins. Restore if possible. Replace coil if necessary to return to proper
functioning.
 Inspect for evidence of moisture carrtover beyond the drain pan from cooling coils. Make
corrections or repairs as necessary.
 Inspect air cooled condenser surfaces. Repair or clean as needed.

 Visually inspect areas of moisture accumulation for biological growth. If present, clean or
disinfect as needed.

Boiler maintenance

 This boiler information can for the most part, be done by the building staff. Some
procedures will have to be undertaken by skilled tradesmen but it is left to the discretion of the
building superintendent as to when they should be called in.
The frequency of tasks is as noted.

Boilers

Monthly

 Visually inspect fuel filter. Clean, repair or replace as needed to ensure proper operation.
 Perform chemical testing of system water (open system). Treat as needed to ensure proper
water chemistry.

Quarterly maintenance

 Perform chemical testing of system water (closed system).Treat as needed to ensure proper
water chemistry.
 Check fuel pump for proper operation. Repair or replace as needed to ensure proper
operation.
 Inspect blow down or drain valve. Clear all debris to ensure proper operation. Repair or
replace if needed.

Semi annual

 Check steam traps, pumps and controls. Clean or replace as needed to ensure proper
operation.
 Check control system and devices for evidence of improper operation. Repair, adjust or
replace components to ensure proper operation.

Annual maintenance

 Check control box for dirt, debris and or loose terminations. Clean and tighten as needed.
 Check motor contactor for pitting or signs of damage. Repair or replace as needed.
 Check for fouling, corrosion or degradation. Clean or repair as needed.
 Check for evidence of build up or fouling on heat exchange surfaces. Clean as needed to
ensure proper operation.
 Check for damper operation. Repair, replace or adjust as needed.

 Check combustion chamber burner and flue for deterioration, moisture problems,
condensation and combustion products. Clean, test and adjust combustion process for proper
operation.

Control system maintenance

These control maintenance suggestions are for building automation systems, pneumatic,
electric and electronic.

Monthly maintenance

 Check compressed air system (compressor, dryer, receiver, blow down valve, pressure
reducing valve and oil filter) for proper operation. Repair or replace as needed to ensure proper
operation.
 Check for proper air pressure. Repair or replace pneumatic system components as needed.
Semi-annually maintenance

 Check control system and devices for evidence of improper operation. Repair, adjust or
replace components to ensure proper operation.
 Inspect, clean and calibrate pneumatic thermostats, controls and controlled devices.

Annual maintenance

 Check pneumatic and electric actuator operation. Clean and lubricate as required.
 Check for proper damper operation. Repair or replace as needed.
 Check temperature transmitters for accuracy.
 Check pneumatic lines for blockage. Clean as required.
 Check to see that that back up system software is current.

 Check building automation system backup and verify operation.

Cooling tower maintenance

 As presented these are cooling tower maintenance suggestions.

Monthly

 Perform water treatment analysis of system water for an open system. Treat as needed to
ensure proper water chemistry.

Quarterly

 Perform water treatment analysis of system water for a closed system. Treat as needed to
ensure proper water chemistry.
 Check water system UV lamp. Clean or replace as needed to ensure operation.
 Inspect blow down or drain valve. Clear all debris to ensure proper operation. Repair or
replace if necessary.
 Check chemical injector device. clean as needed.
 Check cooling tower fan drive system for excessive wear, proper bearing seating and proper
alignment. Adjust, repair or replace as necessary to ensure proper operation.
 Inspect sump and strainer. Clean as needed.

Semi-annually

 Check control system and devices for evidence of improper operation. Repair, adjust or
replace components to ensure proper operation.
 Check variable frequency drive for proper operation. Correct as needed.
 Visually inspect pumps and associated electrical components. Repair or replace as needed to
ensure proper operation.

Annually

 Check control box for dirt, debris and or loose terminations. Clean and tighten as needed.
 Check motor contactor for pitting or other signs of damage. Repair or replace as needed.
 Check fan blades. Clean, repair or replace as needed to ensure proper operation.
 Check for fouling, corrosion or degradation. Clean or repair as needed.
 Lubricate field serviceable bearings.
 Check for evidence of build up or fouling on wet decks, fill and exterior louvers. Clean as
needed to ensure proper operation.
 Check for proper damper operation. Repair, replace or adjust as needed.
 Check for proper fluid flow. Clean, adjust and repair as necessary to restore proper flow.
 Check for dirt and debris. Clean as needed.
 Check cooling tower motor and pump for proper operation. Repair or replace as needed to
ensure proper operation.
 Check nozzles. Clean as needed.

Humidity control maintenance

Quarterly

 Check UV lamp. Clean or replace as needed to ensure proper operation.

 Measure relative humidity and repair, clean or adjust system as necessary to ensure
intended operation.

Semi-annually

 Check steam traps, pumps and controls. Clean or replace as needed to ensure proper
operation.

Annually

 Check for fouling, corrosion or degradation. Clean or repair as needed to ensure proper
operation.
 Check for evidence of build up or fouling on heat exchange surfaces. Clean as needed to
ensure proper operation.
 Check strainers clean as needed.
 Visually inspect areas of moisture accumulation for biological growth. If present, clean or
disinfect as needed.

Coil Maintenance

 This suggested maintenance is for chilled water cooling coils, direct expansion and heating
coils.

Semi-annually

 Check P trap. Prime as needed to ensure proper operation.

 Check for proper operation of cooling or heating coil. Clean, restore or replace as necessary.

Annually
 Check refrigerant system pressures or temperatures. If outside of recommended levels, find
cause, repair and adjust refrigerant to achieve optimal operating levels.
 Check for fouling, corrosion or degradation. Clean or repair as needed.
 Check integrity of all panels on equipment. Replace fasteners as needed to ensure proper
integrity and fit and finish of equipment.
 Check drain pan, drain line and coil for biological growth. Clean as needed.
 Check coil fins. Restore if possible. Replace coil if necessary.
 For cooling coils inspect for evidence of moisture carryover beyond the drain pan from the
coil. Make corrections or repairs to eliminate the condition.
 Visually inspect areas of moisture accumulation for biological growth. If present, clean or
disinfect as needed.

 Check condensate pump. Clean or replace as needed.

Unit Heater Maintenance

 This information is provided to suggest unit heater maintenance procedures for unit heaters
and fan coils.

Quarterly

 Check for particulate accumulation on filters. Clean or replace if accumulation results in

pressure dropor air flow outside of established operating limits.
 Check UV lamp. Clean or replace as needed to ensure proper operation.
 Check air filter and housing integrity and correct as needed at time filters are replaced or
serviced.

Semi-annually

 Check steam traps, pumps and controls. Clean or replace as needed to ensure proper
operation.
 Check control system and devices for evidence of improper operation. Repair, or adjust or
replace components to ensure proper operation.
 Check P trap. Prime as needed to ensure proper operation.
 Check fan belt tension. Check for belt wear and proper alignment. Replace if necessary to
ensure proper operation.
 Check for proper operation of cooling or heating coil. Clean, restore or replace as required.

Annually

 Check control box for dirt, debris and or loose terminations. Clean and tighten as needed.
 Check fan blades. Clean, repair or replace as needed to ensure proper operation.
 Check refrigerant system pressures or temperatures. If outside of recommended levels, find
cause, repair and adjust refrigerant to achieve optimal operating levels.
 Check for fouling, corrosion or degradation. Clean or repair as needed.
 Check drive alignment, wear, seating and operation. Repair and replace as needed.
 Check integrity of all panels on equipment. Replace fasteners as as needed to ensure proper
integrity and fit finish of equipment.
 Lubricate field serviceable bearings.
 Check drain pan, drain line and coil for biological growth. Clean as needed.
 Check coil fins. Restore if possible. Replace coil if necessary.
 Inspect for evidence of moisture carryover beyond the drain pan from cooling coil. Make
corrections or repairs as necessary.
 Check for damper operation. Repair, replace or adjust as needed.
 Visually inspect areas of moisture accumulation for biological growth. If present, clean or
disinfect as needed.

 Check condensate pump. Clean or replace.

Exhaust fan maintenance

Quarterly

 Check cleanliness of the fan. Clean as required.

 Check switch operation. Repair as required.
 Check fan belt tension. Check for belt wear and alignment. Replace if necessary to ensure
proper operation.
 Check drive alignment, wear, bearing and coupling seating and operation. Repair and
replace as needed.
 Check fan blades. Clean, repair or replace as needed to ensure proper operation.
 If field serviceable lubricate bearings.
 Measure motor amperage using a C clamp amprobe. Increased current flow may indicate
that bearings are seizing.
 If the exhaust fan is automatically controlled check thermostat operation.

 If the exhaust fan is interlocked with the operation of other fan systems check
sequence of control.

Furnace maintenance

Monthly

 Check air filter and housing integrity. Correct as needed.

 Check for particulate accumulation on filters. Clean or replace if accumulation results in
pressure drop or airflow outside of established operating limits.
 Visually inspect fuel filter. Clean, repair or replace as needed to ensure proper operation.

Semi-annually

 Check fuel pump for proper operation. Repair or replace as needed.

 Check control system and devices for evidence of improper operation. Repair, adjust or
replace components to ensure proper operation.
 Check fan belt tension. Check for belt wear and proper alignment. Replace if necessary.

Annually

 Check control box for dirt, debris and or loose terminations. Clean and tighten as needed.
 Check fan blades. Clean, repair or replace to ensure proper operation.
 Check drive alignment, wear, seating and operation. Repair and replace as needed.
 Check integrity of all panels on equipment. Replace fasteners as needed to ensure proper
integrity and fit and finish of equipment.
 Lubricate field serviceable bearings.
 Check for proper damper operation. Repair, replace or adjust as needed.
 Check combustion chamber, burner and flue for deterioration, moisture problems,
condensation and combustion products. Clean, test and adjust combustion process for proper
operation.

 Check heat exchanger. Clean as necessary to remove scale and sediment. Check
for leaks.

Pump Maintenance

These suggested pump maintenance procedures apply to both hot water circulating pumps as
well as chilled water circulating pumps.

Quarterly

 Visually inspect pump.

 Clean pump strainer.

Semi-annually

 Check pump control system and devices for evidence of improper operation. Repair, adjust
or replace components to ensure proper operation.
 Check variable frequency dive for proper operation. Correct as needed.
 Visually inspect pumps and associated electrical components. Repair or replace as needed to
ensure proper operation.

Annual hot water circulating pumps maintenance

 Check control box for dirt, debris and o loose terminations. Clean and tighten as needed.
 Check motor contactor for pitting or other signs of damage. Repair or replace as needed.
 Check drive alignment, wear, bearing and coupling seating and operation. Repair and
replace as needed.
 Check for proper flow. Clean, adjust and repair as needed.

 Lubricate field serviceable bearings.

Rooftop Unit Maintenance

 These rooftop unit maintenance suggestions may be considered for many different types of
rooftop air conditioning units.
 Check for accumulation on filters. Clean or replace as required.
 Check air filter housing integrity.
 Check UV lamp. Clean or replace as required.
 Check control system and devices for proper operation. Repair or replace as required.
 Check P trap. Prime as needed for the rooftop air conditioning unit.
 Check operation of variable speed frquency drive for operation.
 Check fan belt tension. Adjust as necessary, replace if required.
 Check operation of cooling and or heating coil. Adjsut fins as required.
 Check control box for dirt, debris and or loose terminations. Clean and tighten as required.
 Check motor contactor for pitting or other signs of damage. Repair or replace as required.
 Check refrigerant systems pressures or temperatures. Adjsut or repair as required.
 Check drive alignment, wear, seating and operation. Repair or replace as required.
 Check integrity of all panels on equipment. Replace fasteners as needed to ensure proper
integrity and fit of equipment.
 Lubricate field serviceable bearings.
 Check for evidence of buildup or fouling on heat exchange surfaces. Clean as required.
 Check drain pan, drain line and coil for biological growth.Clean as needed.
 Check evaporator coil fins. Restore if required.
 Inspect for evidence of moisture carryover beyond the drain pan from cooling coil. Repair as
required.
 Check for proper damper operation. Repair if required.
 Inspect air cooled condenser surfaces. Clean as required.
 Check low ambient head pressure control sequence for proper operation. Repair or replace
components as required.
 Check for excessive scale or debris on condenser surfaces. Clean as required.
 Check combustion chamber, burner and flue for deterioration, leaks, moisture problems,
condensation and combustion products. Clean, test and adjust combustion process for proper
operation.
 Visually inspect areas of moisture accumulation for biological growth. If present, clean or
disinfect as needed.

 Check condensate pump. Clean or repair as required.

Steam Maintenance

 Perform chemical testing of system feed water. Treat as required to ensure water chemistry.
 Inspect boiler blow down or drain valve. Clear all debris to ensure proper operation. Repair
or replace as needed.
 Check steam traps, pumps and controls. Clean or replace as needed to ensure proper
operation.
 Check for evidence of build up or fouling on heat exchange surfaces. Clean as needed to
ensure proper operation.
 Check for proper water flow. Clean, adjust and repair as needed to restore proper flow.
 Check strainers. Clean as needed. Visually inspect external piping insulation. Repair or
replace as needed.

Maintenance for a building water distribution system

 Perform chemical testing of system water. Treat as needed to ensure water chemistry.
 Check chemical injector device. Clean as needed.
 Visually inspect pumps and associated electrical components. Repair or replace as needed.
 Check for evidence of buildup or fouling on heat exchange surfaces. Clean as required.
 Check for proper fluid flow. Clean, adjust and repair as required.
 Check strainers. Clean as needed.
 Visually inspect external piping insulation and vapor barrier for integrity. Correct as needed.
 Check freeze stats, relief valves, flow and float switches, low water cutoffs and
other devices for proper operation and repair or replace as required.

HVAC Maintenance

These HVAC maintenance suggestions can for the most part, be done by the building staff.
Some maintenance procedure will have to be undertaken by skilled tradesmen but it is left to
the discretion of the building superintendent as to when they should be called in.

The frequency of tasks is as noted.

Air Systems:

Monthly

Check for particulate accumulation on filters. Clean or replace if accumulation results in

pressure drop or airflow outside of established operating limits.

 Check air filter housing integrity. Correct as needed.

Quarterly HVAC maintenance

 Check UV lamp. Clean or replace as needed to assure proper operation.

Semi annually HVAC maintenance procedure

 Check P trap. Prime as needed to ensure proper operation.

 Check fan belt tension. Check for belt wear and proper alignment. Replace if necessary to
ensure proper operation.
 Check variable frequency drive for proper operation. Correct as needed.
 Check for proper operation of cooling or heating coil. Clean or replace as required.

Annual HVAC maintenance

 Check control box for dirt, debris and loose terminations. Tighten as needed.
 Check motor contactor for pitting or other signs of damage. Repair or replace as needed.
 Check fan blades. Clean, repair or replace as needed to ensure proper operation.
 Check refrigerant system pressure and temperatures. If outside of recommended levels, find
cause, repair and adjust refrigerant to achieve normal operating levels.
 Check for fouling, corrosion or degradation. Clean or repair as needed.
 Check drive alignment, wear seating and operation. Repair or replace as needed.
 Check integrity of all panels on equipment. Replace fasteners as needed to ensure proper
integrity and fit and finish of equipment.
 Lubricate field serviceable bearings.
 Check drain pan, drain line and coil for biological growth. Clean as needed.
 Check coil fins for evidence of build up or fouling. Restore if possible. Replace coil if
necessary to return to proper functioning.
 Inspect for evidence of moisture carryover beyond the drain pan from cooling coils. Make
corrections or repairs as necessary.
 Check for proper damper operation. Repair, replace or adjust as necessary.
 Visually inspect areas of moisture accumulation for biological growth. If present, clean or
disinfect as necessary.
 Check condensate pump. Clean or replace as needed.
 Visually inspect exposed duct work and external piping for insulation and vapor barrier for
integrity. Correct as needed.

 Visually inspect internally lined duct work until the first turn or up to 20 ft into the
supply plenum from air system for integrity, and if soiled or degraded, correct.

Sean Chan