Air Conditioner Maintenance and Energy Savings

In spite of years of studies, demonstration programs, and published stories to the contrary, most facility organizations today still operate in a reactive mode. Though facility executives know that is far better to schedule maintenance activities using planned and predictive maintenance tools, most continue to spend the bulk of their resources operating reactively. The most common reasons cited for this is the lack of sufficient resources.

This approach to maintenance with respect to HVAC systems is particularly troubling given the role that HVAC systems play in today’s facilities. HVAC systems in typical commercial buildings are responsible for more than 40 percent of total energy use. Keeping HVAC systems running properly and at peak efficiency is the first step in managing facility energy use.

The importance of good HVAC system maintenance goes beyond just controlling energy use. Buildings today depend on properly operating systems for more than just people comfort. For example, most telecommunications systems have requirements for specific environmental conditions to operate properly. Temperatures and humidity levels that fall outside of this range can lead to interruption in services and even costly system failures. Sometimes the difference between keeping a business running and having to shut down is nothing more than proper HVAC system maintenance.

In spite of all the supporting data and facility executives’ efforts, most organizations underfund maintenance. Reactive maintenance remains the norm, not the exception. Maintenance is deferred. Planned and predictive maintenance remain the exception. The most commonly cited reason for not performing routine and preventive maintenance on HVAC equipment is lack of resources. The C-suite rarely has facility experience and does not fully understand the need for maintenance. To many who establish and control budgets, maintenance is an overhead cost. Like other overhead costs, steps should be taken to reduce it. Reducing overhead costs increases profit margins. And like other overhead costs, the only impact of this reduction is reduced costs. Proper maintenance of HVAC systems requires careful planning and forward thinking, both of which become lost when maintenance is considered nothing more than an overhead expense.

Contributing to this belief is the unfortunate fact that HVAC systems are not the most noticeable components in a facility. Unlike highly visible items, such as carpet or lighting systems, most HVAC systems are out of sight and out of mind, until something goes wrong. And when something does go wrong, it is too late for maintenance to be performed efficiently. Maintenance at that point becomes reactive.

Reactive maintenance is the most costly way to maintain building HVAC systems. Organizations that have implemented comprehensive planned and predictive maintenance programs show dramatic decreases in maintenance costs. And when factors are included, such as extended equipment life, reduced energy use, less frequent system downtime, and decreased interruptions to building operations, organizations that have implemented comprehensive maintenance programs find that their total costs can be as much as 50 percent lower than the costs for those organizations that continue maintain equipment reactively.

While it is easy to blame those who control the budget, facility executives themselves are at least partially to blame. If facility executives are to receive the budgetary support necessary to carry out their mission, they must present their case in the terms that are best understood by budget managers. Simply saying that money is needed to overhaul or replace a chiller, particularly when the chiller is still running, is not enough. Facility executives should be able to demonstrate the consequences of ignoring HVAC system maintenance while identifying the real cost savings associated with comprehensive maintenance. Demonstrate that dollars spent on the maintenance of these systems will result in an improvement in the bottom line.

Location, location, location. The phrase is a real estate cliché. In maintenance budgeting, the key is documentation, documentation, documentation. Funds in organizations, particularly during economic downturns, are limited. Competition for those funds is intense. Other departments have pet projects that they are promoting. They are the competition. If facility executives want to level the playing field, they should make the case that investing money in HVAC maintenance will provide the organization a rate of return that is equal to or even greater than what others are promoting. And that requires documentation.

Properly maintaining HVAC systems provides a number of benefits that facility executives readily understand. Proper documentation of these benefits will help budget managers develop the same level of understanding.

Save the Energy

One of the easiest benefits to document is how HVAC maintenance affects energy efficiency. Facilities in which proper HVAC maintenance is completed will use at least 15 to 20 percent less energy than those where systems are allowed to deteriorate.

For example, consider the operation of a central building chiller. Building chillers typically are the single largest user of electricity in a facility. To keep them operating as efficiently as possible, maintenance tasks must be performed on a daily, weekly, monthly and annual basis. Let them lapse, and efficiency will decrease, increasing energy use.

Start with the chiller operating log. Work with the chiller manufacturer or a service company to translate the log data into an operating efficiency curve for the chiller. Develop a similar curve for what the efficiency of the chiller would be if all maintenance were performed at the recommended intervals. The difference between the two operating efficiencies can be translated into energy and cost savings. Due to the high energy use of the equipment, even small increases in efficiency will result in large savings.

While the energy savings estimates for chillers, boilers, and many other HVAC systems is straightforward, others savings estimates may not be. Consider outside air dampers. Air dampers require regular maintenance to respond properly to the temperature control system’s demand for ventilation air. If the damper linkage is out of adjustment, or if it sticks open, more ventilation air will be introduced than necessary, requiring the system to use more heating or cooling energy to condition that air.

Regular inspection, testing and maintenance of the damper will keep it operating properly, minimizing energy use. Document what needs to be done, how much it will cost, and what the cost would be for a stuck damper. Show how much a stuck open damper would cost in terms of energy use.

HVAC Maintenance

"We recommend annual air conditioning check-ups in the spring and furnace check-ups every fall. Although regular checkups will not absolutely guarantee that a unit will continue to work perfectly throughout the season, they will reveal most small problems that can lead to major, far more expensive problems if left unattended."

Homeowners can do the following things to maintain their air conditioning units:

1. The first thing to check before turning on your unit is to make sure the condensing unit located outside is not covered up. The unit needs to draw air into the system in order to have something to cool and circulate inside, but the process is hindered if it cannot pull in enough outside air. (We're amazed how many homeowners call because their air conditioner isn't cooling, only to find they forgot they had temporarily stacked lawn furniture, bags of leaves and lawn clippings, around their unit over the winter.)
2. Some people intentionally cover their condenser to protect it from the elements during the winter, although these units require no protection since they are designed for outdoor installation.
3. Run your air conditioner for a few minutes in late spring or early summer, before you need it. If you wait until the first hot day to discover it isn't working, you'll find yourself on a waiting list, sweltering for days before an air conditioning specialist can come to fix it.
4. Change the filters regularly. Dirty filters restrict air flow, reduce efficiency and worse case, can cause the evaporator to ice up. Disposable fiberglass filters should be replaced. Electrostatic or electronic filters need to be washed regularly.
5. Be sure all access panels are secure, with all the screws in place.
6. Clean obvious obstructions such as newspaper and leaves from around the exterior of the unit.
7. Be sure the thermostat is set in the cooling mode. Just setting the dial below room temperature will not activate the air conditioning if it is set in the heat mode.
8. A thoroughly cleaned air conditioning unit will operate at top efficiency. However, homeowners are strongly discouraged from using a hose and water to try to clean it themselves because of the very serious risk of electrical shock and possible shorting of electrical components.

While you're at it, here are the steps of a professional furnace check-up.

1. Inspect thermostat for proper operation.
2. Inspect filter, and change or clean as needed.
3. Check all electrical components and controls.
4. Oil motors as needed.
5. Inspect heat exchanger for possible cracks. A crack in the heat exchanger will introduce carbon monoxide into the living space.
6. Check air flow. If diminished, it may be necessary to clean the evaporator coil.
7. Check air fuel mixture, where appropriate.

To locate a reliable Heating & Air specialist to service your air conditioning unit, simply visit http://www.aircoolcalifornia.com 

Reduce your Heating Bill this winter

This winter, many people are facing much higher heating bills. The costs of fuel oil and electricity are rising, and natural gas prices are up to 50 percent higher than last year, according to the U.S. Department of Energy.

As fuel prices rise, it’s tempting to look for the single solution that will shave off a large part of your heating bill, but there are numerous ways to improve the energy efficiency of your home. Many of these are simple, inexpensive steps that can reduce your energy use and bring you immediate savings. You also should keep in mind home improvements that will lead to long-term savings, including purchasing more efficient windows, additional insulation or an energy-efficient heating system. When you’re building a home, remodeling or buying a new heating system, choosing the most energy-efficient options can bring you significant savings over time.

What I like to tell people is that energy efficiency shouldn’t be a hardship - in fact, it can be very rewarding. Not only is increasing the energy efficiency of your home a step toward a sustainable use of fuel and less pollution, it also offers you greater security and independence, lower energy bills and can make your home a more comfortable place to live.

Adjust the Thermostat

The most obvious way to reduce your fuel use is to turn down the thermostat. Think of it as a valve between your fuel supplier and your wallet. For every degree you turn it down, you will use up to 3 percent less heating energy. A 10-degree setback overnight or while you’re at work will cut your heating bill by up to 10 percent.

When you use a programmable thermostat, you save energy without even thinking about it - simply adjust the settings to turn the temperature down automatically while you’re away from home. Keep in mind that it doesn’t take long to heat your home to a comfortable level - only about 15 minutes. Never adjust the thermostat above the desired temperature; doing so will not heat your home any faster.

Some heating systems allow you to provide temperature control to different heat “zones” in the house. If you are installing a new heating system, make sure you have enough zone control to keep seldom-used areas of the house at cooler temperatures.

 Older windows are often big energy wasters. When you’re ready to invest in new windows, many energy-efficient options are available. But before you buy, you should know there are several inexpensive repairs that can improve the performance of your current windows.When assessing the condition of your windows, look for the number of panes of glass (also called glazing), and how tightly the windows close. If the sashes and frames are rotten, then it’s time to think about new windows. Any drafts you feel when standing next to a window are likely due to air infiltration around the window frame or sash perimeter. Address drafts by installing sash locks and weatherstripping around the perimeter of the window. For double-hung windows, consider side-mounted sash locks that pull the window tight to the sides of the frame, not just where the sash rails meet.

ou can remove the inside trim surrounding the window to see how it was installed into the framing cavity. Any air space between the house shell and the window frame can cause significant air leakage and should be sealed. If the gap is not too wide, then it can be sealed with caulk, backer rod or nonexpanding foam. For windows with ropes and pulleys, buy pulley seals to stop air infiltration there.

You can reduce heat loss through windows by covering them with plastic window film or insulating window inserts.

Efficient Heating Systems

A typical heating system will last about 20 years, although some have been around much longer. If yours is 15 years old or more, then it is a good candidate for replacement: Efficiency can range from about 60 percent in older equipment to 95 percent or higher in modern systems. The Annual Fuel Utilization Efficiency  is a standardized test of a heating appliance’s overall efficiency and is listed on the yellow EnergyGuide tags found on heating equipment. A boiler AFUE rating of 85 percent or better qualifies it for the Energy Star label, while a furnace requires a rating of at least 90 percent to receive an Energy Star label.

But before you buy a new heating appliance, consider low-cost maintenance and relatively inexpensive upgrades, which offer significant energy savings to anyone with a furnace, boiler or combination system.

Maintenance you can do yourself. Preventive maintenance is the best way to maximize the efficiency and life of your heating system. Simple things you can do include:

Keep any air registers, grills and radiators clean and clear. Furniture, drapes, dirt or other obstructions block heat.

If you have a steam boiler and there is noise coming from one of the radiators, or it isn’t producing heat, then you probably need to bleed trapped air from the line.

If you have a furnace, regularly clean or replace the air filter. Do this whenever you can see dust buildup, which may be once a month or more during the heating season. If the air handler (the blower fan) is also used for air conditioning, then service the filter throughout the year.

Clean the furnace blower motor and fan blades when you change the air filter. Only do this yourself if you’re completely sure you have shut off the electricity to the furnace. The fan is usually behind the air filter, but check your owner’s manual.

Check for soot, rust and corrosion in, on and around the furnace and on the floor surrounding it. Such signs indicate the system requires immediate service