Getting a Jump on Winter Boiler Maintenance
Building operators are often stretched for time to accommodate daily
issues as they arise. Its difficult to plan days or weeks ahead, let alone a
whole season. But planning ahead for an upcoming heating season will payback in
the end with a smoother transition for your building, and less disruption for
occupants.
Commercial boiler maintenance
There are a number of relatively simple items that can be checked out
with some simple observations:
- Check
for cracks, holes and other water leaks. Visually inspect for any water or steam
leakage locations. Any sign of past leaks should be repaired before winter
season rolls around.
- Recheck
for leaks upon startup. Fire up the boiler and look again for any
small leaks. Recent cracks might not have left sufficient evidence until
the unit is running.
- Check
the pressure gauge. Once at operating temperature check the pressure gauge to verify it
is at its design condition. This information can be found in your owner’s
manual.
- Check
the burner. Inspect the burner and verify that a consistent flame is
being produced. Any flame movement or fluctuations could be caused by
clogged injectors.
- Test
safety devices, stroke valves and verify interlocks. All
pressure relief valves and control valves should be checked to verify
operation. Stroke all valves verify that interlocks are working as
intended.
- Check exhaust pipes. Proper venting of exhaust gasses is critical to building occupant safety. Make sure all exhaust pipes are in good conditions and carbon monoxide sensors are powered and functioning.
Control System Verification
Depending on what type of control package is included with your boiler
system, there are a number of additional items to verify including:
- Outdoor
reset controls – Reset controls are important to have functioning on day one of
operation during the heating season when loads are relatively low.
Verifying these controls work ahead of time will reduce calls of
overheating on that first cool day.
- Heating
plant staging – For multi-boiler systems proper staging is necessary for proper
system operation. Verifying that the correct boilers fire as needed is a
critical check.
- Staging or modulating burners – Turn-down can introduce issues if the fuel or airside components have issues tracking each other. Verify that low-load operation is functioning properly before heating season highlights any deficiencies.
Heat-Timer® boiler controls are an example of
a robust solution that can actually cut down on the maintenance headache in a
number of ways. First, they provide a useful stream of data and alarms pushed
right to a phone or through a BMS/EMS system that can help spot operational
issues before they become maintenance emergencies. Secondly, systems that
use Heat-Timer® controls, run much more efficiently, extending the useful life
of equipment. That’s good news for your maintenance costs long term, not to
mention your energy costs short term.
Professional Boiler Maintenance
The checklist above is a solid foundation to make sure a boiler is ready
for winter season. If in doubt about any of the procedures or operation of your
boiler system, don’t hesitate to reach out for professional assistance by a
licensed HVAC technician.
Building Operators Trust Heat-Timer®
Heat-Timer® is dedicated to providing the highest quality heating
controls on the market. Our team of technical experts can help you implement
the right heating control system that will save you money on heating costs and
maintenance.
Original content posted on https://www.heat-timer.com/getting-a-jump-on-winter-boiler-maintenance/
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