AuthorStream _ Link

Please contact me (johnrsmithjr@comcast.net) for a link to my AuthorStream page that contains PowerPoint (.ppt) presentations and other information related to the HVAC Training and Facility Management fields.  The majority of the information I have hosted on the AuthorStream site has the access rights currently set as private,  permission is required to access. I am in the process of relocating and condensing all of the information on  a single site.

My goal is to compile and mirror the information that I provide in the DCCC WebStudy programs I am associated with and maintain a single external site.

Thank you and have a great day.

CompressorTerminal Venting

A compressor condition and failure not often discussed is Terminal Venting. Terminal Venting is a result of an electrical ground fault occurring in the compressor with one or more of the compressor terminals being ejected from the compressor shell.  Obviously when this occurs, any refrigerant and oil in the compressor is vented / discharged through the terminal opening to the atmosphere. The refrigerant and oil mixture will be discharged at the pressure of low side pressure at the time of the failure. In addition to the oil being hot, the oil and refrigerant mixture can ignite as a result of the ground fault resulting in a potential fire hazard.

Safety is paramount; you should never under any circumstance apply power to a compressor with the compressor terminal cover removed. In addition to the safety hazards listed above, the terminal can be discharged with the force of a 22 caliber bullet.

A terminal venting condition has a higher probability of occurring if a ground fault condition exists and power is reapplied to the compressor by either resetting a breaker or replacing a fuse. If an over current device is found open, the unit should be checked for a ground fault using a megohmmeter (megger).  A standard ohmmeter may not detect a ground fault under certain conditions. In addition to following standard safety practices related to electric, use extreme caution when removing the compressor terminal cover and disconnecting compressor wiring. The compressor terminal pins could have become weakened from the initial ground fault or the equipment owner could have reset the breaker (more than likely several times) which could further lead to a deteriorating pin assembly.

Be safe and always wear proper PPE.

Electrical Bus Duct Failure, Additional Pictures

Additional Electrical Bus Duct Failure Pictures
This demonstrates the need to always have proper PPE and be aware of your work environment. This occurred on a Wednesday at 11:00 am

Note molten copper and other materials embedded in wall

Fire Stopping

Life Safety Systems in a building are critical systems. There are many elements of the systems that provide safety to the occupants and assets that are not just limited to sprinkler or alarm systems. One of the areas is Fire / Smoke Stopping.  This is the most misunderstood element by contractors, facility managers and in-house maintenance staff along with having products misapplied. In a regulated healthcare environment fire and smoke barriers are scrutinized by various Authorities Having Jurisdiction (AHJ) and maintained at a high level. Conversely in commercial buildings and other occupancies these are not given much attention.

Fire stopping’s purpose is to compartmentalize and prevent the spread of flame and smoke through a structure during a fire. The major misconception is that sealing a penetration in a rated wall or floor is as simple as taking a fire stopping product and sealing the penetration, which just simply is not the case. In most cases the fire stop material is installed by untrained field personnel, not following the proper procedures and requirements. Usually each trade is responsible for fire stopping their penetrations.  If the product is not properly selected based on numerous variables such as the item being fire stopped, wall or floor construction material and rating, annular space around the item, the installation may not perform properly in a fire.

Manufacturers submit their product and solutions for independent testing and certification.  There are four third-party testing laboratories that test products according to two standards American Society of Testing and Materials (ASTM) and Underwriters Laboratories (UL).  The Approved Assemblies are compiled in the manufacturer’s technical libraries. These provide all the information required to an installer to properly seal the penetration.

Various AHJ staff that are responsible for inspecting facilities are receiving more in-depth training. They are not simply looking for unsealed penetrations; they are reviewing fire barrier management documentation showing what Approved Assemblies were followed as well as installer qualifications.

Training is available from all the major manufacturers. You should partner with your vendor and manufacturer to utilize the resources and training they have available. Key facility management along with operations staff should receive training.  Once a clear understanding of the requirements is obtained, a survey of the facility can be conducted for compliance and fire barrier management plans can be formulated and implemented.

More information can be obtained from:

http://www.firestop.org/about-ifc.html

https://www.us.hilti.com/firestop

Electrical Safety, Training 01

A number of years ago I was introduced to the Burn Foundation (http://www.burnfoundation.org/ ) through the Hospital Fire Marshal’s Association (http://hfma-safety.org/specialprograms.html ) As Director, Facility Management my responsibilities at the time included not only fire safety and life safety system for the facility, but also to provide fire safety training for seniors in a CCRC.

While working with the Burn Foundation on some senior fire safety training initiatives I learned at the time they just completed a Contractor Safety DVD, Contractor Safety Preventing Electrical Injuries in conjunction with PECO Energy an Exelon Company. The DVD is a 20 minute presentation that primarily addresses electrical safety for all trades which I highly recommend.

The reason I find the video extremely useful is that it also chronicles the story of an electrical utility company employee, who is an electrical burn survivor and the consequences of not following the basic safety rule “Test before Touch”.  He came in contact with an energized 7,000 volt utility line, subsequently tripping a 140 amp fuse.

I use this video as an annual in-house electrical training refresher and in all of the various HVAC / Electric training programs I am associated with.  All training programs should include relevant safety training. No matter how many times I watch this video, when it gets to this portion I find it hard to watch. His unfortunate experiences really drive home the importance of electrical safety.
 

Electrical Safety Month

May is Electrical Safety Month; I highly recommend incorporating the Burn Foundation’s Contractor Safety Preventing Electrical Injuries into electrical safety training programs. May is a good month for electrical safety awareness since summer is approaching.  Plans for IR scans of electrical distribution systems and panels should be formulated now. In theory, in a few short weeks depending on location, systems will be experiencing higher electrical loads. When loads are lower, problems are harder to detect.

 

Bus Duct Fault @ 800 Amp Bus Plug

 

Annual Building Automation System (BAS) Review

As we begin a new year it is wise to conduct an annual management audit and review of Building Automation Systems for facilities if not currently performed on a regular basis.

In many cases the operation and management of the BAS is left to the Building Engineers and maintenance staff. The reality is changes occur that are not in the best interest of the building, equipment and energy efficiency. Some of these changes while only a temperature set point actually have an impact on the sequence of operation which translates into increased energy use.  They are made without having a thorough understanding of the impact, system, or proper training.

The BAS and mechanical systems over a number of years morph with a combination of old and new technology and hardware, as well as the strategy towards the system, in many instances changing as management changes.  Often a clear long-term plan for the BAS system is not in place for this critical piece of infrastructure.

 Areas that should be reviewed include equipment and occupancy schedules, points overridden or command by a Building Operator, graphics, trending, alarms and network security. 

Occupancy schedules

Obtain an occupancy schedule for the upcoming year from all key people in the building for their respective areas of authority and enter the required changes.

Do you have the scheduling ability to drill down to individual pieces of equipment and suites or does a global schedule prevent this? In some instances the global schedule has an “all or nothing” control approach and a negative impact on efficiency when only a small portion of the area requires a schedule change.

Review points overridden, commanded or unauthorized changes along with associated graphics for these deviations, and provide corrective actions.
 

Does the equipment and floor plan graphics accurately reflect current conditions, space names and any renovations or system changes that have occurred?

Current trending information

Are the existing trends required?

Are additional trends required?

Review the trend intervals

Review trend management including how the trend data is managed including responsibility, format and storage. Ensure the data can be exported in a useful format and process defined for periodic review of the trend data. 

Alarm

Review a printout of all critical alarm points, priorities and functionally test the email or text messaging notification delivery system and confirm receipt of all alarms by recipients.

Network

Review a users list of those that have access to the system.

Review the privilege level of direct and remote access that is permitted.

Ensure user logon and passwords are not shared to permit proper logging of system changes.

After an in-house review is conducted, consult with the BAS service provider for any changes they may have to make that is beyond your staff’s capabilities, as well as reviewing the system and performance for their findings.  As the system morphs and evolves over the years, field devices and controllers are replaced and added that may result in the system becoming unbalanced and slow in the acquisition of data. This impart could be because there was not a clear management plan and oversight in place for the system The BAS service provider should review the system and ensure updates are current and back the system up before proceeding with any changes. It is also advisable to understand how the system restoration files are managed along with availability in the unfortunate event they may be required in the future. Restoring or rebuilding a system can be a time consuming and costly task depending on the size and complexity of the system.