How A Commercial HVAC Professional Can Help You Save Money And The Planet

As a property owner, you have a lot to worry about every day. Large or small, complaints or even simple requests keep us hopping to make sure every problem doesn’t escalate into something more.

And while you probably spend most of your time thinking about what is happening inside your building, occasionally you have to stop and think about what’s happening outside as well.

Did you know that half of the energy your property is consuming is being consumed by your HVAC system? The US Energy Information Administration estimates that commercial HVAC systems account for 40 to 60 percent of all fuel consumption. And while its easy to want to make changes to save money on your overall costs every year, there’s another area that can benefit from the savings as well: the environment.

At the top of the news every day are articles on climate change and greenhouse gases. Manufacturers of HVAC equipment take this into account as they develop new innovations to help control emissions overall. Today’s HVAC equipment require less energy than ever before, use more earth friendly materials, and use technology to monitor leaks and other inefficiencies that contribute to climate change.

New Compressors

One of the biggest areas of improvement in a commercial HVAC system is with the compressor. Compressors account for up to 60 percent of the energy usage of the system; its no wonder that regulations have been put into place to increase their efficiency. The latest compressors are being designed to use technology at its highest level, working with minimal amounts of refrigerants, while being more efficient in the process. Some compressors are also designed with fewer working parts, meaning less of a chance for cracks and leaks down the road.

With the latest options and features, you’ll find HVAC equipment that is more environmentally friendly, more energy efficient, and even more reliable than ever before. They can maintain temperatures and moderate humidity all while using less fuel. And because they are smaller and have fewer moving parts, they take up less space, are quieter, and have fewer chances of breaking down. Some even use technology at its optimal level, giving you on-board diagnostic centers that can detect problems and shut down systems the moment there is a problem.

New Refrigerant

With the ban on Freon (a chlorine based refrigerant), newer refrigerants are constantly being evaluated to be safer for the ozone layer. One of the most promising to date is R-410A, which contains fluorine and does not contribute to ozone depletion. It offers high energy efficiency, allows your air conditioner to run at a lower temperature, and reduces the load on the compressor, which means the compressor works less and has a decreased chance of burn-out.

Technology

According to EPA guidelines, you are responsible for the repair of any refrigeration leaks, even if you aren’t aware of a leak. You are responsible for having your system checked on a regular basis and to keep accurate records of service performed and any refrigerant added. Failure can result in very heavy fines.

While keeping up with these requirements can have a heavy burden with older systems, new technology makes it easy. Building automation technology has refrigeration leak detection that monitors your HVAC system for leaks and other problems, and warns you with any problems. Leaks are automatically detected and reported, allowing you to take immediate action. And making your job as a property manager that much easier.

To explore all of this technology and more, schedule a consultation with one of our service members to learn all about how we can help you function as a property manager than much easier. 

Is Your Air Handler Working Properly?

An air handler, or air handling unit (AHU), is used to regulate and circulate air as part of a heating, ventilating, and air conditioning (HVAC) system. The air handler is usually located in a large metal box and contains a blower, heating and cooling elements, filters, and air ducts for taking in and releasing air.

Small air handlers, called terminal units, are for local use and may only include an air filter, a blower and a coil. Larger air handlers that condition outside air only are known as makeup air units. Air handlers designed for outdoor use, typically located on the roof of a commercial building, are known as rooftop units or as a packaged unit.

The air handler moves conditioned air throughout your building. If you have a forced air furnace, the air handler is the part that blows the warm air out. For an air conditioner, it circulates cooled air from the air conditioning unit.

There are several components to an air handler that must be maintained in order to have proper circulation of air flow.

Filters

The filtration system is possibly the most important part of the air handling unit. If the filtration system collapses, it will quickly contaminate and damage the rest of the system. Depending on the grade of the filtration system, filters will be arranged in two or more consecutive banks with both coarse grade panel filters and find grade bag filters to protect the system. Panel filters are cheaper, thus they are placed in front to protect the more expensive bag filters. As they collect dust and debris, they will begin to reduce the quality of the air flow. Monitoring the filter is important to keep the overall system running smoothly and efficiently, and can be done both visually, or with a pressure switch linked to an alarm on the building control system.

Heating and/or Cooling Elements

Depending on the type of system you have, your air handler may have heating and/or cooling elements attached to change the air temperature and the humidity level of the air flow. This process is performed through either direct or indirect heat exchanger coils. Direct heat exchangers include gas fired fuel burning heaters or a refrigeration evaporator placed directly in the air stream. Electric heaters or heat pumps can be used as well. Indirect coils use hot water or steam for heating, and chilled water for cooling. Copper or aluminum coils are used to aid in the heat transfer process.

Mixing Chamber

In order to maintain a comfortable indoor air quality, air handlers have a process to introduce outside air into the system and exhaust to release air back out. A mixing chamber is used to control the ratio between the inside, outside and exhaust air.

Blower

Blowers may operate at a single speed, a variety of set speeds, or be driven by a variable drive that allows a wide range of air flow rates. Multiple blowers may be present, depending on the size of your commercial air handling unit. They are often augmented by fans in the return air duct pushing the air into the air handling unit. Fans have the possibility of becoming unbalanced, and will tend to wobble or vibrate. This vibration will greatly reduce circulation, compromise the efficiency, and create a noise within your system. This is often one of the first signs that maintenance is due.

Controls

Throughout the system, there are a variety of control components including temperature sensors, humidity sensors, switches, actuators, motors and controllers. Controls are necessary to regulate every aspect of the air handler.

Lots of components, lots of opportunity for potential problems. Do you remember the last time your HVAC system was tuned and had a regular maintenance check performed? Schedule yours today to keep your air handling unit, and your overall HVAC system running smooth all year through.

5 Big Mistakes Businesses Make When Hiring A HVAC Contractor

When it comes to running a business, there are little mistakes … and then there are BIG mistakes that hit you right where it hurts the most: your bottom line. Its easy to do little maintenance items to try and keep things running as efficiently and as low cost as possible. But sometimes maintenance isn’t enough. If you don’t replace it, it will impact you, and not in a good way. Can you really operate with employees and customers … and no heat?

When you’re in the market for a new HVAC system, its important to know that not all heating and air conditioning equipment are created equally. (Just like all heating and air conditioning companies will not all provide the same level of service.) When you’re in the market for a new HVAC system, its important not to rush into a decision. This is an item that will last you for years; its important to make the right decision the first time. Look at different systems, compare what your budget can afford, and talk with more than one HVAC company to ensure you feel comfortable with the final outcome.

There are several mistakes that are common when making an HVAC purchase; make sure you don’t fall for these.

1. Buying the wrong size heating or air conditioning equipment

What happens when you buy an HVAC system too small for your location? It can result in higher energy bills, a build up of mold in the ductwork, damaged equipment and even uncomfortable working conditions. Heating and air conditioning equipment is sized for a reason. You can’t purchase a unit for a smaller location and assume it will work in your building – it may save you in the beginning, but the costs can be substantial down the road.  

2. Installing partial equipment or systems

This is an easy one to fall into, especially if you assume it will save you money. If only a portion of the system is faulty, why replace it all? Yet if your system is old – 10, 15, even 20 years or more – there’s a good chance pieces of the system are not only inefficient, they simply may not work well retrofitted to work with your new equipment. In some cases, for instance, ductwork may have to be updated to fit a new heating system. Always ask for a complete evaluation to understand your best strategy for having a system that will work effectively now and well into the future.

3. Falling for a too-good-to-be-true offer

When you don’t purchase equipment every day, its hard to understand all of the nuances that go into the actual installation. Many companies will give you one price for the equipment, then add in additional charges as they start the installation process. Always ask for a step by step explanation of how the entire installation will be done, and where extra charges may come into play. Make sure you fully understand before you sign on the dotted line.

4. Using untrustworthy contractors

Your HVAC equipment is something you use every day. Heat in the winter, air conditioning in the summer, and proper air flow throughout the year. That’s a lot of work and a lot of variables for your HVAC equipment to handle every day. And while new equipment will provide you with lasting results, it won’t always be maintenance-free. New air filters, the occasional repair, even checks and balances should be done on a regular basis to ensure your equipment is in good working condition. Can you trust the person you are considering to install your new HVAC equipment? Do they have maintenance programs? Will they be around when you need them? Do your research t

o make sure you are hiring a legitimate, trustworthy company right from the beginning.

5. Getting equipment without a warranty

Make sure the HVAC contractor you hire will stand behind their products and services from the beginning. The guarantee should be in writing and include the equipment, the performance, and satisfaction for a job done right. Warranties say a lot about a company; they can tell you how well a company will work with you throughout the installation process, and how well they will work with you in the future. 

Cold Morning, No Heat? 6 Quick Furnace Checks

Nothing can be more frustrating than coming in from a long weekend, expecting to be greeted by a building that’s toasty warm, only to find you can see your breath on the inside almost as easily as you can outside. No heat; not a pleasant surprise.

And of course as the manager of the property, you know the phone calls will begin shortly.

“Where’s the heat?”

“I have important clients today, I can’t be without heat!”

There are a number of minor issues that could be impacting your building’s furnace. Give these few things a try to see if you can fix the problem quickly on your own.

Power Switch

One of the most obvious things that almost sounds too “obvious” to mention is trying the power switch. Depending on where your furnace is located, it may be housed in tight quarters, and with people moving around, the power switch may have accidentally been turned off. Look for the switch on the side of the furnace and verify its in the on position.

Thermostat Setting

Again, it may seem obvious, but make sure your thermostat is working properly. Today’s programmable thermostats can help you save energy, but like any technology, it may not always work properly. The batteries may have died, causing the temperature to remain low. Or it could be an improperly set time.

Vents

Furnaces use vents for bringing in fresh air from the outside, and exhausting toxic gases outside of the building. This air flow system is essential for the operation of the furnace and for the safety of people inside the building. If any of these vents are not in proper working condition, it can shut off the furnace. Check any vent that runs to the outside to make sure it isn't blocked or clogged with debris, or even nests from birds or rodents.

Fuses

A fuse controls the electricity to your furnace. Fuses can be mounted in a variety of places, depending on the size and make of your furnace. Look inside the metal housing around the power switch. If you find a fuse that looks black and burned, you've

probably found the culprit. A quick call to your HVAC contractor will have them out to your location and have your HVAC system up and running in no time.

Still can’t find the cause? Its time to call in the professionals. If you have a newer furnace, they are much more complicated than they used to be, having many technological aspects to the functionality. There are many minor problems that may be causing a problem; most of which can be fixed in a short period of time.

If you don’t have an HVAC preventative maintenance plan in place, now may be the time to talk it over with your HVAC professional. A simple preventative maintenance program can assist you to help keep your furnace and your air conditioning systems functional year around, and have quick access to a contractor when you need it most. Talk with us today.

Tips For Dealing With HVAC Noise Complaints

Tech working on a roof top unit. 

As a property manager, every morning brings with it an entirely new set of issues. Some days can be all about routine maintenance while the next day can seem like you’re handling nothing but problems. The two work hand in hand. If things are maintained on a regular basis, the chances of it escalating into an emergency situation reduce considerably.

Yet even with the best of intentions, sometimes things go wrong. Those are the days when you pick up the phone and hear nothing but tenant complaints on the other end.

Tenants can complain for a variety of reasons, but the one thing that sets them off like none other is a noise. Whether its that tiny high pitched noise that just won’t go away, or a constant rumble that blocks out even the loudest of conversations, if the HVAC equipment is the source of the problem, you will hear about it sooner rather than later.  

When HVAC equipment begins to make noise, it can be for a variety of reasons. But the sooner you handle the situation, the more you can avoid those future complaints. And if you fix it quickly, you may be able to get to the root of the problem and fix a small problem, rather than letting it snowball into a major and costly repair down the road.

Find The Source

The first place to start is pinpointing where the noise is coming from. Follow the sound and you’ll have a better chance at narrowing down the causes.

If, for example, the noise complaint is coming from an office directly under a rooftop unit, it could be something as simple as a vibration issue. The HVAC equipment could have settled, giving the equipment the space to move and shake.

If the noise is more of a whistling sound, it could be issues with the damper. With a variable air volume (VAV) HVAC system, the damper opens to allow air to flow in until the correct temperature is achieved. Once that occurs, the damper closes to stop the airflow. If the damper doesn’t close all the way, it can allow a tiny air flow to move in and out, which can cause a whistling sound depending on the flow.

Or of course, it could be a sign of normal wear and tear. The older your HVAC equipment is, the more wear it will have to all parts of the system. The HVAC equipment may be functioning properly, but if the computer tells the damper to close, for instance,  but the gears are chipped or broken, the process will never be completed.

Fix The Problem

Once the problem is found, a solution can be identified and carried out. Keep in mind that every issue has its own solution; there is rarely a one-size-fits-all strategy that will work for every system.

Roof top unit 

It may be as simple as replacing a small part. It may be more complex and require multiple strategies throughout the system. Yet in many cases we’ve found the best way to find the perfect fix is to understand the system thoroughly and monitor it all the time.

When property managers invest in an HVAC preventive maintenance program, the equipment is monitored by a trained technician on a routine basis. Instead of being called out on emergency situations only, they monitor it regularly. They hear the small squeaks early on and discover its source immediately. They watch the way equipment operates, noticing when things are off-kilter. They hear things even your tenants might not, and fix them long before you become aware of the problem.

To learn more about how to effectively deal with HVAC noise complaints, please contact us today.