What Is Your Commercial HVAC Security Plan?

We incorporate security into all kinds of things that take place in our daily lives.

We set up a home security system to keep our families safe.  

We use security and backups on our computer to make our most sensitive data more protected.  

We even buy insurance policies to ensure everything in our daily lives is safe from harm, from our homes, to our cars, and even to our very lives.

But what about the HVAC system in the property you manage?

HVAC systems are designed to spread air throughout the building. Yet just as easily it can spread other, more dangerous contaminants as well. Whether accidental or intentional, your HVAC system could be putting your building at risk; unless you take adequate precautionary measures.

HVAC security risks can include a variety of things: fires, natural disasters, chemical spills, bacteria, viruses, mold, VOC fumes, smoke, asbestos and carbon dioxide. And they can spread through your building in a variety of ways: production activities within an office, sick office workers, chemical spills inside or outside of the building, water damage from a flood, even normal day to day activities can add in to the problem.

While its impossible to eliminate the chance of a problem from ever occurring within your building, it is important in having detection measures in place so you can eliminate the problem as quickly as possible.

Every HVAC security plan should start by having a design document that outlines how the system works, where every piece of equipment is placed, and what safety or alarm features exist. It should outline how the system functions, what equipment is in use, and where key entry points lie.

With a thorough planning document in place, the next step is to evaluate the system and find the greatest areas of vulnerability. Risk assessments should include determining where a potential contamination can easily take place, and what actions would be required to remedy the situation.

In many commercial environments, HVAC equipment is located on the outside of the building. Who has access to the equipment? Is it on ground level, easily accessible to anyone who may walk by? Or is it on the roof, protected and available to only those who have access to the building? Access doors should be secured. You can also build in additional security measures, such as monitors and alarms that will alert key personnel if and when the security is breached.

You should also build in security measures for accidents that may occur relevant to what is housed within the building itself. If the building is leased by a painting company, for instance, it will be at more risk for chemical spills and VOC hazards. Proper security should be added for both protection and detection.

Never forget that even minor, routine maintenance items can sometimes be your biggest defense. If your security plan calls for regular scheduled maintenance from a professional HVAC contractor, you will know that air filters are cleaned and replaced regularly, all filters are properly installed, equipment is running in its proper manner, gas detectors are properly calibrated, and screens and grates are cleaned and kept free of debris. Just these few routine tasks can alert you to problems that can quickly escalate and grow in a short period of time.

So what’s your plan? If this is the first time you’ve contemplated what your plan should be, there’s no better time than now to fix it. Let’s talk. With one of our professional HVAC contractors, we can help you design the perfect HVAC security plan for your building, giving you both security and peace of mind in the years to come.

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. 

Energy Saving Tips To Improve HVAC

Older Roof Top unit.

According to the Environmental Protection Agency (EPA), the average commercial building wastes around 30 percent of the energy it consumes. That means that as a property manager, if you haven’t taken any steps to improve your building’s efficiency in the last few years, it may be wasting even more. If that’s the case, you’ll find many opportunities to improve, some that you can implement immediately and will have lasting impact well into the future.

Tip #1 Start With An Energy Audit and Inspection

Its hard to know where you can make improvements and save energy if you have no idea what shape your current equipment is in. So the best place to start is by calling and having a HVAC contractor come out and perform an inspection on your existing equipment. Before the inspection, perform your own audit by collecting the utility bills from the past year. Also pull any records for service, repair or maintenance. These can show trends that have been happening throughout your building, and help the contractor understand where potential problems may lie. Equipment that is breaking down regularly is probably in poor condition, meaning its also wasting energy. You may be surprised to learn how much you can save by upgrading to a new, more efficient unit.

Tip #2 Educate Building Occupants About Energy Savings

One of the best ways to increase your buildings efficiency is to bring all building occupants on board. Training sessions can help employees or tenants learn more about how to best use the equipment in the building, how much savings little things can make (such as powering down computers at night), and can provide tips for reporting problems in a quicker manner. Is it easy for employees/tenants to report a leaky faucet or a running toilet? Many people understand the importance of energy efficiency, and have taken steps to make their homes more efficient; they will care about where they work too if you give them the opportunity.

New Roof Top Unit. 

Tip #3 Timers and Program Controls

Why heat or cool your building when its not in use? One of the easiest ways to save energy is to control the temperature when the building is empty. Depending on the size of your building, you can use a programmable thermostat for a smaller operation, or a timing automation system for larger buildings, and have the air conditioning, heat and lights turned down during off hours.

Tip #4 Upgrade Your Insulation

Depending on the age of your building, the insulation may not be up to par. This goes beyond upgrading your windows. Adding insulation around pipes, HVAC duct work, and around electrical outlets reduces the amount of energy lost during normal every day function. If your building is older, it may be time to clean and inspect the ducts. Over time, ducts can wear down, with leaks or holes forming in the system. As these form, cool air from air conditioning and warm air from heating seep out into the walls and utility space of the building. This can further break down insulation in these areas. By fixing the duct work and upgrading insulation, the energy efficiency of your building can be increased dramatically.

Tip #5 Set Up A Maintenance Schedule For Your HVAC Equipment

Chillers, boilers, heating and cooling equipment all lose efficiency over time when they aren’t cleaned regularly and operate at a less than optimal level. For example, if dust and debris accumulates on the coils of your air conditioning system, the heat transfer is compromised and the unit will not cool effectively. As it works harder, it loses its efficiency levels. Regular maintenance means changing air filters to keep dust and contaminants out of the system. It means checking and cleaning all parts to make sure they are in good working condition. Changing little things along the way not only helps your system work better, it helps you avoid large emergency costs too that can come with larger, more unexpected breakdowns.

 If you’re ready to improve the efficiency of your commercial building, give us a call today. 

4 Most Common Questions A HVAC Maintenance Contractor Hears

With more than 25 years in the HVAC business, and having offices in three major cities in the Pacific Northwest, we get our share of surprising questions about air conditioning and heating. But some questions we hear over and over again by building owners and property managers.

1. How many years can I expect my new air conditioner to last?

After the warm summer and mild fall we’ve been having, many air conditioning units are still working on a regular basis. When they go into overtime and work longer than you expect into the season, its natural to wonder how long of a life you can expect. Most light commercial systems have a lifespan of about 15 to 20 years. However, your personal working conditions will play a big part in that process. If the unit is outside or on the rooftop, it is exposed to all of the natural elements we receive every day. Sun, wind, rain, pollution, even corrosion and build up of debris can cause damage to parts.

While all of these are taken into account when a unit is produced, there is also one more factor that can severely cut off the expected lifespan: neglect. You can’t expect something to work at its full potential if you don’t keep it working at its optimal level. It needs regular cleaning and maintenance, which means once before you start it up and once after the system is shut down in the fall, a professional should thoroughly clean and tune up the system for maximum potential.

2. Is regular maintenance really that important?

Yes, its one of the best ways to maintain its life. And its also the easiest. A regular inspection means having a trained, professional HVAC contractor come in twice per year and make sure your system is running efficiently.

When debris accumulates around the coils, fan blades, and other working parts, the metal corrodes and won’t work as it was intended. When it works harder, it can also lead to other parts having to overcompensate for the lack. When leaks in the refrigerant begin, system failure is eminent. And when the system isn’t working properly, it can also drain your energy efficiency, meaning you’ll be using more electricity in the process.

3. Can’t I have my own staff perform regular maintenance?

When you have general contractors on staff, its easy to assume they can handle all maintenance tasks involved in the upkeep of a building. Yet general contractors are general by nature – they know a little bit about everything.

Trained and certified professional HVAC contractors spend all of their time working on HVAC units. They have specialized skills and understanding to work on all aspects of the unit, and know what to watch for to determine if something is wrong. They can drain lines, check electrical connections, and provide a full inspection of all working parts. Your general contractor won’t know how to do all of this.

4. I’ve repaired my unit several times, is it worth repairing again or should I replace it?

It depends on several factors.

How old is your unit? The average life is 15 to 20 years. But if your current unit is 10 years or older, and it has a history of problems, it may be time to replace it.

What’s broken? Some problems are easier to fix than others. And even if your unit has broken down several times in the past, it could be different problems. Are they interrelated? Are they minor in nature?

Has your unit been well maintained? If your unit is cleaned properly and maintained by a certified HVAC contractor, it has a much longer life expectancy than one without.

If you own a building in Seattle, Portland or Boise, chances are you have specific questions that we didn't touch on here. We’d be happy to answer them and help you develop a maintenance plan perfect for your business. Just call.

Be Prepared for Spring Commercial HVAC System Problems

This winter has been a difficult one in Boise, Idaho, placing a much higher demand on commercial HVAC systems than in a typical year. While commercial HVAC units are usually quite reliable, after a season like this one, problems may occur. The best strategy is to prevent any foreseeable problems with proper maintenance.

 While some of these problems can be quite small and considered DIY, for more complex issues, call a certified technician.

 A certified commercial HVAC technician can be called because a system is no longer providing heating or cooling, but also for routine maintenance. The following are the most common issues checked by an HVAC professional:

• A worn contactor – A unit contains three different contactors.  One for the blower motor, one for the condenser fan motor, and one for the compressor.  Their engagement is required for making an electrical connection; cooling or heating as it starts the motors and the compressor.  Pitting and arcing can form on these contactors, making it more difficult for the electrical current to flow through and start the necessary motor.
  
• A blown fuse – The purpose of a fuse is to provide protection against the risk of overheating for the compressor or motor within the unit.
  
• The gas valve – This provides the flow of gas from the line into the unit. It is required only when the system is being used for heating.
  
• Capacitors – There are two types of capacitors: the run capacitor and the start capacitor.  If either of these burn out, they must be replaced or the system will not operate properly.
  
• Filters – Clogged or dirty filters can reduce the air flow to the unit, causing it to freeze.  Filters need to be changed if light does not pass through them when they are held up to a light source.
  
• Thermostat – Often, the only problem is a thermostat. These can be accidentally turned off or left on the wrong setting.
  
• A leak of refrigerant – Leaks of refrigerant in the evaporator coils or condenser coils are repairable.  The technician is able to remove what is left of the refrigerant, make necessary welds, then recharge the unit to the correct refrigerant level.
  
• Drain lines – Algae and dirt commonly clog drain lines, causing the drain pan to fill and overflow, leading to water damage.
  
• Compressor – This is the very core of the air conditioning part of the unit.  Without enough refrigerant, the compressor could seize up from overheating. If there is too much refrigerant, the liquid could travel back into the compressor, leading to liquid slugging.
  
• Condenser coil – These require a cleaning at least once per year. Condenser coils are located outside the unit and are exposed to the elements, leaving them dirty. A very dirty condenser coil requires a thorough cleaning with a chemical cleaning agent by a certified technician.
  
• Evaporator coil – Depending on the system, the evaporator coil may be located outside with the rest of the unit or in the attic.  When it is located inside, a cleaning is required only once every three years. If the evaporator coil cracks, the breakage must be repaired by a professional.

Be prepared for preventable problems that may occur with a commercial HVAC unit. Regular maintenance ensures that the commercial system is running efficiently. Experts suggest scheduling maintenance anywhere from one to four times a year, depending on the type and age of the system. Know a good technician and keep his number where you can easily find it.

Commericial HVAC Roof Top Unit in Meridian Id

As a commercial HVAC company we service all sorts of business's and organizations. Take for instance the Idaho Independent bank in Meridian Id, which is just a short distance from our Boise Id headquarters. Just this winter, we were called upon to update their entire HVAC system with a highly efficient commercial grade heating and ventilation combination roof top unit(see below).

With minimal downtime, the bank was able to keep operating while maintaining a comfort level that was essentially unnoticeable by all bank staff and customers.

Commercial Rooftop
Heating and Ventilation Unit

Are You Looking for a Commercial HVAC company? 

 We have years of experience working with organizations of all sizes and as was stated in a previous post, we are an approved Federal Contractor for GSA, the FAA, the BLM, the Army Corp of Engineers. Give us a call or request an appointment today to inquire about our services or to request a quote.