HVAC Repair or Replace?

Installing a new roof top unit in Walla Walla, WA. 

The most common question in the HVAC industry: Should I repair my HVAC equipment or replace it? If you can get a few more years out of your current equipment simply by fixing it, it may be worth the effort. Yet if you’ll have to keep putting money into it in the coming months, it may be time to reap the benefits of installing new. But how do you know?

One reason its such a common question is there isn’t a right or wrong answer. Many factors go into making the final decision, and more than often its left to a gut decision by the property owner. Consider the following.

How old is your equipment?

Most light commercial equipment has a useful life of around 15 to 20 years under optimal conditions. The more stress equipment has been under, the shorter the time span. For instance, if the HVAC equipment is outside on the roof, it will experience harsher conditions than if its located in the basement of a building. The closer your equipment is to the useful life of 15 to 20 years, the harsher the conditions your equipment faces every day, the more you should consider investing in new equipment when a problem comes along.

What’s the service history of your equipment?

How well the HVAC equipment has been cared for has a major impact on the lifespan. Has it been cleaned and serviced regularly by trained HVAC professionals? If so, then many of the parts may be in good shape and you can expect a longer life out of your equipment. It also helps if you are under a HVAC service contract in which the same company routinely checks and maintains your equipment. They will have a running track record of what’s been done, what’s changed, and any problems or concerns that may be in place.

What’s the current problem?

Some problems are easier to

fix and aren’t as impactful as others. If it’s a simple fix, like an electrical connection for instance, a repair is probably the way to go. If, however, the compressor goes and its an older unit, it may be time to replace. When a key component of a system breaks down and the equipment has reached a certain age, you’re almost always better off replacing beca
use of the increase in technology and the energy savings you’ll gain.

Is it time to go green?

Let’s face it, as business owners, we’re all trying to do our part when it comes to making our properties more energy efficient. And if you read any industry publication, you’ll find many ways to accomplish your goals. If its been more than a few years since you’ve replaced old technology, updating it can provide you with a wealth of savings. Today’s units use more environmentally friendly refrigerants that don’t deplete the ozone layer. They also have energy savings technology built in to make them run more efficiently and provide the savings on to you through your energy bills. Environmental issues also come into play when replacing a unit – ask your HVAC contractor about recycling old equipment to keep it out of the landfill.

Newly installed  roof top unit in Walla Walla, WA. 

Is it time to improve comfort levels?

In the property management world, nothing stays the same. The tenants you had in place and the structure of the building at the time you installed your original HVAC equipment have all changed many times over. With those changes comes reconfiguration of ventilation, and in some cases your system’s capacity might not be adequate for your current space. If you’ve noticed temperature variances in the building, air quality problems, hot or cold spots, humidity issues, odors, or even “sick building” symptoms from your occupants, it may be time to replace your HVAC equipment with new technology. Your contractor can evaluate your current situation, usage and capacity needs, and increase the comfort level of the building by providing proper equipment throughout.

If you are in a repair or replace situation, the best place to start is by calling a HVAC company like Total Systems Services Inc. We have been providing commercial HVAC services to the Pacific Northwest for over 25 years, and we’d be happy to assist you with all of your needs.

HVAC Repair or Replace?

The most common question in the HVAC industry: Should I repair my HVAC equipment or replace it? If you can get a few more years out of your current equipment simply by fixing it, it may be worth the effort. Yet if you’ll have to keep putting money into it in the coming months, it may be time to reap the benefits of installing new. But how do you know?

One reason its such a common question is there isn’t a right or wrong answer. Many factors go into making the final decision, and more than often its left to a gut decision by the property owner. Consider the following.

How old is your equipment?

Most light commercial equipment has a useful life of around 15 to 20 years under optimal conditions. The more stress equipment has been under, the shorter the time span. For instance, if the HVAC equipment is outside on the roof, it will experience harsher conditions than if its located in the basement of a building. The closer your equipment is to the useful life of 15 to 20 years, the harsher the conditions your equipment faces every day, the more you should consider investing in new equipment when a problem comes along.

What’s the service history of your equipment?

How well the HVAC equipment has been cared for has a major impact on the lifespan. Has it been cleaned and serviced regularly by trained HVAC professionals? If so, then many of the parts may be in good shape and you can expect a longer life out of your equipment. It also helps if you are under a HVAC service contract in which the same company routinely checks and maintains your equipment. They will have a running track record of what’s been done, what’s changed, and any problems or concerns that may be in place.

What’s the current problem?

Some problems are easier to fix and aren’t as impactful as others. If it’s a simple fix, like an electrical connection for instance, a repair is probably the way to go. If, however, the compressor goes and its an older unit, it may be time to replace. When a key component of a system breaks down and the equipment has reached a certain age, you’re almost always better off replacing because of the increase in technology and the energy savings you’ll gain.

Is it time to go green?

Let’s face it, as business owners, we’re all trying to do our part when it comes to making our properties more energy efficient. And if you read any industry publication, you’ll find many ways to accomplish your goals. If its been more than a few years since you’ve replaced old technology, updating it can provide you with a wealth of savings. Today’s units use more environmentally friendly refrigerants that don’t deplete the ozone layer. They also have energy savings technology built in to make them run more efficiently and provide the savings on to you through your energy bills. Environmental issues also come into play when replacing a unit – ask your HVAC contractor about recycling old equipment to keep it out of the landfill.

Is it time to improve comfort levels?

In the property management world, nothing stays the same. The tenants you had in place and the structure of the building at the time you installed your original HVAC equipment have all changed many times over. With those changes comes reconfiguration of ventilation, and in some cases your system’s capacity might not be adequate for your current space. If you’ve noticed temperature variances in the building, air quality problems, hot or cold spots, humidity issues, odors, or even “sick building” symptoms from your occupants, it may be time to replace your HVAC equipment with new technology. Your contractor can evaluate your current situation, usage and capacity needs, and increase the comfort level of the building by providing proper equipment throughout.

If you are in a repair or replace situation, the best place to start is by calling a HVAC company like Total Systems Services Inc. We have been providing commercial HVAC services to the Pacific Northwest for over 25 years, and we’d be happy to assist you with all of your needs.

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.

10 Fall Maintenance Tasks That Will Keep All Pacific Northwest HVAC Systems In Good Working Order

Fall is such a beautiful time of the year here in the Pacific Northwest. The days are warm, the nights are mild; its almost easy to forget cold, wet days are soon ahead.

Yet as we transition from one season to another, its important to remember that in order to maintain your HVAC system and keep it in good, working condition, its important to properly shut down your air conditioner and ready your heating unit for the coming months ahead. That means cleaning, inspecting, and ensuring its properly protected for the coming months ahead. By skipping these important steps, you could be putting your equipment at risk for failure, and be facing major HVAC repair headaches ahead (not to mention the major expense of having to replace equipment sooner than you planned).

Your Fall Maintenance HVAC Checklist

1.Check condition of filters and replace

Your filters help maintain indoor air quality, so its important to have clean filters. After a long, hot season, all of that wear leads to dirty air filters. By leaving dirty filters in your units, it allows dirt, debris and contaminants into your system where they can reduce the effectiveness of your equipment. Replacing them at the end of the season reduces this possibility.

2. Tighten any loose connections

By checking all connections now, you ensure proper working equipment throughout the season. It also ensures that your equipment is ready in the coming season when its time to transition from one unit to the next.

3. Check safety and operating controls

By performing regular maintenance, each unit will be inspected thoroughly to determine its in good mechanical operation, and that all safety checks are in place.  

4. Check lines and coils

Lines and coils keep your HVAC unit operating throughout the season. However, if a small clog or leak is present, it can fester as it sits idle during the off season, and can quickly escalate into a major problem when turned on once again. Find and repair or replace all lines and coils now so they will be ready to go when the weather changes again.  

5. Check tension and condition of belts

Belts allow your HVAC equipment to run properly. If one becomes loose, is damaged or breaks, it can seriously damage your motor, possibly beyond repair. Check tension and replace worn belts to avoid potential damage.

6. Lubricate shaft and motor bearings

Proper lubrication means your blower motor will continue to work on demand, and it will allow equipment to operate freely.

7. Clean ducts and airways

Over the years, ducts and airways can have a buildup of dirt and debris. As this dirt accumulates and moisture builds, it can quickly turn to mildew and mold, allowing your building to not be as healthy as it could.

8. Check blowers and blades

Cleaning blades regularly means your blower motor will have proper air flow and it will continue to do the job it was designed to do. It ensures maximum efficiency and lowers your energy costs.

9. Check the overall condition of equipment

Complete inspections can help find tiny problems that can quickly escalate. Its important to fix even the tiniest of problems while they are small, so they don’t have the chance to escalate and turn into major problems that could be more costly down the road.

10. Protect outdoor units from the elements

Sun, wind, rain, snow; all can take its toll on HVAC equipment. If you have an outdoor or rooftop unit, its important to cover and protect them when not in use. Covering is important; wrapping it so its air tight isn’t. Make sure your unit has some breathing room to allow moisture to escape and not accumulate on your equipment.

Some property managers or building owners attempt to save money by using their own maintenance staff to do the little jobs associated with HVAC. It is easy to replace filters and buy a cover for your outdoor unit. But to truly understand the inner-workings of HVAC equipment and to protect your investment from the harsh elements it faces every day, a reputable HVAC contractor is the better choice.  A certified HVAC technician understands how to properly clean and maintain HVAC equipment, and also knows how to spot the little problems and correct them before they elevate into something more. If you’re considering a preventative maintenance service agreement from a reputable HVAC company, we would be happy to talk with you about how it can save you money over time. Give us a call today.

Why Every Property Manager Needs An HVAC Professional On Their Team

A while back, I was at a meeting in Portland, and had the chance to talk with a property manager who oversaw several buildings in the community. Like most property managers, he had a general commercial contractor on board that he relied on to service his properties on a regular basis. And for the most part, this was working out perfectly. From small maintenance items, to even basic plumbing repairs, most tasks were simple in nature and could easily be fixed in a timely manner.

However, in some cases, a generalist may not be the best person to have maintaining and repairing sophisticated technology. Complex HVAC systems have multifaceted parts; and in some cases a specialist will not only keep it running more efficiently, he can also save you from more costly repairs down the road.

HVAC professionals may be the best choice because:

HVAC Systems Are Complex

Like many different industries, HVAC is becoming more technologically driven over time. This means while the systems may have similar working parts as they did years ago, the technology behind them changes and increases all the time. Today’s savvy property managers want greener technology to not only help them save money, but to be more efficient for the environment as well. Its not as easy as replacing a part or tinkering with a wrench anymore. Instead, it takes specific procedures to keep today’s HVAC systems in good working order, and in many cases that means more training than ever before. If a general contractor hasn’t been trained in the latest advancements, they are ill-equipped to make the best recommendations to building owners and managers about the best course of action. Their recommendations may be best guesses only.

Proper Maintenance Means Early Detection

Does your general contractor understand what to watch for in your HVAC system as a signal for something wrong? In many cases, they are busy every day repairing the little things that go wrong, and spend far less time on preventative maintenance and audits to determine how to keep something running as efficiently as possible. No fault of theirs – they are simply too busy to catch the little nuances that suggest a problem is just around the corner. When a professional HVAC company is in charge of all aspects of the heating and cooling systems for your property, they stay on top of regular servicing and replace parts as needed. They also know how to identify and diagnose issues early on, avoiding the costly repairs down the road that can come from not identifying something quickly.  

Professional HVAC Companies Have The Parts You Need

Most general contractors don’t have a stock of parts waiting at their disposal. Instead, when something breaks, they order it in and wait for the part to arrive. That can work, unless the downtime seriously impacts your property. Imagine telling tenants they won’t have heat for a day; that can be devastating news. Professional HVAC companies keep an extensive inventory of parts and supplies they know they will need every day. When fall rolls in and properties all over the Portland area begin to turn on the heat for the first time, things happen and repair calls are made. In some cases, parts can be hard to find if you don’t have a supply on hand in expectation. As a professional HVAC company that supports property managers every day, we get it, and we’re prepared.

Proper Licensing

Like most commercial service industries, it requires proper HVAC certification for certain repairs and installations to be made. General contractors rarely receive these licenses, nor do the have the extensive training that goes along with it. Which means general contractors are not qualified to make certain repairs, nor should they even try. In many cases, manufacturer's warranties can be nullified if worked on by anyone other than a licensed professional.

If you are a property manager, and don’t have a service contract with a reputable, professional HVAC company who is an expert and qualified to handle all of your heating and cooling needs, we’re happy to talk with you about the benefits of bringing one on board.

5 Things You Can do in Boise during August

As the summer of 2014 comes to a close and schools are beginning their school year, the Boise area still has lots of things you can see and do to enjoy the outdoors.

• August 17th - Festival of India at the Hari Krishna Temple - check out the House of 10,000 flowers and sample an assortment of Indian cuisine. 

Hare Krishna Temple

1615 Martha St.
Boise, ID 83706
(208) 344-4274

• August 30th - Brew at The Zoo - For those over 21 who enjoy sampling micro breers, this will be a great event. Check out this link for more info on the Brew at the Zoo.

Zoo Boise
355 Julia Davis Dr.

Boise, ID 83702
(208) 384-4125

• Visit a local winery such as:
• Snake River Winery

www.snakeriverwinery.com
786 W Broad St
Boise, ID
(208) 345-9463

• Cinder

www.cinderwines.com
107 E 44th St
Garden City, ID
(208) 376-4023

• Fraser Vineyard

fraservineyard.com

1004 S La Pointe St
Boise, ID
(208) 345-9607

• World Center for Birds of Prey - one of the coolest things you can check out this not only this summer, but most of the year as well. Visiting the birds of Prey center is a great activity for the entire family. 

5668 West Flying Hawk Lane

Boise, Idaho 83709 

http://www.peregrinefund.org/

• Get out and enjoy the Boise River Greenbelt - with tons of walkways for rollerblading, jogging, bike riding, or hiking. This is really a great place to spend some quality family time. 

Sites to find Boise Activities:

• AOL Travel Guide 
• Events Page on the Idaho Statesman
• Downtown Boise Events Calendar

5 Common Air Conditioner Problems

 It's May and already hot outside. You race from your car to the office in attempt to beat the heat, only to find that your office is unbearably hot as well! Your air conditioner could have one or a combination of the problems listed below.

Five Common Air Conditioner Problems:
 

Air Conditioner Maintenance

1. Improper Wiring- The system is not getting enough power, causing the circuit breaker to continuously trip. This could prevent the system from getting power. But it also is a possible fire hazard and requires the attention of a professional.

2. Uncooperative Thermostat- You have set the thermostat to the proper setting and adjusted the temperature accordingly and for some reason, nothing changes. Your thermostat could require new batteries or it could be set improperly.

3. Inadequate Cooling- When you are sure that your air conditioner is, in fact, working, but the air flow doesn't seem to be as cool as it once was.Your unit could have dirty air filters or there could be some obstruction like debris in the air flow.

4. No power- The unit will not turn on or off, there is no heating and no cooling whatsoever. This could be an electrical issue, the thermostat could be set wrong, or one of the parts in the unit could be faulty.

5. Noisy Unit- There is a vibration or a loud rattling noise coming from your unit. Many parts from your unit can become worn with use. This can be caused from rubbing against another part over time. Our HVAC professionals can diagnose this issue and provide replacement parts for your unit.


It's only the beginning of the cooling season. Don't ignore air conditioner performance issues. If you experience any of the problems above, don't hesitate to call Total System Services and have one of our Certified HVAC Technicians service your unit.