How HVAC Impacts Your Building’s Clean Air

The term HVAC is fairly straightforward and easy for most to understand. It consists of three parts: heating, ventilation, and air conditioning, all necessary for keeping the environment within your building comfortable all year through. However there is another part to the HVAC system that few building owners think about – the control. Control determines how effective your HVAC system is during operation, and how well it meets the goals of comfort, safety and cost effectiveness.

Heating can be accomplished in different ways. It can be supplied by heating the air within a space through a supply air system, or by using radiant heat through equipment like radiant panels.

Ventilation controls the delivery system. It can be accomplished passively through natural ventilation, or through active methods of distribution powered with fans. Ventilation mixes gases with the air we breathe in order to provide the proper balance for breathing, controlling odors, and even removing contaminants from the air supply.

Air conditioning is the process of controlling both the air temperature and the humidity levels within a room. Cool air is not comfortable if it is too humid. Therefore its important to have a proper cooling system in place that removes moisture while cooling, leaving you comfortable in the process.

With all three in place, the control ensures a variety of things. Above all, it provides comfort and safety for the building occupants. It also ensures equipment safety, helping you maintain your investment at optimal levels for long periods of time. It can even provide you with effective ways to conserve energy, and therefore help you save money over time. An HVAC system accounts for nearly 40 percent of the energy used within a commercial building, meaning its one of the most important systems to monitor and improve to realize significant savings.  

Within most building environments, a property owner assumes that if the heat works in the winter, and the cooling works in the summer, the proper equipment is in place. But that isn’t always the case. The best heating or cooling system in the world will not be effective and run at its optimal level if the ventilation system isn't adequate for the surrounding area.

And if the ventilation system doesn't allow the proper heating or cooling to take place, it can also be deficient in other ways, all of which can impact the quality of the air supply you and the building occupants take in every day.

If you've ever heard of the term Sick Building Syndrome, keep in mind that this condition is real. This is a condition where medical symptoms are worse in a particular building or room, then subside when the person moves away from that location. If the ventilation system isn’t doing its job, it can allow a buildup of a variety of things within that building or room. Mold, mildew, bacteria, viruses, volatile organic compounds (VOCs), carbon dioxide, carbon monoxide, etc can all come into play and be a part of the indoor air quality problem. 

While there can be a variety of reasons why air quality is bad within a building, one of the most predominant reasons starts with the HVAC system. HVAC systems for commercial buildings draw in air from the outside, and condition it to adjust to the proper temperature requested for the inside of the building. If the ventilation isn’t adequate for the job, the process will be compromised. By upgrading and improving the ventilation system, it will be able to pull in more fresh air while expelling more “dirty” indoor air back to the outside before it can do harm.

While in writing, it’s a simple solution, it takes a professional commercial HVAC contractor to evaluate your system and determine what controls are in place. He can find where deficiencies exist and make recommendations on the best way to improve your system, both to keep your building’s air clean and breathable, and to save you energy and money overall.

Call us today if you would like a complete evaluation of your system, to determine if its truly adequate for your needs and requirements.

Dealing With The Most Common HVAC Problem: Mold

As an HVAC contractor, we clean, repair and maintain a lot of HVAC systems over the course of a year. And one of the most common problems we see is the presence of mold. Let’s face it, mold grows quickly in wet environments. And when a building uses a forced-air HVAC system, mold will definitely be a part of the picture more often than not.

But that doesn't mean it can’t be dealt with in an efficient way. Mold is always present in your building’s HVAC system. Which means its always present in your building’s environment. They key is reaching it and maintaining it before it can grow and flourish and begin effecting the occupants sick.

According to the EPA, a routine check of the HVAC system should be made throughout the year not just to look for mold, but to look for moisture as well.

HVAC systems produce condensation in a variety of ways. Which is why HVAC systems have both condensation pans and drainage systems to carry the water away. If they are plugged or not flowing freely, moisture accumulates and mold begins.

Yet its not just these areas that are prone to moisture. Moisture can quickly accumulate anywhere – air handlers, blowers, filters. Because the surrounding area is always changing, any piece of the system can be at risk in certain situations. If we receive several weeks of moisture, for instance, and the roof has a leak, that water supply can travel all over your building, and quickly get into unintended spots, including your HVAC system.

This is where regular inspection comes into play.

If you see mold or even suspect mold, its important to act right away. Mold can grow in as little as 48 hours, so the sooner you act the better.

Start by turning off your HVAC system. The more it spreads, the more damage you will have, the more clean up will be required. If you can contain it to certain areas, the easier clean up will be.

If anyone on your staff – maintenance or janitorial staff – is involved in the cleanup, remember all involved should take precautions and wear at least an N-95 respirator.

There are specific steps to take when mold is in play. If your staff isn't trained in mold removal, don’t attempt to do it on your own. As a reputable HVAC contractor, we have the skills and the resources necessary to ensure cleanup is performed in a safe way.

Do you have further questions about mold? You can visit the EPA website,. http://epa.gov/mold/, and learn more than you ever wanted to know about mold

Then give us a call. Remember, regular maintenance and inspection will help your HVAC system perform its best and run efficiently as possible all year long. And when you have special circumstances, we’ll help you recover in the shortest amount of time possible. We’re here for all of your HVAC needs. 

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.