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| 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.
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| 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.
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