What You Should Know Before Signing Up For A Commercial HVAC Maintenance Contract

Managing a property takes a lot of work. Every day presents its own

unique challenges, and you never know what may transpire when you show

up for work in the morning. One day it could be working with tenants,

solving their problems. The next you could completely switch gears,

getting your hands dirty with repair work in the building.

While you’ll never lack the opportunity of a challenge, you will have

some things that will be easier to solve than others. As a property

manager, you probably have a wide array of help at your fingertips,

ready to be called upon for any type of problem that comes your way.

That may include a general commercial contractor that can do a variety

of different tasks, ready to work on any small problem that presents

itself throughout the day.

The great thing about having a general contractor on staff is their

ability to do just about anything. They can repair a hole in the wall

one day, and make a plumbing correction the next. They’re generalists,

which is important to have when you have so many needs.

However, allowing a generalist to work on more complex issues – today’s

HVAC systems – can be putting the overall health of your building at

risk. Think of it in a similar manner to the world of medicine. Your

generalist can speak with you on most issues, even inform you when a

problem needs further investigation. But he would never give you advice

on your heart in the same way a cardiologist would because he doesn’t

have the tools or the knowledge to do the job correctly.

When you sign a maintenance contract with a commercial HVAC contractor,

they can provide many things:

Complex service for a complex system

Increasingly HVAC systems are becoming more complex. Not only does the

technology change at a rapid pace, but it also requires the knowledge of

what laws, policies and best practices are in place to ensure your HVAC

is up to code. With an increased demand for greener systems, the

requirement for more routine preventative maintenance is also

increasing. Because a general contractor doesn’t stay up to date on the

latest happenings in the industry, they may miss out on some of the

latest advancements that not only can make your building a better place

to work, it can also help you run as efficiently as possible.

More advanced licensing and training

Like many different service industries, the HVAC field requires proper

certification for certain repairs and installations. And for some

equipment, if someone doesn’t have proper certification and training and

works on the equipment anyway, it may make the warranty null and void.

General contractors do have their own set of licensing requirements, but

usually they don’t go into great detail in any one industry. Which means

they may not be qualified to undertake certain procedures required to

keep your equipment in good working condition.

Early diagnosis means less repair

If you catch a problem early enough, it won’t grow into a monumental

problem. That rule can hold true in a variety of areas, especially your

HVAC system. A heating and air conditioning professional understands

where small problems begin. They know the key to regular maintenance,

what to stay on top of, and what to service and repair long before it

shows itself as a problem. In short, they can repair things long before

you would even realize they are becoming a potential problem. They can

also diagnose and identify issues early, which will help you avoid

costly repairs down the road as they grow into bigger problems.

Anticipation can help you save

One of the best parts of having a regular maintenance contract with a

HVAC professional is it allows a contractor to know your system, inside

and out. They visit regularly and understand when things need

adjustment. They have access to parts that may be difficult to find, and

can have things on hand when they know what your system requires on a

regular basis. They can avoid potential devastating system failures by

anticipating issues, and repairing them before they grow. While you

could be waiting days for a general contractor to diagnose a problem,

order the parts, and learn how to install them correctly, a professional

HVAC contractor can have the problem diagnosed and solved in hours.

Clearly as a building owner or manager, you have two choices in keeping

your building as efficiently run as possible. If you don’t have a

maintenance contract in place, you could be at a disadvantage. If you’re

ready to learn more, give us a call today.

New LEED Requirements To Make Buildings Safer

It starts small: a headache, a runny nose. And before you know it, you’re sick. But for some, it becomes a cycle of getting better/getting sick, over and over again.

You may not have the latest flu bug circulating through the masses. Instead, you may have a problem that is growing throughout the working population; its known as sick building syndrome (SBS). And its usually found in buildings that use out of date construction materials, are still using old technology, or have poor ventilation.

SBS is used to describe a situation where building occupants begin experiencing acute health problems, and it is determined that they are linked from spending time within the building itself. While its difficult to pinpoint what causes SBS, it has been linked to the problem of off-gassing, which occurs when building materials release high amounts of volatile organic compounds (VOCs) into the air.

In many cases, off-gassing is exacerbated by poor ventilation. If the ventilation system doesn’t work efficiently, gases build up to the point where they begin impacting the workers inside the building.

This problem has been recognized in the past, and is just one of the reasons many building owners began looking for alternatives. Enter the LEED certified building.

LEED stands for green building leadership. LEED is a green building certification program that designs, constructs and maintains certified buildings across the globe. Through third party certification, it verifies that a project is designed, built and operated in a way that will conserve energy, reduce water consumption, improve indoor air quality, and save money and energy overall. To have a LEED certified building not only costs less to operate, it can also attract tenants as well.  

The LEED program is not new. And like every form of technology, new developments are found every day. As time has passed, old LEED certified components have been found to have their problems. Even an environmentally sound and locally sourced material can change during manufacturing, installing, and overall use. And when used with standards that date back five years or more, risk potential can arise.  

LEED has recently introduced a new set of standards, version 4. This version will be more specialized and designed for a better user experience. It will place more emphasis on gaining a better understanding of what materials are used in a building and their ultimate effect on human health and the environment. It will approach indoor environmental quality from a more performance based standpoint. It will bring smart grid thinking to the forefront for better control.

As a commercial HVAC contractor, we realize the importance of having an efficient HVAC system in place; one that not only helps regulate the temperature of your environment, but plays a role in reducing harmful off-gassing and SBS symptoms as well.

If you have any questions about how to improve your current ventilation system, we’d be happy to provide you with answers that can truly make a difference to you and your building’s occupants. 

Taking On A HVAC Project: How Do You Handle It?

As an owner of a commercial building, one of your top priorities is to keep monthly costs as low as possible. There’s the monthly expenses that are consistent month after month – things like your heating and electrical expenses – and then there are those unexpected problems that arise without warning, sometimes crippling the projected budget you had set aside.

When income comes in according to plan, and expenses remain at their budgeted amount, life is good. Then trouble arises. Income drops. An unexpected problem occurs. And soon you’re scrambling to make everything come together. That’s the ebb and flow of life as a property manager.

When a building is first built, the entire HVAC system is brand new. Vents, fans, compressors, chillers, ducts – everything is new, brought in from the factory floors and installed to provide you with top quality service. Warranties are fresh and provide you with a sense of security.

Yet that only lasts a while. Because of the size and the scope of the HVAC system, it quickly falls victim to the “handyman” approach, having a piece repaired here, and a piece replaced there. In just a few short years, your HVAC system can be a hodge podge of equipment, some of it matching, and some of it fighting for the power to do what its supposed to do.

We see property managers handle their HVAC systems in one of two ways.

1. The first approaches their expenses on an “as needed” basis. They spend money only when they have to, repair things only when they break, spend the lowest amount they can on repairs, and only replace when there is no other alternative.

2. The second approaches it by realizing that a system well maintained will provide the longest life possible. They schedule regular maintenance to always stay ahead of the curve. They work with the same company for all routine maintenance, repair and replacement jobs. They make small repairs before they reach a critical stage. They are comfortable replacing things to avoid future problems.

Two different approaches; two different outcomes.

Which is more expensive in the long run?

With the first approach, the property manager can go months without the costs of repair and maintenance. Yet when a problem arises, the cost to fix it can quickly escalate. If a small part isn’t replaced when it first becomes a problem, it can put a drain on the rest of the system, even doing irreparable damage to some of the largest components. Instead of making a minor repair when it occurs, a few months of wear can increase the cost tenfold.

The second approach will cost more by having to pay for a regular maintenance program, but it allows a technician to find small items as they wear down or fail, stopping it from becoming a major repair down the road.

There is no right or wrong choice; its simply a decision you’ll have to weigh and determine which is the most effective way for you to run your property.

If the right decision for you is to schedule a regular maintenance program to ensure your HVAC unit is always working at its optimal level, we’d be happy to talk with you on how easy it can be.

10 Reasons Your Furnace Is Blowing Cold Air

Nobody likes Monday mornings. After a long weekend of relaxing and enjoying life outside of work, the early alarm is something most of us wish would go away.

It becomes even worse when you walk into the office and find cold air blowing on you on a cold, blustery winter morning.

Even if your furnace is fairly new, there are still things that can go wrong and cause potential problems. Some are an easy fix and you can have things back to normal in minutes. Others you will be required to call in a professional.  

If you walk into your building and face cold air this winter, here are the most common things that may be wrong.

1. A change in the thermostat setting

If you have an office like most, the differences in body temperatures can vary greatly. One employee is too hot, the next is too cold. They bring in sweaters, space heaters, fans – anything to try and control the temperature in their individual spaces. On occasion, an employee will be too hot one day as the sunshine spills into an office, and they will turn the thermostat fan setting from auto to on. With the fan running continuously without providing heat, it can send a cool stream of air into the area. Check the setting – it may be as simple as switching it back to auto.

2. Low batteries

Another common problem is having low batteries. If you can’t remember when you last changed the batteries in your thermostat, trying changing them. Low batteries can prevent temperature changes, leaving the HVAC system in weekend mode.

3. Computer glitches

If you have a newer furnace that uses an electronic control panel, you may have to reset the system. Think of this in the same manner as rebooting your computer when you have glitches to the system. A fresh reboot may reconnect and start the system running again.

4. Pilot light

If you have an older furnace, the pilot light may have gone out. This can happen for a variety of reasons, from a gust of wind to unexpected activity near the furnace. If you are comfortable, you can try relighting the pilot light yourself.  

5. Dirty filter

When was the last time you changed the air filter? Dirty air filters can impact furnaces in a variety of ways, including turning off the burner when the system is overloaded. Try changing the air filter and rebooting the system.

6. Faulty valve

If the pilot light won’t light, you may have a problem with the gas valve. If you haven’t cleaned or maintained the system in a while, dirt and debris can accumulate. Have a HVAC professional completely clean and check your system to find the underlying cause.

7. Faulty ignition

If you have a newer furnace with an electronic ignition, the system may need adjustment. This problem requires maintenance from a HVAC professional, and can easily be found and repaired.

8. Leaking ducts

Your HVAC system has many components to make the system work efficiently, including the duct work. As it ages, holes and cracks may form especially around the joints. If hot air escapes, it can impact the entire building’s temperature, giving false readings back in the control panel.

9. Oil filter

If you have an oil fired furnace, the oil filter could be your problem. Just like an air filter can clog with dirt and debris on a gas fired system, the same can happen with an oil filter on an oil fired furnace. While you can clean or replace the filter yourself, it is a messy job, one that is part of routine maintenance when you hire a professional.

10. Flame sensor

Do you occasionally find your vents blowing warm air, yet it quickly turns to cold? That kind of behavior can make you question if a problem truly exists. In many cases, this stems from a faulty flame sensor. If the flame sensor is covered with grime or simply worn out, it can cause the burner to shut off before its completed the process. Cleaning or replacing it will bring the system back into working order.

Have additional questions about your HVAC system? Give us a call today. We would be happy to answer any questions you may have, and help you determine the next step in making your building’s heating and cooling needs more efficient.