Merry Christmas and Happy New Year!

Can you believe Christmas is almost here? Boise is a great place to visit during the holidays. Some of the activities include:

• The Nutcracker Ballet presented by Ballet Idaho is on December 18th.
• The 32nd annual Christmas Run for the Boise YMCA is on Dec the 19th
• Free Parking day in downtown Boise is this Saturday..get your last minute shopping done!
• Dec 22nd is the 2015 Famous Idaho Potato Bowl 
• A must see is the Boise Christmas Parade on Dec 21st.

Check out a bigger Christmas 2015 list of activities on Downtownboise.org

or the Boise Christmas Shopping and Idaho Holiday Events 2015.

Christmas Tree Safety

Like our families,  you probably have a Christmas tree in your home which acts as a center of the activities on Christmas eve or Christmas morning.  Be sure to do a few things to be safe.

Check the electric socket that your tree lights are plugged into, to make sure it is working in good condition and dust free. Be sure to use a timer on your lights so that they don't stay on for 24hrs. 

Additionally, its a good idea to keep your tree away from heating elements. First your tree will last longer and drop fewer needles, and secondly, needles falling onto heating elements could reduce their efficiency.

Add water to the base of your tree to keep it from drying out, this will help to reduce the needle loss again. 

Anyway everyone at Total Systems Services Inc, wishes you a very Merry Christmas and a Happy New Year!

How Mold Impacts Your HVAC System

Indoor molds become a problem when they are visible, or when they vary compared to outside air. Molds need water, a food source, and the right temperature and environmental conditions to grow.

HVAC systems are one of the most common contributors for water supply. HVAC systems have piping, drain pans, all of which can be sources for mold growth and a transportation device for dispersing mold spores all over the building.

As mold spores move, they look for food sources, which are many within a building: drywall, carpeting, cardboard, paper, fabric, wood, furnishings.

And because indoor environments are designed to maintain relative temperatures night and day, they are conducive to allowing mold to grow. Especially in those dark storage areas that are left unchecked for long periods of time.

A building manager’s best course of action is to control and eliminate indoor moisture. While many attempt to introduce fungicides, biocides and cleaners once mold appears, these chemicals can be damaging to the equipment, the environment, and to personnel within the building throughout the day. If you eliminate the potential for mold forming, you can eliminate all problematic conditions that may arise because of it.

The best place to start is to design and install a HVAC system with essential components designed for high efficiency. From there, a proper maintenance plan will keep your HVAC in good running condition, and help you stay abreast of any problems developing over time.

Key components that should be regularly maintained include:

Coils and drain pans – cooling coils dehumidify air and cause condensation to drip into a drain pan and exit the system via a seal trap. Drain pans must have the proper slope and be cleaned frequently to avoid problems.

Humidification and dehumidification equipment – these surfaces must be periodically drained and treated to prevent wet surfaces from developing microbial growth.

Air filters – air filters should always be clean and well maintained, fitting snugly into their filter housing. Clean and replace on a regularly scheduled basis.

Ducts – ducts are constantly in use. A small amount of dust is normal, but if it builds up it can begin restricting airflow. Watch for areas subjected to moisture or condensation, cleaning these on a more frequent basis.

Cooling towers – monitor water quality and chemical treatment to prevent microbial growth.

Air intakes – pay close attention to areas where outdoor air enters the HVAC system. Areas near garbage dumpsters, boxes, paper, standing water, or fresh vegetation and landscaping can contribute to increased likelihood of airborne spores.

A properly designed and maintained HVAC system will go a long way in reducing or preventing mold issues. As a manager, it’s important to have a system in place that will allow you to prevent and remediate mold problems as quick as they occur. 

Is Coil Corrosion Impacting Your HVAC System?

Coil corrosion is responsible for around 40 percent of all equipment failures in commercial facilities, making it one of the most expensive problems associated with your HVAC equipment. Coil corrosion starts small, but if left unchecked can quickly escalate, leading to coil replacement, or even requiring the entire system to be replaced.

Coil corrosion isn’t something that only happens with old equipment. In certain situations, you can find corrosion occurring as early as a few weeks after installation. It comes in two forms: pitting or formicary.

Pitting corrosion is caused by exposure to fluoride within the water supply, or through chloride found in a variety of products such as detergents and cleaners.  As ions from fluoride or chloride are transported into the system and make their way across the coils and condensate, the ions attack and begin pitting the metal. Over time pinholes are created, allowing refrigerant to leak.

Formicary corrosion is caused through access to acids present in a wide variety of products including cleaning solvents, adhesives, paints, plywood, and so on. Formicary corrosion is often referred to as ants nest corrosion because it tunnels within the tubing in a similar fashion to the way ants create their nests. Over time, the pinholes form in the coils, which lead to refrigerant leaks.  

While coil manufacturing companies are aware of the problem and are applying coatings prior to sale, there are a variety of companies that make aftermarket coatings that you can use to reduce corrosion on older systems already in place.

When coils are damaged, it has a variety of consequences on your overall HVAC system.

It starts with requiring your system to run harder to produce the same results. If the coils aren’t producing the required heat source, the compressor will work harder to create the desired results. This increases power usage, lowers the cooling capacity, and causes more stress on all parts of the system. More stress brings on more maintenance. And if the system isn’t producing the right air temperatures, it’s also creating a less than comfortable environment throughout your facility.

Whether coils are coated or not, the best way to combat corrosion and stop it before it occurs is through continuous maintenance. Cleaning coils at least twice per year will clear away any mineral deposits and keep them safe from accumulating corrosive materials. The earlier you catch it, the easier it is to stop it before it impacts your efficiency, and begins degrading your system.

How are you combating coil corrosion?

Troubleshooting The Constantly Running AC Unit

When the temperatures climb well into the 90s and beyond here in the Pacific Northwest, we know we’re in for a long, hot summer. When they dip back down into the 80s and 70s, even for a short while, it can be a welcome relief. That is until you walk into your office and find the AC system running full blast day and night.

When your air conditioner runs without shutting off, or it cycles on and off continuously, there are several areas of concern. If the AC unit is running 24/7, it’s using way too much electricity and elevating your electric bill. It’s also causing undo stress on the unit itself, which will shorten its life overall.

But above all that, it’s cold. And it can be very difficult working eight hours a day in an environment that leaves you needing gloves to survive.

While there are many things that can be wrong with your AC unit, these are the most likely problems.

Dirty Evaporator Coil

When was the last time the evaporator coil was cleaned and conditioned? Dirt and debris can easily get into the AC unit and cover the coil, impeding the cooling process and making it more difficult to maintain the correct temperature. This can happen even if it was cleaned a few months ago, especially if it’s been working overtime during this recent heat wave. A regular maintenance check will allow a technician to clean and maintain an evaporator coil and keep it running efficiently no matter what the temperature is outside.

Frozen Evaporator Coil

If your unit is blowing warm air from the supply vents, it can be an indication that the evaporator coil has frozen. In order to avoid damage to your AC unit, turn off the system and call in a technician right away.

Clogged Air Filter

Air filters are designed to filter and allow a clean flow of air into the AC unit. Over time, this filter will collect dirt and debris, which restricts the amount of air allowed into the system. Without enough air flowing over the coils, the system can cool the air to the proper level, and keeps running all the time.

Low Refrigerant Charge

If the AC unit doesn’t have enough refrigerant in the system, it can’t cool the space. This often occurs when there is a leak in the system. When this happens, the unit will keep running trying to meet demand, causing the system to work harder than necessary. The first line of action is to find the leak and repair it before adding more refrigerant.

Faulty Thermostat

If your thermostat isn’t working correctly, it won’t know when to turn off the unit as it reaches the proper temperature. Check to see if your thermostat matches the actual temperature in your room or building. If it’s below, there’s a good chance your thermostat needs replacing.

Blower And Fan Problems

If the blower motor isn’t producing enough air for your system, or the fan isn’t running at a proper speed to push the air into the system, it can cause the system to run too much. It may be something as simple as cleaning grimy fan blades, or adjusting the speed of the fan.

Improperly Sized Unit

Have you recently renovated your space? Have you changed wall locations and room sizes without upgrading your AC unit to fit the new space? A HVAC professional can analyze your current space to determine the proper load requirements, and make recommendations for how to improve the efficiency of your system.

Many of these issues can be prevented with regular maintenance of your HVAC system. When was the last time your equipment was serviced by a professional technician? 

Understanding Air Flow For A More Energy Efficient Building

Want to strike a balance between having your building reach its optimal energy efficiency and creating a climate that’s comfortable for every person in it? It all starts with understanding air flow.

As air moves and flows, it tries to create a balance between the high and low air pressure areas. If there is a gap and a pressure difference, it will move through that path whether we want it to or not.

To control the air flow, we put up barriers – materials – in order to control or block the air from moving through it. The more we choose to control the air flow, the tighter the blockage must be. Even the smallest of gaps can allow leakage, which will continue to build over time.

If the amount of air removed from an area does not equal the amount of air supplied to that space, then a pressure imbalance occurs.

In all climates, a balanced air pressure is ideal, yet is difficult to maintain. In warm climates, a slight positive pressure is preferred, while in cold climates, a slight negative pressure can help prevent hidden moisture problems building up in remote areas of the building.

A negative air pressure happens when more air is removed than is added. Leaky ducts can create negative pressure by allowing air to flow where its not intended, and allows it to accumulate behind walls, under floors, or in crawl spaces. In summer, the results show as hot, humid air infiltration. In winter, it means cold drafts. If the negative air pressure becomes large enough, it can lead to dangerous backdrafting around flues of combustion appliances.

A positive air pressure happens when more air is brought in than is removed from the space. It can be controlled with a fresh air intake.

While a building rarely achieves a balanced air pressure throughout the spaces, likewise it rarely is balanced in such a way that a negative or positive charge remains dominate from floor to floor, one side to the other. Instead, you’ll usually find pockets of air impacting the building in different ways.

An example would be closing off office space in which there is a register delivering air, but has no return flow in place. This would allow a positive air pressure to continue building in place.

This is also how indoor air quality is impacted. That same space that continually builds up a positive air flow can also allow higher levels of pollutants to accumulate as well. Intake flows can bring in outside pollutants – pesticides, gases, chemicals, carbon monoxide – especially in industrial locations. It can also allow other types of indoor air pollutants to form and grow – mold spores, dust mites, bacteria, viruses – and keep them in concentrated areas of the building. Over time, these substances can leak into other parts of the building, and begin circulating, reducing the air quality overall.

Not sure how the air flow in your building is impacting your energy efficiency? The best place to start is with an energy audit. One of our HVAC technicians can easily share with you where even the smallest of corrections can make the biggest impacts over time.

7 Causes Of Air Conditioner Compressor Failure

It’s 100 degrees out … and your air conditioner died.

When you manage an office building filled with tenants, that can be one of your worst nightmares. While we all love enjoying a warm, summer day, being stuck in an office with no way to cool down isn’t part of the list.

Your air conditioner’s compressor is often called the heart of the system for good reasons.

• The system can’t function without it

• Its job is to compress the refrigerant and pump it throughout the system to remove heat and humidity from the air

The compressor is a reliable part of the system, and with a little maintenance, it should keep working without a problem throughout its life expectancy. If it does fail, it’s usually a sign of a major problem, and is sometimes impossible to fix.

The common causes of air conditioner compressor problems are:

Dirty Coils

Dirt, grime, dust and mineral deposits all accumulate on the condenser coil over time. If it builds up enough, it can no longer expel heat from the system, and it begins running constantly trying to cool your space. The increased pressure causes the compressor to overheat and fail.

Low Refrigerant

When a refrigerant line has holes or cracks, the refrigerant begins to leak. If it isn’t fixed and filled, it becomes so low the compressor has to work harder to pump refrigerant into the system. The strain will eventually cause the compressor to break down.

Too Much Refrigerant

Too much refrigerant is equally as bad for a compressor. If too much refrigerant is put into the system, or if the wrong type of refrigerant is used, it can cause the compressor to stop working altogether.

Blocked Refrigerant Lines

The compressor pumps refrigerant through the lines of the system. If these lines become clogged or blocked, it can cause pressure to build, the temperature to rise and overheat, and eventually cause AC compressor failure.

Incorrect Refrigerant Lines

If you start to notice your air conditioner isn’t cooling as it once did, calling in a technician is the first step. However, if the HVAC technician is anything but reputable, you might not get the service you expect. Some HVAC technicians may replace a leaking or broken line with one that is too large or too small for your system. This process can cause the system to build pressure, overheat, and eventually stop the compressor altogether.

Electrical Problems

Electrical problems start out small and build rapidly. Yet once damage is done, there is usually no repairing a compressor – replacement is your only option. A regular maintenance schedule can allow an experienced technician to find and repair damaged wiring, short fuses, and other potential hazards within the system before they happen.

Inadequate Lubricant

Think of a compressors oil lubricant in much the same way as blood in your body. It’s what keeps the system functional. When there isn’t enough, the system works overtime, and eventually fails altogether.

Take good care of your AC compressor as we head into the warmest months of the year. When you perform regular maintenance, you’ll not only ensure you have a cool atmosphere when you need it most, you’ll also extend the life of your compressor to the fullest, saving you money in the process. 

A Guide To Energy Recovery Ventilators

Looking for a way to reduce the load of your HVAC equipment? Looking for a way to make your heating and cooling process more energy efficient? Then it may be time to look at an energy recovery ventilator (ERV).

ERVs are designed to recycle energy from the building’s exhaust air, using it to pre-treat the outside air as it enters. A building’s exhaust is usually wasted as its sent back into the atmosphere. By using it to pre-condition fresh outdoor air for both temperature and humidity, it dramatically reduces a building’s energy costs, and it lowers the workload of the heating and cooling system. And because the workload on the HVAC equipment can be dramatically reduced, often times you can downsize new or retrofit equipment for an immediate return on investment.

There are different types of ERVs, depending on the application needed for your building. In general terms, there are tour types:

• Rotary heat exchanger (wheel)
• Plate heat exchanger (fixed core)
•  Heat pipe heat exchanger (refrigerant)
• Runaround coils (water)

A rotary heat exchanger (wheel) is a plastic or metal device that rotates between the exhaust and the outdoor air streams. It picks up heat from one air stream and transfers it to the other. While metal wheels can only transfer heat, plastic wheels can absorb and release moisture as well. Because of their relatively low initial cost, ease of maintenance, and smaller footprint, wheels are the most popular ERV.

A plate heat exchanger (fixed core) are generally larger and more expensive than wheels, but have no moving parts, which makes them safer applications for certain situations, such as hospitals. Instead of using a wheel, a fixed core allows air streams to pass through a series of channels, heating up or cooling down the material between the channels and allowing energy to transfer.

A heat pipe heat exchanger are more limited that the previous two. Heat pipes are copper tubes with refrigerant inside of them. The tubes run between the exhaust and the outside air stream; one heats the refrigerant, causing it to evaporate, the other cools the pipe, allowing the refrigerant to condense, warming the cooler air in the process. The newly cooled refrigerant than flows back, and the process begins again.

Runaround coils offer similarities to heat pipes, but are often preferred when exhaust and outdoor airflows are separated by great distances. A water coil is installed in the exhaust air stream, and a second in the incoming ventilation air stream. The two coils are piped together and filled with a water/glycol mix to keep it operational. As heat is picked up in one air stream, it is released in the other.

What makes them a growing choice in commercial applications today? Besides the energy savings, there is also a push the the US Green Building Council’s LEED system that dictates how much ventilation air must be brought into a building. As older buildings are being rehabbed and brought up to code, more outside air is needed. This is where ERVs come into play.

If you have further questions about improving the efficiency of your building’s HVAC system, or about installing an ERV to improve the air flow in your commercial location, we’re here to help.

Tips To Reduce Commercial Heating And Cooling Costs

Every month, a business owner is reminded of how efficient their HVAC is operating within the building; it comes in the form of a utility bill. And while many just accept it and move on, there are many things an owner can do to make their monthly costs even more efficient.

The US Small Business Administration estimates that as much as 40 percent of the electricity used each month in a typical commercial building is for heating and cooling. Yet no matter how much you are spending every single month, the real difference between efficiency and inefficiency comes from having the right information, and using it to cut down heating and cooling costs whenever possible.

The best tip for any commercial building’s management looking to cut costs can be boiled down to one task: reducing the workload of the HVAC system. You can do that in several ways.  

Start by improving a building’s insulation

All commercial buildings are insulated; building codes make it mandatory to insulate up to  a certain level. Unfortunately, because most buildings are put up under strict guidance to budgets, they are usually put up with only the minimal amount of insulation. And because the company putting up the building is rarely the one managing or owning it, the two have distinctly different viewpoints on budgets. Higher insulation means better efficiencies. Whenever possible, you can increase the level of insulation and have it make immediate differences in the overall comfort level of the building’s occupants. Common measures include installing energy efficient windows and lighting systems, and redoing the roof to minimize the solar impact on the building itself.

Upgrade the air conditioner

In most cases, it is more costly to keep a building cool than it is to keep it warm. Which means the first place to upgrade and make more efficient is with the air conditioning system. Today’s technology improves cooling systems greatly; even changes from one year to the next can have a big impact. Studies show that an air conditioning system today can improve efficiencies by as much as 20 percent from one built ten years ago, and as much as 100 percent as one build in the 1970s.

Consider using energy recovery ventilators

An energy recovery ventilator is a mechanical ventilation system designed to produce energy savings. They recycle energy from the building’s exhaust air, then pretreat the outside air before it enters the building. This preconditioned outside air reduces the load of the HVAC unit, and therefore reduces the required capacity of the equipment itself. In most cases, payback on an energy recovery ventilator can occur within the first three years.

Of course, how each business can fully optimize their heating and cooling system, and reduce costs for maximum efficiencies is always determined on a case by case basis. If you would like a full analysis of the effectiveness of your HVAC system, and find out how you can make little changes to save the most, give us a call today. 

The Most Important Things To Include In Your HVAC Maintenance Contract

Smart business owners know the best way to save money is to keep things working effectively and efficiently all year through. It’s not maintenance items that break the budget; it’s the unexpected events that cause instant problems.

The $25 oil change is much more cost effective than spending thousands replacing the car you drive to work every day because of a blown engine. In the same token, maintaining a HVAC system by repairing leaks, replacing hoses and adding fluids will save you thousands over the possibility of having a major piece of equipment destroyed due to lack of care.

And while there are many commercial HVAC companies vying for your attention today, be warned: there are many less-than-reputable companies willing to low-ball their bids, knowing they can make up the costs later. If a HVAC maintenance contract is on your list of things to finalize this year, consider the following:

Timing Of The Repairs

The reason you are considering a HVAC maintenance contract in the first place is to avoid downtime at your facility. Downtime means productivity loss and angry tenants/employees, which means avoiding interruption is probably one of your key desires. Not only should you focus in on how frequently a HVAC maintenance contract authorizes a visit by a HVAC technician, but also how fast emergency work will be handled. A quality service company will try its best to keep your system running and prevent failures from occurring. But when an emergency does arise, it’s nice to know that how quickly they will respond.

Turnaround Time For Repairs

Cut-rate service providers try to keep their costs low by keeping spare parts at a minimum. That means when a problem arises with your HVAC equipment, instead of having a replacement part on the truck or at the warehouse, they may have to specially order it in. That can take days or even weeks to make the repair, allowing your facility to run at a less than optimal level. For some parts, it might not be noticeable. But try explaining that to tenants on a 90 degree day when the part for the air conditioning system won’t be available for several working days.

Quality Of Work

When you don’t have the expertise, it’s hard to know if someone is providing you with top-notch service, or being less than up-front with you. While looking at testimonials and online reviews can give you an overall picture of the company’s reputation, you can also look at the way they charge their customers. Do they provide rate sheets that make sense, or do they hide their fees in the fine print? Can you get a clear picture of what you’ll be charged up-front, or is it always a wait and see approach? Ask a few questions if you’re concerned with bids or breakdowns. Sometimes the way a person answers can reveal a lot.

Budget Control

A reputable HVAC company realizes you have a budget to maintain. They understand that unplanned events can cause financial duress for some companies. No matter what your budget constraints, an HVAC contractor should be able to tell you upfront how a HVAC maintenance contract will work within those guidelines. Most will have options – do you need one that covers basic repairs, or an all-inclusive that provides 24 hour emergency service as well?

Consider your options, work together with your HVAC service provider, and put one less thing out of your mind as you continue on with your busy days.

Building Your Own Commercial HVAC Prevention Plan

As a business owner or manager, you are tasked with being an expert at a wide variety of things. And while some things may come naturally to you, there are probably quite a few things that don’t. Like taking control over one of your most costly expenses, your HVAC equipment.

That’s why building a commercial HVAC prevention plan can be the best thing for your business. But before you begin, where do you start? What are the most important pieces of the plan?

The first step is in realizing that your HVAC equipment changes all the time. What works today may not work tomorrow. A change in the environment can change the effectiveness of your equipment. Depending on the age, condition, location, usage, size and type of your equipment, different tasks need to be completed on a regular basis. These include:

Warm weather tasks:

• Replace filters
• Check belts and pulleys and replace as needed
• Clean all condenser and evaporator coils
• Clear drain lines
• Check all electrical connections
• Check thermostats and other controls
• Check air flow
• Check fan and blower motors
• Check refrigerant and inspect for leaks if low

Cold weather tasks:

• Replace filters
• Check belts and pulleys and replace as needed
• Check all electrical connections
• Check thermostats and other controls
• Check fan and blower motors
• Check ignition and burner
• Check heat exchanger

These are standard tasks that any good HVAC prevention plan should include. With these in mind, find a HVAC service company you can trust, one that services commercial accounts on a regular basis. When the contractor comes in, ask:

How long will maintenance visits take?
When should I schedule maintenance visits?
What do I do in an emergency?
What documentation will I receive after each maintenance visit?
What else can I do to improve my HVAC system performance?

Likewise, a HVAC contractor will ask you a few questions as well.

How has the system been performing since the last visit?
What issues do you have?
How often is the system operating?
What is the usage of the building? Is demand meeting supply?
How high are your energy bills? Have they changed significantly recently?

If you choose the right commercial HVAC maintenance plan, your contractor will have your best interests at heart, and will provide you with the best service to meet your daily needs.

Sick Building Syndrome: Is Your Office To Blame?

Poor air quality has made its way to the front pages of the news. Consistently you can find articles describing various pollutants alive and well in buildings and facilities all across America, ones that ultimately are making people sick.

Is there a reason to be concerned about how your building is impacted?

Overall, today’s buildings are being built and remodeled to provide top notch energy efficiency throughout. Windows are sealed and fresh air is scarce – all for the sake of trying to create a perfect environment on the inside of the building. And that’s when things start to happen.

High rises, particularly those over parking garages or loading docks, can take in carbon monoxide and carry it into the building through the fresh air intake vents. If smokers are close to the building, the air intake vent can breath it in. Printers and fax machines emit ozone. Chemicals can linger for days from cleaning and pesticide use both inside and outside the building. Add in building renovations as tenants move in and out, and you can include construction dust, paint fumes, and offgassing fumes from carpets and furniture, and very quickly you can have a complete chemical stew within your building.

Depending on your current HVAC equipment, it simply may not be pumping in enough fresh air to overcompensate for all that is happening with the air inside. And with people spending 8 hours a day, 40 hours per week or more in these conditions, things begin to happen. Headaches, nausea, dizziness, itchy eyes, allergies, and respiratory illnesses are among many problems being reported today.

Overall, experts have found two distinct types of problems: building related diseases, and sick building syndrome.

Building Related Diseases

Building related diseases are events that can be traced to one specific problem. Most illnesses in the workplace are simple cases of cold or flu. When one person brings it in, the disease can be spread throughout the office via the ventilation system.

If sickness seems to be spreading throughout the building, the first thing to consider is the speed at which it travels. If a cold or flu seems to be spreading in days or even weeks, it could simply be the virus is moving its way through the population in natural progression.  

Sick Building Syndrome

More common than illnesses are complaints that have no direct cause, and seem to last for long periods of time. People will complain of sick building syndrome symptoms – fatigue, headache, irritated eyes, itchy skin, etc. These symptoms will disappear when a person spends time away from the building, and reappear with prolonged activity within the building. And when a person visits the doctor, nothing can be detected, and little can be done to reduce their suffering. In some cases, the symptoms become so severe, a person cannot return to work within the building.

While a lot of research is being done on why sick building syndrome is on the rise, it’s still speculation on what the true cause really is. Some say it’s related to highly insulated buildings with lower inflow requirements of air through the ventilation system. Some blame it on simple problems with the humidity levels or adjusting heat levels. Some say it’s a combination of things, including offgassing from chemicals releasing into the air.

Whatever the cause, the best place to start to eliminate the problem altogether is focusing in on improving your air quality overall. And that begins with making sure your HVAC system, including your ventilation system, is at its optimal level all year through. 

The Benefits Of HVAC Upgrades

HVAC equipment is expensive. Chances are HVAC maintenance is a significant number in your annual budget allotment.

It can be difficult to justify replacement, especially when troubleshooting can find a solution to keep the old system in place for just a little while longer. Should you really spend large amounts of capital for new equipment, when a little repair work may keep it running for a few more months?

The decision can be a tricky one. It can be a fine line for a manager to determine the best solution for the situation. Upgrading can bring a lot of benefits including:

•  Enhanced efficiency
•  Greater occupant comfort
• Environmentally friendly equipment

It can also be one of the most difficult projects you take on. Every time you upgrade your HVAC equipment, there exists potential for:

• Workplace disruption
•  Unanticipated equipment challenges
• Building occupant discomfort

With a savvy implementation plan, you can set realistic expectations for the project from beginning to end, and use that to develop an open line of communication with everyone impacted by the decision and the constraints of the project.

The starting point is proper planning. Especially with an older HVAC system with a lot of retrofits in place, planning is key to making sure the project will run smoothly. Plan for the best case scenario; plan for the worst. Develop back up scenarios for any disruptions that may occur or impact the people working within your building. Also include a list of possible delays and how you will handle each problem, such as what if you have structural problems with the new equipment, or equipment is delayed or simply not available as you need it.

Rather than rushing a situation, you are far better off having back up plans in place before you remove the first piece of equipment. Make sure every impacted person and office understands the time commitment to upgrading the equipment, and has wiggle room for the just-in-case issues that may occur.

As you finalize your decisions, remember, the more parties involved in the planning, the more room for error. As a facility manager, it is important to coordinate activities of all parties involved. The more contractors you’ve had work on the system, provide feedback and give quotes, the more confusing the overall process can be. Especially if you have to communicate this feedback to upper management who may have the final say.

Trust is a big part of making the right decisions. If you understand the implications of running the HVAC system the old way versus upgrading it, and you trust the advice of the contractor you are working with, it can make pitching the cost and the benefits that much easier. 

6 Simple Reasons You Should Schedule An Air Conditioner Maintenance Appointment

Running a business is expensive. Every day there are new demands that have you deciding what to spend your money on. Rents go up. Operating expenses increase. And like any successful business owner, you do what you can to control costs and cut corners whenever possible.

With temperatures rising as summer nears, it’s time to start thinking of your air conditioning expenses once again. Whether your air conditioner is fairly new, or if it’s been around for a few years, you may be weighing your options on whether to have a maintenance check performed before the hot weather begins. Why is air conditioner maintenance so important anyway? Maybe you should take the “wait and see” approach.  

The simple truth is air conditioner maintenance isn’t a cost; it can save you money in the long run.

Lower energy bills

Your HVAC equipment is responsible for nearly half of your energy usage. And because your energy usage is probably one of your largest expenses, maximizing efficiency can provide you with huge savings. Studies show that a well maintained air conditioning system can retain up to 95 percent of its efficiencies. A clean, well optimized system will run less frequently and with shorter duration to maintain a cool, well-balanced office. Which means it will consume less power.

Fewer repairs

When you bring in a technician for an air conditioning maintenance appointment, they will have the opportunity to find potential problems before they grow in size. Small issues left undetected can quickly escalate, causing larger, more damaging probl

ems on a very quick basis. And when things escalate, the more expensive parts of your system may be impacted in the process, meaning a low cost part can quickly cost you a whole lot of money.

Increase the life span

When you regularly maintain your air conditioner, your overall system can run more efficiently from the beginning to the end. If the components aren’t working overtime because of dirt and grime, they can operate as they were intended to. Which means instead of breaking down and requiring even more maintenance, they will provide you with a full life.

Make your employees or tenants happy

Chances are one of the biggest complaints you receive from the people that work in your building has to do with being comfortable. They complain about being too cold when the air conditioner is working overtime, and being too cold when it doesn’t work at all. When a person is trying to warm up or cool down, they aren’t being as productive as they normally can be. By maintaining your air conditioner on a regular basis, it helps keep workplace temperatures consistent and comfortable overall.

Provide better air

If you neglect your air conditioner and don’t regularly repair and maintain your HVAC equipment, it can lead to serious health and safety concerns. Sick building syndrome can quickly appear as airborne mold and other contaminants make their way into the air. Because moisture can quickly accumulate in and around your air conditioning equipment, its very easy for these contaminants to begin impacting your air in a short period of time. And once they are in the air, they can quickly begin impacting the health of everyone inside the building.

As summer heat begins to move into our community, isn’t now the time to take a look at your existing equipment, and make sure it’s running as effectively as it can?

HVAC System And Preventing Mold

Mold can be caused by a variety of things within a commercial facility. Yet one all-too-common culprit is the HVAC equipment. The HVAC system is comprised of a variety of components, from piping to drip pans and more. Not only can mold quickly form on any of these pieces, it also provides the means to carry mold growth throughout the building.

Maintenance managers are often tasked with fixing things; when there’s a problem, its time to repair. But when it comes to maintaining the HVAC system and preventing mold, it takes more than just regular maintenance. It also requires understanding the ways in which mold spores can travel throughout the building. Water isn’t always contained where a spill takes place. Very quickly it can spread beyond, creating trouble in many places.

Indoor molds typically become a problem when they are visible and are amplified by the environment. To survive and grow, they need water, the right temperature, and food to grow on, such as drywall, carpeting, paper, fabric, wood, or furnishings. Once they begin growing, they increasingly become more difficult to contain, as the spores begin traveling everywhere. While you can try and kill them with fungicides, biocides and cleaners, if you use the wrong product, it won’t kill it at the source. And once its in the air, it can continue to fester and impact the air, both where the mold occurs, and where it travels to. And once mold complicates indoor air quality and tenants begin complaining of sickness, the real problems begin.

To avoid this problem altogether, proper design, installation and maintenance of the HVAC system should occur from the beginning.

• Coils and pans should be properly maintained, cleaned frequently, and provide proper sloping for efficient draining.
• Humidification and dehumidification equipment should be properly drained and maintained to avoid ductwork from remaining wet.
• Outdoor air dampers should be kept free from dust and debris.
•  Air filters should properly fit and be replaced on a regular basis. Make sure all air filters are high efficiency filters to ensure the highest level of filtration.
• Ductwork should be properly maintained and sealed at all times to restrict airflow to the proper areas, and avoid debris and moisture from accumulating where its not meant to be.
• Cooling towers should have proper water quality and chemical treatment to prevent microbial growth.
• Air intakes should be monitored based on location. If air intakes are near garbage cans, standing rain water, ponds, vegetation, or other organic matter, make sure the system is monitored and checked regularly to avoid releasing fungal spores into the air.

If you think you may have a problem with mold, or its been a while since you’ve had your HVAC system cleaned, repaired and checked for possible problems, schedule an appointment today. 

Solving Your Cooling Problems Before The Summer Sets In

Depending on how large your building or commercial setting is, your summer air conditioning needs could be giving you some of your biggest problems. One tenant may call up complaining about the heat while the next calls in and complaints about being too cold.

In many cases, the most common problems with your cooling system are also easy to fix because they are human error. Before the heat wave of the summer sets in, keep these things in mind.

Some of the easiest ways to fix cooling problems:

1. Adjust the thermostat

Thermostats are usually kept in a place where everybody has access. One may be too warm, and turns the temperature gauge down. When the next person gets cold, they turn it up.

Before you call in a technician for a service call, adjust the thermostat up and down to make sure it still functions, and the air conditioner will turn on when the gauge is brought to a position lower than the actual room temperature. It may seem like a silly step, but it is the first thing a technician will try, knowing that it’s a common problem where many people reside.

2. Check the registers

The cooling system may be running properly, yet the air can’t get through the air vents because the registers have been shut down. Depending on the location, they can be bumped by a vacuum, stepped on as people pass by, or deliberately shut down by someone trying to adjust the air flow. Check every vent within the building, making sure its properly adjusted, especially in rooms and spaces where complaints have been made.

3. Clean and check the filter

A dirty filter can reduce efficiency by as much as 20 percent. And if dirt goes unchecked for extended periods of time, it can quickly cause mechanical damage that will require additional repairs. Your filter should be checked at a minimum once per month, and replace it on an as needed basis. Your manufacturer’s guidelines will give you a recommendation for how often to change it, or work with your maintenance technician for a regular schedule.

The cooling system’s capabilities can be reduced in a number of ways:

1. The condenser coils may be iced

Because air conditioners are designed to cool, there may be some cases where they try to freeze up. An air conditioner is designed to prevent this from happening, but if the unit isn’t working properly the condenser coils can ice over. This can be caused by a blocked airflow, low refrigerant, an old system, or low air temperatures. A technician can help you locate and fix the problem and bring your system back into working condition.

2. Low refrigerant

Gage the level of refrigerant in the system and recharge it if necessary. If you notice any refrigerant leaks, repair should be made immediately.

3. A worn out compressor

The compressor may no longer be able to compress the refrigerant because of wear and tear to the system. Again, a technician would be able to monitor your system and make recommendations accordingly.

4. A blocked drain

If a drain line if blocked from the condensation pump, it could be causing a leak in the system. A block can be cause by a variety of reasons, including debris or algae, and cause condensation to begin pooling in the drainage pan until it overflows. If this is the case, the line must be cleaned thoroughly before diagnosis of the problem can occur. 

Controlling Your Building’s Cooling Problems

How old is your building? What is built for today’s heavy IT needs?

Just a few years ago, a commercial location’s biggest problem was keeping the building occupants cool. Yet very quickly that’s emerged into a two pronged strategy. If the tenants and employees don’t have proper ventilation, the complaints will flow in. But there is another inhabitant whose demands are even higher. yet silent in their needs: your technology room.

As servers and IT equipment spread across buildings – often into spaces never designed for the demands of such equipment – managers are faced with the challenge of keeping the equipment in proper working condition. We’re seeing IT equipment being kept in janitorial closets, under stairwells, or in small closets with little air flow. We’ll find a server next to cleaning supplies, all enclosed in a space just waiting for problems to occur.

And a problem is usually what has to occur before a strategy for cooling is considered.

IT needs occur rapidly. A company will decide to take on a large portion of their own computing needs, buying up many different pieces of equipment. Then without a place to put it, they’ll start looking for out of the way areas. Very quickly it can grow to where you have $1 million or more tucked away into a closet, and without the proper cooling, something overheats, something shuts down, and the problems begin.

One of the first steps a manager should take is to understand the proper cooling needs of that much equipment. Problems arise when management underestimates their needs. Will your IT be increasing in the near future? Will you be adding even more equipment, and upgrading quickly as your business grows? A proper cooling system will have to be installed for the wattage being generated by the equipment. And if that’s expected to grow quickly, thinking bigger rather than smaller with your cooling equipment is in your best interest.

It’s also important for management to consider the issue of heat rejection. If you will be using an air cooled unit, where will the heat be rejected to? In many cases, heat is sent back up into a drop ceiling. If there is an air plenum back into the HVAC system in that space, everything will work well. If the drop ceiling is simply dead space, your problem will continue to grow as the heat builds up.

Another area for consideration is with condensation removal. When IT systems are built in unexpected places, there is rarely a drainage system available exactly where you need it. Will you pump the water out? Are you going to install a gravity drain? Will you choose an evaporator method of removal? Air coolers produce water. And if water builds up where it isn’t supposed to, additional problems can quickly surface, like mold and mildew.

A lot of considerations go into deciding the best methods for keeping your building cool. But if you haven’t taken into consideration the needs of your IT equipment, your building could be at risk. Start today by having a heating and cooling audit performed. Then we can show you where your vulnerabilities lie, and how to quickly increase your efficiencies throughout your facility.

Why You Need A Quality Commercial Thermostat

With most aspects of your commercial HVAC system, you are one of only a few in control. If you need access, the system is kept behind locked doors. Repairs, maintenance, installation, all is monitored on an as-needed basis.

Not so with the thermostat.

The thermostat is generally the only component of the HVAC system that many in your building will have access to in a hands-on manner. And for the most part, one thermostat is similar to another, all being fairly easy to operate. But if you don’t have a quality thermostat installed in your office, building or complex, you may be spending more on your energy bills every single month, and having a less than comfortable office environment.

While quality is your number one consideration when making your final selection, finding one that is user friendly is also key. In a home environment, only one or two people will typically control temperatures every day. In an office, dozens may come in contact over any given period of time. And having one person bump up the temperature a degree or two because they are cold, followed by the next bumping it down a degree or two because they are warm will prove to be anything but efficient.

A digital display is certainly a key feature in today’s world; its convenient to look at a clear display and know exactly where the temperature is. Yet for most digital thermostats, display is the starting point, and most will offer many more features that can help you stay comfortable and control your costs.

Consider a programmable thermostat that will allow you to turn on and off, and control the temperature to varying degrees throughout the day. This helps you save energy and allows your employees to be comfortable from the moment they arrive for work. Plus it prevents the building from being heated in the evening hours when no one is in the building.  

You can also get a smart thermostat that will allow you to save the most energy possible, even when you’re away. Smart thermostats have advanced technology that makes it capable of learning what temperatures you prefer throughout the day. Download an app and you can adjust temperature, check readings, even check on the energy usage from anywhere you have access.

When was the last time your commercial thermostat was replaced? If you could benefit from upgrading your current thermostat to allow you to better control your environment and your energy costs, schedule a routine maintenance call today. We can help show you the latest models and help you make the right choice for your system

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.

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.