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36 FEBRUARY 2014 | FUEL OIL NEWS | www.fueloilnews.com Preventive Maintenance is Crucial for Commercial Hydronic Systems I n the business of hydronics, we grow accustomed to the annual cycle of things. There's always that 4- or 5-month heating season which brings the no-heat calls, tossing us into the repair or replacement mode. Time is of the essence. As things begin to green-up, we send reminders of the need for preventive or routine maintenance and then – as summer begins to tilt toward the fall – we encourage our commercial customers to invest in pre-season check-ups. As you know, older atmospheric gas boilers can go a long time without regular maintenance. But many of the new, higher efficiency mod-cons, and some of the components that interact with them require a bit more care to maintain peak performance. Troubles in the mechanical room will quickly affect other parts of the building, overall customer happiness (or lack of it) and is sure to affect your ability to sleep at night, too. Hydronic cSi Many boiler problems stem from mistakes made during installation – so the first order of business in establishing a preven- tive maintenance schedule is to assess the overall picture. Look closely and record in the maintenance log what you see with regards to the system piping, venting, gas or oil supply and all other key facets of the mechanical room. The boiler start-up sheet can and should be used to evalu- ate system performance and to spot trends that affect the boiler's operating pressure (for a steam boiler), operating temperature (for hot water systems), stack temperature and water-level controls. Completion of a check-sheet not only records the basic situation as you see it today, but it sets a baseline for later main- tenance and service calls – whether they're routine or generated by a no-heat call. If, for instance, there's a progression of ignition problems – which could tie to a score of possible causes – a skilled technician will begin a series of diagnostic procedures to discern the source of the problem. Think of it as hydronic CSI: you're the forensic investigator looking for clues. In the field, we quickly learn that one problem could have many possible causes. Keeping a detailed record of the "foren- sics" makes sense, doesn't it? Yet, the trail of information is too often neglected, lengthening the time it may take you to do the diagnostics. Basic record-keeping is essential. Key categories for routine maintenance include: • Venting • Combustion air • Gas or oil supply piping and /or filtration • Water quality and piping • Electrical wiring and diagnostics • Controls Let's take a quick look at each of these. Venting Check all venting under category I venting (negative pres- sure) for white chalky substance on the outside of the vent. This substance often indicates condensation inside the flue. If signs of condensation are present, verify that the boiler is piped properly and operating at the prescribed temperature. "One common remedy is to increase boiler operating temperatures," said Nate Warren, Bradford White's hydronic sales manager. "Also, if the vent material shows signs of con- densation, it may be necessary to check the flue or the boiler for damage." Category III and IV appliances require sealed venting with stainless steel or specific plastic vent material to withstand the corrosive effects of condensation. Installers and service profes- sionals need to be sure that the correct material was used. Positive pressure vent systems (Cat. III and IV) must be sealed. "Checking them during every annual maintenance procedure would be a very good idea," added Warren. HVAC/ HYDRONICS By GreG Jannone, PreSident, WilliaM Jannone & Son, inC., Bound Brook, nJ A service technician at Concord, NH-based Rymes Propane & Oil completes a light commercial hydronic installation near Portsmouth, NH.