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This article talks about why Spring is the ideal time to start inspections for dust and pollen build up.

How Property Managers Can Avoid Costly HVAC Repairs With An EAM

Springtime signals the time of the year when plants and trees begin their new growth cycles. The visual effects can be stunning but the growth of new life also means an increase in pollen and other organic debris released by the growth of new shoots or flowers. In some areas of the country the sudden release of pollen can cover cars, parking lots, roofs and may settle in almost any location. Left alone the pollen can have an expensive impact on property assets such as roofs and HVAC.

“A cooling coil which is blocked by debris or which is damaged can obstruct air flow and reduce air conditioning system output.”

Source: InspectAPedia

If not cleared timely, pollen that collects on filters or coils will restrict air flow resulting in reduced efficiency and higher energy costs. In addition, the pollen will attract moisture and begin the corrosion process.

What To Look For

The best way to prevent damage from pollen, dust and other debris is to perform regular inspections of HVAC units and other assets. When inspecting HVAC units it is best to inspect the cooling coil from the incoming air side and look for

  • Dirt, debris, feathers, nests, trash blocking air flow
  • Damaged cooling fins. Damage may be little dents or buildup of material
  • Unusual stains indicating coolant leak
  • Evidence of corrosion such as holes in metal fins or coils, rust
  • Unusual sounds such as grating or high pitched whining which may indicate bearing failure or impacted materials

Setting Up Inspection Procedures

Inspections can be set up using an EAM/CMMS system. The frequency of inspections should be scheduled according to the climate, location, experience and the resource capability of the maintenance team. By implementing an EAM property management will enable to schedule all maintenance events as well as track their outcome. Inspections become even easier when mobile handheld devices are incorporated into the maintenance routine. The Handheld devices allow for inspection checklist to be preprogrammed with the results sent immediately sent to management for review and analysis eliminating paper and expediting the preventive maintenance work order process.