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Showing posts from May, 2018

Think Your AC Isn’t Working Properly? It Could be a Refrigerant Leak

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Most of the time someone calls and reports that the air conditioning is not working properly. By checking system pressures and temperatures, you can determine whether the system refrigerant charge is either low or empty. Refrigerant leaks typically fall into four types:
Standing Leaks: occur even while the unit is tuned offPressure Leaks: occur at a certain pressureVibration Leaks: occur when a strain is put on a line or componentTemperature Leaks: occur as a result of the expansion and contraction caused by temperature changeOne way to start checking for a refrigerant leak is to listen to the system. Most of the time it will be hard to hear any gas escaping because equipment noise is too loud or the leak is too small.
Next, visually inspect the system. Since some oil (lubricant) circulates throughout the refrigeration system along with the refrigerant, inspect the system for signs of oil leaks.
Some obvious places to look for leaks are service valve caps, brazed fittings, and piping joi…

6 Steps to Developing an Income Budget

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Budgeting looms as an onerous undertaking for some people, mostly due to the size and complexity of the task. Because of sheer volume, budgeting must be broken down into parts, and each part must be completed in full before progressing to the next. When developing an income budget, use the following steps.


Step One: Gather InformationBefore you can begin budgeting income, you must have a firm handle on existing tenancy. Prior to beginning the budget period, you must thoroughly review the rent roll to update:
New leases not yet abstractedExtensions, expansions, contractions, and other changes to the space requirements of your existing leasesAmendments, addenda, and other changes to the terms of your existing leasesYou must have available all current information relating to your existing tenancy. Your tenant base is likely in a dynamic state. Changes always occur, and it can be easy for a busy property or facility manager to overlook these changes. Take the time before beginning on your i…

SOP Programs: Identifying Differences Among Ductwork Systems

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Establishing and implementing standard operating procedures (SOP) in an effort to improve operations and reduce energy costs can be achieved with little or no layout of capital funds. Numerous studies have been conducted that prove that significant energy savings can be obtained through minor operational changes, such as improved maintenance or repair of malfunctioning equipment.

SOP programs can be developed virtually overnight, but their implementation is continuous. For example, filters have to be changed routinely, HVAC system coils must be kept clean, motor and fan bearings must be lubricated, and lighting fixtures must be cleaned. All of these tasks are essential steps that are included in SOP programs. These programs will form an ongoing process to ensure that equipment operates at peak performance.

The following guidelines will help you to design a comprehensive SOP program for ductwork systems, including dual-duct systems, multizone systems, variable air volume (VAV) systems, c…