Fan Coil Unit (FCU) Operation and Preventive Maintenance Method Statement

Purpose of this method statement is to establish a standard procedure for the proper operation and maintenance of Fan Coil Units.

This ppm method will also serve as guideline for newly hired employee in the company who will be dealing with Fan Coil Units operation and maintenance activity.

The scope of this standard covers all Fan Coil Units which are under A/C maintenance contracts and any other maintenance or FM projects.

It is the responsibility of the air-conditioning technician to properly operate and maintain FCU’s.

He should be competent enough to operate and maintain the hvac equipment’s to avoid any malfunction or downtime to equipment due to the breakdown.

The maintenance supervisor and the engineer shall ensure the implementation of this maintenance procedure during the routine operation of the facility management or maintenance department.

Abbreviations

A/C: Air-conditioning Units

PPE: Personal Protective Equipment’s

FCU: Fan Coil Unit

Brief Description of Fan Coil Unit

Fan Coil Unit is used as air conditioning unit for buildings which utilizes chilled water as their cooling agent.

The chilled water is cooled down from the Chiller unit and is being circulated to the Fan Coil Units using chilled water pumps.

FCU comprises of blower and motor assembly, cooling coil (evaporator) drain line system, filter and thermostat control.

Fan Coil Unit FCU Operation Procedure

Start-up

• Prior to start-up, make sure that the suction and discharge valve of the chilled water line is normally open.
• Check the condition of the intake air filter, the filter must be in good working condition and that there must be no damage.
• Check the air volume control damper for ducted type FCU’s. It should be open.
• Make sure that the circuit breaker is energized.
• Switch ON the FCU through the thermostat control.
• Set the selector switch of the FAN Mode to the desired speed. Usually FCU’s has three (3) speeds, the LOW, MEDIUM and HIGH.
• Set the temperature of the thermostat to the desired temperature.

Shutdown

• Switch OFF the unit by switching the MODE to OFF position.
• If the unit shall be switch OFF for a long time, make sure to de-energize from the circuit breaker.

FCU Quarterly Maintenance Procedure

• Wear safety goggles, hand gloves and safety shoes when conducting this maintenance procedure.
• Switch OFF the FCU that needs maintenance.
• De-energize the circuit breaker of the specific fan coil unit.
• Open the cover of the FCU to access the blower and motor assembly.
• Check the condition of the blower for possible dirt or damage. Clean or replace if found any.
• Inspect and check the motor for possible noise. This can be done by turning the shaft of the motor freely. If sound due to bearing problem is heard, replace the bearing.
• Check the Intake Air Filters. Replace if found dirty.
• Visually check the condition of drain pan. Clean any foreign material and dust that may contribute to the drain pipe clogging.
• Check the condition of the drain pipe. Apply air pressure to remove any slime or foreign materials inside the pipe.
• Switch ON the unit.
• Fill-up the necessary checklists for records purposes.

FCU Semi Annual Maintenance Procedure

• Wear safety goggles, hand gloves and safety shoes when conducting this maintenance procedure.
• Switch OFF the FCU to be maintained.
• De-energize the circuit breaker of the unit to be maintained.
• Do as per scope of works mentioned in Quarterly Maintenance Procedure.
• Access the cooling coil portion of the FCU by removing the access panel.
• Check the coil for possible dirt. Clean if found dirty.
• Inspect and check the 3-way valve and thermostat for proper functioning. Replace if any component is defective.
• Switch ON the fan coil unit.
• Fill-up the necessary checklists for records purposes.

FCU Annual Maintenance Procedure

• Wear safety goggles, hand gloves and safety shoes when conducting this maintenance procedure.
• Switch OFF the FCU that you are maintaining.
• De-energize the circuit breaker of the unit.
• Do as per scope of works mentioned in Quarterly and Semi-annually maintenance procedure.
• Check electrical connections of motors and control wires on the electrical panel. Conduct bolt or screw tightening on all terminal connections.
• Visually inspect and check the piping and ducting insulation for possible damage. Replace if found any.
• Clean the interior and exterior part of the FCU. Conduct painting on all rusted portion of the FCU.
• Switch ON the unit.
• Fill-up the necessary checklists for records purposes.

Critical Tasks to be performed

• Clean the surfaces of motor and blower
• Visually inspect the outside and inside of the unit.
• Examine Motor & blower fan for movement, wear and tear and dust. Remove dust and dirt with a vacuum.
• Change / clean air filters
• Lubricate all the moving parts, except the ball bearings.

Other recommended tasks

• Replace any dry, cracked or worn belts.
• Check the condition of the motor, disrepair, sounds odd, vibrates or is not operational.
• Check the function of room Thermostat.
• Inspect pipe works, shut of valves and valve actuator for any leaks.
• Check / clean drain line for free flow.

Attachment – FCU Preventive Maintenance Checklist