Helpful hints

Engineered Systems, Sept, 2004 by Howard J. McKew

O&M

* For emergency generators, there are specific maintenance requirements that must be adhered to if the generator is providing life safety backup electrical power. Routine operation of the generator and minimum annual operation criteria must be followed to ensure the generator will be ready to function when called upon to supplement lost electrical power in an emergency situation.

* Good recordkeeping of the run times and maintenance provided is essential to proactive facility management of the generator. This is particularly important when using an engine for cogeneration or for peak electric load shaving.

* It is not unusual for maintenance of an emergency generator to be contracted out to a service firm due to the technical knowledge and tools needed to perform routine and annual maintenance.

* Design criteria should take into consideration future, major repair, and/or replacement of the cogeneration or peak shaving engines. Double doors that exit to the outside or removable exterior louvers can provide appropriate accessibility. Generator rooms located further into the building create maintenance and repair challenges at a later date.

* Generator manufacturers will specify in their O&M procedures that a major overhaul of the engine be performed after a specific number of run-hours. Depending on the use, and in the case of a cogeneration unit, the teardown period may be after five years while an emergency generator major overhaul may not be required for a much longer period of time because of the limited number of run-hours.

Building Management System

* In addressing energy management capabilities in the design phase, 1standard office specifications need to be enhanced to reflect "today's business tools." The design engineer needs to work closely with the facility engineer to determine what metering and control components are required for the facility engineer to efficiently and effectively do his job. The same can be said for specifying the expanding of an existing CMMS system so that planned maintenance workorders are available on day one of occupancy.

* During the design phase, if energy (electrical and energy recovery) simulation software is used for documenting the on-site generation performance of cogeneration performance, power quality, load-shedding, etc., this software should be forwarded on to the facility manager to implement month-to-month monitoring capabilities to benchmark data during the warranty phase of the project. This simulation exercise can also be used to confirm LEED[TM] credit points based on computer output.

Commissioning

* With equipment startup, O&M, and system commissioning, those in the generator room must take necessary precautions relative to OSHA compliance. While working within the generator and engine rooms, earplugs as well as headsets should be worn to protect against potential hearing damage/loss. Eye protection and gloves should also be used. Ambient and radiant noise from the engine requires special acoustically consideration due to the noise generated (i.e., 120db and higher).

* While demonstrating the functional performance of the emergency generator and/or cogeneration system, the facility people should be participating to receive on-the-job system training. When this training is occurring, the equipment O&M manual should be used as part of the instruction process and in compliance with LEED compliance if applicable.

* Do to the excessive noise in the engine room, oral training instructions will be limited while the generator is operating.

* Verification of energy management software programming needs to be reviewed by the commissioning firm and the facility manager to understand the methodology that went into establishing the formulas and programming associated with energy management and system trending.

* When commissioning the computer software programs, it is important that the commissioning firm have access to the flow diagram (control logic) as part of the functional performance testing procedures.

1 MONITORING ENGINE RUN TIME

ACTION: Whenever the emergency generator and/or the cogeneration unit operate, each self-contained control panel shall record engine data. With engine on, the REACTION shall be:

* Self-contained control panel CP-1 shall monitor (CG-1, HE-1 and 2, EG-1) performance.

* Self-contained control panel CP-2 shall monitor (CG-1, HE-1 and 2, EG-1) performance.

* CP-1 monitoring shall include (D-2, PF-1, kW) output.

* CP-2 monitoring shall include (OA, volts, RT-1).

* Both CP-1 and CP-2 shall monitor (engine temperature, combustion air cfm, ATS on/off).

2 COGENERATION MODE

ACTION: When CG-1 is operated to provide electrical energy, the REACTION shall be:

* Engine EG-1 is (off, on, modulating).

* Pump P-2 is (off, on, modulating) to maintain TT-1 setpoint.

* Heat exchanger HE-1 is (preheating, precooling, generating) city water.

* Heat exchanger HE-2 is (decreasing, increasing, modulating) city water temperature.

* Engine CG-1 produces (carbon dioxide, kW, carbon monoxide) for the enduser.