Central Air Conditioning System

Central Air Conditioning System

(Suitable for central air conditioning machine rooms without air-cooled units)

I. Job Responsibility System
1. Responsibilities of Air Conditioning Workers
(1) When operating the central air conditioning system, strict adherence to the “Central Air Conditioning Safety Operation Standards” is required. Air conditioning workers must have a strong sense of responsibility, remain at their posts, stay focused, and be proficient in the operation methods and status of the park’s cooling system, as well as understand the principles, technical performance, operating procedures, and maintenance regulations of the equipment under their management.

(2) Regularly inspect and check the operation of all equipment, and be ready at any time to handle various accidents and abnormal operating conditions to ensure the safe operation of the park’s air conditioning system.
(3) Carefully record all data, complete all types of reports, and ensure the normal operation of the air conditioning system.
(4) It is strictly forbidden to allow water shortages or overpressure during operation.
(5) Provide cooling according to the service center’s designated time.
(6) Perform routine maintenance on all equipment, eliminate leaks and drips, and ensure normal operation.
(7) Thoroughly patrol the equipment along the prescribed route, identify equipment defects, handle them appropriately, and accurately record the equipment defects.

(8) In the event of an accident or abnormal situation, it should be reported to the engineering supervisor immediately, and the situation should be handled and the site protected decisively, promptly, and accurately.
(9) Eating is strictly prohibited in the central air-conditioning room, and no food is allowed. Duty personnel must not engage in any activities unrelated to work during working hours.
(10) Adhere to civilized production, keep the workplace tidy, avoid piling miscellaneous items, scrap, or garbage both indoors and outdoors, maintain clean floors, keep pathways clear, and prevent accidents.
(11) Wear employee badges when on duty, pay attention to personal appearance, treat others politely, and use courteous language.
(12) Strengthen the management of tools and equipment, and ensure proper handover during shift changes.
(13) Perform daily maintenance of equipment diligently.

2. Shift Handover System (Refer to 24-hour air conditioning supply)
(1) The central air conditioning machine room implements a scheduled duty system. On-duty personnel must remain at their posts during their shift, strengthen inspection work, and ensure the safe operation of the equipment.
(2) The shift handover system requires that when personnel are starting or ending their shifts, they must strictly follow the prescribed handover procedures, which are unified regulations to be jointly enforced.
(3) The personnel taking over the shift should arrive at their post 15 minutes in advance, and the handover personnel must ensure a handover period of 10 minutes.

(4) The person handing over the shift should proactively create favorable working conditions for the incoming shift and be responsible for reporting the status of equipment operation. Any unfinished matters and tasks that need to be continued in the next shift should be recorded and handed over properly.
(5) The incoming shift personnel should review the handover records and listen to the report on operating conditions from the previous shift.
(6) Check instruments and tools, and once the incoming shift finds no issues, formally complete the handover procedures. The person taking over the shift should sign the handover and record the handover time, assuming responsibility for the next shift.
(7) Substitute personnel are not allowed to take over the shift without the consent of the team leader or higher authorities.
(8) During the handover, if an accident occurs or important operations are being carried out, the handover should be paused. The incoming shift should assist in handling the situation, and the handover can resume once these operations are settled.

(9) Those who are intoxicated or mentally unfit are not allowed to take over the shift; the person handing over the shift must report to their superior.
(10) During the handover, any issues found by the person taking over the shift are the responsibility of the person handing over.
(11) If the person taking over finds that the handover preparation has not been properly done, they have the right to refuse to take over the shift. The person handing over cannot leave their post without the incoming person signing the handover log.

3. Patrol Inspection System
(1) The patrol inspection system is an important system for promptly detecting equipment defects, understanding the operating status of equipment, eliminating hidden dangers in time, and ensuring safe operation.
(2) Patrol inspections should be carried out strictly according to the designated route and each inspection item specified in the operating procedures.
(3) For regular patrol inspections by on-duty personnel, excluding handover inspections, it should be conducted once every two hours.
(4) Special inspections should be conducted on equipment in the following situations:
① Equipment with major defects
② Newly installed equipment and equipment put into operation after maintenance
③ When equipment operates in a special mode
④ Severe weather such as heavy rain, typhoons, or high temperatures.

(5) Any issues found during each routine inspection should be properly recorded in the operating log. Major defects must be reported to the engineering department immediately, and all defects should be entered into the “Equipment Defect Record” for analysis.
(6) When patrolling alone, do not move the operating handles arbitrarily.
(7) During routine inspections, maintain focus and seriousness, using methods of observation, listening, touching, and smelling, along with comparison and analysis, to judge the condition of the equipment and carefully make records.

4. Fire Prevention Responsibility System for Central Air Conditioning Plant Posts
(1) The engineering supervisor is the person responsible for fire prevention within their jurisdiction, and the on-duty personnel are the fire prevention responsible person for the day.
(2) Strictly follow operating procedures and do not violate regulations.
(3) Strictly carry out fire safety work in accordance with relevant fire management regulations.
(4) Do not randomly pull or connect electrical wires or temporary electrical equipment in the workplace; fuses must not be arbitrarily upgraded or replaced with copper wire.
(5) Regularly inspect the safety of electrical equipment and circuits to prevent fire accidents caused by sparks from short circuits.

(6) When using flammable materials during maintenance, special care should be taken to keep them away from open flames, and fire-fighting equipment should be prepared. Piling up debris or storing flammable and explosive materials is strictly prohibited inside and outside the central air conditioning machine room.
(7) When fire-related operations are required, you must obtain the “Open Flame Work Approval Form” from the Safety Department before starting work. Before construction, remove flammable materials as much as possible and prepare fire-fighting equipment. Safety Department personnel should supervise the work. After construction, carefully check to ensure there are no fire hazards before leaving.
(8) Regularly inspect fire-fighting equipment and emergency lights to ensure they are available for use in an emergency.
(9) Learn how to use fire-fighting equipment and do not arbitrarily relocate fire safety facilities. Immediately report any damage or leaks in fire safety equipment to the Safety Department.

(10) In the event of a fire involving equipment, the power supply to the relevant equipment should be immediately cut off. For electrical equipment, use water and carbon dioxide fire extinguishers to put out the fire; oil-filled equipment can also be extinguished with dry sand. It is strictly forbidden to extinguish electrical fires with the power on. During fire-fighting, all personnel must obey the command of the highest responsible person on site, use firefighting equipment correctly, and follow the principle of ‘control first, then extinguish.’
(11) Unauthorized persons are strictly prohibited from entering the central air-conditioning room, and the doors should be closed promptly when entering or leaving.

5. Accident Handling System
1. When the main machine warning signal is triggered, the cause should be identified promptly and immediately reported to the engineering supervisor.
2. When shutting down the main machine, first turn off the main machine, then the cooling and refrigerant pumps; when starting the main machine, first start the cooling and refrigerant pumps, then the main machine.
3. In the event of equipment flooding, first turn off the power switch, check that there are no abnormalities, then try turning on the main power switch, followed by the branch switches, and finally start the main machine.
4. If water intrusion in the equipment is discovered, immediately report to the engineering supervisor and organize insulation drying treatment for the equipment.
6. For equipment operation, see “Central Air Conditioning Safety Operation Specifications.” For equipment maintenance, see “Air Conditioning Maintenance Specifications.”

2. Records:
“Central Air Conditioning Plant Operation Records”
“Accident Report”
“Facility Equipment Deficiency Records”
“Chilled Air Energy Measurement Record Sheet”
Central Air Conditioning Maintenance Regulations

1.0 Purpose
To standardize the maintenance of central air conditioning and ensure that all performance aspects of the central air conditioning are in good condition.

2.0 Scope
Applicable to the maintenance of various central air conditioning systems within the areas managed by Greentown Property Management Company.

3.0 Responsibilities
3.1 The head of the Engineering Department is responsible for organizing and formulating the Central Air Conditioning “Annual Maintenance Plan for Facilities and Equipment” and for organizing and supervising the implementation of this plan.

3.2 The air-conditioning technician is responsible for providing the annual maintenance content for the central air-conditioning system and the routine maintenance of the equipment.
3.3 The service center is responsible for informing relevant users about the air-conditioning usage status and providing explanations.
4.0 Key Points of the Procedure
4.1 Principles for Formulating the Central Air-Conditioning “Annual Maintenance Plan for Facilities and Equipment”
4.1.1 Safety usage and hygiene standards of the central air-conditioning system;
4.1.2 Usage effectiveness and potential faults of the central air-conditioning system;
4.1.3 Frequency of use and operating condition of the central air-conditioning system;
4.1.4 Reasonable timing.

4.2 Central Air Conditioning Maintenance Work Procedures
4.2.1 Terminal air conditioning equipment is maintained and serviced by air conditioning technicians, and air conditioning filters should be cleaned at least once every season.
4.2.2 Water pumps and cooling equipment of air conditioning units are maintained by integrated maintenance personnel, such as electrical and mechanical staff, organized by the engineering supervisor. Cooling water and chilled water storage should be replaced or cleaned at least once a year, and cooling equipment should be dismantled and cleaned at least once every two years.
4.2.3 During the equipment warranty period, maintenance is performed by the manufacturer. Outside the warranty period, the main air conditioning unit or certain equipment is entrusted to a maintenance service provider. Maintenance details are recorded in the “Maintenance Record.”
4.2.4 Flowchart for managing the maintenance of air conditioning equipment during the warranty period and entrusted maintenance.
4.2.5 If temporary shutdown is required for maintenance, the shutdown procedure must be followed.
Maintenance personnel should arrive to conduct routine maintenance, review and supervise the maintenance content, record the maintenance status, note the arrival time and the completion time of maintenance, and have both parties sign for confirmation. The engineering supervisor inspects and signs for confirmation.
Air conditioning technicians track the entire maintenance process.

4.2.6 Routine Maintenance of Central Air Conditioning
(1) Operators should promptly inspect the central air conditioning system, paying attention to oil levels, water levels, pressure gauges, temperature gauges, and the operation of the main unit to ensure safe and economical operation.
(2) Maintain cleanliness inside and outside the central air conditioning machine room, keep equipment clean, and ensure instrument panels are clear and accurate.
(3) Regularly perform sewage drainage and air vent operations.
(4) Check whether the water level in the make-up water tank is normal and inspect all pipeline connections for any leaks.

4.2.7 The engineering supervisor shall formulate the next year’s central air conditioning “Annual Facility and Equipment Maintenance Plan” before December 15 each year, and develop medium and major repair plans based on operational conditions, which shall be submitted to the Service Center Manager for approval.
4.2.8 Air conditioning technicians shall carry out maintenance according to the central air conditioning “Annual Facility and Equipment Maintenance Plan” and the relevant facility and equipment standards, and record the maintenance status in the “Maintenance Records”. Replacement of parts and major repairs shall also be recorded in the central air conditioning “Equipment Card”.
4.2.9 Equipment maintenance generally should not exceed 8 hours. If a critical fault cannot be resolved within 8 hours, the cause of the fault, proposed solutions and countermeasures, and the resolution time shall be reported in writing to the Service Center Manager by the engineering supervisor.
4.2.10 After maintenance is completed, air conditioning technicians should closely monitor operational status. In case of equipment failure, they must immediately report to the engineering supervisor and carry out emergency measures. For failures occurring at night that do not affect the life or work of owners or users and will not cause serious consequences, repairs can be performed the following day. After resolving any sudden failures, an “Incident Report” must be filled out and submitted to the company’s Engineering and Technical Department.
4.3 When central air conditioning needs to be shut down due to maintenance or other reasons, the engineering department supervisor shall fill out a “Shutdown Application Form”, which must be approved by the Service Center Director before notifying the Service Center. If owners need to be informed, the Service Center shall notify the relevant owners one week in advance. In the event of an unexpected shutdown due to special circumstances, explanations must be provided to affected users within 2 hours after services are restored.