EFTA01124817.pdf

Zorro Ranch HVAC Mechanical Inspection and Operational Check and Repair Date: 2/6/12 - 2/10/12 On this mechanical inspection and operational check and repair of all of the HVAC equipment at Zorro Ranch the following is a list of what was inspected and repaired. Main System Heating and Cooling Loop Cooling tower pumps2 and 2A, heat pump pumps 1 and 1A, and reheat hot water pumps 3 and 4. Checked all alignments vibration, temperature control cycling, set points on and off for control to cooling tower condenser water cycle, and reheat hot water temperature set points. All systems are operating properly off main controller. Heat pump #1A has bad motor bearings as reported by took amperage reading on motor, found hig amperage. Motor was removed and sent out for bearing repair. Heat Pumps HP 1-9, 10A, 10B, 11, 12A, 12B, 12C, and 12D1. Checked mechanical operation of all heat pumps for BMS set point control, reheat valve operation, compressor heating and cooling cycling, humidification control. The following is a list of all operational problems that ECI punch listed on a previous visit and that I also confirmed on my operational evaluation. I also labeled all heat pump units with room names and also identified all multi-zoned reheat coil room locations and humidifier supply room locations. The following is a list of work repaired and completed by ECI controls: ■ HP2 - Library unit - replaced reheat valve actuator and reprogrammed humidity loop, humidifier back in operation. ■ HP7A - Sitting room - replaced humidity discharge sensor. ■ HP4 for the mudroom and entrance hallway, located single thermostat that controls both areas and adjusted unit. Repaired valve actuator. ■ HP3 - Living room - checked and reset programming loops. ■ HP 10B - Guest room south - changed reheat valve actuator. EFTA01124817  ■ HP12A - checked and reprogrammed control loop. ■ HP12B - Staff Bedroom - changed pulse analog control card. ■ HP12D1 - Freed up reheat valve actuator and need J.B. Henderson to replace compressor reversing valve add to punch list. Radiant Floor Heating Systems Checked operation and found locations of all radiant heating control valves supplying reheat hot water to master living room floor, south guest bedroom, and master bathroom area. Living room and guest room south are operating properly. I found master bathroom supply valve to system valved off, I left valve closed due to not knowing how long system has not been in operation and may leak if opened. We need to have J.B. Henderson come in and perform an air test on lines to make sure the system has no leaks under the floor of the master bathroom. BMS Control System Upgrade Meeting We met with Larry Conell of ECI controls to discuss the future of the Inet 7 control system. We discussed the current Zorro BMS software and the old technology system controllers. We discussed the future availability of control board and part replacements, ECI's offsite monitoring of Zorro, Richard Barnett's offsite monitoring from NYC, Bryce Gordon's monitoring from LSJ, and staff monitoring at Zorro Ranch. I am also in the process of having Larry price out three different control upgrade scenarios. 1. Keeping the control system as is with part replacements as needed, this has about a three year life span due to part availability. 2. Upgrading the controllers and software and leaving the control wiring infrastructure in place. 3. Upgrading to the new latest and greatest control system available by ECI and changing to the new ethernet wiring infrastructure which would require pulling all new wires throughout the BMS control network. We will wait for Larry Conell's proposals from ECI to help make a decision on how to proceed with the most cost effective and Control system protection to the future operation of the HVAC system at Zorro Ranch. EFTA01124818 Offsite Monitoring System Technician Lee Masele loaded the Cisco VPN client and the VNC desktop application. I can now connect my laptop to Zorro Ranch HVAC control system and will daily monitor the main house. J.B. Henderson Mechanical and General Contractor Meeting I also had a Meeting with J.B.H., Jim Ed Baylor, to discuss the overall preventive maintenance of the HVAC equipment and to introduce myself as a representative for Mr. Epstein that will also be monitoring the operation of Zorro's main house HVAC system. We discussed emergency calls and response time which J.B.H. has personnel living in Moriarty which is close to the ranch. We also discussed a pool pack and pool room area humidification issues. Wall and plaster issues inside and outside of the pool room area, we walked through the outside of the property and pointed out all of the various waterproofing and façade waterproofing and restoration issues. He will bring in an engineer free of charge to review the pool room area to see how to reduce the humidification issues and to check the building envelope to help with the plaster and rotting problems above the pool room ceiling. J.S.H. is a full general and mechanical contracting firm with various in house resources to handle all areas of new construction, renovations, and restorations. I feel they will be a great asset to the repair of the exterior and interior of the main house, and a good company to bid on for any restoration or renovations. EFTA01124819