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Plumbing John Arent Architectural Energy Corporation © 2005 CHPS
2 Plumbing © 2005 CHPS Plumbing Plumbing Maintenance Plan (Guideline PM1) Fixtures (Guideline PM2) Water Heaters (Guideline PM3) Domestic Water System (Guideline PM4) Water Waste Management (Guideline PM5) Steam and Gas Systems (Guideline PM6) Plumbing
3 © 2005 CHPS Plumbing Maintenance Plan (Guideline PM1) Identify system requirements. Obtain manuals for all parts. Establish expected life of equipment and required maintenance tasks. Identify staffing levels and budget requirements. Identify a record keeping procedure and work order process. Plumbing
4 © 2005 CHPS Fixtures (Guideline PM2) Check piping and seals monthly. Verify that shut-off valves and backflow devices are operational. Check seals and valves. Run plumbed and self-contained eyewash and shower equipment monthly. Provide training for metering and low-flow devices. Keep outdoor faucets, drains, and sprinklers in good condition. Plumbing
5 © 2005 CHPS Zero-Water Consumption Urinals Can save 40,000 gallons annually. Reduces water and sewage charges. Eliminates flush valve or sensor repairs. Increases hygiene. More effective protection against backflow of sewer gases over standard P-traps. Easy-to-replace cartridge lasts up to two months. Eliminates odor. Reduces potential for vandalism.
6 Plumbing © 2005 CHPS Water Heaters (Guideline PM3) Flush tanks at least annually. Check pressure gauges/relief valves four times/year. For glass-lined tanks, replace sacrificial anodes every 2- 3 years, or if 6 in. of the core wire is exposed. Check combustion chamber and flue. Limit hot water to maximum 140°F (separate heating in kitchens). Verify that mixing valves deliver a maximum of 110°F water to fixtures. Install timers on water heaters. Plumbing
7 © 2005 CHPS Domestic Water System (Guideline PM4) Perform preventive maintenance. Prevent scaling with routine water quality testing. Check domestic hot water circulator pumps. Maintain spare supply for valves and controls. Install shut-off valves to allow for problem isolation. Check faucets and showerheads for debris/build-up. Inspect sprinkler systems for fire control. Plumbing
8 © 2005 CHPS Water Waste Management: Storm Water Systems Provide cleanouts at regular intervals (50-75 ft). Clean accumulated debris from storm drains. For drains without filters or collection sumps, consider installing a sediment filter. Verify proper roof drainage and site drainage away from the foundation. Inspect storm sewage lines annually. Plumbing
9 © 2005 CHPS Water Waste Management–Sanitary Waste Disposal Use grease traps for school kitchens and clean frequently Isolate potable lines with backflow prevention devices. Inspect the devices and have the devices tested and certified annually Flush exterior mains to prevent sediment build-up Plumbing
10 Plumbing © 2005 CHPS Water Waste Management–Onsite Waste Management Can be cost-effective when access to public disposal is difficult Septic tanks: –Make sure tanks are watertight and airtight –Pump every few years to remove accumulated solids (when the level is within 12” of the bottom outlet). Alternative onsite disposal systems: –Evapotranspiration –Constructed wetlands –Low-pressure dosing systems Plumbing
11 Plumbing © 2005 CHPS Steam and Gas Systems (Guideline PM6) Train personnel who operate boilers properly. After any boiler repair, have entire system checked by qualified inspector. Develop a preventive maintenance schedule. Boiler maintenance includes inspection of piping, temperature and pressure controls and venting lines. Check steam traps for process equipment twice a year. Check all gas appliances for possible leaks. Plumbing
12 Plumbing © 2005 CHPS Retrofit Opportunities Use water-free urinals. Install automatic timers for hot water circulation. Use tankless instantaneous water heaters (in low-demand areas or kitchens). Use “gray water” for landscaping or boiler make-up water. Replace boiler with high-efficiency pulse combustion boiler.
13 Plumbing © 2005 CHPS Sample Retrofit: Boiler Upgrade Courtesy: Larson-Binkley
14 Plumbing © 2005 CHPS Water Conservation Checklist Consider rain or recycled site water for irrigation. Use water-conserving fixtures. Monitor sprinkler and drip irrigation systems. Specify high efficiency appliances and equipment Consider single temperature fittings for student toilets/locker rooms. Consider automatic lavatory faucet shutoff controls. Consider low-flow showerheads with pause control. Train staff on appropriate use of equipment.
15 Plumbing © 2005 CHPS Plumbing Maintenance Checklist What to InspectFrequent ChecksPeriodic Checks FixturesLavatory faucets, toils, urinals, showerheads Drinking Fountains Water HeatersJoint and pipe leaks Pressure Gauges, relief valves Temperature Control Insulation condition Scaling Mixing valve operation Heating coil, Electrical Wiring Flush Tank Domestic WaterSafety / shutoff valves Flow rate Water filter replacement Trapped air Sprinkler systems Circ pumps Backflow PreventerLeaksSeal, scaling, certification Disposal SystemsAutomatic Disposal Floor Drains Grease Traps Roof drains, site drainage Steam and Gas LinesSteam traps Pressure Relief Valves
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