MEP Equipment Inspection and Routine Maintenance System
Inspection is divided into three levels: Daily inspection (at least once per day) — the duty engineer performs inspections of chiller operating parameters (chilled water supply/return temperature, cooling water temperature, condenser pressure, operating current), terminal air-conditioning equipment status (fan operating noise, filter pressure differential), power distribution equipment (transformer temperature not exceeding 85°C, busbar contact temperature not exceeding 65°C, power factor not lower than 0.95), domestic water pumps and fire pumps status (vibration, packing leakage, pressure gauge readings). Weekly inspection — the engineer leads the team leader to perform FCU condensate pan cleaning (once per week), air-conditioning filter cleaning (G4 replaced monthly, F7 replaced quarterly), cooling tower fill inspection, and distribution cabinet cleaning. Monthly inspection — the engineering department manager organizes a comprehensive inspection of chiller internals (evaporator/condenser end cover inspection, refrigerant leak detection, oil level inspection), equipment grounding resistance re-testing, pipe insulation integrity, and Legionella testing of the hot water system. All inspection results are recorded in the equipment O&M log, implementing PDCA closed-loop management.
Seasonal Maintenance Plan and Operating Procedures
Spring maintenance (March-April) — comprehensive overhaul before central air-conditioning startup: condenser cleaning (chemical cleaning + brush cleaning), replacement of refrigerating oil and oil filter, replacement of dryer filter, water pump mechanical seal inspection, cooling tower reducer and fan bearing inspection, electrical insulation test (not less than 0.5 MΩ). Summer maintenance (June-August) — intensify inspection to twice daily, with focus on condensing pressure (not exceeding 1.1 times the design value) and cooling water temperature (not exceeding 37°C); emergency generator trial run once every two weeks (with 30% dummy load for 30 minutes). Autumn maintenance (September-October) — post-shutdown maintenance of air-conditioning (unit preservation, fin cleaning, valve stem lubrication), pre-startup overhaul of boilers (burner maintenance, flue ash removal, safety valve calibration). Winter maintenance (November-February) — boiler combustion efficiency test (not less than 90%), heating temperature inspection (not less than 18°C), antifreeze protection inspection (cooling tower insulation, outdoor fire hydrant antifreeze, electric heat tracing test). GB 50243 requires comprehensive testing of air-conditioning systems at least once per year: air volume deviation not exceeding ±10% of design value, water system flow deviation not exceeding ±15%.
Fault Emergency Handling and Spare Parts Management
Prepare MEP equipment fault emergency response plans covering scenarios such as chiller shutdown, transformer failure, power supply interruption, domestic water pump failure, and fire system false alarms. Each plan specifies the fault diagnosis process, emergency response time (Level 1 equipment: on-site within 15 minutes; Level 2 equipment: within 30 minutes), handling steps, responsible persons, spare parts locations, and contingency measures. Equipment faults are classified as: Level 1 (affecting operational safety — power supply interruption, fire system failure): emergency plan initiated within 10 minutes, reported within 30 minutes; Level 2 (affecting guest room comfort — air-conditioning shutdown, hot water interruption): repair commitment given within 1 hour; Level 3: follow normal procedures. Spare parts management follows ABC classification: Class A (critical, high-value, long procurement lead time — chiller control board, transformer on-load tap-changer, boiler burner controller): maintain 1 unit in stock; Class B (critical, short procurement lead time — water pump mechanical seal, contactor, relay): maintain 2-3 units; Class C (general consumables — filters, belts, O-rings): stocked according to usage. Maintenance records shall be archived for at least 3 years; fire protection equipment records for no less than 10 years.
Energy Management and Energy-Saving Operation Optimization
Establish a six-step energy management cycle based on GB/T 23331 and GB 50189: baseline establishment → data collection → benchmarking → opportunity identification → measure implementation → effectiveness evaluation. Energy baseline: compile electricity, water, and gas consumption for the past 36 months, establishing energy consumption per unit area (kWh/m²·a) and energy consumption per guest room (kWh/room·d). The average energy consumption of five-star hotels is 120-150 kWh/m²·a. Data collection: install sub-metering per GB 17167 requirements — Level 1 metering covering 100%, Level 2 covering over 90%. Sub-items include air-conditioning electricity, lighting electricity, power electricity, kitchen electricity, domestic hot water gas, etc. Typical low-investment, high-return measures: chiller sequencing optimization, cooling water temperature reset (wet-bulb temperature + 3°C), chilled water temperature reset, fresh air volume control by CO2, guest room unoccupied mode temperature setback, lighting scheduled shutdown, hot water circulation pump nighttime speed reduction. After implementation, track data for no less than 3 months to verify the energy-saving rate.