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28/10/2011 22:01
ot that long ago, I was visiting with a major hotel engineering and maintenance department. The day was spent speaking with the maintenance team that managed the daily hotel maintenance tasks as well as the vendor management of the larger pieces of equipment like the boilers, chillers and air handlers.
was occurring too often. Corrosion of the copper pipes/fittings/valves was responsible for a significant amount of work orders. In fact some fittings/valves were being replaced annually. Copper pipes are designed to last many decades, and the pipes themselves will last a long time. The problem is that corrosion can and will occur no matter how good the corrosion preventive maintenance is. The corrosion which occurs most frequently at joints and valves is a result of:
This well run, 10 story hotel, had state-of-the-art equipment for almost every function including backup systems, water reclamation, heat capture/ reuse, kitchen, steamers (dry cleaning), and an EAM system for asset and maintenance management.
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Hotel Preventive Maintenance Keeping the Pipes Clean
28/10/2011 22:01
Changes in direction, flow rate and/or pressure (changing water direction, pipe diameter). This is the reason T-junctions have a high occurrence of leaks or failures as well as a leading cause of valve failures. Poor workmanship when there is an excessive use of flux, deburring, or cuttings that are not adequately flushed from the system. The extra particles can either react with water to start the corrosion process or accumulate to change the diameter of the pipe thus affecting the flow rate. If not managed correctly, corrosion will cause joints and valves to leak or fail. Undetected leaks can cause numerous problems including:
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Hotel Preventive Maintenance Keeping the Pipes Clean
28/10/2011 22:01
Enterprise Asset Management (EAM) system. EAM software combines the maintenance functionality of a Computerized Maintenance Management System (CMMS) with the ability to manage an assets entire lifecycle including vendor and document management. This combination ensures that proper communication and documentation are being performed on vendor maintained assets (chillers, air handlers etc.) as well as keeping track of the work order history for every valve and T-junction. By implementing an EAM system, hotels and resorts can increase maintenance visibility by positively impacting the bottom line of hotel operations. A large hotel such as the one I visited can have utility expenses of over $1 million dollars a year. Keeping all equipment running in optimal condition is imperative to energy efficiency as well as lowering capital budget needs.
Share with us how corrosion affects your facility operations. If you enjoyed this post you may also want to read: hotels, inspections, preventive maintenance
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Q3 2011 EIS Enhancements The Killing of Halloween Relevant EAM CMMS, Cable, and Lodging News for 10-24-2011
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