Key Takeaways
- Timing is Critical: Schedule changeover inspections before the first freeze to prevent costly emergency repairs and system damage
- Beyond the Basics: While chillers and boilers get attention, don’t overlook common areas, ramp heating, and hose bibs that frequently cause winter problems
- Glycol Testing: Verify glycol concentration with a refractometer to ensure adequate freeze protection for hydronic systems
- Document Everything: Create a comprehensive winterization checklist to streamline future seasonal changeovers and prevent missed items
It’s that time of year again when the clocks fall back and so does the temperature outside. As HVAC professionals, we know that strategic September maintenance scheduling can make all the difference between smooth seasonal transitions and emergency service calls. There are a number of critical items that should be inspected when changing buildings over from cooling to heating mode.
The main heating and cooling components such as chillers, cooling towers, and heating boilers should all be winterized and started up by a qualified professional. While these major components typically get the majority of focus during seasonal changeovers, there are numerous minor components that frequently get missed this time of year and can lead to significant problems when temperatures drop.
Common Areas: The Overlooked Essentials
Common area thermostats located in locker rooms, garbage rooms, and social activity rooms should all be switched to heat mode. This simple step is often forgotten until tenants start complaining about cold spaces. Circulating pumps that provide heat to bare element style heaters and fan-forced hydronic heaters should also be turned on for the winter season. These pumps may have been shut off during summer months to save energy, but forgetting to restart them can result in frozen pipes and unhappy occupants.
Electric heaters located in entrance doorways and stairwells should be turned on and tested for proper operation. Check that all safety controls are functioning and that heaters are clean and free from combustible materials that may have accumulated during the off-season.
One common area component that consistently gets overlooked is the ramp heating system. Entrance ramps in many condominiums are heated by electrical cables embedded under the asphalt or with hydronic piping filled with glycol. Make sure these systems are tested and ready to operate, as they’re rarely top of mind when building changeovers are carried out. The first snowfall inevitably generates emergency service requests to get the ramp heating turned on for the season – by then, it may be too late to address any maintenance issues discovered during startup.
Hose Bibs: Prevent Costly Freeze Damage
Hopefully you remember to shut off any hose bibs that will be exposed to the elements during cold weather. When the water supply has been isolated and drained, remember to keep the drain valve open. This is a critical detail that many technicians miss. If the shut-off valve is not bubble tight (meaning some water is still passing through), water can fill the line back up over time and freeze the pipe. Ensuring the drain valve remains open will help protect against this common failure mode that can result in burst pipes and water damage.
Glycol Systems: Verify Your Freeze Protection
If you’re not already doing this annually, you should verify that the glycol strength in your system has sufficient protection from freezing. Whether it’s through a report from your water treatment provider or testing it yourself with a refractometer, confirming proper glycol concentration will help protect against freezing coils and catastrophic system damage. Remember that glycol concentration can change over time due to leaks, makeup water dilution, or degradation, so annual testing is essential.
For systems with heat pump reversing valves, ensure that the changeover from cooling to heating mode is functioning properly and that all control sequences are operating as designed.
Cooling Coils: Proper Winterization Procedures
Cooling coils located in various make up air units in some cases will need to be drained for the winter. Depending on the coil configuration, nitrogen may be required to blow out any water remaining inside the coil. Water trapped in coil circuits can freeze and split tubes, resulting in expensive repairs and system downtime.
This is also an excellent time to test the low ambient controls or freeze protection devices. These safety controls are your last line of defense against coil freeze-up, so verify that they’re properly calibrated and functioning. For facilities with BMS control systems, ensure that all freeze protection sequences are enabled and alarm setpoints are properly configured for winter operation.
As you prepare for the heating season, Property.com’s ‘Know Before You Go‘ tool can help you understand your commercial clients’ building history and potential upgrade opportunities before arriving on-site. This valuable intelligence allows you to identify additional revenue opportunities during seasonal maintenance visits while building stronger client relationships. Learn how Property.com helps HVAC professionals maximize every service call.
Creating Your Winterization Checklist
Moving forward, create a comprehensive note of all items requiring winterization at each facility you service. This documentation will significantly reduce the time spent next season and assist you with the changeover from heating back to cooling. Consider including:
- Specific valve locations and numbers
- Glycol concentration test results
- Control setpoint changes made
- Equipment serial numbers requiring seasonal attention
- Contact information for specialty contractors (ramp heating, controls, etc.)
By maintaining detailed records and following a systematic approach to seasonal changeovers, you’ll prevent costly emergency calls and keep your clients’ systems running efficiently throughout the winter months. Remember, the time invested in proper seasonal maintenance planning pays dividends in reduced callbacks and improved customer satisfaction.
