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Annual maintenance schedule
Recurring maintenance for common building equipment, by frequency and month.
Scroll sideways for all 19 columns.
| Equipment or system | Task | Frequency | Jan | Feb | Mar | Apr | May | Jun | Jul | Aug | Sep | Oct | Nov | Dec | Performed by | Last done | Next due | Record kept |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Boiler | Flue gas temperature and composition; relief valves for leaks; low-water cutoff; pilot and burner clean; flame failure test; water and steam leaks; linkages; air leaks at damper seals | Weekly | X | X | X | X | X | X | X | X | X | X | X | X | ||||
| Boiler | Blowdown adequacy; flue gas comparison; combustion air inlet; fuel system; belts and packing; gaskets; insulation and casing; steam control and pressure-reducing valves; water quality test | Monthly | X | X | X | X | X | X | X | X | X | X | X | X | ||||
| Boiler | Clean water side and fire side; recondition or replace relief valve; recondition feedwater and fuel systems; clean electrical terminals; hydraulic and pneumatic valves; flue gas adjustment; eddy current test as required | Annually | X | |||||||||||||||
| Chiller | Evaporator and condenser coil fouling; compressor motor temperature; water quality; leak test; insulation; control operation | Weekly | X | X | X | X | X | X | X | X | X | X | X | X | ||||
| Chiller | Vane control, motor load limit, load balance, chilled water reset settings | Semi-annually | X | X | ||||||||||||||
| Chiller | Lockout setpoint; clean condenser and evaporator tubes; eddy current tests; motor alignment and seals; oil analysis and filter; electrical connections; water flows; refrigerant level | Annually | X | |||||||||||||||
| Cooling tower | Fan motor; clean suction screen; water samples; make-up water switch; vibration; structure and fill; belts and pulleys | Weekly | X | X | X | X | X | X | X | X | X | X | X | X | ||||
| Cooling tower | Lubrication; motor supports; motor alignment; drift eliminators | Monthly | X | X | X | X | X | X | X | X | X | X | X | X | ||||
| Cooling tower | Clean tower of dust, scale and algae; bearings and drive belts; motor condition | Annually | X | |||||||||||||||
| Air handling unit | Filters; casing leakage; damper actuators and linkage | Monthly | X | X | X | X | X | X | X | X | X | X | X | X | ||||
| Air handling unit | Filter rack integrity; coil fins | Annually | X | |||||||||||||||
| Fans | Belts; pulleys; dampers; actuators; blade rotation and cleanliness; filters; moisture or growth in housing | Monthly | X | X | X | X | X | X | X | X | X | X | X | X | ||||
| Fans | Wiring connections; ductwork; coils; insulation | Annually | X | |||||||||||||||
| Pumps | Lubrication; packing; motor-pump alignment; mountings | Monthly | X | X | X | X | X | X | X | X | X | X | X | X | ||||
| Pumps | Bearings and drive belts; motor condition | Annually | X | |||||||||||||||
| Electric motors | Motor condition | Weekly | X | X | X | X | X | X | X | X | X | X | X | X | ||||
| Electric motors | Lubrication; packing; alignment; mountings; terminals; cleaning | Monthly | X | X | X | X | X | X | X | X | X | X | X | X | ||||
| Electric motors | Bearings and belts; condition; balanced power; over- or under-voltage | Annually | X | |||||||||||||||
| Air compressor | Leaks; run time; dryers; ventilation; oil level; drain condensate; operating temperature | Daily | X | X | X | X | X | X | X | X | X | X | X | X | ||||
| Air compressor | Relief valves; belts; intake filter pads; air-consuming devices; drain traps | Weekly | X | X | X | X | X | X | X | X | X | X | X | X | ||||
| Air compressor | Motor bearing lubrication; system oil | Monthly | X | X | X | X | X | X | X | X | X | X | X | X | ||||
| Air compressor | Couplings; shaft seals; air line filters; mountings | Annually | X | |||||||||||||||
| Lighting | Inspect for failed lamps or ballasts | Monthly | X | X | X | X | X | X | X | X | X | X | X | X | ||||
| Lighting | Inspect for dirt, degraded lenses, failed controls | Semi-annually | X | X | ||||||||||||||
| Lighting | Clean lamps and fixtures | Annually | X | |||||||||||||||
| Portable fire extinguishers | Visual inspection | Monthly | X | X | X | X | X | X | X | X | X | X | X | X | ||||
| Portable fire extinguishers | Maintenance check; date recorded | Annually | X | |||||||||||||||
| Emergency lighting | Test for 30 seconds | Monthly | X | X | X | X | X | X | X | X | X | X | X | X | ||||
| Emergency lighting | Test for 90 minutes | Annually | X | |||||||||||||||
| Backflow preventers | Field test | Annually | X | |||||||||||||||
| Roof | Inspect drains, downspouts, flashing, membrane and rooftop equipment; clear debris (spring and fall) | Semi-annually | X | X |
Recurring maintenance for common building equipment, by frequency, with a mark in each month the task falls due. The month marks are a starting spread; move each one to the month the building runs.
Sprinkler, fire alarm and emergency generator testing is not on this schedule. Follow the fire authority and the equipment maker for those.
Where a maker’s manual sets a different interval, it governs. Backflow test intervals are set by the state or the water supplier, and that rule governs.
Sources
- US Department of Energy FEMP and PNNL: O&M Best Practices Guide
- OSHA and NIOSH: Small Business Safety and Health Handbook
- Chubb: 3 Steps to Plan Your Commercial Roof Inspection
- USC Foundation for Cross-Connection Control and Hydraulic Research: Recommended Annual Field Testing for Backflow Prevention Assemblies