Boiler Maintenance Checklist

Periodic Maintenance (Daily and Weekly Tasks)

Building maintenance staff should address these items on a continual basis, or as often as indicated below:

• Check and maintain proper oil level in compressor lube tank (daily). Use SAE 20/30 oil.
• Clean oil filters at least twice a week:
  – Shut-off power to pump motor.
  – Close shut-off valve.
  – Pull out filter. Clean filter and re-insert into housing.
  – Place strainer cap into proper position, restart pump motor, and check vacuum.
  – Vacuum reading must be high; if not, check seal on cap. If reading is high, then open oil valve.
  – Check oil pressure reading at the burners.
• In addition, keep sight glasses clean. This allows for a clear view of the burner flame and any carbon build-up on the boiler’s combustion chamber (as needed).
• Keep air filters clean. A clogged air filter can lead to poor air/oil mixture and carbon build-up (as needed).
• Check oil circulation temperature at sidearm pre-heaters. Inlet temperature should be 110° F to 120° F, and outlet temperature should be 140° F to 150° F for No. 6 oil (daily).
• Flush drain low water cut-offs/sidearm oil pre-heater (twice a week).

• Flush drain low water cut-offs while burner is on and a flame is present in the boiler’s combustion chamber. When the unit is flushed, the flame should turn off. Allow the burner to start before checking other low water cut-offs.
• Flush down water-line heater, shut off lower isolation valve, open drain valve to flush unit, shut drain off valve, and reopen isolation valve. 
• Conduct boiler bottom blowdown to clear sludge and sediment, control high water, and control chemical treatment concentrations (monthly or as needed).
• Monitor the make-up water being added to the boiler and/or the boiler feed unit. Since the system operates via closed loop, an excess amount of fresh (untreated, oxygenated) water supply is detrimental to boiler components and is often a sign of a leak in the system. 
• Monitor smoke alarm on a weekly basis:
  – Wipe light source and receiver.
  – Smoke alarm unit should not be set at its highest point.
  – Unit should be set in accordance with NYC Buildings Department standards.
• Maintain a rigorous boiler chemical feedwater treatment program. 
• Maintain a boiler room log to record any problems and routine maintenance.
• Check combustion, inspect burner controls, and inspect burner operation.

• Conduct trap inspection program with replacement of trap elements in apartment units and steam traps within the cellar.
• Conduct pipe inspection program to ensure all pipes are pitched in the direction of steam source (one-pipe steam systems) or condensate drainage (two-pipe systems).