沃尔玛（“乙方”）与业主（“甲方”）维保职责 

一、 空调系统

     1、如果一套独立的空调系统专给沃尔玛自行使用，由沃尔玛负责设备的日常保养及运行管理并承担费用；设备的维修保养和设备更新由业主负责并承担费用。其中主要的维修和保养内容详见附件A。

     2、如果沃尔玛使用的空调系统只是业主空调系统的一部分，整个空调系统由业主负责维修保养，如沃尔玛发现空调系统设备故障，业主应在两个小时内到现场进行维修直至设备恢复正常，如业主不能及时维修或拒绝维修，沃尔玛将委托第三方进行维续，产生的维修费将从单月租金中扣除。沃尔玛租赁区内所使用空调的能耗将根据沃尔玛与业主签署的《房屋租赁协议》的约定进行计算并计量。

    3、由业主提供的空调系统，室外冷凝设备的噪音达不到当地环保的要求，如由

          于设备质量及安装原因, 由业主负责做环保工程以便达到环保要求。

二、 供暖(锅炉)系统

    1、 如果一套独立的供暖(锅炉系统)系统专给沃尔玛自行使用，由业主负责(包括但  不限于)设备的日常维修保养及运行管理并承担费用；设备的维修和设备的更新由业主负责并承担费用。沃尔玛负责设备系统的运行费用。

     2、如果沃尔玛使用的供暖(锅炉)系统只是业主供暖(锅炉)系统的一部分，供暖 

          (锅炉)系统的主机以及其它外围设备由业主负责运行及维修保养；房屋内沃尔玛所使用的末端设备由业主进行保养并承担费用。房屋内沃尔玛所使用供暖(锅炉)系统的能耗将根据沃尔玛与业主签署的《房屋租赁协议》的约定进行计算并计量。

三、   消防系统

     1、如果业主提供的消防系统专给沃尔玛使用，应由业主委托第三方有资质的消

          防公司负责消防系统的日常维护保养,检测及维修工作并承担相关费用，并且每月向沃尔玛提供由第三方有资质的消防保养公司出具的月检测报告，以确保沃尔玛使用的消防系统正常运作。系统设备的维修及设备更新工作由业主负责并承担费用。其中设备大修主要包括：1) 消防控制中心主机正常使用及保养情况下需要的维修更换，程序的更新直至系统恢复正常工作；系统，产品的更新和技术改造。2)排烟风机的电机，消防水泵及消防电机，室外消火栓及室外相关的一些配套消防设备。

      2、沃尔玛使用的消防系统只是业主消防系统的一部分由业主负责消防主系统的维修保养和检测工作(包括消防水泵的用电)，沃尔玛负责房屋内消防设备的日常检查及保管工作。由业主负责包括沃尔玛租赁区在内的消防系统，应由业主委托第三方有资质的消防公司负责消防系统的维修保养，并每月将向沃尔玛提供由第三方消防保养公司出具的月检测报告，以确保沃尔玛使用的消防系统正常运作。

     3、如果沃尔玛新增部分的消防系统，由业主负责消防监控中心主系统的维保，

          检测, 值班工作，沃尔玛负责新增部分的维修保养和检测工作并承担相关责             

          任和费用，其他部分按第2条履行。业主允许沃尔玛工作人员到主机房做月

          检。    

    4、上述三种情况消防控制室均应由业主安排人员值班并承担费用。

四、  供电系统

    1、变电所(含高压开关柜，变压器，低压配电柜，馈出电缆及相关变电所内设备)均由业主负责维修保养工作，由业主安排人员值班并承担费用。

    2、柴油发电机：1)与业主共用。由业主负责维修保养并保障安全正常运行。

                                2)若为沃尔玛专用，则在维保期内通常是1年或1500小时，

                                   由业主负责维修保养，沃尔玛出运行费用。1年或1500小

                                   时后若柴油发电机处于良好正常状态，沃尔玛负责日常维修

                                   并承担运行费用。未达到使用寿命前出现的非运行故障仍由

                                   业主负责。

    3、业主必须确保沃尔玛高压线路的安全使用，不得搭载其它用户，确保沃尔玛

         直接向供电部门缴费，直接抄表到户。

五、   电梯

    1、 如果业主提供的电梯专供沃尔玛使用，在保修期内由业主负责维修保养并承

          担维修及年检费用；保修期后由沃尔玛负责日常的清洁和日常保养工作，负责设备的年检工作并承担费用，设备在正常使用及有专业保养的情况下的维修及设备更新，由业主负责。其中设备维修的界定详见附件B。

    2、 如果电梯是和业主共用，业主负责维修保养及年检工作并承担维保及运行费用。

六、  供排水设施

1，如果沃尔玛与业主(或其他用户)共用供水设施：

     1、 业主负责维护从沃尔玛的给水总表(包括给水总表)到市政管道部分。

     2、 供水设施维护保养，生活及消防水池的清洗工作。

2，如果沃尔玛属于市政直接供水：

     1、 沃尔玛负责从市政给水总表至房屋内部分的一切供水设施设备的维护保养及运行费用。

     2、 室外部分的污水管道，检查井，污水处理设施和生活用水池的清洗、清通、维护由业主负责。每年室外管道由业主至少清通一次。

七、    供气设施：

业主负责：

    1、 燃气总表（包括总表）至市政管道部分，包括燃气调压站、燃气计量表。

沃尔玛负责：

    1、 燃气总表至房屋内部分。

八、其他公共区域及外围的设备设施维修保养及用水用电由业主负责，如沃尔玛工作人员需巡检设备等业主需提供方便与配合。

附件A

空调机组检修要求

一、 检修的定义：

水冷机组：

每年保养一次，沃尔玛负责更换润滑油、油过滤器及干燥过滤器等易耗件，业主负责对整机进行检查，保证机组正常运行及发现潜在的隐患，达到节约能源和延长机组使用寿命。若不对机组进行保养，有可能造成故障隐患。

检修分大修和中修，又分机组检修和压缩机检修。将压缩机解体，检查清洗其内部，不用更换零件的，这种情况一般称为压缩机的中修或检查；如内部运动部件磨损程度严重，需要更换的，这种情况一般称为压缩机的大修；而对整机而言，如维修时，需要将制冷剂导出至机外才能进行维修处理的，一般称为机组的大修，此外的维修处理一般称为中修或维修。（业主负责）

风冷活塞机组：

保养情况同上：（业主负责）

中修情况一般这样：将压缩机从机组移出，打开缸盖及电机进行清洗，检查曲轴、连杆、活塞等的磨损情况，如不需要更换，再重新进行装配并恢复运行，这种情况一般称为压缩机的检查或中修。如零件磨损严重且需要更换的，这种情况一般称为压缩机的大修。

二、保养的定义

（水冷机组）

供冷季节的检查

A  供冷季节启动前的准备和检查

供冷季节运行前须进行下列各项检查和准备，以确保机组可靠、安全和高效运行：

检查制冷剂液位和油面；

检查油槽、油加热器和温度；

检查和测试所有运行控制和安全控制功能；

与操作人员一起温习操步骤，查看机组历史记录；

检查启动器的运行；

配合检查水系统的运行情况(包括冷冻水泵,水流开关,冷冻水泵,冷却塔,阀门等);检查调整微电脑控制中心的设定值;

启动冷水机组,检查整个系统的运行状况,记录机组运行参数;

根据运行记录,分析处理机组问题.

B 运行季节检查

机组运行期间,沃尔玛定期(每月)进行下列各项检查,确保机组在整个供冷季节运行高效,可靠:

检查冷水机组,调整安全控制装置;

检查控制装置的运行;

检查制冷剂液位和油位;

检查润滑系统的运行;

检查回油系统;

检查电机和启动器的运行;

记录运行状态参数,分析确认机组运行正常,必要时通知业主进行机组检修;

记录和报告要求的备件.

C 一年一次设备停机检查和预防性保养(业主负责)

停机期间,每年一次进行下列各项检查,以便能正确评价设备的状态,为下一个供冷季节的运行作好准备:

检查压缩机-电机组件的下列各项,完成预防性保养的各项任务:

记录电压;

用兆欧表测量和记录电机绕阻的绝缘电阻;

润滑开式电机;

检查开式电机驱动装置的定位状态;

检查联轴器;

检查入口导叶操作机构和联接机构;润滑需要润滑的部位.

检查压缩机润滑油系统的下列各项:

根据需要更换润滑油,油过滤器和干燥过滤器;

检查油泵,密封和油泵电机;

清洁排污管;

检查加热器和恒温器;

检查所有其它的油系统部件,如油冷却器,过滤器和电磁阀等;

执行下列各项操作,检查电机启动器:

执行诊断检查程序;

清洁接触器或必要时建议更换;

检查所有接线端,并拧紧;

空载运行启动器(或在启动前);检查状态指示灯.

检查控制面板,确定下列各项:

执行诊断检查程序;

检查安全停机运行状态;

检查所有接线端, 并拧紧;

检查显示数据的精度和设定值.

检查冷凝器,蒸发器的下列各项:

检查水流开关的控制情况;

根据运行记录参数分析热交换效果,建议水质处理;

必要时拆卸端盖,更换密封垫.

检查系统的下列各项:

记录视液镜的状态;

检查制冷剂循环,确认处于正常平衡状态;

其它:

遵循检查和维护步骤,修理脱落的保温层;

与操作人员沟通;

(往复式冷水机组)

供冷季节的检查

A 供冷季节启动前的准备和检查

供冷季节运行前须进行下列各项检查和准备,以确保机组可靠,安全和高效运行:

配合检查辅助设备的运行状况;

更换润滑油;

检查曲轴箱加热器,油温和润滑系统;

检查和测试所有的运行和安全控制;

检查确认电压和启动器运行正确;

启动机组,标定控制和变送器;

检查确认过冷器和过热器配置正确;

机组稳定后,记录运行条件;

同操作人员一起,温习操作步骤.

对风冷冷凝器须增加下列各项检查:

去除机组周围和内部的脏物;

检查冷凝器盘管是否堵塞,建议清洁盘管;

检查并拧紧电气接头;

检查及润滑风机及电机轴承;

启动后,检查风机和风机电机的运行状态.

B 运行季节检查

进行下列各项检查,确保机组在整个供冷季节都运行高效,可靠:

检查确认通常的运行条件和运行状态;

记录运行状态,并进行数据分析,找出不合理的地方;

按要求调节运行控制;

检查确认油位和制冷剂量充注正确;

检查油温和曲轴箱加热器;

检查启动器,继电器和控制元件;

检查风冷冷凝器风机和电机运行状态;

与操作人员一起温习操作步骤,查看用户记录.

C 一年一次的设备停机检查和预防性保养(业主负责)

停机期间,每年一次进行下列各项检查,以便能正确评价设备的状态,为下一个供冷季节的运行作好准备:

用兆欧测量电机绕阻电阻,并记录好;

检查压缩机的油位,按要求补充润滑油;

检查曲轴箱加热器,确认运行正常;

更换干燥过滤器;

拧紧接触器和电机端子箱内的电源线;

清洁所有连接接头,如有必要按要求更换;

检查所有继电器,运行控制装置和安全保护装置;

检查确认所有控制装置,安全保护装置,卸载装置和外部联锁跨接装置;

检查确认压缩机的吸气和排气阀完好.

空调系统(直燃机)

空调机组检修要求

1、业主负责直燃机定期维护保养内容

2、直燃机定期保养主要检查的项目有：

1）全装置的检查的测试；

2）运行分析和测量；

3）吸收剂和制冷剂的管理；

4）燃烧器的管理及燃燒室內的煙塵的清潔；

5）真空泵的维护；

6）泵的诊断和修理；

7) 吸收器、冷凝器內部傳熱管的清洗；

3、负责及时联系设备厂家对直燃机运行期间出现的突发性故障进行检测及解决.

制冷设备,中央空调主机(机组)专业等级保养项目一览表

一、 一级保养(运行时间在4000小时以内)(业主负责)

1、主机内外表面除锈,清洁,上漆,紧固主机表面内外螺丝,螺帽,修补主机上的保温

   层,安装防鼠网.

2、清洁制冷系统表面,清洁主机电控柜(箱)内外及电控系统,检测电控系统各零配

   件,风机马达,压缩机马达的阻值,绝缘值,灵敏度,精确度,消除电控系统各零配

   件的异声,异味及隐患,并清洁表面和紧固.

3、检测制冷系统各阀件,保护器,过滤器,探头的工作状况,消除隐患.

4、制冷系统全面检漏,检堵.全面检测制冷系统各部位温度(包括压缩机),检测冷凝

   压力,蒸发压力,吸气压力,排气压力,油温,油压,冷凝温度,蒸发温度,冷冻水进

   出温度和温差,冷却水进出温度和温差,消除隐患.

5、检测各仪器,仪表的精确度,灵敏度,并校正和清洁.

6、对主机进行全面工况调节,调试,并适当加补制冷剂或适当回收制冷剂,使主机处

   于最佳工作状态.

7、进行一级保养后,使设备内外观洁净,感受良好,设备运行状况佳,无后顾之忧.

二、二级保养(运行时间超过4000小时) (业主负责)

1、拆卸制冷系统各阀件、过滤器进行检测、清洗、排除隐患,更新过滤器或滤芯、

   清洗压缩机油箱、油过滤器、更换冷冻机。

2、拆卸电控系统各零配件、各保护器,进行内外清洗、除锈、除尘、消除氧气层,

   消除各种隐患,拆卸风机马达,内外清洗干淨(含轴、轴承)进行检测,轴承上油,

   消除各种隐患,装配复原,检测各电线,消除隐患,检测压缩机马达阻值和绝缘状

   况及运行电流。

3、全制冷系统检漏、检堵。全面检测制冷系统各部分温度(包括压缩机),检测冷凝

   压力、蒸发压力、吸气压力、排气压力、油温、油压、冷凝温度、蒸发温度、

   冷冻水进出温度和温差、冷却水进出温度和温差,消除隐患。

4、保养前须转移(回收)制冷剂,完畢后进行压力测试、检漏、检堵、真空度测试。

   将冷凝剂输回系统。

5、检测各仪器、仪表的精确度、灵敏度,并校正和清洁。

6、对主机进行全面工况调节、调试,并适当加补制冷剂或适当回收制冷剂,使主机

   处于良好工作状态。

7、进行二级保养后,消除各种隐患,设备运行工况良好。

三、三级保养(运行超过5000小时) (业主负责)

1、对冷凝器、蒸发器内部进行化学(或人工)除垢、除菌、除藻、清除各种污垢,清

   洗干淨。清洁剂、保养剂采用兰州缓蚀技术研究所生产的“格瑞牌”清洗剂、

   保养剂,时目前世界上制冷設備、中央空調、锅炉等热交换設備唯一的绿色环保

   型清洗剂、保养剂,安全、彻底,无腐蚀、无污染、无毒。

2、冷凝器、蒸发器进行压力测试、检漏、检堵、真空度测试。

   在清洗前,须转移(回收)制冷剂,完畢后再输回系统。

四、特级保养(累计运行时间超过6000小时) (业主负责)

1、拆卸压缩机全部零配件,全面检测其光洁度、精度、配合间隙精度,清洗、适当

   研磨、疏通压缩机内的油路系统和外油路系统,清洗压缩机壳内壁,消除各种隐患,製作石棉橡胶密封垫,装配复原,安裝到位。

2、压缩机运行压力检测、检漏、真空度测试。

3、全密压缩机进行内部清洗换油,无需解体,实践证明,清洗后洁净度可达80%左右,

   大大减低累压缩机的故障率延长压缩机的使用寿命3-5年。清洗前须回收制冷

   剂,将压缩机取出至工作场地。

4、全面检测制冷系统各部位温度(包括压缩机),检测冷凝压力、蒸发压力、吸气压

   力、排气压力、油温、油压、冷凝温度、蒸发温度、运行电流、冷凍水进出温

   度和温差、冷却水进出温度和温差,消除隐患。

5、对主机进行全面工况调节、调试,并适当加补冷却剂和回收冷却剂,使主机处于

   良好的工作状态。

6、进行特级保养后,消除了压缩机及制冷系统的各种隐患,確保了良好安全的运行,

   大大降低設備的故障率,延长故障率的周期,延长設備的使用寿命,提高設備功

   效。

附件B

电梯設備维修保养的界定

保养:是指电梯交付使用后,为保证电梯正常及安全运行,按计划进行的所有必要的操作,如润滑检查,清洁,调整,更换易损件。

维修:是指根据客户使用要求,双方签定合同或约定,由供方提供的电梯产品维修服务。如改变额定速度,额定载重量,轿箱質量,更换曳引机、轿箱、控制柜系统、导轨等部件。（业主负责）

改造:是指全面地或部分地改进在用电梯的功能,性能,可靠性,安全性。

维修改造項目分类表

Responsibilities of Maintenance and Repair between Wal-Mart

(“Party B”) and Landlord (“Party A”)

1. A/C system

1.1 A set of independent A/C system is provided for Wal-Mart only, Wal-Mart shall be responsible for daily cleaning and operational management with own charges. The owner shall be responsible for equipment maintenance and updating with own charges. Please refer to the Appendix A for details.

1.2 If the A/C system used by Wal-Mart is just part of the owner’s, the owner shall be responsible for maintenance of the main equipment of A/C system and any other relevant equipment. If there is malfunction in the A/C system, the owner shall come and fix within two hours. If the owner refuses to fix or fails to fix in time, Wal-Mart will entrust the third party to fix, and the caused cost will be charged to the owner by deduction of the current monthly rent. There is a clear calculation or measurement method for energy consumption described in the Lease Contract and Property Management Contract. The energy consumption of A/C system within the Premises shall be measured according to the provisions of this Premises Lease Agreement between Wal-Mart and Landlord.

1.3  The outdoor condenser of A/C system provided by the owner produces a big noise, which fails to meet the requirement of local environmental protection. The owner shall be responsible for the noise protection work if it is caused by the quality of equipment and incorrect installation.

2.      Heating system (Boiler)

2.1  A set of independent heating system (Boiler) shall be provided for Wal-Mart only. The owner shall be responsible for, including but not limited to, daily cleaning and operational management with own charges. And the owner shall be responsible for equipment maintenance and updating with own charges. Wal-Mart shall be responsible for the heating system’s operational fee.

2.2 If the heating system is just part of the owner’s, the owner shall be responsible for maintenance of main equipment of heating system and any other relevant equipment. Wal-Mart shall be responsible for cleaning and operational management of the terminal equipment in the Premises at its sole cost. The owner shall be responsible for maintenance of terminal equipment of heating system. The energy consumption of heating system within the Premises shall be measured according to the provisions of this Premises Lease Agreement between Wal-Mart and Landlord.

3.      Fire fighting system

3.1 The owner shall entrust the third independent and qualified Fire Fighting Company to take charge of daily maintenance, examination and repairs with own charges if the fire fighting system is provided for Wal-Mart only,  and the owner shall provide Wal-Mart a monthly examination report issued by the third party to ensure Wal-Mart’s fire fighting system in a normal condition. In addition, the owner shall also be responsible for equipment overhauling and updating with own charges. The overhaul covers:

·         Maintenance and replacement of main equipment of the fire fighting control center on normal operation and upkeep basis.

·         Program updating, system and product updating as well as technical renovation of equipment.

·         Maintenance and repair of the motor of smoke exhausting fans, fire pump and motor, outdoor fire hydrants as well as some outdoor attached fire fighting facilities.

3.2. The owner shall be responsible for maintenance and examination of the main fire fighting system including power supply of the fire pump if the fire fighting system is just part of the owner’s. Wal-Mart shall be responsible for daily inspection and protection of the fire fighting facilities in the Premises. The owner shall entrust the third independent and qualified Fire Fighting Company to take charge of maintenance of the fire fighting system which also includes the leasing area of Wal-Mart, and shall provide Wal-Mart a monthly examination report issued by the third party to ensure Wal-Mart’s fire fighting system in a normal condition.

3.3  If Wal-Mart adds another fire fighting system, the owner shall be in charge of maintenance and examination of the main system of the fire fighting monitor center and assign associates to be on duty. Wal-Mart shall be responsible for maintenance and examination of the added equipment with own charges and liabilities. As for others, it shall be fulfilled according to clause two of the contract. Wal-Mart’s associates can be allowed to access to the main equipment room for monthly inspection.

3.4 The owner shall assign associates to be on duty in the fire fighting control room for the above-mentioned three situations. The owner shall pay for it.

4.      Power supply system

4.1  Transformer station: the owner shall be responsible for maintenance of the relevant equipment in the station, including HV switch cabinet, transformer, LV distribution cabinet, feeder and the related facilities. The owner shall assign associates to be on duty in the HV switch cabinet, transformer and LV distribution cabinet room. The owner shall pay for it.

4.2  Diesel generator: a) Sharing with the owner. The owner shall be responsible for maintenance of the diesel generator and ensure it is always in a safe and normal running condition. b) If it is provided for Wal-Mart only, there is one year or 1500 hours guarantee period for the diesel generator, i.e. within this period, the diesel generator shall be maintained by the owner, and Wal-Mart shall only bear the operational fees. If the generator is in a good condition beyond the guarantee period, Wal-Mart shall be responsible for its daily maintenance with own charges. If it breaks down before the service lifetime due to other reasons instead of operation, the owner shall take the full responsibility.

4.3  The owner shall ensure that the HV cables are in a safety condition without connecting to other circuits used by other users. In addition, Wal-Mart will pay the Power Bureau directly according to independent power meter.

5. Elevators

5.1  If the elevator is only for Wal-Mart’s use, the owner shall be responsible for its maintenance and annual inspection with own charges within guarantee period. And Wal-Mart shall take over daily cleaning work, operational protection and annual inspection beyond the guarantee period with own charges. The owner shall be responsible for elevators maintenance and updating under the normal running condition and professional upkeep condition. As for definitions of maintenance, please refer to appendix two for details.

5.2  If the owner and Wal-Mart share the elevators, the owner shall be responsible for maintenance, upkeep and annual inspection. The owner shall take the maintenance and operational fees.

6.  Water supply and drainage facilities

If Wal-Mart shares the water facilities with the owner or other users, the owner shall be responsible for the following:

·            Maintenance of water facilities from the general water meter to the city government’s main water pipe.

·            Maintenance and upkeep of the water supply facilities, cleaning work of living water tank and fire water tank.

If the city government directly supplies water to Wal-Mart, Wal-Mart shall be responsible for the following:

·         Maintenance of all water-supply facilities between the general water meter and the Premises with own charges.

The owner shall be responsible for maintenance and block treatment of outdoor sewage pipes and well chambers. The owner shall also be responsible for block treatment of outdoor water piping at least once a year.

7. Gas supply facilities

The owner shall be responsible for:

·            Gas supply facilities between the general gas meter and the city government’s main gas pipe, including gas pressure adjustment station and gas meter.

Wal-Mart shall be responsible for:

·            Gas facilities from the general gas meter to the Premises.

8. The owner shall be responsible for the maintenance of surrounding facilities and the ones in other public areas, and for the water and power supplies. And the owner shall provide support when Wal-Mart associate needs to inspect the facilities.

Appendix A: Requirements for overhaul of A/C units

1. Definition of overhaul

Water-cooling unit:

It must be maintained once a year. Wal-Mart shall be responsible for replacement of lubricating oil, oil filters and drying filters. The owner shall be responsible for inspection of the whole unit to ensure it is under a normal running condition and find out hidden danger and potential risks in order to save energy and prolong service lifetime. It is possible to cause potential troubles without appropriate maintenance.

Overhaul covers important overhaul and medium overhaul; it is also divided into unit overhaul and compressor overhaul. Medium overhaul refers to dismantling the compressor to check and clean internal surface without replacing any components. And important overhaul refers to replacing the seriously worn internal parts. Unit overhaul refers to maintenance can be done only after introducing the coolant out of the unit, which is also called important overhaul. Other maintenance treatments are called medium overhaul. All of these shall be the responsibility of the owner.

Pneumatic cooling piston units:

Same as the above-mentioned maintenance method. They are under the owner’s responsibility.

Medium overhaul shall be done like this: remove the compressor out of the unit, open the cover to clean the motor. Check the shaft, linkage bar and piston to find whether they are over worn, and then they can be reinstalled if no need to replace. If the parts are found to be over worn and need to be replaced, we call it important overhaul for the compressor.

2.      Definition of upkeep

Water-cooling unit

Inspection before cooling supply season

A              Preparation and Inspection

Before starting up water-cooling unit, the following items shall be inspected in order to ensure the unit operates in the safe, reliable and high efficiency status:

·            Coolant level and oil level ;

·            Oil channel, oil heater and its temperature;

·            All operational control and safety control functions

·            Further familiar with operational procedures by the operators, and reviewing the previous records.

·            Operation of the starter

·            Operation status of water system including frozen water pump, water flow switch, frozen water pump, cooling column, valves, etc.

·            Adjustment of the set value in micro-computer control center;

·            Starting up cooling water unit to check the operational status of  the entire system, recording operational parameters of the unit;

·            Analyze and solve problems occurred in the operation of cooling water unit according to the operational records.

B               Inspection in the operational season

In order to ensure the whole cooling water unit operates under a high efficiency and reliable condition, Wal-Mart shall perform regular (monthly) inspections as follows:

·            Inspection of cooling water unit and adjustment of safety control device;

·            Operation of control device;

·            Coolant level and oil level;

·            Operation of lubrication system;

·            Oil-turning system;

·            Operation of the motor and the starter;

·            Record operational parameters, analyze and confirm whether the unit is operating under the normal condition. And the owner shall be informed of unit overhaul when necessary;

·            Record and report to the owner of the spare parts needed.

C               Equipment shutdown inspection and preventive maintenance once a year (The owner’s liability)

The cooling water unit shall be shut down for inspections once a year so as to correctly evaluate the equipment status, making good preparation for the operation of the next season.

Inspect the following items of the compressor and motor units to complete preventive maintenance:

·            Record the voltage;

·            Measure and record winding insulation resistance of the motor with megger;

·            Lubrication of the open-type motor;

·            Inspect the positioning status of drive device of the open-type motor;

·            Inspection of the coupler;

·            Inspection of the operational organ and coupling organ,  lubricating the necessary parts;

·            Inspect lubrication system of the compressor as follows:

1)     Replacement of the lubricating oil, oil filter and drying filter as required;

2)     Inspection of oil pump, oil seal and  motor of the oil pump;

3)     Clean the sewage pipe;

4)     Inspection of the heater and thermostat;

5)     Inspection of all other parts of the oil system like oil cooler, filter and solenoid valve;

·            Inspect the starter of motor as follows:

1)     Carry out inspection procedure;

2)     Clean contact or suggest replacement if necessary;

3)     Inspect and tighten all the terminals;

4)     Operate the starter without loading to check its indicator;

·            Inspect the control panel as follows:

1)     Carry out inspection procedure;

2)     Inspect operational status of safe shutdown of the unit;

3)     Inspect and tighten all the terminals;

4)     Inspect indicated data precision and set value;

·            Inspect the cooler and evaporator as follows:

1)     Inspect the control of water flow switch;

2)     Analyze heat exchanging results based on the recorded parameters and give advice on water quality treatment;

3)     Remove the cover and replace the gasket if necessary;

·            The following items to be checked:

1)     Record the status of  liquid observation hole;

2)     Inspect circulation of the coolant to confirm it is in a normal condition;

·            Others

1)     Follow inspection and maintenance procedures. Repair damaged thermal insulation layer.

2)     Communication with the operators.

Reciprocating cooling water unit

Inspections in the cooling supply season

A              Preparations and Inspections

In order to ensure the whole cooling water unit operates under a high efficiency and reliable condition, Wal-Mart shall carry out regular inspections and preparations as follows:

·            Assisting in carrying out inspection of operational status of the auxiliary equipment;

·            Replacement of the lubricating oil;

·            Inspection of the heater, oil temperature and lubrication system;

·            Inspection and test of all operational and safe control devices;

·            Inspection and confirmation of the correct voltage and operation of the starter;

·            Start up the units and confirm the control and transformer;

·            Inspection and  confirmation of the correct configuration of super-cooler and super-heater;

·            Record operational conditions when the unit is in a stable status;

·            Further familiar with the operational procedure together with the operators;

·            For the pneumatic cooler, the following inspections and preparations shall be added:

1)     Remove dirty thing inside or surrounding the unit;

2)     Check whether or not the coil is blocked, suggesting to clean the coil;

3)     Inspect and tighten the electric connectors;

4)     Inspection and lubrication of the fans and the bearings;

5)     Inspect operational status of the fans and its motors after starting up;

B               Inspections in the operational season

In order to ensure the whole reciprocating cooling water unit operates under a high efficiency and reliable condition, Wal-Mart shall carry out regular inspections and preparations as follows:

·            Inspection and confirmation of the  normal operational condition and status;

·            Record operational status, analyze data and find the unreasonable factors;

·            Adjustment of operational control as required;

·            Inspection and confirmation of the oil level and proper coolant quantity;

·            Inspection of the oil temperature and heater;

·            Inspection of the starter, relay and control elements;

·            Inspection of the operational status of the pneumatic cooler fans and motor;

·            Further familiar with operational steps together with the operators, checking the users’ previous records;

C               Equipment shutdown inspection and preventive maintenance once a year (The owner’s liability)

The Reciprocating cooling water unit shall be shut down for inspection once a year so as to correctly evaluate the equipment status, making a good preparation for the operation in the next season. Please refer to the following items to be inspected and prepared for details:

·            Measure and record the winding resistance of the motor with the megger;

·            Inspect oil level of the compressor and supplement the lubricating oil as required;

·            Inspection and confirmation of the heater in its normal operation;

·            Replacement of the drying filter;

·            Tighten the contacts and the wires inside the motor terminal box;

·            Clean all the connectors and replace them as required;

·            Inspection of all the relays, operational control units, unloading devices;

·            Inspect and confirm suction and air exhausting valves of the compressor are in good conditions.

A/C system (direct-fired units)

Requirements for overhaul of A/C units

1、The owner is responsible for the regular maintenance of the direct-fired units.

2、Key inspection items of the direct-fired units’ regular maintenance are as follow:

1）Inspect and test all the devices;

2）Analyze and measure the operation;

3）Management of absorbent and coolant;

4）Management of combustion device and cleaning and dust removing in the combustion room;

5）Maintenance of vacuum pump;

6）Examination and repair of the pumps;

7) Cleaning of thermal transmission pipe inside the absorber and condenser;

3、Be responsible for timely informing the manufacturer to inspect and solve the problem when there is sudden breakdown during the operation of the direct-fired units.

Description of professional maintenance of refrigeration equipment and the concentration A/C main equipment

1.      Grade-one maintenance (within 4000 hours of operation), under the responsibility of the owner.

1.1 Remove the rust, paint internal and external surfaces of the main equipment. Fasten the screws and nuts of the main equipment. Repair insulation layer of the main equipment. Install anti-mice network.

1.2 Clean the surface of refrigeration system and internal and external electrical control cabinets as well as electrical control system of the main equipment. Test accessories and parts of the electrical control system, resistance and insulation values, sensitivity and precision of the fans and motors. Eliminate abnormal noises, peculiar smells and potential risks of the electrical control system and clean its surfaces and then fasten them.

1.3 Test the working conditions of various valves, protectors, filters and detectors of the refrigeration system to eliminate the potential risks.

1.4 Check whether there is an electricity leak and block in the refrigeration system. Test temperature of each part of the refrigeration system including the compressor. In order to eliminate the potential risks, test condensation pressure, evaporation pressure, suction pressure, air exhausting pressure, oil temperature and pressure, condensation temperature, evaporation temperature, frozen water access temperatures and difference in temperature, cooling water access temperatures and difference in temperature.

1.5 Test the precision and sensitivity of the instruments and apparatuses, and then correct and clean them.

1.6 Carry out a comprehensive adjustment and commissioning for the main equipment on its working conditions, add or retrieve the coolant reasonably according to the real situation, making the main equipment in a good working condition.

1.7 After grade-one maintenance having been done, the equipment has clean appearance and is in a good operational condition.

Grade-two maintenance (more than 4000 hours of operation) (The owner’s liability)

2.1 Dismantle various valves and filters of the cooling system for test and potential risk elimination. Change the filter or the core of the filter. Clean the oil tank and oil filter of the compressor and replace the cooler.

2.2 Remove accessories and protectors of the electrical control system for thoroughly clean, rust-removal, dust-removal and deaxidation treatment in order to eliminate potential risks. Dismantle the motor of the fan to clean the shaft and the bearing for test, lubricate the bearing to reduce the potential risks. Restore in place and test the cables and wires to find problems. Test the resistance value, insulation status and work current of the motor of the compressor.

2.3 Check whether there is an electricity leak and block in the refrigeration system. Test the temperature of each part of the refrigeration system including the compressor. Test condensation pressure, evaporation pressure, suction pressure, air exhausting pressure, oil temperature and pressure, condensation temperature, evaporation temperature, frozen water access temperatures and difference in temperature, cooling water access temperatures and difference in temperature.

2.4 Coolant shall be retrieved prior to performing maintenance, then test the pressure, check if there is an electricity leak and block in the refrigeration system. Test the vacuum, after that, the coolant shall be conveyed back to the system.

2.5 Test the precision and sensitivity of the instruments and apparatuses and then correct and clean them.

2.6 Carry out a comprehensive adjustment and commissioning for the main equipment on its working conditions, add or retrieve the coolant reasonably according to the real situation, making the main equipment in a good working condition.

2.7 After grade-two maintenance having been performed, the potential risks shall be removed and the equipment shall be in a good operational condition.

Grade-three maintenance (more than 5000 hours of operation) (The owner’s liability)

3.1 Clean internal cooler and evaporator by using chemical method or manually to remove all the stains, oil deposits, bacteria and algae. Only the Gerui brand detergents made by Nanzhou Corrosion Relieve Technology & Research Institute can be used. This kind of detergent is the unique green environmental protection type in the world applicable for heat exchangers like refrigeration equipment, concentration air conditioning system and boilers. It has many characteristics such as safety, free of corrosion and pollution, and free of poison.

3.2 Pressure test, electricity leak test, block treatment and vacuum examination shall be done for the cooler and evaporator. The coolant shall be retrieved prior to cleaning and be conveyed back after cleaning.

Special –grade maintenance (more than 6000 hours operation) (The owner’s liability)

4.1 Dismantle all accessories and parts of the compressor. Thoroughly examine its surface cleanliness and clearance precision. Clean and grind properly the internal and external oil route system of the compressor, making oil running smoothly. Clean internal wall of the compressor housing to eliminate various potential risks. Fabricate asbestos rubber gaskets for restoring in place.

4.2 Test the operational pressure of the compressor, check the electricity leak and test its vacuum.

4.3 Carry out internal cleaning and oil change of the compressor without dismantling. It is proved that 80% cleanliness can be achieved after cleaning. The trouble occurrence ratio of the compressor can be greatly reduced. Furthermore, its service lifetime can be prolonged for another 3-5 years. The coolant shall be retrieved prior to cleaning, and the compressor shall also be moved to the job spot.

4.4 Check whether there is an electricity leak and block in the refrigeration system. Test the temperature of each part of the refrigeration system including the compressor. Test condensation pressure, evaporation pressure, suction pressure, air exhausting pressure, oil temperature and pressure, condensation temperature, evaporation temperature, frozen water access temperatures and difference in temperature, cooling water access temperatures and difference in temperature.

4.5 Carry out a complete adjustment and commissioning on the working conditions for the main equipment, add or retrieve the coolant reasonably according to the real situation, making the main equipment in a good working condition.

4.6 After special-grade maintenance having been done, the potential risks can be eliminated for the compressor and refrigeration system, which ensures the equipment to be in a safe operational condition, greatly decreasing the trouble occurrence ratio of the equipment and prolonging the equipment’s service lifetime. Certainly, a utilization rate of equipment will be improved accordingly.

Appendix B: Definitions of maintenance of elevators

Upkeep: It refers to all necessary and regular works as schedule such as inspection of lubrication condition, cleaning, adjustment and replacement of damaged parts in order to ensure normal and safe operation of the elevators after it is handed over for use.

Maintenance: It refers to maintenance services that the supplier provides for the products relating to elevators based on the signed contract or agreement by both parties according to the requirement of the user. For instant: alternation of rated speed and load, modification of quality of the elevator cars, replacement of parts like drive units, control system of the elevator cars and guide rail, etc.

Modification: It refers to complete or partial modification and improvement of the elevators’ function, performance, reliability and safety.

Breakdown of items to be maintained and modified