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HomeMy WebLinkAboutResolution - 2010-R0476 - Service Agreement - Trane U.S. Inc. - 09/27/2010Resolution No. 2010—RO476 September 27, 2010 Item No. 5.27 RESOLUTION BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF LUBBOCK: THAT the Mayor of the City of Lubbock is hereby authorized and directed to execute for and on behalf of the City of Lubbock, a Service Agreement by and between the City of Lubbock and Trane U.S. Inc. of Lubbock, Texas, and related documents. Said Service Agreement is attached hereto and incorporated in this resolution as if fully set forth herein and shall be included in the minutes of the City Council. Passed by the City Council on September 27, 2010 TOM MARTIN, MAYOR ATTEST. City APPROVED AS TO CONTENT: (r .I Vomis. Director of Aviation APPROVED AS TO FORM: Chad Weaver, Assistant City Attorney vw.ccdocs RES.Agreement-Trane U.S. Inc. September 14, 2010 BuIALfPng Services Resolution No. 2010-RO476 Alt iI ►vE mw outtmm woRK BETTER FOR LIFE - TRE' Building Services TRANE SELECT SERVICE AGREEMENT Executive Summary Thank you for choosing Trane Building Services as your HVAC support partner. We are committed to working with you to help you ensure your building serves the needs of your organization. The details of that commitment are in the following pages. A Trane Select Service Agreement will provide planned maintenance and repair for your HVAC systems as specified in the scope of the Agreement. The Agreement assures that factory recommended services are executed on scheduled intervals, while also allowing you to accurately budget repairs to maintain peak performance. With repairs included in your annual planned maintenance, the Agreement should help you minimize unplanned down time and unexpected expense. Beyond the benefits of a typical service plan, a Trane Select Service Agreement can deliver enhanced value through an optional Performance Package. Trane is continuously collecting data from your HVAC system that can be streamed into a report to provide insight into the overall system performance of your building. Based on a professional analysis of the report's findings, we can demonstrate opportunities for improvement, and recommend actions to help you achieve performance objectives for energy usage, operational efficiency, environmental impact, air quality and more. Additionally, as a Trane customer you can count on: 0 Priority Response — as a Trane Service Agreement customer you will have service priority, above time and materials customers. 0 Advanced Diagnostics — Trane proprietary applications and technologies equip technicians to analyze system performance and make actionable service recommendations. 0 Trane OEM Service Delivery — ensures the right services are completely and consistently performed to keep your equipment running efficiently and reliably. 0 Dedicated Trane Service Team — a local service team consisting of a Service Coordinator, one or more Service Technicians and an Account Manager, all of whom will be familiar with your service requirements, your HVAC equipment and your facility. WE VALUE THE CONFIDENCE YOU HAVE PLACED IN TRANE AND LOOK FORWARD TO WORKING WITH YOU. r & WE MAKE BUILDINGS WORK BETTER FOR LIFE' TRANE SELECT SERVICE AGREEMENT Added Value Proper maintenance can save an estimated 12-18%* of your budget compared to a run -to -fail approach. A Service Agreement is structured to help you capture those savings. Research has shown that regular maintenance can: Cut unexpected breakdowns by ....... .............................. Reducedowntime by .....,.........< ...................................... Lower equipment repairs and maintenance costs by ...,.. Reduce energy consumption by ........................... I ........ .. • Swrra FFh4P p8M Guida-Jury 2004. In addition to financial value, when you partner with Trane you can expect: Dependability and Consistency Assigned Service Team - Your service team will consist of our professional Service Coordinator, Service Technicians, and Account Manager with extensive HVAC experience. Our technicians have a thorough understanding of controls, heating, refrigeration, and airside systems. Priority Response - Lubbock City Of will receive preferred service status. Priority Emergency Response is available on a 24 -hour -per -day basis. Automated Scheduling System -Trane utilizes a computerized scheduling program to ensure that all services included in the agreement are performed. ® Superior Service Delivery Trane's OEM Service Delivery Process ensures consistent quality through: • Uniform service delivery • Pre job parts planning • Documented work procedures • Efficient and economical delivery of services • Emphasis on Safety & Environments hm.Arkw WE MAKESUILOINGS WORK BETTER FOR LIFE.'" TR4NN; Building Services Superior Service Delivery (continued) Service Work Flow - Trane's industry exclusive service flow process includes detailed procedures that identify steps for: safety, parts, materials, tools, and sequence for execution. Trane's procedures also include steps for safety, quality control, work validation, and environmental compliance. This process assures a complete service event. No critical steps are skipped or lost. Systems serviced in this way offer a higher degree of reliability and operational longevity. Trane's exclusive service procedures deliver superior service and most reliable outcomes at the most cost-effective price. Where applicable, Trane's exclusive service process meets or exceeds ASHRAE 180-2008 Standard Practice for Inspection and Maintenance of Commercial Building HVAC Systems. Trane's proprietary program is unequalled in the industry. Knowledge Transfer Documentation - Work performed on your equipment will be documented by the technician and reviewed with you at the completion of each visit. Operational System Optimization - Trane Technicians will review operating sequences and practices for the equipment covered by the agreement and advise you of operational improvement opportunities. 0 Health and Safety Safety Management Program - Trane Building Services employs several full time Occupational Safety and Health Administration (OSHA) 30 -hr certified safety managers who are available to perform safety consultations related to the service performed at your site. Our Safety Management Program includes monthly safety training for all Trane Building Services field personnel, field supervisor jobsite audits, technician job safety analyses, and other key risk assessments and control strategies. Personal Safety - Trane service technicians are, at a minimum, OSHA 10 -hr certified, or equivalent with yearly retraining on all key occupational safety and health topics. Most of our technicians have participated in "Smith Safe" driver training and are Department of Transportation (DOT) Hazmat certified. They are provided with up to date personal protective equipment (PPE), training on its use and limitations, and FR protective apparel. Trane maintains an industry leading position in National Fire Protection Agency (NFPA) 70E Electrical Safety, technician ergonomics and fall protection programs. Drug -Free Workplace - Trane service maintains a Drug -Free Workplace, with a robust drug and alcohol testing program. G r d. s R' WE MAKE BUILDINGS WORK BETTER FOR LIFE.- T A E4 Building Services - Environmental Management Refrigerant Policy - Trane Building Services practices and procedures are compliant with all Federal and State laws and regulations concerning the proper handling, storage, and repair of leaks of ozone-depleting refrigerants and their substitutes according to Environmental Protection Agency regulation 40 CFR Part 82. Trane service technicians are Universal -certified and use only certified recovery equipment. Refrigerant Management Program - Trane Building Services maintains and uses Trane Refrigerant Management Software (RMS) to capture, manage and report Refrigerant Activity. The Refrigerant Activity Report Form is used by the technician to record all refrigerant activity that has occurred on each piece of equipment. The form data is entered into RMS after it is submitted to and checked by central office personnel. Annually, Trane prints a report from RMS of all Refrigerant activity that has occurred at each site. The report details all refrigerant activity performed by Trane Building Services Technicians for each piece of equipment, and can be used to satisfy reporting requirements. Oil Disposal - Trane Building Services removes used oil from your refrigeration units and disposes of it in accordance with applicable environmental regulations. Trane has a national contract with a leading provider of used oil services to recycle used oil where allowed and properly dispose of used oil which does not meet recycling requirements (in states where used oil is a hazardous waste, Trane will remove used oil from refrigeration units for the customer to arrange disposal). WE MAKE BUILDINGS WORK BEITER FOR LIFE.- Lubbock International Airport Opportunity ID: 982469 Resolution No. 2010—RO476 ■ AM ` Building servk" CUSTOMER NAME: Lubbock Preston Smith Airport 5401 N. Martin Luther King Blvd. Lubbock, Texas 79403 U.S.A. Steve Nicholson SITE ADDRESS: Lubbock International Airport 5401 N. Martin Luther King Boulevard Lubbock, Texas 79403 U.S.A. LOCAL TRANE OFFICE ADDRESS: Trane U.S. Inc. 717 E. 40th St. Lubbock, Texas 79404 AGREEMENT NUMBER: 982469 TCPN #4669 DATE: April 28, 2010 r { -1 EVEMAXEBODINGSWORK SETMFOR LIFE - 02010 Trane All riel:ts reserved Paae 1 of 1 Select Service Agreement Lubbock International Airport Opportunity ID: 982469 Building Services TRANE SELECT SERVICE AGREEMENT Scope of Services — Standard Inclusions Provided in your Select Service Agreement: Trane Scheduled Maintenance Scheduled number of specific service events and associated labor performed during Trane normal business hours as outlined in the Equipment Coverage and Services section of this Agreement. Basic materials and supplies determined necessary by the Trane Technician for the normal performance of Scheduled Maintenance are covered by the annual fee and include grease, oil, cleaning solvents, and wiping cloths. Refrigerant Management This scope includes: • Refrigerant Replacement at 100% of Charge per unit per year • Trane Technicians will capture and track all refrigerant activity performed by Trane for each piece of Covered Equipment • Refrigerant Usage Reports can be generated annually Trane Laboratory Analysis The Trane Chemical Laboratory performs routine analysis and trending of oil, absorption solutions, and refrigerants as required. Equipped with this knowledge and Trane's extensive experience we can identify and head off potential system failures more definitively than service providers who depend on third party testing laboratories. c Specified System Repair Coverage Covers the cost of all required repairs to maintainable components on the systems specified during Trane normal business hours. Non-specified equipment repairs will be invoiced separately on a time and materials basis. Overtime repair labor for emergency failures (outside of Trane regular business hours) will be invoiced separately on a time and material basis. 02010 Trane All riel:ts reserved Page 2 of 2 Select Service Agreement Lubbock International Airport Opportunity ID: 982469 TJNNE; Building Services TRANE SELECT SERVICE AGREEMENT Equipment Coverage and Services The followina "Covered Eauioment" will be serviced: Equipment Manufacturer Model Number Serial Number Centrifugal Chiller Trane CVHE032FAl DO3BL2404L1 L91 B01241 E4J2COOOOOOOPAOCOE Centrifugal Chiller Trane CVHE032FA1YO3UL2454L1 L94J09303 E4J 1 COOOOOOOQA0000 Centrifugal Chiller Trane CVHE032FAQ2LC2451 DEZ L88F02743 A11 DEZA0000000062WOA2 ©2010 Trane All rityhts reserved Pape 3 of 3 Select Service Agreement Lubbock International Airport Opportunity ID: 982469 TJHKE Building Services TRANE SELECT SERVICE AGREEMENT Controls Maintenance Schedule The following "Covered Equipment" will be serviced: Equipment / System Qty Physical Review / Year Electronic Review / Year Trane Summit BASS stem 1 1 1 02010 Trane All riehts reserved Paae 4 of 4 Select Service Agreement Lubbock International Airport Opportunity ID: 982469 ti,• TRANE SELECT SERVICE AGREEMENT Pricing and Acceptance Steve Nicholson Site Address: Deputy Director Lubbock International Airport Lubbock Preston Smith Airport 5401 N. Martin Luther King Boulevard 5401 N. Martin Luther King Blvd. Lubbock, Texas 79403 U.S.A. Lubbock, Texas 79403 U.S.A. Trane Service Agreement This Service Agreement consists of the pages beginning with the title page entitled "The Agreement," the consecutively numbered pages immediately following such title page, and includes and ends with the Trane Terms and Conditions (Service) (collectively, the "Service Agreement" or "Agreement"). Trane agrees to inspect and maintain the Covered Equipment according to the terms of this Service Agreement, including the "Terms and Conditions," and "Scope of Services" sections. Trane agrees to give preferential service to Customer over non -contract customers. Service Fee As the fee(s) (the "Service Fee(s)") for the inspection and maintenance services described in the Scope of Services section with respect to the Covered Equipment, Customer agrees to pay to Trane the following amounts, plus applicable tax, as and when due. Contract Year Annual Amount USD Payment USD Payment Term Year 1 $24,720.00 $2,060.00 Month Year 2 $24,720.00 $2,060.00 Month Year 3 $24,720.00 $2,060.00 Month Year 4 $24,720.00 $2,060.00 Month Year 5 $24,720.00 $2,060.00 Month the Service Fee is subject to adjustment as provided herein. Term The initial term of this Service Agreement is 5 years, beginning 10/1/2010. However, Trane's obligation under this Agreement will not begin until authorized representatives of Trane and Customer have both signed this Agreement in the spaces provided below. Following expiration of the initial term on 9/30/2015, this Agreement shall renew automatically for successive periods of 1 year until terminated as provided herein. This Agreement is subject to Customer's acceptance of the attached Trane Terms and Conditions. CITY OF LUBBOCK �v3 Tom. artin, Mayor T: Rebecca Gbrza, City Al?"! V D AS T ,7 �o r James Loomis, Director of APPRO� TO F M: Assistant City Attorney SUBMITTED BY: Charlie Beaty Proposal Date: April 28, 2010 TCPN #4669 TRANE ACCEPTANCE Trane U.S. Inc. 1�1, �.,J C", �, ,S Author zed Representa ve T�� Q� (02010 Trane All riehts reserved Paae 5 of 5 Select Service Aareement Lubbock International Airport Opportunity ID: 982469 "Company" shall mean Trane U.S. Inc.. TiNNE': Building Services TRANE SELECT SERVICE AGREEMENT Terms and Conditions 1. Acceptance. These terms and conditions are an Integral part of Company's offer and form the basis of any agreement (the "Agreement") resulting from Company's proposal (the "Proposal") for the services (the "Services") on equipment listed in the Proposal (the "Covered Equipment"). The Proposal is subject to acceptance in writing by the party to whom this offer is made or an authorized agent ("Customer") delivered to Company within 30 days from the date of the Proposal. If Customer's order is an acceptance of the Proposal, without the addition of any other terms and conditions of sale or any other modification, this document shall be treated solely as an acknowledgment of such order. If Customer's order is expressly conditioned upon the Company's acceptance or assent to terms and/or conditions other than those expressed herein, return of such order by Company with these terms and conditions attached or referenced serves as Company's notice of objection to Customer's terms and as Company's counter-offer to provide Services in accordance with scope and terms and conditions of the original Proposal. if Customer does not reject or object in writing to Company within 10 days, the Company's counter-offer will be deemed accepted. Customer's acceptance of goods and/or Services by Company will in any event constitute an acceptance by Customer of these terms and conditions. This Agreement is subject to credit approval by Company. Upon disapproval of credit, Company may delay or suspend performance or, at its option, renegotiate prices and/or terms and conditions with Customer. If Company and Customer are unable to agree on such revisions, this Agreement shall be cancelled without any liability, other than Customer's obligation to pay for Services rendered by Company to the date of cancellation. 2. Service Fees and Taxes. Fees for the Services (the "Service Fee(s)") shall be as set forth in the Proposal. Except as otherwise provided in the Proposal, the Service Fee Is based on performance during regular business hours. Fees for Services performed outside Company's normal business hours shall be billed separately according to then prevailing overtime or emergency labor/labour rates. In addition to the stated Service Fee, Customer shall pay all taxes not legally required to be paid by Company or, aitematively, shall provide Company with an acceptable tax exemption certificate. 3. Term, Renewal, and Cancellation. The "Term" of this Agreement shall be as stated in the Proposal. Thereafter, unless earlier terminated, this Agreement shall be automatically renewed for succeeding 12 month terms (each a "Renewal Term"), subject to the Renewal Pricing Adjustment section herein, upon Company's delivery to Customer of a service renewal letter at least 45 days in advance of the scheduled expiration date and Customer's failure to notify Company in writing no later than 30 days prior to the scheduled expiration date that the Agreement shall not be renewed. This Agreement may be cancelled upon the written notice of either party to the other (for any reason or no reason) no later than 30 days prior to the scheduled expiration date; provided, however, that, in the event of a canceiiation by Customer, Customer shall pay to Company the balance of the Service Fee applicable to the then current 12 month period of the Term or the Renewal Term. 4. Renewal Pricing Adjustment. The Service Fee for an impending Renewal Term shall be the current Service Fee (defined as the Service Fee for the Initial Term or Renewal Term Immediately preceding the Impending Renewal Term) adjusted by the following: (a) Increase and/or decrease for additions and/or deletions to Scope of Services; (b) 25% of the Current Service Fee shall be adjusted based upon the calendar year change in the (I) U.S. Bureau of Labor Statistics Producer Price Index for selected commodity groupings (Metals and Metal Products) for Services performed in the United States; or (ii) Statistics Canada Industrial Producer Price Index, Goods (Raw Material Price Indexes) for Services performed in Canada; (c) 65% of the Current Service Fee shall be adjusted based upon the change to cost of labor/labour, and (d)10% of the Service Fee shall be adjusted based upon changes to Company services overhead costs, which Include but are not limited to the cost of fuel, truck leasing, and office -related overhead factors. The Service Fee for an impending Renewal Term shall be set forth in the service renewal letter furnished to Customer. 5. Payment. Payment is due upon receipt of Company's Invoice. The Service Fee shall be paid no less frequently than quarterly and in advance of performance of the Services. Company reserves the right to add to any account outstanding for more than 30 days a service charge equal to the lesser of the maximum allowable legal interest rate or 1.5% of the principal amount due at the end of each month. Without liability to Customer, Company may discontinue Services whenever payment is overdue. Customer shall pay all costs (including attorneys' fees) incurred by Company in attempting to coiiect amounts due or otherwise enforcing these terms and conditions. 6. Customer Breach. Each of the following events or conditions shall constitute a breach by Customer and shall give Company the right, without an election of remedies, to terminate this Agreement or suspend performance by delivery of written notice declaring termination, upon which event Customer shall be liable to the Company for all Services furnished to date and all damages sustained by Company (Including lost profit and overhead): (1) Any failure by Customer to pay amounts when; or (2) any general assignment by Customer for the benefit of its creditors, or if Customer becomes bankrupt or Insolvent or takes the benefit of any statute for bankrupt or insolvent debtors, or makes or proposes to make any proposal or arrangement with creditors, or if any steps are taken for the winding up or other termination of Customer or the liquidation of Its assets, or if a trustee, receiver, or similar person is appointed over any of the assets or Interests of Customer, (3) Any representation or warranty furnished by Customer In connection with this Agreement is false or misleading in any material respect when made; or (4) Any failure by Customer to perform or comply with any material provision of this Agreement. 7. Performance. Company shall perform the Services in accordance with industry standards generally applicable in the area under similar circumstances as of the time Company performs the Services. Company may refuse to perform any Services or work where working conditions could endanger property or put at risk the safety of people. Unless otherwise agreed to by Customer and Company, at Customer's expense and before the Services begin, Customer will provide any necessary access platforms, catwalks to safely perform the Services in compliance with OSHA or state industrial safety regulations. This Agreement presupposes that all major pieces of Covered Equipment are in proper operating condition as of the date hereof. Services furnished are premised on the Covered Equipment being in a maintainable condition. in no event shall Company have any obligation to replace Covered Equipment that is no longer maintainable. During the first 30 days of this Agreement, or upon initial Inspection, and/or upon seasonal start-up (if included in the Services), if an Inspection by Company of Covered Equipment indicates repairs or replacement is required, Company will provide a written quotation for such repairs or replacement. if Customer does not authorize such repairs or replacement, Company may remove the unacceptable equipment from the Covered Equipment and adjust the Service Fee accordingly. During the Term or a Renewal Term, Company may elect to instail/attach to Customer equipment or provide portable devices (hardware and/or software) for execution of control or diagnostic procedures. Such devices shall remain the personal proprietary property of Company and in no event shall become a fixture of Customer locations. Customer shall not acquire any Interest, title or equity in any hardware, software, processes, and other intellectual or proprietary rights to devices used in connection with the Services on Customer equipment. Company reserves the right to remove such devices at its discretion. 8. Customer Obligations. Customer shall: (a) Provide Company reasonable and safe access to the Covered Equipment; (b) Follow manufacturer recommendations concerning teardown and internal Inspection, major overhaul, restoration or refurbishing of the Covered Equipment; unless expressly stated in the Scope of Services statement, Company is not performing any manufacturer recommended teardown and internal inspection, major overhaul, restoration or refurbishing of the Covered Equipment; Company shall not be responsible to perform any subsequent repairs to the Covered Equipment necessitated by 02010 Trane All riehts reserved Paqe 6 of 6 Select Service Aareement Lubbock International Airport Opportunity ID: 982469 �r r , Building Service Customer's failure to follow such manufacturer recommendations; (c) Reimburse Company for services, repairs, and/or replacements performed by Company as set forth in this Agreement, beyond the Services or otherwise excluded hereunder. Such reimbursement shall be at the then prevailing applicable regular, overtime, or holiday rates for iabodiabour and prices for materials and may at Company's option be subject to a separate written agreement prior to Its undertaking such work; and (d) Where applicable, unless water treatment is expressly included in the Services, provide professional cooling tower water treatment in accordance with any reasonable recommendations provided by Company. 9. Exclusions. Unless expressly included in the Covered Equipment or this Agreement, the Services do not Include, and Company shall not be liable for, any of the following: (a) Any guarantee of room conditions or system performance; (b) Inspection, maintenance, repair, replacement of or services for. chiliad water and condenser water pumps and piping; electrical disconnect switches or circuit breakers; motor starting equipment that is not factory mounted and Interconnecting power wiring; recording or portable instruments, gauges or thermometers; non-moving parts or non-maintainabie parts of the system, including, but not limited to, storage tanks; pressure vessels, shells, coils, tubes, housings, castings, casings, drain pans, panels, duct work; piping: hydraulic, hydronic, pneumatic, gas, or refrigerant; insulation; pipe covering; refractory material; fuses, unit cabinets; electrical wiring; ductwork or conduit; electrical distribution system; hydronic structural supports and similar items; the appearance of decorative casing or cabinets; damage sustained by other equipment or systems; and/or any failure, misadjustment or design deficiencies in other equipment or systems; (c) Damage, repairs or replacement of parts made necessary as a result of electrical power failure, low voltage, burned out main or branch fuses, low water pressure, vandalism, misuse or abuse, water damage, Improper operation, unauthorized alteration of Covered Equipment, accident, acts or omissions of Customer or others, damage due to freezing weather, calamity, malicious act, or any Event of Force Majeure; (d) Any damage or malfunction resulting from vibration, electrolytic action, freezing, contamination, corrosion, erosion, or caused by scale or sludge on internal tubes except where water treatment protection services are provided by Company as part of this Agreement; (e) Furnishing any items of equipment, material, or iabor/labour, or performing special tests recommended or required by insurance companies or federal, state, or local governments; (f) Failure or Inadequacy of any structure or foundation supporting or surrounding the Covered Equipment or any portion thereof; (g) Building access or alterations that might be necessary to repair or replace Customer's existing equipment; (h) The normal function of starting and stopping the Covered Equipment or the opening and closing of valves, dampers or regulators normally installed to protect the Covered Equipment against damage; (1) Valves that are not factory mounted: balance, stop, control, and other valves external to the device unless specifically included in the Agreement; (j) Any responsibility for design or redesign of the system or the Covered Equipment, obsolescence, safety tests, or removal or reinstallation of valve bodies and dampers; (k) Any services, claims, or damages arising out of Customer's failure to comply with its obligations under this Agreement; (1) Failure of Customer to follow manufacturer recommendations concerning overhaul and refurbishing of the Covered Equipment; (m) Any claims, damages, losses, or expenses, arising from or related to conditions that existed in, on, or upon the premises before the effective date of this Agreement ("Pre -Existing Conditions"), including, without limitation, damages, losses, or expenses involving pre-existing building envelope issues, mechanical issues, plumbing issues, and/or indoor air quality issues involving moid/mould and/or fungi; (n) Replacement of refrigerant is excluded, unless replacement of refrigerant is expressly stated as included within the Services, in which case replacement shall in no event exceed the stated percentage of rated system charge per year expressly stated in the Services. Customer shall be responsible for the cost of any additional replacement refrigerant; (o) Operation of any equipment; and (p) Any claims, damages, losses, or expenses, arising from or related to work done by or services provided by individuals or entities that are not employed by or hired by Company. 10. Warranty. Company warrants that: (a) the material manufactured by Company and furnished hereunder is free from defects in material and manufacture for a period of 12 months from the earlier of the date of equipment start-up or replacement; and (b) the iabor/labour portion of the Services is warranted to have been properly performed for a period of 90 days from date of completion (the "Warranty"). Company obligations of equipment start-up, If any are stated In the Proposal, are coterminous with the Warranty period. Defects must be reported to Company within the Warranty period. Company's obligation under the Warranty is limited to repairing or replacing the defective part at its option and to correcting any improperly performed labor/labour. No liability whatsoever shall attach to Company until the Services have been paid for in full. Exclusions from this Warranty include damage or failure arising from: wear and tear, corrosion, erosion, deterioration; Customer's failure to follow the Company -provided maintenance plan; and modifications made by others to Company's equipment. Company shall not be obligated to pay for the cost of lost refrigerant or lost product. Additional terms and conditions of warranty coverage are applicable for refrigeration equipment. Notwithstanding the foregoing, all warranties provided herein terminate upon termination or cancellation of this Agreement. Equipment, material and/or parts that are not manufactured by Company are not warranted by Company and have such warranties as may be extended by the respective manufacturer. THE WARRANTY AND LIABILITY SET FORTH IN THIS AGREEMENT ARE IN LIEU OF ALL OTHER WARRANTIES AND LIABILITIES, WHETHER IN CONTRACT OR IN NEGLIGENCE, EXPRESS OR IMPLIED, IN LAW OR IN FACT, INCLUDING IMPLIED WARRANTIES OF MERCHANTABILITY AND FITNESS FOR A PARTICULAR PURPOSE AND/OR OTHERS ARISING FROM COURSE OF DEALING OR TRADE. UNLESS EXPRESSLY WARRANTED IN WRITING FOR CERTAIN HUSSMANN BRANDED EQUIPMENT, COMPANY MAKES NO REPRESENTATION OR WARRANTY EXPRESS OR IMPLIED REGARDING PREVENTION BY THE SCOPE OF SERVICES, OR ANY COMPONENT THEREOF, OF MOLD/MOULD, FUNGUS, BACTERIA, MICROBIAL GROWTH, OR ANY OTHER CONTAMINATES. COMPANY SPECIFICALLY DISCLAIMS ANY LIABILITY IF THE SCOPE OF SERVICES OR ANY COMPONENT THEREOF IS USED TO PREVENT OR INHIBIT THE GROWTH OF SUCH MATERIALS. 11. Indemnity. Company and Customer shall Indemnify, defend and hold harmiess each other from any and ail claims, actions, costs, expenses, damages and liabilities, including reasonable attorneys' fees, resulting from death or bodily injury or damage to real or personal property, to the extent caused by the negligence or misconduct of the indemnifying party, and/or its respective employees or other authorized agents in connection with their activities within the scope of this Agreement. Neither party shall indemnify the other against claims, damages, expenses, or liabilities to the extent attributable to the acts or omissions of the other party. if the parties are both at fault, the obligation to indemnify shall be proportional to their relative fault. The duty to indemnify will continue in full force and effect, notwithstanding the expiration or early termination hereof, with respect to any claims based on facts or conditions that occurred prior to expiration or termination. 12. Limitation of Liability. NOTWITHSTANDING ANYTHING TO THE CONTRARY, NEITHER PARTY SHALL BE LIABLE FOR SPECIAL, INCIDENTAL, OR CONSEQUENTIAL DAMAGES OF ANY NATURE (INCLUDING WITHOUT LIMITATION REFRIGERANT LOSS, PRODUCT LOSS, LOST REVENUE OR PROFITS), OR PUNITIVE DAMAGES WHETHER CLAIMED UNDER CONTRACT, WARRANTY, NEGLIGENCE, STRICT LIABILITY OR ANY OTHER LEGAL THEORY OR FACTS. Should Company nevertheless be found liable for any damages they shall be limited to the purchase price of the Services for one location over a 12 month term. IN NO EVENT SHALL COMPANY BE LIABLE FOR ANY DAMAGES (WHETHER DIRECT OR INDIRECT) RESULTING FROM MOLD/MOULD, FUNGUS, BACTERIA, MICROBIAL GROWTH, OR OTHER CONTAMINATES OR AIRBORNE BIOLOGICAL AGENTS. 13. Asbestos and Hazardous Materials. The Services expressly exclude any identification, abatement, cleanup, control, disposal, removal or other work connected with asbestos polychiorinated biphenyl ("PCB"), or other hazardous materials (collectively, "Hazardous Materials"). Customer warrants and represents that, except as set forth in a writing signed by Company, there are no Hazardous Materials on the Premises that will in any way affect Company's Services and Customer has disclosed to Company the existence and location of any Hazardous Materials in all areas within which Company will be performing the Services. Should Company become aware of or suspect the presence of Hazardous Materials, Company may immediately stop work in the affected area and shall notify Customer. Customer will be responsible for taking any and all action necessary to correct the condition in accordance with all applicable laws and regulations. Customer shall be exclusively responsible for and shall indemnify and hold harmiess Company (including its employees, agents and subcontractors) from and ©2010 Trane All riehts reserved Paae 7 of 7 Select Service Agreement Lubbock Intemational Airport Opportunity ID: 982469 TJMME9 Building Services against any loss, claim, liability, fees, penalties, injury (including death) or liability of any nature, and the payment thereof, arising out of or relating to any Hazardous Materials on or about the premises, not brought onto the premises by Company. Company shall be required to resume performance of the Services only in the absence of Hazardous Materials or when the affected area has been rendered harmless. in no event shall Company be obligated to transport or handle Hazardous Materials, provide any notices to any governmental agency, or examine the premises site for the presence of Hazardous Materials. 14. Insurance. Company agrees to maintain the following insurance during the term of this Agreement with limits not less than shown below and will, upon request from Customer, provide a Certificate of evidencing the following coverage: Commercial General Liability $2,000,000 per occurrence Automobile Liability $2,000,000 CSL Workers Compensation Statutory Limits If Customer has requested to be named as an additional insured under Company's Insurance policy, Company will do so subject to Company's manuscript additional insured endorsement. In no event does Company waive right of subrogation. 15. Force Majeure. Company's duty to perform under this Agreement is contingent upon the non-occurrence of an Event of Force Majeure. If Company shall be unable to carry out any material obligation under this Agreement due to an Event of Force Majeure, this Agreement shall at Company's election (i) remain in effect but Company's obligations shall be suspended until the uncontrollable event terminates or (ii) be terminated upon 10 days notice to Customer, in which event Customer shall pay Company for all parts of the Services furnished to the date of termination. An "Event of Force Majeure" shall mean any cause or event beyond the control of Company. Without limiting the foregoing, "Event of Force Majeure" includes: acts of God; acts of terrorism, war or the public enemy; flood; earthquake; lightning; tomado; storm; fire; civil disobedience; pandemlc; insurrections; riots; labor/labour disputes; labor/labour or material shortages from the usual sources of supply; sabotage; restraint by court order or public authority (whether valid or invalid), and action or non -action by or inability to obtain or keep in force the necessary governmental authorizations, permits, licenses, certificates or approvals if not caused by Company; and the requirements of any applicable government in any manner that diverts either the material or the finished product to the direct or indirect benefit of the government. 16. Services Other Than Solely Scheduled Service. If Company's services hereunder are not limited solely to Scheduled Service, the following provisions shall also apply: (a) Required restoration shall be performed by Customer at its cost prior to Company being obligated to perform hereunder, (b) any changes, adjustments, service or repairs made to the Equipment by any party other than Company, unless approved by Company in writing, may, at Company's option, terminate Company's obligation to render further service to the Equipment so affected; in such case no refund of any portion of the Service Fee shall be made; and (c) Customer shall (i) promptly notify Company of any unusual performance of Equipment; (ii) permit only Company personnel to repair or adjust Equipment and/or controls during the Term or a Renewal Term; and (iii) utilize qualified personnel to properly operate the Equipment In accordance with the applicable operating manuals and recommended procedures. 17. General. Except as provided below, to the maximum extent provided by law, this Agreement is made and shall be interpreted and enforced in accordance with the laws of the state or province in which the Services are performed. Any dispute arising under or relating to this Agreement that is not disposed of by agreement shall be decided by litigation in a court of competent jurisdiction located in the state or province in which the Services are performed. To the extent the premises are owned and/or operated by any agency of the Federal Government, determination of any substantive issue of law shall be according to the Federal common law of Government contracts as enunciated and applied by Federal judicial bodies and boards of contract appeals of the Federal Government. This Agreement contains all of the agreements, representations and understandings of the parties and supersedes all previous understandings, commitments or agreements, oral or written, related to the subject matter hereof. Except as provided for Service Fee adjustments, this Agreement may not be amended, modified or terminated except by a writing signed by the parties hereto. No documents shall be incorporated herein by reference except to the extent Company is a signatory thereon. If any term or condition of this Agreement is invalid, illegal or incapable of being enforced by any rule of law, all other terms and conditions of this Agreement will nevertheless remain In full force and effect as long as the economic or legal substance of the transaction contemplated hereby is not affected in a manner adverse to any party hereto. Customer may not assign, transfer, or convey this Agreement, or any part hereof, without the written consent of Company. Subject to the foregoing, this Agreement shall bind and inure to the benefit of the parties hereto and their permitted successors and assigns. This Agreement may be executed in several counterparts, each of which when executed shall be deemed to be an original, but all together shall constitute but one and the same Agreement. A fully executed facsimile copy hereof or the several counterparts shall suffice as an original. 18. Equal Employment Opportunity/Affirmative Action Clause. Company is a federal contractor that compiles fully with Executive Order 11246, as amended, and the applicable regulations contained in 41 C.F.R. Parts 60-1 through 60-60, 29 U.S.C. Section 793 and the applicable regulations contained in 41 C.F.R. Part 60-741; and 38 U.S.C. Section 4212 and the applicable regulations contained in 41 C.F.R. Part 60-250 in the United States and with Canadian Charter of Rights and Freedoms Schedule B to the Canada Act 1982 (U.K.)1982, c. 11 and applicable Provincial Human Rights Codes and employment law in Canada. 19. U.S. Government Services. The following provision applies only to direct sales by Company to the US Government. The Parties acknowledge that all items or services ordered and delivered under this Agreement are Commercial items as defined under Part 12 of the Federal Acquisition Regulation (FAR). In particular, Company agrees to be bound only by those Federal contracting clauses that apply to "commercial" suppliers and that are contained in FAR 52.212- 5(e)(1). Company complies with 52.219-8 or 52.219-9 in its service and installation contracting business. The following provision applies only to Indirect sales by Company to the US Government. As a Commercial item Subcontractor, Company accepts only the following mandatory flow down provisions: 52.219-8; 52.222-26; 52.222-35; 52.222-36; 52.222-39; 52.247-64. if the Services are in connection with a U.S. Government contract, Customer certifies that it has provided and will provide current, accurate, and complete information, representations and certifications to all government officials, Including but not limited to the contracting officer and officials of the Small Business Administration, on all matters related to the prime contract, including but not limited to all aspects of its ownership, eligibility, and performance. Anything herein notwithstanding, Company will have no obligations to Customer unless and until Customer provides Company with a true, correct and complete executed copy of the prime contract. Upon request, Customer will provide copies to Company of all requested written communications with any government official related to the prime contract prior to or concurrent with the execution thereof, including but not limited to any communications related to Customer's ownership, eligibility or performance of the prime contract. Customer will obtain written authorization and approval from Company prior to providing any government official any information about Company's performance of the Services that are the subject of the Proposal or this Agreement, other than the Proposal or this Agreement. 1-26.130-7 (0110) Supersedes 1-26.130-7 (0909) End of the Agreement 02010 Trane All riehts reserved Paw 8 of 8 Select Service Aoreement Su1Yd/ng Services Resolution No. 2010-R0476 WE MAKE RUILMNSS WORKGETTER FOR Lif�� Safety i -m - rAWE? Budding Services Trane's Safety Standard Trane is committed to providing a safe work environment for all employees and to preventing accidents in its business operations. To accomplish our objectives Trane has instituted safety programs, procedures and training that incorporate a progressive approach to injury prevention. Proven Safety Success Trane's safety culture in America is unparalleled in the building services industry and has demonstrated proven results via continuous reduction of injury rates. Trane Injury Rates v. Industry Competitors Total Recordable Rate- Industry Comparison —0-1-1VACContractor -4w--Specialty Trade contractor 9A 8A 7.0 6A 6.0 4A 31) - 21) 1A OA Trane 2003 2D04 2005 2006 2007 2008 DA FW Rate- Industry Comparison —*--HVAC Contractor —*—Specialty Trade Contractor 36 31) 25 2A 1b 1A Ob OA Trane 2003 2004 2005 2D06 2007 2008 Comparison industries - Data from US Bureau of labor Statistics - NAICS Codes: f HVAC Repair &Maintenance Contractors (t; %)'i Industry - 811310 —.—HVAC Specialty Trade Contractors (Construction)- 238220 Industry comparison data from US Bureau of Labor Statistics WE MAKE BUILDINGS WORK BETTER FOR LIFE" TRANE ` Building Services Trane Injury Rates v. Industry Competitors (continued) Trane's incident (OSHA) rates are consistently 50-70% below the industry average. This outstanding safety achievement is the end result of the rigorous team oriented approach to our safety program that creates accountability and empowerment in all employees and management and fuels our institutional safety culture. This is the key to our continual improvement. Safety Tools, Training & Expertise Trane's service and contracting technicians are not only among the most skilled in the industry they are also extensively trained in safe work procedures. Our technicians receive safety training, equipment, tools, procedures, and management support to identify jobsite hazards and take appropriate measures to prevent personal injuries. The resources available to Trane technicians include: • Safety Training — 20 hrs per year, including classroom and web -based platforms. -Topics include, but are not limited to, Lockout/Tagout, Confined Space Entry, Hazard Communication, Respiratory Protection, Hearing Conservation, Excavations, Scaffolding, Rigging, Powered Industrial Truck operation, Ladders, Vehicle Safety, Fire Protection, PPE, Emergency Response, First Aid / CPR. • Electrical Safety — NFPA 70E compliant — electrical PPE; flame -resistant clothing; training. • Fall Protection — full complement of fall arrest and fall restraint equipment for each technician. • Ergonomics — custom-designed for HVAC field technicians, includes training, material handling equipment and procedures. • Smith System Safe Driving Program — Trane's safety Managers are certified instructors; safety Managers train technicians; 1-800 "How's My Driving?" stickers are located on the back of service vehicles. • USDOT compliance — technicians scheduled within Material of Trade and Hours of Service limits and are fully qualified under Department of Transportation rules for driving commercial motor vehicles with GVWR >10,000 and 26,000 lbs. • Refrigerant Management — Service technicians are trained to manage refrigerant in accordance with U.S. EPA rules using a sophisticated electronic tracking system developed by Trane. • Empowerment - Technicians are empowered with full management support to address safety hazards as they see fit. If ever in doubt about how to do a job or task safely, the technician is required to ask a qualified person for assistance before proceeding with work. Management Leadership and Commitment Accident prevention is a primary responsibility of management at Trane. Trane's safety culture is based on the following management principles: • Leadership at the local level manages the local organization's safety performance. • Management is financially accountable for safety performance. • Local management is actively engaged in risk reduction activities and training and manages safety performance outcomes. • Management clearly communicates to all Trane employees their safety expectations and strongly enforces compliance with those expectations. • Employees are held accountable when they fail to meet safety expectations. Local management and supervisory personnel at the local level are responsible for implementation of the following safety program elements: • The Safety Management System developed by Trane — developed in accordance with OHSAS 18001. WE MAKE BUILDINGS WORK BETTER FOR LIFE'" rAWE' Building Services Management Leadership and Commitment (continued) • Audits and Inspections — Supervisors, Middle and Upper Managers must conduct field inspections. Corporate Safety conducts detailed compliance and management systems audits. • Company safety compliance programs — ensure that they are fully implemented. • Safety and environmental performance — tracked using a Balanced Scorecard with leading and lagging indicators and metrics. • Subcontractor Qualification — implement this process to promote safety and safety plan compliance on multi- employer job sites. • Six Sigma and Lean — use these productivity tools to enhance safety on job sites. • Drug and Alcohol Policy — mandatory DOT required for -cause and post -accident testing after recordable injuries and property damage. • Motor Vehicle Records Search — annual checking of driving records of employees driving company vehicles. Jobsite Safety Equals Customer Value At Trane safety is part of our culture for every employee. What this means to our customers is fewer job site accidents and the delays and liability concerns that come along with them. What this means to our staff is greater confidence in the practices and procedures they use on the job and the pride that comes from working for one of the premier service organizations in the world. Tighter safety standards and fewer accidents can also lead to better on-time project completion and higher quality results. When you use Trane Building Services to install, maintain or upgrade your building systems you will take full advantage of our superior safety program, low incident rates and subcontractor safety management procedures. These help you manage project risk more effectively than you could using multiple contractors or even a single prime contractor with a less impressive safety record. WE MAKE BUILDINGS WORK BETTER FOR LIFE' Trane Centrifugal Chillers, W -C (CVHE/F Style Units) Comprehensive Annual Inspection Service Electronic CTV-210 • Report in with the Customer Representative. • Record and report abnormal conditions, measurements taken, etc. • Review customer logs with customer for operational problems and trends. General Assembly • Check and record refrigerant level. • Inspect for leaks and report leak results. o The refrigerant should be correct before starting the leak check. To prevent unnecessary venting of refrigerant, EPA -recommended methods (e.g. hot water and/or electric blankets) must be used to pressurize the vessels. o In order to use EPA -recommended methods, certain conditions must be met: ■ The isolation valves on the chilled water and condenser water lines must shut off the circulation completely. ■ The temperature of the equipment room should be 70°F or higher. ■ Access connections to the condenser water and chilled water circuits must be provided (customer's responsibility). • If these conditions cannot be met, the refrigerant must be removed and the vessel pressurized, using dry nitrogen and a trace gas. This additional procedure is outside the scope of this agreement. • Repair minor leaks as required (e.g., valve packing, flare nuts). • Check vanes for free and smooth operation. • Check mechanical linkages for wear. Purge • Check purge unit controls for proper operation. • Check and clean purge drum as required. • Clean the condenser coil. • Clean strainers or replace filters as required. • Check the purge compressor assembly for leaks as required. • Check the purge unit for proper operation. Controls and Safeties • Verify all settings in the electronic control panel. • Inspect the control panel for cleanliness. • Inspect wiring and connections for tightness and signs for overheating and discoloration. • Verify the operation of the vane control system: • Verify the working condition of all indicator/alarm lights and LED/LCD displays. • Verify the operation of the oil sump temperature control device. • Test high condenser pressure safety device. Calibrate and record setting. • Test low evaporator temperature safety device. Calibrate and record setting. • Test low oil pressure safety device. Calibrate and record setting. • Test high motor temperature safety device. Calibrate and record. • Test operation of chilled water pump and condenser water pump starter auxiliary contacts. Lubrication System • Pull oil sample for spectroscopic analysis. • Check oil for acid content and discoloration. Make recommendations to the customer based on the results of the test. • Measure and record the oil pump voltage and amperage. • Verify the operation of the oil heater. Measure amps and compare readings with the watt rating of the heater. • Change the oil filter. • Verify the oil level. Motor and Starter • Clean the starter and cabinet. • Inspect wiring and connections for tightness and signs of overheating and discoloration. • Check condition of the contacts for wear and pitting. • Check contactors for free and smooth operation. • Check the mechanical linkages for wear, security, and clearances. • Check tightness of the motor terminal connections. • Meg the motor and record reading. • Verify the operation of the electrical interlocks. Start -Up / Checkout Procedure CTV-220 • Verify the operation of the oil heater and that the oil temperature is at least 110°F. before starting the chiller. • Verify full water systems, including the cooling tower, condenser and evaporator. • Verify clean cooling tower and strainers. • Start the condenser water pump, chilled water pump, and cooling tower fan(s). • Test all flow -proving devices on the chilled water and condenser water circuits • Verify the flow rates through the condenser and the evaporator. • Start the chiller. • Verify the operation of all timing devices. • Verify the operation of the current control device. • Check the set point and sensitivity of the chilled water temperature control device. Verify the operation. • Verify the operation of the condenser water temperature control device. • Check the mechanical limits of both vane arms. Verify smooth movement of vane arms through the full range of operation. • Check the starter operation. • Verify the motor cooling operation. • Check the purge operation. • Shut down the chiller. • Check the oil and refrigerant levels. • Re -start the chiller and log the operating conditions after the system has stabilized. • Review operating procedures with the operating personnel. • Provide a written report of completed work, operating log, and indicate any deficiencies detected. Three Mid -Season Running Inspections CTV-230 • Check the general operation of the unit. • Log the operating temperatures, pressures, voltages, and amperages. • Check the operation of the purge unit. • Check the operation of the control circuit. • Check the operation of the lubrication system. • Check the operation of the motor and starter. • Analyze the recorded data. Compare the data to the original design conditions. • Review operating procedures with operating personnel. • Provide a written report of completed work, operating log, and indicate any uncorrected deficiencies detected. Condenser Cleaning Water -Cooled Condensers Brush Tubes (600 Tubes/Day) CDS-210 • Pull easy end head. • Brush tubes one time per year on all chillers during annual inspection. NOTE: The term "easy end head" refers to the head which has no piping attached to it. In the case of 1 -pass or 3 -pass vessels, there will be no easy end head, and extra time must be allotted to the job for the removal of the piping. An exception to this would be the unit's having marine boxes. Evaporator Cleaning Brush Tubes (400 Tubes / Day) EVP -210 Pull easy end head. (NOTE: Insulation work is not included.) Brush tubes as necessary. Evaporator tube brushing is included in the first year of maintenance contract only. NOTE: The term "easy end head" refers to the head which has no piping attached to it. In the case of 1 -pass or 3 -pass vessels, there will be no easy end head, and extra time must be allotted to the job for the removal of the piping. An exception to this would be the unit's having marine boxes. Special Analysis Procedures Eddy Current Testing ANL -150 • Perform Eddy Current Test on the condenser and evaporator tubes on all chillers during annual inspection in the first year of maintenance contract to determine the condition of the tubes, and if corrective action is needed. An Introduction to Controls Maintenance There is no doubt that proper operation and maintenance of the facility controls systems is a critical component to ensuring that a building operates at the lowest possible costs, while still providing a level of comfort that is conducive to high productivity. It does little good to purchase and maintain the world's most efficient chillers or best lighting systems only to operate them at the wrong settings or when not really needed. While controls maintenance does have some similar aspects to regular equipment maintenance, it also has unique and quite different requirements. Certainly, it is a requirement that the controls be physically and electronically maintained in a manner that keeps them functioning properly, similar to equipment maintenance. However, controls include another critical component that most equipment does not — a knowledge based component, captured in software settings and programs. This knowledge based component also requires maintenance, something that regular equipment does not. The real value delivered by controls is not that they simply continue to communicate with each other and operate without failure, but is the schemes, algorithms and settings that determine the most efficient and reliable way to operate. This knowledge component is maintained and enhanced not by standing in front of a circuit board with a voltmeter, but instead through the operator's terminal and other diagnostic software. Recognizing these differences, Trane has developed a unique maintenance program that accomplishes both goals — maintaining the physical and electronic equipment operating properly and also ensuring that it is supplied with the best possible schemes, algorithms, programs and settings. This program includes two major components — a 'physical touch' that maintains the physical and electronic components operational characteristics, and a 'digital touch' that focuses entirely on the operating software and settings. Detailed within this proposal are a mix of both 'physical touch' and 'digital touch' requirements, balanced out in a manner that provides you with the confidence that the controls will not only be kept operating, but operating in a manner designed to lower operating and maintenance costs, and provide the comfort levels that help keep your high productivity facility just that — productive. Specific programs appropriate for each of your facilities requirements are detailed in the following pages. BAS -900 Scope of Work General Tasks & Visit Schedule Under the unique Trane concept of a 'physical touch' and a 'digital touch' for maintaining control system operation at its optimum state, both site visits and remote monitoring will be utilized. Site visits will be scheduled and coordinated with the building operator to allow for controls service of the appropriate systems at the appropriate time. For example, it probably makes sense to schedule the controls service review of the hot water system at the beginning of the heating season. This helps make sure that the system will be functional and ready to operate when required, while also minimizing any maintenance downtime required while the system is needed most. Likewise, physical touch maintenance may be coordinated to coincide with any mechanical system maintenance being performed, and staggered throughout the agreement life. Digital Touch maintenance is somewhat more flexible since it can be performed either on or off site (where remote communications capability is available). Even with this flexibility, the Trane Building Services technician will coordinate with the building operator to make sure that scheduling is appropriate, and that any special areas of concern receive the attention deserved. During these site visits, and the coordination contacts for remote monitoring, the technician will dedicate time to spend with the building operator. This time will be dedicated to reviewing building operation, discussing any areas of special concern, limited training, and general communications. Following each site or remote visit, the building owner will receive a written log of the actions undertaken, the results, and any recommended actions. BAS -930 Scope of Work Tracer SummitTM Workstation Evaluation The Tracer Summit workstation is the window into the performance of the Trane building automation system and ultimately the facility. The workstation allows the building operator to monitor all of the vital operating parameters in a building from a single location, including temperatures, pressures, schedules, trend logs, programs, etc. The Tracer Summit Workstation evaluation is designed to allow the Trane Building Services technician to regularly inspect the Tracer Summit database to help ensure proper operation. Time -of -day scheduling, dates and time settings, program backups, etc. will also be checked. The BCU panel and Tracer Summit workstation databases will be checked for proper synchronization and software versioning. The event log will be checked and reviewed with owner and non-critical information will be cleared out. In addition, a backup of the database will be performed to allow for ease in restoration in the event of catastrophic system failure. The Technician will also cycle the power to the PC and verify proper system restart, check the system time and date and the hardware status. By conducting a regular maintenance review, the Trane Building Services technician can ensure that the displayed data accurately reflects the status of the building, helping to minimize troubleshooting and maintenance time. In addition, proper database management and system restart capabilities help ensure that the system can be restored to operation quickly after any system failures, thus minimizing occupant discomfort and complaints. Scheduled Review Tasks: O Confirm appropriate software versioning, anti-virus, anti -spy ware, and other general system maintenance routines are appropriate and functioning. O Visually inspect all computers and monitors for capacity, operation and damage. O Confirm external communications capabilities if equipped. O Make minor adjustments. 0 Back-up system data and give to system operator for safe storage. BAS -931 Scope of Work Building Control Unit The Trane Building Control Unit (BCU) is at the heart of the Trane family of building automation controllers. The BCU coordinates communications between all of the individual unit controllers throughout the building, maintains trend records and alarms, and provides system level integration and optimization for groups of equipment. The BCU evaluation allows the Trane technician to check out all aspects of operation of the BCU including firmware and software versions, volatile and non-volatile memory capacities and communications with all devices listed on the riser diagram. Transmit and receive activity will be checked to verify proper operation and processor idle time will be recorded. This is one of the most critical reviews since the BCU is typically controlling and coordinating the majority of building operations. By performing this review the Trane Building Services technician will ensure that all aspects of the building are coordinating and communicating properly. This review can reduce energy and maintenance costs by ensuring that all equipment is operating in an optimized fashion and has not failed back to 'default' states. In addition, by confirming that trends and alarms are being properly collected, this review ensures that all the information necessary to run a trouble-free building with a minimum of troubleshooting effort is being gathered. As appropriate for each visit, Trane's Building Services technician will review and record the following items: Scheduled Review Tasks: O Confirm software version. O Review volatile and non-volatile memory usage, along with processor loading conditions. O Review device communications history logs and events. O Review device fault history logs and events. O Inspect device cabinet and circuit boards for physical or electrical damage. O Check power supply input and output voltages. Validate appropriate electrical grounding. O Provide a written report outlining findings and any recommendations. BAS -970 Scope of Work Time -of -Day Scheduling Time -of -day scheduling is one of the simplest, yet most important energy-saving strategies. This strategy works by scheduling the use of all areas of a building based on time of day, ensuring that equipment runs only when it is needed. Time -of -day schedules can also be used to keep equipment running at minimal energy -use levels on weekends and holidays, creating schedules for special one-time occasions, or even changing set points at specific times of day. Time -of -day scheduling allows the building operator to schedule various components of the HVAC system based on the typical usage of the facility. This strategy conserves fan power, minimizes ventilation heating and cooling, and reduces heat gains and losses through exterior surfaces. Being able to control equipment for unoccupied periods allows building temperatures to be set up or set back, outside air to be eliminated or greatly reduced, and fans to be shut off or put in an automatic mode to cycle when needed. Periodic review of the time -of -day schedules allows for the opportunity to restore schedules that have been inadvertently modified or to make schedule changes to accommodate changing uses of a facility. The review will help ensure that only the portions of the facility that require conditioning are actually receiving it. This review will specifically include, where appropriate within the scheduled sequence of operation: Scheduled Review Tasks: O Review operating logs to check for system stability, capacity adjustment, and ability to control. O Review normal system schedules, zoning, and modes. O Review holiday and special event calendars. O Review system overrides. O Make minor adjustments. 0 Provide a written report outlining findings and any recommendations. BAS -975 Scope of Work Temperature Control Temperature control is one of the fundamental aspects of achieving occupant comfort. In fact, in many systems it is the only thing that people associate with comfort. While there are many other important aspects to comfort, basic and reliable temperature control is indeed critical. Even simple temperature control is a complex process. In addition to insuring the right set points are maintained, the control system must also ensure that the control algorithms operate the equipment in a stable fashion without hunting and short -cycling, and also include limits to make sure that the equipment is not operated in a potentially damaging manner. Equally important is making sure that conflicting demands from the system do not allow the system to operate with conflicting set points which can result in simultaneous heating and cooling, resulting in wasted energy. Periodic review of the temperature control routines allows for the opportunity to restore set points that have been inadvertently modified or to make tuning and limit changes to accommodate changes in the operating characteristics of a facility. The review will help ensure that the temperature control systems consume only the minimum amount of energy required to maintain comfort levels. As part of this maintenance package, a Trane Building Services technician will review the control routines, data gathering processes, limits, alarms and trend logging. By validating that all gathered data is accurate and control algorithms are operating properly, the technician can help ensure that the system is operating with the lowest energy consumption, but is still capable of meeting comfort requirements. This review will specifically include, where appropriate within the scheduled sequence of operation: Scheduled Review Tasks: O Review operating logs to check for system stability, capacity adjustment, and ability to control. O Review system operating programming sequences, alarm settings, trend logging and safety interlocks and routines. O Validate system set points and reset routines. O Make minor adjustments. O Provide a written report outlining findings and any recommendations BAS -979 Scope of Work Chilled Water System To provide cooling to a building, heat must be transferred from inside the building to the outside. The chilled water system is responsible for moving the heat. By transferring heat from the chilled water, the chillers then move that heat to the outside either through air-cooled condensers or a cooling tower system. To move the heat efficiently, a series of chillers, pumps, motor speed controllers, control valves, cooling towers, condensers or various other pieces of equipment must operate in concert. By carefully coordinating the operation of each of these pieces of equipment, the control system selects the most efficient combination of capacities and equipment to meet the minimal needs of the building. By operating only the minimal equipment required, the chilled water system ensures that sufficient cooling is provided to maintain comfort without wasting energy, but also to minimize maintenance costs by operating only the equipment that is required. In order to assure effective environmental conditioning while minimizing the cost to operate and maintain the equipment, the Trane Building Services technician will review operating sequences, practices and set points for the chilled water system. An initial survey of current equipment operating parameters and capabilities will be conducted during the cooling season, along with a regular review and tune-up as scheduled. The facility will reduce operating costs by minimizing the cooling generated to the lowest acceptable levels. By regularly reviewing both the initial setup and the on-going operation of the Chilled Water System, the system will continue to operate at the lowest possible energy and maintenance costs. As equipment ages and operating practices change, regular reviews and adjustments will ensure that the system continues to operate at the lowest possible costs while providing all the comfort required. This review will specifically include, as application to each system versus the specified sequence of operations: o Interlocks to Air Handling Units, Fan Coils and other supplied equipment o Temperature, sequencing and capacity control o Set point(s) o Temperature Reset Schedule(s) o Other Energy Management Control o Trends, Run Time Monitoring and Alarms Scheduled Review Tasks: O Verify all control board modules are functional and communicating. O Verify that the applicable system control strategies are functioning correctly. O Verify that system set points, schedules, reset routines, etc. are appropriate. O Check alarms and trend logs for failures or unusual activity. O Verify operation of input sensors and devices. O Verify operation of motors, valves, dampers, and actuators. O Inspect interconnecting cables and electrical connections. O Make minor adjustments. O Provide a written report outlining findings and any recommendations.