Maintenance Is Key For Most Efficient Operation Of PTAC Units

NATIONAL REPORT— When it comes to PTAC maintenance, hotel operators have various procedures for staff to follow. La Quinta Corp. advises properties to closely adhere to manufacturers’ recommendations for PTAC maintenance. “To ensure efficiency, it is most important to follow the suggestions of the manufacturer of the unit because they have done all the testing and know what is best,” said Mike Milburn, director of energy management at La Quinta. Guestroom PTACs are inspected periodically by the maintenance staff at La Quinta properties, he noted, adding that on a daily basis, housekeepers may adjust the settings on the units. “The PTACs are usually on when the housekeepers go into the guestroom. Quite often, they might find them going full blast— the guest might have turned it up when they took a shower so they wouldn’t get a chill. So the housekeeper will turn them back to an efficient operating temperature,” Milburn said. To ensure efficiency, PTACs at La Quinta properties are usually replaced after 10 years of operation, he added. Similar to La Quinta’s procedures, housekeepers at New Castle Hotels are also instructed to reset PTACs when guestrooms are not occupied, according to Frank Zaino, PE, corporate engineer for New Castle. “These days with energy costs what they are, we’re being very diligent to make sure procedures are followed. We want the most bang for the buck,” Zaino said. In terms of maintenance, Zaino said it’s important to keep the PTACs’ drain pans and filters clean. “They are inspected every three months,” he said. “We also want to make sure all gaskets around the wall sleeves are secure,” he continued. “We want to keep the box as tight as possible and adjust dampers appropriately depending on the season— you want to keep the dampers closed in the winter so cold air doesn’t come in.” PTAC manufacturers generally advise hotel operators to have maintenance employees clear the unit’s coils and drain pan of all debris, such as lint or dirt, and to make sure there are no obstructions to airflow or condensation. It is also advisable to check for air leaks around the sealing surface. The PTAC’s coils and drain pan should be cleaned with a soft brush and compressed air or vacuum, and all gasket material should be inspected for deterioration and replaced as necessary. A mild detergent can be used to clean the unit’s front cover. It should dry completely before reconnecting. Manufacturers also suggest checking all indoor blower housing, the blower wheel, condenser fan blade and condenser shroud and cleaning them of any debris, mold or fungus. An anti-bacterial/anti-fungal cleaner may be used on the blower housing and blower wheel. It is also a good idea to clean the PTAC’s sleeve and drain system with an anti-bacterial/anti-fungal cleaner. Additionally, it is important to inspect all control components, both electrical and mechanical, as well as the power supply to ensure that they are working properly. The maintenance staff should also check around the PTAC both indoors and outdoors to make sure the required clearances have been maintained. Any shrubbery that is blocking outdoor airflow should be trimmed.