Title Page

  • Document No.

  • Name of Premises

  • Address
  • Conducted on

  • Officer

  • Contact Name

  • Position title

  • Email

  • Contact number

System summary

System Summary

  • Number of towers

  • Locations

  • Periods of operation

  • Primary treatment

  • Details of treatment

  • Secondary treatment?

  • Secondary treatment details

  • Details of treatment

  • Dosing

  • Date of Installation

  • The Operation and Maintenance of air-handling and water systems and cooling towers installed in buildings prior to 24/9/1994 must be undertaken as per Australian Standard 3666 AS/NZ3666.2.2011 Air handling and water systems of buildings -Microbial control - Part 2: Operation and maintenance and AS/NZS3666.3.2011 Air handling and water systems of buildings - Microbial control - Part 3: Performance based maintenance of cooling water systems.

  • The design and installation of air handling and water systems and cooling towers installed in buildings after 24/9/1994 must be as per Australian Standard AS/NZS 3666.1.2011 Air handling and water systems of buildings- microbial control- part 1: Design, installation and commissioning and the operation and maintenance of air handling and water systems and cooling towers installed in buildings must be undertaken as per Australian standard 3666 AS/NZS3666.2:2011 Air handling and water systems of buildings- microbial control- part 2: Operation and maintenance and AS/NZS3666.3:2011 Air handling and water systems of buildings- Microbial control- Part 3: Performance based maintenance of cooling water systems.

Maintenance Manual / Records

Maintenance Manuals

  • Are operating and maintenance manuals maintained for all plant, equipment, water treatment equipment and systems that are the subject of AS 3666

  • Do operating and maintenance manuals include the following?

  • Physical details of the plant, equipment and systems and pre-treatment carried out

  • Recommendations on maintenance including water treatment maintenance and management

  • The manufacturer's recommendations for checking, calibrating and maintaining all probes and sensors

  • Recommended cleaning, disinfection and emergency decontamination procedures

  • Start up, operating and shut down procedures

  • Particulars of the maintenance management program including plant servicing, cleaning schedules, replacement periods for equipment items eg chemical dosing lines

  • Comments

Maintenance Records

  • Are up to date maintenance reports and service reports maintained for all plant, equipment and systems subject to AS3666

  • Do maintenance records contain at least the following information

  • Date, item of plant, equipment, equipment or system and nature of service performed

  • Results of periodic testing carried out

  • Details of defects found and rectification procedure undertaken

  • The name of the person and company performing the service

  • Are operating and maintenance manuals and maintenance service records readily available at the site for inspection

Operation and Maintenance

Air handling equipment

  • Is there air handling equipment on site?

  • Is the following inspected at least monthly and cleaned or replaced where necessary

  • Outdoor air intakes and exhaust outlets

  • Air filters

  • Spray / steam humidifiers - line strainers, valves, sparge pipes, spray nozzles, spray collectors and components discharging moisture into the airstream

  • Boiling and pan type humidifiers - tanks trays and discharge devices

  • Ducts and components - coils, trays and sumps, condensate drains, tun dishes and traps

  • Is the following inspected at least quarterly and cleaned or replaced where necessary

  • Ducts and components - fans

  • Evaporative air-cooling equipment

  • Sump drained and cleaned

  • Wetted pads - cleaned / replaced as necessary

  • Water strainer- cleaned when necessary

  • Air filter where fitted replace when necessary

  • Drainage system flushed with clean water

  • Pumps and controls - check operation

  • Is the following inspected at least annually and cleaned / replaced where necessary

  • Ducts and components

  • Ductwork in the vicinity of moisture producing equipment

  • Terminal units components including coiils

  • Supply air outlets

  • Return air and relief air grilles

Cooling Water System

  • Are the following risk factors assessed and documented?

  • Stagnant water

  • Presence of water in deadlegs

  • System not in use due to intermittent operation / seasonal usage

  • Nutrient availability / growth

  • Presence of nutrients

  • Presence of biofilm

  • Water temperature

  • Direct sunlight (promotion of algal growth)

  • Poor water quality

  • Cleanliness

  • pH

  • Presence of corrosion products

  • Presence of scale and fouling

  • Conductivity / TDS

  • Control limits out of range

  • Suspended solids (eg from nearby construction work)

  • Control of water treatment chemicals

  • Control of bleed

  • Presence of Protozoa and algae

  • Concentration of other heterotrophic bacteria

  • Presence of and concentration of legionellae

  • Characteristics of make-up water (physical, chemical, microbiological)

  • Microbial control program

  • Deficiencies in the cooling tower system

  • System size (surface area available for biofilm development / water volume)

  • Physical condition of system

  • Open system

  • Aerosol generation

  • Drift elimination ( condition / efficiency)

  • Location and access to cooling towers

  • Aerosol dispersion

  • System location and distance to other cooling water systems, air intakes and passers by.

Treatment

  • Are cooling water systems provided with automatically regulated water treatment systems for effective management of corrosion, scaling, fouling and microbial growth (both sessile and planktonic)?

Monitoring

Legionellae

  • Are representative samples of cooling water taken at least once per month when the system is in use

  • Is an examination and control strategy implemented for the presence of legionellae?

Heterotrophic Microorganisms

  • Are representative samples of cooling water taken at least once per month when the system is in use

  • Is an examination and control strategy implemented for the presence of Heterotrophic Microorganisms?

Water Quality

  • Is the effectiveness of the water quality management system (including water treatment) assessed at least monthly when the system is in use?

  • Is the system water tested for the following?

  • Conductivity/ TDS

  • pH

  • Other criteria necessary for the effective management of corrosion, scaling, fouling and microbial growth (eg concentration of hardness, chloride, biocides, corrosion inhibitor, dispersant)

  • Is the system subject to the following checks?

  • Physical condition of the system

  • Operation of the bleed control system

  • Operation of the makeup water system

  • Cycles of concentration

  • Corrosion rate

  • Adequacy of scale and corrosion inhibitors

  • Cleanliness of wet surfaces (ie free from accumulations of sludge, foam, slime, rust, scale, dirt and larger mineral or organic deposits)

  • Changes in the local environment (eg building demolition or construction)

Water Temperature

  • Is the temperature of the operating system measured at the return line to the cooling tower at least monthly when in use?

  • Is the temperature of the operating system assessed against the expected temperature for the system design and current operating conditions?

  • If the temperature of the operating system falls outside the expected range are the operating conditions for the system, operating pumps and cooling tower fans reviewed?

Decontamination

  • Is the online decontamination procedure carried out in accordance with the following<br><br>a. Dose the recirculating water with a bio dispersant and a halogen based compound, equivalent to at least 5mg/l of free residual chlorine for at least one hour, whilst maintaining an appropriate pH and monitor at intervals of 15 minutes.<br><br>b. Review the water treatment program, tower operation and maintenance program.<br><br>c. Correct any faults and implement any necessary changes.<br><br>d. Record all actions and observations in the maintenance report.<br><br>e. Recommission and repassivate the circulating cooling water system and reinstate the water treatment program.

  • Is the system decontamination carried out in accordance with the procedure outlined below.<br><br>a. Isolate any cooling tower fan to prevent operation.<br><br>b. Dose the recirculating water with a bio dispersant and a halogen based compound, equivalent to at least 5 mg/l of free residual chlorine for at least one hour, whilst maintaining an appropriate pH and monitor at intervals of 15 minutes.<br><br>c. Isolate the cooling tower pumps and drain to the sewer/ trade waste.<br><br>d. Open all system drains temporarily, to flush drain lines with disinfected water.<br><br>e. Clean all wetted surfaces of the cooling tower in accordance with the supplier's instructions or by using water spray and mechanical cleaning as necessary. <br><br>f. Refill the cooling water system and restart water circulation pumps. <br><br>g. Dose the recirculating water with a bio dispersant and a halogen based compound, equivalent to at least 1 to 5 mg/l of free residual chlorine for at least 30 minutes, whilst maintaining an appropriate pH and monitor at intervals of 15 minutes.<br><br>h. Record all actions and observations in the maintenance report.<br><br>i. Recommission the circulating cooling water system and reinstate the water treatment program.

Monitoring - Results and Records

  • Is a report prepared each month detailing the test type, the control range, the test results, remedial actions taken or recommended and the name of the person or organisation undertaking the assessment?

  • Are operating and maintenance manuals, risk assessment reports, test results and maintenance records readily available at the site for inspection by authorised personnel?

Physical Condition

Cooling Towers

  • Are the drift eliminators high efficiency in good condition and effective ( There should be no readily apparent emission of droplets in the exit air-stream.)

  • Is the condition of the pond water satisfactory eg clean, clear, free of excess foam or the build up of silt in the sump?

  • Is the tower interior in good order, free from excess scale and rust spots?

  • Is the water distribution system in the tower accessible, clean and well maintained?

  • Is there evidence that the flow of water across the tower is not even?

  • Is there any biofilm or algal growth

  • Are the tower controls in good order and accessible (dosing lines, meters, pumps, valves, conductivity probes)?

  • Are there signs of water leaking from the tower or pipe work?

  • Is the exterior of the tower in good condition?

  • Are any make-up tanks in good condition?

Actions and Follow-up

Actions

  • Follow-up action

  • I have read and understood the contents of this assessment

  • Proprietor / Staff name

  • Officer

  • Contact number

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