Leach & Russell/CRC/Energy Center Maintenance Agreement 1 yi-
U S E E L I.
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MAINTENANCE AGREEMENT
Owner: Carmel Redevelopment Commission
Date: December 1,2010
Address: 30 W Main Street, Suite 220
Carmel, IN 46032
Type of Plan: Preventive Maintenance Inspections
Equipment Location:
Carmel Energy Center
777 3rd Ave. SW
Carmel, IN 46032
Effective Date and Duration
This agreement shall become effective 12-01-10 and shall remain in effect one year from such
date and shall be deemed automatically renewed thereafter for continuous consecutive yearly
periods unless this Agreement is otherwise terminated or changed as permitted under the
General Conditions.
Services and Materials Included
Weekly, Monthly,Quarterly,Semi-Annual, and Annual inspections as outlined on the;
Energy Center Equipment Inspection Schedule
Materials are limited to misc.expendables from truck stock; all additional materials will either be provided
by the owner or billed as per contract provisions.
Equipment Covered:
See Attachment'A' Equipment Covered
Building Automation Controls Maintenance
On Call Building Alarm and System Access Coverage
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Cost
These services will be provided at an annual cost of$43,200.00 billed automatically at
$3,600.00 per month.Copies of field service orders and inspection check lists are to be
maintained on the jobsite and included with the monthly invoicing.
Emergency Services and Rates
Emergency services, repair labor and materials not covered by this agreement will be invoiced
separately. Materials are billed at consumer list price less 15%.All repair work orders shall be
signed and approved on the jobsite.
Straight Time Hourly Rate—7a.m. to 4p.m. Monday—Friday $ 90.00/hour
Overtime Rate $ 115.00/hour
Premium Hours Sundays and Holidays $ 135.00/hour
Truck Charge $ 55.00/trip
These services are performed on a Time and Material basis. When circumstances permit, an
estimate for the costs of alterations and repairs will be submitted for approval.
Purchaser's Acceptance: Seller's Acceptance:
Purchaser: Seller: Leach &Russell Mechanical
By 2r1_L6i- By `..J C.
D.E. Harris
Title Title Service Manner
Date/)O/o/0 Date /2—.G3 --///
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Note: The GENERAL CONDITIONS are a part of this agreement.
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General Conditions
1. Acceptance of the Limited Full Coverage or Inspection Plan shall in no way bind Seller to make corrections, replacements or repairs
necessitated by(a) Purchaser's improper or misuse of the equipment or systems(b)by negligence of others or(c) by faulty design of
the equipment or systems.
2. Seller shall not be required under the Limited Full Coverage or Inspection Plan to make safety tests or to install new attachments or
additional controls or equipment recommended or directed by any insurance company laboratory or governmental authority.
3. The Limited Full Coverage or Inspection Plan does not include the maintenance, repair or replacement of recording or portable
Instruments, electrical disconnect switches,circuit breaker fuse panels, casing or cabinets,gaskets, Insulation hardware items,damage
from freezing corrosion,electrolysis, drain stoppage or plumbing beyond equipment,gas lines,domestic water lines, non-moving parts
of heating,cooling and ventilating equipment,such as ductwork,boiler shell,tubes and refractory material and other like Items.
4. Seller agrees to replace any workmanship which is disclosed within a period of 30 days after the performance thereof to be defective
and will warrant materials and parts only to the extent,If any the same are warranted by the suppliers thereof suppliers being defined
to mean the suppliers of Seller. All warranties on equipment are to be extended to Seller on Limited Full Coverage Plans.
S. Purchaser agrees to provide reasonable means of access to all equipment covered by this Agreement.
6. In the event Seller is required to make emergency calls, repairs and/or replacements under the Limited Full Coverage Service Plan,
occasioned by Purchaser's improper operation or misuse of the equipment, or by fire,explosion,flooding,the elements,strikes, labor
troubles,vandalism, riots or civil commotion, or by any other cause beyond Seller's control, Purchaser shall reimburse Seller for such
emergency calls, repairs and/or replacements in accordance with the Seller's current rates for performing such services.
7. Seller's liability for injury to persons or damage to property shall, in any event, be limited to that caused directly by its negligence.
Seller shall not be liable, however, on any account, for any damage or loss to Purchaser resulting from business interruption,
inconvenience, and loss of profits or special indirect or consequential damage. Seller shall not be deemed to guarantee or warrant the
continuing operation or operating efficiency of the EQUIPMENT COVERED, nor shall Seller by liable for any breakdowns thereof or for
any damage to any other property of the Purchaser not covered by this Agreement resulting from any breakdowns In or operating
mishaps of the EQUIPMENT COVERED provided, however, that nothing contained in this Paragraph shall be deemed to release Seller
from the performance of Its services and obligations under this Agreement.
B. Should any payment due by Purchaser become thirty days or more delinquent,Seller may terminate this Agreement by written notice
and all monies owed Seller by Purchaser shall be immediately payable upon demand.
9. This Agreement is not transferable or assignable.
10. Purchaser agrees to accept the judgment of Seller as to be the best means and methods to be employed for any corrective or repair
work necessary.
11. This Agreement shall remain In effect as herein provided unless either party shall furnish the other written notice of termination not
later than 30 days prior to the end of any yearly period of the Agreement. Deletion, addition or depreciation of Agreement and/or
change In Seller's cost may cause a change in contract price. Thirty days advance notice of any such change shall be given in writing to
Purchaser and Purchaser shall have the right to terminate If such change is not acceptable.
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On Call Building Alarm and System Access Coverage
Coverage
Leach and Russell will provide, monitor and maintain a cell phone number and e-mail address for the
purpose of receiving and responding to dedicated critical alarms generated by the building/system
automation system. **
Procedure
The on-call technician will receive the alarm, access the system, assess the nature of the alarm and
correspond with designated response team personnel.
Response
The on-call technician will respond to the alarm within 2 hours of alarm initiation.
If it is determined that an onsite response is required the technician will be onsite within 4 hours.
Alarms not requiring an emergency response and that can not be corrected remotely will be addressed
the next business day.
Event Coverage
On-site event coverage will be provided on an "as requested" basis as follows:
Weekday Event 4 hour minimum at...$90/hr
Weekday Evening Event 4 hour min at...$115/hr
Saturday Event 4 hour minimum at...$115/hr
Sunday/Holiday Event 4 hour min at...$135/hr
Standard Trip Charges apply to all event coverage
" Owner is responsible for maintaining connectivity.
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Carmel Energy Center
Attachment 'A'
Equipment Covered
(9) 90 Ton Modular Chillers
(4) 50 ton Modular Chillers
(14) Base Mounted Pumps
(4) Vertical Turbine Pumps
(3) Plate and Frame Heat Exchangers
(5) Condensing Boilers
(4) Bladder Expansion Tank
(3) Rollxtrol Air Separators
(3) Fan Coll Units
(2) Backflow Preventers
(1) Electric Hot Water Heater
(3) Exhaust Fans
(4) Cooling Towers
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Building Automation Controls Maintenance
Quarterly
1) I/O Check to ensure that inputs/outputs appear to be reasonable and have expected values.
- Investigate the cause of those that fail the test
2) Set Point Check to identifying any changes made to the set points since the last check.
- Prepare a report to document any changes made
3) Trend Log Review for the following points to confirm normal system operation
-Chilled Water Supply& Return Temperature
-Hot Water Supply& Return Temperature
-Condenser Water Supply&Return Temperature(2-Systems)
-Tower Pit Temperature,Tower Pit Level and Tower Return Water Temperatures
-System Load on chilled water and hot water systems
-Other points identified to be critical
-Prepare a report of any identified issues
4) Alarm Log Review to:
-Identify alarms that tend to repeat themselves
* Find the cause and correct
* Check to be sure that all alarms have been acknowledged
' Prepare a report of any active alarms
5) Create Site back-up on CD-ROM
Monthly
Provide four hours per month support to be utilized by L&R's technician and/or the owners staff
in remote technical support for items such as:
-Changes in access privileges
- Manual manipulation of equipment during repairs and/or service
-Changes in alert/alarm notifications
-System operational questions
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Carmel Energy Center
Equipment Inspection Schedule
Weekly Walkthrough Inspection
1. Check operation of chillers/ reset and record any alarms
2. Check operation of boilers/ reset and record any alarms
3. Check and record pressures and temperatures on all operating
equipment
4. Read and record information on BTU meters
5. Inspect tower sump level and inlet strainer
6. Complete visual and audible check of tower fan operation
7.Visually inspect all system components for water leakage
8. Complete field inspection report and check list, note and report any
repairs or corrections needed
Monthly Inspections
1. Repeat all weekly walkthrough procedures
2. Check and test operation of sump pump
3. Check vertical and adjust as required vertical pump shaft seals
4. Check base mounted pump bearings and couplings for heating and noise
5. Visually inspect cooling tower distribution pans and inlet screens
6. Complete field Inspection report and check list, note and report any repairs or
corrections needed
Quarterly Inspections
1. Repeat all weekly and monthly inspection procedures
2. Inspect cooling tower fan blades and belts for wear and cracks adjust as needed
3. Inspect and lubricate cooling tower fan and motor bearing as needed
4. Check fan coil units and exhaust fan belts for wear and adjust as needed
5. Change filters on the fan coil units
6. Check and clean all condensate traps and drains
7. Complete field inspection report and check list,note and report any repairs or
corrections needed
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Semi-Annual Inspection (Spring)
1. Repeat all weekly, monthly,and quarterly inspection procedures
2. Inspect and clean cooling tower remote sump
3. Inspect and clean condenser and chilled water pump strainers
4. Replace cooling tower belts and lubricate slide bar adjuster
5. Inspect chillers for leaks using HFC detector
6. Check,test and tighten all chiller component electrical connections
7.Test and certify scheduled back flow devices
8. Clean fill valve strainers and check expansion tank pressures
9. Complete field inspection report and check list, note and report any repairs or
corrections needed
Semi-Annual Inspection (Fall)
1. Repeat weekly, monthly,and quarterly inspection procedures
2. Remove and clean/replace as needed boiler flame rods or igniters
3. Conduct boiler combustion test,adjust fuel air mixture for proper operation
4.Test operation of tower controls and freeze protection for winter operation
5. Inspect chillers for leaks using HFC detector
6.Test and certify scheduled back flow devices
7. Replace exhaust fan and fan coil belts
8. Complete field inspection report and check list, note and report any repairs or
corrections needed
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