https://www.boxxmodular.ca/boxx-maintenance-w/

BUILDING MAINTENANCE

Tips, tricks, troubleshooting guides, resources, and more to resolve your 
maintenance concerns and keep your modular buildings in top-condition.

What is the Purpose of this Page?

  • Troubleshooting tips, tricks, and guidance related to common maintenance questions, issues, and concerns
  • Resources, steps, and guidelines related to regular maintenance requirements 

It is important to remember that your rental agreement includes requirements for regular maintenance and servicing of all BOXX Modular units

When it comes to regular maintenance requirements, you must ensure:

  • These services are performed by a qualified service technician, or
  • You contact your local BOXX Modular team to coordinate the service (applicable charges may apply).

This will help you ensure:

  • Your units are in top working condition at all times
  • Costly damage is prevented

If you need assistance or have any questions at any time, please contact your local BOXX Modular branch and our expert sales and service teams will be happy to help!

Troubleshooting

Downloadable Troubleshooting Guide:

Troubleshooting Guide

Seasonal Maintenance Requirements

Preparing for Winter

Fall Maintenance

1. BARD HVAC System

Each BARD HVAC system requires seasonal servicing twice per year: once in the spring for AC, and once in the fall for heating. BARD HVAC filter systems also require routine inspection and servicing to ensure functionality and to mitigate costly repairs. 

You can either:

2. Building Shut-Down Periods and Winterization

If your site office is equipped with plumbing and/or fixtures, you must consider the following.

If you shut-down your operations for any period of time, you must either:

  1. Ensure heat is left on at all times, maintaining an average temperature of ~16 degrees C to prevent frozen pipes and water damage, or
  2. Ensure your systems are properly winterized.

If your unit(s) is equipped with any of the following:

  • Holding tanks with or without pumps
  • Hot water tanks
  • Washrooms with porcelain fixtures
  • Surface mounted plumbing and in-wall/in-floor plumbing and fixtures

And you plan on disconnecting the power or leaving units unheated.

This typically applies to portable washroom units and buildings with kitchens.

A shut-down applies to any period of time where power will be disconnected, or heat will be shut off, even if it's just a few days.

When disconnecting the power or leaving units unheated, winterization is necessary to prevent frozen pipes and water damage. 

If units are left unheated and are not properly winterized, waterlines will freeze. When defrosted, leaks, plumbing damage, and water damage are very likely, and in most cases, very costly. 

Winterizing

For Water Tanks with Pump Assemblies:

Ensure your waste and water tanks are emptied before they are unplugged. Tanks need to be emptied and pumps drained via the drain plug with antifreeze added to the pump priming port.

To Avoid Any Issues:

Ensure your:

  • Plumbing lines are blown out or filled with antifreeze prior to shutdown
  • Fixtures and p-traps have antifreeze added
  • Urinal water lines (vertical drops to flush valve) need to be blown out and/or have antifreeze added

Downloadable Guides:

Plumbing Winterization Checklist

3. Extreme Cold Preparation

When anticipating extremely cold weather (-40°C/-40°F), we highly recommend preparing your building(s) and systems by doing preventative maintenance ahead of time. These preparations will help your team ensure everything continues to run smoothly during very low temperatures.

At extremely low temperatures, the below are common issues and building/system failure points to watch for. We highly recommend inspecting all to ensure proper functioning in advance of a forecasted cold snap.

  • Heat Tracing Systems: Freezing due to systems not being properly energized (i.e. not plugged in, tripped breaker, etc.).
    • Ensure your heat tracing system is energized at all times.

  • Exterior Wall Plumbing / Fire Sprinkler Lines: Issues with/related to lines freezing. 
    • Ensure all systems are properly winterized (when required). 
      • For winterization information, including when winterization is necessary, please reference the 'Shut Down Periods and Winterization' section under the 'Seasonal Maintenance' category.
    • Identify and monitor freeze-prone areas (such as rooms with plumbing on exterior walls, unheated mechanical chases, ceiling spaces, garages, and vacant wings).

  • RTU (rooftop unit) Heating Components (igniters, flame sensors, gas valves): Building heater not functioning properly.  
    • Inspect RTUs: Check that belts, filters, burners, and ignition systems are all in tact/functioning properly.

  • Air Dampers: Commonly stick open in extreme cold and flood buildings with outside air.
    • Ensure dampers are operating correctly.

  • Cold Rooms: If a cold room doesn't seal properly, the cold air can lower the temperature in adjacent areas. 
    • Ensure cold room seals are intact, and that doors are always shut completely when going in and out.

  • Battery Systems (security/alarm panels, access control): It's common for battery performance to drop sharply in extreme cold.
    • Inspect UPS units and battery backup systems. 

  • Vehicles/Equipment: If vehicle/equipment is using untreated fuel, this can prevent engines from starting/running in cold weather. 
    • Move fleet vehicles indoors or utilize engine block heaters.

We highly recommend going through the 'Proactive Checklist for Extreme Cold (–40°C/F)' section (found below) for further information.

Proactive Checklist for Extreme Cold (–40°C/F)

Please reference the checklist below to help you and your team prepare your building(s) for extremely cold weather.

  1. Ensure all windows and exterior facing doors are fully closed and latched (especially loading bays, stairwells, and mechanical rooms). 

  2. Maintain an indoor temperature above a minimum threshold (often 15–18°C/59–65°F in unoccupied buildings; some insurers require minimum 13°C/55°F). Increase the setpoint in vulnerable areas such as perimeter zones, attics, crawlspaces, and near pipes).

  3. Disable scheduled temperature setbacks (common in offices and schools).

  4. Ensure heating systems are functioning prior to shut-down periods (i.e. weekends). Check for alarms, unusual noises, error codes, and temperature anomalies.
    • For more information on shut-down periods, please reference the 'Shut Down Periods and Winterization' section under the 'Seasonal Maintenance' category.

  1. Identify and monitor freeze-prone areas (such as rooms with plumbing on exterior walls, unheated mechanical chases, ceiling spaces, garages, and vacant wings).
    • NOTE: This is a common failure point. Please reference "What to Watch for: Common Failure Points at –40°C/F" located directly above this section.

  2. Ensure all heat tracing is energized.
    • NOTE: This is a common failure point. Please reference "What to Watch for: Common Failure Points at –40°C/F" located directly above this section.

  3. Confirm all insulation on exposed piping is intact. Repair missed and/or damaged sections as required.

  4. Keep cabinet doors open that are located under sinks on exterior walls. This allows for warm air circulation.

  5. Ensure all systems are properly winterized (when required). 
    • For winterization information, including when winterization is necessary, please reference the 'Shut Down Periods and Winterization' section under the 'Seasonal Maintenance' category.

  6. When applicable: Allow a slow drip from faucets in high-risk areas.

  1. Inspect rooftop units (RTUs) before the cold snap hits. Check that belts, filters, burners, and ignition systems are all in tact/functioning properly.
    • NOTE: This is a common failure point. Please reference "What to Watch for: Common Failure Points at –40°C/F" located directly above this section.

  2. Ensure that combustion air intakes, exhaust vents, and chimney caps are clear (snow and ice can choke them).

  3. Ensure that make-up air units and ERVs are not introducing excessive cold air. If needed, adjust the settings.

  4. Ensure dampers are operating correctly (they often stick open in extreme cold and flood buildings with outside air).
    • NOTE: This is a common failure point. Please reference "What to Watch for: Common Failure Points at –40°C/F" located directly above this section.

  1. Before the cold snap hits, test emergency generators and ensure fuel levels are sufficient.

  2. Inspect UPS units and battery backup systems. It's common for battery performance to drop sharply in extreme cold.
    • NOTE: This is a common failure point. Please reference "What to Watch for: Common Failure Points at –40°C/F" located directly above this section.

  1. Inspect sprinkler rooms to ensure they remain heated above 40°F/4°C minimum (NFPA recommendation).

  2. Check the dry pipe, pre-action, and deluge systems to ensure:
    • Air compressors are working properly.
    • Low-air alarms are functioning properly.
    • Valve rooms are sealed and heated.

  3. Ensure anti-freeze loops have proper concentration.

  1. Ensure roof drains and scuppers are clear (ice buildup can cause roof failure).

  2. Check for heat loss paths that can cause ice dams. Note that snow melt on the roof during extreme cold often signals a problem.

  3. Ensure exterior lighting and cameras are functioning properly, noting that the cold can sometimes kill power supplies.

  4. If applicable: If vehicle(s)/equipment are using untreated fuel, this can prevent engines from starting/running in cold weather. Move fleet vehicles indoors or utilize engine block heaters to avoid this issue.
    • NOTE: This is a common failure point. Please reference "What to Watch for: Common Failure Points at –40°C/F" located directly above this section.

Have a Maintenance Concern?

If you have questions, would like to schedule a service call, or need assistance, please contact us anytime and our expert sales and service teams will be happy to help!

Contact Your Local BOXX Modular Branch for Assistance

Prairies Locations

BOXX Calgary

BOXX Edmonton

BOXX Regina

British Columbia Locations

BOXX Langley

BOXX Kelowna

BOXX Nanaimo

BOXX Prince George

TO HELP EXPEDITE YOUR SERVICE CALL: Please have available your unit number, site location, and site contact (name and phone number).

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