CH 10 Building operation and maintenance Flashcards
What is operation?
Process of activities that enables building to function utilities, electrical plumbing, hvac
What is maintenance?
Activities required to keep building and operating systems in proper and safe conditions.
What are four most significant operation responsibilities?
- Scheduling
- monitoring
- troubleshooting
- Documentation
What is primary objective of scheduling?
Establish when equipment should be turned on and off
What is monitoring?
Periodically checking performance of systems and equipment
What is log and why is it important?
Becomes record of performance data when these readings are taken and recorded on reoccurring schedule.
What is troubleshooting?
Abnormal condition is identified during monitoring.
A diagnostic process ensures to determine cause.
What are four important sources of operating documentation?
- Tech library
- SOP (standard operation procedures)
- Operating logs
- O & M reports and records
What should a technical library include?
- drawings
- vendor manuals
- test and cert reports
- occupant request
- warrantees
What is standard operating procedure (SOP)
Outlining function of equipment, including sequence of operations and operating schedules
What is the first step for establishing a standard operating/procedure?
Inspect, inventoried and assigned a unique number.
What are 3 types basic types of operating logs?
- Daily operating logs
- utility logs
- equipment operating logs
What is a contingency planning?
Any possible occurrence, how it could affect property and how personal should react.
What should the first response in any building emergency?
Promptly notify tenants and authorities
What is the proper order of concerns in an emergency/?
Peoples safety
Why is maintenance necessary?
Assure continuous performance and to minimize operating cost.
What are primary enemies of operating equipment?
- heat
- moisture
- dirt
- water
What is wear and what accelerates it?
Gradual erosion or using up of component material.
Presence of dirt, moisture or heat
What must be considered when planning a maintenance program?
Consequences of failure on normal operation.
What are benefits of proper maintenance of a building and its operating equipment?
- prolonged equipment life
- reduced complaints
- efficient operation
What is breakdown maintenance?
No maintenance. Runs until equipment fails
What is service maintenance?
Meet manufacturers basic recommendations. minimal skill. filters belts grease
What is preventative maintenance?
Ensure continued efficient operation and prevent interruption regardless of condition
What is predictive maintenance?
Approved nondestructive procedures to analyze conditions -inferred - hot spot breaker
What are 3 ways to track preventive maintenance?
- Manual systems
- board systems
- CMMS’S (computerized maintenance)
When is it best to use a manual system?
Smaller buildings with up to 10 pm per week
Specifications for maintenance activities involve which two components?
- task - Inspecting, cleaning lubricating
- frequencies
What are 2 categories of spare parts?
- Consumable - filters, belts, light bulbs
- Critical - could fail and are necessary to keep equipment running
What is an alternative to keeping important parts in stock?
Knowing part is readily available at local supplier.
