Operations and Maintenance Flashcards
A systematic management process of planning and budgeting for known future cyclical repair and replacement requirements that extend the life and retain the usable condition of facilities and systems, not normally contained in the annual operating budget. Includes major activities that have a maintenance cycle in excess of one year (e.g., replace roofs, paint buildings, resurface roads).
Capital Renewal/Replacement
A comparative industry indicator/benchmark used to indicate the relative physical condition of a facility, group of buildings, or entire portfolio “independent” of building type, construction type, location, or cost.
Facilities Condition Index (FCI Index)
Total dollar amount of existing maintenance repairs and required replacements (capital renewal) that were not accomplished when they should have been, not funded in the current fiscal year, or otherwise deferred.
Deferred Maintenance (DM) Backlog
Instead of periodic and stand-alone studies of elements of the capital needs of an institution, this model defines six phases of an integrated and comprehensive (“soup-to-nuts”) planning process.
Strategic Capital Development Model
Continuous systematic approach to identifying, assessing, prioritizing, and maintaining the specific maintenance, repair, renewal, and replacement requirements for all facility assets.
Facilities Condition Assessment
Method of assessing existing buildings and infrastructure to measure the extent of maintenance backlogs.
Facilities Audit
Periodic recurring costs for replacement/renewal projects and one-time funding for improvements and programmatic projects.
Recapitalization
The plumbers report to one supervisor, the electricians to another, and the HVAC mechanics to another. The trade staff is then dispatched to jobs in any facility from the central pool of resources.
Trade Based/Central Shop Organization
Assigns a mixture of trade expertise to care for a specific set of buildings.
Zone Based Organization
Structured around the type of work. One work group performs the preventive maintenance, while another group responds to service calls.
Function Based Organization
A customer is charged a predetermined hourly rate for labor plus the cost of materials and equipment needed for a job.
Time and Material Agreement
Useful when there is a hard limit on the funds available.
Fixed Price Agreement
Sets an upper limit on the cost to the fund provider, but allows for a lower cost when a project goes well.
Guaranteed Maximum Price Agreement
Defines a value for a unit of work such as the cost of excavating a cubic yard of rock or installing a foot of six-inch water main.
Unit Rate Agreement
The annual value of maintenance and repair (M&R) divided by the facility’s current replacement value (CRV).
Maintenance Reinvestment Rate (MRR)
Documents past and current practices, and determines the effectiveness of those practices in supporting the mission of the department and institution.
Custodial Audit
One custodian is assigned to clean a certain area, such as two floors of a building, day after day.
Zone Cleaning
A crew goes into a building, with perhaps four people cleaning eight floors. They work together to accomplish the tasks, literally sweeping through the building from top to bottom.
Crew or Gang Cleaning
Assigned specialists flow through spaces to be cleaned.
Team Cleaning
Take the total number of square feet (e.g., 100,000 square feet) and divide by an expected productivity standard, such as 25,000 square feet per custodian, per day.
Raw Square Footage Staffing Method
Based upon a complete inventory of every fixture in a building and how long it takes to clean each fixture based on industry standards.
Fixture Staffing Method
An inventory is taken of all room types, the tasks to be completed, the frequency of those tasks, and the times needed to accomplish those tasks.
Type of Space Staffing Method
On-hand inventories are reduced and materials are made available through arrangements or contracts with vendors, either on a scheduled basis or on short notice as needed.
Just In Time
Measures biological activity present in all living cells on earth.
ATP Meter
Each team member holds the whole team accountable.
Self-Directed Cleaning
The campus is divided into conveniently sized zones, usually 300,000 to 1,000,000 square feet, and a team of multitrade-skilled craftspersons is assigned to each zone.
Zone Maintenance
The expected loss from a fire of a given severity.
Fire Risk
The physical assets of a university (buildings and infrastructure) require capital to create (Birth), annual operating funds to maintain (M&O), periodic capital to replace worn out or obsolete components (Recapitalization), and capital funds to eventually dispose of the assets (Burial).
Total Cost of Ownership (TCO)
A condition or set of conditions that could lead to the start or spread of a fire.
Fire Hazard
Used in low-rise, 2-5 story buildings.
Hydraulic Elevators
Used in low to mid-rise, 5-15 story buildings.
Geared Traction Elevators
Used in low to mid-rise, 4-20 story buildings.
Machine Room Less Elevators
Used in high-rise, 12-100+ story buildings.
Gearless Traction Elevators
Uses mono-flow T-fittings to divert the water from the main into the radiator and then back into the same main.
One-Pipe System
Most common system for heating and cooling. Has a supply main and a return main, with pipe sizes that vary based on the water flow within each portion of the system.
Two-Pipe System
Generally takes place in a condenser. The condenser transfers the heat from the refrigeration cycle to the heat sink, and finally to either water or air.
Heat Rejection
One of the oldest and most popular refrigeration systems.
Direct Expansion System
A measurement of the amount of real power that is used, divided by the total amount of power, both borrowed and used.
Power Factor
Electrical energy that is consumed by a component, circuit, device, piece of equipment, or system that is connected to a source of electric power, in order to perform its functions.
Load
Device used to store an electric charge, consisting of one or more pairs of conductors separated by an insulator.
Capacitors
Highest level of mechanical protection wiring made of heavy-wall steel.
Rigid Galvanized Conduit
Lighter and less expensive than Rigid Galvanized Conduit.
Electric Metal Tubing Conduit
Electric current can flow freely, whereas in an insulator it cannot.
Conductor
Simplest type of automatic system that requires little maintenance. This system contains water under pressure at all times and connects to the water supply.
Wet Pipe Sprinkler System
To control the speed of an AC (Alternating Current) motor (make it go faster or slower), you have to increase or decrease the frequency of the AC supply.
Variable Frequency Drive
Keeps water out of the sprinkler piping until a fire actuates a sprinkler.
Dry Pipe Sprinkler System
Saturates the area where a fire originates by discharging water from all open sprinklers in the system. Protects highly hazardous occupancies.
Deluge Sprinkler System
A dollar invested should save $20 in operating costs and gain $200 in productivity over the life of the building.
1:20:200
Includes an estimate of the types of resources, in both personnel and equipment, available between law enforcement agencies on campus.
Mutual Aid Agreement
Delineates areas of responsibility for the local law enforcement agency contracted to provide services for an institution.
Letter of Understanding
The anticipation, recognition and appraisal of a crime risk and the initiation of some action to remove or reduce it.
Crime Prevention
Program in which students are taught how to protect their property. This includes such advice as keeping valuables out of sight when they are not being used, recording serial numbers and model numbers for all purchased equipment, and reporting suspicious activity.
Property Safety Awareness
Ways to prevent crime by designing a physical environment that positively influences behavior. This includes natural access control, natural surveillance, territoriality, and maintenance. Specific techniques include street and security lighting, landscaping, barriers, and target hardening.
Environmental Design for Safety
Relies on masonry walls to support floor and roof structural members.
Wall Bearing Building Type
Consists entirely of freestanding columns braced by horizontal beams at each floor level.
Reinforced Concrete Building Type
Relies on a post-and-beam approach to design, and is built as a free-standing structure before the exterior walls are placed.
Structural Steel Building Type
Either steel or concrete covered by a tensile fabric system. The fabrics used in this type of system carry loads generated only from tension.
Tensile Structure Building Type
Simple concrete footings bearing on the ground to support concrete foundation walls or grade beams above them.
Spread Footings
Many concrete framed buildings have concrete floor systems that are poured in place as an integral part of the overall structural system.
Monolithic Concrete Floor System
Set in place by a crane and anchored to the supporting beams.
Precast Concrete Floor System
Curtain walls faced with precast concrete units provide a good, permanent exterior building face.
Precast Concrete Unit Wall Type
Any exterior wall suspended from floor to floor on the structural frame of the building.
Curtain Wall Type
Constructed by placing alternate layers of saturated felt paper and hot asphalt or bitumen; the roof is coated with a poured layer of hot asphalt on the top layer of felt with the hot liquid asphalt or bitumen added.
Built-Up Roof
Factory-made sheet system from a single material or a laminated material. The sheets are shipped in a large continuous roll, are cut to fit field conditions, and then are placed over an insulating substrate on the roof.
Single-Ply Roof
Mechanical device intended to reduce energy consumption by regulating the amount of ventilation airflow being introduced to the building and controlling the building static pressure by using cool outside air as a means of cooling the indoor space.
Economizer
Information needed to measure the result of a change that has been made within a building control system.
Feedback
An electronic device analogous to a thermostat but this device responds to relative humidity, not temperature.
Humidistat
Provides visual images of the various controlled systems with data directly readable on the screen.
Graphical User Interface (GUI)
Contains quantitative information about the campus landscape, such as the square footage of lawns, planting beds, and perennial beds.
Land Use Inventory
Allows the irrigation system to turn itself on and off at certain times of the day and controls the length of time each area is watered.
Rain Sensor
Should only be done to remove dead or damaged branches, retain original plant shape, control the size of the plant, or renew the plant.
Pruning
Causes a roof effect and reduces the chances of air and water reaching the roots of the grass plants. Mowing frequencies and other cultural practices can reduce the buildup.
Thatch
Ranges from loose gravel to hand-laid tile or exposed aggregate surfaces. A common problem is the lack of drainage.
Paved Surfaces
Multidimensional approach to pest management that evolved to address the ecological, social, and economic implications of overreliance on chemical pest control.
Integrated Pest Management (IPM)
A system designed to issue preventive maintenance (PM) work orders automatically, typically based on elapsed time. This information is intended to help maintenance workers do their jobs more effectively and to help management make informed decisions.
Computerized Maintenance Management System (CMMS)
A building system designed to address the following needs: humidity and temperature control, fresh air, and ventilation for human thermal comfort.
Heating, Ventilation, and Air Conditioning (HVAC)
Creates a common language for facilities professionals to use when making a direct correlation between appearance levels and staffing.
APPA’s Levels of Appearance
deliberate process in which a scope of work is identified, selected, planned, scheduled, executed, closed and critiqued.
Work Order/Management System
A systematic study of the waste disposal process. Represents the life cycle of waste from when it comes on to campus until its eventual disposition.
Waste Stream Analysis
The total expenditure in current dollars required to replace any facility at the institution, including construction costs, design costs, project management costs, infrastructure costs and project administrative costs.
Current Replacement Value (CRV)
Requires an integrated approach that relies on the hierarchy of reduction, reuse, recycling, and disposal to effectively manage an institution’s municipal solid waste.
Municipal Solid Waste Management (MSW)
Provide a cheap insurance policy for new plant and turf installation but also serve as a potential source of labor and dollar savings over time.
Irrigation Systems
Consists of any discarded or abandoned materials. Can be solid, liquid, semi-solid or containerized gaseous material.
Solid Waste
The designation of approved disposal sites for various categories of MSW, including recyclables, by local or state authorities.
Flow Control
Entails considering the type, location, and quantity of wastes generated and the available disposal options. At the core of this approach is the notion that not all wastes are created, nor should they be disposed of, equally.
Integrated Approach to Waste
Planning, ranking, and considering risks in an open manner allows employees to buy into a process by which limited resources can be used effectively to control the risks.
Risk Management
Risk management safety program that provides an effective means of creating and enhancing communication, establishing or suggesting training requirements, procedures and programs.
Safety Committee
Can cause injury, death, or damage, or pollute air, land, or water; and may be ignitable, corrosive, reactive, or toxic.
Hazardous Waste
