9780070400481

Provides a uniquely integrated and coordinated approach to operating and maintaining facilities that maximizes their performance at the least cost. Offers a complete picture of facility operations and maintenance--including staffing, computer controls, technical improvements, maintenance procedures, outsourcing, and repairs. Enables facility managers and engineers to anticipate and correct minor problems before they turn into expensive disasters. Reflects the practical knowledge and experience of 21 specialists in facility operations and maintenance.

Bernard T. Lewis owns and manages a facilities management consultant firm which specializes in solving problems related to facilities engineering management. His clients have included the Charles E. Smith Companies, Georgetown University, George Washington University, and Port Authority of New York. A member of the Association of Facilities Engineers, Dr. Lewis teaches engineering management, lectures on facilities management nationally and internationally, and is the author of 18 books and numerous magazine articles on facilities management and engineering.

Foreword
Preface
Contributors
Part I: Organizing for Maintenance Operations
Chapter 1-Program Organizational Structure
1.1 Responsibilities and Authority
1.2 The Facility Manager
1.3 Facility Planning
1.4 Facility Engineering and Design
1.4.1 Modification or Major Repairs
1.5 Engineering Support to the Maintenance and Operations Functions
1.5.1 Specialized Technical Services
1.5.2 Cost Reduction
1.6 Construction of Facilities and Installation of Equipment and Systems
1.6.1 Personnel in Facility Organizations-Single Project Worker-Hour Limit
1.7 Maintenance of Facilities and Systems Equipment
1.8 Preventive Maintenance
1.9 Routine Maintenance
1.10 Major Repairs
1.11 Alterations and Improvements
1.12 Housekeeping
1.13 Principles of Organization
1.13.1 Definition and Scope
1.14 Facilities Management Defined
1.14.1 Facility Management Functions
1.14.2 Organizational Prerequisites
1.15 Analyzing the Needs
1.16 Establishing Goals and Objectives
1.17 Administering the Organization
1.18 Organization vs. People
1.19 Using Titles
1.20 Performance Measurement
1.21 Organizing Considerations for Outsourcing Functions
Chapter 2-Program Operations
2.1 Designing the Maintenance Management Information System
2.1.1 What Kind of Information Do You Need?
2.1.2 Common Information Needs
2.1.3 Special Information Needs
2.1.4 Hardware and Software Requirements
2.2 Functions of the System
2.2.1 Maintenance Planning and Scheduling
2.2.2 Corrective Maintenance
2.2.3 "House Calls"
2.2.4 Projects
2.2.5 Parts Availability
2.2.6 Information System Integration
2.2.7 Use of Preventive and Predictive Information
2.2.8 Warranties Information
2.2.9 Production and Financial Support
2.2.10 Personnel Data
2.2.11 Quality Control and Quality Assurance Data
2.3 Annual Maintenance Operational Report
2.3.1 Elements of a Successful System
2.3.2 Maintenance History vs. Machinery History
2.3.3 Production and Financial Reporting
2.3.4 Quality Management Impact
2.3.5 Maintenance "Outplanning"
2.4 Maintenance Management Manual
2.4.1 Scope of the Manual
2.4.2 Maintenance Objective
2.4.3 Lines of Authority
2.4.4 Task Responsibility
2.4.5 Corrective Action
2.4.6 Regular Review of Feedback
2.4.7 Document Control
2.4.8 Regular Review of Entire System
2.5 Other Considerations
Part II: Facility Operations and Maintenance Plans
Chapter 3-Operations Plans
3.1 Management Operational Plan
3.1.1 Work Control Methods and Procedures
3.1.2 Work Control Center
3.1.3 Service Orders (SO)
3.1.4 Work Orders (WO)
3.1.5 Standing Operating Orders (SOO)
3.1.6 Preventive Maintenance (PM)
3.1.7 Work Priority System
3.1.8 Emergency Priority
3.1.9 Urgent Priority
3.1.10 Routine Priority
3.1.11 Work Approval
3.1.12 Planning
3.1.13 Scheduling
3.1.14 Execution of Work
3.1.15 Checked and Inspected
3.1.16 Closed and Cost Accounted
3.1.17 Results Recorded, Analyzed, and Measured
3.1.18 Feedback
3.2 Building Operational Plan
3.2.1 Scheduling Work
3.2.2 Shutdowns and Startups
3.2.3 Emergency Situations
3.2.4 Trouble Diagnosis and Coordination
3.2.5 Coordination with Third Parties
3.2.6 Benchmarking
3.2.7 Statistical Process Control
3.3 Comprehensive Facility Operational Plans
3.3.1 Emergency Response Plan
3.3.2 Hazardous Materials Plan
3.3.3 Refrigerant Management
3.3.4 Safety Plans
3.3.5 Fire Protection Plans
3.3.6 Labor Unrest
3.4 Facility Occupant Support Plan
3.4.1 Improving Perceptions
3.4.2 Determining Wants
3.4.3 Provide Feedback
3.5 Quality Control Plan
3.5.1 Specific QCP Objectives
3.5.2 Inspection System
3.5.3 Inspections by FD Personnel
3.5.4 Identifying and Tracking Substandard Performance
3.5.5 Correcting Deficiencies
3.5.6 Total Quality Management (TQM) Program Specifically for O&M Procedures
3.5.7 Tenant Relations Program
3.5.8 Tenant Visit Report
3.6 Summary
Chapter 4-Maintenance Plans
4.1 Equipment, Systems, and Structure Building Tours
4.1.1 Introduction
4.1.2 Purpose
4.1.3 Implementation
4.1.4 Scheduling
4.1.5 Equipment and System Logs
4.1.6 Technology
4.1.7 Staffing
4.1.8 Documentation
4.1.9 Summary
4.2 Engineered Performance Standards (EPS) Usage Plan
4.2.1 Basis for All Types of Labor Time Standards (EPS)
4.2.2 Computerization
4.2.3 Why Have Labor Time Standards?
4.2.4 Types of EPS
4.2.5 Estimate
4.2.6 Historical Work Standards
4.2.7 Direct Observed Standards
4.2.8 Published Engineered Performance Standards
4.2.9 Engineered Performance Standards
4.2.10 Management Manuals
4.2.11 Trades Manuals
4.2.12 General Services Administration: Public Buildings, Maintenance Guides and Time Standards
4.2.13 R.S. Means Maintenance Standards
4.2.14 How to Use Standards, a Step-by-Step Guide
Chapter 5-Preventive Maintenance (PM) Plan
5.1 PM Procedures
5.1.1 Dollars and Cents
5.2 Automated Program-Software
5.2.1 Getting Started with CMMS
5.2.2 Flexibility and User-Friendliness
5.2.3 Generic CMMS Function
5.2.4 Implementing a CMMS
5.3 Maintenance File Cards
5.4 Equipment History Files
5.5 Verifying Facility Inventory
5.6 Labeling Facility Equipment
5.7 Annual PM Schedule
5.8 Setting Special Schedules
5.9 Opening or Dismantling Equipment
5.10 Computerized Records and Reporting
Chapter 6-Predictive Maintenance Plan
6.1 Benefits of Predictive Maintenance
6.2 Predictive Maintenance Technologies
6.2.1 Vibration Monitoring
6.2.2 Infrared (IR) Thermography
6.2.3 Oil Analysis
6.2.4 Ultrasound
6.2.5 Integration
6.2.6 Expert Systems
6.3 Predictive Process
6.3.1 Program Startup
6.3.2 Measure Program Effectiveness
6.3.3 review and Revise Program
Chapter 7-Indoor Air Quality (IAQ) Plan
7.1 IAQ and the Contemporary Facility Manager
7.1.1 Indoor Pollutants
7.1.2 Sick Building Syndrome
7.1.3 Causes and Considerations
7.1.4 Facility Managers Go Proactive
7.2 The Proactive Facility Inspection and Sampling Techniques
7.2.1 Objectives
7.2.2 Scope of Proactive Facility Inspection
7.2.3 Analysis of Building Data
7.2.4 HVAC Inspection
7.2.5 Air Quality Tests
7.2.6 Outdoor Air
7.2.7 Water Quality Testing (Associated with HVAC Systems)
7.2.8 Drinking Water Sampling and Analysis
7.2.9 Other Tests
7.2.10 Facility Inspection Reports
7.2.11 Facility Reinspections
7.3 Avoidance Procedures
7.3.1 Preventive Operations, Maintenance, and Policy
7.3.2 Designing Healthy Buildings
7.3.3 Managing IAQ Risk within Leases
Chapter 8-Technical Improvements Plan
8.1 Total Quality Management (TQM) Program
8.1.1 TQM-What It Is
8.1.2 TQM-What It Is Not
8.1.3 Rewards to Be Reaped
8.1.4 How Does TQM Work?
8.1.5 Summary: What to Do to Keep TQM on Track
8.2 Walue Improvement Program
8.2.1 Validation of Value
8.2.2 Value Engineering
8.2.3 Synergistic Opportunities
8.2.4 Successful Value Engineering
8.2.5 Increase Value
8.2.6 Value Perceptions
8.2.7 Why Does Poor Value Occur?
8.2.8 Value Engineering Process
8.3 Energy Management Program
8.3.1 Overview
8.3.2 Mechanical Systems
8.3.3 Control Systems
8.3.4 Energy Management Programs
8.3.5 Chiller Plant
8.3.6 Hot Water Reset
8.3.7 Lighting Controls
8.3.8 Conclusions
Part III: Equipment and Systems Operations and Maintenance Procedures
Chapter 9-Equipment and Systems Operations Procedures
9.1 Equipment Inventory
9.1.1 Conditions Assessment
9.1.2 Design Assessment
9.2 Operational Requirements
9.2.1 Equipment Startup and Shutdown
9.2.2 Operational Checks
9.2.3 Lighting
9.2.4 Relamping
9.2.5 Energy Conservation
9.2.6 Use of Demand Control Ventilation
9.3 Facility Management Tools
9.3.1 Energy Management Control System (EMCS)Operations
9.3.2 Emergency and Extended FMS Operations
9.3.3 FMS Service Program
9.3.4 FMS Operating Personnel Requirements
9.3.5 Remote Control Operating Requirements
Chapter 10-Mechanical Equipment and Systems Maintenance Procedures
10.1 Preventive Maintenance Program
10.1.1 Purpose of PM
10.1.2 Practice of PM
10.1.3 Size of PM Activity
10.1.4 Definition of PM
10.1.5 Efficiency of PM
10.1.6 Engineering Input
10.1.7 Analysis of Maintenance Needs
10.1.8 Proper Use of Equipment
10.1.9 Basic Controls
10.1.10 Field Inspection Procedures
10.1.11 Feedback, Properly Supplied and Utilized
10.1.12 Labor Standards Applied to PM
10.1.13 How PM Relates to Other Routine Maintenance
10.1.14 Additional PM Program Techniques
10.2 Facilities Inspection and Maintenance Program
10.2.1 Computers
10.2.2 Reduction in Overall Maintenance Effort
10.2.3 Doing Only What Needs to Be Done
10.2.4 Plan Some Maintenance and Fire Fight the Remainder
10.2.5 Facilities Inspection and Maintenance Program Specifics
10.3 Equipment and Systems Maintenance and Repair Procedures
10.3.1 Preventive Maintenance Job Tasks
10.3.2 Publications
10.3.3 Personnel Requirements
10.4 Energy Management Control System (EMCS)
10.5 Equipment and System Warranties
Chapter 11-Electrical Equipment and System Maintenance Procedures
11.1 Introduction
11.2 Electrical Safety
11.3 Insulation Resistance Measurements
11.4 Winding Turns Ratio Measurements
11.5 Power Factor and Dielectric-loss Measurements
11.5.1 Dielectric Loss
11.5.2 Power Factor
11.6 Motion Analysis of Circuit Breakers
11.7 Insulation and Insulators, General
11.8 Insulating Liquids
11.8.1 Sampling
11.8.2 Sample Containers
11.8.3 Sampling Location
11.8.4 Sampling Procedures
11.8.5 Periodic Tests
11.9 Switchgear
11.9.1 Maintenance
11.9.2 Tests
11.10 Protective Relays
11.10.1 General
11.10.2 Construction
11.10.3 Types and Device Numbers
11.10.4 Maintenance
11.10.5 Tests
11.10.6 Cautions
11.11 Ground Fault Protection
11.11.1 Electrical Tests
11.12 Ground Fault Circuit Interrupters (GFCI)
11.13 Low-Voltage Molded (Insulated)Case Circuit Breakers
11.13.1 Electrical Tests, Energized and Carrying Load
11.13.2 Electrical Tests, Deenergized
11.14 Low-Voltage Air Circuit Breakers
11.14.1 Maintenance
11.14.2 Tests
11.15 Medium Voltage Breakers
11.15.1 Air Breakers
11.15.2 Maintenance
11.15.3 Tests
11.15.4 Vacuum Breakers
11.15.5 Maintenance
11.15.6 Tests
11.15.7 Oil Breakers
11.15.8 Maintenance
11.15.9 Tests
11.16 Switches
11.16.1 Maintenance
11.16.2 Tests
11.17 Fuses
11.17.1 Maintenance
11.17.2 Tests
11.18 Motor Control Centers and Starters
11.18.1 Maintenance, Low-Voltage Units
11.18.2 Tests, Low-Voltage Units
11.18.3 Maintenance, Medium-Voltage Units
11.18.4 Maintenance, Medium-Voltage Units
11.19 Batteries and Battery Chargers
11.19.1 Batteries
11.19.2 Battery Chargers
11.19.3 Maintenance of Batteries
11.19.4 Tests
11.19.5 Maintenance of Chargers
11.19.6 Tests
11.19.7 Cautions
11.20 Transformers
11.20.1 Power and Distribution Transformers
11.20.2 Instrument Transformers
11.20.3 Specialty Transformers
11.20.4 Control Transformers
11.20.5 Construction
11.20.6 Dry-Type Transformers
11.20.7 Liquid-Filled Transformers
11.20.8 Transformer Insulating Liquids
11.20.9 Mineral Oil
11.20.10 Askarel (PCBs)
11.20.11 R-Temp
11.20.12 Silicone
11.20.13 Perchloroethylene
11.20.14 Transformer Appurtenances
11.20.15 Maintenance, Dry-Type Transformers, As Applicable
11.20.16 tests of Dry-Type Transformers
11.20.17 Maintenance of Liquid-Filled Transformers
11.20.18 Tests for Liquid-Filled Transformers
11.21 Voltage-Regulating Apparatus
11.21.1 Step Voltage Regulators and Load Tap Chargers (LTC)
11.21.2 Induction-Type Voltage Regulators
11.21.3 Voltage-Regulating Relay System
11.21.4 Maintenance
11.21.5 Electrical Tests
11.22 Cable and Wire
11.22.1 Maintenance
11.22.2 Tests
11.23 Rotating Machines
11.23.1 Introduction
11.23.2 Safety
11.23.3 Maintenance
11.23.4 Commutator, Slip Rings, and Brush Maintenance
11.23.5 Alignment
11.23.6 Air Gap Measurement
11.23.7 Grounding Straps
11.23.8 Tests
11.23.9 Synchronous Motor Tests
11.24 Surge Arresters
11.24.1 Maintenance
11.24.2 Tests
11.25 Grounding Systems and Equipment Grounding
11.25.1 Grounding Systems
11.25.2 Equipment Grounding
11.25.3 Maintenance
11.25.4 Tests
11.25.5 Frequency of Performance
11.25.6 Personnel Qualifications
11.25.7 Tables of Values
Chapter 12-Outsourcing Considerations
12.1 Recommended Tasks for Questioning
12.2 Other Considerations
12.2.1 Can You Motivate Contract Maintenance Workers?
12.3 The Advantages and Disadvantages of Outsourcing
12.3.1 Advantages
12.3.2 The Disadvantages of Outsourcing
12.4 Contract Services
12.5 Quality
12.6 Flexibility
12.7 Reduced Capital Expenditures
12.8 Employing Specialty Contractors
12.9 Selecting an Outsouring Source
12.10 Judging Abilities of an Outsourcing Firm
12.11 Responsibility of Outsource Firm Administration and Control
12.12 Outsource Contract Administration
12.12.1 Negotiating the Outsource Contract
12.12.2 Specification of Services: Responsibility for Communications, Supplies, Materials, Equipment, and Utilities
12.12.3 Certified Outsource Firm Personnel to Be Used
12.12.4 Scheduling Work and/or Reporting Requirement
12.12.5 Supervision of Contractual Execution
12.12.6 Conclusion
Chapter 13-General Cleaning in Today's Modern Facility Environment
13.1 General
13.2 Types of Cleaning
13.3 Cleaning Program
13.4 Staffing
13.5 Job Descriptions
13.6 Quality Control
13.7 Waste Management Program
Chapter 14-Landscaping Services
14.1 General Responsibilities of the Contractor
14.2 Selecing a Contractor and the Bidding Process
14.3 Lawn Maintenance
14.3.1 Mowing and Trimming
14.3.2 Weed Control and Pests
14.3.3 Fertilization
14.3.4 Dethatching and Aeration
14.3.5 Overseeding
14.4 Maintenance of Trees, Shrubs, and Other Plantings
14.4.1 Mulch and Weed Control
14.4.2 Pruning
14.4.3 Fertilization
14.4.4 Cleanup
Chapter 15-Elevator and Escalator Equipment and Systems Maintenance and Repair Services
15.1 Introducion
15.2 Operating Instructions
15.2.1 Elevators
15.2.2 Freight Elevators
15.2.3 Hand Elevators
15.2.4 Hand-Operated Dumbwaiters
15.2.5 Hand- and Power-Operated Dumbwaiters
15.2.6 Wheelchair Lifts
15.2.7 Escalators and Moving Walks
15.2.8 ADA Signage (American Disabilities Act)
15.2.9 Additional Signage
15.2.10 Equipment Identification Signs
15.3 Maintenance of Equipment
15.3.1 Definitions and Terminology
15.3.2 Contracted Maintenance
15.3.3 In-House Maintenance
15.3.4 Removing Equipment from Service
15.4 Monitoring Equipment Performance
15.4.1 What to Monitor
15.4.2 Callback and Downtime Performance
15.5 Monitoring Maintenance Performance
15.6 Improving Safety and Limiting Liability
15.7 Modernization of Equipment
15.7.1 Why, When, and What to Modernize
15.7.2 How to Select a Modernization Contractor
Chapter 16-Water Treatment Services
16.1 Facility Water Systems
16.1.1 Air-Conditioning Systems
16.1.2 Heating Systems
16.1.3 Humidification Systems
16.1.4 Potable Water Systems
16.1.5 Principles of Water Treatment
16.2 Obtaining Water Treatment Services
16.2.1 Contracted Services vs. In-House Water Treatment
16.2.2 Full-Service Water Treatment
16.2.3 Support Service Water Treatment
16.2.4 The Role of Consultants in Contracted Water Treatment Services
16.3 Installing a New Water Treatment Program
16.3.1 Selecting a Water Treatment Vendor
16.3.2 Water Treatment Specifications
16.4 Managing a Facility Water Treatment Program
16.4.1 Service Programs
16.4.2 Evaluating Water Treatment Program Performance
16.4.3 Cleaning Water System Equipment and Piping
Chapter 17-Architectural, Structural, and Sustaining Maintenance and Repair for Structures
17.1 Introduction
17.2 Information for Maintenance and Repair Systems and Work Control
17.3 Human Resources
17.4 Customer and Occupant Interaction
17.5 Scheduling
17.6 Work Documentation
17.7 Safety
17.8 Planning and Estimating
17.9 Quality Control and Customer Satisfaction
Appendix: Supplementary Practices and Procedures
Preliminary Practices
Identifying Problem Areas
Organizational Plans
Management by Objectives
Training
Staff Development
Model of Administrative Action Needed to Set Goals for Optimum Personnel Utilization
Materials Management
Parts, Supplies, and Materials-Storage, Location, and Distribution
Relationship with Purchasing
Budgets and Costs
Identification, Preparation, and Administration of the Facility Department Budget
Capital Investment Analysis
Safeguarding the Facility
Applied Biology
Corrosion Protection
Operations Research-Techniques
Glossary
Index

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Facility Manager's Operation and Maintenance Handbook

Facility Manager's Operation and Maintenance Handbook

0070400482

Summary

Author Biography

Table of Contents

Preface

Contributors

Part I: Organizing for Maintenance Operations

Chapter 1-Program Organizational Structure

1.1 Responsibilities and Authority

1.2 The Facility Manager

1.3 Facility Planning

1.4 Facility Engineering and Design

1.4.1 Modification or Major Repairs

1.5 Engineering Support to the Maintenance and Operations Functions

1.5.1 Specialized Technical Services

1.5.2 Cost Reduction

1.6 Construction of Facilities and Installation of Equipment and Systems

1.6.1 Personnel in Facility Organizations-Single Project Worker-Hour Limit

1.7 Maintenance of Facilities and Systems Equipment

1.8 Preventive Maintenance

1.9 Routine Maintenance

1.10 Major Repairs

1.11 Alterations and Improvements

1.12 Housekeeping

1.13 Principles of Organization

1.13.1 Definition and Scope

1.14 Facilities Management Defined

1.14.1 Facility Management Functions

1.14.2 Organizational Prerequisites

1.15 Analyzing the Needs

1.16 Establishing Goals and Objectives

1.17 Administering the Organization

1.18 Organization vs. People

1.19 Using Titles

1.20 Performance Measurement

1.21 Organizing Considerations for Outsourcing Functions

Chapter 2-Program Operations

2.1 Designing the Maintenance Management Information System

2.1.1 What Kind of Information Do You Need?

2.1.2 Common Information Needs

2.1.3 Special Information Needs

2.1.4 Hardware and Software Requirements

2.2 Functions of the System

2.2.1 Maintenance Planning and Scheduling

2.2.2 Corrective Maintenance

2.2.3 "House Calls"

2.2.4 Projects

2.2.5 Parts Availability

2.2.6 Information System Integration

2.2.7 Use of Preventive and Predictive Information

2.2.8 Warranties Information

2.2.9 Production and Financial Support

2.2.10 Personnel Data

2.2.11 Quality Control and Quality Assurance Data

2.3 Annual Maintenance Operational Report

2.3.1 Elements of a Successful System

2.3.2 Maintenance History vs. Machinery History

2.3.3 Production and Financial Reporting

2.3.4 Quality Management Impact

2.3.5 Maintenance "Outplanning"

2.4 Maintenance Management Manual

2.4.1 Scope of the Manual

2.4.2 Maintenance Objective

2.4.3 Lines of Authority

2.4.4 Task Responsibility

2.4.5 Corrective Action

2.4.6 Regular Review of Feedback

2.4.7 Document Control

2.4.8 Regular Review of Entire System

2.5 Other Considerations

Part II: Facility Operations and Maintenance Plans

Chapter 3-Operations Plans

3.1 Management Operational Plan

3.1.1 Work Control Methods and Procedures

3.1.2 Work Control Center

3.1.3 Service Orders (SO)