Central Alabama Community College Preventative Maintenance Plan July 2013

Transcription

1 Central Alabama Community College Preventative Maintenance Plan July 2013 Introduction Central Alabama Community College is a multi-campus institution with three locations. Alexander City and Childersburg are each assigned a Facility Manager and Talladega has a Maintenance Supervisor. This is necessary to meet the unique challenges of a multi-campus institution. The two Facility Managers and the Maintenance Supervisor report directly to the Executive Vice President/CFO of the college. The purpose of the maintenance department is guided by the mission of Central Alabama Community College; to provide quality, customer-driven educational opportunities to enhance the lives of those we serve. The maintenance staff maintains all college facilities and grounds to provide a clean and safe, yet stimulating environment for all students and personnel. The activities of this department include, but are not limited to, maintaining grounds and facilities, and ensuring the environmental wellbeing of those who attend class and visit each campus. Maintenance personnel also assist in the plans and designs for future plant expansion and modification. This requires the coordinated efforts of housekeeping, grounds keepers, general maintenance, the instructors, and support personnel to include the following: Table of Contents I. HVAC ll. Plumbing/Electrical lll. Buildings lv. Grounds

2 l. HVAC Preventive Maintenance Program Section 1- Overview and Purpose Section 2- Implementation Section 3- Calendar Planning Section 4- Record Keeping Section 5- Other Duties

3 Section 1: HVAC Overview Proper climate control of our buildings is crucial to the overall comfort and learning experience of our students, faculty and staff. In order to accomplish this, all HVAC equipment and climate controls must be properly maintained. We are implementing this HVAC preventive maintenance program, to insure reliable and efficient operations of HVAC equipment and we want to reduce the likelihood of HVAC equipment failure.

4 Section 2: HVAC Implementation After initial assessment of all HVAC equipment, we have taken the following steps to aide in the success of this program. 1. Equipment identification- All equipment and its associated pieces and controls, have been located and labeled. This will help to reduce the time needed to find equipment during our maintenance routine or in the event a breakdown occurs. 2. Equipment Documentation- All equipment model numbers, serial numbers, data ratings and manufacturer information are recorded and filed for easy access to maintenance personnel. 3. Equipment life expectancy evaluation- all equipment has been mechanically inspected and evaluated for potential replacement. This information is documented and submitted for budget considerations.

5 Section 3: HVAC Calendar Planning The following schedule is followed during routine maintenance of HVAC equipment. JANUARY 1. Change all air filters in all units. 2. Check bearings and belts on all air-handling units. 3. Check boilers and circulatory pumps for leaks. 4. Check operation off all VAV boxes in Building for proper airflow. 5. Check all zones and controls for accuracy. FEBRUARY 1. Check all oil circulating pumps and motors. 2. Check bearings and belts on all air-handling units. 3. Check boilers and circulatory pumps for leaks. 4. Lubricate all units to manufacturers' specs. 5. Check all VAV boxes in Building for proper airflow. 6. Check all zones and controls for accuracy. MARCH 1. Change all air filters in all units. 2. Check bearings and belts on all air-handling units. 3. Check boilers and circulatory pumps for leaks. 4. Lubricate all units to manufacturers' specs. 5. Check all VAV boxes in Building for proper airflow. 6. Check all zones and controls for accuracy.

6 APRIL 1. Check bearings and belts on all air handling units. 2. Check boilers and circulatory pumps for leaks. 3. Service all compressed air devices according to manufacturers' specs. 4. Clean condenser coils on Chiller at Building. 5. Create backup for energy management programs. MAY 1. Change all air filters in all units. 2. Check all oil circulating pumps and motors. 3. Check bearings and belts on all air-handling units. 4. Lubricate all units to manufacturers' specs. 5. Check all zones and controls for accuracy. 6. Clean condenser coils on Chiller at Building. 7. Clean condenser coils on all small condensing units and self-contained packaged units. JUNE 1. Check bearings and belts on all air-handling units. 2. Check belts and lubricate all exhaust fans. 3. Clean and service all IT server room units. 4. Clean condenser coils on Chiller at Building. 5. Clean condenser coils on Chiller at Building. 5. Clean condenser coils on Chiller at Building.

7 JULY 1. Change all air filters in all units. 2. Check all oil circulating pumps and motors. 3. Check bearings and belts on all air handling units. 4. Clean and organize all mechanical rooms. 5. Inventory spare parts and materials. 6. Clean condenser coils on Chiller at. 7. Clean condenser coils on Chiller at. AUGUST 1. Check all oil circulating pumps and motors. 2. Check bearings and belts on all air-handling units. 3. Lubricate all units to manufacturers' specs. 4. Check all VAV boxes in Building. 5. Check all zones and controls for accuracy. SEPTEMBER 1. Change all air filters in all units. 2. Check bearings and belts on all air-handling units. 3. Check all VAV boxes in Building. 4. Lubricate all units to manufacturers' specs. 5. Clean condenser coils on Chiller at Building. 6. Clean condenser coils on Chiller at. 7. Drain down and clean boilers

8 OCTOBER 1. Check bearings and belts on all air-handling units. 2. Check boilers and circulatory pumps for leaks. 3. Check all VAV boxes in Building. 4. Check all zones and controls for accuracy. 5. Clean condenser coils on Chiller at. NOVEMBER 1. Change all air filters in all units. 2. Check oil for all circulating pumps and motors.. 3. Check bearings and belts on all air handling units. 4. Lubricate all units to manufacturers' specs. 5. Check boilers and circulatory pumps for leaks. 6. Check all zones and controls for accuracy. DECEMBER 1. Check bearings and belts on all air-handling units. 2. Check boilers and circulatory pumps for leaks. 3. Verify all heating cables are operational. 4. Lubricate all units to manufacturers' specs. 5. Check oil on all circulation pumps and motors.

9 Section 4: HVAC Record Keeping All preventive maintenance done on HVAC equipment is recorded in a log book dedicated to the associated equipment. This log book includes all associated data of the equipment s past history of performed maintenance, and any special notes of the needs of that equipment. This is logged and dated by the person performing the work. Any additional repairs or maintenance needed to be performed on the equipment is recorded in the log and brought to the attention of the acting supervisor who would then schedule the work to be done. A sample sheet from one of the logbooks is included in this packet for review.

10 Section 5: HVAC Other Related Duties In addition to the HVAC maintenance duties' other work carried out on a day to day basis includes: 1. Repair of existing equipment. 2. Replace existing equipment when needed. 3. Monitor and adjust energy management controls. 4. Input and changes of class schedules and temperature settings in energy management controls. 5. Consult and advise subcontractors who perform work at Central Alabama Community College. 6. Monitor and respond to climate control issues after hours. 7. During building remodels design and modify existing HVAC equipment. 8. Participate in continuing education and research in trade related topics. 9. Cooperate with other trades in performing tasks that require additional manpower. 10. Represent Central Alabama Community College in a professional manner in order to promote growth and harmony while maximizing the educational experience of the students we serve.

11 ll. Plumbing/ Electrical Daily Preventative Activities 1. Arrive prior to daylight and check each exterior Street Light, Pole Light and Building Wall Light. Check that all Lamps and/or Ballasts are changed when found not working. Bi-Weekly/Weekly Activities 1. Check and maintain Sewer Lift Station. Monthly Activities 1. Check and maintain emergency lights and ballasts in all buildings. 2. Check all bathrooms throughout the campus that hot water is working, there are no leaks and if leaks, make needed repairs. 3. Make sure all exit lights are working properly in all buildings. 4. Visually inspect all Electrical Rooms in all Buildings. Periodically/Seasonal 1. Check water pressure for correct pressure. 2. Check for correct incoming voltage to Buildings. 3. Check Sewer Manholes to detect any potential problems that could affect sanitary systems. 4. Drain irrigation systems and heads that could be in danger of freezing. Annual 1. Check and inspect Fire Alarm Panels and Fire Sprinkler systems. As Needed Basis Work orders are generated by Campus Staff and routed to the Maintenance Department for new circuits to meet ever changing Educational and Program needs. These Work Requests are prioritized based on Life Safety as the most important and are dealt with and resolved immediately. All other requests are addressed in a timely fashion.

12 lll. Buildings Janitorial A. Classrooms/Labs DAILY 1. Empty all trash receptacles; damp clean, sanitize exterior and replace liners from contractor s supply. 2. Clean to hand height (70") glass partitions and glass doors. 3. Clean walls to hand height (70"). 4. Dust mop, sweep and/or vacuum floors. 5. Spot clean carpet and composition floors. 6. Sanitize all desks, tables, and counter tops. 7. Erase and clean all chalk boards, white boards and clean trays. WEEKLY 1. Sweep baseboards, around corners and under desks. 2. Clean fingerprints from doors, frames, light switches, kick plates, handles, and railings. 3. Dust/clean intake vents. 4. Clean window ledges. 5. Mop composition and tile floors. 6. Dust above hand height. 7. Spray buff floors. SEMI-ANNUALLY 1. Shampoo upholstered furniture 2. Renovate and refinish composition floors (apply five (5) coats of finish) or as needed. 3. Shampoo carpets. Semi-annually waxing needs to be done during the end of spring semester and start of summer, and again at the end of the fall semester and the start of spring.

13 B. LOBBY, COMMON AREA, LOUNGE AND VENDING AREAS DAILY 1. Clean door glass. 2. Empty and clean all trash receptacles. 3. Dust and spot clean all furniture. 4. Clean and polish all metal door handles. 5. Clean walls to hand height. 6. Clean directory boards. 7. Clean and sanitize water fountains. 8. Vacuum and spot clean all entrance mats. 9. Dust mop, mop all composition and tile floors. 10. Vacuum carpets. 11. Clean all outside entrance of leaves, trash, and gum for 30 from around entrance. WEEKLY 1. Spray buff composition floors. 2. High dust above hand height all horizontal surfaces including any shelves, moldings, ledges, pipes, ducts, vents, and heating outlets. 3. Clean baseboards, along walls, and corners. 4. Clean intake vents. 5. Clean entrance mats, (vacuum, pressure wash, or shampoo).

14 SEMI-ANNUALLY 1. Renovate and refinish composition floor (apply five (5) coats of finish) or as many as needed. 2. Shampoo all upholstered furniture and wash vinyl furniture. C. 0FFICE AREA/C0NFERENCE ROOMS DAILY 1. Empty wastebaskets and replace liners as needed. 2. Dust furniture tops, chairs, exposed filing, cabinet, bookcases, and shelves. 3. Sanitize all telephones. 4. Sanitize counter tops. 5. Vacuum and spot clean carpets. 6. Sweep and spot mot composition or tile floors. 7. Clean door glass and partition glass. 8. Clean and sanitize water fountains. 9. Low dust all surfaces to hand height (70"). WEEKLY 1. High dust all horizontal surfaces, including shelves, moldings, ledges, pipes, ducts, and heating outlets. 2. Sweep, dust or vacuum around and under desk, baseboards, and corners. 3. Clean or dust desk tops (where possible). 4. Spray buff all composition floors. 5. Remove dust and cobwebs from ceiling area. 6. Clean entrance glass and remove fingerprints from door frames, light switches, kick push plates, handles and moldings around doorways.

15 MONTHY 1. Dust blinds. 2. Remove bugs out of light fixtures. SEMI-ANNUALLY 1. Renovate and refinish all composition floors (apply five (5) coats finish) or as many as needed. 2. Clean upholstered furniture. 3. Shampoo carpets. D.RESTROOMS 1. Clean and sanitize all vitreous fixtures including toilet bowls, toilet seats, urinals, and hand basins. 2. Clean and sanitize all flush rings, drains, and overflow outlets. 3. Clean and polish all chrome fittings, glass and mirrors. 4. Mop floors with disinfectant. 5. Empty, Clean and sanitize exterior of all trash and feminine hygiene containers. 6. Clean and Sanitize metal partitions and window sills. 7. Remove spots, stains, splashes, from wall area adjacent to hand basins. 8. Remove fingerprints from doors, frames, light switches, handles, and etc. 9. Dust above hand height including sills, moldings, ledges, shelves, frames, ducts, and ducts. 10. Spot clean tile walls. WEEKLY 1. Machine scrub floors. 2. Wash and sanitize all tile walls.

16 3. Clean all vents and returns. E. STAIRWELLS DAILY 1. Sweep and mop stairs and landings. 2. Clean exit doors. 3. Clean and sanitize hand rails, window sills, and door handles F. ELEVATORS DAILY 1. Sweep, mop and or vacuum floors. 2. Clean and sanitize key board panel inside and outside. 3. Clean interior walls and doors. WEEKLY 1. Clean door tracks. SEMI ANNUALLY 1. Refinish composition floors (apply five (5) coats of finish, mop and scrub tile or shampoo carpets, as needed. G. KITCHENS DAILY 1. Sweep and mop composition floors. 2. Spot clean and vacuum carpets. 3. Clean and sanitize tables, chairs and counters. 4. Empty trash containers and replace liners.

17 5. Clean exterior of trash container. 6. Clean sinks, wipe interior and exterior of microwave, top of stove and vent hood. 7. Spot clean walls. 8. Sanitize exterior of trash cans. WEEKLY 1. Clean interior of oven. 2. Spray buff composition floors. 3. Clean interior of trash containers. SEMI-ANNUALLY 1. Refinish composition floors (apply five (5) coats of finish or as many as needed. 2. Shampoo carpets.

18 General Maintenance 1) Elevators- Check every elevator on Alexander City campus to insure proper working condition. Each Elevator is inspected by the State of Alabama each year to insure Public safety. 2) Automatic door openers. Each automatic door opener is inspected weekly to insure proper functioning and repaired as needed. 3) All restroom partitions are checked monthly to insure proper functioning and repairs are made when needed. 4) Inspect both concrete and concrete paver sidewalks monthly and make necessary repairs. 5) Keying down all panic devices daily to maintain and extend life of devices. 6) Replace batteries in automatic door openers during annual inspection. Perform semiannual inspection of all computer operated lock sand keypad locks. 7) Perform semiannual inspection of all locks to catch potential problems and extend life of latching and locking mechanisms. 8) lnspect classroom, office and common area paint finishes on a semiannual basis and re-paint when appropriate. 9) Inspect exterior of Buildings on an annual basis for potential problems and make necessary repairs as needed. 10) lnspect all roofs on an annual basis for wear and potential problems and make necessary repairs.

19 lv. Grounds January Prune Shrubs. Remove dead wood. Remove leaf-litter from lawn areas. Mulch beds. Spray herbicides on winter weeds. Take soil samples. February Pre-emerge herbicides to lawns and beds. Spot spray weeds w/roundup. Establish a good edge on beds. March Dethatch lawn areas. Mow and trim lawn areas. Litter removal. Reseed lawn areas. Hand weed beds. April Aerate sod areas. Fertilize lawns. Lime lawn areas.

20 Mow and edge lawn areas. Fertilize shrubs trees and ground cover. Cultivated and weed all planted areas. Clean up litter and leaves, etc. lnspect all planted areas and materials. Spot spray weeds. Water lawn areas and plants. Prune shrubs after blooming. May Prune and fertilize after blooming. Mow, edge and trim. Spot spray and hand weed beds. Pick up litter. Prune shrubs and hedges to keep shape and form. Seed any Bermuda grass where damaged areas. Prune dead plants and fertilize for seasonal color. June-July Mow, edge, and trim lawn areas. Hand weed flower beds. Spot spray beds. Clean up litter. Prune shrubs, hedges to keep form and shape. Check beds for mulch replacement.

21 August Mow, edge, and trim. Hand weed flower beds. Spot spray weeds. Clean up litter Prune shrubs and hedges to keep shape and form Fertilize all lawn areas and beds. Replace mulch as needed. Prune dead plants, and fertilize for seasonal color. September Mow, edge and trim. Hand weed flower beds. Clean up litter. Prune shrubs, hedges to keep shape and form. Apply pre-emergent to all Bermuda or zoysia areas. Apply pre-emergent to all beds. Fertilize fall color beds. Remove old summer bed color. Take soil test. Aerated sod areas. Dethatch as needed. Remove leaf and litter.

22 October Mow, edge and trim. Clean up litter and leaves. Prune damaged plants. Remove leaves from planted and lawn areas. Seed rye grass for winter color. Fertilize cool season grasses. Prune dead plants and fertilize for seasonal color. November Clean litter and leaves from lawn and parking lots. Mow, edge and trim lawn areas where needed. Check mulch beds for replacement. Check all planted areas for water requirements. Weed and cultivate beds for winter. Prune, dead plants and fertilize for seasonal color. December Clean litter and leaves from lawn and parking lot areas. Mow, edge and trim lawn areas, where needed. Check Plant areas for water. Fertilize for winter color.

23 Check Here if Urgent. Request #: MAINTENANCE REQUEST FORM FOR MAINTENANCE REPAIR OR RENOVATION Location (Building Name/Number): Room # Requester: Date: Description of Request: Approval: Facilities Manager Date Personnel Assigned to complete Request Date Completed Notes:

24 Check Here if Urgent. Request #: MAINTENANCE REQUEST FORM FOR VEHICLES Vehicle Vin Number Location Requester: Date: Description of Request: Approval: Facilities Manager Date Personnel Assigned to complete Request Date Completed Notes: