Operations and Maintenance

Transcription

1 Greater Orlando IFMA Chapter - Chapter of the Year 2009 CFM Roundtable Webinar February 8, 2011 Operations and Maintenance presented by The Greater Orlando IFMA Chapter And Our major sponsors Cubix Workplace Resource of Central Florida CFM Roundtable Webinar February 8, 2011

2 Welcome to the CFM roundtable presented by The Greater Orlando IFMA Chapter Today s facilitator: Bill Evans, RPA, CFM Facility Manager Jones Lang LaSalle Special thanks to host David Dunn, and the City of Orlando

3 The following topic will be covered during this session. Operations and Maintenance Additional discussions and activities Sample questions IFMA CFM study guide Question format 2- Day exam review

4 Operations and Maintenance What is it? The purpose of O&M is to provide a safe, comfortable and productive work environment Tasks designed to make sure the facility functions properly on a daily basis Comfortable temperature, Regular cleaning service Equipment repairs when needed Adequate lighting Code compliance

5 Four components that make up the O&M competency Building systems Building structures and permanent interiors Furniture, fixtures and equipment Grounds and exterior elements

6 Operations and Maintenance Building Systems Electrical based systems 3 phase power most common in commercial office buildings UPS / Generator sources HVAC systems Central plant / Roof top Air cooled / water cooled Transport systems Plumbing systems Water distribution Waste collection & discharge Storm water system Fire protection

7 Operations and Maintenance Building structures and permanent interiors The building structure, envelope and permanent interior elements are those parts of the facility that define it, give it form and function. The terms building envelop and structure refer to the concept of the facility, the intent the designer had when it was designed. For the permanent interiors to function there must be furniture, fixtures and equipment. FF&E can represent a considerable investment for most organizations

8 Operations and Maintenance FF&E - Furniture, Fixtures and Equipment What type of furniture might enclosed offices utilize? What type of furniture might open-plan workstations utilize? What type of furniture should assembly, meeting and or conference rooms utilize? How should copiers, fax and printers be located? How should general wall art be utilized? How should general interior plant materials be utilized? How should cafeteria and kitchen equipment be utilized

9 Operations and Maintenance Grounds and Exterior elements Parking areas Drives Walkways Roads Trails Landscaping Perimeter security systems Other exteriors not classified as facility structures

10 Questions Operations and Maintenance The variable air volume (VAV) system depends on? A. Sensors for static pressure in the ducts B. Water moved through the pumps at a high rate C. Ducts of uniform size D. Condenser water temperature of degrees Besides just saving energy, what is the additional benefit of economizers on HVAC units? A. You gain optimum chiller capacity B. Less refrigeration loss C. Not as much white noise thus benefiting workers D. Less wear on all moving parts

11 Questions Operations and Maintenance The variable air volume (VAV) system depends on? A. Sensors for static pressure in the ducts B. C. D. Besides just saving energy, what is the additional benefit of economizers HVAC units? A. B. C. D. Less wear on all moving parts

12 Systems Management Operations and Maintenance (continued) Systems Acquisition Develop processes for acquisition, installation, commissioning and testing of renovated and or new systems Process for acquiring new systems Establish basic maintenance objectives for the building systems Commissioning of new and or renovated systems Question Proposed renovation work in an existing building must meet code provisions applicable to: A. Additions B. New construction C. The original construction D. Similar buildings

13 Systems Management Operations and Maintenance (continued) Systems Acquisition Develop processes for acquisition, installation, commissioning and testing of renovated and or new systems Process for acquiring new systems Establish basic maintenance objectives for the building systems Commissioning of new and or renovated systems Question Proposed renovation work in an existing building must meet code provisions applicable to: A. B. New construction C. D.

14 Security The Facility Manager is responsible for providing security to protect personnel and corporate assets, and should consider the following factors: Crime rate in surrounding community Surrounding businesses bars, night clubs may increase crime Corporate assets Level of security for surrounding businesses What level of security should be provided - Types to consider Building access system Monitor visitors Alarm response Direct municipal emergency services Exterior security patrols Exterior area security devices

15 Question Compared to proprietary security, contract security typically produces: A. Better trained personnel B. A more favorable company image C. Fewer management-personnel problems D. Less expensive The heart of the elevator system and location of most routine maintenance is the A. Hoist-way B. Cab C. Pit D. Machine room

16 Question Compared to proprietary security, contract security typically produces: A. B. C. D. Less expensive The heart of the elevator system and location of most routine maintenance is the A. B. C. D. Machine room

17 Administrating Building Operations and Maintenance Staffing and Training The interview is the most time-tested method of selecting candidates Outsourcing O&M functions to a professional contractor offers certain advantages, one being contractor shoulders all staffing responsibilities Maintenance types Preventive designed to improve equipment life avoid unplanned downtime Routine lube, cleaning, inspections, filters Proactive replace deteriorating components before they fail Scheduled Refurbishing all known suspected defective components changed out Predictive more advanced form of the inspection Vibration analysis Lubrication oil / fuel analysis Infrared scan

18 Questions The level of maintenance that intends to preserve the performance expected from the equipment or system is: A. Troubleshooting B. Breakdown maintenance C. Service maintenance D. Preventive maintenance What is the major goal of a preventive maintenance program? A. Extend the life of the facility s fixed assets B. Reduce the overall cost of the maintenance program C. Provide assurance equipment is available when needed D. Reduce the number of times the equipment is down unexpectedly

19 Questions The level of maintenance that intends to preserve the performance expected from the equipment or system is: D. Preventive maintenance What is the major goal of a preventive maintenance program? D. Reduce the number of times the equipment is down unexpectedly

20 Policies, Procedures and Practices Polices are general guidelines a policy may call for Indoor air quality Energy / water conservation Recycling programs Procedures and Practices support the implementation of policies. Example, a policy on energy conservation may be supported by procedures on how to: Schedule off-hours housekeeping so building sections can be selectively powered down when not needed by housekeeping Coordinate the purchase and installation of workstations by occupants to be consistent with building systems capabilities

21 Additional Questions for Operations and Maintenance The largest internal heat load in typical office buildings is from: A. People B. Office Equipment C. Ventilation D. Lighting HVAC systems are designed with a capacity based on: A. System performance with low life-cycle costs B. Median conditions under which they are expected to operate C. Physical characteristics of the building D. Estimated maximum heating and cooling loads In a closed loop HVAC system, the feedback process begins with the: A. Controller B. Sensor C. Actuator D. Controlled device

22 Additional Questions for Operations and Maintenance The largest internal heat load in typical office buildings is from: A. B. C. D. Lighting HVAC systems are designed with a capacity based on: A. B. C. D. Estimated maximum heating and cooling loads In a closed loop HVAC system, the feedback process begins with the: A. B. Sensor C. D.

23 Ceiling return air plenums control the spread of fire from space to space by: A. Spray-on insulation B. Fire Dampers C. Asbestos coatings D. Ventilation The heating system that uses a refrigeration cycle is the: A. Heat pipe B. Total energy system C. Heat pump D. Absorption system The ratio of the maximum demand on an electrical system to the total connected load of a system is known as the: A. Energy factor B. Load factor C. Power factor D. Demand factor

24 Ceiling return air plenums control the spread of fire from space to space by: A. B. Fire Dampers C. D. The heating system that uses a refrigeration cycle is the: A. B. C. Heat pump D. The ratio of the maximum demand on an electrical system to the total connected load of a system is known as the: A. B. C. D. Demand factor

25 CFM Study Guide Great resource All 9 competencies reviewed Purchase from IFMA bookstore 200 sample questions Question format critical to read each question carefully May have all but apply, or all except apply, 2 best, 3 best, the best Verify from who s point of view. CEO, CFO, FM, Tenant, etc.. 2 Day full review Complete just prior to taking your test 2 additional booklets received

26 Thank you for participating in the CFM roundtable