BUILDING MAINTENANCE PROCEDURES PURPOSE To specify the procedures for the Building Maintenance section of the Plant Operations and Maintenance department BACKGROUND Building Maintenance is comprised of six (6) areas: Electrical Electronics / Life Safety Plumbing Paint Minor Construction Carpentry = Masonry = Roofing = Locksmith ‘The system that is employed at FAMU Plant Operations and Maintenance is the zone maintenance concept. Within each zone, the building technician is responsible for all routine, day-to-day maintenance and minor repair operation for his/her assigned building(s). In addition, the building tech serves as the initial point of contact for customers’ concerns Ultimately the building tech will be primarily responsible for conducting preventive maintenance on systems and components for his/her building(s). ‘The maintenance operation will include all components and systems in the following areas. 1. Restrooms/Plumbing fixtures, = Commode = Lavatories = Urinals = Restroom Partition = Mirrors - Exhaust fans 2. Electrical Switches = Light Switches = Outlets — GFT Outlets = Light Fixtures — Exit Lights — Emergency Lights — Electrical Panel Boxes 3. Carpet 4. Floors 5. Walls and Ceilings 6. Doors Exterior/Interior 1. 8. 9. Windows and Hardware Emergency Showers/Eye Wash Domestic Hot Water DIFFERENCDEFINITIONS Daily Maintenance Tours - Daily Maintenance tours will be conducted in selected building by the inspection team, and supervisors. The building tech will conduct a daily tour of his/her assigned building ‘or buildings. The tour will consist of each mechanical room observing all equipment for unusual noises, leaks, overheating, or other signs, which may indicate electrical or mechanical problems. The tour will also include observing all building components and their condition, ie., exit lights, exterior door operation, broken windows, burned out lights, damage to walls and ceilings. All restrooms will be checked to insure commodes, urinals, and lavatories are functioning properly. Based upon this tour the building tech will request work orders for the maintenance and repair issues. Any maintenance or repair problem that requires the assistance from either zone trade specialist or from the central maintenance {group will be reported to SRC and the trade supervisor, and the tech will accomplish those repairs within his/her capability. PROCEDURE, 23. Bmergency Generator, Electric Frequency: Annually Check fire extinguishers for location and type. Allow no open flames or smoking in the area. Use only approved safety type fuel cans. Obiain and review manufacturer’s instructions and specification Change fuel filters Inspect and adjust rack on unit injector of fuel distribution pump according to manufacturer's instructions h, Check governor, adjust for correct speed, i, Determine fuel level. Drain water from tank and inspect for contamination. Prior arrangement should be made for local procurement of fuel in emergencies. j. Change engine oil and filter, and perform other lubrication on engine and generator. k. Inspect cooling system for leaks, air obstruction, “V” belt tension and proper anti-freeze solution. Make needed adjustments. I. Inspect generator winding and clean if needed, m. Clean commutator and collector rings. Check brush wear and tension in accordance with manufacturer’s instructions. nn, Inspect generator heaters. 60. Remove old oil and diesel fuel from area around generator atea when maintenance is complete 24. Roof Inspection Frequency: Semi-Annually Check manufacture or installer's instructions. Perform inspection prior to heating and cooling seasons. This is a general inspection, and deficiencies should be handled on a service call or repair basis coordinated with SRC. e. Use care when working in high places. f. Use safety line with belt if necessary. g. General Appearance ~ Check for cans, bottles, leaves, rags, and equipment that may have left from a job on or near the roof. Dispose of appropriately, h, Water Tightness ~ Check for presence of leaks, and historical information for leaks during long continued rain, leaks occurring every rain, etc. Check exposed nails that have worked loose from the seams, shingles and flashing. Check for wrinkles, bubbles, buckles and sponginess of built-up roofing. Check exposure of bituminous coating due to loose of missing gravel of slag. Check seams on built up roofing Check for water ponding, n. Check all flashing for wind damage, loss of bituminous coating, loose seams and edges, damaged caulking, and curling and exposed edges, ©. Check flashing fasteners for looseness and deterioration. . Check all metal gravel stop for damage and deterioration.25 26. 21, 4. Inspect all pitch pockets for cracking, proper filling, flashing, and metal damage. . Check lead sleeves on roof vents for fungus in, between and under insulation panel Sump Pump a. Frequency: Semi-Annually b. Strainer cleaning requires removal of pump unit and should be handled as a repair. ©. Excessive sediment and debris, not removed by flushing the pit, should be handled on a project basis, and not considered under this guide. Review manufacturer's instructions. Flush pit and pump out. Check bail, floats, rods and switches. Make sure float operates as designed. Inspect and lube motor, and pump. Repack if needed. Inspect check valves. Sump Pump, Sewage Ejector (his guide applies to sump pump ope eector that operates by means of electric motor and punp) a. Frequency: Semi-Annually b. Schedule outage with SRC and operating personnel. ©. Open and tag electrical circuits 4. Wear rubber apron, gloves, boots, full-face shield, and respirator when performing the work. Ifa person must enter pit, test for oxygen deficiency and supply proper ventilation equipment as needed. No open flames or smoking Strainer and check valve cleaning requires removal of pump unit and should be handled as a repair. Remove cover plates, flush pit and pump out. Check bail, floats, rods, and switches. Make sure float operates as designed, Clean pump and lubricate as required. Inspect check valves. Inspect interior of pit for cracks. Clean motor with vacuum or low pressure air (Jess than 40 PSIG). Check for corrosion, Clean and treat with rust inhibitor as needed. ©. Inspect cover plate gasket and replace if necessary. Transfer Switch (his guide applies to those devices utilized to automatically switch an electrical power supply from its normal Source fo an alternate or emergency source of supply. These devices are normally associated with emergency ‘generator, but they can also be used ta transfer from one commercial source to another. Multiple devices may be ‘sed where Uninterrupted Power Supply (UPS) ystems ae installed. a. Frequency: Annually Review manufacturer's instructions on operation and maintenance. Review the switching diagram and the affected electrical systems’ diagrams, Verify location of generator, transfer switches, critical load and affected operations. Schedule outage with operating personnel and occupants of affected area. All tests shall conform to the appropriate manufacturer's test procedures. Turn automatic transfer switch and generator automatic control off. Tag control switches, Open and tag supply breaker. Open doors on automatic transfer switch and check phase to phase, and phase to ground for presence of voltage. Clean inside of switch cubicle. Tighten all connections, checking for signs of over-heated wires. Disconnect wires attached to each phase of the normal supply that supplies power to the under voltage relays. Test the under voltage relays. After testing relays, reconnect wires. m, Lubricate mechanism beatings, if requited. 1. Locate and disconnect operating mechanism control wires and, using a remote source voltage, operate the mechanism. 0. With the mechanism electrically held, use an ohmmeter to check the contact resistance. Make sure the ohmmeter is connected from the normal supply cable connection to the critical load cable connection. Perform the test on the emergency source. me Parr28. 29, p. Reconnect the operating mechanism control wires. 4. Clean indicating lenses and change lamps, as needed. r. Restore the transfer switch to normal position. s. Check with affected areas for generator operations. {Remove tags and energize normal supply breaker, picking up the critical load. u, Remove tags and place generator controls in the automatic position. v. Open normal power breaker, the generator should start and the transfer switch should transfer the critical load. Ww. Close the normal power breaker, the transfer switch should transfer the load and the generator should shut down after a cool down period. x. Check with the affected areas to see that normal services have been restored. Fire Alarm System-Operational Testing a. Frequency: Quarterly b. The work required by this procedure may cause the activation of an alarm and/or a supervisory signal. The control center or fire department must be notified prior to start of work. ¢. Initiation of the smoke control system for each smoke control zone shall be accomplished by the activation of a fire detection device that is programmed to initiate automatic smoke control within that smoke control zone. 4. List all programmed actions which should automatically occur upon activation of smoke control for each smoke control zone. (Programmed action is not standardized for the ‘manipulation of air handling systems due to the various designs of the HVAC systems within the building. The programmed actions for each smoke control zone in each building must be determined and listed.) €. The scheduling of the smoke control testing of the various smoke control zones should be evenly distributed during those months when outside temperatures are above freezing. £. Initiate the smoke control mode for one smoke control zone. g. Physically check to see that all programmed actions occur in a successful manner. h. Reset system to normal operation. i. Repeat the above procedure for all other smoke control zones, Restrooms a. Frequency: Quarterly (Commode) b. Inspect fixture for general condition and fastening to the floor. Tighten as required ©. Check operation of water shut off valve. d. Check seat and hardware. Tighten or replace seat as required e. Check flushometer operation; ensure proper water level, operation of float, flush handle, and shut off valve. Adjust as required. f. Check for leaks around commode area. g. Ifinstalled, check handicap handrail for tightness. Tighten as required. hh. Check waster supply line for leaks or deterioration. i, Apply liquid chemical drain cleaner. (Urinal) J. Check general condition of urinal for cracks and/or leaks. k. Check flush valve operation. Adjust if necessary, 1. Apply liquid chemical drain cleaner. (Lavatory) m. Check operation of water shut off valves. n. Check operation of faucets, leaking and tightness. Repair as required. ©. Check drain, trap and waste arm for leaks and deterioration. Tighten or repair as required. . Check stopper mechanism for leaks or deterioration. q. Check water supply lines for leaks or deterioration Apply liquid chemical drain cleaner. (Restroom Partition) s. Check general condition for painting, graffiti, rust and deterioration.30. BL. 32, 33, 34. 35. t. Check for loose panels. Tighten at all supports and fastening points as required. u. Check door for alignment, hinge operation and hardware. If required, make a work order to carpentry to lubricate hinges, and align doors. v. Check toilet paper dispenser to ensure firmly fastened to panel. Tighten as required. (Restroom Mirror) w. Check general condition of mirror for cracks. x. Ensure mirror is firmly fastened to wall. Tighten fasteners as required (Exhaust Fans) y. Check switch for operation. Report problem to Elec. Shop, and make a work order. Z Check speed and operation of fan. Report to HVAC, and make a work order. aa. Check for vibration or unusual noise. Report to HVAC, and make a work order. Electrical - General a. Frequency: Quarterly b. Check operation of light switches. Replace as required. Replace switch or broken covers, c. Check outlets for operability. Check polarity. Replace outlet, if required or correct deficiency. Replace broken or missing outlet covers. Check for missing or broken light globes, diffusers, or reflectors. Replace as required. e. Check GFI outlets and circuits to ensure they are functioning properly. Replace if found defective. £ Check exit lights. Repair or replace as needed. Check electrical panel boxes for signs of corrosion, burning or heating. Carpet a. Frequency: Quarterly b. Check general condition of carpet throughout hallways, recreation rooms, offices, and other common areas. Check for tearing, raveling or pulling from floor fasteners or baseboard. Refasten, if possible, or report for work order. Stairs Frequency: Quarterly Check for loose stair treads. Reattach as needed Check for loose handrails. Reattach as needed. Check general condition of stairs for cracks ot other weaknesses. Check metal handrails for rust and deterioration Floors Frequency: Quarterly Check vinyl tile floors for missing, loose, or cracked tie. Check ceramic tile floors for missing, loose, or cracked ceramic tile, Check condition of grout, 4. Check for loose baseboards. Reattach as needed. Walls and Ceilings Frequency: Quarterly Check general condition for cracks, holes, water stains, and general damage. In case of water stain, check for source of water infiltration. Check ceramic tile walls for missing or cracked tiles. Check condition of grout. Check ceiling tiles for missing, broken, or deteriorated tiles. Replace as required. Upon the repair of general damage, report the completion of those repairs to SRC so that ‘a work order can be initiated for the paint shop to paint the wall/damaged areas, g. The frequency of the general painting of a facility should occur on a bi-annual basis; although the painting of repaired damaged areas are performed as needed. Windows and Window Hardware a. Frequency: Quarterly b. Check general condition of windows and window frames. Check for broken, cracked or missing panes, pitted metal frames, deteriorated wooden windowsills and frames. Check condition of glazing and caulking. c. Check window lock operation. Adjust or repair as required, mone ee36. 37. 38. 39, 4. Check window screens for torn or missing sereens. Check screen hardware to ensure secure fit of screen on window frame. fe. Open and close windows to check operation. Lubricate as required. Tighten operator as required. £ Report all needed repairs to SRC. Doors ~ Exterior, Interior and Hardware a. Frequency: Quarterly b. Check general condition of door and doorframe for cracking or damage. Check kick plates, push plates and weather stripping . Check door latching and locking operation. Open and close door to check for difficulty in opening or closing. Check for loose knob and levers, and door pull hardware. Lock and unlock door to check for difficulty of operation, Repair as required; lubricate. Check and adjust door closures; lubricate. Lubricate door hinges. Check panic hardware. Adjust as required. {g. Check doorstops; tighten or replace. Valve, Backflow Prevent This guide applies to approved backflow prevention deviees installed in water lines to prevent the backflow of treated water inthe city water system. Check valves or double check valves are not approved backflow preventers ‘ane are not included for servicing under this guide. a. Frequency: Annually b. Review the manufacturer's instructions for testing the valve and proper use of the test equipment involved. Study the test procedures. Schedule outage of equipment with building users. Secure the incoming city water line(3). Test for objects lodged in the seat or disc. ‘Test for worn or loose disc or disc guide assembly Check for damage to seat. Check for corrosion build-up. Following the manufacturers procedures, check and calibrate as required. Following the manufacturers procedures, vent both chambers and retum the system to normal operation. Domestic Water Heaters Electric Frequency: Semi Annually ‘Check overall condition of tank for rust or deterioration. Inspect water piping for leaks. Remove sediment by draining water from heater until it runs clear. Check all electrical connections. Set temperature control to 120 degrees Fahrenheit. Sprinkler Heads - Sprinkle red Areas This work should be scheduled inmediaely prior tthe scheduled maintenance on alarm check vatves (wet pipe). [Needed replacement of sprinkler heads should be performed at that tine. a. Frequency: Semi-Annually b. Check Points 1. Inspect and identify damaged, bent, corroded, painted, whitewashed, or ‘weeping sprinkler heads, all of which will need replacement, Remove any insect nests attached to sprinkler heads. Place light coat of oil on sprinkler heads located in areas conducive to insect nests. 4, For sprinkler heads subject to above normal temperature (adjacent to steam pipes, furnaces, ovens, hot gas, vents, exhaust, etc.) check color- coding of sprinkler heads for the proper temperature range. Identify the sprinkler heads with improper temperature ranges, all of which will need replacement.5. Check that minimum distance of 18 to 36 inches is maintained between sprinkler heads and racks, palletized stock ot other stacked materials. 6. Remove any ladders, stock or material, which is being supported by the sprinkler piping. 7. Replace broken pipe hangers and refasten any that have come loose. 40. Fire Pump, Eleciric Motor Driven a. Frequency: Monthly b. Check Points i. Check control panel and wiring for loose connections; tighten connections as required, ii, Ensure all valves relating to water system are in correct position. Open and close OS&Y (outside steam and yoke) cut-off valve to check operation; make minor repairs such as lubricating stems and tightening, packing glands as required, iv.Centrifugal pump: 1. Perform 10-minute pump test run; check for proper operation and adjust if required, 2. Check for leaks on suction and discharge piping, seals, packing glands, etc. 3. Check for excessive vibration, noise, overheating, etc. 4. Check alignment, clearances, and rotation of shaft and coupler (includes, removing and reinstalling safety cover) 5. Tighten or replace loose, missing or damaged nuts, bolts, or screws. 6. Lubricate pump and motor as required. 7. Check suetion or discharge pressure gauge readings and flow rate. 8. Check packing glands and tighten or repack as required; note that slight dripping is required for proper lubrication of shaft. vv, Inspect and clean strainers afier each use and flow test vi. Clean equipment and surrounding area. vii. Fill out maintenance checklist and report deficiencies, 41. Roof Inspection a. Frequency: Semi-Annually b. Special Instructions 1. Check manufacture or installer’s instructions, 2. Perform inspection prior to heating and cooling seasons. 3. This is a general inspection, and deficiencies should be handled ona service call or repair basis coordinated with SRC. 4, Use care when working in high places. 5. Use safety line with belt if necessary. ©. Check Points i. General Appearance ~ Check for cans, bottles, leaves, rags, and equipment that may have left from a job on or near the roof. Dispose of appropriately. ii, Water Tightness ~ Check for presence of leaks, and historical information for leaks during long continued rain, leaks occurring every rain, etc. ili, Check exposed nails that have worked loose from the seams, shingles and flashing, iv. Check for wrinkles, bubbles, buckles and sponginess of built-up roofing, v. Check exposure of bituminous coating due to loose or missing gravel or slag, ‘Check seams on built up roofing. vii. Check for water ponding,vi Check all flashing for wind damage, loss of bituminous coating, loose seams and edges, damaged caulking, and curling and exposed edges. Check flashing fasteners for looseness and deterioration. Check all metal gravel stop for damage and deterioration . Inspect all pitch pockets for cracking, proper filling, flashing, and metal damage. Check lead sleeves on roof vents for fungus in, between and under insulation panel. Check inverted roof systems for fungus growth in, between and under insulating panels.