Building

Operator
Certification –
Level I

A Partnership of the
NYC Department of Education
Division of School Facilities,
International Union of Operating
Engineers, and the
City University of New York

Class 5
 Welcome to Class 5

• Practical Project 1A is due

• Building Information Survey Form
• Please put into your Project Folder

Recommended to keep all of your other

class materials to review for the exams:
• Pop Quizzes
• Hand Outs
• Exercises
• Keep these in your Course Book
not in your Project Folder
Routine for Class 5 – Class and Exam

• Hour 1 – Class with some new material

• Hour 2 – Review Session for Exam
• Hour 3 – Exam is multiple choice – 25 Q

Routine – We move the desks into longer

columns during the break, right before the
exam. We slide the desks into columns.
School Systems & New Technology
Objectives

 Understand the requirements of NYC law for

energy efficiency

 Understand new energy technologies that can be

expected in new buildings and retrofits under SCA
guidelines

 How Solar thermal and photo-voltaic systems work

 Review session on Class 1 to Class 4

New Requirements for Buildings by NYC Law
 PlaNYC www.nyc.gov/html/planyc2030
- Click on the Mayor’s Picture
- Click on Greener, Greater Buildings Plan

 Local Law 86 – NYC municipal projects must meet LEED standard

www.nyc.gov/html/oec/html/green/green.shtml

 On this page see: document 4 of 5 on right hand side

Green Schools Guide
http://www.nyc.gov/html/oec/downloads/pdf/green_building/2007_gb_nycgsg-031507.pdf

 Local Law 86 is implemented by the NYC Green Schools Guide

What to expect in new schools and energy retrofits

 Local Law 86 – NYC

municipal projects must
meet a LEED standard

 Implemented by
SCA for the schools
via the NYC
Green Schools Guide
 High Efficiency Lighting with DAYLIGHTING

Example of
Daylighting
Analysis
from the
NYC Green
Schools Guide
Envelope & HVAC Design
Indoor Air Quality during Renovation
Renewable Energy Systems

Solar energy systems

likely to see:
 Thermal
 Electric (PV)
Really advanced technology ?
Where do you think this is?
How does a Solar Thermal System Work?
How does a Solar
Thermal System Work?

Flat-plate collectors – up to about

140 - 150 degrees output

Specialty collectors for

higher temperatures
How does a Solar Thermal System Work?

An operational horror story…

Solar Photovoltaic (PV) Electricity
Solar Cell

Silicon-based, like a chip

No moving parts
Sunlight excites electrons,
creates current
Conversion efficiency 5-15%
Hundreds of cells wired
together into panels and arrays
 PV System

 Grid-connected –

 “Net metering” –
meter turns backwards
when exporting power
to the grid

 DC-power, so Inverter

 Charge battery banks

for stand-alone power
but expensive
 PV System

 No noise. How do you

know if it’s working?

 Output rated at peak solar

condition. How do you
know if array is working as
specified?

 Need to know solar

condition + system output
System Performance

 Output / Input = Efficiency

 Same formulation for ALL

energy equipment. Same
challenge for assessing
performance.

 What do we need to ensure

the systems are operating as
designed to “perform”?

Energy Performance Specification

 Section 2

 Exam Review
 Dimensions of Building Performance

Why They Matter

• Evidence demonstrates the relationship between IAQ

and human performance – in various settings,
industrial, commercial and institutional

• Schools with better physical conditions show

improved academic performance
 Dimensions of Building Performance
Why They Matter
• A growing body of research shows that IEQ, Indoor
Environmental Quality, is linked to
educational achievement and student performance.
− Consistent with findings about productivity in industrial and commercial
workplaces

• The physical environment plays an important role in

achieving the overall educational objectives of the
school.

Source: Guide to Operating and Maintaining

EnergySmart Schools - US Dept of Energy
 Sustainability

Healthy Workplace Low Resource Use

 Healthy indoor environment  Energy efficiency

 Workplace satisfaction  Schedule of Operations

• Reduced absenteeism  Maintenance of Equipment
• Enhanced recruitment  Improvements
• Improved morale
 Water efficiency
 Increased performance
of occupants  Lower operating cost
Building Conditions

What Factors affect building performance?

 Site factors
- Solar Heat Gain – South exposure
 Building & Operating Conditions
- structure, equipment
IEQ –
Indoor Environmental Quality

4 Key Dimensions
1. Thermal Comfort
2. Indoor Air Quality
3. Illumination
4. Acoustics
Each can be further defined.
Each can be measured.
IEQ –
Indoor Environmental Quality

Thermal Comfort
 temperature (is temperature really an absolute?)
 relative humidity
 air flow
 radiant exchange
 activity level and clothing
Significance of Buildings in New York City
NYC Municipal Buildings - Operations Goals

PlaNYC2030
The Long Term Sustainability Plan
for the City of New York.

Within the Plan, the City commits to reducing

energy use and greenhouse gas emissions from
City operations 30% by 2017.
Energy Utilization Index (EUI)

Mileage - MPG
Energy Rating Total Energy / SF / Year
Energy Rating
 Energy Star Portfolio Manager

 National database tool

 US Environmental Protection Agency (EPA) and
US Department of Energy (DOE)
 Free and Web-based
 Enter your energy usage and your facility data
 Computes a ranking against a national sample of
similar buildings.
Comparison of EUI Values for various facility types

EUI
TYPE OF BUILDING AVERAGE BTU / Sq Ft / yr
 Retail Stores 75,000
 Office / Professional 90,000
 Religious Worship 44,000
 Restaurant 258,000
 School 80,000
Setting Building Baselines and Benchmarks

What do we mean by a “benchmark”?

• Comparison against others in a group
• Comparison against self across time

Comparison of the energy performance of a

building against a group of similar buildings
Portfolio Manager Ranking

Number of
Buildings

1 Benchmark Score 25 50 75 100

Energy Intensity
Worst Performers BTU/SF Best Performers

• Ranks based on percentile of similar buildings

• Highest Energy Star score is 100
• 75 means performance is better than 75% of sample
of similar buildings. Energy Star Rated = 75%
IEQ –
Indoor Environmental Quality

How can we measure conditions?

• Handheld Instruments
• Comments and complaints
• Surveys
• “Walk-around”
• Written or e-mail surveys
Instruments

Light Meter
InfraRed CO2 + Temp
Thermometer + Humidity
 Carbon Dioxide
to estimate
Balometer or ventilation
Flow Capture
Hood

Anemometers
Instruments & Applications
Infra-red Thermography

Building Heat Loss Scans

 Insulation levels & by-passes

Steam Traps
Electrical Troubleshooting
• Overloaded Circuit
• Breaker Panels
• Corrosion on Contacts
Manometer - measures
Differential Air Pressure

Fan performance
Duct losses, air balance
Chimney conditions
Building, room pressurization
Indoor air pollutant flows
AIR FILTER MAINTENANCE
Goals of Planned Maintenance
Why do we maintain equipment?
Outcomes from equipment maintenance
Reliability
 Reduce breakdowns, nuisance trips
 Avoid unanticipated outages, emergencies
Extended Life
 To reduce the cost of equipment failures
 To reduce capital equipment replacement budgets
Benefits for the occupants of building
 Increase reliability and comfort of the space
 Better quality of indoor environment
Maintenance Approaches
Corrective Maintenance
 Correct the small problems
before they become big
problems

 Repairs are made to

equipment after a minor
failure of equipment.

 Unscheduled maintenance

 Repair Work Orders are

written to identify the
corrective work to perform.
Maintenance Approaches
Predictive – Conditions are Measured
How do you measure the condition of equipment?

 Infra-red thermograph
 Vibration analysis
 Lube Oil Analysis

 BOILER STACK THERMOMETER

 CONDENSATE RETURN TEMPERATURE
Establishing a Preventive Maintenance Program
See IAQS text. Ch 10 and CD, including sample Forms

PM Survey Form -
 Inventory of all equipment
in the facility
 Survey is done to build a
Master Equipment List
 Create a record for each
piece of equipment, with:

- Tag No.
- Location
- Model No.
- Serial No.
- Maintenance requirement

P186 of Textbook
Establishing a Preventive Maintenance Program
See IAQS text. Ch 10 and CD, including sample Forms

The PM Chart
 For each piece of
equipment,
Record the
maintenance
requirements
and frequency
 Bring all requirements
together onto a single
chart
 Show weekly,
monthly, annual
actions

P190 Textbook
Work Order Summary
PM Work Order – contains
 Specific PM tasks to be performed
 Tools and supplies needed for the task
 Regularly scheduled interval for the PM
(Weekly, Monthly, Quarterly, Annually)

PM Work Order is Completed – then it goes …

 One copy goes to Equipment History Record
 One copy goes to Chief Engineer ( CE )
Corrective Work Orders
Corrective Work Orders = Repair Work Orders
 Break-down work
 Complaint response
 Corrective work (repairs)

These are used in a facility by:

 Requested by anyone in the facility
 Request goes to the facility management
 Walk through inspection by facility manager
 Any type of equipment: water fountain to walls,
to structural problems or foundation
Preventive Maintenance Program

Equipment History Record

A system of files and records with the

history of work performed for all equipment
and the reference information
 Equipment History File
 Master Equipment List
 Operating Manuals & Manufacturer Data
Maintenance Planning Process
Establishing a Preventive Maintenance Program

Labor Needs Analysis

 Determine the person-hours required for each maintenance task
 Determine the frequency of each task
Hours/task x Frequency/year = Hours / year

 Determine the person-hours required for all in-house

maintenance tasks
Maintenance Planning Process
PM Labor Needs Analysis

Equipment to be PM Hours / Unit / Number of Hours Required /

PM’d Year Units Year
Boilers 150 3
Exhaust Fans 24 10
Unit Ventilators 12 50
Fire & Life Safety 64 1
Daily Inspections 500 1

Supervise contracted 120 1

services
Total Hours / Year

(Hours shown above are examples only)

Maintenance Planning Process
PM Labor Needs Analysis

Calculating Labor Needs

PM Hours / Unit / Year = time per action x frequency

From O&M Manuals
1 FTE = 35 x 52 = 1,820 hours/yr

Note: Allow time for unscheduled maintenance,

for example complaint response

49
 Break

Routine –

We move the desks into longer columns

during the break, right before the exam.

Slide the desks into columns now.

 Section 3

 Reading Assignment

 Exam

 Reflection / Evaluation
 Class Reading Assignments

Read 10 pages in the “Text” shown on the Syllabus

See the BOC Website – Class Schedule

 FEMP Operations & Maintenance - Chapter 9.12

 Pages 9.135 to 9.145 (as printed on the page)
 Pages 259 of 321 to 269 of 321 (top bar on screen)

Click on the Link - BOC Website

Section 1 Exam

 Remove everything from your desks

 No Cell Phones – we have calculators for you

 Work individually to complete exam questions

 Remember to put your name on top of your answer sheet

 Hand in your answers and question sheets together

Time
 50 minutes to complete the exam

 We are all staying together to complete the forms

after the exam.
Reflection and Evaluation Form

1. Complete your Self-Evaluation form

In your Course Book
Second Divider Tab – last page
When you have filled out – keep for your own reference

2. Complete your Course Evaluation form

Time 10 minutes