GSA_PM_Guide.pdf

General Services Administration Preventive Maintenance Guide Effective Date: October, 2012

General Services Administration Public Buildings Service

PUBLIC BUILDINGS

MAINTENANCE

STANDARDS

FINAL

October 1, 2012 Rev 3

This Maintenance Standard is divided into the following Sections:

Table of Contents

SECTION 1: INTRODUCTION AND MAINTENANCE STANDARD LIST

GENERAL OVERVIEW:

MAINTENANCE STANDARD NUMBERS:

EQUIPMENT ATTRIBUTES:

GOOD MAINTENANCE PRACTICES

ELECTRICAL TEST EQUIPMENT

SUITABILITY OF TEST EQUIPMENT

TOOLS:

SECTION 2: MAINTENANCE STANDARD LISTING

Appendix A: NETA Qualifications, Responsibilities and Safety

Appendix B: NETA Electrical Test Frequencies

Appendix C: Equipment Attributes Lists

Appendix D: Maintenance Standard List Key

Appendix E RFID Tag Procedures

Appendix F: Point Naming Convention

Appendix G: Universal Waste Guide (GSA)

Appendix H: Refrigerant Management Guide (GSA)

Appendix I: Underground Storage Tank Regulatory Requirements (GSA) .. 705

Appendix J: Predictive Maintenance and Toolsets

General Services Administration Public Buildings Service

Maintenance Practices and General Information for Federal Buildings

Section 1: Introduction and Maintenance Standard List

General Overview:

The objective of these maintenance standards is to provide helpful instruction in the performance of preventive and predictive maintenance techniques, in order to maximize the efficiency of operation and the useful life of equipment, systems, and structures, and to provide reliable and suitable conditions for the building tenants.

They are generic in nature and not intended to substitute for manufacturer's instructions or to apply uniformly across all types and configurations of equipment and systems installed in Federal buildings. Therefore, maintenance staffs and contractors must exercise a measure of caution in the application of these standards.

Maintenance Standard Numbers:

The GSA Maintenance standard is arranged by sections according to building equipment groups or building components. A four (4) tier system is used to easily identify the type of building group, equipment type and frequency for performing maintenance on these systems. The format is as follows:

1. Tier 1 identifies the building component system or type of building equipment group, i.e. Electrical (ELEC), Heating Ventilation, Air Conditioning (HVAC)

2. Tier 2 identifies the type of equipment, i.e. Transformer (TRN), Chiller (CLR)

3. Tier 3 further defines the equipment by number when there is more than one type, i.e. Centrifugal Chiller (04), Absorption Chiller (05)

4. Tier 4 defines the frequency for the specific maintenance task to be performed, i.e. Monthly (01M), Quarterly (03M) Semi-annually (06M), Annually (01Y)

The Standard number appears in the format of: HVAC-CLR-04-01Y which identifies the standard as: a HVAC System chiller of type 4 (centrifugal) to be performed annually.

Equipment Attributes:

Appendix D contains Equipment Attributes lists that the Operations and Maintenance Contractor is required to collect data from each piece of equipment.

This task is part of the maintenance requirements for each building in order for GSA to have an accurate and up to date database of each building’s equipment.

Equipment is listed with the values and the type of data that shall be collected.

Attribute fields have been created in the CMMS for each equipment type. Once the data has been collected it shall be input into the CMMS by the contractor.

Good Maintenance Practices

The following is a list of good practices to observe when performing maintenance.

1. Machinery and equipment shall be cleaned and touch up painted as necessary to restore surface condition and inhibit corrosion.

2. Install replacement parts that are appropriate to the equipment, its operating conditions, and the required performance levels. Substandard components shall not be used in government equipment. All parts, materials, components, and replaceable inserts used in the maintenance and repair of equipment and systems in Federally controlled space shall be new, suitable for the type and severity of service, and meet safety performance codes and standards.

Refurbished parts are not to be used unless approved by proper authority.

Normal rework of machinery casings, tube sheets, shafts, and other similar types of work, where repair to a major structural item is accepted industry practice, is permitted unless safety and performance are adversely affected.

3. Proper documentation through a system of record keeping is required; if available, a Computerized Maintenance Management System (CMMS) shall be used. The types of records authorized may be preprinted government forms or locally produced forms of an appropriate format. It is paramount to maintain equipment history records to facilitate decision making throughout the life of the equipment. Predictive maintenance frequently entails trending analysis, so a history of the test data on the equipment is required.

4. The intent of language such as "check", "inspect", etc., is to determine the status of the check point item and to take appropriate corrective action to eliminate any deficiencies found on the spot if within contract limits if possible and or to notify GSA as soon as practicable when repair exceeds contract limits or cannot be repaired on the spot. If additional calibration, adjustment, replacement of parts and fluids, and other work are necessary, that work shall be accomplished or scheduled for future action.

5. Maintenance work shall be scheduled so as to minimize the disruption to building occupants and operations. Proper notification and coordination shall be made when maintenance work necessitates shutting down equipment or otherwise terminating services to the building occupants.

6. Equipment under warranty shall be maintained in accordance with warranty instructions and conditions. Warranty provisions will be stringently complied with during the periods that they apply.

7. When fixed fire protection systems are temporarily removed or disconnected from service, they must be reconnected and/or placed back into service at the end of each work day unless otherwise authorized. Fixed fire protection systems include equipment and devices whose function is to prevent, detect, or control fires, or transmit signals related to fire emergencies. The status of major equipment or systems not operating or that become non operational during the workday, or any system or equipment item, including elevators, not operational by the official working hours start time, shall be reported to the proper authority (buildings manager or contracting officer's representative.) Security and fire alarm system malfunctions must be reported immediately to the GSA call center. All fire related equipment operation and maintenance shall follow the appropriate National Fire Protection Association (NFPA) code or standard, such as NFPA 72 the National Fire Alarm Code.

8. When performing maintenance on equipment that requires working with (CFC’s) refrigerants. Those working on the equipment must maintain the applicable certifications for working on such equipment. All applicable local, state, federal guidelines and regulations must be adhered to with respect to documentation, handling and disposal of refrigerants.

9. When performing maintenance in space that may be occupied or accessible during the performance of the work, provide adequate steps for the protection of the public and employees.

10. Trash, debris, and wastes from contract work inside buildings shall be removed daily. Exceptions shall be approved in advance. Premises shall be left neat and clean after each work shift so that the Government business can proceed without interruption the next regular workday. All waste material shall be properly disposed of in accordance with applicable Federal, State and local regulations.

11. All equipment and systems shall be maintained at a level, fair wear and tear excepted, to assure that the building(s) are operated in an efficient and economical manner.

12. All work, including contact with and handling of hazardous materials and wastes, the disturbance or dismantling of structures or equipment containing hazardous materials and/or the disposal of ordinary and hazardous materials and wastes shall comply with applicable Federal requirements including 29 CFR 1910/1926, 40 CFR 260-265, 40 CFR 61, 49 CFR 171-179, and applicable state and municipal safety and environmental requirements. Submit copies of permits, certificates, and manifests that indicate hazardous waste has been disposed of in compliance with the regulations. Where there is a conflict between applicable regulations, the most stringent shall apply.

Electrical test equipment.

All electrical test equipment shall conform to the following requirements, outlined in

ANSI/NETA MTS-2011.

Suitability of Test Equipment

1. All test equipment shall meet the requirements in paragraph b) Test Instrument Calibration and be in good mechanical and electrical condition.

2. Field test metering used to check power system meter calibration must be more accurate than the instrument being tested.

3. Accuracy of metering in test equipment shall be appropriate for the test being performed.

4. Wave shape and frequency of test equipment output waveforms shall be appropriate for the test to be performed and the equipment to be tested.

5. Test Equipment calibration

a) The testing organization shall have a calibration program which assures that all applicable test instruments are maintained within rated accuracy for each test instrument calibrated.

b) The firm providing calibration service shall maintain up-to-date instrument calibration instructions and procedures for each test instrument calibrated.

c) The accuracy shall be directly traceable to the National Institute of Standards and Technology (NIST).

d) Instruments shall be calibrated in accordance with the following frequency schedule:

i. Field instruments: analog and digital, 12 month maximum.

ii. Laboratory instruments: 12 month maximum.

iii. Leased specialty equipment: 12 month maximum.

e) Dated calibration labels shall be visible on all test equipment.

f) Records which show date and results of instruments calibrated or tested must be kept up to date.

g) Calibrating standard shall be of better accuracy than that of the instrument tested.

Tools:

The following tool groups are referenced within this standard. The lists serve as guides for supplying maintenance personnel with tools. Basic and trade tools required will vary depending on equipment served and on individual preferences.

Special recommended tools, materials, and equipment are listed in the individual standards as required.

STANDARD TOOLS - BASIC

(All Trades)

1. Standard and Phillips head screw drivers-various sizes.

2. Pliers-vise grip (2), slip-joint, needle-nose, diagonal,

3. cutting pliers, side cutters.

4. Ball peen hammer.

5. Hack saw and spare blades.

6. 3/8' drive socket set and ratchet.

7. Small set of Allen wrenches.

8. Assorted center punches, drift punches, and steel chisel.

9. 12' measuring tape.

10. Crescent wrenches 4" to 8".

11. Open and box end wrenches ¼" to ¾".

12. File.

13. Pipe wrenches to 14".

14. Small level and square.

15. Pocket knife.

16. Flashlights.

17. Grease guns and oilers

18. Wire brush.

19. Extension cord and inspection lights.

20. Various cleaning tools - brushes, scrapers, etc.

21. Emery cloth.

TOOL GROUP A

1. Standard tools - basic

2. Refrigeration - gauges

3. Leak detector-electronic or halogen

4. Pocket thermometer

5. Clamp on meter (volt - ohm - amp meter)

6. Flaring tool

7. Tubing cutters

8. Packing kit and packing

9. Crescent wrenches to 14"

TOOL GROUP B

2. Insulated pliers and screwdrivers

3. Wire strippers

4. Wire crimpers

5. Voltmeter - Ohmmeter - Milliammeter

6. Clamp on meter(volt - ohm - amp meter)

7. Soldering kit

8. 1/8" 25' fish tape

9. Burnishing tool

TOOL GROUP C

2. Pipe wrenches to 24"

3. Tubing cutters

4. Flaring tool

5. Small acetylene outfit

6. Packing tool kit and packing

7. ¾" socket set

8. Crescent wrenches to 14"

Section 2: Maintenance Standard Listing

General Services Administration

MAINTENANCE TIME STANDARDS

Office of Real Property

Management and Safety

Standard # Equipment Item Effective

Date Frequency

ARCHITECTURAL AND STRUCTURAL

ARCS-BAR-01-06M Security Bollards and Barricades Oct-1 Semi-annually

ARCS-DAV-01-01Y Davits Oct-1 Annually

ARCS-DOR-01-06M Door, Power Operated Oct-1 Semi-annually

ARCS-DOR-02-03M Door, Hydraulic, Electric or Pneumatic Operated Oct-1 Quarterly

ARCS-DOR-03-06M Door, Manual, Overhead Oct-1 Semi-annually

ARCS-DOR-04-06M Door, Main Entrance Oct-1 Semi-annually

ARCS-FPL-01-01M Fireplace Oct-1 Monthly

ARCS-FPL-02-01Y Incinerator Oct-1 Annually

ARCS-LND-01-06M Fountain, Memorial or Decorative Oct-1 Semi-annually

ARCS-LND-02-06M Gates and Fences, Security and Access Oct-1 Semi-annually

ARCS-LND-03-01Y Lawn Sprinklers (per nozzle) Oct-1 Annually

ARCS-LND-04-03M Flag Pole, Electric and Manual Oct-1 Quarterly

ARCS-LND-05-06M Lawn Mower and Edger Oct-1 Semi-annually

ARCS-MHL-01-01Y Manhole, Electrical Oct-1 Annual

ARCS-MHL-02-03M Manhole, Sewer Oct-1 Quarterly

ARCS-MHL-03-06M

Manhole, Water/Steam/Fuel Oil (also includes hot water, chilled water, and condenser water) Oct-1 Semi-annually

ARCS-RFS-01-06M

Roof Inspection - Built-up type (per square, or 100

sq. ft.)

Oct-1 Semi-annually

ARCS-RFS-02-06M Roof Inspection - Shingle Type (per 100 sq. ft.) Oct-1 Semi-annually

ARCS-RFS-03-03M Extensive and Intensive Vegetative Roof Oct-1 Quarterly

ARCS-SCT-01-03M Key Card System Oct-1 Quarterly

ARCS-SCT-02-01Y Parking Arm Gates Oct-1 Annually

ARCS-STR-01-01Y Lightning Protection (per down conductor) Oct-1 Annually

ARCS-SWM-01-01M Storm Water Management: Ponds (Dry and Wet) Oct-1 Monthly

ARCS-SWM-02-01M Storm Water Management: Basins Oct-1 Monthly

ARCS-SWM-03-01M Storm Water Management: Trenches Oct-1 Monthly

ARCS-SWM-04-01M Storm Water Management: Dry Wells Oct-1 Monthly

ARCS-SWM-05-01M Storm Water Management: Permeable Pavers Oct-1 Monthly

ARCS-SWM-06-01M

Storm Water Management: Hydrodynamic Structures

(i.e. swales) Oct-1 Monthly

ARCS-SWM-07-01M Storm Water Management: Biofiltration Oct-1 Monthly

ARCS-WIN-01-01Y Window Washing Scaffold, Power Operated Oct-1 Annually

MAINTENANCE TIME STANDARDS

Office of Real Property

Management and Safety

Standard # Equipment Item Effective

Date Frequency

CHILD CARE

CHLD-EQP-01-01M Child Care Equipment Oct-1 Monthly

CHLD-SEC-01-01M Child Care Secured Perimeter Systems Oct-1 Monthly

CHLD-SPC-01-01M Child Care Areas Oct-1 Monthly

CLEANING

CLNG-SCB-01-03M Scrubbing Machine, Battery or Propane Powered Oct-1 Quarterly

CLNG-SNO-01-01Y Snow Blower Oct-1 Annually

CLNG-SWP-01-06M Sweeper Oct-1 Semi-annually

CLNG-TCP-01-01Y Trash Compactor Oct-1 Annually

CLNG-VAC-01-06M Vacuum Cleaner, Heavy Duty, Tank Type Oct-1 Semi-annually

CLNG-VAC-02-01Y Vacuum System, Centralized Oct-1 Annually

CONTROLS

CTRL-DDC-01-01W BAS Server Oct-1 Weekly

CTRL-DDC-01-01M BAS Server Oct-1 Monthly

CTRL-DDC-01-03M BAS Server Oct-1 Quarterly

CTRL-DDC-01-01Y BAS Server Oct-1 Annually

CTRL-DDC-02-01W BAS Server Client Workstation Oct-1 Weekly

CTRL-DDC-02-01M BAS Server Client Workstation Oct-1 Monthly

CTRL-DDC-02-03M BAS Server Client Workstation Oct-1 Quarterly

CTRL-DDC-02-01Y BAS Server Client Workstation Oct-1 Annually

CTRL–DDC-03-03M Network, Management Level Oct-1 Quarterly

CTRL–DDC-03-01Y Network, Management Level Oct-1 Annually

CTRL–DDC-04-03M Network, Building Level Oct-1 Quarterly

CTRL–DDC-04-01Y Network, Building Level Oct-1 Annually

CTRL–DDC-05-01Y Field Panel Oct-1 Annually

CTRL–DDC-06-01Y Controller Oct-1 Annually

CTRL-DDC-07-01Y Controls, Sensors Electronic Oct-1 Annually

CTRL-DDC-08-01M Alarm Maintenance Oct-1 Monthly

CTRL-DDC-09-06M

BAS Wireless Electronic/Pneumatic End Devices

(Thermostats) Oct-1 Semi-annually

CTRL-DDC-09-01Y

BAS Wireless Electronic/Pneumatic End Devices

(Thermostats) Oct-1 Annually

CTRL-END-01-01Y End Devices Oct-1 Annually

CTRL-PNU-01-06M Control Air System Oct-1 Semi-annually

CTRL-PNU-02-06M Receiver Controller Oct-1 Semi-annually

CTRL-PNU-03-03M Filter, Control Air Oct-1 Quarterly

ELECTRICAL

ELEC-ATS-01-01M Automatic Transfer Switch, per NFPA 110 Oct-1 Monthly

ELEC-ATS-01-01Y Automatic Transfer Switch Oct-1 Annually

ELEC-BDT-01-01Y Metal-Enclosed Busways, Thermographic Survey Oct-1 Annually

MAINTENANCE TIME STANDARDS

Office of Real Property

Management and Safety

Standard # Equipment Item Effective

Date Frequency

ELEC-BDT-01-03Y Metal-Enclosed Busways Oct-1 3-Year

ELEC-CAP-01-01Y Capacitors, Thermographic Survey Oct-1 Annually

ELEC-CAP-01-03Y Capacitors Oct-1 3-Year

ELEC-CAP-02-01Y Reactors-Dry-Type, Thermographic Survey Oct-1 Annually

ELEC-CAP-02-03Y Reactors – Dry-Type Oct-1 3-Year

ELEC-CAP-03-01M Reactors – Liquid-Filled, Oil Leakage Oct-1 Monthly

ELEC-CAP-03-01Y Reactors – Liquid-Filled, Oil Sampling Oct-1 Annually

ELEC-CAP-03-03Y Reactors – Liquid-Filled Oct-1 3-Year

ELEC-CBL-01-01Y Cables, Low-Voltage, Thermographic Survey Oct-1 Annually

ELEC-CBL-01-03Y Cables, Low-Voltage Oct-1 3-Year

ELEC-CBL-02-01Y

Medium- and High-Voltage Cables, Thermographic

Survey Oct-1 Annually

ELEC-CBL-02-03Y Medium- and High-Voltage Cables Oct-1 3-Year

ELEC-CKB-01-01Y Circuit Breakers, Air, Insulated-Case/Molded-Case Oct-1 Annual

ELEC-CKB-01-03Y Circuit Breakers, Air, Insulated-Case/Molded-Case Oct-1 3-Year

ELEC-CKB-02-01Y Circuit Breakers, Air, Low-Voltage Power Oct-1 Annually

ELEC-CKB-02-03Y Circuit Breakers, Air, Low-Voltage Power Oct-1 3-Year

ELEC-CKB-03-01Y Circuit Breakers, Air, Medium-Voltage Oct-1 Annually

ELEC-CKB-03-03Y Circuit Breakers, Air, Medium-Voltage Oct-1 3-Year

ELEC-CKB-04-01M Circuit Breakers, Oil, Medium- and High-Voltage Oct-1 Monthly

ELEC-CKB-04-01Y Circuit Breakers, Oil, Medium- and High-Voltage Oct-1 Annually

ELEC-CKB-04-03Y Circuit Breakers, Oil, Medium- and High-Voltage Oct-1 3-Year

ELEC-CKB-05-01Y Circuit Breakers, Vacuum, Medium-Voltage Oct-1 Annually

ELEC-CKB-05-03Y Circuit Breakers, Vacuum, Medium-Voltage Oct-1 3-Year

ELEC-CLK-01-06M Clocks, Central System Oct-1 Semi-annually

ELEC-DCS-01-01M DC Batteries, Lead Acid Oct-1 Monthly

ELEC-DCS-01-01Y DC, Batteries, Lead-Acid Oct-1 Annually

ELEC-DCS-02-01M Dry Cell Battery Oct-1 Monthly

ELEC-DCS-03-03M Nickel Cadmium Batteries Oct-1 Quarterly

ELEC-DCS-04-01M Direct-Current Systems, Chargers Oct-1 Monthly

ELEC-DCS-04-01Y Direct-Current Systems, Chargers Oct-1 Annually

ELEC-EMG-01-01M Emergency Generator, Electric Tests Oct-1 Monthly

ELEC-EMG-01-01Y Emergency Generator, Electric Tests Oct-1 Annually

ELEC-GRD-01-01Y Grounding Systems Oct-1 Annually

ELEC-GRD-01-03Y Grounding Systems Oct-1 3-Year

ELEC-ITR-01-01Y Instrument Transformers Oct-1 Annually

ELEC-ITR-01-03Y Instrument Transformers Oct-1 3-Year

ELEC-LTG-01-03M Dimmer and Control, Stage and General Lighting Oct-1 Quarterly

ELEC-LTG-02-02Y

Fluorescent Lighting Fixture, Washing and

Relamping Oct-1 2-Year

MAINTENANCE TIME STANDARDS

Office of Real Property

Management and Safety

Standard # Equipment Item Effective

Date Frequency

ELEC-LTG-02-05Y Fluorescent Light Fixture, Relamping Only Oct-1 5-Year

ELEC-LTG-03-01Y Lighting, Special Feature Oct-1 Annually

ELEC-LTG-04-06M Lighting, Outside Incandescent Fluorescent Oct-1 Annually

ELEC-LTG-04-05Y

Lighting, Outside Incandescent Fluorescent, Mercury

Vapor or High Pressure Sodium, Metal Halide Oct-1 5-Year

ELEC-LTG-05-01M Spotlights, Fixed and Portable Oct-1 Monthly

ELEC-LTG-06-03M Emergency Lights, Closed System Oct-1 Quarterly

ELEC-LTG-07-03M Emergency Lighting, Wet Cell Oct-1 Quarterly

ELEC-MCC-01-01Y Low-Voltage Motor Starters Oct-1 Annually

ELEC-MCC-01-03Y Low-Voltage Motor Starters Oct-1 3-Year

ELEC-MCC-02-01Y Medium-Voltage Motor Starters Oct-1 Annually

ELEC-MCC-02-03Y Medium-Voltage Motor Starters Oct-1 3-Year

ELEC-MCC-03-01Y Low-Voltage Motor Control Centers Oct-1 Annually

ELEC-MCC-03-03Y Low-Voltage Motor Control Centers Oct-1 3-Year

ELEC-MCC-04-01Y Medium-Voltage Motor Control Centers Oct-1 Annually

ELEC-MCC-04-03Y Medium-Voltage Motor Control Centers Oct-1 3-Year

ELEC-MOT-01-01M

Rotating Machinery, AC Induction Motors and

Generators Oct-1 Monthly

ELEC-MOT-01-01Y

Rotating Machinery, AC Induction Motors and

Generators Oct-1 Annually

ELEC-MOT-01-02Y

Rotating Machinery, AC Induction Motors and

Generators Oct-1 2-Year

ELEC-MTR-01-01Y Metering Devices Oct-1 Annually

ELEC-MTR-01-03Y Metering Devices Oct-1 3-Year

ELEC-MTR-02-01Y Advanced Metering Oct-1 Annually

ELEC-NWP-01-01Y Network Protectors, 600 V Class Oct-1 Annually

ELEC-PVS-01-06M Photovoltaic Systems Oct-1 Annually

ELEC-REG-01-01M Step-Voltage Regulators Oct-1 Monthly

ELEC-REG-01-01Y Step-Voltage Regulators Oct-1 Annually

ELEC-REG-01-02Y Step-Voltage Regulators Oct-1 2-Year

ELEC-REG-02-01M Induction Regulators Oct-1 Monthly

ELEC-REG-02-01Y Induction Regulators Oct-1 Annually

ELEC-REG-02-03Y Induction Regulators Oct-1 3-Year

ELEC-REG-03-01M Load-Tap-changers Oct-1 Monthly

ELEC-REG-03-01Y Load-Tap-changers Oct-1 Monthly

ELEC-REG-03-03Y Load-Tap-changers Oct-1 3-Year

ELEC-RLY-01-01Y Protective Relays, Microprocessor-Based Oct-1 Annually

ELEC-SRG-01-01Y

Surge Arresters, Low-Voltage Surge Protection

Devices Oct-1 Annually

ELEC-SRG-01-03Y

Surge Arresters, Low-Voltage Surge Protection

Devices Oct-1 3-Year

MAINTENANCE TIME STANDARDS

Office of Real Property

Management and Safety

Standard # Equipment Item Effective

Date Frequency

ELEC-SRG-02-01Y Medium Voltage Surge Arresters Oct-1 Annually

ELEC-SRG-02-03Y Medium Voltage Surge Arresters Oct-1 3-Year

ELEC-SWB-01-01Y Switchgear and Switchboard Assemblies Oct-1 Annually

ELEC-SWB-01-03Y Switchgear and Switchboard Assemblies Oct-1 3-Year

ELEC-SWT-01-01Y Low-Voltage Air Switches Oct-1 Annually

ELEC-SWT-01-03Y Low-Voltage Air Switches Oct-1 3-Year

ELEC-SWT-02-01Y Switches, Air, Medium-Voltage, Metal-Enclosed Oct-1 Annually

ELEC-SWT-02-03Y Switches, Air, Medium-Voltage, Metal-Enclosed Oct-1 3-Year

ELEC-SWT-03-01Y Medium- and High-Voltage Open Switches Oct-1 Annually

ELEC-SWT-03-03Y Medium- and High-Voltage Open Switches Oct-1 3-Year

ELEC-SWT-04-01M Medium-Voltage Oil Switches Oct-1 Monthly

ELEC-SWT-04-01Y Medium-Voltage Oil Switches Oct-1 Annually

ELEC-SWT-04-03Y Medium-Voltage Oil Switches Oct-1 3-Year

ELEC-SWT-05-01Y Medium-Voltage Vacuum Switches Oct-1 Annually

ELEC-SWT-05-03Y Medium-Voltage Vacuum Switches Oct-1 3-Year

ELEC-SWT-06-01M Medium-Voltage SF-6 Switches Oct-1 Monthly

ELEC-SWT-06-01Y Medium-Voltage SF6 Switches Oct-1 Annually

ELEC-SWT-06-03Y Medium-Voltage SF6 Switches Oct-1 3-Year

ELEC-SWT-07-01Y Cutouts Oct-1 Annually

ELEC-SWT-07-03Y Cutouts Oct-1 3-Year

ELEC-TRN-01-01Y

Transformers, Dry-Type, Air-Cooled, Low-Voltage, Small Oct-1 Annually

ELEC-TRN-01-03Y

Transformers, Dry-Type, Air-Cooled, Low-Voltage, Small Oct-1 3-Year

ELEC-TRN-02-01Y Transformers, Dry-Type, Air-Cooled, Large Oct-1 Annually

ELEC-TRN-02-03Y Transformers, Dry-Type, Air-Cooled, Large Oct-1 3-Year

ELEC-TRN-03-01M Transformers, Liquid-Filled Oct-1 Monthly

ELEC-TRN-03-01Y Transformers, Liquid-Filled Oct-1 Annually

ELEC-TRN-03-03Y Transformers, Liquid-Filled Oct-1 3-Year

ELEC-UPS-01-01M Uninterruptible Power System Oct-1 Monthly

ELEC-UPS-01-01Y Uninterruptible Power System Oct-1 Annually

ELEC-VFD-01-01Y Adjustable Speed Drive Systems Oct-1 Annually

ELEC-VFD-01-03Y Adjustable Speed Drive Systems Oct-1 3-Year

FIRE LIFE SAFETY

FLSF-ALM-01-01M Alarm Check Valves and Accessories Oct-1 Monthly

FLSF-ALM-02-03M Fire Supervisory Signals, Testing Oct-1 Quarterly

FLSF-ALM-03-01Y Automatic Fire Detection, Smoke Detectors Oct-1 Annually

FLSF-ALM-04-03M Automatic Fire Detection, Waterflow Alarms Oct-1 Quarterly

FLSF-ALM-05-01Y Automatic Fire Detection, Heat Detectors Oct-1 Annually

MAINTENANCE TIME STANDARDS

Office of Real Property

Management and Safety

Standard # Equipment Item Effective

Date Frequency

FLSF-ALM-06-06M

Automatic Fire Detection, Operational Testing (per zone) Oct-1 Semi-annually

FLSF-ALM-07-01Y Fire Alarm Control Panel and Remote Annunciators Oct-1 Annually

FLSF-ALM-08-01Y

Fire Alarm Control Panel, Special Systems (Halon, etc) Oct-1 Annually

FLSF-ALM-09-01Y Central Station, Transmitters Oct-1 Annually

FLSF-ALM-10-01D

Central Station, Receiver and Re-transmission

Equipment Oct-1 Daily

FLSF-ALM-11-01W Fire Alarm System, Recorder Oct-1 Weekly

FLSF-ALM-12-03M Fire Alarm System. Event Printer Oct-1 Quarterly

FLSF-ALM-13-01Y Fire Alarm System, Audio Control Panel Oct-1 Annually

FLSF-ALM-14-01Y Fire Alarm System, Remote Controller Oct-1 Annually

FLSF-ALM-15-01Y Fire Alarm System, Remote Amplifier Oct-1 Annually

FLSF-ALM-16-01Y Manual Fire Alarm Stations - Coded and Uncoded Oct-1 Annually

FLSF-ALM-17-01Y Fire Life Safety Fire Alarm Oct-1 Annually

FLSF-ALM-17-05Y Fire Life Safety Fire Alarm Oct-1 5-Year

FLSF-DOR-01-03M Fire Doors, Stairwells and Exitways, Swinging Oct-1 Quarterly

FLSF-EPR-01-01Y

Emergency Generator; Gasoline, or Natural Gas

Engine Oct-1 Annually

FLSF-EPR-02-03M Emergency Generator, Diesel Engines Oct-1 Quarterly

FLSF-EPR-02-01Y Emergency Generator, Diesel Engines Oct-1 Annually

FLSF-EPR-03-01W Emergency Generator Oct-1 Weekly

FLSF-EPR-03-01M Emergency Generator Oct-1 Monthly

FLSF-EPR-03-03M Emergency Generator Oct-1 Quarterly

FLSF-EPR-03-06M Emergency Generator Oct-1 Semi-annually

FLSF-EPR-04-03M Emergency Pumps and Ventilators Oct-1 Quarterly

FLSF-EPR-04-01Y Emergency Pumps and Ventilators Oct-1 Annually

FLSF-EPR-05-06M Fuel Oil Filter/Strainer Oct-1 Semi-annually

FLSF-EPR-06-01Y Fuel Oil Heater Oct-1 Annually

FLSF-EPR-07-01M Emergency Generator, Steam Driven Oct-1 Monthly

FLSF-EPR-07-01Y Emergency Generator, Steam Driven Oct-1 Annually

FLSF-EPR-08-01Y Load Bank Testing Oct-1 Annually

FLSF-EPR-08-03Y Load Bank Testing Oct-1 3-Year

FLSF-FEX-01-01M Fire Extinguisher, Inspection Oct-1 Monthly

FLSF-FEX-01-05Y Fire Extinguisher, Hydrostatic Testing Oct-1 5-Year

FLSF-FEX-01-12Y Fire Extinguisher, Hydrostatic Testing Oct-1 12-Year

FLSF-FEX-02-01Y Fire Extinguisher, Stored Pressure with Gauge Oct-1 Annually

FLSF-FEX-02-06Y

Fire Extinguisher, Stored Pressure with Gauge (Non

Stainless Steel Shell) Oct-1 6-Year

FLSF-FEX-03-01Y Fire Extinguishers - Non rechargeable Oct-1 Annually

MAINTENANCE TIME STANDARDS

Office of Real Property

Management and Safety

Standard # Equipment Item Effective

Date Frequency

FLSF-FEX-04-01Y

Fire Extinguisher, Gas Cartridge or Cylinder (No

Gauge) Oct-1 Annually

FLSF-FEX-05-01M Water Spray Extinguishing Systems Oct-1 Monthly

FLSF-FEX-05-01Y Water Spray Extinguishing Systems Oct-1 Annually

FLSF-FEX-06-01M

Fire Extinguisher System, Carbon Dioxide (High

Pressure), Halon, Dry Chemical - Inspection Oct-1 Monthly

FLSF-FEX-06-06M

Fire Extinguisher System, Carbon Dioxide (High

Pressure), Halon, Dry Chemical Oct-1 Semi-annually

FLSF-FSD-01-02Y Fire and Smoke Dampers Oct-1 2-Year

FLSF-FSP-01-01Y Sprinkler Head, Sprinklered Areas (per 1,000 sq. ft.) Oct-1 Annually

FLSF-FSP-02-01Y Antifreeze Solution in Sprinkler Systems Oct-1 Annually

FLSF-HSE-01-01M Fire Hose - 1.5 in., Racked in Buildings Oct-1 Monthly

FLSF-HSE-01-01Y Fire Hose - 1.5 in., Racked in Buildings Oct-1 Annually

FLSF-HSE-02-03M

Fire Department Hose Connections (Standpipe

Outlets) Oct-1 Quarterly

FLSF-HSE-02-05Y

Fire Department Hose Connections (Standpipe

Outlets) Oct-1 5-Year

FLSF-HSE-03-01M

Fire Department Pumper Connections, Standpipe or

Sprinkler Oct-1 Monthly

FLSF-HYD-01-05Y Fire Hydrant Flow Test - Dry Barrel and Wet Barrel Oct-1 5-Year

FLSF-HYD-01-06M

FLSF-PMP-01-01W Fire Pump, Diesel Engine Driven Oct-1 Weekly

FLSF-PMP-01-01M Fire Pump, Diesel Engine Driven Oct-1 Monthly

FLSF-PMP-01-03M Fire Pump, Diesel Engine Driven Oct-1 Quarterly

FLSF-PMP-01-01Y Fire Pump - Diesel Engine Driven Oct-1 Annually

FLSF-PMP-02-01W Fire Pump - Electric Motor Driven Oct-1 Weekly

FLSF-PMP-02-01M Fire Pump - Electric Motor Driven Oct-1 Monthly

FLSF-PMP-02-01Y Fire Pump - Electric Motor Driven Oct-1 Annually

FLSF-VLV-01-01W Dry Pipe, Deluge and Preaction Valves Oct-1 Weekly

FLSF-VLV-01-01M Dry Pipe, Deluge and Preaction Valves Oct-1 Monthly

FLSF-VLV-01-01Y Dry Pipe, Deluge and Preaction Valves Oct-1 Annually

FLSF-VLV-01-05Y

Dry Pipe, Deluge and Preaction Valves: Strainers, Filters and Orifices Oct-1 5-Year

FLSF-VLV-02-01M Post Indicator Valves Oct-1 Annually

FLSF-VLV-03-01W Fire Control Valves Oct-1 Weekly

FLSF-VLV-03-01M Fire Control Valves Oct-1 Monthly

FLSF-VLV-03-01Y Fire Control Valves Oct-1 Annually

FLSF-VLV-04-01Y Valves, Fire System - Pressure Regulating Type Oct-1 Annually

FLSF-VLV-04-05Y Valves, Fire System - Pressure Regulating Type Oct-1 5-Year

HEATING VENTILATION AND AIR CONDITIONING

HVAC-ACR-01-01M Air Conditioning Unit, Special Purpose Oct-1 Monthly

MAINTENANCE TIME STANDARDS

Office of Real Property

Management and Safety

Standard # Equipment Item Effective

Date Frequency

HVAC-ACR-02-01Y Heat Pumps, Water Cooled Oct-1 Annually

HVAC-ACR-03-01Y Air Conditioning Unit or Heat Pump, Split System Oct-1 Annually

HVAC-ACR-04-01Y Air Conditioning Unit, Ceiling/Wall Mounted Oct-1 Annually

HVAC-ACR-05-01Y Air-cooled Condenser Oct-1 Annually

HVAC-ACR-06-01Y Evaporative Condenser Oct-1 Annually

HVAC-AHU-01-02M Built Up Air Handler, Predictive Maintenance Oct-1 Bi-Monthly

HVAC-AHU-01-01Y: Built-Up AHU Oct-1 Annually

HVAC-AHU-03-01Y Built-Up AHU >5000 CFM Predictive Oct-1 Annually

HVAC-AHU-04-01Y Package AHU (includes DX, Heat Pumps, Gas Heat) Oct-1 Annually

HVAC-AHU-05-01Y Package AHU Predictive Oct-1 Annually

HVAC-AHU-06-01Y Air Washer or Wet Coil System Oct-1 Annually

HVAC-AHU-07-01Y Hot Air Furnace Oct-1 Annually

HVAC-AHU-08-01Y AHU UV Treatment System Oct-1 Annually

HVAC-AIR-01-06M

Air Dryer, Refrigerated or Regenerative Desiccant

Type Oct-1 Annually

HVAC-AIR-02-06M Air Compressor Oct-1 Semi-annually

HVAC-AIR-03-06M Glycol Dry Cooler Oct-1 Semi-annually

HVAC-AIR-04-06M After-Cooler/Separator Oct-1 Semi-annually

HVAC-BLR-01-01Y Boiler (Natural Gas and Oil Fired) Oct-1 Annually

HVAC-BLR-02-01Y Boiler, Electric Oct-1 Annually

HVAC-BLR-03-01Y Burner, Gas Oct-1 Annually

HVAC-BLR-04-01Y Burner, Oil Oct-1 Annually

HVAC-BLR-05-01Y Boiler, Instruments/Controls Oct-1 Annually

HVAC-BSB-01-02Y

Radiant Baseboards/Convectors (steam, hot water, or electric - per linear foot) Oct-1 2-Year

HVAC-CLR-01-03M

Central Chilled Water Package Unit, Special

Purpose Oct-1 Quarterly

HVAC-CLR-01-01Y Central Chilled Water Package Unit Oct-1 Annually

HVAC-CLR-02-01Y Refrigeration Machine, Screw and Scroll Oct-1 Annually

HVAC-CLR-03-01Y Refrigeration Machine, Centrifugal Oct-1 Annually

HVAC-CLR-04-01Y Refrigeration Machine, Absorption Unit Oct-1 Annually

HVAC-CLR-05-01Y Control Panel - Central Refrigeration Unit Oct-1 Annually

HVAC-CLR-06-01M Refrigerant Monitor Oct-1 Monthly

HVAC-CLR-07-01Y High Efficiency Purge Units Oct-1 Annually

HVAC-CLR-08-02Y Vibration Analysis, Chillers Oct-1 2-Year

HVAC-CLR-09-03Y

Non-Destructive Tube Analysis (Eddy Current

Analysis) Oct-1 3-Year

HVAC-CLS-01-01Y Coils, Preheat, Reheat, Etc. (Remote Locations) Oct-1 Annually

HVAC-CND-01-01M Condensing Unit, Refrigeration Oct-1 Monthly

HVAC-CND-01-01Y Condensing Unit, Refrigeration Oct-1 Annually

MAINTENANCE TIME STANDARDS

Office of Real Property

Management and Safety

Standard # Equipment Item Effective

Date Frequency

HVAC-DMP-01-01Y Motorized Dampers, Pneumatic or Electric Oct-1 Annually

HVAC-EVP-01- 03M Indirect Evaporative Cooling Oct-1 Quarterly

HVAC-EVP-02-03M Direct Evaporative Cooling Oct-1 Quarterly

HVAC-EVP-03-03M Humidification Systems Oct-1 Quarterly

HVAC-FAN-01-01Y Fan, Centrifugal Oct-1 Annually

HVAC-FAN-02-01Y Fan, Propeller, 24 in. Diameter or Larger Oct-1 Annually

HVAC-FCU-01-03M Fan Coil Units Oct-1 Quarterly

HVAC-FLT-01-03M Filter, Throw Away Oct-1 Quarterly

HVAC-FLT-02-03M Filter, Roll Type, Disposable Media Oct-1 Quarterly

HVAC-FLT-02-01Y

Filter, Roll Type, Disposable Media, Manual or Motor

Driven Oct-1 Annually

HVAC-FLT-03-03M Filter, Electrostatic Oct-1 Quarterly

HVAC-FLT-04-03M Filters, Viscous Type (Wire Mesh) Oct-1 Quarterly

HVAC-FLT-05-03M Filter, Charcoal Oct-1 Quarterly

HVAC-FLT-06-01M Filter, Special situations or conditions Oct-1 Monthly

HVAC-HXR-01-01Y Plate and Frame Heat Exchanger Oct-1 Annually

HVAC-PMP-01-01Y Pump, Centrifugal Oct-1 Annually

HVAC-PMP-02-01Y Pump, Vacuum Oct-1 Annually

HVAC-STM-01-01Y Condensate or Vacuum Pump Oct-1 Annually

HVAC-TAB-01-05Y Test and Balance Oct-1 5-Year

HVAC-TMU-01-01Y Terminal Units, Pneumatic or Electric Oct-1 Annually

HVAC-TMU-02-03M Terminal Units, DDC Only, Predictive Oct-1 Quarterly

HVAC-TWR-01-03M Cooling Tower, Cleaning Oct-1 Quarterly

HVAC-TWR-01-01Y Cooling Tower, Maintenance Oct-1 Annually

HVAC-UHT-01-01Y Unit Heater (Steam and Hot Water) Oct-1 Annually

HVAC-UHT-02-01Y Unit Heater (Gas and Oil Fired) Oct-1 Annually

HVAC-VLV-01-01Y Valve, Motor Operated (DDC) Oct-1 Annually

HVAC-WTM-01-01M Water Treatment Guide Oct-1 Monthly

HVAC-WTM-03-06M Chemical Feeder Oct-1 Semi-annually

HVAC-WTM-04-03M Water Treatment, Chemical Free Oct-1 Quarterly

HVAC-WTM-04-01Y Water Treatment, Chemical Free Apr-12 Annually

KITCHEN

KTCH-DSH-01-03M Dishwashing Machine Oct-1 Quarterly

KTCH-FRY-01-03M Fryer Oct-1 Quarterly

KTCH-GRL-01-03M Grill Oct-1 Quarterly

KTCH-ICM-01-03M Ice Cream & Shake Maker Oct-1 Quarterly

KTCH-ICE-02-03M Ice Maker Oct-1 Semi-annually

KTCH-KTL-01-06M Kettle Oct-1 Semi-annually

KTCH-OVN-01-03M Oven Oct-1 Quarterly

KTCH-OVN-01-06M Oven Oct-1 Semi-annually

MAINTENANCE TIME STANDARDS

Office of Real Property

Management and Safety

Standard # Equipment Item Effective

Date Frequency

KTCH-RFG-01-03M Walk-In Refrigerators and Freezers Oct-1 Quarterly

KTCH-RFG-01-06M Walk-In Refrigerators and Freezers Oct-1 Semi-annually

KTCH-RFG-02-03M Reach-In Refrigerators and Freezers Oct-1 Quarterly

KTCH-RFG-02-06M Reach-In Refrigerators and Freezers Oct-1 Semi-annually

KTCH-RNG-01-03M Range Oct-1 Quarterly

KTCH-RNG-01-06M Range Oct-1 Semi-annually

MATERIAL HANDLING

MHDL-CRN-01-03M Crane, Electric Oct-1 Quarterly

MHDL-DMW-01-03M Dumbwaiter Oct-1 Quarterly

MHDL-HST-01-01Y Chain Hoist and Trolley Oct-1 Annually

MHDL-HST-02-01Y Hoist, Electric Oct-1 Annually

MHDL-HST-03-01Y Hoist, Lighting Oct-1 Annually

MHDL-LFT-01-06M Lift, Electric, Stage Screen Oct-1 Semi-annually

MHDL-LFT-02-01M Material Handling Equipment Electric Lift Trucks Oct-1 Monthly

MHDL-LFT-02-01Y Material Handling Equipment Electric Lift Trucks Oct-1 Annually

MHDL-LFT-03-03M Loading Ramp, Adjustable Oct-1 Quarterly

MHDL-LFT-04-01M Lift, Automotive Oct-1 Monthly

MHDL-LFT-04-01Y Lift, Automotive Oct-1 Annually

MHDL-PPB-01-01Y Paper Baler Oct-1 Annually

MDHL-VHL-01-06M Material Handling Equipment, Engine Driven Vehicles Oct-1 Semi-annually

MHDL-VHL-02-01Y Carts and Scooters, Engine or Battery Powered Oct-1 Annually

PLUMBING

PLMB-DRN-01-01Y Roof Drains, Downspout, and Gutter Inspection Oct-1 Annually

PLMB-DRN-02-01Y Drains, Areaway, Driveway, Storm Oct-1 Annually

PLMB-DWS-01-01Y Hot Water Heater, Gas Oct-1 Annually

PLMB-DWS-02-01Y Hot Water Heater, Electric Oct-1 Annually

PLMB-DWS-03-01Y Hot Water Heater, Steam Coil Oct-1 Annually

PLMB-DWS-04-06M Water Softener Oct-1 Semi-annually

PLMB-DWS-05-06M Water Filter Oct-1 Semi-annually

PLMB-DWV-01-01Y Sewage Ejector (Pneumatic Tank Type Ejectors) Oct-1 Annually

PLMB-DWV-02-01Y Sewage ejector, Sump Type Oct-1 Annually

PLMB-DWV-03-01Y Sump Pump Oct-1 Annually

PLMB-DWV-04-01W Emergency Wash Oct-1 Weekly

PLMB-DWV-05-01Y Emergency Shower Oct-1 Annually

PLMB-DWV-06-01Y Septic Tank and Drain Field Oct-1 Annually

PLMB-HWS-01-01Y Hot Water Converter, Steam Oct-1 Annually

PLMB-HWS-02-06M Solar Heating System Oct-1 Semi-annually

PLMB-HWS-02-01Y Solar Heating System Oct-1 Annually

PLMB-PLB-01-01Y Expansion Joints in Piping Oct-1 Annually

PLMB-PLB-02-01Y Strainer, Y-Type Oct-1 Annually

MAINTENANCE TIME STANDARDS

Office of Real Property

Management and Safety

Standard # Equipment Item Effective

Date Frequency

PLMB-PLB-03-01Y Strainer, Bolted Flange (water and steam) Oct-1 Annually

PLMB-PLB-04-01Y Dual Strainer Oct-1 Annually

PLMB-PLB-05-01Y Backwash Strainer Oct-1 Annually

PLMB-PLB-06-01Y Steam Traps, All Types high pressure Oct-1 Annually

PLMB-PLB-06-05Y Steam Traps, All Types low pressure Oct-1 5-Year

PLMB-PLB-07-01Y Distiller, Water, Laboratory use only Oct-1 Annually

PLMB-VLV-01-01M Valve, Safety Relief Oct-1 Monthly

PLMB-VLV-02-01Y Valve Regulating Oct-1 Annually

PLMB-VLV-03-01Y Valve, Manually Operated Oct-1 Annually

PLMB-VLV-04-01Y Valve, Critical Check Oct-1 Annually

PLMB-VLV-05-01Y Backflow Preventer Oct-1 Annually

TANKS

TANK-AGS-01-01Y Tank, Air/Refrigerant/LP Gas Oct-1 Annually

TANK-CHM-01-01Y Tank, Chemical Oct-1 Annually

TANK-FOL-01-04Y Tank, Fuel Oil Storage Oct-1 4-Year

TANK-UST-01-01M Underground Storage Tank (UST) Oct-1 Anually

TANK-WTR-01-03Y Tank, Water (All Types) Oct-1 3-Year

VERTICAL TRANSPORTATION

VTRN-ELV-01-06M Elevator, Hydraulic, Inspection 4 floors or less. Oct-1 Semi-annually

VTRN-ELV-01-01Y: Elevator, Hydraulic, Inspection 4 floors or less. Oct-1 Annually

VTRN-ELV-02-06M

VTRN-ELV-02-01Y Elevator, Electric, Inspection 4 floors or less. Oct-1 Annually

VTRN-ELV-02-05Y Elevator, Electric, Inspection 4 floors or less. Oct-1 5-Year

VTRN-ELV-03-01W Elevator, Electric or Hydraulic 4 floors or less. Oct-1 Weekly

VTRN-ELV-03-01M Elevator, Electric or Hydraulic 4 floors or less. Oct-1 Monthly

VTRN-ELV-03-03M Elevator, Electric or Hydraulic Oct-1 Quarterly

VTRN-ESC-01-01W Escalator Oct-1 Weekly

VTRN-ESC-01-01Y Escalator (and Moving Walkway) Oct-1 Annually

VTRN-WLF-01-01M Wheelchair Lift Oct-1 Monthly

SECTION 2:

PREVENTATIVE

MAINTENANCE

STANDARDS

ARCS-BAR-01-06M

Frequency: Semi-annually

Security Bollards/Barricade

Application:

This standard card applies to automatic hydraulic security Bollards/Barricades found at driveway entrances, and other areas where vehicular traffic must be controlled.

Special Instructions:

1. Preventive maintenance services should be performed by a qualified manufacturer's service representative.

2. Review manufacturer's instructions.

3. Review the Standard Operating Procedure for "Controlling Hazardous Energy Sources".

4. De-energize, lock out, and tag electrical circuits.

5. This work should be scheduled at non-peak hours.

6. Notify affected personnel before performing PM (alarmed or security entrances).

7. Post "out of service" signs and/or barricades, as appropriate.

Check points:

1. Check that Bollards/Barricade extend to full height.

2. Check that Bollards/Barricade retract to full depth.

3. Check Bollards/Barricade for exterior damage.

4. Check and clean sump pits and pump.

5. Check that Bollards/Barricade fasteners are tight.

6. Check Bollard/Barricade safeties (proximity, Photo, infra red, pressure etc)

7. Check Bollard/Barricade activation devices for proper operation (auto/manual/emergency)

8. Check Bollard operation under no power.

9. Inspect electrical power panel. Check electrical connections and wiring for loose or overheated conditions.

10. Inspect control panel for loose connections.

11. Check that traffic light functions, change lamps and clean lenses every 12 months.

12. Check hydraulic unit fluid level and pressures/ change fluid per manufactures recommendations.

13. Check hydraulic unit fluid connections, pump, piping and hoses for damage and leaks.

14. Clean motor and assembly.

15. Check the drive motor amperage against nameplate.

16. Clean drive mechanism compartment.

17. Inspect Bollard/Barricade coatings, decals and paint.

18. Check that all placards and warnings signs are posted.

Recommended Tools, Materials, and Equipment:

1. Tool Group A

ARCS-DAV-01-01Y

Frequency: Annually

Davits

Application:

This standard applies to davits, structures typically used to lower things over an edge. This standard is not intended to address all fall protection related equipment.

Special Instructions:

1. In addition to the procedure(s) outlined in this standard, the equipment manufacturer’s recommended maintenance procedure(s) and/or instruction(s) shall be strictly adhered.

2. All fall protection equipment is required by OSHA to be checked prior to each use.

3. This section does not address powered man-lifts, harnesses, self retracting fall limiters, shock absorbers, and other related fall protection equipment that falls into the above requirements.

4. Any and all personnel involved in the use or maintenance of fall protection or who may, in the course of their work, be present on any elevated surface without a guard rail are required to have regular training in fall protection safety. Conformance includes but is not limited to ASME, ASME A 120.1, IWCA I 14.1, OSHA 1910.66, CALOSHA, AISC, AWS and local code requirements.

5. Visually inspect for corrosion. Verify all components are securely mounted.

6. Check bolt torque.

Check Points:

See Special Instructions.

1. Standard Tools – Basic.

ARCS-DOR-01-06M

Door, Power Operated

Application:

This standard applies to warehouse or large overhead rolling doors.

Special Instructions:

1. In addition to the procedure(s) outlined in this standard, the equipment manufacturer’s recommended maintenance procedure(s) and/or instruction(s) shall be strictly adhered.

2. Review manufacturer’s instructions.

3. Follow lock out/tag out procedures at all times. De-energize or discharge all hydraulic, electrical, mechanical, or thermal energy prior to beginning work.

Check Points:

1. Inspect general arrangement of door and mechanism, mountings, standards, wind locks, anchor bolts, counterbalances, weather stripping, door sweeps etc. Clean, tighten, and adjust repair as required.

2. Operate with power from stop to stop and at intermediate positions. Observe performance of various components, such as brake, limit switches, door operating speed, motor, gear box, etc. Clean and adjust as needed.

3. Check operation of safety edges, stops, electric eye, treadle, or other operating devices. Clean and make required adjustments or repairs.

4. Check manual operation. Note brake release, motor disengagement, functioning or hand pulls, chains sprockets, clutch, etc.

5. Examine all wiring, motor, starter, push button, etc., blow out or vacuum if needed.

6. Inspect gear box, change or add oil as required.

7. Perform required lubrication. Remove old or excess lubricant.

8. Clean unit and mechanism thoroughly. Touch up paint where required.

9. Clean up and remove all debris.

Recommended Tools, Materials, and Equipment:

1. Standard Tools-Basic

2. Lubricants. Consult the Material Safety Data Sheets (MSDS) for hazardous ingredients and proper personal protective equipment (PPE).

3. Cleaning Materials. Consult the MSDS for hazardous ingredients and proper

PPE.

ARCS-DOR-02-03M

Frequency: Quarterly

Door; Hydraulic, Electric or Pneumatic Operated

Application

This standard applies to entrance doors operated by sensors or switches (i.e.

handicap access doors).

Special Instructions:

1. In addition to the procedure(s) outlined in this standard, the equipment manufacturer’s recommended maintenance procedure(s) and/or instruction(s) shall be strictly adhered to.

2. Set suitable barriers at the entrance and exit of the door. Prevent obstructions from impeding pedestrian traffic around the work area.

3. Follow lock out/tag out procedures at all times. De-energize or discharge all hydraulic, electrical, mechanical, or thermal energy prior to beginning work.

Check Points:

1. Check alignment of door and mechanism. Inspect mountings, hinges, mats, and trim, weather stripping, etc. Replace, tighten, and adjust as required.

2. Operate with power, observing operation of actuating and safety mats, door speed, and checking functions.

3. Check manual operation.

4. Inspect power unit, lubricate and tighten lines as required.

5. Check operation of control board relays, clean, replace, adjust contacts as required.

6. Inspect door operating unit, tighten lines, and adjust as required.

7. Clean and lubricate door pivot points.

8. On pneumatic or hydraulically operated door operators, check for correct operating pressures per manufacturer’s instructions.

9. Clean up and remove all debris from work area.

Recommended Tools, Materials, and Equipment:

1. Tool Group B

2. Lubricants. Consult the Material Safety Data Sheets (MSDS) for hazardous ingredients and proper personal protective equipment (PPE).

ARCS-DOR-03-06M

Door, Manual, Overhead

Application

1. This standard applies to manually operated overhead doors. These doors normally range in size from 7 to 24 feet wide by 7 to 20 feet in height.

Special Instructions:

1. In addition to the procedure(s) outlined in this standard, the equipment manufacturer’s recommended maintenance procedure(s) and/or instruction(s) shall be strictly adhered to.

2. If the door is equipped with intrusion alarms, notify the appropriate person before operating.

3. Schedule maintenance on these doors so that it does not interfere with loading dock operations.

4. De-energize or discharge all hydraulic, electrical, mechanical, or thermal energy prior to beginning work. Follow lock out/tag out procedures at all times.

Check Points:

1. Inspect general arrangement of door and mechanism, mountings, standards, wind locks, anchor bolts, counterbalance, weather-stripping, etc.

Clean, tighten, and adjust as required. Make minor repairs as needed.

2. Inspect cables for frayed or broken strands or excessive rusting.

3. Inspect winding drum for tightness and proper tracking of cables.

4. Manually raise and lower door, noting that door tracks evenly and action of break release, functioning of hand pulls, chains, sprockets, clutch, etc.

5. If equipped, inspect gearbox; change or add oil as needed.

6. Perform required lubrication. Remove old or excess lubricant.

7. Clean unit and mechanism thoroughly. Touch up paint where needed.

Recommended Tools, Materials, and Equipment:

1. Standard tools – basic

2. Rust inhibitor and paint. Consult the Material Safety Data Sheets (MSDS) for hazardous ingredients and proper personal protective equipment (PPE).

3. Grease gun, oil, and grease

4. Ladder constructed according to OSHA/ANSI standards. Check ladder for defects. Do not use defective ladders.

ARCS-DOR-04-06M

Door, Manually Operated Entrance

Application

This standard applies to manually operated entrance doors, hinged and sliding type.

Special Instructions:

1. In addition to the procedure(s) outlined in this standard, the equipment manufacturer’s recommended maintenance procedure(s) and/or instruction(s) shall be strictly adhered to.

2. Set suitable barriers at the entrance and exit of the door. Prevent obstructions from impeding pedestrian traffic around the work area.

3. Follow lock out/tag out procedures at all times. De-energize or discharge all hydraulic, electrical, mechanical, or thermal energy prior to beginning work.

Check Points:

1. Hinged Doors

a) Inspect the frame and supporting structures.

b) Inspect hardware; hinges, latch keeper, lock, etc. Apply graphite where needed, wipe off excess.

c) Inspect glass, putty, or retaining pieces. Correct any deficiencies.

d) Operate door to observe functioning of check. Adjust and service as needed.

e) Check opening/closing resistance pressure and speed.

f) Touch up paint as needed.

g) Clean up and remove all debris from work area.

2. Sliding Doors

a) Center door within track and remove, start by lifting up to remove from bottom track first.

b) Clean out track of any debris.

c) Inspect hardware; rollers, track etc. Correct any deficiencies.

d) Return door to track, start by inserting door into bottom track first.

e) Operate door to observe function.

f) Check opening/closing resistance pressure and speed.

g) Touch up paint as required.

h) Clean up and remove all debris from work area.

3. Revolving Doors

a) Remove obstructions and clean out track.

b) Fold door. Note action and freedom of motion.

c) Inspect locking device, adjust as needed.

d) Clean pivot points and apply graphite.

e) Inspect felt or rubber seals.

f) Set the emergency fold pressure on the door to the manufacturer’s specifications.

g) Touch up paint as required.

h) Clean up all debris from work area.

Recommended Tools, Materials, and Equipment:

1. Standard Tools - Basic.

2. Graphite. Consult the Material Safety Data Sheets (MSDS) for hazardous ingredients and proper personal protective equipment (PPE).

3. Clean wiping cloths.

4. Suitable barriers.

ARCS-FPL-01-01M

Frequency: Monthly

Fireplace

Application:

The purpose of this standard is to perform a cleaning of the fire box and an inspection of the flue, chimney, fire damper, and smoke shelf. This function should be performed once a month, during the time of year that the fireplace is in use.

Special Instructions:

1. In addition to the procedure(s) outlined in this standard, the equipment manufacturer’s recommended maintenance procedure(s) and/or instruction(s) shall be strictly adhered to.

2. Review manufacturer's instructions.

3. Schedule shutdown with operating personnel.

4. Follow lock out/tag out procedures at all times. De-energize or discharge all hydraulic, electrical, mechanical, or thermal energy prior to beginning work.

5. Do not use any flammable lubricants or solvents. If lubrication is necessary, use only dry powdered graphite.

Check Points:

1. Remove loose ash and vacuum inside of fire box (fireplace).

2. Inspect fire brick and mortar joints for cracks or breakage. Repair or replace as necessary.

3. Inspect fire damper, checking for proper operation.

4. Make a visual inspection of the flue and chimney, checking for obstructions.

5. Clean surrounding area.

Recommended Tools, Materials, and Equipment:

1. Standard tools - basic

2. Small shovel, dust pan, and broom

3. Vacuum

4. Eye protection, NIOSH/MSHA approved respirator, gloves, and coveralls

ARCS-FPL-02-01Y

Incinerator

Application:

The work required by this standard applies to incinerators.

Special Instructions:

1. In addition to the procedure(s) outlined in this standard, the equipment manufacturer’s recommended maintenance procedure(s) and/or instruction(s) shall be strictly adhered to.

2. Review manufacturer's instructions.

3. Schedule shutdown with operating personnel.

4. Follow lock out/tag out procedures at all times. De-energize or discharge all hydraulic, electrical, mechanical, or thermal energy prior to beginning work.

5. If the insulation is known or suspected to contain asbestos, check the building's asbestos management plan to see it has been tested for asbestos. If it is suspect but has not been tested, have it tested. Manage asbestos in accordance with the plan.

Check Points:

1. Thoroughly clean furnace, ash pit, grates, etc.

2. Remove fly ash and soot from flue gas passages.

3. Examine furnace. Replace burned or damaged parts.

4. Inspect for loose, broken, or missing refractory or fire brick.

5. Examine all doors, inspect and/or clean out ports. Make them fit properly and stop any air leaks around them.

6. Check uptakes or…