90__GSA_Maint_Guides_DRAFT_Enovity.pdf

General Services Administration Public Buildings Service

Office of Real Property Management and Safety - PM

PUBLIC BUILDINGS

MAINTENANCE GUIDES

90% DRAFT

March 2012

Contents

This Maintenance Guide is divided into the following Sections:

Section 1: Introduction and Maintenance Guide List

Section 2: Maintenance Guides

Appendix A: NETA Qualifications, Responsibilities and Safety

Appendix B: NETA Electrical Test Frequencies

Appendix C: Maintenance Guide Number Key

Appendix D: Equipment Attributes Lists

Appendix E: RFID Tag Procedure

Appendix F: Point Naming Procedure

Appendix G: Universal Waste Guide

Appendix H: Refrigerant Management Guide

Appendix I: Underground Storage Tank Regulatory Requirements

Appendix J: Predictive Maintenance and Toolsets

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

Section 1

General Services Administration Public Buildings Service

Maintenance Practices and General Information for Federal Buildings

1. General Overview. The objective of these maintenance guides 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 guides. Abide by the following standards during the performance of these maintenance procedures.

2. Maintenance Guide Numbers. The GSA Maintenance Guide, Region 9 Supplement 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:

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

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

(CLR)

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

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

3. GEMnet. Most buildings in Region 9 are part of the GSA Energy and Maintenance Network (GEMnet). This network facilitates a Computerized

Maintenance Management System (CMMS) which O&M Contractors will utilize for scheduling and tracking of maintenance in each facility. The CMMS will generate the Preventative Maintenance Guide on the prescribed schedule frequency. The CMMS can also be used to store information on a particular piece of equipment.

4. 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.

5. Good Maintenance Practices. The following is a list of good practices to observe when performing maintenance.

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

b) 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.

c) Proper documentation through a system of record keeping is required. 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.

d) 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. If additional calibration, adjustment, replacement of parts and fluids, and other work are necessary, that work shall be accomplished or scheduled for future action.

e) 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.

f) 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.

g) 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 control 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.

h) 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.

i) 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.

j) 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.

k) 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.

6. Occupational Safety and Health.

Several preventive maintenance guides identify specific Standard Operating Procedures (SOP's) that must be complied with. They are listed below and are for the safety and health of the workers performing maintenance tasks. Personnel must be properly trained in either these SOP's or the regional Safety and Environmental Management Office approved SOP's. Copies are contained in the GSA publication "A Compendium of Occupational Safety and Health Procedures and Training Materials for GSA Managers and Supervisors," which is available in the buildings manager's office.

• Confined Space Entry.

• Controlling Hazardous Energy Sources.

• Selection, Care, and Use of Respiratory Protection Parts I and II.

• Emergency Eyewash and Shower Equipment

• Powered Industrial Trucks (Forklifts)

7. Certification.

a) Licenses, Permits and Bonding. All personnel engaged in the maintenance activities shall possess certificates of training, licenses, permits, and bonding as required by the state, county, parish, city, other local jurisdictions and as specified for each activity they will be directly engaged in or supervise. All certificates of training, licenses, permits and bonds shall be current and valid.

b) Mechanics. All persons engaged in maintenance activities must be licensed by the appropriate state and local authorities in those trades, crafts or professions which require licensing by such jurisdictions. The license must be of a grade or other level consistent with the requirement of the work being performed as established by these jurisdictions. Effective November 14, 1994, persons who maintain, service, or repair appliances that contain Class I or Class II refrigerants shall be certified by an Environmental Protection Agency approved certifying program in accordance with 40 CFR Part 82.

8. Uniforms. All employees, including supervisors, shall present a clean, neat appearance and wear appropriate uniforms at all times while on duty.

9. Protection to the Public and Property.

a) Take all necessary precautions to prevent injury to the public, building occupants, or damage to the property of others.

b) Storing, positioning, or use of equipment, tools, scraps, trash, and furniture in a manner likely to present a hazard to the public or building occupants by its accidental shifting, ignition, or other hazardous qualities is prohibited.

c) No corridor, aisle, stairway, door, or exit shall be obstructed or used in such a manner as to encroach upon routes of ingress or egress utilized by the public or building occupants, or to present unsafe or unhealthy conditions to the public or building occupants.

d) Work shall not be performed in any area occupied by the public or building occupants unless specifically permitted by the proper authorities and unless adequate steps are taken for the protection of the public or employees.

e) Wherever practicable, the work area shall be fenced, barricaded, or otherwise blocked off from the public or building occupants to prevent unauthorized entry into the work area.

f) When the nature of the work prevents isolation of the work area and the public or building occupants may be in or pass through, under, or over the work area, alternate precautions such as the posting of signs, the use of signal persons, the erection of barricades or similar protection around particularly hazardous operations shall be used as appropriate.

g) When work is to be performed over a public thoroughfare such as a sidewalk, lobby, or corridor, the thoroughfare shall be closed, if possible, or other precautions taken such as the installation of screens or barricades.

When the exposure to heavy falling objects exists, as during the erection of building walls or during demolition, special protection of the type detailed in 29 CFR 1910/1926 shall be provided.

h) Fences and barricades shall be removed upon completion of the project, in accordance with local ordinances.

10. Forms and Devices: The facilities maintenance management system uses the forms and devices listed below. Suitable substitutes may be used, as appropriate:

a) Forms.

i) GSA Form 10, Keep Out Tag.

ii) GSA Form 55, Certificate of Elevator Inspection. This form is used to record the results of an elevator inspection.

iii) GSA Form 283, Notice of Work Required. This form is for use by any employee who observes the need for work that he/she cannot do or which is not assigned or responsible for. It serves as a notice of a deficiency or work requirement for later scheduling, assignment and accomplishment as required.

iv) GSA Form 349, Inspection Report of Boiler. This is prepared for each boiler when it is inspected.

v) GSA Form 350, Inspection Report of Unfired Vessels. This is used to report the inspection of unfired pressure vessels.

vi) GSA Form 1003, Storage Battery Monthly Record. This form is used to record the specific gravity for batteries as prescribed by the preventive maintenance guides.

vii) GSA Form 1034, Certificate of Inspection, Pressure Vessels. This is issued when the boiler and pressure vessels have been approved for operation.

viii)GSA Form 1128, Danger Tag.

ix) GSA Form 1231, Elevator Data Card. This form serves a dual purpose.

The front serves as an inventory card and contains a complete description of all components of the elevator. The reverse side contains rope information and space to record repairs or alterations. It is used for elevators, escalators, dumbwaiters, and sidewalk elevators.

x) GSA Form 1736, Equipment Inventory List. This form is used to record all building equipment that requires maintenance.

xi) GSA Form 1737, Operator Assignment. This form is used to record and document the principal work requirements of an operator. it also prescribes a route to be followed for expeditious fulfillment of the work.

xii) GSA Form 1738, Preventive Maintenance Control. This form is used to initiate programmed preventive maintenance work and as a control on the work that is scheduled. the card is issued to the crafts supervisor when the work prescribed for the item shown on the card is due and is returned to the office when the work is completed showing the date the work was finished, the time used, and the initials of the mechanic(s).

xiii)GSA Form 1739, Equipment History. This form is used to record the repair work or modifications that are performed on selected items of equipment. the form provides for information describing the item and its appurtenances in detail with space to enter the record of repair modifications.

xiv) GSA Form 1897, Maintenance Authorization. This form is used to record and authorize requests for service, trouble calls, and emergency work. this form is also used to authorized all maintenance, repair, replacement, and modification work.

xv) GSA Forms 2103, 2103a, and 2103b, Annual Man-hour Requirements.

These forms are used to determine and document the annual man-hours for operating tours of building equipment established on a basis of review and need. Deviation from established frequencies of inspection may be made where separately justified.

xvi) GSA Forms 2104 and 2104A, Annual Man-hour Watch Requirements. These forms are used to record and document the man-hours required for watch assignment in accordance with provisions of the Procedures Governing Boiler and Compressor Room Operation.

xvii) GSA Form 2105, Annual Man-hour Preventive Maintenance Requirements. This form is used to identify the items of equipment that are to receive periodic maintenance; to determine and document the annual man-hours required for the preventive maintenance program;

and to schedule a balanced workload for planned accomplishment.

xviii) GSA Form 2106, Annual Man-hour Service Call Requirements. This form is used to develop and document the man-hours required for service calls computed from a standard allowable time and an estimate of the anticipated number of service calls on the basis of past experience at the individual location.

xix) GSA Form 2107, Annual Building Operation and Maintenance - Craft Requirements. This form is used to summarized all operation and maintenance productive man-hours on an individual basis that have been computed and documented on the above annual man-hours.

xx) GSA Form 2109, Annual Field Office Crafts Requirements. This is a summation sheet of all of the data collected from all the GSA forms listed on GSA form 2107, In addition, all reimbursable, incidental repair, etc., and supervisory requirements for the field office are entered on this form. Thus, this form reflects total field office craft man-hour requirements and may be used as a staffing guide.

xxi) GSA Form 2523, Lampist Daily Call Record. This form is used to record and authorize spot lamp replacement. It is used in lieu of GSA Form 1897 for this special service. When completed, it contains a record of the number of lamps replaced and time expended.

xxii) GSA Form 2543, Low Voltage Circuit Breaker Test Record. This form is used to record the test results of low voltage circuit breakers.

File this form by circuit designation.

xxiii) GSA Form 2543A, Network Protector Test Record. This form is used to record the test results of network protectors. File this form by unit designation.

xxiv) GSA Form 2543B, Protective Relay Test Record. This form is used to record the test results of protective relays. File this form by circuit designation.

xxv) GSA Form 3532, Asbestos Records. This form is used to label folders and file drawers containing asbestos related information.

b) Devices

i) Operating schedule. This is a written procedure for a building specifying the hours of operation for the heating and air-conditioning equipment based on the seasons and in accordance with the outside temperature conditions.

ii) Preventive maintenance guides. The guides outline the minimum preventive maintenance work that is required and authorized for building equipment. The guides also recommend that equipment manufacturer's recommendations are followed when applicable. If these guides are not considered adequate for specific equipment, submit a new or revised guide card and justification for approval. Recommendations of standard man-hour requirements are also welcome.

iii) Predictive Maintenance Guides. The predictive guides allow the use of predictive maintenance practices. These tasks and can be used as an alternative to the purely preventive maintenance guide. If the facility elects to use this guide as a substitute for the preventive maintenance guide, then it is not necessary to follow the relevant preventive guide(s).

iv) NETA Electrical Testing Requirements. The 2011 International Electrical Testing Association (NETA) and American National Standards Institute (ANSI) Maintenance Testing Specifications has been used as the guide for all electrical testing procedures. The ANSI/NETA requirements for Qualifications, Responsibilities and Safety for test procedures have been included in Appendix A for reference. Appendix B also contains the ANSI/NETA schedule for the Frequency of Maintenance test as a reference. All tests shall conform to the appropriate ANSI/NETA test procedure and the values used as standards shall conform to the manufacturer's, NETA, and ANSI Standards specifications. For NETA Testing, note that Low Voltage is 1,000 Volts or less and Medium Voltage is 1,000 to 100,000 Volts.

11. Electrical test equipment. All electrical test equipment shall conform to the following requirements, outlined in ANSI/NETA MTS-2011.

a) Suitability of Test Equipment

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

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

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

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

b) Test Equipment calibration

i) 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.

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

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

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

Field instruments: analog and digital, 12 month maximum.

Laboratory instruments: 12 month maximum.

Leased specialty equipment: 12 month maximum.

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

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

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

12. Standard tools. The following 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 guides 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"

Maintenance Guide Listing

General Services Administration

MAINTENANCE TIME STANDARDS

Office of Real Property

Management and Safety

Guide # Equipment Item Effective

Date Frequency

ARCHITECTURAL AND STRUCTURAL

ARCS-BAR-01-06M Security Bollards and Barricades Apr-12 Semi-annually

ARCS-DAV-01-01Y Davits Apr-12 Annually

ARCS-DOR-01-06M Door, Power Operated Apr-12 Semi-annually

ARCS-DOR-02-03M Door, Hydraulic, Electric or Pneumatic Operated Apr-12 Quarterly

ARCS-DOR-03-06M Door, Manual, Overhead Apr-12 Semi-annually

ARCS-DOR-04-06M Door, Main Entrance Apr-12 Semi-annually

ARCS-FPL-01-01M Fireplace Apr-12 Monthly

ARCS-FPL-01-01Y Fireplace Apr-12 Annually

ARCS-FPL-02-01Y Incinerator Apr-12 Annually

ARCS-LND-01-06M Fountain, Memorial or Decorative Apr-12 Semi-annually

ARCS-LND-02-06M Gates and Fences, Security and Access Apr-12 Semi-annually

ARCS-LND-03-01Y Lawn Sprinklers (per nozzle) Apr-12 Annually

ARCS-LND-04-03M Flag Pole, Electric Apr-12 Quarterly

ARCS-LND-05-06M Lawn Mower and Edger Apr-12 Semi-annually

ARCS-MHL-01-01Y Manhole, Electrical Apr-12 Annual

ARCS-MHL-02-03M Manhole, Sewer Apr-12 Quarterly

ARCS-MHL-03-06M

Manhole, Water/Steam/Fuel Oil (also includes hot water, chilled water, and condenser water) Apr-12 Semi-annually

ARCS-RFS-01-06M Roof Inspection - Built-up type (per square, or 100 sq. ft.) Apr-12 Semi-annually

ARCS-RFS-02-06M Roof Inspection - Shingle Type (per 100 sq. ft.) Apr-12 Semi-annually

ARCS-RFS-03-03M Extensive and Intensive Vegetative Roof Apr-12 Quarterly

ARCS-SCT-01-03M Key Card System Apr-12 Quarterly

ARCS-SCT-02-01Y Parking Arm Gates Apr-12 Annually

ARCS-STR-01-01Y Lightning Protection (per down conductor) Apr-12 Annually

ARCS-SWM-01-01M Storm Water Management: Ponds (Dry and Wet) Apr-12 Monthly

ARCS-SWM-01-01Y Storm Water Management: Ponds (Dry and Wet) Apr-12 Annually

ARCS-SWM-02-01M Storm Water Management: Basins Apr-12 Monthly

ARCS-SWM-02-01Y Storm Water Management: Basins Apr-12 Annually

ARCS-SWM-03-01M Storm Water Management: Trenches Apr-12 Monthly

ARCS-SWM-03-01Y Storm Water Management: Trenches Apr-12 Annually

ARCS-SWM-04-01M Storm Water Management: Dry Wells Apr-12 Monthly

ARCS-SWM-04-01Y Storm Water Management: Dry Wells Apr-12 Annually

ARCS-SWM-05-01M Storm Water Management: Permeable Pavers Apr-12 Monthly

ARCS-SWM-05-01Y Storm Water Management: Permeable Pavers Apr-12 Annually

ARCS-SWM-06-01M

Storm Water Management: Hydrodynamic Structures (i.e.

swales) Apr-12 Monthly

Administration

MAINTENANCE TIME STANDARDS

Office of Real Property

Management and Safety

Guide # Equipment Item Effective

Date Frequency

ARCS-SWM-06-01Y

Storm Water Management: Hydrodynamic Structures (i.e.

swales) Apr-12 Annually

ARCS-SWM-07-01M Storm Water Management: Biofiltration Apr-12 Monthly

ARCS-SWM-07-01Y Storm Water Management: Biofiltration Apr-12 Annually

ARCS-WIN-01-01Y Window Washing Scaffold, Power Operated Apr-12 Annually

CHILD CARE

CHLD-EQP-01-01M Child Care Equipment Apr-12 Monthly

CHLD-SEC-01-01M Child Care Secured Perimeter Systems Apr-12 Monthly

CHLD-SPC-01-01M Child Care Areas Apr-12 Monthly

CLEANING

CLNG-SCB-01-03M Scrubbing Machine, Battery or Propane Powered Apr-12 Quarterly

CLNG-SNO-01-01Y Snow Blower Apr-12 Annually

CLNG-SWP-01-06M Sweeper Apr-12 Semi-annually

CLNG-TCP-01-01Y Trash Compactor Apr-12 Annually

CLNG-VAC-01-06M Vacuum Cleaner, Heavy Duty, Tank Type Apr-12 Semi-annually

CLNG-VAC-02-01Y Vacuum System, Centralized Apr-12 Annually

CONTROLS

CTRL-DDC-01-01W BAS Server Apr-12 Weekly

CTRL-DDC-01-01M BAS Server Apr-12 Monthly

CTRL-DDC-01-03M BAS Server Apr-12 Quarterly

CTRL-DDC-01-01Y BAS Server Apr-12 Annually

CTRL-DDC-02-01W BAS Server Client Workstation Apr-12 Weekly

CTRL-DDC-02-01M BAS Server Client Workstation Apr-12 Monthly

CTRL-DDC-02-03M BAS Server Client Workstation Apr-12 Quarterly

CTRL-DDC-02-01Y BAS Server Client Workstation Apr-12 Annually

CTRL-DDC-03-03M Network, Management Level Apr-12 Quarterly

CTRL-DDC-03-01Y Network, Management Level Apr-12 Annually

CTRL-DDC-04-03M Network, Building Level Apr-12 Quarterly

CTRL-DDC-04-01Y Network, Building Level Apr-12 Annually

CTRL-DDC-05-01Y Field Panel Apr-12 Annually

CTRL-DDC-06-01Y Controller Apr-12 Annually

CTRL-DDC-07-01Y Controls, Sensors Electronic Apr-12 Annually

CTRL-DDC-08-01M Alarm Maintenance Apr-12 Monthly

CTRL-DDC-09-06M

BAS Wireless Electronic/Pneumatic End Devices

(Thermostats) Apr-12 Semi-annually

CTRL-DDC-09-01Y

BAS Wireless Electronic/Pneumatic End Devices

(Thermostats) Apr-12 Annually

CTRL-END-01-01Y End Devices Apr-12 Annually

MAINTENANCE TIME STANDARDS

Office of Real Property

Management and Safety

Guide # Equipment Item Effective

Date Frequency

CTRL-PNU-01-06M Control Air System Apr-12 Semi-annually

CTRL-PNU-02-06M Receiver Controller Apr-12 Semi-annually

CTRL-PNU-03-03M Filter, Control Air Apr-12 Quarterly

ELECTRICAL

ELEC-ATS-01-03M Automatic Transfer Switch, per NFPA 110 Apr-12 Quarterly

ELEC-ATS-01-01Y Automatic Transfer Switch Apr-12 Annually

ELEC-BDT-01-01Y Metal-Enclosed Busways, Thermographic Survey Apr-12 Annually

ELEC-BDT-01-03Y Metal-Enclosed Busways Apr-12 3-Year

ELEC-CAP-01-01Y Capacitors, Thermographic Survey Apr-12 Annually

ELEC-CAP-01-03Y Capacitors Apr-12 3-Year

ELEC-CAP-02-01Y Reactors-Dry-Type, Thermographic Survey Apr-12 Annually

ELEC-CAP-02-03Y Reactors – Dry-Type Apr-12 3-Year

ELEC-CAP-03-01M Reactors – Liquid-Filled, Oil Leakage Apr-12 Monthly

ELEC-CAP-03-01Y Reactors – Liquid-Filled, Oil Sampling Apr-12 Annually

ELEC-CAP-03-03Y Reactors – Liquid-Filled Apr-12 3-Year

ELEC-CBL-01-01Y Cables, Low-Voltage, Thermographic Survey Apr-12 Annually

ELEC-CBL-01-03Y Cables, Low-Voltage Apr-12 3-Year

ELEC-CBL-02-01Y

Medium- and High-Voltage Cables, Thermographic

Survey Apr-12 Annually

ELEC-CBL-02-03Y Medium- and High-Voltage Cables Apr-12 3-Year

ELEC-CKB-01-01Y Circuit Breakers, Air, Insulated-Case/Molded-Case Apr-12 Annual

ELEC-CKB-01-03Y Circuit Breakers, Air, Insulated-Case/Molded-Case Apr-12 3-Year

ELEC-CKB-02-01Y Circuit Breakers, Air, Low-Voltage Power Apr-12 Annually

ELEC-CKB-02-03Y Circuit Breakers, Air, Low-Voltage Power Apr-12 3-Year

ELEC-CKB-03-01Y Circuit Breakers, Air, Medium-Voltage Apr-12 Annually

ELEC-CKB-03-03Y Circuit Breakers, Air, Medium-Voltage Apr-12 3-Year

ELEC-CKB-04-01M Circuit Breakers, Oil, Medium- and High-Voltage Apr-12 Monthly

ELEC-CKB-04-01Y Circuit Breakers, Oil, Medium- and High-Voltage Apr-12 Annually

ELEC-CKB-04-03Y Circuit Breakers, Oil, Medium- and High-Voltage Apr-12 3-Year

ELEC-CKB-05-01Y Circuit Breakers, Vacuum, Medium-Voltage Apr-12 Annually

ELEC-CKB-05-03Y Circuit Breakers, Vacuum, Medium-Voltage Apr-12 3-Year

ELEC-CLK-01-06M Clocks, Central System Apr-12 Semi-annually

ELEC-DCS-01-01M DC Batteries, Lead Acid Apr-12 Monthly

ELEC-DCS-01-01Y DC, Batteries, Lead-Acid Apr-12 Annually

ELEC-DCS-02-01M Dry Cell Battery Apr-12 Monthly

ELEC-DCS-02-01Y Dry Cell Battery Apr-12 Annually

ELEC-DCS-03-03M Nickel Cadmium Batteries Apr-12 Quarterly

ELEC-DCS-04-01M Direct-Current Systems, Chargers Apr-12 Monthly

MAINTENANCE TIME STANDARDS

Office of Real Property

Management and Safety

Guide # Equipment Item Effective

Date Frequency

ELEC-DCS-04-01Y Direct-Current Systems, Chargers Apr-12 Annually

ELEC-EMG-01-01M Emergency Generator, Electric Tests Apr-12 Monthly

ELEC-EMG-01-01Y Emergency Generator, Electric Tests Apr-12 Annually

ELEC-GRD-01-01Y Grounding Systems Apr-12 Annually

ELEC-GRD-01-03Y Grounding Systems Apr-12 3-Year

ELEC-ITR-01-01Y Instrument Transformers Apr-12 Annually

ELEC-ITR-01-03Y Instrument Transformers Apr-12 3-Year

ELEC-LTG-01-03M Dimmer and Control, Stage and General Lighting Apr-12 Quarterly

ELEC-LTG-02-02Y Fluorescent Lighting Fixture, Washing and Relamping Apr-12 2-Year

ELEC-LTG-02-05Y Fluorescent Light Fixture, Relamping Only Apr-12 5-Year

ELEC-LTG-03-01Y Lighting, Special Feature Apr-12 Annually

ELEC-LTG-04-06M

Lighting, Outside Incandescent Fluorescent, Mercury

Vapor or High Pressure Sodium Apr-12 Semi-annually

ELEC-LTG-04-05Y

Lighting, Outside Incandescent Fluorescent, Mercury

Vapor or High Pressure Sodium Apr-12 5-Year

ELEC-LTG-05-01M Spotlights, Fixed and Portable Apr-12 Monthly

ELEC-LTG-06-03M Emergency Lights, Closed System Apr-12 Quarterly

ELEC-LTG-07-03M Emergency Lighting, Wet Cell Apr-12 Quarterly

ELEC-MCC-01-01Y Low-Voltage Motor Starters Apr-12 Annually

ELEC-MCC-01-03Y Low-Voltage Motor Starters Apr-12 3-Year

ELEC-MCC-02-01Y Medium-Voltage Motor Starters Apr-12 Annually

ELEC-MCC-02-03Y Medium-Voltage Motor Starters Apr-12 3-Year

ELEC-MCC-03-01Y Low-Voltage Motor Control Centers Apr-12 Annually

ELEC-MCC-03-03Y Low-Voltage Motor Control Centers Apr-12 3-Year

ELEC-MCC-04-01Y Medium-Voltage Motor Control Centers Apr-12 Annually

ELEC-MCC-04-03Y Medium-Voltage Motor Control Centers Apr-12 3-Year

ELEC-MOT-01-01M Rotating Machinery, AC Induction Motors and Generators Apr-12 Monthly

ELEC-MOT-01-01Y Rotating Machinery, AC Induction Motors and Generators Apr-12 Annually

ELEC-MOT-01-02Y Rotating Machinery, AC Induction Motors and Generators Apr-12 2-Year

ELEC-MTR-01-01Y Metering Devices Apr-12 Annually

ELEC-MTR-01-03Y Metering Devices Apr-12 3-Year

ELEC-MTR-02-01Y Advanced Metering Apr-12 Annually

ELEC-NWP-01-01Y Network Protectors, 600 V Class Apr-12 Annually

ELEC-PVS-01-06M Photovoltaic Systems Apr-12 Annually

ELEC-REG-01-01M Step-Voltage Regulators Apr-12 Monthly

ELEC-REG-01-01Y Step-Voltage Regulators Apr-12 Annually

ELEC-REG-01-02Y Step-Voltage Regulators Apr-12 2-Year

ELEC-REG-02-01M Induction Regulators Apr-12 Monthly

MAINTENANCE TIME STANDARDS

Office of Real Property

Management and Safety

Guide # Equipment Item Effective

Date Frequency

ELEC-REG-02-01Y Induction Regulators Apr-12 Annually

ELEC-REG-02-03Y Induction Regulators Apr-12 3-Year

ELEC-REG-03-01M Load-Tap-changers Apr-12 Monthly

ELEC-REG-03-01Y Load-Tap-changers Apr-12 Monthly

ELEC-REG-03-03Y Load-Tap-changers Apr-12 3-Year

ELEC-RLY-01-01Y Protective Relays, Microprocessor-Based Apr-12 Annually

ELEC-SRG-01-01Y Surge Arresters, Low-Voltage Surge Protection Devices Apr-12 Annually

ELEC-SRG-01-03Y Surge Arresters, Low-Voltage Surge Protection Devices Apr-12 3-Year

ELEC-SRG-02-01Y Medium Voltage Surge Arresters Apr-12 Annually

ELEC-SRG-02-03Y Medium Voltage Surge Arresters Apr-12 3-Year

ELEC-SWB-01-01Y Switchgear and Switchboard Assemblies Apr-12 Annually

ELEC-SWB-01-03Y Switchgear and Switchboard Assemblies Apr-12 3-Year

ELEC-SWT-01-01Y Low-Voltage Air Switches Apr-12 Annually

ELEC-SWT-01-03Y Low-Voltage Air Switches Apr-12 3-Year

ELEC-SWT-02-01Y Switches, Air, Medium-Voltage, Metal-Enclosed Apr-12 Annually

ELEC-SWT-02-03Y Switches, Air, Medium-Voltage, Metal-Enclosed Apr-12 3-Year

ELEC-SWT-03-01Y Medium- and High-Voltage Open Switches Apr-12 Annually

ELEC-SWT-03-03Y Medium- and High-Voltage Open Switches Apr-12 3-Year

ELEC-SWT-04-01M Medium-Voltage Oil Switches Apr-12 Monthly

ELEC-SWT-04-01Y Medium-Voltage Oil Switches Apr-12 Annually

ELEC-SWT-04-03Y Medium-Voltage Oil Switches Apr-12 3-Year

ELEC-SWT-05-01Y Medium-Voltage Vacuum Switches Apr-12 Annually

ELEC-SWT-05-03Y Medium-Voltage Vacuum Switches Apr-12 3-Year

ELEC-SWT-06-01Y Medium-Voltage SF6 Switches Apr-12 Annually

ELEC-SWT-06-03Y Medium-Voltage SF6 Switches Apr-12 3-Year

ELEC-SWT-07-01Y Cutouts Apr-12 Annually

ELEC-SWT-07-03Y Cutouts Apr-12 3-Year

ELEC-TRN-01-01Y Transformers, Dry-Type, Air-Cooled, Low-Voltage, Small Apr-12 Annually

ELEC-TRN-01-03Y Transformers, Dry-Type, Air-Cooled, Low-Voltage, Small Apr-12 3-Year

ELEC-TRN-02-01Y Transformers, Dry-Type, Air-Cooled, Large Apr-12 Annually

ELEC-TRN-02-03Y Transformers, Dry-Type, Air-Cooled, Large Apr-12 3-Year

ELEC-TRN-03-01M Transformers, Liquid-Filled Apr-12 Monthly

ELEC-TRN-03-01Y Transformers, Liquid-Filled Apr-12 Annually

ELEC-TRN-03-02Y Transformers, Liquid-Filled Apr-12 3-Year

ELEC-UPS-01-01M Uninterruptible Power System Apr-12 Monthly

ELEC-UPS-01-01Y Uninterruptible Power System Apr-12 Annually

ELEC-VFD-01-01Y Adjustable Speed Drive Systems Apr-12 Annually

ELEC-VFD-01-03Y Adjustable Speed Drive Systems Apr-12 3-Year

MAINTENANCE TIME STANDARDS

Office of Real Property

Management and Safety

Guide # Equipment Item Effective

Date Frequency

FIRE LIFE SAFETY

FLSF-ALM-01-01M Alarm Check Valves and Accessories Apr-12 Monthly

FLSF-ALM-01-05Y Alarm Check Valves and Accessories Apr-12 5-Year

FLSF-ALM-02-03M Fire Supervisory Signals, Testing Apr-12 Quarterly

FLSF-ALM-02-06M Fire Supervisory Signals, Testing Apr-12 Semi-annually

FLSF-ALM-03-01Y Automatic Fire Detection, Smoke Detectors Apr-12 Annually

FLSF-ALM-04-03M Automatic Fire Detection, Waterflow Alarms Apr-12 Quarterly

FLSF-ALM-05-01Y Automatic Fire Detection, Heat Detectors Apr-12 Annually

FLSF-ALM-06-06M Automatic Fire Detection, Operational Testing (per zone) Apr-12 Semi-annually

FLSF-ALM-07-01Y Fire Alarm Control Panel and Remote Annunciators Apr-12 Annually

FLSF-ALM-08-01Y Fire Alarm Control Panel, Special Systems (Halon, etc) Apr-12 Annually

FLSF-ALM-09-01Y Central Station, Transmitters Apr-12 Annually

FLSF-ALM-10-01D

Central Station, Receiver and Re-transmission

Equipment Apr-12 Daily

FLSF-ALM-11-01W Fire Alarm System, Recorder Apr-12 Weekly

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

FLSF-ALM-13-01Y Fire Alarm System, Audio Control Panel Apr-12 Annually

FLSF-ALM-14-01Y Fire Alarm System, Remote Controller Apr-12 Annually

FLSF-ALM-15-01Y Fire Alarm System, Remote Amplifier Apr-12 Annually

FLSF-ALM-16-01Y Manual Fire Alarm Stations - Coded and Uncoded Apr-12 Annually

FLSF-ALM-17-01Y Fire Life Safety Fire Alarm Apr-12 Annually

FLSF-ALM-17-05Y Fire Life Safety Fire Alarm Apr-12 5-Year

FLSF-DOR-01-03M Fire Doors, Stairwells and Exitways, Swinging Apr-12 Quarterly

FLSF-DOR-02-03M Fire Doors, Sliding and Vertical Rolling Apr-12 Quarterly

FLSF-EPR-01-01Y Emergency Generator; Gasoline, or Natural Gas Engine Apr-12 Annually

FLSF-EPR-02-03M Emergency Generator, Diesel Engines Apr-12 Quarterly

FLSF-EPR-02-01Y Emergency Generator, Diesel Engines Apr-12 Annually

FLSF-EPR-03-01W Emergency Generator Apr-12 Weekly

FLSF-EPR-03-01M Emergency Generator Apr-12 Monthly

FLSF-EPR-03-03M Emergency Generator Apr-12 Quarterly

FLSF-EPR-03-06M Emergency Generator Apr-12 Semi-annually

FLSF-EPR-04-03M Emergency Pumps and Ventilators Apr-12 Quarterly

FLSF-EPR-04-01Y Emergency Pumps and Ventilators Apr-12 Annually

FLSF-EPR-05-06M Fuel Oil Filter/Strainer Apr-12 Semi-annually

FLSF-EPR-06-01Y Heater, Fuel Oil, Unit Apr-12 Annually

FLSF-EPR-07-01M Emergency Generator, Steam Driven Apr-12 Monthly

FLSF-EPR-07-01Y Emergency Generator, Steam Driven Apr-12 Annually

FLSF-EPR-08-01Y Load Bank Testing Apr-12 Annually

MAINTENANCE TIME STANDARDS

Office of Real Property

Management and Safety

Guide # Equipment Item Effective

Date Frequency

FLSF-EPR-08-03Y Load Bank Testing Apr-12 3-Year

FLSF-FEX-01-01M Fire Extinguisher, Inspection Apr-12 Monthly

FLSF-FEX-01-01Y Fire Extinguisher, Inspection Apr-12 Annually

FLSF-FEX-01-05Y Fire Extinguisher, Hydrostatic Testing Apr-12 5-Year

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

FLSF-FEX-02-01Y Fire Extinguisher, Stored Pressure with Gauge Apr-12 Annually

FLSF-FEX-02-06Y

Fire Extinguisher, Stored Pressure with Gauge (Non

Stainless Steel Shell) Apr-12 6-Year

FLSF-FEX-03-01Y Fire Extinguishers - Non rechargeable Apr-12 Annually

FLSF-FEX-04-01Y Fire Extinguisher, Gas Cartridge or Cylinder (No Gauge) Apr-12 Annually

FLSF-FEX-05-01M Water Spray Extinguishing Systems Apr-12 Monthly

FLSF-FEX-05-01Y Water Spray Extinguishing Systems Apr-12 Annually

FLSF-FEX-06-01M

Fire Extinguisher System, Carbon Dioxide (High

Pressure), Halon, Dry Chemical - Inspection Apr-12 Monthly

FLSF-FEX-06-06M

Fire Extinguisher System, Carbon Dioxide (High

Pressure), Halon, Dry Chemical Apr-12 Semi-annually

FLSF-FSD-01-02Y Fire and Smoke Dampers Apr-12 2-Year

FLSF-FSP-01-01Y Sprinkler Head, Sprinklered Areas (per 1,000 sq. ft.) Apr-12 Annually

FLSF-FSP-02-01Y Antifreeze Solution in Sprinkler Systems Apr-12 Annually

FLSF-HSE-01-01M Fire Hose - 1.5 in., Racked in Buildings Apr-12 Monthly

FLSF-HSE-01-01Y Fire Hose - 1.5 in., Racked in Buildings Apr-12 Annually

FLSF-HSE-02-03M Fire Department Hose Connections (Standpipe Outlets) Apr-12 Quarterly

FLSF-HSE-02-05Y Fire Department Hose Connections (Standpipe Outlets) Apr-12 5-Year

FLSF-HSE-03-01M

Fire Department Pumper Connections, Standpipe or

Sprinkler Apr-12 Monthly

FLSF-HYD-01-05Y Fire Hydrant Flow Test - Dry Barrel and Wet Barrel Apr-12 5-Year

FLSF-PMP-01-01W Fire Pump, Diesel Engine Driven Apr-12 Weekly

FLSF-PMP-01-01M Fire Pump, Diesel Engine Driven Apr-12 Monthly

FLSF-PMP-01-03M Fire Pump, Diesel Engine Driven Apr-12 Quarterly

FLSF-PMP-01-01Y Fire Pump - Diesel Engine Driven Apr-12 Annually

FLSF-PMP-02-01W Fire Pump - Electric Motor Driven Apr-12 Weekly

FLSF-PMP-02-01M Fire Pump - Electric Motor Driven Apr-12 Monthly

FLSF-PMP-02-01Y Fire Pump - Electric Motor Driven Apr-12 Annually

FLSF-VLV-01-01W Dry Pipe, Deluge and Preaction Valves Apr-12 Weekly

FLSF-VLV-01-01M Dry Pipe, Deluge and Preaction Valves Apr-12 Monthly

FLSF-VLV-01-01Y Dry Pipe, Deluge and Preaction Valves Apr-12 Annually

FLSF-VLV-01-05Y

Dry Pipe, Deluge and Preaction Valves: Strainers, Filters and Orifices Apr-12 5-Year

MAINTENANCE TIME STANDARDS

Office of Real Property

Management and Safety

Guide # Equipment Item Effective

Date Frequency

FLSF-VLV-02-01M Post Indicator Valves Apr-12 Annually

FLSF-VLV-03-01W Fire Control Valves Apr-12 Weekly

FLSF-VLV-03-01M Fire Control Valves Apr-12 Monthly

FLSF-VLV-03-01Y Fire Control Valves Apr-12 Annually

FLSF-VLV-04-01Y Valves, Fire System - Pressure Regulating Type Apr-12 Annually

FLSF-VLV-04-05Y Valves, Fire System - Pressure Regulating Type Apr-12 5-Year

HEATING VENTILATION AND AIR CONDITIONING

HVAC-ACR-01-01M Air Conditioning Unit, Special Purpose Apr-12 Monthly

HVAC-ACR-02-01Y Heat Pumps, Water Cooled Apr-12 Annually

HVAC-ACR-03-01Y Air Conditioning Unit or Heat Pump, Split System Apr-12 Annually

HVAC-ACR-04-01Y Air Conditioning Unit, Ceiling/Wall Mounted Apr-12 Annually

HVAC-ACR-05-01Y Air-cooled Condenser Apr-12 Annually

HVAC-ACR-06-01Y Evaporative Condenser Apr-12 Annually

HVAC-AHU-01-01Y Built-Up AHU >5000 CFM Apr-12 Annually

HVAC-AHU-02-01Y Built-Up AHU <5000 CFM Apr-12 Annually

HVAC-AHU-03-01Y Built-Up AHU >5000 CFM Predictive Apr-12 Annually

HVAC-AHU-04-01Y Package AHU (includes DX, Heat Pumps, Gas Heat) Apr-12 Annually

HVAC-AHU-05-01Y Package AHU Predictive Apr-12 Annually

HVAC-AHU-06-01Y Air Washer or Wet Coil System Apr-12 Annually

HVAC-AHU-07-01Y Hot Air Furnace Apr-12 Annually

HVAC-AHU-08-01Y AHU UV Treatment System Apr-12 Annually

HVAC-AIR-01-06M Air Dryer, Refrigerated or Regenerative Desiccant Type Apr-12 Annually

HVAC-AIR-02-06M Air Compressor Apr-12 Semi-annually

HVAC-AIR-03-06M Glycol Dry Cooler, Special Purpose Apr-12 Semi-annually

HVAC-AIR-03-01Y Glycol Dry Cooler Apr-12 Annually

HVAC-AIR-04-06M After-Cooler/Separator Apr-12 Semi-annually

HVAC-BLR-01-01Y Boiler (Natural Gas and Oil Fired) Apr-12 Annually

HVAC-BLR-02-01Y Boiler, Electric Apr-12 Annually

HVAC-BLR-03-01Y Burner, Gas Apr-12 Annually

HVAC-BLR-04-01Y Burner, Oil Apr-12 Annually

HVAC-BLR-05-01Y Boiler, Instruments/Controls Apr-12 Annually

HVAC-BSB-01-02Y

Radiant Baseboards/Convectors (steam, hot water, or electric - per linear foot) Apr-12 2-Year

HVAC-CLR-01-03M Central Chilled Water Package Unit, Special Purpose Apr-12 Quarterly

HVAC-CLR-01-01Y Central Chilled Water Package Unit Apr-12 Annually

HVAC-CLR-02-01Y Refrigeration Machine, Screw and Scroll Apr-12 Annually

HVAC-CLR-03-01Y Refrigeration Machine, Centrifugal Apr-12 Annually

HVAC-CLR-04-01Y Refrigeration Machine, Absorption Unit Apr-12 Annually

MAINTENANCE TIME STANDARDS

Office of Real Property

Management and Safety

Guide # Equipment Item Effective

Date Frequency

HVAC-CLR-05-01Y Control Panel - Central Refrigeration Unit Apr-12 Annually

HVAC-CLR-06-01M Refrigerant Monitor Apr-12 Monthly

HVAC-CLR-07-01Y High Efficiency Purge Units Apr-12 Annually

HVAC-CLR-08-02Y Vibration Analysis, Chillers Apr-12 2-Year

HVAC-CLR-09-03Y Non-Destructive Tube Analysis (Eddy Current Analysis) Apr-12 3-Year

HVAC-CLS-01-01Y Coils, Preheat, Reheat, Etc. (Remote Locations) Apr-12 Annually

HVAC-CND-01-01M Condensing Unit, Refrigeration Apr-12 Monthly

HVAC-CND-01-01Y Condensing Unit, Refrigeration Apr-12 Annually

HVAC-DMP-01-01Y Motorized Dampers, Pneumatic or Electric Apr-12 Annually

HVAC-EVP-01-03M Indirect Evaporative Cooling Apr-12 Quarterly

HVAC-EVP-02-03M Direct Evaporative Cooling Apr-12 Quarterly

HVAC-EVP-03-03M Humidification Systems Apr-12 Quarterly

HVAC-FAN-01-01Y Fan, Centrifugal Apr-12 Annually

HVAC-FAN-02-01Y Fan, Propeller, 24 in. Diameter or Larger Apr-12 Annually

HVAC-FCU-01-03M Fan Coil Unit, Under Window Type Apr-12 Quarterly

HVAC-FLT-01-03M Filter, Throw Away Apr-12 Quarterly

HVAC-FLT-02-03M Filter, Roll Type, Disposable Media Apr-12 Quarterly

HVAC-FLT-02-01Y

Filter, Roll Type, Disposable Media, Manual or Motor

Driven Apr-12 Annually

HVAC-FLT-03-03M Filter, Electrostatic Apr-12 Quarterly

HVAC-FLT-04-03M Filters, Viscous Type (Wire Mesh) Apr-12 Quarterly

HVAC-FLT-05-03M Filter, Charcoal Apr-12 Quarterly

HVAC-HXR-01-01Y Plate and Frame Heat Exchanger Apr-12 Annually

HVAC-PMP-01-01Y Pump, Centrifugal Apr-12 Annually

HVAC-PMP-02-01Y Pump, Vacuum Apr-12 Annually

HVAC-STM-01-01Y Condensate or Vacuum Pump Apr-12 Annually

HVAC-TAB-01-01Y Test and Balance Apr-12 Annually

HVAC-TMU-01-01Y Terminal Units, Pneumatic or Electric Apr-12 Annually

HVAC-TMU-02-03M Terminal Units, DDC Only, Predictive Apr-12 Quarterly

HVAC-TWR-01-03M Cooling Tower, Cleaning Apr-12 Quarterly

HVAC-TWR-01-01Y Cooling Tower, Maintenance Apr-12 Annually

HVAC-UHT-01-01Y Unit Heater (Steam and Hot Water) Apr-12 Annually

HVAC-UHT-02-01Y Unit Heater (Gas and Oil Fired) Apr-12 Annually

HVAC-VLV-01-01Y Valve, Motor Operated (DDC) Apr-12 Annually

HVAC-WTM-01-01M Water Treatment Guide Apr-12 Monthly

HVAC-WTM-03-06M Chemical Feeder Apr-12 Semi-annually

HVAC-WTM-04-03M Water Treatment, Chemical Free Apr-12 Quarterly

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

MAINTENANCE TIME STANDARDS

Office of Real Property

Management and Safety

Guide # Equipment Item Effective

Date Frequency

KITCHEN

KTCH-DSH-01-03M Dishwashing Machine Apr-12 Quarterly

KTCH-FRY-01-03M Fryer Apr-12 Quarterly

KTCH-GRL-01-3M Grill Apr-12 Quarterly

KTCH-ICM-01-03M Ice Cream & Shake Maker Apr-12 Quarterly

KTCH-ICE-01-06M Ice Maker Apr-12 Semi-annually

KTCH-KTL-01-06M Kettle Apr-12 Semi-annually

KTCH-OVN-01-03M Oven Apr-12 Quarterly

KTCH-OVN-01-06M Oven Apr-12 Semi-annually

KTCH-RNG-01-03M Range Apr-12 Quarterly

KTCH-RNG-01-06M Range Apr-12 Semi-annually

MATERIAL

HANDLING

MHDL-CRN-01-03M Crane, Electric Apr-12 Quarterly

MHDL-DMW-01-03M Dumbwaiter Apr-12 Quarterly

MHDL-HST-01-01Y Chain Hoist and Trolley Apr-12 Annually

MHDL-HST-02-01Y Hoist, Electric Apr-12 Annually

MHDL-HST-03-01Y Hoist, Lighting Apr-12 Annually

MHDL-LFT-01-06M Lift, Electric, Stage Screen Apr-12 Semi-annually

MHDL-LFT-02-01M Material Handling Equipment Electric Lift Trucks Apr-12 Monthly

MHDL-LFT-02-01Y Material Handling Equipment Electric Lift Trucks Apr-12 Annually

MHDL-LFT-03-03M Loading Ramp, Adjustable Apr-12 Quarterly

MHDL-PPB-01-01Y Paper Baler Apr-12 Annually

MHDL-VHL-01-06M Material Handling Equipment, Engine Driven Vehicles Apr-12 Semi-annually

MHDL-VHL-02-01Y Carts and Scooters, Engine or Battery Powered Apr-12 Annually

PLUMBING

PLMB-DRN-01-01Y Roof Drains, Downspout, and Gutter Inspection Apr-12 Annually

PLMB-DRN-02-01Y Drains, Areaway, Driveway, Storm Apr-12 Annually

PLMB-DWS-01-01Y Hot Water Heater, Gas Apr-12 Annually

PLMB-DWS-02-01Y Hot Water Heater, Electric Apr-12 Annually

PLMB-DWS-03-01Y Hot Water Heater, Steam Coil Apr-12 Annually

PLMB-DWS-04-06M Water Softener Apr-12 Semi-annually

PLMB-DWS-05-06M Water Filter Apr-12 Semi-annually

PLMB-DWV-01-01Y Sewage Ejector (Pneumatic Tank Type Ejectors) Apr-12 Annually

PLMB-DWV-02-01Y Sewage ejector, Sump Type Apr-12 Annually

PLMB-DWV-03-01Y Sump Pump Apr-12 Annually

PLMB-DWV-04-01W Emergency Wash Apr-12 Weekly

PLMB-DWV-05-01Y Emergency Shower Apr-12 Annually

MAINTENANCE TIME STANDARDS

Office of Real Property

Management and Safety

Guide # Equipment Item Effective

Date Frequency

PLMB-DWV-06-01Y Septic Tank and Drain Field Apr-12 Annually

PLMB-HWS-01-01Y Hot Water Converter, Steam Apr-12 Annually

PLMB-HWS-02-06M Solar Heating System Apr-12 Semi-annually

PLMB-HWS-02-01Y Solar Heating System Apr-12 Annually

PLMB-PLB-01-01Y Expansion Joints in Piping Apr-12 Annually

PLMB-PLB-02-01Y Strainer, Y-Type Apr-12 Annually

PLMB-PLB-03-01Y Strainer, Bolted Flange (water and steam) Apr-12 Annually

PLMB-PLB-04-01Y Dual Strainer Apr-12 Annually

PLMB-PLB-05-01Y Backwash Strainer Apr-12 Annually

PLMB-PLB-06-01Y Steam Traps, All Types high pressure Apr-12 Annually

PLMB-PLB-06-05Y Steam Traps, All Types low pressure Apr-12 5-Year

PLMB-PLB-07-01Y Distiller, Water, Laboratory use only Apr-12 Annually

PLMB-VLV-01-01M Valve, Safety Relief Apr-12 Monthly

PLMB-VLV-02-01Y Valve Regulating Apr-12 Annually

PLMB-VLV-03-01Y Valve, Manually Operated Apr-12 Annually

PLMB-VLV-04-01Y Valve, Critical Check Apr-12 Annually

PLMB-VLV-05-01Y Backflow Preventer Apr-12 Annually

TANKS

TANK-AGS-01-01Y Tank, Air/Refrigerant/LP Gas Apr-12 Annually

TANK-CHM-01-01Y Tank, Chemical Apr-12 Annually

TANK-FOL-01-04Y Tank, Fuel Oil Storage Apr-12 4-Year

TANK-UST-01-01M Underground Storage Tank (UST) Apr-12 Anually

TANK-WTR-01-03Y Tank, Water (All Types) Apr-12 3-Year

VERTICAL TRANSPORTATION

VTRN-ELV-01-06M Elevator, Hydraulic, Inspection 4 floors or less. Apr-12 Semi-annually

VTRN-ELV-01-01Y Elevator, Hydraulic, Inspection 4 floors or less. Apr-12 Annually

VTRN-ELV-02-01Y Elevator, Electric, Inspection 4 floors or less. Apr-12 Annually

VTRN-ELV-02-05Y Elevator, Electric, Inspection 4 floors or less. Apr-12 5-Year

VTRN-ELV-03-01W Elevator, Electric or Hydraulic 4 floors or less. Apr-12 Weekly

VTRN-ELV-03-01M Elevator, Electric or Hydraulic 4 floors or less. Apr-12 Monthly

VTRN-ELV-03-03M Elevator, Electric or Hydraulic Apr-12 Quarterly

VTRN-ESC-01-01W Escalator Apr-12 Weekly

VTRN-ESC-01-01Y Escalator (and Moving Walkway) Apr-12 Annually

VTRN-WLF-01-01M Wheelchair Lift Apr-12 Monthly

Section 2

Preventative Maintenance Guides

ARCS-BAR-01-06M Frequency: Semi-annually Security Bollards/Barricade

Application:

This guide 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.

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

2. Check Bollards/Barricade for exterior damage.

3. Check and clean sump pits and pump.

4. Check that Bollards/Barricade fasteners are tight.

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

6. Check Bollard/Barricade activation devices for proper operation

(auto/manual/emergency)

7. Check Bollard operation under no power.

8. Inspect electrical power panel.