MANAGEMENT OPERATIONAL ENGINEERING BUILDING

MANAGEMENT OPERATIONAL ENGINEERING BUILDING

In operational management engineering aims to provide a guide running the engineering maintenance part of a commercial building, where things the things that need to be considered are as follows;

1. Every day the engineering administration should check the maintenance schedule periodically and compile a work plan every month along with materials and equipment required.
2. Apart from the aforementioned matters, the engineering administration section is also in charge of monitor / check the list of Work Order Letters that have been issued and given sign of unfinished works.
3. Each assignment to a technician (service & repair) must be instructed in writing by using the Work Order form so that the technician really does understand the tasks that will be done and can then be stored in the Maintenance File of the equipment concerned.  By doing this, the operating data from each machine is not lost and and can be seen at any time for evaluation if a breakdown occurred.
4. Every day all major equipment must be monitored by checking and record operating data on the form that has been provided previously and report immediately in writing in the "Damage Report" Form Form ”. Likewise, the check-list for maintenance of machines must be made in writing in the form of a form.
5. After it is done, the technician / supervisor is required to write in a different place provided things that require immediate treatment (if there are abnormalities abnormalities) and submitted to the leader to be checked and stored in Maintenance Machine files in question.

NOTED:

The checklist for treatment must be evaluated and revised according to age and

equipment condition. Schedule of Operation of Building Equipment 

A detailed schedule for the operation (on & off) of the main equipment must be drawn up (for example to avoid excessive use of electrical energy / or water).

Joint Inspection At least once a month must conduct joint inspections in the field for monitor the actual situation and record things that need to be improved or followed up.

 Coordination meetings At least once a month, a coordination meeting must be held for discuss the status of jobs that have not been completed or jobs new job (obtained from joint inspection 6.0. above Equipment Operation Manual How to start and stop main equipment must be provided in writing with language that is simple and easy to understand to implement, especially

 for : 

• The procedure to be done if the interlock between PLN and the Emergency Generator is not can automatically
• Procedure for operating medium voltage panels
• Procedure for operating the fire pump
• Procedure for operating the main fire alarm panel
• Procedure for removing trapped elevator passengers
• The procedure for operating the lift with a crank from the engine room Procedure for operating A / C equipment such as Chiller, etc.

 Standard Operation Procedure (S.O.P)

 Management must issue an S.O.P.  to be used as a guide implementation of quality work such as for:

 SOUP.  for plant rooms

 SOUP.  for major equipment

 SOUP.  to turn off and run appliances.

 List of Worked Requests (Worked Request List).

 

Every job request must be recorded in advance (in a computer database or log sheets) daily by the Engineering Administration and later check it every day to monitor progress and make sure it's not there forgotten work.

Bench Marking

Operational data should be recorded and evaluated annually to be used as reference

or bench marking such as:

1.  Electric energy consumption (KwH) per square meter per month or per year
2. Electrical load (in volt-amperes) per square meter
3. Energy consumption of water per square meter per month
4. The use of electrical energy for main equipment such as chillers, lamps, pumps and lifts.
5. Maintenance Cost for main equipment such as chillers, elevators, pumps, etc.
6. The time it takes to complete a job such as changing a lamp damaged, change the generator oil, replace the pump seal, ac service etc.

 Monthly report

Every month a routine report must be issued containing, among others:

1. Total use of electrical energy (for example, table in Appendix No.7) for tenants and buildings facilities (common area)
2. Total use of water energy for tenants and building facilities
3. Incident reports (if any):PLN blackout
4. Machinery Breakdown maintenance and repair work activities
5. Work plan for the following month
6. Work that is pending from the previous month's work plan.

 Filing and Documentation.

MANAGEMENT OPERATIONAL ENGINEERING BUILDING

• All operating data from service, repair, modification, new installation should be kept properly on file from that equipment For example, the generator file no1 must be saved in the generator file folder number 1.

• All technical documentation such as construction drawings, documents specifications, planning documents, testing documents, commissioning data sheet, as built drawing, factory manual. operation and maintenance manual must stored properly and at any time can be seen easily if any requiring.
• A set of operation and maintenance manuals should be provided in the room engineering while the original is stored in a central file.

Training

Every year a training schedule must be drawn up for all levels from the starting level down to the leadership. 

1.  Exercise materials should include, among other things (in-house or out): Preventive Maintenance
2.  Leadership, Safety, Knowledge improvement:Air Conditioning, Electrical Systems, Mechanical System
3. English course
4. Instructions for operation of the main appliances should be located as close as possible to the location of the equipment installed.
5. Schematic drawings of the electrical distribution system, plumbing, air conditioning, mechanical, fire service & alarm to be affixed to the wall of the room where the equipment is located.
6. Each electrical panel must be equipped with a diagram to make it easier inspection for damage.

Training session