Revised 01/07

Preventive Maintenance Plan

G:\parks\susanslu\DeptPreventiveMaintenancePlan07.doc

Preventive maintenance consists of three elements: 1. Inspection of the items listed in this manual.Operation and Maintenance Service Manual for City Buildings A regular program of preventive maintenance. as covered in this manual. 2. The virtues of regular housekeeping and scheduled maintenance are well understood. will curb depreciation and improve both the appearance and performance of the various components in each building. Using this manual and the items that apply to the various buildings. dust and grime. when repair and adjustment can be made with least expenditure for time and replacement parts. These items can help detect or give indications of substandard performance that can be corrected before costly repairs are needed. 3. each building occupant or director can often uncover and correct a problem in its early stages. Section 1: Testing and Inspection Documentation Requirements Section 2: Maintenance Check List and Intervals . Housekeeping or cleaning of the various components of each building including the equipment can help prevent the build-up of dirt. as needed. Scheduled maintenance and lubrication. These impeded the operation of the various components including the mechanical elements. can minimize wear. improve operation and reduce costs. Less appreciated are the advantages of a thoroughly planned periodic inspection of the building components.

tested and maintained or removed.6. tests. Fire Prevention (taken from N. and shall be replaced or repaired where defective.6. Standards Fire protection systems shall be inspected.6.1 .Section 1 Testing and Inspection Documentation Requirements A.1 901.2 Records Records of all system inspections.1. General Consult as-build drawings on file B. Number – C. Testing and Maintenance Fire detection.C.6. and maintenance required by the referenced standards shall be maintained on the premises for a minimum of 1 year and made available to the code official upon request. Elevators Elevator Company Service Call Number – Building I. Nonrequired fire protection systems and equipment shall be inspected. tested and maintained in accordance with the referenced standards listed in Table 901. Table 901.1 Fire Protection System Maintenance Standards SYSTEM Portable fire extinguishers Carbon dioxide fire-extinguishing systems Halon 1301 fire-extinguishing systems Dry-chemical extinguishing systems Wet-chemical extinguishing systems Water-based fire protection systems Fire alarm systems Water-mist systems Clean-agent extinguishing systems STANDARD NFPA 10 NFPA 12 NFPA 12A NFPA 17 NFPA 17A NFPA 25 NFPA 72 NFPA 750 NFPA 750 901.D.6 Inspection. alarm and extinguishing systems shall be maintained in an operative condition at all times. Emergency Evacuation Drills 405. State Fire Prevention Code 2000) General: 901.

The fire pump shall be started by a drop in pressure in the system to ensure that both the fire pump and the fire pump controller are operating properly. Weather conditions when occupants were evacuated. 405.5 Record Keeping Records shall be maintained of required emergency evacuation drills and include the following information: 1.5 All standpipe fire lines in all buildings and structures shall be flow tested to the requirements in effect at the time of installation at least every five years. 5. Section 2. Staff members on duty and participating.18. fire prevention and fire safety practices shall be included as part of the training program. 9. Identity of the person conducting the drill. 3.2 Emergency evacuation drills complying with the provisions of this section shall be conducted in the occupancies listed in Section 404. 2. ** Fire and evacuation drills in residential care assisted living facilities shall include complete evacuation of the premises in accordance with Section 408. At the .2 Fire and Evacuation Drill Frequency and Participation Group or Frequency Participation Occupancy Group A Quarterly Employees Group E Monthly* All occupants Group I Quarterly on each shift Employees ** Group R-1 Quarterly on each shift Employees Group R-4 Quarterly on each shift Employees** *The frequency shall be permitted to be modified in accordance with Section 408. Special conditions simulated. 7. 8. Table 405.405. Date and time of the drill.2 All fire pumps that automatically supply water to suppression systems and standpipes shall be operated periodically and at least once every 30 days.5.2 or when required by the code official. Drills shall be designed in cooperation with the local authorities. Where occupants receive habilitation or rehabilitation training.2. Time required to accomplish complete evacuation. Notification method used. 603. 6.3. Problems encountered.18. Frequency Required emergency evacuation drills shall be held at the intervals specified in Table 405. Number of occupants evacuated.10.2 or more frequently where necessary to familiarize all occupants with the drill procedure. Plumbing: 603. See also requirements listed in the NFPA 13A. 4.

The permit holder shall give reasonable advance notice to the code official when the plumbing work is ready for tests.3 Manual fire alarm systems within all buildings shall be tested monthly. D.C.8 Atrium smoke removal and control systems shall be tested by an approved inspection agency or by the owner or his representative when so approved. Mechanical System: 603. .18. and shall be properly lubricated.6 Hydrants shall be inspected monthly to make sure they are not obstructed by storage. After the plumbing fixtures have been set and their traps filled with water.5 to determine compliance with the provisions of this code. At least once a year. All alarm initiating devices shall be activated on one or more floors so that all floors will be tested in a 12-month period. etc. visible and with caps in place. all control valves shall be operated and then reset to ensure the workability of these valves.18.4 Automatic fire alarm systems and all alarms with monitor control valves and flow switches for fire protection and fire alarm equipment shall be tested at least once a year. The log shall be on the premises and available for examination. 603.2 through 312.. The equipment. All combination or dry standpipes shall be hydrostatically tested at a pressure of 200 psi or at 50 psi in excess of the normal pressure when the normal pressure is in excess of 150 psi for one hour at intervals of not less than five years. Any defect.18.18. Plumbing (taken from the N. conveniently accessible. the entire drainage system shall be submitted to final tests. they shall be opened and closed to ensure proper operation and drainage. or repair shall be logged and the log shall be available to the Fire Department. 603.1 Required Tests The permit holder shall make the applicable tests prescribed in Sections 312. modification.18.time of the test. Records shall be kept on the premises of these inspections and shall be available to the Fire Official. Electrical System: 603. power and labor necessary for the inspection and test shall be furnished by the permit holder and the permit holder shall be responsible for determining that the work will withstand the test pressure prescribed in the following tests.7 All operating parts of the ventilating system for mechanically ventilated stair shafts shall be tested annually by an approved agency and a log kept of the results. weeds. Accurate logs shall be kept of all tests. 601. The code official shall require the removal of any cleanouts if necessary to ascertain if the pressure has reached all parts of the system. Such inspections shall be made every six months and a log of the tests shall be kept by the inspection agency. material. State Plumbing Code 2002) 312. All plumbing system piping shall be tested with either water or air.

If applied to the entire system. Drainage and vent final test. In testing successive sections. Where the smoke test is utilized. shall have been submitted to a test of less than a 10–foot (3048 mm) head of water. all openings in the piping shall be tightly closed. the stack openings shall be closed and a pressure equivalent to a 1–inch water column (248. Tests of Water Supply System 312. and the system shall be filled with water to point of overflow. or in the portion under test. it shall be made by filling all traps with water and then introducing into the entire system a pungent. An air test shall be made by forcing air into the system until there is a uniform gauge pressure of 5 pounds per square inch (psi) (34. each opening shall be tightly plugged except the highest openings of the section under test. and each section shall be filled with water. If the system is tested in sections. thick smoke produced by one or more smoke machines. The required tests shall be performed in accordance with this section. Mechanical (taken from the N. Drainage and Vents Tests 312. for at least 15 minutes before inspection starts.8 Pa) shall be maintained for 15 minutes before inspection starts.4 The final test of the completed drainage and vent system shall be visual and in sufficient detail to determine compliance with the provisions of this code except that the plumbing shall be subjected to a smoke test where necessary for cause.C. except the uppermost 10 feet (3048 mm) of the system.5 kPa) or sufficient to balance a 10–inch (254 mm) column of mercury. This pressure shall be held for a test period of at least 15 minutes.4 Test of Interior Leaders or Downspouts Leaders or downspouts and branches within a building shall be tested by water or air in accordance with 312. by an air test of not less than 100 psi (344 kPa). Any adjustments to the test pressure required because of changes in ambient temperature or the seating of gaskets shall be made prior to the beginning of the test period.1. The system shall then be tight at all points. at least the upper 10 feet (3048 mm) of the next preceding section shall be tested so that no joint or pipe in the building. When the smoke appears at stack openings on the roof. State Mechanical Code 2002) . except the highest opening. or the entire water distribution system. 1101. or any portion completed shall be tested and proved tight under a water pressure not less than 100 psi or for piping systems other than plastic.5 Upon completion of a section.2 A water test shall be applied to the drainage system within the building either in its entirety or in sections.Exception: Rough plumbing testing for one and two family dwellings shall be as specified above except the water level shall be a minimum of 3 feet above the highest drainage fitting. but no section shall be tested with less than a 10–foot (3048 mm) head of water. The water shall be kept in the system. D. The water utilized for tests shall be obtained from a potable source of supply. 312.

Low velocity type filters shall have a face area of not less than 1 sq. distribute. State Electrical Code 2002) 700-1 Scope The provisions of this article apply to the electrical safety of the design. in an approved convenient location.C. and control electricity for illumination and/or power to required facilities when the normal electrical supply or system is interrupted. Electrical (taken from the N. will not burn freely.6 Installation The installation of boilers shall conform to the manufacturer’s instructions in addition to the requirements of the State Mechanical Code and operating instructions of a permanent type shall be attached to the boiler.3 Air filters. 515. for each 2 ½ cu. such as excelsior. shall not be used.4. shall be of a type that. All boiler installations upon completion shall have all controls set. E. operation and shutdown shall accompany the equipment. Evaporative coolers containing a combustible evaporation medium. 307. and maintenance of emergency systems consisting of circuits and equipment intended to supply. The manufacturer’s instructions shall remain attached to the appliance in a position to be easily read during the life of the appliance. The manufacturer’s rating data and the nameplate shall be attached to the boiler. or higher. in. adjusted and tested by the installer and a complete control diagram of a permanent legible type. Liquid adhesive coatings used on filters shall have a flash point of 350 degrees F. Filters shall be installed in the return air. Emergency systems are those systems legally required and classed as emergency by municipal.2 Manual Controls Each air distribution system shall be equipped with a manual control to stop supply and return fans in an emergency. other than grease hood filters regulated by 308.302.3 Instructions Permanent factory-applied instructions for ignition. in a clean state. upstream from any heat exchanger or coil. or by any governmental agency having jurisdiction. and shall be easily accessible for cleaning or replacement. Cleveland open cup test.7 Where a building smoke detection system is provided. Filters shall be of a type that will not burn freely or emit large volumes of smoke or other objectionable products of combustion when attached by flames. 513 Air Filters All heating and air conditioning systems of the central type shall be provided with approved type air filters. operation. Ft. 304. installation. state. together with complete boiler operating instructions shall be furnished by the installer for each installation. per minute of air circulated by the unit. 515. or other codes. Filters qualifying as Class 1 or Class 2 shall be accepted as meeting these requirements. Liquid adhesive coatings sued on filters shall have a flashpoint not lower than 325 degrees F. each smoke or duct type detector required for control of recirculating air system shall also be connected to activate the fire alarm system. The control device shall be mounted in a readily accessible location and identified. These systems are intended to automatically supply illumination and/or power to designated areas and equipment in the event of failure of the normal supply . federal.

(2) Internal Combustion as Prime Movers. (D) Written Record. Means for testing all emergency lighting and power systems during maximum anticipated load conditions shall be provided. Prime movers shall not be solely dependent on a public utility gas system for their fuel supply or municipal water supply for their cooling systems. or ignition in auxiliary engines.4(B). control. The alternate power source shall be permitted to supply emergency. (C) Battery Systems Maintenance. The emergency system equipment shall be suitable for the maximum available fault current at its terminals. and Peak Load Shaving. 700. and control power and illumination essential for safety to human life. including batteries used for starting.12 General Requirements – Generator Set (1) Prime Mover-Driven. Where battery systems or unit equipments are involved. provided the above conditions are met. (B) Tested Periodically. distribute. legally required standby. (3) Dual Supplies. A written record shall be kept of such tests and maintenance. 700-4 Tests and Maintenance (A) Conduct or Witness Test. (B) Selective Load Pickup.FPN: For testing and maintenance procedures of emergency power supply systems (EPSSs). The alternate power source shall be permitted to be used for peak load shaving. . Systems shall be tested periodically on a schedule acceptable to the authority having jurisdiction to ensure the systems are maintained in proper operating condition.4 are met. or in the event of accident to elements of a system intended to supply. provided all other conditions of 700. and (3) the optional standby circuits. (E) Testing Under Load. 700-5. this pump shall be connected to the emergency power system. The authority having jurisdiction shall conduct or witness a test of the complete system upon installation and periodically afterward. For a generator set driven by a prime mover acceptable to the authority having jurisdiction and sized in accordance with 700. see NFPA 110-1999. Capacity (A) Capacity and Rating. A timedelay feature permitting a 15-minute setting shall be provided to avoid retransfer in case of short-time reestablishment of the normal source. An emergency system shall have adequate capacity and rating for all loads to be operated simultaneously.5. Where power is needed for the operation of the fuel transfer pumps to deliver fuel to a generator set day tank. and optional standby system loads where automatic selective load pickup and load shedding is provided as needed to ensure adequate power to (1) the emergency circuits. in that order of priority. Standard for Emergency and Standby Power Systems. the authority having jurisdiction shall require periodic maintenance. Peak load-shaving operation shall be permitted for satisfying the test requirement of 700. means shall be provided for automatically starting the prime mover on failure of the normal service and for automatic transfer and operation of all required electrical circuits. (2) the legally required standby circuits. A portable or temporary alternate source shall be available whenever the emergency generator is out of service for major maintenance or repair. Where internal combustion engines are used as the prime mover. Load Shedding. an on-site fuel supply shall be provided with an on-premise fuel supply sufficient for not less than 2 hours’ full-demand operation of the system.

federal. A written record shall be kept on such tests and maintenance. 3. communication systems. that. lighting systems and industrial processes. or other codes or by any governmental agency having jurisdiction. Where power required for the operation of dampers used to ventilate generator set. Battery Systems Maintenance. starting or ignition of prime movers. Where an outdoor generator set is equipped with a readily accessible disconnecting means located within sight of the building structure supplied. Legally required standby systems are those systems required and so classed as legally required standby by municipal. 701. sewerage disposal. Where the battery is required for the operation of the generator set. Generator sets that more than 10 seconds to develop power shall be permitted if an auxiliary power supply energizes the emergency system until the generator can pick up the load. it connected to the emergency system. Where a storage battery is used for control or signal power or as the means of starting the prime mover. Testing Under Load. state. such as heating and refrigeration systems. 5.2 Legally Required Standby Systems. Systems shall be tested periodically on a schedule and in a manner acceptable to the authority having jurisdiction to assure their maintenance in proper operating condition. (4) Battery Power and Dampers. Exception: Where acceptable to the authority having jurisdiction. Tested Periodically. the authority having jurisdiction shall require periodic maintenance. The authority having jurisdiction shall conduct or witness a test on the complete system upon installation.5 Tests and Maintenance for Legally Required Standby Systems 1. (5) Auxiliary Power Supply. Conduct or Witness Test. 2.Means shall be provided for automatically transferring from one fuel supply to another where dual fuel supplies are used. when stopped during any interruption of the normal electrical supply. the use of other than on-site fuels shall be permitted where there is a low probability of a simultaneous failure of both the off-site fuel delivery system and power from the outside electrical utility company. see NFPA 110-1999. 701. it shall be suitable for the purpose and shall be equipped with an automatic charging independent of the generator set. (FPN): Legally required standby systems are typically installed to serve loads. an additional disconnecting means be required where ungrounded conductors pass through building or structure. 4. These systems are intended to automatically supply power to selected loads (other than those classed as emergency systems) in the event of failure of the normal source. ventilation and smoke removal systems. Standard for Emergency and Standby Power Systems. . (6) Outdoor Generator Sets. could create hazards or hamper rescue or fire fighting operations. the dampers shall be connected to the emergency system. Written Record. FPN: For testing and maintenance procedures of emergency power supply systems (EPSSs). Where batteries are used for control. Means for testing legally required standby systems under load shall be provided.

A legally required standby system shall have adequate capacity and rating for the supply of all equipment intended to be operated at one time. Legally required standby system equipment shall be suitable for the maximum available fault current at its terminals.701.6 Capacity and Rating. The alternate power source shall be permitted to supply legally required standby and optional standby system loads when automatic selective load pickup and load shedding is provided as needed to assure adequate power to the legally required standby circuits. .

General As needed: Door hardware Emergency exit hardware Handicap signage Cabinet hardware Appliance service Refrigerators Snack Shop hood Service calls Elevator company Phone number Building I. Elevators: . number B.D.Section 2 Maintenance Intervals/Maintenance Contracts A.

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