Technical and Engineering Management

First Oceanic Property Management Inc.

 OPERATIONS AND MAINTENANCE OF
BUILDING EQUIPMENT
List of Topics to be Discussed:
1. Electrical system
2. Water Distribution System
3. Fans and Blowers
4. Fire Protection System
5. FDAS
6. Basic Parts of Elevator
7. Basic Operation of Air-conditioning
System
ELECTRICAL SYSTEM

1. TYPES OF METERING CLASSIFICATION

ASSIGNED BY MERALCO

• Primary Metering
• Secondary Metering
Primary and Secondary Metering
SWITCHGEAR

It is the combination of electrical disconnects switches, cut-out fuses or circuit

breakers used to control, protect and isolate electrical equipment. Switchgear is
used to de-energize equipment to allow work to be done and to
clear faults downstream.

CLASSIFICATION OF SWITCHGEAR IN TERMS OF VOLTAGE

1. Low Voltage Switch Gear (Less than 1kV AC)

2. Medium Voltage Switch Gear (1kV AC through to approximately 75 kV AC)

3. High Voltage Switch Gear (75kV AC to about 230 kV AC)

4. Extra High Voltage Switch Gear (more than 230kV AC)

Medium Voltage Switchgear
It is composed of the following electrical equipment.

Vacuum Circuit Breaker – it used in switching on/off a large load and/or a large
power supply plus the need of short circuit protection due to high-current vacuum
arcs.

Load Break Switch

For buildings with its own Transformer Vault Room, the Electrical system of each
building shall have its own Load Break device. This switch isolates the buildings from
the Utility Company. Aside from providing upstream protection this will give the
Property Engineer the freedom to isolate the building power supply in-case of
Emergency.
Vacuum Circuit Breaker
Load Break Switch
 Power Transformer
POWER TRANSFORMER

Pad-mounted type transformer is used in Residentials /BPO’s. Usual design

voltage is 34.5kV primary and 480/400/230 volts at secondary. Unit used in
transformer is kVA.
Pad Mounted Transformer
 Low Voltage Switchgear
LOW VOLTAGE SWITCHGEAR

It is the secondary side of the pad mounted transformer. Output voltage is

230/400/480 volts. LVSG is Composed of the following equipment.

1. Main Circuit Breaker

2. Automatic Transfer Switch Assembly
3. Tie Circuit Breaker
4. Sub-Main Circuit Breaker
5. Branches Circuit Breaker
6. Feeder Wires/Bus Way
7. Capacitor Bank
 Automatic Transfer Switch
ATS is a set of controllers used for smooth transferring of electrical loads. During
power outage, the Generator will automatically run to supply all loads
connected in the line.

PARTS OF ATS
a. Magnetic Contactor
b. Over/undervoltage Relay
c. Control Transformer
d. Relays
e. Timers
f. Miniature Circuit breaker or fuses
g. Control wires
TYPES OF AUTOMATIC TRANSFER SWITCH
Change-over type – Design for a main breaker rated
1000AT below

Breaker-type – Design for

Intelligence Circuit of ATS
Change-over Type
AUTOMATIC TRANSFER SWITCH
OPERATION
ok ok Not possible

Main Circuit on off on

Breaker
Emergency off off on
Circuit
Breaker
What is Maintenance?
- The upkeep of equipments in a
safe and reliable condition that will
ensure equipment to deliver its
purpose based on design, ensure
longer equipment life span, lessen
breakdowns and shut-downs that
cost additional expenses and
complaints.
Types of Maintenance
A. Predictive Maintenance
-This is a method in which the service life of
important part is predicted based on inspection
or diagnosis, in order to use the parts to the limit
of their service life. Predictive maintenance is
condition based maintenance. It manages trend
values, by measuring and analyzing data.
Types of Maintenance
B. Preventive Maintenance
-It is a time/frequency-based maintenance
(cleaning, inspection, oiling and re-tightening ),
design to retain the healthy condition of
equipment and prevent failure through the
prevention of deterioration, periodic inspection or
equipment condition diagnosis, to measure
deterioration.
Types of Maintenance
C. Corrective Maintenance
- The actual repair of broken equipment and/or
-It improves equipment and its components so
that preventive maintenance can be carried out
reliably. Equipment with design weakness must
be redesigned to improve reliability or
improving maintainability
 PREVENTIVE MAINTENANCE PROGRAM

ELECTRICAL SYSTEM
- SWITCHGEAR
- ATS, GENSET
- MDP, EE ROOMS, BUS DUCT
Blown-out power fuse at Load Break Switch
 Technical Audit Highlights

• Transformer oil leak. Pressure is in positive vacuum.

 Burnt Emergency circuit breaker was already
replaced. (the incident happened due to stock-up
mechanical interlock)
Greenbelt Chancellor

• Damaged gear on the manual charging lever of the Emergency circuit breaker. For
the meantime contractor interchange the ECB and GCB. Already advised PE to
coordinate with supplier regarding the damaged part or fabricate the gear using
the same material.
ATS is operational and in automatic mode.
 Technical Audit Highlights

ATS in automatic mode. With idiot-proofing.

Technical Audit Highlights

Replacement of burnt bus duct located at 2nd floor

to 3rd floor EE room.
Explosion of BUS DUCT at basement 1 EE room is caused by presents of
liquid/water in the bus duct line. Power outage at 33rd to 38th floor was
experience and temporarily tap power source to 32nd floor transformer
line side going to transformer of 33rd floor line side, supplying bus duct
line from 33F to 38F.
 EE ROOMS
Replacement of defective circuit breaker inside EE room of GCL

Terasaki CB (250 A) inside the EE

room of GCL is found to have a defect
within thus causing Line 1 terminal to
be overheated.
Replacement of defective circuit breaker inside EE room of GCL

Temporary connection thru isolation

of existing circuit breaker is
conducted to provide a temporary
supply to the system while the
defective circuit breaker is being
replaced.
Updates
EE ROOMS
Updates
 Technical Audit Highlights

• ATS in manual mode due to defective mechanism.

Technical Audit Highlights

Burnt Alternator windings

FIRE PROTECTION SYSTEM

Fire Pump
Jockey Pump
Controllers
 Technical Audit Highlights

No installed float switch inside the fire tank. Main water supply gate
valve is closed. Need to refill enough supply of water in the tank.
Damaged mechanical coupling.
Tuscany Private Executive

• Fire pump control panel is not calibrated. High Pressure and Low Pressure fault is
indicated. Also, calibration of the pressure settings of the jockey pump should
also be done.
Technical Audit Highlights

Check water level at fire tank

Technical Audit Highlights

On-going troubleshooting and setting of fire pumps

cut-in and cut-out pressure. Replacement and
calibration of pressure gauges is also
recommended.
• Pressure transducer of the jockey pump is defective due to excessive corrosion.
Recommended for replacement of pressure switch assembly.
 EMERGENCY HOTLINE NUMBERS

FIRE-HOSE LAYOUT
Police Hotline – 117

Telephone Numbers

VERTICAL FIRE DEPARTMENT 816-2553

TYPE MAKATI POLICE DEPARTMENT

MAKATI FIRE DEPARTMENT

CENTRAL FIRE STATION 816-2553

1ST QUARTER

MAKATI RESCUE 895-8243

MAKATI MED 911-1121

L
MAKATI CITY HALL 870-1000
TYPE DEPT. OF PUBLIC SAFETY 819-3270 TO 71

MERALCO 16211

2ND QUARTER MERALCO MAKATI 729-9866 TO 73

MANILA WATER 1627

MADAC 899-8923

CIRCULAR (MAKATI ANTI DRUG ABUSE CENTER) 870-1713

TYPE

3RD & 4th QUARTERS

Water Distribution
TRANSFER PUMP
BOOSTER PUMP
PRV
CISTERN TANK
OVERHEAD TANK
Updates

Cistern tank (1 & 2 ) was cleaned for the first time since its operation,
accumulated dirt was cleaned and pumped-out to provide cleaner water to
their tenants.
The Manhattan Square

The Main Circuit breaker of the Transfer Pump at TMS tripped due to single
phasing of the controls at the control panel.

Upon inspection, the contractor suggests that the contactor and bearing of the
motor is subject for replacement.
Transfer Pump No. 1 is non-operational due to burnt contacts
of the circuit breaker inside the control panel.
Burnt transformer on the Booster pump control panel due to loose connection.
 Technical Audit Highlights

 3 Units 150HP vertical

turbine
 1 unit on-going repair
 2 units defective
impeller and bearing,
Overhead Tank and Pressure Tank
• Pump motors inside the filter room of the pool is for rewinding /
replacement.
• Improve on the tagging of the motor Control panel and control
valves inside the filter room.
 FANS AND BLOWERS
- EXHAUST AND SUPPLY FAN- PARKING AREAS

- PRESSURIZATION FAN

- TOILET EXHAUST FAN

-KITCHEN EXHAUST FAN

 Technical Audit Highlights
Paseo Parkview Suites

Pressurization fan at Tower 2 is operational but is having problem

with its controls.
 Technical Audit Highlights

Pressurization fan at Tower 2 and 5 as well as the Exhaust fan at

Tower 2, 4, and 6 are not operational.
 Technical Audit Highlights
Greenbelt Parkplace

Rust is starting to forming on the Pressurization and Exhaust fan

ducting. For repainting.
 Technical Audit Highlights

• Several kitchen and toilet Exhaust fan at the roof deck are not
operational due to defects on the contactors and motor starting
connection.
On-going rehabilitation of the defective exhaust fan by GENTECH.
 PUMPS STATION
SUMP PUMP

SEWAGE EJECTOR PUMP

POOL PUMP
Technical Audit Highlights
One Orchard Road

Sewage ejector pump and Sump pump, for

rewinding and rehabilitation.
Updates:
One Orchard Road

Cleaning of sump pit and sewage tank was done

already by the in-house maintenance and
housekeeping of the property.
• Pump motors inside the filter room of the pool is for rewinding /
replacement.
• Improve on the tagging of the motor Control panel and control
valves inside the filter room.
BELLAGIO 2

Jacuzzi is temporarily shutdown to repair the underwater lights that is

causing ground fault
 AUXILARIES

FDAS
CCTV
CATV
7th Floor

Technical Audit Highlights

•FDAS recommended for Preventive Maintenance and in silent

mode due to some faults and defective device
One unit passenger elevator is not operational due to
damage wire rope strands and misaligned wire ropes.
For schedule of replacement and repair of sheave.
Basic Tools and
Consumables
- Tools play major roles in PM, they are used in
measuring and gathering data wherein human
observation is non-applicable.
- Improves handling and maintenance of
equipments by the aid of tools.
- Consumables are supplies/items that helps
provide conditions that an equipment needs in
order to perform accordingly.
 Basic Tools
1. Clamp meter, Multi- tester
2. Megger tester
3. Set of pliers
4. Set of wrenches (box, open, adjustable, pipe, hex)
5. Gauge manifold
6. Oil/grease gun
7. Auger machine
8. Carpentry tools
9. Welding machine
10. power tools (drill, grinder, jack hammer, etc)
Basic Tools
Equipment Nomenclature /
Idiot-proofing
Proper tagging and labeling of equipments that
will ensure safety and prevent untoward incident
due to misconception and/or lack of knowledge.
Posting of necessary information about
specification, operation and other pertinent
details. Provide picture and/or “Tagalog” version
if necessary.
 PM Schedule
Proper scheduling and proper execution is the key
to a effective PM program, please refer to FOPM
Manual, T-2-1-02 “Preparing a PM Program”