Preventative Maintenance - Effective Building Maintenance: Protection of Capital Assets - page 66

• Obtain the original design data (“as built” drawings and specifica-

tions). This is the information that defines plumbing systems and
component performance requirements.

• Obtain O&M manuals provided by contractor(s), including origi-

nal vendor submittals on each piece of equipment (especially pump
curves) and fixture. These manuals should provide the basic main-
tenance requirements for plumbing system components.

• Develop and apply routine maintenance and troubleshooting check-

lists and procedures, including performance tests. These “preventa-
tive maintenance” measures keep the systems and components op-
erating properly, reduce energy and water waste, and maintain their
design service life.

• If the plumbing systems are extensive, establish spare parts storage

for components that have more frequent failure.

Heating, ventilating, and air-conditioning (HVAC)
The requirements for establishing an HVAC maintenance and sys-
tems troubleshooting program are straight forward:

• Understand HVAC basic principles and performance requirements

for each HVAC system and its individual elements.

• Obtain the original design data (“as built” drawings and specifica-

tions). This is the information that defines HVAC systems and com-
ponent performance requirements.

• Obtain O&M manuals provided by contractor(s), including origi-

nal vendor submittals on each piece of equipment (especially fan
and pump curves). These manuals should provide the basic mainte-
nance requirements for HVAC system components.

• Obtain “as built” control drawings, including valve and damper

schedules, that define the control modes and logic for the HVAC
system. Without good documentation of the HVAC system controls,
the operation of these systems is based solely on assumptions (which
may be wrong) and/or guesses (which may be equally wrong).