Manager's Guide to Preventive Building Maintenance

By: Ryan Cruzan

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Hardcover | 24 January 2009 | Edition Number 1

At a Glance

Hardcover
324 Pages

Dimensions(cm)
22.9 x 15.2 x 2.29

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This book is a comprehensive guide for developing an effective preventive maintenance program for any facility. Topics include facility inspection and assessment, effective lubrication practices, commercial roofing repair, indoor air quality management, applicable government codes, standards and regulations, detailed preventive maintenance procedures, and maintenance scheduling. Specific maintenance approaches are examined for more than 100 types of equipment and building components. Also discussed are the economic value of preventive maintenance, management and motivation of the preventive maintenance team, and setting up a computerized maintenance management system (CMMS).

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Non-Fiction Arts & Entertainment Architecture Accounting & Finance Finance Property & Real Estate Self-Help, Personal Development & Practical Advice Housing & Property for the Individual: Buying / Selling & Legal Aspects Earth Sciences, Geography, Environment, Planning The Environment Business & Management Management & Management Techniques

Management of Specific Areas Management of Real Estate Science Physics Engineering & Technology Technology in General Engineering in General

Creating an Effective PM Program	p. 1
What is PM?	p. 3
So, What is PM?	p. 4
Preventive maintenance defined	p. 4
Why Do PM?	p. 5
PM extends equipment life	p. 5
PM reduces costs	p. 5
PM saves energy	p. 7
PM improves the experience of your occupants	p. 7
PM makes your job easier	p. 8
Predictive Maintenance (PdM)	p. 9
Thermal imaging	p. 10
Group re-lamping	p. 10
Infant mortality and the bathtub chart P11
Other types of maintenance	p. 13
Corrective maintenance	p. 13
Deferred maintenance	p. 15
Run to failure	p. 15
Emergency maintenance	p. 16
Call-back maintenance	p. 16
PM planning begins with design	p. 17
The Economics of Preventive Maintenance	p. 21
The Jones-Lang-LaSalle Report	p. 22
Selling PM to Management	p. 23
PM as a Budgeting Too	p. l27
The Long Range Facilities Plan	p. 27
The Repair or Replacement Decision	p. 28
The Useful Life of Building Systems	p. 33
Estimating PM Costs	p. 34
Getting to Work-Setting Up a PM Program	p. 37
Too Busy for Preventive Maintenance	p. 37
Not Enough Maintenance Staff	p. 37
Can't Afford to Hire Skilled Staff for Specialized Task	p. 38
Don't Need to PM Something That's Already Past Its
Useful Service Life	p. 38
Starring To Do Preventive Maintenance	p. 38
Determining Your Organization's Goals	p. 39
Inventory Capital Equipment and Decide What to PM	p. 40
Equipment Data Sheets	p. 42
Unique Identifier	p. 44
Commonly used equipment identifiers	p. 45
Scope and Frequency	p. 48
Deciding what PM tasks to do and how often to do them	p. 48
Scope-or how will you PM each piece of equipment?	p. 48
Clair	p. 50
Frequency-or how often will you do PM to each piece of equipment?	p. 51
PM schedules based on hours of operation	p. 52
Choosing a CMMS	p. 53
Do I really need a CMMS?	p. 54
Making a PMCalendar	p. 57
Scheduling by the week vs. by the day	p. 59
Other things on my PM Calendar	p. 60
Getting your Hands Dirty- The first few month of actually doing PM	p. 60
Getting Support from Upper Management	p. 61
Document, Document, Document	p. 63
As a reference	p. 63
AsaCYA	p. 63
As a CYCoA	p. 63
Regulatory compliance	p. 64
The people that Do PM	p. 67
Managing People	p. 68
Getting Staff to Buy into Your Program	p. 69
That Attitude of Continual Improvement	p. 70
Training and direction	p. 70
Where to get staff trained	p. 71
An HVAC example	p. 72
Investing in Tools	p. 73
Trust but Verify	p. 74
Outsourcing PM	p. 75
Final Thoughts	p. 76
Technical Information for Preventive
Maintenance Success	p. 79
Lubrication Theory	p. 83
Tribology	p. 83
Reynold's Theory	p. 83
Reynold's Theory Equation	p. 86
Choosing a Lubricant	p. 89
Viscosity	p. 89
Problems with choosing the wrong viscosity	p. 90
Types of Lubricants	p. 91
Mineral oils	p. 91
Synthetic oils	p. 92
Solid lubricants	p. 92
Greases	p. 92
The Useful Life of Oil and Grease	p. 94
How Often Do We Need to Grease Bearings?	p. 95
Types of Bearings	p. 98
Plain or sleeve bearings	p. 98
Rolling element bearings	p. 99
Maintaining Commercial Roofs	p. 103
The Four Common Types of Commercial Roofs	p. 104
Built-up roofing (BUR)	p. 105
Modified bitumen roofing (MBR)	p. 106
EPDM and thermoplastics	p. 107
Standing seam metal roofing	p. 109
Roof Insulation P110
Common types of roof insulation P112
Fasteners, Flashing, and Roof Penetrations	p. 113
Fasteners	p. 114
Flashing P114
Roof Warranties	p. 116
Preventive Maintenance of the Roof	p. 118
Built-up Roofing (BUR) & Modified Bitumen Roofing (MBR) and Single Ply (EPDM) PM Inspection Checklist	p. 120
Flashing, fasteners, penetrations PM inspection checklist	p. 121
Standing seam metal roofing PM inspection checklist	p. 121
All roofing types PM inspection checklist	p. 121
HVAC Systems	p. 125
Refrigeration Machinery	p. 126
Heat Pumps	p. 129
Preventive Maintenance of Air Conditioning and Refrigeration Equipment	p. 130
Preventive maintenance of condensing units-compressors	p. 131
Preventive maintenance of condensing units-The condenser coil	p. 133
Preventive maintenance of air handlers-the evaporator coil	p. 134
Preventive maintenance of air handlers-air filters	p. 135
Preventive maintenance of air handlers-condensate equipment	p. 136
Preventive maintenance of air handlers-blowers	p. 137
Preventive maintenance of air handlers-heating and other equipment	p. 138
Cooling Towers and Cooling Loops	p. 139
Preventive maintenance of cooling towers and cooling loops	p. 142
Chillers	p. 142
Automated Controls	p. 144
HVAC PM Checklist	p. 146
Belt Drives	p. 149
The 3 Types of Drive Belts	p. 150
Drive Belt Lengths	p. 51
What If I Don't Have an Old Belt to Measure?	p. 152
Other Drive Belt Characteristics	p. 153
Proper Operation	p. 154
Problems with Belt Drives	p. 155
Inspecting Belt Drives	p. 156
Indoor Air Quality	p. 159
The 3 Parts of IAQ Problems (The 3 P's)	p. 159
Pollutants-the first P	p. 160
The most common IAQ pollutants P160
Pathways-the second P	p. 161
People-the third P	p. 162
Comfort Issues	p. 163
Solving IAQ Problems	p. 164
Pollutants-solving problems	p. 165
Pathways-solving problems	p. 165
People-solving problems	p. 166
The 8 common pollutant solutions	p. 167
The "M" Word	p. 167
Difficult IAQ Problems-Sick Building Syndrome	p. 168
Collecting Data	p. 169
Seeking Professional Assistance	p. 170
Effective Communication	p. 172
PM Tasks That Affect IAQ	p. 172
Paint and Protective Coatings	p. 175
Types of Paint	p. 175
Oil-based paint	p. 177
Latex paint	p. 178
Elastomeric wall coatings	p. 179
Epoxy paints	p. 180
Urethane paints	p. 180
Rust inhibitive paints	p. 181
Mildew resistant paints P181
Cold galvanizing compounds	p. 181
Primers and Sealers	p. 182
Water and oil-based primers	p. 183
Shellac primers	p. 183
Rust-inhibitive primers	p. 183
Bonding primers	p. 184
The Right Paint or Primer for the Job	p. 184
Preparing the Surface	p. 185
Note about lead paint	p. 186
Six steps to proper surface preparation	p. 186
Rust converters	p. 187
Environmental Concerns	p. 188
Volatile organic compounds (VOCs)	p. 188
Lead paint	p. 189
Paint disposal	p. 189
Paint Failures	p. 191
Application temperature	p. 191
Common modes of paint failure	p. 192
Inspecting and Recoating	p. 194
Specific Maintenance Procedures and Requirements!	p. 197
SpecificMaintenance Procedures and Requirements	p. 199
PM Tasks Listed by Frequency	p. 201
PM Tasks required by building codes or regulatory agencies	p. 204
Equipment Specific Procedures, Requirements,and Technical Details for PM	p. 206
Informational Symbols	p. 206
Appendix	p. 283
Sample Preventive Maintenance Record Forms	p. 283
Emergency generator testing log	p. 284
Hotel room PM checklist	p. 285
Smoke detector testing log	p. 287
Troubleshooter's Creed	p. 288
Truisms	p. 289
Glossary of Preventive Maintenance Terminology P290
Index	p. 299
Table of Contents provided by Ingram. All Rights Reserved.

Manager's Guide to Preventive Building Maintenance

At a Glance

Hardcover

Shipping

How to return your order

Defective items

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