Technical And Engineering Management: First Oceanic Property Management Inc

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 Breaker Emergency off Circuit Breaker

off

on

off

on

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 TYPE

FIRE DEPARTMENT

816-2553

MAKATI POLICE DEPARTMENT MAKATI FIRE DEPARTMENT CENTRAL FIRE STATION

816-2553

MAKATI RESCUE

895-8243

MAKATI MED

911-1121

MAKATI CITY HALL

870-1000

DEPT. OF PUBLIC SAFETY

819-3270 TO 71

MERALCO

16211

MERALCO MAKATI

729-9866 TO 73

MANILA WATER

1627

MADAC

899-8923

1ST QUARTER

L TYPE 2ND QUARTER

CIRCULAR TYPE 3RD & 4th QUARTERS

(MAKATI ANTI DRUG ABUSE CENTER) 870-1713

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”