BuildingsOne Technical Services Series comprises documents and templates that incorporate a broad range of building operations and systems technical concepts, applications and procedures, routinely encountered in the operation of commercial real estate. Technical Services’ document and templates, having a focus on energy or utilities, are included in the BuildingsOne Energy & Utilities Series. The Technical Services Series documents and templates provide commercial real estate owners and operators with insight into technical and practical concepts and applications encountered every day in the operation, maintenance and repair of buildings and building systems. Applications pertaining to the administration of technical service programs, including service contract administration and personnel safety requirements, are also provided. The documents include well-defined policies and procedures that, when implemented with the engineering – maintenance team and technical service providers, will help advance the safe and efficient operation of your properties. The Technical Operations Series includes the following topics: Heating Ventilation & Air Conditioning (HVAC), Electrical, Fire Detection & Protection Systems, Vertical Transportation, Personal Safety programs and other building operations and technical services.
-
Building Systems & Equipment – Permit, License & Certificate Compliance Matrix
{Excel Form}
Building Systems & Equipment – Permit, License & Certificate Compliance Matrix
{Excel Form}
1 page matrix for the recording and tracking of building systems and equipment permits, licenses and certificates routinely enforced by the state or local municipality.
-
Critical Spares & Parts Inventory
{Excel Form}
Critical Spares & Parts Inventory
{Excel Form}
1 page excel template to ensure appropriate identification, stocking and inventory of required critical spare parts and components needed as a result of a building system or system component failure.
-
Electrical Systems Maintenance & Repairs – Service Contract
{Word Template}
Electrical Systems Maintenance & Repairs – Service Contract
{Word Template}
6 page best practice electrical systems service agreement with reference to National Fire Protection Association (NFPA) National Electric Code 70 & 70E compliance. This template comprises an ‘open-ended’ service agreement, for the purpose of contracting for miscellaneous electrical maintenance and repairs, as needed, throughout the year. A representative, generic scope of work, covering typical commercial real estate electrical maintenance and repair services, is provided.
-
Elevator Service Operations Program
{PDF Document}
Elevator Service Operations Program
{PDF Document}
8 page document covering the various aspects of elevator systems including a review of the types (classification) of elevator systems and system component descriptions, with supporting images. The document provides helpful information on a full range of elevator topics including selection of equipment, selecting the best elevator service company and key aspects of an elevator service contract.
-
Elevator Service Program – Elevator Service Incident Log
{Excel Template}
Elevator Service Program – Elevator Service Incident Log
{Excel Template}
1 page, pre-formatted best practice elevator service incident tracking log. Utilization of this template can help the property manager | operator, and elevator service company, identify, trend and diagnose elevator service problems before they develop into elevator passenger entrapments or major issues.
-
Fire Alarm System – Technical Service Contract
{Word Template}
Fire Alarm System – Technical Service Contract
{Word Template}
7 page best practice fire alarm system service agreement with reference to National Fire Protection Association (NFPA) applicable code compliance sections. The scope of work incorporates the contractor’s requirements for system testing, inspection, service, maintenance and documentation. Also includes a service matrix containing a list of specific fire alarm system equipment and devices.
-
Fire Protection | Fire Pump & Sprinkler System – Technical Service Contract
{Word Template}
Fire Protection | Fire Pump & Sprinkler System – Technical Service Contract
{Word Template}
7 page best practice fire protection service agreement with reference to National Fire Protection Association (NFPA) applicable code compliance sections. The scope of work incorporates the contractor’s requirements for system testing, inspection, service, maintenance and documentation. Also includes a service matrix containing a list of specific fire protection system equipment and devices.
-
Fire Systems Operations & Maintenance – Best Practice
{PDF Document}
Fire Systems Operations & Maintenance – Best Practice
{PDF Document}
10 page best practice operations and maintenance (O&M) program and procedures pertaining to the building’s fire alarm & detection, fire protection and life safety systems. Outlines the 4 fundamental ‘resource elements’ of an effective fire systems operations and maintenance program. Includes a review of applicable National Fire Protection Association (NFPA) testing, inspection and maintenance codes. Provides recommended operations and maintenance (O & M) practices for both outsourced and in-house fire system operation, testing, maintenance, and inspection.
-
Fuel Systems & Underground Storage Tank (UST) – O & M Best Practices
{PDF Document}
Fuel Systems & Underground Storage Tank (UST) – O & M Best Practices
{PDF Document}
14 page document that provides industry-leading best practice policies and procedures, pertaining to the operation, maintenance, inspection, testing and record keeping, of underground storage tanks (UST’s) and (above ground) fuel storage tanks and fuel systems. The document provides insight into the federal, state and local (city) UST regulatory process, and specific codes, governing building owners having UST’s on site. Recommended policies are provided, in establishing accountability, designation and training, of UST Program Manager and UST Operator positions. The document also includes guidance for reporting fuel spills and documenting UST owner insurance and “financial responsibility” requirements.
-
HVAC Operations – Tenant Work Order Best Practices
{PDF Document}
HVAC Operations – Tenant Work Order Best Practices
{PDF Document}
4 page document with specific requirements and procedures for an effective HVAC system operation program with an emphasis on the tenant | landlord (hot & cold call) work order process. Includes key steps for effective documentation & advice on early identification of indoor air quality (IAQ) complaints.
-
HVAC Outdoor Air Standard – Ventilation Calculations
{Excel Template}
HVAC Outdoor Air Standard – Ventilation Calculations
{Excel Template}
2 tab, excel-based template including a simple schematic illustrating the basic concept of outdoor air distribution through an HVAC Air Handling Unit (AHU). The excel workbook includes pre-populated cells in order to perform basic ventilation calculations including CFM per person and Air Changes per Hour (ACH).
-
HVAC Outdoor Air Ventilation Standards – Concepts & Applications
{PDF Document}
HVAC Outdoor Air Ventilation Standards – Concepts & Applications
{PDF Document}
8 page document that outlines the purpose and scope of ASHRAE Standard 62.1 and its relevance, in determining codes of compliance, within the disciplines of commercial real estate HVAC design, construction, operation, maintenance and indoor air quality. The document provides building owner-operators with pertinent outdoor air ventilation criteria, and practical applications, in understanding and meeting ASHRAE requirements. Basic and essential ventilation concepts and calculations, including “CFM per person” and “Air Changes per Hour”, are illustrated in several tables.
-
Legionella Assessment & Prevention Program
{PDF Document}
Legionella Assessment & Prevention Program
{PDF Document}
A 15 page document that provides commercial real estate managers with key considerations and essential recommended procedures in establishing an effective Legionella assessment, prevention, and testing program. The pathogenic bacteria Legionella is defined including an overview of Legionnaires’ disease. Common building systems sources, that can lead to the production, proliferation, and transmission of Legionella are discussed. Specific risk assessments, including elements of Legionella formation and proliferation, aerosol exposure, and facility population, are outlined with recommended control measures. Reference information, pertaining to government heath agency and industry organization Legionella awareness and prevention resources, is provided.
-
Lock Out | Tag Out Program – Concepts & Applications
{PDF Document}
Lock Out | Tag Out Program – Concepts & Applications
{PDF Document}
8 page document covering various legal requirements of a Property Owner | Manager Lock Out – Tag Out program. Includes reference to Occupational Safety & Health Administration (OSHA) Code of Federal Regulation’s 5 basic program requirements, building maintenance staff employer’s responsibilities and the basic terms and definitions of various lock out – tag out applications.
-
Mechanical, Electrical & Plumbing (MEP) Systems & Equipment Inventory
{Excel Form}
Mechanical, Electrical & Plumbing (MEP) Systems & Equipment Inventory
{Excel Form}
1 page pre-formatted excel template for the accurate inventory of all MEP systems and equipment at the owner | operator’s property.
-
Plumbing Systems Maintenance & Repairs – Service Contract
{Word Template}
Plumbing Systems Maintenance & Repairs – Service Contract
{Word Template}
6 page best practice plumbing systems service agreement with reference to International Plumbing Code & Uniform Plumbing Code compliance. This template comprises an ‘open-ended’ service agreement, for the purpose of contracting for miscellaneous plumbing maintenance and repairs, as needed, throughout the year. A representative, generic scope of work, covering typical commercial real estate plumbing maintenance and repair services, is provided.
-
Safety Data Sheets (SDS) Program – Policies and Procedures
{PDF Document}
Safety Data Sheets (SDS) Program – Policies and Procedures
{PDF Document}
6 page document that provides step by step procedures for developing an effective Safety Data Sheet (SDS) – ‘prior MSDS’ – program. Includes reference to Occupational Safety & Health Administration (OSHA) Code of Federal Regulation requirements. Also, identifies several internet-based sites having significant SDS program resource information.
-
Small Portable Equipment & Tools Inventory
{Excel Form}
Small Portable Equipment & Tools Inventory
{Excel Form}
1 page pre-formatted excel template for the accurate inventory and recording of the building’s small (portable) equipment and tools. Small equipment and tools inventory is routinely requested during the property sale process and for periodic payment of the owner’s personal property taxes.
-
Unit Measures, Standards & Conversions
{Excel Template}
Unit Measures, Standards & Conversions
{Excel Template}
5 page excel-based template with industry-common unit measures and conversions of distance, energy, pressure, temperature, volume and weight. The template includes cell formulas allowing user interface in converting standard unit measures. Unit measures are arranged in broad categories, with a separate tab for standard measures, associated with Electricity, Energy & Mechanical operations, including Kilowatts, Tons, BTU’s, and Horsepower.
-
Water-Based Systems Leak Assessment & Prevention Program
{PDF Document}
Water-Based Systems Leak Assessment & Prevention Program
{PDF Document}
14-page document comprising key strategies and recommended procedures in the assessment and prevention of building water-based system and equipment leaks. Provides risk identification and analysis practices for base building and tenant premises systems having a greater potential to leak. Introduces equipment inventory, tracking, and labeling methods. Outlines specific preventive and containment measures including construction drawing review, freeze protection, inspection programs, and effective tenant communication methods
Water-Based Systems Leak Assessment & Prevention Program {PDF Document}