Washington Administrative Code › Title 194 - Commerce, Department of (Energy) › Chapter 194-50 - Washington state department of commerce adoption and amendment of ASHRAE Standard 100, 2018 › Section 194-50-130 - Normative Annex L-Operations and maintenance implementation

Current through Register Vol. 24-14, July 15, 2024
L2
Operations and maintenance
			 program.
Each
building
system shall have an
O&M
program that, at a minimum, preserves the condition of
				the system and its elements in a manner that enables the system to provide the
				intended thermal and visual comfort, energy efficiency, and helps to achieve
				the intended indoor environmental quality required for the
building
.
At a minimum, the
O&M
program shall
				contain an inventory of equipment, systems and controls to be inspected and
maintained
and a maintenance plan describing the goals,
				objectives, and execution of the systems maintenance program.
L2.2.3
Inspection and maintenance
			 tasks.
Inspection and maintenance tasks for inventoried equipment,
			 systems and controls shall be established. Inspection shall include the
			 physical assessment of system components and may include measurement of
			 operating parameters and data provided by sensors or a
building
management system (BMS). Maintenance tasks shall
			 include adjustment, service, or replacement of inventoried equipment and
			 systems. Control systems settings including, but not limited to, set points,
			 schedules, and sequence of operations shall be inspected and
maintained
.
L2.2.4
Inspection and maintenance task frequencies.
Frequency of
			 inspection and maintenance tasks for inventoried equipment, systems, and
			 controls shall be established. If unacceptable condition indicators or
			 unacceptable performance is found during two consecutive inspections, the owner
			 or owner's designated representative shall investigate and analyze possible
			 causes. At a minimum, the following possible causes shall be investigated:
*
Poor field practices.
Review inspection
				documentation and/or technician execution to ensure maintenance tasks are
				performed correctly.
*
Insufficient time budgeted for tasks.
Review
				time budgeted to the technician to ensure that reasonable time has been given
				to perform the tasks.
*
Component repairs noted/pending/not made.
Inspect documentation to determine that repair or component replacement has
				been undertaken.
*
Design issues.
Determine whether underlying
				design issues are causing successive failures.
*
Obsolete equipment or components.
Determine
				whether the equipment or component has been in service beyond its
useful life
.
*
Conditions outside of the building system causing
				failure.
Investigate whether water leaks, vandalism, a problem in the
building
envelope, a problem with the power supplied to the
building
, or some other external factor is causing the
				problem.
Based on the analysis, the inspection frequency or the
				maintenance task shall be modified to resolve the deficiency.
If acceptable condition indicators or acceptable performance is
				found during three successive inspections, the inspection frequency for that
				task may be reduced from the existing frequency. The reduced frequency shall be
				based on the specific findings and shall be documented.
Frequency may be adjusted for climate related or operational
				reasons. Each adjusted frequency shall be documented, including the reason for
				the adjustment.
Informative Note
:
Examples
				include the following:
*
Cooling tower shutdown during the winter.
Inspection and maintenance may be suspended during the shutdown period.
*
A new chiller is installed and the old chiller is
				retained as a backup.
Inspection and maintenance of the backup unit may
				be adjusted to reflect fewer operating hours.
*
A new lighting fixture and lamp is installed with a
				much longer life expectancy.
Inspection and
lamp
replacement frequency may be extended to reflect the new device.
L2.2.5
Documentation.
A minimum inspection and maintenance documentation
			 package shall consist of the following items:
1. Listings of
building
systems and system components with associated performance criteria pertinent to
			 the facility.
2. Inspection and
			 maintenance tasks and the method of tracking (automated or manual).
3. Identify building systems or components
			 operating beyond their
useful life
.
4. Sufficient record detail and verification
			 (written or electronic) to demonstrate implementation of the maintenance plan.
The inspection and maintenance document directory shall provide
				easy access and be well organized and clearly identified. Emergency information
				shall be immediately available and shall include emergency staff and/or agency
				notification procedures.
Informative Annex M Guidance on Building Type
				Definitions
- Not adopted.
Informative Annex N Addenda Description
				Information
- Not adopted.