Building Design and Maintenence 2

What are the key factors contributing to a building's intensity? (page 5-3)

primary function, size, location, operating characteristics and energy consumption.

Who is responsible for maintaining a permanent window cleaning installation in safe working condition? (page 9-13)

property owner / manager

What is the difference between uniform and nonuniform lighting in a building? (pages 3-17 to 3-18)

uniform lighting - provides adequate lighting for any arrangement of work stations and allows for flexibility when laying out furniture systems nonuniform lighting- close attention to furniture layout is nessesary to ensure adequate illumination

What is metering, and how does it relate to electricity charges? (pages 2-38 to 2-41)

used to record the kilowatt demand and the killowatt-hour energy consumption. The totall KWH is calculated with the on and off peak demand costs.

Impedance

Resistance in alternating current system.

What electrical components make up different types of circuits? (page 1-16)

1. A source of electricity 2. conductors 3. Insulators to contain the electricity 4. a load 5. a control device to start and stop the flow 6. a protection device to interrupt the flow

What are the three classes of freight elevators? (page 6-9)

1. Class A :handle loads associated with hand trucks Class B: handle loads associated with motor vehicle truck loading Class C : Strong enough to handle the weight of a truck that is driven into the elevator for unloading

What are the four classes of vertical transportation? (pages 6-2 to 6-5)

1. Elevators 2. escalators 3. Horizontal and inclined moving walkways 4.Wheelchair lifts

What types of nonfluorescent lamps are currently available, and when are they used in buildings? (page 4-28)

1. LEDs- for lights constantly on, emergency lighting and energy saving retrofits 2. HIDs- street lights, garages,parking lots and industrial lighting 3. tungsten-halogen/quartz - accent lighting

What are the different types of dispatching, and how do they meet the needs of building occupancy? (pages 6-30 to 6-31)

1. Manual : a person dispatches as they are called. MAINLY ONLY IN HISTORIC BUILDINGS 2. Terminal dispatching : runs on a preset schedule using computer controls and sophisticated scheduling software 3. Multiple zoning: elevators are divided into zones with an elevator programmed to remain parked in each zone during off-peak periods. When an elevator is called , the closest elevator will respond. 4. Computerized dispatching : a computer continuously evaluates the status of all the elevators and decides which elevator will respond on the basis of predicted and real variations in building traffic. the most consistent, reliable and cost-effective dispatching

What factors should be considered for the operation and maintenance of new elevator installations? (page 7-29)

1. acceptance date 2. guarantee 3. initial break in 4. warranty

What are the six factors that normally drive cleaning costs? (page 8-27)

1. age 2. height 3. labor cost area 4. location 5. market conditions 6. size

What are the various methods for recovering utility expenses? (page 5-34)

1. submetering 2. energy rent inclusion 3. utility cost allocation 4. tenant utility auditing firms 5. after hour charges 6. excess energy use 7. common area cost allocation 8. utility cost escalation

What are the four common forms of organizing cleaning tasks and their strategies? (page 8-28)

1. area assignments :worker performs repetitive tasks in a given building area. This work is easily measured, inspected and supervised. 2. Job Specialization: worker does a limited type of work in many different areas. 3. Team cleaning: three or four cleaners move through a building doing all cleaning tasks 4. Where a large number of cleaners enter an area for a limited period of time (arenas and stadiums)

What are the four levels of cleaning quality? (page 8-3)

1. basic 2. prestige 3. clinical 4. specialized

What should be considered for electrical system safety? (page 1-47)

1. be aware of the dangers 2. be aware of and follow safety rules 3. know the equipment and the steps to work with it safely 4.assume a circuit is energized until determined otherwise

What considerations should be made for building electrical system design? (pages 1-31to1-45)

1. capacity 2. short circuit interuppting capability 3. energy conservation 4. voltage drop 5. system coordination 6. utility services 7. voltage selection 8. building load requirements 9. Power distribution systems 10.telecommunications and data provision

What are the basic facilities and tools that a cleaning staff must be equipped with? (pages 8-11 to 8-14)

1. cleaning facilities base of operation 2. uniforms and identification 3. equipment and supplies

What is the process for incorporating energy performance into a building's design? (pages 5-23 to 5-24)

1. consider combined heat and power 2. ensure proper comissioning 3. train staff on building systems assemble a library of bulding documentation 4. confirm that the building meets the design goals 5. set performance goals 6. assemble multidisciplinary team.

What are the categories and the related charges on an electric bill? (pages 2-32 to 2-38)

1. customer charge 2. energy charge 3. demand charge 4. other charges

What are the three levels of strength for window cleaning chemicals and their uses? (page 9-5)

1. dishwashing detergent with citric acid, amonia and deionized water 2. Slightly abraisive cleanser with oxalic acid , pumice or cerium oxide 3. Hydroflouric or hydrochloric acid and running water

What are the two families of energy-efficient ballasts? (page 4-20)

1. electromagnetic 2. electronic

What are some ways to save energy to improve a building's performance? (page 5-18)

1. energy efficient lighting 2. load reductions 3. fan and motor systems upgrades 4. heating and cooling system upgrades

What are the six objectives of a successful elevator maintenance program? (pages 7-2 to 7-3)

1. ensure passenger safety 2. comply with codes 3. maintain optimum performance 4. provide dependible service 5. preserve capital investment 6. predict and control costs

What are the benefits of microprocessor controllers? (page 6-21)

1. fewer moving parts 2. reliable 3. require less hoistway wiring 4. shorter installation time 5. less maintenance needed

What are the sources of dirt found on exterior and interior windows? (page 9-2)

1. natural causes 2. environmental causes 3. exterior materials 4. Chemicals 5. Body Oils 6. Airborne dust

What are some common fixtures used for nonfluorescent lamps? (page 4-33)

1. open bottom downlights 2. closed bottom downlights 3. surface mounted luminous enclosures

What are the five key improvement areas of elevator modernizations? (page 7-24)

1. performance 2. appearance 3. technology 4. code compliance 5. safety

What are three types of fluorescent electrical circuits? (page 4-16)

1. preheat 2. rapid start 3. instant start

What are the four common types of linear fluorescent lamp fixtures, and which has become the industry standard? (page 4-21)

1. recessed troffer 2. ceiling mounted wraparound 3. open reflector 4. suspendd indirect lighting fixtures The 2 x 4 recessed troffer has become the industry standard

What are the four ways to determine whether cleaners are performing their tasks adequately? (page 8-35)

1. regular inspections by supervisors 2. complaints from occupants 3. customer surveys property manager inspections

How are short circuits and harmonics prevented? (pages 2-11 to 2-14)

1. short circuits :fuses, circuit breakers, relays and switches 2. Harmonics: specialized transformers or filters and over sizing nuetral conductors

How does a sustainable energy policy support improvement of a building's energy performance? (page 5-9)

1. states a clear, measureable objective 2. establishes accountability 3. ensures continuous improvement promotes financial and environmental goals

What are two types of back-up power systems for critical building equipment? (pages 2-5 to 2-6)

1. static 2. rotating

Briefly explain what to do when an elevator stops between floors with passengers in the car. (page 7 -3 7)

1. summon a qualified elevator professional 2. communicate with passenger and let them know that help is on the way and that they have plenty of air and are safe as long as they dont try to pry open the door

What job titles are typically assigned to cleaning personnel? (pages 8-4 to 8-5)

1. supervisor 2. housekeeper 3. custodian 4. janitor 5. cleaner 6. Porter and matron

In what five areas should a prospective elevator maintenance provider be prequalified? (pages 7-7 to 7-8)

1. technical expertise 2. workforce 3. facilities 4. support 5. financial soundness

What are the functions of a lighting fixture? (pages 4-11 to 4-12)

1. to hold lamp 2. to shield lamp from direct view 3. to direct light where it is needed

What types of equipment are used for power distribution and what are they used for? (pages 1-24 to 1-31)

1. transformers 2. switchgear 3. distribution panel boards 4. branch circuit panel boards 5. motors 6. motor starters

What opportunities must building and facilities managers analyze for low utility costs? (pages 5-29 to 5-34)

1. utility rate options 2. utility service options 3. deregulation 4. demand side management programs 5. accurate utility bills 6. utility company and government rebates information and advice for improving utility rates

What are common methods for controlling lighting? (page 4-36)

1. wall switches 2. time clocks and programmable lighting circuits 3. daylight sensors 4. dimmers 5. light level sensors

What are the elevator safety components, and what are their roles? (pages 6-31 to 6-34)

2. brakes : hold the car in position at landing and are for emerency use 3. safety system: prevents the elevator from descending at an unsafe speed 4. Limit Switches : protect against overtravel. when triggered , power to the drive is cut, causing the brakes to be applied 5. Buffers: absorb the shock of a descending car and stops it without injuring the passengers 6. hydraulic system: limits the speed of descent until cab hits the buffer.

How can lighting systems impact building temperature? How can building managers address these impacts? (pages 3-20 to 3-21)

35 percent of a heat load in buidings comes from lights. In cold months the heat can benifit a building.

Transformers

A device that increases or decreases the voltage of alternating current

What is AC current? (page 1-6)

Alternating current is an electric current which periodically reverses direction, in contrast to direct current which flows only in one direction.

How is light measured? What devices are used to measure light? (page 3-6)

Candlepower,Lumens, and footcandles

What is the Kelvin scale? How is it used to describe various forms of light? (page 3-4)

Color temperature is a way to describe the light appearance provided by a light bulb (lamp). It is measured in degrees of Kelvin (K) on a scale from 1,000 to 10,000. Typically, commercial and residential lighting application Kelvin temperatures fall somewhere on a scale from 2000K to 6500K.

fuse

Electrical device that can interrupt the flow of electrical current when it is overloaded

What is the most frequently used cleaning contract and its significance? (page 8-24)

Fixed-rate contract Can be based on either a grande total or cost per unit area, and it can include a qulity definition or frequency specifications

What does it mean to properly ground equipment? (pages 1-9 to 1-10)

Grounding means safely connecting electrical equipment and devices to the Earth. Grounding provides an emergency path to remove current safely in case of malfunction in the electrical system.

What is group relamping, and how can it save money? (pages 4-38 to 4-39)

Group Relamping is the process in which all lamps are replaced with new. an effective way to maintain ideal light levels and decrease expenditures on lamp replacements.

How can a building or facilities manager manage low power factor ratings? (page 2-14)

If the buildings power factor is not within the acceptable levels established by the utility, the owner may be required to install equipment to increase the power factor

What does electrical system maintenance look like from a building or facilities manager's perspective? (page 2-22)

Maintaining the power distrubution components on the building side to keep equipment operating efficiently and eleminate down time

What are the basic characteristics of lamps? (page 4-11)

Lamp size and maximum length base Volts lumens life hours

What safe practices should be used when working with cleaning chemicals? (page 8-20)

MSDS must be provided to employees

Once a baseline for a building's energy consumption has been established, what is the next step and why is it critical? (page 5-12)

Once a baseline has been established, an organization can continue to track consumption on an ongoing basis and quantify the savings from reduction efforts.

What happens first when special emergency service is initiated in an elevator system? (pages 7-33 to 7-34)

The elevators automatically travel nonstop to a previously designated floor for tenants to exit

What is a building electrical load, and how is it planned for? (page 1-37)

The equipment that uses electricity is the load.Planning should include providing sufficiennt capacity for future growth. Loads are estimated based on watts per square foot

What are the National Electrical Code and the Canadian Electrical Code? (pages 1-45 to 1-46)

Under OSHA , the NEC mandates that all electrical installations, manufatured equiptment and electrical maintenence are done s under the provisions of the current eddition of the NEC. The Canadian Electrical Code is Canada's version.Inspections are conducted by licenced personal to ensure compliance.

What is a power factor rating, and how do the ratings impact building management? (page 2-14)

The fraction of the power used by a customer compared to the total apparent power supplied. The power factor expressed in KW is used for utility billing.

Efficiency

The percentage of the input work that is converted to output work

How is the quality of elevator service and quantity of an elevator system measured? (pages 6-5 to 6-6)2.

The quantity of elevator service is measured according to the average interval. This is the average time between elevator departures from the lobby during a 5 minute up-peak period. Before determining the average interval, the round-trip time is calculated. Dividing the round trip time by the rumber of elevators determines the interval time.

Why are green cleaning products important in building maintenance? (page 8-16)

They are required to gain LEED sustainability status.

What is a traveling cable? (page 6-29)

Traveling cable (either flat type or circular-liked type) is a cable that is used for power transmission to the elevator car, and communication between the controller, and the elevator car. The cable is usually if not always black, and hangs from the elevator car.

Uninerruptible power supply

a continual power system, an electrical apparatus that provides emergency power to a load when the input power source or mains power fails.

what is a conductor

a material that offers little resistance to the flow of electric current. In electrical circuits, the wire that carries the current to an appliance that uses the current.

Motor starters

an electromagnetically operated switch, providing a safe method for starting an electric motor. Provides under voltage and overload protection and an automatic cutoff in the event of a power failure.

What is the major environmental issue with hydraulic elevators? (page 6-14)

an oil leak in to the surrounding grounds

What is the source of electricity?(page 1-3)

atoms.Most of the electricity used is made from power plants that burn fossil fuels to create steam. Of those renewable energy sources hydropower is the biggest contributor . The remaining comes from a mix of sources including wind, bioenergy and rooftop solar.

What are visually uncomfortable lighting conditions, and what are their causes? (pages 3-9 to 3-14)

direct glare - light straight from the source shadows-when light is blocked or cut off veiling reflections or reflected glare-light reflected as blurred image eye adaptation and high contrast ratio window wall brightness - daylight room surface reflectance-

Harmonics

distortion of voltage and current in an electrical system

How does lighting affect worker productivity and performance? (pages 3-16 to 3-17)

efficiennt lighting has been proven to increase productivity

What is clean power, and how is it achieved? (page 2-3)

electric power that has been filtered to eliminate any electromagnetic interference, harmonic distortion and noise.Achieved by controlling and managing the folowing features 1. voltage held to close tolerances by using voltage regulators 2. frequency held to close tolerances 3. proper grounding 4. control of harmonics

Benchmarking

establishing a standard of performance against which something can be compared or measured

How should accent lighting be used to improve space, comfort, and productivity? (pages 3-19 to 3-20)

fixtures should be designed to ensure good distribution of illumination on the wall while sheilding the lamps from normal direct view

How is light produced in a building? (pages 3-7 to 3-8)

flourescent lamps high intensity discharge lamps mercury vapor lamps LEDs compact flourescent lamps

What is DC current? (page 1-8)

flows continuously in one direction, it does not alternate

How is reflectance measured and how does it affect visual comfort? (page 3-13)

footcandles lighting can determine occupancy performance

What are the main characteristic of hydraulic and traction elevators? (pages 6-10 to 6-18)

hydraulic: found in smaller buildings with up to 7 stops. fluid controls a piston that allows the car to go up and down. Traction: uses hoists and cables

Due to the level of significant risk and special nature of skills and equipment required to clean high-elevation exterior windows, is this task typically contracted out or kept in-house? (page 9-16)

it is usually contracted out to experts

distribution panel boards

large metal cabines that contain circuit breakers or fused switches.Commonly rated at 600 amperes, 800 amperes, and 400 amperes.

When should on-site power generation be considered for use in a property? (page 2-18)

may be more economical for large industrial plants and large campuses with many buildings or specialized buildings.

What types of elevator security systems should be considered for building and occupancy safety? (pages 7-32 to 7-33)

monitoring and access control systems

Ground-Fault Circuit interrupter

opens a circuit when it detects a current to ground in excess of some set value

What is emergency back-up power, and when is it needed? (pages 2-6 to 2-7)

required during an interruption of normal electric servicefor two primary reasons: 1. to protect life and property 2. to maintain vital business activities

What does cleaning maintainability mean, and how can a building or facilities manager address this issue? (page 8-6)

requires surfaces that are easy to clean and cleaning tasks that dont require special or unusual skills or expensive equipment that is rarely used. Carpet and wallcovering design selections can greatly reduce annual cleaning operation efforts.

How does a space in a building affect the choice of lighting? (page 4-4)

selection of lighting will vary depending on what each space is used for

branch circuit panel boards

small cabinets containing up to 42 breakers. They are most commonly rated at 100 amperes, 225 amperes, and 400 amperes

Explain why escalators are usually installed in pairs, and how their direction can be changed. (page 6-35)

so that one goes up and one goes down. they can be programmed to go in the same direction at times of high traffic

What are common tools used for window cleaning? (page 9-7)

squeeges,asher wands, scrapers/blades, brushes, sponges, chamois, rags, extension poles, high window washer system

What are the differences between single-, two-, and three-phase types of circuits? (page 1-7)

the current in each phase is staggered in relation time by 120 degrees

What are the main characteristics of machine roomless elevators? (page 6-19)

the drive unit is installed in the elevator shaft eleiminating the need for an elevator machine room, giving more flexibility to the archetectural design

Switchgear

the main service equipment for the electrical distribution system in a building.

What is illuminance range, and how is it used for office task lighting? (pages 3-15 to 3-16)

the quality of light at a point on a surface, expressed in foot candles

relectance

the ratio of light reflected from a surface to that wich initially strikes the surface

Why should trained technicians perform elevator maintenance? (page 7-5)

to ensure consistant performance. elevator machinery is very complex and requires a specialist for maintenance and repairs

How is benchmarking used in assessing energy performance? (page 5-12)

using benchmarking tools like Energy Star , owners and operators can compare their buildings to those with a similar climate and pattern of use.

A(n) facility that is easier to drive and walk through, is more inviting to potential customers, and helps to discourage crime

well-lit

How does electricity flow? (page 1-3)

when a force is applied to an atom that is strong enough to make an electron travel, or flow, between atoms, the result is an electric current.

What is critical when creating an action plan and when implementing an action plan? (page 5-15)

when creating a plan, the plan should define technical steps and targets, determine roles, and gain funding approval through justification. when implementing a plan one should gain the support and commitment of executive managment and facilities personel, and tenants.