HTM 322 Final Exam

List and describe the three areas related to equipment that have an impact on facilities management. Describe the impact of each.

-Durability and lifetime -Repairability -Efficiency

Describe four things a hotel should consider when designing an accessible guest room.

-Entrance: door handles and flip type security locks, -Aisles, -Closet -Doors (bi folds) are easy to operate -Shelves, hanger rods, raised shoe shelf -Bed/Bedside tables -Furniture -Toilet -Vanity -Tub

Who should be on an energy management committee for a major hotel, and why?

1. Chief Engineer - They are the technical expert on the building systems and should advise the rest of the group ways to save energy. 2. Controller - Money expert. Knows the budget and how much is available to spend on energy management projects. Also can track the results to ensure they are worth the expense. 3. Public Relations: Keeps everyone informed with what is going on, both inside and outside the company. 4. Union Representative: Required by union contract since program is likely to affect worker. Acts as the interface between the committee and the union workers.

What are two main problems with relying too heavily on fossil energy resources to meet our energy needs?

1. Could run out 2. Pollution

What are the steps to successfully contract for facility maintenance?

1. Determine Need 2. Prepare statement of work 3. Select Contractor 4. Execute Contract 5. Survey Contract

What is the function of drain vents and traps?

1. Drain traps (water traps) : uses a plug of water to prevent sewer gas from entering in the building. 2. Direct water traps : continuous piping between drain and sewer. 3. Vents : Prevents all the water from being syphoned out of the water trap.

Describe the uses of water

1. Drinking/Cooking 2. Bathing 3. Cleaning 4. Sanitary Purposes 5. Recreation 6. Irrigation 7. Fire Suppression

Describe the potential motivations for initiating environmental programs?

1. Economic Considerations: in many cases, going green can save you money 2. Regulator Issues : laws force you to be more environmentally friendly. 3. Market Factors: If your customers are demanding you go green, then you go green or lose the customers. 4. Social Responsibility: This is the feel good motivation

Describe each of the subdivisions of energy audits

1. Envelope Audit: Looks at energy leaving the building through the walls, windows, doors, roof, and floor. 2. Functional Audit: Looks at a piece of equipment to make sure it is working like it is supposed to. 3. Process Audit: Looks at the way you do things to make sure they are the most cost effective. 4. Transportation Audit: Looks at how things are moved to make sure they are moved in the most cost effective manner. 5. Utility Audit: Looks to make sure you are using the most cost effective energy source.

What is water hardness, what causes it, and what damage can it cause?

1. Hardness is caused by dissolved minerals, primarily calcium and magnesium. 2. Problems associated with hard water include: formation of scale, mineral deposits in water heaters (which reduces efficiency and increases heating costs), increases detergent usage, formation of soap curds, and yellowing of linen.

Describe the geothermal energy system that does not rely on hot springs. Describe how it could be used to heat and cool a building. What are their potential drawbacks that prevent it from being more widely used?

1. Heating - Using the heat from hot water or steam trapped in the earth. Problems with hydrogen sulfides and corrosive salts. 2. Cooling - Pipes are run underground below the frost line. Water is circulated through the pipes then brought back inside the building where it is used to cool the building. It can also be used as a heat source for a heat pump and used to warm the building in the winter. 3. Problems - The traditional method requires a large amount of land to be functional. Drilling is very expensive and single use adversely affects the aquifer.

Describe key provisions every maintenance contract should contain? Include the importance of each and potential problems with a provision not written properly.

1. Insurance 2. Contractor is not an employee 3. Term and renewal provisions 4. Cancellation procedures 5. Surveillance procedures to include penalties for non-compliance 6. Conflict of interest statement 7. Rules for subcontracting 8. Specifications 9. Fees 10. Dispute resolution

What factors should be considered when purchasing an energy-management system?

1. Manufacturers tend to overstate savings 2. System Maintenance 3. Personnel Training 4. Cost 5. Warranties 6. Service Contracts

List the components of an electrical service system for a building. State the purpose of each component.

1. Meters : first thing power hits, tells you how much energy you're using (what your bill is based on) 2. Service Switch : turns the power off and on for the whole facility (must be located outside for fireman, etc.) 3. Transformer : Devices to step the voltage up/down. 4. Distribution Panel : Each switch goes to a circuit panel, distributes power to different circuit panels. 5. Circuit Panel -Fuses: burns out to protect, circuit breaker protects by turning off. -Time-Delay fuses: used for motors -Heat-Activated Circuit Breakers: turns off when it gets too hot. You need to wait for it to cool down before switching back on. -Electromagnetic Circuit Breakers: Turns off if it has too much current, but you can flip it back on immediately. -Ground Fault Interrupters: Measures the current in the black and whiter wire. If they're different, then they're going through something else, so power is turned off. 6. Receptacles

What are the six main purposes of facility maintenance/management inspections, and who should be involved?

1. Monitor Work 2. Assess physical conditions 3. Check compliance issues 4. Communication between maintenance and management 5. Inventories 6. Estimate maintenance/replacement costs

What are the four types of solar energy? Describe potential problems with each type that may limit its use or the amount of energy generated

1. Passive - employs different materials and construction techniques to capture the sun's energy, no moving parts. Problem is that sun does not shine 24 hours a day. 2. Active - Captures sun's energy and mechanically transports or transforms it. Problem is that the sun does not shine 24 hours a day. 3. Hydroelectric - Considered solar energy. Dams, Tidal. Problem is that floods the area and can do damage to the environment. 4. Wind - Considered solar energy. Problem is that the wind does not blow all the time. 5. Tidal - Waves. Problem is that one cannot fish there, ships cannot go around there, etc.

What are problems associated with recycling the following?

1. Plastic - Chains break each time it is recycled 2. Paper - Chains break each time. Can only be recycled so many times. 3. Glass - Only so much can be used in each batch of new glass. All are expensive to recycle.

Describe the three types of water and how each is used

1. Potable - Water that has been treated. It is safe for human consumption. It can be used for anything listed above. 2. Black Water - Water that is contaminated with human waste. It contains dangerous levels of microorganisms. It may not be used for any of the uses listed above. Source is primarily discharge from toilets. In some areas the discharge from kitchen sinks and dishwashers is also considered black water. 3. Gray Water - Contains no human waste, but may contain a small amount of harmful microorganisms. Limited uses: to flush toilets, for fire suppression, and irrigation. It must be filtered and sanitized before it can be reused. If it is used for irrigation it must be below ground or have a special permit.

List and describe the 5 major areas of responsibility for facility managers.

1. Safety and Security - Report to maintenance 2. Legal and regulatory complaince - "bathroom doors don't meet ADA Standards" 3. Service to customers - maintenance needs to remember this because of attitudes -Internal customers (various staff) -External customers (guests or patrons) 4. Cost Control - Make sure they have efficient items. 5. Asset Management - Track and control assets

What is the advantage of three-phase current over single-phase current with regards to electric motors?

1. Single phase current: One (black wire) or 2 (black and red wires) hot wires and a ground (white and non-insulated). The potential difference between the hot wire and the ground is usually 110, 115, or 120 volts. 2. Three-phase current: More energy efficient, doesn't need a starter, smaller motors

Describe the operation of a water softener

1. Softening : removes calcium and manganese by exchanging them for sodium ions. 2. Softening Process : You start with zeolite charged with sodium ions. As the water runs through the bed, the calcium and magnesium in the water trade places with the sodium on the zeolite. Soft water tastes salty. Recharge by flooding the bed with concentrated sodium brine.

List the 7 main areas of assessment in LEED certification

1. Sustainable Site 2. Water Efficiency 3. Energy and Atmosphere 4. Materials and Resources 5. Indoor Environmental Quality 6. Innovation in Design 7. Regional Priority

What are the two components of a septic system? Describe each component along with it's function

1. Tank - allows solids to settle out and the liquid to flow to the leech bed. 2. Leech bed - A series of perforated pipes usually surrounded by gravel. Waste water leeches through the gravel and is purified.

Describe the four energy-management control systems discussed in class, how they function, and what is the primary way that they reduce energy costs?

1. Time Clocks : Turn things on and off and specified times. Primarily reduces total energy used. 2. Load Cycling : Cycles energy between two or more energy hogs, turning one off before turning another one on. Primarily reduces peak demand. 3. Electric Demand : Has a preset limit, and once that limit is reached, nothing can turn on until something else is turned off. Primarily reduces peak demand. 4. Computer : does everything the others do.

Define and describe each of the following as they apply to work-orders:

1. Time-Based Maintenance - performed on a pre-determined schedule -Routine Maintenance - Simple maintenance (tightening a screw) -Preventative maintenance - extends the life of the equipment -Scheduled Maintenance - Maintenance that requires special preparation, the assembly of proper parts and supplies, and crews to perform the maintenance 2. Run to Failure (Reactive or Emergency/Breakdown Maintenance) - after equipment has failed 3. Condition-Based (Predictive) Maintenance - employs the use of sensors and computers to monitor equipment and determine when maintenance should occur.

Describe the causes, symptoms, and solutions for the following piping problems 1. Vibration Noise 2. Water Hammering 3. Pipe Expansion

1. Vibration Noise - This is due to pipe contact with a vibration source, such as a pump. This can be controlled by cutting the pipe and installing a rubber connector. 2. Water Hammering - This is the most dangerous problem. It can literally shake your pipes apart. Water hammering is due to the sudden change in pressure in the pipes. It is most often caused by a valve closing too fast. Protect by adding a length of capped vertical pipe extending upwards. 3. Pipe Expansion - This is most often due to changes in pipe temperature. Can be controlled by insulating pipes and using a circulating pump.

What do each of the following units measure? 1. Watts 2. Volts 3. Amperes 4. Kilowatt-hours

1. Watts are a measure of power. Power is energy used per unit of time. Watt = Voltage*Current (P = V* I) 2. Volts are a measure of electrical potential. Electrical potential is the driving force that causes electricity to flow. 3. Amperes are a measurement of current. Amps = Volts / Resistance (I = V / R) Main use is to size wire and circuit breakers. There is generally a factor of safety taken into account when sizing the wire and circuit breakers. The normal load is generally only 75% of the rated capacity. 4. Kilowatt-hours are a measurement of energy and is typically the basis for electric energy charges. Kwh = Kilowatts * time consumed in hours

What information is required on an inventory log, and why?

1. What - to track the item 2. Inventory Number - in case there are multiples of the item 3. Manufacturer - for contact if warranty is still good 4. Model 5. Serial Numbe

When is it more appropriate to contract for maintenance than to have the work done by the facility's maintenance staff?

1. When it is beyond the capability of your staff and you do not have the time, or it is not cost effective to train and equip your staff. 2. It is an emergency 3. Special tools or equipment is required 4. When it is done infrequently 5. When you lack the staff to perform the function 6. When you would prefer not to burden your staff with the task. 7. If a cost analysis of the options shows it to be more cost effective.

How would a piece of equipment be labeled if it required 120 volts to run the controls and 208 volts to power a heating element?

120/208

How would a piece of equipment be labeled if it required 120 volts to run the controls and 240 volts to power a heating element?

120/240

How does the information on a specification differ from that on a schedule?

A specification provides detailed information required to purchase an item, and it provides more detail on that specific item than schedule does.

What does Section View show?

A type of detailed drawing, shows the inner construction of something like a wall.

Describe the three things that must be taken into account when creating accessible parking. You only need generalities, not actual dimensions.

Access Aisle Parking Space Location - should have direct access to the facility without having to travel on the driveway or between cars

How can the resistance to heat transfer due to conduction be increased in a building?

Add insulation

What is the best way to reduce the smell coming from a sewage lagoon?

Add oxygen

What are the advantages of alternating current over direct current?

Alternating Current: The poles switch between positive and negative. In the US it is 60 hertz. In other countries, it is 50 hertz. It is more efficient to raise the voltage so it can be more efficiently sent over long distances.

Distinguish between guest room furniture that is accessible and that which is not. Explain why one piece of furniture is more accessible than another?

Anything with a double door

Describe soft costs as they relate to development and construction of a hospitality facility?

Architectural fees (10%) and engineering fees Financing - loans Legal - inspections and zoning ordinances Other pre and post construction fees (LEED)

What is the primary purpose of all blueprints except the perspective view?

Blueprints are used to convey detailed information that can be used to build or remodel a facility.

How is City Steam created, and why is it not more widely used?

City Steam is a byproduct of electric energy generation using fossil fuel or nuclear energy. It cannot be transmitted over long distances, so you must be close to the power plant. It is very economical if you have access to it.

Describe three things restaurants should consider when designing their establishments for accessibility.

Clearly market signage, accessible door width, wide food access aisles, space to access seating area, ramps..

List and describe the advantages and disadvantages of Commercial Laundry Service

Commercial Laundry Service: The property owns the linen, the commercial laundry picks up the linen, cleans it, then returns it to the property. The property is responsible for replacement of worn-out and damaged linen (unless laundry damages it). The laundry contract usually specifies who handles repairs. Advantages: Requires smaller capital investment than on-premises laundry, more control over quality of linen than with rental. Disadvantages: Must maintain highest inventory of linen, delays in delivery.

List and describe the four areas related to facility design that have an impact on facilities management. Describe the impact of each.

Components - generally the more components the facility contains, the more costly it is to build Layout - Accessibility -Complicated Layouts can be more expensive to build and maintain -Layouts that limit access to vital systems can increase maintenance cost or result in maintenance not performed as required -Poor layout can create safety hazards Materials, quality, and types of construction -Higher quality materials generally lead to a longer life and lower maintenance cost Equipment -Durability and lifetime -Repairability - if the equipment is cost effective to repair, it generally will have a longer life but is likely to have higher initial costs -Efficiency - this may be the most important consideration as labor and utility cost rise.

What are contour lines?

Contour lines are lines of constant elevation - lines that are close together indicate a steep slope, whereas far apart lines indicate flat land.

Describe the three types of specifications described in class?

Detailed: Describes exactly what you want including dimensions and finishes, etc.. Performance: Describes what it should be able to do. Reference Standard: Refer to non-proprietary specifications such as ULNSF Standards Proprietary: Specify a specific item from a specific number.

What are the advantages of direct current over alternating current?

Direct Current : Allows for smooth change of voltage. Limited use for hospitality operations. Used for battery backup systems, controls, and elevator motors.

List and describe the advantages of disposable linens

Disposable Linens: Products that are used once then thrown away. Hospitality industry typically uses paper towels, napkins, and table coverings. Some health care operations use disposable bed linens. Advantages: Requires less storage space, and items are sanitary and convenient. Disadvantages: Quality is not equivalent to other methods, Increase the amount of waste facility produces.

Describe the 5 main components of site improvement?

Drainage, Utilities, Driveways, Landscaping, Fencing

How can the driving force for heat transfer be reduced in a building?

Driving force = temperature difference Change the thermostat - make it closer to the outside temperature

How can the rate of heat transfer be reduced?

Either reduce the driving force or increase the resistance.

What are every manager's three duties for facility maintenance?

Ensure facilities are kept clean and not abused (Ex. carpet) Perform minor maintenance and repairs Communicate problems accurately to the maintenance and engineering department.

How does RevPAR impact an operation's bottom line? Which defects should be corrected first?

Exterior should be corrected first, as it impacts the decision to enter the facility. Guest room is next, as it is where the guest will spend most of their time while in the facility.

What does Equipment View show?

Floor plan with equipment positions added.

What does Plan View show?

Floor plan, shows position of walls and other permanent parts of the building.

How would large amounts of rain water in a sanitary sewer impact a waste treatment plant?

Flow into local streams and rivers

What laundry problems are associated with hard water, and what is the maximum water hardness before softeners must be added with detergent, before a complete softening system must be used?

Hard water can damage equipment, increase detergent usage, and damage linen. Hardness of 0 grains: softening is not needed, can use soap in laundry. Hardness between 0-5 grains: softening is not necessary, but soap cannot be used. Must use a synthetic detergent. Hardness between 5-10 grains: complete softening system not needed, but must use synthetic detergent containing a softening agent. Hardness greater than 10 grains: Complete softening system required

What modification should be made to the front desk in a hotel to make it accessible to guests in a wheelchair?

Height Width Knee space

What are the advantages associated with using hydrogen as an energy source? What is the drawback to using it as a vehicle fuel?

Hydrogen is very clean burning, and produces only water vapor. It is not as energy dense as gasoline, and may produce nitrous oxide (greenouse gas)

Why is it important to have landings int he middle of long stairs or ramps?

If you fall at the top of the steps, you don't have to fall all the way. You will stop on the landing.

In addition to the three R's of waste disposal, what are the other ways discussed in class that operations/cities use to reduce the amount of solid waste sent to a landfill?

Incinerator Digester Pulper Garbage Disposal

Which of the ways listed in the previous question actually reduce the amount of waste in a landfill, and what adverse effects do they have on the environment?

Incinerator - Toxic waste, air polution Digester - Smells Pulper - Reduces volume a little, puts a little waste down sewer stream Garbage Disposal - Puts all waste down liquid waste stream. Pulper and Digester are best

What is a ground-fault interrupter, what is its function, where is it commonly used, and how does it work?

It is a device that shuts off an electric power circuit when it detects that the current is flowing along an unintended path, such as through water or a person. Helps protect people from electric shock.

Describe the 5 main costs associated with the development and construction of a hospitality facility?

Land Site improvements -Drainage to keep water away from the building -Utilities aren't cheap, make sure they can be accessed -Driveways, sidewalks, and parking areas - satisfaction issue, safety -Landscaping -Fencing - pest control Construction of physical plant Furniture, fixtures, and equipment - FFE Soft costs - cost for an item that is not considered direct construction -Architectural and engineering fees -Financing -Legal Fees such as inspections and zoning ordinances -Other pre and post construction expenses (could include LEED certfication)

List and describe the advantages and disadvantages of linen rental

Linen Rental : Rents linen from commercial laundry. The laundry picks up dirty linen, cleans it, repairs or replaces as necessary, then returns it to the operation. Advantages: Requires smallest inventory, requires minimal storage, commercial laundry maintains inventory.

What does Elevation View show?

Looks at all vertical surfaces of a building, like walls.

Define readily achievable modifications, and be able to classify a modification as readily achievable or not.

Modification to a facility in anticipation of clients or guests who may have a disability is a requirement under law. Modifications that must be made unless it causes much difficulty or expense to the enterprise (how much it costs vs how much you make). Primary Entrances Primary goods and servcies Public restroom facilities Any remaining barriers

Do trash compactor type dumpsters reduce the amount of space that the trash takes up in a landfill?

NO. The bulldozer flattens it at the landfill

Why is it important that wall mounted items that do not extend to the floor must not extend too far from the wall?

NOT EXTEND TO FLOOR - So those in a wheelchair can use items such as water fountains NOT EXTEND TOO FAR FROM THE WALL - For those with blind sticks For the vision impaired

Do garbage disposals reduce the amount of waste generated by a facility?

No, it just turns it into liquid waste.

List and describe the advantages and disadvantages of on-premises laundry

On-premises Laundry: Property maintains its own laundry. Advantages: Greatest control over quality of linen, and can respond to emergencies quickly. Disadvantages: Highest capital investment, requires additional staffing, and requires space to house laundry.

When do blueprints become legal documents?

Once they are signed.

What information must be maintained when tracking work orders?

PURPOSE to ensure maintenance is being followed, to identify what equipment needs to be replaced. 1. What is being worked on 2. What is being done - work schedule 3. Who did it 4. Cost - labor and material 5. When it was done

What is a power factor, and what would cause it to be less than 1?

Power Factor : When the current and the voltage are slightly out of phase, then the power is lower than would be expected. To compensate, a power factor (pf) is added to the power equation. It would be less than 1 due to fluorescent lights, or anything with a motor in it.

What is the function of a grease trap? How does it work?

Prevents grease from entering and clogging the sewer system.

List the ADA readily achievable priorities

Primary Entrances, primary goods and services, public restroom facilities, any remaining barriers

Describe the two main classification of cost of operations that are generally assigned to the engineering and maintenance department?

Property operation and maintenance including: -Labor -Fringe benefits (part of labor) -Supplies/Expendables -Parts -Equipment -Contract Maintenance Operation Cost - Utility cost -Energy -Water -Waste Management

What does Detail View show?

Provides detailed construction information not visible on other blueprints.

What is a schedule (blueprint) used for?

Provides enough information about a construction material (window or door) that they can be distinguished from other similar materials on the job site.

Describe the three R's of waste reduction

Reduce Reuse Recycle

Describe conduction, what are the driving forces and resistances for each?

Resistance = the area it is passing through and any insulation Driving Force = Changing the temperature Conduction = Heat moving through a solid

OHSA and EPA

Rules covering dry-cleaning have eliminated self-service dry cleaning, and have made it much more difficult for operations to do their own dry cleaning.

What are the two types of sewers and what does each handle?

Sanitary Sewers: Handles what is typically thought of as waste water Storm Sewer: Handles rain water and only rain water

What do Plot/Survey View(s) show?

Show the land the building will be built on, shows the location of utilities and other structures already on site, shows elevation with contour lines (close indicates a steep slope) - important for determining draining and flooding concerns. Plot shows all the above plus the proposed location of the new building.

What does Mechanical View show?

Shows the locations of mechanical systems like ventilation and plumbing.

What does Electrical View show?

Shows where all the electrical wires are located in the building.

Combination Laundry

The operation will launder some items, use some disposables, and contract with a commercial cleaner for remainder of items.

What is the primary purpose of the perspective view?

The primary purpose is to help sell the building, since there are very few details and it is a pictorial representation of the facility.

Why are each of the following logs maintained? -Inventory -Maintenance -Energy

They are maintained to help track and control equipment. Make sure what you are tracking is financially worth the effort. -Maintenance - to ensure schedule is followed and to identify equipment needing replacement -Energy - Consumption can indicate when a piece of equipment needs repaired or replaced, but you must individually meter the piece of equipment to determine if energy conservation programs are working.

How should the grating pattern be oriented for a grate located in a sidewalk?

Thicker grates are perpendicular to the orientation of the sidewalk

Why would an operation choose to user a compacting type dumpster?

To reduce pulling fees

Be able to interpret sectional detail symbols that direct you to a drawing on another page

Top number in drawing number Page number is number and letter

What is an indirect drain, what is its purpose, and where is it commonly used?

Uses an air gap to prevent water from backing up into the sink.

Describe the Upfeed water-distribution system

Water enters the building at ground level and travels up to where it is needed. If supply pressure is not efficient to reach upper floors, it must be augmented with a pump. For tall buildings, the pressure needed to raise the water to the upper floors makes this system cost prohibitive, both in the pump required and the thickness of the pipes.

What are the advantages and disadvantages associated with circulating pump distribution systems?

Water is constantly flowing in the pipes due to the use of a pump. It can be used with either an upfeed or downfeed system. This system is normally only used for hot water pipes. It offers several advantages over the non-circulating systems -It provides instant hot water to all fixtures Compared to small pipe systems: it provides constant. Compared to large pipe systems: it uses smaller pipes. Disadvantages: They generally cost more to operate due to maintenance and energy costs related to the pump. They also have higher heat losses through the pipe walls.

Describe the Downfeed water-distribution system

Water is pumped to a tank above the point where it is needed. Pressure is created by the height of the water in the tanks above the fixture. For tall buildings, a series of tanks will be used to ensure safe pressure on all floors.

What needs to happen before we can more fully exploit wind power as an energy source?

We need grid sized batteries (BIG AF)

List and describe the impacts of the major factors that affect property operation and maintenance (POM) and utility expenditures for hotels. Include the impact of each

Weather - leaks from rain, dirt, high winds, air conditioning, hail Usage (occupancy) - as it goes up, POM goes up Type of construction - brick is not a good insulator but helps reduce energy costs, absorbs heat from outside. Quality of construction Age of the building (older needs more maintenance) Maintenance history - well maintained reduces POM costs

How would flat land be shown on a Plot/Survey view?

With contour lines that are far apart.

How would a steep slope be shown on a Plot/Survey view?

With contour lines that are very close together.