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www.edocuments.co.uk

| Electrical O&M Manual | Project XXXXX |

5 MAINTENANCE PROCEDURES

5 MAINTENANCE PROCEDURES......................................................................................................1

5.1 INTRODUCTION.............................................................................................................................................................................1

5.2 MAINTENANCE MATRIX...............................................................................................................................................................1

5.3 INTRODUCTION.............................................................................................................................................................................2

5.4 SPECIALIST MAINTENANCE........................................................................................................................................................3

5.5 MONITORING OF ELECTRICAL SERVICES................................................................................................................................4

5.6 PERIODIC TESTING & INSPECTION ......................................................................................................................................... .5

5.1 INTRODUCTION

It should be remembered that remotely controlled systems items of equipment may become

energised without warning. It is therefore imperative to ensure that any such item of equipment is fullyisolated before maintenance work is carried out.

5.2 MAINTENANCE MATRIX

MAINTENANCE / CLEANING INSTRUCTIONS

ITEM D W 1M 3M 6M 12M 36M 60M+ NOTES

PERIODIC INSPECTION & TEST X

HV/LV TRANSFORMER X

STANDBY GENERATOR X REFER TO PMS GENERATOR MANUALLOCATED IN SECTION 7

SWITCHBOARDS X X X

DISTRIBUTION BOARDS X

RCBOS (TEST REGULARLY)

LUMINAIRES X X

EXTERNAL LIGHTING X X

EMERGENCY LUMINAIRES X X X X

BATTERY CHARGING EQUIPMENT X

BATTERIES X X

FIRE ALARM SYSTEM X X X SEE MAINTENANCE CONTRACTDISABLED REFUGE X X X

DISABLED CALL SYSTEM X FUNCTIONAL TEST

MECHANICAL MAINTENANCE X X X

TELECOMMS/DATA AS REQUIRED

SMATV/FM SYSTEMS X REFER TO SPECIALIST

ACCESS CONTROL SYSTEM X REFER TO MAINTENANCE CONTRACT

SECURITY SYSTEMS X REFER TO MAINTENANCE CONTRACT ASNACOSS REQUIREMENTS

For more specific maintenance frequencies and maintenance instructions refer to Maintenance

Providers maintenance information.

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5.3 INTRODUCTION

The maintenance instructions comprise, generally, recommendations relating to the schedule of

maintenance tasks, designed to ensure that the various maintenance procedures required for each of

the individual services and systems are carried out at the correct intervals in order to maintain all plant

at the maximum efficiency and minimise breakdown and interruption to services.Maintenance is required to be carried out to comply with equipment manufacturers warranties.

The maintenance instructions within make certain recommendations with regard to the general

maintenance procedures to be adopted in respect of non-specialised plant, the maintenance of

specialised plant being detailed in the separate instruction manuals provided by the equipment

suppliers. All required manufacturers literature is supplied with this manual.

Prior to carrying any maintenance works the operative must be trained and competent both in the

equipment and systems being maintained as well as in the complexity level of work being carried out.

The operative should be fully conversant with the relevant Health and Safety Legislation. Isolation

means the operation of switches, the removal of fuses or links, or physical disconnection of

conductors in order to make any system, or part of a system, DEAD and secured so that it cannot beinadvertently made alive. This will involve cutting off an electrical installation, a circuit or an item of

equipment from every source of electrical energy.

Particular attention must be paid to secondary means of power supplies.

In general remember the following golden rules:

Identify the source(s) of supply.

Isolate.

Secure isolation.

Test that the equipment/system is DEAD, then begin work.

Reference should be made to the Health and Safety Executives Health and Safety series

booklet HS(G) 85 on Electricity at Work available from Government bookshops.

Reference should be made to Electricity at Work Guide 1989.

Reference should be made to the appropriate section of the B.S.7671 Regulations for Electrical

Installations prepared by the Institution of Electrical Engineers.

A regular and organised programme of maintenance work, planned to cover all details of theinstallation within given maintenance periods, will ensure continued satisfactory operation with a

minimum liability to interruptions to supply caused by equipment faults.

Careful attention must be given to securing the safety of personnel and equipment while maintenance

or repair work is in progress.

Where maintenance work is in progress a DANGER notice must always be attached to any "live"

apparatus to call attention to the danger of approach. A CAUTION notice must always be attached to

plant or its associated control equipment warning of possible damage to equipment, which may be

caused by interference.

Before any work is commenced on any item of equipment, the supply and ancillary circuits must be

made "dead" and locked off.


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5.4 SPECIALIST MAINTENANCE

The maintenance of specialist systems and equipment should only be carried out by the

Manufacturer/Supplier or Approved Agent because of the requirements for particular knowledge andthe use of special equipment and methods.

The following systems are considered to require specialist maintenance due to the nature of the

systems and the specialist equipment required carry out testing and maintenance. It is generally a

requirement of building insurance policies, local authority and fire authorities that approved and

recognised Contractors provide the required certification.

Fire Alarm System.

Disabled Refuge System.

TV/FM System.

Security Alarm Systems.

Access Control Systems.

CCTV System.

Lightning Protection.

Lift/ Mechanical Equipment.


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5.5 MONITORING OF ELECTRICAL SERVICES

It is recommended that the following monitoring information is kept to assist in the formation of a

bespoke maintenance programme for the building as well as energy consumption analysis.

Power Consumption.

o Recording of power consumption of as well as maximum demand readings.

Batteries.

o Record specific gravity of electrolyte in lead acid batteries as well as nickel cadmium

alkaline batteries.

Lighting.

o Illuminance levels.

Testing.

o Electrical services to NICEIC recommendations.

o Fire, Security and Safety Systems

o Emergency Lighting

Maintenance.

o Dates of all systems maintenance

o Faults, repairs and alterations

o Dates of all systems

Controls.

o Details of controls, time switches etc, settings and alterations.

Spares.

o Details of spares and stock levels.


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5.6 PERIODIC TESTING & INSPECTION

The periodic routine maintenance of the plant and equipment as recommended in the following

sections should be adequate to maintain the installation in a safe and serviceable condition.

The complete installation should, however, be subject to periodic inspection and testing from the

completion date on the installation and in accordance with the current edition of IEE regulationsBS7671 Guidance Note 3 Inspection & Testing.

Where manufacturers recommend it and suppliers that specific items of plant should be subject to

inspection overhaul on a periodic basis, arrangements should be made to ensure that such

recommendations are carried out.


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