Operations & Maintenance Tools

DEM has developed a set of new tools to support improved operations and preventative maintenance in City buildings. The tool set includes: an Operations & Maintenance Planning Application (OMPA), Preventative Maintenance Checklists, Computerized Maintenance Management Systems (CMMS) and Energy Enterprise Metering System (EEMS). Each one is detailed below.

The Operations & Maintenance Planning Application is an Excel based planning tool that enables users to document, organize and analyze information related to building systems and energy usage. Currently the application provides a comprehensive and organized way to:

  • Maintain building systems and staffing information
  • Set benchmark energy consumption
  • Track meter reading data by utility
  • Set target energy usage and tracking performance
  • Maintain preventative maintenance logs
  • Assess preventative maintenance resource needs (materials and labor)

In addition the application aids facility staff in tracking and predicting consumption against benchmarks and goals. It also provides charts and graphs so that facility operators and agencies will be better informed decision makers. The Operations and Maintenance Planning Application will be superseded by the planned rollout of SEPTS, CMMS and EEMS, described below.
O&M Planning Application (Excel opens in new window)

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The Preventative Maintenance Checklists are a set of industry best practices, frequency-based tasks for all major building equipment. The tasks are organized by equipment type and size. The Checklists are meant to be printed and filed in a Preventative Maintenance (PM) logbook, posted next to equipment, or kept in an electronic PM log.
PM Checklist (PDF opens in new window)

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To better schedule and track PM efforts, increased awareness and spending on repairs should be accompanied by increased emphasis on Computerized Maintenance Management Systems (CMMS). The Energy Efficiency Operations and Maintenance Plan (EEOMP) includes deployment of new or upgrading of existing CMMS.

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To measure all source energy consumption (electric, steam, fuel oil, and natural gas) in real time and to deliver that information to end users, the City is deploying the Energy Enterprise Metering System (EEMS), which will be based on existing technologies, products and infrastructure. The system will measure consumption at the facility and agency levels, and through installed meters or utility databases, collect and push data to enterprise software. The enterprise software will deliver the information in appropriate form to various operating and management levels as required throughout the agency. EEMS will work with other interoperable control networks to automatically control energy consuming equipment through existing facility based energy management control systems.

The Energy Enterprise Metering System will make real time data available to inform decisions about building operations and maintenance, reducing their energy consumption. Similarly, this real time data will help ensure participants in Peak Load Management programs are meeting their targets and allow building managers to make operational adjustments to reduce their energy load. Additionally, implementation of these systems will help prepare the City for better integration of emerging smart grid and other related technologies.

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