Operations & Maintenance

Operations and maintenance encompasses all that broad spectrum of services required to assure the built environment will perform the functions for which a facility was designed and constructed. Operations and maintenance typically includes the day-to-day activities necessary for the equipment and its mechanism to perform their intended function. Operations and maintenance are combined into the common term O&M because a facility cannot operate at peak efficiency without being maintained; therefore the two are discussed as one.

O&M manual - it is now widely recognized that O&M represents the greatest expense in owning and operating a facility over its life cycle. The accuracy, relevancy, and timeliness of well-developed, user-friendly O&M manuals cannot be overstated. Hence, it is becoming more common for detailed, facility-specific O&M manuals to be required as a part of the total commissioning process.

Historic Buildings Operations and Maintenance - this is a unique and complex issue: balancing keeping old equipment running while contemplating the impact of installing new more efficient equipment.

In all cases O&M requires a knowledgeable, skilled, and well trained management and technical staff and a well planned maintenance program. The philosophy behind the development of a maintenance program is often predicated on the O&M organization's capabilities. The goals of a comprehensive maintenance program include the following:

• Reduce capital repairs
• Reduce unscheduled shutdowns and repairs
• Extend equipment life, thereby extending facility life.
• Realize life-cycle cost savings , and
• Provide safe, functional systems and facilities that meet the design intent.

Sustainability is an important aspect of the O&M process. According to the operating life cycle costs of a facility typically are comprised of 2% for design and construction, 6% for O&M and 92% for occupants' salaries. O&M of the elements included in buildings, structures and supporting facilities is complex and requires a knowledgeable, well-organized management team and a skilled, well-trained work force whether the functions are performed in-house or contracted.

The objective of the O&M organization should be to operate, maintain, and improve the facilities to provide reliable, safe, healthful, energy efficient, and effective performance of the facilities to meet their designated purpose throughout their life cycle. To accomplish these objectives, O&M management must manage, direct, and evaluate day-to-day O&M activities and budget funds to support the organization's requirements.