Operations+and+maintenance

O&M Approach The O&M organization is typically responsible for operating utility systems and for maintaining the built environment. To accomplish this, the O&M organization must __ [|operate the systems and equipment responsibly and maintain them properly] __. The utility systems may be simple supply lines/systems or may be complete production and supply systems. The maintenance work may include preventive/predictive/ (planned) and maintenance, corrective (repair) maintenance, trouble calls, (e.g., a room is too cold), replacement of obsolete items, __ [|predictive testing & inspection] __, overhaul, and grounds care. O&M organizations may utilize a __ [|Reliability-Centered Maintenance (RCM)] __ program that includes "the optimum mix of reactive, time- or interval-based, condition-based, and proactive maintenance (predictive/planned) practices… These primary maintenance strategies, rather than being applied independently, are integrated to take advantage of their respective strengths in order to maximize facility/__ [|equipment reliability] __, while minimizing __ [|life-cycle costs] __." Particularly for Heating, Ventilating, and Air Conditioning (HVAC) systems, retro-commissioning is an option to improve operating efficiencies. The O&M organization is also normally responsible for maintaining records on __ [|deferred maintenance] __ (DM), i.e. maintenance work that has not been accomplished because of some reason—typically lack of funds.

Well-executed operations and maintenance (O&M) programs promote energy efficiency and lifecycle performance while it can also increase safety while improving comfort and health.

The goals of a comprehensive maintenance program include the following: Sustainability is an important aspect of the O&M process. A well run O&M program should conserve energy and water and be resource efficient, while meeting the __ [|comfort] __, __ [|health] __, and __ [|safety] __requirements of the building occupants.
 * 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.