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Property Maintenance & Operations Manual TrainingOperations Manual Training
Electrical SystemsElectrical SystemsJanuary 24, 2008
• April 12, 2007A mini-survey completed to identify the needs of our Halton Providers
Property Maintenance & Operations Manual Training
A mini survey completed to identify the needs of our Halton Providers.
• October 16, 2007Completed Introduction to Property Operations Management & Building Security
J 24 2008 F ll D• January 24, 2008 Full DayMorning: Electrical SystemsAfternoon: Life Safety Systems & Elevators
• March 20, 2008 Full Daya c 0, 008 u ayMorning: Building EnvelopeAfternoon: Mechanical Systems & Energy Management
• May 22, 2008 Full DayMorning: How to Deal with Challenging Tenants/MembersMorning: How to Deal with Challenging Tenants/MembersAfternoon: Updates and further open discussion
• September 25, 2008 Full DayMorning: Workplace Health and Safety, Housekeeping, Suite Turnover & Annual InspectionsAfternoon: Landscape Maintenance & Project Management / Contract Administration
• Further Training & Education– Colleges, Universities & Property/Facility Management Associations – On-line classroom settings correspondence
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– On-line, classroom settings, correspondence
Property Maintenance & Operations Manual Description
• Provide an overview of the maintenance management systems, such as inspections, preventative maintenance of building systems, project management, various building code and regulations.
• The objective of the manual and t i i i t id t t &training is to provide structure & guidance to Providers and those who manage properties, in the identification of building systemsidentification of building systems, the components of the systems and how building systems and components function.components function.
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Preventative Maintenance – Electrical Systems
What is maintenance?
• Maintenance is the process that is organized and carried out for the purpose of p g p ppreserving the Electrical, Life Safety and Elevator systems and equipment.
Preventative maintenance…
• Ensures the continuous operation of a facility, system, or piece of equipment.
• Lengthens the service life of equipment or the building lower capital costs.g q p g p
• Identifies any change in the operation of the equipment. Overtime the equipment will not perform “like new”.
• Identifies problems on systems that are not used on a regular basis.
• Allows compliance to various codes
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Chapter 7: Electrical Systemsp y
The chapter is an introduction to pelectrical systems and how they relate to multi-residential properties.
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Electrical Systems
The Basics:• Electricity is a form of energy
• When fuels are burned they will create ENERGY Examples - coal oil gasWhen fuels are burned they will create ENERGY. Examples coal, oil, gas
• Electricity is produced by Electric Machines.
• Electric Machines are energy conversion devices.
• Once the electricity is produced it is transmitted through Electric Circuits.
• Electric circuits are energy transmission devices.
Electrical systems are expanded and upgraded over the life of a building rather than taken out and replaced on a regular basis.
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Electrical Systems
The Basics:• Extend the life and its reliability - Keep it clean & dry .
• Wiring connections – expand & contract by generated heat at the contact pointWiring connections expand & contract by generated heat at the contact point.
• Loose connections – undermines the continuity of the electrical system(s)
• Requires inspections and tightened to original specs
• Grime & dirt attract moisture at the termination points.
• Infrared Thermographic Imaging - identify the weak points/ hot spots
S di ti f il• Scan predicting failure
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Electrical SystemsThe Basics:
Working on the electrical systems in a building is potentially very dangerous, &should only be undertaken by qualified personnel.
Two main types of lighting: fluorescent & incandescent.
Other types: compact fluorescent, halogen, metal halide, mercury vapour & high-pressure sodiumhigh pressure sodium.
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Electrical Systems
The Basics:
All suite receptacles should be checked for proper wiring before a new tenantmoves in.moves in.
This can be performed with a three-prong gcircuit tester.
9January 14, 2008
Electrical SystemsThe Basics:
AC (Alternating Current) – changes polarity many times per second and will always be used in residential applications.
Voltage – Potential energy of the electrical systemVoltage – Potential energy of the electrical system.
Current – Measured in Amps. It is the flow of electricity that results when voltage is applied across given resistance.
Resistance – resistance of the material to the movement of electricity through it. Measured in OHMS and is the opposition to current flow.
When there isn’t resistance the current if very large – short circuit that is unsafeWhen there isn t resistance, the current if very large short circuit that is unsafe.
Conductors – Good conductors have low resistance such as copper, silver, aluminum. The larger the conductor the more current it can carry.15A = 14AWG conductor size15A 14AWG conductor size
Insulators – Materials which are poor conductors with high resistance such as ceramic, rubber, plastics
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Electrical SystemsFUSES AND BREAKERS:
• Over-current protection devices - Shuts the power off .
• Both fuses and breakers perform the function equally wellp q y
• A breaker can be reset. A fuse is required to be replaced.
• The breaker is not q ite as eas to o erride as the f se• The breaker is not quite as easy to override as the fuse.
• Circuit breakers to be tested on a regular basis
• Residents can manipulate fuses when the fuse continues to blow due to an overloadsituation or an appliance that has an electrical fault in its system.
• During annual inspections and move out unit renovations all electrical panels should• During annual inspections and move out unit renovations all electrical panels shouldbe inspected.
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Electrical SystemsFusesFuses
Type "P" and "D" Fuses:
Use the "P" type fuse which is temperature-sensitive,on circuits used for heating loads - such aswater heaters, baseboard heaters, and ranges.
Time delay or "D" type fuses should be used forlarge motorized appliances - furnaces, refrigerators,freezers, window air conditioners and central vacuumcleaners. These can handle power surges when applianceis first activated.
Remember to lock out the panel when working on equipment
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Electrical SystemsSYSTEM GROUNDING:SYSTEM GROUNDING:
• Grounding has always been a requirement on residential electrical systems
A d i i i h l i l d• A ground wire is a wire that connects an electrical system to ground
• Ground is a safe place to dispose of unwanted electricity
• Not supposed to carry electricity
• Ground wire, the electrical servicebox and the neutral bus bar are allbox and the neutral bus bar are allelectrically bonded together, at the box.
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Electrical SystemsGroundingG ou d g
Grounded after the meter?... Ground wire size #4? Hose clamp as a connector for the wrong size ground?... Weatherproof cable?...
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Electrical Systems
IDENTIFICATION OF THE WIRING SYSTEM
The wiring for the electrical system is identified by colour.The wiring for the electrical system is identified by colour.
Three configurations of wiring systems:1 T i (1 H t l d/ d t 1 N t l & 1 G d)1. Two wire (1 Hot lead/conductor, 1 Neutral & 1 Ground)2. Three wire ( 2 Hot leads/conductors, 1 Neutral & 1 Ground)3. Four wire ( 3 Hot leads/conductors, 1 Neutral & 1 Ground)
These systems consist of:The hot conductor(s) - black, blue or redThe neutral conductor whiteThe neutral conductor - whiteThe ground wire is not included in the number of wires - green or bare
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Electrical Systems
Typical Panel 1, 2. Incoming Hot wires. There is 240 volts between th i 120 lt b t ith i d th
ypthese wires, or 120 volts between either wire and the neutral line.
3. Neutral wire. This is at the same electrical potential as th d At th i b k l th t l ithe ground. At the main breaker only, the neutral is connected to ground.
4. Ground Bus Bar. This strip of metal has a row of screws f ti th d i f th i i itfor connecting the ground wires of the various circuits.
5, 6, 7. Neutral Bus Bars. This panel has 3 short bus bars for neutral wire connections & some have one long bar.
8. Circuit Breakers. Each single-pole breaker connects to one of the two hot bus bars. Each double-pole breaker connects to both of the bus bars (thus providing 240 volts bet een hot ires)between hot wires).
9. The last available space in this panel. Our new breaker will go here.
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Electrical Systems
DISTRIBUTION & POWER SUPPLY
Primary Power:C id d hi h lt lt 600 ltConsidered high voltage or voltage over 600 volts.Fed to the transformer vault which transforms it down to lower voltages or secondary power for use.High voltage primary feeders will supply a range of voltages: 2400v; 4160v; 7200v; 15000v; etc.
Secondary Power:Considered low voltageSecondary power may supply the following voltages: 120/240; 120/208; 277/480; 347/600
The 120 v is the power that supplies receptacles, switches, lights, and fractional horsepower motorssuch as sump-pumps.
The 240 v is the power that services ranges electric hot water tanks electric baseboard heaters etcThe 240 v is the power that services ranges, electric hot water tanks, electric baseboard heaters etc.
Secondary Power Continued…
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Electrical SystemsDISTRIBUTION & POWER SUPPLY
Secondary Power:
120/208: This power supply is used for multi-residential buildings.120 v is used for outlets, lights & other small appliances208 v services ranges, electric hot water tanks & heating systems, circulating pumps & air handling
tsystems.
277/480, 347/600: These two power supplies are similar in nature not only to each other.
E l 347/600V ld b t f d d t 120/208VExample: 347/600V would be transformed down to 120/208V.To service apartments & areas on the property that the power supply would accommodate.The 600V power supply would service large pieces of equipment such as air make up units, circulatingpumps, large exhaust fans, and such pieces of equipment as fire booster pumps.
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Electrical SystemsSymptoms of Inadequate Wiring - Unit inspections and maintenance requestsSymptoms of Inadequate Wiring - Unit inspections and maintenance requests….
Problems frequently characterized by any of the following symptoms or difficulties:
1. One appliance must always be disconnected in order to plug in another2. "Octopus" outlets are found throughout the house3. Extension cords are strung around rooms to connect lamps and appliances4. Fuses blow or circuit breakers trip frequently4. Fuses blow or circuit breakers trip frequently5. Appliances such as an iron, toaster, or waffle iron are slow to
heat.6. Lights dim noticeably when appliances are operating7 Th l i i i h i k i i h7. The television picture shrinks or reception is poor when
appliances are in use8. Furniture arrangement is limited by the location of too few
receptaclesp
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Electrical Systems
GROUND FAULT CIRCUIT INTERRUPTER (GFCI)
An additional fail-safe against electrocution.
Detects a current flows through the ground, through objects not intended to carry the current.
O h i i d h h ff i di lOpens the circuit and shuts the power off immediately.
Installed near swimming pools, bathroom sinks, kitchen sinks.
Must always be activated.
Faults usually occur from worn insulation, moisture or deterioration thro gh age or ab sedeterioration through age or abuse.
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Electrical Systems - Split Receptacle
o Duplex receptacle, each half of the outlet fed with a three-wire cable.Colours: Black, Red & White
o Receptacle must be altered by breaking the bridge that connects each side ofo Receptacle must be altered by breaking the bridge that connects each side ofthe hot side/copper colouredscrews.
o The power is fed from 15A breakerso The power is fed from 15A breakersor fuses.
o More than one high-energy use appliancecan be plugged in at the same time withoutca be p ugged a e sa e e oublowing the circuit.
o Kitchens, parking areas for block heaters,and work areas are situations where thereis the possibility of blowing circuits.
21January 14, 2008
Electrical SystemsElectric Motors and Pumpsect c oto s a d u ps
Minimize problems - Preventative maintenance and regular inspection (Look/Listen/Touch)
You know you’re in trouble if you can: Hear it, Feel it or Smell it.
Overloading the motor is one of the most common problems. D d t i l ti M lt d ld d ti B d t b iDamaged motor insulation, Melted soldered connections, Burned out bearings.
Exhaust systems (bathrooms and kitchens), Incremental heating units, Electric pumps (hot water heating circulation systems, circulating pumps for domestic hot water, sump-pumps)g y , g p p , p p p )
Motor and pump charts and associated electrical panel identification
Keep service records of maintenance and replacement
22January 14, 2008
Electrical SystemsWorking Safely with Electricity with a Multi-Residential Community
• Working on electrical systems in buildings - use trained staff or electricians.
• Never assume that the power is off.Never assume that the power is off.
• Extension cords are not permanent wiring connections!!
• Octopus plugs i.e. too many extension cords plugged into an electrical outlet – OVERLOAD
• Do not replace blown fuses with fuses of a higher rating or use any other means to restore power Should the fuse continue to blow call your local electricianpower. Should the fuse continue to blow call your local electrician.
• Look for electrical equipment that is not working properly, is running hot or smells unusual. Strange odours from appliances or lights may be the first sign of fire or appliance failure.
• Keep heat-producing devices like baseboard heaters away from flammable materials such as curtains upholstery etc.
23January 14, 2008
Electrical SystemsWorking Safely with Electricity with a Multi-Residential Community
Aluminum Wiring
Expands and contracts under electrical load causing connections to loosenExpands and contracts under electrical load causing connections to loosenExpands and contracts under electrical load causing connections to loosen.Expands and contracts under electrical load causing connections to loosen.
Aluminum can also oxidize resulting in further deterioration.Aluminum can also oxidize resulting in further deterioration.
Loose connections can overheat and start a fire. Loose connections can overheat and start a fire.
Select a minimum of 10 suites or 10 per cent to be checked for faulty wiring.Select a minimum of 10 suites or 10 per cent to be checked for faulty wiring.
Check the tightness of the connections on all devices. Check the tightness of the connections on all devices.
Devices called co/alr are made to accept aluminum and copper wire.
Inspect high current carrying equipment wiring and device - Dryers, stove, washer, refrigerator…
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Electrical Systems
Working Safely with Electricity with a Multi-Residential Community
Aluminum Wiring An improper and overheating connectionAluminum Wiring – An improper and overheating connection
25January 14, 2008
Electrical SystemsWorking Safely with Electricity with a Multi-Residential Community
• Confirm Electrical Safety Authority (ESA) has been contacted for all renovation work. • Authority responsible for public electrical safety in Ontario• Administers and enforces the Ontario Electrical Safety Code. • Continuous Safety Service (CSS) Program of due diligence and risk management within the
scope of ESA’s mandate and expertise.
ESA contact number: 416-991-4165 http://www.esainspection.net
Program is designed to help Providers:• Comply with the Ontario Electrical Safety Code• Comply with the Ontario Electrical Safety Code• Identify defects, hazards and faulty practices that could harm individuals, inflict property
losses, or interrupt business activity. • Help reduce the risk of an accident, a fatality, electrical failures, a WSIB incident or increase
insurance rates. • Provide your organization with a record of due diligence. • Assists in proper work methods among your staff.
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Electrical Systems
Ontario Electrical Safety Code
2 003 R d f El t i l I t ll ti W k2-003 Record of Electrical Installation Work“The owner shall maintain a record of all electrical installation acceptable
to the inspection department in any apartment, house or other building in which the public safety may be involved and shall produce this record to any inspectorthe public safety may be involved and shall produce this record to any inspector at any time and from time to time upon request, as specified by the Inspection Department.”
2-004 Inspections“A contractor shall file with the inspection department a completed
application for inspection of any work on an electrical installation”
http://www.esasafe.ca
27January 14, 2008
Electrical SystemsEmergency Power and Standby Batteries
Backup power for the building during local power failures Wet/dry cell batteries and natural gas/diesel fuel-fired generators. Routinely checked to ensure they are in proper working order.
Weekly Battery Check - The battery should be manually checked every week.
Monthly Generator Test – Tested under load for 60 minutes & log results
Routine Maintenance - Other preventative maintenance...1. Keep the battery terminals clean—grease them for protection.2. Keep emergency lights under 25 watts per fixture. g y g
CSA Standard Emergency Electrical Power Supply for Buildings C282 www.csa.ca
28January 14, 2008
Electrical SystemsSmart Meter installation by the end of 2010• Ontario to build a new electricity system by replacing about 80% of generating
facilities.• Between now and 2025• Over 680,000 installed to date• Help smooth peak demand• Manage and reduce electricity costs• Records total consumption hour by hour • Shift usages times • Time-of-use prices • On-peak 11am – 5 pm. Demand is the highest. $0.092 per kWh• Mid-peak Weekends and Holidays. Demand is moderate. $0.072 per kWh• Off-peak The winter weekdays. Demand is the lowest. $0.032 per kWh
Watts = amps x volts 1kWh = 1000 watts 1kWh = 1000 watts x 1 hour
29January 14, 2008
Electrical SystemsFire hazardsFire hazards
30January 14, 2008
Electrical SystemsB d ti h ti d iBad connection, overheating and arcing
31January 14, 2008
Electrical SystemsPossible fire – rodent nested
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Electrical Systems
D i fl ?Design flaw?
33January 14, 2008
Electrical SystemsLoose connection
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Electrical Systems
No electrical box but painted to blend into the wall colour.
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Electrical SystemsElectrical Systems
Over loading & a loose connections arcing
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Electrical Systems
Washer & dryer two pole breaker?
Labels?Labels?
Missing 2-pole breaker with handle tie for the Main DisconnectMain Disconnect
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Electrical Systems
El t i l P lElectrical Panel
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Electrical Systems
Panel clearance required. They need to be accessible.
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Electrical Systems
Health and Safety concerns…
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Electrical Systems
“Looks just like the cover of the book”. Do it right & do it safe!!!
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Electrical Systems
Always lock out systems!
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End of section
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