Building Operations and Maintenance Flashcards

A building manager receives a report that a fluorescent fixture in a common area is flickering badly. Beyond the annoyance factor, what is the primary maintenance reason to address this promptly?

Answer: A failing ballast operating at end-of-life consumes significantly more energy and can become a fire hazard

A failing magnetic or electronic ballast draws excessive current, generates heat, and can overheat surrounding materials, creating a fire risk beyond just energy waste.

A property manager is developing a Water Management Plan (WMP) for a large office tower per ASHRAE Standard 188-2018. Which building system is NOT typically included in the WMP's coverage?

Answer: Natural gas distribution piping serving the building's boilers

ASHRAE 188 WMPs cover water systems that can harbor and amplify Legionella (cooling towers, hot water, decorative features, etc.); dry natural gas piping is outside its scope.

When calculating a building's Facility Condition Index (FCI), which formula is used?

Answer: FCI = Deferred Maintenance Cost / Current Replacement Value

FCI = Deferred Maintenance ÷ Current Replacement Value; a score under 0.05 indicates good condition, while above 0.10 signals significant deterioration.

A tenant in a multi-story office building reports that their space smells musty and staff have experienced headaches. Air quality testing reveals elevated CO2 at 1,800 ppm and high TVOC levels. What is the most likely root cause?

Answer: Insufficient outdoor air ventilation causing pollutant accumulation and elevated CO2 from occupant respiration

CO2 above 1,000–1,100 ppm is a reliable proxy for inadequate outdoor air ventilation, which also allows TVOCs and other pollutants to accumulate to symptomatic levels.

A property manager is implementing a predictive maintenance program for the building's major rotating equipment. Which technology provides early warning of bearing failure before it becomes audible?

Answer: Vibration analysis using accelerometers to detect frequency signatures of bearing defects

Vibration analysis detects the specific frequency signatures (defect frequencies) of bearing race and rolling element defects weeks to months before failure, providing the earliest warning.

A commercial building owner wants to install electric vehicle (EV) charging stations in the parking structure. Which code primarily governs the electrical installation requirements?

Answer: NFPA 70 (National Electrical Code) Article 625

NEC Article 625 specifically covers electric vehicle supply equipment (EVSE), including wiring methods, GFCI protection, disconnecting means, and installation requirements.

A property manager receives a complaint that a first-floor tenant's space floods every time there is heavy rain. Investigation reveals the storm drainage system is functioning properly. What is the next most likely cause to investigate?

Answer: A failed or absent backflow preventer on the sanitary sewer line allowing sewer surcharges to back up into the building

Municipal sewer surcharges during heavy rain can push sewage backward through floor drains; a backflow preventer (check valve) on the building sewer prevents this.