R7 MARS O&M Inspection

• Document No.

• Audit Title

• Client / Site

• Conducted on

  Date

• Prepared by

• Location
  Address

• Personnel

Contract Administration Program

• Required contractor schedules, plans and other submittals are on file.

  Yes

  No

  N/A

• Does the PMO have a Quality Assurance Plan for reviewing contractor performance.

  Yes

  No

  N/A

Maintenance Personnel

• All personnel engaged in maintenance activities have certificates of training,license, permits and bonding as required by the authority having jurisdiction. Asbestos handling.

  Yes

  No

  N/A

• Do the appropriate state and local authorities in those trades or crafts requiring license, issue those licenses to the mechanics?

  Yes

  No

  N/A

• Are persons who maintain, service or repair appliances that contain class I or class II refrigerants certified by the EPA certifying program?

  Yes

  No

  N/A

Preventive Maintenance

• Is there a Preventive Maintenance program in place?

  Yes

  No

  N/A

• Was the PM program approved by the CO/COR?

  Yes

  No

  N/A

• An inspection program has been established, implemented, and documented to ensure that preventive maintenance is accomplished in accordance with the PM approved program?

  Yes

  No

  N/A

• Does the PM program match the equipment inventory?

  Yes

  No

  N/A

• Are PMs performed as scheduled with no pattern of unsatisfactory or incomplete work?

  Yes

  No

  N/A

• Is there a water treatment program for boilers, chillers, and cooling towers.

  Yes

  No

  N/A

Service Calls

• Is there a Service Call program in place?

  Yes

  No

  N/A

• Is the time and date of receipt recorded for each service call along with the name and contact info for the person or agency making the call?

  Yes

  No

  N/A

• Is the item and date of completion recorded when calls are completed?

  Yes

  No

  N/A

• Are service calls completed in a timely manner, in accordance with the building operating procedures?

  Yes

  No

  N/A

• Is the PMO using the CMMS to the maximum extent possible in their service call and PM program?

  Yes

  No

  N/A

• Is the PMO following up on service to gauge customer satisfaction?

  Yes

  No

  N/A

Equipment Condition

• Is there a plan to repair, replace, or dispose of equipment in an unsatisfactory condition?

  Yes

  No

  N/A

Boilers

• Is there an approved BOP ( building operating plan) for each building specifying the hours of operation based on the seasons and in accordance with the outside temperature condition including startup and shut down procedures?

  Yes

  No

  N/A

• Is there a current annual inspection certificate displayed near the boiler and are Air Quality Management District permits updated?

  Yes

  No

  N/A

• Are there operating instructions posted on or near the boilers?

  Yes

  No

  N/A

• When was the last boiler tune up and Flue Gas Analysis performed

  Yes

  No

  N/A

Chillers

• Are there operating instructions posted on or near the chillers?

  Yes

  No

  N/A

• Is there a chiller water treatment program?

  Yes

  No

  N/A

• Are records being maintained for the control and management of refrigerants?

  Yes

  No

  N/A

Air Compressors

• Is the air dryer operational on the pneumatic system?

  Yes

  No

  N/A

• Is the tank drained regularly?

  Yes

  No

  N/A

• Is there an annual inspection certificate for any tanks over 60 psi and 15 gallons?

  Yes

  No

  N/A

• Are there unfired pressure vessel certificates for this tank if applicable?

  Yes

  No

  N/A

Mechanical Rooms

• Are all mechanical spaces clean and maintained?

  Yes

  No

  N/A

• Mechanical rooms are free of materials, i.e.( furniture, agency equipment, trash)?

  Yes

  No

  N/A

• Are combustable materials stored properly and away from Electrical switchgear, boilers ?

  Yes

  No

  N/A

• Is all piping in mechanical spaces properly labeled and color coded as to it's use?

  Yes

  No

  N/A

• Is all pipe lagging in good condition?

  Yes

  No

  N/A

• Did you check for unusual noises or leaks in the mechanical spaces?

  Yes

  No

  N/A

Air Handlers

• Are there Excessive vibration noises?

  Yes

  No

  N/A

• Dirt saturation in filters, cooling and heating coils?

  Yes

  No

  N/A

• Are belts tensioned properly and evenly?

  Yes

  No

  N/A

• Are fan shaft bearings lubricated?

  Yes

  No

  N/A

• Are belt guards in place?

  Yes

  No

  N/A

• Are belts in good condition?

  Yes

  No

  N/A

Air Intake Louvers

• Is weather stripping intact?

  Yes

  No

  N/A

• Are insect screens intact and clear of debris?

  Yes

  No

  N/A

• Do automatic dampers move freely?

  Yes

  No

  N/A

• Is there excessive air leakage when closed and do Outside Air and Return Air Dampers work in reverse of each other? (i.e. OA 100% open, return 100% closed and vice versa)

  Yes

  No

  N/A

• Are actuators working properly?

  Yes

  No

  N/A

Cooling Towers

• Is there a water treatment program in place?

  Yes

  No

  N/A

• Is the cooling tower water treated with biocides, rust inhibitors?

  Yes

  No

  N/A

• Are the tower media,slats and sump clean?

  Yes

  No

  N/A

• Are there any laks in the area of the towers?

  Yes

  No

  N/A

• Are there signs of Algae and/or Scale buildup?

  Yes

  No

  N/A

Roof

• Are drains clear of debris?

  Yes

  No

  N/A

• Is flashing intact and tight?

  Yes

  No

  N/A

• Is there ponding?

  Yes

  No

  N/A

• Is the roof membrane in good repair?

  Yes

  No

  N/A

• Are semi-annual roof inspection reports on file?

  Yes

  No

  N/A

Generator

• Does generator run logs show weekly tests?

  Yes

  No

  N/A

• Are Transfer Switch test under building load being conducted monthly?

  Yes

  No

  N/A

• Perform visual inspection of engine oil, battery connections and perform specific gravity test of battery.

  Yes

  No

  N/A

• Check generator for signs of leaks in, exhaust, oil and water systems.

  Yes

  No

  N/A

• Are the operating instructions posted on or nearby the generator?

  Yes

  No

  N/A

Switchgear and Electrical Systems.

• Is equipment properly marked?

  Yes

  No

  N/A

• Are all low voltage breakers over 50 amps and all molded case breakers over 400 amps tagged with the last inspection?

  Yes

  No

  N/A

• Three year infrared scanning to locate problems must be documented and tags must include testing firm, date and initials.

  Yes

  No

  N/A

• Proper voltage rated rubber mats in place around equipment?

  Yes

  No

  N/A

Elevators

• Is safety inspection certificate available?

  Yes

  No

  N/A

• Is the certificate or equivalent form posted in the cab or building manager's office?

  Yes

  No

  N/A

• Have Annual no-load test and maintenance inspections been completed?

  Yes

  No

  N/A

• Is the 5-year load test and maintenance inspection completed?

  Yes

  No

  N/A