129 Focus Area 3: Facility Maintenance & Ad Hoc Services No Description Maintenance Frequency Focus Area D W M 3M 6M Y 2Y 3.37 Stairwell a. Check all stairwells and remove debris and trash. 3 b. Sweep and damp mop all stair areas, dust all hand railings and spot clean all walls. 3 c. Wipe and clean light fixtures. 3 3.38 Elevator a. Lobby and garage elevator cabs to be swept, damp mopped and spray buffed nightly. Both freight elevator cabs will be swept and damp mopped nightly as well. This includes the washing of these elevator cabs to remove debris, dirt and foreign matter not originally a part of the cabs if necessary. 3 b. Clean the elevator doors to remove finger prints, etc. 3 c. Clean all metal trim work to remove fingerprints, smudges, water and other marks. Care will be taken to prevent the scratching and damaging to metal finishes. Metal scratches will be reported immediately to management. 3 d. Wash freight elevator walls and wipe lobby and garage elevator walls with treated cloth. 3 e. Strip and wax all elevator flooring. 3 f. Wipe elevator light fixture and lenses. 3 g. Wipe all mirror work on ceiling of elevators. 3
Property Maintenance Guideline (PMG) 130 No Description Maintenance Frequency Focus Area D W M 3M 6M Y 2Y 3.39 Basement / Multi Storey Car Park a. Clean to remove grease using degreaser to all areas if necessary. 3 b. Thorough sweeping using sweeper machines, remove oil spillage when necessary. 3 c. Sweep and keep litter free water ponding to all areas including drains. 3 d. Wipe off cobwebs, foreign materials and dirt to walls, columns, grilles, doors, ducts, piping, conduits, trunking, etc. 3 e. Wipe with damp cloth to remove dust accumulation, clean with approved chemicals. 3 3.40 Passageway and Covered Walkway a. Sweep and damp mop all areas, spot clean all walls. 3 b. Dusting to remove cobwebs, foreign materials and dirt to all areas. 3 c. Wash all glass and tempered glass for roof or walls, both sides. 3 3.41 Signage a. Damp wipe clean. 3
131 Focus Area 3: Facility Maintenance & Ad Hoc Services No Description Maintenance Frequency Focus Area D W M 3M 6M Y 2Y 3.42 Pest Control Services a. Fogging. 3 b. Spraying and baits for ants and cockroaches. 3 c. Termite treatment as required d. Termite treatment. e. Bees treatment. f. Borer treatment. g. Hornets treatment. h. Phoric flies treatment
SYSTEMS USEFUL LIFE
Property Maintenance Guideline (PMG) 134 The following list of systems and average useful life years is the opinion of IFM-PSD based on regular preventive maintenance properly performed at prescribed frequencies. Many factors can affect the average useful life and like any average, individual systems and components will have lifetimes far from average. Lifetimes can often be extended significantly through robust maintenance programs that go beyond the norm, and many facilities currently have functioning equipment older than the lifetimes listed. Climatic conditions and challenging environments (for instance in wet locations, near salt water or heavy industry) will shorten life. Selection of heavy-duty equipment features, such as hinged access doors, double wall panels, serviceable components, corrosion- resistant materials and other factors will lengthen life. Due to hardware and software revisions, central control equipment for HVAC, fire alarms, security and other computerized systems can become “orphaned” and no longer supported by vendors. Users may consider new or enhanced functionality essential and these may be compatible only with new hardware and software. Despite all the limitations of averages, this list serves as a general guide for future planning. Energy cost reduction may justify replacement or major upgrade of equipment prior to the end of its useful life.
135 Building Systems Useful Life No System Average useful Life Years 4.1 HVAC 1 Air Conditioners a. Window Unit 10 b. Split Unit 10 c. Water-Cooled Package 10 d. Computer Room Unit 8 2 Air Handling Units 20 3 Air Conditioner system a. VRV/VRF System 15 4 Ductwork a. Galvanised Steel, Aluminum and Black Iron 30 b. Flexible Round 10 5 Dampers a. Operable or Automatic 20 b. Fixed (balancing) or Fusible Link (fire) 30 6 Fans a. Centrifugal 25 b. Axial 20 c. Kitchen or Other Soiled Exhaust 15 7 Coils—Fluid to Air a. Direct Expansion (refrigerant) 18 b. Cooling and Dehumidifying 12
Property Maintenance Guideline (PMG) 136 No System Average useful Life Years 8 Heat Exchangers a. Shell and Tube water to water 25 b. Plate and Frame 25 c. Energy Recovery Wheel 15 d. Energy Recovery Air to Air 12 9 Package Chillers a. Reciprocating 20 b. Centrifugal 20 c. Screw 20 d. Scroll 15 10 Cooling Tower 15 11 Condensers a. Air-Cooled 20 b. Evaporative 15 12 Insulation (not subject to condensation or leaks) a. Molded 20 b. Blanket 25 13 Pumps a. Base Mounted 25 b. In-line 15 c. Sump-submerged 10 14 Electric Motors a. Without Soft Start 18 b. With Soft Start 25 15 Controllers
137 Building Systems Useful Life No System Average useful Life Years a. Pneumatic 18 b. Electric 20 c. Electronic 20 16 Valve and Damper Actuators a. Motorized Electric 18 17 Control Sensors a. Temperature 20 b. Humidity,CO2 5 c. Water Flow 5 d. Air Flow 10 18 Cooling Piping System 30 4.2 Elevator/Escalator 1 Elevator 20 2 Escalator 30 4.3 Electrical 1 Electric Motors 18 2 Electric Transformer 30 3 Motor Control Center 30 4 Automatic Control Center 30 5 Uninterruped Power Supply 10 6 Batteries 5 7 Power Panels a. Distribution Boards 30 b. Switchgear and Main Switch Board 40
Property Maintenance Guideline (PMG) 138 No System Average useful Life Years 8 Circuit Breakers 30 9 Ligtht Fixtures 20 10 Emergency Diesel Generator Set 20 11 Wire and Cable a. <600V 40 b. >600V 30 12 Solar Photovoltaic Collector Panel 20 13 Lightning Protection 40 4.4 Fire Protection Systems 1 Fire Alarm Systems 15 2 Fire Pumps 20 3 Sprinkler Systems 15 4 Batteries 5 4.5 Structural 1 Steel Life of Building 2 Concrete Life of Building 3 Wood Life of Building 4 Facade a. Brick,Block and Stone Life of Building b. Concrete Life of Building c. Metal Curtain Wall 50
139 Building Systems Useful Life No System Average useful Life Years d. Glass Curtain Wall 50 e. Precast Panels 35 f. Stone Veneer 50 g. Windows (Operatable or Gasketed) 30
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