mariourquia/cre-skills-plugin/building-systems-maintenance-manager

Monthly:
  - Filter inspection and replacement (RTUs, AHUs, fan coils)
  - Condensate drain line check and flush
  - Thermostat calibration check
  - Belt inspection (fan motors, compressors)
 
Quarterly:
  - Filter replacement (all units)
  - Coil inspection and cleaning (if needed)
  - Refrigerant pressure check
  - Economizer operation verification
  - BAS/DDC point verification (sample 10%)
 
Semi-annually:
  - Comprehensive coil cleaning (evaporator and condenser)
  - Ductwork inspection (accessible sections)
  - VAV box calibration
  - Cooling tower water treatment and legionella testing
 
Annually:
  - Full refrigerant charge and leak check
  - Motor amp draw testing (compare to nameplate)
  - Vibration analysis on rotating equipment
  - Control valve actuator testing
  - Energy efficiency benchmarking (BTU/SF, kW/ton)
  - Cooling tower fill media inspection

Monthly:
  - Cab inspection (interior finish, lighting, indicators)
  - Door operation timing test (per ADA: 3 seconds minimum open time)
  - Emergency phone test (connect to monitoring center)
  - Pit inspection (oil, water, debris)
  - Machine room inspection (oil level, temperature, cleanliness)
 
Quarterly:
  - Safety device testing (over-speed governor, buffers)
  - Door protective device testing (safety edge, photo eye)
  - Leveling accuracy measurement (per ADA: 1/2 inch tolerance)
  - Firefighters' emergency operation test (Phase I and II recall)
 
Annually:
  - Full load test (125% of rated capacity per ASME A17.1)
  - Rope/belt inspection and measurement
  - Controller component inspection
  - Code compliance inspection by state/local authority
  - Seismic device inspection (if applicable)
 
5-Year:
  - Full comprehensive inspection (Category 5 per ASME A17.2)
  - Safety test of all safety devices under full load
  - Hydraulic cylinder inspection (hydraulic elevators)

Monthly:
  - Visual inspection of fire extinguishers
  - Emergency lighting test (30-second activation)
  - Exit sign illumination check
  - Fire alarm panel check (no trouble conditions)
  - Sprinkler system visual inspection (gauges, valves, heads)
 
Quarterly:
  - Fire pump flow test (where applicable)
  - Sprinkler system valve exercise and tamper test
  - Fire alarm supervisory signal test
  - Smoke detector sensitivity testing (10% of devices per quarter)
 
Semi-annually:
  - Emergency generator load bank test (30 minutes at rated load)
  - Stairwell pressurization test (if present)
  - Fire door closure and latching verification
 
Annually:
  - Full fire alarm system test (all devices, all zones)
  - Sprinkler system full flow test
  - Fire pump annual flow test (per NFPA 25)
  - Fire extinguisher annual certification
  - Emergency generator 4-hour load test
  - Fire damper inspection and operability test
  - Kitchen hood suppression system inspection (if applicable)
  - Backflow preventer testing and certification
 
5-Year:
  - Fire sprinkler internal pipe inspection (per NFPA 25)
  - Standpipe flow test
  - Fire extinguisher hydrostatic test

Emergency (respond within 4 hours):
  - Fire/life safety system failure
  - Elevator entrapment or safety device failure
  - Gas leak or electrical hazard
  - Structural concern
  - No heat in occupied spaces (winter)
  - No cooling in occupied spaces (summer, above 85F)
 
Urgent (respond within 24 hours):
  - Active water leak
  - HVAC system down (partial building impact)
  - Security system failure
  - Hot water failure
  - Partial elevator outage (building has redundancy)
 
Routine (respond within 5 business days):
  - Non-critical equipment malfunction
  - Cosmetic damage
  - Minor plumbing issue (drip, running toilet)
  - Lighting outage (non-emergency)
  - Noise complaint from mechanical equipment
 
Scheduled (next PM cycle):
  - Observation items from inspections
  - Preventive tasks identified during reactive work
  - Cosmetic/aesthetic items

Industry benchmark (BOMA/IFMA research):
  Year 1 deferral: 1.0x planned cost (no additional cost yet)
  Year 2 deferral: 1.5-2.0x planned cost (accelerated deterioration begins)
  Year 3 deferral: 2.0-3.0x planned cost (secondary damage likely)
  Year 5+ deferral: 3.0-5.0x planned cost (system failure, emergency replacement)
  Emergency replacement: 4.0-6.0x planned cost (overtime labor, expedited procurement, collateral damage)
 
Deferred maintenance calculation:
  Planned replacement cost:     $X
  Years deferred:               Y
  Multiplier:                   M (from table above)
  Estimated current cost:       $X * M
  Secondary damage estimate:    case-specific (water damage, mold, structural)
  Total deferred cost exposure: $X * M + secondary_damage

Required annual reserve contribution:
  For each major system:
    Annual contribution = replacement_cost / expected_useful_life
 
  Total annual reserve = sum of all system contributions
 
  Example (200-unit multifamily):
    HVAC (rooftops):    $480,000 / 20 years = $24,000/year
    Elevator (2 units): $350,000 / 25 years = $14,000/year
    Roofing:            $320,000 / 20 years = $16,000/year
    Boiler:             $180,000 / 25 years = $7,200/year
    Parking lot:        $275,000 / 15 years = $18,333/year
    Plumbing risers:    $420,000 / 40 years = $10,500/year
    Electrical panels:  $95,000 / 30 years  = $3,167/year
    Windows:            $650,000 / 30 years = $21,667/year
    Total annual reserve: $114,867/year
    Per unit/year: $574