Key points of early property equipment management

Key points of early property equipment management

The engineering department of the property service enterprise shoulders the responsibility of ensuring the safe and reliable operation of all equipment and facilities in the community. To do a good job in the engineering department and ensure the safe operation of residential facilities, the property must focus on solving the following five problems in the early stage of project takeover.

Collection and archiving of engineering drawings and technical data

After the realty service enterprise takes over the residential area, the transferor may hand over the engineering drawings and technical data of relevant equipment and facilities to the realty service enterprise at the same time. But more often, a considerable number of drawings and technical data may be handed over to the property service company in stages and batches. Therefore, the pre-project department should set up full-time archivists to do a good job of sorting and filing engineering drawings and technical data in conjunction with the professional supervisors. Relevant drawings and data should be sorted and numbered according to the professional division, and a general catalogue of all engineering drawings and technical data should be established. Buy special filing cabinets and file boxes. Store all drawings and technical data separately and keep them properly.

On each filing cabinet, paper or other marking materials with appropriate size shall be marked to indicate the contents of drawings and technical data in the filing cabinet; The first page of each file box should list all kinds of drawings and technical data in the box in detail.

Establish a strict management system for engineering drawings and technical data to prevent damage and loss of drawings and technical data. When anyone borrows drawings and materials, he must make a good record of borrowing, and the librarians/clerks who fail to return them within the time limit should take them back in time or go through the formalities of delaying borrowing. Technical data of important equipment (such as equipment operating instructions, etc.). ) It should be copied. Take good care of the original. The original technical data of important equipment shall not be borrowed in principle.

Due to the inevitable turnover of project personnel, some equipment and technical data stored in the hands of today's people, especially some sketches and photos of the actual situation of the project site hand-painted by members of the previous consulting team, may be lost. These materials are only valuable materials for daily management in the future, and managers and professional supervisors in the early stage of the project should pay special attention to them. Collect and backup in time.

Establish initial equipment files

After taking over the acceptance, as the project management department, we should set about establishing equipment files in time and collect and sort out the original equipment data. First of all, we should establish a list of the equipment under our jurisdiction (also known as the general list of equipment) according to the drawings and physical objects. If the handover party has provided the general equipment list at the time of handover, the person in charge of the engineering management department shall confirm the equipment one by one to ensure that the installation position, specifications and models of the equipment on the list are consistent with the actual situation and design drawings. The initial equipment files include: product certificate, product quality certificate, equipment installation instruction, equipment supply contract, product inspection report, equipment installation and debugging records, trial operation records, equipment installation drawings and assembly drawings, equipment spare parts list, special tools list and instructions for use, equipment modification records, and commodity inspection reports of imported equipment. These materials must be properly kept.

Collection and arrangement of technical data of key equipment

Key equipment includes water chillers, elevators, boilers, central fire control system equipment and building automation system mainframe, security monitoring system equipment, satellite receiving equipment, telephone exchanges, high-voltage power distribution equipment, window cleaners, pressure vessels and some imported equipment with high value.

The technical data collection of the above equipment should be as complete as possible. This is very beneficial for future equipment maintenance. Pressure vessels, boilers, elevators, and window cleaners are all special equipment, and these equipment are regularly inspected by government departments. Therefore, we should carefully collect them, strive to be complete and keep them separately.

Generally speaking, the key equipment data collected by the project engineering department of the realty service enterprise include:

Elevator: product certificate, elevator installation certificate, factory packing list, elevator installation engineering construction technical data. Installation and maintenance instructions, elevator random drawings, atlas, quality supervision and verification certificate. Elevator safety inspection certificate, elevator safety use license, elevator safety inspection report, lifting machinery safety technical file.

Pressure vessels: pressure vessel list, pressure vessel instruction manual, pressure vessel quality certificate, design drawings (drawings must be stamped with the manufacturing license of the technical supervision department), pressure vessel inspection report (issued by the special equipment inspection office, and pressure vessels of imported equipment should have the inspection and commodity inspection report of the municipal government department), pressure vessel application form, pressure vessel use license and inspection certificate of safety accessories (such as safety valves).

Boiler: In addition to the data described in the pressure vessel, the data of the boiler should also include the strength calculation of the pressure components, the design drawings of the boiler room, the data of the installation unit, etc.

Satellite computer room equipment: besides engineering drawings and technical data, there should also be a satellite TV receiving license.

Chiller: installation drawings, product certificate, unit operation and maintenance instructions, commissioning records, trial operation records, relevant data of evaporator/condenser pressure vessel (see technical data of pressure vessel), random special tools and random spare parts list, etc.

As with all equipment, it is necessary to accurately collect the after-sales service information of the above equipment, including: the address of the after-sales service unit, contact number, contact person, whether there is an office at the project location, etc. These materials should be carefully listed and kept as part of the equipment file.

In the collection and arrangement of technical data of key equipment, we should also pay attention to some matters in the equipment supply contract, such as the start and end time of the equipment warranty period. Although we have received some equipment, it is still under warranty. If the equipment is damaged during this period and needs to be repaired and replaced, we should ask the manufacturer's personnel to solve it or attract the attention of the handover party. The maintenance of the equipment should be solved by the manufacturer. This not only saves material resources, but also saves manpower and avoids unnecessary expenses. Also, in the supply contract of large equipment, such as the supply contract of refrigeration unit, the training of operators is generally included. In addition, the way, place and cost of training will be detailed in the contract. Therefore, the collection of such data should attract the attention of early engineers. Sometimes we can't get the supply contract because of many factors involved. At this time, as the operator of the previous project, we should take the initiative to learn about this matter from the relevant personnel of the handover party as much as possible.

Collection and management of equipment spare parts and spare parts

The collection of equipment spare parts should be paid enough attention by the pre-project manager, especially the engineering manager and professional supervision. Here I would like to focus on the collection and arrangement of imported spare parts. The equipment may have some commonly used vulnerable parts, such as temperature and pressure sensors, mechanical seal of water pump, water seal ring, refrigerant filter of centrifugal water chiller, lubricating oil filter, water chamber cover mattress, etc. And special tools for equipment maintenance. These spare parts and special tools shall be collected and classified upon receipt. When the equipment breaks down, if these spare parts and tools are purchased temporarily, the supply cycle will be long and the price will be relatively expensive, which will affect our service work. Therefore, after taking over, it is necessary to put the accounts into the warehouse in time, print out the list and file it for future reference.

When collecting spare parts of imported equipment, we should also understand and master the supply channels of equipment. When receiving the equipment documents, we should pay attention to asking the transferor for a spare list. Like all equipment, it is necessary to accurately grasp the supplier information (company address, company name, contact number, contact person, etc.). ). From the point of view of future maintenance, the spare parts of imported equipment are used in small quantities, difficult to purchase and expensive. Therefore, we must pay enough attention to the collection and management. At the same time, avoid damage and loss caused by improper storage.

Collection and arrangement of municipal facilities connection and completion data

Municipal engineering construction such as water supply, power supply, natural gas, heating and drainage pipelines for new property projects is generally carried out by municipal companies. When collecting the contact information of these municipal projects, we should pay attention to the information of specific construction units and contacts. For example, from which pipe network is natural gas supplied, you need to know its contact person and telephone number. Attention should be paid to the collection of construction/completion drawings of gas pressure regulating stations/boxes, pipeline suppression records, and management documents about gas pressure regulating stations (self-managed or managed by natural gas companies). Because, if it is self-management, there should be a self-management agreement signed by the construction unit and the natural gas company, and the personnel of the property service company should have a job certificate and need special training.

The collection of construction/completion data of power facilities is also very important. Which switching station does the power supply cable come from, the name, telephone number and contact person of the substation equipment installation unit, and the test records of the high-voltage power supply equipment.

When collecting these municipal engineering connection materials, we should also pay attention to collecting the information of the construction unit's application for commencement and related procedures (agreements or approvals on water supply, power supply, gas supply and drainage, etc.). ). Completion drawings and completion acceptance data of outdoor water supply, drainage, gas supply, heat supply, power pipeline and other facilities; Confirmation data of water supply index of the project, water balance test report, contact telephone number of the person in charge of water saving management department, etc.

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