20 14 Management Practice Counseling for Property Manager: * * Facilities and Equipment Operation Management.

Operation management of property management practice counseling facilities and equipment

First, make a reasonable operation plan.

According to the actual situation of facilities, equipment and property, the reasonable use scheme should include switching time, maintenance time, use conditions and requirements, such as elevator running time, elevator number and stopping floor, switching time and cooling capacity of central air conditioning unit, supply range and temperature, switching time of street lamps or fountains, etc. These contents will be different according to the actual situation of specific properties and the changes of seasons, environment and other factors to meet the needs of safety, use, maintenance and economic operation.

Two, equipped with qualified management personnel

Property management enterprises shall, according to the technical requirements and complexity of facilities and equipment, equip operators in corresponding positions, and arrange corresponding workload according to the performance, scope of use and working conditions of equipment to ensure the normal operation of facilities and equipment and the safety of operators.

It is necessary to take various forms and conduct multi-level training for employees, including technical education, safety education and management business education, in order to help employees familiarize themselves with the structure and performance of facilities and equipment. Only after the operators have passed the training and examination can they independently operate the equipment of relevant work specialties. Power supply and distribution, elevator, boiler operation and other special types of work must also be organized by the competent government departments to examine and issue certificates before they can take up their posts.

Third, provide a good working environment.

The working environment is not only related to the normal operation of facilities and equipment, reducing failures and prolonging service life, but also has a great influence on the operator's mood. Therefore, necessary anti-corrosion, moistureproof, dustproof and shockproof devices should be installed, equipped with necessary measuring, safety and safety instruments and devices, and good lighting and ventilation equipment.

Four, establish and improve the necessary rules and regulations

(1) Implement the system of equipment operator, machine and certificate. Unlicensed personnel are not allowed to operate the equipment alone. Facilities and equipment operated by many people shall be handled by designated persons.

(2) For facilities and equipment in continuous operation, the system of succession and the system of patrol record on duty can be implemented in operation.

(3) Operators must abide by the operation and operating procedures of facilities and equipment.

Verb (abbreviation of verb) national management of facilities and equipment

(1) Equipment inspection

Equipment inspection is to check and verify its operation, working performance and wear degree. Through inspection, we can fully grasp the change and deterioration degree of equipment technical condition, and improve equipment maintenance work, improve maintenance quality and shorten maintenance time according to the problems found in inspection.

According to the interval of inspection time, it is usually divided into daily inspection and regular inspection: daily inspection is the inspection of equipment by operators every day, which is carried out during patrol on duty; Regular inspection refers to the regular inspection of equipment by technicians with the participation of operators as planned, which belongs to regular maintenance.

(2) Condition monitoring of equipment

The condition monitoring of equipment can be divided into shutdown monitoring and online monitoring (also called online monitoring), which is to directly or indirectly understand the operation of equipment and its own state through the parameters indicated by relevant instruments and meters during the operation and use of equipment. The condition monitoring of equipment should adopt different methods and instruments according to different testing items. Common methods include direct detection, insulation detection, temperature detection, vibration and noise detection, leakage detection, crack detection and corrosion detection.

(3) Regular preventive testing

For power equipment, pressure vessels, electrical equipment, fire fighting equipment and other equipment with high safety requirements, tests should be conducted by professionals according to the specified time limit and requirements, such as performance tests of components such as voltage resistance, insulation, resistance, grounding, safety devices, load limiters, brakes, and system tests such as generator start-up, fire alarm, water pump start-up and pipeline water flow test. Through testing, problems can be found in time, hidden dangers can be eliminated and maintenance can be arranged.

(D) Equipment fault diagnosis technology

When the equipment is in operation or basically not disassembled, it is called fault diagnosis technology to grasp the running state of the equipment, determine the cause and location of the fault, and predict and forecast the future state of the equipment by using advanced information collection and analysis technology. Equipment diagnosis technology is the basis of preventive maintenance. At present, the main technical means used are infrared temperature detection, chemical analysis of lubricating oil, noise and vibration spectrum analysis, ultrasonic and infrasound detection, computer expert analysis and fault diagnosis system.

Equipment fault diagnosis technology plays an important role in comprehensive equipment management, mainly in:

(1) It can monitor the equipment status, find abnormal situations, prevent sudden failures and accidents, establish maintenance standards, and carry out preventive maintenance and improved maintenance;

(2) scientifically determine the interval and content of equipment repair;

(3) predict the life of parts and manage spare parts well.