Code of Practice for Property Engineering Department

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Chapter III Chapter II Management Scope of Engineering Department

The engineering department is responsible for daily work:

1. Daily operation management and maintenance of buildings and all mechanical and electrical equipment.

2. Put forward the rectification plan for the dissatisfied property.

3. Review the customer's decoration project plan and supervise the construction.

4. Provide paid services to customers.

5. Provide relevant engineering consultation for property management.

6. Other work assigned by company leaders and property management office.

One, one, strong electricity major

1. 1. Responsible for the daily operation, management and maintenance of the entire property distribution system.

2.2. Responsible for the supply of air conditioners, chillers and other power supplies. Under normal circumstances, the motor and controller are the responsibility of the air-conditioning specialty, but when the other party's technical strength or equipment and tools are insufficient, they should give support and cooperation.

3.3. Responsible for the maintenance of all power supplies for water supply and drainage specialty.

4.4. Responsible for the lighting maintenance of public areas of the property.

5.5. Be responsible for the arrangement and planning of temporary electricity consumption of the property.

6.6. Be responsible for the repair and maintenance of the high-pressure shutter door of the fire protection system.

7.7. Be responsible for providing the power saving plan and implementing it after approval.

8. Put forward the rectification plan for the place where the system is not perfect, and implement it after approval.

9. Provide paid services to customers.

Two, two, air conditioning, water supply and drainage specialty

1. 1. Responsible for the daily operation, management, repair and maintenance of the air conditioning, refrigeration, heating and ventilation systems in the whole property.

2.2. Improve the design of air conditioning, heating and ventilation system, so that the property has a good and comfortable environment and saves energy to the maximum extent.

3.3. Be responsible for the operation and maintenance of water supply system, drainage system and hot water boiler system of the whole property.

4.4. Responsible for domestic water water quality inspection.

5.5. Be responsible for the repair and maintenance of fire water system (fire hydrant and sprinkler).

6.6. Provide paid services for owners and customers.

Three, three, comprehensive maintenance specialty

1. 1. Responsible for the repair and maintenance of all sanitary wares and equipment in the whole property.

2.2. Responsible for the maintenance and rectification of infrastructure such as water tanks, pools, sewage wells and rainwater wells in the property.

3.3. Responsible for the maintenance and adjustment of smallpox, walls, doors and other projects within the public scope of the property.

4.4. Responsible for the maintenance and rectification of building structural problems, such as leakage and cracks.

5.5. Be responsible for the furniture maintenance within the scope of the company and the property management company.

6.6. Responsible for arranging some hardware maintenance and adjustment.

7.7. Responsible for some temporary tasks.

8.8. Be responsible for providing paid services to owners and customers.

Four, four, weak current major

1. 1. Responsible for the normal operation, repair and maintenance of the security monitoring system, integrated wiring system, telephone system, automatic property control system, automatic fire alarm and public emergency broadcasting system and cable TV.

2.2. Responsible for providing paid services to owners and customers.

Chapter III Rules and Regulations of Engineering Department

The first section of the first section of the public * * *

No.: ZWPM-C-BB-EN-03

Version: C/ 1

General rules:

First, the security system.

1. 1. All employees of the engineering department must put safety awareness in an important position, implement relevant regulations, and cooperate with the security department to do a good job in security.

2. The personnel on duty in each post must strictly abide by the post responsibilities, and must carry out safety inspection within the scope of this post responsibility. If any potential safety hazard is found, it must be reported to the foreman, supervisor or engineering manager immediately.

3. The foreman of each shift should carry out daily safety inspection to eliminate unsafe factors at any time. If there is a major safety hazard, it should be reported to the supervisor or engineering manager immediately.

4. The supervisor shall organize employees to conduct safety inspection on the systems and scope under his jurisdiction every month to eliminate hidden dangers, and report the inspection results to the engineering department supervisor in writing.

5. Without the approval of the director of the engineering department, it is forbidden for any outsiders (including leaders of external departments and units) to enter all equipment rooms (including cable wells, pipeline wells, pump rooms, computer rooms, power distribution rooms, warehouses, etc.). ). Upon approval, important departments such as power distribution room, fire control center, air-conditioning main engine room and dangerous goods warehouse must go through the registration formalities. , and record the guest's name, certificate number, unit and entry and exit date.

6. All computer rooms, equipment rooms, warehouses, workshops, etc. You must lock the doors and windows when no one is around. Turn the lights to the right level,

Clean up the scene.

7. A written application must be submitted to the engineering manager for the preparation of the keys of the computer room door, equipment door (cover) and warehouse door, and the preparation can only be carried out after approval.

8. All computer rooms, equipment rooms, workshops, etc. Warning signs should be set at appropriate positions outside the door.

9. All equipment and facilities located in public areas must be locked, and fences and warning signs should be set up.

10. All pools and water tank covers are locked at any time, and the keys are managed by special personnel. Irrelevant personnel are not allowed to borrow. Opening the pool or water tank must be approved by the supervisor and registered.

1 1. When working high above the ground, the staff must fasten their seat belts and take other effective protective measures, and a protective net must be hung around the working area to prevent accidental falling objects from injuring people or equipment and facilities.

12. All operations, repairs, maintenance, patrol inspection, construction, installation, power connection, etc. Relevant rules and regulations must be strictly implemented, and illegal operations are strictly prohibited to ensure personal and equipment safety. Once found, all illegal operators will be deducted from their monthly salary in RMB in 200 yuan, and those who have serious consequences due to illegal operations will be removed immediately.

13. All kinds of safety appliances, scaffolding, ladders, etc. Before use, its firmness and reliability must be checked, and it can be used only after it is confirmed to be safe.

14. All tools, instruments, meters, materials, spare parts, etc. Shall not leave the scope of this property. If the job requires it,

Must obtain the written consent of the supervisor, go through the release procedures according to the regulations, and make records.

15. The fire alarm system, linkage system, sprinkler system and fire hydrant system of this property shall be coordinated with the security department once every six months.

Conduct a comprehensive test of all fire-fighting facilities and equipment to ensure their normal functions and trouble-free.

Second, the project acceptance system

1. 1. All engineering system acceptance shall be the responsibility and leadership of the developer's preparation office or the developer's engineering department.

2.2. All systems must be put into trial operation continuously for a period of time when the system is normal and debugging is completed (it needs to be determined according to the equipment situation), and acceptance can only be carried out after checking the hidden dangers as much as possible.

3. In the process of acceptance, we should focus on future operation and maintenance and check item by item. If problems are found, they must be checked as soon as possible.

Notify the developer in writing, and make detailed records and photos.

4. Acceptance of all systems must be related to obtaining certificates and licenses issued by relevant government departments.

Documents are standards and must be used as necessary conditions for acceptance.

5.5. The developer must be required to provide all copies of the contract, technical data, instructions, maintenance manuals and debugging.

Test report, as-built drawings, as-built data and all other relevant engineering data, and establish files for future reference.

6.6. Must clearly understand the start and end date of the warranty period, the warranty content and the warranty responsible person of all engineering systems and equipment.

Contact information, and make the Contractor and Supplier Warranty Contact Form for future reference.

7.7. All spare parts, spare parts and special tools provided by developers, contractors and suppliers. Must be collected, counted and put into storage, properly kept and made a detailed list.

Acceptance procedures for project acceptance

Developer coordination

The contractor debugged the system and put it into trial operation.

Property engineering department for inspection.

Check and count spare parts,

Spare parts storage

The developer shall provide copies of relevant government documents and relevant technical materials,

As-built drawings and other documents

Find the problem

record

take a picture

Outgoing information

Make a list and sign it by all parties.

The developer provides a warranty contract.

Contact list of warranty person in charge

Establish technical files

Check is complete.

Submit inspection report

The reception has been completed.

Third, the equipment maintenance system

1. Preventive maintenance

1. 1 All equipment must be regularly overhauled and maintained according to the maintenance manual and relevant regulations, and corresponding annual, quarterly and monthly maintenance plans and maintenance items shall be formulated.

1.2 Relevant engineers must earnestly implement the maintenance plan and maintenance items, extend the normal service life of system equipment as much as possible, and reduce the chance of emergency maintenance.

1.3 records of maintenance and replacement of spare parts must be complete and true, and the engineering department must establish equipment maintenance files so as to analyze the cause of failure and determine the responsibility.

1.4 The supervisor is responsible for formulating the maintenance plan and maintenance items of each system and submitting them to the engineering manager for review; The foreman shall be responsible for maintaining, repairing and replacing the records of spare parts, and submit them to the supervisor for review.

1.5 If the normal system maintenance and repair has an impact on the use of customers, the customer service department of the management office must be notified three days in advance, and the customer service department will issue a notice to determine the start and end date and time of the maintenance (to minimize the impact on customers), so that the affected customers can be fully prepared.

2. Troubleshooting

2. 1 When emergency maintenance is needed, the manager shall be informed immediately, and relevant personnel shall be arranged to go to the site immediately to check the situation and handle it according to the actual situation.

2.2 If the use of customers is affected due to emergency maintenance, the customer service department of the management office shall be informed immediately, and the customer service department shall send an emergency notice to the affected customers. At the same time, we should consider minimizing the scope of influence.

2.3 If the faulty equipment is within the warranty period, appropriate emergency measures should be taken to reduce the impact on customers, and the warranty person in charge of relevant suppliers should be informed immediately.

2.4 After the emergency maintenance, the foreman shall fill in the maintenance records and spare parts replacement records, and report the failure reason, treatment method, name, specification, quantity, brand, treatment result, accident occurrence time and recovery time to the supervisor in writing, and submit them to the manager for review. The report is kept in the equipment maintenance file by the engineering assistant for future reference.

3. Equipment renewal and system transformation

3. 1 In order to update technology, improve efficiency, run safely, reduce pollution and reduce energy consumption, the engineering department has the responsibility to put forward improvement suggestions for updating or transforming existing equipment.

3.2 The feasibility and economic analysis report must be submitted to the property general manager, and the safety and reliability of the whole system operation must be considered.

3.3 As this kind of work is usually not urgent, it should be arranged at the most favorable time and with the least impact on customers.

Normal maintenance procedures of equipment

Qualified maintenance plan,

Maintain items and corresponding forms.

Manager approval

notify in advance

department of customer service

Arrange the execution time

Determine customer impact

Schedule

Affect customers

The foreman arranged the work.

And fill in the relevant records.

Supervisor inspection

After maintenance, resume operation.

Relevant records shall be submitted to the engineering assistant.

Manager evaluation

Equipment emergency maintenance procedure

Gine Lee

notification

Arrange personnel to conduct on-site inspection.

Arrange according to the site conditions.

Emergency maintenance work

Verify the system or equipment that needs to be stopped due to emergency repair and its influence scope, and determine the completion time of emergency repair.

notification

The repair is complete,

The system resumed operation.

department of customer service

notification

Telephone or written?

The customer service department is facing the shadow.

Send to customers

urgent message

Customer service publishing system

Resume operation notice

Four. Declaration system

1. Under the following circumstances, the system operators shall report to the professional foreman in writing in the operation record or handover record:

Start and end time of abnormal operation of equipment under jurisdiction 1. 1.

1.2 Adjustment of the equipment under its jurisdiction except normal operation.

1.3 The equipment under the jurisdiction breaks down or stops for maintenance.

1.4 parts update, replacement or machining and repair.

1.5 When the operator leaves his post for a short time, he must report the time and destination of leaving his post.

1.6 The operator asks for leave, shifts, overtime, rests, etc.

2. In the following cases, the system maintenance personnel shall report to the maintenance foreman in writing:

2. 1 When carrying out the maintenance plan, it was found that there were major hidden dangers in the equipment.

2.2 Replacement, substitution or processing and repair of important parts.

2.3 hidden dangers or faults found in system inspection must be explained in the remarks column of inspection records.

2.4 Maintenance personnel ask for leave, overtime, ask for leave, etc.

3. In the following cases, the professional foreman must report to the supervisor in writing:

3. 1 Adjustment of key equipment except normal operation.

3.2 Change the operation mode.

3.3 main equipment failure or downtime.

3.4 System failure or normal maintenance.

3.5 parts update, modification or processing and repair.

3.6 Receiving tools, spare parts, materials, stationery and labor protection articles.

3.7 Overtime, shift change, off-duty, sick leave, personal leave, etc.

3.8 Contact with external teams or departments and units.

4. In the following cases, the supervisor must report to the manager in writing:

4. 1 key equipment failure or downtime for maintenance.

4.2 The normal operation of the system must be stopped due to normal maintenance, which affects the use of customers.

4.3 Maintenance summary after emergency maintenance and normal maintenance.

4.4 Significant changes have taken place in the system operation mode.

4.5 Any construction and maintenance that will affect the operation of the property (such as power failure, water cut-off, air conditioning failure, telephone failure, etc.). ).

4.6 Update, replacement, processing and maintenance of major components of important equipment.

4.7 Technical transformation, shifting installation, addition and modification of systems and equipment, and external construction.

4.8 Personnel scheduling and major organizational structure adjustment of the team.

4.9 Subordinate vacations, shifts, rest, overtime, etc.

4. 10 Contact and coordination with foreign departments and units.

4. 1 1 Collect tools, spare parts, materials, stationery and labor protection articles, etc.

4. 12 Modification or adjustment of maintenance plan and work plan.

4. 13 monthly work summary report.

5. In addition to the above, all related work items must be reported orally to the superior. In case of emergency or when major faults and hidden dangers are found, you can skip the report.

Verb (abbreviation of verb) tool management system

1. The tools in this department are divided into three parts: public tools, professional tools for personal use and personal tools. The foreman is responsible for the storage and use of public tools and professional tools for personal use, and personal tools are kept and used by individuals themselves.

2. All tool administrators must be responsible for and keep the tools in good condition and function. The tool keeper must regularly repair and maintain his tools once a month to ensure the normal use of all kinds of machines and tools.

3. The tool keeper must carefully establish a tool account to ensure that the tools are consistent with the account.

4. All employees must take good care of tools and use them correctly. If the tools are improperly used or kept, the bonus and salary of the current month 100 yuan will be deducted to 300 yuan. If the tools are damaged, they will be compensated according to the original price of the tools, and 300 yuan's salary will be deducted.

5. To borrow public tools, the temporary borrowing method of public tools must be implemented, and the longest borrowing time of tools is three days. If it is really necessary to continue to use the tools for work reasons, the borrowing procedures must be handled again, and the tools should be returned immediately after use without delay.

6. Personal professional tools must be counted and kept in good condition by the foreman every day, especially the commonly used gadgets, and shall not be lost or damaged. In case of loss or damage, the user should pay compensation according to the price.

7. When the borrowed public tools are returned, they must be checked by the foreman and users. If it is lost or damaged, it must be inspected by the commodity inspection department.

The employer is responsible for compensation according to the price. If the borrowing records of the engineering department are not filled in as required when borrowing tools, or the users cannot be determined, the personnel on duty shall be responsible for the compensation according to the price.

8. All tools are not allowed to be borrowed. In case of special circumstances, it must be approved by the supervisor before lending. Employees borrow or take out without authorization. After the investigation, it should be dealt with seriously, and tools are not allowed to do private work.

9. All tools should be used carefully. When the specified service life of tools expires, whether public tools or personal tools are used, they will be replaced by old tools.

Six, inspection system

1. Patrol inspection is an important means to find equipment defects in time, master equipment status and ensure safe operation. All inspectors must conscientiously implement inspection routes and inspection items. According to the specified time, and carefully recorded.

2. In the process of inspection, if there is a problem with the equipment, you should immediately notify the foreman with the walkie-talkie and troubleshoot yourself if possible. If it cannot be handled temporarily due to conditions, it must be reported to the foreman after taking temporary remedial measures, and the details should be recorded in the remarks column of the inspection record.

3. The inspectors must lock the door behind them after checking all unattended equipment rooms such as machine room, pump room, power distribution room and shaft.

4. After the inspection, the inspectors must lock the doors of the equipment and its control box, power cabinet, lighting cabinet, high voltage cabinet, low voltage cabinet and other power supply and distribution facilities.

5. The operation foreman must check the systems and equipment under his jurisdiction every day; Every supervisor must check all the equipment in this system once a week, report the problem to the manager in writing, and immediately organize to deal with it.

Seven, the succession system

1. Successors must arrive at their posts 10 minutes in advance, change their work clothes and make good preparations for succession.

2. Successors must check the following work when they take over:

2. 1 Check whether the operation record of the previous shift is true and reliable, listen to the introduction of the operation of the personnel on duty in the previous shift, and hand over the equipment operation record.

2.2 Check the inspection records of the previous shift, listen to the inspection introduction of the personnel on duty of the previous shift, and hand over the inspection records of the system equipment.

2.3 Check whether the equipment under its jurisdiction is in good condition and whether it is consistent with the operation records and inspection records. If there is any discrepancy, it shall be recorded in the remarks column and signed by the personnel on duty in the previous shift.

2.4 Check whether the instruments and public tools are lost, damaged and cleaned, and put them in order according to their original positions. If there are any questions,

Ask the person on duty in the previous shift to sort it out. If there is any loss, it shall be recorded in the remarks column of the handover record, and signed by the previous staff.

2.5 check whether there is a superior foreman in the handover record.