Maintenance of building engineering systems

Engineering maintenance of buildings is a whole list of operations for the maintenance, maintenance and repair of buildings. These works are aimed at maintaining the minimum level of structural wear and maintenance. engineering systems  building. This takes into account the deadlines for commissioning the building, as well as the optimal financial costs.

MontazhSpetsStroy is not only a construction company, but also a proven building maintenance service in Moscow. We will do all the necessary maintenance work. They also include:

• selective overhaul facilities;
• scheduled or emergency repair of the building;
• setup of all engineering systems.

What does maintenance and repair of buildings include?

Operation and maintenance of engineering networks of facilities regulatory documents  consists of:

• Building maintenance. Means maintaining engineering technology, systems and equipment in absolutely perfect form, as well as maintaining the initial settings and operating modes in the specified values.


• Current and major repairs of the premises. It includes the elimination of existing problems and the restoration of the performance of engineering equipment and systems to maintain technical parameters in stability.


• Technical improvement. His goal is to increase the basic engineering indicators of the property through the modernization of technical devices and engineering equipment.

Before putting the building into operation, an individual plan-scheme of routine maintenance is established for each property. Only an exact adherence to this plan guarantees the absence of problems in the operation of equipment and long term  her service. Also in the engineering maintenance of buildings is the constant monitoring of the state of the systems. This reduces the possibility of interruptions and emergencies, and also eliminates the need for unnecessary maintenance costs.

When servicing homes, attention is paid to such systems:

• elevators and escalators;
• cold and hot water systems;
• heating and sewer systems;
• electrical supply systems;
• integrated and fire safety systems.

Benefits of service in MontazhSpetsStroy

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Our company specializes in engineering work of varying complexity. The advantages of cooperation with MontazhSpetsStroy are:

• professional staff of highly qualified specialists;
• modern technologies and methods of work;
• constant quality control of the services provided;
• saving customer time;
• emergency field service;
• affordable cost of services;
• company experience in solving standard and unplanned tasks;
• minimization of financial and production risks.

Interested in services in the field of construction and operation of networks? Contact our phone managers. +7 495 669-44-28 . They will provide details of the service and prices, as well as advise you on the selected service.

Introduction

Maintenance  and repair of engineering equipment

1 Central heating

2 Hot water supply

3 Operation of ventilation systems

4 Domestic plumbing and sewage

Conclusion

References

Introduction

to conduct with the operational personnel and the population relevant explanatory work;

introduce funds automatic control  and scheduling systems;

make extensive use of advanced technical solutions and advanced operating experience.

Reconstruction, overhaul and adjustment of systems should be made, as a rule, by specialized installation and commissioning organizations.

Objective: to study the maintenance of engineering equipment of buildings.

1. Maintenance and repair of engineering equipment

The housing maintenance organizations are required to:

timely make adjustment, repair and reconstruction of engineering systems and equipment;

improve accounting and control of fuel and energy resources and water consumption by equipping thermal units of buildings with modern instrumentation and metering devices (heat meters and water meters), installing apartment water meters and gas meters and ensuring their safety and operability;

implement automatic control and dispatching systems; make extensive use of advanced technical solutions and advanced operating experience.

Reconstruction, overhaul and adjustment of systems should be made, as a rule, by specialized installation and commissioning organizations. For reliable and economical operation of heat supply systems, timely scheduled preventive maintenance and maintenance are organized: heat generators (boilers) with the development of regime maps of boilers, providing them with high-quality fuel required for these types of boilers, supplying the required quantity and quality of heat carrier for heating , ventilation and hot water supply of residential buildings in accordance with the required schedule for regulating the temperature and water flow in heat networks; external heat pipelines (intra-district heating networks) with the estimated coolant flow rate and the required parameters (temperature and pressure of water in the pipelines) with minimal losses; central and individual heat points with automatic heat control systems; heating systems with coolant supply of required parameters to all heating devices of a building according to the schedule of regulation of water temperature in the heating system; supply hot water systems hot water  required temperature and pressure in all water points; a ventilation system that provides normalized air exchange in rooms with minimal heat consumption for heating air infiltrating through windows and doors, and supply air in systems with mechanical ventilation and air heating; thermal insulation of hot water pipelines located in underground canals, basements, attics, as well as in sanitary cabins.

Identified accidents in the district heating networks (to the well or to the heat chamber) should be immediately eliminated (with the adoption of safety measures). Organizations serving the housing stock, one month before the end of the current heating period must develop, coordinate with the heat supply organization and approve in local government bodies schedules for the prevention and repair of heating networks, heat points and heat consumption systems with notification of residents for two days about the stop. Repair of heating networks, heating units and heat consumption systems should be carried out simultaneously in the summer. The recommended repair period associated with the termination of hot water - 14 days. In each case, the duration of the repair is set by local authorities. Tests for strength and density of equipment of heating, ventilation, hot water and central air conditioning systems should be carried out annually after the end of the heating period to detect defects, as well as before the beginning of the heating period after the end of the repair. Tests for strength and density of water systems are made by test pressure, but not lower: elevator nodes, water heaters of heating systems, hot water supply - 1 MPa (10 kgf / cm2); heating systems with cast-iron heating devices, steel stamped radiators - 0.6 MPa (6 kgf / cm 2), panel and convector heating systems - 1 MPa (10 kgf / cm 2); hot water supply systems - with pressure equal to the worker in the system plus 0.5 MPa (5 kgf / cm 2), but not more than 1 MPa (10 kgf / cm 2); for heaters of heating and ventilation systems - depending on the working pressure set technical conditions  manufacturer.

The minimum test pressure during hydraulic testing should be 1.25 working pressure, but not less than 0.2 MPa (2 kgf / cm 2). The test for strength and density of the control unit and the heat consumption system is carried out at positive outdoor temperatures. When the outdoor temperature is below zero, a density check is allowed in exceptional cases. The temperature inside the premises should not be below + 5 ° C. The test for strength and density is performed in the following order:

the heat consumption system is filled with water with a temperature not higher than 45 ° C, the air is completely removed through the air bleeders at the upper points;

pressure is brought to the worker and maintained for the time required to inspect all welded and flanged connections, valves, equipment, instruments, but not less than 10 minutes;

if within 10 minutes no defects are detected, the pressure is brought to test pressure (for plastic pipes the time of pressure rise to the trial should be at least 30 minutes).

Tests for strength and density are made separately.

Systems are considered to have passed the test if during their:

no sweat detected welds  or leakage from heating devices of pipelines, fittings and other equipment;

when testing the strength and density of water systems for 5 minutes, the pressure drop did not exceed 0.02 MPa (0.2 kgf / cm 2);

when testing the strength and density of systems panel heating  pressure drop within 15 minutes did not exceed 0.01 (0.1 kgf / cm 2);

when testing the strength and density of hot water supply systems, the pressure drop for 10 minutes did not exceed 0.05 MPa (0.5 kgf / cm 2); plastic pipelines: with a pressure drop of no more than 0.06 MPa (0.6 kgf / cm 2) within 30 minutes and with a further drop within 2 hours by no more than 0.02 MPa (0.2 kgf / cm 2).

For systems of panel heating combined with heating devices, the test pressure should not exceed the test pressure limit for those installed in the system. heating appliances.

Test results are documented by acts. If the results of tests for strength and density do not meet the above conditions, it is necessary to identify and install leaks, and then retest the system. When testing for strength and density, prizhinnye # manometers of accuracy class are used, not less than 1.5 with a case diameter of not less than 160 mm, a scale at a nominal pressure of about 4/3 measured, with a scale value of 0.01 MPa (0.1 kgf / cm 2), tested and sealed up by the state principal.

1 Central heating

The operation of a central heating system for residential buildings should provide:

maintaining optimal (not below acceptable) air temperature in heated premises;

uniform heating of all heating devices;

maintaining the required pressure (not exceeding the allowable for heating devices) in the supply and return pipelines of the system;

tightness;

immediate elimination of all visible water leaks;

repair or replacement of faulty cranes on heating appliances;

displacement coefficient at the elevator unit of the water system is not less than the calculated one;

adjustment of the heating system, the elimination of over-installed heating devices and the installation of additional ones in separate rooms that are lagging behind in temperature.

At the premises of operating personnel should be:

a) a logbook of the operation of heating and hot water supply systems for buildings;

b) the schedule of duty personnel;

c) a glazed stand at the duty desk with the layout of the main components and risers (indicating the numbers of apartments in which these risers, shut-off and control valves, air collectors of heating systems and hot water);

d) instructions for the start-up, adjustment and emptying of the heating and hot water supply system, approved by the chief engineer of the housing maintenance organization. The instructions should indicate the frequency of inspection and revision of all equipment and pipelines;

e) a graph of the flow and return water temperature in the heating system and in the heating system depending on the outdoor temperature, indicating the working water pressure at the inlet, the static and maximum allowable pressure  in system;

f) telephone numbers of the housing maintenance organization, heat supply organization (CHP, district boiler house, etc.), emergency services, ambulance, fire protection;

g) tool, portable lamps with self powered, material for minor preventive repairs, overalls, towels, soap and first-aid kit;

h) a stand for placing keys from basements and attics of buildings;

i) a key registration log for service personnel, which indicates the last name, first name and patronymic of the keys, the time for issuing and returning the keys

Operating personnel during the first days heating season  must check and make the correct distribution of the coolant in the heating systems, including the individual risers. The distribution of the coolant should be made on the temperature of the return (reverse) water according to the design or commissioning organization. The plan (schedule) of current and capital repairs should include hydraulic tests, flushing, test run and commissioning with an indication of the timing of their implementation. The plan (schedule) must be agreed with the heat supply organization and approved by the local government body. When repairing damaged heating devices, piping, valves and fittings, air discharge devices and other equipment should be replaced in accordance with the project or recommendations of a specialized organization, taking into account the current level of equipment produced. Detected faults of the heating systems should be recorded in the log. The type of repair work performed is noted in the log with the date and name of the personnel who carried out the repair. Identified defects in the heating system should be taken into account when preparing the system for the next heating season. The flushing of heat consumption systems is performed annually after the end of the heating period, as well as installation, overhaul, maintenance with the replacement of pipes (in open systems  prior to commissioning, the systems must also be disinfected). The systems are flushed with water in quantities exceeding the estimated coolant flow rate by 3-5 times, and complete clarification of the water should be achieved. When conducting a hydropneumatic flush, the flow rate of the air mixture should not exceed 3-5 times the calculated coolant flow rate. For flushing used tap or technical water . Connection of systems that have not undergone washing, and in open systems, washing and disinfection are not allowed. The diaphragms and nozzles of hydraulic elevators during flushing of the heating system must be removed. After flushing, the system should immediately be filled with coolant. Keep the heating system empty. Heat exchangers before starting the system should be cleaned chemically or mechanically. A test start-up of the heating system should be carried out after it has been crimped and flushed, bringing the temperature of the heating medium to 80-85 ° C, this removes the air from the system and checks the heating of all heating devices. Heat tests of water heaters should be carried out at least once every five years. The beginning and duration of the test furnaces must be determined by the heat supply organization, agreed with the local authority and communicated to consumers no later than three days before the start of the test furnace. The staff of the housing maintenance organization should systematically monitor the operation of the heating systems during the heating season. Increasing the pressure of the coolant (including short-term) over the allowable when turning off and on the central heating systems is not allowed. To protect local systems from emergency increase of the parameters of the coolant from emptying, automatic devices must be installed in the heat points. Filling of heating systems should be carried out through the return line with the release of air from air collectors or heaters. The pressure under which water is supplied to the pipelines of the heating system should not exceed the static pressure of this system by more than 0.05 MPa (0.5 kgf / cm2) and the maximum allowable for heating appliances. The shutdown time of the entire system or its individual sections when water leaks and other malfunctions are detected should be set depending on the outdoor air temperature for up to two hours at the calculated outdoor air temperature. Air exhaust from central heating systems through an air collector, automatic air removers or air vent valves on heating devices should be performed periodically, each time the pressure at the inlet drops below the static pressure level of this system, and after it is fed, in accordance with the instructions (see 5.2.6. D) In places where the risers are connected to the distribution pipelines in attics and in the basements, labeling plates should be installed in accordance with the State Standards. Pipelines in heat points, attic and basements should be painted and have appropriate marking plates indicating the direction of movement of the coolant. Valves and valves should be numbered according to the scheme (project). The outer surface of the shut-off valves should be clean and the thread should be lubricated with engine oil mixed with graphite. Reliable operation of water heating systems should be ensured by the following work:

detailed inspection of distribution pipelines - at least once a month;

detailed inspection of the most critical elements of the system (pumps, main stop valves, instrumentation, automatic devices) - at least once a week;

flushing mud tankers. The need for flushing should be established depending on the degree of contamination, as determined by the pressure drop on the pressure gauge before and after the mud collectors;

daily monitoring of the temperature and pressure of the coolant.

Checking the serviceability of valves and fittings should be carried out in accordance with the approved repair schedule, and the removal of valves for internal inspection and repair (disk scraping, ring density testing, pressure testing) at least once every three years; checking the tightness of the closure and changing the stuffing seals of the adjusting valves to heating appliances should be made at least once a year (shut-off and adjustment valves that have a defect in the design should be replaced with more advanced ones). Regulators of valves and valves should be closed twice a month until failure, followed by opening to the previous position. Replacing the sealing gasket flange connections should be made with each razbalivanie flange connections, removal of the valve. Pipelines and heating devices must be secured, and their slopes are level. Heating devices and pipelines in apartments and landings should be painted with oil paint for two times. Pipelines and fittings for heating systems that are located in unheated premises should have thermal insulation, the serviceability of which should be checked at least twice a year. In places of transition through pipelines (in attics, in basements or technical undergrounds) it is necessary to arrange transitional bridges without supporting the thermal insulation of pipelines. At the input to the heat pipelines of the central heating system, shut-off valves should be installed, before and after it - instrumentation devices (pressure gauges, thermometers, heat and heat metering devices). Instrumentation, control and stop valves must be in good technical condition and meet the established requirements. Service staff  must daily record the readings of instrumentation installed in the thermal point in the log. Recommended use remote control  and control from the control room. The recording of the temperature and pressure of the coolant should be carried out according to the readings of thermometers and manometers, and the consumption of heat - according to the readings of heat meters. Automatic regulation of heat supply to the heating system should be carried out by regulators installed according to the project or according to recommendations of the commissioning organization. When reconstructing a heating system, it is recommended to install expansion tanks membrane type  and central heating stations, automatic frontal control or installation of individual automatic controllers for heating devices and automatic control of heat consumption at the building's thermal input. Maintenance of automatic regulators (adjustment to the required regulation parameters, periodic cleaning, etc.) must be carried out in accordance with the manufacturers' instructions or the project requirements. Inspection of the technical condition thermal pointequipped with means of automatic regulation should be carried out according to a schedule approved by specialists of the housing maintenance organization, but at least once a day (in the absence of dispatch control). Verification of the maintenance of the specified coolant parameters by the automatic regulators should be carried out at each inspection. Starting of centrifugal pumps in manual mode should be done with a closed valve on discharge. Before each pump start-up (when the pump is operated at least once a day), the state of the pump and other related equipment and automation equipment should be checked.

When starting the pumps:

a) impellers of centrifugal pumps should have the correct direction of rotation - in the direction of the housing turn;

b) there should be no shaft beat;

c) bolts, fastening centrifugal pumps  to the base, must be securely tightened;

d) pump seals should be tightly packed, tightened and not have excess leakage;

e) the coupling of the unit must be protected by a removable casing.

Replenishment of pump bearings lubrication should be done at least once every ten days, and with grease at least once every three to four months. The temperature of the bearing housings of the pumps should not exceed 80 ° C, otherwise it is necessary to replace the lubricant. Soft inserts and vibration-proof bases of pumps must comply with the project and be in good condition. Rubber vibration isolators and gaskets should be replaced once every three years. Noise level in living rooms from running pumps should be no higher than sanitary standards. At negative outdoor temperature, if the circulation of water in the heating system has stopped and the water temperature has dropped to + 5 ° С, it is necessary to empty the heating system. When disconnecting the heating system from the heating network, first close the valve in the supply pipe. When closing the valve it is necessary to make sure that the pressure in the supply network should be equal to the pressure in the return pipeline, only after that - on the return.

2 Hot water supply

Water consumption for hot water supply of residential buildings should be provided on the basis of established standards. The quality of water supplied to the hot water supply system of a dwelling house must meet the requirements of GOST. The temperature of water supplied to water dispensing points (taps, mixers) must be at least 60 ° C in open hot water systems and at least 50 ° C in closed ones. The temperature of the water in the hot water system must be maintained with the help of an automatic controller, the installation of which in the hot water system is obligatory. The temperature of the water at the outlet of the hot water heater of the hot water supply system should be chosen from the condition of ensuring the normalized temperature at the water points, but not more than 75 ° C. Engineering and technical workers and workers serving the hot water system are required to:

study the system in kind and according to the drawings;

ensure the correct operation of the system, eliminating the identified deficiencies.

Engineering and technical personnel are required to instruct residents of serviced homes about the need for timely reporting of leaks and noise in plumbing fixtures, on the economical use of hot water and monitor the implementation of these requirements. The hot water supply systems of the building, as well as the pipelines of the internal quarterly network, should be tested at a pressure of 1.25 workers, but not higher than 1.0 MPa (10 kgf / cm2) and not lower than 0.75 MPa (7.5 kgf / cm2). Work on the repair of hot water systems should be carried out in accordance with the project and the requirements of the instructions and rules. Pipes in systems should be applied, usually galvanized. Highways and liners of the system must be laid with a slope of not less than 0.002 with an increase in the direction of the points of water pumping without the formation of deflections. The design of the suspensions of fasteners and movable supports for pipelines should allow the free movement of pipes under the influence of temperature changes. After repair, the system must be tested with the person responsible for safe operation with the preparation of the relevant act. At the entrance of the DHW system into the building, shut-off valves and heat energy and heat metering devices (thermometers and pressure gauges) must be installed before and after the valves. The pressure in the system should be maintained 0.05-0.07 MPa (0.5-0.7 kgf / cm2) above the static pressure. Water heaters and piping must be constantly filled with water. The main valves and valves designed to turn off and regulate the hot water system must be opened and closed twice a month. Opening and closing the specified reinforcement must be made slowly. The use of gas mites and pipe scraps for opening valves, valves and taps is not allowed. During operation, it is necessary to monitor the absence of leaks in the risers, connections to the shut-off and control and water fittings, to eliminate the causes of their malfunction and water leakage. Inspection of hot water supply systems should be carried out in accordance with the schedule approved by the housing maintenance organization specialists, and the results of the inspection should be recorded in a journal. The effect of automatic temperature and pressure regulators of hot water systems should be checked at least once a month. In the case of frequent ingress of foreign objects into the regulators, it is necessary to install filters on the supply pipes.

Adjustment of regulators should be carried out in accordance with the manufacturer’s instructions. Operation circulating pumps hot water systems should be produced in accordance with the requirements of 5.2.29. Interruptions in hot water supply of the upper floors of a multi-storey residential building should be eliminated with the participation of specialists from the design, commissioning or other specialized organizations. To reduce heat loss, hot water supply pipes should be insulated with an effective heat insulating material. The installation of temperature and pressure sensors to control the operation of hot water systems should, as a rule, be performed with the output of signals at the control room. At the input of the hot water system should be installed metering devices (heat meters or water meters) with the output readings to the control room. Installation of diaphragms and regulators is not allowed on pipelines serving separate groups of devices and on connections to gas water heaters. The caliber and the limits of measurement of the water meter should correspond to the maximum and minimum amount of water used for water extraction. In case of overestimation of the volume of water passing through the water meter, it is necessary to replace it with the water meter of the required measurement limits and the allowable pressure drop across it. Water treatment devices for hot water systems must be operational and be operated according to the recommendations or instructions of the manufacturer developed by the design organization.

3 Operation of ventilation systems

The housing maintenance organizations responsible for the technically good condition of the ventilation ducts and chimneys under contracts with specialized organizations should ensure periodic inspections of: a) chimneys: seasonally operating gas-powered equipment

before the heating season; brick

once in three months; asbestos cement, pottery and heat-resistant concrete - once a year; heating and cooking stoves - three times a year (before and during the heating season, as well as in the spring time);

Repair of chimneys and ventilation ducts is allowed to be performed by persons who have the appropriate training, under the supervision of the engineering and technical worker of the organization for servicing the housing stock.

Inspection and cleaning of chimneys and ventilation ducts should be made out acts. Unauthorized repairs, alterations and build-up chimneys and ventilation ducts are not allowed. After each repair, chimneys and ventilation ducts are subject to inspection and cleaning, regardless of the previous inspection and cleaning within the deadlines set in the acts. In winter, at least once a month, and in areas of the northern construction and climatic zone, at least twice a month, inspection of the ends of chimneys and ventilation ducts should be carried out in order to prevent their frosting and blockage. According to the results of the inspection, there should be an entry in a special journal with an indication of all the identified faults and the nature of the work carried out to eliminate them. When people living in an apartment leave, or if there are faulty internal gas supply devices at the request of the owner, the housing maintenance organization, or the residents themselves, all internal devices  gas supply must be disabled by a specialized organization. Design temperatures, frequency rates and air exchange rates for various premises of residential buildings must comply with the established requirements. Natural exhaust ventilation  must ensure the removal of the required air volume from all the premises provided for in the project at the current outdoor air temperature of 5 ° C and lower. During the operation of mechanical ventilation and air heating  the divergence of the volume of inflow and exhaust from the design by more than 10%, a decrease or increase in the temperature of the supply air by more than 2 ° C is not allowed.

The personnel servicing the ventilation systems of residential buildings must produce:

scheduled inspections and elimination of all identified system faults;

replacement of broken exhaust grilles and their fastening;

elimination of leaks in ventilation ducts  and mines;

elimination of blockages in the canals;

troubleshooting of gate valves and throttle valves in exhaust shafts, umbrellas over shafts and deflectors.

Attic should have wooden bridges or decks to go through the ventilation ducts and ducts, the working condition of which should be checked annually. Everything wooden structures  must have fire protection. Warm attics used as a static pressure chamber ventilation systemsmust be sealed. The vent hole of such an attic is a composite exhaust shaft. Warm lofts should have:

hermetic enclosing structures (walls, ceilings, coatings) without cracks in the structures and faults of butt joints;

1. Maintenance and repair of engineering equipment. 1.1 Central heating. Maintenance and repair of foundations

part and 4-5% - for the maintenance of engineering equipment. From this it follows that approximately every 12-13 years the cost of operating buildings ...
1. Boyko M.D. Maintenance and repair of buildings and structures. Tutorial  for universities.