User:Eotterman/Building operator

A Building Operator (also known as building engineer) is any individual whose primary task is the day-to-day operation of automated systems for large commercial and industrial buildings, with a focus on efficiency. Such systems include the heating, ventilation and air conditioning (HVAC) systems, fire alarm system, security and entrance systems, and electrical and water distribution systems. Operation of these systems often includes routine maintenance, as well as occasional toubleshooting and repair.

Large commercial and industrial buildings rely heavily on automated systems which make the physical building operate correctly on a day-to-day basis. Examples of these systems are:

The HVAC system, which conditions the air to make it comfortable for the building occupants through the control of temperature, humidity, and carbon dioxide.

Lighting and Electrical distribution, which gives proper lighting and supplies electricity to meet the needs of the occupants.

Water distribution and plumbing, for use in restrooms, kitchens, and landscape irrigation.

Fire and Security systems, which monitor the physical building for signs of fire or smoke, and provide the correct level of security to the occupants through the control of access by the general public.

HVAC In most commercial buildings, the HVAC system requires the most amount of monitoring and maintenance. Newer HVAC systems as well as large systems tend to be controlled through direct digital control (DDC) systems. This enables the entire system to be controlled by one PC, which enables the operator to monitor the entire system and building space, observe temperatures in that space, and make necessary adjustments. It allows the operator to program events and on and off hours, and it also allows the operator to troubleshoot to a certain degree, with the program often detailing the exact nature of a malfuntion, which is then dealt with accordingly.

All HVAC systems require maintenance in order to run trouble-free and as efficiently as possible. The larger the system, the more components which require monitoring and maintenance. Often, building operators follow maintenance plans for their specific system, which can include greasing bearings, changing filters, checking refrigeration pressures in air conditioning, testing safety circuits, cleaning boilers, cleaning chillers, changing fan belts, and repairing leaking or damaged piping. Sometimes, these tasks are assigned to a contractor. Other times, the building or facility is large enough that it employs several operators, who are responsible for all of the maintenance work. Depending on skill level, maintenance can also include more challenging tasks.

LIGHTING Lighting and electricity in buildings are typically laid out during construction or remodel and then are seldom manipulated directly. Operators generally are responsible for changing burned out lamps, delamping, relamping, resetting tripped circuit breakers, troubleshooting outlets or circuits, and being wary of circuit overloading. If the operator has an electrical license, they may repair damaged circuits, add to a circuit, and various other small-scale projects.

WATER AND PLUMBING Plumbing and water distribution are similar to electrical systems in that they are typically installed during contruction or remodel and then are not dealt with much afterward. Operators can sometimes be responsible for fixing plumbing at toilets, sinks, or landscape irrigation.

FIRE AND SECURITY Fire and Security systems are normally monitored by operators as well as a monitoring company. Depending on skill level, operators may only have limited access to these systems, or they may be heavily involved with their layout and testing.

Other day-to-day functions which operators can perform are trending of their building systems for the sake of energy efficiency. Tracking energy use and looking for ways to reduce waste of energy and water have become important parts of building operators' jobs in recent years. There are also logistical aspects, such as maintaining the correct amount of replacement parts, getting bids for contracted work, tenant relations, and depending on the size of staff, delegation of tasks and review of completed work.

EMPLOYMENT Typically, Building Operators work for a property management company or for the building owners directly. Property management companies normally have medium to large-sized commercial office buildings which usually only require one operator. At times, if the building is large enough or has a high tenant load, more than one operator will work in the building. Industrial buildings and institutions are more likely to have several operators working at one location, and they tend to cover all aspects of maintenance work and keep everything in-house as opposed to contracting out larger or more challenging tasks.

Building Operators can have varying degrees of education. It can range from a few trade school classes to degrees in mechanical engineering. There are many continuing education opportunities offered by manufacturers of building system components to keep operators updated on current technologies and practices in the field. Classes in energy managment and efficiency are also strongly encouraged. Building Operators will utilize math and physics concepts in dealing with systems. Working knowledge of thermodynamics and electrical theory will ensure that the operator is running their building to its most efficient potential.