Generator Questions
Q: What does my generator power during an actual power outage?
A: Normally the generator provides power only to the emergency and life safety circuits. This includes fire alarms, stairway and hallway lighting, fire pump, enter phone/phone system, etc. If the building is tall enough the red aircraft beacon on the roof will also be powered.
It may also power all or part of non-emergency loads such as domestic water pumps, sump pumps, pool equipment, business/maintenance office, rec. room, or the guard office/gate.
Q: There was a power outage and some of my apartment lights worked. Does the generator run my apartment?
A: No, I don’t know any building that the generator runs anything in the apartments. You probably had a partial outage (Single phase). There are usually three power lines (plus the neutral) to the building. Each apartment uses two of these spread out between the three to even out the load. Losing any one will start the generator. If your apartment only lost one some things would still work. With a total outage nothing in the apartment would work.
Q: The building next door has the domestic water pumps on the generator panel so they have water during an outage. Can we do that in our building?
A: Probably. Most domestic water systems are small enough they can be added without overloading the system. Controls can also be designed to limit the system to one pump during an outage.
Q: Does my generator shut off automatically when normal power has been restored?
A: If the generator is connected through a good automatic transfer switch there will be a time delay (usually 5-30 minutes) before it switches back to utility. The generator will run for another five to ten minutes to stabilize internal temperatures before it shuts down.
Q: Why does my generator start weekly?
A: Most building codes and manufacturers recommend a minimum run time of a half hour weekly under load to ensure the system is ready and able to work. Depending on your location and building use the weekly test may be required.
Q: What do I do in the event of a fuel leak?
A: That depends on the size and location of the leak. You may be able to valve off the fuel and clean the spill with rags or kitty litter. If it is a large spill you may need to call 911 to protect your property.
Q: What are my responsibilities concerning maintenance
A: If the generator is used for life safety equipment there is a great deal of liability associated with the system. Generally building management must see that the system is maintained in working condition and have repairs performed by competent technicians in a timely manner. The following are the basic maintenance responsibilities additional info can be found in NFPA publications.
1. Check/test the generator weekly. Sign and date a checklist noting operation and fluid levels. Retain these records in a maintenance file for inspection.
2. Have the system serviced at least semi-annually by a competent service Company
3. Repair deficiencies found during the weekly and semi-annual inspections without delay
Q: How often should the oil and filters be changed?
A: Most emergency generators only run about 50 hours per year and do not ‘wear out’ the oil from use. A more serious threat is condensation within the engine between exercise cycles contaminating the oil. We recommend annual oil and filter changes coupled with an oil analysis program. This will usually be sufficient to prevent premature wear and reduce repairs.
Fire Pump Questions
Q: What does the fire pump do?
A: The fire pump provides suitable pressure for fire fighting. Usually the fire department will use their pumper to better control the water flow but will use your fire pump in the unlikely event of a breakdown of their equipment. It will provide water to the sprinklers until the fire department arrives. Most fires in sprinkled buildings are contained by three sprinklers or less and are out before the fire department arrives.
Q: What is the most common fire you see in high-rise buildings?
A: Fires in dumpsters caused by someone throwing a lit cigarette down the trash chute. Always make sure the melting link that closes the trash chute door above the dumpster is in good shape and not blocked. Keep at least on spare melting link somewhere other than the dumpster room and keep the fire sprinkler clear and ready. Coastal Service stocks these melting links.
Q: How do I silence my alarm panel to perform the weekly test on my electric fire pump?
A: With so many different alarm systems in use my best recommendation is to have your alarm company walk your staff through the process.
Q: What should I do if the fire pump starts automatically?
A: Evacuate the building in case there is a fire. While there is the possibility it is a false alarm due to equipment failure it is best to start by protecting people.
Q: What are my responsibilities concerning maintenance?
A: Codes require weekly testing of both electric and diesel fire pumps. Maintenance and test records should be retained for inspection due to the high liability associated with this equipment. Repairs should be performed by a qualified company without delay. The local fire department must be notified when the pump is out of service, when you anticipate its return to service, and when you actually return it to service.
Q: What keeps up the pressure in the fire system?
A: The small jockey pump maintains pressure in the system above the start pressure of the main pump. Small leaks are handles by cycling the pump. Should a sprinkler head activate or a fire hose be used the system pressure drops to the point the large pump starts.
Q: Why does my fire pump leak water at the shaft all the time?
A: By code fire pumps cannot use mechanical seals. Rope packing compressed against the shaft by collars need some water for cooling.
Q: What should be done if the pump is inoperable or down for repair?
A: The local fire department must be notified when the pump is out of service, when you anticipate its return to service, and when you actually return it to service
Domestic Booster Pump Questions
Q: Why do we have a water pump system?
A: In order to maintain suitable pressure to all floors pumps are used to boost the city pressure. Most buildings above five floors need pumping systems unless the city pressure is unusually high.
Q: Why do we have more than one pump on our system?
A: Redundancy and energy savings. A two pump system should be designed so either pump can handle the whole building so that when one fails and is out for repair your water pressure is unaffected. A three pump system is usually more efficient and can also operate the building with one (perhaps two) pumps out for repair.
Q: Why don’t you recommend variable speed drives for domestic water pumps?
A: We don’t have the space here for all the reasons but here are a few:
1. They must run 24/7, more wear and wasted energy
2. They still need regular maintenance, just different.
3. They do not vary their speed much at all and usually run at about 90% speed.
4. At full load they are less efficient than a standard motor
5. The more complex you make a system the more things can go wrong with it. We are the lightning capitol.
6. Many parts (including programming) are proprietary and not available from multiple local sources. Expect higher repair costs.
7. Special tools and training are required to repair the system.
8. I expect repairs will require replacement after a few years when the electronics become obsolete. Try to get repairs for a 5 year old computer, stereo, or TV!
Q: How often should maintenance be performed
A: There is no code requirement that addresses maintenance frequency however I recommend semi-annual inspections in order to be sure the residents water needs are uninterrupted. These inspections usually turn up problems before they become expensive.
Q: How much water pressure should my building have?
A: Federal regulations only require twenty psi to protect the safety of the water in the mains. Few people would accept that in their homes. Normally I expect at least forty psi at any unit.
Q: What is a hydro-pneumatic bladder tank and what does it do?
A: This tank stores water under pressure to allow pumps to shut off during periods of low usage. Having a pump that runs 24/7 wastes energy and increases both wear and repairs. It is a lot like leaving your car running while you sleep.
Q: Who should work on my water pump system?
A: Obviously you want experienced, qualified people to maintain your water system as your health depends on it. Most municipalities require a plumbing license to work on water systems. The company should maintain sufficient stock on hand.
Q: What is a pressure-reducing valve and what does it do?
A: A pressure Reducing Valve (PRV) takes a high pump pressure and regulates it to a usable building pressure regardless of the pumps flow between no flow and full rated flow. There are many brands of PRVs, each with its own quirks.
Q: My pump starts, pressures up very quickly, and shuts down, only to repeat this sequence over and over. It doesn't shut down for a while like it used to. What's wrong?
A: Probably a time delay that prevents short cycling has failed and required replacement.
Q: What should I do if the pump is leaking?
A: Turn that pump off and close the valves to that pump. Then call Coastal Service for repair.
Q: What should I do if the piping is leaking?
A: That depends where the leak is. If it is between valves just shut the valves off along with any equipment between the valves. If it is a header a good short term solution is a hose clamp with a piece of rubber until permanent repairs can be performed.
Q: How do I shut off the water to my building?
A: Usually the best way is at the back flow preventer at the street. Another good way is at the domestic pump system. The pump system is usually easier to get to and to operate.
Transfer Panel Information
Q: What does the transfer panel do?
A: The transfer panel monitors utility voltage and controls the starting, transfer, retransfer, and stopping of the generator. It usually has a time clock built in to control weekly exercising.
Q: How long does it take before the transfer panel switches to emergency power?
A: Code requires the generator to be able to power the building within 10 seconds after a power outage. Except for emergency facilities most buildings are set to start the generator in five to eight seconds after an outage.
Q: what should I do if the generator starts but the transfer panel fails to switch to emergency power?
A: Check to see if the generator is putting out voltage. If it is then check for a tripped breaker.
Weekly Check List Questions
Q: Can I receive training on how to fill out my weekly checklist?
A: Contract customers can call Coastal Service for free training on the building’s maintenance procedures.
Q: Who is responsible for the weekly checklist?
A: Most buildings have their maintenance personnel perform the weekly checklist with the manager checking occasionally to be sure it is being done properly.
Q: What happened to the weekly checklist I filled out?
A: Coastal Service’s contract customers get a new weekly checklist semi-annually at our scheduled service. The old checklist goes into the customer’s service files along with the service record.
Q: Why is the weekly checklist important to me?
A: In order to protect the building and its occupants the system must be kept in good working condition. The weekly checklist is one way the proper maintenance of the system is being performed. It is extremely important to managers, boards, and residents that this checklist is done weekly. Should the unit fail and the maintenance records are not in order the assumption will likely be negligence even if the work was performed without documentation.
Q: Where do we get a new weekly checklist after it is full?
A: If you fill the checklist before our scheduled service just give us a call.
Copyright © 2010
Disclaimer: This document provides an overview of the use of generators, fire pumps, and domestic water pump systems. Use of this type of equipment can be dangerous. READERS SHOULD OBTAIN AND FOLLOW ALL SAFETY INFORMATION PROVIDED IN YOUR EQUIPMENTS MAINTENANCE MANUALS BEFORE MAKING ANY ATTEMPT TO OPERATE THE EQUIPMENT.
The information provided below is intended for property managers and maintenance personnel.
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