BOMI SMA flashcards

31 cards. Read the term and the definition here. The deck at the top of this page is optional.

Preventive maintenance trigger

A scheduled service performed at a calendar interval or after a set number of run hours or cycles, intended to reduce wear-out failures before they occur.

Predictive maintenance

Condition-based servicing triggered by measured indicators such as vibration, infrared temperature, oil particle counts, or ultrasonic readings, rather than by elapsed time.

Bathtub curve

A failure-rate model with three phases: early infant mortality with declining rate, a useful life of roughly constant random failures, and a wear-out phase of rising failures.

MTBF and availability

Mean time between failures equals operating time divided by failure count; availability equals MTBF divided by the sum of MTBF and mean time to repair.

Infrared thermography

A non-contact diagnostic that images surface temperature differences to find loose electrical connections, overloaded circuits, and failing bearings while equipment remains in service.

Vibration signature meanings

Elevated amplitude at one times running speed suggests imbalance; two times suggests misalignment; high-frequency impacts suggest rolling-element bearing defects.

Lubrication program controls

Specify the manufacturer's viscosity grade, filter lubricant before dispensing, avoid over-greasing sealed bearings, and record product and quantity for each asset serviced.

Work order closeout data

Required fields at completion include labor hours, parts used, cause code, and corrective action, which build the history used to tune maintenance intervals and budgets.

Load factor

The ratio of a building's rentable area to its usable (carpetable) area; rent is charged on rentable area, so the factor spreads common space cost across tenants.

Gross versus net lease

In a gross lease the landlord pays operating expenses from rent; in a net lease the tenant pays some or all taxes, insurance, and common area maintenance.

CAM reconciliation

An annual comparison of estimated common area maintenance charges collected from tenants against actual expenses, producing a tenant refund or additional charge under lease terms.

Capital versus operating expense

Capital spending extends asset life or adds capacity and is depreciated over time; operating expense maintains current condition and is charged in the current period.

Life-cycle cost

Initial acquisition cost plus the present value of operating, maintenance, and replacement costs over the study period, minus salvage value; used to compare equipment alternatives.

Emergency management cycle

The four-phase facility cycle of mitigation, preparedness, response, and recovery, supported by drills, contact rosters, and periodic plan updates.

Operations performance indicators

Common facility measures include work order completion rate, average response time, preventive maintenance compliance percentage, and maintenance cost per square foot.

Energy use intensity

Annual site energy consumption divided by conditioned floor area, expressed in kBtu or gigajoules per square foot or meter; compared against benchmarks for building type and climate.

Degree days

Accumulated temperature difference from a balance point, commonly 65 F or 18 C; heating degree days accrue below it and cooling degree days above it, normalizing weather effects.

AC power formula

For alternating current, watts equal volts times amps times power factor; energy in kilowatt-hours equals kilowatts multiplied by hours of operation.

Lighting efficacy

Light output measured in lumens divided by electrical input in watts; higher values indicate more efficient sources, and LED retrofits typically cut lighting energy substantially.

Air economizer

A control strategy that admits outdoor air for cooling when its enthalpy or dry-bulb temperature is below return air conditions, reducing mechanical cooling energy.

Demand charge

A utility billing component based on the highest average kilowatt demand during a billing window, which can be reduced by staggering loads or adding storage.

Retro-commissioning

A systematic process applied to existing buildings to verify and improve system operation, with savings verified against a weather-adjusted baseline using measurement and verification methods.

Energy balance concept

Purchased energy equals envelope losses, ventilation and infiltration losses, and process loads, offset by internal gains from people, lighting, and equipment and by system efficiency.

Span of control

The number of subordinates one supervisor can direct effectively; in maintenance it is set by trade mix, shift coverage, and the need for daily quality checks.

Reorder point formula

The inventory level that triggers replenishment, calculated as average daily usage multiplied by lead time in days, plus a safety stock allowance for variability.

ABC inventory analysis

A classification that groups spare parts by value and usage so counting and control effort concentrates on the few high-value items that dominate inventory investment.

Maintenance staffing estimate

Annual required hours come from preventive task counts times task hours plus expected corrective hours, divided by productive technician hours, typically 1,600 to 1,800 per year.

Work order priority levels

A ranking scheme of emergency (immediate, safety or mission critical), urgent (response within hours), routine (scheduled), and deferred work, tied to written service levels.

CMMS data quality

Reliable reporting requires consistent asset identifiers, standardized failure codes, and recorded labor hours; inconsistent entry makes trends and cost analysis unreliable.

Outsourcing decision rule

Contract work needing specialized certification, infrequent high-skill tasks, or peak overload; retain in-house work where fast response and building knowledge dominate.

Maintenance budget categories

Typical lines are labor including benefits and overtime, materials and parts, contracted services, utilities, and capital; variance analysis compares actual to budget by line.