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BOMI SMA practice questions

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Question 1Systems Maintenance (building systems and maintenance administration content as defined by BOMI designation curriculum)

In a preventive maintenance program, what does the term 'PM trigger' refer to?

  1. The condition or interval that initiates a scheduled maintenance task Correct answer.
  2. The technician assigned to complete a work order
  3. The report that closes out a completed work order
  4. The spare part reserved for a repair job

Explanation

A PM trigger is the criterion that causes a scheduled task to be generated, such as elapsed run hours, calendar intervals, or a meter reading threshold. Triggers convert a maintenance plan into actual work orders at the right moment.

Question 2Systems Maintenance (building systems and maintenance administration content as defined by BOMI designation curriculum)

Which maintenance strategy is best described as reacting to equipment failure after it has occurred?

  1. Reactive maintenance Correct answer.
  2. Predictive maintenance
  3. Preventive maintenance
  4. Condition-based maintenance

Explanation

Reactive or run-to-failure maintenance waits until a component actually fails and then repairs or replaces it. It is appropriate for low-cost, non-critical items where planned intervention costs more than the failure.

Question 3Systems Maintenance (building systems and maintenance administration content as defined by BOMI designation curriculum)

What is the primary purpose of a computerized maintenance management system (CMMS)?

  1. To track maintenance work orders, assets, and history Correct answer.
  2. To control building HVAC setpoints automatically
  3. To monitor electrical demand and power factor
  4. To manage tenant lease agreements and billing

Explanation

A CMMS is an information system for recording assets, generating and tracking work orders, and storing maintenance history and costs. It supports planning and reporting rather than direct control of physical equipment.

Question 4Systems Maintenance (building systems and maintenance administration content as defined by BOMI designation curriculum)

A work order is classified as 'emergency' rather than 'urgent.' Which characteristic distinguishes an emergency work order?

  1. It is generated automatically from a PM schedule
  2. It involves a safety hazard or loss of a critical service requiring immediate response Correct answer.
  3. It can be deferred until the next scheduled shutdown
  4. It requires a purchase order before work begins

Explanation

Emergency work involves an immediate threat to safety, property, or a critical building service and demands instant response. Urgent work is important but can usually be scheduled within a short defined window.

Question 5Systems Maintenance (building systems and maintenance administration content as defined by BOMI designation curriculum)

What does a work order backlog, expressed in work-hours, primarily indicate to a maintenance manager?

  1. The percentage of equipment past its service life
  2. The total labor cost incurred last month
  3. The number of spare parts currently out of stock
  4. The amount of approved work awaiting completion relative to available labor Correct answer.

Explanation

Backlog in labor hours measures outstanding approved work compared with the crew's available capacity, usually expressed in weeks of work. It helps managers judge staffing and scheduling adequacy.

Question 6Systems Maintenance (building systems and maintenance administration content as defined by BOMI designation curriculum)

Which document defines the scope, responsibilities, response times, and performance metrics for contracted building maintenance services?

  1. The equipment warranty
  2. The preventive maintenance schedule
  3. The service level agreement Correct answer.
  4. The capital plan

Explanation

A service level agreement sets out what the contractor will deliver, required response and resolution times, and how performance will be measured. It forms the contractual basis for managing outsourced maintenance.

Question 7Systems Maintenance (building systems and maintenance administration content as defined by BOMI designation curriculum)

In maintenance planning, what is the purpose of a job plan?

  1. To list tenant complaints received during the month
  2. To summarize utility consumption for the year
  3. To document the specific steps, labor, materials, and tools needed for a task Correct answer.
  4. To record the building's original construction drawings

Explanation

A job plan details the sequence of work, craft hours, materials, tools, and safety requirements so a task can be executed consistently and estimated accurately. Good job plans improve scheduling and reduce downtime.

Question 8Systems Maintenance (building systems and maintenance administration content as defined by BOMI designation curriculum)

What is the main benefit of a planned maintenance shutdown over performing the same work while equipment is running?

  1. It eliminates the need for lockout procedures
  2. It removes the requirement for spare parts
  3. It allows work to be sequenced safely with equipment isolated Correct answer.
  4. It guarantees no future failures occur

Explanation

A planned shutdown lets crews isolate equipment, sequence tasks safely, and complete work efficiently without production or comfort disruptions. It also improves safety because energy sources are controlled during the work.

Question 9Systems Maintenance (building systems and maintenance administration content as defined by BOMI designation curriculum)

A centrifugal chilled-water pump shows a gradually rising vibration trend over several weeks while flow remains normal. Which maintenance response is most appropriate?

  1. Reduce chilled-water setpoint to compensate
  2. Continue operating and schedule vibration analysis and bearing inspection Correct answer.
  3. Replace the pump immediately as an emergency
  4. Ignore the trend because flow is unchanged

Explanation

A rising vibration trend signals developing mechanical degradation such as bearing wear or misalignment. Condition monitoring and a planned inspection let the problem be diagnosed and corrected before a failure.

Question 10Systems Maintenance (building systems and maintenance administration content as defined by BOMI designation curriculum)

A maintenance crew has 5 technicians available 8 hours each per day, and the approved backlog is 600 labor hours. Approximately how many working days of backlog does this represent if all labor is applied to backlog?

  1. 15 days Correct answer.
  2. 5 days
  3. 30 days
  4. 60 days

Explanation

Five technicians times eight hours gives 40 available labor hours per day. Dividing the 600-hour backlog by 40 hours per day yields about 15 working days of backlog.

Question 11Systems Maintenance (building systems and maintenance administration content as defined by BOMI designation curriculum)

A rooftop air-handling unit trips its motor overload repeatedly during hot afternoons but runs normally in the morning. Which diagnostic step should come first?

  1. Measure operating current and compare it with nameplate full-load amps Correct answer.
  2. Replace the motor starter contactor
  3. Clean the cooling coil only
  4. Increase the overload trip setting

Explanation

Repeated overload trips suggest excessive current draw, which may result from high load, low voltage, or mechanical binding. Measuring actual current against nameplate rating confirms whether the motor is truly overloaded before any repair decision.

Question 12Systems Maintenance (building systems and maintenance administration content as defined by BOMI designation curriculum)

Which metric best measures how much of the maintenance work performed was planned in advance rather than reactive?

  1. First-call resolution rate
  2. Planned maintenance compliance or percentage of planned work Correct answer.
  3. Overall equipment effectiveness
  4. Mean time to repair

Explanation

The proportion of work completed as planned versus reactive indicates how well maintenance is scheduled ahead of failures. A high planned-work percentage generally correlates with lower downtime and cost.

Question 13Systems Maintenance (building systems and maintenance administration content as defined by BOMI designation curriculum)

During a scheduled PM on a fire pump, the technician should verify which item to confirm the driver will start automatically on a pressure drop?

  1. The building fire alarm is silenced
  2. The jockey pump is turned off permanently
  3. The controller is in the automatic position and the pressure switch is functional Correct answer.
  4. The manual start button is depressed

Explanation

The fire pump controller must remain in automatic so the pump starts on a pressure drop, and the pressure switch must be tested to confirm it initiates that start. Leaving the controller in manual or bypass defeats automatic protection.

Question 14Systems Maintenance (building systems and maintenance administration content as defined by BOMI designation curriculum)

A building's work order system shows many repeat calls for the same restroom fixture within a month. What is the most useful first analysis step?

  1. Review the work order history to identify the recurring cause Correct answer.
  2. Order a full fixture replacement
  3. Assign the calls to a different vendor
  4. Increase the PM frequency for all restrooms

Explanation

Repeat calls on one asset usually indicate an unresolved root cause rather than random failures. Reviewing history reveals patterns such as a specific part, usage issue, or incomplete prior repair before committing to costly action.

Question 15Systems Maintenance (building systems and maintenance administration content as defined by BOMI designation curriculum)

Which practice best supports spare parts availability for critical equipment without excessive inventory cost?

  1. Rely on the manufacturer to deliver within one hour
  2. Order parts only after a failure occurs
  3. Classify parts by criticality and stock only those whose failure would cause major impact Correct answer.
  4. Stock every part listed in every equipment manual

Explanation

Criticality-based stocking balances risk against inventory carrying cost by holding parts whose unavailability would seriously disrupt operations. Low-impact parts can be purchased as needed.

Question 16Systems Maintenance (building systems and maintenance administration content as defined by BOMI designation curriculum)

A maintenance manager wants to compare the reliability of two similar pumps over a year. Which measure is most appropriate?

  1. Total maintenance cost
  2. Mean time between failures Correct answer.
  3. Labor hours per work order
  4. Number of work orders opened

Explanation

Mean time between failures measures average operating time between failures and allows direct reliability comparison between similar assets. Cost and work order counts reflect workload and spending rather than reliability.

Question 17Systems Maintenance (building systems and maintenance administration content as defined by BOMI designation curriculum)

What is the primary role of a building automation system in maintenance administration?

  1. It provides alarms, trends, and equipment status data that support maintenance decisions Correct answer.
  2. It calculates tenant rent escalations
  3. It automatically orders replacement parts from suppliers
  4. It replaces the need for any physical maintenance

Explanation

A BAS supplies real-time alarms, historical trends, and equipment status that help staff detect faults and schedule maintenance. It is a monitoring and control tool, not a substitute for physical service.

Question 18Systems Maintenance (building systems and maintenance administration content as defined by BOMI designation curriculum)

A technician must repair a valve on a live steam line. Which administrative control should be completed before work begins?

  1. A lockout/tagout procedure and an approved work permit Correct answer.
  2. A verbal approval from a coworker
  3. An entry in the utility meter log
  4. A hot work permit only

Explanation

Work on energized steam systems requires isolation through lockout/tagout plus an approved permit documenting hazards and controls. These administrative controls protect workers from burns and unexpected energy release.

Question 19Systems Maintenance (building systems and maintenance administration content as defined by BOMI designation curriculum)

Which element is essential in a maintenance quality control program for contracted work?

  1. Elimination of all warranty requirements
  2. Verbal scope changes without documentation
  3. Payment in full on the first day of work
  4. Acceptance criteria and inspection before payment approval Correct answer.

Explanation

Quality control requires defined acceptance criteria and inspection of completed work before payment is released. This ensures the contractor delivers according to specification and provides leverage for correction.

Question 20Systems Maintenance (building systems and maintenance administration content as defined by BOMI designation curriculum)

A CMMS shows that a chiller's run-hour meter has reached the manufacturer's service interval. Which action should the system generate?

  1. A meter-based preventive maintenance work order Correct answer.
  2. A reactive work order after failure
  3. A tenant billing adjustment
  4. A capital replacement request

Explanation

Meter-based PM uses accumulated run hours to trigger service when the manufacturer's interval is reached. This aligns maintenance with actual equipment use rather than calendar time alone.

Question 21Systems Maintenance (building systems and maintenance administration content as defined by BOMI designation curriculum)

A maintenance department is deciding whether to repair or replace a 20-year-old cooling tower. Which analysis best supports the decision?

  1. Deferring the decision until the tower fails
  2. Choosing replacement because the unit is old
  3. Choosing repair because it has the lowest first cost
  4. Comparing the annual repair and energy cost with the annualized cost of replacement Correct answer.

Explanation

A repair-versus-replace decision should compare the ongoing cost of keeping the asset, including repairs and energy, with the annualized cost of a new unit over its life. Age alone or first cost alone gives an incomplete picture.

Question 22Systems Maintenance (building systems and maintenance administration content as defined by BOMI designation curriculum)

A facility experiences repeated premature failures of V-belt drives on supply fans. Which combination of factors is most likely to explain the pattern?

  1. Incorrect thermostat scheduling
  2. Low chilled-water temperature
  3. Excessive belt tension and pulley misalignment Correct answer.
  4. Too frequent filter changes

Explanation

Premature belt failure commonly results from over-tensioning, pulley misalignment, or worn sheaves, which accelerate wear and cracking. Filter changes, scheduling, and chilled-water temperature do not directly stress belt drives.

Question 23Systems Maintenance (building systems and maintenance administration content as defined by BOMI designation curriculum)

A manager wants to reduce total maintenance cost while maintaining reliability. Which approach best reflects world-class maintenance practice?

  1. Eliminate all preventive maintenance to save labor
  2. Increase emergency overtime to handle more breakdowns
  3. Reduce spare parts inventory to zero
  4. Shift the work mix toward planned and predictive work and reduce reactive repairs Correct answer.

Explanation

Mature maintenance organizations reduce total cost by increasing planned and predictive work, which lowers emergency repairs and downtime. Reactive work is inherently more expensive per event due to overtime and collateral damage.

Question 24Systems Maintenance (building systems and maintenance administration content as defined by BOMI designation curriculum)

A work order for a critical air handler is repeatedly rescheduled because parts are unavailable. What is the most significant consequence of this pattern?

  1. Higher PM completion rate
  2. Improved schedule compliance
  3. Increased risk of an unplanned failure and extended downtime Correct answer.
  4. Lower spare parts inventory cost

Explanation

Deferring critical work because parts are missing leaves the asset in a degraded state and raises the probability of failure at an inconvenient time. It also undermines schedule credibility and can extend downtime when failure occurs.

Question 25Systems Maintenance (building systems and maintenance administration content as defined by BOMI designation curriculum)

A building owner proposes using a run-to-failure strategy for all equipment to cut maintenance spending. Which critique is most accurate?

  1. It is appropriate for all equipment because failures are always inexpensive
  2. It automatically improves reliability
  3. It eliminates the need for any spare parts
  4. It ignores the high cost and safety consequences of critical equipment failures Correct answer.

Explanation

Run-to-failure is suitable only for low-criticality, low-cost items where failure consequences are minor. Applying it universally ignores safety, downtime, and collateral damage costs for critical systems.

Question 26Systems Maintenance (building systems and maintenance administration content as defined by BOMI designation curriculum)

Which maintenance strategy schedules work based on the actual condition of equipment, using measurements such as vibration or oil analysis to trigger action?

  1. Corrective maintenance
  2. Deferred maintenance
  3. Emergency maintenance
  4. Predictive maintenance Correct answer.

Explanation

Predictive maintenance uses condition measurements to forecast degradation and time the intervention before functional failure. Corrective and emergency work respond after failure, while deferred maintenance is simply postponed work, so none of those describe condition-triggered scheduling.

Question 27Systems Maintenance (building systems and maintenance administration content as defined by BOMI designation curriculum)

In a CMMS, what is the primary purpose of recording a failure code on each completed repair work order?

  1. To enable analysis of failure patterns and repeat problems Correct answer.
  2. To satisfy the equipment vendor's warranty registration
  3. To calculate the hourly wage of each technician
  4. To determine the depreciation schedule of the asset

Explanation

Failure codes convert repair history into structured data that supports reliability analysis, such as Pareto charts of failure modes and identification of chronic repeat problems. Wage calculation, warranty registration, and depreciation are handled by other records and are not the reason for coding failures.

Question 28Systems Maintenance (building systems and maintenance administration content as defined by BOMI designation curriculum)

Which document authorizes a specific maintenance task and defines the labor, materials, and safety steps required to complete it?

  1. A work order Correct answer.
  2. A purchase requisition
  3. A utility invoice
  4. A lease agreement

Explanation

A work order is the controlling document that authorizes a task and records the labor, parts, procedures, and completion data. Requisitions, invoices, and leases are financial or contractual documents and do not direct maintenance execution.

Question 29Systems Maintenance (building systems and maintenance administration content as defined by BOMI designation curriculum)

Which maintenance performance indicator expresses the percentage of total maintenance labor hours spent on planned and scheduled work?

  1. Planned maintenance percentage Correct answer.
  2. Mean time to repair
  3. First-pass yield
  4. Overall equipment effectiveness

Explanation

Planned maintenance percentage compares planned and scheduled labor hours to total labor hours, showing how much of the workload is proactive. Mean time to repair measures repair duration, and overall equipment effectiveness combines availability, performance, and quality rather than measuring planning share.

Question 30Systems Maintenance (building systems and maintenance administration content as defined by BOMI designation curriculum)

What is the purpose of a lockout/tagout procedure before servicing energized or pressurized building equipment?

  1. To record the equipment's warranty expiration date
  2. To document the exact repair cost for the work order
  3. To isolate hazardous energy so the equipment cannot start during work Correct answer.
  4. To schedule the next preventive maintenance visit

Explanation

Lockout/tagout isolates and secures all hazardous energy sources so equipment cannot be re-energized while a technician is working on it. Cost documentation, PM scheduling, and warranty tracking are administrative functions unrelated to energy isolation.

Question 31Systems Maintenance (building systems and maintenance administration content as defined by BOMI designation curriculum)

Which of the following is a typical component of a preventive maintenance program for a centrifugal water pump?

  1. Annual recalculation of the building's property tax
  2. Monthly review of tenant lease renewals
  3. Periodic inspection of seals, bearings, and coupling alignment Correct answer.
  4. Quarterly revision of the custodial staffing roster

Explanation

A pump PM program focuses on wear items and alignment checks that preserve reliability, such as seals, bearings, lubrication, and coupling condition. Property tax, lease renewals, and custodial staffing are administrative matters with no bearing on pump condition.

Question 32Systems Maintenance (building systems and maintenance administration content as defined by BOMI designation curriculum)

In maintenance administration, what does backlog represent?

  1. Equipment that has been removed from service permanently
  2. Labor hours already charged to completed work orders
  3. Approved work that is waiting to be scheduled and completed Correct answer.
  4. Parts that have been returned to the vendor

Explanation

Backlog is the accumulated approved work, usually expressed in labor hours, that has not yet been scheduled or finished. It excludes completed work and is not a measure of returned parts or retired assets.

Question 33Systems Maintenance (building systems and maintenance administration content as defined by BOMI designation curriculum)

Which type of maintenance work is performed to correct a defect that has already occurred but has not yet caused a functional failure?

  1. Predictive maintenance
  2. Corrective maintenance Correct answer.
  3. Design-out maintenance
  4. Preventive maintenance

Explanation

Corrective maintenance restores a component after a defect is detected but before or after it becomes a functional failure, depending on severity. Predictive and preventive work are triggered before a defect develops, and design-out maintenance eliminates the failure source entirely.

Question 34Systems Maintenance (building systems and maintenance administration content as defined by BOMI designation curriculum)

A chiller plant's CMMS data shows that the same condenser water pump fails repeatedly after about four months. Which analysis technique best reveals whether the failures share a common cause?

  1. A review of the building's utility rate schedule
  2. Root cause analysis using the failure history and maintenance records Correct answer.
  3. An audit of the custodial supply inventory
  4. A depreciation recast of the pump asset value

Explanation

Root cause analysis examines failure history, repair records, operating conditions, and maintenance practices to find the common mechanism behind repeated failures. Financial recasting, utility rates, and custodial supplies do not explain why a pump fails on a repeating cycle.

Question 35Systems Maintenance (building systems and maintenance administration content as defined by BOMI designation curriculum)

A maintenance planner wants to reduce technician time spent waiting for parts. Which practice most directly improves wrench time?

  1. Extending the PM interval for all equipment
  2. Increasing the number of open work orders in the backlog
  3. Staging parts and tools for each job before the scheduled start Correct answer.
  4. Reducing the number of failure codes in the CMMS

Explanation

Kitting or staging parts and tools ahead of the scheduled job removes the search and waiting time that erodes productive wrench time. Increasing open work orders, extending intervals, and reducing failure codes do not address parts availability at the job site.

Question 36Systems Maintenance (building systems and maintenance administration content as defined by BOMI designation curriculum)

A facility's maintenance staff handles most work reactively, and overtime is rising. Which change is the most effective first step toward a proactive program?

  1. Eliminate failure coding to save administrative time
  2. Reduce the number of technicians assigned to PM work
  3. Purchase additional spare parts for every asset class
  4. Establish a prioritized backlog and a weekly scheduling process Correct answer.

Explanation

Prioritizing the backlog and installing a weekly schedule converts dispersed reactive work into coordinated planned work, which is the foundation of proactive maintenance. Buying indiscriminate spares, cutting PM staffing, or removing failure codes would worsen control and data quality.

Question 37Systems Maintenance (building systems and maintenance administration content as defined by BOMI designation curriculum)

A building experiences a refrigerant leak from a rooftop packaged unit. Which administrative action should be completed in addition to the repair, given refrigerant handling regulations?

  1. Recalculate the building's energy use intensity
  2. Document the leak, refrigerant added, and technician certification in the service record Correct answer.
  3. Notify the utility provider to adjust the demand charge
  4. Update the tenant directory with the unit's location

Explanation

Refrigerant regulations require records of leaks, refrigerant quantities added or recovered, and the certification of the technicians performing the work. Utility demand charges, energy intensity, and tenant directories are unrelated to refrigerant compliance documentation.

Question 38Systems Maintenance (building systems and maintenance administration content as defined by BOMI designation curriculum)

A maintenance supervisor is building a PM program for a new building. Which principle should guide the assignment of PM frequencies?

  1. Set all intervals to the shortest possible period for safety
  2. Base intervals on manufacturer guidance, failure history, and criticality Correct answer.
  3. Choose intervals based on technician preference and convenience
  4. Use identical intervals for every asset to simplify scheduling

Explanation

Effective PM intervals balance manufacturer recommendations, observed failure behavior, and the criticality of the asset so that effort is concentrated where it prevents real consequences. Uniform or arbitrarily short intervals waste labor, and technician preference is not a reliability basis.

Question 39Systems Maintenance (building systems and maintenance administration content as defined by BOMI designation curriculum)

A work order requires a contractor to weld in an occupied building. Which administrative control should be verified before the permit is issued?

  1. A hot work permit with fire watch and area preparation confirmed Correct answer.
  2. A revised janitorial schedule for the floor
  3. An updated building occupancy certificate
  4. A copy of the contractor's marketing brochure

Explanation

Hot work in an occupied building requires a permit that confirms area preparation, fire watch, and extinguishing equipment before work starts. Marketing materials, occupancy certificates, and janitorial schedules do not control ignition hazards from welding.

Question 40Systems Maintenance (building systems and maintenance administration content as defined by BOMI designation curriculum)

A maintenance manager wants to justify replacing an aging boiler. Which financial measure best accounts for the time value of money over the asset's remaining life?

  1. Simple payback of the first-year savings
  2. The boiler's original purchase price
  3. Life-cycle cost analysis using present value Correct answer.
  4. The current replacement parts catalog price

Explanation

Life-cycle cost analysis discounts all future costs, including energy, maintenance, and replacement, to present value so alternatives can be compared fairly. Simple payback ignores costs after the payback point, and historical or catalog prices alone do not capture ongoing operating cost.

Question 41Systems Maintenance (building systems and maintenance administration content as defined by BOMI designation curriculum)

A building's maintenance team is transitioning from paper requests to a CMMS. Which data element is most important to establish first so that work can be tracked and analyzed?

  1. A directory of tenant emergency contacts
  2. A standardized asset register with unique equipment identifiers Correct answer.
  3. A complete archive of past utility bills
  4. A list of every vendor the building has ever used

Explanation

A standardized asset register with unique identifiers lets every work order, PM, and failure record attach to the correct equipment for reliable tracking and analysis. Vendor lists, utility archives, and tenant contacts are useful but do not provide the equipment backbone the CMMS requires.

Question 42Systems Maintenance (building systems and maintenance administration content as defined by BOMI designation curriculum)

A maintenance team is evaluating whether to continue repairing a 15-year-old air-cooled chiller that has had three major compressor failures in two years. Which factor most strongly supports a replace decision?

  1. The unit's nameplate data is recorded in the CMMS
  2. The chiller uses a refrigerant that is still widely available
  3. Repair costs and downtime are approaching or exceeding replacement economics Correct answer.
  4. The unit is on a quarterly PM schedule

Explanation

When cumulative repair cost and lost service approach the cost of a new unit, replacement becomes the better economic and reliability choice. Refrigerant availability, PM frequency, and recorded nameplate data are neutral facts that do not by themselves justify replacement.

Question 43Systems Maintenance (building systems and maintenance administration content as defined by BOMI designation curriculum)

A building's maintenance department has no formal priority system, and urgent safety issues are sometimes delayed behind routine requests. Which control best addresses this problem?

  1. A requirement that all requests be approved by the tenant
  2. A policy that technicians choose their own assignments each morning
  3. A written priority matrix that classifies work by safety, production, and cost impact Correct answer.
  4. A rule that all work orders are handled in the order received

Explanation

A priority matrix classifies requests by consequence so that safety and critical work preempt routine tasks in a defensible, consistent way. First-in-first-out ordering, technician self-assignment, and tenant approval all fail to guarantee that the highest-consequence work is done first.

Question 44Systems Maintenance (building systems and maintenance administration content as defined by BOMI designation curriculum)

A maintenance manager is comparing two vendors for an HVAC service contract. Which evaluation approach is most defensible?

  1. Score each proposal against weighted criteria such as qualifications, response time, and cost Correct answer.
  2. Select the vendor with the lowest hourly rate only
  3. Select the vendor recommended by a single tenant
  4. Select the vendor that has worked in the building longest

Explanation

Weighted scoring against pre-established criteria evaluates proposals on qualifications, service levels, and total cost in a transparent, defensible way. Lowest hourly rate, incumbent status, or a single tenant recommendation each consider only one factor and may overlook performance risk.

Question 45Systems Maintenance (building systems and maintenance administration content as defined by BOMI designation curriculum)

A critical air handler's bearing temperature has been rising slowly over several weeks while all other operating parameters remain normal. What is the most appropriate maintenance response?

  1. Increase condition monitoring frequency and plan an inspection before failure Correct answer.
  2. Immediately shut down the unit indefinitely
  3. Reduce the PM interval for unrelated equipment in the building
  4. Continue running and wait for the bearing to fail before acting

Explanation

A slow, isolated temperature rise is an early degradation signal that warrants closer monitoring and a planned inspection so the repair can be scheduled before failure. Waiting for failure risks unplanned downtime, and indefinite shutdown or unrelated PM changes do not address the specific condition.

Question 46Systems Maintenance (building systems and maintenance administration content as defined by BOMI designation curriculum)

A maintenance organization wants to shift from reactive to reliability-centered practices. Which sequence of actions is most logical?

  1. Identify critical assets, analyze failure modes, then select applicable maintenance tasks Correct answer.
  2. Purchase all recommended spare parts before analyzing failure modes
  3. Shorten every PM interval to the manufacturer's minimum
  4. Reduce staffing first, then determine which tasks can still be completed

Explanation

Reliability-centered maintenance begins by identifying critical assets, analyzing their failure modes and consequences, and then selecting tasks that address those failure modes cost-effectively. Cutting staff, buying spares, or shortening all intervals before analysis inverts the process and wastes resources.

Question 47Systems Maintenance (building systems and maintenance administration content as defined by BOMI designation curriculum)

A maintenance department's planned maintenance percentage is high, yet equipment availability has not improved. Which explanation is most plausible?

  1. PM tasks are being performed but do not address the dominant failure modes Correct answer.
  2. Technicians are recording labor hours accurately
  3. The department has too few work orders in the backlog
  4. The CMMS asset register is complete and current

Explanation

A high planned percentage only shows that work is planned; if the tasks target the wrong failure modes, availability will not improve. A small backlog, accurate labor recording, and a complete asset register support good performance rather than explain the gap.

Question 48Systems Maintenance (building systems and maintenance administration content as defined by BOMI designation curriculum)

A building owner wants to defer all roof membrane replacement for five years to improve short-term cash flow. Which consequence should the maintenance manager highlight?

  1. Deferral eliminates the need for any roof inspections
  2. The roof will automatically self-seal and require no future work
  3. Progressive water intrusion may damage interiors and raise total future cost Correct answer.
  4. The building's insurance premium will certainly decrease

Explanation

Deferring envelope work allows small defects to grow, so water intrusion can damage insulation, ceilings, and interior finishes and raise the eventual cost well beyond the deferred amount. Roofs do not self-seal, inspections remain necessary, and premiums are more likely to rise than fall with a deteriorating roof.

Question 49Systems Maintenance (building systems and maintenance administration content as defined by BOMI designation curriculum)

A CMMS shows high schedule compliance but a growing backlog of emergency work. Which interpretation is most sound?

  1. Emergency work should be excluded from all performance reporting
  2. High compliance guarantees that emergency work will decline
  3. Backlog growth is unrelated to schedule compliance
  4. Compliance may be measuring only scheduled work while emergency volume erodes overall control Correct answer.

Explanation

Schedule compliance can look strong if it measures only the scheduled portion while emergency work grows outside the schedule, so the two metrics must be read together. High compliance does not by itself reduce emergencies, backlog growth is closely tied to control, and excluding emergency work hides the problem.

Question 50Systems Maintenance (building systems and maintenance administration content as defined by BOMI designation curriculum)

A facility plans to adopt condition-based maintenance for its chillers. Which prerequisite is most essential for success?

  1. A reduction in the number of maintenance technicians
  2. Baseline condition data and the capability to trend and interpret it Correct answer.
  3. A switch to calendar-based PM for all other equipment
  4. A larger stock of every possible replacement part

Explanation

Condition-based maintenance depends on establishing baseline measurements and having the tools and skills to trend them so that meaningful changes trigger action. Excess spares, staff reductions, or reverting other equipment to calendar PM do not supply the diagnostic capability the strategy requires.