Operations and Maintenance
Managing the work
Operations and maintenance questions test whether you can run a planned, documented, risk-based program. Know the work-order types: corrective (reactive), preventive (time- or meter-based), predictive (condition-based, e.g., vibration analysis, thermography), and emergency. A CMMS should hold the asset inventory, PM schedules, work history, parts inventory, and performance metrics. Key performance indicators include PM compliance (PMs completed on schedule ÷ PMs scheduled), mean time to repair, mean time between failures, backlog in work-hours or weeks, and percentage of reactive work.
Utility systems
Joint Commission EC.02.05.01 expects a documented utility system inventory, a risk assessment that identifies critical operating components, and inspection, testing, and maintenance of those components. Systems typically covered: electrical distribution and emergency power, HVAC, plumbing and potable water, medical gas and vacuum, steam, fuel, elevators, fire alarm and suppression, and nurse call. Know the common test frequencies that appear in questions: emergency generators exercised monthly for at least 30 minutes under at least 30% load, with annual load testing; automatic transfer switches tested monthly; sprinkler systems maintained per NFPA 25 (gauges and control valves checked, main drain annually); fire alarms tested per NFPA 72; water management programs for Legionella risk following ASHRAE Standard 188.
Traps
Do not assume every PM interval is code-mandated - many are manufacturer-recommended or risk-based. Do not confuse monthly generator exercise with annual load testing. Do not confuse a utility system risk assessment with the annual Environment of Care risk assessment.
Rule of thumb
PM compliance below about 90% signals a program losing control; measure backlog in weeks of available labor, not in raw work-order counts.