Ch11 Facility Engineering and Management
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Created by:
gabriela225 on November 28, 2010
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60 terms
Terms | Definitions |
|---|---|
 Chief Engineer | The hotel's Engineering and Maintenance department head (planning work, organizing staff, directing employee efforts, controlling POM budget, etc) |
| hotel's most visible and expensive asset | the hotel's grounds, buildings and equipment |
| engineering | designing and operating a building to ensure a safe and comfortable atmosphere |
| maintenance | the activities required to keep a building and its contents in good repair |
| HVAC | Short for "heating, ventilating, and air-conditioning" |
| POM | Short for "property operation and maintenance". The term is taken from the Uniform System of Accounts for Hotels and refers to the segment of the income statement that details the costs of operating the E&M department (staff wages and benefits, replacement parts, energy costs, etc.) |
| In order for the E&M staff to maintain the property in the most effective manner possible, hotel maintenance must be | Planned, implemented, recorded |
| Renovation | the process of making repairs that brings a building into good condition (minor renovation an ongoing process in most hotels) |
| Refurbishment | A process that involves the major cleaning and redecoration of hotel areas (ongoing process in most hotels) |
| FF&E Reserve | Funds set aside today for the future furniture, fixture and equipment replacement needs of a hotel (avg. 2-4% of a hotel's gross revenue) |
| Restoration | Returning a hotel to its original (or better than original) condition (every 25 - 50 years) --> walls relocated, rooms and public spaces reconfigured mechanical systems replaced (modernized) |
| Maintenance Assistants skilled in: | Engineering, Mechanics, Plumbing, Electricity, Carpentry, Water treatment, Landscaping, Grounds Maintenance |
| Routine Maintenance | Customary care of the facility (shoveling snow, picking up trash in parking lot, cleaning interior windows, maintaining the hotel lawn, etc.) |
| Replace as Needed (Maintenance program) | a parts or equipment replacement plan that delays installing a new, substitute part until the original part fails or is in near failure (lightbulbs, refrigeration compressors) |
| Total replacement (Maintenance Program) | A parts or equipment replacement plan that involves installing new or substitute parts based on a predetermined schedule (lightbulbs in high-rise exterior highway signs) --> reduces labor costs |
| work order | (aka Maintenance Request) a hard-copy or electronic form used to initiate and document a request for maintenance (prioritized) |
| PM Program | (aka Preventive Maintenance Program) A specific inspection and activities schedule designed to minimize the maintenance-related costs and to prolong the life of equipment by preventing small problems before they become larger ones |
| Effective PM program saves money by reducing: | long term repair costs by prolonging equipment life, replacement part costs because purchases can be planned, labor costs, revenue losses from refunds and charge backs due to guest dissatisfaction, the costs of emergency repairs by minimizing their occurrence |
| Schedules from PM programs can come from: | equipment suppliers, franchisors, local ordinances, chief engineer |
| PM programs should be created for: | All equipments such as dryer, furnace, A/C; public spaces (windows, HVAC, furniture, carpet); guest rooms; food service (kitchen equipment, dining space, items required for meeting conference rooms & equipment such as light fixtures, tables, AV items); laundry (water supply lines, drains); other equipment (pools n spas, electronic locks, motor vehicles) |
| PM checklist | A tool developed to list all of the critical areas that should be inspected during a PM review of a room, area or piece of equipment |
| Emergency Maintenance | unexpected maintenance need that threatens to negatively impact hotel revenue, requires immediate attention to minimize damage and requires labor and parts that may need to be purchased at a premium cost (water pipe burst in guest room) --> avoided by strong PM programs and routine programs |
| Three types of maintenance management: | Routine, Preventive and Emergency |
| Automated Property Maintenance Systems | electronic PM checklists that electronically decide if a work order is needed, and if so, the work order is automatically generated to the appropriate E&M staff member to complete and record the job; work orders can also be submitted through the system (contains details about preventive maintenance inspection tasks, equipment warranty, etc.), make schedules, etc. |
| Energy Management | specific policies and engineering, maintenance, and facility design activities intended to control and reduce energy loss |
| Energy Costs of Total Operating Costs | 3 - 10% |
| 6 - 10 years | major renovation |
| 25 - 50 years | restoration |
| backup generator | equipment used to make limited amounts of electricity on-site. used in times of power failure or when the hotel experiences low supply from the usual provider of electricity |
| Electric bills of Total Utility Costs | 50 - 80% |
| RevPar | Occupany % x ADR |
| Most important uses of electricity | lighting and HVAC systems |
| Illumination | another word for lighting |
| foot-candles | a measure of ilumination. one foot-candle equals one lumen per square foot (European: Lux one lumen/ square meter) |
| two options of artificial lights | Incandescent Lamp or Electric Discharge Lamp |
| Occupancy % | Total rooms sold/ Total rooms available |
| Incandescent lamp | a lamp in which a filament inside the lamp's bulb is heated by electrical current to produce light (bulbs most people have at home, short 2000 hr or less life span, 15-20 lumens per watt, easy to install and inexpensive) |
| Electric Discharge Lamp | A lamp in which light is generated by passing electrical current through a space filled with a special combination of gasses. Examples include fluorescent, mercury vapor, metal halide and sodium (assisted in use by ballast, longer 5000-25000 hr lives, high efficiency 40 - 80 lumens) |
| Ballast | The device in an electric discharge lamp that starts, stops and controls the current to the light |
| fluorescent light | most common type of electric discharge lamps, high light levels and low operating costs |
| sodium lamps | used for parking areas or security lighting, 200 lumens per watt and extremely strong lives |
| compact versions of fluorescent lights | popular in hotels in the 1980s, energy efficiency and long life of a traditional florescent light with the convenience and ballast-free operation of an incandescent light |
| duct | a passageway, usually built of sheet metal, that allows fresh, cold or warm air to be directed to various parts of a building |
| air handler systems | the fans and mechanical systems required to move air through ducts and to vents |
| LPG | liquefied petroleum gas (along with natural gas, fuel oil and electricity used to heat hotels |
| calibration | the adjustment of equipment to maximize its effectiveness and operational efficiency |
| efficiency of HVAC system operating is affected by | original temperature of room, temperature of air delivered to the room, the relative humidity of the air delivered to the room, the air movement in the room, the temperature-absorbing surfaces in the room |
| effectiveness of cooling system dependent on | the original air temperature and humidity of room, the temp and humidity of chilled air entering the room from HVAC, the quantity of chilled air entering the room, the operational efficiency of the air-conditioning equipment |
| payback analysis | a financial analysis mode that involves comparing annual cash flow savings of alternatives to determine whether the payback period is equal to or less than that allowed for project approval |
| no cost energy conservation techniques | turn off lights when unneeded, use natural light when cleaning guest rooms, reduce hot water temperatures, use covers on pools |
| minimal cost | seal heating and cooling duct work, insulate supply pipes and hot water tanks, perform routine maintenance on refrigeration equipment and replace worn door caskets |
| longer-term investment | repaint building exteriors using light colors to deflect sunlight and heat, install motion senors to turn lights on when needed, install programmable thermostats on guest rooms, retrofit incandescent or florescent exit signs with low-energy LED exit signs |
| aggressively managing a hotel's water consumption is cost effective because: | it reduces the number of gallons of water purchased, reduces the amount hotel will pay for sewage, reduces water-heating costs because less hot water must be produced |
| ozone laundry system | eliminates the need for hot water and the use of chlorine when bed linens are washed, linen expenses reduced, reduce sewage fees, cycle times reduced |
| source reduction | the effort by product manufacturers to design and ship products to minimize waste resulting from the product's shipping and delivery to a hotel |
| green hotels | lodging properties that use programs to conserve water and energy and reduce solid waste in efforts to preserve and conserve its resources (recycling wastewater for landscaping purposes, implementing basic recycling programs, purchasing energy-efficient appliances, utilizing thermopane windows and energy-efficient building materials) |
| Green Hotels Association | a group which promotes activities and provides educational and training resources to further assist hoteliers |
| indemnification | to reimburse someone for a loss that has been incurred |
| ADR | total room revenue/ total # of rooms sold |
| outsourcing and cost-efficient maintenance | equipment maintenance contracts and maintenance and repair insurance with work orders dispatched through a toll-free number |
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