Electrical Systems

Properly functioning electrical systems are critical for any property. This area of maintenance should receive priority in terms of attention and budget. A lot can be at risk—especially human life or impairment.

Electrical Distribution System

The basic features of a commercial electrical distribution system include:

• A transformer that is outside of the building, usually on the ground at the property line or on a pole, controls the voltage provided to a building. The primary service provides 440/220/110 volts and a secondary service provides 24 or 12 volts for low-voltage lighting.
• A transformer contains a weatherhead, which is a protective cover at the top of the meter loop where the wires come out. The weatherhead helps prevent rain and other weather-related elements, such as hail and snow, from going down the inside of the meter loop.
• Electrical power enters a building through an electric meter or series of meters that attach to a panel on the exterior wall of the building. The meter is also the point at which the electrical system is grounded by a half-inch or larger diameter copper rod that is driven into the ground.
• Electricity may enter a building through cables or a busway. A busway is a prefabricated electrical distribution system that consists of bus bars in a protective enclosure. A busway may be used outside the building to connect the transformer to the panel board. It can also be used inside a building to distribute electrical power. The advantage of using busways is that they are easily connected together and they can be configured over, under, and around obstructions.
• From the meter, electrical power enters the building through a master switch or series of master switches, depending on the size of the building and the number of stories.
• Power is then directed to a distribution panel, which acts like a large circuit breaker and directs power to any number of circuit breaker panels or to sub-distribution panels on multiple-story buildings.
• Circuit breaker panels may be located near the distribution panel, or they may be placed in closets in other parts of the building or on upper floors. Multiple circuit breaker panels are used to control power to outlets, lights, fans, motors, etc. Electrical power is measured as follows:

• Volt: a unit of measure of the pressure in an electrical circuit. Volts are a measure of electric potential.
• Amp: a measure of the amount of electrical charge flowing past a circuit point at a specific time.

Only trained personnel should operate, oversee, or repair electrical systems. A property manager’s main responsibilities are to ensure that inspections are completed on a scheduled basis and that Occupational Safety and Health Administration (OSHA) rules and regulations are followed.

Electrical Maintenance

Electrical inspections usually occur when construction is performed. During electrical inspections, the real estate manager must remember the following:

• Meet with appropriate staff on-site and review the service order covering what will be inspected, who will attend the inspection, and what type of reporting is expected (i.e., videotape, written report, and/or verbal reporting).
• Conduct the inspection with the designated staff member or electrical contractor. Have them remove panels or prepare access to the components.
• If using an infrared camera, record the sharpest images possible.
• Keep detailed records of load reading, temperature measurements, and all infrared images of any suspect components found.

Lockout/Tagout Procedures
Insist that all maintenance technicians know and use a lockout/tagout procedure for their own safety as well as that of staff and tenants.

A typical procedure includes the following:

• Notify all affected employees and tenants that a lockout is required.
• Shut down equipment operation by the normal stopping procedures.
• Disconnect or isolate all energy sources (electrical, mechanical, hydraulic, etc.) from the equipment and/or circuits by operating the switch, valve, or other energy-isolating devices available.
• Dissipate or restrain stored energy, such as that in capacitors, springs, elevated machine members, rotating flywheels, hydraulic systems, and air, gas, steam, or water pressure, etc., by methods such as grounding, repositioning, blocking, bleeding down, etc.
• Lock out energy devices with a lock and place tags on them indicating the name, date, and time of the lockout.
• After ensuring that no personnel are exposed, operate the push button or other normal operating controls to make certain the equipment will not operate. In the event that electrical circuits have been locked out, ensure that the circuits are de-energized by applying an appropriate voltage tester. The voltage tested should first have been tested on live circuits. Be sure to return all operating controls to the neutral position.
• When the job is complete and the equipment or circuits are ready for testing or normal service, check the equipment and/or circuits to ensure that no one is exposed.
• When the equipment and/or circuits are clear, remove all locks and tags. The energy isolating devices can be turned on to restore energy to the equipment and/or circuits.