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New York City Housing Authority Action Plan – Heating

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New York City Housing Authority Action Plan – Heating New York City Housing Authority Action Plan – Heating Appendix Contents 1. Standard Procedure 060:63:1 – Heating and Domestic Hot Water 2. Heating Action Plan Workflow 3. Third Party Managed Sites 4. Mobile Boiler Locations 5. Potential Alternative Heated Community Spaces 6. Standard Procedure 040:17:3 – Right Of Entry 7. Root Cause Failure Analysis (RCFA) Process 8. Heating Management Services Department (HMSD) Org Chart 9. 44 Developments Receiving New Building Management Systems (BMS) as per the Agreement 10. NYCHA Comprehensive Emergency Management Plan (CEMP) NYCHA STANDARD PROCEDURE MANUAL SP 060:63:1, HEATING AND DOMESTIC HOT WATER TABLE OF CONTENTS I. PURPOSE .................................................................................................................................. 1 II. POLICY ...................................................................................................................................... 1 III. REVIEW CYCLE ........................................................................................................................ 4 IV. RESPONSIBILITIES .................................................................................................................. 4 A. Heating Management Services Department ............................................................................ 4 B. Emergency Services Department ............................................................................................ 5 C. Property Management Departments ........................................................................................ 5 D. Maintenance, Repairs, and Skilled Trades Department .......................................................... 5 E. Customer Contact Center ........................................................................................................ 5 F. Technical Services Department ............................................................................................... 5 G. Accounts Payable and Utility Management Department .......................................................... 5 H. Capital Projects ....................................................................................................................... 6 I. Environmental Health and Safety Department......................................................................... 6 V. SAFETY RULES AND REGULATIONS ..................................................................................... 6 VI. REQUIRED PERMITS, REGISTRATIONS, CERTIFICATES OF FITNESS ............................ 10 VII. HEAT DESK ............................................................................................................................. 19 VIII. HEATING MANAGEMENT SERVICES DEPARTMENT PERSONNEL GENERAL DUTIES AND RESPONSIBILITIES................................................................................................................... 20 IX. EMPLOYEE SAFETY CHECK-IN ............................................................................................ 31 X. TYPES OF HEATING PLANT OPERATIONS .......................................................................... 33 XI. RESPONSE TO HEATING PLANT ALARMS .......................................................................... 34 XII. LOGBOOKS AND REPORTS .................................................................................................. 36 XIII. OPERATING AND MAINTAINING THE HEATING PLANT ...................................................... 39 XIV. TANK ROOM INSPECTION PROCESS .................................................................................. 42 XV. RESIDENT COMMUNICATIONS ............................................................................................. 44 XVI. HEAT COMPLAINTS ............................................................................................................... 45 XVII. HOT WATER COMPLAINTS ................................................................................................... 49 XVIII. OPERATING SAFETY TESTS AND CONTROLS ................................................................... 52 XIX. BOILER WATER TREATMENT ............................................................................................... 59 XX. MAINTENANCE, REPAIR, AND INSPECTION OF HEATING PLANT EQUIPMENT ............... 77 XXI. REMOVING A BOILER FROM SERVICE ................................................................................ 85 XXII. ADD A BOILER INTO SERVICE AND RESTARTING BOILER OPERATIONS ....................... 86 XXIII. ANNUAL HOT WATER GENERATOR INSPECTION .............................................................. 87 XXIV. TESTING – FIRE SAFETY SYSTEM REMOTE CONTROL SWITCH (ASCO) ........................ 91 XXV. FUEL OIL TANK MONITORING SYSTEM ............................................................................... 94 XXVI. RECEIVING, INSPECTING, AND RECORDING FUEL OIL DELIVERIES .............................. 96 XXVII. FUEL OIL STORAGE TANKS ................................................................................................ 100 XXVIII. FIXED AIR COMPRESSORS IN BOILER ROOMS .............................................................. 102 XXIX. TEMPORARY HEATING AND HOT WATER ......................................................................... 102 XXX. ACCEPTANCE OF NEW BOILER PLANTS .......................................................................... 107 XXXI. DEVELOPMENT PERSONNEL – DUTIES AND RESPONSIBILITIES .................................. 110 Table of Contents Page i Index No. 060:63:1 Revised 9/30/19 NYCHA STANDARD PROCEDURE MANUAL XXXII. CITY-WIDE SUPPORT PERSONNEL – DUTIES AND RESPONSIBILITIES ........................ 113 XXXIII. PERFORMANCE METRICS ................................................................................................. 116 XXXIV. NON-COMPLIANCE ............................................................................................................. 116 XXXV. FORMS .................................................................................................................................. 116 XXXVI. REVIEW/REVISION HISTORY PAGE .................................................................................. 118 XXXVII. APPENDICES ................................................................................................................. 120 A. APPENDIX A – SUMMARY OF PAPER FORMS ................................................................ 120 B. APPENDIX B – MAXIMO WORK ORDERS ........................................................................ 123 C. APPENDIX C – HA NUMBERS ........................................................................................... 125 D. APPENDIX D – APPLICABLE REGULATIONS .................................................................. 126 E. APPENDIX E – FUEL OIL SPILLS OR SEEPAGE .............................................................. 128 F. APPENDIX F – MAINTENANCE AND TESTING OVERVIEW ............................................ 131 G. APPENDIX G – EMERGENCY SHUTDOWN GUIDELINES FOR INSTANTANEOUS HOT WATER HEATER .......................................................................................................................... 135 H. APPENDIX H – HEAT COMPLAINT PROTOCOL FOR INDOOR TEMPERATURE SENSOR LOCATIONS .................................................................................................................................. 139 I. APPENDIX I – MANUAL OPERATION OF HEAT CONTROL PANELS AND ZONE VALVES 140 J. APPENDIX J – SHIFT DUTIES ........................................................................................... 141 Table of Contents Page ii Index No. 060:63:1 Revised 9/30/19 NYCHA STANDARD PROCEDURE MANUAL NEW YORK CITY HOUSING AUTHORITY STANDARD PROCEDURE SUBJECT PROCEDURE APPROVED DATE APPROVED BY INDEX NO OWNER Issued Oct. 15, 1961 HEATING AND Rev. Apr. 15, 1963 Rev. Sep. 15, 1977 060:63:1 Rev. Jan. 1, 1965 Rev. Oct. 1, 1989 DOMESTIC HOT OPERATIONS Carolyn Jasper WATER Rev. Jan. 15, 1966 Rev. Jul. 20, 2005 Rev. Feb. 15, 1966 Rev. Oct. 17, 2006 Acting Executive Vice-President Rev. Apr. 1, 1966 Rev. Dec. 27, 2007 of Operations Rev. Oct. 1, 1966 Rev. Jun. 23, 2010 Rev. May 4, 2016 Rev. May 25, 2016 Rev. Oct. 4, 2018 Vito Mustaciuolo DATE: General Manager I. PURPOSE This Standard Procedure establishes NYCHA's policy and guidelines regarding the successful operation and maintenance of all NYCHA heating operations. This Standard Procedure also provides information to assist personnel with heating and domestic hot water responsibilities. NYCHA uses asset and management software products called Siebel and Maximo to process heating and domestic hot water service requests and work orders. Refer to Standard Procedure 040:09:7, Managing Maintenance Work Orders, for information about processing work orders in Maximo. II. POLICY NYCHA's policy is to maintain ambient temperatures in apartments and supply hot water to dwelling units in accordance with the New York City Administrative Code, Title 27, Chapter 21 Article 8, § 27-2029 and Section 79(1) of New York State Multiple Dwelling Law. For an outline of these regulations, refer to Appendix D. A. Heating Practice Between October 1 and May 31 1. NYCHA complies with the Local Law that requires landlords to maintain a minimum temperature during the Heating Season, defined as between October 1 and May 31, as follows: a. Between the hours of 6:00 a.m. and 10:00 p.m., a temperature of at least 68 degrees Fahrenheit whenever the outside
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