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Comprehensive Technical Maintenance and Facility Management
Real Differences, Costs, and How to Choose the Right Provider for Your Building

The most costly problems in building operations do not appear on the day a failure occurs.

 

They begin months or even years earlier, when inspections are postponed, documentation is not updated, and reactive interventions replace a structured maintenance system.

 

Based on more than 20 years of experience, we have found that buildings that constantly generate breakdowns, emergencies and unexpected costs do not necessarily suffer from poor-quality installations. In most cases, they suffer from an ineffective operational management system.

 

The difference between a building that operates efficiently over the long term and one that continuously consumes money, time and management resources does not lie solely in the quality of the materials or equipment. It lies in the way the building is managed after handover.

 

Since 2005, Miva Elco has been involved in every stage of a building's lifecycle: installation works, operational readiness, commissioning, corrective maintenance, preventive maintenance and facility management.

 

The company has delivered low- and medium-voltage electrical installations for commercial and industrial buildings, operationalized and handed over approximately 70 retail stores and commercial spaces, and managed electrical, plumbing, heating, HVAC, fire protection and security systems across facilities in Bucharest and Southern Romania.

 

This perspective, which covers the entire lifecycle of a building, is what distinguishes a provider that only knows how to install or repair systems from a partner capable of reducing operational costs through preventive maintenance and integrated facility management.

Table of Contents

1. Who Needs Comprehensive Technical Maintenance and Facility Management?
2. How Does Building Operation End Up Costing More Than It Should?
3. What Does Miva Elco Discover When Taking Over a New Facility?
4. Intervention, Maintenance, Preventive Maintenance, Comprehensive Technical Maintenance and Facility Management
5. Quick Comparison: What Differentiates Each Level of Building Management?
6. 10 Signs That a Building Is Managed Reactively Rather Than Through Proper Maintenance
7. What Does Comprehensive Technical Maintenance Check for Each Type of System?
7.1 Electrical Systems
7.2 Plumbing Systems
7.3 Heating and HVAC Systems
7.4 Fire Protection Systems
7.5 Low-Voltage, CCTV and Access Control Systems
8. What Does the Legislation Say?
8.1 Law No. 10/1995 on Quality in Construction
8.2 I7/2011 Standard for Electrical Installations
8.3 Law No. 307/2006 on Fire Safety
8.4 Order No. 163/2007
8.5 What Compliance with These Obligations Means in Practice
9. Three Real Situations Where the Absence of Maintenance Cost More Than Any Preventive Maintenance Contract
10. What Does Miva Elco Check During the First 30 Days After Taking Over a Facility?
10.1 Technical Documentation
10.2 Electrical Systems
10.3 Heating and HVAC Systems
10.4 Plumbing Systems
10.5 Fire Protection and Security Systems
10.6 Technical Rooms
11. When Maintenance Is No Longer Enough: What Facility Management Means in Practice
12. What Miva Elco Learned from the Operationalization of 70 Retail Stores
13. What It Means to Keep a Commercial Network Operational
14. Why Reactive Operation Costs More Than Preventive Maintenance
15. What a Properly Managed Building Looks Like
16. How to Choose the Right Maintenance or Facility Management Provider
17. Why Miva Elco
18. Frequently Asked Questions About Maintenance and Facility Management
19. The Difference Between Controlled Costs and Uncontrolled Costs
20. One Question for an Honest Answer Before You Leave This Page
21. Request a Technical Assessment of Your Facility
22. Legislative and Regulatory Reference Sources

1. Who Needs Comprehensive Technical Maintenance and Facility Management?

1. Cine are nevoie de mentenanta tehnica completa si facility management?

Before discussing maintenance, facility management, or the costs generated by their absence, it is important to clarify one key aspect: not all buildings have the same operational requirements.

 

As the number of systems increases and the activities carried out within the building become more complex, the risk of failures, unexpected costs, and operational disruptions increases significantly.

 

Comprehensive technical maintenance and facility management are particularly relevant for:

 

• office buildings;

• commercial spaces;

• retail stores and multi-location retail networks;

• industrial and logistics facilities;

• warehouses;

• shopping centers;

• administrative buildings;

• healthcare facilities;

• facilities that simultaneously integrate electrical, plumbing, heating, HVAC, fire protection, and security systems.

 

In such facilities, the proper functioning of a single discipline is not enough.

For example, a building may simultaneously include:

 

• low- and medium-voltage electrical systems;
• plumbing systems;
• heating and HVAC systems;
• fire protection systems;
• low-voltage, access control, and video surveillance systems.

 

Each of these systems requires its own inspection, maintenance, and operational procedures.

 

For facility owners and managers who wish to better understand each discipline individually, Miva Elco provides dedicated pages for:

 

Low- and Medium-Voltage Electrical Installations for Residential and Industrial Buildings

 

Low- and Medium-Voltage Electrical Installations for Commercial and Industrial Spaces

 

Plumbing Systems

 

Heating Systems

 

Fire Protection Systems

 

Low-Voltage and Security Systems

 

The more a building's operations depend on the continuous functioning of these systems, the more important it becomes to implement a structured maintenance and facility management program.

2. How Does Building Operation End Up Costing More Than It Should?

2. Cum ajunge exploatarea unei cladiri sa coste mai mult decat ar trebui?

The most common responses we hear when taking over a new facility are:

 

• "Nothing has broken down so far."
• "We have a guy who comes whenever we call him."
• "We fix it when a problem occurs."

 

These statements describe a reactive operating model.

 

At first glance, it seems efficient.

 

• There are no complex contracts.
• There are no regular inspections.
• There are no preventive maintenance costs.

 

There are only interventions when a problem occurs.

 

In reality, the costs do not disappear. They are simply postponed.

 

This model works relatively well during the first years of operation, when the systems are new, warranties are still valid, and equipment operates close to its designed parameters.

 

Problems begin to appear as systems start to age.

 

• a loose electrical connection;
• an expansion vessel with no pressure;
• a fire protection system battery that has reached the end of its service life;
• a clogged HVAC filter.

 

None of these situations immediately causes a failure.

 

However, all of them generate costs that accumulate over time.

 

This is why the efficient operation of a building requires the periodic inspection of all technical disciplines, from electrical installations to security systems.

 

In practice, the most common issues occur in:

 

• low- and medium-voltage electrical systems;
• plumbing systems;
• heating and HVAC systems;
• fire protection systems;
• low-voltage and security systems.

 

Each of these disciplines has its own risks and its own inspection procedures.

 

For example, a faulty connection within an electrical installation can generate an electrical arc and cause the destruction of a main electrical panel.

Miva Elco designs, installs, and maintains such systems in commercial, industrial, and logistics facilities through dedicated services:

 

Low- and Medium-Voltage Electrical Installations for Residential and Industrial Buildings

 

Low- and Medium-Voltage Electrical Installations for Commercial and Industrial Spaces

 

In the same way, an apparently minor issue within a plumbing system can lead to the flooding of a technical basement or the interruption of operations within a commercial facility.

 

Further details about these dedicated services can be found on the following page:

 

Plumbing Systems

 

The truly costly problems do not appear on the day a failure occurs.

 

They develop over months or years of operation without proper inspections.

 

• Loose electrical connections.
• Clogged HVAC filters.
• Expired backup batteries.
• Uninspected pumps.
• Outdated documentation.

 

No one notices them until the cost becomes impossible to ignore.

3. What Does Miva Elco Discover When Taking Over a New Facility?

3. Ce descopera Miva Elco cand preia un obiectiv nou?

The first thing we do when taking over a new facility is not to schedule interventions.

 

The first thing we do is verify whether the actual on-site conditions match the existing documentation.

 

The differences are far more common than most facility owners and managers imagine.

 

In many cases, we discover:

 

• poorly maintained electrical panels;
• signs of overheating that have gone unnoticed;
• clogged HVAC filters;
• expired batteries in fire alarm control panels;
• uninspected pumping stations;
• security systems with faulty equipment;
• modifications carried out without updating the documentation.

 

Very often, maintenance exists in contracts and maintenance logs.

 

The problem is that it does not exist in the actual operation of the facility.

 

One of the most common situations we encounter involves successive modifications made to electrical installations without updating the original electrical schematics.

 

In such situations, even a simple intervention on a circuit can become difficult because the documentation no longer reflects the actual configuration of the installation.

 

This type of issue frequently occurs in buildings that have undergone extensions, reconfigurations, or multiple upgrades to their electrical systems.

 

Dedicated services for the installation and modernization of electrical systems are presented in:

Low- and Medium-Voltage Electrical Installations for Residential and Industrial Buildings

https://www.mivaelco.ro/en/instalatii-electrice-joasa-medie-tensiune-cladiri-rezidentiale-industriale

 

Similar issues can also be found in fire protection systems.

 

In many facilities, the documentation indicates a specific system configuration, while the actual on-site configuration is different due to modifications made over time.

 

For this reason, documentation reviews must always be complemented by the physical inspection and verification of the systems themselves.

 

For fire protection systems, Miva Elco's dedicated services are presented here:

 

Fire Protection Systems

https://www.mivaelco.ro/en/executie-montaj-instalatii-protectie-incendiu

 

The first weeks after taking over a facility are critical.

 

• The objective is not to identify existing failures.
• The objective is to identify future failures.

 

This is where the difference between intervention and true maintenance begins.

4. Intervention, Maintenance, Preventive Maintenance, Comprehensive Technical Maintenance and Facility Management

4. Interventie, mentenanta, mentenanta preventiva, mentenanta tehnica completa si facility management

The confusion between these terms costs money.

 

Many property owners believe they have maintenance in place simply because they have someone they can call whenever a problem occurs.

 

In reality, there are major differences in terms of organization, responsibility, and outcomes between intervention, maintenance, and facility management.

4.1 Intervention

4.1 Interventia

Intervention is the most basic level of facility management.

 

  1. A problem occurs.

  2. Assistance is requested.

  3. The failure is repaired.

 

The process ends here.

 

There is no:

 

• preventive inspection;
• monitoring;
• analysis;
• planning;
• periodic reporting.

 

Intervention is necessary in every building.

 

However, intervention does not prevent anything.

 

It acts exclusively after a failure has already occurred.

4.2 Maintenance

4.2 Mentenanta

Maintenance introduces planned inspections.

 

  1. There is a maintenance schedule.

  2. There are scheduled site visits.

  3. There are inspection reports and supporting documentation.

 

It is an important step beyond a purely reactive operating model.

 

However, in many situations, maintenance is limited to general inspections and the completion of mandatory documentation.

 

Meanwhile, the real problems continue to accumulate in the field.

4.3 Preventive Maintenance

4.3 Mentenanta preventiva

Preventive maintenance adds analysis.

 

We do not simply verify whether equipment is functioning.

 

We verify whether there are warning signs that indicate a future failure.

 

Examples:

 

• thermal imaging inspections of electrical panels;
• energy consumption analysis;
• inspection of fire protection system backup batteries;
• HVAC performance monitoring;
• inspection of pumping stations.

 

The objective is to identify problems before they begin generating costs.

4.4 Comprehensive Technical Maintenance

4.4 Mentenanta tehnica completa

Comprehensive technical maintenance means the coordinated management of all systems and installations within a facility.

 

• Not just electrical systems.
• Not just fire protection systems.
• Not just HVAC systems.

 

All of them.

 

In the case of Miva Elco, comprehensive technical maintenance may include:

 

• low- and medium-voltage electrical systems;
• plumbing systems;
• heating systems;
• HVAC systems;
• fire protection systems;
• low-voltage systems;
• access control systems;
• CCTV systems;
• security infrastructure.

 

As a result, the client no longer needs to coordinate multiple contractors for each technical discipline.

 

All activities are integrated into a single inspection, reporting, and monitoring program.

 

The technical services that support this approach can be explored through the following dedicated pages:

 

Low- and Medium-Voltage Electrical Installations for Residential and Industrial Buildings

https://www.mivaelco.ro/en/instalatii-electrice-joasa-medie-tensiune-cladiri-rezidentiale-industriale

 

Plumbing Systems

https://www.mivaelco.ro/en/executie-montaj-instalatii-sanitare

 

Heating Systems

https://www.mivaelco.ro/en/executie-montaj-instalatii-termice

 

Fire Protection Systems

https://www.mivaelco.ro/en/executie-montaj-instalatii-protectie-incendiu

 

Low-Voltage and Security Systems

https://www.mivaelco.ro/en/instalatii-electrice-curenti-slabi-securitate

4.5 Facility Management

4.5 Facility management

Facility management represents a different level of organization and should not be confused with maintenance performed on a larger scale.

 

  1. Maintenance focuses on the proper functioning of systems and installations.

  2. Facility management focuses on the proper functioning of operations.

 

It includes:

 

• coordinating service providers;
• planning activities;
• managing risks;
• monitoring operational performance indicators;
• reporting;
• cost control;
• business continuity.

 

In practice, the objective is no longer simply to prevent failures.

 

The objective is to prevent operational disruptions.

 

This is why facility management becomes essential for:

 

• retail networks;
• office buildings;
• industrial facilities;
• logistics centers;
• companies managing multiple locations simultaneously.

5. Quick Comparison: What Differentiates Each Level of Management?

5. Comparatie rapida: ce diferentiaza fiecare nivel de administrare

Management Level

  1. Interventie

  2. Mentenanta clasica

  3. Mentenanta preventiva

  4. Mentenanta tehnica completa

  5. Facility management

When Does It Intervene?

  1. After Failure

  2. According to Schedule

  3. Before Failure

  4. Systematically, for All Installations

  5. Continuously and Proactively

What It Prevents?

  1. Nothing

  2. Limited

  3. Predictable Problems

  4. Most Failures

  5. Failures and Operational Risks

Reporting

  1. None

  2. Minimal

  3. Periodic

  4. Structured

  5. Comprehensive

6. 10 Signs That a Building Is Managed Reactively Rather Than Through Maintenance

6. 10 semne ca o cladire este administrata reactiv si nu prin mentenanta

Most major problems do not appear suddenly.

 

They accumulate over time due to the absence of a structured system for inspections and monitoring.

 

If you recognize several of the situations below, there is a high likelihood that the facility is operating under a predominantly reactive model:

Sign 1. The Same Failures Reoccur Regularly
• The problem is repaired.
• But the root cause is not eliminated.

 

Sign 2. There Is No Clear Inspection Schedule
• Interventions only occur when someone reports a problem.

 

Sign 3. Technical Documentation Does Not Reflect Actual Site Conditions
• Modifications made over time are not documented.

 

Sign 4. Service Providers Are Called Only After Problems Occur
• There are no preventive inspections.
• There is no monitoring.

 

Sign 5. There Is No Complete Maintenance History
• No one can accurately say what was done and when.

 

Sign 6. Energy Consumption Is Not Monitored
• Costs increase without anyone identifying the cause.

 

Sign 7. There Is No Plan for Replacing Worn-Out Equipment
• Investments occur exclusively on an emergency basis.

 

Sign 8. Fire Protection Inspections Are Treated Only as an Administrative Requirement
• The documentation exists.
• But the actual functionality is not verified.

 

Sign 9. Repair Budgets Vary Significantly from One Year to the Next
• There is no predictability.

 

Sign 10. No One Can Answer a Simple Question
• What is the actual condition of the building systems today?
• If the answer is unclear, there is a high likelihood that the facility is being managed reactively rather than preventively.

7. What Does Comprehensive Technical Maintenance Check for Each Type of System?

7. Ce verifica mentenanta tehnica completa pe fiecare tip de instalatie?

One of the most common mistakes is treating maintenance as a generic service.

 

In reality, each system has:

 

• different risks;
• different points of wear and tear;
• different legal obligations;
• different inspection methods.

 

For this reason, comprehensive technical maintenance must be approached separately for each discipline.

7.1 Electrical Systems: Where the Most Costly Problems Are Hidden

7.1 Instalatii electrice: unde se ascund cele mai costisitoare probleme

Miva Elco's experience in the installation and maintenance of electrical systems for commercial and industrial buildings has shown that the most costly failures often originate from seemingly minor causes.

 

• a loose connection;
• a faulty protection device;
• an unverified grounding system.

 

A loose connection on the main busbar of an electrical panel can operate for months or even years without visible symptoms.

 

When it eventually fails, the consequences may include:

Problem

  1. Loose Connection

  2. Faulty Protection Device

  3. Improper Grounding

  4. Uninspected UPS

  5. Undetected Overheating

Possible Consequence

  1. Electrical Arc

  2. Equipment Damage

  3. Risk to Personnel

  4. Loss of Critical Power Supply

  5. Fire or Operational Shutdown

What Does Comprehensive Electrical Maintenance Include?

 

• inspection of electrical panels;
• inspection of electrical connections;
• thermal imaging of main circuits;
• inspection of residual current protection devices;
• inspection of grounding systems;
• PRAM measurements;
• energy consumption analysis;
• inspection of UPS systems;
• inspection of uninterruptible power supply systems.

Many of these activities complement the installation and modernization works carried out by Miva Elco through the following dedicated services:

 

Low- and Medium-Voltage Electrical Installations for Residential and Industrial Buildings

https://www.mivaelco.ro/en/instalatii-electrice-joasa-medie-tensiune-cladiri-rezidentiale-industriale

 

Low- and Medium-Voltage Electrical Installations for Commercial and Industrial Spaces

https://www.mivaelco.ro/en/instalatii-electrice-joasa-medie-tensiune-spatii-comerciale-industriale

7.2 Plumbing Systems: Small Problems That Become Costly Over Time

7.2 Instalatii sanitare: problemele mici care devin costisitoare in timp

Most plumbing failures do not occur suddenly.

 

They develop gradually, sometimes over months or even years.

 

• a gasket;
• a float valve;
• a pump;
• an apparently insignificant leak.

 

All of them can generate significant costs if they are not identified in time.

 

Common Examples

Problem

  1. Blocked Float Valve

  2. Hidden Leak

  3. Faulty Expansion Vessel

  4. Uninspected Pump

  5. Faulty Fitting

Possible Consequence

  1. Flooding of the Basement

  2. Increased Water Costs

  3. Pressure Fluctuations

  4. Interruption of Water Supply

  5. System Deterioration

What Does Plumbing System Maintenance Include?

 

• inspection of pumping stations;
• inspection of float valves;
• inspection of expansion vessels;
• leak detection;
• inspection of drainage systems;
• inspection of fittings and valves;
• inspection of water treatment equipment.

 

Long-term performance depends on both proper maintenance and the quality of the original installation.

 

Plumbing Systems

https://www.mivaelco.ro/en/executie-montaj-instalatii-sanitare

7.3 Heating and HVAC Systems: Energy Efficiency as a Warning Sign

7.3 Instalatii termice si HVAC: eficienta energetica drept semnal de alarma

An HVAC system does not need to stop working in order to generate losses.

 

Sometimes it continues operating for years with reduced performance.

 

The result:

 

• higher energy consumption;
• reduced comfort levels;
• accelerated wear and tear;
• increased operating costs.

 

​

Warning Signs That Indicate Problems

  1. Increased Energy Consumption

  2. Fluctuating Temperatures

  3. Clogged Filters

  4. Abnormal Vibrations

  5. Differences Between Areas

What It May Indicate

  1. Inefficient Equipment

  2. Control or Adjustment Issues

  3. Insufficient Airflow

  4. Mechanical Wear

  5. System Imbalance

What Does Heating and HVAC Maintenance Include?

 

• inspection of heating boilers;
• inspection of chillers;
• inspection of air handling units (AHUs);
• filter cleaning;
• inspection of fans;
• inspection of automation and control systems;
• inspection of pumps;
• energy consumption analysis;
• inspection of valves and system adjustments.

 

Heating Systems

https://www.mivaelco.ro/en/executie-montaj-instalatii-termice

7.4 Fire Protection Systems: The Systems That Must Work Perfectly the One Time They Are Needed

7.4 Instalatii PSI: sistemele care trebuie sa functioneze perfect o singura data

Fire protection systems are different from all other systems within a building.

 

The reason is simple. They must function exactly when they are needed.

 

There is no second chance.

 

• a faulty detector;
• a discharged backup battery;
• an uninspected pump;
• a control panel with unreported faults.

 

Any one of these situations can turn a minor incident into an event with major consequences.

 

For this reason, fire protection system maintenance is not merely an administrative formality.

 

It represents the periodic verification of the system's actual ability to perform when required.

 

​

Problems Frequently Identified During Operation

  1. Expired Batteries

  2. Faulty Detectors

  3. Uninspected Pumping Station

  4. Non-Compliant Hydrants

  5. Outdated Documentation

Possible Consequence

  1. The Control Panel Does Not Operate During a Power Outage

  2. Fire Goes Undetected in Time

  3. The System Does Not Provide the Required Flow Rate

  4. Cannot Be Used in Emergency Situations

  5. Issues During Inspections and Compliance Checks

What Does Fire Protection System Maintenance Include?

 

• inspection of fire alarm control panels;
• inspection of detectors;
• testing of alarm systems;
• inspection of backup batteries;
• inspection of pumping stations;
• inspection of indoor hydrants;
• inspection of outdoor hydrants;
• inspection of smoke extraction and evacuation systems;
• updating mandatory documentation;
• verification of system operating parameters.

 

For new facilities, system expansions, or the modernization of existing systems, Miva Elco also provides dedicated services for:

 

Fire Protection Systems

https://www.mivaelco.ro/en/executie-montaj-instalatii-protectie-incendiu

 

Maintenance and installation should be viewed as two components of the same process.

 

A poorly installed system cannot be compensated for through maintenance.

 

Likewise, the absence of maintenance can compromise even a properly installed system.

7.5 Low-Voltage Systems, CCTV and Access Control

7.5 Sisteme de curenti slabi, CCTV si control acces

Most users only notice low-voltage systems when they stop working.

 

• a video surveillance camera that is no longer recording;
• an access control system that prevents staff from entering;
• unstable communications infrastructure;
• an intrusion detection system that generates false alarms.

 

All of these issues affect daily operations and the overall security level of the facility.

 

As a building becomes more complex, low-voltage systems become critical operational infrastructure.

 

​

Common Risks

  1. Faulty Video Camera

  2. Non-Functional HDD

  3. Faulty Access Control Reader

  4. Damaged Cabling

  5. Faulty Network Switch

Possible Consequence

  1. No Evidence Available in the Event of an Incident

  2. Loss of Recordings

  3. Blocked Staff Access

  4. Communication Disruptions

  5. Failure of Multiple Systems Simultaneously

What Does Low-Voltage System Maintenance Include?

 

• inspection of CCTV systems;
• verification of image quality;
• inspection of access control systems;
• inspection of intrusion detection systems;
• inspection of structured cabling;
• inspection of active network equipment;
• inspection of power supply systems;
• inspection of communication systems;
• inspection of storage devices;
• verification of infrastructure redundancy.

 

In many commercial, logistics, and industrial buildings, these systems are essential for business continuity.

 

Further details about Miva Elco's dedicated services can be found here:

 

Low-Voltage and Security Systems

https://www.mivaelco.ro/en/instalatii-electrice-curenti-slabi-securitate

8. What Does the Legislation Say?

8. Ce spune legislatia

One of the most common misconceptions is that maintenance is optional.

 

In reality, for many systems and pieces of equipment, periodic inspections are required by applicable legislation.

 

The absence of such inspections can result in:

 

• operational risks;
• issues during inspections and audits;
• difficulties with insurance providers;
• legal liability for the owner or facility manager.

 

For this reason, maintenance should not be viewed exclusively as a cost.

 

In many situations, it is a legal obligation.

8.1 Law No. 10/1995 on Quality in Construction

8.1 Legea nr. 10/1995 privind calitatea in constructii

Law No. 10/1995 establishes the obligation to maintain buildings and their associated systems in proper operating condition throughout their entire service life.

 

For owners and facility managers, this means:

 

• carrying out the required inspections;
• performing maintenance works;
• remedying identified deficiencies;
• maintaining relevant technical documentation.

 

The objective is not merely legal compliance.

 

The objective is to maintain an adequate level of safety for both occupants and the building itself.

8.2 I7/2011 Standard for Electrical Installations

8.2 Normativul I7/2011 privind instalatiile electrice

The I7 Standard is one of the fundamental documents governing the operation of electrical installations.

 

It establishes requirements regarding:

 

• inspection of electrical installations;
• user protection;
• continuity of power supply;
• operational safety;
• prevention of failures and fires.

 

From a maintenance perspective, this standard emphasizes the need for periodic inspections and for maintaining electrical systems within their designed operating parameters.

8.3 Law No. 307/2006 on Fire Safety

8.3 Legea nr. 307/2006 privind apararea impotriva incendiilor

Law No. 307/2006 establishes clear responsibilities for owners, facility managers, and users.

 

These include:

 

• maintaining fire protection systems in operational condition;
• carrying out periodic inspections;
• remedying identified deficiencies;
• maintaining the required documentation.

 

The obligation does not end with the existence of the systems.

 

The obligation concerns their actual functionality and operational readiness.

8.4 Order No. 163/2007 Approving the General Fire Safety Regulations

8.4 Ordinul nr. 163/2007 pentru aprobarea Normelor generale de aparare impotriva incendiilor

Order No. 163/2007 complements the legislative framework governing the operation of buildings and establishes specific obligations regarding the inspection, maintenance, and operation of fire protection systems.

 

For owners and facility managers, this means that fire protection systems must not only be installed.

 

They must be maintained in a permanent state of operational readiness.

 

The activities that must be monitored include:

 

• inspection of fire detection systems;
• inspection of alarm systems;
• inspection of hydrants;
• inspection of pumping stations;
• inspection of fire suppression systems;
• updating the relevant documentation.

 

In practice, many of the issues identified during inspections are not caused by the absence of fire protection systems, but by the lack of periodic inspections and updated documentation.

8.5 What Does Compliance with These Obligations Mean in Practice?

8.5 Ce inseamna in practica respectarea acestor obligatii

Legislation does not merely require the existence of equipment.

 

It requires that such equipment be maintained in operational condition.

 

From the perspective of building operations, this means:

Obligation

  1. Periodic Inspections

  2. Updated Documentation

  3. Remedying Identified Deficiencies

  4. System Functionality

  5. Traceability

Practical Application

  1. Clear Maintenance Schedule

  2. Records of Interventions and Modifications

  3. Action and Follow-Up Plan

  4. Periodic Testing and Verification

  5. Reports and Inspection Records

When these activities are carried out consistently, maintenance becomes a risk management tool.

 

When they are absent, problems typically arise at the exact moment when the systems are needed most.

9. Three Real Situations Where the Absence of Maintenance Cost More Than Any Preventive Maintenance Contract

9. Trei situatii reale in care absenta mentenantei a costat mai mult decat orice contract preventiv

One of the most common discussions we have with clients revolves around cost.

 

How much does maintenance cost?

How much do inspections cost?

How much does facility management cost?

 

However, the real question is different: How much does their absence cost?

 

In practice, the greatest losses are not generated by maintenance contracts.

 

They are generated by failures that could have been prevented.

Situation 1. An Electrical Panel That Generated Costs Exceeding €18,000

 

The initial problem was minor.

 

• a connection that was gradually overheating;
• there were no obvious symptoms;
• there were no interruptions;
• there were no complaints.

 

Without periodic inspections and thermal imaging, the issue progressed until it caused severe damage to the electrical panel.

 

The costs included:

 

• replacement of equipment;
• emergency interventions;
• operational downtime;
• temporary reconfiguration of the power supply.

 

The final cost exceeded €18,000.

Situation 2. Flooding in a Technical Basement

 

The initial problem did not appear significant.

 

• a control component of the drainage system was not functioning properly;
• the fault remained undetected until a period of heavy rainfall occurred.

 

The result:

 

• flooding of the basement;
• damage to equipment;
• emergency interventions;
• additional remedial works.

 

The total cost exceeded €14,500.

 

The issue could have been identified through routine preventive inspections.

Situation 3. A UPS That Only Appeared to Be Operational

 

• The system was considered functional.
• The status indicators were active.
• There were no alarms.

 

In reality, the batteries had exceeded their service life.

 

The issue was only discovered during an actual power outage.

 

The result was the loss of protection for critical equipment and the occurrence of additional costs that could have been avoided through a simple periodic inspection.

What Do All Three Situations Have in Common?

 

• None of them occurred suddenly.
• All of them had warning signs.
• All of them could have been identified in advance.
• All of them cost more than any standard preventive maintenance program.

 

This is the difference between controlled costs and uncontrolled costs.

 

This is the difference between intervention and maintenance.

10. What Does Miva Elco Check During the First 30 Days After Taking Over a Facility?

10. Ce verifica Miva Elco in primele 30 de zile dupa preluarea unui obiectiv?

The first 30 days are critical.

 

During this period, it is determined whether the facility will continue to be managed reactively or whether a genuine system of control and prevention will be established.

 

• The objective is not to identify every existing defect.
• The objective is to identify the risks that may lead to future failures.

 

For this reason, the takeover process includes technical, documentation, and operational assessments.

10.1 Technical Documentation

10.1 Documentatie tehnica

The first step involves reviewing the available documentation.

 

In many cases, discrepancies are identified between the existing documents and the actual on-site conditions.

 

The following are reviewed:

 

• available technical books and records;
• electrical schematics;
• fire protection documentation;
• existing inspection reports;
• maintenance and intervention history;
• active maintenance contracts;
• mandatory authorizations and inspections.

 

The objective is to obtain a clear understanding of the facility's administrative and technical condition.

10.2 Electrical Systems

10.2 Instalatii electrice

Electrical systems represent one of the most critical areas of risk.

 

The initial inspections are aimed at identifying hidden defects and signs of deterioration.

 

​

The following are checked:

  1. Electrical Panels

  2. Connections

  3. Protection Devices

  4. Grounding Systems

  5. UPS Systems

  6. Critical Circuits

Objective

​

  1. Identify Visible Defects

  2. Identify Hot Spots

  3. Verify Proper Operation

  4. Operational Safety

  5. Power Supply Continuity

  6. Reduce Operational Risk

For modernization or expansion works identified during the technical assessment, additional information can be found here:

 

Low- and Medium-Voltage Electrical Installations for Residential and Industrial Buildings

https://www.mivaelco.ro/en/instalatii-electrice-joasa-medie-tensiune-cladiri-rezidentiale-industriale

10.3 Heating and HVAC Systems

10.3 Instalatii termice si HVAC

In the case of heating and HVAC systems, the primary objective is to assess both operational condition and energy efficiency.

 

The following are inspected:

 

• heating boilers;
• chillers;
• air handling units (AHUs);
• fans;
• filters;
• automation and control systems;
• pumps;
• valves and control systems.

 

Warning signs that may indicate future failures or increasing operating costs are also analyzed.

 

For modernization or installation projects:

 

Heating Systems

https://www.mivaelco.ro/en/executie-montaj-instalatii-termice

10.4 Plumbing Systems

10.4 Instalatii sanitare

In the case of plumbing systems, the focus is on identifying elements that may lead to major failures or hidden costs.

 

The following are inspected:

 

• pumping stations;
• expansion vessels;
• drainage systems;
• fittings and valves;
• water leaks;
• auxiliary equipment.

 

Seemingly minor issues identified at this stage are often the ones that later generate the most costly failures during operation.

 

For new installations or modernization projects:

 

Plumbing Systems

https://www.mivaelco.ro/en/executie-montaj-instalatii-sanitare

10.5 Fire Protection and Security Systems

10.5 Instalatii PSI si sisteme de securitate

The purpose of inspecting fire protection and security systems is to confirm their actual operational readiness.

 

​

The following are checked:

  1. Fire Detection Systems

  2. Hydrants

  3. Pumping Stations

  4. CCTV Systems

  5. Access Control Systems

  6. Intrusion Detection Systems

Verification

  1. Functionare si stare acumulatori

  2. Functionalitate si accesibilitate

  3. Parametri de functionare

  4. Calitatea imaginilor

  5. Functionalitate

  6. Testare si verificare

For installation and modernization projects:

 

Fire Protection Systems

https://www.mivaelco.ro/en/executie-montaj-instalatii-protectie-incendiu

 

Low-Voltage and Security Systems

https://www.mivaelco.ro/en/instalatii-electrice-curenti-slabi-securitate

10.6 Technical Rooms and Supporting Infrastructure

10.6 Camere tehnice si infrastructura suport

Technical rooms often provide the clearest picture of how a building has been operated over time.

 

As part of the assessment, the following are analyzed:

 

• infrastructure organization;
• equipment condition;
• system labeling and identification;
• accessibility for maintenance and interventions;
• temporary fixes or improvised solutions;
• the level of documentation for modifications made over time.

 

A well-organized technical room is usually an indicator of responsible facility management.

 

A disorganized technical room often indicates deeper operational issues within the facility.

 

At the end of the assessment period, the client should be able to answer a simple question:

 

What is the actual condition of the building systems, and which risks need to be managed over the next 6–12 months?

11. When Maintenance Is No Longer Enough: What Facility Management Means in Practice

11. Cand mentenanta nu mai este suficienta: ce inseamna facility management in practica

For many buildings, maintenance is sufficient. For others, it is not.

 

As the number of systems, service providers, and operational activities increases, the need for an additional level of coordination emerges.

 

This is where facility management comes in.

 

Facility management does not mean more maintenance.

 

It means the integrated management of a facility's operations.

 

The Difference Between Maintenance and Facility Management

Maintenance

  1. Inspects Systems

  2. Operates at the Technical Level

  3. Focuses on Equipment

  4. Reduces Failures

  5. Focuses on Systems

Facility Management

  1. Coordinates Facility Operations

  2. Operates at the Operational Level

  3. Focuses on Business Activities

  4. Reduces Operational Risks

  5. Focuses on Objectives and Outcomes

In practice, facility management may include:

 

• coordination of service providers;
• planning of interventions;
• monitoring of technical performance indicators;
• cost control;
• periodic reporting;
• risk management;
• investment planning;
• monitoring legislative compliance.

 

The client no longer manages each technical discipline separately.

 

Instead, the client receives a centralized view of the facility's overall performance and operation.

When Does Facility Management Become Necessary?

 

Facility management becomes justified when:

 

• there are multiple buildings or locations;
• there are multiple technical service providers;
• there are complex systems and installations;
• operating costs become difficult to control;
• business operations depend on the continuous functioning of infrastructure.

 

The more complex an organization becomes, the greater the value of coordinated management.

12. What Has Miva Elco Learned from the Operationalization of Retail Stores?

12. Ce a invatat Miva Elco din operationalizarea magazinelor comerciale

The experience gained through the installation, adaptation, and operationalization of approximately 70 retail stores has provided Miva Elco with a different perspective on building operations.

 

Problems do not always originate during the design phase.

They do not always originate during construction.

 

Very often, they appear after handover, during the operational phase.

 

When the facility begins operating under real-world conditions.

 

• extended operating hours;
• large numbers of staff;
• continuously used equipment;
• variable consumption levels;
• constant operational pressure.

 

This is the moment when the difference becomes visible between a building that functions and a building that functions predictably.

What Changes After a Facility Becomes Operational?

 

Before operationalization, most systems function under controlled conditions.

 

After operationalization, new factors emerge:

Before Opening

  1. Limited Use

  2. Minimal Staff

  3. Predictable Consumption

  4. Occasional Testing

  5. Low Risk

After Opening

  1. Continuous Use

  2. Constant User Traffic

  3. Variable Consumption

  4. Continuous Demand

  5. Real Operational Risk

This transition is the moment when many hidden issues begin to become visible.

Most Common Issues Identified After Operationalization

 

Based on Miva Elco's experience, the most common situations identified after a facility becomes operational include:

 

• insufficient HVAC system adjustments;
• imbalances in electrical consumption;
• automation system issues;
• access control system failures;
• energy consumption higher than originally estimated;
• equipment operating beyond its initially intended capacity;
• operational changes requiring infrastructure adaptation.

 

Most of these are not installation defects.

 

They are normal consequences of real-world building usage.

 

For this reason, the period immediately following operationalization is one of the most important stages for stabilizing facility operations.

What Has the Experience of Operationalizing Retail Stores Demonstrated?

 

The experience gained from these projects has confirmed a simple reality:

 

A building does not simply need to be built. It needs to be managed.

 

The difference between a building that constantly generates interventions and one that operates predictably lies in the ability to identify and correct problems before they affect business operations.

 

This is one of the reasons why preventive maintenance and facility management become increasingly important as the complexity of a facility grows.

13. What Does It Mean to Keep a Retail Network Operational?

13. Ce inseamna sa mentii functionala o retea comerciala

Managing a single facility is difficult.

 

Managing multiple locations simultaneously is an entirely different challenge.

 

Differences Between Managing a Single Facility and Managing a Retail Network

Aspect

  1. Locations

  2. Service Providers

  3. Reporting

  4. Coordination

  5. Operational Risk

  6. Level of Control Required

Single Facility

  1. Single Location

  2. Limited

  3. Local

  4. Simplified

  5. Local

  6. Low

Multi-Location Network

  1. Multiple Locations

  2. Multiple

  3. Centralized

  4. Complex

  5. Widespread

  6. High

In a retail network, additional challenges arise:

 

• geographical distances;
• different service providers;
• different teams;
• varying consumption levels;
• different levels of wear and tear;
• different operating patterns.

 

The objective is no longer simply to keep a single building functioning properly.

 

The objective becomes maintaining a consistent level of performance across all locations.

Challenges Specific to Multi-Location Networks

Challenge

  1. Multiple Service Providers

  2. Multiple Locations

  3. Different Equipment

  4. Lack of Standardization

  5. Fragmented Reporting

Impact

  1. Difficult Coordination

  2. Increased Operating Costs

  3. Different Maintenance Procedures

  4. Increased Risks

  5. Difficult Decision-Making

As the number of locations increases, coordination becomes just as important as technical intervention.

Why Does Facility Management Become Essential?

 

In a multi-site network, the biggest challenges are not technical in nature.

 

They are organizational.

 

• Who performs the inspections?
• When are the inspections performed?
• What has been inspected?
• What needs to be repaired?
• What are the priorities?
• What is the actual cost of operating the facilities?

 

Facility management provides answers to these exact questions.

 

It transforms fragmented information into a structured operational control system.

14. Why Does Reactive Operation Cost More Than Preventive Maintenance?

14. De ce costa mai mult exploatarea reactiva decat mentenanta preventiva

At first glance, intervention appears to be less expensive.

 

• There are no complex contracts.
• There are no periodic inspections.
• There are no preventive maintenance costs.

 

There is only a payment when a problem occurs.

 

The reality is different.

The Hidden Costs of Reactive Operation

 

When a failure occurs, the cost is not limited to the repair itself.

 

In most cases, it is accompanied by:

 

• emergency response costs;
• logistics costs;
• costs generated by operational downtime;
• costs associated with damaged equipment;
• additional staffing costs;
• operational reorganization costs.

Reactive Operation

  1. Unpredictable Costs

  2. Emergency Interventions

  3. High Risk

  4. Operational Downtime

  5. Reactive Decision-Making

Preventive Maintenance

  1. Planned Costs

  2. Scheduled Actions

  3. Reduced Risk

  4. Operational Continuity

  5. Data-Driven Decisions

Preventive maintenance does not eliminate all failures.

 

However, it significantly reduces the likelihood of the most costly ones occurring.

The Real Cost of a Failure

 

In many situations, the failure itself represents only a small portion of the total cost.

 

The real problem is the impact on operations.

 

A system that is not functioning properly can affect:

 

• employees;
• customers;
• operational processes;
• committed deadlines;
• the company's reputation.

 

For this reason, the cost of prevention is almost always lower than the cost of remediation.

15. What Does a Properly Managed Building Look Like?

15. Cum arata o cladire administrata corect

• A properly managed building is not necessarily a building where failures never occur.
• A properly managed building is a building where failures are anticipated, managed, and controlled.
• Problems may still occur.
• The difference is that they do not take the organization by surprise.

 

How Can You Recognize a Properly Managed Building?

 

​

There are several clear indicators.

  1. There Is an Inspection Schedule

  2. There Is Updated Documentation

  3. There Is a Maintenance History

  4. There Is Periodic Reporting

  5. There Is Budget Planning

  6. There Is Technical Prioritization

What It Means in Practice

  1. Activities Do Not Depend on Emergencies

  2. Modifications Are Tracked and Documented

  3. Decisions Are Based on Real Information

  4. Risks Are Identified in Advance

  5. Costs Are Controlled

  6. Investments Are Made at the Right Time

What Does NOT Characterize a Properly Managed Building?

 

• exclusively reactive interventions;
• lack of documentation;
• lack of technical history;
• inspections performed solely for compliance purposes;
• investments made exclusively on an emergency basis;
• lack of a clear understanding of the condition of building systems.

 

When a building is managed properly, most problems are identified before they begin affecting operations.

The Ultimate Objective Is Not Maintenance

 

One important aspect to understand is that maintenance is not the ultimate objective.

 

The ultimate objective is business continuity.

 

Maintenance, inspections, reporting, and facility management are the tools through which this objective can be achieved.

 

A well-managed building does not simply mean functional systems.

 

It means predictability.

16. How Do You Choose the Right Maintenance or Facility Management Provider?

16. Cum alegi corect un furnizor de mentenanta sau facility management?

Price is important. But price alone is not enough.

 

Most problems that arise during building operations are not caused by the absence of service providers.

 

They are caused by choosing the wrong provider.

 

For this reason, the selection process should be based on actual execution and management capabilities.

 

​

What Should Be Evaluated?

  1. Authorizations and Certifications

  2. Relevant Experience

  3. In-House Personnel

  4. Documented Procedures

  5. Periodic Reporting

  6. Operational Capacity

Why It Is Important

  1. Demonstrates Legal Capability to Perform the Work

  2. Reduces Operational Risk

  3. Improves Quality Control

  4. Ensures Traceability

  5. Supports Informed Decision-Making

  6. Ensures Service Continuity

Useful Questions to Ask Before Signing a Contract

 

• Who will actually perform the inspections?
• Does the provider have in-house personnel, or are the activities subcontracted?
• How are identified deficiencies reported?
• Can the provider demonstrate experience with similar facilities?
• How are risks prioritized?
• What happens after a problem has been identified?

 

The answers to these questions often reveal far more than the financial proposal itself.

Warning Signs

 

Practical experience shows that certain situations frequently appear in projects that later develop significant problems.

 

Among them:

 

• unusually low prices compared to the market;
• lack of the required authorizations;
• inability to demonstrate experience with similar projects;
• lack of specialized in-house personnel;
• absence of technical reporting;
• constant dependence on subcontractors for essential activities;
• vague answers regarding working procedures.

 

An apparently cheaper contract can quickly become the most expensive choice.

Selection Should Not Be Based Solely on Price

 

• The cost of a contract is visible.
• The cost of a failure often becomes visible only after the problem occurs.

 

For this reason, the selection of a service provider should be based on their ability to reduce risks, not solely on the value of the contract.

17. Why Miva Elco

17. De ce Miva Elco

Miva Elco has been operating since 2005, providing integrated services for electrical systems, plumbing systems, heating systems, fire protection systems, low-voltage systems, and facility management.

 

The company's experience includes:

 

• commercial buildings;
• industrial buildings;
• logistics facilities;
• administrative buildings;
• multi-location retail networks;
• approximately 70 retail spaces operationalized and delivered on a turnkey basis.

Areas of Expertise Covered by Miva Elco

Specialization

  1. Electrical Systems

  2. Plumbing Systems

  3. Heating and HVAC Systems

  4. Fire Protection Systems

  5. Low-Voltage and Security Systems

  6. Facility Management

Role in Building Operations

  1. Power Supply, Energy Distribution, and Operational Continuity

  2. Water Supply, Drainage, and Infrastructure Protection

  3. Comfort, Climate Control, and Energy Efficiency

  4. Protection of People and Assets, and Regulatory Compliance

  5. Access Control, Surveillance, Detection, and Communications

  6. Technical and Operational Coordination, and Risk Management

Certifications and Authorizations

 

The company's activities are supported by authorizations and certifications specific to its areas of expertise.

 

Depending on the discipline involved, these may include:

 

• ANRE authorizations;
• IGSU authorizations;
• ISO certifications;
• other authorizations and qualifications required for the services performed.

 

Each of these documents can be reviewed on Miva Elco's dedicated certifications and authorizations page:

 

Miva Elco Certifications and Authorizations
https://www.mivaelco.ro/en/certificari-miva-elco-instalatii

Why Are These Authorizations Important?

 

For clients, authorizations and certifications provide confirmation that activities are carried out by qualified personnel and in accordance with the requirements applicable to each discipline.

 

They contribute to:

 

• increased operational safety;
• reduced operational risks;
• documentation compliance;
• traceability of completed activities.

An Approach Based on Real-World Building Operations

 

Miva Elco's experience is not derived exclusively from the installation of building systems.

 

It also comes from managing, maintaining, and operationalizing those systems after commissioning.

 

This perspective makes it possible to identify issues from the standpoint of real-world operation, rather than solely from the standpoint of installation and execution.

18. Frequently Asked Questions About Maintenance and Facility Management

18. Intrebari frecvente despre mentenanta si facility management

What Is the Main Difference Between Maintenance and Facility Management?

 

Maintenance focuses on ensuring the proper functioning of systems and equipment.

Facility management focuses on the efficient operation of the entire facility by coordinating technical, operational, and administrative activities.

​

 

How Often Should Electrical Systems Be Inspected?

 

The frequency of inspections depends on the type of facility, the nature of its operations, and the applicable requirements.

In practice, electrical systems should be monitored periodically to identify faulty connections, overheating points, and equipment showing signs of deterioration.

​

 

Why Is an Intervention Contract Not Enough?

 

An intervention contract comes into effect after a failure has occurred.

Preventive maintenance focuses on identifying problems before they result in failures.

The difference between these two approaches lies in the ability to control risks and costs.

​

 

What Does Multi-Location Maintenance Mean?

 

Multi-location maintenance involves the simultaneous management of multiple facilities through standardized procedures, centralized reporting, and coordinated technical activities across the entire network.

This approach is commonly used in retail, logistics, and companies operating multiple sites.

​

 

How Much Does Building Maintenance Cost?

 

The cost depends on:

 

• the size of the facility;
• the number of systems and installations;
• the complexity of the equipment;
• the frequency of inspections;
• the required level of reporting.

 

For this reason, an initial technical assessment forms the basis for establishing a realistic maintenance program.

​

 

When Is Facility Management Justified?

 

Facility management becomes justified when the complexity of a facility extends beyond purely technical considerations.

 

This often occurs when there are:

 

• multiple buildings;
• multiple technical disciplines;
• multiple service providers;
• operational activities that depend on infrastructure continuity.

​

 

Who Is Responsible for Failing to Perform Mandatory Inspections?

 

Responsibility lies with the owner, facility manager, or user of the facility, depending on the organizational structure and the obligations assumed.

For this reason, documenting inspections and maintaining records of completed activities is essential.

​

 

What Is Checked When Taking Over a New Facility?

 

The takeover process includes the inspection of:

 

• technical documentation;
• electrical systems;
• plumbing systems;
• heating systems;
• fire protection systems;
• security systems;
• technical rooms;
• the history of previous interventions.

 

The objective is to identify real risks and establish clear priorities for action.

19. The Difference Between Controlled Costs and Uncontrolled Costs

19. Diferenta dintre costuri controlate si costuri necontrolate

In building operations, there are two types of costs.

​​

  1. Controlled Costs.

  2. Uncontrolled Costs.

 

Controlled Costs

 

Controlled costs are planned.

 

The client knows:

 

• what activities will be carried out;
• when they will be carried out;
• what budget is required;
• which risks are being managed.

 

Examples:

 

• periodic inspections;
• preventive maintenance;
• planned replacement of worn-out equipment;
• documentation updates;
• technical inspections.

Uncontrolled Costs

 

Uncontrolled costs arise when problems are identified too late.

 

Examples:

 

• major failures;
• emergency interventions;
• operational downtime;
• equipment damage;
• additional logistics costs;
• operational penalties.

 

These costs are difficult to predict and budget for.

Key Differences

Controlled Costs

  1. Planned

  2. Budgeted

  3. Manageable

  4. Prevention-Based

  5. Reduce Risk

Uncontrolled Costs

  1. Uncontrolled Costs

  2.  

  3. Unforeseen

  4. Difficult to Estimate

  5. May Generate Significant Losses

  6. Reaction-Based

  7. Occur After the Risk Materializes

Maintenance and facility management do not eliminate all costs.

​​

They transform uncontrolled costs into controlled costs.

​​

This is one of the most important differences between reactive management and preventive management.

20. O intrebare pentru un raspuns onest, inainte sa inchizi aceasta pagina

20. One Question for an Honest Answer Before You Leave This Page

20. O intrebare pentru un raspuns onest, inainte sa inchizi aceasta pagina

If a major failure were to occur tomorrow morning in one of the building's critical systems, would you be able to answer the following questions with certainty?

 

• What is the actual condition of the building systems?
• What risks have already been identified?
• Which equipment requires priority intervention?
• What inspections have been carried out over the past few months?
• Is the documentation up to date?
• Is there an action plan in place?

 

If the answer is "I don't know," the problem is not necessarily the failure itself.

 

The problem is the lack of visibility into the actual condition of the facility.

 

And this lack of visibility is one of the most common causes of uncontrolled costs.

20. O intrebare pentru un raspuns onest, inainte sa inchizi aceasta pagina

21. Request a Technical Assessment of Your Facility

21. Solicitati o evaluare tehnica a obiectivului

​

Every building is different.

 

Every facility has its own technical, operational, and regulatory requirements.

 

For this reason, every effective maintenance or facility management program begins with understanding the actual conditions on site.

 

An initial technical assessment makes it possible to:

 

• identify existing risks;
• assess the condition of building systems;
• review the available documentation;
• establish priorities for action;
• estimate maintenance requirements;
• build a realistic facility management plan.

 

For discussions regarding comprehensive technical maintenance, facility management, or the assessment of a facility:

 

Contact Miva Elco: https://www.mivaelco.ro/en/contact

20. O intrebare pentru un raspuns onest, inainte sa inchizi aceasta pagina

22. Reference Legislation and Standards

22. Surse legislative si normative de referinta

• Law No. 10/1995 on Quality in Construction;
• Law No. 307/2006 on Fire Safety;
• Order No. 163/2007 Approving the General Fire Safety Regulations;
• I7/2011 Standard for the Design and Execution of Electrical Installations;
• Technical documentation specific to the systems and equipment in operation;
• Manufacturers' requirements regarding the operation and maintenance of equipment.

Contact

Str. George Bacovia, No. 35A, Sector 4, Bucharest, Romania.

021.3374777

0720.301.160

0730.556.211

office@mivaelco.ro

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