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Building Automations Systems Operator
North Brunswick, NJ
Job Description
What this job involves: The BAS Console Operator is responsible for monitoring building automation system computers to ensure they operate within specified parameters, such as temperature, humidity, static pressure, and electrical current. They take prompt action to address any system malfunctions, safeguarding equipment, personnel, and research. The operator also monitors the BAS system for energy efficiency.
Additionally, console operators oversee other site systems, including facilities-specific systems like fire monitoring and research-oriented systems like the Edstrom System for vivarium room parameters. They provide support to electrical, mechanical, and control system technicians in troubleshooting equipment problems.
What your day-to-day will look like:
The console operator monitors the alarm status of various automation systems as specific to the site. These systems typically include BAS (JCI, Siemens, Honeywell etc.), Fire Systems (such as Notifier) and research related systems such as Edstrom.
When an automation system alarms the console operator takes a documented approach to resolving the problem. This documented approach is managed via SOPs and OIs. The approach can include trending and troubleshooting from the BAS console, stroking of dampers and actuators, calling a technician or mechanic for an emergency type call, overriding a point and completing change control mechanisms etc.
The console operator will enter work orders related to system and equipment problems into Maximo and coordinate with work order execution personnel.
BAS engineer will play a critical role in ensuring that the BAS system is being operated and maintained properly.
The console operator is required to review various trends and reports as a means of gaining greater experience and training. The specific reports for which the console operator is responsible will be coordinated at the site level with the BAS engineer. Typical trends might be OA vs. AHU discharge temperature, static pressure by AHU, etc. Typical reports might include points in override or points in alarm. Once the operator is completely familiar with specific systems, he/she is expected to be able to develop custom reports.
The BAS operator is in the best position to trend and analyze the cause of these unexpected shutdowns and get systems returned to service. The operator is expected to engage the remainder of the M&O organization (BAS technicians, mechanics, electricians) to quickly returned failed systems to service.
When field personnel are working on automation related systems the console operator should be the primary resource used when equipment requires a change of status. This person should be familiar with the various systems that are monitored and controlled by the BAS and thus be in the best position to make needed changes to assist field personnel.
It is recognized that the daytime site BAS console operator also serves as a primary information resource for many aspects of the M&O organization. As such, much of a console operator's day includes but is not limited to:
Interfacing with BAS technicians and mechanics working on various systems monitored/controlled by the BAS.
Interfacing with the sites BAS engineer and other facilities management regarding site and equipment conditions.
Primary liaison for facilities related FSC calls.
Routing of alarms that the BAS Monitors but does not control.
Maintaining change control documentation.
Required to enter work orders related to system problems directly into the Maximo system. Familiarity with the equipment and systems allow for the work orders to be entered properly with the necessary details being included assisting the technician working on the problem.
At several sites fume hood alarms are monitored via the BAS system. At those sites with this capability the BAS console operator shall respond according to guidelines provided in SOPs and OIs.
The console operators are responsible for logging collecting all lockout/tagout information as required and maintain the log/out tagout book per the Lockout/Tagout SOPs.
The console operator is required to maintain a logbook detailing all alarms and critical activities that occurred on his/her shift. This logbook may be either electronic or hard bound.
The BAS operator will work under the direction of the BAS engineer to maintain "change control" over the BAS system. System operating parameters (pressure, temperature set points etc.) are selected to maintain a safe efficient work environment.
Ensure transparent transition between site & regional monitoring where applicable.
Support Site Supervisor, BAS Engineer, and Other M&O personnel during commissioning, troubleshooting, & startup activities and other day to day activities.
The BAS operator will be an integral part of the site and regional energy operation and will be responsible to identify energy savings opportunities and operate the sites in an energy efficient manner.
Ensure site is operating efficiently.
Conduct virtual tours.
Review e-log for issues that impact operations and energy efficiency and ensure they are acted upon.
Desired or preferred experience and technical skills:
Trade school or apprentice program a plus.
Experience in working with software applications related to the HVAC industry.
Knowledge of a variety of electronic or digital control systems, and ability to test modifications to system software.
Experience in the integration of low voltage building sub-systems using various industry protocols, such as BACnet, Modbus, etc.
Prior experience working in a biopharmaceutical GMP controlled environment is a plus.
Knowledge of Good Manufacturing Practices (cGMP) and Good Documentation Practices (GDP) preferred.
Previous experience working with CMMS system preferably Maximo.
Work order and preventative maintenance system program knowledge a plus.
Required Skills and Experience:
High school diploma or equivalent
A general understanding of building automation systems with emphasis on Siemens, Honeywell and JCI.
Knowledge of basic HVAC equipment and how it is controlled and alarmed in an industrial/commercial environment.
A working knowledge and understanding of automation system architecture (head end vs. local controllers and the overall bus/communication architecture)
Detailed knowledge and experience working with Excel and Word software programs.
Ability to effectively communicate with maintenance personnel, maintenance professionals as well as external client groups.
Ability to remain calm and in control when multiple alarm situations arise.
Ability to learn new concepts and ideas quickly.
Must have strong written and verbal communications skills to effectively communicate with all customers.
Must be able to use hand tools, laptop, email, smartphone, and tablet as well as able to carry and move equipment and tools weighing up to 50 pounds unassisted.
Must be 18 years of age and possess a valid driver's license with limited violations.
Knowledgeable in Microsoft Office (Outlook, Word, Excel, Power Point)
JLL Is an Equal Opportunity Employer JLL is committed to developing and maintaining a diverse workforce. JLL strongly believes in equal opportunity extended to all individuals in all aspects of the employment relationship, including recruitment, hiring, training, promotion, transfer, discipline, layoff, recall and termination without regard to race, color, religion, belief, creed, age, sex, pregnancy or maternity (including childbirth and related conditions), family responsibility (e.g. child care, elder care), nationality, ethnic or national origin or ancestry, citizenship, marital status, civil partner status, sexual orientation, gender identity or expression, transgender status, veteran’s status, genetic information, trade union membership, social position, political view or status as a qualified individual with a disability, protected leave status or any other protected characteristic in accordance with applicable law. The company also endeavors to make reasonable accommodations for known physical or mental limitations of otherwise qualified employees and applicants with disabilities unless the accommodations would impose an undue hardship on the operation of our business and ensures that employment decisions are based only on valid job requirements.
Additionally, console operators oversee other site systems, including facilities-specific systems like fire monitoring and research-oriented systems like the Edstrom System for vivarium room parameters. They provide support to electrical, mechanical, and control system technicians in troubleshooting equipment problems.
What your day-to-day will look like:
The console operator monitors the alarm status of various automation systems as specific to the site. These systems typically include BAS (JCI, Siemens, Honeywell etc.), Fire Systems (such as Notifier) and research related systems such as Edstrom.
When an automation system alarms the console operator takes a documented approach to resolving the problem. This documented approach is managed via SOPs and OIs. The approach can include trending and troubleshooting from the BAS console, stroking of dampers and actuators, calling a technician or mechanic for an emergency type call, overriding a point and completing change control mechanisms etc.
The console operator will enter work orders related to system and equipment problems into Maximo and coordinate with work order execution personnel.
BAS engineer will play a critical role in ensuring that the BAS system is being operated and maintained properly.
The console operator is required to review various trends and reports as a means of gaining greater experience and training. The specific reports for which the console operator is responsible will be coordinated at the site level with the BAS engineer. Typical trends might be OA vs. AHU discharge temperature, static pressure by AHU, etc. Typical reports might include points in override or points in alarm. Once the operator is completely familiar with specific systems, he/she is expected to be able to develop custom reports.
The BAS operator is in the best position to trend and analyze the cause of these unexpected shutdowns and get systems returned to service. The operator is expected to engage the remainder of the M&O organization (BAS technicians, mechanics, electricians) to quickly returned failed systems to service.
When field personnel are working on automation related systems the console operator should be the primary resource used when equipment requires a change of status. This person should be familiar with the various systems that are monitored and controlled by the BAS and thus be in the best position to make needed changes to assist field personnel.
It is recognized that the daytime site BAS console operator also serves as a primary information resource for many aspects of the M&O organization. As such, much of a console operator's day includes but is not limited to:
Interfacing with BAS technicians and mechanics working on various systems monitored/controlled by the BAS.
Interfacing with the sites BAS engineer and other facilities management regarding site and equipment conditions.
Primary liaison for facilities related FSC calls.
Routing of alarms that the BAS Monitors but does not control.
Maintaining change control documentation.
Required to enter work orders related to system problems directly into the Maximo system. Familiarity with the equipment and systems allow for the work orders to be entered properly with the necessary details being included assisting the technician working on the problem.
At several sites fume hood alarms are monitored via the BAS system. At those sites with this capability the BAS console operator shall respond according to guidelines provided in SOPs and OIs.
The console operators are responsible for logging collecting all lockout/tagout information as required and maintain the log/out tagout book per the Lockout/Tagout SOPs.
The console operator is required to maintain a logbook detailing all alarms and critical activities that occurred on his/her shift. This logbook may be either electronic or hard bound.
The BAS operator will work under the direction of the BAS engineer to maintain "change control" over the BAS system. System operating parameters (pressure, temperature set points etc.) are selected to maintain a safe efficient work environment.
Ensure transparent transition between site & regional monitoring where applicable.
Support Site Supervisor, BAS Engineer, and Other M&O personnel during commissioning, troubleshooting, & startup activities and other day to day activities.
The BAS operator will be an integral part of the site and regional energy operation and will be responsible to identify energy savings opportunities and operate the sites in an energy efficient manner.
Ensure site is operating efficiently.
Conduct virtual tours.
Review e-log for issues that impact operations and energy efficiency and ensure they are acted upon.
Desired or preferred experience and technical skills:
Trade school or apprentice program a plus.
Experience in working with software applications related to the HVAC industry.
Knowledge of a variety of electronic or digital control systems, and ability to test modifications to system software.
Experience in the integration of low voltage building sub-systems using various industry protocols, such as BACnet, Modbus, etc.
Prior experience working in a biopharmaceutical GMP controlled environment is a plus.
Knowledge of Good Manufacturing Practices (cGMP) and Good Documentation Practices (GDP) preferred.
Previous experience working with CMMS system preferably Maximo.
Work order and preventative maintenance system program knowledge a plus.
Required Skills and Experience:
High school diploma or equivalent
A general understanding of building automation systems with emphasis on Siemens, Honeywell and JCI.
Knowledge of basic HVAC equipment and how it is controlled and alarmed in an industrial/commercial environment.
A working knowledge and understanding of automation system architecture (head end vs. local controllers and the overall bus/communication architecture)
Detailed knowledge and experience working with Excel and Word software programs.
Ability to effectively communicate with maintenance personnel, maintenance professionals as well as external client groups.
Ability to remain calm and in control when multiple alarm situations arise.
Ability to learn new concepts and ideas quickly.
Must have strong written and verbal communications skills to effectively communicate with all customers.
Must be able to use hand tools, laptop, email, smartphone, and tablet as well as able to carry and move equipment and tools weighing up to 50 pounds unassisted.
Must be 18 years of age and possess a valid driver's license with limited violations.
Knowledgeable in Microsoft Office (Outlook, Word, Excel, Power Point)
JLL Is an Equal Opportunity Employer JLL is committed to developing and maintaining a diverse workforce. JLL strongly believes in equal opportunity extended to all individuals in all aspects of the employment relationship, including recruitment, hiring, training, promotion, transfer, discipline, layoff, recall and termination without regard to race, color, religion, belief, creed, age, sex, pregnancy or maternity (including childbirth and related conditions), family responsibility (e.g. child care, elder care), nationality, ethnic or national origin or ancestry, citizenship, marital status, civil partner status, sexual orientation, gender identity or expression, transgender status, veteran’s status, genetic information, trade union membership, social position, political view or status as a qualified individual with a disability, protected leave status or any other protected characteristic in accordance with applicable law. The company also endeavors to make reasonable accommodations for known physical or mental limitations of otherwise qualified employees and applicants with disabilities unless the accommodations would impose an undue hardship on the operation of our business and ensures that employment decisions are based only on valid job requirements.
Job Summary
Company
Start Date
As soon as possible
Employment Term and Type
Regular, Full Time
Required Education
High School or Equivalent
Required Experience
Open
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