Key Responsibilities and Required Skills for Building Operating Engineer

🎯 Role Definition

The Building Operating Engineer is a hands-on facilities professional responsible for operating, maintaining, troubleshooting, and documenting the mechanical, electrical, plumbing, and building automation systems that keep commercial, institutional, or multi‑family properties safe, comfortable, efficient, and code-compliant. This role combines preventive maintenance, emergency response, vendor coordination, energy optimization, and regulatory compliance with strong communication and documentation skills. Ideal candidates have proven experience with boilers, chillers, HVAC systems, generators, building automation systems (BAS/BMS), and life-safety equipment, plus applicable licenses and certifications.

📈 Career Progression

Typical Career Path

Entry Point From:

Facilities Maintenance Technician / Building Maintenance Technician
HVAC Technician or Journeyman HVAC
Apprentice or Assistant Engineer in building systems

Advancement To:

Senior Building Operating Engineer / Lead Engineer
Facilities Supervisor / Maintenance Supervisor
Building Systems Manager / Facilities Manager

Lateral Moves:

HVAC Controls Specialist / BAS Technician
Energy Manager / Sustainability Technician

Core Responsibilities

Primary Functions

Operate and monitor central plant equipment including high- and low-pressure boilers, packaged and centrifugal chillers, cooling towers, pumps, heat exchangers, and associated piping networks to maintain setpoints, efficiency targets, and continuous occupancy comfort.
Perform scheduled preventive maintenance on HVAC systems, boilers, burners, chillers, air handlers, ductwork, variable frequency drives (VFDs), and pumps according to manufacturer recommendations and site preventive maintenance plans.
Troubleshoot and repair mechanical, electrical, and pneumatic/electronic control failures for building systems; diagnose root causes and complete safe, code-compliant repairs to restore service with minimal occupant disruption.
Operate, program, and maintain Building Automation Systems (BAS/BMS) and direct digital controls (DDC) to optimize system scheduling, alarms, trending, and energy use; coordinate changes with controls vendors and site management.
Start, exercise, and maintain emergency generation and electrical distribution equipment (standby generators, automatic transfer switches, switchgear, and subpanels) and perform load testing and fuel system checks per regulatory and manufacturer schedules.
Maintain and operate domestic hot water systems, steam traps, condensate return systems, and expansion tanks; balance hydronic systems and adjust valves/controls to ensure proper temperatures and pressures.
Inspect, test, and maintain life safety and fire protection systems including fire pumps, sprinkler valves, smoke control dampers, fire doors, fire alarm interfaces, emergency lights, and egress systems to meet NFPA, local code, and insurance requirements.
Respond to occupant requests, alarms, and after-hours emergencies (e.g., HVAC failures, leaks, power outages) with timely, documented corrective actions and escalation as necessary.
Perform routine and emergency electrical troubleshooting up to the qualified level permitted by local licensing (motor starters, contactors, relays, control circuits, and basic low-voltage wiring), and coordinate licensed electricians for high-voltage work.
Maintain detailed logs, shift turnover reports, work orders, and preventive maintenance records in computerized maintenance management systems (CMMS) or digital logs to ensure traceability and regulatory compliance.
Conduct regular building rounds and condition surveys to identify potential failures, safety hazards, or energy inefficiencies; generate corrective work orders and follow through to completion.
Execute start-up, shutdown, and seasonal changeover procedures (heating/cooling season transitions) ensuring safe boiler lay-up and chiller isolation per established protocols.
Monitor, analyze, and report key performance indicators (KPIs) such as energy consumption, system runtimes, fluid chemistry (boiler/chiller), and refrigerant inventory; recommend and implement energy optimization measures.
Manage refrigerant handling, leak detection, recovery, and documentation in accordance with EPA Section 608 and applicable refrigerant regulations; coordinate certified technicians for major refrigerant work.
Perform basic welding, brazing, soldering, and pipefitting repairs on piping systems, valves, and heat exchangers; fabricate temporary or permanent components as needed to restore service.
Coordinate, supervise, and inspect vendor and contractor work including scheduled service vendors and capital projects; ensure work meets contract, safety, and quality requirements and that permits are closed out.
Ensure strict compliance with OSHA, EPA, NFPA, local building and mechanical codes, and site-specific safety policies; lead or participate in safety meetings, lockout/tagout, hot work permits, and confined space protocols.
Maintain parts inventories, tools, and supplies; recommend procurement of critical spares and capital equipment based on lifecycle, criticality, and budget constraints.
Provide on-the-job training and mentorship to junior technicians and seasonal staff; support cross-training across mechanical, electrical, and controls disciplines.
Support capital projects by providing operational requirements, participating in commissioning, performing system start-ups, punchlist completion, and turnover documentation to operations teams.
Conduct water treatment oversight for boilers and closed-loop systems; sample, analyze, and adjust chemical treatment programs to protect equipment and meet environmental discharge requirements.
Maintain accurate documentation for permits, licenses, calibration records, and regulatory inspections; prepare for and support third-party inspections and insurance surveys.
Manage energy shut-downs and isolation procedures during planned maintenance or emergency repairs; communicate impacts to stakeholders and implement temporary HVAC or electrical bypasses with safety controls.
Implement continuous improvement initiatives that reduce operating cost, extend equipment life, and increase system reliability through condition-based maintenance, retro-commissioning, and technology upgrades.

Secondary Functions

Triage ad-hoc occupant service requests and coordinate priority repairs to minimize operational disruption and maintain tenant satisfaction.
Support facility-level projects by providing technical input during procurement, vendor selection, and contractor oversight.
Contribute to the building's sustainability and energy management goals by recommending retrofit and optimization projects (LED retrofits, control logic improvements, VFD installations).
Maintain and update system documentation, O&M manuals, SOPs, and one-line diagrams to facilitate efficient troubleshooting and knowledge transfer.
Participate in emergency response drills, building evacuation planning, and continuity of operations planning to ensure the facility remains safe and operational under adverse conditions.
Assist with capital budgeting inputs by estimating costs for equipment replacement, lifecycle analysis, and deferred maintenance items.
Collaborate with property management, tenants, and external stakeholders to schedule disruptive work, communicate outages, and minimize business impact.
Provide insights and data to support facility audits, regulatory reporting, and tenant sustainability requests (green certifications, energy usage reporting).
Support vendor invoicing verification, acceptance testing, and final commissioning sign-offs for new equipment and systems.
Participate in cross-functional team meetings (environmental health & safety, security, engineering) to coordinate integrated facility services and continuous improvements.

Required Skills & Competencies

Hard Skills (Technical)

Hands-on expertise operating and maintaining central plant equipment: boilers (high/low pressure), centrifugal and screw chillers, cooling towers, pumps, and piping systems.
Building Automation Systems (BAS/BMS) programming, commissioning and fault detection (e.g., Johnson Controls, Trane Tracer, Honeywell, Siemens), including alarm tuning and trend analysis.
Proficient in preventative maintenance and predictive techniques using CMMS platforms (e.g., FM:Systems, IBM Maximo, Maintenance Connection) and electronic work order management.
Electrical troubleshooting for motors, starters, control circuits, and low-voltage wiring; experience coordinating high-voltage work with licensed electricians.
Knowledge of refrigeration systems, refrigerant recovery, EPA 608 certification, and compliance with refrigerant regulations (tracking, leak repair, refrigerant reporting).
Boiler operation knowledge including combustion controls, burners, feedwater systems, blowdown procedures, and applicable boiler operator licensing where required.
Experience with emergency power systems: diesel or natural gas generators, ATS, fuel systems, and load bank testing.
Proficiency in water treatment protocols for boilers and closed-loop systems; ability to read chemical analysis and adjust treatment plans.
Plumbing and piping skills including valve replacement, pump alignment, piping fabrication, and leak repair.
Familiarity with life safety and fire protection systems, NFPA standards, and coordination with fire alarm and sprinkler vendors for inspections and testing.
Ability to read and interpret mechanical and electrical drawings, single-line diagrams, P&IDs, and control schematics.
Experience with energy management strategies, VFDs, HVAC balancing, and commissioning/retro-commissioning projects.
Basic welding, brazing, and soldering skills for field repairs.
Knowledge of occupational safety standards (OSHA), confined space entry procedures, hot work permits, and lockout/tagout (LOTO).

Soft Skills

Strong problem-solving and analytical skills to diagnose complex system failures and prioritize corrective actions.
Clear communication skills for interacting with tenants, vendors, contractors, and management; ability to write concise reports and shift turnover notes.
Time management and organizational ability to balance preventive maintenance, reactive work, and project tasks.
Team leadership and mentorship skills to train junior staff and coordinate multi-discipline contractors.
Customer-service orientation to respond to occupant needs professionally and maintain positive tenant relations.
Attention to detail for compliance documentation, safety checks, and equipment logs.
Adaptability and resilience for shift work, on-call response, and working under emergency conditions.
Continuous improvement mindset focused on operational reliability, energy efficiency, and cost control.
Collaborative approach to work with cross-functional stakeholders (security, property management, EHS).
Sound judgement and accountability for safety and regulatory compliance in high-risk environments.

Education & Experience

Educational Background

Minimum Education:

High school diploma or GED required; vocational certificate or technical diploma in HVAC, Refrigeration, or Mechanical Systems strongly preferred.

Preferred Education:

Associate degree or technical diploma in HVAC, Mechanical Engineering Technology, Facilities Management, or equivalent.
Additional coursework or certifications in controls, electrical, or boiler operation.

Relevant Fields of Study:

HVAC / Refrigeration Technology
Mechanical or Electrical Engineering Technology
Facilities Management / Building Systems
Industrial Maintenance / Power Plant Technology

Experience Requirements

Typical Experience Range:

3 to 8+ years of hands-on building systems operations and maintenance; 5+ years preferred for senior-level roles.

Preferred:

Proven experience in commercial or institutional central plant operations, including boilers, chillers, BAS, and emergency power systems.
Valid certifications/licenses where applicable (e.g., EPA 608, CFC recovery, state/city boiler operator license, confined space, OSHA 10/30).
Demonstrated history of preventive maintenance program execution, vendor management, and successful participation in commissioning/retro-commissioning projects.