For any residential condominium corporation, the emergency generator is more than a convenience it is a legal requirement and a vital safeguard for life safety systems. When power fails, the generator provides critical backup for systems such as fire alarms, emergency lighting, sump pumps, garage access, and elevators. Without it, the safety, security, and livability of the building are compromised.

Beyond safety, proper generator maintenance is a matter of regulatory compliance. The Ontario Building Code (OBC) and CSA C282 set strict standards for how emergency generators must be installed, tested, and maintained. Boards and property managers are legally responsible for ensuring adherence.

This guide provides an in-depth look at the regulatory requirements, testing protocols, inspection intervals, and long-term servicing strategies every condominium should understand and implement.

Legal and Regulatory Framework

The governing regulations for emergency generator systems in Ontario condominiums are:

• Ontario Building Code (OBC): Article 3.2.7.5: Requires that emergency electrical power systems comply with CSA C282.
• CSA C282: Emergency Electrical Power Supply for Buildings: The Canadian Standards Association’s comprehensive code covering installation, operation, testing, maintenance, documentation, and personnel qualifications.

CSA C282 provides a technical blueprint for ensuring emergency power systems operate safely and reliably under real conditions. The standard is legally binding when referenced by building codes or authorities having jurisdiction.

Table 5 of CSA C282 specifically outlines the maintenance and testing schedule required for compliance. It also stipulates that building owners or their agents (i.e., property managers) must:

• Conduct specific monthly and annual tests
• Keep a permanent logbook on-site
• Ensure all inspections are carried out by trained personnel

Failure to follow CSA C282 could result in fire code violations, insurance issues, and compromised resident safety.

 

Why Generator Maintenance is Essential

Generators support critical building functions that keep residents safe and systems functional in the event of a blackout. These include:

• Fire alarm panels and annunciators
• Emergency exit and corridor lighting
• Elevator recall systems
• Sump and booster pumps
• Security systems and card access controls
• Garage doors and emergency egress lighting

Beyond safety, generator maintenance is critical to:

• Ensure legal compliance with fire and building codes
• Prevent system failures during real emergencies
• Extend generator lifespan, which protects long-term reserve funding
• Maintain insurance eligibility and reduce liability risks

Neglecting generator servicing can result in costly equipment failures, downtime, resident complaints, and, in some cases, catastrophic risk to human life.

Generator Types and Their Maintenance Needs

Understanding your generator type helps tailor your maintenance approach:

• Diesel Generators: Most common in high-rises. Require attention to fuel stability, water contamination, microbial growth, and filter replacement. Fuel polishing and tank inspection are critical.
• Natural Gas Generators: Rely on the city gas supply. Require regular testing of gas valves, regulators, spark plugs, and intake/exhaust airflow systems. Generally lower fuel system maintenance but higher sensitivity to pressure drops.

Regardless of type, the generator must be maintained to operate at full load in all weather conditions.

Routine Maintenance Schedule (Per CSA C282 Table 5)

Maintenance is required on multiple time scales. All testing should be logged and conducted by qualified professionals.

Daily/Weekly Checks (Recommended):

• Walk-by inspection of generator room
• Look for fluid leaks, debris, and unusual noise
• Ensure ventilation is unobstructed
• Visual check of control panel and battery indicator

Monthly Maintenance (Mandatory):

• Run the generator under no-load for 30 minutes
• Verify fluid levels (oil, coolant, fuel)
• Check battery voltage and charge
• Ensure engine reaches full operating temperature
• Inspect belts, hoses, and exhaust system
• Review alarm indicators and annunciator panel

Monthly Load Test:

• If feasible, conduct a building load transfer test
• Run critical systems (lighting, elevators) under generator power
• Test for a minimum of 30 minutes
• Log voltage, frequency, amperage, and generator response time

Annual Full Load Bank Test:

• Required if generator does not regularly reach 30% load
• Performed using a calibrated resistive load bank
• Simulates real-world power demand
• Identifies latent engine, alternator, and cooling system issues

Automatic Transfer Switch (ATS) Maintenance

The ATS automatically switches the building from utility power to generator power. It is just as important as the generator itself.

Key tasks:

• Inspect for wear, corrosion, or signs of overheating
• Test transfer and retransfer functions
• Clean internal contacts and verify voltage readings
• Check programming logic and delay settings

If the ATS fails to operate properly, even a perfectly functioning generator will not power the building.

Fuel System Maintenance

For diesel systems, poor fuel quality can cause engine failures. CSA C282 requires:

• Regular fuel sampling and lab analysis
• Fuel polishing to remove sludge and water
• Tank inspection for corrosion and integrity
• Filter replacement at scheduled intervals
• Emergency shut-off valve testing

Ensure that diesel fuel is treated with stabilizers and biocides. Fuel degradation starts after 12-18 months in storage.

Battery and Charging System Checks

A generator that won’t start is often caused by a dead or failing battery. Battery maintenance includes:

• Monthly voltage readings
• Load testing to simulate cranking load
• Inspection of terminals and electrolyte levels (if applicable)
• Charger output check
• Scheduled replacement every 2-3 years

Battery condition should be verified during every test run.

Cooling System and Exhaust Checks

The generator’s cooling system prevents overheating. Key actions:

• Check coolant level and concentration
• Inspect radiator and coolant hoses for leaks
• Pressure test the radiator cap and system
• Verify airflow around intake louvers
• Inspect and clean exhaust pipes, mufflers, and clamps

Clogged exhaust or restricted airflow can cause shutdowns and engine damage.

Alarm and Monitoring System Testing

Generators come equipped with built-in sensors and alarms. Each must be tested regularly:

• High coolant temperature
• Low oil pressure
• Overcrank or no start
• Low fuel level
• Emergency stop button functionality

If connected to a Building Automation System (BAS) or fire alarm panel, verify proper communication and alerts.

Documentation and Logbook Requirements

CSA C282 mandates a permanent logbook be kept on site. It must include:

• Dates of all tests and maintenance
• Names of personnel performing work
• Operating data (run time, load, temperature)
• Notes on anomalies or deficiencies
• Corrective actions and parts replaced

This logbook must be made available to fire inspectors, auditors, and insurance adjusters upon request.

Semi-Annual and Annual Servicing

Professional generator service providers should conduct more in-depth servicing every 6-12 months:

• Oil and filter changes
• Air filter replacement
• Spark plug (gas units) or injector cleaning (diesel units)
• Exhaust manifold and turbocharger inspection (if equipped)
• Alternator voltage output testing
• Governor and RPM setting adjustments

Annual service should also confirm that the generator enclosure is secure, ventilated, and pest-free.

Personnel Training

CSA C282 requires that only trained and competent persons perform generator maintenance and testing. Boards and managers should:

• Verify contractor certifications and insurance
• Ensure site staff are familiar with emergency generator procedures
• Maintain records of training for all personnel involved

Improper testing or unauthorized repairs can void warranties and lead to system failure.

Budgeting and Planning

Generator maintenance should be accounted for in both the annual operating budget and long-term capital planning. Tips:

• Include a line item for load bank testing, oil changes, and ATS servicing
• Budget for emergency repairs or part replacements
• Plan for generator replacement every 15-25 years depending on usage
• Integrate generator upkeep with reserve fund studies

Best Practices for Boards and Managers

To ensure consistency and compliance:

• Schedule generator testing during business hours
• Notify residents of planned power transfers
• Cross-reference fire testing and generator checks
• Secure the generator room with limited access
• Review logbooks during board meetings

5-Year and 10-Year Deep Inspections

5-Year Inspection (Recommended):

Although not explicitly required in CSA C282, many manufacturers recommend in-depth inspections every 5 years:

• Internal borescope inspection of combustion chamber and valves
• Alternator winding insulation resistance testing
• Review of mounting brackets, exhaust hangers, and vibration isolators
• Internal tank inspection for diesel sludge buildup
• Major control panel diagnostics and firmware updates

These inspections often prevent undetected issues that standard tests might miss.

10-Year Load Test and System Recertification:

Best practice in many jurisdictions, and sometimes enforced by local fire officials or insurance providers:

• Full resistive load bank test at 100% rated capacity
• Alternator performance verification
• Engine component wear inspection
• Overhaul or replacement of fuel delivery lines
• ATS teardown and mechanical rebuild
• Coolant and oil system flushing and recertification

This milestone should be incorporated into long-term financial and asset planning.

For condominium corporations, maintaining an emergency generator is a non-negotiable obligation rooted in life safety and code compliance. CSA C282 and the Ontario Building Code provide a clear regulatory framework that, when followed diligently, ensures your generator will perform during a crisis.

With proper budgeting, documentation, testing, and training, your board can fulfill its duty to protect residents and maintain operational resilience. Emergencies are unpredictable, but preparedness is not. Generator maintenance is where it begins.