Every constructed asset and every component of the asset has their own design life during which it meets all safety and functional requirements. The life cycle of a building is considered to consist of three stages, each of which has its own costs that together constitute its total life cycle cost. The stage that accumulates the most cost and lasts longest is the operation and maintenance stage. In order to prolong the service life of a building it has to be regularly maintained. Facility management and maintenance is the sum of all activities that help to monitor and preserve the purpose of a building. Special emphasis in this thesis is placed on life cycle costing (LCC) by which the early planning can reduce later costs of use and maintenance. The three key components of LCC have been thoroughly analyzed with the emphasis on operation and maintenance costs. The system of laws and standards related to maintenance and facility management in the Republic of Croatia has been described. This thesis presents a maintenance and operation plan made for a educational facility, the building of the Blago Zadro elementary school Vukovar. Actual maintenance and operation cost data was collected from year 2005 to 2016. Considering the collected and analyzed data an operation and maintenance plan was created for the period of the next 25 years.