General Requirementsoperation and Maintenance Data

GENERAL REQUIREMENTSOPERATION AND MAINTENANCE DATA

Section 01782

Page 1 of __

SECTION 01782

OPERATION AND MAINTENANCE DATA

(For large projects)

Note to PM: You must carefully edit paragraph 2.03 C. You will need the assistance of your CxA and the Mechanical and Electrical Engineer in order to identify the System Components, and list the relevant SC for each system.

PART 1 -GENERAL

1.01SUMMARY

.AThis Section includes:

.1Part 1 – General

.a1.01 –Summary

.b1.02 - Related Documents And Sections

.c1.03 – Definitions

.d1.04 - Submittals

.2Part 2 - Products

.a2.01 – O&M Documentation Directory

.b2.02 – Manual I - O&M Facility Information

.c2.03 – Manual II - Systems and Equipment O&M Manual

.d 2.04 – Manual III - Product Data Maintenance Manual

.3Part 3 – Execution

.a3.01 - General

.b3.02 – Manufacturers’ Data

.c3.03 – Drawings

.d3.04 - Commissioning Activities

.4Part 4 - Forms (Not Used)

1.02RELATED DOCUMENTS AND SECTIONS

.ASection 01810, "General Commissioning Requirements"

.BSection 01820, “Demonstration and Training”

1.03DEFINITIONS

.AManufacturer’s Product Data – Drawings, illustrations, catalog cuts, equipment listings and product technical data furnished by the manufacturer.

.BOperating Procedures - Step-by-Step instructions to bring systems from static to operational configuration and from operating to shut-down status. These instructions include both normal and emergency operating conditions.

.CO&M - Operations and Maintenance

.DO&M Documentation – Divided into Four separate manuals consisting of:

.1O&M Documentation Directory

.2Manual I. O&M Facility Information – basic information needed on a daily basis to maintain the building, including, but not limited to, warranty contact information, floor plans, utility connection and cut-off plans, and component inventories.

.3Manual II. Systems and Equipment Maintenance Manual – contains detailed operation, preventive maintenance, repair, and manufacturer’s O&M data for selected systems.

.4Manual III. Product Data and Maintenance Manual. Consists of catalog cuts and manufacturers make, model and color number, and all maintenance and cleaning instructions for designated architectural products, applied materials, and finishes.

!! Note to contractor: the effort required to provide the extent of information required in this section should not be underestimated!

.ERepair Procedures – Repair instructions required to restore equipment and systems to proper operating conditions.

.FSystem - An organized collection of parts, equipment, or subsystems united by regular interaction.In this specification, for example, systems include: Elevator; Boiler; HVAC (excluding boilers); Fire Alarm; etc.

.GSystem Components: Equipment that act/operate “individually” but are essential to the operation of a System. System Components for HVAC, for example, would include fans with motors, compressors, chillers, VAV boxes, motorized dampers and pumps. For the purposes of this Section, “conveyance” mediums, such as ducts and pipes, are not considered System Components.

.HSystem Type: Each System is one of three Types, as described in paragraph 2.03.

.ITroubleshooting Guides and Diagnostic Techniques – Troubleshooting procedures promptly to isolate the cause of typical system malfunctions. Documentation of specialized test equipment needed to diagnose malfunctions and techniques for use on the equipment.

1.04SUBMITTALS

.AInitial Submittal: Submit three (3) draft copies of each O&M manual at least sixty (60) Days before milestone date.

.BFinal Submittal: Submit three (3) copies of each O&M manual in final form no later than fifteen (15) Days before milestone date.

.CCorrected Final Submittal: Correct or modify each O&M manual to comply with Owner's comments. Submit two (2) copies of each corrected Final Submittal by milestone date.

PART 2 -PRODUCTS

2.01O&M DOCUMENTATION DIRECTORY

Organization:

.ADetailed Table of Contents for each Manual.

.1List of Systems and System Components (see Definitions paragraph above). List Systems alphabetically, by System Type.

.aList of System Components: List for each System, organized alphabetically.

.bSystem Component designation: In the Documentation Directory and in each binder of Manual II, identify each System and System Component with the same designation and tagging used in the Contract Documents, such as AHU-1, etc.. If no designation exists, assign a designation according to ASHRAE Guideline 4, "Preparation of Operating and Maintenance Documentation for Building Systems."

.cSee example below:

Manual II, Type I

Binder 1, HVAC System

System Components:

Chillers

Pumps

RTU Fans/motors

VAV Boxes

Binder 2, Boiler System

System Components:

Boiler

Pumps

Binder 3, Emergency Generator

System Components

Etc.

Manual II, Type II

Binder 4, Sprinkler System

System Components:

Pumps

Motorized Gong

.2Warranty Overview: A listing of all sub-contractor and supplier contact information for those products and equipment identified in paragraphs 2.03 .C below.

2.02Manual I - O&M Facility Information.

.ATable of Contents.

.BFloor Plans. Provide uncluttered, legible 11 by 17-inch floor plans. Exact copies of the design plans are not acceptable because of extraneous information. Include the following information on the floor plans:

.1Room numbers;

.2Identify the type or function of each room/space; and

.3Indicate overall facility dimensions on the floor plans.

.4Do not include construction instructions, references, frame numbers, etc.

.CUtility Connection and Cutoff Plans; Fire Alarm, Lighting Control panel(s), Electrical panels and Security panel(s) location plans – Provide separate utility site and building floor plans, on sixe 11” X 17” paper, that indicate the exterior and main interior connection and cutoff points for all utilities. “Utilities” include:

.1Water;

.2Gas;

.3Electric;

.4site irrigation; and

.5fire protection water.

Exact copies of the design site plans are not acceptable because of extraneous information. Include enough information to enable someone unfamiliar with the facility to quickly locate the connection and cutoff points. For the site plan(s) do not include items such as contour lines, elevations, and subsurface information, including buried utility lines. Dimension the location of all connection points, valves and cut-off points from established “benchmarks” so as to enable maintenance staff to easily locate these components.

On the building floor plan(s) indicate room numbers and room names so as to enable maintenance staff to easily locate these components. Exact copies of the design plans are not acceptable because of extraneous information. Include only information required of this sub-section.

On the same building floor plans indicate location of Fire Alarm Control Panel(s) and Annunciator Panel(s), and Security Alarm Control panels. Indicate also the location and designation of all electrical distribution panels and lighting control panel(s).

.DGrounding System Plan. . Provide an uncluttered, legible 11 by 17-inch building floor plan showing location of all ground rods and supplementary grounding electrodes connected to the grounding system. The location of each ground rod, ground rod assembly and other grounding electrodes shall be identified by letter in alphabetical order, and keyed to the record of ground resistance tests.

.EIrrigation System Plan: Provide uncluttered, legible 11 by 17-inch site plan showing the layout of the site irrigation system, location of sprinkler heads (dimensioned from the building), and location of irrigation controller. Exact copies of the design plans are not acceptable because of extraneous information.

.FExtended Warranty Information – List in table format, and provide warranty contact information for products, equipment components, and sub-components whose warranty duration exceeds one year. For each warranty listed, indicate the applicable specification section, duration of warranty, and point of contact for warranty-related issues (name, address, phone number).

.GHVAC Filters – Provide a table that lists the quantity, type, size and location of each HVAC filter.

.HLighting Fixtures – Provide a table that lists, by room number (including hallways and common spaces) the type of lighting fixture, number of lighting fixtures, and type of bulbs or tubes.

.IRoofing – Provide the total area of each type of roof surface and system. Provide the name of the roofing product and system, with names, addresses, and phone numbers of the manufacturer, supplier and installer. For each type of roof, provide a recommended inspection, maintenance and repair schedule that details checkpoints, frequencies and prohibited practices.

.JPainting Schedule: Provide a spreadsheet identifying each room in the building by number and the specific paint color(s) for the walls and ceiling in the room.

.KProvide Circuit Directories of all electric, controls, security and communication Panel BoardsThe designation of these panels should match that indicated in .C above. **

** This information may be submitted separately at time of final project milestone completion

2.03MANUAL II - Systems and Equipment Operation and Maintenance Manual

.APrepare the information required for this manual using a systems approach. This approach requires that consideration be given to the entire system; that is, the interfaces of equipment, connections and material flow within the system.

.BOrganization of Manual II. Manual II is organized in a hierarchy as follows:

.1System Type (I,II, or III—see paragraph 2.03 .C)

.2Each System within a System Type will have its own binder(s). Do not mix different Systems within a binder;

.3Refer to Paragraph 3.01 for a description of the binders and how they are outfitted;

.4Sub-paragraph .C below identifies Systems and System components that are included as part of this specification Section. The System Components listed are the minimum that shall be included. If a SC has not been identified below, but should be included based on the definition of 1.03 .G above, then the Contractor shall include the SC in the manual.

Note To PM: The list of Systems and System Components below must be edited to suit your project!!

.CThere are three types of Systems:

.1System Type 1: Systems with moving parts that require lubrication, periodic changing of belts, etc. For the purposes of this project, the following systems are Type 1:

HVAC System

System Components:

Motors

Pumps

Fans

RTU AHU

etc.

Chilled Water

System Components:

Cooling Tower

Compressor

Pumps

etc

Elevator(s)

System Components:

Door Operator

Controller

Motor

Etc.

Steam/Hot Water Boiler

Diesel Electric Generator

System Components

Generator

Engine

Compressed Air/Vacuum

.2System Type 2: “Static” type systems. For the purposes of this project, the following systems are Type 2:

Sprinkler System

System Components:

Pumps

Sprinkler Heads

Motorized Gong

Etc.

Site Irrigation System

System Components:

Controller

Sprinkler Heads

Pneumatic Tube

.3System Type 3: Electrical Equipment components or systems, for which wiring and control diagrams are needed for operation, maintenance and repair. For the purposes of this project, the following systems are Type 3:

Fire Alarm System

System Components

FACP

Anunciator panels

Detection/alert devices

Switchgear and Wiring

Transfer Switch

Automatic Lighting Control Equipment and Low Voltage Lighting Control Equipment

Security System

.DSeparate, distinct O&M information is required for the Building Automation System. See paragraph .H below.

.EContents of Manual II, System Type I:

Information for each System binder shall be divided into the following two sub-sections: (1) System Overview; then, for each System/System Component: (2) Operation and Maintenance/Repair. Follow paragraph 3.01 for outfitting the binders. Each sub-section shall be appropriately tabbed and labeled.

.1System Type 1, Sub-Section 1, System Overview:

.aOrganize Manual II pursuant to paragraph 2.03 B. above. The documentation for each System shall be in its own binder. Include in each binder a detailed table of contents (TOC). The TOC shall identify each System and each System Component.

.bIdentify each System/System Component identify with the same designation and tagging used in the Contract Documents, such as AHU-1, etc.. If no designation exists, assign a designation according to ASHRAE Guideline 4, "Preparation of Operating and Maintenance Documentation for Building Systems." Also, include the following:

1)Product name and model number. The model number must be complete and details of each optional feature furnished shall be included;

2)Manufacturer's name;

3)Equipment function;

4)Voltage Rating, Amperage Draw and Power Capacity (e.g. tons, horsepower, etc.) for each component

5)Performance curves for all pumps and fans; and

6)Identify if any System Component has been specially modified, such as the blades of a pump impeller being shaved down from the manufacturer’s standard.

.cValve List – Provide a custom-prepared spreadsheet list of all valves associated with the system. Show valve type, identification number, function, room location and normal operating position.

.dEnvironmental compliance – Provide a listing of the System/System Components that requires special operation, reporting, testing, analysis or inspection to comply with federal, state and local laws. Examples of possible list items include back flow preventer inspections, underground storage tank inspection and testing, hazardous material and air pollution control devices. For each item, include requirements for environmental operation, reporting and testing, regulations, and policies.

.2System Type 1, Sub-Section 2, Operation and Maintenance/Repair:

.aFor each System/System Component, provide a complete copy of the Manufacturer’s Operation and Maintenance manual.

1)Originals of the Mfgr’s literature shall be provided or, if copies are used, then the copy paper is high quality bond paper.

2)Each Mfgr’s manual must either come with a clear, concise table of contents at the beginning of the or the Contractor must create a separate table of contents that clearly show the location of the items identified in this section.

3)Performance and design criteria if Contractor is delegated design responsibility, the Manual shall contain detailed “basis of design” information, including all relevant calculations. The purpose of this information is to enable the Owner to replace the equipment in the future with another make/model of equipment.

If the Manufacturer’s Operation and Maintenance manual does not contain any of the following information, then provide the information listed below separately for each System Component:

.bStart-up and Shutdown Procedures – Provide step-by-step instructions to bring systems from static to operational configurations, and from operating to shutdown status.

.cWiring diagrams. These wiring diagrams must be in a format to allow ease in functional understanding and troubleshooting of each circuit. Diagrams shall be point-to-point drawings of wiring and control circuits including factory-field interfaces. In diagrams, number electrical and electronic wiring and pneumatic control tubing and the terminals for each type, identically to actual installation configuration and numbering. The diagrams must also include complete details showing each wire number, wire color, terminal number, and intermediate connection points. The final O&M submittal shall include certification that the wiring diagrams in the manual are complete and accurately reflect every change up to the date of the certification.

.dControl diagrams. These control diagrams must be in a format to allow ease in functional understanding and troubleshooting of each control loop. Control programs shall be annotated to the extent possible to explain the control strategy; annotations shall use device descriptions consistent with the contract documents. The final O&M submittal above shall include certification that the control diagrams in the manual are complete and accurately reflect every change up to the date of the certification.

.eEmergency Operating Instructions – Provide emergency operating procedures in the event of equipment malfunctions. Provide shutdown instructions for fires, explosions, spills or other contingencies.

.fSafety Instructions – Provide a list of all personnel hazards and equipment safety precautions including recommended safeguards.

The following information shall be custom-prepared for this project.

.gPreventive Maintenance Plan and service schedules. Provide a PM Plan using manufacturer’s recommendations. Include all major pieces of equipment. Provide a table or check sheet that details maintenance tasks and associated frequencies, such as daily, weekly, monthly, etc.

.hLubrication Schedule. Provide, indicating types, grades, frequencies, and capacities of lubricants for specific temperature ranges and applications.

If the Manufacturer’s Operation and Maintenance manual provided in Sub-Section 2 does not contain any of the following information, then provide the information listed below separately for each System Component:

.iManufacturers' maintenance documentation, including the following information for each component part or piece of equipment:

1)Source information including standard printed maintenance instructions and bulletins;

2)Drawings, diagrams, and instructions required for maintenance, including disassembly and component removal, replacement and assembly;

3)Drawings, diagrams, and instructions required for maintenance, including disassembly and component removal, replacement and assembly;

4)Identification and nomenclature of parts and components; and

5)List of items recommended to be stocked as spare parts.

.jMaintenance procedures. Include the following information and items that detail essential maintenance procedures:

1)Test and inspection instructions;

2)Troubleshooting guide;

3)Precautions against improper maintenance;

4)Disassembly; component removal, repair, and replacement; and reassembly instructions;

5)Aligning, adjusting, and checking instructions; and

6)Demonstration and training videotape, if available.

.kReplacement parts list and source information. Include a list of spare parts and supplies required for maintenance to ensure continued service or operation without unreasonable delays.

.lRemoval and Replacement Instructions – Include step-by-step procedures and a list of required tools and supplies for removal, replacement, disassembly, and assembly of components. Instructions shall include a combination of text and illustrations.

.FContents of Manual II, System Type 2.

Information for each System binder shall be divided into the following four sub-sections: (1) System Overview; then, for each System Component: (2) Operation and Maintenance/Repair.

.1System Type 2, Sub-Section 1, System Overview

.bFor each System/System Component identify with the same designation and tagging used in the Contract Documents, such as AHU-1, etc.. If no designation exists, assign a designation according to ASHRAE Guideline 4, "Preparation of Operating and Maintenance Documentation for Building Systems." Also, include the following: