ASHRAE_Guideline_0-2019_ - Page 056

Extracted Content

(This appendix is not part of this guideline. It is merely informative and does not contain requirements necessary for conformance to the guideline.)

INFORMATIVE APPENDIX O SYSTEMS MANUAL

This appendix provides an example of how to implement part of Guideline 0. It is not intended to be a comprehensive representation or a best-practice example. Practitioners applying the Cx should carefully follow Guideline 0 and applicable commissioning technical guidelines tailored to their specific projects.

Developing the Systems Manual encompasses gathering all of the information related to the systems, assemblies, and the Cx and incorporating it into a usable information resource with indices and cross-references. This resource shall include the final OPR, BoD, the final Cx Plan, Cx Report, manufacturer installation manuals, manufacturer O&M manuals, system schematics, verified record drawings, and test results. This information is edited and organized to focus on the key systems (roofing, walls, fire alarm, chilled water, hot water, etc.) in the building. Coordination with O&M personnel in developing standard formats and divisions (shops) is accomplished to simplify future Systems Manual development.

Also included in the Systems Manual is the development of periodic maintenance and information for insertion into a CMMS, including equipment make and model information, checking requirements, maintenance requirements, and troubleshooting items.

The CxP shall be responsible for verifying the development of the Systems Manual.

The entity responsible for developing the Systems Manual shall include all items involved in the project and capture the system and assembly data in either an electronic or printed format. In addition, printed operations, service, maintenance, spare parts list, and repair manuals may be provided. This entity (Owner, contractor, design professional, other) shall have the skills of design, construction, and operations required to develop a cohesive Systems Manual.

The required details for a full Systems Manual are enhanced in each of the technical Cx guidelines. The Systems Manual will have multiple sections depending on the number of systems focused on during the Cx. The Systems Manual will include a detailed table of contents with a notation as to resource storage location if not in the actual manual. The following outline is a recommended format:

a. General

1. Executive summary (facility level). This section includes an overall description of the building and its systems, including a listing of major capabilities and limitations imposed by the design or building code. The description should include type of facility, general description (number of floors, gross area, net area, type of occupancy, etc.), and general system descriptions. A list of contractors, subcontractors, suppliers, architects, and engineers involved in the project along

with their contact information should be included in this section.

2. OPR (facility level). A copy of the final OPR for the facility is included in this section. This document was initially developed during the Predesign Phase and was updated throughout the project by the Owner, CxP, or design professionals.

3. BoD (facility level). This section includes the final BoD document at a facility level. This document is written by the design professionals during the Design Phase and is updated by them to include any changes during the Construction Phase.

4. Construction record documents and specifications (not included in specific systems sections). This section includes elements of the record set of construction documents (including specifications) that are not covered under specific systems—updated to reflect the final installation.

5. Approved submittals (not included in specific sys- tem sections). This section includes a copy of the approved submittals (not included under specific systems) with all field modifications and accessories clearly marked. In addition, the comments from original submittals shall be included.

6. Facility operating procedures for all normal, abnormal, and emergency modes of operation (facility level). This section includes detailed operating procedures for the facility during normal, abnormal, and emergency modes of operation. These are not intended to be automatic control sequences, but general operating procedures. Items would include building access during various situations (normal operation, after-hours operation, fire alarm, civil disturbance operation, emergency power operations, etc.).

7. A list of recommended operational record keeping procedures at the facility level, including sample forms, trend logs, or others, and a rationale for each. This section includes direction to the O&M personnel as to what information needs to be documented and kept on the operation of the facility and why these records are important or will benefit the Owner or O&M personnel in the future.

8. Maintenance procedures, schedules, and recom- mendations (facility level). This section includes the manufacturer recommendations for maintenance procedures and when maintenance should be performed on systems not included in specific system sections.

9. Ongoing optimization (facility level). This section includes guidance for the ongoing optimization of the facility. Included in the section are schedules of periodic benchmarking using checklists and tests developed for the original construction, procedures for maintaining the OPR and BoD documents, and guidance on what to do when the OPR is not met.

10. Attachments. Cx documents listing and storage location.

54 ASHRAE Guideline 0-2019