017823 Operation and Maintenance Data_Single Prime.pdf

PARKING GARAGE PROJECT NUMBER 693-222

DEPARTMENT OF VETERANS AFFAIRS

WILKES-BARRE, PENNSYLVANIA

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SECTION 017823 - OPERATION AND MAINTENANCE DATA

PART 1 - GENERAL

1.1 RELATED DOCUMENTS

A. Drawings and general provisions of the Contract, including General and Supplementary Conditions and other Division 1 Specification Sections, apply to this Section.

1.2 SUMMARY

A. This Section includes administrative and procedural requirements for operation and maintenance manuals, including the following:

1. Preparing and submitting operation and maintenance manuals for building operating systems and equipment.

2. Preparing and submitting instruction manuals covering the care, preservation, and maintenance of architectural products and finishes.

3. Instruction of the Owner's operating personnel in the operation and maintenance of building systems and equipment.

B. Related Sections: The following Sections contain requirements that relate to this Section:

1. Division 1 Section "Submittals" specifies preparation of Shop Drawings and Product Data.

2. Division 1 Section "Contract Closeout" specifies general closeout requirements.

3. Appropriate Sections of Divisions 2 through 33 specify special operation and maintenance data requirements for specific pieces of equipment or building operating systems.

1.3 QUALITY ASSURANCE

A. Maintenance Manual Preparation: In preparation of maintenance manuals, use personnel thoroughly trained and experienced in operation and maintenance of the equipment or system involved.

1. Where maintenance manuals require written instructions, use personnel skilled in technical writing where necessary for communication of essential data.

2. Where maintenance manuals require drawings or diagrams, use draftsmen capable of preparing drawings clearly in an understandable format.

B. Instructions for the Owner's Personnel: Use experienced instructors thoroughly trained and experienced in operation and maintenance of equipment or system involved to instruct the Owner's operation and maintenance personnel.

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1.4 SUBMITTALS

A. Submittal Schedule: Comply with the following schedule for submitting operation and maintenance manuals:

1. Before Substantial Completion, when each installation that requires operation and maintenance manuals is nominally complete, submit two (2) draft copies of each manual to the Architect for review. Include a complete index or table of contents of each manual.

a. The Architect will return one (1) copy of the draft with comments within 15 days of receipt.

2. Submit one (1) copy of data in final form at least 15 days before final inspection.

The Architect will return this copy within 15 days after final inspection, with comments.

3. After final inspection, make corrections or modifications to comply with the Architect's comments. Submit the specified number of copies of each approved manual to the Architect within 15 days of receipt of the Architect's comments.

B. Form of Submittal: Prepare operation and maintenance manuals in the form of an instructional manual for use by the Owner's operating personnel. Organize into suitable sets of manageable size. Where possible, assemble instructions for similar equipment into a single binder.

1. Binders: For each manual, provide heavy-duty, commercial-quality, 3-ring, vinyl-covered, loose-leaf binders, in thickness necessary to accommodate contents, sized to receive 8-1/2-by-11- inch paper. Provide a clear plastic sleeve on the spine to hold labels describing contents. Provide pockets in the covers to receive folded sheets.

a. Where two (2) or more binders are necessary to accommodate data, correlate data in each binder into related groupings according to the Project Manual table of contents. Cross-reference other binders where necessary to provide essential information for proper operation or maintenance of the piece of equipment or system.

b. Identify each binder on the front and the spine with the printed title "OPERATION AND MAINTENANCE MANUAL," Project title or name, and the subject matter covered. Indicate volume number for multiple volume sets of manuals.

2. Dividers: Provide heavy paper dividers with celluloid-covered tabs for each separate Section. Mark each tab to indicate contents. Provide a typed description of the product and major parts of equipment included in the Section on each divider.

3. Protective Plastic Jackets: Provide protective, transparent, plastic jackets designed to enclose diagnostic software for computerized electronic equipment.

4. Text Material: Where maintenance manuals require written material, use the manufacturer's standard printed material. If manufacturer's standard printed

017823- 3 material is not available, provide specially prepared data, neatly typewritten, on 8- 1/2-by-11-inch white bond paper.

5. Drawings: Where maintenance manuals require drawings or diagrams, provide reinforced, punched binder tabs on drawings and bind in with text.

a. Where oversize drawings are necessary, fold drawings to the same size as text pages and use as a foldout.

b. If drawings are too large to be used practically as a foldout, place the drawings, neatly folded, in front or rear pocket of binder. Insert a typewritten page indicating drawing title, description of contents and drawing location at the appropriate location in the manual.

1.5 MANUAL CONTENT

A. In each manual, include information specified in the individual Specification Section and the following information for each major component of building equipment and its controls:

1. General system or equipment description

2. Design factors and assumptions

3. Copies of applicable Shop Drawings and Product Data

4. System or equipment identification, including:

a. Name of manufacturer

b. Model number

c. Serial number of each component

5. Operating instructions

6. Emergency instructions

7. Wiring diagrams

8. Inspection and test procedures

9. Maintenance procedures and schedules

10. Precautions against improper use and maintenance

11. Copies of warranties

12. Repair instructions including spare parts listing

13. Sources of required maintenance materials and related services

14. Manual index

B. Organize each manual into separate Sections for each piece of related equipment. As a minimum, each manual shall contain a title page; a table of contents; copies of Product Data, supplemented by Drawings and written text and copies of each warranty, bond and service contract issued.

1. Title Page: Provide a title page in a transparent, plastic envelope as the first sheet of each manual. Provide the following information:

a. Subject matter covered by the manual

b. Name and address of the Project

c. Date of submittal

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d. Name, address, and telephone number of the Contractor

e. Name and address of the Architect

f. Cross-reference to related systems in other operation and maintenance manuals

2. Table of Contents: After the title page, include a typewritten table of contents for each volume, arranged systematically according to the Project Manual format.

Include a list of each product included, identified by product name or other appropriate identifying symbol and indexed to the content of the volume.

a. Where a system requires more than one volume to accommodate data, provide a comprehensive table of contents for all volumes in each volume of the set.

3. General Information: Provide a General Information section immediately following the table of contents listing each product included in the manual, identified by product name. Under each product, list the name, address, and telephone number of the subcontractor or installer and the maintenance contractor. Clearly delineate the extent of responsibility of each of these entities. Include a local source for replacement parts and equipment.

4. Product Data: Where the manuals include manufacturer's standard printed data, include only sheets that are pertinent to the part or product installed. Mark each sheet to identify each part or product included in the installation. Where the Project includes more than one item in a tabular format, identify each item, using appropriate references from the Contract Documents. Identify data that is applicable to the installation, and delete references to information that is not applicable.

5. Written Text: Prepare written text to provide necessary information where manufacturer's standard printed data is not available, and the information is necessary for proper operation and maintenance of equipment or systems.

Prepare written text where it is necessary to provide additional information or to supplement data included in the manual. Organize text in a consistent format under separate headings for different procedures. Where necessary, provide a logical sequence of instruction for each operation or maintenance procedure.

6. Drawings: Provide specially prepared drawings where necessary to supplement manufacturer's printed data to illustrate the relationship of component parts of equipment or systems or to provide control or flow diagrams. Coordinate these drawings with information contained in project record drawings to assure correct illustration of the completed installation.

a. Do not use original project record documents as part of operation and maintenance manuals.

7. Warranties, Bonds, and Service Contracts: Provide a copy of each warranty, bond, or service contract in the appropriate manual for the information of the Owner's operating personnel. Provide written data outlining procedures to follow in the event of product failure. List circumstances and conditions that would affect validity of the warranty or bond.

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1.6 MATERIAL AND FINISHES MAINTENANCE MANUAL

A. Submit three (3) copies of each manual, in final form, on materials and finishes to the Architect for distribution. Provide one section for architectural products, including applied materials and finishes. Provide a second section for products designed for moisture protection and products exposed to the weather.

1. Refer to individual Specification Sections for additional requirements on the care and maintenance of materials and finishes.

B. Architectural Products: Provide manufacturer's data and instructions on the care and maintenance of architectural products, including applied materials and finishes.

1. Manufacturer's Data: Provide complete information on architectural products, including the following, as applicable:

a. Manufacturer's catalog number

b. Size

c. Material composition

d. Color

e. Texture

f. Reordering information for specially manufactured products

2. Care and Maintenance Instructions: Provide information on the care and maintenance, including manufacturer's recommendations for types of cleaning agents to be used and methods of cleaning. Provide information on cleaning agents and methods that could prove detrimental to the product. Include the manufacturer's recommended schedule for cleaning and maintenance.

C. Moisture Protection and Products Exposed to Weather: Provide complete manufacturer's data with instructions on inspection, maintenance and repair of products exposed to the weather or designed for moisture-protection purposes.

1. Manufacturer's Data: Provide manufacturer's data giving detailed information, including the following, as applicable:

a. Applicable standards

b. Chemical composition

c. Installation details

d. Inspection procedures

e. Maintenance information

f. Repair procedures

D. Schedule: Provide complete information in the materials and finishes manual on products specified in the following Sections:

1. EPDM Sheet Roofing: Division 7 Section “Single-Ply Membrane Roofing”

2. Finish Hardware: Division 8 Section “Door Hardware”

3. Ceramic Tile: Division 9 Section “Tiling”

4. Wood Flooring: Division 9 Section “Wood Athletic Flooring”

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1.7 EQUIPMENT AND SYSTEMS MAINTENANCE MANUAL

A. Submit six (6) copies of each manual, in final form, on equipment and systems to the Architect for distribution. Provide separate manuals for each unit of equipment, each operating system and each electric and electronic system.

1. Refer to individual Specification Sections for additional requirements on the operation and maintenance of the various pieces of equipment and operating systems.

B. Equipment and Systems: Provide the following information for each piece of equipment, each building operating system and each electric or electronic system.

1. Description: Provide a complete description of each unit and related component parts, including the following:

a. Equipment or system function

b. Operating characteristics

c. Limiting conditions

d. Performance curves

e. Engineering data and tests

f. Complete nomenclature and number of replacement parts

2. Manufacturer's Information: For each manufacturer of a component part or piece of equipment, provide the following:

a. Printed operation and maintenance instructions

b. Assembly drawings and diagrams required for maintenance

c. List of items recommended to be stocked as spare parts

3. Maintenance Procedures: Provide information detailing essential maintenance procedures, including the following:

a. Routine operations

b. Troubleshooting guide

c. Disassembly, repair, and reassembly

d. Alignment, adjusting, and checking

4. Operating Procedures: Provide information on equipment and system operating procedures, including the following:

a. Startup procedures

b. Equipment or system break-in

c. Routine and normal operating instructions

d. Regulation and control procedures

e. Instructions on stopping

f. Shutdown and emergency instructions

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g. Summer and winter operating instructions

h. Required sequences for electric or electronic systems

i. Special operating instructions

5. Servicing Schedule: Provide a schedule of routine servicing and lubrication requirements, including a list of required lubricants for equipment with moving parts.

6. Controls: Provide a description of the sequence of operation and as-installed control diagrams by the control manufacturer for systems requiring controls.

7. Coordination Drawings: Provide each Contractor's Coordination Drawings.

a. Provide as-installed, color-coded, piping diagrams, where required for identification.

8. Valve Tags: Provide charts of valve-tag numbers, with the location and function of each valve.

9. Circuit Directories: For electric and electronic systems, provide complete circuit directories of panelboards, including the following:

a. Electric service

b. Controls

c. Communication

1.8 INSTRUCTIONS FOR THE OWNER'S PERSONNEL

A. Prior to final inspection, instruct the Owner's personnel in the operation, adjustment, and maintenance of products, equipment and systems. Provide instruction at mutually agreed upon times.

1. For equipment that requires seasonal operation, provide similar instruction during other seasons.

2. Use the operation and maintenance manuals for each piece of equipment or system as the basis of instruction. Review contents in detail to explain all aspects of operation and maintenance.

PART 2 - PRODUCTS (Not Applicable)

PART 3 - EXECUTION (Not Applicable)

END OF SECTION 017823