14.- Exhibit M4 Building Operating Plan Template.pdf
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- Attached to
- Laredo Texas Full Maintenance; Operations and Maintenance; Custodial, Grounds, and Related Services
- Solicitation number
- 47PH0225R0006
About this file
This document is a Building Operating Plan (BOP) Template for GSA Region 7, providing a comprehensive framework for managing federal building facilities. The template outlines a detailed 16-section structure covering critical aspects of building management, including building information, equipment descriptions, maintenance procedures, sustainability practices, emergency protocols, and safety programs. Key sections include HVAC equipment details, electrical distribution specifications, energy management controls, architectural and structural systems maintenance, custodial operations, daily tour procedures, service call protocols, and extensive health and safety planning. The document emphasizes that the BOP is a joint document where both GSA and the contractor collaborate, with GSA being responsible for the plan and the contractor providing necessary data within 60 days of the contract start date.
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Text version
EXHIBIT M4
BU IL DI NG OPERA T IN G PLA N TEM PLA T E
REGIO N 7 GSA BEL I EVES TH E BOP I S A JOIN T DO CU M ENT WH ER E
BO TH PARTI ES BEN EFIT FROM TH E D ATA I T CON TAI NS .
GENER AL LY , A BOP ALR EAD Y EXISTS FO R TH E F ACIL I T I ES I N THI S
C ON TR ACT . WE DO N ’T BEL I EVE THE CO NTR AC TOR SH OU LD
D EVELO P , BUT SHO UL D WOR K CLOSEL Y WITH PROPER TY
MAN AGEM EN T OFFI C E TO F IL L IN OR U PDATE THE D ATA I N TH E
PL AN . THIS SHOUL D BE DO NE WI THI N 60 D AYS OF STAR T DATE . AN
EXAM PL E OF A BOP IS LOC ATED IN TH E REF EREN CE
DOC UM EN T . TH E I NTENT I S THAT GSA IS R ESPO NSI BL E FOR TH E
PL AN , WHI LE TH E CON TR ACTO R IS R ESPON SIBL E FOR
PRO VIDI NG AN Y DATA N EED ED BY GSA TO F IL L OU T TH E PL AN . THE
FO LLOWI NG BOP TABLE OF CO NTEN TS CAN D BE USED AS AN
EXAM PLE .
BUILDING OPERATING PLAN
Contract #: Click here to enter text.
Building Images:
(Name, Location, Address)
(Date)
(List Contractor and Contract #)
B.O.P. TABLE OF CONTENTS
1 Building Information
(Name of Building)
1.1 General Information……………………………………………
(Name of Building)
1.2 General Information……………………………………………
(Name of Building)
1.3 General Information……………………………………………
1.4 GENERAL SERVICES ADMINISTRATION ……. …..……………………….9
1.5 (O&M Name)
1.6 Emergency Numbers………………………………………………………11-12
1.7 Utilities Provider Information……………………………..………………
1.8 Subcontractor Telephone Numbers………………………………………13-14
2 Equipment
2.1 General Operating Guidance……………………………………………..14-16
2.2 Major Equipment Operational Instructions………………………………….16
2.2.1 Boiler Plants……………………………………………………………….16-17
2.2.2 Chiller Plants………………………………………………………………17-28
2.2.3 Domestic Hot Water Plant……………………………………………….….28
2.2.4 Heating Boiler Plant………………………………………………………28-33
2.2.5 General Plumbing & Domestic Water Systems…...……..………………33
2.2.6 Water Treatment Plans……………………………
2.2.7 Fire Alarm Monitoring Systems…………………………………………….34
2.2.8 Fire Alarm/Suppression Systems…………………………………
2.2.9 Startup and Shutdown Times & Procedures………………………………35
3 HVAC Equipment Descriptions & Sequences of Operation
4 Electrical Distribution & Specifications
5 Energy………………………………………………………………………………
6 Energy Management Controls & Specifications
6.1 Building Automation System
6.2 Dual Duct VAV Terminals
6.3 Cooling VAV Terminals
6.4 AHU’s Start-Up & Shut-Down Time
6.5 Chillers
6.6 Lighting
6.7 Boilers
7 Architectural & Structural Systems Maintenance
7.1 Façade
7.2 Roofs
7.3 Parking Decks
7.4 Rain Gutters
7.5 Drains
7.6 Windows
7.7 Vertical Transportation (Elevators/Escalators)
8 Custodial Operations & Grounds Maintenance
8.1 Landscape Maintenance
8.2 Pest Control
8.3 Trash Removal
8.4 Snow Removal
8.5 Building Cleaning
8.6 Parking Lots
9 ENERGY
9.1 Overtime Labor and Utilities
9.2 Tenant Overtime Utility Requests
9.3 Peak Load Demand Management Procedures
10 Daily Tour and Logs
10.1 Tour Procedures
11 Service Call, Maintenance and Repair Procedures
11.1 Tenant Request and Service Calls…………………………………….49-51
11.2 After Hours Calls
110.3 Emergency Service Calls
12 Sustainability
12.1 Storm Water Pollution Prevention
12.2 Moisture and Mold Prevention Policy
12.3 Tenant Education
12.4 Water Efficiency
12.5 Energy Efficiency
12.6 Building Occupancy Counts
13 Equipment Inventory
14 Annual PM Schedule
14.1 Scheduled Maintenance
14.2 Corrective Maintenance & Repairs
14.3 Planned Preventative Maintenance……………………………………54-57
14.3.1 Subcontractor Augmentation
14.3.2 Equipment Inventory
15 Building Policies/Rules and Regulations
15.1 Rules and Regulations
15.2 Smoking Policy
15.3 Document Control
15.4 Building Drawings, Specifications, Warranties, Equipment Information, Subcontractors, Manuals, Manufacturers, and Installer Literature
16.1 Health and Safety Plan
16.2 Fire Safety Procedures
Post Fire Alarm Checklist
16.3 Medical Emergencies
16.4 Elevator Malfunctions / Trapped Persons
16.5 Shelter in place locations
16.6 Building Evacuations Routes and Meeting Places
16.7 Bomb or Biohazard Conditions and Systems Shutdown Procedures
16.8 Fire Extinguisher, Defibrillator and Pull Switch Locations
16.9 Asbestos Management
16.10 Energy Load Curtailment Plans
16.11 Water Curtailment Plans
16.12 Loss of Personnel
16.13 Disaster Recovery Procedures
16.14 Fire Pumps
16.15 Sump Pumps
16.16 Sewage Ejectors
16.17 Pressure Boosters
16.18 Pressure Reducing Stations
16.19 Backflow Preventers
16.20 All Main Shut Off Locations and Protocol
16.21 Storm water Pollution Prevention
16.22 Moisture and Mold Prevention Policy
16.23 Building Security
16.23.1 Access and Identification
16.23.2 Monitoring
16.23.3 Baggage Inspections
16.23.4 Loading Dock Access
16.23.5 Parking Lot Access
16.23.6 After Hours Access
16.23.7 Patrols
16.23.8 Reporting Incidents and Responding to
16.23.9 Fire Incident Investigations
16.23.10 Thefts
16.23.11 Signage
16.24 (O&M Name) Incident Report
16.25 Accident Prevention Program………………………………………….68-73
16.26 Hazardous Materials
16.26.1 Hazardous Material and Hazmat Waste Management……………...74-76
16.27 Chemical Hazard Communications Program (CHCP)……………76-82
16.28 Fire Prevention Program………………………………………………..83-88
16.29 Health & Safety Program………………………………………………88-120
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