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(archived) Guide to ownership, operation and maintenance (pdf) (2000)
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(archived) Guide to ownership, operation and maintenance (pdf) (2000)

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This publication was superseded by Guide M: Maintenance engineering and management in 2008, and again in 2014. The 2008 edition of Guide M is available here, and the current edition is available here: Guide M: Maintenance engineering and management (2014)

Contents of the Guide to ownership, operation and maintenance of building services:

1 Introduction

1.1 Scope and structure

2 Guidance for building services designers

2.1 Designers’ responsibilities

2.2 Advising and guiding the client

2.3 Clients’ requirements

2.4 Installation

2.5 Design parameters

2.6 First-year operation and maintenance requirements

2.7 CDM Regulations

Appendix 2.A1: Design guide to maintainable buildings

3 Types of maintenance techniques and their applications

3.1 Management of maintenance

3.2 Options

3.3 Types of maintenance

3.4 Establishing a maintenance policy

3.5 Choice of maintenance strategy

3.6 Main principles of a planned maintenance system

3.7 Typical range of maintenance services

4 Maintenance contracts

4.1 Contract details

4.2 Components of contract documents

4.3 Types of contract

4.4 Tender and award of maintenance contracts

4.5 Practical difficulties

4.6 Contract management

5 Maintenance strategy and control

5.1 Maintenance strategy

5.2 Control of maintenance

5.3 Operating oversized plant

6 Energy efficiency and maintenance

6.1 Energy efficiency options

6.2 Justification of proposals

6.3 Further guidance 6-3

7 Plant service frequencies

7.1 Statutory service frequencies

7.2 Manufacturer recommendations

7.3 Typical service frequencies

7.4 ‘Standard’ service frequencies

7.5 Inviting tenders

7.6 Adjustment of service frequencies

Appendix 7.A1: Statutory regulations affecting plant service arrangements

8 Heating, ventilating and air conditioning controls

8.1 Purpose of controls

8.2 Maintenance requirements

8.3 Routine maintenance checks

8.4 Building management systems

8.5 Upgrading control systems

8.6 Need for training

9 Commissioning and testing

9.1 Documentation

9.2 Designer’s checklist

9.3 System characteristics

9.4 Fine tuning

9.5 Repeat testing and commissioning

9.6 Controls and building management systems

9.7 Decommissioning and mothballing

10 Handover procedures

10.1 Preparation

10.2 Commissioning

10.3 Inspections

10.4 User training

10.5 Tools, spares and keys

10.6 Handover information

10.7 Equipment warranties

10.8 Sectional completion and beneficial occupation

10.9 Defects liability

11 Operation and maintenance manuals

11.1 Content

11.2 Manufacturers’ literature

11.3 Computer-based information systems

11.4 Maintenance management systems

11.5 Updating

11.6 Preparation

12 Risk assessment procedures

12.1 Business risks

12.2 Design and installation risks

12.3 Operation and maintenance risks

12.4 Disposal risks

13 Owning and operating costs

13.1 Cost data

13.2 Bench marking

13.3 Cost data attributes

13.4 Levels of information

13.5 Utilisation of labour

13.6 Backlog of maintenance

13.7 Data priorities

13.8 Cost predictions for new buildings and designs

13.9 Simple accounting techniques

13.10 Life cycle costs

14 Economic life factors

14.1 Background

14.2 Variation factors

14.3 Economic life factor codes and schedules

14.4 Applications

Appendix 14.A1: CIBSE economic life factor codes and schedules

15 Maintenance audits

15.1 Audit document

15.2 Audit details

15.3 Scoring system

15.4 Recording comments

15.5 Audit procedure

Appendix 15.A1: Maintenance audit check for building services

16 Condition surveys

16.1 Type and frequency

16.2 Thermal imaging

16.3 Consistency of information

16.4 Classifying priorities

16.5 Data collection

16.6 Updating information

16.7 Future developments

17 Health and safety

17.1 Indoor air quality

17.2 Thermal comfort influences

17.3 Air distribution systems

17.4 Modifications to existing buildings

17.5 Recommended assessment schedules

18 The Construction (Design and Management) Regulations

18.1 Design risk assessments

18.2 Risk assessment of work routines

18.3 Plant space requirements

18.4 Maintenance contracts

18.5 Handover documentation

18.6 Views of operatives

18.7 Health and Safety File

19 Training

19.1 Management

19.2 Competency

19.3 Training policy statement

19.4 Identification of training needs

19.5 Training plan

19.6 Means of provision

19.7 Environment

19.8 Certification

19.9 Evaluation

19.10 Records

Principal authors and acknowledgements

Section 1: Introduction: J H Armstrong (Ove Arup & Partners)

Section 2: Guidance for building services designers: M Samuel; R J Oughton; G Prudence

Section 3: Types of maintenance techniques and their applications: J H Armstrong (Ove Arup & Partners)

Section 4: Maintenance contracts: J J Rose (Ove Arup & Partners)

Section 5: Maintenance strategy and control: R Nanayakkara (Building Services Research and Information Association); R J Oughton

Section 6: Energy efficiency and maintenance: R J Oughton

Section 7: Plant service frequencies: R J Oughton; Acknowledgement: Safety Assessment Federation

Section 8: Heating, ventilating and air conditioning controls: R J Oughton

Section 9: Commissioning and testing: R Clark (Commtech Group)

Section 10: Handover procedures: T de Saulles (Building Services Research and Information Association)

Section 11: Operation and maintenance manuals: D Howard (Watson & Sole Associates Ltd)

Section 12: Risk assessment procedures: R Jeeves (Imperial College of Science, Technology and Medicine)

Section 13: Owning and operating costs: M H Smith (Building Services Research and Information Association)

Section 14: Economic life factors: P H Day (engineering consultant); Acknowledgements: ABS Consulting; American Society of Heating, Refrigerating and Air-Conditioning Engineers; Building Services Research and Information Association; Caradon Trend; E-Squared Ltd; Heating, Ventilating and Air Conditioning Manufacturers Association (HEVAC); Krammer & Co; Land Securities Properties Ltd; Metropolitan Police Service Property Services Department Surveying and Engineering Division

Section 15: Maintenance audits: J H Armstrong (Ove Arup & Partners)

Section 16: Condition surveys: D R O’Bryan (ASTAM GBC Consultancy)

Section 17: Health and safety: S Higgins (Winton Environmental Services)

Section 18: The Construction (Design and Management) Regulations: R J Oughton

Section 19: Training: I J Kelly (Lorne Stewart plc)

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