Section Cover Page
Section 01 78 23
Operation and Maintenance
2014-10-01 Data and Manuals
Use this section to specify general requirements for the various types of operation and maintenance
data required, and the form and manner in which such data is to be submitted. Specify detailed
requirements describing form and content of specific items of operation and maintenance data in
applicable technical sections in Divisions 02 - 48.
This Master Specification Section contains:
.1 This Cover Sheet
.2 Specification Section Text:
1. Intent
2. Types of Operation and Maintenance Data
3. Submission of Data For Province Prepared Operation and Maintenance Manuals
4. Contractor Prepared Operation and Maintenance Manual(s)
5. Submission of Operation and Maintenance Manual(s)
There are two possible approaches in terms of who prepares the operation and maintenance manuals.
This Section allows for both of the following approaches to be specified and must be edited accordingly:
.1 Contractor Responsible for Preparation of all O&M Manuals: This is the more common,
traditional approach. The Contractor is responsible for collecting the required data and
preparing the manuals in accordance with the specified requirements. The Consultant's role is
limited to reviewing the Contractor prepared manuals for completeness and conformance to
specified requirements.
.2 Consultant and Contractor Responsible for Preparation of O&M Manuals: This approach
normally applies when the full Facility Start-Up program is employed. (Refer to
Section 01 91 01). It involves shared responsibility between the Contractor and Consultant.
The Consultant prepares the manuals for mechanical, electrical, and possibly certain other
major equipment and systems as specified, by writing portions of the manuals and coordinating
and compiling Contractor submitted data for other portions of the manuals. The Contractor
remains responsible for preparation of manual(s) for all other equipment and systems (eg.
architectural, structural, specialties, etc.). This approach is based on the premise that as
system designer, the Consultant is better able to prepare a document that explains how the
major systems should be operated and maintained. Do not specify this approach unless the
Prime Consultant will be compensated for the additional services which this approach entails.
BMS Basic Master Specification
Infrastructure Page 0
Master Specification System
Section 01 78 23
Operation and Maintenance
Plan No: Data and Manuals
Project ID: Page 1
1. INTENT
.1 Contractor shall obtain all specified operation and maintenance data. Using this data,
Contractor shall prepare and submit operation and maintenance manuals as specified.
OR
1. INTENT
SPEC NOTE: Specify this article only when Consultants will be compensated for the additional
services which this approach entails, normally when full Facility Start-Up program is being
employed.
.1 Contractor shall obtain all specified operation and maintenance data.
.2 Using operation and maintenance data submitted by Contractor, the Province will prepare
operation and maintenance manuals for the following:
.1 All mechanical equipment and systems specified in Division 23.
.2 All electrical equipment and systems specified in Division 26.
.3 [ ] specified in [ ].
.4 [ ] specified in [ ].
SPEC NOTE: List other major equipment and systems specified in Divisions 02 - 48, for which the
Consultant has agreed to prepare operation and maintenance manuals.
.3 Contractor shall prepare and submit operation and maintenance manual(s) for all other
equipment, systems, materials, and finishes not included above.
2. DESCRIPTION OF TYPES OF OPERATION AND MAINTENANCE DATA
.1 Contractor Designed System Data: includes the following for systems designed by
Contractor:
.1 System Design Criteria
.2 System and Controls Descriptions
.3 System and Controls Schematics
.4 Operating Instructions
.2 Installation Instructions: manufacturer's printed instructions describing manufacturer's
recommended installation procedures.
.3 Operating Instructions: manufacturer's printed instructions describing proper operation.
.4 Equipment Identification: name plate information for each piece of equipment, on forms
approved by the Province.
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Section 01 78 23
Operation and Maintenance
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.5 Maintenance Instructions: manufacturer's printed instructions describing manufacturer's
recommended maintenance.
.6 Spare Parts Lists: parts lists and manufacturer's recommended spare parts.
.7 Suppliers and Contractors List: list of contractors and suppliers who supplied and
installed equipment, systems, materials or finishes, organized by Division and system.
Includes company name, address, and telephone number.
.8 Tag Directories: directory identifying tag number and equipment description and
location.
.9 Drawings List: list of contract drawings.
.10 Shop Drawings: final reviewed shop drawings.
.11 Product Data: manufacturer's product data for equipment, systems, materials and
finishes.
.12 Certifications: includes the following:
.1 Copies of inspection reports prepared by authorities having jurisdiction.
.2 Certified copies of test reports prepared by independent testing agencies.
.3 Any other certificates required by the Contract Documents.
.13 Warranties and Bonds: Province's copy of manufacturer's warranties, maintenance bonds
and service contracts.
.14 Reports: includes the following:
.1 Reports documenting the performance of tests required by the Contract
Documents and the results of those tests.
.2 Documentation of other material, equipment or system related information
required by the Contract Documents.
3. SUBMISSION OF DATA FOR PROVINCE PREPARED OPERATION AND
MAINTENANCE MANUALS
SPEC NOTE: Delete this article when all operation and maintenance manuals will be prepared by
Contractor. Include only when operation and maintenance manuals will be prepared by Consultant.
.1 Submit four copies of each piece of operation and maintenance data required for Province
prepared manuals. Submit data in two submissions.
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.2 First Submission: submit following data together with submission of shop drawings,
product data, and samples:
.1 Contractor Designed System Data.
.2 Installation Instructions.
.3 Operating Instructions.
.4 Maintenance Instructions.
.5 Spare Parts Lists.
.6 Suppliers and Contractors Lists.
.7 Product Data.
.3 Second Submission: submit following data prior to Interim Acceptance of the Work:
.1 Tag Directories.
.2 Certifications.
.3 Warranties and Bonds.
.4 Reports.
4. CONTRACTOR PREPARED OPERATION AND MAINTENANCE MANUAL(S)
.1 General Organization:
.1 Include the following in each volume:
.1 Title page.
.2 Table of contents. Identify volume number where listed information is
located.
.3 Ten percent free space for additional data.
.2 Present textual information, schematics and data on 21.5 X 28 cm, 75 g/m2, white
bond paper.
.2 Manual Contents Organization:
.1 For each major equipment, system, materials or finishes area, organize operation
and maintenance data as follows:
.1 Operation Division: include the following, as applicable:
.1 System Design Criteria.
.2 System and Controls Descriptions.
.3 System and Controls Schematics.
.4 Operating Instructions.
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.2 Maintenance Division: include the following, as applicable:
.1 Maintenance Tasks and Schedules.
.2 Spare Parts.
.3 Suppliers and Contractors.
.4 Tags and Directories.
.3 Contract Document Division: include the following, as applicable:
.1 Drawings List.
.2 Shop Drawings and Product Data.
.3 Certifications.
.4 Warranties and Bonds.
.5 Maintenance Brochures.
.6 Reports.
.3 Document Binding Methods:
.1 Standard 21.5 X 28 cm sheets: punch sheets to fit binder.
.2 Sheets up to 28 X 41.5 cm: punched and neatly folded to allow use without
removing from binder.
.3 Drawings larger than 28 X 41.5 cm: insert drawings in sturdy vinyl envelopes
with reinforced binding holes, open on one side and overall folded size not
exceeding 21.5 X 28 cm. Do not punch holes in drawings.
.4 Binders:
.1 Commercial quality, fabric coated, hard covers attached to spine with metal piano
hinges, three post, designed to accommodate 21.5 X 28 cm paper. Maximum
100 mm thick.
.2 Silk-screen project title and identification, in white, on front cover and spine of
binder.
.3 Colour of Binder Fabric and:
SPEC NOTE: Delete binder fabrics for Mechanical and Electrical when operation and maintenance
manuals are prepared by Consultants.
.1 [Mechanical: Blue, Ontario Buckram colour #OBV460.]
.2 [Electrical: Red, Ontario Buckram colour #OBV037.]
.3 Architectural/Structural/Specialties: Dark Green, Ontario Buckram colour
#OBV375.
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.4 Binders containing multiple disciplines (Mechanical, Electrical and
Architectural) Binder fabric to be Architectural fabric colour.
.5 Divider Tabs:
.1 Heavy weight coloured paper, mylar laminated with tab number and title printed
on tab as follows:
.1 Main Divisions: White tabs,labeled with division name, two bank tab
length.
.2 Sections of a Main Division: tabs of same colour as Binder fabric for
Mechanical, Electrical or Architectural sections of a Main Division,
labeled with section name, four bank tab length.
.3 Subsections: tabs of same colour as Binder fabric for Mechanical,
Electrical or Architectural subsections, printed label, eight bank tab length.
5. SUBMISSION OF OPERATION AND MAINTENANCE MANUAL(S)
.1 Submit four copies of completed Contractor prepared operation and maintenance
manual(s) prior to Interim Acceptance of the Work.
END OF SECTION
2014-10-01 BMS Version
