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| Mechanical O&M Manual | Project XXXXX |

1 INTRODUCTION & GUIDE

1-1 INTRODUCTION................................................................................................................................................. 2
1-2 SCOPE................................................................................................................................................................. 2
1-3 CONTENTS......................................................................................................................................................... 3
1-4 THE MANUAL USERS....................................................................................................................................... 4
1-5 CONTRACTUAL & LEGAL INFORMATION...................................................................................................4
1-6 PROJECT DIRECTORY.................................................................................................................................... 5
1-7 EMERGENCY INFORMATION......................................................................................................................... 6
1-8 USERS OWN EMERGENCY CONTACTS.....................................................................................................7
1-9 DOCUMENT HISTORY..................................................................................................................................... 8
1-9-1 INITIAL DOCUMENT INFORMATION...........................................................................................8
1-9-2 DISTRIBUTION LIST........................................................................................................................ 8
1-9-3 DOCUMENT STATUS & HISTORY................................................................................................9
1-10 ABBREVIATIONS & ACRONYMS................................................................................................................10

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1.1 INTRODUCTION

This manual describes all the .. Services Operating and Maintenance requirements
relating to the . Services Systems supplied, installed and commissioned to the
.
The design is based on the specification and drawings produced by .
The manual, relating to the services installation, must be read in conjunction with other related
documentation, which forms part of the overall Health and Safety File prepared by the Main
Contractor under the Construction (Design and Management) Regulations 2007 (CDM Regulations).
The health and safety file is a set of record documentation, (a suite of manuals and drawings), for the
client/end user focused primarily on health and safety when dealing with maintenance, repair or
construction works carried out to the premises.
The file should be made available for any persons who need to work on or operate any building
related tasks.
Any future works carried out to the building or its services should be documented and recorded in the
health and safety file.
References and further information
Construction (Design and Management) Regulations 2007

1.2 SCOPE

This Operating and Maintenance Manual has been prepared to provide guidance and
recommendations to assist:

Users of the building

Managers of the building and services

Employees, (both directly employed staff and contractors), who carry out maintenance, repair
or new works within the building.

in the understanding, running and maintenance of the services installed.

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1.3 CONTENTS
To obtain the most benefit from this manual, it must be read in conjunction with all related documents
located in the other related Sections of this manual as well as Health and Safety File.
In addition to the documentation directly related to the systems covered by this manual, other interrelated documentation may need to be consulted to obtain a more comprehensive understanding of
not only the service or plant in question but also its possible effect on other services and areas.
These documents will be included within the suite of documents forming the Health and Safety File
and include building structure and fabric information and electrical services.
Reference should be made to the Health and Safety File Contents information.
It is essential that all aspects of Health and Safety, relating to the task, are understood prior to
carrying out maintenance works.
The law imposes a responsibility on the employer to ensure safety at work for all employees and
much of the law regarding safety at work can be found in the Health & Safety At Work Act 1974.
Refer to Section 2 of this manual for further details.
The manual has been produced in sections with each section of the manual detailing the different
aspects of the operation and maintenance requirements. These sections are as follows:

(Hyperlink to Section)
(Hyperlink to Section)
General Description of the Project (Hyperlink to Section)
Operating Procedures (Hyperlink to Section)
Maintenance Procedures (Hyperlink to Section)
Equipment and Suppliers Schedules (Hyperlink to Section)
Manufacturers Literature (Hyperlink to Section)
Commissioning data and Certification (Hyperlink to Section)
Drawings (Hyperlink to Section)

Section 1

Introduction & guide

Section 2

Health and Safety

Section 3
Section 4
Section 5
Section 6

Section 7
Section 8.
Section 9.

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1.4 THE MANUAL USERS

As previously stated, the manual contains all relevant information for the operation and maintenance
of the systems installed.
It is assumed that the users of this documentation will fall into one of the categories listed below. It is
further assumed that the correct instruction and training has been provided by the Client or appointed
representative to the users of this manual.

Users of the building trained designated personnel who can operate appropriate end user
controls e.g. timeclocks, lighting controls, fire alarm panels, system overrides. Additionally they
can contact appropriate personnel in the event of an emergency. It is not expected that these
personnel will have access to controls that require passcodes to access control set points etc.

Managers of the building and services technically qualified senior personnel who have an
understanding of the systems and their operation and relation to other systems. It is assumed
managers know how to operate plant and systems and deal with emergency and other out of
control situations. Personnel will usually have full access enabling them to alter engineering
settings.

Employees, (both directly employed staff and contractors), who carry out maintenance, repair
or new works within the building. Usually qualified Building Services Maintenance Engineers
with in depth knowledge of systems employed to run and maintain plant. They will usually be
working under the guidance of a manager.

1.5 CONTRACTUAL & LEGAL INFORMATION

Contract Start date:
Practical Completion date:
End of Defects Liability Period:

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1.6 PROJECT DIRECTORY

Below is a list of those involved in the design and installation of the mechanical services. A full project
directory of the whole Design and Construction Team is located in the Building Health and Safety File.
EMPLOYER

ARCHITECT

NAME

NAME

ADDRESS

ADDRESS

POST CODE

POST CODE

TELEPHONE

TELEPHONE

FAX

FAX

WEB

WEB

LEAD DESIGNER

DESIGN ENGINEER

NAME

NAME

ADDRESS

ADDRESS

POST CODE

POST CODE

TELEPHONE

TELEPHONE

FAX

FAX

WEB

WEB

PLANNING SUPERVISOR

MAIN CONTRACTOR

NAME

NAME

ADDRESS

ADDRESS

POST CODE

POST CODE

TELEPHONE

TELEPHONE

FAX

FAX

WEB

WEB

MECANICAL SERVICES CONTRACTOR

ELECTRICAL SERVICES CONTRACTOR

NAME

NAME

ADDRESS

ADDRESS

POST CODE

POST CODE

TELEPHONE

TELEPHONE

FAX

FAX

WEB

WEB

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1.7 EMERGENCY INFORMATION

GAS

ELECTRICITY

TRANSCO
24-HOUR EMERGENCY
0800 111 999

EDF ENERGY
24-HOUR EMERGENCY
LONDON 0800 028 0247
EAST OF ENGLAND 0800 783 8838
SOUTH EAST OF ENGLAND 0800 783 8866
www.edfenergy.com

www.transco.co.uk

WATER
ESSEX AND SUFFOLK WATER
24-HOUR EMERGENCY
0800 526337

www.eswater.co.uk

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1.8 USERS OWN EMERGENCY CONTACTS

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1.9 DOCUMENT HISTORY

1.9.1 INITIAL DOCUMENT INFORMATION
Document Origin Date:
Project and version number:
Author:
XXXXXXXX
The following information should be completed whenever this document is altered or amended.
1.9.2 DISTRIBUTION LIST
*Media - P Paper copy
DATE

E Electronic Media

NAME/ COMPANY

VERSION

MEDIA*
P

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1.9.3 DOCUMENT STATUS & HISTORY

DATE

SECTION/CLAUSE

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AUTHOR

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1.10 ABBREVIATIONS & ACRONYMS

A

AMPERE

A/V

AUDIO/VISUAL

AAV

AUTOMATIC AIR VENT

AC

ALTERNATING CURRENT

ACOP

APPROVED CODE OF PRACTICE

ANSI

AMERICAN NATIONAL STANDARDS INSTITUTE

BCWS

BOOSTED COLD WATER SERVICE

BE

BLACK ENAMEL

BEMS

BUILDING ENERGY MANAGEMENT SYSTEM

BHWS

BOOSTED HOT WATER SERVICE

BS

BRITISH STANDARD

CAD

COMPUTER ASSISTED DESIGN

CATV

CABLE TELEVISION

CCD

CHARGE COUPLED DEVICE (USED IN CAMERAS)

CCTV

CLOSED CIRCUIT TELEVISION

CD

COMPACT DISK

CD-ROM

COMPACT DISK - READ ONLY MEMORY

CDM

CONSTRUCTION, DESIGN AND MANAGEMENT

CFC

CHLOROFLUOROCARBON

CFM

CUBIC FEET PER MINUTE

CIBSE

CHARTERED INSTITUTION OF BUILDING SERVICES ENGINEERS

COAX

CO-AXIAL

CORGI

COUNCIL FOR REGISTERED GAS FITTERS

COSHH

CONTROL OF SUBSTANCES HAZARDOUS TO HEALTH

CPU

CENTRAL PROCESSING UNIT

CT

CONSTANT TEMPERATURE

CWS

COLD WATER SERVICE

CMDS

COLD WATER DOWN SERVICE

DB

DECIBEL

DBA

DECIBELS ADJUSTED

DC

DIRECT CURRENT

DDC

DIRECT DIGITAL CONTROL

DCV

DOUBLE CHECK VALVE

DMM

DIGITAL MULTIMETER

DRV

DOUBLE REGULATING VALVE

DVM

DIGITAL VOLTMETER

DWG

AUTOCAD DRAWING FORMAT

DXF

DRAWING EXCHANGE FORMAT -AUTOCAD DXF

ELCB

EARTH LEAKAGE CIRCUIT BREAKER

EMC

ELECTROMAGNETIC COMPATIBILITY

EMI

ELECTROMAGNETIC INTERFERENCE

ESD

ELECTROSTATIC SENSITIVE DEVICE

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FLOW

F&E

FEED AND EXPANSION

FA

FROM ABOVE

FB

FROM BELOW

FD

FIRE DAMPER

FFL

FINISHED FLOOR LEVEL

FM

FREQUENCY MODULATION

FMV

FLOW MEASUREMENT VALVE

FODRV

FIXED ORIFICE DOUBLE REGULATING VALVE

GRP

GLASS REINFORCED POLYESTER

HCFC

HYDROCHLOROFLUOROCARBON

HL

HIGH LEVEL

HOFR

HEAT RESISTING, OIL RESISTING AND FLAME RETARDENT

HRC

HIGH RUPTURE CAPACITY

HSE

HEALTH AND SAFETY EXECUTIVE

HTG

HEATING

HV

HIGH VOLTAGE

HVAC

HEATING VENTILATING AND AIR CONDITIONING

HVCA

HEATING AND VENTILATING CONTRACTORS ASSOCIATION

HWS

HOT WATER SERVICE

HZ

HERTZ (CYCLES PER SECOND)

IEE

INSTITUTION OF ELECTRICAL ENGINEERS

IV

ISOLATING VALVE

KILO (1000 UNITS)

KA

KILOAMPERE (1000A)

KHZ

KILO HERTZ (1000 CYCLES PER SECOND)

KVA

KILO VOLT AMPERES

KWH

KILO WATT HOURS

LED

LIGHT EMITTING DIODE

LCD

LIQUID CRYSTAL DISPLAY

LL

LOW LEVEL

LPHW

LOW PRESSURE HOT WATER

LPV

LUBRICATED PLUG VALVE

LSV

LOCK SHIELD VALVE

LV

LOW VOLTAGE

METRE

MCB

MINIATURE CIRCUIT BREAKER

MCCB

MOULDED CASE CIRCUIT BREAKER

MICC

MINERAL INSULATED COPPER CABLE

MM

MILLI-METRE(S)

MPHW

MEDIUM PRESSURE HOT WATER

MUX

MULTIPLEXER

MWS

MAINS WATER SERVICE

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NEWTON

NICAD

NICKEL CADMIUM (RECHARGEABLE BATTERY)

NICEIC

NATIONAL INSPECTION COUNCIL FOR ELECTRICAL INSTALLATION CONTRACTING

NRV

NON-RETURN VALVE

OEL

OCCUPATIONAL EXPOSURE LEVEL

OV

OPEN VENT

PA

PASCAL

PCB

POLYCHLORINATED BIPHENYL

PDF

PORTABLE DOCUMENT FILES

PE

POLYETHYLENE

PF

POWER FACTOR

PFC

POWER FACTOR CORRECTION

Ph

PHASE

PIR

PASSIVE INFRARED

PP

POLYPROPYLENE

PTFE

POLYTETRAFLUOROETHYLENE

PVC

POLYVINYLCHLORIDE

RETURN

RCBO

RESIDUAL CURRENT BREAKER

RCCB

RESIDUAL CURRENT CIRCUIT BREAKER

RCD

RESIDUAL CURRENT DEVICE

RH

RELATIVE HUMIDITY

RIBA

ROYAL INSTITUTE OF BRITISH ARCHITECTS

RICS

ROYAL INSTITUTION OF CHARTERED SURVEYORS

RMS

ROOT MEAN SQUARE

RPM

REVOLUTIONS PER MINUTE

RS232

SIGNAL INPUT/OR OUTPUT SERIALLY CODED

SPN

SINGLE POLE & NEUTRAL

STP

SHIELDED TWISTED PAIR

SWA

GALVANISED STEEL WIRE ARMOUR

SV

SAFETY VALVE

TA

TOABOVE

TB

TO BELOW

TP

TEST POINT

TPN

THREE PHASE & NEUTRAL

TRV

THERMOSTATIC RADIATOR VALVE

UPS

UNINTERRUPTIBLE POWER SUPPLY

UTP

UNSHIELDED TWISTED PAIR (WIRE CABLE)

uPVC

UNPLASTICISED POLYVINYLCHLORIDE

UV

ULTRA VIOLET

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VOLT

VA

VOLT AMPERE

VAV

VARIABLE AIR VOLUME

VCD

VOLUME CONTROL DAMPER

VIR

VULCANISED INDIAN RUBBER

VRV

VARIABLE REFRIGERANT VOLUME

WATT

XLPE

CROSS-LINKED POLYETHYLENE INSULATED

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