- Preliminary
- Extent Of Work
- Tenderer’s Submissions
- Regulations
- Reference Documents
- Pre-manufacture Submissions
- Testing and Commissioning
- Completion
- Use Of The Work
- Service and Maintenance
- Rountine Maintenance Contract Proposal
- Operating and Maintenance Manual
1. PRELIMINARY
Refer to the Conditions of Contract, Preliminary and General, and C45 BUILDING SERVICES – GENERAL sections, which shall apply to this section of the Contract Works.
2. EXTENT OF WORK
General
The work of this section includes the supply of all labour, materials and equipment for the selection/design of materials and equipment, design of details, setting out and co-ordination,
submission of information, supply, fabrication, manufacture, installation, quality control, testing and commissioning and defects liability of this section of the Contract Works as described in
the Drawings and Specification.
The Drawings and Specification identify the system concepts design and standards of performance and quality required, but do not purport to identify all design and co-ordination solutions, which shall be the responsibility of the Contractor. By submitting a tender, the Tenderer warrants that it is competent in the construction of works of the type specified, and that all work will be suitable for the intended purpose and complying with all relevant statutory regulations.
The Contractor shall be responsible for identifying any ambiguity or incompleteness in the Contract Documents, and obtaining clarification instructions prior to proceeding with any work
that may be affected by the ambiguity or incompleteness.
Carry out all work to the standards specified herein, or where not specified, to at least the same standard as existing. Where appropriate in terms of visual appearance (i.e. where visible
to occupants) and standardisation of maintenance/spare parts, new materials shall match existing materials.
Provide all minor and incidental items necessary for the proper functioning of the whole system, even though not specifically detailed or mentioned.
Provide all builder’s work necessary for the execution of the Contract Works, including cutting, trimming, vermin-proofing, flashings, sleeving, making good, plinths, etc, unless specifically stated otherwise elsewhere in this Specification. No extra payment will be entertained in respect of any such work not allowed for in the tender but necessary for the proper execution of the Contract Works.
Installation Description
The Works comprise the complete Building Management System (BMS) Instalation:
The scope of work (including apartment, related carpark, lobbies and management offices, function rooms, podium multipurpose, and plant room, etc.) of the Project, as shown on the
drawings and schedules, includes but is not limited to:
(a) General
• Contractor Design.
• Equipment and Materials selections and submissions.
• Coordination and Shop/Fabrication drawings.
• Supply and installation of all works described.
• Seismic restraint design and installations
• Receiving and installing Employer supplied plant and equipment.
• Liaison and interfaces with other Trades.
• Commissioning and Testing.
• Operating and Maintenance Manuals and ‘As-built’ documentation.
• Authority and utility liaison and permits.
• Instruction and training of Employer’s staff in the proper operation and maintenance of the Contract Works.
• Handover.
• Routine Maintenance during the DLP.
• DLP remedial works.
(b) Central Systems
• All hardware and software for a complete building monitoring system to meet system performance criteria and function as indicated on the drawings and outlined in this specification.
• Mechanical control system (MCS) as detailed in the specification and drawings. Note this title is synonymous with building management, or monitoring, system (BMS) and building automation system (BAS).
• Control systems for air distribution systems – including air handling units, fan coil units, water cooled packages, and monitoring systems for split systems and VEV systems, and associated systems.
• Control systems for mechanical ventilation systems including fans, dampers etc.
• Control systems and interfaces for plumbing and drainage systems.
• Control systems and interfaces for water treatment plants, condensate water recovery system and rainwater management systems.
• Control systems and interfaces for domestic cold water system and recycled water system.
• Control systems and interfaces for fire pumps, fire alarm systems.
• Control systems and interfaces for lightings including interior and exterior lightings.
• Control systems and interfaces with electrical switch boards
• Controls and monitoring for diesel fuel systems.
• Controls and monitoring of gas systems.
• Interface with carpark management systems
(c) Electrical for BMS works – including cable support system and cabling to local controls etc.
Contractor Design
The Contractor shall be responsible for the detailed design of the systems described in the Contract Documents to provide fully coordinated, integrated and operational systems. The Contractor shall be responsible for design of details and specific systems generally as outlined below or otherwise outlined within individual sections of this Specification. Specific examples include, but are not necessarily limited to:
(a) The Contract Documents show general equipment schemes, locations and layouts etc. that have been coordinated with the architectural, structural and other services at the time of
their preparation. Complete the detailing of the Contract Works to coordinate with the development of the works of other trades.
(b) Selection of control valves and detailed positioning of sensors to co-ordinate with soft fitout and provide appropriately representative measurement, as well as inclusion of
control/monitoring of plumbing and electrical systems.
(c) Motorised control damper sizing.
(d) Design of Electrical for Mechanical cable route details and hard-wired controls. Refer ELECTRICAL FOR BMS – GENERAL.
(e) Design of Mechanical Control System wiring diagrams, points schedules and software programming. Refer BMS – SCOPE AND DESIGN.
(f) Design of fixing and support details. Refer BUILDING SERVICES – GENERAL, SUPPORTS AND FIXINGS.
(g) Co-ordination of penetration and fixing locations with builder.
(h) Detailed co-ordination of BMS installations with the architecture, structure and building works, and other building services, specifically including maximising ease of maintenance of building services systems as far as is reasonably practicable. Includes co-ordination of access panel sizes and locations.
Specific Inclusions
The Works include the following:
(a) All temporary connections, services, and related work necessary to facilitate staged construction and maintain services to those areas covered by early completion, or completion of another section by other contractors.
(b) All design, materials and installation necessary for the proper interfacing with other trades, systems, architecture and structure.
(c) The operation and routine maintenance of each section of the Works of this trade, from the date of any Sectional Completions to the date of Practical Completion
(d) Protection of equipment from dust and damage during construction activities (including fitout activities).
(e) Alterations to the base building installation to suit tenancy fit-out requirements will be instructed under separate tenancy fitout contract included in this Contract later by Contract
Instructions and approved costs.
Trade Interfaces
Liaise and co-ordinate interface details with other trades, including but not necessarily limited to the following:
(a) Mechanical Trade
• The Mechanical Trade (Air conditioning & Ventilation) is to provide Interface Terminal Boards (ITBs) with wired voltage free contacts, adjacent to relevant equipment. The BMS Trade is to wire from ITB to Mechanical Control System.
• Interfaces include all A&VC control and monitoring functions and fire and smoke control.
(b) Electrical Trade
• The Electrical Trade is to provide submain cables to BMS. Termination of incoming submain cables to BMS by BMS trade.
• The Electrical Trade is to provide Interface Terminal Boards (ITBs) with wired voltage free contacts, adjacent to relevant equipment.
• Interfaces with Metering systems
(c) Generation Trade
• The Generation Trade is to provide Interface Terminal Boards (ITBs) with wired voltage free contacts, adjacent to relevant equipment.
(d) Fire Protection Trade
• The Fire Protection Trade will provide a voltage free make or break signal forconnection to the gas safety shut off valves.
• The Fire Protection trade shall provide voltage free I/O contacts from their equipment and wire these to an Interface Terminal Board (ITB) with labelled terminals, in each fire pump room. These shall provide a ventilation system start output initiated from any pump start. The BMS trade will wire from the ITBs to the hard wired fan controls.
• The Fire Protection trade shall provide Fire Alarm Control Relay Modules (CM) located adjacent to Mechanical Services Motor Control Centres (MCCs), to transmit the relevant signals to and from the Mechanical Control System. The BMS trade will wire from CMs to MCCs.
• Interfaces with the Fire Fan Control systems.
(e) Security and Communications Trade
• The Security and Communication Trade is to provide the IP based IT infrastructure and termination switches. BMS trade will wire from the switches to the BMS equipment and panels.
• The Communication Trade to provide telecommunications outlet adjacent to BMS operator workstation to enable off-site monitoring/alarm of BMS. The BMS Trade will
wire from BMS to the telecommunications outlet.
(f) Plumbing Trade
• The Plumbing & Drainage Services trade is to provide Interface Terminal Boards (ITBs) with wired voltage free contacts, adjacent to relevant Plumbing Services equipment. The BMS Trade is to wire from ITB to BMS System.
• Interfaces with Gas safety and shutoff systems
• Interfaces with Metering systems
(g) Wastewater Treatment Trade
• The Wastewater Treatment Trade is to provide Interface Terminal Boards (ITBs) with wired voltage free contacts, adjacent to relevant equipment. The BMS Trade is to wire
from ITB to BMS System.
(h) Vertical Transportation Trade
• The Vertical Transportation Trade is to provide lift alarm interface relays in the machine room. The BMS trade will extend signals to the BMS.
(i) Others
• Refer BMS – SCOPE & DESIGN, INTERFACES WITH OTHER TRADES.
(j) In general, unless otherwise specified in the drawings or schedule of I/O points, provision for interfacing with the respective M&E contractors shall be provided in this Contract as shown in figures below:
3. TENDERER’S SUBMISSIONS
Submit a tabulated statement clearly listing any deviations from the Tender Documents, and any resultant changes to any other parts of the Contract Works. Refer BUILDING SERVICES –
GENERAL, DEVIATIONS FROM TENDER/CONTRACT DOCUMENTS.
Submit Supplier’s Certificates of Compliance. Refer BUILDING SERVICES – GENERAL, PREMANUFACTURE SUBMISSIONS and BUILDING MANAGEMENT SYSTEM – GENERAL,
PREMANUFACTURE SUBMISSIONS.
Submit details of the brand and features of the mechanical controls system offered. The description of features shall specifically address compliance with the specified performance requirements.
Submit a fixed price proposal for the Routine Maintenance of this section of the Contract Works. Refer BUILDING SERVICES – GENERAL, SEPARATE MAINTENANCE CONTRACT PROPOSALS.
4. REGULATIONS
Refer BUILDING SERVICES – GENERAL, REGULATIONS.
5. REFERENCE DOCUMENTS
Refer BUILDING SERVICES – GENERAL, REFERENCE DOCUMENTS.
The following documents are referred to elsewhere in this section of the Specification:
- BSRIA – Application Guide, 3/89 – Commissioning of air systems in buildings
- BSRIA – Application Guide, 1/01 – Pre-commission cleaning of water ARI 550/590. Water-chilling packages using the vapour compression cycle.
- ASHRAE 135 – The BACnet Standard
- AS 1668.1 The use of mechanical ventilation and air conditioning in buildings – Fire and smoke control.
- AS 1668.2 – The use of ventilation and air conditioning in buildings – Ventilation design for indoor air contaminant control.
- ASHRAE – Handbook HVAC Applications.
- BSRIA BG2 – Commissioning Water Systems.
- BSRIA AG16 – Variable Flow Water Systems – Design, Installation & Commissioning Guidance.
- BSRIA AG3 – Commissioning Air Systems – Application Procedures for Buildings.
- BSRIA AG1/91 – Commissioning of VAV Systems in Buildings.
- CIBSE – Commissioning Code Series A – Air Distribution Systems.
- CIBSE – Commissioning Code Series C – Automatic Controls.
- CIBSE – Commissioning Code Series R – Refrigeration Systems.
- CIBSE – Commissioning Code Series W – Water Distribution Systems.
6. PRE-MANUFACTURE SUBMISSIONS
1. Supplier’s Certificates of Compliance
Refer Supplier’s Certificates of Compliance requirements in BUILDING SERVICES – GENERAL; PRE-MANUFACTURE SUBMISSIONS and TIMING OF SUBMISSIONS.
Major equipment items shall include, but not necessarily be limited to:
• Main control unit, Network control units and Digital processing units
• Software functions and graphics
• UPS
2. Layout and System Design Drawings
Trade specific system design details shall include:
• Switchboard layouts and wiring diagrams, Control panels and the like
• Wiring diagrams shall clearly indicate factory and field wiring interfaces and shall be complete with terminal numbering to correspond with control panel/switchboard terminals.
3. Design Details
Refer Design Detail requirements in BUILDING SERVICES – GENERAL; PREMANUFACTURE SUBMISSIONS and TIMING OF SUBMISSIONS.
Additional trade specific design details shall include:
• Control system functional descriptions.
• Modulating control valve authority and close-off rating selections.
4. Samples
Refer Sample requirements in BUILDING SERVICES – GENERAL; PRE-MANUFACTURE SUBMISSIONS and TIMING OF SUBMISSIONS. Trade specific samples (or, subject to the
Engineer’s prior consent, manufacturer’s trade literature, including drawings or photographs) shall include:
• Control valves actuators
• Controllers
• Thermostats/temperature sensors.
• Labels
• Fire Stopping fittings and accessories
• Fixing and hanger systems
• Cables
• Cable tray and conduit
7. TESTING AND COMMISSIONING
1. General
Refer BUILDING SERVICES – GENERAL section of this Specification, TESTING AND COMMISSIONING. Engage an independent commissioning specialist to carry out all testing and commissioning. A Testing and Commissioning Manual is required for this section of the Contract Works.
2. Life Safety Systems
(a) Carry out life safety system testing and commissioning as necessary to:
• Verify that the final integrated system, including mechanical, fire, and electrical components, functions correctly and meets the Contract requirements, and
• Verify that the completed system operates and performs in accordance with the design objectives and performance criteria. Verify air flow performance of dual purpose (i.e. normal AC&V and fire mode) vent systems under relevant fire mode operating conditions. Verify and record the proper operation of all systems and equipment under normal mode, automatic fire mode and manual fire mode operation. Co-ordinate with other trades as necessary.
(b) Stairwell and Fire Lift Lobby Pressurisation Systems, Smoke Extract Systems
In addition to the general requirements above, carry out commissioning in accordance with AS 1668.1, Appendix A, including air flow through door onto fire floor, pressure control
response time, door opening force and noise level. Check air relief paths for proper relief of the volume of air passing through the stair door (e.g. check for lifting ceiling tiles and/or excessive door opening forces within the fire compartment).
.3 Controls
(a) General
Carry out and record all necessary tests on the control system in accordance with the procedure description in CIBSE Commissioning Code Series C, including testing of all interfaces with other portions of the Works.
(b) Field Equipment Test Procedures
DDC control panels shall be verified via a functional end-to-end test such that:
• All output channels shall be commanded (on/off, stop/start, adjust, etc.) and their operation verified.
• All analogue input channels shall be verified for proper operation.
• All digital input channels shall be verified by changing the state of the field device and observing the appropriate change of displayed value.
• If a point should fail testing, perform necessary repair action and retest failed point and all interlocked points.
• Automatic control operation shall be verified by introducing an error into the system and observing the correct system response.
• Selected time and setpoint schedules shall be verified by changing the schedule and observing the correct response on the controlled outputs.
Commission air contaminant monitoring systems in accordance with the manufacturer’s written recommendations, and calibrate the system with calibration gas whose composition is certified by a qualified laboratory.
(c) Operator Workstation (OWS) Test Procedures:
The OWS test procedures shall include the following:
• Communication with each DDC control panel shall be verified.
• Operator commands shall be verified.
• Control sequences shall be verified by proper operation.
• All available system reports and logs shall be verified at the system workstation.
• Correct system start-up and shutdown procedures shall be verified.
• All controllers shall be verified to operate in a standalone mode.
(d) Acceptance Criteria.
Control system acceptance criteria shall be:
• Space conditions within indoor design targets as defined in SYSTEM DESIGN / ACCEPTANCE CRITERIA and/or BUILDING MANAGEMENT SYSTEMS – FUNCTIONAL DESCRIPTION.
• All controlled parameters (e.g. velocity, pressure, etc.) within design targets defined in BUILDING MANAGEMENTSYSTEMS – FUNCTIONAL DESCRIPTION.
• Avoidance of excessive internal pressurisation effects.
• Efficient operation of all systems.
.4 Pre-Completion Recordings
Prior to Practical Completion, demonstrate successful system commissioning via continuous temperature recordings (and humidity recordings where humidity sensing is required) throughout the occupied zones, generally at typical thermostat locations, over three (3) consecutive working days.
Prior to Practical Completion, demonstrate successful system commissioning via continuous BMS trend logs of each controlled parameter (e.g. temperature, velocity, pressure, etc.) over
three (3) consecutive working days. The recordings shall include, for each controlled parameter:
• Controlled parameter set point.
• Controlled parameter value.
• Outputs to (and where specified inputs from) equipment and field devices associated with the controlled parameter.
NOTE: This does not constitute final demonstration of successful commissioning, since the recordings will be done prior to normal occupation and therefore without normal internal loads.
The purpose is to check for correct operation and control under the conditions prevailing at the time of recordings.
If any controlled parameter goes outside design/acceptance criteria specified in SYSTEM DESIGN / ACCEPTANCE CRITERIA, diagnose and rectify as appropriate, and retest via a further three (3) consecutive working days of recordings.
.5 Fine Tuning Adjustment
Carry out fine tuning of the Contract Works as necessary to achieve specified performance and proper operation, including, but not limited to adjustment of:
• Equipment performance (e.g. pulley change, pump impeller trim, fan impeller pitch angle adjustment).
• Diffuser throws to maximise air distribution and minimise drafts.
• Control settings
Carry out post occupancy temperature balancing within each constant volume system control zone; i.e., simultaneously measure average space temperature in each representative space
and fine tune the air balance as necessary to achieve uniform temperature within a range of ±1.0 oC throughout the control zone.
.6 Post Occupancy Recordings
Carry out post occupancy continuous temperature recordings (and humidity recordings where humidity sensing is required) throughout the occupied zones, generally at each typical
thermostat location.
Data log all BMS digital and analogue points from Practical Completion until the completion of tests.
.7 Post Occupancy Reporting
Provide a report summarising all post occupancy testing and commissioning results as follows:
• Identification of events where design objectives have not been achieved, the reasons for this, actions taken to rectify, and post-action recordings/observations to demonstrate successful rectification.
• A general conclusion with respect to achieving design objectives, taking cognisance of exceedances observed and actions taken. Conclusions shall be given in respect of all ventilation and air conditioning operating parameters; e.g. temperature balancing, space temperature control, night purge, night setback, avoidance of drafts, miscellaneous ventilation systems, etc.
The purpose of post-occupancy recordings and reports is to assist the Contractor to demonstrate compliance with the specified requirements and to assist the Employer and Engineer to assess completed system performance against design objectives.
8. COMPLETION
Refer BUILDING SERVICES – GENERAL, COMPLETION and TIMING OF SUBMISSIONS. Additional trade-specific requirements are submission of recordings as required by TESTING &
COMMISSIONING – PRE-COMPLETION RECORDINGS.
9. USE OF THE WORKS
Where any part of the Works is used by the Contractor, the Employer or other Contractors prior to issue of practical completion, the Contractor shall fully test, recommission and refurbish all
equipment prior to final hand over and practical completion. Cost associated with all such testing, commissioning and refurbishment shall be included and separately identified in the Tender.
10. SERVICE AND MAINTENANCE
The Contractor shall provide service and comprehensive maintenance to the Works without charge to the Employer for materials and labour for a period of 12 months from the date of
Practical Completion of the Main Contract Works (the Maintenance Period).
To satisfy the requirements of this Contract, the service and maintenance work shall include, but not be limited to the following:
• To be responsible for the systematic examination, adjustment and lubrication of the equipment in accordance with Maintenance Schedule submitted by the Contractor and approved by the Employer.
• To be responsible for any repairs necessary to maintain the equipment in good and safe working order at all times.
• Supply of all chemicals and additives needed for the proper operation of the systems.
• To provide regular testing and monitoring reports.
• To supply all lubricants, cleaning materials, etc. as required.
• To replace all burnt out lamps with lamps of correct rating.
• To provide, repair or replace with new genuine standard parts produced by the Manufacturer at no additional cost to Employer such mechanical and electrical parts of the installation which the Contractor in his judgment considers necessary for the operation of the installation.
• To provide a “call-out” service during and outside normal working hours to carry out emergency maintenance work.
• To attend to any breakdowns, report to Employer by telephone (or other means), with the utmost effort and in no circumstance attendance to the breakdown shall exceed 120 minutes after the call is received.
Renewals or repairs necessitated by reason of negligence or misuse of the equipment other than by the Contractor, his agents, or servants shall not be the responsibility of the Contractor.
However, where renewals or repairs by reason of negligence or misuse are necessary, then an obligation rests on the Contractor.
11. ROUTINE MAINTENANCE CONTRACT PROPOSAL
Submit for Employer’s approval proposals for Routine Maintenance Contracts for the equipment and systems installed under this contract in two parts:
(i) Comprehensive Service
After the Defects Liability Period in terms of the General Conditions of Contract – a comprehensive maintenance service, inclusive of replacement of parts.
(ii) Maintenance Service
After the Defects Liability Period in terms of the General Condition of Contract – an ordinary maintenance service, exclusive of replacement of parts.
Proposals shall be on a monthly basis for a renewable period of 24 months.
12. OPERATING AND MAINTENANCE MANUAL
Refer BUILDING SERVICES – GENERAL, OPERATING AND MAINTENANCE MANUALS for general requirements. Include in the O&M Manual copies of all Authority approvals and certificates required by BMS SERVICES – GENERAL, COMPLETION.