I was envisioning the Systems Manual to be an O&M manual with drawings, equipment manuals etc. Upon GBCI review we received the comments shown below. Does someone have a sample Systems Manual that includes the items below that I could use as a template?
The systems manual does not include sections for the final version of the basis of design, as built sequence of operations, control drawings and original set points for the HVAC systems/ components serving the project space, and does not include the recommended schedule for retesting the commissioned systems/ equipment, and the recommended schedule for calibrating sensors and actuators, as required by the LEED Reference Guide for Green Interior Design and Construction, 2009 Edition, EAp1, Section 5 Timeline and Team, Step 9.
David Hubka
Director of OperationsTranswestern Sustainability Services
527 thumbs up
December 5, 2012 - 6:08 pm
Hello Frank.
I am curious, if you don't have a Basis of Design, how did you perform a review of the OPR/BOD/Design Documents? If you don't have an as built sequence of operations and original set points how did you perform the proper functional testing?
I have recently been brought aboard a project that has previously come out of review with the same comment. The project team uploaded plans, start-up reports, and O&M manuals. They received the same comment. Upon further discussions, the project team did not actually "commission".
Scott Bowman
LEED FellowIntegrated Design + Energy Advisors, LLC
LEEDuser Expert
519 thumbs up
December 5, 2012 - 6:13 pm
The Systems Manual is always a pretty long document, even for smaller projects. It is most difficult to post any kind of example, and it is impossible to give a series of templates. Every provider has a way to show and organize this information, but the list of what is required is actually quite simple, and is listed in the reviewer comments.
The Operating Guide is the hardest document to write, and again I am sure that different providers have different opinions of how these should be written and coordinated.
Frank Weiss
Hines1 thumbs up
December 5, 2012 - 9:33 pm
Thank you Mr. Hubka but you have gotten the wrong impression somehow. We have a BOD and I can assure you that we conducted a very through commissioning effort I was simply misunderstanding the requirements of the systems manual. Using the direction provided from the review comments I have now produced a Systems Manual that should meet the requirements.
Thank you Mr. Bowman I was simply misunderstanding the full requirements of the systems manual. I understand your point that it is hard to provide a template. As you suggest I am using the direction provided from the review comments to produce a Systems Manual that should meet the requirements as I now understand them. I will consider this discussion closed.
Scott Bowman
LEED FellowIntegrated Design + Energy Advisors, LLC
LEEDuser Expert
519 thumbs up
December 6, 2012 - 9:04 am
Frank;
Probably the most help might be in an outline or table of contents (TOC) of a typical document for our firm. I went back to one of our medium/large projects and just looked at the TOC. The project was LEED Gold office building, about 160,000 square foot with a fairly typical central chilled and hot water plant, variable air volume air handling systems, with some fairly good daylighting, occupancy, and demand control strategies. Here is an outline of the Systems Manual and how many pages were in each section:
Cover – Signature – TOC = 3
Final Basis of Design = 13
(Updated by the design team to reflect as-built conditions)
Building Operating Instructions = 15
(We write these from the viewpoint of the normal occupants, not the facilities managers)
HVAC System Schematic Diagrams = 4
(Hydronic and airside diagrams)
Commissioning Review = 2
(This is for the 10 month review, and ultimately another document was issued after the meeting, maybe 4 pages, and the owner inserted)
As-Built Control Sequences = 87
(Complete DDC drawings and sequences as confirmed during FPTs)
Recommended Schedule of Maintenance = 2
(This really only referenced the extensive O&M manuals that were created for the project. On smaller projects, we have included this information here to make fewer binders for the owner, but this is developed by the contractors)
Recommissioning = 149
(Here we take the final FPTs, as they are always adjusted a little during testing, and blanked them out for future use by the owner)
Sensor Calibration = 6
(Listing of major sensors and frequency of calibration by working with vendors and literature for the sensors)
Again, I think the hardest document to develop is the operating instructions. The rest is really gathering and organizing information that is provided by others on the design and construction team. Getting this information as it is developed, and soon after closeout, is important. The longer it goes, the harder it is to get it from contractors that are on to the next project.
Hope this helps.