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IMPLEMENTATION OF TESTING AND ADJUSTING, COMMISSIONING, HANDOVER

PROCEDURE
ELE 005
PAGE 1
1.0

2.0

INTRODUCTION
.1

The importance of the management of the test and adjust/commissioning/


handover - employer acceptance procedure must be emphasized

.2

Successful operation of a completed facility involves a staged sequence


of testing, witnessing, training and information delivery to the employer by
the contractor. The end result is a completed facility with an employer
being confident of the proper installation of operating system, meeting the
full intent of the contract drawings and specifications; such systems
successfully operated and demonstrated; and operating personnel fully
trained with detailed as-built drawings and operation and maintenance
manuals on hand allowing confidence in the ability to operate and
maintain the facility.

.3

The accompanying information presented is in the form


"Commissioning Manual".

.4

The "Commissioning Manual" is intended to provide a common framework


of standards and employer expectations across the project. It is not
substitute for individual project specification requirements. It is, however,
a minimum standard that all contractors must recognize as
complementing the specifications, providing a framework for facility
completion and employer Certificate of Practical Completion.

.5

This manual, with its suggested minimum requirements and handover


procedures, is required of each contractor.

of

TASK DEFINITIONS
.1

Task Description
.1

Commissioning Manager - The Contractor shall appoint a qualified


and experienced Commissioning Manager for the management,
planning, coordination and implementation of the process
described in this Manual. Contractor to submit his C.V. to the
Superintendent Officer for approval.

.2

The Commissioning Manager shall prepare a detailed and


comprehensive commissioning programmed and event schedule.
The schedule shall be submitted not later than ten months prior to
the contract completion date. The schedule shall be based on the
input of the trade contractors and sub-contractors own detailed
programme and schedules. The overall schedule shall include (for
each trade) main activity items and duration identified within the
major components of:
.1
.2
.3
.4
.5

Pre-commissioning / installation testing as required by


Specification and by the Local Authorities.
Final snagging/defect clearance.
Commissioning (system operation, test and adjust).
Employer and Operator Training/Documentation Submittal.
Hand over.

IMPLEMENTATION OF TESTING AND ADJUSTING, COMMISSIONING, HANDOVER


PROCEDURE
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.3

Progress measured against this schedule shall be monitored by


the Commissioning Manager and shall identify critical path network
items by other trades which could impact/delay progress. Such
impact / delay shall be highlighted on the event schedule with the
schedule revised as necessary to maintain progress.

.4

The Commissioning Manager shall call regular commissioning


team meetings. The meetings shall be minuted with action items
and responsibility clearly identified. Weekly meetings shall be
required for the final six months of construction for each facility.
Meeting minutes (and progress against the event schedule) shall
be reported to the Superintendent Officer.

.5

The Commissioning Manager shall ensure each major trade


contractor appoints a person responsible for progressing
commissioning. Such a person may typically be the trade
contractor's project manager. In any event, such person shall have
the authority to progress decisions taken within the text of
commissioning. Each trade contractor's designated commissioning
manager's name shall be reported to the Superintendent Officer.

.6

The Commissioning Manager shall be responsible for and shall


maintain the snagging/defects tracking system from contract
initiation to completion.

.7

The Commissioning Manager


Superintendent Officer.

.8

The Superintendent Officer shall be invited to attend all


commissioning team meetings called by the Commissioning
Manager.

.9

The Commissioning Manager shall obtain from Superintendent


Officer the Employer's designated operations personnel names
and responsibilities prior to the start of required system training
and coordinate the training schedule with the Superintendent
Officer.

.10

Commissioning Specialist - A trade contractor may elect to source


start-up and handover by a specialist commissioning company. In
some cases, at least a portion of the commissioning work (air and
water balance for instance) is required to be performed by
independent contractors.

.11

If a trade contractor elects to hire a specialist company, the details


of such company must be reported to the Superintendent Officer
prior to such company starting work. Details to be submitted
include personnel with relevant project experience, previous
similar assignments, scope of work to be undertaken on this
assignment, company resources and equipment.

shall

coordinate

with

the

IMPLEMENTATION OF TESTING AND ADJUSTING, COMMISSIONING, HANDOVER


PROCEDURE
ELE 005
PAGE 3
.12

Use of a Commissioning Specialist by a trade-contractor shall not


relieve the Commissioning Manager of his obligation to name one
of his own employees as the person responsible for progressing
commissioning.

.13

.14

.2

.1

Inform the Superintendent Officer the required witnessing


of installation and commissioning tests at least 24 hours
before hand.

.2

Submit the commissioning documentation, as-built


drawings operation and maintenance manuals, test data,
etc. for Superintendent Officer to review.

Trade Contractor
.1

The trade contractor shall appoint a responsible manager


for the implementation of the commissioning process
described in this Manual. He shall prepare a trade specific
commissioning programme and event schedule for
submission to the Commissioning Manager. He shall work
closely with the Commissioning Manager to help develop
the-overall commissioning programme.

.2

Progress against his trade specific schedule shall be


reported to the Superintendent Officer prior to each
scheduled commissioning team meeting. Slippage shall be
reported with the intended means to recover to the
Superintendent Officer. Commissioning delay without an
intended work programme to recover the delay is not
acceptable.

.3

The trade contractor commissioning manager charged with


the responsibility to fulfill the obligations imposed by this
commissioning manual.

Documentation Example
.1

2.1

The Commissioning Manager shall

Trade Specific Commissioning Programme

TYPICAL ACTIVITIES TO BE DESCRIBED WITHIN A COMMISSIONING


PROGRAMME
.1

Important Note
.1

The following list is NOT EXHAUSTIVE. It is intended to highlight


some of the main items required to be included in the
commissioning/handover programme.

.2

The list shall be expanded by the Contractor to cover the specific


detailed needs of individual buildings and their systems.

IMPLEMENTATION OF TESTING AND ADJUSTING, COMMISSIONING, HANDOVER


PROCEDURE
ELE 005
PAGE 4
.3

The following lists are indicative of activity main items required to


be included for each facility commission / handover programme.
Although not specifically listed, such programmes are required for
site work utilities and area development work packages.

.2

Electrical Services
.1

Electrical Systems
.1
.2
.3
.4
.5
.6
.7
.8
.9
.10
.11
.12
.13
.14
.15
.16
.17
.18

.3

General Activities
.1
.2
.3
.4
.5
.6
.7
.8

3.0

Power to Employer HV Systems


Power to LV Systems
Power to Mechanical Plant
Power to Building Control System
Power to Lift System
Power to Fire Alarm System
Power to Security System
Test/Commission Bus bar Systems ( if any )
Test/Commission MCCs
Generator Load Testing
Emergency Systems Tests
Generator Fuel System Tests
Earthing Tests
Lightning Protection System Tests
PA System
SMATV System
UPS System
Sound Reinforcement System

Employer Training Date (By System)


Power on Dates (By System)
Employer Witnessing/Demonstration (By System)
Operating and Maintenance Manual Submission
Statutory Inspections
Insurance Certification
Drainage System Tests
Environmental Tests

TESTING, ADJUSTING AND BALANCING


.1

Required Action
.1

Specific Testing During Construction


.1

Contractor to schedule, notify the Superintendent Officer


prior to specified test.

.2

Superintendent Officer shall confirm schedule after being


notified by the Commissioning Manager.

.3

The Superintendent Officer shall be the witness. The


Commissioning Manager to sign documentation.

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PROCEDURE
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.4

.2

.3

Commissioning Manager to log and maintain signed Test


Certificates. One copy to Contractor for inclusion in
Operation and Maintenance Manuals.

Local Authorities Testing


.1

During construction.

.2

After commissioning to prove performance to code


requirements.

.3

Contractor to provide preliminary


Commissioning
Manager
prior
test/demonstration.

.4

For completed system, prior to scheduling the Local


Authorities, the Contractor shall furnish a "Certificate of
Compliance" to the Commissioning Manager. The
Commissioning Manager may then confirm the schedule.

.5

Commissioning Manager to confirm schedule, notify all


parties. Notify and confirm schedule with Local Authorities
after Superintendent Officer approval that test /
performance demonstration may proceed.

.6

Commissioning Manager and Superintendent Officer to


attend with the Local Authorities. Commissioning Manager
to provide and secure Local Authorities signature on
required document.

schedule, notify
to
scheduled

Commissioning / Start-Up / Test / Adjust / Balancing


.1

Contractor to verify system is completed, disengaged and


ready for test and balance. Contractor to submit to the
Superintendent Officer (through the Commissioning
Manager) detailed proposals for test and balance
procedures four (4) weeks prior to scheduling such tests.
Reporting formats outlined in this Manual shall be used.

.2

Commissioning Manager to field verify Contractor's


verification of system completeness. Commissioning
Manager to notify Contractor to proceed.

.3

Contractor to schedule, notify Superintendent Officer prior


to schedule testing / balancing.

.4

Commissioning Manager to notify Superintendent Officer


that procedure is ready to proceed.

.5

Superintendent Officer to witness Contractor is doing


properly.

IMPLEMENTATION OF TESTING AND ADJUSTING, COMMISSIONING, HANDOVER


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.6

.2

Commissioning Manager to log and maintain signed test


and balance data. One copy to Superintendent Officer for
verification and approval for inclusion in Operation and
Maintenance Manual.

Test Equipment
.1

General Requirements
All field test instruments to be used on the works shall comply with
the following:

.3

Be complete with calibration certificate not more than 6


months old and issued by a recognized independent
testing authority.

.2

Copies of calibration certificates together with instrument


serial numbers shall be submitted to the Superintendent
Officer prior to their use on site.

.3

Be free from damage, or if damaged during use shall be


recalibrated.

.4

Be complete with all manufacturer's instructions.

.5

Instructions shall be carried at all times by the personnel


conducting the test/balance procedure.

.6

The following schedules indicate the suggested basic types


of equipment required for testing of air and water systems,
The Contractor shall provide detailed inventories of all
equipment held at site (prior to use) to the Commissioning
Manager. Such inventory lists shall be submitted by the
Commissioning Manager to the Superintendent Officer for
approval prior to use.

Documentation Examples
.1

.2
.4

.1

Local Authorities Testing


.1

During Construction

.2

After Commissioning to Prove Compliance with Local


Authorities Requirements

Commissioning / Start-up / Test / Adjust and Balance

Local AuthoritiesTesting
.1

During Construction

.2

After Commissioning Requirements

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.5
4.0

4.1

Commissioning / Start-up / Test / Adjust and Balance

IMPLEMENTATION/DESCRIPTION
.1

The snagging system shall be maintained by the Commissioning Manager


from contract initiation to completion.

.2

All input to this system shall be coordinated through the Commissioning


Manager.

.3

Additionally each snagging report, regardless of whoever generated shall


be copied to the Superintendent Officer. The Superintendent Officer shall
periodically check that all snags have been properly documented by the
Commissioning Manager.

.4

The snagging system also is used to define outstanding/incomplete work.


Thus the snagging report becomes the single document allowing the
Superintendent Officer to monitor progress towards completion.

.5

Additionally, a thorough log allows the Superintendent Officer a rational


basis to judge both the progress of the work and payment for same.

TASK DESCRIPTION
.1

Commissioning Manager
.1

The Commissioning Manager shall maintain the overall Defect


Control Log. All input to the system shall be coordinated through
him.

.2

He shall maintain the log and report on a regular basis to the


Superintendent Officer.

.3

No defect shall be cleared from the report log until it has been
signed by the Contractor, the organization initiating the snag, and
the Superintendent Officer.

.4

Two defect logs shall be maintained. The main log showing all
defects shall be maintained in a complete form.

.5

A supplement log shall be maintained which is printed from the


main log.

.6

Provide an outstanding defects list.

.7

Print out the defects by trade.

IMPLEMENTATION OF TESTING AND ADJUSTING, COMMISSIONING, HANDOVER


PROCEDURE
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.8

The Commissioning Manager shall ensure that disengaging is


accomplished by the responsible trade contractor. The
Commissioning Manager shall hold regular review meetings with
each trade contractor's project manager. The defect log shall be
reviewed with the trade contractor and specified dates agreed for
defect clearance.

.9

If a trade contractor becomes seriously arrears in his defect


clearance, the Commissioning Manager shall report such to the
Superintendent Officer.

.10

Defect clearance performances should be incorporated into the


Contractor's recommendation for each trade contractor's monthly
application for payment.

.11

Handover procedures to the Superintendent Officer shall not be


implemented by the Commissioning Manager until that trade
contractor's outstanding defects list has been reduced to a
minimum.

.
5.0

OPERATION AND MAINTENANCE


.1

General
.1

The Trade Contractors shall provide the specified number of O&M


Manuals.

.2

The manuals shall be submitted to the Commissioning Manager


initially in draft format for employer review a minimum of ten (10)
weeks before intended demonstration / handover. The final version
to be available - a minimum of six (6) months before intended
demonstration / handover.

.3

The Contractors shall ensure that the necessary information is


requested from all other parties in adequate time for the above
requirements to be met.

.4

The manual cover shall be stiffened PVC / Rexine covered 4 ring


clip binders in an agreed colour. The manual cover and spine tab
shall contain the project name, title etc., generally as set out in the
attached sample format.

.5

The manual page size shall be ISO size A4.

.6

Each section and sub-section within the manual(s) shall be


subdivided with colour coded and numbered dividing tabs.

.7

The Contractors O&M Manuals shall also incorporate


manufacturers technical literature, spare parts manuals and
warranty certificates.

IMPLEMENTATION OF TESTING AND ADJUSTING, COMMISSIONING, HANDOVER


PROCEDURE
ELE 005
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.8

Additionally all test certificate, balancing and adjusting reports,


Local Authorities compliance documents shall be included in the
O&M Manual.

.9

Attached to this procedure is a typical operation and maintenance


manual index, which will need fine tuning to suit individual building
needs. In all cases the Commissioning Manager shall obtain the
draft manual from the Trade Contractors and submit for
Superintendent Officer review within the above listed time frame.

.10

It is likely that some sub-sections of the manual will need to be a


complete manual in their own right; however the format, cover,
number system etc. must coordinate with other manual(s) to form
a comprehensive set.

.11

Documentation Examples
.1
.2
.3

6.0

Draft Cover
Draft Tab.
Sample Format.

AS-BUILT/RECORD DRAWINGS
.1

Requirements
.1

Generally all works shall be installed as per the approved shop


drawings. Where on-site revisions are necessary to overcome
coordination problems, such revisions shall be incorporated into
marked-up copies of the working drawings on a regular basis
throughout the course of the works. These marked-up prints will
form the basis of as-built / record drawing production.

.2

All soft copy as-built / record drawings shall be in the form of CD.

.3

The contractor shall submit a schedule of his proposed as-built


drawings when submitting his draft O&M manual.

.4

All drawings shall be clearly marked "As-Built / Record Drawings"


in minimum 10mm high lettering. All submittals of "As-Built /
Record Drawings shall be made via the existing drawing control
system.

.5

All manufacturer supplied drawings shall also be provided with the


standard project title block and issued as an "As-Built" drawing
generally as set out as above.

.6

A typical format for as-built drawing title blocks based on Project


Procedures Manual Standard is included within this section.

.7

The quantities and types of print and tracing to be issued for "AsBuilt" use are the same as for normal document issues, as set out
in the Project Procedures Manual.

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.8

6.1

All existing revision information on working drawings shall be


removed prior to their issue for "As-Built" status. A new series
starting "R1 " shall be instituted for first "As-Built" issue.

SAMPLE FORMAT - TYPICAL INDEX TO OPERATION AND MAINTENANCE


MANUALS
.1

Important Note
The following list is not exhaustive. It is intended to highlight some of the
main items required to be included in the operating and maintenance
manuals. The list will need to be expanded to cover the specific detailed
needs of the individual buildings and their system.
Sec.

Description

Sub-Sections

.1

GENERAL

.1
.2
.3
.4
.5
.6

Introduction
Services Identification
List of Abbreviations
Schedule
Directory of Suppliers
Warranty Contacts (list all
major equipment with
warranty beginning and end
dates)

.2

ELECTRICAL SYSTEMS

.1
.2
.3
.4
.5
.6

High Voltage Systems


Low Voltage Systems
Power Generation
Emergency Lighting
Lightning Protection
Earthing

.3

WATER SYSTEMS

.1

.5
.6
.7

Fill and Pressure Test (by


sections)
Initial flushing
Re-fill and Chemically Clean
Drain, Flush, Re-fill and
Water
Treatment Dosing
Pre-Commissioning Pumps
Commission Pumps
Check Controls Interface

.2
.3
.4

.4

PLUMBING

.1
.2
.3
.4

Domestic Water Systems


Drainage Systems
Interceptor Systems
Storage Facilities

.5

OPERATING
PROCEDURES

.1
.2
.3
.4

General
Initial Set-Up
Routine Inspection Charts
Equipment Start-Up /Shut
Down

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.5
.6
.7
.8
.9
.10
.11
.6

EMERGENCY
PROCEDURES

.1
.2
.3
.4
.5
.6
.7
.8
.9
.10

.7

MANUFACTURERS' DATA

.1
.2
.3
.4
.5
.6

.8

SPARES

.1
.2
.3

Procedures
Filling-Up
Draining Down
Lubrication Charts
Filtration Charts
Preventative Maintenance
Lead/Lag Arrangements
Fault Finding
General
Health and Safety
Failure of Electrical Supply
Failure of Water Supply
Failure of Gas Supply
Refrigerant Leaks
Water Leaks
Fuel Oil Leaks
Fire Situations on MEP
Systems
First Aid Procedures
Factory Test Certificates
Certified Drawings
Nameplate Date
Specific / Specialized
maintenance
Recommendations
Performance Curves
Catalogue Cut
Recommended Spare
Schedules
Spares Policy
Recommended
Schedule of Spares Supplied
At Handover

.9

TEST CERTIFICATES

.1
.2
.3
.4
.5
.6
.7
.8
.9

Pressure Tests
Environmental Tests
Chlorination Certificates
Chemical Cleaning
Commissioning Checklists
Snagging Sign-Offs
Tank Test Certificates
Electrical Safety
Generator Tests

.10

SYSTEM SCHEMATICS

.1
.2
.3
.4

Wiring Diagram (HV)


Wiring Diagram (LV)
Valve Charts
Water System Schematics

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7.0

OPERATING TRAINING

7.1

TRAINING TO EMPLOYER AND BUILDING OPERATORS


.1

.2

General
.1

This section defines the general scope and content of Employer


and Building Operators training.

.2

Given the requirements of the Health and Safety at Work Act and
the need to maintain warranty conditions it is an absolute
prerequisite that full training occurs prior to handover of any
equipment or systems.

.3

The Commissioning Manager shall coordinate all training


proposals into a comprehensive training schedule. This schedule
is to be submitted to the Superintendent Officer for review and
agreement. The Commissioning Manager shall incorporate all
reasonable requirements into a final training programme and
arrange attendance of the required training personnel.

.4

As a general matter of policy the Superintendent Officer will


require training on equipment to be carried out by engineers /
instructors of the original equipment manufacturer (OEM)
supplemented by the Trade Contractors as necessary.

.5

In submitting a comprehensive training schedule


Commissioning Manager must confirm the following:

the

.1

Name and title of persons carrying out training

.2

Name of company employing trainers

.3

Proposed location of training i.e. job site, classroom or


factory.

.4

Details of training aids to be used, i.e. manual, audiovisual


etc.

.5

Details of any spares/tools to be provided

.6

For each training session a training agenda shall be provided,


generally set out as per the attached standard format.

.7

The contractor shall arrange to digital record the training session


and provide a copy of the VCD/DVD for Superintendent Officer
retention.

Training Periods
.1

The following schedule sets out for each facility, the general
systems / equipment requiring demonstration/training and also

IMPLEMENTATION OF TESTING AND ADJUSTING, COMMISSIONING, HANDOVER


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gives minimum duration and responsibilities; unless otherwise
noted in the specifications:
System /
Subject

Minimum Duration
(Hours)

Who Carried
Out Training

.1

General Mechanical

Mechanical Trade Contractor

.2

Plumbing and Drainage 3

Mechanical Trade Contractor

.3

Pumps

Equipment Manufacturer

.4

General Electrical

Electrical Trade Contractor

.5

Fuel System

Installation Contractor

.6

Motor Control Systems 4

Electrical Trade Contractor

.7

LV & Power Factor


Board

Equipment Manufacturer

.8

Lighting and Controls 4

Electrical Trade Contractor

.9

High Voltage

Equipment Switch gear


Manufacturer

.10

Transformers

Equipment Manufacturer

.11

Standby Generator

Equipment Manufacturer

.12

UPS

Equipment Manufacturer

.13

P.A. System

Equipment Manufacturer

.14

SMATV

Equipment Manufacturer

.2

Where more than 1 manufacturer supplies a given type of


equipment or system, the duration given above applies to each
individual manufacturer.

.3

Additional training courses to those noted above may be required


to cover specific items of equipment in a particular building.

.4

Documentation Examples
.1

Training Seminar Agenda

.2

Sample Format

.3

Training Seminar Agenda

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Building :

Contractor:
Date of seminar
Time of seminar

.4

Location of seminar

Title
Seminar

of
.5

Attendance List

.6

Opening Introductions by Chairperson


.1
.2
.3
.4
.5

.7

Training (Classroom)
.1
.2
.3
.4
.5

.8

.4
.5

8.0

Descriptions of System and Equipment


Inter - Relationship with other Systems
Recommended Maintenance Requirements
Preventative Maintenance Check List and Recommended
Spare Parts
Health and Safety Precautions

Field Training
.1
.2
.3

.9

Introductions of Instructors
Introductions of Owners Representatives
Introductions of Manufacturers Specialists
Presentations of Course Training Aids
Statements of Course Aims/Scope

View Equipment at Location


Demonstrate Maintenance Access
Review of Overall System and Associated Interfaces with
Other System
Demonstrate Actual Start - Up Procedures
Demonstrate replacement of Common Spare Parts

Review of O&M Documentation and Spare Parts List


.1

Site Review to Compare with Actual Installation of


Accuracy

.2

Review
Description
of
Manufacturers Drawings

SPARE PARTS

Systems

and

Certified

IMPLEMENTATION OF TESTING AND ADJUSTING, COMMISSIONING, HANDOVER


PROCEDURE
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PAGE 15
.1

General
.1

The Contractor shall coordinate the supply of all specified spare


parts to the owners operations staff.

.2

The information for a given project shall be organised by system


and shall include the following: .1

A list of spare parts, special tools, lubricants etc. for each


item equipment which has been purchased as part of the
relevant trade contract.

.2

Similar list to (a) above covering spare parts etc. for all
other equipment for each spare parts have not been
included in the Trade Contract.

.3

A list of spare items for standard systems i.e. fuses,


gaskets etc.

.4

The above lists shall be based on manufacturers


recommendation and cover a period of two (2) year from
handover of equipment/system to employer.

.5

Standard spare parts schedules shall provide the following


information as a minimum: .1
.2
.3
.4
.5
.6
.7
.8
.9

Manufacturers part name


Manufacturers name, address, phone and fax
numbers
Manufacturers part number
Quantity recommended for two (2) year
Unit
Lead time
Shelf life
Alternative suppliers of parts
Local stockist(s) name, address, phone and fax
number

.6

Preliminary list of spare parts, tools etc. shall be submitted


a minimum of 60 days prior to intended system handover
for Superintendent Officer review. The Superintendent
Officer reserves the right to add to, reduce, or omit entirely
the recommendations contained on these lists.

.7

Upon approval by the Superintendent Officer of the spare


lists either original or amended form the Contractor shall
instruct the Trade Contractors to supply those items
covered by the relevant trade contracts.

.8

Those items so supplied shall be in manufacturer's original


packaging and shall be tagged with a unique number
coordinated with the relevant handover schedule.

IMPLEMENTATION OF TESTING AND ADJUSTING, COMMISSIONING, HANDOVER


PROCEDURE
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.9

9.0

These parts shall be available for handover to owners


operations personnel at least thirty (30) days prior to
handover of the associated systems.

DESCRIPTION OF THE HANDOVER PROCESS


.1

.2

Introduction
.1

As buildings reach the final stages of completion the Employer will


require operations to take over areas and systems as they are
almost complete. This initial phase is part of the inheritance of the
Buildings by operational management who will control security and
access to the areas and systems prior to the acceptance into
service and practical completion. This is the first step towards the
acceptance into service.

.2

The Documentation Summary is a required document to be


maintained by each building's Employer assigned Commissioning
Manager. It lists each system proposed to be handed to
operations. The proposed systems shall be agreed with the
Commissioning Manager at an early date and shall be transmitted
to each trade contractor as a requirement.

.3

The take over confirmation is an internal document of operations


recording the steps leading to areas/system being offered to
operations.

Takeover Confirmation Systems


This certificate is based on a checklist extracted from the M&E
Commissioning and Handover Procedures Manual.

.3

O&M Manuals and Test Certificates


This information may be presented in draft form but the content must
encompass all aspects relating to the operation and fault finding areas.

.4

As-Built or Record Drawings


The suppliers recommended spare list should be provided in the O&M
Manuals although further revisions may be incorporated in the final issue
with operations agreement.

.5

This training will take place after receipt of the draft documents and with
the agreement of the Building Manager or Building Services Manager in
respect of content, time scale and dates for training.

.6

Current Snags List


The snag list will consist of items both in numbers and content that are
considered manageable by the Building Manager. The attachment of the
list at this time does not deem to represent or limit the scope for adding
items that arise through the operation of areas and system by operations

IMPLEMENTATION OF TESTING AND ADJUSTING, COMMISSIONING, HANDOVER


PROCEDURE
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PAGE 17
throughout the defects liability period. A status report of the current snag
list will be provided with the certificate of readiness.
.7

Keys
All door keys are to be presented to the Building Manager from the
Project Executive in an orderly manner at a mutually acceptable time. This
will also include all keys associated with engineering items of plant and
equipment.

.8

Authority
The Building Manager is the authorised representative for operations and
will issue the certificate.

.9

Warranty and Maintenance


These items are covered by the narrative for the Certificate of Practical
Completion and do not from part of this procedure.

.10

Certificate
.1

The Certificate of Practical Completion is initiated by the


Commissioning Manager, signed by the Superintendent Officer
before a signature of agreement by the authorised representative
of operations. The distribution of the completed certificate to be
arranged by operations as required.

.2

A list of plant that is operational in the building must be provided


with the certificate.

.3

A status report on the current snag list as the date of issue of the
certificate will also be attached.

.4

Documentation Examples
.1
.2

Owner/Construction Manager Documentation Summary


Takeover Confirmation