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O & M Documentation

The strategy for O&M standards and documentation will flow from Asset Management strategy. You need an O&M component of the asset management strategy to operate buildings efficiently. This strategy becomes critical when you decide on measures like building automation. With no strategy, you make tactical decisions for each building which may not be in the best interest of building asset management.

The current building documentation may consist primarily of building drawings and specifications used for construction or retrofit to the building. None of these drawings were developed for Operation and Maintenance purposes.

O&M drawings can be developed for Operation and Maintenance use. Best practice is described in a Guideline developed by ASHRAE through Technical Committee 1.7 Operation and Maintenance. The thrust of this guideline is to develop documentation that is useful and economic to maintain for O&M purposes.

O&M documentation should be visual and words should be kept to a minimum. The CAD software can be used to develop layers of information useful for O&M in your buildings. An example of typical layers for a building is shown below:

Base layer
Fire and Safety Layer
Ventilation layer
Heating systems layer
Domestic Hot water layer
Controls and Security layer
Emergency shutoff layer
Furniture and fixture layer
Grounds layer

The layers will be developed based on O&M needs. The symbols used in the CAD documentation will be the same for all buildings. The common symbols will also be used in the Building Automation GUI front-end. The strategy will be to develop one type of documentation that is used by all personnel. The CAD documentation will also include simplified schematics for all HVAC systems and security systems.

Synergy can be created by integrating O&M documentation with building automation and monitoring of energy use. Training will be required to develop and educate O&M personnel on the documentation methodology and the use of building automation systems as management tools.




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