introduction (contract management) 1. general

INTRODUCTION (Contract Management)

1. General

1.1. University Brunei Darussalam - UBD is in operation s i nce October 1985. Today the Un ivers i ty accommodates app rox ima te ly 700 academic and support staffs and 4,000 students in the faculties, namely Sultan Hassanal Bolkiah Institute of Education, Faculty of Arts and Social Sciences, Faculty of Business, Economics and Policies Studies, Faculty of Academy of Brunei Studies, Faculty of Science, Academy of Brunei Studies and Peng iran Anak Puteri Rashidah Sa'adatul Bolkiah Institute of Health Sciences with associated facilities.

1.2. The University includes wide range of facilities whose age varies from 26 years to just recently completed and handed over and those buildings with ongoing construction. The buildings complete with their associated facilities that are part of the University and shall be deemed part of the scope of works as per tabulation indicated below

1.3. The Contractor shall take note that the below tabulation includes buildings that forms firm part of the scope of Works and Services, buildings that are deemed provisional under the scope of Works and Services for this Contract and those buildings that are part of the Master Plan for UBD which will be included as part of this Contract upon their completion of construction works and defects liability period as applicable

1.4. Buildings that are categorized as provisional shall commence at the beginning of the Contract upon the instruction of Client's Representative and may be omitted from the scope of Works and Services during the currency of this Contract. Any such instruction to remove the provisional buildings from the scope of Works and Services will be via a written instruction by the Client's Representative at least one (1) months prior to such omission from the scope of Works and Services. In such instance of omission from scope of Works and Service, the corresponding proportionate and outstanding commercial equivalent of the omitted scope of works and services (including proportionate preliminaries; please refer to Appendix ‘D' for the list of items in Bill No. A 1 with respect to preliminaries that are subject to adjustment for such omission). No further adjustments or any claims associated with such omission

1.5 Buildings that are identified as part of the Master Plan of University Brunei Darussalam with their corresponding anticipated roll out period shall be implemented under this Contract for applicable scope of Works and Services.

2 Firm Buildings (Main Buildings)

1. Faculty of Science (FOS) 2. Sultan Hassanal Bolkiah Institute of Education (SHBIE) 3. Faculty of Arts and Social Sciences (FASS) iv. Academy of Brunei Studies 4. Institute for Leadership, Innovation and Advancement (ILIA) 5. Pengiran Anak Puteri Rashidah Sa'adatul Bolkiah Institute of Health

Sciences (Institute of Medicine) 6. Information Communication Technology Centre (ICTC) 7. Central Lecture Theatres (CLT)

8. Student Staff Centre (Student Affairs Building) 9. Student Affairs Extension 10. Academic Service Centre

11. Administration and UBD Estate Office Building 12. Mosque

13. Chancellor Hall (Grand Hall) 14. Store and Maintenance Centre 15. Security (Main Gate) 16. Chillers Yard

17. Ancillary Buildings (Incinerator, pump house, Service tunnel, water tank, sub stations, etc)

18. Pengiran Anak Puteri Rashidah Sa'adatul Bolkiah Institute of Health Science (Institute of Medicine (Extension)

19. Faculty of Integrated Science (Extension)

20. Science and Technology Research Laboratories

21. Library Extension

22. Faculty of Business, Economic and Policy Studies (FBEPS

23. Male and Female amenities and Canteen dining room (hostel)

Offsite Campus

2. Technical Assistants (Mechanical & Electrical)

2.1. The Contractor shall provide throughout the Contract Period Technical Assistants (Mechanical & Electrical Works) in accordance to the qualifications and requirements Specifications and Facilities Data and elsewhere in the Contract.

2.2. In addition to the above shared roles, the Technician (Mechanical &

Electrical Works) shall also be responsible for assisting the supervisor in conducting regular facility audits updating the maintenance plans, supervising the Works and Services carried out by the Contractor throughout the Contract Period. Such supervision by superinterding officer is in addition to any of the supervisors provided by the Contractor's domestic sub-contractors and is to ensure that the work and services performed is in accordance with Contract Requirements, to the required safety and quality

standards and on time.

3. HSSE Coordinator

3.1. The Contractor shall ensure that all activities are carried out strictly in

accordance with Client's Health, Safety, Security and Environmental

standards (HSSE) or in the event of absence of such policy, the highest

industry standards applicable. The Contractor's HSSE Coordinator shall be

involved in the planning of any hazardous work and liaise with the Client's

Representative on all safety matters on a daily basis while the Work is carried out.

3.2. The HSSE Coordinator shall organise all HSSE training for Contractors' staffs and

monitor the performance of all the Contractor's staff with regards to Client and Contractor's HSSE standards and procedures. Any shortfall or non compliance shall be investigated for remedial actions such as training and/or discipline actions

3.3. The HSSE Coordinator shall be responsible for recording HSSE performance indicators of the Contractor and submitting them to Client as required in this Contract. He shall also be the focal point for communication on all HSSE matters between Client and the Contractor.

3.4. It shall be the responsibility of the HSSE Coordinator to ensure that the Contractor adheres to the proposed Contract specific HSE plan and report accordingly on the corresponding achievement, shortfalls and proposed recommendations for improvement.

3.5. The HSSE Coordinator shall conduct daily safety audits at work places and come up with a brief report that shall be consolidated as part of the monthly progress report.

4. Health, Safety, Security and Environment (HSSE) Plan

4.1. Contractor shall develop an annual HSSE plan for executing the scope of

work safely and without negative impact to health of its workers and the environment. The HSSE plan shall comprise but not limited to Targets, Roles and responsibilities, Procedures/Standard references, Incident management (injury/LTl/mass evacuation), Audit/visit, t ra in ing and induct ions . Monthly reports of implementation of the HSSE plan shall be submitted to Client’s Representative. Management reviews of HSSE plans implementation shall be conducted by Contractor on quarterly basis for performance appraisal and improvements. Minutes of Meetings of these management reviews shall be submitted to Client's Representative.

4.2. In addition, the Contractor shall ensure all the staffs are trained on all Health, Safety, Security and Environment (HSSE) policies and standards.

5. Planned Maintenance

5.1. Planned Maintenance of Air-Conditioning and Ventilation Installations

5.1.1. The Scope of works for this section is for the planned maintenance of Air-Conditioning and Ventilation Installation listed below, but not limited to the following:-

5.1.1.1. Air-Handling Units 5.1.1.2. Fan-Coil Units 5.1.1.3. Air-Cooled Condensing Units 5.1.1.4. Variable Air Volume (VAV) Terminal Units 5.1.1.5. Variable Refrigerant Flow (VRF) Units/ VRV Units 5.1.1.6. Split-Type Air-Conditioning Units (including any associated

indoor unit, outdoor units and respective ducting I insulation/drainpipes)

5.1.1.7. Close Control Units (including any associated indoor, outdoor units and accessories)

5.1.1.8. Precision Air Conditioning System 5.1.1.9. Room Air Conditioning Units (RAC)

5.1.1.10. Chilled water condensing Units 5.1.1.11. Exhaust Fans 5.1.1.12. Air Curtains 5.1.1.13. Ductworks and any other associated systems for the smooth 5.1.1.14. operation of Air Conditioning and Ventilation Systems

5.2. The Contractor shall refer to the attachment Facilities Data

5.3. The Contractor shall be fully responsible for maintaining all the equipment listed at the schedule of equipment as stated above in full working order throughout the Contract Period.

5.4. The Contractor shall carry out the maintenance works as set-out in Facilities Data and shall honor all the manufacturer's recommendation with

regards to the equipment’s I systems that are being maintained.

5.5. The specification provided under Facilities Data act only as guidelines. As

such the Contractor shall be fully responsible to ensure such maintenance

works are in compliance with the manufacturer's requirements and

recommendations. Any deviations forthwith shall be notified to the Client's

Representative at the Commence of the Contract prior to Commencement

of Full Operations.

5.6. The scope of works for this section is for the satisfactory maintenance of all

the air-conditioning and ventilation installations and its accessories within

the Site Area. All costs for scope of Works and Services for this Section

are deemed to be included as per month bill of quantity

5.7. The Contractor, at all times, during the maintenance works shall ensure that

the maintenance activities do not render the original supplier I manufacturer's warranty void or invalid. The Contractor shall always refer

to the terms and conditions of warranty I indemnity furnished by the

original supplier I manufacturer prior to performing any maintenance activities. Any defaults by the Contractor and

associated damages arising due to violation of warranty I indemnity terms and conditions shall make the Contractor liable for payment to the Client for the associated damages. The Client shall notify the Contractor of such damages and shall make necessary adjustments to any payment due for the Contractor.

5.8. The Contractor shall be responsible for maintaining any battery packs

associated with the air-conditioning and ventilation system including those

of remote controls.

5.9. The Contractor shall also be responsible for providing assistance and

troubleshooting configuration and set-point issues that arise in the central or

individual control systems during the Contract Period.

5 .10 . Where required Contractor shall add the appropriate refrigerant during the

maintenance works scheduled

5.11. Where applicable systems running on f lex ib le or V-belts shall be

replaced by the Contractor.

5.12. The Costs included under Bill quantity are deemed inclusive of all the

above Scope of Works. No additional claims or whatsoever will be

entertained by the Client in Contractor's failure to include any costs

associated therewith.

5.13. The contractor shall provided enough at least two technicians for standby

within campus compound during/before/after if required any UBD event

within the period of the contract as per S.O instruction

6. QUANTITY OF WORK AND EMERGENCY CONTACT

6.1. Quantity of Work

6.1.1. The Contractor shall, at its own cost, have available sufficient number of

suitably skilled staff and suitable Equipment on which the Client can call as Client requirements may demand, in accordance with the terms of Scope of Work and Services, and shall further maintain a management and administrative structure which facilities supplementing such staff and Equipment expeditiously in order to accommodate fluctuating demand for Work during the Contract period.

6.1.2. Notwithstanding the quantities or types of Work indicated in or which

may be implied from any Section of the Contractor, the Client does not bind itself to guarantee the amounts or types or ratios of different types of WORK which may be required to be performed or of Materials, Equipment, staff or Work which may be required to be furnished by the Contractor under or during the currency of the Contract.

6.1.3. The Client shall not reimburse any costs incurred by the Contractor as a

consequence of under-utilization of the Contractor's resources.

6.2. Emergency Contact.

6.2.1. The Contractor shall also be required to perform emergency Work

outside of normal working hours as and when requested by the Client.

6.2.2. The Contractor shall ensure that all times during normal working hours he is available and contactable at all times for emergency Work. The Supervisor shall be the principal contact at all times throughout the Contract period and is responsible for leading the Emergency Response Team (ERT) together with HSE officer. The Supervisor shall ensure that the Client is advised of his contact details including hand phone numbers which shall be 24/7 accessible by the Employer.

6.2.3. The costs related with the standby and support of an Emergency Response Team lead by the Supervisor and supported by the Team is deemed inclusive in the Contract Price under Bill of quantity. No

additional cost for any overtime work or emergency attendance I support will be entertained by the Client.

6.2.4. It is the total responsibility of the Contractor to ensure that adequate spares, materials, tools, equipments and labour are made available to perform such works and no additional claims will be entertained due to the emergency nature of any of the works and services to be executed.

TO TUTONG

COASTAL HIGWAY

TO MUARA....

LEG

1. Sultan Hassanal Bolkiah of

Education

2. Academy of Brunei Studies

3. School of Business Education

4. Faculty of Arts and Social Sciences

5. Faculty of Science

a. Faculty of Intergrated Science

6. Faculty of Medicine

a. Faculty of Medicine (Extension)

7. Central Lecture Theatre

8. ILIA

9. Simpur Cafe

10. Student Centre Affairs

a. Extension of Student Affairs

(inspiring Hall)

11. Male Ammenities

12. Female Residential

13. Female Amenities

14. Mosque

15. Administration

a. Administration Extension

16. Library

a. Extension of Library

b. ICTC building

17. Chancellory Hall

18. Store

19. Security Post

Section 4 - Scope of Works and Services SW/81/2 of 2 (Addendum No. 1)

APPENDIX ·Bl - FIRM BUILDINGS

No Buildings

Main Facilities

1 Faculty of Science (FOS) Ground Floor

First Floor

Second Floor

Third Floor & Roof

Animal House

Electrical Plant Room & Genset Room

Flammable House

Growth Chamber

2 Faculty of Integrated Science Ground Floor

First Floor

Second Floor

Third Floor & Roof

3 Science and Technology Research Ground Floor

First Floor

4 Sultan Hassanal Bolkiah Institute of Education Ground Floor (SHBIE) First Floor

Second Floor

Roof & Lift Motor Room

Rubbish Centre and Gas Cylinder Area

5 Faculty of Business, Economics and Policy Studies (FBEPS

Ground Floor

First Floor

6 Faculty of Arts and Social Science (FASS) Ground

Floor First

Floor

Second Floor


Rubbish Centre and Gas Cylinder Area 7 Academy of Brunei Studies- The Language Centre

Ground Floor (Faculty of Islamic Studies) First Floor

Second Floor


8 Institute for Leadership, Innovation and Ground Floor

Advancement (ILIA) First Floor

Second Floor

Third Floor


Pump Room, Sub Station, Chiller Yard

Rubbish Centre

9 Pengiran Anak Puteri Rashidah Sa'adatul Bolkiah Ground Floor

Institute of Health Science (Institute of Medicine) First Floor

Second Floor

Pump Room, Sub Station

Chiller Yard

incinerator

10 Pengiran Anak Puteri Rashidah Sa'adatul Bolkiah Institute of Health Science (Institute of Medicine) Extension

Ground Floor

First Floor

Second Floor

Third Floor

Four floor

Fifth floor

11 Central Lecture Theatre Ground Floor

First Floor & Roof Level

Section 4 - Scope of Works and Services SW/81/2 of 2 (Addendum No. 1)

No Buildings

Main Facilities

12 Student Staff Centre Lower Ground Floor

Upper Ground Floor

First Floor,


Sub Station

Rubbish Centres

13 Student Staff Centre (Extension) Ground Floor

14 Library

Basement

Ground Floor

First Floor

Second Floor

Third Floor

Roof & Lift Motor Rooms

1 5 Information Communication Technology Centre -

Sub Lower Ground Floor

ICTC New (No 178) Lower Ground Floor

Block A & B Upper Ground Floor

First Floor

Second Floor

Third Floor

Fourth Floor


16 Administration Building - Administration Ground Floor

First Floor

Second Floor

Attic Floor and Roof

17 Administration Building - Extension

of Administration [Estate office)

Ground Floor

First Floor

Sub Station

18 Mosque Main Prayer Hall - Ground Floor

Male Ablution

Female Ablution

Minaret

Mezzanine Floor

Sub Station & Pump Room

Chiller Yard

19 Store and Maintenance Centre Central Store

Maintenance Centre

Lockable Compound

Vehicle Garage

Sub Station

20 Chancellor Hall Lower Ground Floor

Upper Ground Floor including Mezzanine Floor

First Floor

Roof

Pump Room I Water Tank Area

Chiller Yard

21 Security Main Gate Ground Floor 22 Service Tunnel Under Ground

24 Male and Female Amenities

25 Simpur café Ground Floor

General

The Contractor shall perform the Works and Services in accordance

with the requirements of the specifications detailed hereunder a n d the appendices

herewith. Any deviations to these specifications without prior written approval from the

Client's Representative may result in the Contractor to repeat and make good the job

without any compensation from the Client.

In case of conflict amongst the various documents, the following priority shall apply:

. Scope of Work and Services

B).Specification &Facilities Data Locally and internationally recognized Industry Standards

Any contradiction to any of these specifications and/or between specifications shall be

brought to the attention of the Client's Representative, prior to execution of such affected

Works, whose decision shall be final.

From time to time, depending on the Work and location, it may be considered

economical to deviate from the specifications specified in Clause 1 herein, and the

Contractor shall obtain the prior approval and agreement of the Client's Representative

for such d e v i a t i o n s . Any unauthorized deviations will not be accepted by the Client.

The Client shall have the right to update any of these specifications as and when the

Client considers it necessary. The Contractor shall ensure that all Work is performed in

accordance with the most recent revision of each specification.

The Contractor shall be deemed to have inspected and examined all premises to

understand and satisfy themselves of the requirements set forth in the Contract.

Health, Safety, Security and Environment

The contractor shall familiarize and perform all the works in compliance with the local

industry recognized standards for Health, Safety, Security and Environment and shall

adhere to the requirements and regulations of relevant local authorities.

Health and Safety

Contractor shall ensure that HSSE requirements, policies and local regulations are strictly

adhered at all times during the Work throughout the Contract Period.

Workers involved in the above works shall be briefed by the Contractor's Safety Officer

on prevailing HSSE strictly adhere to health and safety regulations. Where recommended

protective gloves, masks etc. shall be worn to avoid direct contact to body and inhaling of

chemicals, pesticides, fungicides, weed killers, etc. All costs incurred thereby in providing

these equipments to the workers are to be borne by the Contractor and no extra payment

shall be made for such provisions.

SPECIFICATION FOR THE MAINTENANCE OF AIR-CONDITIONING AND VENTILATION

INSTALLATIONS

General Requirements

The term 'Equipment’ mentioned below under this s e c t i o n is specific to maintenance

of Air-Conditioning a n d Ventilation installations.

The Contractor shall only employ qualified, trained, certified and experienced technicians

and mechanics in the type of work being undertaken.

All such maintenance works shall be carried out under the supervision of a competent

foreman I supervisor nominated by the Contractor.

The Contractor shall obtain prior approval from the Client's Representative on the employees

employed for such maintenance works.

The Contractor shall ensure that required level of laborer’s, technicians, mechanics

and supervisors are maintained throughout the Contract Period.

The Contractor shall notify the Client's Representative immediately without delay on

defective parts that are deemed to be hazardous and/or considered to affect the

equipment life. If the defect can be reasonably attributed to negligence or incompetence

on the part of the Contractor, the repair shall be entire at the Contractor's expense.

Where it is necessary to shut down equipment for routine maintenance this

shall be done in liaison with the Client's Representative in the place affected. This

will take the form of shutting down the equipment during the Core Service Hours at a

time it will cause least disturbance to the occupants and the operation. Occasions

where it is practical to shut down equipment only after Core Service Hours, the

Contractor shall make prior special arrangements for access and security clearance

with the Client's Representative.

The Contractor shall provide all labor, plant, tools, equipment’s , and materials etc. for

carrying out the maintenance works.

Where stand-by units are installed, such units shall be changed over each month or as

recommended by manufacturer in order that the stand by unit becomes the duty unit and

its operating performance can be checked. This wi l l a lso ensure that all p lan items

a re subjected to equal working times.

The following information is to be recorded every three months for each air-conditioned

area and the result submitted to the Client's Representative:-

Dry bulb temperature

Wet bulb temperature

Relative humidity

Service reports shall be submitted to the Client's Representative within two working

days of a service being carried out. The service report is to show full detail of the service

and is to state the exact condition of the equipment inspected. Any defects found during

the inspection are to be clearly described on the service report.

The Contractor shall provide 24/7 Emergency Response Team (ERT) in the case of

emergency.

Maintenance Works Schedule

The following schedules are to be considered as minimum requirements and in

performing the following works manufacturer's recommendation shall be strictly

adhered. All materials required for the maintenance activities, including but not

limited to, grease, oils, belts, filters, refrigerants etc. and all necessary works shall

be deemed inclusive of the respective rates for the maintenance activity under their

category. No additional claims or whatsoever will be entertained for such materials.

Equipment Maintenance Works Category of

Maintenance

Works

Frequency

Air Handling Belts

D

Units (AHU) Proper belt tensioning is required

to

ensure maximum bearing and drive

Monthly

Monthly

component life and is based on fan brake horsepower required. Belts would

reach their permanent stretch after 48 hours of operation. Belt tensions shall be

measured in accordance with manufacturer's recommendation.

Readjust the belts but care must be taken not to over-tight it.

Observation

Observe the unit weekly for any change

in running condition and any unusual

noise. All such observations shall be

reported to the Client's Representative

in a format agreed prior to the

Commencement of Full Operations.

B Weekly

Enclosure and Access Doors

Inspect the enclosing cabinet, isolators

and supporting structures. Tighten loose

bolts and fasteners. Ensure that access

door gaskets are effective.

D

Monthly


Maintenance

Works

Frequency

Filters

Check air filters. Clean or replace if clogged

or dirty. Coat permanent filters with oil after cleaning.

Change bag filters when pressure drop is 1-inch

W.G.

Throwaway filters - Replace throwaway filters

and install new filters with the directional arrows

pointing in direction of airflow.

Permanent filters - Clean permanent filters by

washing under a stream of water to remove dirt

and lint.

Remove oil filter (aluminum or grease filter) with

a wash of mild alkali solution. Rinse in a clean,

hot water and allow to dry. Coat both sides of

the filter by immersing or spraying it with Air

Maze Filter Late W or equivalent. Allow to drain

and dry for about 12 hours.

Cost of changing such filters (both

permanent/bag filters) during

maintenance activities shall be deemed

inclusive of the corresponding rates for the

periodic maintenance.

D

Monthly

Coils

Inspect for leads and corrosion. Repair or replace

as required. Check for dirty coils. Clean as

required; wash or blow clean with inert gas or

compressed a i r .

Steam, hot water and chilled water coils should

be kept clean to maintain maximum

performance. If fins become dirty, clean with

steam and detergent , hot water spray and

detergent, or one of the commercially available

chemical coil cleaners. Rinse coils thoroughly

after cleaning.

Refrigerant coils should be kept clean to

D

Monthly

Equipment

Maintenance Works Category of

Maintenance

Works

Frequency

maintain maximum performance. If fins become

dirty, clean with cold water and detergent or one

of the commercially available chemicals coil

cleaners. Rinse thoroughly after cleaning. Never

use steam or hot water to clean a refrigerant coil.

Dangerous pressures may be built up by

improper application of heat resulting in

equipment damage or personal injury.

Drain Pan

Clean condensate drain pan, drain connection

and piping. Brush or blow drain lines clean.

D

Monthly

Fans

Fan bearings are permanently sealed and

lubricated as such do not attempt to lubricate

bearings. However, check for unusual noise,

high temperatures or vibration; check for

tightness of fasteners (nuts, machine screws, set

screws, shaft collars, etc.) and tighten as

required.

Inspect fan blades (or fan wheel) for build-up of

dirt or scale, use soft brush or clean rags to

loosen or remove dirt, and flush surfaces with

clean water. Inspect components and repair or

replace as required. This includes repairing

defects in protective coatings. If work performed

on fan wheel, check balance and rebalance as

required.

Fan motors should be checked for vibration or

temperature.

D

Monthly

Dampers

Inspect damper assemblies, and report all

discrepancies to Client’s Representative.

Inspection shall include the following:-

1 Verify damper position relative to facility mode of operation. Adjust position indication switches as required.

D

Monthly


Maintenance

Works

Frequency

2 Exercise dampers to verify free operation;

repair or adjusted as required.

3 Inspect seals and seal contacting surfaces for

full contact; adjust seals and/or repair

seals and sea l contacting surfaces as

required.

4 Wipe clean damper operator and

connecting linkages; apply a l i g h t coat

of oil.

Clean and inspect bearings; lubricate and

adjust bearings as required.

Operating Valves

Verify valve position relative to facility mode

of operation. Adjust position indication

switches as required. Clean rods on valve

operator and apply a light coat of protective

oil. Inspect seals; Inspect and tighten

packing as required.

D

Monthly

All Valves

Exercise all valves and perform routine

maintenance, and report all discrepancies to

Client's Representative. Grease stems on

OS&Y valves as applicable. Inspect packing

gland and tighten as necessary. Verify correct

position and operation. Check for leaking

seals.

D

Monthly

Any other manufacturer's recommendation D Monthly

Check Greasing on fan and motor.

Follow manufacturer’s recommendation for

lubrication (if necessary).

D Monthly

Align fan and motor sheaves (pulley).

Tighten sheaves setscrews to the proper

torque. D Monthly

Check and adjust fan belt tension D Monthly

Tighten electrical connections D Monthly

Inspect coils for dirt build-up or coil freeze

up D Monthly

Condensation on Units

Check for any condensation on unit and

ensure the fan is in operation. If fan

cycling is used, check the water flow

control valve which shuts-off the water

when fan stops.

D

Monthly

Fan Coil

Units Coil

Remove return-air grille access panel and

brush between coil fins with stiff wire brush.

Follow-up by cleaning with

D

Monthly


Maintenance

Works

Frequency

vacuum cleaner. If the coil is cleaned with air

hose and nozzle, take care not to drive dirt

and dust into other components.

Coll Air-Vent

In manual coil air-vent systems turn vent

cap clockwise (closed) while filling system;

turn counter clockwise (open) to vent air.

Tighten clockwise after venting.

In automatic systems turn vent cap slightly

counter clockwise until water leaks at about

10 drops per minute. Leak will stop within

one-half minute

D

Monthly

Drain

Check drain pan, drain line and trap at start of each

cooling season. A standard pipe cleaner for

%-inch internal diameter can be used to

ensure that pipe is clear of obstruction so that

condensate is carried away. Check the

drain line at filter cleaning time during the

cooling season. Be sure that debris has not

fallen into unit through supply-air grille.

D

Monthly

Fan Motor Bearings

Lock open and tag unit electoral service switch.

Standard motors are permanently sealed and

lubricated. No lubrication is required unless

special motors have been supplied or unusual

operating conditions exist. Check for leaks

D

Monthly

Fan Wheel

Lock open and tag unit electrical switch. For

access to fan assembly, remove front or

bottom panel. Fan assembly may be

removed from its tracks if unit has a long

conduit lead. Use a stiff brush or vacuum to

remove dirt and debris from scroll. Wipe all

fan surfaces with a damp cloth.

D

Monthly

Electric Heater

Lock open and taq unit electrical switch.

D

Monthly


Maintenance

Works

frequency

Remove dust, dirt, or foreign material before

start-up. Do not block normal airflow to and

from units; blockage may damage electric

heaters. Clean heater elements with soft brush

or vacuum cleaner as necessary. To replace

blown fusible links (nichrome heaters only):

a. Remove fan deck (horizontal units only)

for access to heater.

b. Remove nut securing link at each end; install

new link; reinstall nuts.

c. Reinstall fan deck (if removed).

Clean or Replace Air Filters (as

necessary)

Lock open and tag unit electrical service switch.

Replace throwaway filter or clean permanent

filter.

THROWAWAY FlLTER - Replace filter with a

good quality filter of the size recommended by

the manufacturer. Do not attempt to clean and

reuse d i s p o s a b l e filters.

PERMANENT FILTER (FIBERGLASS TYPE)

1. Tap on solid surface to dislodge heavy

particles.

2. Wash in hot water. If needed, use mild solution

of commercial solvent such as sol soda or

trisodium phosphate.

3. Set filter on end so that water drains out

through slots in frame. Allow filter to dry

thoroughly.

4. Recharge filter with Film-Cor or similar

recharging oil. Three ounces is sufficient for

medium size filter. Oil may be applied by insect

spray gun. For easier spraying, the oil can be

warmed. If the filter is dipped in the recharging

oil, remove it immediately and allow draining

through slots in frame.

1. Replace filter in unit.

If another type of filter is used, follow the filter

manufacturer's instructions.

D

Monthly

Variable Air Ensure all the set-points are appropriate G Quarterly


Maintenance

Works

Frequency

Volume

(VAV)

Ensure electrical connections are intact G Quarterly

Any other manufacturer's recommendation G Quarterly

Variable

Refrigerant

Flow (VRF) and

Variable

Refrigerant

Volume

(VRV) System

indoor units

Ensure

the

clean

Indoor Cassette units are D Monthly

Remove the filters and clean thoroughly

and replace.

D Monthly

Clean drain outlets; brush or blow down

drain lines

D Monthly

Ensure the all fixings, bolts, screws etc. of

the indoor cassettes are intact

D Monthly

Ensure all the set-points are appropriate D Monthly

Ensure electrical connections are intact D Monthly

Check for any refrigerant leaks D Monthly

While servicing the ducted units ensure the

access is back in position firmly.

D Monthly

Replace filters

Variable

Refrigerant

Flow (VRF) and

Variable

Refrigerant

Volume (VRV) System

- Outdoor

Units

Compressors

1. Check for refrigerant leakage and

top-up as necessary.

2. Check oil level in sight glass. If low top-

up as necessary and record amount

used.

3. Leak test all joints with leak industry standard test lamp

4. Check for vibration and security of all

components (including compressor

holding down bolts).

5. Visually check alignment of pipes

6. Check capillaries, for rubbing damage, etc.

7. Checking operation of crankcase

heaters

8. Check compressor operation, take

pressure and temperature readings

9. Take and record motor amps

10. Random check of electrical

connections and contactor

operations

1 1. Inspect site glass for moisture and

record if not dry.

12. Visual check driers

13. VRF units operate with active oil

management system and if any oil

shortage is detected in any

D

Monthly


Maintenance

Works

Frequency

compressor, oil can be transferred

automatically from a compressor in

another outdoor unit. Contractor shall

ensure the connections of such

balancing pipe between outdoor units

for uniform oil level.

14. Clean the air-filter and vacuum as

necessary. Ensure all such dirt or

foreign particles do not enter the

other systems.

15. Check drain pipes for cleanliness

16. Any other maintenance works recommended by manufacturer

D Monthly

Fan

1 • Check for smooth operation and if

there is any noise report to the

Superintending Officer and

recommend further ac t ion .

2. Open the grille in accordance to

manufacturer's recommendation.

3. Clean the fan for settlement of dust or

foreign particles.

4. Check the DC fan motor for its smooth

operation.

D Monthly

Electrical Connections

1. Check of electrical connections for

damage and secure re-tighten as

necessary or report

2. Check control operation

3. Check for noisy contactors 4. Check timer and change over relays

and overloads and record settinqs.

D

Monthly

Any other manufacturer's recommended

monthly maintenance D Monthly

Compressors

1. Check suction superheat and record

readings On open drive

compressors check security of

couplings pulleys and belts, etc.

G Quarterly

Any other manufacturer recommended

quarterly maintenance G Quarterly

Ensure the Indoor units are clean D Monthly


Maintenance

Works

Frequency

Split-Type

Air

Conditioning

Units (Indoor

Units)/Ceiling

Mounted

Cassette Type


and replace.

D Monthly

Clean drain outlets; brush or blow down

drain lines

D Monthly

Ensure that all fixings, bolts, screws etc. of

the indoor cassettes are intact

D Monthly

Ensure all the set-points are appropriate D Monthly

Ensure electrical connections are intact D Monthly

Check for any refrigerant leaks D Monthly

Any other manufacturer's

recommendation

D Monthly

Split-Type

Air

Conditioning

Units (Outdoor

Units)

Compressors

l Check for refrigerant leakage and top-

up as necessary.

2 Check oil level in sight glass. If low top

up as necessary and record amount

used. 3 Leak test all joints with industry

standard leak test lamp.

4 Check for vibration and security of all

components (including compressor

holding down bolts).

5 Visually check alignment of pipes

6 Check capillaries, for rubbing damage,

etc.

7 Checking operation of crankcase

heaters.

8 Check compressor operation, take

pressure and temperature readings

9 Take and record motor amps.

10 Random check of electrical

connections and contactor operations.

1 1 Inspect site glass for moisture and record

if not dry.

12 Visual check driers.

13 Check for oil shortage and add as

D

Monthly


Maintenance

Works

Frequency

necessary in accordance to

manufacturer's recommendation.

14 Clean the air-filter and vacuum as

necessary. Ensure all such dirt or

foreign particles do not enter the other

systems.

15 Check drain pipes for cleanliness

16 Any other maintenance works

recommended by manufacturer

Check the impeller for build-up of material

or dirt which may cause an imbalance

with resulting undue wear on bearings

and belt drives. Clean as per

manufacturer's recommendation as

required.

D Monthly

Inspection of the rotating assembly must

be made to detect any indication of

weakening of the rotor because of

corrosion, erosion, or metal fatigue.

D Monthly

Any other

recommendation

manufacturer's

D Monthly

Split type Air-

Conditioning

System

(Standing

Type)

Isolate the unit

disconnect.

electrically and

D Monthly

Coil fins to be straightened by a fin comb. D Monthly

Chassis base, compressor and fan

mounting to be examine for rust or

deterioration. Affected area to be wire

brush and treated with bituminous paint or

other corrosion inhibitor.

D Monthly

Check the fans are located on the shaft

correctly and are secured.

D Monthly

Fans shaft to be cleared and greased. D Monthly

Test the fan motor insulation resistance

using a Mega Ohmmeter and record

value on the service report.

D Monthly

Test the compressor motor winding

insulation resistance of both start and run

D Monthly


Maintenance

Works

Frequency

winding using a Mega Ohmmeter and

record value on the service report.

Check the drainage channels from the

evaporator section are clear.

D Monthly

Leak detects with halide or electronic leak

detector all refrigerant pipe work on the

unit. Report any leaks immediately to

Client's Representative.

D Monthly

Startup unit and record both the starting

and running current draw and record

these on the service record. Compare

values with manufacturer's data - note

any difference greater than 10%.

D Monthly

Filter and front cover to be washed and

dried thoroughly.

D Monthly

Check fan speed control at all speeds if

fitted for correct operation.

D Monthly

Check ventilation control for correct

operation.

D Monthly

Manually adjust thermostat to check

operation and readjusted to original

setting.

D Monthly

Check and record 'air on' and 'air off'

temperatures across condenser and

evaporator and record.

D Monthly

Where internal drains pans and hoses are

fitted, these are to be thoroughly washed

and hoses f lushed through with soapy

water. Ensure the drain pan is securely

fixed.

D Monthly

Any objects restricting airflow are to be

removed.

D Monthly

Any other defects are to be noted on the

service report.

D Monthly

Empty reservoir in regular basis. D Monthly

Portable Air-

Conditioning

System

Isolate the unit electrically and

disconnect.

D Monthly


Chassis base, compressor and fan

mounting to be examine for rust or

deterioration. Affected area to be wire

D Monthly


Maintenance

Works

Frequency

brush and treated with bituminous paint or

other corrosion inhibitor.


correctly and are secured.

D Monthly


Test the fan motor insulation resistance

using a Mega Ohmmeter and record value

on the service report.

D Monthly

Test the compressor motor winding

insulation resistance of both start and run

winding using a Mega Ohmmeter and

record value on the service report.

D Monthly


evaporator section are clear.

D Monthly


detector all refrigerant pipe work on the

unit. Report any leaks immediately to

Client's Representative.

D Monthly

Startup unit and record both the starting and

running current draw and record these on

the service record. Compare values with

manufacturer's data - note any difference

greater than 10%.

D Monthly


dried thoroughly.

D Monthly



D Monthly

Check ventilation control for correct operation.

D Monthly

Manually adjust thermostat to check all

operation origin and readjusted setting.

D Monthly




D Monthly


fitted, these are to be thoroughly washed and

hoses flushed through with soapy water.

Ensure the drain pan is securely fixed.

D Monthly

Any objects restricting airflow are to be D Monthly


Maintenance

Works

Frequency

removed.


service report.

D Monthly

Empty reservoir in regular basis. D Monthly

Precision Air-

Conditioning

System

Check that the room values shown by the

control are accurate

D Monthly

Check the refrigerant load; make sure

that there are no more than a few bubbles

in the flow sight glass on the

refrigerant circuit

D Monthly

Check that the temperature and noise

emitted by the compressor and the fan

are normal

D Monthly

Check the air filter; clean or replace it if it

triggers the dirty filter alarm. Cost of such

filter replacements are deemed inclusive

of the rates for the respective

maintenance activity.

While cleaning the air filter, remove and

inspect the filter cartridge (whenever

there is a blocked filter alarm) . Tap the

filter to remove large particles of dust and

then clean with a vacuum cleaner. If the

filter is blocked, replace it with an

equivalent model filter.

D Monthly

Check the power supply voltage D Monthly

Check that the damper can move freely

and that the neoprene rubber a r o u n d

the edge of the damper gives a t i g h t

seal.

D Monthly

Check that the noise made by the unit is

normal

D Monthly


recommendation

D Monthly

Check that evaporation and condensation

pressures (or saturated temperatures) are

normal

D

Monthly

Check the correct flow of condensation

water to the drain

D

Monthly

Check whether the MRA condenser is


Maintenance

Works

Frequency

dirty, removing any obstructing materials

(leaves, paper, etc.) with a jet compressed air

or water

D

Monthly

Check that all terminal connections are tight

D

Monthly

Any other recommendation

manufacturer's D Monthly

Check and note the set values of the

regulation and safety devices in accordance

with manufacturer's recommendation.

D Monthly

Any other recommendation manufacturer's D Monthly

Room Air-

conditioning

(RAC)

Isolate the electrically and unit disconnect. D Monthly

Remove Chassis from cabinet. D Monthly


Chassis base, compressor and fan mounting

to be examine for rust or deterioration.

Affected area to be wire brush and treated with

bituminous paint or other corrosion inhibitor.

D Monthly


correctly and are secured. D Monthly


Test the fan motor insulation resistance using

a Mega Ohmmeter and record value on the

service report.

D Monthly

Test the compressor motor winding insulation

resistance of both start and run winding using

a Mega Ohmmeter and record value on the

service report.

D Monthly


evaporator section is clear. D Monthly


detector all refrigerant pipe work on the unit.

Report any leaks immediately to

S.O.

D Monthly

Reinstall chassis in the cabinet, replacing any

missing screws or nuts and bolts and

reconnect electrically.

D Monthly

Startup unit and record both the starting and

running current draw and record these on the

service record. Compare values with

manufacturer's data - note any difference

meter than 10%.

D Monthly

Equipment Maintenance Works Category

of

Maintenan

ce

Works

Frequency


dried thoroughly.

D Monthly



D Monthly

Check ventilation control

operation.

for correct D Monthly

Manually adjust thermostat

operation and readjusted

setting.

to

to

check

original

D Monthly




D Monthly


fitted, these are to be thoroughly washed and

hoses flushed through with soapy water.

Ensure the drain pan is securely fixed.

D Monthly

Any objects restricting airflow are to be

removed.

D Monthly


service report.

D Monthly

Chilled

Water

Condensing

Units

Check all set-points for proper setting and

function.

D Monthly

Check all refrigerant joints and valves for

refrigerant leaks using industry standard

leak detectors. Add refrigerant as required.

D Monthly

Top-up with refrigerant if necessary. D Monthly

Check sight glass for moisture. D Monthly

Check all electrical connections for tightness, tighten as necessary.

D Monthly

Check electrical panels and controls for sign

of overheating, arcing and mechanical

damage and make necessary remedial works.

D Monthly

Check timer and change over relays and

record times

D Monthly

Check electrical panels for any dust and

dirt, which may have accumulated in the

control panel.

D Monthly

Equipment

Maintenance Works Category of

Maintenance

Works

Frequency

Contacts Spray contacts with contactor cleaner

D Monthly

Check and clean chilled water strainers D Monthly

. Check chilled water flow switch operation D Monthly

Assess proper water condenser evaporator

and flow in D Monthly

Check condenser fan operation and inspect pump seal

D Monthly

Check pressure in refrigerant circuits Check and fill chilled water loop with water or brine, if necessary. Check for proper antifreeze concentration &

corrosion inhibitor in chilled water loop

Check and test the cooler heater

circuit, if equipped

Check calibration of all transducers

each circuit. Check accuracy of all

thermistors

Check cooler approach {Cooler

Leaving Water Temperature -

Saturated Suction Temperature)

check pressure drop across filter driers, replace/clean as necessary

Perform the normal start up procedure.

Document system condition and further service needs Check condenser coils for debris, clean as necessary with approved coil cleaner

Check condenser coil fins, clean

and vacuum as necessary

Environment is within manufacturer-

specified operating conditions, including

but not limited to the operating

climate and clearances

Document any environmental

noncompliance issues and rec ommend appropriate action as necessary

Any other updated maintenance

recommendations by manufacturer


recommendation

D

Monthly

Conduct vibration analysis: Check all alignments to specifications. Check a l l seals. Lubricate where necessary G Quarterly


Maintenance

Works

Frequency

Check Motor amperage should not

exceed manufacturer's specification. D Monthly

Perform analysis on oil and filter. Change if

necessary. Check oil pump and seals Check

oil heater and thermostat

D Monthly

Check for condenser and evaporator

tube corrosion and clean as needed.

Indications include: poor water quality,

excessive fouling, and age of chillers.

Eddy current testing may be done to

assess tube condition.

D Monthly


recommendation D Monthly

Chilled

Water

Pumps

Checking for smooth operation of the pumps

D Monthly

Check all set-points for proper setting and

function D Monthly

monitor the meter on the system make-

up water inlet D Monthly

Check and verify the operating

parameters of valve chatters D Monthly



Ensure that all bearings are lubricated

according to manufacturer's

recommendations.

D Monthly

Clean motor vents as necessary D Monthly

Check couplings and pulleys for secure

fixing and wear D Monthly

Check packing for wear and repack as

necessary. Consider replacing packing

with mechanical seals.

D Monthly

Check for mechanical seals for leakage

that exceeds the manufacturer's

specifications. Replace if necessary. D Monthly

Check pump and pipe works for anti-

vibration connections, insulation and

brackets to be checked visually for

damage

D Monthly

Make-up tank to be checked for correct

level (i.e. 1/3rd of the height of tank)

Check and secure all pump mountings. D Monthly



Test the efficiency of pumps and

compare it to previous benchmarking data D Monthly


Maintenance

Works

Frequency

Inspect bearings and drive belts for wear.

Adjust, repair, or replace as necessary. D Monthly

Inspect expansion tanks to make sure

that the capacity is acceptance

adequate they function and that

properly

D Monthly

Check the condition of the motor through temperature or vibration analysis.

D Monthly

Propeller

Do not attempt any maintenance on a

D Monthly

fan unless the electrical supply has been

Wall locked out or tagged out and the

Mounted impeller has been secured.

Exhaust Fans,

Duct Check for smooth running. Ensure there is

Mounted no noise generated. Check the fan and

Exhaust Fans impeller for unusual accumulation. Clean

as per manufacturer's recommendation

as required.

Check the impeller for build-up of material

or dirt which may cause an imbalance

with resulting undue wear on bearings

and belt drives. Clean as per

manufacturer's recommendation as

required.

D Monthly

Inspection of the rotating assembly must

be made to detect any indication of

weakening of the rotor because of

corrosion, erosion, or metal fatigue.

D Monthly

Any other manufacturer's recommendation

D Monthly

Where applicable check belt tensions

and change worn-out belts D Monthly

Air Curtains. Ensure all the units are clean and free

from dust. D Monthly


and replace. Replace filter if necessary. D Monthly

Ensure the all fixings, bolts, screws etc.

of the units are intact. D Monthly

Ensure all the set-points are appropriate. D Monthly


Maintenance

Works

Frequency

Ensure electrical connections are intact. D Monthly



Ductworks Visually inspect for leaks, repair and

report D Monthly

Visually inspect external insulation for

damage and looseness D Monthly

All vapour seals shall be inspected for damage and repair

D Monthly

Flexible connections to be checked for security and damage

D Monthly

Diffusers and grills to be cleaned by soft brush or vacuum

D Monthly

Internal insulation to be visually inspected for looseness and damage

D Monthly

Vacuum clean ductwork where possible D Monthly

Wash all return and supply grilles and

diffusers with mild non-abrasive cleaner .

Do not dirty walls or ceiling whilst cleaning

grilles and diffusers.

D Monthly

2.5.2 GUIDELINES FOR MINIMUM REQUIRED FREQUENCIES

Work Area Frequency I Requirement

Air Handling Units In accordance with the

maintenance schedule above and

Schedule of Prices Bill of quantity-

Maintenance of Air- Conditioning

and Ventilation Installations.

Refer to Maintenance

Works Schedule in item

above

Fan Coil Units In accordance with the




and Ventilation Installations..



above

Variable Air

Volume (VAV)

In accordance with the




and Ventilation Installations.



above

Work Area Frequency / Requirement

Variable Refrigerant

Flow (VRF) and


Volume (VRV)

System indoor units


maintenance schedule above

and Schedule of Prices Bill of

quantity- Maintenance of Air-

Conditioning and Ventilation

Installations.

Refer to Maintenance Works

Schedule in item above


Flow (VRF) and


Volume (VRV)

System indoor units






Installations.



Split-Type Air-

Conditioning Units

(Indoor Units)






Installations.



Split-Type Air-

Conditioning Units/

(Outdoor Units)






Installations.



Split-Type Air-

Conditioning Units

(Standing)






Installations.



Portable Air-

Conditioning In accordance with the





Installations.



Work Area Frequency I Requirement

Precision Air-

Conditioning






Installations.



Room Air-

Conditioning






Installations.



Air-Cooled

Condensing Units In accordance with the





Installations.



Chilled Water

pumps






Installations.



Propeller Wall

Mounted Exhaust

Fans, Duct

Mounted Axial

Exhaust Fans,






Installations.



Air Curtains In accordance with the





Installations.



Work Area Frequency / Requirement

Duct Works

(including all

types of

diffusers,

weather louvers,

Return Air Grilles)






Installations.



introduction (contract management) 1. general

Documents