Section Cover Page
Section 26 01 11
Electrical Operation and
Maintenance Manual
2010-11-01
Use this section to specify specific requirements for electrical operation and maintenance manuals
where the Contractor will be responsible for preparing the Operation and Maintenance manuals. This is
the normal situation when the full Facility Start-Up program is not used.
Where the Consultant will be responsible for preparing the Operation and Maintenance Manuals use
Section 26 01 10.
This Master Specification Section contains:
.1
This Cover Sheet
.2
Reference Documents
.3
Specification Section Text:
1.
2.
3.
4.
5.
6.
7.
8.
9.
10.
11.
Intent
Related Requirements
Forms
Manual System Categories
Sub-System Divisions
Operations Section
System Operating Instructions
System Schematics
Equipment Identification
Maintenance Section
Contract Documentation and Standards Section
BMS Basic Master Specification
Alberta Infrastructure
Master Specification System
Page 0
Data Sheet - Reference Documents
2010-11-01
Section 26 01 11
Electrical Operation and
Maintenance Manual
Forms
.1
Proforma Contractor Start-Up Report Forms.
These facility start-up forms are available in the Alberta Infrastructure, Technical Resource Centre.
END OF DATA SHEET
BMS Basic Master Specification
Alberta Infrastructure
Master Specification System
Page 01
Section 26 01 11
Electrical Operation and
Maintenance Manual
Page 1
Plan No:
Project ID:
1.
INTENT
.1
2.
Contractor shall obtain all specified operation and maintenance data. Using this data,
Contractor shall prepare and submit operation and maintenance manuals as specified.
RELATED REQUIREMENTS
.1
3.
Comply with requirements of Operation and Maintenance Data and Manual requirements
specified in Division 01.
FORMS
.1
4.
Obtain a current list of Alberta Infrastructure Equipment Identification Forms from the
Minister. Use these forms in presenting Operation and Maintenance Data.
MANUAL SYSTEM CATEGORIES
.1
Organize manual into the following major system categories:
.1
.2
.3
.4
.5
.2
5.
PDS - Power Distribution System
CAS - Communication and Security Systems
LTG - Lighting Systems
FSS - Fire Safety Systems
SPS - Special Systems
Provide master divider tabs and index for each major system category, with white tabs,
75 mm in length.
SUB-SYSTEM DIVISIONS
.1
Divide major system categories into subsystems as follows:
.1
PDS - Power Distribution System:
.1
.2
.3
.4
.2
CAS - Communication and Security Systems:
.1
.2
.3
.4
.5
2010-11-01 BMS Version
High Voltage Systems (Above 750 Volts)
Low Voltage Systems (Below 750 Volts)
Emergency Systems
Motor Control Systems
Public Address System
Card Access/Security System
Closed Circuit Television System
Intercom System
Nurse Call System
Section 26 01 11
Electrical Operation and
Maintenance Manual
Page 2
Plan No:
Project ID:
.6
.7
.8
.9
.10
.11
.12
.13
.3
LTG - Lighting Systems:
.1
.2
.3
.4
2010-11-01 BMS Version
Operations Section
Maintenance Section
Contract Documentation Section
Standards Section
Provide an index and divider for each subsystem and section, colour coded as follows:
.1
.2
.3
.4
.5
.4
Isolated Power Systems
Uninterrupted Power Supplies
Other Systems
Organize each sub-system into the following sections:
.1
.2
.3
.4
.3
Fire Alarm System
Emergency Voice Communication System
SPS - Special Systems:
.1
.2
.3
.2
Interior Lighting
Exterior Lighting
Lighting Control
FSS - Fire Safety Systems:
.1
.2
.5
Programmable Clock System
Telephone System
Cable Television System
Pocket Paging System
Mobile Radio System
Doctor's Register System
Dictation System
Sound Masking System
PDS Subsystems - Blue
CAS Subsystems - Green
LTG Subsystems - Yellow
FSS Subsystems - Red
SPS Subsystems - Orange
Use 45 mm tabs for each subsystem and 40 mm tabs for sections, use same colour for
section tabs as for subsystem tabs.
Section 26 01 11
Electrical Operation and
Maintenance Manual
Page 3
Plan No:
Project ID:
6.
OPERATIONS SECTION
.1
In each system or category and/or subsystem, include an operations section which
includes:
.1
.2
.3
.4
.2
System Description
System Operating Instructions
Schematic Diagrams
Equipment Data Sheets
System Descriptions: prepare descriptions which , at least, includes the following:
.1
Power Distribution System - PDS:
.1
.2
.3
.4
.5
.6
.7
.8
.2
Calculated demand in kVA of entire system and on each transformer 150
kVA and above.
Short Circuit analysis of entire system, including incoming fault level.
Protective Device Coordination study for entire system, including
emergency system.
Description of protection, transfer and metering scheme for both normal
and emergency systems supported by schematic diagrams.
Calculated system operating power factor together with method of
improvement and anticipated improvement.
Calculated demand in kVA of Emergency Power System.
Single line diagram of entire power system indicating all breaker,
switches, protective devices and instrumentation.
Calculated demand on UPS systems where installed.
Communication and Security Systems - CAS:
.1
Public Address:
.1
.2
.3
.4
.5
.6
.7
.8
.9
.10
.11
2010-11-01 BMS Version
Manufacturer and model numbers of system and all components.
System Installer.
Integral Transient and memory protection.
Nature and quantity of preamplifications inputs and space capacity
on mixer preamplifier.
Order of pertinence of inputs.
Zoning and zone control.
Power requirements of speaker zones.
Power amplifier sizes.
Speaker types, sizes and spacing.
Horn types.
Other pressing equipment eg compressors, equalizers
Section 26 01 11
Electrical Operation and
Maintenance Manual
Page 4
Plan No:
Project ID:
.12
.13
.2
Microphones
Interfaces: EVAC, telephone, security system, etc.
Security Systems:
.1
.2
.3
.4
.5
.6
.7
Manufacturer and model numbers of system and all components.
System installer.
Integral transient and memory protection.
System type and composition.
Location in building and areas served.
Function of major components.
Design Criteria:
.1
.2
.3
.4
.5
.6
.7
.3
CCTV Systems:
.1
.2
.3
.4
.5
.6
.7
.8
.9
.10
.11
.4
Manufacturer and model numbers of system and all components.
System installer.
Integral transient and memory protection.
Areas covered.
Camera and lens types.
Switcher types.
Control equipment.
Monitors.
Fibre optic equipment and cable.
Pan, tilt equipment.
Environmental equipment eg enclosures, heaters, fans etc.
Intercom Systems:
.1
.2
.3
.4
.5
.6
2010-11-01 BMS Version
Occupied space conditions.
Security risks addressed by system.
Provisions for future expansion / expanding.
Offsite reporting methodology.
Definition of any system interfaces.
Life safety/code issues. Exclude any code variances and
authorization.
Power and other system failure operation.
Manufacturer and model numbers of system and all components.
System installer.
Integral transient and memory protection.
Control exchanges as distributed.
Press to talk or open voice.
Master and submaster station types.
Section 26 01 11
Electrical Operation and
Maintenance Manual
Page 5
Plan No:
Project ID:
.7
.8
.5
Nurse Call System:
.1
.2
.3
.4
.5
.6
.7
.8
.9
.10
.11
.12
.13
.14
.15
.16
.17
.6
Manufacturer and model numbers of system and all components.
System installer.
Integral transient and memory protection.
Visual or audio-visual.
Direct-select or microprocessor; LCD, LED, video display.
Address capacity.
Master station size if applicable.
Patient stations, features.
Staff stations, solarium stations.
Duty stations.
Emergency stations - Code, staff, emergency, toilet, shower, other.
Dome lights.
Zone lights.
Peripherals:
.1
Narcotics cabinet alarm.
.2
Exit alarm.
.3
Smoke detector relay contact.
.4
Out-of-bed alarm.
.5
Physio monitor.
Other connections:
.1
Paging system.
.2
Pocket pager.
.3
Patient entertainment.
.4
Other system interfaces.
Call cords, pillow speakers and controls.
Master station features:
.1
Required.
.2
Hidden or disabled.
.3
Secondary.
Programmable Clock System:
.1
.2
.3
2010-11-01 BMS Version
Interface to telephone, paging systems.
Other functions such as group call, carry-on.
Manufacturer and model numbers of system and all components.
System installer.
Integral transient and memory protection.
Section 26 01 11
Electrical Operation and
Maintenance Manual
Page 6
Plan No:
Project ID:
.4
Master Clock:
.1
.2
.3
.4
.5
.5
Clocks:
.1
.2
.3
.6
.10
Manufacturer and model numbers of system and all components.
System installer.
Integral transient and memory protection.
PABX size; centralized or distributed.
Software package.
Required feature and function.
"Smart" telephone sets.
Secondary telephone sets.
Connections to paging, intercom, security, pocket pager, mobile
radio, etc.
Call detail recording.
Cable Television System/MATV System:
.1
.2
.3
.4
.5
.6
.7
.8
2010-11-01 BMS Version
Stop, start, reset buttons.
Pilot lights.
Clock descriptions.
Telephone System:
.1
.2
.3
.4
.5
.6
.7
.8
.9
.8
Digital or analog.
12 or 24 hour system.
Mounting.
Interval Timer Clock:
.1
.2
.3
.7
Location.
Supervisor and connection periods.
Manual control.
Daylight savings feature.
Program control points (ie control of lighting, bells,
mechanical equipment, etc.).
Manufacturer and model numbers of system and all components.
System installer.
Integral transient and memory protection.
Stations received (esp. if MATV); antenna type.
Main amplifier(s).
Secondary amplifier.
Slitters, in-line taps.
Cable type(s).
Section 26 01 11
Electrical Operation and
Maintenance Manual
Page 7
Plan No:
Project ID:
.9
.10
.9
Pocket Paging System:
.1
.2
.3
.4
.5
.6
.7
.8
.10
Manufacturer and model numbers of system and all components.
System installer.
Integral transient and memory protection.
Processor; software package; capacity.
Entry station.
Printout of messages.
Telephone interface; other interfaces.
Visual paging.
Dictation System:
.1
.2
.3
.4
.5
.6
2010-11-01 BMS Version
Manufacturer and model numbers of system and all components.
System installer.
Integral transient and memory protection.
Antenna(e).
Transmitter/base stations.
Mobile sets.
Connection(s) to other systems.
Doctor's Register:
.1
.2
.3
.4
.5
.6
.7
.8
.12
Manufacturer and model numbers of system and all components.
System installer.
Integral transient and memory protection.
Antenna(e).
Encoder.
Transmitter.
Pocket pager type(s):
.1
Tone, Tone & Voice, Silent alarm, etc.
.2
Message capacity.
Intercommunications to other systems.
Mobile Radio System:
.1
.2
.3
.4
.5
.6
.7
.11
Outlet type(s).
Distribution riser.
Manufacturer and model numbers of system and all components.
System installer.
Integral transient and memory protection.
Central bank.
Transcription stations.
Author stations; Alternate authoring stations.
Section 26 01 11
Electrical Operation and
Maintenance Manual
Page 8
Plan No:
Project ID:
.7
.8
.13
Sound Masking System:
.1
.2
.3
.4
.5
.6
.7
.8
.9
.3
Capacity of system.
Remote authoring transcriptions connections via telephone
dedicated lines; communications protocol.
Manufacturer and model numbers of system and all components.
System installer.
Integral transient and memory protection.
Pink noise generation.
Central amplifiers or self powered speakers.
Noise shaping equalizer.
Speakers, enclosures.
Speaker mounting.
Number of channels used.
Lighting Systems - LTG:
.1
Interior Lighting:
.1
Include following in description of interior lighting system:
.1
.2
.3
.4
.5
.6
.2
Exterior Lighting:
.1
Include following in description of exterior lighting:
.1
.2
.3
2010-11-01 BMS Version
Calculate and include energy consumption in Watts per
square metre.
Include any areas where ambient lighting has been
supplemented with task lighting.
On a room by room basis, anticipated design lighting
levels.
Describes all ballast and light sources/lamps used.
Include description of diffusers.
Include battery lighting units and exit lights.
Include anticipated designed lighting levels for parking
lots, roadways, etc.
Describe ballasts and light sources to be used.
Include description of diffusers and distribution pattern for
each fixture to be used.
Section 26 01 11
Electrical Operation and
Maintenance Manual
Page 9
Plan No:
Project ID:
.3
Lighting Control System:
.1
Interior Lighting:
.1
Describe method of switching. Include switching of
corridors, large general use areas and any lighting
connected to emergency or standby power.
.2
For low-voltage switching systems, include following:
.1
.2
.3
.4
.5
.6
.2
.4
Exterior Lighting:
.1
Describe method of controlling exterior lighting (ie
photocell, timelock, override switch, master switch, etc.)
.2
Include location of all control equipment.
Fire Safety Systems - FSS:
.1
Fire Alarm System:
.1
.2
.3
.4
.5
.6
.7
.8
.9
.10
.11
.12
.13
.14
2010-11-01 BMS Version
Manufacturer and model number of system.
Type of switch used.
Relay.
Interface card in panels.
Time clock/computer controlled and zone(s) of
control.
Location of any master switches and area they
control.
Manufacturer and model number of system.
General description ie single or two stage, zoned, non-coded, etc.
Interconnection to other system ie, security system, building
management system in Division 23 etc.
Fire alarm control unit.
Power supply for system.
Communicators.
Pull Stations.
Heat Detectors.
Smoke Detectors.
Signal Device - bell or speaker.
Amplifiers (if speakers used).
Door Holder.
Sprinkler flow and tamper devices.
End-of-line device.
Section 26 01 11
Electrical Operation and
Maintenance Manual
Page 10
Plan No:
Project ID:
.15
.16
.17
.2
Emergency Voice Communication System:
.1
.2
.3
.4
.5
.6
.7
.8
7.
Printers.
Floor fire alarm panel.
Integral transient and memory protection.
Manufacturer and model number of system.
Command centre.
Power supply.
Amplifiers.
Zoning and Zone Control.
Speakers - types, enclosures, power requirements.
Microphone/Telephone.
Integral transient and memory protection.
SYSTEM OPERATING INSTRUCTIONS
.1
Prepare system operating instructions, with the Manufacturers' and Suppliers bulletins as
backup. Provide the following:
.1
Power Distribution System - PDS:
.1
.2
.3
.4
.5
.6
.2
Provide an overall description of operation of power system in both
normal and emergency mode.
For high voltage systems, provide detailed instructions for system
switching, equipment isolation, discharging and grounding.
Automatic Power Factor improvement equipment detailing method of
input summation, protection, switching and size of incremental
increase/decrease in kVAR.
Protective schemes such as overcurrent, short circuit, undervoltage,
ground fault, including lock out and restraint as applicable.
Transfer schemes both normal and emergency.
Emergency power generation, including load shedding and peak shaving.
Communication and Security Systems - CAS:
.1
Public Address System:
.1
.2
.3
.4
.5
.6
.7
2010-11-01 BMS Version
Inputs and their precedence and volume controls.
Zoning and its control.
Main volume control.
Settings of processing and power equipment.
Termination, sublimation locations, schedules.
Connections to other systems; settings.
Component's names.
Section 26 01 11
Electrical Operation and
Maintenance Manual
Page 11
Plan No:
Project ID:
.8
.9
.2
Security System:
.1
.2
.3
.4
.3
.2
.3
.4
.5
.6
.7
Central exchange:
.1
Capacity.
.2
Programming of features/zones etc.
Operation of stations.
Connections to other systems (EVAC, telephone, paging).
Functions enabled, disabled (system-wide, per-station).
Terminations location(s), schedules.
Features/Options used/not used.
[
].
Nurse Call System:
.1
.2
.3
.4
.5
.6
2010-11-01 BMS Version
Camera number vs area covered.
Camera - monitor assignments.
Camera - switcher assignments.
Switcher - monitor assignments.
Dwell line, other controls.
Microprocessor control equipment, reprogramming.
Environmental enclosures; pan/tilt drives.
Labeling of cables.
[
].
Intercom System:
.1
.5
Describe in "Operator Layman" language, specific instructions for
operating and programming system and components of system.
Exact type and specific location of each device used.
Identify safety devices, detection equipment and other conditions
that must be satisfied in order for equipment to be operated.
Do not include individual passwords, access codes and similar
confidential data in O&M Manuals. Include reference to whom to
contact should this information be required.
CCTV System:
.1
.2
.3
.4
.5
.6
.7
.8
.9
.4
Features/option not used.
[
].
Operation of multi-station; disabled function
Reprogramming system for station nos, function.
Operation of all substation types.
Auxiliary contact devices attached - alarm etc.
Connections to other systems - program, paging, etc.
Terminations' locations, schedules.
Section 26 01 11
Electrical Operation and
Maintenance Manual
Page 12
Plan No:
Project ID:
.7
.8
.9
.10
.6
Capacity of system/size of system.
Zone assignments.
Features/Options, used/not used.
[
].
Programmable Clock System:
.1
Monitor Clock:
.1
.2
.3
.2
.3
Clocks.
Interval timer clock.
.1
.7
Signal source(s).
Amplifier location(s), size(s).
Outlet types.
Packet Paging System:
.1
.2
.3
.4
.5
.6
2010-11-01 BMS Version
PABX size capacity; software package.
Feature/functions enable, disabled.
Operations of "smart" telephone sets
Call detail recording.
Connections to other systems, operations.
Termination, subtermination locations, and schedules.
Features/Options, used/not used.
[
].
TV Distribution System:
.1
.2
.3
.9
Control panel.
Telephone System:
.1
.2
.3
.4
.5
.6
.7
.8
.8
Manual/automatic control.
Programming instructions.
List features used/not used.
Operation of encoder.
Operation of pocket units.
Component types.
System size/capacity.
Interconnections to other systems.
Antenna location(s).
Section 26 01 11
Electrical Operation and
Maintenance Manual
Page 13
Plan No:
Project ID:
.7
.8
.10
Mobile Radio System:
.1
.2
.3
.4
.11
Components.
Settings of filters (charts); settings of amp.
Speakers, enclosures.
[
].
Lighting Systems - LTG:
.1
.2
.3
2010-11-01 BMS Version
Central basket capacity size.
Operation of author stations.
Operation of transmission equipment.
Termination location(s) and schedules.
Features/options, used/not used.
[
].
Sound Masking System:
.1
.2
.3
.4
.3
Processor/Software/Capacity/Size.
Operation of central and remote stations.
Operations of telephone interface, if any.
Message Printout.
Visual Paging.
Features/Options, used/not used.
[
].
Dictation System:
.1
.2
.3
.4
.5
.6
.13
Operating of base station, mobile sets.
Antenna (locations).
Transmitter.
[
].
Doctor's Register:
.1
.2
.3
.4
.5
.6
.7
.12
Features/Options used/not used.
[
].
List type of lamps that can be used with ballasts provided to obtain results.
Timelock.
Photocell.
Section 26 01 11
Electrical Operation and
Maintenance Manual
Page 14
Plan No:
Project ID:
.4
Low Voltage Setting:
.1
.2
.3
.4
.5
.4
Details of systems type and composition.
Location in the building.
Function of each component.
Provisions for future expansion.
Computer controlled - specific instructions for operating and programming
system.
Fire Safety Systems - FSS:
.1
Fire Alarm System:
.1
.2
.3
.4
.5
.6
.7
.8
.9
.10
Fire alarm control unit.
Wiring class.
Zoning.
Programming instructions if microprocessor / addressable.
Supervisory zone operation.
Systems trouble.
System reset.
CRT/Printer Operation.
Communication.
First stage alarm:
.1
.2
System operation.
Auxiliary relay operation:
.1
.2
.3
.4
.5
.6
.7
.11
Second stage alarm:
.1
.2
.3
.4
2010-11-01 BMS Version
Door release.
Elevator homing.
Smoke damper operation.
Fan shutdown.
Sprinkler system.
Security system.
Fire department "alert" or "alarm".
Zone evacuation.
Automatic evacuation.
Signal silence.
Auxiliary relay operation (if different from first stage
alarm).
Section 26 01 11
Electrical Operation and
Maintenance Manual
Page 15
Plan No:
Project ID:
.2
Emergency Voice Communication System:
.1
.2
.3
.4
.5
.6
8.
Central control unit.
Zoning control.
Station operation.
Connection to other systems (paging system).
Tones / recorded messages / etc.
Volume control.
SYSTEM SCHEMATICS
.1
9.
Include all schematics that are applicable, which will assist in operation and maintenance
of system.
EQUIPMENT IDENTIFICATION
.1
Provide data for each component of the system on Alberta Infrastructure Equipment
Identification forms.
.2
The Minister will supply one reproducible copy of forms requested by the Contractor for
use on the project.
.3
The Contractor shall produce all necessary equipment identification forms not included.
.4
New forms shall contain information similar in nature to that contained in the Alberta
Infrastructure forms.
.5
The Minister will transform Consultant produced forms in the Department format and
will provide one reproducible copy to the Contractor.
.6
Equipment Identification forms are only required for Power Distribution System
equipment.
10.
MAINTENANCE SECTION
.1
2010-11-01 BMS Version
General:
.1
Summarize data for this section from Contractor supplied maintenance
submissions, supplemented by any additional appropriate data.
.2
Include maintenance as a section of each system.
Section 26 01 11
Electrical Operation and
Maintenance Manual
Page 16
Plan No:
Project ID:
.3
Organize data into sections, with divider tabs as follows:
.1
.2
.3
.4
.5
.2
Maintenance Tasks and Schedules:
.1
Organize data according to system category, with further breakdown into
individual systems as used in operations division of the manual. Provide section
index and divider tabs for each system category. Summarize maintenance tasks
from maintenance manufacturer's brochures, for each component of system in
following format:
.1
.2
.3
.4
.5
.6
.3
Provide a copy of tags and directories as specified in Contract Documents.
Maintenance Brochures:
.1
2010-11-01 BMS Version
Provide summary of suppliers and contractors for each component of the system.
List name, address and telephone number of each.
Tags and Directories:
.1
.6
Organize data according to system category, with further breakdown into
individual systems as used in operations division of manual. Provide section index
and divider tabs for each system category. Summarize maintenance tasks from
maintenance manufacturer's brochures, for each component of system.
Suppliers and Contractors List:
.1
.5
Daily
Weekly
Monthly
Semiannually
Annually
When required
Spare Parts List:
.1
.4
Maintenance Tasks and Schedules
Spare Parts
Suppliers and Contractors
Tags and Directories
Maintenance Brochures
Include copies of all manufacturers' printed maintenance brochures pertaining to
each product, equipment or system. Provide section index and divider tabs.
Maximum of twenty-five sheets or one brochure per tab.
Section 26 01 11
Electrical Operation and
Maintenance Manual
Page 17
Plan No:
Project ID:
11.
CONTRACT DOCUMENTATION AND STANDARDS SECTION
.1
Coordinate collection of data required for this section.
.2
Organize all data required by Construction Contract into sections, with divider tabs, as
follows:
.1
.2
.3
.4
.5
.6
Drawing List
Shop Drawings and Product Data
Certificates
Warranties and Bonds
Reports
Standards Division
.3
Drawing List: provide a list of all drawings required for performance of construction
contract.
.4
Shop Drawings and Product Data: provide final copies of all shop drawings and product
data required by the Contract Documents. Include section index and divider tabs.
Maximum of twenty-five sheets or one shop drawings per tab.
.5
Certifications: provide copies of contractor certifications for the performance of the
product and systems, and test reports verifying performance of products and systems.
Include section index and divider tabs with maximum of twenty-five sheets or one report
per tab. This should include, but not be limited to the following:
.1
.2
.3
.4
.5
Electrical systems inspection.
Utility company inspection.
Occupational Health and Safety inspection.
Fire Alarm Verification certificate.
[
].
.6
Warranties and Bonds: include one copy each of the Contractor's warranty,
manufacturers' warranties longer than one year, bond, and any service contract provided
by Contractor. Provide section index.
.7
Reports: include copies of all reports relating to the testing, adjusting and balancing of
equipment and systems, as required by the contract specification Sections 26 08 10.
Include section index and divider tab for each report.
.8
Standards Division: allow 25 mm binder space for standards.
END OF SECTION
2010-11-01 BMS Version