Guide M: Maintenance Engineering and Management (CIBSE ...

Guide M: Maintenance Engineering and Management (CIBSE Guide M) Publisher CIBSE Product Code GVM Number of pages 176 Publication Date 2008 ISBN 9781903287934 Details A guide for designers, maintainers, building owners and operators, and facilities managers. This guidance is intended for the benefit of all those involved in the operation and maintenance of engineering services. It is an update of the original version of this document which was published in 2000 as Guide to ownership, operation and maintenance of building services. Principal areas of revision relate to legislation that has occurred since the first edition, the impact of climate change and subsequent need to address energy use and building performance. A list of definitions has been included as section 1.2. Chapter 6 has been rewritten, based on CIBSE Guide F: Energy efficiency in buildings. Chapter 7 has been expanded to include information from CIBSE Knowledge Series KS4: Understanding controls and CIBSE Guide H: Building control systems. Chapter 10 has been developed further on O&M manuals. A more detailed consideration of risk assessment and risk management has been provided in chapter 11. Chapter 12 now contains a more comprehensive list of indicative maintenance and utilities costs. Additional information and revisions to the table of plant life expectancies in chapter 13 make it more comprehensive and useable. Chapter 16 covers the wide range of legislation applicable to building operation. The intention has been to identify current good practice and address topics of particular interest and relevance to those involved at all levels in engineering services maintenance. This includes designers, manufacturers, installers, maintainers, building owners, occupiers and operators, professional advisers and specialist providers. It is not expected that the reader will read the publication from cover to cover; rather that it will be used for reference and guidance as needs arise. Maintenance of engineering services within the UK represents an annual business value conservatively estimated at some £7 billion. Maintenance is not the most glamorous aspect of engineering and much of it is focused on preventing failure rather than creating something tangible. It is, however, becoming more analytical and numerically based, including dealing with failure probabilities, management of resources, determining redundancy within systems and minimising risk. This document is intended to bring maintenance into a sharper focus by helping building and property operators become more aware of their responsibilities and duties. It will also help services designers to appreciate their role in providing installations that are safe, economic to maintain and operate, and capable of giving satisfactory performance over their full lifespan.

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Contents 1 Introduction 1.1 Scope and structure 1.2 Definitions 2 Guidance for building services designers 2.1 Designers' responsibilities 2.2 Advising and guiding the client 2.3 Clients' requirements 2.4 Installation 2.5 Design parameters 2.6 First-year operation and maintenance requirements Appendix 2.A1: Design guide to maintainable buildings 3 Maintenance techniques and their applications 3.1 Management of maintenance 3.2 Options 3.3 Types of maintenance 3.4 Establishing a maintenance policy 3.5 Choice of maintenance strategy 3.6 Main principles of a planned maintenance system 3.7 Typical range of maintenance services Appendix 3.A1: Example maintenance policy review 4 Maintenance contracts 4.1 Contract details 4.2 Components of contract documents 4.3 Types of contract 4.4 Tender and award of maintenance contracts 4.5 Practical difficulties 4.6 Contract management Appendix 4.A1: Sample questionnaire for use at pre-qualification stage 5 Maintenance strategy and inspection frequencies 5.1 Maintenance strategy 5.2 Clients' requirements: a policy 5.3 Control of maintenance 5.4 Operating oversized plant 5.5 Plant maintenance frequencies 5.6 Inviting maintenance tenders 5.7 Adjustment of maintenance frequencies Appendix 5.A1: Statutory documentation for buildings Appendix 5.A2: Statutory regulations affecting plant services requirements 6 Energy efficiency and maintenance 6.1 Gaining an overview 6.2 Legislation and codes of practice 6.3 Investing in energy efficiency 6.4 The energy efficient brief 6.5 Renewables 6.6 Fuel selection 6.7 Combined heat and power

6.8 Metering 6.9 Lighting 6.10 Heating and hot water 6.11 Electrical power 6.12 Controls 6.13 Refrigeration systems 6.14 Energy policy 6.15 Checking energy consumption Appendix 6.A1: Energy benchmark data 7 Controls for building services 7.1 Purpose of controls 7.2 Maintenance requirements 7.3 Routine maintenance checks 7.4 Building management systems 7.5 Upgrading control systems 7.6 Need for training 8 Commissioning and testing 8.1 Commissioning management 8.2 Summary of commissioning requirements 8.3 Commissioning manager and commissioning specialist responsibilities 8.4 Documentation 8.5 Designer's checklist 8.6 System characteristics 8.7 Fine tuning 8.8 Repeat testing and commissioning 8.9 Controls and building management systems 8.10 Decommissioning and mothballing 9 Handover procedures 9.1 Preparation 9.2 Commissioning 9.3 Inspections 9.4 User training 9.5 Occupant training 9.6 Tools, spares and keys 9.7 Handover information 9.8 Equipment warranties 9.9 Sectional completion and beneficial occupation 9.10 Defects liability Appendix 9.A1: Documentation to be held by building owner/occupier at handover 10 Operation and maintenance information 10.1 The importance of o&m manuals 10.2 Health and safety file 10.3 Content 10.4 Manufacturers' literature 10.5 Computer-based information systems 10.6 Maintenance management systems 10.7 Updating 10.8 Preparation 11 Risk assessment and management procedures

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11.1 Assessing the risks 11.2 Business risks 11.3 Design and installation risks 11.4 Operation and maintenance risks 11.5 Disposal risks 11.6 Dependency modelling 11.7 System resilience 11.8 System redundancy 11.9 Supporting the business 11.10 Availability data Appendix 11.A1: Overall risk checklist Appendix 11.A2: Operational risk checklist 12 Owning and operating costs 12.1 Cost data 12.2 Benchmarking 12.3 Cost data attributes 12.4 Levels of information 12.5 Utilisation of labour 12.6 Backlog of maintenance 12.7 Data priorities 12.8 Cost predictions for new buildings and designs 12.9 Simple accounting techniques 12.10 Life cycle costs 13 Economic life factors and end of economic life 13.1 Background 13.2 Predicting future life of existing plant 13.3 Variation factors 13.4 Applications Appendix 13.A1: Indicative life expectancy factors 14 Maintenance audits 14.1 Audit document 14.2 Audit details 14.3 Scoring system 14.4 Recording comments 14.5 Audit procedure Appendix 14.A1: Maintenance audit checklist for building services 15 Condition surveys 15.1 Types and frequency 15.2 Thermal imaging 15.3 Consistency of information 15.4 Classifying priorities 15.5 Data collection 15.6 Updating information 15.7 Future developments 16 Legislation, compliance and good practice 16.1 Legislation 16.2 Requirements for inspection and testing 16.3 Sources of maintenance guidance Appendix 16.A1: Compliance requirements

17 Health and comfort 17.1 Indoor air quality 17.2 Thermal comfort influences 17.3 Air distribution systems 17.4 Modifications to existing buildings 17.5 Recommended assessment schedules 18 Training 18.1 Management 18.2 Competency 18.3 Training policy statement 18.4 Identification of training needs 18.5 Training plan 18.6 Means of provision 18.7 Environment 18.8 Certification 18.9 Evaluation 18.10 Records References