“Develop a systems manual
that provides future operating staff the information needed to
understand and optimally operate the commissioned systems.”
of a systems manual (previously called a re-commissioning management
manual) in LEED terminology is similar to that of a car owner’s
manual. The manual is meant to inform building staff, current or future
service contractors, as well as occupants and users as to the basis for
operating and maintaining a building’s systems. It is intended to
be useful in the day-to-day operations of a facility. It also forms the
basis of transferring important building information from one party to
a systems manual that provides future operating staff the information
needed to understand and optimally operate the commissioned systems.
a Systems Manual in addition to the O&M Manuals submitted by the
Contractor. The Systems Manual generally focuses on operating, rather
than maintaining the equipment, particularly the interactions between
equipment. The Systems Manual shall include the following for each
# Final version of the BOD
# System single line diagrams
# As-built sequences of
operations, control drawings and original set points
# Operating instructions for
integrated building systems
# Recommended schedule of
maintenance requirements and frequency, if not already included in the
project O&M manuals
# Recommended schedule for
retesting of commissioned systems with blank test forms from the
original Commissioning Plan
# Recommend schedule for
calibrating sensors and actuators
for collating the systems manual should be clearly specified in contract
documents. For example, the CxA would be responsible for compiling the
manual form the information provided by the project team, particularly
Building Log Book
Similar in concept to the Systems Manual the Building Log Book is a
requirement of Part L2 of the UK building regulations.
requires the CxA to verify that the requirements for training of
operating personnel and building occupants are completed. Based on the
particular project, the CxA document that the training was completed
according to the contract documents. To ensure proper training at the
systems level we recommend:
# The Owner plans ahead and makes available the staff that will operate the building.
#The design team ensures that contract documents make clear the extent of training to be provided, by whom, and at what stage in the construction phase.
# Contractors are aware of their responsibilities in providing reasonably comprehensive training for operating staff.
# Training is provided on a schedule agreed bt the project team.