As-Built Technical Specification for building Projects
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1 As-Built Technical Specification for building Projects Document Structure For each section the following requirements will be defined: 1. Definition 2. Reason for needing information 3. Form of delivery 4. Time frame to deliver information 5. Main party responsible for data delivery 6. Where the information should reside Each of the following Data types will have their own section: 1. Drawings a. PDF b. DWG 2. Legal Documentation a. Consents i. Supporting Documents ii. Conditions iii. Compliance Schedule iv. List of Inspections v. Section 51 Form The Building Consent b. Practical Completion Document c. Code Compliance Certificate d. Certificate for Public Use e. Building Location Certificate 3. Project Team and Contact numbers 4. Schedule of Finishes 5. Certificates of Compliance 6. Producer Statements i. PS1 ii. PS2 iii. PS3 iv. PS4 7. Guarantees / Warrantees 8. Assets a. Asset Lists b. Asset Ownership 9. Planned Preventive Maintenance a. SOP where applicable 10. Operation and Maintenance Manuals a. SOP where applicable 11. Technical Specification Manual (Brochures) 12. Appendix
2 Details Section 1a) PDF Drawings A complete set of Building Drawings, preferably as built, shall be supplied in Adobe Acrobat v7.0 or higher (PDF). The PDF Drawing set should be a complete set and contain the final issue of all drawings issued during the project. Disciplines typically covered but not limited to will be; Architectural, Structural, Civil, Electrical, Hydraulic Services, Mechanical Services, Fire Protection Systems, Security Systems, etc. Christchurch International Airport Limited (CIAL) wishes to have a complete record of the construction drawings for future reference. The PDF Documents will be in Adobe Acrobat v7.0 or similar. They will be delivered on a CD/DVD or other electronic medium. All drawings are expected to be delivered no later than 3 months after Practical Completion as defined in the practical Completion Document. The Main Consultant will be responsible for the delivery of the PDF drawing set and will compile the set together obtaining all drawings from all consultants and sub-contractors. Project PDF drawing files will be files into CIAL s Document Management System for easy retrieval. 1b) CAD Drawings (either AutoCAD or MicroStation) A complete set of Building Drawings, preferably as built, shall be supplied in AutoCAD v2009 (DWG) format or higher or MicroStation V8i (DGN) format or higher. The CAD Drawings will be a complete set and contain the final issue of all drawings issued during the project along with any x- reference or reference files, base files and title blocks that are needed to display the whole drawing. Disciplines typically covered but not limited to will be; Architectural, Structural, Civil, Electrical, Hydraulic Services, Mechanical Services, Fire Protection Systems, Security Systems, etc. Christchurch International Airport wishes to have a complete CAD record of the construction drawings for future reference. This CAD information may be required for future extensions to the project. It will aid in the draughting process of those projects and may represent a significant reduction of cost in production of any drawings associated with these projects. The CAD drawings will be AutoCAD v2009 (DWG) format or higher or MicroStation V8i (DGN) format or higher. They will be delivered on a CD/DVD or other electronic medium.
3 All drawings are expected to be delivered no later than 3 months after Practical Completion as defined in the practical Completion Document. The Main Consultant will be responsible for the delivery of the CAD drawing information and will collect all relevant CAD files together from all participants involved. Project CAD information will be held within the Draughting offices data storage system. Standard base information will be updated into CIAL s CAD base file system for use in day-to-day draughting requirements.
4 2a) Consents Definition These documents represent the ability to do the construction work in the first place and key documents after the construction work is complete. Documents we should have are; Code Compliance Inspection List. Building Consent Conditions / Advice Notice from the Council. The Compliance Schedule as issued by the Council. The Building Consent Form, Section 51 of the Building Act 2004 (The actual Consent). Supporting Consent Documents that may include Consent Drawing Set and some Manufactures Information. Land Use resource Consent as issued by the Council (This document is normally sent directly to CIAL and filed into SharePoint). There is a Legal requirement that we hold onto these documents for future referral if required. A signed and dated copy of the document where a signature is required. A PDF copy of the document. Document should be presented at Practical Completion or when Council has produced the document. Main Contractor, Consultant or City Council. The form should be in section 2 of the Project Close-out Folder. A scanned copy will be kept in CIAL s Document Management System for easy retrieval. 2b) Practical Completion Certificate This should include the signed and dated document from the Main Contractor stating that the contract works have been inspected and qualified for practical completion. CIAL needs a copy of this document so it can manage Warranty time span. A signed and dated copy of the document. Main Contractor
5 The form should be in section 2 of the Project Close-out Folder. A scanned copy will be kept in CIAL s Document Management System for easy retrieval. 2c) Code Compliance Certificate This should include the Code Compliance Certificate issued by Christchurch City Council stating that the council is satisfied, on reasonable grounds that the building work complies with the building consent. CIAL needs a formal record of this document for Legal purposes. A signed and dated copy of this document. Within a reasonable time after practical completion. Christchurch City Council. The form should be in section 2 of the Project Close-out Folder. A scanned copy will be kept in CIAL s Document Management System for easy retrieval. 2d) Certificate for Public Use This should include the Certificate for Public Use issued by Christchurch City Council stating that the council is satisfied that the public can safely use the premises. CIAL needs a formal record of this document for Legal purposes. A signed and dated copy of this document. Within a reasonable time after practical completion. Christchurch City Council. The form should be in section 2 of the Project Close-out Folder. A scanned copy will be kept in CIAL s Document Management System for easy retrieval.
6 2e) Building Location Certificate This should include the Certificate issued by Christchurch City Council stating that the foundation / floor slab has been set out in accordance with the measures shown on the certificate. CIAL needs a formal record of this document for Legal purposes. A signed and dated copy of this document. Within a reasonable time after practical completion. Christchurch City Council. The form should be in section 2 of the Project Close-out Folder. A scanned copy will be kept in CIAL s Document Management System for easy retrieval.
7 3) Project Team and Contact numbers A list of all main contacts with title, company name, contact name, phone and Fax for all main personnel involved in the construction project. This includes all main contractors and subcontractors, all consultants / project management involved and a client contact. This list helps if any problems arise during Maintenance Period or if there is a need for Maintenance later on during the life cycle of the asset. A printed list. Main Consultant. The form should be in section 3 of the Project Close-out Folder. A scanned copy will be kept in CIAL s Document Management System for easy retrieval.
8 4) Schedule of finishes A list of floor and wall finished for both exterior and interior of the building. Colour, linings and coatings need to be listed. Quite often the first thing that suffers damage is the floor and wall coverings. Having quick access to colours and types makes building maintenance easier. A schedule or list. Main contractor should put together the complete list with information obtained from the subcontractor involved with the finish. The form should be in section 4 of the Project Close-out Folder. A scanned copy will be kept in CIAL s Document Management System for easy retrieval.
9 5) Certificates of Compliance These certificates are a written record of compliance of the service / object with the relevant New Zealand Standard. Certificates of Compliance are generally issued for but not limited to Electrical Compliance, Mechanical, etc. CIAL needs a formal record of this document for Legal purposes. A signed and dated copy of these documents. Sub-contractor responsible for installing the service / object. The form should be in section 5 of the Project Close-out Folder under headings for each Trade. A scanned copy will be kept in CIAL s Document Management System for easy retrieval?
10 6) Producer Statements PS1 A statement by design professionals as confirmation that the building work has been designed in accordance with certain standards and complies with the New Zealand Building code. PS2 A statement issued by design professionals who have reviewed the work of the designer as confirmation that the building work has been designed in accordance with certain standards and complies with the New Zealand Building Code. PS3 A statement issued by the contractor who has performed the building work as confirmation that the building work is in accordance with the consented plans and the Building Code. PS4 A statement issued by the design professional who has reviewed the work of the contractor as confirmation that the building work has been carried out in accordance with the consented plans and the Building Code. CIAL needs a formal record of this document for Legal purposes. A signed and dated copy of these documents. Sub-contractor / Contractor / consultant responsible for installing the service or reviewing it. The form should be in section 6 of the Project Close-out Folder under headings for each Trade / Service. A scanned copy will be kept in CIAL s Document Management System for easy retrieval?
11 7) Guarantees / Warranty These statements define the time that the object or work will be under Warranty for and are signed and dated by the representative of the contractor / sub-contractor that is responsible for the object or work. A Warranty Schedule is to be produced. This schedule should show the Practical Completion Date and a list of Trade / Items with a Warranty Period indicated from practical completion. An example is attached to the Appendixes (Appendix 1). For determining responsibility when a failure occurs. A signed and dated copy of these documents. Sub-contractor / Contractor / consultant responsible for installing the service / object or reviewing it. The form should be in section 7 of the Project Close-out Folder under headings for each Trade / Service. A scanned copy will be kept in CIAL s Document Management System for easy retrieval?
12 8a) Asset Lists A list or Schedule of Major building Assets. The schedule should contain the following information about each item; Make, Model, Serial Number and Manufacturers recommended life. CIAL need to be able to identify the Building Assets and incorporate them into our Asset Management System. A schedule or list in both printed and electronic format. The electronic format should take the form of a spread sheet with the following headings and details. Asset Description; Asset Make; Asset Model; Asset Serial Number; Asset Install Date; Asset Life in Years; Asset location; Asset Warranty Period. Meter reading at Installation Date (If Asset has a meter); Main contractor with help from the sub-contractor involved with the installation of the objects. The form should be in section 8 of the Project Close-out Folder. A scanned copy will be kept in CIAL s Document Management System for easy retrieval? An electronic copy will be kept??? 8b) Asset Ownership List Where there are Asset within the building that do not belong to CIAL a list of these assets will be needed. CIAL need to be able to identify the Building Assets that it is not responsible for. A schedule or list in both printed and electronic format. Main contractor should put together the complete list with information obtained from the subcontractor involved with the installation of the objects. The form should be in section 8 of the Project Close-out Folder. A scanned copy will be kept in CIAL s Document Management System for easy retrieval?
13 9) Planned Preventive Maintenance Many of the systems installed within the building will have standard Planned Preventive Maintenance which will need to be carried out at regular intervals. A listing of these measures will need to be supplied for each system that requires this type of Maintenance. A one page Standard Operating Procedure (SOP) should be included for any complex tasks carried out for Planned Preventive Maintenance. CIAL need to be able to identify Planned Preventive Maintenance quickly so it can add this type of Maintenance into its work schedule, thus maintaining the efficiency of systems installed. The SOP helps make sure that the Maintenance task is carried out in a correct and safe manor. A schedule or list to be supplied for each system that requires Planned Preventative Maintenance. Main contractor should put together the complete list with information obtained from the subcontractor involved with the installation of the objects. The form should be in section 9 of the Project Close-out Folder.
14 10) Operation and Maintenance Manual A comprehensive manual on the operation and maintenance of a system that has been installed. Manuals of this kind are usually associated with but not limited to the following disciplines; Mechanical Services, Electrical Services, Plumbing Services, Hydraulic Services, Fire Protection Systems, Security Systems, PA Systems, Irrigation Systems and Communications Systems. They should contain all relevant information to properly operate and maintain the system. Two copies are usually supplied. They may contain the following sections if applicable: 1. Introduction 2. Description of Systems 3. Operating Instructions 4. Planned Preventive Maintenance with SOP 5. Routine Maintenance with SOP 6. Fault Finding Procedures 7. Schedules 8. Commissioning Sheets / Data 9. Test Records A one page Standard Operating Procedure (SOP) should be included for any complex tasks carried out for Maintenance. CIAL needs to be able to properly operate and maintain any system with a building. A hard backed ring bound manual. The entire manual needs also to be supplied in Adobe Acrobat v7.0 or higher (PDF). Main Consultant for the system or service. Separate Operation and Maintenance Manual to be kept in drawing office with second copy located elsewhere. PDF copy to be kept in CIAL s Document Management System for easy retrieval?
15 11) Technical Specification Manual A set of Manufactures Information and Operating Details or Brochure associated with each System. Brochures of this kind are usually associated with but not limited to the following disciplines; Mechanical Services, Electrical Services, Plumbing Services, Hydraulic Services, Fire Protection Systems, Security Systems, PA Systems, Irrigation Systems and Communications Systems. They relate to individual pieces of equipment and are usually cumbersome to look through. They can become out-of-date easily and can be looked up on the Internet to obtain a more current copy. CIAL needs to be able to properly operate and maintain any system with a building. A hard backed ring bound manual. Main Consultant for the system or service. These Technical Specification Manuals will be stored along with the O&M Manuals in the drawing office.
16 Appendices Appendix 1 Warranty Schedule Asset Number: 286 Address: 45 Ron Guthrey Rd Tenant: Landpower MAINTENANCE AND WARRANTY ENQUIRIES: Contact Propel Infrastructure Services Phone: +64 (3) Free Phone: 0508 PROPEL ( ) propel@cial.co.nz Location: 818 Wairakei Road Postal Address: PO Box 14001, Christchurch International Airport, Christchurch 8544 Please note this is a 24/7 service. Practical Completion Date: 23 March 2012 Trade/Item Warranty Period Concrete and Carpentry Door Hardware Fire Protection Height Safety Systems Joinery Mechanical Services Painting Precast Concrete Plumbing Polished Concrete Roller Shutter Doors Site Works Spear fencing, PVC Coated Mesh and Gates Structural Steel Suspended Ceilings Tiling and Waterproofing Systems Toilet Partitions Automatic Doors Electrical Intumescent Paint Aluminium Composite Cladding Aluminium Windows, Doors and Louvers Fire Doors Roofing and Profiled Metal Wall Cladding Aluminium Windows and Doors Glazing Internal Glazing Xpress cladding system (from practical completion) 12 Months 2 Years Parts, Labour 24 months 3 Years 5 Years 5 Years fabrication, 2 Years Installation 5 Years 5 Years 10 Years 10 Years 15 Years
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