41814276 Project Handover Guidelines

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Asset Management ServicesFacilities Management Unit

Project Handover Guidelines

(PM101 - Forms 41 & 42)

Revision 3.3 15th

December 2008

WORKING DRAFT


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Index

Background .................................................................................................. 3

Policy Overview............................................................................................4

Site Meeting Process ....................................................................................5

1. Connection and Commissioning.......................................................... 6

2. Licences, Certificates and Documentation ......................................... 7

3. Defects Liability Period - Maintenance ..............................................8

4. Operational and Familiarisation Training Sessions........................ 10

5. As Constructed Information and Manuals....................................11

After Hours Callouts ................................................................................. 14

Spatial Data Collection/Verification........................................................15

Schedule 1 Project Data and Information Requirements................... 16

Asset Description Hierarchy - Maintainable Assets............................... 19

Asset Data Collection Form ...................................................................... 20

Component Detail Collection Form .........................................................21


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Background

The handover of a project to the client at the end of construction is a very important

stage of the project procurement process.

An organised, efficient and effective transfer of information from project works to

Facilities Management (FM) and Infrastructure Services (IS) Units of the University is

essential. The transfer of ownership of the project from contractor to client can have an

affect on health & safety, reliability, standards of operation, maintenance and cost

efficiencies of and to the University as the works are occupied and operation of the

facility starts.

Staff members from both Units will be nominated to attend various elements of project

handovers and operational training sessions. The handover program shall be organised

by the Project Manager in conjunction with the Head Contractor and Subcontractors.

The University Capital Works Project Management document (PM101 Section 9

Handover / Practical Completion) identifies broad activities of the project handover

stage. (Extract below from PM101)

The following sections of this document define and detail FM and IS specific

requirements and actions, and strengthen the PM101 broad activities that are required

to be undertaken during any project handover.


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Policy Overview

A Certificate of Practical Completion shall not be issued and the project will not behanded over (for occupation and use) until the following five important contracted

activities have been undertaken.

1. Connection and Commissioning of all systems, plant and equipment shall becomplete and all testing data and reports made available (as part of the

maintenance manuals to be supplied).

2. Licences, Certifications and Documentation required by Workplace Standards,Tasmanian Building Act or by any other Legislation shall be provided prior to taking

occupancy or accepting the project as being handed over.

3. Defect Liability Period (DLP) maintenance management processesshall be in placeand confirmed by the Universitys Facilities Management Unit and the Maintenance

Service Provider.

4. Training Sessions will have been successfully held to the satisfaction of operationalmanagers in each field of expertise.

5. As Constructed information must be supplied, at a minimum in draft prior to theproject handover meeting.

The above five sub headings within this document offer additional information.

The information contained in this document is required by the University to ensure

effective and efficient use of the facilities and infrastructure (operation of plant and

equipment installed, or thespacecreated or modified) constructed during project works.

Schedule 1

Schedule 1 clearly defines the specific information and data required. The schedule has

been developed by identifying only useful information and data that will help manage

University risk and will provide ongoing asset life cycle management information.

Superfluous information such as complete product catalogues (that identifies a single

item by highlighter, say on page 34), is discouraged as it serves very little ongoing value

and wastes valuable resources, physical and financial, at project handover stage. If the

item is unique enough to warrant addition into a manual then details should be placed

into a schedule or table.

Schedule 1 will be amended from time to time.


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Site Meeting Process

As a general rule, for most substantial projects, a project meeting will be held to discuss

the project handover process and to agree on requirements. This meeting should be no

less than four weeks prior to the proposed project completion date. The Project

Manager shall arrange this meeting with all stakeholders.

A typical agenda for the meeting would include:

Connection and Commissioning

Systems Operational Training Planning (includes Building Operations such as Evacs)

PESHFM Maintenance during DLP (Process Understanding and Development)

Defects Management and After Hours Callouts

Licences and Certificates

Warranties and Guarantees

CAD Information

Plant and Equipment Asset Detail Collection

Security Systems (includes Key handover process)

Space use information verification

For major and complex works, FM and IS staff should attend the project handover site

meeting and site review when identifying construction defects.


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1. Connection and Commissioning

Systems, Plant and Equipment

Connection and Commissioning of all systems, plant and equipmentshall be complete

to the satisfaction of the Consulting Engineer and UTAS.

The following is an extract from the Infrastructure Services (IS) Requirements andVarious Stages of P rojects.

Testing & Commissioning

Provide testing and commissioning procedures at least a week in advance in theevent that the University staff would like to witness such activities.

Provide relevant authorities inspections, manufacturers and consultantswitness/acceptance test reports and commissioning data.

Label all equipment, switches and controls eligibly in accordance withInfrastructure Services requirements.

Specific testing and commissioning requirements and programs for individual projects

will be those that are agreed at a pre-commissioning meeting attended by the

Contractor, Project Management, IS & FM staff.

Specialised or Restricted Systems

Connection and commissioning of specialised/restricted systems shall be completed by

joint actions of the contractor and nominated AMS staff members of the FM and IS

Units. In most cases these connections will be to existing operational systems.

Management and operational contracts for these systems generally specify

responsibility for the operation, data configuration integrity and the ongoing

maintenance of the system data by the contracted company.

Specialised/restricted systems include:

Master Keying systems;

Security Surveillance systems;

Door Access Control systems;

Alarm Monitoring systems; and

Building Management systems;


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2. Licences, Certificates and Documentation

All Licences, Certifications and Documentation required by Workplace Standards or by

any other Legislation such as the Tasmanian Building Actor BCA shall be provided

prior to taking occupancy or accepting the project as being handed over.

The following are some items that could have be installed or constructed during the

project that fall under this category:

Hazardous Plant and Equipment;

Registered Equipment;

Dangerous Goods stores;

Chemical stores;

Specialised Facilities e.g. PC2 / PC3 / Radiation; or

Fuel Storage facilities.


Practical Completion

Submit written reports certifying that all engineering infrastructures aredesigned, installed and commissioned, all in accordance with the requirements

above and are in full operational modes, before the installations are deem to bepractically completed including necessary certifications required by BCA.


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3. Defects Liability Period - Maintenance

The Tasmanian Building Act and Building Regulations require UTAS to certify all

Prescribed Essential Safety and Health Features and Measures (PESHFM)

maintenance and other tasks have been undertaken as defined in Form 46 and finally

manage the displaying of a Form 56.

Form 46 is the document provided by the Building Surveyor which identifies PESHFM

maintenance and activities for the individual project that are drawn from the DirectorsSpecified List Tasmanian Building Act 2000 Schedule 4, Features and Schedule 5,Measures.

Form 56 is the Annual Maintenance Statement. Its confirmation from the BuildingOwner (University) that all required Form 46 specified requirements have been

undertaken during the year. The Form 56 must be renewed and re-displayed annually

before the end of each July. The Form 56 must list all new Occupancy Certificatenumbers.

To ensure the above required maintenance activities are completed during the Defects

Liability Period (DLP), maintenance management schedules for all Essential Services

Assets shall be in place and confirmed by the Universitys Facilities Management Unit

(FMU).

The FMU requires that all DLP preventive maintenance (which includes some

PESHFM) is coordinated through the UTAS Maintenance Service Provider and the

program is recorded in the UTAS Asset Management System.

A detailed plant and equipment Maintenance Plan for the DLP must be submitted to theFMU prior to project handover taking place.All DLP maintenance activities are to be undertaken by the Project contracted providers

/ installers. The UTAS Maintenance Service Provider will assist the Project

Management team in ensuring all required maintenance and activities have been

undertaken by appropriately structured reporting. A separate document (add title here)details the above process for DLP maintenance.

A separate process for management of contract related building defects shall be

organised by the Project Manager.


Defects Liability & Maintenance Period


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Maintain mandatory records of testing and routine preventative maintenancein accordance with the code/authorities requirements.

Submit a report from the various engineering consultants during themaintenance period on how the various engineering systems /installations/works actually performed as compared to the design criteria;achievement of environmental targets including energy and waterconsumptions; quality of the indoor environment; outline any inadequacies;

adjustments made; etc.

Project Closure

Certify final inspection including final seasonal adjustments done to ensureproper operation of all systems at the conclusion of defects liability period.

Update any data/information in the Operational and Maintenance manual andas-installed drawings where necessary.

Practical Completion

Submit written reports certifying that all engineering infrastructures are

designed, installed and commissioned, all in accordance with the requirementsabove and are in full operational modes, before the installations are deem to bepractically completed including necessary certifications required by BCA.


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4. Operational and Familiarisation Training Sessions

Successful operational, familiarisation and maintenance training sessions will have

been held to the satisfaction of UTAS managers in each field of expertise.

Training sessions shall be held either during the commissioning period or prior to project

handover.

Adequate and effective training must be arranged for partial or staged handovers and

must be overviewed again during final project handover training. This is of particular

importance to Building Evacuation procedures and plant and equipment installations

that serve more than the area of defined project works (eg. new Fire Indicator Panel

installed as part of partial building refurbishment).

The Contractor shall submit a draft training program for each system or specialised item

of plant to the UTAS Project Manager or Contract representative for approval by the FM

and IS Units. Sample training information documentation shall be submitted with the

proposed program.

Final dates for training sessions shall be scheduled and agreed to ensure adequate

Contractor and UTAS staff availability. (Its useless having a training session if required

staff cannot attend)


Training

Ensure adequate period to provide broad view as well as specific training ofUniversity staff in all aspects of the operation of the installedsystems/installations after successful commissioning but before handing over.

Make available appropriate training materials inclusive of as-installeddrawings and operation and maintenance manuals as the basis for training.

Qualified and competent trainers shall be people like the manufacturersrepresentatives or duly trained by the manufacturers who are knowledgeableabout the installations/systems.


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5. As Constructed Information and Manuals

As Constructed data is required by the University to allow a smooth transition from

project to actual use or occupation. It is recognised that it is very difficult to gather all

As Constructed information prior to project handover due to the busyness of completing

projects in the final stages and also the process of commissioning plant during the same

period.

It is suggested that collection of required information is a managed process by site

managers. Collecting information as tasks are complete or the equipment is installed

helps avoid the rush at the end of the project.

Manuals

All information shall be provided in duplicate hard copy, bound into 3 ring folders. These

folders shall contain a compact disk or disks of electronic copies of the information

supplied. Operation Manuals shall be sectioned and indexed. (Index and labelling shall

be to the UTAS standard)

Manuals must not contain superfluous information such as product catalogues that addbulk and make it look a healthy presentation. Only useful information shall be provided

such as instructions, schedules, and maintenance plans etc covering the information

from Schedule 1.

For small projects, the UTAS Project Manager may approve an alternative to providing

the information in 3 ring folders. For small simple works (eg. Installation of a split

system air conditioner) this may take the form of operational instructions, schematic

updates and appropriate asset detail forms possibly all supplied electronically.

There will also be a requirement for most projects to update existing UTAS As-Installed

documentation such as system schematics and manuals for those works undertaken inexisting buildings.


As-Installed Drawings

Submit progressive as-installed drawings especially for those concealed/underground cable and piping routes shall be provided prior to backfilling ofexcavation or concreting of floor slab or installation of non removable ceiling.

Provide critical dimensions and access points.

Survey footprint of new carparks and alignment of roads by qualified Surveyoragainst the University established survey/datum point.


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Provide drawings include plant room layouts and sections, switchboard details,control strategies, schematics, single line diagrams, zonings, etc. that enableclear easy understanding of the whole installed systems/installations and itsoperations.

Operation & Maintenance Manuals

Submit complete description and technical information for the proper operation

and maintenance of the plant, equipment and its performance. Provide schedule of equipment, technical data and manufacturers technical

literature including performance information on individual plant andequipment; original software programmes and all passwords; copies ofcertifications and warranties; all test results, maintenance schedules andcomplete as-installed drawings; list of suppliers; list of programmed operationaltime periods, thermostatic settings, etc.

Schedule 1

Items identified by () in Schedule 1 (if included in the project) must be provided, at aminimum in draft format prior to the final Project Handover meeting. As mentioned

previously some information will be need to undertake adequate training sessions.

All other listed items (if included in the project) must be provided within four weeks after

the date of issue of a Certificate of Practical Completion.

Maintainable Assets - Description Hierarchy

The attached table lists the Fixed Plant and Equipment (FPE) types and descriptions.

Asset Forms are required to be completed for each piece of Plant or Equipment based

on the requirements of the hierarchy. It should be noted that some assets such as Fire

Extinguishers only require the one Asset Form for each building and not for each

individual extinguisher. The individual extinguishers make up components (listed and

grouped by like items eg. 3.5 Kg Dry Powder Qty 14) of that one asset and they are to

be identified on the Components Form.

The following is an extract from the document Maintainable Assets - DescriptionHierarchy.

UTAS requires all asset maintenance activity to be at a minimum, reportable by building,

but in the most cases it shall be at individual asset level. The asset level data rolls up for

reporting at buildings.

1. Kinds of Assets

Asset Descriptions include three distinct kinds based on the ability to best use the data

once it is in the Asset Management system. The attached schedule lists assets by these

kinds. They include:


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System/s (S) - Grouping together of small like items or components within a buildingthat together function as a system. (Example - all fire extinguishers within a building

are to be collectively called an Asset, or all pieces of equipment that are used for access

control within a building are to be collectively called an Asset).

Unit/Assembly (U) - The collective name for the arrangement of plant and equipmentthat is manufactured and most likely preassembled into a single operating item.

(Examples - an Air Compressor that has motor, compressor and air receiver all in one

would be called a Unit and listed as one Asset, or an assembly of pipe work, valves and

gauges for backflow prevention would be listed as one Asset).

Individual (I) - Items of plant and equipment that is required by legislation or for

common sense or commercial practice maintenance schedule development, should

be listed as individual assets. This also applies to items of plant or equipment that

requires individual reporting by or to the University. This may be for items of plant that

is of a critical nature to the operations of the facility.

2. Asset Components

The majority of assets contain Components that require servicing during their lifecycle. Components are linked to the Asset in the Asset Register system.

Examples of components are:

If the Asset is "Fire Extinguishers" then the Components might be:

Qty 35 - CO2; or Qty 14 - 3.5kg Dry Powder.

or

If the Asset is "Air Conditioning Unit - Splitthen the Components might be:

External Condenser; or Qty 3 - 250mm x 480mm Filters.

or

If the Asset is Compressed Air Unit" then the Components might be:

Receiver; Electric Motor; and Compressor.

or

If the Asset is Surveillance System Infrastructure" then the Components might be:

Digital Data Recorder; Multiplexer; PTZ Camera; Fixed Camera; Face and Badge Reader.

Assistance on how to complete Asset and Component forms is available from the FMU

when required. Project specific requirements exist for Audio Visual Equipment and

Hazardous Plant (eg. Autoclave) assets. These will also be required to be submitted on

Asset and Component forms and appropriate specific process followed.

Examples of Asset and Component Forms are included in this document.


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After Hours Callouts

After hours call outs will vary for each project. Two types of works are encountered.

A. Restricted Site Projects

Projects that have a defined and restricted site area and generally do not have services

that are shared by existing buildings.

B. Occupied Building Projects

Projects that are undertaken within an occupied building and generally do have services

that service other areas.

Type A projects are normally simple to manage during after hours for repairs or

attendance. The Contractor provides UTAS with an after hours contact and Security will

call that contact. If the contact is unavailable then the UTAS Maintenance Service

Provider (MSP) will attend to make safe/secure. The MSP will then report the incident to

the Project Manager at first opportunity the next business day.

Type B projects are not as simple to manage. During after hours, the cause of a fault is

not always easy to identify in an occupied building. The fault could be caused by the

building project but in most cases it is not. Trends have shown that some impact will

occur to the project even though the fault may not be directly attributable to the works.

The Contractor still provides UTAS with an after hours contact and if Security can

clearly identify the cause of the fault they will call that contact. If the cause is not known

then the UTAS Maintenance Service Provider (MSP) will attend to make safe/secure

(first response) until the next business day. The MSP will then report the incident to the

Project Manager and the FMU at first opportunity the next business day and if required

a repair strategy is developed.

The after hours repairs/activity to make safe/secure will usually not be a cost to the

project if only simple and short attendance was required. Materials purchase and

subcontractor call-in may be a chargeable item but will be discussed and evaluated on

each occasion with the Project Manager.


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Spatial Data Collection/Verification

Spatial information is very important to the University for strategic planning purposes.

Space type information is agreed at the project initiation phase by the UTAS Space

Planner and the Client.

Project Managers will confirm the space information provided on the as-built plans to

ensure that it matches which was actually built. Prior to project handover, the

Contractor / Designer may be required to assist the Project Manager in confirming the

originally agreed space allocations.

Space type information used on plans should match that used in the UTAS Space

Management database.


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Schedule 1 Project Data and Information Requirements

Items identified by () must be provided (if included in the project), at a minimum in draft format priorto the final Project Handover meeting. All other items (if included in the project) must be provided

within four weeks after the date of issue of a Certificate of Practical Completion.

General Items

As-Built plans including services (CAD format to UTAS layering standards Seedocument titled CAD Documentation Guidelines). These are to be a measured full set

at completion of the building works;

Asset Forms for fixed plant and equipment maintainable assets (See document titledMaintainable Assets Description Hierarchy identifying asset groups, types and

descriptions.);

Spare materials lists and storage location;

Environment and hazardous material reports.

Fire engineering and performance assessment details;

Fire containment elements operational certification;

Trade waste approvals and discharge permits; Environmental licences;

Acoustic test results;

Energy efficiency details;

Confirmation that penetrations through fire rated elements are correctly sealed/fire stopped;

Glazed units design and installation certification;

Fire door certification;

Fire dampers, fire doors and fire shutter compliance;

Advice of pre-stressed or post-tensioned slabs, including coring and drilling limitations;

Supervision certificates and test results for structural elements; Certificates of compliance for structural elements;

Finishes schedule;

Products schedule;

Hardware schedule (installed) including master keying system and key allocations;

Roof fall restraint details with design and use methodology; and

Cleaning or maintenance recommendations for various building elements, fabrics

and finishes.

Warranties

Plant and Equipment;

Glazing and frames;

Membranes and waterproofing systems;

Metal roof and wall cladding systems;

Paint systems;

Carpets;

Suspended ceiling systems;

Access ladders and platforms;

Vehicle access control devices;

Roller shutters and operating equipment; and

Landscape irrigation systems.


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Mechanical HVAC Information

Operation Manual including a full step by step description of how the system works andinteracts with other services (Photographs encouraged);

Maintenance strategies, recommendations and service schedules;

Commissioning test results;

Single line diagrams (schematics) to UTAS standards;

Stair pressurisation and zone smoke control systems;

Smoke vents;

Fire dampers; and

Compliance and registration certificates.

Electrical Information



Single line wiring diagrams (schematics) to UTAS standards;

Completed circuit identification cards (for cabinets) to UTAS standards;

Emergency lighting and exit sign schematics to UTAS standards;

Installers certificate of compliance; and

Thermographic scan results of switchboards.

Fire Services Information




FIP as constructed drawings (walkabouts) to UTAS standards;

Installers certificate of compliance;

Compliance and registration certificates; and

Commissioning test results.

Hydraulic Services Information



Single line installation schematics (including irrigation systems) to UTAS standards;

Compliance and registration certificates;

Commissioning test results; and

Backflow prevention device and all valve details.

Transportation Services Information


Maintenance strategies, recommendations and service schedules; Lift compliance and registration certificates; and



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Security System Information (Confidential Separate Manual Required)






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Asset Description Hierarchy - Maintainable Assets

For the most up to date table see separate file available from:

http://www.utas.edu.au/ams/consultants_contractor-policy.htm


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Asset Data Collection Form

Fixed Plant and Equipment Asset Detail Form

New Asset or Modified Asset Asset No:Project / Work Order: Project Start Date: / /

Campus: Location / Building:

Grid Ref: Floor Level: Room Number:

Asset Description:

Supplier: Brand:

Model: Serial No:

Purchase Date: / / Warranty Period (Yrs/Mths):

Purchase Price (if known): $ (GST Exclusive)

Installation Date: / / Commissioned Date: / /

Certificate No: Test No:

(These two items are required if Hazardous Plant has been installed as part of the project)

Was an asset removed as part of the project ? (Yes/No):

(Note: An asset disposal form must be completed for all removed assets indicating the disposal process)

Comments:

Details listed by:

Asset No:

(Name - Please print)

Asset Management Services Use Only

School or Section Ownership:

Required Condition: Criticality: Functionality : Utilisation:(for future maintenance)

AAA = Exceptional 1 = Essential 1 = Ideal 1 = ContinuousAA = High 2 = Important 2 = Appropriate 2 = HighA = Standard 3 = Desirable 3 = Usable 3 = NormalB = Minimal 4 = Non Essential 4 = Inappropriate 4 = RareC = Mothball 5 = Not Required 5 = Not Suitable 5 = Over Utilised

Asset Type:

Asset Description:

Equipment ID: PESHFM ? (Y/N)

Maintenance Centrally Funded ? (Y/N) Hazardous Plant ? (Y/N)

Capitalise: Y/N Barcode No: Asset Number:(Asset Clerk) (Asset Clerk) (Asset Clerk)

PESHFM = Prescribed Essential Safety and Health Features and Measures Maintenance (Legislative Tas Building Act)

Asset Data Collection Form V 3.4.doc


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(Attach to Asset Detail Form)Component Detail Collection Form

Asset No (If Known) _______________

Component Description:

Brand: Model:

Serial Number: Set of (Quantity):

Comments:


Brand: Model:


Comments:


Brand: Model:


Comments:


Brand: Model:


Comments:


Brand: Model:


Comments:

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41814276 Project Handover Guidelines