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BEAM P
LUS FOR
E
XISTING
B
UILDINGS
S
ITE
A
SPECTS
(S
A
)
V
ERSION
1.2
S
A
7 B
UILDING
S
ERVICE
O
PERATION AND
M
AINTENANCE
Copyright © 2012 BEAM Society Limited. All rights reserved.
Page 40
full maintenance instructions with access points, monitoring points,
etc., identified;
maintenance schedules; and
inventories of parts held and/or details of supply of spares.
The maintenance programme shall include as a minimum:
list of all equipment subject to regular inspection and maintenance;
details of planned and pre-venture maintenance for each item;
frequency of inspections;
competence of personnel undertaking inspection, maintenance and
repair, including outside contractors; and
records of inspections, maintenance and repairs.
Where it can be shown that the frequency of inspections is appropriate,
preventive maintenance is adequate, and that timely and adequate
repairs are undertaken, the credit shall be awarded.
b)
Other engineering systems
The Client shall provide evidence in form of maintenance manuals,
inspection records, records of repairs, etc. demonstrating the adequacy
of inspection, maintenance and repair to all equipment (other than
central HVAC equipment covered in a). For buildings without central
HVAC plant, the coverage shall include unitary and other air-conditioning
and ventilation equipment.
The maintenance manual shall have similar coverage as for a) above.
Likewise, the maintenance programme shall include as a minimum the
items listed in a) above.
c)
Assessment of operation & maintenance practices
The Client shall provide a report detailing the steps taken, outcomes and
actions taken or planned (with appropriate budget information) for
improvements in the building services operation and maintenance
practices. The audit approach should follow the details in BSRIA’s guide
[ 2 ] or similar equivalent approach. The effectiveness audit shall be
conducted every 5 years. Continuous monitoring shall be accepted.
Priority based on energy consumption shall be considered when
establishing monitoring programme.
B
ACKGROUND
Although some may still regard building services operation and
maintenance (O&M) as simple and routine, the increase in sophistication
of services provisions in buildings necessitated by the increasingly
demanding user and statutory requirements has made management,
operation and maintenance work much more complicated than hitherto
[1]. Besides satisfying the occupants’ demand for quality services, the
management team shoulders the responsibility to safeguard the safety
and health of occupants, visitors and any other passers-by.
Regulatory requirements include prescribing certain work be undertaken
only by a qualified person or firm, which may be referred to as a
competent person, a competent worker, a competent examiner, a
registered specialist engineer, a registered specialist contractor etc.
Apart from the rules or requirements documented in the statutes,
statutory orders, directions or abatement or improvement notices may be
issued by government departments as when and where installation
defects or nuisance develop to such a stage that public health or safety
2
Building Services Research and Information Association. Application Guide AG 13/2000. Toolkit for Building Operation
Audits. BSRIA 2000.