SECTION 01730 1
OPERATIONS AND MAINTENANCE DATA
COMMISSIONING GUIDE SPECIFICATIONS
SECTION 01730
OPERATIONS AND MAINTENANCE DATA
Spec writer:
The following guide specifications are intended to be reviewed, modified and inserted into the noted specification
section to meet the specific commissioning needs and requirements for the current project. Any modifications to
these specifications shall only be made after consultation with the Owner’s representative and with approval of
the engineer of record. Where there are check boxes or fill-in blanks, fill in as appropriate and delete all but the
choice(s) that apply. Delete all direction boxes.
In an appropriate Section, alert Division 1 that they will be responsible for
additional O&M documentation according to Section 17100.
A. The commissioning process requires detailed O&M documentation. Division 1 is alerted to the
O&M documentation requirements identified in this section, in Section 17100 and other
referenced sections.
B. The commissioning agent’s contribution to the O&M manuals is found in Section 17100.
Following are minimum requirements for O&M manuals. This wording or other wording requiring
equal or greater detail should be included and merged with the other O&M manual requirements in
Division 1. Using the ASHRAE guideline: Preparation of O&M Documentation for Building
Systems, 1993 is highly recommended.
This is not intended to be the full text for the specification section on O&M manual
preparation. Additional parts dealing with submittal and review of the manuals and
sections on materials and finishes manuals, etc. must still be covered.
Wording about reviews should take into account the review by the commissioning agent as
described in Section 17100.
C. The ___ GC, ___ A/E shall compile O&M manuals for every piece of equipment and
building operating or electrical system with the following format.
1. Quantity: _______
2. Format: 8 ½” x 11” loose leaf binders. Each binder shall be clearly labeled on the spine.
Use as many as required. Do not overload binders. There shall be dividers with permanently
marked tabs of card stock separating each section and sub section. Tab labels shall not be
handwritten.
3. There shall be a title page and table of contents in the front of each binder for each binder’s
contents. In each binder, there shall be a main tab for each specification section. Behind the
section number tab there shall be the equipment ID tag sub-tab for each piece of major
File: 682764350.doc Commissioning Guide Specification—PECI / OREGON OFFICE OF
ENERGY: 8/3/2023
—Large Buildings
SECTION 01730 2
OPERATIONS AND MAINTENANCE DATA
equipment (or group, if small or numerous). These sub-tabs shall be similar to the
specification number tabs but of a different color. Behind each equipment name tab shall be
the following sections, in the given order, divided by a double weight colored sheet labeled
with the title of the section.
a. Contractor. The first page behind the equipment tab shall contain the name, address
and telephone number of the manufacturer and installing contractor and the 24-hour
number for emergency service for all equipment in this section, identified by
equipment.
b. Submittal and Product Data. This section shall include all approved submittal data, cut
sheets and appropriate shop drawings. If submittal was not required for approval,
descriptive product data shall be included.
c. Operation and Maintenance Instructions. These shall be the written manufacturer’s
data with the model and features of this installation clearly marked and edited to omit
reference to products or data not applicable to this installation. This section shall
include data on the following:
1. Installation, startup and break-in instructions
2. All starting, normal shutdown, emergency shutdown, manual operation, seasonal
changeover and normal operating procedures and data, including any special
limitations.
3. O&M and installation instructions that were shipped with the unit.
4. Preventative maintenance and service procedures and schedules.
5. Troubleshooting procedures.
6. A parts list, edited to omit reference to items which do not apply to this
installation.
7. A list of any special tools required to service or maintain the equipment.
8. Performance data, ratings and curves.
9. Warranty, which clearly lists conditions to be maintained to keep warranty in
effect and conditions that would affect the validity of the warranty.
10. Any service contracts issued.
d. Supplemental Data. Prepare written text and/or special drawings to provide necessary
information, where manufacturer’s standard printed data is not available and
information is necessary for a proper understanding and operation and maintenance of
equipment or systems, or where it is necessary to provide additional information to
supplement data included in the manual or project documents.
e. Control Drawings. Include the control drawings for the piece of equipment and its
components, including the sequence of operation. This section will be provided by the
controls contractor. The drawings will be repeated in the control contractor’s O&M
submittals.
The above are considered a minimum standard. Items f-i should also be considered.
f. Specifications. This section is comprised of the component or system specification
section copied and inserted complete with all addenda.
g. System Description. This section shall include the individual equipment portion of the
overall system Design Documentation Narrative, if available. It will contain simplified
File: 682764350.doc Commissioning Guide Specification—PECI / OREGON OFFICE OF
ENERGY: 8/3/2023
—Large Buildings
SECTION 01730 3
OPERATIONS AND MAINTENANCE DATA
professionally drawn single line system diagrams on 8 ½ x 11 or 11 x 17 sheets, if the
system’s control drawing is not adequate.
h. Preventive Maintenance Instructions. This section shall include condensed typewritten
excerpts from the manufacturer’s written instructions for weekly, monthly, quarterly,
annual, etc. maintenance. This summary shall be prepared by the HVAC mechanical
contractor with help from the equipment supplier. It shall be prepared for all items
listed under condensed operating instructions (below), plus package, window or
through the wall AC units and electric unitary heating equipment.
Below is an Option for (h.)
h. Preventive Maintenance Instructions. This section shall include a list of the location
by O&M document name and page number of the any preventative maintenance
instructions applicable to this piece of equipment.
Spec writer:
The following requirement of condensed operating instructions is rarely implemented. Don’t
include it, unless you really want it, as the commissioning agent will not let it slip by and not be
done, if it is specified. If condensed instructions are used, they should be inserted just after the
Contractors’ listing.
i. Condensed Operating Instructions. This section shall include condensed instructions
for start-up, shut-down, emergency operation, safety precautions, unusual features and
troubleshooting suggestions. Where control is clearly covered in controls description,
it is not to be duplicated here.
In addition, a copy of these instructions shall be clearly laminated and secured adjacent
to the equipment where it can be easily read by operating personnel. These
instructions shall be provided for boilers, furnaces, chillers, pumps, heat rejection
equipment, large air handling units (greater than 10 tons), heat pump systems, control
system, air compressors and dryers.
4. Controls and Test and Balance (TAB) O&M Manuals. The controls contractor and TAB
contractor have special O&M manual preparation requirements in Section 15995 that shall be
merged with those of this section.
5. Architect and Design Engineers’ Contributions. The architect and design engineers have
special contributions to the O&M manuals as described in Section 17100.
6. Commissioning Record and Testing Data. There will be a separate manual dedicated to
documenting the commissioning process which will include all certifications and testing data
and some repeating of O&M data. Description of this manual is found in Section 17100 and
shall be prepared by the commissioning agent.
END OF GUIDE SPECIFICATION SECTION
File: 682764350.doc Commissioning Guide Specification—PECI / OREGON OFFICE OF
ENERGY: 8/3/2023
—Large Buildings
