ASHRAE GUIDELINE 4-2008 Preparation of Operating and Maintenance Documentation for Building Systems《楼宇系统运行和维护文件的准备》.pdf

1、ASHRAE Guideline 4-2008 (RA 2013)(Reaffirmation of ASHRAE Guideline 4-2008)Preparation of Operatingand MaintenanceDocumentation forBuilding SystemsApproved by the ASHRAE Standards Committee on June 21, 2008, and reaffirmed January 26, 2013; and by the ASHRAEBoard of Directors on June 25, 2008, and r

2、eaffirmed January 29, 2013.ASHRAE Guidelines are scheduled to be updated on a five-year cycle; the date following the guideline number is the year ofASHRAE Board of Directors approval. The latest edition of an ASHRAE Guideline may be purchased on the ASHRAE website(www.ashrae.org) or from ASHRAE Cus

3、tomer Service, 1791 Tullie Circle, NE, Atlanta, GA 30329-2305. E-mail:ordersashrae.org. Fax: 404-321-5478. Telephone: 404-636-8400 (worldwide) or toll free 1-800-527-4723 (for orders in US andCanada). For reprint permission, go to www.ashrae.org/permissions. 2013 ASHRAE ISSN 1049-894X ASHRAE (www.as

4、hrae.org). For personal use only. Additional reproduction, distribution, or transmission in either print or digital form is not permitted without ASHRAEs prior written permission.DISCLAIMERASHRAE uses its best efforts to promulgate Standards and Guidelines for the benefit of the public in light of a

5、vailable information andaccepted industry practices. However, ASHRAE does not guarantee, certify, or assure the safety or performance of any products, components,or systems tested, installed, or operated in accordance with ASHRAEs Standards or Guidelines or that any tests conducted under itsStandard

6、s or Guidelines will be nonhazardous or free from risk.ASHRAE INDUSTRIAL ADVERTISING POLICY ON STANDARDSASHRAE Standards and Guidelines are established to assist industry and the public by offering a uniform method of testing for ratingpurposes, by suggesting safe practices in designing and installi

7、ng equipment, by providing proper definitions of this equipment, and by providingother information that may serve to guide the industry. The creation of ASHRAE Standards and Guidelines is determined by the need for them,and conformance to them is completely voluntary.In referring to this Standard or

8、 Guideline and in marking of equipment and in advertising, no claim shall be made, either stated or implied,that the product has been approved by ASHRAE.SPECIAL NOTEThis Guideline was developed under the auspices of ASHRAE. ASHRAE Guidelines are developed under a review process, identifyinga guideli

9、ne for the design, testing, application, or evaluation of a specific product, concept, or practice. As a guideline it is not definitive butencompasses areas where there may be a variety of approaches, none of which must be precisely correct. ASHRAE Guidelines are writtento assist professionals in th

10、e area of concern and expertise of ASHRAEs Technical Committees and Task Groups.ASHRAE Guidelines are prepared by project committees appointed specifically for the purpose of writing Guidelines. The projectcommittee chair and vice-chair must be members of ASHRAE; while other committee members may or

11、 may not be ASHRAE members, allmust be technically qualified in the subject area of the Guideline.Development of ASHRAE Guidelines follows procedures similar to those for ASHRAE Standards except that (a) committee balance isdesired but not required, (b) an effort is made to achieve consensus but con

12、sensus is not required, (c) Guidelines are not appealable, and(d) Guidelines are not submitted to ANSI for approval.The Manager of Standards of ASHRAE should be contacted for:a. interpretation of the contents of this Guideline,b. participation in the next review of the Guideline,c. offering construc

13、tive criticism for improving the Guideline, ord. permission to reprint portions of the Guideline.ASHRAE STANDARDS COMMITTEE 20122013Kenneth W. Cooper, Chair Julie M. Ferguson Janice C. PetersonWilliam F. Walter, Vice-Chair Krishnan Gowri Heather L. PlattDouglass S. Abramson Cecily M. Grzywacz Ira G.

14、 PostonKarim Amrane Richard L. Hall Douglas T. ReindlCharles S. Barnaby Rita M. Harrold James R. TaubyHoy R. Bohanon, Jr. Adam W. Hinge James K. VallortSteven F. Bruning Debra H. Kennoy Craig P. WrayDavid R. Conover Jay A. Kohler Charles H. Culp, III, BOD ExOSteven J. Emmerich Rick A. Larson Constan

15、tinos A. Balaras, COMark P. ModeraStephanie C. Reiniche, Manager of StandardsASHRAE Guideline Project Committee 4Cognizant TC: TC 7.3, Operation and Maintenance ManagementSPLS Liaison: Steven T. Bushby* Denotes members of voting status when the document was approved for publicationBrian A. ODonnell,

16、 Chair * Michael J. King * Kathleen M. RadkeWilliam Aubern Claud E. Kissmann Jeffrey P. Rutt *Charles E. Dorgan * Carl N. Lawson Scott B. Sepsy *Walter T. Grondzik * William J. McCartney * Michael Henry SmithJohn J. Harmon Robert McDowall Frantisek VaculikGerald J. Kettler * Frido H. E. Profoehr Joh

17、n D. Warfield * ASHRAE (www.ashrae.org). For personal use only. Additional reproduction, distribution, or transmission in either print or digital form is not permitted without ASHRAEs prior written permission.CONTENTSASHRAE Guideline 4-2008 (RA 2013),Preparation of Operating and Maintenance Document

18、ation for Building SystemsSECTION PAGEForeword. 21 Purpose 22 Scope . 23 Definitions. 24 Implementation . 35 O b. the delivery of the O andc. training of building management, operating, and mainte-nance staff based on the information contained in theOname, address, phone, and fax number of the vendo

19、r;and warranty information.f. Installation and repair information: any other informa-tion needed for preparation of documents supportingmanagement of operation and maintenance programs.The designer should review maintenance informationprovided by the supplier or the installer for completeness. Thein

20、formation should focus only on the model installed. Itshould then be supplemented by project-specific informationdeveloped by the designer.The designer should properly identify each item of main-tenance information uniquely. This information is essential forthe preparation of documentation in suppor

21、t of a maintenancemanagement program that may be guided by predictive,preventive, breakdown, or any other maintenance philosophy.Informative Appendix D provides an example of mainte-nance-related information provided by the supplier andsupplemented by the designer that is necessary for preparationof

22、 a maintenance manual and a preventive maintenanceprogram.5.3.2 Maintenance Procedures. This document shouldinclude all the forms necessary for management of opera-tion and maintenance programs, including operating logs,inspection sheets, inspection and maintenance schedules,work order forms, and ma

23、terial purchasing forms. Thisdocumentation is normally prepared by the O therefore, they must be followed. Such procedures should be shown in this section.Section 8, Basic TroubleshootingTroubleshooting procedures are important tools. They may include elementary questionnaires or sophisticated diagn

24、osticor expert systems, depending upon the degree of system complexity. These tools allow appropriate personnel to isolate probablecauses in an efficient manner.Troubleshooting tips and procedures can markedly improve the reliability of a system, saving in the capital cost of standbyequipment, and c

25、an improve tenant/owner operator relationships. They should be presented here on a system-by-system basis.Troubleshooting procedures should be cross-referenced to the maintenance manual, Part 1.Exhibit B1: System DescriptionHVAC System AH VS-5System Type:Single-zone air-handling system with steam he

26、ating, ventilating, and cooling capability. Provide reference to equipmentdata sheets.Area Served:Office Wing (see Figure B-1)Depending on the type of building, the complexity of its systems, and the competence of the in-house and on-site personnel,thermostat locations, air-handling and cooling unit

27、 locations, and duct locations may be added to suit the needs of the users.Switch Location:Photocopy RoomProvide additional information about the switch in the photocopy room: fused or nonfused, circuit breaker, wall mounted,or in overhead.Figure B-1 New collegiate institute, first floor, AH VS-5 sy

28、stem areas. ASHRAE (www.ashrae.org). For personal use only. Additional reproduction, distribution, or transmission in either print or digital form is not permitted without ASHRAEs prior written permission.ASHRAE Guideline 4-2008 (RA 2013) 11Description:The system is equipped with a steam-heating coi

29、l, face and bypass dampers, and a direct expansion-cooling coil. It providesnecessary heating and cooling that is controlled by one thermostat located in _. The system is a recirculating ventilationsystem with the ability to deliver necessary outdoor air (see Figure B-2).A thermostat, located in the

30、 mixed-air section, acts as a low-limit setpoint, modulating the ventilation air damper to maintaina minimum temperature of air entering the heating coil at 14C (57.2F).The direct digital control system modulates the outdoor air damper, the heating coil control valve, and the face and bypassdamper i

31、n response to a signal from the space thermostat located in Room _.At an outdoor temperature above 21C (69.8F), the outdoor air damper assumes a position to provide minimum ventilation,and mechanical cooling is enabled. When the fan is off, the outdoor air damper is fully closed.System Design Parame

32、ters:Design load: Winter 21C (5.8F) Summer 31C drybulb (87.8F) 22C wetbulb (71.6F)Mixed-airtemperature: Winter . C (F) Summer . C (F) drybulbSupply-airtemperature: Winter . C (F) Summer . C(F)Space temperature: Winter . C (F) Summer . C(F)Humidity: Winter . % (relative humidity) RH Summer . % RHAirf

33、low: . L/s (cfm)Figure B-2 New collegiate institute, single-zone system schematic, AH VS-5 serving office. ASHRAE (www.ashrae.org). For personal use only. Additional reproduction, distribution, or transmission in either print or digital form is not permitted without ASHRAEs prior written permission.

34、12 ASHRAE Guideline 4-2008 (RA 2013)(This appendix is not part of this guideline. It is merely informative and does not contain requirements necessary forconformance to the guideline.)INFORMATIVE APPENDIX CEMERGENCY PROCEDURES INFORMATIONBoth nontechnical and technical users of building systems need

35、 emergency information. Nontechnical users include buildingmanagement staff, security guards, ambulance personnel, etc. Technical users include building operators, maintainers, fire fight-ers, municipal and utility company technicians, etc.The following example shows a typical table of contents for

36、an emergency information document. An example section forfire emergencies follows the table of contents, showing a suggested format for each section:Table of ContentsType of Emergency Page No.Fire xxSecurity xxFlood xxGas xxPower failure xxWater outage xxPlumbing overflow xxElevator xxHeating xxCool

37、ing xxRefrigerant release xxChemical spill xxThe table of contents should indicate all types of emergencies for which emergency procedure information is available.For some buildings, the owner, or other authority, may have strict safety requirements, and these emergency procedures mayhave to conform

38、 to a format already defined.The information needed for each type of emergency should be presented in separate sections. Each section should detail thescope of the emergency, the notification activities, and the responsibilities of, and actions required by, building personnel. Eachsection should als

39、o note the specific equipment involved in each type of scenario and response.Example: Emergency Information, Fire Page 1Scope:An actual fire or smoke condition that requires the response of professional fire fighters and/or evacuation of occupied space.Notification:Security Guard shall1. immediately

40、 notify the fire department by pull box or telephone (telephone # _), whichever is quicker, upon report offire or smoke or an activation of an alarm;2. notify building employees on duty who comprise the fire response team;3. notify supervisor; and4. notify building manager.Building Manager shall1. n

41、otify affected tenants,2. notify corporate property director, and3. notify insurance carrier. ASHRAE (www.ashrae.org). For personal use only. Additional reproduction, distribution, or transmission in either print or digital form is not permitted without ASHRAEs prior written permission.ASHRAE Guidel

42、ine 4-2008 (RA 2013) 13Response:Security Guard shall1. immediately report to the Elm Street entrance to admit fire fighters and direct them to the affected area; and2. stand by at fire control panel in lobby to assist fire fighters.Security Guard Supervisor shall deploy additional guards to prevent

43、unauthorized access or theft from the affected area.Building Operator shall1. report to fire control panel in lobby and await instructions from the fire fighters regarding activation of smoke exhaust;2. restore fire and smoke alarm system, when fire is secured; and3. remove water from flooded areas.

44、Custodial Staff shall minimize water damage using mops, buckets, “wet vacs,” and plastic sheeting.Building Manager shall take charge at a safe location, in or near the building, determine the extent of personal injuries and prop-erty damage, and start a loss prevention and restoration effort. This i

45、ncludes use of barricades, warning tape, boarding of brokenwindows, etc.Location of EquipmentEquipment Location Page No.HydrantsSiamese connectionsFirefighters elevatorMain power switchMain gas valveFire hose cabinetsFire extinguishersSprinkler zone valvesFire pumpEmergency generatorHeating plant/st

46、eam shutoff valveChiller plant/refrigerant ventsDomestic water service entranceLocations of the above equipment should be shown on the pages following this table, with each item shown on a floor plandrawn to a suitable scale.(This appendix is not part of this guideline. It is merely informative and

47、does not contain requirements necessary forconformance to the guideline.)INFORMATIVE APPENDIX DMAINTENANCE MANUALThe following are examples of a table of contents and an equipment data sheet. Instructions for the data sheet describe theinformation needed in documentation that will be useful for mana

48、gement of a maintenance program.Table of ContentsSystem Equipment Name (O maintenance-program-related information should be shown in Part 2 of the maintenance manual. Operating instruc-tions should be shown in the operation manual, and performance-testing information should be shown in Part 1 of the

49、 test report.The data sheet should be prepared for insertion in a binder. Alternatively, it may be prepared in the form of a data entry, possi-bly forming part of a computer-based maintenance management system. Such a maintenance management system should havethe capability to link the necessary information from the equipment data sheet with additional information needs by the main-tenance department.The following information is useful to maintenance personnel and can be included on t