Emmar Properties PSJC

P.O.BOX 9440
Dubai
United Arab Emirates
Tel.971-4-3673333
Fax.971-4-3673000

EMAAR PROPERTIES PSJC

FACILITIES MANAGEMENT

OPERATION & MAINTENANCE MANUAL FOR ………

Version Date Author Description of Changes

0 Initial Document

For Approval
1

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Facility Management Department- DLP/Handover Team
 Emmar Properties PSJC
P.O.BOX 9440
Dubai
United Arab Emirates
Tel.971-4-3673333
Fax.971-4-3673000

INDEX

Section
Description Page no
No.
Section - 1 ABOUT THE PROJECT

Section - 2 CHANGE CONTROL

EMERGENCY ESCALATION
Section - 3
PROCEDURE
Section - 4 EMERGENCY INFORMATION
EMERGENCY EQUIPMENT
Section - 5
LOCATIONS
Section - 6 SYSTEM PURPOSE AND SCOPE
CONTRACTUAL AND LEGAL
Section - 7
INFORMATION
Section - 8 DESCRIPTION
EQUIPMENT SCHEDULES AND
Section - 9
ASSET REGISTERS
OPERATING INSTRUCTIONS AND
Section - 10
PROCEDURES
OPERATING MANUALS AND
Section - 11
LITERATURE
Section - 12 MAINTENANCE PROCEDURES
SPARE REPLACEMENT
Section - 13
PARTS(ATTIC STOCK)
Section - 14 DISPOSAL INSTRUCTIONS

Section - 15 TESTING & COMMISSIONING

Section - 16 MODIFICATIONS

Section - 17 AS BUILT DRAWINGS

MANUFACTURER AND SUPPLIER

Section - 18
LITERATURE

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Facility Management Department- DLP/Handover Team
 Emmar Properties PSJC
P.O.BOX 9440
Dubai
United Arab Emirates
Tel.971-4-3673333
Fax.971-4-3673000

PRODUCT GUARANTEES AND

Section - 19
WARRANTIES

Section - 20 CROSS REFERENCING INDEX

1. ABOUT THE PROJECT

Rove Al Marjan is a private hotel located in the Emirate of Ras Al Khaimah. The building
is structured over 10 levels; ground, 9 typical floors and roof floor. Comprising; 441 guest
rooms, lobby lounge, all day dining, reception areas, gym,back of house facilities and
MEP service floors. The total built up area of the project is 20,818m². (B+G+9+Roof).

with associated leisure and recreational facilities, food and beverage outlets,
management offices, observation decks, communications, ancillary and MEP service
floors.

The tower’s gross area is ……………. square meters (…………… square feet) above
grade, with a total of ……….. square meters (nearly ……………. square feet) including
below grade levels.

Peripheral works at the base includes a 10-level guestroom annex, a swimming pool
annex together with extensive hard and soft landscaping and water features.

2. CHANGE CONTROL

DATE SYSTEM MANUAL SECTION DESIGN BY DETAILS OF CHANGE

INITIAL SUBMISSION

FOR APPROVAL

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Facility Management Department- DLP/Handover Team
 Emmar Properties PSJC
P.O.BOX 9440
Dubai
United Arab Emirates
Tel.971-4-3673333
Fax.971-4-3673000

3. EMERGENCY ESCALATION PROCEDURE

a) Add here the procedure for dealing with specific emergencies

4. EMERGENCY INFORMATION

Project dictionary

ROLE ORGANISATIONNAME&ADDRESS PHONE/FAX&E-

MAILDETAILS
Employer
Emaar Properties PJSC Tel: +971 4 3673333
PO Box 9440, Dubai,
United Arab Emirates Fax: +971 4 3673000

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Facility Management Department- DLP/Handover Team
 Emmar Properties PSJC
P.O.BOX 9440
Dubai
United Arab Emirates
Tel.971-4-3673333
Fax.971-4-3673000

Local Authority Tel: 800900

RAK Municipality
e-mail: [email protected]
P.O. Box 67, Dubai, UAE

Lead Consultant Tel:+ 971 3341449

Arch Group
Fax: +971 3357449
P.O. BOX 38390, Dubai , UAE

Cost Consultant

Main Contractor
China State Construction Engineering.
Corporation.
Tel: +971 4 39 91 113
P.O Box 63932 Dubai U.A.E
Fax: +971 4 39 93 226

Subcontractor

Maintenance Contractors
Details

5. EMERGENCY EQUIPMENT LOCATIONS

a) Add drawing and description of location of fire fighting equipment, rising mains and hydrants

b) Add Details of known hazards around the asset

c) Include Photographs of important control panels under normal operating conditions.

6. SYSTEM PURPOSE AND SCOPE

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Facility Management Department- DLP/Handover Team
 Emmar Properties PSJC
P.O.BOX 9440
Dubai
United Arab Emirates
Tel.971-4-3673333
Fax.971-4-3673000

a) Summarise the purpose and scope of the systems and equipment that the manual covers

b) Describe the basis of design outlining the design intent and any objectives of the design.

7. CONTRACTUAL AND LEGAL INFORMATION

This Section describes the historical contracts and names of the original designers and
builders

LEGAL INFORMATION

System Ownership
System Address
Design Team
ARCH GROUP
Consultants
Installation Contractors
Sub Contractor(s)
Installation Start Date
Practical completion date
One Year from TOC
DLP Expiry Date
12 Months from Date of TOC
Warranty Expiry Date
Warranty / DLP Agent

This section should also contain;

a) Test certificates, examination reports, safety and fire certificates

b) A statement of any known feature or operational characteristic of the plant or system

installed which may produce a hazard

c) Any known hazard against which protection can be provided

d) Any mandatory requirements relating to safety

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Facility Management Department- DLP/Handover Team
 Emmar Properties PSJC
P.O.BOX 9440
Dubai
United Arab Emirates
Tel.971-4-3673333
Fax.971-4-3673000

e) Any other safety precautions that should be observed

f) Any other relevant warnings.

8. DESCRIPTION

a) Description shall include a detailed description of the system, equipment or plant

designed.

b) The description of unit or system and component parts as considered necessary for a
proper understanding shall be included.

c) The description shall be clearly written so as to ensure that the client fully
understands the scope and facilities provided.

d) The description shall include simple diagrams as required to explain the layout and
/or functionality of the equipment and/or system.

e) Details of any special construction methods used or procedures undertaken during

the project work shall be identified.

f) For the Units, the description shall include for all services provided within the unit.

g) Control descriptions shall include descriptions of controls as well as telemetry

systems.

h) A complete description of all operating sequences shall be included. And also to be

provided for systems/equipments expected service life, operational efficiency, etc.

i) Include a copy of the relevant specification sections.

9. EQUIPMENT SCHEDULES AND ASSET REGISTERS

a) The equipment schedules shall clearly identify all the various types of equipment and
devices used, the quantities, locations and identification numbers.

b) Equipment schedules shall identify equipment basic ratings and types.

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Facility Management Department- DLP/Handover Team
 Emmar Properties PSJC
P.O.BOX 9440
Dubai
United Arab Emirates
Tel.971-4-3673333
Fax.971-4-3673000

Equipment Schedule:

01) Area and Premises List:

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Facility Management Department- DLP/Handover Team
 Emmar Properties PSJC
P.O.BOX 9440
Dubai
United Arab Emirates
Tel.971-4-3673333
Fax.971-4-3673000

a) The Asset Register as issued shall be included in this O&M detailing the following
information in the table attached below

Example Contact Register

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Facility Management Department- DLP/Handover Team
 Emmar Properties PSJC
P.O.BOX 9440
Dubai
United Arab Emirates
Tel.971-4-3673333
Fax.971-4-3673000

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Facility Management Department- DLP/Handover Team
 Emmar Properties PSJC
P.O.BOX 9440
Dubai
United Arab Emirates
Tel.971-4-3673333
Fax.971-4-3673000

Example; Asset Register

10. OPERATING INSTRUCTIONS AND PROCEDURES

a) All necessary operating instructions shall be included.

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Facility Management Department- DLP/Handover Team
 Emmar Properties PSJC
P.O.BOX 9440
Dubai
United Arab Emirates
Tel.971-4-3673333
Fax.971-4-3673000

b) All necessary cautionary and warning instructions shall be included with particular emphasis,
in larger bold lettering font if necessary.

c) Where operating instructions are in languages other than English, these shall be translated into
English and included.

d) Operating instructions in languages other than English shall not be included, unless
specifically approved by the Project Manager.

e) Operating instructions shall include all routine operating instructions. The safety measure
prior to start of operation shall be listed and provided.

f) All start-up, shut-down procedures, and the interlocks between plant items/equipment shall be
included.

g) Any emergency operating procedures shall be included as required.

h) Summer, winter and any special operating instructions as appropriate are to be included.

i) All manufacturers operating instructions shall be included.

j) Shall include the faults findings

11. OPERATING MANUALS AND LITERATURE

This shall include manuals for all equipment and systems.

a) For each equipment item and system, state the function, normal operating
characteristics and the limit conditions of operation.

b) Design data, design parameters, and assumptions made during design shall be provided
for each system.

c) Parameter set information shall be provided for relevant systems/equipments.

d) Include all performance curves for both Electrical and Mechanical, with engineering data
sheets such as (motor, instrument, noise & component auxiliary data sheets) and tests as necessary for
the various equipment.

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Facility Management Department- DLP/Handover Team
 Emmar Properties PSJC
P.O.BOX 9440
Dubai
United Arab Emirates
Tel.971-4-3673333
Fax.971-4-3673000

e) Include all manufacturers’ technical literature and vendor catalogue for all items of plant and
equipment provided.

f) Provide diagrammatic drawing, equipment detailed drawing and instrument location drawing
of each system indicating principle items of plant and equipment together with catalogue list
numbers.

g) Include copies of manufacturer’s data sheets for all materials, plant and equipment installed.
This shall include contract specific inspection, test plan and approval certificate.

h) Technical details and ratings of all materials and finishes are to be included.

i) Include all necessary schematic drawings, single line diagrams and interface connections as
required to establish clear understanding of the product and/or system.

j) Provide clear copy of manufacturer’s original illustrations, general arrangement and assembly
drawings where required.

k) Operation, control philosophy and block/logic diagram shall be provided for relevant
systems/equipments.

l) Approved cause and effect matrix shall be provided for all systems and equipments.

m) Data shall be sufficient to enable re-ordering of the product, without further clarifications
being required.

n) All documentation shall be in English.

o) Where documentation is only available in other languages, these shall be translated into
English and included, clearly stating which of the pages are translated and from which language.

p) Manuals for materials and finishes shall include all the building products, applied materials
and finishes.

q) All weather exposed product details shall include chemical composition and details of
installation.

r) Immediate check list for general problem/FAQ, Tools list, breakdown history sheet, shall be
provided.

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Facility Management Department- DLP/Handover Team
 Emmar Properties PSJC
P.O.BOX 9440
Dubai
United Arab Emirates
Tel.971-4-3673333
Fax.971-4-3673000

12. MAINTENANCE PROCEDURES

a) Maintenance procedures shall include general maintenance procedures as well as specific

maintenance instructions as required.

b) For all materials and finishes, the manufacturer’s recommended cleaning agents and methods
shall be included.

c) All maintenance precautions, including detrimental cleaning methods and cleaning agents,
shall be clearly identified.

d) A recommended schedule of inspection, cleaning, maintenance and repairs shall be provided.

As per OEM (Original Equipment manufacture)

e) Trouble-shooting procedures shall be included for all equipment.

f) Clear instructions shall be provided for dismantling, repair and re-assembly of

equipments/systems including the installation procedure.

g) Include all necessary instructions and procedures for Alignment, adjusting, balancing as
necessary.

h) Servicing and lubrication schedule shall be included.

i) Where maintenance is specifically forbidden, this shall be clearly emphasised.

j) Names, address and contact numbers of any special maintenance agencies required, shall be
included.

k) Any special tools or equipment including safety apparel, required for maintenance shall be
clearly indicated.

l) Maintenance procedures shall indicate disposal methods for equipment and/or material which
could be considered toxic wastes and therefore requires being disposed in a special manner.

m) All necessary health warnings related to handling of cleaning agents shall be included as
required and shall be enclosed with MSDS (material safety and data sheet)

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Facility Management Department- DLP/Handover Team
 Emmar Properties PSJC
P.O.BOX 9440
Dubai
United Arab Emirates
Tel.971-4-3673333
Fax.971-4-3673000

n) Copies of the following will be provided with a cleanable and protective surface, to be framed
and hung in each plant room and switch room and any other appropriate location:

1. Schematic drawings of layouts showing identification and duties of equipment, numbers and
locations.

2. Schedules in form of printed sheets showing the number, type, location, application/service
and symbol, and normal operating position of any means of isolation for electrical, mechanical and
instrumentation equipments/systems.

3. Control schematics.

4. Location of all plant and equipment items including planed and elevation of showing physical
disposition.

5. First aid instruction for treatment of persons after electrical shock.

6. All other items required under Statutory or other regulations.

7. Location of all incoming service and isolating facilities.

13. SPARE & REPLACEMENT PARTS (ATTIC STOCK)

a) Include parts identification as per the manufacturer standard for all each device, equipment,
materials and systems for all spares issued.

b) For Each system - Provide a list of recommended spare parts for an expected five years of
usage.

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Facility Management Department- DLP/Handover Team
 Emmar Properties PSJC
P.O.BOX 9440
Dubai
United Arab Emirates
Tel.971-4-3673333
Fax.971-4-3673000

c) Packaging, shipping, prevention handling and storage procedures for each and every spare
part shall be provided for all systems/equipments.

d) Spares shall include recommended lubricants as necessary.

e) Spare parts list shall be accompanied by illustrations as required enabling full understanding.

f) Include list of original manufacturer supplied spare parts with current prices at the time of
handover of the project.

g) Local supplier details shall be provided including contact person, phone, email, fax, etc.

14. DISPOSAL INSTRUCTIONS

Where relevant, information should be provided detailing;

a) Any known dangers likely to arise during the disposal of specific items of plant or
equipment together with the necessary precautions and safety measures

b) Procedure for handling waste specially hazardous waste materials including details of
authorised waste handlers and transporters of waste (shall comply with local regulations and
international standards)

c) Material Safety Data Sheets where Applicable

d) Safe working procedures including safety equipment and personal protective

equipment where applicable.

e) Risk Assessment, where applicable

f) Method of Statement for handling such wastes shall be provided.

g) Sources from which further advice can be obtained.

15. TESTING & COMMISSIONING

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Facility Management Department- DLP/Handover Team
 Emmar Properties PSJC
P.O.BOX 9440
Dubai
United Arab Emirates
Tel.971-4-3673333
Fax.971-4-3673000

a) Each set of commissioning / test sheets to be listed here – as per typical examples shown here
- using tables provided and level 2 headings.

b) Copies of sheets to be included in each sub-section as defined.

c) Example;

d) All testing and commissioning reports, duly certified by the consultant shall be included.
Design Calculations and Test Sheets should be included.

e) The standards to which the testing has been carried out shall be identified for each equipment
and/or system.

f) Thirdly party test reports and factory test reports shall be provided for relevant
systems/equipments.

g) Load discrimination study report shall be provided for Electrical.

h) Factory test reports and site commissioning reports shall be provided for other systems like
power distribution boards, life and safety equipment, fire fighting system, etc.
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Facility Management Department- DLP/Handover Team
 Emmar Properties PSJC
P.O.BOX 9440
Dubai
United Arab Emirates
Tel.971-4-3673333
Fax.971-4-3673000

i) Copy of the (numerous) test sheets to be appended

16. MODIFICATIONS

a) Modifications are authorised changes which may affect the safety, reliability, operation or
maintenance of a system or any of its components.

b) Information on permitted plant or system modifications allowed for by manufacturers or

system designers should be included for each system.

c) Space must be provided in the manual for recording all modifications and changes as they
occur (this would initially comprise a series of appropriately headed blank pages).

d) Furthermore it is essential that a procedure is devised and incorporated to ensure all

modifications are noted in every copy of the manual, wherever it is located.

17. AS BUILT DRAW INGS

a) A full as built drawing register and to append the required drawings

b) For all MEP services provide certified “As- Built” drawings.

c) All necessary wiring and control drawings to be included.

d) Include for all distribution board schedules.

e) Provide “As-installed” wiring diagrams by panel manufacturers.

f) Layout drawings indicating locations and areas of various equipment, devices and
materials used, as required to establish a clear understanding for the client.

g) These must include but are not limited to:

1. Location, including level if buried, of Utility Service connections, including those

provided by the appropriate Authority, indicating points of origin and termination, size and
material of service, pressure and/or other relevant information.
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Facility Management Department- DLP/Handover Team
 Emmar Properties PSJC
P.O.BOX 9440
Dubai
United Arab Emirates
Tel.971-4-3673333
Fax.971-4-3673000

2. Disposition of depth of all underground systems.

3. Schematic drawings of each systems indicating principal items of plant, equipment,

zoning, means of isolation etc. sufficient detail to make it possible to comprehend the
system operation and the interconnections between various systems.

4. Details of the principles of application of automatic controls and instrumentation.

5. Diagrammatic dimensioned plans and sections of each system or service showing

sized and locations of all ancillaries, plant, equipment controls, test points and means of
isolation etc. including any items forming an integral part of the work shafts, chimneys etc.)

6. All terminals/cables etc. will be identified by size/type and duty/rating as recorded

from the approved commissioning results.

7. Detailed drawings/diagrams/schedules for all systems, including controls, showing

origin, route, size, type, length and identification of each circuit. Routes will indicate if
service is surface mounted, concealed in wall chase, if floor screed cast in-situ, above false
ceiling etc.

8. Details of co-ordination, notification of fire alarm, security, control and instrumentation

and similar systems provided as part of the Works.

9. Details of show interconnections between the works and equipment or systems

provided by others to which wiring and connections are carried out as part of the Works.

10. Location and identity for each room or space housing plant, machinery or apparatus.

11. Dimensioned plans and sections at a scale of 1:20 of plant rooms, service subways,
trenches, ducts and other congested areas where in the opinion of the Construction
Manager smaller scale drawings cannot provide an adequate record. Indicate the location,
identity, size and details of each piece of apparatus.

12. Manufacturer’s drawings of equipment indicating:

􀀁 General arrangement and assembly of component parts, which may require services

􀀁 Internal diagrams together with sufficient physical arrangement details to locate

and identify component parts.

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 Emmar Properties PSJC
P.O.BOX 9440
Dubai
United Arab Emirates
Tel.971-4-3673333
Fax.971-4-3673000

􀀁 Schedules as require locating, reference and providing details of ratings and duty

of all items incorporated into the Works together with all fixed and variable equipment
settings established during commissioning.

18. MANUFACTURER AND SUPPLIER LITERATURE

a) Summarized list of manufacturers and suppliers used for all the products used.

b) The names, address and telephone numbers and fax numbers of the contractors who have
carried out the works, including all sub-contractors and any specialist testing or installation agencies,
shall also be included, if not detailed in Section 9

c) Each element of manufacturers’ information to be listed here – as per typical examples shown
here - using tables provided and level 2 headings. The manufacturers are to be listed in alphabetical
order.

d) NOTE: ONLY LITERATURE RELEVANT TO INSTALLATION IS TO BE INCLUDED.

COMPLETE CATALOGUES ETC. ARE NOT REQUIRED.

e) Original copies to be included in each sub-section as defined.

Example:-

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Facility Management Department- DLP/Handover Team
 Emmar Properties PSJC
P.O.BOX 9440
Dubai
United Arab Emirates
Tel.971-4-3673333
Fax.971-4-3673000

19. PRODUCT GUARANTEES AND W ARRANTIES

a) Copies of all guarantees, warrantees and maintenance agreements shall be included.

b) All start and end dates to be included.

c) Schedule of warranties, Guaranties, and extended warranties, shall be provided with expiry
date

20. CROSS REFERENCING INDEX

Section 20 of The Manual is the Cross Referencing Index. This shall be a

comprehensive alpha/numeric list of specific information and shall provide easy reference to
the relevant book, section and page number. This will enable the reader to detect with ease,
the page/s which accommodates required facts and data.

An index should be provided of all record drawings supplied during the course of the
installation work, identified by a number and title. The index should also include a
schedule of all drawings supplied by manufacturers and suppliers during the course of
the installation work, eg control panel wiring diagrams (for larger projects the index may
be computer-based.)

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Facility Management Department- DLP/Handover Team
 Emmar Properties PSJC
P.O.BOX 9440
Dubai
United Arab Emirates
Tel.971-4-3673333
Fax.971-4-3673000

APPENDIX –A
PRESENTATION

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Facility Management Department- DLP/Handover Team