Reference 6. Documentation and training – Above Green

6.1.1 Intent:
The Systems Manual documents information focusing on the operation of the building systems. This document provides information needed to understand, operate, and maintain the equipment and systems and informs those not involved in the design and construction of the building systems. This document is in addition to the record construction drawings, documents, and the Operation & Maintenance (O&M) manuals supplied by the contractor. The Systems Manual is assembled during the construction phase and available during the contractors' training of the facility staff.
6.1.2 Compliance Method: Compliance is demonstrated by providing the Systems Manual. The information in the Systems Manual includes the following:

Site information, including facility description, history and current requirements
1. Site information
  1. Location of property - address
  2. Site acreage
  3. Local utility information
    —Water service provider
    —Natural/LPG gas service provider
    —Electrical service provider
    —Telecommunications service provider
    —Other service providers
2. Facility description
  1. Use/function
  2. Square footage
  3. Occupancy type
  4. Construction type
  5. Basis of Design
  6. Location of major systems and equipment
3. Project history
  1. Project requirements
    —Owner's Project Requirements (OPR)
    —Basis of Design (BOD)
  2. Project undocumented events
  3. Record drawings and documents
  4. Final control drawings and schematics
  5. Final control sequences
  6. Construction documents - location or delivery information
    —Mechanical and electrical drawings
    —Specifications
    —Submittals
    —Project change orders and information
4. Current requirements
  1. Building operating schedules
  2. Space temperature, humidity, and pressure, CO₂ setpoints
  3. Summer and winter setback schedules
  4. Chilled and hot water temperatures
  5. As-built control setpoints and parameters
Site contact information
1. Owner information
2. Emergency contacts
3. Design team: architect, mechanical engineer, electrical engineer, etc.
4. Prime contractor contact information
5. Subcontractor information
6. Equipment supplier contact information
Basic operation and maintenance, including general site operating procedures, basic trouble shooting, recommended maintenance requirements site events log
1. Basic operation
  1. Written narratives of basic equipment operation
  2. Interfaces, interlocks and interaction with other equipment and systems
  3. Initial maintenance provided by contactor
2. General site operating procedures
  1. Instructions for changes in major system operating schedules
  2. Instructions for changes in major system holiday and weekend schedules
3. Basic troubleshooting
  1. Cite any recommended troubleshooting procedures specific to the major systems and equipment installed in the building.
  2. Manual operation procedures
  3. Standby/backup operation procedures
  4. Bypass operation procedures
  5. Major system power fail resets and restarts
  6. Trend log listing
4. Recommended maintenance events log
5. Operation & Maintenance manuals - location or delivery information
Major systems
1. Renewable energy systems
  1. Photovoltaic panels and inverters
  2. Wind-powered electrical generators and inverters
2. Landscape irrigation systems
  1. Water distribution diagrams
  2. Control system
3. Water reuse systems
  1. Reclaimed water system for indoor use
  2. Reclaimed water for irrigation use
Site equipment inventory and maintenance notes
1. Spare parts inventory
2. Frequently required parts and supplies
3. Special equipment required to operate or maintain systems
4. Special tools required to operate or maintain systems
A copy of all special inspection verifications required by the enforcing agency of this code
Other resources and documentation

6.1.3 Enforcement:
At their discretion, the inspector confirms demonstrated compliance during on-site enforcement by:

Receipt of a copy of the Systems Manual, or
Receipt of a form signed by the owner or owner's representative attesting that the systems manual has been completed.

Reference: 6.2 Documentation and training
CALGreen Section 5.410.2.5, Documentation and training.
Section 5.410.2.5.2, Systems operations training.

6.2.1 Intent:
The systems operation training verifies that a training program is developed to provide training to the appropriate maintenance staff for each equipment type and/or system and that this training program is documented in the commissioning report. The systems operations training program is specified in the project specifications for the major systems listed. The systems manual, Operation and Maintenance (O&M) documentation, and record drawings are prepared and available to the maintenance staff prior to implementation of any training or the development of a written training program. The training program is to be administered when the appropriate maintenance staff is made available to receive training.
A6.1.6.2.2 Compliance Method:
The written training program includes: (a) learning goals and objectives for each session, (b) training agenda, topics, and length of instruction for each session, (c) instructor information and qualifications, (d) location of training sessions (on-site, off-site, manufacturer's or vendor's facility), (e) attendance forms, (f) training materials, and (g) description on how the training will be archived for future use.

Systems/equipment overview
1. Review OPR and BOD related to the major systems and equipment
2. Describe system type and configuration
3. Explain operation of all major systems and equipment and how it interfaces with other systems and equipment
4. Describe operation of critical devices, controls, and accessories
5. Review location of the major systems and equipment
6. Describe operation of control system for each system, location of critical control elements, and procedures to properly operate control system
7. Review recommendations for implementation to reduce energy and water use
Review and demonstration of servicing/preventive maintenance
1. Explain location or delivery contact of the Operation & Maintenance manuals
2. Review of all manufacturer's recommended maintenance activities to maintain warranty
3. Review and demonstrate frequent maintenance activities and suggested schedule
4. Review and demonstrate typical servicing procedures and techniques (electrical current, pressure, and flow readings, etc; calibration procedures, point trending, power fail restart procedures, etc.)
5. Locate, observe, and identify major equipment, systems, accessories, and controls
6. Review emergency shut-offs and procedures
Review the information in the systems manual
1. Describe use of systems manual
2. Review elements of systems manual
3. Explain how to update and add revisions to systems manual
Review record drawings on the systems/equipment
1. Explain location or delivery contact of the record drawings
2. Review record drawings, revisions, and changes to original design drawings.
3. Review equipment schedules and compare with actual installed systems

6.2.3 Enforcement:
At their discretion, the inspector confirms demonstrated compliance during on-site enforcement by:

In the event appropriate maintenance staff is made available to receive training for each equipment type and/or system installed in the building.
1. Receipt of a copy of the written training program and completed attendance forms, or
2. Receipt of a form signed by the owner or owner's representative attesting that the training program and delivery of training has been completed.
In the event appropriate maintenance staff are unavailable to receive training for each equipment type and/or system installed in the building.
1. Receipt of a copy of the training program provided to the owner or owner's representative, or
2. Receipt of a form signed by the owner or owner's representative attesting that the written training program has been provided.