O&M Manuals

Operation and Maintenance Manuals (O&M Manuals) form part of the usual handover documentation and usually include operation and maintenance instructions along with Manufacturers literature, As Built Drawings and Signed Test and Commissioning sheets.

The job spec will usually have details of the expected content and layout of the O&M Manuals but in the event that it doesn't, a rough guide to the content would be something like:

Volume 1 – Introduction and User Guide

1. Introduction
2. Residual Risk
3. Scope of Works
4. Contract Directory
5. Handover Checklist
6. Modifications
7. Document Register
8. Architectural As-Built Drawings
9. Statutory Approvals
10. Asbestos Report

Volume 2 – Architectural. For each works package the following information is supplied:

1. Contractor Details
2. Scope of Works
3. Suppliers’ Directory
4. Manufacturers’ Directory
5. Manufacturers’ Information
6. Operation and Maintenance Procedures
7. Recommended Spares
8. Guarantees / Warranties
9. Testing and Commissioning Certificates
10. Drawings
11. Residual Risk
12. Safety Information Relating to any Maintenance / Operation and Tools left on Site
13. Manufacturers’ Literature

Volume 3 – Mechanical

1. Introduction
2. Subcontractors’ Residual Risk
3. Scope of Works / Description of Systems
4. Spares and Spares Policy
5. Operating Procedures
6. Maintenance Procedures and Fault Finding
7. Disposal Information
8. Modifications
9. Testing & Commissioning Details
10. Record Drawings
11. Manufacturers Directory/ Equipment and Literature

Volume 4 – Electrical

1. Introduction
2. Subcontractors’ Residual Risk
3. Scope of Works / Description of Systems
4. Spares and Spares Policy
5. Operating Procedures
6. Maintenance Procedures and Fault Finding
7. Disposal Information
8. Modifications
9. Testing & Commissioning Details
10. Record Drawings
11. Manufacturers Directory/ Equipment and Literature

These sections can easily be combined into one document if space permits.

The size and complexity of the O&Ms vary depending upon the size and type of job and the client requirements. If you add BIM, Health and Safety Files, BREEAM BUGs, Non Technical Building Occupier guides, Homeowner Packs and other variations and additions then it all starts to get a bit confusing.

[edit] Related articles on Designing Buildings

• Asset management.
• BIM and facilities management.
• BS 8210:2020 facilities maintenance management code of practice.
• BS EN 15221.
• BSRIA updates Handover and O&M manuals.
• Building information modelling.
• Building manager.
• Computer aided facilities management.
• Computerised managed maintenance system CMMS.
• Design, build, finance, maintain DBFM.
• Facilities management audit FMA.
• Facility condition assessment FCA.
• Facility condition index FCI.
• Facility Management Technology
• Facility procurement standards.
• FM Navigate.
• Hard facilities management.
• ISO 41001:2018.
• Institute of Workplace and Facilities Management IWFM.
• Maintenance.
• Maintenance contracts - a guide to best practice for procurement.
• Maintenance Repair Operations MRO.
• NEC4 Facilities Management Contract.
• Operation, maintenance and training (OMT).
• Operational costs.
• Performance gap.
• Service level specification.
• Soft facilities management.
• Sustainability in facility management.