1、 ASIA PACIFIC DIVISION PRE-OPENING ENGINEERING MANUAL MARCH 2003 InterContinental Hotels Group?Copyright 2003 by InterContinental Hotels Group Asia Pacific All rights reserved Page 2 TABLE OF CONTENTS Part One: Administration 1. SETTING UP AN ENGINEERING OPERATION.6 1.1 HOTEL ENGINEER JOB DESCRIPTIO
2、N (GENERAL FORMAT).7 1.2 STAFFING.9 1.3 STAFFING GUIDELINE.10 2. PRE-OPENING ACTIVITIES .11 2.1 ACTIVITIES SCHEDULE.11 2.2 PRE-OPENING ENGINEERING CHECKLIST.12 3. STAFF TRAINING: .18 3.1 FIRE SAFETY.18 3.2 WORK SAFETY.19 3.3 JOB SKILL TRAINING.20 Part Two: Property Takeover Procedures 4. FACILITY TA
3、KEOVER PROCEDURE.22 4.1 ACTIVITY SCHEDULE.22 4.2 INSPECTION PROCEDURE.23 5. ENGINEERING SYSTEMS TAKEOVER.24 5.1 MECHANICAL.26 5.1.1 HVAC Systems.26 5.1.2 Miscellaneous Systems & Equipment.47 5.2 ELECTRICAL.52 5.2.1. General Electric Service.52 5.2.2. Emergency Diesel Generator.60 5.2.3. Electrical S
4、ervices.61 5.3 PLUMBING.62 5.4 FIRE PROTECTION.72 5.4.1. Fire Pumps.72 5.4.2. Automatic Sprinkler Systems.76 5.4.3. Water Spray System .78 5.4.4. Standpipe and Hose System.79 5.4.5. Fixed Dry Chemical Extinguishing Systems .80 5.4.6. Fire Alarm System.81 5.4.7. Smoke Detectors.81 5.4.8. Heat Detecto
5、rs .82 5.4.9. Manual Stations, Break Glass Units, Bells and Horns.82 5.4.10. Voice Alarm system.83 5.4.11. Fire Doors.83 5.4.12. Fire Dampers.84 Copyright 2003 by InterContinental Hotels Group Asia Pacific All rights reserved Page 3 Part Three: Operations & Engineering Procedures 6. ADMINISTRATION .
6、86 6.1. BUDGET CONTROL.87 6.2. INVENTORY/LOSS CONTROL.90 6.3. POM PROJECT REQUESTS.92 6.4. UTILITY CONSUMPTION MONITORING.94 6.5. ENERGY CONSUMPTION RECORDS.98 6.6. PROPERTY AND ENERGY REPORT.100 6.7. EXHIBIT SERVICES.101 6.8. WORK ORDER CONTRACT SUMMARY.103 7. PROGRAMS .105 7.1 GUESTROOM PERPETUAL
7、MAINTENANCE MANAGEMENT PROGRAM (PMM).106 7.3 PREVENTIVE MAINTENANCE.124 7.4 FIRE PROTECTION MAINTENANCE MANAGEMENT (FPMM).126 7.5 WORK REQUEST.129 7.6 SAFETY TAG/LOCKOUT.135 7.7 WHILE YOU WERE OUT.137 7.8 ANNUAL ENGINEERING SELF AUDIT.138 8. SYSTEMS .140 8.1 WATER TREATMENT.141 8.2 POOL AND SPA TREA
8、TMENT.146 8.3 WATER FOUNTAIN TREATMENT.150 8.4 ENERGY MANAGEMENT.151 8.5 KEY CONTROL.157 8.6 PROPERTY DAMAGE.158 9. GENERAL.160 9.1 TOOLS AND EQUIPMENT.161 9.2 BUILDING DOCUMENTS.162 9.3 SERVICE CONTRACTS.164 9.4 TRAINING.167 9.5 DEPARTMENT RULES.169 APPENDICES .173 Copyright 2003 by InterContinenta
9、l Hotels Group Asia Pacific All rights reserved Page 4 PREFACE This Pre-opening Engineering Manual was developed by the Asia Pacific Division of InterContinental Hotels Group to assist Engineers of new InterContinental Hotels Group properties in setting up their Engineering operation. By stipulating
10、 policies and procedures to be adopted in the take over process of the hotel facilities, we wish to improve planning and execution of the process and insure that all necessary steps are taken to achieve a consistent standard The procedures described in this Manual may be used as a framework for refe
11、rence, and are not meant to substitute proven methodology and good Engineering judgment. In respect of taking over of engineering services, the Hotel engineers should be conversant with any relevant inspection, testing and commissioning procedures and use their best judgment when applying these proc
12、edures in the take-over process. Our ultimate objective remains to assume satisfactory and economic operation at a later date. It should be mentioned that very often local authorities require certain equipment or systems be inspected and tested by their appointed persons and/or certificates issued b
13、efore it can be operated. The Engineers should confirm with these authorities and obtain any necessary approval before operating the equipment or systems. Supplementary information is given in the form of tables, schedules and forms, which the Engineer may find useful. However, customization may be
14、required to meet the need of individual operations. Understandably, it is not feasible to include all related information in this manual without expanding it to a huge volume. Since our intention is to keep the manual concise and effective, attempts have been made to simplify and condense most of th
15、e information. Hopefully, the reader will find the manual easy to read and informative. Suggestions for amendments or improvements can be forwarded to the Director, Engineering at the Divisional Office. Your comments are essential to make this manual a beneficial tool for our engineers and up to dat
16、e with current technology. Copyright 2003 by InterContinental Hotels Group Asia Pacific All rights reserved Page 5 PART ONE: ADMINISTRATION Copyright 2003 by InterContinental Hotels Group Asia Pacific All rights reserved Page 6 1. SETTING UP AN ENGINEERING OPERATION Normally the Hotel Engineer will
17、arrive at the project site about four months ahead of the scheduled opening. The CE will of course arrange to be introduced to the General Manager and other department heads and staff already on site. The CE must also immediately arrange for introductions to the Project Manager, if on site, and the
18、Contractors senior project supervisor(s). Immediately following preliminary orientation to the hotel, the CE must make time to become acquainted with the surrounding city, trading companies, equipment agencies, potential equipment agencies, and potential equipment repair locations. As rapidly as pos
19、sible the CE must become familiar with the architectural and engineering drawings for the project. Daily inspection visits to portions of the hotel are mandatory. The CE should set up a temporary on-site office at the earliest opportunity. This must be coordinated with the GM, Project Director and C
20、ontractor. The CE will attend all job meetings between the Contractor and the Project Director, unless otherwise advised. Periodic progress reports will be made in writing to the GM, with copies to the Technical Services Director on construction progress. During the absence of the Technical Services
21、 Director, the CE effectively becomes the only technical representative on site. It is therefore important to agree with the Technical Services Director on responsibilities and reporting relationships. The CE also has responsibilities to assist purchasing and FF&E installation personnel in solving p
22、roblems, which may arise from time to time with the Contractor. The primary responsibilities of Hotel Engineer in an operating hotel can be summarized as follows: ? To operate the hotel plant & machinery and provide utilities as required to support the hotel operation; ? To maintain the property and
23、 its equipment in good operating condition such that the operation is reliable, efficient and viable. However, when the hotel is still under construction, the Engineer has a different set of tasks, which takes priority over these responsibilities. A. Technical Responsibilities On the technical side,
24、 the engineer is responsible for ensuring that the building and its fixtures, the machinery and equipment and other ancillary services of property are properly installed and will function satisfactorily. This task requires that the Engineer should be conversant with the design and the agreed quality
25、 standard. Any non-compliance to the design requirements can then be reported to the respective consultant and contractor for immediate rectification. It is also necessary for him to have a thorough understanding of functional requirements of the different system components so that any design defici
26、ency can be detected at an early stage and reported to the relevant parties. This task requires a high technical competency on part of the Engineer and personal experience can be extremely valuable. Copyright 2003 by InterContinental Hotels Group Asia Pacific All rights reserved Page 7 B. Managerial
27、 Responsibilities Apart from undertaking the technical responsibilities, the Engineer should also perform his duty as a department head in the planning and organizing of his own department. As most of the operational duties will be performed by engineering staff in the department, success of the ope
28、ration is often reflected by successful recruitment, training and planning. It must be emphasized that dedication to training not only elevates the technical competency of engineering staff. Training also helps new staff to “fit in” their jobs smoothly and motivates them to do a better job. The trai
29、ning programs that should be conducted are discussed in Section 3. 1.1 Hotel Engineer Job Description (General format) Summary of Position The position of Hotel Engineer will report to the General Manager and will be graded one level down from the Executive Committee. It is a senior technical appoin
30、tment and is a key operational management role with the opportunity to make a direct impact on the profitability of the hotel. Scope The position of Hotel Engineer is responsible for the efficient operation of the hotel property and all its equipment, ancillary maintenance and repair services and pr
31、otection of the Owners asset. Structural aspects of the hotel as well as the maintenance of grounds and external facilities all fall within the span of responsibility. Specific Accountabilities 1. Provide advice to senior management on all aspects of engineering support, environmental controls and t
32、he operational efficiency of the property. 2. Ensure the effective financial management of the engineering department by setting maintenance budgets, capital works programs and engineering plans and ensuring that performance against these are regularly monitored and reviewed. Responsible for the gen
33、eral cost control aspects of maintenance, the preparation of departmental cost budgets and their implementation and submission to management. 3. Control of Capital Project Planning, in liaison with management, to ensure capital funding is effectively allocated and budgeted in accordance with company
34、 directives and philosophy. 4. Plan, implement and administer an energy management program by establishing energy reduction objectives, the maintenance of records and regular reporting of performance against these objectives. 5. Ensure the staff awareness of energy management within the property by
35、conducting regular education and training programs on energy conservation and matters related to efficient operation of equipment in a cost-effective fashion. 6. Contribute to the hotels profitability by ensuring the effective management of the buildings environmental controls and energy conservatio
36、n systems. Evaluate, control and record energy usage and implement and upgrade energy conservation systems. Copyright 2003 by InterContinental Hotels Group Asia Pacific All rights reserved Page 8 7. Contribute to guest satisfaction standards by ensuring that technical support services quickly addres
37、s, and where possible, anticipate, individual needs. Ensure the safety and comfort of guests, and that any requests for service are handled in a courteous and efficient fashion. 8. Ensure adherence to all statutory regulations and fire codes by regularly reviewing policies and safety procedures. Ens
38、ure that any tests and inspections required on plant by statutory authorities are carried out as and when required and that all records and documentation associated with such tests and surveys are correctly kept and/or displayed. Ensure that the hotel fulfills all compliance requirements. 9. Ensure
39、a technically competent engineering staff by selecting, training and developing a motivated, well-qualified maintenance team. Carry out regular work sampling studies within the department and evaluate the performance and productivity of personnel. 10. Maintain the condition of the physical assets of
40、 the hotel by carrying out any upgrading and project work in liaison with architects, interior designers and management. 11. Ensure the effective operation of all the mechanical and electrical systems and equipment by implementing and managing a preventative maintenance program. Closely monitor the
41、condition of the physical property and equipment by conducting continual inspections of the building. Ensure that preventative maintenance schedules are in operation and regularly upgraded. 12. Contribute to a high standard of quality control within the hotel by actively participating in the hotels
42、Quality Assurance Program. 13. Closely supervise outside contractors to ensure the cost effectiveness and the technical efficiency of all services performed. Ensure all work is carried out in accordance with contracts, leases, service agreements and warranties. 14. Ensure the quality of all work com
43、pleted by both employees and external contracted staff adheres to the standards of good engineering practice. 15. Contribute to the effectiveness of management decision-making by representing the engineering department at all executive and staff meetings and by ensuring regular liaison with heads of
44、 other departments. Other Hours of work are to be defined by individual Hotels. General Industry Standards has the Hotel Engineer as a salaried position with hours of work defined as “as required to fulfill the responsibilities of the position as defined within the job description and as required by
45、 senior management. The nature of the position will require that the Hotel Engineer to be on 24 hour callout in case of emergencies.” Copyright 2003 by InterContinental Hotels Group Asia Pacific All rights reserved Page 9 1.2 Staffing With assistance from the personnel department, the engineer is re
46、sponsible for recruiting and placing sufficient qualified staff to ensure proper functioning of the department. Before arriving at the appropriate headcount for the engineering department, the following factors should be examined: 1. Statutory requirement regarding operation and maintenance of certa
47、in equipment, e.g. boiler, high voltage switchgear, elevators, etc. 2. Availability of qualified contractors for services, e.g. fire alarm system, audio/video equipment. 3. Proficiency of local labour, e.g. trade certificates 4. Interruption to business in event of system/equipment failure 5. Guest
48、service standard desired 6. Cost comparison between in-house labour and contracted labour 7. Additional responsibilities likely to impose on engineering The CEs Assistant is an extremely important position in the pre-opening, as a responsible supervisor will permit the CE to focus his time and energ
49、ies into planning and organization. It is very important to hire/transfer the ACE promptly. Prior to acceptance of the major systems, Plant Operation is the responsibility of the Contractor. System set-up, testing and initial maintenance offer a unique opportunity for orientation and in-depth unders
50、tanding of the equipment for the engineering staff. A coordinated program should be worked out and agreed at a very early stage with the Project Manager and Contractor, to involve appropriate hotel staff for hands on plant and equipment training. This should occur at the most opportune time and in a
